Loading...
HomeMy WebLinkAbout20200709_Environmental Info Form_Exhibit 1C. Environmental Setting The Residences at 4440 Von Karman Environmental Information Form Exhibit 1 ~~cE.IVED Sy COMMUNITY DEVELOPMENT JUL O 9 2020 CITY OF 4'~ r..,~ WpORT S~~ 1. Describe the project site as it exists before the project, including information on topography, soil stability, plants and animals, and any cultural, historical or scenic aspects. Describe and existing structures on the site, and the use of the structures. Attach photographs of the site. The project site is located in the Koll Center planned community and currently contains a common pool of structured and surface parking spaces to serve office tenants within the Koll Center office park. The Koll Center office park contains low to high-rise office buildings that are not part of the project. The site is fully developed and its topography is relatively level with a gentle slope to the west. The elevation of the site ranges from approximately 46 feet above mean sea level to approximately 52 feet above mean sea level. The site does not currently contain any biologically significant habitat. The site is fully developed with ornamental landscaping. There are no known geologic conditions on the site that would make development infeasible. Earth materials on the site are susceptible to limited amounts of seismically-induced liquefaction. However, remedial grading would replace unsuitable materials with suitable engineered fill materials prior to recompaction. There are no historic resources on the site and no known archaeological or tribal cultural resources on the site. There are no public view points or coastal view roads near the project site. Nearby viewpoints are oriented away from the site, generally toward the Upper Newport Bay and the Pacific Ocean. Photographs of the existing condition of the site are attached. 2. Describe the surrounding properties, including information on plants and animals and any cultural, historical or scenic aspects. Indicate the type of land use (residential, commercial, etc.), intensity of land use (one-family, apartment houses, shops, department stores, etc.), and scale of development {height, frontage, set-backs, rear yard, etc.). Attach photographs of vicinity. The surrounding properties are previously disturbed and fully developed. The uses and heights of surrounding properties are listed below. They are generally between one and ten stories in height and have setbacks of at least 20 feet. The surrounding properties contain ornamental vegetation, and do not contain any biologically sensitive habitat. There are no resources on or within a half-mile radius of the project site that have been listed or are eligible for listing on the NRHP, the CRHR, California landmarks, or local registers. The properties surrounding the project site are generally flat and bordered by other buildings and roadways. The City's General Plan does not identify any scenic vistas or view points proximate to the site. The nearest public view point is approximately 1.1 miles south of the site. The nearest coastal view designation portion of Jamboree Road is approximately 0.6 miles south of the site. Northwest: • Hotel (4 stories, SO feet) is northwest of the intersection of Birch Street at Von Karman Avenue. • The Duke Hotel {10 stories, 112 feet) is southwest of the intersection of Birch Street at Von Karman Avenue. Northeast: • Low-rise, office buildings (one story) and surface parking north of Birch Street. South: • 4340 Von Karman Avenue office building (4 stories, 63 feet). • 4350 Von Karman Avenue office building (4 stories, 63 feet). • Uptown Newport residential apartments {75 feet) • TowerJazz Semiconductor manufacturing facility (two to three stories, 88 feet) Southeast: • 5000 Birch Street office building {10 stories, 154 feet) with an associated freestanding parking structure adjacent to and south of the building. The office building is immediately adjacent to the project site. • The California Superior Court Harbor Justice Center -Newport Beach (two stories) is on the northwest corner of Birch Street at Jamboree Road. • Low-rise, office buildings (two stories) with surface parking are on the south side of Birch Street. The surface parking for the office buildings is adjacent to the Uptown Newport project site. • Fast-food restaurants along Jamboree Road in Koll Center Newport abutting Uptown Newport. Southwest/West: • Von Karman Avenue West of Von Karman Avenue, land uses include a private club and the Bank of the West {9 story, 140 feet) office building. • Southern California Edison {SCE} substation. Within the Boundaries of the Project Site: • 4490 Von Karman Avenue office building (2 stories, 33 feet). • 4910 Birch Street office building {4-story, 60 feet). D. Potential Environmental Effects I. AESTHETICS Describe whether the project could potentially obstruct any scenic vista or view open to the public, or create an aesthetically offensive site open to public view. Could the project block any private views? Describe exterior lighting that is proposed for the project and means that will be utilized to reduce light and glare impacts on surrounding properties. The project site is generally flat and is bordered by office buildings and roadways. The City's General Plan does not identify any scenic vistas or view points on or proximate to the site. The nearest public view point to the project site identified in the General Plan is approximately 1.1 miles south of State Route {SR) 73 at Bayview Park. The nearest coastal view designated portion of Jamboree Road is approximately 0.6 mile south of the site. Due to this distance and highly urbanized nature of the project area, public coastal views along this view corridor would not be impacted by the project. The project will be a maximum of 5-stories in height. Surrounding buildings are between one and ten stories in height. Therefore, the project will be compatible with the height of surrounding buildings. The scale of the project will be compatible to existing building skylines to the north, south, and west. The project will be of high aesthetic quality and will not create an aesthetically offensive view. Building materials will have a neutral color palette with accented features and landscaping to soften the bulk and scale. The materials will include various neutral colors of stucco, stone/tile, metal, and glass. Please refer to the April 13, 2020 Application Submittal for renderings of the project. Due to the flat nature of the site and the lack of scenic vistas in the vicinity, the project would not obstruct scenic vistas, public viewsheds, or private views. Exterior lighting will be installed throughout the site for the residential, parking, and park aspects of the project. Lighting will primarily be for security, visibility, landscape accenting, and signage. Glare sources will primarily be windows on the residential portion of the project and cars circulating and parking on the project site. All project-related exterior lighting would be designed, arranged, directed downward, or shielded in such a manner as to contain direct illumination onsite and not produce light or glare onto adjacent properties or roadways in accordance with Section 20.30.070.A of the City's Code. All outdoor project lighting would consist of full cut-off or directionally shielded light fixtures to confine directed light to the object intended to be illuminated in accordance with Section 20.30.070.C of the City's Municipal Code. Lighting would be installed to accommodate safety and security while minimizing impacts on surrounding areas. Development of the proposed project would be required to comply with California's Building Energy Efficiency Standards, Title 24, Part 6, of the California Code of Regulations, which outlines mandatory provisions for lighting control devices and luminaires. The City's standard operating conditions of approval would apply to the proposed project, which include the preparation of a photometric study and an evening inspection to confirm control of light and glare specified in the conditions of approval {SC 4.1-2). Because the project site and surrounding area are largely developed, the lighting and glare associated with the project would not substantially increase lighting or glare within the site or surrounding the site. II. AGRICULTURE & FOREST RESOURCES Describe any agricultural and/or forest land resources presently located at the project site. Describe any changes to this resource as a result of the implementation of the proposed project. The project site does not contain Prime Farmland, Unique Farmland, or Farmland of Statewide Importance. No portion of the project site is covered by a Williamson Act Contract. Additionally, the area does not include forest resources, including timberlands, and is not zoned for agriculture. There are no agricultural or forest land resources on the project site. Ill. AIR QUALITY Describe any air emissions or odors that could result from the project, including emissions during construction, and any measures that are proposed to reduce these emissions. The project will produce air emissions during construction and operation. During construction, emissions would result from activities such as demolition, grading and excavation, building construction, and paving. Construction-generated emissions will be calculated using CalEEMod, which is designed to model emissions for land development projects based on typical construction requirements. Maximum daily construction-generated emissions for the project will be identified in the project's CEQA environmental review document. However, the proposed project would be subject to SCAQMD Rules 402, 403, and 1113, which would reduce construction-related emissions. Project-generated operational emissions would be associated with mobile source emissions from motor vehicle use, energy emissions from energy consumption, and area source emissions generated by the use of natural-gas-fired appliances, landscape maintenance equipment, consumer products, and architectural coatings. The project involves introducing new residential uses in close proximity to office and commercial uses, which will encourage future residents to walk or bike to work/commercial locations and as a result, will reduce operational mobile source emissions. Operational emissions will be calculated using CalEEMod, which will predict emissions from project mobile, energy, and area sources. It is estimated that operational emissions will not exceed SCAQMD thresholds. The SCAQMD CEQA Air Quality Handbook identifies certain land uses as sources of odors. These land uses include agriculture {farming and livestock), wastewater treatment plants, food processing plants, chemical plants, composting facilities, refineries, landfills, dairies, and fiberglass molding. The project would not include any of these operations. The project would not be a source of objectionable odors. IV. BIOLOGICAL RESOURCES Describe the existing vegetation on the site, and any trees or large shrubs that are to be removed. Identify any fish or wildlife that inhabits the site. The project site is an existing surface parking area which contains non-native ornamental landscaping along the street frontages and within the site. There are trees and shrubs that will be removed as part of the project. There are no native vegetation communities within or immediately adjacent to the site. The existing landscaping consists of non-native ornamental vegetation that provides very limited habitat for wildlife. The immediately surrounding area does not provide suitable habitat for foraging, nesting/breeding, movement, or refuge for common or sensitive wildlife species. V. CULTURAL RESOURCES Please indicate whether any archaeological or paleontological surveys have been done on the site. Could the project result in any adverse physical or aesthetic effects to any building, structure, or object having historical, cultural, or religious significance? An archaeological and historical records search was conducted at the South Central Coastal Information Center of the California Historic Resources Inventory System (CHRIS} in February 2017 in support of the Koll Center Residences Project EIR (Appendix D of the EIR}. The search included a review of all recorded archaeological and built environment resources as well as a review of cultural resource reports on file. In addition, it included a review of the California Points of Historical Interest, the California Historical Landmarks, the CRHR, the NRHP, and the California State Historic Properties Directory listings. While the search identified several archaeological resources within a half-mile radius of the project site, none of these resources were listed or eligible for listing on the NRHP, the CRHR, California landmarks, or local registers. A paleontological records search was conducted at the Natural History Museum of Los Angeles in February 2017 in support of the Koll Center Residences Project EIR (Appendix D of the EIR}. The search included review of the paleontology collection records for the locality and specimen data for the project site. The records search and geologic mapping notes that the entire project area has surface exposures of marine younger Quaternary Terrace deposits which typically do not contain significant vertebrate fossils. The records search identified no vertebrate fossil localities that lie directly within the project site boundaries. The project would have no impact on historic resources, and no impact on any known cultural resources, but could potentially affect previously unknown archaeological, paleontological, or tribal cultural resources during site disturbance. VI. GREENHOUSE GAS EMISSIONS Describe any greenhouse gas emissions that could result from the project, including emissions during construction, and any measures that are proposed to reduce these emissions. Please include a description of energy and water conservation features or practices proposed (i.e, low-energy lighting, use of ENERGY STAR appliances/fixtures, LEED Certification, drought- tolerant landscaping). The project would generate construction and operation GHG emissions. The construction and operational GHG emissions associated with the project will be modeled and included in the project's CEQA document. It is estimated that the project's GHG emissions will not exceed SCAQMD thresholds. The project would be consistent with the City's Energy Action Plan, the objective of which is to reduce energy consumption and GHG emissions to become a more sustainable community and meet the goals of AB 32. The project would also be consistent with SCAG's 2016-2040 Regional Transportation Plan/Sustainable Communities Strategy. The project will also be subject to the California Green Building Standards Code and thus will provide limited flow kitchen and bath fixtures and energy efficient LED lighting throughout with control sensors in common areas including the garage. The project will also provide for Energy Star appliances in all residential uses. Finally, the project will comply with City of Newport Beach Landscape Standards requiring the use of drought tolerant planting. VII. GEOLOGY AND SOILS Please describe the earthwork that will be required for the project. Include grading quantities, and the location of borrow or stockpile sites, and haul routes, if applicable. Describe any geotechnical or soils investigations that have been conducted. Include exhibits showing existing and proposed topography, retaining walls, and erosion control devices. The elevation of the project site ranges from approximately 46 feet above mean sea level (msl) to approximately 52 feet above msl. In general, the overall project site ground surface is relatively level with a gentle slope to the west. Seven borings were drilled to depths ranging from 12 feet to approximately 49 feet below the ground surface (bgs) in connection with the Koll Center Residences Project. Subsurface exploration also included four cone penetration test soundings to a depth of approximately 75 feet bgs to determine the geotechnical properties of the soils and delineate subsurface soil stratigraphy. The project site and surrounding area are predominately underlain by Quaternary terrace deposits overlying Miocene Monterey Formation. Soil has been identified by the United States Department of Agriculture -National Resources Conservation Service as belonging to a mixture of sandy loams of the Myford Series and Xeralfic a rents, loamy, at 2 to 9 percent slopes. The soils of the Myford Series are deep, moderately well drained soils formed on terraces. These have medium to rapid runoff; and very slow permeability. The Xeralfic a rents consists of well drained soils formed in sandy marine deposits. Subsurface conditions encountered at the project site consisted of asphalt pavement and base, artificial fill and Pleistocene-aged old paralic deposits. Fill materials were encountered in each of the exploratory borings and extended to a depth of approximately 2 to 5 feet bgs across the project site. In general, the fill was composed of reddish brown to dark reddish brown mixed sands, silts, and clays. The Pleistocene-age old paralic deposits were encountered underlying the fill. In general, the old paralic deposits consist of loose to very dense sands with interbedded layers of loose to medium dense silty sand and clayey sand, and soft to hard sandy-clay and silty-clay. A layer of stiff to hard clay underlies the sands at depths ranging from approximately 35 to 60 feet bgs. Based on the evaluation conducted in the Geotechnical Evaluation, earth materials underlying the project site are considered susceptible to limited amounts of seismically-induced liquefaction. The Geotechnical Evaluation estimated that the total maximum seismic-induced settlement at the site would be 1.5 inches at isolated locations. Differential earthquake-induced settlements were estimated to be less than 1 inch across a SO-foot span. The Geotechnical Evaluation determined that liquefaction-induced lateral spreading would not be an impact because of the level topography of the site and distance from water sources. The project would require approximately 103,000 cubic yards of remedial grading to replace unsuitable materials with suitable engineered fill materials prior to recompaction. The resulting configuration would not be subject to liquefaction. There are no known geologic conditions on the site that would render development infeasible. VIII. HAZARDS AND HAZARDOUS MATERIALS Identify any aspects of the project that could present a risk to public health due to normal operations, or due to an explosion or the release of hazardous substances (including, but not limited to: oil, pesticides, chemicals or radiation) in the event of an accident or spill. Is there any possibility that the site could be contaminated due to previous uses or dumping? If so, what measures are proposed to eliminate the hazard or contamination? Is the project located in a flood hazard zone? A Phase I Environmental Site Assessment was prepared for the site in August 2006. The Phase I ESA included a review of local, State, and federal environmental record sources, standard historical sources, aerial photographs, fire insurance maps and physical setting sources, previous reports, a site reconnaissance of the site to review use and current conditions and to check for the storage, use, production or disposal of hazardous or potentially hazardous materials, and interviews with persons and agencies knowledgeable about current and past site use. The results of investigations performed for the Phase I ESA indicate that no known or suspected Recognized Environmental Conditions (REC} or controlled RECs were identified at the project site. Further, no evidence of contamination, distressed vegetation, petroleum hydrocarbon surface staining, waste drums, USTs, ASTs, illegal dumping, or improper waste storage/handling was noted during site reconnaissance. An Updated Report of Findings for the Phase I ESA was prepared in March 2015. As a part of the March 2015 Phase I ESA, six soil borings were drilled to approximately 17 to 30 feet below the ground surface (bgs) to evaluate the potential of residual volatile organic compounds (VOC} contamination in the underlying soil, soil vapor, and groundwater stemming from an identified off-site release. The results of the investigation indicated that no concentrations of total petroleum hydrocarbons (TPH) gasoline or voes were detected above the laboratory reporting limit or screening levels in any of the soil or groundwater samples collected. The freestanding parking structure on the site is adjacent to a former closed Leaking Underground Storage Tank. Based on previous site assessment and mitigation activities, the results of a health risk assessment and regulatory closure, and results of a soil, soil vapor and groundwater investigation in February 2015, a Vapor Encroachment Condition is not expected. The project site is also located adjacent to the Conexant site which includes a semi-conductor facility used by Jazz Semiconductor, Inc. Site assessment and mitigation associated with soil and groundwater impacts is ongoing. According to February 2016 monitoring data, chemicals of concern were present in groundwater beneath the Conexant site at concentrations above California Drinking Water Standards. However, groundwater monitoring wells were non-detect for voes. Based on recent groundwater trends, active remediation, regulatory oversight, and the use of the southern portion of the site as a parking structure, a Vapor Encroachment Condition is not likely to exist at the site. While Vapor Encroachment Conditions are not likely, the proposed project will include excavation and construction activities for below-ground parking structures. It is possible that suspected contaminated soil or groundwater could be encountered during excavation and construction. To mitigate the risks associated with contaminated soil or groundwater, a mitigation measure requiring that suspected contaminated material be evaluated by an environmental professional may be required. Because the project site is currently parking and not older buildings, the presence of asbestos and lead-based paint is unlikely. The USEPA has identified Orange County as Zone 3 for radon (predicted average indoor radon screening level less than 2 pCi/L). Based on the low radon potential in Orange County, it is not considered an environmental concern at the site. The project site is not located within a flood hazard zone. It is located within Flood Zone X, which is a Non-Special Flood Hazard area without immediate danger from flooding. IX. HYDROLOGY AND WATER QUALITY Describe existing and proposed site drainage, and measures that will be employed to reduce erosion and prevent contaminated runoff from entering the storm drain system, groundwater or surface water. Describe any changes that could occur in groundwater or surface water. The project site is currently developed with parking facilities and landscaping. The site is 27 percent pervious and 73 percent impervious. The site currently drains in two directions, with approximately 60 percent of surface runoff draining to Von Karman Avenue and 40 percent to Birch Street. The site is relatively flat and generally sheet flows to existing drainage infrastructure. The drainage is collected in concrete swales which are collected by storm drain lines. From the southerly side of the existing ridge line, the flows collected by the on-site storm drain system connect to the existing storm drain line in Von Karman Avenue. The drainage area northerly of the existing ridge line is tributary to an existing 60-inch storm drain line located on the east side of the 5000 Birch Street building which ultimately drains to the collection ponds within Koll Center. Receiving waters for the project site include San Diego Creek (Reach 1), Lower Newport Bay, Upper Newport Bay, and the Pacific Ocean. During construction of the project, the project will be required to comply with the NPDES General Construction Permit and to implement BMPs to reduce the potential for pollutants to leave the site. During operation of the project, a Water Quality Management Plan will be prepared that will identify specific Best Management Practices to be implemented into the project, including site design BMPs, low-impact development BMPs, structural source control BMPs, and non- structural source control BMPs. The City requires WQMPs to be prepared and submitted to the City for all new development. As discussed above, the project site is currently connected to the stormwater drainage system. Upon completion of the project, the site runoff will continue to be discharged into the same stormwater system. The site is currently primarily impervious and will continue to be primarily impervious upon completion of the project. Infiltration on the site is and will continue to be limited and therefore, construction of the project is not expected to affect groundwater supplies. Due to incorporation of low-impact development BM Ps, the amount of surface runoff from the project site will likely decrease compared to existing conditions. X. LAND USE AND PLANNING Describe: a) the existing land uses and structures on the project site and on adjacent parcels; b) the project's conformance with existing land use plans and regulations for the property; and c) its compatibility with surrounding land uses. a) The project site is currently developed with parking and landscaping. The land uses surrounding the site and within the boundaries of the site are listed below. Northwest: • Hotel {4 stories, SO feet) is northwest of the intersection of Birch Street at Von Karman Avenue. • The Duke Hotel {10 stories, 112 feet) is southwest of the intersection of Birch Street at Von Karman Avenue. Northeast: • Low-rise, office buildings (one story) and surface parking north of Birch Street. South: • 4340 Von Karman Avenue office building (4 stories, 63 feet). • 4350 Von Karman Avenue office building (4 stories, 63 feet). • Uptown Newport residential apartments {75 feet) • TowerJazz Semiconductor manufacturing facility (two to three stories, 88 feet) Southeast: • 5000 Birch Street office building {10 stories, 154 feet) with an associated freestanding parking structure adjacent to and south of the building. The office building is immediately adjacent to the project site. • The California Superior Court Harbor Justice Center-Newport Beach (two stories) is on the northwest corner of Birch Street at Jamboree Road. • Low-rise, office buildings (two stories) with surface parking are on the south side of Birch Street. The surface parking for the office buildings is adjacent to the Uptown Newport project site. • Fast-food restaurants along Jamboree Road in Koll Center Newport abutting the Uptown Newport project site. Southwest/West: • Von Karman Avenue West of Von Karman Avenue, land uses include but are not limited to a private club and the Bank of the West {9 story, 140 feet) office building. • Southern California Edison {SCE} substation. Within the Boundaries of the Project Site: • 4490 Von Karman Avenue office building {2 stories, 33 feet). • 4910 Birch Street office building {4-story, 60 feet). b} The General Plan's designation for the site is Mixed-Use Horizontal-2 {MU-H2}, which provides for a horizontal intermixing of uses that may include regional commercial office, multifamily residential, vertical mixed-use buildings, industrial, hotel rooms, and ancillary neighborhood commercial uses. The site is within the Airport Area. The proposed project is consistent with the MU-H2 land use designation for the project site and would implement the City's General Plan goals and policies for the Airport Area because it would integrate residential uses into an area with office and retail uses, and would include a public park. The project site is zoned "Koll Center Newport Planned Community {PC-15 Koll Center)". Specifically, the site is within Professional and Business Offices Site B of PC-15 Koll Center. PC-15 Koll Center permits professional and business offices, hotels and motels, retail, restaurants and entertainment, a courthouse, private clubs, and auto detailing and service stations. Currently, Site B only allows professional and business offices, restaurants, and support commercial uses. The proposed project includes an amendment to PC-15 to include provisions allowing for residential development consistent with the City of Newport Beach General Plan and the Airport Business Area Integrated Conceptual Development Plan. Because the amendment would be consistent with the General Plan, the amendment to PC-15 Koll Center would not result in a change in policy that would result in significant impacts. c) The project would be compatible with surrounding land uses. Its height and scale is compatible with surrounding structures, which range from one to ten stories in height. Surrounding land uses include office, residential, and commercial uses. More broadly, the Airport Area includes a mix of existing and planned office, commercial, hotel, and residential uses. The project's uses would be compatible with surrounding existing and planned uses. The residential component would provide future residents with the ability to walk or bike to nearby office and commercial uses, fostering a mixed-use, compatible neighborhood. XI. MINERAL RESOURCES Describe the affect on any adopted energy conservation plan, use of nonrenewable resources and whether the project will result in the loss of any known mineral resource of future value to the region and residents of the State. The California Geological Survey does not identify any mineral resources on or adjacent to the project site. The project will be constructed in accordance with the most recent Title 24 Standards. It will not conflict or interfere with implementation of any adopted energy conservation plan. The project's primary use of nonrenewable resources will be from electricity and natural gas used in the proposed residential building. Southern California Edison will distribute electricity to the project site and Southern California Gas Company will provide natural gas to the site. The project site will connect to existing Southern California Edison and Southern California Gas Company infrastructure. The impact to existing electricity and natural gas resources will be minimal and the increased demand is expected to be adequately served by the existing facilities serving the site. Vehicle use during construction and operation of the project would not result in a substantial demand for nonrenewable resources that would require expanded supplies or construction of other infrastructure or expansion of existing facilities. Fuel consumption associated with vehicle trips would not be inefficient, wasteful, or unnecessary. XII. NOISE Describe any sources of noise that impact the site, and any noise-generating equipment that will be utilized on the property, either during construction or after occupancy. What means to reduce noise impacts on surrounding properties or building occupants are proposed? The project site and surrounding area are highly urbanized and surrounded by trafficked roadways. The primary source of existing noise on the site is vehicles on roadways {including cars, trucks, and garbage and construction vehicles), aircraft noise, and noise generally associated with office and parking lot uses {including mechanical equipment, doors closing, and car alarms). Construction of the project will generate noise, primarily through construction equipment. Construction noise typically occurs intermittently and varies depending on the nature or phase of construction. Noise generated by construction equipment, including earthmovers, material handlers, and portable generators, can reach high levels. Some noise sources are mobile {e.g., vehicles) and others are moved from one location to another at a job site depending on the specific construction activity. All of these factors contribute to an intermittent and variable noise environment. Although noise ranges are generally similar for all construction phases, the ground clearing and excavation phase tends to involve the most heavy-duty equipment having a higher noise-generation potential. Noise levels associated with individual construction equipment used for typical construction projects can reach levels of up to approximately 90 dBA Lmax at 50 feet from the source. The project will comply with the City's standards, which only allow construction noise between 7:00 AM and 6:30 PM on weekdays and 8:00 AM and 6:00 PM Saturdays. No construction noise is allowed on Sundays or any federal holidays. During operation of the project, noise associated with vehicles and activities at the residences and park (i.e., conversations, dogs barking, and mechanical equipment) will be generated. However, given the existing noise associated with the parking on the site and the surrounding highly urbanized area, operational noise is not expected to substantially increase existing ambient noise levels. The residential units will be required to be constructed with an interior noise level of 45 dBA CNEL or below pursuant to Title 24. Therefore, future residents will not be exposed to noise in excess of City thresholds. XIII. POPULATION AND HOUSING If the project is residential, please explain how the project will comply with the affordable housing policies contained in the Housing Element of the General Plan. Identify the number of bedrooms per unit and the expected average household size? What is the projected sales price or rent of the units? If the project is commercial, industrial, or institutional, please identify the tenants and/or uses and the estimated number of employees. The City's Housing Element is designed to facilitate attainment of the City's Regional Housing Needs Allocation and to foster the availability of housing affordable to all income levels to the extent possible. The Housing Element includes policies aimed at ensuring that adequate housing is provided in the City. Among other policies, the City allows a density bonus if a project includes affordable housing. The project includes a 20% density bonus and 13 affordable units. The project would therefore support the affordable housing policies in the Housing Element of the General Plan. The project would include 312 apartments with an expected average household size of two persons per household. The project is currently designed to include 31 studio units, 165 1- bedroom apartments, and 116 2-bedroom apartments, although this unit mix is subject to further refinement. XIV. PUBLIC SERVICES Please identify whether adequate capacity currently exists for the following public services and utilities. If expansion is needed, explain how it will be accomplished. Please attach any written confirmation of capacity you have received from service providers. • Fire protection The additional population generated by the project was anticipated in the General Plan's Land Use and Housing Elements and is not expected to affect NBFD's response time to the project site. Currently, a paramedic unit would be dispatched from Fire Station 3 (Fashion Island}, which is the closest paramedic unit to the site. Fire Station 7 has the physical capacity to house a paramedic rescue ambulance unit and would be able to address the additional service demand. The proposed project would be subject to the City of Newport Beach Property Excise Tax, as set forth in its Municipal Code(§ 2.12 et seq.} for public improvements and facilities associated with the City's Fire Department. • Police protection Although the project site is currently just parking for the existing office buildings, the NBPD currently provides police services to the site. The demand for police services would not be substantially increased by the introduction of the proposed uses, as residential uses do not typically generate a substantial increase in the need for police protection. The NBPD does not have any immediate or future plans to expand police facilities. Although the project would incrementally increase demand for the City's police protection services, this demand would not require the construction of new facilities, nor would it require the expansion of existing facilities that would result in physical environmental impacts. • Schools The project site is served by the Santa Ana Unified School District. In accordance with Government Code Section 65995, all new development is required to pay fees to help offset the impacts to school facilities from new development. The fees would be collected by the School District at the time of issuance of building permits As stated in Government Code Section 65995(h}, "The payment or satisfaction of a fee, charge, or other requirement levied or imposed ... are hereby deemed to be full and complete mitigation of the impacts of any legislative or adjudicative act, or both, involving, but not limited to, the planning, use, or development of real property, or any change in governmental organization or reorganization ... on the provision of adequate school facilities." • Maintenance of Public facilities, including roadways The project site is currently developed and the project would not substantially increase the use of public facilities or roadways compared to existing conditions, such that it would have an impact on the maintenance of public facilities or roadways. • Other Government Services The project would incrementally increase the demand for library services in the City. However, the project would not substantially increase the demand for such services, and would additionally be subject to the City's Property Development Tax, which funds public improvements and facilities including public City libraries. The project would not affect any other government services. XV. RECREATION Describe the impact of the project on the demand for neighborhood regional parks or other recreational facilities and any affect on existing recreational opportunities. The project is expected to generate residents who would use the onsite park, onsite private amenity space, as well as City regional parks. However, the number of increased park users would not be substantial and would not affect existing recreational facilities or opportunities. XVI. TRANSPORTATION/TRAFFIC Please identify any changes or improvements to the circulation system that are proposed as part of the project (including pedestrian and bicycle paths, and public transit). The project would alter the current access points on the site, would introduce a new internal street on the site, and would involve construction of a replacement parking structure on the site. The new apartment building will be accessed from the south via a vehicular access providing links to the adjoining properties and proposed park. Project leasing offices will be accessed directly from the internal street with a direct connection to amenity spaces and courtyards on the second level. The project proposes 276 office stalls on the site at the grade and first levels of the subterranean garage along with residential guest and residential parking provided at the subterranean levels. The project will include pedestrian and bicycle paths, including an open space walkway around the apartment building connected to the public park. XVII. UTILITIES & SERVICE SYSTEMS Please identify whether adequate capacity currently exists for the following public services and utilities. If expansion is needed, explain how it will be accomplished. Please attach any written confirmation of capacity you have received from service providers. • Natural gas The project's use of natural gas used will be in the proposed residential building. Southern California Gas Company currently provides and will continue to provide natural gas to the site. The project site will connect to existing Southern California Gas Company infrastructure. The impact to existing natural gas resources will be minimal and the increased demand is expected to be adequately served by the existing facilities serving the site. • Communications Systems The proposed project will not affect existing or proposed communications systems. There are no such systems on the site and the project will not affect any off-site communications systems. • Local or regional water treatment or distribution facilities The project will generate additional water demand for future residents on the site. However, the additional water demand will not substantially increase the City's total water demand such that expansion of distribution facilities will be required. • Sewer systems or septic tanks The project will incrementally increase the amount of sewer generated in the City. However, the increase will not be substantial and would not require expansion of existing facilities. The project site does not include septic tanks. • Storm water drainage systems The project site's stormwater will be accommodated by existing City storm drainage facilities and will not require expansion of facilities. During operation of the project, stormwater will decrease compared to existing conditions due to low-impact development standards and proposed park and landscaping components of the project. • Solid waste and disposal The project will incrementally increase the amount of solid waste generated in the City. However, it will not cause a substantial increase that will require expansion of existing facilities. • Police protection Although the project site is currently surface parking for the existing office buildings, the NBPD currently provides police services to the site. The demand for police services would not be substantially increased by the introduction of the proposed uses. The NBPD does not have any immediate or future plans to expand police facilities. Although the Project would incrementally increase demand for the City's police protection services, this demand would not require the construction of new facilities, nor would it require the expansion of existing facilities that would result in physical environmental impacts. • Local or regional water supplies The project will generate additional water demand for its residential component. However, the additional water demand will not substantially increase the City's total water demand such that new local or regional water supplies will be required.