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Home My WebLink AboutIS_SAN MIGUEL DR EXTENSIONIS -San Miguel Dr Extension REc EIvEO Community DBVelepment Dept. FEB 1 4 1979 so. CITY or NE WPORI 8EACi t, CALIF. C SEEMAN ❑ 500 newport center drive, suite 525 newport beach, California 92660 phone(714) 640-6363 ❑ 1050 northgate drive, suite 554 san rafael, California 94903 phone (415) 479-3370 INITIAL STUDY HARBOR POINT SUBDIVISION S N MIGU L DRI E EXTENSION (TENTATIVE TRACT 10625 NEWPORT BEACH, CA PREPARED BY LARRY SEEMAN ASSOCIATES, INC, 500 NEWPORT CENTER DRIVE, SUITE 525 NEWPORT BEACH, CA 92660 (714) 640-6363 JANUARY 31, 1979 Z ii TARRY SEEMAN ASSOCIATES TABLE OF CONTENTS INTRODUCTION 1 Purpose 1 Project Sponsor and Contact Person 1 Objectives 1 PROJECT DESCRIPTION 2 Location 2 Residential Development 2 San Miguel Drive Extension 2 Open -Space, Recreational, and Park Uses B Offsite Improvements B Phasing and Development Schedule B ENVIRONMENTAL ASSESSMENT g Geology and Landforms g 10 Hydrology/Water Quality 13 Biotic Resources 15 Archaeological Resources 17 Existing Land Use 17. Surrounding Land Uses 19 Relevant Planning 29 Circulation 24 Air Quality Analysis 2 Noise Environment 39 Community Services and Utilities 41 Energy Conservation 43 Visual/Aesthetic Conditions BIBLIOGRAPHY 47 APPENDICES ' Appendix A - plant Species List Appendix B - Archaeological Records Search and Reconnaissance Survey Appendix C - Traffic Analysis Appendix D - Air Quality Assessment Appendix E - Correspondence Appendix F - City of Newport Beach Responses to'Harbor Point Non -Statutory Advisement 00# 3 iii LIST Of FIGURES AND TABLES FIGURES LARRY SKMAN ASSOCIATES Figure .1 - Location Map, Regional Context 3 4 Figure 2 - Location Map, Local Context 5 Figure 3 - Tentative Tract 10625 7 Figure 4 - Conceptual Landscape Plan Figure 5 - Traffic Noise Exposure, MacArthur - Current 32 and Ultimate Figure 6 - Current CNEL Noise Contours on the Harbor Figure 7 Point Site - Traffic Noise Exposure, San.Miguel - Ultimate 33 34 Figure 8 - Ultimate CNEL Noise Contours, Harbor Point Site Figure 9 - San Miguel Drive Noise Sections 35 37 Figure 10 - MacArthur Boulevard Noise Sections 44 Figure 11A - View Orientation 45 Figure•11B - View Orientation TABLES Table Table A B - Statistical Summary - Projected Pollutant Loading for Paved Surfaces 6 12 Table C - 1976-77 Orange County Emissions Inventory 26 (Average Summer Weekday) Table D - Air Quality Summary - Newport Beach Area 28 Table E - Computed LID and CNEL Values, MacArthur and San Miguel 31 Table F - Exterior Traffic Noise Exposures for Specific Harbor Point Lots Assuming 5-Foot Masonry Barrier at Lot Edge 38 Table G - Exterior Noise Exposures of Existing Residences East of San Miguel, Ultimate ADT 40 f INTRODUCTION PURPOSE TARRY SEEMAN ASSOCIATES This, Initial Study provides environmental data on the effects oT the proposed Harbor Point residential subdivision and the extension of San Miguel Drive. The format for this document is consistent with the City of Newport Beach guidelines for implementing the California Environ- mental Quality Act. The intent of'this Initial Study is to provide detailed information to enable decision -makers to determine whether there are potentially significant adverse environmental impacts associated with the project which are not mitigated by specified design features built into the pro- ject proposal, If this project is found to address the various impli- cations inherent in the development, the applicant has requested that a Negative Declaration be issued based upon a determination of "no signif- icant effect," as provided by the State of California Guidelines for Implementation of CEQA. PROJECT SPONSOR ND CONTACT PERSON The applicant (project sponsor) for this project is The Irvine Com- pany, Newport Beach, CA. The project sponsor's representative for this project is Mr. Keith Greer, Director, Residential Division, The Irvine Company, 610 Newport Center Drive, Newport Beach, CA, (714) 644-3132. OBJECTIVES The objective of the project sponsor is to develop 21 residential lots, 20 of which are suitable for construction of custom -designed, sin- gle-family detached housing. The remaining Lot 21 is available for a variety of alternative uses, including custom home development, greenbelt uses, recreational, and natural open space. In addition to the residen- tial uses, the project sponsor proposes to extend San Miguel Drive from its present terminus near San Joaquin Hills Drive west to intersect with Avocado Drive on the southeasterly edge of Newport Center. The alignment of this extension will require constructing an intersection with MacArthur Boulevard. In order to develop these uses, City of Newport Beach approvals are required in the form of a subdivision map, grading permits, and building permits. The extension of San Miguel Drive will require the approval of CalTrans (State of California). 2 LARRY SEEMAN ASSOCIATES PROJECT DESCRIPTION LOCATION The proposed Harbor Point (Tract 10625)/San Miguel Drive Extension is located near the southeast intersection of MacArthur Boulevard and San Joaquin Hills Road in the City of Newport Beach, CA. For reference, the proposed project site is shown on a regional -context map (Figure 1) and on a USGS topographic map for a local context (Figure 2). More spe- cifically, the •site includes portions of Block 93 of Irvine's subdivision MRM 1/88 in the City of Newport Beach. RESIDENTIAL DEVELOPMENT Twenty-one residential lots will be created on about 6.86 net acres, as depicted on the tentative tract map (Figure 3). The net lot size is 9,000 square feet, which will result in a density of 3.6 du/ac. The max- imum lot size (Lot 21) is 1.02 acres, while the minimum lot size (Lot 17) is 6,825 square feet. Project statistics are presented in Table A. Lot 21 is located southeast of the proposed intersection of MacArthur and San Miguel Drive. Several uses have been discussed for this lot, including custom residential, greenbelt uses, recreational, and natural open space. More will be said about its usage elsewhere in this report. Plans currently being evaluated by the project sponsor suggest two alternative implementation strategies: 1) a private residential community with custom home construction, and 2) a private community constructed by a merchant builder or private residential development company. Prelim- inary estimates of the new home sales prices for this development are $300,000 to $350,000. SAN MIGUEL DRIVE EXTENSION In addition to the residential development discussed above, the project sponsor proposes the extension of San Miguel Drive (an arterial on the City's Circulation Element and Orange County MPAH) from its present terminus near San Joaquin Hills Road to intersect with Avocado Drive ap- proximately 1,50G feet to the west. This extension will require an inter- section with MacArthur Boulevard, and the construction of an earthen em- bankment crossing of the arroyo west of MacArthur. The exact alignment for the extension is shown on the tentative map (Figure 3). San Miguel x FIGURE 1 3 LOCATION MAP REGIONAL CONTEXT TARRY SEWAN ASSOCIATES .a��ial'i�MWI � �QiwlwT'IaY'iSi"ii�.l.�'3Cf� ME Him Ulu m :®:ommums urlme�mq QIQiJ®�9 �� Mlfu Project Site C"TI"IM :�-L•.�wtSY MASTER PLAN OF. ARTERIAL HIGHWAYS ' /.l(.H 0.MNQ !RH(K 4WNlMNTlfiltY LEGEND M: M mil) iflliN )RAtI• inM{,pl••On C wu� N Oq rr=ti r. II]{M . M61f mow/ • , \ ! ._. f. V. > ;Newport Beach,: , �q 1 v{Mi4 J t i� I I 1 f ••T.�T+J,.n,f . :r; �' it• S l� p 1 wn ,r 7 FIGURE 2 4 LOCATION MAP CL NE ' I.ARRY SEEMAN ASSOCIATES j�\ ,, � ;-� ;. O •=-:>,cq, ,,,-e,. Re�en/oir�/ n d •. • E I. qtw ��" �a� •J/�YT: •t •y�' '�S 9M ` �'ra"s+r; �, /,�a, t .1 -iy'�O /� i �•a�\ a !:Brow i08„ + / as / : `� t '+. r . • 4b 5 Re ° / San Jua _Res ropir P \; �rJ l,� ��: ;`ir ,�,-^j� G 1 , � ..tea• 1 1 -` \,' \� , ; �w 8 t /• ,,, -�• • (L--%`' t1 teeaiy r K7 ,. ' r�` ��;'X' :' ,Ir��'yt\\� ! t t `. $5.,..�� / akb rf•, r' ''77 Meuwf¢u •",''• t. 1 _ aj 77 • •'• •' •. I71`�^��/j10� '�'ecay•�•aa='z:,�•- ;• may,,•• `�. ,•; ��`. T •C; I %i'S�7LLlY_A S \ "✓' rj'` :�'->�'�1'•• �=:',s�c;3•y4t ;r�i's:r=--/-'� Coro del M '.o�� •, toy. / ; :;- _ • _ ` ��` •_ , �; `;2�� Arch Rock Source: USGS 7.5' Laguna Beach Quadrangle Map. FIGURE 3 5 TENTATIVE TRACT 106251 LARRY SfeMAN ASSOCIATES r w' TENTATIVE MAP NQ 10625 Source: Simpson-Steppat Engineers. lFull-size copies of the tentative map are on file and available for pub- lic review by contacting Mr. Fred Talarico, 714-640-2197, FIGURE 4 7 CONCEPTUAL LANDSCAPE PLAN Q I�v OF r\ U LARRY SeWAN ASSOCIATES N Q l D O D r� ^� r� {n (up and partners, Inc. LfC�111��ILLT��JII("/vJ1Y,Vi�V� u e•ul and WERE MIME Source: Corbin-Yamafuji and Partners, -Inc. Jr rb LARRY SCEMAN ASSOCIATES Drive extension is designed as a major arterial, with a 104-foot ease- ment, four -lane divided with pedestrian pathways (5 feet). OPEN -SPACE, RECREATIONAL, AND PARK USES The project does not include provisions for dedicated parkland or recreational areas. It is possible, however, that Lot 21, the residen- tial lot southeast of the intersection of MacArthur Boulevard and San Miguel Drive, may be available for park uses. Due to the site's adverse access constraints, residential usage of the area may not be possible, in which case the lot would become available for less intensive open space/ park uses. Open space is provided in slope easements within the Harbor Point subdivision. The total size of this area is approximately 8,700 sq. ft. and is shown on the tentative map as Lot B. OFFSITE IMPROVEMENTS There are no offsite improvements that will be required to implement the project, aside from making connections to existing utility lines within MacArthur, San Joaquin Hills Road, and San Miguel Drive (and, of course, the extension of San Miguel proposed as a part of the project). The grading concept for the project will require export of 81,000 cubic yards of fill material. The exact location of the receiving land- fill site has not been determined. Likely receiving sites include Sea Island subdivision, the County landfill in Bonita Canyon, or other pro- ject sites within a 5-mile radius of the study area. PHASING AND DEVELOPMENT SCHEDULE Ultimate construction and build -out of the proposed roadway exten- sion and residential.subdivision, while not part of this application, will require approximately 1.5 years. The phasing of construction is proposed to proceed in the sequence indicated below. Phase 1 - Rough grading of site improvements Phase 2 - In -filling of area west of MacArthur Boulevard Phase 3 - Finish grading Phase 4 - Construction Phase 5 - Landscaping ENVIRONMENTAL ASSESSMENT GEOLOGY AND LANDFORMS L ARRY SEEMAN ASSOCIATES The following discussion regarding landforms/geology/soils/seismicity was compiled from existing data sources prepared for surrounding develop- ments. The conclusions of this discussion, therefore, should be viewed as general conclusions, subject to verification by an engineering geol- ogist/soils engineer at the time a "preliminary" geotechnical report is prepared. Of particular interest is the geotechnical analysis prepared for the application of Tract 6385 by Moore and Taber (1967). Setting. In general, the site is located in gently rolling, grass - coverep��Tand. Elevations range from 226 feet above mean sea level (MSL) at the southwest corner to 274 feet MSL near the southeast corner of the site. The study area is underlain by clay shales, clay siltstones, and sandstones of the Miocene Age, Monterey Formation. The Monterey Forma- tion is exposed south of the project site and in the cut for San Joaquin Hills Road to the east. Overlying the Monterey Formation are Pleisto- cene sediments of weakly cemented to loose sands and silty sands. The upper 1 to 2 feet of this material have weathered to form a clayey soil which is moderately expansive. Borings indicate that, on a regional basis, the Monterey Formation has an east -to -northeast dip, or inclination into the ground. Adverse dips requiring buttressing of slopes may be exposed during grading. Laboratory tests indicate that moderately expansive clayey sands occur in the upper 1 to 2 feet of the present ground surface. The clay shales of the Monterey Formation also indicate expansion potential, although to a lesser degree. Inspection of the site indicates that portions of it are covered by fill, possibly placed there as a disposal site for excess material resulting from the construction of MacArthur and San Miguel. The extent and properties of these fill materials are not known. The contact between the Monterey Formation and the overlying sedi- ments is typically horizontal, allowing for erosional features (gullies, ravines, stream channels) which developed before the overlying sediments were deposited. The Monterey shale has also been extensively folded, fractured, and faulted prior to the deposition of overlying sediments, as these deposits do not themselves reflect such activity. TABLE B 12 PR,jJECTED POLLUTANT LOADING O1 AVED SUR AC S TARRY SEEMAN ASSOCIATES Average Pollutant Loading Factorl Loading for Pollutant (Lbs/1000 Sq. Ft.) Project Area (Lbs)' 0.20 90.4- BOD5 442.96 COD 0.98 0.112 50.62 PO4 0.0042 1.89 NO3 0.026 11.75 N 16.0 7,232.0 Solids Cd 0.000032 ,0144 Ni 0.00064 •289 Pb 0.00074 .334 Zn 0.012 5.42 0.0023 1.039 Cu 0.0013 •587 Cr 0.00032 .144 Hg 1Factors developed by EPA, 1972. 2Assume 80 percent impervious surface coverage of the overall project area. ?4 P 13 11' LARRY SeeMAN ASSOCIATES basin and subsurface culvert on the east side of MacArthur Boulevard, adjacent to the proposed intersection with San Miguel Drive. The cul- vert transmits this runoff beneath MacArthur Boulevard, emptying into a 5-acre desilting basin located in the arroyo between MacArthur and Avocado Drive. From the desilting basin, the water is carried west, eventually passing under the Pacific Coast Highway and discharging into the lower Newport Bay near the Bahia/Corinthian Yacht Club. Existing soil conditions are conducive to percolation of surface runoff. The project site does not presently exhibit problems with shallow groundwater. Previously documented geotechnical data for sur- rounding developments indicate the distance to groundwater to be in ex- cess of 100 feet. Impact. Implementation of the proposed project will result in re- structuring the existing surface drainage system. Surface runoff from the residential development will be diverted into two storm drains and will feed into an existing 21" RCP which was previously installed to assist with the drainage from the adjacent Harbor View Hills development. Surface runoff from the extended portion of San Miguel Drive will drain into a storm drain to be located on the northeast side of the MacArthur/ San Miguel intersection. The proposed grading plan will result in a southwest surface drain- age pattern. Because of the relatively small size of total project area, the proportion of increase relative to total existing flows into Newport Bay will be quite small. Impacts to water quality are of two types -- short-term effects resulting from construction activities, and long-term effects associated with conversion of the land use from vacant to urban and use of the ex- tended San Miguel Drive. Short-term effects would include increased sedimentation and siltation resulting from grading operations on the site. Over the lifetime of the project, pollutants will be generated which would accumul.ate on roadways and parking areas, eventually drain- ing ort Bay. Table B showsnthespollutanttonloading s and lexpected toowing to eoccur rfrom pproject implemen- tation. Implementation of the project will also result in a gross reduc- tion in the area of permeable surface within the site boundaries. This ' will in turn cause a direct reduction in the percolation potential i- attributed to the undeveloped area prior to development. The catch Ili 10 TARRY SeeMAN ASSOCIATES The project site is located approximately 4 miTes northeast of the Newport -Inglewood Fault Zone. This is the fault which was associated with the Long Beach earthquake of 1933. The epicenter for that quake lies approximately 5 miles southwest of the site. This fault zone is responsible for recurring activity which produces earthquakes with mag- nitude ranges of 4.0 to 4.5 Richter. The closest mapped fault is the P.eiican Hill Fault, which is believed to'run adjacent to the site. There is some question as to whether the Pelican Hill Fault is a branch of the Newport -Inglewood Fault Zone. However, since the Pelican Hill Fault is considered inactive in historical time and movement has occurred on the Newport -Inglewood Fault (Long Beach earthquake, 1933), the Pelican Hill Fault is generally considered separate and inactive. Impact . Adversely dipping beds may be encountered during grading if the Monterey Formation is exposed. Loose or unsatisfactory topsoil will also be encountered during grading. Sandy deposits overlying the Mq-nterey Formation were consistently below optimum moisture. For earth - moving estimates, it is believed that the Monterey Formation will prob- ably have a swell factor of approximately 5 percent (based on findings of geotechnical testing performed in adjacent areas). Grading onsite will result in 109,000 cubic yards of cut and 28,000 cubic yards of fill. This inequality between cut and fill will require offsite disposal of 81,000 cubic yards of fill material. At present (January, 1979), a disposal site has not been identified. Mitigation Measures. The following measures are included as a part of the proposa or are otherwise required to offset potential adverse effects. 1. A detailed geotechnical report will be prepared prior to approval of -the final tract map and before finali- zation of a grading plan. The report will be adequate to, meet the requirements for such reports of the Sub- division hap Act and of the City Directors of Commun- i-ky Development and Public Works. The report mill focus on foundation criteria for the residential area, pavement design criteria for the roadway extension, ca„2 seismic considerations for the design of the im- p.•,-vements. HYUROLgGY/WATER QUALITY i Settin , The project site is situated within the watershed of Lower Newport Bay. Site runoff is by surface sheet flow to a catch IR, TARRY SEEMAN ASSOCIATES basin east of MacArthur and the desalting basin west of MacArthur will not be disrupted and will enable both of these pollutant control meas- ures to continue. It is possible that the desilting basin west of Mac- Arthur Boulevard'may be removed as further development of Newport Center occurs. If this does take place, appropriate sedimentation and desilt- ing measures will be designed to offset the removal of the existing basin as part of the Newport Center expansion project. Mitigation Measures. The following measures are included as part of this project or are required to offset potentially adverse effects. 2. The grading plan established by the project engineer (Simpson-Steppat) is in compliance with the Newport Beach, and the proposed but not yet adopted NIWA model grading ordinance, and would be subject to approval by the City of Newport Beach and the Santa Ana Regional Water Quality Control Board. 3. Streetsweeping of all non -dedicated streets wilt be performed at regular intervals under contract to the homeowners association. The frequency of sweeping will be equal to that provided by the City for resi- dentiaZ area streets. BIOTIC RESOURCES Setting. On September 25, 1978, approximately 3 hours were spent in the f— ield with Karlin Marsh, botanist, examining the biota contained within the 18 acres affected by the proposed road extension and develop- ment project. The following paragraphs describe the biotic qualities of the affected area. Detailed species lists are contained in Appendix A. Acrea a East of MacArthur Boulevard. The bulk of the affected acreage lies east of Ma rthur Bou evar . T is area has been extensive- ly altered. The San Miguel Drive right-of-way has already been graded, apparently some time ago. It appear's that much of the fill removed from the right-of-way may have been deposited upon a slope to the west, creating a steep -sided bluff. The existing right-of-way also acts as a regional drainage system and presently supports an assortment of weedy, marsh -edge grasses and forbs. Most of the upland portions of this acreage are regularly disked. Because of this periodic disruption, only Slender Wild Oats (Avena bar- bata) and Black Mustard (Brassica bra) have gained an extensive foot- hold in the disked area. Interior undisked portions near Roger's Gardens are vegetated by a thick growth of Black Mustard, Tall Horseweed (Conyza canadensis), Fascicled Tarweed (Hemizonia fasciculatum), Russian Thistle Salsola iberica), and numerous other species. Ki Le 14 CARRY SEEMAN ASSOCIATES The only naturally occurring plant community on this portion of the right-of-way environs is a remnant of coastal sage scrub on the bank ad- joining MacArthur Boulevard. Scattered specimens of California Sage- brush (Artemisia californica), Coastal Goldenbush (Hapllopappus venetus), Gum Plant Grin elia robusta), Glandular Cudweed (Corethrogyne filagini folia), and one Toyon Heteromeles arbutifolia) are admixed with Slender Wig —Oats and planted Sea Fig Carpobrot us aequi1aterus). The only other important vegetative association noted is a man - created one east of the San Miguel right-of-way, where community green- belt plantings consist of Golden Wattles (Acacia longifolia), Myoporum (M. laetum), Olive (Olea euro ea), Oleander Nerium oleander), etc. The wildlife value of the eastern portion of the subject acreage is minimal. Audubon's Cottontail Rabbits utilize'the undisked portion of the upland field adjacent to Roger's Gardens. A California Harvest Mouse was observed in the San Miguel right-of-way. The only birds observed, Mockingbirds and House Finches, were utilizing the shrubbery of -the ad- jacent irrigated greenbelt as habitat. Orange County Turkish Rugging (Chorizanthe staticoides ssp., chry- sacantha) has been found in the vicinity of the subject acreage, primar- ily on east or south -facing sandy or gravelly barrens. This area does contain barrens, especially on the bluff -top west of the right-of-way. These barrens, however, appear to be highly alkaline, containing sub- stantial growth of Lettle Ice Plant (Mesembr anthemum nodiflorum) and Australian Salt Bush (Atriplex semibaccata This would preclude the occurrence of Orange County Turkish Rugging. Acreage West of MacArthur Boulevard. In contrast to the pre- viously described lands, the subject acreage between MacArthur Boulevard and Newport Center contains well developed vegetative associations and is, considering its proximity to urbanization, a fairly good animal hab- itat. With the exception of a narrow disked firebreak, the land has not been disturbed for some time. The primary feature of this portion of the acreage is a deep ravine or arroyo paralleling MacArthur. The ravine has an east and a west -facing slope, and contains a flowing stream at its bottom. The east -facing slope is vegetated primarily by large weedy forbs such as Tocalote (Centaurea melitensis), Black Mustard, Russian Thistle, and Red Brome (Bromus rubens . The small stream is edged by a thick growth of Coastal Goldenbush, Mexican Tea (Chenopodium ambrosioides), Common Sunflower (Helianthus annuus), Aster exilis, and Rabbit's Foot Grass (Polypogon monospeliensis . One specimen of the uncommon Coul- \7 15 LARRY SEEMAN ASSOCIATES ter's Horseweed (Con za coulteri) and one large shrub specimen of Coyote Bush (Baccharis pilularis ssp., consanguinea) were also noted. (Mulefat, Baccharis'glutinosa, occurs upstream from the proposed right -.of -way.) The west -facing arroyo slope supports a well developed coastal sage scrub community dominated by California Sagebrush and also including Cal- ifornia Encelia (Encelia californica) and Bladderpod (Isomeris arborea), with understory species such as Rattlesnake Weed (Daucus pusil1us and California Cudweed (Gnaphalium californica). Toward the upper edge of this arroyo slope are grassy openings dominated by native grasses such as Purple Needlegrass (Sti a up lchra) admixed with Glandular Cudweed, Deerweed (Lotus scoparius and Fascicled Tarweed. Adjoining MacArthur Boulevard is a thick growth of introduced Sea Fig. Evidence of the wildlife value of the western portion of the San Miguel right-of-way lands can be seen from the numerous mammal tracks (mostly raccoon) in the streamside mud and avian use of the adjacent coastal sage scrub. Several sandy barrens were observed on the east -facing slope of the arroyo. These were carefully examined to establish the presence or ab- sence of Orange County Turkish Rugging; none was found. Impacts. Implementation•of the project proposal will result in dis- ruption of the biotic environment east of MacArthur Boulevard. Grading operations will remove most, if not all, of the existing floral species and will force the relocation of any wildlife that occupies the site. Grading for the extension of San Miguel west of MacArthur Boulevard will similarly result in a loss of habitat and disruption of foraging area within the arroyo. No rare or endangered species of plants or wildlife will be affected by the project. Mitigation Measures. No measures are. proposed. ARCHAEOLOGICAL RESOURCES Setting. An archaeological survey and records search were conducted as part of this Initial Study by Archaeological Planning Collaborative (APC) in September and December, 1978. The findings of the survey are summarized in the following paragraphs. The full text of the report is included here as Appendix B. The records search indicated that the study area was within a much larger regional study area previously investigated by the Pacific Coast _i Y Ib 16 LARRY SEEMAN ASSOCIATES Archaeological Society (PCAS). Within the vicinity of the project, three sites were identified by PCAS: Ora-199, Ora-200, and Ora-201. Each of these was recorded as having been destroyed by the Harbor View Homes development south of San Miguel Drive. A fourth site, Ora-167, was reported in the area between MacArthur Boulevard and Avocado, south of the proposed extension of San Miguel Drive. The survey conducted by APC did reveal the presence of a midden de- posit located westerly of MacArthur and south of the San Miguel exten- sion, just outside the study area. The deposit is believed to be a part of the Ora-167 site surveyed by PCAS. The undisturbed midden area rep- resents a valuable cultural resource. Two California Historical Landmarks, Old Landing and McFadden's Wharf, are located in Newport Bay about 1-mile southwest of the study area. Impacts. The proposed residential development of Tentative Tract 10625 will not impact any known archaeological sites. Extension of San Miguel Drive west of MacArthur may, however, result in some disturbance to the midden deposits associated with Ora-167, depending on construc- tion procedures employed during grading for the extension. While the location of the deposit lies outside the limits of the property boun- daries, the possibility for some offsite activities during the grading phases of the roadway extension should not be ignored. Mitigation Measures. In order to retain the physical integrity of the midden deposits during grading activities, the following mitigation measures will be observed during construction of the project. 4. A 10-meter buffer zone will be established around the periphery of archaeological site Ora-167, and all areas within the zone will be excluded from any phy- sicaZ disturbance. To ensure that disturbances do not occur, a temporary barrier (e.g., chain Zink fence) will be erected to prevent accidental intru- sion. 5. Due to the close physical proximity of Ora-167 to the roadway extension, an archaeological observer should be present during roadway extension pregrad- ing meetings, and at the time of initial site clear- ance and grading. Additionally, the archaeological observer should have the authority to temporarily interrupt or halt grading if new or c rrently unknown resources are unearthed. WM 19 17 LARRY SEEMAN ASSOCIATES 6. If for some reason Ora-167 must be disturbed in order to complete the extension of San Miguel, a test -level investigation by a qualified archaeologist will be conducted in order to further define the site's sig- nificance and to salvage it. EXISTING LAND USE Setting. At present, both' the proposed Harbor Point development site and San Miguel extension are essentially vacant lots. Portions of the eastern end of the Harbor Point site, however, are used for ma- terials storage by the Roger's Gardens nursery. The proposed Harbor Point site (±10.0 acres} is subject to periodic disking to control weed growth, and to limit potential outbreak of grassland fires. To the west of MacArthur Boulevard, the study area is relatively undisturbed, except for evidence of limited stockpiling of unconsolidated fill mate- ial (probably discarded during construction of MacArthur Boulevard). A corrugated steel drainage pipe extends from Avocado Drive into the arroyo in the vicinity of the western project boundary. Impacts The existing open -space uses will be completely disrupted if the proposed subdivision is approved. The materials storage area used by Roger's Gardens will need to be relocated to a site within the nursery's own maintenance storage area. Mitigation Measures. No mitigation measures are proposed. SURROUNDING LAND USES Setting. The extension of San Miguel Drive and the development of 20 residential dwelling units within the Harbor Point area may result in impacts to some surrounding residential, commercial, and open -space land uses. The following paragraphs provide an overview of the various land uses surrounding Tentative Tract 10625. Harbor View Hills. Harbor View Hills is a residential subdi- vision of single-family detached homes located adjacent to the southern boundary of Tentative Tract 10625. Homes within this portion of Harbor View are part of Tract 6385. Salt Air Drive, a residential collector within Tract 6385, extends parallel to the study area boundary. Several homes are situated along the southern side of this street. One, Lot 49, is located contiguous to the study area boundary, adjacent to the align- ment of San Miguel Drive. 0 7.0 in LARRY SEEMAN ASSWATES Roger's Gardens Nursery. Roger's Gardens occupies a 7.5-acre parcel located at the southwest corner of MacArthur Boulevard and San Joaquin Hills Road. Activities within the nursery are generally retail sales of nursery stock, including periodic landscape design and imple- mentation seminars. Due to the nursery's esteemed reputation, numerous tourist groups visit the gardens. In the past, some concern has been voiced regarding the parking arrangements provided these tourist groups and their buses. Evidently, the neighboring residences are experiencing acoustical and air quality disturbances resulting from the frequent bus traffic. Current planning by Roger's Gardens includes a proposed expansion of facilities. Included in the expansion is a redistribution of parking areas and control features to minimize the impacts of tourist bus activ- ities. Newport Center/Fashion Island. The Newport Center business and and financial center and Fashion Island retail commercial area are lo- cated west of MacArthur Boulevard approximately 1/4 mile from the study area. This large regional business and commercial center includes 2.23 million square feet of business office space and approximately 1.2 mil- lion square feet of retail commercial and specialty shops. Impacts. The development of Harbor Point, Tract 10625, will result in impacts to homes along Salt Air Drive south of San Miguel Drive and to Newport Center. Extension of San Miguel Drive will result in short and long-term impacts to Salt Air Drive residents from fugitive dust and noise impacts associated with grading and paving activities. Long-term use of the roadway will result in acoustic impacts to several homes (see Noise Environment section). Impacts to Newport Center are positive, and relate principally to improved access to the Center's internal circula- tion system afforded by the San Miguel extension. Mitigation Measures. The following measures are proposed to offset adverse environmental impacts of the project. 7. AcousticaZ attenuation devices wiZ2 be incZuded in the final project design to diminish noise impacts to af- fcct:e: homes aZong SaZt Air Drive. AmpZification of this mitigation strategy is provided in the Noise Environment section of this report. 8. Fugitive dust and construction noise control wiZZ be impZrr?ented consistent with City ordinances and guide - Lines which provide for wetting down construction sites and Zimi-ting hours of equipment operation. Ili zl 19 RELEVANT PLANNING LARRY SEEMAN ASSOCIATES Setting. The study area is located within the incorporated City of Newport Beach, and is thus subject to the land use policies and ordi- nances established by the City Council and Planning Commission. The following discussion identifies those policies which influence or affect the land use proposal for the Harbor Point area. Zoning Ordinance. The project site encompasses three differ- ently zoned areas. The portion of the site located east of MacArthur Boulevard is zoned Rlr(Bi and AA. These zoning districts permit single - .family detached residential dwelling units on large lots (6,000 sq. ft. minimum) with specifications requiring two -car garages. To the west of MacArthur Boulevard, the site is zoned P.C., with uses subject to a use permit granted by the City of Newport Beach. Traffic Phasing Ordinance. This ordinance is a mechanism which enables the City of Newport Beach to recognize and deal with transporta- tion and circulation problems resulting from residential and commercial/ industrial growth within the City's sphere of influence, Guidelines set forth in the ordinance establish criteria from which incremental traffic impacts are evaluated for each development proposal which comes before the Planning Commission. Specific elements of the required evaluation assess specified .critical intersections which may be impacted by develop- ment, their respective capacity, and the percentage of capacity utilized before and after project implementation. Each project is considered relative to its contribution to peak a.m, and p.m. traffic volumes. An example of the required traffic phasing analysis may be found in Appen- dix C, which analyzes the traffic impacts of the Harbor Point subdivis- ion. General Plan Land Use Element. The LUE shows two different land use designations for the project site. The triangular parcel be- tween MacArthur and San Miguel (extended) is designated low -density, single-family detached residential, and the area west of MacArthur is designated office professional/financial commercial. Uses within these designated areas are regulated by provisions stated in the LUE. It should be noted, however, that the Land Use Element is only an expression of public policy, and does not signify the actual us- age of the land. Rather, the LUE is a statement of long-range interest implementable via the City zoning ordinance. The California Admini- strative Code, Section 65480, requires that the General Plan 'land uses be consistent with adopted zoning. Z4 TARRY SEEMAN ASSOCIATES General of Arterial Highways (MPAHil. The Circulation dement ano zne mrrrn TUnn t eoun ad—tion ocaT circulation and transportation planning. To- gether with the Land Use Element, they establish the framework for imple- menting a comprehensive land use plan. The existing Circulation Element shows San Miguel Drive extending through to Avocado Drive within Newport Center. At present, consider- able discussion has been occurring before the Planning Commission and City Council relative to possible changes in the Circulation Element in the vicinity of the study area. Amplification of these discussions is provided in the traffic analysis in Appendix C. General Plan Housin Element. The Housing Element is a policy statement intended to estab is criteria and to lend guidance to public and private sector interests to achieve a residential land use configura- tion which encourages the development of new housing opportunities for all present and future residents of the City, regardless of their respec- tive income levels, thus accommodating a diversity of housing types. The element also establishes the preliminary guidelines for community amen- ities such as adequate landscaping, open space, parks, and recreation areas within all new residential areas. General Plan Recreation and Open Space -Element. This element provides policy guidelines forte preservation of and provisions for open space, parks, and recreation areas within the City of Newport Beach. In establishing new open space and parkland areas, the City has estab- lished criteria for accommodating new facilities. The City requires that new developments provide dedicated park acreage at a rate of 5.0 acres per 1,000 population, with the minimum dedicated acreage being 2.0 acres. Alternately, an option is available to project sponsors to pay fees in lieu of dedicating acreage. Existing open space and parkland areas near the proposed Harbor Point subdivision include: 1) San Joaquin Hills Park (4.0 acres), located near the corner of San Joaquin Hills Road and Crown Drive North. Facilities include tennis, lawn bowling, and picnic areas. 2) Harbor View Nature Park, located between San Miguel Drive and MacArthur north of San -Joaquin Hills. This park provides recreation and natural areas to attract a diversity of wildlife and to promote nature study. 21 LARRY SEEMAN ASSOCIATES 3) Harbor View Hills Greenbelt. This greenbelt area s own on the City Open Space Plan is considered a good example of privately owned and maintained green- belt areas. The Harbor View Hills greenbelt is located contiguous to the southern property boundary of the project site. Impacts. The project proposal is consistent with the intent and purpose the City of Newport Beach General Plan and the land uses pro- posed are consistent with applicable zoning districts. No impacts to adopted land use management policies are therefore evident. Compliance with the Traffic Phasing Ordinance is addressed completely in the circu- lation assessment in the following section. Mitigation Measures. None are proposed. CIRCULATION The following discussion is summarized from two traffic studies prepared for the project by Mohle-Perry and Associates (MPA), consulting traffic engineers. The texts of both MPA reports are included in Appen- dix C of this report. Setting. The study area is located westerly of the intersection of MacArthur Boulevard and San Joaquin Hills Road. MacArthur Boulevard is a designated State -Highway (No. 73). San Joaquin Hills Road is desig- nated a major arterial roadway. Average daily traffic volumes for MacArthur Boulevard north of San Joaquin Hills Road is 29,000 VPD, and 20,000 VPD south of San Joaquin Hills Road. San Joaquin Hills Road is a 6-lane roadway with average daily traffic volumes east of MacArthur about 16,000 VPD. Other major streets in the area include Jamboree Road, Pacific Coast Highway, and Ford Road. Jamboree Road is a major north -south arterial which carries about 44,000 vehicles per day north of San Joaquin Hills Road and about 30,000 vehicles per day south of San Joaquin Hills Road. Pacific Coast Highway is a major east -west regional highway. It carries from 33,000 vehicles per day near the intersection of MacArthur Boulevard to about 47,000 vehicles per day just west of Jamboree Road. Ford Road is a designated primary arterial which runs east -west and connects Mac- Arthur Boulevard with Jamboree Road. The current traffic volume is about 8,000 vehicles per day. San Miguel Drive, which is situated easterly of the subject property, is also a designated north -south major arterial. It presently carries less than 10,000 vehicles per day and about 300 vehicles per hour in the evening peak hour. Zy W TARRY SEEMAN ASSOCIATE5 The critical intersections that have been identified by the City of Newport Beach in the area include the following: MacArthur Boulevard and San Joaquin Hills Road San Joaquin Hills Road and San Miguel Drive MacArthur Boulevard and Pacific Coast Highway Jamboree Road and San•Joaquin Hills Road Pacific Coast Highway and Marguerite Avenue MacArthur Boulevard and Ford Road MacArthur Boulevard and Jamboree Road San Joaquin Hills Road and Santa Rosa Drive These intersections are subjected to the "One Percent Analysis" and 'ICU Analysis" established by the City Council in 1978.1 The intersection of MacArthur Boulevard and San Joaquin Hills Road is controlled by a multi -phase traffic signal with all left -turn move- ments protected by left -turn phasing. The existing intersection ICU is .72 in the evening peak -hour period. The predominant traffic move- ments at this intersection in the evening peak hour are southbound left turn and straight through, eastbound left turn and straight through. The intersection of San Joaquin Hills Road and San Miguel Drive has an ICU of .41 during the evening peak hour. The predominant traffic movements at this intersection are eastbound left turn and through,dur- ing the evening peak hour. The intersection of Pacific Coast Highway and MacArthur Boulevard has an ICU of .77 during the evening peak hour. The predominant traf- fic movements at this intersection are eastbound straight through and westbound straight through, as well as southbound left turn to go east on Pacific Coast Highway. The intersection of MacArthur Boulevard and Ford Road has an exist- ing ICU of 1.01. The predominant traffic movements at this intersection are southbound straight and left turn and northbound through traffic. On MacArthur Boulevard, the southbound approach to the intersection is striped for two lanes through, one lane left turn, and one lane right turn. ICU (Intersection Capacity Utilization) is usually expressed as a per- centage, and is the proportion of an hour required to provide suffic- ient capacity to accommodate all intersection traffic if all approaches operate at capacity. k z5 23 TARRY SEEMAN ASSOCIATES The intersection of Pacific Coast Highway and Marguerite Avenue has an existing ICU of .68 in the evening peak hour. The predominant traffic movements at this intersection are eastbound through and west- bound through. The intersection of Jamboree Road and San Joaquin Hills Road has an existing evening peak -hour ICU of .64. The predominant traffic move- ments at this intersection during the evening peak -hour period are the north and southbound through movements, the southbound left turn, south - bound right -turn movement, and the westbound right -turn movement. The intersection of MacArthur Boulevard and Jamboree Road has an existing 2-2-hour peak ICU of .85. The predominant traffic movements at this intersection during the peak period are the north and southbound through, southbound right turn, eastbound left and through, and west- bound left and through. The intersection of San Joaquin Hills Road_at Santa Rosa has an existing peak period (211-hour) ICU of 57. The predominant traffic of this intersection is northbound right turn, eastbound through and right turn, and westbound left turn and through. Impacts. The effects of the proposed subdivision and arterial roadway extension were analyzed according to City policy as :stated in the Traffic Phasing Ordinance. The following discussion identifies the impacts as discussed in the MPA report. Implementation of Tract 10625 will not adversely impact any of the critical intersections adjacent to the study area. The evaluation of the 1 percent analysis indicates that only two intersections -- MacArthur at San Joaquin Hills Road and San Joaquin Hills Road at San Miguel -- would experience a greater than 1 percent increase during peak -,hour traffic volumes as a result of project -generated traffic. The ICU analysis found that future ICUs would either remain the same or increase less than 1 percent, therefore the criteria of the Traffic Phasing Ordinance would not be excluded. Comparison of two alignments for San Miguel (i.e., the proposed San Miguel extension and an alternate San Miguel cul-de-sac) found the incre- mental traffic loads generated by the proposed project would have negli- gible differential impact on intersections in the area.. With regard to the project's impact upon the local circulation sys- tem and its existing and future flows of•traffic, it was found that completion of the San Miguel extension provides for improved access to Newport Center and generally improves the flow of traffic in the imme- 24 LARRY SEEMAN ASSOCIATES diate area. Residential areas along San Miguel and Ford Road east of the project site would utilize this route as a bypass to San Joaquin Hills Road for access to Newport Center. Without the extension of San Miguel, future ICUs for the intersection of S�n Joaquin Hills Road and MacArthur Boulevard will reach .90 or higher. The extension of San Miguel is in accordance with the City's adopted Circulation Element. This extension of San Miguel therefore can be viewed as an important element of the subregional arterial roadway system. Mitii a_tionYMeasures. The folIowing. measures are included in the project pr oposal not as mitigations of adverse impacts or unsafe con- ditions, but rather as an attempt by the applicant to address all po- tential issues which may arise. 9. A signal wiZZ be required at the intersection of -MacArthur Boulevard and San Miguel Drive. 10. Required'signaZ phasing studies for the above -noted intersection will be completed prior to final recor- dation of the tract map. AIR QUALITY ANALYSIS The following section provides a summary of an air quality analysis prepared for this project by Mr. Hans Giroux, a consulting associate specializing in meteorology and air quality. The text of the technical assessment may be found in Appendix D. Settin . The climate of Southern California in general and Newport Beach in particular is controlled by a subtropical high-pressure system over the Pacific Ocean. It is responsible for the position of the mid - latitude storm track, the predominant land/sea breeze circulation, and the temperature inversions which play a major role in determining reg- ional.air quality. The proximity of the ocean provides a moderating effect on local climatic conditions, by heating and cooling slower than the surrounding land masses. The Pacific Ocean is also responsible for the small fluctuation in the average annual -temperature, and the comfort- able relative humidity which prevents the coastal basin from becoming like the desert, found 100 miles inland. Refer to Page A-2 of Appendix C. V 25 LARRY SE6MAN ASSOCIATES Typical winds around Newport Beach are usually favorable in main- taining excellent air quality. The average windspeed and direction of surface flow prevent stagnation of pollutants, while early morning on- shore breezes carry accumulated pollutants inland. Newport Beach air quality can be degraded by the effects of two types of temperature inversions which play a major role in coastal basin air pollution. The first type occurs when the sinking subtropical high- pressure system warms the lower air by compression. This sinking air is undercut by a shallow layer of cool marine air forming what is called a marine/subsidence inversion. This type of inversion is strongest in summer, causing basinwide ozone problems. A second inversion forms when air near the cold ground is cooled on clear, calm nights, creating a radiation inversion. This inversion holds pollutants near low-level sources, creating "hot spots" (i.e., near freeways or parking facilities). The net result for Newport Beach is that pollutants are carried toward the ocean without any appreciable dispersion. Analysis of air quality impact to a proposed development must be related to the applicable Ambient Air Quality Standards (AAQS). These standards were established by the Clean Air Act Amendments of 1970 to protect public health and welfare from any known or potential adverse effects of air pollutants. The Environmental Protection Agency (EPA) has set standards for 6 pollutant species while allowing individual states the latitude for setting.their own standards, with certain restrictions. Some diversity exists between California standards and those of the Fed- eral Government due to California's unique climatological conditions and the fact that California's standards predate Federal ones. Orange County emissions are almost completely dominated by vehicu- lar or mobile sources. With the exception of sulfur dioxide, automobile sources comprise over half of the Countywide pollutant load, with over 99 percent of the CO, 83 percent of the NOx, 67 percent of the reactive hydrocarbons, and 52 percent of the particulates related to vehicular operation (Table C). Improving vehicular exhaust emissions will then improve downwind air quality. This will bring a reduction in CO levels, but unfortunately NOx and reactive hydrocarbon (RHC) levels will remain relatively constant as a result of continued County growth. Im- provement of Orange County air quality, as discussed in the recently released draft Air Quality Management Plan (AQMP), relies heavily on stationary source control in upwind areas (i.e., Los Angeles) for pollu- tion reduction. This is a result of the lack of control over automobile emissions on the part of the local agencies. However, since Orange County emissions are almost completely controlled by mobile sources, the Y f 46 TABLE C 26 1976-77 ORANGE COUNTY EPIISSIONS INVENTORY (AVERAGE SUP4MER WEEKDAY) TARRY SEEMAN ASSOCIATES Emissions Source Tons Da Stationary On -Road Off -Road Pollutant Species Man -Made • Natural Mobile Vehicles Total Total hydrocarbons (THC) 91.7 250.2 187.1 17.7 5463 Reactive hydrocarbons (RHC) 69.3 24.6 170.8 16.2 280.9 Carbon monoxide (CO) 9.1 - 1451.�5 99.5 1560.1 Oxides of nitrogen (NOx) 32.7 - 135.5 24.3 192.5 Sulfur dioxide (S02) 22.8 - 7.1 6.2 36.1 Total particulates 20.7 - 18.3 4.5 43.5 27 LARRY SEEMAN ASSOCIATES attainment of all AAQS by the mandated 1987 deadline may require addi- tional control measures specifically addressing control or reduction of mobile source emissions. The nearest AQMD monitoring stations to the site are located at Costa Mesa and Laguna Beach. Both represent the general regional conditions found near Newport Beach. Available data indicate that AAQS for all pol- lutant species except sulfur dioxide may sometimes be exceeded in the area. The project site location exhibits the expected intermediate air quality levels extrapolated from the two monitoring stations. The study area may experience a range of pollution levels from well below to almost double the standard (Table D). If the AQMP tactics are adapted and, in turn, adverse impacts result, oxidant levels will be reduced while par- ticulate concentrations will continue at their present level. Impacts. Insofar as the proposed development involves only 20 single- family homes, the impact will be extremely small when compared to develop- ments involving hundreds or thousands of _units (e.g., the County's 1974 housing units totaled some 632,030). Of greater concern is the impact to future residents from existing and planned roadway traffic on Mac- Arthur Boulevard and San Miguel Drive. A current volume of 20,000 ve- hicles per day passing the site may reach 50,000 per day, with an asso- ciated diffusion of automobile emissions toward the proposed development. Air quality impacts from the proposed project will result from fug- itive dust generated during construction and project -related vehicular exhaust emissions from construction vehicles and project -related traffic. Regional air quality degradation will result from a small increase in demand for electrical energy at the Huntington Beach Generating Station as a function of an increased consumption of fossil fuel. Fugitive dust sufficiently fine to be carried downwind will be gen- erated during site preparation (clearing, grading, etc.). Much of the dust generated will settle back down near the site, possibly causing a temporary nuisance on adjacent residential properties to the east of San Miguel. Regular watering in compliance with fugitive dust control measures (AQMD Rule 403) can reduce the uncontrolled dust levels by 50 percent. The project itself will generate approximately 2,400 daily vehicle miles traveled (VMT). Automobile emissions will be related both to actual driving and associated operations (idling in traffic, cold starts, etc.). n 1 30 AIR QUALITY SUMMARY - rUp aT BEACH AREA —• LARRY•SEEMAN ASSOCIATES Costa Mesa Laguna Beach 1975 1976 1977 1975 1976 1977 ' Oxidant 19 days 17 days 38 days .08 ppm - I hr. 0.18 pPm 0.16 ppm 0.18 ppm Oxidant 11 days 10, days 31 days - - .10 ppm - 1 hr. 0.18 ppm 0.15 ppm 0.18 ppm Nitrogen Dioxide 3 days 8 days 0 days 2 days .25 ppm - 7 hr. 0.35 ppm 0.34 ppm 0.23 ppm 0.35 ppm - - Carbon Monoxide O days 0 days 0 days 0 days 0 days 0 days 35 ppm - 1 hr. 31 ppm 27 ppm 18 ppm 16 ppm 20 ppm 13 pPm Carbon Monoxide 40 days 57 days 20 days 4 days 4 days 0 days 9 ppm - 8 hrs. b ppm - 10 ppm - Carbon Monoxide 31 daa 24 days 5 days 2 days 0 days 0 days 10 Ppm - 12 hrs. 20.Ppm - - 10 ppm - ^ Sulfur Dioxide - not - ^ 1, 3, 24, annual - exceed - - Total Suspended Part. 37%• 28% 21% 15% 27% 10 Ug/m3-24 hrs. 177 pg/m3 - 202 ,ug/m3 164 pg/m3 . - 159 ,ug/m3 Total Suspended Part.' 60 pg/m3-AGM 74 Ng/m3 73 pg/0 - 73 pg/m3 74 pg/m3 - - Data not observed or reported in relevant summaries. 31 29 LARRY SEEMAN ASSOCIATES In order to predict the CO exposure levels for future project res- idents from adjacent traffic flow, computer models were used to simulate worst -case traffic and meteorological conditions. Carbon monoxide lev- els were taken at locations corresponding to the closest and lowest pro- posed lots (Tract 6385, Lot 49), with respect to MacArthur Boulevard. It was found that, unless the CO background levels in Newport Beach be- come appreciably higher, the proximity of these lots to'MacArthur Boule- vard alone will not create adverse air quality at those sites (e.g., ex- ceedances of AAQS). One purpose of the Harbor Point impact analysis was also to differ- entiate between two alternate treatments of San Miguel Drive: an exten- sion to MacArthur or a cul-de-sac design. Calculations show that, under worst -case conditions for the roadway extension, air quality adjacent to the new roadway segment would not be adversely affected. In fact, the San Miguel. connection would result in improved traffic flow with a cor- responding reduction in overall pollutant levels. Increased utilization of utilities, resulting from implementation of the proposed project, may create minor additional amounts of pollut- ants. Expected emission totals from these additional sources will also contribute a minimal impact. Mitigation Measures. With only nominal air pollutant emissions, little potential for mitigation is available. The project site itself has several inherently positive characteristics over other locations in terms of minimizing air quality impact. These include: 1) proximity to Fashion Island and local shopping facilities, 2) proximity to employment centers, 3) proximity to schools,, 4) proximity to public transportation routes, 5) proximity to the ocean fora source of steady, relatively clean air. In light of these characteristics, no mitigation measures are proposed. NOISE ENVIRONMENT Setting-. The prevailing noise environment in the Harbor Point area is produced by traffic on MacArthur Boulevard. The noise from motor Ji 30 TARRY SEEMAN ASSOCIATES vehicle traffic may be described either in terms of maximum or peak sound 1•evels or as a long-term cumulative energy average. This latter descriptor is widely used for roadway noise analysis in the City of New- port Beach and is expressed as a Community Noise Equivalent Level (CNEL) value. Both descriptors are useful in assessing the existing and poten- tial effects of roadway noise on human, activities in_the._ar_eia..___.-.- -..- _..... .___. The existing noise exposure at the Harbor Point site produced by traffic on MacArthur varies with distance from the roadway. Table E and Figure 5 (lower curve) show the noise levels produced on the site at various distances from the roadway, disregarding the effects of site elevation differences. Figure 6 shows the approximate 65 and 60 CNEL lines for current traffic, unadjusted for terrain or barrier conditions. At present, San Miguel ends at the northerly limit of the project site, therefore traffic on this street is presently minimal and produces no noise effects at the site. The Harbor Point site is near, but not within, the 60 CNEL noise exposure corridor of the MCAS Tustin'Palisades helicopter route. Impact. The proposed project at Harbor Point would be subject to noise exposures from traffic along both MacArthur and San Miguel, which would be extended to connect with MacArthur and Avocado as a part of the project. Figures 5 and 7 show the noise exposures produced from these roadways, assuming their ultimate traffic volumes at various distances from the roadway. Figure 8 shows the approximate 60 and 65 CNEL expos- ures on the property for ultimate traffic levels, unadjusted for terrain or barrier conditions. To determine precise noise exposures for specific exterior condi- tions within Harbor Point along both MacArthur and San Miguel, a series of cross -sections has been drawn and barrier effects computed. The cross -sections are shown in Figures 9 and 10. Cross -sections are num- bered to match lot numbers on the tentative map. Table F presents the results of the barrier effect calculation for a person standing outdoors 20 feet from the lot walls. Inspection of Table F reveals that, with the proposed barrier, all lots achieve acceptable exterior noise expos- ures except Lot 5 along MacArthur, where a 67 CNEL would occur, 2 CNEL units over the normally accepted 65 CNEL. This means that unless a higher barrier is provided for Lots 3, 4, and 5, unacceptable noise exposures would occur. The extension of San Miguel will also create new traffic noise ex- posures for existing houses along Salt Air Drive just east of San Miguel. Figure 10 presents cross -sections showing the relationship between Lot � f 3 TABLE E 31 COMPUTED LR CNEL VALUES 5 �CUhARTH-"SN TARRY SEEMAN ASSOCIATES Combined Auto/Truck Distance (Feet) L10 CNEL MACARTHUR CURRENTI 200 68.8 65.0 100 72.9 69.5 60 76.6 73.1 40 78.5 75.0 MACARTHUR ULTIMATE 200 100 77.1 70.6 60 80.2 83.1 73.7 76.6 ! 40 SAN MIGUEL ULTIMATE3,4 200 62.4 66.6 55.9 60.1 100 • 60 70.5 64.0 40 72.5 66.0 116,000 ADT; 10% peak hour; 3.5% heavy-duty trucks; 55 mph speed; 3.5% grade. 2Same as Footnote 1 except 47,000 ADT. 316,500 ADT; 10% peak hour; less than 1% heavy-duty trucks; 40 mph speed; 4% grade. There is no "current" condition on San Miguel as it is not now a through street. 4Ultimate CNEL values include a 3-unit credit for vehicular noise reduc- tions mandated by law in the future. 5Disregarding terrain effects which are variable at this site. 1 s 3'1 FIGURE 5 .32 TRAFFIC NOISE EXPOSURE F1 C,,ItiHUR -•CURR-ENT AND ULTIMATE LARRY SEEMAN ASSOCIATES 911 75 T W C 65 LWI 55 50 MIN �4 III l�� 66 Hill 71�11�� m Iffi{I�n Will milli , IBIIWY i ;. 20 •30 50 100 200 300 500 FEET2 1Does not take into account barrier effects which are con- ,sidered elsewhere. Assumptions: Current ADT = 16,000; future ADT = 47,000; 3.5% grade; 3.5% heavy-duty trucks; 55 mph speed. Ultimate takes into account 3 dBA unit credit for legally'mandated automotive noise reduction. Z Distances are from mid -point of near traffic lane. FIGURE 6 33 CURRENT CNEL NOISE CONTOURS b I`M E HARBOR POINT SITE LARRY SEEMAN ASSOCIATES .75. % \ QIEL 70 tNEL ' 65 \CNEL \ 60` CNEL':a \ i TENTATIVE MA ._ N0.10625 FIGURE 7 34 TRAFFIC '8'' ' "'�'EXPOSURE �NFIIOEI M WIT TARRY SEEMAN ASSOCIATES 8 75 70 65 LU 60 55 50 45 zu JU Ou IUU FEET2 200 300 500 IDoes not take into account barrier effects which are con- sidered elsewhere. Assumptions: ADT = 16,500; 10% peak hour; 4% grade; 40 mph speed; less than 1% heavy-duty trucks. 2 Distances are from mid -point of near traffic 'lane. FIGURE 8 35 ULTIMATE CNEL NOISE CONTOURS HARBOR POINT SITE LARRY SEEMAN ASSOCIATES m L,_ • 70 i' CNEL 70 CN fi5 . CNEL - 60 ''N• CNEL \ �.. `, .`•` 65 \. => i, 60 CNEL ' / ,• 60-�',;perit`" , 3 NTATIVE M, CNEL NO 10625 a xa V` FIGURE 9 36 SAN MIGUEL DRIVE NOI SEC 10NNS LARRY SEEMAN ASSOCIATES �.'. r'=1c It :c,r ...� !_•.'•. .� "F-♦`..:.. .L�. _ rye+ 1F"4'v.+J-tLt:u "'L.•,: .'.k _..._ �{' 4�..Yyr 14.n_ t.l•:''••.r{ T = Fr'Tt T� 1 . - i i k"-L y�� r..,i k•_-'- '-Lt- _..i `ter' 4.4_��«. __. -. • � ". j' _', •. : L'{'i __L- - / -i F .�C{I.L L. I)•_'F .. r.. ..Z I .�_ t1tom., l.:l-� �f-{� f.` -_`:J �.`r.1i�'�' i.Lt'I _ '"+'1: tt Y-FLL•.__kttLj.LtT_.`_{_/._.�-.{_?;. -+ �:':_ .: _ .-`i'-` :t' .• -•-'Y�--.J._�.tV .L._ F .�:.. -�___: • -4-4- I ... SILL •__"\ y . -i- -.;::art F•.. ,�.t-�jj - .: i '4; µ-,�,� H 't;L--_ k.L��r::-�"�z-�=t=.-�. l -��+.- _L .. —.:r::•• / L r� :I• `•r.:.'L •i1_ L.. � C!_,..,kyLC,__L�r��'=:-c_{3___,_, ;C= �t:_- .+r; 1� Lt:. Ld't•�-.�rr.l-/'�y11'�--�`_�' •'. _k.a L-L�� :t ��+; 1�L -G �• #r �_ 1.._.'-•1'L4.r-.� : Y•- •'r -I..-rC t--t: _':__t�r :�'�_�_' Q '•—f-:'=:�. tic -_,..I," . C�•�r}=�F�,_tGF __ ,'r�~�''C. •-•--- -. -.._—L_ '= ..__'_ _ -- �•. .-'1•T3%'f+-.. - _Crr. F[ i = ...1::. �� :4L-• __ - •- _•�__•iiS'' ';. •r - {r.S.=. ,a �YF` `L!-!"..'r+e— ''_'-k_F{`�u�_� .. / - . --I.__ i '�ry r••; ::'-4."`_ {++�L.-�..•r-fL rt'•`•+r ^Y L!�r tl—.-�-^-•-• '`V"� �.iL'�.rl'-L ,N�^_• rt _" _ • iµ' C r- I•_... 4r ._k` r r t �f�� 'Trr`' , '_\�=�I'•"' rrrlj -"'_: •_ { � c./,. L 4 Lrt=..' 1=.1 � `_- i _. ii: r� _ :-.: - � i`:- - r k•.•...�.-��t 4:.:- f� �''__��-r--•r-�[t Y- µ• {.ui r_ • L =�F=m. _i,-.F._''4:-F-t+• ..� r' .a r':_ _-LrIJ-�i..-` =`• t-Ft -�.: _ may.{-_.o-Cl-+ -�-Zt_t'_tt FIGURE 10 37 MACART! R BOULEVARD UITV - SE SECTIONS LARRY SEEMAN ASSOCIATES ==.F::_ ,:. �t�=-; tom. �. ,.,+`�:.��•:'.. 1 -, 4 t.:a :. LR.� lL= _ �t: +�. . : _=.: rc_- e yo TABLE F EXTERIOR TRAFFIC NOISE 38 EXPOSURES FOR SPECIFIC HARBOR PUSI•!T LOTS ASSUhING 5-FOOT MASONRY BARRIER AT LOT EDGEl U4RRY SEEMAN ASSOCIATES Noise Exposure Noise Exposure Without 5' Wall With 5' Wall Section/Lot tUNCLJ MacArthur Lot 5 74 67 Lot 6 74 62 Lot 20 74 61 San Miguel Lot 1 63 55 Lot 10 63 58 Lot 13 63 55 lAssumes observer height of 5 feet located 20 feet behind barrier. 2Assumes solid masonry wall. If the wall were 1 foot higher, an addition- al 2 dBA attenuation would be achieved. 41 39 LARRY SEEMAN ASSOCIATES 49 (Tract 6385) and San Miguel. Table G presents a summary of the noise exposures for these units from ultimate traffic levels on San Miguel for the proposed roadway alignment as well as three alternate alignments. Inspection of Table G reveals that Lot 49 would be exposed to noise lev- els of 66 CNEL, or 1 over the normally accepted standard, while all of the other houses would be exposed to 60 CNEL, within standards. In the case of all of the alternative roadway alignments, CNEL exposures are below the 65 CNEL criterion. Alternately, for Lot 49, if an 8-foot masonry wall were constructed at the property line, the projected 66 CNEL exposure could be reduced 1.5 units to 64.5; if the wall were 10 feet high, the 66 CNEL exposure could be reduced 6 units to 60. Mitigation Measures. The following measures are included as a part of the project to offset potential adverse effects. 11. The proposed deveZopment wouZd be surrounded by a 5- foot masonry waZZ which would effectively produce acceptable exterior noise ZeveZs except for Lots 3, 4, and 5. A higher barrier would be required for these Zots to produce acceptable ZeveZs here. 12. The extension of San Miguel wiZ2 produce unacceptable noise ZeveZs at LoG 48 east of the roadway. A mini- mum 8-foot acoustical attenuation device should be provided opposite this house to produce acceptable noise ZeveZs. Alternately, the roadway couZd be re- aligned away from this house. COMMUNITY SERVICES AND UTILITIES Utilities and public services in the vicinity of the project site are provided by the following public, quasi -public, or private com- panies: electricity (Southern California Edison Company, Huntington Beach), telephone (Pacific -Telephone Company, Newport Beach), natural gas (Southern California Gas Company, Anaheim), potable water (Newport Beach), and schools (Newport -Mesa Unified School District, Costa Mesa). Fire and police protection are provided by the City of Newport Beach. Fire stations -serving the project site community are located at 410 Marigold, Corona del Mar, and at 868 Santa Barbara Drive, Newport Center. The two stations have the following equipment and personnel to serve the site: 2 engines, 1 ladder truck, 1 paramedic unit, and a bat- talion chief. The response time for the units to the project site is 2-3 minutes. Police services are provided from the City of Newport Beach police station on Santa Barbara Drive in Newport Center. Response time to the study area is expected to be less than 5 minutes. X s 'AL TABLE G 40 EXTERIOR NOISE EXPOSURES OF EXISTING RESIDENCES EAST OF SAN MIGUEL -ULTIMATE ADT - LARRY SEEMAN ASSOCIATES • --.'�-.��:� _�' `__ � _._ • '•=• =�=~-may _:.-'_. Distance o Ultimate xter or a Ouse Existing Propose A ternate A ternate Alternate Proposed A ternate ternate Alternate Residence Alignment A B C Alignment A B C House 1 43 89 106 126 662 61.5 60.5 59.5 House 2 101 149 156 162 60.5 55.5 55 54.5 House 3 120 161 161 161 60 55 55 55 1From center of near traffic lane in feet. 2A l0-foot wall at the tract boundary would provide approximately 6-7 dBA of -attenuation at a location 5 feet above ground level on the house wall facing the roadway. An 8�foot wall at the same location would provide 1.5-2 dBA of attenuation at the same observer point. to 3 41 TARRY SEEMAN ASSOCIATES Schools serving the project site include Harbor View Elementary, Lincoln Middle, and Corona del Mar High School. . Impacts. All services are available to the study area. Utility connections are available'from existing facilities located within the easements for San Joaquin Hills Road and San Miguel Drive. The added demand for service is well within the design capacity of all community -based service agencies, including schools (Appendix E). As a result, the implementation of Tract 10625 will not adversely impact local services or utilities. Mitigation Measures. None are proposed. ENERGY CONSERVATION Settin ; Due to the undeveloped nature of the site, consumption of limited or non-renewable energy sources does not occur. The project site and Newport Beach in general- experience a moderate, Mediterranean -type climate which is greatly influenced by the coastal marine air fluctuations. As a result, the Newport Beach area is not subject to excessive space heating or coding requirements. According to climate design criteria outlined in standards adopted by the State of California Energy Commission, Newport Beach experiences approximately 2050 annual heating degree days:' This compares with San Francisco of�the)UnitedJStates,6NewportdBeach'slheating$and cool�ngarequirementsh are minimal. Impact.. The evaluation of impacts resulting from recordation of Tentalfi e_fap 10625 and the subsequent construction of 20 residential dwelling units, and the extension of San Miguel Drive, necessitate con- sideration of several different factors: 1) initial energy requirements needed for site and roadway preparation and construction, 2) energy re- quirements of long-term occupancy of structures and use of the extended arterial roadway, and 3) long-term energy impacts for maintenance and operation of streets and -assorted other urban infrastructure utilities _ and services. lA heating degree day is a measure of the heating requirements dictated by climatic considerations. Heating degree days are calculated by sum- ming temperature variations relative to a 650F. ambient temperature. For example, on a day when the air temperature reaches 750F., the num- ber of heating degree days is 75 - 65 = 10. Annual degree days are the sum of daily variations. 411 42 LARP.Y SEE -MAN ASSOCIATES The short-term construction -related impacts on energy resources for the development of Tentative Tract 10625 is directly correlated to the amount of earthwork required to complete site preparation.. In conclusion, the location of a site in relation to transportation systems, community support facilities, and employment centers can make a difference in terms of energy used for travel. The project site's cen- trally located position near the major employment centers of south-central Orange County, and the improvement in traffic flow realized by the exten- sion of San Miguel Drive, effectively reduce energy usage resulting from long work -oriented commutes and inefficient traffic distribution. Mite ation Measures. The following measures are proposed or other- wise require to offset potential adverse effects. 13. Builders (whether the project sponsor or others) will be required to comply with recently developed State energy conservation standards as stated in the California Administrative Code, Title 24, Part 6, Division T-20, Chapter 2. These standards pre- scribe requirements for insulation, glazing, and other related practices. 14. Energy conservation literature published by the gas and electric companies is automatically made available to new homeowners upon connection of service. 15. The project sponsor will request that lot purchasers and their architects consider use o appliances, lighting, and space heating methods that could re- duce internal load factors. Similarly, lot pur- chasers and their architects will be encouraged to take into account the following factors in their building designs: a. CL • •:::der bur."lding orientation within the lot that allows tong sides of units to face south insofar as yosmible. Southerly orientation maximizes winter solar heat gain and reduces requirements for space heating. b. or -Lent opening windows so as to take advantage of prevailing southwesterly sea breezes as a mezrs of natural ventilation and reducing the need for air conditioning. , 43 LARRY SEEMAN ASSOCIATES c. Provide air conditioning in units as an option rather than as a standard appliance. d. Consider use of light exterior colors on buildings that are predominantly oriented with their long sides to the west. e. Consider orienting large windows toward the south to maximize winter solar heat gain. Minimize west and north -facing glass. f. Consider shading south,'southeast, and east - facing windows with deciduous landscaping or roof overhangs designed with heat gain control in mind. VISUAL/AESTHETIC CONDITIONS Setting. The Harbor Point site is situated on a bluff at the west- ern edge of a marine terrace, overlooking Newport Harbor and the Pacific Ocean. The most prominent aspect of the site is its view orientation to the west. This provides for vast panoramas of the Pacific coastal areas and beautiful sunsets in the evening hours. From offsite, the Harbor Point area is visible from MacArthur Boulevard and most prominently from homes built along Sea Air Drive in. Tract 6385 to the east of the Harbor Point subdivision. Homes in this area overlook the project site, which is situated somewhat to the north of their prevailing view orientation. INacts. Grading for this project will result in elevation changes (primarily Towering) that will alter the appearance of the site. The tentative map (Figure 4) presents a grading concept which will situate the buildings and roadways so that they interface well with the surround- ing residential land uses. Figures 11A and 11B provide a graphic representation of the view orientation of homes along Salt Air Drive, As is evident from these figures, the development of Tract 10625 will result in alteration of the existing views from Salt Air Drive homes. The alteration, however, will not result in disruption or blockage of these views. , A 46 FIGURE 11A 44 VIEW ORIENTATION TARRY SEEMAN ASSOCIATES I(4��y�� corhifli and partners, Inc.R�"��RR[. Ofnarchitexreplannfng 9� �L I�t1�Vt(V'� \%�Jll\/4��r-�1I1V ` l�N jJfi„.UAMu vxm I 41 FIGURE 11B 45 VIEW ORIENTATION LARRY SEEMAN ASSOCIATES N rM 4- " K Q R g fm i C C 4ffr k D D m f e rw I f n - L� w rs m Lr F F Vas s 9 T �' D G• sr H DD H rs � Ln 1 1 . ' 48 46 LARRY SEEMAN ASSOCIATES Mitigation Measures. The following measure is included as part of the project to offset potential adverse impacts. 16. The proposed site plan grading concept and acoustioaZ attenuation barriers are designed to avoid visual conflict with surrounding residentiaZ uses. , k 'Al 47 LARRY SEC -MAN ASSOCIATE5 BIBLIOGRAPHY Archaeological Planning Collaborative, 1978. Archaeological Records Search and Reconnaissance Survey, San Miguel Triangle, Newport , Archaeological Planning Collaborative, 1978. Addendum, Archaeol Records Search and Reconnaissance Survey, San Miguel Triano City of Newport Beach, General Plan, Newport Beach, CA. Corbin-Yamafuji & Partners, Inc., 1978. Conceptual Site Plan, Harbor Point Homes, Newport Beach, CA. Corbin-Yamafuji & Partners, Inc., 1978. View Analysis, Harbor Point Homes, Newport Beach, CA.. Corbin-Yamafuji & Partners, Inc., 1978. Preliminary Landscape Plan, Harbor Point Homes, Newport Beach, CA. Evans, Goffman & McCormick, 1976. Report of Biotechnical Investiga- tion. Proposed Apartment Site II, Harbor View Hills, Newport Beach, Haworth and Anderson, Inc., 1978. Draft Initial Stuoy, Propose ment to Use Permit #1683 (Roger's Gardens_, Newport Beach, Larry Seeman Associates, Inc., 1979. Harbor Point Air Quality Impact, Evaluation, Newport Beach, CA. Larry Seeman Associates, Inc., 1977. , Larry Seeman Associates, Inc., 1977. Water Conservation Opportunit for New Developments of The Irvine Company, Newport Beach, —CA. Marsh, Karlin, 1978. Newport Beach, n Mi ties Mohle, Perry & Associates, 1978. Traffic Impact Analysis, Harbor Point Homes, San Miguel Triangle, Newport Beach, CA. i So 48 LARRY SEEMAN ASSOCIATES Mohle, Perry & Associates, 1978. Traffic Impact Analysis Addendum, Har- bor Point Homes, Newport Beach, CA. Moore and Taber, 1967. Geologic and Preliminary Soils Evaluation, Tract 6385, Harbor View Homes Newport Beach, Fullerton, CA. Moore and Taber, 1965. Geologic and Preliminary Soils Investigation, Center View Tract, Newport Beach, Fullerton, CA. Munz, P. A., 1974. Flora of Southern California, University of California Press, Berkeley, CA. Munz, P. A. and D. D. Kerk, 1959. California Flora, University of Cali- fornia Press, Berkeley, CA. Simpson-Steppat, 1978. Tentative Tract 106252 Map, Newport Beach, CA. Soil Conservation Service, 1976. Soil Survey of Orange and Western Part of Riverside Counties, California, Interim Report, Tustin, CA. 51 APPENDIX A PLANT SPECIES LIST LARRY SEEMAN ASSOCIATES I 52 1 TARRY SEEMAN ASSOCIATES APPENDIX A PLANT SPECIES LIST Family/Species Locality Comments Aizoaceae Carpobrotus aeguilaterus, E, W Planted along MacArthur Sea Fig Mesembryanthemum nodiflorum E Common in Alkaline soil, bluff adjacent to San Miguel R.O.W. - Apiaceae Daucus M -1 us, W Understory, coastal sage Rattlesnake Weed scrub, west facing slope of arroyo. Foeniculum vulgare, E, W Fennel Apocynaceae Nerium oleander, E Planted, east side of Oleander San Miguel R.O.W. Asteraceae Artemisia californica, E, W Dominant, west facing California Sagebrush slope of arroyo west of MacArthur. 7Code: E = East of MacArthur Boulevard (bulk of acreage) W = West of MacArthur Boulevard (Right -of -Way corridor only) 53 z EARRY SEEMAN ASSOCIATES Family/Species Locality Comments Aster, exilis E, W Damp areas, along irri- gation runoff in San Miguel R.O.W. east; along stream at bottom of arroyo, west. Baccharis error 1, E Small specimen of this shrub at mouth of drain Emory's Baccharis pipe draining into San Miguel R.O.W. Baccharis pilularis ssp., W One very large speci- (shrub) in arroyo cansan9uinea, men bottom. Coyote Bush Centaurea melitensis, E, W Dominant on east fac- Tocalote ing slope of arroyo west of MacArthur. Con za bonariensis, E Scattered, undisked South American Horseweed area, near Roger's Gardens. C__o-nyza canadensis, E, W. `fall Very common in above locality, also any- Horseweed where.there is some soil moisture. Conyza coulterl, W One specimen near Coulter's Horseweed stream, arroyo bottom. Corethrogyne fila2 ifolia, E, W East with Cal. Sage- Gj andular Cudweed brush along MacArthur. West on west -facing slope of arroyo �ynara cardunculus, E, W East side: common on Cardoon dry slope south. West side: on disturbed arroyo slope. Family/Species Encelia californica, California Encelia Gna halium californicum, a fornia Cudweed Grindelia robusta, Gum Plant Ha to a bus venetus, oastal Goldenbush Helianthus annuus, Common Sunflower Hemizonia fasciculata, ic e ascd Tarweed Heterotheca grandiflora T_eT_eg_r_a_PTi Weed Oteos ermum fruticosum, Trailing African Daisy Sanchus asper, Prickly Sow Thistle Sonchus oleraceus, Zommon Sow histle Stephaomeria virgata, Tall Stephenomeria Xanthium strumarium, Common Cocklebur 3 Locality. W W E E, W E, W E, W E, W LARRY SEEMAN ASSOCIATES Comments Occasional, both arroyo slopes. Coastal sage scrub understory, west -facing slope of arroyo. Common on bank east of MacArthur. East, along bank bound- ing MacArthur; west, dom- inant at stream edge. Common along stream edge, west. Very common, especially on arroyo slopes west. E Horticultural escape near Roger's Gardens. E Dominant at southern terminus of bluff, ad- jacent to San Miguel R.O.W. E E, W E Damp area, San Miguel R.O.W. 55 4 TARRY SEEMAN ASSOCIATES Family/Species Locality Comments Brassicaceae Brassica nigra, Black Mustard Lobularia maritima, Sweet Alyssum Cactaceae Opuntia occidentalis, r�'l eaar Capparidaceae Cleome isomeris, a derpo— Caryophyllaceae S er ularia sp., 5and Spurrey Chenopodiaceae Atri lex semibaccata, A —ustralian Saltbush Bassia hyssopifolia, iv Fe -hooked Bassia Beta vulgaris, Sugar Beet Cheno odium album, E amb s Quarter E, W Dominant alleopathic forb on disturbed ground, throughout. E Horticultural escape. W West -facing slope of arroyo. W West -facing slope of arroyo. E Damp area, San Miguel R.O.W. E, W East, very common in alkaline soil, bluff west of San Miguel R.O.W. E Alkaline soil, San Miguel R.O.W. and ad- jacent bluff. r W Near stream. 5 TARRY SeeMAN ASSOCIATES Family/Species Locality Comments Cheno odium ambrosioides, W Common near stream. exican Tea C eno odium murale, E tle-leaves Goosefoot Salsola iberica, E, W Very common in dry dis- Russian histle turbed ground. Convolvulaceae Convolvulus arvensis, E endweed Cucurbitaceae Cucurbita foetidissima, E On grassy slope, south. Coyote Melon Euphorbiaceae Eremocarpus setigerus, W Upper portion of West- facing arroyo slope. Doveweed Fabaceae Acacia to M21ia, E Planted, cast side of Golden Wattle San Miguel R.O.W. Lotus sccoopari�us, W West -facing slope of Deerweef arroyo. Medica o hispida, E Very common in San Bur Clover Miguel R.O.W. Melilotus albus, E, W Moist areas, throughout. Ite Sweet over '5,7 t 0 LARRY SEEMAN ASSOCIATES Family/Species Locality Comments Geraniaceae Erodium botr s, E San Miguel R.O.W. Rroad-lobed Filaree Erodium cicutarium, E San Miguel R.O.W. Red -stemmed Filaree Myoporaceae M oy porum laetum, E Planted on east side Myoporum of San Miguel R.O.W., also established as an escape in undisked interior portions of acreage. Oleaceae Olea europea, E Planted, east side of Olive San Miguel R.O.W. Papaveraceae Eschscholzia californica, E - Planted, east side of Ca i—fornia poppy San Miguel R.O.W. Poaceae Avena barbata, E Dominant grass species, Slender Wild Oats throughout acreage. Bromus mollis, E, W Soft Chess Bromus rubens, E, W Very common, dry open. Red`Brome — areas. Bromus willdenovil, E Damp area, bottom of Rescue Crass San Miguel R.O.W. Family/Species Cortaderia atacamensis, Pampas Grass C ny odon dact ton, Bermuda Grass Echinochloa crusgalli, Barnyard Grass Lolium erp enne, Italian Rye Grass PPol ogoonn monospeliensis Ra— obit's -foot Grass Polypogon, sp. Stip_a pul—chra, Purple Needlegrass Polygonaceae Polygonum aviculare, Knotweed Rumex crispus; Curly Dock Rhamnaceae Ceanothus, sp., Ca ii-fornia Lilac 7 Locality LARRY SEEMAN ASSOCIATES Comments E Damp area, bottom of San Miguel R.O.W. E Very common in San Miguel R.O.W. E Damp areas, bottom of San Miguel R.O.W. F1 E, W Adjacent to standing or flowing water. E Adjacent to standing or flowing water. W Upper portion of west - facing arroyo slope. E C E Planted, east side of San Miguel R.O.W. Rosaceae Heteromeles arbutifolia, E One specimen on bank oyol n adjacent to MacArthur Boulevard. CARRY SEEMAN ASSOCIATES Family/Species Locality Comments Solanaceae Solanum nodiflorum, w Near Stream. Mock Black Nightshade LARRY SEEMAN ASSOCIATES APPENDIX B ARCHAEOLOGICAL RECORDS SEARCH AND RECONNAISSANCE SURVEY SAN MIGUEL TRIANGLE NEWPORT BE CH, CA ❑ 500 newport center drive, suite 525 newport beach, california 92660 phone (714) 640-6743 C1 i050 northyate drive, suite 554 sin rafael, california 94903 phone(415) 479-3370 ARCHAEOLOGICAL RECORDS SEARCH AND R CONNAIS5ANCE SURVEY S-A-N MIG L TR NGLE NEWPORT BE CH, CA PREPARED BY ARCHAEOLOGICAL PLANNING COLLABORATIVE 500 NEWPORT CENTER DRIVE, SUITE 525 NEWPORT BEACH, CA 92660 (714) 640-6743 SEPTEMBER 28, 1978 I (, L ARCHAeoLOGICAL PLANNING COLLABORATIVE ARCHAEOLOGICAL RECORDS SEARCH AND RECONNAISSANCE SURVEY SAN MIGUEL TRIANGLE NENPORT BE CH, CA INTRODUCTION We are pleased to submit the following report in response to your request.for an archaeological resources records search and reconnais- sance survey for the ±18-acre San Miguel Triangle parcel located adjac- ent to Roger's Gardens at the confluence of MacArthur Boulevard and San Joaquin Hills Road in Newport Beach, CA (Figure 1). These tasks were performed pursuant to your letter of authorization of September 20, 1978. RECORDS A records search was conducted by Archaeological Planning Collabor- ative at the regional clearinghouse of the Society for California Arch- aeology. The records search revealed that the parcel is part of a larg- er region that has been surveyed in the past by Pacific Coast Archaeo- logical Society (PCAS). Although no sites are recorded for the San Miguel Triangle, three sites (Ora-199, Ora-200, and Ora-201) are re- . corded as having been destroyed by the housing development which abuts the San Miguel Triangle. A fourth site (Ora-167) is reported in the region south of the proposed extension of San Miguel Road on the western dside of amaged,Mwithtatrleastevard. PCAS two-thirds.ofethetsitehat this destroyed. was badly RECONNAISSANCE SURVEY ,To determine whether unrecorded sites.exist, a systematic recon- naissance survey of the parcel and an area west of MacArthur Boulevard where San Miguel is proposed to extend was made. The survey was con- ducted by Theo Mabry, Principal Investigator. Site Conditions - Triangle Area, In addition to grading along the southern boundary, the northeastern one-fourth of the parcel exhibits disturbance from the activities of the adjoining Roger's Gardens nur- sery. Dark, humus material and other debris has been discarded in sev- eral- areas flanking the storage and parking areas associated with the nursery, and observation of the original surface was either impossible or difficult. The remainder of the site had been recently disked for weed control purposes and visibility was good. ( 'I FIGURE 1 PROJECT LOCATION 2 ARCHAEOwGCAL PLANNING COLLABORATFVC M ARCHAeOLOG;CAL PLANNING COIIABORAME Site Conditions'- San Miguel Extension Area. In addition, that area etween MacArt ur Boulevard ano Avocadotreet which will be modi- fied by the extension of San Miguel Drive from San Joaquin Road to Avo- cado Avenue was visually surveyed. The survey t . was hampered by heavbeen growths of coastal sage brush and weedy plan dumped along the tops of both ridges flanking the wash that runs'paral- lel to MacArthur. An occasional shell was observed, but no definite indications of archaeological deposits were noted. Survey Method. The area was walked in 10-meter swab A ticular attention paid to areas midden, to areas that exhibited mitted observation of vertical where darker soil indica e shell, and to cuts or grade s FINDINGSAND RECOMMENDATIONS ' Based on the records.search and reconnaissance survey, no archaeo- logical resources appear to be present either on the San Miguel Triangle or in the area of the proposed extension of San Miguel Road. However, in view of the archaeological sensitivity of the general area surround- ing the site, as evidenced by the PCAS survey, it is possible that as the area is modified through grading or through removal of brush or fill material, archaeological sites could be unearthed. If this occurs, grading or related activities should be halted within a 20-meter radius of the discovery, and a qualified archaeologist called in to assess the finds and make appropriate mitigation recommendations. U 500 newport center drive, suite 525 newport beach, California 92660 phone (714) 640-6743 fa 1050 northdate drive, suilc 554 san rafael. California 94903 phone(415) 479-3370 ADDENDUM ARCHAEOLOGICAL RECORDS SEARCH AND RECONNAISSANCE SURVEY SAN P1IGUEL TRIANGLE NEWPOR BE CH, PREPARED BY THEO N. MABRY, M.A. PRINCIPAL INVESTIGATOR ARCHAEOLOGICAL PLANNING COLLABORATIVE 500 NEWPORT CENTER DRIVE, SUITE 525 NEWPORT BEACH, CA 92660 (714) 640-6743 DECEMBER 13, 1978 } ck(r C] 50o riewport center di rve, suite 525 n(:wport beach, california 92660 phone (714) 640-6743 171 1050 northgale drive, suite 554 san rafael, california 94903 ARCHAECLOGCAL. PLAV%INING CCN_LABORATIVE phone (415) 479-3370. ARCHAEOLOGICAL RESEARCH AND REPORTING 'December 13, 1978 Mr. -Bert Ashland Project Director Larry Seeman Associates, Inc. 500 Newport Center Drive Suite 525 Newport Beach, CA 92660 SUBJECT.: ONJTHEUSANOMIGUELEOTROGICAL REPORT TRIANGLE Dear Bert: Attached is an addendum to our report on the San Miguel Triangle, submitted September 28, 1978. I will be happy to answer any further questions on either the orig- inal report or this addendum. TNM:mab Attachment Sincerely, Theo N. Mabry, M.A. Principal Investigator CO ARCHAEOLOG;CAL PLANNING COLLABORATIVE ADDENDUM ARCHAEOLOGICAL RECORDS SEARCH AND P,ECONitAISSANCE SURVEY SAN MIGUEL TRIANGLE NENPORT BEACH, CA' INTRODUCTION In September, 1978, Archaeological Planning Collaborative performed a records search and, reconnaissance survey on the +18-acre San Miguel Triangle parcel and the San Miguel Drive extension in Newport Beach, CA. A report indicating that no sites were located within the area surveyed was submitted on September 28, 1978. We were recently advised that grading and filling operations for the extension of San Miguel Drive might extend outside of the areas originally surveyed and that a midden deposit was located -under uncompacted fill in the area south of the San Miguel Drive extension and west of MacArthur Boulevard. Accordingly, an additional reconnaissance survey was under- taken by Theo Mabry, Principal Investigator, to determine the relation- ship of the road extension to the nearby midden material (Figure 1). FINDINGS AND RECOMMENDATIONS A midden deposit does exist in the area south of San Miguel Drive and west of MacArthur Boulevard. Uncompacted fill obscures the eastern and much of the southern portion of the site; however, midden can be seen underlying the fill to the south, arid a large portion of undis- turbed midden exists to the east (Figure 2). In addition, a small midden deposit is 'located on a small shelf on the other side of the drainage that runs parallel to MacArthur Boulevard. A review of the literature indicates that the midden is part of Ora- 167, an already recorded site. In an archaeological survey of the San - Joaquin Hills area, Pacific Coast Archaeological Society described Ora- 167 as being located on a small knoll 75 feet west of MacArthur Boulevard and just north of a ravine that cuts across MacArthur Boulevard. A small incipient canyon was, according to PCAS, located on the northwest side of the knoll. At least two-thirds of the site was destroyed during con- struction of an office building. The small deposit located on the western slope of the drainage or small incipient canyon appears to be a redeposited remnant of the west- ern, destroyed portion of Ora-167. However, a large portion of the site FIGURE 2 ORA-167 LOCATION MAP ARCHAeMoGfCAL PLANNING COLLABORATIVE t .A FIGURE 1 ` _PROJECT AREA LOCATION MAP ARCHAEOWGrAL pLAAINIW COLLASCRATIVC 7U - 4 AncHAccicccAi. pLANarmw cowaBcnATive still exists between the drainage and MacArthur Boulevard. Although part of this portion is now covered with uncompacted fill, a large portion is exposed and appears to be undisturbed. Ora-167 is one of many sites that are located on knolls or terraces overlooking Newport Bay and the Pacific Ocean. Unfortunately, many of the sites have been destroyed without adequate archaeological investiga- tion. The undisturbed portion of Ora-167 represents a valuable cultural resoumightrce and, be affectedCeit is near the followingnough to the recommendationsparedproject mathat it de. 1. The _ mi.dden•deposits and a 10-meter buffer zone should be left undisturbed. 2. To ensure that disturbance does not occur, a temporary fence should be installed to prevent accidental intros -- ion into the midden area during construction of the San Miguel Drive extension. 3. If the site area is to be left undisturbed, more definite pZans for permanent preservation will be required as the surrounding area is developed. This could occur now, or could be deferred until the area where the site is located is developed. 4. If for some reason the site must be disturbed to con- struct the extension of San MigueZ Drive, it is recom- mended that a test-ZeveZ investigation be undertaken to determine the ultimate disposition of Ora-167. S. Because of the proximity of Ora-167 to the San Miguel Drive, extension, and because heavy vegetation obscures portions of that area, it is recommendedthat an arch- aeologist be present at pre -grading meetings and dur- ing initial site clearance and grading operations. The archaeologist should have the authority to temporarily halt grading activities within 10 meters of any newly discovered midden deposit until appropriate mitigation measures can be accomplished. TARRY SEEMAN ASSOCIATES APPENDIX C TRAFFIC ANALYSIS i 7z TRAFFIC IMPACT ANALYSIS HARBOR POINT HOMES SAN MIGUEL TRIANGLE NEWPORT BEACH, CALIFORNIA REVISED FEBRUARY 12, 1979 PREPARED BY MOHLE, PERRY & ASSOCIATES 2565 EAST CHAPMAN AVENUE, SUITE 124 FULLERTON, CALIFORNIA 92631 TABLE OF CONTENTS PAGE INTRODUCTION 1 PROJECT DESCRIPTION I TRAFFIC GENERATION 4 TRIP DISTRIBUTION AND ASSIGNMENT 4 ANALYSIS OF CRITICAL INTERSECTIONS 5 111%" ANALYSIS" 9 INTERSECTION CAPACITY UTILIZATION (•I.D.U.) ANALYSIS 10 SUMMARY OF FINDINGS 11 APPENDIX A - 1% ANALYSIS WORKSHEETS AND I.C.0 ANALYSIS WORKSHEETS TABLE 1 - Estimation of Vehicle Trips Generated 4 FIGURE I - Location Map 2 FIGURE 2 - Site Plan 3 FIGURE 3 - Trip Distribution 6 FIGURE 4 - Trip Assignment (San Miguel Drive Extended) 7 FIGURE 5 - Trip Assignment (San Miguel Drive Cul-de-Saced) S FIGURE 6 - Peiminary Estimation of Daily Traffic Volumes 14 ADDENDUM - SAN MIGUEL DRIVE EXTENSION INTRODUCTION This report presents the summary of a traffic impact analysis for an 18-acre residential development consisting of twenty-one single family homes located in the City of Newport Beach, California. The impact analysis described in this report conforms with the pro- cedure adopted by the City of Newport Beach; namely, the "1% Analysis" and "I.C.U. (Intersection Capacity Utilization) Analysis." A comparative analysis was made for two alternative plans for San Miguel Drive. The first alternative assumes that San Miguel Drive would be extended from its present terminus south of San Joaquin Hills Road to the planned Avocado Avenue. The second alternative assumes that San Miguel Drive would be cul-de-saced at a point easterly of MacArthur Boulevard. The outline of this report is structured to, conform with the City`s suggested outline for traffic phasing reports. PROJECT DESCRIPTION The proposed development is located on the east side of MacArthur Boulevard southerly of San Joaquin Hills Road at the northeast quadrant of the intersection of MacArthur Boulevard and the proposed extension of San Miguel Drive in the City of Newport Beach, Figure 1 shows the location map of the subject property. Twenty-one single family houses will be constructed on this 18-acre.site. The proposed development is known as Harbor Point Homes. Figure 2 shows the site plan: The only access point to the site will be located on San Miguel Drive. There will be a median left turn pocket to accommodate ingress traffic (northeastbound on San Miguel Drive and turning north 1 N Y• 6 ♦ t to i-o � �tC ' ,fin, 3.•92 ca, .`.y `,. �N.L wb, �\.,;:v'' :,. � , ,'nC a. .A, iy�•A'.. 'F,.Jr .a..,il��.• ��llr�Yy� t tam; '.D OASr lend �y :: ;��•-,��Q=, �`. ^sBalyca 'SNP P12oJ EcT LOCATIONf Ho'rtA�E =IGURE 1. LOCATION MAP - HARBUR PUINI HUMbb K N c- A m N N mrn v r p Z rMW � , �• _� •sue-: aSa� '/. .Y mil_• .•��//// .�� ='. �� l:•''•f �_\� l.`. / ' . ; . / _ % • .�"' �;sY�`� TENTATIVE MAP NO.I0625 c- t 17, into the driveway). The median break will permit egress left turn move- ment from the driveway. TRAFFIC GENERATION Traffic generation rates used for these single family homes were taken from the Institute of Transportation Engineers publication entitled, "Information Report 1976 - Trip Generation." The rates used in this study were discussed with the City Traffic Engineer.and approved for use in this traffic analysis. The trip generation rates and number of trips generated are sum- marized as follows: TABLE 1. ESTIMATION OF VEHICLE TRIPS GENERATED No. of Trip"Generatioh Rate Dwelling in Trips per -Dwelling Unit Trips Generated Units '24-11our P.M. Peak Hour 24-Hour P.M. Peak Hour P.M. Peak (21, Hours) 21 12 2.0 252 42 84 (1.2 In, .8 Out) (25 In, 17 Out) (50 In,:34 Out) The above shows that the proposed 21 single family homes would generate 252 vehicle trips per day and 84 vehicle trips during the evening peak 2k-hour period. The evening peak 21,,.-hour traffic volume is assumed to be two times the evening peak hour volume. TRIP DISTRIBUTION AND ASSIGNMENT The project generated traffic volumes were distributed according to the anticipated travel orientation, site access pattern and probable usage of alternate -routes in the vicinity of the subject property. It was estimated that the generated traffic would be distributed 40 percent northerly on MacArthur Boulevard, 25 percent southerly on MacArthur V IT Boulevard, 26 percent westerly -on San Joaquin Hills Road, 6 percent easterly on San Joaquin Hills Road and 3 percent northeasterly on San Miguel Drive. Figure 3 shows the directional distribution of traffic to adjacent streets and highways in the area. These estimates have been approved by the City Traffic Engineer. The directionally distributed traffic volumes were then assigned or allocated to the streets and highways. The estimated turning move- ments at critical intersections in the immediate area of the project site are shown in Figures 4 and 5. Figure 4 shows the incremental pro- ject volumes (expressed in percentages of generated traffic) if San Miguel Drive is extended to Avocado Avenue. Figure 5 shows the incre- mental traffic if San Miguel Drive is cul-de-sated easterly of MacArthur Boulevard. ANALYSIS OF CRITICAL INTERSECTIONS It is anticipated that five critical intersections will be impacted by the proposed development. The following intersections were analyzed: 1. MacArthur Boulevard and San Joaquin Hills Road 2. San Joaquin Hills Road and San Miguel Drive 3. Pacific Coast Highway and MacArthur Boulevard 4. MacArthur Boulevard and Ford Road 5. San Joaquin Hills Road and Jamboree Road 6. Pacific Coast Highway and Marguerite Avenue 7. MacArthur Boulevard and Jamboree Road 8. San Joaquin Hills Road and Santa Rosa Drive The intersections of Avocado Avenue at San Miguel Drive and Avocado Avenue and San Joaquin Hills Road are not included in the analysis since they are not signalized intersections and no existing traffic data or method of analysis has been established by the City in its "Traffic Phasing Ordinance" for unsignalized intersections. k, 19 FIGURE 3. TRIP DISTRIBUTION VE141cLE 'IR1P`� IN6o 1ND ry0 —"'� FT911PF 4. TRIP ASSI guel Drive 7 9 I sk L. FTrl]RF ri pM• PfxAK :&-L Nc�lot VEHfLLE 'iP�IPS /N¢3o�tNa p��.ouN a IV4v b°'L The 111% Analysis" was made for each of the intersections for the evening peak 22-hour (3:30 p.m. to 6:00 p.m.) period. If the esti- mated incremental traffic volume exceeded 1% of existing traffic volume, then an "I.C.U. (Intersection Capacity Utilization) Analysis" was made for that intersection per City of Newport Beach adopted procedure. The results of the "l% Analysis".and "I.C.U.. Analysis" are summarized im the following sections. 111 % ANALYSIS" The generated traffic volumes used in the 111% Analysis" were obtained by multiplying the total ingress and egress volumes for the 21,,-hour peak period (as shown in Table 1) and the percentage values shown in Figures 3, 4 and 5. Worksheets can be found'in Appendix A. The results of the 111% Analysis" are as follows: Intersection 1. MacArthur Boulevard & San Joaquin Hills Road 2. San Joaquin Hills Road & San Miguel Drive 3. Pacific Coast Highway & MacArthur Boulevard 4. MacArthur Boulevard & Ford Road 5. San Joaquin Hills Road & ' Jamboree Road 6. Pacific Coast Highway & Marguerite Avenue 7. MacArthur Boulevard & Jamboree Road . 8. San Joaquin Hills Road & Santa -Rosa Drive During P.M. 22-hour peak period, does project generated traffic exceed 1% existing volume? San Miguel Drive San Miguel Drive Extended Cul-de-Saced 0 No Yes Yes Yes No No No No No No No No No , No No No . ` 63 INTERSECTION CAPACITY UTILIZATION For the intersections at'which the projected future traffic volumes exceed l% of existing volumes, the "I.C.U. Analyses" were made. The calculations were carried out to the fourth decimal place as required by the City Planning Department. The results are summarized as follows: Intersection San Joaquin Hills Road & San Miguel Drive MacArthur Boulevard & San Joaquin Hills Road Future I.C.U. San Miguel Drive is: Existing C2)CuT-de- Mitigation I.C.U.' (')Extended Saced Required? 0.41 0.4068 0.4071 No 0.72 0.7200• 0.7267 No • I 61A SUMMARY OF FINDINGS Based upon the foregoing estimation of future traffic volumes and capacity analysis, it was found that noise of the critical intersections adjacent to the proposed development would be adversely impacted. Specifically, the project generated traffic volumes during the evening peak VI -hour period would exceed 1 percent of existing volumes at only two intersections; namely, San Joaquin Hills Road at San Miguel Drive and MacArthur Boulevard at San Joaquin Hills Road. However, the I.C.U. Analysis found that future intersection I.C.U. would be either the same or slightly higher, thus mitigation measures would not be warranted. The comparative analysis made for the two alternative plans for San Miguel Drive found that the incremental traffic loads generated by the proposed project would have negligible differential impact on the critical intersections in the area. The foremost reason is that the 21 dwelling unit project would generate a small increment of peak hour traffic volume. The estimated evening peak hour volume generation is only 42 vehicle trips. Therefore, the advantages and disadvantages of San Miguel Drive extension or cul-de-sating should be reviewed with respect to the possible usage by through traffic; namely, trips which have either origins and/or destinations outside the immediate area of the subject site. The future volume of traffic using San Miguel Drive extension will be dependent upon land developments in the Newport Center and in the areas easterly of MacArthur Boulevard. A review and discussion of future traffic volume projections and probable impact of San Miguel Drive exten- sion is, therefore, included in the following section of this report. 11 6AYWOOO APARTMENTS c X%X EX14TING CAXX) Jgyr� Dw11ry-rm^FFIf- WITH M3%j%"I0M OF ip•N M1CIVS16 DR. $6 6mIB FIGURE 6. PRELIMINARY tz)tim iun ur uniLl Irtnrri� vULurILJ 12 8c� APPENDIX A 1% ANALYSIS WORKSHEETS I.C.U. ANALYSIS WORKSHEETS r.• INTERSECTION PROJECT: r 1% Traffic Volume Analysis (1) Intersection JAMBOREE ROAD/MacARTHUR BLVD. (Existing Traffic Volumes based on Average Winter/Spring 1978) roach Existing Peak 2; Hour 2923 % of Existing Peak 23-2 Hour 29 Peak 2•k Hour ®Project Traffic is estimated to be less than 1% of Existing Peak 22 Hour Traffic Volume 0 Project Traffic is estimated to be greater than 1% of Existing Peak 21,1 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. (1) MacArthur Blvd. is assumed north and south JAMBOREE ROAD/MacARTHUR BLVD. FORM I INTERSECTION 1% Traffic Volume Analysis Intersection Gpast 8i4h. a.v tQ�yetme _ (Existing Traffic Volumes based on Ave age Winter/Spring 1978) Project Peak 2-� Hour Traffic Volu Approach Direction Existing Peak 22 Hour Traffic Volume 1% of Existing Peak 22 Hour Traffic Volume Northbound 613 6 8 Southbound 4302 Eastbound 3 estbound 2401 248 0 Project Traffic is estimated to be less than 1% of Existing Peak•2P2 Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Existing Peak 22 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. Coast Highway/Marguerite Avenue FORM I PROJECT: H^9-a0-fk- Pr ->MT +1QM1 (1) 5RK /%T$ueJ eX44-A" 1% Traffic Volume Analysis Intersection San Joaquin Hills Road/Santa Rosa -Big Canyon (Existing Traffic Volumes based on Average Winter/Spring 1978) Project Existing 1% of Existing pproach Peak 22 Hour Traffic Volume Peak 22 Hour Traffic Volume Peak 22 our Traffic Volu Direction orthbound 2200 22 Southbound 333 3 Eastbound 1545 15 g' ,Westbound._ 1461 15 ©Project Traffic is estimated to be less than 1% of Existing Peak 22 Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Existing ❑ Peak 22 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. INTERSECTION San Joaquin Hills Road/Santa Rosa -Big Canyon FORM I PROJECT: H�►R.B�R- POINT N��t q0 (,L) emu. Mr3we1 oy1.c}.a� TION 1% Traffic Volume Analysis Intersection San Joaquin Hills Road/Santa Rosa -Big Canyon umes (Existing Traffic Volbased on Average Winter/Spring 1978) Approach Direction Existing Peak 2; Hour Traffic Volume 1% of Existing Peak 2; Hour Traffic Volume Project Peak 2; Hour Traffic Volum Northbound 2200 22 outhbound 333 3 Eastbound 1545 15 8 estbound 1461 15 i Project Traffic is estimated to be less than 1% of Existing Peak 2; Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Existing , Peak 211 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. San Joaquin Hills Road/Santa Rosa -Big Canyon FORM I 0 IIERSECTI ON CD 50,4 MIGUE61_ DR.wE 1% Traffic Volume Analysis Intersection MacArthur Boulevard/San Joaquin Hills Road (Existing Traffic Volumes based on Average Winter/Spring 1916) Approach Direction Existing Peak 2k Hour Traffic Volume 1% of Existing Peak 2; Hour Traffic Volume Project Peak 22 Hour Traffic Volum Northbound 1484 15 S Southbound 3065 31 " Eastbound 3140 31 S Westbound 1451 15 ? 19i Project Traffic is estimated to be less than 1% of Existing Peak 22 Hour Traffic Volume ❑Project Traffic is estimated to be greater than 17 of Existing Peak 21� Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. MacArthur Boulevard/San Joaquin Hills Road FORM I 10JECT t 0 INTERSECTION C�)�►•N Mtir DR��E Exp—mm uc-J;- 1% Traffic Volume Analysis Intersection San Joaquin Hills Roads Drive (Existing Traffic Volumes based on Average Winter%spring 1978) Approach Direction Existing Peak 2, HoUr Traffic Volume 1% of Existing Peak 2z Hour Traffic Volume Project Peak 2z Hour Traffic Volunx Northbound 120 1 Southbound 684 7 Z Eastbound .2133 1 21 {7 Westbound 1196 1 12 3 Project Traffic is estimated to be less than 1% of Existing Peak 2; Hour Traffic Volume ©Project Traffic is estimated to be greater than 1% of Existing Peak 21-, Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. San Joaquin Hills Road/San Miguel Drive FORM I PROJECT : 0 (I) -, N MIGuE-L- INTERSECTION CAPACITY UTILIZATION ANALYSIS a x TM-N DS-1> Intersection San Joaquin Hills RdLSan Miguel Dr. (Existing Traffic Volumes Qa'sed on Average winter/Spring•1978) Move-- moat Lanes Capa- city Existinq Peak Hr Volurie Project Peak Hr Volume Existing Plus Project Peak Hr Volume Exist. V/C Ratio Project V/C Ratio NL — 1 1600 24 '%' <' ' y .02 PIT - 1 1600. 8 �� l''% .Ol* 'OOG�- NR 1 1600 10 i;-- .01 Sl. 1 1600 116 7 if'/9 .07* 0%Zc, , ST 2 3200 5 a ci • 00 .05 0-1F r1 _ SR 141 ."Z �!)'�7' EL 2 3200 446 0 '1'.4-r 00 .14* 13Q38 T 3 J 4800 -- 609 b I,qZ 694. 00_13 QZ v _ER WL 1 1600 43 I• 1�1- � 4-. +er .03 07-778 WT 3 4800 348 6Y - 00 .09* • oy WR 82 0 19r.00 Yellow Time .10 I° -- Existing Intersection Capacity Utilization I.C.U. 41 _Existin_g Plus 2roject Intersection Ca aci ty tilization (I.C.U. '�pa ICU.is sum critical movements, denoted by asterisk (*) Worthbound, S=Southbound, E=Eastbound, W=Westbound, T=Through, R=Right, L=left F r t t 13 Existing Plus Project Traffic I.C.U. will be less than or equal to 0.90 t vl Existing Plus Project Traffic I.C.U. will be less than or equal to 14�1 Existing Conditions I.C.U. Ll Existing Plus Project Traffic I.C,U, will be greater than 0.90 Existing Plus Project Traffic I.C.U. will be greater than existing �•-� I.C.U. that is currently greater than 0.90 Further analysis required to determine applicable mitigation measures NTFRSI_CTION San Joaquin Hills Rd/San Miguel Dr. 'ROJEC I : --------•—FORM II I a+. . F Y� �V INTERSECTION i •. ` PROJECT: 1% Traffic Volume Analysis Ct> 6j4mmlGur.L D#4VC-- A;;�c re=N Dc-sv a Intersection Cna� Hi�h_wav/Mer.Arlhu�8ut11ear¢ (Existing Traffic Vol�mes based on Average Winter/gyp a ng 1978) Project Peak 22 Hour Traffic Volu Approach Direction Existing- Peak 22 Hour Traffic Volume 1% of Existing Peak 22 Hour Traffic Volume Northbound -- - southbound 2258 238 Eastbound 3204 3 7 estbound—t— 3432 3 5 aProject Traffic is estimated to be less than 1% of Existing Peak 22 Hour Traffic Volume ❑Project Traffic is estimated to be greater than T% of Existing Peak 22 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. Coast Highway/MacArthur Boulevard FORM I I qr3 , 1% Traffic Volume Analysis Intersection Jamboree Road/San Joaaui� s Road (Existing Traffic Volumes based on Average Winter/Spring 197 8) Existing Peak 212 Hour 385 Peak 22 Hour 4 Peak 2; Hour Traffic Volum Project Traffic is estimated to be less than 1% of Existing X Peak 2; Hour Traffic Volume Project Traffic is estimated to be greater than 1� of Existing Peak 21, Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. ivTFRSFCTiON jamboree Road/San Joaquin Hills Road FORM I w )ROJECT: 1% Traffic Volume Analysis Intersection MacArthur Boulevard/Ford Road (Existing Traffic Volumes based on Average Winter/Spring 1978) Approach Direction Existing Peak 22 Hour Traffic Volume 1% of Existing Peak 22 Hour Traffic Volume Project Peak 22 Hour Traffic Volum Northbound 3657 37 1 3 Southbound 4032 40 1-7 1584 16 _ 0 [a-, 1007 10 © Project Traffic is estimated to be less than 1% of Existing Peak•22 Hour Traffic Volume ❑Project Traffic is estimated -to be greater than 1% of Existing Peak 2: Hour traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. ITERSECT ION MacArthur Boulevard/Ford Road 0 FORM I AOJECT: 9 INTERSECTION 1% Traffic Volume Analysis Intersection MacArthur Boulevard/San Joaquin Hills Road (Existing Traffic Volumes based on Average Winter/Spring 1978) sct 2 Hour UME Project Traffic is estimated to be less than 1% of Existing Peak 2z Hour Traffic Volume QProject Traffic is estimated to be greater than 1% of Existing Peak 212 Hour Traffic Volume. Intersection Capacity Utilization (I.C.U.) Analysis is required. MacArthur Boulevard/San Joaquin Hills Road FORM I PROJECT (2.);:O^W AIaUGt-.Dz. INTERSECTION CAPACITY UTILIZATION ANALYSIS Cur..^PC- •-.4AC(zp Intersection MacArthur Boulevard San Joaquin Hills Road (Existing Traffic Volumes Basea on Average Winter Spring 197f3) Move- ment Lanes Capa- city Existing Peak Hr Volume Project Peak Hr Volume Existing Plus Project Peak Hr Volume Exist. V/C Ratio Project V/C Ratio NL NT 1 2 1600 3200 63 361 i% .04 .15* •O NR SL 2 3200 129 412 10 134 G} 22 .13* '1;;19 ST 2 3200 746 D f -7q'6a .23 • .. SR N.S. - 250- EL 2 3200 772 7 711 .24* 1 ET 3 4800 648 lc 654 .15 • 15 ER 80 k 0 WL 1 1600 70 %4 .04 •o WT 3 4800 285 _ z8`I 10* 'An' WR 178 _� Yellow Time .10 •I0 Existing Intersection Capacity Utilization (I.C.U.) 1 .72 istin Plus Project Intersection Capacity Utilization I.C.U.�'�U is sum critical movements, denoted by asterisk (*) Northbound, S=Southbound, E=Eastbound, W=Westbo6nd, T=Through, R=Right;left r rVI Lp Existing Plus Project Traffic I.C.U. will be less than or equal to 0.90 Existina Plus Project Traffic I.C.U. will be less than or equal to Existing Conditions I.C.U. E] Existing Plus Project Traffic I.C.U. will be greater than 0.90 INTERSECTION Existing Plus Project Traffic I.C.U. will be greater than existing I.C.U. that is currently greater than 0.90 Further analysis required'to determine applicable mitigation measures MacArthur Boulevard/San Joaquin Hills Road II PROJECT: INTERSECTION 1% Traffic Volume Analysis Intersection•San Joaouin Hills Road an Mc0� Drive (Existing Traffic Volumes based on Average Winter/Spring 1978) 1% of Existing Peak 22 Hour Traffic Volume Project Peak 22 Hour Traffic Volume Approach Direction Existing Peak 22 Hour Traffic Volume Northbound 120 1 Southbound 684 7 2 2133 21Eastbound A i ondestb 196 12 Project Traffic is estimated to be less than 1% of Existing Peak 22 Hour Traffic Volume y` Project Traffic is estimated to be greater than 1% of Existing Peak 22 Hour Traffic Volume.- Intersection Capacity Utilization (I.C.U.) Analysis is required. San Joaquin Hills Road/San Miguel Drive rQRM I PROJECT: INiERSECTION CAPACITY OTILIZATION ANALYSIS cuc "DS-9AcEp Intersection San Joaquin Hills ROJ an Miguel Dr. (Existing Traffic Volumes t3ased 1978) More- ment Lanet Capa- city Existing Peak Hr Volume °roject Peak Hr Volume Existing Plus Project Peak Hr Volume Exist. V/C Ratio Project V/C Ratio NL 1 1600 24 Oz_ ' NT 1 1600 8 ( ( •Ol* `APO% NR_ 1 1600 10 Z 2 .01 01 SL 1 1600 116 (J 1 1 to .07* . o s ST 2 3200 5 i. 05 • 0 7 SR - 141 0 14r EL 2 3200 G k�� 14* 01 ET ER J 4800 _446 609 D (�� 1 .13 I ZI Z� _ ' WL 1 1600 _ 43 3 4(0 .03 • 03 WT 3 WR 11 Yellow Time 4800 _ 348 82 ' 3a3 K;: .09* •v8 6 .10 �O Existing Intersection Capacity Utilization (I.C.U.) 41 Exist, nc pi L Projech Intersection Capacity onSCU. UtilizatiI.. 'Aopt ICU it sum critical movements, denoted by asterisk (*) N=Northbound, S=Southbound, E=Eastbound, W=Westbound, T=Through, L=Left — R=Right, 11 Existing Plus Project Traffic I.C.U. will be less than or equal to 0.90 F.,;� Existing Plus "roject Traffic I.C.U. will be less than or equal to Existing Conditions I.C.U. n Existing Plus Project Traffi; I.C.U. will be greater than 0.90 Existing Plus Project Traffic ...C.U. will be greater than existing I.C.U. that is currently greater than 0.90 F..] Further analysis required to determine applicable mitigation measures INTERSECTION San Joaquin Hills Rd/San Miguel Dr. II PROJECT I .3 % L lam' = ; tot INTERSECTION PROJECT: 1% Traffic Volume Analysis Intersectionrn�et Hi"hda (F.xisting Traffic Volumes based on Average Winter pring 1978 Project Traffic is estimated to be less than 1% of Existing Peak 2i Hour Traffic Volume Project Traffic is estimated to be greater than 1% of Existing 10 Peak 2z Hour Traffic Volume. Intersection Capacity Utilization (I.C.ii.) Analysis is required. Coast Highway/MacArthur Boulevard FORM I TRAFFIC 114PACT ANALYSIS ADDENDUM HARBOR POINT HOMES SAN MIUCEFL TRIANGLE NEWPORT BEACH, CALIFORNIA JANUAR. Z 10, 1979 REVISED FEBRUARY 12, 1979 PREPARED BY hfOHLE, PERRY & ASSOCIATES 2565 East Chapman Avenue, Suite 124 Fullerton, California 92631 ADDENDUM - SAN MIGUEL DRIVE EXTENSION INTRODUCTION The purpose of this report is to provide a discussion of the traffic impacts and advantages of extending San Miguel Drive to Newport Center. The most recently amended Master Plan -of Streets and Highways for the C1-Ly of Newport Beach calls for the extension of San Miguel Drive from Newport Center to Bonita Canyon Road. San Miguel Drive is designated as a Primary Road which would have a four -lane divided roadway. The alignment of San hiiguel Drive is generally parallel to MacArthur Boulevard. It is anticipated that its primary function would be to provide a direct access route to Newport Center from the residential area situated northerly of San Joaquin Hills Road and easterly of MacArthur Boulevard, and thus provide some relief for MacArthur Boulevard which is projected to carry 47,000 vehicles per day in 1995. TRAFFIC IMPACT OF iiARBOR POINT HOMES The impact of the Harbor Point Homes development on critical intersec- tions in the area was earlier found to be insignificant regardless of plans to either extend or cul-de-sac San Miguel Drive. However, the extension of San Miguel Drive to Avocado Avenue as is shown in the Master Plan Circula- tion Element would cause a rerouting of traffic patterns in the area. Specifically, it would be used by some motorists as an alternate access route to Newport Center from areas easterly of MacArthur Boulevard. Diver- sion of traffic frcm San Joaquin Hills Road would occur. FUTURE TRAFFIC The extension of San Miguel Drive is expected to induce through traffic to and From Newport Center and the areas northerly of the Harbor Point Homes. The Newport Centel has an existing floor area of 2.25 million square feet of medical and offsce use, and 1.19 million square feet of commercial use. The City Council on December 20, 1978, reduced the permitted development of Newport Center, allowing for an additional 1.49 million square feet of A.1 office and medical use and 0.58 million square feet of commercial use. This represents a 37.6 percent future increase of building area in Newport Center. Tf San Miguel Drive extension operates as a one-way eastbound route, the projected 1995 p.m. peak hour volume is 2,530 vehicles westerly of MacArthur Boulevard. The projected p.m. peak hour volume is 3,290 if two- way. Easterly of MacArthur Boulevard, the p.m. peak hour volume would increase from the -existing 92 vehicles per hour to 1,020 vehicles -per hour by 1995. The p.m. peak hour volumes are approximately 9 percent to 12 percent of 24-hour-traffic volumes. CONCEPTUAL CIRCULATION PLANS In anticipation of a -significant future increase in traffic volumes to be generated by the Newport Center development, several alternative conceptual plans for streets and highways have been proposed. One of the alternatives shows the extension of San Miguel Drive to Newport Center and Avocado Avenue and MacArthur Boulevard as a one-way couplet southerly of San Joaquin Hills Road. The projected 1995 traffic volumes for this alter- native are presented in Figure 1. A refined traffic volume projection would become available when the computer modeling task is completed by Herman Kimmel & Associates. Other conceptual alternatives are shown in Figures 2 and 3. FUTURE TRAFFIC IMPACT If the extension of San Miguel Drive between Avocado Avenue and MacArthur Boulevard is not constructed, the most severely impacted inter- section would be San Joaquin Hills Road and MacArthur Boulevard, primarily because of its geographical proximity and the important function of both intersecting streets serving as primary access routes to Newport Center. The existing I.C.U.,at this intersection is 0.72 during the evening peak hour. By 1995, owing to higher traffic volumes, the T.C.U. is projected to be 0.99 according to an estimate based upon preliminary traffic volume projections. If San Miguel Drive extension is constructed, the 1995 1.C.U. dt•that intersection would be between 0.86 and 0.95 instead, A-2 r IA I` o Tys oo)n bo Nf � �Qs HARBOR poIRT Hywns molt �w pol WWooD APARTMEM" ;off 1y ypn 1 �n Kook r�� pours Clb1 (sq ane) of '1 qo A� \moo Xxx EFx1lTIo44 TAt^FFia (XXXllf-7 5 b^tt-y Ttsn.FFlc WITH faix'MAISION of ,5,"-ti1 MICyUL%. OIL. FIGURE I. PRELIMINARY ESTIMATION OF DAILY TRAFFIC VOLUMES 0 3 ItA fHG! G 8 FIGURE 2. CIRCULATION CONCEPTS Mac ARTHUR --AVOCADO —SAKI JOAQUIN HILLS C FIGURE 3. CIRCULATION CONCEPTS Mac ARTHUR—AVOCADO —SAKI JQAQUIN HILLS C tou suggesting a satisfactory level of service. The projections were based on traffic volume forecasts made by Crommelin-Pringle and Associates, Inc., in the report entitled "Newport Center Study, Phase II." The extension•of San Miguel Drive would necessitate the installation of a traffic signal at its intersection with MacArthur Boulevard. COMPATIBILITY WITH MASTER PLAN The extension -of San Miguel Drive from San Joaquin Hills Road to Newport Center Drive is an integral element of the adopted Master Plan of Streets and Highways as published by Community Development Department, dated December, 1973. The plan shows this extension as a four -lane divided road. AREAWIDE TRAFFIC SERVICE San Miguel Drive will, function in the future as an alternate route for San Joaquin Hills Road in serving Newport Center for traffic originating northeasterly of Newport Center for destination•in Newport Beach. RELATIONSHIP OF COMPUTER TRAFFIC ESTIMATION MODEL Based on discussions with the City Traffic Engineer on January 10, 1979, the results of estimated future traffic volumes from the Citywide Traffic Model will be available on or about January 17, 1979. When this very impor- tant information is available the specific estimated future volumes on San Miguel Drive will be quantified based on an overall review of areawide land development. Estimation of future San Miguel Drive volumes without the benefit of this model are speculative. Regardless of the specific results of the traffic model it is concluded that San Miguel Drive must be developed in accordance with the Master Plan to insure an acceptable level of service on the arterial street system in the area. REVIEW OF REVISED NEWPORT CENTER PLAN A review of the latest reports prepared for the City by Weston Pringle and Associates concerning the effect that the revised allowable building A-6 areas, as approved by the Council on December 30, 1978, for Newport Center, will have on I.C.U.'s at the critical intersections in the area is pertinent to this discussion. This report assumes that San Miguel Drive will be constructed in accordance with the Master Plan and as shown on all of the eight alternatives for the section of the December 15, 1978, Community Development staff report concerned with Circulation Concepts -- MacArthur - Avocado -San -Joaquin HtTls. The Pringle report indicates, for instance, that the p.m. I.C.U. for the intersection of MacArthur and San Joaquin Hills Road for Alternative C-4 of the staff report is 0.90 which is at the critical level. The Pringle report also shows an I.C.U. of 0.92 for this same intersection for Alterna- tive C-5. Without the extension of San Miguel Drive these I.C.U.`s would be beyond an accepta)le level in the year 1995. CONCLUSION The completion of San Miguel Drive extension would provide faster and more direct and convenient access to Newport Center from the residential areas situated adjacent to San Miguel Drive and northerly of San Joaquin Hills Road. It would actually function as a bypass to San Joaquin Hills Road for access t^ Newport Center by.local residents. A traffic signal would be required at the intersection with MacArthur Boulevard. Regardless of alternative conceptual plans for streets in the area, the extension of Sz.n Miguel Drive is a needed bypass to San Joaquin Hills Road for direct access to Newport Center. If the proposed San Miguel extension is not constructed by the year 1995; the intersection of San Joaquin Hills Road and MacArthur 1oulevard would be severely impacted_ The. estimated I.C.U. (Intersection Capacity Utilization) would reach 0.90 or higher, suggesting undue peak hour congestion and.delay. Therefore, San Miguel Drive extension, -in accordance with the Master plan, is an essential element in the overall circulation system for this area of the City. A-7' IVU APPENDIX D AIR QUALITY ASSESSMENT TARRY SEEMAN ASSOCIATES of LARRY SEEMAN ASSOCIATES HARBOR POINT AIR QUALITY IMPACT EVALUATION NEWPORT BEACH, CALIFORNIA PREPARED BY HANS D. GIROUX CONSULTING ASSOCIATE LARRY SEEMAN ASSOCIATES, INC. 500 NEWPORT CENTER DRIVE, SUITE 525 NEWPORT BEACH, CALIFORNIA 92660 PHONE (714) 640-6363 JANUARY 23, 1979 ` 117 LARRY SEEMAN ASSOCIATES INTRODUCTION This report presents an air quality impact analysis for construc- tion and occupancy of 20 single-family dwellings on a triangular section of land known as the Harbor Point area, near the intersection of MacArthur Boulevard and San Joaquin Hills Road in the City of Newport Beach. Since air quality impact from directly proportional to the numbe the proposed Harbor Point Homes on greater air quality concern is the Boulevard that may degrade ambient This report analyzes the impact of as well as predicting the effects adjacent project residents. METEOROLOGY/CLIMATOLOGY residential developments is usually r of dwelling units, the impact of ambient air quality is small, Of emissions from traffic on MacArthur air quality for project residents. the project on ambient air quality of existing and future traffic on The climate of Newport Beach, as with all of Southern California, is controlled by the position and strength of the subtropical high- pressure center over the Pacific Ocean. It controls the position of the mid -latitude storm track, drives the predominant land/sea breeze circu- lati.on, and creates the temperature inversions that lead to degraded regional air quality. A thin layer of cool marine air in the warm, sinking air mass of the high-pressure cell moderates temperatures, maintains a comfortable relative humidity, and keeps the area from becoming more and as is typical of more inland areas. The average annual temperature of 61OF is dominated by the oceanic marine air influence with only 14 degrees temperature difference between the coldest month (January - 540F) and the warmest month (August - 680F). Temperatures in most years do not exceed 1000F or drop below freezing. Winds around Newport Beach, which control both the initial rate of dilution from pollutant sources and the ultimate regional (redistribution), are usually favorable in maintaining excellent air quality in Southern California coastal environs. Figure 1 shows that two dominant wind regimes, one parallel to the coastline from the SE-S and a second onshore component perpendicular to the coast from the SW-W, bring clean ocean air into Newport Beach and carry away any locally generated pollutants. The average windspeed of 6.1 mph usually prevents any stagnation of pol- lutants. Winds become tight at night and may blow offshore in bringing air from more polluted inland areas toward the coast, but the sea breeze usually sets in early every day and again carries these emissions inland. k13, FIGURE 1 IRVINE COASTAL AREA WIND 2 DIRECTI N REQUENCY NEAR THE NORTHWEST SIDE OF THE DEVELOPMENT AREA -- IARRY SEEMAN ASSOCIATES LOCATION: NEWPORT BEACH (1900 Bayside Drive) August 1954 to December 1974 N W ME, So LARRY SEEMAN ASSOCIATES Although the onshore component weakens inland and allows for downwind pollution buildup, the ocean breezes keep Newport Beach extremely "clean. In addition to weaker winds inland, two types of temperature inver- sions form in Southern California that contribute to any potential air quality problems. When the warm sinking air in the offshore high-pres- sure center is U dercut by a shallow layer of marine air, a marine/ subsidence inversion is formed. These inversions are strongest and most persistent in summer when they cause basinwide ozone problems at all inland locations. A second inversion forms when air near the ground is cooled by contact with the cold ground on clear, calm nights. These r&diation inversions lead to localized pollution "hot spots" near low- level sources such as freeways or parking facilities. When combined with very light offshore winds during cool winter evenings radiation inver- sions can lead to somewhat degraded air quality in Newport Beach as vehicular emissions from populated areas of Orange County are carried toward the ocean without any appreciable dispersion.. AIR QUALITY Ambient Air Quality Standards (AAQS). In assessing the air quality impact of a proposed development, that impact, together with the existing baseline air quality levels, must be -related to the applicable•AAQS. These standards, an outgrowth of the Clean Air Act Amendments of 1970, were established to protect the public health (primary standards) and the public welfare (secondary standards) from any known or potential adverse effects of air, pollutants. • The Environmental Protection Agency (EPA) promulgated standards for six pollutant species with individual states retaining the option to establish their own standards as long as the most stringent standard for any pollutant over any averaging time was enforced. Since California had standards already in existence before the Federal action, and has certain unique quality problems introduced by the extremely high inversion frequency, some diversity between Federal and State standards exists. Table A summarizes AAQS currently applic- able in California. Pollutant Emissions Inventory. In gauging the impact of a proposed development, it is instructive to compare project related emissions with existing and future regional emission levels. Since it is usually implicitly assumed that downwind regional air quality is proportional to upwind pollutant source strength, a comparison of the relative increase due to the project yields a general estimate of the corresponding ambient air quality impact. TABLE A AMBIENT AIR QUALITY STANDARDS APPLICABLE IN CALIFDRNIA LARRY SEEMAN ASSOCIATES California Standards Federal Standards Pollutant Averaging Time Concentration Primary Secondary Plrglochernical 1 Hour 0.10ppm 1G0 ug/m3 8anw ns Primary Oxidants (Measured as Ozone) (200 ug!m3) (0.08 ppm) Stiml Carina Monoxide 12 Hours 10 ppm (11 nsg/m3) ... Same as ' Primary 8 Hours - 10 mg/ns3 (9 ppm) Standard 1 Hour 40 ppm 40 trill (46 rng/m3) (35 pill Nitrogen Dioxide Annual Average ... 100 u9/m3 (0,05 ppm) Same as Primary Standard t Hour 0.25 ppm -., ... Sulfur Dioxide Annual Average ._. 80 ug/m3._ (0.03 Pam) 24 Hours .05 ppm in comb. w/ 365 ug/m3- .10 ppm Ox or (0.14 ppm) 100 ug/m3 TSP _ 1300ug/m3 3 Hours, - "' (0.5 ppm) 1 Hour 0.5 ppm .- (1310ug/m3) , s Suspal Particulate Annual Gco• 60 ug/ns3 75 ug/m3 I 60 uglm3 Matter metric Mean , 24 1 lours _ 100 ug!m3 j 200 ug/m3 150 fig/0 Least (Pvrticulate) 30•Day 1.5ug/m3 ,.. ... Average Hydrogen Sulfide 1 Hour 0.03 ppm ... ... (42ug.!m3) Hydrocarbons (Corrected for M: thane) 3 Hours (6-9 a m.) _ -- • _ 160 ug/m3 (0.2a ppm) _ Some as Primary _ Standard r Ethylene 8 Hour 0.1 ppm 1 Hour 0.5 ppm ... Visibility -Reducing 1 observation Its sufficient - Particles amount to reduce the prevailing visibility to 10 ••. •^ ' miles when the ' - rel.tive tumidity is less than 70% Sulfate (particulates) 24 Hours 25p9/m3 ppm - Parts Per million palm - Parts per ten million pphm - Parts per hundred million ughn3 • Micrograms Per cubic meter (J Ilt, 5 LARRY SEEMAN ASSOCIATES Table B shows that Orange County emissions are almost completely dominated by vehicular sources. Except for sulfur dioxide, module sources comprise over half of the County pollutant burden with over 99 percent of the CO, 83 percent of the NOx, 67 percent of the reactive hydro- carbons, and 52 percent of the )articulates related to vehicular operation. Any furture reductions in County pollutants, and by inference down- wind air quality, therefore rests with improving vehicluar emission characteristics. future automobile emission levels for carbon monoxide will drop sharply such that CO levels should decrease in most areas of the'County. Continued County growth, however, rill offset slower reduc- tions in vehicular NOx and RHC which will cause those pollutant levels to remain relatively constant in the next few decades. The current draft Air Quality Management Plan (AQMP) for achieving all AAQS, as required by law in the Clean Air Act Amendments of 1977, concentrates heavily on stationary source controls for pollutant reduction. Since automobile emission control is beyond the authority of local agencies improvement of Orange County air quality is dependent on stationary source air quality control in upwind areas of Los Angeles County. There is little possiblity of additional residential development such as the proposed project of generating any significant air pollutant miti- gation because of this inability to control transportation -related pollutants short of land use plans to completely prohibit future growth. Unless the air quality management process develops additional tactics that can further reduce transportation_'related pollutants, the attainment of AAQS by the mandated 1987 deadline may be difficult to achieve. Newport Beach nvmptoring No long-term air quality measure- ments havebeen madroject site. The nearest Air Quality Management ing stations are at Costa Mesa (near Harbor Boulevard on Fairview State Hospital grounds) and in Laguna Beach (several blocks from Pacific Coast Highway). Although neither station is necessarily identical to the local ambient air quality cond- itions near MacArthur Boulevard and San Joaquin Hills Road, they are both representative of the general regional conditions found near Newport Beach. Table C, a three-year summary of available data, indicates that AAQS for all pollutant species except sulfur dioxide may sometimes be exceeded in the area. Laguna Beach air quality is somewhat better than in Costa Mesa because of a lower traffic density further south along the coast, but still not completely immune from degraded air quality. Given the location of the project site somewhat intermediate between the Laguna Beach and Costa Mesa locations, one would expect similarly intermed- iate air quality levels. Although air quality near the project site is among the "cleanest" in the County; it may on occasion experience TABLE B 6 1975-76 ORANGE COUNTY EMISSIONS INVENTORY AVERAGE SUMMER Wt:trUAY) TARRY SEEMAN ASSOCIATES Stationary un-Koaa uTT-Kona Pollutant Species Man -Made Natural Mobile Vehicles Total Total hydrocarbons (THC) 91.7 250.2 187.1 17.7 646.7 Reactive hydrocarbons (RHC) 69.3 24.6 170.8. 16.2 280.9 Carbon monoxide (CO) 9.1 - 1451.5 99.5, 1560.1 Oxides of nitrogen (NOx) 32.7 - 135.5 24.3 192.5 Sulfur dioxide (S02) 22.8 - 7.1 6.2 36.1 Total particulates 20.7 - 18.3 4.5 43.5 tie TABLE C 7 AIR QUALITY SUMMARY - NEWPORT BEACH_ AREA TARRY SEEMAN ASSOCIATES Costa Mesa Laguna Beach 1975 1976 1977 1975 1976 1977 Oxidant 19 days 17 days 38 days - - - .08 ppm - 1 hr. 0.18 ppm 0.16 ppm 0.18 ppm - - - Oxidant 11 days 10 days 31 days - - - .10 ppm - 1 hr. 0.18 ppm 0.15 ppm 0.18 ppm - - Nitrogen Dioxide 3 days 8 days 0 days 2 days - - .25 ppm - 1 hr. 0.35 ppm 0.34 oam 0.23 ppm 0.35 ppm - - Carbon Monoxide 0 days 0 �ays 0 days 0 days 0 days 0 days 35 ppm - 7 hr. 31 ppm 27 ppm 18 ppm 16 ppm 20 ppm 13 ppm Carbon Monoxide 40 days 57 days 20 days 4 days 4 days 0 days 9 ppm _ 8 hrs. 23 ppm - - 10 ppm — - Carbon Monoxide 31 days 24 days 5 days 2 days 0 days 0 days 10 ppm - 12 hrs. 20 ppm - - 70 ppm - ^ Sulfur Dioxide - not - 1, 3, 24, annual - exceed - - ' - Total Suspended Part. 37% 28% 21% 15% 27% 10 yjg/m3-24 hrs. 177 Ng/m3 - 202 Ng/m3 164 Yg/m3 - 159 ,ug/m3 Total Suspendeu Part. 60 ug/m3-ACM 74 Ng/m3 73 Pg/m3 - 73 i'g/m3 74 pg/m3 - - Data not observed or reported in relevant summaries .© TARRY SEEMAN ASSOCIATES oxidant and particulate levels of almost twice the standard, NO2 and CO levels very close to the standards, and S02 well below standards. Based on current air pollution contols, the exceedances of the oxidant and particulate standards will continue well into the future. If the AQMP tactics are adopted and successful, then oxidant levels are forecast to drop to below standards while particulates, partly due to natural sources, will continue at their present levels. AIR QUALITY IMPACT OF THE PROPOSED HARBOR POINT DEVELOPMENT Because Harbor Point involves only 20 single-family homes, the impact will be extremely small compared to the impact from hundreds of thousands of Orange County residential, commercial, industrial, institutional, rec- reational, and agricultural facilities. Of greater concern is the impact of existing roadway traffic on residents of these homes because of the promimity of MacArthur Boulevard and San Miguel Drive to these homes. With an existing traffic volume of 20,000 vehicles per day passing the project site that may ultim- ately reach 50,000 per day, the microscale diffusion of automobile emissions toward these houses is a concern for project development. Air quality impact from the project will result from fugitive dust generated during construction, from vehicular exhaust from project - related traffic, and from power plant emissions to generate electricity for Harbor Point -eesidents. Although each of these impacts is indeed small, it constitutes an incremental degradation of air quality that, when combined with countless similar County sources, leads to the characteristic regional air quality problems of Southern California. Constr•:ction Impacts. Fugitive dust sufficiently small to be en- trained into the local airstream and carried downwind will be generated during site clearing, grading, and vehicular travel on unpaved portions of the site during construction. Much of this dust will settle back down near the site and may cause a temporary nuisance at adjacent properties such as Roger's Gardens as it settles out on plant foliage or parked cars. EPA suggests an emission factor of 1.2 tons/acre/month of construction activity. Regular watering in accordance with AQMD Rule 403 (Fugitive Dust) can reduce the uncontrolled dust levels by 50 percent. The fugitive dust venerated by the project, based on average project lengths of 6 months for residential lots and 11 months for street construction, is calculated as follows' R] TARRY SEEMAN ASSOCIATES Public Streets 3.67 a 'x it mos x 0.6 tns/a/mos = 24.22 tns Private Streets 2.22 a x 11 mos x 0.6 the/a/mos = 14.65 tns Lots 1-20 5.83 a x 6 mos x 0.6 tns/a/mos = 20.99 tns Undeveloped 1.25 a x - - - Total 12.97 acres 59.86 tons Of the 60 tons generated during project construction, a portion will again settle within the project area, some will settle on nearby downwind loca- t:ons such as Roger's Gardens and the Baywood apartment complex, and the smallest dust particles will be dispersed in the regional airstream through- out Southern California. Mobile Source Impacts. The project itself will generate 240 average daily trips DT at an average trip length (ATL) of about 10 miles. The daily vehicle miles traveled (VMT) is thus about 2,400 miles. By applying the automobile emission factors based on the current -automotive emission compliance schedules, the total project pollutant burden is shown in Table-D. Calculations in Table D are structured to show the contri- bution from "VMT-related" emissions from actual driving and from "ADT- related" emissions from starting a vehicle after sitting for a time, from idling emissions, from breathing losses after the engine stops, etc., although the relative impact of Harbor Point is exceedingly small, In order to predict the level of carbon monoxide exposure for Harbor Point residents, the Caltrans line source dispersion model called CALINE 2 was merged with the emission factor generation computer model EMFAC5 under worst -case traffic and meteorological conditions, Vehicle speed assumptions for traffic slowing as it approaches the MacArthur/San Joaqui.n Hills intersection and eventually the MacArthur/San Miguel -intersection during rush hour were also incorporated to yield a conservative (high) predicted exposure level. Calculations were performed near Lot 20 with a 20-foot elevation difference between the home and the roadway and near Lot 3 where the elevation difference is 35 -feet. The results in Table E indicate that CO concentrations of 12-15 ppm will ultimately occur at lots closest and lowest with respect to MacArthur, and that hourly concentrations near the proposed San Miguel Drive inter- section will range from 4 to 6 ppm. These values compare to the Federal AAQS of 35 ppm. Since neither the rush-hour traffic nor the restrictive meteorological conditions of Pasquill "F" stability class -and 2-mph wind parallel to MacArthur will last over 8-12 hours. The longer -term CO standard will similarly not be threatened by MacArthur traffic alone. TABLE D 10 HARBOR POINT HOMES PROJECT -RELATED AIR POLLOTANT Et4ISSIONS LARRY SEEMAN ASSOCIATES Pollutant Species (VMT-related) (ADT-related) Total Percent of tons/year tons/year (tons/year) Basin Emissionsl 1980 Project Completion Hydrocarbcr:s Carbon Monoxide Oxides•of Nitrogen 1985 Project Completion Hydrocarbons Carbon Monoxide Oxides of Nitrogen 2.17 1.72 3.89 0.0007% 19.07 11.42 30.49 010011% 3.14 1 3.14 O.0QO6% 1.21 0.84 2,05 0.0004% 12,08 7,79 19,87 0.000700 2.31 2.31 0.0004% lEmissions in the South Coast AQMD - Los Angeles Times, June 25, 1978 9 11 TARRY SEEMAN ASSOCIATES If regional background CO levels become.appreciably higher.in the Newport Beach area, then the proximity of the roadway to the houses could be a decided influence on microscale air quality, but the proximity of Lots 3-6 and Lot 20 to MacArthur alone will not create adverse air quality at those sites. While MacArthur traffic alone will not significantly degrade air quality at lots adjacent to the roadway, the purpose of the Harbor Point impact analysis was also to differentiate between the extension of San Miguel Drive to MacArthur Boulevard or the alternative cul-de-sac design on San Miguel Drive. The traffic analysis had indicated that by 1995 an additional 1,020 cars per hour might use San Miguel Drive if the street were extended. The impact of those vehicles, many of which might be queuing at the traffic signal, needs to be superimposed on the worst - case analysis presented in Table E in order to examine the difference between the two roadway alignment alternatives. The maximum (worst -case) impact from a given roadway results from winds parallel to the road, thus allowing for localized pollution buildup. In the case of the San Miguel Drive/MacArthur Boulevard intersection, winds parallel to MacArthur with its higher traffic volumes generally result in highest ambient CO concentrations. When winds are parallel to MacArthur Boulevard, however, the air quality effects of San Miguel Drive traffic are minimized. If one isolates the greatest San Miguel Drive contri- bution to air quality degradation by winds parallel to the new roadway extension, the impact of MacArthur Boulevard is correspondingly mini- mized. Results from CALINE 2 for combined MacArthur/San Miguel traffic are shown in Table F. With winds perpendicular to MacArthur, the through traffic increases CO concentrations by 2.16 ppm, but since the MacArthur contribution is small, the corner lot.is calculated to experience a CO concentration of 3.21 ppm, or less than 10 percent of -the hourly stand- ard. With maximum MacArthur impact, the San Miguel traffic raises CO levels along the street by only 0.26 ppm such that the corner lot CO level goes from 5.47 ppm to 5.73 ppm, again well below the 35 ppm hourly standard. Both sets of calculations show that the San Miguel extension would not adversely affect air quality adjacent to the new roadway segment. In fact, given the fact that the San Miguel connection tends to improve traffic flow throughout the Newport Center area, the reduction in overall pollutant levels represents a potential air quality improvement rather than an adverse air quality impact. Stationary Source Impacts. Generation of electricity, combustion of natural gas for cooking, heating, and hot water, and wood -burning fireplaces TABLE E 12 WORST -CASE CARBON MONIXIDE CONCENTRATION EXPOSURES TO HARBOR POI'NT FIOMES RESIDENTS LARRY SEWAN ASSOCIATES Carbon Monoxide Concentrations (ppm Near Lot 20 Near Lot 3 (midway between (near intersection San Joaquin Hills Rd. of San Miguel Dr. and San Miguel Dr.) and MacArthur Blvd.) 1978 1995 1978 1995 Distance from Roadway (feet) 0 17.4 25.5 8.3 12.7 25 14.8 21.7 7.1 10.8 50 13.0 19.1 6.2 9.5 75 11.1 Lot #6 16.3 5.3 8.1 100 Lot #20 13_8_ 4.5 6.9 125 _9.4_ 7.8 11.5 3.7 Lot #4 ^5 7- 150 6.3 9.2 3.0 Lot #3 4.6 200 3.6 5.4 1.7 2,7 300 1.2 1.8 0.6 0.9 400 0.2 0.3 0.1 0.1 800 0.0 0.0 0.0 0.0 TABLE F T3 CO CONCENTRATION INCREASE AT LGTTADJ.ACENT TO THE PROPOSED SAN MIGUEL DRIVE EXTENSION LARRY SEEMAN ASSOCIATES CO Concentrations (ppm) _an San Increase due Lot Number Miguel Miguel to through Through cul-de-sac traffic Winds Paral.leL to D1acArthur #3 5.73 5.47 #2 2.55 2.29 #1 1.28 1.02 Winds Parallel to San Miguel #3 3.21 1.05 #2 3.11 0.95 #1 3.07 0.91 +0.26 ppm +2.16 ppm 14 TARRY SEEMAN ASSOCIATES may create minor additional amounts of pollutants. Based on energy con- sumption factors of 15,000 kwh of electricity, 120,000 cu. ft. of natural gas, and 0.5 cord of firewood, the resulting emissions are shown in Table G using "standard" fuel combustion emission factors. The total emissions of less than 3 tons of pollutants compares to the 25-30 tons that project - related traffic will generate. With such small emissions, any ambient air quality impact will also be minimal. MITIGATION With only nominal air pollutant emissions, little potential for mitigation is available. The project itself offers several benefits over other locations in terms of minimizing air quality impact. These include: 1.) proximity to Fashion Island and Harbor View Hills shopping facilities, 2.) proximity to Newport Center for employment oppor- tunities, 3.) proximity to schools for minimizing school -related trip lengths, 4.) proximity to public transportation routes of transit services, 5.) proximity to the ocean to provide a steady influx of relatively clean, unpolluted air. While any further incremental degradation of regional air quality is obvi- ously an adverse impact, the development of Harbor Point represents less of an impact than many other potential residential development sites in Orange County. TABLE G 15 STATIONARY SOURCE EMISSIONS FROM HARBOR POINT HOMES TARRY SEEMAN ASSOCIATES Electrical Natural Gas Fireplace Total Generation Combustion Emissions Emissions Total Suspended Particulates 0.103 0.012 0.198 0.313 Sulfur Dioxide 0.552 0.001 neg. 0.553 Carbon Monoxide 0.125 0.024 1.188 7.337 Total Hydrocarbons neg. neg. 0.050 0.050 Oxides of Nitrogen 0.369 0.120 0.010 0.499 111 LARRY SEEMAN ASSOCIATES 1'a,T WPORT—MESA Unified School District post office box 1368 o uenrport beach, california 92663 • (714) .5.56.3200 JOHN W. NICOLL, Superintendent January 22, 1979 Bert Ashland Project Director Larry'Seeman Associates 500 Newport Center Drive, Suite 525 Newport Beach, CA 92660 Subject: Tract No. 10625 As per phone conversation with Carole Bailey, the following is information you requested. Tentative Tract 10625, located behind Rogers' Gardens in the southeast corner of the intersection of MacArthur and San Joaquin Hills Road, lies within the Harbor View Elementary, Lincoln Middle and Corona del Mar schools attendance areas. Transportation is provided for pupils residing one mile or more from elementary school grades k-3; one and one-fourth miles from elementary school grades 4-6; one and one-half miles or more from middle/junior high school grades 6-8 and no district transportation is provided for grades 9-12. Where transportation is provided, it is at district expense. ax�J l mond R. Schnierer iness Manager RRS:sm S �*F "•pvRr lZ9 0 � ) 1,0 % P NEWPOR r BEACH FIRM. DEPARTMENT 475 32nd Street • Newport Beach, California 92663 (714) 644-3603 LEO H. LOVE Fire Chic f January 19, 1979 Burt Ashland Project Director Larry Seeman Associates 500 Newport Center Dr., Suite 525 Newport Beach Cal. 92660 re: Tentative Tract 10625 The present facilities serving this location are Station 5, 410 Marigold, Corona Del Mar and Station 3, 868 Santa Barbara Dr. Newport Center. These stations service your area with 2 Engines, 1 Ladder Truck, 1 Paramedic Unit and a Battalion Chief. The response time from both of these stations,'under normal conditions, is 2 to 3 minutes. The Newport Beach Fire Department'is a full paid department *ith.a11:6 stations, manned on a 24 hour basis. The fire equipment used is modern and can climb any grade within the city limits. If your plans call for something more difficult, further discussion on this topic will be needed. The extension of Sin Miguel into MacArthur Blvd. will greatly help in the response times to your development. As of this time your plans for this area will not make any significant impact on the level of service by this department. However, future growth projects in this area of Newport Beach may require expansion of the fire department. Should you need any further information please contact us. A. J. Wagner, Fire Marshal Ibb APPENDIX F CITY OF NEWPORT BEACH RESPONSES TO HARBOR POINT NON -STATUTORY AUV15LMENT LARRY SEEMAN ASSOCAATES 131 January 16, 1979 ATTACHMENT TO THE INITIAL STUDY HARBOR POINT - SAN MIGUEL TRIANGLE A public review period for the scope of services to be provided in the Initial Study on the Harbor Point - San Miguel Triangle development proposal was established by the City from December 5, 1978 to December 22, 1978. State Clearinghouse No. 78122581 The Initial Study has been reviewed by the City's Environmental Affairs Committee. �32 Correspondence with the State Clearhouse, Notice of Nonstatutory Advisement, and Notification list. 0`1 EDMUND G. BROWN JR. ruv n:n ow December 19, 1978 tact .tif EitltfMnizz GOVERNOR'S OFFICE OFFICE OF PLANNING AND RESEARCH 1400 TENTH STREET SACRAMENTO 95814 TO: Compnting Agencies FROM: Ron Bass SUBJECT: Harbor Point -San Miguel Triangle--SCH #78122581 The City of Newport Beach is preparing an Initial Study for the proposed Harbor Point -San Miguel Triangle project and would like your agency's assistance. It has attached a response form for your convenience. Please respond to: Department of Community Development City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92663 This is not a notice of preparation. If you have any questions, please let me know. RB/ln Attachments Harbor Point -San Miguel Triangle December 19, 1978 Nonstatutory Advisement sent to: William Lockett Air Resources Board 1131 S Street Sacramento, CA 95814 Kenneth Buell Environmental Health Services Department of Health 714 P Street, Room 430 Sacramento, CA 95814 John Huddleson State Water Resources Control Board 2125 19th• Street Sacramento, CA 95814 R. Montgomery Department of Fish and Game Region 5 350 Golden Shore Long Beach, CA 90802 K. E. Mc Kenn Department of Transportation District 7 120 S. Spring Street Los Angeles, CA 90012 State Geologist Division of'Mines and Geology Department of Conservation 1416 Ninth Street, Room 1341 Sacramento, CA 95814 Land Resource Protection Unit Department of Conservation 1416 Ninth Street, 13th Floor Sacramento, CA 95814 Nick Del Cioppo Office of Historic Preservation Department of Parks and Recreation 1220 K Street Mall, Third Floor Sacramento, CA 95814 Cc:• Department of Community Development w City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92663 t NONSTATUTORY ADUISENENT File No. To: From: i Ocpartment of Community Uev. City of Newport Beach 1 73-979 3330 Newport Blvd. lNewport Beach, CA 92663 PLEASE RETURN THIS NOTICE WITH YOUR COMMENTS BY December 22, 1978-5:00 p.m. PROJECT_ TITLE: Harbor Point, -San Miguel Triangle PROJECT LOCATION: The triangular area southwesterly of Roger's Gardens nursery �• bounded by MacArthur Boulevard and the extension of San Miguel Drive to z MacArthur Boulevard. Project will include review of San Miguel extension to Avotanu e DESCRIPTION OF PROJECT AND 14AJOR LOCAL ENVIRONMENTAL ISSUES '' a The development of proposal includes a residential development of approximately 25 single-family detached residences plus the extension of San Miguel Road through to Avocado Drive. A copy of the scope of work for the Initial Study is attached. a DESCRIBE SPECIFIC PERMIT AUTHORITY OF YOITR AGENCY RELATED TO THIS PROJECT m 1 A n b9U a LIST SPECIFIC ENVIRONMENTAL CONCERNS: (USEAUDrMNAL PAGES AS NECESSARY): ca a a� w v c � yOO� �uao n go, -n 0 ua in u m �+ .- e -r o o m u •� •� w a u a h�-'Fn •.`-v01i CONTACT PERSON TITLE PHONE DESCRIBE SPECIFIC AREA OF EXPERTISE/INTEREST: LIST SPECIFIC ENVIRONMENTAL CONCERNS (USE ADDITIONAL PAGES AS NECESSARY). W a 6 W h W C W CONTACT PERSON- TITLE PHONE DATC MAIIFD BY DATE RECEIVED BY RESPON- DATE RECEIVED BY DATE RESPOIISC LEAD AGENCY SIBLE AGENCY WHERE APPLICABLE INTFRFSTED.PARTY RECEIVED BY THEI LEAD AGENCY December 4, 1978 ❑ 500 newport center drive, suite 525 LARRY SEEMAN ASSOCIATES newport beach, catifornia 92660 phone (714) 640-6363 O 1050 northgate drive, suite 554 san rafael, catifornia 94903 phone (415) 479-3370 ENVIRONMENTAL PLANNING CONSULTANTS September 6, 1978 '` 0 q First Revision November 2, 1978 Second Revision November 8, 1978 S IRFC IVS 9 Devalopmont Mr. Fred Tat ari co Dept, 3.41978w' Environmental Coordinator Beach cnY or City of Newport 3300 Newport Boulevard µ6YJPoRTeEAQH' 1/ 4+ oAw�' Newport Beach, CA 92663 SUBJECT: SAN MIGUEL TRIANGLE PROPOSED ADDENDUM Dear Fred: As per your request, we have revised our scope of services to reflect the recent changes in the applicant's project description. Using input received from you and your staff, together with our understanding of the project elements, we have developed a revised scope of services and cost/ scheduling summary. GENERAL We understand that the scope of the development proposal includes a residential development of approximately 25 single-family detached residences plus the extension of San Miguel Road through to Avocado Drive. SCOPE OF SERVICES t The outline provides an overview of the types of analyses to be incorporated in the Initial Study. Issues to be addressed include the utility of extending'San Miguel from its easterly terminus to con- nect with Avocado, and whether realignment of the extension will lessen adverse impacts to adjacent existing residential areas south of the ex- tension. Another issue -which will be discussed is what will become of excess property (approximately .5-1 acre) south of the proposed inter- section of MacArthur and San Miguel (see attached exhibit). Geology/Soils. Summarize existing data from previous technical analysis, w�particular emphasis on soils stability and soils engi- neering characteristics. Hydrology. No additional tasks. , .1 13-1 Mr. Fred Talarico November 8, 1978 Page 2 TARRY SEEMAN ASSOCIATES Biotic Resources. Field survey and species list, identifying rare or endangered ora or fauna present or likely to frequent the study area. The assessment will be prepared by Karlin Marsh, a Tocal ecolo- gist familiar with the San Miguel Triangle area. Archaeological Resources. Summarization of an archaeologic survey and records prepared by Archaeological•Planning Collaborative (APC) of Newport Beach. APC will conduct a field reconnaissance of the expanded portion of the study area. If resources are discovered, the impact of the project will be identified and feasible mitigation measures will be provided. Land'Use. No additional tasks. Traffic/Circulation. To be addressed by summarizing a traffic anal- ysis prepared by Mo %, Perry and Associates, consulting traffic engi- neers. The scope of their analysis will be consistent with City staff direction. Specifically, the study will emphasize the required format as outlined in the Newport Beach Traffic Phasing ordinance, incorporat- ing input from a previous study prepared.by Crommelin, Pringle and Asso- ciates. Issues pertinent to the San Miguel extension include the redis- tribution of traffic and a comparison of various alignments. Intersection Capacity Utilization (ICU) analysis will be computed for various inter- sections specified by City staff; included in this analysis will be 1) San Joaquin Hills Road at Avocado, 2) San Joaquin Hills Road at MacArthur, _ 3) San Joaquin Hills Road at Santa Rosa, 4) San Joaquin Hills Road at San Miguel, and 5) Avocado at San Miguel. Air Quality. Issues to be addressed include local and regional air quality impacts resulting from the extension of San Miguel and the re- sultant redistribution of traffic flows. This analysis will also util- ize a' comparison of the various alignments, identifying advantages and disadvantages of each. Air pollutant effects will be calculated by means of a graphic solution to the CALINE 2 Co diffusion model. Noise. Noise levels for each alignment will be evaluated through the use of the National Highway Research Board Noise Model. The results will be compared to applicable criteria outlined in the City's noise ele- ment. Community Services and Utilities. No additional tasks. Visual. No additional tasks. I EXHIBIT 1 i- i-7t9 010 newport center drive, suite 645 newport beach, california 92660 phone (714) 640.6363 L! 1050 northgate drive, suite 554 san rafael, california 94903 TARRY SEEMAN ASSOCIATES phone (415) 479.3370 ENVIRONMENTAL PLANNING CONSULTANTS September 6, 1978 Ms Beverly Wood Environmental Coordinator City of Newport Beach 3300 Newport Boulevard Newport Beach, California 92663 SUBJECT: SAN MIGUEL TRIANGLE INITIAL STUDY Dear Beverly: We are pleased to submit this proposal ,for professional services in conjunction with preparation of an Initial Study for the proposed San Miguel Triangle development. It is our understanding that the scope of the development proposal includes residential development of the triangle and extension of San Miguel Road through to Avocado. The following paragraphs provide an outline of the approach we feel is most appropriate, in view of our discussion of the issues on September 5. Scheduling personnel, and cost information follows the Scope of Services discussion. SCOPE OF SERVICES General. We propose to prepare an Initial Study that focuses on several issues determined to be of special importance to the development of the site. They are: 1) traffic, 2) interface with adjacent residential uses (eq. view, noise, air quality), 3) drainage affects downstrea,, of the site, 4) vegetation (eg. rare or endangered species), and 5) archaeology. The Initial Study will focus on these issues but will address other issues routinely included in- environmental documents as well. These other issues will be addressed based upon existing published information available for the site and its vicinity. Key documents are either already in our reference library or are readily obtainable through local sources. The Initial Study will will be organized in a manner that will facilitate expansion into an EIR, should an EIR subsequently be required by the Environmental Affairs CommitteE. Geology/Soils/Seismicity. To be addressed by summarizing pertinent data from published sources. ,qb Ms Beverly Wood September 6, 1978 Page 2 TARRY SEEMAN ASSOCIATES Hydrology/Water Quality. Drainage effects, especially the potentially deleterious effects of non -point pollution sources such as urban runoff from parking areas and sedimentation are of special concern in areas near sensitive receiving waters. The long term, cumulative effects of polluted runoff are currently the focus of areawide concern in the "208" programs. We will focus on identifying problems associated with this site and the development program proposed and will identify a range of mitigating measures to avoid or lessen runoff water quality problems. In performing this task we will draw on our firm's research work in the field as well as the recent studies of NIWA performed in conjunction with the 208 planning studies. Biotic Resources. The project site in within this range of the Orange County Tur�Rugging (Chorizanthe Staticoides, Chrycanthae), a small annual floral species that is Tisted on the unofficial rare and endangered species list of the CNPS. We therefore propose to conduct a vegetative reconnaissance to identify whether suitable habitat for this species occurs on -site and whether there is any evidence that.the plants themselves occur on the site. This aspect of our work will be conducted with the assistance of Carlin Marsh, a local botanist with experience in surveying for Turkish Rugging. Archaeology. An archaeological reconnaissance and record check will be conducted to determine if archaeological resources are present on the site. Land Use. To be addressed by providing a big analysis that summarizes the compatibility of the General Plan. The results will be presented in tabular form with policy conflicts, if -any noted. Traffic: To be addressed by summarizing from a traffic analysis to be proviaed-Fy Mohle, Perry and Associates, Transportation Engineers under separate contract to the city. Air Quality. Air pollutant effects of traffic on San Miguel extention on adjacent residences will be compiled by means of a graphic soluti•m of the Caline 2 CO diffusion model. Calculated pollutant centers at a -ious distances from the proposed roadway will be compared with state and federal standards. Noise. Noise levels produced by traffic on San Miguel extension will be identified through use of the National Highway Research Board Noise Model. Results will be compared against applicable city noise criteria as they apply to existing nearby residential uses. Communit Services and Utilities. To be addressed by verbal discussions with the various pertinent 'service agencies including but not limited to water, waste water, gas, electricity, fire, police, refuse collection and schools. Ms Beverly wood September 6, 1978 Page 3 TARRY SEEMAN ASSOCIATES Visual•. The potential effect of the proposed residential uses on existing views of the nearby residences (east of San Miguel) is an important consideration. The potential effects will be addressed by means of a sight - line analysis that identifies potential conflicts with the proposed use plan. I • 7Mmy Corps. of En(fineers Airport Commission 630 "3*, �iisome St':, Room 1216 Airport Administrative Office San Fralrr' co, CA 94111 18741 Airport Way $antA Ana, CA 22707 Resources Agency -State Costa Mesa $anitati.on•District Clearinghouse 77 Fair Drive 1400 10th Street Costa Mesa, CA 92626 Sacramento, CA 95814 Orange County Environmental Management Agency Environmentai Services.Div. P. 0. Box 4108 Santa Ana, CA 92702 S.C.A,G. 600 S. Commonwealth Avenue Los Angeles, CA 90005 S.C.A.Q.M..D. 9420 Telstar Avenue ,*El Monte, CA 91731 S.A.R.W.Q.C.B. 6833 Indiana Avenue, S-2 Riverside, CA 92506 Irvine Ranch Water District 4201 Campus Drive Irvine, CA 92714 N.I:W:A: 610 Newport Center'Drive Newport Beach, CA 92660 City of Costa Mesa' 77 Fair Drive Costa Mesa, CA 92626 City of Irvine P. 0. Box 14575 Irvine, CA 92713 California Coastal Commission City, of Huntington Beach '631 Howard Street 2000 Main Street San Francisco, CA . 94105 Huntington Beach, CA 92646 Clerk of the Board of Supervisors P. 0. Box 687 Santa Ana, CA 92702 County Sanitation Districts P. 0. Box 8127 Fountain Valley, CA 92708 SPON c/o Jean Watt Newpo�tVeReIc� A 92660 L.E.A.F. Ed Siebel, Attorney 302 A Marine Avenue Balboa Island, CA 92662 Harbor District 1901 Bayside Drive Newport Beach, CA 92660 Friends of Upper Newport Bay P. 0. Box 2001 Newport Beach, CA 92663 U.N.B.E.R.T.A.C. Dept. of Fish & Game c/o Preston. Johns 1158 Miramar Drive Laguna Beach, CA 92651 Irvine Unified School -District 2941 Alton Avenue Irvine, CA 92714 Newport -Mesa Unified School Dis 1857 Placentia Avenue Costa Mesa, CA 92627 Coast Community College Dist. 1370 Adams Avenue Costa Mesa, CA 92626 Southern Calif. Gas Co. P. 0. Box 3334 Anaheim, CA 92803 Southern Calif. Edison Co. 7333 Bolsa Avenue Westminster, CA 92683 Teleprompter 901 W. 16th Street Newport Beach, CA 92663 Airport Land Use Commission Chamber of Commerce. 18741 N. Airport Way 1470 Jamboree Road United States Coast Guard Santa Ana, CA 92702 'Newport Beach, CA 92660 Newport Center Association Dave Dmohowski 1� ✓ Mr. Richard McFarland Advance Planning 170 Newport Center Drive 3300 Newport Blvd. Suite '120 Newport Beach, CA 92663 Newport Beach, CA 92660 Rich Edmonston Traffic Engineer Harbor View Hills Homeowners' 3300 Newport Blvd. Association Newport Beach, CA 92663 Mr. William Collinson, Pres. 887 Sandcastle Drive Corona del Mar, CA 92625 Irwin Miller Public Works Dept. 3300 Newport Blvd. Newport Beach, CA 92663 B#UBi6AU HXXXX 6 mmx RUNG. NXXXXMX1XAXX%4XRX4X. RXX9XXONUASX Glen Weldon 9dX8%XXNAXXNXXXXXAXX2XB2B Marine Safety Harbor Hills Community Assoc. Mrs. Jean Morris, Pres. Ron Whitley 1032 Sea Lane Parks, Beach, and Corona del Mar, CA 92625 Recreation 3300 Newport Blvd. Newport Beach, CA 92663 Jasmine Creek Comm. Assoc. Mr. Cork Schriber, Pres. c/o Village Management P. 0. Box 4708 Irvine, CA 92716 Harbor.View Comm. Assoc. Mr. Bob Scott, Pres. 1955 Port Province, Newport Beach, CA 92660 Canyon Island Comm. Assoc. Mr. William Helm, Pres. Devine Prop.; Inc. 2865 E. Coast Highway P. 0. Box 687 Corona del Mar, CA 92625 Broadmoor Hills Comm. Assoc. Mr. Phils Arst, Pres, P. 0. Box. 651 Corona del Mar, CA 92625 ,'M Comments received during the Public Review Period. 11y Sl A i cur l Amrumrvim—ncouvnV=a^Vm,v . _ IJl STATE WATER RESOURCES CONTROL BOAR! Coy P.O. BOX 100,SACRAMENTO,CALIFORNIA 95801 RECEIVE�� ; . ..w• i:/ '�. e' R �J JAN 8 1919CALIF. In Reply Refer to: 420:SH Department of Community Development City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92663 REQUEST FOR RESPONSE TO INITIAL STUDY FOR THE HARBOR POINT-SAN MIGUEL TRIANGLE RESIDENTIAL DEVELOPMENT, ORANGE COUNTY The City of Newport Beach's request for early consultation on the project has been coordinated by telephone with the Santa Ana Regional Water Quality Control Board. The requirements and concerns of the State and Regional Boards concerning the project are as follows: 1. An erosion/siltation control plan should be submitted to the Regional Board 120 days prior to the commencement of construction Activity. 2. The project site is located near Upper Newport Bay'and has the potential for adversely affecting the water quality of this area. Thus, the City should require specific mitigation measures to protect the Bay waters from project -related erosion and subsequent sedimentation. The Southern California Association of Governments is presently preparing a plan for control of pollutants from nonpoint sources as required by Section 208 of the Federal Water Pollution Control Act, as amended. Any mitigation measures required by the City to control erasion from this project should be compatible with the "208 Plan". If the Initial Study shows that specific means of mitigation for such impacts can be accomplished, and no additional significant impacts are determined, the State Board will have no objection to the preparation of a Negative Declaration for this project by the Lead Agency. -2- JAN 81979 �y Cr of Community Development If you have any questions concerning our comments, please contact Steve Hayes at (916) 322-9873• Thomas E. Bailey Assietant'Chief cc: California Regional Water Quality Control � Board, Santa Ana Region 6833 Indiana Avenue, Suite 1 Riverside, CA 92506 r t, 147 STATE of CALIFORNIA—RESOURCES AGENCY EDMUND o. BROWN JR.• C.vornor DEPARTMENT OF FISH AND GAME 350 •e)lden Shore Long Beach, CA 90502 (213) 590-5113 January Up 1999 City of Newport Beach Department of Community Development 3300 Newport Boulevard Newport Beach, CA 92663 Gentlemen: We have reviewed the +'Scope of Services" submitted to your agency by Larry Seeman Associates for the San Miguel Triangle Initial Study and find it and its proposed addendum very comprehensive in covering the essential elements required for such an environmental assessment. However, to make it more complete we recommend that the potential effects of urban pollutants and sedimentation upon the marine environment within the Upper Newport Bay Ecological Reserve originating from this project be specific- ally addressed in the study. Additionally, any alteration within the high water mark of any streambed will require notification to the Department of Fish and Game pursuant to Section 1603 of the Fish and Game Code. This notification and subsequent agreement must be accomplished prior to commencement of the project. Thank you for the opportunity to review and comment on this project. If you have any questionst please contact Jack L. Spruill or Dwayne C. Maxwell of our Environmental Services staff. The telephone number is 213-590-5137• Sincerel ��) 1 Fred A. Worthley Regional Man•iger Region 5 R�celV 6Q C,r.W ent 9 �Rp115197g�'• UA STAI[ •_-'AIIFORNIA THE RESOURCES AGENCY EDMUND G BROWN A. G..... • DEPAWFIENT OF CONSERVATION DIVISION OF MINES AND GEOLOGY co' LOS ANGELES DISTRICT OFFICE 107 SOUTH BROADWAY, ROOM 1065 LOS ANGELES. CA 90012 (Phone 213-6203560) From: Santa Ana Office 28 Civic Center Plaza Room 642 Santa Ana, CA. 92701 Tele: (714) 558-4187 ATSS 657-4187 January 8, 1979 Department of Community Development City of Newport Beach 3300 Newport Blvd. Newport Beach, California 92663 Subject: SCH No. 78122581, Harbor Point -San Miguel Triangle, Initial Study, Nonstatutory Advisement. Reference: Letter by Office of Planning and Research (Ron Bass), dated December 19, 1978 Dear Sirs: The State Office of Planning and Research requested our review of the Initial Study of the proposed San Miguel Triangle. In preparing the geologic reports of the subject site, the guide- lines as stated in the California Division of Mines and Geology Note Nos. 37, 44, 46 and 48 are suggested. Some of these CDMG Notes are guidelines adopted by the State Board of Registration for Geologists and Geophysisists as its policy statement on the adequacy of professional geologir:al work. Sincerely, Siang S. Tan, Geologist CEG 975 APPROVED: \s`\ AFC-C. \/ James F. Davis, Statc Geologist Jk o „ RG 3468 SST:JFD:bb � :;irr f` NCH, cc: P. Y. Amimoto, CDMG, Sacramento C. H. Gray, Jr., CDMG, Los Angeles Ron Bass, OPR, Sacramento • ....:..... % /�^IG�rY..AAp i.l.11 _ .Sl �,.�.•:.ri. M1'+.<W�..�W y'.. .. 'l�. 0:r:�Wy�,.. < l ♦,;,r.f11 :11.�i .... n�—ra«.....a.w LJJa wn.r.'+.�+�.�.w.J:rlalw.Yxa.�+' n.aLi State of California PA-emorandum To .iIM BORDEN, DEPUTY DIVISION Department A-95 Coordinator 1120 N Street Sacramento, California 958.' from Attention: Mr. A. C. Y S *,t: Project Review Comments SCH NUMBER 70122581 Business and Transportation Agency Date: January 3, 1979 File : A-95 RMEW Harbor Point - San Miguel Triangle Caltrans views itself as a Responsible Agency on this project due to the permit required from us in the extension of San Miguel Drive. As Responsible Agency we will want to approve the environmental document prepared. The document will need to address all matters required by CEQA. our main concerns are transportation/circulation related. If you have any questions, please call Ms, Sue McCullough at (213) 620-3758. Original Signed By N. E. McKeaA C. Orlo al signed by K. D. Steele. :iiiI L. 1402JLY, Chief Envirorvental Planning Branch Transportation District 07 Clearinghouse Coordinator For information, contact Jim Danl (A7ss) 640-5567 or (213) 620-5567 Al tach ment •' SMAlE OF CALIFORNIA—RESOURCES AGENCY EDMUND G. BROWN )R., donrnor CALIFORNIA REGIONAL WATER QUALITY CONTROL BOARO- SANTA ANA REGION 6833 INDIANA AVENUE, SUITE 1 RIVERSIDE, CALIFORNIA V2306 PHONE, (714) 604-9330 January 3, 1979 Mr. Fred Talarico Department of Community Development City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92663 Gentlemen: Initial Study Harbor Point - San Miguel Triangle City of Newport Beach The Board's staff has reviewed this document and feels that water quality impacts likely to result from'this project will be addressed in the draft EIR. We assume that the context of the verbal discussion, to be held with the responsible water and waste water service.agencies, will be included in the draft EIR. • Sincerely, Francisco E. Velez Staff Engineer FEV:ng ,- NONSTATUTORY ADUISEMENT rile No. To: From: j bepartmert of Community Dov. i 7H 079 City of Newport Beach 3300 Newport Blvd. ( lNewport Beach CA 92663 PLEASE RETURN TI11S NOTICE WITH YOUR CO_1NENTS BY Uecember 22, 1976-5:00 p.m. PROJECT TirLE: ~ Harbor Point -San Miguel Triangle. PROJECT LOCATION: The triangular area southwesterly of Roger's Gardens nursery bounded by MacArthur Boulevard and the extension of San Miguel Drive to a MacArthur Boulevard. Project will include review of San Miguel extension to 9Q DESCRIPTION OF PROJECT AND MAJOR LOCAL ENVIRONMENTAL ISSUES J The development of proposal includes a residential development of approximately 25 single-family detached residences plus the extension of San Miguel Road through to Avocado Drive. A copy of the scope of work for the Initial Study is attached. DESCRIBE SPECIFIC PERMIT AUTHORITY OF.YOVR AGENCY RELATED TO THIS PROJECT LIST SPECIFIC ENVIRONMENTAL CONCERNS: (USE A1RirmMALPAGES AS NECESSARY): CONTACT PERSON TITLE PHONE DESCRIBE SPECIFIC AREA OF EXPERTISE/INTEREST: Orange County Airport Land Use Commission LIST SPECIFIC ENVIRONMENTAL CONCERNS (USE ADDITIONAL PAGES AS NECESSARY): W 1. Site is not within the 60165 CNEL noise contour for Orange County Airport. 2. Site is not under the imaginary surfaces for Orange County Airport. w NO INTEREST rc z CONTACT PERSON TITLE P 0 'S. Reithard Sup. Planner 3-1505 DATE AILED BY DATE BY ED BY DATE RESPONSC DecLEAD embelrA4E11978 ! SIBLERAGENCY OWHERE EAPPLICABLE �1NTERE5T6pVPARTY �'� RECEIVED BY THE DATE AD VECE VED DEC n 1978 W xm.. NC:•. . ACH. September 6, 1978 First Revision November 2, 1978 Second Revision November 8, 1978 Mr. Fred Talarico Environmental Coordinator City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92663 SUBJECT: SAN MIGUEL TRIANGLE PROPOSED ADDENDUM Dear Fred: ❑ 500 newport center drive, suite 525 newport beach, california 92660 phone(714) 640-6363 ❑ 1050 northgate drive, suite 554 san rafael, california 94903 phone (415) 479-3370 rRECEtVED l CammunitY D.v 1 Dept NOV 141918pw CITY OF Nip RTFFAOH' As per your request, we have revised our scope of services to reflect the recent changes in the applicant's project description. Using input received from you and your staff, together with our understanding of the project elements, we have developed a revised scope of services and cost/ scheduling summary. GENERAL We understand that the scope of the development proposal includes a resid_eRtfa1•.development of -approximately 25•single-family detached refidi"ces plus the"extensf n of San Miguel Road through to Avocado Drive. SCOPE OF SERVICES The outline provides an overview of the types of analyses to be incorporated in the Initial Study. Issues to be addressed include the utility of extending San Miguel from its easterly terminus to con- nect with Avocado, and whether realignment of the extension will lessen adverse impacts to adjacent existing residential areas south of the ex- tension. Another issue which will be discussed is what will become of excess property (approximately .5-1 acre) south of the proposed inter- section of MacArthur and San Miguel (see attached exhibit). Geolog/Soils. Summarize existing data from previous technical analysis, with particular emphasis on soils stability and soils engi- neering characteristics. Hydrology. No additional tasks. � I• NONSTATUTORY ADUISEMENT 153 File Nn. To: Front: Drpm•tnicnt of Community Dri. City of Newport Beach S 3300 Newport Blvd. Newport Beach. CA 02663 r,LrASE RF.TURN THIS NOTICE WITH YOUR CORIMENTS BY December 22, 197A.00 p.m. i PROJECT TITLE: Harbor Point -San Miguel Triangle PROJECT LOCATION: The triangular area southwesterly of Roger's Gard A %'AVrkefyl bounded by MacArthur Boulevard and the extension of San Miguel Drive to v MacArthur Boulevard. Project will include review of San Miguel extension to i? DESCRIPTION OF PROJECT AND MAJOR LOCAL ENVIRONMENTAL ISSUES a 0 The development of proposal includes a residential development of approximately 25 single-family detached residences plus the extension of San Miguel Road through to Avocado Drive. A copy of the scope of work for the Initial Study is attached. DESCRIBE SPECIFIC PERMIT AUTHORITY OF YOUR AGENCY RELATED TO THIS PROJECT LIST SPECIFIC ENVIRONMENTAL CONCERNS: (USE AUU MKALPAGES AS NECESSARY):. CONTACT PERSON TITLE PHONE DESCRIBE SPECIFIC AREA OF EXPERTISE/INTEREST: LIST SPECIFIC ENVIRONMENTAL CONCERNS (USEAUUITIUNAL PAGES AS NECESSARY): N M 6: C 4 O • N • lu K r W z CONTACT PERSON TITLE PHONE -.V "SIT" DATF MAILED BY DATE RECEIVED BY RESPON- UATE RECET VF.D BY DATE RESPOt7SC LEAD AGENCY SIBLE AGENCY WHERE APPLICABLE INTERFSTF.D PARTY RECEIVED BY THE LEAD AGENCY Deremher 4, 1978 15q ❑ 500 newport center drive, suite 525 newport beach, california 92660 , phone (714) 640-6363 '(1'u*� ^� p 1050 northgate drive, suite 554 i san rafael, California 94903 479-3370 RRY SEEMAN ASSOCIATES . phone (415) ENVIRONMENTAL PLANNING CONSULTANTS September 6, 1978 9 First Revision November 2, 1978 Second Revision November 8, 1978 s R�; MUM g Deveat Mont Mr. Fred Talarico PL b N4V l� 1978►� l Environmental Coordinator City of Newport Beach CITY OF N pogragACH, 3300 Newport Boulevard 4. cnuF. Newport Beach, CA 92663 SUBJECT: SAN MIGUEL TRIANGLE PROPOSED ADDENDUM Dear Fred: As per your request, we have revised our scope of services to reflect the recent changes in the applicant's project description. Using input received from you•and your staff, together with our understanding of the project elements, we have developed a revised scope of services and cost/ scheduling summary. GENERAL We understand that the scope of the development proposal includes a residential development of approximately 25 single-family detached residences plus the extension of San Miguel Road through to Avocado Drive. SCOPE OF SERVICES The outline provides an overview of the -types of analyses to be incorporated in the Initial Study. Issues to be addressed include the utility of extending San Miguel from its easterly terminus to con- nect with Avocado, and whether realignment of the extension will lessen adverse impacts to adjacent existing residential areas south of the ex- tension. Another issue which will be discussed is what will become of excess property (approximately .5-1 acre) south of the proposed inter- section of MacArthur and San Miguel (see attached exhibit). Geology/Soils. Summarize existing data from previous technical analysis, with particular emphasis on soils stability and soils engi- neering characteristics. Hydrology. No additional tasks. 15B Response to Comments CITY OF NEWPORT BEACH January 16, 1979 Thomas E. Bailey c/o State Water Resources Control Board P.G. Box 100 Sacramento, California 95801 SUBJECT: Initial Study - "Harbor Point -San Miguel Triangle Residential Development", Newport Beach State Clearinghouse No. 78122581 Mr. Bailey: The City of Newport Beach has received your comments on the scope of investigation of the "Initial Study - "Harbor Point -San Miguel Triangle Residential Development", Newport Beach, State Clearing- house No. 78122581. Your comments will be forwarded to the City's Environmental Affairs Committee and Planning Commission for their consideration. Thank you for your cooperation. Sincerely, DEPARTMENT OF COMMUNITY DEVELOPMENT R. V. HOGAN, DIRECTOR By—*e_iari4a4d— Environmental Coordinator FT/bjm City Mall •' 3300 Newport Boulevard, Newport Beach, California 92663 CITY OF NEW PORT BEACH January 16, 1979 Mr. Fred A. Worthley c/o Department of Fish and Game 350 Golden Shore Long Beach, California 90802 SUBJECT: Initial Study - "Harbor Point -San Miguel Triangle Residential Development", Newport Beach State Clearinghouse No. 78122581 Mr. Worthley: The City of Newport Beach has received your comments on the scope of investigation of the Initial Study - "Harbor Point -San Miguel Triangle Residential Development", Newport Beach, State Clearing- house No. 78122581. Your comments will be forwarded to the City's Environmental Affairs Committee and Planning Commission for their consideration. Thank you for your cooperation. Sincerely, DEP,".RTMENT OF COMMUNITY DEVELOPMENT R. V. HOGAN, DIRECTOR t� f� 9 By Fred Tafar co Environmental Coordinator FT/bjm City Hall • 3300 Newport Boulevard, Newport Beach, California 92663 CITY OF NEWPORT BEACH January 16, 1979 Mr. Siang S. Tan c/o Division of Mines and Geology Los Angeles District Office 107 So. Broadway, Suite 1065 Los Angeles, California 90012 SUBJECT: Initial Study - "Harbor Point -San Miguel Triangle Residential Development", Newport Beach State Clearinghouse No. 78122581 Mr.. Siang S. Tan: The City of Newport Beach has received your comments on the scope of investigation of the Initial Study - "Harbor Point -San Miguel Triang.le Residential Development", Newport Beach, State Clearing- house No. 78122581. Your comments will be forwarded to the City's Environmental Affairs -Committee and Planning Commission for their consideration. Thank you for your cooperation. Sincerely, DEPARTMENT OF COMMUNITY DEVELOPMENT R. V. HOGAN, DIRECTOR By.._ r_ " Fre Ta ar co Environmental Coordinator FT/bjm City Hall • 3300 Ncivport Boulevard, Newport Beach, California 92663 M CITY OF NEWPORT' BEACH January 16, 1979 Ms. Sue McCullough c/o CALTRANS 120 South Spring Street Los Angeles, California 90012 SUBJECT: Initial Study - "Harbor Point -San Miguel Triangle Residential Development", Newport Beach, State Clearinghouse No. 78122581 Ms. McCullough: The City of Newport Beach has received your comments on the scope of investigation of the Initial Study - "Harbor Point -San Miguel Triangle Residential Development", Newport Beach, State Clearing- house No. 78122581. Your comments will be forwarded to the City's Environmental Affairs Committee and Planning Commission for their consideration. Thank you for your cooperation. Sincerely, DEPARTMENT OF COMMUNI' R. Y. H06AN,•DIRECTOR By __ J."j, .0 Fr alp co Environmental Coorc FT/bjm City Hall • 3300 New I". , �! r t f 1C.e0 CITY OF NEWPORT BEACH January 16, 1979 Francisco E. Velez c/o California Regional Water Quality Control Board - Santa Ana Region 6833 Indiana Avenue, Suite I Riverside, California 92506 SUBJECT: Initial Study - "Harbor Point -San Miguel Triangle Residential Development", Newport Beach State Clearinghouse No. 78122581 Dear Mr. Velez: The City of Newport Beach has received your comments on the scope of investigation of the Initial Study - "Harbor Point -San Miguel Triangle Residential Development", Newport Beach, State Clearing- house No. 78122581. Your comments will be forwarded to the City's Environmental Affairs Committee and Planning Commission for their consideration. Thank you for your cooperation. Sincerely, DEPARTMENT OF COMMUNITY DEVELOPMENT R. V. H06AN, DIRECTOR By Fre alarico Environmental Coordinator . FT/bjm City Hall • 3300 Newport Boulevard, Newport Beach, California 92663 l �.. t 1� w a CITY OF, NEWPORT BEACI January 16, 1979 S. Reithard c/o Orange County Airport Land Use Commission 18741 N. Airport Way Santa Ana, California 92702 SUBJECT: Initial Study - "Harbor Point -San Miguel Triangle Residential Development", Newport Beach State Clearinghouse No. 78122581 Dear Mr. Reithard: The City of Newport Beach has received'your comments on the scope of investigation of the Initial Study - "Harbor Point -San Miguel Triangle Residential Development", Newport Beach, State Clearing- house No. 78122581. Your comments will be forwarded to the City's Environmental Affairs Committee and Planning Commission for their consideration. Thank you for your cooperation. ' Sincerely, f DEPARTMENT OF COMMUNITY DEVELOPMENT ' R. V. HOGAN, DIRECTOR By Fr a a o Environmental Coordinator FT/bjm City Hall • 3300 Ne%vport Boulevard, Newport Beach, California 92663