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HomeMy WebLinkAbout2400 E COAST HWY (Resub 973)11111111 lill 111 IIIII IIIIIII III IIIIII IIII III lill *NEW FILE* 2400 E Coast Hwy r 4f 1-4 1• 1• 1• 1• 1• I• I• • BEST MANAGEMENT PRACTICES PLAN FOR NON-STRUCTURAL ELEMENTS CORONA DEL MAR PLAZA Newport Beach, California This document was prepared for: IRVINE RETAIL PROPERTIES 550 Newport Center Drive Newport Beach, CA 92660 Prepared by: Adams Streeter Civil Engineers, Inc. 15 Corporate Park Irvine, CA 92606 July 17, 1998 Spp i0 1 b • • • • • • • • • • Owner's Certification Best Management Practices plan Adams Streeter Civil Engineers, Inc. have prepared this Best Management Plan for Irvine Retail Properties. It is intended to comply with Condition No. 76 of the Conditions of Approval for the development of the Corona Del Mar Plaza. Irvine Retail Properties (or the current owners) agree to distribute this document to the future owners and or tenants of the property at the time of occupancy. Irvine Retail Properties zAr-,g oa//�7/ 'Signature �ll Date Vice (K-25 f )PA< mom( �yWLNL�" GDP C 1• 1• 1• 1♦ 1• I• �• I• EJ [7 BEST MANAGEMENT PRACTICES (BMP) CORONA DEL MAR PLAZA NEWPORT BEACH, CALIFORNIA I. CONDITIONS This program is intended to comply with the requirements of the City of Newport Beach Condition No. 76 of the Conditions of Approval for Use and Occupancy. Condition No. 76 stated that, "Prior to issuance of certificates of use and occupancy, the project proponent shall submit an operations plan that ensures that the project operation shall include non-structural BMP's". This program shall identify the types of non-structural measures to be used and assignment of long-term maintenance responsibilities. II. PROJECT DESCRIPTION The site has currently been developed as a commercial / retail center including a grocery store, restaurants and retail stores with on -site parking facilities to service these uses. III. SITE DESCRIPTION The site is located along the north side of Pacific Coast Highway between MacArthur Boulevard and Avocado Avenue in the City of Newport Beach. The site is surrounded on three sides by public streets and to the north by the City of Newport Beach Public Library. Vehicular access to the site is provided off of Avocado Avenue at a signalized intersection. This access is also used to provide vehicular and pedestrian access to the Public Library. Pedestrian access to the site is provided at various locations along the three adjacent streets. [7 1• I* I* I• is �• �• �• �• I• IV. BEST MANAGEMENT PRACTICES (BMP'S) Listed below are those BMPs recommended by the County of Orange as applicable to this project. A. Non -Structural N1. Education for Property Owners, Tenants and Occupants — Environmental awareness and educational materials will be provided to the owners or tenants of the development. Among other things, these practical materials will describe the use of chemicals (including household type) that should be limited to the property and general good house keeping practices that contribute to the protection of the storm water quality. N2. Activity Restrictions — Recorded CC&R's shall incorporate mandates to the property owner and the tenants regarding implementing measures to protect surface water quality. Alternatively, use restrictions may be developed by a building operator through lease terms, etc. N3. Common Area Landscape Management — On -going maintenance consistent with County Water Conservation Resolution or City Equivalent, plus fertilizer and pesticide usage, consistent with County Management Guidelines for Use of Fertilizers and Pesticides or City equivalent will be implemented. N4. BMP Maintenance Property owners and the tenants will be responsible for implementation of non-structural BMPs. The maintenance of the private storm drain system, parking lot and drives will be the responsibility of the property owner's association. Maintenance of these areas will be performed in such a manner as to preserve the storm water quality. N7. Spill Contingency Plan — A plan prepared by the property owners for use by specific types of buildings and which mandates stockpiling of cleanup materials, notification of responsible agencies, disposal of cleanup materials, documentation, etc. An Accident Spill Plan is needed for all restaurants, warehouses and grocery stores. N8. Underground Storage Tanks Compliance — Compliance with State regulations dealing with underground storage tanks, enforced by the County Environmental Health Department on behalf of the State. N9. Hazardous Materials Disclosure Compliance — Compliance with County and comparable City ordinances typically enforced by respective fire protection agencies. 1• 1• 1• El I• 1• 1• N10. Uniform Fire Code Implementation — Compliance with Article 80 of the Uniform Fire Code enforced by the local fire protection agency. N11. Common Area Litter Control — The property owners and tenants will be required to implement trash management and litter control procedures in the common areas aimed at reducing pollution of drainage water. The POA may contract with a landscape maintenance firm to provide this service during regularly scheduled maintenance, which should consist of litter control, emptying of trash receptacles in common areas and noting trash disposal violations by owners and tenants and reporting the violations to the POA for investigation. Frequent sweeping of the parking lot and driveway areas should be implemented to help minimize debris and waste from entering the storm drain system. N12. Employee Training — Education program (see N1) as it would apply to future employees of individual businesses. The property owners shall prepare manuals for the training of the employees of the property owners and tenants. N13. Housekeeping of Loading Docks — Loading docks for grocery, drug and discount stores and warehouse type commercial and industrial loading docks must be kept in a clean and orderly condition through a regular program of sweeping and litter control and immediate cleanup of spills and broken containers. This item applies to truck routes where no loading docks exist to deliver food and goods. N14. Common Area Catch Basin Inspection — The property owners will maintain the private drainage system and will have catch basins inspected and, if necessary, cleaned prior to the storm season, no later than October 150' of each year. N15. Street Sweeping Private Streets and Interim Sales Parking Lot — The property owners and tenants will be responsible for sweeping streets prior to the storm season, no later than October 15th of each year. The parking lot on this project will be temporary and will remain only through the sales process. N16. Commercial Vehicle Washing (Mobile) —Vehicle exteriors maybe washed with tap water or demonized water without the use of soaps or detergents and discharged to the storm drain system. Solvents / degreasers may be used on a spot basis but must be wiped off before the vehicle is rinsed. 10 1• 1• 10 �• I• I0 V. IMPLEMENTATION/MAINTENANCE RESPONSIBILITY FOR BMPs Applicable inspection and maintenance of Non -Structural BMP's will be the responsibility of the Owner and tenants (private storm drains and streets). Inspections of Routine Structural BMPs over common areas, private storm drains and streets will be made periodically, with an inspection two weeks prior to the rainy season (October 15"). The project site will be field inspected by the owner or an authorized consultant after the occurrence of every significant storm. In addition to post -storm reviews, the owner shall inspect the site on a regular basis, reviewing site maintenance improvements to minimize the amount of pollutants as required. VI. EXHIBITS Exhibit 1 Exhibit 2 Vicinity Map Site Map I• I• I* I• 16 10 I• �0 I0 ACTIVITY: MATERIAL DELIVERY AND STORAGE DESCRIPTION Prevent or reduce the discharge of pollutants to storm water from material delivery and storage by minimizing the storage of hazardous materials on -site, storing materials in a designated area, installing secondary containment, conducting regular inspections, and training employees and subcontractors. Ibis best management practice covers only material delivery and storage. For other information on materials, see CAI 1 (Material Use), or CA12 (Spill Prevention and Control). For information on wastes, see the waste management BMPs in this chapter. APPROACH The following materials are commonly stored on construction sites: • Soil, • Pesticides and herbicides, • Fertilizers, • Detergents, • Plaster or other products. • Petroleum products such as fuel, oil, and grease, and • Other hazardous chemicals such as acids, lime, glues, paints, solvents, and curing compounds. Storage of these materials on -site can pose the following risks: • Storm water pollution, • injury to workers or visitor;, • Geoundwaterpollution,and Soil contamination. Therefore, the following steps should be taken to minimize your risk: • Designate areas of the construction site for material delivery and storage. - Place near the construction entrances, away from waterways - Avoid transport new drainage paths or waterways Surround with earth berms (see ESC30, Earth Dike.) Place in an area which will be paved • Storage of reactive, ignitable, or flammable liquids must comply with the fire codes of your area Contact the local Fie Marshal to review site materials, quantities, and proposed storage area to determine specific requirements. See the Flammable and Combustible Liquid Code, NFPA30. • For a quick reference on disposal alternatives for specific wastes, we Table 4.2, CA40; Employee/Subcontractor Training. • Keep an accurate, up-to-date inventory of materials delivered and stored on -site. Keep your inventory down. Construction Handbook 4.9 Objectives Nousekeeping Practices Contain Waste Minimize Disturbed Areas Stabilize Disturbed Areas Protect SlopesiChannels Control Site Perimeter Control Internal Erosion Targeted Pollutants Q Sediment 0 Nutrients 0 Toxic Materials 0 011 & Grease Q Flontable Materials 0 Other Construction Waste Ukely to Have signincantlmpact .7 Implementation Requirements 0 Capital Costs 0 O&M Coats 0 Maintenance 0 Training 0 Suitability for Slopes a5% 11 • Nigh V Low II CA10 Best March, 1993 I• C] 10 I@ 10 is I• [7 C] C ACTIVITY: MATERIAL DELIVERY AND STORAGE (Continue) • Minimize hazardous materials on -site storage. • Handle hazardous materials as infrequently as possible. • During the rainy season, consider storing materials in a covered area. Store materials in secondary containments such as an earthen dike, horse trough; or even a children's wading pool for non -reactive materials such as detergents, oil, grease, and paints. Small amounts of material may be secondarily contained in "bus boy' trays or concrete mixing trays. • Do not store chemicals, drums, or bagged materials directly on the ground. Place these items on a pallet and, when possible, in secondary containment. • If drums must be kept uncovered, store them at a slight angle to reduce ponding of rainwater on the lids and to reduce corrosion. • Try to keep chemicals in their original containers, and keep them well labeled. • Train employees and subcontractors. • Employees trained in emergency spill cleanup procedures should be present when dangerous materials or liquid chemicals are unloaded. • If significant residual materials remain on the ground after construction is complete, properly remove materials and any contaminated soil (See CA22). If the area is to be paved, pave as soon as materials are removed to stabilize the soil. REQUIREMENTS • Cost (Capital, O&M) - All of the above are low cost measures. • Maintenance - Keep the designated storage area clean and well organized. - Conduct routine weekly inspections and check for external corrosion of material containers. - Keep an ample supply of spill cleanup materials near the storage area. LIMITATIONS • Storage sheds often must meet building and fire code requirements. Best Management Practices and Erosion Control Manual for Construction Sites; Flood Control District of Maricopa Cotmty, AZ, September 1992. Blueprint for a Clean Bay -Construction -Related Industries: Best Management Practices for Storm Water Pollution Prevention; Santa Clara Valley Nonpoint Source Pollution Control Program, 1992; Santa Clara Valley Nonpoint Source Pollution Control Program, 1992. Coastal Nonpoint Pollution Control Program: Program Development and Approval Guidance, Working Group Working Paper, USEPA, April 1992. Storm Water Management for Construction Activities; Developing Pollution Prevention Plans and Best Management Practices, EPA 832-R-92005; USEPA, April 1992. Construction Handbook 4-10 I CA10 I March,1993 U • ACTIVITY: MATERIAL USE GrapW: North Cenral Texas COG, • • DESCRIPTION Prevent or reduce the discharge of pollutants to storm water from material use by using • alternative products, minimizing hazatdous material use on -site, and training employees and subcontractors. APPROACH The following materials are commonly used on construction sites: • Pesticides and herbicides, • Fertilizers, • Detergents, • Plaster and other products, • Petroleum products such as fuel, oil, and grease, and • Other hazardous chemicals such as acids, lime, glues, paints, solvents, and curing • compounds. Use of these materials on -sit: can pose the following risks: • Storm water pollution, • Injury to workers or visitors, • Groundwater pollution, and • Soil contamination. Tberefore, the, following steps should be taken to minimize your risk: • Use less hazardous, alternative materials as much as possible. • Minimize use of hazardous materials on -site. • • Use materials only where and when needed to complete the construction activity. • Follow rmnufacturces instructions regarding uses, protective equipment, ventilation, flammability, and mixing of chemicals. • Personnel who use pesticides should be trained in their use. The California Depart- ment of Pesticide Regulation and county agricultural commissioners license pesticide dealers, certify pesticide applicators, and conduct on -site inspections. • • Do not over -apply fertilizers, herbicides, and pesticides. Prepare only the amount needed. Follow the recommended usage instructions. Over -application is expensive and environmentally harmful. Unless on steep slopes, till fertilizers into the soil rather than hydroseeding. Apply surface dressings in several smaller applications, as opposed to one large application, to allow time for infiltration and to avoid excess material being carried off -site by runoff. Do not apply these chemicals just before it • rains. • Train employees and subcontractors in proper material use. Objectives Hotsekapfng Practices Contain Waste Minimize Disturbed Areas Stabilize Disturbed Areas Protect Slopes/Channels Control Site Perimeter Control Internal Erosion 'Targeted Pollutants O Sediment Q Nutrients 0 Toxic Materials 0 Oil & Grease 0 Flostable Materials O Other Construction Waste W Maly to Have Signinant lmpoot O ProbableLow or Implementation Requirements O capital Costs O Ow costs O Maintenance Q Training O Sultability for Slopes>5% 1 • High O Low 11 CA11 Best Construction Handbook 4 - 11 March, 1993 1] I• 1• I• L C7 IA I• I• ACTIVITY: MATERIAL USE (Continue) REQUIREMENTS • Costs (Capital, O&M) All of the above ate low cost measures. • Maintenance Maintenance of this best management practice is minimal. LINIITATIONS • Alternative materials may not be available, suitable, or effective in every case. Blueprint for a Clean Bay -Construction -Related Industries: Best Management Practices for Storm Water Pollution Prevention; Santa Clara Valley Nonpoint Source Pollution Control Program, 1992; Santa Clara Valley Nonpoint Source Pollution Control Program, 1992. Coastal Nonpoint Pollution Control Program: Program Development and Approval Guidance, Working Group Working Paper, USEPA, April 1992. Storm Water Management for Construction Activities; Developing Pollution Prevention Plans and Best Management Practices, EPA 832-R-92005; USEPA, April 1992. I CA11 I Construction Handbook 4 - 12 March, 1993 i• 1• 10 10 I* Is is �. ACTIVITY: SPILL PREVENTION AND CONTROL DESCRIPTION Prevent or reduce the discharge of pollutants to storm water from leaks and spills by reducing the chance for spills, stopping the source of spills, containing and cleaning up spills, properly disposing of spill materials, and training employees. This best management practice covers only spill prevention and control. However, CA10 (Material Delivery and Storage) and CAI i (Material Use), also contain useful informa- tion, particularly on spill prevention. For information on wastes, see the waste manage- ment BMPs in this chapter. APPROACH The following steps will help reduce the storm water impacts of leaks and spills: Define *Signifi_ant ED • Different materials pollute in different amounts. Make sure that each employee knows what a "significant spill" is for each material they use, and what is the appro- priate response for "significant" and "insignificant" spills. General measures • Hazardous materials and wastes should be stored in covered containers and protected from vandalism. • Plan a stockpile of spilt cleanup materials where it will be readily accessible. • Train employees in spill prevention and cleanup. • Designate responsible individuals. r1e.AOLLR • Clean up leaks and spills immediately. • On paved surfaces, clean up spills with as little water as possible. Use a rag for small spills, a damp mop for general cleanup, and absorbent material for larger spills. If the spilled material is hazardous, then the used cleanup materials are also hazardous and must be sent to either a certified laundry (rags) or disposed of as hazardous waste. • Never hose down or bury dry material spills. Clean up as much of the material as possible and dispose of properly. See the waste management BMPs in this chapter for specific information. Renortiny • Report significant spills to local agencies, such as the Fire Department; they can assist in cleanup. • Federal regulations requite that any significant oil spill into a water body or onto an adjoining shoreline be reported to the National Response Center (NRC) at 800.424. 8802 (24 hour). Construction Handbook 4.13 Objectives Housekeeping Pnctia Contain waste Mlaimlm DfstudW Areas Stsbign DistudW Arm ProtectSicpasawneis Control Site Perimeter Control Internal Erosion Targeted Pollutants 0 Sediment 0 Nutrients Q Toxic Materials Q Oil i Grease 0 Floatable Materials 0 Other Construction waste Likely to Haw Sfgnlfant knpact 0 ProbableLowor UnknownImpact Implementation Requirements 0 CaPlh/ costs Q OW Costs 0 Maintenance G Training 0 Suitability for stop">5% 11 • High 0 Low 11 CA12 March, 1993 I0 I• 1• tj 10 is is �6 C7 I• I• ACTIVITY: SPILL PREVENTION AND CONTROL (Continue) Use the following measures related to specific activities: Vehicle and Enuoment Maintenance • If maintenance must occur on -site, use a designated area and/or a secondary containment, located away from drainage courses, to prevent the ninon of storm water and the runoff of spills. • Regularly inspect on -site vehicles and equipment for leaks, and repair immediately. • Check incoming vehicles and equipment (including delivery trucks, and employee and subcontractor vehicles) for leaking oil and fluids. Do not allow leaking vehicles or equipment on -site. • Always use secondary containment, such as a drain pan or drop cloth, to catch spills or leaks when removing or changing fluids. • Place drip pans or absorbent materials under paving equipment when not in use. • Use adsorbent materials on small spills rather than hosing down or burying the spill. Remove the adsorbent materi- als promptly and dispose of properly. • Promptly transfer used fluids to the proper waste or recycling drums. Don't leave full drip pans or other open containers lying around. • Oil filters disposed of in trash cans or dumpsters can leak oil and pollute storm water. Place the oil filter in a funnel over a waste oil recycling drum to drain excess oil before disposal. Oil filters can also be recycled. Ask your oil supplier or recycler about recycling oil filters. • Store cracked batteries in a non -leaking secondary container. Do this with all cracked batteries, even if you think all We acid has drained out. If you drop a battery, treat it as if it is cracked. Put it into the containment area until you are sure it is not leaking. Vehicle and Eoyipment Fueling • If fueling must occur on -site, use designated areas, located away from drainage courses, to prevent the runon of storm water and the runoff of spills. • Discourage "topping -off' of fuel tanks. • Always use secondary containment, such as a drain pan, when fueling to catch spills/leaks. REQUIREMENTS • Costs (Capital, O&M) Prevention of leaks and spills is inexpensive. Treatment and/or disposal of contaminated soil or water can be quite expensive. Maintenance Keep ample supplies of spill control and cleanup materials on -site, near storage, unloading, and maintenance areas. Update your spill prevention and control plan and stock cleanup materials as changes occur in the types of chemicals on -site. LIMITATIONS • If necessary, use a private spill cleanup company. Blueprint for a Clean Bay -Construction -Related Industries: Best Management Practices for Storm Water Pollution Prevention; Santa Clara Valley Nonpoint Source Pollution Control Program, 1992; Santa Clara Valley Nonpoint Source Pollution Control Program, 1992. Storm Water Management for Construction Activities, Developing Pollution Prevention Plans and Best Management Practices, EPA 832-R-92005; USEPA, April 1992. F GA1Z Construction Handbook 4-14 March,1993 I0 I• I• 1• 1* 1• is �6 I• ACTIVITY: HAZARDOUS WASTE MANAGEMENT Graphic: North Central Texas COG, 1M DESCRIPTION Prevent or reduce the discharge of pollutants to storm water from hazardous waste through proper material use, waste disposal, and training of employees and subcontractors. APPROACH Many of the chemicals used on -site can be hazardous materials which become hazardous waste upon disposal. These wastes may include: • Paints and solvents; • Petroleum products such as oils, fuels, and grease; • Herbicides and pesticides; • Acids for cleaning masonry; and • Concrete curing compounds. In addition, sites with existing structures may contain wastes which must be disposed of in accordance with Federal. State, and local regulations. Tbese wastes include: • Sandblasting grit mixed with lead-, cadmium-, or chromium -based paints; • Asbestos; and • PCBs (particularly in older transformers). The following steps will belp reduce storm water pollution from hazardous wastes: Mate_siai Llc_e • Use all of the product before disposing of the container. • Do not remove the original product label, it contains important safety and disposal information. • Do not over -apply herbicides and pesticides. Prepare only the amount needed. Follow the recommended usage instructions. Over -application is expensive and environmentally harmful. Apply surface dressings in several smaller applications, as opposed to one large application, to allow time for infiltration and to avoid excess material being carried off -site by runoff. Do not apply these chemicals just before it rains. People applying pesticides must be certified in accordance with Federal and State regulations. Do not clean out brushes or rinse paint containers into the dirt, street, gutter, storm drain, or stream. "Paint out" bushes as much as possible. Rinse water -based paints to the sanitary sewer. Filter and re -use thinners and solvents. Dispose of excess oil - based paints and sludge as hazardous waste. Construction Handbook 4 - 17 Objectives Housekeeping Practices Contain Wasto Minimize Disturbed Areas Stabilize Disturbed Areas Protect Slopes/Channels Control Site Perimeter Control internal Erosion Targeted Pollutants 0 Sediment O Nutrients Q Toxic Motorists 0 Oil ik Grease O Flostable Materials 0 Other Construction Waste Likely to Have sign tlant Impaet O ProbableLow or Unknown Impact implementation Requirements O Capital Costs O Ow Costa Q Maintenance 0 Training O Suitability for Slopas a5% I 1 • High O Low 11 CA21 Best Managemen Practices March, 1993 i• �0 �0 �0 �0 �0 �0 �0 I• I• ACTIVITY: HAZARDOUS WASTE MANAGEMENT (Continue) Waste �RecvclinQ is2g at • Select designated hazardous waste collection areas on -site. • Hazardous materials and wastes should be stored in covered containers and protected from vandalism. • Place hazardous waste containers in secondary containment. • Do not mix wastes, this can cause chemical reactions, make recycling impossible, and complicate disposal. • Recycle any useful material such as used oil or water -based paint. • Make sure that toxic liquid wastes (used oils, solvents, and paints) and chemicals (acids, pesticides, additives, curing compounds) are not disposed of in dumpsters designated for construction debris. • Arrange for regular waste collection before containers overflow. • Make sure that hazardous waste (e.g. excess oil -based paint and sludges) is collected, removed, and disposed of only at authorized disposal areas. • For a quick reference on disposal alternatives for specific wastes, see Table 4.2, CA40, Employee/Subcontractor Training. Trainlne • Train employees and subcontractors in proper hazardous waste management. • Warning signs should be placed in areas recently treated with chemicals. • Place a stockpile of spill cleanup materials where it will be readily accessible. • If a container does spill, clean up immediately. REQUIREMENTS • Costs (Capital, O&M) - All of the above are low cost measures. • Maintenance Inspect hazardous waste receptacles and area regularly. Arrange for regular hazardous waste collection. LIMITATIONS • Hazardous waste that cannot be reused or recycled must be disposed of by a licensed hazardous waste hauler. REFERENCES Blueprint for a Clean Bay -Construction -Related Industries: Best Management Practices for Storm Water Pollution Prevention; Santa Clara Valley Nonpoint Source Pollution Control Program,1992. Processes, Procedures, and Methods to Control Pollution Resulting from all Construction Activity; USEPA, 430/9-73- 007, 1973. Storm Water Management for Construction Activities, Developing Pollution Prevention Plans and Best Management Practices, EPA 832-R-92005; USEPA, April 1992. I CA21 I Construction Handbook 4 - 18 March,1993 I0 [7 I* 10 I* IU ACTIVITY: EMPLOYEE/SUBCONTRACTOR TRAINING Objectives Nousekaeping Practices Contain Waste Minimize Disturbed Areas Stabilize Disturbed Areas Protect Slopes/Channels Control Site Porimetor Control Internal Erosion Employee/subcontractor training, like maintenance or a piece of equipment, is not so much a best management practice as it is a method by which to implement BMPs. This fact sheet highlights the importance of training and of integrating the elements of employee/subconuacmr training from the individual source controls into a comprehensive training program ! as part of a company's Storm Water Pollution Prevention Plan (SWPPP). The specific employee/subcontractor training aspects of each of the source controls are highlighted in the individual fact sheets. The focus of this fact sheet is more general, and includes the overall objectives and approach for assuring employee/subcontractor training in storm water pollution prevention. Accordingly, the organization of this fact sheet differs somewhat from the other fact sheets in this chapter. OBJECTIVES Employeetsubcontractor training should be based on four objectives: • Promote a clear identification and understanding of the problem, including activities with the potential to pollute storm water, • Identify solutions (BMPs); • Promote employee/subcontractor ownership of the problems and the solutions; and • Integrate employee/subcontractor feedback into training and BMP implementation. APPROACH • Integrate training regarding storm water quality management with existing training programs that may be required for your business by other regulations such as: the Illness and Injury Prevention Program (IIPP) (SB 198) (California Code of Regulations Title 8, Section 3203), the Hazardous Waste Operations and Emergency Response (HAZWOPER) standard (29 CFR 1910.120). the Spill Prevention Control and Countermeasure (SPCC) Plait (40 CFR 112), and the Hazardous Materials Management Plan (Business Plan) (California Health and Safety Code, Section 6.95). • Businesses, particularly smaller ones thatmay not be regulated by Federal, State, or local regulations, may use the information in this Handbook to develop a training program to reduce their potential to pollute storm water. • Use the quick reference on disposal alternatives (fable 4.2) to train employee/subcontractors in proper and consistent methods for disposal. Construction Handbook 4.28 [full] Best Managemen Practices March, 1993 is Is r I* is is 10 �0 [7 ACTIVITY: EMPLOYEE/SUBCONTRACTOR TRAINING (Continue) • Consider posting the quick reference table around the job site or in the on -site office trailer to reinforce training. • Train employee/subcontractors in standard operating procedures and spill cleanup techniques described in the fact sheets. Employeetsubcontractors trained in spill containment and cleanup should be present during the loading/ unloading and handling of materials. • Personnel who use pesticides should be trained in their use. The California Department of Pesticide Regulation and county agricultural commissioners license pesticide dealers, certify pesticide applicators, and conduct on -site inspections. • Proper education of off -site contractors is often overlooked. The conscientious efforts of well trained employee/ subcontractors can be lost by unknowing off -site contractors, so make sure they are well informed about what they are expected to do on -site. Construction Handbook I! �a 1• i• r. V ltill Vll 1 M/ni NOT TO SCALE NOTE: SEE ORANGE COUNTY THOMAS BROS. MAP GUIDE, PAGE 919. • n • • • n M 1D. POINT OF DISCHARGE WITH CATCH BASIN STENCILING TRASH ENCLOSURE Z 5 a w rn I lb 1.y�t'.r�;+��.Y' j4diYh ��f,y.!'.,.i. ,�'r�;'��.�,!•,l ��Ky; m u BEACH sl rE \ ( t � � r rl/I NDEX MpP 200' 100' 0 0' 1 oo' S�gLE: 1"=10o 10 Ab if bO THE IRVINE COMPANY December 7, 1998 Mr. Mark Myers, Associate Planner City of Newport Beach 3300 Newport Blvd Newport Beach, CA 92660 RECEIVED BY PLANNING DEPARTMENT CITY OF NFWPORT LEACH AM DEC 0 8 1998 PM 7181911011111211121314IS 16 i Subject: Roof Elevation Survey - Corona del Mar Plaza Survey Dear Mr. Myers: Enclosed are two copies each of: 1) the Cornerstone Group letter dated 11/30/98 and 2) Site Plan A110 indicating the elevation of the roofs at the project. Please don't hesitate to contact me should you require any additional information. Sincerely, Thomas P. Lynch Vice President -Project Management Irvine Retail Properties Company cc: Bob Altevers (w/o Site Plan) TL:mb Enclosures TL12-7a CORNERS?,O MALMS IN: SLLI GROUP November 30, 1998 Mr. Grant Destache CIVIL ENGINEERING PLANNING / ENVIRONMENTAL LAND SURVEYING Snyder Langston 17962 Cowan Irvine, California 92614 Subject: Certification of Roof Elevations Reference: Corona del Mar Plaza - 800 Avocado Avenue, Newport Beach Dear Mr. Destache: Per a field survey conducted under my supervision, we have verified the following roof elevations at the top of the roof tiles. Please find the following elevations noted and labeled on the attached sheet A110 of the drawings produced by Altevers & Associates. Location / Building A. MacArthur Market (M-1) B. MacArthur Shops (M-2) C. 1 -Avocado (A-1) 2 -Avocado (A-1) 3 -Avocado (A-1) D. Avocado (A-3) E. Avocado (A-5) F. PCH Building (P-1) Surveyed Elevation 148.41 152.48 139.80 137.95 137.73 147.80 154.13 137.91 This certification constitutes an expression of our professional opinion regarding the facts contained herein and does not constitute a warrantee or guarantee, either expressed or implied. Sincerely, The Cornerstone Group `�$� - W - No. C2972�5 � %Charles W. Stevens Exp. 3.31-99 Professional Engineer R. C. E. No. 29725 CWS/cmf c:V4yFflm1certiBcaUons%341 BSnyderLangston.RoorElevations.CWS.wpd 1485 SPRUCE STREET, SUITE C, RIVERSIDE, CA 92507 9 (909) 342.0036 O FAX (909) 342-0268 17451 RACCOON AVENUE, SUITE 8, ADELANTO, CA 92301 r (760) 246-3636 A FAX (760) 246-5666 POINT OF 54TT+AfY.E I!No 6 :\ KOE55.� AGC£55 TO 5iTa F:/ESSB:.. v42C:N6 ANV P.,: _FNEe - FVOH PUBLIO Yi4Y' J - SEE L:ETAIL5 5 1 A 12: A) F , h 2,- - ! • I! �",j L1�Ij.`. 0 CG 6�✓3 • ��F'j • Fro, •r /� N �, �1 1 1 I l m -� l _, - " - i i i1 � 1 � .' �5, Q' { � � v"- t�j y �� �`�, :, �: / � _ � '$' IF . �' e• '� � y l�l - I I - 1 � 4 � % l t 1 � i _ FT__ I I_ TI --} ��-_I l��l 1 �� i•� �" I -5'IY PPIN6 '�'Pi l JI 5'cE DE A_aJ Aa - �_ ( �i++{ : � -1• � T' l /. ! /7N T-VAN ' I I T e �y Y- l 1 1 -♦ I , J ff 1 a it I Z 1 J, �.k i F. r l __•. AI. :� T'T'i�-—, µ —�� r --�I J r IC � 1 wkl It ll� �T�i1�:"�11 If =1 1.. �� ' _ - _� (li! �i 1 ^�� `� �V ��.4 ���• V� 1 I q� t �1£ ✓' 1 » I_ t,-4 FROYI r 1 'i •,i, pC7.1 -Pi '� y c i AOCE5512LEiO Oa'E ___. (—_-.-___ \i / JAN`�f '\ /�J. ti• �� •?--¢ {• I ��_ -1 ,� `� A.A. I i�1 Y� < <� itr = RESTT,yAL: ! , � � y i v- .�rl�.�..�"I`""•'�'- �� y= A�vvEe L.w;r c.,Pe r, ,` Y'- 7' 1V/ Y i� _y% - • Ai 4N C.3 Nr`,.h � J ,v I lit ljjl it _ # VIEYFLAHL GONTOLR EN'n. c S'c15 —� r PARKIN,5 AND FIR: ..AhFS °.; EE LETALS 5 i A'a Au✓ 8I A T TABLE 1 , S!Tc SUMMARY 5! TE AIIRL'A. _ .455600 5F EU L:JIyS ARr}i: THIS PERMIT: - 96,OC1 5.F1 5EFARA7E PERMIT - 5UiL.DING A1,0 - EXCLU5IVE U5E FATIO _ 5,945 5 F.- TOTAL 5U1LZ`F`RG AREAA:104,946 S.F. ' FARKIN6 FRO\10I pi 516 SFAGE5 _ FARKIN55-RATIO: 4O2 / 1000 5F- _. Tom' e U 2040 100 CAM ^ 2 P�•NNNIN6' EJILDI1,15 AREA TA5JLATIOf.5 - PJJILDIN6 ARCH AVOCADO &.D6 A - 1 WAU A - 9 2004 A-4 DMS - 5 4bT2 9L8YOYLL PON BLPs 07AL O µ 9 103♦t Mw.AFTM ®J]b- M-1 S,rOPS 51.57OTAL 12,O15 POTS - rvkKAn"TLfFi aLS. M _ 2 15T FL, 2,b65 MANKET 24P FL SZ2 LOAD`N5 "TOTAL 35A 5244 kE9T� �I M11-01146 AREA b$ie PATIO AREA2b2T TOTAL D?45 Da45 �TOTAL I04,9 SITE PLAN NOT--5 I THAT AS IIIDILATED IN 5EGTON 4 D i OF TIF ORAFT EIR N, ly , DEVELOP!£ R OF TML w K,Iz 5'TE 15 y.i 7To Tlg MEEHTRESTNILTYih5M1$'O`£DEY1 THE cIm VIEW R.ANE ORD:NAVGE, NO _Cha IN AGCOFDANLE VI TNT PS`INa4LE A£ITI£Q WILOIN5 MEI6HT' !CR TI✓e HE'6 T5 OF {.ANDSCAPE FEATLRE5 SMALL PETE'RATE TE IMANNARY PLAN£ EATE`8JIH5 o Ti5!R AS iLW5TR41FJ ON EANI&T i94 OF Tcru'T ' EI¢ 2 TWAT T`E INRRT{C,iON OF TE P2NATE DRWES A AVC O AV EE DE5i61£O TO PROMO£-: 5.6MT D5TMILE PM A 4'F OF 45 MILLS FFA HO'R AND MAT TE 'NTi!!CTOw OF T, PRIVATE DRIVE AND MacARTMiR BOA.EVM EC L£5I6 TO FROv1OF 516HT DIBTANLE FLR A SPEED OF 50 MILLS PER NOLR SLOFt , LAND•a:APE, Y s AHO DTLER OBST no,,5 SHALL EE GgeNDERED IN THE- SI6HT DISTANCE IIM n TEMS LANOSLAPINS A TH N THE 516NT L,e 51UL1 NOT EK.® iu•ENIY-FQR INCHES IN HEI6 r!E 516HT D'aTANCE 1IZ WREMEYS MAY 0E MOD WEO AT M^JN-CRIT'CAL ". A•,OHS J.9.£LT TO AP[Ty2Va,L ' OF Tie TRAFFIC EN611�LiQ { 5 PLELII. nLE^II01E5 ON VI r SFALL EE ALCL`5519_Lf A4 R IfIlfD B Ti TYC LAL FORWA BWLTNS CODF 4, THAT TFE APPL,L<NT 9H.41. RLP-A,1 EIER6T EFFIC ENT Li�N NO WNCH PROD DES H'6i1 LJ6HF CJG'PT FEC WhT OF CLEGTRGrY COaFa1^'@D 5 T. T ALL fDiMRIOR A¢ s hLL EE LIT Ff H A MINIFL?'1 OF ONE F•CAJT CA`mLE FVFI OF -- I HTINS AT bw' Lh'J IEYEL FYCTiY y5TRf0l'ED 2ASm ON HEYF'(Ri BEACH PO -,LE DEPARTI'ENT �✓.* O A5 REA50NA&.0 AN IMT L 16HTIN6 FG SEG:.>+TY D PARKINS LOT .! Th5� S55- CFEDM KGORD a hil I T, 5TAmA AND y BE 05545NED IN A MlJPER YMILH MIhMIZF a I'TAGTS ON Al�: ENT LAND IF S T -- P-,WA bNALy M PFt Pkm AND S16 Br A LICENSED E.F MICAL L`HS11. AITH A L£TTEC FROM TIE rNiiINEER s" Hs T. T THI5 R REMENT HAS � THE L 3X• NS I- !kIAL CZMVLY KMF T•£ POLLOAINi L4 TE'RIA _ Pr RK,NS LOT LIpr1TIN$ O�'bN , TYPE OF �F• N,6I! PR'"Y.:t,RE :NT - liODIW AND •- AL HALIDE POaP FEI6N- - 2$ F@* W,XIM.M IN NO LASE il4,i TE P LIF F£t"Hi ENTI IP Hl6 - T4AN THE FxTFSFiION OF THE Sr9H' PlAfg E5 AELSHEO B" ' C�i.iNAK.0 HL^ IS% FOR TrE - GGRP2RATE PLAZA FLAMED ccMHA•Ir 5- T MM'NM bE FOOtLA!daE 14T7.[ITY f£R T— C., OF AEYPOR' EEALH Pb. LE DCPAR-H@NT viR TION OF P7Yw:AARp ncT LsT V15,9LE LtSH•' +lE L'6PT SLLRLE FOR SG.FGE UA1 NA,R: 4MLL i T BE V'S EiE AEI.T/E'!E NOF i IAL PANE m Or OOYP L!fTN N ARLAfX 1-I6HT AND AI C. 5DEA 11`;LL USE A C NATION OF INLAFC"E fT AND FL:tJ¢=::E4T 401.W.E5 PECI*E' A BALDING ICFI O I`Ai J5E AI-ANO Tpf OP INOAIVDLAGENV NND w16H PPES`1ME SpDIVM F.GtRGES - VISIBLE L'6HT THE L16WT 5 RCE FOR E„k SOJRCE .LMiNAIRE SMAL. BE DIIFEGTED AAAY III AI).LNLENT P40PeRTIY IND IYP' VIS. FROME ONO THE PRO.L T SITE T ANY ROOFTLP CTHLR MAC I�,N- ECdAP,HE01T SNALJ. CZ S.I' .4CJ AlTE1NAIED 4 y,wl A MAN IM AS TO ACYIEJ A MAKIMM /2 SPECIFIED IN THE NOISE ORDF AIY.E RE6tLAni?N{ OP THE tfiJNPORTH ISJN xw.Iy, CODE 8 ELEC?RIGAL AND FIRE DP RINK y9t R:SE4 PMF9 - WAVE CEEN E L.,om FROM 6 -5 Fy.O,T AFSA cALCLLAnaNs AND ARE PFt?Jr TO REMAN ELECTRICAL I, LEUWtICA1 RI PERMANEYVT.Y, 4 RE4t ROOHS 51ip'H ON T..._ DR49W5 FI,NINH I vIDVAL T£NhfIY 9aACE5 ARE DIADRAMmATI4 OK-+ OOMP REST RCom ORAYYN55. LOMPLYIN "t ALL I'mm ilY mTs GAi.IFGRIIIA m,1JR$�I5si OGLE. H5T M ^J,BbATiED PoTH 1101VPJ{yHL/TE4A11i IMSROV154ENT FVtMIT APPLN,I. J 10 SITE SOtLs HAVE SEB,1 ISTBLMVED TO DE Hii C.CRR iS TO F iAf MCiALS, ALL DRAN AND YL 9TE PI%Nb PJ`lOA ERTDE 5 TO EE A , RATER StPPLY Al 6A5 III BFL(JA 6R0ioE 15 TO M PRO+ELTED AfTH PVG MAP ALTEVERS'.,"' ". " ASSOCtATT$, F THE AVE TM SLME M 88O llIPFEra I sAll Dom caCA ezca - fAx t8G 64r181 IIHAB w P; , - AllFII1CAN ,-mu, ov AACWTRCI'S £ 4 . z" r r' } Y Y , I Y i } t . . L.L.. �I i , 1Y . { ,� � iD A15LST 19i1 9AIETIN I !\ - 'r I1TSEF'h]iBCE 199T � �^ 2D MARGf FWB ' ELLLrIN H 4 2N MARCH 194D RLLC'TIN W ' � 1 _ll• ; ' Y yg ' '?• tp i�I k . A �jt�g9�F�^ j��� P99116 H II ECTUR ° L t 1 t ZE PLAN DATnE'EeT^�Liy�gmM4�[yTq,�I•�`�TDi, n w'.{ .I - - I M CORNERSTO y,. PSALMS IIW 3L3' GR0Up November 30, 1998 Mr. Grant Destache Snyder Langston 17962 Cowan Irvine, California 92614 CIVIL ENGINEERING PLANNING / ENVIRONMENTAL LAND SURVEYING Subject: Certification of Roof Elevations Reference: Corona del Mar Plaza - 800 Avocado Avenue, Newport Beach Dear Mr, Destache: Per a field survey conducted under my supervision, we have verified the following roof elevations at the top of the roof tiles. Please find the following elevations noted and labeled on the attached sheet A110 of the drawings produced by Altevers & Associates. t nra+ion n /� Building A. MacArthur Market (M-1) B. MacArthur Shops (M-2) C. 1 -Avocado (A-1) 2 -Avocado (A-1) 3 -Avocado (A-1) D. Avocado (A-3) E. Avocado (A-5) F. PCH Building (P-1) Surveyed Elevation 148.41 152.48 139.80 137.95 137.73 147.80 154.13 137.91 This certification onal Opinion the facts herein and does not colnstitute a warrantee or guarantee, tutes an expression of our leitherr expressed or regarding pcontained led. Sincerely, The Cornerstone Group W. STD No. C29725 Exp. 3.31-99 harles W. Steve s Professional Engineer CIVIL�,,�� R. C. E. No. 29725 Cp CFWF 1 CWS/cmf c:NlyFil s%CeaM,aUom%3418-SnydaLangston.RooffJwaBons.CWS.wpd 1485 SPRUCE STREET, SUITE C, RIVERSIDE, CA 92507 O (909) 342-0036 O FAX (909) 342.0268 17451 RACCOON AVENUE, SUITE 8, ADEANTO, CA 92301 0 (760) 246.3636 O FAX (760) 246.5666 POINT OP r eYT¢NYE S*N5 . . . - - A_CESSIHLE Ai.eE55 TO SITE' -_ AGLE551BLE PARKNS AND a PaE '..AN.? ` IRpea P1.8LIG nAY 1 5t, PETA115 5 I A 1V ANO e , A121- 14 .. d'^F � •ti I ♦ i V ` _ `` jf ♦ ♦ / _ ' 1�,..= mt4 • a 'ry�' (T 1 U• �Y. qt alFp4 t. 1 ._V' i;t � .. - ] .� �" 1 Y � I 1 _ If 1� ( 4J0' D Bwij f 1 �C] iin_j _ *— _-"_-- 5�1♦it1 _� 1 1 _� 1 _ 1 1 1 A � _ I{ - _ '- - i -, � a- 3• ' I � a� _ -- —=♦ � F� #--♦ � an m 1 1 IfsI it r let LN1 TT Y SQm G/ Pf l )-T-' ,a I � r-. I I I , •� _ K - i I � I %12 f 1 C F�-VAh vETA . </ n it IJ i t K I 1 1 i '7- LS J ' - IF ` � '3 �v- ». �.,e� .__�_ _�'`.' _- 1 I F -'� f �-j/' �iea t ��c,f•M1��-- I -_�1 - - I� -41 7' I� — 1- "'/�•S{r c� �l �` ;�-F.+auv�rE I '8 Lr, b f 1 _ ,� N i .�` T_ mod+ e(&�'-.'et`a.�' t t _�• i s • k; a Atj vIb tt POINT G� fL-.ESbiELE nr.LE55 TO 'v'£ 1 If f I+VAN. A ��, A �✓. / Q.NVC� , • 1 Hit-- - _.._�' 1 Jiij -yt '�' 1 �f 1 - A Ij - II I i Y . f �� b< \- s � 1 v� �• rb p'� y� '�1 O _.---��.il., �I �\/'J� i f . �� • f� 1 C LIMN G>= � �/ I � >� V} � • n ��� _- 1 IL.� It, / RESTP�RANr TABLC 1 SITE SU 1M4RY SITE AREA" 4e5600 5F BUILnN5 AREA: THi'_' PERMi T: Li6,Ci^^✓a SF, ScF`ARATE PE2MIT. BUILDING AN0 EXLUSIVE U5E PATIO b,'745 5 F, . TOTAL 601�,V(N AREA: 104,1146 5P PARKING PRL)\/V= 546 SPACES PARKING "RATIO; <'_� / 1000 5.F. i'�iJ�fININJ -• r - VI1JILDfNG AREA TABI)LATIONS BUILDRI6 AREA AREA, . -- 9P - MOGADO ELFM- A - 1- M¢'t4 ' A - 3 3.T4T A-3 blH A 4 hR A 5 Ag73 SgTOTK- 4,770 41$-10 . . PCH ELOG. P - 1- J.9TOTK loyf%` b3M{ 1 ARTMM 81A5, M - 1 QQ7 - 5•bPS. SA_TOTK MOTS - _ 12TB - rixFQ11lR BID6 M - 3 "45T R 2-, H5 MAftKE'; yp R �i%13 ' WADINbLrih 5JBT0'K '-93AIL 33<'A " �STA.♦RAFTO bJLDINb AREA H318 PA:.o AREA 3br 519T0'K HR93 _PK ' SUBTOTK 104<46 5'TE PLAN NO _S 1 PUT A5 w"> CAT IN SECngi !e CF TIE ^R41`1 [ R NO 156 DEVEIAPN6tT GP TM£ tO KRE 51-E 15 %2'.EC. TO •IH XErtM RES�RILT On5 MqJ' -E9 BY TIL CT'�'S OEF #1 PLANET OO NIIS E t IN MILVINDANGE WIT4 R u ORDINANCE A£1'lE¢ L (DINS PIIIE $ K'R TLC NE 6MF CI iLIASI APE oEATFES Sg INS PEhF' THE TK IMP61NAxY R/NE £J1 WBINS OVEFt THE 91TE A5 NO IY AiED QI ENI. BIT 4 B-A 6 THIS GRAN Eero 1x " 3 *NAT PIE MIERSELTION OF THE PRI`/ATE GRIVC5 AND A`/CLADO AYETLE M D2 ,6 To PR IJ S.GH" DISTANCE FOR A � OF 45 M145 i ♦, Tf ANv T.Ar oP 71E gi AM DRIJE AND M ARTWR BOILEVA EE DESIG\ED TO A DE 51SHT D15TANL£ FOR A 5P® OF W M LES PER I N5_ LANDS..APE, yyyy9 /MJ OTI£R OT V*T T CrIG 5HTIJ. gE COrFi':�ER£O IN T T, 316NT DISTANCE QE211RE' T lPdpxMIN3 W.TY N ThE s 6X` LINE sXA,-� M- l'ENiY I'Gyt IN.'.FE'S m kE'6NT T!E SNNf� nsTAW E REOL REF£hl5 MAr or Ft'J'.l "L^ AT von-cTUT1c.NL LccA�la+s "Sls.ccT *o APwovK OF nE TRAFFk: FM"I�£9E s PI.BLIc T£�£ !KT Es t.�lf 51-E 51 NL BE ALLEY�IBLE 45 REGVREC ®. TIE THE'_ Jr NA WILZI M LC� 4 TM- TFE ASP CMT SHAi1. Ih; .4._ ENERSY 5 fIG FNT : iH' N`v IHIGH PRP/ DES n'6.' -!MT " Ll'TN' TR WAFT OF E.KTWG 51' .:CNSA'E:J , '1Ui A.A EX-ERldi AR =XLL EE LIT nTX A MINIMAL CF < t" p, CAIBy.-E PGY(ER OF 4 HhP.N3 Ai bi.:}MJ LE�2t P cH�Y L bTRiEJEp BA9FD CN NF.M^CR' EEf iX FGC GE Oi'°AR'NE�T REYAM"2NDn S A An REh.ONA�.P. A"UAf* LtoHTily. FOR SELPRY b PARKINS -l-+T L Gi^A'S S L e5 OV°1GFD IN KLORDA E n?. c m s1ANOARDS `,ND SH4Ly BE Mslb♦Eo IN A "AN\ER VM LN MW,MZ ✓FPGTS ON A 111NT L DSE9 T a 1- SNALL BE PREPARED AND 4G!¢D eY A L1LEtEED t LE MC,L,,L ELM 'sR Y4Pa A j , F T1E ENbINEER 5•Ae NS -ryA,T THIS RE0.MREMENT NA9 BL'N 12T rrY' L II I FLAN SIU.� LOM1NLY YMiN TrE Pq.;,Oyv,Xq cR PARKINS L0711SXTINS G£S 6N h^E OF ,r.�rttO H 6H FR:3f-i1RE L GMT s<ru*, AND K4LIDE Pa-F H N NO LASE S THE Po.E i£'MT EX'HS' Ht6 TNAH RIE EZTEiS'ON of THE sl6 PLA4^ E5 AEL .i1p BY or�NAty.E No Isw =az TIE coRPLTxnre aAZA R.Ma� eoee+a. r✓ � Nr MOens.n qE PppTGAADLE' , ,.TDL.iITr. PER TFE •,T' C; FEyPORr eEt �X P0.1LE DIRECTON OF py, II:Y1ARp qlY " 15I51E L 6 T-E L'6 SC t FOR EACH SancE un,tulcE 5rA,1 wT W v a'91-E ABNE � 9' �'L:INs llb+`I`lS GE515N r ....pE LF rare. L'GHT \,s .N ARC.ADCS L16XT Atb A.^-a✓i SI OR rE VII ygLl; iX£ A 4^I.®1N4Y10N MC4NDESLEY: Am . . FL.lagtiEVT SOIrRLE5 ' PER'A 6M NA IOIIR•v , GSCM1LQ IDH,!'N GF IIC.ANDESC£NTw NIEM PRE:s5.R2 = DFM SOURCES J151eL L 6NT 1 LIfiI1T ^...a' .FLE POR ESPH. Sp,.RLE LLMIH4,RE =XNL DIREL'ED AAV,Y FROM ADIACEM MoIImPES AND No- V'S' PRp1 BE`fONi] RE RC: T SITE, S' T ANYRGOtTCP oR OM1CR h11A/. ILAL ELyIPidENT $NNJ. 9? SCIAS) AT15HfATE� :N 5'KE A5 Te AGHIEJE A nJJtINM: },' IEVy AS SPECIFIED IN THE ro15E pt:E R= Ai.T<+ . OP Ts_ NEMORT eFUH naIN' A.' IP iP>L coc'E • H ELE ma,N_ AND FIRE S , INN "ER li$EQ 9.la9 HAKE BEEN CALANIII D FROM GFvYS TOO REMQ . G.4A'10.4$ An4 ARE RE.]l•IRm )'M1N - ELEOTR;OK %TNE:.XANICK R� PEIQMAICN �Y.: _ 19. REST ROOM5 SNOPN dJ TdSE CRAH11lIG5 NITNM ifSllvlaK iF1ANT ST R;I,S ARE DIA61L�! 11ATlc _ COeP.PF REST OfM DRfNGNf. GLFIR-YtNJ vYTH A;1 REGIHR�J/ENT• LF TI£ . CAllFORNIA✓� LODE. HY9. BE 5l6MITF� !V(TN INDI N41t R•FPaOV@¢NT _..rt . A�PLILJSiO16 ' 'O. 51TE 5 L5 NAYS 9 OEfPT Nw TO CE M!GNEY -. _ GORR09•vE TO :JiRGb NETKS /yi tRA1N AICJ W5TE P I_ BFlOIT HRADE :5 TO BE ABS. TO IX I`I`0 YAW 6A5 PIF?5 e$GY't GRADE IS To sE PROTet.Trn mTN roc .rzAr. ' LL E �♦ } a 4 Pefrs, Resources Inc. February 25,1997 Mr. Martin Potts Martin Potts and Associates 4750-A Barranca Parkway Irvine, CA 92604 -- --- Dear Mr. Potts: Subject: Final Report - Paleontology, Corona Del Mar Plaza, City of Newport Beach, California We at Petra Resources, Inc. (Petra) have completed the final paleontology mitigation report for the Corona del Mar Plaza Project. When we receive the signed Deed of Gift form for the fossil materials from the Irvine Company, we will deliver the fossils, accompanied by a copy of the final report and appropriate stratigraphfc data, to the designated repository. When fossil delivery is completed, a copy of the final report will be forwarded to the City of Newport Beach. Receipt of this report by the City of Newport Beach, contact person Mr. Marc Myers, signifies compliance with paleontological mitigation for the project. Specifically these paleontological mitigations are the City of Newport Beach's Conditions of Approval, paleontology conditions 91, 92, 93, 94, 95, and 118. If you have any questions or need additional data, please call me at (714) 440-7020. Sincerely, /� Fran Govean, Ph.D. Principal RECLiVEO By L ANNIHO DEPARTMENT AITY OF NEWPORT MAO" cc: Marc Myers, City of Newport Beach �3 .g 2619 99 +3adai��4,��cSir�r`911 v �ra� 15 Corporate Park • Irvine, California 92606 (714) 440-7020 SEP,-22'98(TUE) 04:49 THE IRVINE 00 TEL:949 720 2158 P.001 r THE IRME COMP AW September 22, 1998 Via Facsimile (610) 896-3820 and Federal Express Mr. Daniel J. Kaufman Director & Chief Counsel Mr. Michael Levin Vice President, Real Estate Zany Brainy 308 East Lancaster Avenue Wynnewood, PA 19096 RE: Notice of Breach of Lease Zany Brainy, Corona Del Mar Plaza Gentlemen: It is with great disappointment that we must send a letter to you of this nature Immediately after your grand opening to address an issue of simple compliance with the terms of your lease. As a part of the grand opening, Zany Brainy attached a promotional balloon directly to the roof of the building in which the store is located. This balloon extended approximately 30 feet above the roof line and remained attached to the roof from Friday, September 18- Sunday, September 20. What is particularly troublesome is that, not only was this action a clear violation of the lease, but Hollis & Associates (the management company for the Center) notified and warned your organization in advance of the grand opening that a balloon was prohibited. Your company representatives simply Ignored all such warnings and prominently featured the balloon at the grand opening advertised to include a ribbon cutting with area VIPs. The specific discussions which occurred on this matter are as follows. On July 23 Jim Lynch, the manager for the center along with Lisa Emerzian, the marketing director, met with Tricia Ekey, Director of Public Relations for Zany Brainy and Tressa McCloskey, Events Marketing Specialist, to discuss the center operations, rules and regulations and the Zany Brainy grand opening. At that time, these representatives were provided a tenant handbook containing the sections of the lease addressing outside displays. They were specifically advised that these lease provisions prohibit the use of such promotional balloons. Furthermore, they were advised that such balloons were not permitted by the City of Newport Beach. P.O. Box 6370, Newport Beach, Californla 92658.6370 • (714) 720-2200 • FAX (714) 720.2161 SEP. -22' 98 (TUE) 04:49 THE IRVINE 00 TEL:949 720 2158 P. 002 Daniel J. Kaufman, Fsq. Zany Brainy September 22, 1998 Page Two These discussions were apparently not adequately convincing and Zany Brainy pursued the approval of the City of Newport Beach, The City denied Zany's request. Zany's actions clearly have the potential for raising the ire of the surrounding residential community whose support of the project was specifically conditioned upon a number of construction and operational limitations which were clearly violated by Zany's promotional balloon. We are in the process of inspecting the roof to determine if any damage occurred in connection with attaching the balloon. Any necessary repairs will be performed by our roof contractor to avoid compromising the roof warranty. We will submit the cost of any such repairs to Zany for prompt payment in accordance with the terms of the lease. Under no circumstance will The Irvine Company tolerate such actions. Obviously, there may be further ramifications of this action which not only was a breach of the lease but was a blatant violation of the municipal ordinance. As we continue to receive Information regarding this incident, please be advised that we are reserving any and all of our rights under the lease, Including the right to declare a default thereunder. ncerely, David M. Fields Vice President and General Counsel Irvine Retail Properties Company DMF:arg cc: Ms. Debra Allen, Harbor View Homeowner's Association Mr. John Gabriel, Hollis & Associates, Inc. Ms. Carol Hoffman, The Irvine Company Mr. Russell Lowe, The Irvine Company Mr. Dennis O'Neil, Mayor ProTem, City of Newport Beach Ms. Patty Temple, Planning Director, City of Newport Beach STAUBACH RETAIL SERVICES August 31, 1998 Mr. Mark Meyers City of Newport Beach Planning Department 3300 Newport Boulevard Newport Beach, CA 92658-8915 Re: Cowboy Seafood Restaurant Dear Mr. Meyers: RECEIVED BY PLANNING DEPARTMENT CITY OF NEWPORT BEACH AM SEP 0 2 1998 PM 41819110111112111213141618 As requested by the City of Newport Beach, attached please find Certification of Elevation 140 at the top of the roof ridgeline and tower. Please do not hesitate to call . Sincerely, STAUBACH RETAIL SERVICES Bill Berry, Project Manager Design & Construction Services BB:tI cc: Martin Potts Allen Goode Jody Stout 2030 Main Street, Suite 350 Irvine, California 92614 (714) 756.6400 Fax: (714) 756.6405 97-1168 /ADAMS • STREETER CIVIL ENGINEERS INC. August 21, 1998 Jan A. Adams • Randal L. Streeter RECEIVED BY PLANNING DEPARTMENT CITY OF NEWPORT BEACH Mr. Mark Meyers City of Newport Beach AM SEP 0 2 1998 FM Planning Department 3300 Newport Boulevard 71 S 191101111121 l 1213141616 Newport Beach, CA 92658-8915 Subject: Cowboy Seafood Restaurant Roof Height Verification Dear Mr. Meyers: As requested by the City of Newport Beach, Adams Streeter Civil Engineers has surveyed and reviewed the information relating to the elevation of the roof for the Cowboy Seafood Restaurant at the corner of MacArthur Boulevard and the Coast Highway in compliance with the City Standards. The elevation of the top of the roof was found to be at elevation 140 at the top of the roof ridgeline and the top of the tower. This elevation is based upon the survey of the framing and the details for the final roof material construction. The view plane is defined in the development guidelines and is also shown on the Constraints Map prepared for the Commercial Center Area in January of 1995. The guidelines show a 140 elevation Contour drawn through the middle of the current restaurant location, parallel to Coast Highway. Please feel free to contact me regarding this information. Sincerely, James B. Yates, .E. R.C.E. No. 5475 Expiration Date 12/31/99 1:\951033\BlackCanyon\Documents\Roof Verification.doc 15 CORPORATE PARK • IRVINE, No.54755 Exp, I 1 CA. 92606 • 714.474.2330 Myers, Marc From: Niederhaus, Dave Sent: Monday, August 03, 1998 4:15 PM To: Myers, Marc Subject: Recycling Requirements Two different building consultants have called me in the past week inquiring about recycling requirements for new commercial buildings, such as CDM Plaza. One mentioned your name. I remember at one time we had a requirement for muliti-family buildings such as Oakwood Apts. There may be such a requirement for bin storage for the Plaza as well in your City plannng or building documents. �� Lyvcn 9tF-49-�5 v CORNERSp CIVIL ENGINEERING PLANNING / ENVIRONMENTAL LAND SURVEYING MUM ue•u.0 GROUP July 22, 1998 Mr. Grant Destache Project Manager Snyder Langston 17962 Cowan Irvine, California 92614 Subject: Certification of Roof Elevations Reference: Corona del Mar Plaza - 800 Avocado Avenue, Corona del Mar Dear Mr. Destache: Per a field survey conducted under my supervisyo, �`, we have fund that the roof elevations top of roof tiles for MacArthur Market (M-1 148.) and Shops (M-2 152.48); PCH Shops (P-1 137.91); and Avocado Shops A-1 139.80, A-3 1 7.80, -5 154.1 located at the above referenced site meet the view plane and clearance requirements as shown on the permitted Architectual Site Plan A-110 and as required by the City of Newport Beach. This certification constitutes an expression of our professional opinion regarding the facts contained herein and does not constitute a warranty or guarantee, either expressed or implied. Sincerely, The Cornerstone Group rE19 i 'Xj�5 W No. C29725 Charles W. Stevens Exp. 3-31-99 Professional Engineer R. C. E. No. 29725 CWS/cmf c:\MyFlIes\Cerukattons\9418-CDM.RoofBev.CWS.wpd 1485 SPRUCE STREET; SUITE C, RIVERSIDE, CA 92507 4 (909) 342-0036 i- FAX (909) 342.0268 17451 RACCOON AVENUE, SUITE 8, ADELANTO, CA 92301 < (760) 246-3636 4 FAX (760) 246.5666 CORNE•RSTO�� zsni.nis us, zz.0 GR OUY July 22, 1998 Mr. Grant Destache Project Manager Snyder Langston 17962 Cowan Irvine, California 92614 CIVIL ENGINEERING PLANNING / ENVIRONMENTAL LAND SURVEYING Subject: Certification of Roof Elevations Reference: Corona del Mar Plaza - 800 Avocado Avenue, Corona del Mar Dear Mr. Destache: Per a field survey conducted under my supervision, we have found that the roof elevations top of roof tiles for MacArthur Market (M-1 148.41) and Shops (M-2 152.48); PCH Shops (P-1 137.91); and Avocado Shops (A-1 139.80, A-3 147.80, A-5 154.13) located at the above referenced site meet the view plane and clearance requirements as shown on the permitted Architectual Site Plan A-110 and as required by the City of Newport Beach. This certification constitutes an expression of our professional opinion regarding the facts contained herein and does not constitute a warranty or guarantee, either expressed or implied. Sincerely, The Cornerstone Group W. STD Charles W. Stevens , Professional Engineer cc No. C29725 R. C. E. No. 29725 Exp. 3-31-99 CML CWS/Cmf o` c�tfi c..V4yFlIe%CeNBcaUom%3418-CDMRmrF(w.CWS.wpd 1485 SPRUCE STREET, SUITE C, RIVERSIDE, CA 92507 6 (909) 342.0036 4 FAX (909) 342-0268 17451 RACCOON AVENUE, SUITE 8, ADEIANTO, CA 92301 4 (760) 246-3636 O FAX (760) 246-5666 [T]TA July 29, 1998 Altevers Associates Mr. W. Sandon MacAdams Aventine #250 8910 Univ. Center Ln. San Diego, CA 92122 Corona Del Mar Plaza Conditions of Approval Dear Sandy, We have visited the site and reviewed the installed lighting equipment to confirm that it is installed per the lighting design plans that were submitted to the Planning Department and reviewed by the Harbor View Hills Community Association. In our opinion the lighting has been installed as designed, and includes cut-off luminaires and shielding to conceal light sources, and to minimize light spillage and glare, as required by the "Conditions of Approval". Sincerely, TIM THOMAS & ASSOCIATES, INC. Timothy D. Thomas (Untitled( ARCHITECTURAL Lighting Dosign TIM THOMAS & ASSOCIATES, Inc. 3239 Donald DOUglea Loop South Santa Monica, California 100303 3213 16709 310 313 6711 FAX CITY OF NEWPORT BEACH P.O. BOX 1768, NEWPORT BEACH, CA 92658-8915 August 4, 1998 Mr. James R. Lynch, General Manager Hollis & Associates, Inc. 4255 Campus Drive, Suite 290 Irvine, CA 92612 Dear Mr. Lynch, As requested by your letter of July 27, 1998, I am confirming that an overall recycling plan for the new Corona del Mar Plaza is a matter for the Plaza management and your waste hauler to develop. A plan is not a City requirement although the City encourages source reduction (avoidance of production of waste) and recycling. Each of the City franchised solid waste haulers is required to recycle a minimum of 25% of all solid waste collected. There is an incentive to property managers to recycle more than 25% through the avoidance of dump fees. If you have further questions, please call me. Sincerely, David E. Niederhaus, Director General Services Department DEN/mhl cc: Planning Director 3300 Newport Boulevard, Newport Beach Bond No.: 20-61-97 Premium: $250.00 CITY OF NEWPORT BEACH SUBDIVISION FAITHFUL PERFORMANCE BOND WHEREAS, the City Council of the City of Newport Beach, County of Orange, State of California, and The Irvine Company, a Delaware corporation , hereinafter designated as "Principal," are about to or have entered into an agreement pursuant to the State of California Subdivision Map Act and the Newport Beach Municipal Code whereby Principal agrees to install and complete certain designated public Improvements which said agreement, dated City Cncl Res #95-130 dtd 11/E7/9S and identified as Agreement for Construction of Improvements (ResubdivisionlTract No. Parcel 1 ); is hereby referred to and made a part hereof (the "Agreement"); and of Parcel Map No. 90-361 WHEREAS, Principal is required under the terns of the Agreement to fumish a bond for the faithful performance of the Agreement, NOW, THEREFORE, We the Principal and American Home Assurance Company as surety whose place of business is 777 S. -Figueroa St., 15th FL, Los Angeles, CA 90017 a corporation organized and doing business under the and by virtue of the laws of the State of New York . and duly licensed by the State of California for the purpose of making, guaranteeing, or becoming sole surety upon bond or undertaking required or authorized.by the laws of the State of California, are held firmly bound unto the City of Newport Beach and all contractors, subcontractors, laborers, materialmen, and other persons employed in the performance of the Agreement in the penal sum of Fifty Thousand and N01 100---- --------------------------------------- Dollars ($ 50, 000.00------ ), lawful money of the United States, forthe payment of which sum well and.truly to be made, we bind ourselves, our heirs, successors, executors, and administrators, jointly and severally, firmly by these presents. The condition of this obligation is that if the above bound Principal, his, her or its heirs, executors, administrators, successors, or assigns, shall in all things stand to and abide by, and well and truly keep and perform the covenants, conditions and provisions in the Agreement and any alteration thereof made as therein provided, on his, her or their part, to be kept and performed at the time and in the manner therein specified, and in all respects according to their true intent and meaning, and shall indemnify and save harmless City, its officers, agents, and employees, as therein stipulated, then this obligation shall become null and void; other- wise, it shalt be and remain in full force and effect. As part of the obligation secured hereby and in addition to the face amount specified therefor, there shall be included costs and reasonable expenses and fees, included reasonable attorney's fees, incurred by City in successfully enforcing such obligation, all to be taxed as cost and included in any judgment rendered. The Surety and Principal further agree in the even the work and improvements are not completed with the time allowed by the said agreement or any extensions thereof as may be granted by the City, the City may, at its own option, and in addition to any other remedies available by law, complete or arrange for completion of the work and improvements, and all costs and expenses therefor shall become a debt due and owing said City, as set forth in the Agreement. The Surety hereby stipulates and agrees that no change, extension of time, alteration or addition to the terms of the Agreement or to the work to be performed thereunder or the specifications accompanying the same shall in anywise affect its obligation on this bond and it does hereby waive notice of any change, extension of time, alteration or addition to the terms of the Agreement, or to the work, or to the specifications. IN WITNESS WHEREOF, this instrument has been duly executed by the Principal and Surety above named on August 3 19 98 The Irvin mpany, a D laware corporation Approved as to Sufficiency: By: .411r0 _ Gary A. Vac aro, Sr. ice President Principal 9- .1 By: A:-z' Maya Thomas P. Lynch, Vicd President Principal Y L/ Approved as to Form: American Home Assurance Company Surety By: - - CMyAttormy Tracy Ast Attorney-In•Fact Ao/suB6PE MD; W25M CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT State of California County of Los Angeles On August 3, 1998 before me, Maria Escobar, Notary Public, personally appeared Tracy Aston personally known to me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. WITNESS my hand and official seal. r : ' MARIA ESCOBAR = N o COMM. #1047861 cc=NOTARY PUBLIC-CALIFORNIA 2 LOS ANGELES COUNTY N My Comm. Expires Jan. 16, 1999 Maria Escobar American Home Assurance Company POWER OF ATTORNEY National Union Fire Insurance Company of Pittsburgh, Pa. Principal Bond Office: 175 Water Street, New York, N.Y. 10038 No. 05-B-01233 KNOW ALL MEN BY THESE PRESENTS: That American Home Assurance Company, a New York corporation, and National Union Fire Insurance Company of Pittsburgh, Pa., a Pennsylvania corporation, does each hereby appoint —Kathy Calvert, Tracy Aston, Peter Arkley, C. K. Nakamura, E. S. Albrecht, Jr., Eduard J. Stuart, Lisa L. Thornton, Dennis T. Menard III: of Los Angeles, California — its true and lawful Atlomcy(s)-in-Fact, with full authority to execute on its behalf bonds, undertakings, recognizances and other contracts of indemnity and writings, obligatory in the nature thereof, issued in the course of its business, and to bind the respective company thereby. IN WITNESS WHEREOF, American Home Assurance Company and National Union Fire Insurance Company of Pittsburgh, Pa. have each executed these presents this 19th day of November, 1997. �,;w►r�rrrQ ,. ou , Kristian P. Moo—r-7irsklojit .. ,. t:•' � ,E,, National Union Fire Insurance Company of Pittsburgh, PA. Executive Vice President American Home Assurance STATE OF NEW YORK ) COUNTY OF NEW YORK )ss. On this 19th day of November, 1997 before me came the�� above -named officer of American Home Assurance Company and National Union Fire Insurance Company of Pittsburgh, Pa., to me MBORM A. personally known to be the individual and officer described herein, yoof� 1 and acknowledged that he executed the foregoing instrument and l No 01H�91423 affixed the seals of said corporations thereto by authority of his Q�eyb Commission ErylreS office. AM 30mV CERTIFICATE Excerpts of Resolutions adopted by the Boards of Directors of American Home Assurance Company and National Union Fire Insurance Company of Pittsburgh, Pa. on May 18, 1976: "RESOLVED„that the Chairman of the -Board, the.President, or any Vice President be, and hereby is, authorized to appoint Atiomcys-in-Pact to represent and act for and on behalf of the Company to execute bonds, undertakings, recognizances and other contracts of indemnity and writings obligatory in the nature thereof, and to attach thereto the corporate seal of the Company, in the transaction of its surety business; "RESOLVED, that the signatures and attestations of such officers and the seal of the Company may be affixed to any such Power of Attorney or to any certificate relating thereto by facsimile, and any such Power of Attomey or certificate bearing such facsimile signatures or facsimile seal shall be valid and binding upon the Company when so affixed with respect to any bond, undertaking, recognizance or other contract of indemnity or writing obligatory in the nature thereof; "RESOLVED, that any such Attomey-in-Fact delivering a secretarial certification that the foregoing resolutions still be in effect may insert in such certification the date thereof, said date to be not later than the date of delivery thereof by such Attomey-in-Fact." I, Elizabeth M. Tuck, Secretary of American Home Assurance Company and of National Union. Fire Insurance Company of Pittsburgh, Pa. do hereby certify that the foregoing excerpts of Resolutions adopted by the Boards of Directors of these corporations, and the Powers of Attorney issued pursuant thereto, are true and correct, and that both the Resolutions and the Powers of Attomey arc in full force and effect. IN WITNESS WHEREOF, IEREOF, I have hereunto set my hand and affixed the facsimile seal of each corporation ��osnar this 3xd day of August 19 98 �ayda �dAu�4 Elizabeth M. Tuck, Secretary 65166(4/96) .,, ..,... ._: i3.... ........:a... ,..�..,:. ... i.,... ,...,. ,.ri ter CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT OF CALIFORNIA Y OF ORANGE personally known to me - OR - CORM i10�0lPEO Notary Rbb—Cdfanfe ORANGE COUNIV My Cw m. E*IrW EEP 1$,1"8 me, Ana R. Ruiz, Notary Public, personally appeared proved to me on the basis of satisfactory evidence to be the persons(s) whose name(s) is/are subscribed to the within instrument and acknow- ledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. WITNESS my hand and official seal. OPTIONAL igh the data below is not required by law, it may prove valuable to persons relying on the document could prevent fraudulent reattachment of this form. CAPACITY CLAIMED BY SIGNER INDIVIDUAL CORPORATE OFFICER(S) V.P., Finance & Acquisitions - IPG TITLE(S) PARTNERS(S) LIMITED GENERAL ATTORNEY -IN -FACT I TRUSTEES) I GUARDIANICONSERVATOR I OTHER: DESCRIPTION OF ATTACHED DOCUMENT City of Newport Beach Subdivision Faithful Performance Bond #20-61-97 for Corona Del Mar August 3,1998 OTHER SIGNER IS REPRESENTING: NAME OF PERSON(S) OR ENTITY(IES) NOTARY.WK4 08/04/9811:56 AM CITY OF NEWPORT BEACH SUBDIVISION FAITHFUL PERFORMANCE BOND WHEREAS, the City Council of the City of Newport Beach, County of Orange, State of Califomia, and , hereinafter designated as 'Principal," are about to or have entered into an agreement pursuant to the State of California Subdivision Map Act and the Newport Beach Municipal Code whereby Principal agrees to install and complete certain designated public improvements which said agreement, dated , 199_, and Identified as Agreement for Construction of Improvements (Resubdivision/Tract No. _), is hereby referred to and made a part hereof (the "Agreement") ; and WHEREAS, Principal is required under the terms of the Agreement to furnish a bond for the faithful performance of the Agreement, NOW, THEREFORE, We the Principal and , as surety whose place of business is , a corporation organized and doing business under and by virtue of the laws of the State of _ and duly licensed by the State of California for the purpose of making, guaranteeing, or becoming sole surety upon bonds or undertakings required or authorized by the laws of the State of California, are held firmly bound unto the City of Newport Beach and all contractors, subcontractors, laborers, materialmen, and other persons employed in the performance of the Agreement in the penal sum of Dollars ($ ), lawful money of the United States, for the payment of which sum well and truly to be made, we bind ourselves, our heirs, successors, executors, and administrators, jointly and severally, finely be these presents. The condition of this obligation is that if the above bound Principal, his, her or its heirs, executors, administrators, successors, or assigns, shall in all things stand to and abide by, and well and truly keep and perform the covenants, conditions and provisions in the Agreement and any alteration thereof made as therein provided, on his, her or their part, to be kept and performed at the time and in the manner therein specified, and in all respects according to their true intent and meaning, and shall indemnify and save harmless City, its officers, agents, and employees, as therein stipulated, then this obligation shall become null and void; otherwise, it shall be and remain In full force and effect. As part of the obligation secured hereby and in addition to the face amount specified therefor, there shall be included costs and reasonable expenses and fees, included reasonable attorney's fees, incurred by City in successfully enforcing such obligation, all to be taxed as costs and included in any judgement rendered. The Surety and Principal further agree in the event the work and improvements are not completed with the time allowed by the said agreement or any extensions thereof as may be granted by the City, the City may, at its option, and in addition to any other remedies available by law, complete or arrange for completion of the work and Improvements, and all costs and expenses therefor shall become a debt due and owing said City, as set forth in the Agreement. The Surety hereby stipulates and agrees that no change, extension of time, alteration or addition to the terms of the Agreement or to the work to be performed thereunder or the specifications accompanying the same shall in anywise affect its obligations on this bond and it does hereby waive notice of any change, extension of time, alteration or addition to the teens of the Agreement, or to the work, or to the specifications. IN WITNESS WHEREOF, this instrument has been duly executed by the Principal and Surety above named on .199_. Approved as to Sufficiency: Mayor Approved as to Form: By Principal By Principal By Surety City Attorney AGMaD-PERAND; 10/8192 CITY OF NEWPORT BEACH SUBDIVISION LABOR AND MATERIALS BOND WHEREAS, the City Council of the City of Newport Beach, County of Orange, State of California, and , hereinafter designated as "Principal," are about to or have entered into an agreement pursuant to the State of California Subdivision Map Act and the Newport Beach Municipal Code whereby Principal agrees to install and complete certain designated public improvements which said agreement, dated 199_, and identified as Agreement for Construction of Improvements (ResubdivisioNTract No. _), is hereby referred to and made a part hereof (the "Agreement"); and WHEREAS, under the terms of said agreement, Principal is required, before entering upon the performance of the work, to file a good rand sufficient payment bond with the City of Newport Beach to secure and guarantee payment to any contractors, subcontractors and persons furnishing labor, materials and equipment for the performance of the Agreement. NOW, THEREFORE, We the Principal and , as surety whose place of business is , a corporation organized and doing business under and by virtue of the laws of the State of and duly licensed by the State of California for the purpose of making, guaranteeing, or becoming sole surety upon bonds or undertakings required or authorized by the laws of the State of California, are held firmly bound unto the City of Newport Beach and all contractors, subcontractors, laborers, materialmen, and other persons employed in the performance of the aforesaid Agreement in the penal sum of Dollars ($ ) for equipment and materials furnished or labor thereon of any kind, or for amounts due under the Unemployment Insurance Act with respect to such work or labor, that Surety will pay the same in an amount not exceeding the amount hereinbefore set forth, and also if suit is brought upon this bond, will pay, in addition to the face amount thereof, costs and reasonable expenses and fees, including reasonable attorney's fees incurred by City in successfully enforcing such obligation, to be awarded and fixed by the court, and to be taxed as costs and to be included in the judgment therein rendered. It is hereby expressly stipulated and agreed that this bond shall inure to the benefit of any and all persons, companies, and corporations entitled to file claims under Title 15 (commencing with Section 3082) of Part 4 of Division 3 of the Civil Code, so as to give a right of action to them or their assigns in any suit brought upon this bond. Should the condition of this bond be fully performed, then this obligation shall become null and void; otherwise, it shall be and remain in full force and effect. The Surety hereby stipulates and agrees that no change, extension of time, alteration or addition to the terms of the Agreement or the specifications accompanying the same shall in any manner affect its obligations on this bond, and it does hereby waive notice of any such change, extension, alteration or addition. IN WITNESS WHEREOF, this instrument has been duly executed by the Principal and Surety above named on .199_. _ Approved as to Sufficiency: By. Principal Mayor Approved as to Form: Principal Surety City Attorney AO\SUBD•LRM.BND;10/8/92 EXHIBIT "A" (REVISED) FINAL FINDINGS AND CONDITIONS OF APPROVAL CORONA DEL MAR PLAZA EIR No. 154 General Plan Amendment No. 95-2 (C) Amendment No. 835 Traffic Study No.101 Site Plan Review No. 74 AS APPROVED BY THE CITY COUNCIL ON NOVEM 3ER 27,1995 A Environmental Inwact Resort Na 154. adopt Resolution No. 95-128 accepting, approving and certifying Final EIR No. 154, with the following additional findings: Findings: 1. That a Draft Environmental impact Report has been prepared for the project in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines and City Policy. 2. That the proposed Draft E1R, Comments and Responses, revisions to the Draft EIR, and all related documents in the record is complete and adequate to satisfy all the requirements of CEQA for the proposed project. 3. That the analysis and conclusions contained in the proposed Draft EIR reflect the independent judgment of the Planning Commission. 4. That the Planning Commission has reviewed and considered the information contained in the proposed Draft EIR prior to making its recommendations to the City Council. 5. Accept the findings contained in the Statement of Finding and Facts (Exhibit "A" of the resolution) and are incorporated into this approval; 6. That the facts set forth in the Statement of Overriding Considerations (Exlu'bit ` W' of the resolution) are true and supported by substantial evidence in the record, including Final EIR No. 154 and are incorporated into this approval by reference. That although the Final EIR identifies certain unavoidable significant environmental effects that will result if the project is approved, the mitigation measures identified shall be incorporated into the project, and all significant environmental effects that can be feasibly mitigated or avoided have been eliminated or reduced to an acceptable level, and that the remaining unavoidable significant effects, when balanced against the facts set forth in the Statement of Overriding Considerations, are acceptable. Fiml Actions, Findings and Condidow Corom del Mar Plea November 27,1995 Page I 8. That the adoption of the Mitigation Monitoring and Reporting Program contained in Exhibit "C" of the Resolution is necessary. litigation Measures: 1. That the applicant shall prepare a construction access plan in order to maintain safe access to the library during construction. The construction access plan shall be approved by the Public Works Department prior to approval of the grading permit. 2. That the applicant shall install a traffic signal on Avocado Avenue at the access driveway to the project site. 3. That the applicant shall prepare a construction access plan in order to maintain safe access to the library during construction. The construction access plan shall be approved by the Public Works Department prior to approval of the grading permit. 4. That construction employees shall park their vehicles in designated parking areas on the project site or on other Irvine Company property, not on Avocado Avenue. 5. That prior to the issuance of building permits, a detailed interior noise study shall be completed for all buildings within the project that are adjacent to East Coast Highway and MacArthur Boulevard to confirm that interior noise levels will comply with the stated guidelines for office, retail, and restaurant spaces. 6. That the applicant shall assist the City in implementing Transportation Demand Management measures related to the proposed project. Such measures shall include coordinating transit services to the development through provision of bus stops, transit stops, shuttle stops, bus shelters and turnouts, and bicyclettransit interface. 7. That the applicant shall provide mitigation for secondary source emissions (i.e., emissions associated with stationary sources within the development). During design review and prior to issuance of building permits, the City of Newport shall assure confirmation that the measures have been incorporated to the maximum extent feasible. 8. That the applicant shall install energy efficient'lighting which provides high light output per watt of electricity consumed. 9. Reduce traffic speeds on all unpaved road surfaces to 15 miles per hour or less. A reduction in travel speeds to 15 miles per hour on unpaved road surfaces will reduce particulate emissions from this activity by approximately 40 to 70 percent. 10. Suspend grading operations during first and second stage smog alerts. Final Actions, Findings and Conditions Corona del Mar Plea November 27,1995 Page 2 it. Suspend all grading operations when wind speeds (as instantaneous gusts) exceed 25 miles per hour. 12. Provide on -site power sources during the early stages of the project and utilize existing power sources (e.g., power poles) or clean fuel generators rather than temporary power generators. 13. Schedule (construction) operations which may affect traffic to occur at off-peak hours, where feasible. 14. Develop a (construction) traffic plan to minimize traffic flow interference from construction activities. The plan may include such components as an advance public notice of routing, uses of public transportation and satellite parking areas with a shuttle service. 15. Prior to issuance of grading permits for any construction on the Newport Village site, an archaeological records search shall be conducted by a qualified archaeologist to determine whether proposed activities would encroach upon or otherwise adversely impact the previously recorded Locus A or B of CA-Ora-167. 16. That if it is determined that proposed activities would affect CA-Ora-167, the following specific procedures shall be implemented: CA-Ora-167: Locus A • A survey of the site area shall take place during which time surface materials shall be flagged in order to identify the horizontal surface boundaries of the locus. • Following identification of the surface extent of any cultural resources, a five square meter grid system shall be laid out that encompasses all flagged material. • Using the grid system, all flagged material shall be systematically collected. • After collection of surface materials, two to three units measuring one square meter shall be placed within the grid system to provide the limits of the vertical distribution of the cultural material and identify its subsurface integrity. • Following completion of the subsurface units, a series of hand -dug postholes shall be placed in the site to further define its subsurface horizontal distribution. • All material recovered from surface collection and subsurface units shall be analyzed and catalogued. Final Actions, Findings end Conditions Corona del Mar Plana November 27,1995 Page 3 • If sufficient shellfish remains are recovered from the subsurface, at least two samples shall be submitted for carbon-14 dating. • The results of the test program, including methodology, analysis of recovered material, and recommendations, if necessary for further work shall be documented in a report. • All of the above work shall be undertaken by an archaeologist on the Orange County List of Certified Archaeological Consultants: CA-Ora-167: Locus B • Because of the suspected disturbed nature of Locus B, an approved archaeologist shall be present during the initial grading phase at the location previously identified as that of Locus B. If a significant subsurface deposit is uncovered during the grading, the project applicant shall be prepared to have the material evaluated and if need be permit the introduction of a limited test -level investigation. 17. That prior to issuance of grading permits for any construction on the Newport Village site, a paleontological records search shall be conducted by a qualified paleontologist to determine whether proposed activities would adversely affect scientific resources which may exist on the subject property. 18. That prior to the issuance of a grading permit, the project applicant shall provide written evidence to the City of Newport Beach that a qualified paleontologist has been retained to observe grading activities and salvage and catalogue fossils as necessary. The paleontologist shall be present at the pre -grading conference, shall establish procedures for paleontological resource surveillance, and shall establish, in cooperation with the project developer, procedures for temporarily halting or redirecting work to permit sampling, identification, and evaluation of the fossils. If major paleontological resources are discovered, which require long-term halting or redirecting of grading, the paleontologist shall report such findings to the project developer and to the City of Newport Beach. The paleontologist shall determine appropriate actions, in cooperation with the project developer, which ensure proper exploration and/or salvage. Excavated finds shall be offered to the City of Newport Beach, or its designee, on a first -refusal basis. The applicant may retain said finds if written assurance is provided that they will be properly preserved in Orange County, unless said finds are of special significance, or a museum in Orange County indicates a desire to study and/or display them at the time, in which case items shall be donated to the City, or designee. These actions, as well as final mitigation and disposition of the resources, shall be subject to the approval of the City of Newport Beach. Prior to the issuance of a precise grading permit, the paleontologist shall submit a follow-up report for approval by the City which shall include the period of inspection, a catalogue and analysis of the fossils found, and present repository of the fossils. Final Actions, Findings and Conditions Corm del Mar Plaza NO\Ymber 27,1995 Page 4 19. Mitigation measures and standard engineering practices are summarized in the geotechnical investigation for the project site and address the specific soils and geologic constraints to site development that were identified in the impact analysis. Engineering procedures not related to specific, significant environmental impacts within the purview of this EK but that relate to other technical issues, are included in the geotechnical investigation. As such, all of the recommendations in the geotechnical investigation shall serve as the definitive guide to specific site planning, geotechnical engineering techniques, and mitigation measures for the proposed project. The complete geotechnical investigation has been incorporated by reference and is available at the City of Newport Beach. E General Plan Amendment Na 95-2(0t Adopt Resolution No. 95-129 approving GPA 95-2(C), to redesignate the property for Retail and Service Commercial use and establish the permitted intensity of development;. C Amendment Na 835. Adopt Resolution No. 95-130 approving Amendment No. 835, the proposed changes to the Newport Village Planned Community District Regulations. D. Traffic Study No. 101., accept and approve with the following findings and conditions: Finding: That a Traffic Study has been prepared which analyzes the impact of the proposed project on the peak -hour traffic and circulation system in accordance with Chapter 15 of the Newport Beach Municipal Code and City Policy L-18. 2. That the Traffic Study indicates that the project -generated traffic will neither cause nor make worse an unsatisfactory level of traffic on any'major,"primary-modified,' or'pdmary' street. 3. That the Traffic Study indicates that the project -generated traffic will be greater than one percent of the existing traffic during the 2.5 hour peak period on seventeen of the nineteen study intersections, but that fifteen of the seventeen intersections will not exceed the 0.90 ICU threshold value and will operate at acceptable levels of service for both peak periods. 4. That the remaining two intersections will be mitigated with the implementation of programmed improvements at the intersections of MacArthur Boulevard at San Joaquin 10s Road and MacArthur Boulevard at San Miguel Drive, which will reduce the ICU values of the p.m peaks to well under the 0.90 threshold, and are therefore not considered a significant impact. Final Actions, Findings and Conditions Corona del Mar Plaza November27,1993 Page 5 Conditions: 1. That per the Traffic Phasing Ordinance (TPO) Analysis, no significant project impacts are identified. Currently scheduled and fully -funded projects will be completed prior to or at project occupancy to offset any project impacts. 2. That the developer shall fund a proportionate share of the improvements required to mitigate the project impacts at the intersections on MacArthur Blvd at San Miguel and MacArthur Boulevard at San Joaquin Hills Road. This condition will be considered firlfilled through the CIOSA frontage improvement contribution listed in the CIOSA agreement for MacArthur Blvd between Coast ITighway and San Joaquin Nrlls Road. F. Site Plan Review Na 74, Approve the site plan review, making the following findings and with the following conditions of approval: Findin s: That the proposed action is part of the project evaluated in the Environmental Impact Report prepared for GPA 95-2(CYAmendment No. 835/Traffic Study No. 101. That Environmental Impact Report adequately addresses the potential environmental impacts of the project, and satisfies all the requirements of CEQA. The Environmental Impact Report reflects the independent judgment of the Planning Commission and was reviewed and considered prior to recommending approval of the project. 2. That development of the subject property in the Newport Village Planned Community District will not preclude implementation of specific GeheralFlan objectives and policies. 3. That the value of property is protected by preventing development characterized by inadequate and poorly planked landscaping, excessive building bulk, inappropriate placement of structures and failure to preserve where feasible natural landscape features, open spaces, and the like, resulting in the impairment of the benefits of occupancy and use of existing properties in such area 4. That benefits derived from expenditures of public funds for improvement, acquisition and beautification of streets, parks, and other public facilities are rnaUmized by the exercise of reasonable controls over the layout and site location characteristics of the proposed development. 5. That unique site characteristics are protected in order to ensure that the community may benefit from the natural terrain, harbor and ocean, to preserve and stabilize the natural terrain, and to protect the environmental resources of the City. Final Actions, Findings and Conditions Corona del Mar Plaza November27,1995 Page 6 6. That the proposed development fully conforms to the established development standards for the Newport Village Planned Community District, as recommended for City Council approval by the Planning Commission in Amendment No. 835. 7. That the development is compatible with the character of the neighborhood and will contribute to the orderly and harmonious development of surrounding properties and the City. 8. That the development has been designed to maxanvze protection of public views from MacArthur Boulevard and Avocado Avenue. 9. That there are known archeological or historical resources on -site and appropriate mitigation measures have been included in the Environmental Impact -Report minimize the adverse effects. 10. That there are no environmentally sensitive areas on -site. 11. The property does not contain any areas of unique geologic hazards. 12. That the proposed project will meet City noise standards for the development. 13. The site plan and layout of buildings, parking areas and pedestrian and vehicular access are functional in that the project has been designed so as to limit vehicular access to the site from Avocado Avenue and MacArthur Boulevard. 14. The development is consistent with surrounding land uses and with the goals and policies of the General Plan as recommended for City Council approval by the Planning Commission in GPA 95-2(C). 15. Mechanical equipment and trash areas will be screened from view. 16. That the design of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. 17. That public improvements may be required of a developer per Section 20.01.070 of the Municipal Code. 18. The approval of the proposed project will not, under the circumstances of this case, be detrimental to the health, safety, peace, morals, comfort, and general welfare of persons residing and working in the neighborhood or be detrimental or injurious to property and improvements in the neighborhood or the generalwelfare of the City. 19. That Site Plan Review No. 74 will not become effective unless and until General Plan Amendment 95-2(C), Traffic Study No. 101 and Amendment No. 835 are approved by the City Council. Final Actions, Findings and Conditions Corona del Mar Plaza November 27.1"5 Page 7 Conditions: That the proposed development shall be in substantial compliance with the approved site plan, floor plans and elevations, except as noted below. 2. That all conditions of approval of Amendment No. 835 and Traffic Study No. 101 and related mitigation measures of the environmental document shall be fulfilled. 3. That as indicated in Section 4.8.1of the Draft EIR No. 154, development of the 10-acre site is subject to the height restrictions imposed by the City's View Plane Ordinance No. 1596. In accordance with that ordinance, neither building heights nor the heights of landscape features shall penetrate the imaginary plane extending over the site as illustrated on Exhibit 4.8-4 of the Draft EIR No. 154. 4. That all improvements be constructed as required by Ordinance and the Public Works Department. 5. That arrangements be made with the Public Works Department in order to guarantee satisfactory completion of the public improvements, if it is desired to obtain a grading or building permit prior to completion of the public improvements. 6. That each building be served with an individual water service and sewer lateral connection to the public water and sewer systems unless otherwise approved by the Public Works Department and the Building Department 7. That the City's Public Works Department shall review and approve completed water utility plans prepared by the Applicant's engineer to ensure that accurate water demands have been used to calculate facility sizing within the development. 8. That the on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the Traffic Engineer. 9. That the intersection of the private drives and Avocado Avenue be designed to provide sight distance for a speed of 45 miles per hour and that the intersection of the private drive and MacArthur Boulevard be designed to provide sight distance for a speed of 50 miles per hour. Slopes, landscape, walls and other obstruction shall be considered in the sight distance requirements. Landscaping within the sight fine shall not exceed twenty-four inches in height. The sight distance requirement may be modified at non -critical locations, subject to approval of the Traffic Engineer. 10. That easements for public utilities be dedicated to the City where needed. 11. That asphalt or concrete access roads shall be provided to all public utilities, vaults, manholes, and junction structure locations, with width to be approved by the Public Works Department. Final Actions, Findings and Conditions Corona del Mar Plaza November 27,1995 Page 8 12. That a pedestrian circulation plan be approved by the Public Works Department. The plan shall, as a minimum, include connections to Avocado Avenue, Coast Highway and MacArthur Boulevard. 13. That County Sanitation District fees be paid prior to issuance of any building permits. 14. That street, drainage and utility improvements be shown of standard improvement plans prepared by a licensed civil engineer. 15. That a hydrology and hydraulic study be prepared by the applicant and approved by the Public Works Department, along with a master plan of water, sewer and storm drain facilities for the on -site improvements prior to issuance of any grading or building permits. Any modifications or extensions to the existing storm drain, water and sewer systems shown to be required by the study shall be the responsibility of the developer. 16. That the Water Capital Improvement fee be paid. 17. That final design of any structures within the project area shall provide for the incorporation of water -saving devices for the project lavatories and other water -using facilities. 18. That the El Paseo Storm Drain system shall be completed before the project Applicant is permitted to occupy the project site as proposed, unless otherwise approved by the Public Works Department. 19. That prior to issuance of any grading or building permits for the site, the applicant shall demonstrate to the satisfaction of the Public Works Department and the Planning Department that adequate sewer facilities, wastewater treatment capacity, will be available for the project. Such demonstration shall include verification from the Orange County Sanitation District No. 5 and the City's Utilities Department. 20. That the Public Works Department plan check and inspection fee be paid. 21. That any Edison transformers serving the site be located outside the sight distance planes as described in City Standard 110-L. 22. Disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by proper use of traffic control equipment and flagmen. Traffic control and transportation of equipment and materials shall be conducted in accordance with state and local requirements. There shall be no construction storage or delivery of materials within the MacArthur Boulevard, East Coast Hghway or Avocado Avenue rights -of -way. Prior to issuance of any grading permits, a parking plan for workers must be submitted and approved by the Public Works Department. Final Actions, Findings and Conditions Corona del Mar Plaza November 27,1995 Page 9 23. That any overhead utilities serving the site be undergrounded,to the nearest appropriate pole in accordance with Section 19.24.140 of the Municipal Code unless it is determined by the City Engineer that such undergrounding is unreasonable or impractical. 24. That the proposed project shall participate in the City-wide municipal recycling program, subject to approval of the General Services Department. 25. That a fire protection system acceptable to the Fire Department be installed by the developer and tested by the Fire Department prior to storage of any combustible materials or start of any structural f aming, unless otherwise approved by the Fire Department. 26. That all the mitigation measures of the Traffic Study shall be fiilflled. 27. That vehicular access to the Central Library be provided at all times that the Library is open. 28. That any library parking spaces impacted by the project shall be replaced to the satisfaction of the Community Services and Public Works Departments. 29. That the final design of the site shall eliminate or minimize the offsets in the perimeter aisle of the parking lot, unless otherwise approved by the City Traffic Engineer. 30. That the developer shall fund a proportionate share of the improvements required to mitigate the project impacts at the intersections on MacArthur Blvd at San Miguel and at San Joaquin Nrils Road. This condition will be considered fulfilled through the CIOSA frontage improvement contribution fisted in the CIOSA agreement for MacArthur Blvd between Coast Highway and San Joaquin Hills Road. 31. That a traffic signal be installed by the developer at the Avocado Ave main entrance prior to occupancy of any portion of the project, occupancy of any buildings prior to completion of the signal installation shall be subject to approval of the Public Works Department. 32. That the signage program shall be subject to further review and approval by the Public Works Department for sight distance. 33. That on -site fire hydrants shall be required for the project to the satisfaction of the City Fire Department. 34. That an on -site underground fire main with Fire Department connection located on Avocado Avenue shall be required. 35. That each building shall be fire sprinklered and subject to review and approval by the Fire Department. 36. That fire sprinkler activation alert to all occupants, shall be provided in all buildings. Further that the site access, fire alarm and detection system, occupancy and exiting requirements Final Actions, Findings end Conditions Corona del Mar Plaza November 27, 1995 Page 10 shall be subject to review and approval by the Fire Department (Concurrent with the City's plan review and permit approval process). 37. That addressing shall be from the main access street, Avocado Avenue, unless otherwise approved by the Fire Department and Planning Department. The Fire Department shall approve the addressing plan for the project, as well as the location and size of address numbering visible from the public streets (if necessary, superseding the provisions set forth in the Newport Village Planned Community District Regulations). 38. That Fire Lanes shall be provided within the project and the location shall be subject to the review and approval of the Fire Department. 39. That Knox Boxes shall be provided within the site for access by emergency response vehicles. 40. That all exterior areas shall be lit with a minimum of one foot candle power of lighting at ground level, evenly distributed (based on Newport Beach Police Department recommendations as reasonable amount lighting for security) 41. That doors and windows shall contain adequate safety locks to deter burglaries and vandalism (based on Newport Beach Police Department recommendations as reasonable for security). 42. Prior to issuance of a grading permit, the grading contractor shall identify a spoils site for deposition of exported material. Such spoils site shall have obtained CEQA clearancein accordance with the requirements of the local jurisdiction where the site is located. 43. Prior to issuance of a grading permit, the applicant or successor in interest shall demonstrate to the City of Newport Beach Building Department that all facilities will be designed and constructed as specified in the City adopted version of the Uniform Building Code. 44. That the project shall comply with Title 24 (of the California Administrative Code pertaining to energy conservation requirements) energy -efficient design regulations as well as the provision of window glazing, wall insulation, and efficient ventilation methods in accordance with Uniform Building Code requirements. 45. Development of the site shall be subject to a grading permit to be approved by the Building and Planning Departments. The application for grading permit shall be accompanied by a grading plan and specifications and supporting data consisting of soils engineering and engineering geology reports or other reports if required by the building official. 46. That the project Applicant will adhere to the recommendations of and perform the supplemental geotechnical analysis described in the geotechnical investigation (NMG Geotechnical, 1995) as a condition of project approval. Final Actions, Findings and conditions Corona del Mar Plaza November 27, 1995 Page 11 47. That the Applicant will comply with the erosion and siltation control measures of the City's grading ordinance and all applicable local and State building codes and seismic design guidelines. 48. The grading plan shall include a complete plan for temporary and permanent drainage facilities, to minimize any potential impacts from silt, debris, and other water pollutants. 49. The grading plan shall include a description of haul routes, access points to the site, watering, and sweeping program designed to minimize impact of haul operations. 50. An erosion, siltation and dust control plan shall be submitted prior to issuance of grading permits and be subject to the approval of the Building Department and a copy shall be forwarded to the California Regional Water Quality Control Board, Santa Ana Region. 51. The velocity of concentrated run-off from the project site shall be evaluated and erosive velocities controlled as part of the project design. 52. Grading operations and drainage requirements shall meet the standards set forth in the City's Building Code (Appendix Chapter 70 - Excavation and Grading, Sections 7001- 7019) and the Building Department's- General Grading Specifications. 53. The erosion control measures shall be completed on any exposed slopes within thirty days after grading, or as approved by the Building Department. 54. Fugitive dust emissions during construction shall be minunized by watering the site for dust control, containing excavated soil on -site until it is hauled away, and periodically washing adjacent streets to remove accumulated materials. 55. Prior to the issuance of any building permits a specific soils and foundation study shall be prepared and approved by the Building Department. 56. Sites where the potential for liquefaction has been identified, or any other site where the potential for liquefaction may be encountered during subsequent investigations, shall be further evaluated by a geotechnical consultant to verify the low potential for liquefaction. The evaluation shall include subsurface investigation with standard penetration testing or other appropriate means of analysis for liquefaction potential. The project geotechnical consultant shall provide a statement concerning the potential for liquefaction and its possible impact on proposed development. If necessary, the geotechnical consultant shall provide mitigation measures which could include mechanical densification of liquefiable layers, dewatering, fill surcharging or other appropriate measures. The Geotechnical Consultant's report shall be signed by a Certified Engineering Geologist and a Registered Civil Engineer and shall be prepared to the satisfaction of the Building Department prior to issuance of Grading Permit. Grading and building plans shall reflect the recommendations of the study to the satisfaction of the.Building Department. Final Actions, Findings and Conditions Corona del Mar Plaza November27,1995 Page 12 57. Any necessary diversion devices, catchment devices, or velocity reducers shall be incorporated into the grading plan and approved by the Building Department prior to issuance of grading permits. Berms or other catchment devices shall be incorporated into the grading plans to divert sheet flow runoff away from areas which have been stripped of natural vegetation. Velocity reducers shall be incorporated into the design, especially where drainage devices exit to natural ground. 58. All fill slopes shall be properly compacted during grading in conformance with the City Grading Code and verified by the project Geotechnical Consultant. Slopes shall be planted with vegetation upon completion of grading. Conformance with this measure shall be verified by the Building Department prior to the issuance of occupancy permits. 59. Berms and brow ditches shall be constructed to the satisfaction and approval of the Building Department. Water shall not be allowed to drain over any manufactured slope face. Top -of -slope soil berms shall be incorporated into grading plans to prevent surface runoff from draining over future fill slopes. Brow ditches shall be incorporated into grading plans to divert surficial runoff from ungraded natural areas around future cut slopes. The design of berms and brow ditches shall be approved by the Building Department prior to issuance of grading permits. 60, Prior to the issuance of grading permits, written recommendations for the mitigation of compressible/collapsible soil potential for the project site shall be provided by the geotechnical consultant. Foundation recommendations shall be included. Recommendations shall be incorporated as conditions of approval for the site -specific tentative tract maps and grading plans to the satisfaction of the Building Department. Recommendations shall be based on surface and subsurface mapping, laboratory testing and analysis. Mitigation, if necessary, could include: removal and recompaction of identified compressible/collapsible zones, fill surcharging and settlement monitoring, compaction grouting, or foundation design which utilizes deep piles, or other recommended measures. The geotechnical consultant's site -specific reports shall be signed by a Certified Engineering Geologist and Registered Civil Engineer, and shall be approved by the Building Department. 61, Written recommendations for the mitigation of expansive and corrosive soil potential for each site, shall be provided by the project corrosion consultant, geotechnical consultant and/or Civil engineer. Foundation recommendations shall be included. Recommendations shall be based on surface and subsurface mapping, laboratory testing and analysis and shall be incorporated into final building plans prior to issuance of building permits. The geotechnical consultant's site -specific reports shall be signed by a Certified Engineering Geologist and Registered City Engineer, and shall be approved by the Building Department. 62. The project geotechnical consultant and/or civil engineer shall prepare written site -specific reviews of the tentative tract maps and grading plans addressing all salient geotechnical Final Actions, Findings and Conditions Corona del Mar Plea November27,1995 Page 13 issues, including groundwater. These reports shall provide findings, conclusions and recommendations regarding near -surface groundwater and the potential for artificially induced groundwater as a result of future development, and the effects groundwater may have on bluffs, slopes and structures. The reports shall also address the potential for ground subsidence on the site and properties adjacent to the sites if dewatering is recommended. The geotechnical consultant and/or civil engineer's reports shall be signed by a Certified Engineering Geologist and Registered Civil engineer and shall be completed to the satisfaction of the Building Department prior to issuance of a grading permit. 63. Prior to issuance of any grading permit, an erosion, siltation, and dust control plan shall be submitted, and shall be subject to the approval of the Building Department. 64. Prior to the issuance of any grading permit, the design engineer shall verify that the discharge of surface runoff from development of any site will be performed in a manner so that increased peak flows from the site will not increase erosion immediately downstream of the system. As part of this review, the velocity of concentrated runoff from the project shall be evaluated, and erosive velocities controlled as part of the final project design. This report shall be reviewed by the Planning Department and approved by the Building Department. 65. Erosion control measures contained in the erosion siltation and dust control plan shall be implemented on any exposed slopes within 30 days after grading, or as otherwise directed by the Building Department. 66. Any existing on -site drainage facHities shall be improved as required, or updated concurrent with grading and development, to the satisfaction of the Public Works and Building Departments. Improvement plans shall be approved by the Public Works Department prior to issuance of a grading permit. 67. Prior to the issuance of grading permits, the applicant (or applicant's grading contractor) shall provide to the Building and Public Works Departments haul route plans that include a description of haul routes, access points to the sites, and watering and sweeping program designed to minimize impacts of the haul operation. These plans shall be re- viewed and approved by the Public Works Department. Copies of the plans shall be submitted to the City's Planning Department. 68. Prior to the issuance of grading permits, the applicant shall incorporate the following erosion control methods into grading plans and operations to the satisfaction of the Building Department. a. An approved material such as straw, wood chips, plastic or similar materials shall be used to stabilize graded areas prior to revegetation or construction. Final Actions, Findings and Conditions Corona del Mar Plaza November 27,1"S Page 14 b. Airborne and vehicle bome sediment shall be controlled during con- struction by: the regular sprinkling of exposed soils and the moistening of vehicles loads. C. An approved material such as riprap (a ground cover of large, loose, angular stones) shall be used to stabilize any slopes with seepage problems to protect the topsoils in areas of concentrated runoff. 69. Prior to the issuance of grading permits, the project geotechnical consultant and/or civil engineer shall develop a plan for the diversion of stormwater away from any exposed slopes during grading and construction activities. The plan shall include the use of temporary right-of-way diversions (i.e., berms or swales) located at disturbed areas or graded right-of-ways. The plan will be approved by the Public Works and Building Departments, and implemented during grading and construction activities. 70. The applicant shall provide a temporary gravel entrance located at every construction site entrance. The location of this entrance shall be incorporated into grading plans prior to the issuance of grading permits. To reduce or eliminate mud and sediment carried by vehi- cles or runoff onto public rights -of -way, the gravel shall cover the entire width of the entrance, and its length shall be no less than 50 feet. The entrance plans shall be reviewed and approved by the Public Works and Building Departments concurrent with review and approval of grading plans. 71. The applicant shall construct filter berms or other approved devise for the temporary gravel entrance. The berms shall consist of a ridge of gravel placed across graded right- of-ways to decrease and filter runoff levels while permitting construction traffic to continue. The location of berms shall be incorporated into grading plans prior to the issuance of grading permits. The plans shall be reviewed and approved by the Public Works and Building Departments. 72. During grading and construction, the applicant shall provide a temporary sediment basin located at the point of greatest runoff from any construction area. The location of this basin shall be incorporated into grading plans. It shall consist of an embankment of compacted soils across a drainage. The basin shall not be located in an area where its failure would lead to loss of life or the loss of service of public utilities or roads. The plan shall be reviewed and approved by the Building Department. 73. Notice of Intent. Prior to the approval of a grading permit, the project sponsor shall submit a Notice of Intent (NOI) with the appropriate fees for coverage of the project under the General Construction Activity Storm Water Runoff Permit to the State Water Resources Control Board at least 30 days prior to initiation of construction activity at the site. The NOI shall include information about the project such as construction activities, material building/management practices, site characteristics, and receiving water informa- tion (Generally, this is required for any construction activity over five acres in area). Final Actions, Findings and Conditions Corona del Mar Flan Novanber 27,1995 Page 15 74. As required by the General Construction Permit, the project shall develop and implement a Stormwater Pollution Prevention Plan (SWPPP), including inspection of stormwater con- trols structures and pollution prevention measures. The SWPPP shall be implemented concurrent with the beginning of the construction activities, and the plan shall be kept on site. 75. Structural BMP Controls. Prior to the issuance of any Grading Permit, the project proponent shall ensure that the project includes implementation of appropriate structural Best Management Practices (BMPs) to reduce the extent of pollutants in stormwater flows from the site. Said structural BMPs shall meet the approval of the Public Works Department. The following structural BMPs are suggested for consideration at the pro- ject site: • Grassed or landscaped swales Reduction in the amount of directly connected impervious area (DCIA) • Inlet trash racks or bars • Filter strips. Maintenance of the selected structural BMPs will be required throughout the life of the project to ensure proper operation. 76. Non -Structural BMP Controls. Prior to the issuance of certificates of use and occupancy, the project proponent shall submit an operations plan that ensures that the project operation shall include non-structural BMPs, including the following: Periodic cleaning (i.e., street sweeping) Routinely cleaning on -site storm drain manholes and catch basins Source control surveys of all on -site industrial facilities Controlling washdown of non-stormwater discharges from project development facilities Providing information to employees on disposal of waste oil, grease, and pesticide containers Carefully controlling pesticide and fertilizer usage Providing covered areas for trash receptacles, or enclosed features to prevent direct contact with precipitation Final Actions, Findings and Conditions Corona del Mar P1e7w November 27,1995 Page 16 Efficient landscaping irrigation Common area litter control Housekeeping of loading docks. All non-structural BMPs shall meet the approval of the Public Works Department. 77. Water Quality Management Plan. Prior to the issuance of any building permit, consistent with the Drainage Area Management Plan (DAMP) prepared by the County of Orange for compliance with their municipal storm water NPDES permit requirement, the project proponent shall prepare a Water Quality Management Plan (WQMP). Said WQMP shall meet the approval of the Public Works Department. The WQMP shall indicate the proposed structural and non-structural, permanent stormwater quality control measure to be utilized for the project, shall identify the potential pollutant source on the project, and shall describe how the project implements the objectives outlined in the DAMP. 78. Prior to issuance of a grading permit, the final plan of water, sewer and stone drain facilities shall be approved by the Public Works Department. Any systems shown to be required by the review shall be the responsibility of the developer, unless otherwise provided for through an agreement with the property owner or serving agency. 79. SCAQMD Rule 403, which requires that "... every reasonable precaution (s taken) to minimize fugitive dust emissions ..." from grading operations to control particulate emissions, shall be implemented during the grading and construction phase. Standard dust control practices dictated by SCAQMD Rule 403 shall be followed. 80. Adherence to SCAQMD Rules 431.1 and 431.2 which require the use of low sulfur fuel for stationary construction equipment. 81. The applicant shall specify the use of concrete, emulsified asphalt, or asphaltic cement, none of which produce significant quantities of VOC emissions. 82. Any rooftop or other mechanical equipment shall be sound attenuated in such a manner as to achieve a maximum sound level as specified in the Noise Ordinance Regulations of the Newport Beach Municipal Code. 83. Any mechanical equipment and'emergency power generators shall be screened from view of residential properties, public streets (to the greatest extent possible, as determined by the Planning Director) and the public library, and noise associated with said installations shall be sound attenuated in accordance with the Noise Ordinance Regulations of the Newport Beach Municipal Code. The latter shall be based upon the recommendations of a Final Actions, Findings and Conditions Corona del Mar Plaza Novemba27,1995 Page 17 licensed engineer practicing in acoustics, and shall be approved by the Planning Department. 84. Pursuant to the City of Newport Beach Noise Ordinance Section 10,28.040, construction adjacent to existing residential development shall be limited to the hours of 7:00 a.m. to 6:30 p.m. Monday through Friday, and 8:00 a.m. through 6:00 p.m. on Saturday. Con- struction shall not be allowed outside of these hours Monday through Saturday or at any time on Sundays and federal holidays. Verification of this shall be provided to the Planning Department. The City will ensure that construction time limits are enforced for the duration of construction activity on the project site. 85. Prior to the issuance of any certificate of use and occupancy, the project proponent shall provide evidence, meeting the approval of the City, that the installed lighting meets the objectives of the plan. If necessary, shields on the back of lights or other. screening shall be placed to cut off light beyond project area. Prior to the issuance of a certificate of use or occupancy, the applicant shall demonstrate to the Planning Department that the lighting system is designed, directed, and maintained in such a manner as to conceal the light source and to minimize light spillage and glare to the neighboring residential uses, properties and the Newport Beach Central Library. The plans shall be prepared and signed by a licensed Electrical Engineer, with a letter from the engineer stating that, in his opinion, this requirement has been met. Upon submittal of the lighting plan and signage plan to the Planning Department, the applicant shall also submit concurrently to the Harbor View Hills Community Association for review and comment which will then forward recommendations, within three weeks of receipt, to the Planning Department for possible incorporation into the approval. That all signs installed initially and subsequent to the initial installations shall be in conformance with the provisions of the approved lighting program and the Newport Village Planned Community District Regulations. 86. City Council Policy K-5 outlines the City's requirements with respect to archaeological resources. The following specific measures are recommended in conformance with Policy K-5. A. A qualified archaeologist shall be present during pregrade meetings to inform the project sponsor and grading contractor of the results of any previous studies. In addition, an archaeologist shall be present during grading activities to inspect the underlying soil for cultural resources. if significant cultural resources are uncovered, the archaeologist shall have the authority to stop or temporarily divert construction activities for a period of 48 hours to assess the significance of the find. B. In the event that significant archaeological remains are uncovered during excavation and/or grading, all work shall stop in that area of the subject property until an appropriate data recovery program can be developed and implemented. The cost of such a program shall be the responsibility of the landowner and/or developer. Final Actions, Findings and Conditions Corona del Mar Plaza November 27,1995 Page 18 C. Prior to issuance of any grading or demolition permits, the applicant shall waive the provisions of AB 952 related to City of Newport Beach responsibilities for the mitigation of archaeological impacts in a manner acceptable to the City Attorney. 87, Any sites uncovered shall be mitigated pursuant to Council Policy K-5. Where further testing or salvage is required, the applicant shall select a City approved, qualified archaeologist to excavate a sample of the site. All testing and salvage shall be conducted prior to issuance of grading permits or use of an area for recreational purposes. A written report summarizing the findings of the testing and data recovery program shall be submitted to the Planning Department within 90 days of the completed data recovery program. 88. The applicant shall donate all archaeological material, historic, or prehistoric, recovered during the project to a local institution that has the proper facilities for curation, display and study by qualified scholars. All material shall be transferred to the approved facility after laboratory analysis and a report have been completed. The appropriate local institution shall be approved by the Planning Department based on a recommendation from the qualified archaeologist. 89. A pre -grade reconnaissance of the area shall be made by a qualified paleontologist to assess whether any significant fossils currently are exposed. Any fossils observed and deemed significant shall be salvaged. 90. A qualified paleontologist shall be retained to monitor and, if necessary, salvage scientifically significant fossil remains. 91. The paleontologist shall have the power to temporarily divert or direct grading efforts to allow the evaluation and any necessary salvage of exposed fossils. 92. Monitoring shall be on a full-time basis during grading in geologic units of high paleontologic sensitivity. 93. Spot-checking of low sensitivity sediments shall be conducted by a qualified paleontologist. Should significant fossils be observed during grading in these units, full- time monitoring may be required. 94. All collected fossils shall be donated to a museum approved by the City of Newport Beach Planning Department. 95. A final report summarizing findings, including an itemized inventory and contextual stratigraphic data, shall accompany the fossils to the designated repository, an additional copy shall be sent to the appropriate Lead Agency. 96. Prior to approval of a grading permit, grading specifications for, the project shall require the following to the satisfaction of the Building Department: Final Actions, Findings and Conditions Corona del Mar Plam November 27.1995 Page 19 97. All trash on the site shall be disposed of properly. A. Creosote treated power poles shall be removed and disposed of properly upon relocation, per the recommendations of the environmental remediation engineer. B. Any abandoned septic tanks systems encountered during grading shall be disposed of properly, per City of Newport Beach requirements. 98. Prior to the approval of a grading permit, the project proponent shall determine the appropriate method of wastewater disposal to the satisfaction of the Public Works Department. 99. That this Site Plan Review shall expire unless exercised within 24 months from the date of approval as specified in Section 20.01.070 K of the Newport Beach Municipal Code. 100. That traffic volumes or trips generated by the MacArthur Boulevard access drive to the project facility, wiU be excluded from the calculation of traffic volume which require the widening of MacArthur Boulevard to six lanes, as outlined in the Circulation Element of the General Plan. 101. That the MacArthur Boulevard access drive shall be relocated to a point rat less than 380 feet southerly of the intersection of MacArthur Boulevard and Harbor View Drive, as reflected on the approved site plan and as measured from the prolongation of the existing southerly curb line of Harbor View Drive to the prolongation of the northerly curb line of the driveway access; and shall be limited to right -turn ingress only. 102. That the design of the internal intersection shall be subject to the review and approval of the City Traffic Engineer. This design shall include traffic control devices, including stops signs, as deemed necessary, to provide for adequate public safety, as well as optimal convenient access for the library and shopping center patrons. Also that the design of traffic control measures at the internal intersection shall be subject to the on -going review of the City Traffic Engineer. 103. That the employees of all businesses in the project shall park on site, or at another location off -site approved by the City Traffic Engineer. 104. That the sign program include provisions for a sign identification program for the Newport Beach Public Library, the form of which is subject to the review and approval of City Manager, the Community Services Department, the Public Works Department, and the Planning Department. 105. That any proposed or required deceleration shall not extend into the intersection of MacArthur Boulevard and Harbor View Drive, or begin northerly of the prolongation of the existing southerly curbline of Harbor View Drive. F.\WPS i\PLANNING\1 CC-RP'N51127\CDM-PLZA\EXHA-CC31>OC Final Actions, Findings and Conditions Corona del Mar Plaza November 27,1995 Page 20 GEOTECHNICAL CONSIDERATIONS [as referenced in Mitigation Measure No. 19 of Exhibit "A" (Revised) Findings and Conditions of Approval, as approved by the City Council on November 27, 1995] 1. Prior to commencement of grading operations, all vegetation, organic topsoil, and other deleterious material should be cleared and disposed of off site. Existing pavements, slabs and other remnants of previous construction as shown schematically on Figure 3 (of the Preliminary Geotechnical Report prepared by NMG Geotechnical, Inc., dated June 23, 1995) should be removed. Since proposed fills are relatively shallow, on -site disposal of concrete and asphalt is not considered feasible, it is anticipated that these materials must be exported. 2. All areas receiving fill, subsequent to the appropriate removals, should be scarified 6 inches and recompacted. Fill should be placed in loose lifts of no more than 8 inches in thickness to a minimum of 90 percent relative compaction at a moisture content at or above optimum content. Other earthwork recommendations are given inn the General Earthwork and Grading Specification (Appendix E of the June 23, 1995 Preliminary Geotechnical Report). 3. In general, existing soils in the upper 12 to 24 inches are weathered and compressible. At a minimum, removal of the upper 12 inches and scarification and recompaction of 8 inches is recommended below proposed fills and other improvements such as pavements. These depths may be adjusted in cut areas, depending upon the depth of cuts. 4. Removals should be performed to provide a compacted fill blanket of at least 3 feet beneath the bottom of building footings. This blanket should extend a minimum of 10 feet beyond the building footprint and should include areas of foundations for canopies, signs, etc., associated with the structures. Potentially unsuitable materials were encountered in the southwest and southeast corners of the site at greater depths (borings B-2 and 134). In these local areas, remedial removals may need to be deeper (5 to 8 feet, 10 foot maximum). Due to the inherently limited data provided in the geotechnical borings, all removals across the site will be verified during grading and subject to modifications depending upon observed conditions. S. Removal bottoms should expose relatively dense soil (on the order of 85 percent relative compaction). All removal bottoms should be observed and accepted by the geotechnical consultant. Approved removal bottoms should be scarified 6 to 8 inches, moisture - conditioned to near optimum moisture content, and recompacted prior to fill placement, and/or building construction, to a minimum of 90 percent relative compaction in accordance with ASTM Test Method D1557-91. Conditions of Approval Gcotechnical Considerations Page 1 6. The relatively deep cuts proposed along the northeast portion of the site may locally encounter wet soil conditions. The cuts will result in building pads with groundwater on the order of 2 to 4 feet below pad grade (along MacArthur). With changed conditions due to development (including off -site developments), the potential exists for groundwater to rise. It is recommended that some type of sub -drain system (e.g., cut-off trench) be constructed in the northern end of the site. It may be possible to incorporate a subdrainage system with the future utility trenches. The proposed retaining walls also may be subject to considerable amounts of transient water introduced by the development as well as the existing perched groundwater. The potential for buildup of water behind the walls as well as significant amounts of nuisance seepage through the walls is high. It is, recommended that the retaining walls be waterproofed and provided with a subdrainage system beyond what is typically constructed. 8. Sub -drains and waterproofing should also be provided along interior footings with significant elevation differences (step foundations between retail units). 9. It is anticipated that the proposed slopes will be grossly and surficially stable provided the recommendations in the Preliminary Geotechnical Report dated June 23, 1995 are implemented. More refined slope stability analysis should be performed once grading plans are finalized. 10. Total and differential settlements at the site for the proposed fill and structural loads should be within tolerable limits of the proposed structures provided the recommendations herein and future design recommendations are implemented. Total post -construction settlements on the order of 1/2 inch are estimated. Differential settlements are not expected to exceed 1/4 inch over a 40-foot span. 11. For design proposes, an allowable bearing pressure of 1,600 psf may be used for conventional shallow footings having a minimum embedment in approved material of 1 foot below the lowest adjacent grade and a minimum width of'l foot. The bearing value may be increased by 200 psf for each additional foot of embedment in approved material and by 100 psf for each additional foot of width, to a maximum value of 3,000 psf. Allowable bearing pressure may be increased by one-third for wind or seismic loading. 12. Soils at the site are expected to be in the low to medium expansion potential range. Minimum recommendations for foundations and slabs for low rise commercial structures are given in Table 1 of the Preliminary Geotechnical Report dated June 23, 1995. Until additional expansion potential testing is conducted after grading, the criteria for medium expansion should be assumed. Conditions of Approval Geotechnical Considerations Page 2 13. The recommended lateral earth pressures for the on -site native soils are as follows: Equivalent Fluid Pressure (psf7ft.) Conditions Level 2:1 Slo Active 43 75 At -Rest 64 110 Passive 330 I20 (sloping down in front of wall) If a retaining wall is backfilled with clean sand having a sand equivalent equal to or greater than 30, an equivalent fluid pressure of 30 pcf (level) and 43 pcf (2:1 slope) for active conditions may be used. 14. To design an unrestrained retaining wall, such as a cantilever wall, the active earth pressure may be used. For a restrained retaining wall, such as basement wall or restrained wall corners, the at -rest pressure should be used. Passive pressure is used to compute lateral soils resistance developed against lateral structural movement. Further, for sliding resistance, the friction coefficient of 0.30 may be used at the concrete and soil interface. In combining the total lateral resistance, either the passive pressure or the fraction of resistance should be reduced by 50 percent. In addition, the passive resistance is taken into account only if it is ensured that the soil against embedded structures will remain intact with time. 15. Retaining structures and step footings should be provided with a sub -drain system approved by the geotechnical consultant. At a minimum it is recommended that the walls be waterproofed and provided with a geotextile "sheet" drain, such as Mrradrain 6000, 7- Drain 200 (or approved equivalent) behind the wall. The sheet drain should extend up to within 6 inches below backfill at top of wall. A 4-inch perforated collector pipe with filter fabric should be connected to the sheet drain along the bottom and outletted. The collector pipe should be installed with perforations down and have a minimum 1 percent gradient. 16. Weep holes should also be provided along the bottom of retaining walls at maximum 24- foot spacing. Open vertical masonry joints at 32-foot spacing may be provided in lieu of weep holes. 17. Proper surface drainage such as a concrete Witch should also be provided along the top of wall. Down drains (outlets) for surface drainage should not be tied into the sub -drain system for walls. (They should be outletted separately.) 18. R-value testing of near surface soils should be conducted following grading. Pavement section design should be based on anticipated traffic indices and special conditions (e.g., Conditions of Approval Geotechnical Considerations Page 3 r truck loading docks, trash enclosures, etc.). A preliminary estimate for a pavement section is 4 inches of asphalt concrete over 8 inches of aggregate base. 19. If heavy construction traffic is anticipated prior to capping of the street, then consideration should be given, to increasing the thickness of AB by 0.1 foot. Type B asphaltic concrete is recommended. 20. AB can be crushed aggregate base, crushed miscellaneous base or processed miscellaneous base in accordance with Standard Specifications for Public Works Construction (The Green Book). The material shall be free of any detrimental quantity of deleterious materials. If processed miscellaneous base is to be used, in addition to gradation (grain size) test, quality tests such as R-value, sand equivalent, and percentage wear may have to be performed to verify that the material meets the minimum requirements. 21. All subgrade should be unyielding and aggregate base should be compacted to a minimum of 95 percent relative compaction based on ASTM Test Method D1557-91. 22. To reduce the potential for unsightly cracking due to expansive soils, exterior concrete driveways, loading ramps, driveway approaches, plus curbs and gutters should be a minimum of 6 inches thick and provided with construction or weakened plane joints every 10 feet or less. The thickness at the truck loading or trash -truck areas should be increased to 0.8 foot in order to reduce unsightly cracking (if planned to be paved with PCC concrete. The slabs should be underlain by a layer of crushed rock, gravel, or clean sand having minimum thickness of 2 inches. The subgrade should be a minimum 120 percent of optimum -moisture content to a minimum depth of 18 inches. Reinforcement of the slabs may also be considered if after grading, more expansive soils are encountered. Suitable minimum reinforcement would be WWF 6x6 - WIA x WIA placed at mid -height or preferably No. 3 bars at 24 inches on center placed both ways at mid -height. 23. TO reduce the potential for excessive cracking of other exterior concrete flatwork (such as sidewalks, walkways, etc.) concrete should be a minimum of 4 inches thick and provided with construction or weakened plane joints at frequent intervals (e.g., every 6 feet or less). The same thickness of a crushed rock, gravel, or clean sand layer and subgrade moisture content is recommended. Reinforcing of the -concrete sidewalks is also recommended. Suitable minimum reinforcement would be WWF 6x6 - WIA x WIA placed at mid -height. 24. The causes of concrete distress can be reduced by proper design of the concrete mix and by proper placement and curing of the concrete. 25. Preliminary sulfate content test results indicate some soils with higher soluble sulfate contents. Type V cement and compliance with the requirements of the UBC should generally be adequate for concrete in contact with on -site soils near finish grade. Additional sulfate testing should be conducted after the completion of rough grading. Conditions of Approval Geotecluncal Considerations Page 4 26. Previous studies characterize the corrosion potential of unprotected metals in contact with earth in this locale as being high (USDA, 1978). Appropriate measures, typical with local practice for the proposed construction, should be taken to protect buried metals. Site specific soil corrosivity testing may be conducted following grading if dictated by special construction conditions. 27. Inadequate control of runoff water, heavy irrigation after development of the site, or regional groundwater level changes may aggravate the shallow groundwater conditions. Maintaining adequate surface drainage, proper disposal of runoff water, and control of irrigation will help reduce the potential for future moisture -related problems and differential movements from soil heave/settlement. 28. Surface drainage should be carefully taken into consideration during all grading, landscaping, and building construction. Positive surface drainage should be provided to direct surface water away from structures and slopes and toward the street or suitable drainage devices. Ponding of water adjacent to the structures should be avoided. Buildings should have roof gutters systems and the runoff should be carried to street gutters by area drain pipes or by sheet flow over paved areas. Paved areas should be provided with adequate drainage devices, gradients, and curbing to prevent runoff flowing from paved areas onto adjacent unpaved areas. 29. The performance of foundations is also dependent upon maintaining adequate surface drainage away from structures. The minimum gradient within 5 feet of the building will depend upon surface landscaping. In general, it is suggested that unpaved lawn and landscape areas have a minimum gradient of 2 percent away from structures. 30. Construction of planter areas immediately adjacent to structures should be avoided. If planter boxes are constructed adjacent near buildings, the sides and bottoms of the planter should be provided with a moisture barrier to prevent penetration of the irrigation water into the subgrade. Provisions should be made to drain excess irrigation water from the planters without saturating the subgrade below or adjacent to the planters. Raised planter boxes may be drained with weepholes. Deep planters (such as the palm tree planters) should be drained with below -ground, water -tight drainage lines connected to a suitable outlet. 31. Trench excavations less then 5 feet deep in the northern portion of the site and 10 feet deep in the southern portion of the site are not expected to encounter significant amounts of groundwater. Groundwater may be encountered below these depths, and dewatering may be necessary locally. Caving problems may also be encountered where soils become more sandy. 32. Utility excavation deeper than 4 feet should be stabilized per OSHA requirements (shoring or laying back of trench walls). Site soils are generally classified as Type "B" per Title 8 California Code of Regulations, except where groundwater is encountered, in which case Conditions of Approval Geolechnical Considerations Page 3 � s r they may be Type "C". These categories should be evaluated by the utility contractor during excavations and discussed with the geotechnical consultant if conditions appear to be different. 33. - If H-piling or sheet piling is used for shoring members, an equivalent fluid pressure of 150 pci7foot may be used for passive resistance. 34. Pipe should be placed on at least 6-inches of clean sand or gravel. The area around the pipe (at least 1 foot over top of pipe) should be backfilled with clean sand, having a minimum sand equivalent of 30 or better. The sand should be jetted with water below the springline to ensure filling of voids beneath the pipe (if allowed by local agency). Otherwise, sand along the side of the pipe should be placed in small lifts and compacted with small hand-held compactors (e.g., "powder -puff"). Depending on the size of the pipe, higher sand equivalents may be required of jetting is not permitted. Jetting should be in moderation to minimize the amount of water introduced into the surrounding native soils. 35. Backfill materials should be moisture conditioned as needed to near optimum and compacted to a minimum relative compaction of 90 percent. 36, Final grading plans for the site should be reviewed and accepted by the geotechnical consultant prior to grading. A supplemental geotechnical report with recommendations specific to the grading plan should be issued. 37. Foundation plans, retaining wall plans, and related structural calculations should also be reviewed and accepted by the geotechnical consultant prior to construction for verification of geotechnical design parameters. A remedial removal map based on the final foundation plans and the remedial removal recommendations in Section 3.2 of the Preliminary Geotechnical Report dated June 23, 1995, may be prepared prior to grading. 38. Geotechnical observation and testing should be conducted during grading and construction at the following stages: • Following clearing and grubbing, prior to site processing or fill placement • During and following remedial removals • During fill placement • During and after foundation and retaining wall excavations • During installation of sub -drains • During backfill behind retaining structures • During utility trench excavations and backfill • When any unusual or unexpected geotechnical conditions are encountered during grading and construction F:\KR51\PLA.NMG11CC-RP'n"1117\CD\f-PL7A%EOTECn.DOC Conditions of Approval Geotechnical Considerations Page 6 DAVID RECUPERO & ASSOCIATES, INC. GOVERNMENTAL RELATIONS • LAND USE ANALYSIS • MARKET RESEARCH 1 !r/ 1 P• July 16, 1998 / c Janet Divan r �o Traffic Department City of Newport Beach PO Box 1768 Newport Beach, CA 92658-8915 RE: Corona del Mar Plaza Dear Janet: This letter will confirm our conversation regarding clearances of the following conditions of approval. TRAFFIC STUDY NO. 101 Condition 1 That per the Traffic Phasing Ordinance (TPO) Analysis, no significant project impacts are identified. Currently scheduled and fully -funded projects will be completed prior to or at project occupancy to off -set any project impacts. SITE PLAN REVIEW NO. 74 Condition 21 That any Edison transformers serving the site be located outside the sight distance planes as described in City Standard 110-L. SITE PLAN REVIEW NO. 74 Condition 32 That the signage program shall be subject to further review and approval by the Public Works Department for sight distance. Based on our discussion it is my understanding that you have the respective conditions and applicable site plans, and have approved them as submitted. Thank you for your cooperation. Your signature below will signify concurrence with this clearance letter. Si cerely ( avid Re upero My signature below represents clearance of these conditions. &Z� 7. 21. 9E Date 15052 Springdale Street • Suite 1 • Huntington Beach, CA 92649 • 714 / 898-9294 • Fax 714 / 892-7342 �{ 1 DAVID RECUPERO &ASSOCIATES, INC. GOVERNMENTAL RELATIONS • LAND USE ANALYSIS • MARKET RESEARCH r' July 20, 1998 Richard L. Hoffstadt, PE Public Works Department City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658-8915 RE: Corona del Mar Plaza Dear Dick: The purpose of this letter is to secure your approval of the following condition of approval. SITE PLAN REVIEW #74, CONDITION 1a That the El Paseo Storm Drain system shall be completed before the project Applicant is permitted to occupy the project site as proposed, unless otherwise approved by the Public Works Department. Based on our discussion it is my understanding that you needed confirmation that the storm drain is functional before you would clear the condition. In this regard please find attached a copy of a letter from Adams Streeter, the engineers of record, describing the status of the storm drain system. If this meets with your approval your signature below will constitute clearance of this condition. Thank you for your cooperation. Sincerely, David Recupero /k y signature below represents clearance of this condition. 15052 Springdale Street • Suite 1 • Huntington Beach, CA 92649 • 714 / 898-9294 • Fax 714 / 892-7342 ADAMS • STREETER CIVIL ENGINEERS INC. July 17, 1998 Mr. Richard Hoffstadt City of Newport Beach Public Works Department 3300 Newport Boulevard Newport Beach, CA 92663 95-1033 )an A. Adams • Randal L. Streeter Subject: Corona Del Mar Plaza Storm Drain Condition Dear Mr. Hoffstadt: In preparation for the opening of the Corona Del Mar Plaza, we would like to take this time to clarify the issue regarding Condition No. 18 of approval for use and occupancy of the project regarding the completion of the El Paseo Storm Drain System. At the inception of this project it was determined that improvements to this storm drain system would be required to provide for a minor increase in the storm run-off flows from this project. Since that time the improvement of the El Paseo Storm Drain System been expanded to resolve some other issues with this storm drain system. The designs for the storm drain system has been reviewed and approved by the City of Newport Beach Public Works Department and is currently under construction. As of August 1, 1998, the construction should be approximately 80% completed. At this time, the construction in Avocado Avenue and the crossing under Pacific Coast Highway are 100% completed. Therefore, we would like to request that this item in the Conditions of Approval for the Use and Occupancy of the Corona Del Mar Plaza is cleared for the projected opening of August 1, 1998. Please contact us by July 24, 1998 if there are any unresolved issues with this item. Sincerely, 2 James B. Yates, P 1:\951033\Ward Documents \ El Pasco Storm Drain Letter.doc 1 5 CORPORATE P A R K I R V I N E, CA. 92606 7 1 4- 4 7 4- 2 3 3 0 /�Z Date: Wednesday, July 8, 1998 11:05:29 PM From: MMcDermott@nbpd.org Subj: Door locks at Irvine Company Development , MacArthur & SR-1 To: JGarcia@city.newport-beach.ca.us cc: krecupero@aol.com Jay: Reference the door locks on this project that need PD approval: These were- in the package that Coralee Newman brought over to us. Looked fine. Consider them approved by us. McDermott ----------------------- Headers ----------------------_--------- Return-Path: <MMcDermott@nbpd.org> Received: from relay3l.mx.aol.com (relay3l.mail.aol.com [172.31.109.31]) by airl7.mail.aol.com (v45.16) with SMTP; Wed, 08 Jul 1998 19:05:26 - 0400 Received: from mail.nbpd.org ([209.19.51.131]) by relay3l.mx.aol.com (8.8.8/8.8.5/AOL-4.0.0) with ESMTP id TAA17156 for <krecupero@aol.com>; Wed, 8 Jul 1998 19:05:16 -0400 (EDT) Received: by MAIL _SERVER with Internet Mail Service (5.0.1458.49) id <NFSSNHK5>; Wed, 8 Jul 1998 16:01:09 -0700 Message -ID: <C1 CCO6172BD9DO119DOF0060972CE0594412D7@MAIL_SERVER> From: "McDermott, Mike" <MMcDermott@nbpd.org> To: "Garcia, Jay" <JGarcia@ city. newport-beach.ca.us> Cc: "'krecupero@aol.com"' <krecupero@aol.com> Subject: Door locks at Irvine Company Development , MacArthur & SR-1 Date: Wed, 8 Jul 1998 16:01:07 -0700 X-Priority: 3 Return -Receipt -To: "McDermott, Mike" <MMcDermott@nbpd.org> MIME -Version: 1.0 X-Mailer: Internet Mail Service (5.0.1458.49) Content -Type: text/plain 7/8/98 America Online : KRecupero Page 1 r DAVID RECUPERO & ASSOCIATES, INC. �i GOVERNMENTAL RELATIONS • LAND USE ANALYSIS • MARKET RESEARCH July 20, 1998 Richard L. Hoffstadt, PE Public Works Department City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658-8915 RE: Corona del Mar Plaza Dear Dick: The purpose of this letter is to secure your approval of the following condition of approval. SITE PLAN REVIEW #74, CONDITION 27 That vehicular access to the Central Library be provided at all times that the library is open. Based on our discussion it is my understanding that you needed confirmation that the library access is functional before you would clear the condition. In this regard please find attached a copy of a letter from Adams Streeter, the engineers of record, describing the status of the access to the library. If this meets with your approval your signature below will constitute clearance of this condition. Thank you for your cooperation. /Sincerely, David Recupero /k y signature below represents clearance of this condition. 15052 Springdale Street • Suite I • Huntington Beach, CA 92649 • 714 / 898-9294 • Fax 714 / 892-7342 95-1033 F ApAMS • STREETER CIVIL ENGINEERS INC. July 17, 1998 Mr. Richard Hoffstadt City of Newport Beach Public Works Department 3300 Newport Boulevard Newport Beach, CA 92663 Jan A. Adams • Randal L. Streeter Subject: Corona Del Mar Plaza Library Access Condition Dear Mr. Hoffstadt: In preparation for the opening of the Corona Del Mar Plaza, we would like to take this time to clarify the issue regarding Condition No. 27 of approval for use and occupancy of the project regarding the completion of the access to the Library. Access to the Library has been maintained throughout the construction of the Plaza. With the opening of the Corona Del Mar Plaza on August 1, 1998, this entrance will provide a signalized intersection at Avocado Avenue and full access to the Library site, consistent with the approved Site Plan for this project. We are anticipating that this item would be satisfied with the completion and inspection of the driveway and parking lot improvements in this area. Therefore, we would like to request that this item in the Conditions of Approval for the Use and Occupancy of the Corona Del Mar Plaza is cleared for the projected opening of August 1, 1998. Please contact us by July 24, 1998 if there are any unresolved issues with this item. Sincerely, Zrn � James B. Yates, P., i 1:\95I033\Word Documents \ Library Access Letter.doc 15 CORPORATE PARK • IRVINE, C A: 9 2 6 0 6 • 7 1 4- 4 7 4- 2 3 3 0 I�y4'47/1 2. CORONA DEL MAR PLAZA SUMMARY OF CONDITIONS OF APPROVAL FOR USE & OCCUPANCY July 3D, 1998 .. ElR 9154 'PAPE '()RAMP Stltatt •• lot PA?t .. SftVK,%H •Revrarr 74 .. 'Pkoe, COPMH Raroar.. •Fr1or: - Dasdatrndn • ..,. ••.• •• •'• .• ,.••.- C�sr, Oawr TJC%Rea .. ... R,CYs •CLERK •Arr• .. " '2 1 install traffic signal on Avocado Ave at access driveway to project site. / / vw. Civil/ Traf 150 1 1 Complete current schedule and fully -funded projects in accordance wilh Traffic PhasingOrdnance PO. 7/21/98 151 18 2 Complete the El Paseo Staten Drain system. PW Cf IMC 7/21/98 152 '21 2 Locate any Edison transformers outside sight distance planes. Civil/LA 7/21/98 153 '24 3 Participate in the Citywide municipal recycling program. WR tGf GSD Civil 154 '26 3 Fulfill all mitigation measures of the Traffic Study. TE 155 '27 3 Provide vehicular access to the Central Library when it is open. fo CMVGC 7/21198 156 31 3 Install traffic signal at Avocado Avenue main entrance PIN CMLGC 157 '32 3 Review and approve signage program. St FPti D 1,5'r uAftr`( PW ArctlGrph 7121/98 158 '36 3 Provide fire sprinkler activation alert in all bu ldmgs. FD Arct 159 139 4 Provide Knox Boxes within the site. FD Arct 160 '40 4 Ught all exterior areas with a minimum one foot candle power. NBPD Arct/ Light 161 '41 4 Have adequate safety locks on all doors and windows. NBPD Arct 7/8/98 162 76 9 Submit an operations plan that ensures inclusion of non-structural SMPs. PW CiwUfIC 163 85 11 Provide evidence that the installed lighting meets the objectives of the plan. PD Arct/ Li ht 164 iZAW(At'n 0124- — liT "m L�J C " 107111CN. aj-� 41":A- / N DAVID RECUPERO & ASSOCIATES, INC. m, CONDITIONS OF APPROVAL CORONA DEL MAR PLAZA SITE PLAN REVIEW NO. 74 AS APPROVED BYTHE CITY COUNCIL ON NOVEMBER 27,1995 Pursuant to the City of Newport Beach Noise Ordinance Section 10.28.040, construction adjacent to existing residential development shall be limited to the hours of 7:00 a.m. to 6:30 p.m. Monday through Friday, and 8:00 a.m. through 6:00 p.m. on Saturday. Con- struction shall not be allowed outside of these hours Monday through Saturday or at any time on Sundays and federal holidays. Verification of this shall be provided to the Planning Department. The City will ensure that construction time limits are enforced for the duration of construction activity on the project site. Prior to the issuance of any certificate of use and occupancy, the project proponent shall provide evidence, meeting the approval of the City, that the installed lighting meets the objectives of the plan. If necessary, shields on the back of lights or other screening shall be placed to cut off light beyond project- area. Prior to the issuance of a certificate of use or occupancy, the applicant shall demonstrate to the Planning Department that the lighting system is designed, directed, and maintained in such a manner as to conceal the light source and to minimize light spillage and glare to the neighboring residential uses, properties and the Newport Beach Central Library. The plans shall be prepared and signed by a licensed Electrical Engineer, with a letter from the engineer stating that, in his opinion, this requirement has been met Upon submittal of the lighting plan and signage plan to the Planning Department, the applicant shall also submit concurrently to the harbor View Hills Community Association for review and comment which will then forward recommendations, within three weeks of receipt, to the Planning Department for possible incorporation into the approval. That all signs installed initially and subsequent to the initial installations shall be in conformance with the provisions of the approved lighting program and the Newport Village Planned Community District Regulations. .11 Policy K-5 outlines the City,s requirements with respect to archaeological The following specific measures are recommended in conformance with Policy A. A qualified archaeologist shall be present during pregrade meetings to inform the project sponsor and grading contractor of the results of any previous studies. In addition, an archaeologist shall be present during grading activities to inspect the underlying soil for cultural resources. If significant cultural resources are uncovered, the archaeologist shall have the authority to stop or temporarily divert construction activities for a period of 48 hours to assess the significance of the find. B. In the event that significant archaeological remains are uncovered during excavation and/or grading, all work shall stop in that area of the subject property until an appropriate data recovery program can be developed and implemented. The cost of such a program shall be the responsibility of the landowner and/or developer. Final Actions, Findings and Conditions Corona del Mar Plaza November27,1995 S THE IRVINE COMPANY July 9, 1998 Mr. David Recupero Via Messenger DAVID RECUPERO & ASSOCIATES, INC. 1052 Springdale Street, Suite I Huntington Beach, CA 92649 Re: Corona del Mar Plaza -- Site Plan Review Condition 85 Dear David: This is probably overkill, but I'm sending you copies of the following correspondence in reference to the subject condition for your file and use in obtaining the required clearance from the City of Newport Beach: Carol Hoffman's April 8, 1997 letter to Debra Allen on behalf of the Harbor View Hills Homeowners Association; 2. Debra Allen's June 27, 1997 fax transmitting the June 25, 1997 letter from West Coast Design constituting the Harbor View Hills HOA's comments on the lighting plans for the Center; 3. July 15, 1997 letter to Debra Allen jointly signed by Carol Hoffman and myself; (For your information, we actually gave the Harbor View Hills HOA a presentation of our lighting and signage plans in TIC's conference center on August 14, 1997. The presentation was attended by Debra Allen, Barry Allen, Councilperson Dennis O'Neill, and Russ Owens of West Coast Design.) 4. My August 22, 1997 letter to Debra Allen following up on the August 14, 1997 meeting; 5. Barry Allen's September 4, 1997 letter in response to my August 22, 1997 letter; 6. My September 17, 1997 letter responding to Barry Allen's September 4, 1997 letter; 7. Barry Allen's October 9, 1997 letter to me acknowledging that the intent of the City Council as set forth in the project conditions had been met as a result of our various correspondence and meetings; and P.O. Box 6370, Newport Beach, California 92658-6370 • (714) 720-2200 • FAX (714) 720-2161 Corona del Mar Plaza July 9, 1998 Page 2 My May 1, 1998 letter to Barry Allen in reference to the change to Olive trees as the primary parking lot tree in the Center. Hopefully this documentation will be adequate to enable you to gain clearance of this condition. You will note in Barry Allen's October 9, 1997 letter that he requests that when the lighting is in place and operational they will ask their consultant to review the matter. If this comes up, it should be noted that this is specifically not a requirement of the condition. We will, however, have no objection to Russ Owens reviewing the parking lot and signage lighting, once operational, and providing us with any comments or input he has. What I'm saying is, it should not affect the clearance of the condition for purposes of our obtaining a Certificate of Occupancy. Please give me a call if you have any questions. Very truly yours, En cc KCE 070'. y THE IRVINE COMPANY Carol A. Hoffman Vice President cc: Marty Potts April 8, 1997 Mrs. Debra Allen Director, Municipal Affairs Harbor View Hills Community Association Board of Directors 1021 White Sails Way Corona del Mar, CA 92625 RE: Corona del Mar Plaza Dear Mrs. Allen: This letter is a follow-up to our recent meeting with the Harbor View Hills Community Association Board. The feedback we received at the close of the meeting from the other Board members was generally very positive. They felt the presentation enhanced their understanding of the Center and they appreciated the update. I was happy to hear everyone seemed to think Corona del Mar Plaza would be an attractive, well -designed addition to Corona del Mar. As we discussed in our meeting, Condition of Approval 85 defines Harbor View's review of the lighting and signage plan. The condition specifies: "Upon the submittal of the lighting and signage plan to the Planning Department, the applicant shall also submit concurrently to the Harbor View Hills Community Association for review and comment which will then forward recommendations, within three weeks of receipt, to the Planning Department for possible incorporation into the approval." We also agreed that the project team would be willing to provide the Board, or its designated sub -committee, with project updates similar to our recent meeting. The purpose of these updates would be to review lighting and signage plans at appropriate intervals in the design process. The first interval would be at the conclusion of design development, in approximately two months. 550 Newport Center Drive, P.O. Box 6370, Newport Beach, California 92660-6370 • V14) 720-2303 Page Two Harbor View Hills Community Association April 8, 1997 When design development plans are complete, we will let you know and, if desired, a meeting can be arranged. We believe reviewing the plans in unison will improve our joint efforts to move the Center forward. Please notify me if you appoint a sub -committee to work with us on reviewing the plans. We appreciate your efforts in organizing our meeting last week and look forward to successfully working together in the months to come. Sincerely, Carol Hoffman CC: Mr. Jim Wharton, President Harbor View Hills Community Association Ms. Patty Temple, Planning Director City of Newport Beach 06/27/1997 14:00 7147861294 MARTIN POTTS ASbUG 1-1*2= riz tAU- 01 ALLEN, MULLINGS & ALLEN • ATTORNEYS AT LAW BARRY L, ALLEN. 2011 E. FOURTH STREET TEL: (714) 538-6991 THONLA.s 1). muLaiNCTS SUITE 120 FAX (714) 558.0638 DEBRA E. ALLEN 'SANTA ANA. CA 9-1705-3M IRS p 32-Cr2o"" ZT FAX ZRAIT51=5ZON COVER SRI Z:9 DJLrZ,• TO: rXis FAX 18 dikected to COMP44Y r4AX Kulfaziu TELEPHONE NUMBER: .PEON: M OA; i The fa2loving pag-as art he"it sent CASE NAME I., p-z;-9!7 • TOTAL IfrilfAciz OF PAGES, XNCZUDIWG COVER sArssr v NOTE. We are transmitting from An AT&T 3620D Our FAX nunbar is (724) 558-06j8 Xf you do not: receive all 62 the PaqGz� please call (714) 5.5 P4C2)9f F0,441AV6 Ag 410" e&rllW e4A*vr1wr . ... . .......... ............. ....... . ........ ........ Zn,, g, .,. 'bu—" '..- - --- , r�m 4 , O'del-0, to ar mesh~ 'we a& al P.M.T. Me. 7hatiiYow- v .......... .......... pw- ........ . . . . . . . . zz. 06/27/1997 14:00 106125/'1997 12:18 7147861294 714-20- •1782 MARIIN YuIIb AbbuL, WEST MAST DESIGN 1 YIV1- VJ rnue U PAGE 01 June 25. 1997 WEST COAST•I3ESIGN +' ELECTRICAL AND LIGHTING ENGINEERS 31.442 VAUO 4Ril t.o;$pl'rE 200 • SAW JUAtfCAY1S17tANi) CA 91r.7J PHONE (714) 240.1378 FAX (714) 240-1782 Mr. airy Allen ALLEN. MULLINGS & ALLEN __ 2021 East Fourth Street, Suite 120 �_ ^ Santa Ana, CA 92705-3999 RE: Corona Del Mar plaza Ughting Review Dear Barry, Phavo carilpleted my review of the pioposed lighting system for the Corona Plaza and have the_ following comments-' Del Mar p All L'ght, that have if is ability to Cie aimed or directed,$hall be directed in such a way as to shield the lamp from being viewed from the Harbo? View Homes (HVH). This could also include additional shiaiding on individual fixtures labeled TG�rrLr I r lrTR1TSrrV. that cannot be repositioned. Includes fixtures 2. It is likely that fixture type TS wil(;tteed more shrouding than shown. 3: There is ambiguity as to the mounting •configuration of fixture TC, i.e_, where do they go, are they tinder a canopy, etc. There needs to' be some clarity regarding these fixtures. As there are numerous of these fixtures and are•indicatad to have up-to'a 150 watt lamp, these fixtures could create a•sulahle amount of glare to the HVH.' . ' 41 . Fixture T.R is shown on the west' -side of the Macarthur entry sign although,there does nof•appear to be a tteltis to mount them to. This needs to -be' clarified. 5. Therm are trees shown to be located within a feWfeet.of the light standards In the parking areas. This wnuld by unaccaPtabic for two reaaons:'Fhvt, the tight from the parking area fixtures will illtlntiriate the top, of the'faliage• causing unnecessary glare for the HVH, and 5accrid, the light. that should be availabli,tor the IOumindtlan. of the parking lot will be blocked by the trees. It is evident that whatevir the minimum or average light level required by the City Was not arrived at with the trees Included; in -the photonistde;design. It is my suggestion that any trees that will mature at more than 15 tafl•and 6' in diameter should be located not closer than 40' from the cloacst light standard.•Tn' 13 yill keep the.foliage from reflecting -glare to the HVH and keep the parking area closer tb •ttte­actual design. Smaller shrubs (up to 4-5' tall) could -be substituted near the light standaiiis. This whole design flaw is all too Common in many centdrs throughout Southern California. 06/27/1997 14:tl0 714tllblZ`14 MNKI ill rui ID maul. •+,.• uY a6/25/1997 12,13 714-4 -17812 WEST COAST M.46N PAGE 82 '' .q1 Iji�tld,ta0.71fUt�pl.i' ;,N.11 6. There should be some agreed upon hour (10:30pin t/-) where the bulk of the lighting in I the center is turned off for the remainder of the night. If the restaurant will remain open later the'( parking lights within 250' from the front doors should stay on until 30 minutes after closing. It does not appear that there would need to be more than '12 parking fixtures (not poles) left on all night for securily purposes. The signage that faces north or east (in the viewplane of the HVH). E as well •as•most 950A.t of the building, trellis, and tree Ilghting;$hould be turned off at the agreed upon time as wil;. • I As -a gen.fival rule the fixtufe selection for the center has been chosen to minimize the direct impact n• 41'IB HVH and does not to be modified. with the exception of those items noted above, I It should •i>e part of the bid package to the contractors that any substitutions to the already approve) list will be subject to approval by the Harbor View Hills )'IOA, at -a •cost`to be reimbursed by -he developer or contractor. This should discourage the contractors from trying to'change the design. You should also have some ianguage that indicates.that should the finished product require modification to meet the intent and promises of the developer that the HVH will be•ahi- to rr?cover any consulting costs to assist in the modtfheation of the lighting system ' 1- Respectfully S.ihmitred ,Russ Owens, Certified Lighting Management Consultant .Principal rr 1V THE IRVINE COMPANY July 15, 1997 Mrs. Debra Allen Harbor View Hills Community Association 1021 White Sales Way Corona del Mar, CA 92625 Dear Debra and members of the Corona del Mar Plaza subcommittee: Thank you for your letter with comments from West Coast Design on the CDM Plaza lighting plans. We referred the letter to our lighting consultant and his response is attached. By way of further clarification, the following notes amplify the comments contained in Mr. Thomas' memo: Item 3: Where this sign type (Type TC) is used, the lighting will be directed toward the sign letters on the building. The source of the' light will be either above the letters or below the letters. In either case, the lighting will be designed to minimize glare (this negatively affects the readability of the sign, also) and the light source will not be visible to the HVH. Item 5: In addition to Mr. Thomas' response we believe the aesthetic benefit of having more trees in the parking lot outweighs the concern described by Mr. Owens. 550 Newport Center Drive, P.O. Box 6370, Newport Beach, California 92660-6370 • (714) 720-2000 r0 11 Page 2 Item 6: It is typical for shopping center parking lot and sign lighting to be on during all nighttime hours of the shopping center operation, and at least 1 hour after closing. Parking lot lighting is usually required to remain on at a "security" level during all nighttime hours. Typical closing hours for a shopping center of this type are between 9:00 p.m. and 11:00 p.m., with certain types of tenants (particularly restaurants) remaining open later. The actual prevailing operating hours of the center will be determined based on the final tenant mix. We hope Mr. Thomas' memo and these clarifications provide the information you need. I think you can see we have given a great deal of thought to our lighting design to minimize any impact on your neighborhood. Please let us know if you have any further comments. Sincerely, Cam_ Carol Hoffman Keith Eyrich Vice President Vice President CH:pm Attachment THE IRVINE COMPANY August 22, 1997 Via Fax: (714) 558-0638 Debra E. Allen Harbor View Hills Community Association 1021 White Sails Way Corona Del Mar, CA 92625 Re: CORONA DEL MAR PLAZA Dear Debbie: At the conclusion of our meeting last week, there were two items I was to get back to you on: (1) the issue of potential glare from parking lot lights reflected from the parking lot trees, and (2) the question concerning the hours of operation of the various types of lighting in the center. Parking Lot Liahts/Trees In our meeting we discussed the likelihood that this potential problem could be addressed through maintenance of the parking lot trees. After our meeting, I reviewed this issue with Bill Burton of Burton Associates, the landscape architect for the project, and asked Mr. Burton to provide me with a written response to the questions raised. A copy of Mr. Burton's August 18, 1997 letter to me is enclosed. In further conversation with Mr. Burton, I have been told that it will be very easy to maintain both these tree species at the 20 - 22 foot level. The heads of the parking lot lights are at 24 foot height. This is the maximum height possible for the parking lot lights without penetrating the view plane at the south end of the site. The parking lot lights occur at this fixed height throughout the site. Based on the information provided by Mr. Burton, I am confident that maintenance of the parking lot trees at this height and pruned as described in Mr. Burton's letter will substantially reduce, if not eliminate, the potential glare problem. P.O. Box 6370, Newport Beach, California 92658.6370 Debra E. Allen Harbor View Hills Community Association Corona Del Mar Plaza August 22, 1997 Page 2 L icthting Hours of Operation This question involves the anticipated operating hours of tenants of the center, and the hours at which you can expect that the lights in the shopping center will either be turned out, or reduced to a "security" level. As noted in our July 15, 1997 letter to you, it is typical for shopping center parking lot and sign lighting to be on during all nighttime hours of shopping center operation, and at least one hour after closing, with parking lot lights remaining on at a "security" level during all nighttime hours. Estimated closing times for the center are: STORE CLOSING TIME Bristol Farms 12:00 a.m. Retail Stores 9:00 p.m. to 11:00 p.m. Black Canyon and Other Restaurants 11:00 p.m. (Sunday -Thursday) 12:00 a.m. (Friday -Saturday) To address the HVH Association's concerns, our intention is to manage lighting in the center as follows: LIGHTING TYPE TREATMENT Storefront and Interior Lighting Storefront and interior (except for security) lighting for a tenant will be turned out when the tenant closes for business. An exception will be Bristol Farms to the extent that night stocking goes on in the store. Exterior Building and Sign Lighting These lights will be turned out for each building one hour after the closing time for the tenants in that building. Parking Lot Lighting Parking lot lighting will be timed to go off one hour after the last tenant closes for business, with the exception of security lighting. Approximately 18 (25% of the total) parking lot lights will remain on through the night for security purposes. r Debra E. Allen Harbor lrew Hills Community Association Corona Del Mar Plaza August 22, 1997 Page 3 1 hope this information satisfactorily address the two items I was to get back to you on. Please give me a call at (714) 720-2306 if you have any questions. Very truly yours, �c 6--2 % t2lt�� Keith C. Eyrich Vice President cc: Carol Hoffman Marty Potts Bill Burton Tim Thomas KCE.,jr 0822KCE.L01 n BARRY L. ALLEN THOMAS D. MULLINGS DEBRA E. ALLEN ALLEN, MULLINGS & ALLEN ATTORNEYS AT LAW 2021 E. FOURTH STREET SUITE 120 SANTA ANA, CA 92705-3999 September 4, 1997 Keith C. Eyrich Vice President THE IRVINE COMPANY Post Office Box 6370 Newport Beach, CA 92658-6370 Re: Corona del Mar Plaza Dear Mr. Eyrich: TEL: (714) 558-6991 FAX: (714) 558-0638 IRS H 33.0709655 RECEIVED SEP 8 '1997 IRPC Received your letter of August 22, 1997. We met with our lighting consultant, Russ Owens. We wanted him to see the "new" library parking lot lights and how those lights have basically made the parking lot lights almost disappear from our Association's view. I can't really describe the dramatic difference that it has made. Your parking lot lights are clustered in groups of lights on one pole. The library lights are one light per pole. Mr. Owens explained that we will still have the glare or the shine from the lights shining down onto these trees. He indicates that the effect of that will be greatly enhanced because there is more than one light on each pole. As it appeared from our last meeting you still want to have the lights above the trees, we want the poles located so that there is only one light on each pole. This will require some additional poles but it will increase the light on the parking lot and will lessen the glare from the top of the trees as viewed from our Association. As we explained at the last meeting, you can see the amount of glare created by lights shining on the tops of trees, from lights in parking lots, on the buildings on the west side of Avocado, as viewed from our Association. Your letter identified the parking lot trees as being Podocarpus gracilior and Cupaniopsis anacardioides. Your letter says it will be "very easy to maintain both of these tree species at the 20-22 foot level." I have to question one of these selections by your landscape planner. Page 2 September 4, 1997 Re: Corona del Mar Plaza Podocarpus gracilior is also known as Podocarpus elongatus and is commonly known as a fern pine. This is a tree that, in California, grows to 60 feet. The foliage on young trees is not dense and is described as heavy dark glossy green. However, as the trees age the foliage will become dense and the leaves appear more as a bluish or grayish green. I have some of these in my yard and I can assure you that they "grow like a weed" and the foliage is very, very dense. The mature size of this tree is a real problem. We do not want to have maintenance problems as this tree tries to grow to 60 feet. AND these trees grow fast, not slow. The other tree, Cupaniopsis anacardioides, is commonly called carrot wood or tuckeroo. It is slow to moderate growth and can reach 30 feet. It is open and airy at first but becomes dense with age. It gives heavy dense shade. It's a very hardy tree near the coast when it may have to withstand some salty winds. This tree sounds great except for the "dense" issue. That doesn't really trouble our Association much, but it might create a problem for you in keeping the correct amount of light on the parking lot. Thank you for the closing times and the lights "turn off' schedule. That meets with our Association's approval. Please advise further with regard to the parking lot lights and the tree issue. Thank you for your continued cooperation. Very truly yours, BARRY L. ALLEN BLA:deu cc: Dennis O'Neil Carol Hoffman The Irvine Company c �sy THE IRVINE COMPANY September 17, 1997 Via Fax: (714) 558-0638 Barry L. Allen Harbor View Hills Community Association. 1021 White Sails Way Corona Del Mar, CA 92625 Re: CORONA DEL MAR PLAZA Dear Mr. Allen: Thank you for your letter of September 4, 1997. Following receipt of your letter, I again reviewed with our project consultants, and with our Urban Planning & Design group, the concerns raised in your letter -- the desire to have us light the parking lot with lighting limited to one light per pole, and the desire to have us use a tree other than the podocarpus graciiior in the parking lot. Parking Lot Lighfin a With regard to the issue of parking lot lighting, I asked the project lighting designer, Tim Thomas, to consider and respond to the concerns expressed in your letter. Mr. Thomas advises that redesign of the parking lot lighting as suggested in your letter would require the addition of in excess of 20 poles across the site, many of which would need to be located outside of planters in paved areas in the parking lot. While this layout would provide a marginally better uniformity of light at the ground level with respect to the required minimum of 1 foot candle and the effect the parking lot trees would have on light distribution, with more points of light across the lot, there would be a greater incidence of reflected light at lower reflectance angles. We and our consultant feel this would be a negative in terms of HVMs concerns. With regard to the parking lot light fixtures themselves, our plan calls for 4 quad- luminaire fixtures. One of these is located at the intersection of the Avocado entrance to the center and the driveway to the library. The other 3 are located in the center of the parking lot. The remainder of the parking lot lights are either single -headed fixtures or dual -headed fixtures. P.O. Box 6370, Newport Beach, California 92656.6370 Barry L. Allen Harbor View Kills Community Association September 17, 1997 Page 2 Mr. Thomas has suggested that in order to deal with the issue you have raised, the luminaires on the four -headed poles be fitted with house side -shields. These shields are a standard manufacturer's option and fit within the luminaire itself. They reduce the amount of back light and, therefore, the amount of light under the pole. With these shields, the amount of light under the pole (in foot candles) is reduced to the same perceptible light level which would be produced by a single -head pole. This will reduce any potential glare from these poles to the same as would be perceived from single -head poles. The difference in the foot candles generated by a dual -headed pole in our current design, and a single -headed pole with distribution common for parking lots, is not perceptible. parking Lot Trees The landscaping in the parking lot uses 2 species of trees, the podocarpus gracilior, or fern pine, and the cupaniopsis anacardiodes, or carrotwood. The purpose of this is to provide a variety of trees in the parking lot, rather than to have a single, static, tree throughout the lot. As noted in my August 22, 1997 letter, we have been assured by the project landscape architect, Bill Burton, of Burton Associates, that the fern pine, although capable of achieving heights of 60 feet in some planting conditions, does not achieve this type of growth in parking lot applications (where root barriers are used and conditions are otherwise not conducive to rapid growth), and that we will have no problem maintaining these trees at the 20 - 22 foot level. Again, we believe that maintenance of the parking lot trees at this height and pruned as described in Mr. Burton's letter will substantially reduce, if not eliminate, any potential glare problem. Although we do not agree that the parking lot tree species we have selected for use in the center will create glare problems, we have again reviewed, and made modifications to the parking lot landscape plans to eliminate or relocate trees in close proximity to parking lot light fixtures. This has resulted in the elimination of seven (7) trees and the relocation of three (3) trees. With these changes, we have been able to significantly reduce the incidence of fern pine trees in close proximity to parking lot lights. I have enclosed a plan which shows these changes, and the lighting and landscape layout in the parking lot. jam.. Barry L. Allen Harbor View Hills Community Association September 17, 1997 Page 3 I trust that this information responds to the concerns expressed in your letter. Please give me a call at (714) 720-2306 if you have any questions. Very truly yours, 6t J�1u4d- Keith C. Eyrich Vice President Enclosure cc: Carol Hoffman Rob Elliott Marty Potts Bill Burton Tim Thomas Dennis O'Neil (w/encl.) KCE:Jr 0917KCE.L01 li BUILDING (•) -•-- ._ (lea eureeaea Olive Transplanted from Library tarn area " s dm. L9 Kees Lt. s.eara drUPAer Climbing Rose 36' Box S7a¢ms ramanuRranum Queen Palm Mutti•trunked 15 Cal. 5 Eriobotrya Gotten Bronze Loquat 2a'/30' Box .._ Pines hatemnsts Aleppo Pine Intermix placement by LA. 36• Box • 25 Podocarpus graplmr African fern Pine NOTE 24' Box 6 Strelitma nicotai Giant Bird of Paradise ALL PLANT MATERIAL ORE (1) GALLON AND 36' Box 2 Edobetrya deftere Bronze Lcquat Multi-trunked OWNER SHALLGER THROUGH0 L CUNNINGHAM. 1714)636-7191 if `O' t BUILDING AREA TWO w > \ 1 .V )MIT TREE ra TREE 4- ;.. ; o� AM w 'line Espa 7 �0 d OWNER THROUGH (714)696.7191 RELOCATE (2) TREES AWAY( FROM LIGHT FIXTURE t I i. OMIT TREE OMIT (1) TREE RETAIN (3) TREES AT THIS LOCATION x a v. �, ® p! A. .c� 3 � �ORN r �`� j $_ IN '' Vf i U I L D AREA ONE 1 tk, w� BUILDING AREA THREE NOTE: CONTRACTOR SNAIL INSTALt BARRIERS ON ANY OR ALL SI WITHIN 6' OF PAVING. ROOT Q SNAIL RUN PARALLEL TO PA' DETAIL GW-T, AND SHALL R VINI.VUM OF 6' M BOTH DIR: CENTERLINE OF TRUNK. 1 � I d t � I 1 y i r I , U Y I! ALLEN, MULLINGS & ALLEN ATTORNEYS AT LAW BARRY L. ALLEN 2021 E. FOURTH STREET THOMAS D. MULLINGS SUITE 120 DEBRA E. ALLEN SANTA ANA, CA 92705-3999 October 9, 1997 KEITH C. EYRICH Vice President THE IRVINE COMPANY P.O. Box 6370 Newport Beach, CA 92658-6370 Re: Corona Del Mar Plaza Dear Mr. Eyrich: TEL: (714) 558-6991 FAX: (714) 559-0638 IRS N 33-0709655 RECEIVED OCT 101997 We reviewed the recently submitted changes with our lighting consultant. The changes you agree to are important and we thank you for that. We still have some concerns as we have expressed in our letters and meetings. However, our Association has had the opportunity to review and to comment on the plans, and we believe that your efforts and our comments have been fully explored and discussed. I believe that was the intent of the Council as set forth in the project conditions. As soon as the lighting is place and operational we will ask our lighting consultant, Russ Owens, to review the matter. If you have any questions please feel free to call me. Very truly yours, g / A� BARRY L. ALLEN BLA:deu (cc's on following page) NN f Page 2 October 9, 1997 Re: Corona del Mar cc: Dennis O'Neil Carol Hoffinan/The Irvine Company West Coast Design/Russ Owens - VIA FACSIMILE (714) 240-1782 Jim Wharton, President/Harbor View Hills Homeowners Association Patty Temple/Planning Manager/City of Newport Beach iP& THE IRVINE COMPANY May 1, 1998 Mr. Barry L. Allen Harbor View Hills Homeowners' Association 1021 White Sails Way Corona Del Mar, CA 92625 Re: CORONA DEL MAR PLAZA Dear Mr. Allen: I last corresponded with you in reference to the Harbor View Hills Homeowners Association's review of the lighting plans for Corona Del Mar Plaza, including the parking lot lighting, pursuant to the City of Newport Beach conditions of approval for the project. At that time, a good part of our dialog pertained to the species of tree we planned to use in the parking lot. This issue has again been reviewed internally, and, as a result, we are planning to make changes' in the tree varieties used in the project. I have enclosed a graphic that shows specifics of the proposed changes. Specifically, the carrotwoods previously used at the storefront edge, of the Avocado, PCH and MacArthur buildings would be changed to podocarpus (darker green), and mature olive trees (lighter green) would be introduced as an accent tree in the parking lot as shown. We feel that this change will enhance the landscaping within the parking lot, and carry the "olive grove" theme at the entrance of the Newport Beach Public Library into the Plaza. I have reviewed the proposed changed with Burton Associates, the landscape architect for the project, and Rob Elliott, vice president of Urban Planning & Design, and I have been assured that the olive trees are capable of being maintained in the same manner as described in my September 17, 1997 letter to you, and will not increase any potential glare problem from the parking lot trees. Please review the enclosed plan and let me know as soon as possible of any concerns the Association has. Thank you for your assistance in this regard. Very truly yours, Keith C. Eyrich Vice President Enclosure cc: Rob Elliott (w/enclosure) Carol Hoffman (w/enclosure) Bill Burton (w/enclosure) Joel Harms (w/enclosure) 1 1 � Q '�' ���� -- S - ��- ,cue' - . j'��,u:dr�����i��li.alt.A�.��R��'�.i� a�--<i� ,��� ��: �a_in- ,. +_•� ��' �t �r ,��� ' (�`�7�.%�"'�'rYr�iwdn�r%��r/ 5 GG r C.Z �� !_-ai t'-. "'-rV.=fir-.-_�Vt`� �.: Si � �.: �y i�,..l`'-4tr.-. 'n � _ ,�' �_ / • �'� i1 N i �� t OI I : `ars-{'i ^� �� ^^�.s `',- a��3.. 'tom` •-••�„ � _ram r �,� / l 5, Y �j.� � ... (� ['�' •P • i �''ii--� 7-'•��c '1 �.`�ccFrr"�"r`1e_-"� �YL�\ __s'.L�Nr+ :�� `� rim O n i ti e � "� p �. �;,T. r ' �\ L��r��� C'' � �: ii' y Y 3 � t � .4� �w r '�.G � - s^u: / � �'� .Y �i I■. I o �t-+� s' Li ; ♦ • i + �= .Y w�l CYO$ ��_ �� J ` � � M � r O-, � r-'+R `- NFU. w ,L \ r�����\ .+r � �'��� � �$sn _, � Q �`� r .. _. �, ���� ; . � ����� - . ,: .a ,:. ■ HOLLIS &ASSOCIATES,INC Enlancing value tlurongl effective management July 27, 1998 Mr. David Niederhaus CITY OF NEWPORT BEACH General Services Dept. PO Box 1768 Newport Beach, CA 92659-1768 Re: Corona Del Mar Plaza Newport Beach, CA Dear David, Pursuant to our discussion of this afternoon it is my understanding that the City of Newport Beach will not at this time be requiring The Irvine Company as the owner of the above referenced commercial property to provide any type of plan for waste recycling. Any obligation to recycle will be placed upon the Trash Hauler (who must be chosen from the approved list of Francliised Commercial Haulers). As we have chosen Waste Management as our hauler, it is my understanding that we have fulfilled our obligation regarding recycling. Please notify me immediately if this is not the case. Of course, should these requirements change we will comply as soon as possible. Thank you for your help with this matter. Should you have any questions, please call. Sincerely, Hollis Associates, Inc. CJ*aeR& feraer 4255 CAMPUS DRIVE, SUITE 290, IRVINE, CA 92612 PH. 9491854-3779 FAX: 949/854.2563 C-ORNERSTG�� MALAI% 111, 22,24 GROUP July 22, 1998 Mr. Grant Destache Project Manager Snyder Langston 17962 Cowan Irvine, California 92614 CIVIL ENGINEERING PLANNING / ENVIRONMENTAL LAND SURVEYING CLUEN`u CCOpy Subject: Certification of Roof Elevations Reference: Corona del Mar Plaza - 800 Avocado Avenue, Corona del Mar Dear Mr. Destache: Per a field survey conducted under my supervision, we have found that the roof elevations for all of the buildings located at the above referenced site meet the view plane and clearance requirements as required by the City of Newport Beach. This certification constitutes an expression of our professional opinion regarding the facts contained herein and does not constitute a warranty or guarantee, either expressed or implied. Sincerely, The CornerstoneGroup (gw/ (,1g J Charles W. Stevens z a te. C2a725 Professional Engineer ;� E:i3. 3-:31-99 R. C. E. No. 29725 CWS/cmf r.Wt riles\CeN8caWns\3418-CDMRmfElev.CWS.wpd 1485 SPRUCE STREET, S11ITE C. RIVERSIDE, CA 92507 i• (909) 342-0036 %% FAX (909) 342.0268 17451 RACCOON AVENUE, SURF. 8, ADELANTO, CA 92301 4 (760) 246.3636 t• FAX (760) 246-5666 CIVIL ENGINEERING PLANNING / ENVIRONMENTAL LAND SURVEYING I :SAI Ath IIX: 22.24 GROUP July 22, 1998 Mr. Grant Destache Project Manager Snyder Langston 17962 Cowan Irvine, California 92614 Subject: Certification of Roof Elevations Reference: Corona del Mar Plaza - 800 Avocado Avenue, Corona del Mar Dear Mr. Destache: Per a field survey conducted under my supervision, we have found that the roof elevations for all of the buildings located at the above referenced site meet the view plane and clearance requirements as required by the City of Newport Beach. This certification constitutes an expression of our professional opinion regarding the facts contained herein and does not constitute a warranty or guarantee, either expressed or implied. Sincerely, The Cornerstone Group o Charles W. Stevens $L�+�� No. C29725 � Professional Engineer Exp. 3-31-99 R. C. E. No. 29725 r �k MIL CWS/cmf c.V4yFl ks%CertlBca W ns\34 ] 8-CDNLRoo0ev.CN5.wpd 14115 SPRUCE STREET. sarrC C. RIVERSIDE, CA 9P507 0 (909) 342-0036 0 FAX (909) 342.0268 17451 RACCOON AVENUE, SUITE 8, ADELANTO, CA 92301 0 (760) 246-3636 0 FAX (760) 246-5666 ,s CORONA DEL MAR PLAZA SUMMARY OF CONDMDNS OFAPPROVAL ApsT3,1998 MR. 4155 PALL TAAE:IG '¢TabY 'I 0'[ RAGE, Sna•PLAN #iEYIEYf 74 • PACE' GFMclt REeOAi , PAGE DASetrttmaN i, C" DEPT .[�� !fV Her DATE CLEAR Ali TRIGGM •PT#TORTO IS$f1ARCE OF GftADTN,G PERMIT 1 1 Prepare approved construction access plan to library during construction. PW CNIVGC 6/25/97 1 '9 1 Reduce traffic speeds on all unpaved mad surfaces to 15 miles per hour or less CrviLGC 6125/97 2 *13 2 Schedule (constmcuon) operations which may affect traffic to occur at off- ak hours CviI/GC 6/25197 3 *14 2 Develop a (construction) traffic plan to minimize traffic flow interference. CmLGC 6/25/97 4 15 2 Conduct archaeological records search Arches 6/26/97 5 '16 3 implement various archeological procedures if activities affect CA-0ra-167. Archeo 7/1/97 6 17 3 Conduct paleontological records search Paleo 6/26197 7 18 3 Provide w 1len evidence that qualified paleontologist has been retained. Paleo 6/25197 8 119 4 Refer to Gemach report as definitive guide to site planning. 6/21197 9 5 1 Guarantee satisfactory completion of public improvements. PW CiviVrlC 7/1/97 10 15 2 Prepare and approve hydrology & hydraulic study. PW CiviVrlC 6/25197 11 19 2 Provide adequate sewer facilities and wastewater treatment capacity. Will Serve Letter low PD Civil 6/25197 12 22 2 Submit parking plan for workers. PW CNiVGC 6125/97 13 *28 3 Replace any impacted library parking spaces. CS PW Civil 6/26/97 14 42 4 Grading contractor to -Identify spoils site for deposition of exported material. CmiLGC 6/21197 15 43 4 Demonstrate to City that faoll are constructed as specified in UBC. BD Civil 6/21197 16 DAVD FEW PDID & ASSOCIATES, NC. CORONA DEL MAR PLAZA SUMMARY OF CONDITIONS OF APPROVAL Apia 199e I�IFi #"4 PAofr •SWoy PAWL Sfrrt PLA11 PAsk' 'GIND CK PAC-! CYtY "i1C R bAYt Ara Rtivtaly 74 Ct[AK, . TRtGc>~ki: PRtOFi 'F4 kS$�1At�tC� fJa` GkkAC11+kG k'�h� �cohtj . 45 4 Submit plans, specifications, and supporting data & reports for grading permit BD Civil 6/21/97 17 PD '46 4 Adhere to recommendations of geotechnical investigation. Team 6121/97 18 '47 5 Comply with erosion and siltation control measures and building codes and civil 6/21197 19 uidelines. _ 48 5 Include plan for drainage facilities. - Civil 6/21/97 20 49 5 Include description of haul routes, access points, watering, and sweeping Crh11GC 6/25/97 21 ram. 50 5 Submit erosion, siltation and dust control plan to Buildng Dept and Calif. BD Civil 6/21197 22 Renional WOCB. '51 5 Evaluate and control velocity of concentrated run-off from project site. Civil 6/26/97 23 '52 5 Comply with grading and drainage standards set fortis in City's Building Code BD CNIL'GC 6121197 24 and Gracring Specs. '54 5 Minimize dust emissions during construction by watering, containing soli on- Civil 6/21/97 25 site, and washing streets. 6/25197 56 5 Geologist and Engineer shall sign Geotech Consultant's report and be BD Soils 6/21197 26 e roved b Bwldin De t 57 6 Incorporate and approve any diversion devices, catchment devices, or velocity Civil 6/21/97 27 reducers. 59 6 Approve design of berms and brow ditches by Building Dept BD Civil 6/21/97 28 60 6 Geotech consultant to provide written recommendations for mitigation of BD Soils 6/21/97 29 compressible & collapsible soll. 62 6 Prepare site -specific reviews of tentative tract maps/plans re: salient issues & BD soils 712/97 30 roundwater. 63 7 Submit and approve erosion, siltation and dust control plan. BD Civil 6121/97 31 64 7 Verify discharge of surface runoff does not increase erosion downstream of PD Civil 32 system. BD DAVID RECUPERO & ASSOCIATES, INC. CORONA DEL MAR PLAZA SUMMARY OF CONDITIONS OF APPROVAL Apn13,1998 OR *3$4, FAot StuPY YA" Sr1E PLAN PAS 1, Ge4W4 I PAOE PfseMY7rPH G11r -EIC Rfit BA7E An Ra001o7 .. ... 1)EvY Ctfas TRIGGER-1 PWOR TO, ISSIOAWC15 !PF GRADIRM PERMIT [coot) 66 7 Public Works Dept to approve improvement plans to drainage finalities. PW Civil 6125/97 33 BD 67 7 Provide plans to Building and Public Works Dept re: haul routes, access PW Civil/GC 6125/97 34 points. & viaterina and invaeping programs. _ BD 68 7 Incorporate erosion control methods Into grading plans and operations BD Civil 6/21197 35 _ according to Building DefrL 69 8 Develop plan for diversion of stonnwater from exposed slopes. PW civil 6/21/97 36 BD 6125197 70 8 Provide temporary gravel entrance to construction and Incorporate location PW CMVGC 6121/97 37 Into gracring plans. BD 71 8 Incorporate location of berms into grading plans. PW Civil 6121/97 38 BD 73 8 Submit Notice of Intent (NOQ to State WRCB 30 days prior to grading. Civil 6125/97 39 75 9 Include implementation of BMP's. PW civil 7/1197 40 78 10 Approve final plan of water, sewer and storm drain facilities. PW Civil 6/25/97 41 '80 10 Adhere to SCAQMD Rules 431.1 and 431.2 re: low sulfur fuel. Civil 7/1/97 42 '84 11 Limit construction hours to 7 an - 6:30 pm Mon - Fri and 8 am - 6 pm on SaL PD civil/ 6125/97 43 ArcVGC '86A 11 Qualified archaeologist shall be present during pregrade meetings and grading Archeo 711/97 44 activities. '868 11 If significant remains are uncovered all work shall stop until recovery program Archeo 7/1197 45 Is implemented. 860 12 Waive provisions of AS 952 re: city's responsibilities for mitigation of CA Archeo 7/1/97 46 archaeological impacts 87 12 Conduct testing and salvage of uncovered sites pursuant to Counal Policy K- PD Archeo 7/1/97 47 5. '88 12 Donate all archaeological material to a local Institution for cura8on, display and PD Archeo/ 7/1197 48 study. -IIC DAVID RECUPERO & ASSOCIATES, INC. CORONA DEL MAR PLAZA SUMMARY OF CONDrrK)S OF APPROVAL Apri3,1998 EM ifi54 ?"r, UAMt Ss4aT Tot f6t;# tirra.P10 RaVIEw 7A' PAGE aGexisw8 IiEPOR7 PA4L 77€5cnt1T14N 9nY 1iEIT " T!G i{EI DAs� CCEiR , All .' „' �HIr�lEF3: ;pFi�oiiT4T°1$SitANC� OP �1;npiNG p�fiMi'Xlicont� , ", . '89 12 Make a pre -grade reconnaissance of the area to sae if significant fossils are ex sad Paleo 6126/97 49 190 12 Retain qualified paleontologist to monitor fossil remains. Paloo 6125197 50 191 12 Give authority to paleontologist to temporarily divert grading efforts to selvage fossils. _ Palen 7/1/97 51 '93 12 Paleontologist to conduct spot-checking of low sensitivity sediments. Paleo 711 /97 52 *94 12 Donate collected fossils to a museum approved by City of Newport Beach Planning Department PD PaleofrIC 7/1 /97 53 *95 12 Send a final report summarizing findings of fossil data. Palen 711197 54 96 12 BD n/a 55 '97A 13 Properly dispose of trash on site including creosote treated power poles. CivMVGC 6/21/97 56 98 13 Public Works Departrnent to determine appropriate method of wastewater disposal. PW Civil 6/25/97 57 •101 13 Relocate MacArthur Blvd access drive not less than 380 feet south of Harbor View Drive. Civil 6/25197 58 '105 13 Do not extend any decaloration-into the intersection of MacArthur Blvd and Harbor View Drive. Civil 6125/97 59 1 1 Clear and dispose of all vegetation, organic topsoil and deleterious material. CMUGC 6/21/97 60 '3 1 Remove and scanty sods as recommended. CiviVGC 6/21197 61 •4 1 Provide a compacted fill blanket of 3 feet beneath footings. CMVGC 6121/97 62 -5 1 Geotechnical consultant to observe & approve removal bottoms. Sails 6/21/97 63 '6 2 Construct sub -drain system in the northern end of the site. CNiI 1 6/21/97 64 DAVID RECUPERO & ASSOCIATES, INC. CORONA DEL MAR PLAZA SUMMARY OF CONDRpNS OFAPPROVAL Apri3,1998 Elii 3ft54 ?AbA •SYdoY PAGE t'01 Srog Pi.kN AfeJn0ri 7<, PA" t3[oW* „ , AerORT• 7AGjt D[spA107149 CtY4 i7kYt' "{16 HEr f1AFP CLEArt Aet< TRIer-ri ; PPIOR 19 15st!4140� OF GtIA00;Q MiW,teorltj, 9 2 Provide more refined slope stability analysis once grading plans are finalized. Soils 7/2/97 65 110 2 Keep total and differential settlements within tolerable limits. Civil 6121/97 66 '11 2 Use an allowable bearing pressure for design purposes. Civil/Arcs 6125/97 67 '13 3 Use an equivalent fluid pressure if a retaining wall is backfiilled with dean sand. Civil 6/25197 68 '17 3 Provide proper surface drainage along the top of retaining walls. Civil/Arct 6/21/97 69 '31 5 Dewater groundwater where necessary. Civil 6/21/97 70 '32 5 Stabilize utility excavation deeper than 4 feet Civil 6/21/97 71 ,as 6 Use appropriate fluid pressure for passive resistance if necessary. Civil 6/25/97 72 '34 6 Pipes backfilled with clean sand should be placed on sand & gravel. Keep laning in moderation to minimize water in surrounding soils. Civil 6/21/97 73 '35 6 Moisture condition backfill materials as needed. Civil 6121/97 74 36 6 Geotech consultant to review and accept final grading plans and issue supplemental geotech report Soils 7/1 /97 75 7RTGGEFi's PIitOR �Q (SStiANCE pF,i?itECS&;G} AIDING PEHAT-- 18 4 Paleontologist to submit follow-up report to findings PW Palso 7/1/97 76 DAVID RECUPERO & ASSOCIATES, INC. CORONA DEL MAR PLAZA SUMMARY OF CONDRIONS OFAPPROVAL Ap!3,1998 EIR rYi5,4 ,' #tXblf , STGDY . PXGY' SfrE PLXtj REvtsvi 74 PAGE GEDrimH RsvOhT PAGE UkscetFnoN - „ ,,, ,,, CITY DEri: TJC REF iiXTC Aff • TIJq GOER; DUAf;q GHIIDING• '4 1 Construction employees shall not park their vehicles on Avocado Ave. Note an plans. Civil 6/25197 77 •9 1 Reduce traffic speeds on all unpaved mad surfaces to 15 mph or less. CivIVGC 6/25/97 78 110 1 Suspend grading operations during smog alerts CrviVGC 6/25197 79 Ill 2 Suspend all grading operations when wind speeds exceed 25 mph. CiviMC 6/25/97 80 58 6 Compact all fill slopes properly. BD Civil/Soils /GG 8122197 81 72 8 Provide temporary sediment basin at point of greatest runoff. BD CiwVGC 6/25197 8/22197 82 79 10 Minimize dust emissions according to SCAOMD Rule 403. CfvIVGC 8/22/97 83 92 12 P28 Monitoring shall be done on a full-time basis of gologic units of high paleontologic sensitivity, paled 7/1197 84 978 13 Dispose of any abandoned septic tanks encountered during grading. CIviVGC 8/22197 85 1 Scarify and recompact all areas receiving fill. CiviVGC 86 5 Take surface drainage into consideration during grading. Civil/Arct /LA 8122/97 87 38 6 Conduct geotechnical observations and tests as necessary. Soils 8/22197 88 ,• •• '1'E3IGGER: AFTER GRAD]NG. • ," � " 53 5 Within 30 da s after grading, complete erosion control measures. SO CnrillM /22 8/97 89 65 7 Within 30 days after grading, Implement erosion control measures. BD CiviVGC 8/22/97 90 DAVID RECUPERO & ASSOCIATES, INC. CORONA DEL MAR PLAZA SUMMARY OF CONDITIONS OF APPROVAL Apd13,19% 7 EIR ttb4 , •. • `PXot, "Saint t 01 P*0X 4ytf1t Pto fltYtsW y4 P116 1,WTVcf •"" ,Rrroti'i', Not OrsclifYOON " ".. .. , • "" •' C" .Drat TJC Rep .. • VArt CttAN" .Arr " • TV40m A l Ei DRAPING I�4nzl 12 2 Assume criteria for medium expansion until additional testing is done after inn. CIVII/Solls /Arct 8/22/97 91 18 3 Conduct R-value testing of near surface soils following grading. Soils/Civil 8/22/97 92 25 4 Conduct additional sulfate testing after rough grading. Civil/Arct /Soils 9/24/97 93 26 5 Conduct site specific soil cormsivity testing after grading, if needed Civil/Arct Soils 9/25197 94 ,T- fljgGEal. PpOR To ISStl. ucN OF SUII T71NG P�fIN117S " 5 1 Complete Interior noise study for all buildings. Accost 9/24/97 95 '6 1 Assist City in Implementing Tmnsporrauon Demand Mgmt measures. Civd/fraf 9110/97 96 7 1 Provide mitigation for secondary source emissions Arct/fraf 8/22/97 97 '8 1 Install energy efficient lighting. Arct/ Li ht 8122/97 98 '12 2 Provide or ite power sources during early stages and use existing power sources. GC/Arcs/ Civil 8122/97 99 '1 1 'E I Comply with approved site plan, floor plans and elevations except where I noted. Team 8/22/97 100 '2 1 Fulfill all conditions of approval of Amendment 41835 and Traffic Study #101. Team 8/22/97 101 '3 1 Follow height restrictions indicated in EIR #154. Team 9125/97 102 '4 1 Construct improvements required by Ordinance and Public Works Dept PW Civil 9/10/97 103 '6 1 Some each building -with individual water and sewer systems. PW 3D Civil 8/22/97 104 DAVID RECUPERO & ASSOCIATES, INC. CORONA DEL MAR PLAZA SUMMARY OF CONDITIONS OFAPPROVAL Apn3,1996 EfR #154 pAd1t Tx�frac SiuoY (';isle" Sn iPtotk, PPK awntit Rsodtrt FAsV vaa" w " ;" CITY Drat` iw ft" , DA'm CLtAft Apr " 7 �31GGEp: nioR To is�umev- 4p eutLDING %PEP At4`s jc6hta •7 1 Review and approve completed water utility plans. PW Civil 105 '8 1 Traffic Engineer to review on -site parking, vehicular & pedestrian circulation s stems. TE Civil/Arcs /LA 9/10197 106 '9 1 Provide adequate sight distances for Avocado Ave. intersections. Civil/LA 9/10/97 107 110 1 Dedicate needed easements for public utilities. Civil/110 9/25/97 108 '11 1 Provide asphalt or concrete access roads to utilities, vaults, manholes, etc. PW Civil 9/10/97 109 •12 2 Public Works to approve pedestrian circulation plan. PW LA 9/10197 110 13 2 Pay County sanitation district fees TIC 10/2/97 111 '14 2 Show street, drainage and utility improvements on improvement plans. Civil 112 616 2 Pay Water Capital Improvement fee. TIC 113 '17 2 Provide for incorporation of Water -saving devices in final design of any structures. Arct 8/22/97 114 120 2 Pay plan check and inspection fee. PW TIC 10/2/97 115 '23 3 Underground any overhead utilities to the nearest appropriate pole. CIS Civil 8122/97 116 '25 3 Install fire protection system. FD Civil 9/24/97 117 •29 3 Eliminate or minimize offsets In the perimeter aisle of the parking lot with final design of site. TE Team 9/10/97 118 '33 3 Requires on -site fire hydrants. FD Civil 9/15/97 119 '34 3 Requires on -site underground fire main on Avocado Ave.. FD Civil 9/15/97 120 DAVID RECUPERO&ASSOCIATES, M. CORONA DEL MAR PLAZA SUMMARY OF CONDRIONS OF APPROVAL APd3,1998 FIR #ux , PAOp TRAFFIC • • • - Stoor PA4K ,'I Olt „ SMI'kAN 'Rrvlew,l"A PAop Grorpoa Raaohr 3+�og Dg6cpmT{rfN CI'tV , VEat T4C Rp►, A4Yf Cttnh , Apr ` amorzm •PRIOR TO ISSUANCS OF BUILDING PEHMITS jcdntj •35 3 Requires and approves fire spdnWer system. FD Civii/Arct 9115/97 121 •37 4 Approve addressing from Avocado Ave. FDiPD TIC/Arct 9125197 122 138 4 Provide Fire Lanes within the project FD Civil 9/25/97 123 *44 4 Comply with Tithe 24 re: energy -efficient design regulations. BD Arct 8/22197 124 55 5 Prepare and approve specific soils and foundation study. BD Soils 8/22/97 125 61 6 Incorporate written recommendations Into final building plans to expansive sods BD Soils 8122197 126 74 9 Develop and implement a Stormwater Pollution Prevention Plan. Civil 8122197 127 77 10 Prepare a Water Duality Management Plan. PW Civil 9/10/97 128 '81 10 Specify use of concrete, asphalt and cement affecting VOC em-ission& Civil 9/10197 129 *82 10 Sound attenuate any rooftop or other mechanical equipment to achieve maximum sound level. Arct/ Acst 9/24/97 130 *83 10 Screen mechanical equipment and emergency power generators from view. PD Arct/ Acst 9/25197 131 '84 11 Limit construction hours to 7 am - 630 pm Mon - Fd and 8 am - 6 pm on SaL PD Civil/Arct IGO 9125/97 132 199 13 Exercise Site Plan Review within 24 months from date of approval or it shall expire. PD TIC 8122/97 133 1100 13 Exclude traffic volumes or trips generated by MacArthur Blvd access drive from calculation of traffic volume re wlidoning of MacArthur. TE TIC 8/22/97 134 '102 13 Review and approve design of internal intersection for access to library and shopping venter. TE Civil 135 •7 2 Waterproof retaining walls and provide subdrainage system. Civil 9124/97 136 DAVID RECUPERO A ASSOCIATES, INC. CORONA DEL MAR PLAZA SUMMARY OF CONDITIONS OF APPROVAL April3, 1998 10 4RARIC .. . . I I I , . ,. l;19 1f1$4, 10A40, $W0Y Nov ' SO PI,AN, 'PA09 01fowk ` vA st DESCRIRTlO m �m T1C RA7K Art itr'C ,' ?i:Vl@W,Tii „AetbaY ., , , , DEti ,REt CaAk , 'ralaa rlt: PNif9W TO 1S,SUAHCE OF ffUtC.171N,t;; P�ItNMl7S sOwl '8 2 Provide sub -drains and waterproofing along Interior feelings with significant Civil/ 8/22/97 137 elevation differences. Arct '14 3 Use appropriate pressure measures to design retaining wall. Civil/ 8/22/97 138 Arct '15 3 Provide a sub -drain system for retaining structures and step footings. Civil/ 8/22/97 139 Arct '16 3 Provide weep holes along the bottom of retaining walls. Civil/ 8/22/97 140 Arct '19 4 Consider increasing thickness of aggregate base if heavy construction traffic is Civil 8122197 141 anticipated. '20 4 Verify that the material for aggregate base meets the minimum requirements. Civil 8/22/97 142 '21 4 Compact aggregate base to minimum of 95% relative compaction. Civil 8122/97 143 '22 4 Make driveways, ramps, approaches, curbs and gutters a minimum of 6 Inches Civil/ 9/25/97 144 thick to reduce cracking. Arct/LA '23 4 Make exterior concrete flatwork a minimum of 4 inches thick to reduce cracking. Civil/ 8/22/97 145 ArcVLA '24 4 Design proper concrete mix and have proper placement and curing of concrete. Civil/ 8/22/97 146 Arct/LA 27 5 Maintain adequate surface drainage, disposal of runoff water and irrigation. Civil/ 8/22/97 147 ArcULA -29 5 Maintain adequate surface drainage away from structures. LA 8122/97 148 '30 5 Avoid construction of planter areas adjacent to structures. LA/Civil 8/22/97 149 ,• 'l'H[GGEE3_ P�?IdH%T4T•USE & O�CUP,ANG'�C '2 1 Install traffic signal on Avocado Ave at access driveway to project site. Civil/ 150 DAVID RECUPERO & ASSOCIATES, INC. CORONA DEL MAR PLAZA SUMMARY OF CONDRIONS OFAPPROYAL Apd3,1998 11 Etfi +i'154 AAOt% f1MFftp .,SYtlor •PAAY 40i '• •, Sox PLAN fltwsYk 44 PA41E GIAK I REront ,•• PAO[ , •, Aescltmllok ••• •• t'rIYY AErr , -ilCREr AAt�' CttsAtY. ,+ter , 7RIGGGR; pj3to$�•'ia USE & ocCUP,aNGY, [cnrttj • 1 1 Complete current schedule and fully -funded projects in accordance with Traffic Phasing Ordinance PO. 151 18 2 Complete the El Presto Stonn Drain system. PW CiviVflC 152 '21 2 Locate any Edison transformers outside sight distance planes. CIvIIA.A 153 '24 3 Participate in the City-wide municipal recycling program. GSD Civil 154 '26 3 Fulfill all mitigation measures of the Traffic Study. TE 155 '27 3 Provide vehicular access to the Central Library when it is open. CWIGC 156 31 3 Install traffic signal at Avocado Avenue main entrance PW Civiwc 157 '32 3 Review and approve signage program. PW ArctlGrph 158 '36 3 Provide fire sprinkler activation alert in all buildings. fD Arct 159 '39 4 Provide Knox Boxes within the site. FD Arct 160 '40 4 Light all exterior areas with a minimum one foot candle power. NBPD Arct/ Light 161 '41 4 Have adequate safety locks on all doors and windows. NBPD Arct 162 76 9 Submit an operations plan that ensures inclusion of non-structural BMPs. PW Civd/rIC 163 85 11 Provide evidence that the installed lighting meets the objectives of the plan. PD Arct/ LI ht 164 DAVID RECUPERO & ASSOCIATES, INC. CORONA DEL MAR PLAZA SUMMARY OF CONDRIDILS OFAPPROVAL Apd3, 1998 12 . T1MFF14 'EIR ti'fSi AAcle SYOov PAba S•PtAt{• PACIE.' G[oxl:eef PAde - Ok"acwtpYlbN Casr TIC, HEn•py,» ArF `t0'i, fle/a]r A4• , Rarortr Ifent "CLEAR. ' twdGe", Psitog TO COFISTfluCT10N , 37 6 Review and accept foundation plans for the site. Soils 165 THIGGSC#: CONCutio,ENT WITIt bmimm'a OF •CONmumijoN 74 9 Develop and Implement a Stormwater Pollution Prevention Plan. Civil 166 •-• , ," •" ; • ""• ;•TCICGG�E3:bUC31N�-LANC)SCAP(NG Afiik:§lt[C:U1r�CG CONSTCiCS,CTlOC�C " ,•- ," " 28 5 Take surface drainage into consideration during grading, landscaping & CIVII/AfCt 167 canstrucdon. !LA „•, ; JfflI�GERc C16S11•A't*t cMENT 2 1 30 3 Fund for share improvements for impacts on MacArthur @ San Miguel & San 71C 168 Joaquin Hills Road ' " "T[itGC.1!"HH PH10R ?1}i'IN(P1rzINEWA3[ON OF GRAPFIICS, "C?TiCiGR* 104 13 Include provisions for a sign identification program for Newport Beach Public Library. CMIPD Arct/Grph 169 CSD/PW DAVID RECUPERO & ASSOCIATES, INC. CORONA DEL MAR PLAZA SUMMARY OF CONDRpHS OF APPROVAL Apr13.1998 FOOTNOTES *These conditions did not have a specific trigger in the adopted conditions of approval. EIR MITIGATION MEASURES: #1 and #3 are identical. Only #1 has been included. #49 and #67 are very similar but both have been included. TRAFFIC CONDITIONS: #2, page 6, is same as Site Plan Condition 30, page 10, but the Trigger for this condition is uncertain. For purposes of this matrix we assigned the trigger as •CIOSA AGREEMENT. CITY DEPARTMENTS ARE AS FOLLOWS: BD Building Department (A City Attorney CE City Engineer CM City Manager CS Community Services FD Fire Department GSD General Services Department NBPD Newport Beach Police Department PD Planning Department PAD Public Works Department TE Traffic Engineering TIC REPRESENTATIVES AREAS FOLLOWS: CC General Contractor Civil Civil Engineer Archeo Archeologist Paleo Paleontologist TIC The Irvine Company Soils Soils Engineer Arct Architect LA Landscape Architect Acst Acoustical Engineer Light Lighting Contractor Grph Graphics 13 DAVID RECUPERO & ASSOCIATES, INC. CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL Rev. September 25, 1997 APp TRIGGER: DOCr/1PC DESCRIPTION . 71C REP 9YATUSICOMMENT NS REP CLEAR DATE GRADING G SITE Within 30 days after grading, 6/6 Potts to write letter to City requesting extension of time; condition RD 8/22197 PLAN complete erosion control measures. to be satisfied upon completion of landscaping. 53/5 8/7 Will be in contact with MPA to help create time table for installation. 9D GRADING SITE Within 30 days after grading, 6/6 Potts to write letter to City requesting extension of time; condition BD 6/22/97 PLAN implement erosion control measures. to be satisfied upon completion of landscaping. 65/7 91 GRADING GEOTEC Assume criteria for medium a s m 6/9 If the soils eng discovers expansion during grading greater than BD 8/22/97 REP/2 T expansion until additional testing is Su"ct Eng assumed in the soils report, appropriate mitigation measures will be done after grading. taken. 9z GRADING GEOTEC Conduct R-value testing of near soft 6/9 WID be included in final geotech report upon completion of grading. BD 8/22/97 REPORT surface soils following grading. Pavement sections as stated, per Paving Note #4 on Precise Grading 18/3 Plan, may be revised with approval of Public Works, based as "Final" R-values. 93 MAXIMGEOTEC Conduct additional sulfate testing m a 6/9 Will be included in final geotech report upon completion of grading. SO 9/24/97 REPORT after rough grading. 9/17 Completed; will send letter to Murdi. 25/4 9/24 City received letter. 94 GRADING FTER GEOTEC Conduct site specific soil wrrosivlty 6/9 Will be included in final geotech report upon completion of grading. BD REPORT testing after grading, if needed. 9/17 Completed; will send letter to Murdi. 26/5 9/24 Need description of protective measures from MacAdams. 9s e0l! EIR 5/1 Complete interior noise study for all cam 8/7 Acoustical report by Mestre Greve Assoc. BD 9/24/97 PERMrr buildings. Arct 9/17 MacAdams will make correction by 9/19. PD 96 PRIOR TO BLDG EIR 6/1 Assist City in implementing a 8/1 Architect's plans show transit facilities. PN 911 D/97 Mawr Transportation Demand Mgmt Ar`t Trai measures. 97 IORT EIR 7/1 Provide mitigation for secondary rcrat 8/7 Will be addressed by acoustical report by Mestre Greve Assoc. SO s/22/97 PERMrr source emissions 98 OR7 BLDG EIR 8/1 Install energy efficient lighting. rc �g t 8/7 Interior lighting by tenants; condition to be concluded in tenant SD 6/22/97 PERMrr criteria. 99 BLDG EIR 12/2 Provide on -site power sources during r<t 8/1 GC to provide power sources via temporary power plan layouts. SD 9/22/97 PERMff early stages and use existing power 8/7 Temporary power will be put in place using existing SCE vaults. sources. 100 B°DG SITE Comply with approved site plan, rct PD 8/22/97 PERMrr PLAN floor plans and elevations except 1/1 where noted. 16 °TO SITE Fulfill all conditions of approval of PD a/zz/s7 PEMAT 21AN Amendment #835 and Traffic Study 101. 102 a nG SITE Follow height restrictions indicated 9/1 AAll bktgs in Conformance w/height restrictions. PD PERwr PLAN in EIR #1-54. 3/1 DAVID RECUPERO & ASSOCIATES, INC. APP TRIGGER bOCX1pC DESCRIpYION lie flEp .SYAYUS/COMMENT Na REP CLEAR. DATE_ t �� SITE Construct improvements required by 8/I Implement per permitted Improvement —street, & Pw PERMIT PLAN Ordinance and Public Works Dept. plans sewer, water storm drain. 9/10197 104 SITE Serve each building with Individual i rct 8/1 Civil brings service to Arct MPE et�C PERMIT PLAN water and sewer systems. pads only. plans show stubs Into bldgs. Bp 8/22/97 105 PwMDGo SITE Review and approve completed water 8/1 Water/Fire improvement plans bring service to pads & on -site Pw PERMIT PLAN utility plans. permitted by City Water DepL I 9/16 Need MOU. 106 PRIORTO SITE Traffic Engineer to review on -site ivi rc 8/1 Civil.prectse by Traffic & Pub Works TE PERMIT PLAN parking, vehicular & pedestrian LA, grading plans are approved includes on -site dimensions. 9/10/97 8/1 circulations stems. ' l07 81DO SITE Provide adequate sight distances for i 8/1 Civil precise grading plans are approved. landscape Arch plans must TE 9/10197 PERMIT PLAN Avocado Ave. intersections. comply with sight distance requirements. —PER�oTO 108 SITE Dedicate needed easements for public iv 8/1 Water easements are shown improvement vw PERMIT PLAN utilities. on approved water plans— now being signed by City Public Works. 9/16 CE to call Hoffstadt & rWde dedication documents & legal descri t 109 LIUHetc SITE Provide asphalt or concrete access 8/1 On- & offsite improvement for Ptv PERMIT roads to utilities, vaults, manholes, plan show utilities and provide reconstruction of streets, now being approved by City PW. 9/10/97 111%1 etc. 110 MUK BLDD SITE public Works to approve pedestrian 8/1 Precise Grading Plan [permitted] show all pedestrian circulation. Any Pw 9110/97 PERMIT 12%2 circulation plan. additional pedestrian circulation needs to be addressed by landsc Arch. 311 PPo SITE Pay County sanitation district fees 8/14 Fee is based on $472/1000 [$472 103.216 BD nG PERMIT PLAN sf x = $48,717.951 13/2 112 aLDn SITE Show street, drainage and utility I 8/1 Off site improvement being by Pw PERMIT LA PLAN Improvements on Improvement plans—sewer/wafer are signed off now PW. Storm drain plans are in review by PIN, subject to MOU. 1 tans. 9/16 May need to redesign & relocate strom drain. 113 s<00 BLDG SITE Pay Water Capital Improvement fee. 8/14 Fee Is based on 2950/gross acre ( 2950 x 10 = 29,5001 Pw PLAN 16/2 114 PRIORemC SITE Provide for incorporation of water- Arct 8/7 Shell construction only. Toilets by tenants. Plumbing Code aD PERMIT PLAN saving devices in final design of any requirement. 8122197 structures. 115 BmOo SITE Pay plan check and inspection fee. 8/1 Fees have been determined by PW & bond amounts have been Pw PERMIT determined. TIC both now. 20/2 processing 116 BLDO SITE Underground any overhead utilities i 8/1 None —all are underground adjacent to site, no requests have been sD 8/22197 PERMIT 23AN to the nearest appropriate pole. made for any other underground work by City. Pw 117 eLDGuKT SITE Install fire protection system. 8/1 GC shall demonstrate adequate facilities exist adjacent to site and/or FD 9/24197 PERMIT PLAN will be installed prior to storage of any combustible materials. Win put note on Ian. see note 26 . C9 DAVID RECUPERO & ASSOCIATES, INC. CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL Rev. September 25. 1997 APP TRIGGER I DOCKIPG DEachipi(ON TIC REP STATUS/COMMENT CLEAR 11a SITE Eliminate or minimize offsets in the earn 8/1 Precise lane grading P [Permitted 7/25/97] were approved by Traffic9/10/97 _DATE Pew PLAN perimeter aisle of the parking lot Eng. Nothing further to be done. 29/3 with final design of site. rFD 119 RAG SITE Requires on -site fire hydrants. t 8/1 Precise grading plans [permitted] have locations of onsite fire 9115197 PERMIT PLAN hydrants. Water Improvement plans show same locations —now, 33/3 beingsigned b CI Engineer. 120 ROR 1 SITE Requires on -site underground fire i 8/1 Fire/water improvement plans show location of Fire Dept connection9/15/97 PERMIT LAN main on Avocado Ave.. [as does permitted Precise grading plans] and are being signed by City En ineer. 121 BLDG SITE Each building to be fire sprinklered. Arct 8/1 Water/Fire improvement plans showing fire riser locations for each FD 9/15/97 PERMIT PLAN bidg pad are being signed by City Engineer. Buildings noted to be fully 35/3 s rinklered on Sheet A Ill. S rinklers design build. 1P2 9IDG SITE Approve addressing from Avocado rct 8/7 Currently being negotiated by Recupero & Associates. FD/PD PERM LAN Ave. 9/17 MacAdams to revise address plan & submit to City by 9/19. 37/4 1?3 10 BIDG SITE Provide Fire Lanes within the t - 8/1 Precise grading plan was approved by Fire Dept. Actual striping/ FD PERMIT PLAN project. signing should be shown on Landscape Arch plans. TE 38/4 9/17 MacAdams to meet w/FD to review plan. 9/24 MacAdams advised ID & TE approved can. 12A J0RRTO G SITE Comply with Title 24 re: energy- t 8/7 The City will not issue a building permit without compliance. BD 8/22197 PERMIT PLAN efficient design regulations. 44/4 125 �Go SITE Prepare and approve specific soils BD 9/22/97 PAR PLAN and foundation study. 55/5 17b RIDG SITE Incorporate written BD 8/22197 PERMIT PLAN recommendations Into final building tans re expansive soils. 127 PRIORTO BDG SITE Develop and implement a 8/1 Completed; by construction activity monitoring book which included Pw 8122197 PERMIT PLAN Stormwater Pollution Prevention the SWPPP. Book is available now for proper implementation with BD 74/9 Plan. beginning of construction by GC. 128 PRIOR � SITE Prepare a Water Quality t 8/1 WQMP is in preparation; will be submitted to PW for review & Pw 9/1 o/s7 PERMIT O Management Plan. approvals. BD —PMPERMIT 771 129 M T SITE Specify use of concrete, asphak, and t 8/1 Precise grading plans show notes [standard] for concrete [note 58f Fw sn 0/97 PLAN cement affecting VOC emissions. PCC] and for asphalt [notes 8.11 of Paving]. 81/10 130 BU)GMORTO SITE Sound attenuate any rooftop or rc cst 817 Addressed by acoustics report BD 9/24/97 PERMIT PLAN other mechanical equipment to 9/22 MacAdams to submit report to City [see note on #6 on Site Plan] achieve maximum sound level. 131 eLOG SITE Screen mechanical equipment and rc cst 8/7 Equipment is hidden by.parapet or screened from view. PD PERMIT P1 emergency power generators from 9/17 Recupero to call Joel Hama re covered trash enclosures. /10 View. DAVID RECUPERO & ASSOCIATES, INC. a CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL Rev. September 25, 1997 APP TRIG0E0. DOCSIPC DESCRIPTION SIC REP . tYATUS/COMMENT CLEAR DATE 132 e1�G SITE Limit construction hours to 7 am - 1c 8/1 Permitted precise grading plans show these specific limits for PPAMrr PLAN 6:30 pm Mon - Fri and 8 am - 6 pm GC construction. Note 4 of General Notes on Sheet 1 and again on 84/11 on Sat. Sheet 12 [construction activities plan]. rPD 9/16 M ers to ver note on lan. 133 BIDG SITE Exercise Site Plan Review within 24 8122197 PERMIT PLAN months from date of approval or it 99/13 shall expire. 139 MOB BIDG SITE Exclude traffic volumes or trips ra TE e/22/97 PPRWr PI-AN 3 generated by MacArthur Blvd access 0U drive from calculation of traffic volume re Widening of MacArthur. 135 PRIOR BIDG SITE Review and approve design of "^ 8/1 Permitted precise grading plans were approved by City Traffic TE PERMff Internal intersection for access to Engineer. Traffic signalization/striping plans by Austin Foust are 10� libra and shopping center. under review now by City Traffic Engineer. 9 e0 TO GEOTEC Waterproof retaining was and 8/1 Retaining walls plans [pending release by City Public Works] have BD 9/24/97 PERMIT 7/2 provide subdrainage system. been approved by Grading/Bldg. DepL 9/16 Waterproofing instructions shown on plan; FJurdi should approve. 9/21 See Do. C-9 #1 2 3. 737 BLDG GEOTEC Provide subdreins and Waterproofing ' wt 8/1 Precise grading plans show dewatering plans [sheet 13] under slab BD 8/22/97 PERMIT 8/2 along interior footings with [Bristol Faris]. Retaining teal! plan (sheet 91 provides for subdrains/ significant elevation differences. waterproofing at wall and footings. No steps ®PCH bldg; no sl niftcant ste ® Avocado bldq Imax 18" . 138 PRIORTO GEOTEC Use appropriate pressure measures rc 8/1 Precise grading plans Iretaining wall plan has been approved, subject BD 8/22/97 ee�Olr 14/3 to design retainingwall. Strad s to release by PW. 339 BIG OR TO GEOTEC Provide asub-drain system for Ivi rc 8/1 Retaining wall plans are approved, subject to release by PW: BD 8/22197 PERWr 15/3 retainingstructures & stepfootings. Struct Enq 1`� 8WGMOB TO GEOTEC Provide wee holes along the p g tv rc1 8/1 Retaining wall lans are a g p approved, subject to release by PW. BD &/22/97 PEMIT 16/3 bottom of retainingwalls. Swot Enq 141 eORT GEOTEC Consider increasing thickness of o s 8/1 Per final "R" values and recommendations by Soils Eng & TIC. BD 8122197 PERM r 19/4 aggregate base If heavy construction traffic is antics ated. 142 PRIeOR T GEOTEC Verify that the material for 1 8/1 Precise grading plans [permitted], notes 4, 6, & 7 of paving State BD 8/22/97 PERNR 20/4 aggregate base meets the minimum requirements. requirements. 143 eloG GEOTEC Compact aggregate base to 8/1 Note 7 of paving so states, precise grading plans. BO 8/22/97 PE 21/4 minimum of 959v relative corn action. 144 PA1� GEOTEC Make driveways, ramps, approaches, 1 8/1 This is standard for driveway, approaches, ramp [at loading dock) and BD PERMIT22/4 curbs and gutters a minimum of 6 curb/gutters-per precise grading plans. inches thick to reduce cracking. 9/16 Recupero to call Miyake to verify criteria. 9/24 Ka inen to contact Groverman to clear condition. 1`ff ° GEOTEC Make exterior concrete flatwork a 8/1 Standard for PCC sidewalks is 4 inches, Per precise grading plans. BD e/22/s7 PFr 23/4 minimum of 4 Inches thick to reduce See landscape drawings. cracking. DAVID RECUPERO & ASSOCIATES, INC. °sill d�5-? CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL Rev. September 25, 1997 APp TRIGGER- DOC/LPG - DESCRIpT10W Me - REP- `3TATUBICOMYENT No Rip CLEAR -DATE eLOG GEOTEC Design proper concreter< mix and 'w 8/1 Notes 1-5 of PCC notes on precise grading plans. Also see Bp 8I22197 PERMrr 24/4 have proper placement and wring of lA landscape drawings Sc structural drawings. concrete. 147 ales GEOTEC Maintain adequate surface drainage, 'w rc 8/1 Precise grading plan provides for surface drainage and disposal of run- BD 8122197 PERMIT 27/5 disposal of runoff water and LA off water/Irrigation as does storm drain improvement plans. irriclation. 143 1 PRIORBLDG GE Maintain adequate surface drainage 8/1 Note 11 of General Notes on precise grading plans so state this BD 8I22197 PER ur 20TEC 9/5 away from structures. requirement. 149 stnG GEOTEC Avoid construction of planter areas 8/1 Precise grading plans have an area drainage layout plan (sheets 5 & BD 8122197 PBRntrr 30/5 adjacent to structures. 61 for all planters. FOOTNOTES: EIR MITIGATION MEASURES: TRAFFIC CONDITIONS: CITY DEPARTMENTS ARE AS FOLLOWS: TIC REPRESENTATIVES ARE AS FOLLOWS: x1 and s3 are Identical. Only #1 has been included. #49 and 067 are very slodiar but both have been Included u2, page 6, Is same as Site Plan Condition 30, page 10, but the Trigger for this condition Is uncertain. For purposes of this matrix we assigned the trigger as'CIOSA AGREEMENT'. BD Builrn CA City P CE City E CM City M CS Comm FD Bra Di GSD Gener. NBPD Newpc PD Plannk PWD Public TE Traffic ievicec Department Beach Police Department GC General Contractor Civil Cidl Engineer Archeo Archeologist Paleo Paleontologist TIC The Irvine Company Soils Soils Engineer Arcl Architect LA Landscape Architect Acst Acoustical Engineer Light Lighting Contractor Crph Graphics Traf Traffic Engineer Struct Fng Structural Engineer DAVID RECUPERO & ASSOCIATES, INC. MITIGATION MONITORING ,PROGRAM CONDITIONS OF APPROVAL ' CORONA DEL MAR PLAZA EIR 'NO. 154 AS APPROVED BYTHE CITY COUNCIL ON NOVEMBER 27,1995 Mitigation Measures: 1. That the applicant shall prepare a construction access plan in order to maintain safe access to the library during construction. The construction access plan shall be approved by the Public Works Department prior to approval of the grading permit. 2. That the applicant shall install a traffic signal on Avocado Avenue at the access driveway to the project site. 3. That the applicant shall prepare a construction access plan in order to maintain safe access to the library during construction. The construction access plan shall be approved by the Public Works Department prior to approval of the grading permit. 1 4. 1 I I I I That construction employees shall park their vehicles in designated parking areas on the project site or on other Irvine Company property, not on Avocado Avenue. 5. That prior to the issuance of building permits, a detailed interior noise study shall be completed for all buildings within the project that are adjacent to East Coast I-Eghway and MacArthur Boulevard to confirm that interior noise levels will comply with the stated guidelines for office, retail, and restaurant spaces. 6. That the applicant shall assist .the City in implementing Transportation Demand Management measures related to the proposed project. Such measures shall include coordinating transit services to the development through provision of bus stops, transit stops, shuttle stops, bus shelters and turnouts, and bicycle/transit interface. 7. That the applicant shall provide mitigation for secondary source emissions (i.e., emissions associated with stationary sources within the development). During design review and prior to issuance of building permits, the City of Newport shall assure confirmation that the measures have been incorporated to the maximum extent feasible. S. That the applicant shall install energy efficient lighting which provides high light output per watt of electricity consumed. 9. Reduce traffic speeds on all unpaved road surfaces to 15 miles per hour or less. A reduction in travel speeds to 15 miles per hour on unpaved road surfaces will reduce particulate emissions from this activity by approximately 40 to 70 percent. I10. Suspend grading operations during first and second stage smog alerts. J I 11. Suspend all grading operations when wind speeds (as instantaneous gusts) exceed 25 miles per hour. 12. Provide on -site power sources during the early stages of the project and utilize existing power sources (e.g., power poles) or clean fuel generators rather than temporary power ' generators. 13. Schedule (construction) operations which may affect traffic to occur at off-peak hours, ' where feasible. 14. Develop a (construction) traffic plan to minimize traffic flow interference from construction activities. The plan may include such components as an advance public notice of routing, uses of public transportation and satellite parking areas with a shuttle service. Village 15. Prior to issuance of grading permits for any construction on the Newport site, an archaeological records search shall be conducted by a qualified archaeologist to determine whether proposed activities would encroach upon or otherwise adversely impact the previously recorded Locus A or B of CA-Ora-167. r16. That if it is determined that proposed activities would affect CA-Ora-167, the following specific procedures shall be implemented: ' CA-Ora-167: Locus A • A survey of the site area shall take place during which time surface materials shall be flagged in order to identify the horizontal surface boundaries of the locus. ' Following identification of the surface extent of any cultural resources, a five square meter grid system shall be laid out that encompassesall flagged material. • Using the grid system, all flagged material shall be systematically collected. • After collection of surface materials, two to three units measuring one square meter shall ' be placed within the grid system to provide the limits of the vertical distribution of the cultural material and identify its subsurface integrity. ' • Following completion of,the subsurface units, a series of hand -dug postholes shall be placed in the site to further define its subsurface horizontal distribution. 1 • All material recovered from surface collection and subsurface units shall be analyzed and catalogued. Final Actions, Findings and Conditions Corona del Mar Plaza ' November 27,1995 2 • If sufficient shellfish remains are recovered from the subsurface, at least two samples shall be submitted for carbon-14 dating. • The results of the test program, including methodology, analysis of recovered material, and recommendations, if necessary for further work shall be documented in a report. • All of the above work shall be undertaken by an archaeologist on the Orange County List of Certified Archaeological Consultants. CA-Ora-167: Locus B • Because of the suspected disturbed nature of Locus B, an approved archaeologist shall be present during the initial grading phase at the location previously identified as that of Locus B. If a significant subsurface deposit is uncovered during the grading, the project applicant shall be prepared to have the material evaluated and if need be permit the introduction of a limited test -level investigation. 17. That prior to issuance of grading permits for any construction on the Newport Village site, a paleontological records search shall be conducted by a qualified paleontologist to determine whether proposed activities would adversely affect scientific resources which may exist on the subject property. 18. That prior to the issuance of a grading permit, the project applicant shall provide written evidence to the City of Newport Beach that a qualified paleontologist has been retained to observe grading activities and salvage and catalogue fossils as necessary. The paleontologist shall be present at the pre -grading conference, shall establish procedures for paleontological resource surveillance, and shall establish, in cooperation with the project developer, procedures for temporarily halting or redirecting work to permit sampling, identification, and evaluation of the fossils. If major paleontological resources are discovered, which require long-term halting or redirecting of grading, the paleontologist shall report such findings to the project developer and to the City of Newport Beach. The paleontologist shall determine appropriate actions, in cooperation with the project developer, which ensure proper exploration and/or salvage. Excavated finds shall be offered to the City of Newport Beach, or its designee, on a first -refusal basis. The applicant may retain said finds if written assurance is provided that they will be properly preserved in Orange County, unless said finds are of special significance, or a museum in Orange County indicates a desire to study and/or display them at the time, in which case items shall be donated to the City, or designee. These actions, as well as final mitigation and disposition of the resources, shall be subject to the approval of the City of Newport Beach. Prior to the issuance of a precise grading permit, the paleontologist shall submit a follow-up report for approval by the City which shall include the period of inspection, a catalogue and analysis of the fossils found, and present repository of the fossils. Final Actions, Findings and Conditions Corona del Mar Plaza November27,1995 19. Mitigation measures and standard engineering practices are summarized in the geotechnical investigation for the project site and address the specific soils and geologic constraints to site development that were identified in the impact analysis. Engineering procedures not related to specific, significant environmental impacts within the purview of this EIR, but that relate to other technical issues, are included in the geotechnical investigation. As such, all of the recommendations in the geotechnical investigation shall ' serve as the definitive guide to specific site planning, geotechnical engineering techniques, and mitigation measures for the proposed project. The complete geotechnical investigation has been incorporated by reference and is available at the City of Newport Beach. I LI I I i rJ I Final Actions, Findings and Conditions Corona del Mar Plaza November 27, 1995 4 CONDITIONS OF APPROVAL CORONA DEL MAR PLAZA ' TRAFFIC STUDY NO. 101 AS APPROVED BYTHE CITY COUNCIL ON NOVEMBER 27, 1995 1. That per the Traffic Phasing Ordinance (TPO) Analysis, no significant project impacts are ' identified: Currently scheduled and fully -funded projects will be completed prior to or at project occupancy to offset any project impacts. 2. That the developer shall fund a proportionate share of the improvements required to mitigate the project impacts at the intersections on MacArthur Blvd at San Miguel and MacArthur Boulevard at San Joaquin Dills Road. This condition will be considered fulfilled through the CIOSA frontage improvement contribution Iisted in the CIOSA agreement for MacArthur Blvd between Coast I-Tighway and San Joaquin Frills Road. ■ ' Final Actions, Findings and Conditions Corona del Mar Plaza November 27,1995 I CONDITIONS OF APPROVAL ' CORONA. DEL MAR PLAZA SITE PLAN REVIEW NO. 74 ' AS APPROVED BYTHE CITY COUNCIL ON NOVEMBER 27,1995 I ul 1 I I L Conditions: 1. That the proposed development shall be in substantial compliance with the approved site plan, floor plans and elevations, except as noted below. 2. That all conditions of approval of Amendment No. 835 and Traffic Study No. 101 and related mitigation measures of the environmental document shall' be fulfilled. 3. That as indicated in Section 4.8.1of the Draft E1R No. 154, development of the 10-acre site is subject to the height restrictions imposed by the City's View Plane Ordinance No. 1596. In accordance with that ordinance, neither building heights nor the heights of landscape features shall penetrate the imaginary plane extending over the site as illustrated on Exhibit 4.8-4 of the Draft EIR No. 154. 4. That all improvements be constructed as required by Ordinance and the Public Works Department. 5. That arrangements be made with the Public Works Department in order to guarantee satisfactory completion of the public improvements, if it is desired to obtain a grading or building permit prior to completion of the public improvements. 6. That each building be served with an individual water service and sewer lateral connection to the public water and sewer systems unless otherwise approved by the Public Works Department and the Building Department. 7. That the City's Public Works Department shall review and approve completed water utility plans prepared by the Applicant's engineer to ensure that accurate water demands have been used to calculate facility sizing within the development. S. That the on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the Traffic Engineer. 9. That the intersection of the private drives and Avocado Avenue be designed to provide sight distance for a speed of 45 miles per hour and that the intersection of the private drive and MacArthur Boulevard be designed to provide sight distance for a speed of 50 miles per hour. Slopes, landscape, walls and other obstruction shall be considered in the sight distance requirements. Landscaping within the sight line shall not exceed twenty-four inches in height. The sight distance requirement may be modified at non -critical locations, subject to approval of the Traffic Engineer. 10. That easements for public utilities be dedicated to the City where needed. 11. That asphalt or concrete access roads shall be provided to all public utilities, vaults, manholes, and junction structure locations, with width to be approved by the Public Works Department. Final Actions, Findings and Conditions Corona del Mar Plaza November27,1995 1 12. That a pedestrian circulation plan be approved by the Public Works Department. The plan shall, as a minimum, include connections to Avocado Avenue, Coast FFighway and MacArthur Boulevard. 13. That County Sanitation District fees be paid prior to issuance of any building permits. 14. That street, drainage and utility improvements be shown of standard improvement plans ' prepared by a licensed civil engineer. 15. That a hydrology and hydraulic study be prepared by the applicant and approved by the Public ' Works Department, along with a master plan of water, sewer and storm drain facilities for the on -site improvements prior to issuance of any grading or building permits. Any modifications ' or extensions to the existing storm drain, water and sewer systems shown to be required by the study shall be the responsibility of the developer. ' 16. That the Water Capital Improvement fee be paid. 17. That final design of any structures within the project area shall provide for the incorporation of water -saving devices for the project lavatories and other water -using ' facilities. 18. That the El Paseo Storm Drain system shall be completed before the project Applicant is permitted to occupy the project site as proposed, unless otherwise approved by the Public Works Department. 19. That prior to issuance of any grading or building permits for the site, the applicant shall demonstrate to the satisfaction of the Public Works Department and the Planning Department ' that adequate sewer facilities, wastewater treatment capacity, will be available for the project. Such demonstration shall include verification from the Orange County Sanitation District No. 5 and the City's Utilities Department. ' 20. That the Public Works Department plan check and inspection fee be paid. ' 21. That any Edison transformers serving the site be located outside the sight distance planes as described in City Standard 110--L. 22. Disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by proper use of traffic control equipment and flagmen. Traffic control and transportation of equipment and materials shall be conducted in accordance with state and local requirements. There shall be no construction storage or delivery of materials within the MacArthur Boulevard, East Coast I-1'ighway or Avocado Avenue rights -of -way. ' Prior to issuance of any grading permits, a parking plan for workers must be submitted and approved by the Public Works Department. Final Actions, Findings and Conditions Corona del Mar Plaza ' November27,1995 2 ' 23. That any overhead utilities serving the site be undergrounded to the nearest appropriate pole in accordance with Section 19.24.140 of the Municipal Code unless it is determined by the City ' Engineer that such undergrounding is unreasonable or impractical. 24. That the proposed project shall participate in the City-wide municipal recycling program, ' subject to approval of the General Services Department. 25. That a fire protection system acceptable to the Fire Department be installed by the developer ' and tested by the Fire Department prior to storage of any combustible materials or start of any structural framing, unless otherwise approved by the Fire Department. ' 26, That all the mitigation measures of the Traffic Study shall be fulfilled. ' 27. That vehicular access to the Central Library be provided at all tunes that the library is open. 28. That any library parking spaces impacted by the project shall be replaced to the satisfaction of ' the Community Services and Public Works Departments. 29. That the final design of the site shall eliminate or minimize the offsets in the perimeter aisle of ' the parking lot, unless otherwise approved by the City Traffic Engineer. 30. That the developer shall fund a proportionate share of the improvements required to mitigate ' the project impacts at the intersections on MacArthur Blvd at San Miguel and at San Joaquin ITills Road. This condition will be considered fulfilled through the CIOSA frontage improvement contribution listed in the CIOSA agreement for MacArthur Blvd between Coast ' Fliighway and San Joaquin Hills Road. 31. That a traffic signal be installed by the developer at the Avocado Ave main entrance prior to ' occupancy of any portion of the project, occupancy of any buildings prior to completion of the signal installation shall be subject to approval of the Public Works Department. 32. That the signage program shall be subject to further review and approval by the Public Works Department for sight distance. 33. That on -site fire hydrants shall be required for the project to the satisfaction of the City Fire ' Department. Avocado 34. That an on -site underground fire main with Fire Department connection located on Avenue shall be required. by Fire 35. That each building shall be fire sprinklered and subject to review and approval the ' Department. 36. That fire sprinkler activation alert to all occupants, shall be provided in all buildings. Further that the site access, fire alarm and detection system, occupancy and exiting requirements Final Actions, Findings and Conditions Corona del Mar Plaza November27,1995 ' 3 I 11 shall be subject to review and approval by the Fire Department (Concurrent with the City's plan review and permit approval process). ' 37. That addressing shall be from the main access street, Avocado Avenue, unless otherwise approved by the Fire Department and Planning Department. The Fire Department shall approve the addressing plan for the project, as well as the location and size of address numbering visible from the public streets (if necessary, superseding the provisions set forth in the Newport Village Planned Community District Regulations). ' 38. That Fire Lanes shall be provided within the project and the location shall be subject to the review and approval of the Fire Department. 39. That Knox Boxes shall be provided within the site for access by emergency response vehicles. 40. That all exterior areas shall be lit with a minimum of one foot candle power of lighting at ground level, evenly distributed (based on Newport Beach Police Department recommendations as reasonable amount lighting for security) I it I 41. That doors and windows shall contain adequate safety locks to deter burglaries and vandalism (based on Newport Beach Police Department recommendations as reasonable for security). 42. Prior to issuance of a grading permit, the grading contractor shall identify a spoils site for deposition of exported material. Such spoils site shall have obtained CEQA clearance in accordance with the requirements of the local jurisdiction where the site is located. 43. Prior to issuance of a grading permit, the applicant or successor in interest shall demonstrate to the City of Newport Beach Building Department that all facilities will be designed and constructed as specified in the City adopted version of the Uniform Building Code. 44. That the project shall comply with Title 24 (of the California Administrative Code pertaining to energy conservation requirements) energy -efficient design regulations as well as the provision of window glazing, wall insulation, and efficient ventilation methods in accordance with Uniform Building Code requirements. 45. Development of the site shall be subject to a grading permit to be approved by the Building and Planning Departments. The application for grading permit shall be accompanied by a grading plan and specifications and supporting data consisting of soils engineering and engineering geology reports or other reports if required by the building official. 46. That the project Applicant will adhere to the recommendations of and perform the supplemental geotechnical analysis described in the geotechnical investigation (NMG Geotechnical, 1995) as a condition of project approval. Final Actions, Findings and Conditions Corona del Mar Plaza November27,1995 4 I 47. That the Applicant will comply with the erosion and siltation control measures of the City's grading ordinance and all applicable local and State building codes and seismic design guidelines. 48. The grading plan shall include a complete plan for temporary and permanent drainage facilities, to minimize any potential impacts from silt, debris, and other water pollutants. 49. The grading plan shall include a description of haul routes, access points to the site, watering, and sweeping program designed to minimize impact of haul operations. ' 50. An erosion, siltation and dust control plan shall be submitted prior to issuance of grading permits and be subject to the approval of the Building Department and a copy shall be forwarded to the California Regional Water Quality Control Board, Santa Ana Region. 51. The velocity of concentrated run-off from the project site shall be evaluated and erosive velocities controlled as part of the project design. ' 52. Grading operations and drainage requirements shall meet the standards set forth in the City's Building Code (Appendix Chapter 70 - Excavation and Grading, Sections 7001- 7019) and the Building Department's General Grading Specifications. 53, The erosion control measures shall be completed on any exposed slopes within thirty days after grading, or as approved by the Building Department. I I I I II I 54. Fugitive dust emissions during construction shall be minimized by watering the site for dust control, containing excavated soil on -site until it is hauled away, and periodically washing adjacent streets to remove accumulated materials. 55. Prior to the issuance of any building permits a specific soils and foundation study shall be prepared and approved by the Building Department. 56. Sites where the potential for liquefaction has been identified, or any other site where the potential for liquefaction may be encountered during subsequent investigations, shall be further evaluated by a geotechnical consultant to verify the low potential for liquefaction. -The evaluation shall include subsurface investigation with standard penetration testing or other appropriate means of analysis for liquefaction potential. The project geotechnical consultant shall provide a statement concerning the potential for liquefaction and its possible impact on proposed development. If necessary, the geotechnical consultant shall provide mitigation measures which could include mechanical densification of liquefiable layers, dewatering, fill surcharging or other appropriate measures. The Geotechnical Consultant's report shall be signed by a Certified Engineering Geologist and a Registered Civil Engineer and shall be prepared to the satisfaction of the Building Department prior to issuance of Grading Permit. Grading and building plans shall reflect the recommendations of the study to the satisfaction of the Building Department. Final Actions, Findings and Conditions Corona del Mar Plaza November27,1995 1 5 I i I 1 I 57. Any necessary diversion devices, catchment devices, or velocity reducers shall be incorporated into the grading plan and approved by the Building Department prior to issuance of grading permits. Berms or other catchment devices shall be incorporated into the grading plans to divert sheet flow runoff away from areas which have been stripped of natural vegetation. Velocity reducers shall be incorporated into the design, especially where drainage devices exit to natural ground. 58, All fill slopes shall be properly compacted during grading in conformance with the City Grading Code and verified by the project Geotechnical Consultant. Slopes shall be planted with vegetation upon completion of grading. Conformance with this measure shall be verified by the Building Department prior to the issuance of occupancy permits. 59, Berms and brow ditches shall be constructed to the satisfaction and approval of the Building Department. Water shall not be allowed to drain over any manufactured slope face. Top -of -slope soil berms shall be incorporated into grading plans to prevent surface runoff from draining over future fill slopes. Brow ditches shall be incorporated into grading plans to divert surficiai runoff from ungraded natural areas around future cut slopes. The design of berms and brow ditches shall be approved by the Building Department prior to issuance of grading permits. 60. Prior to the issuance of grading permits, written recommendations for the mitigation of .compressible/collapsible soil potential for the project site shall be provided by the geotechnical consultant. Foundation recommendations shall be included. Recommendations shall be incorporated as conditions of approval for the site -specific tentative tract maps and grading plans to the satisfaction of the Building Department. Recommendations shall be based on surface and subsurface mapping, laboratory testing and analysis. Mitigation, if necessary, could include: removal and recompaction of identified compressible/collapsible zones, fill surcharging and settlement monitoring, compaction grouting, or foundation design which utilizes deep piles, or other recommended measures. The geotechnical consultant's site -specific reports shall be signed by a Certified Engineering Geologist and Registered Civil Engineer, and shall be approved by the Building Department. 61. Written recommendations for the mitigation of expansive and corrosive soil potential for each site, shall be provided by the project corrosion consultant, geotechnical consultant and/or Civil engineer. Foundation recommendations shall be included. Recommendations shall be based on surface and subsurface mapping, laboratory testing and analysis and shall be incorporated into final building plans prior to issuance of building permits. The geotechnical consultant's site -specific reports shall be signed by a Certified Engineering Geologist and Registered City Engineer, and shall be approved by the Building Department. 62. The project geotechnical consultant and/or civil engineer shall prepare written site -specific reviews of the tentative tract maps and grading plans addressing all salient geotechnical Final Actions, Findings and Conditions Corona del Mar Plaza November 27,1995 0 1 issues, including groundwater. These reports shall provide findings, conclusions and ' recommendations regarding near -surface groundwater and the potential for artificially induced groundwater as a result of future development, and the effects groundwater may have on bluffs, slopes and structures. The reports shall also address the potential for I ground subsidence on the site and properties adjacent to the sites if dewatering is recommended. The geotechnical consultant and/or civil engineer's reports shall be signed by a Certified Engineering Geologist and Registered Civil engineer and shall be completed to the satisfaction of the Building Department prior to issuance of a grading permit. 63. Prior to issuance of any grading permit, an erosion, siltation, and dust control plan shall be submitted, and shall be subject to the approval of the Building Department. 64. Prior to the issuance of any grading permit, the design engineer shall verify that the discharge of surface runoff from development of any site will be performed in a manner so that increased peak flows from the site will not increase erosion immediately downstream of the system. As part of this review, the velocity of concentrated runoff from the project shall be evaluated, and erosive velocities controlled as part of the final project design. This report shall be reviewed by the Planning Department and approved by the Building Department. 65. Erosion control measures contained in the erosion siltation and dust control plan shall be implemented on any exposed slopes within 30 days after grading, or as otherwise directed by the Building Department. 66. Any existing on -site drainage facilities shall be improved as required, or updated concurrent with grading and development, to the satisfaction of the Public Works and Building Departments. Improvement plans shall be approved by the Public Works Department prior to issuance of a grading permit. 67. Prior to the issuance of grading permits, the applicant (or applicant's grading contractor) shall provide to the Building and Public Works Departments haul route plans that include a description of haul routes, access points to the sites, and watering and sweeping program designed to minimize impacts of the haul operation. These plans shall be re- viewed and approved by the Public Works Department. Copies of the plans shall be submitted to the City's Planning Department. 68. Prior to the issuance of grading permits, the applicant shall incorporate the following erosion control methods into grading plans and operations to the satisfaction of the Building Department. a. An approved material such as straw, wood chips, plastic or similar materials shall be used to stabilize graded areas prior to revegetation or r construction. j Final Actions, Findings and Conditions Corona del Mar Plaza November 27,1995 7 b. Airborne and vehicle borne sediment shall be controlled during con- struction by: the regular sprinkling of exposed soils and the moistening of vehicles loads. C. An approved material such as riprap (a ground cover of large, loose, angular stones) shall be used to stabilize any slopes with seepage problems to protect the topsoils in areas of concentrated runoff. 69. Prior to the issuance of grading permits, the project geotechnical consultant and/or. civil engineer shall develop a plan for the diversion of stormwater away from any exposed slopes during grading and construction activities. The plan shall include the use of temporary right-of-way diversions (Le., berms or swales) located at disturbed areas or graded right-of-ways. The plan will be approved by the Public Works and Building Departments, and implemented during grading and construction activities. 70. The applicant shall provide a temporary gravel entrance located at every construction site entrance. The location of this entrance shall be incorporated into grading plans prior to the issuance of grading permits. To reduce or eliminate mud and sediment carried by vehi- cles or runoff onto public rights -of -way, the gravel shall cover the entire width of the entrance, and its length shall be no less than 50 feet. The entrance plans shall be reviewed and approved by the Public Works and Building Departments concurrent with review and approval of grading plans. 71. The applicant shall construct filter berms or other approved devise for the temporary gravel entrance. The berms shall consist of a ridge of gravel placed across graded right- of-ways to decrease and filter runoff levels while permitting construction traffic to continue. The location of berms shall be incorporated into grading plans prior to the issuance of grading, permits. The plans shall be reviewed and approved by the Public Works and Building Departments. 72. During grading and construction, the applicant shall provide a temporary sediment basin located at the point of greatest runoff from any construction area. The location of this basin shall be incorporated into grading plans. It shall consist of an embankment of compacted soils across a drainage. The basin shall not be located in an area where its failure would lead to loss of life or the loss of service of public utilities or roads. The plan shall be reviewed and approved by the Building Department. 73. Notice of Intent. Prior to the approval of a grading permit, the project sponsor shall submit a Notice of Intent (NOI) with the appropriate fees for coverage of the project under the General Construction Activity Storm Water Runoff Permit to the State Water Resources Control Board at least 30 days prior to initiation of construction activity at the site. The NOI shall include information about the project such as construction activities, material building/management practices, site characteristics, and receiving water informa- tion (Generally, this is required for any construction activity over five acres in area). Final Actions, Findings and Conditions Corona del Mar Plaza November27,1995 1 74. As required by the General Construction Permit, the project shall develop and implement a Stormwater Pollution Prevention Plan (SWPPP), including inspection of stormwater con- trols structures and pollution prevention measures. The SWPPP shall be implemented concurrent with the beginning of the construction activities, and the plan shall be kept on ' site. 75. Structural BMP Controls. Prior to the issuance of any Grading Permit, the project proponent shall ensure that the project includes implementation of appropriate structural Best Management Practices (BMPs) to reduce the extent of pollutants in stormwater flows from the site. Said structural BMPs shall meet the approval of the Public Works Department. The following structural BMPs are suggested for consideration at the pro- ject site: Grassed or landscaped swales ' Reduction in the amount of directly connected impervious area (DCIA) Inlet trash racks or bars ' Filter strips. Maintenance of the selected structural BMPs will be required throughout the life of the project to ensure proper operation. 76. Non -Structural BMP Controls. Prior to the issuance of certificates of use and occupancy, the project proponent shall submit an operations plan that ensures that the project operation shall include non-structural BMPs, including the following: Periodic cleaning (i.e., street sweeping) Routinely cleaning on -site storm drain manholes and catch -basins • Source control surveys of all on -site industrial facilities • Controlling washdown of non-stormwater discharges from project development facilities Providing information to employees on disposal of waste oil, grease, and pesticide .� containers Carefully controlling pesticide and fertilizer usage ' Providing covered areas for trash receptacles, or enclosed features to prevent direct contact with precipitation Final Actions, Findings and Conditions Corona del Mar Plaza November 27,1995 11 I I I I I I r i 11 II r II II 11 L Efficient landscaping irrigation Common area litter control Housekeeping of loading docks. All non-structural BMPs shall meet the approval of the Public Works Department. 77. Water Quality Management Plan. Prior to the issuance of any building permit, consistent with the Drainage Area Management Plan (DAMP) prepared by the County of Orange for compliance with their municipal storm water NPDES permit requirement, the project proponent shall prepare a Water Quality Management Plan (WQMP). Said WQMP shall meet the approval of the Public Works Department. The WQMP shall indicate the proposed structural and non-structural, permanent stormwater quality control measure to be utilized for the project, shall identify the potential pollutant source on the project, and shall describe how the project implements the objectives outlined in the DAMP. 78. Prior to issuance of a grading permit, the final plan of water, sewer and storm drain facilities shall be approved by the Public Works Department. Any systems shown to be required by the review shall be the responsibility of the developer, unless otherwise provided for through an agreement with the property owner or serving agency. 79. SCAQMD Rule 403, which requires that "... every reasonable precaution (is taken) to minimize fugitive dust emissions ..." from grading operations to control particulate emissions, shall be implemented during the grading and construction phase. Standard dust control practices dictated by SCAQMD Rule 403 shall be followed. 80. Adherence to SCAQMD Rules 431.1 and 431.2 which require the use of low sulfur fuel for stationary construction equipment. 81. The applicant shall specify the use of concrete, emulsified asphalt, or asphaltic cement, none of which produce significant quantities of VOC emissions. 82. Any rooftop or other mechanical equipment shall be sound attenuated in such a manner as to achieve a maximum sound level as specified in the Noise Ordinance Regulations of the Newport Beach Municipal Code. 83. Any mechanical equipment and emergency power generators shall be screened from view of residential properties, public streets (to the greatest extent possible, as determined by the Planning Director) and the public library, and noise associated with said installations shall be sound attenuated in accordance with the Noise Ordinance Regulations of the Newport Beach Municipal Code. The latter shall be based upon the recommendations of a Final Actions, Findings and Conditions Corona del Mar Plaza November27,1995 10 I I I I L r I I I I u I II II licensed engineer practicing in acoustics, and shall be approved by the Planning Department. 84. Pursuant to the City of Newport Beach Noise Ordinance Section 10.28.040, construction adjacent to existing residential development shall be limited to the hours of 7:00 a.m. to 6:30 p.m. Monday through Friday, and 8:00 a.m. through 6:00 p.m. on Saturday. Con- struction shall not be allowed outside of these hours Monday through Saturday or at any time on Sundays and federal holidays. Verification of this shall be provided to the Planning Department. The City will ensure that construction time limits are enforced for the duration of construction activity on the project site. 85. Prior to the issuance of any certificate of use and occupancy, the project proponent shall provide evidence, meeting the approval of the City, that the installed lighting meets the objectives of the plan. If necessary, shields on the back of lights or other screening shall be placed to cut off light beyond project area. Prior to the issuance of a certificate of use or occupancy, the applicant shall demonstrate to the Planning Department that the lighting system is designed, directed, and maintained in such a manner as to conceal the light source and to minimize light spillage and glare to the neighboring residential uses, properties and the Newport Beach Central Library. The plans shall be prepared and signed by a licensed Electrical Engineer, with a letter from the engineer stating that, in his opinion, this requirement has been met. Upon submittal of the lighting plan and signage plan to the Planning Department, the applicant shall also submit concurrently to the Harbor View Hills Community Association for review and comment which will then forward recommendations, within three weeks of receipt, to the Planning Department for possible incorporation into the approval. That all signs installed initially and subsequent to the initial installations shall be in conformance with the provisions of the approved lighting program and the Newport Village Planned Community District Regulations. 86. City Council Policy K-5 outlines the City's requirements with respect to archaeological resources. The following specific measures are recommended in conformance with Policy K-5. A. A qualified archaeologist shall be present during pregrade meetings to inform the project sponsor and grading contractor of the results of any previous studies. In addition, an archaeologist shall be present during grading activities to inspect the underlying soil for cultural resources. If significant cultural resources are uncovered, the archaeologist shall have the authority to stop or temporarily divert construction activities for a period of 48 hours to assess the significance of the find. B. In the event that significant archaeological remains are uncovered during excavation and/or grading, all work shall stop in that area of the subject property until an appropriate data recovery program can be developed and implemented. The cost of such a program shall be the responsibility of the landowner and/or developer. Final Actions, Findings and Conditions Corona del Mar Plaza November 27,1995 't C. Prior to issuance of any grading or demolition permits, the applicant shall waive the provisions of AB 952 related to City of Newport Beach responsibilities for the mitigation of archaeological impacts in a manner acceptable to the City Attorney. 87. Any sites uncovered'shall be mitigated pursuant to Council Policy K-5. Where further testing or salvage is required, the applicant shall select a City approved, qualified archaeologist to excavate a sample of the site. All testing and salvage shall be conducted prior to issuance of grading permits or use of an area for recreational purposes. A written report summarizing the findings of the testing and data recovery program shall be submitted to the Planning Department within 90 days of the completed data recovery program. 88. The applicant shall donate all archaeological material, historic, or prehistoric, recovered during the project to a local institution that has the proper facilities for curation, display and study by qualified scholars. All material shall be transferred to the approved facility after laboratory analysis and a report have been completed. The appropriate local institution shall be approved by the Planning Department based on a recommendation from the qualified archaeologist. 89. A pre -grade reconnaissance of the area shall be made by a qualified paleontologist to assess whether any significant fossils currently are exposed. Any fossils observed and deemed significant shall be salvaged. 90. A qualified paleontologist shall be retained to monitor and, if necessary, salvage scientifically significant fossil remains. 91. The paleontologist shall have the power to temporarily divert or direct grading efforts to allow the evaluation and any necessary salvage of exposed fossils. 92. Monitoring shall be on a full-time basis during grading in geologic units of high paleontologic sensitivity. 93. Spot-checking of low sensitivity sediments shall be conducted by a qualified paleontologist. Should significant fossils be observed during grading in these units, full- time monitoring may be required. 94. All collected fossils shall be donated to a museum approved by the City of Newport Beach Planning Department. 95. A final report summarizing findings, including an itemized inventory and contextual stratigraphic data, shall accompany the fossils to the designated repository; an additional copy shall be sent to the appropriate Lead Agency. 96. Prior to approval of a grading permit, grading specifications for the project shall require the following to the satisfaction of the Building Department: Final Actions, Findings and Conditions Corona del Mar Plaza November27,1995 12 I 1 ' 97. All trash on the site shall be disposed of properly. A. Creosote treated power poles shall be removed and disposed of properly upon ' relocation, per the recommendations of the environmental remediation engineer. B. Any abandoned septic tanks systems encountered during grading shall be disposed ' of properly, per City of Newport Beach requirements. 98. Prior to the approval of a grading permit, the project proponent shall determine the appropriate method of wastewater disposal to the satisfaction of the Public Works Department. ' 99. That this Site Plan Review shall expire unless exercised within 24 months from the date of approval as specified in Section 20.01.070 K of the Newport Beach Municipal Code. 100. That traffic volumes or trips generated by the MacArthur Boulevard access drive to the project facility, will be excluded from the calculation of traffic volume which require the widening of 1 MacArthur Boulevard to six lanes, as outlined in the Circulation Element of the General Plan. 101. That the MacArthur Boulevard access drive shall be relocated to a point not less than 380 feet ' southerly of the intersection of MacArthur Boulevard and Harbor View Drive, as reflected on the approved, site plan and as measured from the prolongation of the existing southerly curb line of Harbor View Drive to the prolongation of the northerly curb line of the driveway access; and shall be limited to right -turn ingress only. 102. That the design of the internal intersection shall be subject to the review and approval of ' the City Traffic Engineer. This design shall include traffic control devices, including stops signs, as deemed necessary to provide for adequate public safety, as well as optimal convenient access for the library and shopping center patrons. Also that the design of 1 traffic control measures at the internal intersection shall be subject to the on -going review of the City Traffic Engineer. i If II 103. That the employees of all businesses in the project shall park on site, or at another location off -site approved by the City Traffic Engineer. 104. That the sign program include provisions for a sign identification program for the Newport Beach Public Library, the form of which is subject to the review and approval of City Manager, the Community Services Department, the Public Works Department, and the Planning Department. 105. That any proposed or required deceleration shall not extend into the intersection of MacArthur Boulevard and Harbor View Drive, or begin northerly of the prolongation of the existing southerly curbline of Harbor View Drive. F:1W PSI\PLANNING\1 CC-RPT195l l27\CDM-PLZA\EXHA-CC3.DOC Final Actions, Findings and Conditions Corona del Mar Plaza November27,1995 ' 13 II CONDITIONS OF APPROVAL CORONA DEL MAR PLAZA GEOTECHNICAL CONSIDERATIONS AS APPROVED BYTHE GTY COUNCIL ON NOVEMBER 27,1995 1. Prior to commencement of grading operations, all vegetation, organic topsoil, and other deleterious material should be cleared and disposed of off site. Existing pavements, slabs and other remnants of previous construction as shown schematically on Figure 3 (of the Preliminary Geotechnical Report prepared by NMG Geotechnical, Inc., dated June 23, 1995) should be removed. Since proposed fills are relatively shallow, on -site disposal of concrete and asphalt is not considered feasible, it is anticipated that these materials must be exported. 2. All areas receiving fill, subsequent to the appropriate removals, should be scarified 6 inches and recompacted. Fill should be placed in loose lifts of no more than 8 inches in thickness to a minimum of 90 percent relative compaction at a moisture content at or above optimum content. Other earthwork recommendations are given inn the General Earthwork and Grading Specification (Appendix E of the June 23, 1995 Preliminary Geotechnical Report). 3. In general, existing soils in the upper 12 to 24 inches are weathered and compressible. At a minimum, removal of the upper 12 inches and scarification and recompaction of 8 inches is recommended below proposed fills and other improvements such as pavements. These depths may be adjusted in cut areas, depending upon the depth of cuts. 4. Removals should be performed to provide a compacted fill blanket of at least 3 feet beneath the bottom of building footings. This blanket should extend a minimum of 10 feet beyond the building footprint and should include areas of foundations for canopies, signs, etc., associated with the structures. Potentially unsuitable materials were encountered in the southwest and southeast corners of the site at greater depths (borings B-2 and B-4). In these local areas, remedial removals may need to be deeper (5 to 8 feet, 10 foot maximum). Due to the inherently limited data provided in the geotechnical borings, all removals across the site will be verified during grading and subject to modifications depending upon observed conditions. 5. Removal bottoms should expose relatively dense soil (on the order of 85 percent relative compaction). All removal bottoms should be observed and accepted by the geotechnical consultant. Approved removal bottoms should be scarified 6 to 8 inches, moisture - conditioned to near optimum moisture content, and recompacted prior to fill placement, and/or building construction, to a minimum of 90 percent relative compaction in accordance with ASTM Test Method D1557-91. Conditions of Approval 1 Geotechnical Considerations I 6. The relatively deep cuts proposed along the northeast portion of the site may locally encounter wet soil conditions. The cuts will result in building pads with groundwater on the order of 2 to 4 feet below pad grade (along MacArthur). With changed conditions due to development (including off -site developments), the potential exists for groundwater to rise. It is recommended that some type of sub -drain system (e.g., cut-off trench) be constructed in the northern end of the site. It may be possible to incorporate a subdrainage system with the future utility trenches. 7. The proposed retaining walls also may be subject to considerable amounts of transient water introduced by the development as well as the existing perched groundwater. The potential for buildup of water behind the walls as well as significant amounts of nuisance seepage through the walls is high. It is recommended that the retaining walls be waterproofed and provided with a subdrainage system beyond what is typically constructed. 8. Sub -drains and waterproofing should also be provided along interior footings with significant elevation differences (step foundations between retail units). 9. It is anticipated that the proposed slopes will be grossly and surficially stable provided the recommendations in the Preliminary Geotechnical Report dated June 23, 1995 are implemented. More refined slope stability analysis should be performed once grading plans are finalized. 10. Total and differential settlements at the site for the proposed fill and structural loads should be within tolerable limits of the proposed structures provided the recommendations herein and future design recommendations are implemented. Total post -construction settlements on the order of 1/2 inch are estimated. Differential settlements are not expected to exceed 1/4 inch over a 40-foot span. 11. For design proposes, an allowable bearing pressure of 1,600 psf may be used for conventional shallow footings having a minimum embedment in approved material of 1 foot below the lowest adjacent grade and a minimum width of I foot. The bearing value may be increased by 200 psf for each additional foot of embedment in approved material and by 100 psf for each additional foot of width, to a maximum value of 3,000 psf. Allowable bearing pressure may be increased by one-third for wind or seismic loading. 12. Soils at the site are expected to be in the low to medium expansion potential range. Minimum recommendations for foundations and slabs for low rise commercial structures are given in Table 1 of the Preliminary Geotechnical Report dated June 23, 1995. Until additional expansion potential testing is conducted after grading, the criteria for medium expansion should be assumed. Conditions of Approval Geotechnical Considerations `J I I I 1 13. The recommended lateral earth pressures for the on -site native soils are as follows: Equivalent Fluid Pressure (psf/ft.) Conditions Level 2:1 Slone Active 43 75 At -Rest 64 110 Passive 330 120 (sloping down in front of wall) If a retaining wall is backfilled with clean sand having a sand equivalent equal to or greater than 30, an equivalent fluid pressure of 30 pcf (level) and 43 pcf (2:1 slope) for active conditions may be used. 14. To design an unrestrained retaining wall, such as a cantilever wall, the active earth pressure may be used. For a restrained retaining wall, such as basement wall or restrained wall corners, the at -rest pressure should be used. Passive pressure is used to compute lateral soils resistance developed against lateral structural movement. Further, for sliding resistance, the friction coefficient of 0.30 may be used at the concrete and soil interface. In combining the total lateral resistance, either the passive pressure or the friction of resistance should be reduced by 50 percent. In addition, the passive resistance is taken into account only if it is ensured that the soil against embedded structures will remain intact with time. 15. Retaining structures and step footings should be provided with a sub -drain system approved by the geotechnical consultant. At a minimum it is recommended that the was be waterproofed and provided with a geotextile "sheet" drain, such as IM iradrain 6000, J- Drain 200 (or approved equivalent) behind the wall. The sheet drain should extend up to within 6 inches below backfill at top of wall. A 4-inch perforated collector pipe with filter fabric should be connected to the sheet drain along the bottom and outletted. The collector pipe should be installed with perforations down and have a minimum 1 percent gradient. 16. Weep holes should also be provided along the bottom of retaining walls at maximum 24- foot spacing. Open vertical masonry joints at 32-foot spacing may be provided in lieu of weep holes. ' 17. Proper surface drainage such as a concrete V-ditch should also be provided along the top of wall. Down drains (outlets) for surface drainage should not be tied into the sub -drain system for walls. (They should be outletted separately.) ' 18. R-value testing of near surface soils should be conducted following grading. Pavement section design should be based on anticipated traffic indices and special conditions (e.g., Conditions of Approval ' Geotechnical Considerations 3 1 II truck loading docks, trash enclosures, etc.). A preliminary estimate for a pavement section is 4 inches of asphalt concrete over 8 inches of aggregate base. 19. If heavy construction traffic is anticipated prior to capping of the street, then consideration should be given to increasing the thickness of AB by 0.1 foot. Type B asphaltic concrete is recommended. 20. AB can be crushed aggregate base, crushed miscellaneous base or processed miscellaneous base in accordance with Standard Specifications for Public Works Construction (The Green Book). The material shall be free of any detrimental quantity of deleterious materials. If processed miscellaneous base is to be used, in addition to gradation (grain size) test, quality tests such as R-value, sand equivalent, and percentage wear may have to be performed to verify that the material meets the minimum requirements. 21. All subgrade should be unyielding and aggregate base should be compacted to a minimum of 95 percent relative compaction based on ASTM Test Method D1557-91. 22. To reduce the potential for unsightly cracking due to.expansive soils, exterior concrete driveways, loading ramps, driveway approaches, plus curbs and gutters should be a minimum of 6 inches thick and provided with construction or weakened plane joints every 10 feet or less. The thickness at the truck loading or trash -truck areas should be increased to 0.8 foot in order to reduce unsightly cracking (if planned to be paved with PCC concrete. The slabs should be underlain by a layer of crushed rock, gravel, or clean sand having minimum thickness of 2 inches. The subgrade should be a minimum 120 percent of optimum -moisture content to a minimum depth of 18 inches. Reinforcement of the slabs may also be considered if after grading, more expansive soils are encountered. Suitable minimum reinforcement would be WWF 6x6 - WIA x W1.4 placed at mid -height or preferably No. 3 bars at 24 inches on center placed both ways at mid -height. 23. TO reduce the potential for excessive cracking of other exterior concrete flatwork (such as sidewalks, walkways, etc.) concrete should be a minimum of 4 inches thick and provided with construction or weakened plane joints at frequent intervals (e.g., every 6 feet or less). The same thickness of a crushed rock, gravel, or clean sand layer and subgrade moisture content is recommended. Reinforcing of the concrete sidewalks is also recommended. Suitable minimum reinforcement would be WWF 6x6 - WIA x WIA placed at mid -height. 24. The causes of concrete distress can be reduced by proper design of the concrete mix and by proper placement and curing of the concrete. 25. Preliminary sulfate content test results indicate some soils with higher soluble sulfate contents. Type V cement and compliance with the requirements of the UBC should generally be adequate for concrete in contact with on -site soils near finish grade. Additional sulfate testing should be conducted after the completion of rough grading. Conditions of Approval Geotechnical Considerations 4 �1 J ' 26. Previous studies characterize the corrosion potential of unprotected metals in contact with earth in this locale as being high (USDA, 1978). Appropriate measures,typical with local practice for the proposed construction, should be taken to protect buried metals. Site specific soil corrosivity testing may be conducted following grading if dictated by special construction conditions. ' 27. Inadequate control of runoff water, heavy irrigation after development of the site, or regional groundwater level changes may aggravate the shallow groundwater conditions. Maintaining adequate surface drainage, proper disposal of runoff water, and control of ' irrigation will help reduce the potential for future moisture -related problems and differential movements from soil heave/settlement. ' 28. Surface drainage should be carefully taken into consideration during all grading, landscaping, and building construction. Positive surface drainage should be provided to direct surface water away from structures and slopes and toward the street or suitable ' drainage devices. Ponding of water adjacent to the structures should be avoided. Buildings should have roof gutters systems and the runoff should be carried to street gutters by area drain pipes or by sheet flow over paved areas. Paved areas should be provided with adequate drainage devices, gradients, and curbing to prevent runoff flowing from paved areas onto adjacent unpaved areas. ' 29. The performance of foundations is also dependent upon maintaining adequate surface drainage away from structures. The minimum gradient within 5 feet of the building will ' depend upon surface landscaping. In general, it is suggested that unpaved lawn and landscape areas have a minimum gradient of 2 percent away from structures. ' 30. Construction of planter areas immediately adjacent to structures should be avoided. If planter boxes are constructed adjacent near buildings, the sides and bottoms of the planter should be provided with a moisture barrier to prevent penetration of the irrigation water into the subgrade. Provisions should be made to drain excess irrigation water from the planters without saturating the subgrade below or adjacent to the planters. Raised planter boxes may be drained with weepholes. Deep planters (such as the palm tree planters) ' should be drained with below -ground, water -tight drainage lines connected to a suitable outlet. • 31. Trench excavations less then 5 feet deep in the northern portion of the site and 10 feet deep in the southern portion of the site are not expected to encounter significant amounts of groundwater. Groundwater may be encountered below these depths, and dewatering ' may be necessary locally. Caving problems may also be encountered where soils become more sandy. ' 32. Utility excavation deeper than 4 feet should be stabilized per OSHA requirements (shoring or laying back of trench walls). Site soils are generally classified as Type "B" per Title 8 ' California Code of Regulations, except where groundwater is encountered, in which case Conditions of Approval Geotechnical Considerations 5 ' they may be Type "C". These categories should be evaluated by the utility contractor ' during excavations and discussed with the geotechnical consultant if conditions appear to be different. ' 33. If H-piling or sheet piling is used for shoring members, an equivalent fluid pressure of 150 pcflfoot may be used for passive resistance. ' 34. Pipe should be placed on at least 6-inches of clean sand or gravel. The area around the pipe (at least 1 foot over top of pipe) should be backfilled with clean sand, having a minimum sand equivalent of 30 or better. The sand should be jetted with water below the springline to ensure filling of voids beneath the pipe (if allowed by local agency). Otherwise, sand along the side of the pipe should be placed in small lifts and compacted with small hand-held compactors (e.g., "powder -puff'). Depending on the size of the ' pipe, higher sand equivalents may be required of jetting is not permitted. Jetting should be in moderation to minimize the amount of water introduced into the surrounding native soils. ' 35 Li [JI 1 Backfill materials should be moisture conditioned as needed to near optimum and compacted to a minimum relative compaction of 90 percent. 36. Final grading plans for the site should be reviewed and accepted by the geotechnical consultant prior to grading. A supplemental geotechnical report with recommendations specific to the grading plan should be issued. 37. Foundation plans, retaining wall plans, and related structural calculations should also be reviewed and accepted by the geotechnical consultant prior to construction for verification of geotechnical design parameters. A remedial removal map based on the final foundation plans and the remedial removal recommendations in Section 3.2 of the Preliminary Geotechnical Report dated June 23, 1995, may be prepared prior to grading. ' 38. Geotechnical observation and testing should be conducted during grading and construction at the following stages: 1 I • Following clearing and grubbing, prior to site processing or fill placement • During and following remedial removals • During fill placement " • During and after foundation and retaining wall excavations • During installation of sub -drains • During backfill behind retaining structures • During utility trench excavations and backfill • When any unusual or unexpected geotechnical conditions are encountered during grading and construction F:1W PSI\PLANNINC\ICC-RPT V5112TCDM-PLZA\GEOTECH.DOC Conditions of Approval, Geotechnical Considerations Petra Resources Inc. TRANSMITTAL To: Mr. Marc Myers City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658-8915 From: Fran Govean Petra Resources, Inc. 15 Corporate Park Irvine, CA 92606 Date: June 25,1998 RECEIVED BY PLANNING DEPARTMENT CITY OF NEWPORT BEACH jUN 2 91998 PM AM qig 191101111121112131415 i6 Subject: Corona del Mar Plaza Paleontology Monitoring/Salvage Report Enclosed please find one copy of the paleontology salvage/monitoring report for the Corona del Mar Plaza project located at the intersection of Pacific Coast Highway and MacArthur Boulevard. Receipt of this report and delivery of the fossil material to the Los Angeles County Museum of Natural History (LACM) concludes paleontologic mitigation for this project. Additional fossiliferous matrix (approximately 500 pounds) was delivered to Mr. Robert Kelly, Newport Heights Elementary School, Newport Mesa School District at the direction of Dr. Julie Chan. n Fran Govean Project Manager Enclosures: Paleontology Report Copy cc: Potts, Martin Potts and Associates 15 Corporaic park 0 Irvinc, California 92606• (7I4) 440-7020 Pe¢ra Resources Inc. TRANSMITTAL To: Mr. Lindsey Groves Curator of Malacology/Invertebrate Paleontology Los Angeles County Museum of Natural History 900 Exposition Boulevard Los Angeles, CA 90007 From: Fran Govean Petra Resources, Inc. 15 Corporate Park Irvine, CA 92606 Date: April 23,1998 Subject: Corona del Mar Plaza Paleontology Monitoring/Salvage Report, Fossil Invertebrate Materials, and Signed Deed of Gift Enclosed please find one copy of the paleontology final report concerning monitoring/salvage and a signed Deed of Gift Form for the Corona del Mar Plaza project located at the intersection of Pacific Coast Highway and MacArthur Boulevard. Two boxes of identified fossil invertebrates, one box of screened matrix, and six buckets (5 gallon) of matrix, accompanied by an itemized taxa list is also delivered. Fran Govean Project Manager cc: Potts, Martin Potts and Associates Recupero, Recupero and Associates Marc Meyers, City of Newport Beach 15 Corporate harp • Irrine, California 92606• (714) 440-7020 Paleontological Monitoring and Salvage Project, Corona Del Mar Plaza, City of Newport Beach, Orange County, California Laguna Beach 7.5' USGS Quadrangle Prepared for: Mr. Martin Potts Martin Potts and Associates 4750-A Barranca Parkway Irvine, California 92604 Prepared by: Fran Govean, Ph.D. Petra Resources, Inc. 15 Corporate Park Irvine, California 92606 April,1998 Petra Resources, Inc. TABLE OF CONTENTS EXECUTIVESUMMARY............................................................................................................................1 INTRODUCTION........................................................................................................................................ 2 METHODS.....................................................................................................................................................2 PROJECTAREA DESCRIPTION..............................................................................................................7 GEOLOGIC HISTORY AND TERRACE DEVELOPMENT................................................................7 Stratigraphy......................................................................................................................................8 PleistoceneTerraces................................................................................................................. 8 MontereyFormation..............................................................................................................10 PALEONTOLOGY.....................................................................................................................................10 RESULTSAND CONCLUSIONS...........................................................................................................10 ProjectPaleontology......................................................................................................................11 SYSTEMATIC LIST AND PALEOENVIRONMENTS.......................................................................11 SCIENTIFIC SIGNIFICANCE OF FOSSIL MATERIALS................................................................ 21 EDUCATIONAL USES OF FOSSIL FINDS..........................................................................................21 FOSSILREPOSITORY..............................................................................................................................21 .............................................................................................................................................22 Coroma Del Mar Paleontology March 1998 FIGURES Figure 1 Regional Location...............................................................................................3 Figure2 Project Area......................................................................................................... 4 Figure 3 Geologic Time Scale and Rock Units...............................................................5 Figure 4 Generalized Stratigraphy, Pleistocene Terrace 2 and Monterey Formation, Corona Del Mar Plaza Project ...................................................... 6 Figure 5 Overview of Informal Units, Quaternary Terrace Deposits (1 through 4) and the Monterey Formation (Unit 5)............................................................. 9 Figure 6 Percentage of Taxa in Pleistocene Matrix Samples, Units 4 and 4A.........12 Figure 7. Distribution by Class in Units 4 and 4A........................................................13 APPENDIX Appendix A. Fossil Identification List....................................................................................... 25 ii EXECUTIVE SUMMARY Petra Resources, Inc. (Petra) personnel conducted paleontologic monitoring and recovered 2508 specimens of invertebrates and vertebrates during salvage activities at the Corona Del Mar Plaza project. The collection contains 58 invertebrate taxa, including gastropods, pelecypods, scaphopods, chitons, annelids, and crustaceans, and two pieces of terrestrial vertebrate bone recovered from Pleistocene channel sediments incised into marine terrace deposits (Marine Terrace 2). The fossil fauna recovered from these channels represents shallow water organisms, many from the rocky intertidal zone, washed into deeper water by currents moving across the ancient seabed. The invertebrates reflect a warm water interglacial environment. Site stratigraphy, from bottom to top, is the Miocene Monterey Formation overlain by marine terrace deposits (sands and channels), a pedogenic soil horizon, and Pleistocene beach or fluvial sands. A thin veneer of recent alluvial material, soil, and man-made fill cover the older underlying geologic units. The Monterey Formation was beveled and exposed as a marine platform during the Pleistocene, as evidenced by the in -place boring clams. As sea level fell, marine currents, containing sediments with abundant marine organisms, were incised into the platform. The marine terrace is number 2 in a sequence of 13 numbered terraces along the southern California coastline. The marine sand and channel deposits overlying the Marine Terrace 2 platform were developed approximately 125,000 thousand years before present (BP). The fossils, in conjunction with the geologic data recovered from the site, are part of a complex story of a rising coastline and changing environments on which is superimposed the fingerprint of rising and falling sea levels governed by glacial and interglacial stages. C Petra Resources, Inc. INTRODUCTION The following report presents the findings and significance of paleontological monitoring and salvage at the Corona Del Mar Plaza project. The project site is situated in the southwestern part of the City of Newport Beach, Orange County, California (Figure 1). Specifically, the project area is located on the USGS Laguna Beach Quadrangle, 7.5' Series, photorevised 1981, Section 93, Township 6 South, Range 10 West (Figure 2). Pacific Coast Highway forms the southern boundary of the project, MacArthur Boulevard abuts on the east and Avocado Street on the west. The City of Newport Public Library property forms the northern boundary of the project site. METHODS Petra Resources, Inc. (Petra) conducted monitoring and fossil salvage during grading and trenching activities in the paleontologically sensitive Pleistocene terrace sediments and the Miocene Monterey Formation (Figure 3). Petra was retained by Martin Potts and Associates to undertake these tasks for the Irvine Company. This was in response to part of the mitigation measures and permitting process for the project, in compliance with the City of Newport Beach requirements. Dr. Govean of Petra served as the Project Manager and Principal Paleontologist for the project. She reviewed pertinent paleontological and geological literature, completed a field survey of the project on June 17,1997, and attended the pre -grade meeting on August 5,1997. Petra paleontology monitors for this project were Lisa Shelley, Michael Berkoff, and Fran Govean. Robert Mariani and Fran Govean conducted the fossiliferous matrix washing on -site. She also served as project paleontologist. Her responsibilities included supervising monitoring and salvage activities, reviewing the geology, measuring a stratigraphic section, preparing and identifying fossil materials, writing the report, and, if needed, monitoring. Petra personnel conducted monitoring from August 11 to November 3,1997. Dr. Govean evaluated the fossil shell material and supervised collection of matrix material for fossil processing. Each fossiliferous horizon was sampled, with the sample size ranging from six thousand to one thousand pounds, depending on the thickness of the horizon and amount of rock exposure. Matrix samples were collected with a loader and moved to a location along Pacific Coast Highway (PCH) just west of the Snyder Langston trailer. This area was selected because of access to water for matrix processing and being at a distance from the immediate construction area. Petra personnel used 1/8" and 1/4" hardware screens for initial dry screening and second stage water processing. The washed matrix was dried, bagged, labeled, and brought into the laboratory for identification. Raw matrix was also collected for archival purposes. If needed, researchers can use the archived raw matrix for use in future projects without inheriting an initial processing bias. Additional unprocessed fossiliferous matrix was stockpiled for use in local science classes. Photographs of paleontological procedures, specimens, and geology were taken during the course of the project grading. Fossil locality information was plotted on the USGS Laguna Hills Quadrangle and a project map. An itemized list of specimens is presented in Appendix A; A generalized stratigraphic column is presented in Figure 4. Corona Del Mar Plaza Paleontology April,1998 C' Peira Resources, Inc. Los Angeles County S r---------- — ---------e i Habra `.� IN La Brea , 'ota' Yorba Linda ter' r ` e^—� Fullerton 5 Placentia 91 � 9,y �c CP or Buena % `�� Park Anaheim 0y00 � Cypress Villa Park � FO c� � y ; Stanton Oran a �•� o i Los Alamitos 39 Garden Grove It Orange County 010 Westminisler Tustin Santa Ana ' Seal Beach Cleveland It Fountain lJValley Irvine Project Location National Huntington Beach Costa Mesa Lake Forest Forest • Newport Beach ea Mission Vial Laguna Hills o dcfc Laguna r Niguel 74TLaguna Beach San Juan Cap(strano ; ---' 1 inch = 6 miles t TN Dana Point \ ;"SaT,JO�B90 r �opoH San Clemente Figure 1. Regional Location Corona del Mar Plaza Paleontology April 1998 Petra Resources, Inc. Age Epoch North American California Formation (Ma) Land Provincial Member Mammal Age Stage ' .011 Holocene Rancholabrean Hallian Pleistocene Terrace Pleistocene ---.45---- Irvingtonian Wheelerian ' ----1.9----- ---1.9----- —1.7-2.8— Venturian Blancan Repettian ' Pliocene - ' Hemphillian __"""8.7 ----- "Delmontian" Monterey Formation 11.3 a ---?— Mohnian- I 10 Clarendonian ----10.8----- ----12.3---- ' 14.4 Luisian 15 Miocene Barstovian --_--15.4-___ _ Relizian ' ----16.4 ---- e, - Hemingfordian __ _ 18----- Saucesian ' 20 >, ----- 21.5---- w ' ----23.1-- Arikareean ' ""-- 24.6----- Zemorrian 24.6 25 Oligocene Figure 4. Geologic Time Scale and Rock Units. ' ' Corona Del Mar Plaza Paleontology April 1998 5 Poira Resources, Inc. 2 ®Siltstones Sandstones Legend ® Vertebrate ®Clayey SBtstones Covered. Unit 1. Reddish brown massive silty sands. Non -marine? 10' thick+. Unit 2. Dark chocolate brown massive clayey silts with angular pebbles of Monterey Shale. Pedogenic soil. 4" thick. Unit 4A. Massive loose invertebrate - rich light gray sand with lenses of pinkish white caliche (Unit 3). Cobble pebble layer at base. Unit 4A, up to 6' thick. -oo- Channels Unit 4. Massive yellowish -orange loose fine- to medium -grained pebbly clayey sand. Channel deposit. Abundant small molluscs. 2' thick. -o*— Marine Terrace 2 Platform Monterey Formation Grayish -green silty sandstone interbedded with white to gray diatomaceous laminated siltstones and clayey siltstones (Unit 5). Orange staining. Volcanic ash. Exposed up to V in thickness. Not to Scale Volcanic Ash Q Erosional Contact ED Sands EE Boring Bivalves ® Molluscs ED Silty Sands Figure 4. Generalized Stratigraphy, Pleistocene Terrace 2 and Monterey Formation, Corona Del Mar Plaza Project. Corona Del Mar Plaza Paleontology, April 1998 6 Poira Resources, Inc. Project Area Description Topographically, the project area is open and gently sloping overall to the south with a slight berm along the upper part of the MacArthur Boulevard segment. At project start, non-native grasses and weeds, termed ruderal by biologists, covered up to sixty-five percent of the project area. The remainder was covered by recently bull -dozed areas, a former parking lot, and building foot pads. Some minor amount of recent debris was present and included sod strips, broken asphalt, cement washings, footwear, cans, plastic pipe fragments, and a bedroll with an informal habitation site in the treed area. Castor beans were growing on recently dumped fill materials along Avocado Street. A double row of date palms was planted along a part of the eastern boundary along MacArthur Boulevard. Eucalyptus, an oleander, and several large pittosborums completed the list of of major trees and shrubs on the property. Geologic mapping by NMG Geotechnical, Inc. (NMG) in 1995 indicates fill covers the northern two thirds of the property with Quaternary Marine Sands concentrated towards the southern part of the property. Part of the fill apparently was taken from Quaternary Marine Sands and, therefore, the contact line between the two units is dashed on the geotechnical map indicating an approximate boundary (NMG 1995). Geologic History and Terrace Development Pleistocene terraces and strandlines, the erosional and depositional remnants of abandoned marine shorelines, are one of the most conspicuous geomorphic features of the California coastline. These strandlines, or old shorelines, reflect sea -level fluctuations superimposed on coastlines rising through tectonic forces (Lajoie et al..1992). The strandline terrace platforms result from wave activity cutting or beveling the older underlying geologic units. Most terrace platforms are overlain by a veneer of beach and shallow marine sand and gravel which are overlain in turn by alluvium and colluvium deposited from the action of local streams and eroding ancient sea cliffs (Lajoie et al.1992). Alexander (1953) proposed the currently accepted model that emergent Pleistocene strandlines reflect major fluctuations in sea level caused by the waxing and waning of the glaciers superimposed on an intermittently rising coastline. The City of Newport Beach is situated on ancient wave cut terraces that have been tectonically uplifted. Lajoie and other geologists assign dates to these ancient shorelines by correlating them with the appropriate interglacial or glacial sea -level highs on a worldwide basis and by utilizing a combination of paleontology, stable isotopes, chemical, geomorphology, and numerical techniques. There is no single easily applied method of dating either the erosional terraces themselves or the sediments that overlie them. Rare invertebrate assemblages are the primary means of correlating and dating the emergent shorelines along the coast, first, by the environmental information on the water temperatures and second, by providing material for isotopic testing, such as amino acid racemization. Current workers correlate basin deposits containing cold water mollusk assemblages with glacial low stands (Clark 1931; Rodda 1957), as faunal associations infer water temperatures (zoogeographic signatures). However, caution is indicated in the Los Angeles area where this simple relationship between the temperature preferences of fossil assemblages and paleo sea level elevations is not Corona Del Mar Plaza Paleontology April,1998 L I Petra Resources, Inc. straightforward (Lajoie et al. 1992). Powell, Ponti.and Lajoie et al. (1991) indicate a warn water fauna may be due to shallow water embayments where marine water temperatures were anomalously high. According to Lajoie et al. (1992) the uranium series analysis techniques of fossil solitary corals provides the most reliable dates for correlating and dating the terrace deposits along the coast. Unfortunately, fossil corals were rare in this region even during earlier interglacial times. However, any dates obtained by this method are highly significant. Stratigraphy Geologically, the project area is part of the Los Angeles Basin which is divided into four structural blocks. The Corona del Mar Plaza is on the Southwestern Block which in turn is a part of Peninsular Ranges (NMG 1995; Norris and Webb 1990). The geological history of the Newport Beach area is complicated by tectonic uplifting and a pattern of sea level transgressions and regressions. The study area is underlain by Pleistocene age marine terrace deposits overlying the Miocene Monterey Formation. Pleistocene Terraces In southern California marine terraces are exposed to view by uplift due to tectonic processes. There are remnants of thirteen episodes of terrace development in the San Pedro and Palos Verdes area, which are numbered in reverse order of their age. The first terrace (Terrace 1) is the youngest (latest) erosional surface exposed to view. Quaternary Marine Terrace 2, an erosional surface cut by wave action into older sediments on the continental shelf, is mapped within the study boundaries. Barrie et al.. (1992) equate Marine Terrace 2 with the "first emergent' terrace at Newport Beach and Laguna Beach, northeast and southwest of the project area. The term "Palos Verdes Sand" was restricted by Woodring et al. (1946) to those fossiliferous sands and gravels, exclusive of any non -marine cover on Terrace 1(the former upper San Pedro Series of Arnold). However, since introduction of the term, the name Palos Verdes Sand has been used for fossiliferous marine channel sediments from Newport Beach to Pacific Palisades irrespective of which terrace. The more general term Quaternary Marine Terrace is used in the geotechnical report prepared for the project site by NMG (1995). The topographic expression of the terraces along the coast line in the area and the mapping of Munro et al. (1991) coupled with the warm water character of the invertebrate fauna indicate the marine terrace deposits on the site are those of Marine Terrace 2, developed approximately 125 thousand years BP. The terrace sediments on -site were divided into 5 informal geologic units (Figure 5). Unit 1. Massive medium reddish -brown clay -rich fine-grained sand with erosional lower contact. Appears to be fluviatile and contains fossil horse immediately north of the project. Corona Del Mar Plaza Paleontology April,1998 Pctra Rcsouroes, Inc. 1 1 1 1 1 1 1 1 1 1 f— Unit I -*— Unit 2 ♦— Unit 3 -I*— Unit Unit 5 �— Monterey Formation Figure 5. Overview of Informal Units, Quaternary Terrace Deposits Q through 4) and the Monterey Formation (Unit 5). (-�a r)ol'Uar Pla va Pa 4annhnlnm. A,A IWA 9 1 Pefra Resources, Inc. Unit 2. Medium -chocolate brown very -fine sandy clay with angular Monterey siltstone fragments; pedogenic soil in a very thin (4") bed exposed in a cut the north end of site. Pebbles at base above erosional lower contact. Unit 3. Pinkish white clay/caliche. Erosional upper and lower contacts. Clay appears sporadically as thin lenses below Unit 2. Unit 3 also cuts Units 4 and 4A. Unit 4. Massive pale yellowish -orange pebble shell sand with a high clay and silt content. Cobbles at base. Pinches out towards east and west. Appears to be a channel deposit. Laterally, Unit 4 is cut by Unit 4A, which is a later channel deposit. Unit 4A. Light gray massive fossiliferous silty medium -grained sand. Rounded cobbles at base. Unit 4A pinches out to the north and appears to cut Unit 4. Monterey Formation The Monterey Formation (Unit 5) is a grayish -green silty sandstone interbedded with white to gray diatomaceous siltstones and clayey siltstones. The sand unit is stained orange; Volcanic ash is scattered through the white to gray siltstones. The beveled upper surface of the Monterey Formation is undulatory and ranges from 120' elevation at the northeast corner of the site westward to approximately 112'. (Unit 5) (Figures 3 and 4). PALEONTOLOGY The marine terrace units in the immediate vicinity are highly fossiliferous and are a major source of palecenvironmental and age data for this part of the southern California coastline. Both invertebrates and vertebrates have been collected during mitigation monitoring and by Los Angeles County Museum of Natural History (LAC" paleontologists prior to the era of mitigation requirements. Paleontological monitoring recovered the remains of fossil horse and small numbers of invertebrates during grading for the Newport Beach Public Library adjacent north of the Corona del Mar Plaza project. The fossil horse was recovered from sands that correlate with Unit 1 on the project (Govean 1993). The locality containing invertebrates is tentatively correlated with Unit 4. The fossil diving duck, Chendytes, was recovered from ancient channel sands, identified as the Palos Verdes Sands, at the northern edge of the project. RESULTS AND CONCLUSIONS 2508 specimens of fossil invertebrates and two small pieces of bone from a large terrestrial mammal were recovered from two localities during salvage efforts. Of these invertebrates, 79 were bivalves, 2280 were snails,138 were chitons, and 4 were scaphopods. One crustacean, a worm tube, and several echinoderm spines were also recovered. These specimens were collected from two ancient channels that cross the project. These channel deposits (Units 4 and 4A) vary in thickness laterally: Unit 4A thickens dramatically to the south. Unit 4 pinches out laterally to the east and west. Corona Del Mar Plaza Paleontology April,1998 10 11 Petra Resources, Inc. Project Paleontology The invertebrates recovered from the project reflect paleoenvironments ranging from high intertidal to shallow marine shelf. The two most common taxa found in the matrix localities are the gastropods, the California Cone (Corals californicus) and the Purple Olivella (Olivella biplicata) (Figure 6). Both fossil invertebrate assemblages reflect predominantly rocky intertidal, subtidal, and shallow water paleoenvironments. The animals were washed offshore and carried by currents in channels incised into a shallow water marine terrace beveled on the underlying Monterey Formation. We inferred the paleoenvironments from present day living habitats of the taxa. Between 95 to 98 percent of the Pleistocene taxa are extant today making this interpretation of habitat a fairly reliable one. The fossil fauna is different from the present day living fauna because the fossil Sad Unicorn (Acanthina lugubris (Sowerby 1879) and the San Pedro Auger (Terebra pedroana Dall 1908), are presently living further south in wanner waters, thereby reflecting interglacial conditions during deposition of the during deposition of the terrace sediments. The marine terrace itself remained exposed for some length of time as evidenced by the in -place pholad, Penitella gabbi Tryon, boring into the soft shale. A complete listing of the fossils is presented in Appendix A. The specimens from the channels (Units 4 and 4A; Figures 6 and 7) were analyzed separately to reveal any differences in taxa composition. The two most common taxa, Purple Olivella (Olivella biplicata) and the California Cone (Conus californicus), are fairly close in total percent of the fauna in all three matrix samples from Localities CDMP-04-03 (Unit 4A), CDMP-06-02 (Unit 4), and CDMP-03-01 (Unit 4A). A slightly higher percentage of gastropods with a corresponding decrease in the percentage of pelecypods and amphineurans is seen in Locality CDW-06-02 as compared to Locality CDMP-03-01. CDMP-06-02 is more taxonomically diverse and contains scaphopods and fragments of terrestrial vertebrate bone. The channel deposits represent materials washed by currents from shallow tidal areas, part of which were rocky bottomed, into shallow water. Fossils in both channel deposits appear to represent warmer water faunas rather than a colder "Ice Age" influenced fauna. The gastropod, Glossaulax reclusianus (Deshayes) is heavily represented in the Unit 4A fauna indicating currents swept at least some component of the animals from a lagoon or shallow water embayment. Glossaulax is not as common in Unit 4. SYSTEMATIC LIST AND PALEOENVIRONMENT The following is a systematic list of the taxa recovered, a description of the genera collected, and their preferred habitats. KINGDOM ANIMALIA PHYLUM MOLLUSCA CLASS GASTROPODA Family Fissurellidae: Keyhole Limpets Limpets are conical in shape with oval bases that are distributed in all but the coldest of seas. The apex is often perforated accounting for the common name "key hole limpet'. Corona Del Mar Plaza Paleontology April,1998 11 P.t . Re.ouree.. In.. Olivella biplicata (Sowerby) 27.20% Conus californicus Reeve 18.4% ❑ Littorina sp. 12.2% ® Glossaulax reclusianus (Deshayes) 8.9% Tegula gallina (Forbes) 7.1% Tegula ligulata (Menke) 5.3% Norrisia norrisi (Sowerby) 4.51/6 Olivella baetica Carpenter 3.9°/. Hipponix tumens Carpenter 3% E Fissurella volcano Reeve 3% ❑ Remaining taxa less than 3%. 6.4% Conus californicus Reeve 22.80% ❑ Remaining Taxa less than 3%,. 19.6% ❑ Olivella biplicata (Sowerby) 14.5% 0 Fissurella volcano Reeve 9.8% 0 Tegula gallina (Forbes) 9.7% Tegula aureotincta (Forbes) 6.40/6 ❑ Littorina sp. 4.2% Serpulorbis sp. 4.1% ® Glossaulax reclusianus (Deshayes) 3.5% Chiton, indeterminate 2.81k ❑ Ischnochi ton conspicuus Pilsbry 2.5% Conus californicus Reeve 28.3% Olivella biplicata (Sowerby) 14.7% ❑ Remaining Taxa less than 3%. 13.6% Fissurella volcano Reeve 12.6% Chiton sp., indeterminate plates 7.1% E Ischnochiton conspicuus Pilsbry 5.9% 0 Hipponix antiguatus (Linnaeus) 5.3% El Hipponix tumens Carpenter 4.9% Ostrea lurida 2.90% Tegula galling (Forbes) 2.8% Glossaulax reclusianus (Deshayes) 2% Figure 6. Percentage of Taxa in Pleistocene Matrix Samples, Units 4 and 4A. Corona Del Mar Plaza Paleontology April 1998 CDMP-04-03 (Unit 4A) CDMP-03-01 (Unit 4A) CDMP 06-02 (Unit 4) 12 T'nte�� 11re�.mrcrn lnr:. Pelecypods 4.7% Amphineura 1 2.9% ❑ Crustacean 0.2% Echinoderms 0.6% Gastropods 81.6% E Amphineura 3.7% ❑ Pelecypoda 2.8% Gastropoda 93.1 % ED Scaphopoda 0.2% ® Vertebrata 0.1% Echinodermata 0.1% Unit 4, Locality CDMP-06-02 Figure 7. Distribution by Class in Unit 4 and 4A. Corona Del Mar Plaza Paleontoloev April, 1998 13 Petra Resources, Inc. Genus Diodora Gray 1821 Diodora arnoldi McLean 1966 Paleoenvironment: Exclusively sublittoral, not uncommon on the undersides of rocks below depths of 30 feet (McLean 1978). Genus Fissurella Bruguiere 1798 Fissurella volcano Reeve 1798 Common Name: Volcano Limpet Paleoenvironment: An intertidal species that is most abundant on the undersurfaces of boulders. The specimens with the rougher sculpture are indicative of more exposed habitats (McLean 1978). Family Acmaeidae: Limpets Limpets are herbaceous and important grazers on rocks in the intertidal zone. Genus Acmaea Eschscholtz 1833 Acmaea mitra Rathke 1833 Common Name: White -Cap Limpet Paleoenvironment: Usually below the low-water line. Genus Collisella Dall 1871 Collisella scabra Gould 1846 Common Name: Rough Limpet Paleoenvironment: Common on rocky reefs at about the mid -tide level. Genus Lottia Gray 1833 Lottia gigantia Sowerby 1834 Common Name: Owl Limpet Paleoenvironment: Common in upper intertidal or splash zone on rocks exposed to heavy surf. Family Trochidae: Pearly Top Shells The pearly top shells are herbaceous snails that are widely distributed in seaweeds in warm shallow waters (Morris 1980). Genus Norrisk Bayle 1880 Norrisia norrisi (Sowerby 1838) Common Name: Norris' Top Shell Paleoenvironment: Common living on kelp and other brown algae (McLean 1978). Genus Tegula Lesson 1835 Tegula aureotincta Forbes 1852 Common Name: Gilded Top Paleoenvironment: Moderately shallow water. Tegula galling (Forbes 1852) Common Name: Speckled Top Paleoenvironment: Rocks between high tides. Tegula ligulata (Menke) Common Name: Banded Top Paleoenvironment: Rocks between tides. Family Turbinidae: Turbans The turbans are top -shaped herbivorous gastropods that are common in warm and tropical seas. More colorful forms of these are used for jewelry in the South Pacific. Corona Del Mar Plaza Paleontology April,1998 14 I ' Petra Resources, Inc. ' Genus Astraea Roding 1798 Astraea undosa (Wood 1828) Common Name: Wavy Turban Paleoenvironment: Small specimens reaching 50 mm in height are often found in low water in rocky areas while the larger specimens reaching 110 mm in size are found living on rocky bottoms in kelp beds (McLean 1978). Both sizes were observed ' in the invertebrates collected at the project site. Family Littorinidae: Periwinkles Periwinkles are widespread and abundant snails that live in the upper intertidal and splash zones (McLean 1978). Genus Littorina Ferussac 1822 Littorina sp. Common Name: Periwinkle Paleoenvironment: Shallow water, often in intertidal zone. ' Family Vermetidae: Worm Shells These shells are erroneously called "worm shells" and the animal itself is worm shaped. They grow attached to attached to rocks, stones, corals, and other shells, and often appear as a mass of tangled ' tubes (Morris 1980). Genus Serpulorbis Sassi 1827 ' Serpulorbis squamigerus (Carpenter 1857) Common Name: Scaled Worm Shell Paleoenvironment: Members of this genus form colonies that attach to the upper surfaces of rocks in the protected intertidal areas. ' Serpulorbis margaritaceus (Chenu) Common Name: Worm Shell Paleoenvironment: This modern day form found attached to hard substrates such a rock or shell along coast at high tide. ' Family Hipponicidae: Hoofed Shells These stout limpet -shaped shells secrete a shell platform and are sedentary in habit. Genus Hipponix Defrance 1819 Hipponix antiquates (Linnaeus 1767) Common Name: Hoof shell Paleoenvironment: Moderately shallow water. Hipponix tumens Carpenter 1864 Common Name: Ribbed Hoof Shell Paleoenvironment: Protected crevices low intertidal and subtidal waters. Family Calyptraeidae: Cup -and -Saucer Limpets and Slipper Shells These are a group of limpet -shaped shells that are sedentary on other shells and rocks. Genus Crepidula Lamarck 1799 Crepidula aculeata Gmelin 1791 Common Name: Prickly Slipper Shell Paleoenvironment: Sublittoral zone. Crepidula coei Berry 1950 Paleoenvironment: Shallow water. Corona Del Mar Plaza Paleontology April,1998 15 Petra Resources, Inc. Genus Crepipatella Lesson 1831 Crepipatella ligulata (Gould 1846) Common Name: Half -Slipper Shell Paleoenvironment: Abundant on rocks through a wide range of depths. Genus Crucibulum Schumacher 1817 Crucibulum spinosum (Sowerby 1824) Common Name: Spiny -Cup -and -Saucer Paleoenvironment: This species is abundant on clam shell rubble in shallow bays. Family Naticidae: Moon Shells Moon snails are carnivorous. They feed on clams by drilling round holes in their prey's shell with a radula. Globular in shape, they live on sand or mud bottoms and plow through the substrate with a greatly expanded foot (McLean 1987). Genus Glossaulax Glossaulax reclusianus (Deshayes 1839) Common Name: Recluz's Moon Shell Paleoenvironment: This species is common in lagoons and shallow bays but not common on offshore sandy bottoms (McLean 1978). Family Triviidae : Sea Buttons The sea buttons are short -spired cowry -shaped forms that feed upon tunicates. They are common in tropical seas (Morris 1980). Genus Erato Risso 1826 Erato vitellina Hinds 1844 Common Name: Apple -Seed Erato Paleoenvironment: Low to sublittoral water depths. Genus Trivia Broderip 1837 Trivia californiana Gray 1827 Common Name: California Trivia Paleoenvironment: Shallow water. Family Cypraea: Cowries Cowries are brightly colored and highly polished shells, of which only one rather drab representative is presently living along our coast. The presence of other fossil cowries species in sediments of marine terrace deposits indicate warmer intervals in the past. Genus Linnaeus 1758 Spadicea spadica (Swainson 1823) Common Name: Chestnut Cowrie Paleoenvironment: Reefs; shallow water. Only one species gets up to our coast at present day. They are a warm water inhabitant. ' Family Muricidae: Rock Shells Murids are a world wide group that are carnivorous. They drill holes into the shells of their molluscan prey. Genus Ma=ellia Bally 1950 Ma=eIlia gemma (Sowerby 1879) Common Name: Gem Murex Paleoenvironment: Moderately shallow water on rocky areas and often in the Corona Del Mar Plaza Paleontology April,1998 16 I ' Petra Resources, Inc. ' sublittoral zone. Genus Ocenebra Gray 1847 ' Ocenebra sp. Common Name: Rock Shell Paleoenvironment: Near shore; rocks. Genus Roperia Dall 1898 Roperia poulsoni (Carpenter 1864) Common Name: Poulson's Rock Shell Paleoenvironment: The present day form is found nearshore, on rocks. Family Thaididae: Dye Shells The Dye Shells are predatory snails that live predominantly in the mid and upper tidal zones. They feed most commonly on barnacles and mussels. The common name Dye Shell derives from the fact ' they secrete fluids which can be purple, red, or green. In ancient times, a Mediterranean form of this family was the source of the famous Tyrian or Royal purple dye (Morris,1980). Genus Acanthina Fischer de Waldheim 1807 Acanthina lugubris (Sowerby 1879) Common Name: Sad Unicorn Paleoenvironment: Shallow water. Genus Thais Roding 1798 Thais biserialis Paleoenvironment: Nearshore; rocks (Morris 1980). Family Nassariidae: Dog Whelks The Nassariids are rapidly moving scavengers that search the sand and mud flats for food (McLean 1978). Genus Nassarius Dumeril 1803 Nassarius fossatus Gould 1849 Common Name: Channeled Nassa Paleoenvironment: This form is fairly common in bays and lagoons and also sandy bottoms offshore to 18 meters. Nassarius perpinguis (Hinds 1844)? Common Name: Fat Dog Whelk Paleoenvironment: Occasionally exposed at low tide in lagoons, common on sandy bay bottoms and offshore in shallow water. Family Olividae: Olive Shells Olives are a predominantly tropical shell which live on soft bottoms rather than rock (McLean 1978). Genus Olivella Swainson 1840 Olivella biplicata (Sowerby 1825) Common Name: Purple Olivella Paleoenvironment: This species is common at lagoon entrances and protected sandy bottoms of open coast at low tide, and is abundant in shallow water offshore along exposed sandy beaches. Olivella baetica Carpenter 1864 Common Name: Baetica Olivella Paleoenvironment: These olives are sometimes common, and are found exposed in lagoons at low tide and is a common form offshore on sandy bottoms in shallow water. Corona Del Mar Plaza Paleontology April,1998 17 Petra Resources, Inc. Family Conidae: Cone Shells Cones are brightly colored shells that possess barb -like teeth that have venom produced by a poison gland. This venom paralyzes its prey. Only one rather drab representative of this group presently lives along our coast (Morris 1980). Genus Conus Linnaeus 1758 Conus californicus Reeve 1844 Common Name: California Cone Paleoenvironment: In modern habitats this taxon commonly lives on rocky and sandy bottoms, low water to 30 meters, with the largest specimens found offshore. Family Terebridae: Auger Shells The augers are a predominantly a tropical water group. In the South Pacific they have many large and colorful forms in contrast to only the one species that lives along the Pacific Coast which is a small and rather drab form (Morris 1980). Genus Terebra Bruguiere 1789 Terebra pedroana Dall 1908 Common Name: San Pedro Auger Paleoenvironment: Warm shallow water. Family Haminoeidae: Bubble Shells Bubble shells are very fragile ovate forms; their shape and fragility give rise to their common name of Bubble Shell. Genus Haminoea Turton and Kingston 1830 Haminoea virescens (Sowerby 1833) Common Name: Green Paper Bubble Paleoenvironment: This from lives predominantly in shallow bays and lagoons and on occasion in rocky areas at low tide on the open coast (McLean 1978). CLASS POLYPLACOPHORA Family Ischnochitonidae: Chitons A group with varied sculpture patterns but always having a scaly girdle (McLean 1978). Genus Cryptochiton Middendorff 1847 Cryptochiton stellarls (Middendorff 1846) Common Name: Gumboot Chiton Paleoenvironment: Subtidal in kelp beds or low intertidal zone protected from strong surf (Morris et al. 1980). Genus Ischnochiton Gray 1847 Ischnochiton conspicuous Pilsbry 1892 Common Name: Conspicuous Chiton Paleoenvironment: This chiton is found on rocks resting on sand, below sand during daylight hours. Chiton sp. Common Name: Chiton Paleoenvironment: Under rocks between tides. Genus Tonicella Carpenter 1873 Tonicella lineata (Wood 1815)7 Common Name: Lined Chiton Paleoenvironment: Rock faces covered with coralline algae in the low intertidal zone Corona Del Mar Plaza Paleontology April,1998 18 I Pefra Resources, Inc. and subtidal waters (Morris et al. 1980). CLASS BIVALVIA Family Mytilidae: Mussels Mussels are attached to rocks and wood by a thread -like structure called a byssus. Genus Mytilus Linnaeus,1758 Mytilus californianus Conrad 1837 Common Name: California Mussel Paleoenvironment: This mussel lives in the upper intertidal zone, on rocks exposed to surf on open coasts. Genus Septifer Recluz,1848 Septifer sp. Common Name: Mussel Paleoenvironment: Shallow water. Family Ostreidae: Oysters Oysters attach to a hard substrate by their left valve and assume an irregular growth form. Genus Ostrea Linnaeus,1758 Ostrea lurida Carpenter 1864 Common Name: Native Oyster Paleoenvironment: Shallow water. Family Chamidae: Jewel Boxes The chamidae attach by one valve that is deeply convex with the upper valve nearly flat (McLean 1978). Genus Chama Linnaeus 1758 Chama sp. Paleoenvironment: This genus is commonly found attached to rocks in shallow bays and submerged offshore reefs. Genus Pseudochama Odhner 1917 Pseudochama exogyra (Conrad 1837) Common Name: Reversed Jewel Box Paleoenvironment: Moderately shallow water. Family Lucinidae: Lucines Lucines are solid disk -shaped shells with a central beak. Genus Epilucina Dall 1901 Epilucina californica (Conrad 1837) Common Name: California Lucine Paleoenvironment: Moderately shallow water. Family Mactridae: Dish Clams Dish clams are deep burrowing forms. Genus Spisula Gray 1837 Spisula sp. Common Name: Dish Clam Paleoenvironment: This form lives buried in fine sand or mud in shallow water. Corona Del Mar Plaza Paleontology April,1998 19 Moira Resources, Inc. Family Pholadidae: Borers Piddocks or pholads are a group of clams that bore into the hard substrate, such as rock, shells, wood, or compacted mud. Genus Penitella Valenciennes 1846 Penitella gabbi (Tryon) Common Name: Gabb's Piddock Paleoenvironment: Burrows into soft shale. CLASS SCAPHOPODA Family Dentaliidae: Tusk Shells Tusk -shaped shells which are curved, tabular, and open at both ends. The form that is commonly found in California was used by some native americans as a form of money. Genus Dentalium Linnaeus 1758 Dentalium neohexagonum Sharp and Pilsbry 1897 Common Name: Tusk Shell Paleoenvironment: Common on sandy mud bottoms from 9 to 180 meters deep. PHYLUM ARTHROPODA CLASSCRUSTACEA Family Cirripedia: Barnacles Barnacles are sessile as adults and are attached to a hard substrate. They are shallow water filter feeding forms. Genus Balanus Balanus sp. Common Name: Barnacle Paleoenvironment: Subtidal, usually attached onto other shelled organisms. PHYLUM ECHINODERMATA Echinoid spines, commonly found in shallow water environments, were recovered from the matrix sample in both localities. Large spines were not numerous but smaller spines are more numerous in the fine-grained sample fraction. PHYLUM ANNELIDA CLASS POLYCHAETA A miscellaneous worm tube, a look -alike to Vermetidae gastropods, was recovered. The true worm tubes can be distinguished by their thinner, more fragile shells. PHYLUM VERTEBRATA CLASS MAMMALIA Vertebrate bone fragments Corona Del Mar Plaza Paleontology April,1998 20 Poira Resources, Inc. Two bone fragments were recovered from the site. One was poorly preserved and could not be further identified. The second piece was a 2 and a 1/2 inch wide flat fragment, with the outer surface preserved, of a terrestrial mammal. From the curvature of the outer surface, I inferred the animal was large, perhaps in the size range of a camel or horse, both of which have been found in correlative sediments in the area. No more definite identification could be made. SCIENTIFIC SIGNIFICANCE OF FOSSIL FINDS Fossils are non-renewable scientifically important resources which give us knowledge of past life and environmental conditions. • Fossil invertebrate materials from this site may be used for research in the dating and development of marine terraces in the Newport -Corona Del Mar area. • This well documented invertebrate collection from the site on the southern California coast is useful for comparative population studies as well as paleoenvironmental interpretations. • This collection also contributes to the fossil invertebrate data base of specimens held by the LACM for use in taxonomic research. • The unprocessed matrix will be available for future researchers without potential bias introduced by screening or different processing procedures. EDUCATIONAL USES OF FOSSIL FINDS • Fossil invertebrate materials from this site may be used for educational display purposes or for use in science classes within the Newport Mesa Unified School District. REPOSITORY The fossil materials recovered from this site have been donated by the Irvine Company, with the approval of the City of Newport Beach, to the Los Angeles County Museum of Natural History, Invertebrate Paleontology Department, 900 Exposition Boulevard, Los Angeles, California 90007. These donated materials are a collection of identified fossils, seventy-five pounds of washed matrix, and four hundred pounds of unprocessed (raw) fossiliferous matrix. These unprocessed materials will be available for future researchers without potential bias introduced by screening or different processing procedures. Photographs documenting the site and stratigraphy, locality data plotted on maps, and a copy of this report accompanied the paleontological materials to the repository. Approximately four hundred pounds of fossiliferous matrix, accompanied by a copy of this report, was donated to the Newport Mesa Unified School District for use in science classes. Corona Del Mar Plaza Paleontology April,1998 21 Petra Resources, Inc. Arnold, Delos and Ralph Arnold 1902 The Marine Pleistocene and Pleistocene Stratigraphy of the Coast of Southern California. Journal of Geology, Volume 10, Number 2. Barrie, D., Totnall, T., and E. Gath 1992 Neotectonic Uplift and Ages of Pleistocene Marine Terraces, San Joaquin Hills, Orange County, California, In Heath, E.G. and W.L. Lewis (eds.)1992, The Regressive Pleistocene Shoreline, Coastal Southern California, South Coast Geological Society, Annual Field Trip Guidebook Number 20, p. 115-121. Clark, A. 1931 The Cool Water Timms Point Pleistocene Horizon at San Pedro, California. San Diego Society of Natural History Transactions, Volume 7, Number 4. Bruff, S. C. 1946 The Paleontology of Pleistocene Molluscan Fauna of the Newport Bay Area, California, University of California Publication, Bulletin Department Geologic Science 27. Conrad, T. A. 1835 Report of Mr. T.A. Conrad on the Fossil Shells Collected in California Under Wm. P. Blake, Geologist of the Expedition Under the Command of Lieutenant R.S. Williamson, United States Topographical Engineers. U.S. 33rd Congress, First Session House Representatives Executive Document Number 19, Appendix (for Preliminary Geological Report, by W.P. Blake), Article 1.Octavo Edition; partially reprinted in U.S. Geological Survey Professional Paper 59 (1909). Govean, F. M. 1997 Paleontological Monitoring/Salvage Report, University Research Park Phase 2, Irvine, California. Ms. on file at Petra Resources, Inc. 1994 Report on Paleontological Monitoring, Mesa Consolidated Water District, Orange County, California. Ms on file at Petra Resources, Inc. 1993 Results of Paleontologic Monitoring and Salvage at the City of Newport Public Library. Ms. on file at Petra Resources, Inc. Guptill, Paul, Casey Armstrong and Marc Egli 1991 Structural Features of West Newport Mesa, In: The Regressive Pleistocene Shoreline Southern California (eds. Heath and Lewis), South Coast Geologic Society Guidebook Number. 20 p.123-136. Jennings, C. W. 1962 Long Beach Sheet. California Division of Mines and Geology,1:250,000. Corona Del Mar Plaza Paleontology April,1998 22 ' Petra Resources, Inc. Kanakoff, G. P. and Emerson, W. K. 1959 Late Pleistocene Invertebrates of the Newport Bay Area, California, Los Angeles County Museum Contributions in Science Number 31. ' Kennedy, G. L. 1990 Record of Pleistocene Marine Mollusks in the Los Angeles Basin, Southern California, During the Last Million Years: An Overview, Abstracts Western Society Malacologists Annual ' Report, Volume 22. Kennedy, G. L. ' 1975 Part 9, Paleontology. In: Soule and Oguri, (eds.) Marine Studies of San Pedro Bay. Allan Hancock Foundation, Harbors Environmental Projects and the Office of Sea Grant Programs, University of Southern California, Los Angeles, California,119 pp. Lajoie, K. R., D. J. Ponti, C. L. Powell, S. A. Mathiesen, and A. M. Sarna Wajcicki 1992 Emergent Marine Strandlines and Associated Sediments, Coastal California; A Record of Quaternary Sea Level Fluctuations; Vertical Tectonic Movements, Climate Changes, and Coastal ' Processes, by. The Regressive Pleistocene Shoreline Southern California (eds. Heath and Lewis), South Coast Geologic Society Annual Field Trip Guidebook Number 20. McLean, J.H. 1978 Marine Shells of Southern California. Natural History Museum of Los Angles County, Science Series 24, Revised Edition,104 pp. Miller, W. E. 1971 Pleistocene Vertebrates of the Los Angeles Basin and Vicinity (Exclusive of Rancho La Brea). Bulletin of the Los Angeles County Museum of Natural History, Science, Number 10. Morris P.A. 1980 Pacific Coast Shells. Peterson Field Guides, Houghton Mifflin Company Boston, Second Edition, 297 pp. Morris, R.H., D.P. Abbott, and E.C. Haderlie 1980 Intertidal Invertebrates of California. Stanford University Press, 690 pp. Morton, P.K. and R.V. Miller 1973 Geologic Map of Orange County, California, California Division of Mines and Geology, Scale 1:48000). Mount, J. D. 1981 Check List of Late Pleistocene Macrofossils from Costa Mesa, Orange County, California. Bulletin Southern California Paleontology Society, Volume 13. Corona Del Mar Plaza Paleontology April,1998 23 Petra Resources, Inc. Muhs, D.R., Miller, G.H., Whelan, J.F., and Kennedy, G.L. 1992 Aminostratigraphy and Oxygen Isotope Stratigraphy of Marine -Terrace Deposits, Palos Verdes Hills and San Pedro Areas, Los Angeles County, California, in SEPM Special Publication 48, Quaternary Coasts of the United States Marine and Lacustrine Systems. Munro, Rosalind 1991 Marine Terraces Along Frontal Slopes of the Newport Coast, Orange County California, In: The Regressive Pleistocene Shoreline Southern California (eds. Heath and Lewis), South Coast Geology Society Guidebook Number 20, p.105-114. Norris, R. and R. Webb 1990 Geology of California. Wiley and Sons, 2nd edition, New York., 541 pp. Peska, Frank 1984 Late Pleistocene Fossils From Upper Newport Bay, California, in Natural Science of Orange County Memoir 1. Rodda, P. 1957 Paleontology and Stratigraphy of Some Marine Pleistocene Deposits in Northwest Los Angeles Basin, California. American Association of Petroleum Geologists, Volume 88. Vedder, J. G. 1972 Review of Stratigraphic Names and Megafaunal Correlations Along the southeast Edge of the Los Angeles Basin, California. In: (ed Church) Proceedings of the Pacific Coast Miocene Biostratigraphic Symposium,1972. ' Vedder, J. G., R. F. Yerkes, and J. E. Schoellhamer 1957 Geologic Map of the San Joaquin Hills -San Juan Capistrano Area, South Orange County, California, United States Geological Survey Oil and Gas Investigations, Map OM 193. Woodring, W. P., M. N. Bramlette, and W. S. W. Kew 1946 Geology and Paleontology of Palos Verdes Hills, California. U.S. Geological Survey Professional Paper 207,145 pp. Yerkes, R. F., T. H. McCulloh, J. E. Schoellhamer, and J. G. Vedder 1965 Geology of the Los Angeles Basin, California — An Introduction. U.S. Geological Survey Professional Paper 420-A, 57 pp. Corona Del Mar Plaza Paleontology April,1998 24 Petra Resources, Inc. Appendix A Fossil Identification List Corona Del Mar Plaza Paleontology Appendix A, April 1998 25 I Corona Del Mar Plaza Fossil Identification List I' C LEGEND: M = Mollusca G = Gastropoda A = Amphineura P = Pelecypoda S = Scaphopode Matrix # :Specimen.. 4 CDMP04-M3_,,., CDM 001 CDMP04„ M3.,... CDM 002 CDMP04-M3 i CDM 003 ................................................ CDMP04-M3_-...CPM 005 CDMP04-M3.i,,,,,CDM 006 .......... CDMP04-M3..,,,_CDM .. .007 CDMP04-M3,„ CDM 008 CDMP04-M3 i,,,_CDM 009 CDMP04-M3,!_.._CDM 010 CDMP04-MC,i.,,, CDM 011 CDMP04-M3 ................................I.................... CDM 012 CDMP04-M3,;,,,.CDM 013 CDMP04-M3.it ,__._CDM 014 CDMP04-M3.;,,,_CDM 016 CDMP04-M3,,,,_CDM 017 CDMP04-M3_ ...... CDM 018 CDMP04-M3_..,,CDM 019 CDMP04-M3,i...._CDM 020 CDMP04-M3,j .,CDM 021 CDMP04-M3 CDM 022 ...................................................... CDMP04-M3..._CDM 023 CDMP04-M3.1 CDM 024 CDMP04-M3,,.. CDM 025 CDMP04-M3„i. , CDM 026 ....................... CDMP04-M3,_.._CDM 027 CDMP04-M3.1.... CDM 028 CDMP04-M3 ,,,, CDM 029 CDMP04,M3 CDM 030 CDMP04-M3,. ,CDM 031 CDMP04-M3,!,,,,CDM 032 CDMP04-M3 i CDM 033 ......... ...... .... .... :.................. ...... .... AR = Arthropoda AN = Annelida E = Echinoidea V = Vertebrata PhylumClass_.___,,,_,,. Taxon ....................................... . #..v Indiids,.,., M ' . G i Tegula gallina (Forbes) 6 7........ M 1 G 1 Fissurellavolcano.Reeve 28,,, .......> CG..;.Norrisia ................................................. norrisi(Sowerby.)............................ ... ......... ..:...... ... 42......... M G Tegula ]igulata (Menke) „, ., ,,._ . 5 0...... M i G i Conus californicus Reeve ......... .......... ....... ..... ....................<........................... 173 ............ ...... M...........G ............ >... ... ..... .... .......... Glossaulax reclusianus (Deshayes� . . .........8 4........... M......., ................................................. G Trivia solandri(Sowerby.) ............_9....... . ....... M..... .......................................................... G . ......................................... i?Spadicea spy large, fragments 2 M ........ G Astraea undosa ood .... ....... ..�....._!........... ...... ......... ........ ..... '•, 8 ...... ......... .......... ...... ....... .....................:. M .... G ........ .... ....... Te a aureotincta Forbes (.........).......................................... 15 ....................... ..... .............................g'?i M........... G... ................. Maxwellia gemma(SowerbY)...................................... i..............4............... M G Acanthma lu bris Sowerb ............... gt!...................y.).................................... 1 1 ..................... M G ;Roperiapoulsoni(Carpenter).......................... ......'•. 5 ............................... ............... C'..._Olivellabiplicata(SowerbY..) .................................................?55......, ; .M.......!. M G ......... ! Serpulorbis squaaugerus (Carpenter) 2 ..................... M I .... C'.... ?Serpulorbis sP..•........... .... ............... ...... .... ........ ...... ..... ... ... ....... ..... M G...,_?Spadicea sl?:......................................................... .............1 . ...... .................. _ ....... .... _A.... Ischnochiton SP ...................................................................... . ........M.... .M...... ..........C'......... ula sP..:.................................................................................... 1 ........... . iP ............ Chama sP.:............................................................ ................ . .........I .......... .................... M` .. _P.....i Mytilus sp•..................................................................._ 1 ?MytilussP:.............................................................................._?............... _M .......... M ..._P .......... P . Pseudochama exogyra (Conrad) .................................. 6 ....., .,... . M G Limpet, indeterminate ............................................................. 1 ,,.,._,..,,, „ ................ ........ .................... _M 1 G'....; ........ Hipponix tumens Carpenter .................................... ........ @. M ! ... G. �onix antiquatus (Linnaeus) .................................. <............1.Z....... ..... M ............................................... G Thais biseriahs (Elainville) ................ . 2.......... M.....r.....G Olivella baetica Carpenter...................................................... 3? ....... . ......... AN 'tube...................................................................... .... .......:.............. M......A. A.... ,.Annelid Cryptochiton stellaris Middendorff .............................. .............1........... „ ,1...... ...... M.............. �Epilucma sP ........... ; .... ?........ _M ..... ............ i P 1 Ostrea lurida Carpenter ............................................... ,....... . ... 3........ . M.......'•,... G..... Littonsl?:.........................................................s ...... 1 15......... CDMP04-M3.j..„CDM 034 1, M....._....._S..... ......... DentahumneohexagonumPilsbry....................................... 2........... CDMP04-M3,i.__CDM 035 E..._E,,,,,,Cucidaria ........... 2 CDMP04-M3.... ......... .. CDMP04-M3....._CDM CDM 036 ...........................I.. 037.........._M......- 1 M....._. G .. ........ .....G... Ceratostoma.sp:.............._.............._.............._......._..; Nassarius.SP.:............ ........ ....... .... ............... ....................... ......... _3.............. ................. . CDMP03-MI..i. .............................<. CDMP0M1 .. ........ _............. CDM 038 CDM 039 ................ .... ....._M..........G M : ..................... ..... G .......1.......... Te agallina(Forbes)........................................... ,... S?�i... i Conus californicus Reeve .................................... 92......... ;... 214_ CDMP03-M1 i CDM 040 ........... .... ... : ....................:...... M A Ischnochiton conspicuus Pilsbry 1.6,..„ ............ CDMP03-Mi CDM 041 . .... A Tonicella lmeataW,,, „ _._.....1, , ..... ........................... GDMP03-Ml: . ......... I ... CDM 042 Chitonplates,indeterminate ; 11 ' Corona Del Mar Plaza Paleontology, Appendix A, April,1998 Al Corona Del Mar Plaza Fossil Identification List LEGEND: M = Moliusca AR = Arthropoda G = Gastropoda AN = Annelida A = Amphineura E = Echinoidea P = Pelecypoda V = Vertebrata S = Scaphopoda CDMP03Mi CDM 043 .......: ! M.... ........ ' G Tegula aureotincta (Forbes) .................................... t- 61 ..... . ......................... CDMP03-M1 i CDM 044 ...... M .......... ... ... G ..... ......... Astraeaundosa ood) ...................-......................... ..... .............. ...........'........ ...... .... .... ....... .... ........ 2 .......... ..... ... ........... CDMP03-M1 .............. 045 M G ....................................... Acanthina lugubris (Sowerby) ..... . ... _ .9..„..,,,,, _,,,_CDM CDMP03..........................M1 • CDM 046 . >.................. M . G TegulaligulataMenke „ 12,,,, CDMP03 M1 `.._CDM ... ..; 047 M A Ischnoctuton conspicuus Prlsbry, endplates ....... 8 CDMP03-M1......CDM 048 M A Chiton,•indeternunate 1.6 ...... CDMP03-M1 i ... ............. CDM 049 ...... ............ M ... .... .... P..... ..... _..... .. Chama sP..................... ................. ............. ?............... ........... CDMPo3-Mi : ................................. CDM 050 :.......G ......................... Triviacalfomiana ............. 1 ......... CDMP03-M?CDM ..... 051 ....................:....... M.....................1........ i G iCrepidulasp•.............................................................. i .......? .......... CDMP03-M1...._CDM 052 ..... ...... M _.............. P... ..:........ . Ostreaspp•..................... i........1.?......... CDMP03-M1 ....................5............... 0 M : Serpulorbissp.,attachedtoshell ........ _...1....... ...,.,, :CDM CDMP03-Mi i: CDM 054 M........P..... S ptifersp ,, .... ..... ,,, 6 .......................................................... CDMP03-M1CDM 055M........M..................................................... .3 ............ ....._............ CDMP03-M1 ......... ..... CDM 056 ................. .................. M i C'.. .... .... 7Crepidula sp................................................................................. _I... ..... .... .......... _.... CDMP03-M... _.._CDM 057 M P :Pel..9. oga,.indeterminate ............... 3 CDMP03-M1 058 1 M P ; Pseudochama exogyra (Conrad) . :........................... , 4,.,,.., , CDMPo3-M1 _CDM CDM 059 € M G .... .... ........................... i?Hipponix antiquatus (Linnaeus) ... 7 ,,,,,• ,,, CDMP03-M1_....CDM ....... 060...<....... ............. Al ........ _....... ;....... Roperiapoulsoni(Carpenter).......... ...... .................... .............._9................ CDMP03-M1._i... CDM 061.... j........_M...._......G... i Ocenebra sp. .:.............................................................. ..............1.............. CDMP03-Mi `•. CDM 062 i M ....... ........r...... 1 G....Nassariusperpinguis(Hinds? ..... 16......... ...........................i............... DMP03-MiCDM .. .... ...4. 063 ......... ... i ............_......,........................................ MG 1OlivellabaeticaCarpenter i1C „..... .... .... . ._ CDMP03-Mi i CDM 064 .... ......................................... i M i G... ConuscalifomicusReeve(juveniles) 2,,,.,_„. ....................... CDMP03-M1„, CDM065 M .................. i G 1 ,,, CDMP03,Mi CDM 066....:. ._M............ ................. •I<eyholelimpet,indeterminate Nassanus.sp. ............... 6........ , CDMP03-Ml i: CDM 067 Y P Septifersp.......... -........... ................................ ....2 ...............................................[M....,!.......... CDMP03-MiCDM 068......... G ;Terebrapedroana Dall ............ ............................................ $ .............. ............. CDMP03-Ml.i ............. CDM 069...j......M.......r....._G... Acanthinalugubris(SowerbX)....................................._`............._3 ........ CDMP03-Ml..... CDM 070 ........................... i M G ................. SerpulorbissP:......................................................................38 ....... . .... CDM 071 M : G....Litt ............. 40CDMP03-M1........ . .............,. CDMP03-MCDM ................:.................... 072 ................„ M ..... ............ G , Crepidula aculeata Gmelin? 4........... „._.._..... ,. 2 ,, CDMP03- ..... ............_........... OeabicataSowerby) „,,_ 137 .,...,, ,,, CDMP03.M1 CDM 074 M 1 G..,Glossaulaxreclusianus(Deshayes) „ „.33 CM075 M ............,........ ;.... .. EratocoumeaCDMP03-M1,,,,,, b..... „1,.._.._.. CDMP03 M1,, . _....... CDM 076 M .a................................................... G i Collisella scabra (Gould) ........ ... .... ....... ...- —.. ...... .... 5 ..,., . _.. CDMP03-Mi i CDM 077 G...IFissurellavolcanoReeve ....... F....... 93 ... .......... .......... ..................:............................... CDMP03-MI: 078 .... .... ..... M �..... .... ......... i G... .�.. ....... ,........................ AcmaeamitraEschscholtz .......... ....... .. . .... .... ............... .. .... .. .... .... .............. ........... .... . .4. .. . 11 .. .. ............... ..... CDMP03-M1 ............... CDM 079 ....................................-:......... M GiLottia.sp .. ............................................................... ................... 3 CDMP03-Mi CDM 080 M S.. iDentaliumneohexagonumPilsbry ............ 2,,.,,,, :........................ CDMP03-M1_ CDM 081 ...... ................ : ............................. M ... ..... G....?Spadicea sp., large, fragment .................................. r........... t CDMP03-M1, 082 M G iCrepidulaexcavata.Broderip ... 3,,,,,, .CDM CDMP03 M1„;,,,,CDM 083 M,.,,,,, ;.... 1,,,...._. CDMP03it i CDM 084 ........:................:........... M ....G„,.,?Crudbulumspmosum(Sowerby) G .. Acmaea sP.:............ ................................................ 2.......... .....................: .............. n.nmPna-eet :. CDM 085 M i P Epilucinacalifornica(Conrad) 3 '' Corona Del Mar Plaza Paleontology, Appendix A, April,1998 A2 I Corona Del Mar Plaza Fossil Identification List ILEGEND: M = Mollusca G = Gastropoda A = Amphineura P = Pelecypoda S = Scaphopode AR = Arthropoda AN = Annelida E = Echinoldea V = Vertebrata CDMP03-Ml I ....? CDM 086 ....... ................ i .. . ......... V ...... .. ...... .. .. � Verteb 'ate bone fragments . ... .... .. . .. ... .............. .. ... ......... ....... .... ......... . .... .... . ...... I .... ... .... .. 2 ... .. .. .. . ..... . .. ................ ODMP03-MI..: I CDM 087 .......... ........ �M .. .... . .. ... P.... �OsApp.!Jtgq� . .. .. .... ....... ...... ....... .... ........... . .. ... . ..... ........ ............. ................. CDMP03-Mi i CDM 088 1 M_ ..... ...... G Hipponix tumens Carpenter 1864 ....... .... . .... . .. . ................. . .. . . ......... .... . 12 . . .. .. .. .... ...... ... .. ...................... .. ............................ CDMP03-Ml 1 ..... . . .. .... .... .... CDM 089 ........................... ............. ..... M ......... G ......... .. !Norrisianorrisi(Sowerby) . .. ...... . .. .. ... . . .. . ... ............. . ........... ...... .. .... .. ......... .. . .... ..... .. ............ 9 .. . . . .. .. . .. ........... CDMP03- I M CDM 090 ...... 1 . ...... M ... . P .. ........... . Chama .... .. .......... . . . . ... .... .... .. . . ...... . ... ........... ..... .... . . . 6 ............... - . .... ......... .. . ....... ODMP06- .......... .... I CDM 091 V. Z !A G Te0a gallina (Forbes) .... .. .... .. I ......... ..... I .. .. . .. ...... ....... .... .. . . .. . . ......... ...... .......... ... ..... .. ... I ... ............ CDMP06-M2: .. .„CDM ................... CDM 092 ........... i ......... ....... M......1 . . ...... ....... G .. .. ...... .. ..... !Olivefla..bipl.ic.a.ta.(,S.o.w.erb.y ......... .... ........... ........... . : .... . .. ... ......... 75 . .. .... .. .. . ... . .. .. .............. CDMP06-M2: .. 4 ............ CDM 093 ................. . ........ M ....... .. .... G ..... J Te&.W . . . .............. ...... i ...... .. ....... .. .. ... . . .. .......... ....... 9 .......... .. .......... . . ................... : CDMP06-M21 CDM 094 : 1 ... M,......!. G .............. iConuscalffon-dcusRe.eve . .... .... .. . .. . ........... ...... 4 .... .. . ....... .. .... .... ............ . . . ....... . .... . .. ...... —.1.4.4 . .. .. ... - .. .. .. .. ..... . CDMP06-M2: .. ... ........... ................. ........................ ..... CDM 095 . .. ....... ................. ...... 1 ....... M . ......... 1 G . .... .... .... !Glossaulax.re.c.l.u.si.an.us.(.D.eshay.e.$)., ........ . .... . .. ......... .. .. .... . . .. . . ...... 10 D. M.P.0..6-M..2.! ...C..D...M......0...9... 6...... ....... ..M . ..... i1 .....G...... .. .S..e..r.p . . .. ....... ............. 4 ............ .... .C.. CDMP06- ...... CDM 097 ..... ... I .. ... ...... I . M ... . ...... 1 P . j.. ... 1 Ostrea lurida . . .. . . ................ . . .. .... . .. .. .... . . . .... ..... . . .. . . ... .. ......... ... .. . . . ....... 15 - CDMP06-1 CDM 098 ... .... .. ... M .. . G .. .... .... � Fissurella volcano Reeve . .. .. . .. ......... .. .. . . . .. .. . .... .... .. .... .. . ....... .... .. ...... .. ... .. ... . .... . .. .. . ............. 64 .. M, P" ' 66'0" 6' - M 2 ..... C ... D*W-0-9' 9 .. ..... — .. ....... M- ...... . ...... G ....... . .. Trivia caRfort-dana. (qi��y.) .. .. . .... . .... ... .. . . ....... 5 CDMP06-M2! CDM 100 ...... ........... 1 .. ................... M G .. ........... iLimpet, juvenile, indeterminate .. .. .... ..... . juvenile, .... ....... .. .... .. .... ............... . .. . .. . .... .... ...... .. . CDMP06- 21 . .......... CDM 101 M G i Hipp . .... . ...... .... ...... .. . .... . 27 CDMP06-M2 I .................... . .. CDM 102 .. .......... .. . .... AR ....... ....... C .... .. .... . ..... ... .. . . .. . .... ................ . .. . .. .... ... 1 .... ........ ............... CDMP06-M2: . .. ...... C M 103 R ........... 1 ...... M ... .... ....... G ............ . .. .... ! Diodora arnoldi McLean .... ...... 1 ..... . .... ... .. ..................... . .C.D.M..PO.6.M?.. ... ..... . ..... ........ .... CDM 104 . . .... ..... .................. ... M .. . .... . .. ......... i G .. .... . .. .... .. . ! Spadic a s CDMP06-M2: I . ..... ....................... I 66W'I 05 . ... . ......... .. .. . ........ .... M ........ ....... A ..... ...... Isdinochiton conspicuuS.Pil Y .. .... I .... .... . ....... .. .... .. ... .. ..... ... .. .... . ......... .. ...... .. .... . ........ ............ 30 . ... . CDMP06- 21 .. . ......... .. CDM 106.] ..... ..... . .. . .... .. M ...... Chi sp., indetern-dn _pja!f�� ........ !�T . . .. .... .. . .. ............ . �fq� ..... .. .... .... 36 ........ ....... .. . CDMP06-M2 CDM 107 ................... ... .. . ... M ...... . ....... . . ... Acandiina lugubris.(Sq�yeipy) ... .... . ......... . .. . .. .... .... ................ . . ........ . .... ...... .... ......... 5 . .. .... . . . .. . . .. . ....... .......... CDMP06-M21 CDM 108 .... ................... .. .. .............. M ....... G ........ ....... 1 Terebra pedroana Dall .... . ............ . .. .... .... .. . .. ......... . .. .... .. ......... . .... .. . .. ... ... . ... .. .... . CDMP06- . ........... .. .... CDM..109.. ....... .. .. .. ....... . .... .... M ..... . .... G . .................... 1 Norrisia norrisi )... ...- .. ............ . .. ............ . .... .. .. . @���Y . .......... 3 ............ CDMP06- . ... CDM 110 ........ G... ? 3 .. .. .. ..... CDMP06-M2 M 1 G .... 1 Hipp . . .9 . ......... .. ...... .... .. ........ .... .... ... . .. 25 .. . .. .. .. ........... . .. ... .......... .. .. . .. .. .. CDMP06- i.- .... .. . ............... .... GEW 112 .... . ......... M ...... ... . .. ... . qs�q�cl�p .. .......... .... ..... . .. .. . .... .. .................. .... ...... ...... .. . ...... 4 .. .. .. .... .. .. . .... .Y?J............ CDMP06.M2! - ........................... CDM 113 M .. P ............... 1 Epilucina californica (Conrad) .... . . ... ....... ....... . .......... ........... z .. ....... ..... z ............... ...... .................. .. ........ 2 . . ... ..... .... ... t .......................... CDMP06-M2' ...... CDM 114 ... 1 ..... .... I Nass arius fossatus (GouI ............... .... . .. .... .. .. .... ..... . .... .. .. !�) .... . .... .. . ........ . .. .... . .. . . ..... .. .... 4 . . ... ... .. .. CDMP06- 2: ... CDM 115 .. ..... ............. .. . . ............... M .... 1 G . .... .. ... Olivella baetica Carpenter .... ... .... . .. .. .... .... ..... . .. Carpenter ..... ...... .. .... . .. .... . . 2 CDM 116!?Collisellasp. A .. ..... ....... 2 ....... .... ..... .. CDMP06 -M2 ............ CDM 117 .. ... .. ....... M . . . .... .. P . . . .. .... .. . .. .... ....... ...... ..... .. ....... .. .... ..... ... . . ............... . .. ... .... GDMP06-rAg: ..__CDM ...... ............ . CDM 118 ........... .... M . ...... G .. .. . ........ ?Haminoea virescens .. .. . .. . ..... . . .. . .. ......... .. . .. . . .............. .. ..... .. .. . .... . . .......... . PD.M.P.P.6-M 21 CDM 119 G ....... .. ....... : Acmaea scabra Gould . .... .. ... . ......... ........... . ............... .. .... .. ......... I .. .. .. .... .. ... .... .... . .. . ............ 7 .... . ..... ... ............................ CDMP06-M .......... CDM 120 .... .............. . ......... .. ........ G ............ 1 TeAula aureotincta Forbes .. .. . .... ............... .. .... ....... ............ .... .. ....... ........... .... ...... .. ...... ...... ........................ QDMP06- ODM 121 . ............ .. ..... M ........ i Olivella .�p .............. ....... ....... . .. .... .. .. ...... . ........... ... .. .... .. .... .... . ...... .. .. ...... . .. .. . .. . .. ..... ........ ...... ..w . .. CDMP06-M .. .. ............. 9 . . ............. .............. CDM 122 ............... 1 M ...... ..... 1 G . .. . .. ...... .......... ........... .... . .. .. . .. 2 ...... .... CDMP06-M2 CDM 123 M 1 G !?Nassanus�p.......... .. 4 . . . .. ...... ....... . .. ........ . .. .. .... .... CDMP06 - 2 ... . . .. ............ . ......... CDM 124 ........ I .... . . ............ ........ 1 i ...... .... M ..... ..... . ..... .... ..... .... .....P .... . . .. .... .. . .. ..... . ...... enite a :P 11 . ......... . .... . ..... ......... ....... ..... .... . . "-- 2 CDMP06-M2 CDM 125 1 E Cnideria Corona Del Mar Plaza Paleontology, Appendix A, April, 1998 A3 QUALITY ORIGINAL (S) CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL Rev September IS, 1997 1i9P' x 7/ 18 'TgIGOER 'GRr=G cRAame t vc DtrCrnPC • FJR 18/4 EIR 4/1 9 _I 9/1 . ••.•' 'DE4dAiPTION ' ' '• •+' - Paleontologist to submit folbw-u p report to findings Construction employees shall not park their vehicles on Avocado Ave. Note on plans. Reduce haffic speeds on all unpaved road surfaces to 15 mph or less. • -"TIC AEP.• aeo s _ - . :: • �"" ;!' ' ' - ' �'," ' .• : "... • . •; s:ATusrCouuEN P`-ti'.! -1/1 Commitment letter to Marc M yens dated b/27/97. 6/10 lAgistics plan prepared by Gelil Contractor. Predse Grading plans will ako note same. Recommend vacant parcel across AOcada Ave opposite Library site, be utilized as construction parking & staging area, during grading operations. b/10 Notes to be placed on Architectural Plans & Precise Grading plan, Note 03 of Special Grading Notes, 8/7 Completed. •' N paw W7 PW ,CLEAR• - .-�1�,9� 6125191 6r25r97 GRADefG EIR 30/1 Suspend grading operations during—cm—Mc-6/10 Civil Fng to place note on Precise Grading Mo, Note xl, Special Pw smog alerts. Grading Notes: 'grading In accordance with SCAQMD Rule 403.- WSW 8/J Rule reviewed and anll be complied with. cgAOING EIR 11/2 Suspend all grading operations when `W 6/10 Note to be place on Precise Grading plans specdlc to this notation. 13D wind �� exceed 25 mph. 8/7 Will be complied with. 6125r97 GRngvc Pal Compact all fill slo es ro r Pa p P pe ly. i oc 6/9 Recommendation in Sods Report. Condition to be deared w/soils BD 58/6 inspection and prep of geotech's final report of grading & 8/22197 construction. Precise Grading Plan, Special Notes x2-6. ire uvnc Tvtmm�c SITE PLANProvide temporary sediment basin at "^ 817 Standard Ope rations. 6/10 Temporary sediment basin to be shown on Precise Grading Plan point of greatest runoff. under Erosion Control Notes, x6 & 7. PW W25197 72/8 8D 8122197 s3 csnmvc SITE PLAN Minimize dust emissions according ivi 6/10 Note to be placed on Precise Grading Plan, Special Gradmg Notation ID to SCAQMD Rule 4D3. xl. 8122197 79/10 8/7Rule reviewed & will be complied urith. GRrmuXG SITE Monitoring shali be done on a fulF PLAN Ume basis of gedlogic units of high Po 711 r97 teontoi is sensitive . $ GRADING SITE Dispose of any abandoned -septic t 6/10 Note to be placed on t'i I [!:e Grading plan, Generale Note x9, in 9DO 7B tanks encountered during grading. compliance with Uniform plumbing Code and approved b/ the anus? -Bldg. Official. GRCWG GEOTEC REPORT Take surface drainage into 8/7 Pro r dB osal methods will be adhered to. 6/10 Recommendation in Soils Report. Condition to be deared w/sotls EO 28/5 consideration during grading. ArcVLA inspection and prep of geotech's final report of grading & er22r97 CRAD= GEOTEC Conduct geotechnical observations cotrstruchon. Precise Grading Plan, Geri I Note x8 & 11. 6/9 Recommendation in Sok Report. Condition to be deamd 38/b and tests as necessary. w/soikM808122197REPORT inspection and prep of geotec}I's final report of grading & construction. Precise Grading -Plan Grading Notes x3, 4, 6, 7, 8, 1 13, 14, 15,16, 17, 18. DAVID RECUPERO i, ASSOCIATES, INC. J W W J V 3 0 0 3 A n 9 A O W 0 O Z O J P W (0 N W P N '0 19 CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL Rev. Seplerntw 18, 1997 CRIPTIO• • TIr Of 1C I 89 PSM GRAMG PLAN Within JU days after grading, Ftts to write letter to City requ Q% estmg tension of time; condition "NAr REP _ DATE 53/5 complete erosion control meastue& to be satisfied upon completion of landscaping. aD $122/97 8/7 Will be in contact with MPA to help create time table for Installation. 93 AFTER CRAMG SITE PLAN d Within ays after grading, 6/6 Potts to wy to letter to City reWesting I extension of time; condition 8D 65/7 fi�.j erosion ll control measul to be satisfied upon completion of landscaping. 8,22/97 91 GRAMC GEOTEC REPORT Rj Assume criteria for medium 6/9 If the soils e - ni discovers expansion during grading greater than :nF1EPORT expansion until additional testing is Struct Eng port pr Wm assumed in the soils, report, appropreate mitigation measures will be In w" be BID 8122197 done after grading. taken. � UEQTEC- REPORT TOTI �ucl-va ue �testjng of MneM­ --S=— 6/9 W,lI be Included in final geolech report upon completion of crie grading. ple E30 18/3 surface soils following grading. Pavement sections as stated, Note vur on on Precise Grading 6122197 �#4 Plan, maybe revised with approval of Public Works, based a, -Fjml� pir ova public Fjrjaj A"W -CRAMG- — _?; EOTEC REPORT Conduct additional Tuffate _tesj-.N AmE/bms R­valul 6/9 Will be included - (trial ot I I geotech report rep art upon CQmPIett70Rf glad upon compi Mg.— 801 25/4 after Tough grading. . . 9/17 Competed; veil send letter to FJurdi. 94 AFTER - GRADUNG _5E—OTEC REPORT millet site specific soil corrosivity i report upon completion RD 26A testing after grading, if needed. 9/17 Completed; will send letter to FJurdi. -ffR— Complete interior noises for all eOR OV IGreve Assoc _Bptutdin —6/1 . Amt 9/17 =d11 rmll%lorre Ill ID BLDG OR Assist City in implementing -Demand Tralll �Pl Architect's plans s __ Pyi PER.Mff Transportation Mgmt Arct Trat 9110197 gy POT -To RLIXI --ffR _771 measures. Provide mitigation for secondary Amt/TW 8/7 Will be adefieaddressedoy acoustical report by Mestre Greve Assoc. ED PERIM` source emissions MWTO BLDG R 8/1 Install energy efficient lighting. _Arcli7 =-St 8/7 Interior li&tirLg by tenants; condition to be concluded in tenant _81) W22197 FEP-%Qr eLDn R 12/2 Provide OD -site power sources during (;C/Amt criteria. L/I GC I power sources via temporary �; �Plan layo�uts. — 111) PERW early stages and use existing power Temporary TaYY Power will be Put In Place using existing SCE vaults, 22197 70-0- -PORW _79—ITE sources. a ;-v �sjtepjan.� )mpty with appr Arot PERM PEER PL'lN floor plans and elevations except PD 8122197 -0-1 I noted. 7M URIO W-DG blLit -where Fulfill all conditions of appToz of -M= PERW PLAN Amendment *835 and Traffic Study P 8122197 I L02 I I MORTO MBLDC SIT Pt height restrictions indicated-A.9/17 All bid FD LN in EIR *154.3/1 DAVID RECUPERO & ASSOCIATES, INC. r4 I W W 0) W P CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL Rev. SorKeriber is, 1997 •APp to •TRIGGER•. PRLDG •ObETE i- _ "DTSCRIPi'(ON' _.::,:,' -:..;-,: •'iIC •RE(c.: '. % •_;;: " � ' -•' ::.r ,..-, .•' . -..:.: •.• .... :: ..: ';•- ... .. ' C1E.6R" FE $ITE p Construct improvementsr required e9 y Ordnance and Public Works Dept. M . Per' ed Improvement 8!1 Implement Per permitted mprovement plans street, sewer water & plans —street, sew ;-pg rw 1101,3 - 9rt ors? 4/1 storm drain. 154 PI TO vF� PLAN Serve each building with individual N KL 8/1 Civilbrings service to pads only. Arct MPE plans show stubs into Pw gryy97 6/1 water and sewer systems. btdgs. ED tos F BW ro SIT£ Review and approve completed water 8/1 Water�re'emprovement plans br rig serece to & onsite PW PERM j� Utility Plate• pads permitted by City Water Dept 106 Futon ro BLDG SITE PLAN Traffic Engineer to review on -site Al cc 9/16 Need MOU. 8/1 Civil precise grading plans are approved by Traffic & Pub Works TE P!•m' 8/1 parking, vehicular & pedestrian IA indrdes onsite dimensions. 9110197 circulation system & PERW9/1 P ro+n a uate sight (stances for Avocado Ave. Intersections. ry 8/1 Civil precise grading plans are approved. Landuape Arad plans must YE 9110197 comply with sight distance requirements. toe FRpR ro Pt� SITE PLAN Dedicate needed easements for public v 8/1_ Water easements are shown an approved wafer improvement PW 10/1 utilities. plans- now being signed by City Public Works. tag BLDORTo SITE Provide asphalt or concrete access 9/16 CE to call Ho%ta& & roviJe dedication documents & ie A desert t. 8/1 On-&offsite PERMIT PLAN 11/1 roads to utilities, vaults, manholes, improvement Plan show utilities and provide for reconstruction of streets, now being approved by City PW. Pw snots? etc. llo BLDG t SITE PLAN Public Works to approve pedestrian 8/1 Praise Grad' Ran trig Iperriittodl show ail pedestrian dreuiaffon. Any 12/2 circulation Ian. P additional pedestrian cirwlallon needs to be addressed by f.andsc 9n 0r97 tt1 ERG POWG SITE PLAN Pay County sanitation district fees Arch. 8/14 fee is based on $472/1000 sf ($472 x 103.216 $$48,717.951 BD 13/2 lf2OLDGo o PERW PI�TEN Show street, drainage and uttl(ty, improvements r 8/1 Off site Improvement plar,•sewer/water are being signed off now by ­PW 14/2 on Improvement PW. Storm drain plans are in review by PW, subject to MOU. 1 t3 _plans. 9/16 May need to redesign & relocate Strom drain. BLDG PLAN Pay Wafer Cap(tal Improvement fee. 8/14 Fee is based on 2950/gross Rae ($2950 x 10. 29,5001 PW Ib/2 tta at0c° PBLDG SITE P1AIV Provide for incorporation of water- saving devices in final design of any KL 8l! Shell construction only. Toilets by tenants. Plumb Code 9 -BD arz2r97 17r1 structures. requirement. tmBLDG P11 ITEPay plan check and inspection fee. 8/1 Fees have been determined by PW & bond amounts have been IiV 20/2 determined. TIC processing both now. tte BLDG RElaff SITE PLAN Underground an overhead util"dies Y to the nearest appropriate 8/1 None -all are underground adjacent to site, no requests have been for eo 8122197 pole. made any other underground work by City. PW t 7 txDG SITE Install fire protection system. 8/1 GC shall demonstrate adequate facilities exist adjacent to site and/or FD eiwaar 25/3 wit be WWI prior to storage of any combustible materials. Will put note on plan. DAVID RECUPERO 8 ASSOCIATES, INC. (0 W to V 3 A 3 M n V I Ti 0 D (n 0 O I OK. CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL Rev. September IS, 1997 itPP `TRIGGET{' - oOCl1PC -. ..: '-.. SOESCifIPTIOR - ,. - NC REP' - , .. ; '^, '+" , ; '-, f "i: " STAIDSINOMMEMIr. - "' 'NE"REP -CLEAR dATE hiss PR.oR SITE Ehmtrmte or minimize offsets in the eern 8/1 Precise grading /971 were approved by Traffic [to >t 9n ars7 PER PLAN perimeter aisle of the parking lot further Fi�q. Nothing further to be done. be one. 29/3 with final desi n of site. 319 SRE Requires on -site fire h rants, q Yd a 8/1 Precise adin farts i rmitted] have locations of on -site fire gt g P l>e tD 9nu97 t�R PLAN hydrants. Water Improvement plans show same locations- ow 33/3 beinq sicined by City Eric I SITE Requires on -site underground fire 8/1 Fve/water improvement plans show location of Fire Dept connection FO 9n 5797 sir A main on Avocado Ave.. [as does pemlitted precise grading plaml and are being signed by City En sneer. 121 &°RKTo SITE Fach build -mg to be fire sprinkfered. rct 8/1 Water/Fire improvement plats showing fire riser locations for each FD 9115197 PER3ut' /3 bldg Pad are being signed by City Engineer. Buitdirtgs noted to be fully 3P 122 etpc un IVSITE Approve addressing from Avocado rct 8/7 Currently being negotiated by Rewpero & Associates. VD/1'D PERW PLAN Ave. 9/17 MacAdams to revise address plan & submit to City by 9/19. 37/4 I23 VMK IV BLOC SITE Provide Fire Lanes within the t 8/1 Precise in tan was a roved Fire De Actual s m gad g p pp by pt. pip- g/ D PEwar PLAN project. signing should be shown on Landscape Arch plans. TE 38/4 9/17 MacAdams to meet w/FD to review plan. Ea+ IMOR lnoc SITE Comply with Title 24 re: energy E 8/7 The City will not issue a bwWtng permit without compliance. UD 8722797 PERM �f �1 efficient design regulations. 125 SITE Pre re and a Soils UD a122J97 PFMUGMW PLAN and foundation study. 55/5 126 6WG SITE Incorporate written BD 9122l97 PERMrr PLAN recommendations into final building fans re expansive soils. lZ/ Wit G SITE Develop and implement a CWd $/1 Completed; by construction activity monitoring book which Included e122r97 PFxavr PLAN Stormwater Pollution Prevention the SWPPP. Book is available now for proper Implementation with eu 74/9 Plan. beginning of construction by GC. >X BLDG SITE Prepare a Water Quality t 8/1 WQhiP is in preparation; vAtl be submitted to PW for review & MGM FERMrr Management Plan approvals. B0 77� 129 s L SITE Specify use Of concrete, asphak, and 8/i Precise grading plans shav notes [standanll For concrete [note 58f Pw 9:1ote7 t>ERW PLAN cement affecting VOC emissions. PCCI and for asphalt (notes 8.11 of Pavingj. 130 FMRTo SITE Sound attenuate an rooftopor Y rc mt 8/7 Addressed by acoustics report. SD sBLLDG PLAN other mechanics[ equipment to 82/10 achieve maximum sourd level. l31 slnG SITE Screen mechanical equipment and rc cat 8/7 Equipment is hidden by parapet or screened from view. eD PPJa.9r emergency power generators from 9/17 Rewpero to ca0 Jcel Hazms re covered trash enclosures. 83/10 DAVID RECUPBRO h ASSOCIATES. INC. re I M (0 J W m U 3 Tr O 3 A n '0 m O U) 0 0 n -4 A Co N W W N P AAP 'fAM.CEROOClf1PC" ..:.. •OESCRIPtro}i• :: :.:.• .c'nC.REP'> ' •-•: ',:! -:, - ,•, , :- -'•.3rrtru3rCo1NNENF, -• -.CLEAR •. t32 e1DG° PMWr SrrE PLAN1i limit construction hours to 7 am - 6:30 pm Mon • Fri and 8 am - 6 pm i rc cc t: .•. • .: • 8/1 Permitted precise grading plans show these specific limits for construction. Note 4 of General Notes on Sheet 1 and „fi REP tD • DATE- L ParoR r PEW SffE on Sat. Exercise Site Plan Review within 24 months from date again on Sheet 12 [consbuctan activities plan). 9/16 M to v¢ri note on lan, eD 8122197 tan BLDG PMWr 99� SCfE PLAN of approval or it shall ex ire. EXcklde traffic volumes or trips generated by MacArthur Blvd access TE ar22rs7 vas R 100/13 drive from calculation of traffic volume re widening of hacArthur. vanr r Internal intersection for access to Engineer. Traffic s don/striping by Austin Foust t36 SLOG PEFKr 10 GEOTEC 7/2 hbr and sho in center. Waterproof retaining waits and provide subdrainage system. * analiz, plans are under review now by City Traffic Engineer. 8/1 Retaining walk plans [periling release by Gty Public Works] have been approved by Grading/Bldg. Dept. 9/16 Waterproofing instructions shown on n• Wurdi should a rove. 8/1 Precise grading g plans show dewatering plans [sheet 131 under slab (B islot Famts). Retaining wall plan Isheet 91 for subdrains/ BD ia7 eERar GEO2EC Provide sub -drains and waterproofing along interior footings with i� *ct ED 812N97 t36FP= ToGEOTEC &Do significant elevation differences. Use a appropriate pressure measures s rc provides waterproofing at wall and footings. No steps ® PCH Bldg; no s' nilicant steps® Avocado bld max 18" . 8/1 Precise grading plans [retaining wall plan has been approved, subject AD ar22197 iav PFUMIT anc 14/3 GEOTEC to dest n retainina wall. Provide a subdraln system for Struct Eng r rc to release by PW. 8/1 Retaining wall plans are approved, subject to release by PW. 8D 9122197 too PEA etF4r nc 15/3 GEOTEC retainingstructures & stepfOotin s. Provide weep holes along the Strw &tg r rc 8/I Retaining watt plans are approved, subject to release b/ PW. e0 0122197 S41 enatrr BL G PERPVT 16/3 GEOTEC 19/4 bottom of retaining welts Consider increasing thickness of aggregate base if heavy Struct Eng s 8/1 Per Mal W vatues and recommendations by Soils Eng & TIC. BD 8122197 w2 RLD B r e.Rs6ar GEOTEC 20/4aggregate8/I construction traffic is antic[Dated. Veritythat the material for base meets the minimum n Precise grading plans [p¢nndted], notes 4, 6, & 7 of paving State BD 8/22197 ta3 fRIOR GEOTEC re uirements. Compact aggregate base to CW requirements. BLDG PEWWr 21/4 minimum of 95% relative compaction. 8/1 Note 7 of paving so states, precise grading plans. so 81221S7 t'P+ BIDG GEOTEC 22/4 Make driveways, ramps, approaches, r 8/1 This is standard for driveway, approaches, ramp [atloadiag dock] and 80 FEf curbs and gutters a minimumof 6 curb/gutters—per precise grading plans. inches tlitck to reduce crackin . 9/16 Recvpero to call Miyake to verify criteria. tAs ro GEOTEC 23/4 Make eMerior concrete flatwork a 8/1 Standard for PCC sidewalks is 4 inches, per precse grading plans- ed 8122197 vim minimum of 4 inches thick to reduce See landscape drawings. cracking. DAVID FiECUPERO 3 ASSOCIATES, INC. CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL Rev. Sepiembee is, 1997 APP :TRIGGER AbEslpC - 's. .... DESCRIpT101(' ,• ' •.'. %:71C NEP �' :.:. .. ..:...:: :• •.. ..: '; "STAT[fSICOfiNEN7F -' '%'" ' .' 1. _ ' REPX. ' OATe" " tab BLOC IOR UOGEOTEC Design proper concrete mix and "^ 8/i Notes 1-5 of PCC notes on Precise grading plans. Also see nD . $122197 PERMIT 24/4 have proper placement and curing of lA Landscape drawings & structural drawings. concrete. la7 BLOG GEOTEC Maintain adequate surface drainage, rc 8/1LA Precise grad rg plan provides for surface drainage and disposal of run- nD s122197 FERum' 27/5 disposal of runoff water and o!f water/irrigation as does storm drain Improvement plans. im atfon. Rae BID60 GEOTEC Maintain adequate surface drainage 8/1 Note 11 of General Notes on precise grading plans so state this UD $122197 PEMIT 29/5 away from structures. requirement. 149 BIDG GEOTEC Avoid construction of planter areas 1 8/1 Precise grading ptans have an area drainage layout plan (sheets 5 & 60 9/22f97 PERMIT 30/5 adjacent to structures. 61 for all planters. FOOTNOTES: EIR MITIGATION MEASURE At and 43 we Iderikai. Only el has been ind,dai. 449 asd n67 are very simlar but both fun¢ ban bAdW. TRAFFIC CONDITIONS: 42, page 6, Is same at Site Plan CordNon 30, Page 10. but tlu Tina for INS cotdirwn Is Uncertain. For PWPotas of this rmtrU we assigned the Irigwr as'CiOSA AGREEMEN '. CITY DEPARTMENTS ARE AS FOLLOWS UD wlimg Depadrn,4 CA City Attorney CE City Engineer CM Gly Manager CS Conumnity Sgrytm FO Eire DepadmeM GSD General Seruioa Fhpadment N8PD Newport 13ea h Pc&e DePathnrut PD Plennng Department PWD PUbGe Woks Depadment TE Traffic ErdnrxMg TIC REPRESENTATIVES AREAS FOLLOWS: GC General Conlrmtar QW Civil Engineer Areheo ArcheotoSisi Patio Paleontologist TLC The IMrie Company Soils Soils Engineer Aw Architect to Landscape AmNtcct Acsl Acoustical Fnryrtar light Lightns Contractor Orph Graptda Traf Trait Ehgtnea Shvct Eng Structural EVneer DAVID RECUPERO @ ASSOCIATES, INC. 6 /f-s- a,c CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL Rev.August 7, 1997 4- WORK IN PROGRESS P " ' ' CLEAR TRIGGER. DOCitPG OE9CRIRTftlN Tb REP 6TATUSICOIAMENT, NB REP DATE �INc FIR Paleontologist to submit follow-up Falco 7/1 Commitment letter to Marc Myers dated 6/27/97. PD 711197 r77 18/4 report to findings DMVU EIR Construction employees shall riot 6/10 Logistics Plan prepared by Gen'I Contractor. Precise Grading Plans PW 6125/97 GRADING 4/1 park their vehicles on Avocado Ave. will also note same. Recommend vacant parcel across Avocado Ave Note on plans. opposite LJbrary site, be utilized as construction parking & staging area, during grading operations. 78 DURING FIR Reduce traffic speeds on all unpaved ' 6/10 Notes to be placed on Architectural Plans & Precise Grading Plan, PW 6/25/97 GRADIN9/1 road surfaces to 15 mph or less. Note #3 of Special Grading Notes. 8/7 Completed. 79 DUMRU— EIR Suspend grading operations during ' 6/10 Civil Eng to place note on Precise Grading Plan, Note #1, Special PW 6/25/97 10/1 smog alerts. Grading Notes: `grading In accordance with SCAQMD Rule 403." 817 Rule reviewed and will be compiled with. 60 MMET EIR Suspend all grading operations when I 6/10 Note to be place on Precise Grading Plans specific to this notation. PW 6/25/97 GRADING11/2 wind speeds exceed 25 mph. 8/7 Will be complied with. VED 61DURING SITE Compact all fill slopes properly. lw i 6/9 Recommendation in Soils Report Condition to be cleared w/soils GRADING PLAN GC inspection and prep of geotech's final report of grading & 58/6 construction. Precise Grading Plan, Special Notes #2-6. 8/7 Standard Operations. 82 SITE Provide temporary sediment basin at rm 6/10 Temporary sediment basin to be shown on Precise Grading Plan PW 6/25197 GRADING PLAN point of greatest runoff. under Erosion Control Notes, #6 & 7. 13D 72/8 SITE Minimize dust emissions according 'w 6/10 Note to be placed on Precise Grading Plan, Special Grading Notation BD GRADING PLAN to SCAQMD Rule 403. #1. 79/10 8/7 Rule reviewed & will be complied with. 64 DURING SITE Monitoring shall be done on a full- a eo PO 7/1/97 GRADING PLAN time basis of geologic units of high 92/12 paleontologic sensitiv. . 85 GRADING G SITE Dispose of any abandoned septic ' 6/10 Note to be placed on Precise Grading Plan, General Note #9, In Uniform Plumbing Code by the Bldg. 0D PLAN tanks encountered during grading. compliance with and approved 97B/13 Official. 8/7 Proper disposal methods will be adhered to. 67 GEOTEC Take surface drainage into CAW 6/10 Recommendation in Soils Report. Condition to be cleared w/soils RD ✓ GRADING REPORT consideration during grading. Arct/IA Inspection and prep of geotech's final report of grading & 28/5 construction. Precise Grading Plan, Gen'l Note #8 & 11. 8 GEOTEC Conduct geotechnical observations 6/9 Recommendation in Soils Report. Condition to be cleared w/soils EO GRADING REPORT and tests as necessary. inspection and prep of geotech's final report of grading & 38, construction. Precise Grading Plan Grading Notes #3, 4, 6, 7, 8, 10, 13, 14, 15, 16, 17, 18. DAVID RECUPERO & ASSOCIATES, INC. CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL Re7.August 7, 1997 • •. •• CLEAR APR •.7RIOCER, tlOO�ttPC- DESCRIPTION - 71C HEP• - sTATUS/cBMMENT . - N6 REP. , DATE 89 - SITE Within 30 days after grading, 6/6 Potts to write letter to City requesting extension of time; condition BD c�ING PLAN complete erosion control measures. to be satisfied upon completion of landscaping. 53/5 8/7 Will be in contact with MPA to help create time table for installation. 90 SITE Within 30 days after grading, 6/6 Potts to write letter to City requesting extension of time; condition BD GRADING PLAN Implement erosion control measures. to be satisfied upon completion of landscaping. ✓ 65/7 91 GEOTEC Assume criteria f0[ medium of s rc 6/9 If the soils eng discovers expansion during grading greater than BD GRADING REPORT expansion until additional testing is StrPCt E`g assumed in the soils report, appropriate mitigation measures will be 12/2 done after grading. taken. 92 GEOTEC Conduct R-value testing of near 6/9 Will be Included in final geotech report upon completion of grading. BD GRADING REPORT surface soils following grading. Pavement sections as stated, per Paving Note #4 on Precise Grading "Final" ✓ 18/3 Plan, may be revised with approval of Public Works, based as R- lues. 93 GEOTEC Conduct additional sulfate testing rc ° 6/9 Will be included in final geotech report upon completion of grading. BD �e GRADING REPORT after rough grading. Ol 25/4 94 �INc GEOTEC Conduct site specific soil corrosivity 6/9 Will be included in final geotech report upon completion of grading. BD REPORT testing after grading, if needed. 26/5 95 EIR 5/1 Complete interior noise study for all °A°ut 817 Acoustical report by Mestre Greve Assoc VP BORTU)G PERMIT buildings. 96 FIR 6/1 Assist City in implementing Arct 8/1 Traffic Control Plans by Austin FoustlCratfic-offsttes. FW/I eoRT PERM Transportation Demand Mgmt GC to update Construction Activities Plan during phased operations. iF Architects plans show transit services. measures. 97 EIR 7/1 Provide mitigation for secondary rc r 8/7 Will be addressed by acoustical report by Mestre Greve Assoc. / PEMfi' source emissions �D V `� EIR 8/1 Install energy efficient l[ghting. rc 9 t 8�7 Interior lighting by tenants; condition to be concluded in tenant 3.� BLDG PRIOR criteria. 99 T EIR 12/2 Provide on -site power sources during rct 8/1 GC to provide power sources via temporary power Ian layouts. P P P SCE PERM early stages and use existing power vaults. 8/7 Temporary power will be put in place using existing au sources. 30D -'MR ToSITE Comply with approved site plan, rct PLDG ERRM PLAN floor plans and elevations except 1/1 where noted. toi Fulfill all conditions of approval of PLAN Amendment #835 and Traffic Study :BLDGSITE 2/1 j #101. toz SITE Follow height restrictions indicated 7 t PEa�NIT PLAN in EIR #154. 3/1 DAVID HEUUPEKU & AA UUTAItb, Ire:. CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL Rev.August 7, 1997 ' I I ICLEAR APP 7RIdGER. DOCAfPo DESCetPnoN.. 71c REP . STATUStcDAtmrwr NB.REP DATE 103 PRIOR To SITE Construct Improvements required by 8/1 Implement per permitted improvement plans —street, sewer, water & PW PERMIT PLAN Ordinance and Public Works Dept. storm drain. 104 4/1 SITE Serve each building with individual M mt 8/1 Civil brings service to pads only. Arct MPE plans show stubs Into Pw RD PERMIT PLAN water and sewer systems. bidgs. 105go SITE Review and approve completed water 8/1 Water/Fire improvement plans bring service to pads & onsite Pw a PERMIT PLAN utility plans.permitted by City Water Dept OR o SITE Traffic Engineer to review on -site i rc 8/1 Civil precise grading plans are approved by Traffic & Pub Works TE BLDG PEERRMIT PLAN parking, vehicular & pedestrianincludes LA onsite dimensions. 8/1 circulations stems. SITE Provide adequate sight distances for i 8/1 Civil precise grading plans are approved. Landscape Arch plans must TEBIRD f106 PERMIT p[.p,[1 Avocado Ave. intersections. comply with sight distance requirements. o o 9/1 SITE Dedicate needed easements for public - 8/1 Water easements are shown on approved water improvement plans— Rv PEW p� utilities now being signed by City Public Works. 109 PRIORTO 10/1 SITE Provide asphalt or concrete access t 8/1 On- & offsite Improvement plan show utilities and provide for P,V LDG PEW PLAN roads to utilities, vaults, manholes, reconstruction of streets, now being approved by City PW. 11/1 etc. 110 SITE Public Works to approve pedestrian 8/1 Precise Grading Plan [pennittedJ show all pedestrian circulation. Any Rv Rmc PERMIT . PLAN circulation plan. additional pedestrian dralation needs to be addressed by Landsc 12/2 Arch. 111 PRIORBin0 SITE Pay County sanitation district fees 8/14 Fee is based on $472/1000 sf [$472 x 103.216 — $48,717.951 �D PERMn PLAN 13/2 112 PRIOR TO SITE Show street, drainage and utility 8/1 Off site Improvement plans—sewer/water are being signed off now by t PERRMIT PLAN Improvements on Improvement PW. Storm drain plans are in review by PW, subject to MOU. 14/2 plans. Pay Water Capital Improvement fee. 8/14 Fee is based on $2950/gross acre [$2950 x 10 — $29,5001PERM 9�cSITE PLAN 16/2 SITE Provide for incorporation of water- *ct 8!/ Shell construction only. Toilets by tenants. Plumbing Cade f1l Pa ur PLAN saving devices In final design of any requirement. �t17/2 structures. SITE Pay plan check and inspection fee. 8/1 Fees have been determined by PW & bond amounts have been Pw. RED PERMIT PLAN determined. TIC processing both now. 20/2 116 SITE Underground any overhead utilities 8/1 None —all are underground adjacent to site, no requests have been CE BBC eEnMn PLAN to the nearest appropriate pole. made for any other underground work by City. 23/3 117 ORT SITE Install fire protection system. 8/1 GC shall demonstrate adequate facilitie s exist adjacent to site and/or FD - eLDG PLAN will be installed prior to storage of any combustible materials. Will put PERMIT25/3 note on plan. CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL Rev.August 7, 1997 • CLEAR APP. TfitedMd DOC'lIPC DESCNIPTfON_ "no REP, STATUSICOMMENT _ Na•REP DATE 118 PRIOR TO SITE Eliminate or minimize offsets in the Feam 8/1 Precise grading plans [permitted 7/25/971 were approved by Traffic TE ter PLAN perimeter aisle of the parking lot Eng. Nothing further to be done. 29/3 with final design of site. 119 MURJO SITE Requires on -site fire hydrants. 8/1 Precise grading plans [permitted] have locations of on -site fire FD pBMgr PLAN hydrants. Wa[er improvement plans show same locations —now 33/3 being si ed b CI Engineer. 1zo SITE Requires on -site underground fire 8/1 Flre/water Improvement plans show location of Fire Dept connection FD BLDG PLAN main on Avocado Ave.. (as does permitted precise grading plans] and are being signed by City 34/3 En lneer. R SITE Each building to Ile fire sprinklered. t 8/1 Water/Fire improvement plans showing fire riser -locations for each FD BLDG pLAN bidg pad are being signed by City Engineer. Buildings noted to be fully PEPMT 35/3s rinkiered an Sheet Ald. S rtnldersdesi build SITE Approve addressing from Avocado rct 8/7 Currently being negotiated by Recupero &Associates. FD/PD f122 BtDG PERNUT PLANAve. o SITE Provide Fire Lanes within the i 8/1 Precise grading plan was approved by Are Dept. Actual sbtping/ FD PER IT P]-AN project signing should be shown on landscape Arch plans. 38/4 Comply with Title 24 re: energy- rct 8/7 The City wnot issue a building permit without compliance. will RD Bic PERW PLAN efficient design regulations. 44/4 1 125APMERW SITE Prepare and approve specific soils BD PLAN and foundation study. 55/5 Izv SITE Incorporate written BD PLAN recommendations into final building 61/6 Tans re expansive soils. 127 SITE Develop and implement a 8/1 Completed; by construction activity monitoring book which Included Btu/ PLAN Stormwater Pollution Prevention the SWPPP. Book is available now for proper implementation with 74/9 plan, beginning of construction by GC. 128 PWORTG SITE Prepare a Water Quality 8/1 WQMP is in preparation; wN be submitted to PW for review & Pw LDG PERMIT PLAN Management Plan. approvals. 77/10 129 SITE Specify use of concrete, asphalt, and 8/1 Precise grading plans show notes [standard] for concrete [note 58f �:d BLDG PERwr PLAN cement affecting VOC emissions. PCC] and for asphalt (notes 8-11 of Paving]. 81/10 RIOR ToSITE Sound attenuate any rooftop or 10 at 8/7 Addressed by acoustics report f3� PER ur PLAN other mechanical equipment to 82/10 achieve maximum sound level. 313 S1TE Screen -mechanical equipment and ra cs1 8/7 Equipment is hidden by parapet or screened from view. - PD Bran PERMIT PLAN emergency power generators from 83/10 view. 132 PRI SITE Limit construction hours to 7 am - IVI 8/1 Permitted precise grading plans show these specific limits for PD pBBLDgnr PLAN 6:30 pm Mon - Fri and 8 am - 6 pm GC construction. Note 4 of General Notes on heet i and again on 84/11 on Sat. Sheet 12 [construction activities planl. 1UG144.4w Ct-C , DAVID RECUPERO & ASSOCIATES, INC. Y(vy CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL Rev.August 7, 1997 • CLEAR APP.' TRIGGER DOC/tPG DEBcRIPTION 'nc REP ATATUS�ICGMXIENT. Na REP DATE > �G SITE Exercise Site Plan Review within 24 P D ✓ PER,wr PLAN months from date of approval or it 99/13 shall expire. - 31 SITE Exclude traffic volumes or trips / 9LTT PERW PLAN N3 generated by MacArthur Blvd access ✓ 1 drive from calculation of traffic volume re wideninq of MacArthur. M MORTOSITE Review and approve design of Iw 8/1 Permitted precise grading plans were approved by City Traffic TE PEFM PLAN Internal intersection for access toBOG Engineer. Traffic stgnalizatton/sMping plans by Austin Foust are 102/13 library and shopping center. under review now by City Traffic Engineer. 136 RI GEOTEC Waterproof retaining walls and 8/1 Retaining walls plans [pending release by City Public Works] have PFAMr 7/2 provide subdrafna a system. been approved by Grading/Bldg. Dept $ 137 0l' 1 GEOTEC Provide sub -drains and waterproofing ivi rct 8/1 Precise grading plans show dewatering plans (sheet 131 under slab BLDGa� PERDQr 8/2 along interior footings with [Bristol Farms]. Retaining wall plan [sheet 9] provides for subdrains/ v significant elevation differences. waterproofing at wall and footings. No steps ® PCH bddg; no si iflWnt ste ® Avocado bldo fmax 18"]. 138 PFUOR 10 BWG GEOTEC Use appropriate pressure measures iw re Struct Eng 8/1 Precise grading plans [retaining wall plan has been approved, subject $D Pmwr 14/3 to dest retaining wall. to release by PW. 139 MON aLDGr GEOTEC Provide a sub -drain system for S wot 8/1 Retaining wall plans are approved, subject to release by PW. Q� P 15/3 retaining structures & step footings. g V 140 �c GEOTEC Provide weep holes along the 8/1 Retaining wall plans are approved, subject to release by PW. DD ✓ PERMIT 16/3 bottom of retainingwalls. Strud g 141 MOR TO GEOTEC Consider Increasing thickness of c s 8/1 Per final "R" values and recommendations bySciis Eng & TIC. eBLDGr 19/4 aggregate base if heavy '©T) construction traffic Is antics ated. 142 PWORTO GEOTEC Verify that the material for Law 8/1 Precise grading plans ]permitted], notes 4, 6, & 7 of paving State j31% 9LDG eBEW 20/4 aggregate base meets the minimum requirements. re ilrements. 143 OR TO GEOTEC Compact aggregate base to 8/1 Note 7 of paving so states, precise grading plans. 0.1) ✓ BIDG PERnur 21/4 minimum of 95% relative campaction. 144 9IDG GEOTEC Make driveways, ramps, approaches, 8/1 This is standard for driveway, approaches, ramp [at loading dock] and •BD PERNTr 22/4 curbs and gutters a minimum of 6 curb/gutters—per precise grading plans. inches thick to reduce crackin . 145 9lnc GEOTEC Make exterior concrete flatwork a 8/1 Standard for PCC sidewalks is 4 Inches, per precise grading plans. PER,qr 23/4 minimum of 4 inches thick to reduce See landscape drawings. cracking. 146 �� GEOTEC Design proper concrete mix and r`^�n 8/1 Notes 1-5 of PCC notes on precise grading plans. Also see PERMrr 24/4 have proper placement and curing of landscape drawings & structural drawings. $D concrete. 147 PWOR 10 GEOTEC Maintain adequate surface drainage, IH rc 8/1 Precise grading plan provides for surface drainage and disposal of run-, Per 27/5 disposal of runoff water and LA off water/hrigation as does storm drain improvement plans. / V Irrigation. DAVID RECUPERO 8 ASSOCIATES, INC. CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL Rev.August 7, 1997 kPP. 1Y{iCCER DOC&PC .'.DESCRIPT'1DN TIC REP -I I • , STATUSICOMMENT - NS REP CLEAR .DATE. 148 PRIORTO GEOTEC Maintain adequate surface drainage LA 8/1 Note 11 of General Notes on precise grading plans so state this / P� 29/5 away from structures. requirement. ali ✓ 149 GEOTEC Avoid construction of planter areas s 8/1 Precise grading plans hate an area drainage layout plan [sheets 5 & P—PP�qr 30/5 adjacent to structures. 61 for all planters. $ D V100, FOOTNOTES: FIR MITIGATION MEASURES: 91 and a3 are Identical. Only 91 has been included e49 and a67 are very similar but both hate been Included TRAFFIC CONDITIONS: #2, page 6, Is same as Site Plan Condition 30, page 10. but the Trigger for this condition is uncertain. For purposes of this matrix we assigned the trigger as'CIOSA AGREEMENT". CITY DEPARTMENTS ARE AS FOLLOWS: BD CA CE CM CS FD GSD NBPD PD PWD TE TIC REPRESENTATIVES ARE AS FOLLOWS: GC General Contractor CWJ CINI Engineer Archeo Archeologist Paleo Paleontologist TIC The IMne Company Soils Soils Engineer Arct Architect IA Landscape Architect Acst Acoustical Engineer Light Lighting Contractor Grph Graphics Tmf Traffic Engineer Struct Eng Structural Engineer DAVID RECUPERO & ASSOCIATES, INC. A CITY OF NEWPORT BEACH CORONA DEL MAR PLAZA Discussion Agenda September 25, 1997 1 . Introductions 2. Purpose of Meeting 3. Conditions of Approval --Final Clearance 4. Payment of City Fees 5. Schedule for Issuance of Building Permits 6. Conclusion --Action Items 14 CITY OF NEWPORT BEACH CORONA DEL MAR PLAZA Summary of City Permit Fees September 25, 1997 Fee aescr[ ti&C' ' Basis „ Calculation Total 'Pao' Deposit 'Dotal pile 1. Sanitation District Fee $472/1000 sf $472 x 95.883 $45,256.78 $45,266.78 2. Water Capital Im rovemt Fee $2950/ ross acre $2950 x 10 29,500.00 29,500.00 3. Traffic Tair Share" Impact Fee see NB Calculation Matrix 557,790.23 657,79023^ 4. SJH Transp Corridor $3.19/sf 3.19 x 95,883 305,866.77 305,866.77 5. Public Works Permit Fee City Eng Estimate 1Z 180AD 6. Building Permit Fee Valuation per City Schedule 84.471.20 16,358.65 68,112.55 7. Planning Dept Plan Check Fee $25.56/hour 25.56 x 20 hr 511.20 511.20 8. Electrical Fee Itemized Fee Sched 752.10 9. Plumbinn Fee Itemized Fee Schad 415.50 10. HVAC Fee Itemized Fee Schad 888.00 11. Microfilm Fee _ 25o/sheet .25 x 275 = 68.75 68.75 12. Newport Mesa School District I 300/sf 1 .30 x 95,883 1 28,764.90 1 28.764.90 r srzoo�� s fis OF q•/0 9 Af"0j, CORONA DEL MAR PLAZAI% - STATUS OF CONDITIONS OF APPROVAL Rav,August 22, 1997 `''� P Xccl' o, 141-t49J"- 4 • . CLEAR APP, TRIGGER tlOC;ttPG DESCRIPT(ON „ no REP.. .5TATU9/COMMENT _ NB REP._. _- DATE 76 - PRECIS. EIR Paleontologist to submit follow-up aeo 7/1 Commitment letter to Marc Myers dated 6/27/97. PD 7/1197 GRADIN18/4 report to findings 77 EIR Construction employees shall not 6/10 Logistics Plan prepared by Gen? Contractor. Precise Grading Plans PW 6125197 GRADING 4/1 park their vehicles on Avocado Ave. will also note same. Recommend vacant parcel across Avocado Ave Note on plans. opposite Llbmry site, be utilized as construction parking & staging area, during grading operations. 78 EIR Reduce traffic speeds on all unpaved 6/10 Notes to be placed on Architectural Plans & Precise Grading Plan, PW 6125/97 GRADING 9/1 road surfaces to 15 mph or less. Note #3 of Special Grading Notes. 8/7 Completed. 79 — DUPING EIR Suspend grading operations during lut 6/10 Civil Eng to place note on Precise Grading Plan, Note #1, Special PW 6/25197 GRADING 10/1 smog alerts. Grading Notes: 'grading in accordance with SCAQMD Rule 403." 8/7 Rule reviewed and will be compiled with. 80 EIR Suspend all grading operations when i i 6/10 Note to be place on Precise Grading Plans specific to this notation. BD 6/25197 GRADING 11/2 wind speeds exceed 25 mph. 8/7 Will be complied with. 81 cRnoi�G SITE Compact all fill slopes properly. rm� : s 6/9 Recommendation in Soils Report Condition to be cleared w/soils eD e/22197 PLAN inspection and prep of geotech's final report of grading & 58/6 construction. Precise Grading Plan, Special Notes #2-6. 8/7 Standard Operations. DURING SITE Provide temporary sediment basin at r 6/10 Temporary sediment basin to be shown on Precise Grading Plan PW s/25/97 GRADING PLAN point of greatest runoff. under Erosion Control Notes, #6 & 7. Bo 8/22/97 72/8 DURINGRADING SITE Minimize dust emissions according l'^ 6/10 Note to be placed on Precise Grading Plan, Special Grading Notation RD 8/22197 PLAN to SCAQMD Rule 403. #1 79/10 8/7 Rule reviewed & will be complied with. f85 �+ SITE Monitoring shall be done on a full- a eo PD 7/1 /97 GRADING PLAN time basis of geologic units of high 92/12 aleontolo is sensitive SITE Dispose of any abandoned septic n 6/10 Note to be placed on Precise Grading Plan, General Note #9, in BD 8/22197 GRADING PLAN tanks encountered during grading compliance with Uniform Plumbing Code and approved by the Bldg. 9713/13 Official. 8/7 Pro r des osal methods will be adhered to. 87 GEOTEC Take surface drainage into i 6/10 Recommendation in Soils Report Condition to be cleared w/soils BD 8122197 GRADING REPORT consideration during grading. Arct/LA inspection and prep of geotech's final report of grading & 28/5 construction. Precise Grading Plan, Gen'I Note #8 & 11. 88 GEOTEC Conduct geotechnical observations o 6/9 Recommendation in Soils Report Condition to be cleared w/soils BD 8/22/97 GRADBVG REPORT and tests as necessary. inspection and prep of geotech's final report of grading & 38/6 construction. Precise Grading Plan Grading Notes #3, 4, 6, 7, 8, 10, 13, 14,15, 16, 17, 18. DAVID RECUPERO & ASSOCIATES, INC. CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL Rev.August 22, 1997 .. ,.. ., APP RIGGER, DOCltPC DESCRIPTION ' 'na tfER ', STAZU9ICOMNENT NR,REP DATE89 TER SITE Within 30 days after grading, GC6/6 Potts to write letter to City requesting extension of time; condition BD 8/22197 GRADING PLAN complete erosion control measures. to be satisfied upon completion of landscaping. 53/5 8/7 Will be In contact with MPA to help create time table for installation. SITE Within 30 days after grading, 6/6 Potts to write letter to City requesting extension of time; condition RD 8/22/97 GRADING PLAN implement erosion control measures. to be satisfied upon completion of landscaping. 65/7 91 AFTER GEOTEC Assume criteria for medium of s rc 6/9 If the soils eng discovers expansion during grading greater than " BD 8122/97 GRADING REPORT expansion until additional testing Is Struct Eng assumed in the soils report, appropriate mitigation measures will be 12/2 done after grading. taken. 92 AFTER GEOTEC Conduct R-value testing of nearGRADING6/9 Will be included in final geotech report upon completion of grading. BD 9/22/97 REPORT surface soils following grading. Pavement sections as stated, per Paving Note #4 on Precise Grading `Final" 18/3 Plan, may be revised with approval of Public Works, based as R-values. 93 GEOTEC Conduct additional sulfate testing rc o s 6/9 Will be Included In final geotech report upon completion of grading. SD GAFTER RADING REPORT after rough grading. 25/4 9't GEOTEC Conduct site specific soil corcosivity 6/9 Will be included In final geotech report upon completion of grading. EO cnADINc REPORT testing after grading, if needed. 26/5 95 PRIOR TO FIR 5/1 Complete interior noise study for all cous 8/7 Acoustical report by Mestre Greve Assoc. Pu PORT buildiAssisn s. rct 96 EIR 6/1 Assist City in Implementing ra 8/1 Traffic Control Plans by Austin Foust/Trafficroffsitesr /G Pw T„f BLDc PERMIT Transportation Demand Mgmt Arct GC to update Construction Activities Plan during phased operations. v measures. Architect's plans show transit.saa8aae. Fr..,% FIR 7/1 provide mitigation for secondary rc rat8/7 Will be addressed by acoustical report by Mestre Greve Assoc. BD 8122197 BIDc PERMtr source emissions 98PRIOReroG EIR 8/1 Install energy efficient lighting. rci9 t 8/7 Interior lighting by tenants; condition to be concluded In tenant BD 1122197 PERMIT criteria. 99PRIOR TO FIR 12/2 Provide on -site power sources during rct 8/1 GC to provide power sources via temporary power plan layouts. BD 8/22/97 BIG PERMIT early stages and use existing power 817 Temporary power will be put in place using existing SCE vaults. sources. 100 SITE Comply with approved site plan, rct PD a122/s7 emc PERnur PLAN floor plans and elevations except 1/1 where noted. 1D1 SITE' Fulfill all conditions of approval of PD 8/22197 Broc PERMIT PLAN Amendment #835 and Traffic Study 2/1 1 #101. 102 —MOR To SITE Follow height restrictions indicated PD eroG PERMIT PLAN in EIR #154. I 3/1 DAVID RECUPERO 8 ASSOCIATES, INC. CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL Rev.August 22, 1997 .. . , CLEAR -APP- TRIGGM AOC911'rG DESCRIPnom. .'na REP ,STATUs1coMMrnT' Na REP DATE MO K00RTO SITE Construct improvements required by QVII 8/1 Implement per permitted improvement plans=street, sewer, water & / PERMIT PLAN Ordinance and Public Works Dept. storm drain. V 4/1 304PRIORTO SITE Serve each building with individual iw mt 8/1 Civil brings service to pads only. Arct MPE plans show stubs into F' BD 8/22/97 BAG PERMIT PLAN water and sewer systems. bld g s 6/1 105 SITE Review and approve completed water 8/1 Water/Fire improvement plans bring service to pads & onsite FW BURG PERMIT P� utility plans. Permitted by City Water Dept 1 (5 106 PRIOR TO SITE Traffic Engineer to review on -site i�" rc 8/1 Civil precise grading plans are approved by Traffic & Pub Works TE PERMIT PLAN parking, vehicular & pedestrian LA includes on -site dimensions. 8/1 circulations stems. 107 M" SITE Provide adequate sight distances for —ICiBWG 8/1 Civil precise grading plans are approved. landscape Arch plans must TE / PERMIT PLAN Avocado Ave. intersections. comply with sight distance requirements. ✓ 9/1 108 PR'ff SITE Dedicate needed easements for public iv' 8/1 Water easements are shown on approved water Improvement plans- Pw BLDG PERMIT PLAN utilities. now being si ed yOily Public Worms 10/1 P , 109 SITE Provide asphalt or concrete access 8/1 On- &-offsite Improvement plan show utilitles and provide for Pw Boo PERMIT PLAN roads to utilities, vaults, manholes, reconstruction of streets, now being approved by City PW. t/ 11/1 etc. SITE Public Works to approve pedestrian 8/1 Precise Grading Plan [permitted] show all pedestrian circulation. Any Pi'/ BBC PERMIT PLAN circulation plan. additional pedestrian dreulaHon needs to be addressed by Iandsc 12/2 Arch. PRIG To SITE Pay County sanitation district fees 8/14 Fee is based on $472/1000 sf [$472 x 103.216 = $48,717.951 BD f12 BLDG PERMIT PLAN 13/2 IORBLDT SITE Show street, drainage and utility 8/1 Off site improvement plans-sewer/water are being signed off now b/ Pi'/ PERMIT PLAN improvements on improvement PW. Storm drain plans are in review by PW, subiectto MOUE 14/2 plans. 113 SITE Pay Water Capital Improvement fee. 8/14 Fee is based on $2950/gross acre [$2950 x 10 = 29,5001 Fw BLDG PERMIT PLAN pR•.c ,�•�- .�«) 16/2 114 MORros SITE Provide for incorporation of water- rct 8/7 Shell construction only. Toilets by tenants. Plumbing Code BD 8122/97 B PERMIT PLAN saving devices in final design of any requirement. 17/2 structures. 115 PRIOR�� SITE Pay plan check and inspection fee. 8/1 Fees have been determined by PW & bond amounts have been �' PERMIT pjAN determined. TIC processing both now. 20/2 115 SITE Underground any overhead utilities Cl ' 8/1- None —all are underground adjacent to site, no requests have been BD PW 8/22/97 BLDG- PERMIT P1AN to the nearest appropriate pole. made for any other underground work by City. 23/3 117 IOR TO SITE Install fire protection system. 8/1 GC shall demonstrate adequate facilitles exist adjacent to site and/or FL) BLDG PBLDG PLAN will be installed prior to storage of any combustible materials. Will put 25/3 1 note on plan. N CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL Ray.August 22, 1997 CLEAR APP TRIGGER '60CAIPG CE$CRiPT10N 71C SiEp STATUt1COMMENT. Na.naP .DATE 11s PRORTO SITE Eliminate or minimize offsets in the ear^ 8/1 Precise grading plans [permitted 7/25/971 were approved by Traffic TE PaLDGERW PLAN perimeter aisle of the parking lot Eng. Nothing further to be done. 29/3 with final design of site. 119 SITE Requires on -site fire hydrants. 8/1 Precise grading plans [permitted] have locations of on -site fire FD BW PEPMT PLAN hydrants. Water improvement plans show same locations -now 33/3 being signed by City Engineer. 1zo PwBLDG SITE equires on -site underground fire 8/1 Fire/water Improvement plans show location of Fire Dept connection FD PERMrr PLAN main on Avocado Ave.. [as does permitted precise grading plans] and are being signed by City 34/3 Engineer. 121 SLOG SITE Each building to be fire sprinklered. rct 8/1 Water/Fire improvement plans showing fire riser locations for each FD BLDG PLAN bldg pad are being signed by City Engineer. Buildings noted to be fully %l 35/3 rinklered on Sheet AM. S rin desi n build. l?2 SITE Approve addressing from Avocado mt 817 Currently being negotiated by Recupero & Associates. FD/PD eLDc PERMT PLAN Ave. 37/4 1Zi SITE Provide Fire Lanes within the I 8/1 Precise grading plan was approved by Fire Dept. Actual striping/ FD PERMIT PLAN project. signing should be shown on Landscape Arch plans. ,�.E 38/4 124 etonc SITE Comply with Title 24 re: energy- rc1 8/7 The City will not issue a building permit without compliance. BD 8122/97 PFnmtr PLAN efficient design regulations. 44/4 1zs SITE Prepare and approve specific soils BD 8/22/97 Bloc PFRMIr PLAN and foundation study. 5ITE 1zs PRICK o SITE Incorporate written BD 8122/97 BLDG PEEPWr PLAN recommendations Into final building 61/6 plans re a ansive soils. 127 mORTBLDG SITE Develop and implement a 8/1 Completed; by construction activity monitoring book which Included BU 8/22/97 MRI,gr PLAN Stormwater Pollution Prevention the SWPPP. Book is available now for proper implementation with 74/9 Plan, beginning of construction by GC. 12s SITE Prepare a Water Quality 8/1 WQMP is in preparation; will be submitted to PW for review & PW — BLDG PERKr PLAN Management Plan. approvals. bD a 77/10 129 SITE Specify use of concrete, asphalt, and 8/1 Precise grading plans show notes [standard] for concrete [note 58f Fw PERMIT PLAN cement affecting VOC emissions. PCC] and for asphalt Inotes 8.11 of Paving). 81/10 130 BLDG SITE Sound attenuate any rooftop or m a1 8/7 Addressed by acoustics report ao PERMrr PLAN other mechanical equipment to 82/10 achieve maximum sound level. 313 SITE Screen mechanical equipment and MMURCS1 8/7 Equipment is hidden by parapet or screened from view. PD BIDG PP1iW PLAN emergency power generators from 83/10 ,tie,N, 132 Pw O SITE Limit construction hours to 7 am - ivi 8/1 Permitted precise grading plans show these specific limits for FD PFn4 PLAN 6:30 pm Mon - Fri and 8 am - 6 pm C construction. Note 4 of General Notes on Sheet 1 and again on 84/11 on Sat. Sheet 12 (construction activities plan]. DAVID RECUPERO & ASSOCIATES, INC. a N CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL RevAugust 22, 1997 •,^ •, '' CLEAR APP '-'TAMOEA DOCA11501, DESCRIPTION . MCI AEp 57ATUs1CDM7AEN'C, Na REP DATE 133 ORT SITE Exercise Site Plan Review within 24 TIC PD 8122197 BLDG PERMT PLAN months from date of approval or it 99/13 shall expire. 134 —MOR TO SITE Exclude traffic volumes or trips r" TE 8122/97 RLDr PERMIT PLAN generated by MacArthur BW access drive from calculation of traffic volume re widenino of MacArthur. ORTBLDG SITE Review and approve design of i 8 8/1 Permitted recise grading plans were approved by City Traffic TE PERNur PLAN internal Intersection for access to Enginee�raffic signalization/shim plans by Austin Foust are 102/13 lib and sho in center. under review now by City Traffic Engineer. GEOTEC Waterproof retaining walls and 8/1 Retaining walls plans [pending release by City Public Worksl have BD [135 SORTLDG PERMW 7/2 rovide subdrnlna a stem. been approved by Grading/Bldg. Dept. GEOTEC Provide sub -drains and waterproofing MvAmt 8/1 Precise grading plans show dewatering plans [sheet 131 under slab BD- 8122197 a1DC PERnt I 8/2 along Interior footings with [Bristol Farms]. Retaining wag plan [sheet 91 provides for subdrains/ significant elevation differences. waterproofing at wall and footings. No steps ® PCH bldg; no si nificant steps ® Avocado bW max 18" . 138 MOki 10 GEOTEC Use appropriate pressure measures wi rc 8/1 Precise grading plans [retaining wall plan has been approved, subject BD 8/22/97 BLDC PERM 14/3 to design retafnin wall. Struct Eng to release by PW. 139 PPJORTO GEOTEC Provide a sub -drain system for m 8/1 Retaining wall plans are approved, subject.to release by PW. BD 8/22/97 PEES 15/3 retainin structures & stepfootin s. strati Eng 140 RBOR GEOTEC Provide weep holes along the t 8/1 Retaining wall plans are approved, subject to release by PW. RD 8122197 LDG PERWr 16/3 bottom of retaining walls. Struct Eng 141 MORTOMint GEOTEC Consider increasing thickness of ° 8/1 Per final "R" values and recommendations by Soils Eng & TIC. RD 8/22/97 PERNT 19/4 aggregate base if heavy construction traffic is antics ated. T GEOTEC Verify that the material for 8/1 Precise grading plans [pennittedj, notes 4, 6, & 7 of paving State BD 8122/97 eOR PERFgr 20/4 aggregate base meets the minimum requirements. requirements. - �� GEOTEC Compact aggregate base to 8/1 Note 7 of -paving so states, precise grading plans. BD 8/22/97 PERMIT 21/4 minimum of 95% relative corn action. GEOTEC Make driveways, ramps, approaches, i 8/1 This is standard for driveway, approaches, ramp [at loading dock] and BD sioc PERXr 22/4 curbs and gutters a minimum of 6 curb/gutters—per precise grading plans. inches thick to reduce cmckin . [144 ORTGEOTEC Make exterior concrete Ilatwork a 8/1 Standard for PCC sidewalks is 4 Inches, per precise grading plans. eD 8/22/s7 BLDG PERMT 23/4 minimum of 4 inches thick to reduce See landscape -drawings. crackin . JO9 GEOTEC Design proper concrete mixand t�� c 8/1 Notes 1-5 of PCC notes on precise grading plans. Also see BD 8/22197 BIMPERMIT'24/4 have proper placement and curing of landscape drawings & structural drawings. concrete. GEOTEC Maintain adequate surface drainage, I Cha]/Arc 8/1 Precise grading plan provides for surface drainage and disposal of run-, BD 8122197 eLDD eER1+9r 27/5 disposal of runoff water and u' off water/irri tton w does stoml drain Im rovement_ plans. ga P irrigation. DAVID RECUPERO & ASSOCIATES, INC. 10 CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL RevAugust 22, 1997 APP tpf6om DtYC>ttPC - bESCpIPTfoN Tic 9EP stXTUSICOMM1:NT Ng REP clEAR .DATE 148 PwORTO GEOTEC Maintain adequate surface drainage 8/1 Note 11 of General Notes on precise grading plaits so state this BD 8122197 PEw Gr 29/5 away from structures. requirement. 149 GEOTEC Avoid construction of planter areas s 8/1 Precise grading plans have an area drainage layout plan (sheets 5 & soe/22/s7 a5RG pggygp 30/5 adjacent to structures. 6] for all planters. FOOTNOTES: BR MITIGATION MEASURES: •1 and ✓r3 are Identical. Only 91 has been included #49 and n67 are very similar but both have been Included. TRAFFIC CONDTIONS: a2, page 6, is same as Site Plan Condition 30, page 10, but the Trigger for this condition Is uncertain. For purposes of this matrix we assigned the trigger as'CIOSA AGREEMENT". CITY DEPARTMENTS ARE AS FOLLOWS: BD Bulldmg Department CA City Attorney CE City Engineer CM City Manager CS Community Services FD Rre Department GSD Gmeral Services Department NBPD Newport Beads Polio Department PD Planning Department PWD Public Works Department TE Traffic Engineering TIC REPRESENTATIVES ARE -AS FOLLOWS: GC General Contactor Ovg CINI Engineer Ardreo Archeologist Pater, Paleontologist TIC The Irvine Company Soils Soils Engineer Arct Architect LA Landscape Architect Acst Acoustical Engineer Light Lighting Contractor Grph Graphics Traf Traffic Engineer SWct Eng Structural Engineer DAVID RECUPERO & ASSOCIATES, INC. O O in cn Q O a U nl tt E N t1 a N N rr rn W I N N CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL Rev.Augusl 22. 1997 'APP' TAICCiB' DOe71PG; "=--::'; : -=:.::: OiJCHIPl10N S ::Tw 1rEP':: s - %• - .ie §7ATOslCbYiiENT:.:-.4,- ~ • ":376 REV:;. -,CDATE" 76 r GRADING EIR Paleontologist to submit follow-up i1all5c, 7/1 Commitment letter to Marc Myers dated 6/27/97. PD M197 18/4 report to findings 77 GP"G EIR Construction employees shall not 6/10 Logistics Plan prepared tN Gen I Contractor. Precise Grading Plans PW 6125197 4/1 park their vehicles on Avocado Ave. will also note same. Recommend vacant parcel across Avocado Ave Note on plans. opposite Ubrary site, be utilized as construction parking & staging _ area, during grading operations. 78 GRADINGEIR Reduce traffic speeds on all unpaved ' 6/10 Notes to be placed on Architectural Plans & Precise Grading plan, RY s12sr97 9/1 road surfaces to 15 mph or less. Note #3 of Special Grading Notes. 8// Completed. 79 GPADNG EIR Suspend grading operations during ' 6/10 Cavil Eng to place note on Precise Grading Plan, Note'V Special PW 6125197 10/1 smog alerfs. Grading Notes: 'grading in accordance with SCAQMD Rule 403.' 8// Role reviewed and will be complied with. so GRADING EIR Suspend all grading operations when 6/10 Note to be place on Precise Grading Plans specific to this notation. BD 6125197 11/2 w nd speeds exceed 25 mph. 8/7 Will be complied with. s] DLAUGRADING SITE Compact all fill slopes properly. rv, _ 6/9 Recommendation In, Soils Report. Condition to be deared w/soils 13D 9122197 PLAN t� Inspection and prep of geotech's final report of grading & 58/6 construction- Precise Grading Plan, Special Notes #2-6. 8/7 Standard Operations. GRAooi SITE Provide temporary sediment basin at rh 6/10 'Temporary sediment basin to be slrovm on Precise Grading Plan PW W25197 PLAN point of greatest runoff. under Erosion Control Notes, #6 & 7. 00 8122197 72/8 GRADNG SITE Minimize dust emissions according - M 6/10 Note to be placed on Precise Grading Plan, Special Grading Notation 8D 8r22197 79 to SCAQMD Rule 403. #1- 8/7 Rule reviewed & will be complied with. GRADING PLAN Monitoring s done on a full time basis of geologic units of high Po 7n1s7 92/12 paleontoloctic sensitive . 85 J1 mG SITE Ihspose of any abandoned septic i 6/10 Note to be placed on Precise Grading Plan, General Note #9, in BD 8122:97 PLAN ianks encountered during grading. compliance vAlh Uniform Plumlung Code and approved by the Bldg. 97B/13 Officlaf. 8/7 Proper disposal methods vAll be adhered to. 87 cRAo>K� GEOTEC Take surface drainage into 6/10 Recommendation in Soils Report Condition to be Cleared wAoils ep - 9r22197 REPORT consideration during grading. Arch inspection and prep of geotedr's final report of grading & 28/5 construction. Precise Grading Plan, Geri I Nole 98 & 11. exno6+G GEOTEC Conduct geotechnical observations bods 6/9 Recommendation in Soils Report. Condition to be deared w/snits BD er22r97 REPORT and tests as necessary inspection and prep of geolech's final report of grading & 38/6 construction. Precise Grading Plan Grading Notes #3, 4, 6, 7, 8, 10, 13,14,15, 16,17,18. DAWD RECUPERO & ASSOCIATES, INC. CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL Ray.Auqusl 22.1997 31a Fit -,•-, I - "CMVt AFT SITE Within 30 days after grading, k*1 6/6 Potts to write letter to City requesting extension of time; condition BD 0/22/97 &RAMG PLAN complete erosion control measures. to be satisfied upon completion of landscaping. 53/5 8/7 Will be in contact with MPA to help create time table for installation. SITE Within 30 days after grading, 0C 6/6 Potts to write letter to City requesting extension of time; condition BD 8)22197 GP%MG PLAN implement erosion control measures. to be satisfied upon completion of landscaping. 1 65/7 1 91 AFTEH GRkMNG GEOTEC Assume criteria for medium �ooils/Arcv 6/9 If the soils eng discowls expansion during grading greaterthanBD 8)22197 REPORT expansion until additional testing is Struct Eng assumed In the soils report, appropriate mitigation measures wig be --A-ffgr- 12/2 done after grading. taken. -9/-9 GRADENG GEOTEC Conduct R-v&Me testing of near Will be included in final gootech report upon completion of grading. ED 8;221.97 REPORT surface soils following grading. Pavement sections as stated, per Paving Note #4 on Precise Grading 18/3 Plan, may be revised with approval -of Public Works, based as 'Final" --Xrrl!r- 11-values. GEOTEC Conduct additional sulfate testing 6/9 Will be included in final seotech report upon completion of grading.ED GRAMG REPORT after rough grading. 25/4 94 AnoINB FIER GEOTEC Conduct site specific soil corrosivity 8011S 6/9 Will be included in final gootech report upon completion of grading. ED REPORT testaig after grading, if needed. 26/5 S6 rMRTo EIR 5/1 Complete interior noise study for all 817 Acoustical report by Mestre Greve Assoc. —BO BWG MM builclincts. Arct PD EIR 611 Assist City in implementing 77� 8/3 Traffic Control Plans by Austin Foust/Trallic-otsites. —Fw BLDG PEJM Transportation Demand Mgmt Arct GC to update Construction Asucthniles Plan during phased operations. Tial :7 measures. Architect's plans show transit services. BLDG EIR 7/1 provide mitigation for -secondary Aydfl ral 8/7 Will be addressed by acoustical report by Meshre Greve Assoc. UD 8122197 PE&%ff I source emissions 9a PF"10 M.DG Vo. oil 159a energy �iclenl ligliting. -877---l-nienor OPW-9 Ey tenants; condition to be conckided in tenant —BD 8122197 PMOT criteria. 9) piuoit TO BLDr EIR 12/2 Provide on -site power sources during _M79m—t 8/1 GC to provide power sources via temporary power plan layouts. BD 8/22197 PERWT early stages and use existing power 8/7 Temporary I>ovvr will be put in place using existing SCE vaults. -10-5 --VF5YTTU- sources BLDG SITE Comply with approved site plan, Part PD 8122197 PERMIT PLAN floor plans and elevations except 1/1 where noted. 101 PM-t 10 BLDG SITE Fulfill all conditions of approval of PD PEDirr PLAN 1 Amendment #835 and Traffic Study 211 #101, —Indicated 102 FR)DR TO SITE Follow height inctGris res PD BUM PEFMT PLAN 1 in OR #154. L 3/1 DAVID RECUPERO & ASSOCIATES, INC. a9l, N :61 CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL AdvAggtist 22, 1997 AVP I :66ciij :: •- - CLEAR No- Ali'� SITE ConsirijrA improvements required by 8/1 Implement per permitted improvement plans beet, sewer, water & Pw BLDG PEEM PLAN Ordnance and Public Works Dept. storm drain. 4/1 104 �XTO 8LDG SITE Serve each building with individual -MM—t 8/1 CiW brings service to pads only. Arct MPE plans show stubs -into PW KIM PLAN water and sewer systems. Wdgs. -70-6 —Awirw 6/1 BLDr SITE Review and approve completed Led water Civil 811 Walez/FiTe improvement plans bring service to pads & onsire - Pw FEW PLAN utibly plans, permitted by City Water Dept. 7/1 BLDG SITE Traffic Engineer to review -on -site c5wl/Arct/ 8/1 Civil precise grading plans are approved by Traffic & Pub Works TE PEBMT PLAN parking, vehicular & pedestrian 1A Includes on -site dimensions, 841 circulation systems. 307 MIUM TO BLDG SITE Provide adequate tight distances for CivAILA 8/1 Civil precise grading plans are approved. Landscape Arch plans must TF PFR%W PLAN Avocado Ave. intersections. comply with tight distance requirements. 9/1 108 I K to BLDG SITE Dedicate needed easements for public -rRw7j 8/1 Water easements we shown on approved water improvement plans- —Pw I'Mar I PLAN utilities. now being signed by City Public Works. I" 1W �Ju BLDG SITE Provide asphaft or concrete access CIVII 8/1 On- & *lfsite Improvement plan show utilities and provide for Pw PERIAT PLAN 1 I roads to utilities, vaults, manholes, reconstruction of streets, now being approved by City PW. 11/1 etc. 130 MURIV BLDG SITE Public Works to approve pedestrian --79— 8/1 Precise Grading Plan [permitted] showall podestriantArcul=cAny YW PERMT PLAN I circulation plan. additional pedestrian circulation needs to be addressed by 12/2 Arch. POOR TO BLDG SITE Pay County sanitation district fees ---TfC— 8/14 Fee is based on $472/1000 st 1$472 x 103.216 - $48,717.951 RD D PEPMT PLAN 13/2 Liz o �x to BMG; SITE Show street, drainage and utility 8/1 Oil site improvement plans--sewer/water are being signed off now by PW R PERiff PM PLAN improvements on Improvement PIN. Storm dialn, plans are in review by PW, subject to MOU. -T13— 14/2 plans. 13 SHP P14 zee���� PLAN PE*M PUM 16/2 114 MM To BLDG SITE Provide for Incorporation of water- Arcr 817 Shell construction only. Toilets by tenants. Plumbing Code 81) 8122197 f=11 PERMrr PLAN saving devices In final design of any requlrement. 1712 structures. ]is M I ORIO BLDG SITE Pay plan check eck and inspection fee. TIC 8/1 Fees have been determined by PIN & bond amounts have been PW PW PERM PLAN determined. TIC processing both now. 20/2 116 BLDG G SITE Underground any overhead utilities gr 8/1 None -all are underground adjacent to site, no requests have been BD 8/22197 M PEM PLAN to the nearest appropriate pole. made for any other underground work by City. FIN 23/3 117 TO 13L To BLDG SITE Install fire protect protection -system. GC shall demonstrate adequate facilities exist adjacent to site and/or FD P KIM EIM PLAN WE be installed prior to storage of any combustible materials. Will put I 25/3 note on plan. DAVID RECUPERG & ASSOCIATES, INC. Lf) C-) 0 0 W(Y W 0 (Y LL av CORONA DEL MAN PLAZA STATUS OF COWTIONS OF APPROVAL floy.Auguin 2Z 1997 Ila PWRIO BLDG blip ±:Umfiiate or minimize offsets in the fear, 811 Precise grading plans )permitted 7/25/971 were approved by Traffic TE z PEWT PLAN Perimeter aisle of the parking tot Eng. Nothing Further to be done. with final design of site. 129 F7001170- WDG — SITE FUN - Requires on -site fire hydrants. 8/1 Precise grading plans [permitted) have J;Rgons of on -site fine _FD Pam hydrants. Water improvement plans show same lucafims,,ow r2o33/3 -Fwff-yo-- BLDG SITE Requires on -site Underground fire — beinq sitsixed by Citv Engineer. 8/1 Fire/Water improvement plans show loostion7Fire Dept ­­connwIon �Fo PERM PLAN 34/3 main on Avocado Ave.. has does permitted precise grading plansl and are being signed by City 7 21 -MIT'-'- BLDG :�lf _E _EWh building �tobe fire spyJ nklered--- —A--i Ersohneer- W1 Water/Fire improvement plans showing fire riser —locations for FD PERM PLAN 35/3 each bein9 signed y burg pad are City Engineer. Buildings noted to be fun -PAR311"m- BLDG SfTE -_ Approve addressing from Avocado sprinklered on Sheet A In SprinIder design build. Currently being negotiated by Recupero, & Associates. tniPo Pam PLAN Ave. 3714 rzt BLE)G SITE PLAN provide Fire Lanes within the -Z'W= 8/1 grading plan was approved by Five IN Precise peps. �ActM striping/ g/ !ring _J:D tFxwr 38/4 project. should be sham on Landscape Arch plans. ru BLDG �TIT_E PLAN Comply 24 re energy- =sigIn"Ite ATct 8/7 The City will not issue; a building g permit without Compliance. 8)22197 PERKT efficient regulations s 44/4 1 125 MVK IV BLDG SITE — Prepare and approve specdjc; soils ......... BD PERWT PLAN and foundation study. BMW -RBWWRGTD S5/6 =26 3r_rE Incorporate written ----SFrs— BD PDW PLAN recommendations Into final building 8122197 _R5MT0_ 61/6 re clans slue soils. 72-7- KJ)G PUM SITE PLAN Develop Sto top implement nryweZ iPcIW Prevention I—Compieted; by oxistru construction activity monitoring book the PW 8122197 74/9 SWPPP- Book is available now for proper implementation BD _r2_8 %n. - ­aWaler beginning of construction by GC, RTO 'Tpc SITE FrWare Tuahtv --rz— 8/1 WOMP iq in n to ZU G�— —M PERM FL-494 77/10 Management Plan, approvals. 'SITE PLAN Specify use of ooncreiZ —asphalt, and --clw— 0/1 Freclse, grading plans show notes [standard] for concrete [note 58f —FW PERM 81/10 cement affecting VOC emissions. PCCJ and for asphalt Inotes &I I of pavin9l. BOG SITE —sound —attenuate any rooftop or Arct/Acsl 8/7 Addressed by ocGustics report. BD PUM PLA14 other mechanical equipment to 82/10 achieve maximum sound level. 7185h-w BLDG SITE PLAN Screen mechanical equipment and AnVA-F _§/_7 Equipment is Wid—denby parapet or screened view. P0 PEFMT 83/10 emergency power generators from view. PRff" T 91'TF PLAN -limit construction h am s to V _C�m 8/1 Permitted precise grading plans show Ffi�ase specific limits for PD El PEE0111 84/11 6:30 pm Mon- Fri anodurg 6 pm GC construction. Note 4 of General Notes on Sheet 1 and again on — on Sat. I . I . Sheet 12 loonstruction achAlv,, plan). DAVID RECUPERD & ASSOCIATES, INC. r C) 0 V) 0 ff W W 0 ry U- Zf �-&Tff 133 MORTO SITE Exercise Site Plan Review within 24 -wit Ri�': ff PLAN months from date of approval or it ro 99/13 shall expire. =34 �X JU BLDG SITE Exclude traffic volumes or trips--Tr=a 8)22)97 PKEI'm PLAN generated by MacArthur Blvd access 100/13 drive from calculation of traffic volume re wideninQ of MacArthur.r35 OR 0 ezLDG FESW SITE Review and approve design Of 'L;IWI ral 8/1 Permitted precise grading ptaias were approved by City Traffic TE — PEIWF PLAN internal intersection for access to Engineer. Traffic signalreation/striping Plans by Austin Foust 102/13 libraw and A oDDino center, are under review now by ON Traffic Engineer. T To 0 BLDG G GEOTEC - Waterproof retaining walls and Retaining walls plains (pending release by City Public Works] have BID -W7- Mawr ESMIT 7/2 Drovide subdrainace system. been approved by Grading/Bldg. Dept. MORTO BLDG GEOTEC Provide sub -drains and waterproofing ivi MI I Precise grading plans show dewaleririg plans Isheol 13] under slab BID 9122197 PERMIT 8/2 along interior footings with [Bristol Farms]. Retaining wall plan (sheet 91 provides for subdrairs/ significant elevation differences- waterproofing at wall and footings. No steps 0 PCH bldg; no -W —Ywit 'vo j BLO G GEOTEC Use appropriate pressure measures _GvWrc It slimil"Int steps @ Avocado bld_q max 3811. 6/1 Precise grading plans (retaining wall plan has been approved, suTul BID 8122197 PERWr 14/3 to design retaining all. Struct Frig to Tekase by PW. 139� fB �§DG 0 GEOTEC Provide a sub -drain system for 8/1 Retaining wall Plans are approved, subject to release by PW. BD -14-0 PERM -RURGTO 1.5/3 -- relahnin & . structures stM footings S Ens 8122197 BLD -C-kvT7WYc:7t 8/1 Retaining- wall plans are approved, subject to release by PM BD -T-41 PERMIrr -PM9-TY- ]6/3 bottom of retain( walls. Stmct Eng 8/22197 BLDRG GEOTEC Jake Consider increasing thickness of -77 8/3 Per final 'R" values and recommendations by Soils Eng-K—TIC. so FIERM0 19/4 aggregate base if heavy 8122197 -GEOTECVerify construction traffic is anticipated, =42 BLDG 10 that the material for Uw 8/1 Precise grading plans 1permilted), notes 4, 6, & 7 of State PERMIT 20/4 aggregate base meets the minimum paving TeqUlTelnenlS. W W22197 -pm3R-To-- NqulTements. 7u- BWG W� GEOTEC 9114 Compact aggregate base to -07- Note 7 of paving so states, precise grading plans. BID 8122W 74-4 PRIOR TO BLDG — (�Wlkc Make driveways, ramps, approaches, LWLA 8/1 This Is standard for driveway, approaches, Tamp lat loading dock and—RD PERW 2214 ctabs and gutters a minimum of 6 curb/gutters-per precise grading plans. — inches thick to reduce 145 PRIOR 10 BLDG GEOTEC Make exterior concrete i-= a 8/1 Standard for PCC sidewalks is 4 !riches, PERM 23/4 minimum of 4 inches thick to reduce per precise grading plans. See landscape drawings. BD 8122197 Crackiria. BWG GEOTEC i esgn pro Uper ooncrete mix and C;3v`l/ArctT M Notes I-S of PCC noles on precise grading plans. Aso see -90 8122197 PERMIT 24/4 have proper -placement and curing of 1A landscape drawings & structural drawm9s. - concrete. 147 PR*R-Tu- BLDG GEOTEC MaintainMaintain adequate surface drainage, c7k'IFA;�T 8/1 Precise plari provides for surface drainage and disposal of run- 0D — 8122797 PERMIT 27/5 disposal of runoff water and LA if at lion as does storm drain improvement plans. irrigation. DAVID RFCUPERO & ASSOCIATES, INC. v CORONA DEL AIAR PLAZA STATUS OF CONDITIONS OF APPROVAL Rw.Avoust 22, 1997 •AVP ti:Ci:-d `<8 EB. t)I1CiliFG•: ..:SP,%„:•fr_' -- '. UE$CniP-T/ON::.;:.-:;:•'.;. `. EP.:' 3: 'i"%; F.J ;5 •:f: `' _;:'M17;.•%_'.'-::-.§TJ1ii1$/C1}NilkBi;.-i-:.C.��.,:.;;,.,�4':_�7.{...5 . •>H83REP,• •:'CT,EAN• `.'. tgB �G GEOTEC Maintain adequate surface drainage 8/1 ..Nola 11 of General Notes on precise grading plans so state this W DATE 8r22197 FFivglr 29/5 away from structures. requirement. T49 81UG GEOTEC Avoid Construction of planter areas A ' 8/1 Precise gp ing plans have an area drainage layout plan Rslieels 5 & W 8122197 PExwr 30/5 adjacent to structures. t 61 for atl antets. FOOTNOTES: BR MITIGATION MEASURM eT and ✓3 we ldengcal. Only 01 has been included. 949 and r67 are cm/ dnlar but bah hxv born hsdided. TRAFFIC CONDITIONS. a2, rage 6, is same as Site Plan CorAl n 30, page to, but Use T7iaser to this comitim is tr maio. For purposes of this matrit we assigned the trigger as'CIOSA AGREEMENT-. CITY DEPARTMENTS ARE AS FOLLOWS: BD UWng Depa tr t CA City Attomey CE City Enyneer CM Cary Manager CS Carrnmiry tF) GSD Genoral5a+nmdnrnl NBPD NewpodDeputmnt PD PlanmAg Deportmml PWD Pubk works Depwunenr TE Tratfic Fngineersng TIC REPRESENTATIVES ARE AS FOLLOWS: GC Geiwaal Contradw rwa CMI Engineer Archers Archeaogia NIM Paleomologist TIC The IMne Compatry Sdb Solh "reer Aid Archiled LA landscape Ardued AW Acousdral Engineer tight lighting Contractor Gph Gawvi TrAf Ttafhe Fnaioen _ to to N N N I- O O I N N DAVID RECUPERO A ASSOCIATES, INC. c0 6 vy Myers, Marc From: Mercado, Cecilia To: Myers, Marc Subject: Park Fees Date: Thursday, August 21, 1997 4:34PM In reference of our previous conversation of Park fees, a list of account numbers is listed below. Can you can verify with your records to see if you have the correct numbers otherwise make the changes as needed. Let me know if you have any questionsl 4003-4701 Park Fees Zone 1 4003-4702 Park Fees Zone 2 4003-4703 Park Fees Zone 3 4003-4704 Park Fees Zone 4 4003-4705 Park Fees Zone 5 4003-4706 Park Fees Zone 6 4003-4707 Park Fees Zone 7 4003.4708 Park Fees Zone 8 4003-4709 Park Fees Zone 9 4003-4710 Park Fees Zone 10 4003.4711 Park Fees Zone 11 q4 e Page 1 CORONA DEL MAR PLAZA SUMMARY Of CONDITIONS OF APPROVAL March 20, 1997 r rn rn m N I M 04�4iot�r DAVID RECUPERO E ASSOCIATES, INC. Q In m 9 r rn rn m N CORONA DEL MAR PLAZA SUMMARY OF CONDITIONS OF APPROVAL - 46 -q µ submit Pbm, apeU valxns, arw supporting Bala & repevb for grading pemirt. BpDD Civil 17 '46 4 Adhere to secemnxndahons o Wotechnical Inmilgahon. Team 18 '47 5 Comply vAth ermims and slhatmn control measmes and building codes and guldebnes. CAL 19 48 5 Include plan Ic, drainage Imiliues. v.ix1 21) 49 o Include deseslpibm 01 haul routes,.accass points, watering, and $AVI plug program Cunl/GC 21 5p 5 sounit erosion, siltation end duu control plan to Buiding Dept and Cab. Reglonal WQCB BD Crvi 22 '57 5 Evaluate and coek<3 velocity of concentrated run-olt Tram prole" life. Civil 23 'S2 5 Comply %Sib grading asel Drainage aandards set imill In Cisys Budding Cade and Gyading Specs SD Civil/GC 24 '54 5 74feimbe dust emissions duri% constructim by w•at,nnS, conim" soli on-sise, and shing Ai>ets. Ea— Qv1 25 56 5 GeciragbI -rid Engineer sha'I sign tech CamuhanCa repM aM be appravd by t1Ulldei D L Sods 26 .57 6 arpmam aM approvr any divessimi devrccs, <akhment Jevuu, m exlly teduun. Clivid 27 59 6 Approve dwgm of bamu and brow ditches by Building Dept. BD Civil 28 • 60 6 Qat"Is conwltant to provide wrMm recammesiJatioses m mir'satson c m essible & co6t able loll I - BO Soils 29 62 6 prepare sltelp"Dic resixurs of lenlarw tram mapwpiens re: sSmnt Issuav & eoundwaler. BD Soils 30 6d 7 Submit and approve erosion, silWhon and dwi curnirol `p an. BD CMI 3l 6q Vetlfy dbchaige of surface sunoll doers not increase erosion dmvnaheam o 'lWm D BD cm, OAVIDRECUPERO & ASSOCIATES, INC. CORONA DEL MAR PLAZA SUMMARY OF CONDITIONS OF APPROVAL March 20,1997 .3 xi �i;� c w�'�� PM¥ �" � P off � a :f' PALE i °°�� " -::.%." ' :l Af�'."<'r.>f ,t ...::•F+'rsX.;ry`�./,.' s .sX.t* A :.-t''n.i�µ2.. ':yrn�ro. ' i, fi �; t. z's`..• »7 �b�:;+s"Y�=:.ir, :i•E• •- �'° $'., A�:Cjiy� `� .Jyft<{ D.r3d;gnQrr";,...?F(:;5; s:s:y�z:. „,fir, r asu.c:jss. b':.•,d::,•''i >i17Clia� ^.3DAtE�r rm''i , � a 66. ^:r.£e •.� e d ,;*� Ih':.r».i s 10 ,xS ` :'C:,: . iA 'sRivleiVT4", .1 ,sr :• %"� .$FygiLY1: ;Pl�•�..£`. ,. y1,,,X.�'¢ww fir '.ri •a- < ..:<;�a'":7'kx+.rs>�r+5:�,7:3"br_t':4:h *?..w: ^ Hz,'•. 1�r: i �3.Z'x$ ;. r. 'Dor •d � a.tS?d ,b. CltW. .. �. "Sy,a`� c^5 ;;Y, .. ;yam,"-�.:l.. way d.w v, >.,�.,. -�_., a ' ,r>.. _v, r,.'2�r.t,-;:3 "^ :�<Sr- . _e•..��_. .y .�4 _ .. v 'S. TO]ISSUANCEOF GWING i[5ont] ..^f R f ,2,. 'r.r Y'•i{.iS. �u .• N� .S ^Y p.•!.".Y Yi _� jnm •.W wY—'S�$.i.L'YF' , Y Y �PW �w��:: M 66 7 Public Wmks Dept. w approve mprvm merst plans to dmnage^ladlAll. Csu4 33 ED 67 Provide plans to dung and bhc Vats Dept re: haul roues, amens points. a MV uraterim and aurae inrs ams ED 68 ntorporate erosim emtrol methods Into gsadmg pans and operations acoordtog to D CIO as Euddno Deal. 69 8 Develop plan ton dwalm d stmmwter Dom exposed Asper. PID Gsil • 36 BD 70 8 PmMe temporary Sravtl entrance to mmirwiton and inooryorete locabw inu PW Civil/GC 37 raJl fans. ED l 8 Incorporate tocatnn of bens Into gradng plans. PW Wl 38 BID 73 8 -Submit lYo3ae of Inpnl (rvOU to State 44liCB 30 doyA prior to grading. LWd 39 76 9 IndwW mpienrentzeon ot SNIP s. AV MI 40 10 Approve fnal plan of water, sews and worm drain faNllles. Kq cmi 41 '80 10 Adkere to SCAQhtD Was 431.1 and 431.2 Te. low sulw luei. Cml 42 .84 11 Limit ocnstmekon Doan to 7 am - 6.30 pm Man • Fri and 8 ans. 6 pm on Sat. PD CMV 43 ATd/CC' '86A Il Qwlu'ied arthwologct shall be prevent dung pregrade nxeetings and gradng adw,,. Archers 44 '668 11 h siomticani remains are uncosved, a3 work wall sup vntd recovery program is Ardseo 45 mmi2 torw d AS 96re: 5ly's respmsidhtlas tot miligation of artluedogkal CA Archto 46 let xk. 12 Codua hesimg and salwge d uncourrvd odes purwant to Com,al Poky K-b. pD Arcluo 4 .68 12 Donate all erdssootoTcal mate lul to a iaal Institution for arnion, dnFaay and study. PD Ambeo/ 48 TIC DAVID RECIIPERO8 ASSOCIATES, WC. A r rn rn N d CORONA DEL MAR PLAZA SUMMARY OF CONDITIONS OF APPROVAL March 20, 1997 u•I•,r.. lurflt:.. nn « .r.EIN 1645� •P .N ;sEtVOY241,4p sett Y: iiM•; •10t." � >:�,•a �6e,, 8:..%'.`-RbvltW •-�:. �;.. i',Sit�Pur(•.. 74 . ' q.pwZ1'0 'Kr .,.,,._ ,aq 'Yc �•1wP:, `^:•'P"S. RO'ont',�� ''i;'". ar., .J-�•.,r, .� ,;:7::.;;., ', .,;. '•:;?. ;-:.�:;, r "g, e•;... j')f�'3f !�✓. v�' ss �: "r-:<.xi'S-;a�;u r,R±:OewurFsdN, ,�: ,�h.. KK tM"ii�',a`: fwx i� ✓..�...t: .�.. ,Y`::•K :4 i,...i..a,s , '`ii "a' Ct.... +� <{.at _I. :•.-j..—.. �. - .ni-..0...... rR .n Dts +"': �;. _... � ,tfA �...:1 �T': }11^ Yvb Q(<µ S• -• -' �� . ,,,, ��(( a.wxL en r T.-1,;'.7^.5.U.�:.�$w`< �i`i . �N..,'..,ONt:E'f.'.G.a•_'R:i.AubiD.gI.`VT.-Gy=;PF'.H$"e; sdYTC .'. ea o_.n. "£' ' " SUANC : •..'M'a"y'_::tr"�• •v..y:..=.`.'1::s N:'eie}''.zd"v�c-ti"Rh�; '�..5.�. ;:r5,.:.id.n; Hjw•,;- ."hv'^_w'.*tpap y ��yy •e^••Maq�.� Y." ;N`. .�' ( y'<: �,%, ! _ t%e ••'b �'^. 1t.. p?y.ayx2';i K "Q¢<:y.¢„ n` • , il, .2'rYC N, i`, xY, •.w:_ ._ :�tlb. �- •��t��.W`'w��i`'•:y[. R, ��''JYiC• iG«:�.Aii. :a%i�'P.'..;Af� .rw'X Y.,:J.Hys '89 12:a'r^"sv'^o::::�+�,.^.q°. �"Yr:e•^.J- Make a peyaie nconnansance of Use area [o sea ti sgnillrmt Iosslb we exposed. P.ueo 49 '90 12 Reim quablid palaonlologist to mooltm fossil remains. Pak* so. 191 12 Give aulhorily to paleantabgstt to temporally diml Smiling elfats to salvage fossils. Pales 61 12 Paleontologut to conduct spotthetking al low sensitrnty sediments. Palo 52 '94 12 Doriale collected Imils to a museum approxd by City of Movi on Beacir, Planning PO De arlmust. palm/Tic 53 J5 12 Send a final report summamug Wings of Iced data. Pake yt 96 12 ??? OD 1 55 697A 13 Property div a sr. of trash on site Indudng aaosole maw Power poles. Cist/GC 56 ga 13 Public SVaks Depxbnent to datermme appraprfata method of watewater&POW. RV CIA 67 301 13 Relocate MwAnhm Blvd access drrx not less than fast anode * Harba Uses Drt CW 5S 'J n 33 o a extend any docderasjan Into the intesse<11on 01 MacArthur BIW aid adar View Odd. Gvl 59 1 1 Clear and disism of all vcifelallon, agamc Wood and deletemmn nwtcrti. CIW/GC fA '9 1 Ramand scanly cads as recamnsmdd. ose Cmo/GC 67 -4 1 Prwide a comise dd LII blanket of 3 feat beneath fooings. CMVGC 62 •5 Ge*lerhnlcal consultant I*omen* & asp%a rr f Winans. Soils 63 -6 d Consbucl sub -drain system in the northern and of the site. CM 61 DAVID RECUPERO a ASSOCIATES. INC. E CORONA DEL MAR PLAZA SUMMARY OF CONDITIONS OF APPROVAL March 20,1997 W � r �,., ;'FIR �'�'S'4 e1PAaa- ..Cp'F_"�F,: :;?;• 8' TgnFf#.w X"�,�i^ ad SttnY:•F ; �Ywci; w.•x701�,'� ',.w <:jg; <.i.� ,yg H'^. •sRMaYW34,. : e'Y s ,'.1 `P.AcE"r 'a` ,Crtisi[q!:. 'SREssNsY:.� <-�er .yea• .x"`/[,vW Yam,:a .. "• a;` ix- ,•,4„a.n'i„ ",; t.f7; n> 'I/ t ':. Ptiiti zF?. i ��,•� •i(jFstn[VI(GY=:':"t`` s" ; t; v�3:;a f =a..'; r ;Ctr _ .i'. ��;',..z� „•'cY-`Cd'�j•. —'�, "x"� ..Dgl.iT N„„`.k_�.:yw' •.�:•S•L'i. .:TI Rom' :.�t CS6 ,DM$: 1'ilif'�y,'-, .QF�n<'a,`^[••,m[ •K,p.'K� ;r "'.a'.a,t�'i.b .-e{_K, �yTta� ,.f i��G"•`.a .� _ - :.iw .5 .t^t; sr <....- _x... � �-.•,,t e...'.i - �,+'<`a^'f'.�''�a-^�lY .V'„ A='• :' « „; :' i" : ''` » I7i]GiGE' PRIOR TO TS§dAl`iCE'0F'GRAD1NG P,ERi�A u �)R`:..°♦Aam�'`V °Y.YI ^.:wo-�., 4F. .Y�^ i,y .._ _4,°, 't / w`y`n:^y+.L :., d'S�^ '•«A•: .` -^�4'N n`AI .�A'''`.'/.�ww'[SeSi•,dwM.r 9 2 PwAlt mare ielhed slope mabilsty analysis awe grading plans. are ilnabad. Soils 66 • -to 2 Y"p toeai and di letenual utllements wghm tolemble limits. Csnl 66 11 2 Use an allowable bossing pressure Ion done purposes. ChlVAfa 67 '13 3 the an ectumlent fluid pressure LI a rawhimy wall Is baclAidled with dean Mnd wl68 '17 3 Provide proper wrlace dta age along the top of relalning wins. Cenl/Aut 69 13) 5 Dewasn gruundu ter where nece mey. Chill 70 '32 5 Slabihar uakly excam6m deeper Uwn 4 feel. CIA 1 ' '33 6 Use appropeole IWO pressure for pm %v resaswnce It neceswsy Cnd 72 .:A 6 Pipes bads led wish clean sad shoold be placed on sand Ge gwol. Katy lesing In n"notim to rdntmlu wain in wrrandin soils Chet 73 '3 6 M Mme carrXlsors lock""rminwls ds needed. I 74 36 6 Ceolech consultant to review and accept line[ grading plans and Issue supplemental oeotech repot. 75 •A J' H�•+%✓P'� :rAY?^'t�. h?' "'C"i'i' d`S ' e. � .�i'" 'i:w g":"�•-• ~i eG✓`<r� .Kf .^JN-�, M'.'.�"Qi trM� l.rvq:" w ¢f:. C a •+v :•,SJ,w`z%�;,f"•/.. � .wig, r. •-0-'.,�, ,.: .. ,.i,,..e..,. _ l,,w ,. �tS :"" Yc' a««'w i✓3 "" r `.: K ;. ��' r' :s"` u� • x; ' z ,GGE} o'• RtQPp T.O,1SSUATICE O .,YroPi3ECISE !te!K's �<,;•; :. •x• ,>w"r`:.a:`.�� �'aM'2'*r^.:� �Y'"q"'.<;�o-. , [yr ., :�.. .:".w�>Y <S��s..V,<;w,��'? `: <` �/N�' •y,,ItS �X ,+ j�.4 .�,JA 1. F• Y'K.°YMt[,'� ,,.t d•$V..'t r<N� "•4.w .ATV, .v✓.: wb ,Y[b��"a,--�.e<�+`.' Jr,[. Y^w� Fr.Y^S �'xw�n�1'e"-,�:... ^'.h �"xaiw ... e�:.�:�'::.a.-'^• 5�.., .',,"'" Cw � �.q, ilT., '"''MM a:.T .. W „\^^^ n a«'Ky ; •.. N • ♦ w f �<� % [' w (•: ,'�'[' .:'a�'• .�:: :' .Z.n ��m':v'. x°<.T' YMA W i'�i ::':J ,v�' Pacow .. )8 4 ' Paleonsologsst m wbmK lallowup rspat to hidings mM 76 DAVIORECUPEROd ASSOCIATES,-INC. CORONA DEL MAR PLAZA SUMMARY OF CONDITIONS OF APPROVAL March 20, 1997 'W:.„y�Y�3r •Fllt'Y�54�'e^yr,q;s the as.5s» :jam• 5...: �i ",pA�^' j. wA •`;. E ..L.-. {.•• in•' ii: - 'i I - 'K `Price' :iGEoitrtg°,u%. I. Ya �G'.i. .i _:t u"> �Y. e` '...Fw •t i; ..� �- . f.' :` -. x ..:6• +'.k ;` ... , "....' T a, p`..: 4� `4. i'� .lrx ,>'..: „ 'i't'q�yr..1C'1Dit•',iT/�te. ,,.� yaw:•; .Z'q' .. Arig'` .» i. ..4a .:SnE1'G'rra :Re"nrwTd •"Ris+oai.<, ••ic z., .,;•a. r,11Es�mioN�: •y.ss.; ' •c"M.«, w's. �m ,101' i:' " • .i.,a. .r." „u..s..:e,. ~a 011a.•^.o _•%5,•,� ,v A ^>r'"'^i ^CSFax. <"'>a i a •<..: ., t. race 's rt .n .:•. ".J.: s: :.R �:::H i a•, a'- ;� :: " ry. Y' '•:: ,i:. J;x a=.-^ Sri.^Y y .:! b vT� �55„; �y3>e. v �-S Yv l..i »��.s 1'iYv 'i d"�r«. •�•.', ✓ (�,� ,- ��•.''..a :» 1'-Sv �- R(w W �'Yw +. } Xs i.. Y•Fw_.:>. ro :;s t :'k:: ' �'£�' N.•. •x �'"'.i'S^"iy>. .v7'n.:"a.'*: .ea a}°i^M.• �w> ...._... <..:.: �•/`„ % .eel•- .r..,:.'�`.rrt � ,: ..'i�$�^�<°Sa°.r` pn t -�... �: n a n.• �a.'�a .(.. „..a^.M T•> ..... .-v.. .-.... R' ..:}y ^ � :w`:..<V S{\S4 �'A•Z.. . ... ..."..L^�! ` .. N'!.. !.' . 3Jv b. '...�.. _ •c@N e.A �h:.u`v C.'�LT '4 1 Construction employeas shall not purl, [heir whlde on Asoesdo Aw. Rote on Wns. Cal Ti 1. Radom traffic speeds on all unpaved road surfaces to 15 mph or Iris CIwVGC 110 i Suspend grading operation dunes smog alerts CIJVGC 79 11, 2 Suspend all grading operaleons Wren x&W spr3ds ¢,,teed E mph. CMI/GC B) 68 6 Compact all fit slopes propedy. BO Ctd/Scr's 81 /GC W S Provide temporary udimml basin at point of greatest wrsofl. BD CIWI/GC 82 79 10 Mmimbe dug amisddts according to SCAQMD Rule 403. Cwg/GC fit ' 92 12 Masitoring AM be done on a IA -um basis of gelogk wsds or btgh palemiologk Paco F4 axnsilivity. 918 13 npose of my abandoned upbc tanks encountered dung grading, CISSyGC 8.5 1 Scanty and recompaet ab areas reabdng I&CI-AvGC 28 S - Tahe surface d,anage kilo cnnderands during gradmg. Cmil/Arcl/ 77 lA 38 6 Conduct gedechmcal obsenollans and tests as necessary. Solis 88 w ... .. ry .wvi .n..ev... v^_ _ev ..:. Kai�b .. w. : i.9.pi['.•%> "i+' :� �4A a »;w , :•.�-<».p-:"..w .,.a%�e nor :: •`ii> a..:L . "—'"Y < �.' Sze.. -. y ..._ �yb'`..'• ..:�'"a .�- . ��5 � a-, ;.;;:•. �>=µ�;y:, �;.': _„ :;:•TR[GGER::AFfER.GAAASNG-"w;:;:a„�; :,:. ,, .:>,,� „M«:' �';r`;v.;; ::S.s=':i?s::..�j,:M,; - . - . �•W41hm 13 a 90 days alter liming, complare erosion contra measures.. BDCMVCC b5 65 7 Wdlim 30 dals alter grating, uoplenamt eroslyn eonlyd measures. 8 MI/GC 9il DRAD RECUFERO 8 ASSOCIATES, INC. Q Ot m r r 01 01 m N E CORONA DEL MAR PLAZA SUMMARY OF CONDITIONS OF APPROVAL March 20.1997 r++ YNf1aC^: ';�7RRSV16�, �Pa'¢';= S7wvi�!:9:cer ni e.s "�',$' '''^ 2'SrrEPwV-i'•P;we- -' •f. •' M <;£ ; <;.� � ` ':` '• •..',. •_ ',s�,.-.i;.? ','.J,-; �, '� l4't :r __ •:;Eib•,y �; �'w['1 . ..':;. 3;. �. k:�;'Aas"eFmwx� .":o ., < �_.. ,tSir';'s ;;;�lC lie's•. �r Da>E •'� frw ':'k wT''e y°'; .) 'y7 e:•}•, - ,�, �. _ _ S•^,_ M1 zk"�4`%.-•.. 'r.; '�. "'.�'�Q.� � ,y ^.. .. �_. „<<-r;.<.•..) . .. �i.e••: .CLGVI .e.: •G_ fir. _E ` :w• -: ��� .IN6//doin � �w ",:, ..: "' '. EgFTA FTERGAAD �. �.., i •..: ;"e•'•a:< e, c ... i•'.,.:w• . a,a �'� `s" - Z• h. ,.' :, .'.y,. _ le T. ..w 'I' µ�•�a': ..... 'frx Q; 'iui.. :}.. .t'r �« .'li''y,r :m•'..,.�..4.+. MBA f'hrc��. =ie .'•.« :)1'r;;i::''w�>,•.i, '>�:; ..12 eF.'"?. Tl�•w}C' •4MiP'r'• Mn)n.is c'.;. ..« -. 2 »:;s�:.:3',•+..: �•'C Z..G:..j7'mi'Y-G'•;d; Aswmz cKlala tar nsedam apmswn Mel add lion; testing n done alter grading• ChriUSolls d8 3 Conduct value testing of near sudaoa soils IeIloM1 n9 7ading. 91 /Arcf SollvCIA 92 2a onducl ad""nal sul ate LeeHlq alfer sough gradueg. Cr-1Cr93 Conduct site aprct@ soli cormstdsy WIX9 aher t Soils 9mdmg, needed, Cnfl/ArK Soolh Y'm4Y %BAN e''^'..�p ^i �.ww �w T'':"�iV�t'R Gyro+q"avb9-•Mir •i."Il.'{ ^i.�yj,:. 'a2 S) �.ru�" ✓y, .�M,. 2.. ..•.. p �..j .. O tI •-'•. t ^:. : TQ 'PRI R s�. ;M..:. , t • ;:.,,..,r,,;. �.t,�•. - -. ' C'• .s�« IGGERM' 0 •ISSEfAIVCE p'$" �� "<) � r..'�"��-s" .',C ^ . Ok•BU1Lp . • �°=^z ;;'•�`'�R : Lompiete in;mw none M.y ,m ne WiFiings. Acousl 95 .6 1 Aaet City m implementing I ransposlation Demand Mgmt measures. CRae',96 7 1 Prwde mlHgatnn for secandasy morm emcslons ArK/Fra! 97 .S 1 lMIaF1 energy ellicknt hghling. ArcVLtghl 99 '12 2 Prondr onE power aeelKta during early stages and use ""drag sancas. pawn GC/ArcV 99 ! I -Cunsply unth approsed site ylan• door plans asJ ekusVom except CM1H where noted. Team 100 -2 1 Ful III aV lue-leom 01 ayprarel d Asranammh4e835 and Trafjw luny 401• leam 101 '3 ! Fdlow heyht resulKlons Irdlcated n EIR 01F4. Team 702 '4 t Conshuct ImProscmarsis Iewimd by Onllna,m art putg wades Daps. —Cl., R4 103 '6 I - 8nw each Wilding synth lniuidoal water and scour systom. RV CMI 141 UD DAVID RECUPERO S ASSMIATES, IVC. rn a CORONA DEL MAR PLAZA SUMMARY OF CONDITIONS OF APPROVAL 0 March 20,1997 NflA " Ptic SntoY "Y 'PAGE • JS`rtePuM`c 'PnOE: - GtsisoritI i •'p ': '. ..•. � � .:'. �: �" ;.F .:.. - - , - r':.. �'•Dtt(i!OR'_'•'•f rt..y.7t N`..'• :4`.��.. %3"i?w=.• 8. _,::; 13, X. ,N:3s.9.. a ,3. 10I' .R.ur1wT4•• _ .^KEj ?' <; : Aevarr+:: ..i. . N •; t'`) $ , :{ ;, 'TRIGGER:• i'RIOR.IQ ISSUf1T10EfUFBl1[(DINGAEHMCfS con w; "'st t: �;', " + ` :i` n x<" isres •" - .�a a {,iry ...7 'f`' '.i. 1•:'`' i •.. r .•_ . it ":: Y..,v. °..t •• ..3L y�i I a�:R*}...��.;t'S»O �yb Aevicw aM approse computed wmer uWlry -P.t...' r plans. PW Ca l�r '8 ! Tra IK Fngineet Io resew onsue parkllg, vebkular h psneslnan arcula0on systerns. TE WJVAra! 106 O3 1 rand. a aq.0 sight distances for Avocado Aue. insassx6om. LA d 10 1 Ded, ale saredel easements for psHx uldims. aNl/11C log r 11 1 provide asphalt or concrete access roads to utdirla, vautls, manholes, ele PN cw 309 .Z-� '12 2 Public asks to appave pedahun cl<dalim pan. PIN 1A 110 0 33 2 Pay Coonly san0al'ivn dlasri l fees 7lC 111 O [n '14 2 Shw weep drarnale one Willy lmpmanents on smpmvmemt plans. nil 112 Q '16 2 Pay Water Capka{ Impovemmt lee. IC p 11 117 2 Rovidt for incoilawatkm of wasersawng drv9 In [met design of am/ '-Dwtum a 1 144 U '20 2 or Pay plan cheand Inspactlan fee. %V TIC 315 w 71 3 Unde,arourad any overhead Okha to Use nearest appsop,lale pale. CE Cml ]lb O `25 3 Install Iim protection system. FD t Cmi ]t7 Ir1.. '29 3 Elminate or mimmree odlseK In Ole Pedmaur risk Of Ole peaking rm wslh Lnas dalgn of TE 'Teen 118 sate. 3 Requfia toad. list hydronis. CR 119 '34 3 Regsnes cnoite ondesg7wnd fine amain can Auscado Ave.. FD CuO 120 Q l9 O DAVID RECUPER08 ASSOQATES, IIIC. r rn rn rI N I V " Q d B r rn rn m N d Y•EIH• 554.^; tr Fla" <• <• :� u -'•`.5 ^' =' •;;']Ol'" z • aP6ee•,=SrtiPuN;�}}. w _ "RevFew.7M1>' ' Acy ' P YGaGti ,s a>r ' ResxNtr.' .'P ra: W % ; ".',`. .: :+'.-, .:. :..'• :.,. " < i �r :..:DE3d1W)14`t, w`: » . : rwi f . ; � .. .:s �- . x.>;.',.. .:.v :. .,' F•'. , Tl•• ` 't,'�ttR . x > ,`fz' `k.;i O!„ o- <'.:� ... ':DAt . N :APi•,^•: '' • r'r: ,�.•;.«_;>,� ...ae t•" a� e Y:v;nC� • �r.r-:+� � .:r ::S'�n : >.., y s. ry.£.•_ ;:;;e,.: k.:.-,:'.�.•2'2 •� ;�` ..eTRIGGER:'_gA[0[i7S1:ISSLIANCE:UFBUIIDING„pE_[th11'f$;Ebotltj3::r:�t'��•,. _ •2."..' v ..._<S ,�r.r... r� _ �': .i .: r3 : .,x �>, ri�w 2 e & :` : °'r aV.�..',.%,.a.'w'�W+"a..a.b �':iC..' .....���:=.;v�4,�.�.�,,,,,,>- ;.,.T t'w• - ,> S. e:CF'- :.'Ki .y 'VG'x'a �:M n .r. F..i". "%,'. .t `r �•�., .Fi.r:. .�r>.+L>"O'%Yw: ~CMI/Attt '35 3 R tires and a eq� pproves tlrc sprmld<r system. ID 121 121 ' 'S 4 Approve aMMMIng ram AlwAdo Ave. PURL) TI /Aut 12 4 eande Fite whhh the praj.d. CrA 1' '44 4 Comply Mth Ttge 24 rr. energydtifmnt design xgu1sl'wrc. BD Arct 124 55 5 Prepare and apprmt spccdk sorb and teunda6m stu.Py. BD Soils 12.5 6l 6 fri mporate "hits recommeM-Ilons Into rural buWmg plans re exyanuve sons. BD Sab 126 74 9 valop and mplement a Stonnwaler Pallulim Pr¢ssntim Plan. QW 127 77 i0 Prepare a Watu Qaahly ilasagement an T28 '8l 10 petItyuse of tonarete, asphah, and cement al ectng VOC em/ulans. 129 '82 ]0 Sound aFtenurre any rooftop or Other muheniaal equipment to adueve mui smndleval'81 g�Amk/Aul 130 10 eclon"I equipment an3 anergmcy poster generators nom vkw. 131 %4 11 slnKrica hour, to 7 am . 6.30 pm Mon - Frl and 9 am - 6 pm mSa 132 '99 13 Site Plan ReVsaw ulthin 2A mmtha Iron date of approval or d shall r1cubtlonal 333 '300 13 a8w wb"mes or hips gsvFeraled Try MacArthur BAd access ddvt ham n of traffic wtur re svtknin of MwAdhur. IC )34 'IO2 13 nd approve desFjn of internal Insemul'sun ar-cuts to t*law end shopping ETFE Cnd )35 '7,2 ot retainng xulk end pm -Me wbdrninage system. Cial 136 DAVIDRECUPERO g ASSOCIATES. INC. CORONA DEL MAR PLAZA SUMMARY OF CONDITIONS OF APPROVAL March 20,1997 10 ! Ems 'P.�eL•; ;:5� iPP'. �P�q` "§trEPUed •2 #.lYl :`GE. _ v M1 `x a i s' G[o° ^:.V It1pLY. %>, I Y"i' Y ,her. �0'.^3 .1 . It'l l.. I +i ni.'�-W'»`=•'S .Y r�'Sx. ¢ ` 1 �.t. •:'+'"' aS. >s•x: Aa �..,yt•':. '1.wF 'r.;:.,i', '`�.• °sin` �t .a•'i'E ''it-M' .¢ .$e> "n/pY7 a,101 t• Aflnev7M1. lid ?:.'Risoef•' Ta, ..,E .r��;<'z;f.i`�#`.s ..-i•:..: ,. V'r, �'` .,,,.,q„ R'-: DESLBRTfON'e',* .;_t, R; ,37C7h! x °D• M�1. „': . u•va• �„'_�. :: .. 'n CIFNIA7l�e>. " .'' .',` ,y:''`n^°'. y-. vww•i�ro?in '•'^i'��.xiu. f; x�:!'<" '•iwT ce ice'.^ Y ^.•x=.•i. e`«t :::.. :r c'x.,;e.; o � "•; ..A � r'fJ'R1GG�Ef{:; :Y >.4.j: ^+�T»s': r.. G.�..3ry v3:",t'�tiM Pie^..�M ,.... �YY ': wvt•r: I' Y" 1•.-.X Y?"." r.. _� .:°"fj': h'.. ;. .s..`N yam.'. wrt1 _:.«.s •PRfORif :% Tit!I E< F. s �'`' t :s;;,:'.. c •fey'°;.�,_,.,,,�w<';,�'^`,:. G , �"•� y,;`�.'o.�',w„r7=':.-"'z`` ":,r.' „.a^^. „;.,;': ;;�'%';y; .s .,;:,,2Y.. .4.�! .b� �Ul[.D11VG•PERMIT$'(cont ; „� _ F.;M.. .rx'. "Lr ^r :++�,-�'.° w• `^,mow.' 'r '8 2Wy,pProvide smb raim and waterproaing slang inlesrsr fasgngs will, stgnitWnt`eMva6an' CWd/A, 137ry differences cl ' '14 3 ]¢ app(aptlat¢ preYVR meaSUf%ta deagn SIWNIng will. CMlll/Ar 1Ja cl '15 3 Ptoida a subdram system for retaining atmcturas " sup togings. mVAt 139, al - '16 3 Prawde weep holes along the bo7tom o retaining relk. Cml/Air 140 cl 119 4 ComWer inaeanng thickss neof aggregate bass: if heaay connmclion na0k h CB4 141 ar led. 120 4 Verity Thai the matenal for eggregate base masts the minimum rowimments. Chd 142 '21 4 compzcf aggregate baseto tnlnimum d 95% reletiv compxbm. Cad 143 '22 4 Make drls�ways, rongn, apprcacha% curbs aid graters a mbmum of 6 mcha tbtds to naVAr 144 reduce crackw . cb" '2 4 Make ciat iar concrete Ilal4urk a ndnhTmm o14 Inches dikk to red,. taadsing. VAr 146 ct/LA - 24 4 Oeslgn proper concrete rsw and have prcper p"ment and curing at cmuete. GAVAr 146 <r/LA '27 5 Maintain a:rquale sosfxe drainage, dupwal of mnolf water mad Irrtgalm. @nVAs 147 ct/LA 129 5 Malmum adegiate surface drainage away teom nrttclores. LA Pit 'd0 5 AusW eonsirue6nn of planter area adjacent to nmetura. WR:IvO 149 �c"• .:TM:' w< awv ,t'r N.w - 'yy, _. �.. .. w ', P •r • 'S •+a+`.. `C.- °'i'n: TRIGGEfi: PRIOR i'O TNE'8i`OCCUPA r s"«'• 2 ^ w r '2 1 Install bathe 49"al on Avxado Ave at access,;nW Way to prgeet site. CMVfr 150 DAVID RECUPERO d ASSOCIAI£S, INC. CORONA DEL MAR PLAZA SUMMARY OF CONDITIONS OF APPROVAL March 20, 1997 11 '• FR"itl$4; R;Ssac¢'.>Sntprcu:"^f?y4e.••'�S`tt[�!UFD',,•P�.,.n"rG1[mFttl'.•A:Pnd.'�,•r_'.,,".,.,^-•..r1r.I. >'.'" .. bF 'T,. s "Yi-:I `z?i•+:,c "f^.'". '','101 .,_ar;, ,flMNl74. c*i;.`'.:.'•l. .F: zS- :i',:QiY.-1 •`P ?•..t. »:.Rvont',.e, +`h'+rsk%.irM�cLt':.2„t;:Ye'nR",t•..�e•" �Ae.a;•':h'..iAi;ltmi3:.•Du7i s<"(R:R96,DQ+Mf1?�x�. rx •;s :X'..,.�«�" "<b .�ti ,Y iY. M1Y.: ^i'.`�k''= "' -' .-:"'.L'.... ..•..,�� .�v ,.�i,.,:,u:i.`A. •K. _ M TAIGGER: PRIOR O US &y OC UP NCY; oont1 -P-.. ; < I• a •. w� +:?.•i"' .:Y��n s;rya W..�7.tr:�' •M:=i, �� .��)• �_� h G Y. wia..S .� r .4 �i.W «4`r'."• >: Li.. ri r�e^,M.. .« "�N: �rinv 1 1 Com*te anent sdxduk aM fv%l Iunded proleas to acmrdante vnM TraIjW Phasing ISI Ordinance ITPOI. " 2 Complete the Fl Paw Stonn Dean sys[am. AV CIW/fIC 1 2 2 Locate any Fdiwn Irmo mmesa outside sight distance platy Mtu 153 3 ar8cipateh the Cl"W mmklpal regdng program GSD clw1S4 3 Fvltil1 at mliigs0m memmuaa of the rallsc study TE 155 RI-4 ra,S1e vehieulm mans to the n[ral sbrary when it is open. vest/GC 1 6 mtA ha sS3naf al Avocado Avenue nsam entrance PJd mi/GC 1673 Renew and approve skyiege program. KV AWGrph 158 3 Pra4st fire spnnkW aermilon eitn in ail buddings FD Arct 159 4 Pmvde Ktwt Bann %Uhln the site. FD Aecl 160 4 Llghl a4 eAlnlm arras %ith a minlnwrn'one fool cantle pawn NBPD Arc /119h1 161 Hme odectia safety l-ks car all dam and windows. NBPI) Ard 162 6 9 Submit en opi,alkni plan Mat ¢aura incluelon ol non•snuctural Bbl s. A cm IC 3o 5i 1] Provide <vidxnee that the Installed Nhong mars the obIglMs of the rAm. PD Arq/Light 164 DAVID RECUPEROB ASSOCfATES, INC. M n: CORONA DEL MAR PLAZA 12 SUMMARY OF CONDITIONS OF APPROVAL March 20, 1997 ,..... _ ' TnnsnC. ., ':- a^3.. ''a '•. ...oz' .:: ,. .5 ,"..'s Y•:.:I.! r�i �a1q '.1 f/ 'r> n'n.)An[` 'ni r ,;. n, ,arx..B.«.,-i ':?}; W.'I "I�]R 1i15� ryncE = Stuov �, : P".aa%, "'Slid?uila l YAcr ^ `C+>osF[?I'> P t 5 < •r _ ,.. . y . _ . r, ;t$'. `1 $ rrc.' ��. e � Ca •� !iHCwM7t'� ' �." ��y.�.^ i. �1 `CiIY,aDp� 5e�, `� ••,�A1r.Iy.:j �E . . <' .:S : a "„n. � li :«a >N :., w-1lOt" �::.a REViflv74. "�',T:. e,RntMTs^' 4-,.?-. „�. :.+a6"Te':X•'.r �.}: zi:.-:w�*s '*.::�....: .„t t,^..iit'`v :4=a '.1`ks:#i S"".' x3^r::&'t1a�± tCiuRa �:,�X "':x - ;w_J, .... g„Bw. :'A:asn: Vy.` h•ti•a - y r iAr — a �rn ..:: `...'J'.. >G..:.:ttt•1 Yh"`:i er op; '...'-r'' N' a..`J",gr/ ../, .c �^ `a•f. 'a >i. ��f'`'lt;. �y, ... �'<.•r� _�.'._ r.�s., :t... i'3,"n.:ai: �. TRiGGE"RIOI 0 Nv T0`OONS7RU�7` fµa• >6 ,..nS A m.xin -we xSa "�5'e r3 %l•r.. na'+i i'i :. ->ia a`F Y Y.B ad... ',_"".nl �Y.�r J_ J• i, ^' 4tWi aB \A �,y.yt Bec. �i°. , z37 S'-. a .-,\.>L3b'.[:..`'Y'./.'.�t•(''.a..I .V Yi % ✓��'..)..sJa w'�abf• ]".."., aL' /•r Y..:'::6'e z M 6 R¢Vtew and accept totmNalion plan tot the site Soils 165 r N _ :L'a S'%s S: '>"aS M"Y.:'; J...'\�e'R.S J6'�`c: ,3' .. ;_, £>f a: """ .: _.:. re'.... ....jw M:. .•. +i 9d c: y;j' ':''Niw''-d .a::i 5'<.�'y Yf"iw �.' a'' ?•..:<��'.M�„ `5: ,• '"... ;c.�:' wi" ``5-':g eT-TRIGGER:CONCURRENT•WITH:BEGINNING:OFCONSiROC'�!•��.OIV;•'••� .aR '•>w:`w'* ^ eir�. Ana" 'F.L.S'. `° '.JF'�", C.•3.,. � �i3+'E�.. %: ^'•Y •.:.tws.°°`. �Wr`r-sw='�:w{'�eF.+`„�,a, �p a 1`� qr �"' (� yx .a..,n mm ,: ✓a�..�Ha.�'�•.'.:� b'-...ta £.� y&y�.y� .— 4 9 Develop and lmyleme it a SWmuawr Povudm Premintm Ran. CMI 766 .�,.. `� .:.. ;,�� <�a� �`°�xw �row:r, ._ N,.GCO• T,...Re AND-7RIIGGER:IiURNG;iXN:SG1G�WILDS_UsC.va.l7„0 z »»• T;;�ro.-''--<�v : �y'`,z. ..2 T"„•rc°; a.C.,M'.w.,�eN:' •i: a... <+"al'.+Y �, :. ri-a� .Oa •p pmv Z ,;'n S'. J. S. .'./� .. ua: wawF� YrYai..'rAYiGe 'J-•n :,+D .M�, Tw." >.�, �ny.,.'F TB 5 Take suds &anage into CoMda>allm during gradiig, {andsuping It cocotruc5om CrviVAra! 167 O .:,,•�: "'a K',F'. _...�.... aiyap J :•x .,.v�. .. , '. , .. > tt:>i�:?`: ..•..v ,. r< � ♦ i' a„ �xs'F!x'.:�• q.^.`a.•: :G. -e 44,s, .»' +.w„fi`s:=x`.`S Cui .z ✓� ° "` :> .+:.. .•" :'7RIGGER_i''C10SAAGiEEMENT':` U', q,• w y. , '!•r ,� r , i` .`:w o ;5 t_ R'P ,y »:."ra' •`w'L; ' :•%: �„ a •.3x . r' Y „T1C 1 30 hare l mprmamenb for Impacts on MmArihut d San Miguel & San JoxM 168 O Hda ,o., o... h•6: ;l.,a•1w-',.Ra.I:—,a ", . •• 'ik 'xBX . ,➢'.. 'a^..m„_ . ah�M^,& ` ,i"r ✓, •. xiax.X M .�WU S"Y• =iO' 4GR?'JVXfJ �ix":fr `"�Y•'^-•: x' , a'V se. . rFi,.Ar, a: `MYi Ym r ;` Vn✓' ''."�y.t.:' :m,:e.i T...w J,-•.�--?—;R/T•.a ra^` i. �VO. ^Z"�&a.w'', O'.Fy.�"is: O"3, FE=yGA klM.. .%w�., P•:.Ht I3C'S..r&S:fe aa`x.O.»�x..:a+�=„ma;> ';ny<r':i<- �.r.�gw:'..-1 °ic, R^I^GwGE.RTQ:FIPLEMEN .i^ :s." •;_'.;,l a.i ilV�,w`.,. ,'Bx's""�.u,...",e.iar5yr%^.�k•,4�eA',o.R"R`e�^: .�. ..aw�s. $"2.F)",t �'...,re. ..Mn .r .ArcVGrph W 104 19 Induoe proobiom tar a sign wmhucalsm program tm Newport Beach PaMk Inbrary. CM/PD" 369 . CSDJPUt LL LL E ' Q d DAVID RECUPERD 8 ASSOCIATES. PIC J r 01 rn T N I � d CORONA DEL MAR PLAZA . SUMMARY OF CONDITIONS OF APPROVAL March 20,1997 `These conditions did not have a specific bigger In the adopted conditions of approval. EIR MITIGATION MEASURES: *1 and u3 are identical. Only #1 has been included. 049 and #67 are very similar but both have been included. TRAFFIC CONDITIONS: *2, page 6, is same as Site Plan Condition 30, page 10, but the Trigger for Ibis condition Is uncertain. For purposes of this mat& we assigned the trigger as "CIOSA AGREEMENT". CITY DEPARTMENTS ARE AS FOLLOWS: BD Building Department CA City Attorney CE City Engineer CIA City Manager CS Community Services FO Fire Department GSD General Services Department NBPD Newport Beach Police Deparmient PD Planning Department PWD Public Works Department TE Traffic Engineering TIC REPRESENTATIVES ARE AS FOLLOWS: GC General Contractor Civil Civil Engineer _ Archeo Archeologist paled Paleontologist TIC The Irvine Company Soils Soils Engineer Arct Architect LA Landscape Architect Acst Acoustical Engineer . Light Lighting Contractor - Giph Graphics 13 DAVID RECUPERO 8 ASSOCIATES. II1C. r COMMERCIAL/INDUSTRIAL ZONING CORRECTIONS Telephone: (714) 644-3200 Plan Check No* (5�6 By:Genia Garcia, Associate Planner By:Christy Teague, Associate Planner B -Marc M ers, .Associate Planne By: Date: �" 2-2 • ��• Address: �•400 la • e-��eLs-t- Districting Map No. 32 Description of Project: C.Z)" Zone\General Plan Land Use RScl Proposed Use Corrections Required: ��Po`Vl�•I�-�,-� ��� d''- Legal Description: Lot "tie Block Section Tract Resubdivision required to combine lots or portions of lots when construction or alterations are in excess of $20,480. <� Covenant required. Please have owner's signature notarized on the attached document and return to me. Lot Size/Tenant Sq. Footage �3S /'fs/ /03, 2/G.19 Required Setbacks f1vn:.t:lo Side ZO' Real: P2e FD`jF'r. L+• area (site area sq.ft.): sq.ft. OSi UO O Base Development Allocation (BDA): Comm sq.ft. 4 u5 s FZ_,.jZ. [0.5 x site area sq.ft., unless otherwise specified in Land Use Element) FAR permitted, with/without variance: (A) comm res pkg Square footage permitted: comet res pkq sq.ft. [(A) x site area sq.ft.) PROPOSED DEVELOPMENT: (C) Base FAR use sq.ft. (D) Reduced FAR use sq.ft. (E) Maximum FAR use sq.ft. (F) TOTAL SQ.FT. (C+D+E) PROPOSED FAR: PROPOSED WEIGHTED DEVELOPMENT: FAR Use Category Weighting Factor ( F + site area sq.ft. Base x 1.00 sq.ft. Reduced X 1.67 sq.ft. Maximum X 0.50 TOTA GHTED SQ.FT.(May not exceed BDA) Provide tissue overlay of ca Parking (Indicate number of s S;ftI ft. sq.E �1 //,A �s t t. 4 44/ t ((7i� ad Sq. Ft. ( G x H sq.ft. O lculations to verify provided Square footaee. tails provided) QIP Tota On -Site Site king Required yG'� Provided �I s -m b�ion i. ding height as asureci from natural grade to midpoint an ma imum rid a ro f 'height A. 61 7� /� pq i / W = - xY� tF .. _ /9...7F:G.• : /ih :J4: 2l"- %'1C '4� GIQ N rr r (15,71' _ �,�lo-: / iqw natural grade line on all elevations `mac I=LE� -+ --��--••�� '�'„ gi�1+-t />�.u, Uf'�`f' ) show all rooftop mechanic 4�Y equipment and dimension from grade direcrgly below. 0'W Indicate location of trash containers on site plan. Plan fully dimensioned showing all room uses. Cj�/��-'? 19=plan fully dimensioned showing location of all buildings, fences, etc. in relation to the property line. C-� A Fair Share Contribution 'o J4:�S-- `� San Joaquin Hills Transportation Corridor Fee /-e-e, a,dt /3 .✓fON-/G--) - g : +i x ! O 31 z ! F � 3 zq 2. 5-) , c 4 dj, J. pZj,,+ .'.se� SPECIAL APPROVAL REQUIRED THROUGH: Please indicate any discretionary approval numbers on the plans and incorporate the attached; excerpt of minutes and list of findings and conditions into the blueline drawings approval letter into the blueline drawings Modifications Committee: Indicate Approval No. on Bluelines Modification required for Plannino Commission/City Council: Use Permit: No. Variance: No. Resubdivision/Tract: No. Site Plan Review: r No. Amendment: No. —mac Other F - lEasement/Encroachment Permit Subdivision Engineer Traffic Engineer �� �� Approval of Landscape Plans 6e- r. Jell- uq Building Department: Grad' ng' neer Parks Department: Approval of Landscape Plans O! Coastal Development Permits: _ Approval In Concept (AIC) No. (Note: File 3 sets of plans: site, floor, and elevations) Coastal Development Permit: No. Effective Date: Waiver/Exemption: No. Effective date: h t NOTE: It is the responsibility of the applicant to circulate his plans and obtain the necessary approvals from the departments checked above. If you have questions regarding your application, please contact me at (714) 644- 3200, ropm\COM-LON. COR Rev. 7/95 PLANNING DEPARTMENT CORRECTIONS MARC MYERS (714)644-3210 1. PLEASE LABEL THE VIEW PLANE CONTOUR LINE WITH THE CORRESPONDING ELEVATION HEIGHT ON EACH ELEVATION DRAWING SPECIFIED. 2. PLEASE PROVIDE AN ADDRESSING PLAN FOR THE PROPOSED BUILDINGS AND THEIR RESPECTIVE TENANT SPACES FOR REVIEW AND APPROVAL. 3. PLEASE PROVIDE A PARKING LOT LIGHTING PLAN WITH RELATED PHOTOMETRIC SPECS. AND LIGHT SPILLAGE DIAGRAMS. ALSO, TRANSPOSE SPECIFICALLY CONDITIONS #8, AND 40 DIRECTLY ONTO THE LIGHTING PLANS FOR REFERENCE. 4. PLEASE PROVIDE TISSUE OVERLAYS OR OUTLINE DRAWINGS IDENTIFYING THE EXACT BUILDING AREAS THAT ARE INCLUDED IN YOUR SQUARE FOOTAGE CALCULATIONS. 5. PLEASE DOUBLE CHECK THE HEIGHTS OF THE PCH AND AVOCADO BUILDINGS WITH THE REQUIRED VIEW PLANE CORRIDOR. THEY EACH APPEAR TO EXCEED THE LIMIT AT A FEW LOCATIONS. SEE PGS. A-110, 441, 451, 541, 553. 6. PLEASE LABEL WHAT WILL BE LOCATED IN THE "SERVICE COURT' ON THE SITE/FLOOR PLANS. 7. ELECTRICAL ROOMS ACCESSIBLE TO THE EXTERIOR ONLY AND ARE TO BE PERMANENTLY USED AS A MECHANICAL/ELECTRICAL ROOM ARE PERMITTED TO BE EXCLUDED FROM GROSS SQUARE FOOTAGE CALCS, BUT PLEASE MAKE A NOTE ON THE DRAWINGS STATING THAT THEY HAVE NOT BEEN INCLUDED, AND ARE REQUIRED TO REMAIN ELECTRICAL/MECHANICAL ROOMS PERMANENTLY. 8. REQUIRED SIGNATURES OF APPROVAL ON THE DRAWINGS INCLUDE; PUBLIC WORKS, TRAFFIC, UTILITIES, FIRE, GENERAL SERVICES, BUILDING, AND PLANNING DEPARTMENTS LA SECTION V. RETAIL (AREA 5) LOCATION -10- Area 5 (aka Corona del Mar Plaza) is located at the northwest comer of East Coast Hghway and MacArthur Boulevard within the area defined as Newport Center as shown on the Planned Community Development Plan. INTENT It is intended that Area 5 be developed as a specialty retail commercial center. These regulations will permit a broad range of commercial uses appropriate to a retail commercial center. These uses include retail uses, restaurants, and uses which are service in nature. Bar - The term "bar" shall mean a place of business with the principle purpose to sell or serve alcoholic beverages for consumption on the premises and may include -live entertainment and/or dancing as accessory uses to the primary sale and service of alcoholic beverages, provided further that such -five entertainment and/or dancing shall occupy less than twenty percent (20%) of the "net public area." Gross Floor Area - Gross floor area is the area included within the walls of the building, exclusive of mechanical shafts and related appurtenances. The floor area shall also include the areas which are defined by planters, awnings, shade structures, fences or rails and are for the exclusive and permanent use for display or seating by a use permitted by this text. Exterior covered walkways between or in front of retail buildings shall not be included in gross floor area. Restaurant - The term "restaurant" shall mean a place of business with the principal purpose to sell or serve food products and beverages for consumption on the premises within a building consisting of a permanent structure that is fully enclosed with a roof and walls, and where incidental dining to the extent of not more than 25% may be permitted out-of-doors on a patio, deck or terrace that is integrated into the building design, and where the area devoted to live entertainment and/or dancing does not exceed twenty percent (20%) ofthe "net public area". San Joaquin Hills Foothlll/Eastern CorridorAgency CorridorAgency Chairman: Chairman: Peter Buffa Mike Ward Costa Mesa Irvine September 30, 1996 Genia Garcia Associate Planner TRANSPORTATION CORRIDOR AGENCIES City of Newport Beach 3300 Newport Blvd. Newport Beach, CA 92663 Re: Irvine Retail Properties Utilization of SJHTC Fee Credits SJHTCA Transfer No. SICD-5 William Woollett, Jr Chief Executive Officer Wolter D. Kreuhen Chief Operating Officer Colleen E. Clark Chief Financial Officer Jerry E. Bennett Chief Engineer Pursuant to the request from Irvine Community Development Company, the SJHTCA will release fee credits in the amount of $305,866.77 for 95,883 square feet of retail development to be built on a portion of Parcel 1, Parcel Map 90-361 in the City of Newport Beach, County of Orange, State of California, address as listed herein; 2400 E. Pacific Coast Highway, Newport Beach, California. Please have Irvine Community Development Company complete the Transfer of Interest in Fee Credits form to keep in your files. This Agreement assures the County, Agency and Company that there is no unauthorized use of fee credits. The Agency does ask that you indicate the amount, date and for which tract and number of units for which fee credits have been relinquished as part of your quarterly submittal of fees. Sincerely, Kathy B nard Director, Administrative Services cc: Cindy Daily, The Irvine Company Maria Fazio, TCA Gil Scofield, County of Orange 201 E. SANDPOINTEAVE., SUITE 200, P.O. BOX 28870, SANTA ANA, CA 92799-8870 714/43"BOO FAX 714/43&9848 http://www,, tcagencies.com Members: Anaheim • Costa Mesa • County of Orange • Dona Point • Irvine • Cake Forest • Laguna Hills • Laguna Niguel Mission Ne/o • Orange • Newport Beach • Santa Ana • San Clemente • Son Juan Capistrano • Tustin • Yorbo Linda Sid IRVINE COMMUNITY DEVELOPMENT COMPANY September 29, 1997 Genia Garcia Associate Planner City of Newport Beach 3300 Newport Blvd. Newport Beach, Ca. 92663 Subject: Utilization of SJHTC Fee Credits - Corona del Mar Plaza This letter is to formally request that Irvine Retail Properties Company be allowed to utilize San Joaquin Hills Transportation Corridor fee credits in the amount of $305,866.77 for 95,883 s.f. of retail development to be built on a portion of Parcel 1, Parcel Map 90-361 in the City of Newport Beach, County of Orange, State of California, address as listed herein; 2400 E. Coast Highway, Newport Beach, California. Based on executed San Joaquin Hills Transportation Corridor Amended and Restated Combined Fee Credit and Reimbursement Agreement between the Transportation Corridor Agency (TCA) and The Irvine Company, the TCA has granted The Irvine Company $21,608,269 available fee credits in exchange for dedication of Company land to the TCA for construction of the San Joaquin Hills Transportation Corridor. The Irvine Company has transferred $5,000,000 of the available fee credits to Irvine Community Development Company, a wholly owned subsidiary of The Irvine Company. The fee credits which are the subject of this letter are being transferred by Irvine Community Development Company. After application to the fee credits requested per this letter, a total of $10,810,299 in fee credits will remain with The Irvine Company and $3,062,951 will remain with Irvine Community Development Company. Should you have any questions, please call me at 720-2558 or Kathy Besnard, Manager, Administrative Services for the Transportation Corridor Agency at 436-9800. Sincerely, Crcc.vuaa, Cynthia Daily Land Development Finance cc: Kathy Besnard, Transportation Corridor Agency Martin Potts, Martin Potts & Assoc. Lee Burckle, The Irvine Company Tom Lynch - The Irvine Company P.O. Box 6370, Newport Beach, California 92658-6370 • (714) 720-2000 A subsidiary of The Irvine Company NEWPORT VILLAGE PLANNED COMMUNITY DISTRICT REGULATIONS Amendment No. 746 City Council Resolution No. 92-6 January 13, 1992 Amendment No. 835 City Council Resolution No. 95-130 November 27, 1995 -2- TABLE OF CONTENTS Introduction........................................................... SECTION I SECTION II SECTION ID SECTION A Signs, �1 Page 3 STATISTICAL ANALYSIS ...................... Page 4 -3- INTRODUCTION The Newport Village Planned Community District, a portion of the Newport Center planning area, as been developed in accordancewith the Newport Beach General Plan. The purpose of this Planned Community is to provide a method whereby property may be classified and developed for retail, governmental, institutional, and open space uses. The specifications of this district are intended to provide land use and development standards supportive of the development proposal contained -herein while insuring compliance with the intent of all applicable regulatory codes. Whenever the regulations contained herein conflict with the regulations of the Newport Beach Municipal Code, the regulations contained herein shall take precedence. The Municipal Code shall regulate this development when such regulations are not provided within these. district regulations. All development within the Planned Community boundaries shall comply with all provisions of the Uniform Building code and various mechanical codes related thereto. -4- c SECTION L STATISTICAL ANALYSIS Newport Village DEVELOPMENT LAND USE AREA ACRES UNITS GovernmentaUlnstitutionaliRetai7 Transit Facility 1 2.4 — Library 4 4.0 65,000 sq.ft. Retail 5 1010 100,000 so.& SUB TOTAL 16.4 170,000 sq.ft. Open Space TOTAL 2,3 17.3 33.7 4 acre public park' ' A 4 acre public park is contemplated by the General Plan in the area north of the Library site and south of San Mguel Drive (Area 3). -5- SECTION IL GENERAL NOTES 1. Project Description The Planned Community District encompasses 33.7 acres. 10 acres are designated for retail use and 6.4 acres are designated for govemmental/institutions. use. 17.3 acres are designated for open space use, including a 4-acre public park 2. Water Service Water within the Planned Community area will be furnished by the City of Newport Beach. 3. Sewage Disposal Sewage disposal facilities within the Planned Community will be provided by Orange County Sanitation District No. 5. Prior to the issuance of any building permits, it shall be demonstrated to the satisfaction of the Planning Department that adequate sewer facilities will be available. Prior to the occupancy of any structure it shall be further demonstrated that adequate sewer facilities exist. 4. Grading and Erosion Grading and erosion control shall be carried out in accordance with the provisions of the City of Newport Beach Grading Ordinance and shall be subject to permits issued by the Building and Planning Departments. 5. Screening All mechanical appurtenances on building roof tops and utility vaults shall be screened from view in a manner compatible with the building materials, and noise associated with said noise generators shall be attenuated to acceptable levels in receptor areas. The latter shall be based upon the recommendations of a qualified acoustical engineer, and be approved by the Planning Department. 6. ArchaeoloWcal/Paleontological Prior to the issuance of grading permits, the site shall be examined to determine the existence and extent of archaeological and paleontological resources in accordance with adopted City Policies. 7. Any fire equipment access shall be approved by the Fire Department. 8. The final design of on -site pedestrian and bicycle circulation in any tract shall be reviewed and approved by the Public Works Department and the Planning Department. 9. All buildings shall meet Title 24 requirements. Design of buildings shall take into account the location of building air intake to maximize ventilation efficiency, the incorporation of natural ventilation, and implementation of energy conserving heating and lighting systems. 10. Water conservation design features shall be incorporated into building construction. 11. Exposed slopes, if any, shall be stabilized as soon as possible to reduce erosion. 12. Public or private streets shall meet City standards. 13. The maximum height of all buildings shall be forty-five (45) feet and shall be measured in accordance with the Newport Beach Municipal Code, except that no building shall extend higher than the extension of the plane established by Ordinance No. 1596 for Corporate Plaza. 14. Crown Drive will not be extended across MacArthur Boulevard. 15. Harbor Yew Drive shall not be extended across MacArthur Boulevard. 16. All utilities shall be underground. It -7- SECTION IIL GOVERNMENTAL AND INSTITUTIONAL (AREAS I and 4) A Pemvtted Uses 1. Transit Facility (Area 1), including parking of Orange County Transit District buses and vehicles, bus shelter structures, including restroonL% and public parking. 2. Public Library (Area 4), including appurtenant facilities such as public meeting rooms. 3. Signs in accordance with the City of Newport Beach Municipal Code. B. Uses Requiring a Use Permit 1. Restaurants. 2. Retail uses such as gift shop, book store. C. Development Standards 1. Floor Area and Development Limits. The total floor area shall be as provided in Section I Statistical Analysis, consistent with theNewport Beach General Plan. 2. Building Height. Buildings shall be subject to the height regulations specified in Section 20.87205 of the Newport Beach Municipal Code, except that no building shall extend higher than the extension, of the sight plane established by Ordinance No. 1596 for the Corporate Plaza Planned Community. 3. Setback Requirements. The following building setback requirements, measured from the property line, shall apply: Avocado Avenue 20 feet Coast Hghway 40 feet MacArthur Boulevard 40 feet San Nfiguel 20 feet 4. Off -Street Parking. Off-street parking shall be provided on -site in surface lots or in parking structures. Parking for the transit facility shall be in accordance with Use Permit No. 3286. Parking for public library shall be provided at a ratio of one parking space for each 250 square feet. U 192 The design and layout of all parking areas and loading areas shall be subject to the review and approval of the City Traffic Engineer and the Public Works Department. 5. Lighting. Lighting of building interiors and exteriors and parking lots shall be developed in accordance with City Standards and shall be designed and maintained in a manner which minimizes impacts on adjacent land uses including Harbor View Hills. Nighttime lighting shall be limited to that necessary for security and shielded from any adjacent residential area. The plans for lighting shall be prepared and signed by a licensed electrical engineer, and shall be subject to review and approval of the City Planning Department. 6. Landsoaoing. A minimum of 5% of the paved surface parking areas shall be devoted to planting areas. A landscaping program shall be reviewed and approved by the Parks, Beaches and Recreation Department, and the Planning and Public Works Departments. In no case shall any landscaping penetrate the Sight Plane established by Ordinance No. 1596 for Corporate Plaza. G In SECTION IV. OPEN SPACE (Areas 2 and 31 A Pernvttec Open Sp; B. Develop As provic C4 -lo- SECTION V. RETAIL (AREA 5) LOCATION Area 5 (aka Corona del Mar Plaza) is located at the northwest corner of East Coast ITighway and MacArthur Boulevard within the area defined as Newport Center as shown on the Planned Community Development Plan. INTENT It is intended that Area 5 be developed as a specialty retail commercial center. These regulations will permit a broad range of commercial uses appropriate to a retail commercial center. These uses include retail uses, restaurants, and uses which are service in nature. Bar - The term "bar" shall mean a place of business with the principle purpose to sell or serve alcoholic beverages for consumption on the premises and may include live entertainment and/or dancing as accessory uses to the primary sale and service of alcoholic beverages, provided further that such live entertainment and/or dancing shall occupy less than twenty percent (20%) of the "net public area." Gross Floor Area - Gross floor area is the area included within the wails of the building, exclusive of mechanical shafts and related appurtenances. The floor area shall also include the areas which are defined by planters, awnings, shade structures, fences or rails and are for the exclusive and permanent use for display or seating by a use permitted by this text. Exterior covered walkways between or in front of retail buildings shall not be included in gross floor area. Restaurant - The tern "restaurant" shall mean a place of business with the principal purpose to sell or serve food products and beverages for consumption on the premises within a building consisting of a permanent structure that is fully enclosed with a roof and walls, and where incidental dining to the extent of not more than 25% may be permitted out-of-doors on a patio, deck or terrace that is integrated into the building design, and where the area devoted to live entertainment and/or dancing does not exceed twenty percent (20%) ofthe "net public area ". C Boa A. PERMITTED USES 1. Retail stores, including clothing store, bakeries, bookstores, food shops, pet stores, shoe shops, candy shops, card shops, florists, record stores, audio and video stores, camera shops, luggage stores, furniture stores, art galleries, jewelry stores, athletic stores, china and gift shops, specialty food service, specialty stores and other uses which are of similar nature. 2. Personal services establishments, including barber shops, beauty parlors, tailor shops, opticians, dry cleaning establishments (with plant on site, subject to the requirements included in, these development standards), postal service facilities, enclosed bicycle storage lockers and other uses which are of a similar nature. 3. Outdoor sales establishments, carts and kiosks, and outdoor special events and structures, subject to the approval of the Planning Director. 4. Temporary structures and uses. Regulations are as specified in the Newport Beach Municipal Code. 5. Office uses, only when such offices are ancillary to a permitted use located in the complex (Area 5). B. SHE PLAN REVIEW REQUIRED A site plan review shall be approved by the Planning Commission and the City Council, for the siting of buildings, setbacks, landscaping and other development standards, in accordance with the Newport Beach Municipal Code site plan review procedure; prior to issuance of any building permits. Minor changes made after or during construction, but in substantial conformance with the original plans approved by the Planning Commission and the City Council, shall be reviewed and approved by the Planning Director. C. USES REQUIRING A USE PERMTT The following uses shall be permitted subject to the securing of a use permit in each case: 1. Bars and restaurants, other than a use which can be categorized as a "Specialty Food Service" use as defined in Title 20 of the City of Newport Beach Municipal Code. 2. Drive-in facilities (excluding food uses). 3. Uses as specified in the RSC District of Chapter 20.33 (more specifically, Table C. 20.33, exclusive of arcades, recreational establishments; and drive-in, take-out -12- restaurants) of the Newport Beach Municipal Code, unless otherwise permitted by these planned community regulations. D. DEVELOPMENT -STANDARDS 1. Floor Area and Development Limits: The total gross floor area permitted, shall not exceed 105,000 gross feet. Of this floor area limitation a maximum of 15% (15,750 sq.ft.) may be devoted to restaurant uses (including bars and restaurants). Outdoor areas which are defined by fences or rails and are for the exclusive and permanent use for display or seating by a retail or food use use shall be calculated as floor area, except as otherwise permitted by the Newport Beach Municipal Code. Incidental outdoor seating, covered or uncovered, which is not for the exclusive use of any retail or restaurant establishment shall not be calculated as floor area as entitled by this section. Loading docks, covered trash areas, common electrical/utility rooms shall not be calculated as floor area as entitled by this section. 2. Building Height: Buildings shall be subject to the height regulations specified in Section 20,87.205 of the Newport Beach Municipal Code, except that no building shall extend higher than the extension of the Sight Plane established by Ordinance No. 1596 for the Corporate Plaza Planned Community. 3. Setback Requirements: The following building setbacks shall be maintained from the streets with dimensions measured from the property lines: Avocado Avenue 20 feet East Coast Highway No Setback MacArthur Boulevard 35 feet with the following projections: a. The MacArthur Boulevard setback shall be reduced to 15 feet for a distance of 135 feet as measured along the MacArthur property line northerly from the intersection of the prolongation of the property lines of MacArthur Boulevard and East Coast ITighway. . b. The MacArthur Boulevard setback shall be reduced by the width of the required acceleration and deceleration lanes resulting from the MacArthur access (if entitled), with a maximum reduction of 15 feet. The reduced setback shall be limited to the length of the combined acceleration and deceleration lanes as approved by the City Traffic Engineer. No setbacks are required from any internal parcel lines, except as may be required by 1 the Building Code. -13- 4. Off -Street ParldnA: A minimum of 4.9 off-street parking spaces for every 1,000 square feet of gross floor area for Area 5 (Corona del Mar Plaza) shall be provided on -site for all uses, including food service uses (includes required parking for bars, restaurants, and specialty food service uses). Parking stall size shall be in accordance with City of Newport Beach Standards unless otherwise approved by the City Traffic Engineer. 5. Li tin : Parking lot lighting shall be developed in accordance with City standards and shall be designed in a manner which minimizes impacts on adjacent land uses. The plans shall be prepared and signed by a licensed electrical engineer, with a letter from the engineer stating that -this requirement has been met. The lighting plan shall comply with the following criteria: Parking Lot LightingDesien: Type of Light Combined high pressure sodium and metal halide Pole Height 25 feet maximum, in no case shall the pole height extend higher than the extension of the sight plane established by Ordinance No. 1596 for the Corporate Plaza Planned Community. Light Intensity Mn imum one (1) footcandle per the City of Newport Beach Police Department. . Direction of Light Down only. Visible Light Source The light source for each luminaire shall not be visible above the horizontal plane. Building Lighting Design: Type ofLight Down lighting in arcades and along sidewalks will use a combination of incandescent and fluorescent sources. Perimeter building lights will use a combination of incandescent and high pressure sodium sources. Visible Light Source The light source for each luminaire shall be directed away from adjacent properties and not visible from beyond the project site. 6. Restaurants: All bars, restaurants, including specialty food uses shall be subject to the following requirements. -14- a. Parking shall be provided as specified in these development standards, more specifically in Section V, (D) 4. b. Kitchen exhaust fans are required and shall be designed to control odors and smoke, unless otherwise approved by the Newport Beach Building Department. C. A washout area or areas is/are required and shall be provided in such a way as to insure direct drainage into the sewer system and not into the bay or the storm drains, unless otherwise approved by the Newport Beach Building Department. d. Grease interceptors shall be installed on all fixtures in any restaurant facility where grease may be introduced into the drainage systems in accordance with the provisions of the Uniform Plumbing Code, unless otherwise approved by the Newport Beach Building Department and Public Works Department. Grease interceptors shall be located in such a way as to be easily accessible for routine cleaning and inspection. 7. D_yr Cleaning Facilities: All dry cleaning facilities shall be subject to the following requirements: a. Any boilers shall be isolated in accordance with the requirements of the Uniform Buildmg Code. b. The use of chemicals shall be reviewed and approved by the Fire Preventiorr Bureau. C. There shall be no outside storage of materials, supplies or other paraphernalia. d. The proposed dry cleaning equipment shall be installed and operated in conformance with the requirements of the South Coast Air Quality Management District. 8. Landscaoina: A minimum of 5% of the paved surface parking areas shall be devoted to planting areas. In no case shall any landscaping penetrate the Sight Plane established by Ordinance No. 1596 for the Corporate Plaza Planned Community. E. SIGNS ( 1. Definitions: The following terms used in this section shall have the meanings indicated �,.�Jr below: -15- a. Anchor Tenant. The term "Anchor Tenant" means a store having a minimum of twenty thousand (20,000) square feet of floor space, which is located within or between other commercial buildings. b. Audible Signs. The term "Audible Sign" means any sign which uses equipment to communicate a message with sound or music. c. End Cap Tenant. The term "End Cap Tenant" means a store having three building elevations with a minimum of four thousand (4,000) square feet of floor area d. Building Elevation. The term `Building Elevation" means the exterior wall surface formed by one (1) side of the building. e. Eye Level. The term "Eye Level" means at the height of five (5) feet measured from grade. f. Freestanding Commercial. The term `Freestanding Commerciar' means any building with a commercial use which is separated from other commercial uses by parldng and/or streets. g. Major Tenant. The term "Major Tenant" means a store or restaurant having a minimum of eight thousand (8,000) square feet of floor space, which is located within or between other commercial buildings. h. Monument Sign. The term "Monument Sign" means any sign which is supported by its own structure and is not part of or attached to any building. i. Sign. The term "Sign" means any media, including their structure and component parts which are used or intended to be used out-of-doors to communicate information to the public. j. Sign Area. The term "Sign Area" means the area enclosed by a rectangle drawn around the wording, numbers or images composing the sign. k Sign Face. The term "Sign Face" means the physical plane and/or surface upon which the wording or images are applied. 1. Sign Letter. The term "Sign Letter" means the individual symbols of the alphabet used in forming the words of a message. In. Tenant Sign. The term "Tenant Sign" means any permanent sign of an C. establishment which is located on or attached to the storefront elevation, -16- covered walkway or awning for the purpose of communicating the name of the tenant. n. Temporary Signs. The term "Temporary Sign" means any sign, banner, pennant, valance or advertising display constructed of cloth, canvas, plywood, light fabric, cardboard, wallboard or other light materials, with or without frames, intended to be displayed for a limited period of torte. 2. Permitted Sins: SECTION 1 - SITE IDENTIFICATION SIGNAGE a. Shopping Center Identification Sims: In addition to other signs permitted by this section, monument signs identifying the shopping center and tenants are permitted at the vehicle entry on MacArthur Boulevard, the vehicle entry on Avocado Avenue, the intersection of East Coast Highway and Avocado and the project's main pedestrian entrancefrom East Coast Highway. The location of the signs shall be approved by the City Traffic Engineer to ensure adequate sight distance. The sign area of each sign is as follows: MacArthur Boulevard Entrance Maximum Sign Area Maximum Sign Height Identification Maximum Letter Height Letter StyletIllumination 100 Square Feet 8 feet Name of Shopping Center, Logos and Tenant names Shopping Center Identification - 24" Tenant Identifications -12" Shopping Center Identification and Logo shall be individual letters either spot lit or reverse channel halo lit. Tenant Identification shall be individual letters similarly lit or routed out letters backlit in an opaque background. Avocado Avenue Entrance Maximum Sign Area Maximum Sign Height Identification C. Maximum Letter Height 100 Square Feet 8 feet Name of Shopping Center, Logos and Tenant names Shopping Center Identification - 24" Tenant Identifications - 12" -17- Letter Style/Illumination Shopping Center Identification and Logo shall be individual letters either spot lit or reverse channel halo lit. Tenant Identification shall be individual letters similarly lit or routed out letters backlit in an opaque background. Intersection of East Coast Hghway & Avocado Avenue Maximum Sign Area Maximum Sign Height Identification Maximum Letter Height Letter Styleffiumination 120 Square Feet 10 feet Name of Shopping Center, Logos and Tenant names Shopping Center Identification - 24" Tenant Identifications -12" Shopping Center Identification and Logo shall be individual letters either spot fit or reverse channel halo lit. Tenant Identification shall be individual letters similarly lit or routed out letters backlit in an opaque background. Main Pedestrian Entrance from East Coast Hghway An arch or pedestrian gateway shall be allowed at the main pedestrian entry off of East Coast Hghway, subject to.review and approval of the City of Newport Beach Modification Committee. The arch may be freestanding between buildings or may span and connect to the buildings. The project name and project logo may appear on the gateway as individual letters spot lit or reverse channel halo lit. b. Library Link Feature: Sculptural or decorative elements may be used to help define the pedestrian link between the project and the library. C. Graphic Light Sconce: Feature light sconces shall be used to create pedestrian scale and character. Sconces shall either be internally or indirectly lit to back light graphic pattems that may contain.elements of the project logo. J d. Project Directory: No more than three (3) project directories may be located near the major pedestrian intersections of the project. Directories will consist -18- of a site map and a listing of project tenants. Maximum width of the directory shall be four feet (4') and the maximum height shall be eight feet (8'). Directory may be internally illuminated. SECTION 2 - TENANT IDENTIFICATION SIGNAGE a. Tenant Sienaee: In addition to other Signs permitted by this section, signs identifying the major tenants are permitted on the exterior was or parapets of the building which they occupy. Within this category, one (1) sign per building elevation is permitted, unless noted otherwise. However, more than one (1) wall sign per Tenant is permitted on the same elevation, if the aggregate sign area of all signs for the same Tenant on the same elevation is equal to or less than the maximum permitted sign area. Tenant sign criteria is segregated into zones based on their proximity and sensitivity to adjacent residential communities. 1. Zone One - Building elevation directly fronting MacArthur Boulevard. No tenant signage of any kind will be permitted in this zone. 2. Zone Two - West elevation (parldng lot side) of the buildings along MacArthur Boulevard_ The following tenant signage will be permitted: Letter Style Individual letters either spot lit from above or below, halo lit with neon or open channel, with exposed neon. Letter Height Anchor Tenants - 48" maximum Major Tenants - 24" maximum End Cap Tenants - 18" maximum Other Tenants - 12" maximum Allowable Area Anchor Tenants - Major Tenants - End Cap and Other Tenants - IN 150 square feet three square feet for every lineal foot of store frontage with a maximum of 120 square feet. two square feet for every lineal foot of store frontage with a maximum of 90 5ka square feet for end cap Tenants and 60 square feet for other Tenants. Sign Location Sign to be located no closer than 4 feet from Tenant demising wall. Miscellaneous Tenant names may also be silk-screened onto canvas awnings where awnings occur with a maximum letter height of eight inches (8'). 3. Zone Three - North wall of Major Tenant Building along MacArthur Boulevard. The name of the Shopping Center, Logo and a maximum of three (3) tenant signs shall be permitted The maximum letter heights shall be as follows: a. Shopping Center Name and Logo 6" larger than largest Tenant Sign b. Three (3) Tenant Signs 18" maximum letter height C. Two (2) Tenant Signs 24" maximum letter height d. One (1) Tenant Sign 30" maximum letter height The signs shall be either spot lit from above or below. 4. Zone Four - North elevation (parking Iot side) of the building along East Coast Highway and east elevation (parking lot side) of the building along Avocado Avenue. The following tenant signage will be permitted: Letter Style Individual letters either spot lit from above or below. Letter Height Anchor Tenants - 36" maximum Major Tenants - 24" maximum End Cap Tenants - 18" maximum Other Tenants - 12" maximum Allowable Area Anchor Tenants - 150 square feet Major Tenants - three square feet for every lineal foot of store frontage with a maximum of 120 square feet. 50112 C A End Cap and Other Tenants - two square feet for every lineal foot of store frontage with a maximum of 90 square feet for end cap Tenants and 60 square feet for other Tenants. Sign Location Sign to be located no closer than 4 feet from Tenant demising wall. Miscellaneous Tenant names may also be silk-screened onto canvas awnings where awnings occur with a maximum letter height of eight inches (8"). Zone Five - East Coast ITighway elevation. The following tenant signage will be permitted: Letter Style Individual letters either spot lit from above or below, halo lit with neon, or open channel with exposed neon. Letter Height Major Tenants - 24" maximum End Cap Tenants - 18" maximum Other Tenants - IT'maximum Allowable Area Major Tenants - three square feet for every lineal foot of store frontage with a maximum of 60 square feet. End Cap and Other Tenants - two square feet for every lineal foot of store frontage with a maximum of 60 square feet for end cap Tenants and 40 square feet for other Tenants. Sign Location Sign to be located no closer than 4 feet from Tenant demising wall. Miscellaneous Tenant names may also be silk-screened onto canvas awnings where awnings occur with a maximum letter height of eight inches (8"). -21- 6. Zone Six - Avocado Avenue elevation. The following tenant signage will be permitted: Letter Style Individual letters either spot lit from above or below, halo lit with neon, or open channel with exposed neon. Letter Height Anchor Tenants - 36" maximum Major Tenants - 24" maximum End Cap Tenants - 18" maximum Other Tenants - 12" maximum Allowable Area Anchor Tenants - 150 square feet Major Tenants - three square feet for every lineal foot of store frontage with a maximum of'120 square feet. End Cap and Other Tenants - two square feet for every lineal foot of store frontage with a maximum of 90 square feet for end cap Tenants and 60 square feet for other Tenants. Sign Location Sign to be located no closer than 4 feet from Tenant demising wall. Mscellaneous Tenant names may also be silk-screened onto canvas awnings where awnings occur with a maximum letter height of eight inches (8'). 7. Zone Seven - Restaurant pad building. Tenant signage of the following type only may be permitted for this Zone; Individual letters, illuminated with a maximum letter height of 24". Up to a maximum of three (3) signs shall be permitted. b. Tenant Blade Signs. One (1) blade sign per Tenant shall be located under the pedestrian arcade along the storefronts. The blade signs to consist of a suspended "framework' with a thirty-six inch (36") max uraim length and twenty-four inch (24") maximum height. Tenants to apply their name and/or logo within this "framework' with no type or images protruding beyond the prescribed borders. Signs maybe spot lit. _22_ c. All stores are permitted to place on glass storefront at each entry a decal sign identifying the store name and services, store address, hours of business and emergency telephone numbers, This sign shall be located at or below eye level to be visible to pedestrians, and shall not exceed two (2) square feet in area Color of decal to be white. d. Building Address: Building addresses shall be located on buildings as directed by the City of Newport Beach Fire Department. Letter height to be a maximum of eighteen inches (18). 3. General Provisions: a. Temporary Signs: In addition to other signs permitted in this section, temporary signs, intended to be displayed for sixty (60) days or less, are permitted for purposes related to special events, seasonal activities and store openings. Temporary signs, identifying new construction or remodeling, may be displayed for the duration of the construction period beyond the sixty (60) day limit. Real Estate signs shall be erected in accordance with the Newport Beach Municipal Code. b. Maintenance: Signs, together with all of their supports, braces, guys and anchors, shall be properly maintained with respect to appearance, structural and electrical features. C. Restricted Sign_Types: Rotating, flashing, blinking signs or signing with animation shall not be allowed. No signs shall be permitted which imitate or resemble official traffic signs or signals. No wind signs or audible signs are permitted. d. Exceptions: Relief from the restrictions noted in this section require the review and approval of the Modification Committee of the City of Newport Beach OR. FASHION ISLAND cln DR. 2 qs� Q �qyIle GOVERNMENTAL/ INSTITUTIONAL OPEN SPACE ® RETAIL LAND USE PLAN NEWPORT VILLAGE PLANNED COMMUNITY DISTRICT pNOT TO SCALE rM jM rc.(W/Twd I.D. Jticivcml ll rns/ . >uttre UFhI Poles TFr. AYdC.tbu I.D. . Datunleedtwrwt/ Z7� Duw.Hre LIFhI rlu SFr. :..• •1 :11lIZDHi51X�% /ul . c ! C/ ZOH:FOUR R '. 0 0 0 - 0 O 0 4. I'D. O Wt6 tafetei lwrn/ Dwwwire lipN ides �' lArwrlietFwwe aFw,m"Sir NEWER crrY of Nswf RT BF•ACR Hearing Date: i November 9, 1995 O` @ PLANNING\BUILDING DEPARTMENT Agenda Item No.: 4 ' 33 o NEWPORT BOULEVARD Staff Person: Javier S. Garcia, AICP �,, �a.,• NEWPORTBEACH, CA92658 (714) 644-3206 (74)644-51�,FAx(74)44-VSO Appeal Period: automatic REPORT TO THE PLANNING COMMISSION SUBJECT: Corona del Mar Plaza (The Irvine Company, applicant) 2400 East Coast Highway SU11VIARY: The applications being considered will, if approved, allow the construction of a 105,000 sq.ft. specialty retail shopping center on a ten acre site on the northwesterly corner of East Coast Highway and MacArthur Boulevard. The project would include a broad range of consumer retail stores, including a specialty market and restaurants. ACTION: If desired, recommend City Council approval of. • A. Certification of EIR No. I S4, (Public Hearing); • Iry General Plan Amendment No. 9S-2(g, (Public Hearing), C. Amendment No. 83S, (Public Hearing); • D. Traj)'c Study Na 101, (Public Hearing); • E Site Plan Review Na 74, (Public Hearing); The comments and responses to the Draft EIR have raised a number of Key Issues which are mentioned below: 1. Appropriateness of the Proposed Use/Neighborhood Compatibilitv: Does the proposed specialty retail shopping center represent the most appropriate use of the property, and will the project be compatible with surrounding neighborhoods. 2. Potential Loss of Public Facilities (museum): Will the change in the Planned Community designation for this site from a museum facility to a specialty retail shopping center be a cultural loss and contribute to an increase in public services. 3. Economic and Fiscal Impacts: What are both the economic and fiscal impacts of the proposed project on neighboring Corona del Mar and on a Citywide basis. 4. MacArthur Boulevard Access: What are the traffic impacts associated with the proposed project access from MacArthur Boulevard? " a$-*, I P-C ,rsnc n� w Inl IMR R at�r Su(�"S�cT 51'it; P-C .R ,.. ,.OF -I CORONA DEL MAR PLAZA' The subject property is currently an undeveloped site in Area 5 of the Nc�iport Village Planned Community. To the north of die subject property is the Newport Beach Public Library Main Branch; easterly of the site across MacArthur Boulevard is the Harbor View Hills and Point del Mar Residential Planned Communities, To pie south, across East Coast Highway, is Corona del Mar commercial office and retail uses; and to the west, across Avocado Avenue, is the Corporate Plaza Planned Community office complex. Corona del Mar Plan Slwpping Center Novemtxr 9,1995 Page 2 YAP N0 i 5. Light and Glare: Have the issues of light and glare of the project to the neighboring residential uses overlooking the project been adequately addressed? ANALYSIS SUMMARY - KEY ISSUES 1. Appropriateness of the Proposed Use/Neighborhood Compatibility: The site has been designated for museum since the Newport Village Planned Community District Regulations were amended in conjunction with the Library Exchange Agreement [General Plan Amendment No. 91- 1 (C) and Amendment No. 7461 which eliminated the multi -family residential and retail designations and established provisions for a 65,000 sq.ft, library and 100,000 sq.ft. museum. The site is located at the northwesterly corner of MacArthur Boulevard and East Coast Highway. It is this highly visible location which makes the site desirable for the proposed specialty retail center. From a land use standpoint, the use proposed for the site is compatible with the surrounding area, since it is located immediately adjacent to Corona del Mar Business District, Newport Center and Fashion Island commercial office and retail uses and will minimize land use conflicts. In staff opinion, the specialty retail center will act as a synergistic focal point or gateway to the Corona del Mar Business District which will enhance patronage to the surrounding commercial uses. 2. Potential Loss of Museum Facility: The primary issues associated with the proposed project is the loss of an approved site for a museum use for the establishment of the specialty retail shopping center and an increase in the need for public services. Since the establishment of the Newport Village Planned Community District, a nautical museum has been established in the former Rueben E. Lee Restaurant, located at 101 East Coast Highway, located approximately two miles westerly of the subject property. There has also been a recent expansion of the Newport Harbor Art Museum into the former Central Library location at 850 San Clemente Drive in Newport Center, approximately 3/4 of a mile from the subject property. The presence of two museums tends to suggest that the loss of a third museum facility is not significant, given the close proximity of both the nautical museum and art museum. Therefore, the loss of the site as a museum site is not considered significant by staff. 3. Fiscal Implications: City Council Policy F-17 requires that the review of all major planning and development projects include an economic analysis describing the costs and revenues to the City associated with the action. The City contracted with Stanley Hoffman and Associates to conduct an economic and fiscal analysis study of the Corona del Mar Plaza Project and have reviewed the conclusions provided. Staff concurs with the analysis and findings of the study (copy attached). At project buildout the City is projected, in the short term, to receive net recurring revenues of approximately $173,200 in constant 1995 dollars; and in the long term $347,800, based on buildout of the project and increased market demand (household growth in the market area and completion of the San Joaquin Hills Transportation Corridor). The project has a positive revenue to cost ratio of 4.74 in the short-term and 8.51 in the long-term. According to the economic and fiscal analyses, the proposed project is the economically superior alternative (see the Table 6-1, page 62 of the Market and Fiscal Analyses). Corona del Mar Plaza Shopping Center November9,1995 Page 3• 4. MacArthur Boulevard Access: Access to the site is proposed to be provided from Avocado Avenue (the main entrance) and from an access drive from southbound MacArthur Boulevard. The MacArthur Boulevard access to the shopping center is a right -turn only entrance from the southbound lanes ofMacArthur Boulevard and a right turn only exiting on MacArthur Boulevard. As presented in the attached site plan, the entrance will align approximately with Harbor Yew Drive across MacArthur Boulevard from the subject property. The right -turn only operation will be controlled by the construction of a raised island at the drive itself; extended median islands and enhanced landscape treatments of shrubs and possibly short trees on MacArthur Boulevard as depicted in the attached MacArthur Boulevard Access Detail. Neighboring residents have raised concerns with regard to the safety issues of the grades of MacArthur Boulevard and the ramp entering the subject facility. The proposed access point on MacArthur Boulevard is considered to be an important project feature to the project proponent. It provides a convenient method of access for patrons approaching the project from points north along MacArthur Boulevard. According to the applicant, the access feature is critical to successful leasing and retail performance of the shopping center. Additionally, it is considered important for the optimal utilization of the parking lot. The access point has raised considerable public controversy from the residential communities in Harbor View Hills and Corona del Mar. It appears that the primary concern is whether the presence of the access point will increase the likelihood of signalization of the intersection at MacArthur Boulevard and Harbor View Drive. A signal at this location is opposed due to concerns about increased noise and the potential for increased traffic diversion on to Harbor View Drive during periods of peak traffic or congestion. In considering this issue, the Planning Commission should note the following facts: 1. Traffic signal warrants are currently met at this intersection, with no existing access from the project site (1992 warrant study). 2. It is the opinion of the Traffic Engineer that the establishment of the proposed right turn in/ right turn out access will not increase the need for signalization at this location. In order to alleviate concerns over the potential signalization, an alternative design was studied in the Environmental Impact Report. This design would shift the centerline of the new access 45 feet to the north, to create an `offset" alignment. A shift in alignment of this nature would not alter anticipated trip distribution. 5. Light and Glare: The subject property is situated a sufficient distance from residential development. However, the terraced residential lots of Harbor View Hills overlooking the subject property could be impacted by light and glare from the project. Mitigation measures and conditions of approval of the Environmental Impact Report and Site Plan Review No. 74 have been incorporated into the attached Exhibit "A", and the provisions of the Newport Village Planned Community District Regulations, to insure that the lighting system will be designed and maintained in such a manner as to shield and to eliminate light and glare onto and visible from adjacent properties. Cmm del Mar plan Slopping Cana NOVMba9,1995 Page4 ' Pto bSed O eratltttl Land Area: 435 600t . ft. Proposed Gross Structural Area (FAR)- 105,000 .ft., 0.241t TOTAL PARHING SPACES 501 s aces2 HEIGHT LIMIT SETBACKS: 45 feet3 DISCUSSED IN THE PROPOSED PLANNED COMMUNITY DISTRICT REGULATIONS ` ✓ ' I lka Proiect Development Characteristics Table DISCUSSION OF REQUESTED APPROVALS A Environmentallmpact Report No.154 COMPLIANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEOA) In accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines and City Council Policy K-3, a Draft Environmental Impact Report (DEIR) has been prepared to evaluate the potential environmental effects of the proposed project. The DEIR was published on September 15, 1995, for a 45-day public review period that extended through Thursday, November 2, 1995. Copies of the DEIR were distributed to the Commission previously, and were also made available to all interested parties without charge. According to standard City policy, the DEIR was prepared by City staff and consultants selected and directly managed by City staff The DEIR concludes that if the proposed mitigation measures are adopted, the project would not cause any significant environmental effects in all analysis areas. B General Plan Amendment No. 95-2(C) Proposed is an amendment to the General Plan Land Use Element and the Local Coastal Program, Land Use Plan to redesignate the site from Governmental, Institutional and Educational Facilities (GEIF) to Retail and Service Commercial (RSC) on Area 5 of Newport Village Site, to increase the entitlement from 100,000 sq.ft. to 105,000 sq.ft. and to allow the development of a commercial retail center. 2 It should be noted that the Traffic Study indicates that 516 parking spaces are provided on site, however, site plan changes, based on the recommendations of various city departments, resulted in a reduction. 3 It should be noted that the Planned Community Development Regulations establish height limitations. Corona del Mar Plaza Shopping Center November9,1995 Page 5 II Should the Planning Commission wish to recommend to the City Council approval of this amendment, a draft resolution with the proposed Land Use Element Language has been provided. C Amendment No.835 An amendment to the adopted Planned Community District Regulations for Newport Village has been requested to establish development standards for Area No. 5 and to revise the permitted uses allowed within that area, to provide for the proposed specialty retail center, subject to approval of a site plan review. A strikeout and underline copy of the proposed amended Planned Community District Regulations is attached for the Commission's information. in reviewing the proposed district regulations, the only major concern of staff is the proposed parking requirements, in light of the amount of restaurant square footage requested. As a result of the analysis contained in the appendix to this report, it is the recommendation of staff that the percentage of restaurant allowed in the P-C Text be reduced from 20% to 15%. The suggested approval documents incorporate this suggested revision. Should the Planning Commission wish to recommend to the City Council approval of Amendment No. 835, the adoption of the attached draft resolution is suggested. D. Traffic Strrdy Nb. 101 As required by the City's Traffic Phasing Ordinance, a traffic study was prepared for the proposed project. None of the seven intersections which fail the one percent test for the a.m. peak hour or the seventeen intersections which fail the one percent test for the p.m. peak exceed LOS "D". Based upon the information contained in the study, of the seventeen intersections which fail the one percent test during the p.m. peak hour, only two exceed Level of Service "D" (MacArthur Boulevard/San Joaquin Hills Road and MacArthur Boulevard/San Miguel Drive). The Traffic Study also indicates that the TPO guidelines provide that any reasonably foreseeable improvement projects which may affect the study area intersections be included in the TPO analysis. Therefore, improvements identified in the traffic study included in Volume iI Appendices of the Elk I ndicate that planned improvements will reduce the project contribution at the intersections to a Level of Service (LOS) "C' or better. Improvements at the intersection of MacArthur Boulevard/San Joaquin Hills Road and MacArthur Boulevard/San Mguel Drive will reduce the ICU values of the p.m. peaks to well under the 0,90 threshold. With these improvements the project meets the criteria of the Traffic Phasing Ordinance. A mitigation measure has been included which will require a fair share contribution to the future improvement of these intersections. Long-range impacts: The traffic study determined that the project would have no significant long- range impacts based on full buildout of the project and the General Plan circulation system (DEIR, p. 4.2-6 to 4.2-7). A more detailed discussion of the Traffic Study is included in the attached Appendix "A". Corona del My Plan Stropping Cmtm Nov=bw9,1995 Page 6 E Site Plan Review No. 74 Required Standards for Site Plan Review The review of site plans have specific standards of review as established in Section 20.01.070 of the Newport Beach Municipal Code. Each standard is listed below, with a brief discussion of the project as it relates to each. 1. Sites subject to Site Plan Review under the provisions of Section 20.01.070 of the Municipal Code shall be graded and developed with due regard for the aesthetic qualities of the natural terrain, harbor, and landscape, giving special consideration to waterfront resources and unique landforms such as coastal bluffs or other sloped areas, trees and shrubs shall not be indiscriminately destroyed. The plans as submitted seem to provide due regard for the aesthetic qualities of the natural terrain and landscaping. In addition, no unique landforms exist on site. 2. Development shall be compatible with the character of the neighborhood and surrounding sites and shall not be detrimental to the orderly and harmonious development of the surroundings and of the City: The proposed development is in keeping with the existing commercial development along Avocado Avenue and MacArthur Boulevard and will not be detrimental to the orderly and harmonious development of the surrounding area, including Corona del Mar. 3. Development shall be sited and designed to maximize protection of public views, with special consideration given to views from public parks and from roadways designated as Scenic Highways and Scenic Drives in the Recreation and Open Space Element of the General Plan: There are significant public views available from MacArthur Boulevard which overlook the property and which are not being adversely impacted by the proposed development. There are no significant public views available from the upper portion of Avocado Avenue which looks over the subject property. Based on this information, it is staffs opinion that the proposed project has been sited so as to protect existing views from public parks and roadways and scenic drives. 4. Environmentally sensitive areas shall be preserved and protected No structures or landform alteration shall he permitted in environmentally sensitive areas unless speck mitigation measures are adopted which will reduce adverse impacts to an acceptable level or the Planning Commission or City Council, on review or appeal, finds that the benefits outweigh the adverse impacts. The site does not contain any environmentally sensitive areas. 5. No structures shall he permitted in areas of potential geologic hazard unless speck mitigation measures are adopted which will reduce adverse impacts to an acceptable level or the Planning Commission or City Council, on review or appeal, finds that the benefits outweigh the adverse impacts: The site is not located in an area of particular geologic hazard, other than the seismic hazards common to the Southern California area. Corona del Mar Plaza Shopping Center November9,1995 Pagel 6. Residential development shall be permitted in areas subject to noise levels greater than 65 CNEL only where specific mitigation measures will reduce noise levels in exterior areas to less than 65 CNEL and reduce noise levels in the Interior of residences to 45 CNEL or less: The project is not a residential development 7. Site plait and layrottt of buildings, parking areas, pedestrian and •vehicular access ways, and other site features shall give proper considerations to functional aspects of site development: The applicant has designed the project so as to provide vehicular access to the site from Avocado Avenue and MacArthur Boulevard. Such a design is an acceptable means of access to the site as determined by the Public Works Department and the Planning Department, and is discussed more fully in the Draft EIR and the Traffic Study. 8. Development shall be consistent with specific General Plan and applicable Specific Area Plan policies and objectives, and shall not preclude the implementation of those policies and objectives: As discussed in the General Plan Compliance section, the proposed project is consistent with the General Plan as recommended by the Planning Commission in General Plan Amendment No. 95-2 (Q. If approved by the Planning Commission, this Site Plan Review will not become effective unless GPA 95-2(C) is approved by the City Council. 9. Development shall be physically compatible with the development site, taking into consideration site characteristics including, but not limited to, slopes, submerged areas, and sensitive resources: As indicated previously, a large portion of the site is relatively flat. lo. When feasible, electrical and similar mechanical equipment and trash and storage areas shall be concealed. • Conditions of approval have been imposed on the project which will mandate the screening of electrical and mechanical equipment, and to conceal trash areas within enclosures. 1.1. Archaeological and historical resources shall be protected to the extent feasible: There are no known significant archeological or historical resources on -site, however, mitigation measures and conditions of approval have been incorporated requiring an on site monitor during grading. 12. Commercial development shall not have sign cant adverse effects on residences in an abutting residential district: Landscaping along the street frontages will provide adequate screening from the neighboring residential uses. The Newport Beach Municipal Code also provides that if all of the applicable standards noted above are met, the Planning Commission shall approve the development. Further, that conditions may be applied when the development does not comply with the applicable standards and shall be such as to bring said development into conformity. The proposed amendment to the Newport Village Planned Community District Regulations provide that a site plan review is required for the establishment of the proposed specialty retail shopping center Corona dal Mu Pfau Shopping Center November9,1995 Page 8 subject to the approval of the Amendment to the Newport Village Planned Community District Regulations. Specific Findings and Recommendations Section 20.01.070(F) of the Newport Beach Municipal Code sets forth the standards by which the Commission is to evaluate Site Plan Reviews. Should the Planning Commission wish to approve the subject project, the findings and conditions of approval set forth in the attached Exhibit "A" are suggested. The project will be in full conformance with the provisions of the General Plan, and the Newport Village Planned Community Text, if GPA 95-2(C), Traffic Study No. 101, and Amendment No. 835 are approved by the City Council as recommendedyby the Planning Commission. In, addition, this Site Plan Review is subject to final action by the City Council in conjunction with GPA 95-2(C), Traffic Study No. 101, and Amendment No. 835. Should the Planning Commission be of the opinion that the proposed facility is not compatible with the surrounding neighborhood and the loss of a potential site for a museum is not off -set by the benefits of the proposed project, an alternative project previously addressed or an alternative not addressed, the Findings for Denial in Exhibit `B" are suggested. PLANNING/BUILDING DEPARTMENT KENNETH J. DELINO, Assistant City Manager avier $. Garcia, AICP Senior Planner Attachments: 1. Appendix "A" - detailed analysis 2. Exhibit "A', Findings and Conditions of Approval 3. Draft Resolution - General Plan Amendment No. 95-2(C) 4. Strikeout and Underline of Revisions to the Land Use Element of the General Plan 5. Draft Resolution - Amendment No. 835 6. Strikeout and Underline of Revisions to the Newport Village Planned' Community District Regulations 7. Exhibit `B", Findings for Denial 8. Market and Fiscal Analyses for Corona del Mar Plaza 9. Copies of Correspondence and Comments To be Distributed to the Commission Prior to the Meeting: 1. Response to Comments ofDEIRNo. 154 Previously Distributed: Draft Environmental Impact Report No. 154 F:\WP51u'rANNINO\1PUBNOT%CDM-PIZA\1POSPR74PC2IK)C Corona del Mar Plain Shopping Center November 9, 1995 Page .N FA W;i D100) LOCATION: Parcel No. I of Parcel Map No. 90-361. Generally located on the northerly side of East Coast ITighway between MacArthur Boulevard and Avocado Avenue, at 2400 East Coast I3ighway. ZONE: PC APPLICANT: The Irvine Company, Newport Beach OWNER: The Irvine Company, Newport Beach Environmental Compliance (California Environmental Quality Act) In accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines and City Council Policy K 3, a Draft Environmental Impact Report (DEM) has been prepared to evaluate the potential environmental effects of the proposed project. The DEIR was published on September 15th for a 45-day public review period that extended through Monday, November 6, 1995. Copies of the DEIR were distributed to the Commission previously, and were also made available to all interested parties without charge. Detailed responses to each comment letter received during the public review period will be provided to the Commission prior to the public hearing. Responses to late comments will also be provided within a reasonable time after receipt of the comments. • Application procedures are set forth in Council Policy L-18, Chapter 15 and Title 20 of the Newport Beach Municipal Code. Detailed Analysis/Discussion Detailed Traffic StudyNo. 101 Discussion A traffic study was required to determine the compatibility of the proposed project under the guidelines of the City's Traffic Phasing Ordinance. A traffic study has been prepared for the proposed project in conformance with the City's Traffic Phasing Ordinance and City Council Policy L-18, to examine the consistency and conformity of the project with the Citys Circulation Element. The City Traffic Engineer identified the following twenty (20) intersections for detailed evaluation in the traffic study. 1. Birch Street/Bristol Street (S) 2. Jamboree Road/Bristol Street (S) 3. Jamboree Road/EastbluffDrive/UniversityDrive Corou del Mu Plat Shopping Cenia November 9,1995 Page 10 i d t 4. Jamboree Road/Bison Avenue 5. Jamboree Road/EastbluffDrive/Ford Road 6. Jamboree Road/San Joaquin OHS Road 7. Jamboree Road/Santa Barbara Drive 8. MacArthur Boulevard/Bison Avenue 9. MacArthur Boulevard/Ford Road 10. MacArthur Boulevard/San Joaquin Hills Road 11. MacArthur Boulevard/San Miguel Drive 12. Marguerite AvenuelSan Joaquin Hills Road 13. Tustin Avenue(West Coast Highway 14. Dover Drive(West Coast Highway 15. Birch StreetBristol Street South 16. Jamboree Road/East Coast Highway 17. Newport Center Drive/Fast Coast Highway 18. Avocado AvenuelEast Coast Highway 19. MacArthur Boulevard/Put Coast Highway 20. Marguerite Avenue/East Coast Highway The first step in evaluating an intersection's traffic volume capacity, based on a General Plan Buildout, is to conduct a 1% traffic volume analysis, taking into consideration existing traffic, regional growth, and committed projects for which the City has granted approvals. If the project's generated traffic is less than one percent traffic volume on all approach segments to the selected intersections during the projected peak 2-1/2 hour volume in either the morning or afternoon, then.the project's traffic impact is considered insignificant and in compliance with the City's Traffic Phasing Ordinance requirement. In the event that the project's generated traffic exceeds the one percent traffic volume analysis on any approach leg to any of the selected intersections, then further analysis would be required which consists of Intersection Capacity Utilization (ICU) analysis. The one percent traffic volume test was applied to the selected intersections and seventeen of the intersections exceeded the maximum one percent volume test. The intersections of Jamboree RoadBristol Street (S), Jamboree Road/Bison Avenue, Jamboree Road/Eastbluff Drive/Ford Road, Jamboree Road/San Joaquin Hills Road, Jamboree Road/Santa Barbara Drive, MacArthur BoulevardBison Avenue, MacArthur Boulevard/Ford Road, MacArthur Boulevard/San Joaquin Fills Road, MacArthur Boulevard/San Miguel Drive, Marguerite Avenue/San Joaquin Hills Road, Dover Drive/West Coast Highway, Birch Street/Bristol Street South, Jamboree Road/East Coast Highway, Newport Center Drive/East Coast Highway, Avocado Avenue/East Coast 0ghway, MacArthur Boulevard/East Coast Highway and Marguerite Avenue/East Coast Flighway exceed 1% of the intersection traffic volume, therefore, further ICU analysis for these intersections became necessary. As required by the TPO implementation guidelines, critical intersections, where project volumes exceed the one percent test volumes, will need mitigation if the project causes an intersection to exceed an ICU of 0.90 or makes worse an intersection that already exceeds the 0.90 threshold during the a.m. or p.m. peak hour. The ICU analysis worksheets for the 17 intersections examined in the City of Newport Beach are presented in Appendix "C" of the Traffic Study which was included in the Technical Appendix of the Draft EIR. Corona del Mar Plaza Shopping Center Novemba 9,1995 Pagel( The ICU analysis indicates that fifteen of the seventeen intersections will not exceed the 0.90 ICU threshold value for the cumulative and existing plus cumulative plus project conditions and will operate at acceptable levels of service for both peak periods. The ICU analysis also indicates that the remaining two intersections will exceed the 0.90 ICU threshold value for the cumulative and existing plus cumulative plus project conditions and make worse by 0.01 or greater the ICU at the MacArthur Boulevard/San Joaquin Hills Road and MacArthur Boulevard/San Miguel Drive, intersections. The Traffic Study also indicates that the TPO guidelines provide that any reasonably foreseeable improvement projects which may affect the study area intersections be included in the TPO analysis. Therefore, improvements identified in the traffic study included in Volume H Appendices of the BIR indicate that forecasted improvements for MacArthur Boulevard at the intersections of San Joaquin Hills and San iVi'iguel Drive that add a third through lane in each direction and a southbound right -turn lane at San Miguel Drive, will reduce the project contribution at the intersections to a Level of Service (LOS) "C" or better. Improvements at the intersection of MacArthur Boulevard/San Joaquin Hills Road and MacArthur Boulevard/San Miguel Drive will reduce the ICU values of the p.m. peaks to 0.79 and 0.66, respectively, well under the 0.90 threshold. Planned Communitv Regulations (Newport Viliaze PC Rees Public comments have raised a concern that the parking analysis does not take into account the buildout of the project with the maximum 20% devoted to restaurants uses. The proposed shopping center will provide approximately 501 parking spaces. The applicant in conjunction with the proposed amendment to the Newport Village Planned Community District Regulations proposes a parking requirement of 4.5 parking spaces for each thousand square feet of gross floor area, irregardless of the use. This generates a parking requirement of 473 parking spaces for the entire site. The parking analysis contained in the Traffic Study compared the specifics of the proposed project as depicted on the site plan to the City's Municipal Code requirements. Therefore, a project with approximately 8,000 sq.ft. of restaurant was analyzed, with the remainder assumed to be retail. However, the proposed Planned Community District Regulations would allow for up to 20% of the project to be restaurant. In order to assess the adequacy of the proposed parking ratio, several assumptions about the restaurant occupancy must be made. For the purpose of the analysis staff has assumed that 50% of the restaurant floor area will be net public area (npa). This percentage was chosen to represent the average net public area allocations in restaurants, which generally range from 40% to 60% npa. Additionally, staff has used a parking requirement of one space for each 50 sq.ft of npa, since the restaurants will be part of larger project with a pool of available parking. If the proposed project is allowed a 20% restaurant allocation, the total parking requirement under a traditional municipal code calculation would be 546 parking spaces, as shown on the parking comparison chart. This would be a deficiency of 45 spaces based on the current site plan. Corona del Ma Pleu Shopping Carla Nav=ber9,1995 Page 12 For comparison, staff calculated the parking requirement using the same criteria for a restaurant limitation of 15%. If so limited, the traditional calculation would require 515 spaces, or a "deficit" of 14 spaces. A comparison of the proposed planned community parking requirement and two assumptions which can be made with regard to Municipal Code parking requirements' follows: Parldne Requirement Comparison Planned Community I Proposed I Municipal Code Use Limitations I Requirement I RC 'cement I I @4.5 spaces per 1,000 sq.fL SYaffComnarivon Assumation: I I I I t7u,20%redaurant 84,000 sq.ii. of Retail I 378 spaces I 336 spaces (80°/a of Project) I I (@1/250 sq.ft.) 21,000 sq.ft. Restaurant i 95 spaces 210 spaces (20%ofProject) i i (@50%"npa' and one space/50 sq.8. "rTd ) TOTAL PARKING I I REQUIRED i 473 spaces i 546 spaces ..,.m.............:.i, ..�,.....,.,., ,....,...�. , .,... ,,..�..,,,,,,,., ,'. ,.,�.,.,_,�..,,......,..,..M ,....,. ,„.m......�,......,..._ .m. TOTALPARKING PROVIDED 501 Spaces 501 Spaces PROPOSED PARKING i +28 Spaces 45 spaces DEFICIT - /SURPLUS + I I SYaliRecommendedReouirement: SYaliComnadsonAssumption: @4.5 spaces per 1,000 sq.ft. Q 15%restaurant 89,250 sq.ft, of Retail 402 spaces 357 spaces (85%of Project) (@1/250 sgft) 15,750 sq.ft, of Restaurant 71 spaces 158 spaces (15%of Project) (@50%"npa" and one space/ 50 sgft "npa") TOTAL PARKING REQUIRED 473 spaces 515 spaces TOTALPARKINGG PROVIDED 501 Spaces 501 Spaces PROPOSED PARKING +28 Spaces -14 spaces DEFICIT - /SURPLUS + Corona del Mar Plaza Shopping Center November 9,1995 Page 13 It is the opinion of staff that, while helpful to put the requested parking ratio into perspective, applying standard parking calculations to a larger mixed retail center would result in more parking than needed. For example, Fashion Island is parked at a ratio of 4 spaces per 1,000 sq.ft. regardless of occupancy, and no parking problems are experienced there. Parking efficiencies will result from different hours of peak operation for food uses and retail uses, shared patronage and pooled parking. Staff is therefore of the opinion that the proposed ratio of 4.5 parking spaces per 1,000 sq.ft. would be adequate if the restaurant allocation is reduced to 15%. Staff has incorporated this suggestion into the conditions of approval. Library Parkin¢ Parking issues for the adjacent public library are discussed in the traffic study and identifies a possible conflict with the weekend use of the library and the shopping center. Given the proximity of the proposed shopping center parking and the library parking, staff foresees no significant parking problems arising from the proposed center. Restaurant Facility The proposed site plan also denotes an 8,000 square foot restaurant facility within the subject shopping center, At the time of this application, the applicant does not have definite plans for the restaurant itself but does have a tenant preparing plans for submittal of a use permit. The proposed Newport Village Planned Community District Regulations, as presented in the attached Amendment No. 835, require that the restaurant establishment shall be subject to the approval of a Use Permit. Proposed Height Limit The land formation of the proposed site is being altered to accommodate the proposed development. In order to obtain more reasonable pedestrian access from East Coast Highway, site development may require the export of approximately 40,000 cubic yards of soil, due to the existing site topography. The DEIR Section 4.5.1 gives a historical setting of the existing soils condition. The current grade range from 109 feet above mean sea level (MSL) at the southwest corner of the site to about 136 feet (MSL) at the northeast comer of the site. The proposed project is approximately 31 feet in height with a 37 foot parapet wall, where the Planned Community Regulations allow a maximum of 45 feet and is fluther limited by Ordinance No. 1596 adopted in conjunction with Corporate Plaza Planned Community District Regulations. It is staffs opinion that the proposed buildings are designed in accordance with Ordinance 1596 which was established in conjunction with Corporate Plaza and Chapter 20.02 of the Municipal Code, in that the measurement of height is measured from the site's existing elevations and contours, and the new finished grade is substantially lower than the site's existing grades. Corona del Mar Plaza Stropping Center November9,1995 Page 14 Appropriateness of the Proposed Use/Neighborhood Compatibility The proposal involves a fundamental change in the character of the site, therefore the DEIR evaluates the land use compatibility of the project with surrounding areas. Key aspects in this evaluation are type of use, density, and related issues such as aesthetics/views. Land Use and FAR Since the site is mostly surrounded by commercial uses, it was determined that no basic land use conflict would be caused by the proposed development. The proposed entitlement is proposed to increase from 100,000 sq.ft.( 0.23) to 105,000 sq.ft.(0.24). Based on the site area of 10 acres, the proposed project will be considerably less than the typical FAR which is applied Citywide of 0.5. Aesthetics/Views. Since the proposed project would be similar in type and of lesser FAR than comparable commercial sites in the vicinity, no conflict would be expected in the general visual character of the site. However, sensitive treatment of the project design is necessary to avoid impacts to views, particularly to the residential uses overlooking the project and potential impacts from light and glare. Section 4.8.1 oFthe DEIR (pp. 4.8-1 to 4.8-7) contains the results of the visual analysis performed for the project. In order to preserve existing views from the existing homes adjacent to the southern entrance, the project has been designed to keep new rooflines below the permitted height and the view plane established by Ordinance No. 1596 (see Visual Simulation Exhibits). Li hg t and gee characteristics of the development would be expected to be similar to the existing commercial properties which already contribute to the viewshed and the ambient light conditions in the project environs. The project could present additional nuisances if not properly designed. Staff has therefore included conditions of approval for Site Plan Review No. 74 and specific provisions in the Newport Village Planned Community District Regulations to address this concern. Corona del Mar Plaza Shopping Center November9, 1995 Page 15 . A EXHIBIT "A" FINDINGS AND CONDITIONS OF APPROVAL CORONA DEL MAR PLAZA EIR No.154 General Plan Amendment No. 95-2 (C) Amendment No. 935 Traffic Study No.101 Site Plan Review No. 74 A. Environmental Impact Report No.154: Findinim 1. That a Draft Environmental Impact Report has been prepared for the project in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines and City Policy. 2. That the proposed Draft EIR, Comments and Responses, revisions to the Draft EIR, and all related documents in the record is complete and adequate to satisfy all the requirements of CEQA for the proposed project. 3. That the analysis and conclusions contained in the proposed Draft EIR reflect the independent judgment of the Planning Commission. 4. That the Planning Commission has reviewed and considered the information contained in the proposed Draft EIR prior to making its recommendations to the City Council. Iyfitipation Measures: That the Applicant shall prepare a construction access plan in order to maintain safe access to the library during construction. The construction access plan shall be approved by the Public Works Department prior to approval of the grading permit. 2. That the applicant shall prepare a construction access plan in order to maintain safe access to the library during construction. The construction access plan shall be approved by the Public Works Department prior to approval of the grading permit. 3. That the Applicant shall prepare a construction access plan in order to maintain safe access to the library during construction. The construction access plan shall be approved by the Public Works Department prior to approval of the grading permit. Findings and Conditions Corona del Mar Plaza November 9,1995 Page 16 4. That construction employees shall park their vehicles in designated parking areas on the project site or on other Irvine Company property, not on Avocado Avenue. 5. That prior to the issuance of building permits, a detailed interior noise study shall be completed for all buildings within the project that are adjacent to East Coast Highway and MacArthur Boulevard to confirm that interior noise levels will comply with the stated guidelines for office, retail, and restaurant spaces. 6. That the applicant shall assist the City in implementing Transportation Demand Management measures related to the proposed project. 'Such measures shall include coordinating transit services to the development through provision of bus stops, transit stops, shuttle stops, bus shelters and turnouts, and bicycleltransit interface. 7. That the applicant shall provide mitigation for secondary source emissions (i.e., emissions associated with stationary sources within the development). During design review and prior to issuance of building permits, the City of Newport shall assure confirmation that the measures have been incorporated to the maximum extent feasible. 8. That the applicant shall install energy efficient lighting which provides high light output per watt of electricity consumed. 9. Reduce traffic speeds on all unpaved road surfaces to 15 miles per hour or less. A reduction in travel speeds to 15 miles per hour on unpaved road surfaces will reduce particulate emissions from this activity by approximately 40 to 70 percent. 10. Suspend grading operations during first and second stage smog alerts. 11. Suspend all grading operations when wind speeds (as instantaneous gusts) exceed 25 miles per hour. 12. Provide on -site power sources during the early stages'of the project and utilize existing power sources (e.g., power poles) or clean fuel generators rather, than temporary power generators. 13. Schedule (construction) operations which may affect traffic to occur at off-peak hours, where feasible. 14. Develop a (construction) traffic plan to rnminze traffic flow interference from construction activities. The plan may include such components as an advance public notice of routing, uses of public transportation and satellite parking areas with a shuttle service. Mitigation measures and standard engineering practices are summarized in the geotechnical investigation for the project site and address the specific soils and geologic Findings and -Conditions Corona del Mar Plaza November 9,1995 Page 17 constraints to site development that were identified in the impact analysis. Engineering procedures not related to specific, significant environmental impacts within the purview of this EIR, but that relate to other technical issues, are included in the geotechnical investigation. As such, all of the recommendations in the geotechnical investigation shall serve as the definitive guide to specific site planning, geotechnical engineering techniques, and mitigation measures for the proposed project. The complete geotechnical investigation has been incorporated by reference and is available at the City of Newport Beach. 15. Prior to issuance of grading permits for any construction on the Newport Village site, an archaeological records search shall be conducted by.a qualified archaeologist to determine whether proposed. activities would encroach upon or otherwise adversely impact the previously recorded Locus A or B of CA Ora-167. 16. That if it is determined that proposed activities would affect CA-Ora-167, the following specific procedures shall be implemented: CA-Ora-167: Locus A • A survey of the site area shall take place during which time surface materials shall be flagged in order to identify the horizontal surface boundaries of the locus. • Following identification of the surface extent of any cultural resources, a five square meter grid system shall be laid out that encompasses all flagged material. • Using the grid system, all flagged material shall be systematically collected. • After collection of surface materials, two to three units measuring one square meter shall be placed within the grid system to provide the limits of the vertical distribution of the cultural material and identify its subsurface integrity. • Following completion of the subsurface units, a series of hand -dug postholes shall be placed in the site to further define its subsurface horizontal distribution. • All material recovered from surface collection and subsurface units shall be analyzed and catalogued. • If sufficient shellfish remains are recovered from the subsurface, at least two samples shall be submitted for carbon-14 dating. • The results of the test program, including methodology, analysis of recovered material, and recommendations, if necessary for further work shall be documented in a report. Findings and Conditions Coronadcl MarPlm Novemba 9,1995 Page 18 r 1� All of the above work shall be undertaken by an archaeologist on the Orange County List of Certified Archaeological Consultants. CA-Ora-167: Locus B Because of the suspected disturbed nature of Locus B, an approved archaeologist shall be present during the initial grading phase at the location previously identified as that of Locus B. If a significant subsurface deposit is uncovered during the grading, the project applicant shall be prepared to have the material evaluated and if need be permit the introduction of a limited test -level investigation. 17. That prior to issuance of grading permits for any construction on the Newport Village site, a paleontological records search shall be conducted by a qualified paleontologist to determine whether proposed activities would adversely affect scientific resources which may exist on the subject property. 18. That prior to the issuance of a grading permit, the project applicant shall provide written evidence to the City of Newport Beach that a qualified paleontologist has been retained to observe grading activities and salvage and catalogue fossils as necessary. The paleontologist shall be present at the pre -grading conference, shall establish procedures for paleontological resource surveillance, and shall establish, in cooperation with the project developer, procedures for temporarily halting or redirecting work to permit sampling, identification, and evaluation of the fossils. If major paleontological resources are discovered, which require long-term halting or redirecting of grading, the paleontologist shall report such findings to the project developer and to the City of Newport Beach. The paleontologist shall determine appropriate actions, in cooperation with the project developer, which ensure proper exploration and/or salvage. Excavated finds shall be offered to the City of Newport Beach, or its designee, on a first -refusal basis. The applicant may retain said finds if written assurance is provided that they will be properly preserved in Orange County, unless said finds are of special significance, or a museum in Orange County indicates a desire to study and/or display them at the Tune, in which case items shall be donated to the City, or designee. These actions, as well as final mitigation and disposition of the resources, shall be subject to the approval of the City of Newport Beach. Prior to the issuance of a precise grading permit, the paleontologist shall submit a follow-up report for approval by the City which shall include the period of inspection, a catalogue and analysis of the fossils found, and present repository of the fossils. x General Plan Amendment No. 95-2(0: Adopt Resolution No. recommending City Council approval of GPA 95-2(C). Findings and Conditions Corona del Mar Plena November 9,1995 Page 19 k. C Amendment No. 83S. Adopt Resolution No. recommending City Council approval of Amendment No. 835, the proposed changes to the Newport Village Planned Community District Regulations. D. Tral)`lc Study No. 101: Findings: 1. That a Traffic Study has been prepared which analyzes the impact of the proposed project on the peak -hour traffic and circulation system in accordance with Chapter 15 of the Newport Beach Municipal Code and City Policy lil8. 2. That the Traffic Study indicates that the project -generated traffic will neither cause nor make worse an unsatisfactory level of traffic on any 'major,' or'prmrary' street. That the Traffic Study indicates that the project -generated traffic will be greater than one percent of the existing traffic during the 2.5 hour peak period on seventeen of the nineteen study intersections, but that fifteen of the seventeen intersections will not exceed the 0.90 ICU threshold value and will operate at acceptable levels of service for both peak periods. 4. That the remanling two intersections will be mitigated with the implementation of programmed improvements at the intersections of MacArthur Boulevard at San Joaquin IMs Road and MacArthur Boulevard at San Miguel Drive, which will reduce the ICU values of the p.m. peaks to well under the 0.90 threshold, and are therefore not considered a significant impact. Conditions: i. That per the Traffic Phasing Ordinance (TPO) Analysis, no significant project impacts are identified. Currently scheduled and fully -funded projects will be completed prior to or at project occupancy to off -set any project impacts. 2. That the developer shall fund a proportionate share of the improvements required to mitigate the project impacts at the intersections on MacArthur Blvd at San Miguel and MacArthur Boulevard at San Joaquin Hills Road. This condition will be considered fulfilled through the CIOSA frontage improvement contribution listed in the CIOSA agreement for MacArthur Blvd between Coast Highway and San Joaquin 10s Road. Findings and Condidow Corona del Mar Plaza November 9,1995 Page 20 F. Site Plan Review No. 74 Approve the site plan review, making the following findings and with the following conditions of approval: Findines: 1. That the proposed action is part of the project evaluated in the Environmental Impact Report prepared for GPA 95-2(CyAmendment No. 835/Traffic Study No. 101. That Environmental Impact Report adequately addresses the potential environmental impacts of the project, and satisfies all the requirements of CEQA. The Environmental Impact Report reflects the independent judgment of the Planning Commission and was reviewed and considered prior to recommending approval of a project. M 2. That development of the subject property in the Newport Village Planned Community District will not preclude implementation of specific General Plan objectives and policies. 3. That the value of property is protected by preventing development characterized by inadequate and poorly planned landscaping, excessive building bulk, inappropriate placement of structures and failure to preserve where feasible natural landscape features, open spaces, and the like, resulting in the impairment of the benefits of occupancy and use of existing properties in such area. 4. That benefits derived from expenditures of public funds for improvement, acquisition and beautification of streets, parks, and other public facilities are maximized by the exercise of reasonable controls over the layout and site location characteristics of the proposed development. 5. That unique site characteristics are protected in order to ensure that the community may benefit from the natural terrain, harbor and ocean, to preserve and stabilize the natural terrain, and to protect the environmental resources of the City. 6. That the proposed development fully conforms to the established development standards for the Newport Village Planned Community District, as recommended for City Council approval by the Planning Commission in Amendment No. 835. 7. That the development is compatible with the character of the neighborhood and will contribute to the orderly and harmonious development of surrounding properties and the City. 8. That the development has been designed to maximize protection of public views from MacArthur Boulevard and Avocado Avenue. 9. That there are known archeological or historical resources on -site and appropriate mitigation measures have been included in the Environmental Impact Report nu*nimize the adverse effects. 10. That there are no environmentally sensitive areas on -site. 'Findings and Conditions Corona del Mar rim November 9, 1995 Page 21 11. The property does not contain any areas of unique geologic hazards. 12. That the proposed project will meet City noise standards for the development. 13. The site plan and layout of buildings, parking areas and pedestrian and vehicular access are functional in that the project has been designed so as to limit vehicular access to the site from Avocado Avenue and MacArthur Boulevard. 14. The development is consistent with surrounding land uses and with the goals and policies of the General Plan as recommended for City Council approval by the Planning Commission in GPA 95-2(C). 15. Mechanical equipment and trash areas will be screened from view. 16, That the design of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development. 17. That public improvements may be required of a developer per Section 20.01.070 of the Municipal Code, 18. The approval of the proposed project will not, under the circumstances of this case, be detrimental to the health, safety, peace, morals, comfort, and general welfare of persons residing and working in the neighborhood or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. 19. That Site Plan Review No. 74 will not become effective unless and until General Plan Amendment 95-2(C), Traffic Study No. 101 and Amendment No. 835 are approved by the City Council. Conditions: 1. That the proposed development shall be in substantial compliance with the approved site plan, floor plans and elevations, except as noted below. 2. That all conditions of approval of Amendment No. 835 and Traffic Study No. 101 and related mitigation measures of the environmental document shall be firlfllled. 3. That as indicated in Section 4.8.1of the Draft EIR No. 154, development of the 10-acre site is subject to the height restrictions imposed by the City's View Plane Ordinance No. 1596. In accordance with that ordinance, neither building heights nor tha heights of landscape features shall penetrate the imaginary plane extending over the site as illustrated on Exhibit 4.8-4 of the Draft EM No. 154. 4. That all improvements be constructed as required by Ordinance and the Public Works Department. Findings and Conditions Corona del MarPlau November 9,1995 Page 22 S. That an-angements be made with the Public Works Department in order to guarantee satisfactory completion of the public improvements, if it is desired to obtain a grading or building permit prior to completion of the public improvements. 6. That each building be served with an individual water service and sewer lateral connection to the public water and sewer systems unless otherwise approved by the Public , Works Department and the Building Department. 7. That the City's Public Works Department shall review and approve completed water utility plans prepared by the Applicant's engineer to ensure that accurate water demands have been used to calculate facility sizing within the development. 8. That the on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the Traffic Engineer. 9. That the intersection of the private drives and Avocado Avenue be designed to provide sight distance for a speed of 45 miles per hour and that the intersection of the private drive and MacArthur Boulevard be designed to provide sight distance for a speed of 50 miles per hour. Slopes, landscape, walls and other obstruction shall be considered in the sight distance requirements. Landscaping within the sight line shall not exceed twenty-four inches in height. The sight distance requirement may be'modified at non -critical locations, subject to approval of the Traffic Engineer. 10. That easements for public utilities be dedicated to the City where needed. 11. That asphalt or concrete access roads shall be provided to all public utilities, vaults, manholes, and junction structure locations, with width to be approved by the Public Works Department. 12. That a pedestrian circulation plan be approved by the Public Works Department. The plan shall, as a minimum, include connections to Avocado Avenue, Coast Highway and MacArthur Boulevard. 13. That County Sanitation District fees be paid prior to issuance of any building permits. 14. That street, drainage and utility improvements be shown of standard improvement plans prepared by a licensed civil engineer. 15. That a hydrology and hydraulic study be prepared by the applicant and approved by the Public Works Department, along with a master plan of water, sewer and storm drain facilities for the on -site improvements prior to issuance of any grading or building permits. Any modifications or extensions to the existing storm drain, water and sewer systems shown to be required by the study shall be the responsibility ofthe developer, 16. That the Water Capital Improvement fee be paid. Findings and Conditions Corona del Mar Plaza November 9,1995 Page 23 k, 17 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. That final design of any structdres within the project area incorporation of water -saving devices for the project lavatories shall provide for the and other water -using facilities. l Paseo Storm Dram system shall be completed before the project Applicant is That the Eoccupy the project site as proposed, unless otherwise approved by the Public permitted Works Department. or building permitshall for the site, the applicant s That prior to issuance of any gm demonstrate to the satisfaction of the Public Works Department be he Pla n fo the a project. that adequate sewer facilities, wastewater treatment capacity, Sanitation District No. 5 Such demonstration shall include verification from the Orange County and the Citys Utilities Department. That the public Works Department plan check and inspection fee be paid. That any Edison transformers serving the site be located outside the sight distance planes as described in City Standard 110-L. Disruption caused by construction work along roadways and by movement of constnrcttoc vehicles shall be muwnimd by proper use of traffic control equipment and flagm control and transportation of equipment and materials shall be conducted el accordance with storage r delivery of materials state and local requirements• There shall be no construction oAvocadooAvenue rights -of -way. within the MacArthur Boulevard, East Coast IPigh Y Permits` pang plan for workers must be submitted and Prior to issuance of any grading 1x approved by the Public Works Department. That any overhead utilities serving the site be undergrounded to the nearest appropriate pole in accordance with Section 19.24.140 of the Municipal Code unless it is determined by the City oundin is unreasonable or impractical. Engineer that such undergr g That the proposed subject to approval of thetshall partiipate in the General SServices Department.wide municipal recycling program, � the developer That a fire protection system acceptable to the Fire Department be instal by .and tested by the Fire Department prior to storage of any combustible materials or start of any structural gaming, unless otherwise approved by the Fire Department, That all the mitigationmeasures of the Traffic Study shall be fulfilled. That vehicular access to the Central Library be provided at all tunes that the library is open That any library parking spaces impacted by the project shall be replaced to the satisfaction of the Community Services and Public Works Departments. Findin&+and C400003 Corona del WrPIM November 9,1995 Page 24 29. That the final design of the site shall eliminate or minimize the offsets in the perimeter aisle of the parking lot, unless otherwise approved by the City Traffic Engineer. 30. That the developer shall fund a proportionate share of the improvements required to mitigate the project impacts at the intersections on MacArthur Blvd at San Miguel and at San Joaquin hills Road. This condition will be considered fulfilled through the CIOSA frontage improvement contribution listed in the CIOSA agreement for MacArthur Blvd between Coast Hghway and San Joaquin IElls Road. 31. That a traffic signal be installed by the developer at the Avocado Ave main entrance prior to occupancy of any portion of the project, occupancy of any buildings prior to completion of the signal installation shall.be subject to approval of the Public Works Department. 32. That the signage program shall be subject to further review and approval by the Public Works Department for sight distance. 33. That on -site fire hydrants shall be required for the project to the satisfaction of the City Fire Department. 34. That an on -site underground fire main with Fire Department connection located on Avocado Avenue shall be required. 35. That each building shall be fire sprinklered and subject to review and approval by the Fire Department. 36. That fire sprinkler activation alert to all occupants, shall be provided in all buildings. Further that the site access, fire alarm and detection system, occupancy and exiting requirements shall be subject to review and approval by the Fire Department (Concurrent with the City's plan review and permit approval process). 37. That addressing shall be from the main access street, Avocado Avenue, unless otherwise approved by the Fire Department and Planning Department. The Fire Department shall approve the addressing plan for the project, as well as the location and size of address numbering visible from the public streets (if necessary, superseding the provisions set forth in the Newport Village Planned Community District Regulations). 38. That Fire Lanes shall be provided within the project and the location shall be subject to the review and approval of the Fire Department. 39. That Knox Boxes shall be provided within the site for access by emergency response vehicles. 40. That all exterior areas shall be lit with a minimum of one foot candle power of lighting at ground level, evenly distributed (based on Newport Beach Police Department recommendations as reasonable amount lighting for security) . Findings and Conditions Corona del Mar Plaza November9,1995 Page 25 f �Y 41, That doors and windows shall contain adequate safety locks to deter burglaries and vandalism (based on Newport Beach Police Department recommendations as reasonable for security). 42. Prior to issuance of a grading permit, the grading contractor shall identify a spoils site for deposition of exported material. Such spoils site shall have obtained CEQA clearance in accordance with the requirements of the local jurisdiction where the site is located. 43. Prior to issuance of a grading permit, the applicant or successor in interest shall demonstrate to the City of Newport Beach Building Department that all facilities will be designed and constructed as specified in the City adopted version of the Uniform Building Code, 44. That the project shall comply with Title 24 (of the California Administrative Code pertaining to energy conservation requirements) energy -efficient design regulations as well as the provision of window glazing, wall insulation, and efficient ventilation methods in accordance with Uniform Building Code requirements. 45. Development of the site shall be subject to a grading permit to be approved by the Building and Planning Departments. The application for grading permit shall be accompanied by a grading plan and specifications and supporting data consisting of soils engineering and engineering geology reports or other reports if required by the building official. 46, That the project Applicant will adhere to the recommendations of and perform the supplemental geotechnical analysis described in the geotechnical investigation (NMG Geotechnical, 1995) as a condition of project approval. 47. That the Applicant will comply with the erosion and siltation control measures of the City's grading ordinance and all applicable local and State building codes and seismic design guidelines. 48. The grading plan shall include a complete plan for temporary and permanent drainage facilities, to minimize any potential impacts from silt, debris, and other water pollutants. 49. The grading plan shall include a description of haul routes, access points to the site, watering, and sweeping program designed to minimize impact of haul operations, 50. An erosion, siltation and dust control plan shall be submitted prior to issuance of grading permits and be subject to the approval of the Building Department and a copy shall be forwarded to the California Regional Water Quality Control Board, Santa Ana Region. 51. The velocity of concentrated run-off from the project site shall be evaluated and erosive velocities controlled as part of the project design. Findings and Conditions Corona del Mar Plaza November 9,1995 Page 26 52. Grading operations and drainage requirements shall meet the standards set forth in the City's Building Code (Appendix Chapter 70 - Excavation and Grading, Sections 7001- 7019) and the Building Department's General Grading Specifications. 53. The erosion control measures shall be completed on any exposed slopes within thirty days after grading, or as approved by the Building Department. 54. Fugitive dust emissions during construction shall be minimized by watering the site for dust control, containing excavated soil on -site until it is hauled away, and periodically washing adjacent streets to remove accumulated materials. 55. Prior to the issuance of any building permits a specific soils and foundation study shall be prepared and approved by the Building Department. 56. Sites where the potential for liquefaction has been identified, or any other site where the potential for liquefaction may be encountered during subsequent investigations, shall be further evaluated by a geotechnical consultant to verify the low potential for liquefaction. The evaluation shall include subsurface investigation with standard penetration testing or other appropriate means of analysis for liquefaction potential. The project geotechnical consultant shall provide a statement concerning the potential for liquefaction and its possible impact on proposed development. If necessary, the geotechnical consultant shall provide mitigation measures which could include mechanical densification of liquefiable layers, dewatering, fill surcharging or other appropriate measures. The Geotechnical Consultant's report shall be signed by a Certified Engineering Geologist and a Registered Civil Engineer and shall be prepared to the satisfaction of the Building Department prior to issuance of Grading Permit. Grading and building plans shall reflect the recommendations of the study to the satisfaction of the Building Department. 57. Any necessary diversion devices, catchment devices, or velocity reducers shall be incorporated into the grading plan and approved by the Building Department prior to issuance of grading permits. Berms or other catchment devices shall be incorporated into the grading plans to divert sheet flow runoff away from areas which have been stripped of natural vegetation. Velocity reducers shall be incorporated into the design, especially where drainage devices exit to natural ground. 58. All fill slopes shall be properly compacted during grading in conformance with the City Grading Code and verified by the project Geotechnical Consultant. Slopes shall be planted with vegetation upon completion of grading. Conformance with this measure shall be verified by the Building Department prior to the issuance of occupancy permits. 59. Berms and brow ditches shall be constructed to the satisfaction and approval of the Building Department. Water shall not be allowed to drain over any manufactured slope face. Top -of -slope soil berms shall be incorporated into grading plans to prevent surface runoff from draining over future fill slopes. Brow ditches shall be incorporated into Findings and Conditions Corona del Mar Plaza November 9,1995 Page 27 grading plans to divert surficial runoff from ungraded natural areas around future cut slopes. The design of berms and brow ditches shall be approved by the Building Department prior to issuance of grading permits. 60. Prior to the issuance of grading permits, written recommendations for the mitigation of compressiblelcollapsible soil potential for the project site shall be provided by the geotechnical consultant. Foundation recommendations shall be included. Recommendations shalt be incorporated as conditions of approval for the site -specific tentative tract maps and grading plans to the satisfaction of the Building Department. Recommendations shall be based on surface and subsurface mapping, laboratory testing and analysis. Mitigation, if necessary, could include: removal and recompaction of identified compressibletcollapsible zones, fill surcharging and settlement monitoring, compaction grouting, or foundation design which utilizes deep piles, or other recommended measures. The geotechnical consultant's site -specific reports shall be signed by a Certified Engineering Geologist and Registered Civil Engineer, and shall be approved by the Building Department. 61. Written recommendations for the mitigation of expansive and corrosive soil potential for each site, shall be provided by the project corrosion consultant, geotechnical consultant and/or Civil engineer. Foundation recommendations shall be included. Recommendations shall be based on surface and subsurface mapping, laboratory testing and analysis and shall be incorporated into final building plans prior to issuance of building permits. The geotechnical consultant's site -specific reports shall be signed by a Certified Engineering Geologist and Registered City Engineer, and shall be approved by the Building Department. 62. The project geotechnical consultant and/or civil engineer shall prepare written site -specific reviews of the tentative tract maps and grading plans addressing all salient geotechnical issues, including groundwater. These reports shall provide findings, conclusions and recommendations regarding near -surface groundwater and the potential for artificially induced groundwater as a result of future development, and the effects groundwater may have on blur§, slopes and structures. The reports shall also address the potential for ground subsidence on the site and properties adjacent to the sites if dewatering is recommended. The geotechnical consultant and/or civil engineer's reports shall be signed by a Certified Engineering Geologist and Registered Civil engineer and shall be completed to the satisfaction of the Building Department prior to issuance of a grading permit. 63. Prior to issuance of any grading permit, an erosion, siltation, and dust control plan shall be submitted, and shall be subject to the approval of the Building Department. 64. Prior to the issuance of any grading permit, the design engineer shall verify that the discharge of surface runoff from development of any site will be performed in a manner so that increased peak flows from the site will not increase erosion immediately downstream of the system. As part of this review, the velocity of concentrated runoff from the project shall be evaluated, and erosive velocities controlled as part of the final project design. Findings and Conditions Corona del Mar Plena November9,1995 Page 28 kr This report shall be reviewed by the Planning Department and approved by the Building Department. 65. Erosion control measures contained in the erosion siltation and dust control plan shall be implemented on any exposed slopes within 30 days after grading, or as otherwise directed by the Building Department. 66. Any existing on -site drainage facilities shall be improved as required, or updated concurrent with grading and development, to the satisfaction of the Public Works and Building Departments. Improvement plans shall be approved by the Public Works Department prior to issuance of a grading permit. 67. Prior to the issuance of grading permits, the applicant (or applicant's grading contractor) shall provide to the Building and Public Works Departments haul route plans that include a description of haul routes, access points to the sites, and watering and sweeping program designed to minimize impacts of the haul operation. These plans shall be re- viewed and approved by the Public Works Department. Copies of the plans shall be submitted to the City's Planning Department. 68. Prior to the issuance of grading permits, the applicant shall incorporate the following erosion control methods into grading plans and operations to the satisfaction of the Building Department. a. An approved material such as straw, wood chips, plastic or similar materials shall be used to stabilize graded areas prior to revegetation or construction. b. Airborne and vehicle borne sediment shall be controlled during con- struction by: the regular sprinkling of exposed soils and the moistening of vehicles loads. C. An approved material such as riprap (a ground cover of large, loose, angular stones) shall be used to stabilize any slopes with seepage problems to protect the topsoils in areas of concentrated runoff. 69. Prior to the issuance of grading permits, the project geotechnical consultant and/or civil engineer shall develop a plan for the diversion of stormwater away from any exposed slopes during grading and construction activities. The plan shall include the use of temporary right-of-way diversions (i.e., berms or swales) located at disturbed areas or graded right-of-ways. The plan will be approved by the Public Works and Building Departments, and implemented during grading and construction activities. 70. The applicant shall provide a temporary gravel entrance located at every construction site entrance. The location of this entrance shall be incorporated into grading plans prior to the issuance of grading permits. To reduce or eliminate mud and sediment carried by vehi- Findings and Conditions Corona del Mar Plaza November 9,1995 Page 29 t cles or runoff onto public rights -of -way, the gravel shall cover the entire width of the entrance, and its length shall be no less than 50 feet. The entrance plans shall be reviewed and approved by the Public Works and Building Departments concurrent with review and approval of grading plans. 71. The applicant shall construct filter berms or other approved devise for the temporary gravel entrance. The berms shall consist of a ridge of gravel placed across graded right- of-ways to decrease and filter runoff levels while permitting construction traffic to continue. The location of berms shall be incorporated into grading plans prior to the issuance of grading permits. The plans shall be reviewed and approved by the Public Works and Building Departments. 72. During grading and construction, the applicant shall provide a temporary sediment basin located at the point of greatest runoff from any construction area. The location of this basin shall be incorporated into grading plans. It shall consist of an embankment of compacted soils across a drainage. The basin shall not be located in an area where its failure would lead to loss of life or the loss of service of public utilities or roads. The plan shall be reviewed and approved by the Building Department. 73. Notice of Intent. Prior to the approval of a grading permit, the project sponsor shall submit a Notice of Intent (NO1) with the appropriate fees for coverage of the project under the General Construction Activity Storm Water Runoff Permit to the State Water Resources Control Board at least 30 days prior to initiation of construction activity at the site. The NOI shall include information about the project such as construction activities, material building/management practices, site characteristics, and receiving water informa- tion (Generally, this is required for any construction activity over five acres in area). 74. As required by the General Construction Permit, the project shall develop and implement a Stormwater Pollution Prevention Plan (SWPPP), including inspection of stormwater con- trols structures and pollution prevention measures. The SWPPP shall be implemented concurrent with the beginning of the construction activities, and the plan shall be kept on site. 75. Structural BMP Controls. Prior to the issuance of any Grading Permit, the project proponent shall ensure that the project includes implementation of appropriate structural Best Management Practices (BMPs) to reduce the extent of pollutants in stormwater flows from the site. Said structural BMPs shall meet the approval of the Public Works Department. The following structural BMPs are suggested for consideration at the pro- ject site: Grassed or landscaped swales Reduction in the amount of directly connected impervious area (DCIA) Findings and Conditions Corona del Mar Plaza November9,1995 Page 30 Inlet trash racks or bars Filter strips. Maintenance of the selected structural BMPs will be required throughout the life of the project to ensure proper operation. 76. Non -Structural BMP Controls. Prior to the issuance of certificates of use and occupancy, the project proponent shall submit an operations plan that ensures that the project operation shall include non-structural BMPs, including the following: • Periodic cleaning (i.e., street sweeping) • Routinely cleaning on -site storm drain manholes and catch basins • Source control surveys of all on -site industrial facilities • Controlling washdown of non-stormwater discharges from project development facilities • Providing information to employees on disposal of waste oil, grease, and pesticide containers Carefully controlling pesticide and fertilizer usage • Providing covered areas for trash receptacles, or enclosed features to prevent direct contact with precipitation Efficient landscaping irrigation Common area litter control • Housekeeping of loading docks. All non-structural BMPs shall meet the approval of the Public Works Department. 77. Water Quality Management Plan. Prior to the issuance of any building permit, consistent with the Drainage Area Management Plan (DAMP) prepared by the County of Orange for compliance with their municipal storm water NPDES permit requirement, the project proponent shall prepare a Water Quality Management Plan (WQMP). Said WQMP shall meet the approval of the Public Works Department. The WQMP shall indicate the proposed structural and non-structural, permanent stormwater quality control measure to be utilized for the project, shall identify the potential pollutant source on the project, and shall describe how the project implements the objectives outlined in the DAMP. Findings and Conditions Corona dcl Mar PI= November9,1995 Page 31 78. Prior to issuance of a grading permit, the final plan of water, sewer and storm drain facilities shall be approved by the Public Works Department. Any systems shown to be required by the review shall be the responsibility of the developer, unless otherwise provided for through an agreement with the property owner or serving agency. 79. SCAQMD Rule 403, which requires that "... every reasonable precaution (is taken) to minimize fugitive dust emissions ..." from grading operations to control particulate emissions, shall be implemented during the grading and construction phase. Standard dust control practices dictated by SCAQMD Rule 403 shall be followed. 80. Adherence to SCAQMD Rules 431.1 and 431.2 which require the use of low sulfur fuel for stationary construction equipment. 81. The applicant shall specify the use of concrete, emulsified asphalt, or asphaltic cement, none of which produce significant quantities of VOC emissions. 82. Any rooftop or other mechanical equipment shall besoundattenuated in such a manner as to achieve a maximum sound level as specified in the Noise Ordinance Regulations of the Newpori Beach Municipal Code. 83. Any mechanical equipment and emergency power generators shall be screened from view of residential properties, public streets (to the greatest extent possible, as determined by the Planning Director) and the public library, and noise associated with said installations shall be sound attenuated in accordance with the Noise Ordinance Regulations of the Newport Beach Municipal Code. The latter shall be based upon the recommendations of a licensed engineer practicing in acoustics, and shall be approved by the Planning Department. 84. Pursuant to the City of Newport Beach Noise Ordinance Section 10.28.040, construction adjacent to existing residential development shall be limited to the hours of 7:00 a.m. to 6:30 p.m. Monday through Friday, and 8:00 a.m. through 6:00 p.m. on Saturday. Con- struction shall not be allowed outside of these hours Monday through Saturday or at any time on Sundays and federal holidays. Verification of this shall be provided to the Planning Department. The City will ensure that construction time limits are enforced for the duration of construction activity on the project site. 85. Prior to the issuance of any certificate of use and occupancy, the project proponent shall provide evidence, meeting the approval of the City, that the installed lighting meets the objectives of the plan. If necessary, shields on the back of lights or other screening shall be placed to cut off light beyond project area. Prior to the issuance of a certificate of use or occupancy, the applicant shall demonstrate to the Planning Department that the lighting system is designed, directed, and maintained in such a manner as to conceal the light source and to mini nize light spillage and glare to the neighboring residential uses, properties and the Newport Beach Central Library. The plans shall be prepared and signed by a licensed Findings and Condiriom Comm del Mar Plaza November 9,1995 Page 32 t Electrical Engineer, with a letter from the engineer stating that, in his opinion, this requirement has been met. 86, City Council Policy K-5 outlines the City's requirements with respect to archaeological resources. The following specific measures are recommended in conformance with Policy K-5. A. A qualified archaeologist shall be present during pregrade meetings to inform the project sponsor and grading contractor of the results of any previous studies. In addition, an archaeologist shall be present during grading activities.to inspect the underlying soil for cultural resources. If significant cultural resources are uncovered, the archaeologist shall have the authority to stop or temporarily divert construction activities for a period of 48 hours to assess the significance of the find. B. In the event that significant archaeological remains are uncovered during excavation and/or grading, all work shall stop in that area of the subject property until an appropriate data recovery program can be developed and implemented. The cost of such a program shall be the responsibility of the landowner and/or developer. C. Prior to issuance of any grading or demolition permits, the applicant shall waive the provisions of AB 952 related to City of Newport Beach responsibilities for the mitigation of archaeological impacts in a manner acceptable to the City Attorney. 87. Any sites uncovered shall be mitigated pursuant to Council Policy K-5. Where further testing or salvage is required, the applicant shall select a City approved, qualified archaeologist to excavate a sample of the site. All testing and salvage shall be conducted prior to issuance of grading permits or use of an area for recreational purposes. A written report summarizing the findings of the testing and data recovery program shall be submitted to the Planning Department within 90 days of the completed data recovery program. 88. The applicant shall donate all archaeological material, historic, or prehistoric, recovered during the project to a local institution that has the proper facilities for curation, display and study by qualified scholars. All material shall be transferred to the approved facility after laboratory analysis and a report have been completed. The appropriate local institution shall be approved by the Planning Department based on a recommendation from the qualified archaeologist. 89. A pre -grade reconnaissance of the area shall be made by a qualified paleontologist to assess whether any significant fossils currently are exposed. Any fossils observed and deemed significant shall be salvaged. 90. A qualified paleontologist shall be retained to monitor and, if necessary, salvage scientifically significant fossil remains. Findings and Conditions Corona del Mar Plaza November9,1995 Page 33 91. The paleontologist shall have the power to temporarily divert or direct grading efforts to allow the evaluation and any necessary salvage of exposed fossils. 92. Monitoring shall be on a full-time basis during grading in geologic units of high paleontologic sensitivity. 93. Spot-checking of low sensitivity sediments shall be conducted by a qualified paleontologist. Should significant fossils be observed during grading in these units, full- time monitoring may be required. 94. All collected fossils shall be donated to a museum approved by the City of Newport Beach Planning Department. 95. A final report summarizing findings, including an itemized inventory and contextual stratigraphic data, shall accompany the fossils to the designated repository, an additional copy shall be sent to the appropriate Lead Agency. 96. Prior to approval of a grading permit, grading specifications for the project shall require the following to the satisfaction of the Building Department: 97. All trash on the site shall be disposed of properly. A. Creosote treated power poles shall be removed and disposed of properly upon relocation, per the recommendations of the environmental remediation engineer. B. Any abandoned septic tanks systems encountered during grading shalt be disposed of properly, per City of Newport Beach requirements. 98. Prior to the approval of a grading permit, the project proponent shall determine the appropriate method of wastewater disposal to the satisfaction of the Public Works Department. 99. That this Site Plan Review shall expire unless exercised within 24 months from the date of approval as specified in Section 20.01.070 K of the Newport Beach Municipal Code. F.\WP511PLANI nN011PUBNO=DM-PLZA11POEXHA•PC.DOC Findings and Conditions Corona del Mar Plaza November9,1995 Page 34 COMMISSIONERS �F9p\ p MINUTES CITY OF NEWPORT BEACH November9, 1995 ROLL CALL INDEX Friday d Saturday, issue of valet parking at night. It is best to continue this item to hrp, a applicant time for resolution. Commissioner Adams said�he�is not supportive of a full scale restaurant in ty o this location and if there is a m' 6 'f Commissioners who feel this way, there will not be a need to continue Motion Motion was made to continue this item to ber 7, 1995. The applicant was asked to discuss these issues with staff du s time. Absent * MOTION CARRIED. 1 No, 1 Absent 5 Ayes. - Ayes Noes k* * * * a SUBJECT: Corona del Mar Plaza (The Leine Company, applicant) 2400 East Coast Highway • Certification ofEIRNo. 154 Plan Amendment No. 95-2 (C) Item 4 EIR 154 GPA 95-2 (C • General • Amendment No.835 • Traffic Study No.101 • Site Plan Review No. 74 The applications being considered will, if approved, allow the construction A No. 835 TS No. 101 SPR No. 74 Approved of a 105,000 sq.. ft. specialty retail shopping center on a ten acre site on the northwesterly comer of East Coast Highway and MacArthur Boulevard. The project would include a broad range of consumer retail stores, including a specialty market and restaurants. Staff explained that the project, if approved, would allow the construction of a specialty retail center on the comer of East Coast Highway and MacArthur Boulevard. The City has received a number of pieces o correspondence questioning various aspects of the proposed project. The two most significant issues are the presence, design and location of access on MacArthur Boulevard and the adequacy of the proposed parking for the development. The applicant will address the first issue. The parking plan -16- COMMISSIONERS 011- �IPOPMQO ���9P\ MINUTES CITY OF NEWPORT BEACHNovember 9,1995 ROLL CALL INDEX mmissioner Ridgeway stated that there should be a painted loading zone a curb. One space on the street will be lost, but noting the size of the bu' ' g this would force the trucks to a different location keeping them out of the ey. IMW& Mike egear, resident at 721 1/2 Femleaf spoke to the Commission - he suggest t valet parking be mandated. He states he .has been very patient with i roblems of noise, parking and nuisances. He continued, that the building oes not warrant a restaurant. He appreciates what the Commission is do' n and urges that the permit be denied. W. Don Glascoe, own of printing business next to this building spoke next. He expressed his ncems of traffic and severe parking problems around the area especially as is building has never been fully occupied. Mr. Tim Sloate then addressed Commission on the issue of parking. The staff report has gone into a great tail on the parking, He stated that the 4,000 sq. restaurant during the day' oing to be restricted to only 50% o its public seating which is 2,500 sq, ft. means that during the day, only 1,250 sq, ft. will be open to the public. paring this to a potential multi - tenant, another 4,000 sq. ft. user will not ha only 1,250 sq. ft. open to the public during the day. Therefore, with this r 'ction, the overall demand on the project will be lower between normal smess hours of 9 in the morning and 5 or 6 o'clock at night. This r is in less of a parking demand. Mr. Begear countered if they are reducing parking, why a they asking for parking waivers. Public Hearing was Closed. Commissioner Pomeroy itemized issues the applicant will have to ess if this request is to be approved. They are: re -design or relocation o enclosure, working with the City to acquire a painted loading zone at , reduce hours to 10:00 p.m. Sunday tluu Thursday and 12:00 midnigh -15- COMMISSIONERS Viso\\�y0 9- MINUTES CITY OF NEWPORT BEACHNovember 9, 1995 ROLL CALL INDEX and standards proposed are in the Planned Community Text. Staff and the City's consulting engineer assessed the parking requirements and have analyzed the parking from various points of view. It has, therefore, been concluded that, generally with the modifications suggested in the staff report to reduce the amount of restaurant floor area permitted in the development, the parking standard of-4-5 parking spaces for each 1,000 sq. ft. would be acceptable. However, some issues have been raised regarding, "what ifs". What if it is turned into something else?, what if some of the other permitted uses in the planned community text eventually arrive on site? Staff included these concerns when looldng at the permitted land uses and concurred that an increase of some of the permitted land uses could in fact in the long run create some parking problems. Those in particular are separate free standing fast food or drive through restaurants and arcades. Staff has prepared an alternative set of pages to the Planned Community Text which would remove those two land uses from the pemutted land,uses in the commercial district. Additionally, the site plan shows 501 parking spaces currently provided ou site. If the commission were to change the Planned Community Text to increase the parking ratio from 4.5 to 4.75 then the required number of spaces would still be present and would calculate out to 499 parking spaces and probably should be included at minimum into the action that would essentially create a balance between the proposed' parking and the required parking of the project. However, it would not be inappropriate for the Commission to consider an even greater increase in the parldng ratio, perhaps up to as high as 5 parldng spaces per 1,000 sq. ft. A number of the City's consultants are present in the event that there are specific questions. They include the consulting Traffic Engineer and the consulting Frscal Analyst, additionally the EIR consultant has brought the Large scale exhibits of the view analysis contained in the EIR should the Commissioner wish to refer to those odiibits during the public hearing. Commissioner Adams stated if the parking ratio was increased 5 per 1,000, it would yield 525 parking spaces. Chairman Ridgeway suggested that one way to accommodate 5 per 1,000 is to reduce the square footage by 5,000 square feet which is 25 cars. Public Hearing was Opened. -17- COMMISSIONERS MINUTES y\��9o� �N& 9s; 4'c�'z�LP� CITY OF NEWPORT BEACH November 9, 1993 ROLL CALL INDEX Chairman Ridgeway addressed the audience saying the applicant and his consultant(s) will speak first. It is going to be a long process, so to the extent that he hears redundancy, he will stop the allotted 3 minute presentation. For groups in the audience represented by a spokesperson, n he will allow greater than three minutes time but that needs to be indicated up front. Mr. Tom Redwitz, Vice President with Irvine Company spoke on behalf of the Corona del Mar Plaza. This project is at one of the most visible sites of the City at the comer of East Coast Highway and MacArthur Boulevard and will be an energizing anchor to the business area, will provide new and different shopping amenities to the community and will keep sales within our City. The site proposed for Corona del Mar Plaza has seen many retail uses. In the late 80's the Irvine Company offered the site to the Newport Harbor Art Museum for a proposed new facility. However, when the Newport Public Beach Library moved forward with their plan for a new building, the Museum realized that an expansion into the old library adjacent to the existing museum and now owned by the Irvine Company was financially more realistic and beneficial to its needs. The Museum then asked the Irvine Company to donate the old library site for museum expansion and it was agreed. After the Museum's decision, the site was studied taking into consideration certain criteria. The Irvine Company wanted to identify a use that would be compatible with the surrounding area, benefit the community, would provide economic value to the City and would make best use of this visible site. The use that met these criteria best is the project being presented tonight. Early in the planning process, the Irvine Company met with the City, surrounding community members and business leaders to ascertain their concerns regarding the project. Over many months, the project was designed and modified to be sensitive to the many interests expressed. This is evidence by their going into the Harbor View neighborhood to obtain a comprehensive view analysis looking toward the site. As a result the project has been specifically designed to limit the height of the architecture -18. COMMISSIONERS �s� qOA\\ � a•. soy c�ji9� � �q4\ MINUTES CITY OF NEWPORT BEACHNovember9, 1995 ROLL CALL INDEX and landscaping to comply with the view plane criteria established for the site. In addition, being sensitive to views looking down on the project, the roofs are designed to be esthetically pleasing with a variety of smaller sloping roof forms with mechanical equipment hidden from view. Landscaping along MacArthur Boulevard edge will soften the views of the project from Harbor View Hifis homes. Equally .important, the interior building facade which face towards the residential area have been designed with significant overhangs to shelter store front views in response to community input. Night lighting is also a concern. A fighting consultant was contacted in the very early stages to design the most sensitive lighting solution that shield light sources and direct it downwards and away from residential areas. Another consideration was the adjacent Newport Beach Public Library. After discussion with the City, the planners integrated Corona del Mar Plaza's vehicular and pedestrian circulation with the library as an overall plan. The project edge has been designed to open to Corona del Mar at strategic locations while respecting and being consistent with the street friendly character of the village. Pleasing architectural facades with store fronts are planned to continue the charm of the area Most importantly, the project will become part of the Corona del Mar Commercial area. At the request of the Chamber of Commerce, the project has been named "The Corona del Mar Plaza" and they have agreed to participate in the proposed Business Improvement District for the area They look forward to joining with other business to maximize Corona del Mar potential. He then addressed the issue of access to the project from MacArthur Boulevard. Access is a key and essential to attract and retain high quality businesses and merchants. It is a convenience to have this access from MacArthur Boulevard and as a result of concerns raised by nearby residents from the Harbor View Drive, the access will be relocated south near the access that currently exists and made "right in" only. This change is being proposed to alleviate community concerns over access from MacArthur. This project will be a stimulus to the Corona del Mar area, boost City's revenues with sales tax (net approximately $348,000/annum) and accommodate local residents shopping needs. He agrees to the 119 conditions outlined in the staff report and concurs with the additional -19- COMMISSIONERS JDy c�g0�rtp9 h MINUTh S CITY OF NEWPORT BEACH November 9,1995 ROLL CALL INDEX provisions as outlined by Ms. Temple and requests Commission support for approval of this project to the City Council. Gary Vaccaro, Vice President of Irvine Retail Properties addressed the issues of retailing businesses of the project. These businesses will respect the concerns of the community and design efforts, achieve the highest level of customer convenience, provide architectural continuity with downtown Corona del Mar, integrate project site with that of the Library and be pedestrian friendly. The parldng area as proposed contains 501 spaces. However, when the plan is revised to reflect the right -in only access, the parking will increase by 10 spaces to 511 spaces nearly achieving the parking ratio of 5 per 1,000 ratio of parking to building area. The view corridors on either side of the restaurant on East Coast Highway and MacArthur Boulevard will be combined with park like landscape treatment. Various pedestrian accesses and seating areas will'be provided. The merchants for the project will compliment merchants of Corona del Mar. In that regard, Mrs. GooclWs Natural Foods Market will be the anchor of the retail center. Additional tenants will be for casual, comfortable apparel; cooking and/or wine; books and music, a breakfast restaurant and/or baked,, fine dining restaurants, coffwJ*et as well as outdoor recreational retailers. Chairman Ridgeway asked Mr. Vaccaro about Mrs. Gooche's being an upgraded Farmers Market. Mr. Vaccaro said not in their estimation due to the types of natural foods, organic vegetables, non -preservative meats, vitamins and lotions, etc. Compared to other businesses that offer gourmet, regular meats, non organic vegetables, this establishment is unique. Commissioner Pomeroy agreed with Chairman Ridgeway in that this should not take business away from other established stores. To date there is one signed lease for the project. The Irvine Company is asking for approval of a speculative project of 105,000 sq. ft., so 80,000 sq. ft. at this point of time has been identified in a tenant mix only. -20- COMMISSIONERS \y\0 c<�9��°ems\ a°\F� MINUTES CITY OF NEWPORT BEACH November,% 1995 ROLL CALL INDEX Mr. vaccaro said they had suspended their leasing efforts due to the controversy surrounding the access and the lack of entitlement. They needed to wait to see exactly what they could sell. There is a multitude of prospective tenants they have talked to that have shown interest in every category mentioned in his comments. Chairman Ridgeway said he is concerned with old Corona del Mar and other larger shopping centers. There is no need to be redundant. There are a number of already existing coffee shops for instance. Commissioner Selich asked Mr. Redwitz about the start of the application process for this project. Mr. Redwitz answered about March, 1995 when !' the formal application was made. I Chairman Ridgeway asked Mr. Edmonton, Traffic Engineer about the offer of the Irvine Company to move the access. j ( Mr. Edmonton said he had reviewed the concept but not seen a detail drawing. From a traffic operation standpoint there would be very little difference to the proposed placement of a right -in only further south on ! i ! I MacArthur. I! Mr. Redwitz produced a revised colored graphic that shows the proposed access. He proceeded to identify the changes in the project that resulted in the proposed move of the access off MacArthur Boulevard. The access has been reviewed by the Traffic Engineer Consultant for the EIR as has CalTran. Mr. Joe Foust, principal of Austin -Foust Associates, hired by the City to prepare the traffic analysis spoke to the Commission. He went into detail to explain meetings with Cal Trans to discuss the possibility of moving the access off MacArthur, making right -turn only including perhaps closing off the median and the volume of egress and ingress. There will be no conflict with Coast ITighway traffic with two lanes going south on MacArthur and a separate deceleration lane. -21- COMMISSIONERS MINUTES CITY OF NEWPORT BEACH November 9,1995 ROLL CALL INDEX Chairman Ridgeway stated that this configuration presents no conflict with Harbor View Drive. W. Foust agreed. The center island will be 40 feet wide as a result of a widening project on a separate contract. Cars coming out ofHarbor View Drive will have a safe area in which to tam left. Mr. Foust explained the location of the existing driveway on the location map. Commissioner Adams asked Mr. Foust about the Traffic Analysis having been done on a right -in and right -out on southbound MacArthur. These trips will be re -oriented now with this alternative, have the analysis been recalculated based on the redistribution of traffic. He was answered yes, and one change has occurred. That is, the traffic that would have come out onto MacArthur will now come out onto Avocado. Commissioner Thomson clarified a free right turn off MacArthur. When coming around that comer, you're coming into a traffic lane that is being used by people proceeding north on East Coast Highway. Mr. Edmonton clarified that the MacArthur widening project will provide a free right turn lane around to Coast Highway to merge left or turn right on to Avocado. Public Hearing was Opened. Mr. Phil Sansone, Corona del Mar, community spokesman - spoke regarding the community concerns. These concerns are parking, the possibilities of the warrants setting up for a signal at Harbor Yew Drive, possibility of generated traffic plus future use requiring the widening o MacArthur Boulevard from East Coast Highway to Crown Drive,to six lanes and the last one was the access from MacArthur. The proposal made by the Irvine Company on the access as shown is acceptable. The parking problem has been alleviated by the recalculation. He would like confirmation that the generated traffic and any future project will not trigger the widening of MacArthur from Coast Highway to Crown Drive. Mr. Edmonton explained that Crown Drive is south of San Miguel. The current plan is to have six lanes on MacArthur to a point south of the -22- COMMISSIONERS *06, ���os MINUTES 1 CITY OF NEWPORT BEACH November 9, 1995 ROLL CALL INDEX I intersection of San Miguel and then it tapers into four lanes. One of the requirements in the current circulation element of the general plan establishes that the widening could not occur until a certain threshold volume was reached. The Public Works Department has discussed this and they have no objection to subtracting whatever the volume is using that driveway off MacArthur from the other traffic. Any traffic destined into the center using this driveway would not be included in that count to trigger the widening process of MacArthur. Mr. Sansone stated that the intersection of Harbor Yew and MacArthur meets the warrants for a signal. The City has some discretion with the installation of said light. The Association does not want a signal there, but to get around the liability issue for the City, recommends that the City or CalTrans, whoever is responsible, to put signage at that place that states the there is no pedestrian access/crossing. It is a legal crosswalk on Harbor View across MacArthur. With this signage, it would protect the City and/or State from liability. Chairman Ridgeway stated that this is a separate issue for staff. Mr. Sansone concluded that the issues of lighting will be taken into consideration by the Leine Company. Commissioner Adams scaled the drawing and stated that it is 450 ft. from the center of Harbor View Drive to the center of the proposed driveway and it is 380 ft. from the center of the heto the future north curb or East Coast Highway. Mr. Sansone said that meets the requirements of the community. Chaimrari Ridgeway stated that the City has bid the reconfiguration o Coast Highway and MacArthur with construction starting in February, it has nothing to do with this project and has been in the works for a long time. -23- COMMISSIONERS ofR\Oivm?400� I�iPO MINUTES CITY OF NEWPORT BEACH November 9, 1995 ROLL CALL INDEX Luvena Hayton, Corona del Mar resident - spoke in support of this project. She is in favor of the use of the land, it may take away a little of her business but that is all right and she also favors the Health Emporium Mr. Barry Allen, 221 WhitesaUs Way, CDM - spoke in favor of the project as long as fast food restaurants and arcades are -not part of the tenant mix. He addressed the issue of lighting for safety purposes. He asks if the Irvine Company, once the lighting plan is finished, give the Corona del Mar Homeowners Association and three other associations that are immediately above the project an opportunity to review it. This issue will be addressed by staff according to Chairman Ridgeway. Commissioner Kran7ley asked staff if this is processed tonight, when will it come to Council. He was answered, November 27th. Mr. Peter Tempelton, member of the Board of Directors of the Point del Mar Association - spoke in general support of the project. It is a strong design both architecturally, visually pleasing, placement of signage and community impact with outdoor spaces and usage. Mr. Richard Varner, 2821 Harbor Yew Drive - does not support this change by the Irvine Company. His major objection is the increased traffic pattern that could come through on Harbor View Drive onto MacArthur Blvd. Mr. Don Udall, Harbor Yew Dr. resident spoke against this project for the same reasons as listed above. He is concerned with the traffic and packing spaces inside the project. Mr. Royal Radtke, spokesperson of the Corona del Mar Chamber o Commerce - stated that the Board after review of the plans is in favor of the project. He applauded the Irvine Company for naming the project Corona del Mar Plaza instead of Newport Pavilion -24- COMMISSIONERS 9oA\ n O Fq ;%- , a \F� MINUTES CITY OF NEWPORT BEACHNovember 9, 1995 ROLL CALL INDEX Mrs. Betty Wharton, 1033 Goldenrod spoke in favor of view preservation with regards to the fighting. She presented pictures of the library lighting as of last winter. Commissioner Adams asked for her suggestions or recommendations as to what else could be done for adequate insurance. She had no answer. Staff was asked for suggestions. Ms. Temple stated that restructuring the conditions in two different areas could potentially alleviate this concern One would be that concurrent with submittal of plans to the City, the Irvine Company could submit copies to the homeowners associations for review and comments. Perhaps a follow up with an additional condition stating that the Planning Commission would have the authority to call up and review the lighting plan should after it is installed we receive complaints in regards to illumination levels or direction of light. This combination of a preliminary review and an ability to call back the site plan review on the . lighting plans specifically could potentially give us the tools needed to require alterations should there be some unanticipated negative effects from the lighting plan Mr. Redwitz said he is in agreement with the first part but suggested it be modified that if they are not in compliance with the approved plan then certainly there is aft issue. But to be exposed to any future complaint and then be called back by the Planning Commission, is unreasonable. Commissioner Ridgeway stated that this lighting issue could be solved the matter is how to word the condition I& Redwitz said he is very sensitive to the lighting issues. Debra Allen, Harbor View Drive resident stated that when you come up with the condition on lighting, add to that condition the lighted signs. In particular, the signs on the east side on Avocado need to be addressed. Dr. Dan Belove, 1126 Whitesails - spoke against the project. He is against the use of land as a commercial project. He stated that the same types of -25- t a COMMISSIONERS MINUTES \� A CITY OF NEWPORT BEACH November 9, 1995 ROLL CALL INDEX proposed tenants are similar to existing stores within a 2 mile radius. H suggested a park be placed on the site. Mr. John Robertson, 2509 Harbor View Drive - spoke in opposition of thi project. He states that this is not good planning, the diagram does no match the proposal in EIR He questioned why hasn't there been a stud for ingress and egress on Avocado with no access on MacArthur Blvd. H further questioned why Cal Trans was not identified as a responsibl agency, that would make the EiR vulnerable to a Lawsuit. The Plannin Commission is responsible for managing good planning. He states that Anther research and studies should be done based on this new proposal b Irvine Company. Chairman Ridgeway asked staff for verification of the Notice of Completion signed by John Douglas. This does show Cal Trans District 12 as reviewing agency. Staff affirmed that Cal Trans had received a Notice o Preparation, a copy of the Environmental Impact Report and Cal Trans di submit comments that have been incorporated. Commissioner Adams asked staff about the relocation of the driveway bein problematic from the standpoint of having a legitimate E1R process. S answered that the EIR process is set up to study the impacts of th proposed projects as well as project alternatives. The City is obligated if new alternative arises during the course of a Public Hearing to study tim potential impacts. In this particular rase the relocation of the ddvewa access and the limitation to right turn in has been looked at from a trafii standpoint and it does not create any changes in terms of findings or level o significance or adverse impact to any studied intersection. Other fliar possible changes in landscape depth, there appears to be no other impact - that would result from the relocation of this driveway. Commissioner Adams asked staff about the mention of removal of speed humps on Harbor View Drive. He would like to know the status o these speed bumps plus the result of study of these speed bumps. Mr. Edmonton answered that the City is not presently installing additional speed bumps nor are there plans for removal same. To remove the speed -26- COMMISSIONERS MINUTES CITY OF NEWPORT BEACHNovember9, 1995 ROLL CALL INDEX bumps it would require a majority of the residents along the street to petition City Council for there removal. As to the impact of those speed bumps, they were responsible for a reduction in speed on that street of about five or six miles per hour and the residents that the City has heard from are very pleased with the impact. Traffic volume on Harbor View Drive has varied over time due to construction of Newport Coast Drive, the general decline in economy and the installation of speed bumps. Ken Vemengo, representing Robert McKenna, owner of Roger's Realty, CDK, Roger's Gardens spoke in favor of this project. He read excerpts of a letter from Mr. McKenna,.."With first hand local knowledge ... we desperately need the proposed Corona del Mar Plaza project. I am for this project 100%, it will help the economy and the growth ofNewport Beach". Mr. John Ehretz, 1020 Sea Lane spoke in opposition of this project. He feels the site is inappropriate for this,project and does not feel the project will succeed. This site is not disposed to retail as it is an island in fast traffic. Ms. Margaret Thielemair, 2915 Harbor View Drive spoke in opposition of this project. Her concern is traffic on the street that will turn south on MacArthur to enter the Center. If this project is approved, there should be some condition that would restrict the left turn from Harbor View Drive. It should be a destination center so that it does not siphon off businesses from existing stores in the area A destination center does not need an access from MacArthur, the Avocado entrance which is the main entrance will be sufficient. The changes that have been made tonight need to be studied. She referenced letters from other neighbors opposing MacArthur Boulevard curb cuts. Chairman Ridgeway asked Mrs. Thielemair if a right turn only from Harbor View Drive was imposed would that alleviate concerns. She affirmed that this would be acceptable. Mr. Ron Hendrickson, as a concerned citizen spoke about the library entrance. He stated that the entrance that will now occur with the shopping center may end up being a back door entrance to a major public facility. He -27- -1 COMMISSIONERS 'i'yllil �2��� MINUTES CITY OF NEWPORT BEACHNovember9,1995 ROLL CALL INDEX would like a condition that the proposed entrance meets the requirements for a major public building. Mr. Gene Lyons, Corona del Mar spoke about a potential compromise of the bike lane and sidewalk on MacArthur where the proposed relocated n, access will be. He objects to not being involved with this decision process and opposes the hvine Company making these changes tonight. Mr. Paul Siconolfi, 1027 Goldenrod spoke in opposition of this center. He would like this project turned to face Coast Highway, not Harbor View Homes, because of the lighting. The following people objected to this project for reasons already indicated: Mr. Clark Hayes,1106 Goldenrod Ms. Stephanie Fetta, 2807 Harbor Yew Drive Ms. Lucille Kuhn, 1831 Seadrift Drive supports this use of the property for the project. The increased property and sales tax will benefit the people o the City of Newport Beach. Dick Marowitz spoke in favor of the this project for similar reasons as above. Public Hearing was Closed. Commissioner Adams spoke in favor of the project. This is a good land use for the site. The issue of a possible traffic signal at Harbor View Drive and some of the other concerns resulted in fear of traffic intrusion. The Irvine Company has made a major concession to address this neighborhood issue. If this project is approved with the curb cut into MacArthur and there is an increase in traffic volume on Harbor View Drive, the City then needs to look into ways to mitigate it. To the extent possible, if this project is approved, the Commission needs to attempt to make help it be successful. Having access from MacArthur Boulevard is necessary and vital for this success. It is a benefit from the traffic circulation standpoint. Peak hour traffic will be pass -by traffic, trips that are already on MacArthur Boulevard -28- COMMISSIONERS 0 MINUTES CITY OF NEWPORT BEACHNovember9, 1995 ROLL CALL r INDEX heading south. Parking for this project does not pose a negative impact to the library parking. He agrees with staff to increase the parking requirements to at least 4.75 per 1,000 and maybe a slight reduction in square footage to be on the safe side. This is an very important public improvement that needs to be protected from a parking standpoint. He then asked if.the six lane expansion language had been worked out as a mitigation measure. Ms. Temple stated that there is specific language proposed at present. It's most appropriate location would be one of the requirements adopted in the resolution adopting the amendment to the General Plan There would be an .." then insert the language additional, "Now There be it Resolved ...... previously worked out regarding discounting the project related traffic using the entrance from the traffic volumes used to trigger the MacArthur Boulevard widening. Cormnissioner Adams stated his support for signage prohibiting pedestrian crossing Harbor View Trills needs to be incorporated. The pedestrian demand may, like the driveway, lead to a signal some day. He supports the suggestion that the lighting plan be scrutinized by the Harbor View residents. Mr. Allen's suggestion that they sign off the plans would be adequate. Between now and when those plans are submitted, the Harbor i View Hills residents will have gone through and know what kinds of fixtures they would be comfortable with, fighting levels, etc - Co mmissioner Kranzley agrees with Commissioner Adams and will be supporting this item. He added that he does hear the concerns and it was very clear from the beginning that the intersection would be left as is. He applauds the efforts of the Irvine Company and their final concession. Commissioner Pomeroy stated he is familiar with the problems in Harbor View Hills, being a resident for 18 years. He disagreed with Commissioner Adams regarding the traffic impact on harbor View Drive. Now with the opportunity to turn left onto MacArthur Boulevard and then into the project, there will be more use by Harbor View Hills residents. The issue is, will it be a significant increase. By restricting the left turn lane, you would please only the residents on Harbor View Drive, the rest of Harbor View -29- COMMISSIONERS F1y`P9o\2�0� MINUTES CITY OF NEWPORT BEACHNovember 9, 1995 ROLL CALL INDEX Hills residents would not appreciate having to make a right turn only. The impact of that change would benellt a few people in a way which creates greater impact on other people. His major concern is to take care of the lighting concern is a manner that satisfies the Homeowners Association so they can make sure it is done right. Commissioner Thomson stated that the parking impact is almost 5 to 1. The market will determine if it will work or not. Commissioner Thomson stated that "no pedestrian crossing" is important, no left turn onto MacArthur Boulevard should be looked at carefully before going ahead with it. The traffic people can look at this issue and may recommend its installation at a future time. He expressed concerns regarding a walkway or bridge that would be used to expand pedestrian friendly uses. He's heard comments about the view plane from East Coast ITighway and Avocado. A vast majority of people live in old Corona del Mar, go down Avocado into Fashion Island. The way the building looks from the outside, the Irvine Company assures that it will mitigate it with a storefront type of view plane and lots of trees, etc. This will be a great asset for the City. It will be a nice project, one everyone will use. Commissioner Selich supports the project and concurs with Commissioner Adams comments. He is concerned with the pedestrian friendly nature of the project. The Commission has a responsibility in reviewing this project to analyze it in terms of its impact on Corona del Mar Business District. We just adopted the Commercial Business Districts Policy and when a new project comes along like this, we need to see how this will enhance the commercial issues addressed in the commercial policy. If we are going to reduce the parking requirements by the amount of square footage, it would probably be done in the corner of MacArthur and East Coast ITighway and possibly on Avocado street to reduce the physical bulk of the buildings. The basic site plan is line, some of the minor elements may need to be altered. Chairman Ridgeway commented from the Harbor View Hills Homeowners Association the concerns heard were traffic in that community. It is a concern whether the project is there or not. You have made your concerns heard and staff will attempt to address them. He supports most of the -30- COMMISSIONERS ' P '009 o. \y� MINUTES CITY OF NEWPORT BEACH November 9, 1995 ROLL CALL r INDEX comments made by Commissioner Adams, including the parking. Pedestrian friendly eating areas have been established. He recommends removal o 5,000 square feet of bulky building area at MacArthur and Avocado. We need to make this a minimum of 5 per 1,000 or.a reduction of 5,000 square feet. He supports the access and the uses are based on a speculative project and if the Irvine Company stays true to its tenant mix, then Corona del Mar will benefit. The lighting issue is solvable. Motion * Commissioner Pomeroy agreed that the bulk should come out at Avocado as he agrees with the 5 to 1,000. Commissioner Adams moved for: • Certification of EIR No. 154 (recommends to City Council) • General Plan Amendment No. 95-2 C • Amendment No. 835 • Traffic Study No. 101 • Site Plan Review 74 with the following additional conditions: 1. Project be parked at 5 per 1,000 square feet 2. Traffic volumes associated with right tam access on MacArthur Boulevard not be included in the calculation for going to six lanes on MacArthur Boulevard. 3. The Irvine Company shall submit the lighting plan to Homeowners Associations for review, comment and recommendations back to city staff for consideration as the City approves the lighting plan, and that actual installation complies with the approved lighting plan. The review does include the lighting associated with sign programs but dries not include the sign program itself for the placement of signs. 4. The MacArthur Boulevard access be relocated as shown on the revised plans and be restricted to right in only access and be subject to design requirements of CalTrans. 5. The elimination of arcades and drive in and take out restaurants from the uses permitted in the PC Text. -31- r COMMISSIONERS MINUTES CITY OF NEWPORT BEACH November 9, 1995 ROLL CALL INDEX Mr. Redwitz stated that the Irvine Company is in agreement with the revised lighting condition. They do take issue with the parking ratio. The staff report has analysis that shows that the parking spaces ratio is adequate. The ratio is being changed to 5 per 1,000. He then made comparisons with other projects and their parking ratios. Chain= Ridgeway stated that a regional center is not a neighborhood center. This center when used with outdoor seating food uses needs 5 per 1,000 parking spaces. Commissioner Adams stated that at 511 spaces, they are at almost 4.9 per 1,000 parking spaces. Discussion ensued regarding the parking ratio. Commissioner Adams then amended his condition number one that it be changed to 4.9 per 1,000. Absent MOTION CARRIED - 6 Ayes, 1 Absent Ayes A. Environmental Impact Report No.154 indin s• I. That a Draft Environmental Impact Report has been prepared for the project in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines and City Policy. 2. That the proposed Draft EIR, Comments and Responses, revisions to the Draft EIR, and all related documents in the record is complete and adequate to satisfy all the requirements of CEQA for the proposed project. 3. That the analysis and conclusions contained in the proposed Draft EIR reflect the independent judgment of the Planning Commission. 4. That the Planning Commission has reviewed and considered the information contained in the proposed Draft EIR prior to making its recommendations to the City Council. -32- COMMISSIONERS MINUTES WPOCPON0071111 \ CITY OF NEWPORT BEACHNovember9, 1995 ROLL CALL r INDEX �I ! I i I Nfitigation Measures: 1. That the applicant shall prepare a construction access plan in order to maintain safe access to the library during construction. The construction access plan shall be approved by the Public Works Department prior to approval of the grading permit. 2. That the applicant shall install a traffic signal on Avocado Avenue at the access driveway to the project site. 3. That the applicant shall prepare a construction access plan in order to maintain safe access to the library during construction. The construction access plan shall be approved by the Public Works Department prior to approval of the grading permit. 4. That construction employees shall park their vehicles in designated parking areas on the project site or on other Irvine Company property, not on Avocado Avenue. 5. That prior to the issuance of building permits, a detailed interior noise study shall be completed for all buildings within the project that are adjacent to East Coast Highway and MacArthur Boulevard to confirm that interior noise levels will comply with the stated guidelines for office, retail, and restaurant spaces. 6. That the applicant shall assist the City in implementing Transportation Demand Management measures related to the proposed project. -Such -measures shall -include coordinating transit services to the development through provision of bus stops, transit stops, shuttle stops, bus shelters and turnouts, and bicycleltransit interface. -33- COMMISSIONERS 0 \�I ii�'9��dOs+ MINUTES CITY OF NEWPORT BEACH November 9,1995 ROLL CALL IND5X 7. That the applicant shall provide mitigation for secondary source emissions (i.e., emissions associated with stationary sources within the development). During design review and prior to issuance of building permits, the City of Newport shall assure confirmation that the measures have been incorporated to the maximum extent feasible. S. That the applicant shall install energy efficient lighting which provides high light output per watt of electricity consumed. 9. Reduce traffic speeds on all unpaved road surfaces to 15 miles per hour or less. A reduction in travel speeds to 15 miles per hour on unpaved road surfaces will reduce particulate emissions from this activity by approximately 40 to 70 percent. 10. Suspend grading operations during first and second stage smog alerts. 11. Suspend all grading operations when wind speeds (as instantaneous gusts) exceed 25 miles per hour. 12. Provide on -site power sources during the early stages of the project and utilize existing power sources (e.g., power poles) or clean fuel generators rather than temporary power generators. 13. Schedule (construction) operations which may affect traffic to occur at off-peak hours, where feasible. 14. Develop a (construction) traffic plan to minimize traffic flow interference from construction activities. The plan may include such components as an advance public notice of routing, uses o public transportation and satellite parking areas with a shuttle service. • Mitigation measures and standard engineering practices are summarized in the geotechnical investigation for the project site and address the specific soils and geologic constraints to site -34- r COMMISSIONERS MINUTES CITY OF NEWPORT BEACH November 9, 1995 ROLL CALL INDEX i development that were identified in the impact analysis. Engineering procedures not related to specific, significant environmental impacts within the purview of this E1R, but that relate to other technical issues, are included in the geotechnical investigation. As such, all of the recommendations in the geotechnical investigation shall serve as the definitive guide to specific site planning, geotechnical engineering techniques, and mitigation measures for the proposed project. The complete geotechnical investigation has been incorporated by reference and is available at the City of Newport Beach. 15. Prior to issuance of grading permits for any construction on the Newport village site, an archaeological records search shall be conducted by a qualified archaeologist to determine whether proposed activities would encroach upon or otherwise adversely impact the previously recorded Locus A or B of CA-Ora-167. 16. That if it is determined that proposed activities would affect CA- Ora-167, the following specific procedures shall be implemented: CA-Ora-167: Locus A • A survey of the site area shall take place during which time surface materials shall be flagged in order to identify the horizontal surface boundaries of the locus. Following identification of the surface extent of any cultural resources, a five square meter grid system shall be laid out that encompasses all flagged material. • Using the grid system, all flagged material shall be systematically collected. • After collection of surface materials, two to three units measuring one square meter shall be placed within the grid -35- COMMISSIONERS 0019� oy�of� MINUTES CITY OF NEWPORT BEACH November 9, 1995 ROLL CALL INDEX system to provide the limits of the vertical distribution of the cultural material and identify its subsurface integrity. • Following completion of the subsurface units, a series of hand - dug postholes shall be placed in the site to further define its subsurface horizontal distribution. • All material recovered from surface collection and subsurface units shall be analyzed and catalogued. • If sufficient shellfish remains are recovered from the subsurface, at least two samples shall be submitted for carbon-14 dating. • The results of the test program, including methodology, analysis of recovered material, and recommendations, if necessary for further work shall'be documented in a report. • All of the above work shall be undertaken by an archaeologist on the Orange County List of Certified Archaeological Consultants. CA-Ora-167, Locus B • Because of the suspected disturbed nature of Locus B, an approved archaeologist shall be present during the initial grading phase at the location previously identified as that of Locus B. If a significant subsurface deposit is uncovered during the grading, the project applicant shall be prepared to have the material evaluated and if need be permit the introduction of a limited test - level investigation. 17. That prior to issuance of grading permits for any construction on the Newport Village site, a paleontological records search shall be conducted by a qualified paleontologist to determine whether proposed activities would adversely affect scientific resources which may exist on the subject property. -36- COMMISSIONERS 9�0 0 c�a MINUTES CITY OF NEWPORT BEACHNovember9, 1995 ROLL CALL INDEX 18. That prior to the issuance of a grading permit, the project applicant shall provide written evidence to the City of Newport Beach that a qualified paleontologist has been retained to observe grading activities and salvage and catalogue fossils as necessary. The paleontologist shall be present at the pre -grading conference, shall establish procedures, for paleontological resource surveillance, and shall establish, in cooperation with the project developer, procedures for temporarily halting or redirecting work to permit sampling, identification, and evaluation of the fossils. If major paleontological resources are discovered, which require long-term halting or redirecting of grading, the paleontologist shall report such findings to the project developer and to the City of Newport Beach. The paleontologist shall determine appropriate actions, in cooperation with the project developer, which ensure proper exploration and/or salvage. Excavated finds shall be offered to the City of Newport Beach, or its designee, on a first -refusal basis. The applicant may retain said finds if written assurance is provided that they will be properly preserved in Orange County, unless said finds are of special significance, or a museum in Orange County indicates a desire to study and/or display them at the time, in which case items shall be donated to the City, or designee. These actions, as well as final mitigation and disposition of the resources, shall be subject to the approval of the City of Newport Beach. Prior to the issuance of a precise grading permit, the paleontologist shall submit a follow-up report for approval by the City which shall include the period of inspection, a catalogue and analysis of the fossils found, and present repository of the fossils. B. General Plan Amendment No. 95-2(C) Adopt Resolution No. 1414 recommending to the City Council approval of GPA 95-2(C), to redesignate the property for Retail and Service Commercial use and establish the permitted intensity of development;. -37- COMMISSIONERS MINUTES "tIppov�-'ImP CITY OF NEWPORT BEACHyp` qP\ \ November 9, 1995 ROLL CALL INDEX C. Amendment No. 935 Adopt Resolution No. 1415 recommending to the City Council approval of Amendment No. 835, the proposed changes to the Newport Village Planned Community District Regulations. D. Traffic Study No.101 Accept and approve with the following findings and conditions: Findings: 1. That a Traffic Study has been prepared which analyzes the impact of the proposed project on the peak -hour traffic and circulation system in accordance with Chapter 15 of the Newport Beach Municipal Code and City Policy Ir18. 2. That the Traffic Study indicates that the project -generated traffic will neither cause nor make worse an unsatisfactory level of traffic on any'major,"primary-modified,' or'primiuy street. 3. That the Traffic Study indicates that the project -generated traffic will be greaterthari one percent of the existing traffic during the 2.5 hour peak period on seventeen of the nineteen study intersections, but that fifteen of the seventeen intersections will not exceed the 0.90 ICU threshold value and will operate at acceptable levels o service for both peak periods. 4. That the remaining two intersections will be mitigated with the implementation of programmed improvements at the intersections of MacArthur Boulevard at San Joaquin 11iIls Road and MacArthur Boulevard at San Mguel Drive, which will reduce the ICU values of the p.m. peaks to well under the 0.90 threshold, and are therefore not considered a significant impact. -38- COMMISSIONERS o�'lcyoc\9� , MINUTES CITY OF NEWPORT BEACH November 9, 1995 ROLL CALL INDEX Conditions: 1. That per the Traffic Phasing Ordinance (TPO) Analysis, no significant project impacts are identified. Currently scheduled and My -funded projects will be completed prior to or at project occupancy to offset any project impacts. 2. That the developer shall fund a proportionate share of the improvements required to mitigate the project impacts at the intersections on MacArthur Blvd. at San Miguel and MacArthur Boulevard at San Joaquin Hills Road. This condition will be considered Milled through the CIOSA frontage improvement contribution listed in the CIOSA agreement for MacArthur Blvd. between Coast highway and San Joaquin Hills Road. F. Site Plan Review No. 74 Approve the site plan review, making the following findings and with the following conditions of approval: Findings: 1. That the proposed action is part of the project evaluated in the Environmental Impact Report prepared for GPA 95- 2(CyAmendment No. 835/fraffic Study No. 101. That Environmental Impact Report adequately addresses the potential environmental impacts of the project, and satisfies all the requirements of CEQA. The Environmental Impact Report reflects the independent judgment of the Planning Commission and was reviewed and considered prior to recommending approval of the project. 2. That development of the subject property in the Newport Village Planned Community District will not preclude implementation o specific General Plan objectives and policies. -39- COMMISSIONERS j MINUTES CITY OF NEWPORT BEACH November 9,1995 ROLL CALL INDEX 3. That the value of property is protected by preventing development characterized by inadequate and poorly planned landscaping, excessive building bulls, inappropriate placement of structures and failure to preserve where feasible natural landscape features, open spaces, and the like, resulting in the impairment of the benefits o occupancy and use of existing properties in such area. 4. That benefits derived from expenditures of public funds for improvement, acquisition and beautification of streets, parks, and other public facilities are maximized by the exercise of reasonable controls over the layout and site location characteristics of the proposed development. S. That unique site characteristics are protected in order to ensure that the community may benefit from the natural terrain, harbor and ocean, to preserve and stabilize the natural terrain, and to protect the environmental resources of the City. 6. That the proposed development fully conforms to the established development standards for the Newport Village Planned Community Drstnct, as recommended for City Council approval by the Planning Commission in Amendment No. 835. I, 7. That the development is compatible with the character of the neighborhood and will contribute to the orderly and harmonious development of surrounding properties and the City. 8. That the development has been designed to maximize protection o public views from MacArthur Boulevard and Avocado Avenue. 9. That there are known archeological or historical resources on -site and appropriate mitigation measures have been included in the Environmental Impact Report minimize the adverse effects. 10. That there are no environmentally sensitive areas on -site. 40- COMMISSIONERS MINUTES 9'p•�c �. ?i p\Fgq'G'�p�l CITY OF NEWPORT BEACHNovember9, 1995 ROLL CALL INDEX 11. The property does not contain any areas of unique geologic hazards. 12. That the proposed project will meet City noise standards for the development. 13. The site plan and layout of buildings, paridng areas and pedestrian and vehicular access are functional in that the project has been designed so as to limit vehicular access to the site from Avocado Avenue and MacArthur Boulevard. 14. The development is consistent with surrounding land uses and with the goals and policies of the General Plan as recommended for City Council approval by the Planning Commission in GPA 95-2(C). 15. Mechanical equipment and trash areas will be screened from view. 16. That the design of the proposed improvements will not conflictwith any easements acquired by the public at large for access through or use of property within the proposed development. 17. That public improvements may be required of a developer per Section 20.01.070 of the Municipal Code. 18. The approval of the proposed project will not, under the circumstances of this case, be detrimental to the health, safety, peace, morals, comfort, and general wellhre•of persons residing and working in the neighborhood or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. 19. That Site Plan Review No. 74 will not become effective unless and until General Plan Amendment 95-2(C), Traffic Study No. 101 and Amendment No. 835 are approved by the City Council. -41- COMMISSIONERS \9L9����t�� MINUTES CITY OF NEWPORT BEACH November 9,1995 ROLL CALL INDEX Conditions: 1. That the proposed development shall be in substantial compliance with the approved site plan, floor plans and elevations, except as noted below. 2. That all conditions of approval of Amendment No. 835 and Tragic Study No.101 and related mitigation measures of the environmental document shall be fulfilled. 3. That as indicated in Section 4.8.1 of the Draft EIR No. 154, development of the 10-acre site is subject to the height restrictions imposed by the City's View Plane Ordinance No. 1596. In accordance with that ordinance, neither building heights nor the heights of landscape features shall penetrate the imaginary plane extending over the site as illustrated on Exhibit 4.84 of the Draft EIR No. 154. 4. That all improvements be constructed as required by Ordinance and the Public Works Department, 5. That arrangements be made with the Public Works Department in order to guarantee satisfactory completion of the public improvements, if it is desired to obtain a grading or building permit prior to completion of the public improvements. 6. That each building be sewed with an individual water service and sewer lateral connection to the public water and sewer systems unless otherwise approved by the Public Works Department and the Building Department, 7. That the City's Public Works Department shall review and approve completed water utility plans prepared by the Applicant's engineer to ensure that accurate water demands have been used to calculate facility sizing within the development. -42- COMMISSIONERS t MINUTES �o'"<C'e 9aq\cc tl CITY OF NEWPORT BEACH November 9, 1995 ROLL CALL INDEX 8. That the on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the Traffic Engineer. 9. That the intersection of the private drives and Avocado Avenue be designed to provide sight distance for a speed of 45 miles per hour and that the intersection of the private drive and MacArthur Boulevard be designed to provide sight distance for a speed of 50 miles per hour. Slopes, landscape, walls and other obstruction shall be considered in the sight distance requirements. Landscaping within the sight line shall not exceed twenty-four inches in height. The sight distance requirement may be modified at non -critical locations, subject to approval of the Traffic Engineer. 10. That easements for public utilities be dedicated to the City where needed. 11. That asphalt or concrete access roads shall be provided to all public utilities, vaults, manholes, and junction structure locations, with width to be approved by the public Works Department. 12. That a pedestrian circulation plan be approved by the Public Works Department. The plan shall, as a minimum, include connections to Avocado Avenue, Coast Rghway and MacArthur Boulevard. 13. That County Sanitation District fees be paid prior to issuance of any building pemuts. 14. That street, drainage and utility improvements be shown of standard improvement plans prepared by a licensed civil engineer. 15. That a hydrology and hydraulic study be prepared by the applicant and approved by the Public Works Department, along with a master plan of water, sewer and storm drain facilities for the on -site improvements prior to issuance of any grading or building permits. Any modifications or extensions to the existing storm drain, water -43- COMMISSIONERS t— MINUTES CITY OF NEWPORT BEACH November 9,1995 ROLL CALL INDEX and sewer systems shown to be required by the study shall be the responsibility of the developer. 16. That the Water Capital Improvement fee be paid. 17. That final design of any structures within the project area shall provide for the incorporation of water -saving devices for the projectlavatories and other water -using facilities. 18. That the El Paseo Storm Drain system shall be completed before the project Applicant is permitted to occupy the project site as proposed, unless otherwise approved by the Public Works Department. 19. That prior to issuance of any grading or building permits for the site, the applicant shall demonstrate to the satisfaction of the Public Works Department and the Planning Department that adequate sewer facilities, wastewater treatment capacity, will be available for the project. Such demonstration shall include verification from the Orange County Sanitation District No. 5 and the City's Utilities Department. 20. That the Public Works Department plan check and inspection fee be paid. 21. That any Edison transformers serving the site be located outside the sight distance planes as described in City Standard 110-L. 22. Disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by proper use of traffic control equipment and flagmen. Traffic control and transportation of equipment and materials shall be conducted in accordance with state and local requirements. There shall be no construction storage or delivery of materials within the MacArth Boulevard, East Coast Hghway or Avocado Avenue rights -of -way. Prior to issuance of any grading permits, a parking plan for worken must be submitted and approved by the Public Works Department. -44- COMMISSIONER f MINUTES CITY OF NEWPORT BEACH November 9, 1995 ROLL CALL INDEX 23. That any overhead utilities serving the site be undergrounded to the nearest appropriate pole in accordance with Section 19.24.140 of the Municipal Code unless it is determined by the City Engineer that such undergrounding is unreasonable or impractical. 24. That the proposed project shall participate in the City-wide municipal recycling program, subject to approval of the General Services Department. 25. That a fire protection system acceptable to the Fire Department be installed by the developer and tested by the Fire Department prior to storage of any combustible materials or start of any structural framing, unless otherwise approved by the Fire Department. 26. That all the mitigation measures of the Traffic Study shall be f"ed. 27. That vehicular access to the Central Library be provided at all times i that the library is open. 28. That any library parking spaces impacted by the project shall be replaced to the satisfaction of the Community Services and Public Works Departments. 29. That the final design of the site shall eliminate or minimize the offsets in the perimeter aisle of the parking lot, unless otherwise approved by the City Traffic Engineer. 30. That the developer shall fund a proportionate share of the improvements required to mitigate the project impacts at the intersections on MacArthur Blvd. at San Miguel and' at San Joaquin Hills Road. This condition will be considered fulfilled through the, CIOSA frontage improvement contribution listed in the CIOSA agreement for MacArthur Blvd. between Coast Highway and San Joaquin Hills Road. -45- COMMISSIONERS �Y\8H\0N1i4 yIO ki MINiUTES CITY OF NEWPORT BEACHNovember 9,1995 ROLL CALL INDEX 31. That a traffic signal be installed by the developer at the Avocado Ave main entrance prior to occupancy of any portion of the project, occupancy of any buildings prior to completion of the signal installation shall be subject to approval of the Public Works Department. 32. That the signage program shall be subject to father review and approval by the Public Works Department for sight distance. 33. That on -site fire hydrants shall be required for the project to the satisfaction of the City Fire Department. 34. That an on -site underground fire main with Fire Department connection located on Avocado Avenue shall be required. 35. That each building shall be fire sprinklered and subject to review and approval by the Fire Department. 36. That fire sprinkler activation alert to all occupants, shall be provided in all buildings. Further that the site access, fire alarm and detection system, occupancy and exiting requirements shall be subject to review and approval by the Fire Department (Concurrent with the City's plan review and permit approval process). 37. That addressing shall be from the main access street, Avocado Avenue, unless otherwise approved by the Fire Department and Planning Department. The Fire Department shall approve the addressing plan for the project, as well as the location and size o address numbering visible from the public streets ('if necessary, superseding the provisions set forth in the Newport Village Planned Community District Regulations). 38. That Fire Lanes shall be provided within the project and the location shall be subject to the review and approval of the Fire Department. -46- COMMISSIONERS MINUTES WK x,690999\ O9A9� f t<`�i� CITY OF NEWPORT BEACH November 9, 1995 ROLL CALL INDEX 39. That Knox Boxes shall be provided within the site for access b emergency response vehicles. 40. That all exterior areas shall be lit with a minimum of one foot candle power of lighting at ground level, evenly distributed .. (based on Newport Beach Police Department recommendations as reasonable amount lighting for security) 41. That doors and windows shall contain adequate safety locks to deter burglaries and vandalism (based on Newport Beach Police Department recommendations as reasonable for security). 42. Prior to issuance of a grading permit, the grading contractor shall identify a spoils site for deposition of exported material. Such spoils site shall have obtained CEQA clearance in accordance with the requirements of the local jurisdiction where the site is located. 43. Prior to issuance of a grading permit, the applicant or successor in interest shall demonstrate to the City of Newport Beach Building Department that all facilities will be designed and constructed as specified in the City adopted version of the Uniform Building Code. 44. That the project shall comply with Title 24 (of the California Administrative Code pertaining to energy ' conservation requirements) energy -efficient design regulations as well as the provision of window glazing, wall insulation, and efficient ventilation methods in accordance with Uniform Building Code requirements. 45. Development of the site shall be subject to a grading permit to be approved by the Building and Planning Departments. The application for grading permit shall be accompanied by a grading plan and specifications and supporting data consisting of soils engineering and engineering geology reports or other reports if required by the building official. -47- COMMISSIONERS MINUTES fy�F �'oo�°cc�Foy CITY OF NEWPORT BEACH November 9, 1995 ROLL CALL INDEX 46. That the project Applicant will adhere to the recommendations of and perform the supplemental geotechnical analysis described in the geotechnical investigation (NMG Geotechnical, 1995) as a condition of project approval. 47. That the Applicant will comply with the erosion and siltation control measures of the City's grading ordinance and all applicable local and State building codes and seismic design guidelines. 48. The grading plan shall include a complete plan for temporary and permanent drainage facilities, to minimize any potential impacts from silt, debris, and other water pollutants. 49. The grading plan shall include a description of haul routes, access points to the site, watering, and sweeping program designed to minimize impact of haul operations. 50. An erosion, siltation. and dust control plan shall be submitted prior to issuance of grading permits and be subject to the approval of the Building Department and a copy shall be forwarded to the California Regional Water Quality Control Board, Santa Ana Region. 51. The velocity of concentrated run-off from the project site shall be evaluated and erosive velocities controlled as part of the project design. 52. Grading operations and drainage requirements shall meet the standards set forth in the City's Building Code (Appendix Chapter 70 - Excavation and Grading, Sections 7001-7019) and the Building Department's General Grading Specifications. 53. The erosion control measures shall be completed on any exposed slopes within thirty days after grading, or as approved by the Building Department. -48- COMMISSIONERS i MI1 UTES CITY OF NEWPORT BEACH November 9,1995 ROLL CALL \ INDEX 54. Fugitive dust emissions during construction shall be minimized by watering the site for dust control, containing excavated soil on -site until it is hauled away, and periodically washing adjacent streets to remove accumulated materials. 55. Prior to the issuance of any building permits a specific soils and foundation study shall be prepared and approved by the Building Department. 56. Sites where the potential for liquefaction has been identified, or any other site where the potential for liquefaction may be encountered during subsequent investigations, shall be further evaluated by a geotechnical consultant to verify the low potential for liquefaction. The evaluation shall include subsurface investigation with standard penetration testing or other appropriate means of analysis for liquefaction potential. The project geotechnical consultant shall provide a statement concerning the potential for liquefaction and its possible impact on proposed development. N necessary, the geotechnical consultant shall provide mitigation measures which could include mechanical densification of liquefiable layers, dewatering, fill surcharging or other appropriate measures. The Geotechnical Consultant's report shall be signed by a Certified Engineering Geologist and a Registered Civil Engineer and shall be prepared to the satisfaction of the Building Department prior to issuance of Grading Permit.' Grading and building plans shall reflect the recommendations of the study to the satisfaction of the Building Department. 57. Any necessary diversion devices, catchment devices, or velocity reducers shall be incorporated into the grading plan and approved by the Building Department prior to issuance of grading permits. Berms or other catchment devices shall be incorporated into the grading plans to divert sheet flow runoff away from areas which have been stripped of natural vegetation. Velocity reducers shall be incorporated into the design, especially where drainage devices exit to natural ground. -49- r COMMISSIONERS \\ WeR vlomilhm\ MINUTES CITY OF NEWPORT BEACH November 9,1995 ROLL CALL INDEX 58. All fill slopes shall be properly compacted during grading in conformance with the City Grading Code and verified by the project Geotechnical Consultant. Slopes shall be planted with vegetation upon completion of grading. Conformance with this measure shall be verified by the Building Department prior to the issuance of occupancy permits. 59. Berms and brow ditches shall be constructed to the satisfaction and approval of the Building Department. Water shall not be allowed to drain over any manufactured slope face. Top -of - slope soil berms shall be incorporated into grading plans to prevent surface runoff from draining over future fill slopes. Brow ditches shall be incorporated into grading plans to divert surficial runoff from ungraded natural areas around future cut slopes. The design of berms and brow ditches shall be approved by the Building Department prior to issuance of grading permits. 60. Prior to the issuance of grading permits, written recommendations for the mitigation of compressibletcollapsibl soil potential for the project site shall be provided by the geotechnical consultant. Foundation recommendations shall be included. Recommendations shall be incorporated as condition of approval for the site -specific tentative tract maps and gradin plans to the satisfaction of the Building Department. Recommendations shall be based on surface and subsurface mapping, laboratory testing and analysis. N itigation, i necessary, could include: removal and recompaction o identified compressibletcollapsible zones, fill surcharging an settlement monitoring, compaction grouting, or foundation design which utilizes deep piles, or other recommended measures. The geotechnical consultant's site -specific report shall be signed by a Certified Engineering Geologist an Registered Civil Engineer, and shall be approved by the Buildin Department, 61. Written recommendations for the mitigation of expansive an corrosive soil potential for each site, shall be provided by the -50- COMMISSIONERS WP;vo'Nk@Vmp�? pqi MINUTES CITY OF NEWPORT BEACH November 9, 1995 ROLL CALL INDEX project corrosion consultant, geotechnical consultant and/or Civil engineer. Foundation recommendations shall be included. Recommendations shall be based on surface and subsurface mapping, laboratory testing and analysis and shall be incorporated into final building plans prior to issuance o building permits. The geotechnical consultant's site -specific reports shall be signed by a Certified Engineering Geologist and Registered City Engineer, and shall be approved by the Building Department. 62. The project geotechnical consultant and/or civil engineer shall prepare written site -specific reviews of the tentative tract maps and grading plans addressing all salient geotechnical issues, including groundwater. These reports shall provide findings, conclusions and recommendations regarding near -surface groundwater and the potential for artificially induced groundwater as a result of future development, and the effects groundwater may have on bluffs, slopes and structures. The reports shall also address the potential for ground subsidence on the site and properties adjacent to the sites if dewatering is recommended. Thegeotechnical consultant and/or civil engineer's reports shall be signed by a Certified Engineering Geologist and Registered Civil engineer and shall be completed to the satisfaction of the Building Department prior to issuance of a grading permit. 63. Prior to issuance of any grading permit, an erosion, siltation, and dust control plan shall be submitted, and shall be subject to the approval of the Building Department. 64. Prior to the issuance of any grading permit, the design engineer shall verify that the discharge of surface runoff from develop- ment of any site will be performed in a manner so that increased peak flows from the site will not increase erosion immediately downstream of the system. As part of this review, the velocity of concentrated runoff from the project shall be evaluated, and erosive velocities controlled as part of the final project design. -51- r� t CO1 MISSIONERSolpoimlm\\ lklx MINUTES CITY OF NEWPORT BEACH November 9,1995 ROLL CALL INDEX This report shall be reviewed by the Planning Department and approved by the Building Department. 65. Erosion control measures contained in the erosion siltation and dust control plan shall be implemented on any exposed slopes within 30 days after grading, or as otherwise directed by the Building Department, 66. Any existing on -site drainage facilities shall be improved as required, or updated concurrent with grading and development, to the satisfaction of the Public Works and Building Departments. Improvement plans shall be approved by the Public Works Department prior to issuance of a grading permit. 67. Prior to the issuance of grading permits, the applicant (o applicant's grading contractor) shall provide to the Building and Public Works Departments haul route plans that include description of haul routes, access points to the sites, and watering and sweeping program designed to minimize impacts o the haul operation. These plans shall be reviewed and approved by the Public Works Department. Copies of the plans shall be submitted to the City's Planning Department, 68. Prior to the issuance of grading permits, the applicant shall incorporate the following erosion control methods into grading plans and operations to the satisfaction of the Buildin Department. a. An approved material such as straw, wood chips, plastic or similar materials shall be used to stabilize graded areas prior to revegetation or construction. b. Airborne and vehicle borne sediment shall be controlled during construction by: the regular sprinklin of exposed soils and the moistening of vehicles loads. -52- f COMMISSIONERS $ \ ii qo, o%� rr MINUTES CITY OF NEWPORT BEACH November 9, 1995 ROLL CALL INDEX C. An approved material such as .riprap (a ground cover of large, loose, angular stones) shall be used to stabilize any slopes with seepage problems to protect the topsoils in areas of concentrated runoff. 69. Prior to the issuance of grading permits, the project geotechnical consultant and/or civil engineer shall develop a plan for the diversion of stormwater away from any exposed slopes during grading and construction activities. The plan shall include the use of temporary right-of-way diversions (i.e., berms or swales) located at disturbed areas or graded right-of-ways. The plan will be approved by the Public Works and Building Departments, and implemented during grading and construction activities. 70. The applicant shall provide a temporary gravel entrance located at every construction site entrance. The location of this entrance shall be incorporated into grading plans prior to the issuance o grading permits. To reduce or eliminate mud and sediment carried by vehicles or runoff onto public rights -of -way, the gravel shall cover the entire width of the entrance, and its length shall be no less than 50 feet. The entrance plans shall be reviewed and approved by the Public Works and Building Departments concurrent with review and approval of grading plans. 71. The applicant shall construct filter berms or other approved devise for the temporary gravel entrance. The berms shall consist of a ridge of gravel placed across graded right-of-ways to decrease and filter runoff levels while permitting construction traffic to continue. The location of berms shall be incorporated into grading plans prior to the issuance of grading permits. The plans shall be reviewed and approved by the Public Works and Building Departments. 72. During grading and construction, the applicant shall provide a temporary sediment basin located at the point of greatest runofl from any construction area. The location of this basin shall be -53- COMMISSIONERS I MINUTES ' CITY OF NEWPORT BEACH November 9. 1995 ROLL CALL INDEX incorporated into grading plans. It shall consist of an embankment of compacted soils across a drainage. The basin shall not be located in an area where its failure would lead to loss of life or the loss of service of public utilities or roads. The plan shall be reviewed and approved by the Building Department. 73. Notice of Intent. Prior to the approval of a grading permit, the project sponsor shall submit a Notice of Intent (NOD with the appropriate fees for coverage of the project under the General Construction Activity Storm Water Runoff Permit to the State Water Resources Control Board at least 30 days prior to initiation of construction activity at the site. The NOI shall include information about the project such as construction activities, material building/management practices, site char- acteristics, and receiving water information (Generally, this is required for any construction activity over five acres in area). 74. As required by the General Construction Permit, the project shall develop and implement a Stormwater Pollution Prevention Plan (SWPPP), including inspection of stormwater controls structures and pollution prevention measures. The SWPPP shall be implemented concurrent with the beginning of the construction activities, and the plan shall be kept on site. 75. Structural BW Controls. Prior to the issuance of any Grading Permit, the project proponent shall ensure that the project includes implementation of appropriate structural Best Manage- ment Practices (BMPs) to reduce the extent of pollutants in stormwater flows from the site. Said structural BMPs shall meet the approval of the Public Works Department. The following structural BMPs are suggested for consideration at the project site: • Grassed or landscaped swales -54- COMMISSIONERS MINUTES �' �oyyc' ' �9 of F9o�� CITY OF NEWPORT BEACH November 9. 1995 ROLL CALL INDEX • Reduction in the amount of directly connected impervious area (DCIA) • Net trash racks or bars • Filter strips. Maintenance of the selected structural BMPs will be required throughout the life of the project to ensure proper operation. 76. Non -Structural BMP Controls. Prior to the issuance of certificates of use and occupancy, the project proponent shall submit an operations plan that ensures that the project operation shall include non-structural BMPs, including the following: • Periodic cleaning (i.e., street sweeping) • Routinely cleaning on -site storm drain manholes and catch basins Source control surveys of all on -site industrial facilities • Controlling washdown of non-stormwater discharges from project development facilities • Providing information to employees on disposal of waste oil, grease, and pesticide containers • Carefully controlling pesticide and fertilizer usage • Providing covered areas for trash receptacles, or enclosed features to prevent direct contact with precipitation • Efficient landscaping irrigation • Common area litter control -55- COMMISSIONERS t MINUTES - p1jlC+�.,, eye;. ' gip• CITY OF NEWPORT BEACH November 9,1995 ROLL CALL L I INDEX • Housekeeping of loading docks. All non-structural BMPs shall meet the approval of the Public Works Department. 77. Water Quality Management Plan. Prior to the issuance of any building permit, consistent with the Drainage Area Management Plan (DAMP) prepared by the County of Orange for compliance with their municipal storm water NPDES permit requirement, the project proponent shall prepare a Water Quality Management Plan (WQMP). Said WQMP shall meet the approval of the Public Works Department. The WQMP shall indicate the proposed structural and non-structural, permanent stormwater quality control measure to be utilized for the project, shall identify the potential pollutant source on the project, and shall describe how the project implements the objectives outlined in the DAMP. 78. Prior to issuance of a grading permit, the final plan of water, i sewer and storm drain facilities shall be approved by the Public Works Department. Any systems shown to be required by the review shall be the responsibility of the developer, unless i otherwise provided for through an agreement with the property owner or serving agency. 79. SCAQMD Rule 403, which requires that ".., every reasonable precaution (is taken) to minimize fugitive dust emissions ..." from grading operations to control particulate emissions, shall be implemented during the grading and construction phase. Standard dust control practices dictated by SCAQMD Rule 403 shall be followed. 80. Adherence to SCAQMD Rules 431.1 and 431.2 which require the use of low sulfur fuelfor stationary construction equipment. -56- COMMISSIONERS MINUTED CITY OF NEWPORT BEACH November 9, 1995 ROLL CALL INDEX 81. The applicant shall specify the use of concrete, emulsified asphalt, or asphaltic cement, none of which produce significant quantities of VOC emissions. 82. Any rooftop or other mechanical equipment shall be sound attenuated in such a manner as to achieve a maximum sound level as specified in the Noise Ordinance, Regulations of the Newport Beach Municipal Code. 83. Any mechanical equipment and emergency power generators shall be screened from view of residential properties, public streets (to the greatest extent possible, as determined by the Planning Director) and the public library, and noise associated with said installations shall be sound attenuated in accordance with the Noise Ordinance Regulations of the Newport Beach Municipal Code. The latter shall be based upon the recommendations of a licensed engineer practicing in acoustics, and shall be approved by the Planning Department. 84. Pursuant to the City of Newport Beach Noise Ordinance Section 10.28.040, construction adjacent to existing residential i development shall be limited to the hours of 7:00 a.m. to 6:30 p.m. Monday through Friday, and 8:00 a.m. through 6:00 p.m. on Saturday. Construction shall not be allowed outside of these hours Monday through Saturday or at any time on Sundays and federal holidays. Verification of this shall be provided to the Planning Department. The City will ensure that construction time limits are enforced for the duration of construction activity ion the project site. 85. Prior to the issuance of any certificate of use and occupancy, the project proponent shall provide evidence, meeting the approval of the City, that the installed lighting meets the objectives of the plan. If necessary, shields on the back of lights or other screening shall be placed to cut off light beyond project area. Prior to the issuance of a certificate of use or occupancy, the applicant shall demonstrate to the Planning Department that.the -57- COMMISSIONERS MINUTES • . \1P �\ � tiny/ CITY OF NEWPORT BEACH November 9, 1995 ROLL CALL INDEX lighting system is designed, directed, and maintained in such a manner as to conceal the light source and to minimize light spillage and glare to the neighboring residential uses, properties and the Newport Beach Central Library. The plans shallbe prepared and signed by a licensed Electrical Engineer, with a letter from the engineer stating that, in his opinion, this requirement has been met. Upon submittal of the lighting plan and signage plan to the Planning Department, the applicant shall also submit concurrently to the Harbor View Bills Community Association for review and comment which will then forward recommendations to the Planning i Department for possible incorporation into the approval. 86. City Council Policy K-5 outlines the City's requirements with respect to archaeological resources. The following specific i measures are recommended in conformance with Policy K-5. i I A. A qualified archaeologist shall be present during ' pregrade meetings to inform the project sponsor and grading contractor of the results of any previous studies. In addition, an archaeologist shall be present during grading activities to inspect the underlying soil for cultural resources. If significant cultural resources are uncovered, the archaeologist shall have the authority to stop or temporarily divert construction activities for a period of 48 hours to assess the significance of the find. B. In the event that significant archaeological remains are uncovered during excavation and/or grading, all work shall stop in that area of the subject property until an appropriate data I recovery program can be developed and implemented. The cost of such a program shall be the responsibility of the landowner and/or developer. i C. Prior to issuance of any grading or demolition permits, the applicant shall waive the provisions of AB 952 related to City of Newport Beach responsibilities for the mitigation of archaeological impacts in a manner acceptable to the City Attorney. -58- COMMISSIONERS \\AO�tdG���p, t % \�y9\J�ccN ID \ MINUTES CFIYOF NEWPORT BEACH November 9, 1995 ROLL CALL j INDEX I 87. Any sites uncovered shall be mitigated pursuant to Council . iPolicy K-5. Where further testing or salvage is required, the applicant shall select a City approved, qualified archaeologist to i excavate a sample of the site. All testing and salvage shall be j conducted prior to issuance of grading permits or use of an area for recreational purposes. A written report summarizing the findings of the testing and data recovery program shall be submitted to the Planning Department within 90 days of the completed data recovery program. i i I 88. The applicant shall donate all archaeological material, historic, or 1 i prehistoric, recovered during the project to a local institution• ithat has the proper facilities for curation, display and study by ! qualified scholars. All material shall be transferred to the approved facility after laboratory analysis and a report have been completed. The appropriate local institution shall be approved j by the Planning Department based on a recommendation from I I the qualified archaeologist. ! 89. A pre -grade reconnaissance of the area shall be made by a qualified paleontologist to assess whether any significant fossils I j currently are exposed. Any fossils observed and deemed 3 i significant shall be salvaged. I 90. A qualified paleontologist shall be retained to monitor and, if necessary, salvage scientifically significant fossil remains. 91. The paleontologist shall have the power to temporarily divert or direct grading efforts to allow the evaluation and any necessary salvage of exposed fossils. i92. Monitoring shall be on a full-time basis during grading in geologic units of high paleontologic sensitivity. 93. Spot-checking of low sensitivity sediments shall be conducted by a qualified paleontologist. Should significant fossils be observed I II -59- COMMISSIONERS MINUTES I o°c 9yr� CITY OF NEWPORT BEACH o`rN November 9, 1995 ROLL CALL f INDEX during grading in these units, full-time monitoring may be required. 94. All collected fossils shall be donated to a museum approved by the City of Newport Beach Planning Department. 95. A final report summarizing findings, including an itemized inventory and contextual stratigraphic data, shall accompany the fossils to the designated repository; an additional copy shall be sent to the appropriate Lead Agency. f 96. Prior to approval of a grading permit, grading specifications for the project shall require the following to the satisfaction of the i I Building Department: 97. All trash on the site shall be disposed of properly. A. Creosote treated power poles shall be removed and disposed of properly upon relocation, per the recommendations of the environmental remediation engineer. i B. Any abandoned septic tanks systems encountered during grading shall be disposed of properly, per City of Newport ' I i Beach requirements. 98. Prior to the approval of a grading permit, the project proponent ishall determine the appropriate method of wastewater disposal ito the satisfaction of the Public Works Department. i I 99. That this Site Plan Review shall expire unless exercised within 24 i months from the date of approval as specified in Section 20.01.070 I K of the Newport Beach Municipal Code. I 100. That traffic volumes or trips generated by the MacArthur Boulevard j access drive to the project facility, will be excluded from the calculation of tragic volume which require the widening of -60- COMMISSIONERS �^ MINUTES ti\ `�F90� \ CITY OF NEWPORT BEACH November 9, 1995 ROLL INDEX CALL MacArthur Boulevard to six lanes, as outlined in the Circulation Element of the General Plan 101. That the MacArthur Boulevard access drive shall be relocated to a point southerly of the intersection of MacArthur Boulevard and Harbor View Drive, as reflected on the approved site plan, and shall be limited to right -turn ingress only. SUBJECT: Kenneth J. Catanzarite item 5 352 Hazel Drive (xEsnB ResubdivisionNo.1019 1 Resubdivision of an existing single family lot and a portion of a commercial parcel into three parcels, two for single family residential development and Dei nlea one for commercial development. This Item was taken out of order and considered ahead of Item No. 4. Staff had no additional comments to make. ' Public Hearing was Qpened. Mr. Kenneth J. Catanzarite, i Canyon Court, Newport Beach - agreed to the conditions and findings in the staffreport. CommissionerThomson asked if the applicant had worked out this resubdivision with the adjacent property owner and come to terms with them on this entire issue. Mr. Catanzarite stated he has an agreement in principle and that it is being circulated. The City's attorney has approved the language involving the City, and Mr. Catanzarite has been in contact with both the IBEW and their counsel and with Mr. Todd who is the developer for Mr. Thomas. The agreement is expected to be concluded tomorrow or by Monday morning. -61- 019 COMMISSIONERS k MINUTES CITY OF NEWPORT BEACH November 9,1995 ROLL CALL I INDEX The indication was that the resubdivision was approved subject to the adjacent property owner signing offon the settlement document. Mr. Herbert Melman, owner of parcel on beach side immediately adjacent to the proposed subdivision spoke in opposition to this project. When these properties were purchased, the implication was that these were for single family residences. Now, this proposal is to turn one generous lot into two small, inadequate lots. The greatest amount of land within those boundaries is actually non -buildable property on the slope into Buck Gully. In order for the proposed house to be built on the gully side of the subdivision, there would be very little flat land space for parking or turn around. His property is adjacent and he is building one residence only having to use all the space for that single construction. This resubdivision is an inappropriate use of space and feels the value of other homes on street will be decreased. In order for this land swap to occur, it will require some changes in the landscape buffers for the Summerhouse project. The landscape buffers toward the gully and neighborhood across the gully will have to be 1 redesigned. He is opposed to this resubdivision. However, if this resubdivision is approved by the Commission, he is asking for adequate landscape buffers to be required in order to eliminate neighborhood impacts. ' He indicated on the map, the retaining wall and his adjacent property in relation to the buildable land. I i Chairman Ridgeway asked about the size of the land from the 85 ft, level up to the backside of Parcel 1 and what is the buildable area? The applicant's engineer was not present, and Mr. Catanzarite was unable to answer the questions. Chairman Ridgeway asked if there would be any problems with extra buffering. Mr. CatanzMte said he had no problem accommodating Mr. Melman as it is not his intention to reduce landscaping. Summerhouse is interested in the project as it will provide light and air to their lower unit that would normally have been down in the hole below grade to the north of Mr. Catanzarite's property line. He pointed out that there is a concession that the Summerhouse project called for, a view corridor. Mr. Catanzarite's buildable lot at the 85 ft. contour would have I -62- CITY OF NEWP'ORT BEACH MINUTES ROLL CALL >��' oJQwwU U q W f N wx J W~ 0 3 November 27, 1995 INDEX Moftn.Was made to table the Item indefinitely and Motion All Ayes x that Coun'dfl-ap rove the scheduling of any•fudher public hearing-''1[e-parding GENERAL' PLAN AMENDMENT NO 9 - (E); LOCAL COASTAL PROGRAM AMENDMENT NO. O- and proposed ORDINANCE NO. 95-52 (PLANNINGISSION 'AMENDMENT NO.828). 14. Mayor Hedges opened the public hearing Corona del M; . regarding application of THE IRVINE COMPANY for Plaza/GPA95-: the construction of a "specialty retail shopping PCA 835 center, CORONA DEL MAR PLAZA on property (45) — - located in the Newport Village Planned Community District at 2400 East Coast Highway and 'in order to approve this project the consideration of the applications for. GENERAL PLAN AMENDMENT NO. 95-2(C) to designate the property for Retail and Service Commercial use and establish the permitted intensity of development; AMENDMENT NO.835 to amend the Newport Village Planned Community District Regulations; SITE PLAN REVIEW NO. 74 to allow the establishment of a specialty retail shopping center on the property; and TRAFFIC STUDY NO.101. Report from Planning Department. Supplemental report from Planning Department. Council was advised that after the agenda was printed, a letter was received from Jack Carr with concerns about the proposed project. Patricia Temple, Planning Manager, advised that the City's consultants are all present tonight, Including Keeton Kreitzer, the Environmental Consultant, Joe Foust, the Consulting Traffic Engineer, and Stan Hoffman, the Fiscal Consultant, should Council need to have technical questions answered. She offered the following information regarding the project: This project has been in process since approximately March of 1995, it was recently considered and recommended for approval by the Planning Commission with five recommendations for modification to the proposed 105,000 sq. ff. specialty retail shopping center, which is proposed for a 10-acre site on the comer of East Coast Highway and MacArthur Boulevard. The revisions include: 1)the relocation of a proposed access on MacArthur Boulevard southerly approximately 450 ff. ; 2)an increase in the required parking ratio from 4.5 to 4.9 parking spaces for each 1,000 sq. ff. of development; 3)the elimination of drive-in and fast Volume 49 - Page 518 CITY OF NEWPORT BEACH ROLL CALL MINUTES 0 UWg2UO3 q3q } W w W 0 H % - November 27,1995 IND] food restaurants and arcades from the list of Corona de permitted uses within the project; 4)the Plaza incorporation of an additional condition of approval regarding homeowner association review of the proposed lighting plan; and 5)the elimination on a policy basis of the driveway volume associated with the MacArthur Boulevard driveway which would be used to determine the addition of travel lanes on Coast Highway. Since the planning Commission meeting, additional correspondence has been received from the Library Board of Trustees expressing 10 concerns and request for project modification. There have also been verbal communications from.residents in Harbor View Hills, Irvine Terrace and Old Corona del Mar in regards to particular aspects of the project. As a result a Supplemental Staff Report was prepared today and has been distributed to the Council. Some additional refinements to modified conditions have been drafted by staff and have been distributed to the Council. Ms. Temple reviewed in detail these two Supplemental Reports as follows: On Wednesday, November 22, staff received a lengthy letter from the Board of Library Trustees expressing some very specific operational considerations in regards to the interaction between the proposed shopping center and the existing Newport Beach Central Library on Avocado Avenue. The first concern suggested that on additional right turn lane be added to the driveway to allow for less restricted egress from the Library Parking Lot and to prevent the stacking of cars from impeding Library access. In order to assess this particular request, staff caused the Consulting Traffic Engineer to prepare a Queuing Study this morning which is attached to the staff report. This study took Into account the driveway design, the stacking distance from Avocado to the internal intersection of the parking lot and peak level traffic volumes. The study found that in the worst case the maximum stacking demand in the peak hour of the access was five cars in the left turn lane for southbbund Avocado and two cars for the right turn lane for northbound Avocado. This particular driveway access has a stacking distance which is designed • to accommodate six cars in each lane. On this basis it is staff's opinion that an additional outbound lahe for right turns is not necessary from a traffic engineering standpoint. The Library Board also suggested that a stop scan for vehicles traveling west in the parking area be installed at the internal i Volume 49 • Page 519 JX a1 r CITY OF NEWPORT BEACH ROLL CALL w > p Cr 3PQM y�j r P:c w U N w Zf- i— November27, 1995 intersection of the parking lot to alloy exiting the Library an equal opportuni right at that intemal intersection. 1 Consulting Engineer also reviewed the op this Internal intersection this moral indicated a number of options exist to c flow of traffic through this area inciudinl proposed by the Library Board, e.g., the ii of a.stop sign on the northbound and so links of the intersection, and three stop si£ stop signs. Basically, the determinatic traffic control - mechanisms on the intersection should be determined by t Engineer upon final design of the parkin; the Planning Department suggests an 4 condition which would state, "that the the intemal intersection shall be subje review and approval of the City Traffic This design shall include traffic contra including stop signs as deemed nec provide for adequate public safety, c optimal convenient access for the Ul: shopping center patrons." The third item the Library Board of Trustees deals suggestion that the intemal interse4 relocated to the east to increase the distance in the Avocado Avenue drive" the discussion of item 1, in the Queuing ; staff conducted this moming, the Department believes that the data support the proposal to increase the st the Avocado lane. The fourth reauest w< additional mitigation measure should re developer to make additional modificati future if problems arise. It should be not4 City Council that this project is subje< review and approval of a site plan revie% intended to review, among other operational issues of this nature. In thi project it Is standard practice for of problems to be subject to ongoing re, modification if necessary. In this partict the Planning Department suggests an c condition which would be added to suggested additional condition, "that the the traffic control measures at the intersection shall be subject to the ongoii of the City Traffic Engineer," and on ti additional modifications to the organization of the parking lot and acces be required if problems arise in the future Issue raised was the loss of parking on Avenue, southerly of the project entrance Volume 49 - Page 520 v vehicles ty to turn 'he' City's aeration of ng, and ontrol the j the one nstallation uthbound Ins or four rn of the intemal he Traffic g lot, and additional design of ct to the Engineer. t devices essary to is well as >rary and raised by with a -tion be stacking Pay. With itudy that Planning does not acking in 3s that an quire the ons in the ad by the >t to the v which Is r things, s type of >erationai view and Aar case, additional the prior design of intemal ig review iot basis, Internal ses could Avocado and a MINUTES INDEX Corona del N Plaza CITY OF NEWP•ORT BEACH MINUTES ROLL CALL > ufli0pmdoa p q Cr 3 F° 'n W C) .J W � November 27, 1995 INDEX request that parking on Avocado•be replaced by Corona del M the within , the Library property. Plaza •applicant Currently, public street parking is available on Avocado Avenue, both northerly and southerly of the Library entrance. in discussions with the City Traffic Engineer this morning he indicated that use of the street spaces northerly of the access point occur on a rather routine basis, and that occasional use of the street spaces southerly of the access also occurs, primarily when a special event happens, or there is extraordinarily heavy use of the Library facility. Because the proposed project would include the addition of a service driveway for the shopping center on Avocado Avenue, that proposal will reduce, if not totally' eliminate, those parking spaces on Avocado Avenue southerly of the access driveway. Therefore, the elimination of these parking spaces could be attributed to this project. The onstreet parking spaces provide a source of overflow parking for the Library today. The reduction in onstreet spaces could adversely affect the parking supply for the Library. However, it should be noted that, even though no formal arrangements are being proposed, some Library overflow will now utilize the excess spaces in the shopping center parking lot being proposed for development, particularly those in close proximity to the Library, and also that on the site plan there is a parking area which bears a greater relationship to the Library than the shopping center and more than likely would be used by patrons of the Library rather than the shopping center, except during times of peak utilization. However, it Is appropriate for the Council to consider the imposition of an additional condition of approval which would require replacement parking on the Library property, although it should be noted that the loss of parking is onstreet public parking and not private parking on the Library site. The sixth issue raised by the Library Board of Trustees requests that the same setback proposed for the shopping center be allowed for the Library. property. The Planned Community District regulations included in the Council packet for approval tonight sets forth the required setbacks for both the Library site and the retail site, and on Avocado Avenue both sites are consistent 20 foot setbacks from Avocado Avenue. There are no other formal requirements such as in the Library Exchange Agreement for an increased setback for the Library Project. The greater landscape setback for the Library was probably imposed as part of Volume 49 - Page 521 a CITY OF NEWPORT BEACH MINUTES ROLL CALL j OQWWOZ� �wQxvoa A Q� ul LLJ (9 —1 WF- November27, 1995 INDEX The Irvine Company's design review of the Library. Corona del M Should the City desire to construct either parking or Plaza buildings up to the required 20 foot setback, it would be subject to the design review procedures of The Irvine Company, but in speaking with representatives of The Irvine•Company today, they indicated that a reduction of the landscape setback could be considered in association with a specific request. The seventh concern raised by the Library Board of Trustees is that employees of the businesses in the new shopping center would be directed, to park in the Library parking lot during peak periods. This particular concern can be addressed by imposing an additional standard condition which would read, "that the employees of all businesses in the project shall park onsite or at another location offsite if approved by the City Traffic Engineer." The eighth issue suggested by the Library Board of Trustees would be that The Irvine Company be required to install and maintain landscaping, walls, or other similar improvements ---- intended to delineate the boundary between Library parking and project parking areas, and to create a safety barrier in areas where there will be retaining walls or slopes due to the elevation between the two sites. The revised site plan distributed with the Council packet shows that the grade differential between the two sites will require the installation of a retaining wall or other retention structure for a large portion of the common property line. The conceptual landscape plan included in the packet also shows perimeter landscaping which provides a visual separation between the two sites. Additionally, the Building Department will review the grading and landscape plans to assure that appropriate safety devices will be installed in areas where a fall hazard might be present. These facts should adequately address the issues raised by the Library Board of Trustees ih this area. The ninth concem requested that adequate and safe pedestrian and vehicular access be provided to the Library during construction. This issue was addressed in Mitigation Measure No. 1 contained in the EIR which requires that the applicant shall prepare a construction access plan in order to maintain safe access to the Library during construction. The construction access plan shall be approved by the Public Works Department prior to the issuance of the grading permit. The tenth and final consideration raised by the Library Board of Trustees requested that adequate signage for the Library be included at the main Avocado Avenue access point. From the Volume 49 - Page 522 CITY OF NEWPORT BEACH MINUTES ROLL CALL w o3MWOZ� U E'i } A w = H 0 3 November 27,1995 INDEX Clty's point of view, it is important that the new Corona del Mi Central Library receive adequate and appropriate Plaza slgnage and have suggested an additional condition of approval, "that the sign program shall include provisions for sign identification program for the Newport Beach Public Library, the form of which is subject to the review and approval of the City Manager, Community Services Department, Public Works Department, and Planning Department. An additional set of concerns has been raised via telephone calls to the Planning Department and calls to various members of the City Council from residents in Irvine Terrace and Corona del Mar, in the area of Avocado Avenue. Currently some traffic from Avocado Avenue crosses Coast Highway and proceeds into the Corona del Mar area. This traffic is predominately local traffic, and since there are no convenient by-path routes through either Irvine Terrace or Old Corona del Mar, the Planning Department feels that only local traffic would tend to travel on Avocado southerly of Coast Highway. Based on the information contained in the Traffic Study and the Traffic Study Addendum,any additional traffic which would be attributable to direct local traffic would be that which utilizes the new • shopping center. The volume from the center is not anticipated to change as a result of a.redesign of the access on MacArthur Boulevard since any traffic bound for southbound Avocado would be unlikely to use the MacArthur Boulevard exit in any case. There have been some ongoing conversations between various staff members and representatives of the Harbor View Hills area which has resulted in some suggested additional modifications and clarifications to the language adopted by the Planning Commission in association with their recommendation for approval of the project. The first clarification was in regards to the revised condition of approval which required the relocation of the MacArthur Boulevard -access southerly approximately 450 feet from the originally proposed location at Harbor View Drive. The condition as stated in the First Addendum Staff Report has been further modified by the Second Staff Report which was just distributed to the Council, listed as Revised Condition No. 101, which states, "that the MacArthur Boulevard access drive shall be relocated to a point approximately 450 feet southerly, but no less than 400 feet southerly of the prolongation of the current location of the south curb line of Harbor View Drive as reflected on the Volume 49 - Page 523 CITY OF NEWPORT BEACH MINUTES ROLL CALL >¢�' �QwWozQ VWgSV03 q u1 .� W~ November 27,1995 ' INDEX approved site plan and shall be limited to a right Corona del Me turn ingress only." The second clarification Plaza requested was the amount of time the homeowners association would be given to review the lighting plan and how that review would be merged with the staff review process of the lighting plan. As a result, an additional modification to the last sentence in the modified Condition No. 85 (contained in the Second Addendum Report) which states that the lighting plans including the lighting of signs shall be submitted to the Harbor View Hills Community Association for review and comment. The Community Association will .have four weeks from the date of receipt to prepare written comments on the lighting plan. The Irvine Company shall submit the Community Association's comments prior to, or concurrent with the submittal of .the lighting plan to the City which will review any Community Association recommendations for potential incorporation Into the lighting plan approval. Additionally, in the First Addendum Staff Report there is one additional sentence which would be added to Site Plan Review Condition No. 85, which would also state, that all signs Installed initially and subsequent to the initial installations shall be in conformance with the provision of the approved Lighting Program and the PC text." The Planning Commission included a requirement that the traffic volume associated with the new access on MacArthur Boulevard be discounted from the traffic volumes which would determine the potential for adding additional lanes on MacArthur Boulevard between Coast Highway and San Miguel Road. The Planning Department Is suggesting a - further modification to the General Plan Amendment Resolution contained in the Council packet, which would change the last whereas statement, (contained in the Second Addendum Staff Report): "Whereas, the City Council has determined that _ 4,220 daily trips shall be subtracted from the total traffic volumes on MacArthur Boulevard which would be used to trigger the need for the addition of the fifth and sixth through lanes on MacArthur Boulevard. This differential is the difference between the projected daily traffic attributable to the shopping center and the projected traffic from a 100,000 sq. ff. museum using Newport Beach traffic model trip generation rates." Volume 49 - Page 524 CITY OF NEWPORT 13EACH MINUTES ROLL CALL >a 3 t_7 A W UJ Q=u03 N C W O H W� % November 27,1995 INDEX Tom Redwitz, The Irvine Company, addressed the Corona del M+ Council and gave a presentation regarding the Plaza proposed Corona del Mar Plaza project: that the proposed shopping center will be an energizing anchor to the business area, provide new and different shopping amenities, and help keep sales within the City. The Irvine_ Company studied the site.taking certain criteria into consideration so that the proposed project would be compatible with the surrounding area, would benefit, the community, provide economic value to the City and make best use of this visible site, and the use that met these criteria best is the project being presented tonight. Regarding the lighting, The Irvine Company agrees with staff's recommendation to the revision to the condition on this Issue, with the request that three weeks be given for community association review, rather than the stated four weeks. The Irvine Company has been a major supporter of the Library over the years, donating the site of the existing new Library facility which was valued at that time at over $2 million, and a major sponsor of the Library Grand Opening, contributing over $12,000 for this event. After discussions with the City, The Irvine Company Planners integrated Corona del Mar Plaza's vehicular and pedestrian circulation with the Library as part of an overall plan to ensure no impacts to Library patrons. They are also in, agreement with the Supplemental Staff Report addressing the Board of Library Trustees' recently raised concerns, and are in agreement with the additional conditions proposed by City staff. The Irvine Company is excited in joining the local Business Leaders in their goal of maximizing Corona del Mar's potential. Mr. Redwitz focused on the issue of access, specifically access to MacArthur Boulevard advising that The Irvine Company has agreed to move the original proposed access on MacArthur south placing it near the access that currently exists and make it a right in only. He requested that the condition proposed by City staff related to the distance of the access from Harbor View Drive be revised to reflect 400 foot minimum setback center line to center line. Volume 49 • Page 525 CITY OF NEWPORT BEACH MINUTES ROLL CALL w o3�0xz� W r g w 2 U H 0 3 November 27, 1995 INDEX Gary Voccaro, Vice President of The Irvine Retail Corona del Ma Properties Company and Project Manager -of their Plaza proposed retail center, Corona del Mar Plaza, addressed the Council, stating that if the Council approves the proposed project, The Irvine Company will endeavor to seek out the best available merchants, possible as tenants for this project, with a goal of providing a shopping experience that will not compete against, but will compliment their other properties in Newport Beach as well as the merchants in downtown Corona del Mar: City Attorney Bob Burnham advised that in his recent discussions, Mr. Redwitz speaking on behalf of The Irvine Company would agree to fund the installation of shields on the existing light standards in the Library •Parking Lot up to a maximum of $7,000, assuming that no requirement is imposed on 'The Irvine Company to provide onsite replacement parking for any spaces lost on Avocado. Mr. Redwitz replied in the affirmative to the foregoing in consideration of the conditions as currently proposed and in addition, stated that as a clarification point, The Irvine Company is in concurrence with the City staff Supplemental Reports and Conditions, except as noted in his report. In response to Council inquiry, he reviewed the three week, rather than the four week Community Association review, and a clarification on the measurement of no less than 400 feet southerly of the prolongation of the current location of the south curb line of Harbor Mew Drive. Ben Jackson, Chairman of the ,Board of Library Trustees, stated that the Library Board has been trying to keep up on the development of this project and how it affects the Library. He added that the Board appreciates the efforts and accommodations that have been made on behalf of the Library, and reviewed the points of concern. raised in Board's letter to the Council. In response to Council inquiry regarding the 10 points reviewed by Ms. Temple in the foregoing; and the suggested revision in the Supplemental Report just reviewed, assuming that if the project is approved, the City modify a condition which includes language that the additional right turn lane out be tied to some further traffic studies, and if warranted, the Council review it at that time, Volume 49 - Page 526 CITY OF NEWPORT 13EACH MINUTES ROLL CALL >¢�� oJQwwXo?� dwQ=voa A N J W~ November27,1995 INDEX would be agreeable with the Board of Library Corona del K Trustees.. Mr. Jackson replied in the affirmative, but Plaza stated that a resolution needs to be 'drafted regarding the loss of parking spaces and a condition that the developer's leases require that tenants' employees not park in the Library Parking Lot. The following people addressed the Council to give testimony:. Marilyn Ellis, 621 Begonia Avenue, concerned about the pollution from truck traffic frequenting the restaurants in the area; the abuse of parking on the residential streets by the restaurant employees; and noise and pollution from the construction equipment. Debra Allen, 1021 White Sails Way, personally supports the project with regards to what staff has written in the most recent First Addendum to the,staff report, the Condition dealing with Signing and Lighting, and the Second Addendum to the staff report with the revisions to Condition 85 and -Condition 101, and the way the Planning Commission approved the project; she feels it is important to leave the Condition regarding the location of the driveway the way Ms. Temple has written it; further that their association has long opposed a 5th or 6th lone on MacArthur Boulevard opposite Harbor View Hills, but if The Irvine Company can work with Caltrans for a lesser deceleration lane, their association would be happy to open dialogue; the association will work with The Irvine Company on the 3-week review request; and she thanked the many staff people in the Planning Department, the City Attorney's Office and Council regarding this project. Phil Sansone, Chairman of the Corona del Mar Residents Association,' in support of the Planning Commission decision and staff reports presented tonight. Val Skoro, 1601 Bayadere Terrace, Vice President of the Irvine Terrace Homeowners Association, also on the Board of the Corona del Mar Residents Association, concurs with the project, but initially concerned about the traffic situation (requiring a condition for an ingress on MacArthur Boulevard; commented on the landscaping avid consideration by The Irvine Company for aesthetically pleasing buildings facing PCH. Volume 49 - Page 527 CITY OF NEWPORT BEACH MINUTES ROLL CALL >q�q LqwQ=Uo3 q xcQm [n H wf- zr November 27,1995 INDEX Toni Vanschultze, President of the Corona del Corona del x Mar Chamber of Commerce, in support of the Plaza project. Rush Hill, Chairman of the Economic Development Committee, feels that this project is beneficial to the community; will enhance revenues projected at $150,000 per•year, and predicts a doubling after the fifth year reversing the flow of revenue from the City. Richard Luehrs, President of the Newport Harbor Area Chamber of Commerce, representing the Board of Directors who unanimously voted irnisupport of this particular project, as well as himself, urged Council's approval. Charlle Gabbard, resident of Corona del Mar, fully supports this project, as it will enhance the area. Jim Wharton, President of the Harbor View Hills Community Association, supports the original agreements by The Irvine Company and the Planning Commission as- spelled out in the information given by Ms. Temple, but does not support the changes recommended by The Irvine Company this evening, although they could support the 3-week review regarding the lights. Lucille Kuehn, 1831 Seadrift Drive, urged support for the project as this area has been an eyesore for the 38 years she has lived here; it will enhance., property and sales. tax revenues, and provide an attractive entrance to Corona del Mar. John Robertson, 259 Harbor View Drive, 26-year resident of Corona del Mar, is satisfied with the conditions set forth in Ms. Temple's presentation tonight regarding the ingress and egress into the Corona del Mar Plaza project, and the Council should approve this, and feels that The Irvine Company should withdraw their latest amendment relative to this area. Volume 49 - Page 528 CITY OF NEWPORT BEACH MINUTES ROLL CALL rr W o3w ; A � W A m ax� : -� z 0 3 November 27,1995 INDEX Mayor Hedges announced that the -public hearing Corona del 1 was closed, wherein, Council Member O'Neil Plaza requested clarification from The Irvine Company representative Tom Redwitz. Mr. Redwitz advised that the measurement from center line to center line is important because in moving that access further south it will negatively impact their site plan and reduce parking.'What they propose is that there be a minimum measurement of 375 ff. from the prolongation of the south curb line of Harbor View Drive to the prolongation of the north curb line of entry, but would commit to working with City staff and Caltrans to reduce the length of the deceleration lane from the anticipated length, thus avoiding any impacts. Mr. Redwitz, in response to Council, addressed the possible installation of an additional right hand tum lane out of the Library site, wherein he stated that this issue would be very difficult to accomplish: 1) by adding the additional right turn out this will reduce parking; 2) once the project is built it is problematic to go back in and reconfigure this causing disruption and the Traffic Analysis indicates there Is no problem with the proposed access as currently designed and agreed to. Motion x Council Member O'Neil gave an overview of the process that this project has gone through since Its inception, and stated that he is satisfied it has received a fair hearing and the City has addressed all of the issues and, therefore, made the motion to: (a) Adopt Resolution No. 95.128 certifying FINAL EIR NO. 154; (b) Adopt Resolution No. 95.129 approving GENERAL PLAN AMENDMENT NO. 95- 2(C); (c) Adopt Resolution No. 95-130 approving AMENDMENT NO.835;(d) Uphold the action of the Planning Commission and approve TRAFFIC STUDY NO. 101: and (e)Uphold the action of the Planning Commission and approve SITE PLAN REVIEW NO. 74; with further donditions attached in the Supplemental staff report and Addendum received today amending the last sentence to Condition No. 5 to provide for a 3-week review of the fighting plans and lighting of signs, opposed to a 4-week review, to further provide that the MacArthur Boulevard access drive shall be relocated to a point 400 feet minimum southerly of the prolongation of the current location of the south curb line of Harbor View Drive, that the access shall be a right turn ingress only and in no event shall Volume 49 -Page 529 r CITY -OF NEWPORT BEACH MINUTES ROLL CALL m >¢¢' J �, q A W W Q N W = xO J W~ Z 0 Q 3 November27,1995 INDEX any deceleration lane on MacArthur northerly of Corona del M the access commence northerly of the south curb Plaza line of Harbor View Hills; and to Include the $7,000 contribution by The Irvine Company to shield lights of the existing standards within the library parking lot. Discussion ensued by Council regarding the MacArthur Boulevard access, and in response, Tom Redwiti, representative of The Irvine Company, advised that, "they would accept a condition that said the deceleration lane would not begin until the prolongation of the southerly curb of Harbor View Drive." He stated that they cannot accept a condition that would require 400 feet as stated in the foregoing motion. Barry Allen, 1021 White Sails Way, Municipal Affairs Officer for the Harbor View Hills Community Association, and very actively involved in working on this project, advised that he believes this entrance road has moved from 450 feet south of the south curb line of Harbor View Hills Drive, to 400 feet to 375 feet, and may even move further once the project is •underway. He believes that the figure negotiated (450 feet) should be agreed to and does not like an approximate figure, adding that there needs to be a measurement set Sown. Following discussion by the Council, City Attorney Bob Burnham suggested 375' or 380' minimum southerly of the prolongation; wherein, Council Member O'Neil agreed to 380', rather than 400'. Motion x Mayor Hedges made an amendment to the main Ayes x x x x x motion for a provision to require an additional exit Noes x x lane for right turn purposes on Avocado at the signalized intersection it actual experience subsequent to the opening of the project indicates that need based on traffic studies conducted by the Traffic Engineer. All Ayes A vote on the main motion made by Council Member O'Neil was taken, with the agreed upon 380' in fhe foregoing discussion. 15. ayor Hedges opened the public hearing GPA95-1•(C) reg ng the COMMUNITY COMMERCIAL DISTRICT Communi.t_y__._.. POLICY RAL PLAN AMENDMENT 95,1(C) for Commercial Di inclusion in the nd Use Element of the General (45 ) Plan to provide guidNi sand focus to the City's efforts to revitalize these are Volume 49 - Page 530 ! , aEwwogr CrrX OF NEWPORT BEACH Hearing Date: I November 27, 1995 p� e� PLANNING\BUILDING DEPARTMENT Agenda Item No.: 14 33 o NEWPORT BOULEVARD Staff Person: Javier S. Garcia, AICP „ Boa NEWPORT BEACH, CA 92658 (714) 644-3206 (7 4) 644'3WO, FAX (7 4) 694 3250 Supplemental Report REPORT TO THE MAYOR AND CITY COUNCIL SUBJECT: Corona del Mar Plaza (The Irvine Company, applicant) 2400 East Coast Highway SUMMARY: The applications being considered will, if approved, allow the construction of a 105,000 sq.ft. specialty retail shopping center on a ten acre site on the northwesterly comer of East Coast lEghway and MacArthur Boulevard. The project would include a broad range of consumer retail stores, including a specialty market and restaurants. Additional Proiect Comments Board ofLibrary Trustees Subsequent to the distribution of the staff report, a letter of concern was received from the Library Board of Trustees. This letter discusses a number of concerns related to the impacts the proposed project will have on Library ingress and egress, and proposes a number of additional solutions to its concerns. These suggested revisions are summarized and discussed below: 1. It has been suggested that an additional lane for right turn purposes be added to the driveway, to allow for less restricted egress from the library parking lot, and to prevent the stacking of cars from impeding library access. In order to assess the need for an additional exit lane on the Avocado Avenue access, a queuing study was performed for the signalized accessway (attached). This study took into account the driveway design, the stacking distance from Avocado to the internal intersection, and peak level volumes. The study found that, in the worst case, the maximum stacking demand in the peak hour of the access was 5 cars in the left turn lane (for soufhbound Avocado) and 2 cars for the right turn lane (for northbound Avocado). The stacking distance in this area is 6 cars. Therefore, an additional outbound lane for right turns is not considered necessary from a traffic engineering standpoint. 2. It has also been suggested that a stop sign for vehicles traveling west in the parking area be installed at the internal intersection, to allow the vehicles exiting the library an equal opportunity to turn right at the internal intersection. The City's consulting traffic engineer has reviewed the operation of this internal intersection. A number of options exist to control the flow of traffic through this area. The option proposed by the Library Board would tend to give precedence to library traffic, since the through westbound traffic would be controlled, and left turn movements from the northbound traffic out of the shopping center onto the accessway would typically defer to through or right turn movements. Control for safe movement is important to this internal intersection, and a number of options for that control exist, including placing stop signs on the north and south bound movements, placing stop signs on the north, west and southbound movements, and installing a four-way stop. The configuration ultimately installed should, however, be designed to provide for optimal public safety, as well as convenient access to both the library and the shopping center, Therefore, staff would proposed the following additional condition: That the design of the internal intersection shall be subject to the review and approval of the City Traffic Engineer. This design shall include tragic control devices, including stops signs, as deemed necessary to provide for adequate public safety, as well as optimal convenient access for the library and shopping center patrons " 3. It has been suggested that the internal intersection be relocated to the east, to increase the stacking distance in the Avocado Avenue driveway area. As indicated above, the stacking area provided in this area is considered adequate, on the basis of the queuing study conducted to assess these areas of concern. Additionally, the traffic signal can be designed to include trigger mechanisms which will alter signal timing when the maximum number of queuing vehicles are present in the driveway. This can allow not only for the change of the exit signal to green, but can increase the green time to allow all queued traffic to exit the project. This fact, in association with the queuing study results, does not support the need to relocate the current location of the internal intersection. 4. It has been requested that additional mitigation measures should require the developer to make additional modifications in the future if problems arise. The project is subject to the review and approval of a site plan review. In this type of project, it is standard practice for operational problems to be subject ongoing review, and modification, if necessary. In this particular case, staff would have no objection to an addition to the condition suggested in item 2, above, as follows: "That the design of traffic control measures at the internal intersection shall be subject to the on going review of the City Traffic Engineer. " 5. It has been suggested that the loss of parking on Avocado Avenue southerly of the project entrance be replaced by the applicant within the library property. Public street parking on Avocado Avenue is currently available both northerly and southerly of the library entrance. Regular use of those street spaces occurs northerly of the access point. Occasional use of the those street spaces southerly of the access also occurs, primarily when a special event occurs at the library. Corona del MaPlm Shopping Center N0VMber27, M Page2 The addition of a service driveway for the shopping center building on Avocado Avenue will reduce, if not eliminate, those parking spaces on Avocado Avenue southerly of the access driveway. Therefore, the elimination of these public parking spaces can be attributed to this project. The on -street parking spaces provide a source of overflow parking for the library today. The reduction in available on -street spaces could adversely affect the parking supply for the library. However, although no formal agreements are proposed, it can be assumed that library overflow will now utilize excess spaces in the shopping center parking lot, particularly those in close proximity to the library. This is supported by the propose site plan, which shows a node of parking which has a greater relationship the library than the shopping center, and is likely to be used by shopping center patrons only in times of maximum utilization, which is anticipated only a few times per year. However, since a reduction in on -street parking is engendered by the proposed project, the City Council could impose an additional condition of approval which would require The Irvine Company to install replacement parking on the library property. 6. It has been suggested that The Irvine Company agree to the same setback for the library property as it is applied the proposed project. The Planned Community District Regulations (P C Text) set forth the required setbacks for both the library site and the retail site. The setbacks for Avocado Avenue are a consistent 20 feet for both sites. There are no other formal requirements for an enhanced setback on Avocado Avenue for the library project. The greater landscape setback was probably imposed as part of the Irvine Company's design review of the library. Should the City desire to construct either parking or buildings up to the required 20 foot setback, it would be subject to the normal design review procedures of The Irvine Company. Staff has spoken with the representative of The Irvine Company, and it was indicated that a reduction of the landscape setback could be considered in association with a specific request. 7. It has been suggested that employees of the businesses in the project be prohibited from parking in the library parking lot. This concern can be addressed by the addition of a standard condition, as follows: "That the employees of all businesses in the project shall park on site, or at another location off -site approved by the City Traffic Engineer. " 8. It has been suggested that The Irvine Company be required to install and maintain landscaping, walls or other similar improvements to delineate the boundary between the library parking and the project parking areas; and to create a safety barrier in areas where there will be retaining walls or slopes due to elevation differences. The revised site plan shows that the grade differential between the two sites will require the installation of a retaining wall for a large portion of the common property line. The Corona del Mar Plaza Shopping Center November27,1995 : Page t conceptual landscape plan shows perimeter landscaping which provides a visual separation between the two sites. Additionally, the Building Department will review the grading and landscape plans to assure that appropriate safety devices will be installed in areas where a fall hazard is present. These facts will adequately address the issues raised by this concern. 9. A concern has been raised regarding library access during construction. This issued is addressed by the imposition of mitigation measure No. 1 attached to the Environmental Impact Report, which states: "The applicant shall prepare a construction access plan in order to maintain safe access to the library during construction. The construction access plan shall be approved by the Public Works Department prior to the issuance of the grading permit." 10. A concern has been raised regarding adequate signage. for the library at the main Avocado Avenue access point. It is certainly important that adequate signage for the library be provided at the shared access point. This could take the form of a separate or integrated sign program. In either case, it is critical that an important public facility, such as the Newport Beach Central Library, be identified as a major public facility in the area. Therefore, staff would suggest the following condition: "That the sign program include provisions for a sign identification program for the Newport Beach Public Library, the form of which is subject to the review and approval of City Manager, the Community Services Department, the Public Works Department, and the Planning Department. " Irvine Terrace/Corona del Mar A concern has been raised by the residents in the area of Avocado Avenue southerly of East Coast Highway regarding additional traffic flow through their neighborhoods. Currently, some traffic from Avocado Avenue crosses Coast ITighway and proceeds into the Corona del Mar area. This traffic is predominantly local traffic, since there are no convenient by-pass routes through either Irvine Terrace or old Corona del Mar. Based upon the information contained in the traffic study and the traffic study addendum, no perceptible change to traffic on Avocado Avenue southerly of Coast Highway is anticipated. Any additional traffic would be attributable to direct local traffic utilizing the new shopping center. The volume from the center is not anticipated to change as result of the redesign of the access on MacArthur Boulevard as well, since any traffic bound for southbound Avocado Avenue would have been unlikely to use the MacArthur Boulevard exit in any case. Harbor View I -rills Area Some additional clarification of the Planning Commission conditions has been requested by representatives of the Harbor View Hills area. Corona del Mar Plus Shopping Coda Nov=bcr27, l995 Page4 1 1. Clarification has been requested regarding the location of the relocated MacArthur Boulevard access. The revised condition of approval indicates that the new access point would be "as reflected on the revised site plan". Some individuals are concerned that non-specific language will give staff and The Irvine Company too much latitude to relocate the driveway further north than acceptable to the community. Staff would, therefore, agree that this condition be modified to add "approximately 450 feet, but no less than 400 feet southerly", to this condition to clarify the intent and limit staff discretion in this area. 2. A question has been raised as to the amount of time the homeowners associations will be given to review the lighting plan, and how it will be merged with the staff review process. It is the opinion of staff that the comments of the homeowners association should be submitted prior to or concurrent with the lighting plan. Additionally, it would be appropriate that that a maximum amount of time should be established for homeowner association review. Three to four weeks should be considered adequate for this review. If the City Council concurs, these provisions should be added to condition no. 85 on the Site Plan Review. Concern has also been raised regarding on -going compliance review of signs installed subsequent to the original approval. To address this concern, staff would suggest the following addition to Site Plan Review condition no. 85: "That all signs installed initially and subsequent to the initial installations shall be in conformance with the provisions of the approved lighting program and the P-C Text. " Respectfully submitted, BUILDING AND PLANNING DEPARTMENTS KENNETH J. DELINO, Assistant City Manager ByLaa2je-J.M4 Patricia L. Temple Planning Manager Attachment: Queuing Study Corona del Mar Plaza Shopping Center Novembcr27,1995 Pages I4OV-27-1995 13:37 FROG AUSTI14-FOUST TO; 6443250 P.02 ��+�i4flST/N-fOUST ASSOC/AYES, /NC, TRAFFIC ENG/NEERlNQ AND JRiHSFORTAT/OH vtANKINQ 2020 NORTH TUSTIN AVENUE I SANTA ANA, OALIFORNIA 92701 TELEPHONE (714) 667-0496 FAX (714) 647-7062 MEMORANDUM TO: Ms. Patty Temple, City of Newpart Beach FROM: Jac Foust, I'M SUBdBGT: QUEUING ANALYSIS AT AVOCADO AND CORONA DIM MAR PLAZA ENTRANCE DATE: November 27,1995 INTRODUCTION A question has been raised regarding the capacity and queuing requirements at the Avoeado/Coroha Del Mar Plaza signalized entrance. AFA has performed a queuing analysis to determine the maximum number or veh(cka to be t;wwd uu the exiting lanes from the joint shopping centerAllbrary eat ANALYSIS TRANSYT=7F, a computerized traffic flow analysis program, was utilized to simulate -the expected traffic flow at the newsignalized intersection. The signal analysis included existing volumes expanded by 50 percent plus the anticipated peak shopping center traffic. The storage capacity of two exiting lanes were investigated. lire traffic flow simulation. reveals a maximum of five vehicles can be expected to be waiting at any uuc titne in the outbound left turn lame, wberew only three vehicles will queue up in the writing right -turn lane. The proposed storage lanes are adequate to accommodate up to six vehicles per lane - This analysis is based on the presumption of a five -phase signal operating on a typical 90 second cycle. Since the entire signalized intersection will be operating well within its capacity (i.e., less than 70 percent of capacity), there exists the opportunity to devote additional greentime to the exiting movement from the shopping center/libraty approach, thereby further reducing the number of vehicles waiting for a green indication. In fact, the signal could be designed with detection placed at the back of the storage lane such that if a longer queue ever develops the signal timing could be adjusted to ekar it out immediately. :r A NOU-27-1995 13:37 FROM AIrTIN-FOUST TO 6443250 P.03 CONCLUSION In summary, it has been concluded that the new Avocado/Corona Del Mar Plaza -Library signal has adequate storage available on the outbound two lanes to accommodate anticipated traffic. in addition, since the signal is expected to operate well below its capacity, an opportunity edsts to devote additional clearance time to the shopping center/library approach to ensure the available storage is not exceeded. NOV-27-1995 13:37 FROM AUSTIN-FOUST TO 6443250 P.04 TRANSYT-7F -- TRAFFIC SIGNAL SYSTEM OPTIMIZATION PROGRAM RELEASE 6 OCTOBER 1988 VERSION 2.0 SPONSORED BY: DEVELOPED BY: FEDERAL HIGHWAY ADMINISTRATION TRANSPORT AND ROAD RESEARCH LABORATORY OCFICE Of TRAFFIC OPERATIONS UNITED KINGDOM AND TRANSPORTATION RESEARCH CENTER UNIVERSITY OF FLORIDA DATE OF RUN: 11/27/95 START TIME OF RUN: 11: 0:36 .._- ........... INPUT DATA REPORT FOR RUN L FIELDS: 1 2 3 4 5 6 7 B 9 10 11 12 13 14 IS 16 LINE RUN TITLE CARD NO. TITLE ` 1) CORONA DEL MAR PLAZA - QUEUE ANALYSIS FOR "INTERNAL INTERSECTION" 11/21/95 C5"6o/d /Mar oN /woe�.la - Sf�S16t1/}L ) NETWORK CONTROL CARD SEC/ SEC/ L1NL CARD MIN MAX CYCLE STEP STEP LOST GREEN STOP OUTPUT INITIAL PERIOD SEC(0) SPD(0) ENCL(0) PNCH NO. TYPE CYCLE CYCLE INCR. CYCLE NORMAL TIME EXTEN. PENALTY LEVEL TIMINGS LENGTH PERO(1) TIME(i) ME7R(1) DECK 21 1 90 0 D 0 0 2 3 25 0 1 60 0 0 0 1 * + 106 +++ WARNING + THE SEC/STEPS FACTOR IN FIELD 6 IS TOO SMALL FOR CYCLE LtNBfHS ABOVE 60 SECONDS. IT WILL BE INCREASED TO ALLOW A MAXIMUM OF 60 STEPS/CYCLE. +f+ 110 +1+ WARNING + INITIAL TIMINGS HAYL OtEN REQUESTED IN FIELD 11. TRANSYT-7F WILL 16MORE ANY OFFSET AND VARIABLE INTERVAL VALUES CODED ON CARD TYPES IA AND 18. AN OPTIMIZATION RUN 1S EXPECTED. +++ 112 +++ WARNING + A VALUE OF 1 IN FIELD 16 CAUSES A DATA FILE WITH THE OPTIMIZED II141HU PLAN 10 BE OUTPUT ON UNIT 7. LINE CARD LIST OF NDDES TO BE OPTIMIZED NO. TYPE 3) 2 LINE CARD NO. TYPE 1 0 0 0 0 0 0 0 0 0 LINKS HAVING SHARED STOPLINES FIRST SET ......................... SECOND SET..........,............. 0 0 0 0 0 THIRD SET ....................... rnAN�xA2�,i�M R(kF NOU-27-1995 13 3E FROM A TIN-FOUST i TO G4432SO P.05 TRANSYT-7F:CORONA DEL MAR PLAZA - QUEUE ANALYSIS FOR "INTERNAL INTERSECTION" 11/27/95 PANE 2 FIELDS: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 - -- ' - - ---- ---- ---- ---- ---- ---- -`-- ---- ---- 4) 7 105 116 0 0 0 108 113 0 0 0 102 112 0 0 0 SYSTEM MASTER DATA LINE CARD MASTER SYSTEM DEFAULTS SYSTEM EXTERNAL SYSTEM FUEL VEHICLE ORIEN- DESIRED % OF SAT MBQ 1NFLAT FUEL VEHICLE NO, TYPE NODE YELLOW ALL -RED SATFLON SPEED PDF FACTOR LENGTH TATION SPLITS 2-CYC WEIGHT RATE COST OCC. 5) 10 1 3 1 •0 0 0 0 0 0 0 0 0 0 0 0 .------------------ . INTERSECTION I MNIR011FR TtMiNG DATA LINE CARD NODE OFFSET/ INTERVAL DURATIONS (SECS. OR PERCENT) ............................................. DOUBLE NO. TYPE NO. YLD.PT. REF INT INT1 INT2 INTS INT4 INT5 INT6 INT7 INTB INT9 INT10 INT11 CYCLE 6) 14 1 0 D 0 0 0 0 0 0 0 0 0 0 0 0 PHASE TIMING DATA LINE CARD NODE START VARIAB. YELLOW ALL -RED MINIM. PHASE NO. TYPE NO. INTVL INTVL INTVL INTVL SECS. LINKS MOVING IN THIS PHASE ................................. TYPE 7) 21 1 1 1 2 0 7 Lol 105 114 0 D 0 0 0 0 8) 22 1 3 3 4 0 5 105 102 112 114 0 0 0 0 0 9) 23 1 5 5 G 7 10 102 106 112 116 0 0 0 0 3 10) 24 1 8 8 9 10 10 -113 -117 109 114 0 0 0 0 3 LINK. DATA LINE CARD LINK LINK SAT. TOTAL MID-BLK. FIRST INPUT LINK.... SECOND INPUT LINK_... THIRD INPUT LINK.... QUEUE NO. TYPE NO. LENGTH FLOW VOL. VOL. NO. VOL. SPD/TT NO. VOL. SOD/TT NO. VOL. SPD/TT CAP. LI) 28 105 0 16ob 214 0 0 0 0 0 0 0 0 0 0 0 12) 28 102 0 3200 326 0 0 0 0 0 0 0 0 0 0 0 13) 28 112 0 0 32 0 0 0 0 0 0 0 0 0 0 0 14) 26 117 0 0 208 0 0 0 0 0 0 0 0 0 0 0 LINK DATA (CONTINUED) LINE CARD LINK ADD START GREEN ADJUST. FOURTH INPUT LINK OPPOSING LINKS AND PERCENTAGES ............... PERM NO. TYPE NO. LOST -TIME EXTERS. MFR SNEAKERS KO. VOL. SPD/TT LINK 1 Y. LINK 2 X LINK 3 % MODEL 15) 29 117 0 0 1600 2 0 0 0 108 6 0 0 0 0 0 LINK DATA LINE CARD LINK LINK SAT. TOTAL MID-BLK. FIRST INPUT LINK.... SECOND INPUT LINK..._ THIRD INPUT LINK.... QUEUE NO. TYPE NO. LENGTH FLOW VOL. VOL. NO. VOL. SPD/TT NO. VOL. SPD/TT NO. VOL. SPD/TT CAP. 16) 28 114 0 1600 272 0 0 0 0 0 0 0 0 0 0 0 17) 28 101 0 1600 22 0 0 0 0 0 0 0 0 0 0 0 18) 28 106 0 3200 182 0 0 0 0 0 0 0 0 0 0 0 19) 28 116 0 0 182 0 0 0 0 0 0 0 0 0 0 0 20) 28 113 0 0 53 0 0 0 0 0 0 0 0 0 - 9 NOV-27-1995 13:38 FROG„ gUSTIN—FOUST TO 6443250 P.06 TRANSYT-7F:COkONA DEL MAR PLAZA - QUEUE ANALYSIS FOR "INTEkNAL INTERSECTION" 11/27/P5 PAGE R FIELDS: 1 2 3 4 5 6 7 B 9 10 11 12 13 14 15 i6 LINK DATA (CONTINUED) LINE CARD LINK. ADD START GREEN ADJUST. FOURTH INPUT LINK OPPOSING LINKS AND PERCENtAGES ............... PERM NO. TYPE NO. LOST -TINE EXTENS, MR SNEAKERS NO. VOL. SPD/TT LINK 1 X LINK 2 % LINK 3 % MODEL El) 29 113 0 0 60Q 2 0 0 0 114 G 0 0 0 0 0 LINK DATA LINE CARD LINK LINK SAT. TOTAL MID-BLK,. FIRST INPUT LINK..... SECOND INPUT LINK..... THIRD INPUT LINK.... QUEUE NO. TYPE NO. LENGTH FLOW VOL. VOL. KO. VOL. SPD/TT NO. VOL. SPD/TT Va. VOL. SPD/TT CAP. E2) 28 100 0 1E00 55 0 0 0 0 0 0 0 0 0- 0 0 FLOW FACTORS LINE CARD FLOW LINK LINK LINK LINK LINK LINK, LIMY. LINK LINK LIMY, LINK LINK LINK LINK NO. TYPE CONY NO. N0. N0. PG. NO. NO. MO. N0. N0. NO. N0. NO. NO. 80. 23) 36 150 102 106 0 0 0 0 0 0 0 0 0 0 0 0 RUN CARD LINE CARD PI NO. TYPE TYPE 44) 02 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 --- PROGRAM NOTE --- A CARD TYPE 52 CAUSES RUN TO BE OPTIMIZED USING THE DEFAULT NORMAL OPTIMIZATION STEP SIZES. IF CARD TYPE 4 WAS INPUT, IT IS IGNORED. --- PROGRAM NUIt -- NO ERRORS DETECTED. TRANSYT-7F PERFORMS FINAL PROCESSING. IF ERRORS ARE DETECTED, FURTHER PROCESSING IS SUSPENDED. --- PROGRAM NOTE --- IhhRt ARt A TOTAL OF 1 MODES AND 10 LINKS, INCLUDING BOTTLENECKS, IF ANY, IN THIS RUN. -- PROGRAM NOTE - THERE WLRt A IUTAL OF 3 WARNING MESSAGES ISSUED IN THE ABOVE REPORT. 1Q NOU-27-1995 13:39 FROM RI,!$TIN-FOUST TO 6443250 P.07 r" CORONA DEL MAR PLAZA - QUEUE ANALYSIS FOR -INTERNAL INTERSECTION" 11/77/CS CYCLE: 90 SECONDS. GO STEPS PAGE 4 PERFORMANCE WITH OPTIMAL SETTINGS> NODE LINK FLOW SAT DEGREE TOTAL TOTAL -------- DELAY -------- AVERAGE UNIFORM MAX BACK QUEUE FUEL PHASE LINK NO. NO. FLOW OF SAT TRAVEL TIME UNIFORM RANDOM TOTAL DELAY STOPS OF QUEUE CAPACITY CONSUM LENGTH NO. (VCIVII)(VEH/H) (%) (VEH-MI/H)(VEH-H/H) (VEH-H/H) (SEC/VFH) (VFH/H-,%) (VEN/1K)(VEH/LK) (GA/H) (SEC) 1 101 22 1600 18 .00 .25 -24 .01 .25 40.2 20.0( 91%) 1 > 0 .29 9 101 1 102 489 3POOP 23 .00 .63 .61 .02 -63 4.6 150.2( 31%) 4 > 0 1.29 66 102 1 10S 214 1600 29 .00 .67 .84 .03 .87 14.6 121.2( 57%) 3 > 0 1.81 44 105 1 106 273 3200P 46 .00 1.89 1.83 .06 1.89 24.9 206.1( 76%) 9 > 0 2.52 31 106 1 106 55 1600P 09 ,Do .01 .66 .36 .91 S9.6 SO.O( 91%) 1 > 0 .94 15 108 1 112 32 102S 23 .00 .04 .04 .00 .04 4.6 9.8( 31%) 102 102S O8 56 112 1 113 56 108S 46 .6 - .67 .57 .10 .67 41.4 52.8( 91%) 108 loss .78 15 113 1 114 Z72 Iwo 27 -00 .54 .S2 .02 _i4 7.2 i06.2( 39X) `u 0 .98 S9 114'�-"� 1 116 182 106S 46 .00 1.26 1.22 .04 1.26 24.9 137.4( 76%) 106 106S 1.68 31 116 LTL 1 117 208 0 83 .00 2.94 2.02 .92 2.94 50.9 191.4( 92%) 5 > 0 3.21 15 117 'Q- 1 _ 1805 MAX = 03 .00 9.99 8.43 1.56 9.99 19-9 1045.1( 58%) 13.09 PI = 17.2 4SYSTEM WIDE TOTALS INCLUDING ALL LINKS> IUTAL TOTAL TOTAL TOTAL TOTAL AVERAGE TOTAL TOTAL DISTANCE TRAVEL UNIFORM RANDOM DELAY DELAY UNIFORM FUEL OPERATING PERFORMANCE SPEED TRAVELED TIME DELAY DELAY STOPS CONSUN COST INDEX (VEN-MI/H) (VEH-H/H) (VEH-M/H) (VEH-H/H) (VEH-H/H) (SEC/VEH) (VEH/H %) (GA/H) (MI/H) .00 9.99 8.43 1.55 9.99 19.92 1045.1( "0%) 13.03 39.35 17.24 .00 4TOTALS> NOTE: PERFORMANCE INDEX IS DEFINED AS: PI . DELAY + STOPS NO. OF SIMULATIONS = 5 NO. UP LINKS - 42 ELAPSED TIME = 2.2 SEC. --- PROGRAM NOTE --- THIS ACTUATED NODE'S SPLITS WERE OPTIMIZED AS EQUIVALENT PRETIMEO. THE PUN0i DATA FILE WILL HAVE THESE TIMING SETTINGS ON CARD TYPE 1X, BUT IN ANY SUBSEQUENT RUN, THIS TIMING WILL BE OVERRIDDEN BY THE ACTUATED TIMING MODEL. August 7, 1997 Marc Myers Associate Planner City of Newport City 3300 Newport Boulevard PC Box 1768 Newport Beach, CA 92658-8915 RE: Corona del Mar Plaza Addressing Dear Marc: Condition 37 of Site Plan Review #74 states as follows: OR,gF T That addressing shall be from the main access street, Avocado Avenue, unless otherwise approved by the Fire Department and Planning Department. The Fire Department shall approve the addressing plan for the project, as well as the location and size of address numbering visible from the public streets (if necessary, superseding the provisions set forth in the Newport Village Planned Community District Regulations). In compliance with this condition, enclosed please find four sets of the Site Plan outlining a proposed addressing scheme for the shopping center. We have met with the Fire Department and obtained their input on the addressing plan as well as location and size of address numbers to insure visibility from the public streets. The addressing plan proposes to assign each of the tenant spaces within the five buildings its own address number as reflected in the attached address assignment sheets. We understand that you will distribute this Site Plan internally for review. We would be pleased to meet with you or other members of City staff at your convenience to expedite review and approval of the Addressing Plan. In the meantime if you have any questions, do not hesitate to call. Sincerely, David Recupero President CORPORATE PLAZA NEWPORT CENTER '+e pwr Beach. Ca SIGHT PLANE PLAN . i �; 22 2] II 4 CORPORATE PLAZA NEWPORT CENTER .,ml CA GRADING PLAN ilk L1, CORPORATE PLAZA NEWPORT CENTER •.%%V,"f 6OXA.l1. 11 t /III � I SETBACKS SITE PLAN itJ' u EAST COAST HIUHWAY CORPORATE PLAZA WEST NEWPORT CENTER S(GHT PLANE PLAN ,• -,. ,^, Newport Beach. C4 CORPORATE PLAZA WEST NEWPORT CENTER Newport Beach. CA GRADING PLAN SLl tJ , Pe4ra Resources Hno. TRANSMITTAL To: Mr. Marc Myers City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658-8913 From: Fran Govean Petra Resources, Inc. 15 Corporate Park Irvine, CA 92606 Date: October 9,1997 RECEIVED BY PLANNING DEPARTMENT L`ITY OF NEWPORT BEACH AN OCT 13 1997 PM 7i8i9iINUOURA446 i� Subject: Corona del Mar Plaza Paleontology Monitoring Status Report and Final Archaeology/Historical Report Enclosed please find one copy each of the paleontology letter report concerning the status of monitoring and the final archaeological and Historical monitoring report for the Corona del Mar Plaza project located at the intersection of Pacific Coast Highway and MacArthur Boulevard. The final report with results from the monitoring and fossil salvage at the trenching and all the itemized fossil will sent to you within thirty days of the conclusion of grading and trenching. Fran Govean /0 Project Managefl 7g cc: Potts, Martin Potts and Associates Recupero, Recupero and Associates 15 Corporate Parlc • lrrino, California 92606• (714) 440-7020 Petra Resources Inc. Mr. Martin Potts Martin Potts and Associates 4750-A Barranca Parkway Irvine, CA 92604 Dear Mr. Potts: October 8,1997 Subject: Status Report on Paleontological Mass Grading Monitoring, Corona Del Mar Plaza, City of Newport Beach, California Petra Resources's Inc. (Petra) has completed paleontologic monitoring and on -site salvage for mass excavation activities on the Corona Del Mar Plaza project, City of Newport Beach, California (Figure 1). This project is located north of the Pacific Coast Highway and is bordered on the east by MacArthur Boulevard and by Avocado on the west. The City of Newport Public library is situated north of the project. A paleontologic resource assessment report for this project was filed with the City of Newport Beach in June,1997. Dr. Govean attended the pregrade meeting on -site on August 8, 1997 and Petra personnel began monitoring on August 11,1997. Monitoring of this initial phase concluded during the week of September 15,1997. During excavation, Petra personnel collected matrix samples containing fossil invertebrates and some fossil vertebrate bone. These fossil materials are currently at Petra Resources, Inc. (Petra),15 Corporate Park, Irvine, 92606. The salvage of these fossil materials on -site did not require any long term halting or redirection of work efforts on the site. Dr. Govean photographed the site for documentation purposes during monitoring activities and kept a log. In addition, she recorded pertinent stratigraphic data, including measuring a strata section and keying in the fossil localities. Matrix washing was performed on -site. The final washing and identification work is in progress at Petra. A sample of unwashed matrix with fossil material was also collected for the repository archives should any future research activities require unprocessed material. The fossil materials were all recovered from the Pleistocene Terrace at depths from 10 to 13 feet below the initial ground surface. Three localities in two different channel deposits were exposed at depth in the northeast corner of the property. These channel deposits were pale gray and pale yellowish 15 Corporate Perk • 1,ino, California 92606 • (714) 440-7020 Petra Resources. Inc. friable sands containing fossil invertebrates and a minor amount of bone. Dr. Govean is in the process of fossil identification and cataloging and interpretation of the results. The Monterey Formation exposed on -site did not yield any fossil materials. Receipt of this letter by the Lead Agency concludes the paleontologic monitoring efforts for the mass excavation phase at at the site. Petra will continue to monitor during trenching in sensitive sediments. A final report, which will include all monitoring and fossil salvage results, is in progress. The final report will include graphics, the measured stratigraphic section, a locality map, and an itemized specimen catalog. The final report will be provided within 30 days after the conclusion of the trenching activities. Petra personnel will deliver the fossils to the designated repository, when approved by the City of Newport Beach, accompanied by a copy of final report, a locality map, and other pertinent stratigraphic information. If you have any questions, please do not hesitate to call me at (714) 440-7020. Sincerely, Fran Govean Principal cc: Marc Myers, City of Newport Beach David Recupero, Recupero and Associates, Inc. Gary Pletchall, Snyder Langston Bill Stacey, Snyder Langston Attachment: Figure 1 Corona Del Mar Plaza Paleontological Status Report, October,1997 0E/30/1997 09:19 7147861294 MARTIN POTIb AbbUU tAUL ui MARTIN POTTS & ASSOCIATES REAL ESTATE DEVELOPMENT AND CONSTRUCTION MANAGEMENT CONSULTANTS June 30.1997 Mr. Marc Myers Associate Planner CITY OF NEWPORT BEACH P.O. Box 1788 Newport Beach, CA 02058.8915 RE: CORONA de11MAR PLAZA Dear Mr. Myers• J g Conditions 53 and e5 pothe Vile Plan hin thirty (30) days after grading or as approved ed byshall the be completed on any exposed slopes wit Building Department. In order to secure clearances of the conditions to allow issuance of the grading permit. please accept this letter Of commitment on behalf Of the Irvine Company, acknowledging that appropriate erosion control measures will be completed on any exposed slopes within thirty (30) days after grading. 1 trust that this letter will satisfy the intent of the conditions. If not, Please advise me, or our consultant, Mr. David Recupero at (714) 598.9294, who is helping to coordinate this effort on our behalf. Thank you for your cooperation. Sincerely, MART' OTTS � As'OC1ATrt es company on lf Irvine Retail Propa P y Ma In T. Potts Principal MTP/js c: Mr. Keith Eyrieh (via fax) Mr. Tom Lynch (via fax) Mr. David Recupero (via fax)�r�� file: 2900V 82\city8.lIr 4-150-A HARRANCA PARKWAY. 1RVINE. CA 92604 • 1714) 786-1120 0 FAX (714) 786.1294 Mr. Martin Potts Martin Potts And Associates 4750-A Barranca Parkway Irvine, California 92604 Petra Resources Inc. October 8,1997 Subject: Final Letter Report Archaeology and Historical Monitoring, Corona Del Mar Plaza, City of Newport Beach, California Dear Mr. Potts The following is a letter report concerning methods and results of archaeological and historical monitoring at the Corona Del Mar Plaza project site. Executive Summary Petra Resources, Inc. (Petra) personnel conducted archaeological and historical monitoring during excavation of the native soils on the Corona Del Mar Plaza project. Petra previously prepared a cultural resource assessment, including a field survey and an archival research and record search conducted by the South Central Coastal Information Center, University of California, Los Angeles for the project site. The results of the record search indicated the Corona del Mar Plaza was previously surveyed for archaeological resources with negative results. Dr. Jane Rosenthal conducted a field review on June 17, 1997, also with negative results. Dr. Rosenthal attended the pre -grade meeting on -site on August 8,1997. Petra personnel conducted periodic archaeological monitoring of grading activities between August 11 and September 5,1997. No significant archeological or historical resources were observed. Introduction In compliance with California Environmental Quality Act (CEQA) guidelines, the City of Newport Beach's K-5 Archaeological Guidelines, and APP 86, Petra conducted archaeological and historical monitoring for the Corona del Mar Plaza project. The project area is located west of MacArthur Boulevard, north of Pacific Coast Highway, and east of Avocado, in the City of Newport Beach, Orange County, California (Figure 1). Specifically, it is located in Section 93, Township 6 South, Range 10 West on the USGS Laguna Beach 7.5' Quadrangle, photorevised 1981 (Figure 2). 15 Corporate Park • Irvine, California 92714 • (714) 440-7020 Petra Resources, Inc. Project Personnel Dr. Jane Rosenthal, a Petra Principal served as Project Archaeologist. Dr. Rosenthal is certified as a qualified archaeologist by the Society of Professional Archeologists (SOPA) and the County of Orange. Dr. Rosenthal requested the archival record search, conducted the field survey for the initial resource assessment, and attended the pre -grade meeting. Ms Patricia Jertberg, a Petra Principal and archaeologist assisted with archaeological monitoring and the preparation of the resource assessment letter report. Ms. Jertberg is certified as a qualified archaeologist by the Society of Professional Archeologists (SOPA) and the County of Orange. Ms. Jertberg and Ms. Lisa Shelley conducted the archaeological and historical monitoring efforts during mass grading on the project site. Project Area Description Topographically, the project area is open and gently sloping to the south. A slight berm is present along the upper part of the MacArthur Boulevard segment. Pill covers the upper two thirds of the property with Quaternary Marine Sands concentrated towards the southern part of the property. Part of the fill apparently was taken from Quaternary Marine Sands and some fossil shell is present on the surface. Non-native grasses and weeds, cover up to sixty-five percent of the project area. The remainder is covered by recently bladed aces, a former parking lot, and building foot pads. Some minor amount of recent debris is present and includes sod strips, broken asphalt, cement washings, footwear, cans, and plastic pipe fragments. An apparent sleeping site with a bedroll is in the treed area. Castor beans are growing on recently dumped fill materials along Avocado and a double row of date palms are planted along a segment of the eastern boundary along MacArthur Boulevard. Eucalyptus, an oleander, and several large pittosborums are also present within the project boundaries. Monitoring Procedures Jane Rosenthal attended the pre -grade meeting on August 8,1997. Field monitoring for archaeological and historical resources was initiated August 11,1995 and concluded September 5,1997. Field methods included: • attendance at the pre -grading meeting; • periodic on -foot reconnaissance of the parcels and close examination of grading cuts; • completion of monitoring observation records and; • sequential photographing of the grading activities. The purpose of monitoring was to:1) identify prehistoric or historic materials potentially requiring salvage; 2) evaluate prehistoric and/or historic artifacts or structures as they are exposed during grading activities; 3) reroute equipment if archaeological or historical resources are encountered; and 4) salvage any prehistoric or historic or remains that may be scientifically significant. Results Patricia Jertberg and Lisa Shelley periodically inspected the potentially sensitive site areas by walking transects when each area was cut. The stratigraphy revealed loose light beige topsoil overlying dark brown to black organic clayey sediments. Below the dark organic sediments was a reddish brown dense sandy silt that appeared to be an old terrace deposit. Corona Del Mar Plaza Archaeology Monitoring Report October,1997 Petra Resources, Inc. A minor amount of trash materials were observed in a mixed layer of the dark organic materials and the underlying reddish brown sediments, most likely right at the contact between the two horizons. The exposed trash materials observed include smooth and unmarked brick fragments, concrete, PVC fragments, road asphalt, one coke bottle base, ceramics, glass and plastic. Three to four pieces of shell were noted. One 2 foot broken fragment of a greenish -gray concrete block was visible just south of the trash accumulation. The trash materials appear recent, within the last 50 years. No indication of a prehistoric shell midden deposit, artifacts, bone, features, or historic or structural remains or trash pits were observed during monitoring activities. Monitoring forms and photographs recording more detailed grading observations are on -file at Petra. Mass grading has been completed. Because this grading has removed the native soils, which could potentially contain prehistoric or historic remains, additional archaeological or historical monitoring is not recommended for the Corona Del Mar Plaza project. With this letter report, The Irvine Company has complied with the archaeological and historical mitigation monitoring requirements of the City of Newport Beach for this project. A report copy is being forwarded to the Archaeological Information Center, University of California, Los Angeles. If you have questions or need of additional information, please Dr. Rosenthal or me at (714) 440-7020 Sincerely, ��v Ms. Patricia Jertberg(�� Archaeologist Attachments: Figures 1 and 2 cc: Marc Myers, City of Newport Beach Gary Pletchall, Snyder Langston Stacey, Snyder Langston Recupero, Recupero and Associates Corona Del Mar Plaza Archaeology Monitoring Report October,1997 Peire Resources, Inc. Los Angeles County S ' '----------- ---------- •,,%*4% La Habra r Brea Yorba Linda `. �i% ter' ; e• ` Placentia91 ^—� Fullerton 5�j CP f Buena Peck G .) / Anaheim Cypress Villa Park y 0 / Stanton Oran a o i Los Alamitos 39 Garden � Grove a Orange County Weslminister Santa Ana Tustin Seal Beach Cleveland 55 .----- Fountain 5 Q valley Irvine Project Location National Huntington Beach Costa Mesa Lake Forest Forest • Newport Beach Mission Yejo LagunaHills A 0 Q^ I Laguna T ' < / Niguel Laguna Beach 74 i San Juan Capistrano 1 inch = 6 miles t Cana Point ;^.a 5Oo`e90 � Co�oN San Clemente Figure 1. Regional Location Corona del Mar Plaza October,1997 4, PETRA RESOURCES INC 714 440 7029 P.01 To: Fax Number: From: Fax Number: Number of Pages: Date: Subject: Comments: Petra Resources Inc. Fax Transmittal Marc Meyers (714)644-3250 Patricia Jertberg (714) 440-7029 6 (including transmittal) October 8,1997 Corona Del Mar Final Report Archaeological and Historical Monitoring Please find a copy of a letter report concerning the archaeological and paleontological monitoring on the Corona Del Mar Plaza project. A hard copy will follow by mail. If you have any -questions or need additional data, please contact me at (714) 440-7020, FMG 15 Corporate Park • Irvine, California 92606 • (714) 440-7020 PETRA RESOURCES INC 714 440 7029 P.02 Petra Resources Inc. Mr. Martin Potts Martin Potts And Associates 4750-A Barranca Parkway Irvine, California 92604 October 8,1997 Subject: Final Letter Report Archaeology and Historical Monitoring, Corona Del Mar Plaza, City of Newport Beach, California Dear Mr. Potts The following is a letter report concerning methods and results of archaeological and historical monitoring at the Corona Del Mar Plaza project site. Executive Summary Petra Resources, Inc. (Petra) personnel conducted archaeological and historical monitoring during excavation of the native soils on the Corona Del Mar Plaza project. Petra previously prepared a cultural resource assessment, including a field survey and an archival research and record search conducted by the South Central Coastal Information Center, University of California, Los Angeles for the project site. The results of the record search indicated the Corona del Mar Plaza was previously surveyed for archaeological resources with negative results. Dr. Jane Rosenthal conducted a field review on June 17, 1997, also with negative results. Dr. Rosenthal attended the pre -grade meeting on -site on August 8,1997. Petra personnel conducted periodic archaeological monitoring of grading activities between August 11 and September 5,1997. No significant archeological or historical resources were observed. Introduction in compliance with California Environmental Quality Act (CEQA) guidelines, the City of Newport Beach's K-5 Archaeological Guidelines, and APP 86, Petra conducted archaeological and historical monitoring for the Corona del Mar Plaza project. The project area is located west of MacArthur Boulevard, north of Pacific Coast Highway, and east of Avocado, in the City of Newport Beach, Orange County, California (Figure 1). Specifically, it is located in Section 93, Township 6 South, Range 10 West on the USGS Laguna Beach 7.5' Quadrangle, photorevised 1981(Figure 2). 15 Corporate Parl, • Irvine, California 92714 • (714) 40-7020 PETRR RESOURCES INC 714 440 7029 P.03 PetrA Resourccv, I.C. Project Personnel Dr. Jane Rosenthal, a Petra Principal served as Project Archaeologist. Dr. Rosenthal is certified as a qualified archaeologist by the Society of Professional Archeologists (SOPA) and the County of Orange. Dr. Rosenthal requested the archival record search, conducted the field survey for the initial resource assessment, and attended the pre -grade -meeting. Ms Patricia Jertberg, a Petra Principal and archaeologist assisted with archaeological monitoring and the preparation of the resource assessment letter report. Ms. Jertberg is certified as a qualified archaeologist by the Society of Professional Archeologists (SOPA) and the County of Orange. Ms. Jertberg and Ms. Lisa Shelley conducted the archaeological and historical monitoring efforts during mass grading on the project site. Project Area Description Topographically, the project area is open and gently sloping to the south. A slight berm is present along the upper part of the MacArthur Boulevard segment. Fill covers the upper two thirds of the property with Quaternary Marine Sands concentrated towards the southern part of the property. Part of the fill apparently was taken from Quaternary Marine Sands and some fossil shell is present on the surface. Non-native grasses and weeds, cover up to sixty-five percent of the project area. The remainder is covered by recently bladed ares, a former parking lnt, and building foot pads. Some minor amount of recent debris is present and includes sod strips, broken asphalt, cement washings, footwear, cans, and plastic pipe fragments. An apparent sleeping site with a bedroll is in the treed area. Castor beans are growing on recently dumped fill materials along Avocado and a double row of date palms are planted along a segment of the eastern boundary along MacArthur Boulevard. Eucalyptus, an oleander, and several large pittosborums are also present within the project boundaries. Monitoring Procedures Jane Rosenthal attended the pre -grade meeting on August 8,1997. Field monitoring for archaeological' and historical resources was initiated August 11,1995 and concluded September 5, 1997. Field methods included: • attendance at the pre -grading meeting; • periodic on -foot reconnaissance of the parcels and close examination of grading cuts; • completion of monitoring observation records and; • sequential photographing of the grading activities. The purpose of monitoring was to:1) identify prehistoric or historic materials potentially requiring salvage; 2) evaluate prehistoric and/or historic artifacts or structures as they are exposed during grading activities; 3) reroute equipment if archaeological or historical resources are encountered; and 4) salvage any prehistoric or historic or remains that may be scientifically significant. Results Patricia Jertberg and Lisa Shelley periodically inspected the potentially sensitive site areas by walking transects when each area was cut. The stratigraphy revealed loose light beige topsoil overlying dark brown to black organic clayey sediments. Below the dark organic sediments was a reddish brown dense sandy silt that appeared to be an old terrace deposit. Corona Del Mar Plaza Archaeology Monitoring Report October,1997 PETRA RESOURCES INC 714 440 7029 P.04 Petro Resources, Inc. A minor amount of trash materials were observed in a mixed layer of the dark organic materials and the underlying reddish brown sediments, most likely right at the contact between the two horizons. The exposed trash materials observed include smooth and unmarked brick fragments, concrete, PVC fragments, road asphalt, one coke bottle base, ceramics, glass and plastic. Three to four pieces of shell were noted. One 2 foot broken fragment of a greenish -gray concrete block was visible just south of the trash accumulation. The trash materials appear recent, within the last 50 years. No indication of a prehistoric shell midden deposit, artifacts, bone, features, or historic or structural remains or trash,pits were observed during monitoring activities. Monitoring forms and photographs recording more detailed grading observations are on -file at Petra. Mass grading has been completed. Because this grading has removed the native soils, which could potentially contain prehistoric or historic remains, additional archaeological or historical monitoring is not recommended for the Corona Del Mar Plaza project. With this letter report, The Irvine Company has complied with the archaeological and historical mitigation monitoring requirements of the City of Newport Beach for this project. A report copy is being forwarded to the Archaeological Information Center, University of California, Los Angeles. If you have questions or need of additional information, please Dr. Rosenthal or me at (714) 440-7020 Sincerely, y r Patricia MA. � Archaeologist Attachments: Figures 1 and 2 cc: Marc Myers, City of Newport Beach Gary Pletchall, Snyder Langston Stacey, Snyder Langston Recupero, Recupero and Associates Corona Del Mar Plaza Archaeology Monitoring Report October,1997 3 7.,.1" PETRA RESOURCES INC 714 440 7029 P.05 Petra Resource.. Ewe. Los Angeles County % i----------- La Habra ----_----•,- s Brea ''� Yorba Linda rr r Fullenon a Placentia � �C / Buena Park �5 '' o'S J Anaheim �, �o i Cypress Villa Park y , Stanton o Garden i 39 Oran a `. � Los Alamitos Grove� t Orange County t , % A Weatminister SanlaAna Tustin j Seal Beach Cleveland It �r 55 Fountain ally s Irvine Project Location National Hunlington Beach costa Mesa Lake Forest Forest • Nevrpon Beach � LagunaHits Ma�ejo missionLaguna dui/C+ , �d4 ® < Mquel Laguna Beach 74 ,' San Juan i Capistrano 1 inch = 6 miles TIN Dana Point ,11 - ogo 5 �o pH San Clemente Figure 1. Regional Location Corona del Mar Plaza October,1997 s PETRA RESOURCES INC 714 440 7029 P.01 Petra Resources Inc. Fax Transmittal To: Marc Meyers Fax Number: (714) 644-3250 From: Fran Govean Fax Number: (714) 440-7029 Number of Pages: 9 (including transmittal) Date: October 8,1997 Subject: Corona Del Mar Status Report Paleontological Monitoring Comments: Please find a copy of a letter report concerning the paleontological monitoring on the Corona Del Mar Plaza project. A hard copy will follow by mail. If you have any questions or need additional data, please contact me at (714) 440-7020. FMG is Corporate Parts • Irvine, Catifarnia 92606 4 (714) 440-7020 PETRA RESOURCES INC 714 440 7029 P.02 r 4 Petra Resources Inc. October 8,1997 Mr. Martin Potts Martin Potts and Associates 4750-A Barranca Parkway Irvine, CA 92604 Dear Mr. Potts: Subject: Status Report on Paleontological Mass Grading Monitoring, Corona Del Mar Plaza, City of Newport Beach, California Petra Resources's Inc. (Petra) has completed paleontologic monitoring and on -site salvage for mass excavation activities on the Corona Del Mar Plaza project, City of Newport Beach, California (Figure 1). This project is located north of the Pacific Coast Highway and is bordered on the east by MacArthur Boulevard and by Avocado on the west. The City of Newport Public library is situated north of the project. A paleontologic resource assessment report for this project was filed with the City of Newport Beach in June,1997. Dr. Govean attended the pregrade meeting on -site on August 8, 1997 and Petra personnel began monitoring on August 11,1997. Monitoring of this initial phase concluded during the week of September 15,1997. During excavation, Petra personnel collected matrix samples containing fossil invertebrates and some fossil vertebrate'bone. These fossil materials are currently at Petra Resources, Inc. (Petra),15 Corporate Park, Irvine, 92606. The salvage of these fossil materials on -site did not require any long term halting or redirection of work efforts on the site. Dr. Govean photographed the site for documentation purposes during monitoring activities and kept a log. In addition, she recorded pertinent stratigraphic data, including measuring a strata section and keying in the fossil localities. Matrix washing was performed on -site. The final washing and identification work is in progress at Petra. A sample of unwashed matrix with fossil material was also collected for the repository archives should any future research activities require unprocessed material. The fossil materials were all recovered from the Pleistocene Terrace at depths from 10 to 13 feet below the initial ground surface. Three localities in two different channel deposits were exposed at depth in the northeast comer of the property. These channel deposits were pale gray and pale yellowish 15 Corporate Park • Irvine, California 92606 • (714) 440-7020 PETRA RESOURCES INC 714 440 7029 P.03 Petra Resources, Inc. friable sands containing fossil invertebrates and a minor amount of bone. Dr. Govean is in the process of fossil identification and cataloging and interpretation of the results. The Monterey Formation exposed on -site did not yield any fossil materials. Receipt of this letter by the Lead Agency concludes the paleontologic monitoring efforts for the mass excavation phase at at the site. Petra will continue to monitor during trenching in sensitive sediments. A final report, which will include all monitoring and fossil salvage results, is in progress. The final report will include graphics, the measured stratigraphic section, a locality map, and an itemized specimen catalog. The final report will be provided within 30 days after the conclusion of the trenching activities. Petra personnel will deliver the fossils to the designated repository, when approved by the City of Newport Beach, accompanied by a copy of final report, a locality map, and other pertinent stratigraphic information. If you have any questions, please do not hesitate to call me at (714) 440-7020. Sincerely, Fran Govean Principal cc: Marc Myers, City of Newport Beach David Recupero, Recupero and Associates, Inc. Gary Fletchall, Snyder Langston Bill Stacey, Snyder Langston Attachment: Figure 1 Corona Del Mar Plaza Paleontological Status Report, October,1997 `1 � G� : . } 3A ALLEN, MULLINGS & ALLEN ATTORNEYS AT LAW BARRY L. ALLEN 2021 E. FOURTH STREET TEL: (714) 558-6991 THOMAS D. MULLINGS SUITE 120 FAX: (714) 558-0638 DEBRA E. ALLEN SANTA ANA, CA 92705-3999 IRS # 33-0709655 October 9, 1997 Patricia L. Temple/Planning Manager CITY OF NEWPORT BEACH Planning/Building Department 3300 Newport Boulevard Newport Beach, CA 92658 Re: Corona Del Mar Plaza Dear Ms. Temple: Enclosed is correspondence to Mr. Eyrich of THE IRVINE COMPANY. The company will be submitting to you the changed plans along with our Association's comments. if the City requires any changes to the lighting, signing and landscaping, as now being proposed by THE IRVINE COMPANY, please advise me as the Homeowner's Association representative. As our Association and the company have had several meetings and exchanges of plans and letters, we want the opportunity to meet and discuss with City personnel if the City requires any changes. BLA:deu cc: Councilman Dennis O'Neil Very ly yours, BA RY . ALLE REc:Eivtu BY :'I.ANNING DEPARTMENT CITY OF NEWPORT BEAC14 OCT 13-1997 7 8191101121112A415p6 4 ALLEN, MULLINGS & ALLEN ATTORNEYS AT LAW BARRY L. ALLEN 2021 E. FOURTH STREET THOMAS D. MULLINGS SUITE 120 DEBRA E. ALLEN SANTA ANA, CA 92705-3999 October 9, 1997 KEITH C. EYRICH Vice President THE IRVINE COMPANY P.O. Box 6370 Newport Beach, CA 92658-6370 Re: Corona Del Mar Plaza Dear Mr. Eyrich: TEL: (714) 558-6991 FAX: (714) 558-0638 IRS k 33-0709555 We reviewed the recently submitted changes with our lighting consultant. The changes you agree to are important and we thank you for that. We still have some concerns as we have expressed in our letters and meetings. However, our Association has had the opportunity to review and to comment on the plans, and we believe that your efforts and our comments have been fully explored and discussed. I believe that was the intent of the Council as set forth in the project conditions. As soon as the lighting is place and operational we will ask our lighting consultant, Russ Owens, to review the matter. If you have any questions please feel free to call me. Very truly yours, BARRY L. ALLEN BLA:deu (cc's on following page) Page 2 October 9, 1997 Re: Corona del Mar cc: Dennis O'Neil Carol Hoffman/The Irvine Company West Coast Design/Russ Owens - VIA FACSIMILE (714) 240-1782 Jim Wharton, President/Harbor View Hills Homeowners, Association Patty Temple/Planning Manager/City of Newport Beach 6195351181 .NOV-93-97 12:11 FROM:ALTEVERS ASSOCIATES ID=9196351181 J-I ALTEVERS ASSOCIATES MEMORANDUM Project: Corona Del Mar Plaza, Newport Beach, CA To: of NewfbNi- 6,1t' t* Attu.: Aiftzl k- &Ync5 Ira: Fax (with no followup) From: W. Sandon MacAdams Date: q+' 11' 027 PACE 1/3 AA Project No. 9707. Re: T12dr 4 Ae"FA�— INFORMATION To I TA" A !�` v�fl� ,���tc�IC vK*<t5-t Ysdl�act 3. wttit� L�9u� �r?� dN ltlrONf�tC �E{= 5{i{ or 000, To l2l'55 ✓-1 `Akm"� Yo v ✓vt4+(( �Wt ' . END OF MEMORANDUM a rue pages to follow fax number (ilk') �� �. 71 cS Architecture Aventine, Suite 250 MemtKu lmmnor Design 8910 University Center Lanc American Instttutc San Oicgo, CA 9212Z o/Architecu (619) 535.9777, Fix (619) 335.1181 NOV-03-97 12:11 FROM.ALTEVERS ASSOCIATES ID:6195351181 PAGE 2/3 rm w0 • I oleo' mvle • i wawa "°°"° I' ...._._____._ I I `. LOCATION PITHierw�i > e I i 1 1 I I I D� 1 5 I 1 11 4 ' II � 1� II l I I, 1 I I I II' votr/DOCK LOCATION ' �tix.nwa eax�tRN I I I i I Ifi� I I I I I 1 I II 1 I; I Y I „ it L u I; I wwmnH. �o'�m•ccwacRe as x f \ $ I7' �u MWIMMI E I I ALM 0- XVCIA7f mou 7�'t^�_. .I IN"IIUR 1 omm AmTAf D o== CF wins n YL LU I --1 II kbl im &Q� er w'�- p 1°S �G� WSM L66T 65:Zh:OS 60 AON u0W lF2V\L0L6\:S 111``6 ��" -- 1 '- 0 NOV-03-97 12:11 FROM=ALTEVERS ASSOCIATES ID:61953S1161 PAGE 3/3 dG a w M w a i9 Z(o �� lli 00 \ ��\ ",•,,, ,,,,, . a W— e� or S ��(a M LIM TYPICAL Y WSM L661 iE;6£:OC £0 AON u0W OT;V\LOL6\ 3 CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL Rev. June 25. 1997 , „, ., , , ,, 1 ,,, , , I I 'WEAR App ; TBIGGEB' DOCftIVO 9E5CBIPTIDN TIC REP STATUsICO%IXIENT ,Na BED , DATE ' 1 cBADuvc EIR Prepare approved construction 6/9 Logistics Plan to be prepared by General Contractor specifically for PW 1/1 access plan to library during library accessing phased with Grading. construction. 2 GRADING EIR Reduce traffic speeds on all unpaved i 6/10 Note #3 of Special Grading Notes on Precise Grading Plans. PD 9/1 road surfaces to 15 miles per hour or less. 3 GRADING EIR Schedule (construction) operations i 6/10 Note #4-of General NotesonPrecise Grading Plan. PD 13/2 which may affect traffic to occur at off-peak hours. 4 UWu G EIR Develop a (construction) traffic plan I 6/10 See Logistics Plan to be prepared by General Contractor. PW 14/2 to minimize traffic flow interference. 6 CiIMUING EIR 15/2 Conduct archaeological records Archeo 6/12 Archaeological records search completed. PD search. 6 GRADING EIR Implement various archeological eo 6/12 Records search indicated CA-ORA-167 is located off site to the PD 16/3 procedures if activities affect CA- north. A walkover showed no evidence of the site. An archaeologist Cra-167. will check during excavation. 7 GRADING EIR Conduct paleontological records eo 6/17 Paleontological records review completed. PD 17/3 search. l� $ Q`FERProvide written evidence that eo 6/6 Letter of retention sent to Marc Myers, City of Newport Beach. PD qualified paleontologist has been retained. 9 GRADINGRefer to Geotech report asdefinitive 6/10 See Grading Notes 4, 6, 7, 8, 10, 13, 14, 15, 17, 18. BD 6/21/97 guide to site planning. >D GRADINGGuarantee satisfactory completion A 6/10 Notes on Plans: Erosion Control #16, Paving Note #13, PW of public improvements. Documentation Note #1. 5/1 11 SITE Prepare and approve hydrology & iv 6/10 Studies will be approved by City as part of the Storm Drain plans PW PLAN hydraulic study. review & permit process [submitted 5/16/971. 16/2 DAVID RECUPERO & ASSOCIATES, INC. i CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL Rev. June 26, 1997 APP' YRla M •DoaivFG omcgiPT1oN Ina AMP 'SYA7U5iCdY4ENY N6 REP CLEAR •DATE , 12 GRADING SITE Provide adequate sewer facilities and C6/10 Will serve letters sent to City on 5/19/97 [and delivered again on PW / PLAN wastewater treatment capacity. 6/61 to Ed Burt [sewer] and Pete Andsta [water] & OC Sanitation PD 1/ 19/2 [Will Serve Letter] District #5 [Joe Rycraw]. Rycraw said only City involved. 13 SITE Submit parking plan for workers. 6/9 Logistics Plan prepared by GC. [Recommend approval for parking on PW PLAN vacant parcel across Avocado Ave.]. 22/2 14 GRADING SITE Replace any impactedlibraryparking 6/10 Precise Grading Plan shows replaced parking from library site [on (S PLAN spaces. Sheet 41. No spaces lost or gained. PW 28/3 GRqD G SITE Grading contractor to identify spoils 6/10 Precise Grading Plan Note #11 calls out stockpiling of excess material BD 6/21197 PLAN site for deposition of exported to be approved by City Grading Eng [same for exporting, we assume] 42/4 material. and Note #10 of General Notes. 16 GRADMG SITE Demonstrate to City that facilities 6/10 Note #1 of Gen'l Notes on Precise Grading Plans per chapter 15 of BD 6/21197 PLAN are constructed as specified in UBC. Municipal Code; and Note #13 of Paving Notes. 43/4 17 GRADING SITE Submit plans, specifications, and QVII6/10 Precise Grading Plans & Storm Drain Improvement Plans submitted BD 6/21/97 PLAN supporting data & reports for 5/16/97 along w/Hydrology Study and Hydraulic calculations as well PD 1/ 45/4 grading pit, as Geotech/Soils investigations & recommendations. GRADING18 SITE Adhere to recommendations of 7earn 6/10 Notes on Precise Grading Plans are all based upon Geotech/Solls BD 6/21197 PLAN geotechnical investigation. investigation and recommendations [dated 6/23/95, 3/28/97, and 46/4 5/15/971 by NMG Geotechnical Inc. SITE Comply with erosion and siltation 6/10 Construction notes in Erosion Control & Special Grading Notes SO 6121/97 PLAN control measures and building codes based upon City's grading ordinances. 47/5 and guidelines. 20 GRADING SITE Include plan for drainage facilities. 6/10 Storm Drain Improvement Plan, Hydrology Study and hydraulic BD 6/21197 PLAN calculations submitted on 5/16/97 w/the submittal of the Precise 48/5 Grading Plans. These plans/reports were also submitted to CalTrans on 5/22/97. 21 GRADING SITE Include description of haul routes, r 6/10 Gen? Contractor to prepare Logistics Plan for haul routes & access PW PLAN access points, watering, and points. Precise Grading Plan shows notes within Special Grading #2 49/5 sweeping program. & #3. GRADING SITE Submit erosion, siltation and dust CWH 6/10 Precise Grading Plan [sheet 8] is the Erosion Control Plan for the BD 6/21/97 PLAN control plan to Building Dept and project site, which will be also transmitted to the State Regional 50/5 Calif, Regional WQCB. WPCB for their review/info. (ald6 DAVID RECUPERO & ASSOCIATES, INC. t• CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL Rev. June 25, 1997 APP TAIGGEA DOC(tPG - oEtempnok nC AEP 1 „ , 1 1 11 1 1 1S`TATUSLCGMYENY - - 1 1 Ni Am CLEAR DATE dVF1NG SITE Evaluate and control velocity of 6/10 Hydrology Study/hydraulic calculations have evaluated on -site PW PLAN concentrated run-off from project surface runoff and flow distraction -patens; all flows we considered 51/5 site. "sheet flow", directed to swales, piping and catch basics, all sized per hydraulic calculations. w SITE Comply with grading and drainage 1 6/6 GC to review City's standards and keep specs on site. Precise 80 6/21197 PLAN standards set forth in City's Building Grading & Storm Drain Improvement Plans comply. 52/5 Code and Grading Specs. SITE Minimize dust emissions during CAW 6/10 Notes on Precise Grading Plan Special Grading #1, 2, & 3. Gen'l ND 6121197 PLAN construction by watering, Contractor will enforce. 54/5 containing soil on -site, and washing streets. 26 ING SITE Geologist and Engineer shall sign BD 6/21197 PLAN Geotech Consultant's report and be ap roved by Building Dept. 27 GRADIN SITE Incorporate and approve any 6/10 Erosion Control Plans show sandbagging for protection at catch BD 6/21/97 PLAN diversion devices, catchment devices, basins of down stream drainage. Storm Drain Plans show on -site 57/6 or velocity reducers, catch basins. Plans are to be approved by City Grading/Public Works for drainage. 26CFADENG SITE Approve design of berms and brow QVII 6/10 Precise Grading Plans show berms/brow ditches at tops of proposed BD 6/21/97 PLAN ditches by Building Dept. slopes on -site, per City Grading ordinances & design. 59/6 29 GRADING SITE Geotech consultant to provide 6/9 Recommendations have been included in the Geotech consultant's BD 6/21/97 PLAN written recommendations for report dated 6/23/95. Geotech Reports were submitted on 5/16/97 60/6 mitigation of compressible & w/the Precise Grading Plans & Storm Drain Plans. It Is anticipated collapsible soil. that the report will be approved by the City on 30 GRADING SITE Prepare site -specific reviews of bous 6/9 Conclusions and recommendations m the map and grading plans have BD PLAN tentative tract maps/plans re: salient been included in a supplemental geotech report for retaining walls 62/6 issues & groundwater. dated 3/27/97 and recommendations have also been included in the Geotech consultant's report dated 6/23/95 and the issue will be addressed in a new supplemental report to be submitted to the City on 31 GRADMG SITE Submit and approve erosion, siltation cid 6/10 Erosion Control Plan [sheet 8] shows sandbagging recommendations ED 6/21/97 PLAN and dust control plan. onsite. Special Grading Notes #1, 2, & 3 refer to City requirements 63/7 for grading, siltation, dust emissions & watering. 3z cRADmG SITE Verify discharge of surface runoff 6/10 Hydrology Report & hydraulic calculations take into consideration PD PLAN does not increase erosion downstream conditions. 130, 64/7 downstream of system. 33 SITE Public Works Dept. to approve 1 - 6/10 Storm Drain Improvement Plans & supporting documents submitted PW PLAN improvement plans to drainage to Public Works/Grading on 5/16/97. Same documents and other 66/7 facilities. supporting info submitted to Carrmns for Encroachment Permit 1 processing on 5/28/97. DAVID RECUPERO & ASSOCIATES, INC. CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL Rev. June 25, 1997 APp rpIGGEp OOCIr1PG // CESCpipriok me IMP „ , STATug)COMMENT ,kg REP , DATE 34 GRADING SITE Provide plans to Building and Public 6/10 Logistics Plan being prepared by Gen? Contactor for haul routes, Pw LAN Works Dept re: haul routes, access access points, and construction phasing. BO 67/7 points, & watering and sweeping programs. SITE Incorporate erosion control 6/10 Sheet 8 of Precise Grading Plans is the Erosion Control Plan. BD 6/21197 N methods into grading plans and 6 8/7 operations according to Building Devi. 36 GRADING SITE Develop plan for diversion of 6/10 Precise Grading Plans provide for -slope drainage via concrete swales, PW 6/21/97 PLAN stormwater from exposed slopes. piping and catch basins to downstream facilities. Exposed slopes will BD 69/8 be landscaped per Landscape Architect's Plans. 37 GRADING SITE Provide temporary gravel entrance I 6/10 ]Agistics Plan by Gen'I Contractor shows temporary gravel entrance PW 6/21197 PIAN to construction and incorporate [at current curb cut location]. BD 70/8 location into grading plans. SITE Incorporate location of berms into 6/10 Top of slope berms are part of the Precise -Grading Plan. PW 6121/97 PLAN grading plans. BD 71/8 39 GRADING SITE Submit Notice of Intent (NOD to r 6/10 NOI was sent via certified mail on 5/28/97 to State Regional PD vl� PLAN State WRCB 30 days prior to Control Board; notification of receipt received from State on 6/3/97 73/8 gmding, [pending State's WDID identification #. 46 dV0IN SITE Include implementation of BMP's. CM 6/10 SWPPP & BMP documentation being prepared now for submittal to PW PLAN City on 6/13/97. [WQMP documentation to follow prior to issuance 75/9 of bldg permit]. 41 GRADING SITE " Approve final plan of water, sewer civil 6/10 Water & Sewer Improvement Plans were submitted to the City's PW PLAN and storm drain facilities. Public Works Dept [Dick Hoffstadt] on 5/30/97. Storm Drain 78/10 improvement Plan was submitted 5/16/97. 42 GRADING SITE Adhere to SCAQMD Rules 431.1 GC 6/10 Gen'1 Contractor responsible for implementation during construction. AOMD PLAN and 431.2 re: low sulfur fuel. Bono 49 GRADING SITE limit construction hours to 7 am - r 6/10 Precise Grading Plan Note #4 shows limits of construction hours and PO PLAN 6:30 pm Mon - Fri and 8 am - 6 pm ArcVGC work days. 84/11 on Sat. PLAN Qualified archaeologist shall be eo PO present during pregrade meetings 86AAN and grading activities. DAVID RECUPERO & ASSOCIATES, INC. 4 AwAzo CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL Rev. June 25. 1997 APP 'TRIGGER DOCi100 DESCRIP"ON . me REP STATUS1CbUNENT, NIL REP 'CLEAR BATE AS GRADING SITE If significant remains are uncovered, Archeo PD PLAN 8613/11 all work shall stop until recovery program is implemented. SICE Waive provisions of AB 952 re: eo CA PLAN city's responsibilities for mitigation 86C/12 of archaeological impacts. / 47 GRADING SITE Conduct testing and salvage of Archeo PD uncovered sites pursuant to Council it " S7� Policy K-5. C/ 48 GRADING SITE Donate all archaeological material to c eu PD PLAN a local institution for curation, 71C88/12 display and study. cc�� 49 SITE Make a pre -grade reconnaissance of eo 6/17 Pre -grade reconnaissance completed. PD PLAN the area to see if significant fossils are exposed. 50 GRADING SITE Retain qualified paleontologist to Faleo 6/5 Petra Resources, Inc. has been retained. Letter sent to City. PD monitor fossil remains. 90>� 51 GRADING SITE Give authority to paleontologist to a eo PD PLAN temporarily divert grading efforts to 91/12 salvage fossils. 52 SITE Paleontologist to conduct spot- a e° PO PLAN checking of low sensitivity 93/12 sediments. 53 GRADING SITE Donate collected fossils to a museum eo PD PLAN approved by City of Newport Beach 94/12 Planning Department. 50, MUUING SITE Send a final report summarizing a eo PD 12 findings of fossil data. 951 SITE BD PLAN 96/12 16 : En DAVID RECUPERO 3 ASSOCIATES, INC. V * hAM how Ad" CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL Rev. June 25, 1997 ,APP' TAMCEIL DOWPC • OESCNIPTiON , TIo NEP • ,•, , , ,�SrAfUS1C6MMrN11 NB mp • CLEAR DATE ' 56 GRADING SITE Properly dispose of trash on site i 6/10 Note placed on Precise Grading Plan as note #G, under Removal BO 6121197 LAN including creosote treated power Notes, sheet 3 "verbatim' 97A/13 poles 57 SITE Public Works Department to 6/10 Sewer Improvement Plans indicate sewer main line facilities on -site, PW PLAN deterrnme appropriate method of including grease traps at restaurant locations. 98/13 wastewater disposal. 58 GRADING SITE Relocate MacArthur Blvd access Civil 6/10 This item is completed by CalTrans improvement. PW PLAN drive not less than 380 feet south of 101/13 Harbor -View Drive. 59 GRADING SITE Do not extend any deceleration into 6/10 None proposed. Not applicable to this project. PW PLAN the intersection of MacArthur Blvd 105/13 and Harbor View Drive. GEO Clear and dispose of all vegetation, i 6/10 Recommendation in Soils Report. Condition to be cleared w/soils ED 6/21197 REPORT organic topsoil and deleterious inspection and prep of geotech's final report of grading & material construction. Grading Note #4; owner's contract documents will have items for clearing, grubbing, removal, etc, as well. 61 GRADING GEO Remove and scarify soils as i 6/9 Recommendation to Soils Report. Condition to be cleared w/soils BD, 6/21197 REPORT recommended. inspection and prep of geotech's final report of grading & 3/1 construction. See Grading Notes 1-18 of Precise Grading Plans. 62 GRADING GEO Provide a compacted fill blanket of 3 i 6/9 Recommendation in Soils Report Condition to be cleared w/soils BD 6/21197 REPORT feet beneath footings. inspection and prep of geotech's final report of grading & 4/1 construction. 63 GRADING GEO Geotechnical consultant to observe Solis 6/9 Condition to be cleared w/soils inspection and prep of geotech's final BD 6121/97 REPORT & approve removal bottoms. report of grading & construction. 5/1 GRADING GEO Construct sub -drain system in the CrVA 6/10 Condition to be cleared w/soils inspection and prep of geotech's final BD 6/21/97 REPORT northern end of the site. report of grading & consWction. A separate "Area Dewatering" 6/2 Plan is prepared and will become a part of the Precise Grading Plan, 2nd submittal. 66 GRADING GEO Provide more refined slope stability 6/10 Recommendations have been Included in the supplemental geotech BD REPORT analysis once grading plans are report re retaining walls dated 3/28/97. Revised Geotech/Soils 9/2 finalized. recommendation now being prepared by NMG, Inc. 66 GEO Keep total and differential 6/10 Refer to Geotech/Soils recommendations/reports. BD 6121197 REPORT settlements within tolerable limits. 10/2 DAVID RECUPERO & ASSOCIATES, INC. CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL Rev. June 25. 1997 APP TRIGGER • • OOcitPG , .• DEScRIPT1oN • no MEP .,•I STAYUSIGOYIN)=NT , . Na NEP; SLEAR DATE 57 G"D c GEO Use an allowable beating pressure UIWArct 6/10 Allowable bearing pressure factors are included in the soils report. SO 6/26/97 REPORT for design purposes. Retaining wall plans and Structural Eng.'s design incorporate these 11/2 criteria. GEO Use an equivalent fluid pressure if a 6/10 Retaining walls will incorporate natim backfill and "not" sand, per OD 6125/97 REPORT retaining wall is backflilled with -clean request of owner. 13/3 sand. 69 GRADING GEO Provide proper surface drainage CIVII 6/9 - Civil Eng has provided concrete drainage swales along the tops of all 0D 6121197 REPORT along the top of retaining walls, retaining walls. Refer to Precise Grading/Retadning Wall Plans. 17/3 70 GRADING GEO Dewater groundwater where 6/10 An Area Dewatering Plan is prepared for TIC pad areas M-1 & M-2, SO 6/21/97 REPORT necessary. adjacent to MacArthur Blvd. & will be submitted as part of the Precise 31/5 Grading Plan, 2nd submittal. 7 GEO Stabilize utility excavation deeper 6/10 See notes #13, 14, & 15 of Grading Notes on Precise Grading Plan. RD 6/21197 REPORT than 4 feet. 32/5 72 c GEO Use appropriate fluid pressure for BD 6125/97 REPORT passive resistance if necessary. 33/6 73 GRADLNG GEO Pipes backfilled with clean sand 6/10 Improvement Plans/Storm Drain call out proper methods for RD 6/21/97 REPORT should be placed on sand & gravel. backfill/bedding; Items #14, 15, & 16 of Gen;l Notes & Precise 34/6 Keep jetting in moderation to Grading Plan, pg. 10. minimize water in surrounding soils. la GEO Moisture condition backfill materials s aD 6121/97 REPORT as needed. 35/6 75 GRADmc GEO Geotech consultant to review and 6/9 The geotech consultant has reviewed the final grading plans and will BD REPORT accept final grading plans and issue submit a supplemental report to the City. 36/6 supplemental geotech report. 6/25 Supplemental report submitted to the City on 6/23. is EIR Paleontologist to submit follow-up � GRADING 18/4 report to findings 1'D 77 GRADIN'G EIR Construction employees shall not C;ivu6/10 Logistics Plan prepared by Gen'I Contactor. Precise Grading Plans t 4/1 park their vehicles on Avocado Ave. will also note same. Recommend vacant parcel across Avocado Ave Library be & Note on plans. opposite site, utilized as construction parking staging area, during grading operations. DAVID RECUPERO 8 ASSOCIATES, INC. ,APp TRIGGER OOCIOPG, OESCRIp7folf TIC 9EP STATUSICOMMENT NB REp, t�aR ,.GATE 7R �G EIR Reduce traffic speeds on all unpaved i 6/10 Notes to be on Architectural Plans & Precise Grading Plan, 9/1 road surfaces to 15 mph or less. placed Note #3 of Special Grading Notes. -M, a/ 79 EIR Suspend operations during ' 6/10 Civil Eng to place note on Precise Grading Plan, Note #1, Special GRADING 10/1 grading smog alerts. Grading Notes: "grading inaccordance with SCAQMD Rule 403." TE ✓ 8D DUFUNGRADING EIR 11/2 Suspend all grading operations when wind speeds exceed 25 mph. ' 6/10 Note to be place on Precise Grading Plans specific to this notation. S1 DURINC4tADWG SITE Compact all fill slopes im o 6/9 Recommendation in Soils Report. Condition to be PL4N properly. 'GC cleared w/soils inspection and prep of geotech's final re ort of grading & 58/6 construction. Precise Grading Plan,.;LNotes #2.6.82 6 ✓ DURING SITE Provide temporary sediment basin at =W= 6/10 Temporary sediment basin to be shown Precise Grading Plan cFIAMG AN point of greatest runoff. on under Erosion Control Notes, #6 & 7. 7 83 DLAOG SITE Minimize dust emissions according i 6/10 Note to be on Precise Grading Plan, Special Grading NotationGRADIN G to SCAQMD Rule 403. placed #1. 79� 84 SITE Monitoring shall be done on a full- eo (DWG PLAN time basis of geologic units of high {� 92/12 paleontologic sensitivity. g' DURING SITE Dispose of any abandoned septic ' 6/10 Note to be on Precise Grading Plan, General Note #9, in GRADING PINY tanks encountered during grading. placed compliance with Uniform Plumbing Code and approved by the Bldg. 97B/13 Official. GRADING GEOTEC Scarify and recompact all areas '� 6/10 Recommendation in Soils Report. Condition to be cleared w/soils REPORT receiving filL inspection and prep of geotech's final report of grading & 2/1 construction. Precise Grading Plan, Gen'l Note #1 & Grading Note #4. SD 87 c G UUNG GEOTEC Take surface drainage into ' 6/10 Recommendation in Soils Report Condition to be cleared w/soils REPORT consideration during grading. Arch' Inspection and prep of geotech's final report of grading & as 28/5 construction. Precise Grading Plan, Gen'I Note #8 & 11. oRnDItG GEOTEC Conduct geotechnical observations 6/9 Recommendation in Soils Report Condition to becleared w/soils REPORT and tests as necessary. inspection and prep of geotech's final report of grading & $� 38/6 construction. Precise Grading Plan Grading Notes #3, 4, 6, 7, 8, 10, 13,14,15, 16, 17,18. DAVID RECUPERO & ASSOCIATES, INC. CORONA DEL MAR PLAZA STATUS OF CONDITIONS OF APPROVAL Rev. June 25. 1997 APP' TNIGGER OaC/tpG DE9CRIp.T(GN nC nEp , 3TATUSJCOYXiENT ' Na nEb C1EAR ' ,bATE 69 GRADING SITE Within 30 days after grading, GC 6/6 Potts to write letter to City requesting extension of time; condition PLAN complete erosion control measures. to be satisfied upon completion of landscaping. 53/5 90 AFTER GRADING SITE Within 30 days after grading, 6/6 Potts to write letter to City requesting extension of time; condition PLAN � implement erosion control measures. to be satisfied upon completion of landscaping. V 91 GAFTER GEOTEC Assume criteria for medium p's ct 6/9 If the soils eng discovers expansion during grading greater than REPORT expansion until additional testing is assumed in the soils report, appropriate mitigation measures will be t3� done after grading. taken. 92 GRADING FTERGEOTEC Conduct R-value testing of near 6/9 Will be included in final geotech report upon completion of grading. REPORT surface soils following grading. Pavement sections as stated, per Paving Note *4 on Precise Grading ail Plan, may be revised with approval of Public Works, based as "Final" R-values. 93 GRADING GEOTEC ConductFTER additional sulfate testing rc s 6/9 Will be included in final geotech report upon completion of grading. REPORT after rough grading. SD 94 AETFR GRADING GEOTEC Conduct site saecific soil corrosi t 6/9 WWillbe included in final p geotech report completion of grading. u REPORT testing after grading, if needed. Sow loptl FOOTNOTES: EIR MITIGATION MEASURES: #1 and 43 are Identical. Only #1 has been included. a49 and u67 are very similar but both haw been included. TRAFFIC CONDITIONS: z2, page 6, is same as Site Plan Condition 30. page 10, but the Trigger for this condition is uncertain. For purposes of this matrix we assigned The trigger as "QOSA AGREEMENT. CITY DEPARTMENTS ARE AS FOLLOWS: BD Bulklmil Department CA City Attorney CE City Engineer _ CM City Manager CS Community Services FD Fire Department GSD General S¢rvices Department NBPD Newport Beaclr Police Department PD PlanNn4 Department PWD Public Works Department TE Traffic Engineering TIC REPRESENTATIVES ARE AS FOLLOWS. GC General Contractor CiUd CMI Engineer Archeo Archeologist Palen Paleontologist TIC The Wine Company Soils Soils Engineer Arct Architect IA Landscape Architect Aest • Acoustical Engineer Light Lighting Contractor Gran Graphics DAVID RECUPERO 3 ASSOCIATES, INC. i • 1 I I AREA A -1 AVOGADq 5 1 • u' � lay v FT G n E� a .17 la _ AVOCADO AVENUE -'' 1 I SERVICE LOUtT I I I I 1 AREAjA -3 - i I AREA AI-4 i AREA A -5 LIMIT OF WORK RESTPLRAKI' / 500 A MARTIN POTTS & ASSOCIATES REAL ESTATE DEVELOPMENT AND CONSTRUCTION MANAGEMENT CONSULTANTS June 30, 1997 Mr. Marc Myers Associate Planner CITY OF NEWPORT BEACH P.O. Box 1768 Newport Beach, CA 92658-8915 RE: CORONA del MAR PLAZA Dear Mr. Myers: Ht%jnlVnu ist PLANNING DEPARTMENT LAITY OF NEWPORT BEACH AM JUL 07 1997 pµ 718191MIU112111213141516 k Conditions 53 and 65 of the Site Plan Review #74 require that erosion control measure shall be completed on any exposed slopes within thirty (30) days after grading, or as approved by the Building Department. In order to secure clearances of the conditions to allow issuance of the grading permit, please accept this letter of commitment on behalf of the Irvine Company, acknowledging that appropriate erosion control measures will be completed on any exposed slopes within thirty (30) days after grading. I trust that this letter will satisfy the intent of the conditions. If not, please advise me, or our consultant, Mr. David Recupero at (714) 898-9294, who is helping to coordinate this effort on our behalf. Thank you for your cooperation. Sincerely, MARTIN OTTS & ASSOCIATES on b If o Irvine Retail Properties Company *1nPotts Principal MTPfjs c: , Mr. Keith Eyrich (via fax) • Mr. Tom Lynch (via fax) • Mr. David Recupero (via fax) file: 2900\762\city6.1tr 4750-A BARRANCA PARKWAY, IRVINE, CA 92604 • (714) 786-1120 • FAX (714) 786-1294 IP' THE IRVINE COMPANY June 27, 1997 Mr. Marc Myers Associate Planner City of Newport Beach P.O. Box 1768 Newport Beach, CA 92658-8915 Re: Corona del Mar Plaza Dear Marc: Conditioned 86(c) of Site Plan Review #74 requires that "prior to issuance of any grading or demolition permits, the applicant shall waive the provisions of AB 952 related to City of Newport Beach responsibilities for the mitigation of archaeological impacts in a manner acceptable to the City Attorney." In order to secure clearances of the conditions to allow issuance of the grading permit please accept this letter of commitment on behalf of The Irvine Company acknowledging the condition and waiving the provisions of AB 952 related to the City of Newport Beach responsibilities. I trust that this letter will satisfy the intent of the condition. If not, please advise me or our consultant, David Recupero at 898-9294 who is helping to coordinate this effort on our behalf. Thank you for your cooperation. Very truly yours, L � i l'zc 6co- Keith C. Eyrich Vice President cc: Tom Lynch Marty Potts (via fax) David Recupero (via fax) KCE.jr 0627KCE.1-01 REt'r.wro Iiv ,PLANNING DEPARTMENT CITY OF NEWPORT BEACH JUN 01 '1997 �t8t9t10tUt12t1t2t3t415 6 550 Newport Center Drive, P.O. Box 6370, Newport Beach, California 92658-6370 0 (714) 720-2000 0 THE FmNE COMPANY June 27, 1997 Post -it" brand fax transmittal memo 7671 Mr. Marc Myers Associate Planner City of Newport Beach P.O. Box 1768 Newport Beach, CA 92658-8915 Re: Corona del Mar Plaza Dear Marc: Conditioned 86(c) of Site Plan Review #74 requires that "prior to issuance of any grading or demolition permits, the applicant shall waive the provisions of AS 952 related to City of Newport Beach responsibilities for the mitigation of archaeological impacts in a manner acceptable to the City Attorney-" In order to secure clearances of the conditions to allow issuance of the grading permit please accept this letter of commitment on behalf of The Irvine Company acknowledging the condition and waiving the provisions of AS 952 related to the City of Newport Beach responsibilities. I trust that this letter will satisfy the intent of the condition. If not, please advise me or our consultant, David Recupero at 898-9294 who is helping to coordinate this effort on our behalf. Thank you for your cooperation. Very truly yours, �L .��7t'yilsa Keith C. Eyrich Vice President cc: Tom Lynch Marty Potts (via fax) David Recupero (via fax) KCEjr 0627KCE.LGI 550 Newport center Drive. P.O. Box 6370. Newport Beach, California 926%6370 • (714) 72G.2000 Petra Resources Inc. June 27,1997 Mr. Marc Myers REGL•IYLu sV Associate Planner PLANNING DEPARTMENT City of Newport Beach CITY OF NEWPORT BEACH P.O. Box1768 Newport Beach, CA 92658-8915 J UN 3 0 1997 781901911211A8141516 Dear Mr. Myers: k Subject: Corona Del Mar Plaza Archaeology Conditions of Approval Petra is providing archaeological services in response to the City of Newport Beach's Conditions of Approval, Conditions 87, 88, 86A, 86B, and 16. Attached are several Conditions of Approval (Conditions 87, 88, 86A, 86B, and 16) regarding archaeological services which require clearances prior to issuance of grading permits. Because our work will be conducted concurrent with or after grading, please accept our letter of commitment acknowledging that appropriate mitigation measures will be completed in accordance with these conditions. I trust this letter will satisfy the intent of the conditions. If not, please advise me or David Recupero (898-9294) who is helping coordinate this effort. Thank you. Sincerely, �eGCLctJ CAW_ A�& Patricia Jertberg, M.A. Principal Attachment: Archaeology Conditions of Approval cc: Martin Potts, Martin Potts and Associates David Recupero, Recupero Associates Inc. 15 Corporate Park • Irvine, California 92606 • (714) 440-7020 CORONA DEL MAR PLAZA ARCHEOLOGY CONDITIONS June 26, 1997 Condition 16v 86A 86BV 87 88 Append' 6 44 45 /, 47 /' 48 ✓ bin %.VWWIaXVND 11. Suspend all grading operations when wind speeds (as instantaneous gusts) exceed 25 miles per hour. 12. Provide on -site power sources during the early stages of the project and utilize existing power sources (e.g., power poles) or clean fuel generators rather than temporary power generators. 13. Schedule (construction) operations which may affect traffic to occur at off-peak hours, where feasible. 14. Develop a (construction) traffic plan to minitnize traffic flow interference $on, construction activities. The plan may include such components as an advance public notice of routing, uses of public transportation and satellite parking areas with a shuttle service. 15, prior to issuance of grading permits for any construction on the Newport Village site, an archaeological records search shall be conducted by a qualified archaeologist to determine whether proposed activities would encroach upon or otherwise adversely impact the previously recorded Locus A or B of CA-Ora-I67. r 16. That if it is determined that proposed activities would affect CA Ora-167, the following (App. 6) specific procedures shaU be implemented: CA-0ra-167t Locus A • A'survey of the site area shall take place during which time surface materials shall be Zagged in order to identify the horizontal surface boundaries of the locus. • Following identification ofthe surface extent of any cultural resources, a five square meter arid system shall be laid out that encompasses all flagged material. Using the grid system, all flagged•materiat shall be systematically collected. • Auer collection of surface materials, two to three units measuring one squarb meter shall be placed within the grid system to provide the limits of the vertical distribution of the cultural material and identify its subsurface integrity. • Following completion of the subsurface units, a series of hand -dug portholes shall be placed in the site to further define its subsurface horizontal distribution. • All material recovered from surface collection and subsurface units shall be analyzed and catalogued. Finai Actions, Findings and Conditions Corona del Mar Flaw November27,1995 licensed engineer practicing in acoustics, and shall be approved by the Planning Department. $4. Pursuant to the City of Newport Beach Noise Ordinance Section 10.28.040, construction adjacent to existing residential development shall be limited to the hours of 7:00 a.m, to 6:30 p.m. Monday through Friday, and 8;00 a.m. through 6:00 p.m, on Saturday, Con- struction shall not be allowed outside of these hours Monday through Saturday or at any time on Sundays and federal holidays. Verification of this shall be provided to the Planning Department. The City will ensure that construction time limits are enforced for the duration of construction activity on the project site. 85. Prior to the issuance of any certificate of use and occupancy, the project proponent shall provide evidence, meeting the approval of the City, that the installed lighting meets the objectives of the plan. If necessary, shields on the back of lights or other screening shall be placed to cut off light beyond project area. Prior to the issuance of a certificate of use or occupancy, the applicant shall demonstrate to the Planning Department that the lighting system is designed, directed, and maintained in such a marmer as to conceal the Iight source and to minimize light spillage and ,glare to the neighboring residential uses, properties and the Newport Beach Central Library. The plans shall be prepared and signed by a licensed Electrical Engineer, with a letter from the engineer stating that, in his opinion, this requirement has been met. Upon submittal of the fighting plan and signage plan to the Planning Department, the applicant shall also submit concurrently to the Harbor View Dills Community Association for review and comment which will then forward recommendations, within throe weeks of receipt, to the Planning Department for possible incorporation into the approval. That all signs installed initially and subsequent to the initial installations shall be in conformance with the provisions of the approved lighting program and the Newport Village Planned Community District Regulations, 86, City Council Policy K-5 outlines the City's requirements with respect to archaeological resources. The following specific measures are recommended in conformance with Policy K-5. A. A qualified archaeologist snail be present during prograde meetings to inform the (A p ,a) project sponsor and grading contractor of the results of any previous studies, In addition, an archaeologist shall be present during grading activities to inspect the underlying soil for cultural resources. If significant cultural resources am bricovered, the archaeologist shall have the authority to stop dr temporarily divert construction activities for a period of 48 hours to assess the significance of the find. 1. E. In the event that significant archaeological remains are uncovered during (ppp 43) excavation and/or grading, all work shall stop in that area of the subject property until an appropriate data recovery program can be developed and implemented. The cost of such a program shall be the responsibility of the landowner and/or developer. Final Actions, Findings and Condidoas Carona del Mar Plaza Novomber27,1995 I S1TZ elm kMVJ.SW WND.I.T. VN41 C. Prior to issuance of any grading or demolition permits, the applicant shall waive (App + the provisions of AB 952 related to City of Newport Beach responsibilities for the 1; �dgation of archaeological impacts in a manner acceptable to the City Attorney.' "�' 87, Any sites uncovered shall be mitigated pursuant to Council Policy K-5. Where further testing or salvage is required, the applicant shall select a City approved, qualified archaeologist to excavate a sample of the site. All testing and salvage -shall be conducted prior to issuance of grading permits or use of an area for recreational purposes. A written report summarizing the findings of the testing and data recovery program shall be submitted to the Planning Department within 90 days of the completed data recovery • program • 0'p► gg, The applicant shall donate all archaeological material, historic, or prehistoric, recovered (App during the project to a local institution that has the proper facilities for curation, display and study by qualified scholars. All material shall be transferred to the approved facility after laboratory analysis and a report have been completed. • The appropriate local institution shall be approved by the Planning Department based on a recommendation from the qualified archaeologist. 89. A pre -grade reconnaissance of the area shall be made by a qualified paleontologist �o assess whether any significant fossils ewrently are exposed. Any fossils observed and deemed significant shall be salvaged. i 1 90. A qualified paleontologist shall be retained to monitor and, if necessary, salvage scientifically significant fossil remains. 91. The paleontologist shall have the power to temporarily divert or direct grading e#£orts to allow the evaluation and any necessary salvage of exposed fossils. 92. Monitoring shall be on a full-time basis during grading in geologic units of high paleontologic sensitivity. 93. Spot-checking of low sensitivity sediments shall be conducted by a qualified paleontologist. Should significant fossils be observed during grading in these units, full- time monitoring may be required. 94. All collected fossils shall be donated to a museum approved by the City of Newport reach Planning Department. 95. A final report summarizing findings, including an itemized inventory and contextual stratigraphic data, shall accompany the fossils to the designated repository; an additional copy shall be sent to the appropriate Lead Agency. 96. Prior to approval of a grading permit, grading specifications for the project shall require the following to the satisfaction of the Building' Department: Final Actions, Findings and Canditions Corona del Mar Plaza Novnibcr 27,1995 Petra Resources Inc. Mr. Marc Myers Associate Planner City of Newport Beach P.O. Box 1768 Newport Beach, CA 92658-8915 Dear Mr. Myers: June 27,1997 Subject: Corona Del Mar Plaza Paleontology Conditions of Approval Petra Resources, Inc. (Petra) is providing paleontological services in response to the City of Newport Beach's Conditions of Approval, Conditions 91, 92, 93, 94, 95, and 18. . • • • • . Attached are Conditions of Approval regarding paleontological services which require clearances prior to issuance of grading permits. Because our work will be conducted concurrent with or after grading, please accept our letter of commitment acknowledging that appropriate mitigation measures will be completed in accordance with these conditions. I trust this letter will satisfy the intent of the conditions. If not, please advise me or David Recupero (898-9294) who is helping coordinate this effort. Thank you. Sincerely, C.. Fran Govean, Ph.D. Principal Attachment: Paleontology Conditions of Approval cc: Martin Potts, Martin Potts and Associates David Recupero, Recupero Associates Inc. 15 Corporate Dark • Irvine, California 92606 • (714) 440-7020 CORONA DEL MAR PLAZA PALEONTOLOGY CONDITIONS June 26, 1997 Condition 9V 92 93. 94 95c 1$r Appendix 51' 84- 52 53, 54 76 C. Prior to issuance of any grading or demolition permits, the applicant shall waive the provisions of AB 952 related to City of Newport Beach responsibilities for the mitigation of archaeological impacts in a manner acceptable to the City Attorney. 87. Any sites uncovered shall be mitigated pursuant to Council Policy K-5. Where further testing or salvage is required, the applicant shall select a City approved, qualified archaeologist to excavate a sample of the site. All testing and salvage shall be conducted prior to issuance of grading permits or use of an area for recreational purposes. A. written report summarizing the findings of the testing and data recovery program shall be submitted to the Planning Department within 90 days of the completed data recovery program 88. The applicant shall donate all archaeological material, historic, or prehistoric, recovered during the project to a local institution that has the proper facilities for curation, display and study by qualified scholars. All material shall be transferred to the approved facility after laboratory analysis and a report have been completed. The appropriate local institution shall be approved by the Planning Department based on a recommendation from the qualified archaeologist. 89. A pre -grade reconnaissance of the area shall be made by a qualified paleontologist to assess whether any significant fossils currently are exposed. Any fossils observed and deemed significant shall be salvaged. t 90. A qualified paleontologist shall be retained to monitor and, if necessary, salvage scientifically significant fossil remains. ww 91. The paleontologist shall have the power to temporarily divert or direct grading efforts to (App sa allow the evaluation and any necessary salvage of exposed fossils. 92. Monitoring shall be on a full-time basis during grading in geologic units of high (Arp e4 paleontologic sensitivity. "'>' 93, Spot-checking of low sensitivity sediments shall be conducted by a qualified (App 51 paleontologist. Should significant fossils be observed during grading in these units, fill[ - time monitoring may be required. 94. All collected fossils shall be donated to a museum approved by the City of Newport Beach (app 53 Planning Department. +0" 95. A final report summarizing findings, including an itemized inventory and contextual (App $4 stratigraphic data, shall accompany the fossils to the designated repository; an additional copy shall be sent to the appropriate Lead Agency. 96. Prior to approval of a grading permit, grading specifications for the project shall require the following to the satisfaction of the Building Department: Final Actions, Findings and Conditions Corona del Mar Plaza November27,1995 12 LIR CONDITIONS • If sufficient shellfish remains are recovered from the subsurface, at least two samples shall be submitted for carbon-14 dating. + The results of the test program, including methodology, analysis of recovered material, and recommendations, if necessary for further wort; shall be documented in a report. • ,All of the above wort: shall be undertaken by an archaeologist on the Orange County List of Certified Archaeological Consultants. CA-0ra-157: Locus B • Because of the suspected disturbed nature of Locus B, an approved archaeologist shall be present during the initial grading phase at the location previously identified as that of Locus B. If a significant subsurface deposit is uncovered during the grading, the project applicant shall be prepared to have the material evaluated and if need be permit the introduction of a limited test -level investigation. 17. That prior to issuance of grading permits for any construction on the Newport Village site, a paleontological records search shall be conducted by a qualified paleontologist to determine whether proposed activities would adversely affect scientific resources which may exist on the subject property. 18. That prior to the issuance of a grading permit, the project applicant shall provide written (App evidence to the City of Newport Beach that a qualified paleontologist has been retained to observe grading activities and salvage and catalogue fossils as necessary. The paleontologist shall be present at the pre -grading conference, shall establish procedures for paleontological resource surveillance, and shall establish, in cooperation with the project developer, procedures for temporarily halting or redirecting work to permit sampling, identification, and evaluation of the fossils. If major paleontological resources are discovered, which require long-term halting or redirecting of grading, the paleontologist shall report such findings to the project developer and to the City of Newport Beach. The paleontologist shall determine appropriate actions, in cooperation with the project developer, which ensure proper exploration and/or salvage. Excavated finds shall be offered to the City of Newport Beach, or its designee, on a first -refusal basis. The applicant may retain said finds if written assurance is provided that they will be properly Preserved in Orange County, unless said finds are of special significance, or a museum, in Orange County Indicates a desire to Study and/or display them at the time, -in which case items shalt be donated to the City, or designee. These actions, as well as final mitigation and disposition of the resources, shall be subject to the approval of the City of Newport Beach. Prior to the issuance of a precise grading permit, the paleontologist shall submit a follow-up report for approval by the City which shall.include the period of inspection, a catalogue and analysis of the fossils ibund, and present repository of the fossils. Final Actions, Findings and Conditions Corona del Mar FIVA November 27. 1 W PETRA RESOURCES INC 714 440 7029 P.01 Petra Resources Rlto. Fax Transmittal To: Marc Meyers Fax Number: (714)644-3250 From: Fran Govean Fax Number: (714) 440-7029 Number of Pages: 9 (including transmittal) Date: June 27,1997 Subject: Corona Del Mar Archaeological and Paleontological Conditions of Approval Comments: Please find two letters concerning the archeological and paleontological Conditions of Approval for the Corona Del Mar Plaza Project, as well as copies of those Conditions. A hard copy will follow by mail. If you have any questions or need additional data, please contact me at (714) 440-7020, FMG 15 Corporate Parh 0 lrrinc, California 92606 • (714) 440-7020 PETRR RESOURCES INC 714 440 7029 P.02 ]Petra Resources Inc. ___ --_� June 27,1997 Mr. Marc Myers Associate Planner City of Newport Beach P.O. Box 1768 Newport Beach, CA 92658-8915 Dear Mr. Myers: Subject: Corona Del Mar Plaza Archaeology Conditions of Approval Petra is providing archaeological services in response to the City of Newport Beach's Conditions of Approval, Conditions 87, 88, 86A, 86B, and 16. Attached are several Conditions of Approval (Conditions 87, 88, 86A, 86B, and 16) regarding archaeological services which require clearances prior to issuance of grading permits. Because our work will be conducted concurrent with or after grading,.please accept our letter of commitment acknowledging that appropriate mitigation measures will be completed in accordance with these conditions. 1 trust this letter will satisfy the intent of the conditions. If not, please advise me or David Recupero (898-9294) who is helping coordinate this effort. Thank you. Sincerely, Patricia Jertberg, M.A. Principal Attachment: Archaeology Conditions of Approval cc: Martin Potts, Martin Potts and Associates David Recupero, Recupero Associates Inc. 15 Corporate Park • Irvine, California 92606 • (714) 440-7020 PETRR RESOURCES INC 714 440 7029 CORONA DEL MAR PLAZA ARCHEOLOGY CONDITIONS June 26, 1997 Condition 16✓ 86A' 8613 ✓ 87 as Append' 6 44 s 451, 47 48 ✓ PETRA RESOURCES I'NC 714 440 7029 P.04 AAA �VWW111VND 11. Suspend all grading operations when wind speeds (as instantaneous gusts) exceed 25 miles per hour. 12, Provide on -site power sources during the early stages of the project and utilize existing power sources (e.g., power poles) or clean fuel generators rather than temporary power generators. 13, Schedule (construction) operations which may affect traffic to occur at off-peak hours, where feasible. 14. Develop a (construction) traffic plan to minimize traffic low interference from construction activities. The plan may include such components as an advance public notice of routing, uses of public transportation and satellite parking areas with a shuttle service. 15, prior to issuance of grading permits for any construction on the Newport Village site, an archaeological records search shall be conducted by a qualified archaeolo& to determine whether proposed activities would encroach upon or otherwise adversely impact the previously recorded Locus A or B of CA-0ra-167. Po 16. That if it is determined that proposed activities would affect CA-0ra-167, the following (App. 6) specific procedures shall be implemented: CA-Ora-167r Locus A • A survey of the site area shall take place during which time surface materials shall be flagged in order to identify the horizontal surface boundaries of the locus. . Following identification of the surface e3dent of any cultural resources, a five square meter grid system shall be laid out that encompasses all flagged material. Using the grid system, all flagged,materiai shall be systematically collected. • Auer collection of surface materials, two to three units measuring one square meter shall be placed within the grid system to provide the limits of the vertical distribution of the cultural material and identify its subsurface integrity. • Following completion of the subsurface units, a series of hand -dug portholes shall be placed in the site to further define Its subsurfacehorizontal distribution. • All material recovered from surface collection and subsurface' units shalt be analyzed and catalogued.' Find Acdons, Findings and Conditions Conm del Mar Plaza November 27,1995 PETRA RESOURCES INC 714 440 7029 P_05 licensed engineer practicing in acoustics, and shall be approved by the Planning Department, 84. Pursuant to the City of Newport Beach Noise Ordinance Section 10.28.040, construction adjacent to existing residential development shall be limited to the hours of 7.00 a.m. to 00 p.m. Monday through Friday, and 8;00 a.m, through 6:00 p.m. on Saturday. Con- struction shall not be allowed outside of these hours Monday through Saturday or at any time on Sundays and federal holidays. 'Verification of this shall be provided to the Planning Department. The City will ensure that construction time limits are enforced for the duration of construction activity on the project site. 85. Prior to the issuance of any certificate of use and occupancy, the project proponent shall provide evidence, meeting the approval of the City, that the installed lighting meets the objectives of the plan. If necessary, shields on the back of lights or other screening shalt be placed to cut off light beyond project area. Prior to the issuance of a certificate of use or occupancy, the applicant shall demonstrate to the Planning Department that the lighting system is designed, directed, and maintained in such a manner as to conceal the light source and to minimize light spillage and glare to the neighboring residential uses, properties and the Newport Beach Central Library. The plans shall be prepared and signed by a licensed Electrical Engineer, with a letter from the engineer stating that, in his opinion, this requirement has been met. Upon submittal of the lighting plan and signage plan to the Planning Department, the applicant shall also submit concurrently to the harbor View Dills Community Association for review and comment which will then forward recommendations, within three weeks of receipt, to the Planning Department for possible incorporation into the approval. That all signs installed initially and subsequent to the initial installations shall be in conformance with the provisions of the approved lighting program and the Newport Village Planned Community District Regulations. 86, City Council Policy K-5 outlines the City`s requirements with respect to archaeological resources. The following specific measures are recommended in conformance with Policy K-5. ft%*6 A. A qualified archaeologist shall be present during pregrade meetings to inform the (App .a) project sponsor and grading contractor of the results of any previous studies. In addition, an archaeologist shall be present during grading activities to inspect the underlying soil for cultural resources. If significant cultural resources are'uneovered, the archaeologist shall have the authority to stop dr temporarily divert construction activities for a period of 48 hours to assess the significance of the find. +�..„ B. In the event that significant archaeological remains are uncovered during (ppp 4s) excavation and/or grading, all work shall stop in that area of the subject property until an appropriate data recovery program can be developed and implemented. The cost of such a program shall be the responsibility of the landowner and/or developer. )?iner Action, Find1M and Condidom Corona der wren Plena Novtmbet27,199$ 11 PETRA RESOURCES INC 714 440 7029 P.06 .`,ITT FLA1V t wV=W WN121'r-LU 7 C. Prior to issuance of any grading or demolition permits, the applicant shall waive (App the provisions of AB 952 related to City of Newport Beach responsibilities for the ( + mitigation of archaeological impacts in a manner acceptable to the City Attorney.' ' • 87. Any sites uncovered shall be mitigated pursuant to Council Policy K-5_ Where further testing or salvage is required, the applicant shall select a City approved, qualified archaeologist to excavate a sample of the site. All testing and salvage -shall be conducted prior to issuance of grading permits or use of an area for recreational purposes A written report summarizing the findings of the testing and data recovery program shall be submitted to the Planning Department within 90 days of the completed data recovery program_ . The applicant shall donate all archaeological material, historic, or prehistoric, recovered (RnD during the project to a local institution that has the proper facilities for curation, display and study by qualified scholars_ All material shall be transferred to the approved facility after laboratory analysis and a report have been completed, •'The appropriate local institution shall be approved by the planning Department based on a recommendation from the qualified archaeologist- $9. A pre -grade reconnaissance of the area shall be made by a qualified paleontologist (o assess whether any significant fossils currently are exposed. Any fossils observed and deemed significant shall be salvaged. i 9o, A qualified paleontologist shall be retained to monitor and, if necessary, salvage scientifically significant fossil remains. 91. The paleontologist shall have the power to temporarily divert or direct grading efforts to allow the evaluation and any necessary salvage of exposed fossils. 92. Monitoring shall be on a full-time basis during grading in geologic units of high paleontologio sensitivity. 93. Spot-checking of low sensitivity sediments shall be conducted by a qualified paleontologist. Should significant fossils be observed during grading in these units, full- time monitoring may be required. 94. Ali collected fossils shall be donated to a museum approved by the City of Newport Beach Planning Department 95, A final report summarizing findings, including an itemized inventory and contextual strati g aphic data, shall accompany the fossils to the designated repository; an additional copy shall be sent to the appropriate Lead Agency. 96. Prior to approval of a grading permit, grading specifications for the project shall remt+rP the following to the satisfaction of the Building Department: Final Actions, Findings and Conditions Corona del May Plaza No%�ttnbcr V7 1995 PETRA RESOURCES INC 714 440 7029 P.07 Petra Resources Inc. June 27,1997 Mr. Marc Myers Associate Planner City of Newport Beach P.O. Box 1768 Newport Beach, CA 92658-8915 Dear Mr. Myers: Subject: Corona Del Mar Plaza Paleontology Conditions of Approval Petra Resources, Inc. (Petra) is providing paleontological services in response to the City of Newport Beach's Conditions of Approval, Conditions 91, 92, 93, 94, 95, and 18. Attached are Conditions of Approval regarding paleontological services which require clearances prior to issuance of grading permits. Because our work will be conducted concurrent with or after grading, please accept our letter of commitment acknowledging that appropriate mitigation measures will be completed in accordance with these conditions. I trust this letter will satisfy the intent of the conditions. If not, please advise me or David Recupero (898-9294) who is helping coordinate this effort. Thank you. Sincerely, ljT/��tif✓ Fran Govean, Ph.D. Principal Attachment: Paleontology Conditions of Approval cc: Martin Potts, Martin Potts and Associates David Recupero, Recupero Associates Inc. 15 Corporaie Park • Irvine, California 92606 • (714) 440-7020 PETRA RESOURCES INC 714 440 7029 P.08 CORONA DEL MAR PLAZA PALEONTOLOGY CONDITIONS June 26, 1997 Condition Appendix 91; 51 " 92 B4- 99• 52 - 94 55' 95 � 54 " ief 76�' 4 PETRR RESOURCES INC 714 440 7029 P.09 C. Prior to issuance of any grading or demolition permits, the applicant shall waive the provisions of AB 952 related to City of Newport Beach responsibilities for the mitigation of archaeological impacts in a manner acceptable to the City Attorney. $7. Any sites uncovered shall be mitigated pursuant to Council Policy K-5. Where further testing or salvage is required, the applicant shall select a City approved, qualified arohaeologist to excavate a sample of the site. All testing and salvage shall be conducted prior to issuance of grading permits or use of an area for recreational purposes. A written report summarizing the findings of the testing and data recovery program shall be submitted to the Planning Department within 90 days of the completed data recovery program 88. The applicant shall donate all archaeological material, historic, or prehistoric, recovered during the project to a local institution that has the proper facilities for curation, display and study by qualified scholars. All material shall be transferred to the approved facility after laboratory analysis and a report have been completed. The appropriate local institution shall be approved by the Planning Department based on a recommendation from the qualified archaeologist. 99. A pre -grade reconnaissance of the area shall be made by a qualified paleontologist to assess whether any significant fossils currently are exposed. Any fossils observed and deemed significant shall be salvaged. i 90. A qualified paleontologist shall be retained to monitor and, if necessary, salvage scientifically significant fossil remains. wu3ppw 91. The paleontologist shall have the power to temporarily divert or direct grading efforts to (2�pp sa allow the evaluation and any necessary salvage of exposed fossils. 92. Monitoring shall be oa a full-time basis during grading in geologic units of high (App 94 paleontologic sensitivity. ••a)lb. 93. Spot-checking of low sensitivity sediments shall be conducted by a qualified (Apn s2 paleontologist. Should significant fossils be observed during grading in these units, fltil- time monitoring may be required. 94. All collected fossils shall be donated to a museum approved by the City of Newport Beach (App sa Planning Department. wooP 95. A final report summarizing findings, including an itemized inventory and contextual (App 54 stratigraphic data, shall accompany the fossils to the designated repository; an additional copy shall be sent to the appropriate Lead Agency, 46. Prior to approval of a grading permit, grading specifications for the project shall require the following to the satisfaction of the Building Department: Final Actions, Finding: and Conditions Corona dcl Mar Plaza November 27,1995 t 2 PETRR RESOURCES INC 714 440 7029 P.10 ZXA C0MMONS • If sufficient shellfish remains are recovered from the subsurfacc, at least rwa samples shall be submitted for carbon-14 dating. • The results of the test program, including methodology, analysis of recovered material, and recommendations, if necessary for further work shall be documented in a report, • All of the above work shall be undertaken by an archaeologist on the Orange County List of Certified Archaeological Consultants. CA-Ora-167: Locus B • Because of the suspected disturbed nature of Locus B, an approved archaeologist shall be present during the initial grading phase ai the location previously identified as that of Locus B. If a significant subsurface deposit is uncovered during the grading, the project applicant shall be prepared to have the material evaluated and if need be permit the introduction of a limited test -level investigation, 17. That prior to issuance of grading permits for any construction on the Newport Village site, a paleontological records search shall be conducted by a qualified paleontologist to determine whether proposed activities would adversely affect scientific resources which may exist on the subject property. wm)p. 18, That prior to the issuance of a grading permit, the project applicant shall provide written (App evidence to the City of Newport Beach that a qualified paleontologist has been retained to observe grading activities and salvage and catalogue fossils as necessary. The paleontologist shall be present at the pre -grading conference, shall establish procedures for paleontological resource surveillance, and shall establish, in cooperation with the project developer, procedures for temporarily halting or redirecting work to permit sampling, identification, and evaluation of the fossils. If major paleontological resources are discovered, which require long-term halting or redirecting of grading, the paleontologist shall report such findings to the project developer and to the City ofNewport Beach. The paleontologist shall determine appropriate actions, in cooperation with the project developer, which ensure proper exploration and/or salvage. Excavated finds shall be offered to the City of Newport Beach, or its designee, on a first -refusal basis. The applicant may retain said finds if written assurance is provided that they will be properly Preserved in Orange County, unless said finds are of special significance, or a museum in Orange County indicates a desire to study and/or display them at the time; in which case items shall be donated to the City, or designee. These actions, as well as final mitigation and disposition of the resources, shall be subject to the approval of the City of.Newport Beach. Prior to the issuance of a precise ,grading permit, the paleontologist shall submit a follow-up report for approval by the City which shall.include the period of inspection, a catalogue and analysis of the fossils fiund, and present repository of the fossils. Final Actions, Findings and Conditions Corona dui Mor Plats Novemt et 27. t995 Petra Resources Inc. TRANSMITTAL REi amo dy PLANNING DEPARTMENT CITY OF NEWPORT BEACH To: Mr. Marc Myers City of Newport Beach JUN 25 1997 3300 Newport Boulevard AV Newport Beach, CA 92658-8915 7s8�9i�iui���5i6 From: Fran Govean Petra Resources, Inc. 15 Corporate Park Irvine, CA 92606 Date: June 17,1997 Subject: Corona del Mar Plaza Paleontology and Archaeology Assessment Reports Enclosed please find one copy each of the paleontology and archaeology assessment reports for the Corona del Mar Plaza project located at the intersection of Pacific Coast Highway and MacArthur Boulevard. Final reports with monitoring results will sent to you within thirty days of the conclusion of grading and trenching on the project. pia Fran Govean Govean Project Manager cc: Potts, Martin Potts and Associates 15 Corporate Park • Irvine, California 92606• (714) 440-7020 C1 R* (,; Cultural Resource Assessment Corona del Mar Plaza City of Newport Beach Orange County, California (USGS Laguna Beach 7.5' Quadrangle) Prepared for: Mr. Martin Potts Martin Potts And Associates 4750-A Barranca Parkway Irvine, California 92604 Prepared by: Jane Rosenthal, PhD Patricia Jertberg, M.A. Petra Resources, Inc. 15 Corporate Park Irvine, California 92606 June,1997 Petra. Resources, lnc. Executive Summary An archival research and record search was conducted by the South Central Coastal Information Center, University of California, Los Angeles. The results of the record search indicate the Corona del Mar Plaza was previously surveyed for archaeological resources with negative results. Twelve sites, including CA- ORA-167, are within a one-half mile radius of the project boundaries. The archaeological site boundaries for CA-ORA-167 do not extend into the Corona del Mar Plaza project area. Dr. Jane Rosenthal conducted a field review on June 17,1997 with negative results. No indication of archaeological remains were observed. Bedrock soil is exposed in the southern portion of the project area and in this area the proposed project will not affect cultural resources. The northern portion of the project area, however, contains fill material and the native surface was not visible. There is some potential for the presence of archaeological materials beneath the fill, although it appears to be low. Due to the sensitivity for archaeological resources within the surrounding area, periodic archaeological monitoring of grading activities within the northern area is recommended if grading exceeds the depth of the surface fill. Introduction In compliance with California Environmental Quality Act (CEQA) guidelines and with the City of Newport Beach's K-5 Archaeological Guidelines, General Policy (C), Petra Resources, Inc. (Petra) conducted an archival review, record search, and field survey for the Corona del Mar Plaza project. The project area is located west of MacArthur Boulevard, north of Pacific Coast Highway, and east of Avocado, City of Newport Beach, Orange County, California (Figure 1). Specifically, it is located in Section 93, Township 6 South, Range 10 West on the USGS Laguna Beach 7.5' Quadrangle, photorevised 1981(Figure 2). Project Personnel Dr. Jane Rosenthal, a Petra Principal served as Project Archaeologist. Dr. Rosenthal is certified as a qualified archaeologist by the Society of Professional Archeologists (SOPA) and the County of Orange. Ms. Rosenthal requested the archival record search and conducted the field survey. Ms Patricia Jertberg, a Petra Principal and archaeologist assisted with the final preparation of the letter report. Ms. Jertberg also is certified as a qualified archaeologist by the Society of Professional Archeologists (SOPA) and the County of Orange. Project Area Description Topographically, the project area is open and gently sloping to the south. A slight berm is present along the upper part of the MacArthur Boulevard segment. Fill covers the upper two thirds of the property with Quaternary Marine Sands concentrated towards the southern part of the property. Part of the fill apparently was taken from Quaternary Marine Sands and some fossil shell is present on the surface: Non-native grasses and weeds, cover up to sixty-five percent of the project area. The remainder is covered by recently bladed ares, a former parking lot, and building foot pads. Some minor amount of recent debris is present and includes sod strips, broken asphalt, cement washings, footwear, cans, and plastic pipe fragments. An apparent sleeping site with a bedroll is in the treed area. Castor beans are growing on recently dumped fill materials along Avocado and a double row of date palms are planted along a segment of the eastern boundary along MacArthur Boulevard. Eucalyptus, an oleander, and several large pittosborums are also present within the project boundaries. Corona del Mar Plaza, Cultural Resource Report Los Angeles County 0 i La Habrae�a,� I Brea �`•� 'otro' rr, Yorba Linda r� Placentia ` Fullerton 91 ��j pJC i �% aG✓' Buena P� G Anaheim ��% cR / Cypress Villa Park % % o�o� y ; Stanton Crape ~ i Los Alamitos 39 Garden O + afOVe Orange County Westminister Santa Ana Tustin `Seal Beach '.. Cleveland Irvine Huntington Beach%Beachh • N AaC,fC Laguna Beach 0 Project Location 1 inch = 6 miles Lake Forest Laguna Hill Mission Vielo Laguna Niguel T San Juan Capistrano Dana Point San Clemente lf'Cfl'B National Forest SaGo� ty :cs, Inc. Figure 1. Regional Location Corona del Mar Plaza, Cultural Resource Report 3 Petra Resources, Inc. Archival Research and Record Search The South Central Coastal Information Center, the Regional Information Center for Orange County, conducted the archival research and record search on June 10,1997. The search includes a review of all recorded historic and prehistoric archaeological sites within the project area and a review of all known cultural resource survey and excavation reports. Also, checked were historic maps, the National Register of Historic Places, the California State Historic Resources Inventory, the California Points of Historical Interest, and the listing of California Historical Landmarks in the region. Results of the Archival Research and Record Search No prehistoric archaeological sites are recorded within the project boundaries. Twelve prehistoric sites are identified within a one-half mile radius of the project area. No historic archaeological sites are identified within the project boundaries or within a one-half mile radius of the project area. The National Register of Historic Places list no properties within the project boundaries or within a one-half mile radius. The California Historical Landmarks and California Points of Historical Interest (1992) identify properties within a one-half mile radius of the boundaries: ORA-009, Site of the 1953 Boy Scout Jamboree, Newport Center, Newport Beach. Three archaeological surveys and/or excavations have been conducted within a one mile radius of the project area; two of these are within the project area. The Corona del Mar Plaza parcel has been previously surveyed (Reprot Numbers:OR568 and OR1194) for archaeological resources, with negative results. Archaeological Field Review Jane Rosenthal, Petra archaeologist, undertook a reconnaissance survey of the subject property accompanied by staff paleontologist, Fran Govean. The survey reviewed the surface conditions at the Corona del Mar Plaza parcel. Because surface exposure was excellent (approximately 70%) , the surveyors walked 15 m interval parallel transects in a north -south pattern until the entire parcel had been inspected. The northwestern parcel surface is covered with imported fill supporting European grasses and weeds. The southern portion is graded and gravel mixed with natural sediments is present. At the southwest sector a temporary Strawberry sales stand and surface concrete from a demolished structure (a gas station?) are present. A graded pad with concrete walkway is present on Pacific Coast Highway. The construction concrete, with well-preserved wood joints, indicates this was a fairly recent construct. No artifacts, soil discoloration, or culturally associated shell refuse were observed during survey. There is an occasional surface shell, however, most are fossil. Several chione, a moon snail, and a pecten occur as float within the northwest imported fill. There is no evidence that any portion of archeological site CA-ORA-167 is present in -situ or has been redeposited during recent construction activities on the subject parcels. As no cultural resources were observed, implementation of the mitigation measure for testing is not appropriate. Because extensive fill covers the northwestern sector, it is unclear if any cultural resources are buried. The remainder of the parcel has been stripped to its underlying geological unit and has no potential for cultural resources. Recommendations Corona del Mar Plaza, Cultural Resource Report 5 Pefrn Resources, Inc. There is no archaeological sensitivity in the southern portion of the project area and it appears doubtful that any portion of the archaeological site CA-ORA-167 exists within the project area boundaries. The proposed project should have no affect on archaeological resources within the southern portion of the project area. The potential for project related activities to adversely affect archaeological resources in the remainder of the area appears to be low. Due to the proximity of CA-OAR-167 and other archaeological sites, however, periodic archaeological monitoring of grading activities is recommended for the northern area, if grading activities expect to exceed the depth of surface fill. Period archaeological monitoring in this area will insure the protection of any potential archaeological remains not visible on the surface. References: Office of Historic Preservation 1996 California Historical Landmarks, California Department of Parks and Recreation. Demcak, C. 1992 Cultural Resources Assessment for the 4-Acre Central Library Site, City of Newport Beach, (Laguna Beach Quad), Orange County California. Ms. on file, South Central Coastal Information Center, University of California, Los Angeles. (OR1194) Douglas, R. 1980 Archaeological Survey Report on Five Development Parcels in Newport Center, Newport Beach, Orange County, California. Ms. on file, South Central Coastal Information Center, University of California, Los Angeles. (OR568) Del Chario, K. 1981 Archaeological Resource Assessment for Three Parcels in Newport Beach. Ms. on file, South Central Coastal Information Center, University of California, Los Angeles. (OR893 Corona del Mar Plaza, Cultural Resource Report DAVID RECUPERO & ASSOCIATES, INC. GOVERNMENTAL RELATIONS • [AND USE ANALYSIS • MARKET RESEARCH DATE: June 20, 1997 T0: Distribution FROM: Martin Potts David Recupero SUBJ: Corona del Mar Plaza Thank you for your cooperation in helping to process plans for Newport Beach's newest shopping center. There is a tremendous demand for this site and tenants are anxiously awaiting to open for business. For this reason time is of the essence. We have worked closely with both the City and the community in the entitlement process and accepted over one hundred conditions of approval affecting the development. Because of the complexity of the conditions, time constraints, and demand to construct the project, The Irvine Company has retained David Recupero & Associates, Inc. to prepare a comprehensive Mitigation Monitoring Program to help track all of the Conditions of Approval for the various permits required by the City. The first permit is grading which we hope to obtain by June 30, 1997. Attached for your use is a matrix of those conditions that have to be satisfied prior to issuance of a grading permit. We find this matrix to be a convenient tool to help us insure that all of the applicable conditions have been met to the City's satisfaction. It highlights the condition, references the number and page of the approving document [EIR, Site Plan Review, etc.,j identifies both the Company and City representatives responsible for clearing the condition, explains or states how the condition was met, and provides a column to track the date the condition was cleared. We have coordinated this effort with Marc Myers of the Planning Department. We also need to meet with you to review the final plans for the grading permit and to insure that we receive clearance of the conditions of approval to expedite the grading permit. In this regard Don Karpinen, our Project Engineer, will be contacting you to coordinate a meeting accordingly. Thank you for your cooperation. We trust that you will find this information of value in helping to review, approve and track all applicable conditions of approval. If you have any questions do not hesitate to call us. /k Distribution: Marc Myers Faisal Jurdi Rick Higley Richard Hoffstadt Dave Groverman Janet Divan Don Karpinen 15052 Springdale Street • Suite I • Huntington Beach, CA 92649 • 714 / 898-9294 • Fax 714 / 892-7342 SEW Pore CITY OF NEWPORT BEACH U -/ P.O. BOX 1768. NEWPORT BEACH. CA 9265E-8915 CqI Fp 0.N�4' PUBLIC WORKS DEPARTMENT - UTILITIES August 2, 1995 ENVIRONMENTAL PERSPECTIVES Attention: Mr. Keeton K. Kreitzer P.O. Box 868 Santa Ana, California 92701 Subject: City of Newport Beach EIR East Coast Highway @ MacArthur Boulevard Retail Center Dear Mr. Kreitzer: Thank you for the opportunity to provide you with information regarding the City's water and sewerage systems for the subject development. The following are responses to your request for information: 1. The City is currently supplied by imported water from Metropolitan Water District of Southern California. The City's intention is to provide planning for adequate water service as development occurs within the City limits. As a part of this planning, the City is currently implementing the Groundwater Development Project to provide a second source of water supply. Currently, the City' s water supply capacity is adequate for projected development within the City limits. 2. Attached is a copy of the City's water and sewer atlas sheets (Sheet Nos. that identify the existing facilities adjacent to the proposed development. Regarding adequate facility sizing, it is the developer's responsibility to estimate the required water demands and sewage flow generation expected of the proposed development and calculate facility sizing within the development. The City will review these estimates and evaluate the City system at the time the estimates are receyed. U is anticipated that the system will be adequate to provide water service. 3. It is the developer's responsibility .to calculate water demand and sewage flow projections. The City's 1994 "Design Criteria, Standard Special Provisions and Standard Drawings for Public Works Construction" is available at the City as a basis for these calculations. 4. As stated in 2) and 3p-above, the City will evaluate this upon receipt of the developer's projections. At this time, it is anticipated that no additional supplies or new facilities will be required. - 5. Reclaimed water will not be available at this site. 3300 Newport Boulevard, Newport Beach East Coast Highway @ MacArthur Boulevard Retail Center Letter to Mr. Keeton K. Kreitzer Page 2. 8/6/95 6. Many water conservation fixtures, landscaping techniques, etc. are practiced in Southern California that the City encourages to be included in the proposed project. We request that you investigate and recommend water conservation alternatives such as low flow water fixtures and toilets, and use of xeriscape landscaping, etc. We look forward to reviewing the Draft EIR when it is available. Upon your development of project requirements for water use and sewage flow generation we will be available to review your estimates and provide comments. If you have any questions, please call me at (714) 644-3011. Very truly you1�� rrs, Michael J. Sinacori, P.E. (Acting) Utilities Manager MJS:sdi Attachments: Water and Sewer Atlas, Pages K12 and K13. cc: Don Webb Pete Antista Jay Garcia Bob Ohlund, DBE Engineering Inc. m t ear ' \,V :\" /' - . J"• C � „4r �V• i �.• ._. .._ �✓•' to o[a- C � I' �F :fJ, • ':.• '.!•!• :/ ;" r.i Rif// i 4 r \ 1 - 'yam, �Y . ��` •' � O � � is � L ________ _41..... __ _ EAST ..- —_—_—.--CWST F HWY. � BONNIE DOONE TER. tE OIUIf]CO DRIVE y '-' r•' I p OTT OF E.PORT BEACH r,[ K 12� S `/ i 1, `)• � -- .�� i�r.��... •� __ — ..:� i '^ `,O VANY:13 14 465 �711I is e Li i m ) EAST COAST RRT eaRwc OOp4 TERRACE e CMIIeASCO Oe)V[ a ' '•• CITY Of R[MRORT eEAw •'[ [KM•IZ - W 'V Amms • STREETER CIVIL ENGINEERS INC. May 19, 1997 Orange County Sanitation District No. 5 10844 Ellis Avenue Fountain'Val3ey, California 92708 7019 Attention: Joe Rycraw Principal Engineering Associate Reference: Parcel Map 90-361, Lot 1 Address: 2400 E. Coast highway Newport Beach, California Dear Mr. Ryeraw: 95-1033 VIA FACSIMILE 714/962-5018 Jan A. Adams • Randal L. Streeter Adams Streeter Civil Engineers, Inc. is requesting a Will Serve" letter regarding the availability of sewer service to Lot 1 of parcel Map 90-361. An existing 21` inch VCP sewer is located in East Coast Highway. If possible, please return your letter via facsimile, when it is ready, so that we may complete Item No. 19 of the Conditions of Approval foi• Corona Del Mar Plaza (Site Plan Review No. 74, copies attached). Precise grading for the subject site is scheduled to begin Jne26, 1997. A location map is herein Provided. of � d �6 " 000 .. Dr sincerely. 407 Ton Karpinen Project Engineer cc David Recupero MPA ann/don/951033 will 'serve letter 15 CORPORATE PARK Eo G�V 7 CAT 9✓ 7 S LA � Pg T p (� t55V A �P\p�P A6 V D� CgP 0. �t' GPOO ;Phi IRVINE, CA. 92606 • 714.474.2330 1-7 Paleontological Resource Assessment Corona del Mar Plaza City of Newport Beach Orange County, California (USGS Laguna Beach) Prepared for: Mr. Martin Potts Martin Potts and Associates 4750-A Barranca Parkway Irvine, California 92604 Prepared by: Fran Govean, Ph.D. Petra Resources, Inc. 15 Corporate Park Irvine, California 92606 June,1997 Petra Reseurccs, Inc. Executive Summary On June 17,1997, Dr. Fran Govean, assisted by Dr. Jane Rosenthal, conducted a paleontologic field survey over the Corona del Mar Plaza project area. In addition a review of in-house paleontological records was conducted and pertinent paleontological literature was reviewed. The project area is located west of MacArthur Boulevard, north of Pacific Coast Highway, and east of Avocado, City of Newport Beach, Orange County, California (Figure 1). The project area is primarily underlain by Pleistocene marine terrace materials and artificial fill with the Miocene -age Monterey Formation at depth. Fossil invertebrates were observed in the fill with Quaternary marine terrace sands exposed along the southern edge of the property bordering Pacific Coast Highway. Both gastropods and pelecypods, including the Moon Snail Polinices and the bivalve Chino, were observed in the fill. The site does not require pre -grade salvage. Introduction This report presents the results of an in-house archival search, literature review, and field survey of the Corona del Mar Plaza project site (Figure 1). Specifically, the project area is located on the USGS Laguna Beach Quadrangle, 7.5' Series, photorevised 1981, Section 93, Township 6 South, Range 10 West (Figure 2). Petra was retained by Martin Potts and Associates to undertake this field survey to ascertain if a paleontological pre -grade salvage is needed. This is in response to part of the mitigation measures and permitting process for the project, in compliance with the City of Newport Beach requirements. Dr. Fran Govean of Petra reviewed pertinent paleontological and geological literature and completed a field survey of the project on June 17,1997. She, accompanied by Dr. Jane Rosenthal, surveyed the area to determine if a pre -grade salvage of scientifically significant fossils is necessary. Project Area Description Topographically, the project area is open and gently sloping overall to the south with a slight berm along the upper part of the MacArthur Boulevard segment. Non-native grasses and weeds, termed ruderal by biologists, covered up to sixty-five percent of the project area. The remainder was covered by recently bladed areas, a former parking lot, and building foot pads. Some minor amount of recent debris was present and included sod scrips, broken asphalt, cement washings, footwear, cans, plastic pipe fragments, and what appeared to be a bedroll with an informal habitation site in the treed area. Castor beans were growing on recently dumped fill materials along Avocado. A double row of date palms were planted along a part of the eastern boundary along MacArthur Boulevard. Eucalypts, an oleander, and several large pittosborums completed the list of of major trees and shrubs on the property. Fill covers the upper two thirds of the property with Quaternary Marine Sands concentrated towards the southern part of the property. Part of the fill apparently was taken from Quaternary Marine Sands and therefore the dashed contact line on the geotechnical map (NMG Geotechnical, Inc. 1995). Corona Del Mar Plaza June,1997 2 hotra Resources. Inc. Los Angeles County Sa �---------- -------"_ `� oeB r La Habra ` � Brea �`. �0 .� o� YorbaUnda r- ter' Fullerton ` Placentia 91 r'—� 5� If Buena TM P Anaheim00e \mcil t Cypress Villa Park • "jlq Stanton Oran a r Los Atamilos 9Garden � Grove � � 11 Orange County of Westminisler Santa Ana Tustin ' Seal Beach Cleveland r1 55 Fountain 5 '%`�� aly Irvine Project Location National Huntington Beach Costa Mesa Lake Forest i Forest • Newport Beach 33 Viejo i o�c Laguna Hills Mission f Aaf c r? d' v Laguna 0 '-�' Q Niguel Laguna Beach �q it San Juan i Capistrano ----------- 7 Inch = 6 miles Dana Point ��• 1 San Clemente Figure 1. Regional a�Ote9° 6 0 6 Location Corona del M Petra Resources, Inc. Methods Drs. Govean and Rosenthal, walked a grid pattern on the property while taking notes and documentation photos of the field conditions. Dr. Govean evaluated the fossil shell material and noted the stratigraphy. Before surveying the site, Dr. Govean examined in-house paleontology records and reviewed pertinent geological and paleontological published and unpublished literature. Stratigraphy Geologically, the project area is part of the Los Angeles Basin which is divided into four structural blocks. The Corona del Mar Plaza is on the Southwestern Block which in turn is a part of Peninsular Ranges (NMG Geotechnical 1995) The geological history of the Newport area is complicated because of tectonic uplifting and a pattern of sea level transgressions and regressions. The study area is underlain by Quaternary age marine terrace deposits with the Monterey Formation at depth. Quaternary Terrace Quaternary Marine Terrace 1 is mapped within the study boundaries.A terrace is an erosional surface cut by wave action into older sediments on the continental shelf. In the southern California area these terraces are exposed to view by uplift due to tectonic processes. There are remnants of thirteen episodes of terrace development in the San Pedro and Palos Verdes area which are numbered in reverse order of their age. The first terrace (Terrace 1) is the youngest (latest) erosional surface exposed to view. The term "Palos Verdes Sand" was restricted by Woodring et al (1946) to those fossiliferous sands and gravels, exclusive of any non -marine cover on Terrace 1 (the former upper San Pedro Series of Arnold). Since introduction of the term, Palos Verdes has been used for those fossiliferous marine sediments from Newport Beach to Pacific Palisades. The term Quaternary Marine Terrace is used in the geotechnical report prepared for the project site by NMG Geotechnical Inc (1995). Monterey Formation The Monterey Formation is a brown siltstone and gray to greenish gray clayey silt and yellow very fine sandstone (NMG Geotechnical 1995). The Miocene age unit appears at depth and is not exposed at the surface on the site. Paleontology A fossil horse was recovered from this white sand horizon due north of the present project by County Museum personnel. This skeleton is essentially complete and in an excellent state of preservation. The marine terrace units are highly fossiliferous in the immediate vicinity. Both invertebrates and vertebrates have been collected during mitigation monitoring and by the LACM prior to mitigation. Paleontological monitoring recovered the remains of fossil horse and invertebrates during grading for the Newport Beach Public Library immediately adjacent north of the Corona del Mar Plaza Corona Del Mar Plaza June,1997 5 Petra Resources, Inc. project. The fossil diving duck, Chendytes, was recovered from ancient channels, called the Palos Verdes Sands at the northern edge of the project by the LACM Results of Paleontologic Archival Search and Field Survey Dr. Govean, assisted by Dr. Jane Rosenthal, conducted a paleontologic field survey on June 17,1997. They examined surface exposures and rodent back dirt piles for fossil remains. They observed fossil invertebrates in the artificial fill along the eastern boundary of the project as well as the scattered remains of fossil Chine in fill to the north and west. Conclusions No pre -grade salvage is necessary. However, screening for microvertebrates will likely be necessary when grading has commenced; also a representative sample of the invertebrate fauna will need to be collected. References Arnold, Delos and Ralph Arnold 1902 The Marine Pleistocene and Pleistocene Stratigraphy of the Coast of Southern California. Journal of Geology, Volume 10, Number 2. Conrad, T. A. 1855 Report of Mr. T.A. Conrad on the Fossil Shells Collected in California Under Wm. P. Blake, Geologist of the Expedition under the Command of Lieutenant R.S. Williamson, United States Topographical Engineers. U.S. 33rd Congress, First Session House Representatives Executive Document Number 19, Appendix (for Preliminary Geological Report, by W.P. Blake), Article 1.Octavo Edition; partially reprinted in U.S. Geological Survey Professional Paper 59 (1909) Govean, F. M. 1994 Report on Paleontological Monitoring, Mesa Consolidated Water District, Orange County, California. Ms on file at Petra Resources, Inc. Jennings, C.W. 1962 Long Beach Sheet. California Division of Mines and Geology,1:250,000. Kennedy, George L. 1975 Part 9, Paleontology. hi: Soule and Oguri, (eds) Marine Studies of San Pedro Bay. Allan Hancock Foundation, Harbors Environmental Projects and the Office of Sea Grant Programs, University of Southern California, Los Angeles, California. Miller, W. E. 1971 Pleistocene Vertebrates of the Los Angeles Basin and Vicinity (Exclusive of Rancho La Brea). Bulletin of the Los Angeles County Museum of Natural History, Science,No.10. Corona Del Mar Plaza June,1997 Petra Resources, Inc. Norris, R. and R. Webb 1991 Geology of California. Wiley and Sons, 2nd edition, New York. Yerkes, R.F., T.H. McCulloh, J.E. Schoellhamer, and J.G. Vedder 1965 Geology of the Los Angeles Basin, California — An Introduction. U.S. Geological Survey Professional Paper420-A. Corona Del Mar Plaza June,1997 4-23-1997 10:34AM FROM RECUPEJRO ASSOC INC 714 892 7342 �•� DAVID RECUPERO & ASSOCIATES, INC. ,WL"MEMiA1. AElATONS AND USE ANALYSIS MARitEr �3FAR=H DATE: April 23, 1997 TO: Jay Garcia FROM: David Recupero SUBJ: Corona del Mar Matrix Plaza ENCLOSED MATER[AL SENT BY: ❑ Mail ❑ Messenger ❑ FAX [# of pages _ 14 ] ❑ Per our discussion ❑ Review and comment ❑ For your use ❑ Per your request ❑ For your information ❑ Other REMARKS Attached is a copy of the matrix for Corona del Mar Plaza per Marty Potts' request. I plan on being at Friday's meeting at 11.00. /k MOC r / �J [S s UOVL/— te,-- ] P"6ut-fi sue. �V J JAA 104 r Snc9 c..,;nndAla straot • Ruita. 1 • Huntington Beach. CA 92649 • 714 / 898-9294 • fax 714 / syz-isvc 0 11UAMb • a i II(M UR CIVILENGINEERS INC. May 19, 1997 orange County Sanitation District No. 5 10844 Ellis Avenue Fountain Valley, C lif amia 9270E-7018 ACendm: Joe Rye= Principal Eugir croft Associate Reference: Parcel Map 90-361, Lot I Address: 24M E. Coast Mghway Newport Beach. California Dear Mr. Ryaraw: 7144740251 P.01/04 95-1033 VIA FACSS'1M= 7141962301E Jan A. Adams - Randal L. Adu m Streeter Civil Fagmeers, Im is requesting a "Will Servo" letter' regarding the availability of sewer service to Lot 1 of PUcal Map 90-361. An existing 2I- Wh VCP sewer is located is East Coast Highway. N possible, plem return your Icucr via facsimile, when it is ready, so that we may complete Itnn No. 19 of the Conditions of Approval f4 Corona Del Mar Plaza (Site Plus Review No. 74, copies attached). Precise grading for the subject site is sduddod to begin Irne 26, 1997. A location m2p is herein provided. 407 Don Sarpinen Project Rughwar arm/don/951033 will serve letter e V 5 0-6 11 V'4 IS -fr e� o ��� 55U 09FT �01 er .� T W ' s uT7 !i T� 15 ,CORPORATE• PARK • IRVINE, CA. 92606 • 714.474.2330 £020'd TS20VLVVTL 83133HIS SWdaH 80:£T L66T-TT-Nnr SLB ARCH SUB ARCH ARCH CITY TIC CITY SUB SUB CITY ARCH ARCH SLB CITY SLB ARCH CITY SLB SUB ARCH ARCH SLB CITY CITY ARCH CITY TIC SLB CITY SLB SLB VEND SUB SLB SUB SUB SLB SUB SUB SUB SUB SUB Submission 0"Gradmg / Civil Design Documents CAL OSHA permit I sampling wells Design Dewatering system *Permit dewatering system Wet & Dry utilities submded --►First cityutility review 1 I+ Order RCP S-L Ongoing Budget / Value Engineerirn REcA1111 O dY pLANNINO MPMMENT CITY OF NEWPORT BEACH AN MAY 0 1997 7�$t8a0�ItiZt1t2t3t4t516 �I!Ia Fabricate RCP Grading /.Choi Plan check Shell Bid Does, (A & E ) Hard/Landscape bid dots. S•L Ongoing Budget of Design Documents lst City Plan Check, (A&E) S-L Bids/Awards shell work First wet & dry corrections Final Wet & Dry review t Release Roof the for order Fabricate Roof file `R THE IRVINE COMPANY ■i Civil plan review t st Plan Check Revisions ► Bid Grading / Civil Scope of Work ► Civil final re -submit to permit Issue Wet & Dry utility permit , 2nd plan check, (A&E) -Grading/utilities & ret. wall permit � Building Permit Issued Restraurant Pad Certified by City Pads and Site Certified by City Award Subcontracted Grading / Civil Work ?.Release Light poles for order MRIVabricate light poles/fodures �! Order Glass And Glazing system - Grading & Civil Activities fart up meeting !r Resbaurant Pad / Site Build Site Retaining Walls OnSite Underground Utilities �I )Iull CAL OSHA excavation permit �-► # Irrigation @ Parking Lots MARTIN POTTS & ASSO CIATES REAL Em Aw. DimmLOPMhT AND CONSrRUM10N MA 'AGEMEAT COAULfMIS SAnVER L..4tVEzETO/ V REW EsfatE and Consb'uction SFrvkes Construction Early bar I • Progress bar Critical bar Summary bar ♦ Progress point ♦ Critical point • Summary point ♦ Start milestone poirrt ♦ Finish milestone oint CORONA DEL MAR PLAZA Date Revision Checked Approved 04APR97 2week look ahead fi id 07APR97 mt .than es fi Id 18APR97 1 MTH LOOK AHEAD MPG PFI 25APR97 MPA REQ.UPDATES MGPFI JR i �� MARTIN POTTS a& ASSOCIATES REAL ESTATE DEVELOPMENT AND CONSTRUCTION MANAGEMENT CONSULTANTS May 1, 1997 Mr. Marc Myers CITY OF NEWPORT BEACH 3300 Newport Boulevard Newport Beach, CA 92659 RE: CORONA del MAR PLAZA NWC of PCH and MacArthur Dear Marc: R6t;klUD 0 PLANNING DEPARTMENT CITY OF NEWPORT BEACH MAY 0 51997 AN MAY Thank you for meeting with us to review the matrix which we will be using to monitor the City's Conditions of Approval for the Corona del Mar Plaza retail project. As you requested, enclosed please find a copy of our current project schedule which depicts the key dates for grading permit issuance (July 24, 1997), and building permit issuance (July 29, 1997). Marc, we look forward to receiving any comments you have to the matrix and we provided, and working with you in complying with all Conditions of Approval in a timely fashion to enable a successful completion of the project. Sincerely, MARTIN POTTS & ASSOCIATES on be of Irvine Retail Properties Company Ma I T. Potts Principal MTP/js c: Mr. Keith Eyrich Mr. Tom Lynch Mr. Jay Garcia (w/copy) Mr. David Recupero (w/copy) file: 2900\310\city2.1tr 4750-A BARRANCA PARKWAY, IRVINE, CA 92604 • (714) 786-1120 • FAX (714) 786-1294 MARTIN POTTS & ASSOCIATES REAL ESTATE DEVELOPMENT AND CONSTRUCTION MANAGEMENT CONSULTANTS May 1, 1997 Mr. Marc Myers CITY OF NEWPORT BEACH 3300 Newport Boulevard Newport Beach, CA 92659 RE: CORONA del MAR PLAZA NWC of PCH and MacArthur Dear Marc: R6afto dr MOT pTTY 0; NEWPOR TBEACH AN MAY 0 1091 8►g�►ll►i2►��►8►4►dig Thank you for meeting with us to review the matrix which we will be using to monitor the City's Conditions of Approval for the Corona del Mar Plaza retail project. As you requested, enclosed please find a copy of our current project schedule which depicts the key dates for grading permit issuance (July 24, 1997), and building permit issuance (July 29, 1997). Marc, we look forward to receiving any comments you have to the matrix and we provided, and working with you in complying with all Conditions of Approval in a timely fashion to enable a successful completion of the project. Sincerely, MARTIN POTTS & ASSOCIATES on be of Irvine Retail Properties Company 4 Ma; a I T. Potts Principal MTP/js c: Mr. Keith Eyrich Mr. Tom Lynch Mr. Jay Garcia (w/copy) Mr. David Recupero (w/copy) file: 2900\310\city2.ltr 4750-A BARRANCA PARIC\VAY. 1RVINE. CA 92604 • (714) 786-1120 • FAX (714) 786-1294 Contractor Selection / Budget Submission SLB ►� ARCH !♦ SUB I I ARCH CITY TIC CITY SUB SUB CITY ARCH ARCH SLB CITY SLB ARCH CITY SLB SUB ARCH ARCH SLB CITY CITY ARCH CITY TIC SLB CITY SLB SLB VEND SUB SLB S-L Ongoing Budget / Value Engineerim <j Grading / Civil Design Documents OSHAperm THE IFMNE COMPANY I Design Dewatering system Permit dewatering system �1Net & Dry uhlfies submited First crtyutilityreview, I♦ Order RCP c- r Grading / Civil Plan check I 4� Issue Shell Bid Docs, (A & E ) Issue Hard/Landscape bid does. I t-►� S-L Ongoing Budget of Design Documents I�-► 1st City Plan Check, (A&E) ��� � � S-L Bids/Awards shell work - '-t'!N First wet & dry corrections ���,►�Final Wet &Dry review j I F Release Roof tie for order 4 t!. Fabricate Roof tile { ( ,Civil plan review fI '71st Plan Check Revisions Bid Grading / Civil Scope of Work Imo_ Civil final re-submft to permit '—i--+6Issue Wet & Dry utility permit I—►,111111111111111112nd plan check, (A&E) I{ �ff6radinglutfffties & ret. wall permit - Building Permit Issued i i�-►j(►Restraurant Pad Certified by City I - •A Pads and Site Certified by City 1 Award Subcontracted Grading / Civil Work 'Release Light poles for order j r I 11 Fabricate light poles/flxtures I I1 r►I Order Glass And Glazing I I I MARTIN POTTS & ASSOCIATES REAL Em ATE Dm-ELOPME r AM) Coxsmucnon MAN'%c mnrrr Coxsuurnrrs SAE VER LANES"MN Real Estate and Ca>,truetion Services Shell Construction S1025 Install Dewatensem 5d01JUL9 UL97 LI—�Install D�(ewatedngsystem ►f—Grading & Civil Activities ►11 SAFETY start up meeting _i Deliver ResraurantPad /Site _I—Build Site Retaining Walls OnSrteundground mrdies Pull CAL OSHA excavation permit 1 : litigation @ Parking Dots I I!I I i S0 Gradin & Cvl Acves 25dU 728AU9SB G00 10 SAFETY start u meeting24JUL97 1dS35 25JUL97 SUB vt 101AAUG97 SUB 100 Build Site Retaining Walls 30dUG9 04S3 IOnSteUnde roundUtlfies 15dA97 0SP2SE97 usS105 Pull CAL OSHA e�avation ermt 011A0S1G97 SUB S1060 I anon Parkin Lots 5d 25AUG97 02SEP97 sub Early bar j ♦ Critical point I Date I Revision ( Checked I Approved ; Progress bar I • Summary point 04APR97 I 2week look ahead ! fi 1 Id Critical point StartI♦ 07APR97 mt .than es 1 Prl I Id I Summary I Fin sh milestones p CORONA DEL MAR PLAZA 25APR97 , 1 MTH LOOK AHEAD MPA REQ.UPDATES 1 MPG JPFI MGPFI JRI R AL Progress point 1 r �25APR97 I i : SUB SUB SUB SUB SUB SUB SUB SUB SLB SLB SUB SUB SUB SUB SUB SUB SUB SUB 1 SUB 1 SUB SUB 1 SUB j SLB SUB SUB I SUB SLB SLB I SUB j SUB I SUB i SUB SUB ' SUB 1 SUB I SUB �CITY SUB SUB SUB SUB and Gutter ; bases >phaft Base and Paving 1 st Uft Retaining wall waterproofing M Bacldili @ retaining walls Padring Lot Light Poles Paving final Lift Building Underground Utilities Pre -Construction SAFETY MEETING ' .� Start Construction of Buildings iBuilding Foundations & Footings �i Building Slab On Grade f Notify CAL OSHA +36' intent I M Structural Steel & Misc. Iron SAFETY Crane certrfiaation SAFETY Fall protection meeting Wood Framing 1 Rough Building Electrical Lrtr�Rough Building Plumbing ® Hollow Metal Frames ( exterior ) Lath & Plaster 1 -14. Install Tile Roofing Tenant Bwld•Outs (N.I.C.) Begin BRISTOL FARMS T.I. (N.I.C.) Insulation Install Fire Sprinlders Supply sys. L►1�Istone Band I—i Install Wood Doors and Windows � II 1 I i '-►�PaiM ' Awnings Install `I ►�InstallLights and Finish Electrical '-► Doors and Hardware - -►�FinalInspections Landscaping / Irrigation 1♦ Early bar I A Critical point 1 Date 0APR97 i Revision 1 k look ahead Checked ; pf Approved id { Progress bar i W Summary point 07 mtg.APR97 I t .than es Pfl Id Critical bar : * Start milestone point CORONA DEL MAR PLAZA 18APR97 i 1 MTH LOOK AHEAD , MPG PFI Summary bar + Finish milestone point I 25APR97 I MPA REQ.UPDATES MGPFI JR J> Progress point i F- Via Facsimile (714) 786-1294 To: From: Subject: PROJECT MEMORANDUM NMG GEOTECHNICAL, INC. (714) 442-2442 Fax: 476-8322 Mr. Martin Potts Martin Potts and Associates 4750-A Barranca Parkway Irvine, California 92614 Ted Miyake Date: June 24, 1997 Project No. 95009-2 Irvine Company Construction Dewatering Permit, As Related to Proposed Dewatering at Corona Del Mar Plaza, Newport Beach, California At your request, we have forwarded a copy of The Irvine Company's permit for general waste discharge for dewatering projects, within the County of Orange, Santa Ana Region (Order No. 93-49, NPDES No. CAG998001). This discharge permit applies to temporary construction dewatering activities planned at the subject site. As we have communicated to you previously, the long-term discharge is also covered under this permit (verified with local RWQCD staff). The Irvine Company has discharged to streams in Irvine and unincorporated county areas such as Lower Peter Canyon Wash under this permit. Notice of Intent must be filed and water quality monitoring, as specified by the permit, is required. NMG has been involved with two recent Irvine Company projects where construction dewatering was discharged to Peters Canyon Wash under this permit. Please contact our office if you have any questions regarding this information. cc: Mr. Grant Destasche, Snyder Langston Mr. Tom Lynch, Irvine Retail Properties Mr. Don Karpinen, Adams Streeter (with copy of The Irvine Company permit) M970624 NMG STATE'7F CALIFORNI&»,CALIFORNIA ENVIRONMENTAL PROTECTION AGENCY PM wILSON. Gammor e ' CALIFORNIA REGIONAL WATER QUALITY CONTROL BOARD SANTA ANA REGION r 3737 MAIN STREET, SUITE 300 RE C E ' AIV[RSIOE, CA 92601.3339 PHONE.90q (7424110 MAR t 9 1�96 FAX (909) 751.6259 March 13, 1996 WIWAM H. kicrAdLAND ' William McFarland. Executive Vice President The Irvine Company ' P.O. Box 6370 Irvine, CA 92658.6370 ' WASTE DISCHARGE REQUIREMENTS. ORDER NO. 93.49, NPDES NO. CA0998001. THE IRVINE COMPANY, ORANGE COUNTY ' Dear Mr. McFarland: On February A 1996, you submitted a complete NPDES application for the renewal of The Irvine Company's NPDES permit for the discharge of groundwater associated with construction dewatering ' activities within Orange County. On July 16, 1993, the Regional Board adopted a general NPDES permit. Order No. 93.49, NPDES No. CAG998001, (copy enclosed) for discharges associated with specific types of activities, including,construction dewatering projects, within this Region. On March 8, 1996, this order ' was amended by Order No. 96-17 (copy enclosed). Effective immediately, you are authorized to discharge groundwater resulting from construction dewatering ' projects under the tarns and conditions of Order No. 93-49 as amended by Order No. 96-17, including Monitoring and Reporting Program No. 93-49. This permit has been assigned the sequence number 029 for tracking purposes. Therefore, all future correspondence should refer to this authorization as Order No. ' 93.49-029. This order supersedes Order No. 86-149, NPDES No. CA0106895, the previous dewatering permit issued to The Irvine Company by the Santa Ana Regional Board. ' Monitoring and Reporting Program No. 93-49 has been modified to be applicable to dewatering activities that The Irvine Company may undertake and is enclosed as Monitoring and Reporting Program'No. 93-49- 029. ' If you have any questions regarding the permit or the monitoring and reporting program, please contact Steve Mayville at (909) 782-4992. ' Sincerely, Gelard J. Thibeault Executive Officer Enclosures: Orders No. 93.49, 96-17 and Monitoring and Reporting Program No. 93-49-029 cc w/o enc: U.S. Environmental Protection Agency, Permits Issuance Section - Terry Oda (W-5-1) State Water Resources Control Board, Division of Water Quality . John Youngetman 3K0(e)frvincn.tls ' U California Regional Water Quality Control Board Santa Ana Region Monitories and Reporting Program `0 93-49-029 NPDES \O. CAG998001 for The Inine Company Orange County General Waste Discharge Requirements for Dewatering Projects Santa Ana Region A. Effluent Monitoring 1. All analyses shall be conducted at a laboratory certified for such analyses by the State Department of Health Services or at laboratories approved by the Executive Officer of the Regional Hoard. 2. All samples shall be representative of the waste discharged under the conditions of peak load. 3. A sampling station shall be established for each point of discharge and shall be located where representative samples of each discharge can be obtained. The following shall constitute the effluent monitoring program: TYPE'OF' SAMPLE: UNITS MINIMUM FREOUENC• +' OF ANALYSIS CONSTITUENT Flow GIRD Dally Sulfides' Grab ntgll Weekly Suspended Solids' Grab mgll Weekly Methylene Blue Active SubstancesP Grab rM91I Weekly Total Phosphates' Grab mg/l I Weekly Total Chlorine Residual' Grab m91I I Weekly i Except pipeLinex or reservoirs. a Except pipelines- 3 if projects are in the vicinity of active serer Lines. only if chlorine is present. Page 1 of 4 i• 1 .HARP Na 9d49429. NPDESNo. 040998001 The Irvine Company - General Dexwtering Page 1 of < CONSTITUENT TYPE -OF SAMPLE UNITS.' MINIMUM FREQUENC OF ANALYSIS" Grab mg/I a Dissolved Oxygen Nitrate -Nitrogen Grab mg/I a Oil and Grease Grab ing/I Weekly Settleable Solids Grab ml/I Weekly Toxicity Testing" Grab % Survival Annually Volatile Organics Portion of the EPA Priority Pollutants° (See Attached) Grab Pg/I Annually 4. Unless otherwise noted, all sampling, sample preservation, and analysis shall be performed in accordance with the latest edition of "Guidelines Establishing Test Procedures for Analysis of Pollutants" promulgated by the United States Environmental Protection Agency (40 CFR 136). S. Weekly samples shall be collected on a representative day of each week. 6. Annual samples shall be collected during January. 131 Reporting 1. The results of the above analyses shall be reported to the Regional Board within 24 hours of finding any discharge that is in violation of the discharge specifications. 2. Monitoring reports shall be submitted by the 34th day of each month and shall include: a. The results of all chemical analyses for the previous month, and annual samples whenever applicable, and b. The daily flow data, a Saaptaa shall be collected for analysis during the first week of discharge and on a quarterly basis thereafter. s Before initiation of the project and annually therafter; only required for projects lasting 12 months or more. toXicity shall be determined in accordance with the United States Envirartnental Protection Agency's "Methods for Measuring the Acute Toxicity of Effluents and Receiving Waters to Freahuater and Marine orgenisms" using Fathead minnow,'Pimephales promelas, at Z043°C for 96 hours. Page 2 of 4 U49" Na. ➢3.4" . Mrs Na. G9098001 Page 3 of 4, The Irvine Company • General Aewarcring C. Toxicity Test data, and d. A summary of the month's activities. 3. if no discharge occurs during the previous monitoring period, a letter to that effect shall be submitted in lieu of a monitoring report. 4. All reports shall be arranged in a tabular format to clearly show compliance or noncompliance with each discharge specification. 3. For every item where the requirements are not met, the discharger shall submit a statement of the actions undertaken or proposed which will bring the discharge into full compliance with requirements at the earliest time and submit a timetable for correction. 6. Upon completion of the project, the discharger shall notify the Executive Officer of the Regional Board in writing about cessation of the discharge and request for a rescission of the permit. All reports shall be signed by a responsible officer or duly authorized representative of the discharger and shall be submitted under penalty of perjury. Ordered by G and 1, Thibeault Executive Officer March 13. 1996 WAP Na 93-I9-029. NPD& Na. CAGP98001 the Irvine Campmry - Gewd Dewmerwg Volatile. Organics, Portion of EPA Priority PoUutttnts. Constituent Method Acrolein 603 Acrylonitrile Benzene 6011602 Bromoform " Carbon Tetrachloride Chlorobenzene Chlorodibromomethunc Chloroethane 2-Chloroethylvinyl Ether Chloroform Dichlorobromomethane " 1, 1 - Dichloroethane 1, 2 - Dichloroethanc " 1, 1 - Dichloroethylene 1, 2 - Dichloropropane 1, 3 - Dichloropropylene Ethylbetizene " Methyl Bromide Methyl Chloride " Methylene Chloride 1, 1.2, 2 - Tetrachloroethane Tctrachloroethylene it Toluene 1, 2 --Trans Diohloroethylene 1, 1, 1 - Tnchioroethane 1, 1, 2 - Trichloroethane " Trichloroethylene Vinyl Chloride Pape a of I I ' California Regional Water Quality Control Board Santa Ana Region ORDER NO. 93-:49 ' NPDE! No.. CAG998001 ' GENERAL PERMIT FOR THE DISCHARGE TO INLAND SURFACE WATER AND GROUNDWATER BODIES WITHIN THE SANTA ANA REGION OF WASTES ASSOCIATED WITH CONSTRUCTION DEWATERING, WELL DEVELOPMENT, WELL TEST PUMPING, WELL PURGING, HYDROSTATIC TESTING OF TANKS, PIPES, AND STORAGE 1 VESSELS, SUBTERRANEAN SEEPAGE DEWATERING, AQUIFER TESTING AND MONITORING, MON_ 0RING•WELL INSTALLATIONS, MAINTENANCE OF WATER SUPPLY TANKS OR RESERVOIRS, AND OTHER SIMILAR ACTIVITIES WHICH POSE ' AN INSIGNIFICANT THREAT TO WATER QUALITY The California Regional Water Quality Control Board, Santa Ana 1 Region (hereinafter Regional Hoard), finds that: 1. Individual waste discharge requirements have been adopted by the Regional Board for the following types -of discharges to ' surface and groundwaters in the Santa Ana Region. A. -Constrv,ction dewatering wastes, ' b. Wastewater from well development, well test pumping, aquifer -eating, monitoring well installations and well purging, C. Wastewater from hydrostatic. testing of pipelines, vessels and tanks, ' d. Dewatering wastes from subterranean seepage. e. Wastes resulting from maintenance of water supply tanks and reservoirs, and f. Other types of wastes which pose an insignificant threat to water quality yet technically must be regulated under waste discharge requirements. ' Discharges that do not contain any significant amount of pollutants are not required to get coverage under this general permit. ' Most of these discharges are to inland surface waters of the Region. In some instances, the discharges are to groundwaters (percolation ponds and the like). ' Page 1 of 40 Page 2 of 46 General Waste Discharge Requirements Construction Dewatenng Facilities Order No. 93.49, NPDES No. CAG996001 of wastes and the waste discharge Generally, the types requirements for these discharges are the same, Often, projects are delayed w brought tohile the e the lRegl n l Hoard waste afor requirements are being adoption, 2. The number of projects will far ndividual tentaexceed the tive waste resources to develop and bring discharge requirements to the Regional Boarsysor tem to ated permit requests. The adoption of a These circumstances create the need for an expeditedprocessing process.,the anticipated would expof edite the P general NPDES p yonal Board to ,better in requirements, enable the Reg projects to utilize limited staff resources, a routhese nd aters this begin sooner. For dischargesWaste Discharge Requirements. permit would serve strictly as lance of ermits to 3 AO CNR 122.28 provides for iswhich resulterfra similar regulate discharges of es of wastes, require the same operations, are the same types a Lar monitoring, and are more effluent limitations, tedunder a general. permit rather than appropriately reg A general permit for the existing and individual permits. naundwater to the inland surface proposed discharges of g s and estuaries are he waters of the Santa Ana Region (direct discharges to t Pacific ocean and the nedlisted ass eia) resultihe n excluded) from the projects The discharg requirements of 40 Crwastes"22.28 ib) require similar effluent the same types °f ion of the beneficial does not of limitations for the P surface waters in the Santa the Pacific Ocean and the enclosed osed cover direct discharges bays and estuaries because direct discharges to the Deese and the enclosed bays and estuaries are subject general different sat of limitations)( (c) require similar monitoring, agenera id) are more appropriately regulated under a 9 pedrmit rather than individual Permits. y, On September 22, 1989, the EPA and the State Water Resources te Board) established control Memorandum of (hereinafter gee m nt to which aauthorized and red into procedures for the Suits 1n ae ordance wth regions0 CFR 122 25% issue general NPDSS P �;„ique nixes the need to consider r►a y uft ue g The Regional Board recognizes Died discharge. a artier to factors relating t e factors applicable to Particular the consider any unlqu it will be necessary permit in discharger or discharge, discharger to app1Y for an individual NPDE accordance with Section 13260 or 13376 of the California Water General Waste Discharge Requirements page 3 of 46 Construction Dewatenng Facilities Order No. 93-49, NPDES No. CAG998001 6. Entities subject to this order (similar sites which discharge groundwater or similar wastes) are hereinafter referred to as discharger(s). 7. On April 11, 1991, the State Board adopted the California inland Surface waters Plan (ISWP), which specifies numeric, narrative, and toxicity objectives for the control of toxic substances. The State Board amended the ISWP on November 19, 1992. Upon adoption, the ISWP became a part of the Water Quality Control Plan for the Santa Ana Region (Basin Plan). This order implements the requirements specified in the ISWP for discharges to surface water bodies. 8. The Water Quality Control Plan for the Santa Ana Region (Basin Plan) specifies beneficial uses and water quality objectives for the surface and groundwaters in the Santa Ana Region. The beneficial uses of these waters and their tributaries are shown on Attachments 1 to 16 (pages 2-1 through 2-16 of the 1983 Basin Plan). This order specifies requirements necessary to meet water quality objectives and protect beneficial uses. 9. Prior to discharge, the dischargers must demonstrate to the satisfaction of the Executive Officer that their groundwater extraction systems and associated operations, and maintenance and monitoring plans are adequate to ensure compliance with Basin Plan objectives . 10. The discharges described above are not expected to last long. Due to the short duration of these discharges no chronic toxicity limits are specified in this order. 11. Discharges in compliance with the provisions and requirements of this order are not expected to significantly contribute to violations of the applicable water quality standards. 12. The Regional Board has considered antidegradation Pursuant to 40 CFR 131.12 and State Board Resolution No. 68-16 and finds that these discharges are consistent with those provisions. 13. In accordance with Water Code Section 13389, the issuance of waste discharge requirements for these discharges is exempt from those provisions of the California Environmental Quality Act contained in Chapter 3 (Commencing with Section 21100). Division 13 of the Public Resources Code. 14. Effluent limitations and national standards of performance established pursuant to Section 301, 302, 303 (d), 304, 306, and 307 of the Federal water Pollution Control Act and amendments thereto are applicable to the discharges. Genera, Waste Discharge Requirements Page 4 of 46 construction Oswatefing Facilities Order No. 93d9, NPOES No, CAG998001 15. This order permits the discharge of dewatering wastes and other similar wastes to waters of the State subject to the prohibitions, effluent limitations, and provisions of this order. It does not pre-empt or supersede the authority of municipalities, flood control agencies, or other local agencies to prohibit, restrict, or control discharges of waste to storm drain systems or other water courses subject to their jurisdiction, 16. The Regional Board has notified interested agencies discharge and persons of its intent to issue general requirements for dewatering wastes o has rovided them with an ,unity tc imilar wastes writt n views and recommendations. 17. The Regional Board,engtogeneral ublic meeting, e eral heardwaste considered discharge all comments Prtai,ni requirements for these discharges. IT IS HERESY ORDERED that dischargers, their agents, astes successorswastes assigns, discharging construction dewatering and associated with well installation, development: test wa pumping ngfrom purging, aquifer testing wastes, dewatderostatic testing, in subterranean seepage and wastewater from hy. order to meet the provisions contained in Division 7 of the California water Code and regulations adopted thereunder and the gprovisions of the Clean Water Act as amended and regulations guidelines adopted thereunder. shall comply with the following' �►. Discharge spacilioations 1. For discharges to surface bodies, where aquatic life protection and/or hum healthhe protection concentrain t ons�in discharge shall not contain in Atr Tables 1 ande2 of the Inland15urface Waters Plan)- and 16 2, The discharge of wastes to surface water bodies covered by, this permit shall not contain constituent concentrations excess of the following limits: General Waste Discharge Requirements Construelion Desvatenng Facilities prder No. 93.49, NPD✓ S No. CAG998001 Page 5 of 46 a•sAMPLE AVERAGE CONCENTRATION MAXIMUM CONCENTRATION CONSTITUENTS Susoonded Seada' s0 rtrgA TO M94 Total Rasidusi Chlorine" 0.1 "A Total Petroleum Hydrocarbons 100 all (cob) 01 and Greaw 10 MgA t3 nrgli Sehk�bb SoSds' 0.1 hill 0.2 hill 3. with respect to surface water discharges, for constituents w--.h discharge limitations' under A. 1. and A. 2.1 the more restrictive limit app_ies. 4. The pH of the discharge shall not exceed 8.5 nor be less than 6.5. 5. Bypass or overflow of polluted groundwater to waters of the state is prohibited. 6. Neither the treatment nor discharge of pollutants shall create a pollution, contamination, or nuisance as defined by Section 13o50 of the California water Code. 7. The discharge of any substances in concentrations toxic to human, animal, plant or aquatic life is prohibited. a, 'There shall be no visible oil and grease in the discharge. 9. The discharge shall be limited to extracted groundwater and/or similar types of wastes with added treatment chemicals approved by the Executive officer which do not adversely affect the environment and comply with the requirements of this order. 10. Discharges to areas designated as being of Special Biological Significance are prohibited. Discharges shall be located a sufficient distance from such designated areas to assure maintenance of natural water quality conditions in these areas. 1 The limitations for suspended solids. settleable solids and chlorine residual shall net ap01ttoto discharges to dry streamoeds where the discharge completely percolates before reachinc any SUM. ' If chlorine is used for treatment or disinfection of wastes. ves505. or tanks. 11 General waste Discharge Requirements construction Oewatering Facilities Order No. 93.49, NPDES No. CAGO99001 Page 7 of 46 or amendments thereto, the Regional Board will revise and modify this order in accordance with such more stringent standards. 2. The discharge shall not cause aesthetically undesirable discoloration of the receiving waters. 3. The discharge shall not cause the deposition of objectionable bottom deposits along the banks or the bottom of the stream channel. 4. The discharge shall not cause visible oil, grease, scum, floating or suspended material or foam in the receiving waters. 5, The discharge shall not cause the receiving water to have an objectionable odor. 6. The discharge shall not cause the concentration of toxic pollutants in the water column, sediments, or biota to adversely affect beneficial uses of the receiving waters. 7. Toxic pollutants shall not be discharged at levels that will bioaccumulate in aquatic resources to levels which are harmful to human health. 8. The discharge shall not cause the presence of radionuclides in concentrations that exceed the maximum permissible concentrations for radionuclides in water set forth in Chapter 5, Title 17 of the California Code of Regulations. 9. The discharge shall not cause the dissolved oxygen concentration of the receiving waters to be depressed below 5.0 mg/1- if the ambient dissolved oxygen concentration is less than 5.0 mg/l, the discharge shall not cause a further depression. 10. The discharge shall not cause an increase in the temperature of the receiving waters above 90°F (32°C) Owhich ctober, nory occurs above 78aFring the (26°C) during dof the June est thruh ofothe year. D. Provisions 1. The discharger shall comply with Monitoring and Reporting Program No. 93-49. 2. This order includes the enclosed "standard Provisions and Reporting Requirements" with the exception of the follow- ing items: A.21, 2S, and 26; C.5, 7, and 8b; D.1o; and E.1 through 4, and 7. General Wasle Discharge Requirements Construction Dewatering Facilitios Order No. 93.49. NpDES No. CAG998001 Page 5 of A& il. The discharge of oil, trash, industrial waste sludge, or other solids directly to the surface waters in this region or in any manner which permit it to be washed into the surface waters in this region is prohibited. 12. The discharge of extracted groundwater from a specific site in excess of the flow rate specified in each authorization letter from the Executive off i er is prohibited• 13. The discharge of any radiological, chemical or biological warfare agent, rhigh prohibited radiological wastes to the waoState 14. odors, vectors, and other nuisances of waste origin prohibit d.the limits of each discharger's facility site are 15, The discharge of pollutants other than approved treatment chemicals to extracted groundwater is prohibited. 16. There shall mi a dype3toflwasteset ftheconstruction Pacific oceanaand/or and other similar types the enclosed bays and estuaries. D. Toxicity Requirements The discharge shall not result in acute toxicity in ambient receiving waters. facilities shall be deemed acutely toxin Discharges from the when: The toxicity of 100% effluent as required in Monitoring and Reoincent survivalgrate progofmthe�test o93-49 results n organisms inany single testless than 70 s. C. Receiving Water Limitations c interpretations of Receiving weter objectives ons are applicable water quality control water quality 9 fired part of this permit. plans. As such they are a raga' However, a receiving water condition not in conformance with the limitation is not necessarily a violation of this order. The Regional Board may require an investigation to determine cause and culpability prior to asserting a violation has occurred, or requiring that corrective action be taken. 1. The chemical specific limitations are designed to prevent a violation of any applicable water quality standard for receiving waters adopted by the Regional Soard or the state Water Resources Control Board, as required by the Clean Water Act and regulations adopted thereunder. standards are more stringent applicable water qu Y 1..Vnvorl nursuant ;.o Section 303 of the Clean Water Act, 11 Genera! Waste Discharge Requirements Construction Dowatering Facilities Order No. 93-49, NPDES No, CAG998001 Page B of 46 3. The discharge of wastes to property not owned or con- trolled by the dischargers, except as covered in this permit, is prohibited. ol or 4 in the land ore waste discharge vent of any nfacilities ge in rcurrently ownership or controlled by the dischargers, the dischargers shall notify the succeeding owner or oaf hick must ator Of the existence of this order by letter, a copy by the new owner, accept halls b this sibilitY fto this order, this signed copy Regional Board. 5. The discharger shall file a report of any material change or proposed than osin the character, al methods of the discharge, volume. treatment or disposal g, The discharger shall comply with all applicable provisions of the Inland Surface Waters plan and the Basin Plan. 7. This order shall serve as a National pollutant Discharge Elimination system permit pursuant to Section 402 of the Federal Water pollution Control Act or amendments thereto and shall become effective jo days after date of its adoption provided the Regional Administrator of the Envi- ronmental Protection Agency has no objections. if the Regional Administrator objects to its issuancethe per- mit shall not become effective until such objection is withdrawn. a. The dischargers shall, at all times, properly operate and maintain all facilities and systems of treatment and control (and. related appurtenances) which are installed or used by the dischargers to achieve compliance with the conditions of this order and in the authorization l utters from the Executive Officer. Proper op maintenance and includes effective performance, adequate funding, adequate operator staffing and training, and riate adequate laboratory and process This provisiocontrols and aprequires quality assurance p facilities or the operation of backup or auxiliary similar systems when necessary to achieve compliance with the conditions of this order and the authorization letters from the Executive Officer. All systems,ee, shall be both those in service a and jar basis. Records shall pbe kept of maintained on a regu the inspection results and maintenance performed and made available to the Regional -Board. A11 of the above procedures shall be described in an operation and maintenance (O&M) Manual. The oes to that, contain a description of the safeguards �ric ice« or failure of elec ' General Waste Discharge Raqurrements Page 9 of 46 Construction Dawatering FaciWes order No. 93.49, NPDES No. CA0998001 ' power, the dischargers will be able to comply with the terms and conditions of this order and the -authorization letters from the Executive Officer. The O&M Manual shall describe preventive (fail-safe) and contingency (cleanup) plans for control, ling accidental discharges, and for ' minimizing the effect of such events. These plans shall identify the possible sources of accidental loss, untreated or partially treated wastes bypass, and polluted drainage. Loading and storage areas, power ' outage, waste treatment unit outage, and failure of process equipment, tanks and pipes shall be considered.. ' 9. Each discharger shall submit to the Executive officer, as part of the application for proposed discharge, a report certifying the adequacy of each component of the proposed treatment system along with the associated o&M Manual. ' This certifica==on shall contain a requirement -by - requirement analysis, based on accepted deengineering practice, of how the process and physical ' sign of the treatment systems will ensure compliance anal his order. Each report shall also certify that nt facility start up and operation instruction manuals are ' adequate and available to operating personnel. (b) adequate treatment facility maintenance and testing schedules are included in the OEM Manual, and (c) influent and effluent sampling locations or ports a:•= located in areas where samples representative of the waste stream to be monitored can be obtained. The design engineer andfix s al to/her siature., this c rtif catiofessional n ' 10. The application for the proposed discharge shall r:.tain the following information o to o£ discharge: shall be submitted a: least 60 days ' a Icomleted nformation)EP and ap2application Forms (General E(Facilit es which do not ' discharge Process Wastewater); b. Chemical analysis Of the untreated groundwater; ' e. The certification and associated O&M Manual as described in Provisions C.8 and c.9, above. om the point of initial ' d discmap showing the path harge to the ultimate rlocation of discharge; The estimated average and maximum daily flow rates; f. A discussion of the quality of the proposed ' receiving waters; General Wails Discharge Requirements Page 10 of 46 Construction Dewatering FeCilitles Order No. 93-49, NPOES No. CA0998001 ' A discussion of the proximity of the proposed g Special Biological discharge to areas of Sp g Significance or other special environmental or ' biological areas; h. A discussion on why Ce of rde is ischargel covered by ' consistent with the type this general permit (order.93-49); and i. Any other information deemed necessary by the ' Executive officer. 11. Discharges that do not contain any significant amount of ' pollutants shall be exempt from the requirements of this general permit. la. Upon receipt of a complete application for proposed ' discharge, the Executive officer will review the discharger application to determine whether t the proposed following criteria has Shawn that it will comply wastes under this general ' and is eligible to discharge wasa is to surface waters permit: (a) the proposed discharg or to groundwaters of the Santa Ana Region (except for direct dischargers to the pacific ocean and the enclosed bays and estuaries); (b) the proposed discharge system and associated operation, maintenance, the discharge monioring pions are capable of ensuring that' meet the provisions, prohibitions, effluent limitations, and receiving water limitations of this order; and (c) the proposed discharge will not have any adverse impact on waters of exceptional recreational or ecological ' significance. 13. If the Executive. Officer determines that the proposed ' discharger is eligible to discharge wastes under this general permit, the Executive officer may (a) authorize the discharge the proposed discharge or (bl require ' proponent to obtain an individual NPDES/wDR pewit Prior to any discharge to inland surface waters/groundwaters in the Santa Ana Region. of "Ji scharghe e ExecutiveOfficer authorizes the discharge, o the discharge proponent ' letter" will be transmitted t (now an nauthorized discharger") authorizing the initiation of the discharge ions necessary toect to the tions of protect ' this order and any waters. The the beneficial uses of the receiving discharge aut�heimaximum allowed dischargezation letter from the Execflowe ateiand will specify e the Self -Monitoring Program for this order. discharge authorization letter may be terminated ox revised by the Executive officer at any time. General Waste oischarge Requirements Construction oewaiering Facilities Order No. 9349, NPOES No. CAG998001 Page 11 of 46 14. Dischargers shall comply with the Self -Monitoring Program as adopted by the Regional Board and as amended by the Executive officer. The sampling and analysis'schedule in the attached Self -Monitoring Program is the program to be followed for six months. After six months, if no violations have occurred, the discharger(s) may petition the Executive Officer for a revision of the Monitoring and Reporting Program. The discharger(s) must continue to monitor and report in accordance with the Monitoring and Reporting Program No. 93-49, until the Executive officer issues a revised Monitoring and Reporting Program, 15. Upon receipt of the Executive officers discharge authorization letter, the discharger(s) shall comply with all conditions and limitations of this order and the discharge authorization letter. Any permit noncompliance constitutes a violation of the Clean water Act and the California Water Code and is ground for enforcement action; for permit or authorization letter termination, revocation and reissuance, or modification; the issuance of an individual permit; or for denial of a renewal application. 16. The Executive Officer of the Regional Hoard or the Regional Administrator of the EPA may require any persons authorized to discharge waste by a general permit to subsequently apply for -and obtain an individual NPDES permit. Any interested person may petition the Executive Officer or the Regional Administrator to take action under this provision. Cases where an individual NPDES permit may be required include the following: a. The discharger is not in compliance with the conditions of this order or the discharge authorization letter from the Executive Officer; b. A change has occurred in the availability of demonstrated technology or practices for the control or abatement of pollutants applicable to the point source; e. Effluent limitation guidelines are promulgated for point sources covered by the general NPDES permit; d. Changes to water quality control plan containing requirements applicable to such point sources is approved; or e. The requirements of 40 CFR 122.28 (a) are not met. General Waste Discharge Raputrsmenta Page 12 or 46 ' Consuuctton Gawatenhg facilities Order No. 934% NPOES No. CAG908001 17. This order may be modified by the Regional Board prior to the expiration date to include effluent or receiving water ' limitations for toxic constituents determined to be present in significant amounts in the discharge through the comprehensive monitoring program included as part of this order. ' Is. The discharger shall comply with Monitoring and Reporting Program No. 93-49, and be in accordance with the following: ' a. Samples and measurements taken for the purpose of monitoring shall be representative of the monitored activity. b. The monitoring and reporting of effluent, and sludge shall be done, at a minimum, on an annual basis, if the ' monitoring and reporting, frequency is not specified elsewhere in this order. All monitoring must be conducted according to test procedures approved under 40 CFR 136 or as specified in this permit. ' d. The dischargers shall retain records of all monitoring information, including all calibration and maintenance records and all original strip chart recordings for ' continuous monitoring instrumentation, copy of all reports required by this Permit, and records of all data used to complete the application for this permit, ' for a period of --at least 5 years from the date of the sample, measurement, report or application. the Executive period may be extended by re Officer at any time.. e. Records of monitoring information shall include: ' 1) The date, exact •place, and time of sampling or measurements. 2)' The individuals) who performed the sampling or measurements. ' 3) The dates) analyses were performed. 4) The individuals) who performed the analyses. 5) The results of such analyses. f. Monitoring results shall be reported at the intervals specified elsewhere in this permit. ' g. Compliance with discharge specifications A.1. and A.2. shall be based on the detection limits specified in Attachment °19" or lower detection limits achieved by ' the dischargersif the dischargers develop a limit of ouantitation (Lo0) specific to their matrix, the LOO I General Waste Discharge Requirements ' Construction Dewatering Facilities Order No. 93.49, NPOE'S No. CAG99M001 Page 13 of 46 Executive Officer of the Regional Board. I£ no method detection limit (MDL) is specified for a constituent, the MDL specified in 40 CFR 136 shall be used. ' If no MDL is available, the lowest practicable detection limit shall be used with the approval of the Executive Officer. h. Compliance determinations shall be based on available analyses for the time interval associated with the effluent limitation. Where only one sample analysis is ' available in a specified time interval (e.g., 30-day or 4-day average), that sample shall serve to characterize the discharge for the entire interval. For intermittent discharges, the daily value shall be considered zero for days on which no discharge occurred. ' 19. If the discharge consistently exceeds the acute toxicity effluent limitation, the dischargers shall conduct a toxicity reduction evaluation (TRE). The THE shall include all reasonable steps to identify the source of toxicity. Once the source(s) of toxicity is identified, the discharger shall take all reasonable steps necessary to reduce toxicity to required levels. 20. This order expires on July 1, 1998. However, it shall continue in force and effect until a new order is issued. Only those dischargers authorized to discharge under the expiring order are covered by the continued order. Upon reissuance of a new general permit, the dischargers shall ' file a new application within 45 days of the effective date of the new order and obtain a new authorization to discharge from the Executive Officer. ' I, Gerard J. Thibeault, Executive Officer, do hereby certify •hat the foregoing is a full, true, and correct copy of an order adopted by the California Regional water Quality Control Board, Santa Ana ' Region, on July 16, 1993. Mr4ard J. Thibeault xecutive Officer ' CALIFORNIA REGIONAL WATER QUALITY CONTROL BOARD SANTA ANA REGION' STANDARD PROVISIONS AND REPORTING REQUIREMENTS l.! lJ P I A. General Provisions 1. The requirements prescribed herein do not authorize the commission of any act causing injury to the property of another, nor protect the discharger from his liabilities under federal, state, or local laws, nor guarantee the discharger a capacity right in the receiving waters. z. The discharger must comply with all of the terms, requirements and conditions of this order. Any violation of this order constitutes a violation of the Clean Water Act, its regulations and the California Water Code, and is ground for enforcement action, termination of the order, revocation and reissuance of the order, denial of an application for reissuance of the order, or a combina. tion thereof. 3. The provisions of this order are severable, and if any provision of this order, or the application of any provisions of this order to any circumstance, is held invalid, the application of such _provision to other circumstances, and the remainder of this order shall not be affected thereby. 4. This order may be modified, revoked and reissued, or terminated for cause. The filing of a request by the discharger for modification, revocation and reissuance, or termination of this order or a notification of planned changes or anticipated noncompliance does not stay any permit condition. S. This order may be modified prior to the expiration date to include effluent limitations for toxic constituents determined to be present in significant amounts in the discharge through a more comprehensive monitoring program included as part of this order. 5. This order does not donvey any property rights of any sort, or any exclusive privilege. 7. In the event of any change in control or ownership of land or waste discharge facility presently owned or controlled by the discharger, the discharger shall notify the succeeding the existence of order by letter,owner aeopy oor operator f f which shall be forwardedhis to this Hoard. SP&RR No. 93-49, (NPOES No. CAG998001) General Waste Discharge Requirements Groundwater Dewatering Facilities Page 15 of 46 8. This order is not transferable to any person except after notice to the Regional Board. The Regional Board may require modification or revocation and reissuance of this order to change the name of the discharger and incorpo- rate such other requirements as may be necessary under the Clean Water Act. 9. The discharger shall comply with effluent standards or prohibitions established under section 307(a) of the Clean Water Act for toxic pollutants within the time provided in the regulations that establish these stan- dards or prohibitions, even if this order has not yet been modified to incorporate the requirement. 10. Violation of any of the provisions of the NBDES program or of any of the provisions of this order may subject the violator to any of. the penalties described under Section 309 (c) of the Clean Water Act (CWA), or any subsequent amendments to Section 309 (c). The violator may be subjected to any combination of the penalties described herein at the discretion of the prosecuting authority; however, only one kind of penalty may be applied for each kind of violation. 11. The CWA provides that any person who violates a provision implementing sections 301, 302, 3061 307, 308, 318 or 405 of the CWA, or any permit condition or limitation implementing any such section in this permit, is subject to a civil penalty not to exceed $25,000 per day for each violation. The CWA provides that any person who negligently violates a provision implementing these sections is subject to criminal penalties of $2,500 to $25,000 per day of violation, or imprisonment of not more than 1 year, or both. Any person who knowingly violates a provision implementing these sections is subject to criminal penalties of $5,000 to $50,000 per day of violation, or imprisonment of not more than 3 years, or both. 12. The California Water Code provides that any person who violates a waste discharge requirement or a provision of the California Water Code is subject to civil penalties of up to $5,000 per day, $10,000 per day, or $2S,000 per day of violation, or when the violation involves the discharge of pollutants, is subject to civil penalties of up to $10 per gallon per day, or $20 per gallon per day of violation; or some combination thereof, depending on the violation, or upon the combination of violations. C 1 1 1 I 1 1 i P L $P&RR No. 93.49, (NPOES No. CA0998001) Page 16 of 46 General Waste Discharge Requirements Groundwater Dewaiering Facilities 13. It shall not be a defense for a discharger in an enforce- ment action that it would have been necessary to halt or reduce the permitted activity in order to maintain compliance with the conditions of 'this order. 14, The Regional Board, EPA, and other authorized represen- tatives shall be allowed: (a) Entry upon premises where a regulated facility or activity is located or .conducted, or where records are kept under the conditions of this order, (b) Access to copy any records that are kept under the conditions of the order; (c) To inspect any facility, equipment (including monitoring and control equipment), practices, or operations regulated or required under this order., and (d) To photograph, sample and monitor for the purpose of assuring compliance with this order, or as otherwise authorized by the clean Water Act. is. The discharger shall take all reasonable steps to minimize or prevent any discharge that has a reasonable likelihood of adversely affecting human health or the environment. 16. The discharger shall take all reasonable steps to minimize any adverse impact to receiving waters resulting from noncompliance with any effluent limitations specified in this order, including such accelerated or additional monitoring as necessary to determine the nature and impact of the noncomplying discharge. 17. The discharger shall, at all times, properly operate and maintain all facilities and systems of treatment and control (and related appurtenances) which are installed or used by the discharger to achieve compliance with this order. Proper operation and maintenance includes effective panderformance, adequate funding, adequate and ataffinand process controlsr including appropriateadequate quality assurance procedures. 18. Bypass (the intentional diversion of waste streams iron any portit facility) is on of a action against bited. The ReinalBoard maytakeenforcement the discharger for bypass unless: P SP&RR No. 93.49, (NPOES No. CAG998001) General Waste Discharge Requirements Groundwater Dewatering Facilities Page 17 of 46 (a) Bypass was unavoidable to prevent logs of life, personal injury, or severe property damage. (severe property damage means substantial physical damage to property, damage to the treatment facilities that causes them to become inoperable, or substantial and permanent loss of natural resources that can reasonably be expected to occur in the absence of a bypass. Severe property damage does not mean economic loss caused by delays in production.); (b) There were no feasible alternative to bypass, such as the use of auxiliary treatment facilities, retention of untreated waste, or maintenance during normal periods of equipment down time. This condition is not satisfied if adequate back-up equipment should have been installed in the exercise of reasonable engineering judgment to prevent a bypass that could occur during normal periods of equipment down time or preventive maintenance; and (c) in advancegeofsuthetted a need notice aatleast bypass ten days to the appropriate Regional Board. The discharger may allow a bypass to occur that does not cause effluent limitations to be exceeded, but only if.-itis for essential maintenance to assure efficient operation. In such a case, the above bypass conditions are not applicable. The discharger shall promptly notify the Regional Board' and the EPA within 24 hours of each such bypass. 19. "Upset" means an exceptional incident in which there is unintentional and temporary noncompliance with permit effluent limitations because of factors beyond the reasonable control of the discharger. An upset does not include noncompliance to the extent caused by operational error, improperly designed treatment facilities, inadequate treatment facilities, lack of preventive maintenance, or careless or improper action, A discharger that wishes to establish the affirmative defense of an upset in an action brought for non- compliance shall demonstrate, through properly signed, contemporaneous operating logs, or other relevant evidence that: (a) an upset occurred and that the discharger can identify the cause(s) of the upset: (b) the permitted facility was being properly operated at the time of the upset; SP6RR No. 93.49, WPM Na CAG998001) Pape 18 of 46 General Waste D(scharpe Raquir0M6nlS ' Grouncwetar Dawaterfng FacU9183 (c) the discharger submitted notice of the upset as in General Reporting Provision D-8r ' required (d) the discharger complied with any remedial measures Provision A.15- No ' required under General determination made before an action for noncom- pliance, such as during administrative review of that noncompliance was caused by an upset, ' claims is final administrative action subject to judicial review. In any enforcement proceeding, the discharger seeking to establish the occurrence of ' an upset has the burden of proof. 20. Safeguard to electric power failure: ' a, The discharger shall, within ninety (9o) days of date of this permit, submit to the the effective Regional Board and the Regional Administrator a provided to ' description of the existing safeguards that, should there be reduction, loss, or assure failure of electric power, the discharger shall conditions of this order. ' comply with the terms and Such safeguards -may include - alternate power capacity, sources, standby generators, retention other means. A descrip- ' operating procedures, or tion of the safeguards provided shall include an analysis of the frequency, duration, and impact of failures experienced over the past five years. t power on effluent quality and on the capability of the the terms and conditions discharger to comply with the s �. of to the approval oc fthe RegionalOf Board. ' b. Should the treatment works not include safeguard! of electric ' against reduction, loss or•failure power, or should the Regional Board not approve th( withii existing safeguards, the discharger shall, the effective date of thit ninety (so) days of beet order or within ninety (90) days of having existin! ' advised by the Regional Board that the safeguards are inadequate, provide to the Regiona o Hoard and the Regional Administrator a schedule for providing safeguards such that i o ' compliance the event of reduction, loss, or failure the discharger shall comply wit electric power, the terms and conditions of cnis order. Th approvaI of th schedule of compliance shall, up condition of this order. Regional Board, become a ' 21. The discharger's wastewater treatmentossess. shall t operated by persons p , supervised and ficates of appropriate grade pursuant to Chapter California Code cP Regulation: ' Subchaoter 14, Title 23, SPdRR No. 93.49, (NPDES No. CAG998001) General Waste Discharge Requirements Groundwater Dewatering Facilities Page 19 of 46 22. Solids, sludge,' filter backwash, and other .pollutants removed in the treatment or control of wastewater shall be disposed of in the manner approved by the Executive. officer of the Regional Board. 23. The discharge of any radiological, chemical, or biological warfare agent or high level radiological waste is prohibited. 24. The following wastes shall not be introduced into the treatment works: a. Wastes which create a fire or explosion hazard in the treatment works; b. Wastes which will cause corrosive structural damage to treatment works, but, in no case, wastes with a pH lower than 5.0 unless the works are designed to accommodate such wastes; C. solid or viscous wastes in amounts which would cause obstruction to the flow in sewers or other- wise interfere with the proper operation of the treatment works; or ' d. Wastes at a flow rate and/or pollutant discharge rate which is excessive over relatively short time periods so that there is a treatment process upset and subsequent loss of treatment efficiency. 25. The discharger shall ensure compliance with any existing or future pretreatment standard promulgated by EPA under Section 307 of the Clean water Act or amendments thereto for any discharge to the municipal system. 26, The discharger shall require each user to submit periodic notice (over intervals not to exceed nine months) of progress toward compliance with applicable toxic and pretreatment standards developed pursuant to the Clean Water Act or amendments thereto. The discharger shall forward a copy of such notice to the Board and the Regional Administrator. a. Provisions for Monitoring 1. Water quality analyses shall be performed in accordance with the most recent edition of -Environmental Protection Agency Regulations on Test Procedures for the Analysis of Pollutants" promulgated by EPA (40 CFR 136). In addition, the Board and/or EPA, at their discretion, may specify test methods which are more sensitive than those specified in 40 CFR 136.- 11 SPdRR No. 93-49, (NMES No. CA0998001) central Waste 015marge Requirements Groundwater Dewatetieg FeCf NOO Page 20 of 46 2. chemical, bacteriological, and bioassay analyses shall be conducted at a laboratory certified for such analyses by the state Department of Health services or EPA. 3. Records of monitoring information shall include: a. The date, exact place, and time of sampling or measurements; _ b, The individual(s) who performed the sampling or measurements; d. The date(s) analyses were performed; d. The individual(s) who performed the analyses; e. The analytical, techniques or methods used; and f. The results of such analyses. 4. The discharger shall have,, and implement, an acceptable written quality assurance (QA) plan for laboratory analyses, An annual report shall be submitted by January 30 of each year which summarizes the QA activities for the previous year. Duplicate chemical analyses must be conducted on a minimum of ten'percent (lot) of the samples, or at least one sample per month, whichever is greater. A similar frequency shall be maintained for analyzing spiked samples. When requested by the Board or EPA, the discharger will participate in the NPAEs discharge monitoring report QA performance study., The permittee must have a success rate equal to or greater than M . 8, sample, containers, n40 CFR Part t 1 6d hold time shall conform with those i 5, Influent samples shall be taken at each point of inflow to the wastewater treatment plant, upstream of any in - plant to lant return theflows, treatment plant a representative of the 7. Effluent samples shall be taken downstream of the last addition of waste to the treatment or discharge works where a representative sample may be obtained prior to mixing with the receiving waters, 8. A11 monitoring instruments and devices used by the discharger to fulfill the prescribed monitoring program shall be properly maintained and calibrated as necessary to ensure their continued accuracy. SP&RR No. 93.49, (NPDE5 No. CAG998001) Page 21 of 46 General Waste Discharge Requirements Groundwater Dewatering Facilities 9. The flow measurement system shall be calibrated at least once per year or more frequently, to ensure continued accuracy. 10. The cWA provides that any person who knowingly falsifies, tampers with, or renders inaccurate any monitoring device or method required to be maintained under this permit shall, upon conviction, be punished by a fine of not more than $10,000 per violation, or by imprisonment for not more than 2 years per violation, or by both. C. Reporting Provisions for Monitoring 1. For every item of monitoring data where the requirements are not met, the discharger shall submit a statement of the actions undertaken or proposed which will bring the discharge into full compliance with requirements at the earliest time, and shall submit such information, in writing, within two weeks of becoming aware of noncom- pliance. 2. By January 30 of each year, the discharger shall submit an annual report to the Board. The report shall contain both tabular and graphical summaries of the monitoring data obtained during the previous year. In addition, the discharger shall discuss the compliance record and the corrective actions taken or planned which may be needed to bring. the discharge into full compliance with the waste discharge requirements. 3. The discharger shall retain records of all monitoring information, including all sampling and analytical results, all monitoring equipment calibration and maintenance records, all original strip charts from continuous monitoring devices, all data used to complete the application for this order, and copies of all reports required by this order. The sampling and analytical• records shall include the exact location, date, and time of sampling; the analyst's name, and the analytical techniques used. Such records shall be retained for a period of at least three years from the date of the sample, report, or application. This period of retention shall be extended during the course of any unresolved litigation regarding this discharge or by the request of the Board. 4. The discharger shall file with the Board technical reports on self -monitoring work performed according to the detailed specifications contained in any Monitoring and Reporting Program or as directed by the Executive officer. .. _.. -- ... ..... SPSRR No. 9349, (NPDES No. CAG998001) Page 22 of 46 General Waste Discharge Requirements Groundwater DewataNep Fee9i11e3 5. Discharge monitoring data shall be submitted to the extent possible on preprinted Discharge Monitoring Report forms to be supplied by the Board and EPA. other specific reporting format which may include magnetic tape, punched cards or direct computer entry may be prescribed at a later date. Unless otherwise specified, discharge flows shall be reported in terms of the 30-day average and the daily maximum discharge flows, The results of all monitoring required by this order shall be reported to the Board, and shall be submitted in such a format as to allow direct comparison with the limitations and requirements of this order. 6. The results of any analysis of samples taken more frequently than required at the locations specified in the Monitoring and Reporting Program shall be reported to the Board. 7. The discharger shall submit to the Board, by January 30 of each year, an annual summary of the quantities of all chemicals listed by both trade and chemical names which are used for cooling and/or boiler water treatment and which are discharged. a. The discharger shall mail a copy of each monitoring report on the appropriate form to be supplied by the Board and any other reports required by this order to: a. California Regional water Quality Control Board Santa Ana Region 2010 Iowa Avenue, Suite 100 Riverside, CA 92507-4578 b. A copy of such monitoring report for those discharges designated as a major discharge shall. be ' mailed to: Regional Administrator ' Environmental protection Agency Region 9, Attention: C-A-CMR (w-3-1) 75 Hawthorne Street San Francisco, CA 94105 D. General Reporting Provisiono or information submitted to ' 1. All he applications, gionalloBoardeshall# be signed and certified in accordance with 40 CFR 122.22. 2, The discharger shall submit to the Board on or before each compliance report date, a report detailing his compliance or noncompliance with the specific schedule date and task. 1 SP6RR No. 93r49, (NPOE5 No. CAG998001) Page 23 of 46 ' General Waste Discharge Requirements Groundwater Dewatering Facilities 3. If noncompliance is being reported, the reasons for such ' noncompliance shall be stated plus an estimate of the date when the discharger will be in compliance. The discharger shall notify the Board by letter when ' compliance with the time schedule has been achieved. 4. The discharger shall furnish, within a reasonable time, any information the Regional Board or EPA may request to ' determine whether cause exists for modifying, revoking and reissuing, or terminating this order. The discharger shall also furnish to the Regional Board, upon request, to be kept by this order. ' copies of records required i I E U 5. The discharger shall file with the Board a report of waste discharge at least 120 days before making any material change or proposed change in the character, location, or volume of the discharge. 6. The discharger shall give advance notice to the Regional Board as soon as possible of any planned physical alterations or additions to the permitted facility. 7. The discharger shall give advance notice to the Regional Board of any planned changes in the permitted facility or activity that may result in noncompliance with these waste discharge requirements, 8. Noncompliance Reporting (a) The discharger shall report any noncompliance that may endanger health or the environment. Any information shall be provided to the Executive Officer (714-782-4130) and the Office of Emergency Services (1.800-852-7550), if appropriate, as soon as the discharger becomes aware of the circum- stances. A written report shall be submitted within 5 days and shall contain a description of the noncompliance and its cause; the period of noncompliance, including exact dates and times and, if the noncompliance has not bee corrected, the 'anticipated time it is expected to continue; and steps taken or planned to reduce, eliminate, and prevent reoccurrence of the noncompliance. (b) The following shall be included as information that must be reported within 24 hours under this paragraph: i. Any unanticipated bypass that exceeds any effluent limitation in this order. ii. Any upset that exceeds any effluent limitation in this order. SP614R No. 93.49. (NPDES No. CAG998001) Page 24 of 46 General Waste Discharge Requirements Groundwater Dowatedng Faeilitias ixi imitation for any of the violation of a ePollutants listed mum daily gin this order. (c) The Regional Board may waive the above -required written report on a case -by -case basis. S. The discharger shall file a written report with the Board within ninety (90) days after the average dry -weather waste flow for any month equals or exceeds 75 percent of the design capacity of his waste treatment and/or disposal facilities. The discharger'6 senior administrative office shall sign a letter which transmits that report and certifies that about it. Thelicy report aking shall body is include:adequately ude: a. Average daily flow for the month, the date on which the that peak flow instantaneous and the total oflow rfor the a of the day b. The discharger's best estimate of when the average daily dry -weather 'flow rate will equal or exceed the design capacity of his facilities. c. The discharger'3 intended schedule for studies, design, and other steps needed to provide additional capacity for this waste treatment and/or disposal facilities before the waste flow rate equals the caacity of 13260r 13267(bsectionsresent units. (Reference: ), and 13268, California Water Code.) 10. The discharger shall provide adequate notice to the Regional Board of: the a. from an indirect cdischarger that would betion of pollutants subject Osubjectto Sectidirectly discharging those pollutants. werean Water Act if it b. Any substantial change in the volume or character of a pollutants being introduced into that poTw by source introducing pollutants into the PoTw at the time of issuance of this order. Adequate tics shall include information on the quality and quantity of effluent introduced into the POTw as well as ny quantitya or anticipated, impact of effluent to beadiischarged from the POTW. SP&RR No. 93.49, (NPOES No. CAG998001) General Waste Discharge Requirements Groundwater Dewatering Facilities Pape 25 of 46 11. The discharger shall file with the Board within ninety (go) days after the effective date of this order a technical report on his preventive (failsafe) and contingency (-cleanup) plans for controlling accidental discharges and for minimizing the effect of such events. The technical report should: a. Identify the possible sources of accidental loss, untreated waste bypass, and contaminated drainage. Loading and storage areas, power outage, waste treatment outage, and failure of process equipment, tanks, and pipes should be considered. b. Evaluate the effectiveness of present facilities and procedures and state when they become operational. Describe facilities and procedures needed for effective preventive and contingency plans. C. Predict the effectiveness of the proposed facilities and procedures and provide an implementation schedule containing interim and final dates when they will be constructed, implemented, or operational. (Reference: Sections 13267(b) and 13268, California Water Code.) 12, The discharger shall require all existing manufacturing, commercial, mining, and silvicultural dischargers must notify the Regional Board as soon as they know or have reason to believe: a. that any activity has occurred or will occur that would result in the discharge of any toxic pollutant that is not limited in this order, if that discharge will exceed the. highest of the following "notification levels:,, i. One hundred micrograms per liter (100 µ9/1)t ii. Two hundred micrograms per liter (200 µg/1) for acrolein and acrylonitrile; five hundred micrograms per liter (500 µ9/1) for 2,4-di- nitrophenol and 2-methyl-4,6-dinitrophenol; and one milligram per liter (1 mg/1) for antimony; iii. Five (5) times the maximum concentration value reported for that pollutant in the permit application; or iv. The level established by the Regional Board in accordance with 40 CFR 122.44 M- 11 11 SPbRR No. 9J-49, (NPDES No. CA0999001) Genera! Waste Discharge Requirements Grounawatcr Dewatering Faculties Page 26 o/ 46 b. That they have begun or expect to begin to use or manufacture as an intermediate or final product or byproduct any toxic pollutant that was not reported in.the permit application. 13. Except for data determined to be confidential under Section 3os of the Clean Water Act, all reports prepared in accordance with terms of thin order shall be available for public inspection at the offices of the Regional Water Quality Control Board and the Regional Administrator of EPA. As required by the Clean Water Act, effluent data shall not be considered confidential. Knowingly making any false statements on any such report may result in the imposition of criminal penalties as provided for in Section 309 of the Act and section 133e7 of the California Water code. 14. The CWA provides that any person who knowingly makes any false material statement, representation, or certification in any application, record, report, plan, or other document filed or required to be maintained under this permit shall, upon conviction, be punished by a fine of not for otethan more than,000 2 years, violationoby per violation, of bypmeat both. N. Definitions 1The daily mass following emission calculation £orany tcalendar dae is y* from the N Daily mass emission rate (lbs/day) ' 8.34 IQS CS 1 a1 Mass emission rate (kg/day) iri QS Ci in which N in arty calendar day. Qihand C re he number Of samples analyzed flowrate(MGD) and the constituent concentration (mg/1')r b ssamplestlwich aree associated with each of the N ghich taken in any calendar day. If a composite sample is taken, ci is the concentration measis the average flowured rate ioccurring during the the composite pperiod le and over which samples are composited. The daily concentration of all constituents shall be determined from the flow -weighted average of the same n.+a�iri�onrG in the combined waste streams as follows: SP&RRNo. 93•49, (NPOESNo. CAG990001) General Waste Discharge Requirements Groundwater Dewatenng Facilities Page 27 of 46 N Daily concentration - y, E Qi Ci of i=l in which N is the number of component waste streams. Qf and Ci are the flow rate (MOD) and the constituent concentration (mg/1), respectively, which are associated with each of the N waste streams. Qr is the total flow rate of the combined waste streams. 2. The "-day or 30-day average" mass emission rate is the total mass emission rates by weight during a 7 or 30 consecutive calendar day period, respectively, divided by the number of days in the period that the facility was discharging, where less than daily sampling is required by this permit, the 7-day or 30-day average discharge shall be determined by the summation of all the measured emission rates by weight divided by the number of days during the 7 or 30 consecutive calendar day period when the measurements were made. For other than 7-day or 30- day periods, compliance shall be based upon the average of all measurements made during the specified period. 3. The "daily maximum" discharge means the total discharge by weight during any calendar day. 4. The 117-day or 30-day average" concentration, other than for fecal or total coliform bacteria, is the arithmetic mean of measurements made during a 7 or 30 consecutive calendar day period, respectively. The "7-day or 30-day average" concentration for fecal or total coliform bacteria is the geometric mean of measurements made during a 7 or 30 consecutive calendar day period, respectively. The geometric mean is the ninth root of the product of numbers. S. The "maximum daily" concentration is defined as the measurement made on any single grab sample or composite sample. 6. A "grab" .sample is defined as any individual sample collected in less than 15 minutes. 7. A composite sample is defined as a combination of no fewer than eight individual samples obtained over the specified sampling period. The volume of each individual sample shall be proportional to the discharge flow rate' at the time of sampling. The compositing period shall equal the specific sampling period, or 24 hours, if no period is specified. General Groundwater Dawetering Permit Order Na 9349, NPDES No. CAGO98001 Attachment 1 CHAP 2- ES Beneficial uses, simply put, are the many way$ water can directly by the people, or for their overall benefit. bathing are obvious examples, but there are many others, by industry, agriculture, commerce, and wildlife. Peye 28 of 46 be used, either Drinking and including uses Section 303 of the Clean water Act (PL 92-500, as amended) defines water quality standards as consisting of both the uses of the (navigable) waters involved and the water quality criteria which are applied to protect those uses. Under the Porter -Cologne water quality Control Act (California water Code, Division 7), these concepts are separately considered as beneficial uses and water quality objectives. Beneficial uses and water quality objectives are to be established for all waters of the state, both surface and underground. within California, twenty-one beneficial uses have been defined. lighteen of those uses are identified and recognized within the Santa Ana Region. (The three not found are Fish Migration, Freshwater Replenishment, and Saline Water Habitat.) The region,a beneficial uses are listed and described below. Beneficial uses MUN - Municipal and Domestio Supply. ' Includes normal domestic community uses, through both municipal water supply systems and individual systems. AGR - Agricultural Supply. Includes crop and pasture irrigation, stock watering, support of -vegetation for range grazing, and all such uses which support farming and ranching operarions. IND - Industrial Ssrvice..Supply. Includes uses which do not particularly depend on water quality, such as mining, cooling water supply, hydraulic conveyance, gravel washing, fire protection, and oil well repressurizmticn. pROC - Industrial Process Supply. Includes process water supply and all uses of water related to the manufacturing of products. GWR Ground Water Recharge. ground water, either for maintain salt balance < freshwater aquifers. Natural or artificial recharge of future extraction and use, or to ,r halt saltwater intrusion into NAV mitin lodes commercial and ocean shipping, and liary (navaoperation. 2-1 General Groundwater Dowatering Permit Order No. 93.49. NPOES No. CAG998001 Page ?9 of 46 Attachment 2 POW - Hydropower Generation. water used for the hydroelectric power, generation of ABC 1 - Water Contact Recreation. Includes all recreational uses involving body contact with water, such as swimming, wading, water skiing, skin diving, surfing, sport fishing, use in therapeutic spas, or other uses where ingestion of the water is reasonably possible. REC 2 - Non -contact Water Recreation. Recreational uses which involve the contact, nce of water, such as picnicking, sunbathingdo not , hiking, beachcrombing, camping, pleasure boating, tidepool and marine life study, hunting, and general aesthetic enjoyment. COMM - Ocean Commercial and Nonfreshwater Sportfishing, Includes the commercial collection of fish and shellfish, including those collected for bait, plus sportfishing in the ocean, bays, estuaries, and similar nonfreshwater areas. WARM - Warm Freshwater Habitat. Provides a warmwater habitat to sustain the aquatic resources associated environment. with a warmwater COLD - Cold Freshwater Habitat. Provides a Coldwater habitat to sustain the aquatic resources associated with a Coldwater environment. SIOL - Preservation of Areas of Special Biological Significance. Such areas include marine life refuges, ecological or environmental reserves or preserves, areas where kelp propagation and maintenance requires special protection, and formally designated areas of Special Biological Significance. WILD - Wildlife Habitat. Provides a water supply (and supports a vegetative habitat) for the maintenance of wildlife. PARE - Preservation of Rare and Endangered Species. Provides an aquatic habitat which is necessary, at least in part, for the survival of identified rare and endangered species. SPWN - Fish Spawning. Provides a high quality aquatic habitat suitable for Coldwater fish spawning. MAR - Marine Habitat. Provides for the preservation of the marine ecosystem, including -the propagation and sustenance of fish, shellfish, marine mammals, waterfowl, and marine vegetation. 2-2 Gener-4! Groundwater Rewatedng PsMit Pape 30 of 46 Omer No. 93.49, NPOES No. CAG998001 Attachment 3 SHEL - Shellfish Harvesting. The collection o£ shellfish such as clams, oysters, abalone, shrimp, crab, and lobster for sport or commercial purposes. A number of beneficial uses are usually identified for a given body of water. water quality objectives are established (Chapter Three) which are sufficiently stringent to protect the most demanding use. The Regional Hoard reserves the right to resolve any conflicts among beneficial uses, based on the facts in a given case. in the table of beneficial uses (Table 2-1), an ,xw indicates an existing or potential use. Many of the existing uses are well-known; some are not. Lakes and streams may have potential beneficial uses established because plans already exist to put the water to those uses, or because conditions (location, demand) make such future use likely. The establishment of a potential beneficial use serves to protect the quality of that water for such eventual use. An ,I" (for intermittent use) appears in Table 2-1 where, because of natural water conditions, the beneficial use does not occur year round. The best and most common example is an ephemeral stream. Ephemeral streams in the region include, at one extreme, those which flow only while it is raining or for a short time afterward, and at the other extreme, those which flow through part of the year, usually every year, but which also dry up for part of the year almost every year. While such ephemeral streams are flowing, beneficial uses are made of the water. in that such uses depend on the presence of water they are intermittent. Waste discharges which could eliminate intermittent beneficial uses, whether they are made while those uses exist or not, are not permitted. The listing of the waters of the basin attempts to include all significant surface streams and bodies of water, as well as the ground water subbasins which are recognized as water supply sources or which are receiving waters. specific streams which are not listed have the same beneficial uses as the streams, lakes or reservoirs to which they are tributary. ' Beneficial uses previously identified are tabulated and discussed in chapters 1 and 1 of the 1975 Basin Plan, only minor changes and corrections have been made in the development of this plan. The beneficial use Fish Spawning (SPWN) has been incorporated in this plan and applied to a limited number of coldwater streams where there is evidence (an apparently self-sustaining population) that spawning regularly occurs. This beneficial use did not appear in the 1975 Basin plan. 2-3 General Groundwater Dewatering Permit Order No. 93-49, NPDt_S No. CAG998001 Page 31 of 46 Attachment 4 The Ocean Plan (see Chapter One, page 1-7) requires that body contact sports areas outside the nearshore zone and all shellfishing areas be established by the Regional Hoard on a case -by -case basis. The Regional Board has determined that the entire offshore zone may be used for body contact recreation. Likewise, the entire nearshore zone, plus Newport Bay, Bolsa gay, and the tidal prism of the San Gabriel River up to Marina Drive are designated shellfishing areas. Additional body contact recreation and/or shellfishing areas may be designated in the future as appropriate, The non -contact water recreation (REC-2) beneficial use has been added for water bodies which had REC-i in the 1975 plan. This change was made in order to make it clear that REC-2 uses are also recognized for all waters designated REC-i. The beneficial uses of surface waters generally include REC-1 (swimmable) and MAR, WARM or COLD (fishable), implementing 'the national goals expressed in. the Clean Water Act. In a few cases, like Lake Mathews, some agricultural or wastewater reservoirs, and some special wildlife protection areas, public access and/or REC-1 uses are restricted or prohibited by the entities which control those waters. 2.4 General Groundwater Dewatering Permit Order No. 93.49, NPDES No. CAG998001 Attachment 5 Table 2.1 BENEFICIAL VSES Uter od San Gabriel River to Poppy street in Corona del Mar Poppy street to Southeast Regional 90undsry Zo , Nature between Nearehors Zone and Limit of State waters Says, C.......e.ce. AlJD TZT�1l.[. PRISMS Anaheim Bay - outer Bay Anaheim Bay - National Wildlife Refuge Portion Sunset say - Huntington Harbour Bolas bay Page 32 Of 4f Revised 7/14/89 (Resolution 89-99) penexicial Use - Lower Newport Bay Upper Newport say Tidal Prism of Santa Ma River (to within 1000• of Victoria Street) and Newport Slough Tidsl Frism of Sao 0abriel River - River Mouth to Marina Drive Tidal prisms of Flood Control Channels Discharging to coastal or Be- Water* - - :Defined by Ocesn ouPlan Chapter II A.1. •Within a -tone bounded by shoreline and a distance of loon feet from shoreline or the 30-foot depth contour, whichever is further from shoreline..." • axcapted from MVN by Reg. Bd. Res. 09-42 1 No access per agency with jurisdiction (V-S. Navy) 2-s x. Prevent or Potential Beneficial 0s I• Intermittent Beneficial Vile General Groundwater Dewatering Permit Page 33 of f! Order No. 93-<9, NPpES No. CAG998007 Attacbment 6 Revised 7/14/89 (Resolution 89-99) Table 2-1 BENEFICIAL USES Plater Bow INLAND SURFACE gTAEAMS LOWER ZSANTX ANA RIVER BASIN Santa Ana Riv" Reach 1 - Tidal Prism to 17th St. in Santa Ana Reach 2 - 17th Street in Santa Ana to Prado Dam Santiago Drainage Silverado Creek Santiago Creek: Reach 1 - below Irvine Lake Reach 2 - Irvine lake face Lakes. p. 2-13) Reach 3 - Irvine Lake to Modjeaka Canyon Reach 4 - in Modjesks Canyon San Rieg�e_ek Drainage San Diego Creek: Roach 1 - below Jeffrey Road Reach 2 above Jeffrey Road to Neadwatera San Joaquin Freshwater Marsh All other Tributaries to these Creeks: Bonita Creek, Serrano Creek, Peters Canyon wash, Nicks Canyon wash, age Canyon wash, Borrego Canyon wash, Aqua Chinon Wash, Laguna Canyon Wash. Rattlesnake Canyon Wash, Sand Canyon Wash + Excepted from MUN by Reg. Bd. Res. 99.43 1 Access prohibited in all or part by Orange County environmental Management Agency (OCEMA) 2.6 Beneficial use ME$ u H G R N D P 0 C W R A V o W R C 1 R C 2 C 0 M M W A R M C p D B I O L W 2 L D R A R E S p W N M A R + X' I I I + X X X X x X x x x x x x x x V x x x I I I i 2 I x x x x x x + X, x x x + I I I I I • xx x xx + I I I I I X: Present or Potential Beneficial Use I• Intermittent Beneficial Use Generat Groundwater DOW&WHng Permit Other No. 93.49, NPDES No. CA0998001 .#ttachment 7 Page 34 of 46 Revised 7/14/89 (Resolution 89-99) Table 2-1 BExEFICIAL v595 j'.f14qw� INIJUM SgETACT STREM ue V%Pve SAW a A i .�N_,�d sent& Ana River Roach 3 - Prado Dam to Mission Blvd. in Riverside Reach 4 - mission Blvd. in Riverside to San Jacinto s Reach 5 • San acinto Fault to confluence with Bear Crack Roach 6 {see alsoewith Bear Crock to individual Headwaters Tributary Streams) San adngma n Or e Kill Creek: Roach 1 - Crossing Routeh35 ataupperRvowtrhousesdge Crossing Reach 3 - Bridge Crossing Route 3e at Upper Towerhouse to Headwaters Mountain Herne Creek Mountain Hose Creek, East Pork Monkey pace Creek Alger Creek palls Creek vivion Creek Righ Creek Other Tributaries: Lost, Oak Cove, Green, Skinner. Ilemyer and Olen Martin Creeks, and other Tributaries to these Creeks ♦ excepted tram MUH bY•Rag• ad. Res. 89•e3• seneiicial IIsa Xpresent or I• Potential IntermittentsoneficialBeneficial Use use General Groundwater Dewatenng Permit order No. 93.49, NPDES No. CAG99800f Pegs 35 Of 1 Attachment 8 Table 2-1 BENEFICIAL, USES W#ter Sody UR AJ- SURFACE STREAMS - continued 92PER SANTA ANA RIVER BASIN - Continued San sernardina Mountain StrSams - Continued sear Creek Drainage: Bear Creek Siberia Creek Slide Creek A11 other Tributaries to these Creeks Sig Bear Lake (sea Lakes, p. 2-13) HS Bear Lake Tributaries: North Creek Metcalf Creek Grout Creek RAthbone (Rathbun) Creek Other Tributaries to Sig Bear Lake: Johnson, Minneluea, Polique, and Red Ant Creeks, and other Tributaries to these Creeks Baldwin Lake Drainage: Baldwin Lake (see Lakes, p, 2.13) Shay Creek Other Tributaries to Baldwin Lake: Sawmill, Green, and Caribou Canyons and other Tributaries to these Creeks 2-e Revised 7/14/89 (Resolution 89.99 Beneficial Use M' V N A G R i N D P R 0 C C N R N A V P 0 W R E C 1 R E C 2 C 0 M M W A R M cis 0 L 0 2 0 L W I L D R A R E S P W N M A R xx x x x x x x x x. x xx x x I I I I I I I I I I I I x x x x x x x x X x x X X x x x xx x x x x x x x x x I I I I I i x x x x x x i I I I I I X• Present or Potential Bsneficial use I. Intermittent Beneficial Use Generat Groundwater Dewetering Permit Older No. 93-49, NPOES No. CAGOD= ' Attachment 9 Table 2-1 OMPICIAL USES ' pater Hod% +tAm SURXACE STR£aw9 - Contirlup$ ' ere SAWA AEA RIVER HA91H - Continued Mundms D n to River i ash Cajon Creek city Creek ' Devil Canyon Creek last Twin and Strawberry Creeks ' Waterman Canyon Creek fish Creek Torsee Creek plunge Creek Barton Creek ' lailey Canyon creek Xim N atCanyo , Fork Cast ble CanyollKCreake Canyon, Ames Canyon a1ad ' Valley Reaches of Above Streams other Tributaries (Mountain Reaches): Alder, Badger ' Canyon, Bledsoe Gulch, Bores Canyon. Breakneck, Cable Canyon, Cienegs Secs, Cold, Converse, Coon, Crystal. Deer, Eldsr, Predalba. Prog, Government, Hamilton, Near Bar, Hemlock, Xeller. Kilpecker, Little Mill, Little Sa ' Canyon. Lost, Meyer Canyon, Mile, Monroe Canyon, Oak, Rattlesnake, Round Cienega, Sand, Schneider, Staircase, warm Spring* Canyon and Wild Hoiae Creeks, and other tributary to these Creeks Page 36 of 46 Revised 7/14/89 (Resolution 89-99) Beneficial Use OIN�0IW�A4a CI CIM�R'�I.�0 L�R�W�AIL x x xx x x x x x x x x x x x x xx x ,x xx x xx x x x x x xx x x x xx x x x x xx x x c xx x xx x x xx x xx x x I I I I x x x x x x x I I I I I I I I I I I i i+ IntermittentoBeneficialUsBeneficial Use 2-9 General Groundwater Oewatering Permit Order No. 93.49. NPOES No. CAG998001 Page 37Of 4 Attachment 10 Table 2-1 BENEFICIAL USES Water Body ,1&,1ND SURFACE STREAMS - Cantinued UPPVt SUM WA RIVER BASIN - Continued ion Gabriel_Mountain Streams IMoyntain Reachel Sao Antonio Creek Lytle Creek (South. Middle and North Forks) and Coldwater Canyon Creek Day and East Etiwanda Creeks valley Reaches of Above Streams Cucamonga Creek (Mountain Reach) Cucamonga Creek (valley Reach) Other Tributaries (Mountain Reaches); San sevaine, Door, Duncan Canyon, Henderson Canyon, Bull, Fan, Dsmens, Thorpe, Angalle, Telegraph Canyon, Stoddard Canyon, Icehouse Canyon, Cascade Canyon, Cedar, Falling Rock, xarkhaff and Cherry Creeks, and other Tributaries to these Creeks Son Timotto Area Streams San Timoteo Creak Reach 3- Santa Ana River confluence to Gauge at San Timoteo Canyon Road Reach 2- Gauge at San Timoteo Canyon Road to confluence with Yucaipa Creek Reach 3. Confluence with Yucaipa Creek to Section 20. T25, R3W (Bunker Hill II Boundary) Reach 4- Section 24, T2S, R3N (Banker Hill Boundary) to confluence with Little San Gorgonio and Noble Creeks (Headwaters of San Timoteo Creek) Oak Glen, Potato Canyon and Birch Creeks Little San Gorgonio Creek Yucaipa Creek Other Tributaries to these Creeks - Valley Reaches Other Tributaries to these Creeks - Mountain Reaches - - - - - - - - - - - • C7(Cepted tram MW by Reg. Bd, Res, 69-42 or 69.99. 2-10 Revised 7/14/89 (Resolution 89-99: ,Songficial use M u R A c R I x D P R o C G w R N A V P o W R E c 1 R E C 2 C 0 M M W A R M C 0 Too D 8 I L N 2 To o R A e 9 P N x N A a xxxxx x x x x x xxxxx x x x x x x xx xx x x I I I L I 2 x x x x x x x x x x * I I Z I I .x x xx x x .x x xx x x x xx x x x x x x x x x �x x x x x x x x x x I I I I I I I I I I I I I I I I I I X- Present or Potential Beneficial Use To Intermittent Beneficial Use Genera! Gmundwafar Dewatering PQRa14 Order No. 93-49. NPDES No. CAGO98001 Attachment 11 Table 2-1 BENEFICIAL USES Wnter Bodv INLM'^ SURYAC@ S s S _ Continue$ YPPER •MA ANA RIVBR D&q - ContLMV& jra}o Area streams Tequeequite Arroyo (Sycamore Creek) Chino Creek Temescal Brack Reach 1 = Santa Ana River Confluence to Riverside Cana Reach 2 • Riverside Canal to Lee Lake Reach 3 • Lee Lake (see Lake$. P. 2-131 Reach 4 - (downstreamtendMof-freeway cut) a1 Sect. Raaeh S - freeway cut)lito Blainors OroundwateraSubb Boundary Raaeh j ' glainors Groundwater Subbasin Boundary to Elaino Coldwater Canyon Creek Bedford Canyon creek other Tributaries to these Creeks 3 Aeeeiaaproh bited in some portions by 42 Riverside County Flood Control Page 38 of 16 Revised 7/14/89 (Resolution 89-99) $engficial Use Potentialx� Present or I. Intermittent SeneficialnUs* Us* General Groundwater Oewatering Permit Order No. 93-49, NPDES No. CAG998001 Page 39 of 41 Attachment 12 Table 2-1 BENEFICIAL usES Water Hodyr INLAND SURFACE STRFMS - Continued SAX JACINTO RIVER BASIN Sin. Jacinto River Reach 3 - Lake Elsinore to Canyon Lake Reach 2 - Canyon -Lake (see Lakes, p. 2-131 Reach 3 - Canyon Lake to Nuevo Road Reach 4 - Nuevo Road to North -South Mid -Section Line, Se, TtS, R1X Reach S - Mid -Section Line of Section S to confluence with Poppet Creek Reach 6 - Poppet Creek to Cranston Bridge Reach 7 - Cranston Bridge to Lake Hemet Bautista Creek - Headwaters to Debris Dam Strawberry Creek and San Jacinto River, North Fork Puller Mill Creek Stone Creek Salt Creek Other Tributaries: Indian, Hurkey, Poppet and Potrero Creeks, and other Tributaries to these -Creeks -Excepted tram -MUD by Reg. Bd. Res. 99.47 2-12 Revised 7/14/89 (Resolution 89-99) Beneficial ttee M U N A 0 R I N D P R O C G W R N A V P O W R 9 C 3 R 8 C 2 C 0 M M W A R M C O L D H I O L W I L D R A R B S P W N N A R I Z I Z I I I + 2 Z I I 2 Z s I I I I I I + Z I I I I r x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x + I I I I I I 2 I I 2 f Ze Present or Potential Beneficial use I. Intermittent Benetieiol Una 1 Conoral Groundwater Gow81e6179 Permit Order No, 93.49, NPAES No, CA0998001 Attacbment 13 Water 8edv L&JWS AND Rygrity0r. Page 40 Revised 7/14/1 (Resolution 89• Table 2-1 BENEFICIAL USES Henef cial IIe_a HIOIWIAIOICICIMIRILIOILIRI' ttPPER SANTA VRR BASIN _ I I I I I Baldwin Lake X x X X Big Bear Lake X X X X X Lvans lake X x X X X X X Jenks Lake + X X X X X X X Las Lake x X X x x X, X x x X Mathews Lake Mockingbird Reservoir 'P X X' x x x a X X X X Norconian lake r0','eR SANTA ANA RIVBR BASIN Anaheim Lake Irvine Lake (Santiago Reeervoir) Laguna, Lambert, Peter* canyon, Rattlesnake, Sand canyon • X X4 x % x and Siphon Reservoirs SAN JArINTO RI R Canyon Lake (Railroad canyon Reservoir) xx x xx x x xx x X tialaore, Lake Fulmar, Lake x x x x x x x x Hemet, Lake x x x x x x Perris, Lake x x x x ted from Nun ti -Bxcep . by Rag. -ad. Res. 89-42 District X• Present or Potential Beneficial Io Intermittent Beneficial Use Access prohibited by the Metropolitan water fAccess Access prohibited by Irvine Renchacompany (owner)(Owner-operator) Genera( Groundwater Oewatering Permit Order No. 93.49, NPDES No. CAG998001 Attachment 14 Water Bodv GACUND WATER $,MBASINS UPPER_SANTA ANA RIVER BASIN Big Hear I Big Bear II Cucamonga Chino I Chino II Chino III San Timoteo Bunker Hill I Bunker Hill It Dunker Hill Pressure Lytle Creek Rialto Colton Riverside I Riverside II Riverside III Arlington Bedford (Upper Temeacal I) Lee Lake (tipper Temeacal II) Coldwater (upper Temeacal III) Temeacal Page 41 of Revised 7/14/09 (Resolution 89-9S Table 2-1 BENEFICIAL USES 2-14 Beneficial Vse M U N A G R I N D P R O C a •W R N A V P O W R E C 1 R E C 2 C 0 M M W A A M C O L O B I O L W I L 0 R A R L a P W N M' R R x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x xxxx xxxx, X x x x x x x x x x x x x x x x x x x x x x x x xxxx X. Prevent or Potential Beneficial Use I• Intermittent Beneficial Use General Groundwater Dewalering PermB Osier No, 93-49, NPDES No. CA6998001 attachment 15 Water Hod SAN JACI 0 RIVW HASIt3 Gsrner Valley Idyllwild Area San Jacinto - Canyo6 Son Jacinto - Lower pressure son Jacinto - Intake San Jacinto - upper Pressure Nomet Lakeview Perris North Perris South I Perris South ii Perris South III Winchester Menifes I Moniffe II Elsinore Pape 42 of Revised 7/14/89 (Resolution 89-9 Table 2-1 BENEFICIAL USES Bgneii ial—'Use 1M. I P,.l Id P4 10RI'V11DO11,11 141,M11111 "'U"I E R X* Present or X. intermittentPotential Beneficial nYse Use 2.15 General Groundwater Oewatering Permit Order No. 93-49, NPOES No. CAG99soo1 Attachment 16 Water Body OROUNO WATER SUBBASINS - Continued WUM SANTA ANA RIVER BASIN La Habra Santiago Santa Ana Forebay Santa Ana Pressure Irvine Forebay I Irvine Forebay II Irvine Pressure Page 43 of 4 Revised 7/14/89 (Resolution 69-99 Table 2-1 BENEFICIAL USES 1-16 Aeneficial use M U N A G R I N 0 0 R 0 C G W R H A V P 0 N R L C 1 R E C 7 C O M M AI R0 NH-001, ML 11 W I L 11 R A R S S P W N' N A R X x x x x x x x x x x x x x x x x x x x x Ll lxlxlxlxl I I - I I I 11 X- Present or Potential Beneficial Use I- Intermittent Beneficial Use General Groundwater Dewatedng Permit Order No. 93.49. NPPES No. CAG990001 Pape 44 of 46 Attachment 17 Table 1. Water Quality Objectives 109 FrOtectica Of lrsshwater Aquatic Life, 4-Day Daily 1-Hour Instantaneous en itu nt yji v' act? Ay—el;mre ma2jimu arsenic µg/l 190 360 :• cadmium µg/1 b 4.3 •- -- ehlordane+ ng/l 16 -- chromium (VI)` µg/l 11 a .. WT:er ac g/1 dieldrin n9/l 1.9 ng/1 ._ 220 eadosulfan• '" .. 22 endria■ nB/1 ._ 2.-- S0 hsptaclor Ag/1 .3 hexachlorocyclohexans- ng/1 _ 80 -- •' lcad� n/ a- -- 2.4nickel .. msroury µS/1 a -- e pan* ng/l - 14 -- pentachlorophenol 4/1 h -• h 20 selenium µg/1 5.0 -• ., f" silver µg/l 730 -- toxaphens nng�l 2.2 ap __ 60 tributyltin µg/1 2 zinc • . see Appendix 1 for definition of terms mg/l milligram(s) per liter; µgll . microgram(s) per liter; no/1 nanogram(s) per liter; `--` ■ Not applicable a Dischargers may, at their option, meet this limitation as total chromium. b-g ■ Objectives for these metals are expressed by the following formulas, where H ■ In (hardness) in mg/1 as CaCO): 0.10529 . 3.400; 1-HOUR Average cadmium For . ei.1:6a • �.69s b . ore AVERAGE cadmium e Fexample where hardness is 50 mg/1, the 4-DAY AVERAGE cadmium a 0.66 µfill and the 1-HOUR AVERAGE c admire -ii 8 µg11 o.9+oar - 1.464 c . 4-DAY AVERAG8 cpppex • e , 1-HOUR AVERAGE capper - e For example where hardness is 50 mg/1, the 4-DAY AVERAGE copper . 6.5 µfill and the 1-HOUR AVERAGE copper a373R 9.27osg/11-HOUR Average lead ei'i��s 1.+6o. For d • 4•DAY AVERAGE lead •- e ' example where hardness is 50 mg/l, the 4-DAY AVERAGE lead • 1.3 µg/1 and the i-HOUR AVERAGE lead - 34 0.7141Hµ/I . 1.161s o Nis . s.7aa a . 4-DAY Av6RAGE nickel - @ 1-HOUR AVERAGE nickel e ' For example where hardness is 50 mg/l, the 4-DAY AVERAGE nickel - as µg/1 and the I -HOUR AVERAGE nickel . 790 09/1. f AB INSTANTANEOUS MIMUM silver - e1'73H 6'0i• For example where hardness is 50 mg/l, the INBTANTANEOUo.0�IM0.7614. I- ■ 1.2 µ9/1. 0,14:3x • 0.9604 For g . 4-DAY AVERAGE zinc a 1-HOUR Average zinc < e example where hardness is 50 mg/l, the 4-DAY AVERAGE zinc ■ 59 µg/1 and the 1- HOUR AVERAGE zinc - 65 µg/l• 1 00s(PH) - 6.390 ,his is h . The 4-DAy AVERAGE objective for pentachlorcphenol is e 13 oii�ipHl a s . • 8 • The i-HOUR AVERAGE objective for pentachlorophenol is . This is 20 µg/1 at pH , i - Six -Month Median .4_ General Groundwater Oewatering Perm t Order No. 93-49, NPOES No. CAGO98001 Page 45 of 46 Attachment 18 Table 2. Water Quality Objectives for inland Surface Waters for Protection of Human Health Exit',ing or Potential Sources of prinking water Other Waters. Constituent Unit 30-day Average Unit 3e.dav Ave sae Noncarcinoaeng•• cadmium ._ 4-chlorc-3-methylphenol µg%1 3000 — chromium (1Y)4 mg/1 0.05 -. .. copper Pg/1 1000.0•90 -. 1,2-dichlerobenzene• µg/l 2700 mg/1 is 1,3-dichlorobenzene 40 µ9/1 2i00 2-4•dichlorophenol )is/1 0.30••• - — endosulfan• µg/1 0.9 µg/1 2.0 endrin• fluorauthene µg/1 µg/l 0.5 42 µg/l µg/1 O.s 42 lead µg/1 50.0 - mercury nickel qg/1 mg/1 12 0.6 79/1 mg/1 12 4.6 phenol µg/1 300*•* -. - selenium µg/l 10 .. silver 0�•• µ9/1 10000 mg/1 300 toluene mg/1 Sireinovena•• aldYin Vg/l 130 09/1 140 arsenic µg/l 5.0 - benteme 09/1 0,34 µq/1 21 chlordane• .06 51 chloroform µg/1 100 µq% 1 4s0 DDT* 1,4-dichlorobenzens ggJl µ9/1 0.59 919 Wg/2 µg/1 600 64 diehloromethane µg/1 4.6 µg/l 1600 dieldrin halomethanes• 09/1 140 10 iog/l pg/1 140 490 heptachlor ag/1 0.16 qg/l 0.7 heptachlor epoxide qg/l 0.07 hexachlorobenrene 0911 0.66 gg%1 $90�0' hexachlorocyclohexane alpha qg/l 3.9 beta gamma qg�l 19 qs/l 42 PAHa• 8 0$A 31 Pcas• rg/1 70 7s.2 pentachlorophenol µg/l 0.24 µg%1 TCOD• equivalents F3/1 0.013 fg/1 0.014 toxa hens i91.0 2,4,i-triehlorophenol µgll 0.34 µ911 • See Appendix 1 for definition of terms •• Note: Certain dischargers may be subject to more stringent requirements pursuant to Chapter 6.6 of Division 20 of the California Health and Safety Code. ••• • taste and/or odor based objectives 5 9 /1 • milligram(s), per liter; 9 9/1 • microgram(*) per liter; qg/1 - nanogram(a) per liter; 44/1 picogramla) per liter; ••-' Not applicable a . Dischargers may, at their option, meet this limitation ae total chromium. -5- • See Appendix i for definition of terms permit Pape 46 of 46 General Groundwater Deweterinp Order No. 934t NPDESNo. CAG996001 29 Attacitmemt 1 ' pR]1CTICAL IIARTITATION_LMLS FOR COMP -QM DETERMINATI t t .L � � m M th2 ' lAMtl ueHS + 7.5 OF/M 1 Artenie Armi$Ariu " 20.0 ICPIGFM ' B 3 Cadmus + r LI) 10.0 IcP UP 4 Chrmiva (M • 10.0 GFI OF/M S mit • 20.0 6 CWP•r • 3".Z 7 Cganide w 00.0 IOO.O to5.21335.3 It•A ' 6 Ivan r 10.0 OF/AA 9 Lied . 2010 17 10 lmexlurne ■ CIS CV/AA 1/ Hereury r 50.0 iC! 12 xiakel w 10.0 cF/H1Dkl0E ' t3 Saleniut OEyERATION • 10.0 top li Silver 25.0 15 Zinc r 601/6021624 ' 16 1r2 DlthlorObenO ft r 5.0 601 17 1,3.Oichtoroben:ene ■ 5.0 401 16 t,i•Oiehlorobentene ■ 10.0 6BI604 19 2.4.01ehlerophenel ■ 10.0 9516U 2D, 4•drtore•3•methytphenol ■ 0.04 603 ' 21 Albin • 1.0 60VU4 22 MUM r also 60 23 rhterden•• . 5.0 601/624 24 chteroform r 0.10 60e ' is 00Tr r 5.io 0 6011624 2s Oirhloromethum40 r ol 2T Oieldrin • t0.5 625l610 6* 26 TluorenthtM • 0.50 f0! 29 Erdotuttan• w 0.10 606 ' 30 Endrin• • 601/bii 31 yetamethAnee+ r 0.0 alas 600 32 Heptethtor 33 xepgchtor Epoxide • 0.05 10.0 615 6ZS ' 34 kuuthlarebencrml • Nought 35 Awc' • 0.03, 606 • 0.03 605 µ.03 60 GWO r 10.0 451610 ' 3• PAMV a 1.0 an • r 10.0 62516" 38 PomteahleralMmi ■ 10.0 601604 39 Phml 40 Tt9D' Equivatent w 0.45 1.0 am 602/60 41 Toluene r r 2.0 60e 42 Texeti'ene w 0.02 cc 43 TrttutYltin a 10.0 01604 µ 2,4,6•Trtchtorephwwt ' 1 11 California Regional Water Quality Control Board Santa Ana Region Monitorinq and Reoortino Program No. 93-49 NPDES N0. CAG9980O1 for General Waste Discharge Requirements for Dewatering Projects Santa Ana Region A. Effluent Monitoring 1. The Executive Officer is hereby authorized to prescribe a Monitoring and Reporting Program for each authorized discharger; applicable parameters and tests may be selected from 4., below. 2. All analyses shall be conducted at a laboratory certified for such analyses by the State Department of Health Services or at laboratories approved by the Executive Officer of the Regional Board. 3. All samples shall be representative of the waste discharged under the conditions of peak load. 4. A sampling station shall be established for the point of discharge and shall be located where representative samples of the discharge can ,be obtained. The following shall constitute "the effluent monitoring program: CONSTITUENT TYPE OF SAMPLE UNITS MINIMUM FREQUENCY OF ANALYSIS Flow GPO gaily Oil and Greats Grab mgA Weekly Suspended Solids Grab mgA Weekly Suledes Grab mgA Weekly Oil and Grease Grab mgA Weekly Settleable Solids Grab mgA Weekly Total Chlorine Residual' Grab mgA Weekly Otal Petroleum Hydrocarbons Grab MM Weekly oxlcity Testing" Grab % Survival Annually Volatile Organics Part an of >he EP11 Priority Pomutants' (Sae Adached) Grab NgA Annually Only iT chlorine is used for disinfection or treatment of wastes. i before initiation of the project and annually thereafter: only required for projects lasting IZ months Or more, Toxicity shall be determined 1n a•cordance with the Un7:e: States Environmenta' Protection Agency s 'wtnoos for Measuring the Acute Toxicity of Effluents an: Receiving haters to Fresnwater an: Marine ' Organisms' using Fatnead minnow. Pimeonales promelas. a. 2u-23eC for 96 pours, MdRP No. 93.49 (NPDES No. CAG 498001) Page 2 of 4 General waste Discharge Requirements Groundwater Dewatering Feciiltlea ' all sampling, sample preservation, and analysis ' S. otherwise noted, shall be performed in prese accordance with the latest edition of ^Guidelines Establishing Test Procedures for Analysis of Pollutants° ' promulgated by the united States Environmental Protection Agency (40 CFR 130. ' 6. Weekly samples shall be collected on a representative day of each week. 7. Annual samples shall be collected during January. s. Reporting ' 1. The results of the above analyses shall be reported to the Regional Board within 24 hours of finding any discharge that is in violation of the discharge ' Specifications. 2. Monitoring reports shall be submitted by the 3oth day of each month and shall include: a. The results of all -chemical analyses for the previous month, and annual samples whenever ' applicable, and b. The daily flow data, ' e. Toxicity Test data, and d. A summary of the months activities. ' 3. If no discharge occurs during the previous monitoring period, a letter to that a ffeet shall be submitted in lieu of a monitoring rep 4. All reports shall be arranged in a tabular format to clearly show compliance or noncompliance with each ' discharge specification. the s. For every item where the requirements are not met, ' discharger shall submit a statement of the undertaken or proposed which will bring the discharge into lcompliance f r correction.the earliest time andsubmit timetable ble MdRP No. 93-49 WDES No. CAG 998001) General Waste Discharge Requirements Groundwater Dewatering Facilities Page 3 of 4 6, Upon completion of the .project, the discharger shall notify the Executive Officer of the Regional Board in writing about cessation of the discharge and request for a rescission of the permit. All reports shall be signed by a responsible officer or duly authorized representative of the discharger and shall be submitted under penalty of perjury. Ordered by Gerrard J. Thibeault Executive officer ' M&RP No. 93.49 (NPOES No. CAG 998001) General Waste Oischarge Requirements Groundwater Dewatering Facilities I' 1 Page 4 of 4 ' California Regional Water Quality Control Board Santa Ana Region ' ORDER NO. 96-17 ' Amending Order No. 93-49, NPDES No, CA0998001 General Waste Discharge Requirements for Discharges to Surface Waters Which Pose an Insignificant (Deminimus) Threat to Water Quality The California Regional Water Quality Control Board, Santa Ana Region (hereinafter Board), ' finds that: ' I. On July 16 1993, the Board adopted Order -No. 93-49, NPDES No. CAS000234' which prescribes waste discharge requirements for va rious types of waste discharges which pose an insignificant threat to water quality. ' 2. The types of discharges regulated under Order'No. 93-49 include: a. Construction dewatering wastes; ' b. Wastes associated with well installation, development, test pumping and purging; C. Aquifer testing wastes; ' d. Dewatering wastes from subterranean seepage; and e. Wastewater from hydrostatic testing. 3. The Board has received several applications to discharge waste resulting from types of activities other than those listed in Finding No. 2. The proposed discharges also pose a demirdmus threat to water quality. 4. The inclusion of these other types of discharges in Order No. 93-49, NPDES No. CAG998001, would expedite the processing of these applications, enable the ' Board to better utilize limited staff resources, and allow these projects to begin sooner. ' 4. It is necessary to amend Order No. 93.49 to include additional similar types of discharges which pose an insignificant threat to water quality. ' S. Order�No. 93-49 notes that the State Water Resources Control Board had adopted the California Inland Surface Waters Plan (ISWP) on April 11, 1991. Discharge Specification A.I. of Order No. 93.49 requires all discharges to comply with water quality objectives of the ISWP. Since the adoption of Order No. 93-49, the ISWP has been nullified by the court. ' 6. It is necessary to amend Order No. 93-49 to remove all references to the ISWP, including Discbarge Specification A.I. 17be NPDES mother has been subsequently changed to CAG998001 Order No. 96-17 Pags 1 Amend{ng Order No. 93.49, NPDES N0. CA17998001 7. In accordance with Water Code Section 13389, the amendment of these waste discharge requirements is exempt from those provisions of the California Environmental (duality Act contained. in Chapter 3 (Commencing with Section 21100), Division 13 of the Public Resources Code. 8. The Board has notified interested agencies and persons of its intent to amend these general waste discharge requirements and has provided them with an opportunity to submit their written views and recommendations. 9. The Board, in a public meeting, heard and considered all comments pertaining to this amendment. IT IS HEREBY ORDERED that: Order No. 93.49, NPDES No. CAG998001 be amended to be applicable to all of the following specific types of waste discharges: a, Construction dewatering wastes. b. Wastes associated with well installation, development, test pumping and purging. C. Aquifer testing wastes. d, Dewatering wastes from subterranean seepage, except for discharges from utility company vaults. e. Discharges resulting from hydrostatic testing of vessels. pipelines, tanks, etc. f Discharges resulting from the maintenance of potable water supply pipelines, tanks, reservoirs, etc. g. Discharges resulting from the disinfection of potable water supply pipelines, tanks, reservoirs, etc. h. Discharges from potable water supply systems resulting froth system failures, pressure releases, etc. i Discharges from fire hydrant testing or flushing. j. Non -contact cooling water. k. Air conditioning condensate. 1. Swimming pool drainage. m Discharges resulting from diverted stream flows. n. Other similar types of wastes which pose a deminimus threat to water quality yet technically must be regulated under waste discharge requirements. - 2. All references to the California Inland Surface Waters Plan adopted by the State Water Resources Control Board on April 11, 1991, including Finding 7 and Discharge Specification A.i., are deleted. . I .. . Order No. 96.17 Amsndimg Order No. 93-49. NPDES No. CAG998001 Po8< 9 3. Footnote number 2 on the bottom of page S of 46 is revised to reed: "If there is the reasonable potential for chlorine to be present in the discharge" ' 4. All other terms and conditions of Order No. 93-49, NPDES No. CAG998001, remain unchanged. I, Gerard J. Thibeault, Executive Officer, do hereby certify that the foregoing is a full, true, and correct copy of an order adopted by the California Regional Water Quality Control Board, Santa Ana Region, on March 8, 1996. etard J. Thibeault `'Executive Officer F KONG" CALIFORNIA LNYiRONMENTAL PROTECTION AGENCY ia CUSTOMER SERVICE SURVEY Our goal Is to provide you with the best possible service and your input is vital to our success. Please help us serve you and others better by taking a few minutes to answer the puesdons below, flank you for responding. JMW A SMXK Secretary for Environmental Protection 11 SF,RWCE PROVIDER: Regional Water Quality Control Board (Riverside) 11 What was the nature of your,contact with us? (Please check, as appropriate) General information Permlitinglilcensing assistance 0 Other: ❑ Problem resolution ❑ Technical Assistance ❑ Registrallon assistance � Y. :a.r ini-',' �.� �w.:.^:,:..:i�e:• :;Y:,.... v, .,;, �.... „ . '� �Y:' . �JV .,`'� .. �..rn Id n � . �.�.:TAiG'i' ; � �.:<.' 9��d: '.. G+e ky(•,/1 Ar' Appr"ap•,rfa ,,.,> ii :„ , e;a , c.r A :>,w t , C �.. :�,.: .. .. ,.,s'S; r.�Y;y vi•is"'•. r' '.` sn•'f;MiM.�'rn, :.�r'w'•" iw°,rgww.,., .�rr..sY+;a� .��:,. �. .:..ovc;,.t•� �",L2."`.,•;: :ti: rw,. r>.ir�••• hy, �':: 7=+w ;• .-* �=, �-, M4 •:M.�.;.,..r•p3i,,,•,•,.`'G•,;.i,..: ..>•°::'yw• t..i .t, ci'ri�.�w�,r-�� ���� :.(.�5. �:��• .*. 'd` : �r,71NWrA1:liJQ:•. :'�,it %•: v:.if.. vKv �eVM...w. ..: �;:¢ :,Zn;,.,; i�,}'ku�G•�YC �l�M'n, ••: ,i�• .. ....�.,y)•i�• r•--"�.•.�.': , .!� 7Jtl ,~iriECltiM'OD NY�`arjri �.. •Dli'ag'r. ... ":w &Strotig;y. .•,�,ee• e. 8�- .. ..;.,;'?ir-,.':_,.. �:,�.,:ay�.:;<. 'i: ,'..> �,y :,•saiiminilrerotbKroyoid.<. blsa�ree .. ;.:.k:. ,;Agree•` ;�-• r•,v ;; • e�.:�' :.�.;. ,,,�1nji 10 Me spate btbra •', .::;:ss ..; .� , Sidi was courteous and helpful. Staff praiQea complete, accurate taformallon to you. A Itmely response(s) was provided. My overall experience was positive. rnadditron ptmseiompte(ifAiieetlon`DtJou11y6tireanraC4'W11hruGioo(vedpemiGItiCNainyl+rgst,vtionaarGtonew ul,• '�$•' J: U•�bd rL^j ..[htik.R•;v .C: eP1fF'.%iYK]: •• The reSulaWnswere understandable. The applicallon LwirucWns were understandable. The ppeermiyllcense/registratlon temu and - condtUona were understandable, ♦ Please indicate any stag person you would Uke to commend Ngme(s) ♦ What was it about the service(hispersons) provided that pleased you? ♦ if you feel we fell short in meeting your service expectations, please describe the'siluation, including name of the slaA person Involved and the date the Incident occurred, ♦ As a result of your expelienee with us, what service -related Improvements can you recommend? 1? Please fold this survey in thirds, slapleAape, and mail. Postage will be paid by CaVWA. m p Your Mane: NO PDSTAGE T Your Twe/organ zadon: NECESSARY IFS TMtED o Telephone: UNRYQ STATES tr Addrem w r�rw� FBUSINESS RL=ALY MAIL irst Claw Permit No, 5219 Sacramento. CA 95812 postage wig be pald by addressee e MR. JAMES M. MROCX Secretary for Environmental Protection' Californfa Envirotunental Protection Agency 555 Capitol Mall. Suite 235 - Sacramento, CA 95814 DATE Marc Myers Associate Planner City of Newport Beach PO Box 1768 Newport Beach, CA 92658-8915 RE: Corona del Mar Plaza EIR 154 Traffic Study 101 Site Plan Review 74 Geotech Report Dear Marc: Condition # 1.4.14 The purpose of this letter is to secure clearance of the above conditions] which reads] as follows: EIR #1 That the applicant shall prepare a construction access plan in order to maintain safe access to the library during construction. The construction access plan shall be approved by the Public Works Department prior to approval of the grading permit., EIR #4 That construction employees shall park their vehicles in designated parking areas on the project site or on other Irvine Company property, not on Avocad Avenue. EIR #14... , These conditions were met as described below: EXPLANATION Attached Is a Logistics Plan prepared by General Contractor Yvhich specifically addresses the above conditions. If this meets with your approval your signature below will constitute clearance of the conditions] to allow Issuance of the grading permit. Thank you for your cooperation. If you have any questions do not hesitate to call rite or our consultant, David Recupero [714/898-9294], who Is coordinating this effort on our behalf. '. Sincerely, Keith Eyrich' Vice President, Development My signature below constitutes clearance of the above condition. NAME, TITLE DA t; Petra Resources Inc. Mr. Marc Myers City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658-8915 Dear Mr. Myers: June 6,1997 Subject: Retention of Paleontological, Historical, and Archaeological Services for Corona Del Mar Plaza, City of Newport Beach, California Petra Resources, Inc. (Petra) has been retained by the Irvine Company to provide paleontological, historical, and archaeological monitoring services during grading for the Corona Del Mar Plaza Project, at the northwest corner of MacArthur Boulevard and Pacific Coast Highway, Newport Beach, California. Petra is providing these services in response to the City of Newport Beach's Conditions of Approval, Site Review Plan NO. 74, Items 86,87 and 88. Dr. Fran Govean (REA #04015 and Orange County Certified Paleontologist) will serve as the contact person and Paleontologist. She has previously worked in paleontologically sensitive geologic units in the immediate vicinity and completed many studies in Orange, Los Angeles, and other counties in southern California. She will send a final letter report summarizing paleontological monitoring results at the completion of project grading. Ms. Patricia Jertberg, M.A., an Orange County Certified Archaeologist, will complete the archaeological and historical documentation and will furnish a letter report summarizing these results at the conclusion of grading activities on the site. Ms. Jertberg has served as archaeologist for numerous sites in the vicinity of the project and is well qualified to provide these services. Sincerely, FranGovean, Ph.D. Principal ' r cc: Martin Potts, Martin Potts and Associates 16 Corporate lark • Irvine, California 92606 • (714) 440-7020 Pe4ra Resources Inc. Mr. Marc Myers City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658-8915 Dear Mr. Myers: JUN U .997 June 6,1997 )(c : Ql a Subject: Retention of Paleontological, Historical, and Archaeological Services for Corona Del Mar Plaza, City of Newport Beach, California Petra Resources, Inc. (Petra) has been retained by the Irvine Company to provide paleontological, historical, and archaeological monitoring services during grading for the Corona Del Mar Plaza Project, at the northwest comer of MacArthur Boulevard and Pacific Coast Highway, Newport Beach, California. Petra is providing these services in response to the City of Newport Beach's Conditions of Approval, Site Review Plan NO.74, Items 86,87 and 88. Dr. Fran Govean (REA 404015 and Orange County Certified Paleontologist) will serve as the contact person and Paleontologist. She has previously worked in paleontologically sensitive geologic units in the immediate vicinity and completed many studies in Orange, Los Angeles, and other counties in southern California. She will send a final letter report summarizing paleontological monitoring results at the completion of project grading. Ms. Patricia Jertberg, M.A., an Orange County Certified Archaeologist, will complete the archaeological and historical documentation and will furnish a letter report summarizing these results at the conclusion of grading activities on the site. Ms. Jertberg has served as archaeologist for numerous sites in the vicinity of the project and is well qualified to provide these services. Sincerely, Fran Govean, Ph.D. Principal cc: Martin Potts, Martin Potts and Associates 15 Corporate Park • Irvine, California 92606 0 (714) 440-7020 PofrA Resources Inc. Fax Transmittal To: David Recupero Pax Number. (714) 892-7342 From: Fran Govean Fax Number: (714) 440-7029 Number of Pages: 2 (including transmittal) Date: June 18,1997 Subject: Corona Del Mar Plaza Transmittal Comments: This is a copy of the transmittal for the Corona del Mar Plaza paleontology and archaeology survey reports. The remains in APPs will be handled at the time the grading starts. The final reports are turned into the City at the end of the grading and trenching activities that need are to be monitored. If you have any questions or need additional data, please contact me at (714) 440-7020. Pat Jertberg, the archaeologist for the project, will be in the office this afternoon. I will be in the office tomorrow. FMG 16 Corporate Perk • Irvine, California 92606 • (714) 440-7020 - "'H KMUURCES INC 714 440 7029 P. 02 Petrn Resources Inc. TRANSMITTAL To: I& Marc Myers City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658-891s�� r C' From: Fran Govean Petra Resources, Inc. 15 Corporate Park Irvine, CA 92606 Date: June 17,1997 Subject: Corona del Mar Plaza Paleontology and Archaeology Assessment Reports Enclosed please find one copy each of the paleontology and archaeology assessment reports for the Corona del Mar Plaza project located at the intersection of Pacific Coast Highway and MacArthur Boulevard. Final reports with monitoring results will sent to you within thirty days of the conclusion of grading and trenching on the project. Q Fran Govean Project Manager cc., Potts, Martin Potts and Associates 16 Coryorata Park 0 Irvine, California 92606+ (714) 440-7020 .0 PAUL R. SONDERSON BUILDING 901 P STREET P. O. BOX 100 SACRAMENTO, CALIFORNIA 95012-0100 (916)657-1146 FAX: (916)657-2388 June 5, 1997 TOM LYNCH IRVINE RETAIL PROPERTIES CO 550 NEWPORT CENTER DR NEWPORT BEACH CA 92660 RECEIPT OF YOUR NOTICE OF INTENT The State Water Resources Control Board (State received and processed your NOTICE OF INTENT T TERMS OF THE GENERAL PERMIT TO DISCHARGE STORM WITH CONSTRUCTION ACTIVITY. Accordingly, you comply with the permit requirements. RECEIVED J U N 13 1997 IRPC O Water Board) has COMPLY WITH THE WATER ASSOCIATED are required to Your WDID identification number is 8 30S307281. Please use this number in any future communications with the Regional Water Quality Control Board regarding this permit. SITE DESCRIPTION Owner: IRVINE RETAIL PROPERTIES CO Developer: IRVINE RETAIL PROPERTIES CO County: ORANGE City: NEWPORT BEACH Site Address: 2400 EAST COAST HIGHWAY Commencement Date: 07/01/97 Est. Completion Date: 07/01/99 When construction is complete or dischargers are required to subm enclosed for your future use) to all State and local requirements Special Provision No. 7 of the g notify the Regional Water Board been completed you will continue fee. ownership has been transferred, t a Notice of Termination (copy the Regional Water Board that have been met in accordance with neral permit. If you do not hat construction activity has to be invoiced for the annual If you have any questions regarding permit requirements, please call the Regional Water Quality Control Board at (909)782-4130 Sincerely, M Audrey Shimizu Storm Water Unit w5N CaUEPA Pate Wilson Governor State Water Resources Control Board Mailing Address: DATE: P.O. Box 1977 Sacrunento, CA 95812.1977 901 P Stmet Sacrameatu, CA 95814 (916) 657-0757 FAX (916)657.1011 TO: WDID #: SUBJECT: STORM WATER DISCHARGER NOTICE OF TERMINATION OF COVERAGE UNDER THE GENERAL CONSTRUCTION STORM WATER PERMIT (GENERAL PERMIT) This is in response to information we have received regarding the completion of your construction project. In order for us to terminate your coverage, you will need to complete the enclosed NOT and send -it to the appropriate Regional Water Board. Approval -of your NOT by the Regional Water Board is required before we can terminate your coverage under the General Permit. • Should you have any questions regarding this matter, please contact either the Regional Water Board at the number listed on the back page of the NOT package, or the Storm Water Unit at (916) 657-0757. Sincerely, Storm Water Unit Division of Water Quality Enclosure %#rV ,ycled Paper our mission is to preserve and enhance the quality of California's water resources, and ensure their proper allocation and e6k4ent use for the benefit of present and future generations. d:VorrnsVrm.25c State of Cal'domia State Water Resources Control'Board _ -NOTICE-OF TERMINATION OF COVERAGE UNDER THE NPDES GENERAL PERMIT NO. CAS000002 FOR DISCHARGES OF STORM WATER ASSOCIATED WITH CONSTRUCTION ACTIVITY Submission of this Notice of Termination constitutes notice that the owner (and his/her agent) of the site Identified on this form is no longer authorized to discharge stone water associated with construction activity by NPDES General Permit No. CAS000002. I. WDID NO. 11. OWNE COMPANY NAME CONTACT PERSON STREET ADDRESS TITLE - — — CITY STATE ZIP PHONE III. CONSTRUCTION SITE INFORMATION A DEVELOPER NAME CONTACT PERSON '.STREET ADDRESS TITLE — CITY CA ZIP PHONE B. SITE ADDRESS COUNTY CITY CA ZIP PHONE IV. BASIS OF TERMINATION 1. The construction project is complete and the following conditions have been met. - All elements of the Storm Water Pollution Prevention Plan have been -completed. -'Construction materials and waste have been disposed of properly. - The site is in compliance with all local'storm water management requirements. - A post -construction stone water operation and management plan Is in place. Date of project completion 2. Construction activities have been suspended, either temporarily _ or indefinitely . and the following conditions have been met. - All elements of the Storm Water Pollution Prevention Plan- have been completed. - Construction materials and waste have been disposed of properly. - All denuded areas and other areas of potential erosion are stabilized. - An operation and maintenance plan for erosion and sediment control is in place. - The site is in compliance with all local storm water management requirements. Date of suspension _/_/ Expected start up date C-NOT-1 LINE -BY-LINE INSTRUCTIONS_ All necessary information must be provided on the form. Type or print in the appropriate areas.only. Submit additional information, if necessary, on a separate sheet of paper. SECTION 1—WDID NO. The WDID No. is a number assigned to each discharger covered under the General Permit. If you do not know your WDID No., please call the State Water.Board or Regional Water Board and request it prior to submittal of the Notice of Termination. SECTION II —OWNER Enter the owner of the construction site's official or legal name (This should correspond with .the name on the Notice of Intent submitted for tbe, site), address of the owner, contact person, and contact person's title and telephone number. SECTION III —CONSTRUCTION SITE INFORMATION In Part A, enter the name of the developer (or general contractor), -address, contact person, and contact person's title and telephone number. The contact person should be the construction site manager completely familiar with the construction site and charged with compliance and oversight of the general permit. This information should correspond with information on the Notice of Intent submitted for the site. In Part B, enter the address, county, and telephone number (if any) of the construction site. Construction sites that do not have a street address must attach,a legal description of the site. SECTION IV —BASIS OF TERMINATION Check the category which best defines the basis of your termination request, See the discussion of the criteria in the Who May File section of these instructions. Provide dates and other information requested. Use the space under Explanation of Basis of Termination heading. SECTION V—EXPLANATION OF BASIS OF TERMINATION Please explain the basis or reasons why you believe your construction site is not required to comply with the General Permit. To support your explanation, provide a site map and photograph of your site. SECTION VI —CERTIFICATION This section must be completed by the owner of the site. The Notice of Termination must be signed by: For a Corporation: a responsible corporate officer For a Partnership or Sole Proprietorship: a general partner or the proprietor,, respectively. For a Municipality, State, or other Non -Federal Public Agency: either a principal executive officer or ranking elected official. For a Federal Agency: either the chief or senior executive officer of the agency. C-NOT-1 3. Site can not discharge storm water to waters of the United States (check one). _ All storm water is retained on site. _ All storm water Is discharged to evaporation or percolation ponds offsite. 4. Discharge of storm water from the site is now subject to another NPDES general _permit or an Individual NODES permit. NPDES Permit No. Date coverage began 5. There is a new owner of the Identified site. Date of owner transfer Was the new owner notified of the General Permit requiremdnts? YES _ NO _ NEW OWNER INFORMATION COMPANY NAME CONTACT PERSON STREET ADDRESS TITLE CITY STATE ZIP PHONE V. EXPLANATION OF BASIS OF TERMINATION (Attach site photographs - see instructions). VI. CERTIFICATION: I certify under penalty of law that all storm water discharges associated with construction activity from the identified site that are authorized by NPDES General Permit No. CAS000002 have been eliminated or that I am no longer the owner of the site. I understand that by submitting this Notice of Termination, I am no longer authorized to discharge storm.water associated with construction activity under the general permit, and that discharging pollutants In storm water associated with construction activity to waters of the United States is unlawful under the Clean Water Act where the discharge is not authorized by a NPDES permit. I also understand that the submittal of this Notice of Termination does not release an owner from liability for any, violations of the general permit or the Clean Water Act. RINTED NAME SIGNATURE: DATE _J / REGIONAL WATER BOARD_ USE ONLY This Notice of Termination has been reviewed, and I recommend termination of coverage under the subject NPDES general permit. Printed Name Signature Region No. Date C•NOT•1 1 .• State of California State Water Resources Control Board INSTRUCTIONS FOR COMPLETING NOTICE OF TERMINATION FOR CONSTRUCTION ACTIVITY Who May File Dischargers who are presently covered under NPDES General Permit No. CAS000002 for. discharge of storm water associated with construction activity may submit a Notice of Termination when they meet one of the following criteria. The construction project has been completed and the following conditions have been met: all elements of the Stormwater Pollution Prevention Pian have been completed; construction materials and equipment maintenance waste have been disposedof properly; the site is in compliance with all local storm water management requirements including emsiontsediment control requirements and the appropriate use permits have been obtained; and a post -construction storm water operation and management plan is In place. 2. Construction activities have been suspended, either temporarily or indefinitely and the following conditions have been: all elements of the Stormwater Pollution Prevention Plan have been completed; construction materials and equipment maintenance waste have been disposed of properly; all denuded areas and other areas of potential erosion are stabilized; an operation and maintenance plan for erosion and sedlment control 1s in place; and the site is in compliance with all local storm water management requirements including erosiontsediment control requirements. The date construction activities were suspended, and the expected date construction activities will . start up again should be provided. 3. Construction site can not discharge storm water to waters of the United States. Please indicate if all storm water is retained on site or if storm water is collected offsite: 4. Discharge of construction storm water from the site is now subject to another NPDES general permit or an individual NPDES permit. The general permit or individual permit NPDES number and date coverage began should be provided. 5. There is a new owner of the identified site. If ownership or operation of the facility has been transferred then the previous owner must submit a Notice of Termination and the new owner must submit a Notice of Intent for coverage under the general permit. The date of transfer and Information on the new owner should be provided. Note that the previous owner may be liable for discharge from the site until the new owner files a Notice of Intent for coverage under the general permit. Where to File The Notice of Termination should be submitted to the Executive Officer of the Regional Water Board responsible for the area in which the facility is located. See attached. if the Executive Officer, or his designated staff, agrees with the basis of termination, the Notice of Termination will be transmitted to the State Water Board for processing. If the Executive Officer, or his designated staff, does not agree with the basis of termination, the Notice of Termination will be returned. The Regional Water Board may also inspect your site prior to accepting the basis of termination. C-NOT-1 Storm Water Contacts for the State and Regional Boards STATE WATER RESOURCES CONTROL BOARD Division of Water "'at,, Regional Water Atlentlom Storm Water Permit Unit PA. Box 1977 Sadmbnto,CA 95812.1977 (916)8574)919 FAX:(916)657.1011 Canfact BruceFujlmoto 1 NORTH COAST REGION IN Boulevard, utweuite A Officer Santa Rosa, CA 94503 aet6Na1than Q .ZI71523-0135 4aurou wmc 1 49R SLT NHWA nAv.s rxooaa 4VI1E I Olxxx HFNY mm rAxx 2 2 SAN FRANCISCO BAY REGION s Loretta Kahn Barsarrien, Executive Officer 2101 WebsterStreel Stile S00 Oakland, CA 94612 (ConmctT Mum�510)286.1380 31 CERMAL COAST REGION r. Roger W. Briggs. ExecWxe Officer 81 Hguere Street Suite 200 San Luis Obispo, CA 9MI-5427 (ConhcL9Adam WhitFA e 805) 5434L197 4) LOS ANGELES REGION r. Roben P. Ghiretli, Executive Officer 101 Centre Plaza Drive Monterey Park, CA 91754.2156 (213) 266.7596 FAX: (213) 266.7600 Contact: Xavier Swamikannu 5R) CENTRAL VALLEY REGION Redding Branch Office Mr. James C. Pedd, Supervising Engineer 415 Knollcrest Drive, Redding, CA 96002 (916) 2244349 FAX: (916) 224.4857 Contact: Carole Crowe 5S) CENTRAL VALLEY REGION Sacramento Office Mr. James R. Banned, Interim Executive Officer 3443 Routier Road, Suite A Sacramento, CA 95827.3098 (916) 2553000 FAX: (916) 255.3015 Contact., Pamela Barksdale rao �00^1D0 � wxo J 6V �� 7 '5F) CENTRAL VALLEY REGION Fresno Brarxdl Office Mr. Loren J. Harlow, Assistant Executive Officer 3614 East Ashton Avenue Fresno, CA 93726 (209) 445.5116 FAX: (209)445.5910 Contact Darrel Evrnsen SSLT) LAHONTAN REGION South Lake Tahoe Office Mr. Harold J. S'mgor, Executive Officer 2501 Lake Tahoe Boulevard South Lake Tahoe, CA 96150 (Canheh John Shorn (916) 544 22i\ 6V) HONTAN REGION VktomLAIle0ffice Mr. l-sam Social, Supervising Engineer 15428 Civic Ddve, Suite 100 Victomlle, CA 92392 Confa2ct -6 m RheAX: (619) 241.7308 9COLORADO RIVER BASIN REGION r. Phil'q� Gruenbeig, Executive Officer 73.720 Fred Waring Drive, Suite 100 Palm Desed, CA92260 (Confe�to7lllFG (619)341.6820 rjando V8 SANTAANA REGION r. Gerard J. Thibeauit, Executive Officer 3737 Main Street, Suite 500 Riverside, CA 92501.3339 (909) 782.4130 FAX: (909) 781.6288 Contact: Mlchoel Adockapara 99 SAN DIEGO REGION r. John H. Robenus, Executive Officer 9771 Clairemont Mesa Boulevard, Suite A San Diego, CA 92124 (Conta61) ctch -2952 Frank'MelboFAX:orn9) 571.6972 rrmiee MAP0134 MITIGATION MONITORING PROGRAM, tJHtVAHtU rUh THE IRVINE COMPANY BY DAVID RECUPERO & ASSOCIATES, INC. OCTOBER 1996 CONDITIONS OF APPROVAL CORONA DEL MAR PLAZA EIR NO. 154 AS APPROVED BY THE CITY COUNCIL ON NOVEMBER 27, 1995 Mitication Measures, 1. That the applicant shall prepare a construction access plan in order to maintain safe access to the library during construction. The construction access plan shall be approved by the Public Works Department prior to approval of the grading permit. 2. That the applicant shall install a traffic signal on Avocado Avenue at the access driveway to the project site. 3. That the applicant shall prepare a construction access plan in order to maintain safe access to the library during construction. The construction access plan shall be approved by the Public Works Department prior to approval of the grading permit. 4. That construction employees shall park their vehicles in designated parking areas on the project site or on other Irvine Company property, not on Avocado Avenue. That prior to the issuance of building permits, a detailed interior noise study shall be completed for all buildings within the project that are adjacent to East Coast Highway and MacArthur Boulevard to confirm that interior noise levels will comply with the stated guidelines for office, retail, and restaurant spaces. 6. That the applicant shall assist the City in implementing Transportation Demand Management measures related to the proposed project. Such measures shall include coordinating transit services to the development through provision of bus stops, transit stops, shuttle stops, bus shelters and turnouts, and bicycle/transit interface. That the applicant shall provide mitigation for secondary source emissions (i.e., emissions associated with stationary sources within the development). During design review and prior to issuance of building permits, the City of Newport shall assure confirmation that the measures have been incorporated to the maximum extent feasible. 8. That the applicant shall install energy efficient lighting which provides high light output per watt of electricity consumed. 9. Reduce traffic speeds on all unpaved road surfaces to 15 miles per hour or less. A reduction in travel speeds to 15 miles per hour on unpaved road surfaces will reduce particulate emissions from this activity by approximately 40 to 70 percent. 10. Suspend grading operations during first and second stage smog alerts. 11. Suspend all grading operations when wind speeds (as instantaneous gusts) exceed 25 miles per hour. 12. Provide on -site power sources during the early stages of the project and utilize existing power sources (e.g., power poles) or clean fuel generators rather than temporary power generators. 13. Schedule (construction) operations which may affect traffic to occur at off-peak hours, where feasible. 14. Develop a (construction) traffic plan to minimize traffic flow interference from construction activities. The plan may include such components as an advance public notice of routing, uses of public transportation and satellite parking areas with a shuttle service. 15. Prior to issuance of grading permits for any construction on the Newport Village site, an archaeological records search shall be conducted by a qualified archaeologist to determine whether proposed activities would encroach upon or otherwise adversely impact the previously recorded Locus A or B of CA-Ora-167. 16. That if it is determined that proposed activities would affect CA-Ora-167, the following specific procedures shall be implemented: CA-Ora-167: Locus A • A survey of the site area shall take place during which time surface materials 'shall be flagged in order to identify the horizontal surface boundaries of the locus. • Following identification of the surface extent of any cultural resources, a five square meter grid system shall be laid out that encompasses all flagged material. • Using the grid system, all flagged material shall be systematically collected. • After collection of surface materials, two to three units measuring one square meter shall be placed within the grid system to provide the limits of the vertical distribution of the cultural material and identify its subsurface integrity. • Following completion of the subsurface units, a series of hand -dug postholes shall be placed in the site to further define its subsurface horizontal distribution. • All material recovered from surface collection and subsurface units shall be'analyzed and catalogued. Final Actions, Findings and Conditions Corona del Mar Plaza November 27,1995 2 • If sufficient shellfish remains are recovered from the subsurface, at least two samples shall be submitted for carbon-14 dating. • The results of the test program, including methodology, analysis of recovered material, and recommendations, if necessary for further work shall be documented in a report. • All of the above work shall be undertaken by an archaeologist on the Orange County List of Certified Archaeological Consultants. CA-Ora-167: Locus B • Because of the suspected disturbed nature of Locus B, an approved archaeologist shall be present during the initial grading phase at the location previously identified as that of Locus B. If a significant subsurface deposit is uncovered during the grading, the project applicant shall be prepared to have the material evaluated and if need be permit the introduction of a limited test -level investigation. 17. That prior to issuance of grading permits for any construction on the Newport Village site, a paleontological records search shall be conducted by a qualified paleontologist to determine whether proposed activities would adversely affect scientific resources which may exist on the subject property. 18. That prior to the issuance of a grading permit, the project applicant shall provide written evidence to the City of Newport Beach that a qualified paleontologist has been retained to observe grading activities and salvage and catalogue fossils as necessary. The paleontologist shall be present at the pre -grading conference, shall establish procedures for paleontological resource surveillance, and shall establish, in cooperation with the project developer, procedures for temporarily halting or redirecting work to permit sampling, identification, and evaluation of the fossils. If major paleontological resources are discovered, which require long-term halting or redirecting of grading, the paleontologist shall report such findings to the project developer and to the City of Newport Beach. The paleontologist shall determine appropriate actions, in cooperation with the project developer, which ensure proper exploration and/or salvage. Excavated finds shall be offered to the City of Newport Beach, or its designee, on a first -refusal basis. The applicant may retain said finds if written assurance is provided that they will be properly preserved in Orange County, unless said finds are of special significance, or a museum in Orange County indicates a desire to study and/or display them at the time, in which case items shall be donated to the City, or designee. These actions, as well as final mitigation and disposition of the resources, shall be subject to the approval of the City of Newport Beach. Prior to the issuance of a precise grading permit, the paleontologist shall submit a follow-up report for approval by the City which shall include the period of inspection, a catalogue and analysis of the fossils found, and present repository of the fossils. Final Actions, Findings and Conditions Corona del Mar Plata November27,1995 3 19. Mitigation measures and standard engineering practices are summarized in the geotechnical investigation for the project site and address the specific soils and geologic constraints to site development that were identified in the impact analysis. Engineering procedures not related to specific, significant environmental impacts within the purview of this EIR, but that relate to other technical issues, are included in the geotechnical investigation. As such, all of the recommendations in the geotechnical investigation shall serve as the definitive guide to specific site planning, geotechnical engineering techniques, and mitigation measures for the proposed project. The complete geotechnical investigation has been incorporated by reference and is available at the City of Newport Beach. Final Actions, Findings and Conditions Corona del Mar Plaza November 37, 1995 4 CONDITIONS OF APPROVAL CORONA DEL MAR PLAZA TRAFFIC STUDY NO. 101 AS APPROVED BY THE CITY COUNCIL ON NOVEMBER 27, 1995 1. That per the Traffic Phasing Ordinance (T?O) Analysis, no significant project impacts are identified. Currently scheduled and fully -funded projects will be completed prior to or at project occupancy to off -set any project impacts. 2. That the developer shall fund a proportionate share of the improvements required to mitigate the project impacts at the intersections on MacArthur Blvd at San Miguel and MacArthur Boulevard at San Joaquin Hills Road. This condition will be considered fulfilled through the CIOSA frontage improvement contribution listed in the CIOSA agreement for MacArthur Blvd between Coast Highway and San Joaquin Hills Road. ,r Final Actions, Findings and Conditions Corona del Mar Plaza November 27, 1995 it �I CONDITIONS OF APPROVAL CORONA DEL MAR PLAZA SITE PLAN REVIEW NO. 74 AS APPROVED BY THE CITY COUNCIL ON NOVEMBER 27,1995 Conditions: 1. That the proposed development shall be in substantial compliance with the approved site plan, floor plans and elevations, except as noted below. 2. That all conditions of approval of Amendment No. 835 and Traffic Study No. 101 and related mitigation measures of the environmental document shall be fulfilled. 3. That as indicated in Section 4.8.1of the Draft EIR No. 154, development of the 10-acre site is subject to the height restrictions imposed by the City's View Plane Ordinance No. 1596. In accordance with that ordinance, neither building heights nor the heights of landscape features shall penetrate the imaginary plane extending over the site as illustrated on Exhibit 4.8-4 of the Draft EIR No. 154. 4. That all improvements be constructed as required by Ordinance and the Public Works Department. 5. That arrangements be made with the Public Works Department' in order to guarantee satisfactory completion of the public improvements, if it is desired to obtain a grading or building permit prior to completion of the public improvements. 6. That each building be served with an individual water service and sewer lateral connection to the public water and sewer systems unless otherwise approved by the Public Works Department and the Building Department. 7. That the City's Public Works Department shall review and approve completed water utility plans prepared by the Applicant's engineer to ensure that accurate water demands have ibeen used to calculate facility sizing within the development. *' 8. That the on -site parking, vehicular circulation and pedestrian circulation systems be subject to further review by the Traffic Engineer. 9. That the intersection of the private drives and Avocado Avenue be designed to provide sight distance for a speed of 45 miles per hour and that the intersection of the private drive and MacArthur Boulevard be designed to provide sight distance for a speed of 50 miles per hour. Slopes, landscape, walls and other obstruction shall be considered in the sight distance requirements. Landscaping within the sight line shall not exceed twenty-four inches in height. The sight distance requirement may be modified at non -critical locations, subject to approval of the Traffic Engineer. 10. That easements for public utilities be dedicated to the City where needed. 11. That asphalt or concrete access roads shall be provided to all public utilities, vaults, manholes, R and junction structure locations, with width to be approved by the Public Works Department. Final Actions, Findings and Conditions Corona del Mar Plaza November 27,1995 12. That a pedestrian circulation plan be approved by the Public Works Department. The plan shall, as a minimum, include connections to Avocado Avenue, Coast Fliighway and MacArthur Boulevard. 13. That County Sanitation District fees be paid prior to issuance of any building permits. 14. That street, drainage and utility improvements be shown of standard improvement plans prepared by a licensed civil engineer. 15. That a hydrology and hydraulic study be prepared by the applicant and approved by the Public Works Department, along with a master plan of water, sewer and storm drain facilities for the on -site improvements prior to issuance of any grading or building permits. Any modifications or extensions to the existing storm drain, water and sewer systems shown to be required by the study shall be the responsibility of the developer. 16. That the Water Capital Improvement fee be paid. 17. That final design of any structures within the project area shall provide for the incorporation of water -saving devices for the project lavatories and other water -using facilities. 18. That the El Paseo Storm Drain system shall be completed before the project Applicant is permitted to occupy the project site as proposed, unless otherwise approved by the Public Works Department. 19. That prior to issuance of any grading or building permits for the site, the applicant shall demonstrate to the satisfaction of the Public Works Department and the Planning Department that adequate sewer facilities, wastewater treatment capacity, will be available for the project. Such demonstration shall include verification from the Orange County Sanitation District No. 5 and the Citys Utilities Department. 20. That the Public Works Department plan check and inspection fee be paid. 21. That any Edison transformers serving the site be located outside the sight distance planes as described in City Standard 110-L. 22. Disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by proper use of traffic control equipment and flagmen. Traffic control and transportation of equipment and materials shall be conducted in accordance with state and local requirements. There shall be no construction storage or delivery of materials within the MacArthur Boulevard, East Coast Eghway or Avocado Avenue rights -of -way. Prior to issuance of any grading permits, a parking plan for workers must be submitted and ` approved by the Public Works Department. Final Actions, Findings and Conditions Corona del Mar Plaza November 27, 1995 2 23. That any overhead utilities serving the site be undergrounded to the nearest appropriate pole in accordance with Section 19.24.140 of the Municipal Code unless it is determined by the City Engineer that such undergrounding is unreasonable or impractical. 24. That the proposed project shall participate in the City-wide municipal recycling program, subject to approval of the General Services Department. 25. That a fire protection system acceptable to the Fire Department be installed by the developer and tested by the Fire Department prior to storage of any combustible materials or start of any structural framing, unless otherwise approved by the Fire Department. 26. That all the mitigation measures of the Traffic Study shall be fulfilled. 27. That vehicular access to the Central Library be provided at all times that the library is open. 1 28. That any library parking spaces impacted by the project shall be replaced to the satisfaction of the Community Services and Public Works Departments. 29. That the final design of the site shall eliminate or minimize the offsets in the perimeter aisle of the parking lot, unless otherwise approved by the City Traffic Engineer. 30. That the developer shall fund a proportionate share of the improvements required to mitigate the project impacts at the intersections on MacArthur Blvd at San Miguel and at San Joaquin Hills Road. This condition will be considered fulfilled through the CIOSA frontage improvement contribution listed in the CIOSA agreement for MacArthur Blvd between Coast Highway and San Joaquin Dills Road. 1 31. That a traffic signal be installed by the developer at the Avocado Ave main entrance prior to occupancy of any portion of the project, occupancy of any buildings prior to completion of the signal installation shall be subject to approval of the Public Works Department. 32. That the signage program shall be subject to further review and approval by the Public Works Department for sight distance. 33. That on -site fire hydrants shall be required for the project to the satisfaction of the City Fire Department. 34. That an on -site underground fire main with Fire Department connection located on Avocado Avenue shall be required. 35. That each building shall be fire sprinklered and subject to review and approval by the Fire Department. 36. That fire sprinkler activation alert to all occupants, shall be provided in all buildings. Further that the site access, fire alarm and detection system, occupancy and exiting requirements Final Actions, Findings and Conditions Corona del Mar Plaza November 27,1995 shall be subject to review and approval by the Fire Department (Concurrent with the City's plan review and permit approval process). 37. That addressing shall be from the main access street, Avocado Avenue, unless otherwise approved by the Fire Department and Planning Department. The Fire Department shall approve the addressing plan for the project, as well as the location and size of address numbering visible from the public streets (if necessary, superseding the provisions set forth in the Newport Village Planned Community District Regulations). 39. That Fire Lanes shall be provided within the project and the location shall be subject to the review and approval of the Fire Department. 39. That Knox Boxes shall be provided within the site for access by emergency response vehicles. 40. That all exterior areas shall be lit with a minimum of one foot candle power of lighting at ground level, evenly distributed (based on Newport Beach Police Department recommendations as reasonable amount lighting for security) 41. That doors and windows shall contain adequate safety locks to deter burglaries and vandalism (based on Newport Beach Police Department recommendations as reasonable for security). 42. Prior to issuance of a grading permit, the grading contractor shall identify a spoils site for deposition of exported material. Such spoils site shall have obtained CEQA clearance in accordance with the requirements of the local jurisdiction where the site is located. 43. Prior to issuance of a grading permit, the applicant or successor in interest shall demonstrate to the City of Newport Beach Building Department that all facilities will be designed and constructed as specified in the City adopted version of the Uniform Building Code. 44. That the project shall comply with Title 24 (of the California Administrative Code pertaining to energy conservation requirements) energy -efficient design regulations as well as the provision of window glazing, wall insulation, and efficient ventilation methods in accordance with Uniform Building Code requirements. 45. Development of the site shall be subject to a grading permit to be approved 'by the Building and Planning Departments. The application for grading permit shall be accompanied by a grading plan and specifications and supporting data consisting of soils engineering and engineering geology reports or other reports if required by the building official. 46. That the project Applicant will adhere to the recommendations of and perform the supplemental geotechnical analysis described in the geotechnical investigation (NMG Geotechnical, 1995) as a condition of project approval. Final Actions, Findings and Conditions Corona del Mar Plaza November 27, 1995 Ell 47. - That the Applicant will comply with the erosion and siltation control measures of the City's grading ordinance and all applicable local and State building codes and seismic design guidelines. 48. The grading plan shall include a complete plan for temporary and permanent drainage facilities, to minimize any potential impacts from silt, debris, and other water pollutants. 49. The grading plan shall include a description of haul routes, access points to the site, watering, and sweeping program designed to minimize impact of haul operations. 50. An erosion, siltation and dust control plan shall be submitted prior to issuance of grading permits and be subject to the approval of the Building Department and a copy shall be forwarded to the California Regional Water Quality Control Board, Santa Ana Region. 51, The velocity of concentrated run-off from the project site shall be evaluated and erosive velocities controlled as part of the project design. 52. Grading operations and drainage requirements shall meet the standards set forth in the City's Building Code (Appendix Chapter 70 - Excavation and Grading, Sections 7001- 7019) and the Building Department's General Grading Specifications. , 53. The erosion control measures shall be completed on any exposed slopes within thirty days after grading, or as approved by the Building Department. 54. Fugitive dust emissions during construction shall be minimized by watering the site for dust control, containing excavated soil on -site until it is hauled away, and periodically washing adjacent streets to remove accumulated materials. 55. Prior to the issuance of any building permits a specific soils and foundation study shall be prepared and approved by the Building Department. 56. Sites where the potential for liquefaction has been identified, or any other site where the potential for liquefaction may be encountered during subsequent investigations, shall be further evaluated by a geotechnical consultant to verify the low potential for liquefaction. -The evaluation shall include subsurface investigation with standard penetration testing or other appropriate means of analysis for liquefaction potential. The project geotechnical consultant shall provide a statement concerning the potential for liquefaction and its possible impact on proposed development. If necessary, the geotechnical consultant shall provide mitigation measures which could include mechanical densification of liquefiable layers, dewatering, fill surcharging or other appropriate measures. The Geotechnical Consultant's report shall be signed by a Certified Engineering Geologist and a Registered Civil Engineer and shall be prepared to the satisfaction of the Building Department prior to issuance of Grading Permit. Grading and building plans shall reflect the recommendations of the study to the satisfaction of the Building Department. Final Actions, Findings and Conditions Corona del Mar Plaza November27,1995 I � 5 57. Any necessary diversion devices, catchment devices, or velocity reducers shall be incorporated into the grading plan and approved by the Building Department prior to issuance of grading permits. Berms or other catchment devices shall be incorporated into the grading plans to divert sheet flow runoff away from areas which have been stripped of natural vegetation. Velocity reducers shall be incorporated into the design, - especially where drainage devices exit to natural ground. 58. All fill slopes shall be properly compacted during grading in conformance with the City Grading Code and verified by the project Geotechnical Consultant. Slopes shall be planted with vegetation upon completion of grading. Conformance with this measure shall be verified by the Building Department prior to the issuance of occupancy permits. 59. Berms and brow ditches shall be constructed to the satisfaction and approval of the Building Department. Water shall not be allowed to drain over any manufactured slope face. Top -of -slope soil berms shall be incorporated into grading plans to prevent surface runoff from draining over future fill slopes. Brow ditches shall be incorporated. into grading plans to divert surficial runoff from ungraded natural areas around future cut slopes. The design of berms and brow ditches shall be approved by the Building Department prior to issuance of grading permits. 60. Prior to the issuance of grading permits, written recommendations for the mitigation of compressible/collapsible soil potential for the project site shall be provided by the geotechnical consultant. Foundation recommendations shall be included. Recommendations shall be incorporated as conditions of approval for the site -specific tentative tract maps and grading plans to the satisfaction of the Building Department. Recommendations shall be based on surface and subsurface mapping, laboratory testing and analysis. Mitigation, if necessary, could include: removal* and 'recompaction of identified compressible/collapsible zones, fill surcharging and settlement monitoring, compaction grouting, or foundation design which utilizes deep piles, or other recommended measures. The geotechnical consultant's site -specific reports shall be signed by a Certified Engineering Geologist and Registered Civil Engineer, and shall be approved by the Building Department. 61. Written recommendations for the mitigation of expansive and corrosive soil potential for each site, shall be provided by the project corrosion consultant, geotechnical consultant and/or Civil engineer. Foundation recommendations shall be included. Recommendations shall be based on surface and subsurface mapping, laboratory testing and analysis and shall be incorporated into final building plans prior to issuance of building permits. The geotechnical consultant's site -specific reports shall be signed by a Certified Engineering Geologist and Registered City Engineer, and shall be approved by the Building Department. 62. The project geotechnical consultant and/or civil engineer shall prepare written site -specific reviews of the tentative tract maps and grading plans addressing all salient geotechnical Final Actions, Findings and Conditions Corona del Mar Plaza November 27,1995 issues, including groundwater. These reports shall provide findings, conclusions and recommendations regarding near -surface groundwater and the potential for artificially induced groundwater as a result of future development, and the effects groundwater may have on bluffs, slopes and structures. The reports shall also address the potential for ground subsidence on the site and properties adjacent to the sites if dewatering is recommended. The geotechnical consultant and/or civil engineer's reports shall be signed by a Certified Engineering Geologist and Registered Civil engineer and shall be completed to the satisfaction of the Building Department prior to issuance of a grading permit. 63. Prior to issuance of any grading permit, an erosion, siltation, and dust control plan shall be submitted, and shall be subject to the approval of the Building Department. 64. Prior to the issuance of any grading permit, the design engineer shall verify that the discharge of surface runoff from development of any site will be performed in a manner so that increased peak flows from the site will not increase erosion immediately downstream of the system. As part of this review, the velocity of concentrated runoff from the project shall be evaluated, and erosive velocities controlled as part of the final project design. This report shall be reviewed by the Planning Department and approved by the Building Department. I 65. Erosion control measures contained in the erosion siltation and dust control plan shall be implemented on any exposed slopes within 30 days after grading, or as otherwise directed by the Building Department. 66. Any existing on -site drainage facilities shall be improved as required, or updated concurrent with grading and development, to the satisfaction of the Public Works and Building Departments. Improvement plans shall be approved by the Public Works Department prior to issuance of a grading permit. 67. Prior to the issuance of grading permits, the applicant (or applicant's grading contractor) shall provide to the Building and Public Works Departments haul route plans that include a description of haul routes, access points to the sites, and watering and sweeping program designed to minimize impacts of the haul operation. These plans shall be re- viewed and approved by the Public Works Department. Copies of the plans shall be submitted to the City's Planning Department. 68. Prior to the issuance of grading permits, the applicant shall incorporate the following erosion control methods into grading plans and operations to the satisfaction of the Building Department. a. An approved material such as straw, wood chips, plastic or similar materials shall be used to stabilize graded areas prior to revegetation or construction. Final Actions, Findings and Conditions Corona del Mar Plaza November27,1995 V] b. Airborne and vehicle bome sediment shall be controlled during con- struction by: the regular sprinkling of exposed soils and the moistening of vehicles loads. C. An approved material such as riprap (a ground cover of large, loose, angular stones) shall be used to stabilize any slopes with seepage problems to protect the topsoils in areas of concentrated runoff. 69. Prior to the issuance of grading permits, the project geotechnical consultant and/or civil engineer shall develop a plan for the diversion of stormwater away from any exposed slopes during grading and construction activities. The plan shall include the use of temporary right-of-way diversions (i.e., berms or swales) located at disturbed areas or graded right-of-ways. The plan will be approved by the Public Works and Building Departments, and implemented during grading and construction activities. 70. The applicant shall provide a temporary gravel entrance located at every construction site entrance. The location of this entrance shall be incorporated into grading plans prior to the issuance of grading permits. To reduce or eliminate mud and sediment carried by vehi- cles or runoff onto public rights -of -way, the gravel shall cover the entire width of the entrance, and its length shall be no less than 50 feet. The entrance plans shall be reviewed and approved by the Public Works and Building Departments concurrent with review and approval of grading plans. , 71. The applicant shall construct filter berms or other approved devise for the temporary gravel entrance. The berms shall consist of a ridge of gravel placed across graded right- of-ways to decrease and filter runoff levels while permitting construction traffic to continue. The location of berms shall be incorporated into grading plans prior to the issuance of grading permits. The plans shall be reviewed and approved by the Public Works and Building Departments. 72. During grading and construction, the applicant shall provide a temporary sediment basin located at the point of greatest runoff from any construction area. The location of this basin shall be incorporated into grading plans. It shall consist of an embankment of compacted soils across a drainage. The basin shall not be located, in an area where its failure would lead to loss of life or the loss of service of public utilities or roads. The plan shalt be reviewed and approved by the Building Department. 73. Notice of Intent. Prior to the approval of a grading permit, the project sponsor shall submit a Notice of Intent (NOI) with the appropriate fees for coverage of the project under the General Construction Activity Storm Water Runoff Permit to the State Water Resources Control Board at least 30 days prior to initiation of construction activity at the site. The NOI shall include informatibn about the project such as construction activities, material building/management practices, site characteristics, and receiving water informa- tion (Generally, this is required for any construction activity over five acres in area). Final Actions, Findings and Conditions Corona del Mar Plaza November 27,1995 3 it 74. As required by the General Construction Permit, the project shall develop and implement a Stormwater Pollution Prevention Plan (SWPPP), including inspection of stormwater con- trols structures and pollution prevention measures. The SWPPP shall be implemented concurrent with the beginning of the construction activities, and the plan shall be kept on site. 75. Structural BMP Controls. Prior to the issuance of any Grading Permit, the project proponent shall ensure that the project includes implementation of appropriate structural Best Management Practices (BMPs) to reduce the extent of pollutants in stormwater flows from the site. Said structural BMPs shall meet the approval of the Public Works Department. The following structural BMPs are suggested for consideration at the pro- ject site: Grassed or landscaped swales Reduction in the amount of directly connected impervious area (DCIA) Inlet trash racks or bars Filter strips. Maintenance of the selected structural BMPs will be required throughout the life of the project to ensure proper operation. 76. Non -Structural BMP Controls. Prior to the issuance of certificates of use and occupancy, the project proponent shall submit an operations plan that ensures that the project operation shall include non-structural BMPs, including the following: Periodic cleaning (i.e., street sweeping) Routinely cleaning on -site storm drain manholes and catch basins Source control surveys of all on -site industrial facilities • Controlling washdown of non-stormwater discharges from project development facilities Providing information to employees on disposal of waste oil, grease, and pesticide containers Carefully controlling pesticide and fertilizer usage Providing covered areas for trash receptacles, or enclosed features to prevent direct contact with precipitation Final Actions, Findings and Conditions Corona del Mar Plaza November27,1995 I1 9 Efficient landscaping irrigation Common area litter control Housekeeping of loading docks. All non-structural BMPs shall meet the approval of the Public Works Department, 77. Water Quality Management Plan. Prior to the issuance of any building permit, consistent with the Drainage Area Management Plan (DAMP) prepared by the County of Orange for compliance with their municipal storm water NPDES permit requirement, the project proponent shall prepare a Water Quality Management Plan (WQMP). Said WQMP shall meet the approval of the Public Works Department. The WQMP shall indicate the proposed structural and non-structural, permanent stormwater quality control measure to be utilized for the project, shall identify the potential pollutant source on the project, and shall describe how the project implements the objectives outlined in the DAMP. 78. Prior to issuance of a grading permit, the final plan of water, sewer and storm drain facilities shall be approved by the Public Works Department. Any systems shown to be required by the review shall be the responsibility of the developer, unless otherwise provided for through an agreement with the property owner or serving agency. 79. SCAQMD Rule 403, which requires that "... every reasonable precaution (is taken) to minimize fugitive dust emissions ..." from grading operations to control particulate emissions, shall be implemented during the grading and construction phase. Standard dust control practices dictated by SCAQMD Rule 403 shall be followed. 80. Adherence to SCAQMD Rules 431.1 and 431.2 which require the use of low sulfur fuel for stationary construction equipment. 81. The applicant shall specify the use of concrete, emulsified asphalt, or asphaltic cement, none of which produce significant quantities of VOC emissions. 82. Any rooftop or other mechanical equipment shall be sound attenuated in such a manner as to achieve a maximum sound level as specified in the Noise Ordinance Regulations of the Newport Beach Municipal Code. 83. Any mechanical equipment and emergency power generators shall be screened from view of residential properties, public streets (to the greatest extent possible, as determined by the Planning Director) and the public library, and noise associated with said installations shall be sound attenuated in accordance with the Noise Ordinance Regulations of the Newport Beach Municipal Code. The latter shall be based upon the recommendations of a Final Actions, Findings and Conditions Corona del Mar Plaza November 27,1995 10 licensed engineer practicing in acoustics, and shall be approved by the Planning Department. 84. Pursuant to the City of Newport Beach Noise Ordinance Section 10.28.040, construction adjacent to existing residential development shall be limited to the hours of 7:00 a.m, to 6:30 p.m. Monday through Friday, and 8:00 a.m. through 6:00 p.m. on Saturday. Con- struction shall not be allowed outside of these hours Monday through Saturday or at any time on Sundays and federal holidays. Verification of this shall be ,provided to the Planning Department, The City will ensure that construction time limits are enforced for the duration of construction activity on the project site. 85. Prior to the issuance of any certificate of use and occupancy, the project proponent shall provide evidence, meeting the approval of the City, that the installed lighting meets the objectives of the plan. If necessary, shields on the back of lights or other screening shall be placed to cut off light beyond project area. Prior to the issuance of a certificate of use or occupancy, the applicant shall demonstrate to the Planning Department that the lighting system is designed, directed, and maintained in such a manner as to conceal the light source and to minimize light spillage and glare to the neighboring residential uses, properties and the Newport Beach Central Library. The plans shall be prepared and signed by a licensed Electrical Engineer, with a letter from the engineer stating that, in his opinion, this requirement has been met. Upon submittal of the lighting plan and signage plan to the Planning Department, the applicant shall also submit concurrently to the Harbor View Hills Community Association for review and comment which will then forward recommendations, within three weeks of receipt, to the Planning Department for possible incorporation into the approval. That all signs installed initially and subsequent to the initial installations shall be in conformance with the provisions of the approved lighting program and the Newport Village Planned Community District Regulations. 86. City Council Policy K-5 outlines the City's requirements with respect to archaeological resources. The following specific measures are recommended in conformance with Policy K-5. A. A qualified archaeologist shall be present during pregrade meetings to inform the project sponsor and grading contractor of the results of any previous studies. In addition, an archaeologist shall be present during grading activities to inspect the underlying soil for cultural resources. If significant cultural resources are uncovered, the archaeologist shall have the authority to stop or temporarily divert construction activities for a period of 48 hours to assess the significance of the find. B. In the event that significant archaeological remains are uncovered during excavation and/or grading, all work shall stop in that area of the subject property until an appropriate data recovery program can be developed and implemented. The cost of such a program shall be the responsibility of the landowner and/or developer. Final Actions, Findings and Conditions Corona del Mar Plaza November 27,1995 I11 if C. Prior to issuance of any grading or demolition permits, the applicant shall waive the provisions of AB 952 related to City of Newport Beach responsibilities for the mitigation of archaeological impacts in a manner acceptable to the City Attorney. 87. Any sites uncovered shall be mitigated pursuant to Council Policy K-5. Where further testing or salvage is required, the applicant shall select a City approved, qualified archaeologist to excavate a sample of the site. All testing and salvage shall be conducted prior to issuance of grading permits or use of an area for recreational purposes. A written report summarizing the findings of the testing and data recovery program shall be submitted to the Planning Department within 90 days of the completed data recovery program. , 88. The applicant shall donate all archaeological material, historic, or prehistoric, recovered during the project to a local institution that has the proper facilities for curation, display and study by qualified scholars. All material shall be transferred to the approved facility after laboratory analysis and a report have been completed. The appropriate local institution shall be approved by the Planning Department based on a recommendation from the qualified archaeologist. I 89. A pre -grade reconnaissance of the area shall be made by a qualified paleontologist to assess whether any significant fossils currently are exposed. Any fossils observed and deemed significant shall be salvaged. 90. A qualified paleontologist shall be retained to monitor and, if necessary, salvage scientifically significant fossil remains. 91. The paleontologist shall have the power to temporarily divert or direct grading efforts to allow the evaluation and any necessary salvage of exposed fossils. 92. Monitoring shall be on a full-time basis during grading in geologic units of high paleontologic sensitivity. 93. Spot-checking of low sensitivity sediments shall be conducted by a qualified paleontologist. Should significant fossils be observed during grading in these units, full- time monitoring may be required. 94. All collected fossils shall be donated to a museum approved by the City of Newport Beach Planning Department. 95. A final report summarizing findings, including an itemized inventory and contextual stratigraphic data, shall accompany the fossils to the designated repository; an additional copy shall be sent to the appropriate Lead Agency. 96. Prior to approval of a grading permit, grading specifications for the project shall require the following to the satisfaction of the Building Department: Final Actions, Findings and Conditions Corona del Mar Plaza November 27, 1995 12 ,r I 9 All trash on the site shall be disposed of properly. A. Creosote treated power poles shall be removed and disposed of properly upon relocation, per the recommendations of the environmental remediation engineer. B. Any abandoned septic tanks systems encountered during grading shall be disposed of properly, per City of Newport Beach requirements. 98. Prior to the approval of a grading permit, the project proponent shall determine the appropriate method of wastewater disposal to the satisfaction of the Public Works Department. 99. That this Site Plan Review shall expire unless exercised within 24 months from the date of approval as specified in Section 20.01.070 K of the Newport Beach Municipal Code. 100. That traffic volumes or trips generated by the MacArthur Boulevard access drive to the project facility, will be excluded from the calculation of traffic volume which require the widening of MacArthur Boulevard to six lanes, as outlined in the Circulation Element of the General Plan. 101. That the MacArthur Boulevard access drive shall be relocated to a point not less than 380 feet southerly of the intersection of MacArthur Boulevard and Harbor View Drive, as reflected on the approved site plan and as measured from the prolongation of the existing southerly curb line of Harbor View Drive to the prolongation of the northerly curb line of the driveway access; and shall be limited to right -turn ingress only. 102. That the design of the internal intersection shall be subject to the review and approval of the City Traffic Engineer. This design shall include traffic control devices, including stops signs, as deemed necessary to provide for adequate public safety, as well as optimal convenient access for the library and shopping center patrons. Also that the design of traffic control measures at the internal intersection shall be subject to the on -going review of the City Traffic Engineer. 103. That the employees of all businesses in the project shall park on site, or at another location off -site approved by the City Traffic Engineer. 104. That the sign program include provisions for a sign identification program for the Newport Beach Public Library, the form of which is subject to the review and approval of City Manager, the Community Services Department, the Public Works Department, and the Planning Department. 105. That any proposed or required deceleration shall not extend into the intersection of MacArthur Boulevard and Harbor View Drive, or begin northerly of the prolongation of the existing southerly curbline of Harbor View Drive. F:\W P51\PLANNING\I CC-RPT'k951127\CDM-PLZA\EXIiA-CC3.DOC Final Actions, Findings and Conditions Corona del Mar Plaza November 27, 1995 I 13 CONDITIONS OF APPROVAL CORONA DEL MAR PLAZA GEOTECHNICAL CONSIDERATIONS AS APPROVED BYTHE CITY COUNCIL ON NOVEMBER 27, 1995 1. Prior to commencement of grading operations, all vegetation, organic topsoil, and other deleterious material should be cleared and disposed of off site. Existing pavements, slabs and other remnants of previous construction as shown schematically on Figure 3 (of the Preliminary Geotechnical Report prepared by NMG Geotechnical, Inc., dated June 23, 1995) should be removed. Since proposed fills are relatively shallow, on -site disposal of concrete and asphalt is not considered feasible, it is anticipated that these materials must be exported. 2. All areas receiving fill, subsequent to the appropriate removals, should be scarified 6 inches and recompacted. Fill should be placed in loose lifts of no more than 8 inches in thickness to a minimum of 90 percent relative compaction at a moisture content at or above optimum content. Other earthwork recommendations are given inn the General Earthwork and Grading Specification (Appendix E of the June 23, 1995 Preliminary Geotechnical .Report). 3. In general, existing soils in the upper 12 to 24 inches are weathered and compressible. At a minimum, removal of the upper 12 inches and scarification and recompaction of 8 inches is recommended below proposed fills and other improvements such as pavements. These depths may be adjusted in cut areas, depending upon the depth of cuts. 4. Removals should be performed to provide a compacted fill blanket of at least 3 feet beneath the bottom of building footings. This blanket should extend a minimum of 10 feet beyond the building footprint and should include areas of foundations for canopies, signs, etc., associated with the structures. Potentially unsuitable materials were encountered in the southwest and southeast corners "of the site at greater depths (borings B-2 and B-4). In these local areas, remedial removals may need to be deeper (5 to 8 feet, 10 foot maximum). Due to the inherently limited data provided in the geotechnical borings, all removals across the site will be verified during grading and subject to modifications depending upon observed conditions. 5. Removal bottoms should expose relatively dense soil (on the order of 85 percent relative compaction). All removal bottoms should be observed and accepted by the geotechnical consultant. Approved removal bottoms should be scarified 6 to 8 inches, moisture - conditioned to near optimum moisture content, and recompacted prior to fill placement, and/or building construction, to a minimum of 90 percent relative compaction in accordance with ASTM Test Method D 1557-91. Conditions of Approval 1 Geotechnical Considerations 6. The relatively deep cuts proposed along the northeast portion of the site may locally encounter wet soil conditions. The cuts will result in building pads with groundwater on the order of 2 to 4 feet below pad grade (along MacArthur). With changed conditions due to development (including off -site developments), the potential exists for groundwater to rise. It is recommended that some type of sub -drain system (e.g., cut-off trench) be constructed in the northern end of the site. It may be possible to incorporate a subdrainage system with the future utility trenches. 7. The proposed retaining walls also may be subject to considerable amounts of transient water introduced by the development as well as the existing perched groundwater. The potential for buildup of water behind the walls as well as significant amounts of nuisance seepage through the walls is high. It is recommended that the, retaining walls be waterproofed and provided with a subdrainage system beyond what is typically constructed. 8. Sub -drains and waterproofing should also be provided along interior footings with significant elevation differences (step foundations between retail units). 91 It is anticipated that the proposed slopes will be grossly and surficially stable provided the recommendations in the Preliminary Geotechnical Report dated June 23, 1995 are implemented. More refined slope stability analysis should be performed once grading plans are finalized. 10. Total and differential settlements at the site for the proposed fill and structural loads should be within tolerable limits of the proposed structures provided the recommendations herein and future design recommendations are implemented. Total post -construction settlements on the order of 1/2 inch are estimated. Differential settlements are not expected to exceed 1/4 inch over a 40-foot span. 11. For design proposes, an allowable bearing pressure of 1,600 psf may be used for conventional shallow footings having a minimum embedment in approved material of i foot below the lowest adjacent grade and a minimum width of 1 foot. The bearing value may be increased by 200 psf for each additional foot of embedment in approved material and by 100 psf for each additional foot of width, to a maximum value of 3,000 psf. Allowable bearing pressure may be increased by one-third for wind or seismic loading. 12. Soils at the site are expected to be in the low to medium expansion potential range; Minimum recommendations for foundations and slabs for low rise commercial structures are given in Table 1 of the Preliminary Geotechnical Report dated June 23, 1995. Until additional expansion potential testing is conducted after grading, the criteria for medium expansion should be assumed. Conditions of Approval Geotechnical Considerations 2 13. The recommended lateral earth pressures for the on -site native soils are as follows: Equivalent Fluid Pressure (psf/ft 1 Conditions Level 2:1 Slone Active 43 75 At -Rest 64 110 Passive 330 120 (sloping down in front of wall) If a retaining wall is backfilled with clean sand having a sand equivalent equal to or greater than 30, an equivalent fluid pressure of 30 pcf (level) and 43 pcf (2:1 slope) for active conditions may be used. 14. To design an unrestrained retaining wail, such as a cantilever wall, the active earth pressure may be used. For a restrained retaining wall, such as basement wall or restrained wall corners, the at -rest pressure should be used. Passive pressure is used, to compute lateral soils resistance developed against lateral structural movement. Further, for sliding resistance, the friction coefficient of 0.30 may be used at the concrete and soil interface. In combining the total lateral resistance, either the passive pressure or the friction of resistance should be reduced by 50 percent. In addition, the passive resistance is taken into account only if it is ensured that the soil against embedded structures will remain intact with time. 15. Retaining structures and step footings should be provided with a sub -drain system approved by the geotechnical consultant. At a minimum it is recommended.that the walls be waterproofed and provided with a geotextile "sheet" drain, such as Miradrain 6000, J- Drain 200 (or approved equivalent) behind the wall. The sheet drain should extend up to within 6 inches below backfill at top of wall. A 4-inch perforated collector pipe with filter fabric should be connected to the sheet drain along the bottom and outletted. The collector pipe should be installed with perforations down and have a minimum 1 percent gradient. 16. Weep holes should also be provided along the bottom of retaining walls at maximum 24- foot spacing. Open vertical masonry joints at 32-foot spacing may be provided in lieu of weep holes. 17. Proper surface drainage such as a concrete V-ditch should also be provided along the top of wall. Down drains (outlets) for surface drainage should not be tied into the sub -drain system for walls. (They should be outletted separately.) 18. R-value testing of near surface soils should be conducted following grading. Pavement section design should be based on anticipated traffic indices and special conditions (e.g., Conditions of Approval Geotechnical Considerations truck loading docks, trash enclosures, etc.). A preliminary estimate for a pavement section is 4 inches of asphalt concrete over 8 inches of aggregate base. 19. If heavy construction traffic is anticipated prior to capping of the street, then consideration should be given to increasing the thickness of AB by 0.1 foot. Type B asphaltic concrete is recommended. 20. AB can be crushed aggregate base, crushed miscellaneous base or processed miscellaneous base in accordance with Standard Specifications for Public Works Construction (The Green Book). The material shall be free of any detrimental quantity of deleterious materials. If processed miscellaneous base is to be used, in addition to gradation (grain size) test, quality tests such as R-value, sand equivalent, and percentage wear may have to be performed to verify that the material meets the minimum requirements. 21. All subgrade should be unyielding and aggregate base should be compacted to a minimum of 95 percent relative compaction based on ASTM Test Method D1557-91. 22. To reduce the potential for unsightly cracking due to expansive soils, exterior concrete driveways, loading ramps, driveway approaches, plus curbs and gutters should be a minimum of 6 inches thick and provided with construction or weakened plane joints every 10 feet or less. The thickness at the truck loading or trash -truck areas should be increased to 0.8 foot in order to reduce unsightly cracking (if planned to be paved with PCC concrete. The slabs should be underlain by a layer of crushed rock, gravel, or clean sand having minimum thickness of 2 inches. The subgrade should be a minimum 120 percent of optimum -moisture content to a minimum depth of 18 inches. Reinforcement of the slabs may also be considered if after grading, more expansive soils are encountered. Suitable minimum reinforcement would be WWF 6x6 - WIA x WIA placed at mid -height or preferably No. 3 bars at 24 inches on center placed both ways at mid -height. 23. TO reduce the potential for excessive cracking of other exterior concrete flatwork (such as sidewalks, walkways, etc.) concrete should be a minimum of 4 inches thick and provided with construction or weakened plane joints at frequent intervals (e.g., every 6 feet or less). The same thickness of a crushed rock, gravel, or clean sand layer and subgrade moisture content is recommended. Reinforcing of the concrete sidewalks is also recommended. Suitable minimum reinforcement would be WWF 6x6 - W1.4 x W1.4 placed at mid -height. 24. The causes of concrete distress can be reduced by proper design of the concrete mix and by proper placement and curing of the concrete. 25. Preliminary sulfate content test results indicate some soils with higher soluble sulfate contents. Type V cement and compliance with the requirements of the UBC should generally be adequate for concrete in contact with on -site soils near finish grade. Additional sulfate testing should be conducted after the completion of rough grading. Conditions of Approval Geotechnical Considerations 4 26. Previous studies characterize the corrosion potential of unprotected metals in contact with ' earth in this locale as being high (USDA, 1978). Appropriate measures, typical with local practice for the proposed construction, should be taken to protect buried metals. Site specific soil corrosivity testing may be conducted following grading if dictated by special construction conditions. 27. Inadequate control of runoff water, heavy irrigation after development of the site, or ' regional groundwater level changes may aggravate the shallow groundwater conditions. Maintaining adequate surface drainage, proper disposal of runoff water, and control of irrigation will help reduce the potential for future moisture -related problems and ' differential movements from soil heave/settlement. 28. Surface drainage should be carefully taken into consideration' during all grading, ' landscaping, and building construction. Positive surface drainage should be provided to direct surface water away from structures and slopes and toward the street or suitable drainage devices. Ponding of water adjacent to the structures should be avoided. Buildings should have roof gutters systems and the runoff should be carried to street gutters by area drain pipes or by sheet flow over paved areas. Paved areas should be provided with adequate drainage devices, gradients, and curbing to prevent runoff flowing from paved areas onto adjacent unpaved areas. ' 29. The performance of foundations is also dependent upon maintaining adequate surface drainage away from structures. The minimum gradient within 5 feet of the building will depend upon surface landscaping. In general, it is suggested that unpaved lawn and landscape areas have a minimum gradient of 2 percent away from structures. 30. Construction of planter areas immediately adjacent to structures should be avoided'. If planter boxes are constructed adjacent near buildings, the sides and bottoms of the planter should be provided with a moisture barrier to prevent penetration of the irrigation water into the subgrade. Provisions should be made to drain excess irrigation water from the planters without saturating the subgrade below or adjacent to the planters. Raised planter boxes may be drained with weepholes. Deep planters (such as the palm tree planters) should be drained with below -ground, water -tight drainage lines connected to a suitable outlet. ' 31. Trench excavations less then 5 feet deep in the northern portion of the site and 10 feet deep in the southern portion of the site are not expected to encounter significant amounts of groundwater. Groundwater may be encountered below these depths, and dewatering ' may be necessary locally. Caving problems may also be encountered where soils become more sandy. 32. Utility excavation deeper than 4 feet should be stabilized per OSHA requirements (shoring or laying back of trench walls). Site soils are generally classified as Type "B" per Title 8 California Code of Regulations, except where groundwater is encountered, in which case Conditions of Approval Geotechnical Considerations 5 they may be Type "C". These categories should be evaluated by the utility contractor during excavations and discussed with the geotechnical consultant if conditions appear to be different. 33. If H-piling or sheet piling is used for shoring members, an equivalent fluid pressure of 150 pcf/foot may be used for passive resistance. 34. Pipe should be placed on at least 6-inches of clean sand or gravel. The area around the pipe (at least 1 foot over top of pipe) should be backfilled with clean sand, having a minimum sand equivalent of 30 or better. The sand should be jetted with water below the springline to ensure filling of voids beneath the pipe (if allowed by local agency). Otherwise, sand along the side of the pipe should be placed in small lifts and compacted ' with small hand-held compactors (e.g., "powder -puff'). 'Depending on the size of the pipe, higher sand equivalents may be required of jetting is not permitted. Jetting should be ' in moderation to minimize the amount of water introduced into the surrounding native soils. 35. Backfill materials should be moisture conditioned as needed to near optimum and compacted to a minimum relative compaction of 90 percent. r36. Final grading plans for the site should be reviewed and accepted by the geotechnical consultant prior to grading. A supplemental geotechnical report with recommendations ' specific to the grading plan should be issued. 37. Foundation plans, retaining wall plans, and related structural calculations should also be . reviewed and accepted by the geotechnical consultant prior to construction for verification of geotechnical design parameters. A remedial removal map based on the final foundation plans and the remedial removal recommendations in Section' 3.2 of the Preliminary ' Geotechnical Report dated June 23, 1995, may be prepared prior to grading. 38. Geotechnical observation and testing should be conducted during grading and construction at the following stages: • Following clearing and grubbing, prior to site processing or fill placement ' • During and following remedial removals • During fill placement • During and after foundation and retaining wall excavations • During installation of sub -drains • During backfill behind retaining structures • During utility trench excavations and backfill • When any unusual or unexpected geotechnical conditions are encountered during grading and construction F:1R'P51\PLANNINGIICC-RPT 951127\CDM-PLZA\GEOTECH.DOC ' Conditions of Approval Geotechnical Considerations H I NEWPORT VILLAGE PLANNED COMMUNITY DISTRICT REGULATIONS Amendment No. 746 City Council Resolution No. 92-6 January 13,1992 Amendment No. 835 City Council Resolution No. 95-130 November 27, 1995 -2- TABLE OF CONTENTS Introduction.................................................................................................................. Page 3 SECTION I STATISTICAL ANALYSIS ...................... Page 4 SECTION II GENERAL NOTES ..................................... Page 5 SECTION III GOVERNMENTAU.................................. Page 7 INSTITUTIONAL SECTION IV OPEN SPACE ............................................... Page 9 EXHIBITS f Land Use Plan, ExI it A l Signage Plan, Extubit B A �k, -3- The Newport Village Planned Community District, a portion of the Newport Center planning area, as been developed in accordance with the Newport Beach General Plan. The purpose of this Planned Community is to provide a method whereby property may be classified and developed for retail, govemmental, institutional, and open space uses. The specifications of this district are intended to provide land use and development standards supportive of the development proposal contained herein while insuring compliance with the intent of all applicable regulatory codes. Whenever the regulations contained herein conflict with the regulations of the Newport Beach Municipal Code, the regulations contained herein shall take precedence. The Municipal Code shall regulate this development when such regulations are not provided within these district regulations. All development within the Planned Community boundaries shall comply with all provisions of the Uniform Building code and various mechanical codes related thereto. -4- SECTION L STATISTICAL ANALYSIS Newport Village DEVELOPMENT LAND USE AREA ACRES UNITS GovernmentaYInstitutional/Retaiil Transit Facility 1 2.4 — Library 4 4.0 65,000 sq.ft. Retail 5 10.0 100,000 sa.ft. SUBTOTAL Open Space TOTAL 16.4 2,3 17.3 33.7 170,000 sq.ft. 4 acre public park' ' A 4 acre public park is contemplated by the General Plan in the area north of the Library site and south of San Mguel Drive (Area 3). -5- SECTION II. GENERAL NOTES Project Description The Planned Community District encompasses 33.7 acres. 10 acres are designated for retail use and 6.4 acres are designated for governmental/institutions. use. 17.3 acres are designated for open space use, including a 4-acre public park, 2. Water Service Water within the Planned Community area will be famished by the City of Newport Beach. 3. Sewage Disposal Sewage disposal facilities within the Planned Community will be provided by Orange County Sanitation District No. 5. Prior to the issuance of any building permits, it shall be demonstrated to the satisfaction of the Planning Department that adequate sewer facilities will be available. Prior to the occupancy of any structure it shall be further demonstrated that adequate sewer facilities exist. 4. Grading and Erosion Grading and erosion control shall be carried out in accordance with the provisions of the City of Newport Beach Grading Ordinance and shall be subject to permits issued by the Building and Planning Departments. 5. Screenin All mechanical appurtenances on building roof tops and utility vaults shall be screened from view in a manner compatible with the building materials; and noise associated with said noise generators shall be attenuated to acceptable levels in receptor areas. The latter shall be based upon the recommendations of a qualified acoustical engineer, and be approved by the Planning Department. 6. ArchaeologicaUPaleontological Prior to the issuance of grading permits, the site shall be examined to determine the existence and extent of archaeological and paleontological resources in accordance with adopted City policies. Any fire equipment access shall be approved by the Fire Department. A 1Q 8. The final design of on -site pedestrian and bicycle circulation in any tract shall be reviewed and approved by the Public Works Department and the Planning Department. 9. All buildings shall meet Title 24 requirements. Design of buildings shall take into account the location of building air intake to maximize ventilation efficiency, the incorporation of natural ventilation, and implementation of energy conserving heating and lighting systems. 10. Water conservation design features shall be incorporated into building construction. 11. Exposed slopes, if any, shall be stabilized as soon as possible to reduce erosion. 12. Public or private streets shall meet City standards. 13. The maximum height of all buildings shall be forty-five (45) feet and shall be measured in accordance with the Newport Beach Municipal Code, except that no building shall extend higher than the extension of the plane established by Ordinance No. 1596 for Corporate Plaza. 14. Crown Drive will not be extended across MacArthur Boulevard. 15. Harbor View Drive shall not be extended across MacArthur Boulevard. 16. All utilities shall be underground. C -7- SECTION III. GOVERNMENTAL AND INSTITUTIONAL (AREAS 1 and 4) A. Permitted Uses 1. Transit Facility (Area 1), including parking of Orange County Transit District buses and vehicles, bus shelter structures, including restrooms, and public parking. 2. Public Library (Area 4), including appurtenant facilities such as public meeting rooms. 3. Signs in accordance with the City of Newport Beach Municipal Code. B. Uses Requiring a Use Pemut 1. Restaurants. 2. Retail uses such as gift shop, book store. C. Development Standards 1. Floor Area and Development Limits. The total floor area shall be as provided in Section I Statistical Analysis, consistent with the Newport Beach General Plan. 2. Building Height. Buildings shall be subject to the height regulations specified in Section 20.87.205 of the Newport Beach Municipal Code, except that no building shall extend higher than the extension of the sight plane established by Ordinance No. 1596 for the Corporate Plaza Planned Community. 3. Setback Requirements. The following building setback requirements, measured from the property line, shall apply: Avocado Avenue 20feet Coast Hghway 40 feet MacArthur Boulevard 40 feet San Miguel 20 feet 4. Off -Street Parking. Off-street parking shall be provided on -site in surface lots or in parking structures. Parking for the transit facility shall be in accordance with Use Permit No. 3286. Parking for public library shall be provided at a ratio of one parking space for each 250 square feet. C= 5:2 The design and layout of all parking areas and loading areas shall be subject to the review and approval of the City Traffic Engineer and the Public Works Department. 5. Liehtintt. Lighting of building interiors and exteriors and parking lots shall be developed in accordance with City Standards and shall be designed and maintained in a manner which minimizes impacts on adjacent land uses including Harbor View IPills. Nighttime lighting shall be limited to that necessary for security and shielded from any adjacent residential area. The plans for lighting shall be prepared and signed by a licensed electrical engineer, and shall be subject to review and approval of the City Planning Department. 6. Landscanina. A minimum of 5% of the paved surface parking areas shall be devoted to planting areas. A landscaping program shall be reviewed and approved by the Parks, Beaches and Recreation Department, and the Planning and Public Works Departments. In no case shall any landscaping penetrate the Sight Plane established by Ordinance No. 1596 for Corporate Plaza. -9- SECTION IV. OPEN SPACE (Areas 2 and 3) A. Permitted Uses Open Space, including public parks. B. Development Standards As provided by Chapter 20.52, Open Space District, of the Newport Beach Municipal Code. -10- SECTION V. RETAIL (AREA 5) LOCATION Area 5 (aka Corona del Mar Plaza) is located at the northwest corner of East Coast ITighway and MacArthur Boulevard within the area defined as Newport Center as shown on the Planned Community Development Plan. INTENT It is intended that Area 5 be developed as a specialty retail commercial center. These regulations will permit a broad range of commercial uses appropriate to a retail commercial center. These uses include retail uses, restaurants, and uses which are service in nature. DEFINITIONS r Bar - The term "bar" shall mean a place of business with the principle purpose to sell or serve alcoholic beverages for consumption on the premises and may include live entertainment and/or dancing as accessory uses to the primary sale and service of alcoholic beverages, provided further that such five entertainment and/or dancing shall occupy less than twenty percent (20%) of the "net public area." Gross Floor Area - Gross floor area is the area included within the walls of the building, exclusive of mechanical shafts and related appurtenances. The floor area shall also include the areas which are defined by planters, awnings, shade structures, fences or rails and are for the exclusive and permanent use for display or seating by a use permitted by this text. Exterior covered walkways between or in front of retail buildings shall not be included in gross floor area. Restaurant - The term "restaurant" shallmean a place of business with the principal purpose to sell or serve food products and beverages for consumption on the premises within a building consisting of a permanent structure that is fully enclosed with a roof and walls, and where incidental dining to the extent of not more than 25% may be permitted out-of-doors on a patio, deck or terrace that is integrated into the building design, and where the area devoted to live entertainment and/or dancing does not exceed twenty percent (20%) of the "net public area.". C -11- A. PERMITTED USES Retail stores, including clothing store, bakeries, bookstores, food shops, pet stores, shoe shops, candy shops, card shops, florists, record stores, audio and video stores, camera shops, luggage stores, furniture stores, art galleries, jewelry stores, athletic stores, china and gift shops, specialty food service, specialty stores and other uses which are of similar nature. 2. Personal services establishments, including barber shops, beauty parlors, tailor shops, opticians, dry cleaning establishments (with plant on site, subject to the requirements included in these development standards), postal service facilities, enclosed bicycle storage lockers and other uses which are of a s'unilar.nature. 3. Outdoor sales establishments, carts and kiosks, and outdoor special events and structures, subject to the approval of the Planning Director. 4. Temporary structures and uses. Regulations are as specified in the Newport Beach Municipal Code. 5. Office uses, only when such offices are ancillary to a permitted use located in the complex (Area 5). B. SITE PLAN REVIEW REQUIRED A site plan review shall be approved by the Planning Commission and the City Council, for the siting of buildings, setbacks, landscaping and other development standards, in accordancewith the Newport Beach Municipal Code site plan review procedure; prior to issuance of any building permits. Minor changes made after or during construction, but in substantial conformance with the original plans approved by the Planning Commission and the City Council, shall be reviewed and approved by the Planning Director. C. USES REOUEMG A USE PERMIT The following uses shall be permitted subject to the securing of a use pen -nit in each case: 1. Bars and restaurants, other than a use which can be categorized as a "Specialty Food Service" use as defined in Title 20 of the City of Newport Beach Municipal Code. 2. Drive-in facilities (excluding food uses). 3. Uses as specified in the RSC District of Chapter 20.33 (more specifically, Table C I20.33, exclusive of arcades, recreational establishments; and drive-in, take-out _12_ restaurants) of the Newport Beach Municipal Code, unless otherwise permitted by these planned community regulations. D. DEVELOPMENTSTANDARDS 1. Floor Area and Development Limits: The total gross floor area permitted, shall not exceed 105,000 gross feet. Of this floor area limitation a maximum of 15% (15,750 sq.ft.) may be devoted to restaurant uses (including bars and restaurants). Outdoor areas which are defined by fences or rails and are for the exclusive and permanent use for display or seating by a retail or food use use shall be calculated as floor area, except as otherwise permitted by the Newport Beach Municipal Code. Incidental outdoor seating, covered or uncovered, which is not for the exclusive use of any retail or restaurant establishment shall not be calculated as floor area as entitled by this section. Loading docks, covered trash areas, common electrical/utility rooms shall not be calculated as floor area as entitled by this section. 2. Building Heieht: Buildings shall be subject to the height regulations specified in Section 20.87.205 ofthe Newport Beach Municipal Code, except that no building shall extend higher than the extension of the Sight Plane established by Ordinance No. 1596 for the Corporate Plaza Planned Community. 3. Setback Requirements: The following building setbacks shall be maintained from the streets with dimensions measured from the property lines: Avocado Avenue 20 feet East Coast Highway No Setback MacArthur Boulevard 35 feet with the following projections: a. The MacArthur Boulevard setback shall be reduced to 15 feet for a distance of 135 feet asmeasured along the MacArthur property line northerly from the intersection of the prolongation of the property lines of MacArthur Boulevard and East Coast Highway. b. The MacArthur Boulevard setback shall be reduced by the width of the required acceleration and deceleration lanes resulting from the MacArthur access (if entitled), with a maximum reduction of 15 feeL The reduced setback shall be limited to the length of the combined acceleration and deceleration lanes as approved by the City Traffic Engineer. No setbacks are required from any internal parcel lines, except as may be required by the Building Code. -13- 4. Off -Street Parkin: A minimum of 4.9 off-street parking spaces for every 1,000 square feet of gross floor area for Area 5 (Corona del Mar Plaza) shall be provided on -site for all uses, including food service uses (includes required parking for bars, restaurants, and specialty food service uses). Parking stall size shall be in accordance with City of Newport Beach Standards unless otherwise approved by the City Traffic Engineer. 5. Lighting: Parking lot lighting shall be developed in accordance with City standards and shall be designed in a manner which minimizes impacts on adjacent land uses. The plans shall be prepared and signed by a licensed electrical engineer, with a letter from the engineer stating that this requirement has been met. The lighting plan shall comply with the following criteria: Parking Lot Liahtin Design: esian: Type of Light Combined high pressure sodium and metal halide Pole Height 25 feet maximum, in no case shall the pole height extend higher than the extension of the sight plane established by Ordinance No. 1596 for the Corporate Plaza Planned Community. Light Intensity Mmimum one (1) footcandle per the City of Newport Beach Police Department. Direction of Light Down only. Visible Light Source The light source for each luminaire shall not be visible above the horizontal plane. BuildingLighting ightin Design: esisn: Type of Light Down lighting in arcades and along sidewalks will use a combination of incandescent and fluorescent sources. Perimeter building lights will use a combination of incandescent and high pressure sodium sources. Visible Light Source The light source for each himinaire shall be directed away from adjacent properties and not visible from beyond the project site. 6. Restaurants: All bars, restaurants, including specialty food uses shall be subject to C. the following requirements. -14- a, Parking shall be provided as specified in these development standards, more specifically in Section V, (D) 4. b. Kitchen exhaust fans are required and shall be designed to control odors and smoke, unless otherwise approved by the Newport Beach Building Department. C. A washout area or areas isJare required and shall be provided in such a way as to insure direct drainage into the sewer system and not into the bay or the storm drains, unless otherwise approved by the Newport Beach Building Department. d. Grease interceptors shall be installed on all fixtures in any restaurant facility where grease may be introduced into the drainage systems in accordance with the provisions of the Uniform Plumbing Code, unless otherwise approved by the Newport Beach Building Department and Public Works Department. Grease interceptors shall be located in such a way as to be easily accessible for routine cleaning and inspection. t 7. Dnv Cleaning Facilities: All dry cleaning facilities shall be subject to the following t requirements: a. Any boilers shall be isolated in accordance with the requirements of the Uniform Building Code. b. The use of chemicals shall be reviewed and approved by the Fire Prevention Bureau. C. There shall be no outside storage of materials, supplies or other paraphernalia. d. The proposed dry cleaning equipment shall be installed and operated in conformance with the requirements of the South Coast Air Quality Management District, 8. Landscaoine: A minimum of 5% of the paved surface parking areas shall be devoted to planting areas. In no case shall any landscaping penetrate the Sight Plane established by Ordinance No. 1596 for the Corporate Plaza Planned Community. E. SIGNS 1. Definitions: The following terms used in this section shall have the meanings indicated below: -15- a. Anchor Tenant. The term "Anchor Tenant" means a store having a minimum of twenty thousand (20,000) square feet of floor space, which is located within or between other commercial buildings. b. Audible Signs. The tam "Audible Sign" means any sign which uses equipment to communicate a message with sound or music. C. End Cap Tenant. The term `Bnd Cap Tenant" means a store having three building elevations with a minimum of four thousand (4,000) square feet of floor area. d. Building Elevation. The term `Building Elevation" means the exterior wall surface formed by one (1) side of the building. e. Eye Level. The term "Eye Level" means at the height of five (5) feet measured from grade. f. Freestanding Commercial. The term `Freestanding Commercial" means any building with a commercial use which is separated from other commercial uses by parldng and/or streets. g. Major Tenant. The term "Major Tenant" means a store or restaurant having a minimum of eight thousand (8,000) square feet of floor space, which is located within or between other commercial buildings. h. Monument Sign. The term "Monument Sign" means any sign which is supported by its own structure and is not part of or attached to any building. i. Sign. The term "Sign" means any media, including their structure and component parts which are used or intended to be used out-of-doors to communicate information to the public. j. Sign Area. The term "Sign Area" means the area enclosed by a rectangle drawn around the wording, numbers or images composing the sign. k. Sign Face. The term "Sign Face" means the physical -plane and/or surface upon which the wording or images are applied. 1. Sign Letter. The term "Sign Letter" means the individual symbols of the alphabet used in forming the words of a message. in. Tenant Sign The term "Tenant Sign" means any permanent sign of an establishment which is located on or attached to the storefront elevation, -16- covered walkway or awning for the purpose of communicating the name of the tenant. n. Temporary Signs. The term "Temporary Sign" means any sign, banner, pennant, valance or advertismg display constructed of cloth, canvas, plywood, light fabric, cardboard, wallboard or other light materials, with or without frames, intended to be displayed for a limited period of time. 2. Permitted Sins: SECTION 1- SITE IDENTIFICATION SIGNAGE a. Shopping Center Identification Signs: In addition to other signs permitted by this section, monument signs identifying the shopping center and tenants are permitted at the vehicle entry on MacArthur Boulevard, the vehicle entry on Avocado Avenue, the intersection of East Coast Highway and Avocado and the project's main pedestrian entrance from East Coast Highway. The location of the signs shall be approved by the City Traffic Engineer to ensure adequate sight distance. The sign area of each sign is as follows: MacArthur Boulevard Entrance Maximum Sign Area Maximum Sign Height Identification Maximum Letter Height Letter Style/Illumination 100 Square Feet 8 feet Name of Shopping Center, Logos and Tenant names Shopping Center Identification - 24" Tenant Identifications -12" Shopping Center Identification and Logo shall be individual letters either spot lit or reverse channel halo lit. Tenant Identification shall be individual letters similarly lit or routed out letters backlit in an opaque background. Avocado Avenue Entrance Maximum Sign Area Maximum Sign Height Identification Maximum Letter Height 100 Square Feet 8 feet Name of Shopping Center, Logos and Tenant names Shopping Center Identification - 24" Tenant Identifications - 12" -17- Letter Style/IDumination Shopping Center Identification and Logo shall be individual letters either spot lit or reverse channel halo lit. Tenant Identification shall be individual letters similarly lit or routed out letters backlit in an opaque background. Intersection of East Coast Highway & Avocado Avenue Maudmum Sign Area Maximum Sign Height Identification Maximum Letter Height Letter Style/Illumination 120 Square Feet 10 feet Name of Shopping Center, Logos and Tenant names Shopping Center Identification - 24" Tenant Identifications -12" Shopping Center Identification and Logo shall be individual letters either spot lit or reverse channel halo lit. Tenant Identification shall be individual letters similarly lit or routed out letters backlit in an opaque background. Main Pedestrian Entrance from East Coast Highway An arch or pedestrian gateway shall be allowed at the main pedestrian entry off of East Coast Fliighway, subject to review and approval of the City of Newport Beach Modification Committee. The arch may be freestanding between buildings or may span and connect to the buildings. The project name and project logo may appear on the gateway as individual letters spot lit or reverse channel halo lit. b. Library Link Feature: Sculptural or decorative elements may be used to help define the pedestrian link between the project and the library. C. Graphic Light Sconce: Feature light sconces shall be used to create pedestrian scale and character. Sconces shall either be internally or indirectly lit to back light graphic patterns that may contain elements of the project logo. d. Project Directory: No more than three (3) project directories may be located near the major pedestrian intersections of the project. Directories will consist -18- of a site map and a listing of project tenants. Maximum width of the directory shall be four feet (4') and the maximum height shall be eight feet (8'). Directory may be internally illuminated. SECTION 2 - TENANT IDENTIFICATION SIGNAGE a. Tenant Sianaee: In addition to other signs permitted by this section, signs identifying the major tenants are permitted on the exterior walls or parapets of the building which they occupy. Within this category, one (1) sign per building elevation is permitted, unless noted otherwise. However, more than one (1) wall sign per Tenant is permitted on the same elevation, if the aggregate sign area of all signs for the same Tenant on the same elevation is equal to or less than the maximum permitted sign area. Tenant sign criteria is segregated into zones based on their proximity and sensitivity to adjacent residential communities. 1. Zone One - Building elevation directly fronting MacArthur Boulevard. No tenant signage of any Idnd will be permitted in this zone. 2. Zone Two - West elevation (parldng lot side) of the buildings along MacArthur Boulevard. The following tenant signage will be permitted: Letter Style Individual letters either spot lit from above or below, halo fit with neon or open channel with exposed neon. Letter Height Anchor Tenants - 48" maximum Major Tenants - 24" maximum End Cap Tenants - 18" maximum Other Tenants - IT'maximum. Allowable Area Anchor Tenants - Major Tenants - End Cap and Other Tenants - 150 square feet three square feet for every lineal foot of store frontage with a maximum of 120 square feet. two square feet for every lineal foot of store frontage with a maximum of 90 -19- square feet for end cap Tenants and 60 square feet for other Tenants. Sign Location Sign to be located no closer than 4 feet from Tenant demising wall. Miscellaneous Tenant names may also be silk-screened onto canvas awnings where awnings occur with a maximum letter height of eight inches (8"). 3. Zone Three - North wall of Major Tenant Building along MacArthur Boulevard. The name of the Shopping Center, Logo and a maximum of three (3) tenant signs shall be permitted. The maximum letter heights shall be as follows: a. Shopping Center Name and Logo 6" larger than largest Tenant Sign b. Three (3) Tenant Signs 18" maximum letter height C. Two (2) Tenant Signs 24" maximum letter height d. One (1) Tenant Sign 30" maximum letter height The signs shall be either spot lit from above or below. 4. Zone Four - North elevation (parking lot side) of the building along East Coast Highway and east elevation (parking lot side) of the building along Avocado Avenue. The following tenant signage will be permitted: Letter Style Individual letters either spot lit from above or below. Letter Height Anchor Tenants - Major Tenants - End Cap Tenants - Other Tenants - Allowable Area Anchor Tenants - Major Tenants - 36" maximum 24" maximum 18" maximum 12" maximum 150 square feet three square feet for every lineal foot of store frontage with a maximum of 120 square feet. -20- End Cap and Other Tenants - Sign Location two square feet for every lineal foot of store frontage with a maximum of 90 square feet for end cap Tenants and 60 square,feet for other Tenants. Sign to be located no closer than 4 feet from Tenant demising wall. Miscellaneous Tenant names may also be silk-screened onto canvas awnings where awnings occur with a maximum letter height of eight inches (8). 5. Zone Five - East Coast Hghway elevation. The following tenant signage will be permitted: Letter Style Individual letters either spot lit from above or below, halo lit with neon, or open channel with exposed neon. Letter Height Major Tenants - 24" maximum End Cap Tenants - 18" maximum Other Tenants - 12" maximum Allowable Area Major Tenants - three square feet for every lineal foot of store frontage with a maximum of 60 square feet. End Cap and Other Tenants - two square feet for every lineal foot of store frontage with a maximum of 60 square feet for end cap Tenants and 40 square feet for other Tenants. Sign Location Sign to be located no closer than 4 feet from Tenant demising wall. Miscellaneous Tenant names may also be silk-screened onto canvas awnings where awnings occur with a maximum letter height of eight inches (8"). G -21- 6. Zone Six - Avocado Avenue elevation. The following tenant signage will be permitted: Letter Style Individual letters either spot lit from above or below, halo lit with neon, or open channel with exposed neon. Letter Height Anchor Tenants - 36" maximum Major Tenants - 24" maximum End Cap Tenants - 18" maximum Other Tenants - 12" maximum Allowable Area Anchor Tenants - 150 square feet Major Tenants - three square feet for every lineal foot of store frontage with a maximum of 120 square feet. End Cap and Other Tenants - two square feet for every lineal foot of ,- store frontage with a maximum of 90 square feet for end cap Tenants and 60 square feet for other Tenants. Sign Location Sign to be located no closer than 4 feet from Tenant demising wall Miscellaneous Tenant names may also be silk-screened onto canvas awnings where awnings occur with a maximum letter height of eight inches (8"). 7. Zone Seven - Restaurant pad building. Tenant signage of the following type only may be permitted for this Zone; Individual letters, illuminated with a maximum letter height of 24". Up to a maximum of three (3) signs shall be permitted. b. Tenant Blade Signs. One (1) blade sign per Tenant shall be located under the pedestrian arcade along the storefronts. The blade signs to consist of a suspended "framework" with a thirty -sic inch (36") maximum length and twenty-four inch (24') maximum height. Tenants to apply their name and/or logo within this "framework" with no type or images protruding beyond the prescribed borders. Signs may be spot lit. _22_ c. All stores are permitted to place on glass storefront at each entry a decal sign identifying the store name and services, store address, hours of business and emergency telephone numbers. This sign shall be located at or below eye level to be visible to pedestrians, and shall not exceed two (2) square feet in area. Color of decal to be white. d. Building Address: Building addresses shall be located on buildings as directed by the City of Newport Beach Fire Department. Letter height to be a maximum of eighteen inches (18"). 3. General Provisions: a. Temporary Signs: In addition to other signs permitted in this section, temporary signs, intended to be displayed for sixty (60) days or less, are permitted for purposes related to special events, seasonal activities and store openings. Temporary signs, identifying new construction or remodeling, may be displayed for the duration of the construction period beyond the sixty (60) day limit. Real Estate signs shall be erected in accordance with the Newport Beach Municipal Code. b. Maintenance: Signs, together with all of their supports, braces, guys and anchors, shall be properly maintained with respect to appearance, structural and electrical features. C. Restricted Sign Types: Rotating, 'flashing, blinking signs or signing with animation shall not be allowed. No signs shall be permitted which imitate or resemble official traffic signs or signals. No wind signs or audible signs are permitted. d. Exceptions: Relief from the restrictions noted in this section require the review and approval of the Modification Committee of the City of Newport Beach. E)MBIT "A" DR. FASHION ISLAND GOVERNMENTAL/ INSTITUTIONAL r::•::•::ri OPEN SPACE RETAIL LAND USE FLAN NEWPORT VILLAGE PLANNED COMMUNITY DISTRICT lot��VEL M NOT TO SCALE VA 12118121 11 ZONIJIVIN AV6CADu e 1.0 mall I.D. AIM164104 twwl D««.IIv.tlthlPotts Tn. �. •••'l I 0 t 11 '' Gdw.TYF jx ,c?-t1N'aM IS. •�• I�I.rytiutr.wl� September 24, 1997 REVISED FAIR SHARE FEE TO: MARC MYERS Associate Planner FROM: RICHARD EDMONSTON Transportation & Development Services Manager SUBJECT: FAIR SHARE FEE FOR CORONA DEL MAR PLAZA This memo supersedes my earlier memo due to revised square footage provided by the project developer. The revised fee is $569,720.84 and was calculated as follows: 89,133 sf of retail @ $5.745 = $512,069.09 6,750 sf of restaurant @ $8.541 = 57,651.75 TOTAL $569,720.84 This fee does not include the freestanding restaurant building, just the restaurant that is located in the retail spaces. Please contact me if you have any questions about the fee calculation. O. 14 V r \'[...i w-w.,. JY.-.-. ichard M. Edmonston Transportation & Development Services Manager I August 5, 1997 TO: MARC MYERS PLANNING DEPARTMENT FROM: TRANSPORTATION AND DEVELOPMENT SERVICES MANAGER SUBJECT: Fair Share Fee Calculation - Corona Del Mar Plaza I have reviewed the trip analysis by Austin -Foust Associates dated June 12, 1997 and discussed the proposed rates with Patty Temple for this project. Attached is a copy of the analysis and breakdown of the land use categories and the corresponding trips generated by the uses at the plaza. The Fair Share Fee for this project is $557, 790.23 based on the following information: 1. The new shopping center will be built on a vacant parcel, therefore no credit is available for Fair Share Fee purposes. 2. The new use will produce 4369 trips for retail and in -line restaurant uses. 3. The current fee is 5127.67/trip. The Fair Share Fee calculation is 4369 trips x $127.67/trip = 5557, 790.23. Please let me know if you have any questions about the fee. Richard M. Edmonston Transportation and Development Services Mgr. Vd1van\fa1rshar\memos\cdmp1aza 8.12.97 t s b{, 4 —_ t I JUN 1 6199T ig A11SAN-F011ST ASSOCIATES, INC. - TRAFFIC ENGINEERING AND TRANSPORTATION PLANNING . 2020 NORTH TUSTIN AVENUE • SANTA ANA, CALIFORNIA 92705-7827 TELEPHONE (714) 667-0496 • FAx (714) 667-7952 MEMORANDUM TO: Rich Edmonston FROM: Cathy Lawrence SUBJECT: CORONA DEL MAR PLAZA FAIR SHARE FEE TRIP RATES DATE: June 12, 1997 AFA has compared the City of Newport Beach Fair Share Fee trip rates with the trip rate utilized in the "Coast Highway/MacArthur Retail Center Traffic Analysis" prepared for the Corona del Mar Plaza site in October 1995. For purposes of the EIR traffic analysis, Institute of Transportation Engineers (ITE) trip rates for a 100,000 square foot shopping center were utilized. Although the proposed retail center could be expected to attract a significant amount of pass -by traffic from MacArthur Boulevard or Coast Highway, no reduction for pass -by trips was assumed in the traffic analysis. This provided a worst case analysis. Based on information gathered by TTE, retail centers in the 100,000 to 200,000 square foot range experience an average of 41 percent pass -by trips. When this pass -by factor is applied to the 70.67 trips/TSF rate utilized in the traffic analysis, the result is a trip rate of 41.41 new trips/TSF, which is very similar to the City neighborhood commercial trip rate of 45.0 trips/TSF. For Fair Share Fee purposes, the City standard neighborhood commercial trip rate of 45.0 trips/TSF should be utilized. There will be 15,750 square feet of restaurant space on the site. The ITE trip rate for quality restaurants is considerably higher than the City restaurant trip rate (95.99 trips/I'SF versus 66.9 trips/TSF); however, once a 25 to 30 percent pass -by traffic factor is applied to the TTE rate, the two rates are very similar. Again,'the standard City restaurant trip rate should be utilized. The Fair Share Fee trip rates and resulting trip generation for Corona del Mar Plaza are summarized in the following table: LAND USE SIZE RATE TRIPS Retail 87.043 TSF 45.0 3,917 In -line restaurant 6.75 TSF 66.9 452 Restaurant 9.00 TSF 66.9 602 TOTAL 102.193 TSF 4,971 ` , , FAIR SHARE FEE MEMO 17."V TO: Rich Edmonton, Traffic Engineer FROM: Marc Myers,Associate Planner Please provide a Fair Share Fee for C4., 0,P— /?-'14 located at A Traffic Study No. 16 / was approved on //' Z :7- 9 S Other approvals: This project ✓ is _ is not in plan check. Other comments:''����Gv August 5, 1997 TO: MARC MYERS PLANNING DEPARTMENT FROM: TRANSPORTATION AND DEVELOPMENT SERVICES MANAGER SUBJECT: Fair Share Fee Calculation - Black Canyon Restaurant, Corona Del Mar Plaza I have reviewed the trip analysis by Austin -Foust Associates dated June 12, 1997 and discussed the proposed rates with Patty Temple for this project. Attached is a copy of the analysis and the corresponding trips generated by the restaurant use. The Fair Share Fee for this project is $76, 857.34 based on the following information: 1. The new 9,000 sq. ft restaurant within the Corona Del Mar Plaza will be built on a vacant parcel, therefore no credit is available for ,Fair Share Fee purposes. 2. The new use will produce 602 trips for restaurant uses, assuming a trip generation rate of 66.9 trips/TSF. 66.9 trips/TSF x 9 TSF = 602 trips. 3. The current fee is $127.67/trip. The Fair Share Fee calculation is 602 trips x $127.67/trip = $76, 857.34. Please let me know if you have any questions about the fee. Richard M. Edmonston Transportation and Development Services Mgr. ljd1vanlfairsharlmemoslb1kcanyn 8.12.97 t � r t , JUN 1 6 199T �AIMIMFOIIST ASSOCIATES, INC, - - - rRA-FFIC ENGINEERING AND TRANSPORTATION PLANNING 2020 NORTH TUSTIN AVENUE • SANTA ANA, CALIFORNIA 92705.7827 TELEPHONE (714) 667-0496 MEMORANDUM • FAx (714) 667-7952 TO: Rich Edmonston FROM: Cathy Lawrence SUBJECT: CORONA DEL MAR PLAZA FAIR SHARE FEE TRIP RATES DATE: June 12, 1997 AFA has compared the City of Newport Beach Fair Share Fee trip rates with the trip rate utilized in the "Coast Highway/MacArthur Retail Center Traffic Analysis"prepared for the Corona del Mar Plaza site in October 1995. For purposes of the EIR traffic analysis, Institute of Transportation Engineers (ITE) trip rates for a 100,000 square foot shopping center were utilized. Although the proposed retail center could be expected to attract a significant amount of pass -by traffic from MacArthur Boulevard or Coast Highway, no reduction for pass -by trips was assumed in the traffic analysis. This provided a worst case analysis. Based on information gathered by ITE, retail centers in the 100,000 to 200,000 square foot range experience an average of 41 percent pass -by trips. When this pass -by factor is applied to the 70.67 trips/TSF rate utilized in the traffic analysis, the result is a trip rate of 41.41 new trips/TSF, which is very similar to the City neighborhood commercial trip rate of 45.0 trips/TSF. For Fair Share Fee purposes, the City standard neighborhood commercial trip rate of 45.0 trips/TSF should be utilized. There will be 15,750 square feet of restaurant space on the site. The ITE trip rate for quality restaurants is considerably higher than the City restaurant trip rate (95.99 trips/TSF versus 66.9 tripsMF); however, once a 25 to 30 percent pass -by traffic factor is applied to the ITE rate, the two rates are very similar. Again, the standard City restaurant trip rate should be utilized. The Fair Share Fee trip rates and resulting trip generation for Corona del Mar Plaza are summarized in the following table: LAND USE SIZE RATE TRIPS Retail 87.043 TSF 45.0 3,917 In -line restaurant 6.75 TSF 66.9 452 Restaurant 9.00 17SF 66.9 602 TOTAL. 102.793 TSF 4,971 FAIR SHARE FEE MEMO 3eo DATE: -7 - I—f 9 } TO: Rich Edmonston, Traffic Engineer FROM: Marc Myers,Associate Planner Please provide a Fair Share Fee for epu7 , 0ek /Pt-zr located at dtLr4 - 1 A Traffic Study No. 161 was approved on //- Z 7`1 S Other approvals: This project ✓ is _ is not in plan check. i Other comments: 09/16/1997 04:50 7147191909 MARTIN POTTS ASSOC PAGE 01 MARTIN POTT% & ASSOCIAIrES REAL ESTATE DEVELOPMENT AND C0NS'rRLCr10N MANAGENIEN'1 CONSLI:r:UTS September 16, 1997 via facsimite only (714)644-3206 Mr. Jay Garcia CITY OF NEWPORT BEACH P.O. Box 1768 Newport Beach, CA 92658-8915 RE: CORONA de/ MAR PLAZA Dear Jay: Please allow this letter to serve as confirmation that, consistent with the definitions of the approved PC Text for this project, the City concurs that the following will be excluded from the calculations in determining gross floor area for the project: Exterior perimeter building walls; Common area electrical rooms; and Fire sprinkler rooms. In addition, we look forward to receiving staff del e ination on whether or not the Bristol Farms loading dock will be included as gross floor area. .Of- 11 -,20- 04) Please get back to us at your earliest convenience. If you have any questions, please feel free to contact me. Sincerely, MARTIN TTS 8 A88OCIATES on.1ah f Irvine Retail Properties Company Martin T. Potts Principal MTPCs c: Mr. Mark Meyers —via fext -Mr. Keith Eyrich —via fax . Mr. Sandy MacAdams—via fax file: 2000\7821city7.Br 567 SAN NICOLAS 7 " E. SUITE 208. NEWPI o f REACH, CA 92660 • (7111 00 • FAX (714) 719-1909 ALTEVERS ASSOCIATES ARCHITECTURE INTERIOR DESIGN THE AVENTINE. SUITE 250 89V UNIVERSITY CENTER LANE SAN DIEGO. CA. 92122 (619) 535-9777 FAX (619) 535-161 MEMBERS AMERICAN INSTITUTE OF ARCHITECTS 15 AU6UST I44i7 Z BULLETIN I 10 SEPTEMBER ICICI-F / �_\ IMCARTHUR : LDG. MARKET AREA F''-AN DATE: 16 JUNE 1997 PROJECT NO.: 9707.010 1 ALTEVERS ASSOCIATES " ARCHITECTURE INTERIOR DESIGN THE AVENTIW SUITE 250 8910 UNIVERSITY CENTER LADE SAN DIEGO. CA. 92122 (619) 535-9777 FAX (619) 535-161 MEMBERS AMERICAN INSTITUTE OF ARCHITECTS 15 BULLETIN T 1199"I MaCARTHUR BLDG. MARKET SEC' ND AREA PLAN N SCALE: I /set a 11-001 DATE: 16 JUNE 1997 PROJECT NO.: 9707.00 A 222 W ALTEVERS ASSOCIATES ARCHITECTURE INTERIOR DESIGN THE AVENTINE. SUITE 250 8910 UNIVERSITY CENTER LANE SAN DIEGO. CA. 92122 (619) 535-9777 FAX (619) 535-161 MEMBERS AMERICAN INSTITUTE OF ARCHITECTS �\ 18 AU&U5T 1991 BULLETIN I MacARTHUR BLDG. SHOPS FLOOR LL AREA SCALE: 1 /801 e V-0" DATE: 16 �JJUNE 1997 PROJECT NO.: 9707.00 0 O 34 a w ALTEVERS ASSOCIATES ARWITECTIIRE INTERIOR DESIGN TFE AVENTINE, SUITE 250 8910 UNIVERSITY CENTER LANE SAN DIEGO. CA. 92122 (619) 535-9777 FAX (619) 535-1181 MEMBERS AMERICAN INSTITUTE OF ARCHITECTS IA\ IBSU LE6TINT Ilgq i I PCH E�LDG. FLOOD F'� AREA DATE: 16 JUNE 1997 PROJECT NO.: 9707.000 A 421 a W r;= IIll /1\/>=DAI I I& AUGUST laa7 9 BULLETIN I AVOZCADO : WAN FLOOR AREA DATE: 16 JUNE 112 PROJECT NO.: 9707 A 521 a 18 AUGUST 141411 BULLETIN I A, fA 0 : LDG 'FLOZOR AREA DATE: 96 JUNE 11% PROJECT NO.: 07007 Q 522a W w