HomeMy WebLinkAbout3.0_2510 West Coast Highway Mixed Use Project_PA2019-249
CITY OF NEWPORT BEACH
PLANNING COMMISION STAFF REPORT
February 18, 2021
Agenda Item No. 3
SUBJECT: 2510 West Coast Highway Mixed Use Project (PA2019-249)
▪ Coastal Development Permit No. CD2019-062
▪ Conditional Use Permit No. UP2019-054
▪ Site Development Review No. SD2019-003
▪ Tentative Parcel Map No. NP2020-013
SITE LOCATION: 2510 and 2530 West Coast Highway
APPLICANT: 2510 W. Coast Hwy LLC & 2510 W. Coast Hwy Eat LLC
OWNER: 2510 W. Coast Hwy LLC & 2510 W. Coast Hwy Eat LLC
PLANNER: Matt Schneider, Principal Planner
949-644-3219, mschneider@newportbeachca.gov
PROJECT SUMMARY
The project would redevelop an existing marine sales facility with a mixed-use
development consisting of 35 residential dwelling units, including three affordable units
and an 11,266-square-foot boutique auto showroom. The following applications are
requested or required in order to implement the project as proposed:
• A Coastal Development Permit pursuant to Newport Beach Municipal Code
(NBMC) Section 21.52.015 authorizing the construction of the mixed-use project
within the Coastal Zone;
• A Site Development Review required by NBMC Section 20.52.080 authorizing the
construction of the mixed-use building;
• A Conditional Use Permit pursuant to NBMC Section 20.22.020 authorizing the
establishment of an auto show room use and reduction in off street parking;
• A Tentative Parcel Map required by NBMC Title 19 (Subdivisions) to consolidate
the five existing parcels into a single parcel; and
• A density bonus with two incentives/concessions pursuant to Chapter 20.32
(Density Bonus) of the City’s Municipal Code and Government Code Section
65915 (California Density Bonus Law).
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15332 under Class 32 (In-fill Development Projects) of the CEQA
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Guidelines, because it has no potential to have a significant effect on the
environment; and
3)Adopt Resolution No. PC2021-001 approving Coastal Development Permit No.
CD2019-062, Conditional Use Permit No. UP2019-054, Site Development Review
No. SD2019-003, and Tentative Parcel Map No. NP2020-013 (Attachment No. PC
1).
Project Description
The proposed project will replace an existing marine sales facility with a mixed-use
development consisting of 35 residential dwelling units, and an 11,266-square-foot
boutique auto showroom. The residential component will consist of 10 studio units, 16
one-bedroom units and nine two-bedroom units. Three of the units will be provided as
workforce housing and made affordable to very low-income households. The commercial
component of the project will consist of an 8,741-square-foot auto showroom, with a
1,484-square-foot mezzanine and a 750-square-foot office space.
DISCUSSION
This project was originally scheduled for the January 21, 2021, Planning Commission
meeting. However, in response to requests from residents for additional time to review
the project more thoroughly and to hold a community outreach meeting, the applicant
requested a continuance. In the interim, the applicant conducted a community meeting
via Zoom on February 2, 2021, to review the project and answer questions from the public.
Approximately 70 community members attended the meeting and a recording of the
meeting was posted to the City’s website so the public could have an opportunity to review
it.
The applicant has provided updated project plans (Attachment No. PC 4) to address some
of the concerns that were raised prior to the last hearing. The primary design changes
entail a reduction in overall building height from 35 feet, 2 inches to 35 feet. Additionally,
a “green” wall has also been incorporated into the façade of the residential entrance on
Avon Street and a grass and paver style driveway replaces the previously paved driveway
entrance from Avon Street.
The updated plans also include additional view simulations from Cliff Drive Park as well
as view simulations that outline the height and bulk of the project without including a
simulation of the structure to better illustrate what view lies beyond the structure that
would be affected. The new view simulation shows no impact on views from Cliff Drive
Park. There has been considerable concern regarding public views. Applicable public
view protection policies are subjective, and they do not provide any objective standard as
to when development may be contrary to the policy. The question rests in the degree to
which the view is altered or blocked. The view simulation from John Wayne Park does
show a very small portion of water view being blocked when one looks to the harbor
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through existing development. The full panoramic view of the harbor, Lido Isle, Balboa
Peninsula and the Pacific Ocean as shown in the simulations beyond remains intact. Staff
believes the minimal impact does not warrant a finding that the project is inconsistent with
view protection policies of the General Plan or the Local Coastal Program.
During the public discourse, concerns about increased traffic along Coast Highway and
Tustin Avenue were voiced. The City Traffic Engineer believes project traffic will be safely
accommodated from Coast Highway, Avon Street and Tustin Avenue. The project is
expected to increase trips by less than 300 trips per day on average. As a result, no traffic
study is required pursuant to the Traffic Phasing Ordinance. The Traffic Engineer
anticipates that about 70 percent of the traffic will access the site from Coast Highway
and that any increase in traffic along Tustin Avenue would be easily accommodated due
to the low volume of trips.
Staff has incorporated additional Conditions of Approval (COA) into the draft resolution
since the previous hearing. COA No. 18 prohibits the test driving of vehicles from the
boutique auto showroom on residential streets in the City. COA No. 19 limits the delivery
of vehicles and trash service pick-up utilizing the West Coast Highway Driveway. COA
Nos. 27 and 28 ensure the affordable housing component of the project is memorialized
and reflected in the resolution and that an affordable housing agreement is executed prior
to the issuance of building permits for the project.
Staff has worked with the City Attorney’s Office to provide the following responses to the
correspondence (Attachment No. PC 3) from the Applicant’s attorney sent on February
1, 2021, explaining the limitations on the Planning Commission’s discretion under the
Housing Accountability Act since the Project does not require a general plan or zoning
code amendment. The Housing Accountability Act requires local governments to process
“housing development projects” in conformance with specific procedures and requires
specific findings to deny or reduce the density of a project. However, the City is not
relieved of its obligation to comply with the Coastal Act. Specifically, Section 65589.5(e)
of the California Government Code states, “[n]othing in this section shall be constructed
to relieve the local agency from complying with … the California Coastal Act of 1976…”
Since the Project is within the Coastal Zone, it is appropriate for the Planning Commission
to ensure the Project harmonizes with both the Housing Accountability Act and the City’s
Local Coastal Program. Following the January 23, 2021 continuance, the Applicant
revised the Project by further reducing the total height and provided photo simulations
from various public vantage points at parks to demonstrate the project will have a limited
impact on public views that complies with NBMC Section 21.30A.040(B)(4). If, based
upon the evidence at the hearing, the Planning Commission determines the Project does
not comply with NBMC Section 21.30A.040, staff recommends the Planning Commission
condition the Project with specific design changes so as to comply with the Coastal Act
that does not reduce the Project’s density.
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Alternatives and Housing Accountability Act Compliance
The Planning Commission has the following alternatives:
1.As indicated above, the Planning Commission may require or suggest specific
design changes that are necessary to comply with the California Coastal Act that
do not reduce the density of the project. If the requested changes are substantial,
staff will return with a revised resolution incorporating new findings and/or
conditions; or
2.Alternatively, if the Planning Commission chooses to deny or reduce the density
of the project, findings must be made consistent with the Housing Accountability
Act (Government Code Section 65589.5), which restricts the City’s ability to deny,
reduce density of, or make infeasible housing developments for projects that are
consistent with objective general plan and zoning standards. The law also places
the burden of proof on the City to justify denial or reduction in density. Therefore,
if after consideration of all written and oral evidence presented, the Planning
Commission desires to either disapprove or impose a condition that the project be
developed at a lower density or with any other conditions that would adversely
impact feasibility of the proposed project, the Planning Commission must articulate
the factual basis for making the following findings and direct staff to return with a
revised resolution incorporating the articulated findings and factual basis for the
decision:
(A) The housing development project would have a specific, adverse impact upon
public health or safety unless the project is denied or approved upon the condition
that the project be developed at a lower density. As used in this paragraph, a
“specific, adverse impact” means a significant, quantifiable, direct, and
unavoidable impact, based on objective, identified written public health or safety
standards, policies, or conditions as they existed on the date the application was
deemed complete.
(B) There is no feasible method to satisfactorily mitigate or avoid the adverse
impact identified, other than the disapproval of the housing development project or
the approval of the project upon the condition that it be developed at a lower
density.
As indicated at the January 21, 2021, Planning Commission meeting, Section 65905.5 of
the California Government Code limits the total number of public meetings for a project
that meets the definition of a “housing development project.” This includes each
continued hearing, appeal, workshop or any meeting conducted by the City.
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Environmental Review
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15332 under Class 32 (In-fill Development Projects) of the CEQA Guidelines,
California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a
significant effect on the environment.
CEQA Class 32 consists of projects characterized as in-fill development meeting the
conditions described above. The proposed project consists of 35 multi-family residential
units and a boutique auto showroom with office. It is consistent with the City’s General Plan
land use and zoning designations. There is no reasonable probability that the proposed
project will have a significant effect on the environment due to unusual circumstances, nor
will the project result in any short-term or long-term environmental impacts that were not
previously considered in the Newport Beach General Plan and General Plan EIR. As
described in the draft resolution (Attachment No. PC 1), implementation of the proposed
project will not result in any adverse effects on sensitive biological resources, traffic, air
quality, noise or water quality. Therefore, the proposed project meets all of the conditions
described above for in-fill development and qualifies for a Class 32 exemption.
Public Notice
Notice of the January 21, 2021 hearing was published in the Daily Pilot, mailed to all
owners of property within 300 feet of the boundaries of the site (excluding intervening
rights-of-way and waterways) including the applicant and posted on the subject property
at least 10 days before the scheduled meeting, consistent with the provisions of the
Municipal Code. At the request of the applicant at the January 21 hearing, the
Commission continued the project until February 18, 2021. Additionally, the item
appeared on the agenda for this meeting, which was posted at City Hall and on the City
website.
Prepared by: Submitted by:
ATTACHMENTS
PC 1 Draft Resolution PC2021-001 with Findings and Conditions
PC 2 January 21, 2021 Planning Commission Staff Report
PC 3 February 2, 2021 Correspondence from Sean Matsler
PC 4 Project Plans
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Attachment No. PC 1
Draft resolution PC2021-001 with findings and conditions of
approval
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RESOLUTION NO. PC2021-001 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF NEWPORT BEACH, CALIFORNIA APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2019-062, SITE DEVELOPMENT PERMIT NO. SD2019-003, CONDITIONAL USE PERMIT NO. UP2019-054, TENTATIVE PARCEL MAP NO. NP2020-013 FOR A MIXED-USE PROJECT LOCATED AT 2510 AND 2530 WEST
COAST HIGHWAY (PA2019-249)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
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 (SD2019-003) authorizing the construction of the mixed-use building; c. A Conditional Use Permit (UP2019-054) authorizing the establishment of an auto
show room use and reduction in off street parking; d. A Tentative Parcel Map (NP2020-013) to consolidate the five (5) existing parcels into a single parcel; and
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e. A density bonus with an incentive and waiver pursuant to Chapter 20.32 (Density Bonus) of the Newport Beach Municipal Code (“NBMC”) and Government Code
Section 65915 (Density Bonus Law).
2. The Applicant requests to replace an existing marine sales facility with a mixed-use development consisting of thirty-five (35) residential dwelling units, and an 11,266-square-foot boutique auto showroom. The residential component will consist of ten (10) studio
units, sixteen (16) one-bedroom units and nine (9) two-bedroom units (“Project”). Three (3)
of the units will be made available for workforce housing and affordable to low income households. The commercial component of the Project will consist of an 8,741 square foot auto showroom, with a 1,484 square-foot mezzanine and 750 square-foot office.
3. The Property is designated Mixed-Use Horizontal (MU-H1) by the General Plan Land Use
Element and is located within the Mixed-Use Mariners’ Mile (MU-MM) Zoning District. 4. The Property is located within the coastal zone. The Coastal Land Use Plan category is Mixed-Use – Horizontal (MU-H) and it is located within the Mixed-Use Mariners’ Mile (MU-
MM) Coastal Zone District.
5. A public hearing was held online by the Planning Commission on January 21, 2021, observing restrictions due to the Declaration of a State Emergency and Proclamation of Local Emergency related to COVID-19. A notice of time, place and purpose of the hearing
was given in accordance with Government Code Section 54950 et seq. (“Ralph M.
Brown Act”) and Chapters 20.62 and 21. 62 (Public Hearings) of the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing.
6. At the request of the applicant, the project was continued to the February 18, 2021,
Planning Commission meeting in order to provide an opportunity for the applicant to conduct a community outreach meeting and allow the public to review the project more thoroughly.
7. A telephonic public hearing was held by the Planning Commission on February 18, 2021,
in the Council Chambers located at 100 Civic Center Drive, Newport Beach, observing restrictions due to the Declaration of a State Emergency and Proclamation of Local Emergency related to COVID-19. A notice of time, place and purpose of the hearing was given in accordance with Government Code Section 54950 et seq. (“Ralph M. Brown
Act”) and Chapters 20.62 and 21. 62 (Public Hearings) of the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
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,
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Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment.
2. Class 32 exemptions for in-fill development projects are required to meet the following conditions. a. The project is consistent with the applicable general plan designation and all
applicable general plan policies as well as with applicable zoning designation and regulations. The City of Newport Beach General Plan (“General Plan”) Land Use Element designates the site as Mixed-Use Horizontal (MU-H1), which provides for a
horizontal intermixing of uses. For properties located on the inland side of Coast
Highway in the Mariners’ Mile Corridor, where the Property is located, the General Plan contemplates marine-related and highway-oriented general commercial uses. Portions of properties to the rear of the commercial frontage may be developed with free-standing neighborhood-serving retail, multi-family residential units, or mixed-
use buildings that integrate residential with retail uses on the ground floor. The
Project will be consistent with the General Plan designation of MU-H1 by developing a boutique auto showroom along Coast Highway and a multi-family residential building to the rear of the commercial frontage.
The Project would be consistent with the General Plan’s density limitations, which
are 0.5 for the commercial building and 20.1-26.7 units per acre for the multi-family building. Land Use Policies
Policy LU2.1 Resident-Serving Land Uses. Accommodate uses that support
the needs of Newport Beach’s residents including housing, retail,
services, employment, recreation, education, culture, entertainment, civic engagement, and social and spiritual activity
that are in balance with community natural resources and open
spaces.
Policy LU2.2 Sustainable and Complete Community. Emphasize the development of uses that enable Newport Beach to continue as a
self-sustaining community and minimize the need for residents to
travel outside of the community for retail, goods and services, and
employment.
Policy LU 2.8 Adequate Infrastructure. Accommodate the types, densities, and
mix of land uses that can be adequately supported by transportation
and utility infrastructure (water, sewer, storm drainage, energy, and
so on) and public services (schools, parks, libraries, seniors, youth,
police, fire, and so on).
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Policy LU 3.2 Growth and Change. Enhance existing neighborhoods, districts and corridors, allowing for re-use and infill with uses that are
complementary in type, form, scale, and character. Changes in use
and/or density/intensity should be considered only in those areas
that are economically underperforming, are necessary to
accommodate Newport Beach’s share of projected regional population growth, improve the relationship and reduce commuting
distance between home and jobs, or enhance the values that
distinguish Newport Beach as a special place to live for its
residents. The scale of growth and new development shall be
coordinated with the provision of adequate infrastructure and public services, including standards for acceptable traffic level of service.
Policy LU 4.1 Land Use Diagram. Accommodate land use development
consistent with the Land Use Plan. Figure LU1 depicts the general
distribution of uses throughout the City and Figure LU2 through Figure LU15 depict specific use categories for each parcel within
defined Statistical Areas. Table LU1 (Land Use Plan Categories)
specifies the primary land use categories, types of uses, and, for
certain categories, the densities/intensities to be permitted. The
permitted densities/intensities or amount of development for land use categories for which this is not included in Table LU1, are
specified on the Land Use Plan, Figure LU4 through Figure LU15.
These are intended to convey maximum and, in some cases,
minimums that may be permitted on any parcel within the
designation or as otherwise specified by Table LU2 (Anomaly Locations).
Goal LU 5.1 Residential neighborhoods that are well-planned and designed
contribute to the livability and quality of life of residents, respect the
natural environmental setting, and sustain the qualities of place that differentiate Newport Beach as a special place in the Southern
California region.
Policy LU 6.19.3 Marine-Related Businesses Protect and encourage facilities that
serve marine-related businesses and industries unless present and foreseeable future demand for such facilities is already adequately
provided for in the area. Encourage coastal-dependent industrial
uses to locate or expand within existing sites and allow reasonable
longterm growth.
Policy LU 6.19.4 Inland side of Coast Highway [designated as “MU-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
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accommodating uses that serve upland residential neighborhoods such as grocery stores, specialty retail, small service office.
Policy LU 6.19.6 Corridor Identity and Quality Implement landscape, signage,
lighting, sidewalk, pedestrian crossing, and other amenities
consistent with the Mariners’ Mile Specific Plan District and Mariners’ Mile Strategic Vision and Design Plan. (Imp 20.1)
restaurants, coffee shops, and similar uses.
The mixed-use Project would include an 11,266 square foot boutique auto showroom with an accessory office along Coast Highway, with a 35-unit affordable multi-family
residential building to the rear of the site. The existing marine sale use does not have
direct access to sea and is not dependent on its location to function. There are adequate marine related businesses in the area including boat dealers, boat rentals and sailing and seamanship schools to serve current and foreseeable demand. The intent of the Project is to add new commercial retail and housing to an underutilized site to serve the
needs of the community. The mixed-use concept would foster a self-sustaining
community and the proposed uses would complement the existing type and character of nearby development, which includes a variety of commercial and residential development. The Project features a well-planned layout and high-quality design that would contribute to the livability and quality of life of residents. There is capacity in the
sewer and water facilities, circulation, and other public services and facilities to provide
an adequate level of service to the proposed development. The Project represents infill development that can be served by the existing infrastructure. The Property is located within the MU-H1 designation, which is intended to
accommodate a mix of visitor- and local-serving retail commercial, residential, and
public uses. The mix of proposed uses would be consistent with this designation. Project Design Policies
Policy LU 5.1.9 Character and Quality of Multi-Family Residential. Require that
multi-family dwellings be designed to convey a high quality
architectural character in accordance with the following principles:
• Building Elevations:
o Treatment of the elevations of buildings facing public streets
and pedestrian ways as the principal 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,
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• Ground Floor Treatment:
o Where multi-family residential is developed on large parcels
such as the Airport Area and West Newport Mesa:
Set ground-floor residential uses back from the
sidewalk or from the right-of-way, whichever yields the greater setback to provide privacy and a sense of
security and to leave room for stoops, porches and
landscaping,
Raise ground-floor residential uses above the
sidewalk for privacy and security but not so much that pedestrians face blank walls or look into utility or
parking spaces,
Encourage stoops and porches for ground-floor
residential units facing public streets and pedestrian
ways, o Where multi-family residential is developed on small parcels,
such as the Balboa Peninsula, the unit may be located
directly along the sidewalk frontage and entries should be
setback or elevated to ensure adequate security.
• Roof Design:
o Modulate roof profiles to reduce the apparent scale of large
structures and to provide visual interest and variety.
• Parking: o Design covered and enclosed parking areas to be integral
with the architecture of the residential units’ architecture.
• Open Space and Amenity: o Incorporate usable and functional private open space for each unit.
Policy 5.2.1 Architecture and Site Design. Require that new development within
existing commercial districts and corridors complement existing uses and
exhibit a high level of architectural and site design in consideration of the following principals:
• Seamless connections and transitions with existing buildings, except
where developed as a free-standing building;
• modulation of building masses, elevations and rooflines to promote
visual interest;
• architectural treatment of all building elevations, including ancillary facilities such as storage, truck loading and unloading, and trash
enclosures;
• treatment of the ground floor of buildings to promote pedestrian activity
by avoiding long continuous blank walls, incorporating extensive
glazing for transparency, and modulating and articulating elevations to promote visual interest;
• clear identification of storefront entries;
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• incorporation of signage that is integrated with the buildings’
architectural character;
• architectural treatment of parking structures consistent with
commercial buildings, including the incorporation of retail in the ground
floors where the parking structure faces a public street or pedestrian way;
• extensive on-site landscaping, including mature vegetation to provide
a tree canopy to provide shade for customers;
• incorporation of plazas and expanded sidewalks to accommodate
pedestrian, outdoor dining, and other activities;
• clearly delineated pedestrian connections between business areas,
parking, and to adjoining neighborhoods and districts (paving treatment, landscape, wayfinding signage, and so on);
• integration of building design and site planning elements that reduce
the consumption of water, energy, and other renewable resources.
The Project includes an 11,266 square-foot boutique auto showroom, thirty-five (35)
multi-family residential units, fifty-eight (58) at-grade parking spaces, 3,683 square feet of landscaping, and a 3,015 square-foot roof top deck for outdoor recreation. The auto showroom would front Coast Highway and would include a sloped and arched roof with articulation along the street frontage. The residential building would be developed behind the auto showroom and would feature a flat roof design.
The buildings would be constructed with high quality wood, glass, and metal siding to integrate the design of the buildings with adjacent uses and the natural environment. The parking areas would be easily accessible and would accommodate resident, customer and employee parking needs. There would be two (2) access points: one (1)
off Coast Highway to access the auto showroom and one (1) off Avon Street to access the residential component of the Project. The driveways would stay within the prolongation of the Property lines and a dedication would be provided to meet City driveway standards. Pedestrian connections would be provided along Coast Highway and throughout the site.
Landscaping would be strategically incorporated to provide varied and high-quality views of the 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:
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• Seamless connections and transitions with existing buildings,
except where developed as a free-standing building;
• Modulation of building masses, elevations, and rooflines to promote
visual interest;
• Architectural treatment of all building elevations, including ancillary
facilities such as storage, truck loading and unloading, and trash
enclosures;
• Treatment of the ground floor of buildings to promote pedestrian
activity by avoiding long, continuous blank walls, incorporating
extensive glazing for transparency, and modulating and articulating
elevations to promote visual interest;
• Clear identification of storefront entries;
• Incorporation of signage that is integrated with the buildings’
architectural character;
• Architectural treatment of parking structures consistent with
commercial buildings, including the incorporation of retail in the
ground floors where the parking structure faces a public street or
pedestrian way;
• Extensive on-site landscaping, including mature vegetation to provide a tree canopy to provide shade for customers
• Incorporation of plazas and expanded sidewalks to accommodate
pedestrian, outdoor dining, and other activities;
• Clearly delineated pedestrian connections between business
areas, parking, and to adjoining neighborhoods and districts
(paving treatment, landscape, wayfinding signage, and so on);
• Integration of building design and site planning elements that reduce the consumption of water, energy, and other nonrenewable
resources. Policy LU 5.2.2 Buffering Residential Areas. Require that commercial uses adjoining
residential neighborhoods be designed to be compatible and minimize impacts through such techniques as:
• Incorporation of landscape, decorative walls, enclosed trash
containers, downward focused lighting fixtures, and/or comparable
buffering elements;
• Attractive architectural treatment of elevations facing the residential
neighborhood;
• Location of automobile and truck access to prevent impacts on neighborhood traffic and privacy. Policy LU 5.3.5 Pedestrian-Oriented Architecture and Streetscapes. Require that
buildings located in pedestrian-oriented commercial and mixed-use
districts (other than the Newport Center and Airport Area, which are guided by Goals 6.14 and 6.15, respectively, specific to those areas)
be designed to define the public realm, activate sidewalks and
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pedestrian paths, and provide “eyes on the street” in accordance with the following principles:
• Location of buildings along the street frontage sidewalk, to visually
form a continuous or semi-continuous wall with buildings on
adjacent parcels;
• Inclusion of retail uses characterized by a high level of customer
activity on the ground floor; to insure successful retail-type
operations, provide for transparency, elevation of the first floor at or
transitioning to the sidewalk, floor-to-floor height, depth, deliveries,
and trash storage and collection;
• Articulation and modulation of street-facing elevations to promote
interest and character;
• Inclusion of outdoor seating or other amenities that extend interior
uses to the sidewalk, where feasible;
• Minimization of driveways that interrupt the continuity of street
facing building elevations, prioritizing their location to side streets
and alleys where feasible.
Policy LU 6.16.5 Compatibility of Business Operations with Adjoining Residential Neighborhoods. Work with local businesses to
ensure that retail, office, and other uses do not adversely impact
adjoining residential neighborhoods. This may include strategies
addressing hours of operation, employee loitering, trash pickup,
truck delivery hours, customer arrivals and departures, and other
activities. Policy LU 5.3.6 Parking Adequacy and Location. Require that adequate parking
be provided and is conveniently located to serve tenants and
customers. Set open parking lots back from public streets and
pedestrian ways and screen with buildings, architectural walls, or
dense landscaping.
Policy LU6.16.6 Design Compatibility with Adjoining Residential Neighborhoods. Require that building elevations facing adjoining
residential units be designed to convey a high-quality character and
ensure privacy of the residents, and that properties be developed
to mitigate to the maximum extend feasible impacts of lighting,
noise, odor, trash storage, truck deliveries, and other business
related activities. Building elevations shall be architecturally treated
and walls, if used as buffers, shall be well-designed and landscaped
to reflect the areas residential village character.
The Project incorporates a variety of features to ensure neighborhood compatibility,
including a parking garage within the footprint of the building to minimize noise. Landscaping and green screens would also be provided between adjacent uses to minimize noise. Pedestrian connections would be incorporated throughout the site and would connect to sidewalks along Coast Highway.
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Planning Commission Resolution No. PC2021-001 Page 10 of 42
The design of the Project would be high-quality and would be compatible with adjacent
uses with respect to building elevations. The architectural details would provide
modulation of building masses, elevations, and rooflines to promote visual interest. The buildings would be three stories in height, which is compatible with surrounding buildings that are generally two stories in height.
Adequate setbacks are incorporated into the Project design to ensure that the Project
will be compatible with the adjoining uses. Parking would be sufficient to accommodate projected demand and would be located on the ground level beneath the residential building in a convenient location for residents, visitors, customers, and employees.
b. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The Project site is within the Newport Beach city limits, and consists of 42,821 square feet, or 0.98 acres. The site is surrounded by urban uses, including commercial uses
south, east and west of the site and commercial and single-family residential uses
north of the site. c. The project site has no value, as habitat for endangered, rare or threatened species.
The Property has no native vegetation and/or habitat. It is currently a commercial Marine Sales facility that is entirely paved, with the exception of minor non-native decorative vegetation. There is no potential for special-status plants or animals to exist on the Property. The Project would not encroach into any jurisdictional waters
or areas that support native and/or sensitive habitat. The Property does not contain
any wetland area. There would be no significant direct or indirect impacts to wetland Environmental Sensitive Habitat Area (ESHA) associated with the Project. For these reasons, the Project site has no value as habitat for endangered, rare or threatened species. Given the urban character of the surrounding area, no significant impacts
to biological resources would occur. d. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
A Parking Demand Evaluation was prepared for the Project by Urban Crossroads
dated July 7, 2020. The Evaluation concluded that the Project provides adequate parking capacity to support the proposed type and intensity of uses. Chapter 20.40 of the NBMC (Off-Street Parking) requires off-street parking in the amount of forty-four (44) spaces for the residential use. The Project will provide a total of forty-four
(44) residential parking spaces, including twenty-six (26) spaces for the studio and
one (1) bedroom units and nine (9) spaces for the two (2) bedroom units. For the showroom, Section 20.40.404 of the NBMC requires one (1) space per 1,000 square feet of lot area for vehicle sales, which would equate to forty-three (43)
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Planning Commission Resolution No. PC2021-001 Page 11 of 42
spaces. However, the City’s vehicle sales parking rate does not accurately reflect the high-end boutique showroom use planned for the site and overstates the actual
parking demand. The high-end boutique showroom will operate by appointment only
during typical business hours. No mechanical services will be provided on-site. Counts observed at similar high-end boutique showrooms indicate the City’s vehicle sales overstate the actual parking demands. Similarly, the City’s Retail Sales parking rate does not adequately describe the parking demand for the proposed use.
Therefore, Urban Crossroads collected reference parking demand counts at three
similar locations to obtain an accurate reference parking demand rate. A comparison of the three reference parking demand rates suggests an average parking rate of one (1) space per every 1,656 square feet, with a peak parking rate
of one (1) space for every 876 square feet. With 11,266 square feet of high-end
boutique showroom auto sales use, there would be a peak parking demand of thirteen (13) spaces at the 2510 West Coast Highway showroom. As such, the Applicant is seeking a 30-space reduction in required parking.
The onsite parking would be sufficient to accommodate projected demand and with
approval of the parking reduction, and comply with City requirements. The Project will provide adequate, convenient parking for residents, customers, and employees. Chapter 15.40 (Traffic Phasing Ordinance) of the Municipal Code requires a traffic
study to be prepared and findings be made prior to issuance of building permits if a
proposed project will generate in excess of 300 average daily trips (ADT). Per Traffic Phasing Ordinance (TPO) trip generation procedures, the project will 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
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Planning Commission Resolution No. PC2021-001 Page 12 of 42
Project’s construction noise would be below 74 dBA Leq and would not expose sensitive receptors to construction noise levels in excess of standards. Likewise, the
highest vibration levels of 75.6 VdB at the nearest sensitive receptor location would
not exceed the vibration threshold of 78 VdB. An Air Quality and Greenhouse Gas Assessment was prepared for the Project, dated June 10, 2020. Neither short-term nor long-term air pollutant emissions generated
by the Project would exceed significance thresholds established by the South Coast
Air Quality Management District (“SCAQMD”) as shown in Table 1 and 2 below. Localized air emissions would similarly not exceed applicable thresholds. No sensitive receptor would be exposed to emissions in excess of standards during construction or operation. The Assessment concluded that the Project would not
produce the volume of traffic required to generate a CO “hot spot” and would not
have the potential to generate any objectionable odors. Additionally, the Project would be consistent with all policies of the Air Quality Management Plan. The Project’s greenhouse gas emissions estimate of 718.74 metric tons of carbon dioxide equivalent (MTCO2e) per year would not exceed the screening threshold of 3,000
MTCO2e per year applicable SCAQMD threshold for greenhouse gas emissions.
Therefore, approval of the Project would not result in any significant effects relating to air quality or greenhouse gas emissions.
TABLE 1: PROJECT CONSTRUCTION EMISSIONS AND REGIONAL THRESHOLDS (WITHOUT MITIGATION)
Emissions
(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
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Planning Commission Resolution No. PC2021-001 Page 13 of 42
SCAQMD Regional Threshold 55 55 550 150 150 55
Threshold Exceeded? NO NO NO NO NO NO
A preliminary Water Quality Management Plan (“WQMP”) has been reviewed and
approved by the City of Newport Beach. The WQMP concludes that implementation
of the Project would not result in potentially significant impacts to the drainage patterns on-site. Project storm water must comply with all applicable Municipal Separate Storm Systems (MS4) requirements to ensure that impacts to surface and ground water quality do not occur. Water quality objectives will be achieved through
the incorporation of Best Management Practices (BMPs) identified in the preliminary
Water Quality Management Plan during construction and post-project implementation. The new drainage pattern would match the existing drainage pattern, which drains
southerly toward Coast Highway. The flow would be collected into the cross gutter
and directed toward a new stormwater treatment system. The Project would be designed to minimize impervious areas by meeting, but not exceeding, minimum allowable driveway requirements. It would disconnect the impervious areas by directing runoff to landscaping. It would also involve plantings in disturbed areas with
native and drought tolerant plants and trees. Approval of the Project would not result
in any significant effect related to water quality or drainage. e. The site can be adequately served by all required utilities and public services.
All required utilities, including sewer, water, energy, etc., exist within the Project site.
Private sewer and water lines will be located within an easement along the central portion of the site and connect to City sewer and water lines along Coast Highway. The southern portion of the site provides drainage and utility access via several easements and the Project will maintain access to these easements and utilities. No
backbone facilities (i.e., master-planned roads and/or utilities) will be required to
accommodate the Project. The nearest fire station is approximately one (1) mile from the Project site at 32nd Street and Via Oporto. All of the public services, including police and fire protection, schools and parks and recreation, are adequate to accommodate the Project. Thus, the site can be adequately served by all required
utilities and public services. 3. CEQA Class 32 consists of projects characterized as in-fill development meeting the conditions described above. The Project consists of thirty-five (35) multi-family residential units and a boutique auto showroom with office. It is consistent with the City’s General Plan
land use and zoning designations. There is no reasonable probability that the Project will have a significant effect on the environment due to unusual circumstances, nor will the Project result in any short-term or long-term environmental impacts that were not previously considered in the City of Newport Beach General Plan (“General Plan”) and General Plan EIR. As described above, implementation of the Project will not result in any adverse effects
on sensitive biological resources, traffic, air quality, noise or water quality. Therefore, the
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Planning Commission Resolution No. PC2021-001 Page 14 of 42
Project meets all of the conditions described above for in-fill development and qualifies for a Class 32 exemption.
SECTION 3. REQUIRED FINDINGS. Coastal Development Permit
In accordance with Section 21.52.015(F) (Coastal Development Permits, Findings and
Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program Facts in Support of Finding:
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
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Planning Commission Resolution No. PC2021-001 Page 15 of 42
Separate Storm Systems (MS4) requirements to ensure that impacts to surface and ground water quality do not occur. Water quality objectives will be achieved through
the incorporation of Best Management Practices (BMPs) identified in the preliminary
Water Quality Management Plan during construction and post-project implementation. 5. The new drainage pattern would match the existing drainage pattern, which drains
southerly toward Coast Highway. The flow would be collected into the cross gutter
and directed toward a new stormwater treatment system. The Project would be designed to minimize impervious areas by meeting, but not exceeding, minimum allowable driveway requirements. It would disconnect the impervious areas by directing runoff to landscaping. It would also involve plantings in disturbed areas
with native and drought tolerant plants and trees. Approval of the Project would not
result in any significant effect related to water quality or drainage. 6. The Property has no native vegetation and/or habitat. It is currently a commercial Marine Sales facility that is entirely paved, with the exception of minor non-native
decorative vegetation. There is no potential for special-status plants or animals to
exist on the Property. The Project would not encroach into any jurisdictional waters or areas that support native and/or sensitive habitat. The Property does not contain any wetland area. There would be no significant direct or indirect impacts to wetland ESHA associated with the Project. For these reasons, the Project site has no value
as habitat for endangered, rare or threatened species. Given the urban character of
the surrounding area, no significant impacts to biological resources would occur. Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal
Act if the project is located between the nearest public road and the sea or shoreline of any
body of water located within the coastal zone.
Facts in Support of Finding:
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 feet) high. The building architecture is designed to provide an attractive appearance that is compatible with the surrounding area with high quality materials, neutral
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Planning Commission Resolution No. PC2021-001 Page 16 of 42
colors, and architectural treatments to prevent building monotony. Therefore, the Project does not have the potential to degrade the visual quality of the coastal zone or result in
significant adverse impacts to public views.
3. The Property is located in Mariners’ Mile corridor area and is not located between the nearest public road and the sea. Section 21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC, requires that the provision of public access bear
a reasonable relationship between the requirement and the Project’s impact and be
proportional to the impact. In this case, the Project involves the demolition of an existing Marine Sales use the construction of a new mixed-use project. Although the Project involves a change in intensity from the existing condition, mixed-use projects are the intended and allowed use for the Property and the development complies with all other
applicable development standards including required parking. The Project is not
anticipated to result in a significantly increased demand on public access and recreation opportunities. The Property is located on the inland side of West Coast Highway approximately 300 feet from Newport Harbor, and does not provide any public access easements.
Site Development Review In accordance with NBMC Subsection 20.52.080(F) (Findings and Decision), the following findings and facts in support of such findings are set forth:
Finding:
A. The proposed development is allowed within the subject zoning district.
Facts in Support of Finding:
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;
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Planning Commission Resolution No. PC2021-001 Page 17 of 42
ii. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether
the relationship is based on standards of good design;
iii. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on
the site and adjacent developments and public areas;
iv. The adequacy, efficiency, and safety of pedestrian and vehicular access, including
drive aisles, driveways, and parking and loading spaces;
v. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and
vi. The protection of significant views from public right(s)-of-way and compliance with
NBMC Section 20.30.100 (Public View Protection). Facts in Support of Finding:
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
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Planning Commission Resolution No. PC2021-001 Page 18 of 42
self-sustaining community and minimize the need for residents to travel outside of the community for retail, goods and services, and
employment.
Policy LU 2.8 Adequate Infrastructure. Accommodate the types, densities, and
mix of land uses that can be adequately supported by transportation and utility infrastructure (water, sewer, storm drainage, energy, and
so on) and public services (schools, parks, libraries, seniors, youth,
police, fire, and so on). Policy LU 3.2 Growth and Change. Enhance existing neighborhoods, districts and corridors, allowing for re-use and infill with uses that are
complementary in type, form, scale, and character. Changes in use
and/or density/intensity should be considered only in those areas
that are economically underperforming, are necessary to
accommodate Newport Beach’s share of projected regional population growth, improve the relationship and reduce commuting
distance between home and jobs, or enhance the values that
distinguish Newport Beach as a special place to live for its
residents. The scale of growth and new development shall be
coordinated with the provision of adequate infrastructure and public services, including standards for acceptable traffic level of service.
Policy LU 4.1 Land Use Diagram. Accommodate land use development
consistent with the Land Use Plan. Figure LU1 depicts the general
distribution of uses throughout the City and Figure LU2 through Figure LU15 depict specific use categories for each parcel within
defined Statistical Areas. Table LU1 (Land Use Plan Categories)
specifies the primary land use categories, types of uses, and, for
certain categories, the densities/intensities to be permitted. The
permitted densities/intensities or amount of development for land use categories for which this is not included in Table LU1, are
specified on the Land Use Plan, Figure LU4 through Figure LU15.
These are intended to convey maximum and, in some cases,
minimums that may be permitted on any parcel within the
designation or as otherwise specified by Table LU2 (Anomaly Locations).
Goal LU 5.1 Residential neighborhoods that are well-planned and designed
contribute to the livability and quality of life of residents, respect the
natural environmental setting, and sustain the qualities of place that differentiate Newport Beach as a special place in the Southern
California region.
Policy LU 6.19.4 Inland side of Coast Highway [designated as “MU-H1,” “CG(0.3),” and “CG(0.5)” Sub-Areas B and C]. Accommodate a mix of visitor- and local-serving retail commercial, residential, and
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Planning Commission Resolution No. PC2021-001 Page 19 of 42
public uses. The Coast Highway frontage shall be limited to nonresidential uses. On inland parcels, generally between
Riverside Avenue and Tustin Avenue, priority should be placed on
accommodating uses that serve upland residential neighborhoods
such as grocery stores, specialty retail, small service office,
restaurants, coffee shops, and similar uses.
The mixed-use Project would include an 11,266 square-foot boutique auto showroom
with an accessory office along Coast Highway, with a thirty-five (35)-unit affordable multi-family residential building to the rear of the site. The intent of the Project is to add new commercial retail and housing to an underutilized site to serve the needs of the community. The mixed-use concept would foster a self-sustaining community and the
proposed uses would complement the existing type and character of nearby
development, which includes a variety of commercial and residential development. The Project features a well-planned layout and high-quality design that would contribute to the livability and quality of life of residents. There is capacity in the sewer and water facilities, circulation, and other public services and facilities to provide an adequate level
of service to the proposed development. The Project represents infill development that
can be served by the existing infrastructure. The Property is located within the MU-H1 designation, which is intended to accommodate a mix of visitor- and local-serving retail commercial, residential, and
public uses. The mix of proposed uses would be consistent with this designation. 4. Project Design Policies
Policy LU 5.1.9 Character and Quality of Multi-Family Residential. Require that
multi-family dwellings be designed to convey a high quality
architectural character in accordance with the following principles:
• Building Elevations:
o Treatment of the elevations of buildings facing public streets
and pedestrian ways as the principal 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
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Planning Commission Resolution No. PC2021-001 Page 20 of 42
the greater setback to provide privacy and a sense of security and to leave room for stoops, porches and
landscaping,
Raise ground-floor residential uses above the
sidewalk for privacy and security but not so much that
pedestrians face blank walls or look into utility or parking spaces,
Encourage stoops and porches for ground-floor
residential units facing public streets and pedestrian
ways, o Where multi-family residential is developed on small parcels, such as the Balboa Peninsula, the unit may be located
directly along the sidewalk frontage and entries should be
setback or elevated to ensure adequate security.
• Roof Design: o Modulate roof profiles to reduce the apparent scale of large
structures and to provide visual interest and variety.
• Parking: o Design covered and enclosed parking areas to be integral
with the architecture of the residential units’ architecture.
• Open Space and Amenity:
o Incorporate usable and functional private open space for
each unit.
Policy 5.2.1 Architecture and Site Design. Require that new development within
existing commercial districts and corridors complement existing uses and
exhibit a high level of architectural and site design in consideration of the
following principals:
• Seamless connections and transitions with existing buildings, except
where developed as a free-standing building;
• modulation of building masses, elevations and rooflines to promote visual interest;
• architectural treatment of all building elevations, including ancillary
facilities such as storage, truck loading and unloading, and trash
enclosures;
• treatment of the ground floor of buildings to promote pedestrian activity
by avoiding long continuous blank walls, incorporating extensive
glazing for transparency, and modulating and articulating elevations to promote visual interest;
• clear identification of storefront entries;
• incorporation of signage that is integrated with the buildings’
architectural character;
• architectural treatment of parking structures consistent with
commercial buildings, including the incorporation of retail in the ground
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Planning Commission Resolution No. PC2021-001 Page 21 of 42
floors where the parking structure faces a public street or pedestrian way;
• extensive on-site landscaping, including mature vegetation to provide
a tree canopy to provide shade for customers;
• incorporation of plazas and expanded sidewalks to accommodate
pedestrian, outdoor dining, and other activities;
• clearly delineated pedestrian connections between business areas,
parking, and to adjoining neighborhoods and districts (paving
treatment, landscape, wayfinding signage, and so on);
• integration of building design and site planning elements that reduce
the consumption of water, energy, and other renewable resources.
The proposed development includes an 11,266 square-foot boutique auto showroom,
thirty-five (35) multi-family residential units, fifty-eight (58) at-grade parking spaces,
3,683 square feet of landscaping, and a 3,015 square-foot roof top deck for outdoor recreation. The auto showroom would front Coast Highway and would include a sloped and arched roof with articulation along the street frontage. The residential building would be developed behind the auto showroom and would feature a flat roof design.
The buildings would be constructed with high quality wood, glass, and metal siding to integrate the design of the buildings with adjacent uses and the natural environment. The parking areas would be easily accessible and would accommodate resident, customer and employee parking needs. There would be two (2) access points: one (1)
off Coast Highway to access the auto showroom and one (1) off Avon Street to access
the residential component of the Project. The driveways would stay within the prolongation of the Property lines and a dedication would be provided to meet City driveway standards. Pedestrian connections would be provided along Coast Highway and throughout the site.
Landscaping would be strategically incorporated to provide varied and high-quality views of the 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;
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Planning Commission Resolution No. PC2021-001 Page 22 of 42
• Architectural treatment of all building elevations, including ancillary
facilities such as storage, truck loading and unloading, and trash
enclosures;
• Treatment of the ground floor of buildings to promote pedestrian
activity by avoiding long, continuous blank walls, incorporating extensive glazing for transparency, and modulating and articulating
elevations to promote visual interest;
• Clear identification of storefront entries;
• Incorporation of signage that is integrated with the buildings’
architectural character;
• Architectural treatment of parking structures consistent with
commercial buildings, including the incorporation of retail in the ground floors where the parking structure faces a public street or
pedestrian way;
• Extensive on-site landscaping, including mature vegetation to
provide a tree canopy to provide shade for customers;
• Incorporation of plazas and expanded sidewalks to accommodate
pedestrian, outdoor dining, and other activities;
• Clearly delineated pedestrian connections between business areas, parking, and to adjoining neighborhoods and districts
(paving treatment, landscape, wayfinding signage, and so on);
• Integration of building design and site planning elements that
reduce the consumption of water, energy, and other nonrenewable resources. Policy LU 5.2.2 Buffering Residential Areas. Require that commercial uses adjoining
residential neighborhoods be designed to be compatible and minimize
impacts through such techniques as:
• Incorporation of landscape, decorative walls, enclosed trash
containers, downward focused lighting fixtures, and/or comparable
buffering elements;
• Attractive architectural treatment of elevations facing the residential
neighborhood;
• Location of automobile and truck access to prevent impacts on
neighborhood traffic and privacy. Policy LU 5.3.5 Pedestrian-Oriented Architecture and Streetscapes. Require that
buildings located in pedestrian-oriented commercial and mixed-use
districts (other than the Newport Center and Airport Area, which are
guided by Goals 6.14 and 6.15, respectively, specific to those areas) be designed to define the public realm, activate sidewalks and
pedestrian paths, and provide “eyes on the street” in accordance with
the following principles:
• Location of buildings along the street frontage sidewalk, to visually form a continuous or semi-continuous wall with buildings on
adjacent parcels;
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Planning Commission Resolution No. PC2021-001 Page 23 of 42
• Inclusion of retail uses characterized by a high level of customer
activity on the ground floor; to insure successful retail-type
operations, provide for transparency, elevation of the first floor at or
transitioning to the sidewalk, floor-to-floor height, depth, deliveries,
and trash storage and collection;
• Articulation and modulation of street-facing elevations to promote
interest and character;
• Inclusion of outdoor seating or other amenities that extend interior
uses to the sidewalk, where feasible;
• Minimization of driveways that interrupt the continuity of street
facing building elevations, prioritizing their location to side streets
and alleys where feasible.
Policy LU 6.16.5 Compatibility of Business Operations with Adjoining Residential Neighborhoods. Work with local businesses to
ensure that retail, office, and other uses do not adversely impact
adjoining residential neighborhoods. This may include strategies addressing hours of operation, employee loitering, trash pickup,
truck delivery hours, customer arrivals and departures, and other
activities. Policy LU 5.3.6 Parking Adequacy and Location. Require that adequate parking be provided and is conveniently located to serve tenants and
customers. Set open parking lots back from public streets and
pedestrian ways and screen with buildings, architectural walls, or
dense landscaping. Policy LU6.16.6 Design Compatibility with Adjoining Residential
Neighborhoods. Require that building elevations facing adjoining
residential units be designed to convey a high-quality character and
ensure privacy of the residents, and that properties be developed
to mitigate to the maximum extend feasible impacts of lighting, noise, odor, trash storage, truck deliveries, and other business
related activities. Building elevations shall be architecturally treated
and walls, if used as buffers, shall be well-designed and landscaped
to reflect the areas residential village character. The Project incorporates a variety of features to ensure neighborhood compatibility,
including a parking garage within the footprint of the building to minimize noise.
Landscaping and green screens would also be provided between adjacent uses to minimize noise. Pedestrian connections would be incorporated throughout the site and would connect to sidewalks along Coast Highway.
The design of the Project would be high-quality and would be compatible with adjacent
uses with respect to building elevations. The architectural details would provide modulation of building masses, elevations, and rooflines to promote visual interest. The
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Planning Commission Resolution No. PC2021-001 Page 24 of 42
buildings would be three stories in height, which is compatible with surrounding buildings that are generally two stories in height.
Adequate setbacks are incorporated into the Project design to ensure that the Project will be compatible with the adjoining uses. Parking would be sufficient to accommodate projected demand and would be located on the ground level beneath the residential building in a convenient location for residents, visitors, customers, and employees.
6. The Project is compliant with the Mariners’ Mile Strategic Vision and Design Framework. The proposed boutique auto showroom is consistent with the uses envisioned along this inland area of Mariners’ Mile. The Projects color scheme utilizes neutral brown, tan and grey colors with contrasting white trim elements consistent with the Mariners’ Mile color
palate. The architecture respects views from above by providing both flat and undulating
rooflines that are free of mechanical equipment or vertical intrusions such as elevator overruns. The Project’s landscaping preserves existing Palms along West Coast Highway while adding an additional Palm and background hedge consistent with the Mariners’ Mile Coast Highway edge landscaping framework. Additional landscape
features include linear concrete paver driveways, vine covered walls (green screen) and
palms lining the eastern edge of the West Coast Highway access driveway. Finding:
C. The proposed development is not detrimental to the harmonious and orderly growth of the
City, nor will it endanger, jeopardize, or otherwise constitute a hazard to the public
convenience, health, interest, safety, or general welfare of person residing or working in the neighborhood of the proposed development.
Facts in Support of Finding: 1. The Project has been designed to ensure that potential conflicts with surrounding land
uses are minimized to the extent possible to maintain a healthy environment for both
businesses and residents by providing an architecturally pleasing Project with articulation and building modulations to enhance the urban environment.
2. The proposed building has been designed to accommodate and provide safe access for
emergency vehicles, delivery trucks, and refuse collections vehicles, as determined by
the City Traffic Engineer. 3. The Project does not involve the use or manufacture of any hazardous substances that could impact nearby development.
4. The new construction complies with all Building, Public Works, Fire Codes, City ordinances, and all conditions of approval.
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Planning Commission Resolution No. PC2021-001 Page 25 of 42
Conditional Use Permit
In accordance with NBMC Subsection 20.52.080(F) (Findings and Decision), the following
findings and facts in support of such findings are set forth: Finding:
A. The use is consistent with the General Plan and any applicable specific plan.
Facts in Support of Finding: 1. All Facts in Support of Site Development Review Findings A and B are hereby
incorporated by reference.
Finding:
B. The use is allowed within the applicable zoning district and complies with all other
applicable provisions of this Zoning Code and the Newport Beach Municipal Code.
Facts in Support of Finding: 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
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Planning Commission Resolution No. PC2021-001 Page 26 of 42
one (1) space for every 876 square feet. With 11,266 square feet of high-end boutique showroom auto sales use, there would be a peak parking demand of thirteen (13)
spaces at the 2510 West Coast Highway showroom. As such, the Applicant is seeking
a thirty (30) space reduction in required parking. The onsite parking would be sufficient to accommodate projected demand and with approval of the parking reduction, the Project will comply with City requirements. The
Project will provide adequate, convenient parking for residents, customers, and
employees. Finding:
C. The design, location, size, and operating characteristics of the use are compatible with the
allowed uses in the vicinity.
Facts in Support of Finding:
1. All Facts in Support of Site Development Review Findings A and B are hereby
incorporated by reference.
2. The commercial component of the Project consists of an 8,741 square-foot auto showroom, with a 1,484 square-foot mezzanine and 750 square-foot office. The
showroom will operate by appointment only, during typical business hours, will not
be permitted to test drive vehicles on residential streets and will not provide onsite mechanical services or store vehicles on the exterior of the building. Conditions of approval have been incorporated into the draft resolution to minimize the impacts of the proposed use.
Finding:
D. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical)
access and public services and utilities.
Facts in Support of Finding: 1. All Facts in Support of Site Development Review Findings A and B are hereby
incorporated by reference.
Finding:
E. Operation of the use at the location proposed would not be detrimental to the harmonious
and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard
to the public convenience, health, interest, safety, or general welfare of persons residing
or working in the neighborhood of the proposed use.
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Planning Commission Resolution No. PC2021-001 Page 27 of 42
Facts in Support of Finding:
1. All Facts in Support of Site Development Review Finding C are hereby incorporated by
reference. Tentative Parcel Map
In accordance with NBMC Subsection 19.12.070 (Required Findings for Action on Tentative
Maps (66412.3, 66473 et seq.)), the following findings and facts in support of such findings are set forth: Finding:
A. That the proposed map and the design or improvements of the subdivision are
consistent with the General Plan and any applicable specific plan, and with applicable
provisions of the Subdivision Map Act and this Subdivision Code.
Facts in Support of Finding:
1. All Facts in Support of Site Development Review Findings A and B are hereby incorporated by reference.
2. The Project has been conditioned to require public improvements, including the
reconstruction of sidewalks, curbs, and gutters on West Coast Highway and Avon Street as necessary.
Finding:
B. That the site is physically suitable for the type and density of development.
Facts in Support of Finding:
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.
Finding:
C. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife
or their habitat. However, notwithstanding the foregoing, the decision making body may
nevertheless approve such a subdivision if an environmental impact report was
prepared for the project and a finding was made pursuant to Section 21081 of the
California Environmental Quality Act that specific economic, social or other
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Planning Commission Resolution No. PC2021-001 Page 28 of 42
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.
Finding:
D. That the design of the subdivision or the type of improvements is not likely to cause
serious public health problems.
Facts in Support of Finding:
1. All Facts in Support of Site Development Review Finding C are hereby incorporated by reference.
Finding:
E. That the design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property within
the proposed subdivision. In this connection, the decision-making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that
these easements will be substantially equivalent to ones previously acquired by the
public. This finding shall apply only to easements of record or to easements established
by judgment of a court of competent jurisdiction and no authority is hereby granted to
the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision.
Facts in Support of Finding: 1. The City Public Works and Utilities Departments have reviewed the Project to ensure the proposed subdivision will not conflict with easements acquired by the
public at large, for access through, or use of property within the Project.
Finding:
F. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act,
if the land is subject to a contract entered into pursuant to the California Land
Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision
of the land would not be too small to sustain their agricultural use or the subdivision will
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Planning Commission Resolution No. PC2021-001 Page 29 of 42
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.
Finding:
G. That, in the case of a “land project” as defined in Section 11000.5 of the California
Business and Professions Code: (1) There is an adopted specific plan for the area to be included within the land project; and (2) the decision making body finds that the
proposed land project is consistent with the specific plan for the area.
Facts in Support of Finding: 1. California Business and Professions Code Section 11000.5 has been repealed by
the Legislature. However, this Project is not considered a “land project” as
previously defined in Section 11000.5 of the California Business and Professions Code because the Property does not contain fifty (50) or more parcels of land. 2. The Project is not located within a specific plan area.
Finding:
H. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act.
Facts in Support of Finding: 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.
Finding:
I. 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
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Planning Commission Resolution No. PC2021-001 Page 30 of 42
public service needs of the City’s residents and available fiscal and environmental resources.
Facts in Support of Finding: 1. The Project would add thirty-five (35) housing units to the City’s housing inventory including three (3) units affordable to Very Low-Income households. The
redevelopment of an aging commercial site with the addition of both market and
affordable housing units balances the City’s housing needs while providing an updated commercial space (auto showroom) that will generate sales tax income in support of the City’s fiscal resources.
2. The Property is currently developed and located in an urbanized area and does not
contain any sensitive vegetation or habitat.
Finding:
J. That the discharge of waste from the proposed subdivision into the existing sewer
system will not result in a violation of existing requirements prescribed by the Regional
Water Quality Control Board.
Facts in Support of Finding:
1. The proposed subdivision would not create waste that would result in a violation of the existing requirements prescribed by the Regional Water Quality Control Board. A preliminary Water Quality Management Plan (“WQMP”) (Exhibit D) has been reviewed and approved by the City of Newport Beach. The WQMP concludes that
implementation of the Project would not result in potentially significant impacts to the
drainage patterns on-site. Project storm water must comply with all applicable Municipal Separate Storm Systems (MS4) requirements to ensure that impacts to surface and ground water quality do not occur. Water quality objectives will be achieved through the incorporation of Best Management Practices (BMPs) identified
in the preliminary Water Quality Management Plan during construction and post-
project implementation.
Finding:
K. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision
conforms with the certified Local Coastal Program and, where applicable, with public
access and recreation policies of Chapter Three of the Coastal Act.
Facts in Support of Finding:
1. All Facts in Support of Coastal Development Permit Findings A and B are hereby incorporated by reference.
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Planning Commission Resolution No. PC2021-001 Page 31 of 42
Density Bonus
The proposed Affordable Housing Implementation Plan (“AHIP”) is consistent with the intent to
implement affordable housing goals within the City pursuant to Government Code Section 65915-65918 (State Density Bonus Law), and Title 20 (Planning and Zoning), Chapter 20.32 (Density Bonus) of the Newport Beach Municipal Code (“NBMC”) for the following reasons:
1. The State Density Bonus Law and the City’s Density Bonus Code provide for an
increase in the number of units of up to thirty-five percent (35%) above the maximum number of units allowed by the General Plan, for projects that include a minimum of eleven percent (11%) units affordable to Very Low Income Households, in the case of the Project will provide three (3) units affordable to Very Low Income households,
which equates to eleven percent (11%) of the twenty-six (26) base units. At the
maximum density bonus of thirty-five percent (35%), the Project is eligible for ten (10) additional units above the twenty-six (26) base units allowed by the General Plan for a total of thirty-six (36) units.
Incentive Request: Pursuant to Section 20.32.070 of the NBMC (Design and
Distribution of Affordable Units), affordable units shall reflect the range of the number of bedrooms provided in the residential development project as a whole. The Project would provide a unit mix that includes a greater percentage of studio and one-bedroom units than the Project as a whole. Granting this incentive will result in
identifiable, financially sufficient, and actual project cost reductions by reducing the
long-term rental subsidy costs associated with the two-bedroom units and affording additional rental income for the Project to ensure financial feasibility. Development Standard Waiver Request: Pursuant to the Mixed-Use H1 MM zoning
standards, building heights are limited to a base height of 26 feet with flat roofs, but
may be increased through a site development review to a height of 35 feet. Government Code Section 65915(e)(1) provides that a city may not apply a development standard that will have the effect of physically precluding the construction of the density bonus units at the density permitted under the density
bonus law. In the case of the Project, a waiver of the 26-foot base height limit
development standard to allow a height of 35 feet is requested to accommodate the Project. Given the restriction on developing residential units along Coast Highway and requirement that residential units be located above the ground level the waiver is necessary to accommodate the density bonus units permitted under State law.
2. As authorized pursuant to Government Code Section 65915-65918 (Density Bonus Law) and NBMC Chapter 20.32 (Density Bonus), the Project is eligible for parking requirements calculated in accordance with Government Code Section 65915(p). Therefore, studio and one (1) bedroom units are required to provide one (1) onsite
parking space per unit and two (2) bedroom units are required to provide two (2)
onsite parking spaces.
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Planning Commission Resolution No. PC2021-001 Page 32 of 42
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby finds this Project is categorically exempt from the California Environmental Quality Act pursuant to Section 15332 under Class 32 of the CEQA Guidelines, California Code of Regulations, Title 14,
Division 6, Chapter 3, because it has no potential to have a significant effect on the
environment. 2. The Planning Commission of the City of Newport Beach hereby approves Coastal Development Permit No. CD2019-062, Conditional Use Permit No. UP2019-054, Site
Development Review No. SD2019-003, and Tentative Parcel Map No. NP2020-013,
subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 3. This action shall become final and effective fourteen (14) days following the date this
Resolution was adopted unless within such time an appeal is filed with the City Clerk in
accordance with the provisions of Title 20 (Planning and Zoning), of the Newport Beach Municipal Code. 4. This action shall become final and effective ten (10) days after the adoption of this
Resolution unless within such time an appeal is filed with the City Council in accordance
with the provisions of Title 19 (Subdivisions), of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 18th DAY OF FEBRUARY, 2021.
AYES: NOES:
ABSTAIN:
ABSENT:
BY:_________________________ Erik Weigand, Chairman
BY:_________________________
Lauren Kleiman, Secretary
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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 any of the approved permits.
4. This approval may be modified or revoked by the Planning Commission should they
determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the Property is operated or maintained so as to constitute a public nuisance.
5. A copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits.
6. Prior to the issuance of a building permit, the Applicant shall submit to the Planning
Division an additional copy of the approved architectural plans for inclusion in the Site Development Review Permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The
plans shall accurately depict the elements approved by this Site Development Review
and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 7. Prior to the issuance of a building permit, the Applicant shall submit a landscape and
irrigation plan prepared by a licensed landscape architect. These plans shall incorporate
drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the Planning Division. 8. All landscape materials and irrigation systems shall be maintained in accordance with
the approved landscape plan. All landscaped areas shall be maintained in a healthy and
growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be
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Planning Commission Resolution No. PC2021-001 Page 34 of 42
kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance.
9. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Director of Community Development, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Director may order
the dimming of light sources or other remediation upon finding that the site is excessively
illuminated. 10. Prior to the issuance of a building permit, the applicant shall prepare photometric study in conjunction with a final lighting plan for approval by the Planning Division. The survey
shall show that lighting values are “1” or less at all property lines.
11. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division.
12. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 (Community Noise Control) and other applicable noise control requirements of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified time periods unless the ambient noise level is higher:
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
13. Should the Property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
14. Construction activities shall comply with Section 10.28.040 (Loud and Unreasonable Noise, Construction Activity -Noise Regulations) of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday, and 8:00 a.m.
and 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on Sundays or Holidays.
15. No outside paging system shall be utilized in conjunction with this establishment.
16. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self-latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies.
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Planning Commission Resolution No. PC2021-001 Page 35 of 42
The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes.
17. The auto showroom shall operate by appointment only between the hours of 8:00 a.m. and 9:00 p.m. No mechanical services or repairs may be conducted onsite. No vehicle inventory may be stored on the exterior of the showroom. No test drives shall be permitted on residential streets.
18. The test driving of vehicles from the auto showroom shall be prohibited on residential streets within the City of Newport Beach. 19. Auto showroom vehicle delivery and trash service pick-up shall utilize the Avon Street
driveway only.
20. Thirteen (13) parking spaces shall be signed and reserved for the use of the auto showroom during business hours.
21. The exterior of the business shall be maintained free of litter and graffiti at all times. The
owner or operator shall provide for daily removal of trash, litter debris and graffiti from the premises and on all abutting sidewalks within twenty (20) feet of the premises. 22. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained
to control odors. This may include the provision of either fully self-contained dumpsters
or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements).
23. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 7:00 a.m. on weekdays and Saturdays and between the hours of 10:00 p.m. and 9:00 a.m. on Sundays and Federal holidays, unless otherwise approved by the Director of Community Development, and may require an amendment to this Use
Permit.
24. Storage outside of the building in the front or at the rear of the Property shall be prohibited, with the exception of the required trash container enclosure.
25. A Special Events Permit is required for any event or promotional activity outside the
normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on-site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits.
26. This approval shall expire and become void unless exercised within twenty-four (24) months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 20 (Planning and Zoning) of the Newport Beach Municipal Code.
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Planning Commission Resolution No. PC2021-001 Page 36 of 42
27. A minimum of three (3) apartments units shall be made affordable to very low-income
households consistent with the Affordable Housing Implementation Plan dated July 9,
2020. 28. Prior to the issuance of a building permit an affordable housing agreement shall be executed in a recordable form as required by the City Attorney’s Office.
29. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, attorney’s fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of 2510 West Coast Highway Mixed-Use Project including, but not limited to, Coastal Development Permit No. CD2019-062, Conditional Use Permit No. UP2019-054, Site Development Review No. SD2019-003, and Tentative Parcel Map No. NP2020-013
(PA2019-249). This indemnification shall include, but not be limited to, damages awarded
against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City
incurs in enforcing the indemnification provisions set forth in this condition. The applicant
shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition.
Fire Department
30. Fire access shall have an unobstructed vertical clearance of not less than 13 feet 6 inches. California Fire Code Section 503.2.1 Off Street Fire Access shall be provided on West Coast Highway - a designated safe place for fire department to stage off the street
for medical aids.
31. Group R occupancies shall be equipped throughout with an automatic sprinkler system in accordance with CFC Section 903.2.8. California Building Code (CBC) Section 420.5, Newport Beach Fire Department (NBFD) Guideline F.05 and NBFD Guideline F.03.
32. Fire Alarm Systems and Smoke Alarms shall be installed in Group R-1 occupancies as required in Sections 907.2.8.1 through 907.2.8.3 CFC Section 907.2.8. 33. All buildings and structures with one or more passenger service elevators shall be
provided with not less than one medical emergency service elevator to all landings
meeting the provisions of Section 3002.4a. California Building Code (CBC) Section 3002.4a.
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Planning Commission Resolution No. PC2021-001 Page 37 of 42
34. The elevator car shall be of such a size and arrangement to accommodate a 24-inch by 84-inch ambulance gurney or stretcher with not less than 5-inch radius corners, in the
horizontal, open position, shall be provided with a minimum clear distance between walls
or between walls and door, excluding return panels not less than 80 inches by 54 inches, and a minimum distance from wall to return panel not less than 51 inches with a 42-inch side slide door. CBC Section 3002.4.3a
35. Walls separating dwelling units in the same building, walls separating sleeping units in
the same building and walls separating dwelling or sleeping units from other occupancies contiguous to them in the same building shall, be constructed as fire partitions in accordance with Section 708. CBC Section 420.2
36. Floor assemblies separating dwelling units in the same building, floor assemblies
separating sleeping units in the same building and floor assemblies separating dwelling or sleeping units from other occupancies contiguous to them in the same building shall be constructed as horizontal assemblies in accordance with Section 711. CBC Section 420.3.
37. Fire Hydrants are required and shall be provided within 400 feet of all portions of a building. An approved route around the exterior of the facility or building shall measure the distances. CFC Section 507.5.1.
38. All new buildings shall have approved radio coverage for emergency responders within
the building based upon the existing coverage levels of the public safety communication systems of the jurisdiction at the exterior of the building. CFC Section 510.1. An Emergency Responder Radio Coverage system for a duration of not less than 24 hours. CFC Section 510.4.2.3.
39. Emergency responder radio coverage systems shall be provided with standby power in accordance with Section 604. The standby power supply shall be capable of operating the emergency responder radio coverage system for a duration of not less than 24 hours. CFC Section 510.4.2.3.
40. Dumpsters and containers with an individual capacity of 1.5 cubic yards or more shall not be stored in buildings or placed within 5 feet of combustible walls, openings or combustible to roof eave lines. CFC Section 304.3.3.
41. Class I standpipes shall be installed and located as required per NBFD. Standpipes are
necessary due to lack of access around the perimeter of the structure. 42. A two-way communication system complying with Sections 12009.8.1 and 1009.8.2 shall be provided at the landing serving each elevator or bank of elevators one ach
accessible floor that is one or more stories above or below the level of exit discharge.
CFC Section 1009.8.
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Planning Commission Resolution No. PC2021-001 Page 38 of 42
43. An approved water supply capable of supplying the required fire flow for fire protection shall be provided to premises upon which facilities and buildings are hereafter
constructed or moved into or within the jurisdiction. CFC Section 507.1
44. Fire hydrants shall be provided and located within 400 feet of all portions of the building. The fire flow will also determine if additional fire hydrants are required. CFC Section 507.5
45. As per Amendment to CFC Section 604.8, provide and install electrical outlets connected to the emergency generator circuitry system when a generator is required by Section 604.2 of the CFC in every fire control room and in other areas as may be designated by the fire code official in the following locations:
a. In the main exit corridor of each, floor adjacent to each exit enclosure.
b. On every level in every stairwell. c. In each elevator lobby. d. In public assembly areas larger than 1,500 square feet. e. In every fire control room.
f. In such other areas as may be designated by the fire code official.
46. Liquid or gas-fueled vehicles, boats or other motor craft shall not be located indoors except as follows: a. Batteries are disconnected.
b. Fuel in fuel tanks does not exceed one-quarter tank or 5 gallons (whichever is least).
c. Fuel tanks and fill openings are closed and sealed to prevent tampering. d. Vehicles, boats or other motor craft equipment are not fueled or defueled within the building.
47. Fire lanes shall be identified as per NBFD Guideline C.02 and shown as indicated on
the plans. 48. During construction, an approved water supply for fire protection, either temporary or permanent, shall be made available as soon as combustible material arrives on the site.
CFC Section 3312.1.
49. Construction Access. Either temporary or permanent roads, capable of supporting vehicle loading under all weather conditions, shall provide vehicle access. Vehicle access shall be maintained until permanent fire apparatus access roads are available.
NBFD Guideline C.01.
50. The elevator designated the medical emergency elevator shall be equipped with a key switch to recall the elevator nonstop to the main floor. CBC Section 3002.4.4a.
51. Fire Flow needs to be determined as per NBFD Guideline B.01.
52. The Fire Department Connection (FDC) shall be on the address side of the building and located a minimum of 30 feet from beginning of the radius for the driveway approach; arranged so they are located immediately adjacent to the approved fire department
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Planning Commission Resolution No. PC2021-001 Page 39 of 42
access road so that hose lines can be readily and conveniently attached to the inlets without interference from nearby objects including building, fence, posts, or other fire
department connections. NBFD Guideline F.04.
53. The FDC shall be located no more than 100 feet from a public hydrant. NBFD Guideline F.04.
54. Fire Pits must be installed as per California Mechanical Code 932.0 and the
manufacturer’s specifications. 55. Gates across the fire access or gates blocking pedestrian access must be equipped with a means for emergency personnel to enter the Property via the road. NBFD Guideline
C.01.
Building Division 56. The applicant is required to obtain all applicable permits from the City’s Building Division
and Fire Department. The construction plans must comply with the most recent, City-
adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Approval from the Orange County Health Department is required prior to the issuance of a building permit.
57. The applicant shall employ the following best available control measures (“BACMs”) to
reduce construction-related air quality impacts: Dust Control • Water all active construction areas at least twice daily.
• Cover all haul trucks or maintain at least two feet of freeboard.
• Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty
material.
• Suspend all operations on any unpaved surface if winds exceed 25 mph. Emissions • Require 90-day low-NOx tune-ups for off road equipment. • Limit allowable idling to 30 minutes for trucks and heavy equipment
Off-Site Impacts
• Encourage car pooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off-site.
• Sweep access points daily.
• Encourage receipt of materials during non-peak traffic hours. • Sandbag construction sites for erosion control. Fill Placement
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Planning Commission Resolution No. PC2021-001 Page 40 of 42
• The number and type of equipment for dirt pushing will be limited on any day to ensure that SCAQMD significance thresholds are not exceeded.
• Maintain and utilize a continuous water application system during earth
placement and compaction to achieve a 10 percent soil moisture content in the top six-inch surface layer, subject to review/discretion of the geotechnical engineer.
58. Prior to the issuance of a grading permit, a Storm Water Pollution Prevention Plan
(SWPPP) and Notice of Intent (NOI) to comply with the General Permit for Construction Activities shall be prepared, submitted to the State Water Quality Control Board for approval and made part of the construction program. The Project applicant will provide the City with a copy of the NOI and their application check as proof of filing with the State
Water Quality Control Board. This plan will detail measures and practices that will be in
effect during construction to minimize the Project’s impact on water quality. 59. Prior to the issuance of a grading permit, the applicant shall prepare and submit a Water Quality Management Plan (WQMP) for the Project, subject to the approval of the
Building Division and Code and Water Quality Enforcement Division. The WQMP shall
provide appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. 60. A list of “good housekeeping” practices will be incorporated into the long-term post-
construction operation of the site to minimize the likelihood that pollutants will be used,
stored or spilled on the site that could impair water quality. These may include frequent parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful fertilizers or pesticides, and the diversion of storm water away from potential sources of pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list
and describe all structural and non-structural BMPs. In addition, the WQMP must also
identify the entity responsible for the long-term inspection, maintenance, and funding for all structural (and if applicable Treatment Control) BMPs. Public Works Department
61. A Parcel Map shall be recorded. The Map shall be prepared on the California coordinate system (NAD83). Prior to recordation of the Map, the surveyor/engineer preparing the Map shall submit to the County Surveyor and the City of Newport Beach a digital-graphic file of said map in a manner described in Section 7-9-330 and 7-9-337 of the Orange
County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The Map to be submitted to the City of Newport Beach shall comply with the City’s CADD Standards. Scanned images will not be accepted. 62. Prior to recordation of the parcel map, the surveyor/engineer preparing the map shall tie
the boundary of the map into the Horizontal Control System established by the County
Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments (one-inch iron pipe with tag) shall be set On Each Lot Corner unless otherwise approved
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Planning Commission Resolution No. PC2021-001 Page 41 of 42
by the Subdivision Engineer. Monuments shall be protected in place if installed prior to completion of construction project.
63. The conflicting easement (i.e. private sewer, water, storm drain, ingress,and egress easements) within the Project shall be vacated prior to the final parcel map processing or shall be vacated as part of the proposed parcel map.
64. The Project shall provide a 12-foot wide dedication for street-purposes along the West
Coast Highway frontage. 65. The Project shall provide a minimum 10-foot easement for street and pedestrian purposes to provide an accessible compliant walkway at the top of the driveway along
the Avon Street extension frontage.
66. No structural improvements shall be permitted within the limits of the proposed 12-foot wide street dedication along the West Coast Highway frontage and minimum 10-foot wide street and pedestrian easement along the Avon Street extension frontage.
67. The existing street light pole located adjacent to the new driveway along West Coast Highway shall be relocated a minimum of 5-feet away from the proposed driveway approach unless otherwise approved by Caltrans.
68. Each unit shall be served by separate sewer and water services unless otherwise
waived by the Utilities Director. If waived by the Utilities Director, at a minimum the residential and commercial uses shall have separate sewer and water services. Each sewer and water service shall be installed per applicable City Standards.
69. The driveways shall be constructed and installed per City Standard STD-160-L-A. A
minimum 4-foot wide accessible walkway shall be provided at the top of the driveway approach. 70. Reconstruct curb, gutter and sidewalks along the West Coast Highway and Avon Street
extension project frontages per the applicable City Standards.
71. Parking layout shall comply with City Standard STD-805-L-A and STD-805-L-B. All drive aisles shall be a minimum of 26-feet wide. No obstruction shall be permitted to Project into the required width of the drive aisle.
72. All improvements shall be constructed as required by Ordinance and the Public Works Department. 73. The existing City street trees along the West Coast Highway and Avon Street extension
frontages shall be protected in place.
74. All existing overhead utilities shall be undergrounded. 75. An encroachment permit is required for all work activities within the public right-of-way.
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Planning Commission Resolution No. PC2021-001 Page 42 of 42
76. All on-site drainage shall comply with the latest City Water Quality requirements.
77. All unused water services to be abandoned shall be capped at the main (corporation stop) and all unused sewer laterals to be abandoned shall be capped at Property line. If the sewer lateral to be abandoned has an existing cleanout, abandonment shall include removal of the cleanout riser, the 4TT box and the wye. Sewer lateral shall then
be capped where the wye used to be.
78. Sewer and water demand study shall be reviewed and approved by the Public Works and Utilities Departments. Any City required improvements to accommodate the Project shall be designed and constructed at the owner’s expense.
79. Fire Flow analysis shall be reviewed and approved by the Public Works Department, Utilities Department and Fire Marshall. Any City required improvements to accommodate the Project shall be designed and constructed at the owner’s expense.
80. A construction management plan (CMP) shall be reviewed and approved by the City
Traffic Engineer and the Community Development Director prior to the issuance of a building permit.
50
Attachment No. PC 2
January 21, 2021 Planning Commission
Staff Report
51
INTENTIONALLY BLANK PAGE52
CITY 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 3 (In-fill Development Projects) of the CEQA
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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
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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
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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,
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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
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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
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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.
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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
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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
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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
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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.
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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
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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
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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
66
Attachment No. PC 1
Draft resolution PC2021-001 with findings and conditions of
approval
67
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
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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
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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
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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
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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,
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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.
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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;
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• 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;
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• 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.
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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
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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
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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.
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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
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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.
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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
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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).
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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
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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
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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:
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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
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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;
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• 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
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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
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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.
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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.
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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.
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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.
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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
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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
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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
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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.
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PASSED, APPROVED, AND ADOPTED THIS 21st DAY OF January, 2021.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:_________________________
Erik Weigand, Chairman
BY:_________________________
Lauren Kleiman, Secretary
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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.
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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.
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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.
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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
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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
104
Planning Commission Resolution No. PC2021-001
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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.
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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
106
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.
107
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.
108
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.
109
Attachment No. PC 2
Project Plans
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DESCRIPTIONDATENO.117131
DESCRIPTIONDATENO.227132
WM-1WM-5WM-8DESCRIPTIONDATENO.337133
DESCRIPTIONDATENO.447134
DESCRIPTIONDATENO.157135
DESCRIPTIONDATENO.167136
WM-1WM-5WM-8DESCRIPTIONDATENO.1WM-1WM-5WM-877137
L-107.09.20LANDSCAPE IMAGERY138
AVON STREET
BOUTIQUE AUTO SHOWROOM BELOWEXISTING AUTO SHOWROOMEXISTING COMMERCIAL PRESCHOOLRES. LOBBYWEST COAST
H
I
G
H
W
A
Y L-207.09.200’LANDSCAPE SCHEMATIC PLAN64’32’16’WWWW
LEVEL 3 ROOFTOP • see sheet L-4GROUND LEVEL• see sheet L-3EXISSTITNG AUTOSHSSSOWROOMLEVEL3ROOFTOPLEVEL 2 COURTYARD• see sheet L-4139
AVON STREET
WEST COAST H
I
G
H
W
A
Y BOUTIQUE AUTO SHOWROOMTEXISTING AUTO SHOWROOMEXISTING COMMERCIAL PRESCHOOLRES. LOBBYL-307.09.200’GROUND LEVEL LANDSCAPE PLAN64’32’16’COAST HIGHWAY STREETSCAPE• per mariners’ mile revitalization master plan• (2) existing palms in tree grates• (1) proposed washingtonia äOLEXVWDSDOPLQWUHHJUDWH• EDFNJURXQGKHGJHENTRY DRIVE• OLQHDUFRQFUHWHSDYHUV• HQKDQFHODQGVFDSLQJD3/• PDWFKLQJKHLJKWSDOPVENTRY DRIVE• OLQHDUFRQFUHWHSDYHUV• loading areasWEST EDGE• JUHHQVFUHHQZLWKevergreen vineEAST EDGE• JUHHQVFUHHQZLWKevergreen vine140
LEVEL 2 COURTYARDBOUTIQUE AUTO SHOWROOM BELOWL-407.09.200’LEVEL 2 AND 3 LANDSCAPE PLAN32’16’8’SEE ENLARGEMENT L-5COURTYARD• enlarged private patios• ZRRGVFUHHQVDQGJDWHV• OXVKODQGVFDSLQJLEVEL 3LEVEL 2 141
L-507.09.200’LEVEL 3ENLARGEMENT16’8’4’FIRESIDE LOUNGE• äUHSLW• ORXQJHIXUQLWXUH• potteryDINNER PARTY• EETFRXQWHU• shade trells• FRPPXQDOGLQLQJWDEOH• IHVWLYDOOLJKWV• potteryLOUNGE LAWN• V\QWKHWLFWXUIODZQ• GD\EHGV• ping pong• ORXQJHVHDWLQJZLWKXPEUHOODVENTRY• SHGHVWDOSDYHUZDON• JUHHQURRIäHOG• KHGJHVFUHHQLQJIRUURRIPRXQWHGHTXLSPHQWDQGDGMDFHQWURRIV• ORXQJHIXUQLWXUH142
SIZEBOTANICAL NAMEWUCOLSCOMMON NAMETREES: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 SYSTEMSWHICH STABILIZES SOIL and MINIMIZES EROSION IMPACTS.ARBUTUS x MARINAHYBRID STRAWBERRYMulti-Trunk24" BOXMEDIUMEXISTING TREES to be protected-in-place (West Coast Highway):WASHINGTONIA FILIBUSTAWASHINGTONIA HYBRIDDRACAENA DRACODRAGON TREE24" BOXASPARAGUS DENSIPLORUS 'MYERSII'MYER ASPARAGUSLOWCHONDROPETALUYM 'ELEPHANTINUM'LARGE CAPE RUSHLOWLOMANDRA LONGIFOLIA 'BREEZE'SPINY-HEADED5 GAL.MAT RUSHMEDIUMLOW5 GAL.5 GAL.PHORMIUM HYBRIDSNEW ZEALAND FLAXROSMARINUS PROSTRATUSDWARF ROSEMARY5 GAL.LOWALOE STRIATACORAL ALOE5 GALLOWDASYLIRION WHEELERIDESERT SPOON15 GALLOWDIANELLA REVOLUTALITTLE REV5 GALLOWCALLISTEMON 'LITTLE JOHN'DWARF CALLISTEMON5 GALLOWECHEVERIA PEACOCKIIPEACOCK ECHEVERIA5 GALLOWFESTUCA OVINA GLAUCABLUE FESCUE5 GALLOWRED YUCCA5 GAL1 GALSENECIOPINK MUHLY5 GALFELT PLANT15 GALHESPERALOE PARVIFLORASENECIO MANDRALISCAEMUHLENBURGIA CAPILLARISKALANCHOE BEHARENSISLOWLOWVERY LOWLOWPITTOSPORUM C. 'COMPACTUM'PITTOSPORUM5 GAL. MEDIUMLOW WATER CONSERVING PLANTING AREA:MEDIUM / LOW TRANSITION PLANTING AREAS:IRRIGATION HYDROZONE 3:CAREX DIVULSABERKELEY SEDGE5 GAL.MEDIUMCARISSA M. 'HORIZONTALIS'NATAL PLUMMEDIUM5 GAL.ALOE STRIATACORAL ALOE5 GALLOWALOE BAINSIITREE ALOE24" BOXLOWBOUGAINVILLEA ROSENKASHRUB BOUGAINVILLEA5 GAL.LOWAGAVE ATTENUATA 'NOVA'15 GAL.AEONIUM ARBOREUM 'SCHWARZKOPF'ECHEVERIA GLAUCAFURCRACEA FOETIDA 'MEDIOPICTA'15 GAL.LOWLOWPRUNUS ILICIFOLIA SPP. LYONII24" BOXALYOGYNE HUEGELII15 GALLOWCRASSULA OVATA15 GAL.LOWAEONIUM 'URBICUM' 'SALAD BOWL'WESTRINGIA FLORIBUNDACOAST ROSEMARY5 GALLOWSALVIA CLEVELANDIICA BLUE SAGE5 GALLOWTEUCRIUM CHAMAEDRYSGERMANDER5 GALLOWPITTOSPORUM T. 'GOLF BALL''GOLF BALL' KOHUHU5 GAL. MEDIUMHETEROMELES ARBUTIFOLIATOYON 15 GALLOWARBUTUS 'COMPACTA'DWARF STRAWBERRY5 GALLOWFESTUCA MAIREIATLAS FESCUE1 GALLOWAYSIZEBOTANICAL NAMEWUCOLSCOMMON NAMESHRUBS:AGAVE AMERICANACENTURY PLANT15 GALLOWHENS & CHICKS1 GALLOWAEONIUM5 GALLOWAEONIUM5 GALLOWMEDIUM / LOW ENHANCED SHRUBS:IRRIGATION HYDROZONE 1:IRRIGATION HYDROZONE 2:BOUGAINVILLEA 'LA JOLLA'BOUGAINVILLEAMEDIUM5 GAL.FOXTAIL AGAVEBLUE HIBISCUSJADE PLANTMAURITIUS HEMP5 GAL.LOWVERY LOWCATALINA CHERRYDRACAENA DRACOARCHONTOPHOENIX CUNNINGHAMIANAMAGNOLIA G. 'LITTLE GEM'MEDIUMMEDIUMKING PALM36" BOXMAGNOLIALow Branch24" BOXLOW36" BOXDRAGON TREESTREET TREES at West Coast Highway:PROPOSED PLANT PALETTE:WASHINGTONIA FILIBUSTAWASHINGTONIA HYBRIDOLEA 'SWAN HILL'FRUITLESS OLIVEMulti-TrunkMEDIUM36" BOXARCHONTOPHOENIX CUNNINGHAMIANAMEDIUMKING PALMMulti-Trunk24" BOXWATER EFFICIENT LANDSCAPING NOTE:THE FOLLOWING MEASURES WILL BE INCORPORATED INTO THE PROJECT TO CONSERVEWATER:1.THE IRRIGATIONSYSTEMSHALLMEETTHEREQUIREMENTSOFTHECITYOFNEWPORT BEACH LANDSCAPE GUIDELINES FOR WATER EFFICIENT LANDSCAPES.2.THE ESTIMATEDAPPLIED WATERUSEALLOWEDFORTHELANDSCAPEAREASHALLNOT 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:xALANDSCAPEDOCUMENTATIONPACKAGEBYTHE PROJECTAPPLICANTISREQUIREDTOBESUBMITTEDTOTHECITYOF NEWPORTBEACHPURSUANTTOSECTION2.1OFTHEWATEREFFICIENCY ORDINANCE STANDARDS.xLANDSCAPEAREAEXCEEDS2,500SFAND ISSUBJECTTON.B.M.C.14.17"WATEREFFICIENTLANDSCAPE ORDINANCExLANDSCAPE PLANSAND WATERUSECALCULATIONSPREPAREDBYAPROFESSIONALLICENSEDLANDSCAPE ARCHITECT IN THE STATE OF CALIFORNIA.LANDSCAPE DOCUMENTATION NOTE:CITY of NEWPORT BEACH NOTES:1.ROOFGARDENSANDLANDSCAPED ROOFSSHALLCOMPLY WITHTHEREQUIREMENTS OF THE CALIFORNIA BUILDING CODE (CBC) AND THE CFC.2.STREETSCAPE PER THE MARINERS' MILE REVITALIZATION MASTER PLANL-607.09.20LANDSCAPE NOTES AND PLANT PALETTE143
2510 W. Coast Highway
MIXED USE DEVELOPMENT - NEWPORT BEACH, CA 92633
PLASTER CEMENT FOAM TRIM -
DARK BRONZE
WOOD LOOK PEDESTAL PAVING TILE
PRECISION CMU BLOCK
PLASTER CEMENT - WHITE
METAL PANEL -
DARK BRONZE
HORIZONTAL WOOD LOOK METAL SIDING - GRAY
HORIZONTAL WOOD LOOK METAL SIDING - WHITE
HORIZONTAL WOOD LOOK METAL SIDING - ASH COLOR
VERTICAL WOOD LOOK
METAL SIDING - DARK 144
TENTATIVE TRACT NO. 19134TENTATIVE PARCEL NO. 19134145
Attachment No. PC 3
Parking Demand Study – Urban
Crossroads dated July 7, 2020
146
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)
147
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
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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"
148
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Space Investment Partners
July 7, 2020
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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"149
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Space Investment Partners
July 7, 2020
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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.
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July 7, 2020
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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.
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Space Investment Partners
July 7, 2020
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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.
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Space Investment Partners
July 7, 2020
Page 7 of 9
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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
153
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Space Investment Partners
July 7, 2020
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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
154
Mr. Mark Moshayedi
Space Investment Partners
July 7, 2020
Page 9 of 9
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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
155
12618-21 Parking Evaluation
APPENDIX A:
PRELIMINARY SITE PLAN
156
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',807:26725,(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%$&.
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6(7%$&.
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&,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(17157
$$%287,48($8726+2:52206)$
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$$$$$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
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12618-21 Parking Evaluation
APPENDIX B:
CITY OF NEWPORT BEACH MUNICIPAL CODE
160
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.
161
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.
162
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.
163
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
164
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
165
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.
166
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
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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.
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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
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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;
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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.
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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:
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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.
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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
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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
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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
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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
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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;
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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"
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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.
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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
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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.
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(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
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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.
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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:
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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.
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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.
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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.
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APPENDIX C:
REFERENCE PARKING DEMAND COUNTS
9/21/2019 AND 9/26/2019
190
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 92878951-268-6268191
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 92878951-268-6268192
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 92878951-268-6268193
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 92878951-268-6268194
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.
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Attachment No. PC 4
Air Quality and Greenhouse Gas
Evaluation - Urban Crossroads dated June
10, 2020
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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
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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.
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EXHIBIT A: LOCATION MAP
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EXHIBIT B: SITE PLAN
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• 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.
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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
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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.
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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
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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.”
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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.
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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
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EXHIBIT C: RECEPTOR LOCATIONS
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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
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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)
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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.
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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).
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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)
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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.
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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.
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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
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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.
217
ATTACHMENT A:
CALEEMOD OUTPUTS
218
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)
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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
230
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
231
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
232
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
233
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
234
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
235
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
236
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
237
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
238
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
239
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
240
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
241
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
242
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
243
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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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
260
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
261
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
262
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
263
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
264
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
265
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
266
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
267
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
268
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
269
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
270
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
271
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
272
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
273
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
274
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
275
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
276
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
277
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
278
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
279
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
280
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
281
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
282
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
283
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
284
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
285
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
286
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
287
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
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288
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
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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
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290
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
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291
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
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292
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
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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
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294
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
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295
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
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296
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
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297
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
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298
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
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299
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
300
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
301
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
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302
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
303
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
304
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
305
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
306
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
307
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
308
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
309
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
310
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
311
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
312
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
313
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
314
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
315
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
316
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
317
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
318
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
319
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
320
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
321
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
322
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
323
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
324
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
325
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
326
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
327
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
328
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
329
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
330
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
331
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
332
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
333
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
334
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
335
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
336
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
337
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
338
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
339
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
340
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
341
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
342
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
343
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
344
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
345
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
346
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
347
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
348
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
349
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
350
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
351
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
352
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
353
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
354
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
355
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
356
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
357
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
358
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
359
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
360
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
361
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
362
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
363
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
364
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
365
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
366
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
367
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
368
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
369
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
370
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
371
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
372
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
373
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
374
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
375
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
376
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
377
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
378
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
379
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
380
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
381
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
382
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
383
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
384
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
385
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
386
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
387
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
388
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
389
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
390
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
391
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
392
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
393
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
394
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
395
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
396
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
397
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
398
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
399
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
400
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
401
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
402
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
403
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
404
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
405
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
406
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
407
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
408
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
409
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
410
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
411
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
412
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
413
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
414
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
415
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
416
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
417
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
418
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
419
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
420
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
421
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
422
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
423
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
424
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
425
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
426
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
427
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
428
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
429
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
430
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
431
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
432
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
433
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
434
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
435
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
436
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
437
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
438
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
439
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
440
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
441
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
442
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
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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
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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
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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
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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
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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
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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
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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
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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
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11.0 Vegetation
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Attachment No. PC 5
Noise Impact Analysis – Urban Crossroads
date July 28, 2020
453
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
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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
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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
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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
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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
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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
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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.
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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
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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).
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EXHIBIT 1-A: LOCATION MAP
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EXHIBIT 1-B: SITE PLAN
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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.
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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
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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
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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)
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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)
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EXHIBIT 2-C: TYPICAL LEVELS OF GROUND-BORNE VIBRATION
Source: Federal Transit Administration (FTA) Transit Noise Impact and Vibration Assessment.
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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)
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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.
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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
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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.
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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.
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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.
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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;
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• 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
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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
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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.
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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.
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EXHIBIT 5-A: NOISE MEASUREMENT LOCATIONS
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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)
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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.
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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).
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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
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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.
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EXHIBIT 8-A: RECEIVER LOCATIONS
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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)
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EXHIBIT 9-A: OPERATIONAL NOISE SOURCE AND RECEIVER LOCATIONS
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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.
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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
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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).
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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.
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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.
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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.
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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.
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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.
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EXHIBIT 10-A: CONSTRUCTION ACTIVITY AND RECEIVER LOCATIONS
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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.
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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?
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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.
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• 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
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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.
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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?
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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.
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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
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CITY OF NEWPORT BEACH MUNICIPAL CODE CHAPTER 10.26
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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.
57 516
“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.58 517
“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:
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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
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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 enforced61520
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.
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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)
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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
64 523
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.
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12954-07 Noise Study
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2510 PCH Mixed-Use Development Noise Impact Analysis
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APPENDIX 3.2:
CITY OF NEWPORT BEACH MUNICIPAL CODE CHAPTER 10.28
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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;
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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
70 529
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.
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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)72 531
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.
73 532
2510 PCH Mixed-Use Development Noise Impact Analysis
12954-07 Noise Study
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2510 PCH Mixed-Use Development Noise Impact Analysis
12954-09 Noise Study
APPENDIX 5.1:
STUDY AREA PHOTOS
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12954-09 Noise Study
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76 535
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"
77 536
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"
78 537
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"
79 538
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"
80 539
2510 PCH Mixed-Use Development Noise Impact Analysis
12954-09 Noise Study
APPENDIX 5.2:
NOISE LEVEL MEASUREMENT WORKSHEETS
81 540
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12954-09 Noise Study
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82 541
Date:Location:Meter:Piccolo II JN:12954
Project:2510 PCH Mixed-Use Development Analyst:P. Mara
Timeframe Hour Leq L max Lmin L1%L2%L5%L8%L25%L50%L90%L95%L99%Leq Adj.Adj. Leq
0 48.2 54.5 45.6 53.9 51.3 50.0 47.3 45.9 45.7 0.0 0.0 0.0 48.2 10.0 58.2
1 44.7 51.9 42.0 51.5 49.1 46.5 43.5 42.3 42.0 0.0 0.0 0.0 44.7 10.0 54.7
2 49.3 55.6 45.9 55.1 52.6 51.5 48.4 46.1 45.9 0.0 0.0 0.0 49.3 10.0 59.3
3 45.8 48.3 43.9 48.1 47.4 47.0 45.6 44.3 44.0 0.0 0.0 0.0 45.8 10.0 55.8
4 54.7 66.5 48.5 65.9 61.6 56.4 50.4 48.7 48.6 0.0 0.0 0.0 54.7 10.0 64.7
5 51.0 56.6 48.3 56.4 54.7 52.9 50.2 48.6 48.4 0.0 0.0 0.0 51.0 10.0 61.0
6 64.4 76.0 52.0 75.6 72.4 68.4 55.3 52.8 52.3 0.0 0.0 0.0 64.4 10.0 74.4
7 64.4 76.4 52.1 76.0 72.3 68.0 55.9 52.7 52.2 0.0 0.0 0.0 64.4 0.0 64.4
8 59.1 70.6 50.0 69.7 65.6 61.9 55.0 50.5 50.1 0.0 0.0 0.0 59.1 0.0 59.1
9 63.7 72.0 56.4 71.5 68.8 66.7 61.8 57.4 56.6 0.0 0.0 0.0 63.7 0.0 63.7
10 60.4 68.7 54.8 68.2 65.4 63.4 58.2 55.5 55.0 0.0 0.0 0.0 60.4 0.0 60.4
11 59.4 72.5 51.5 71.0 65.3 61.6 54.9 52.0 51.6 0.0 0.0 0.0 59.4 0.0 59.4
12 57.4 66.9 51.9 66.4 63.1 60.3 54.8 52.3 52.0 0.0 0.0 0.0 57.4 0.0 57.4
13 58.1 67.5 51.7 67.0 63.9 61.6 55.1 52.2 51.9 0.0 0.0 0.0 58.1 0.0 58.1
14 58.5 66.5 52.1 66.0 63.7 62.4 55.5 52.5 52.2 0.0 0.0 0.0 58.5 0.0 58.5
15 58.0 65.3 54.3 64.9 62.5 60.4 56.5 54.7 54.4 0.0 0.0 0.0 58.0 0.0 58.0
16 60.3 69.5 54.4 69.0 66.1 63.7 57.5 54.8 54.5 0.0 0.0 0.0 60.3 0.0 60.3
17 59.8 70.2 53.3 69.6 66.2 62.8 56.5 53.7 53.4 0.0 0.0 0.0 59.8 0.0 59.8
18 59.1 68.8 53.2 68.4 65.1 61.9 56.4 53.6 53.3 0.0 0.0 0.0 59.1 0.0 59.1
19 58.3 67.8 51.5 67.6 64.9 62.4 54.5 52.1 51.6 0.0 0.0 0.0 58.3 5.0 63.3
20 54.2 62.3 49.7 61.9 59.1 56.7 52.3 50.1 49.8 0.0 0.0 0.0 54.2 5.0 59.2
21 54.8 62.3 50.5 61.9 59.9 57.9 53.0 50.9 50.6 0.0 0.0 0.0 54.8 5.0 59.8
22 51.2 59.4 47.2 58.8 56.0 54.0 49.4 47.5 47.3 0.0 0.0 0.0 51.2 10.0 61.2
23 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 56.4
Timeframe Hour Leq L max Lmin L1%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 0.0
Max 64.4 76.4 56.4 76.0 72.3 68.0 61.8 57.4 56.6 0.0 0.0 0.0
60.4 69.0 65.7 62.9 56.5 53.5 53.1 0.0 0.0 0.0
Min 54.2 62.3 49.7 61.9 59.1 56.7 52.3 50.1 49.8 0.0 0.0 0.0
Max 58.3 67.8 51.5 67.6 64.9 62.4 54.5 52.1 51.6 0.0 0.0 0.0
56.2 63.8 61.3 59.0 53.3 51.0 50.7 0.0 0.0 0.0
Min 44.7 48.3 41.8 48.1 47.4 46.5 43.5 42.1 41.9 0.0 0.0 0.0
Max 64.4 76.0 52.0 75.6 72.4 68.4 55.3 52.8 52.3 0.0 0.0 0.0
56.0 57.8 55.3 53.0 48.2 46.5 46.2 0.0 0.0 0.0
56.0
24-Hour Noise Level Measurement Summary
Hourly L eq dBA Readings (unadjusted)
L eq (dBA)
Night
Wednesday, October 2, 2019
24-Hour Daytime Nighttime
L1 - Located south of 204 Tustin Ave near the side yard of the
single-family home.
24-Hour CNEL (dBA)
63.5
Evening
Day
Evening
Energy Average
Night
Day
Night
Energy Average
Energy Average Average:
Average:
Average:
58.8 59.948.244.749.345.854.751.064.464.459.163.760.459.457.458.158.558.060.359.859.158.354.254.851.246.435.040.045.050.055.060.065.070.075.080.085.0
0 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 Beginning
U:\UcJobs\_12600-13000\_12900\12954\Field Work\Measurements\12954_L1_N 83 542
Date:Location:Meter:Piccolo II JN:12954
Project:2510 PCH Mixed-Use Development Analyst:P. Mara
Timeframe Hour Leq L max Lmin L1%L2%L5%L8%L25%L50%L90%L95%L99%Leq Adj.Adj. Leq
0 49.0 56.7 40.5 56.5 56.0 55.6 42.4 40.7 40.6 0.0 0.0 0.0 49.0 10.0 59.0
1 42.6 49.5 39.7 49.2 47.1 45.2 41.0 39.9 39.8 0.0 0.0 0.0 42.6 10.0 52.6
2 53.0 60.6 40.7 60.6 60.4 60.3 44.1 41.2 40.8 0.0 0.0 0.0 53.0 10.0 63.0
3 43.4 48.9 41.5 48.6 46.4 44.9 42.7 41.8 41.6 0.0 0.0 0.0 43.4 10.0 53.4
4 47.1 54.6 43.8 54.2 52.0 49.1 45.5 44.1 43.9 0.0 0.0 0.0 47.1 10.0 57.1
5 49.2 56.1 45.6 55.7 53.3 51.5 48.1 45.9 45.7 0.0 0.0 0.0 49.2 10.0 59.2
6 56.3 65.1 49.3 64.6 62.3 60.5 53.1 49.9 49.5 0.0 0.0 0.0 56.3 10.0 66.3
7 59.8 68.6 51.3 68.3 66.8 64.5 55.1 52.0 51.5 0.0 0.0 0.0 59.8 0.0 59.8
8 57.5 71.0 48.7 68.9 62.1 60.1 54.0 49.5 48.9 0.0 0.0 0.0 57.5 0.0 57.5
9 56.1 62.0 51.2 61.5 59.8 58.8 55.2 51.9 51.4 0.0 0.0 0.0 56.1 0.0 56.1
10 64.7 71.7 61.2 71.3 68.9 67.4 63.1 61.6 61.3 0.0 0.0 0.0 64.7 0.0 64.7
11 54.4 59.9 49.2 59.5 58.0 57.1 53.3 49.9 49.4 0.0 0.0 0.0 54.4 0.0 54.4
12 54.6 60.3 50.2 59.8 58.1 56.9 53.8 50.8 50.3 0.0 0.0 0.0 54.6 0.0 54.6
13 55.9 63.6 48.8 63.0 60.9 59.6 53.4 49.6 49.0 0.0 0.0 0.0 55.9 0.0 55.9
14 54.2 60.1 48.0 59.7 58.3 57.4 52.7 48.5 48.1 0.0 0.0 0.0 54.2 0.0 54.2
15 53.5 59.3 49.4 58.6 57.0 56.0 52.6 49.8 49.5 0.0 0.0 0.0 53.5 0.0 53.5
16 56.1 64.6 50.3 64.0 61.8 59.8 53.6 50.9 50.5 0.0 0.0 0.0 56.1 0.0 56.1
17 56.2 63.2 49.6 62.7 61.0 59.8 53.4 50.2 49.7 0.0 0.0 0.0 56.2 0.0 56.2
18 54.5 61.6 49.3 61.2 59.0 57.4 53.0 49.9 49.4 0.0 0.0 0.0 54.5 0.0 54.5
19 53.4 60.8 48.1 60.5 58.6 56.4 51.7 48.6 48.2 0.0 0.0 0.0 53.4 5.0 58.4
20 50.8 57.9 45.5 57.4 55.2 53.5 49.5 46.0 45.6 0.0 0.0 0.0 50.8 5.0 55.8
21 54.8 59.5 52.5 59.1 57.3 56.3 54.2 52.9 52.6 0.0 0.0 0.0 54.8 5.0 59.8
22 51.1 56.1 48.0 55.8 54.2 53.0 50.4 48.3 48.1 0.0 0.0 0.0 51.1 10.0 61.1
23 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 54.3
Timeframe Hour Leq L max Lmin L1%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 0.0
Max 64.7 71.7 61.2 71.3 68.9 67.4 63.1 61.6 61.3 0.0 0.0 0.0
57.9 63.2 61.0 59.6 54.4 51.2 50.7 0.0 0.0 0.0
Min 50.8 57.9 45.5 57.4 55.2 53.5 49.5 46.0 45.6 0.0 0.0 0.0
Max 54.8 60.8 52.5 60.5 58.6 56.4 54.2 52.9 52.6 0.0 0.0 0.0
53.3 59.0 57.0 55.4 51.8 49.2 48.8 0.0 0.0 0.0
Min 42.6 48.9 39.7 48.6 46.4 44.9 41.0 39.9 39.8 0.0 0.0 0.0
Max 56.3 65.1 49.3 64.6 62.3 60.5 53.1 49.9 49.5 0.0 0.0 0.0
50.6 55.1 53.4 52.0 45.5 43.5 43.3 0.0 0.0 0.0
50.6
24-Hour Noise Level Measurement Summary
Hourly L eq dBA Readings (unadjusted)
L eq (dBA)
Night
Wednesday, October 2, 2019
24-Hour Daytime Nighttime
L2 - Located near the parking meters in the parking lot
adjacent to 124 Tustin Ave.
24-Hour CNEL (dBA)
59.2
Evening
Day
Evening
Energy Average
Night
Day
Night
Energy Average
Energy Average Average:
Average:
Average:
55.8 57.349.042.653.043.447.149.256.359.857.556.164.754.454.655.954.253.556.156.254.553.450.854.851.144.335.040.045.050.055.060.065.070.075.080.085.0
0 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 Beginning
U:\UcJobs\_12600-13000\_12900\12954\Field Work\Measurements\12954_L2_M 84 543
Date:Location:Meter:Piccolo II JN:12954
Project:2510 PCH Mixed-Use Development Analyst:P. Mara
Timeframe Hour Leq L max Lmin L1%L2%L5%L8%L25%L50%L90%L95%L99%Leq Adj.Adj. Leq
0 42.7 46.6 40.0 46.5 45.8 45.2 41.9 40.2 40.0 0.0 0.0 0.0 42.7 10.0 52.7
1 40.5 43.2 38.6 43.2 42.8 42.3 40.0 38.7 38.7 0.0 0.0 0.0 40.5 10.0 50.5
2 46.5 49.3 43.9 49.3 49.0 48.5 46.1 44.2 44.0 0.0 0.0 0.0 46.5 10.0 56.5
3 49.5 55.6 46.3 55.4 54.2 52.7 47.7 46.4 46.3 0.0 0.0 0.0 49.5 10.0 59.5
4 46.1 47.6 44.9 47.6 47.4 47.2 45.9 45.0 44.9 0.0 0.0 0.0 46.1 10.0 56.1
5 47.3 49.8 45.4 49.8 49.5 49.0 46.9 45.6 45.4 0.0 0.0 0.0 47.3 10.0 57.3
6 48.7 50.5 47.3 50.5 50.2 50.0 48.5 47.4 47.3 0.0 0.0 0.0 48.7 10.0 58.7
7 49.0 50.3 47.8 50.2 50.0 49.9 48.9 47.9 47.8 0.0 0.0 0.0 49.0 0.0 49.0
8 49.3 51.0 47.8 51.0 50.7 50.5 49.1 48.0 47.9 0.0 0.0 0.0 49.3 0.0 49.3
9 56.3 57.5 54.9 57.5 57.4 57.3 56.3 55.0 54.9 0.0 0.0 0.0 56.3 0.0 56.3
10 56.4 60.3 51.7 60.3 59.9 59.4 54.8 52.0 51.8 0.0 0.0 0.0 56.4 0.0 56.4
11 54.1 56.4 52.0 56.3 56.0 55.6 53.9 52.2 52.1 0.0 0.0 0.0 54.1 0.0 54.1
12 52.1 53.9 50.7 53.9 53.6 53.4 51.8 50.8 50.7 0.0 0.0 0.0 52.1 0.0 52.1
13 53.3 56.1 50.7 56.0 55.7 55.3 52.9 50.9 50.7 0.0 0.0 0.0 53.3 0.0 53.3
14 56.0 59.1 53.3 59.0 58.6 58.0 55.5 53.5 53.3 0.0 0.0 0.0 56.0 0.0 56.0
15 53.8 58.1 51.6 58.0 57.2 56.2 52.9 51.8 51.7 0.0 0.0 0.0 53.8 0.0 53.8
16 55.3 58.4 52.8 58.3 58.0 57.5 54.8 53.0 52.9 0.0 0.0 0.0 55.3 0.0 55.3
17 53.7 57.1 51.4 57.0 56.6 56.0 53.0 51.5 51.4 0.0 0.0 0.0 53.7 0.0 53.7
18 54.0 56.9 51.7 56.8 56.4 55.9 53.5 51.9 51.8 0.0 0.0 0.0 54.0 0.0 54.0
19 50.5 52.2 49.3 52.1 51.9 51.6 50.3 49.4 49.3 0.0 0.0 0.0 50.5 5.0 55.5
20 49.2 51.3 47.5 51.2 50.9 50.6 49.0 47.7 47.6 0.0 0.0 0.0 49.2 5.0 54.2
21 49.1 51.0 47.6 50.9 50.6 50.3 48.9 47.7 47.6 0.0 0.0 0.0 49.1 5.0 54.1
22 48.1 50.4 46.1 50.3 50.0 49.7 47.7 46.3 46.1 0.0 0.0 0.0 48.1 10.0 58.1
23 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 55.2
Timeframe Hour Leq L max Lmin L1%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 0.0
Max 56.4 60.3 54.9 60.3 59.9 59.4 56.3 55.0 54.9 0.0 0.0 0.0
54.2 56.2 55.8 55.4 53.1 51.6 51.4 0.0 0.0 0.0
Min 49.1 51.0 47.5 50.9 50.6 50.3 48.9 47.7 47.6 0.0 0.0 0.0
Max 50.5 52.2 49.3 52.1 51.9 51.6 50.3 49.4 49.3 0.0 0.0 0.0
49.7 51.4 51.2 50.9 49.4 48.3 48.2 0.0 0.0 0.0
Min 40.5 43.2 38.6 43.2 42.8 42.3 40.0 38.7 38.7 0.0 0.0 0.0
Max 49.5 55.6 47.3 55.4 54.2 52.7 48.5 47.4 47.3 0.0 0.0 0.0
46.8 48.9 48.5 47.9 45.5 44.1 44.0 0.0 0.0 0.0
24-Hour CNEL (dBA)
55.4
Evening
Day
Evening
Energy Average
Night
Day
Night
Energy Average
Energy Average Average:
Average:
Average:
52.0 53.6 46.8
24-Hour Noise Level Measurement Summary
Hourly L eq dBA Readings (unadjusted)
L eq (dBA)
Night
Wednesday, October 2, 2019
24-Hour Daytime Nighttime
L3 - Located in the parking lot South of Newport Theatre Arts
Center.42.740.546.549.546.147.348.749.049.356.356.454.152.153.356.053.855.353.754.050.549.249.148.145.235.040.045.050.055.060.065.070.075.080.085.0
0 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 Beginning
U:\UcJobs\_12600-13000\_12900\12954\Field Work\Measurements\12954_L3_K 85 544
Date:Location:Meter:Piccolo II JN:12954
Project:2510 PCH Mixed-Use Development Analyst:P. Mara
Timeframe Hour Leq L max Lmin L1%L2%L5%L8%L25%L50%L90%L95%L99%Leq Adj.Adj. Leq
0 47.2 57.3 44.8 53.1 49.4 48.7 46.5 45.4 45.1 0.0 0.0 0.0 47.2 10.0 57.2
1 46.1 54.6 43.5 52.8 48.7 48.0 45.2 44.1 43.8 0.0 0.0 0.0 46.1 10.0 56.1
2 50.4 55.9 45.2 55.2 54.3 53.7 49.1 46.1 45.5 0.0 0.0 0.0 50.4 10.0 60.4
3 47.8 50.9 45.8 50.2 49.4 48.9 47.6 46.5 46.2 0.0 0.0 0.0 47.8 10.0 57.8
4 50.7 54.4 48.7 53.5 52.6 52.0 50.3 49.2 48.9 0.0 0.0 0.0 50.7 10.0 60.7
5 51.4 59.4 48.4 57.5 54.6 52.9 50.5 49.0 48.7 0.0 0.0 0.0 51.4 10.0 61.4
6 62.2 77.4 51.0 72.3 68.4 65.9 56.8 51.8 51.4 0.0 0.0 0.0 62.2 10.0 72.2
7 60.3 69.4 54.6 67.6 65.4 63.8 58.0 55.4 54.9 0.0 0.0 0.0 60.3 0.0 60.3
8 58.5 69.6 50.6 68.1 64.3 61.3 55.6 51.6 51.0 0.0 0.0 0.0 58.5 0.0 58.5
9 58.5 71.7 51.6 67.9 64.1 60.9 55.7 52.5 52.0 0.0 0.0 0.0 58.5 0.0 58.5
10 63.5 73.3 57.4 71.8 68.8 66.0 61.3 58.9 58.1 0.0 0.0 0.0 63.5 0.0 63.5
11 57.9 69.6 51.0 66.3 63.2 61.1 55.1 52.1 51.5 0.0 0.0 0.0 57.9 0.0 57.9
12 56.9 68.2 51.2 65.7 62.2 59.3 54.6 52.2 51.6 0.0 0.0 0.0 56.9 0.0 56.9
13 58.5 69.2 50.8 67.8 64.7 62.4 54.7 51.8 51.2 0.0 0.0 0.0 58.5 0.0 58.5
14 58.1 68.4 51.0 66.0 63.3 61.6 55.4 51.9 51.4 0.0 0.0 0.0 58.1 0.0 58.1
15 57.4 67.7 52.4 65.7 62.1 59.7 55.4 53.3 52.8 0.0 0.0 0.0 57.4 0.0 57.4
16 61.0 72.6 53.1 71.1 67.5 64.0 57.2 54.1 53.5 0.0 0.0 0.0 61.0 0.0 61.0
17 61.8 75.9 52.6 73.9 68.6 62.8 56.1 53.5 53.0 0.0 0.0 0.0 61.8 0.0 61.8
18 59.2 71.1 52.6 68.2 64.9 62.4 56.3 53.4 53.0 0.0 0.0 0.0 59.2 0.0 59.2
19 58.7 69.8 51.2 68.9 65.5 62.3 54.6 52.0 51.6 0.0 0.0 0.0 58.7 5.0 63.7
20 54.1 63.3 49.3 62.2 58.8 56.5 52.4 50.0 49.6 0.0 0.0 0.0 54.1 5.0 59.1
21 56.6 66.6 53.0 64.4 61.0 58.2 55.2 53.6 53.3 0.0 0.0 0.0 56.6 5.0 61.6
22 55.4 70.1 49.7 67.2 59.5 56.7 52.2 50.3 50.0 0.0 0.0 0.0 55.4 10.0 65.4
23 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 58.5
Timeframe Hour Leq L max Lmin L1%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 0.0
Max 63.5 75.9 57.4 73.9 68.8 66.0 61.3 58.9 58.1 0.0 0.0 0.0
59.7 68.3 64.9 62.1 56.3 53.4 52.8 0.0 0.0 0.0
Min 54.1 63.3 49.3 62.2 58.8 56.5 52.4 50.0 49.6 0.0 0.0 0.0
Max 58.7 69.8 53.0 68.9 65.5 62.3 55.2 53.6 53.3 0.0 0.0 0.0
56.9 65.2 61.8 59.0 54.0 51.9 51.5 0.0 0.0 0.0
Min 46.1 50.9 43.5 50.2 48.7 48.0 45.2 44.1 43.8 0.0 0.0 0.0
Max 62.2 77.4 51.0 72.3 68.4 65.9 56.8 51.8 51.4 0.0 0.0 0.0
54.6 57.1 54.2 53.0 49.6 47.7 47.3 0.0 0.0 0.0
24-Hour CNEL (dBA)
62.4
Evening
Day
Evening
Energy Average
Night
Day
Night
Energy Average
Energy Average Average:
Average:
Average:
58.1 59.3 54.6
24-Hour Noise Level Measurement Summary
Hourly L eq dBA Readings (unadjusted)
L eq (dBA)
Night
Wednesday, October 2, 2019
24-Hour Daytime Nighttime
L4 - Located in parking lot north of 2400 West Coast Hwy and
west of Avon Lot 2
47.246.150.447.850.751.462.260.358.558.563.557.956.958.558.157.461.061.859.258.754.156.655.448.535.040.045.050.055.060.065.070.075.080.085.0
0 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 Beginning
U:\UcJobs\_12600-13000\_12900\12954\Field Work\Measurements\12954_L4_H 86 545
Date:Location:Meter:Piccolo II JN:12954
Project:2510 PCH Mixed-Use Development Analyst:P. Mara
Timeframe Hour Leq L max Lmin L1%L2%L5%L8%L25%L50%L90%L95%L99%Leq Adj.Adj. Leq
0 39.2 45.2 36.3 44.7 42.9 41.7 38.0 36.6 36.4 0.0 0.0 0.0 39.2 10.0 49.2
1 37.5 42.9 35.6 42.0 40.1 39.2 36.8 35.8 35.7 0.0 0.0 0.0 37.5 10.0 47.5
2 51.4 53.4 49.7 53.3 52.9 52.7 51.1 49.9 49.7 0.0 0.0 0.0 51.4 10.0 61.4
3 41.8 44.3 37.4 44.0 43.4 43.0 42.4 37.7 37.5 0.0 0.0 0.0 41.8 10.0 51.8
4 49.6 56.8 47.5 56.5 54.2 51.7 48.1 47.6 47.5 0.0 0.0 0.0 49.6 10.0 59.6
5 43.7 50.2 40.8 49.4 47.5 46.0 42.7 41.1 40.9 0.0 0.0 0.0 43.7 10.0 53.7
6 49.3 57.4 43.9 56.8 54.5 52.2 47.4 44.6 44.1 0.0 0.0 0.0 49.3 10.0 59.3
7 51.0 57.8 45.6 57.4 55.6 54.0 49.5 46.3 45.8 0.0 0.0 0.0 51.0 0.0 51.0
8 50.9 57.6 45.4 56.8 54.8 53.7 49.8 46.2 45.6 0.0 0.0 0.0 50.9 0.0 50.9
9 51.8 60.0 46.8 59.0 56.2 54.7 50.4 47.6 47.0 0.0 0.0 0.0 51.8 0.0 51.8
10 55.5 62.1 50.7 61.7 59.6 58.2 54.2 51.5 50.9 0.0 0.0 0.0 55.5 0.0 55.5
11 52.1 59.8 46.8 58.7 56.3 54.9 50.6 47.6 47.0 0.0 0.0 0.0 52.1 0.0 52.1
12 50.6 57.9 46.5 57.0 54.3 52.9 49.6 47.3 46.7 0.0 0.0 0.0 50.6 0.0 50.6
13 51.9 58.1 47.6 57.5 56.1 55.0 50.5 48.2 47.8 0.0 0.0 0.0 51.9 0.0 51.9
14 52.7 58.9 47.4 58.3 57.2 56.3 50.8 48.0 47.6 0.0 0.0 0.0 52.7 0.0 52.7
15 54.7 64.6 49.2 63.0 60.2 58.0 52.3 49.8 49.4 0.0 0.0 0.0 54.7 0.0 54.7
16 54.2 60.9 49.8 60.2 58.5 57.2 52.8 50.5 50.0 0.0 0.0 0.0 54.2 0.0 54.2
17 50.8 56.9 47.4 56.4 54.7 53.3 49.8 47.8 47.5 0.0 0.0 0.0 50.8 0.0 50.8
18 50.8 57.1 47.0 56.5 54.7 53.6 49.6 47.4 47.1 0.0 0.0 0.0 50.8 0.0 50.8
19 49.7 57.5 46.0 56.7 53.9 52.0 48.3 46.4 46.1 0.0 0.0 0.0 49.7 5.0 54.7
20 46.9 53.9 42.3 53.4 51.4 49.9 45.2 42.8 42.4 0.0 0.0 0.0 46.9 5.0 51.9
21 49.0 54.5 46.4 54.1 52.4 51.0 48.1 46.7 46.5 0.0 0.0 0.0 49.0 5.0 54.0
22 45.3 51.0 42.2 50.6 49.1 47.7 44.2 42.4 42.3 0.0 0.0 0.0 45.3 10.0 55.3
23 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 49.8
Timeframe Hour Leq L max Lmin L1%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 0.0
Max 55.5 64.6 50.7 63.0 60.2 58.2 54.2 51.5 50.9 0.0 0.0 0.0
52.6 58.6 56.5 55.2 50.8 48.2 47.7 0.0 0.0 0.0
Min 46.9 53.9 42.3 53.4 51.4 49.9 45.2 42.8 42.4 0.0 0.0 0.0
Max 49.7 57.5 46.4 56.7 53.9 52.0 48.3 46.7 46.5 0.0 0.0 0.0
48.7 54.7 52.5 51.0 47.2 45.3 45.0 0.0 0.0 0.0
Min 37.5 42.9 35.6 42.0 40.1 39.2 36.8 35.8 35.7 0.0 0.0 0.0
Max 51.4 57.4 49.7 56.8 54.5 52.7 51.1 49.9 49.7 0.0 0.0 0.0
46.6 49.2 47.6 46.3 43.2 41.4 41.2 0.0 0.0 0.0
46.6
24-Hour Noise Level Measurement Summary
Hourly L eq dBA Readings (unadjusted)
L eq (dBA)
Night
Wednesday, October 2, 2019
24-Hour Daytime Nighttime
L5 - Located in courtyard of 124 Tustin Ave.
24-Hour CNEL (dBA)
54.6
Evening
Day
Evening
Energy Average
Night
Day
Night
Energy Average
Energy Average Average:
Average:
Average:
50.7 52.039.237.551.441.849.643.749.351.050.951.855.552.150.651.952.754.754.250.850.849.746.949.045.339.835.040.045.050.055.060.065.070.075.080.085.0
0 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 Beginning
U:\UcJobs\_12600-13000\_12900\12954\Field Work\Measurements\12954_L5_L 87 546
2510 PCH Mixed-Use Development Noise Impact Analysis
12954-07 Noise Study
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88 547
2510 PCH Mixed-Use Development Noise Impact Analysis
12954-09 Noise Study
APPENDIX 7.1:
ON-SITE TRAFFIC NOISE LEVEL CALCULATIONS
89 548
2510 PCH Mixed-Use Development Noise Impact Analysis
12954-09 Noise Study
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90 549
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
91 550
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
92 551
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
93 552
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
94 553
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
95 554
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
96 555
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
97 556
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
98 557
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
99 558
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
100 559
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
101 560
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
102 561
2510 PCH Mixed-Use Development Noise Impact Analysis
12954-09 Noise Study
APPENDIX 9.1:
OPERATIONAL NOISE LEVEL CALCULATIONS
103 562
2510 PCH Mixed-Use Development Noise Impact Analysis
12954-09 Noise Study
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104 563
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.105 564
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.106 565
2510 PCH Mixed-Use Development Noise Impact Analysis
12954-09 Noise Study
APPENDIX 10.1:
CONSTRUCTION NOISE LEVEL CALCULATIONS
107 566
2510 PCH Mixed-Use Development Noise Impact Analysis
12954-09 Noise Study
This page intentionally left blank
108 567
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.109 568
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.110 569
Attachment No. PC 6
Affordable Housing Implementation Plan –
Springbrook Reality Advisors dated July 9, 2020
570
2510 W. COAST HIGHWAY/2530 WEST COAST HIGHWAY
AFFORDABLE HOUSING IMPLEMENTATION PLAN AND DENSITY BONUS APPLICATION
RESUBMITTED JULY 9, 2020
Prepared by
571
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:
572
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
573
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
574
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 ,
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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
576
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.
577
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Attachment No. PC 3
February 1, 2021, Correspondence from Sean Matsler
579
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www.coxcastle.com Los Angeles | Orange County | San Francisco
Cox, Castle & Nicholson LLP
3121 Michelson Drive, Suite 200
Irvine, California 92612-5678
P: 949.260.4600 F: 949.260.4699
Sean T. Matsler
949.260.4652
smatsler@coxcastle.com
February 1, 2021
VIA EMAIL [PLANNINGCOMMISSIONERS@NEWPORTBEACHCA.GOV]
Chair Weigand and Members of the Planning Commission
City of Newport Beach
100 Civic Center Drive
Newport Beach, CA 92660
Re:Applicability of Housing Accountability Act to 2510 West Coast Highway Mixed Use
Project (PA2019-249)
Chair Weigand and Planning Commissioners:
This Firm represents the applicant for PA2019-249 (“Project”) located at 2510 West Coast
Highway (“Property”). The Project is a mixed-use development consisting of 35 residential units,
including three units designated for Very Low-Income households, and an 11,266-square-foot
boutique auto showroom. The Project was on the Planning Commission’s January 21, 2021
agenda but, as a concession to the community, the applicant requested (and the Planning
Commission granted) a continuance such that the Project is now set to be heard by the Planning
Commission on February 18, 2021.
The purpose of this letter is to make the Commission aware of the limitations on its
discretion imposed by a State law known as the Housing Accountability Act (“HAA”). This letter
is intended to be informative rather than advocacy-oriented and should be reviewed by the City
Attorney. As explained below, the Project’s consistency with applicable General Plan and zoning
standards means that the City is subject to extraordinary constraints on its ability to deny or modify
the Project.
1. What is the Purpose of the HAA?
The HAA, known as the “anti-NIMBY law,” was adopted to limit the ability of a City to
reject or create barriers to housing developments, particularly affordable housing projects.
As stated by the legislature:
“The lack of housing, including emergency shelters, is a critical problem that
threatens the economic, environmental, and social quality of life in California.
California housing has become the most expensive in the nation. The excessive cost
of the state’s housing supply is partially caused by activities and policies of many
local governments that limit the approval of housing, increase the cost of land for
housing, and require that high fees and exactions be paid by producers of housing.
Among the consequences of those actions are discrimination against low-income
581
January 28, 2021
Page 2
and minority households, lack of housing to support employment growth,
imbalance in jobs and housing, reduced mobility, urban sprawl, excessive
commuting, and air quality deterioration.” (Gov. Code §65589.5(a)(1-3)
(emphasis added.)
2. Does the HAA Apply to the Project?
Yes. The HAA applies to all housing development projects, including mixed-use projects
where at least two-thirds of the project’s square footage is designated for residential use.
The Project is a mixed-use development with over two-thirds of the Property’s square
footage designated to residential use (i.e., 34,306 sf residential building area vs. 11,266 sf
non-residential building area).
The Property is designated Mixed Use Horizontal (MU-H1) in the City’s General Plan and
is zoned Mixed Use Mariners’ Mile. The Project is consistent with this MU-H1
designation, which allows for a horizontal intermixing of uses. The Project is also
consistent with the General Plan’s intensity and density limitations (0.5 floor area ratio for
the commercial use and 20.1-26.7 units per acre for the multi-family use).
Likewise, the Project is consistent with the Mixed-Use Mariners’ Mile zoning, which
allows non-residential uses fronting Coast Highway and multi-family units to the rear of
commercial frontage. The Project complies with all applicable development standards of
the Mixed-Use Mariners’ Mile zone.
3. How Does the HAA Restrict the City’s Ability to Reject or Condition the Project?
Once it is determined that the HAA applies to a project, the HAA imposes a burden on the
City to approve the project except for in narrow circumstances. The City must treat a
project protected by the HAA differently than it would treat a typical project. Specifically,
the HAA imposes restrictions on a City’s ability to reject or reduce the density of a housing
project. Under the HAA, if a proposed development meets objective general plan and
zoning standards, a city cannot deny the project or impose conditions that will reduce its
density unless the City must makes written findings based on a preponderance of the
evidence that (1) the project will have a specific, adverse impact on the public health or
safety and (2) there are no feasible ways to mitigate or avoid those impacts except to reject
the project or to require a lower density.
A. What are ‘Objective’ Standards?
Under the HAA, the City is limited to imposing objective general plan and zoning standards
on the Project (i.e., it is prohibited from imposing subjective standards on the Project).
Objective standards are those that “involve no personal or subjective judgment by a public
official and are uniformly verifiable by reference to an external and uniform benchmark
582
January 28, 2021
Page 3
or criterion available and knowable by both the development applicant or proponent and
the public official before submittal.” Govt. Code §§ 66300(a)(7), 65913.4(a)(5) (emphasis
added). Standards relating to height, setbacks and floor area ratio are good examples of
objective standards.
We understand that some residents have expressed interest in the Project’s effect on
Newport Bay views from nearby parks. The Project has been carefully designed to
preserve and enhance such views by replacing a boat and storage yard with an attractive,
modern building. The applicant has submitted multiple view simulations from two nearby
parks illustrating as much.
The residents’ concern appears to be based on Section 21.30A.040(B)(4) of the City’s
Code, which states that the City must evaluate a project’s impact on public views to the
ocean and other scenic coastal areas when evaluating a development’s impacts. Likewise,
General Plan Policy NR 20.1 requires that new development “[p]rotect and, where feasible,
enhance significant scenic and visual resources that include open space, mountains,
canyons, ridges, ocean, and harbor from public vantage points.” These policies are
subjective and do not constitute the kind of objective standards that the City is allowed to
impose under the HAA. Therefore, the City is prohibited from rejecting the Project or
reducing its density on the basis of a subjective view concern.
As noted above, the Project meets all objective City standards. Staff concurs. Quoting
from the January 21, 2021 Staff Report for the Project, the Project “implements the MU-
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.”
B. What Does a ‘Preponderance of the Evidence’ Mean?
The ‘preponderance of the evidence’ standard is met when there is substantial evidence
that would allow a reasonable person to conclude that the project is consistent with
objective standards. The ‘preponderance of the evidence’ preponderance of the evidence
is far less deferential to the City than the “substantial evidence” standard of review that the
City may be more familiar with. If a reasonable person reviewing the Project has enough
evidence to conclude that the Project is consistent with objective general plan and zoning
standards, the City cannot deny the Project or condition it such that density is reduced.
This legal standard does not give the City deference. It allows a judge to determine, based
on the evidence, whether it is more likely than not that a project is consistent with objective
standards.
City staff has already concluded that the Project meets objective general plan and zoning
standards, as evidenced by the January 21, 2021 Staff Report. This fact would weigh
583
January 28, 2021
Page 4
heavily in favor of the applicant in the event of litigation under the HAA, particularly given
the more stringent ‘preponderance of the evidence’ standard.
C. What Does a ‘Specific, Adverse Impact’ on Public Health and Safety Mean?
In order to deny the Project or reduce its density, the Planning Commission would have to
conclude that it would result in a specific, adverse impact on public health and safety. This
is defined as a significant, quantifiable, direct, and unavoidable impact, based on
objective, identified written health or safety standards, policies, or conditions. A general
plan or zoning inconsistency does not qualify as a specific, adverse public health or safety
impact. (Gov. Code § 65589.5(d)(2) (emphasis added).)
Therefore, to lawfully disapprove the Project, the City would need to identify a written,
objective health and safety standard, policy, or condition and find, based on a
preponderance of the evidence, that the Project would have a quantifiable, direct, and
unavoidable impact based on that standard, policy, or condition.
The applicant is not aware of, nor has the City ever identified, any such objective, written
standard, policy, or condition that the Project would conflict with. The January 21, 2021
Staff Report for the Project does not identify any written health or safety standards,
policies, or conditions that the Project would violate. In fact, it states that the “project has
been designed to ensure that potential conflicts with surrounding land uses are minimized
to the extent possible to maintain a healthy environment for both businesses and residents
by providing an architecturally pleasing project with articulation and building modulations
to enhance the urban environment.”
Based on the facts above, the Project does not interfere or conflict with any written City
health or safety standards, and it meets all objective City general plan and zoning standards.
Therefore, the City is prohibited from denying the Project, or conditioning it in a way that
would reduce the Project’s density.
3. Who Can Enforce the HAA?
The HAA allows a broad range of individuals and groups to file a lawsuit to enforce its
provisions. The applicant, a person eligible for residency, and any “housing organization”
can file a legal action to enforce the HAA. Therefore, if the City violates the HAA by
disapproving the Project or conditioning it in a way that reduces its density, not only could
the applicant file suit, but any person eligible for residency and any interested housing
group could also sue.
584
January 28, 2021
Page 5
4. What Damages Does the HAA Permit?
If a court finds that the City violated the HAA, it is required to order compliance with the
HAA within 60 days. If the court finds that the City acted in bad faith, it can order approval
of the project. If the City fails to comply with the court’s order within 60 days, the court is
required to impose a fine of $10,000 per unit and can order the project to be approved.
The $10,000 per unit fine can be increased by a factor of five if the court finds that a city
acted in bad faith in failing to carry out the order within 60 days. In addition, the HAA
permits the prevailing party in a lawsuit under the HAA to be awarded attorneys’ fees.
We appreciate your consideration of this matter and look forward to presenting the 2510
West Coast Highway Mixed Use Project to the Commission on February 18th.
Sincerely,
Sean T. Matsler
of COX, CASTLE & NICHOLSON LLP
Cc: Matthew Schneider [via e-mail: MSchneider@newportbeachca.gov]
Newport Beach City Clerk [via e-mail: cityclerk@newportbeachca.gov]
Mark Moshayedi [via e-mail: mark@spaceip.com]
080335\12188627v2
585
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Attachment No. PC 4
Project Plans
587
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3&+0L[HG8VH'HYHORSPHQW
3ODQQLQJ6XEPLWWDO
PA2019-249
589
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L-1 07.09.20LANDSCAPE IMAGERY
PA2019-249
617
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
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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
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PA2019-249
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PA2019-249
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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
622
From:Bob Richey
To:Planning Commissioners
Subject:2510 PCH project
Date:Thursday, February 11, 2021 1:22:31 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Planning Commission,
The project will result in significant traffic and safety
impacts
The project view will impact from West Coast Highway,
John Wayne Park and Newport Bay
The project does not blend with the community
The project will negatively impact the marine industry
The project should undergo environmental review
The community needs time to understand the effect
this and other planned projects will have on the
Mariner’s Mile
Property Owner concerns
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing
2510 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 - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing
2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Portia Weiss
To:Planning Commissioners; Dept - City Council
Subject:Proposed Projects: 2510 and 2530 PCH
Date:Thursday, February 11, 2021 1:10:22 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Please delay your approval of the proposed redevelopment of 2510 and 2530 PacificCoast Highway. These projects will have a tremendous impact upon the surroundingresidents and community forums must be held to address residents’ concerns prior tothe projects’ approval. We deserve the assurance that our residential quality of life isrespected and protected by our city. What is the hurry? We will be living with theconsequences of any expedited approvals forever, long after the developers havemoved on. Please assure us that you care about our community’s future as much aswe do and take the time needed to address the critical concerns we have.
Appreciatively,
Portia Weiss
421 San Bernardino Avenue
Newport Beach, CA 92663
portiaweiss@gmail.com
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing
2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Kathy Shaw
To:Planning Commissioners; Dept - City Council
Subject:Proposed project at 2510 W. PCH
Date:Thursday, February 11, 2021 12:02:34 PM
Attachments:image.png
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content is safe.
February 11, 2021
Chairman Weigand and Honorable Planning Commissioners,
This letter is in regard to the development being referred to as the 2510 PCH project,
which will incorporate 35 apartment rentals and a luxury car dealership, that will back-
up into Avon Alley.
The project in its current state has not taken into consideration a traffic analysis, nor
examined the safety impacts on Tustin, Ocean View, as it applies to this section of
Avon, which at this intersection is an alleyway and not an actual street. Not to
mention that this street enters Tustin and Ocean View which has a total of FIVE stop
signs at this one intersection which creates much confusion already. There is no
doubt that the people living in this complex would be taking Tustin and Riverside to do
their shopping and errands on 17th street or taking their kids to school in the heights.
My husband and I had an opportunity to meet with Chairman Weigand on site; yet, no
other Planning Commissioners nor City Staff has ever reached out to us to discuss
the many concerns and impacts of this project. The City never noticed my neighbor,
(Sue and Dave Leal), who are also within the 300-foot radius.
It is troubling to think that six out of the seven Planning Commissioners have not met
with the residents regarding this project. I am curious to know if they have walked
this area to see the potential issues that will come if this were to pass.
As you can see from the attached photo, the particular section of the Avon alley
directly below John Wayne Park is “off-set” from the Avon Street. The width and
depth of the alley is much smaller than the actual street portion, which would make
the ingress and egress dangerous and tedious. The service and emergency vehicles
would make it almost impossible and extremely dangerous to enter, as the Avon alley
currently only allows for one vehicle at a time, as does Tustin Avenue; thus, a traffic
study is critical for this project. Not to mention the issues that we have with limited
parking in this area!
Also, please note that John Wayne Park’s line of delineation is from the bluff top to
the bottom of the Avon alley. This public scenic-park and corridor provides one of the
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing
2510 West Coast Highway Mixed Use Project (PA2019-249)
true treasures for families and guests to enjoy the afternoon and to watch the boats in
the harbor and the beautiful sunset during the year. People from all over the world
come to this park to watch Newport’s annual Christmas parade; this project will no
longer provide that enjoyment. We believe that this is your responsibility, as planning
commissioners, to protect this precious piece of land, now and for future generations
to come.
We are respectfully requesting that the 2510 PCH project be postponed until we, the
residents, have an opportunity to further work with the applicant and study the
cumulative impacts of the 2510 PCH project.
Thank you,
Kathy and Tony Shaw
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing
2510 West Coast Highway Mixed Use Project (PA2019-249)
From:ttaw50@aol.com
To:Planning Commissioners
Subject:2510 WEST COAST HWY MIXED USE PROJECT (PA2019-249
Date:Thursday, February 11, 2021 11:03:09 AM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Mr. Chairman, Members of the Commission,
I want to express several concerns I have regarding the height variance being
requested by the developer underneath John Wayne Park.
This project will result in significant traffic and safety impacts:
The project view will impact from West Coast Hwy, John Wayne Park and Newport
Bay .
The project does not blend with the community
The project will negatively impact the marine industry
The project should undergo environmental review!!
The community needs time to understand the effect this and 'other' planned projects
will have on the Mariner's Mile.
Sincerely,
Teri Watson
Newport Beach Resident
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing
2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Sue Leal
To:Planning Commissioners; Dept - City Council
Subject:2510 PCH project
Date:Thursday, February 11, 2021 10:17:48 AM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
The 2510 PCH project is designed for 35 apartments, (three of which will be designated for
low-income at approximately $700.00 per month), at a height of 35’ feet, which goes
against the current height maximum allowed. According to the applicant, three low-income
apartments will fabricate a reason to permanently obstruct public views from both John
Wayne and Cliff Drive Parks. These public views will be lost forever, as well as, have the
potential to increase crime in Newport Heights.
On the City of Newport Beach website, they have what is referred to as a “heat-map”. This
map illustrates the “total calls” for service by the Newport Beach Police Department. The
average call for service within a seven-day period is more than 1,000 calls. The “heat-map”
area is highly concentrated on the peninsula and along Mariner’s Mile along PCH.
The City Staff report did not consider that apartments, (and other high-density types),
require more police services because they statistically have higher call volumes and crime
rates; eventually increasing the need for more officers at the tax-payer’s expense. The
applicant is “building-out” more apartments than what is currently zoned for along Mariner’s
Mile. In my opinion, the applicant and the City are clearly manipulating the system to allow
for low-income units and obtaining a “density-bonus”, while exceeding the current height
limits.
If the 2510 PCH project is the precursor to Newport Village Project, the residents of
Newport Beach must take action, because Mariner’s Mile will soon turn into “Miami Mile”
without the “walkability” factor or any amenities to service the actual project or the
community. To further complicate this already disjointed project, no traffic study has ever
been conducted, nor its impacts to the abutting communities. In fact, the proposed one-
way entry and exit proposed for these apartments are via Avon Alley, making it extremely
dangerous should an emergency occur there. In addition, Tustin and Ocean View streets
are the only direct sources to get to that Avon Alley area, and they are virtually one-way
streets as well. If a car is going down either street, another car going up the street has to
pull over to give access to continue that vehicles drive down the street; and vice versa.
Does that sound safe to you? In addition, any traffic coming out of the apartment complex
will most likely make a right on Tustin Avenue to drive children to school, increasing the
already high traffic on Tustin Avenue.
In addition, the proposed limited parking in the apartment complex does NOT provide any
guest parking. Thus, the only (free) guest parking available would be on Tustin or Ocean
View, and all the closest parking is designated 2 hour parking. Designated 8 hour parking
on Tustin Avenue and Ocean View are already overrun with PCH restaurant employees.
The health, safety, welfare and livability of the community are of primary importance to the
residents of Newport Beach. This focus offers the potential to have a powerful and positive
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing
2510 West Coast Highway Mixed Use Project (PA2019-249)
impact. In addition, the City and residents of Newport Beach have stressed the importance
of sustainability and “Living Within Our Resources.”
The guiding principle must be to Enhance Our Community’s Quality of Life and Do No
Harm. The 2510 PCH Project is detrimental to our surrounding neighbors and children of
Bayshores, Lido Isle, Newport Heights and Cliff Haven.
The 2510 PCH project hearing will be on February 18, 2021. Now is the time to let your
voices be heard. Please protect our Community!
Sincerely,
Sue Leal
Newport Beach Resident
219 Tustin Avenue
Newport Beach, CA 92663
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing
2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Bob Richey
To:Planning Commissioners
Subject:FW: 2510 PCH project
Date:Thursday, February 04, 2021 11:31:18 AM
Attachments:image001.png
02032101.PDF
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
From a concerned citizen. See below and the
attachment.
Bob Richey
RCR Enterprises, LP
17450 Mt. Herrmann Street, Suite D
Fountain Valley, Ca. 92708
Bob.richey@rcrcompanies.com
Cell # 951 288 8555
From: Bob Richey <bob.richey@rcrcompanies.com>
Sent: Wednesday, February 3, 2021 1:19 PM
To: Bob Richey <bob.richey@rcrcompanies.com>
Subject: FW: 2510 PCH project
Bob Richey
RCR Enterprises, LP
17450 Mt. Herrmann Street, Suite D
Fountain Valley, Ca. 92708
Bob.richey@rcrcompanies.com
Cell # 951 288 8555
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing
2510 West Coast Highway Mixed Use Project (PA2019-249)
From: Bob Richey
Sent: Wednesday, February 3, 2021 1:17 PM
To: Nancy Barfield <NBarfield@VillaRealEstate.com>; Denys Oberman
<dho@obermanassociates.com>; SANDRA L AYRES <ssayres@mac.com>
Cc: Matsler, Sean <SMatsler@coxcastle.com>; cmacduff@mac.com; lsueheller@gmail.com;
laureneharvey1@gmail.com; DorothyJKraus@gmail.com; cook_russ@msn.com;
lindahelfrich3@yahoo.com; tony@seasiderealtyandinvestments.com; sharonray.ray@gmail.com;
ned2455@hotmail.com; acoustican@aol.com; dennis@ieei.com; aspasia_zouras@hotmail.com;
dudjan@pacbell.net; amiller@vibrantsoftware.com; murphy.charlene@gmail.com;
danabelinda@gmail.com; brian.alters@sbcglobal.net; norm.beres@gmail.com; sbaprop@aol.com;
browsbyjulie@gmail.com; nananewby@gmail.com; pvpalmer@icloud.com; claudyb@sbcglobal.net;
denisekeefen@gmail.com; starboxinc@yahoo.com; bbrooks1000@yahoo.com;
rsymonds@sbcglobal.net; lynn@lynnswain.com; mchsteel@gmail.com; rhsells@yahoo.com;
judyweightman@yahoo.com; newportheightscliffhaven@gmail.com; janetsstemler@gmail.com;
GCox@pacificsymphony.org; jeannefobes@gmail.com; lynnierlo@icloud.com; johnrowe@usc.edu;
barman.liz@gmail.com; elinhoff555@gmail.com; shopsugartoes@gmail.com;
elmorej@elmoretoyota.com; dave@earsi.com; carol@thedrufamily.com; Joshua Smith
<JoshuaS@westgroupdesigns.com>; Shazad Ghanbari <shazadg@westgroupdesigns.com>; Bill
Lawson <blawson@urbanxroads.com>; Matt Jackson <matt@mjs-la.com>; Mark Schattinger
<mark@mjs-la.com>; Mark Moshayedi <mark@spaceip.com>; Campbell, Jim
<JCampbell@newportbeachca.gov>; Schneider, Matthew <MSchneider@newportbeachca.gov>
Subject: RE: 2510 PCH project
Additional information attached:
Bob Richey
RCR Enterprises, LP
17450 Mt. Herrmann Street, Suite D
Fountain Valley, Ca. 92708
Bob.richey@rcrcompanies.com
Cell # 951 288 8555
From: Bob Richey
Sent: Wednesday, February 3, 2021 1:02 PM
To: Nancy Barfield <NBarfield@VillaRealEstate.com>; Denys Oberman
<dho@obermanassociates.com>; SANDRA L AYRES <ssayres@mac.com>
Cc: Matsler, Sean <SMatsler@coxcastle.com>; cmacduff@mac.com; lsueheller@gmail.com;
laureneharvey1@gmail.com; DorothyJKraus@gmail.com; cook_russ@msn.com;
lindahelfrich3@yahoo.com; tony@seasiderealtyandinvestments.com; sharonray.ray@gmail.com;
ned2455@hotmail.com; acoustican@aol.com; dennis@ieei.com; aspasia_zouras@hotmail.com;
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing
2510 West Coast Highway Mixed Use Project (PA2019-249)
dudjan@pacbell.net; amiller@vibrantsoftware.com; murphy.charlene@gmail.com;
danabelinda@gmail.com; brian.alters@sbcglobal.net; norm.beres@gmail.com; sbaprop@aol.com;
browsbyjulie@gmail.com; nananewby@gmail.com; pvpalmer@icloud.com; claudyb@sbcglobal.net;
denisekeefen@gmail.com; starboxinc@yahoo.com; bbrooks1000@yahoo.com;
rsymonds@sbcglobal.net; lynn@lynnswain.com; mchsteel@gmail.com; rhsells@yahoo.com;
judyweightman@yahoo.com; newportheightscliffhaven@gmail.com; janetsstemler@gmail.com;
GCox@pacificsymphony.org; jeannefobes@gmail.com; lynnierlo@icloud.com; johnrowe@usc.edu;
barman.liz@gmail.com; elinhoff555@gmail.com; shopsugartoes@gmail.com;
elmorej@elmoretoyota.com; dave@earsi.com; carol@thedrufamily.com; Joshua Smith
<JoshuaS@westgroupdesigns.com>; Shazad Ghanbari <shazadg@westgroupdesigns.com>; Bill
Lawson <blawson@urbanxroads.com>; Matt Jackson <matt@mjs-la.com>; Mark Schattinger
<mark@mjs-la.com>; Mark Moshayedi <mark@spaceip.com>; Campbell, Jim
<JCampbell@newportbeachca.gov>; Schneider, Matthew <MSchneider@newportbeachca.gov>
Subject: RE: 2510 PCH project
To whom it may concern:
As per my conversation on the zoom meeting last night
I hereby put the developer and the City on notice of an
extremely dangerous and unhealthy potential
situation: I believe all of the surrounding neighbors
could potentially have a class action lawsuit against the
developer and the city for endangering our health.
We are currently subjected to the Hydrogen
sulfide/sewer gas from the existing hotel and other
facilities below us along Miracle Mile. There are
currently times when the on shore breeze blows sewer
gas from the existing buildings below us right into our
homes. I have heard local neighbors complain about
past and current health issues that are listed within this
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing
2510 West Coast Highway Mixed Use Project (PA2019-249)
email body. I have personally experienced some of the
symptoms listed below.
I believe that ALL of the proposed development along
PCH will subject everyone living within/above this area
to a very unhealthy and serious situation.
Facts: Hydrogen sulfide is DANGEROUS even at low
levels. Prolonged exposure to SEWER GAS can cause
irritability, headaches, fatigue, sinus infections,
bronchitis, pneumonia, loss of appetite, poor memory
and dizziness. It affects people and pets that are
exposed to it over a long period of time.
Sewer gas contains methane, ammonia and hydrogen
sulfide which are ALL TOXIC when inhaled. …If exposed
to very high concentrations of sewer gas, a person can
asphyxiate and DIE. More common symptoms of
exposure to sewer gas include nausea, eye irritation,
and difficulty breathing.
In closing I believe the City of Newport Beach needs to
reconsider the approval of this project along with other
projects along the Miracle Mile based on creating an
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing
2510 West Coast Highway Mixed Use Project (PA2019-249)
extremely dangerous and unhealthy situation for the
surrounding neighbors.
Bob Richey
RCR Enterprises, LP
17450 Mt. Herrmann Street, Suite D
Fountain Valley, Ca. 92708
Bob.richey@rcrcompanies.com
Cell # 951 288 8555
From: Nancy Barfield <NBarfield@VillaRealEstate.com>
Sent: Wednesday, February 3, 2021 9:48 AM
To: Denys Oberman <dho@obermanassociates.com>; SANDRA L AYRES <ssayres@mac.com>
Cc: Matsler, Sean <SMatsler@coxcastle.com>; cmacduff@mac.com; lsueheller@gmail.com;
laureneharvey1@gmail.com; DorothyJKraus@gmail.com; Bob Richey
<bob.richey@rcrcompanies.com>; cook_russ@msn.com; lindahelfrich3@yahoo.com;
tony@seasiderealtyandinvestments.com; sharonray.ray@gmail.com; ned2455@hotmail.com;
acoustican@aol.com; dennis@ieei.com; aspasia_zouras@hotmail.com; dudjan@pacbell.net;
amiller@vibrantsoftware.com; murphy.charlene@gmail.com; danabelinda@gmail.com;
brian.alters@sbcglobal.net; norm.beres@gmail.com; sbaprop@aol.com; browsbyjulie@gmail.com;
nananewby@gmail.com; pvpalmer@icloud.com; claudyb@sbcglobal.net; denisekeefen@gmail.com;
starboxinc@yahoo.com; bbrooks1000@yahoo.com; rsymonds@sbcglobal.net;
lynn@lynnswain.com; mchsteel@gmail.com; rhsells@yahoo.com; judyweightman@yahoo.com;
newportheightscliffhaven@gmail.com; janetsstemler@gmail.com; GCox@pacificsymphony.org;
jeannefobes@gmail.com; lynnierlo@icloud.com; johnrowe@usc.edu; barman.liz@gmail.com;
elinhoff555@gmail.com; shopsugartoes@gmail.com; elmorej@elmoretoyota.com; dave@earsi.com;
carol@thedrufamily.com; Joshua Smith <JoshuaS@westgroupdesigns.com>; Shazad Ghanbari
<shazadg@westgroupdesigns.com>; Bill Lawson <blawson@urbanxroads.com>; Matt Jackson
<matt@mjs-la.com>; Mark Schattinger <mark@mjs-la.com>; Mark Moshayedi
<mark@spaceip.com>; Campbell, Jim <JCampbell@newportbeachca.gov>; Schneider, Matthew
<MSchneider@newportbeachca.gov>
Subject: 2510 PCH project
Denys, I totally agree with you.
Sean responded to my questions but I still didn’t receive the answer for the Guest Parking issue for
the apartments. I think the neighborhood will be impacted with guest parking unless the Guests are
allowed to park in the parking center lot next door on the westside of the project or the public
parking lot at the end of Avon.
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing
2510 West Coast Highway Mixed Use Project (PA2019-249)
With the 3 projects proposed on PCH, the following streets will be impacted Avon, Tustin, Ocean
View, and Riverside. Last night, no one brought up the other units projected to be built. I am
assuming, each apartment will have 2 cars per unit. Now you have 216 for the large project, 16 for
the waterside project, and 70 for the affordable housing project. There will be a total of 302 more
cars in the small corridor without counting contractors, housekeepers, and guests visiting the area.
I don’t think anyone has explained the flow of traffic especially on Tustin Ave between PCH and Cliff
Dr. If 2 cars are on Tustin going in opposite directions, one car has to pull over so the other car can
pass. Then, if you have parked cars which is all the time, you have to find an open spot just to pull
into so the other car can pass.
I would like to take Mark Moshetti on a tour of our neighborhood and point out the traffic flow
throughout our different streets. I think once Mr. Moshetti gets a feel of the problems, the tour
may help him understand why we all are so concerned. During the school year, we have even more
traffic from the parents coming up the hill for both Ensign and NHHS for drop off and pick up of their
students. Cliff Dr is impacted enough with traffic. The drivers use Riverside Ave, Tustin Ave, Irvine
Ave and Cliff Dr as short cuts to 17th street and the schools. Cliff Dr is used when PCh is bogged
down and everyone avoids PCH and drives down or up Cliff Dr during the morning and evenings
during work hours.
Let’s find a solution so everyone is satisfied.
Thank you.
NANCY BARFIELD
REALTOR
C. 714 271 0789
From: Denys Oberman <dho@obermanassociates.com>
Date: Wednesday, February 3, 2021 at 8:51 AM
To: Nancy Barfield <NBarfield@VillaRealEstate.com>, SANDRA L AYRES <ssayres@mac.com>
Cc: "Matsler, Sean" <SMatsler@coxcastle.com>, "cmacduff@mac.com"
<cmacduff@mac.com>, "lsueheller@gmail.com" <lsueheller@gmail.com>,
"laureneharvey1@gmail.com" <laureneharvey1@gmail.com>, "DorothyJKraus@gmail.com"
<DorothyJKraus@gmail.com>, "bob.richey@rcrcompanies.com"
<bob.richey@rcrcompanies.com>, "cook_russ@msn.com" <cook_russ@msn.com>,
"lindahelfrich3@yahoo.com" <lindahelfrich3@yahoo.com>,
"tony@seasiderealtyandinvestments.com" <tony@seasiderealtyandinvestments.com>,
"sharonray.ray@gmail.com" <sharonray.ray@gmail.com>, "ned2455@hotmail.com"
<ned2455@hotmail.com>, "acoustican@aol.com" <acoustican@aol.com>, "dennis@ieei.com"
<dennis@ieei.com>, "aspasia_zouras@hotmail.com" <aspasia_zouras@hotmail.com>,
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing
2510 West Coast Highway Mixed Use Project (PA2019-249)
"dudjan@pacbell.net" <dudjan@pacbell.net>, "amiller@vibrantsoftware.com"
<amiller@vibrantsoftware.com>, "murphy.charlene@gmail.com"
<murphy.charlene@gmail.com>, "danabelinda@gmail.com" <danabelinda@gmail.com>,
"brian.alters@sbcglobal.net" <brian.alters@sbcglobal.net>, "norm.beres@gmail.com"
<norm.beres@gmail.com>, "sbaprop@aol.com" <sbaprop@aol.com>,
"browsbyjulie@gmail.com" <browsbyjulie@gmail.com>, "nananewby@gmail.com"
<nananewby@gmail.com>, "pvpalmer@icloud.com" <pvpalmer@icloud.com>,
"claudyb@sbcglobal.net" <claudyb@sbcglobal.net>, "denisekeefen@gmail.com"
<denisekeefen@gmail.com>, "starboxinc@yahoo.com" <starboxinc@yahoo.com>,
"bbrooks1000@yahoo.com" <bbrooks1000@yahoo.com>, "rsymonds@sbcglobal.net"
<rsymonds@sbcglobal.net>, Lynn Swain <lynn@lynnswain.com>, "mchsteel@gmail.com"
<mchsteel@gmail.com>, "rhsells@yahoo.com" <rhsells@yahoo.com>, Judy Weightman
<judyweightman@yahoo.com>, "newportheightscliffhaven@gmail.com"
<newportheightscliffhaven@gmail.com>, "janetsstemler@gmail.com"
<janetsstemler@gmail.com>, "GCox@pacificsymphony.org" <GCox@pacificsymphony.org>,
"jeannefobes@gmail.com" <jeannefobes@gmail.com>, "lynnierlo@icloud.com"
<lynnierlo@icloud.com>, "johnrowe@usc.edu" <johnrowe@usc.edu>,
"barman.liz@gmail.com" <barman.liz@gmail.com>, "elinhoff555@gmail.com"
<elinhoff555@gmail.com>, "shopsugartoes@gmail.com" <shopsugartoes@gmail.com>,
"elmorej@elmoretoyota.com" <elmorej@elmoretoyota.com>, "dave@earsi.com"
<dave@earsi.com>, "carol@thedrufamily.com" <carol@thedrufamily.com>, Joshua Smith
<JoshuaS@westgroupdesigns.com>, Shazad Ghanbari <shazadg@westgroupdesigns.com>, Bill
Lawson <blawson@urbanxroads.com>, Matt Jackson <matt@mjs-la.com>, Mark Schattinger
<mark@mjs-la.com>, Mark Moshayedi <mark@spaceip.com>, "Campbell, Jim"
<JCampbell@newportbeachca.gov>, "Schneider, Matthew"
<MSchneider@newportbeachca.gov>
Subject: RE: Community Zoom Meeting - 2510 W. Coast Hwy (PA2019-249)
Nancy,
Thank you for your comments.
It is both the Developer and the City’s responsibility to look at the impact that projects, individually
and collectively, have on an area.
I was tied up on a conference call, and unable to participate iin the Zoom meeting, which Sean was
responsive to coordinate—
Appreciation to Sean for doing this.
The City never followed through with a process and result for a Specific Plan for this area, even
though we had a number of residents pressing for this analysis and lookahead for a number of years.
The parking, but even more significant is the ingress/egress issue. This stretch of Mariners Mile is
already hazardous, and a meaningful look at traffic management needs to occur as part of any
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing
2510 West Coast Highway Mixed Use Project (PA2019-249)
project.
The City’s approach to,Just Build More Development and maybe another Lane is unrealistic.
We need some skilled traffic planning from both Developers , and the City.
Use of one-way accesses and exits is key.
Best to All
Denys
949-230-5868
Regards,
Denys H. Oberman, CEO
OBERMAN Strategy and Financial Advisors
2600 Michelson Drive, Suite 1700
Irvine, CA 92612
Tel (949) 476-0790
Cell (949) 230-5868
Fax (949) 752-8935
Email: dho@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 are
not the intended recipient, you are hereby notified that any disclosure, copying, distribution or the taking of any action in reliance
on the contents of this telecopied information is strictly prohibited. If you have received this transmission in error, please notify us
immediately at 949/476-0790 or the electronic address above, to arrange for the return of the document(s) to us.
From: Nancy Barfield <NBarfield@VillaRealEstate.com>
Sent: Tuesday, February 2, 2021 6:52 PM
To: SANDRA L AYRES <ssayres@mac.com>
Cc: Matsler, Sean <SMatsler@coxcastle.com>; cmacduff@mac.com; lsueheller@gmail.com;
laureneharvey1@gmail.com; DorothyJKraus@gmail.com; bob.richey@rcrcompanies.com;
cook_russ@msn.com; lindahelfrich3@yahoo.com; tony@seasiderealtyandinvestments.com;
sharonray.ray@gmail.com; ned2455@hotmail.com; acoustican@aol.com; dennis@ieei.com;
aspasia_zouras@hotmail.com; dudjan@pacbell.net; amiller@vibrantsoftware.com;
murphy.charlene@gmail.com; danabelinda@gmail.com; brian.alters@sbcglobal.net;
norm.beres@gmail.com; sbaprop@aol.com; browsbyjulie@gmail.com; nananewby@gmail.com;
pvpalmer@icloud.com; claudyb@sbcglobal.net; denisekeefen@gmail.com; starboxinc@yahoo.com;
dho@obermanassociates.com; bbrooks1000@yahoo.com; rsymonds@sbcglobal.net;
lynn@lynnswain.com; mchsteel@gmail.com; rhsells@yahoo.com; judyweightman@yahoo.com;
newportheightscliffhaven@gmail.com; janetsstemler@gmail.com; GCox@pacificsymphony.org;
jeannefobes@gmail.com; lynnierlo@icloud.com; johnrowe@usc.edu; barman.liz@gmail.com;
elinhoff555@gmail.com; shopsugartoes@gmail.com; elmorej@elmoretoyota.com; dave@earsi.com;
carol@thedrufamily.com; Joshua Smith <JoshuaS@westgroupdesigns.com>; Shazad Ghanbari
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing
2510 West Coast Highway Mixed Use Project (PA2019-249)
<shazadg@westgroupdesigns.com>; Bill Lawson <blawson@urbanxroads.com>; Matt Jackson
<matt@mjs-la.com>; Mark Schattinger <mark@mjs-la.com>; Mark Moshayedi
<mark@spaceip.com>; Campbell, Jim <JCampbell@newportbeachca.gov>; Schneider, Matthew
<MSchneider@newportbeachca.gov>
Subject: Re: Community Zoom Meeting - 2510 W. Coast Hwy (PA2019-249)
There were 2 more questions I wanted to ask.
Where are the visitors going to park? On Tustin, Avon, or Ocean View?
What is going to happen with traffic when they build the next large project slated for Mariners Mile
at the end of Avon with the entrance and exit at both PCH and Avon?
Then when the south side of PCH is built out, we can have quite the traffic congestion.
Nancy Barfield
Mobile 714.271.0789
On Jan 22, 2021, at 4:33 PM, SANDRA L AYRES <ssayres@mac.com> wrote:
Hello Sean
Thank you for scheduling the community outreach Zoom meeting. Look forward to working together
on the continued efforts at implementing the future Mariners Mile vision.
Is this meeting open to all from community who might want to participate? I am guessing from list
you sent initial invitation to the citizens that sent replies to PC. But I believe there may be a few
others who would appreciate tuning in.
Is it ok to pass along the Zoom link?
Thank you, Sandra Ayres
> On Jan 22, 2021, at 3:04 PM, Matsler, Sean <SMatsler@coxcastle.com> wrote:
>
> Sean Matsler is inviting you to a scheduled Zoom meeting.
>
> Join Zoom Meeting
> https://us02web.zoom.us/j/83262163497?pwd=SVFXblVCMit1a2haWkJ0R3BkM2hwdz09
>
> Meeting ID: 832 6216 3497
> Passcode: 159285
> One tap mobile
> +16699006833,,83262163497#,,,,*159285# US (San Jose)
> +13462487799,,83262163497#,,,,*159285# US (Houston)
>
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing
2510 West Coast Highway Mixed Use Project (PA2019-249)
> Dial by your location
> +1 669 900 6833 US (San Jose)
> +1 346 248 7799 US (Houston)
> +1 253 215 8782 US (Tacoma)
> +1 301 715 8592 US (Washington D.C)
> +1 312 626 6799 US (Chicago)
> +1 929 205 6099 US (New York)
> Meeting ID: 832 6216 3497
> Passcode: 159285
> Find your local number: https://us02web.zoom.us/u/kb32lMDC1u
>
> <mime-attachment.ics>
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing
2510 West Coast Highway Mixed Use Project (PA2019-249)
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing
2510 West Coast Highway Mixed Use Project (PA2019-249)
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing
2510 West Coast Highway Mixed Use Project (PA2019-249)
From: Protect Mariner's Mile <protectmarinersmile@gmail.com>
Sent: Thursday, February 11, 2021 10:42 AM
To: Rodriguez, Clarivel <CRodriguez@newportbeachca.gov>
Subject: Re: John Wayne Park Views
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Clarivel,
Please note that these emails are all in reference to the project referred to as the 2510 PCH Project
that will be heard on February 18th.
Thank you,
Protect Mariner's Mile
On Thu, Feb 11, 2021 at 9:46 AM Rodriguez, Clarivel <CRodriguez@newportbeachca.gov> wrote:
Good morning,
Thank you for your emails. We will include them as additional materials. Are all the emails, coming
from this email address, related to the 2510 West Coast Highway Mixed Use (PA2019-249)
project?
Thank you,
CLARIVEL RODRIGUEZ
Community Development Department
Assistant to the Community Development Director
crodriguez@newportbeachca.gov
949-644-3232
From: Protect Mariner's Mile <protectmarinersmile@gmail.com>
Sent: Thursday, February 11, 2021 9:33 AM
To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov>
Subject: John Wayne Park Views
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know
the content is safe.
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing
2510 West Coast Highway Mixed Use Project (PA2019-249)
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249)
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249)
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249)
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249)
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249)
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249)
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249)
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249)
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249)
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249)
Planning Commission - February 18, 2021 Item No. 3a Additional Materials Received After SR Printing 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Protect Mariner"s Mile
To:Planning Commissioners
Subject:Beautiful Views
Date:Tuesday, February 16, 2021 8:04:50 AM
Attachments:Screen Shot 2021-02-11 at 9.36.34 AM.png
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Norm Beres
To:Planning Commissioners; Dept - City Council
Cc:Norm Beres; Colleen Rafferty
Subject:2510 PCH Project
Date:Thursday, February 11, 2021 5:58:53 PM
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February 11, 2021
Chairman Weigand and Honorable Planning Commissioners,
This letter is in regard to the development being referred to as the2510 PCH project, which will incorporate 35 apartment rentals anda luxury car dealership, that will back-up into Avon Alley.
After my wife and I attended the February planning commissionmeeting via Zoom and the Feb. 2nd Developer/Community meeting,we remain very troubled by a number of things. It appears that theplanning commission, from our perspective, has failed to performtheir due diligence for the citizens of Newport Beach and its localneighborhoods which would be affected by this project. Theplanning commission has failed to evaluate the potential impacts ofthis project, as well as, future projects by the same developer tothe existing local neighborhoods.
This project in its current state has failed to take intoconsideration: -the impact on local air quality above these projects from sewergas released by the proposed apartment rentals, -traffic congestion and safety impacts from the increase of 60+automobiles on Avon Alley, Tustin Drive, Coast Highway, Riversideand Cliff Drives,-associated increase in noise from all of the above.
We understand that various standard studies are not required bythe State of CA since 3 of the proposed units will be low incomehousing; however, this does in no way prevent the Newport BeachPlanning Commission from executing their due diligence to ensurethe safety and well being of its citizens who may be impacted bythis and future developments.
Secondarily, John Wayne Park which is adjacent to our property isa local community park which overlooks Newport Harbor and is alocal treasure for families and guests of Newport Heights to enjoyafternoon views of the boats in the harbor as well as our beautifulsunsets. During the annual Christmas Boat Parade, people comefrom all over to watch Newport Beach's Christmas parade. Theproposed project will no longer provide that enjoyment of the
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
harbor as it will elimate most of the view of the harbor by itsproposed 35 foot roofline. We believe that it is the responsibility ofthe planning commissioners and the City of Newport Beach toprotect this piece of land and it's public view, now and for futuregenerations.
We respectfully request that the 2510 PCH Project be postponeduntil: - the planning commission can complete their due diligenceand studies with regard to the above topics,- review the results of these studies and their impacts with theaffected local residents,- have an opportunity for the local residents and the applicant tostudy and resolve any cumulative impacts of the 2510 PCH project. This did not happen at the Feb. 2nd Community/Developer meeting. The call focused on the developer providing a summary of hisproject and did not address the communty's concerns or theirinput.
Thank you for your consideration,Norman Beres and Colleen Rafferty5 Park PlaceNewport Beach, CA92663
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Sean McDonald
To:Planning Commissioners
Subject:2510 PCH
Date:Friday, February 12, 2021 10:41:46 AM
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To the Planning Commission of Newport Beach,
My name is Sean McDonald, and I live at 229 Ocean View Ave, Newport Beach CA 92663.
I have major concerns about the development project at 2510 PCH. Both Tustin Ave and
Ocean View ave are already used as throughways for a ton of traffic on PCH up into theheights- this development would ensure countless more cars zipping up and down Tustin-
simply put, it is NOT safe. The safety of the area, especially for kids, is in jeopardy due to thisproposed project.
Im implore the City of Newport Beach to understand the following impacts this project will
have:
Major increase in traffic and safety for the area (especially for kids).
The project does NOT blend with the community- its high density and requested heightvariance is unsightly and uncharacteristic for the neighborhood, not only ruining the
views from John Wayne park but also the surrounding Homes. It is simply thedevelopers trying to squeeze as many people into their development to make as much
money as possible with zero regard for the community.This will impact West coast highway, John wayne park, and Newport Bay.
Lasting impact on the marine industry- which we all know has been a staple of ourcommunity.
Quite simply, the Planning Commision needs to slow down and take the necessary steps tounderstand this project and its impact before moving forward; what is decided here today will
echo through the rest of mariners mile. It is imperative that the project undergo anenvironmental review and a more comprehensive traffic study.
Sincerely,
Sean McDonald
(949)351-7113229 Ocean View Ave
Newport Beach CA 9263
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Protect Mariner"s Mile
To:Weigand, Erik; Koetting, Peter; Lowrey, Lee; Ellmore, Curtis; Klaustermeier, Sarah; Kleiman, Lauren; Rosene,Mark
Cc:Avery, Brad; O"Neill, William; Dixon, Diane; Duffield, Duffy; Muldoon, Kevin; Brenner Joy; Blom, Noah; Jurjis,
Seimone; Campbell, Jim; Nova, Makana; Rodriguez, Clarivel; Leung, Grace
Subject:Postpone Planning Commission Hearing - 2510 W. Coast Hwy (PA2019-249)
Date:Friday, February 12, 2021 10:45:57 AM
Attachments:PMM February 12, 2021 Letter, Planning Commision Hearuing 2182021.pdf
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Dear Planning Commission,
The February 18, 2021, Planning Commission Hearing should be postponed until the City’s Community
Development Department holds a public outreach workshop to inform and educate community stakeholders about
2510 West Pacific Coast Highway.
Considering the scope and significance of this proposed high density project, a request was made to the City’s
Community Development Department to host a public outreach workshop prior to the February 18, Planning
Commission Meeting. The purpose of the meeting would be to explain land use controls, staff’s findings and
recommendations, and to answer questions from the public. The City has denied the request for a public outreach
meeting.
Community stakeholders are asking the City to reconsider and schedule a 2510 W. Coast Hwy (PA2019-249)
community outreach workshop to lay out this proposal so we can study and understand how everything ties together.
This will allow stakeholders to provide their informed perspectives to the Planning Commission.
The Future of Mariners’ Mile will be determined within the framework of the interdependent actions of the
Developers, City Staff, Planning Commission, City Council, Caltrans, business and property owners, local
merchants, and residents. Our community is stronger together, especially when Stakeholders, Developers, and the
City work together to support each other based upon a common consensus, understanding, and purpose. Community
stakeholders are asking the City to lay out all the Mariner’s Mile proposed and pending development projects
together so we can study and understand how everything ties together. The destiny of Mariner’s Mile must be
determined within a comprehensive framework and development plan, not cut up into pieces that when combined
may adversely impact our quality of life. Working together, let’s get it right—the city, the developers, and the
stakeholders.
I request the enclosed letter be placed in the official record and a formal acknowledgement that the City received the
attached letter dated February 12, 2021.
Kindest regards,
James F Carlson
President
The Coalition to Protect Mariners Mile
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
Working together, let’s imagine the possibilities to build a coastal city for people
to enjoy now and in the future.
February 12, 2021
City of Newport Beach
Planning Commission
100 Civic Drive
Newport Beach, California 92660
Dear Commissars,
Mariner’s Mile is an indispensable seaside center linking the Peninsula, Lido Island, Lido Marina
Village, Mariner’s Mile, Balboa Island, and Corona del Mar villages and neighborhoods. Its significance
and impact must not be undervalued. Scenic corridor views along Mariner’s Mile cannot be taken for
granted. The full scope of all foreseeable development project proposals along Mariner’s Mile must
meet Coastal Commission, community and environmental requirements before approval. Working
together, let’s get it right—the city, the developers, and the stakeholders.
The Future of Mariners’ Mile will be determined within the framework of the interdependent actions of
the Developers, City Staff, Planning Commission, City Council, Caltrans, business and property
owners, local merchants, and residents. Our community is stronger together, especially when
Stakeholders, Developers, and the City work together to support each other based upon a common
consensus, understanding, and purpose. Community stakeholders are asking the City to lay out all the
Mariner’s Mile proposed and pending development projects together so we can study and understand
how everything ties together.
The September 18, 2021, Planning Commission Hearing should be postponed until the City’s
Community Development Department holds a public outreach workshop meeting to inform and educate
community stakeholders about 2510 W. Coast Hwy (PA2019-249). This will allow stakeholders to
provide their informed perspectives to the Planning Commission.
Will the City Deliver Transparency, Good Faith, and Public Outreach?
Mariner’s Mile property owners, business owners and the abutting residential communities of Newport
Heights/Cliff Haven, Bayshores and Lido Island desire to learn and be informed about the scope,
design, benefits and impacts pertaining to this and all the foreseeable development projects along
Mariner’s Mile. Community stakeholders have asked the City to explain land use controls, staff’s
findings, and answer stakeholder’s questions prior the the September 18th Planning Commission
Hearing. The community is asking the City to lay out the project so we can study and understand how
Respect, Protect, and Preserve the Residential, Commercial and Environmental Qualities of Our
Bayside Town
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
everything proposed ties together. However, the City’s Community Development Department has
denied residents’ request to outreach to community stakeholders in a public meeting to provide the
details of their analysis and impending recommendation to the Planing Commission.
The February 2, 2021, community outreach Zoom meeting with the applicant team to discuss proposed
mixed use development at 2510 W. Coast Hwy (PA2019-249) was a positive step and provided an the
project’s scope and design. Yet, too many stakeholders on the Zoom meeting were disappointed. They
requested information pertaining to traffic and safety concerns regarding Avon and Tustin Avenues, and
the property’s access when entering and leaving the premises on West Pacific Coast Highway. Also,
insights into the nearby foreseeable development projects along Mariner’s Mile were not presented.
This piecemeal approach to the rollout of the projects does not address substantial community
concerns expressed during this Zoom meeting. Nor did the Zoom meeting present a Vision for
Mariner’s Mile.
In addition to 2510 W. Coast Hwy (PA2019-249,) there are several proposed or pending nearby family
related development companies proposing projects. These include Newport Village and Back Bay
Landing. The cumulative land use for all these developments represents over one-third of Mariner’s
Mile and will forever determine the future destiny of this scenic corridor. Accordingly, all community
stakeholders desire to learn and understand the full scope, size, significance, accumulated impacts and
mitigation associated with all nearby foreseeable projects. This will also assure that the intent of the
Greenlight Initiative and City’s General Plan vision, goals and objectives will be achieved and will
hopefully prevent a long-lasting adverse impact.
Several unanswered questions that must be addressed for the 2510 W. Coast Hwy (PA2019-249)
project, as well all nearby proposed and pending projects along Mariner’s Mile are below:
• How will the proposed and pending projects change the character and charm of Mariner’s Mile and
Newport Beach?
•Are we at risk of losing our scenic corridor, the key element that connects Newport Beach’s iconic
villages? Will it forever disallow the majority of residents and tourists to enjoy this scenic coastal
location due to the desires of a few people who are invested in high density development projects?
• What are the benefits and impacts on the Mariner’s Mile Ecosystem, including quality of life, health,
safety, and traffic? What wii be the cost to the residents in order to provide City services? How will
police and fire be impacted?
• Are the variances and allowances given to the developer too high a consideration when comparing
the full benefits and full impact of 2510 W. Coast Hwy (PA2019-249)? Is the 2510 W. Coast Hwy
(PA2019-249) project including three low rent apartments too high a price to pay?
The Collation to Protect Mariner’s Mile (PMM) represents approximately 1,200 Newport Beach
residents and stakeholders . We are involved with Mariner’s Mile and the protection of this 1.3 stretch
nd along West Pacific Coast Highway. We envision transforming Mariner’s Mile into a thriving and
sustainable coastal gateway destination in the City of Newport where residents and visitors can work,
play, dine, and shop in a relaxing and friendly environment. Our guiding principle is “Enhance Our
Community’s Quality of Life and Do No Harm.” PMM is pro-development and supports projects that are
compatible with the abutting residential communities of Newport Heights/Cliff Haven, Bayshores, and
Lido Island. Lido Marina Village is an excellent example of what is possible.
Your Neighbor,
James F Carlson
President
Collation to Protect Mariners Mile
Respect, Protect, and Preserve the Residential, Commercial and Environmental Qualities of Our
Bayside Town
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:JILL S AYRES
To:Planning Commissioners
Subject:2510 Project
Date:Friday, February 12, 2021 1:10:13 PM
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Chairman Weigand and Honorable Planning Commissioners ~
This letter is in regards to the development referred to as 2510 PCH project, the first mixed used development on the
inland side of Pacific Coast Hwy within Mariner’s Mile.
While I appreciate the developer and his team hosting a Zoom meeting for interested people to discuss their project,
they were unable to answer a few questions pertaining to air conditioning units on the roof, methane gas emissions
that speaks to unhealthy air quality and traffic impacts on the intersection Tustin Avenue and Avon Alley. Also
their request for a height variance which will irrevocably impact John Wayne Park forever. I was under the
impression that protecting public views from our parks was written into our General Plan.
My request is that you vote to postpone approval of this project as is. It would be beneficial to our community to be
able to learn more about how it will impact the traffic and SAFETY of the children that use Tustin Ave and
Riverside Avenue as they travel from the east side of Newport to the west side crossing PCH. With this new mixed
use concept in a commercial area, it behooves our Community Planning Department to slow down a bit and present
ALL of the facts. Please don’t forget that Newport Heights was built in the 1900’s and does not have the
infrastructure to support this type of ingress egress that this project combined with Newport Village will bring. 3
major schools and 3400 kids that travel either in cars with their parents, high school drivers, skateboards and bikes.
This is a unique area. Honest traffic study needs to be conducted.
Lastly, don’t we have a Local Coastal Program that is tasked with protecting this area? The proposed height and
density will wipe out any view of the natural occurring land bluff that is suppose to be visible from the water for
water enthusiasts to enjoy as writtten in our California Coastal Commission.
Thank you for your time and consideration.
Warmly,
Jill Ayres
Newport Heights
Sent from my iPad
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:charlene murphy
To:Planning Commissioners; Dept - City Council
Subject:Postpone Planning Commission on 2510 W Coast Hwy
Date:Friday, February 12, 2021 1:23:37 PM
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We are requesting that the Planning Commission & City Council postpone
the February 18, 2021 hearing on 2510 W. Coast Hwy )PA2019-249) until
community stakeholders can study and understand how everything ties
together. We are expressing our concern and our expectations that the the
City Council and Planning Commission will recognize our concern and
honor the community requests to postpone the meeting.
Rick & Charlene Murphy
2442 Vista Dr
Newport Beach
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Peggy Palmer
To:Planning Commissioners
Cc:Dept - City Council
Subject:2510 PCH - Project
Date:Friday, February 12, 2021 1:30:12 PM
Attachments:MCP1docx.docx
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Dear City,
Please include my letter and photos for the upcoming Planning Commission meeting on February 18, 2021.
Thank you,
Michael Palmer
Newport Beach
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
February 12, 2021
Chairman Erik Weigand and Planning Commissioners,
Subject: 2510 PCH Project
As a resident in Newport Heights and Cliff Haven for more than 65 years, I realize that
growth is inevitable and the residents look forward to reasonable and responsible
growth; however, the 2510 PCH project is neither.
The City of Newport Beach has a playbook for Mariner’s Mile, referred to as The
Mariner’s Mike Strategic Vision and Frame Work:
https://www.newportbeachca.gov/PLN/MAP_DOCUMENTS/DESIGN_GUIDELINES/Ma
riners_Mile_Vision_Design.pdf
This document specifically outlines the intersections of Tustin and Riverside and
describes them as important activity “nodes” along Mariner’s Mile. The document
further suggests, promoting a strong pedestrian orientation and encourages a
cohesive retail center promoting local-serving tenants, (upscale market, cafes and
specialty retail). The 2510 PCH Project is 35 apartments and a car showroom.
Further more, a traffic analysis must be completed to examine the severity of the
impacts to this area. These are photos that were taken yesterday of Tustin and Avon
alleyway.
At this time, I am requesting that the Planning Commission allow the applicant and
the City to vet the issues of concerns with the residents. These are apartments will
have a rooftop deck with the closest amenities being liquor market, a racecar
dealership and a child day-care center. This is a disproportionate project does not
appear to add any value to the surrounding communities of Bayshores, Lido Isle,
Newport Heights and Cliff Haven.
The applicant has not clearly explained the rooftop mechanical equipment, nor what
this means to the additional proposed height of 35 feet. There has been no study of
sound measurements etc.; this project requires further discussion and evaluation.
As the 2510 PCH is the precursor to the larger Newport Village Project.
In closing, let’s create a project that everyone can enjoy which is compatible to the
surrounding communities, enhancing safety, while creating no harm.
Michael Palmer
Newport Beach
Michael Palmer
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
The following are exhibits from February 11, 2021
Photo One: My vehicle coming out on Avon Alley –room for one car only.
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
Photo Two: Entering Avon Alley, the incoming car must pullover to allow my vehicle
through the area:
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
Photo Three: Driving North on 100 Block of Tustin Avenue:
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
Photo Four: Heading North on Tustin met with “Head to Head” Gridlock:
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:JACKIE GLASS
To:Dept - City Council; Planning Commissioners
Subject:Mariner"s Mile Development
Date:Friday, February 12, 2021 6:41:42 PM
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Attention: City Council, Planning Commission
I’m writing to request postponement of the 2/18/21 hearing of 2510 W. Coast Hwy PA2019-249 until the
community can study the full extent of the development proposals
for Mariner’s Mile. This proposal alone has quite a few issues of concern such as:
parking (reduced because of 3 low income units) - affects residential and commercial use
ingress and egress from PCH
residential recycle not at the site
private views not protected
commercial use could be converted
traffic safety concerns for Riverside Ave, Tustin Ave., Avon St.
The community is concerned and needs to know what is planned.
thank you,
Jacquelyn Glass
Bayshores
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:MICKEY HARTLING
To:Planning Commissioners
Subject:Mariner’s Mile Planning meeting February 18, 2021
Date:Saturday, February 13, 2021 7:40:46 AM
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is safe.
I strongly recommend that this meeting be postponed until a number of questions can be answered regarding the
development plan proposed by the Developer....
Mickey Hartling
Real Estate Broker
Homeowner & Orange County Commercial Property owner.
Sent from my iPhone
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Hayley Ayres
To:Planning Commissioners; Dept - City Council
Subject:Height Variance - Newport Heights
Date:Saturday, February 13, 2021 12:34:50 PM
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Planning Commissioners,
I am concerned with the height variance being requested underneath John Wayne Park. It
seems as though not much has been taken into consideration and overall safety is beingignored. I strongly urge you to review my below points and truly think about its impact.
1. The project will result in significant traffic and safety impacts
2. The project view will impact from West Coast Highway, John Wayne Park and NewportBay
3. The project does not blend with the community4. The project will negatively impact the marine industry
5. The project should undergo environmental review6. The community needs time to understand the effect this and other planned projects will
have on the Mariner’s Mile
Thank you,Hayley Ayres McDonald
949.903.9408hayley.ayres@gmail.com
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Ellie Perkins
To:Dept - City Council; Planning Commissioners
Subject:Slow down planning process for high-density / multi-unit housing
Date:Saturday, February 13, 2021 12:58:49 PM
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Hi,
As a resident of Newport Beach, I would like to ask if you could please slow down the
planning process for high density development and multi unit housing development aroundMariner's Mile. I am particularly writing about the newer 2510 west coast highway project
(PA2019-249) - it looks like it has already gone through one PC hearing and there's anotherone scheduled for Feb-18. Seems like this is moving too fast without a lot of visibility to
residents or open community meetings to clarify the development and address any concerns.
Thank you,Ellie Perkins
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Denny
To:Planning Commissioners
Subject:FW: Delay the vote
Date:Sunday, February 14, 2021 11:34:22 AM
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content is safe.
To: <eweigand@newportbeachca.gov>
Subject: FW: Delay the vote
Subject: Delay the vote
On the Mariner’s Mile as there are too many unanswered questions from residents regarding traffic,
hazardous materials, etc. To go ahead and just build when we have tried to be so careful is myopic.
Denise Newcomer
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Robert Weiner
To:Planning Commissioners
Subject:2510 PCH
Date:Sunday, February 14, 2021 11:47:30 AM
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is safe.
Please provide parking and traffic impact details associated with this project PRIOR and your remedies PRIOR to
any votes or decisions.
Thank you,
Robert Weiner
410 Kings Road
NB 92663
Sent from my iPhone
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Jeanne Fobes
To:Planning Commissioners
Subject:2510 PCH - Mariners Mile Project
Date:Sunday, February 14, 2021 12:18:40 PM
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TO: Newport Beach Planning Commissioners
I am more than disappointed that the Planning Commission is going ahead with thisproject on Mariners Mile without answering the questions of residents whose lives willbe negatively impacted. And no doubt whose property values will also be negativelyimpacted!!
It is incumbent upon you, if you actually take your responsibilities seriously, to delay thisdeplorable project until our objections have been aired and satisfied. Where is a SpecificPlan for this area--we have been asking for this for years! This stretch of Mariners Mile is already hazardous! Where is a meaningful trafficstudy? This plan to just BUILD MORE DEVELOPMENT---just add another lane---isunacceptable! Where is your traffic planning?
Inform us more clearly!!! Answer our questions!!! BEFORE ANY VOTE IS TAKEN!!!
This is important to us residents!!!!! Please respond. Jeanne Fobes
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Gregory Cox
To:Planning Commissioners
Subject:Why do we bother electing you if you only are going to bow to developers?
Date:Sunday, February 14, 2021 1:23:42 PM
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content is safe.
Why do we bother electing you if you only are going to bow to developers?
"The City never followed through with a process and result for a Specific Plan for this
area, even though we had a number of residents pressing for this analysis and
lookahead for a number of years. The parking, but even more significant is the
ingress/egress issue. This stretch of Mariners Mile is already hazardous, and a
meaningful look at traffic management needs to occur as part of any project. The City’s
approach to just Build More Development, and maybe another Lane, is unrealistic. We
need some skilled traffic planning from both Developers , and the City. Use of one-way
accesses and exits is key."
Best,
Grégory
Grégory Pierre Cox
Vice President of Development and External Relations | Pacific Symphony
t: (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 - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Sharon
To:Planning Commissioners
Subject:Mariner"s Mile
Date:Sunday, February 14, 2021 2:47:31 PM
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content is safe.
Our family is very concerned about the safety of the current plans. Traffic accidents along the
Mariner’s Mile stretch appear excessive. We frequently hear crashes and see flashing police lights
on a frequent basis. It would be good to see an accident analysis and how the proposed
development will effect safety. In addition, we have the periodic scent of methane in our
bathroom. We have consulted plumbers and have been told it is from the sewers. We would also
like to see an analysis of the methane issues that effect our area.
Thank you for your consideration.
Sent from Mail for Windows 10
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:penny bauer
To:Planning Commissioners; Dept - City Council
Subject:2510 PCH project
Date:Sunday, February 14, 2021 7:11:13 PM
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content is safe.
Dear Newport Beach Planning Commissioners and City Council members,
First off, may I say thank you for taking the time to read this letter in regard's to the proposed 2510 PCH
project. As a long time resident of Newport Beach, I have concerns about this proposed project and
therefore cannot support it. I feel there are many aspects of the project that will negatively affect our
families and our community. To start, there will be a significant increase in traffic, which brings up safety
concerns that go along with this. I have seen first hand, an increase in cars (many of them speeding) on
Tustin Ave and Cliff drive, trying to take a short cut, or bypass PCH traffic. This has led to numerous
accidents and many near-accidents in our Newport Heights neighborhood, and this problem would only
be compounded if this project goes through. As a mother and physician, I also have safety concerns
given the increased traffic this project would bring, for the many children who need to ride their bikes to
get to our local schools, including Newport Heights Elementary, Ensign Intermediate and NHHS.
Secondly, this project will negatively impact the views from the public parks in the area, including John
Wayne Park and Cliff Drive Park. Both visitors to our city and residents enjoy these public parks for the
beautiful views of the Newport Bay and Pacific Ocean, which would only be impeded by this project.
Additionally, I am all for progress and beautifying the Mariners Mile area but this project does not fit, or
blend with, the aesthetics of our community. I believe this project should undergo a traffic, parking and
environmental review, before any decision is made regarding it.
Sincerely,
Penelope Kent Bauer MD
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:charlene murphy
To:Planning Commissioners
Subject:Marriner"s Mile development
Date:Monday, February 15, 2021 10:01:13 AM
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content is safe.
We ask the Planning Commission to direct the City Staff to inform the community more
clearly and answer our questions on the Mariner’s Mile project before any vote is taken on Feb18th. We have MANY concerns and expect transparency and information from city
officials.
Rick and Charlene Murphy
2552 Vista Dr
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Annie Clougherty
To:Planning Commissioners; Dept - City Council
Subject:Mariners Mile Project
Date:Monday, February 15, 2021 11:25:20 AM
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content is safe.
Hi,
I want to strongly OPPOSE the project being discussed on February 18th at Mariners Mile. It
will cause more traffic, noise and strongly affect the property values on nearby Cliff Drive andKings Road and the views from the parks. We do not want any more traffic and I am strongly
opposed as a nearby resident.
Annie Clougherty
--
Annie Clougherty
About me
949-375-3037
www.annieclougherty.com
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Martha Earlabaugh
To:Planning Commissioners
Subject:2510 PCH Project
Date:Monday, February 15, 2021 12:11:49 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
February 12, 2021
Chairman Erik Weigand and Planning Commissioners,
Subject: 2510 PCH Project
As a resident of Newport Heights and Cliff Haven for many years, and a visitor to the area for
many years before becoming a resident, I am writing to you today with a request that the
Planning Commission postpone voting on this project on February 18, and allow the City and
the Applicant time to vet the issues of concerns with the residents. I
I listened to the Zoom call when the attorney for the applicant laid out the proposed project,
and took questions and comments from those on the call. The attorney was not able to
answer many questions about this impact of the project, and below is a list of some of the
concerns voiced during the call.
There are several aspects of the proposed project that can create a dangerous situation for
people living in the area, or those driving on Coast Highway.
1. The project will result in significant traffic and safety impacts. In addition to
the regular heavy flow of traffic, there are 4,300 students in the 3 schools in the
area, and 1,500 junior lifeguards cross Coast Highway every summer to get to
camp.
2. The project does not blend with the community. The Mariner’s Mile Strategic
Vision and Framework already exists. This document specifically outlines the
intersections of Tustin and Riverside and describes them as important activity
“nodes” along Mariner’s mile.
The 2510 PCH Project is 35 apartments and a car showroom. This is in direct
opposition to what has already been identified for this area ---strong pedestrian
orientation and a cohesive retail center promoting local-serving tenants,
specifically upscale makers, cafes and specialty retail.
3. The additional proposed height of 35 feel will impact views from West Coast
Highway, John Wayne Park, and Newport Bay. Additionally, there were many
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
questions posed to which the attorney was not able to answer.
4. There are obvious significant impacts of this project, and it should undergo
environmental review.
For the success of the marine industry and the future of Mariner’s Mile, it’s essential that this
project and any others proposed are compatible to the surrounding communities, enhance
safety, while benefiting existing businesses and restaurants.
Martha G. Earlabaugh Newport Beach
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Protect Mariner"s Mile
To:Planning Commissioners; Dept - City Council
Subject:2510 PCH Project - Hearing: February 18th, 2021
Date:Monday, February 15, 2021 12:52:48 PM
Attachments:image.png
Screen Shot 2021-02-15 at 12.41.26 PM.png
Petition_to_Protect_Mariner"s_M names 2021-02-12.xlsx
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content is safe.
Working together, let’s imagine the possibilities to build a coastal city for people
to enjoy now and in the future.
February 15, 2021
City of Newport Beach
Planning Commission
100 Civic DriveNewport Beach, California 92660
Dear Commissioners,
Re: 2510 PCH Project
With respect to the applicant’s Zoom outreach meeting on February 2, 2012 and the comments concerning view simulations
from John Wayne and Cliff Drive Park, we have yet to see any simulations from these “public park views”. Yes, we have
seen simulations of your architecture and site plan, but no simulations have been presented from each of the affected
parks(s).
The Department of Transportation, (Caltrans), manages the State Scenic Highway Program. In 1963, the State Legislature
established the California Scenic Highway Program through Senate Bill 1467 (Farr). The bill declared, “The development of
scenic highways will not only add to the pleasure of the residents of this State, but will also play an important role in
encouraging the growth, recreation and tourist industries upon which the economy of many areas of this State depend.”
Senate Bill 1467 added Sections 260 through 263to the Streets and Highway Code. In these statutes the State Proclaims
intent to: “establish the State’s responsibility for protection and enhancement of California’s natural scenic beauty by
identifying those portions of the State highway system which, together with adjacent corridors, require special conservation
treatment.” (Scenic corridors consist of land that is visible from, adjacent to, and outside the highway right-of-way, andconsists primarily of scenic and natural features. Topography, vegetation, viewing distance, and/or jurisdictional lines
determine the corridor boundaries.)
Existing law provides Caltrans with full possession and control of all State Highways. This legislation places the ScenicHighway Program under the stewardship Caltrans.
The legislation further declares the intent of the State to assign responsibility for the regulation of land use and development
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
along scenic highways to the appropriate State and local governmental agencies.
This area along Pacific Coast Highway referred to as Mariner’s Mile is an eligible scenic corridor under the existing laws and
is protected by the California Scenic Highway Program.
Furthermore, the John Wayne Park and Cliff Drive Park with view vistas along Mariner’s Mile would be considered a violation
of the Department of Transportation, under Title VI of the Civil Rights Act of 1964; whereas, “No person in the United States
shall on the ground race, color or national origin, be excluded from participation in, be denied the benefits, or be subjected to
discrimination under any program or activity. Related federal statutes and state law further those protections to include sex,
disability, religion, sexual orientation, and age.”
Both the John Wayne Park and Cliff Drive Park are used for recreation and celebrations by all people, the parks are offered
as free recreational areas for those who may not be able to afford activities involving the marina or beaches, these people
will be deprived of these pleasures forever.
The 2510 PCH project has not taken into consideration the Environmental Justice or the fair treatment and meaningful
involvement of all people regardless of race, color, national origin or income with respect to the development of
environmental laws, regulations and policies.
At this time, we are requesting that further evaluation and notification of the 2510 PCH should be conducted by Caltrans,
prior to any approval of the project, as Mariner’s Mile is designated a “Coastal View Road” per Newport’s Local Coastal
Program, Map 4-3 of the Coastal Land Use Plan. The California Coastal Commission, in approving Newport’s CLUP, has
certified and designated this scenic corridor.
At this time, we have more than 1,200 signatures requesting that the applicant further work with the Community and Newport
Beach City Staff to study the 2510 PCH Project and its cumulative impacts.
The Coalition to Protect Mariner’s Mile
cc: Cal Trans
Department of Transportation
Newport Beach City Council
Newport Beach Planning Commission
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
First Name Last Name Zip Code First Name Last Name Zip Code First Name Last Name Zip Code
Michael Mullin 92663 Robin Canright 92660 Steve Waldock 92627
Diana Lugo 92663 Norma Edelhauser 92663 Muaer Brandon 92663
Nancy Kreft 91784 Gordon Ensign 92660 Roger Fam 92663
Lacy Robertson 92663 Fran Fagen 92663 Gordon Wanlass 92660
Linda Helfrich 92663 amy manser 92660 Robert Clarke 92663
Melanie Donner 92663 Valerie Kelley 92663 John Fast 92649
Nathan Castro 92663 John Schram 92625 Steve Mader 92621
Penelope Bauer 92663 Alexandra Gardiner 92663 Judd Ben Jacob 92663
Eddie Palmer 92663 Dru Vanderburg 92663 Drew Peterson 92663
misty thorne 92663 Jeannette Wistner 92663 Victor Jacobs 92627
Karly Brown 92663 Constance Esposito 92663 John Roberts 93514
Glenn Madokoro 92663 Jessy Rath 92663 Charlie Dobson 92627
TIM MOULTRUP 92663 Glenn Baker 92663 Brian Carr 92625
Brian Moultrup 92663 Dennis Howell 92663 Chris Newcombe 92649
Carson Erika 92663 Jon Krapivkin 92627 Rawol Parson 92660
Jeffrey S Cohen 92663 Carolyn Slayback 92663 Patrick Freeman 92651
Bill Dunlap 92663 Jerry Grice 92663 Sherlene Abdelnour 92660
Holly Geraets 92663 Drew Lorentzen 92663 Tyler Minney 92663
Tara Melenick 92660 Deborah Lorentzen 92663 Ted Cook 92663
Lindsey Galey 92627 Tracy Rath 92663 George Hilkema 92661
Kathy Shaw 92663 Fred Behr 92625 Cliff Decker 90740
Krysten Mattox 92663 Lynn Buman 92663 Larry McBrion 92677
Alan Wiesner 92663 Simon Wilson 92663 Melanie McBride 92677
Laurel Littlefield 92663 Erika Fitzgerald 92627 Patricia Thompson 92661
Lisa Daly 92660 Luanne Baker 92663 Robert Sleshenger 92661
Diane Heimstaedt 92663 Robert Wendell 92663 Glenn Chadwick 92604
Regina Freiberg 92660 Sandy Zareades 92627 Richelle Collins 90602
Carolyn l Carr 92662 Robert Wendall 92663 Douglas Thompson 92661
Jenieve Badajoz 92663 John Bahadorani 92663 Norm MacLeon 92677
BARBARA TRUJILLO 92626 Ethan Yalvac 92603 Peter Van Hamerssveld 92683
Richard Newman 92660 Teresa Pomeroy 92663 William Hollingsworth 92629
Marianne Kalisch 92627 Mike Pomeroy 92663 Mike Hayden 92663
Paula Crawford 92660 Eleanor Rebard 92663 Paul Brinkman 92663
Peter Thorne 92663 Corinne Spence 92663 Ted Disberry 92843
Hayley Renwick 92659 Collette Spence 92663 William Mosley 92660
Lynn Friedman 92663 Kristin Baker 92663 Stephan Bachman 92844
Jo Barrett 92663 Janet Hange 92663 Eva Krishr 92661
Nathaniel Mulhern 92663 Larry Want 92663 Miles Clarke 92661
Joanne Baker 92663 Doug Regard 92663 Dan Rossen 92663
chris Harano 92663 Carter Robinson 92663 Erick Sharrow 92622
Edward Davenport 92663 Mary Zollman 92663 Yannick Gweggan 92708
Suzanne Forster 92663 Elsie Rutan 92663 Linda Karagines 92886
Mark Jordan 92663 Barbara Name 92662 Wendy Hawkins 92627
Deborah Duggan 92663 Linda Rutan 92626 Diane Moseley 92627
James Parker 92660 Edward D'eliscu 92663 Kathy Dimeo 92663
Kathi Misterly 92660 Ned mccune 92663 Dena Bailey 92660
Jodi Bole 92662 Robert Rutan 92626 David Nuvarrete 92840
Alice Brewer 92663 Suzanne Reinhart 92662 Anthony Horvath 92663
Annie Adams 92663 nancy patrick 92663 Mike Alexander 92663
Harry Barton 92663 Kurt Dietel 92625 Betty Demmer 92663
Max Feuerberg 92663 Dana Dietel 92625 Joseph Greengiatt 92780
Beverly Moosmann 92660 Connie Ensign 92660 Hector Sanucci 92627
Matt Streiff 92663 ryan johnson 92660 Garret Licon 92627
Carrie Williams 92660 Lisa Burford 92627 Richard Huff 92663
Emily Norton 92660 Lauren Buiza 92660 Steven Weiner 92866
Peter McCourt 91101 Virginia Barrett 92660 Dustin Hogue 90244
Jennifer Kelsey 90068 Joy Starlof 92627 David Hart 90915
Barbara Wall 92663 James Boran 92663 Thomas Tupman 92663
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
First Name Last Name Zip Code First Name Last Name Zip Code First Name Last Name Zip Code
Denise Schnitzer 92677 Sabrina Krusic 92663 Cole Kinder 92663
Diana Long 92663 Peter Krusic 92663 Doramary Bartolic 92660
Robert Long 92663 Diane Byers 92663 Al Bartolic 92660
Susanne Henderson 92660 Hans Larsen 92663 Sean Ward 92663
John OBrien 92663 Lana Larsen 92663 Adam Kinder 92663
Amanda Ebright 92650 George Minney 92663 Elizabeth Ward 92663
Amy Williams 92663 Aram Scary 92663 Gary Poon 92663
amy von der ahe 92660 Robert Mcvicker 92647 Sean Walsh 92663
Rani Braun 92660 Travis White 92663 James Ward 92663
Marcia Marlowe 92660 Dale Williams 92663 Sally Roberts 92663
Thomas Kinder 92663 Susan riddle 92663 Laurie Smith 92663
heidi perreault 92660 Marilyn Riddle 92663 Paul Slayback 92663
Allison Mckibbin 92660 Monica Boran 92663 Tim Bauer 92663
Carole Stanley 92660 Al Beaudette 92663 Erin Kinder 92663
Andrea Martin 92660 Kim Beaudette 92663 Xavier Trevino 92663
alison osborne 92660 Greg Poindexter 92627 Richard Dorn 92661
sean casey 92660 Todd Bousman 92627 Mary Lisenbee 92663
Theodore Li 92660 Kim Stobart 92663 Caroline Woodruff 92663
Mike Henderson 92660 Natasha Beavin 92663 Rob Schacht 92663
lisa li 92660 Haley Ayres III 92663 Nancy Scarbrough 92663
Elizabeth Stake 92660 Dennis Sigalos 92663 Jeff Reuter 92663
Melissa Meehan 92660 Bruce Ayres III 92663 Alice Blair 92660
James Reynolds 92660 Willis Longyear 92663 Gale Baljeu 92663
lisa casey 92660 Judith Longyear 92663 Doug Rugg 92627
allison root 92661 Linda Shaw 92660 Janet Reuter 92663
Barry Lynn Friedberg 92625 John Noonan 92660 Kristin Higman 92663
Alan Ebright 92663 Susan Noonan 92660 Norman Beres 92663
Kim Avery 92662 Ellen Rieder 92625 Michaele Hall 92660
Rebecca Bethell 92663 Jean Blankenship 92625 Nancy Lewis92663 92663
Katie Cook 92663 Bryan Kerns 92663 Debi Bibb 92663
Juli Hayden 92663 Andrea Donegan 92649 J.Fisher 92663
Lisa Brennan 92663 Kenneth Tratar 92663 robert Lear 92663
Leslie Thompson 92663 David Henley 92663 Robin Chesnie 92663
J.D.Clougherty 92663 Ludie Henley 92663 Margo Misterly 92663
Annie Clougherty 92663 John Rutan 92663 Jenny Brosnan 92663
Stefanie Kristiansen 92627 Astrid Carlson 92663 Kathleen Cook 92663
Dennis & Marcia O'Hern 92663 Matthew Woodruff 92663 Lindsey Kent 92661
Karen Brutman 92663 Elizabeth Woodruff 92663 Brittany Phillips 92661
Michael Santillanes 92663 Bill Grout 92663 Janet Stemler 92663
Brad Dwan 92660 L. Younger Klippert 92663 Lori Boyle 92663
bob richey 92663 Jamie Klippert 92663 Nigel Stobart 92663
Dianne Wells 92660 Jake Easton 92625 Chris Britt 92663
Kathleen Seymour 92663 Emily Reynold 92627 Ginger Gainey 92663
Valerie Vogt 92663 Diane Jones 92660 Sandy Verkerk 92663
Iesha Thomas 92663 Doug Hayes 92625 Amy Ogburn 92623
John Bauer 92663 Laurie Easton 92625 bill mccullough 92663
Lauren Roberts 92663 Nancy Turner 92663 Michael Smith 92625
Anastasia Svoboda 92660 Alyssa Bliss 92663 Gary Sokolich 92663
Holly Kincaid 92660 Fred Sendra 92626 Henry Schnepf 92663
Bruce Bartram 92663 Leanne Schafer 92663 Linda Schnepf 92663
Carol Rinderknecht 92662 Mike Lugo 92660 Susan Friend 92660
Kimberly Pitcher 92660 SD Shollroff 92657 Julie Hovnanian 92627
Cameron Thompson 92663 Alex Michaelson 92660 Ginette Barton 92663
Pilar Hayes 92663 Steve Michaelson 92660 Richard Berg 92663
Terrence Buckley 92663 Abby Michaelson 92660 Chris Deck 92663
Gretchen Savage 92660 Will Michaelson 92660 Brad Deck 92663
Hugh Brooks 92660 Dan Yah 92660 Gene Brooks 92663
Cyndi Gitibin 92660 melissa martino 92660 James Dobrott 92663
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
First Name Last Name Zip Code First Name Last Name Zip Code First Name Last Name Zip Code
elizabeth pratty 92663 Anne Yahn 92660 aarthi patel 92663
Cody Tyler 92627 elizabeth martino 92660 Murphy McCann 92663
Karen Balgie 92627 Edward Lyon 92663 gordon Jones 92611
Dee Williams 92663 Amy martino 92660 Deborah Smith 92663
Dana Kanne 92663 Kerry Finn 92660 Tony Darkhor 92663
Paula Castanon 92663 ethan Ayres III 92663 Dale Falasco 92663
Jackson Sanders 92663 Gillian Hogan 92663 Kelani Falasco 92663
Eric Sanders 92663 Mana Finn 92660 Christine Mathews 92663
Jeff Sanders 92663 Denine Kerns 92663 William Wunderlich 92663
Marian Perrin 92663 Don Ayres III 92663 Charles Klobe 92663
Gladys Salmonson 92662 Jeff Levine 92663 Bruce Cox 92663
Richard Salmonson 92662 Anthony Nolan 92663 Robert Barry 92663
Susan Ihrig 92663 Katherine Nolan 92663 Gary Shepherd 92649
Jennifer Irani 92663 Dalia Lugo 92660 eric dablaing 92660
Barbara Price 92663 Christian Delgado 92627 test test 92620
Jack Price 92663 Steven Vidal 92627 Carmen Ward 92663
Kimmett Seidenberg 92663 Casey Walters 92627 Kara lee Howell 92660
Wiliam Cool 92625 Joyce Ibbesta 92663 Blaine Bush 92662
Linda Daniels 92660 Miki Sholkoff 92657 Elizabeth Sabori 92625
Marjorie Sawyer 92625 Barbara Bain 92627 Greg Minoux 92662
Mary Vaught 92663 Brad Clancy 92660 Carol Minoux 92662
Regina Lesley 92663 Lorraine Allen 92663 Dara Kremer 92663
Karen Tuckerman 92660 Kali Mather 92660 Whitney Davies 92660
Esther Fine 92660 Rich Matter 92660 Ken Hubbard 92625
Lydia Sharp 92625 Alec Church 92627 M Sunlo 92660
Dennis Baker 92625 Scott Albrecht 92663 Rennette Crone 92625
Linda Stadler 92663 David Tingler 92627 Kathleen Mohr 92660
Tom Fredericks 92625 Matt Bays 92627 Joan Nichols 92662
Nancy Heaton 92625 Thomas Johnson 92660 Fran Munro 92660
Roger Schwenk 92663 Claudi Newlon 92662 Cynthia Houston 92662
Joan Schwenk 92663 Chris Morrell 92660 Len Jones 92625
Antonia Becerra 92663 Keith Griffith 92646 Ray Malz 92660
Isela Adams 92663 Colin Kelly 92657 Karen Colive 92662
Thomas Adams 92663 Karen Kelly 92657 Kathleen Jones 92627
Leslie Furman 92660 Gloria Pekala 92663 Judy Schmidt 92662
David Niederhaus 92663 Mary Kirst 92660 Charles Ward 92663
Sharon Niederhaus 92663 William Munsoz 92627 Elizabeth Braley-Lund 92627
Barbara Barry 92663 Karl Magger 92649 Eric Davies 92660
Theodore Barry 92663 Holly Friend 92705 Susan Bushel 92662
Keith Parker 92663 Vanessa Cordoza 92663 Steve Specht 92646
Ed Hart 92663 Jordan Cardoza 92663 Janice Nottoli 92662
Andrew Hart 92663 Michele Blake 92627 Donna Bromberg 92662
Jean Hart 92663 Karen Hedsrom 92603 Sue DuBois 37886
Karina Ayato 92660 Jeffrey Cereda 92663 Mary Beth Saucerman 92663
john redline 92660 Gina Cereda 92663 Scott Martin 92660
sandy watson 92660 Mary Maze 92649 James Kaplan 92660
Thomas Donoghue 92627 Cleda Plascencia 92627 Maureen Barker 92663
Donna Shockley 92663 Parker Reuter 92663 Mike Andrews 92661
Nancy Barfield 92663 James Turner 92663 Deena Nichols 92660
Chris MacDuff 92663 Carl Johnson 92663 Ann Parker 92627
Aspasia Zouras 92663 Marko DiDomenico 92663 Myron Bromberg 92662
Tom Baker 92663 Cheryl Meeker 92663 Dianne Redell 92649
Charles roudebush 92663 Georgia Johnson 92663 Julie Martin 92660
Edith Martin 92663 Donald Insley 92663 Peter Michalski 92603
George Barfield 92663 Patricia Insley 92663 Melinda Patton 92660
Jeff Yokoyama 92663 Susan Groux 92663 Audrey Rodriguez 92780
Colleen Yokoyama 92663 David Dunsmoor 92663 Bill Patton 92660
Coco Yokoyama 92627 Steve Byers 92663 Bill White 92625
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
First Name Last Name Zip Code First Name Last Name Zip Code First Name Last Name Zip Code
Linda Lyon 92663 Stella Griffin 92646 Barbara Young 92662
Stacy McCullough 92659 Bruce Choate 92663 Ron Lawler 92662
Nathan Gould 92661 Katherine Choate 92663 Laurene Keane 92663
Christina Gould 92661 Riley Cereda 92663 Leland Strom 92627
Katelyn Fredette 92660 Jack Creed 92663 Richard Greenberg 92660
Douglas Zusman 92660 Molly Tomaseck 92663 Pam Sigband 92662
Rick Kenney 92663 Gina Covina 92627 Sheila Lasky 92660
John Storch 92661 Carla hastings 92625 Leslie Long 92663
Ken Buchanan 92625 Karen Clark 92625 Marilyn Salsbury 92625
Diane Buchanan 92660 Bruce Clark 92625 Greggory Goche 92662
Alexander Boullon 92660 Marilyn Vassos 92612 Nancy Grant 92662
Jack Massingill 92660 Angelo Vassos 92612 Alice Brownell 92662
Christopher Sheppard 92660 Cornelia Thuecan 92660 Karla Worsdell 92603
Linda Sheppard 92660 Martha Eserra 92660 Doug Grambush 92625
Winston Sheppard 92660 Nancy Hermansen 92625 Ann Guggsberg 92660
Robert Boullon 92660 Joan Crudgington 92660 Kevin Gaughan 92660
Nicky Bartolic 92660 Marshall Rally 92663 Rose Kottke 92625
Tony Bartolic 92660 Gregory Reed 92663 Ofra Beattie 92646
Auristela Penaloza 92625 Carolyn Reed 92663 Carlos Corrales 92627
Spencer Buchanan 92660 Sheila Melillo 92663 Jennifer Niles 92604
Joseph Blumenkrantz 92660 Bernie Feldman 92663 Harry Zant 92660
Susan Blumenkrantz 92660 David Braxton 92663 Robin Biggs 92660
Monica Bartolic 92625 Pauline Smith 92625 Tom Stewart 92662
Patrick Bartolic 92625 WENDY SCHMIDT 92663 David Geoffroy 92625
Christopher Bartolic 92625 Nancy Pedersen 92663 Judy Geoffroy 92625
Charles Massingill 92660 Clay Randall 92660 Dennis Bigge 92660
Jeanne Massinggill 92660 Kelly Randall 92619 Jennifer Irahi 92660
Joshua Disbirger 92660 Jo Carol Hunter 92660 Joseph Ciraulo 92660
Lauren Bartolic 92660 Shelby Herbel 92627 Carol Cinaulo 92660
Sheila Bartolic 92660 Boyd Peters 92663 Christine Gardiner 92663
Jim Krolopp 92660 Georgia Bradburne 92663 Haig Kirkeby 92663
Jeffrey Krolopp 92660 Brian Benoit 92660 Tom Carson 92663
Kathryn Krolopp 92660 Brenda Wilfert 92663 Robert Mooers 92663
Nili Desai-Stevens 92663 Marc Denoon 92627 Robert Williams 92663
S Jo Hayward 92663 Kevin Kelley 92663 Leslie Stopher 92663
Terry Tramblie 92663 Amy Denoon 92627 Christy Popper 92663
Ralph Inns 92663 Peggy McKennon 92625 Douglas Smith 92663
Vera`Smith 92663 Jean Zdrazil 92662 Steve Scherger 92627
Franklin Smith 92663 Screw You 92625 Marlys Braun 92663
Stephen Davenport 92663 Paul Anderson 92663 Gail Mooers 92663
Wendy Flotow 92663 Linda M Rice Doering 92663 Jeff Davison 92646
John Smith 92663 Galina Cohen92625 92625 Barbie Minyarp 92660
Don Rypinski 92660 Jason Finney 92663 Laura Booth 92662
Roger Sage 92625 Tim Stephens 92625 Gary Egloff 92662
Virginia Cassara 92625 Carmen Hinshaw 92663 Jan Egloff 92662
Kayvon Doodarzy 92663 Gail Dufour 92663 Julie Fox 92662
Marjaneh Doodaerzy 92663 Carol Martini 92660 Cynthia White 92625
Matt Vas 92661 Teri Lyn Caliouette 92662 Rena Scheeler 92660
brett craig 92663 Edie Barvin 92625 Melissa Davison 92663
Thomas Carson 92664 Charles Cassingham 92660 Martin Lasky 92662
Catherine Dickerson 92663 Eileen Carpenter 92663 Martha Unickel 92660
Denise Oglesby 92625 Page Kenyon 92626 John Selson 92662
Mike Zollaa 92663 Judith Gielow 92627 Lucia Nicolai 92663
Jacquelyn Glass 92663 Larry Mercer 92663 Jesse Spears 92660
Lauren Lohman 92660 Lincoln Chew 92663 Elizabeth Stockstill 92663
charline howell 92660 Joan Smith 92663 Paul Fruchbom 92625
Linda Ernst 92661 Parge Dittoe 92667 Sandy Schroder 92660
James Knost 92663 Robert Razo 92663 G.Pecchia 92625
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
First Name Last Name Zip Code First Name Last Name Zip Code First Name Last Name Zip Code
Debbie Knost 92663 Dana Myerson 92660 Amy Smith 92662
Lucy Rawlins 92662 Preston Davey 92663 Susan Gage 92657
Anne BURger 92627 Brittany Morgan 92660 Diana Black 92660
kary fuller 92663 Heather Johnson 92869 C Peciler 92625
Nancy Sheffner 92663 Donna Shockly 92663 William Herrmand 92627
Terry Sanders 92663 Alma Vanasse 92660 Kili Beigeron 92617
Diana Miner 92663 Karen Swanson 92660 Alelex Spalix 92663
Sue Rawlings 92663 Arnold Frankenberger 92663 Gail Garceau 92662
Elizabeth Obel 92663 Katheryn Frankenberger 92663 Mary Schwalbe 92660
mary anna jeppe 92663 Jim Mosher 92660 Barbara Woods 92662
Fran Williams 92663 Tom Mooers 92663 Diane Peets 92662
Kimberly Jameson 92663 Angela Rezzano 92663 Lis Nielson 92660
Nancy Skinner 92660 Betty Parker 92627 Julie Wofford 92662
Peggy Palmer 92663 Christy Coleman 92663 Betty Jane Smith 92660
Walter Hollowell 92663 Mike Roch 92663 Lauri Glagovich 92683
M Gregory 92663 Blake Bauer 92663 Katherine Meermans 92661
Barry Ryan 92663 Micheal Gerth 92660 Laura Honig 92662
Candice Ryan 92663 Robyn Hubbard 92627 Dan Lavoie 92657
Marion Palanjian 92663 Barbara Reber 92625 Marjorie Jacobsen 92662
Bruce Trotter 92663 Jennifer McDonald 92660 George Williams 92646
John Rowe 92663 Katherine Jorgese 92660 Liberty Dickinson 92701
Trevor Gregory 92663 Sally Corngold 92660 Ashley Simpson 92662
Michael DelSigione 92663 Sheila Koff 92625 Roger Pechuls 92662
Georgia Hanck 92663 Suzanne Turner 92663 Wendy Blackband 92662
Alan Brutman 92663 Charles Turner 92663 Penny Lavoie 92657
Susan Vigil 92663 Marko Popovich 92660 David Sonke 92660
Gary Ritchie 92660 Reberta Schmidt 92661 Jennifer Sonic 92660
Brian Singer 92663 Eric Longabardi 92659 Mary Hendrick 92660
Marca Singer 92663 Elaine Lincoff 92661 Madison Vitarelli 92662
Matt Deringer 92663 Seychelle Cannes 92660 Janine Lehrer 92618
lisa gels 92663 Deborah Koken 92627 Patricia Vitarelli 92662
Carl Fuller 92663 Steve Ray 92800 Richard Rivett 92662
Donelda Dansby 92603 Melody McCullack 92663 Lauren Biggs 92662
Julie Wilson 92663 James McCullack 92663 Chris Long 92660
Greg Brown 92663 Jacob Morotti 92663 Doug Brownell 92662
Nicole Werner 92663 Gabriel Hernandez 92663 Mark Bleiweis 92660
Keith Doan 92673 Shelley GREW 92663 Kristi Mendrella 92663
Peggy Hoyt 92625 Ray Boggess 92663 Pamela Spears 92660
Vincent Morton 92625 Linsey Boggess 92663 Stacy Bleiweis 92660
William Aulbert 92660 Eddie Bairam 92663 Catherine Sloan 92660
Karen Cerwin 92660 Dennis Bress 92662 Nancy Cummings 92662
Paula Kerwin 92660 Susan Seely 92662 Charles Gilgin 92662
Scott Hughes 92660 Janice Gormley 92663 Dan McGurk 92657
Burt Golden 92660 Donald Harvey 92660 Joan McGurk 92663
Blanche Ceglio 92660 Claudette Buckley 92663 Michael Black 92663
Alex Slonicki 92612 Richard Frank 92663 Carolyn Shea 92661
Janine Ubink 92617 Sharon Wohl 92625 Lori Hellinger 92648
Caiquiao Duan 92612 Michael Pilsitz 92625 Marcia Gilpin 92662
Stephen Bramucci 92660 charlene murphy 92663 Robert Maerz 92663
Sharon DeFerier 92660 Eric Bathen 92663 Jennifer Deflaco 92663
Jeanne Hunter 92660 Justin Wilson 92663 Dorothy Linier 92660
Danny Breatchel 92660 Craig Borsari 92663 Anita Eisenman 92657
Rozanna Geil 92606 Taylor Borsari 92663 Nancy Becker 92663
Marykate Colad 90007 Glenn Walcott 92663 Raj Seal 92663
Anna Geil 92614 kathalleyne mccullough 92663 W.R.Dildine 92661
Teri Winton 92625 Jacinthe Paquette 92663 Lorraine Carson 92627
Sana Sadiq 92617 Jody Burnham 92663 Mitchell Sztpuzak 92627
Kathleen E Chester 92614 Eric Seidman 92660 Susanah Mitchell 92659
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
First Name Last Name Zip Code First Name Last Name Zip Code First Name Last Name Zip Code
Stacey Brown 92663 Karen Seidman 92660 Joan O'Tool 92663
Holland Osadche 92663 Morrie Nero 92663 Laurene O'Tool 92649
Pam Kessler 92660 Wanda Nero 92663 Kim Miller 92663
Carole Hill 92603 Anna Riddlesperger 92663 Roberta Lewis 92663
Carol Hardwick 92660 Pat Makris 92662 Joanne Snelgrove 92663
Christine Gartner 92660 Sharon Langerman 92663 John Snelgrove 92663
Lidia Robert 92627 Carole Pewthers 92663 David Hole 92663
Anthony Guinn 92663 Janice Carsten 92660 Hayley Votolato 92663
Elise Froistad 92651 Jeff Carsten 92625 kimberely votolato 92663
Joo Park 92782 Susan Burns 92663 Earl Votolato 92663
John S Perrone 92660 Joan McCaulry 92663 manouch moshayedi 92625
Marcus Firstman 92626 Marilyn Elmer 92657 COLIN BERGER 92660
Rod Pascualy 92657 Pat Harris 92663 Susan Cuse 90272
Ken Moss 92625 Marlene Spiegel 92663 Jacqueline Gray 92626
Putri Pascualy 92657 Carolyn Brubaker 92663 Janine Allen 92663
Daniel Jacobson 92662 Ron Harris 92663 DARCY POST 92660
Joice Allison 92660 Jan Dorian 92660 Douglas Zamensky 92663
Margie D Hoffman 92660 Ann Ramser 92660 Michael Brooks 92660
Marjorie A Dalton 92625 Mihai Bag 92663 Lu Baker 92663
Lois G Tingler 92663 Alyson Shepard 92663 Sini Corbin 92663
Catherine Winter 92660 Barbara Kraus 92663 Scott Pollard 92663
Milane Houser 92663 Percy Hendler 92663 connie cowed 92660
Terrence D Buckley 92663 Christine Larson 92663 Arnold Schuchter 92663
mary robinson 92663 Juanita Corley 92663 Tyler Edelsten 92663
Ann Barbour 92660 Andy Corley 92663 Gary Vose 92663
Jim Montgomery 92663 Parie Faridnia 92620 Jeremy Burns 92663
Susan Keeling 92663 Charles Caldwell 92663 Carolyn Ross 92663
Robert Weiner 92689 Gary Ranes 92663 Cliff Jordan 92663
Joan G.Carter 92625 Carol Clarke 92663 Susan Guggenheim 92660
Dana Ritchie 92660 Vicki Ziesche 92663 Mary Lee 92663
Shannon Garcia 92663 Carleen Butterfield 92663 yolanda vose 92663
Shelly Kapfhammer 92660 Dennis D'Alessio 92663 Donna Jordan 92662
Laura Ellsworth 92663 Susan D'Alessio 92663 Deborah Calvert 92663
Janet Shearer 92646 Paul Kohne 92663 carol schaner 92661
Sandra Weiner 92663 Randy Gagnier 92663 Marianna Monaco 92660
Jean Galey 92660 Eileen Zahedi 92663 Connie Smith 92663
Franz Kallao 92660 Joshua Baer 92663 Barbara Nielsen 92662
Susan Killingsworth 92660 Amy Gagner 92663 Joan Lawson 92663
sharon zablan 92661 Siamak Zahedi 92663 Nancy Doll 92663
Sarah Nichols 92662 Alexis Ray 92663 laura Jimenez 92663
Christi Sturgess 92663 Wayne Ray 92663 Justin Mccolgan 92663
Gail Finnell 92625 Leslie Alsenz 92663 elise valdes 92663
Sandra Richardson 92663 Julie Prooz 92663 Roberta Fester 92663
Marilyn Gausewitz 92663 Patty Thompson 92663 Victoria Abercrombie 92663
Mary Ker 92662 Jean Macino 92663 Debra Hacker 92663
marsha ferrall 92663 Alexis Pag 92660 Slavica Milo 92663
Teresa Hall 92660 Susan Bartoletti 92625 Joann Acuff 92663
Lauren Bradburne 92660 Evelyn Hart 92663 Carol Dori 92663
Laurie Veitch 92660 Debra Bibb 92663 Lynne O'Brien 92662
Cindy Otto 92625 Jerry Palanjian 92663 Julie Pouty 92663
delia delgado 92663 Chip Butera 92663 Chris Chino 92663
Jill Watkins 92651 Sharon Ray 92663 Dave Leal 92663
Victor Dahan 92663 Dana Andersen 92663 Sue Leal 92663
Leeson Goodin 92663 Gary Ziesche 92663 Robert Kelly 92663
Linda Kilian 92663 Delanie Robin 92663 Mari Fromr 92663
james Millspaugh 92663 Scott Clark 92663 Mardi From 92663
George Brokate 92663 Patricia Nangle 92660 Scott Seal 92663
Melody Knight 92663 Virginia Spencer 92663 kellee Seal 92663
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
First Name Last Name Zip Code First Name Last Name Zip Code First Name Last Name Zip Code
Kim Montgomery 92663 Sandra Petty-Weeks 92663 don ayres IV 92663
jason schoeman 92663 MELISSA Lyman 92663 Sandra Ayres 92663
Jeffrey Turnbull 92627 Joyce Simon 92660 Birute Ranes 92663
kimberly nicolas 92663 simone freeman 92663 Anthony Pacluno 92663
Wendy Enkema 92663 Nicole Holowaty 92663 A Brender 92663
Margo O'Connor 92660 Jeff Stevens 92663 Lori Vitarelli 92663
Dorothy Kraus 92663 Evelyn Romanofsky 92663 Alan huffington 92663
Lynda Gruver 92663 Louise Costa 92660 Jill Ayres 92663
Heidi Hall 92662 Lisa Tickenoff 92663 Dan Boyd 92663
suzanne Dunlap 92663 Carol Anne Dru 92663 Candice woodward 92663
Roberta Feuerstein 92663 Claire Belden 92663 Linda Clayton 92663
Linda Watkins 92660 Brooke Keegan 92663 Kathy Shaw 92663
Don Cole 92663 Heather Sherrill 92663 Michael Palmer 92663
Judy Cole 92663 Mary Allyn Dexter 92661 Keith Heinke 92663
David Swain 92662 Steven ANENBERG 92625 Jeanette Heinke 92663
Brooke Sanita 92660 Karen Fleming 92660 Donna scott 92663
McKenna Malouf 92663 CYNTHIA MIRANDA 92663 ann jones 92663
Murphy Malouf 92663 Diane Wuebben 92657 Karen Romandia 92663
Madeline Malouf 92663 Margaret Jayers 92660 John Melton 92663
Logan Malouf 92663 Howard Martin 92663 Lynda Lane 92663
Katherine Malouf 92663 Joanne Martin 92663 Meei-Ing Hsieh 92663
Phil Norys 92663 Shea Ferraro 92663 Dorothy Dartenay 92663
Christy Norys 92663 Nancy Norolan 92660 Jack Mau 92663
Christine Barraco 92660 Nathan Alvis 92663 Nicole Reynolds 92625
Chris Fenner 92663 Nicholas Kambouthatkis 92663 Teri Watson 92663
Joss Perez 92663 Yazmin Jimenez 92663 Daniel Clark 92663
Cindy Chien 92663 Shawn Gurroro 92663 Peggy Clark 92663
Phil Simms 92663 Christian Rivas 92663 Katherine Infantino 92663
Terrence Carpenter 92663 Marlene Rivas 92663 Martha Earlabaugh 92663
Dorothy Vogel 92663 Keegan Ferraro 92663 James Carlson 92663
James Vogel 92663 Cheryl Carlson 92627 R Weiss 92663
Nancy Hsieh 92663 Steve Dreyer 92663 georgene Vombaur 92832
Brandon Veils 92663 Christine Eisenberg 92663 Allan Beek 92660
Ted Bean 92660 Nial Saunders 92663 John Vombaur 92819
Tim Joyce 92663 Jared Dudley 92663 Richard Weiss 92663
Peter Vanderburg 92663 Suzanne Mcable 92661 Luke Dru 92663
Carolyn Garrett 92660 Maria Fitzpatrick 92660 Michael Gaffney 92663
Bonnie McClellan 92663 Soma Frey 92663 Patrici Goodman 92648
Alexandria Gardiner 92663 Douglas Seth 92663 Thomas Baker 92663
Betty Joyce 92663 MR Vise 92663 Jeanne Fobes 92663
ashley clark 92660 Otto Pamp 92663 tina salvucci 92663
Dee Curry 92663 Susan Landon 92663 Susan Ivan 92663
kristen brokate 92663 Joy Sanders 92663 Susan Kopicki 92663
David Fox 92663 marvin walker 92663 Sherri Skillman 92663
Allen Brokate 92663 Catou Greenberg 92663 Caroline Ward 92663
Diana Brokate 92663 Sue Harvey-Reese 92663 Lynn Lorenz 92663
Annikaa Gaar 92626 Julie Prouty 92663 Jerry Alston 92660
Lorraine Robinson 92660 Shelley Todd 92663 Patrick Gormley 92663
Geoff Morris 92663 Cameron Todd 92663 Mike Polachek 92663
ora macfarlane 92663 Janet Haskell 92663 Ron Salisbury 92663
Robyn Randle 92660 Majada Saucerman 92663 Daniel Nykolayko 92663
Karen Fabian 92625 Dr. Kimberly BeDell 92663 Amy Nykolayko 92663
Erin Hendricks 92663 Dr. Brian Alters 92663 Linda Bertone 92663
diane schmieder 92663 Tiffanie Bacon 92658 ROGER OTTE 92663
Robert Shipley 92657 Carla Moran 92660 Betty Otte 92663
Jimmy Lee 92663 Charlie Ullman 92660 Tom Szulga 92663
Steve Christiano 92663 Paul Gadbois 92821 Josh Davis 92663
Angela Braun 92627 Ana Woods 92627 Mary Rooney 92653
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
First Name Last Name Zip Code First Name Last Name Zip Code First Name Last Name Zip Code
Pauline Kolar 92627 Daniel Cludy 92673 kelly steinke 92663
Jesse Calvert 92627 Rick Dean 92649 elizabeth steinke 92663
Lesa Kolar 92627 Mitchell Schneider 91320 Sherree Chamberlain 92663
maggie dixon 91355 Robert Vargillo 92649 Nancy Alston 92660
Jane Felder 92637 Sally Brunt 92627 Melinda Seely 92660
Patrick Wong 92663 Morgan Lightholder 90742 Al Gels 92663
carrie christy 92660 Arthul Mittchell 92869 Andy Lingle 92660
Selin Asik 92663 Randy Short 92689 Jean Watt 92660
natalie asik 92663 Russell Petty 93001 Lynda Adams 92663
E.RICHARD Jones 92625 Don Wentzel 92651 Portia Weiss 92663
Martha Jones 92625
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Ronald Jawor DDS
To:Planning Commissioners
Subject:2510 PCH Apartment Project
Date:Monday, February 15, 2021 1:00:02 PM
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content is safe.
Newport Beach City Council Members,
My wife and I Newport Beach citizens and taxpayors since 1974 are
adamantly and catagorically opposed to 2510 PCH Apartment Project.
The mandate from the State of California can be met by reloacting thisproject in an area more suited to multistory apartment complexes. The
Newport Beach council members have been elected by the citizens of
Newport Beach and your first responsibilityis to the will of your
constituants. You are abandoning those responsibilities by steamrollingthis project through a council vote without the input and objections of your
constituants in and open forum(s).
As taxpayors we demand an opportunity to be heard and direct our citycouncil to not rubber stamp this project out of expediency. This project
can be easily relocated and even reimagined with further council study and
mental acuity.
The reasons for our opposition are listed below.
1)The project will result in significant traffic and safety impacts
2)The project will impact view from West Coast Highway, John Wayne
Park, Cliff Drive Park and Newport Bay
3)The project does not blend with the community
4)he project will negatively impact the marine industry
5)The project should undergo environmental review. There are obvioussignificant impacts
6)The community needs time to understand the effect this and other
planned projects will have on the Mariners Mile.
Sincerely,
Ronald and Irmgard Jawor
3612 Catamaran Drive
Corona del Mar, CA 92625
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Elise Wilson
To:Planning Commissioners
Cc:Dept - City Council
Subject:Residential Projects - Mariner"s Mile
Date:Monday, February 15, 2021 2:47:27 PM
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is safe.
Commissioners and Council Members,,
This email is written against allowing the PCH Apartment Project going before the Planning Commission onFebruary 18th. It would appear that there is a rush to approve this project without a full and complete andcomprehensive environmental study and impact report. While understanding the incentive of the State of Californiato build more housing, one thing this Covid year has shown us is the need to be prepared and educated. I am a verylong time residence of Newport Beach who drives on PCH toward Fashion Island on a daily basis. Except for thisyear which many a business and schools have been closed, the traffic on Coast Hwy is horrible. What use to take10-15 minutes takes at least 30-40 minutes to get to Jamboree from Orange Street on Coast Hwy. The highestconcentration being when school is in session. The only solution would be to widen PCH. However, any wideningof Coast Hwy will make Mariners Mile nothing but an ugly highway and thereby reducing the incentive to enjoylocal businesses. Who would deny the negative effect of the 55 Fwy on the enjoining Costa Mesa residents andbusinesses? In addition, there are many bike riders, i.e. students riding bikes to and from school whose safetyshould be considered. Finally, building on Coast Hwy will create more parking issues which do not appear to beadequately addressed.
There is much to consider and a rush into what appears to be a "good deal" is rarely ever the "deal" contemplated. Thank you for your time and consideration.
E. Wilson
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Kathi Ramming
To:Planning Commissioners
Subject:2510 PCH project
Date:Monday, February 15, 2021 3:04:35 PM
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is safe.
Dear Commissioners,
For what’s it’s worth, there is a lot of confusion, misinformation and unanswered questions among residents
regarding the PCH 2510 project. It seems that this project will have a much more positive outcome if all interested
residents can have their questions and concerns fully and transparently answered. Has everything possible been done
by the city as far as a public forum is concerned, and to most folks satisfaction? It doesn’t really sound like it “out
on the streets“.
There should be an opportunity put forth by the city, and attended by all those making the decisions, where all
questions can be fully and honestly answered before any vote is made. My two cents.
Respectfully,
Kathi Ramming
Newport Heights resident
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:lyklippert@aol.com
To:Dept - City Council
Cc:Planning Commissioners; ProtectMarinersMile@gmail.com
Subject:Mariner"s Mile Densification - 2510 PCH Apartment Project
Date:Monday, February 15, 2021 4:42:14 PM
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content is safe.
It is understood that the City Council is seeking additional fee and tax revenues w/ the approval of the
above referenced Project.
This all comes at the expense of the residents who make Newport Beach their home. One has only tovisit other cities that have instigated verticaldensification to see the effects on parking, traffic, and strain on limited resources. And, this will not beaffordable housing.
The Council needs to make a stand against "paving" over every square foot of open space and to boldlyresist those who want to reap profits while diminishing what was once an idyllic place to live and work.
The Council has the means and methods to promote legislative and Charter amendments to ensure thathigh density development is promptly curtailed, now and in the future.
Long time resident and concerned citizen,
L.Y. Klippert
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Tim Bauer
To:Planning Commissioners; Dept - City Council
Cc:Kathy Shaw; Peggy Palmer; jill ayres; David Grant - Orange Coast College (dag2205@sbcglobal.net)
Subject:Objection to the Approval of the 22520 PCH Project by the Planning Commission
Date:Monday, February 15, 2021 4:55:49 PM
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content is safe.
Dear City of Newport Beach Planning Commissioners:
Our family has lived in the Newport Heights neighborhood of Newport Beach
for over 45 years and my in-laws were the original owners of our house on
Cliff Drive, directly above Mariners Mile. My wife and I have raised our
children here and are proud of the two generations of our family who are
Newport Harbor grads. We have been members of St. Andrew’s Pres for
over 30 years and have a rich appreciation for this wonderful, family-focused
neighborhood. “The Heights” does indeed process a very rare neighborly
comradery and none of us want any of this to be “developed” away.
All that said, I am becoming increasingly alarmed at what is being planned
for our neighborhood within Mariner’s Mile, and what is being claimed as
progress. From what I can tell, and I have attended most of the meetings
involving the development of Mariner’s Mile, the company that purchased
much of the land within Mariners Mile is only looking to maximize the
profits from developing the land, with no regard for being a part of the
neighborhood and immediate surrounding areas of Newport Beach.
Specifically, in regards to the 2510 PCH Apartment Project, there does not
seem to be appropriate attention to significant traffic safely issues involving
PCH, Tustin Ave, Ocean View Ave., Avon St. and Cliff Drive. I strongly
suggest that the Planning Commission require a traffic study to review the
situation, prior to giving approval for the project. I believe said study, which
I recognize is not currently required, would show that if the project were
completed as proposed, both Tustin Ave. and Avon Ave. (especially with the
additional cars from the new apartment project), both being currently so
narrow, would be very hazardous and dangerous, and that it would only be a
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
matter of time before there would be additional serious accidents in the
area, many times involving children. I mention children because so many
children use Riverside and Tustin Ave. to attend either Ensign Intermediate
School or Newport Harbor High School and many of them ride their bikes or
walk to those locations from PCH and other areas of Newport Beach. I see
this because these students walk or ride their bikes directly by my house on
Cliff D. so I see what a large potential problem this is each school day.
I also have concerns over any harbor or ocean views currently available at
John Wayne Park being blocked by any part of this development project.
The pictures being shown by the developer, and also the Protect Mariner’s
Mile coalition, seem to show that at least some of the views would become
hidden. I hope that this issue can be rectified according to current city and
state laws.
Whatever is developed within Mariner’s Mile will become a part of our
community and my hope is that parts being developed will take into account
the village atmosphere that is such a big part of our beloved neighborhood.
I appreciate the opportunity to give my input on this important issue, and I
urge you to consider all of the important components of making this big
decision for our neighborhood.
Tim Bauer
Newport Heights Resident
2317 Cliff Dr.
Newport Beach, CA 92663
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Bruce & Kathe Choate
To:Planning Commissioners; Dept - City Council
Cc:choateoncliff@gmail.com
Subject:2510 PCH Project
Date:Monday, February 15, 2021 6:17:23 PM
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content is safe.
Dear Planning Commissioners and City Council Members of Newport Beach, I would like to provide you with a copy of the letter I recently sent to a representative ofthe referenced development project for your consideration as you deliberate the approvalof the project. Thank you for your consideration and service. Letter follows. Sincerely,
Kathe Choate
2924 Cliff DriveNewport Beach Dear Mr. Matsler, I have been a resident of Newport Beach for 35 years My husband and I have raised ourfamily in this gem of a City and we are currently living in Newport Heights. I participatedin the Zoom phone call last night regarding the above named project and I came away verydismayed. It seems important issues have not been addressed. Traffic on Tustin, Avonand Riverside is going to be a nightmare as a result of increased traffic from the proposedapartment building. Although it was not a legal requirement, the fact that a traffic studywasn’t prepared is inconsiderate and irresponsible to say the least. During the meeting agentleman who is a retired plumbing contractor mentioned a strong concern about sewagegases, methane and general air pollution emanating from this project which wouldadversely affect the safety and health of neighbors above on Kings Road. There is nodoubt that that issue could be a significant and ongoing problem that must to beaddressed. In addition, I must say that the proposed architecture does not reflect the nauticalcharacter of our harborside community. Instead, we are offered boxes with glass in themwhich I am sure is far more economical but much less appealing. Rick Caruso, a well-known developer, was mentioned during last night’s conversation. There is a reason thatMr. Caruso’s projects are so successful and well received. He works with the communityand listens to adjacent neighborhoods in order to provide appropriate buildings that are notonly compatible but are very pleasing to the eye. Surely it is best to work with neighborsand interested parties to create a safer and more integrated project. I have often felt that it would be a very good idea for developers to spend a significantamount of time in the neighborhoods where they propose to build massive projects. Perhaps then they would realize what a negative impact an unpopular project can have. Perhaps then they would be willing to work with those who are most affected andendeavor to keep the character of the area. For example, if the building that has recentlybeen painted a hideous blue color on PCH adjacent to the above mentioned project is thepromise of things to come, there is no telling what comes next. It’s so disrespectful to thepeople on Kings Road to have to look at that all day, not to mention people driving by. I’mcertain most people would agree it needs to be painted a more suitable color immediately.
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
You have said that this project has complied with the City regulations and no doubt, thedeveloper can ram it through as it stands. Once this project is completed, there will be nocorrecting what appear to be significant problems going forward. Peggy Palmer suggestedwe slow down the process in order to address some of the very significant and pressingissues that she listed at the end of the meeting last night. I strongly encourage you andyour client to consider this pathway to more congenial solution. I thank you in advance for forwarding this email to the developer. Sincerely,
Kathe Choate
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Valerie CarsonTo:Weigand, Erik; Koetting, Peter; Lowrey, Lee; Ellmore, Curtis; Klaustermeier, Sarah; Kleiman, Lauren; Rosene, Mark; Avery, Brad; O"Neill, William; Dixon, Diane; Duffield, Duffy; Muldoon, Kevin; Brenner Joy; Blom, Noah; Jurjis, Seimone; Campbell, Jim; Nova,Makana; Rodriguez, Clarivel; Leung, Grace
Subject:public outreach workshop to inform and educate community stakeholders about 2510 West Pacific Coast Highway.
Date:Tuesday, February 16, 2021 7:29:41 AM
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---------- Forwarded message ---------From: Protect Mariner'sMile<protectmarinersmile@gmail.com>Date: Fri, Feb 12, 2021 at 10:45 AMSubject: Postpone Planning Commission Hearing -2510 W. Coast Hwy (PA2019-249)To: 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 Kleiman <lkleiman@newportbeachca.gov>, Rosene Mark <mrosene@newportbeachca.gov>Cc: Brad Avery <bavery@newportbeachca.gov>, Will O'Neill <woneill@newportbeachca.gov>, Dixon Diane <ddixon@newportbeachca.gov>, Duffy Duffield<dduffield@newportbeachca.gov>, Muldoon Kevin<kmuldoon@newportbeachca.gov>, Brenner Joy<joybrenner@me.com>, Blöm Noah<nblom@newportbeachca.gov>, Jurjis Seimone<sjurjis@newportbeachca.gov>, Campbell James<jcampbell@newportbeachca.gov>, Nova Makana<mnova@newportbeachca.gov>, Rodriguez Clarivel <CRodriguez@newportbeachca.gov>, Leung Grace <gleung@newportbeachca.gov>
Dear Planning Commission,
I agree with this letter. Our family has 3 homes in the heights and we don't need any more traffic on the coast highway. We really need to purchase our mile from the state to protect it and make Mariner's Mile part of our community not a freeway with huge condominium developments along it! We need interesting places our residents can walk to.
The February 18, 2021, Planning Commission Hearing should be postponed until the City’s Community Development Department holds a public outreach workshop to inform and educate community stakeholders about 2510 West Pacific Coast Highway.
Considering the scope and significance of this proposed high density project, a request was made to the City’s Community Development Department to host a public outreach workshop prior to the February 18, Planning Commission Meeting. The purpose of the meeting would be to explain land use controls, staff’s findings and recommendations, and to answer questions from the public. The City has denied the request for a public outreach meeting.
Community stakeholders are asking the City to reconsider and schedule a 2510 W. Coast Hwy(PA2019-249) community outreach workshop to lay out this proposal so we can study and understand how everything ties together. This will allow stakeholders to provide their informed perspectives to the Planning Commission.
The Future of Mariners’ Mile will be determined within the framework of the interdependent actions of the Developers, City Staff, Planning Commission, City Council, Caltrans, business and property owners, local merchants, and residents. Our community is stronger together, especially when Stakeholders, Developers, and the City work together to support each other based upon a common consensus, understanding, and purpose. Community stakeholders are asking the City to lay out all the Mariner’s Mile proposed and pending development projects together so we can study and understand how everything ties together. The destiny of Mariner’s Mile must be determined within a comprehensive framework and development plan, not cut up into pieces that when combined may adversely impact our quality of life. Working together, let’s get it right—the city, the developers, and the stakeholders.
I request the enclosed letter be placed in the official record and a formal acknowledgement that the City received the attached letter dated February 12, 2021.
Kindest regards,
James F CarlsonPresidentThe Coalition to Protect Mariners MilePMM February 12, 2021 Letter, Planning Commision Hearuing2:18:2021.pdfKeeping in touch...
Val Carson 949.683.6324
paintings & commissions
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Siobhan Robinson
To:Planning Commissioners
Subject:Item #3, 2510/2530 W Coast Highway
Date:Tuesday, February 16, 2021 9:27:01 AM
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content is safe.
Dear Newport Beach Planning Commission,
Re: Item #3: 2510 WEST COAST HIGHWAY MIXED USE (PA2019-249)
Site Location: 2510 And 2530 West Coast Highway
The 2510/2530 West Coast Highway project definitely needs further discussion with city staffon hand for questions specifically regarding parking and ingress and egress of the proposeddevelopment. The residents of the Newport Heights and Cliffhaven communities have beenasking for proper analysis and a specific plan for this area for a number of years. Therefore, inorder to maintain public integrity, we are asking for a continuance to allow the community andconcerned residents to direct questions regarding the proposed project to city staff members.
I am asking the Newport Beach Planning Commission to delay its upcoming 2/18/21 vote onthis project so that residents have the opportunity to directly ask questions of city staffmembers so that we can better understand the studies and plans of this proposed development.
Thank you for your time and consideration of this matter.
Sincerely,Siobhan RobinsonNewport Heights Resident
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Jed Robinson
To:Planning Commissioners
Subject:2/18 Item 3 [2510 & 2530 W. Coast Highway]
Date:Tuesday, February 16, 2021 9:47:39 AM
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Re: 2510 WEST COAST HIGHWAY MIXED USE (PA2019-249)
Dear Newport Beach City Planning Commision,
In order to inform the Newport Heights and Cliffhaven community residents more clearly andanswer questions of the city development and planning staff members regarding the proposeddevelopment project located at 2510 and 2530 W. Coast Highway, I am asking that you delay
your February 18th vote on this project.
While I appreciate the opportunity to have heard from the developer on this project, I believethat there are still many unanswered questions regarding parking and traffic issues that canonly be answered by city staff and look forward to the opportunity to hear from them as well.
Your consideration on this matter is greatly appreciated.
Sincerely,
Jed Robinson
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Portia Weiss
To:Planning Commissioners; Dept - City Council
Subject:2510 PCH-Letter of opposition to 2/18/21 approval
Date:Tuesday, February 16, 2021 11:52:09 AM
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Please provide additional time for the upcoming 2510 PCH approvals to be delayed until the
community concerns have been addressed. There must be a comprehensive plan for all ofMariner’s Mile evaluated prior to approval of any piecemeal projects. Please assure us that the
Mariner’s Mile projects will be integrated with the entire needs of Newport Beach residentsand visitors. I am extremely concerned about the impact of our community’s safety,
environmental impacts, degradation of views from our public parks, as well as damage toexisting local commerce, including the marine industry.
Please take the additional time to work with residents to implement a Newport Beach
community that we may all enjoy and be proud of sharing.
Appreciatively,
Portia Weiss
portiaweiss@gmail.com
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Linda Helfrich
To:Planning Commissioners; Dept - City Council
Subject:2510 W.PCH/Mariners Mile Projects
Date:Tuesday, February 16, 2021 1:40:59 PM
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Dear Planning Commission,
I am writing to express very serious concerns regarding the 2510 W. PCH which is currently up for approval and the
future of Mariners Mile development. This project has numerous important issues such as the great increase in
traffic/congestion on main streets such as Avon, Tustin, Riverside, PCH, and Cliff. Currently Tustin is a two way
street and with cards parked there is no way two cars can go by. Cars will have to either back up or pull over into
homeowners driveways. This street, along with the others, is also a major source for citizens to walk and ride bikes
etc. The health and safety of the residents of Newport will be greatly negatively impacted. This is a monumental
traffic concern and must be addressed before the project is allowed to move forward. The developer has no
intention of researching these safety concerns and dismisses the impact on the neighborhood. In addition, many
residents have been enjoying the beautiful views from our city parks. The project will impact views from West
Coast Highway, John Wayne Park, Cliff Drive Park and Newport Bay. These parks are a source of enjoyment for
all citizens of Newport and a project should not be allowed to impact parks which have been here for such a long
time. Next, the public is still not sure what the overall effects of all the planned projects now and in the future for
Mariners Mile. We need time to understand all the projects and the vision of Mariners Mile. Is it to be a long line
of car dealerships and bright blue buildings?
In closing, this project must have traffic and environmental studies completed to truly understand the severity of its
impact on our community. As representatives of our community it is your duty to ensure the safety and well being
of your constituents above all else. Let’s not get this wrong because there are no “do overs” . Thank you for your
time and consideration on this very critical project.
Linda and Peter Helfrich
Sent from my iPad
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Jim Mosher
To:Planning Commissioners
Subject:Invalid notice - PC Item 3 (2/18/2021 hearing)
Date:Tuesday, February 16, 2021 1:55:27 PM
Attachments:2021Feb18_PC_AgendaItem_3_Comment_JimMosher.pdf
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Please find attached a comment on Item 3 on the Newport Beach Planning
Commission's February 18, 2021, agenda (2510 WEST COAST HIGHWAY MIXED
USE, PA2019-249).
I believe the item should be removed from the agenda because notice of thehearing was not properly given, at least as to the CDP part.
Yours sincerely,
Jim Mosher
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
February 18, 2021, Planning Commission Item 3 Comments
These comments on a Newport Beach Planning Commission agenda item are submitted by:
Jim Mosher ( jimmosher@yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229).
Item No. 3. 2510 WEST COAST HIGHWAY MIXED USE (PA2019-249)
The agenda for the February 18, 2021, meeting indicates the Planning Commission is
scheduled to conduct a public hearing on this application, part of which is said to involve
consideration and possible approval of “Coastal Development Review1 CD2019-062” under the
authority granted to the City by the California Coastal Commission.
I believe the hearing needs to be rescheduled to a future date because the notice of such
possible action that is required by the City’s CCC-certified Local Coastal Program,
specifically the Implementation Plan codified in Newport Beach Municipal Code Title 21,
has not been published or posted.
The public notice posted online for this item, echoing that previous published on page A3 of the
January 9, 2021, Daily Pilot, is fatally defective.
The CCC-certified requirements to give proper notice at least 10 days prior to the City holding
any hearing on a coastal development permit are clear and explicit.
In particular, NBMC Subsection 21.62.020.A.3 requires that "The notice shall also include a
statement that the project is located within the coastal zone and the procedures of City and
Coastal Commission appeals, including any City fees required, and a statement of whether or
not the proposed development is appealable to the Coastal Commission."
While the City normally abides by these requirements, the present notice contains none of the
required elements. It does not indicate whether the project is located in the coastal zone (except
by implication from the otherwise unexplained line “Coastal Land Use Plan: Mixed Use–
Horizontal (MU-H)”). It does not indicate the procedures of City and Coastal Commission
appeals. It does not indicate if a fee is required. It does not indicate whether or not the proposed
development is appealable to the Coastal Commission. Indeed, the only indication a CDP may
be considered at the hearing is the otherwise unexplained line “Activity No.: Coastal
Development Permit No. CD2019-062, …” And not even the proposed resolution of approval
indicates Title 21 provides any opportunity for appeal of the Planning Commission’s action (see
Section 4, page 32 of 42, on staff report handwritten page 40, which mentions only Titles 19 and
20).
Adherence to the requirements of the LCP is, especially in this case, more than an academic
exercise, for there is genuine uncertainty as to the City’s interpretation of whether the Planning
Commission’s action, should it approve the CDP, could be appealed to the Coastal Commission
or only to the City Council, since a portion of the property appears to lie in the appeal area
(within 300 feet of coastal waters), and the larger part does not unless the distance from the
coastal bluffs is also considered.
1 Likely meant to read Coastal Development Permit as in the recap of recommended action “3)” on
handwritten page 3 of the staff report.
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
While NBMC Subsection 21.62.020.B.5 excuses the City if a person fails to receive a hearing
notice given in compliance with the Implementation Plan, I do not believe it relieves the City of
its responsibility to prepare and give a compliant notice. If it did, there would be no reason to
have the requirements at all.
***
As to the substance of the application, a major Coastal Act issue appears to be the proposed
development’s impact on the protected public views from John Wayne Park (formerly Ensign
View Park).
From “Image #6” on handwritten page 607, a portion of the blockage of blue water views of the
harbor is caused by the edge of the “wave roof” over the commercial building, in particular, the
part closest to PCH (see handwritten page 604). It is not clear why this roof could not be
lowered, as the building appears to have excess open height serving no obvious commercial
function, especially facing PCH.
But even if the wave-like roof were lowered, it looks like some views of the harbor would still be
blocked by the box-like residential structure. As with the commercial building roof, it is not clear
why impacts from the residential structure’s roof could not be relieved by lowering the building
(by putting the proposed under-building parking below grade rather than having the building
float over it, as proposed, starting well above grade) or by pulling the structure back closer to
the bluff (away from the harbor) or both.
***
In any event, I don’t think a hearing on this matter can be held on February 18 due to the
lack of the LCP-required notice.
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
David J. Tanner Page 1 of 37 February 16, 2021
223 62nd Street, Newport Beach 92663
February 16, 2021
Chairman Weigand,
Members of the Commission
Subject: 2510 West Coast Highway Mixed Use Project (PA2019-249),
CEQA Class 32 exemption,
Coastal Development Permit No. CD2019-062,
Conditional Use Permit No. UP2019-054,
Major Site Development Review No. SD2019-003, Tentative Parcel Map No. NP2020-013
Chairman Weigand,
I am one of many that disagree with staff’s processing of this planning application, its conclusions
and recommendations. This project is inconsistent with the General Plan, Municipal Code and the
Municipal Code’s Local Coastal Program (LCP). These inconsistencies combined with the project’s
potential for individual and cumulative impacts, the presence of unusual circumstances which have the
potential to result in significant adverse environmental impacts, each disqualify the project from the use
of a Class 32 exemption as a means to comply with the California Environmental Quality Act (CEQA).
Another form of CEQA document is required for the project, one that addresses CEQA concerns and the
Coastal Act/LCP environmental concerns. The Coastal Development Permit, Conditional Use Permit and
Major Site Development Review application should either be deemed incomplete based on a failure to
provide required information or be denied on its face. There is no need to comply with CEQA.
Staff has clearly expressed its point of view on how the City General Plan, Municipal Code and CEQA
should be applied and implemented in its Staff Report, draft Resolution and recommendations for project
approval. Staff has shown its belief on how public outreach and public hearings should be scheduled and
conducted for this project. Shockingly but not surprisingly, Staff refused to conduct public outreach when
asked.
Staff’s processing and analysis of this planning application is negligent, deliberate, biased toward the
developer and in total disregard for the requirements of the General Plan, Municipal Code and Coastal
Act/LCP.
The project Applicant cites the Housing Accountability Act (HAA). The HAA does not apply to projects
that do not meet a city's objective general plan and zoning standard, the standards of CEQA and the
California Coastal Act. In this case the project does not meet the City’s objective General Plan and Zoning
standard, the standards of CEQA and the California Coastal Act. Furthermore, the HAA requires “At least
20 percent of the total units shall be sold or rented to lower income households. Lower-income households
are those persons and families whose income does not exceed that specified by Health and Safety Code,
§ 50079.5, 80 percent of area median income.” 1 In this case, 20% of 35 housing units equals 7 lower
income units. The project proposes 3 low-income units. For these reasons the HAA does not apply to
this project.
1 September 15, 2020 HCD, Housing Accountability Act Technical Assistance Advisory (Government Code Section 65589.5)
Housing Development Project Definition, Government Code, § 65589.5, subdivision (h)(2),
Housing for Very Low, Low-, or Moderate-Income Households, Government Code, § 65589.5, subdivision (h)(3).
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
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223 62nd Street, Newport Beach 92663
Staff totally ignored the General Plan Housing Element. The General Plan Housing Element, Housing
Sites Analysis and Inventory concluded the property is entitled to 15 residential units. Adding a 35%
density bonus allows a total of 20.25 units of which 20% or 4.05 units must be affordable to lower income
households for the HAA to be applicable to this project. The claim the project is entitle to 26 units is
inconsistent with the detailed site-specific Assessor Parcel by Assessor Parcel analysis contained in the
General Plan Housing Element. Where conflict exists, General Plan density prevails over Zoning density.
The project planning application fails to provide required information for the Coastal Development
Permit. Specifically, Section 21.52.015 (C) (Coastal Development Permits) of the Municipal Code states:2
“It is the responsibility of the applicant to provide evidence in support of the findings required by
subsection (F) of this section (Findings and Decision).”
Subsection (F) Findings and Decision. “The review authority may approve or conditionally approve a
coastal development permit application, only after first finding that the proposed development:
1. Conforms to all applicable sections of the certified Local Coastal Program;
2. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if
the project is located between the nearest public road and the sea or shoreline of any body of
water located within the coastal zone.”
The public has asked Staff for the analysis to demonstrate consistency with all of the LCP Policies and
development standards. Something required by the Coastal Development Permit application. Staff has
not provide this information to the public because it does not exist! Without this information the City
does not have factual and/or legal support for the City's decision that the project is consistent or
inconsistent with the relevant provisions of the certified Local Coastal Program. This is a requirement to
reach the Findings required for approval of a Coastal Development Permit. The project application should
be deemed incomplete.
Why would Staff ignore the Housing Element, Local Coastal Plan, deny project impacts and exempt the
project from CEQA, not challenge the project density, the applicability of the Housing Accountability
Act, refuse public outreach and choose to release information about the project to the public at the last
second knowing there was a holiday and a de facto holiday (Ignoration Day) leaving the public 1.5
business day to analyze 525 pages and submit public comments before this body? Staff should answer
this question and be held accountable. The public is very alarmed and has expended significant resources
to this point. It seems obvious, Staff believes the City has total control, Staff is used to getting its way,
Staff believes the project cannot be appealed to the Coastal Commission and the Planning Commission
will rubber stamp their recommendation for project approval. This behavior is unbelievable!
I hope the Planning Commission recognizes the Coastal Development Permit is subject to appeal.
Something Staff denies in an attempt to dissuade the public.
Unfortunately, Staff and the Applicant need to start over from square one!
2 Application Filing, Processing, and Review. An application for a coastal development permit shall be filed and processed in
compliance with Chapter 21.50 (Permit Application Filing and Processing). The application shall include all of the
information and materials specified by the Director, together with the required fee in compliance with the City’s fee schedule
adopted by resolution. It is the responsibility of the applicant to provide evidence in support of the findings required by
subsection (F) of this section (Findings and Decision).
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
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The precedential value of the City’s decision for future interpretations of its LCP within the Mariners’
Mile is extremely high. The significance of the coastal resources affected by the decision are clear stated
in the General Plan and LCP. The City does not have factual and/or legal support for the City's decision
that the project is consistent or inconsistent with the relevant provisions of the certified LCP. The
resolution of conflicts between the City General Plan, Municipal Code, LCP and the need to harmonize
State housing and density bonus laws raise local issues and issues of regional and statewide significance.
By approving a Coastal Development Permit, the City is telling the Coastal Commission:
1) The Project conforms to all City land use and development regulations, including any applicable
discretionary actions; and
2) The project conforms to all applicable sections of the certified Local Coastal Program.
By approving this project, the City is failing its fiduciary duty to the residents of Newport Beach and the
State of California “To ensure that any development in the coastal zone preserves and enhances coastal
resources; protects and enhances coastal views.” 3 and fails to “Protect and encourage facilities that serve
marine-related businesses and industries”.4
General comments on redevelopment within Mariners Mile:
Staff needs to turn their head around 180 degrees. In addition to the General Plan and Municipal Code,
the coastal zone is governed by the certified LCP, a part of the Municipal Code whose authority
supersedes these documents. The Coastal Commission has told Staff this, yet Staff has failed to take
heed. In the case of the Garden Office and Parking Structure project a located block away, where a
similar staff analysis, a CEQA Class 32 exemption and Coastal Development Permit were approved
by the City, then immediately appealed in August 2020 to the Coastal Commission, the Coastal
Commission noted: “the standard of review for this appeal is the certified LCP. It should also be
noted that CEQA policies are not the standard of review for this appeal.”5
Staff needs to recognize that Mariners’ Mile is a special place, a sensitive coastal resource area, a
significant visitor destination area.6
The Mariners’ Mile is very important to the long-term image and economic vitality of the City.
The Mariners’ Mile is an area of tremendous public interest.
The Mariners’ Mile is an area of increased regulatory scrutiny and unusual circumstance, and
importantly, the standard of review for development within the coastal zone is the certified LCP.
CEQA policies are not the standard of review for LCP compliance.
Redevelopment and infill development within and adjacent to existing residential areas are subject to
the density and intensity limits and resource protection policies of the Coastal Land Use Plan.7
“Coastal bluffs are a prominent landform in Newport Beach and are considered significant scenic and
environmental resources.” “Coastal bluffs play an important part of the scenic and visual qualities of
the City.” 8
3 Section 21.10.020.G
4 Policy LU 6.19.3
5 California Coastal Commission, Staff Report: Appeal - Substantial Issue. Appeal No. A-5-NPB-20-0025, August 23, 2020
6 “Sensitive coastal resource areas”, Definition - Public Resources Coode, Division 20, California Coastal Act [30000-30900],
Chapter 2. Definitions [30116] 7 LCP-LU Policy 2.2.1-1
8 General Plan EIR & LCP LU Policy 4.4.1-1
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
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223 62nd Street, Newport Beach 92663
The General Plan and Municipal Code identify Pacific Coast Highway from Newport Boulevard to
Dover Drive/Bayshore Drive for its scenic coastal vistas and designate it a Coastal View Road. Views
from WCH to Newport Bay, as well as inland to the coastal bluffs are equally important and protected.
The protection of significant views from public right(s)-of-way is required by the Municipal Code.
The California Coastal Act states new development in highly scenic areas shall be subordinate to the
character of its setting.9
A priority of the Municipal Code is maintaining harmonious and orderly growth without endangering
or jeopardizing, the public convenience, health and interest, of persons residing or working in the
neighborhood of the proposed development.
There are multi-million-dollar custom homes on the coastal bluff. Revitalization should continue this
exterior look (this character) toward the ocean. The exterior character should increase as development
gets closer to the water.
The City needs to clearly state its vision for the future of WCH within the Mariners’ Mile.
Land owners/developers should be made aware that major changes will take more time. They should
anticipate working with the community and conducting public workshops. Developers should expect
an extra level of scrutiny. The community does not expect nor want projects rammed through on short
notice. Staff negligence and biases will not be tolerated!
Landowners and City Staff should not expect to use CEQA Class 2 exemptions within the Mariners’
Mile. Special circumstances exist.
The General Plan Housing Element “Realistic Unit Capacity” (Appendix H4, Area 2 Mariners Mile)
takes precedent over maximum Zoning density. “For the sites on the inland side of Coast Highway,
the General Plan establishes a maximum density of 26.7 du/acre; however, based on the average
density yield of recently constructed or approved mixed-use developments in the City, 16 du/acre was
utilized as the realistic development capacity of those sites.”
To help landowners, residents and City leaders come together, future land use and implementation
polices for the Mariners’ Mile should be integrated in an updated Mariners’ Mile Specific Plan or
updated General Plan and Municipal Code.
General Comments on 2510 Mixed-Use Project:
The project should demonstrate a good faith effort to maintain a marine related use on the site. This
is particularly important given the potentially significant adverse cumulative impact to marine uses
facing the City from re-use of other sites occupied by marine related uses.
The project should demonstrate standards of good design to insure the long-term feasibility of the
proposed commercial use.
Residential traffic should not take direct access from WCH. This segment of WCH is congested and
dangerous. Any increase in traffic and turn movements will add to the existing safety hazards to
motorists, bicyclists and pedestrians. From 2015-20 there have been 37 traffic accident reports filed.
This project looks like 2 rectangular box-like low-end affordable housing buildings placed adjacent to
and below one of the City’s most scenic public parks, a designated “public view point” which is
bordered by multi-million-dollar custom homes. The precedent for quality along the inland side of
Mariners Mile has been set by The Garden Newport Beach project located to the west at Riverside
Avenue and WCH. The project’s architectural concept is not compatible with the existing community,
does not reflect the areas theme and character and is better suited to an inner-city location, not along
the coast, particularly, Mariners’ Mile!
9 California Coastal Act of 1976 – Article 6 - Section 30251 PRC, http://www.coastal.ca.gov/fedcd/cach3.pdf, Accessed
February 2, 2006.
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
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223 62nd Street, Newport Beach 92663
Traffic Phasing Ordinance - Based on public testimony of nearby residents and Newport Beach Police
Department accident report records, the project will result in potentially significant adverse traffic and
safety impacts to WCH at the project entrance; the intersection of WCH and Tustin Avenue; and the off-
set intersection of Tustin Avenue, Avon Street, Ocean View Street and the un-named access drive running
east/west fronting on northside of the property.
The City inappropriately calculated the projects total Average Daily Trips (ADT) concluding the project
would generate 294 ADT which is below the 300 ADT threshold set by the ordinance to trigger preparation
of a Traffic Study. See Table 1 below for City Calculation. This calculation was used in the project Air
Quality/Greenhouse Gas Report and Noise Report. 10
Table 1
1. Had the City used the standard commercial use generation factor for an auto showroom the project
ADT total will exceed the 300 ADT threshold.
2. Had the City used the total commercial footage contained in the Project Description “an 11,266-
square-foot boutique auto showroom” the project ADT total will exceed the 300 ADT threshold.
3. Had the City accounted for future vehicle trips from the added population permitted by Accessory
Dwelling Units the project ADT total will exceed the 300 ADT threshold.
Without a traffic study the City will not know if the project has the potential to increase peak hour trips
by more than 1% at the intersection of Tustin Avenue and WCH (Municipal Code 15.40.030.C.2. “Any
project that, during any morning or evening peak hour period, does not increase trips by one percent or
more on any leg of any primary intersection”).
Without a Traffic Study, the City does not have factual and/or legal support for the City's decision that the
project will or will not result in potentially significant traffic impact. If the City does have this
information, it was not made available to the public.
10 2510 West Coast Highway Mixed‐Use Development Noise Impact Analysis, Urban Crossroads,
July 28, 2020 Table 9.2 Vehicle Movements by Time of Day (page 36)
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A. THE PROJECT DOES NOT COMPLY WITH THE FOLLOWING GENERAL PLAN
POLICIES AND MUNICIPAL CODE DEVELOPMENT STANDARDS
A few examples of project inconsistencies are provided below:
General Plan Land Use Element
Policies
LU 1.6 Public Views
Protect and, where feasible, enhance significant scenic and visual resources that include open space,
mountains, canyons, ridges, ocean, and harbor from public vantage points. (Imp 1.1)
Inconsistent: This policy is not subjective. The project fails to protect significant scenic and visual
resources from public vantage points. This impact can be seen on Figures 1-8.
LU 3.5 Coastal-Dependent and Related Businesses
Design and site new development to avoid impacts to existing coastal-dependent and coastal-related
developments. When reviewing proposals for land use changes, give full consideration to the impact on
coastal-dependent and coastal-related land uses, including not only the proposed change on the subject
property, but also the potential to limit existing coastal-dependent and coastal-related land uses on
adjacent properties. (Imp 2.1, 5.1, 7.1)
Inconsistent: This policy is not subjective. The project is not designed to avoid impacts to existing
coastal-dependent related developments. Salt-water marine related businesses are coastal related. There
is currently a shortage of boat/yacht storage, parts and supply facilities in Newport Beach. The cumulative
impact of the proposed project combined with other proposed projects will result in a significant
cumulative impact to marine-related businesses. The City does not have factual and/or legal support for
the City's decision that boat sales and storage facilities are not coastal dependent and coastal related.
LU 3.7 Natural Resource or Hazardous Areas
Require that new development is located and designed to protect areas with high natural resource value
and protect residents and visitors from threats to life or property. (Imp 2.1, 6.1)
Inconsistent: This policy is not subjective. The project is not designed to protect area with high natural
resource value. The project will impact visual resources from the Newport Bay and West Coast Highway
inland as well as from John Wayne Park and Cliff Drive Park toward Newport Bay.
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
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Figure 1
Before - Existing View from John Wayne Park
Figure 2
After - View with Project from John Wayne Park
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
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Figure 3
Before – View from John Wayne Park Stairway
Figure 4
After – View from John Wayne Park Stairway
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
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Figure 5
Before – View from Cliff Drive Park
Figure 6
After – View from Cliff Drive Park
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
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Figure 7
Before – View from West Coast Highway
Figure 8
After – View from West Coast Highway
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
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General Plan Housing Element
Infill/Reuse Opportunity Areas
Mariners’ Mile
“On the inland side of Coast Highway, land is designated as Mixed-Use Horizontal 1 (MU-H1), and
General Commercial (CG-0.3 and CG-0.5) to accommodate a mix of visitor and local-serving retail
commercial, residential, and public uses. Coast Highway frontages shall be developed for marine-related
and highway-oriented general commercial uses, and properties located on interior streets may be
developed for free-standing neighborhood-serving retail, multi-family residential units, or mixed-use
buildings that integrate residential with retail uses on the ground floor. The floor area ratio of mixed-use
buildings is 1.5 with a maximum commercial floor area to land ratio of 0.5 and a maximum of 1.0 for
residential uses.”
Table LU1 Land Use Plan Categories
Mixed-Use Horizontal 1 – MU-H1
Uses
“The MU-H1 designation provides for a horizontal intermixing of uses.
For properties located on the inland side of Coast Highway in the Mariners’ Mile Corridor, (a) the Coast
Highway frontages shall be developed for marine-related and highway-oriented general commercial uses
in accordance with CM and CG designations; and (b) portions of properties to the rear of the commercial
frontage may be developed for free-standing neighborhood-serving retail, multi-family residential units,
or mixed-use buildings that integrate residential with retail uses on the ground floor in accordance with
the CN, RM , CV, or MU-V designations respectively.”
Area 2- Mariners Mile
“For the sites on the inland side of Coast Highway, the General Plan establishes a maximum density of
26.7 du/acre; however, based on the average density yield of recently constructed or approved mixed-use
developments in the City, 16 du/acre was utilized as the realistic development capacity of those sites (see
Mixed-Use Realistic Development Capacity Assumption section for detailed discussion).”
Inconsistent: This policy is not subjective. The General Plan Housing Element, Housing Sites Analysis
and Inventory11 for the property concluded the property is entitled to 15 residential units (See Figures 9-
11). Adding a 35% density bonus allows a total of 20.25 units of which 4.05 units must be affordable to
lower income households for the HAA to be applicable to this project. The claim the project is entitle to
26 units is inconsistent with the site-specific Assessor Parcel by Assessor Parcel analysis contained in the
Housing Element. Where there is a conflict between the maximum allowable Zoning density and the
General Plan density, the General Plan density prevails (Gov. Code, § 65915, subd. (o)(2)).
The project is not designed with a free-standing commercial use fronting on West Coast Highway. The
project is not designed with a free-standing, mixed-use buildings that integrate residential with retail uses
in the rear of the commercial use.
11 General Plan Housing Element Appendix H4, Area 2 – Mariners Mile (page 5-187 to 191)
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Figure 9
Area 2 Housing Site Inventory
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Figure 10
Area 2 Mariners Mile Map Sites 17 a-d
Figure 11
Area 2 Mariners Mile Map Sites 17e – 18c
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Local Coastal Program Implementation Plan
LCP Implementation Plan Section 21.10.020.B. Purpose
Protect, maintain, enhance and restore the overall quality of the coastal zone environment and its natural
and artificial resources
Inconsistent: This Section is not subjective. The protect design does not maintain, enhance and restore
the overall quality of the coastal zone environment and its natural and artificial resources. The project
severely impacts views of and from the John Wayne Park/Newport Theater Arts Center. The project has
the potential to significantly impact views from Cliff Drive Park and nearby areas of Newport Bay. Staff
and the Applicant admit this!
Based on project view simulations, the project’s mass and scale will result in a significant adverse view
impact from John Wayne Park to Newport Harbor. (Section 21.10.020.G), (Section 20.52.080.F.2.iii).
The project does not meet the requirement of Coastal Development Permit Finding B.1. when measured
against the requires of the LCP.12
LCP IP Section 21.30A.040, B, 2 Demand for Access and Recreation
The project removes a marine use. The Staff Report states “There are adequate marine related businesses
in the area including boat dealers, boat rentals and sailing and seamanship schools to serve current and
foreseeable demand.” The LCP requires the applicant justify this assertion with a “Demand for Access
and Recreation” analysis. There is no evidence in the record to support the project assertion that there are
adequate marine related businesses in the area to serve current and foreseeable demand. The City has not
provided any substantial evidence supporting the health of the marine industry in the City. The General
Plan states: “unless present and foreseeable future demand for such facilities is already adequately
provided for in the area. Encourage coastal-dependent industrial uses to locate or expand within existing
sites and allow reasonable long-term growth.” At this time private marine use is surging. The demand
on the marine industry is high. In Newport Beach and Costa Mesa, marine businesses are being forced to
close and/or relocate because of increased rent/leases/or reuse of the property for more profitable land
uses13. These businesses are being forced further from Newport Beach resulting in additional traffic,
additional vehicle miles traveled and increased air/GHG emissions. Justification must be provided in light
of potentially significant adverse cumulative impacts to the City’s marine industry and marine economy
to satisfy Land Use Policy LU 2.2 Sustainable and Complete Community.
Municipal Code Chapter 20.32.020 Eligibility for Density Bonus and Incentives
The City’s Municipal Code Chapter 20.32.020 (Eligibility for Density Bonus and Incentives) complies as
required with Government Code Sections 65915 through 65917. However, the Government Code does
not supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976
(Division 20 (commencing with Section 30000) of the Public Resources Code). 14 Therefore, the LCP
12 Section 21.10.020.B. and 20.30.100 (Public View Protection) 13 Examples: Raul’s Marine Canvas, Stohl Engine Company, and Petros Marine Services
14 Government Code 65915(m) This section does not supersede or in any way alter or lessen the effect or application of the
California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code). Any density
bonus, concessions, incentives, waivers or reductions of development standards, and parking ratios to which the applicant is
entitled under this section shall be permitted in a manner that is consistent with this section and Division 20 (commencing
with Section 30000) of the Public Resources Code.
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supersedes the Government Code and density bonus provisions of the City Municipal Code. When
evaluating the project’s density bonus development standard waiver request to increase the maximum
height limits, the City is governed by the LCP.
LCP policy Section 21.10.020.G
To ensure that any development in the coastal zone preserves and enhances coastal resources; protects
and enhances coastal views and access; and ensure that growth, development, and environmental
management is conducted a manner consistent with the provisions of the Coastal Land Use Plan. (Ord.
2016-19 § 9 (Exh. A)(part), 2016)
Inconsistent: This is not subjective. The requested height increase will increase the project’s view impact
to coastal resources from public locations. The request is inconsistent with LCP policy Section
21.10.020.G. Any reduction in coastal views from public locations is potentially significant. Applicant
provided view simulations (Staff report Imagery Studies 5 & 6) are “best case”. “Worst case” visual
simulations should be provided, including views from Newport Bay, WCH inland to the site, and from
Cliff Drive Park also visible from the site to fully understand the magnitude of significant adverse impact
caused by the project. These simulations should also depict night-time lighting impacts (two examples:
The apartments have windows on the northern face of the building. The office use has glass siding on its
north side facing. Both examples face John Wayne Park).
In addition to significant impact to John Wayne Park/Newport Theater Arts Center the project’s mass and
scale will result in a significant adverse view impact from WCH, a designated Coastal View Road, inland
to the coastal bluffs. The project does not protect significant views from public right(s)-of-way in
compliance with the LCP15, nor does the project meet the requirement of CDP Finding B.2 when measured
against the requirements of the LCP.16 Any reduction in coastal bluff views is potentially significant.
WCH is dangerous in the vicinity of the project site. There are 71 vehicular access points onto WCH
within the Mariners Mile, only 4 of these are signalized. Left turn movements in and out are permitted.
WCH varies from 4 to 5 lanes with parallel parking permitted on both sides along portions. A bike lane
on the south side is shared with parked cars and right-turn lanes. Three striped areas telling motorist to
“Keep Clear” to allow left turn in and out movements exist within the immediate vicinity of the site. Two
striped areas stating “Signal Ahead” alerting drivers of the signal at Tustin Avenue exist in the immediate
vicinity of the site. These conditions create hazards to motorists, bicyclists, pedestrians and especially
children. There have been 37 accident reports filed with the Newport Beach Police Department since
2015. Nearby residents have testified accidents rates are significantly higher than reported in police
records. This project will add significantly to these hazards both individually and cumulatively by
increasing traffic volume and turn movements on WCH.17 Particularly, left turn movements to and from
the project.
The closest north/south street is Tustin Avenue to the west. Project traffic will utilize Tustin Avenue, a
2-lane street with parallel parking on both sides. Tustin Avenue terminates at WCH and connects to
residential neighborhoods to the north. Access drives exist on Tustin Avenue for local businesses. The
only other north/south street is Riverside Street to the west. Riverside Street is a 4-lane street terminating
at WCH, extending north to residential neighborhoods north of Avon Street. Avon Street is a 2-lane
15 Section 20.30.100 (Public View Protection)
16 LCP 21.30A.040.B.4&7 (Determination of Public Access/Recreation Impacts)
17 One cumulative project is the Newport Village project
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east/west road. Secondary access to the project site is obtained via a drive connecting Tustin Avenue to
the west and a metered parking lot to the east. This drive is offset (non-standard) and north of the
intersection of Avon Street and Tustin Avenue. Ocean View Avenue also terminates at this location
creating a dangerous condition. This intersection configuration would not be permitted under current
design standards.
One entrance to John Wayne Park is from the stairs located on the northside of the un-named access drive
connecting to Avon Avenue. Pedestrians including many children use these stairs and walk daily on Avon
Avenue. They go up and down these stairs to use the park and the retail uses adjacent to WCH. Increased
traffic increases already significant safety concern. The project design does not provide for the adequacy,
efficiency, and safety of pedestrian and vehicular access.18 It increases hazards. City Staff and the
Applicant know this, they admit this and respond by saying the project characteristics exempt the project
from the City Traffic Phasing Ordinance requirement to prepare a traffic study.19 This conclusion is
incorrect. The conclusion does not account for future ADUs which will cause project ADT to exceed the
300 ADT threshold20. Even if the City Municipal Code Traffic Phasing Ordinance exempt the project
from evaluating the project’s impact on traffic, which it does not, the City LCP does not exempt the project
from analyzing the impacts on coastal resources including traffic and public safety. To reiterate, there
have been 37 traffic accident reports filed with the Newport Beach Police Department from 2015-2020
and two additional serious multi-car injury accidents thus far in 2021. Many more accidents are reported
by residents.
This project will be detrimental to the harmonious and orderly growth of the City, and endanger,
jeopardize, and constitute a hazard to the public convenience, health, interest, safety, and general welfare
of persons residing or working in the neighborhood of the project.21 The project does not minimize the
number of driveways that interrupt the continuity of street facing building elevations required to satisfy
Land Use Policy LU 5.3.5 Pedestrian-Oriented Architecture and Streetscapes. Residential access should
be prohibited from WCH. Left-turn-in traffic movements should be prohibited from WCH, but this turn
movement can’t be restricted by the City, because WCH is a Caltrans facility not under the control of the
City. This is a recognized significant unavoidable adverse impact!
The multi-family dwellings are not designed to convey a high-quality architectural character 22, do not
achieve the highest level of urban design and neighborhood quality 23, fail to modulate roof profiles to
reduce the apparent scale of large structures and to provide visual interest and variety24 and do not provide
an attractive architectural treatment of elevations facing the residential neighborhood.25 Building
elevations are not well-designed and landscaped to reflect the areas residential village character.26 The
project design does not incorporate architectural treatment of building elevations and modulation of mass
to convey the character of separate living units or clusters of living units, avoiding the appearance of a
18 Section 20.52.080.F.2.iv
19 Section 15.40.030.C
20 HCD Accessory Dwelling Unit Handbook, December 2020
“Multiple ADUs within the portions of multifamily structures that are not used as livable space. Local agencies must allow
at least one of these types of ADUs and up to 25 percent of the existing multifamily structures.”
21 Section 20.52.080.F.3
22 Policy LU 5.1.9 & LU6.16.6
23 Policy LU 5.1.9 (Building Elevations)
24 Policy LU 5.1.9 (Roof Designs & Policy & LU 5.2.1 (Architecture and Site Design)
25 Policy LU 5.2.2 (Buffering Residential Areas)
26 Policy LU6.16.6
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singular building volume. The project design does not modulate roof profiles to reduce the apparent scale
of large structures and to provide visual interest and variety.
Approval of the project will result in significant adverse effects to traffic. Section 20.40.404 of the NBMC
requires one (1) space per 1,000 square feet of lot area for vehicle sales, which would equate to forty-three
(43) spaces. The project’s commercial component is proposing 13 spaces, a shortfall of 30 spaces. The
proposed characteristics of the proposed commercial tenant may only require 13 on-site parking spaces,
however, there is no guarantee this tenant will occupy the space in perpetuity. Historically businesses
come and go. If the proposed business is unsuccessful, or if the space is used by a future business,
additional on-site parking spaces will be needed. This will result in a vacant retail space or the future use
will use the nearest available off-site parking spaces in the area. There are significant parking shortages
in this area. This is a potentially significant adverse impact. City Municipal Code Chapter 20.32.040
(Parking Requirements in Density Bonus Projects) is governed by the LCP as discussed previously. The
City must apply the LCP standards to determine if the reduction in project parking limits or restricts coastal
access in the future. Granting the requested reduction of 30 onsite parking spaces for the commercial use
will likely limit future uses of the commercial structure. It will be infeasible to redevelop the site meeting
current building standards. A good example is the disadvantaged commercial uses adjacent to WCH
within the Newport Shores commercial district west of the project site. These businesses have a similar
parking deficiency caused by the widening of WCH which has prevented change in use/revitalization.
The City policy for decades has been to allow these non-conforming uses to continue to operate until they
request a change of intensity or new use, at which time the business must be brought up to code. This
policy has prevented redevelopment of these businesses. In the case of the Newport Shores commercial
businesses, the adjacent residential uses are burdened by the shortfall of on-site commercial parking whose
employees and customers park in the adjacent residential streets. (example: The Eat Chow Restaurant is
permitted with a total of 3 on-site parking spaces. This isn’t even enough parking for the employees!)
While staff determined the residential component of the project meets municipal code parking
requirements, reality says, the on-site parking provided is not adequate to meet the anticipated project
population, guests, employees and the potential for Accessory Dwelling Units (ADUs). Reality says
additional parking spaces will be required which will reduce public parking spaces in the area, further
burdening existing commercial businesses, nearby residential areas and the draw of tourism to the area.
The Mariners’ Mile has an existing shortage of public parking spaces. This shortage is likely to get worse
given the potential for ADUs and projected regional population growth. This shortage is leading to
additional tourists parking in nearby residential areas served by public streets.
The commercial parking waiver should be denied. This is equivalent to “spot zoning”. While legal, spot
zoning must be in the public interest. Any change in commercial parking requirement should be carefully
considered after a thorough evaluation of the precedent setting potential and arbitrary nature of the request.
The correct procedure to accomplished the parking waiver is through a modification of the Municipal
Code.
What is clear is the developer is making his money from the residential component and does not care
about the success of the commercial component. The developer is transferring 30 parking spaces from
the commercial component to the residential component to increase the number of residential units. The
developer is justifying this on the provision of 3 studio affordable housing units.
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B. DOES THE PROJECT QUALIFY FOR A CEQA CLASS 32 EXEMPTION?
All Facts in Section A in Opposition of Coastal Development Permit, Major Site Development Review
and Conditional Use Permit are hereby incorporated by reference.
CEQA Class 32 Exemption - Overview
CEQA Class 32 exemption is one such class promoting “shovel-ready” urban infill development projects
through categorical streamlining. Established in 1998, this urban infill exemption requires projects to be
consistent with applicable general plans and zoning designations, located within a city’s limits on a site
five acres or less, bordered by urban uses, and without significant impacts to traffic, noise, air quality, or
water quality. The project site itself can be either vacant or previously developed, but must be devoid of
sensitive habitat and adequately served by public utilities. (CEQA Guidelines, § 15332).
Senate Bill 226 specifies conditions under which these projects would be adequately supported by existing
planning documents and land use designations. (Pub. Resources Code, § 21094.5.)
SB 226 and Class 32 exemptions exemplify the principle that areas already predetermined for these exact
uses by a CEQA-driven planning process need not undergo a more onerous review.
Exceptions to the exemptions, however, add back in a measure of consideration to the process. (CEQA
Guidelines, § 15300.2, subds. (b), (c)–(f).). Under these exceptions, the infill exemption cannot be used
if the project would cause cumulatively significant impacts, impact scenic highways or historical
resources, involve hazardous waste, or are subject to “unusual circumstances.” While these four
exemptions lend themselves to relatively straightforward interpretation and have been largely
uncontroversial, the “unusual circumstances” exception has been the subject of much litigation.
The “unusual circumstances” exception precludes the use of any categorical exemption when there is a
“reasonable possibility” that the project “will have a significant effect on the environment due to unusual
circumstances.” (CEQA Guidelines, § 15300.2 (c.).) In reviewing a lead agency’s determination as to
whether the exemption applies and if the effects will be significant, the Supreme Court has applied a two-
prong test wherein an agency must answer: (1) are there unusual circumstances? and if so, (2) would these
unusual circumstances create a potential for significant impact? Further complicating the issue is the
bifurcation of the standard of review that applies the “substantial evidence” standard to the first prong of
the test and the “fair argument” standard to the second. Under the more deferential first prong, an agency
may base its decision on substantial evidence, including conditions in the vicinity of the project. If it
determines there is an “unusual circumstance,” then the “fair argument” standard requires an EIR when it
can be fairly argued based on substantial evidence that “due to” the unusual circumstances of the project,
it may have a significant effect on the environment. Both standards require substantial evidence in the
record. And the question of whether a project qualifies for the Class 32 exemption in the first instance is
subject to the more deferential “substantial evidence” threshold. (Berkeley Hillside Preservation v. City
of Berkeley (2015) 60 Cal.4th 1086, 1114).
The City’s use of a Class 32 exemption should document its determination of whether any “unusual
circumstances” are present and resulting potential significant effects (or presumably, the lack thereof) with
applicable land use documents (zoning maps, general plans, etc.) and if warranted, some standard
preliminary technical analysis (traffic, biology, noise, etc.).
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The project is a “shovel-ready” project in an urban infill area within the City limits on a site five acres or
less, bordered by urban uses. The project complies with City General Plan land use designation (Mixed-
Use Horizontal (MU-H1)), the Municipal Code zoning designation of Mixed-Use Mariners Mile and the
Municipal Code’s LCP land use designation of Mixed-Use Horizontal (MU-H). The project will not result
in significant impacts to noise, air quality, or water quality. The project site is developed and devoid of
sensitive habitat and adequately served by public utilities. The project would appear to be predetermined
for the exact use by a CEQA-driven planning process and need not undergo a more onerous review.
One would expect a project meeting these standards to belong to a class of projects that typically have no
significant environmental effects to qualify for a Class 32 exemption.
In this case, the project is inconsistent with the General Plan, Municipal Code and Local Coastal Program
policies and standards, and therefore does not qualify for a Class 32 exemption.
The project will result in potential significant traffic and safety impacts both individually and cumulatively
and therefore, does not qualify for a Class 32 exemption. Despite the testimony of many residents in the
immediate project vicinity who experience these hazards on a daily basis, the fact the Newport Beach
Police Department reported there have been 37 traffic accident reports filed from 2015 – 2020, the City
failed to conduct a traffic study. The City should have prepared a traffic study. Without preparing a traffic
study, the City does not have factual and/or legal support for the City's decision the project will or will
not result in significant traffic impacts.
The City’s General Plan and Local Coastal Program each designate West Coast Highway between
Newport Boulevard and Dover Street a “Coastal View Road” for its scenic qualities. The project will
result in potential visual impacts both individually and cumulatively and therefore, does not qualify for a
Class 32 exemption.
Due to the project location in a particularly sensitive area, the project will result in significant adverse
impacts due to the project’s design which will impact areas of special significance designated, precisely
mapped, and officially adopted by the City General Plan and Municipal Code. Therefore, the project does
not qualify for a Class 32 exemption as demonstrated by the following 4 tests.
Test 1. Consistency with Applicable General Plans and Zoning Designations
General Plans and Zoning Designations
Inconsistent: The project complies with City General Plan land use designation for the property (Mixed-
Use Horizontal (MU-H1)), the Municipal Code zoning designation of Mixed-Use Mariners Mile and the
Municipal Code’s LCP land use designation of Mixed-Use Horizontal (MU-H). The General Plan
Housing Element, Housing Sites Analysis and Inventory for this property concluded the property is
entitled to 15 residential units. Adding a 35% density bonus allows a total of 20.25 units of which 4.05
units must be affordable to lower income households for the HAA to apply. The claim the project is entitle
to 26 units is inconsistent with the detailed site-specific Assessor Parcel by Assessor Parcel analysis
contained in the Housing Element. Where conflict exists, General Plan density prevails over maximum
permitted Zoning density.
The Municipal Code incorporates the LCP which contains a Land Use Plan and Implementation Plan.
Development within the Coastal Zone is governed by the LCP. The LCP requires that all development be
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consistent with the General Plan and Municipal Code and that the Land Use Policies and Implementation
Plan standards of the LCP supersede the City General Plan and Municipal Code. The Coastal Commission
has told Staff this, yet Staff has failed to take heed. In the case of the Garden Office and Parking Structure
project where a similar staff analysis, CEQA Class 32 exemption and Coastal Development Permit were
approved by the City, then immediately appealed in August 2020 to the Coastal Commission, the Coastal
Commission noted: “the standard of review for this appeal is the certified LCP. It should also be noted
that CEQA policies are not the standard of review for this appeal.” Therefore, the project fails to comply
with the land use policies and implementation standards of the LCP. The City does not have factual and/or
legal support for the City's decision that the development is consistent or inconsistent with the relevant
provisions of the certified LCP. A requirement in order to make the required Coastal Development Permit
Findings. Even if a Class 32 exemption were to be utilized, which it should not, the City has failed to
conduct the environmental analysis required by the LCP.
Area of Special Significance
The project is located in a particularly sensitive area, the Mariners’ Mile. The Mariners’ Mile is a special
place. In addition to the General Plan and Municipal Code, the coastal zone is governed by the certified
LCP, a section of the Municipal Code which supersedes these documents. Mariners’ Mile is an area of
tremendous public interest. The Mariners’ Mile is an area of increased regulatory scrutiny and unusual
circumstances. The Mariners’ Mile is very important to the long-term image and economic vitality of the
City.
In addition to meeting the General Plan land use designation and site zoning designation, which the project
does not meet, these documents have a number of site development policies and development standards
projects must meet. Projects within the Coastal Zone require approval of a Coastal Development Permit.
To receive approval of a Coastal Development Permit, a project needs to be found consistent with the LCP
which requires a Finding that the project is consistent with the City General Plan policies, Municipal Code
policies and all LCP land use policies and Implementation Plan development standards.
The General Plan and Municipal Code identify Coast Highway from Newport Boulevard to Dover
Drive/Bayshore Drive for its scenic coastal vistas and designate it a Coastal View Road. Views from
WCH to Newport Bay, as well as inland to the coastal bluffs are equally important and protected. The
protection of significant views from public right(s)-of-way is required by the Municipal Code.
The EIR for the General Plan States “Coastal bluffs are a prominent landform in Newport Beach and are
considered significant scenic and environmental resources.” “Coastal bluffs play an important part of
the scenic and visual qualities of the City.”
The California Coastal Act states new development in highly scenic areas shall be subordinate to the
character of its setting.27
In this case, the project is located in close proximity to public areas whose views of coastal resources must
be preserved/protected. The project design is required to blend with the community. The potential impact
to the marine industry is to be minimized and new development shall be subordinate to the character of
its setting. The project must be considered in light of its cumulative impacts.
27 California Coastal Act of 1976 – Article 6 - Section 30251 PRC, http://www.coastal.ca.gov/fedcd/cach3.pdf, Accessed
February 2, 2006.
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This project and other mixed-use projects within the Mariners’ Mile raise significant conflicts between
the City General Plan, Municipal Code, LCP and State housing laws. The State has passed housing laws,
(examples: Mello Act, Density Bonus Act, Housing Accountability Act) which supersede the City General
Plan and Municipal Code and while not subordinate to, are to be harmonious with the Coast Act/City LCP.
On their face these laws conflict with policies in the General Plan, Municipal Code and LCP such as view
protection, traffic, public safety and community character. The California Department of Housing and
Community Development recommends coastal localities seek to harmonize the goals of protecting coastal
resources and addressing housing needs of Californians. In order to do so, the City must perform the
analysis required by the LCP to support the findings required for the Coastal Development Permit. In
conducting the analysis required for the LCP, the City will have the evidence to document their Findings
required for the Conditional Use Permit and Major Site Development Review. This analysis has not been
completed or if it has, it has not been made available to the public.
The significance of the coastal resources affected by the decision are clearly stated in the City General
Plan, Municipal Code and LCP. The City does not have factual and/or legal support for the City's decision
that the development is consistent or inconsistent with the relevant provisions of the certified LCP. A
requirement in order to make the required Coastal Development Permit Findings.
Project Design Impacts
The Project design will significantly impact views from nearby public parks of coastal resources including
Newport Bay, WCH and coastal bluffs. The project will generate night-time lighting impacts. Two
examples are lighting from apartment windows on the buildings north face and the office building which
has glass siding on its north side facing John Wayne Park.
The project’s design does not comply with height and parking development standards. Discretionary
actions are required to bring the project into compliance with the General Plan and Municipal Code.
However, if the height standard is allowed to be increased it will increase the impact to public views.
The project design does not comply with the Land Use Element polices and site development standards
previously discussed. The project design does not comply with the intent of the LCP and its policies, or
its Implementation Plan development standards.
The project does not comply with the Housing Element density allocation for the project site.
There is no evidence in the public record to indicate whether the project complies or does not comply with
the General Plan Vision Statement requiring a reduction in traffic citywide by 28,920 trips each day over
the life of the plan.
There is no evidence in the public record whether the project complies or does not comply with General
Plan Safety Element’s primary goal “to reduce the potential risk of death, injuries, property damage, and
economic and social dislocation resulting from natural and human-induced hazards”. These risks are
applicable to the project in the event of a significant earthquake, earthquake caused liquefaction, wildland
generated urban fire, or combination of any of these conditions. The project and another nearby proposed
project rely on WCH as their primary emergency evacuation route. Circumstances have changed since
the last update of the General Plan including the 2018 Woolsey fire, which showed the inadequacy of
emergency evacuation plans, inadequacy of circulation infrastructure and failure of mutual aid
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agreements.28 These increased risks are not included in the City 2011 Emergency Operations Plan.
Changes in circumstances also include the Shake Alert early warning system29 and enactment of Public
Safety Power Shutoffs (PSPS) by utility purveyors.30 The City was notified of the possibility of PSPS in
2019 by the Southern California Edison Company. A PSPS could cut power to portions of the City
including traffic signals along WCH during a period of high wind conditions or other extreme conditions.
Project compliance with the certified Local Costal Program
In certifying the City LCP, the California Coastal Commission authorized the City to issue Coastal
Development Permits for projects within the coastal zone.
The LCP requires projects to be compliant with the General Plan, Municipal Code and its LCP. When
there are conflicts between land use and development regulations, including any applicable discretionary
actions, the LCP requires the more restrictive policies/standards apply.
When approving a Coastal Development Permit the City is telling the Coastal Commission: 1) the project
conformed to all City land use and development regulations, including any applicable discretionary
actions; and 2) the project conforms to all applicable sections of the certified LCP.
The project design fails to “Protect, maintain, enhance and restore the overall quality of the coastal
zone environment and its natural and artificial resources”.31
By approving the project as proposed the City is failing “To ensure that any development in the coastal
zone preserves and enhances coastal resources; protects and enhances coastal views.” 32
The project is not sited and designed to:
a. “protect public views to and along the ocean and scenic coastal areas; and
b. “minimize visual impacts and be visually compatible with the character of surrounding
areas”.33
The project fails to demonstrate “There is no feasible less environmentally damaging alternative.” 34
The project does not “Conforms to all applicable sections of the certified Local Coastal Program”.35
The project does not meet the required Coastal Development Permit “Findings”.36
28 After a year of analysis, in October the County of Los Angeles issued a report citing a litany of contributing factors. One of
the main conclusions is that fire suppression resources were overwhelmed. (https://www.lacounty.gov/wp‐content/uploads/Citygate‐Working‐Draft‐Woolsey‐Fire‐Incident‐AAR‐10‐23‐19.pdf)
29 ShakeAlert " Early Warning Earthquake System (video) presentation, December 17, 2019, Hosted by: Kevin Tiscareno,
Training Captain, Newport Beach Fire Department.
City website: https://www.newportbeachca.gov/government/departments/public-information-office/nbtv/streaming-video
30 https://www.sce.com/wildfire/psps 31 Section 21.10.020.B.
32 Section 21.10.020.G
33 Section 21.30.060.C.1 & 3
34 Section 21.30B.010.G.2
35 Section 21.52.015.F.1
36 Section 21.52.090.D
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The project design’s noncompliance with General Plan and Municipal Code policies and development
standards is a significant land use impact and disqualifies the project from use of the Class 32 exemption.
Test 2. Would the Project Result in Cumulatively Significant Impacts?
Cumulatively Significant Impacts
Proposed projects in the immediate vicinity of the project include the Newport Village project. The
Newport Village project is a mixed-use project which will have similar impacts as the proposed project,
only significantly greater due to the larges size and scope of the project. Both projects eliminate or reduce
the size of marine uses. Potential significant adverse cumulative impacts include: traffic, transportation,
land use, visual (WCH a Coastal View Road), coastal resources and public safety. The application of
maximum permitted unit capacity (26du/ac) opposed to the Housing Element’s realistic unit capacity
((16du/ac) for the inland side of WCH will have similar potentially significant adverse cumulative impacts
to traffic, transportation, land use, visual resources, coastal resources and public safety. These projects
have the potential to cumulatively impact the marine industry by removing or reducing the acreage of
marine uses within the City. This cumulative change will significantly change the village character of the
Mariners’ Mile, something not anticipated by the General Plan and Municipal Code mixed-use
designation. The General Plan and Municipal Code did not anticipate development within the mixed-use
land use and zoning categories to have cumulatively significant impacts on public view points.
The City has determined the Newport Village project will have potentially significant adverse
environmental impacts and required the preparation of an Environmental Impact Report (EIR). EIRs are
only prepared for projects which have the potential for significant adverse environmental impacts. The
application of the maximum permitted unit capacity (26du/ac) opposed to the Housing Element’s realistic
unit capacity ((16du/ac) for the inland side of WCH will have will result in cumulatively significant
impacts. The project combined with the Newport Village project and other projects will result in
cumulatively significant impacts. The potential for cumulatively significant impacts disqualifies the
project from use of the Class 32 exemption.
The full extent of the project’s cumulatively significant impacts cannot be determined until the
certification of the Final EIR for the Newport Village Project.
Test 3. Unusual Circumstances
Substantial Evidence
Development of property within the City is controlled by the City General Plan and Municipal Code.
Properties such as this property and others within the coastal zone must also comply with the certified
LCP, a component of the Municipal Code.
In certifying the City LCP, the California Coastal Commission authorized the City to issue Coastal
Development Permits for projects within the coastal zone. The LCP requires projects to be compliant
with the General Plan, Municipal Code and its LCP. When there are conflicts between land use and
development regulations, including any applicable discretionary actions, the LCP requires the more
restrictive policies/standards apply. Therefore, the environmental analysis required for approval of a
Coastal Development Permit must be expanded to include all Coastal Act/LCP environmental concerns.
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The CEQA Guideline threshold of Significance cannot be relied upon as adequate for this analysis. This
is an unusual circumstance not anticipated by CEQA for projects such as the proposed project.
The Coastal Commission has told Staff this, yet Staff has failed to take heed. In the case of 215 Riverside
where a similar staff analysis, CEQA Class 32 exemption and Coastal Development were approved by the
City, then appealed in August 202 to the Coastal Commission, the Coastal Commission noted: “the
standard of review for this appeal is the certified LCP. It should also be noted that CEQA policies are
not the standard of review for this appeal.” 37
Two of the purposes of the LCP are to "Protect, maintain, enhance and restore the overall quality of the
coastal zone environment and its natural and artificial resources" and "to ensure that any development in
the coastal zone preserves and enhances coastal resources; protects and enhances coastal views ...".38
The LCP is comprised of a Land Use Plan and an Implementation Plan.
The project is located within an area known as the Mariners’ Mile. The Mariners’ Miles occupies a strip
of low-lying land extending from Newport Bay inland to the top of the coastal bluffs, from Newport
Boulevard bridge, south to Dover Drive/Bayshore Drive. This area has been and remains an area of
intense public interest. Land uses include single-family and multi-family residential, retail commercial,
tourist commercial and marine related uses. The General Plan Land Use Element and Municipal code
were updated to allow areas of mixed-use development. Allowable uses include multi-family residential
use. The project is the first multi-family project to be noticed for public hearing on the inland side of
WCH. A development application for a nearby and much larger mixed-use project containing multi-
family use has been filed and is undergoing environmental review. The project represents the first of what
is anticipated to be a number of mixed-use projects including multi-family use. These projects are of
extreme public interest, particularly since there has been public anticipation that the on-going City General
Plan Housing Element and Circulation Element update will reevaluate the Mariners’ Mile and determine
the future vision for the area and West Coast Highway. The General Plan update process is addressing
the City’s required Regional Housing Needs Assessment of approximately 4,830 dwelling units of which
49% must be affordably priced. A requirement the City is not going to meet. The City through the General
Plan Housing Element process is trying to identify potential locations for additional the RHNA units.
Mariners” Mile is one area being considered. The State also passed a series of laws ministerially
approving Accessory Dwelling Units in existing and proposed residential units. This includes existing
residential units within the Mariners’ Mile, the project and all future projects. The impact of ADUs on
the City/Mariners’ Mile has not been evaluated and is part of the General Plan update. Over time ADUs
will increase the population per dwelling unit, a factor relied upon by planners to project future water
sewer, electricity and infrastructure requirements. Therefore, this project is precedent setting and of
extreme public interest. The precedential value of the local government’s decision for future
interpretations of its General Plan, Municipal Code and LCP is extremely high.
37 California Coastal Commission, Staff Report: Appeal - Substantial Issue. Appeal No. A-5-NPB-20-0025, August 23, 2020
38 LCP Section 21.10.020.B & G
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In this case, the General Plan Vision Statement requires a reduction in traffic city-wide 39, while allowing
additional growth through its Land Use Element. The project complies with City General Plan, zoning
and LCP land use designation for the property, but as stated previously, the project does not comply with
the Housing Element density for the site. The project design does not comply with many of the LCP
plan’s policies. Nor does the project design comply with the intent of the General Plan. The project
design is not reducing Average Daily Trips (ADT), it is increasing ADT. The project design involves an
increase of intensity compared to the existing condition/use.
The project design is also required by the LCP to “protect, maintain, enhance and restore the overall
quality of the coastal zone environment and its natural and artificial resources". The project design does
not. The City is required to “ensure that any development in the coastal zone preserves and enhances
coastal resources; protects and enhances coastal views” prior to issuance of a Coastal Development
Permit. Coastal resources potentially impacted by the project design include coastal bluffs and views of
coastal resources from public spaces. Not only must the project design protect views from the land to the
water, it must protect views from the water to the coastal bluffs. The project design fails to do so.
The project design impacts views of coastal resources including views of Newport Harbor from John
Wayne Park and Cliff Drive Park. The project design impacts views of the coastal bluffs as seen from
Newport bay and West Coast Highway, a designated Coastal View Road. Therefore, to be in compliance
with the General Plan, Municipal Code and LCP, the project design would have to preserve and enhances
coastal resources; protect and enhance coastal views; reduce ADT, and comply with a number of General
Plan Land Use policies and zoning standards regulating the project character, quality and interface with
adjacent uses. The project design fails to do so.
The project density request exceeds the density limit for the property in the General Plan Housing Element
and as a result the design of the project results in environmental impacts not anticipated by the Class 32
exemption.
Finally, the project design creates an unusual circumstance by requesting a reduction in the number of
required on-site parking spaces for the commercial use from 43 to 13 parking spaces. The reduction in
parking spaces will create a long-term parking deficiency for future commercial use of the property. This
has the potential to severely limit possible users in the future. It is unusual that a reduction of commercial
parking standards be requested by a density bonus incentive for a residential component of a project which
does not need parking relief. The Density Bonus Act intent of concessions and incentives is to lower the
cost of the construction of housing in order to provide for the affordable housing, not commercial parking
variances. Combined these are unusual circumstances.
39 General Plan, Chapter 1, Introduction pg. 1-2
“After receiving community input, GPAC developed a “Vision Statement”—a description of the City that residents want
Newport Beach to be now and in 2025—to serve as a blueprint for this General Plan Update. GPAC, with the assistance of
planning professionals and using the Vision Statement as a guide, then developed this General Plan to ensure that the City
achieves the vision by, among many other things, doing the following:
■ Reducing traffic citywide by 28,920 trips each day over the life of the plan”
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Test 4. Will these unusual circumstances create a potential for significant impact?
Fair Argument
Based on the information presented herein, the project design does not meet the policies and design
requirements listed above and is therefore, inconsistent with the General Plan, the Municipal Code and
it’s LCP. Inconsistency with the General Plan, the Municipal Code and it’s LCP disqualify the project
from use of the Class 32 exemption and represents a potentially significant adverse land use impact.
Additional project design impacts disqualifying the project from the use of the Class 32 exemption
include;
The project is inconsistent with the maximum density allowed for the property by the General Plan
Housing Element.
The project design will result in significant visual impacts to costal resources, including John Wayne Park,
Cliff Drive Park, WCH (a designated Coastal View Road), costal bluffs, and Newport Bay;
Based on public testimony and Newport Beach Police Department accident reports, the project design has
the potential to result in potential traffic and safety impacts to motorists, pedestrians and bicyclists on
local streets and WCH adjacent to the project.
The project design has the potential to result in potentially significant cumulative impacts to public safety
from traffic impacts (example: unsafe turn movements onto and from WCH and overburdening of local
streets), sewer odors, and to coastal access through the reduction of available public parking resulting
from the granting of an off-street parking variance for the commercial use.
The project design has the potential to result in potentially significant adverse cumulative impacts from
the reduction of marine related uses in the immediate area, traffic impacts on WCH and local streets.
These facts represent a Fair Argument the project will result in potentially significant adverse impacts.
Expert Opinion
Mr. Tanner, an individual, is the President of Environmental & Regulatory Specialists, Inc., a Newport
Beach based firm which provides land use, regulatory and CEQA services. Mr. Tanner is considered an
expert in the field, having provided land use, regulatory and CEQA services for over 45 years.
Mr. Tanner’s expert opinion is that:
The project is inconsistent with the City General Plan, Municipal Code and Local Coastal Plan;
The project will result in significant individual and cumulative scenic impacts to WCH, a Coastal
View Road adjacent to the project;
The City does not have sufficient factual evidence to support a finding that the project will or will
not result in significant individual and/or cumulative Traffic impacts;
The project design will contribute to cumulatively significant impacts;
Unusual circumstances exist;
The fair argument standard has been met supported by substantial evidence; and due to the unusual
circumstances of the project design, there is a “reasonable possibility” the project “will have a
significant effect on the environment due to unusual circumstances; and
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The project does not qualify for a CEQA Class 32 exemption.
CEQA Conclusion
Pursuant to (CEQA Guidelines, § 15300.2, subds. (b), (c)–(f).) the infill exemption cannot be used in this
case because the project is inconsistent with the General Plan, Municipal Code and LCP. The project
design would cause cumulatively significant impacts and is subject to “unusual circumstances.” Due to
the unusual circumstances, the project may have a significant effect on the environment.
C. COASTAL DEVELOPMENT PERMIT NO. CD2019-062
Section 20.66.020
All Facts in Section A & B in Opposition of Major Site Development Review and Conditional Use Permit
are hereby incorporated by reference.
The City of Newport Beach’s action (CDP No. CD2019-062) proposes the demolition of an existing
marine sales facility located at 2510 and 2530 West Coast Hwy (APNs 425-471-55 & 425-471-56). The
site encompasses approximately 0.98 acres. The site is developed with two office buildings, several small
storage sheds, and paved areas for ancillary boat and automobile parking. The site has minimal
landscaping and is situated inland (north) of West Coast Highway a designated Coastal View Road and
south of, and in close proximity to coastal bluffs. The site is relatively flat, sloping to the south.
The project proposes the construction of a new mixed-use development consisting of 35 residential
dwelling units, and an 11,266-square-foot boutique auto showroom. The residential component will
consist of 10 studio units, 16 one-bedroom units and nine two-bedroom units. Three of the units will be
provided as workforce housing and made affordable to very low-income households. The commercial
component of the project will consist of an 8,741 square-foot auto showroom, with a 1,484 square-foot
mezzanine and a 750 square-foot office space. The commercial use is proposed adjacent to West Coast
Highway with the residential apartment uses proposed in the back of the commercial use. a residential
deck connecting the residential apartments to the roof of the commercial structure is proposed. A ground
level parking facility provides a total of 58 parking spaces. The parking facility is predominantly covered
by the residential component of the project and is accessible via two-way access driveways from both
West Coast Highway and an un-named access drive adjacent to the northern property line.
The project includes hardscape and drainage to collect and treat surface runoff before being discharged in
the municipal storm drain system. The project will require approximately 300 cubic yards of grading (cut)
and 610 cubic yards of fill (+310 cubic yards of import).
The project includes a Conditional Use Permit to allow the removal of the existing marine use and
construction of a new mixed-use commercial auto dealership and residential development apartment use.
The Conditional Use Permit includes a variance (Development Standard Waiver Request) to exceed the
maximum permitted height limit from 26’ to 35’ (a variance of 9’) to enable the construction of affordable
housing units.
The project includes a Major Site Development Review to allow a variance to reduce the number of
required commercial off-street parking spaces from 44 to 13 (a reduction of -30 spaces) based on the
design and characteristics of the auto dealership.
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Pursuant to Density Bonus law, the project includes a request for one development concession for the unit
mix and one waiver for the building height.
The precedential value of the City’s decision for future interpretations of its LCP within the Mariners’
Mile is extremely high. The significance of the coastal resources affected by the decision are clear. The
City does not have factual and/or legal support for the City's decision that the project is consistent or
inconsistent with the relevant provisions of the certified LCP. The resolution of conflicts between the
City General Plan, Municipal Code, LCP and stare housing, density bonus laws raise local issues and
issues of regional and statewide significance. The following substantial issues exist should the City
approve the project as proposed:
The project planning application for the Coastal Development Permit fails to provide all required
information. Specifically, Section 21.52.015 (C) (Coastal Development Permits). The development
application is incomplete.
The City’s conclusion that the development is consistent with the provisions of the LCP is not
adequately supported by documents in the record file or the City’s findings as stated in Local CDP
No. CD2020-143.
The City failed to use the correct standard of review for the Coastal Development Permit. The standard
of review for this Coastal Development Permit is the certified LCP. CEQA policies are not the standard
of review for this appeal.
The proposal to construct a new mixed-use commercial residential development that adversely impact
coastal views from John Wayne Park, Cliff Drive Park, views from Newport bay inland to the coastal
bluffs and from West Coast Highway (a Coastal View Road) is not supported by a finding that the
project design is the minimum amount necessary to support the development, nor does it analyze
design alternatives that do not impact coastal views. As the project has been designed the development
would significantly alter coastal views, result in traffic/public safety and night-time light/glare impacts
and adversely impact the character of the community.
The City prepared a visual analysis of the project site from John Wayne Park. There is not sufficient
evidence that the project would protect scenic resources consistent with LUP Policies 4.4.1-1 through
4.4.1-3.
The City’s conclusion that the development is consistent with the provisions of the LCP Section
21.30A.040-A. (Relationship and Proportionality) was not adequately supported by documents in the
record file or the City’s findings as stated in Local CDP No. CD2020-143.
The City’s conclusion that the development is consistent with the provisions of the LCP Section
21.50.070-B. (Environmental Review) was not adequately supported by documents in the record file
or the City’s findings as stated in Local CDP No. CD2020-143.
The City should have required the project applicant to obtain a General Plan amendment to permit the
increased housing unit density requested by the planning application in excess of that permitted by the
Housing Element. The General Plan Housing Element, Housing Sites Analysis and Inventory for this
property concluded the property is entitled to 15 residential units. Adding a 35% density bonus allows a
total of 20.25 units of which 4.05 units must be affordable to lower income households for the HAA to
apply. The claim the project is entitle to 26 units is inconsistent with the detailed site-specific analysis
contained in the Housing Element. The project is not consistent with (Section 21.52.090.D) Coastal
Development Permits, Findings and Decision in that the project does not comply with the City General
Plan Housing Element.
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The City should have required a visual analysis from Coast Highway, Newport Bay and public areas on
Lido Isle to adequately analyze how the development as a whole could impact views to the coastal bluffs
behind the project site. The visual analysis in the City Record relied upon artist renderings of the structure
from Coast Highway which did not include the coastal bluffs in the background or the public park above
the site. California’s coastal bluffs are significant coastal resources, and great care should be taken when
designing new development to protect the visually aesthetic qualities of these rare landforms. The project
is not consistent with LUP Policy 4.1.1-1 in that the project does not include appropriate measures to
adequately protect the visual qualities of the coastal bluff. If such measures are included, they are not
well reflected in the findings and conditions to approve the project.
The City as the Lead Agency for CEQA compliance should have not approved the CEQA Class 32
exemption based on the presence of special and unusual circumstances which had the potential to result
in significant adverse impacts to sensitive coastal resources. The City should have required CEQA
analysis of the project’s potential impacts to sensitive coastal resources, LCP Policies and Development
Standards. If such analysis was undertaken, it is not well reflected in the findings and conditions to
approve the project.
The Project does not conform to the following standards of the Local Coastal Program (LCP) or the public
access policies of the Coastal Act:
The Project fails to “Protect, maintain, enhance and restore the overall quality of the coastal zone
environment and its natural and artificial resources”. (Section 21.10.020.B.)
The Project fails to “To ensure that any development in the coastal zone preserves and enhances
coastal resources; protects and enhances coastal views.” (Section 21.10.020.G)
The Project is not sited and designed to:
a. “protect public views to and along the ocean and scenic coastal areas; and
b. “minimize visual impacts and be visually compatible with the character of surrounding areas”.
(Section 21.30.060.C.1 & 3)
The Project fails to demonstrate “The provision of public access shall bear a reasonable relationship
between the requirement and the project’s impact and shall be proportional to the impact.” (Section
21.30A.040.A)
The Project fails to demonstrate “There is no feasible less environmentally damaging alternative.”
(Section 21.30B.010.G.2)
The Project does not “Conforms to all applicable sections of the certified Local Coastal Program”
(Section 21.52.015.F.1)
The Project does not qualify for Relief from Implementation Plan Development Standards (Section
21.52.090.A)
The Project does not qualify for a “Variance”. (Section 21.52.090.B.2)
The Project does not qualify for “Considerations”. (Section 21.52.090.C)
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The Project does not meet the required “Findings”. (Section 21.52.090.D)
Finding #
1. Conforms to all applicable sections of the certified Local Coastal Program (e.g. development
standards, no impacts to public views, natural resources, etc.); and
Inconsistent: See prior comments. The project planning application for the Coastal Development Permit
fails to provide all required information. Specifically, Section 21.52.015 (C) (Coastal Development
Permits) of the Municipal Code. Without this information the City does not have factual and/or legal
support for the City's decision that the project is consistent or inconsistent with the relevant provisions of
the certified Local Coastal Program.
The granting of heigh increases and off-site parking reductions is not compatible with the surrounding
area and is not consistent with the purposes of the LCP to "Protect, maintain, enhance and restore the
overall quality of the coastal zone environment and its natural and artificial resources" and " To ensure
that any development in the coastal zone preserves and enhances coastal resources; protects and
enhances coastal views and access; and ensure that growth, development, and environmental
management is conducted a manner consistent with the provisions of the Coastal Land Use Plan.” (Ord.
2016-19 § 9 (Exh. A)(part), 2016)" (LCP Section 21.10.020, (B) & (G)). Approval would not serve a
public purpose or need or the general welfare.
While the public need for housing is established by state law, the state Coastal Act requiring the City to
ensure that any development in the coastal zone preserves and enhances coastal resources; protects and
enhances coastal views and access; and ensure that growth, development, and environmental management
is conducted a manner consistent with the provisions of the Coastal Land Use Plan. The Coastal Act is
not subordinate to State housing statutes; however, the courts have encouraged harmony between the
statutes.
The Housing Accountability Act is also subordinate to the Coastal Act because the Housing
Accountability Act provides that it shall not be construed to relieve local agencies from complying with
the Coastal Act.
The Density Bonus Act is also subordinate to the Coastal Act because the Density Bonus Act provides
that it does not supersede the Coastal Act or in any way alter or lessen its effect.
______
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D. MAJOR SITE DEVELOPMENT REVIEW NO. SD2019-003
Municipal Code Section 20.66.070(F) Findings and Decision
All Facts in Section A & B in Opposition of Coastal Development Permit and Conditional Use Permit are
hereby incorporated by reference.
Finding #
2. In compliance with all of the applicable criteria identified in Subparagraph C. 2.c.
C.2.c. conditions
(1) Compliance with this Section, the General Plan, this Zoning Code, the certified Coastal Land Use
Plan, any applicable specific plan, and other applicable criteria and policies related to the use or
structure;
Inconsistent: The project planning application for the Coastal Development Permit fails to provide all
required information. Specifically, Section 21.52.015 (C) (Coastal Development Permits) of the
Municipal Code. Without this information the City does not have factual and/or legal support for the
City's decision that the project is consistent or inconsistent with the relevant provisions of the certified
Local Coastal Program.
(2) The efficient arrangement of structures on the site and the harmonious relationship of the structures
to one another and to other adjacent developments; and whether the relationship is based on standards
of good design;
Inconsistent: The proposed residential apartment building is cube shaped which is not in character with
surrounding residential uses. The roof is flat, other nearby residential structures have pitched roofs with
architectural features integrated into their exterior design.
(3) The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent
developments and public areas;
Inconsistent: The bulk of the apartment building is not compatible with the character of the surrounding
neighborhood. Rather than a cube design, the apartments should be divided into duplexes, triplexes or
fourplex units with individual architectural features that appear as individual units with sloping roofs.
This property is too small to achieve community compatibility. There is not sufficient space to allow
effective perimeter landscaping, building setbacks or other measures to effectively mitigation
environmental impacts and compatibility impacts with adjacent residential neighborhoods. The project
fails to fully mitigate impacts on surrounding land uses and is therefore, inconsistent with the LCP.
(4) The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles,
driveways, and parking and loading spaces;
Inconsistent: Pedestrian, bicycle and vehicular access from Coast Highway into and out of the project is
dangerous. Importantly, the design of the intersection of the un-named drive on the north end of the
property and Tustin Avenue, Avon Street and Ocean View Street is offset and controlled by stop signs.
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This intersection is not capable of safely carrying additional vehicle capacity, especially when considering
the width of roads, on-street parking, number of children, pedestrians, bicyclists, crosswalks and the access
stairway from John Wayne Park. The unnamed drive the project takes access from is designed to provide
access to a metered parking lot for 80± cars and provide secondary emergency access for an office and
restaurant use on West Coast Highway.
(5) The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant
and irrigation materials; and
Inconsistent: The project has no exterior landscape to block the mass of the residential structure from
public views on West Coast Highway or from public John Wayne Park and Cliff Drive park which are at
a higher elevation and will look down upon the roof of the building. A significant reduction in building
size, incorporation of pitched roofs and free-standing structures consistent with the Housing Element
residential density would offer the potential for partial mitigation through use of landscaping to buffer the
project’s significant view impacts.
(6) The protection of significant views from public right(s)-of-way and compliance with Section
20.30.080(Public View Protection).
Inconsistent: The project does not protect views from public parks or public right-of-way such as West
Coast Highway. The height of the commercial component is excessive and is being used to block the
residential building mass and its height from views along West Coast Highway inland and from John
Wayne Park and Cliff Drive Park toward the bay.
Note: Section 20.66.070(F) C.2.c referenced above 20.30.100 (Public View Protection)
20.30.100 Public View Protection.
A. This section provides regulations to preserve significant visual resources (public views) from
public view points and corridors. It is not the intent of this Zoning Code to protect views from
private property, to deny property owners a substantial property right or to deny the right to
develop property in accordance with the other provisions of this Zoning Code.
Inconsistent: The project does not to preserve significant visual resources (public views) from public view
points and corridors (public parks or public right-of-way such as West Coast Highway). This is not a
subjective Policy. Whomever, wrote the following language in the Staff report needs to be assigned to a
different department! This reflects the continued pro-development bias of the planning department.
“Applicable public view protection policies are subjective, and they do not provide any objective standard
as to when development may be contrary to the policy. The question rests in the degree to which the view
is altered or blocked.”
The height of the commercial component serves to block views from West Coast Highway inland and
from John Wayne Park toward the bay.
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B. Applicability. The provisions of this section shall apply only to discretionary applications
where a project has the potential to obstruct public views from public view points and corridors,
as identified on General Plan Figure NR 3 (Coastal Views), to the Pacific Ocean, Newport Bay
and Harbor, offshore islands, the Old Channel of the Santa Ana River (the Oxbow Loop), Newport
Pier, Balboa Pier, designated landmark and historic structures, parks, coastal and inland bluffs,
canyons, mountains, wetlands, and permanent passive open space.
Inconsistent: This policy is not subjective. The project has the potential to obstruct public views from
public view points and corridors, as identified on General Plan. The height of the commercial and
residential component partially blocks views from West Coast Highway inland and from John Wayne
Park toward the bay.
C. Initial Evaluation. Discretionary applications involving a project site adjacent to an identified
public view point or corridor shall be reviewed to evaluate the development’s potential to impact
public views.
Inconsistent: This policy is not subjective. Whoever made the initial evaluation need to see an eye doctor!
Whomever, wrote the following language in the Staff report needs to be transferred to a different
department
“Applicable public view protection policies are subjective, and they do not provide any objective standard
as to when development may be contrary to the policy. The question rests in the degree to which the view
is altered or blocked.”
D. Visual Impact Analysis. Where a proposed development has the potential to obstruct a public
view(s) from an identified public view point or corridor, as identified on General Plan Figure NR
3 (Coastal Views), a view impact analysis may be required by the Department. The view impact
analysis shall be prepared at the project proponent’s expense. The analysis shall include
recommendations to minimize impacts to public views from the identified public view points and
corridors while allowing the project to proceed while maintaining development rights.
Inconsistent: The view analysis was inadequate and did not consider impacts from Newport Bay inland
and West Coast Highway inland. The limited view analysis, construction plans and rendering clearly
showed the potential for significant view impact to public view points, sensitive coastal resources and
public corridors (West Coast Highway). Refer to Figures 1-8.
Finding #3
3. Not detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or
otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of
persons residing or working in the neighborhood of the proposed development.
Inconsistent:
Off-Street Parking Reduction
The commercial use may be a socially important use of the property, but that possibility does not mean
the off-street parking standard should change. The question is whether the Planning Commission
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
David J. Tanner Page 34 of 37 February 16, 2021
223 62nd Street, Newport Beach 92663
judgment to grant the of-street parking reduction on the property for the range of commercial uses
permitted on the property is correct. An auto sales/office use is only one possible use that would be
available if the Planning Commission reduced the off-street parking standard and approved the Major
Site Development Review.
The approval of reduction in off-street parking represents a wealth transfer that unfairly benefits the
applicant at the expense of the community who will be faced with a future empty space or the city
placed in a position to allow a variance/parking exception to a future tenant to avoid a vacant space.
It is arbitrary to allow one landowner to benefit from a decision that, while it benefits society, does
not confer similar gains on other landowners. Such approval would be precedent setting. The
precedential value of the local government’s decision for future interpretations of its LCP will be
extremely high. The City will be leery of unequal treatment of landowners. Other landowners will
request similar off-street parking reduction to accommodate mixed use projects. There is a shortage
of parking along the Mariners’ Mile. This will change the character of the Mariners’ Mile, impact the
adjacent residential neighborhoods and reduce public parking/coastal access. In this case, the LCP
requires the City to apply the higher standard of strict scrutiny, the preservation, protection and
restoration of coastal resources and coastal views. Because the project does not meet the strict standard
of the LCP, the reduction in parking should be denied.
Off-Street Parking Reduction and Height Waiver
When the City increased the value of the property by changing the land use and zoning to allow mixed-
uses, the City did not anticipate having to further increase the value to allow reduction in parking
spaces, increases in maximum building height, reduction in public views or impacts to sensitive coastal
resources. In so doing, the City anticipated development would occur consistent with the General
Plan, Municipal Code and LCP. The City did not intend to have to “singling out” a property for
different treatment from surrounding properties. When the City applied to the Coastal Commission
for certification of its LCP, the City did not alert the Coastal Commission to expect increases in
maximum building height, reduction in public views or impacts to sensitive coastal resources when
implementing the LCP. Compliance with the General Plan, Municipal Code and LCP is intended to
allow decisions that are not arbitrary or fundamentally unfair. Residents rely on existing California
Coastal Act protections and the right to protection from the adverse effects of a legally deficient
development standard. The City should weigh the benefit to the owner against the detriment to
neighbors, the community and to the State’s coastal resources to ensure their decisions are not arbitrary
or fundamentally unfair.
______
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
David J. Tanner Page 35 of 37 February 16, 2021
223 62nd Street, Newport Beach 92663
E. CONDITIONAL USE PERMIT NO. UP2019-054
(Section 20.66.090)
All Facts in Section A & B in Opposition of Major Site Development Review and Site Development
Permit are hereby incorporated by reference.
Finding #
1. The use is consistent with the General Plan, any applicable specific plan, and the certified Coastal
Land Use Plan for sites located within the City's Coastal Zone;
Inconsistent: The project planning application for the Coastal Development Permit fails to provide all
required information. Specifically, Section 21.52.015 (C) (Coastal Development Permits) of the
Municipal Code. Without this information the City does not have factual and/or legal support for the
City's decision that the project is consistent or inconsistent with the relevant provisions of the certified
Local Coastal Program.
The General Plan Housing Element discusses Infill/Reuse Opportunity Areas including the Mariners’ Mile
and states:40 “Coast Highway frontages shall be developed for marine-related and highway-oriented
general commercial uses, and properties located on interior streets maybe developed for free-standing
neighborhood-serving retail, multi-family residential units, or mixed-use buildings that integrate
residential with retail uses on the ground floor.”
The project proposes commercial and residential use fronting on Coast Highway. Specifically, an auto
sales dealership with a residential rooftop deck. The General Plan does not say that Coast Highway can
be developed for marine-related, highway-oriented general commercial uses and mixed-use commercial
and residential uses. Therefore, the project is inconsistent with the General Plan Housing Element. This
is not subjective standard.
The provision of housing and particular affordably priced housing is an important element in considering
a project’s impact on the general welfare of the community and sensitive coastal resources of statewide
concern. It is argued the State Housing Accountability Act prevails over the general welfare of the
community. Sociological factors, protection of property values, traffic and safety considerations,
preservation of health, employment and the city’s economy, the provision of adequate public services,
light impacts, air quality and odors, etc. all enter into the question of general welfare. A project’s impact
on the general welfare must be considered not only at the neighborhood level but also at the city-wide and
state level. In this case, the City is charged with implementing the LCP and must balance the impact of
housing laws with their impact on general welfare, not only at the community level by also at the State
level.
2. The use is allowed within the applicable zoning district and complies with all other applicable
provisions of this Zoning Code and the Municipal Code.
Inconsistent: See prior comments.
40 General Plan Housing Element Mariners Mile, page 5‐59
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
David J. Tanner Page 36 of 37 February 16, 2021
223 62nd Street, Newport Beach 92663
3. The design, location, size, and operating characteristics of the use are compatible with the allowed
uses in the vicinity.
Inconsistent: The design does not meet the requirements for design compatibility. The project proposes
a cube shaped residential building with a flat roof. No cube shaped residential buildings with flat roofs
exist in the immediate project vicinity. The operating characteristics represent a significant unavoidable
safety hazard to residents and the general public by taking access to West Coast Highway and to the off-
site intersection of Tustin Avenue, Ocean View Street, Avon Street and the un-named drive at the rear of
the subject property.
The project proposes residential and commercial use adjacent to and fronting WCH. If approved the
project will set a precedent for other developments along the Mariners’ Mile.
The use proposes a single mixed-use structure rather than freestanding commercial and residential
structures. Single residential/commercial use structures do not exist on the inland side of West Coast
Highway in the vicinity of the project. If approved, the project will set a precedent for other developments
along the Mariners’ Mile.
The inclusion of an affordable housing component into this mixed-use structure allows the applicant to
request a waiver to increase the maximum permitted heigh of the entire structure. There are no other
single residential/commercial use structures which exceed the maximum height limit on the inland side of
West Coast Highway in the vicinity of the project. If approved, the project will set a precedent for other
developments along the Mariners’ Mile.
4. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and
the provision of public and emergency vehicle (e.g., fire and medical) access and public services and
utilities; and
Inconsistent: See response to #3 above.
5. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly
growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public
convenience, health, interest, safety, or general welfare of persons residing or working in the
neighborhood of the proposed use.
Inconsistent: This project will be precedent setting for the reasons stated throughout these comments.
The Project is not consistent with the Housing Element conclusion that “average density yield of recently
constructed or approved mixed-use developments in the City, 16 du/acre was utilized as the realistic
development capacity”. The project’s proposed 26 units is well beyond the Housing Element realistic
development capacity of 15 units calculated in the Housing Element for the property.
On-going General Plan Amendment: The approval of the CUP and Major Site Development Review is
arbitrary and will impact the future development of the Mariners’ Mile. Project approval is premature
given the on-going General Plan Housing Element and Circulation Element update process. An action at
this time will have an erosive effect, a failure to see that the change would be inimical to the over-all
community and character of the Mariners’ Mile. Compliance with LCP polices and development
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
David J. Tanner Page 37 of 37 February 16, 2021
223 62nd Street, Newport Beach 92663
standards is the standard for review of Coastal Development Permits and should be the standards relied
upon when updating the General Plan.
Need for Specific Plan: Comprehensive plan policies can support more intensive uses that create wealth
transfer. It is justified, however, because it occurs by applying policies that benefit the entire community,
not just a single landowner. Staff’s analysis and recommendations are arbitrary. For example: there is no
effort to protect marine businesses.
______
F. RECOMMENDATIONS
1. Deem the planning application incomplete.
2. Should the Commission choose to proceed, I recommend the Commission take public testimony
and schedule a public workshop at a future date.
3. Should the Commission choose to take action, the Commission determine 1) the project does not
qualify for a CEQA Class 32 exemption and instruct staff to prepare an Initial Study and initiate
preparation of the appropriate CEQA/LCP required environmental analysis and 2) determine the
project is subject to the Traffic Phasing Ordinance. Upon completion of this analysis return the
project to the Commission for deliberation.
4. Based on inconsistencies with the General Plan, Municipal Code, and Local Coastal Development
Program, the project Conditional Use Permit, Major Site Development Review and Coastal
Development Permit application be denied on its face. There is no need to comply with CEQA.
Thank you for this opportunity to comment.
Sincerely,
David J. Tanner
- END -
Planning Commission - February 18, 2021 Item No. 3b Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
Community Development Department
CITY OF NEWPORT BEACH
COMMUNITY DEVELOPMENT DEPARTMENT
100 Civic Center Drive
Newport Beach, California 92660
949 644-3200
newportbeachca.gov/communitydevelopment
Memorandum
To: Planning Commission
From: Matt Schneider, Principal Planner
Date: February 17, 2021
Re: 2510 West Coast Highway Mixed Use Project (PA2019-249)
Attached please find an updated page of the draft resolution for 2510 West Coast Highway Mixed Use Project (PA2019-249). The average daily trips referenced in the CEQA Section on handwritten page 19 has been revised to 295 daily trips versus the 294 trips that was cited in the previous draft resolution. The draft
resolution page is in redline format to highlight the change.
In response to a comment received, staff wishes to clarify that while the project is located in the Coastal Zone, final action on the Coastal Development Permit is not subject to appeal to the California Coastal Commission due to the site location.
Action taken by the Planning Commission will become final and effective fourteen
(14)days following a final action on the application unless within such time anappeal or call for review is filed with the City Clerk in accordance with the provisionsof Title 20 (Planning and Zoning) and Title 21 (Local Coastal ProgramImplementation Plan) of the Newport Beach Municipal Code. A fee is required to
appeal any final action on a Coastal Development Permit to the City Council.
Finally, please find attached updated landscape plans that have been provided by the applicant to reflect additional landscape improvements (grass and paver style
driveway, green wall, etc.) that have been incorporated into the project since the
prior January 21, 2021, hearing.
Planning Commission - February 18, 2021 Item No. 3c Additional Materials Received - STAFF
2510 West Coast Highway Mixed Use Project (PA2019-249)
INTENTIONALLY BLANK PAGEPlanning Commission - February 18, 2021 Item No. 3c Additional Materials Received - STAFF
2510 West Coast Highway Mixed Use Project (PA2019-249)
Planning Commission Resolution No. PC2021-001
Page 11 of 42
spaces. However, the City’s vehicle sales parking rate does not accurately reflect
the high-end boutique showroom use planned for the site and overstates the actual
parking demand. The high-end boutique showroom will operate by appointment only
during typical business hours. No mechanical services will be provided on-site.
Counts observed at similar high-end boutique showrooms indicate the City’s vehicle
sales overstate the actual parking demands. Similarly, the City’s Retail Sales
parking rate does not adequately describe the parking demand for the proposed use.
Therefore, Urban Crossroads collected reference parking demand counts at three
similar locations to obtain an accurate reference parking demand rate.
A comparison of the three reference parking demand rates suggests an average
parking rate of one (1) space per every 1,656 square feet, with a peak parking rate
of one (1) space for every 876 square feet. With 11,266 square feet of high-end
boutique showroom auto sales use, there would be a peak parking demand of
thirteen (13) spaces at the 2510 West Coast Highway showroom. As such, the
Applicant is seeking a 30-space reduction in required parking.
The onsite parking would be sufficient to accommodate projected demand and with
approval of the parking reduction, and comply with City requirements. The Project
will provide adequate, convenient parking for residents, customers, and employees.
Chapter 15.40 (Traffic Phasing Ordinance) of the Municipal Code requires a traffic
study to be prepared and findings be made prior to issuance of building permits if a
proposed project will generate in excess of 300 average daily trips (ADT). Per Traffic
Phasing Ordinance (TPO) trip generation procedures, the project will generate 295
daily trips. Since the project would generate less than 300 average daily trips, a TPO
traffic impact analysis is not required for the project.
A Noise Impact Analysis 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
Deleted: 294
Planning Commission - February 18, 2021 Item No. 3c Additional Materials Received - STAFF
2510 West Coast Highway Mixed Use Project (PA2019-249)
INTENTIONALLY BLANK PAGEPlanning Commission - February 18, 2021 Item No. 3c Additional Materials Received - STAFF
2510 West Coast Highway Mixed Use Project (PA2019-249)
L-1 02.08.21LANDSCAPE IMAGERY
Planning Commission - February 18, 2021 Item No. 3c Additional Materials Received - STAFF
2510 West Coast Highway Mixed Use Project (PA2019-249)
AVON STREETBOUTIQUE AUTO
SHOWROOM BELOW
EXISTING AUTO
SHOWROOM
EXISTING
COMMERCIAL
PRESCHOOL
RES. LOBBYWEST COAST HIGHWAYL-2 02.08.210’LANDSCAPE SCHEMATIC PLAN 64’32’16’WWWWWLEVEL 3 ROOFTOP
• see sheet L-4
GROUND LEVEL
• see sheet L-3
EXISSTTING AUTO
SSSSHOOWROOM
LEVEL3ROOFTOP
LEVEL 2 COURTYARD
• see sheet L-4
Planning Commission - February 18, 2021 Item No. 3c Additional Materials Received - STAFF
2510 West Coast Highway Mixed Use Project (PA2019-249)
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 02.08.210’GROUND LEVEL
LANDSCAPE PLAN
64’32’16’
COAST HIGHWAY STREETSCAPE
• per mariners’ mile revitalization
master plan
• (3) proposed washingtonia
äOLEXVWDSDOPV IW%7+ LQ
tree grate
• EDFNJURXQGKHGJH
•
ENTRY DRIVE
• OLQHDUFRQFUHWHSDYHUV
• HQKDQFHODQGVFDSLQJD3/
• PDWFKLQJKHLJKWSDOPV
ENTRY DRIVE
• SHUPHDEOHSDYHUV
• green wall
• loading areas
WEST EDGE
• JUHHQVFUHHQZLWK
evergreen vine
EAST EDGE
• JUHHQVFUHHQZLWK
evergreen vine
Planning Commission - February 18, 2021 Item No. 3c Additional Materials Received - STAFF
2510 West Coast Highway Mixed Use Project (PA2019-249)
LEVEL 2 COURTYARD
BOUTIQUE AUTO
SHOWROOM BELOW
L-4 02.08.210’LEVEL 2 AND 3
LANDSCAPE PLAN
32’16’8’
SEE ENLARGEMENT L-5 COURTYARD
• enlarged private patios
• ZRRGVFUHHQVDQGJDWHV
• OXVKODQGVFDSLQJ
LEVEL 3 LEVEL 2
Planning Commission - February 18, 2021 Item No. 3c Additional Materials Received - STAFF
2510 West Coast Highway Mixed Use Project (PA2019-249)
L-5 02.08.210’LEVEL 3
ENLARGEMENT
16’8’4’
FIRESIDE LOUNGE
• äUHSLW
• ORXQJHIXUQLWXUH
• pottery
DINNER PARTY
• EETFRXQWHU
• FRPPXQDOGLQLQJWDEOH
• pottery
LOUNGE LAWN
• V\QWKHWLFWXUIODZQ
• GD\EHGV
• ping pong
• ORXQJHVHDWLQJZLWK
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ENTRY
• SHGHVWDOSDYHUZDON
• JUHHQURRIäHOG
• KHGJHVFUHHQLQJIRUURRIPRXQWHG
HTXLSPHQWDQGDGMDFHQWURRIV
• ORXQJHIXUQLWXUH
Planning Commission - February 18, 2021 Item No. 3c Additional Materials Received - STAFF
2510 West Coast Highway Mixed Use Project (PA2019-249)
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
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 WASHINGTONIAHYBRID
OLEA 'SWAN HILL'FRUITLESS OLIVEMulti-Trunk MEDIUM36" BOX
ARCHONTOPHOENIX CUNNINGHAMIANA MEDIUMKING PALMMulti-Trunk 24" BOX
LOW12' BTH
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.THEESTIMATEDAPPLIED WATERUSEALLOWEDFORTHELANDSCAPE 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 BESUBMITTED TO THE CITY OF NEWPORT BEACH PURSUANT TO SECTION 2.1 OF THE WATEREFFICIENCY ORDINANCE STANDARDS.x LANDSCAPE AREA EXCEEDS 2,500 SF AND IS 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 02.08.21LANDSCAPE NOTES AND PLANT
PALETTE
Planning Commission - February 18, 2021 Item No. 3c Additional Materials Received - STAFF
2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Tracy Rath
To:Planning Commissioners
Subject:2510 PCH Apartment Project 2/18/21 Meeting
Date:Tuesday, February 16, 2021 4:07:22 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
To Whom It May Concern;
Stop selling out for your very own personal self interest.
Have the courage to represent the taxpayers that have afforded you the salary, pension, and
lobbyist windfall you have the luxury to take advantage of in an ethical manner.
Provide for the people of our community that allows their children a sense of safety, theelderly a sense of peace for the immeasurable amount of taxes they have paid over their
lifetime to create a beautiful neighborhood, and afford every other citizen in betweenharmony.
Have the honor to take less financially for yourself while knowing that you replaced it with a
value that touches every citizens heart for generations.
Be a leader in defying corruption not a leech and a follower in sucking the life out ofAmericans.
Where is your conscience? No individual is able to shed their very own stained skin that
slowly erodes the core fabric of their soul.
Do what is righteous and PROTECT MARINER’S MILE from the depraved dark hearts thatcare not as they scourge the earth.
Challenging your morality,
Tracy Rath441 Redlands Ave.
Newport Beach, 92663
Sent from my iPhone
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Jeff Frum
To:Planning Commissioners
Subject:2510 Pacific Coast Highway
Date:Tuesday, February 16, 2021 4:37:32 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Dear Commissioners:
We are concerned that residents have not had adequate opportunity to review the impact to our
community, especially view degradation and traffic congestion.
Please consider giving your constituents ample time and data to fairly evaluate this project.
Respectfully,
Jeff & Mardi Frum1400 Kings Rd, Newport Beach, CA 92663
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
Trinh Luu and Tan Nguyen
2420 Cliff Drive
Newport Beach, CA 92663
February 16, 2021
Planning Commissioners of Newport Beach and the City Council of Newport Beach
100 Civic Center Drive
Newport Beach, CA 92660
To Whom It May Concern,
We are writing to the Planning Commissioners and City Council of Newport Beach as concerned citizens seeking to protect Mariner’s Mile. It has come to our attention that the City is supporting the development of a high density residential apartment complex on Pacific Coast Highway without soliciting input from the very public that this project will directly impact. As residents of Newport Heights for the last eighteen years, the recent news of this project brings to mind a myriad of issues, especially with regard to available parking, traffic congestion, and the unavoidable obstruction of the scenic views afforded to John Wayne Park. We urge the City to allow for adequate time and consideration of its residents’ concerns surrounding Mariner’s Mile’s proposed projects, specifically as to 2510 and 2530 West Coast Highway, as well as an opportunity for open dialogue between the City and its citizens before this development is hastily approved.
First, it is unclear how this project will manage available parking without having an adverse impact on Newport Heights. The mixed-use plan, with residential apartments above retail space, leaves no room for parking of visitors of the units, delivery trucks, or employees and customers of those retail stores. Having lived across from John Wayne Park for almost two decades, we have frequently faced problems where we do not have room to park in front of our own home because people park their cars in our neighborhood to walk down to PCH. Between the shows at the Newport Theater Arts Center and people using the parking lot at John Wayne Park to leave their cars before walking or biking down to the beach, the area around Cliff Drive immediately above the proposed building cannot accommodate an increase in vehicles to the area. Moreover, with the Covid shutdowns, many are now flocking to John Wayne Park to take in the views and safely enjoy each other’s company outdoors, taking up available parking in the lot and forcing more to park on the street to begin with. The plan’s lack of proposed parking spaces for these foreseeable needs will only exacerbate this problem and needs to be addressed by the City.
Second, the plan does not convey how it will ease the already congested traffic on Pacific Coast Highway. Since we have moved here, Cliff Drive has transformed from a residential street into a busy street used by many to bypass the traffic on PCH. As things currently stand, drivers zoom past every day, ostensibly ignoring the fact they are using a residential road. Our street has also somehow become the starting point for drivers to demonstrate the power of their souped up engines and brand new mufflers as they rev up and down Cliff Drive. Frankly, Cliff Drive has become unsafe, and the City’s refusal to take comments from the public up to this point exhibits a willful ignorance to take into consideration the reality of these issues and the concerns of those whom this project will most detrimentally affect.
Lastly, the City has not addressed the impact of the development on the scenic views from Newport Heights and John Wayne Park. It is difficult to imagine how the proposed plan will not take away from the current views of Newport Harbor that have always been enjoyed by the public. Apart from the bright pink and blue paint choices that are already plaguing Mariner’s Mile, the added aesthetic value of a mixed use building is minimal at best. The development of
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
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Mariner’s Mile with an unnecessary commercial site will only serve to detract from the natural beauty of our city, posing as a visual nuisance and eyesore to those trying to take in a sunset over the water.
We ask that the City merely give its citizens the opportunity to voice their concerns before rushing to approve this project without adequate notice to its residents. Those who live here are the most intimately familiar with potential issues and must be given the City’s time and attention before being forced to grapple with the ramifications of a development that has not been thoroughly debated.
Sincerely,
Trinh Luu and Tan Nguyen
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Carolyn Brubaker
To:Planning Commissioners
Subject:Mariner"s Mile develoment
Date:Tuesday, February 16, 2021 5:03:34 PM
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We are writing with the hope that you will slow down this development project so that more
community input can be expressed and heard.We live in a beautiful beach city and hope to contain further high density development.
Thank you for your consideration,
Gary and Carolyn Brubaker
1710 Kings Rd, Newport Beach, CA 92663
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Joyce Kelner
To:Planning Commissioners
Subject:Mariners Mile
Date:Tuesday, February 16, 2021 6:08:28 PM
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As a resident of Newport Beach, I highly urge you to authorize an overall plan study for Mariners Mile
development.
Joyce Kelner
Sent from my iPhone
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I would like to take all of you on a tour of the area so you can really get to
know what our neighborhood is all about.
Tell me how you think the traffic is going to flow and not inundate our
neighborhood?
Tell me how is it that the Coastal Commission doesn't allow there areas to be
blocked from views? Yes, you are in a Coastal Corridor for the PUBLIC not
for cramming 100 lbs of development into 5 lbs of space.
How do you alleviate methane gas and sewer gas from not wafting into our
area nor putting up pipes above the roofs that look ridiculous.
Where do the VISITORS park their cars when they are visiting the
apartments, on Tustin, Ocean View, Avon, PCH????
Where does the trash trucks and delivery trucks park without blocking Tustin
or Avon?
How is the outdoor bar be que area not going to cause smoke and smells
going up the side of the hill to the homeowners on Park Ave, Cliff Dr and
Tustin Ave.
Do you know if the three developments get approved there will be 304 more
cars in the area? Where are they all going to go? Which shopping centers are
they going to, pretty much all on 17th Street for groceries, pharmacies,
restaurants that are affordable, cleaners, staples, surf shops, schools, etc..
What route are they going to take? Tustin to Cliff Dr to Irvine Ave to 17th or
Tustin all the way up to 17th. We have moms and dads driving students to
school, sports and practice from the peninsula and Lido area and guess what
route they take? Straight up Riverside to Cliff Dr to either Irvine Ave. or
Dover Dr.. Guess what happens when PCH is backed up at Riverside or
Dover, the cars turn up to Cliff Dr and then, Voila, busy area in a middle of a
neighborhood. I would like to sit down with you and have a conversation
about this project and the ones projected for the future.
Nancy Barfield
Please be cognizant of the integrity of our neighborhood.
From:Nancy Barfield
To:Planning Commissioners
Subject:FW: Mariners Mile
Date:Tuesday, February 16, 2021 8:14:55 PM
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Too All,
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
From:TOMLU BAKER
To:Dept - City Council; Planning Commissioners
Cc:TOMLU BAKER
Subject:2510 PCH Apartment Project
Date:Wednesday, February 17, 2021 1:10:55 AM
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Planning Commission and City Council,
The City is hastily pursuing the 2510 PCH Apartment Project while denying the residents the opportunity of OpenCommunity Meetings to more completely understand the Project multiple impacts. Without these Meetings, theResidents { without full understanding of the Project details} will not have the opportunities to offer acceptable refinements.
Concerns include but are not limited to : -Increase traffic on PCH and the surrounding Communities. -Reduction in traffic safety associated with PCH ingress and egress from the Project, Tustin Ave and RiversideAve. -Sufficient infrastructure to accommodate Emergency Vehicles, Service Vehicles and Delivery Vehicles. -Elimination of views from public parks, the harbor and along PCH. -Decrease in Neighborhood Parking. -Increased Noise to the surrounding areas. -Increased Pollution to the surrounding areas. -Increased Apartment Sewage Odor to the surrounding Communities.
This Project should be delayed until the City holds Public Outreach Workshops to address the Project and theimpacts to the surrounding Communities.
Sincerely,Tom BakerNewport Beach
Sent from my iPad
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Cindy Helfrich
To:Planning Commissioners
Subject:Mariners mile development
Date:Wednesday, February 17, 2021 6:40:04 AM
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I am writing as a Newport Beach resident that is perplexed at the lack of aesthetic planning of projects on Miracle
Mile. Here is your chance to create a beautiful and functional corridor. What is even more important is the impact on
the traffic and safety of this project. Why has there not been an environmental or traffic study on the impact?
Take your lead from the rejuvenation of Lido Village that is beautiful and functional.
Thank you
Cindy Helfrich
Sent from my iPhone
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
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From:Birute Ranes
To:Planning Commissioners
Cc:Dept - City Council
Subject:Protect Mariner"s Mile
Date:Wednesday, February 17, 2021 7:38:23 AM
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Hello,Please slow down the process of making Mariners Mile high density. Give the community an opportunity torespond to proposed projects. The high density will damage park views, increase traffic, decrease parking andoverall have a negative effect on the quality of life in Newport. Please hold open community meetings to answerquestions. It is our neighborhood, it is our home and we want to have a say. Thank you.
Newport Beach Resident,Birute Ranes
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
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From:Michael Helfrich
To:Planning Commissioners; Dept - City Council
Subject:2510 PCH Project
Date:Wednesday, February 17, 2021 8:35:15 AM
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Dear Planning Commission,
I am writing to express very serious concerns regarding the 2510 W. PCH whichis currently up for approval and the future of Mariners Mile development. Thisproject has numerous important issues such as the great increase intraffic/congestion on main streets such as Avon, Tustin, Riverside, PCH, andCliff. Currently Tustin is a two way street and with cards parked there is no waytwo cars can go by. Cars will have to either back up or pull over intohomeowners driveways. This street, along with the others, is also a major sourcefor citizens to walk and ride bikes etc. The health and safety of the residents ofNewport will be greatly negatively impacted. This is a monumental trafficconcern and must be addressed before the project is allowed to move forward. The developer has no intention of researching these safety concerns and dismissesthe impact on the neighborhood. In addition, many residents have been enjoyingthe beautiful views from our city parks. The project will impact views from WestCoast Highway, John Wayne Park, Cliff Drive Park and Newport Bay. Theseparks are a source of enjoyment for all citizens of Newport and a project shouldnot be allowed to impact parks which have been here for such a long time. Next,the public is still not sure what the overall effects of all the planned projects nowand in the future for Mariners Mile. We need time to understand all the projectsand the vision of Mariners Mile. Is it to be a long line of car dealerships andbright blue buildings?
Thanks,Michael Helfrich
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
From:john tuttle
To:Planning Commissioners
Cc:Norm Beres
Subject:2510 Project
Date:Wednesday, February 17, 2021 9:41:37 AM
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Newport Beach Planning Commission
I am property owner very close to this project and the developer of lots next to the adjacent John Wayne Park.When our project was approved we took measures to enhance the views from the park and limit fence and buildingheights that would impact or limit public views. How are those concerns being applied when the height limit isbeing allowed to go to 35 feet? Have people really had the opportunity to see how high these building are going tobe and how they will effect the views. I don’t believe so. Traffic on Tustin Ave. will be impacted and this is not an easy street to navigate now. The street is too narrow fortwo cars to pass easily or safely. You constantly have to pull aside to let other drivers pass. How many know whohas the right away going up and down that Tustin hill? Not many with hill experience in Newport Beach. Somethingmore has to address the traffic flow and added vehicles for this project to made sure it has been mitigated properly. I would urge this not to be approved at this time to allow the developer more time to work with the communityand explain the beneficial aspects of the project to see if there can be more public support for it.
Thank you,
Howard Tuttle4 Park PlaceNewport Beach
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
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From:shelia kuhn
To:Planning Commissioners
Subject:Mariner"s Mile
Date:Wednesday, February 17, 2021 10:25:42 AM
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To whom it may concern,
As a taxpayer in Newport Beach California, I am highly concerned with the
recent communication that the city planning team is denying the residentsrequest to hold open communication meetings to answer our questions.
My property on Kings Road has been a significant investment. When we
purchased the property 15 years ago there was a commitment that propertieswould not be built up to block views, including the renovation of the BalboaBay Club.
Being transparent and clear as possible with the taxpayers is the only fair wayto handle something that could significantly change the views, propertyvalues, traffic patterns and many other things in the Newport Beach
community.
Dave & Shelia Kuhn949-400-5951
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
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From:NewportHeightsCliffhaven
To:Planning Commissioners; Dept - City Council
Subject:2510 PCH Project
Date:Wednesday, February 17, 2021 10:43:16 AM
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Chair Weigand and Planning Commissioners of Newport Beach,
It is unfathomable and irresponsible that the applicant for the 2510 PCH project is not beingrequired to conduct a traffic study along Mariner's Mile and disseminating the information to
the surrounding communities of Newport Heights, Cliff Haven, Bayshores and Lido Isle.
It appears that applicant is displaying reckless disregard to the abutting communities, as wellas, in this PCH 1.3 mile corridor.
The current speed on PCH is 45 mph going south and 40 mph going north. The speeds have
not been discussed with regard to this project and it is absurd to think that no one hasaddressed the ingress and egress of vehicles entering this project at 40-45 mph. The average
speed to make a turn at the proposed 2510 project site is approximately five mph.
At this time, our community is asking for a traffic study to review the impacts of this project. Please for the safety and well being of our 4,300 students in the Heights and to protect the
Junior LifeGuards crossing PCH everyday in the summer and for those young childrenattending the sailing schools along Mariner's Mile, not to mention the day care school Bright
Horizons located right next-door at 2500 PCH.
Perhaps, as these photos will capture the indispensable need for a traffic study. Its is critical.
Thank you,Newport Heights / Cliff Haven
Junior Guards Crossing PCH and Riverside
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PCH & Riverside One Block from the 2510 Site Plan
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Summer Camp at the Sea Scout School
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
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Five year olds at the Sea Base
Hundreds of children attending camp annually
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
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Bright Horizons Day Care at 2500 PCH - Right Next Door
2510 entrance and exit - blind spot next to daycare center
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
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Tragic accident in Cliff Haven
Tragic Accident on PCH 1400 PCH
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
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PCH and Riverside - Dead
PCH Riverside - three dead
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
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1900 PCH maimed
Sailing schools along 1800 PCH - Dead
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
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Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
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2510 WEST COAST HIGHWAY MIXED USE (PA2019-249) Site Location: 2510 And 2530 West Coast
Highway
Dear Chair Weigand and Commissioners,
Please slow this project down to allow for the development of a Mariner’s Mile Corridor Specific Area
Analysis. This is something that has been promised to the public as far back as Measure Y (and perhaps
before that) which occurred when the city created a committee to amend the General Plan with a focus
on policy and land use changes. During the analysis stage of this process, the Mariner’s Mile Corridor
was considered as appropriate to be “in scope” of the analysis. However, the Committee decided to
exclude it from this amendment due to its complex nature, resources, and time it would take to
complete, putting the ballot measure deadline at risk. Then came the Mariner’s Mile Charettes going on
in early 2015, which were halted for some reason that I’ve forgotten. I recall former Councilmember
Tony Petros spearheaded this project, then it was shelved when he withdrew his candidacy for re-
election.
It’s time to complete the process and come up with the Specific Plan. The public is infuriated by the
what is perceived as an ambush with the 2510 W PCH project, on top of the Newport Village project
coming soon after. We are not of the NO PROJECT mindset but are a group of concerned residents that
believe a Specific Plan is way overdue and necessary.
****
The Applicant conducted a ZOOM community meeting on February 2 which resulted in lots of questions
with many needing answers from staff. I sent my questions to the Planner after the ZOOM which are
outlined below.
In the way of background, my questions were triggered by the RESOLUTION NO. PC2021-001, where
General Plan Land Use and other GP Policies are provided then followed by statements how the
proposed project is consistent with all the policies listed. There are also pages representing “Facts in
Support of Findings”. RESOLUTION NO. PC2021-001 starts on page 9 of the 622-page staff report, and
ends on page 40 where Commissioner votes are documented with the Chair’s signature is made. I urge
you to read through the Policies and staff’s “consistency statements” in the Resolution and draw your
own conclusions.
Here are the questions I submitted to the planner after the ZOOM and the answers in response from the
planner. My questions are in blue and staff’s responses in red.
The basis of my questions was compatibility of a 11,000+ sq foot luxury car showroom as compared with
other public, visitor, and residents uses for this space.
DKraus- Policy LU 6.19.4 in the staff report states that the priority for inland parcels of Coast Highway
frontage, generally between Riverside Avenue and Tustin Avenue, should be uses that serve upland
residential neighborhoods such as grocery stores, and specialty retail. This is part of the Resolution in
the Staff report. Please describe how the project meets this policy when a 11,000 sq ft car showroom is
proposed?
Staff: Policy LU 6.19.4 is intended to prioritize uses between Riverside and Tustin Avenue which is
(north)east of the project site. The existing uses along this frontage area include a bank, Starbucks, yoga
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
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2
studio, and salon which is consistent with the uses that are encouraged to be prioritized under this
policy. The proposed project which lies outside the Riverside and Tustin Avenue frontage area will not
impact or prevent the existing uses or future (prioritized) uses such as a grocery store or specialty retail
from operating along the Riverside and Tustin Avenue frontage area.
Commissioners, If LU 6.19.4 is talking about outside of Riverside and Tustin, and doesn’t pertain to the
proposed project, then why is LU 6.19.4 even included as a GP Policy in the Resolution? Furthermore,
the word “generally” is the operative word here. The project is a 3-minute walk from Wells Fargo so this
policy should “generally” apply. Thank you, Dorothy Kraus.
DK Policy LU2.2, Complete Communities, is referenced in the staff report, Resolution, page 21. How is
this project enabling Newport Beach to continue as a self-sustaining community and minimize the need
for the residents of this project to travel outside of the community for retail, goods and services? How
does a 11,000 sq foot car showroom support this policy?
Staff: The proposed project’s mixed-use design provides both commercial and residential opportunities
within the confines of the City as well as the project site itself (potential for a live/work opportunity) and
inherently minimizes the need for residents to travel outside the city to access both a retail use and
source of employment (the boutique auto showroom).
As a reference, Policy LU 2.2 is cited in full below: LU 2.2 Sustainable and Complete Community
Emphasize the development of uses that enable Newport Beach to continue as a self-sustaining
community and minimize the need for residents to travel outside of the community for retail, goods and
services, and employment.
Commissioners: Some sort of a sundries store and/or coffee shop, locally owned gift shop, and/or
boutique salon services seem like a better choice in terms of “sustainable and complete” community
over a luxury car showroom, not to mention compatibility with nearby uses. Thank you. Dorothy Kraus.
****
In Exhibit A “Conditions of Approval”, # 19 states: “The test driving of vehicles from the auto showroom
shall be prohibited on residential streets within the City of Newport Beach.” Why is test driving
prohibited on residential streets only? What about prohibiting test driving on PCH within the city’s
limits, where we already know that noise disturbances from vehicles traveling at high speeds with
engines open full throttle, is an ongoing occurrence?
What about the auto car delivery trucks? These trucks are large, noisy and when left idling discharge
diesel fumes. This auto delivery truck was spotted trying to turn off Riverside Drive onto Avon to enter
into the back of the BMW dealership on Monday. Are residents expected endure the impacts of these
trucks traveling in/out on Avon beneath their homes to pickup/drop off luxury cars? Likewise, if they
enter/exit from PCH there is a whole different issue with safety and traffic impacts.
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3
****
The BMW dealership on West Coast Highway is .3 miles from the proposed project and luxury car
showroom. The auto/boat showroom proposed for the Newport Village project is .2 miles from the
proposed 2510 W PCH project. I disagree the “consistency analysis” claiming this is a suitable use for this
parcel at this location, and respectfully request that the 11,000 sq ft luxury car show room be
reconsidered. It is not a valued-added component to the iconic Mariner’s Mile, nor does it reflect a
village like quality. It’s completely out of character and we’re headed for a “Miles of Cars” situation on
PCH in our beach town community.
****
Rooftop deck: I cannot find any mention of what will be on the 3,015 sq ft. roof top deck to be used for
“outdoor recreation”. This is an omission that needs to be addressed in terms of noise, lightening, height
of equipment and hours of use.
Thank you, Commissioners for your time in this matter.
Sincerely,
Dorothy Kraus
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Riley A.
To:Planning Commissioners; Dept - City Council
Subject:2510 PCH Apartment Project
Date:Wednesday, February 17, 2021 2:20:18 PM
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Good Afternoon,
I am emailing you to object to the High Density Planning PCH Apartment project. As a
lifelong Newport Beach resident, I have witnessed a substantial increase in unnecessaryhousing within our community. I strongly reject these apartment building plans due to the
beautiful ocean views they would obstruct, and the inevitable increase in density and traffic. Ialso condemn the City Planning's decision to deny requests to hold open community meetings
to answer questions about this project. This project would affect the entire community;therefore, the community's voice deserves to be heard. Please reconsider holding open
meetings, and moving forward with this project all together.
Thank you
Riley Alexander
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Mark MoshayediTo:Planning Commissioners
Cc:Sean Matsler; Schneider, Matthew; City Clerk"s Office; Summerhill, Yolanda; Jurjis, Seimone; Campbell, JimSubject:2510 W. Coast Hwy redevelopmentDate:Wednesday, February 17, 2021 2:29:28 PM
Attachments:13960-02 TG Letter.pdf210216_PCH-LOWEREDHEIGHT.pdf
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Chair Weigand and Members of the Planning Commission:
My name is Mark Moshayedi and I am the owner of, and applicant for, the 2510 mixed use project. I am a Newport Beach resident and the parent of children who attend school
in Newport. I also own, or co-own, other commercial properties in the City including the former Smart & Final Center in CdM. Like you, I am therefore personally invested in the
City and want what is best for all of its residents.
When I started work on the redevelopment of 2510 Coast Highway over two years ago my intent was twofold. One, I wanted to design a project that was consistent with the
General Plan and zoning standards, even though many of the land use restrictions are undesirable. For example, the zoning requires 0.25minimum FAR for commercial buildings
and a 100’ setback from Coast Highway for residential uses. These constraints were not ideal for our project, but I abided by them because that is what the City prescribed.
Second, I wanted to provide some affordable housing so those who can afford as little as $900/month would have an opportunity to live close to the Bay.
It was always my understanding the community encouraged development that adhered to the General Plan and the City’s coastal program. The recent correspondence from the
neighbors related to this project therefore surprised me, especially given that I have still not personally received any meeting requests from the neighbors.
Much of the community concern seems to focus on the views of the Bay from John Wayne Park. To that end, I am happy to submit to you a new plan set, updated today, which
shows a height reduction for the project’s commercial structure of over five feet to 25’2”. This height reduction improves the view of the Bay from John Wayne Park and brings
the scale of the project down as seen from Coast Highway, as shown in the image below and attached height exhibit.
I also understand that traffic is a community concern, particularly in the Newport Heights neighborhood. Relative to the existing boat sales use, the proposed project would
result in a net increase of 8 AM peak hour trips and 13 PM peak hour trips. As shown in the attached report from Urban Crossroads, this is far less than what other permitted
uses on the property allow. For example, a single medical or dental office at the allowed development intensity would result in more than twice the number of daily trips.
I understand that there is a reluctance for change in some areas of our City. But I also know that there is respect for property rights and for developers who abide by the rules. I
therefore ask for your support tomorrow night.
If there are any questions that I can answer about the project, please reach out to me directly at mark@spaceip.com. Thank you for your service to our City.
Best,
Mark MoshayediManaging Partner Space investment partners
Attachments:
(1) February 17, 2021 Revised Plan Set (https://westgroup.sharefile.com/d-sd2a6718cc7da4095b7b27907667b3c14)
(2) 2510 PCH Mixed-Use Development Trip Generation Assessment prepared by Urban Crossroads, Inc.
(3) Revised height exhibit and visual simulations.
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
13960-02 TG Letter
* CONFIDENTIAL/ATTORNEY WORK PRODUCT
February 16, 2021
Mr. Sean Matsler
Cox Castle Nicholson
3121 Michelson Drive, Suite 200
Irvine, CA 92612
SUBJECT: 2510 PCH MIXED-USE DEVELOPMENT TRIP GENERATION ASSESSMENT
Dear Mr. Sean Matsler:
Urban Crossroads, Inc. is pleased to provide the following Trip Generation Assessment for 2510 PCH
Mixed-Use Development (Project) which is located at 2510 West Coast Highway within Mariner’s Mile
in the City of Newport Beach. The purpose of this work effort is to calculate the Project’s trip generation
and compare to the trip generation that could be generated on the site for other permitted uses.
EXISTING USE TRIP GENERATION
The site is currently developed with two structures totaling 4,487 square feet of existing boat sales
(Bayport Yachts). For the purposes of this assessment, a credit has been taken for the trips associated
with the existing uses. The trip generation rates used for this analysis are based upon information
collected by the Institute of Transportation Engineers (ITE) as provided in their Trip Generation Manual
(10th Edition, 2017) for automobile sales (new) (ITE Land Use Code 840) (see Table 1). There is no ITE
trip generation rate available for boat sales, as such, the automobile sales (new) land use has been
utilized to estimate existing traffic. Table 2 summarizes the total trip generation for the existing site. As
shown on Table 2, the existing use generates 126 two-way trips per day, with 8 trips during the AM peak
hour and 11 trips during the PM peak hour.
TABLE 1: EXISTING TRIP GENERATION RATES
ITE LU AM Peak Hour PM Peak Hour
Land Use Units1 Code In Out Total In Out Total Daily
Trip Generation Rates2
Automobile Sales (New)3 TSF 840 1.37 0.50 1.87 0.97 1.46 2.43 27.84
1 TSF = thousand square feet
2 Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, Tenth Edition (2017).
3 No trip generation rate available for boat sales. As such, automobile sales land use have been used.
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
Mr. Sean Matsler
Cox Castle Nicholson
February 16, 2021
Page 2 of 6
13960-02 TG Letter
TABLE 2: EXISTING TRIP GENERATION SUMMARY
PROJECT TRIP GENERATION
The proposed Project site plan shown on Exhibit 1 includes a mix of residential and non-residential land
uses on an existing lot currently occupied by Bayport Yachts located at 2510 West Coast Highway. The
Project site plan prepared by Westgroup Designs includes a boutique showroom for high-end vehicle
sales fronting West Coast Highway, parking at the entry level behind the showroom, with residential
units located on the second and third levels to the rear of the property. The Project is proposing a mixed-
use development consisting of approximately 10,975 square feet of non-residential (vehicle/retail sales),
and 35 multi-family residential dwelling units (of which 3 units are designated as affordable homes).
Specifically, the non-residential use is a proposed boutique showroom for high-end luxury vehicles. The
trip generation rates used for this analysis are based upon information collected by the ITE as provided
in their Trip Generation Manual for multifamily house (low-rise) (ITE Land Use Code 220) (see Table 3).
EXHIBIT 1: PRELIMINARY SITE PLAN
Land Use Quantity Units1 In Out Total In Out Total Daily
Trip Generation Summary
Boat Sales 4.487 TSF 6 2 8 4 7 11 126
1 TSF = thousand square feet
AM Peak Hour PM Peak Hour
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
Mr. Sean Matsler
Cox Castle Nicholson
February 16, 2021
Page 3 of 6
13960-02 TG Letter
The ITE Trip Generation Manual does not have applicable trip generation rates for the proposed
boutique auto showroom use. As such, the trip generation rates from an Austin-Foust Associates study
conducted at an exotic car sale only showroom has been utilized for the purposes of this trip generation
assessment (report dated May 17, 2004).
TABLE 3: PROPOSED PROJECT TRIP GENERATION RATES
The resulting trip generation for the proposed Project is shown on Table 4. As shown on Table 4, the
proposed Project is anticipated to generate 294 two-way trips per day, with 16 trips generated during
the AM peak hour and 24 trips generated during the PM peak hour.
TABLE 4: PROPOSED PROJECT TRIP GENERATION SUMMARY
PERMITTED USES
Per the Newport Beach Municipal Code, Chapter 20.22, the following uses are some of the permitted
uses within the Mixed-Use Mariner’s Mile (MU-MM) Zoning District:
• Industrial (handicraft industry, research and development)
• Recreation (cultural institutions)
• Adult Day Care (6 or fewer), Child Day Care (8 or fewer)
• Retail (Boat/Marine/Retail Sales)
• Service Uses – Business/Financial/Medical/Professional (financial institutions,
business/professional office, medical office)
ITE LU AM Peak Hour PM Peak Hour
Land Use Units1 Code In Out Total In Out Total Daily
Trip Generation Rates2
Multifamily Housing (Low-Rise)DU 220 0.11 0.35 0.46 0.35 0.21 0.56 7.32
Boutique Auto Showroom3 TSF N/A 0.00 0.00 0.00 0.18 0.17 0.35 3.50
1 DU = dwelling unit; TSF = thousand square feet
2 Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, Tenth Edition (2017).
3 Based on a trip generation study by Austin-Foust Associates at an exotic car sale only showroom (report dated May 17, 2004).
Land Use Quantity Units1 In Out Total In Out Total Daily
Trip Generation Summary
Multifamily Housing (Mid-Rise)35 DU 4 12 16 12 7 20 256
Boutique Showroom 10.975 TSF 0 0 0 2 2 4 38
Project Total 4 12 16 14 9 24 294
1 TSF = thousand square feet
AM Peak Hour PM Peak Hour
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
Mr. Sean Matsler
Cox Castle Nicholson
February 16, 2021
Page 4 of 6
13960-02 TG Letter
• Service Uses – General (animal grooming, animal retail, accessory food service, fast-food, small
health fitness, maintenance/repair, nail salons, postal services, printing/duplicating services,
etc.)
Of the permitted uses for the site, medical office is the one of the highest generating uses listed. As
such, trip generation for currently permitted uses is based on medical office. The maximum non-
residential floor-to-area ratio allowed is 0.5. The site is 42,821 square feet with an FAR of 0.5 results in
a maximum development size of 21,410 square feet. As such, the trip generation for health/fitness club,
medical office, and fast-food restaurant with drive-thru window has been calculated based on 21,410
square feet. The trip generation rates used for this analysis are based upon information collected by the
ITE as provided in their Trip Generation Manual for health/fitness club (ITE Land Use Code 492), medical-
dental office (ITE Land Use Code 720), and fast-food restaurant with drive-thru window (ITE Land Use
Code 934) (see Table 5).
TABLE 5: PERMITTED USE TRIP GENERATION RATES
The resulting trip generation for the permitted uses are shown on Table 6. As shown on Table 6, the
lowest of these permitted uses (health/fitness club) is anticipated to generate 740 two-way trips per
day, with 28 trips generated during the AM peak hour and 74 trips generated during the PM peak hour.
TABLE 6: PERMITTED USES TRIP GENERATION SUMMARY
ITE LU AM Peak Hour PM Peak Hour
Land Use Units1 Code In Out Total In Out Total Daily
Trip Generation Rates2
Health/Fitness Club3 TSF 492 0.67 0.64 1.31 1.97 1.48 3.45 34.50
Medical-Dental Office TSF 720 2.17 0.61 2.78 0.97 2.49 3.46 34.80
Fast-Food Restaurant with Drive-Thru TSF 934 20.50 19.69 40.19 16.99 15.68 32.67 470.95
1 TSF = thousand square feet
2 Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, Tenth Edition (2017).
3 No daily trip generation rate available. Estimated at 10 times the PM peak hour.
Land Use Quantity Units1 In Out Total In Out Total Daily
Trip Generation Summary
Health/Fitness Club 21.410 TSF 14 14 28 42 32 74 740
Medical-Dental Office 21.410 TSF 46 13 60 21 53 74 746
Fast-Food Restaurant with Drive-Thru 21.410 TSF 439 422 860 364 336 699 10,084
Pass-by Reductions -215 -207 -422 -182 -168 -350 -5,042
Fast-Food Total 224 215 438 182 168 349 5,042
1 TSF = thousand square feet
AM Peak Hour PM Peak Hour
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
Mr. Sean Matsler
Cox Castle Nicholson
February 16, 2021
Page 5 of 6
13960-02 TG Letter
TRIP DISTRIBUTION PATTERNS
Trip distribution patterns are likely to be similar to those for the existing use. There may be a nominal
percentage of traffic that uses Avon Street to access Tustin Avenue to the existing residential areas to
the northeast. However, the majority of traffic is likely to oriented to West Coast Highway. Although
there is no physical restriction to full turning movements at the existing driveway on West Coast
Highway, vehicles trying to make a left turn onto West Coast Highway during peak hours are likely to use
Avon Street to Tustin Avenue to use the traffic signal at West Coast Highway.
FINDINGS
As shown on Table 7, the proposed Project is anticipated to generate 168 net new two-way trips per day
with 8 new AM peak hour trips and 13 new PM peak hour trips in addition to the existing use.
TABLE 7: TRIP GENERATION COMPARISON OF EXISTING AND PROPOSED PROJECT
As shown on Table 8, the proposed Project is anticipated to generate fewer trips in comparison to the
permitted uses as follows:
• Health/Fitness Club: Project to generate 446 fewer two-way trips per day with 12 fewer AM peak
hour trips and 50 fewer PM peak hour trips
• Medical-Dental Office: Project to generate 452 fewer two-way trips per day with 44 fewer AM
peak hour trips and 50 fewer PM peak hour trips
• Fast-Food Restaurant with Drive-Thru Window: Project to generate 4,748 fewer two-way trips
per day with 422 fewer AM peak hour trips and 325 fewer PM peak hour trips
Land Use Quantity Units1 In Out Total In Out Total Daily
Exisitng Use:
Boat Sales 4.487 TSF 6 2 8 4 7 11 126
Proposed Project:
Mixed-Use 10.975 TSF 4 12 16 14 9 24 294
35 DU
Net Change Total Trips -2 10 8 10 2 13 168
1 TSF = thousand square feet; DU = dwelling units
AM Peak Hour PM Peak Hour
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
Mr. Sean Matsler
Cox Castle Nicholson
February 16, 2021
Page 6 of 6
13960-02 TG Letter
TABLE 7: TRIP GENERATION COMPARISON OF PROPOSED PROJECT AND PERMITTED USE
If you have any questions, please contact me directly at (949) 861-0177.
Respectfully submitted,
URBAN CROSSROADS, INC.
Charlene So, PE
Associate Principal
Land Use Quantity Units1 In Out Total In Out Total Daily
Proposed Project:
Mixed-Use 10.975 TSF 4 12 16 14 9 24 294
35 DU
Permitted Uses:
Health/Fitness Club 21.410 TSF 14 14 28 42 32 74 740
Net Change Total Trips -10 -2 -12 -28 -23 -50 -446
Medical-Dental Office 21.410 TSF 46 13 60 21 53 74 746
Net Change Total Trips -42 -1 -44 -7 -44 -50 -452
Fast-Food Restaurant with Drive-Thru 21.410 TSF 224 215 438 182 168 349 5,042
Net Change Total Trips -220 -203 -422 -168 -159 -325 -4,748
1 TSF = thousand square feet; DU = dwelling units
AM Peak Hour PM Peak Hour
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
IMAGERY STUDIES 01.27.20212510 W. COAST HWY LLC
MIXED-USE DEVELOPMENT
IMAGE #6 - SEE KEY MAP - VIEW FROM NEWPORT THEATRE ARTS CENTER W/ SIMULATION
MODEL
IMAGE #6 - SEE KEY MAP - VIEW FROM NEWPORT THEATRE ARTS CENTER W/ SIMULATION
MODEL REVISED SIMULATION
TYP.SN.10
SN.05
30'-6" FROM FINISHED FLOOR25' - 2" FROM FFAREA OF
ROOFLINE
HEIGHT
REDUCTION
REVISED SECTION PREVIOUS SECTION
PREVIOUS SIMULATION
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
2510 West Coast Highway Project PA2019‐249
2/18/21
Good day Mr. Chairman and Members of the Planning Commission,
My name is Charles Klobe. I am a resident of Newport Heights and the President of the
Newport Heights Association, our HOA.
I oppose this project being approved tonight as staff is recommending. There is no
reason to grant a parking reduction on the commercial component. If the developer fails
to locate a suitable auto tenant and decides to pivot to a grocery market they can apply
for a change and it will likely be granted. The entrance to the parking garage is 8’ 2”.
There are no Amazon, FedEx or UPS delivery trucks this low. A pickup truck is over 6’ tall.
Deliveries must be made by parking outside where there is no parking. Studies show that
even studio units are occupied by two persons. Two‐bedroom units could be occupied by
4 adults. The residents alone could have 88 vehicles. The two‐bedroom affordable unit
in this project is allocated NO parking spaces. See Drawing G‐1, handwritten Page 112.
Does anyone believe that there will be less than 4 adults occupying that unit with no
cars? Since there is no mass transit that serves the local service businesses then
apartment residents will likely drive a car to those services. The only walkable services
are a dry cleaner, a Post Office, and expensive restaurants. Parking will be made up on
the adjacent streets. Why no parking study? According to the drawings there does not
appear to be any vehicle charging stations in the parking structure. Why? State law
requires cities to enforce the law that commercial trash haulers provide recycle bins for
trash. The trash enclosure for the residential units might hold three bins. Based on the
unit count these would need to be emptied every day. That is the potential for three
trash truck pickups every day for the residences alone. The Avon Alley is narrow and the
driveway to the parking goes downhill from the alley. Can a typical trash truck navigate
the incline? They will have to back up to exit as there is no turnaround. Is this safe? Did
anyone even consider it? The trash enclosure for the commercial component is in the
front. State law requires commercial users to recycle their trash. This likely requires
three bins like the residential side. These trucks must enter from West Coast Highway.
They will have to back up to exit onto West Coast Highway as there is no turnaround.
These trucks are almost always staffed with one person so no safety person to help with
the backup process. Is this safe? Did anyone even consider it?
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
Why is a height variance necessary? Parking could be under ground with a lower overall
building height. This could mitigate the views lost from the park to the water or from the
street to the coastal bluff. The parking garage could be made taller so delivery trucks can
go underground and pass through instead of backing out of each side. Was this
considered? The applicant’s drawings are conveniently missing the 35 air conditioning
units on the roof and all the plumbing and venting necessary for 35 units. Will they be
screened from view from the park? How much extra building height will these add? By
law, each unit can install a satellite dish for their use. Are the locations for these
considered?
This project is owned by a member of a family that owns many properties along
Mariner’s Mile. Why doesn’t the city request that they share their vision for the whole of
their holdings? Why does the city staff continue to offer up these projects with little to
no involvement of all the stakeholders? Why does this smell of piecemealing?
Per Policy LU 6.19.3: How was it determined that marine related businesses are
adequately provided in the area? I believe the marine business is booming during COVID‐
19. Did the former tenant volunteer to leave to downsize or were they presented with an
untenable rent increase that forced that decision?
Many others will write with reasons why this project may not comply with the General
Plan, the LCP, and other things that are questionably recommended. Page 4 of the staff
report sounds like it was written by the applicant. The HAA might not apply here since the
affordability ratio is only 5%. The drums are beginning to beat with the sounds of
Greenlight II. One of these projects will be the straw.
The Planning Commission can postpone this, condition it, or reject it and direct the
applicant to comply with all the areas that they are not. The staff interpretation of the
General Plan, the zoning code, and the LCP is an opinion. Opinions can be challenged.
Thank you for your service,
Charles Klobe
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Beverly Rubio
To:Weigand, Erik; Planning Commissioners; Campbell, Jim
Cc:Deborah Rosenthal; JILL S AYRES; dave@earsi.com; mark@spaceip.com; smatslser@coxcastle.com
Subject:2510 West Coast Highway Mixed Use Project (PA2019-249); [TPM No. NP2020-013; CDP No. CD2019-062; CUPNo. UP2019-054; Major SDR No. 2019-003; and CEQA Class 32 Exemption]
Date:Wednesday, February 17, 2021 5:02:08 PM
Attachments:2021-02-17 LTR to NBch PC.pdf
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Chairman Erik Weigand and Members of the Newport Beach Planning Commission:
At the request of Deborah M. Rosenthal, Esq., please find attached a letter from her regarding the
above-referenced matter. Should you have any questions, please contact Ms. Rosenthal directly.
Regards,
Beverly A. Rubio for
Deborah M. Rosenthal, Esq.
Fitzgerald Yap Kreditor LLC
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
ATTORNEYS AT LAW
2 Park Plaza, Suite 850 ˖ Irvine, CA 92614 | Tel: 949-788-8900 ˖ Fax: 949-788-8980 ˖ www.fyklaw.com
*Professional Corporation ˖ †Of Counsel ˖ ‡Certified Specialist in Estate Planning, Trust & Probate Law, and in Taxation Law, State Bar of California
Michael J. FitzGerald* Eoin L. Kreditor*
Eric P. Francisconi
Lynne Bolduc
George Vausher, LLM, CPA‡
Eric D. Dean
John C. Clough
David M. Lawrence
Natalie N. FitzGerald
Jodi M. Wirth
Brook John Changala
Josephine Rachelle Aranda
John M. Marston† Deborah M. Rosenthal†
Maria M. Rullo† Larry S. Zeman†
February 17, 2021
VIA E-MAIL Author’s Email: drosenthal@fyklaw.com
FYK ref # 2021018.01
Chairman Erik Weigand and Members
of the Newport Beach Planning Commission
City of Newport Beach
100 Civic Center Drive
Newport Beach, California 92660
ATTN: Deputy Community Development Director
E: eweigand@newportbeachca.gov
planningcommissioners@newportbeachca.gov
jcampbell@newportbeachca.gov
Re: 2510 West Coast Highway Mixed Use Project (PA2019-249)
[TPM No. NP2020-013; CDP No. CD2019-062; CUP No. UP2019-054;
Major SDR No. 2019-003; and CEQA Class 32 Exemption]
Dear Chairman Weigand and Members of the Commission:
This letter is submitted on behalf of the Coalition to Protect Mariner’s Mile (Coalition), a
grassroots organization dedicated to preserving the special qualities of this stretch of West Coast
Highway in the City of Newport Beach, including its marine orientation, human scale, and historic
character. The above-referenced project (“Project”) will replace an existing coastal-related use
with a high-end boutique automobile showroom and multi-story multi-family residential structure.
The Coalition opposes approval of the Project in its current configuration as inconsistent with the
City’s General Plan, Municipal Code, and Local Coastal Plan (LCP), violative of the California
Environmental Quality Act (CEQA), and unsafe or unfair to existing residents. This letter
summarizes the Coalition’s objections to the Project and incorporates by reference the comments
submitted by Mr. David Tanner, a Coalition member, as well as other community residents.
The Project is clearly designed to maximize density, lot coverage, and height under recent changes
to State housing law, without considering or mitigating obvious impacts to existing residents. In
other words, the Project provides the absolute minimum of public benefits, if any, while claiming
every potential incentive or benefit to maximize profitable residential development along an
historically commercial corridor. The result is a Project that is seriously out of scale with the
surrounding community and dismissive of legitimate planning concerns. The Project blocks
important water views from numerous public view points, and sends traffic onto overcrowded and
substandard streets with no mitigation measures, not even a traffic study. Rather than ignoring or
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
Chairman Erik Weigand and Members
of the Newport Beach Planning Commission
February 17, 2021
Page 2 of 6
accepting the Project’s numerous unmitigated impacts, the Coalition asks this Commission to use
its authority to balance State policies in favor of additional housing with the City’s long-time
planning goals and the interests of existing residents.
Coastal Act Noncompliance
The Project is located within the Coastal Zone and affects views both from and to the Pacific Ocean
protected under the Coastal Act. First, the Project is not a coastal-dependent use. In fact, auto
sales and multi-family residences can be sited anywhere; they do not require a coastal location. At
the same time, the Project proposes to replace a coastal-dependent use that has served the
burgeoning boating community of Newport Beach for a substantial period. The Project should be
required to mitigate its adverse impacts on coastal-dependent uses as a condition of replacing them
with general uses that can be located anywhere. As coastal property is converted to non-coastal
dependent uses, these valuable and iconic uses are crowded out, requiring mitigation within the
City’s control.
Visual simulations show the Project will cover existing water views from numerous public vantage
points and replace existing views with a monolithic multi-story building that eliminates any sense
of proximity to the coast. Inland views from public vantage points will be partially obscured by
the Project, and views of inland bluffs from the water (boaters and kayakers) will be largely
blocked. The Project proponent claims that water views will only be partially obstructed from
public view location, like John Wayne Park, but does not address the out-of-scale character of the
residential building or the significant reduction in water views. The applicant unreasonably and
deliberately restricted view simulations to a handful of locations where the Project will have the
least impact, even though these carefully selected simulations actually show dramatic impacts to
existing water views. Rather than water views of docks, boats, and other active uses, the Project
will restrict public views to a tiny strip of empty water peaking from behind a large out-of-scale
structure.
The Project violates core tenets of the Coastal Act, including the City’s obligation to encourage
that all development in the Coastal Zone “preserves and enhances coastal resources … and coastal
views.” It allows replacement of marine-related businesses with unremarkable housing, with no
attempt to mitigate for the marine losses. By failing to adequately address traffic, air quality, and
views, the Project worsens conditions of crowding in an already congested stretch of West Coast
Highway. At a minimum, the Project should be required to mitigate for its adverse impacts on
views, traffic, air quality, and community compatibility, in accordance with the City’s certified
LCP. Unless the Project is required to comply with the City’s LCP, the proposed CDP cannot be
issued in accordance with law.
General Plan/Zoning Ordinance Noncompliance
The Project is designed to meet the absolute minimum requirements of the General Plan and
Zoning Ordinance, with no effort to avoid significant adverse impacts or provide public benefits
on a highly visible site along West Coast Highway. The bulk of the Project violates numerous
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
Chairman Erik Weigand and Members
of the Newport Beach Planning Commission
February 17, 2021
Page 3 of 6
neighborhood compatibility requirements because its design is so much larger and bulkier than
other structures in the same area. It hulks over views from John Wayne Park and other public view
sites, concealing important water views and overbalancing existing structures. The theory of the
applicant seems to be that it is entitled to ignore all compatibility and scale requirements so long
as it provides the minimum number of very low income housing units to qualify for processing
under the Housing Affordability Act (HAA). While the HAA is a powerful tool to encourage the
provision of affordable housing, it does not automatically exempt the Project from compliance
with the City’s plans for West Coast Highway.
The design of the boutique auto sales building along West Coast Highway appears to be largely
compatible with surrounding development, except for the proposed rooftop recreation facilities
serving the residential building. However, the multi-family residential building reflects mediocre
design, with inadequate articulation, poor siting, and an overall impression that is out of scale with
the neighborhood. The multi-story residential building is designed so as to obscure the character-
defining bluff along the back of those lots fronting West Coast Highway. In other words, the
Project will conceal important protected views in the Coastal Zone, both from the scenic West
Coast Highway, as a City-designated Coastal View Road, and the water. Instead of views of
natural coastal bluffs, the Project will offer a multi-story building of mediocre design that
completely obscures the natural topography.
The height variance requested for the Project cannot be granted under existing regulations.
Although the Project’s three proposed units of affordable housing under the Housing
Accountability Act (HAA) are eligible for incentives, all variances must nonetheless meet public
health and safety requirements. In this case, the height variance is incompatible with the
community character and potentially causes dangerous air quality impacts. The parking variance
leads to severe overcrowding, with safety impacts to the surrounding community that will be
required to deal with uncontrolled overflow parking. The Project applicant is obligated to
demonstrate its proposal will meet health and safety requirements, which has not been done. In
fact, both Staff and the Project applicant appear to have ignored the need to offer evidence the
Project meets that standard for incentives under the HAA. This is not a Staff responsibility, and
the Coalition asks the applicant to demonstrate the safety and compliance of the incentives it has
requested to increase Project density.
Under the City’s LCP and General Plan, the proposed parking variance for the boutique auto sales
showroom is improper and unsupportable, while the parking proposed for the residential section
is clearly inadequate. The City estimated no morning peak hour trips for the showroom and Staff
recommended a parking reduction of more than 30 spaces or 70 percent, leaving only 13 spaces to
be provided. The City’s traffic analysis suggests only 38 total daily trips associated with the
showroom, equating to 17 in/out visits. In other words, the City appears to assume the showroom
will not employ any salespersons who will require parking or access, or that they will sneak in and
out during oof-peak hours. There is no attempt to determine if the Austin-Foust study involved a
similarly-sized facility at a high-profile location. One of the concerns expressed by commenters
is that a boutique auto showroom will not survive financially with fewer than 15 (potentially as
low as 10) potential customers per day. In the alternative, a successful business is likely to generate
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
Chairman Erik Weigand and Members
of the Newport Beach Planning Commission
February 17, 2021
Page 4 of 6
substantially more traffic. Although the City asserts it will not approve a replacement project
requiring more parking spaces, it does not address the impacts of approving a development with a
low likelihood of success and a high likelihood of remaining vacant for substantial periods of time
in the future.
The Coalition urges the City to consider the variances or “incentives” requested by the applicant
to determine if they are necessary, feasible, and consistent with the City’s plans for the long-term
future of West Coast Highway. While the City is legally mandated to support the provision of low
and very low-income housing, it is not obligated to grant every requested variance without
searching review. By law, the applicant is required to show the proposed variance is necessary to
allow provision of affordable housing, and that it will not endanger surrounding residents. In this
case, the applicant has offered no information or analysis demonstrating the proposed Project will
preserve the health and safety of surrounding owners. The Project cannot be approved without
this crucial data, and the Planning Commission cannot carry out its statutory duties without
insisting that it be provided, circulated for public review, and linked to actual conditions on the
ground.
CEQA Noncompliance
The City is responsible for ensuring the Project does not have significant adverse impacts under
CEQA, as well as the Coastal Act and the local Planning and Zoning Laws. In this case, City Staff
has determined this highly-impactive Project is eligible for a Section 32 Infill Exemption, requiring
no environmental review of the Project. Given the visible and sensitive site, as well as its location
adjacent to an existing neighborhood, the City’s approval of a Section 32 Exemption is
inappropriate. The City also ignores the cumulative impact of the Project with other proposals
along the same stretch of West Coast Highway with the potential for entirely changing the long-
time character of the area.
Section 32 is available for projects that will “not result in any significant effects relating to traffic,
noise, air quality, or water quality.” City Staff simply assumed the Project would not have
significant effects but made no effort to study actual impacts. For instance, public testimony
supports a conclusion that odors and noxious emissions from development along West Coast
Highway have serious adverse impacts on residences located on the cliffs above the Project. City
Staff required no analysis of the known health impacts of development on cliff-front homes,
including the likely impacts of the Project. It is the applicant’s obligation to demonstrate eligibility
for the Section 32 exemption by showing the Project had considered and addressed its odor and
noxious gas impacts on other residents. Public testimony is that development along West Coast
Highway has sickened residents on the cliffs above because of gas and odor emissions. While it
is possible the Project will not have similar impacts, it is the obligation of the applicant to
demonstrate that its impacts will not be significant. This has not occurred.
Traffic is an area of major concern. The City concluded the Project will generate only 294 trips
per day, only a handful of trips less than the number required to trigger a traffic study. The City’s
traffic generation numbers are extremely suspect and should have been subject to additional review.
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
Chairman Erik Weigand and Members
of the Newport Beach Planning Commission
February 17, 2021
Page 5 of 6
For instance, the City assumes the residential units will each require only one parking space, with
no allocation for visitors or multi-car families. While this is technically allowable for parking
purposes under State law, there is no evidence that the 32 moderate-income tenants are likely to
limit themselves to a single car. The parking and traffic analyses also assume that less than half
of the residents will leave the property for work during the am peak period or return during the pm
peal period. At the same time, the traffic generation figures for the boutique auto sales office
assumes no traffic during the am peak period, not even salespersons. Similarly, the auto sales
estimates appear to assume only two trips during the pm period, without indicating whether they
are potential customers or salespersons. Parking for sales staff is not discussed. The Staff report
addresses the possibility that the boutique auto sales office will fail but assumes the property will
simply remain vacant unless a similarly low traffic generation use is located. In other words, it
appears the Project was intentionally designed to avoid any requirement for a traffic study, even
though any successful commercial use on West Coast Highway is likely to generate more than the
handful of uses reported by the applicant, and the proposed parking variance drastically restricts
the type of commercial uses that can occupy the site into the future.
Residential traffic is equally troubling. The City’s traffic study assumes approximately 7.3 daily
trips from each of the multi-family residences. This is consistent with generally accepted traffic
estimates for multi-family units. However, City Staff did not consider the possibility of mandatory
accessory dwelling units that could effectively double the number of cars using the Project. The
City also failed to consider the Project’s residential traffic generation onto two-lane residential
streets that do not have the capacity to carry additional cars. These streets are already crowded
when families congregate to pick up school children from area schools, and they are marginal to
carry the number of required cars. The Project should be required to direct improve these streets,
if possible, or to avoid the two-lane streets. Except for sending residential traffic through the
commercial project onto West Coast Highway, there are no alternatives that will be safe and usable.
The minimal traffic numbers provided by the applicant show no reduction in vehicles miles
traveled, which is one of the standard requirements under CEQA.
The Project also proposes to provide only one parking space per residential unit, plus another 13
units to serve the commercial portion. Although the residential parking is technically consistent
with State law, it is woefully inadequate to meet normal residential parking demand in southern
California. The likelihood is that Project cars will spill onto surrounding neighborhood streets for
overnight parking, adversely affecting residents and decreasing traffic safety. The Coalition
suggests that a minimum parking mitigation measure should be a requirement for parking permits
to prevent Project residents from utilizing scarce off-site parking within the neighborhood to the
detriment of existing residents. This is a common mitigation measure in other areas and should be
implemented to protect existing residents.
Potential noise impacts are not demonstrated to be less than significant. As the Planning
Commission is well aware, sound travels and is likely to be magnified by the location of the Project
at the bottom of a cliff next to a major arterial. The City did not require adequate studies to ensure
the Project will not impact existing uses in surrounding areas, especially due to mechanical
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
Chairman Erik Weigand and Members
of the Newport Beach Planning Commission
February 17, 2021
Page 6 of 6
equipment and rooftop recreation. This analysis is not complicated and should have been an
automatic requirement for a Project at this location.
The bottom line is that the Project does not qualify for a Class 32 Infill Exemption because of the
overwhelming likelihood it will have significant adverse impacts on traffic and air quality. The
Project’s traffic generation figures are extremely suspect because they assume virtually no
commercial traffic and avoid any consideration of future ADUs. There is no consideration of
cumulative project traffic. Parking is similarly understudied, especially since the Project is using
an artificially low parking generation figure technically authorized under State law, but without
any factual support in a mass transit-deficient area of southern California. The Coalition demands
the Planning Commission require the applicant to prove it qualifies for an Infill Exemption or
prepare adequate environmental documentation for a Project that will bring significant new
residents to an already crowded area of the City.
Conclusion
The Project requires substantial redesign to avoid view and traffic impacts before it can be
considered for approval by the Planning Commission. The Coalition is happy to work with the
developer to allow HAA development consistent with existing GP and LCP policies. In fact, the
Coalition is disappointed the developer chose to pursue the maximum allowable development
envelope with consulting the affect community until Project design was complete. This is a recipe
for neighborhood dissatisfaction and exhibits a lack of genuine concern for anything except
maximizing development and profits to the detriment of surround residents. The Coalition
encourages, indeed demands, that the City require consider traffic impacts to two-lane streets not
designed to handle multi-family traffic, odor impacts common in the areas, and view impacts to a
highly-sensitive stretch of West Coast Highway with prized water views that will be eliminated by
this Project.
Thank you for your consideration of these comments in connection with this important, precedent-
setting Project.
Very truly yours,
Deborah M. Rosenthal, FAICP
cc: Ms. Jill Ayres (jillysawaltz@icloud.com)
Mr. David Tanner (dave@earsi.com)
Mr.Mark Moshayedi (mark@spaceip.com)
Sean Master, Esq. (smatslser@coxcastle.com)
Planning Commission - February 18, 2021 Item No. 3d Additional Materials Received
2510 West Coast Highway Mixed Use Project (PA2019-249)
From:7777shirley@gmail.com
To:Planning Commissioners
Subject:Coalition to protect Mariners mile
Date:Wednesday, February 17, 2021 3:10:53 PM
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is safe.
We r against hi density projects especially that will wipe out our ocean views And anything that will create higher
traffic. Please ! We pay enough in hi taxes that will reduce our home values
Sent from my iPhone
Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Martha Glasgow
To:Planning Commissioners; Dept - City Council
Subject:2510 PCH Apartment Project
Date:Wednesday, February 17, 2021 5:22:01 PM
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content is safe.
Dear Commissioners and Council members,
I am concerned with the building of a large apartment complex at 2510 PCH. I am told that
residents have requested community meetings to answer questions about the project but thoserequests have been denied. I am also told that this project will come before the Planning
Commission on February 18th, tomorrow.
As this project could set a few precedents for future projects along PCH I would like you toact slowly in making any decisions and let the community concerns be addressed.
Sincerely,
Martha Glasgow
Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:GARY RAYMOND RANES
Cc:Planning Commissioners
Subject:Re: Mariners Mile
Date:Wednesday, February 17, 2021 6:57:24 PM
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is safe.
> On Feb 17, 2021, at 8:21 AM, GARY RAYMOND RANES <zone24@att.net> wrote:
>
> Please do not support a short sighted closed piecemeal approach that promotes high density residential
development without input from residents .
> We need open meetings for input to voice our concerns to maintaining the needs of our parks, safety, parking and
increased traffic externalities.
>
> Gary Ranes
> Resident
> Newport Beach
Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:GARY RAYMOND RANES
Cc:Planning Commissioners
Subject:Re: Mariners Mile
Date:Wednesday, February 17, 2021 7:07:10 PM
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is safe.
Please do not supporta short sighted closed agenda that promotes highmdensity residential development without
input from residents and general public.
We need open meetings to voice our concerns to maintaining the needs of our parks, safety and increased traffic.
GaryRanes
Resident
Newport Beach
> On Feb 17, 2021, at 6:58 PM, GARY RAYMOND RANES <zone24@att.net> wrote:
>
>
>
>> On Feb 17, 2021, at 8:21 AM, GARY RAYMOND RANES <zone24@att.net> wrote:
>>
>> Please do not support a short sighted closed piecemeal approach that promotes high density residential
development without input from residents .
>> We need open meetings for input to voice our concerns to maintaining the needs of our parks, safety, parking
and increased traffic externalities.
>>
>> Gary Ranes
>> Resident
>> Newport Beach
>
Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Nancy Geerlings
To:Planning Commissioners
Subject:Building project
Date:Thursday, February 18, 2021 7:23:56 AM
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is safe.
PLEASE do not allow a 3 story apt building to be built along Mariners Mile below John Wayne Park and NB
theater! Don’t let the pandemic be an excuse to ram thru a project before citizens have a chance to present their
views. And protect their views !
Sent from my iPhone
Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:blush1996@aol.com
To:Planning Commissioners; Dept - City Council
Subject:2510 PCH Project
Date:Thursday, February 18, 2021 9:24:48 AM
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content is safe.
To: City of Newport Beach Planning Commissioners
Re: 2510 PCH Project
I’m deeply concerned about the above-referenced project,which is set for approval by the Planning Commission today,February 18.
This project is flawed in many ways and should undergoenvironmental review to address each of the following impacts.
<!--[if !supportLists]-->· <!--[endif]-->Significant trafficand safety impacts
<!--[if !supportLists]-->· <!--[endif]-->Public and privateviews from West Coast Highway, John Wayne Park,Cliff Drive Park and Newport Bay will be impacted
<!--[if !supportLists]-->· <!--[endif]-->The project doesn’tblend with the community
<!--[if !supportLists]-->· <!--[endif]-->The project willnegatively affect the marine industry.
<!--[if !supportLists]-->· <!--[endif]-->The communityneeds time to understand the effect this and otherplanned projects will have on Mariner’s Mile
The Planning Commission needs to slow this project down. Please do not support any high density projects that willeliminate park views, increase traffic, jeopardize the safety ofchildren and reduce available parking. Thank you for your consideration of my concerns.
Suzanne ForsterNewport resident, voter and taxpayer
Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Alexandra Benson
To:Planning Commissioners
Cc:Dept - City Council
Subject:Protect MARINERS MILE
Date:Thursday, February 18, 2021 9:40:41 AM
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content is safe.
Dear Planning Committee,
My family has been residents of Newport Beach for over 30 years and the Mariners Mile hasalways been an important landmark for us. The development that is being planned will
drastically increase traffic and congestion in our kid friendly streets. This is a threat to thesafety of children walking from the local public schools as well ruining the views that
are visited and loved by so many.
Please protect Mariners Mile!
Sincerely, Alexandra Benson
The Castaways, NB
Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Stephanie King
To:Planning Commissioners
Subject:Opposition to high-density housing on PCH
Date:Thursday, February 18, 2021 10:15:40 AM
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content is safe.
Dear NB Planning Commissioners:
I am a resident of Newport Heights. It has recently come to my attention that a high-density
residential housing project is planned for 2510 Pacific Coast Highway, and I am writing to register my
opposition to this project. I understand that the City has denied residents’ requests to hold open
community meetings about this planned development.
This section of PCH is narrow with few outlets (no outlet between Dover and Tustin). Adding high-
density housing seems likely to add significantly to traffic congestion.
In addition, the community park that lies above 2510 PCH is enjoyed by many in the community for
its views.
Please grant the request for community discussion of this project that will impact many who live in
and drive through this part of the City of Newport Beach.
Regards,
Stephanie King
Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:swansway7@gmail.com
To:Planning Commissioners
Subject:2510 PCH Project
Date:Thursday, February 18, 2021 10:37:16 AM
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is safe.
Vote no! Please preserve our views from John Wayne Park on Cliff Drive. That park and that view are one of the
jewels of our city! Many of us enjoy that park everyday. It is a small space for gathering or quiet reflection on the
beauty of the ocean. I do not support this project. Just say no!
Thank you
Myrna Hamid
Sent from my iPhone
Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Debsk8
To:Planning Commissioners
Subject:2510 PCH project
Date:Thursday, February 18, 2021 10:41:58 AM
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content is safe.
As a 40 year plus resident of Newport, I am opposed to a project of this type in this
location. I believe a car dealership / apartment combo is not a necessary enhancement to
the area. If Newport keeps packing in people in every little cubbyhole possible, we will soon
loose our beautiful small town feel. What an eye sore to the residents living above this ugly
mess. Plus right next to a day care??? Seriously?? Please re-think this project.
Thank you,
Debbie Nance
Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Anna Riddlesperger
To:Planning Commissioners
Subject:NO to 2510 PCH Project
Date:Thursday, February 18, 2021 10:57:16 AM
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is safe.
Hello,
I am writing as a concerned Newport Beach resident. PCH and the streets in the Heights area are already heavily
impacted with traffic. Furthermore, what a complete juxtaposition to have low income housing units above a luxury
car dealership. Newport Beach residents pay a lot of money for their views and the beautiful parks. We do not need
apartments in an area where car accidents occur on a regular basis. Please reconsider!
Anna Riddlesperger
Sent from my iPhone
Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Tom Gyulay
To:Planning Commissioners
Subject:2510 PCH Project
Date:Thursday, February 18, 2021 11:27:42 AM
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content is safe.
I am writing in opposition to this project’s approval. You must not grant any variances to
accommodate this project due to the material negative impact to the public views from thepark. This type of project is exactly what CEQA was designed to prevent. Please vote NO onthe current proposal. Note: I have no issue with approval provided the project is not grantedany variances and complies with the current general designation and zoning ordinances. It’s
his property right.
Thanks you,
“Do not let what you cannot do interfere with what you can do.”
Tom Gyulay1600 Kings Road, Newport Beach CA 92663(949) 474-1566 office (714) 813-9876 celltom@sageretailgroup.com
Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Mary Curry
To:Planning Commissioners
Subject:Project below Kohn Wayne Park
Date:Thursday, February 18, 2021 11:28:30 AM
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is safe.
Against the proposed building above John Wayne Park. Would any member of the planning commission want this
building in their site line.
And multilevel apartments next to an existing day care center is just begging for trouble. Please reconsider the
design and or location.
Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Lee, Amanda
To:Schneider, Matthew
Cc:Rodriguez, Clarivel
Subject:FW: Urgent! Project @ 2510 PCH
Date:Thursday, February 18, 2021 11:31:20 AM
From: Kelly Couzens <kellycouzens@yahoo.com>
Sent: Thursday, February 18, 2021 11:01 AM
To: Planning Commissioners <PlanningCommissioners@newportbeachca.gov>
Subject: Urgent! Project @ 2510 PCH
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Dear Planning Commissioners:
Please do not approve the project referred to as the 2510 PCH Project. The proposal consists of 35
apartments, blocks views from Cliff Dr. and will have a huge negative impact with increased traffic.
Sincerely concerned,
Kelly Couzens Brooks
1442 Galaxy Dr.
Newport Beach, CA
949-291-8459
kellycouzens@yahoo.com
Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Ted Mumm
To:Planning Commissioners
Subject:Protect Mariner"s Mile
Date:Thursday, February 18, 2021 11:33:56 AM
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content is safe.
Newport Beach residents do not want and do not need new the PCH Apartment Project on
Mariner's Mile.
Please reject the proposal.
Thank you,
Carl Mumm 319 Cedar Street
Newport Beach, CA 92663
Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Kay Ridgeway
To:Planning Commissioners
Subject:The 2510 PCH project
Date:Thursday, February 18, 2021 12:22:02 PM
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content is safe.
As a constituent, voter, and tax payer of Newport Beach for over 25 years, I find this development to
be a significant over-reach for its location and the surrounding community.
IF this project must be approved on some level, I implore you to NOT grant any height variance, and
to make sure it is NOT under-parked.
I have not counted, but there are already MANY auto dealerships on that stretch of PCH.
Apartments deserve some open space, ample parking, and happy neighbors. They are not intended
to encroach on the property rights and privileges of those who pre-exist around them.
I am strongly opposed to this development.
Thank you
Kay M. Ridgeway
1508 Cumberland Lane
Newport Beach CA 92660
949-422-3931
kay@ridgeways.org
Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Allison Lucas
To:Planning Commissioners
Subject:Proposed PCH project below John Wayne Park
Date:Thursday, February 18, 2021 12:38:48 PM
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is safe.
Good afternoon,
I wanted to express my extreme concern about the proposed project under Cliff Drive on PCH. Apartments and a car
dealership are proposed.
This project, if approved, will rob us residents of the wonderful views from the park. It will also make already
challenging traffic and parking issues much, much worse.
Aren’t height restrictions there for a reason? To prevent blocked views? To keep buildings in line with the existing
“landscape?” To prevent an already populated area from getting worse? Why is it so easy to make constant
exceptions? I completely disagree with the idea of the project and will continue to express my concerns about it. I
hope you take a resident’s opinion into consideration when discussing this project.
Thank you for your time,
Allison Lucas
Sent from my iPhone
Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Gerral Group
To:Planning Commissioners; Dept - City Council
Subject:2510 PCH Apartment Project recommend approval
Date:Thursday, February 18, 2021 3:01:29 PM
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content is safe.
Dear Commissioners and City Council, we recommend that you APPROVE the 2510
Mariners Mile project. Mariners Mile is a hodgepodge, and this will be an improvement and the no views will be lost.
Respectfully, Giannini and Wilson
R. P. "Skip" Wilson, Jr.
Gerald A. Giannini
Gerral Group
Seville Properties, RealtorsB.R.E. No. 00449831
gerral@outlook.com
www.gerralgroup.com
Planning Commission - February 18, 2021 Item No. 3e Additional Materials Received 2510 West Coast Highway Mixed Use Project (PA2019-249)
2510 West Coast
Highway Mixed-Use
Project
2510-2530 West Coast Highway
Planning
Commission
Public Hearing
February 18, 2021
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Introduction
2510 West Coast Highway Mixed-Use Residential Project
35 Residential Units (3 affordable)
11,266 sf. Boutique Auto Showroom
Coastal Development Permit No. CD2019-062
Conditional Use Permit No. UP2019-054
Site Development Review No. SD2019-003
Tentative Parcel Map No. NP2020-013
Community Development Department -Planning Division 2
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Vicinity Map
Community Development Department -Planning Division 3
Project Site
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
General Plan
& Zoning
Designation
Community Development Department -Planning Division 4
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
General Plan Map Zoning Map
Project Site
Project Site
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
General Plan
Mixed-Use Horizontal 1
The MU-H1 designation provides for a horizontal intermixing of uses
Coast Highway frontages shall be developed for marine-related and highway-oriented general commercial uses
Portions of properties to the rear of the commercial frontage may be developed for free-standing neighborhood-serving retail, multi-family residential units, or mixed-use buildings that integrate residential with retail uses on the ground
Community Development Department -Planning Division 5
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Zoning
MU-MM (Mixed-Use Mariners’ Mile)
Applies to properties located on the inland side of Coast Highway in the Mariners’ Mile Corridor
Properties fronting on Coast Highway may 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.
Community Development Department -Planning Division 6
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Site Photos
Community Development Department -Planning Division 7
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Background
Marine Sales Use established onsite in 1960
Expanded into adjacent 2530 West Coast Highway location in 2001
Site is currently developed with two office buildings, small sheds, and a paved lot for boat and automobile parking
Community Development Department -Planning Division 8
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Project Details
45,372 Square-Foot Mixed-Use Project
Commercial –One story with Mezzanine
•8,741 square-foot Auto Showroom
•750 square-foot Office
•1,484 square-foot Mezzanine
•291 Egress/Stairwell
Residential -Three stories
•58 Space Parking lot -1st story
•18 Residential Units – 2
nd story
•17 Residential Units – 3
rd story
•Three units designated affordable/workforce housing
Community Development Department -Planning Division 9
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Site Plan
Community Development Department -Planning Division 10
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Project Plans
Floor Plan
Community Development Department -Planning Division 11
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Community Development Department -Planning Division 12
Project Plans
Floor Plans
Use this if you need more horizontal real
estate
Level 2 Residential
6 -Studio Units
8 -One Bedroom Units
4 -Two Bedroom Units
18 Total Units
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Community Development Department -Planning Division 13
Project Plans
Roof Deck & Landscaping
Use this if you need more horizontal real
estate
Level 3 Residential
4 -Studio Units
8 -One Bedroom Units
5 -Two Bedroom Units
17 Total Units
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Community Development Department -Planning Division 14
Project Plans
Roof Deck
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Community Development Department -Planning Division 15
Project Plans
Parking
Use this if you need more horizontal real
estate
44 Residential spaces
14 Commercial Spaces
58 Total Spaces
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Community Development Department -Planning Division 16
Perspective
Commercial Frontage -West Coast Highway
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Community Development Department -Planning Division 17
Perspective
Driveway Access -West Coast Highway
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Community Development Department -Planning Division 18
Perspective
Residential Frontage -Avon Street
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Community Development Department -Planning Division 19
Landscape Plan
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Community Development Department -Planning Division 20
Project Plans
Elevations
Use this if you need more horizontal real
estate
West Coast Highway Frontage Avon Street Frontage
32.3ft.32.8ft
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Community Development Department -Planning Division 21
Project Plans
Elevations
Use this if you need more horizontal real
estate
34.10ft.32.2ft.
35 ft.
25.2 ft.
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Density Bonus
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
Community Development Department -Planning Division 22
Density Bonus Calculation
•3 Very Low-Income Units will remain rent
restricted for a minimum of 55 years
•Project eligible for two incentives
•Unit Mix
•Height Limit
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Site Development
Review
Community Development Department -Planning Division 23
Mixed-use projects with five or more dwelling units and/or nonresidential construction of 10,000 square feet, or more, of gross floor area are subject to Site Development Review
Project complies with the use and development standards of the Zoning Code
Project implements the MU-H1 General Plan Designation
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Tentative Parcel
Map
Community Development Department -Planning Division 24
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Coastal
Development
Permit
Project is located in the Coastal Zone, outside the appeals jurisdiction
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.
Community Development Department -Planning Division 25
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Community Development Department -Planning Division 26
View Simulations
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Community Development Department -Planning Division 27
View Simulations
Roof Deck & Landscaping
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Community Development Department -Planning Division 28
View Simulations
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Community Development Department -Planning Division 29
View Simulations
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Conditional Use
Permit
Vehicle Sales Use with parking reduction require a CUP
Parking Demand Study Completed
Conditions of Approval
Appointment Only
No mechanical service/repair permitted
No vehicles stored/displayed outside
Test drives prohibited on residential streets
Community Development Department -Planning Division 30
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
CEQA Review
Project qualifies for exemption pursuant to CEQA Section 15332, Class 32
Project qualifies as infill development, under 5 acres in size
Air Quality and GHG Assessment, Noise Study, and Preliminary Water Quality Management Plan did not identify any significant impacts
Below Traffic Phasing Ordinance traffic impact analysis threshold (300 average daily trips)
Community Development Department -Planning Division 31
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Recommended
Action
Conduct a public hearing;
Find the project exempt from CEQA
pursuant to Section 15332, under Class 32; and
Adopt Resolution No. PC2021-001, approving CD2019-062,SD2019-003,UP2019-054 and NP2020-013
Community Development Department -Planning Division 32
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
For more
information
Contact Questions?Matt Schneider
949-644-3219
mschneider@newportbeachca.gov
www.newportbeachca.gov
Community Development Department -Planning Division 33
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
2510 West Coast
Highway Mixed-Use
Project
2510-2530 West Coast Highway
Planning
Commission
Public Hearing
February 18, 2021
Planning Commission - February 18, 2021 Item No. 3f Additional Materials Presented by Staff at the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
2510 West Coast Highway
Mixed Use Project
Planning Commission
February 18, 2021
Planning Commission - February 18, 2021 Item No. 3g Additional Materials Presented at Meeting by Applicant 2510 West Coast Highway Mixed Use Project (PA2019-249)
Location: 2510 & 2530 West Coast Highway
•Approximately 1 acre
•Inland side of Coast Hwy.
•Inside Coastal Zone
•Outside Coastal
Commission Appeal
Jurisdiction
Planning Commission - February 18, 2021 Item No. 3g Additional Materials Presented at Meeting by Applicant 2510 West Coast Highway Mixed Use Project (PA2019-249)
Project Features
•Redevelopment of existing marine sales facility.
•Two interconnected structures with shared ground level parking facility.
•Commercial (Coast Highway):
11,266 square-foot boutique auto showroom.
•Operates by appointment only
•No repair services
•Vehicles will not be stored on the exterior of the building
•Residential (Rear of Property):
35 residential units including 3 affordable units (Very Low Income for 55 years).
Planning Commission - February 18, 2021 Item No. 3g Additional Materials Presented at Meeting by Applicant 2510 West Coast Highway Mixed Use Project (PA2019-249)
January 2021 Plan
Revisions
•Plans were modified in January in response to community input:
•Height of the residential building is now limited to 35 feet as allowed in Mixed-Use H1 MM zone with a site development review application
•No height variances ever requested
•The northern elevation was updated to incorporate same design as south elevation
•The height of the vegetation at Coast Highway was reduced
•Added an exterior green wall at the residential stairs on the east elevation
•Added permeable pavers to Avon driveway
Planning Commission - February 18, 2021 Item No. 3g Additional Materials Presented at Meeting by Applicant 2510 West Coast Highway Mixed Use Project (PA2019-249)
Building Design
•California Coastal Modern architecture, similar to nearby Quay Work office development.
•Undulating roof line reminiscent of a rolling wave.
•Wood, glass, and metal siding.
•Varied articulation and massing.
Planning Commission - February 18, 2021 Item No. 3g Additional Materials Presented at Meeting by Applicant 2510 West Coast Highway Mixed Use Project (PA2019-249)
Affordable Housing Program
•Three Very Low-Income affordable units (Two studios and one 1-bedroom) rent restricted for 55 years
•State law and City Code allow an “incentive” and a “waiver” in exchange for providing affordable units.
•Developer requesting 35’ 0” height, as permitted by the Mixed-Use H1 MM zoning standards, in order to accommodate the affordable units.
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
Planning Commission - February 18, 2021 Item No. 3g Additional Materials Presented at Meeting by Applicant 2510 West Coast Highway Mixed Use Project (PA2019-249)
Consistency with the City’s
General Plan
•No General Plan Amendment
•The Project site is designated MU-H1, which contemplates a horizontal intermixing of uses.
•Highway-oriented general commercial uses are contemplated on the inland side of Coast Highway.
•Multi-family is contemplated to the rear of the commercial frontage.
•Consistent with the General Plan’s intensity and density limitations (0.5 FAR max for the commercial component and 20.1-26.7 units per acre for multi-family portion).
Planning Commission - February 18, 2021 Item No. 3g Additional Materials Presented at Meeting by Applicant 2510 West Coast Highway Mixed Use Project (PA2019-249)
The Coalition to Protect
Mariner's Mile
•“The future of Newport Beach should be
determined by the citywide General Plan
and be founded upon community consensus to guide the future of the City and Mariners’ Mile.”
Planning Commission - February 18, 2021 Item No. 3g Additional Materials Presented at Meeting by Applicant 2510 West Coast Highway Mixed Use Project (PA2019-249)
Consistency with
the City’s Local
Coastal Plan
•No LCP Amendment
•The City’s certified Local Coastal Plan designates the site as Mixed-Use –Horizontal (MU-H).
•This category is intended to provide for a horizontally distributed mix of uses, including general or neighborhood commercial and multi-family residential.
•The Project will be consistent by providing a boutique auto showroom along West Coast Highway and a multi-family residential building to the rear.
Planning Commission - February 18, 2021 Item No. 3g Additional Materials Presented at Meeting by Applicant 2510 West Coast Highway Mixed Use Project (PA2019-249)
Consistency
with Zoning
Planning Commission - February 18, 2021 Item No. 3g Additional Materials Presented at Meeting by Applicant 2510 West Coast Highway Mixed Use Project (PA2019-249)
California
Environmental
Quality Act
•The Project is exempt from CEQA.
•The Class 32 exemption category applies because the Project is an infill development with no potential to have a significant effect on the environment.
•City records include Noise, Air Quality and Greenhouse Gas Assessments to support Class 32 exemption.
Planning Commission - February 18, 2021 Item No. 3g Additional Materials Presented at Meeting by Applicant 2510 West Coast Highway Mixed Use Project (PA2019-249)
Public Noticing for the
Project
•Published in the Daily Pilot.
•Mailed to all owners of property within 300 feet of the Project site’s boundaries.
•Posted on the Project site since December 2019.
•The applicant delivered a flyer to all neighbors within the Project’s notification area that included the applicant’s personal contact information.
•Details about the Project were included on the January 21, 2021 Planning Commission agenda and will be included on the February 18, 2021 agenda.
Planning Commission - February 18, 2021 Item No. 3g Additional Materials Presented at Meeting by Applicant 2510 West Coast Highway Mixed Use Project (PA2019-249)
Views
•The Project does not have the potential to obstruct public views from
identified public view points or corridors.
•Visual simulations were prepared that demonstrate a lack of impacts
to public views from John Wayne Park and Cliff Drive Park.
Planning Commission - February 18, 2021 Item No. 3g Additional Materials Presented at Meeting by Applicant 2510 West Coast Highway Mixed Use Project (PA2019-249)
Housing Accountability Act
•The HAA is a State law known as the “anti-NIMBY” law.
•The HAA was adopted to limit the ability of a City to reject or create barriers to housing developments, particularly affordable projects.
•The HAA applies to the Project because it applies to all mixed-use projects with at least 2/3 of the project’s square footage designated for residential use.
•Once it is determined that the HAA applies to a project, the HAA imposes restrictions on the City’s ability to reject or reduce the density of the project.
Planning Commission - February 18, 2021 Item No. 3g Additional Materials Presented at Meeting by Applicant 2510 West Coast Highway Mixed Use Project (PA2019-249)
Housing Accountability Act (Continued)
•Specifically, a City cannot reject or reduce the density of a project if it meets
objective general plan and zoning standards unless the City makes written
findings based on a preponderance of the evidence that:
•The Project will have a specific, adverse impact on public health and safety;
and
•There are no feasible ways to mitigate or avoid those impacts except to reject the project or require a lower density.
•The Project does not conflict with health or safety standards and meets objective general plan and zoning standards.
•Therefore, the City is prohibited from denying the Project, or reducing its density.
Planning Commission - February 18, 2021 Item No. 3g Additional Materials Presented at Meeting by Applicant 2510 West Coast Highway Mixed Use Project (PA2019-249)
Community Concerns
•The project view will impact from West Coast Highway, John Wayne Park and Newport Bay
•The project does not blend with the community
•The project will negatively impact the marine industry
•The project should undergo environmental review
Planning Commission - February 18, 2021 Item No. 3g Additional Materials Presented at Meeting by Applicant 2510 West Coast Highway Mixed Use Project (PA2019-249)
Project Team
•Owner -Mark Moshayedi, 2510 W. Coast Hwy LLC & 2510 W. Coast Hwy Eat LLC
•Attorney -Sean Matsler, Cox, Castle & Nicholson LLP
•Architect -Shazad Ghanbari, Kenneth Ong and Joshua Smith, Westgroup Design
•Parking/Noise/AQ/GHG -Bill Lawson, Urban Crossroads
•Landscape Design –Mark Schattinger and Dan Delle, MJS
Planning Commission - February 18, 2021 Item No. 3g Additional Materials Presented at Meeting by Applicant 2510 West Coast Highway Mixed Use Project (PA2019-249)
Planning Commission - February 18, 2021 Item No. 3h Additional Material Presented by Public 2510 West Coast Highway Mixed Use Project (PA2019-249)
Planning Commission - February 18, 2021 Item No. 3h Additional Material Presented by Public 2510 West Coast Highway Mixed Use Project (PA2019-249)
Planning Commission - February 18, 2021 Item No. 3h Additional Material Presented by Public 2510 West Coast Highway Mixed Use Project (PA2019-249)
Planning Commission - February 18, 2021 Item No. 3h Additional Material Presented by Public 2510 West Coast Highway Mixed Use Project (PA2019-249)
Planning Commission - February 18, 2021 Item No. 3h Additional Material Presented by Public 2510 West Coast Highway Mixed Use Project (PA2019-249)
Planning Commission - February 18, 2021 Item No. 3h Additional Material Presented by Public 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Jerilynn Martin
To:Planning Commissioners
Subject:Newport Heights 2510 PCH Project
Date:Thursday, February 18, 2021 3:18:22 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Dear Planning Commisioners.
Have you actually seen the plans for this monstrosity? Why is such a beautiful and elegant city
considering such an eye sore and traffic debacle for this neighborhood? The view fromVeterans Park would be marred and forever changed and not for the betterment of NPB.
Please take your time in considering if this is what's best for the residents and not the city'spocketbook.
Thank you.
Kindly, J. Martin
Sent from Yahoo Mail on Android
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:heather hendrickson
To:Planning Commissioners
Cc:citycouncil@n
Subject:2510 PCH
Date:Thursday, February 18, 2021 3:37:31 PM
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is safe.
Dear Planning Commissioners:
As a longtime Newport Beach resident amd business owner, I respectfully request a full perspective of the overallplanning for Mariners Mile as a whole be presented to the community.
Let you us have an open community meeting with the Development Department - on Zoom or Zoom+in personoption.
The issues and opportunities theMariners Mile corridor present warrant full community participation.
As such, I request you table approval for the above referenced property in any regard until such time as communityhave more opportunity to comment.
The pandemic has made communication more difficult however it should not be a reason to less fully solicit andexplore community engagement.
Sincerely,
Heather A. HendricksonHeather Hendrickson LandPrincipalTel 949.293.1433
From the field
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:heather hendrickson
To:Dept - City Council
Cc:Planning Commissioners
Subject:2510 Pacific Coast Highway
Date:Thursday, February 18, 2021 3:45:15 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
The following letter was emailed to Newport Beach Planning Commissioners 2/18/213:37pm.
Thank you.
Begin forwarded message:
From: heather hendrickson <heather.hendrickson@gmail.com>Date: February 18, 2021 at 3:37:24 PM PSTTo: planningcommissioners@newportbeachca.gov
Subject: 2510 PCH
Dear Planning Commissioners:
As a longtime Newport Beach resident amd business owner, I respectfully request
a full perspective of the overall planning for Mariners Mile as a whole bepresented to the community.
Let you us have an open community meeting with the Development Department -
on Zoom or Zoom+in person option.
The issues and opportunities the Mariners Mile corridor present warrant full community participation.
As such, I request you table approval for the above referenced property in any
regard until such time as community have more opportunity to comment.
The pandemic has made communication more difficult however it should not be areason to less fully solicit and explore community engagement.
Sincerely,
Heather A. Hendrickson
Heather Hendrickson LandPrincipal
Tel 949.293.1433
From the field
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:C Rob
To:Planning Commissioners
Subject:That ridiculous bldg on calendar tonight
Date:Thursday, February 18, 2021 4:14:33 PM
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content is safe.
1. What happens to the kids RIGHT NEXT DOOR during construction?
2. This thing does not in any way fit into this city. Especially right on front street...PCH !
3. Where are they supposed to park up to 70 cars for tenants and more for their guests?
This should be a HUGE issue with the Planning Commission and must be addressed beforethis project is even brought to the table.
4. This building is U G L Y !!!!!! How can this even be considered?
5. What are the benefits of this project if it's approved? No I don't want to ask that because it
cannot be approved it just can't.
You are the City of Newport Beach's Planning Commission, not this developer's. Please donot allow this monstrosity on PCH or any where!
A very very concerned resident of this beautiful city,
Claire Roberts
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Teresa Axe
To:Planning Commissioners
Subject:2510 PCH
Date:Thursday, February 18, 2021 4:31:39 PM
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is safe.
I just became aware of the proposed very large building proposed for 2510 PCH. In my opinion this oversized
building would hurt our neighborhood! Obscuring the beautiful view from the public park above would be a huge
loss for so many. Most evening the park is full of people social distancing outdoors while trying to socialize with
friends and family.
Please hear the concerns of the people in the neighborhood that would be negatively impacted.
Thank you.
Teresa Axe
202 La Jolla Dr
92663
Sent from my iPhone
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Barbara Yeager
To:Planning Commissioners
Subject:2510 PCH project
Date:Thursday, February 18, 2021 4:32:23 PM
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is safe.
We are troubled to see the size of the proposed apartment project below John Wayne P ark in Newport. We ask you
to reject any height variance and to carefully consider all impacts on the wonderful park. This park is very heavily
used by the under-parked Newport Heights community. My wife and I have lied inn the Heights over 30 years,
Height limits along PCH are crucial to preserving the feel of our town. Variances for any reason sets a terrible
precedent. Thank you for your consideration,
Barb and Kurt Yeager
2332 E. 15th Street
Sent from my iPad
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Bob Richey
To:Planning Commissioners
Subject:2510 PCH
Date:Thursday, February 18, 2021 4:34:59 PM
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content is safe.
Mr. Weingand
Chairperson Planning Commission
Newport Beach, CA
Mr. Chairman and members of the Planning Commission
My name is Bob Richey and I am a Real Estate Developer. I have been a resident of Newport Heights
for the past 26 years. I am strongly against the proposed property redevelopment located at 2510
Pacific Coast Highway. The building being proposed is out of character for the area. It's mass, design,
and intended use are purely greed driven by the developer.
This proposed project, if it is approved, will create a diminution of values on many expensive homes
in Newport Heights. The loss created to the neighborhood will result in reduced property tax
revenue to the city, this at the worst possible time due to the COVID-19 pandemic.
Approval of this project will certainly create a very dangerous precedent for the Mariners Mile area.
Mariners Mile is an area that, if developed correctly, can preserve our quality of life, and create
revenue for the city through the guidance of staff, and appointed and elected officials.
Please consider putting yourselves in the position of the residents of the Heights who are most
affected. They will be facing the burden of a monetary loss of value, and in many cases, their most
highly valued monetary asset. The loss of viewshed from our parks and neighboring areas dilutes
the ambiance of the Newport Heights area. All of this because of a single developer whose only
motive is greed.
We are counting on you to use your best judgement, as we look to you to protect our quality of life
and future wellbeing. Please vote a strong and willful NO to the approval of this project. Thank you
for your time and consideration.
Bob Richey
RCR Enterprises, LP
17450 Mt. Herrmann Street, Suite D
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Fountain Valley, Ca. 92708
Bob.richey@rcrcompanies.com
Cell # 951 288 8555
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Nancy Scarbrough
To:Planning Commissioners
Subject:2510 Coast Highway Project
Date:Thursday, February 18, 2021 4:50:52 PM
Attachments:2510 PCH Planning Commission.pdf
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content is safe.
Please consider the attached comments for tonight’s Planning Commission meeting.
Nancy Scarbrough
Nancy@NancyforNewport.com
Cell: 949-887-6974
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
2510 Coast Highway
Feb. 18, 2021
Good Morning Chair Weigand and Commissioners,
I am opposed to this project for several reasons. Among them is the fact that this project eliminates a
marine businesses that has existed on Mariners Mile for several years. The project consultant stated at a
public meeting that the inclusion of a boutique auto showroom at the front of this project was due to
the reduced demand for marine related businesses. Bayport Yachts, who used to occupy the building
has told us that they left due to extreme rent hikes.
According to the National Marine Manufacturers Association, the latest data show 2020 cumulative
sales of personal watercraft up 10%, saltwater fishing sales up 5% and jet boats up 9% compared to a
year ago. Clearly there is no lack of interest in outdoor recreation during this pandemic. Councilman
Duffy informed me that his boats are back ordered. The proximity to the water makes Mariners Mile a
perfect location for companies who sell sailboats and yachts. It is unreasonable to think that that type
of business could store their inventory 5 miles away in Santa Ana or Costa Mesa. Newport Beach will
lose a valuable source of sales tax and a business type that has been a cornerstone of our city from the
beginning.
Further, the current zoning Mixed‐Use Horizontal 1 – MU‐H1. According to our Zoning Code Chapter
20.22
“The MU‐H1 designation provides for a horizontal intermixing of uses.
For properties located on the inland side of Coast Highway in the Mariners’ Mile Corridor, (a) the Coast
Highway frontages shall be developed for marine‐related and highway‐oriented general commercial uses
in accordance with CM and CG designations; and (b) portions of properties to the rear of the commercial
frontage may be developed for free‐standing neighborhood‐serving retail, multi‐family residential units,
or mixed‐use buildings that integrate residential with retail uses on the ground floor in accordance with
the CN, RM , CV, or MU‐V designations respectively.”
I disagree that we should be reducing the marine based businesses in our City. Please request that the
developer re‐consider the use of the commercial building and the mix of commercial and residential
uses at this site.
Thank you. Nancy Scarbrough
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:patty nesbit
To:Planning Commissioners
Cc:patty nesbit
Subject:2510 PCH Project
Date:Thursday, February 18, 2021 4:58:06 PM
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is safe.
I oppose this project. It will add more cars and traffic to an area already filled with too much traffic. The heightvariance is a bad idea. The whole project will just be an eyesore.Thank you,Patty NesbitNB resident for 31 years
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:patty nesbit
To:Planning Commissioners
Cc:patty nesbit
Subject:2510 PCH Project
Date:Thursday, February 18, 2021 4:58:06 PM
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is safe.
I oppose this project. It will add more cars and traffic to an area already filled with too much traffic. The heightvariance is a bad idea. The whole project will just be an eyesore.Thank you,Patty NesbitNB resident for 31 years
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Matsler, Sean
To:Planning Commissioners; City Clerk"s Office
Cc:Schneider, Matthew; Mark Moshayedi; Summerhill, Yolanda; Campbell, Jim
Subject:Applicant Correspondence - Agenda Item No. 3 (PA2019-249)
Date:Thursday, February 18, 2021 5:18:30 PM
Attachments:Applicant Letter Responding to Public Comments (PA2019-249) - February 18 2021.pdf
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content is safe.
Chair Weigand and Members of the Planning Commission:
The attached letter responds, in detail, to the legal claims made in various letters submitted to the
City in connection with the proposed 2510 Coast Highway project. We find these claims to be
without legal merit.
Best,
Sean
Sean Matsler
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 - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
www.coxcastle.com Los Angeles | Orange County | San Francisco
Cox, Castle & Nicholson LLP
3121 Michelson Drive, Suite 200
Irvine, California 92612-5678
P: 949.260.4600 F: 949.260.4699
Sean Matsler
949.260.4652
smatsler@coxcastle.com
February 18, 2021
VIA EMAIL [PLANNINGCOMMISSIONERS@NEWPORTBEACHCA.GOV]
Chair Weigand and Members of the Planning Commission
City of Newport Beach
100 Civic Center Drive
Newport Beach, CA 92660
Re: Agenda Item No. 3: 2510 West Coast Highway Mixed Use Project (PA2019-249)
Responses to Public Comments
Chair Weigand and Planning Commissioners:
This Firm represents the applicant for the 2510 West Coast Highway Mixed Use Project (PA2019-
249) (“Project”) located at 2510 West Coast Highway (“Property”). The Project will be before
Planning Commission this evening.
Below are responses to public comments received by the City this week, organized by topical area.
As discussed further below, the legal comments consist of conjecture and opinion and do not
undermine the valid basis for the Planning Commission’s action to approve the project.
Housing Accountability Act:
Summary of Comments:
Mr. David Tanner (“Tanner”) claims that the Housing Accountability Act (“HAA”) does not apply
to the Project because the Project does not meet the City’s objective General Plan and Zoning
standards, the standards of CEQA, and the Coastal Act. He further alleges that the HAA requires
20% of the total Project units to be sold or rented to lower income households and that the Project
does not comply with that standard.
Coalition to Protect Mariner’s Mile attorney, Deborah Rosenthal (“Rosenthal”), states that
“[w]hile the HAA is a powerful tool to encourage the provision of affordable housing, it does not
automatically exempt the Project from compliance with the City’s plans for West Coast Highway.”
Response:
The HAA applies to the Project because it applies to all housing development projects, including
mixed-use projects where at least two-thirds of the project’s square footage is designated for
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
February 18, 2021
Page 2
residential use. The HAA does not include a requirement for 20% of the total units to be sold or
rented to lower income households.
The Project is a mixed-use development with over two-thirds of the Property’s square footage
designated to residential use (i.e., 34,306 residential building area vs. 11,266 non-residential
building area). Therefore, the HAA applies to the Project.
Once it is determined that the HAA applies to a project, the HAA imposes a burden on the City to
approve the Project except in narrow circumstances. The City must treat a project protected by the
HAA differently than it would treat a other projects.
Specifically, the HAA imposes restrictions on a City’s ability to reject or reduce the density of a
housing project. Under the HAA, if a proposed development meets objective general plan and
zoning standards, a city cannot deny the project, or impose conditions that will reduce the density
of it, unless the City makes written findings based on a preponderance of the evidence that (1) the
project will have a specific, adverse impact on the public health or safety and (2) there are no
feasible ways to mitigate or avoid those impacts except to reject the project or to require a lower
density. As Rosenthal accurately notes, “the HAA is a powerful tool to encourage the provision
of affordable housing.”
Under the HAA, the City is limited to imposing objective general plan and zoning standards on
the Project, and it is prohibited from imposing subjective standards on the Project.
Objective standards are those that “involve no personal or subjective judgment by a public official
and are uniformly verifiable by reference to an external and uniform benchmark or criterion
available and knowable by both the development applicant or proponent and the public official
before submittal.” Govt. Code §§ 66300(a)(7), 65913.4(a)(5) (emphasis added). Standards
relating to height, setbacks and floor area ratio are good examples of objective standards. The
requirement in Code Section 21.30A.040(B)(4) that requires the City to evaluate a project’s impact
on public views is an example of a subjective standard that the City cannot apply to the Project.
Regardless, the Project will not impact public views, including views from John Wayne Park, as
shown in the visual simulations prepared by the applicant.
The Project meets all objective General Plan and zoning standards, as discussed further below.
Local Coastal Program Consistency:
Summary of Comments:
Tanner and Rosenthal state an opinion that the Project is inconsistent with the City’s Local Coastal
Program (“LCP”). Rosenthal states that unless the Project is required to comply with the City’s
LCP, the CDP cannot be issued.
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
February 18, 2021
Page 3
Response:
The Project conforms to all applicable sections of the LCP. The LCP designates the Project site as
Mixed-Use Mariners Mile (MU-MM). This category is intended to provide for a horizontal
distributed mix of uses, which may include general or neighborhood commercial and multi-family
residential. The Project would develop a boutique auto showroom and multi-family residential use,
thus complying with the intent of the designation.
The Project is further consistent with all applicable LCP policies and goals. For example, Coastal
Land Use Plan Policy 2.1.4-1 requires properties located on the inland side of Coast Highway
designated MU-H to be developed for marine-related and highway-oriented general commercial
uses, and allows multi-family residential to be located on portions of properties to the rear of
commercial frontages. Here, the boutique showroom, a highway-oriented general commercial use,
would be located along Coast Highway, with a multi-family component to the rear of the property,
in compliance with Policy 2.1.4-1. Policy 2.1.4-5 requires development to be designed and planned
to achieve high levels of architectural quality and compatibility, with adequate pedestrian and
circulation and parking to be provided. The Project has a high-quality, visually appealing design
from all façades. It would be compatible with surrounding properties with respect to height, bulk,
and design. The Project would feature pedestrian connections to the sidewalk to allow for
pedestrian circulation and would provide adequate and safe vehicular circulation and parking.
Similarly, Coastal Land Use Plan Policy 2.1.4-6 requires sufficient area for individual uses to
prevent fragmentation and assure viability, quality, and compatibility with adjoining uses. The site
would feature two uses, a showroom and a multi-family residential use, both of which would have
adequate area to assure viability and quality but would be integrated to prevent fragmentation. The
design and scale of the Project would be compatible with adjoining uses. The Project’s height will
not affect public views of coastal resources, as shown in the Applicant’s view simulations. In
addition, the Project will be compatible with the height, massing, and character of the surrounding
neighborhood. The Coast Highway façade is actually lower than the architectural features at the
adjacent Rolf’s Wine building to the west on the corner of Tustin and Coast Highway. The design
will be high-quality and visually appealing by incorporating marine elements and articulated
facades, similar to the nearby Quay Work project. The Project will not create any traffic or
pedestrian hazards. It is consistent with all applicable General Plan and Zoning Code provisions.
There is no basis for comments that the Project is inconsistent with the City’s LCP. Because the
Project will comply with the policies of the City’s LCP, as acknowledged by Rosenthal, the
Project’s CDP can be lawfully issued.
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February 18, 2021
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Coastal Development Permit:
Summary of Comments:
Tanner claims, without support, that the Applicant’s Coastal Development Permit application is
incomplete.
Response:
There is no support for the claim that the Coastal Development Permit application is incomplete.
It is complete and contains all required information. The Code Section cited by Tanner requires
the applicant to provide evidence in support of the findings that allow the City to approve or
conditionally approve a coastal development permit application. The Applicant provided such
information to the City and that information was the basis to support the City’s findings that the
Project conforms to all applicable sections of the LCP.
General Plan Consistency:
Summary of Comments:
Tanner claims that the Project does not comply with objective General Plan policies and cites
several General Plan policies that he claims are objective. By contrast, Rosenthal acknowledges
that the Project meets the minimum requirements of the General Plan.
Response:
The Project is consistent with all applicable objective General Plan policies and standards. The
standards Tanner claims are objective standards are subjective standards. For example, Tanner
claims that LU 1.6, “Protect and, where feasible, enhance significant scenic and visual resources
that include open space, mountains, canyons, ridges, ocean, and harbor from public vantage
points” is an objective standard. However, it does not contain objective standards or benchmarks
and would require subjectivity to determine whether, for example, enhancement is feasible.
Objective standards are those that “involve no personal or subjective judgment by a public official
and are uniformly verifiable by reference to an external and uniform benchmark or criterion
available and knowable by both the development applicant or proponent and the public official
before submittal.” (Govt. Code §§ 66300(a)(7), 65913.4(a)(5).)
None of the General Plan policies that Tanner claims are objective contain uniformly verifiable
standards. The Project complies with all objective General Plan policies and standards.
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February 18, 2021
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Density:
Summary of Comments:
Tanner alleges that the Project’s density exceeds City standards, specifically, the Housing
Element’s density standards.
Response:
The Project is consistent with the General Plan’s density limitations, which are 0.5 for the
commercial building and 20.1-26.7 dwelling units per acre for the multi-family component of the
Project. The State Density Bonus Law and the City’s Density Bonus Code provide for an increase
in the number of units of up to 35% above the maximum number of units allowed by the General
Plan for projects that include a minimum of 11% of units affordable to Very Low Income
Households. Here, the Project will provide three Very Low Income units, which equates to 11%
of the 26 base units. Therefore, the Project is eligible for 10 additional units above the 26 base
units allowed by the General Plan for a total of 36 units. A total of 35 units are proposed, one fewer
than allowed.
Tanner’s claim that the Project’s density does not comply with City standards is therefore
incorrect.
Mariners’ Mile Strategic Vision and Design Framework:
Summary of Comments:
Commenters claim that the Project is inconsistent with the Mariners’ Mile Strategic Vision and
Design Framework.
Response:
The Project is compliant with the Mariners’ Mile Strategic Vision and Design Framework. The
showroom is consistent with the uses envisioned along the inland area of Mariners’ Mile. The
Project’s color scheme utilizes neutral brown, tan, and grey colors with contrasting white trim
elements consistent with the Mariners’ Mile color palate. The architecture respects views from
John Wayne Park by providing both flat and undulating rooflines that are free of mechanical
equipment or vertical intrusions.
The Project’s landscaping enhances existing Palms along Coast Highway while adding an
additional Palm and background hedge consistent with the Mariners’ Mile Coast Highway edge
landscaping framework. Additional landscape features include linear concrete paver driveways,
vine covered walls, and palms lining the eastern edge of the Coast Highway access driveway.
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
February 18, 2021
Page 6
In addition, the Project will include pedestrian articulation features and cohesive retail appealing
to upscale local-serving tenants, in compliance with the Strategic Vision and Design Framework.
Marine Related Uses:
Summary of comments:
Commenters state an opinion, without supporting documentation or evidence, that the Project will
affect the marine industry. Tanner states an opinion that the Project is inconsistent with City policy
because it does not retain the current marine related use on the site. Rosenthal claims that the
Project Applicant should mitigate for “marine losses.”
Response:
The prior marine sale use does not have direct access to the sea and is not dependent on its location
to function. In fact, it has already relocated to a nearby office.
Further, there are adequate marine related businesses in the area to serve current and foreseeable
demand. There is no support for Tanner’s position that the Project would potentially significantly
adversely affect the marine industry or marine economy by removing the current use of the site.
There is similarly no support for Rosenthal’s position that mitigation is required to account for the
loss of a marine sale use. There is no environmental impact to mitigate.
Argument, speculation, unsubstantiated opinions and narratives, such as the statement by
commenters that the Project will affect the marine industry, do not constitute substantial evidence.
(Pala Band of Mission Indians v. County of San Diego (1998) 68 Cal.App.4th 556, 580.) Here,
there is no evidence that the Project will affect the marine industry.
Views:
Summary of comments:
Commenters argue the Project will impact views from Coast Highway, John Wayne Park, and
Newport Bay. Tanner and Rosenthal claim that the Project will impact views from John Wayne
Park and Coast Highway. Tanner includes drawings prepared by “Protect Mariner’s Mile” in
support of his claim. Rosenthal states an opinion that inland views from public vantage points will
be partially obstructed by the Project and views of inland bluffs from the water will be largely
blocked.
Response:
The drawings provided by Tanner do not accurately reflect the Project’s design. For example, they
show solar panels and HVAC units on the residential portion of the Project that are not proposed.
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
February 18, 2021
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The drawings simply say they were created by “Protect Mariner’s Mile.” Typically, simulations
are created by an architect or similar professional and take into account surveyed base elevations,
grading, scaled height and massing. The applicant’s simulations do this; Tanner’s drawings do not.
Our scaled comparison of Tanner’s drawings to the Project’s plans show that those drawings
overstate the Project’s height by 7-8 feet and inflate the building’s massing.
In addition, the Applicant submitted a new plan set on February 17th that shows a height reduction
for the Project’s commercial structure of over five feet to a total height of 25’2”. This height
reduction improves the view of the Bay from John Wayne Park and reduces the scale of the project
as seen from Coast Highway. This height reduction is not shown on Tanner’s drawings.
The Project does not have the potential to obstruct public views from identified public view points
and corridors, as identified on General Plan Figure NR 3 (Coastal Views), to the ocean, bay,
harbor, or other scenic resource due to the location of the Project site. The site is located on the
inland side of Coast Highway and development cannot block views to the south of Newport
Harbor. There is no evidence that the Project will obstruct inland views from public vantage points
or water views. Further, comments regarding impacts to views from private property are not
relevant because private views are not protected by the General Plan.
The Applicant prepared visual simulations that show accurate depictions of views of the Project
from John Wayne Park and demonstrate the lack of impacts to public views from John Wayne
Park. As shown in the simulations, the Project is consistent with the standards of the City’s LCP
and will not impact public views, including views from John Wayne Park.
Lighting and Glare:
Summary of Comments:
Tanner states an opinion that the Project will generate nighttime lighting and glare impacts to John
Wayne Park from the proposed multi-family residential windows.
Response:
The Project will not result in any lighting or glare impacts. The Project site is highly urban and
contains existing lighting and glare. The proposed multi-family building will not produce lighting
or glare that is inconsistent with the existing neighborhood character. In addition, the Project’s
Conditions of Approval require the following two conditions that would eliminate any potential
for the Project to emit excessive illumination:
Condition of Approval 9: “The site shall not be excessively illuminated based on the
luminance recommendations of the Illuminating Engineering Society of North America,
or, if in the opinion of the Director of Community Development, the illumination creates
an unacceptable negative impact on surrounding land uses or environmental resources. The
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
February 18, 2021
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Director may order the dimming of light sources or other remediation upon finding that the
site is excessively illuminated.”
Condition of Approval 10: “Prior to the issuance of a building permit, the applicant shall
prepare photometric study in conjunction with a final lighting plan for approval by the
Planning Division. The survey shall show that lighting values are “1” or less at all property
lines.”
Design, Massing, Height, and Community Compatibility
Summary of Comments:
Commenters argue that the Project will be incompatible with the community and state concern
over the Project’s height. Tanner states an opinion that the Project’s architecture and massing is
not compatible with the community. Rosenthal states a slightly different opinion that the boutique
showroom is compatible with the surrounding community but the multi-family residential
building’s design is mediocre and out of scale with the community.
Response:
The design of the Project will be high-quality and compatible with adjacent uses with respect to
building elevations. The architectural details will provide modulation of building masses,
elevations, and rooflines to promote visual interest.
The buildings will be a maximum of three stories in height, which is compatible with the scale of
surrounding buildings that are generally two stories in height. The Project’s Coast Highway
elevation will be approximately 25 feet two inches in height, which is below the elevation of some
adjacent properties, as shown on the Applicant’s simulations.
Adequate setbacks are incorporated into the Project’s design to ensure that the Project will be
compatible with adjoining uses. In addition, the Applicant has incorporated a “green” wall into the
façade of the residential entrance on Avon Street and a grass and paver style driveway to add to
the high-quality design of the Project. The Project will feature neutral colors that will be
compatible with surrounding development.
There is no basis for comments that the Project’s architecture or massing will be incompatible with
the surrounding community. Nor is such compatibility an objective standard eligible for
consideration by the Planning Commission under the Housing Accountability Act.
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
February 18, 2021
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Traffic and Access:
Summary of Comments:
Commenters argue that the Project will cause traffic and safety impacts.
Tanner states an opinion that residential traffic should not take access directly from Coast Highway
because it is congested and will present safety hazards.
He also asserts that the Project will result in potentially significant adverse traffic impacts at the
project entrance, the intersection of Coast Highway and Tustin Avenue, and the off-set intersection
of Tustin Avenue, Avon Street, Ocean View Street and an access drive fronting the north side of
the property.
Tanner alleges that the City inappropriately calculated the Project’s Average Daily Trips and
should have used the standard commercial use generation factor for the auto showroom.
Rosenthal states, without support, that the Project should be required to mitigate for its adverse
impacts on traffic, and that the Project’s 294 trips are “extremely suspect” because 294 trips is six
trips less than the City’s 300 trip threshold that requires a traffic study. She states an opinion,
without any support, that the streets near the site do not have the capacity to carry additional cars
(even though the Project’s level of development was contemplated in the 2006 General Plan EIR).
Response:
Relative to the existing boat sales use, the proposed project would result in a net increase of 8
AM peak hour trips and 13 PM peak hour trips. This is far less than what other permitted uses on
the property allow. For example, a single medical or dental office at the allowed development
intensity would result in more than twice the number of daily trips.
Based on calculations by the City’s traffic engineer, the Project would generate 295 daily trips,
and a net increase of 169 daily trips, based on Traffic Phasing Ordinance trip generation
procedures. There is no basis for Tanner to assert that the Project would generate more than 300
average daily trips, or for Rosenthal to claim that the calculation of the Project’s daily trips are
“suspect” simply because they are close to a City threshold. Tanner provides no evidence to
support the conclusion that the Project would generate over 300 average daily trips. Likewise,
Rosenthal provides no documentation or evidence to challenge the Project’s trip generation
calculation. Argument, speculation, unsubstantiated opinions and narratives do not constitute
substantial evidence. (Pala Band of Mission Indians v. County of San Diego (1998) 68 Cal.App.4th
556, 580.)
As discussed in Urban Crossroads February 16, 2021 Trip Generation Assessment Memo, uses
that are currently permitted within the MU-MM Zoning District include medical office, industrial,
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
February 18, 2021
Page 10
and retail. Several of the permitted uses would generate daily trips that far exceed the number of
Project daily trips. For example, a dental office would generate 746 daily trips, more than double
the number of daily trips generated by the Project.
The Project would not present any access issues or hazards as a result of its proposed access from
Coast Highway and would not result in traffic impacts. Rosenthal’s position that the Project should
mitigate for traffic impacts is unsubstantiated. There are no traffic impacts for which mitigation
is required. As concluded by Urban Crossroads in its February 16, 2021 Memo, trip distribution
patterns are likely to be similar to the existing use of the site.
Parking:
Summary of Comments:
Commenters state concern that the Project does not include a sufficient number of parking spaces.
Tanner and Rosenthal state an opinion that the Project does not propose a sufficient number of
parking spaces. Rosenthal, however, admits that the number of residential spaces is technically
allowed under State law and “consistent with generally accepted traffic estimates for the multi-
family residences.” She nonetheless, and somewhat quizzically, suggests a mitigation measure for
parking permits.
Response:
A Parking Demand Evaluation was prepared for the Project that concluded the Project provides
adequate parking capacity to support the proposed type and intensity of uses. Neither the City’s
vehicle sales parking rate nor the City’s retail sales parking rate accurately reflects the high-end
boutique showroom use planned for the site. The City’s rates overstate the actual parking demand,
based on calculations conducted by a traffic engineer. There would be a peak parking demand of
13 spaces at the proposed showroom and as such, the Applicant has requested a reduction in the
required off-street parking. Rosenthal’s speculation that the Project will likely remain vacant or
be unsuccessful is improper and irrelevant to the analysis of whether there is sufficient off-street
parking to meet this Project’s demand.
Rosenthal’s suggested mitigation measure of parking permits is likewise inappropriate because
there is not a parking impact to mitigate.
Vehicular and Pedestrian Safety:
Summary of Comments:
Commenters claim that the Project will increase safety hazards. Tanner argues that residential
access should be prohibited from Coast Highway.
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
February 18, 2021
Page 11
Response:
There is no basis for the claim that the Project will increase hazards to pedestrians or vehicles.
There is adequate access for vehicles from Coast Highway today, and the Project does not include
any feature that would potentially present a hazard to pedestrians in the vicinity of the Project site.
Prohibiting pedestrian access from Coast Highway, as Tanner suggests, would prohibit residents
from walking to and from the Project site, thus reducing pedestrian access to City sidewalks
connecting the Project to the surrounding community. Such a policy would be a detriment to future
residents and would be inconsistent with City policies encouraging pedestrian connections.
Air Quality
Summary of Comments:
Commenters claim, without evidence, that the Project will result in adverse air quality impacts.
Rosenthal states, without support, that the Project should be required to mitigate for its adverse air
quality impacts. She alleges the Project will cause “dangerous air quality impacts” without any
evidence supporting her allegation.
Response:
As demonstrated in Urban Crossroads’ June 10, 2020, 2510 West Coast Highway Mixed-Use
Development Air Quality and Greenhouse Gas Assessment, neither short-term nor long-term air
pollutant emissions generated by the Project would exceed significance thresholds established by
the South Coast Air Quality Management District. No sensitive receptors would be exposed to
emissions in excess of standards during construction or operation.
Noise:
Summary of Comments:
Commenters claim, without support, that the Project would result in noise impacts.
Response:
There is no support for the claim that the Project would result in noise impacts. The Project is a
multi-family residential use and a showroom use that will only be open during the day. Neither of
these uses are noise-generating uses. The residential HVAC system will comply with applicable
regulations such that it will not adversely affect nearby uses.
A Noise Impact Analysis was prepared for the Project on July 28, 2020 and concluded that the
Project would not create any sources of noise that would exceed thresholds. Noise levels are not
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
February 18, 2021
Page 12
expected to exceed 64 dBA CNEL at the building façade, which is less than the City’s 65 dBA
CNEL exterior noise compatibility criteria for residential mixed-use.
Class 32 CEQA Exemption:
Summary of Comments:
Commenters assert that additional environmental review is required. Tanner and Rosenthal assert
that the Project does not qualify for a CEQA Class 32 exemption because the Project could have
significant impacts and presents “unusual circumstances.” As an example, Tanner states that
eliminating the existing marine-related business on the site constitutes an “unusual circumstance.”
Rosenthal states that the site is “visible and sensitive” to support her opinion that a Class 32
exemption is inappropriate.
Response:
The Project qualifies for a CEQA Class 32 exemption because it is an infill project with no
potential environmental impacts. The Project is an infill development because it involves replacing
existing development with a showroom and multi-family residential use in an area surrounded by
urban development.
There is no reasonable probability that the Project would have a significant effect on the
environment. The Project complies with the City’s General Plan and Zoning Code, will not block
views from public locations, will not generate traffic impacts, and will not pose public safety
hazards. The Project meets the City’s density limitations and will be compatible with the height,
massing, and character of the surrounding community. Technical studies demonstrate that no
noise, air quality or GHG impacts are anticipated. Contrary to Tanner’s comment, the elimination
of the existing marine-related business on the site is not an environmental impact. Contrary to
Rosenthal’s comment, the Project will not result in odors or noxious emissions.
There are no unusual circumstances associated with the Project. The fact that the Applicant is
requesting a reduction in the number of parking spaces does not show unusual circumstances,
contrary to Tanner’s assertions. There is similarly no fair argument that the Project would
potentially result in significant environmental effects.
Earthquake, Liquefaction, Fire:
Summary of Comments:
Tanner states concern about potential earthquake, liquefaction, and fire impacts.
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
February 18, 2021
Page 13
Response:
The Project will not create or exacerbate earthquake, liquefaction, or fire risks on the Project site
or anywhere else in the City. Tanner provides no evidence to the contrary.
Regional Housing Needs Assessment:
Summary of Comments:
Tanner states that the City will be required to add housing units, including affordable units, to the
City to meet its Regional Housing Needs Assessment (“RHNA”) goals.
Response:
The Project will assist the City in meeting its RHNA goals by providing housing, including
affordable units, on a site that currently does not provide housing.
Accessory Dwelling Units:
Summary of Comments:
Tanner asserts that the impact of ADUs on the City and Mariners’ Mile have not been evaluated.
Rosenthal states that the City failed to consider the possibility of mandatory ADUs that could
double parking on the site.
Response:
The Project does not propose any ADUs and therefore is not required to evaluate the impacts of
ADUs. As discussed in Save Round Valley Alliance v. County of Inyo (2007) 157 Cal.App.4th
1437, a project does not need to consider impacts associated second units that can potentially be
built in accordance with State law if those units are not a reasonably foreseeable consequence of
the initial project. Future development of ADUs is too speculative to require CEQA analysis. The
court reasoned that “even if the building of some second units might be foreseeable, it is impossible
to predict how many units will be built, the size of such units… or how such units might impact
the environment.” Here, ADUs are entirely speculative and therefore not required to be evaluated.
Health and Safety:
Summary of Comments:
Rosenthal argues that the City cannot establish findings to support the requested incentives because
the Project will cause public health and safety concerns. She cites air quality impacts,
overcrowding, and compatible with community character as alleged health and safety concerns.
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
February 18, 2021
Page 14
Response:
An impact on public health and safety is defined as a significant, quantifiable, direct, and
unavoidable impact, based on objective, identified written health or safety standards, policies, or
conditions. A general plan or zoning inconsistency specifically does not quality as a specific,
adverse public health or safety impact. (Gov. Code § 65589.5(d)(2).)
The Project will not cause any public health or safety concerns. Contrary to Rosenthal’s claim, the
Project will not cause air quality impacts, lead to overcrowding, or be incompatible with
community character. Rosenthal provides no evidence that the Project will cause air quality
impacts, lead to overcrowding, or cause incompatibility with the community character. The City
has sufficient information to make a finding that the Project will not result in any health and safety
impacts.
Community Outreach:
Summary of Comments:
Some commenters suggest that additional community meetings and forums are warranted prior to
a Planning Commission meeting on the Project.
Response:
Among other community outreach, the Applicant held a community meeting via Zoom on
February 2, 2021 to review the Project and answer questions from the public. Approximately 70
community members attended the meeting. Thereafter, the Applicant provided updated Project
plans to address some of the community concerns. One of the changes the Applicant made to the
Project plans to address community concerns was to reduce the height of the Project façade along
Coast Highway to address concerns about view obstructions from John Wayne Park. The
Applicant has conducted significant outreach to the community, including at the meeting on
February 2nd and in follow-up direct correspondence with numerous citizens.
Environmental Justice:
Summary of Comments:
The Coalition to Protect Mariners’ Mile alleges, without documentation or any evidence, that the
Project does not take environmental justice into consideration.
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
February 18, 2021
Page 15
Response:
There is no evidence to support the commenter’s assertion. To the contrary, the Project will provide
residents, including low income residents, accessibility to high-quality housing opportunities near
the coast. Claims of environmental justice are baseless.
General Welfare of Community:
Summary of comments:
Tanner states a general opinion that the Project will negatively affect the general welfare of the
community. Commenters state, without evidence, that the Project will harm neighbors and
children.
Response:
There is no basis, nor evidence in Tanner’s letter, that would support the conclusion that the Project
would negatively impact the general welfare. It provides community-serving retail and multi-
family units, including affordable units, to serve the City’s residents. It is a high-quality building
that will be compatible with the existing community. The Project is compatible with the General
Plan, Zoning Code, and LCP. There is simply no basis for the comment that the Project will
negatively impact the residents of the City. Argument, speculation, unsubstantiated opinions and
narratives do not constitute substantial evidence. (Pala Band of Mission Indians v. County of San
Diego (1998) 68 Cal.App.4th 556, 580.)
Sincerely,
Sean Matsler
of Cox, Castle & Nicholson LLP
cc: Matt Schneider [via e-mail: MSchneider@newportbeachca.gov]
Jim Campbell [via e-mail: JCampbell@newportbeachca.gov]
Yolanda Summerhill, Esq. [via e-mail: YSummerhill@newportbeachca.gov]
Mark Moshayedi [via e-mail: mark@spaceip.com]
080335\12261045v2
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Amy Gagnier
To:Planning Commissioners
Subject:W Coast Hwy
Date:Thursday, February 18, 2021 5:59:39 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
Dear commissioners,
As a homeowner at 207 Tustin Ave. this would GREATLY impact my life and my property.
We already have gathered signatures from all neighbors to get permits for the problem already occurring with 2 hour
parking in front of our OWN property. All signatures were submitted in November, still no response.
This entire project is not only hideous but, extremely dangerous.
We have very small children on our street for one and the traffic, cars, dealership, test drives, which, will occur, to
test power going up our hill would be a disaster.
The blocking of views from parks and homes would be gone forever.
If this project goes through, will our property taxes decrease due to lost views, higher traffic, noise, ect.? I think not.
This is a poor location in all entirety for this project. Please vote NO!
Regards,
Amy Gagnier
207 Tustin Ave.
Newport Beach, CA
If you're lucky enough to live by the ocean, you're lucky enough.
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Carrie Christy
To:Planning Commissioners
Subject:2510 PCH
Date:Thursday, February 18, 2021 6:11:15 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
Please please please don’t approve apartments that would block the view from the park above! It’s not too
late.....let’s keep some of the charm of Newport Beach!
The last thing PCH needs is some more apartments, more cars, more parking problems.
I’ve spent many an afternoon at that park with my children and with my friends when I was younger....it’s a
beautiful view! Don’t spoil it....for the sake of the almighty dollar!
Sincerely,
Carrie Christy
Sent from my iPad
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Lorietrottier
To:Planning Commissioners
Subject:2510 PCH Project
Date:Thursday, February 18, 2021 6:30:31 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
I am requesting that you please continue this project so that I may review the plans and environmental documents
for this building and height variance. The project’s building mass appears to be significantly higher, out of scale and
out of character with the surrounding area and community. The additional height appears to significantly impact
public views from a park to the harbor.
I have just been notified of this project and request additional time to review plans and related documents.
Lori Trottier, AICP CEP
949-235-3094
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Derek Landry
To:Planning Commissioners
Subject:2510 W Coast Highway
Date:Thursday, February 18, 2021 7:02:47 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
I am writing to support the proposed project on the site. This is what the city needs on these undeveloped lots along
this section of PCH. We need more mix use and Multifamily next to existing retail.
Don’t listen to the NIMBYs up on the hill....
Thank you
Derek M. Landry
949-355-3812
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:(null) (null)
To:Planning Commissioners
Subject:2510 PCH project
Date:Thursday, February 18, 2021 7:27:11 PM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content
is safe.
Councilmembers,
As a long time resident extremely familiar with the usage of John Wayne Park, recently dedicated, and long time
president of the Newport Theatre Arts Center, I feel well qualified to voice a concern over the scope of the structure
below the park and theatre. The usage of the park is so much a part of the surrounding community as well as for
people from all parts of the area. Day and night folks are picnicking, sunbathing, exercising, strolling, sitting and
chatting, all enjoying the view. When the boat parade occurs, there is standing room only. Other occasions also
draw many, many viewers, the views at sunset, the views at sunrise, the cavalcades down PCH. What a shame to
take this away from the people who live here and work her and play here for one more big building. My
participation in that vicinity counts for over forty years, so I know of the seniors who sit in their cars to watch the
view, the workers who come there on their lunch hour, the moms who bring their toddlers, the school boys who
gather with their bikes to look at the scenery, the weddings, the prom pictures and parties, the birthday parties. It is
amazing how the park is used and enjoyed. I wonder if you would visit the location on occasion, you might notice
the same popular usage. Please do not allow anything to destroy the jewel of Newport Beach. Sincerely, Rae A.
Cohen
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Cheryl Chris Ohlhaver
To:Planning Commissioners
Subject:2510 PCH apt and car dealership
Date:Thursday, February 18, 2021 7:33:29 PM
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is safe.
This project is ridiculous , do we have to live like hamsters on top of each other? Traffic on PCH is already
horrendous in that area . Why can’t you leave a nice park view alone to let our community enjoy it. Please don’t
approve this plan!
Sent from my iPhone
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Mandy Madden
To:Planning Commissioners
Subject:2510 PCH Project- NO
Date:Thursday, February 18, 2021 7:46:33 PM
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content is safe.
PLEASE DO NOT. As a resident of Newport/ East side Costa Mesa who frequents this park
this would completely change the charm and beauty of what we all love about where we live.This will also create more traffic and safety concerns. Please reconsider!!!!
- Mandy
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Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:BiLL Lyon
To:Planning Commissioners
Subject:PCH Development
Date:Thursday, February 18, 2021 8:31:11 PM
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is safe.
Dear N. B. Planning Commissioners,
PCH has become a mini-freeway, and is impacting the community’s quality of life. The proposed apartment
complex will add to the congestion and traffic woes that are already negatively impacting the area. Please vote no
on this development.
Sincerely,
Bill Lyon
Resident
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Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Ela
To:Planning Commissioners
Subject:2510 W PCH apt building
Date:Thursday, February 18, 2021 8:40:31 PM
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is safe.
Hello,
I have just seen the 2510 W PCH Apt building project plan on Newport neighborhood site.
This is totally awful and ugly. Why on earth city of NPB would allow such a project that destroys the beauty of our
city?????? And makes it even more contested???
Thank you,
Ela
Sent from my iPhone
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:john Reiss
To:Planning Commissioners
Subject:No building by Cliff Drive
Date:Thursday, February 18, 2021 8:46:26 PM
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content is safe.
I am a resident of Costa Mesa but go to the park on Cliff Drive once a week to walk. The main
reason I, and scores of others, choose this park is the beautiful Channel and ocean views. This
view belongs to all of us. A construction of this size and height will only benefit the developer
but forever change the landscape .
Sincerely,
John Reiss
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Sarah Lagerlof
To:Planning Commissioners
Subject:No on 2510 PCH Project
Date:Thursday, February 18, 2021 9:29:58 PM
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is safe.
Please do not approve this project. It will increase traffic flow which is unsafe for the surrounding neighborhood.
The structure is too large and tall and will destroy the beautiful view that aide in property values. Thank you.
Sarah Lagerlof
1895 Parkcrest DrIve
Costa Mesa CA 92627
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:geri ferguson
To:Planning Commissioners
Subject:Re: 2510 PCH Project
Date:Thursday, February 18, 2021 10:21:35 PM
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is safe.
I’m objecting to giving this project a height variance. It would set a very bad precedent going forward. Why should
this property receive special consideration? It will obstruct a view.
“Resist much, obey little.” -Edward Abbey
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Kerri Hirsch
To:Planning Commissioners
Subject:NO!!!!!! to 2510 PCH project!!!
Date:Friday, February 19, 2021 6:33:09 AM
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is safe.
Absolutely 100% NO to this project!!!!! PCH is already packed!
It’s ugly
It brings nothing positive to the community
Should trigger a green light vote as it will definitely increase the car trips yet once again you’ll help the developers
weasel around it
They’re already pushing the envelope with the requested increased height variance. (Which will undoubtedly be the
first of many variance requests)
The community has spoken again and again that we do not want growth like this. you are our elected officials for
once do what the community wants!!!!!!!!
No!
No!
No!
Kerri Hirsch
949-533-4035
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Jeanie
To:Planning Commissioners
Subject:2520 PCH Project
Date:Friday, February 19, 2021 7:02:04 AM
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is safe.
I am opposed to this project. When the Library and City Hall were built, view corridors on MacArthur were
preserved. That same standard should apply to 2510 PCH. Please insist that this project be redesigned.
Thank you, Jeanie Roe, 2518 Wavecrest drive, CDM.
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Amy Ogburn
To:Planning Commissioners
Subject:2510 pch project
Date:Friday, February 19, 2021 7:58:22 AM
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content is safe.
Dear city planning, I am a long time resident of Newport Heights and I am apposed to
the beauty, density, heighth, and traffic concerns of the proposed project. It will cause
public views to be altered and obstructed, it's an eye sore and isn't in keeping with the
beauty of Newport Beach, and the density is too heavy, and it will create too much
traffic.
Amy Ogburn309 La Jolla Drive Newport Beach CA 92663
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Debbie Knost
To:Planning Commissioners
Subject:John Wayne park
Date:Friday, February 19, 2021 10:25:14 AM
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I’ve lived in Newport since early 60’s
I’ve seen many changes some good some bad.
I think our planning department needs to listen to the residents
Stop taking away the few public views we have left!
We need to stop building high rise condos allowing so many people !
More people, more water, more traffic!!
Newport should not become a mini Los Angeles!
Please say no !!! Save Newport Beach
Please SAVE what’s left of Newport’s charm!
Sent from my iPad
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Stacia
To:Planning Commissioners
Subject:No High Density development on Mariners Mile
Date:Friday, February 19, 2021 8:18:07 PM
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I am a resident of Cliff Haven (25 years) please slow down and do not pass this High Density development plan.
There are other ways we should look at developing that area. For years it is a mishmash not reflective of out town.
There should be care for the use and aesthetic of Mariners Mile as it really should show off the best of Newport - as
we do not have a traditional “center”.
Thank you for your consideration.
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Janine Allen
To:Planning Commissioners
Subject:2510 PCH Project
Date:Friday, February 19, 2021 9:04:30 AM
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content is safe.
I live in Newport Heights. I don't have a view except when I go to the park to see the bay. This
project does not belong here. It is massive and not appropriate for this area. Please considerthe residents that live here and not just developers. Thank you!
Janine Allen
406 San Bernardino AveNewport Beach 92663
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Stacia
To:Planning Commissioners
Subject:No High Density
Date:Friday, February 19, 2021 8:53:47 PM
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content is safe.
The project will result in significant traffic and safety impacts
The project will impact view from West Coast Highway, John Wayne Park, Cliff Drive Parkand Newport Bay
The project does not blend with the communityThe project will negatively impact the marine industry
The project should undergo environmental review. There are obvious significant impacts
The community needs time to understand the effect this and other planned projects will haveon the Mariners Mile.
S. Nadelman
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:leslieabrennan@gmail.com
To:Planning Commissioners
Subject:Mariners Mile
Date:Saturday, February 20, 2021 9:07:20 AM
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content is safe.
Please do not allow the building of condominiums at Marines Mile. The view we are able to enjoy is
really what got us through COVID-19.
Thank you,
Leslie Brennan
424 Westminster Ave
Newport Beach CA 92663
(949)689-8349
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:James Cantwell
To:Planning Commissioners
Subject:2510 PCH Project
Date:Saturday, February 20, 2021 11:26:20 AM
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content is safe.
Hi
I recently heard the news about the proposed 2510 PCH Project near John Wayne Park, and I
think it would be a horrid shame if the development gets approved and goes ahead.
My girlfriend and I (we live off Irvine Ave adjacent to the Back Bay) frequently travel to thepark by bike to enjoy the sunsets and harbor views from this vista point. The only outcome
from this development is disruption of the serene area during construction, and blocking theviews of the harbor from John Wayne park for forever when the development is completed.
I would urge the Planning Commission of Newport Beach to do whatever is in their power to
prevent the development from going ahead. When a community downgrades amenities likeJohn Wayne park (that have been enjoyed by generations), it’s on a slippery slope.
What’s next? High rises on Balboa Island? Dredging the Back Bay for more million dollar
boat moorings?
Let’s do the right thing here.
James CantwellConcerned Newport Beach Resident
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Breann McGee
To:Planning Commissioners
Subject:2510 PCH Project
Date:Saturday, February 20, 2021 1:13:49 PM
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content is safe.
Hello,
I recently heard the news about the proposed 2510 PCH Project near John Wayne Park, and I think it would
be a tragedy if the development gets approved and goes ahead.
My boyfriend and I frequently travel to the park by bike to enjoy the sunsets and harbor views from this
vista point. The only outcome from this development is disruption of the serene area during construction,
and blocking the views of the harbor from John Wayne park for forever when the development is
completed. It was also cause even more traffic to an already busy highway.
I would urge the Planning Commission of Newport Beach to do whatever is in their power to prevent the
development from going ahead. When a community downgrades amenities like John Wayne park (that have
been enjoyed by generations), it’s on a slippery slope.
Please, I hope the right decision is made.
Thank you!
Breann McGee
Concerned Newport Beach Resident
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Bret Ebright
To:Planning Commissioners
Subject:2510 Coast Highway
Date:Sunday, February 21, 2021 8:04:14 AM
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is safe.
I am a Newport Heights resident and I oppose this project. I do not want any variances granted that obstruct views
from our parks. I do not want high density housing built where there are no facilities or businesses to support the
residents. The residents of those units would drive directly uphill through our neighborhood to get to 17th street.
Thank you,
Bret Ebright
Sent from my iPhone
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Linda Heller
To:Planning Commissioners
Subject:2510 PCH
Date:Sunday, February 21, 2021 8:42:51 AM
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content is safe.
Please do NOT let this happen. It will take away from the views at John Wayne Park which
many people come to enjoy. Linda Heller
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:JUDY LEEPER
To:Planning Commissioners
Subject:2510 PCH Project
Date:Sunday, February 21, 2021 2:20:48 PM
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is safe.
I am writing to ask you to NOT approve this project. I love going to John Wayne park and enjoying the incredible
view. We have enough of high rise homes and buildings that block the view of all of the residents in Newport
Beach.
Please vote no on this project
Judy Leeper
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Sandra Sowers
To:Planning Commissioners
Subject:2510 W. Coast Highway Project
Date:Monday, February 22, 2021 9:19:23 AM
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February 22, 2021
To whom it may concern:
Thank you for taking the time to read our letter regarding the 2510 W. Coast Highway project.
We have owned our homes on Cliff Drive across from the John Wayne Park and the bay since
the early 1990's. We were saddened to hear/see that our views will be reduced as a result of aprivate auto storage and an apartment building with a rooftop deck construction project.
For several years the Newport Harbor Educational Foundation volunteers have arranged a
beautiful home and garden tour of our community. The donations benefit Newport HarborHigh School. The homes are viewed by many people, and a lovely luncheon is hosted at John
Wayne Park. The views of our city and the bay are appreciated by the donors from variouscities and our community.
The John Wayne Park is truly a landmark enjoyed by many students, adults and families from
all over the world. The back drop view is magnificent for special photos captured. Thedaytime and nighttime views show the beauty of Newport Beach.
We hope that you can reconsider the height of the apartment building and eliminating the roof
topdeck. We would like to know when the story poles will be erected so we can see the truevisual impact?
We look forward to attending a community meeting regarding the Master Plan for Mariners
Mile.
Please help us preserve our community.
Thank you for your time to this matter.
Sincerely,
Sandra Sowers and Familyssnewportbeach@gmail.com
Planning Commission - February 18, 2021 Item No. 3i Additional Materials Received After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
Planning Commission - February 18, 2021 Item No. 3j Additional Materials Received At/After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Amy Lawrence
To:Planning Commissioners
Subject:2510 PCH. Project
Date:Monday, February 22, 2021 3:33:00 PM
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is safe.
Dear planning commission,
Please do not approve a large scale residential project on that parcel of PCH.
The parks in Newport Heights have served not just the local Newport heights community but people come from all
over to enjoy the open view . We have seen the value of our open spaces during the pandemic and to lose these
spaces to enjoy the view and sunsets as a community is very sad and a misuse of the land.
Not to mention the traffic impact it will have on the small streets leading to PCH .
Don’t turn pch into what lajolla did years ago with high density apartments obscuring the beautiful coastal views .
Please reconsider approving such a project that would have such an impact on so many people .
Thank you ,
Amy Lawrence
Sent from my iPhone
Planning Commission - February 18, 2021 Item No. 3j Additional Materials Received At/After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Debbie.Shepherd
To:Planning Commissioners
Subject:2510 PCH Project
Date:Tuesday, February 23, 2021 11:11:13 AM
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content is safe.
Dear Planning Commission,
This project is not compatible with our city and is ridiculous. As a resident of the city, I am absolutely
opposed against this project. Please do not approve it.
Sincerely,
Debbie Shepherd
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Planning Commission - February 18, 2021 Item No. 3j Additional Materials Received At/After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Debbie.Shepherd
To:Planning Commissioners
Subject:2510 PCH Project
Date:Tuesday, February 23, 2021 11:11:13 AM
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content is safe.
Dear Planning Commission,
This project is not compatible with our city and is ridiculous. As a resident of the city, I am absolutely
opposed against this project. Please do not approve it.
Sincerely,
Debbie Shepherd
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Planning Commission - February 18, 2021 Item No. 3j Additional Materials Received At/After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Bruce & Kathe Choate
To:Dept - City Council; Planning Commissioners
Cc:choateoncliff@gmail.com
Subject:2510 W. Coast Highway project
Date:Wednesday, February 24, 2021 5:43:45 PM
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content is safe.
Dear Members of the Newport Beach City Council and Planning Commission, As I understand it, the people of Newport Beach elect the members of the City Council torepresent the citizen’s interests. The City Council then appoints planning commissionerswho provide oversight to the City’s land use planning process and real estate developmentto assure it is consistent with the resident’s vision for their city. The City then hiresplanning staff, who is accountable to the City Council. All of this suggests that theresidents should be adequately represented when it comes to important and often lifechanging projects to be built in our city. Consequently, I am writing to express mydisappointment over the approval process for the 2510 W. Coast Highway project onMariners Mile. Inasmuch as the Planning Commission has approved this project, I have several questionsthat I feel are worthy of an answer. I have often wondered why residents are notinformed of these projects until they are presented to the Planning Commission, at whichtime it is too late to have any significant input. Shouldn’t we have a say in what happensin our neighborhoods? I believe that most people affected by this project are appalled atwhat is in store for them. Noise, traffic, pollution and parking issues, to say the least, on adaily basis. I participated in the Zoom call with the developer and his representative, andI don’t believe these issues were answered to anyone’s satisfaction. This building appearsto take up every square inch of the property and there seems to be no effort whatsoever togive it any kind of a nautical character as is appropriate for Mariners Mile. I was leftwondering if any staff or planning commissioners visited the site and surrounding areas,and tried to imagine what this building would look like in context to the adjacent buildingsand their impact on treasured views. Facing PCH the building has the appearance of aglass box with yet another exotic car showroom. How many more of those do we need? This one comes with a promise of no test drives in our neighborhoods; we shall see. It is quite clear that the added traffic along Tustin, Avon and Riverside is going to be aproblem. Why wasn’t a traffic study completed? What about the ingress and egress onPacific Coast Highway? It is already dangerous with the speeds vehicles reach alongMariner’s Mile. I understand that Commissioner Koetting took exception to a comment made by DavidTanner (coalition spokesman) in reference to “bias” by city staff. I am saddened to saythat this is how we residents feel. Where is our representation and who is listening to us? The development of Mariners Mile is in the interest of all the citizens of Newport Beach,and from the north via PCH, it serves as the gateway to our beautiful city. With the kind ofdevelopment proposed in the above named project, as well as the design being discussedfor the adjacent Newport Village project, it will start to have the appearance of HuntingtonBeach. We can’t go back once these massive projects are built. We live here, and will seeand experience it every day. Clearly the Mariner’s Mile development plan needs morestudy and it should include the input of neighbors and other impacted citizens. I feel this is an urgent matter and I do hope that you will consider taking a closer look atwhat could be a tragic mistake. I know that all of us who live in Newport Heights and
Planning Commission - February 18, 2021 Item No. 3j Additional Materials Received At/After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
adjacent neighborhoods would welcome the opportunity to work with all interested partiesto maintain the unique character of our City and in particular Mariner’s Mile. Please do notthrow us under the bus. Thank you for your time and consideration. Sincerely,
Kathe Choate
Planning Commission - February 18, 2021 Item No. 3j Additional Materials Received At/After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:alice brewer
To:Planning Commissioners
Subject:2510 PCH Project
Date:Thursday, February 25, 2021 3:41:07 PM
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Dear Planning Commissioners,
I feel this building doesn’t represent the village feel we are trying to achieve. Please do not give a height variance as
people should be able to enjoy the water views from the park. There are too many apartments, not enough traffic
access to the building and where is the parking for visitors? Where is an area for relaxation? A pool? greenery? How
is the refuse located for trucks to access without disturbing tenants. This is Newport Beach, a different feel than you
have in Costa Mesa with blocks of ugly Condos, no greenery, and no amenities.
Please do not do to PCH what you did to Via Lido. You ruined the feel of the neighborhood by allowing those
condos to be put practically on the sidewalk, with little vegetation and no amenities. This is not China! You goofed
on Via Lido, now you have a chance to get it right. Do not allow this project to pass. It will add traffic to PCH. How
are moving vans going to get into this complex? Through that narrow road? Are the children at the preschool going
to have a safe entry and exit?
This overblown monstrosity needs to be rethought. Please send them back to the drawing board to create something
that will
add to our community, not cause a myriad of new problems for overcrowded PCH.
Alice Brewer
A resident of Newport Beach
Planning Commission - February 18, 2021 Item No. 3j Additional Materials Received At/After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Randy Hause
To:Planning Commissioners; Dept - City Council
Subject:Fwd: Westcliff Plaza Proposed ExpansionDate:Thursday, February 25, 2021 8:53:33 PM
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Dear Honorable Planning Commission Members and City Council Members,
Kindly be advised that our family and neighbors are strongly opposed to the Irvine Company's proposed redevelopment at Westcliff Plaza. The
increased traffic and traffic flow as well as parking options will adversely affect our neighborhood forever.
The reconfiguration of this shopping center will be the second redesign by the Irvine Company. Past designs have resulted in increasingly
dangerous conditions to those individuals patronizing Westcliff Plaza. Now, this new proposal spills into our neighborhood!
The current traffic flow for pedestrians, cars and bicycles on Irvine Boulevard, Westcliff Drive, 17th Street, 18th Street, Mariners Drive and
Rutland Road will be both dense and dangerous. It is truly an accident waiting to happen! Dangerous conditions already exist when Mariners
School is in session. In addition, there is absolute gridlock in the morning and afternoon when parents drop off and pick-up their children.
Also, between Dover Drive and Newport Boulevard along 17th Street there are already over 100 places to eat!! I challenge you to count them
and come up with a different number! We don't need to look like the City of Irvine!! Why is this being allowed? What is the City's motive? Will
the City Council and Planning Commission members please listen to the concerned residents and general public? I suspect only the Irvine
Company is in support of this project!
As a Concerned Citizen of Dover Shores/Westcliff for over 50 years, sadly our family's voices are not being heard.
Please do the right thing and do not allow this project! Thank you for your consideration.
Respectfully,
Randy Hause
1215 Sussex Lane
Newport Beach 92660
Reply Forward
Planning Commission - February 18, 2021 Item No. 3j Additional Materials Received At/After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Elizabeth Trupiano
To:Planning Commissioners
Subject:NO Way - 2510 PCH Project
Date:Saturday, February 27, 2021 6:36:59 AM
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content is safe.
This is a ridiculous consideration - as a tax payer and resident of NPB I enjoy the unobstructed
view from the park. Home owners across the street should no doubt be outraged that the Cityis considering this project. This project should be a BIG Hell-O NO.
Regards,
Elizabeth Trupiano 714 318 4060
111 Via Ravenna 92663
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Planning Commission - February 18, 2021 Item No. 3j Additional Materials Received At/After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Margee Drews
To:Planning Commissioners
Subject:JOHN WAYNE PARK VIEW
Date:Sunday, February 28, 2021 8:24:11 PM
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content is safe.
Please take at least one level off the proposed building below JWP- or force that project to go
subterranean.
How could you do this to our neighborhood?
Karl & Margee Drews
325 Alsio Ave
NB CA 92663
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Planning Commission - February 18, 2021 Item No. 3j Additional Materials Received At/After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)
From:Gloria Sceberras
To:Planning Commissioners
Subject:STOP STOP STOP !!!!!!!!!!!!!!!!!!!!!
Date:Monday, March 1, 2021 9:04:54 AM
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is safe.
Do not pass any permit to add that monster building on PCH, John Wayne Park is a public park, this monster
building is an insult to the PUBLIC WHOM YOU, CITY PLANNERS SHOULD !!!!! TAKE INTO
CONSIDERATION, THE PUBLIC MUST COME FIRST !!!
Sent from my iPhone
Planning Commission - February 18, 2021 Item No. 3j Additional Materials Received At/After the Meeting 2510 West Coast Highway Mixed Use Project (PA2019-249)