Newport Beach City Council
April 9, 2024

Section 3
Evaluation of Environmental Impacts
anymore severe as a result of the proposed Project. Therefore, the proposed Project would be consistent with the effects of implementation of the General Plan.

Cumulative Impacts
Impacts associated with hazardous materials are often site -specific and localized. While impacts are minimized with implementation of General Plan policies, impacts related to hazards and hazardous materials were considered less than significant and no mitigation was required under the General Plan Program EIR. As identified in the General Plan Program EIR, the General Plan would continue to develop new land uses in the City, possibly exposing persons to hazardous materials through improper handling or use of hazardous materials or hazardous wastes during construction or operation of future developments, or proposed land uses in areas that would create hazards for people working or residing in the area. However, compliance with all applicable federal, State, and local regulations related to hazardous materials on a project -by -project basis would ensure thatthe routine transport, use, or disposal of hazardous materials would not result in adverse impacts. All demolition activities that would involve asbestos or lead -based paint would also occur in compliance with SCAQMD Rule 1403 and OSHA Construction Safety Orders, which would ensure that hazardous materials impacts would be less than significant. With adherence to applicable federal, state, and local regulations governing hazardous materials and compliance with the General Plan policies, the potential risks associated with hazardous wastes inthe area would be less than significant. Implementation of the proposed Project would not alter the conclusions of the General Plan Program EIR analysis and would not result in a new or substantially more severe project -specific or cumulative hazards impactthanthose already analyzed.

Mitigation Program
Relevant General Plan Policies
The following policies are applicable to the proposed Project and would be made conditions of approval. ■ LU 6.15.24 - Airport Compatibility: Require that all development be constructed within the height limits and residential be located outside of areas exposed to the 65 dBA CNEL noise contour specified by the Airport Environs Land Use Plan (AELUP), unless the City Council makes appropriate findings for an override in accordance with applicable law. ■ S 7.4 - Implementation of Remediation Efforts: Minimize the potential risk of contamination to surface water and groundwater resources and implement remediation efforts to any resources adversely impacted by urban activities.

Conclusion
As discussed above, the proposed Project would not cause a new hazardous materials impact to occur, nor an increase in the severity of a hazardous material impact previously disclosed in the General Plan Program EIR, with compliance with all state and local regulations, along with General Plan policies discussed in this section. Therefore, the proposed Project would not cause either a new cumulative impact to occur, nor an increase in the severityof a cumulative impact previously disclosed. 110 Residences at 1300 Bristol Street
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Evaluation of Environmental Impacts

3.9 Hydrology and Water Quality
Threshold(a) Would the project violate anywater quality standards or waste discharge requirements or otherwise substantially degrade surface or grou nd water quality? General Plan Significance Determination: Less than Significant Impact. The General Plan Program EIR concluded that construction and operations of future development would result in a less than significant impact related to violations of water quality standards. Areas that disturb one or more acres of land surface are subject to the Construction General Permit adopted by the SWRCB. Preparation of a Stormwater Pollution Prevention Plan (SWPPP) is required for compliance with the NPDES General Construction Stormwater Activity Permit. Certain projects require the preparation of a Water Quality Management Plan (WQMP). Construction would also need to comply with the requirements of Citys Municipal Code Chapter 14.36 which regulates water quality. Under the provisions of this chapter, any discharge that would result in or contribute to degradation of water quality via stormwater runoff is prohibited. New development or redevelopment projects are required to comply with provisions in the Orange County Drainage Area Management Plan (DAMP), including the implementation of appropriate BMPs to control stormwater runoff so as to prevent any deterioration of water quality that would impair subsequent or competing beneficial uses of the water. Impacts were considered less than significant.

Project -Specific Analysis and Significance Determination: Less Than Significant Impact; no substantial changefrom previous analysis.

The proposed Project would create new types of pollutant sources associated with residential development that could alterthetypes of constituents or levels of pollutants contained in post -developed site runoff. In order to reduce the amount of pollutants in storm water runoff from the proposed Project and to minimize associated hydrologic and waterquality impacts, BMPs are required to be implemented in accordance with City, State, and RWQCB standards, set forth in SC WQ-1, SC WQ-2, and SC WQ-3.

Construction of the proposed Project, similarto construction associated with development analyzed and assumed under the General Plan, would be subject to the Construction General Permit, City's Municipal Code Chapter 14.36 requirements, the Orange County DAMP, and the General Plan policies. Therefore, implementation of the proposed Project would not violate water quality standards or substantially degrade water quality; this impact would be less than significant. This is consistent with the impact conclusions of the General Plan Program EIR.

Threshold (b) Would the project substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the projectmay impede sustainable groundwater management of the basin?
General Plan Significance Determination: Less than Significant Impact. The City is not located within an identified recharge area, as recharge primarily occurs in the upper portions of the Orange County Groundwater Basin. Groundwater table depths could occur as shallow as 50feet. Development footprints could encounter groundwater, although support and foundation structures in the groundwater would not displace enough volume to be considered substantial. Construction activities were considered to not substantially deplete groundwater supplies nor interfere substantially with groundwater recharge. The City of Newport Beach Water Master Plan, which assumed the demand associated with General Plan buildout, identifies that projected groundwater supplies would meet projected demand throughout the City. The Natural Resources Element of the General Plan identifies goals and related policies designed to 111 Residences at 1300 Bristol Street
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minimize water consumption and expand the use of alternative water sources to provide adequate water supplies for present use and future growth. According tothe City of Newport Beach's 2005 Urban Water Management Plan (2005 UWMP) referenced in the General Plan Program EIR, water supplies would continue to meet the City's imported water needs until 2030. The Orange County Water District (OCWD), which provides the groundwater supply to the City, projects that there would be sufficient groundwater supplies to meet any future demand requirements in Newport Beach. Impacts were considered less than significant.

Project -Specific Analysis and Significance Determination: Less Than Significant Impact; no substantial changefrom previous analysis.

With implementation of the proposed Project, approximately 0.34 acre (18%) of the 1.97-acre project site would be pervious and 1.59 acres (82%) would have imperious surfaces. This is an increase oftwo percent compared to existing site conditions. Similar to the development assumed under the General Plan, the Project would occur in an already developed area and would not substantially decrease groundwater recharge. The proposed Project is consistent with the General Plan and zoning designations andtherefore site development would have been accounted for in the City's Water Master Plan, which finds there is groundwater available for the growth proposed in the General Plan. Additionally, there are no public water wells located on the project site and groundwater is not drawn from the area. Therefore, implementation of the proposed Project would not deplete groundwater supplies or interfere with groundwater recharge, anygreaterthanalreadyanalyzed inthe General Plan Program EIR andthis impact would be less than significant. This is consistent with the impact conclusions of the General Plan Program EIR.

Threshold (c) Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition ofimpervious surfaces,in a mannerwhich would:
i) Result in a substantial erosion orsiltation on-oroff-site.

General Plan Significance Determination: Less than Significant Impact. Refer to section threshold (a) above. Impacts would be less than significant and there are no changes or new information requiring preparation of an EIR.

Project -Specific Analysis and Significance Determination: Less Than Significant Impact; no substantial changefrom previous analysis.

The project site is currently developed as a two-storyoffice building with surface parking and landscaping.

The proposed storm drain system would largely maintain the same existing drainage patterns, and connectivity. The construction of the proposed Project would not increase the overall drainage areas in the proposed condition. Clearing, grading, excavation, and construction activities associated with the Project may impact water quality by induced sheet erosion of exposed soils and the subsequent deposition of particulates in local drainages. Grading activities and sediment stockpiles can lead to exposed areas of loose soil that are susceptible to uncontrolled sheet flow and wind erosion. In compliance with NPDES regulations, the State of California requires that any construction activity disturbing one acre or more of soil comply with the General Construction Activity Storm Water Permit (Construction General Permit). The permit requires development and implementation of a SWPPP and monitoring plan, which must include erosion -control and sediment -control BMPs that would meet or 112 Residences at 1300 Bristol Street
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exceed measures required by the Construction General Permit to control potential construction -related pollutants.

Therefore, implementation of the General Plan policies and compliance with NPDES regulations and the City's Municipal Code would reduce the risk of substantial erosion or siltation on or off -site from drainage alterations to less than significant. Therefore, no changes or new information require preparation of an EIR.

Threshold (c) Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces,in a mannerwhich would:
ii) Substantially increase the rate oramount of surface runoff in a manner which would result in flooding on-oroff-site.

General Plan Significance Determination: Less than Significant Impact. The General Plan Program EIR noted that increased impervious surfaces would increase stormwater runoff in the City. This increased runoff could exceed the capacity of existing and planned infrastructure and cause downstream flooding impacts. Several General Plan policies are intended to reduce stormwater runoff would also apply to runoff -related flooding impacts. These policies include NR 3.10, NR 3.11, NR 4.4, NR 3.20, S 5.3, NR 3.16, and NR 3.21. These policies require preparation of a WQMP, implementation of BMPs, incorporation of stormwater detention facilities, design of drainage facilities to minimize adverse effects on water quality, minimize increases in impervious areas. Implementation of these policies would also reduce the volume of runoff generated, and potential for flooding. Compliance with the methods and provisions contained in Chapter 15.50 of the City's Municipal Code would also minimize flood hazards resulting from drainage alterations. Therefore, implementation of General Plan policies and compliance with NPDES regulations, the City's Municipal Code, and California Fish and Wildlife regulations would reduce the risk of flooding resulting from drainage alterations to a less than significant impact.

Project -Specific Analysis and Significance Determination: No impact; no substantial change from previous analysis.

The project site is currently developed as a two-story office building and associated surface parking and landscaping. Reuse of the site with a residential building and parking structure would not increase the rate or amount of surface runoff sothat it would result in a significant increase in flooding on or off of the site or exceedance of the capacity of existing or planned stormwater drainage systems. With implementation of the proposed Project, there would be an increase of two percent compared to existing site conditions.

The Project would require BMPs to treat the drainage associated with the proposed impervious areas of the Project. I mplementation of the Project would not cause flooding on or off of site and impacts on storm drainage capacity would be less than significant. Therefore, implementation of the General Plan policies and compliance with NPDES regulations and the City's Municipal Code would reduce the risk of flooding resulting from drainage alterations to less than significant. Therefore, no changes or new information require preparation subsequent environmental documentation. 113 Residences at 1300 Bristol Street
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Threshold (c) Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces,in a mannerwhich would:
iii) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sourcesof polluted runoff.

General Plan Significance Determination: Less than Significant Impact. The General Plan Program EIR concluded that existing storm drainage facilities at the time would not be able to serve future development assumed in the General Plan. However, the Public Infrastructure Plan in the General Plan specifies that the City and County would review the Storm Drain Master Plan to assure that adequate facilities are provided to serve permitted land use development. Construction of necessarystorm drainage upgrades in and of itself would result in impacts separate from the General Plan. Upgrades, expansion, and construction of necessary utilities to accommodate new development would be subject to project - specific environmental review. Impacts weretherefore considered less than significant.

Project -Specific Analysis and Significance Determination: Less Than Significant Impact; no substantial changefrom previous analysis.

The project site currently drains in two directions: approximately 70 percent of flows are directed toward Spruce Street and 30 percent drains toward Bristol Street North. The site is considered relatively flat with one to two percent grade to provide sheet flow within the existing surface parking lot area. The parking lot drainage is collected by a series of concrete swales that are collected by storm drain lines. Flows are ultimately discharged to Spruce Street. Once the flows enter the existing curb and gutter along Spruce Street, they are conveyed to the north and are discharged into a storm drain system in Quail Street.

The proposed Project would maintain the existing drainage pattern. Drainage areas south of the on -site high point would drain to Bristol Street and drainage areas north of the high point would drain to Spruce Street. The Project proposes three drainage management areas to treat runoff, primarily through biotreatment planters. Each treatment area would have a 24-inch parkway drain. A proposed six-inch storm drain would run through the northwest project site perimeter, connecting all three biotreatment planter areas.

As previously discussed, and as identified in Table 3.9-1, Runoff Volume Summary, the proposed Project would result in the conveyance of slightly more water to the storm drain system because the new development would reduce the pervious surface percentage at the project site by two percent. However, the increase in runoff volume would not exceed the allowable five percent pursuant to Section 5.3 of the County of Orange Technical Guidance Document for the Preparation of Conceptual/Preliminary and/or Project Water Quality Management Plans (2013). Therefore, no hydrologic conditions of concern (HCOC) would occur (see Appendix C). Implementation of the proposed Project would not alter the conclusions of the General Plan Program EIR analysis and would not result in a new or substantially more severe infrastructure orwaterquality impacts thanthose already analyzed. 114 Residences at 1300 Bristol Street
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Table3.9-1: Runoff Volume Summary (2-year, 24-hourstorm event) Drainage
Area
Existing Condition
Proposed Condition
Area (acre)
Volume (cf)
Area (acre)
Volume (cf)
A

0.40 174

0.45 210
B

1.54 778

0.92 492
C
-
-

0.57 268
Total

1.94 952

1.94 970
cf = cubic feet
Source: Tait& Associates, Inc., 2021.

Threshold (c) Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition ofimpervious surfaces,in a mannerwhich would:
iv) Impede or redirect flood flows.

General Plan Significance Determination: Less than Significant Impact. The General Plan Program EIR noted that intensification of development would increasethe area of land covered by structures, leaving less available ground surface area over which flood flows could travel. Several of the nine planning subareas planned for development as set forth in the General Plan are within the 100-year flood zone.

Parts of Mariners' Mile, the western portion of Banning Ranch, Balboa Village, Balboa Peninsula, Balboa Island, and West Newport Highway are susceptible to 100-yearflood conditions.

General Plan implementation was not anticipated to substantially increase obstructions to flood flows, with the exception of potential development at Banning Ranch. A water displacement analysis would be required to investigate the effect of new structural development or fill on flooding depth, pursuant to FEMA regulation 44 CFR 60.3 (c)(10). Preparation of water displacement analyses where appropriate and compliance with FEMA regulations would ensure that General Plan implementation would not substantially impede or redirect flows. Impacts were considered less than significant.

Project -Specific Analysis and Significance Determination: No impact; no substantial change from previous analysis.

The project site is approximately 2,000feet north of the nearest flood hazard area and is not in a 100-year flood zone. Implementation of the proposed Project would not alterthe conclusions of the General Plan Program EIR analysis and would not result in a new or substantially more severe impacts related to flood hazards.

Threshold (d) In flood hazard, tsunami, or seiche zones, would the project risk release of pollutants due to project inundation?
General Plan Significance Determination: Less than Significant Impact. The General Plan Program EIR addresses potential risks from seiches and tsunamis. Compliance with requirements set forth in the Safety Element of the General Plan would minimize the impact of flooding, including flooding as a result of seiche and tsunami inundation. All new development in the City occurring in areas that are subject to flood hazards would be required to comply with the flood damage prevention provisions of the City's 115 Residences at 1300 Bristol Street
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Municipal Code. Therefore, risks associated with inundation by seiche, tsunami, and mudflow are considered to be less than significant.

Project -Specific Analysis and Significance Determination: No impact; no substantial change from previous analysis.

The project site is not proximate to flood hazard, tsunami, seiche, and project inundation hazards. The project site is approximately 2,000 feet north of the nearest flood hazard area and is not within a flood zone. The site is not within a Tsunami Advisory Evacuation Zone or a Tsunami Run Up Area.17 The site is about five miles from the Pacific Ocean and is at a higher elevation from standing bodies of water. Further, the project site is approximately 2,300 feet north of the nearest dam, the San Joaquin Reservoir, but is not directly in the path of any potential downstream hazards resulting from a dam breach. Therefore, the project site is not subject to flood, tsunami, or seiche hazards. The proposed Project would not result in any new adverse impacts or increase the severityof any previously identified impacts. No new information of substantial importance that was not known and could not have been known at the time the General Plan Program EIR was certified that would impact the prior finding under this threshold. Therefore, the proposed Project would be consistent with the effects of implementation of the General Plan.

Threshold (e) Would the project conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan?
General Plan Significance Determination: Less than Significant Impact. The General Plan Program EIR concluded that impacts to water quality control plans or groundwater management plans were less than significant. The City is under the jurisdiction of the Santa Ana RWQCB, which establishes water quality objectives and standards for both surface and groundwater of the region, and water quality discharge requirements. Underthe Santa Ana RWQCB's NPDESpermit system, all existing andfuture municipal and industrial discharges to surface waters within the Citywould be subject to regulations. NPDES permits are required for operators of MS4s, construction projects, and industrial facilities. Developments within the Citywould also be subject tothe provisions in Chapter 14.36, Water Quality, ofthe Municipal Code. Under the provisions of this chapter, any discharge that would result in or contribute to degradation of water quality via stormwater runoff is prohibited. Operation of new development or redevelopment projects are required comply with provisions set forth in the DAMP, including the implementation of appropriate BMPs identified in the DAMP, to control stormwater runoff so as to prevent any deterioration of water quality that would impair subsequent or competing beneficial uses of the water.

General Plan Policy NR 3.6 requires that development not result in the degradation of natural water bodies. The OCWD manages the Orange County Groundwater Basin through the Groundwater Management Plan. Consistent with the OCWD Groundwater Management Plan, the Natural Resources Element of the General Plan identifies goals and related policies designed to minimize water consumption and expand the use of alternative water sources to provide adequate water supplies for present use and future growth. Implementation of these policies would ensure water conservation and reduce potential impacts to groundwater supply. Impacts were considered less than significant. 17 https://www.newportbeachca.gov/home/showpublisheddocument/64418/636989626695570000 and https://www.newportbeachca.gov/Home/ShowDocument?id=1093 . 2021. 116 Residences at 1300 Bristol Street
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Project -Specific Analysis and Significance Determination: Less Than Significant Impact; no substantial changefrom previous analysis.

Newport Beach is under the jurisdiction ofthe Santa Ana RWQCB. The Santa Ana River Basin WaterQuality Control Plan is the basis forthe RWQCB's regulatory programs and establisheswaterquality standards for the ground and surface waters of the region. As indicated under threshold (a), the proposed Project, similar to development pursuant to the General Plan, would not violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality, and would therefore not conflict with the water quality control plan.

OCWD adopted its most recent groundwater management plan in 2015. This plan sets basin management goals and objectives and describes how the basin is managed. The project site is within the City's water service area. According to the 2020 UWMP, the City's 2020 water supply was approximately 15,005 AF, which was combination of 4,255 AF of imported water, 10,237AFof groundwater, and 513 AF of recycled water. The City anticipates that its supply capabilities will balance anticipated total water use and supply from 2021 to 2045 under normal year, single dry year, and multiple dry year conditions. The buildout of the proposed Project is estimated to generate a water demand of approximately 67,680 gallons per day (gpd), or 75.8 AFY, which does not account for the water use associated with the existing office building.

This worst -case demand represents less than one percent of the City's anticipated water supply through 2045 during a normal year, single dry year, and multiple dry year conditions and would not substantially decrease groundwater supplies or interferes ubsta ntia Ily with groundwater recharge such that the Project may impede sustainable groundwater management of the basin. The 2020 UWMP found that the City's supply capabilities are expected to balance anticipated total water use and supply and to accommodate normal years, single dry years, and multiple dry -year events. The UWMP indicated that there is adequate existing and planned water supply to accommodate future development accounted for in the General Plan inclusive of the City's Regional Housing Needs Assessment (RHNA) allocation for the 6th Cycle planning period of 2021-2029 and its associated water demands The Project would implement environmentally sustainable practices including but not limited to water - efficient landscaping; electric vehicle charging stations; and water quality BMPs to treat surface runoff from the project site. Therefore, the proposed Project, similar to development pursuant to the General Plan, would not degrade groundwater quality, substantially decrease groundwater supplies, or interfere substantiallywith groundwater recharge. Impactswould be less than significant, and there are nochanges or new information on requiring preparation of an EIR. No new impact would result, norwould the impact previously identified be any more severe as a result of the proposed Project. Therefore, the proposed Project would be consistent withthe effects of implementation of the General Plan.

Cumulative Impacts
As discussed above, the proposed Project would not cause a new hydrological impact to occur, nor an increase inthe severityof a hydrological impact previously disclosed in the General Plan Program EIR, with implementation of the mitigation measures discussed in this section. Implementation of the proposed Project would not alterthe conclusions of the General Plan Program EIR analysis and would not result in a new or substantially more severe project -specific or cumulative drainage or water quality impact than those already analyzed.
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Mitigation Program
General Plan Policies
The General Plan includes policies that address issues related to hydrology and water quality. The following policies are applicable to the proposed Project and would be made conditions of approval. ■ NR 3.2 - Chemical Use Impacts: Support regulations limiting or banning the use insecticides, fertilizers, and other chemicals which are shown to be detrimental to waterquality. ■ NR 3.3 - Ground Water Contamination: Suspend activities and implement appropriate health and safety procedures in the event that previously unknown groundwater contamination is encountered during construction. Where site contamination is identified, implementan appropriate remediation strategythatis approved bythe Cityand the state agencywith appropriate jurisdiction. ■ NR 3.4- Storm Drain Sewer System Permit: Require all development to comply with the regulations under the City's municipal separate storm drain system permit under the National Pollutant Discharge Elimination System.
■ NR3.9-Water Quality Management Plan: Require newdevelopment applicationsto includea Water Quality Management Plan (WQMP) to minimize runoff from rainfall events during construction and post -construction.
■ NR 3.10 - Best Management Practices: Implement and improve upon Best Management Practices (BMPs) for residences, businesses, development projects, and City operations. ■ NR 3.11 - Site Design and Source Control: Include site design and source control BMPs in all developments. When the combination of site design and source control BMPs are not sufficientto protect water quality as required by the National Pollutant Discharge Elimination System (NPDES), structural treatment BMPswill be implemented along with site design and source control measures. ■ NR 3.13 - Reduction of Infiltration: Include equivalent BMPs that do not require infiltration, where infiltration of runoff would exacerbate geologic hazards. ■ NR 3.14 Runoff Reduction on Private Property. Retain runoff on private property to prevent the transport of pollutants into natural water bodies, to the maximum extent practicable. ■ NR 3.15 - Street Drainage Systems: Require all street drainage systems and other physical improvements created bythe City, or developers of new subdivisions, to be designed, constructed, and maintained to minimize adverse impacts on waterquality. Investigate the possibility of treating or diverting streetdrainage to minimize impacts to water bodies. ■ NR 3.17 - Parking Lots and Rights -of -Way: Require that parking lots and public and private rights -of -way be maintained and cleaned frequentlyto remove debris and contaminated residue. • NR 3.19 - Natural Drainage Systems: Require incorporation of natural drainage systems and stormwater detention facilities into new developments, where appropriate and feasible, to retain stormwater in order to increase groundwater recharge.
• NR3.20- Impervious Surfaces: Require new development a nd public improvements to minimizethe creation of and increases in impervious surfaces, especiallydirectly connected impervious areas, to 118 Residences at 1300 Bristol Street
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the maximum extent practicable. Require redevelopment to increase area of pervious surfaces, where feasible.
■ NR 4.4 - Erosion Minimization: Require grading/erosion control plans with structural BMPs that prevent or minimize erosion during and after construction for development on steep slopes, graded, or disturbed areas.

Standard Conditionsand Reauirements
Sc WQ-1 Prior to the issuance of a grading permit, an SWPPP and Notice of Intent (NOI) to comply with the General Permit for Construction Activities shall be prepared, submitted to the State Water Resources Control Board (SWRCB), and made part of the construction program. This SWPPP shall detail measures and practices that would be in effect during construction to minimize the Project's impact on water quality and stormwater runoff volumes.

SC WQ-2 Prior to issuance of a grading permit, the Applicant shall prepare and submit a Water Quality Management Plan (WQMP) for the Project, subject to the approval of the Community Development Department. The WQMP shall include appropriate BMPs to ensure project runoff is adequately treated.

SC WQ-3 During construction, if groundwater is unexpectedly encountered, the Applicant shall apply for dewatering coverage and adhere to the monitoring and reporting program under the Santa Ana Regional Water Quality Control Board National Pollutant Discharge Elimination System (NPDES).

Conclusion
Accordingly, no new impacts relative to hydrology and water quality or a substantial increase in the severity of a previously identified significant impact evaluated in the General Plan Program EIR would occur. With regardto PRC Section 21166 and State CEQA Guidelines Section 15162(a), the Project would not result in any new impacts, or increase the severity of the previously identified impacts. Additionally, no new information of substantial importance that was not known and could not have been known atthe time the General Plan Program EIR was certified is available that would impact the prior finding of less than significant with mitigation. Therefore, preparation of a subsequent environmental analysis is not warranted.
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3.10 Land Use a nd Planning
Threshold (a) Would the project physically divide an established community? General Plan Significance Determination: Less than Significant Impact. The General Plan Program EIR concluded that the General Plan would not include any roadway extensions or other development features through currently developed areas; instead, it would allow limited infill development in select subareas in the City. The General Plan Program EIR did not include any extensions of roadways or other development features through currently developed areas that could physically divide an established community. Therefore, the General Plan Program EIR would not physically divide an established community and impacts were identified as being less than significant.

Project -Specific Analysis and Significance Determination: No impact; no substantial change from previous analysis.

The City of Newport Beach is nearly built out, and the proposed Project is an infill development in an urbanized area. The proposed Project would not include any roadway extensions or other development features through currently developed areas. No off -site improvements such as new roadways or infrastructure are proposed that could physically divide an established community. The proposed Project would demolish the existing two-story office building and construct a residential apartment building on the site. Specifically, the site is zoned General Commercial Site 4 with a Residential Overlay of PC-11, where multi -family residential development is permitted as a stand-alone use provided minimum affordable housing requirements are met. The proposed Project includes affordable housing units.

Therefore, the proposed Project, similar to development pursuant to the General Plan, would not physically divide an established community and there would be no impacts. Therefore, there are no changes or new significant information that would require preparation of an EIR.

Threshold (b) Would the project conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect?
General Plan Significance Determination: Less than Significant Impact. The General Plan Program EIR analyzed land use incompatibility with regard to introducing new land uses and structures that could result in intensification of development in the City. The General Plan Program EIR concluded that the majority of land use changes proposed would not result in incompatibilities or nuisances that rose to a level of significance and impacts were considered less than significant. The General Plan Program EIR was found to be consistent with all applicable land use plans for the City. The Airport Area is in the boundaries of the John Wayne Airport AELUP. Provided that residential uses remain outsidethe 65dBACNELcontour, the General Plan would be consistent with the AELUP. The City of Newport Beach is subject to policies within the Orange County Central and Coastal Natural Community Conservation Plan (NCCP). Future development was required to comply with policies within the plan, and therefore no impact occurred.

It is important to note that the General Plan Program EIR concluded a significant and unavoidable impact related to General Plan Policy LU 6.15.24. General Plan Policy LU 6.15.24 states that development must be constructed within the height limits and residential uses must be located outside of areas exposed to the 65 dBA CNEL noise contour identified in the John Wayne Airport AELUP, unless the City Council makes 120 Residences at 1300 Bristol Street
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appropriate findings for an override in accordance with applicable law. This policy allows the possibility for residential development to occur within the 65 dBA CNEL noise contour or height limits to be exceeded. Residential development within any area inside the 65 dBACNELwould result in conflicts with AELUP Policy 3.2.1, which results in a finding of inconsistent land uses if development places people so that they are affected adversely by aircraft noise or concentrates people in areas susceptible to aircraft accidents.

Project -Specific Analysis and Significance Determination: No impact; no substantial change from previous analysis.

General Plan Consistency
The project site has a General Plan land use categoryof Mixed -Use Horizontal-2 (MU-1­12), which provides for a horizontal intermixing of uses that may include regional commercial office, multifamily residential, vertical mixed -use buildings, industrial, hotel rooms, and ancillary neighborhood commercial uses. The MU-1­12 designation applies to a majority of properties in the Airport Area, inclusive of the project site and adjacent uses and permits:
■ A maximum of 2,200 residential units are permitted as replacement of existing office, retail, and/or industrial uses at a maximum density of 50 units per adjusted gross acre, of which a maximum of 550 units may be developed as infill units.

The General Plan policies for the Airport Area call for the orderly evolution of this area from a single - purpose business park to a mixed -use district with cohesive residential villages integrated within the existing fabric of the office, industrial, retail, and airport -related businesses. The proposed Project is consistent with the MU-H2 land use designation for the project site and would implement the City's General Plan goals and policies for this portion of the Airport Area because it would integrate residential uses into Newport Place.

An analysis of the proposed Project's consistency with the applicable goals and policies of the General Plan is provided in Table 3.10-1, General Plan Consistency Analysis. The analysis concludes that the Project would be consistentwith the applicable goals and policies of the City's General Plan. The Project would not require a General Plan land use amendment. Therefore, implementation of the proposed Project would not result in significant land use impacts related to relevant Newport Beach General Plan goals and policies, including consistencywith the AELUP for John Wayne Airport. 121 Residences at 1300 Bristol Street
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