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HomeMy WebLinkAboutNEWPORT PLACE RESIDENTIAL ENVIRONMENTAL INFORMATION FORM Environmental Information Form The Residences at Newport Place Newport Beach, California September 18, 2014; Rev. 1: March 2, 2015; Rev. 2: July 8, 2015 Prepared for NNeewwppoorrtt PPllaaccee RReessiiddeennttiiaall Prepared by The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -i- Table of Contents Page Executive Summary ..................................................................................................... 1  Existing Project Environmental Setting ....................................................................... 1  Legal Description .................................................................................................. 3  Surrounding Environmental Setting ............................................................................. 4  Potential Environmental Effects ................................................................................... 4  Aesthetics .............................................................................................................. 4  Agriculture and Forest Resources ........................................................................ 5  Air Quality .............................................................................................................. 6  Biological Resources ............................................................................................ 7  Cultural Resources ............................................................................................... 8  Greenhouse Gas Emissions ................................................................................. 8  Geology and Soils ................................................................................................. 9  Hazards and Hazardous Materials ..................................................................... 10  Hydrology and Water Quality .............................................................................. 10  Land Use and Planning ...................................................................................... 11  Mineral Resources .............................................................................................. 11  Noise ................................................................................................................... 12  Population and Housing ...................................................................................... 12  Public Services.................................................................................................... 13  Recreation ........................................................................................................... 14  Transportation/Traffic .......................................................................................... 14  Utilities and Service Systems ............................................................................. 15  APPENDIX SECTION ............................................................................................... 18  Appendix Section A – Existing Site Photographs ............................................... 19  Appendix Section B – Surrounding Area Photographs ...................................... 20  Appendix Section C – Service/Area Maps ......................................................... 21  Appendix Section D – Will Serve Letters ............................................................ 22  The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -1- Environmental Information Form The Residences at Newport Place Newport Beach, California September 18, 2014; Rev. 1: March 2, 2015; Rev. 2: July 8, 2015 Executive Summary This Environmental Information Form was commissioned by Newport Place Residential (NPR), Newport Beach, California, and prepared by KHR Associates, Newport Beach, California. The purpose of this report is to identify and evaluate potential environmental impacts that may be associated with the development of the Residences at Newport Place mixed-use project, consisting of a total 384 residential dwelling units and 5,677 square feet of retail space on a 5.691-acre site, bounded by Dove Street, Scott Drive, Corinthian Way, and Martingale Way, in the City of Newport Beach, California. The three contiguous parcels are presently occupied by the MacArthur Square shopping center. The project site is located within the City’s recently issued Newport Place Specific Plan, which permits multi-family residential and mixed-use development. The analysis provided herein is based on information regarding the proposed project, as provided by NPR, the City of Newport Beach, and other governing jurisdictions and regulatory agencies, and are not necessarily complete or precise. The information contained in this report is considered confidential, and is intended to be disseminated only as directed by NPR. Existing Project Environmental Setting The existing site is comprised of three contiguous parcels totaling 5.691-acres in size, and is wholly-owned by MacArthur Square, a California General Partnership, based in Irvine, California. The existing site is located within the Newport Place Planned Community of the City of Newport Beach, California, and has been occupied by MacArthur Square, a 40-year shopping center with a total of 58,277 square feet of rentable floor space and 462 surface parking spaces spread out within eight free-standing, single-story buildings. The street addresses of the eight buildings are 1701 Corinthian Way; 4251, 4253, and 4255 Martingale Drive; 4200, 4220, and 4250 Scott Drive; and 16600 Dove Street. The odd, pentagonal-shaped site is bounded by Corinthian Way to the northeast, Martingale Way to the east, Scott Drive to the northwest, Dove Street to the The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -2- southwest, and an office building development to the south. Site access is provided by three commercial driveways – located on Dove Street, Scott Drive, and Martingale Way. Since the existing site is odd-shaped, it does not have a definable width or depth. The site frontages vary in length from 205 feet along Corinthian Way to 520 feet along Martingale Way. Existing building setbacks range from 60 to over 80 feet. The site topography can generally be described as flat, with only a 4-foot elevation difference over a length of approximately 500 feet (less than 1%. slope) from Dove Street to Martingale Way. Although sparse landscaping exists within the core of the shopping center, there is an approximately 14-foot wide existing perimeter strip of landscaping adjacent to the public sidewalk, within which there is a somewhat continuous row of approximately 3 dozen mature trees, including a dozen Italian Stone Pines (Pinus pinea), a dozen Canary Island Pines (Pinus canariensis), and a dozen London Planes (Platanus acerifolia). Underlying soil conditions may be described as stable, but unsuitable for stormwater infiltration, with a relatively shallow water table (historically measured at around 10 feet below the surface). There are no known historical, cultural, or scenic features on, or abutting, the proposed project site. There are no native plants or indigenous animal life on, or abutting, the site. Built in 1974, MacArthur Square may be currently described as an aging, underutilized, and underperforming neighborhood shopping center. Tenants include several restaurants, a dance studio, a dry cleaner, a liquor store, a wine store, a nail salon, clothing shops, and professional and medical offices. The shopping center’s economic survival relies primary on the weekday influx of workers to the area, as there are no residential developments within a mile of the site. Since the shopping center is located on lightly traveled streets (i.e., Dove Street, Scott Drive, Corinthian Way, and Martingale Way) and not visible from MacArthur Boulevard, weekend business activity at the shopping center is almost nonexistent. The City of Newport Beach General Plan Designation for the proposed project site is MU-H2 (Mixed-Use Horizontal 2) and the Zoning is PC 11 (Planned Community 11, Newport Place). The proposed project site is within the Airport Area Planning Sub-Area of the General Plan, and is located within the 60-dB Airport Environs Land Use Plan (AELUP) Noise Contour. Per the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) No. 06059C0286J, revised December 3, 2009, the project site is located within Flood Zone X (unshaded). Flood Zone X is defined as areas determined to be of minimal flood hazard and outside the 500-year flood or protected by levee from a 100-year flood. See Appendix A for photographs of the project site and existing land uses. The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -3- Legal Description Real property in the City of Newport Beach, County of Orange, State of California, described as follows: PARCEL A: LOT 1 OF TRACT NO. 7770, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 299, PAGES 15 AND 16 OF MISCELLANEOUS MAPS, RECORDS OF SAID ORANGE COUNTY, CALIFORNIA. EXCEPT ALL MINERALS, PETROLEUM, GAS AND OTHER HYDROCARBON SUBSTANCES EXISTING BELOW 500 FEET FROM THE SURFACE OF SAID REAL PROPERTY DESCRIBED ABOVE; PROVIDED, HOWEVER, THAT GRANTOR HEREBY EXPRESSLY WAIVES THE RIGHT TO ENTER UPON THE SURFACE OF SAID REAL PROPERTY FOR THE PURPOSE OF EXPLORING FOR OR PRODUCING THE MINERALS, PETROLEUM, GAS AND OTHER HYDROCARBON SUBSTANCES SO RESERVED, AS RESERVED IN AN INSTRUMENT RECORDED SEPTEMBER 8, 1972 IN BOOK 10316, PAGE 114 OF OFFICIAL RECORDS. PARCEL B: THAT PORTION OF LOT 2 OF TRACT NO. 7770, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A MAP RECORDED IN BOOK 299, PAGES 15 AND 16 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA, DESCRIBED AS FOLLOWS: PARCEL 1 AS SHOWN ON A MAP FILED IN BOOK 53, PAGE 13 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID ORANGE COUNTY. EXCEPT ALL MINERALS, PETROLEUM, GAS AND OTHER HYDROCARBON SUBSTANCES EXISTING BELOW 500 FEET FROM THE SURFACE OF SAID REAL PROPERTY DESCRIBED ABOVE; PROVIDED, HOWEVER, THAT GRANTOR HEREBY EXPRESSLY WAIVES THE RIGHT TO ENTER UPON THE SURFACE OF SAID REAL PROPERTY FOR THE PURPOSE OF EXPLORING FOR OR PRODUCING THE MINERALS, PETROLEUM, GAS AND OTHER HYDROCARBON SUBSTANCES SO RESERVED, AS RESERVED IN AN INSTRUMENT RECORDED SEPTEMBER 4, 1973 IN BOOK 10883, PAGE 83 OF OFFICIAL RECORDS. PARCEL C: THAT PORTION OF LOT 2 OF TRACT NO. 7770, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A MAP RECORDED IN BOOK 299, PAGES 15 AND 16 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA, DESCRIBED AS FOLLOWS: The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -4- PARCEL 2 AS SHOWN ON A MAP FILED IN BOOK 53, PAGE 13 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF ORANGE COUNTY, CALIFORNIA. EXCEPTING THEREFROM, ALL MINERALS, PETROLEUM, GAS AND OTHER HYDROCARBON SUBSTANCES EXISTING BELOW 500 FEET FROM THE SURFACE OF SAID REAL PROPERTY DESCRIBED ABOVE; PROVIDED, HOWEVER, THAT GRANTOR HEREBY EXPRESSLY WAIVES THE RIGHT TO ENTER UPON THE SURFACE OF SAID REAL PROPERTY FOR THE PURPOSE OF EXPLORING FOR OR PRODUCING THE MINERALS, PETROLEUM, GAS AND OTHER HYDROCARBON SUBSTANCES, AS RESERVED BY DEED RECORDED MARCH 1, 1974 IN BOOK 11086, PAGE 2 OF OFFICIAL RECORDS. APN: 427-172-02, 427-172-03, 427-172-05, 427-172-06 Surrounding Environmental Setting General surrounding land uses consist mostly of offices, banks, restaurants, and retail commercial establishments. From the project site, an office condominium complex known as “The Hangars” is situated on the opposite side of Dove Street; A hand carwash and the Benihana Japanese restaurant are located on the opposite side of Scott Drive; the rear of the 10-story Raddison hotel and Staples office supply store are located on the opposite side of Corinthian Way; and a 2- story bank building and 3-story office building are located on the opposite side of Martingale Way. A 4-story office building is situated on an adjacent parcel to the south. Building setbacks of surrounding uses range from 25-feet to over 50 feet. See Appendix B for photographs of the surrounding environmental setting and land uses. Potential Environmental Effects Aesthetics As shown in Figure NR3, Coastal Views, of the City’s General Plan, the project site and surrounding uses are not designated coastal view areas and are not considered a public viewpoint. The limited existing views from the project include the existing surrounding land uses, with adjacent office, commercial, and retail uses obstructing any private views. The project would introduce buildings up to 87 feet high that will not obstruct any private views from within the adjacent commercial and retail uses, and will have no potential to impact public views of scenic areas. Redevelopment of this site would introduce several multi-story buildings and related lighting, including additional lighting to provide better illumination at night for the proposed residential buildings, park and common areas and sidewalks. The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -5- Other sources of light would include security lighting, traffic at night, and sign illumination. The additional light and potential glare would be visible from surrounding areas, including the adjacent commercial, retail and office uses to the south, west, north, northeast, and east. Currently, the City of Newport Beach does not have a lighting ordinance that specifies the maximum amount of light that may be generated by new projects. Alternatively, the City has adopted standards that apply to the installation and illumination of light fixtures for new projects. All exterior lighting for the project would be designed, arranged, directed and or shielded in a manner as to contain the direct illumination onsite, in accordance with the Section 20.30.070A (General Outdoor Lighting Standards) of the City’s Municipal Code to prevent excess illumination and spillover onto adjacent land uses and/or roadways. Lighting installation would be performed to accommodate safety and security while minimizing light and glare impacts on surrounding areas. Parking within the enclosed parking garage levels would have little to no impact on surrounding land uses and/or adjacent roadways. Development within the project would also be required to comply with the current California Building Energy Efficiency Standards for Residential and Nonresidential Buildings, Title 24, Part 6, of the California Code of Regulations that specifies the mandatory provisions for lighting control devices and luminaires. It should be noted that there are no specific lighting standards set forth in the Planned Community Development Standards for the Newport Place area. The change in use of the proposed project site from primarily commercial to primarily residential should result in substantially less overall nighttime light emission, especially when viewing the site at ground level. The proposed site and surrounding areas as they exist currently are developed, thus the overall impact of the project would be minimal with respect to the lighting associated with the proposed project’s improvements and structures. Any future redevelopment within the project area would be required to adhere to the same lighting standards and requirements of the proposed project. Agriculture and Forest Resources As shown on the map of Orange County Important Farmland prepared by the California Department of Conservation’s Division of Land Resources Protection in 2010, the project site is not identified by the California Resources Agency as Prime Farmland, Unique Farmland or Farmland of Statewide Importance. Within the City of Newport Beach, the project site is not zoned for agricultural use and is not identified as a Williamson Act parcel on the map of Agricultural Preserves displaying Williamson Act Parcels prepared in 2004. The project site would not conflict with existing zoning of forest land and would not result in the loss of forest land as a result of conversion to non-forest use. The location of the project site does is not one that could result in the conversion of the site to Farmland or forest land, so the there are no impacts to agriculture or forest resources as a The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -6- result of the proposed project. Air Quality California and the federal government have established health-based Ambient Air Quality Standards for seven pollutants, including ozone (O3), nitrogen dioxide (NO2), carbon monoxide (CO), sulfur dioxide (SO2) coarse inhalable particulate matter (PM10), fine inhalable particulate matter (PM25), and lead. In addition to these pollutants, the state has set standards for sulfates, hydrogen, sulfide, vinyl chloride, and visibility-reducing particles. All of these standards are designed to aid in protecting the health and welfare of the population. The South Coast Air Quality Management District (SCAQMD) is the air pollution control agency for Orange County and recommends methodology in which to assist in the Cities in minimizing impacts to overall air quality. It was determined within the General Plan Land Use Element Amendment Supplemental Environmental Impact Report prepared in May, 2014, (SEIR)A for the City of Newport Beach General Plan Land Use Amendment that an increase in the criteria air pollutants would result as part of the build out of the City. However, the increase is not expected to be substantially higher than the increase generated by the City’s 2006 General Plan and would not exceed the standards set forth by SCAQMD. The proposed project would not be situated in close proximity to existing uses that generate stationary sources of air pollution, and would be further than 500 feet from State Route 73, which has roadway volumes that exceed 100,000 vehicles per day, placing the project outside the buffer distances recommended by SCAQMD and is not subject to a health risk assessment. While it is expected that there would be a short-term incremental increase in emissions of criteria air pollutants during construction of the proposed project, construction would include activities to minimize the overall air pollutants, including dust control during the grading and excavation period, so the overall impact with the proposed project would be less than significant. Construction of the proposed project would involve the demolition of eight single story commercial buildings totaling 58,277 square feet and associated facilities and construction of a mixed-use development containing 384 multi-family residential units and 5,677 square feet of retail space. It is anticipated that construction would occur over a three-year period. Upon build out, the increase in average daily trips associated with the proposed project would be 210 trips, but this figure does not take into account the mixed- use nature of the project. It is anticipated that the potential increase in air pollutant emissions from transportation sources would be less than significant. A General Plan Land Use Element Amendment SEIR: City of Newport Beach, PlaceWorks, Santa Ana, California. The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -7- The proposed project would comply with policies within the City’s General Plan that would reduce emissions associated with future developments, including: Natural Resources Element (NR)  NR 6.1 – Walkable Neighborhoods: Provide for walkable neighborhoods to reduce vehicle trips by siting amenities such as services, parks, and schools in close proximity to residential areas.  NR 6.2 – Mixed-Use Development: Support mixed-use development consisting of commercial or office with residential uses in accordance with the Land Use Element that increases the opportunity for residents to live in proximity to jobs, services, and entertainment.  NR 6.3 – Vehicle-Trip Reduction Measures: Support measures to reduce vehicle-trip generation such as at-work day care facilities, and on-site automated banking machines.  NR 6.8 – Accessible Alternative Fuel Infrastructure: Support the development of alternative fuel infrastructure that is available and accessible to the public, and provide incentives for alternative fuel vehicles  NR 7.1 – Fuel Efficient Equipment: Support the use of fuel efficient heating equipment and other appliances.  NR 7.2 – Source Emission Reduction Best Management Practices: Require the use of Best Management Practices (BMP) to minimize pollution and to reduce source emissions.  NR 8.1 – Management of Construction Activities to Reduce Air Pollution: Require developers to use and operate construction equipment, use building materials and paints, and control dust created by construction activities to minimize air pollutants.  NR 24.2 – Energy-Efficient Design Features: Promote energy-efficient design features.  NR 24.3 – Incentives for Green Building Program Implementation: Promote or provide incentives for “Green Building” programs that go beyond the requirements of Title 24 of the California Administrative Code and encourage energy efficient design elements as appropriate to achieve “green building” status.  NR 24.4 – Incentives for Provision of LEED Certified Buildings: Provide incentives for implementing Leadership in Environmental and Energy Design (LEED) certified building such as fee waivers, bonus densities, and/or awards recognition programs. Biological Resources Existing vegetation on the project site include approximately 3 dozen mature trees, including a dozen Italian Stone Pines (Pinus pinea), a dozen Canary Island Pines (Pinus canariensis), and a dozen London Planes (Platanus acerifolia). The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -8- The City of Newport Beach General Plan identifies 28 environmental study areas (ESAs) in which species and habitats are sensitive and rare within the region, or may serve as a migration corridor for wildlife. In accordance with the California Coastal Act, ESAs within the Coastal Zone that are identified as containing sensitive or rare species are referred to as Environmentally Sensitive Habitat Areas (ESHAs). As shown on Figure NR2, the project site is not located within an ESA or and ESHA and the proposed project is not expected to have any significant impacts on federally protected wetlands, and riparian habitat or other sensitive natural community. The proposed project would not have any conflict with any policies or ordinances which protect biological resources as there is no tree preservation policy or ordinance, and would not conflict with the provisions of any Habitat Conservation Plan, Natural Community Conservation Plan or other conservation plan. Cultural Resources While to date, there have not been any archeological or paleontological surveys that have been done for the project site, according to the SEIR, a cultural resources assessment was prepared by Cogstone in February 2014. This assessment included searches for archaeological and historical records, which indicated that 352 cultural resource studies had previously been completed within the City, and searches for paleontological resources, which indicated that there are fossil localities within the City boundary, mostly within the older Quaternary deposits. No fossils have been discovered within the younger Quaternary deposits and are not expected to contain fossils. Within the project site, there are no buildings, structures, or objects that have historical, cultural or religious significance that would be affected as a result of the proposed project. The redevelopment of the project site will not directly or indirectly destroy a paleontological resource, site or unique geologic feature. While it is not anticipated that archeological or paleontological resources will be encountered during the construction of the project, the proposed project would be required to comply with any conditions of approval imposed to mitigate any impacts on these resources. Greenhouse Gas Emissions The proposed project would not generate enough greenhouse gas (GHG) emissions on its own to influence global climate change; therefore, this impact analysis measures the project’s contribution to the cumulative environmental impact. Buildout of the proposed project would result in direct and indirect GHG emissions from transportation, energy (natural gas use), water and wastewater generation, and waste disposal. In addition, project-related construction The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -9- emissions would be amortized over a 30-year lifetime in accordance with the SCAQMD’s proposed methodology. The proposed project is expected to generate an increase in transportation emissions, which would be offset by a decrease in area/energy emissions for the existing uses, as well as the potential to decrease the overall GHG emissions for the proposed project by incorporating the use of low-energy lighting, ENERGY STAR appliances/fixtures and drought-tolerant landscaping. It is not expected that the proposed project would generate a increase in GHG emissions above the SCAQMD per capita significance thresholds, and would result in less than significant impacts. Geology and Soils A “Geotechnical Investigation,” dated June 12, 2014, was prepared for the site by geotechnical consultants Geocon West, Inc. The report described the geotechnical and sub-surface characteristics of the project site and consists of:  Review of pertinent literature and maps  Subsurface investigation consisting of four hollow-stem auger borings to depths up to 30.5 feet below the existing ground surface; and two cone penetration tests that were advances to depths of 50.5 feet below the existing ground surface  Laboratory testing of subsurface soil samples  Seismic design parameters per the 2013 California Building Code (CBC) requirements; and liquefaction analysis  Geologic hazards evaluation  Report preparation A complete copy of this study has been included as part of the Planned Community Development Permit submittal to the City’s Planning Department. The project site is located in the south-central portion of the Orange County Coastal Plain, which is a relatively flat-lying alleviated surface with an average slope of less than 20 feet per mile. The project site slopes gently to the west with approximately 3 feet of vertical relief and no pronounced highs or lows. The site is underlain by artificial fill over Pleistocene age marine terrace deposits approximately 100 feet thick, which are composed mainly of yellowish brown to olive brown silt, some sand and clay. The terrace deposits are predominantly slightly moist to moist and firm to stiff or loose to medium density. Artificial fill was encountered at the project site up to a maximum depth of 4 feet and consists of olive brown to dark reddish brown clayey sand, silty sand, and sandy silt. The artificial fill is characterized as slightly moist and medium dense or firm with varying amounts of trace fine gravel. The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -10- The site is not within a currently established Alquist-Priolo Earthquake Fault Zone for surface rupture hazards and there are no active or potential active faults with the potential for surface rupture that are known to pass directly beneath the site. The site is also not located in an area designated as “liquefiable” according to the State of California Seismic Hazard Zone Map for the Tustin Quadrangle (2001), as well as the Orange County General Plan (2004) and Newport Beach General Plan (2006). The site is also not located near any known landslides, nor is it in the path of any known or potential landslides. The proposed project will require a dirt export of approximately 35,708 cubic yards of dirt. This export would be transported to the Prima Deshecha Landfill located in San Juan Capistrano by way of City streets (Birch Street and Dove Street), CA-73, I-55, I-405 and CA-74. Proposed erosion control devices during construction include perimeter silt fencing, gravel bags, fiber rolls, and tire tracking devices to keep construction vehicle tires clean when leaving the site. Hazards and Hazardous Materials Per the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) No. 06059C0286J, revised December 3, 2009, the project site is located within Flood Zone X (unshaded). Flood Zone X is defined as areas determined to be of minimal flood hazard and outside the 500-year flood or protected by levee from a 100-year flood. The “Phase II Investigation Report” dated April 22, 2013 was prepared for the site by environmental consultants Leymaster Environmental Consulting, LLC. The report described the subsurface characteristics of the project site and consists of a soil-vapor investigation of 5- to 15-feet beneath the surface. All levels of tetrachloroethene (PCE) that were detected as part of the investigation were below the sub-slab California Human Health Screening Levels (CHHSLs) for commercial land use. Potential mitigation measures to consider as a result of the property being redeveloped for residential use include the installation of a vapor barrier and/or construction of an underground parking garage with open air circulation. The proposed project would include the construction of an underground parking garage with proper open air circulation, which would mitigate any potential impacts. A complete copy of this study has been included as part of the Planned Community Development Permit submittal to the City’s Planning Department. Hydrology and Water Quality The project site is located within the Lower San Diego Creek area of the overall Newport Bay Watershed, as shown in the HUC12 Watershed map. The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -11- The storm drain systems in the project area are owned and maintained by the City of Newport Beach. There is currently an existing catch basin on the project side of Dove Street, which discharges via an 18-inch reinforced concrete pipe (RCP) into the existing 54-inch RCP within Dove Street, which continues on to eventually discharge into the San Diego Creek and out to the Upper Newport Bay, and ultimately to the Pacific Ocean. As part of the proposed project, and to improve traffic safety, the existing driveway entrance to the project site on Dove Street will be relocated to more closely align with Westerly Place. As a result of this shift, the existing catch basin and an existing overhead street light will be relocated at the expense of the developer and will be included within the overall development of the proposed project. The project site is located within the Irvine subbasin of the Orange County Groundwater Basin. The historically highest groundwater level in the area of the project site is reported to be at a depth of approximately 10 feet beneath the ground surface. Site borings to depths of 30.5 feet conducted as part of the geotechnical engineering investigation encountered groundwater at a depth of 30 feet below the ground surface. Land Use and Planning Built in 1974, MacArthur Square may be currently described as an aging, underutilized, and underperforming neighborhood shopping center. Tenants include several restaurants, a dance studio, a dry cleaner, a liquor store, a wine store, a nail salon, clothing shops, and professional and medical offices. The shopping center’s economic survival relies primary on the weekday influx of workers to the area, as there are no residential developments within a mile of the site. Since the shopping center is located on lightly traveled streets (i.e., Dove Street, Scott Drive, Corinthian Way, and Martingale Way) and not visible from MacArthur Boulevard, weekend business activity at the shopping center is almost nonexistent. The project site has a General Plan land use designation of Mixed-Use Horizontal-2 (MU-H2), which allows for horizontal intermixing of uses that can include commercial office, multifamily residential, vertical mixed-use buildings, industrial, hotels, and ancillary commercial uses. The majority of properties adjacent the project site also have the same land use designation. The land use designation of the project site has been modified as part of the development of the Newport Place Planned Community area. This created a revised land use plan that included a residential development overlay to allow multi-family residential. Mineral Resources The proposed project would not have any effect on any adopted energy conservation plan, use of nonrenewable resources and would not result in any The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -12- loss of any known mineral resource that could be of future value to the region and residents of the State of California. Noise As shown in Figure N2, the proposed project site lies outside the 60 CNEL Roadway noise contour and outside of the 65 CNEL noise contour shown on the John Wayne Airport Environs Land Use Plan (AELUP). The location of the project site makes it clearly compatible based on the assumptions that the buildings associated with the proposed project are of conventional construction without any special noise insulation requirements. The future noise contours, shown in Figure N5, do not modify the compatibility of the proposed project. While there will be an increase in noise for the project area during construction, the proposed project would be subject to the provisions of the City of Newport Beach Municipal Code Section 10.28.040 regarding construction activity noise regulations. In compliance with these provisions, construction would be limited to 7:00 AM – 6:30 PM Monday-Friday and 8:00 AM – 6:00 PM on Saturday, with construction not allowed on Sundays or any federal holiday. Vibration from construction activities within the site may be noticeable to occupants of the existing 4-story office building on the adjacent property to the south, but these impacts should be minimal due to the distance (of nearly 150 feet) between the dividing property line and the office building. Impacts, if any, would be unavoidable during construction. It is anticipated that proposed project would not result in loud or continuous sources of noise that would violate the ambient noise standards of the City either during or after construction of the project. Population and Housing According to the General Plan Land Use Element Amendment Supplemental Environmental Impact Report prepared in May, 2014, the population of the Newport Beach was estimated to be 86,436 people. The City’s population is forecasted to grow by 7.2 percent during the period from 2008 to 2035 to approximately 90,030 persons. The estimated average household in Newport Beach was 2.22 persons, according to the SEIR. The City’s jobs-housing ratio is a general measure of the number of total jobs and number of total housing units in a defined geographic area, with no regard to economic restraints or individual preferences. This ratio is one indicator of the growth and quality of life in an area. An area is generally considered balanced when the ratio is 1.36; a ratio higher than this would indicate communities that are jobs-rich while a ratio lower than this would indicate communities that are housing rich. The DEIR states that the jobs-housing ratio is forecasted to decrease from 1.87 to 1.67 during the period of 2008 to 2035, which still indicates a jobs-rich environment and supports the fact that additional housing would help to provide a more balanced environment. The proposed project would introduce 384 residential units, which would result in an additional 853 persons to the City based on the 2013 average household of The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -13- 2.22 for the City of Newport Beach. While there would also be additional jobs introduced as a result of the proposed mixed-use development, though the number of potential jobs would be far less than the number of additional residents. This would allow a decrease in the jobs-housing ratio, which would be a beneficial impact of the proposed project. The proposed project would include studio, 1-bedroom, 2-bedroom and 3- bedroom units, as well as loft units that would vary in size from approximately 608 to approximately 1,500 square feet. As required, the proposed project would include 86 units affordable to lower-income households for a period of 30 years. The projected rent of the “market-rate” units will be based on the competing market rates for the general Irvine/Newport Beach area, while the units affordable to lower-income households will be determined based on the Housing Affordability information for the County of Orange. Public Services According to Figure 5.10-1 provided in the SEIR, the project site falls within the Santa Ana Unified School District (SAUSD) boundaries and would be served by James Monroe Elementary School, McFadden Intermediate, and Century High School. According to the SEIR, there is capacity for additional students within James Monroe Elementary and Century High School, while McFadden Intermediate School is currently over capacity. SAUSD obtains its funding from federal and state grant programs, as well as state or local taxes. SAUSD charges Level I developer impact fees, pursuant to California Senate Bill 50, which are assessed based upon the proposed square footage of residential, commercial/industrial, and or parking structure uses. The proposed project would be assessed a fee of $3.36 per square foot for residential uses and $0.54 square feet for commercial uses per the current SAUSD fee schedule and would be paid at the time that building permits are issued. Since the proposed project would be required to pay the impact fees determined by SAUSD, the impacts to SAUSD would be mitigated and considered less than significant. The proposed project would be provided with fire protection services by the Newport Beach Fire Department (NBFD). The NBFD is responsible for reducing loss of life and property from fire, medical, and environmental emergencies. The Fire Prevention Division of the NBFD also works in conjunction with the City’s Community Development and Public Works departments to ensure that all new construction are designed and built in compliance with state and local building and fire codes, including the provision of adequate emergency access and onsite fire protection measures. Station No. 7, located closest to the project site at 20401 Acacia Street, would be the first response in the case of an emergency at the project site. This station houses 1 engine and is staffed daily with 1 Fire Captain, 1 Fire Engineer, and 1 Firefighter. Stations No. 2, 3, 4, 6 and 8 would be added in response to larger fires and/or emergencies, if needed. Per the SEIR, the City-wide average response time (90% of the time) for priority incidents is 5 The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -14- minutes and 44 seconds. NBFD has indicated that there are currently no deficiencies in the level of fire protection services provided to the City, and that the proposed changes to the area as a result of the proposed project would minor and would not have a substantial impact on NBFD’s ability to adequately serve the area. The proposed project would be provided with police protection services by the Newport Beach Police Department (NBPD). The NBPD is responsible for police services, crime prevention and investigation, community awareness programs, and traffic control throughout the City. Additionally, the City is supported with aid from all law enforcement agencies within Orange County, including the Orange County Sheriff’s Department and the Costa Mesa Police Department. The existing project site and businesses are currently served by the NBPD. The proposed project would close the existing businesses within the project site and demolish the existing buildings to develop 384 residential units and 5,677 square feet of retail space. As a result of the proposed project, while there would be an increase in population and structures, it is not anticipated that the proposed project would have a significant impact on NBPD’s level of service. Recreation The proposed project would include 384 residential units, which would increase the population in the area and subsequently increase parkland demand. The Airport Area currently does not have any existing parkland due to the fact that there are currently no residential developments in this area. The future residents within the Airport Area would most likely use existing facilities within the proposed project’s service area - Santa Ana Heights (as shown in Figure R6), which is currently identified as having a park shortage per the SEIR the Eastbluff service area, and the Big Canyon service area, which are both identified as having substantial surpluses in park areas. In addition, and in accordance with the requirements of the General Plan, the proposed project would include over 20,630 square feet of park area which would be accessible to the public during daylight hours. This park area, in addition to the substantial amount of private on- site recreational space would serve the residents of the proposed project. When completed, the recently approved Uptown Newport project, located within the Airport Area on the west side of Jamboree between Birch and MacArthur would introduce 2 single acre public parks to the Airport Area. Transportation/Traffic The proposed project will not result in measureable traffic impacts on any street segment or intersection within the immediate and general area of the project site. Therefore, it is reasonably assumed that no traffic impact-related improvements are required. The existing shopping center is estimated to currently generate 2,855 daily The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -15- weekday vehicle trips, while the proposed mixed-use development is projected to generate 3,065 daily weekday vehicle trips, or 210 additional daily weekday trips. The City’s threshold for requiring a traffic impact study is 300 additional daily weekday trips. Thus, the proposed project is well under the threshold for traffic impacts. Traffic on the adjoining streets is extremely light, even during the A.M. and P.M. peak hours of weekday commute. All nearby intersections most likely operate at levels of service (LOS) C or better. Traffic speeds are well under 35 miles per hour on all adjoining streets, and there have been few, if any traffic accidents reported on any of the adjoining streets within the proximity of the proposed project site. Although no specific traffic improvements are required, the proposed project will feature enhancements that will encourage and lessen traffic within the immediate and general area of the project site. The mixed-use nature of the proposed project will result in lessening the use of private motor vehicles by residents and visitors alike. Due to the close proximity of employment, banking, restaurants, retail businesses, and other commercial ventures in the area, residents will find it convenient to walk or ride a bicycle rather than use a private motor vehicle. For those fly, the commercial and general aviation facilities at John Wayne Airport are within an easy 10-minute walking distance of the project site. Public transit stops are conveniently located within one or two blocks of the project site, and as part of the proposed transportation-related amenities of the proposed project, a pedestrian pathway will be included within a proposed 54- foot wide linear park that will run the entire length of the south property line of the project site, providing a continuous non-motor vehicle link between Dove Street and the Martingale Way cul-de-sac. On-site transportation-related amenities will include secured bicycle storage/ workshop facilities for use by residents, and electric vehicle charging stations that will be available for use by the public as well as residents. A convenient off-street passenger loading/unloading area will be provided within the parking structure for those using a taxi service or being picked up by others. Utilities and Service Systems Based on initial calculations of water use and wastewater generation, it has been determined that the existing water and sewer laterals currently serving the proposed project site can be reused without increase in size or number of points of connection. As for stormwater runoff, the quantity leaving the proposed project site would be substantially reduced, while the quality would be substantially improved through the inclusion of low impact development (LID) and best management practices (BMPs). Therefore, no upsizing of the existing storm drain system should be required. Percolation of stormwater runoff is not possible due to the historically shallow The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -16- water table under the project site (approximately 10-feet). However, pre- treatment and a bio-filtration system will be integrated into the design of the project to capture debris and reduce pollutants. Per the Will Serve letter provided by the Utilities Division of the Municipal Operations Department within the City of Newport Beach, the project site is currently being provided with water and wastewater services by the City and the proposed project would continue to be provided these services. It is believed that the City of Newport Beach has sufficient capacity to meet the demands of the proposed project. Hydraulic calculations for water and wastewater will be provided at a later time to confirm the demands of the proposed project against the City’s master plans. There are currently no master planned repair or projects scheduled in the area of the proposed project and the City has no knowledge of any service issues at the current time. AT&T has indicated that telephone facilities are readily available to service the proposed project, and service would be provided in accordance with the requirements of the California Public Utilities Commission. Cox Communications has indicated that facilities are readily available to service the proposed project and service, would include cable, internet access and phone services, if desired. Southern California Edison (SCE) has indicated electrical power will be made available to the proposed project in accordance with California Public Utilities Commission and Federal Energy Regulatory Commission tariffs. According to SCE, there may be the need to conduct utility studies (to be determined at a later time) to assess whether additions or modifications to the existing electric infrastructure are required to serve the proposed project. Southern California Gas Company has indicated natural gas is readily available to service the subject site and service will be made available in accordance with the service regulations and requirements of the California Public Utilities Commission. The storm drain systems in the project area are owned and maintained by the City of Newport Beach. There is currently an existing catch basin on the project side of Dove Street, which discharges via an 18-inch reinforced concrete pipe (RCP) into the existing 54-inch RCP within Dove Street, which continues on to eventually discharge into the San Diego Creek and out to the Upper Newport Bay, and ultimately to the Pacific Ocean. As part of the proposed project, and to improve traffic safety, the existing driveway entrance to the project site on Dove Street will be relocated to more closely align with Westerly Place. As a result of this shift, the existing catch basin and an existing overhead street light will be relocated at the expense of the developer and will be included within the overall development of the proposed project. The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -18- APPENDIX SECTION The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -19- Appendix Section A – Existing Site Photographs MacArthur Square Existing Site    Dove Street Entrance to Site    Mid‐Block Dove Street      Hokkaido Seafood Restaurant from Dove Street      Dove Street at Scott Drive Looking South      Hokkaido Seafood Restaurant from Scott Drive      Scott Drive Entrance to Site       Mid‐Block Scott Drive      Scott Drive at Corinthian Way    Corinthian Way at Scott Drive      Corea Galbi Korean BBQ from Corinthian Way      Corinthian Way at Martingale Way      Corea Galbi Korean BBQ from Martingale Way      Airport Wine from Martingale Way      Tapas Restaurant from Martingale Way      Il Barone Restaurant from Martingale Way      Martingale Way Cul‐de‐Sac      Il Barone Restaurant from South Property Line      Arnie’s Manhattan Deli from South Property Line    The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -20- Appendix Section B – Surrounding Area Photographs Surrounding Uses Dove Street Looking Southwest From Site    “The Hangars” ‐ Single‐story office buildings    “The Hangars” ‐ Single‐story office buildings    “The Hangars” ‐ Single‐story office buildings      Intersection of Dove Street with Westerly Place     Two‐story office buildings      Dove Street looking south from site      Scott Drive Looking Northwest From Site    Intersection of Scott Drive and Dove Street      Hand carwash      Hand carwash    Hand carwash      Benihana Japanese Restaurant    Intersection of Scott Drive and Corinthian Way      Corinthian Way Looking Northeast From Site    Tennis courts at Radisson hotel    Back view of Radisson hotel    Back view of Radisson hotel and adjacent Staples office supply store    Back view of Staples office supply store    Back view of Staples office supply store and single‐story retail plaza    Back view of single‐story retail plaza        Martingale Way Looking East From Site    Intersection of Martingale Way and Corinthian Way    Two‐story bank building    Two‐story bank building    Three‐story office building    Three‐story office building    Driveway access for three‐story office building    “The Classic Q” restaurant      South Property Line Looking South From Site    Driveway access for adjacent four‐story office building      Landscaping along property line    Landscaping along property line with four‐story office building beyond    Landscaping along property line with four‐story office building beyond      Landscaping along property line with four‐story office building beyond      Landscaping along property line with four‐story office building beyond    Driveway access to site with four‐story office building beyond    The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -21- Appendix Section C – Service/Area Maps !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !.!. !. !. !. !. !. R E S E R V OIR NEW POR T NEW P OR T JOAQUIN C H A N N E L BAY BIG BASIN CANYON SAN D I E GO C R EEK S A N I SLA N D (Dry) B A L B OA UPPER W E S T L I D O C H A N N E L CHANNEL H A R B O R E N T R A N C E TURN ING C H A N N E L RESERVOIR LID O PAC IFIC OCEAN BALBO AISLAND P IER S TATE P A RK BALBOA N EWPORT S TATE P A R K COAST CRYS T A LCOVE ISLE LIDO I S L A N D PIER NEW P O RT CRYSTALCOVE NEWPORT SHORES F A S H I O N W E ST N EWP O RT B LV D S U P E R I O R A V E N U E A N A A V E N U E I R V I N E A V E N U E C A M P U S D R I V E C O R O N A D E L M A R F R E E W A Y F ORD R O A D MA CART H UR BLV D S A N J O A Q U I N R OA D S A N J O A Q UIN HILLS TR A N S P O R T A T I O N C O R R I D O R NEWP O RT C O A S T D R I V E C OAST H I G H W A Y J A M B O R E E R O A D IRVINE COSTA MESA S A N T A H I L L S ?sE %&l( BIG CORONA LITTLE CORONA THE WEDGE LINDA ISLE HARBOR ISLAND COLLINS ISLAND NEWPORT DUNES NORTH STAR BEACH !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !.!. !. !. !. !. !. R E S E R V OIR NEW POR T NEW P OR T JOAQUIN C H A N N E L BAY BIG BASIN CANYON SAN D I E GO C R EEK S A N I SLA N D (Dry) B A L B OA UPPER W E S T L I D O C H A N N E L CHANNEL H A R B O R E N T R A N C E TURN ING C H A N N E L RESERVOIR LID O PAC IFIC OCEAN BALBO AISLAND P IER S TATE P A RK BALBOA N EWPORT S TATE P A R K COAST CRYS T A LCOVE ISLE LIDO I S L A N D PIER NEW P O RT CRYSTALCOVE NEWPORT SHORES F A S H I O N W E ST N EWP O RT B LV D S U P E R I O R A V E N U E A N A A V E N U E I R V I N E A V E N U E C A M P U S D R I V E C O R O N A D E L M A R F R E E W A Y F ORD R O A D MA CART H UR BLV D S A N J O A Q U I N R OA D S A N J O A Q UIN HILLS TR A N S P O R T A T I O N C O R R I D O R NEWP O RT C O A S T D R I V E C OAST H I G H W A Y J A M B O R E E R O A D IRVINE COSTA MESA S A N T A H I L L S ?sE %&l( BIG CORONA LITTLE CORONA THE WEDGE LINDA ISLE HARBOR ISLAND COLLINS ISLAND NEWPORT DUNES NORTH STAR BEACH Figure NR3 COASTAL VIEWS CITY of NEWPORT BEACH GENERAL PLAN PROJECT NUMBER: 10579-01 Source: City of Newport Beach, 2005 Date: 07/24/06 010.5 Miles 7N N: / G I S P r o j e c t s / N e w p o r t B e a c h _ 1 0 5 7 9 / c o a s t a l _ v i e w s . m x d Legend !.Public View Point Coastal View Road City Boundary County Shoreline Height Limitation Zone P A C I F I C O C E A N G U L F O F S A N T A C A T A LI N A CAPISTRANO BIG H T SanJuan Anchorage Mussel Cove Cres ce nt Bay Bay Newport Big CanyonRes San JoaquinRes ResBonita Bonita C r e e k Upper NewportBay DuckPonds BolsaBay BayAnaheim BOLSA CHICA CHANNEL ANAHEIM B A R B E R CIT Y C H A N N E L HuntingtonHarbour M o o d y C r e e k C a r b o n C r e e k F u l l e r t o n C r e e kBrea Creek UnionResAnaheim Creek Canyon Ca rb o n EAST G A R D E N G R O V E WIN TERSBURG CHANNEL WESTMINSTER CHANNEL Yorba LindaRes ANAHEIM U NIO N C A N AL V A L L E YANASANTA Olive HillsRes LaMiradaCreek Creek Coyote Santa Ana River AQUEDUCT Walnut CanyonRes AQUEDUCT Spring C r e e k Handy Creek S a n t i a g o SA N TA AN A DELHI CHANNEL PETERS CANYON C H A N N E L S a n Diego C r e e kSandCanyonWash Sand CanyonRes CHANNEL IRVINE EL M OD E NA Peters Canyon Wash Rattlesnake Canyon Wash WashCanyonHicks RattlesnakeRes ResSiphon ResCanyonPetersLower A Q U E D U C T Peters CanyonReservoir IrvineLake Spr TALBERT C H A N N E L GREENVILLE BANNING CHANNEL Buck G u l l y ResLaguna LambertRes SprTomato A qu a Chinon Wash Spring Spring MustangSpring S a n ti a g o Creek Spring VeehRes Re sElToro LakeMissionViejo Creek Aliso Creek Serrano ShrewsburySpring SprGrotto Spr SprBigcone Maple AlderSpring Los PinosSpring Hot Spring SpringCrow Trabuco Creek U pper O so Res. Salt Creek Horsetrough Spr B la c k Star Creek Spring Sulphur Sulphur Creek Creek Res Spring Arroyo J u a n Spring SprCreek S a n 1 U S GOV ERNMENT RAILROAD 405 22 605 UNION PACIFIC UNION PACIFIC 39 39 91 5 MunicipalAirport UNION P A C I F I C P A C I F I C UNIO N PACIFIC 91 55 57 57 142 90 72 90 PACIFIC UNION 39 72 UNION U NIO N ATCHISON TO PE KA AND SANTA FE 90 PACIFIC PACIFIC UNION 39 22 ATCHISON TOPEKA AND SANTA FE 55 P A CIFIC UNION John WayneAirport 133 73 5 91 405 55 5 1 ATCHISON TOPEKA A N D S A N T A F E 74 405 5 1 74 5 133 5 4 1 6 T 4 S T 8 ST 9 S 34 2 4 33 36 T 6 S T 7 S 1 6 36 T 5 ST 6 S 31 61 36 T 5 ST 6 S R 7 W R 6 W 6 1 T 4 ST 5 S 6 3136 1 R 8 W R 7 W R 5 W R 6 W 24 R 7 W R 6 W 31 T 6 ST 7 S 7 13 31 T 7 ST 8 S T 8 ST 7 S 3136 1 6 R 8 W R 7 W 32 2 GolfCourseGolfCourse GolfCourse GolfCourse GolfCourse Golf Course GolfCourse Golf Course Se a l Be a c h Be a c hSunset Surfside U S NAVAL WEAPONS STATION Seal BeachNatWildlifeRefuge HogIsland Sunset AquaticRegPark L a n d i n g Hill Rossm oor L O S A L A M I T O SGolfCourse Los Alamitos Cypress La PalmaB U E N A PA R K S U N S E T B E A C H O I L F I E L D L A B O L S A C H I C A GolfCourse Cem Jr College CommunityHospital KnottsBerryFarm Hospital Hospitals L O S C O Y O T E S GolfCourse GravelPit F u ll e rt o n D E S A N T A A N A Substation Hosp Disneyland Hosp Stanton LOS ALAMITOSARMYAIRFIELD BOLSA CHICA BEACHSTATEPARK Wintersburg H U N T I N G T O N B E A C H Park H U N T I N G T O NBEACH Cem Ocean View L A S B O L S A S We s t m i n s t e r MidwayCityCem Hosp G A R D E N G R O V E CountyHosp AnaheimStadium A N A H E I M YorbaRegionalPark Olive Atwood PeraltaHills H i l l s P e ra l t a Cerro Villa Heights S u b s t a t i o nVilla Park GolfCourse Yorba Linda Golf Course Placenti a Calif State UnivFullerton J U A N C A J O NS A NHosp Hosp EastCoyoteHills Hospital Regional ParkCraig Bre a B r e a C h e m Carbon Canyon DamRegionalParkBrea Canyon Sunny HillsHillsCoyoteWest Los CoyotesRegionalPark La HabraL A H A B R A F o u n t a i nValley Mile SquareRegionalParkUSNAVALRES US GOVTRES Gravel Pits C e mOrangeParkAcres RattlesnakePk PeakRobbers Weir Canyon Villa Park DamRegionalPark ParkIrvine GolfCourse Oak CanyonNatureCenter Walnut Canyon Canyon G y p s u m Orange ModenaEl Pa n or am aHeights S A N TIA G O D E S A N T A A AN Cemeteries Santa AnaCollegeHospital S A N T A A N A Tustin Siding GolfCourse Como East Irvine GolfCourse Irvine William R MasonRegionalPark Fr e n c hHillUniversityofCalifIrvine S A N J O A Q U I N Irvine Santiago Canyon LandfillCowanHeights L em o n H e ig h t s Red Hill PetersCanyon LittleJoaquin Valley GolfCourse Blind C a n y o n ClaymontMine FeatherlyRegionalPk C o a l Canyon Si e r r a Pe ak ScullyHill CanyonAnaHorseshoeBend S a nta Blue M u d C a n y o n C A N O N~D E S A N T A A N A San JuanHill G i l m a n Peak C a n y o nTelegraph C a n y o n SoquelCarbon C anyonCHINOHILLSOlinda AlphaLandfillCanyon T o n n e r WEST NEWPORT OIL FIELD Dyer FairviewDevelopmental Center Costa Me sa Santa AnaHeights Newport HeightsHosp SewageDisposal B e a c hNewport HU NT ING TO N BEACHSTATEPARK San Mateo Pt SAN CLEMENTESTATEBEACH C anyon Fremont S A N T I A G O D E S A M O L BalboaIsland Corona del MarPelicanHill Cemetery C o y o t e Canyon PelicanPoint ReefPoint Muddy Canyon Los Trancos C anyon Hills J o a q uin S a n Signal Pk C a nyo n B o m m e r Shady Canyon BeeCanyon Canyon Round Bowerman Landfill T h e Sinks Bolero Pk CanyonRidge Mesa Irvine Limestone Baker Silverado Black StarMine Black Star Canyon C anyon S A N T A A N A M O U N T A I N S N A T I O N A L F O R E S T Laguna Hills El Toro MissionViejo GolfCourse GolfCourse Serrano CreekPark GolfCourse Lake Forest~ C A N A D A D E L O S A L I S O S B orre g o Canyon W i l l i a m s Canyon H a r d i n g C a n y o n PineCanyon ModjeskaPeak S an t i a goPeak H oly Ji m C a n y o n C a n y o n YaegerMesa Tr a b u c o Pk Los Pinos Pk Old DominionMine L o n g C anyon POTRERO LOS PINOS C a nyo n C a n y o n L i o n Sugarloaf San JuanHotSpringsC a n y o n J u a n San C a n y o n C an yo n Spr ing Crow Spring H o t L u c a sCaspers Regional Park Canyon GolfCourse CourseGolf O'NeilPark Rancho SantaMargarita TrabucoCanyon Canyon C a n y o n Canyon D o v e Canyon P L A N O T R A B U C O Tijeras GolfCourse T R A B U C O C anyon English GolfCourseCourseGolf GolfCourse CourseGolf MissionSouthLaguna NiguelHill La gu na Nig ue l Aliso Point PointSugarloaf Cactus Po i nt PtDana S an Cleme nte GolfCourse SegundaDeshecha CAMP PE NDL ETONMARINECORPSBASECapistranoBeach Po i n tDana DOHENYSTATEBEACH S a n J u a nCapistrano Prima Deshecha Landfill B O C A D E L A P L A Y A Deshecha Prim a ~C a n a d a ~C a n a d a Cristianitos Canyon C a ny o n B l i n d T a l e g a C a n y o n Pl eas ant s Pk West Fork L a d d C L E V E L A N D Canyon E ast Fork B e d fo r dPeak S i l v e r a d o C a n y o n Bald Pk Cold T r a b u c o Modjeska Santiago Canyon L i v e O a k La gu na B e a c h PointAbalone Ba yEmerald HillTem p l e Laguna NiguelRegPark N I G U E L Gavilan GolfCourse CourseGolf C a n a d a ~ Canada ~ C h i q u it a M I S S I O N V I E J O O R L A P A S Gravel Pit Canyon Trampas Gabino Canyon V erd u g o Canyon Paz C a n y o n C a n y o n W h e e l W a g o n G o b e r n a d o r a B e l l La Loma Moro Canyon Canyon Emerald Boat Can CanyonAcres C a n y o n Laguna W o o d C a n y o n Katb ryn Three Arch Bay EL TORO MARINE CORPS AIR STATION(CLOSED) FullertonDam BreaDam GolfCourse GolfCourse California Adventure GolfCourse 22 5 8 79 29 36 19 23 20 103 113 440 19 9 52 43 8 351 32 13 51 130 33 241 176 928 11 22 263 345 278 266 390 984699 1375 1203 1062 7 5 4 826 1221 83 1 9 8 355 47 9 53 1 1733 308 344 316 209 169 208 616 66 228 LOSANGELES CO RIV E RSID E C O SAN BERNARDINO CO LOS ANGELES CO SAN DIEGO CO RIVERSIDE CO -117°30'0" -117°30'0" -117°37'30" -117°37'30" -117°45'0" -117°45'0" -117°52'30" -117°52'30" -118°0'0" -118°0'0" -118°7'30" -118°7'30" 33°52'30" 33°52'30" 33°45'0" 33°45'0" 33°37'30" 33°37'30" 33°30'0" 33°30'0" 33°22'30" 33°22'30" ORANGE COUNTY IMPORTANT FARMLAND 2010 C A L I F O R N I A D E P A R T M E N T O F C O N S E R V A T I O N D I V I S I O N O F L A N D R E S O U R C E P R O T E C T I O N F A R M L A N D M A P P I N G A N D M O N I T O R I N G P R O G R A M S T A T E O F C A L I F O R N I AEdmund G . B r o w n J r ., G o v e r n o rTHE N A T U R A L R E S O U R C E S A G E N C YJohn L a i r d , S e c r e t a r yDEPARTMENT O F C O N S E R V A T I O NDerek C h e r n o w , A c t i n g D i r e c t o r 160 4010 1 mile The minimum land usemapping unit is 10 acres,except Water, which ismapped to a minimum of40 acres. 1 square mile = 640 acres. Total County Area - 509,714 acresMapped Area - 509,714 acres LOSANGELES SANBERNARDINO ORANGE RIVERSIDE SANDIEGO Gulf of Santa C atalin a P A C I F I COCEAN SANT ACATALINA I PRIME FARMLAN D - 3,243 acres PRIME FARMLAND HAS TH E BE ST COMBINATION OF PHYSICAL AND CHEMICAL FEATUR ESABLE TO SUSTAIN LONG-TERM AGRICU LT URAL PRO DUCTION. THIS LAND HAS THE SOILQUALITY, GROW ING SEASO N, AND MOISTU RE SUPPLY NEEDE D TO PROD UCE SUSTAINEDHIGH YIELDS. LAND MUST HAVE BEEN USED FOR IRRIGATED AGRICULTURAL PRODUCTIONAT SOME TIME DURING THE FO UR YEARS PRIOR TO THE MAPPING DATE. FARMLAN D OF STATEWIDE IMPOR TANC E - 367 acres FARMLAND OF STATEWIDE IMP ORTANCE IS SIMILAR TO PRIME FARMLAND BUT W ITH MINORSHORTCOMINGS, SUCH AS GRE ATER SLOPES OR LESS ABILITY TO STORE SOIL MOISTU RE.LAND MUST HAV E BE EN U SED FOR IRRIGATED AG RICU LTU RAL PRODU CTION AT SOME TIMEDURING THE FOU R YEARS P RIOR TO THE MAPPING DATE. UN IQUE FARMLAND - 3,654 acres UNIQU E FARMLAND CONSIST S O F LESSER QU ALITY SOILS USED FOR THE PRODU CTION OFTHE STATE'S LEADING AGRICU LT URAL CROPS. THIS LAND IS USUALLY IRRIGATED, BUT MAYINCLUDE NONIR RIGATED ORCH ARDS OR V INEYARDS AS FOU ND IN SOME CLIMATIC ZONESIN CALIFORNIA. LAND MUST HAVE BEEN CROPPED AT SOME TIME DU RING THE FOUR YEARSPRIOR TO T HE MAPP ING DATE. OTH ER LAND - 174,667 acres OTHER LAND IS LAND NOT INCLUDED IN ANY OTHER MAPPING CATE GORY. COMMONEXAMPLES INCLUDE LOW DENSIT Y RURAL DE VELOPME NTS, BRU SH, TIMBER, W ETLAND,AND RIPARIAN AREAS NOT SUIT ABLE FOR LIV ESTOCK GRAZING, CONFINED LIVESTOCK ,POULTRY, OR AQUACULTURE F ACILITIES, STRIP MINES, BOR ROW PITS, AND WATER BODIE SSMALLER THAN 40 ACRES. VACANT AND NONAGRICULTURAL LAND SUR ROUNDED ON ALLSIDES BY URBAN DEVELOPMENT AND GR EATER THAN 40 ACRES IS MAPPED AS OTHER LAND. URB AN AN D BUILT-UP LAND - 289,172 acres URBAN AND BU ILT-U P LAND IS OCCU PIED BY STRUCTURES WITH A BUILDING DENSITY OFAT LEAST 1 UNIT T O 1.5 ACRES, OR APPROXIMATELY 6 STRUCTU RES TO A 10-ACRE PARCEL.COMMON E XAMPLES INCLUDE RESIDENTIAL, INDUSTRIAL, COMMERCIAL, INSTITUTIONALFACILITIES, CEMETERIES, AIRP ORTS, GOLF COURSES, SANITARY LANDFILLS, SE WAGETREATMENT, AND WATER CONTRO L STRU CTURES. WATER - 972 acres PERENNIAL WAT ER BODIES W IT H AN EXT ENT OF AT LE AST 40 ACRES. GRAZING LAN D - 37,639 acres GRAZING LAND IS LAND ON WHICH T HE EXISTING VEGETATION IS SUITED TO THE GRAZINGOF LIVEST OCK. S C A L E : 1 :1 0 0 ,0 0 01 inch represents approximately 1.6 miles 0 1 2 3 4 5 6 7 8 9 10 11 Kilometers 0 1 2 3 4 5 6 Miles Importan t F armlan d Maps are comp iled by the F armland Mapping and Mo nitoring Program (FMMP) pursuant toSection 655 70 of the California Government Cod e. To create the maps, FMMP combines current land use inform ationwith U .S. D epartment of Agriculture-Natural Resources Conservation Service (NRCS) soil survey data. Soil unitsqualifying for Prime Farmland and Farmland of Statew ide Importance are determined by the NRCS. Changes to soilprofiles sub sequent to publication of NR CS soil surveys are not reflected on this map. This map was develo ped usingNRCS digital soil data (SSURGO ) and may contain individual soil units as small as one acre. Farmland Mapp ing and Monitoring Program 801 K Street, MS 18 -01 Sacramento, CA 9581 4 Phone: (9 16) 324 -085 9 e-mail: fmm p@conservation.ca.gov © California Department of Conservation, Division of Land Resource Protection, 2011. Map p ublished August 20 11. Addition al data is avail able at www .conservation.ca.gov/d lrp /fm mp, including detail on the program , full sizePDF maps, map categories, statistics, field summ aries, and GIS data for dow nload. Contact the: The Department of Conservation makes no w arranties as to the suitability of this pro duct for any particular purpose. This map should be used with in t he l imi ts of its purpose - as a current inventory of agricultural land resources.This m ap does not necessarily reflect general plan or zoning designations, city limit lines, changing economic or marketconditions, or other factors w hich may be tak en into consideration when land use policies are determined. This m ap isnot designed for parcel-specific planning purposes due to its scale and the ten-acre m inimum land use m apping unit.Classification of im portant farmland and urban areas on this map is based on best available data. The information hasbeen delineated as accurately as p ossible at 1 :24,000-scale, but no claim to meet 1:24,000 National Map AccuracyStandards is made due to variations in the quality of source data. Land use status is determined using current and historic aerial im agery, supplemental GIS data, and field verification.Im agery sources m ay includ e p ub lic domain d atasets, w eb-based information, and comm ercially purchased data,dep ending on data availab ility. Supplemental data on land management status is obtained from federal, state, andlocal governm ents. Map reviewers at the local level contribute valuable info rmation with their com ments and suggestions.Please refer to FMMP field analyst reports for each county to obtain specific citations. Cultural base information for the Im portant Farm land Maps was derived from public dom ain data sets, based upondesign of the U.S. Geological Survey, with up dates generated by digitizing over current im agery. R E S E R V OI R NEWPORT NE WP O RT JOAQUIN C H A N N E L B AY B I G BASIN CA NYO N SAN D IEGO CREEK SAN ISLA N D (Dry) BAL BOA UPPER W E S T L I D O C H A N N E L CHANNEL H A R B O R E N T R A N C E T URNIN G C H A N N E L RESERVOIR LID O PACIFIC OCEAN I SLE P I E R CORONA NEWPORT CRYSTAL C O V E WE S T J E T T Y SHORES LIDO C i t y o f N e w p o rt Beach F A S H I O N E A S T J E T T Y ISLAND NEWPORT RIDGE HARBOR B I G NEWPORT PIER ISLAND DUNES NORTH RIVER JETTY ISLAND LIDO COLLINS PENINSULA C i t y o f Irvine S TATE P A RK BALBOA I SLAND I S L A N D ISLE STAR CORONA WEDGE BEACH L I N D A T H E N E WPO RT NEWPORT COAST CAMEO BALBOA B A Y SANTA ANA LITTLE SHORES CRYSTAL COVE STATE PARK NEWPORT B LV D S U P E R I O R A V E N U E A N A A V E N U E I R V I N E A V E N U E C A M P U S D R I V E C O R O N A D E L M A R F R E E W A Y FORD R O A D M A C ARTH UR B LV D S A N J O A Q U I N R O A D S A N J O A Q UIN HILLS TR A N S P O R T A T I O N C O R R I D O R NEWPO RT C O A S T D R I V E C OAST H I G H W A Y J A M B O R E E R O A D IRVINE COSTA MESA S A N T A H I L L S ?sE %&l( !16 !15 !4 !14 !23 !1 !12 !28 !20 !3 !10 !8 !21 !9 !17 !6 !7 !13 !27 !24 !11 !2 !22 !25 !5 !26 !19 !18 R E S E R V OI R NEWPORT NE WP O RT JOAQUIN C H A N N E L B AY B I G BASIN CA NYO N SAN D IEGO CREEK SAN ISLA N D (Dry) BAL BOA UPPER W E S T L I D O C H A N N E L CHANNEL H A R B O R E N T R A N C E T URNIN G C H A N N E L RESERVOIR LID O PACIFIC OCEAN I SLE P I E R CORONA NEWPORT CRYSTAL C O V E WE S T J E T T Y SHORES LIDO C i t y o f N e w p o rt Beach F A S H I O N E A S T J E T T Y ISLAND NEWPORT RIDGE HARBOR B I G NEWPORT PIER ISLAND DUNES NORTH RIVER JETTY ISLAND LIDO COLLINS PENINSULA C i t y o f Irvine S TATE P A RK BALBOA I SLAND I S L A N D ISLE STAR CORONA WEDGE BEACH L I N D A T H E N E WPO RT NEWPORT COAST CAMEO BALBOA B A Y SANTA ANA LITTLE SHORES CRYSTAL COVE STATE PARK NEWPORT B LV D S U P E R I O R A V E N U E A N A A V E N U E I R V I N E A V E N U E C A M P U S D R I V E C O R O N A D E L M A R F R E E W A Y FORD R O A D M A C ARTH UR B LV D S A N J O A Q U I N R O A D S A N J O A Q UIN HILLS TR A N S P O R T A T I O N C O R R I D O R NEWPO RT C O A S T D R I V E C OAST H I G H W A Y J A M B O R E E R O A D IRVINE COSTA MESA S A N T A H I L L S ?sE %&l( !16 !15 !4 !14 !23 !1 !12 !28 !20 !3 !10 !8 !21 !9 !17 !6 !7 !13 !27 !24 !11 !2 !22 !25 !5 !26 !19 !18 N: / G I S P r o j e c t s / N e w p o r t B e a c h _ 1 0 5 7 9 / e s a . m x d Figure NR2 ENVIRONMENTAL STUDY AREAS CITY of NEWPORT BEACH GENERAL PLAN PROJECT NUMBER: 10579-01 Source: City of Newport Beach, 2005 Date: 7/13/06 00.51 Miles 7N Seminuik Slough 1 Northstar Beach 2 West Bay 3 San Diego Creek 6 Eastbluff Remnant 7 Big Canyon 8 Newporter North 9 Buck Gully 10 Morning Canyon 11 Newport Beach Marine Life Refuge12 Castaways13 Banning Ranch 14 Newport Coast 15 Los Trancos, Pelican Hill 16 Ridge Park 17 IrvineCoastMarineLifeRefuge18 Giant Kelp Bed in Newport Harbor Entrance Channel 19 Bonita Canyon Creek Watershed20 San Joaquin Reservoir 21 Arroyo Park 22 Coyote Canyon 23 MacArthur and Bison 24 MacArthur/SanMiguel25 MacArthur/SanJoaquin26 Spyglass Hill 27 Non-Coastal Buck Gully 28 De Anza Bayside Marsh Peninsula5 Upper Newport Bay State Marine Park and Upper Newport Bay Nature Preserve 4 Newport Bay 1 405 5 405 5 5 73 261 1 55 73 55 22 261 Lower San Diego Creek180702040103 Peters Canyon Wash180702040101 Upper San Diego Creek180702040102 Lower San Diego Creek180702040103 Buck Gully -Frontal Pacific Ocean180702040202 22 133 133Com m e r c i a l N u r s e r i e s CALTRANSDenitrification Newport Bay180702040201 Santa A na Fwy Costa Mesa Fwy S a n t a A n a F w y Costa Mesa Fwy Costa Mesa F wy G a r d e n G r o v e F w y Costa Mesa Fw y Eastern Trans Corridor Foothill T r a ns Corridor Foothill Trans Corridor E a st e r n T rans C o rrid or IRWD- MichelsonTreatment Plant& Wetlands Orange Tustin FountainValley Irvine CostaMesa NewportBeach LagunaHillsAlisoViejo MissionViejo LakeForest GardenGrove SantaAna P a c i f i c O c e a n California Nevada Newport Bay HUC12 Watersheds WTR0901730.1 December 23, 20090241Miles El Toro Marine Corps Air Station Watershed Boundary Impaired Waters 2006 303(d) list AreaLinear Water Quality Monitoring Stations Nursery Implementation Actions CALTRANS Denitrification IRWD-Michelson Treatment Plant & Wetlands Source: Santa Ana Regional Water Board UPPER NEWPORT BAY A C I F I C A N A A V E N U E I R V I N E A V E N U E C A M P U S D R I V E C O R O N A D E L M A R F R E E W A Y F ORD ROA D S A N S A N J O A Q U IN H I LLS T R A N S P O R T A T I O N C O R R I D O R J A M B O R E E R O A D IRVINE ?k 0 John Wayne Airport UPPER NEWPORT BAY A C I F I C A N A A V E N U E I R V I N E A V E N U E C A M P U S D R I V E C O R O N A D E L M A R F R E E W A Y F ORD ROA D S A N S A N J O A Q U IN H I LLS T R A N S P O R T A T I O N C O R R I D O R J A M B O R E E R O A D IRVINE ?k 0 John Wayne Airport N: / G I S P r o j e c t s / N e w p o r t B e a c h _ 1 0 5 7 9 / N o i s e 1 . m x d EXISTING NOISE CONTOURS CITY of NEWPORT BEACH GENERAL PLAN PROJECT NUMBER: 10579-01 Source: City of Newport Beach, Mestre Greve Associates and EIP Associates Date: 4/20/06 7N 0 Miles Figure N2 Roadway Noise Contours 70 CNEL 65 CNEL 60 CNEL AELUP Noise Contours 70 CNEL 65 CNEL 60 CNEL City Boundary John Wayne Airport (2) INDEX The noise contours represent the maximum possible traffic noise levels at locations within them (i.e., they do not account for building placement or traffic speeds, nor include the attenuating effects of walls, structures, and terrain features that might intervene between the roads and any location of interest). C A M P U S D R IV E C O R O N A D E L M A R F R E E W AY IRVINE COSTA M E S A ?sE %&l( UPPER NEWPORT BAY 3 6 3 3 2 24 4 6 1 2 2 2 6 224 4 3 3 3 3 5 5 11 6 6 3 6 5 6 6 60-dB 65-dB 70- d B 75-dB 60-dB 65-dB 70-dB 75-dB C A M P U S D R IV E C O R O N A D E L M A R F R E E W AY IRVINE COSTA M E S A ?sE %&l( UPPER NEWPORT BAY 3 6 3 3 2 24 4 6 1 2 2 2 6 224 4 3 3 3 3 5 5 11 6 6 3 6 5 6 6 60-dB 65-dB 70- d B 75-dB 60-dB 65-dB 70-dB 75-dB JWA CLEAR ZONE/RUNWAY PROTECTION ZONES AND ACCIDENT POTENTIAL ZONES CITY of NEWPORT BEACH GENERAL PLAN PROJECT NUMBER: 10579-01 Source: Airport Land Use Commission for Orange County, 2006 Date: 6/20/06 00.50.25 Miles 7 N N: \ G I S P r o j e c t s \ N e w p o r t B e a c h _ 1 0 5 7 9 \ A i r p o r t _ s a f e t y _ Z o n e s . m x d Figure S5 Legend Safety Compatibility Zones for Runway 1L and 19R (a medium general aviation runway as described in the California Airport Land Use Planning handbook, January 2002) Safety Compatibility Zones for Runway 1R and 19L (a short general aviation runway as described in the California Airport Land Use Planning handbook, January 2002) AELUP Noise Contours Water Body CityBoundary Highway Right of Way 1. Runway Protection Zone 2. Inner Approach/Departure Zone 3. Inner Turning Zone 4. Outer Approach/Departure Zone 5. Sideline Zone 6. Traffic Pattern Zone Safety Compatibility Zones UPPER NEWPORT BAY A C I F I C A N A A V E N U E I R V I N E A V E N U E C A M P U S D R I V E C O R O N A D E L M A R F R E E W A Y F ORD ROA D S A N S A N J O A Q U IN H I LLS T R A N S P O R T A T I O N C O R R I D O R J A M B O R E E R O A D IRVINE ?k 0 John Wayne Airport UPPER NEWPORT BAY A C I F I C A N A A V E N U E I R V I N E A V E N U E C A M P U S D R I V E C O R O N A D E L M A R F R E E W A Y F ORD ROA D S A N S A N J O A Q U IN H I LLS T R A N S P O R T A T I O N C O R R I D O R J A M B O R E E R O A D IRVINE ?k 0 John Wayne Airport N: / G I S P r o j e c t s / N e w p o r t B e a c h _ 1 0 5 7 9 / N o i s e 1 . m x d FUTURE NOISE CONTOURS CITY of NEWPORT BEACH GENERAL PLAN PROJECT NUMBER: 10579-01 Source: City of Newport Beach, Mestre Greve Associates and EIP Associates Date: 4/20/06 7N 0 Miles Figure N5 Roadway Noise Contours 70 CNEL 65 CNEL 60 CNEL AELUP Noise Contours 70 CNEL 65 CNEL 60 CNEL City Boundary John Wayne Airport (2) INDEX The noise contours represent the maximum possible traffic noise levels at locations within them (i.e., they do not account for building placement or traffic speeds, nor include the attenuating effects of walls, structures, and terrain features that might intervene between the roads and any location of interest). FAIR DR LA F A Y E T T E A V JA M B O REE R D IRV I N E A V SUP E R I O R A V C A M P U S D R BISO N A V M A C A R T H UR BLVD D E L M A R A V U N I V E R SIT Y D R E COASTHY SW B I R C H S T COAST H W Y N B R I S T O L S T FA I R V I E W R D 19TH ST VIALI D O C O A S T H W 22 N D S T B A L B O A B L V D VICTORIA ST STA A N A A V B RIST O L STWWILSONST TUS T I N A V RALEIGH AV M ICHELSONDR W BALBOA B L W 19 ST M A C A R T HU R B L EBALBOABL 15TH ST ALT O N P K W E S T C L I F F D R BIRC H S T NEWPORTBL SHA D Y CAN Y O N D R CAR L S O N A V LAK E R D BONITA CANYON DR OSBORN R I D G E LI N E MA R K L N E 1 9 S T NEW P O R T B L V D E 1 7 S T FORDRD EAST YALE LO O P VI L L A PO I N T D R M A R G U E R I TE AV S A N T I A G O D R HOSPITAL RD ARLINGTON DR E YALE LO B A YSID E DR S A N J O A Q U I N H I L L S R D HA R B O R B L 17TH ST M ESA DR AVOCADO AV E 1 6 S T C RE E K R D MERRIMAC WY C O A ST H Y S A N M I G U E L D R PL A C E N T I A A V DOVER D R NE W P O R T C E NTER DR T URTLEROCK DR SPY GLASS HI L L RD R I D G E L I N E D R MESA V E R D E D R W E S T EASTBLUFFDR HARVARDAV W E S T YALE LO O P STA CRUZ D R NEWPORT COAST DR åå å å å åå å åå å å å å å å å å ²µ ²µ ²µ ²µ ²µ²µ²µ ²µ ca ?s A° ?Ô ?Ô Police Department Fire Station #5 Fire Station #3 Fire Station #6 Fire Station #2 Fire Station #4Fire Station #1 Fire Station #8 Fire Station #7 CNB - 15.0 0 10.5 Miles 3/4/2014 6:35:09 PM Fire, Police, and School Locations Figure 5.10-1 ca PoliceDepartment ²µFDStations å Schools City Boundary Unified School Districts Irvine School District Laguna Beach School District Newport-Mesa School District Santa Ana School District Land Use Element Update Note: The City of Newport Beach Planning Area is surrounded by other developed areas of the cities of Huntington Beach, Costa Mesa, Irvine, and unincorporated areas of Orange County. Directly adjacent to the City’s boundaries include Banning Ranch to the northeast, the John Wayne Airport and residential homes to the north, University of California, Irvine along the northeast, Bommer Canyon Community Park to the east, and Crystal Cove State Park to the south. University of California, Irvine Banning Ranch Bommer Canyon Community Park Crystal Cove State Park John Wayne Airport I r v i n e I r v i n e C o s t a C o s t aM e s a M e s a U n i c o r p o r a t e d U n i c o r p o r a t e dO r a n g e O r a n g eC o u n t y C o u n t y H u n t i n g t o n H u n t i n g t o nB e a c h B e a c h Supplemental EIR Source: City of Newport Beach, 2014 5. Environmental Analysis FA I R C H I L D R D BU N Y A S T B IR C H S T SPR U C E A V E CA R O B S T L A V I D A WES T E R L Y P L AC A C I A S T BU C K E Y E ST O R C H A R D D R ORC HID S T W I N D W A R D L N DO VE S T B R I S T O L S T N S KYL A R K L N 2 1 S T S T OND A B R I S T O L S T SC O TT D R CA M EL B A C K S T EA S T B L U FF D R M A C A R T H U R B L V D NA T A S I E R R A V I S T A PLAYA ALEPPO S T RED L A N D S D R JA M B O R E E RD A Z U R E A V E BAY V IEW A V E AST UNIVERSITY D R BELLIS S T A CYP R E S S S T 2 3 R D S T M E S A D R M E S A D R U N I V E R S I T Y D R L A S A L U D IRV I N E A V E B I R C H S T H I G H L A N S A N T I A G O D R B IR C H ST BISON A V E Q U A I L S T LA S A LUD SA N T I A G O D R ó% ó% C A M P U S D R I V E C O R O N A D E L M A R F R E E W A Y ?sE 4 Santa Ana Heights !2 !2 !2 !1 B A FA I R C H I L D R D BU N Y A S T B IR C H S T SPR U C E A V E CA R O B S T L A V I D A WES T E R L Y P L AC A C I A S T BU C K E Y E ST O R C H A R D D R ORC HID S T W I N D W A R D L N DO VE S T B R I S T O L S T N S KYL A R K L N 2 1 S T S T OND A B R I S T O L S T SC O TT D R CA M EL B A C K S T EA S T B L U FF D R M A C A R T H U R B L V D NA T A S I E R R A V I S T A PLAYA ALEPPO S T RED L A N D S D R JA M B O R E E RD A Z U R E A V E BAY V IEW A V E AST UNIVERSITY D R BELLIS S T A CYP R E S S S T 2 3 R D S T M E S A D R M E S A D R U N I V E R S I T Y D R L A S A L U D IRV I N E A V E B I R C H S T H I G H L A N S A N T I A G O D R B IR C H ST BISON A V E Q U A I L S T LA S A LUD SA N T I A G O D R ó% ó% C A M P U S D R I V E C O R O N A D E L M A R F R E E W A Y ?sE 4 Santa Ana Heights !2 !2 !2 !1 B A N: / G I S P r o j e c t s / N e w p o r t B e a c h _ 1 0 5 7 9 / p a r k s _ s e r v i c e a r e a 4 . m x d SERVICE AREA 4 RECREATION AND OPEN SPACE PLAN CITY of NEWPORT BEACH GENERAL PLAN Source: City of Newport Beach and EIP Associates 7N 0 0.25 0.5 Miles Date: 6/13/06 Figure R6 ?sE %&l( A°E Legend Service Area Upper Newport Ecological Reserve City Boundary County Existing Recreation Facility Bayview Park Upper Newport Bay Regional Park Proposed Park ó%Santa Ana Heights Community Park ó%Santa Ana Heights Pocket Park* 1 2 A B * Exact location of proposed 20-30 acre park to be determined The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -22- Appendix Section D – Will Serve Letters CONSULTING ENGINEERS/SURVEYORS/PLANNERS 4100 Newport Place Drive, Suite 200 (949) 756-6440 Newport Beach, California 92660 Fax (949) 756-6444 March 19, 2014 George Murdoch City of Newport Beach – Utilities Department 100 Civic Center Drive Newport Beach, California 92660 Re: Request: “Will Serve” Letter: Sewer & Water Availability for Service Proposed: 5.67-Acre Development for proposed 384-Unit Residential Apartments and 4,280 sq. ft. of Commercial Existing Address: 1701 Corinthian Way; 4251, 4253 & 4255 Martingale Drive; 4200, 4220 & 4250 Scott Drive; 16600 Dove Street Newport Beach, California 92660 APN: 427-172-02, -03, -05, and -06 Dear Mr. Murdoch: KHR Associates is investigating a proposed mixed-use project site at the above referenced location. In order to prepare for the potential project development, we are requesting a will serve letter from the City of Newport Beach Utilities Department that addresses the following items: 1. Confirm that sewer and water service are available to the property and that the City of Newport Beach Utilities Department will have sufficient capacity to service the project as described. 2. Verify all fee schedule and applicable costs that may be required or have an impact on the proposed project, including reimbursement agreements, application processes and bonding requirements associated with servicing the project 3. Include any relevant as-built plans or maps of existing service at project site 4. Identify possible improvements and service issues Enclosed for your reference are The Thomas Guide map and an aerial view of the proposed project site location. Thank you in advance for your assistance in providing an availability letter regarding this project, and information on any potential issues that may arise from the proposed project. If the City of Newport Beach Utilities Department does not maintain the project area, please state so in a formal letter. For your convenience, you may provide a PDF addressed to my attention at jpierce@khrdesign.com. If you should need any additional information, please feel free to call me at (949) 756-6440. Sincerely yours, KHR Associates Jennifer Pierce CONSULTING ENGINEERS/SURVEYORS/PLANNERS 4100 Newport Place Drive, Suite 200 Tel (949) 756-6440 Newport Beach, California 92660 Fax (949) 756-6444 March 19, 2014 Karen Darney Southern California Edison 14155 Bake Parkway, Building A Irvine, CA 92618 Re: Request: “Will Serve” Letter: Electrical Availability for Service Proposed: 5.67-Acre Development for proposed 384-Unit Residential Apartments and 4,280 sq. ft. of Commercial Existing Address: 1701 Corinthian Way; 4251, 4253 & 4255 Martingale Drive; 4200, 4220 & 4250 Scott Drive; 16600 Dove Street Newport Beach, California 92660 APN: 427-172-02, -03, -05, and -06 Dear Ms. Darney: KHR Associates is investigating a proposed mixed-use project site at the above referenced location. In order to prepare for the potential project development, we are requesting a will serve letter from Southern California Edison that addresses the following items: 1. Confirm that electrical service is available to the property and that Southern California Edison will have sufficient capacity to service the project as described. 2. Verify all fee schedule and applicable costs that may be required or have an impact on the proposed project, including reimbursement agreements, application processes and bonding requirements associated with servicing the project 3. Include any relevant as-built plans or maps of existing service at project site 4. Identify possible improvements and service issues Enclosed for your reference are The Thomas Guide map and an aerial view of the proposed project site location. Thank you in advance for your assistance in providing an availability letter regarding this project, and information on any potential issues that may arise from the proposed project. If Southern California Edison does not maintain the project area, please state so in a formal letter. For your convenience, you may provide a PDF addressed to my attention at jpierce@khrdesign.com. If you should need any additional information, please feel free to call me at (949) 756-6440. Sincerely yours, KHR Associates Jennifer Pierce CONSULTING ENGINEERS/SURVEYORS/PLANNERS 4100 Newport Place Drive, Suite 200 (949) 756-6440 Newport Beach, California 92660 Fax (949) 756-6444 March 19, 2014 Alicia Gray Cox Communications 29947 Avenida de las Banderas Rancho Santa Margarita, CA 92688 Re: Request: “Will Serve” Letter: Cable Availability for Service Proposed: 5.67-Acre Development for proposed 384-Unit Residential Apartments and 4,280 sq. ft. of Commercial Existing Address: 1701 Corinthian Way; 4251, 4253 & 4255 Martingale Drive; 4200, 4220 & 4250 Scott Drive; 16600 Dove Street Newport Beach, California 92660 APN: 427-172-02, -03, -05, and -06 Dear Ms. Gray: KHR Associates is investigating a proposed mixed-use project site at the above referenced location. In order to prepare for the potential project development, we are requesting a will serve letter from Cox Communications that addresses the following items: 1. Confirm that cable service is available to the property and that Cox Communications will have sufficient capacity to service the project as described. 2. Verify all fee schedule and applicable costs that may be required or have an impact on the proposed project, including reimbursement agreements, application processes and bonding requirements associated with servicing the project 3. Include any relevant as-built plans or maps of existing service at project site 4. Identify possible improvements and service issues Enclosed for your reference are The Thomas Guide map and an aerial view of the proposed project site location. Thank you in advance for your assistance in providing an availability letter regarding this project, and information on any potential issues that may arise from the proposed project. If Cox Communications does not maintain the project area, please state so in a formal letter. For your convenience, you may provide a PDF addressed to my attention at jpierce@khrdesign.com. If you should need any additional information, please feel free to call me at (949) 756-6440. Sincerely yours, KHR Associates Jennifer Pierce CONSULTING ENGINEERS/SURVEYORS/PLANNERS 4100 Newport Place Drive, Suite 200 (949) 756-6440 Newport Beach, California 92660 Fax (949) 756-6444 March 19, 2014 Mr. Bob Sturtevant AT&T 3939 E. Coronado Street, 2nd Floor Anaheim, CA 92807 Re: Request: “Will Serve” Letter: Telephone Availability for Service Proposed: 5.67-Acre Development for proposed 384-Unit Residential Apartments and 4,280 sq. ft. of Commercial Existing Address: 1701 Corinthian Way; 4251, 4253 & 4255 Martingale Drive; 4200, 4220 & 4250 Scott Drive; 16600 Dove Street Newport Beach, California 92660 APN: 427-172-02, -03, -05, and -06 Dear Mr. Sturtevant: KHR Associates is investigating a proposed mixed-use project site at the above referenced location. In order to prepare for the potential project development, we are requesting a will serve letter from AT&T that addresses the following items: 1. Confirm that telephone service is available to the property and that AT&T will have sufficient capacity to service the project as described. 2. Verify all fee schedule and applicable costs that may be required or have an impact on the proposed project, including reimbursement agreements, application processes and bonding requirements associated with servicing the project 3. Include any relevant as-built plans or maps of existing service at project site 4. Identify possible improvements and service issues Enclosed for your reference are The Thomas Guide map and an aerial view of the proposed project site location. If there is any requested item that results in a fee, please send an invoice and wait for a response prior to sending the item. Thank you in advance for your assistance in providing an availability letter regarding this project, and information on any potential issues that may arise from the proposed project. If AT&T does not maintain the project area, please state so in a formal letter. For your convenience, you may provide a PDF addressed to my attention at jpierce@khrdesign.com. If you should need any additional information, please feel free to call me at (949) 756-6440. Sincerely yours, KHR Associates Jennifer Pierce CONSULTING ENGINEERS/SURVEYORS/PLANNERS 4100 Newport Place Drive, Suite 200 Tel (949) 756-6440 Newport Beach, California 92660 Fax (949) 756-6444 March 19, 2014 Rosalyn Squires Southern California Gas Company - Transmission Department 9400 Oakdale Avenue Chatsworth, CA 91311 Re: Request: “Will Serve” Letter: Gas Availability for Service Proposed: 5.67-Acre Development for proposed 384-Unit Residential Apartments and 4,280 sq. ft. of Commercial Existing Address: 1701 Corinthian Way; 4251, 4253 & 4255 Martingale Drive; 4200, 4220 & 4250 Scott Drive; 16600 Dove Street Newport Beach, California 92660 APN: 427-172-02, -03, -05, and -06 Dear Ms. Squires: KHR Associates is investigating a proposed mixed-use project site at the above referenced location. In order to prepare for the potential project development, we are requesting a letter from Southern California Gas Company that addresses the following items: 1. Confirm that natural gas service is available to the property and that Southern California Gas Company will have sufficient capacity to service the project as described. 2. Verify all fee schedule and applicable costs that may be required or have an impact on the proposed project, including reimbursement agreements, application processes and bonding requirements associated with servicing the project 3. Include any relevant as-built plans or maps of existing service at project site 4. Identify possible improvements and service issues Enclosed for your reference are The Thomas Guide map and an aerial view of the proposed project site location. Thank you in advance for your assistance in providing an availability letter regarding this project, and information on any potential issues that may arise from the proposed project. If Southern California Gas Company does not maintain the project area, please state so in a formal letter. For your convenience, you may provide a PDF addressed to my attention at jpierce@khrdesign.com. If you should need any additional information, please feel free to call me at (949) 756-6440. Sincerely yours, KHR Associates Jennifer Pierce CONSULTING ENGINEERS/SURVEYORS/PLANNERS 4100 Newport Place Drive, Suite 200 Tel (949) 756-6440 Newport Beach, California 92660 Fax (949) 756-6444 March 19, 2014 Peter Serrano Southern California Gas Company - Distribution Department 1919 S. State College Boulevard Anaheim, CA 92806 Re: Request: “Will Serve” Letter: Gas Availability for Service Proposed: 5.67-Acre Development for proposed 384-Unit Residential Apartments and 4,280 sq. ft. of Commercial Existing Address: 1701 Corinthian Way; 4251, 4253 & 4255 Martingale Drive; 4200, 4220 & 4250 Scott Drive; 16600 Dove Street Newport Beach, California 92660 APN: 427-172-02, -03, -05, and -06 Dear Mr. Serrano: KHR Associates is investigating a proposed mixed-use project site at the above referenced location. In order to prepare for the potential project development, we are requesting a letter from Southern California Gas Company that addresses the following items: 1. Confirm that natural gas service is available to the property and that Southern California Gas Company will have sufficient capacity to service the project as described. 2. Verify all fee schedule and applicable costs that may be required or have an impact on the proposed project, including reimbursement agreements, application processes and bonding requirements associated with servicing the project 3. Include any relevant as-built plans or maps of existing service at project site 4. Identify possible improvements and service issues Enclosed for your reference are The Thomas Guide map and an aerial view of the proposed project site location. Thank you in advance for your assistance in providing an availability letter regarding this project, and information on any potential issues that may arise from the proposed project. If Southern California Gas Company does not maintain the project area, please state so in a formal letter. For your convenience, you may provide a PDF addressed to my attention at jpierce@khrdesign.com. If you should need any additional information, please feel free to call me at (949) 756-6440. Sincerely yours, KHR Associates Jennifer Pierce Environmental Information Form The Residences at Newport Place Newport Beach, California September 18, 2014; Rev. 1: March 2, 2015; Rev. 2: July 8, 2015 Prepared for NNeewwppoorrtt PPllaaccee RReessiiddeennttiiaall Prepared by The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -i- Table of Contents Page Executive Summary ..................................................................................................... 1  Existing Project Environmental Setting ....................................................................... 1  Legal Description .................................................................................................. 3  Surrounding Environmental Setting ............................................................................. 4  Potential Environmental Effects ................................................................................... 4  Aesthetics .............................................................................................................. 4  Agriculture and Forest Resources ........................................................................ 5  Air Quality .............................................................................................................. 6  Biological Resources ............................................................................................ 7  Cultural Resources ............................................................................................... 8  Greenhouse Gas Emissions ................................................................................. 8  Geology and Soils ................................................................................................. 9  Hazards and Hazardous Materials ..................................................................... 10  Hydrology and Water Quality .............................................................................. 10  Land Use and Planning ...................................................................................... 11  Mineral Resources .............................................................................................. 11  Noise ................................................................................................................... 12  Population and Housing ...................................................................................... 12  Public Services.................................................................................................... 13  Recreation ........................................................................................................... 14  Transportation/Traffic .......................................................................................... 15  Utilities and Service Systems ............................................................................. 16  APPENDIX SECTION ............................................................................................... 18  Appendix Section A – Existing Site Photographs ............................................... 19  Appendix Section B – Surrounding Area Photographs ...................................... 20  Appendix Section C – Service/Area Maps ......................................................... 21  Appendix Section D – Will Serve Letters ............................................................ 22  The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -1- Environmental Information Form The Residences at Newport Place Newport Beach, California September 18, 2014; Rev. 1: March 2, 2015; Rev. 2: July 8, 2015 Executive Summary This Environmental Information Form was commissioned by Newport Place Residential (NPR), Newport Beach, California, and prepared by KHR Associates, Newport Beach, California. The purpose of this report is to identify and evaluate potential environmental impacts that may be associated with the development of the Residences at Newport Place mixed-use project, consisting of a total 384 residential dwelling units and 5,677 square feet of retail space on a 5.691-acre site, bounded by Dove Street, Scott Drive, Corinthian Way, and Martingale Way, in the City of Newport Beach, California. The three contiguous parcels are presently occupied by the MacArthur Square shopping center. The project site is located within the City’s recently issued Newport Place Specific Plan, which permits multi-family residential and mixed-use development. The analysis provided herein is based on information regarding the proposed project, as provided by NPR, the City of Newport Beach, and other governing jurisdictions and regulatory agencies, and are not necessarily complete or precise. The information contained in this report is considered confidential, and is intended to be disseminated only as directed by NPR. Existing Project Environmental Setting The existing site is comprised of three contiguous parcels totaling 5.691-acres in size, and is wholly-owned by MacArthur Square, a California General Partnership, based in Irvine, California. The existing site is located within the Newport Place Planned Community of the City of Newport Beach, California, and has been occupied by MacArthur Square, a 40-year shopping center with a total of 58,277 square feet of rentable floor space and 462 surface parking spaces spread out within eight free-standing, single-story buildings. The street addresses of the eight buildings are 1701 Corinthian Way; 4251, 4253, and 4255 Martingale Drive; 4200, 4220, and 4250 Scott Drive; and 16600 Dove Street. The odd, pentagonal-shaped site is bounded by Corinthian Way to the northeast, Martingale Way to the east, Scott Drive to the northwest, Dove Street to the The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -2- southwest, and an office building development to the south. Site access is provided by three commercial driveways – located on Dove Street, Scott Drive, and Martingale Way. Since the existing site is odd-shaped, it does not have a definable width or depth. The site frontages vary in length from 205 feet along Corinthian Way to 520 feet along Martingale Way. Existing building setbacks range from 60 to over 80 feet. The site topography can generally be described as flat, with only a 4-foot elevation difference over a length of approximately 500 feet (less than 1%. slope) from Dove Street to Martingale Way. Although sparse landscaping exists within the core of the shopping center, there is an approximately 14-foot wide existing perimeter strip of landscaping adjacent to the public sidewalk, within which there is a somewhat continuous row of approximately 3 dozen mature trees, including a dozen Italian Stone Pines (Pinus pinea), a dozen Canary Island Pines (Pinus canariensis), and a dozen London Planes (Platanus acerifolia). Underlying soil conditions may be described as stable, but unsuitable for stormwater infiltration, with a relatively shallow water table (historically measured at around 10 feet below the surface). There are no known historical, cultural, or scenic features on, or abutting, the proposed project site. There are no native plants or indigenous animal life on, or abutting, the site. Built in 1974, MacArthur Square may be currently described as an aging, underutilized, and underperforming neighborhood shopping center. Tenants include several restaurants, a dance studio, a dry cleaner, a liquor store, a wine store, a nail salon, clothing shops, and professional and medical offices. The shopping center’s economic survival relies primary on the weekday influx of workers to the area, as there are no residential developments within a mile of the site. Since the shopping center is located on lightly traveled streets (i.e., Dove Street, Scott Drive, Corinthian Way, and Martingale Way) and not visible from MacArthur Boulevard, weekend business activity at the shopping center is almost nonexistent. The City of Newport Beach General Plan Designation for the proposed project site is MU-H2 (Mixed-Use Horizontal 2) and the Zoning is PC 11 (Planned Community 11, Newport Place). The proposed project site is within the Airport Area Planning Sub-Area of the General Plan, and is located within the 60-dB Airport Environs Land Use Plan (AELUP) Noise Contour. Per the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) No. 06059C0286J, revised December 3, 2009, the project site is located within Flood Zone X (unshaded). Flood Zone X is defined as areas determined to be of minimal flood hazard and outside the 500-year flood or protected by levee from a 100-year flood. See Appendix A for photographs of the project site and existing land uses. The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -3- Legal Description Real property in the City of Newport Beach, County of Orange, State of California, described as follows: PARCEL A: LOT 1 OF TRACT NO. 7770, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 299, PAGES 15 AND 16 OF MISCELLANEOUS MAPS, RECORDS OF SAID ORANGE COUNTY, CALIFORNIA. EXCEPT ALL MINERALS, PETROLEUM, GAS AND OTHER HYDROCARBON SUBSTANCES EXISTING BELOW 500 FEET FROM THE SURFACE OF SAID REAL PROPERTY DESCRIBED ABOVE; PROVIDED, HOWEVER, THAT GRANTOR HEREBY EXPRESSLY WAIVES THE RIGHT TO ENTER UPON THE SURFACE OF SAID REAL PROPERTY FOR THE PURPOSE OF EXPLORING FOR OR PRODUCING THE MINERALS, PETROLEUM, GAS AND OTHER HYDROCARBON SUBSTANCES SO RESERVED, AS RESERVED IN AN INSTRUMENT RECORDED SEPTEMBER 8, 1972 IN BOOK 10316, PAGE 114 OF OFFICIAL RECORDS. PARCEL B: THAT PORTION OF LOT 2 OF TRACT NO. 7770, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A MAP RECORDED IN BOOK 299, PAGES 15 AND 16 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA, DESCRIBED AS FOLLOWS: PARCEL 1 AS SHOWN ON A MAP FILED IN BOOK 53, PAGE 13 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID ORANGE COUNTY. EXCEPT ALL MINERALS, PETROLEUM, GAS AND OTHER HYDROCARBON SUBSTANCES EXISTING BELOW 500 FEET FROM THE SURFACE OF SAID REAL PROPERTY DESCRIBED ABOVE; PROVIDED, HOWEVER, THAT GRANTOR HEREBY EXPRESSLY WAIVES THE RIGHT TO ENTER UPON THE SURFACE OF SAID REAL PROPERTY FOR THE PURPOSE OF EXPLORING FOR OR PRODUCING THE MINERALS, PETROLEUM, GAS AND OTHER HYDROCARBON SUBSTANCES SO RESERVED, AS RESERVED IN AN INSTRUMENT RECORDED SEPTEMBER 4, 1973 IN BOOK 10883, PAGE 83 OF OFFICIAL RECORDS. PARCEL C: THAT PORTION OF LOT 2 OF TRACT NO. 7770, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A MAP RECORDED IN BOOK 299, PAGES 15 AND 16 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA, DESCRIBED AS FOLLOWS: The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -4- PARCEL 2 AS SHOWN ON A MAP FILED IN BOOK 53, PAGE 13 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF ORANGE COUNTY, CALIFORNIA. EXCEPTING THEREFROM, ALL MINERALS, PETROLEUM, GAS AND OTHER HYDROCARBON SUBSTANCES EXISTING BELOW 500 FEET FROM THE SURFACE OF SAID REAL PROPERTY DESCRIBED ABOVE; PROVIDED, HOWEVER, THAT GRANTOR HEREBY EXPRESSLY WAIVES THE RIGHT TO ENTER UPON THE SURFACE OF SAID REAL PROPERTY FOR THE PURPOSE OF EXPLORING FOR OR PRODUCING THE MINERALS, PETROLEUM, GAS AND OTHER HYDROCARBON SUBSTANCES, AS RESERVED BY DEED RECORDED MARCH 1, 1974 IN BOOK 11086, PAGE 2 OF OFFICIAL RECORDS. APN: 427-172-02, 427-172-03, 427-172-05, 427-172-06 Surrounding Environmental Setting General surrounding land uses consist mostly of offices, banks, restaurants, and retail commercial establishments. From the project site, an office condominium complex known as “The Hangars” is situated on the opposite side of Dove Street; A hand carwash and the Benihana Japanese restaurant are located on the opposite side of Scott Drive; the rear of the 10-story Raddison hotel and Staples office supply store are located on the opposite side of Corinthian Way; and a 2- story bank building and 3-story office building are located on the opposite side of Martingale Way. A 4-story office building is situated on an adjacent parcel to the south. Building setbacks of surrounding uses range from 25-feet to over 50 feet. See Appendix B for photographs of the surrounding environmental setting and land uses. Potential Environmental Effects Aesthetics As shown in Figure NR3, Coastal Views, of the City’s General Plan, the project site and surrounding uses are not designated coastal view areas and are not considered a public viewpoint. The limited existing views from the project include the existing surrounding land uses, with adjacent office, commercial, and retail uses obstructing any private views. The project would introduce buildings up to 87 feet high that will not obstruct any private views from within the adjacent commercial and retail uses, and will have no potential to impact public views of scenic areas. Redevelopment of this site would introduce several multi-story buildings and related lighting, including additional lighting to provide better illumination at night for the proposed residential buildings, greenbelt and common areas and The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -5- sidewalks. Other sources of light would include security lighting, traffic at night, and sign illumination. The additional light and potential glare would be visible from surrounding areas, including the adjacent commercial, retail and office uses to the south, west, north, northeast, and east. Currently, the City of Newport Beach does not have a lighting ordinance that specifies the maximum amount of light that may be generated by new projects. Alternatively, the City has adopted standards that apply to the installation and illumination of light fixtures for new projects. All exterior lighting for the project would be designed, arranged, directed and or shielded in a manner as to contain the direct illumination onsite, in accordance with the Section 20.30.070A (General Outdoor Lighting Standards) of the City’s Municipal Code to prevent excess illumination and spillover onto adjacent land uses and/or roadways. Lighting installation would be performed to accommodate safety and security while minimizing light and glare impacts on surrounding areas. Parking within the enclosed parking garage levels would have little to no impact on surrounding land uses and/or adjacent roadways. Development within the project would also be required to comply with the current California Building Energy Efficiency Standards for Residential and Nonresidential Buildings, Title 24, Part 6, of the California Code of Regulations that specifies the mandatory provisions for lighting control devices and luminaires. It should be noted that there are no specific lighting standards set forth in the Planned Community Development Standards for the Newport Place area. The change in use of the proposed project site from primarily commercial to primarily residential should result in substantially less overall nighttime light emission, especially when viewing the site at ground level. The proposed site and surrounding areas as they exist currently are developed, thus the overall impact of the project would be minimal with respect to the lighting associated with the proposed project’s improvements and structures. Any future redevelopment within the project area would be required to adhere to the same lighting standards and requirements of the proposed project. Agriculture and Forest Resources As shown on the map of Orange County Important Farmland prepared by the California Department of Conservation’s Division of Land Resources Protection in 2010, the project site is not identified by the California Resources Agency as Prime Farmland, Unique Farmland or Farmland of Statewide Importance. Within the City of Newport Beach, the project site is not zoned for agricultural use and is not identified as a Williamson Act parcel on the map of Agricultural Preserves displaying Williamson Act Parcels prepared in 2004. The project site would not conflict with existing zoning of forest land and would not result in the loss of forest land as a result of conversion to non-forest use. The location of the project site does is not one that could result in the conversion of the site to Farmland or forest land, so the there are no impacts to agriculture or forest resources as a The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -6- result of the proposed project. Air Quality California and the federal government have established health-based Ambient Air Quality Standards for seven pollutants, including ozone (O3), nitrogen dioxide (NO2), carbon monoxide (CO), sulfur dioxide (SO2) coarse inhalable particulate matter (PM10), fine inhalable particulate matter (PM25), and lead. In addition to these pollutants, the state has set standards for sulfates, hydrogen, sulfide, vinyl chloride, and visibility-reducing particles. All of these standards are designed to aid in protecting the health and welfare of the population. The South Coast Air Quality Management District (SCAQMD) is the air pollution control agency for Orange County and recommends methodology in which to assist in the Cities in minimizing impacts to overall air quality. It was determined within the General Plan Land Use Element Amendment Supplemental Environmental Impact Report prepared in May, 2014, (SEIR)A for the City of Newport Beach General Plan Land Use Amendment that an increase in the criteria air pollutants would result as part of the build out of the City. However, the increase is not expected to be substantially higher than the increase generated by the City’s 2006 General Plan and would not exceed the standards set forth by SCAQMD. The proposed project would not be situated in close proximity to existing uses that generate stationary sources of air pollution, and would be further than 500 feet from State Route 73, which has roadway volumes that exceed 100,000 vehicles per day, placing the project outside the buffer distances recommended by SCAQMD and is not subject to a health risk assessment. While it is expected that there would be a short-term incremental increase in emissions of criteria air pollutants during construction of the proposed project, construction would include activities to minimize the overall air pollutants, including dust control during the grading and excavation period, so the overall impact with the proposed project would be less than significant. Construction of the proposed project would involve the demolition of eight single story commercial buildings totaling 58,277 square feet and associated facilities and construction of a mixed-use development containing 384 multi-family residential units and 5,677 square feet of retail space. It is anticipated that construction would occur over a three-year period. Upon build out, the increase in average daily trips associated with the proposed project would be 210 trips, but this figure does not take into account the mixed- use nature of the project. It is anticipated that the potential increase in air pollutant emissions from transportation sources would be less than significant. A General Plan Land Use Element Amendment SEIR: City of Newport Beach, PlaceWorks, Santa Ana, California. The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -7- The proposed project would comply with policies within the City’s General Plan that would reduce emissions associated with future developments, including: Natural Resources Element (NR)  NR 6.1 – Walkable Neighborhoods: Provide for walkable neighborhoods to reduce vehicle trips by siting amenities such as services, parks, and schools in close proximity to residential areas.  NR 6.2 – Mixed-Use Development: Support mixed-use development consisting of commercial or office with residential uses in accordance with the Land Use Element that increases the opportunity for residents to live in proximity to jobs, services, and entertainment.  NR 6.3 – Vehicle-Trip Reduction Measures: Support measures to reduce vehicle-trip generation such as at-work day care facilities, and on-site automated banking machines.  NR 6.8 – Accessible Alternative Fuel Infrastructure: Support the development of alternative fuel infrastructure that is available and accessible to the public, and provide incentives for alternative fuel vehicles  NR 7.1 – Fuel Efficient Equipment: Support the use of fuel efficient heating equipment and other appliances.  NR 7.2 – Source Emission Reduction Best Management Practices: Require the use of Best Management Practices (BMP) to minimize pollution and to reduce source emissions.  NR 8.1 – Management of Construction Activities to Reduce Air Pollution: Require developers to use and operate construction equipment, use building materials and paints, and control dust created by construction activities to minimize air pollutants.  NR 24.2 – Energy-Efficient Design Features: Promote energy-efficient design features.  NR 24.3 – Incentives for Green Building Program Implementation: Promote or provide incentives for “Green Building” programs that go beyond the requirements of Title 24 of the California Administrative Code and encourage energy efficient design elements as appropriate to achieve “green building” status.  NR 24.4 – Incentives for Provision of LEED Certified Buildings: Provide incentives for implementing Leadership in Environmental and Energy Design (LEED) certified building such as fee waivers, bonus densities, and/or awards recognition programs. Biological Resources Existing vegetation on the project site include approximately 3 dozen mature trees, including a dozen Italian Stone Pines (Pinus pinea), a dozen Canary Island Pines (Pinus canariensis), and a dozen London Planes (Platanus acerifolia). The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -8- The City of Newport Beach General Plan identifies 28 environmental study areas (ESAs) in which species and habitats are sensitive and rare within the region, or may serve as a migration corridor for wildlife. In accordance with the California Coastal Act, ESAs within the Coastal Zone that are identified as containing sensitive or rare species are referred to as Environmentally Sensitive Habitat Areas (ESHAs). As shown on Figure NR2, the project site is not located within an ESA or and ESHA and the proposed project is not expected to have any significant impacts on federally protected wetlands, and riparian habitat or other sensitive natural community. The proposed project would not have any conflict with any policies or ordinances which protect biological resources as there is no tree preservation policy or ordinance, and would not conflict with the provisions of any Habitat Conservation Plan, Natural Community Conservation Plan or other conservation plan. Cultural Resources While to date, there have not been any archeological or paleontological surveys that have been done for the project site, according to the SEIR, a cultural resources assessment was prepared by Cogstone in February 2014. This assessment included searches for archaeological and historical records, which indicated that 352 cultural resource studies had previously been completed within the City, and searches for paleontological resources, which indicated that there are fossil localities within the City boundary, mostly within the older Quaternary deposits. No fossils have been discovered within the younger Quaternary deposits and are not expected to contain fossils. Within the project site, there are no buildings, structures, or objects that have historical, cultural or religious significance that would be affected as a result of the proposed project. The redevelopment of the project site will not directly or indirectly destroy a paleontological resource, site or unique geologic feature. While it is not anticipated that archeological or paleontological resources will be encountered during the construction of the project, the proposed project would be required to comply with any conditions of approval imposed to mitigate any impacts on these resources. Greenhouse Gas Emissions The proposed project would not generate enough greenhouse gas (GHG) emissions on its own to influence global climate change; therefore, this impact analysis measures the project’s contribution to the cumulative environmental impact. Buildout of the proposed project would result in direct and indirect GHG emissions from transportation, energy (natural gas use), water and wastewater generation, and waste disposal. In addition, project-related construction The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -9- emissions would be amortized over a 30-year lifetime in accordance with the SCAQMD’s proposed methodology. The proposed project is expected to generate an increase in transportation emissions, which would be offset by a decrease in area/energy emissions for the existing uses, as well as the potential to decrease the overall GHG emissions for the proposed project by incorporating the use of low-energy lighting, ENERGY STAR appliances/fixtures and drought-tolerant landscaping. It is not expected that the proposed project would generate a increase in GHG emissions above the SCAQMD per capita significance thresholds, and would result in less than significant impacts. Geology and Soils A “Geotechnical Investigation,” dated June 12, 2014, was prepared for the site by geotechnical consultants Geocon West, Inc. The report described the geotechnical and sub-surface characteristics of the project site and consists of:  Review of pertinent literature and maps  Subsurface investigation consisting of four hollow-stem auger borings to depths up to 30.5 feet below the existing ground surface; and two cone penetration tests that were advances to depths of 50.5 feet below the existing ground surface  Laboratory testing of subsurface soil samples  Seismic design parameters per the 2013 California Building Code (CBC) requirements; and liquefaction analysis  Geologic hazards evaluation  Report preparation A complete copy of this study has been included as part of the Planned Community Development Permit submittal to the City’s Planning Department. The project site is located in the south-central portion of the Orange County Coastal Plain, which is a relatively flat-lying alleviated surface with an average slope of less than 20 feet per mile. The project site slopes gently to the west with approximately 3 feet of vertical relief and no pronounced highs or lows. The site is underlain by artificial fill over Pleistocene age marine terrace deposits approximately 100 feet thick, which are composed mainly of yellowish brown to olive brown silt, some sand and clay. The terrace deposits are predominantly slightly moist to moist and firm to stiff or loose to medium density. Artificial fill was encountered at the project site up to a maximum depth of 4 feet and consists of olive brown to dark reddish brown clayey sand, silty sand, and sandy silt. The artificial fill is characterized as slightly moist and medium dense or firm with varying amounts of trace fine gravel. The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -10- The site is not within a currently established Alquist-Priolo Earthquake Fault Zone for surface rupture hazards and there are no active or potential active faults with the potential for surface rupture that are known to pass directly beneath the site. The site is also not located in an area designated as “liquefiable” according to the State of California Seismic Hazard Zone Map for the Tustin Quadrangle (2001), as well as the Orange County General Plan (2004) and Newport Beach General Plan (2006). The site is also not located near any known landslides, nor is it in the path of any known or potential landslides. The proposed project will require a dirt export of approximately 35,708 cubic yards of dirt. This export would be transported to the Prima Deshecha Landfill located in San Juan Capistrano by way of City streets (Birch Street and Dove Street), CA-73, I-55, I-405 and CA-74. Proposed erosion control devices during construction include perimeter silt fencing, gravel bags, fiber rolls, and tire tracking devices to keep construction vehicle tires clean when leaving the site. Hazards and Hazardous Materials Per the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) No. 06059C0286J, revised December 3, 2009, the project site is located within Flood Zone X (unshaded). Flood Zone X is defined as areas determined to be of minimal flood hazard and outside the 500-year flood or protected by levee from a 100-year flood. The “Phase II Investigation Report” dated April 22, 2013 was prepared for the site by environmental consultants Leymaster Environmental Consulting, LLC. The report described the subsurface characteristics of the project site and consists of a soil-vapor investigation of 5- to 15-feet beneath the surface. All levels of tetrachloroethene (PCE) that were detected as part of the investigation were below the sub-slab California Human Health Screening Levels (CHHSLs) for commercial land use. Potential mitigation measures to consider as a result of the property being redeveloped for residential use include the installation of a vapor barrier and/or construction of an underground parking garage with open air circulation. The proposed project would include the construction of an underground parking garage with proper open air circulation, which would mitigate any potential impacts. A complete copy of this study has been included as part of the Planned Community Development Permit submittal to the City’s Planning Department. Hydrology and Water Quality The project site is located within the Lower San Diego Creek area of the overall Newport Bay Watershed, as shown in the HUC12 Watershed map. The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -11- The storm drain systems in the project area are owned and maintained by the City of Newport Beach. There is currently an existing catch basin on the project side of Dove Street, which discharges via an 18-inch reinforced concrete pipe (RCP) into the existing 54-inch RCP within Dove Street, which continues on to eventually discharge into the San Diego Creek and out to the Upper Newport Bay, and ultimately to the Pacific Ocean. As part of the proposed project, and to improve traffic safety, the existing driveway entrance to the project site on Dove Street will be relocated to more closely align with Westerly Place. As a result of this shift, the existing catch basin and an existing overhead street light will be relocated at the expense of the developer and will be included within the overall development of the proposed project. The project site is located within the Irvine subbasin of the Orange County Groundwater Basin. The historically highest groundwater level in the area of the project site is reported to be at a depth of approximately 10 feet beneath the ground surface. Site borings to depths of 30.5 feet conducted as part of the geotechnical engineering investigation encountered groundwater at a depth of 30 feet below the ground surface. Land Use and Planning Built in 1974, MacArthur Square may be currently described as an aging, underutilized, and underperforming neighborhood shopping center. Tenants include several restaurants, a dance studio, a dry cleaner, a liquor store, a wine store, a nail salon, clothing shops, and professional and medical offices. The shopping center’s economic survival relies primary on the weekday influx of workers to the area, as there are no residential developments within a mile of the site. Since the shopping center is located on lightly traveled streets (i.e., Dove Street, Scott Drive, Corinthian Way, and Martingale Way) and not visible from MacArthur Boulevard, weekend business activity at the shopping center is almost nonexistent. The project site has a General Plan land use designation of Mixed-Use Horizontal-2 (MU-H2), which allows for horizontal intermixing of uses that can include commercial office, multifamily residential, vertical mixed-use buildings, industrial, hotels, and ancillary commercial uses. The majority of properties adjacent the project site also have the same land use designation. The land use designation of the project site has been modified as part of the development of the Newport Place Planned Community area. This created a revised land use plan that included a residential development overlay to allow multi-family residential. Mineral Resources The proposed project would not have any effect on any adopted energy conservation plan, use of nonrenewable resources and would not result in any The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -12- loss of any known mineral resource that could be of future value to the region and residents of the State of California. Noise As shown in Figure N2, the proposed project site lies outside the 60 CNEL Roadway noise contour and outside of the 65 CNEL noise contour shown on the John Wayne Airport Environs Land Use Plan (AELUP). The location of the project site makes it clearly compatible based on the assumptions that the buildings associated with the proposed project are of conventional construction without any special noise insulation requirements. The future noise contours, shown in Figure N5, do not modify the compatibility of the proposed project. While there will be an increase in noise for the project area during construction, the proposed project would be subject to the provisions of the City of Newport Beach Municipal Code Section 10.28.040 regarding construction activity noise regulations. In compliance with these provisions, construction would be limited to 7:00 AM – 6:30 PM Monday-Friday and 8:00 AM – 6:00 PM on Saturday, with construction not allowed on Sundays or any federal holiday. Vibration from construction activities within the site may be noticeable to occupants of the existing 4-story office building on the adjacent property to the south, but these impacts should be minimal due to the distance (of nearly 150 feet) between the dividing property line and the office building. Impacts, if any, would be unavoidable during construction. It is anticipated that proposed project would not result in loud or continuous sources of noise that would violate the ambient noise standards of the City either during or after construction of the project. Population and Housing According to the General Plan Land Use Element Amendment Supplemental Environmental Impact Report prepared in May, 2014, the population of the Newport Beach was estimated to be 86,436 people. The City’s population is forecasted to grow by 7.2 percent during the period from 2008 to 2035 to approximately 90,030 persons. The estimated average household in Newport Beach was 2.22 persons, according to the SEIR. The City’s jobs-housing ratio is a general measure of the number of total jobs and number of total housing units in a defined geographic area, with no regard to economic restraints or individual preferences. This ratio is one indicator of the growth and quality of life in an area. An area is generally considered balanced when the ratio is 1.36; a ratio higher than this would indicate communities that are jobs-rich while a ratio lower than this would indicate communities that are housing rich. The DEIR states that the jobs-housing ratio is forecasted to decrease from 1.87 to 1.67 during the period of 2008 to 2035, which still indicates a jobs-rich environment and supports the fact that additional housing would help to provide a more balanced environment. The proposed project would introduce 384 residential units, which would result in an additional 853 persons to the City based on the 2013 average household of The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -13- 2.22 for the City of Newport Beach. While there would also be additional jobs introduced as a result of the proposed mixed-use development, though the number of potential jobs would be far less than the number of additional residents. This would allow a decrease in the jobs-housing ratio, which would be a beneficial impact of the proposed project. The proposed project would include studio, 1-bedroom, 2-bedroom and 3- bedroom units, as well as loft units that would vary in size from approximately 608 to approximately 1,500 square feet. As required, the proposed project would include 86 units affordable to lower-income households for a period of 30 years. The projected rent of the “market-rate” units will be based on the competing market rates for the general Irvine/Newport Beach area, while the units affordable to lower-income households will be determined based on the Housing Affordability information for the County of Orange. Public Services According to Figure 5.10-1 provided in the SEIR, the project site falls within the Santa Ana Unified School District (SAUSD) boundaries and would be served by James Monroe Elementary School, McFadden Intermediate, and Century High School. According to the SEIR, there is capacity for additional students within James Monroe Elementary and Century High School, while McFadden Intermediate School is currently over capacity. SAUSD obtains its funding from federal and state grant programs, as well as state or local taxes. SAUSD charges Level I developer impact fees, pursuant to California Senate Bill 50, which are assessed based upon the proposed square footage of residential, commercial/industrial, and or parking structure uses. The proposed project would be assessed a fee of $3.36 per square foot for residential uses and $0.54 square feet for commercial uses per the current SAUSD fee schedule and would be paid at the time that building permits are issued. Since the proposed project would be required to pay the impact fees determined by SAUSD, the impacts to SAUSD would be mitigated and considered less than significant. The proposed project would be provided with fire protection services by the Newport Beach Fire Department (NBFD). The NBFD is responsible for reducing loss of life and property from fire, medical, and environmental emergencies. The Fire Prevention Division of the NBFD also works in conjunction with the City’s Community Development and Public Works departments to ensure that all new construction are designed and built in compliance with state and local building and fire codes, including the provision of adequate emergency access and onsite fire protection measures. Station No. 7, located closest to the project site at 20401 Acacia Street, would be the first response in the case of an emergency at the project site. This station houses 1 engine and is staffed daily with 1 Fire Captain, 1 Fire Engineer, and 1 Firefighter. Stations No. 2, 3, 4, 6 and 8 would be added in response to larger fires and/or emergencies, if needed. Per the SEIR, the City-wide average response time (90% of the time) for priority incidents is 5 The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -14- minutes and 44 seconds. NBFD has indicated that there are currently no deficiencies in the level of fire protection services provided to the City, and that the proposed changes to the area as a result of the proposed project would minor and would not have a substantial impact on NBFD’s ability to adequately serve the area. The proposed project would be provided with police protection services by the Newport Beach Police Department (NBPD). The NBPD is responsible for police services, crime prevention and investigation, community awareness programs, and traffic control throughout the City. Additionally, the City is supported with aid from all law enforcement agencies within Orange County, including the Orange County Sheriff’s Department and the Costa Mesa Police Department. The existing project site and businesses are currently served by the NBPD. The proposed project would close the existing businesses within the project site and demolish the existing buildings to develop 384 residential units and 5,677 square feet of retail space. As a result of the proposed project, while there would be an increase in population and structures, it is not anticipated that the proposed project would have a significant impact on NBPD’s level of service. Recreation The proposed project could introduce an additional 853 residents to the City based on the 2013 average of 2.22 people per household in the City of Newport Beach. Although the project will feature an abundance of on-site private open space and recreational amenities, the increase in population in the area could increase parkland demand. The Airport Area currently does not have any existing parkland due to the fact that there are currently no residential developments in this area. When completed, the recently approved Uptown Newport project, located within the Airport Area on the west side of Jamboree between Birch and MacArthur would introduce two 1-acre public parks to the Airport Area. The future residents within the Airport Area would most likely use existing facilities within the proposed project’s service area - Santa Ana Heights, which is currently identified as having a park shortage, and the Eastbluff and Big Canyon service areas, which are both identified as having substantial surpluses in park areas. In recognition of the recreational needs of project residents and potential future residential developments within the Airport Area, per the General Plan the proposed project would be required to dedicate a 0.5-acre “Neighborhood Park” to the City. After discussion with the City, it was determined that dedicating land for a 0.5-acre park would not adequately meet the goal and intent of the Neighborhood Park dedication requirement. This is due to the fact that the size and amenities would not coincide with the General Plan definition of a Neighborhood Park, as well as the park not being suitably located to service the needs of other residents within the City. Therefore, in the interest of best serving the parkland needs of larger numbers of residents, the project will instead pay an in-lieu park fee, computed per the City’s Municipal Code Section 19.52.070, and resulting in a fee amount of $1.25 million dollars. The payment of this fee will The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -15- allow the City to acquire new parklands, extend access to parklands, and/or maintain and improve existing parklands. Transportation/Traffic The proposed project will not result in measureable traffic impacts on any street segment or intersection within the immediate and general area of the project site. Therefore, it is reasonably assumed that no traffic impact-related improvements are required. The existing shopping center is estimated to currently generate 2,855 daily weekday vehicle trips, while the proposed mixed-use development is projected to generate 3,065 daily weekday vehicle trips, or 210 additional daily weekday trips. The City’s threshold for requiring a traffic impact study is 300 additional daily weekday trips. Thus, the proposed project is well under the threshold for traffic impacts. Traffic on the adjoining streets is extremely light, even during the A.M. and P.M. peak hours of weekday commute. All nearby intersections most likely operate at levels of service (LOS) C or better. Traffic speeds are well under 35 miles per hour on all adjoining streets, and there have been few, if any traffic accidents reported on any of the adjoining streets within the proximity of the proposed project site. Although no specific traffic improvements are required, the proposed project will feature enhancements that will encourage and lessen traffic within the immediate and general area of the project site. The mixed-use nature of the proposed project will result in lessening the use of private motor vehicles by residents and visitors alike. Due to the close proximity of employment, banking, restaurants, retail businesses, and other commercial ventures in the area, residents will find it convenient to walk or ride a bicycle rather than use a private motor vehicle. For those fly, the commercial and general aviation facilities at John Wayne Airport are within an easy 10-minute walking distance of the project site. Public transit stops are conveniently located within one or two blocks of the project site, and as part of the proposed transportation-related amenities of the proposed project, a pedestrian pathway will be included within a the project by way of the proposed greenbelt area that will run the entire length of the south property line of the project site, providing a continuous non-motor vehicle link between Dove Street and the Martingale Way cul-de-sac. On-site transportation-related amenities will include secured bicycle storage/ workshop facilities for use by residents, and electric vehicle charging stations that will be available for use by the public as well as residents. A convenient off-street passenger loading/unloading area will be provided within the parking structure for those using a taxi service or being picked up by others. The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -16- Utilities and Service Systems Based on initial calculations of water use and wastewater generation, it has been determined that the existing water and sewer laterals currently serving the proposed project site can be reused without increase in size or number of points of connection. As for stormwater runoff, the quantity leaving the proposed project site would be substantially reduced, while the quality would be substantially improved through the inclusion of low impact development (LID) and best management practices (BMPs). Therefore, no upsizing of the existing storm drain system should be required. Percolation of stormwater runoff is not possible due to the historically shallow water table under the project site (approximately 10-feet). However, pre- treatment and a bio-filtration system will be integrated into the design of the project to capture debris and reduce pollutants. Per the Will Serve letter provided by the Utilities Division of the Municipal Operations Department within the City of Newport Beach, the project site is currently being provided with water and wastewater services by the City and the proposed project would continue to be provided these services. It is believed that the City of Newport Beach has sufficient capacity to meet the demands of the proposed project. Hydraulic calculations for water and wastewater will be provided at a later time to confirm the demands of the proposed project against the City’s master plans. There are currently no master planned repair or projects scheduled in the area of the proposed project and the City has no knowledge of any service issues at the current time. AT&T has indicated that telephone facilities are readily available to service the proposed project, and service would be provided in accordance with the requirements of the California Public Utilities Commission. Cox Communications has indicated that facilities are readily available to service the proposed project and service, would include cable, internet access and phone services, if desired. Southern California Edison (SCE) has indicated electrical power will be made available to the proposed project in accordance with California Public Utilities Commission and Federal Energy Regulatory Commission tariffs. According to SCE, there may be the need to conduct utility studies (to be determined at a later time) to assess whether additions or modifications to the existing electric infrastructure are required to serve the proposed project. Southern California Gas Company has indicated natural gas is readily available to service the subject site and service will be made available in accordance with the service regulations and requirements of the California Public Utilities Commission. The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -17- The storm drain systems in the project area are owned and maintained by the City of Newport Beach. There is currently an existing catch basin on the project side of Dove Street, which discharges via an 18-inch reinforced concrete pipe (RCP) into the existing 54-inch RCP within Dove Street, which continues on to eventually discharge into the San Diego Creek and out to the Upper Newport Bay, and ultimately to the Pacific Ocean. As part of the proposed project, and to improve traffic safety, the existing driveway entrance to the project site on Dove Street will be relocated to more closely align with Westerly Place. As a result of this shift, the existing catch basin and an existing overhead street light will be relocated at the expense of the developer and will be included within the overall development of the proposed project. The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -18- APPENDIX SECTION The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -19- Appendix Section A – Existing Site Photographs MacArthur Square Existing Site    Dove Street Entrance to Site    Mid‐Block Dove Street      Hokkaido Seafood Restaurant from Dove Street      Dove Street at Scott Drive Looking South      Hokkaido Seafood Restaurant from Scott Drive      Scott Drive Entrance to Site       Mid‐Block Scott Drive      Scott Drive at Corinthian Way    Corinthian Way at Scott Drive      Corea Galbi Korean BBQ from Corinthian Way      Corinthian Way at Martingale Way      Corea Galbi Korean BBQ from Martingale Way      Airport Wine from Martingale Way      Tapas Restaurant from Martingale Way      Il Barone Restaurant from Martingale Way      Martingale Way Cul‐de‐Sac      Il Barone Restaurant from South Property Line      Arnie’s Manhattan Deli from South Property Line    The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -20- Appendix Section B – Surrounding Area Photographs Surrounding Uses Dove Street Looking Southwest From Site    “The Hangars” ‐ Single‐story office buildings    “The Hangars” ‐ Single‐story office buildings    “The Hangars” ‐ Single‐story office buildings      Intersection of Dove Street with Westerly Place     Two‐story office buildings      Dove Street looking south from site      Scott Drive Looking Northwest From Site    Intersection of Scott Drive and Dove Street      Hand carwash      Hand carwash    Hand carwash      Benihana Japanese Restaurant    Intersection of Scott Drive and Corinthian Way      Corinthian Way Looking Northeast From Site    Tennis courts at Radisson hotel    Back view of Radisson hotel    Back view of Radisson hotel and adjacent Staples office supply store    Back view of Staples office supply store    Back view of Staples office supply store and single‐story retail plaza    Back view of single‐story retail plaza        Martingale Way Looking East From Site    Intersection of Martingale Way and Corinthian Way    Two‐story bank building    Two‐story bank building    Three‐story office building    Three‐story office building    Driveway access for three‐story office building    “The Classic Q” restaurant      South Property Line Looking South From Site    Driveway access for adjacent four‐story office building      Landscaping along property line    Landscaping along property line with four‐story office building beyond    Landscaping along property line with four‐story office building beyond      Landscaping along property line with four‐story office building beyond      Landscaping along property line with four‐story office building beyond    Driveway access to site with four‐story office building beyond    The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -21- Appendix Section C – Service/Area Maps !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !.!. !. !. !. !. !. R E S E R V OIR NEW POR T NEW P OR T JOAQUIN C H A N N E L BAY BIG BASIN CANYON SAN D I E GO C R EEK S A N I SLA N D (Dry) B A L B OA UPPER W E S T L I D O C H A N N E L CHANNEL H A R B O R E N T R A N C E TURN ING C H A N N E L RESERVOIR LID O PAC IFIC OCEAN BALBO AISLAND P IER S TATE P A RK BALBOA N EWPORT S TATE P A R K COAST CRYS T A LCOVE ISLE LIDO I S L A N D PIER NEW P O RT CRYSTALCOVE NEWPORT SHORES F A S H I O N W E ST N EWP O RT B LV D S U P E R I O R A V E N U E A N A A V E N U E I R V I N E A V E N U E C A M P U S D R I V E C O R O N A D E L M A R F R E E W A Y F ORD R O A D MA CART H UR BLV D S A N J O A Q U I N R OA D S A N J O A Q UIN HILLS TR A N S P O R T A T I O N C O R R I D O R NEWP O RT C O A S T D R I V E C OAST H I G H W A Y J A M B O R E E R O A D IRVINE COSTA MESA S A N T A H I L L S ?sE %&l( BIG CORONA LITTLE CORONA THE WEDGE LINDA ISLE HARBOR ISLAND COLLINS ISLAND NEWPORT DUNES NORTH STAR BEACH !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !.!. !. !. !. !. !. R E S E R V OIR NEW POR T NEW P OR T JOAQUIN C H A N N E L BAY BIG BASIN CANYON SAN D I E GO C R EEK S A N I SLA N D (Dry) B A L B OA UPPER W E S T L I D O C H A N N E L CHANNEL H A R B O R E N T R A N C E TURN ING C H A N N E L RESERVOIR LID O PAC IFIC OCEAN BALBO AISLAND P IER S TATE P A RK BALBOA N EWPORT S TATE P A R K COAST CRYS T A LCOVE ISLE LIDO I S L A N D PIER NEW P O RT CRYSTALCOVE NEWPORT SHORES F A S H I O N W E ST N EWP O RT B LV D S U P E R I O R A V E N U E A N A A V E N U E I R V I N E A V E N U E C A M P U S D R I V E C O R O N A D E L M A R F R E E W A Y F ORD R O A D MA CART H UR BLV D S A N J O A Q U I N R OA D S A N J O A Q UIN HILLS TR A N S P O R T A T I O N C O R R I D O R NEWP O RT C O A S T D R I V E C OAST H I G H W A Y J A M B O R E E R O A D IRVINE COSTA MESA S A N T A H I L L S ?sE %&l( BIG CORONA LITTLE CORONA THE WEDGE LINDA ISLE HARBOR ISLAND COLLINS ISLAND NEWPORT DUNES NORTH STAR BEACH Figure NR3 COASTAL VIEWS CITY of NEWPORT BEACH GENERAL PLAN PROJECT NUMBER: 10579-01 Source: City of Newport Beach, 2005 Date: 07/24/06 010.5 Miles 7N N: / G I S P r o j e c t s / N e w p o r t B e a c h _ 1 0 5 7 9 / c o a s t a l _ v i e w s . m x d Legend !.Public View Point Coastal View Road City Boundary County Shoreline Height Limitation Zone P A C I F I C O C E A N G U L F O F S A N T A C A T A LI N A CAPISTRANO BIG H T SanJuan Anchorage Mussel Cove Cres ce nt Bay Bay Newport Big CanyonRes San JoaquinRes ResBonita Bonita C r e e k Upper NewportBay DuckPonds BolsaBay BayAnaheim BOLSA CHICA CHANNEL ANAHEIM B A R B E R CIT Y C H A N N E L HuntingtonHarbour M o o d y C r e e k C a r b o n C r e e k F u l l e r t o n C r e e kBrea Creek UnionResAnaheim Creek Canyon Ca rb o n EAST G A R D E N G R O V E WIN TERSBURG CHANNEL WESTMINSTER CHANNEL Yorba LindaRes ANAHEIM U NIO N C A N AL V A L L E YANASANTA Olive HillsRes LaMiradaCreek Creek Coyote Santa Ana River AQUEDUCT Walnut CanyonRes AQUEDUCT Spring C r e e k Handy Creek S a n t i a g o SA N TA AN A DELHI CHANNEL PETERS CANYON C H A N N E L S a n Diego C r e e kSandCanyonWash Sand CanyonRes CHANNEL IRVINE EL M OD E NA Peters Canyon Wash Rattlesnake Canyon Wash WashCanyonHicks RattlesnakeRes ResSiphon ResCanyonPetersLower A Q U E D U C T Peters CanyonReservoir IrvineLake Spr TALBERT C H A N N E L GREENVILLE BANNING CHANNEL Buck G u l l y ResLaguna LambertRes SprTomato A qu a Chinon Wash Spring Spring MustangSpring S a n ti a g o Creek Spring VeehRes Re sElToro LakeMissionViejo Creek Aliso Creek Serrano ShrewsburySpring SprGrotto Spr SprBigcone Maple AlderSpring Los PinosSpring Hot Spring SpringCrow Trabuco Creek U pper O so Res. 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Center Costa Me sa Santa AnaHeights Newport HeightsHosp SewageDisposal B e a c hNewport HU NT ING TO N BEACHSTATEPARK San Mateo Pt SAN CLEMENTESTATEBEACH C anyon Fremont S A N T I A G O D E S A M O L BalboaIsland Corona del MarPelicanHill Cemetery C o y o t e Canyon PelicanPoint ReefPoint Muddy Canyon Los Trancos C anyon Hills J o a q uin S a n Signal Pk C a nyo n B o m m e r Shady Canyon BeeCanyon Canyon Round Bowerman Landfill T h e Sinks Bolero Pk CanyonRidge Mesa Irvine Limestone Baker Silverado Black StarMine Black Star Canyon C anyon S A N T A A N A M O U N T A I N S N A T I O N A L F O R E S T Laguna Hills El Toro MissionViejo GolfCourse GolfCourse Serrano CreekPark GolfCourse Lake Forest~ C A N A D A D E L O S A L I S O S B orre g o Canyon W i l l i a m s Canyon H a r d i n g C a n y o n PineCanyon ModjeskaPeak S an t i a goPeak H oly Ji m C a n y o n C a n y o n YaegerMesa Tr a b u c o Pk Los Pinos Pk Old DominionMine L o n g C anyon POTRERO LOS PINOS C a nyo n C a n y o n L i o n Sugarloaf San JuanHotSpringsC a n y o n J u a n San C a n y o n C an yo n Spr ing Crow Spring H o t L u c a sCaspers Regional Park Canyon GolfCourse CourseGolf O'NeilPark Rancho SantaMargarita TrabucoCanyon Canyon C a n y o n Canyon D o v e Canyon P L A N O T R A B U C O Tijeras GolfCourse T R A B U C O C anyon English GolfCourseCourseGolf GolfCourse CourseGolf MissionSouthLaguna NiguelHill La gu na Nig ue l Aliso Point PointSugarloaf Cactus Po i nt PtDana S an Cleme nte GolfCourse SegundaDeshecha CAMP PE NDL ETONMARINECORPSBASECapistranoBeach Po i n tDana DOHENYSTATEBEACH S a n J u a nCapistrano Prima Deshecha Landfill B O C A D E L A P L A Y A Deshecha Prim a ~C a n a d a ~C a n a d a Cristianitos Canyon C a ny o n B l i n d T a l e g a C a n y o n Pl eas ant s Pk West Fork L a d d C L E V E L A N D Canyon E ast Fork B e d fo r dPeak S i l v e r a d o C a n y o n Bald Pk Cold T r a b u c o Modjeska Santiago Canyon L i v e O a k La gu na B e a c h PointAbalone Ba yEmerald HillTem p l e Laguna NiguelRegPark N I G U E L Gavilan GolfCourse CourseGolf C a n a d a ~ Canada ~ C h i q u it a M I S S I O N V I E J O O R L A P A S Gravel Pit Canyon Trampas Gabino Canyon V erd u g o Canyon Paz C a n y o n C a n y o n W h e e l W a g o n G o b e r n a d o r a B e l l La Loma Moro Canyon Canyon Emerald Boat Can CanyonAcres C a n y o n Laguna W o o d C a n y o n Katb ryn Three Arch Bay EL TORO MARINE CORPS AIR STATION(CLOSED) FullertonDam BreaDam GolfCourse GolfCourse California Adventure GolfCourse 22 5 8 79 29 36 19 23 20 103 113 440 19 9 52 43 8 351 32 13 51 130 33 241 176 928 11 22 263 345 278 266 390 984699 1375 1203 1062 7 5 4 826 1221 83 1 9 8 355 47 9 53 1 1733 308 344 316 209 169 208 616 66 228 LOSANGELES CO RIV E RSID E C O SAN BERNARDINO CO LOS ANGELES CO SAN DIEGO CO RIVERSIDE CO -117°30'0" -117°30'0" -117°37'30" -117°37'30" -117°45'0" -117°45'0" -117°52'30" -117°52'30" -118°0'0" -118°0'0" -118°7'30" -118°7'30" 33°52'30" 33°52'30" 33°45'0" 33°45'0" 33°37'30" 33°37'30" 33°30'0" 33°30'0" 33°22'30" 33°22'30" ORANGE COUNTY IMPORTANT FARMLAND 2010 C A L I F O R N I A D E P A R T M E N T O F C O N S E R V A T I O N D I V I S I O N O F L A N D R E S O U R C E P R O T E C T I O N F A R M L A N D M A P P I N G A N D M O N I T O R I N G P R O G R A M S T A T E O F C A L I F O R N I AEdmund G . B r o w n J r ., G o v e r n o rTHE N A T U R A L R E S O U R C E S A G E N C YJohn L a i r d , S e c r e t a r yDEPARTMENT O F C O N S E R V A T I O NDerek C h e r n o w , A c t i n g D i r e c t o r 160 4010 1 mile The minimum land usemapping unit is 10 acres,except Water, which ismapped to a minimum of40 acres. 1 square mile = 640 acres. Total County Area - 509,714 acresMapped Area - 509,714 acres LOSANGELES SANBERNARDINO ORANGE RIVERSIDE SANDIEGO Gulf of Santa C atalin a P A C I F I COCEAN SANT ACATALINA I PRIME FARMLAN D - 3,243 acres PRIME FARMLAND HAS TH E BE ST COMBINATION OF PHYSICAL AND CHEMICAL FEATUR ESABLE TO SUSTAIN LONG-TERM AGRICU LT URAL PRO DUCTION. THIS LAND HAS THE SOILQUALITY, GROW ING SEASO N, AND MOISTU RE SUPPLY NEEDE D TO PROD UCE SUSTAINEDHIGH YIELDS. LAND MUST HAVE BEEN USED FOR IRRIGATED AGRICULTURAL PRODUCTIONAT SOME TIME DURING THE FO UR YEARS PRIOR TO THE MAPPING DATE. FARMLAN D OF STATEWIDE IMPOR TANC E - 367 acres FARMLAND OF STATEWIDE IMP ORTANCE IS SIMILAR TO PRIME FARMLAND BUT W ITH MINORSHORTCOMINGS, SUCH AS GRE ATER SLOPES OR LESS ABILITY TO STORE SOIL MOISTU RE.LAND MUST HAV E BE EN U SED FOR IRRIGATED AG RICU LTU RAL PRODU CTION AT SOME TIMEDURING THE FOU R YEARS P RIOR TO THE MAPPING DATE. UN IQUE FARMLAND - 3,654 acres UNIQU E FARMLAND CONSIST S O F LESSER QU ALITY SOILS USED FOR THE PRODU CTION OFTHE STATE'S LEADING AGRICU LT URAL CROPS. THIS LAND IS USUALLY IRRIGATED, BUT MAYINCLUDE NONIR RIGATED ORCH ARDS OR V INEYARDS AS FOU ND IN SOME CLIMATIC ZONESIN CALIFORNIA. LAND MUST HAVE BEEN CROPPED AT SOME TIME DU RING THE FOUR YEARSPRIOR TO T HE MAPP ING DATE. OTH ER LAND - 174,667 acres OTHER LAND IS LAND NOT INCLUDED IN ANY OTHER MAPPING CATE GORY. COMMONEXAMPLES INCLUDE LOW DENSIT Y RURAL DE VELOPME NTS, BRU SH, TIMBER, W ETLAND,AND RIPARIAN AREAS NOT SUIT ABLE FOR LIV ESTOCK GRAZING, CONFINED LIVESTOCK ,POULTRY, OR AQUACULTURE F ACILITIES, STRIP MINES, BOR ROW PITS, AND WATER BODIE SSMALLER THAN 40 ACRES. VACANT AND NONAGRICULTURAL LAND SUR ROUNDED ON ALLSIDES BY URBAN DEVELOPMENT AND GR EATER THAN 40 ACRES IS MAPPED AS OTHER LAND. URB AN AN D BUILT-UP LAND - 289,172 acres URBAN AND BU ILT-U P LAND IS OCCU PIED BY STRUCTURES WITH A BUILDING DENSITY OFAT LEAST 1 UNIT T O 1.5 ACRES, OR APPROXIMATELY 6 STRUCTU RES TO A 10-ACRE PARCEL.COMMON E XAMPLES INCLUDE RESIDENTIAL, INDUSTRIAL, COMMERCIAL, INSTITUTIONALFACILITIES, CEMETERIES, AIRP ORTS, GOLF COURSES, SANITARY LANDFILLS, SE WAGETREATMENT, AND WATER CONTRO L STRU CTURES. WATER - 972 acres PERENNIAL WAT ER BODIES W IT H AN EXT ENT OF AT LE AST 40 ACRES. GRAZING LAN D - 37,639 acres GRAZING LAND IS LAND ON WHICH T HE EXISTING VEGETATION IS SUITED TO THE GRAZINGOF LIVEST OCK. S C A L E : 1 :1 0 0 ,0 0 01 inch represents approximately 1.6 miles 0 1 2 3 4 5 6 7 8 9 10 11 Kilometers 0 1 2 3 4 5 6 Miles Importan t F armlan d Maps are comp iled by the F armland Mapping and Mo nitoring Program (FMMP) pursuant toSection 655 70 of the California Government Cod e. To create the maps, FMMP combines current land use inform ationwith U .S. D epartment of Agriculture-Natural Resources Conservation Service (NRCS) soil survey data. Soil unitsqualifying for Prime Farmland and Farmland of Statew ide Importance are determined by the NRCS. Changes to soilprofiles sub sequent to publication of NR CS soil surveys are not reflected on this map. This map was develo ped usingNRCS digital soil data (SSURGO ) and may contain individual soil units as small as one acre. Farmland Mapp ing and Monitoring Program 801 K Street, MS 18 -01 Sacramento, CA 9581 4 Phone: (9 16) 324 -085 9 e-mail: fmm p@conservation.ca.gov © California Department of Conservation, Division of Land Resource Protection, 2011. Map p ublished August 20 11. Addition al data is avail able at www .conservation.ca.gov/d lrp /fm mp, including detail on the program , full sizePDF maps, map categories, statistics, field summ aries, and GIS data for dow nload. Contact the: The Department of Conservation makes no w arranties as to the suitability of this pro duct for any particular purpose. This map should be used with in t he l imi ts of its purpose - as a current inventory of agricultural land resources.This m ap does not necessarily reflect general plan or zoning designations, city limit lines, changing economic or marketconditions, or other factors w hich may be tak en into consideration when land use policies are determined. This m ap isnot designed for parcel-specific planning purposes due to its scale and the ten-acre m inimum land use m apping unit.Classification of im portant farmland and urban areas on this map is based on best available data. The information hasbeen delineated as accurately as p ossible at 1 :24,000-scale, but no claim to meet 1:24,000 National Map AccuracyStandards is made due to variations in the quality of source data. Land use status is determined using current and historic aerial im agery, supplemental GIS data, and field verification.Im agery sources m ay includ e p ub lic domain d atasets, w eb-based information, and comm ercially purchased data,dep ending on data availab ility. Supplemental data on land management status is obtained from federal, state, andlocal governm ents. Map reviewers at the local level contribute valuable info rmation with their com ments and suggestions.Please refer to FMMP field analyst reports for each county to obtain specific citations. Cultural base information for the Im portant Farm land Maps was derived from public dom ain data sets, based upondesign of the U.S. Geological Survey, with up dates generated by digitizing over current im agery. R E S E R V OI R NEWPORT NE WP O RT JOAQUIN C H A N N E L B AY B I G BASIN CA NYO N SAN D IEGO CREEK SAN ISLA N D (Dry) BAL BOA UPPER W E S T L I D O C H A N N E L CHANNEL H A R B O R E N T R A N C E T URNIN G C H A N N E L RESERVOIR LID O PACIFIC OCEAN I SLE P I E R CORONA NEWPORT CRYSTAL C O V E WE S T J E T T Y SHORES LIDO C i t y o f N e w p o rt Beach F A S H I O N E A S T J E T T Y ISLAND NEWPORT RIDGE HARBOR B I G NEWPORT PIER ISLAND DUNES NORTH RIVER JETTY ISLAND LIDO COLLINS PENINSULA C i t y o f Irvine S TATE P A RK BALBOA I SLAND I S L A N D ISLE STAR CORONA WEDGE BEACH L I N D A T H E N E WPO RT NEWPORT COAST CAMEO BALBOA B A Y SANTA ANA LITTLE SHORES CRYSTAL COVE STATE PARK NEWPORT B LV D S U P E R I O R A V E N U E A N A A V E N U E I R V I N E A V E N U E C A M P U S D R I V E C O R O N A D E L M A R F R E E W A Y FORD R O A D M A C ARTH UR B LV D S A N J O A Q U I N R O A D S A N J O A Q UIN HILLS TR A N S P O R T A T I O N C O R R I D O R NEWPO RT C O A S T D R I V E C OAST H I G H W A Y J A M B O R E E R O A D IRVINE COSTA MESA S A N T A H I L L S ?sE %&l( !16 !15 !4 !14 !23 !1 !12 !28 !20 !3 !10 !8 !21 !9 !17 !6 !7 !13 !27 !24 !11 !2 !22 !25 !5 !26 !19 !18 R E S E R V OI R NEWPORT NE WP O RT JOAQUIN C H A N N E L B AY B I G BASIN CA NYO N SAN D IEGO CREEK SAN ISLA N D (Dry) BAL BOA UPPER W E S T L I D O C H A N N E L CHANNEL H A R B O R E N T R A N C E T URNIN G C H A N N E L RESERVOIR LID O PACIFIC OCEAN I SLE P I E R CORONA NEWPORT CRYSTAL C O V E WE S T J E T T Y SHORES LIDO C i t y o f N e w p o rt Beach F A S H I O N E A S T J E T T Y ISLAND NEWPORT RIDGE HARBOR B I G NEWPORT PIER ISLAND DUNES NORTH RIVER JETTY ISLAND LIDO COLLINS PENINSULA C i t y o f Irvine S TATE P A RK BALBOA I SLAND I S L A N D ISLE STAR CORONA WEDGE BEACH L I N D A T H E N E WPO RT NEWPORT COAST CAMEO BALBOA B A Y SANTA ANA LITTLE SHORES CRYSTAL COVE STATE PARK NEWPORT B LV D S U P E R I O R A V E N U E A N A A V E N U E I R V I N E A V E N U E C A M P U S D R I V E C O R O N A D E L M A R F R E E W A Y FORD R O A D M A C ARTH UR B LV D S A N J O A Q U I N R O A D S A N J O A Q UIN HILLS TR A N S P O R T A T I O N C O R R I D O R NEWPO RT C O A S T D R I V E C OAST H I G H W A Y J A M B O R E E R O A D IRVINE COSTA MESA S A N T A H I L L S ?sE %&l( !16 !15 !4 !14 !23 !1 !12 !28 !20 !3 !10 !8 !21 !9 !17 !6 !7 !13 !27 !24 !11 !2 !22 !25 !5 !26 !19 !18 N: / G I S P r o j e c t s / N e w p o r t B e a c h _ 1 0 5 7 9 / e s a . m x d Figure NR2 ENVIRONMENTAL STUDY AREAS CITY of NEWPORT BEACH GENERAL PLAN PROJECT NUMBER: 10579-01 Source: City of Newport Beach, 2005 Date: 7/13/06 00.51 Miles 7N Seminuik Slough 1 Northstar Beach 2 West Bay 3 San Diego Creek 6 Eastbluff Remnant 7 Big Canyon 8 Newporter North 9 Buck Gully 10 Morning Canyon 11 Newport Beach Marine Life Refuge12 Castaways13 Banning Ranch 14 Newport Coast 15 Los Trancos, Pelican Hill 16 Ridge Park 17 IrvineCoastMarineLifeRefuge18 Giant Kelp Bed in Newport Harbor Entrance Channel 19 Bonita Canyon Creek Watershed20 San Joaquin Reservoir 21 Arroyo Park 22 Coyote Canyon 23 MacArthur and Bison 24 MacArthur/SanMiguel25 MacArthur/SanJoaquin26 Spyglass Hill 27 Non-Coastal Buck Gully 28 De Anza Bayside Marsh Peninsula5 Upper Newport Bay State Marine Park and Upper Newport Bay Nature Preserve 4 Newport Bay 1 405 5 405 5 5 73 261 1 55 73 55 22 261 Lower San Diego Creek180702040103 Peters Canyon Wash180702040101 Upper San Diego Creek180702040102 Lower San Diego Creek180702040103 Buck Gully -Frontal Pacific Ocean180702040202 22 133 133Com m e r c i a l N u r s e r i e s CALTRANSDenitrification Newport Bay180702040201 Santa A na Fwy Costa Mesa Fwy S a n t a A n a F w y Costa Mesa Fwy Costa Mesa F wy G a r d e n G r o v e F w y Costa Mesa Fw y Eastern Trans Corridor Foothill T r a ns Corridor Foothill Trans Corridor E a st e r n T rans C o rrid or IRWD- MichelsonTreatment Plant& Wetlands Orange Tustin FountainValley Irvine CostaMesa NewportBeach LagunaHillsAlisoViejo MissionViejo LakeForest GardenGrove SantaAna P a c i f i c O c e a n California Nevada Newport Bay HUC12 Watersheds WTR0901730.1 December 23, 20090241Miles El Toro Marine Corps Air Station Watershed Boundary Impaired Waters 2006 303(d) list AreaLinear Water Quality Monitoring Stations Nursery Implementation Actions CALTRANS Denitrification IRWD-Michelson Treatment Plant & Wetlands Source: Santa Ana Regional Water Board UPPER NEWPORT BAY A C I F I C A N A A V E N U E I R V I N E A V E N U E C A M P U S D R I V E C O R O N A D E L M A R F R E E W A Y F ORD ROA D S A N S A N J O A Q U IN H I LLS T R A N S P O R T A T I O N C O R R I D O R J A M B O R E E R O A D IRVINE ?k 0 John Wayne Airport UPPER NEWPORT BAY A C I F I C A N A A V E N U E I R V I N E A V E N U E C A M P U S D R I V E C O R O N A D E L M A R F R E E W A Y F ORD ROA D S A N S A N J O A Q U IN H I LLS T R A N S P O R T A T I O N C O R R I D O R J A M B O R E E R O A D IRVINE ?k 0 John Wayne Airport N: / G I S P r o j e c t s / N e w p o r t B e a c h _ 1 0 5 7 9 / N o i s e 1 . m x d EXISTING NOISE CONTOURS CITY of NEWPORT BEACH GENERAL PLAN PROJECT NUMBER: 10579-01 Source: City of Newport Beach, Mestre Greve Associates and EIP Associates Date: 4/20/06 7N 0 Miles Figure N2 Roadway Noise Contours 70 CNEL 65 CNEL 60 CNEL AELUP Noise Contours 70 CNEL 65 CNEL 60 CNEL City Boundary John Wayne Airport (2) INDEX The noise contours represent the maximum possible traffic noise levels at locations within them (i.e., they do not account for building placement or traffic speeds, nor include the attenuating effects of walls, structures, and terrain features that might intervene between the roads and any location of interest). C A M P U S D R IV E C O R O N A D E L M A R F R E E W AY IRVINE COSTA M E S A ?sE %&l( UPPER NEWPORT BAY 3 6 3 3 2 24 4 6 1 2 2 2 6 224 4 3 3 3 3 5 5 11 6 6 3 6 5 6 6 60-dB 65-dB 70- d B 75-dB 60-dB 65-dB 70-dB 75-dB C A M P U S D R IV E C O R O N A D E L M A R F R E E W AY IRVINE COSTA M E S A ?sE %&l( UPPER NEWPORT BAY 3 6 3 3 2 24 4 6 1 2 2 2 6 224 4 3 3 3 3 5 5 11 6 6 3 6 5 6 6 60-dB 65-dB 70- d B 75-dB 60-dB 65-dB 70-dB 75-dB JWA CLEAR ZONE/RUNWAY PROTECTION ZONES AND ACCIDENT POTENTIAL ZONES CITY of NEWPORT BEACH GENERAL PLAN PROJECT NUMBER: 10579-01 Source: Airport Land Use Commission for Orange County, 2006 Date: 6/20/06 00.50.25 Miles 7 N N: \ G I S P r o j e c t s \ N e w p o r t B e a c h _ 1 0 5 7 9 \ A i r p o r t _ s a f e t y _ Z o n e s . m x d Figure S5 Legend Safety Compatibility Zones for Runway 1L and 19R (a medium general aviation runway as described in the California Airport Land Use Planning handbook, January 2002) Safety Compatibility Zones for Runway 1R and 19L (a short general aviation runway as described in the California Airport Land Use Planning handbook, January 2002) AELUP Noise Contours Water Body CityBoundary Highway Right of Way 1. Runway Protection Zone 2. Inner Approach/Departure Zone 3. Inner Turning Zone 4. Outer Approach/Departure Zone 5. Sideline Zone 6. Traffic Pattern Zone Safety Compatibility Zones UPPER NEWPORT BAY A C I F I C A N A A V E N U E I R V I N E A V E N U E C A M P U S D R I V E C O R O N A D E L M A R F R E E W A Y F ORD ROA D S A N S A N J O A Q U IN H I LLS T R A N S P O R T A T I O N C O R R I D O R J A M B O R E E R O A D IRVINE ?k 0 John Wayne Airport UPPER NEWPORT BAY A C I F I C A N A A V E N U E I R V I N E A V E N U E C A M P U S D R I V E C O R O N A D E L M A R F R E E W A Y F ORD ROA D S A N S A N J O A Q U IN H I LLS T R A N S P O R T A T I O N C O R R I D O R J A M B O R E E R O A D IRVINE ?k 0 John Wayne Airport N: / G I S P r o j e c t s / N e w p o r t B e a c h _ 1 0 5 7 9 / N o i s e 1 . m x d FUTURE NOISE CONTOURS CITY of NEWPORT BEACH GENERAL PLAN PROJECT NUMBER: 10579-01 Source: City of Newport Beach, Mestre Greve Associates and EIP Associates Date: 4/20/06 7N 0 Miles Figure N5 Roadway Noise Contours 70 CNEL 65 CNEL 60 CNEL AELUP Noise Contours 70 CNEL 65 CNEL 60 CNEL City Boundary John Wayne Airport (2) INDEX The noise contours represent the maximum possible traffic noise levels at locations within them (i.e., they do not account for building placement or traffic speeds, nor include the attenuating effects of walls, structures, and terrain features that might intervene between the roads and any location of interest). FAIR DR LA F A Y E T T E A V JA M B O REE R D IRV I N E A V SUP E R I O R A V C A M P U S D R BISO N A V M A C A R T H UR BLVD D E L M A R A V U N I V E R SIT Y D R E COASTHY SW B I R C H S T COAST H W Y N B R I S T O L S T FA I R V I E W R D 19TH ST VIALI D O C O A S T H W 22 N D S T B A L B O A B L V D VICTORIA ST STA A N A A V B RIST O L STWWILSONST TUS T I N A V RALEIGH AV M ICHELSONDR W BALBOA B L W 19 ST M A C A R T HU R B L EBALBOABL 15TH ST ALT O N P K W E S T C L I F F D R BIRC H S T NEWPORTBL SHA D Y CAN Y O N D R CAR L S O N A V LAK E R D BONITA CANYON DR OSBORN R I D G E LI N E MA R K L N E 1 9 S T NEW P O R T B L V D E 1 7 S T FORDRD EAST YALE LO O P VI L L A PO I N T D R M A R G U E R I TE AV S A N T I A G O D R HOSPITAL RD ARLINGTON DR E YALE LO B A YSID E DR S A N J O A Q U I N H I L L S R D HA R B O R B L 17TH ST M ESA DR AVOCADO AV E 1 6 S T C RE E K R D MERRIMAC WY C O A ST H Y S A N M I G U E L D R PL A C E N T I A A V DOVER D R NE W P O R T C E NTER DR T URTLEROCK DR SPY GLASS HI L L RD R I D G E L I N E D R MESA V E R D E D R W E S T EASTBLUFFDR HARVARDAV W E S T YALE LO O P STA CRUZ D R NEWPORT COAST DR åå å å å åå å åå å å å å å å å å ²µ ²µ ²µ ²µ ²µ²µ²µ ²µ ca ?s A° ?Ô ?Ô Police Department Fire Station #5 Fire Station #3 Fire Station #6 Fire Station #2 Fire Station #4Fire Station #1 Fire Station #8 Fire Station #7 CNB - 15.0 0 10.5 Miles 3/4/2014 6:35:09 PM Fire, Police, and School Locations Figure 5.10-1 ca PoliceDepartment ²µFDStations å Schools City Boundary Unified School Districts Irvine School District Laguna Beach School District Newport-Mesa School District Santa Ana School District Land Use Element Update Note: The City of Newport Beach Planning Area is surrounded by other developed areas of the cities of Huntington Beach, Costa Mesa, Irvine, and unincorporated areas of Orange County. Directly adjacent to the City’s boundaries include Banning Ranch to the northeast, the John Wayne Airport and residential homes to the north, University of California, Irvine along the northeast, Bommer Canyon Community Park to the east, and Crystal Cove State Park to the south. University of California, Irvine Banning Ranch Bommer Canyon Community Park Crystal Cove State Park John Wayne Airport I r v i n e I r v i n e C o s t a C o s t aM e s a M e s a U n i c o r p o r a t e d U n i c o r p o r a t e dO r a n g e O r a n g eC o u n t y C o u n t y H u n t i n g t o n H u n t i n g t o nB e a c h B e a c h Supplemental EIR Source: City of Newport Beach, 2014 5. Environmental Analysis FA I R C H I L D R D BU N Y A S T B IR C H S T SPR U C E A V E CA R O B S T L A V I D A WES T E R L Y P L AC A C I A S T BU C K E Y E ST O R C H A R D D R ORC HID S T W I N D W A R D L N DO VE S T B R I S T O L S T N S KYL A R K L N 2 1 S T S T OND A B R I S T O L S T SC O TT D R CA M EL B A C K S T EA S T B L U FF D R M A C A R T H U R B L V D NA T A S I E R R A V I S T A PLAYA ALEPPO S T RED L A N D S D R JA M B O R E E RD A Z U R E A V E BAY V IEW A V E AST UNIVERSITY D R BELLIS S T A CYP R E S S S T 2 3 R D S T M E S A D R M E S A D R U N I V E R S I T Y D R L A S A L U D IRV I N E A V E B I R C H S T H I G H L A N S A N T I A G O D R B IR C H ST BISON A V E Q U A I L S T LA S A LUD SA N T I A G O D R ó% ó% C A M P U S D R I V E C O R O N A D E L M A R F R E E W A Y ?sE 4 Santa Ana Heights !2 !2 !2 !1 B A FA I R C H I L D R D BU N Y A S T B IR C H S T SPR U C E A V E CA R O B S T L A V I D A WES T E R L Y P L AC A C I A S T BU C K E Y E ST O R C H A R D D R ORC HID S T W I N D W A R D L N DO VE S T B R I S T O L S T N S KYL A R K L N 2 1 S T S T OND A B R I S T O L S T SC O TT D R CA M EL B A C K S T EA S T B L U FF D R M A C A R T H U R B L V D NA T A S I E R R A V I S T A PLAYA ALEPPO S T RED L A N D S D R JA M B O R E E RD A Z U R E A V E BAY V IEW A V E AST UNIVERSITY D R BELLIS S T A CYP R E S S S T 2 3 R D S T M E S A D R M E S A D R U N I V E R S I T Y D R L A S A L U D IRV I N E A V E B I R C H S T H I G H L A N S A N T I A G O D R B IR C H ST BISON A V E Q U A I L S T LA S A LUD SA N T I A G O D R ó% ó% C A M P U S D R I V E C O R O N A D E L M A R F R E E W A Y ?sE 4 Santa Ana Heights !2 !2 !2 !1 B A N: / G I S P r o j e c t s / N e w p o r t B e a c h _ 1 0 5 7 9 / p a r k s _ s e r v i c e a r e a 4 . m x d SERVICE AREA 4 RECREATION AND OPEN SPACE PLAN CITY of NEWPORT BEACH GENERAL PLAN Source: City of Newport Beach and EIP Associates 7N 0 0.25 0.5 Miles Date: 6/13/06 Figure R6 ?sE %&l( A°E Legend Service Area Upper Newport Ecological Reserve City Boundary County Existing Recreation Facility Bayview Park Upper Newport Bay Regional Park Proposed Park ó%Santa Ana Heights Community Park ó%Santa Ana Heights Pocket Park* 1 2 A B * Exact location of proposed 20-30 acre park to be determined The Residences at Newport Place Environmental Information Form Newport Beach, California by KHR Associates -22- Appendix Section D – Will Serve Letters CONSULTING ENGINEERS/SURVEYORS/PLANNERS 4100 Newport Place Drive, Suite 200 (949) 756-6440 Newport Beach, California 92660 Fax (949) 756-6444 March 19, 2014 George Murdoch City of Newport Beach – Utilities Department 100 Civic Center Drive Newport Beach, California 92660 Re: Request: “Will Serve” Letter: Sewer & Water Availability for Service Proposed: 5.67-Acre Development for proposed 384-Unit Residential Apartments and 4,280 sq. ft. of Commercial Existing Address: 1701 Corinthian Way; 4251, 4253 & 4255 Martingale Drive; 4200, 4220 & 4250 Scott Drive; 16600 Dove Street Newport Beach, California 92660 APN: 427-172-02, -03, -05, and -06 Dear Mr. Murdoch: KHR Associates is investigating a proposed mixed-use project site at the above referenced location. In order to prepare for the potential project development, we are requesting a will serve letter from the City of Newport Beach Utilities Department that addresses the following items: 1. Confirm that sewer and water service are available to the property and that the City of Newport Beach Utilities Department will have sufficient capacity to service the project as described. 2. Verify all fee schedule and applicable costs that may be required or have an impact on the proposed project, including reimbursement agreements, application processes and bonding requirements associated with servicing the project 3. Include any relevant as-built plans or maps of existing service at project site 4. Identify possible improvements and service issues Enclosed for your reference are The Thomas Guide map and an aerial view of the proposed project site location. Thank you in advance for your assistance in providing an availability letter regarding this project, and information on any potential issues that may arise from the proposed project. If the City of Newport Beach Utilities Department does not maintain the project area, please state so in a formal letter. For your convenience, you may provide a PDF addressed to my attention at jpierce@khrdesign.com. If you should need any additional information, please feel free to call me at (949) 756-6440. Sincerely yours, KHR Associates Jennifer Pierce CONSULTING ENGINEERS/SURVEYORS/PLANNERS 4100 Newport Place Drive, Suite 200 Tel (949) 756-6440 Newport Beach, California 92660 Fax (949) 756-6444 March 19, 2014 Karen Darney Southern California Edison 14155 Bake Parkway, Building A Irvine, CA 92618 Re: Request: “Will Serve” Letter: Electrical Availability for Service Proposed: 5.67-Acre Development for proposed 384-Unit Residential Apartments and 4,280 sq. ft. of Commercial Existing Address: 1701 Corinthian Way; 4251, 4253 & 4255 Martingale Drive; 4200, 4220 & 4250 Scott Drive; 16600 Dove Street Newport Beach, California 92660 APN: 427-172-02, -03, -05, and -06 Dear Ms. Darney: KHR Associates is investigating a proposed mixed-use project site at the above referenced location. In order to prepare for the potential project development, we are requesting a will serve letter from Southern California Edison that addresses the following items: 1. Confirm that electrical service is available to the property and that Southern California Edison will have sufficient capacity to service the project as described. 2. Verify all fee schedule and applicable costs that may be required or have an impact on the proposed project, including reimbursement agreements, application processes and bonding requirements associated with servicing the project 3. Include any relevant as-built plans or maps of existing service at project site 4. Identify possible improvements and service issues Enclosed for your reference are The Thomas Guide map and an aerial view of the proposed project site location. Thank you in advance for your assistance in providing an availability letter regarding this project, and information on any potential issues that may arise from the proposed project. If Southern California Edison does not maintain the project area, please state so in a formal letter. For your convenience, you may provide a PDF addressed to my attention at jpierce@khrdesign.com. If you should need any additional information, please feel free to call me at (949) 756-6440. Sincerely yours, KHR Associates Jennifer Pierce CONSULTING ENGINEERS/SURVEYORS/PLANNERS 4100 Newport Place Drive, Suite 200 (949) 756-6440 Newport Beach, California 92660 Fax (949) 756-6444 March 19, 2014 Alicia Gray Cox Communications 29947 Avenida de las Banderas Rancho Santa Margarita, CA 92688 Re: Request: “Will Serve” Letter: Cable Availability for Service Proposed: 5.67-Acre Development for proposed 384-Unit Residential Apartments and 4,280 sq. ft. of Commercial Existing Address: 1701 Corinthian Way; 4251, 4253 & 4255 Martingale Drive; 4200, 4220 & 4250 Scott Drive; 16600 Dove Street Newport Beach, California 92660 APN: 427-172-02, -03, -05, and -06 Dear Ms. Gray: KHR Associates is investigating a proposed mixed-use project site at the above referenced location. In order to prepare for the potential project development, we are requesting a will serve letter from Cox Communications that addresses the following items: 1. Confirm that cable service is available to the property and that Cox Communications will have sufficient capacity to service the project as described. 2. Verify all fee schedule and applicable costs that may be required or have an impact on the proposed project, including reimbursement agreements, application processes and bonding requirements associated with servicing the project 3. Include any relevant as-built plans or maps of existing service at project site 4. Identify possible improvements and service issues Enclosed for your reference are The Thomas Guide map and an aerial view of the proposed project site location. Thank you in advance for your assistance in providing an availability letter regarding this project, and information on any potential issues that may arise from the proposed project. If Cox Communications does not maintain the project area, please state so in a formal letter. For your convenience, you may provide a PDF addressed to my attention at jpierce@khrdesign.com. If you should need any additional information, please feel free to call me at (949) 756-6440. Sincerely yours, KHR Associates Jennifer Pierce CONSULTING ENGINEERS/SURVEYORS/PLANNERS 4100 Newport Place Drive, Suite 200 (949) 756-6440 Newport Beach, California 92660 Fax (949) 756-6444 March 19, 2014 Mr. Bob Sturtevant AT&T 3939 E. Coronado Street, 2nd Floor Anaheim, CA 92807 Re: Request: “Will Serve” Letter: Telephone Availability for Service Proposed: 5.67-Acre Development for proposed 384-Unit Residential Apartments and 4,280 sq. ft. of Commercial Existing Address: 1701 Corinthian Way; 4251, 4253 & 4255 Martingale Drive; 4200, 4220 & 4250 Scott Drive; 16600 Dove Street Newport Beach, California 92660 APN: 427-172-02, -03, -05, and -06 Dear Mr. Sturtevant: KHR Associates is investigating a proposed mixed-use project site at the above referenced location. In order to prepare for the potential project development, we are requesting a will serve letter from AT&T that addresses the following items: 1. Confirm that telephone service is available to the property and that AT&T will have sufficient capacity to service the project as described. 2. Verify all fee schedule and applicable costs that may be required or have an impact on the proposed project, including reimbursement agreements, application processes and bonding requirements associated with servicing the project 3. Include any relevant as-built plans or maps of existing service at project site 4. Identify possible improvements and service issues Enclosed for your reference are The Thomas Guide map and an aerial view of the proposed project site location. If there is any requested item that results in a fee, please send an invoice and wait for a response prior to sending the item. Thank you in advance for your assistance in providing an availability letter regarding this project, and information on any potential issues that may arise from the proposed project. If AT&T does not maintain the project area, please state so in a formal letter. For your convenience, you may provide a PDF addressed to my attention at jpierce@khrdesign.com. If you should need any additional information, please feel free to call me at (949) 756-6440. Sincerely yours, KHR Associates Jennifer Pierce CONSULTING ENGINEERS/SURVEYORS/PLANNERS 4100 Newport Place Drive, Suite 200 Tel (949) 756-6440 Newport Beach, California 92660 Fax (949) 756-6444 March 19, 2014 Rosalyn Squires Southern California Gas Company - Transmission Department 9400 Oakdale Avenue Chatsworth, CA 91311 Re: Request: “Will Serve” Letter: Gas Availability for Service Proposed: 5.67-Acre Development for proposed 384-Unit Residential Apartments and 4,280 sq. ft. of Commercial Existing Address: 1701 Corinthian Way; 4251, 4253 & 4255 Martingale Drive; 4200, 4220 & 4250 Scott Drive; 16600 Dove Street Newport Beach, California 92660 APN: 427-172-02, -03, -05, and -06 Dear Ms. Squires: KHR Associates is investigating a proposed mixed-use project site at the above referenced location. In order to prepare for the potential project development, we are requesting a letter from Southern California Gas Company that addresses the following items: 1. Confirm that natural gas service is available to the property and that Southern California Gas Company will have sufficient capacity to service the project as described. 2. Verify all fee schedule and applicable costs that may be required or have an impact on the proposed project, including reimbursement agreements, application processes and bonding requirements associated with servicing the project 3. Include any relevant as-built plans or maps of existing service at project site 4. Identify possible improvements and service issues Enclosed for your reference are The Thomas Guide map and an aerial view of the proposed project site location. Thank you in advance for your assistance in providing an availability letter regarding this project, and information on any potential issues that may arise from the proposed project. If Southern California Gas Company does not maintain the project area, please state so in a formal letter. For your convenience, you may provide a PDF addressed to my attention at jpierce@khrdesign.com. If you should need any additional information, please feel free to call me at (949) 756-6440. Sincerely yours, KHR Associates Jennifer Pierce CONSULTING ENGINEERS/SURVEYORS/PLANNERS 4100 Newport Place Drive, Suite 200 Tel (949) 756-6440 Newport Beach, California 92660 Fax (949) 756-6444 March 19, 2014 Peter Serrano Southern California Gas Company - Distribution Department 1919 S. State College Boulevard Anaheim, CA 92806 Re: Request: “Will Serve” Letter: Gas Availability for Service Proposed: 5.67-Acre Development for proposed 384-Unit Residential Apartments and 4,280 sq. ft. of Commercial Existing Address: 1701 Corinthian Way; 4251, 4253 & 4255 Martingale Drive; 4200, 4220 & 4250 Scott Drive; 16600 Dove Street Newport Beach, California 92660 APN: 427-172-02, -03, -05, and -06 Dear Mr. Serrano: KHR Associates is investigating a proposed mixed-use project site at the above referenced location. In order to prepare for the potential project development, we are requesting a letter from Southern California Gas Company that addresses the following items: 1. Confirm that natural gas service is available to the property and that Southern California Gas Company will have sufficient capacity to service the project as described. 2. Verify all fee schedule and applicable costs that may be required or have an impact on the proposed project, including reimbursement agreements, application processes and bonding requirements associated with servicing the project 3. Include any relevant as-built plans or maps of existing service at project site 4. Identify possible improvements and service issues Enclosed for your reference are The Thomas Guide map and an aerial view of the proposed project site location. Thank you in advance for your assistance in providing an availability letter regarding this project, and information on any potential issues that may arise from the proposed project. If Southern California Gas Company does not maintain the project area, please state so in a formal letter. For your convenience, you may provide a PDF addressed to my attention at jpierce@khrdesign.com. If you should need any additional information, please feel free to call me at (949) 756-6440. Sincerely yours, KHR Associates Jennifer Pierce