C. In the event that surveys identify white-tailed kite or American peregrine falcon present on site or within 500 feet of construction activity, such occurrence shall be documented and CDFW shall be notified. If an active nest of either species is encountered, a minimum buffer of 500 feet shall be delineated, flagged, and avoided by construction activity until the nesting cycle is complete (i.e., the qualified biologist determines that the young have fledged, or the nest has failed). Alternatively, a qualified biologist may recommend other measures as noted in Item B, above. However, CDFW must be consulted prior to any reduction of avoidance buffers or implementation of other measures as no take is allowed of these species.
THE RITZ-CARLTON RESIDENCES 3-33
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
Conclusion
The biological resources impacts of the proposed Project would be consistent with the impacts identified for the 2006 General Plan Update, analyzed in the 2006 EIR. The proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects. In regard to Section 15162 of the State CEQA Guidelines, (1) no substantial changes are proposed as part of the proposed Project that would result in new significant effects or an increase in severity of previous effects; (2) no substantial changes in circumstances have occurred that would result in new significant effects; and (3) no new information has become known that was not previously known that would (a) create new significant impacts, (b) increase the severity of previously examined effects, or (c) determine that mitigation measures or alternatives previously found not to be feasible would, in fact, be feasible; or (4) introduce mitigation measures that are considerably different from those analyzed in the 2006 EIR. For these reasons, no major revisions to the biological resources analysis provided in the 2006 EIR are required.
THE RITZ-CARLTON RESIDENCES 3-34
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
3.5 CULTURAL RESOURCES
A Historic Resources Assessment Report (Historic Resources Report) was prepared for the proposed Project, prepared by Environmental Science Associates (ESA), in January 2022 (ESA 2022b). The Historic Resources Report is included in Appendix C of this Addendum and is summarized here by reference.
3.5.1 2006 EIR
The 2006 EIR indicated that the City has 11 properties listed or designated eligible for listing on the National Register of Historic Places (NRHP), the California Register of Historical Resources (CRHR), or otherwise listed as historic or potentially historic in the California Historic Resources Inventory System (CHRIS), maintained by the Office of Historic Preservation. The City Historical Register also recognizes five structures or properties of local historical or architectural significance, most of which are not listed in the NRHP and CRHR. In addition to the formally recognized resources, the City's Historic Resource Inventory includes 61 properties, while not officially adopted, which serves as a guide to potentially historic properties that may have historic or cultural significance to the City. The 2006 EIR noted that buildout could result in the demolition of historic or potentially historic structures; however, General Plan Policies HR 1.1 through HR 1.5 protect historically significant landmarks, sites, and structures through:
requiring that the Historical Resources Inventory be maintained and updated; encouraging the preservation and adaptive reuse of historic structures; promoting the placement of historical landmarks throughout the City; encouraging adaptive reuse; and mandating the incorporation of historical elements in new redevelopment projects in the City. The analysis identified that the Airport Area, Newport Center, West Newport Mesa and Mariners' Mile do not have historic resources. However, the 2006 EIR determined that as demolition of a historic structure constitutes a physical effect on the environment, the impacts to historical resources were significant and unavoidable.
The 2006 EIR concluded that impacts to archaeological resources would be less than significant, and that General Plan Goal HR 2 and NR 18 would protect archaeological resources. The Newport Beach City Council also established "Archaeological Guidelines (K-5)" requiring the City to prepare and maintain sources of information regarding archaeological sites.
The 2006 EIR concluded that impacts to human remains would be less than significant. Human burials have specific provisions for treatment in Section 5097 of the California Public Resources Code. Disturbing human remains would destroy the resources and could potentially violate the health code. The California Health and Safety Code (Sections 7050.5, 7051, and 7054) contains specific provisions for the protection of human burial remains. PRC Section 5097.98 addresses the disposition of Native American burials, protects such remains, and established the Native American Heritage Commission to resolve any related disputes.
General Plan Policies HR 2.1 and NR 18.1 require that any new development under the General Plan protect and preserve archaeological resources from destruction. Other policies under Goal HR2 and Goal NR 18 ensure that information resources are maintained regarding these resources, such that all grading and excavation activities with potential to affect cultural or archaeological resources be monitored by a qualified archaeologist.
THE RITZ-CARLTON RESIDENCES 3-35
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
Mitigation Measures
No mitigation measures were required.
3.5.2 PROPOSED PROJECT IMPACT ANALYSIS
New
More
New Ability
No
Environmental Issues
Significant
Severe
to
Substantial
Impact
Impacts
Substantially
Change
Reduce
From
Significant
Previous
Impact
Analysis
CULTURAL RESOURCES - Would the project:
a)
Cause a substantial adverse change in the significance of a ❑
❑
❑
2 historical resource pursuant to §15064.5?
b)
Cause a substantial adverse change in the significance of an ❑
❑
❑
2 archaeological resource pursuant to §15064.5?
c)
Disturb any human remains, including those interred outside of ❑
❑
❑
2 formal cemeteries?
Would the Project:
a) Cause a substantial adverse change in the significance of a historical resource pursuant to Section 15064.5?
No Substantial Change from Previous Analysis. The Project site is over 45 years in age but has not been previously evaluated as a historic resource. Building A is a stand-alone three-story guest room building designed in the Postmodern style and constructed in 1975. Buildings B, C, and D were also constructed in 1975, and include a nine -story guest room tower, a two-story ancillary building, and a three-story guest room wing, also designed in the Postmodern style. A one-story addition was constructed in 1985, and a 10-story tower addition was constructed in 1986, both in the Postmodern style. A concrete subterranean parking garage was constructed in 1984 (part of the Project). It should be noted that with the exception of the parking garage, the above structures are not part of the proposed Project and would remain. The two-story structure to the west of the parking garage and the parking garage would be demolished to accommodate the proposed Project. For the current evaluation, each building at the Project site and the hotel complex as a whole was evaluated as a potential historical resource under the following historic context and subtheme: Context: Hotels, Subtheme: Resort Hotels (1895-1980). Additionally, the hotel buildings and complex were also evaluated under context for Postmodernism Architectural Style (1968-Present). The existing hotel complex on the Project site was surveyed and evaluated for eligibility as a historical resource for listing in the National Register of Historic Places (National Register), California Register of Historical Resources (California Register), as well as for local designation as a City of Newport Beach Historical Property (ESA 2022b).
The hotel complex was constructed as part of the larger Newport Center master plan as Marriott Hotel. The Project site does not appear to have been a notable property within the Marriott Hotel corporation's extensive portfolio of global hotels, and it also does not appear to be a significant commercial development within Newport Center, particularly given that the hotel complex was THE RITZ-CARLTON RESIDENCES 3-36
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
constructed in a later period of Newport Center's development. The Project site was not found to be significant for its association with important events or people, and it does not appear that the Project site embodies the distinctive characteristics of the suburban resort hotel property type, nor does the Project site appear to be a significant example of the Postmodern style of architecture. The Project site, at 900 Newport Center Drive, was tangentially associated with notable local architect William Blurock, who served to oversee the architectural plans and designs as developed by the Marriott Corporation's in-house design and engineering team, as was common procedure for a large hotelier chain. Further, the Project site is not likely to yield information important in prehistory or history. The Historic Resource Assessment found that the hotel complex located at 900 Newport Center Drive, comprised of Buildings A - F and Structure G, are ineligible for listing in the National or California registers or as a City of Newport Beach Historical Property (ESA 2022b). Therefore, the existing hotel buildings and complex at the Project site do not appear to qualify as a historical resource under CEQA.
The hotel complex lacks significant historical associations necessary to qualify as a historic resource under national, State, and local criteria. Further, the complex no longer retains historic integrity, due to substantial additions, tenant improvements, and removal of its original landscape. Consequently, the Historic Resource Assessment recommends a California Historic Resource (CHR) Status Code of "6Z", which means that the Project site appears ineligible individually for listing in the National Register, the California Register, and for local designation through survey evaluation. The proposed Project would convert up to 30 percent of the existing hotel rooms into hotel branded residences. As stated above, the Project would demolish Building A, and construct a new 295-foot-high residential building with landscaping and site modifications throughout. Since the existing hotel buildings and complex on the Project site were found to be ineligible as historic resources, the proposed Project would have no direct impact on historical architectural resources pursuant to CEQA.
Moreover, the Project would have a less than significant impact on identified historic resources in the Project vicinity. These resources are as follows:
• The modern 9-story commercial office twin towers —designated historic resource, at 500 Newport Center Drive, within 0.46 mile of the site (CHR Status Code 2S2). • Pacific Life Insurance Company Building, built in 1973—potential historic resource, at 700 Newport Center Drive, within approximately 0.2 mile of the site, designed by master architect William Pereira with a Modern International Style (ESA 2022b). • The 1953 Boy Scout Jamboree —a California Point of Historical Interest that does not meet the California Register criteria (CHR Status Code 7P), adjacent to the Project site in the area that is now Fashion Island.
It should be noted that none of the above resources would be visually or physically impacted by the proposed Project. Therefore, the Historic Resource Assessment finds that the Project would not cause any substantial adverse change in the significance of a historical resource as defined in Section 15064.5 and as such would not have any significant effects on historical resources.
As discussed above, it is noted that the 2006 General Plan EIR concluded that build out under the General Plan would result in a significant and unavoidable impact to historical resources that were not considered for historic evaluation at that time because they were less than 50 years in age but that they could be considered during the planning period of the proposed General Plan THE RITZ-CARLTON RESIDENCES 3-37
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
Update. This potential impact was considered significant in the 2006 General Plan EIR. Although the buildings at the Project site were less than 50 years in age in 2006, over 16 years have passed since then and the Project site's existing buildings are now of age to require evaluation as a potential historical resource pursuant to CEQA. The Historic Resources Assessment found that the property does not meet the eligibility thresholds for listing as a historical resource and concluded that the Project would have no direct impact on built historic environment on the site.
Additionally, it concluded that a less than significant impact would occur on identified historical resources in the Project vicinity. In light of the findings of the Historic Resources Assessment, no new impact pertaining to historic resources that was not previously identified in the 2006 EIR would result, and no mitigation is required.
h) Cause a substantial adverse change in the significance of an archaeological resource pursuant to Section 15064.5?
No Substantial Change from Previous Analysis. A records search for the Project site was conducted on January 11, 2022, at the California Historical Resources Information System (CHRIS) South Central Coastal Information Center (SCCIC) housed at California State University at Fullerton. The records search included a review of all recorded historic architectural resources within the Project site and within a 0.5-mile radius of the Project site. ESA also reviewed the Built Environment Resources Directory (BERD), and the Office of Historic Preservation's (OHP) list of California Historical Resources, which includes listings in the National Register, California Register, California State Historical Landmarks, and California Points of Interest. The results of the records search indicate that 30 cultural resources studies have been conducted within a
0.5-mile radius of the Project Site. Of those 30 previous studies, none overlaps the Project site (ESA 2022b).
The Project site is urban, developed, paved and has been previously disturbed. Nonetheless, the area is potentially sensitive for archaeological and tribal cultural resources. The Project would be required to comply with City Council Policy K-5, which requires preservation of significant archeological and tribal cultural resources in the event of an inadvertent discovery. Compliance with General Plan Policy HR 2.1 and Policy NR 18.1 would require that any new development protect and preserve archaeological and tribal resources from destruction, and that potential impacts to such resources be avoided and minimized through planning policies and permit conditions. As such, compliance with these regulations would ensure impacts to archaeological resources remain less than significant. Therefore, no new significant impacts that were not previously identified in the 2006 EIR would result that would require a mitigation measure. c) Disturb any human remains, including those interred outside of formal cemeteries? No Substantial Change from Previous Analysis. As stated above, the Project site has been previously disturbed and is currently developed with a hotel use. There is no indication that there are burials present at the Project site, and it is unlikely that human remains would be discovered during Project development. In the event that human remains are discovered during grading activities, the Project would adhere to all State and local regulations and policies, including California Health and Safety Code Section 7050.5, CEQA Section 15064.5, and PRC Section 5097.98, to addresses procedures to follow the discovery of human remains. Compliance with these regulations would ensure that impacts to human remains would not occur. Therefore, THE RITZ-CARLTON RESIDENCES 3-38
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
the proposed Project would not result in a new significant impact related to the disruption of human remains, that was not previously identified, and no mitigation is required.
Conclusion
The cultural resources impact of the proposed Project would be consistent with the impacts identified for the 2006 General Plan Update, analyzed in the 2006 EIR. The proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects. In regard to Section 15162 of the State CEQA Guidelines, (1) no substantial changes are proposed as part of the proposed Project that would result in new significant effects or an increase in severity of previous effects; (2) no substantial changes in circumstances have occurred that would result in new significant effects; and (3) no new information has become known that was not previously known that would (a) create new significant impacts, (b) increase the severity of previously examined effects, or (c) determine that mitigation measures or alternatives previously found not to be feasible would, in fact, be feasible; or (4) introduce mitigation measures that are considerably different from those analyzed in the 2006 EIR. For these reasons, no major revisions to the cultural resources analysis provided in the 2006 EIR are required.
THE RITZ-CARLTON RESIDENCES 3-39
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
3.6 ENERGY
An Energy report, titled "Energy Report —Ritz -Carlton Residences Project, Newport Beach, California", was prepared for the proposed Project, by LSA in February 2022 (LSA 2022b). The report is included in Appendix D, of this Addendum and is summarized here by reference.
3.6.1 2006 EIR
The 2006 EIR did not directly address energy impacts, because energy analysis was not part of the required CEQA Checklist analysis at the time that the 2006 EIR was adopted. Effective December 28, 2018, the State adopted amendments to the State CEQA Guidelines requiring the analysis of and mitigation for energy, as separate topic, in CEQA documents.
However, the 2006 EIR did include an analysis of the impacts on public services and utilities, which included electricity and natural gas, in Section 4.14, Utilities and Service Systems, of the 2006 EIR. Impacts to electricity and natural gas services were found to be less than significant.
The electricity and natural gas analysis in the 2006 EIR did not respond to the specific questions in the new energy section as adopted in 2018, which are provided in the impact analysis below.
The 2006 EIR concluded that there would be no impact related to the relocation or construction of new electrical power or natural gas facilities. Additional energy demands resulting from implementation of the General Plan Update would be adequately met by current and planned infrastructure during most of the year as well as compliance with the energy conservation measures contained in the State's Title 24, Building Standards and CALGreen Requirements, which would reduce the amount of energy needed for the operation of any buildings. The projected electrical demand for buildout under the General Plan was expected to be within Southern California Edison's (SCE's) then -current ten-year load forecasts. Southern California Gas Company (SCGC) indicated that an adequate supply of natural gas was available to serve additional development, and that the natural gas service provided to the City would not be impaired by buildout under the General Plan. Any expansion of service necessitated by the General Plan implementation would be in accordance with SCGC policies and extension rules on file with the California Public Utilities Commission (CPUC) at the time contractual agreements are made. Natural gas demand projected for the General Plan would not exceed available or planned supply, and no new infrastructure would be required. Therefore, the 2006 EIR determined that no impact would result.
Mitigation Measures
No mitigation measures were required.
THE RITZ-CARLTON RESIDENCES 3-40
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
3.6.2 PROPOSED PROJECT IMPACT ANALYSIS
New
More
New Ability
No
Environmental Issues
Significant
Severe
to
Substantial
Impact
Impacts
Substantially
Change
Reduce
From
Significant
Previous
Impact
Analysis
ENERGY - Would the project:
a) Result in potentially significant environmental impact due to ❑
❑
❑
Q
wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation?
b) Conflict with or obstruct a state or local plan for renewable ❑
❑
❑
Q
energy or energy efficiency?
Would the Project.
a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation?
No Substantial Change from Previous Analysis. The following analysis evaluates the Project's potential to increase the demand for energy through construction and operation of the Project, day-to-day operations, and fuel consumption associated with Project construction.
Energy Consumption During Construction
Construction activities would require energy for activities such as the manufacturing and transportation of building materials, demolition and grading activities, building construction, paving, and architectural coatings. Construction of the Project would require electricity to power construction -related equipment but would not involve the consumption of natural gas. The construction -related equipment, including forklifts, would not be powered by natural gas, and no natural gas demand is anticipated during construction.
Transportation energy represents the largest energy use during construction and would occur from the transport and use of construction equipment, delivery vehicles and haul trucks, and construction worker vehicles that would use petroleum fuels (e.g., diesel fuel and/or gasoline).
Therefore, the analysis of energy use during construction focuses on fuel consumption.
Construction trucks and vendor trucks hauling materials to and from the Project site would be anticipated to use diesel fuel, whereas construction workers traveling to and from the Project site would conservatively be anticipated to use gasoline -powered vehicles. Fuel consumption from transportation uses depends on the type and number of trips, VMT, the fuel efficiency of the vehicles, and the travel mode (LSA 2022b).
Construction emissions were estimated for the Project using the CalEEMod model, as detailed in Section 3.3, Air Quality, of this Addendum. Estimates of fuel consumption (diesel fuel and gasoline) from construction equipment, construction trucks, and construction worker vehicles were based on default construction equipment assumptions and trip estimates from CalEEMod and fuel efficiencies from the EMissions FACtor 2021 model (EMFAC2021). Fuel consumption THE RITZ-CARLTON RESIDENCES 3-41
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
estimates are presented in Table 3-7, Project Energy Consumption Estimates During Construction. CalEEMod output sheets and detailed energy calculations are included in Appendix D of this Addendum.
TABLE 3-7
PROJECT ENERGY CONSUMPTION ESTIMATES DURING CONSTRUCTION Energy Type
Total Energy Consumption
(gallons)
Percentage Increase Countywide
Diesel
384,165
0.25%
Gasoline
247,164
0.25%
Source: LSA 2022b. See Appendix D, Energy Report.
As detailed in Table 3-7, above, the Project would consume approximately 384,165 gallons of diesel fuel and approximately 247,165 gallons of gasoline during construction. Based on fuel consumption obtained from EMFAC2021, approximately 154.1 million gallons of diesel and approximately 1.3 billion gallons of gasoline were consumed from vehicle trips in Orange County in 2021. Therefore, construction of the Project would increase the annual construction generated fuel use in Orange County by approximately 0.25 percent for diesel fuel and 0.02 percent for gasoline based on the year 2021. As such, construction of the Project would have a negligible effect on local and regional energy supplies. Furthermore, impacts related to energy use during construction would be temporary and relatively minimal in comparison to Orange County's overall use of the State's available energy resources. No unusual Project characteristics would necessitate the use of construction equipment that would be less energy efficient than at comparable construction sites in the region or the State. In addition, construction activities are not anticipated to result in an inefficient use of energy as gasoline and diesel fuel would be supplied by construction contractors who would conserve the use of their supplies to minimize their costs on the Project. The Project would not cause or result in the need for additional energy facilities or an additional or expanded delivery system. As such, fuel consumption during construction would not be inefficient, wasteful, or unnecessary (LSA 2022b).
Energy Use During Operations
Operational energy use is typically associated with natural gas use, electricity consumption, and fuel used for vehicle trips associated with a project. Energy consumption was estimated for the Project using default energy intensities by land use type in CaIEEMod for existing conditions and the Project. Trip generation rates used in CaIEEMod for the Project were based on the Project's Trip Generation Letter, which identifies that the existing conditions typically generate approximately 1,271 average daily trips (ADTs), and the Project would generate approximately 722 ADTs (Pirzadeh and Associates 2022). In addition, consistent with the plans prepared for the Project, this analysis assumed use of an emergency diesel generator, only natural gas hearth (no wood burning), water -efficient irrigation systems, and use of water efficient landscape.
When project -specific data were not available, default assumptions from CaIEEMod were used in the analysis (LSA 2022b).
As identified above, the Project would result in a net decrease in vehicle trips; therefore, the Project would not result in a net increase in gasoline or diesel fuel consumption during operation. The Project would also require a diesel emergency backup generator; however, diesel THE RITZ-CARLTON RESIDENCES 3-42
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
consumption associated with the emergency backup generator is expected to be minimal and would nominally increase annual diesel fuel use in Orange County. Energy use consumed during operation of the Project would be associated with electricity and natural gas consumption (LSA 2022b). Electricity and natural gas usage estimates associated with the Project and existing conditions are shown in Table 3-8, Energy Consumption Estimates During Operation of the Project, below.
TABLE 3-8
ENERGY CONSUMPTION ESTIMATES DURING OPERATION OF THE PROJECT Annual Energy
Percentage Increase
Energy Type
Consumption
Countywide
Existing Conditions
Existing Electricity Consumption (kWh/yr)
1,744,878
--
Existing Natural Gas Consumption
22,854
--
(therms/yr)
Proposed Project
Project Electricity Consumption (kWh/yr)
2,367,789
--
Project Natural Gas Consumption
17,732
--
(therms/yr)
Net Operational Electricity Consumption
622,911
<0.01
(kWh/yr)
Net Operational Natural Gas
-5,122
0.00%
Consumption (therms/yr)
kWh: kilowatt hour; yr: year.
Source: LSA 2022b (Appendix D).
The Project would comply with the current CALGreen Code and the Energy Efficiency Code regarding energy conservation and green building standards, which is accounted for in this analysis. As shown in Table 3-8, above, the estimated potential net increase in electricity demand associated with the operation of the proposed project is 62 2,9 11 -kilowatt hours (kWh) per year.
Total electricity demand in Orange County in 2020 was approximately 19,733 gigawatt-hours (GWh) (19,733,139,603 kWh). Therefore, operation of the Project would negligibly increase the annual electricity consumption in Orange County by less than 0.01 percent (LSA 2022b). Based on the negligible increase in annual electricity consumption, it is assumed that SCE has sufficient resources that would be adequate to serve the Project.
Electrical and natural gas demand associated with Project operations would not be considered inefficient, wasteful, or unnecessary. The Project would be required to adhere to all federal, State, and local requirements for energy efficiency, which would substantially reduce energy usage. In addition, the Project is consistent with the Project site's General Plan designation as Visitor Serving Commercial (CV) and Anomaly Area 43 designation. As such, it is assumed that the Project's energy impacts have already been accounted for in the 2006 EIR. The Project would not cause or result in the need for additional energy facilities or an additional or expanded delivery system (LSA 2022b). The Project would not lead to new or substantially more severe significant impacts associated with energy demand beyond those identified in the 2006 EIR. The Project would not create a new significant impact pertaining to energy that was not previously analyzed, and no new mitigation measures are required.
THE RITZ-CARLTON RESIDENCES 3-43
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency?
No Substantial Change from Previous Analysis. The City has an adopted Energy Action Plan (EAP) that outlines various measures and strategizes numerous methods on how the City's long- term vision can be achieved. The EAP goals include the following: meet and exceed AB 32 energy reduction goals; be an example for energy efficiency and sustainability at City facilities; continue interacting, educating, and informing the community about energy efficiency and GHG emissions; explore the newest green technologies and methods to decrease future energy dependency; explore renewable energy recourses (not limited to solar) and possible financing based on available grants/rebates; enhance energy efficiency and operations in existing buildings through systematic commissioning strategies or independent energy efficiency studies; and evaluate all the suggested energy efficiency action measures presented in this EAP, establish a priority for implementation, and determine possible funding sources (LSA 2022b).
The Project would meet the latest California CALGreen Code, which includes the latest in energy efficiency standards, consistent with the goals of the City's EAP. The City's EAP goals are primarily applicable to City facilities; therefore, the Project was analyzed for consistency with the State's 2020 Integrated Energy Policy Report. The plan calls for the State to assist in the transformation of the transportation system to improve air quality, reduce congestion, and increase the efficient use of fuel supplies with the least environmental and energy costs. To further this policy, the plan identifies a number of strategies, including assistance to public agencies and fleet operators in implementing incentive programs for ZEVs and their infrastructure needs, and encouragement of urban designs that reduce VMT and accommodate pedestrian and bicycle access. In addition, the Integrated Energy Policy Report provides the results of the California Energy Commission's (CEC's) assessments of a variety of energy issues facing California. As indicated above, energy usage on the Project site during construction would be temporary in nature and relatively small in comparison to the overall use in the County. In addition, energy usage associated with operation of the Project would be relatively minimal in comparison to the overall use in Orange County, and the State's available energy resources.
Therefore, energy impacts at the regional level would be negligible. Because California's energy conservation planning actions are conducted at a regional level, and because the proposed Project's total impact on regional energy supplies would be minor, the Project would not conflict with or obstruct California's energy conservation plans as described in the CEC's Integrated Energy Policy Report. Additionally, the Project would not result in the inefficient, wasteful, and unnecessary consumption of energy, as detailed above. Therefore, the Project would not lead to new or substantially more severe significant impacts associated with consistency with plans for renewable energy or energy efficiency (LSA 2022b). The Project would not create a new significant impact pertaining to energy that was not previously analyzed, and no new mitigation measures are required.
THE RITZ-CARLTON RESIDENCES 3-44
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
Conclusion
The energy impacts of the proposed Project would be consistent with the impacts identified for the 2006 General Plan Update, analyzed in the 2006 EIR. The proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects.
In regard to Section 15162 of the State CEQA Guidelines, (1) no substantial changes are proposed as part of the proposed Project that would result in new significant effects or an increase in severity of previous effects; (2) no substantial changes in circumstances have occurred that would result in new significant effects; and (3) no new information has become known that was not previously known that would (a) create new significant impacts, (b) increase the severity of previously examined effects, or (c) determine that mitigation measures or alternatives previously found not to be feasible would, in fact, be feasible; or (4) introduce mitigation measures that are considerably different from those analyzed in the 2006 EIR. For these reasons, no major revisions to the energy analysis provided in the 2006 EIR are required.
THE RITZ-CARLTON RESIDENCES 3-45
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
3.7 GEOLOGY AND SOILS
The following analysis summarizes the "Preliminary Geotechnical Exploration and Plan Review for the Ritz -Carlton Residences Tower and Parking Structure" (Geotechnical Exploration), prepared for the Project by NMG Geotechnical, Inc. (NMG), dated January 19, 2022 (NMG 2022).
This Geotechnical Exploration is included in Appendix E of this Addendum.
3.7.1 2006 EIR
The 2006 EIR concluded that implementation of the General Plan would not expose people or structures to adverse effects involving rupture of a fault located in an Alquist-Priolo Fault Zone.
The Newport -Inglewood fault zone, the Whittier fault zone, the San Joaquin Hills fault zone, and the Elysian Park fault zone, all have potential to cause moderate to large earthquakes that would result in ground shaking in Newport Beach and nearby communities. However, none of these faults has been zoned under the guidelines of the Alquist-Priolo Earthquake Fault Zoning Act. As such, there are no Alquist-Priolo zones in the City and more specifically in the Newport Center/Fashion Island area, and no impact would result. The General Plan policies (i.e., S 4.1, S 4.2, S 4.4, and S 4.5) ensure that adverse effects caused by seismic and geologic hazards such as strong seismic ground shaking are minimized. Additionally, new development would be required to comply with the building design standards of the California Building Code (CBC).
Compliance with applicable regulations and the policies contained in the General Plan would ensure that impacts related to strong seismic ground shaking remain at a less than significant level.
Portions of the City that are susceptible to liquefaction and related ground failure (i.e., seismically induced settlement) include areas along the coastline that includes Balboa Peninsula, in and around the Newport Bay and Upper Newport Bay, in the lower reaches of major streams in Newport Beach, and in the floodplain of the Santa Ana River. A considerable part of the City mapped liquefiable areas are already built. The City Safety Element Policies S 4.1 through S 4.6 require new development to be in compliance with geologic hazard safety standards for seismic design of structures in the City.
Further, the 2006 EIR concluded that implementation of the General Plan would have a less than significant impact associated with soil erosion or topsoil. All demolition and construction activities would be required to comply with CBC Chapter 70 standards. General Plan Policies NR 3.11, NR 3.12, and NR 3.13 would require compliance with applicable local, State, or federal laws. Compliance with the CBC and the National Pollutant Discharge Elimination System (NPDES) permits would minimize effects from erosion and ensure consistency with the Regional Water Quality Control Board (RWQCB) Water Quality Control Plan. Impacts were determined to be less than significant, and no mitigation is required.
The 2006 EIR also concluded that implementation of the General Plan would have a less than significant impact related to unstable soils, or compressible and expansive soils, as a result of collapse, subsidence, differential settlement, lateral spreading, or heaving. Adherence to the City's codes and General Plan policies, including S 4.4 and S 4.6 would ensure that development is not located on unstable soils or geologic units and no significant impacts would occur. Impacts would be less than significant, and no mitigation is required.
THE RITZ-CARLTON RESIDENCES 3-46
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
Additionally, the 2006 EIR concluded that implementation of the General Plan would have a less than significant impact related to unstable soils or geologic units. Development would be required to comply with all applicable provisions of the CBC related to soil hazard -related design.
Also, General Plan Policies S 4.4 and S 4.6 would require that development not be located on unstable soils or geologic units. Impacts were determined to be less than significant, and no mitigation is required.
The 2006 EIR determined that the Newport Center/Fashion Island area is almost entirely built out with established utility services and new development would not require the use of septic tanks.
Furthermore, the 2006 EIR identified that potential impacts to paleontological resources would be less than significant with compliance with General Plan policies and Newport Beach City Council Paleontological Guidelines (K-4). The City has known significant paleontological resources, including portions of the Vaqueros formation that underlie the Newport Coast, Newport Banning Ranch, the Topanga and Monterey Formations, and Fossil Canyon in the North Bluffs area. Ground disturbing activities would have the potential to damage or destroy paleontological resources that may be present below the surface. The Newport Beach City Council Paleontological Guidelines (K-4) requires the City to prepare and maintain sources of information regarding paleontological sites. Compliance with policies within Goal NR 18 and the policies under Goal HR 2 would reduce this impact to a less than significant level.
Mitigation Measures
No mitigation measures were required.
3.7.2 PROPOSED PROJECT IMPACT ANALYSIS
Environmental Issues
New
Significant
Impact
More
Severe
Impacts
New Ability
to
Substantially
Reduce
Significant
Impact
No
Substantial
Change
From
Previous
Analysis
GEOLOGY AND SOILS - Would the project:
a) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as delineated on the ❑
❑
❑
Q
most recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42.
ii) Strong seismic ground shaking?
❑
❑
❑
Q
iii) Seismic -related ground failure, including liquefaction? ❑
❑
❑
Q
iv) Landslides?
❑
❑
❑
Q
b) Result insubstantial soil erosion or the loss of topsoil? ❑
❑
❑
Q
THE RITZ-CARLTON RESIDENCES 3-47
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
New More New Ability
No
Environmental Issues Significant Severe to
Substantial
Impact Impacts Substantially
Change
Reduce
From
Significant
Previous
Impact
Analysis
c)
Be located on a geologic unit or soil that is unstable, or that ❑
❑
❑
Q
would become unstable as a result of the project, and potentially result in on- or off -site landslide, lateral spreading, subsidence, liquefaction or collapse?
d)
Be located on expansive soil, as defined in Table 18-1-B of the ❑
❑
❑
Q
Uniform Building Code (1994), creating substantial direct or indirect risks to life or property?
e)
Have soils incapable of adequately supporting the use of septic ❑
❑
❑
Q
tanks or alternative wastewater disposal systems where sewers are not available for the disposal of waste water?
f)
Directly or indirectly destroy a unique paleontological resource ❑
❑
❑
Q
or site or unique geologic feature?
Would the Project:
a) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? No Substantial Change from Previous Analysis. According to the Geotechnical Exploration prepared for the Project, the site is not located within a fault -rupture hazard zone as defined by the Alquist-Priolo Special Studies Act, and no evidence of active faulting was found during the investigation. Additionally, based on mapping by the State, there are no active faults mapped at the Project site. The closest major active faults are the Newport -Inglewood Fault located 2.7 miles (4.4 km) to the south of the site, and the San Joaquin Hills Blind Thrust Fault located 3.3 miles (5.3 km) north of the site. Since there are no active faults at the site, the potential for primary ground rupture is considered very low (NMG 2022), and as such no risk of loss, injury, or death would be anticipated. Therefore, the Project would not create a new significant impact pertaining to rupture of a known earthquake fault that was not previously analyzed, and no new mitigation measures are required.
ii) Strong seismicgroundshaking?
No Substantial Change from Previous Analysis. Properties in southern California are subject to seismic hazards of varying degrees depending upon the proximity, degree of activity, and capability of nearby faults. These hazards can be primary (i.e., directly related to the energy release of an earthquake, such as surface rupture and ground shaking) or secondary (i.e., related to the effect of earthquake energy on the physical world, which can cause phenomena such as liquefaction and ground lurching). Since there are no active faults at the site, the potential for primary ground rupture is considered very low. According to the Geotechnical Exploration prepared for the Project, the primary seismic hazard for this site is ground shaking due to a THE RITZ-CARLTON RESIDENCES 3-48
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
future earthquake on one of the major regional active faults (NMG 2022). However, implementation of current codes and regulations identified in the NBMC would ensure that potential impacts related to seismic ground shaking would be less than significant, and as such no risk of loss, injury, or death would be anticipated. Therefore, the Project would not create a new significant impact pertaining to strong seismic groundshaking that was not previously analyzed, and no new mitigation measures are required.
iii) Seismic -related ground failure, including liquefaction? No Substantial Change from Previous Analysis. Liquefaction is a seismic phenomenon in which loose, saturated, granular soils behave similarly to a fluid when subject to high -intensity ground shaking. Liquefaction occurs when three general conditions coexist, shallow groundwater; low density non -cohesive (granular) soils; and high -intensity ground motion.
Studies indicate that saturated, loose near surface cohesionless soils exhibit the highest liquefaction potential, while dry, dense, cohesionless soils and cohesive soils exhibit low to negligible liquefaction potential. Effects of liquefaction on level ground include settlement, sand boils, and bearing capacity failures below structures. However, according to the Geotechnical Exploration prepared for the Project, the site is not located in an area classified by the State as having soils that are potentially liquefiable (NMG 2022). As such no risk of loss, injury, or death would be anticipated. In the absence of liquefiable soils within the Project area, the Project would not create a new significant impact pertaining to seismic -related ground failure that was not previously analyzed, and no new mitigation measures are required. iv) Landslides?
No Substantial Change from Previous Analysis. Earthquake -induced landslides occur in areas where previous landslides have occurred and in areas where the topographic, geologic, geotechnical, and subsurface groundwater conditions are conducive to permanent ground displacements. According to the Geotechnical Exploration prepared for the Project, the site is not mapped as susceptible to seismically induced landslides, based on the California Department of Mines and Geology (CDMG) Seismic Hazards Maps (NMG 2022). Therefore, the Project would not create a new significant impact pertaining to landslides that was not previously analyzed, and no new mitigation measures are required.
b) Result in substantial soil erosion or the loss of topsoil? No Substantial Change from Previous Analysis. Due to the location of the Project site in a relatively flat and developed area, the proposed Project is not anticipated to result in substantial erosion or loss of topsoil. According to the Water Quality Management Plan (WQMP), with implementation of the proposed Project, impervious surfaces on the Project site would increase from 80 percent under existing conditions to 90 percent impervious upon Project completion (Fuscoe 2021). This increase in impervious surface area would occur primarily due to the increase in development area associated with the proposed Project, as discussed previously in Section 2.0, Project Description and Setting. Once construction is complete, the Project site shall comply with Best Management Practices (BMPs) identified in the WQMP prepared for the proposed Project to reduce erosion effects to less than significant levels as discussed in Section
3.10, Hydrology and Water Quality, of this Addendum. Furthermore, construction activities would be performed pursuant to the current National Pollutant Discharge Elimination System (NPDES) permit requirements. Therefore, the Project would not create a new significant impact THE RITZ-CARLTON RESIDENCES 3-49
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
pertaining to substantial erosion or the loss of topsoil that was not previously analyzed, and no new mitigation measures are required.
c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the Project and potentially result in on- or off -site landslide, lateral spreading, subsidence, liquefaction or collapse?
No Substantial Change from Previous Analysis. As discussed above, the Project site is not located in a potential landslide or a potential liquefaction area. Seismic -related ground failure, including liquefaction and settlement, is addressed under Threshold 3.7(a-ii). In addition, as addressed under Threshold 3.7(a-iv), the site is not located within a landslide zone. Lateral spreading is a liquefaction -related phenomenon, and as there is no risk of liquefaction, there would be no risk of lateral spreading. Therefore, the Project would not create new significant impacts pertaining to onsite or offsite landslide, lateral spreading, subsidence, liquefaction, or collapse that were not previously analyzed, and no new mitigation measures are required.
Subsidence is a lowering or settlement of the ground surface through collapse of subsurface void space. This condition can occur in areas where soil or groundwater has moved out of an area and has created a void space unable to sustain the materials above it or in areas where subsurface materials are dissolved, leaving little or no support for surface soils or features. The 2006 EIR concluded that implementation of the General Plan would have a less than significant impact related to subsidence. According to the United States Geological Survey (USGS), the Project site is located within an area of land subsidence that is primarily caused by groundwater pumping (USGS 2022). This geotechnical issue can be addressed through adherence to typical design and construction practices (such as design in accordance with the CBC). The Project would also require all recommendations from the Geotechnical Exploration prepared for the Project to be included in site preparation and building design specifications. As such, the proposed Project would have a less than significant impact associated with the exposure of people or structures to hazards associated with unstable geologic units or soils. No mitigation is required. Therefore, the Project would not create a new significant impact pertaining to soil instability that was not previously analyzed, and no new mitigation measures are required. d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial director indirect risks to life or property? No Substantial Change from Previous Analysis. Expansive soils are materials that, when subject to a constant load, are prone to expansion when exposed to water. As discussed in the 2006 EIR, the City contains soils that are highly expansive, and subject to significant volume changes due to moisture fluctuations. According to the Geotechnical Exploration prepared for the Project, the site is underlain by varying thickness of compacted fill overlying native marine terrace deposits and bedrock of the Monterey Formation. Based on prior laboratory test results and experience with the soil materials within Fashion Island, NMG anticipates the near -surface fill soils and the marine terrace deposits at the site to have expansion potential ranging from "very low" to "medium." The anticipated expansion potential of the bedrock materials may vary from "very low" for the sandstone materials to "high" for the silty claystone and clayey siltstone materials (NMG 2022). However, implementation of current codes and regulations identified in the NBMC would ensure that potential impacts related to expansive soils would be less than significant. Therefore, the Project would not create a new significant impact that was not previously analyzed, and no new mitigation measures are required.
THE RITZ-CARLTON RESIDENCES 3-50
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater?
No Substantial Change from Previous Analysis. Similar to the discussion in the 2006 EIR, there would be no impact regarding the Project site having soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater. The Project site is within the VEA Newport Beach, A Marriott Resort and Spa, immediately southwest of Fashion Island, within the Newport Center - Fashion Island subarea, which is a highly developed and urbanized area of the City. As such, sewers have been and are available for disposal of wastewater. The Project would not require the inclusion of septic tanks or alternative wastewater disposal systems. Therefore, the Project would not create a new significant impact regarding septic tanks or alternative wastewater disposal systems that was not previously analyzed, and no new mitigation measures are required.
D Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
No Substantial Change from Previous Analysis. The 2006 EIR indicated that the site was not recognized as being a location for potential discovery of subsurface paleontological resources.
The proposed Project would adhere to the General Plan policies under Goals HR 2 and NR 18 during ground disturbing activities that may impact previously undisturbed grounds.
Additionally, the Project would comply with the City's "Paleontological Guidelines (K-5)," which requires the Applicant to retain a qualified paleontologist to be available on -call during ground - disturbing activities onsite and provides protocols in the event of an inadvertent discovery of a paleontological resource. Therefore, the Project would not create a new significant impact regarding paleontological resources that was not previously analyzed, and no new mitigation measures are required.
Conclusions
The geology and soils, including paleontological resources, impacts of the proposed Project would be consistent with the impacts identified for the 2006 General Plan Update, analyzed in the 2006 EIR. The proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects. In regard to Section 15162 of the State CEQA Guidelines, (1) no substantial changes are proposed as part of the proposed Project that would result in new significant effects or an increase in severity of previous effects; (2) no substantial changes in circumstances have occurred that would result in new significant effects; and (3) no new information has become known that was not previously known that would (a) create new significant impacts, (b) increase the severity of previously examined effects, or (c) determine that mitigation measures or alternatives previously found not to be feasible would, in fact, be feasible; or (4) introduce mitigation measures that are considerably different from those analyzed in the 2006 EIR. For these reasons, no major revisions to the geology and soils and paleontological resources analysis provided in the 2006 EIR are required.
THE RITZ-CARLTON RESIDENCES 3-51
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
3.8 GREENHOUSE GAS EMISSIONS
An Air Quality and Greenhouse Gas (GHG) Emissions Analysis technical report titled "Air Quality and Greenhouse Gas Analysis —Ritz -Carlton Residences Project, Newport Beach, Orange County, California", was prepared for the Project, by LSA in February 2022 (LSA 2022a). It is included in Appendix A of this Addendum and is summarized here by reference.
3.8.1 2006 EIR
Although the topic of greenhouse gas emissions was not part of the Appendix G of CEQA Guidelines at the time the 2006 EIR was prepared, the issue of GHG emissions and climate change impacts is not new information that was not known or could not have been known at the time of the certification of the 2006 EIR. The United Nations Framework Convention on Climate Change (UNFCCC) was established in 1992. The regulation of GHG emissions to reduce climate change impacts was extensively debated and analyzed throughout the early 1990s. The studies and analyses of this issue resulted in the adoption of the Kyoto Protocol in 1997. Many EIRs from 2006 and earlier described how climate change (often called global warming) would result in sea -level rise and other environmental changes. At the time of approval of the 2006 EIR, the contribution of GHG emissions to climate change was a prominent issue of concern. Therefore, the fact that GHG emissions could have a significant adverse environmental impact was known at the time the General Plan was approved and the 2006 EIR was certified. When the Housing Element was updated in 2013, the City analyzed GHG emissions and found that the Housing Element would have less than significant impacts with respect to this topic. Although the City finds that the issue of GHG impacts and climate change is not "new information" under PRC Section 21166, the following analysis for the proposed Project is provided for informational purposes. The 2006 EIR did not evaluate the effects of GHG emissions or consistency with GHG reduction plans (LSA 2022a).
Mitigation Measures
No mitigation measures were required.
3.8.2 PROPOSED PROJECT IMPACT ANALYSIS
New
More
New Ability
No
Environmental Issues
Significant
Severe
to
Substantial
Impact
Impacts
Substantially
Change
Reduce
From
Significant
Previous
Impact
Analysis
GREENHOUSE GAS EMISSIONS - Would the project:
a) Generate greenhouse gas emissions, either directly or indirectly, that ❑
❑
❑
0 may have a significant impact on the environment?
b) Conflict with an applicable plan, policy or regulation adopted for the ❑
❑
❑
0 purpose of reducing the emissions of greenhouse gases? THE RITZ-CARLTON RESIDENCES 3-52
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
Would the Project:
a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment?
No Substantial Change from Previous Analysis. This section describes the proposed Project's construction- and operational -related GHG emissions and contribution to global climate change.
The SCAQMD has not addressed emission thresholds for construction in their CEQA Handbook; however, the SCAQMD requires quantification and disclosure. Thus, construction emissions are discussed in this section.
Construction Greenhouse Gas Emissions
Demolition and construction activities associated with the proposed Project would produce combustion emissions from various sources. During construction, GHGs would be emitted through the operation of construction equipment and from worker and builder supply vendor vehicles, each of which typically uses fossil -based fuels to operate. The combustion of fossil - based fuels creates GHGs such as carbon dioxide (CO2), methane (CH4), and nitrous oxide (N20).
Furthermore, CH4 is emitted during the fueling of heavy equipment. Exhaust emissions from on - site construction activities would vary daily as construction activity levels change. The SCAQMD does not have an adopted threshold of significance for construction related GHG emissions. For the purpose of this analysis, the proposed Project is compared to the adjusted screening level Tier 3 Numerical Screening Threshold of 2,400 metric tons of carbon dioxide equivalent per year (MTCO2e/yr) for all land use types, detailed further in Appendix A of this Addendum. Under the Tier 3 Numerical Screen Threshold, a Project would have less than significant GHG emissions if it would result in operational -related GHG emissions of less than 2,400 MT CO2e/yr. However, lead agencies are required to quantify and disclose GHG emissions that would occur during construction. The SCAQMD then requires the construction GHG emissions to be amortized over the life of the Project, defined by the SCAQMD as 30 years, added to the operational emissions, and compared to the applicable interim GHG significance threshold tier. Using CalEEMod, it is estimated that the Project would generate approximately 3,508 MTCO2e during construction of the Project (see Appendix A for CalEEMod outputs). When amortized over the 30-year life of the Project, annual emissions would be 117 MTCO2e, as shown in Table 3-9, Project Greenhouse Gas Emissions (LSA 2022a).
Operational Greenhouse Gas Emissions
Long-term operational GHG emissions are typically associated with mobile, area, and stationary sources as well as indirect emissions from sources associated with energy consumption, waste sources, and water sources. The proposed Project would result in fewer daily trips than under existing conditions; therefore, the proposed Project would not generate new mobile source GHG emissions. Area source emissions would be associated with activities such as landscaping and maintenance on the Project site, and other sources. Energy source emissions would result at off - site utility providers as a result of increased electricity demand generated by the Project. Waste source emissions produced by the proposed Project include energy generated by land filling and other methods of disposal related to transporting and managing Project waste. Water source emissions associated with the proposed Project are generated by water supply and conveyance, water treatment, water distribution, and wastewater treatment. The proposed Project would THE RITZ-CARLTON RESIDENCES 3-53
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
also produce stationary source emissions associated with the diesel emergency backup generator. Following guidance from the SCAQMD, GHG emissions were estimated for the operational year of 2025 using CalEEMod (LSA 2022a). Table 3-9 shows the calculated GHG emissions for the proposed Project.
TABLE 3-9
PROJECT GREENHOUSE GAS EMISSIONS
Emission Source
Emissions
(MTCO2e/yr)
Existing Operational Emissions
Area
<1
Energy
434
Mobile
968
Waste
44 Water
16 Total Existing Emissions
1,462
Proposed Project Operational Emissions
Area
37 Energy
517
Mobile
541
Stationary
7 Waste
37 Water
50 Total Project Operational Emissions
1,189
Total Net Operational Emissions
-272
Amortized Construction Emissions
117
Total Net Annual Emissions
-156
SCAQMD Tier 3 Threshold
2,400
Exceeds Threshold?
No
MTCO2e/yr: metric tons of carbon dioxide equivalent per year.
Source: LSA 2022a (Appendix A of this Addendum)
Based on the analysis, the proposed Project would result in a net decrease of approximately 156 MTCO2e/yr over existing conditions. As such, operation of the proposed Project would not generate significant GHG emissions that would have a significant effect on the environment.
Therefore, the proposed Project would not lead to new or substantially more severe significant impacts associated with operational GHG emissions, and no new mitigation measures are required.
b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions ofgreenhousegases?
No Substantial Change from Previous Analysis. An evaluation of the proposed Project's consistency with the City's EAP, the 2017 Scoping Plan, and the 2020-2045 RTP/SCS is provided below.
THE RITZ-CARLTON RESIDENCES 3-54
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
Citv of Newport Beach EnerLyv Action Plan
The City of Newport Beach has an EAP, which identifies the City's vision and goals on achieving energy efficiency in local government facilities and in the community. The driving force for City of Newport Beach's energy efficiency efforts includes demonstrating leadership through the implementation of cost-effective energy efficiency improvements in their own facilities, minimizing costs associated with energy and utilities, and protecting the environment. The EAP is intended to guide the City to reduce GHG emissions by lowering municipal and community wide energy use (LSA 2022a).
The proposed Project would meet the latest California CALGreen Code and Energy Efficiency Code, which include the latest in energy efficiency standards, consistent with the goals of the Scoping Plan and the City's EAP.
2017 Scoping Plan
California's major initiative for reducing GHG emissions is Assembly Bill (AB) 32, passed by the State legislature on August 31, 2006. This effort aims at reducing GHG emissions to 1990 levels by 2020. The CARB has established the level of GHG emissions in 1990 at 427 million metric tons of carbon dioxide equivalent (MMTCO2e). The emissions target of 427 MMTCO2e requires the reduction of 169 MMTCO2e from the State's projected business -as -usual 2020 emissions of 596 MMTCO2e. AB 32 requires the CARB to prepare a Scoping Plan that outlines the main State strategies for meeting the 2020 deadline and to reduce GHGs that contribute to global climate change. The Scoping Plan was approved by the CARB on December 11, 2008 and contains the main strategies California will implement to achieve the reduction of approximately 169 MMTCO2e, or approximately 30 percent, from the State's projected 2020 emissions level of 596 MMTCO2e under a business -as -usual scenario (this is a reduction of 42 MMTCO2e, or almost 10 percent from 2002-2004 average emissions). The Scoping Plan also includes CARB-recommended GHG reductions for each emissions sector of the State's GHG inventory. The Scoping Plan identifies 18 emission reduction measures that address cap -and -trade programs, vehicle gas standards, energy efficiency, low carbon fuel standards, renewable energy, regional transportation -related GHG targets, vehicle efficiency measures, goods movement, solar roof programs, industrial emissions, high speed rail, green building strategies, recycling, sustainable forests, water, and air. In June 2007, the CARB approved a list of 37 early action measures, including three discrete early action measures (Low Carbon Fuel Standard [LCFS], Restrictions on Global Warming Potential [GWP] Refrigerants, and Landfill CH4 Capture). Discrete early action measures are measures that were required to be adopted as regulations and made effective no later than January 1, 2010, the date established by Health and Safety Code Section 38560.5. The CARB adopted additional early action measures in October 2007 that tripled the number of discrete early action measures. These measures relate to truck efficiency, port electrification, reduction of perfluorocarbons (PFCs) from the semiconductor industry, reduction of propellants in consumer products, proper tire inflation, and sulfur hexafluoride (SF6) reductions from the non -electricity sector. The combination of early action measures is estimated to reduce statewide GHG emissions by nearly 16 MMTCO2e. The CARB approved the First Update to the Climate Change Scoping Plan on May 22, 2014. The First Update identifies opportunities to leverage existing and new funds to further drive GHG emission reductions through strategic planning and targeted low carbon investments. The First Update defines CARB climate change priorities until 2020 and also sets the groundwork to reach long-term goals set THE RITZ-CARLTON RESIDENCES 3-55
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
forth in Executive Orders (EOs) S-3-05 and B-16-2012. The Update highlights California's progress toward meeting the "near -term" 2020 GHG emission reduction goals as defined in the initial Scoping Plan. It also evaluates how to align the State's "longer -term" GHG reduction strategies with other State policy priorities for water, waste, natural resources, clean energy, transportation, and land use. CARB released a second update to the Scoping Plan, the 2017 Scoping Plan, to reflect the 2030 target set by EO B-30-15 and codified by SB 32. CARB is currently working on an update to the 2017 Scoping Plan, which will be released this year. The 2022 Scoping Plan Update would assess progress towards achieving the SB 32 2030 target and lay out a path to achieve carbon neutrality no later than 2045 (LSA 2022a).
The proposed Project is also analyzed for consistency with the 2017 Scoping Plan. The measures applicable to the proposed Project from the 2017 Scoping Plan include energy efficiency measures, water conservation and efficiency measures, and transportation and motor vehicle measures, as discussed below.
Energy efficient measures are intended to maximize energy efficiency building and appliance standards, pursue additional efficiency efforts including new technologies and new policy and implementation mechanisms, and pursue comparable investment in energy efficiency from all retail providers of electricity in California. In addition, these measures are designed to expand the use of green building practices to reduce the carbon footprint of California's new and existing inventory of buildings. As discussed above, the proposed Project would comply with the CALGreen Code and the Energy Efficiency Code regarding energy conservation and green building standards. Therefore, the proposed Project would comply with applicable energy measures. Water conservation and efficiency measures are intended to continue efficiency programs and use cleaner energy sources to move and treat water. Increasing the efficiency of water transport and reducing water use would reduce GHG emissions. As noted above, the Project would comply with the CALGreen Code and Title 24, which includes a variety of different measures, including reduction of wastewater and water use. In addition, the proposed Project would include water -efficient irrigation systems and use water efficient landscape. Therefore, the proposed Project would not conflict with any of the water conservation and efficiency measures. The goal of transportation and motor vehicle measures is to develop regional GHG emissions reduction targets for passenger vehicles. Specific regional emission targets for transportation emissions would not directly apply to the proposed Project. The second phase of Pavley standards will reduce GHG emissions from new cars by 34 percent from 2016 levels by 2025, resulting in a 3 percent decrease in average vehicle emissions for all vehicles by 2020.
Vehicles traveling to the Project site would comply with the Pavley II (LEV III) Advanced Clean Cars Program (LSA 2022a). Therefore, the proposed Project would not conflict with the identified transportation and motor vehicle measures.
2020-2045 Regional Transportation Plan/Sustainable Communities Strategy On September 3, 2020, the Southern California Association of Governments (SCAG) adopted Connect SoCal-The 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (2020-2045 RTP/SCS). In general, the SCS outlines a development pattern for the region, which, when integrated with the transportation network and other transportation measures and policies, would reduce vehicle miles traveled (VMT) from automobiles and light - duty trucks and thereby reduce GHG emissions from these sources. For the SCAG region, CARB has set GHG reduction targets at 8 percent below 2005 per capita emissions levels by 2020, and 19 percent below 2005 per capita emissions levels by 2035. The RTP/SCS lays out a strategy for THE RITZ-CARLTON RESIDENCES 3-56
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
the region to meet these targets. Overall, the SCS is meant to provide growth strategies that would achieve the regional GHG emissions reduction targets. Land use strategies to achieve the region's targets include planning for new growth around high -quality transit areas and livable corridors and creating neighborhood mobility areas to integrate land use and transportation and plan for more active lifestyles. However, the SCS does not require that local General Plans, Specific Plans, or zoning be consistent with the SCS; SCAG is required to consider local land use controls when drafting the SCS (LSA 2022a).
The Project would include the demolition of 159 hotel rooms and would construct 159 hotel - branded residences and associated parking. As discussed above, the Project would result in an increase of 361 residents (5 percent of SCAG's projected population growth for the City from 2016 to 2045 of 7,100 residents) and 159 residential units (5 percent of SCAG's projected household growth for the County from 2016 to 2045 of 2,900 households). The Project is envisioned as a high-rise housing development adjacent to commercial opportunities to encourage pedestrian access and provide a consumer base for nearby commercial uses. The Project would also provide on -site amenities and would provide connections to adjacent parcels to provide connectivity and convenient access to the nearby commercial and retail uses. In addition, the Project would result in fewer daily trips than under existing conditions; therefore, the proposed Project would not generate new mobile source emissions. Implementing SCAG's RTP/SCS would greatly reduce the regional GHG emissions from transportation, helping to achieve Statewide emissions reduction targets. As stated above, the Project would result in fewer daily trips than under existing conditions and would not conflict with the stated goals of the RTP/SCS; therefore, the Project would not interfere with SCAG's ability to achieve the region's GHG reduction target of 19 percent below 2005 per capita emissions level by 2035. Furthermore, the proposed Project is not regionally significant per State CEQA Guidelines Section 15206 and as such, it would not conflict with the SCAG's RTP/SCS targets since those targets were established and are applicable on a regional level. Given the nature of the proposed Project, it is anticipated that Project implementation would not interfere with SCAG's ability to implement the regional strategies outlined in the RTP/SCS (LSA 2022a).
Overall, the proposed Project would comply with existing State regulations adopted to achieve the overall GHG emissions reduction goals identified in AB 32 and would be consistent with applicable plans and programs designed to reduce GHG emissions. Therefore, the proposed Project would not conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of GHGs. The impacts would be less than significant, and no new mitigation measures are required.
Conclusion
In regard to Section 15162 of the State CEQA Guidelines, (1) no substantial changes are proposed as part of the proposed Project that would result in new significant effects or an increase in severity of previous effects; (2) no substantial changes in circumstances have occurred that would result in new significant effects; and (3) no new information has become known that was not previously known that would (a) create new significant impacts, (b) increase the severity of previously examined effects, or (c) determine that mitigation measures or alternatives previously found not to be feasible would, in fact, be feasible; or (4) introduce mitigation measures that are considerably different from those analyzed in the 2006 EIR. For these reasons, no major revisions to the analysis provided in the 2006 EIR are required.
THE RITZ-CARLTON RESIDENCES 3-57
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
3.9 HAZARDS AND HAZARDOUS MATERIALS
The following analysis is derived from the "Phase I Environmental Site Assessment" (Phase I ESA), prepared for the Project by EBI Consulting (EBI), dated September 8, 2020 (EBI 2020). This Phase I ESA is included in Appendix F of this Addendum.
3.9.1 2006 EIR
As identified in the 2006 EIR, implementation of the General Plan would have a less than significant impact with respect to hazardous materials. Oversight by the appropriate federal, State, and local agencies and compliance with applicable regulations related to the handling and storage of hazardous materials would minimize the risk of the public's potential exposure to these substances. Therefore, impacts were considered less than significant.
The 2006 EIR concluded that compliance with existing regulations of the County Environmental Health Division, County Department of Toxic Substances Control, and RWQCB and General Plan Policies S 7.1 and S 7.4 would reduce impacts related to the release of hazardous materials into the environment. Additionally, compliance with Titles 8, 22, 26, and 49 of the CCR would ensure that this impact is less than significant.
Further, the 2006 EIR noted the areas of concerns for hazardous materials sites near schools.
Compliance with the provisions of the City's Fire Code and implementation of Policy S 7.5 in the Safety Element of the General Plan in addition to the California Health and Safety Code would minimize the risks associated with the exposure of sensitive receptors to hazardous materials.
Impacts were considered less than significant.
Additionally, the 2006 EIR identified that John Wayne Airport (JWA) is the nearest airport to Newport Center/Fashion Island area. JWA generates nearly all aviation traffic directly above the City of Newport Beach due to flight paths. All land uses surrounding the airport are required to comply and be compatible with the land use standards established in the City's Municipal Code and the Airport Land Use Commission's (ALUC) Airport Environs Land Use Plan (AELUP) for JWA. It should be noted that the northern inland portions of the City extending south just past Fashion Island, are included within the AELUP's height restriction zone for JWA.
The City of Newport Beach Emergency Management Plan guides responses to emergency situations associated with natural disasters, technological incidents, and nuclear defense operations. Implementation of General Plan policies S 9.1, S 9.2, and S 9.3 would reduce impacts associated with emergency response and evacuation in the City to a less than significant level.
Furthermore, according to the 2006 EIR, the City defines a wildland fire hazard area as any geographic area that contains the type and condition of vegetation, topography, weather, and structure density that potentially increases the possibility of wildland fires. The eastern portion of the City and surrounding areas to the north, east, and southeast include grass- and brush - covered hillsides with significant topographic relief that facilitate the rapid spread of fire, especially if fanned by coastal breezes or Santa Ana winds. The 2006 EIR noted that even though implementation of the proposed General Plan Update could result in development in urbanized areas adjacent to or intermixed with wildlands, this impact would be less than significant.
THE RITZ-CARLTON RESIDENCES 3-58
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
Mitigation Measures
No mitigation measures were required.
3.9.2 PROPOSED PROJECT IMPACT ANALYSIS
New More New Ability
No
Environmental Issues Significant Severe to
Substantial
Impact Impacts Substantially
Change
Reduce
From
Significant
Previous
Impact
Analysis
HAZARDS AND HAZARDOUS MATERIALS - Would the project
a)
Create a significant hazard to the public or the environment through ❑
❑
❑
0 the routine transport, use, or disposal of hazardous materials? b)
Create a significant hazard to the public or the environment through ❑
❑
❑
0 reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment?
c)
Emit hazardous emissions or handle hazardous or acutely hazardous ❑
❑
❑
0 materials, substances, or waste within one -quarter mile of an existing or proposed school?
d)
Be located on a site which is included on a list of hazardous materials ❑
❑
❑
0 sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment?
e)
For a project located within an airport land use plan or, where such a ❑
❑
❑
0 plan has not been adopted, within two miles of a public airport or a public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area? f)
Impair implementation of or physically interfere with an adopted ❑
❑
❑
0 emergency response plan or emergency evacuation plan? g)
Expose people or structures, either directly or indirectly, to a ❑
❑
❑
0 significant risk of loss, injury or death involving wildland fires? Would the Project:
a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials?
No Substantial Change from Previous Analysis. Construction activities associated with the proposed Project would require the transport and use of standard construction equipment and materials, some of which may involve a hazardous component such as transport and storage of fuels.
The severity of these potential effects varies by type of activity, concentration and/or type of hazardous materials or wastes, and proximity to sensitive receptors. Given these activities would be associated with construction, they would be temporary in nature. Additionally, the proposed Project, similar to all development pursuant to the General Plan, would be required to comply with regulations and standards established by the applicable federal and State regulatory THE RITZ-CARLTON RESIDENCES 3-59
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
agencies, including the DTSC, the USEPA, and OSHA and their standards of safety. All hazardous substances (e.g., paint, adhesives, finishing materials, cleaning agents, and fuels) would be handled in accordance with the same regulations. Compliance with applicable laws and requirements governing the use, storage, transportation, and disposal of hazardous materials would ensure that the proposed Project would not create a significant hazard to the public or the environment through the routine transport, storage, production, use, or disposal of hazardous materials.
Long-term, operational hazards to the environment or the public through the transport, use, or disposal of hazardous materials are typically associated with the operation of non-residential uses, such as industrial and some commercial uses. The Project contemplates hotel branded residences within an existing resort hotel complex. Hazardous materials are not expected to be associated with the Project in substantial quantities once it is implemented. Use of hazardous materials would be limited to normal household chemicals such as cleansers and solvents and would be limited in household quantities. Because these materials would be used in very limited quantities, they are not considered a significant hazard to the public. Furthermore, these substances would be contained, stored, and used in accordance with manufacturers' instruction and handled in compliance with applicable standards and regulations. The proposed Project's impact on creating long-term significant hazards to the public or the environment through the routine transport, use, or disposal of hazardous materials would be less than significant. Thus, the Project would not create a new significant impact pertaining to significant hazards through the release of hazardous materials into the environment that was not previously analyzed, and no new mitigation measures are required.
b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment?
According to the Phase I ESA prepared for the Project site, there are several historic conditions associated with the Project site that may create a hazard to the public or environment.
Current Property Use
As of 2020, the Project site was occupied by Newport Beach Marriott Hotel and Spa, a full -service hotel that includes 532 hotel rooms. Additional on -site amenities include 24 meeting rooms, a beauty shop, a spa, a restaurant, a coffee shop, guest laundry room, and three pools. There are currently no manufacturing or industrial operations conducted at the Project site.
Historical Information
EBI investigated the history of the Project site dating back to 1940 or first developed use. No environmentally significant conditions were identified on the Project site or surrounding properties during the historical review. The Project site appeared vacant until 1977 when the site was improved with structures resembling a portion of the existing hotel.
THE RITZ-CARLTON RESIDENCES 3-60
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
Current Use of Adiacent Properties
Properties in the vicinity of the Project site are primarily characterized by residential and retail/commercial development, as well as a golf course. The Project site is bound to the north by Santa Barbara Drive, beyond which are commercial office buildings located at 840 and 880 Newport Center Drive; to the east by Newport Center Drive, beyond which is a parking structure associated with Fashion Island, a commercial store located at 901 Newport Center Drive, and a restaurant located at 951 Newport Center Drive; to the south by a private, gated residential community; to the west by the golf course portion of the Newport Beach Country Club; and to the northwest by a residential complex located at 1001 Santa Barbara Drive.
Findings
A recognized environmental condition (REC) refers to the presence or likely presence of any hazardous substances or petroleum products in, on, or at a property, due to release to the environment; under conditions indicative of a release to the environment; or under conditions that pose a material threat of a future release to the environment. The following was identified during the course of the Phase I ESA:
EBI observed one 10,000-gallon diesel underground storage tank (UST) near the receiving dock on the northern portion of the Project site. The tank is reportedly double - walled and is equipped with a leak monitoring system. Site personnel did not report any leaks associated with the tank. In addition, site personnel reported that the current on - site UST was installed at the Project site in 2005 and did not replace any pre-existing on - site USTs. However, a review of the Statewide Environmental Evaluation and Planning System (SWEEPS) UST regulatory database listing indicates that a 10,000-gallon diesel UST was initially registered at the Project site starting in 1988. EBI requested records from the Orange County Health Care Agency to obtain any records associated with the current UST. Additionally, EBI requested documents related to the current on -site UST from the site contact to determine the exact age of the existing UST. Documentation has since been provided indicating that the UST was last inspected on September 16, 2020, and the results indicate that the UST tank does not have a leak and therefore does not require additional investigation.
In addition, the following consideration outside the scope of ASTM Practice E 1527-13 was identified in connection with the Project site:
EBI conducted a limited screening survey for the presence of asbestos -containing materials (ACM) at the Project site, including the collection of bulk samples of suspect ACM. Laboratory analytical results are currently pending. These materials were observed to be undamaged and in good condition at the time of assessment. It is noted that this survey was limited to observations of accessible areas and the scope of work for this assessment did not include the collection and laboratory analysis of bulk samples of undamaged suspect ACM. Additional suspect ACM may be present in inaccessible areas.
Based on the condition of the identified ACM, these materials do not currently pose a significant environmental threat to the occupants of the Project site. ACM do not present a problem when maintained in good condition. However, additional sampling, removal, and disposal arrangements may be necessary should building construction or renovation THE RITZ-CARLTON RESIDENCES 3-61
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
activities be conducted. Asbestos is a condition outside the scope of ASTM E 1527-13 and is not considered a REC.
Based on the findings of the Phase I ESA, potential exposure to ACMs represents a significant impact. However, with adherence to standard requirements, including the California Health and Safety Code and California Occupational Safety and Health Administration (Cal OSHA) Standards, potential impacts would be less than significant level. Therefore, the Project would not create a new significant impact pertaining to significant hazards through the release of hazardous materials into the environment, that was not previously analyzed, and no new mitigation measures are required.
c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school? No Substantial Change from Previous Analysis. The Project site is not proximate to a school; no school is located within one -quarter mile of the site. Corona del Mar High School located at 2101 Eastbluff Drive is approximately 1.1 miles from the Project site. As detailed under responses to Thresholds 3.9(a) and 3.9 (b), the proposed Project would continue to follow proper protocol for handling and disposal of hazardous materials and substances. Temporary construction activities may require the use of materials listed as hazardous; however, these materials would be routine construction materials and would not be required in large quantities.
Additionally, the contractor would be required to use standard construction controls and safety procedures, which would avoid and minimize the potential for accidental release or spill of such substances into the environment.
Further, residential activities associated with occupancy of the proposed hotel branded residences would be similar to other residential uses surrounding the site and would not generate hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste in quantities that may impact students at schools within 0.25 mile of the site, if one existed within that distance., The Project would not create a new significant impact regarding hazardous materials near schools, during construction and operation, that was not previously analyzed, and no new mitigation measures are required.
d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment?
No Substantial Change from Previous Analysis. As part of the Phase I ESA and based on a review of the Environmental Data Resources (EDR) Radius Map with Geocheck® prepared for the Project site by Environmental Data Resources, Inc. (2020), the following facilities were listed adjacent to the site. Search parameters were based on a one -mile radius of the Project site and consisted of a search of federal, State, local, tribal, and other databases. The complete list of databases and additional information regarding the identified site can be found in Appendix F. • NEWPORT BEACH MARRIOTT HOTEL; HMP PROP INC; HOST MARRIOTT CORP NEWPORT BEACH (900 Newport Center Drive). The UST, SWEEPS UST, CA Facility Inventory Database (FID) UST, and California Environmental Reporting System (CERS) TANKS listings are related to the operations of one, on-site,10,000-gallon diesel fuel UST.
As per the SWEEPS UST listing, the Action Date is reported as September 15, 1992. No THE RITZ-CARLTON RESIDENCES 3-62
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
other pertinent information was reported. The remaining listings are generally related to routine generation of hazardous materials from at least 1993-2019 associated with the operation of a full -service hotel. As per the HAZNET listings, reported wastes generated on -site include unspecified oil -containing waste, other inorganic solid waste, tank bottom waste, asbestos containing waste, and aqueous solution with total organic residues less than 10, among others. The generation of hazardous materials associated with hotel operations is considered unlikely to represent an environmental concern to the Project site.
• PACIFIC FINANCIAL PLAZA; ASPHALTO WASTEWATER SUMP NO (840 Newport Center Drive). The listings associated with Pacific Financial Plaza appear to be generally related to office use. The utilization of an AST is noted on the CERS TANKS listing while AT&T is noted as a generator of waste on the CERS HAZ WASTE listing. This is likely related to cellular equipment attached to the adjacent office buildings. The listings associated with ASPHALTO WASTEWATER SUMP NO appear to be related to a wastewater treatment/pump station. A review of current and historical aerial photographs does not indicate that the north adjacent property has been used for wastewater treatment of pumping/storage purposes. Hence, it is possible, that clerical operations associated with the wastewater pump/treatment center are located within the adjacent office building or that a lift station is located in this area. Based on the absence of reported releases, conditions associated with these listings are considered unlikely to represent an environmental concern to the Project site. • NORDSTROM INC 333 (901 Newport Center Drive). These listings are generally related to the operation of a commercial clothing store located on the east adjacent property. The Resource Conservation and Recovery Act - Small Quantity Generators (RCRA-SQG) listing does not report any violations. The Emergency Response Notification System (ERNS) listing notes that a drum fell off a pickup truck at a job site near the adjacent property address. The drum reportedly spilled diesel fuel onto the ground. The spill was reported to have been addressed. Based upon the absence of reported violations and the reported type of operations, conditions associated with the east adjacent property are considered unlikely to represent an environmental concern to the Project site.
• PACIFIC FINANCIAL PLAZA (800 Newport Center Drive). As per the listings, a nearby facility to the northeast is listed as a leaking underground storage tank (LUST) facility.
According to the listing, the Potential Contaminants of concern are listed as "gasoline" while the Potential Media Affect is reported as "soil." The status is reported as "Completed - Case Closed" as of November 26, 1990. Based upon the separating distance, the current regulatory status and the reported impact to soil only, conditions associated with the nearby LUST facility are considered unlikely to represent an environmental concern to the Project site.
According to the EDR Radius Map, no hazardous materials sites were identified within the boundaries of the Project site. Of the hazardous materials sites identified in the Project vicinity, none of the identified sites pose a hazard to the Project site. No impacts related to known hazardous materials sites would occur. Therefore, no new significant impact pertaining to hazardous materials sites that was not previously analyzed would occur, and no new mitigation measures are required.
THE RITZ-CARLTON RESIDENCES 3-63
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the Project result in a safety hazard or excessive noise for people residing or working in the project area?
No Substantial Change from Previous Analysis. The Project site is not located within an adopted Airport Land Use Plan or within two miles of a public airport or public use airport. The nearest airport to the site is John Wayne Airport, located approximately 3.0 miles northeast of the Project site. According to the Airport Environs Land Use Plan (AELUP 2008) for John Wayne Airport, the Project site is not located in the Airport Influence Area of the airport. Therefore, the Project would not create a new significant impact regarding a safety hazard or excessive noise for people residing or working in the project area that was not previously analyzed, and no new mitigation measures are required.
D Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?
No Substantial Change from Previous Analysis. The proposed Project would not impair or physically interfere with an adopted emergency response or evacuation plan, including the City of Newport Beach Emergency Operations Plan (EOP). The EOP identifies evacuation routes, emergency facilities, and City personnel and describes the overall responsibilities of federal, State, regional, Operational Area, and City entities. No revisions to the adopted EOP would be required as a result of the proposed Project. Primary access to all major roads would be maintained during construction of the Project and no evacuation routes would be impacted during Project implementation. Adherence to all applicable regulations and General Plan policies would result in a less than significant impact with respect to interference with an adopted emergency response plan or emergency evacuation plan. Therefore, the Project would not create a new significant impact related to emergency response, evacuation, or disaster plans that were not previously analyzed, and no new mitigation measures are required. g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires?
No Substantial Change from Previous Analysis. The proposed Project is not within a State responsibility area or designated Very High Fire Hazard Severity Zones (VHFHSZ), as defined by the California Department of Forestry and Fire Prevention (CAL FIRE). The nearest Local Responsibility Area (LRA)-designated VHFHSZ is located 1.45 miles southeast of the Project site, within the hillside and open space areas within the City (CAL FIRE 2011). The site is in a highly urbanized area and surrounded by developed land on all sides. The proposed hotel branded residential tower and parking structure would be constructed to meet current building and fire codes requirements. Therefore, the Project would not create a new significant impact to emergency response plans or emergency evacuation plans, and no new mitigation measures are required.
Conclusions
The hazards and hazardous materials impacts of the proposed Project would be consistent with the impacts identified for the 2006 General Plan Update, analyzed in the 2006 EIR. The proposed Project would not create a new significant impact or a substantial increase in the severity of THE RITZ-CARLTON RESIDENCES 3-64
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
previously identified effects. In regard to Section 15162 of the State CEQA Guidelines, (1) no substantial changes are proposed as part of the proposed Project that would result in new significant effects or an increase in severity of previous effects; (2) no substantial changes in circumstances have occurred that would result in new significant effects; and (3) no new information has become known that was not previously known that would (a) create new significant impacts, (b) increase the severity of previously examined effects, or (c) determine that mitigation measures or alternatives previously found not to be feasible would, in fact, be feasible; or (4) introduce mitigation measures that are considerably different from those analyzed in the 2006 EIR. For these reasons, no major revisions to the hazards and hazardous materials analysis provided in the 2006 EIR are required.
THE RITZ-CARLTON RESIDENCES 3-65
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
3.10 HYDROLOGY AND WATER QUALITY
The information in this section is derived from the "Preliminary Water Quality Management Plan, The Ritz -Carlton Residences, Newport Beach, CA" (WQMP) prepared for the proposed Project by Fuscoe Engineering, Inc. (2021) and the "Preliminary Hydrology Report, The Ritz -Carlton Residences, Newport Beach, California" prepared for the proposed Project Fuscoe Engineering, Inc. (2021). The reports are included as Appendices G and Appendix H in this Addendum.
3.10.1 2006 EIR
The 2006 EIR determined that the implementation of development set forth in the 2006 General Plan could result in an increase in pollutants in storm water and wastewater. However, water quality standards and waste discharge requirements would not be violated with compliance with regulations including, but not limited to, the State Water Resources Control Board (SWRCB) Construction General Permit and preparation and implementation of Stormwater Pollution Prevention Plan (SWPPP) required for compliance with the National Pollution Discharge Elimination System (NPDES) General Construction Stormwater Activity Permit. Impacts to violation of any water quality standards or waste discharge requirements were deemed less than significant.
Further, the 2006 EIR identified that implementation of the General Plan could create additional impervious surfaces which could interfere with groundwater recharge, and that development could substantially deplete groundwater supplies. However, the 2006 EIR also noted that as the four subareas are currently developed, there would be no substantive change in the amount of impervious surfaces. Thus, the 2006 EIR identified that new development would not substantially affect groundwater recharge and that potential impacts to groundwater recharge would be less than significant.
Regarding drainage and erosion, the 2006 EIR stated that development under the proposed General Plan Update could alter the existing drainage pattern of the Planning Area and potentially result in erosion and siltation. However, General Plan Update policies, including preparation of a Water Quality Management Plan (WQMP) and implementation of best management practices (BMPs) would reduce the risk of short-term erosion resulting from drainage alterations during construction and operations to less than significant. The General Plan Update could also alter the existing drainage pattern of the Planning Area and potentially result in increased downstream flooding through the addition of impervious surfaces, exceeding the capacity of existing or planned stormwater drainage systems, or providing substantial additional sources of polluted runoff. However, General plan Update policies, such as preparation of a WQMP, implementation of BMPs, incorporation of stormwater detention facilities, design of drainage facilities to minimize adverse effects on water quality, and minimization of increases in impervious areas, would reduce impacts to less than significant.
Furthermore, although the increase in stormwater runoff from implementation of the General Plan Update could increase stormwater runoff, which would require expansion of existing or construction of new storm drain facilities, impacts would be less than significant, as upgrades, expansion, and construction of necessary utilities to accommodate new development would be subject to project -specific environmental review.
THE RITZ-CARLTON RESIDENCES 3-66
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
Development of the General Plan Update anticipated placing housing or structures within a 100- year flood zone. However, the Newport Center/Fashion Island subarea does not contain 100- year flood zone areas within its boundaries. This impact was deemed less than significant.
Additionally, implementation of the flood protection policies contained in the General Plan Update and existing City Municipal Code, would minimize the impact of flooding. These protective measures would also reduce impacts from flooding as a result of dam failure to the extent feasible. Thus, risks associated with flooding, including dam failure inundation, was deemed less than significant.
The 2006 EIR also noted that development under the proposed General Plan Update would increase the exposure of people to the low probability but high -risk events such as seiche, tsunami, and mudflows. However, the Newport Center/Fashion Island subarea was not included as a probable area for these impacts. This impact was deemed less than significant with implementation of flood protection policies contained in the Safety Element of the proposed General Plan Update.
Mitigation Measures
No mitigation measures were required.
3.10.2 PROPOSED PROJECT IMPACT ANALYSIS
New More New Ability
No
Environmental Issues Significant Severe to
Substantial
Impact Impacts Substantially
Change
Reduce
From
Significant
Previous
Impact
Analysis
HYDROLOGY AND WATER QUALITY - Would the project:
a) Violate any water quality standards or waste discharge ❑
❑
❑
0 requirements or otherwise substantially degrade surface or ground water quality?
b) Substantially decrease groundwater supplies or interfere ❑
❑
❑
0 substantially with groundwater recharge such that the project may impede sustainable groundwater management of the
basin?
c) Substantially alter the existing drainage pattern of the site or ❑
❑
❑
0 area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would:
i) result in substantial erosion or siltation on- or off -site; ii) substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite; iii) create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage
systems or provide substantial additional sources of
polluted runoff; or
iv) impede or redirect flood flows?
THE RITZ-CARLTON RESIDENCES 3-67
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
New
More
New Ability
No
Environmental Issues
Significant
Severe
to
Substantial
Impact
Impacts
Substantially
Change
Reduce
From
Significant
Previous
Impact
Analysis
d) In flood hazard, tsunami, or seiche zones, risk release of ❑
❑
❑
Q
pollutants due to project inundation?
e) Conflict with or obstruct implementation of a water quality ❑
❑
❑
Q
control plan or sustainable groundwater management plan? Would the Project;
a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface orground water quality?
No Substantial Change from Previous Analysis. According to the WQMP, potential pollutant sources associated with the construction and operation of the proposed Project may include suspended solid/sediment, nutrients, heavy metals, pathogens (bacteria/virus), pesticides, oil and grease, toxic organic compounds, and trash and debris (Fuscoe 2021c). Construction and operation of the proposed Project would increase the potential for storm water runoff to transport these pollutants into the storm drain system, thus contributing to the degradation of water quality and the potential violation of water quality standards or waste discharge requirements.
Short-term construction impacts from the proposed Project would be minimized through compliance with the NPDES Construction General Permit. This permit, which requires filing a notice of intent (NOI) with the State Water Resources Control Board, requires the development and implementation of a SWPPP, which must include (1) erosion and sediment -control BMPs that meet or exceed measures required by the Construction General Permit and (2) BMPs that control other potential construction -related pollutants. A SWPPP would be developed as required by, and in compliance with, the NPDES Construction General Permit. In addition to the requirements of the NPDES Construction General Permit, the California Building Code and grading permit requirements include provisions that require reduction of erosion and sedimentation impacts during construction. Full compliance with applicable local, State, and federal regulations would ensure that water quality impacts associated with construction would be less than significant.
As indicated in the WQMP prepared for the Project, the following structural source control BMPs would achieve long-term water quality enhancement through proposed drainage and treatment systems: providing storm drain stenciling and signage; using efficient irrigation systems and landscape design, water conservation, smart controllers, and source control; and incorporating requirements applicable to individual priority project categories (from SDRWQCB NPDES Permit). Non-structural BMPs (also identified in the Preliminary WQMP) would reduce pollutant loading into storm water runoff (Fuscoe 2021c). Therefore, with compliance with the recommendations set forth in the WQMP for the Project, potential impacts related to storm water would be less than significant. Therefore, the Project would not create a new significant impact pertaining to short- and long-term potential water quality -related impacts that was not previously analyzed, and no new mitigation measures are required.
THE RITZ-CARLTON RESIDENCES 3-68
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
b) Substantially decrease groundwater
groundwater recharge such that the
management of the basin?
supplies or interfere substantially with
project impede sustainable groundwater
No Substantial Change from Previous Analysis. Under existing conditions, the Project site is currently 80 percent impervious and does not contribute significantly to groundwater recharge due to the small amounts of unpaved areas or pervious surfaces, which are subject to surface water infiltration. As identified in the WQMP, the surface of the site would increase the impervious condition to approximately 90 percent. Due to the nominal increase in impervious surface area, development of the proposed Project would not interfere with groundwater recharge through the elimination of surface water infiltration.
The proposed Project would not withdraw directly from the groundwater basin; rather, water resources would be provided by the City (Section 3.19, Utilities and Service Systems). The proposed Project would connect to existing water mains (i.e., 12-inch water main on Newport Center Drive) that are serviced by the City of Newport Beach. The City has indicated that there is adequate water capacity to serve the proposed Project. Therefore, the Project would not create a new significant impact pertaining to groundwater that was not previously analyzed, and no new mitigation measures are required.
c) Substantially alter the existing drainage pattern of the site or area, including the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would:
i) result insubstantial erosion or siltation on- or off -site; ii) substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite;
iii) create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or
iv) impede or redirect flood flows?
No Substantial Change from Previous Analysis. The Project site is located within the Newport Bay Watershed. The development area drains to the Lower Newport Bay. As described in Section
3.0, Project Description, the proposed Project would include construction of a residential building and parking structures. The proposed drainage is expected to generally mimic the existing drainage patterns. A portion (0.08 acre) of the southwestern area of the site would continue to drain westerly towards the golf course. The parking structure would drain easterly towards to Newport Center Drive and outlet through a curb drain.
According to the WQMP, development of the proposed Project would not alter the course of a stream or river. Under proposed conditions, runoff would flow similar to existing conditions. An area drain system would collect runoff within the Project area and direct low flows to one of three Modular Wetland Systems (MWS) for water quality treatment. High flows would bypass the biotreatment system and exit the site. Flows would comingle with offsite runoff from the Newport Beach Marriott Hotel and Spa. The biotreatment units would be sized for both off -site THE RITZ-CARLTON RESIDENCES 3-69
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
and on -site flows. Most flows would travel to the southeast corner of the site, connecting to an existing storm drain system that ties into an 18-inch storm drain that connects to the existing 42-inch storm drainpipe along Newport Center Drive. A small portion of runoff (approximately
0.08 acre) would exit the site to the west and drain to the adjacent golf course. Runoff from the proposed parking structure (approximately 0.74 acre) would drain easterly and outlet through a curb drain before entering a catch basin and joining the 42-inch storm drain along Newport Center Drive. After traveling along Newport Center Drive, flows eventually enter Lower Newport Bay and the Pacific Ocean.
According to the Hydrology Report prepared for the Project, the proposed condition drainage patterns would generally mimic those of the existing condition, with the exception of sub -area E.
The results show that the proposed condition flows do not exceed those of existing condition at any of the discharge locations. The existing and proposed drainage systems have capacities to provide drainage interception and conveyance for the proposed Project. Specifically, the existing peak flow for the 100-year storm is 37.7 cfs; however, this volume would decrease by 5.1 cfs to
32.6 cfs with the proposed Project (Fuscoe 2021b). The Project would result in a decrease of storm flows and would not result in an impact to the capacity of the storm water drainage system. Compliance with the WQMP would reduce any erosion -related impacts to less than significant levels. Therefore, the Project would not create a new significant impact pertaining to substantial erosion, runoff water, or flood flows that were not previously analyzed, and no new mitigation measures are required.
d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation?
According to the 2006 EIR, the probability of dam failure affecting the City is low. The potential for secondary seismic hazards, such as tsunami and seiche, is also considered very low to none because the Project site is located away from the ocean at an elevation of over 170 feet above msl and outside of mapped tsunami inundation zones. Further, the Project site is not located adjacent to a confined body of water; therefore, the potential for seismic hazard of a seiche (an oscillation of a body of water in an enclosed basin) is considered very low to none (Fuscoe 2021c). Therefore, the Project would not result in new significant impacts pertaining to flood hazard, tsunami, or seiche that would release pollutants due to inundation, that were not previously analyzed, and no new mitigation measures are required. e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan?
No Substantial Change from Previous Analysis. As discussed above under Threshold 3.10(a), the Project would comply with applicable water quality regulations for long-term impacts.
Specifically, the Project would comply with the NPDES Permit requirements. For long-term water quality impacts, in accordance with the NPDES program, the Project would continue to operate in accordance with the Orange County Municipal Storm Water Permit.
As detailed in the 2006 EIR, there are no groundwater wells on the Project site, and no wells are proposed as part of the Project. The proposed Project would not involve direct withdrawals of groundwater, nor would it interfere with groundwater recharge such that it would result in a net deficit in aquifer volume or lowering of the local groundwater table. Therefore, the Project would THE RITZ-CARLTON RESIDENCES 3-70
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
not create a new significant impact pertaining to sustainable groundwater management plan that was not previously analyzed, and no new mitigation measures are required.
Conclusion
The hydrology and water quality impacts of the proposed Project would be consistent with the impacts identified for the 2006 General Plan Update, analyzed in the 2006 EIR. The proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects. In regard to Section 15162 of the State CEQA Guidelines, (1) no substantial changes are proposed as part of the proposed Project that would result in new significant effects or an increase in severity of previous effects; (2) no substantial changes in circumstances have occurred that would result in new significant effects; and (3) no new information has become known that was not previously known that would (a) create new significant impacts, (b) increase the severity of previously examined effects, or (c) determine that mitigation measures or alternatives previously found not to be feasible would, in fact, be feasible; or (4) introduce mitigation measures that are considerably different from those analyzed in the 2006 EIR. For these reasons, no major revisions to the hydrology and water quality analysis provided in the 2006 EIR are required.
THE RITZ-CARLTON RESIDENCES 3-71
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
3.11 LAND USE AND PLANNING
3.11.1 2006 EIR
The Project site is located within the Newport Center/Fashion Island area - a regional center of business and commerce that includes major retail, professional office, entertainment, hotel, and residential uses in a master planned mixed use development. Fashion Island, a regional shopping center, forms the nucleus of Newport Center and is framed by this mixture of office, entertainment, and residential land uses. New land uses in this subarea include additional commercial uses (approximately 430,000 so, approximately 600 multi -family residential units, and approximately 250 additional hotel rooms. Residential units have existed in this area since the 1970s and increased through the 1990s. No conflicts between the residential and commercial uses have occurred previously in this area, as evidenced by the lack of complaints by area residents. Goals and policies contained in the proposed General Plan Update would serve to promote a mixed use, pedestrian -friendly district for this subarea that would continue commercial and residential uses. Policy LU 6.14.5 encourages improved pedestrian connections and streetscape amenities connecting the area's diverse districts. Goals contained in the proposed General Plan Update related to mixed use development (Goal 5.3) specifically articulate that such development should promote compatibility among uses. General Plan Policy LU 5.3.1 calls for the consideration of compatibility issues in design of mixed -use development.
Thus, mixed use development under the General Plan Update would be, by design, compatible with adjacent non-residential uses.
The 2006 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 of the City. The 2006 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 2006 EIR would not physically divide an established community and impacts were identified as less than significant.
The 2006 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 2006 EIR concluded that the majority of land use changes proposed would not result in incompatibilities or nuisances that would rise to a level of significance and impacts were considered less than significant. The 2006 EIR was found to be consistent with all applicable land use plans for the City.
Mitigation Measures
No mitigation measures were required.
THE RITZ-CARLTON RESIDENCES 3-72
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
3.11.2 PROPOSED PROJECT IMPACT ANALYSIS
New
More
New Ability
No
Environmental Issues
Significant
Severe
to
Substantial
Impact
Impacts
Substantially
Change
Reduce
From
Significant
Previous
Impact
Analysis
LAND USE AND PLANNING - Would the project:
a) Physically divide an established community?
❑
❑
❑
Q
b) Cause a significant environmental impact due to a conflict with ❑
❑
❑
Q
any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect?
Would the Project;
a) Physically divide an established community?
No Substantial Change from Previous Analysis. The Project site is currently developed with hotel use and is bound by Newport Center Drive to the east and surrounded by retail, commercial office, residential (condominium), and a golf course. Overall, the Project site is within a largely mixed -use area of the City and specifically within a hotel resort complex. The nearest residential use to the Project site is the Grandville Private Residential Community, which is located adjacent to the Project's southwestern boundary. The Project would establish a new hotel branded residential tower on a site that is currently used for a hotel. Therefore, the Project would not physically divide an established community as none exists on the site. No new impact that was not previously discussed would occur, and no mitigation is required. b) Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect?
No Substantial Change from Previous Analysis. As stated in Section 2.3.1, Land Use Designation, the proposed Project site has a General Plan designation of Visitor Serving Commercial (CV); a Coastal Land Use Plan designation of Visitor Serving Commercial (CV-B); and a Zoning designation of Commercial Visitor -Serving (CV). All CV designations allow for overnight accommodations and accessory land uses. The proposed hotel branded residences are an allowable accessory land use within City Council Policy K-4 and Director's Determination No.
DD2021-001. As such, the proposed Project is consistent with the applicable CV land use designations.
In light of consistency with and direction by the City Council Policy K-4 and Director's Determination No. DD2021-001, the Project overall would be consistent with the applicable goals and policies of the City's General Plan. The Project would not require a General Plan land use amendment. As such, implementation of the proposed Project would not result in significant land use impacts including consistency with goals and policies. Therefore, the Project would not THE RITZ-CARLTON RESIDENCES 3-73
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
create a new significant impact pertaining to land use that was not previously analyzed, and no new mitigation measures are required.
Conclusion
The land use and planning impacts of the proposed Project would be consistent with the impacts identified for the 2006 General Plan Update, analyzed in the 2006 EIR. The proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects. In regard to Section 15162 of the State CEQA Guidelines, (1) no substantial changes are proposed as part of the proposed Project that would result in new significant effects or an increase in severity of previous effects; (2) no substantial changes in circumstances have occurred that would result in new significant effects; and (3) no new information has become known that was not previously known that would (a) create new significant impacts, (b) increase the severity of previously examined effects, or (c) determine that mitigation measures or alternatives previously found not to be feasible would, in fact, be feasible; or (4) introduce mitigation measures that are considerably different from those analyzed in the 2006 EIR. For these reasons, no major revisions to the land use and planning analysis provided in the 2006 EIR are required.
THE RITZ-CARLTON RESIDENCES 3-74
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
3.12 MINERAL RESOURCES
3.12.1 2006 EIR
Regarding mineral resources, the 2006 EIR determined that the Planning Area contained areas with Mineral Resource Zones 1 and 3. The Project site, including potions within the Newport Center/Fashion Island subarea, is located within MRZ-1, as designated by the California Geological Survey (CGS). The MRZ-1 designation represents areas where available geologic information indicates there is little or no likelihood for presence of significant mineral resources.
Most of the active oil wells are currently located in the West Newport and Newport production areas, and the 2006 EIR did not identify any oil or gas production facilities within the Newport Center/Fashion Island area or the Project site. The 2006 EIR determined that implementation of the proposed General Plan Update would not result in the loss of the availability of known mineral resources that would be of value to the region and the residents of the State. Regarding the loss of availability of a locally important mineral resource recovery site, the 2006 EIR indicated that implementation of the General Plan Update would not result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan.
Mitigation Measures
No mitigation measures were required.
3.12.2 PROPOSED PROJECT IMPACT ANALYSIS
New More New Ability
No
Environmental Issues Significant Severe to
Substantial
Impact Impacts Substantially
Change
Reduce
From
Significant
Previous
Impact
Analysis
MINERAL RESOURCES - Would the project:
a) Result in the loss of availability of a known mineral resource that ❑ ❑ ❑ Q would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally -important mineral ❑ ❑ ❑ Q resource recovery site delineated on a local general plan, specific plan or other land use plan?
Would the Project.
a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state?
No Substantial Change from Previous Analysis. The 2006 EIR determined that there would be no impact regarding the loss of availability of a known mineral resource that would be of value to the region and the residents of the State. As indicated above, the Project site was determined to be within MRZ-1, which is an area with no significant mineral deposits. Therefore, the proposed Project would not disturb mineral resources, nor would it change the availability of THE RITZ-CARLTON RESIDENCES 3-75
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
resources on or near the Project site. The proposed Project would not create a new significant impact related to mineral resources of value to the region and residents of the State that was not previously analyzed, and no new mitigation measures are required. b) Result in the loss of availability of a locally -important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? No Substantial Change from Previous Analysis. The 2006 EIR determined that there would be no impact regarding the loss of availability of a locally important mineral resources recovery site delineated on a local general plan, specific plan, or other land use plan. The proposed Project would not require mineral resources, nor would it change the availability of resources on or near the Project site. Additionally, as the Project site is located within MRZ-1, the area does not contain significant mineral deposits. Therefore, the proposed Project would not create a new significant impact related to loss of availability of mineral resources recovery sites, not previously analyzed, and no new mitigation measures are required.
Conclusion
The mineral resources impacts of the proposed Project would be consistent with the impacts identified for the 2006 General Plan Update, analyzed in the 2006 EIR. The proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects. In regard to Section 15162 of the State CEQA Guidelines, (1) no substantial changes are proposed as part of the proposed Project that would result in new significant effects or an increase in severity of previous effects; (2) no substantial changes in circumstances have occurred that would result in new significant effects; and (3) no new information has become known that was not previously known that would (a) create new significant impacts, (b) increase the severity of previously examined effects, or (c) determine that mitigation measures or alternatives previously found not to be feasible would, in fact, be feasible; or (4) introduce mitigation measures that are considerably different from those analyzed in the 2006 EIR. For these reasons, no substantial changes to the mineral resources analysis provided in the 2006 EIR are required.
THE RITZ-CARLTON RESIDENCES 3-76
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
3.13 NOISE
A Noise and Vibration Impact Analysis Technical Report, titled "Noise and Vibration Impact Analysis —Ritz -Carlton Residences Project, Newport Beach, Orange County, California", was prepared by LSA, in February 2022 (LSA 2022c). The report is included in Appendix I, Noise Report, of this Addendum and is summarized here by reference.
3.13.1 2006 EIR
The 2006 EIR found that under the General Plan, the primary source of temporary or periodic noise within the City would be construction activities and maintenance work, including both construction -site activities and the transport of workers and equipment to and from the construction sites. The 2006 EIR determined that construction noise is not subject to the noise standards in the Municipal Code but would only occur during limited hours of the day and days of the week. Therefore, the 2006 EIR determined that since construction noise would be exempt from the City code, impacts were considered less than significant (LSA 2022c).
The 2006 EIR evaluated future roadway noise levels within the City with the implementation of the General Plan. The 2006 EIR found that the 24 roadway segments along Birch Street, Campus Drive, Coast Highway, Irvine Avenue, jamboree Road, MacArthur Boulevard, and Newport Coast Drive would have a significant increase in noise at 100 feet from the centerline. As identified in the 2006 EIR, the changes in motor vehicle trips and circulation patterns would increase noise levels within the City by a maximum of 3.7 A -weighted decibels (dBA) Community Noise Equivalent Level (CNEL), although most increases in noise would be between 1 and 3 dBA. The 2006 EIR concluded that while there are a number of policies in the General Plan under Goal N2 that would help mitigate the impact of traffic noise on receptors, impacts would remain significant and unavoidable. The 2006 EIR did not evaluate long-term noise impacts associated with other sources associated with Project operation (LSA 2022c).
As discussed in the 2006 EIR, locations throughout the City would experience changes in noise levels due to an increase in vehicular traffic. The 2006 EIR found that based on the information in the existing and future noise contours, noise levels in excess of standards established by the City could occur where schools, libraries, health care facilities, and residential uses are located in the City and will continue to be, exposed to exterior noise levels that exceed the City's standard of 60 dBA CNEL. As such, the 2006 EIR concluded that implementation of General Plan policies associated with Goals N1 and N2 (requiring that all remodeling/additions to structures comply with the General Plan noise standards, requiring the use of walls, berms, interior noise insulation, double paned windows, or other noise mitigation measures in new residential or other new land uses) would reduce noise impacts to future land uses, but would do little to remediate noise effects on existing land uses. As such, this impact was considered significant and unavoidable (LSA 2022c).
As identified in the 2006 EIR, construction activities that would occur under the General Plan would have the potential to generate groundborne vibration. As such, the 2006 EIR found that construction activities would occur at discrete locations in the City and vibration from such activity may impact existing buildings and their occupants if they are located close enough to the construction sites. The 2006 EIR determined that vibration levels could be problematic if sensitive uses are located within about 100 feet of potential Project construction sites, where THE RITZ-CARLTON RESIDENCES 3-77
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
sensitive receptors would experience vibration levels that exceed the Federal Transit Administration's (FTA's) vibration annoyance impact threshold of 72 vibration velocity in decibels (VdB). The 2006 EIR found that if impacts occur, the only mitigation that could eliminate the vibration impact is ensuring a distance of approximately 150 feet between construction and existing sensitive receptors. However, the 2006 EIR concluded that it is not feasible to prohibit construction within 150 feet of all existing receptors, thus, when construction vibration occurs, impacts would be significant (LSA 2022c). The 2006 EIR did not evaluate potential long-term vibration impacts.
The 2006 EIR stated that implementation of the General Plan Update would expose sensitive receptors in proximity to the John Wayne Airport to excessive noise levels if the receptors were located within the Airport Environs Land Use Plan (AELUP) "High Noise Impact Zones". Overall, impacts on interior noise levels at new land uses in the vicinity of the John Wayne Airport (JWA) would be less than significant. However, if residences were to be developed within the 65 dBA CNEL noise contour, exterior noise would exceed allowable noise levels for residential areas and impacts would be significant and unavoidable (LSA 2022c).
Mitigation Measures
No mitigation measures were required.
3.13.2 PROPOSED PROJECT IMPACT ANALYSIS
New
More
New Ability
No
Environmental Issues
Significant
Severe
to
Substantial
Impact
Impacts
Substantially
Change
Reduce
From
Significant
Previous
Impact
Analysis
NOISE - Would the project result in:
a) Generation of a substantial temporary or permanent increase in ❑
❑
❑
[J�
ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?
b) Generation of excessive groundborne vibration or groundborne noise levels?
❑ ❑ ❑ Q
c) For a project located within the vicinity of a private airstrip or an ❑ airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?
Would the Project:
❑ ❑ Q
a) Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? THE RITZ-CARLTON RESIDENCES 3-78
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
No Substantial Change from Previous Analysis.
Temporary Increases in Ambient Noise
Two types of temporary noise impacts would occur during Project construction (i.e., temporary increases in ambient noise levels): (1) equipment delivery and construction worker commutes; and (2) Project construction operations. The first type of temporary (short-term) construction noise would result from transport of construction equipment and materials to the Project site and construction worker commutes. Construction is anticipated to be completed in 42 months from the start of demolition. This timeline includes approximately 6 months of demolition and site preparation and approximately 36 months of construction of the new subterranean parking structure and residential building. More specifically, the proposed Project would require the demolition of approximately 263,194 sf and the export of 205,700 cy of soil. Construction equipment would be staged onsite to avoid impeding hotel operations and disturbing guests.
Offsite parking would be provided daily for workers with a shuttle to the hotel, if necessary.
During construction, hotel operations would be slightly impacted, as guests would be redirected to a nearby offsite parking area. However, the hotel and all hotel amenities would remain in operation with possible minimal closure of select outdoor amenities subject to noise and dust during the grading and site preparation phase of construction. Project construction specifications would include the following elements for all construction work associated with the Project (LSA 2022c):
• Construction equipment, fixed or mobile, will be equipped with properly operating and maintained noise mufflers consistent with manufacturers' standards. • Construction staging areas will be located away from off -site sensitive uses during the later phases of Project development.
• The Project contractor will place all stationary construction equipment so that emitted noise is directed away from the sensitive receptors nearest the proposed Project site whenever feasible.
• The construction contractor will schedule high -noise -producing activities between the hours of 8:00 a.m. and 5:00 p.m. to minimize disruption to sensitive uses. • A "noise disturbance coordinator" will be established. The disturbance coordinator will be responsible for responding to any local complaints about construction noise. The disturbance coordinator will determine the cause of the noise complaint (e.g., starting too early, bad muffler) and will be required to implement reasonable measures to reduce noise levels. All notices that are sent to residential units within 500 feet of the construction site and all signs posted at the construction site will list the telephone number for the disturbance coordinator.
The Project is estimated to generate 1,197 hauling truck trips over a 180-day demolition phase (6.65 trips per day) and a total of 15,125 hauling truck trips over a 100-day grading phase (151 trips per day) based on the CaIEEMod (Version 2020.4.0) output, shown in Appendix C of the Air Quality and Greenhouse Gas Impact Analysis for the Ritz -Carlton Residences Project (LSA 2022a, Air Quality and GHG Analysis, Appendix A of this Addendum). These transportation activities would incrementally raise noise levels on access roads leading to the site. It is expected that larger trucks used in equipment delivery would generate higher noise levels than trucks THE RITZ-CARLTON RESIDENCES 3-79
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
associated with worker commutes. The single -event noise from equipment trucks passing at a distance of 50 feet from a sensitive noise receptor would reach a maximum level of 84 dBA maximum instantaneous noise level (Lmax). However, the pieces of heavy equipment for grading and construction activities would be moved on site just one time and would remain on site for the duration of each construction phase. This one-time trip, when heavy construction equipment is moved on and off site, would not add to the daily traffic noise in the Project vicinity. The total number of daily vehicle trips would be minimal when compared to existing traffic volumes on the affected streets, and the long-term noise level change associated with these trips would not be perceptible. Therefore, equipment transport noise and construction -related worker commute impacts would be short term and would not result in a significant off -site noise impact (LSA 2022c).
The second type of short-term noise impact is related to noise generated during site preparation, grading, building construction, architectural coating, and paving on the Project site. Construction is undertaken in discrete steps, each of which has its own mix of equipment, and, consequently, its own noise characteristics. These various sequential phases would change the character of the noise generated on the Project site. Therefore, the noise levels vary as construction progresses.
Despite the variety in the type and size of construction equipment, similarities in the dominant noise sources and patterns of operation allow construction -related noise ranges to be categorized by work phase. Construction noise levels would fluctuate throughout the construction period as equipment moves between the various areas on the Project site. To assess the specific noise levels at the surrounding sensitive receptors, the average noise level experienced during demolition (the loudest phase of construction) was assessed based on the average distance of activities to the nearest surrounding receptor, which would be approximately 105 feet from the property line of the existing condominium residences to the south. It is expected that average composite noise levels during construction at the nearest off - site residential land uses to the south would reach 79.8 dBA Lea during the demolition phase.
Similarly, it is anticipated that composite noise levels during construction at the nearest commercial land uses 330 feet to the east would reach 69.9 dBA Lea during the demolition phase (LSA 2022c). These predicted noise levels would only occur when all construction equipment is operating simultaneously.
While construction -related, short-term noise levels have the potential to be higher than existing ambient noise levels in the Project area under existing conditions, these noise impacts would no longer occur once Project construction is completed. At residential receptors to the south, hourly average construction noise levels during all phases would be louder than existing ambient daytime (7:00 a.m. to 7:00 p.m.) hourly average noise levels of 51.1 to 58.0 dBA Lea measured at LT-1, on the Noise Monitoring Locations (Appendix I). At receptors farther away from traffic sources, hourly average construction noise levels during all phases would at times be louder than the lowest existing ambient daytime hourly average noise levels of 49.5 dBA Lea and 49.4 dBA Lea measured at LT-1 and LT-2, respectively (Appendix I). The proposed Project would be required to comply with the construction hours specified in the City's Noise Ordinance, which states that construction activities are allowed between 7:00 a.m. and 6:30 p.m., Monday through Friday, and from 8:00 a.m. to 6:00 p.m. on Saturday. No construction is permitted outside of these hours or on Sundays and federal holidays. As it relates to off -site uses, for informational purposes, construction -related noise impacts would remain below the 80 dBA Lea and 85 dBA Leq 8-hour construction noise level criteria as established by the FTA for residential and commercial land uses. With adherence to the City's construction hours and implementation of construction noise THE RITZ-CARLTON RESIDENCES 3-80
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
elements, as discussed above, construction noise impacts would be considered less than significant. The less than significant finding is consistent with the findings of the 2006 EIR (LSA 2022c). Therefore, the proposed Project would not lead to new or substantially more severe significant impacts associated with construction noise beyond those identified in the 2006 EIR.
Permanent Increases in Ambient Noise
Potential sources of noise during Project operation could include vehicle traffic, noise from the heating, ventilation, and air conditioning (HVAC) units, and noise from use of the on -site recreational areas by residents. Impacts from these noise sources are evaluated below.
Traffic Noise Impacts to Off -Site Receivers
Consistent with the findings in the Newport Beach Marriott Hotel and Spa Trip Generation (Pirzadeh & Associates 2022, Appendix J of this Addendum), the proposed Project would not generate new vehicle trips and would result in a net reduction of 549 daily trips to the site when compared to existing conditions. Traffic noise levels would either remain the same or decrease as a result of the Project. Therefore, no new mitigation measures are required because there would be no impact from Project -related traffic on off -site sensitive receptors (LSA 2022c).
Therefore, the proposed Project would not lead to new or substantially more severe significant impacts associated with traffic noise beyond those identified in the 2006 EIR.
Heating, Ventilation, and Air Conditioning Equipment
The Project uses would have rooftop HVAC units. The HVAC equipment could operate up to 24 hours per day. Rooftop HVAC equipment would generate a noise level of 71.2 dBA Leq at 5 feet.
The closest off -site uses are the condominium residences to the south, which are 318 feet from the nearest location that HVAC would potentially be located. The reduction of rooftop HVAC equipment noise levels would be provided primarily by distance attenuation to off -site uses as well as the proposed building edge/roofline breaking line -of -sight from source to receiver. At the nearest offsite residential land uses, noise levels from HVAC are estimated to approach 30.0 dBA Leq. This noise level would not exceed the City's exterior daytime (7:00 a.m. to 10:00 p.m.) and nighttime (10:00 p.m. to 7:00 a.m.) noise standards of 55 dBA Leq and 50 dBA Leq, respectively. In addition, these noise levels would be well below the lowest nighttime hourly noise level of 39.8 dBA Leq measured at LT-2., Project -related HVAC noise levels would not contribute to ambient noise levels at the nearest residences (LSA 2022c). Therefore, the proposed Project would not lead to new or substantially more severe significant impacts associated with HVAC noise levels.
OutdoorActivity (Pool/Amenity) Area
The Project would have an on -grade outdoor activity pool/amenity area northwest of the proposed residential building. The closest off -site uses are condominium residences to the southwest, 140 feet from the acoustical center of the outdoor activity area. The reduction of outdoor activity noise levels would be provided primarily by distance attenuation to off -site uses. Assuming 20 people talking continuously with raised voice levels, activity noise levels are estimated to approach 45.6 dBA Leq at the nearest off -site residential land uses. This noise level would not exceed the City's exterior daytime (7:00 a.m. to 10:00 p.m.) and nighttime (10:00 p.m.
THE RITZ-CARLTON RESIDENCES 3-81
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
to 7:00 a.m.) noise standards of 55 dBA Leq and 50 dBA Leq, respectively. In addition, hotel amenity spaces are typically limited to daytime hours of operation and are closed during nighttime hours (LSA 2022c). Therefore, the proposed Project would not lead to new or substantially more severe significant impacts associated with outdoor activity noise.
Composite Noise Levels
Table 3-10, Composite Noise Levels at Nearest Receptor, presents a summary of the composite noise levels at the residential uses to the south.
TABLE 3-10
COMPOSITE NOISE LEVELS AT NEAREST RECEPTOR
Stationary Noise Sources
Daytime/Nighttime
(dBA Leq)
Composite
HVAC Equipment
Noise
Outdoor Activityl
Receptor
Daytime/Nighttime
HVAC
Outdoor
Level
Noise Limit
Location
Conditions
Equipment
Activity'
(dBA Leq)
(dBA Leq)
Residential
Daytime 7:00 a.m. to
30.0 45.6
45.7 55
Condominium
10:00 P.M.
Uses south of the
Nighttime 10:00
30.0 -
30.0 50
Project
p.m. to 7:00 a.m.
1 Pool/amenity areas would be limited to daytime hours of operation and closed during nighttime hours; therefore, noise levels outdoor activities would not contribute to the composite noise levels at nearest receptors. dBA = A -weighted decibels
Leq = equivalent continuous sound level
Source: LSA 2022c (Appendix I of this Addendum).
The results show that noise impacts associated with the proposed Project would not cause an increase in noise experienced at the residential uses to the south, assuming a conservative scenario in which both HVAC and maximum noise levels from amenity/pool activity would occur during daytime hours (LSA 2022c). Therefore, the proposed Project would not lead to new or substantially more severe significant impacts beyond those identified in the 2006 EIR.
Land Use Compatibility Assessment
The land use compatibility of the Project site was assessed based on the Land Use Compatibility guidelines contained in the City of Newport Beach General Plan. Outdoor amenity areas and indoor sleeping areas associated with the proposed Project would be exposed to traffic noise along Newport Center Drive, adjacent commercial uses, and occasional aircraft operations (LSA 2022c).
Exterior Ambient Noise Impacts
Based on monitoring results (in Table F and G of Appendix I of this Addendum), noise levels at the Project site are up to 58.3 dBA CNEL. Per the City's General Plan Noise Element, noise levels of up to 60 dBA CNEL are considered clearly compatible. Additionally, the outdoor activity/amenity area including the proposed pools, lounge, and deck would be set back from the THE RITZ-CARLTON RESIDENCES 3-82
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
adjacent roadways and shielded by the proposed buildings, resulting in noise levels well below 60 dBA CNEL at these areas (LSA 2022c). Therefore, the existing noise environment would be compatible for the proposed land uses.
Interior Noise Levels
Based on the architectural plans for the proposed Project, it was confirmed that all units would have central air conditioning, thus allowing for windows and glass doors to be closed. The exterior facade of the proposed residential units would be comprised of a storefront window system -type glass assembly. Using data from the transmission loss test report (Western Electro- Acoustic Laboratory 2013) for the Quest Series Ecowall 141, a minimum reduction of 23 dBA CNEL can be expected with a similar assembly that has a Sound Transmission Class (STC) rating of 38 and an Outdoor -Indoor Transmission Class (OITC) rating of 27. With a reduction of 23 dBA, interior levels are expected to be approximately 39 dBA CNEL, which would be well below the City's interior noise level standard of 45 dBA CNEL (LSA 2022c). Therefore, the proposed Project would not lead to new or substantially more severe significant impacts associated with land use compatibility beyond those identified in the 2006 EIR. The Project would not result in a new significant impact pertaining to noise that was not previously analyzed, and no new mitigation measures are required.
b) Generation of excessive groundborne vibration orgroundborne noise levels? No Substantial Change from Previous Analysis.
Short-term Vibration Impacts
Ground -borne noise and vibration from construction activity would be mostly low to moderate.
While there is currently limited information regarding vibration source levels, to provide a comparison of vibration levels expected for a Project of this size (as shown in Table J of Appendix I, Noise and Vibration Impact Analysis —Ritz -Carlton Residences Project, Newport Beach, Orange County, California), a large bulldozer would generate approximately 87 VdB of ground -borne vibration when measured at 25 feet based on the Transit Noise and Vibration Impact Assessment Manual (FTA 2018). The distance to the nearest buildings for vibration impact analysis is measured between the nearest off -site buildings and the Project boundary (assuming the construction equipment would be used at or near the Project boundary) because vibration impacts occur normally within the buildings. As discussed above, vibration levels above 94 VdB would result in potential damage to nonengineered timber and masonry building and levels above 72 VdB would have the potential to cause annoyance at sensitive residential receptors.
The closest off -site structures to the Project site are the existing residential buildings to the southwest, approximately 33 feet from the potential construction activities. These buildings are assumed to be non -engineered timber and masonry. As detailed in Appendix I of this Addendum, the operation of a large bulldozer would generate ground -borne vibration levels of 83 VdB. At this level, vibration from construction would not result in damage to surrounding buildings; however, those levels would exceed the 72 VdB threshold for annoyance to sensitive uses.
Therefore, construction of the Project could expose people to excessive ground -borne vibration.
This impact would be significant and unavoidable, as construction would need to be 100 feet or more away from structures to avoid annoyance (LSA 2022c). The 2006 EIR identified all construction vibration impacts to be significant and unavoidable; therefore, the proposed THE RITZ-CARLTON RESIDENCES 3-83
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
Project would not lead to new or substantially more severe significant impacts associated with construction vibration beyond those identified in the 2006 EIR.
Long-term Vibration Impacts
The 2006 EIR did not evaluate potential long-term vibration impacts. The streets surrounding the Project area are paved, smooth, and unlikely to cause significant ground -borne vibration. In addition, the rubber tires and suspension systems of buses and other on -road vehicles make it unusual for on -road vehicles to cause ground -borne noise or vibration issues. It is therefore assumed that no such vehicular vibration impacts would occur, and no vibration impact analysis of on -road vehicles is necessary. Additionally, once constructed, the proposed Project is a residential development and would not include uses that would generate ground -borne vibration (LSA 2022c). Therefore, the proposed Project would not lead to new or substantially more severe significant impacts associated with long-term vibration impacts, and no new mitigation measures are required.
c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the Project expose people residing or working in the project area to excessive noise levels?
No Substantial Change from Previous Analysis. The 2006 EIR determined that there would be a less than significant impact pertaining to aircraft noise exposure if proposed residential uses were located outside of the noise contours detailed in the 2006 EIR. The proposed Project would not develop land uses that would locate persons in an area subject to noise within the noise contours provided in the 2006 EIR. Therefore, the proposed Project would not create a new significant impact pertaining to aircraft noise exposure that was not previously analyzed, and no new mitigation measures are required.
Conclusion
The noise impacts of the proposed Project would be consistent with the impacts identified for the 2006 General Plan Update, analyzed in the 2006 EIR. The proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects.
In regard to Section 15162 of the State CEQA Guidelines, (1) no substantial changes are proposed as part of the proposed Project that would result in new significant effects or an increase in severity of previous effects; (2) no substantial changes in circumstances have occurred that would result in new significant effects; and (3) no new information has become known that was not previously known that would (a) create new significant impacts, (b) increase the severity of previously examined effects, or (c) determine that mitigation measures or alternatives previously found not to be feasible would, in fact, be feasible; or (4) introduce mitigation measures that are considerably different from those analyzed in the 2006 EIR. For these reasons, no major revisions to the noise analysis provided in the 2006 EIR are required.
THE RITZ-CARLTON RESIDENCES 3-84
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
3.14 POPULATION AND HOUSING
3.14.1 2006 EIR
The 2006 EIR assumed that General Plan buildout would increase the number of dwelling units in the City by 14,215 units (approximately 12,515 multi -family units and approximately 1,700 single-family units), for a total of 54,394 dwelling units. Using a population generation factor of
2.19 persons per household, the 2006 EIR indicated that the 14,215 residential units would result in a population increase of approximately 31,131 residents. This increase would result in a total population of 103,753 persons at General Plan buildout. The increase in residential units and the associated increase in population would exceed SCAG's projections. The number of households in the City projected by SCAG by 2030 was 43,100 units, while the number of dwelling units under the General Plan would be 54,394 units. The SCAG projected population was 94,167 residents by 2030, while the population resulting from the General Plan buildout would be approximately 10 percent higher, or 103,753 residents. The General Plan EIR concluded that since residential growth would substantially increase population growth within the City (by approximately 43 percent over 2002 population [baseline conditions], and approximately 10 percent higher than then -existing SCAG projections), impacts pertaining to population growth would be considered significant. It was noted that the estimated population increase represented a conservative, worst -case scenario because it assumed that all allowed units would be built. Additionally, this estimate assumed that all residences in the City would be occupied. The City typically has a substantially higher vacancy rate than that of the County due to a higher percentage of vacation properties (seasonal housing).
The 2006 EIR noted that development under the General Plan Update would occur primarily on sparse, developable land in the City, by intensifying current land uses and through conversion of land uses of economically underperforming and obsolete development. The 2006 EIR determined there would be no impact regarding the displacement of substantial numbers of existing housing or people necessitating the construction of replacement housing elsewhere.
Mitigation Measures
No mitigation measures were required.
THE RITZ-CARLTON RESIDENCES 3-85
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
3.14.2 PROPOSED PROJECT IMPACT ANALYSIS
New More New Ability
No
Environmental Issues Significant Severe to
Substantial
Impact Impacts Substantially
Change
Reduce
From
Significant
Previous
Impact
Analysis
POPULATION AND HOUSING -Would the project:
a) Induce substantial unplanned population growth in an area, ❑ ❑ ❑ Q either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)?
b) Displace substantial number of existing people or housing, ❑ ❑ ❑ Q necessitating the construction of replacement housing
elsewhere?
Would the Project.
a) Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)?
No Substantial Change from Previous Analysis.
The proposed Project would allow for the development of 159 hotel -branded residences.
Assuming the same population generation factor of 2.19 persons per unit per the City's General Plan Update, the proposed Project would generate a residential population of approximately 348 persons. However, using the US Census data generation factor of 2.27 persons per unit (used in the Air Quality/Greenhouse Gas Emission report), the Project would generate a total of 361 persons. To be more conservative, this number is assumed as the residential population of the proposed Project. The increase of 361 in residential population is 5 percent of SCAG's projected population growth for the City from 2016 to 2045 of 7,100 residents.
The State has declared that the lack of housing is a critical problem that threatens the economic, environmental, and social quality of life in California. The consequences of the housing crisis include the lack of housing to support employment growth, imbalance in jobs and housing, reduced mobility, urban sprawl, excessive commutes, and air quality deterioration.
As part of the 2006 General Plan Update and 2010 Zoning Code Update, new mixed -use housing opportunity zones were created throughout the City as a strategy to enhance and revitalize underperforming and underutilized properties. The Newport Center, where the Project site is located, is included in a new mixed -use housing opportunity zone. The Airport Area and Newport Center have proven the most successful with several approved and constructed mixed -use developments, such as Uptown Newport and Villas Fashion Island. On March 9, 2021, the City adopted Resolution No. 2021-18 Reducing Barriers to the Creation of Housing (Council Policy K- 4) in an effort to encourage and incentivize the development of mixed -use hotels, with hotel - branded residential units as an accessory use within a resort complex. This is described in Section 2.3, Planning Context, of this Addendum. Council Policy K-4 allows for hotels and motels, THE RITZ-CARLTON RESIDENCES 3-86
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
located outside of the Coastal Commission Appeal Areas, to convert up to thirty percent of their permitted hotel and motel rooms into residential units on a one -for -one basis. This would allow the residential units as accessory use to the principal use of a hotel. The Project proposes conversion of up to 30 percent of the existing 532 hotel rooms to hotel branded residences.
Therefore, Project implementation would contribute to the City's housing goals and be consistent with projected growth in the City based on SCAG's growth forecasts. Additionally, the Project does not include the extension of roads or other infrastructure to underutilized areas, which could induce indirect growth. Therefore, the Project would not induce substantial unplanned population growth in the City. The Project would not create a new significant impact pertaining population growth that was not previously analyzed, and no new mitigation measures are required.
b) Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere?
No Substantial Change from Previous Analysis. The proposed Project site is currently developed with an existing hotel building and associated amenities, surface parking, and landscaping. No existing residential uses are located on -site. As such, the Project would not displace existing people or housing, necessitating the construction of replacement housing elsewhere, consistent with the conclusions for the 2006 EIR. Therefore, the Project would not create a new significant impact pertaining to displacement of people or housing that was not previously analyzed, and no new mitigation measures are required.
Conclusion
The population and housing impacts of the proposed Project would be consistent with the impacts identified for the 2006 General Plan Update, analyzed in the 2006 EIR. The proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects. In regard to Section 15162 of the State CEQA Guidelines, (1) no substantial changes are proposed as part of the proposed Project that would result in new significant effects or an increase in severity of previous effects; (2) no substantial changes in circumstances have occurred that would result in new significant effects; and (3) no new information has become known that was not previously known that would (a) create new significant impacts, (b) increase the severity of previously examined effects, or (c) determine that mitigation measures or alternatives previously found not to be feasible would, in fact, be feasible; or (4) introduce mitigation measures that are considerably different from those analyzed in the 2006 EIR. For these reasons, no major revisions to the population and housing analysis provided in the 2006 EIR are required.
THE RITZ-CARLTON RESIDENCES 3-87
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
3.15 PUBLIC SERVICES
3.15.1 2006 EIR
The 2006 EIR found that impacts to fire services from implementation of the General Plan Update were less than significant. Any new development that would occur under the General Plan Update would be required to comply with all applicable Federal, State, and local regulations governing the provision of fire protection services, including adequate fire access, fire flows, and number of hydrants. Additionally, the General Plan Update policies ensured impacts would be less than significant.
The 2006 EIR determined that build out of the General Plan would have a less than significant impact on police services. To maintain acceptable levels of service, the General Plan Update included policies to ensure adequate law enforcement is provided as the City experiences future development. To maintain the ratio of 1.7 officers per 1,000 residents (148 officers and 85,120 residents), the Newport Beach Police Department (NBPD) would have had to provide 53 additional officers by General Plan Update buildout. Maintaining the Police Department's ratio of 0.60 nonsworn personnel per sworn officer would result in the addition of 32 nonsworn personnel. The addition of 85 police personnel would require Police Department to expand police facilities. However, since Police Department did not have near -term plans for expansion of police facilities, staff, or equipment inventory, it was deemed speculative to determine whether a new substation would be considered. The 2006 EIR stated that all new development would be subject to the City's project -specific environmental review under CEQA. Therefore, the 2006 EIR found that impacts to police services would be less than significant.
As stated in the 2006 EIR, the Newport -Mesa Unified School District (NMUSD), with a service area of 58.83 square miles, provides educational services to the City of Newport Beach, City of Costa Mesa, and other unincorporated areas of Orange County. The Airport Area is served by the Santa Ana Unified School District (SAUSD). A small portion of the City located in the eastern part of the City is served by the Laguna Beach Unified School District (LBUSD). The 2006 EIR identifies that the NMUSD serves the majority of the City and has 32 public schools including 22 elementary schools, 2 junior high schools, 5 high schools, 2 alternative education centers, and 1 adult school.
There are also several private schools in the City or local area that are available to the City's residents for educational services. The General Plan Update included goals and policies to address capacity issues for NMUSD and SAUSD. Buildout would likely require construction of new school facilities; however, the 2006 EIR concluded that with compliance with General Plan policies impacts would be less than significant.
The 2006 EIR stated that parks, although included as a public service in Appendix G of the CEQA Guidelines, are analyzed separately in Section 4.12 (Recreation) of the 2006 EIR. As such, further discussion of parks is discussed in Section 3.16, Recreation, of this Addendum.
Upon full buildout of the General Plan Update, the population in the Planning Area would increase by 31,131. This increase in residents would increase the demand for library services and facilities. Policy LU 2.8 of the proposed General Plan Update would help ensure that adequate library facilities are provided to the City's residents and that public services can adequately support new development. The Newport Beach Public Library (NBPL) stated that the growing need for electronic resources, as opposed to physical library resources, is changing. Therefore, THE RITZ-CARLTON RESIDENCES 3-88
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
the 2006 EIR stated that due to the growing need for electronic resources, former service standards (e.g., a certain number of volumes per thousand residents) are no longer appropriate when assessing the needs of the NBPL. Therefore, increased development in the City does not necessarily equate to an increase in total volumes or square feet of library space. The 2006 EIR determined that compliance with policies contained in the General Plan Updated would ensure that any future identified library need would be adequately met. Impacts to libraries was determined to be less than significant.
Mitigation Measures
No mitigation measures were required.
3.15.2 PROPOSED PROJECT IMPACT ANALYSIS
Environmental Issues
New
Significant
Impact
More
Severe
Impacts
New Ability
to
Substantially
Reduce
Significant
Impact
No
Substantial
Change
From
Previous
Analysis
PUBLIC SERVICES -Would the project:
a) Result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant
environmental impacts, in order to maintain acceptable service ratios, response times
or other performance objectives for any
of the public services:
Fire protection?
❑
❑
❑
Q
Police protection?
❑
❑
❑
Q
Schools?
❑
❑
❑
Q
Parks?
❑
❑
❑
Q
Other public facilities?
❑
❑
❑
Q
Would the Project:
a) Result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services:
i) Fire protection?
No Substantial Change from Previous Analysis. The Newport Beach Fire Department (NBFD) provides fire protection services for the entire City. The NBFD is responsible for reducing loss of life and property from fire, medical, and environmental emergencies. In addition to fire suppression, the NBFD also provides fire prevention and hazard reduction services. The Fire Prevention Division works in conjunction with the City's Planning, Public Works, and Building THE RITZ-CARLTON RESIDENCES 3-89
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
Departments to ensure that all new construction and remodels are built in compliance with local and State building and fire codes, including the provision of adequate emergency access and on - site fire protection measures. Based on the most recently available information from 2022, the NBFD's average response time is four minutes and 22 seconds (City of Newport Beach 2022).
The nearest fire station to the Project site is NBFD Station No. 3 at 868 Santa Barbara Drive, approximately 0.3 mile north of the Project site. It is unlikely that the implementation of the Project would result in an appreciable increase in demand for fire services, as the overall units at the hotel campus would remain the same. Due to the overall unit capacity remaining the same with implementation of the Project, the Project is not expected to measurably impact average response times because the Project site's existing uses are already in the NBFD service area and are adequately served by the existing NBFD service facilities. Additionally, the proposed buildings on -site would be constructed in accordance with current applicable fire codes and would replace the older, on -site building and parking structure that were constructed in the 1970s. Current fire codes are more stringent than the requirements of the past. Also, due to the Project site's proximity of less than a mile from the fire station, the Project would be adequately served by existing fire services, and no new or expanded facilities would be necessary. Therefore, the proposed Project would not create a new significant impact pertaining to fire protection services that was not previously analyzed, and no new mitigation measures are required. ii) Police protection?
No Substantial Change from Previous Analysis. The NBPD provides local police services to the City, including the Project site. The Project site is within Area 3 of the NBPD's service area, which includes Eastbluff, Bonita Canyon, Big Canyon, Newport Center, Harbor Cove, Bayside Village, Island Lagoon, Park Newport, Promontory Point, and Balboa Island. The NBPD is located at 870 Santa Barbara Drive, which is 0.4 miles north of the Project site. Under existing conditions, the Project site's hotel uses are served by the NBPD. Due to the overall unit capacity remaining the same with implementation of the Project, the Project is not expected to measurably impact average response times because the Project site's existing uses are already in the NBPD service area and are adequately served by the existing NBPD service facilities. As such, there would be a less than significant impact, consistent with the finding of the 2006 EIR. The proposed Project would not create a new significant impact pertaining to police protection services that was not previously analyzed, and no new mitigation measures are required. iii) Schools?
No Substantial Change from Previous Analysis. Under existing conditions, the Project site is occupied by hotel uses and a parking structure, both of which do not generate any demand for school services. The Project's 159 hotel branded residences, which is anticipated to generate an approximate 348-person increase in the City's population. The Project site is located within the NMUSD. The Project has the potential to generate school -aged children who would require school services, although this is a conservative assumption, as the hotel branded residences would likely be a second home for future residents, and thus, their children may not attend schools within the City. Based on the student generation rates assumed in the 2006 EIR1 the The 2006 EIR estimated that implementation of the General Plan Update would result in the construction of approximately 14,215 dwelling units over existing conditions within the City. The increase in DUs would increase enrollment in the local schools serving Newport Beach. Using California Department of Finance population projections, and assuming that approximately 20 percent of the potential increase in population would represent children attending grades K through 12, implementation of the proposed General Plan Update would result in an enrollment THE RITZ-CARLTON RESIDENCES 3-90
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
Project's 159 hotel branded residences would generate approximately 70 school aged students, with 35 elementary school students, 17 middle school students, and 17 high school students (City of Newport Beach 2006). As provided under Section 17620 of the California Education Code and Section 65970 of the California Government Code, the payment of statutory school development fees would fully mitigate a project's impacts on schools. Thus, impacts would be less than significant, and no mitigation is required. The proposed Project would not create a new significant impact on schools that was not previously analyzed, and no new mitigation measures are required.
iv) Parks?
No Substantial Change from Previous Analysis. The proposed 159 hotel branded residences would result in a population of approximately 348 persons, which would generate a demand for parks and recreational facilities. The 159 proposed hotel branded residences would replace 159 traditional hotel rooms at the site, and therefore, the total units at the hotel campus would remain at 532 units. As the existing hotel guests already generate use of the existing neighborhood and regional parks or other recreational facilities within the City, implementation of the Project would not substantially change the characteristics of impacts when compared to the current condition, as the number of units have not increased as a result of the Project.
Additionally, it should be noted that the hotel branded residences would have access to the amenities of the existing resort hotel campus, in addition to the amenities that would be exclusively provided for future residents of the Project. The existing resort hotel campus includes amenities such as swimming pools and a day spa. The proposed Project would also offer on -site amenities and open space, including a swimming pool and 899 sf of private open space per unit, for a total of 142,941 sf of private open space for the residences. The Project would also provide 9,496 sf of common open space, and 32,424 sf of common indoor space for its residences.
These on -site open space areas are expected to meet some of the demand for recreation facilities generated by residents of the Project. Project residents would also use nearby City parks and other public and regional parks. As the Newport Center is in excess of park facilities by 8.1 acres, this Project would not increase the use of existing neighborhood and regional parks or other recreational facilities such that the Project would result in substantial adverse physical impacts associated with parks. Additionally, the property owner or Applicant would be required to pay City park fees applicable at the time building permits are issued. Therefore, the proposed Project would not create a new significant impact on parks that was not previously analyzed, and no new mitigation measures are required.
v) Other public facilities (libraries)?
No Substantial Change from Previous Analysis. The 2006 EIR determined there would be less than significant impact related to other public facilities (i.e., libraries). Under existing conditions, it is unlikely that the existing uses (i.e., hotel uses) generated demand for library facilities. With implementation of the Project, 159 existing hotel units would be demolished and replaced with 159 hotel branded residences. Therefore, the demand for library services within the City would increase of approximately 6,230 students (3,115 elementary school students, 1,557 students for middle schools, and 1,558 high school students) in the Planning Area. The number of elementary, middle, and high school students, respectively, was divided by the dwelling unit increase of 14,215 to obtain the following student generation ratios (rounded) for each grade level: 0.22 elementary students, 0.11 middle school students, and 0.11 high school students per household. These student generation ratios were used to estimate the number of students that the proposed Project would generate.
THE RITZ-CARLTON RESIDENCES 3-91
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
be incrementally increased because of the Project's resident population increase of 348 persons.
The City's General Plan Arts and Cultural Element does not establish any quantitative standards for determining the amount of physical library space needed to serve the City's population.
Additionally, given changes in technology (i.e., the use of electronic media in lieu of physical library resources), the demand for physical library space based on population -based projections is speculative, as detailed in the 2006 EIR. The NBPL's Central library underwent an approximately 17,000-square-foot expansion in 2013 to service the City's population; the addition of approximately 348 persons to the City's population associated with the Project has no potential to directly or indirectly create the need to construct a new library or physically expand an existing library facility (NBPL 2022). Additionally, at the City, library services receive funding from property tax. As such, a portion of the Project's tax assessment would be dedicated to the City's Library Fund. Therefore, the proposed Project would not create a new significant impact on other public facilities, specifically libraries, that was not previously analyzed, and no new mitigation measures are required.
Conclusion
The public services impacts of the proposed Project would be consistent with the impacts identified for the 2006 General Plan Update, analyzed in the 2006 EIR. The proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects. In regard to Section 15162 of the State CEQA Guidelines, (1) no substantial changes are proposed as part of the proposed Project that would result in new significant effects or an increase in severity of previous effects; (2) no substantial changes in circumstances have occurred that would result in new significant effects; and (3) no new information has become known that was not previously known that would (a) create new significant impacts, (b) increase the severity of previously examined effects, or (c) determine that mitigation measures or alternatives previously found not to be feasible would, in fact, be feasible; or (4) introduce mitigation measures that are considerably different from those analyzed in the 2006 EIR. For these reasons, no major revisions to the public services analysis provided in the 2006 EIR are required.
THE RITZ-CARLTON RESIDENCES 3-92
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
3.16 RECREATION
3.16.1 2006 EIR
The 2006 EIR evaluated parks and recreational facilities on a Citywide basis and by service area.
Twelve service areas were identified. At the time of adoption of the 2006 EIR, there was a deficit of approximately 38.8 acres of combined park and beach acreage citywide, with seven of the twelve service areas experiencing a deficit in this combined recreation acreage. However, the 2006 EIR stated that two of the twelve service areas within the City, Newport Center and Harbor View, had no identified park and recreation needs. The 2006 EIR detailed that there was a park surplus within the Newport Center service area of 8.1 acres (as of June 2005). Overall, the 2006 EIR found that impacts would be less than significant from increased use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated. The construction and enhancement of park and recreational facilities and implementation of the goals and policies proposed in the General Plan Update would ensure that increased demand and use resulting from an increase in the Citywide population would not significantly accelerate the deterioration of existing recreational facilities.
Regarding inclusion of recreational facilities which may have an adverse physical effect on the environment, the 2006 EIR noted that the Newport Center park locations have not experienced development or much disturbance, and aesthetic, biological, or hydrology impacts could occur from their development as parks. This impact was determined to be less than significant.
Mitigation Measures
No mitigation measures were required.
3.16.2 PROPOSED PROJECT IMPACT ANALYSIS
New More New Ability
No
Environmental Issues Significant Severe to
Substantial
Impact Impacts Substantially
Change
Reduce
From
Significant
Previous
Impact
Analysis
RECREATION -Would the project:
(a) Increase the use of existing neighborhood and regional parks or ❑ ❑ ❑ Q other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Include recreational facilities or require the construction or ❑ ❑ ❑ Q expansion of recreational facilities which might have an adverse physical effect on the environment?
THE RITZ-CARLTON RESIDENCES 3-93
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
Would the Project:
a) Increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated?
No Substantial Change from Previous Analysis. The Project site is located within the Newport Center service area, as detailed in the 2006 EIR. The analysis indicated that there is a park surplus within the Newport Center service area of 8.1 acres as of June 2005. Overall, the 2006 EIR found that impacts from increased use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated would be less than significant.
The proposed 159 hotel branded residences would result in a population of approximately 348 persons, which would generate a demand for parks and recreational facilities. The 159 proposed hotel branded residences would replace 159 traditional hotel rooms at the site, and therefore, the total units at the hotel campus would remain at 532 units. As the existing hotel guests already generate use of the existing neighborhood and regional parks or other recreational facilities within the City, implementation of the Project would not substantially change the characteristics of impacts when compared to the current condition, as the number of units would not increase as a result of the Project. Additionally, it should be noted that the hotel branded residences would have access to the amenities of the existing resort hotel campus, in addition to the amenities provided for the exclusive use of the future residents of the Project. The existing resort hotel campus includes amenities such as swimming pools and a day spa. The proposed Project would also offer on -site amenities and open space, including a swimming pool and 899 sf of private open space per unit, for a total of 142,941 sf of private open space for the residences. The Project would also provide 9,496 sf of common open space, and 32,424 sf of common indoor space for its residents. These on -site open space areas are expected to meet some of the demand for recreation facilities generated by residents of the Project. Project residents would also use nearby City parks and other public and regional parks. As the Newport Center is in excess of park facilities by 8.1 acres, this Project would not increase the use of existing neighborhood and regional parks or other recreational facilities such that physical deterioration would be accelerated. Therefore, the Project would not create a new significant impact pertaining to increased use of existing neighborhood and regional parks or other recreational facilities such that would result in substantial physical deterioration of the facility. No new significant impact pertaining to existing parks would occur that was not previously analyzed, and no new mitigation measures are required.
b) Include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment?
No Substantial Change from Previous Analysis. As described above, the Project would include indoor and outdoor active and passive gathering spaces that would be available for use by residents, in addition to existing, on -site amenities for hotel guests. These areas would be on and adjacent to the Project site and the physical impacts resulting from the construction of these facilities have been addressed through the impact analysis presented in this document.
THE RITZ-CARLTON RESIDENCES 3-94
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
Since the recreation needs of the residents would be partially met on site and the Newport Center has an excess of parkland, the proposed Project would not result in a substantial increased demand for recreational facilities, requiring the construction of new parks that would adversely affect the environment. There are adequate regional parks and recreational facilities that would serve the Project and meet the potential demand. Additionally, the property owner or Applicant would be required to pay City park fees applicable at the time building permits are issued.
Therefore, the Project would not create a new significant impact pertaining to construction or expansion of recreational facilities that was not previously analyzed, and no new mitigation measures are required.
Conclusion
The recreation impacts of the proposed Project would be consistent with the impacts identified for the 2006 General Plan Update, analyzed in the 2006 EIR. The proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects. In regard to Section 15162 of the State CEQA Guidelines, (1) no substantial changes are proposed as part of the proposed Project that would result in new significant effects or an increase in severity of previous effects; (2) no substantial changes in circumstances have occurred that would result in new significant effects; and (3) no new information has become known that was not previously known that would (a) create new significant impacts, (b) increase the severity of previously examined effects, or (c) determine that mitigation measures or alternatives previously found not to be feasible would, in fact, be feasible; or (4) introduce mitigation measures that are considerably different from those analyzed in the 2006 EIR. For these reasons, no major revisions to the recreation analysis provided in the 2006 EIR are required.
THE RITZ-CARLTON RESIDENCES 3-95
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
3.17 TRANSPORTATION
The following analysis summarizes the "Newport Beach Marriott Hotel and Spa - Revised Letter" (Trip Generation Memorandum), prepared for the Project by Pirzadeh Associates, Inc. (Pirzadeh), dated January 26, 2022 (Pirzadeh 2022). This technical memorandum is included in Appendix J of this Addendum.
3.17.1 2006 EIR
The 2006 EIR Transportation Study evaluated existing traffic conditions, future traffic conditions without implementation of the General Plan Update, and traffic conditions following implementation of the General Plan Update. The Transportation Study also analyzed the buildout scenarios, including Without Project (buildout of the then current General Plan); With Project (buildout of proposed General Plan Update); and General Plan Update without surrounding regional growth.
General Plan Circulation Element Policies CE 6.1.1., CE 6.1.2, CE 6.1.3, CE 6.2.1, CE 6.2.2, CE 6.2.3, CE 5.1.14, CE 5.1.15, CE 5.1.16, CE 5.2.1, and CE 5.2.2 encourage alternative modes of transportation, use of intelligent transportation systems, encourage enhancement and maintenance of public water transportation services and expanded public water transportation uses and land support facilities. In addition, improvements at some intersections have been limited to protect bicycle and pedestrian safety. The 2006 EIR concluded that impacts related to alternative transportation would be less than significant.
Additionally, the 2006 EIR concluded that impacts related to geometric design features would be less than significant. General Plan policies in the Circulation Element and the Land Use Element (CE 1.3.2, 2.2.1, 2.2.5) provide for maintaining and enhancing existing roadways, increasing safety of roadways, and balancing safety, quality of life and efficiency in the design of circulation and access. Compliance with General Plan policies would help reduce hazards due to design features. This impact would be less than significant.
Furthermore, the 2006 EIR found that impacts related to emergency access were less than significant. Projects would be required to meet all applicable local and State regulatory standards for adequate emergency access. General Plan policies related to disaster planning include measures for effective emergency response to natural or human -induced disasters that minimizes the loss of life and damage to property and reducing disruptions in the delivery of vital public and private services during and following a disaster. Therefore, the 2006 EIR concluded that with compliance with applicable regulatory standards and Municipal Code and Fire Code requirements regarding emergency access, impacts would be less than significant.
Mitigation Measures
No mitigation measures were required.
THE RITZ-CARLTON RESIDENCES 3-96
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
3.17.2 PROPOSED PROJECT IMPACT ANALYSIS
New More New Ability
No
Environmental Issues Significant Severe to
Substantial
Impact Impacts Substantially
Change
Reduce
From
Significant
Previous
Impact
Analysis
TRANSPORTATION - Would the project:
a) Conflict with a program plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities?
b) Would the project conflict or be inconsistent with CEQA Guidelines section 15064.31 subdivision (b)?
c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)?
d) Result in inadequate emergency access?
Would the project:
❑ ❑ ❑ Q
❑
❑
❑
Q
❑
❑
❑
Q
❑ ❑ ❑ Q
a) Conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? Project t Trip Generation
No Substantial Change from Previous Analysis. The Trip Generation Memorandum evaluated the anticipated trip generation for the proposed Project. In evaluating the trip generation for existing and future facilities, trip generation rates published in the latest edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual (11th Edition), were used. As shown in Table 3-11 below, the existing hotel generates 245 AM peak hour trips and 314 PM peak hour trips, and 4,251 average daily trips (ADT).
TABLE 3-11
TRIP GENERATION - EXISTING HOTEL
ITE #
Land Use
Description
Rooms
Peak Hour of Adjacent Street
AM
PM
ADT
Total
IN
OUT
Total
IN
OUT
310
Hotel
532
245
137
108
314
160
154
4,251
Source: Pirzadeh 2022.
Table 3-12, below, shows the anticipated trip generation for the proposed hotel branded residences based on multi -family housing high rise land use trip generation rate. The Project would generate 43 AM peak hour trips, 51 PM peak hour trips, and 722 average daily trips (ADTs).
THE RITZ-CARLTON RESIDENCES 3-97
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
TABLE 3-12
TRIP GENERATION - HOTEL BRANDED RESIDENCES
ITE #
Land Use Description
DU
Peak Hour of Adjacent Street
AM
PM
ADT
Total
IN
OUT
Total
IN
OUT
222
Multi -Family Housing
High Rise
159
43 15
28 51
28 23
722
Source: Pirzadeh 2022.
The anticipated trip generation for the combined existing hotel and the proposed hotel branded residences are shown in Table 3-13, below. As indicated, the combined scenario results in a total of 3,702 ADTs.
TABLE 3-13
TRIP GENERATION - EXISTING HOTEL AND HOTEL BRANDED RESIDENCES Land Use Description
Units/
Rooms
Peak Hour of Adjacent Street
AM
PM
Total
IN
OUT
Total
IN
OUT
ADT
Existing Hotel
373 rooms
172
96 76
220
112
108
2,980
Multi -Family Housing High Rise
159 du
43 15
28 51
28 23
722
Total
N/A
215
111
104
271
140
131
3,702
Source: Pirzadeh 2022.
Table 3-14 identifies the trip generation comparison between the existing hotel and proposed hotel branded residences. As shown in this table, the proposed residential development (159 units) with the redeveloped hotel rooms (373 rooms) would generate less trips (30 less AM peak hour trip, 43 less PM peak hour trips, and 549 fewer ADTs) and hence less traffic on the adjacent roadways, compared to the existing hotel with 532 hotel rooms.
TABLE 3-14
TRIP GENERATION - TRIP GENERATION COMPARISON
Land Use Description
Units/
Rooms
Peak Hour of Adjacent Street
AM
PM
Total
IN
OUT
Total
IN
OUT
ADT
Existing Hotel
532 rooms
245
137
108
314
160
154
4,251
Renovated Hotel / Hotel
Branded Residences
373 rooms
/ 159 du
215
111
104
271
140
131
3,702
Difference
N/A
-30
-26
-4
1 -43
-20
-23
-549
Source: Pirzadeh 2022.
THE RITZ-CARLTON RESIDENCES 3-98
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
Therefore, the proposed Project would not create a new significant traffic impact pertaining to conflict with a policy or program that was not previously analyzed, and no new mitigation measures are required.
Alternative Modes of Transportation
The Project site located within a fully developed and urbanized area of the City, where alternative modes of transportation (e.g., transit, bicycles) are highly encouraged and functional. The proposed hotel branded residences Project would have no impact pertaining to an applicable plan, ordinance, or policy supporting alternative transportation and associated facilities (e.g., bus stops, bicycle lanes and racks, and pedestrian trails).
The Project would not result in any impacts to the existing alternative transportation in the area, and additionally, it is anticipated that the Project would not result in increased demand for alternative transportation that is not already available in the area. Moreover, it is assumed that future residents of the proposed Project would not rely on public transportation as they would own their own vehicles. However, existing walkways and bicycle trails in the area would meet their recreation needs. Therefore, the proposed Project would not create a new significant impact pertaining to conflict with a policy or program that was not previously analyzed, and no new mitigation measures are required.
b) Would the project conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)?
No Substantial Change from Previous Analysis. On September 27, 2013, Senate Bill (SB) 743 was signed into law and started a process that would change transportation impact analysis as part of CEQA compliance. Accordingly, transportation analyses for CEQA require analysis of transportation impacts using vehicle miles traveled (VMT) metrics instead of level of service (LOS), which was previously the metric used for CEQA transportation analyses. On January 20, 2016, the Office of Planning and Research (OPR) released revisions to its proposed CEQA guidelines for the implementation of SB 743, and final review and rulemaking for the new guidelines were completed in December 2018. OPR allowed lead agencies an opt -in period to adopt the guidelines before the mandatory date adoption of July 1, 2020.
The City's Policy K-3, Implementation of Procedures for the California Environmental Quality Act, Item H, Vehicle Miles Traveled (VMT) Analysis Methodology, identifies that the City's VMT analysis methodology is supplemented by the City SB 743 VMT Implementation Guide, dated April 6, 2020. It further indicates that land use projects that meet one or more of the criteria provided in Subsection (2)(a) or (2)(b), would be considered to have a less than significant impact, and no further VMT analysis would be required. The proposed Project complies with criterion (2)(a)(v), which state: "The Land Use Project generates a net increase of 300 or less daily trips, utilizing the most current Institute of Transportation Engineers (ITE) Trip Generation Manual. Credit may apply for existing uses generating traffic on the site, as outlined in Chapter 15.40 (Traffic Phasing Ordinance) of the Newport Beach Municipal Code."
As discussed above under Threshold (a), Table 3-14 identifies the trip generation comparison between the existing hotel and proposed hotel branded residences. As shown in this table, the proposed residential development (159 units) with the redeveloped hotel rooms (373 rooms) THE RITZ-CARLTON RESIDENCES 3-99
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
would generate less trips (30 less AM peak hour trip, 43 less PM peak hour trips, and 549 fewer ADTs) and hence less traffic on the adjacent roadways, compared to the existing hotel with 532 hotel rooms. Thus, the proposed Project would not result in any increases in trips, and thus no VMT analysis is required for the Project.
As such, the Project would not conflict or be inconsistent with CEQA Guidelines Section 15064.3(b) of the State CEQA Guidelines. Therefore, the proposed Project would not create a new significant impact, and no new mitigation measures are required. c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses?
No Substantial Change from Previous Analysis. Consistent with the analysis in the 2006 EIR, the proposed Project site and immediate surrounding area do not contain any roadway or other design features, which could produce significant traffic hazards. For transportation purposes, onsite circulation for the hotel drop-off/pick-up and parking would not change. Residents and guests would be directed to a separate entrance on the south side of the property along Newport Center Drive. This driveway currently provides access from the existing parking structure and is gate -arm controlled. The new access would align with the existing intersection, which is across from Cucina Enoteca and Nordstrom at Fashion Island. The new access drive would direct vehicles to the new porte cochere and where valet service would direct cars into a new subterranean parking structure. Additionally, a new secondary driveway would be constructed along the southern boundary of the Project site providing service and fire access from Newport Center Drive along the western boundary of the property to the Event Lawn. None of these elements would result in a potential impact related to increase in hazards due to a design feature or incompatible uses. Additionally, consistency with the General Plan policies would help reduce hazards due to design features. Therefore, the proposed Project would not create a new significant impact pertaining to site geometry that was not previously analyzed, and no new mitigation measures are required.
d) Result in inadequate emergency access?
No Substantial Change from Previous Analysis. The 2006 EIR determined that the 2006 General Plan Update would result in no impacts regarding inadequate emergency access. Onsite circulation for the hotel drop-off/pick-up and parking would not change. Residents and guests of the hotel branded residences would be directed to a separate entrance on the south side of the property along Newport Center Drive. This driveway currently provides access from the existing parking structure and is gate -arm controlled. The new access would align with the existing intersection. As indicated above, a new secondary driveway would be constructed along the southern boundary of the Project site providing service and fire access from Newport Center Drive along the western boundary of the property to the Event Lawn. Consistent with the analysis in the 2006 EIR, the Project would meet all applicable local and State regulatory standards for adequate emergency access. Therefore, the Project would not create a new significant impact pertaining to emergency access that was not previously analyzed, and no new mitigation measures are required.
THE RITZ-CARLTON RESIDENCES 3-100
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
Conclusion
The transportation impacts of the proposed Project would be consistent with the impacts identified for the 2006 General Plan Update, analyzed in the 2006 EIR. The proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects. In regard to Section 15162 of the State CEQA Guidelines, (1) no substantial changes are proposed as part of the proposed Project that would result in new significant effects or an increase in severity of previous effects; (2) no substantial changes in circumstances have occurred that would result in new significant effects; and (3) no new information has become known that was not previously known that would (a) create new significant impacts, (b) increase the severity of previously examined effects, or (c) determine that mitigation measures or alternatives previously found not to be feasible would, in fact, be feasible; or (4) introduce mitigation measures that are considerably different from those analyzed in the 2006 EIR. For these reasons, no major revisions to the transportation analysis provided in the 2006 EIR are required.
THE RITZ-CARLTON RESIDENCES 3-101
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
3.18 TRIBAL CULTURAL RESOURCES
3.18.1 2006 EIR
The Tribal Cultural Resources Section was not included in the CEQA Appendix G Checklist at the time the 2006 EIR was adopted. This section was added to the checklist in September 2016 and reflects the requirements of Assembly Bill (AB) 52, requiring consultation with the Native American tribal governments on projects that were initiated on or after July 1, 2015. The 2006 General Plan Update was not subject to the requirements of AB 52, which is applicable only to a project that has a Notice of Preparation, a Negative Declaration, or MND filed on or after July 1, 2015. Thus, the 2006 EIR was not required to conduct AB 52 tribal consultation.
Although tribal cultural resources were not explicitly discussed in the 2006 EIR, cultural resources were addressed in Section 4.4 of the 2006 EIR and Section 3.5 of this Addendum Mitigation Measures
No mitigation measures were required.
3.18.2 PROPOSED PROJECT IMPACT ANALYSIS
New More New Ability
No
Environmental Issues Significant Severe to
Substantial
Impact Impacts Substantially
Change
Reduce
From
Significant
Previous
Impact
Analysis
TRIBAL CULTURAL RESOURCES - Would the project:
a) Would the project cause a substantial adverse change in the ❑ ❑ ❑ Q significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
i) Listed or eligible for listing in the California Register of ❑ ❑ ❑ Q Historical Resources, or in a local register of historical resources as defined in Public Resources Code section
5020.1(k), or
ii) A resource determined by the lead agency, in its ❑ ❑ ❑ Q discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native
American tribe.
Compliance with Assembly Bill (AB) 52 pertaining to Native American Tribal Consultation is required for projects with publicly circulated CEQA documents, such as FIRS, MNDs, or NDs filed THE RITZ-CARLTON RESIDENCES 3-102
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
on or after July 1, 2015. The present Addendum does not require circulation for public review; thus, discussion of the tribal consultation process and analysis of impacts to tribal cultural resources is not required here. However, for informational purposes, an analysis is provided below.
Would the Project:
Cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
a) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code Section 5020.1(k)?
No Substantial Change from Previous Analysis. The Project site is within an existing hotel resort complex, which includes hotel buildings, accessory uses, and amenities. The overall site has been disturbed, even prior to implementation of the 2006 General Plan Update. As discussed above in Section 3.5, Cultural Resources, of this Addendum, although the Project site has been previously disturbed, the area is potentially sensitive for archaeological and tribal cultural resources. The Project would be required to comply with City Council Policy K-5, which requires preservation of significant archeological and tribal cultural resources. Compliance with General Plan Policy HR 2.1 and Policy NR 18.1 would require that any new development protect and preserve archaeological and tribal resources from destruction, and that potential impacts to such resources be avoided and minimized through planning policies and permit conditions. As such, compliance with these regulations would ensure impacts to archaeological resources remain less than significant. Therefore, no new significant impacts that were not previously identified in the 2006 EIR would result that would require a new mitigation measure. b) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1? In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe.
No Substantial Change from Previous Analysis. Consistent with the findings of the 2006 EIR, there is no indication that there are burials present at the Project site, and it is unlikely that human remains would be discovered during Project development. As discussed above in Section
3.5, Cultural Resources, although the potential for the proposed Project -related grading to have significant impacts on archaeological and paleontological resources is considered low, the proposed construction activities could potentially disturb native soils, and therefore, archaeological or tribal cultural resources may be uncovered at the site. In the event that archaeological and/or tribal cultural resources are discovered during grading activities, the California Health and Safety Code Section 7050.5, CEQA Section 15064.5, and the California Public Resources Code Section 5097.98 describe procedures for monitoring and protocols to be followed in the event that archaeological and/or tribal cultural resources are discovered during THE RITZ-CARLTON RESIDENCES 3-103
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
construction activities. Therefore, the Project would not create a new significant impact pertaining to archaeological resources and disruption of human remains, that was not previously analyzed, and no new mitigation measures are required.
Conclusion
The tribal cultural resources impacts of the proposed Project would be consistent with the cultural resources impacts identified for the 2006 General Plan Update, analyzed in the 2006 EIR.
The proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects. In regard to Section 15162 of the State CEQA Guidelines, (1) no substantial changes are proposed as part of the proposed Project that would result in new significant effects or an increase in severity of previous effects; (2) no substantial changes in circumstances have occurred that would result in new significant effects; and (3) no new information has become known that was not previously known that would (a) create new significant impacts, (b) increase the severity of previously examined effects, or (c) determine that mitigation measures or alternatives previously found not to be feasible would, in fact, be feasible; or (4) introduce mitigation measures that are considerably different from those analyzed in the 2006 EIR. For these reasons, no major revisions to the tribal cultural resources analysis provided in the 2006 EIR are required.
THE RITZ-CARLTON RESIDENCES 3-104
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
3.19 UTILITIES AND SERVICE SYSTEMS
Information in this section is derived from the "Sewer Analysis Report, The Ritz -Carlton Residences Newport Beach, Newport Beach, CA" (Sewer Report) and "Water Demand Report, The Ritz -Carlton Residences Newport Beach, Newport Beach, CA" (Water Report), both prepared for the Project by Fuscoe Engineering (Fuscoe), dated December 2021 (Fuscoe 2021a and 2021b). The Sewer and Water Reports are included in Appendices E-1 and E-2, respectively.
3.19.1 2006 EIR
Water
The City's surface water suppliers are the City, the Mesa Consolidated Water District (MCWD), and the Irvine Ranch Water District (IRWD), which source their imported water from the Municipal Water District of Orange County (MWDOC). The 2006 EIR concluded that the City's three water suppliers would have enough capacity to serve General Plan development and that no relocation or expansion of water facilities is required. Impacts would be less than significant.
All of service providers used groundwater and recycled water to supplement their supply.
MWDOC indicated that its 2030 projected availability of imported water supply would exceed the 2030 projected regionwide demand for imported water supply by at least 155,000 acre-feet.
Therefore, MWDOC would be able to meet 100 percent of the City's imported water needs through 2030.
According to the City of Newport Beach's 2005 Urban Water Management Plan referenced in the 2006 EIR, water supplies would continue to meet the City's imported water needs until year 2030. 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. The water supply impact associated with the City's water service boundaries within the Newport Center/Fashion Island Area was determined to be less than significant.
Wastewater
The 2006 EIR concluded that implementation of the General Plan would produce an additional
4.12 million gallons per day (mgd) of wastewater. The additional wastewater would be treated at Orange County Sanitation District (OCSD) Reclamation Plants Nos. 1 and 2. Reclamation Plant No.1 had a capacity of 174 mgd and treated an average flow of 90 mgd, approximately 52 percent of its design capacity. Reclamation Plant No. 2 had a capacity of 276 mgd and treated an average of 153 mgd, approximately 55 percent of its design capacity. The additional 4.12 mgd from buildout of the General Plan was determined to be nominal compared to the capacities of the two plants. In addition, policies within the General Plan require adequate wastewater facilities and conveyance systems to be available to the City residents through renovations, installations, and improvements when needed. Impacts were determined to be less than significant.
THE RITZ-CARLTON RESIDENCES 3-105
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
Storm Drainage
The 2006 EIR concluded that impacts to the City's storm drainage system would be less than significant. Since the City of Newport Beach is almost entirely built out, development would occur only in areas with existing storm drainage infrastructure. The Orange County Drainage Area Management Plan would require new developments to create and implement a Water Quality Management Plan (WQMP), which would ensure pollutant discharges are reduced to the maximum extent practicable and do not exceed existing storm drainage capacities. Therefore, any additional stormwater runoff would not exceed storm drainage capacities, and impacts were determined to be less than significant.
Solid Waste
The 2006 EIR found that impacts on existing solid waste facilities from project -generated solid waste were less than significant. Development would result in additional solid waste to be disposed of at the Frank R. Bowerman Sanitary Landfill. Based on the landfill's 16-year lifespan and remaining capacity of approximately 44.6 million tons (at the time the previous EIR was prepared), the increase in solid waste was considered less than significant.
The 2006 EIR concluded that no impacts would occur related to compliance with federal, State, and local regulations. AB 939, the Integrated Waste Management Act of 1989 (PRC Section 40000 et seq.) required all local governments to develop source reduction, reuse, recycling, and composting programs to reduce tonnage of solid waste that would be diverted to landfills. Cities were required to divert at least 50 percent of all solid waste generated by January 1, 2000.
AB 1327, the California Solid Waste Reuse and Recycling Access Act of 1991 (PRC Section 42900 et seq.), required the California Integrated Waste Management Board to develop a model ordinance requiring adequate areas for the collection and loading of recyclable materials in development projects. Local agencies were then required to adopt and enforce either the model ordinance or an ordinance of their own by September 1, 1993. Chapter 6.06 of Newport Beach Municipal Code (NBMC) includes waste recycling requirements in conformance with AB 1327.
The City consistently diverts 50 percent or more of solid waste; therefore, the City is in compliance with this legislation.
Mitigation Measures
No mitigation measures were required.
THE RITZ-CARLTON RESIDENCES 3-106
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
3.19.2 PROPOSED PROJECT IMPACT ANALYSIS
Environmental Issues
New
Significant
Impact
More
Severe
Impacts
New Ability
to
Substantially
Reduce
Significant
Impact
No
Substantial
Change
From
Previous
Analysis
UTILITIES AND SERVICE SYSTEMS - Would the project:
a)
Require or result in the relocation or construction of new or ❑
❑
❑
Q
expanded water, or wastewater treatment or storm water
drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects?
b)
Have sufficient water supplies available to serve the project and ❑
❑
❑
Q
reasonably foreseeable future development during normal, dry and multiple dry years?
c)
Result in a determination by the wastewater treatment provider ❑
❑
❑
Q
which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments?
d)
Generate solid waste in excess of State or local standards, or in ❑
❑
❑
Q
excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals?
e)
Comply with federal, state, and local management and reduction ❑
❑
❑
Q
statutes and regulations related to solid waste?
Would the Project.
a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects?
No Substantial Change from Previous Analysis.
Water
The proposed Project consists of 159 hotel -branded residences, representing approximately 30 percent of the total units the VEA Newport Beach, A Marriott Resort and Spa. The proposed Project would at connect to existing water mains (i.e., existing 12-inch water main on Newport Center Drive) that are serviced by the City of Newport Beach. The City has indicated that there is adequate water capacity to serve the proposed Project. Therefore, the Project would not result in a new significant impact related to new or expanded water facilities, that was not previously identified, and no mitigation is required.
THE RITZ-CARLTON RESIDENCES 3-107
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
Wastewater
The following wastewater analysis is derived from the Sewer Report, prepared by Fuscoe for the Project. According to the Sewer Report, wastewater from the site currently discharges to the City's public sewer system through two 8-inch sewer laterals on the east side of the Project site.
The laterals connect to the existing 10-inch sewer main in Newport Center Drive. The existing manhole loading with flow generation is summarized in Table 3-15, Existing Condition Peak Wastewater Flows, and the existing and proposed flow increases are presented in Table 3-16, Existing Sewer with Proposed Condition Flows. The calculations and results presented in the Sewer Report demonstrate that the existing sewer system would not be adversely impacted by the wastewater flows associated with the proposed Project.
TABLE 3-15
EXISTING CONDITION PEAK WASTEWATER FLOWS
Manhole
Pipe
Peak Flow
Peak Flow
Flow Depth
Percent -
Number
Street
Size/Slope
(gpm)
(cfs)
(inches)
Full
K19_046
Newport Center Drive
10-inch
151.08
0.337
2.9-inch
29%
S=0.88 /o
(outflow)
(outflow)
(Calibrated)
Gpm: gallons per minute cfs: cubic feet per second
Source: Fuscoe 2021b
TABLE 3-16
EXISTING SEWER WITH PROPOSED CONDITION FLOWS
Existing
Project
Proposed
Proposed
Peak
Peak
Flow in
Flow
Proposed
Manhole
Pipe
Flow
Flow
Pipe
Depth
Percent
Number
Street
Size/Slope
(cfs)
(cfs)
(cfs)
(inches)
Full
K19 046
Newport
10-inch
0.337
0.161
0.498
3.52 35.2%
-
Center Drive
S=0.88%
Gpm: gallons per minute cfs: cubic feet per second
Source: Fuscoe 2021b
The Sewer Report shows that the existing 10-inch sewer main in Newport Center Drive is currently at 29 percent -full for the existing peak wastewater flows. The proposed development would connect to the existing 8-inch laterals and discharge into the 10-inch sewer main. The flow depth of the existing public sewer system with the proposed conditions would be at 35.2 percent - full and would be in compliance with the City of Newport Beach Design Criteria. Therefore, no sewer upgrades would be required to accommodate the proposed Project. Therefore, the Project would not result in a new significant impact related to wastewater treatment, that was not previously identified, and no mitigation is required.
Storm Water Drainage
Development of the proposed Project would alter the on -site drainage patterns with the development of the new building, parking structures, and associated site improvements.
THE RITZ-CARLTON RESIDENCES 3-108
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
However, the proposed Project, similar to other projects developed pursuant to the General Plan, would be required to implement a WQMP. The WQMP would reduce discharge of stormwater into urban runoff from the operational phase by managing site runoff volumes and flow rates through application of appropriate best management practices. BMPs would be designed in accordance with the NPDES requirements. Any drainage facilities would also be designed in accordance with Section 19.28.080 of NBMC. Therefore, stormwater runoff expected at buildout of the proposed Project would not exceed existing storm drainage capacities, and impacts would be less than significant.
As discussed under Section 3.10, Hydrology and Water Quality, the existing drainage pattern is generally from north to south, toward the roadways to the east, and the golf course to the west.
The intersection of Santa Barbara Drive and Newport Center Drive represents a high point in the adjacent roadways, with drainage on Santa Barbara Drive flowing northwesterly, and drainage on Newport Center Drive flowing southerly, following the easterly frontage from the property.
There are existing City of Newport Beach Storm Drain facilities that accept drainage from site frontage and onsite area drain systems.
Under proposed conditions, runoff would flow similar to the existing conditions. An area drain system would collect runoff within the Project area and direct low flows to one of three Modular Wetland Systems (MWS) for water quality treatment. High flows would bypass the biotreatment system and exit the site. Flows would comingle with offsite runoff from the Newport Beach Marriot Hotel and Spa. The biotreatment units would be sized for both off -site and on -site flows.
Most flows would travel to the southeast corner of the site, connecting to an existing storm drain system that ties into an 18-inch storm drain that connects to the existing 42-inch storm drainpipe along Newport Center Drive. A small portion of runoff (approximately 0.08 acre) would exit the site to the west and drain to the adjacent golf course. Runoff from the proposed parking structure (approximately 0.74 acre) would drain easterly and outlet through a curb drain before entering a catch basin and joining the 42-inch storm drain along Newport Center Drive. After traveling along Newport Center Drive, flows eventually enter Lower Newport Bay and the Pacific Ocean.
Therefore, the Project would not result in a new significant impact related to storm water drainage, that was not previously identified, and no mitigation is required.
Electric Power
Southern California Edison (SCE) currently provides electricity to the City of Newport Beach, including the Project site (SCE 2022). The service would be provided in accordance with SCE's policies and extension rules on file with the California Public Utilities Commission (CPUC).
Therefore, the Project would not result in a new significant impact related to electrical service, that was not previously identified, and no new mitigation is required.
Natural Gas
The Southern California Gas Company (SCGC) currently provides natural gas service to the City of Newport Beach, including the Project site (SCGC 2022). The service would be provided in accordance with SCGC's policies and extension rules on file with the CPUC. Therefore, the Project would not result in a new significant impact related to natural gas service, that was not previously identified, and no new mitigation is required.
THE RITZ-CARLTON RESIDENCES 3-109
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
Telecommunications
Telecommunications are provided by Spectrum, Cox, and Google Fiber. Local telecommunications companies operate and maintain transmission and distribution infrastructure in the Project area. Therefore, the Project would not result in a new significant impact related to telecommunications facilities, that was not previously identified, and no new mitigation is required.
b) Have sufficient water supplies available to serve the Project and reasonably foreseeable future development during normal, dry and multiple years? No Substantial Change from Previous Analysis. According to the Water Report, water for domestic service and fire protection is provided to the property by the City of Newport Beach.
There is an existing 12-inch asbestos cement pipe (ACP) waterline and two fire hydrants fronting the Project site along Newport Center Drive. Based on the City's GIS mapping system, there are no existing recycled water lines in the vicinity of the Project site. The existing water demand for the Project site is 136 acre-feet per year (afy), and the proposed water demand would be 187 afy, which means, the development of the proposed hotel branded residences would result in the additional demand of 51 afy. No additional hydrants would be required. The 2020 UWMP found that the City's supply capabilities are expected to balance anticipated total water use and supply and 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, including the Project, and its associated water demands. Therefore, the Project would not result in a new significant impact related to water supplies, that was not previously identified, and no new mitigation is required. c) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? No Substantial Change from Previous Analysis. As stated previously, the incremental increase in wastewater generated by the proposed Project could be accommodated by OCSD's treatment plants. The City requires NPDES permits, which set limits on allowable concentrations in any wastewater discharge. The City's Municipal Code also requires dwelling units and commercial uses to connect to the City's public sewer network and prohibits certain polluting substances from being discharged into a public sewer. The proposed Project, similar to developments in accordance with the General Plan, would be required to comply with all provisions of the NPDES program and the NBMC and would not exceed wastewater treatment requirements. Therefore, the Project would not create a new significant impact pertaining to wastewater treatment that was not previously analyzed, and no new mitigation measures are required. d) Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals?
No Substantial Change from Previous Analysis. The Frank R. Bowerman Landfill has a maximum permitted disposal of 11,500 tons per day. The landfill has a remaining capacity of 205,000,000 cubic yards with a closure date of December 31, 2053 (CalRecycle 2022). As THE RITZ-CARLTON RESIDENCES 3-110
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
identified in Table 3-16, Estimated Solid Waste Generation, the proposed Project would generate approximately 1,019 pounds of solid waste per day (1 ton per day or 365 tons/year). The estimated refuse generation for the Project is less than 0.01 percent of the landfill's annual tons per day average. The proposed Project's development intensity is consistent with the City's development assumptions, which are used by the County of Orange in their long-term planning for landfill capacity. The County's landfill system has capacity in excess of the required 15-year threshold established by the California Department of Resources Recycling and Recovery. Based on the remaining capacity of the Bowerman Landfill and the County's long-term planning programs required to meet CalRecycle requirements, there would be adequate waste disposal capacity within the permitted County's landfill system to meet the needs of the proposed Project.
Therefore, the Project would not create a new significant impact pertaining to solid waste disposal that was not previously analyzed, and no new mitigation measures are required.
TABLE 3-17
ESTIMATED SOLID WASTE GENERATION
Units/Square Feet (st)
Solid Waste
Generation Rate
Solid Waste Generation
159 units: multi -family residential
6.41 lbs/unit/day
1,019.19 lbs/day
Total
1,019.19 lbs/day (365 tons/yr)
Source: Newport Beach 2006.
The proposed Project, similar to other projects developed pursuant to the General Plan, would comply with the California Green Building Standards and AB 341. The 2019 California Green Building Standards Code requires that at least 65 percent of the nonhazardous construction and demolition waste from residential construction be recycled and/or salvaged for reuse. AB 341 mandates a statewide solid waste diversion rate of 75 percent by 2020. Therefore, the Project would not create a new significant impact pertaining to solid waste reduction goals that was not previously analyzed, and no new mitigation measures are required. e) Comply with federal, state, and local management and reduction statutes and regulations related to solid waste?
No Substantial Change from Previous Analysis. Compliance with AB 939 is measured for each jurisdiction, in part, as actual disposal amounts compared to target disposal amounts. Target disposal rates for the City are 9.6 pounds per day (ppd) per resident. Actual disposal rates in 2018 were 6.9 ppd per resident. Therefore, solid waste diversion in Newport Beach is consistent with AB 939, thus the Project's solid waste generation would be consistent with AB 939 and AB 1327. The proposed Project, similar to all projects, is required to recycle construction waste in compliance with the 2019 California Green Building Code, store and collect recyclable materials in compliance with AB 341 and handle green waste in accordance with AB 1826. Therefore, the proposed Project would not create a new significant impact pertaining to solid waste regulations that was not previously analyzed, and no new mitigation measures are required.
THE RITZ-CARLTON RESIDENCES 3-111
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
Conclusion
The utilities and service systems impacts of the proposed Project would be consistent with the impacts identified for the 2006 General Plan Update, analyzed in the 2006 EIR. The proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects. In regard to Section 15162 of the State CEQA Guidelines, (1) no substantial changes are proposed as part of the proposed Project that would result in new significant effects or an increase in severity of previous effects; (2) no substantial changes in circumstances have occurred that would result in new significant effects; and (3) no new information has become known that was not previously known that would (a) create new significant impacts, (b) increase the severity of previously examined effects, or (c) determine that mitigation measures or alternatives previously found not to be feasible would, in fact, be feasible; or (4) introduce mitigation measures that are considerably different from those analyzed in the 2006 EIR. For these reasons, no major revisions to the utilities and service systems analysis provided in the 2006 EIR are required.
THE RITZ-CARLTON RESIDENCES 3-112
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
3.20 WILDFIRE
3.20.1 2006 EIR
Effective December 28, 2018, the State adopted amendments to the State CEQA Guidelines requiring the analysis and mitigation of wildfire as a separate topic in CEQA documents. The 2006 EIR was adopted prior to the 2018 State CEQA Guidelines amendments, and as such, responses to wildfire as a separate topic was not addressed.
However, the 2006 EIR addressed exposure of structures to a significant risk of loss, injury or death involving wildland fires, in Section 4.6, Hazards and Hazardous Materials. According to the 2006 EIR, the City defines a wildland fire hazard area as any geographic area that contains the type and condition of vegetation, topography, weather, and structure density that potentially increases the possibility of wildland fires. The eastern portion of the City and surrounding areas to the north, east, and southeast include grass- and brush -covered hillsides with significant topographic relief that facilitate the rapid spread of fire, especially if fanned by coastal breezes or Santa Ana winds. The 2006 EIR noted that while implementation of the proposed General Plan Update could result in development in urbanized areas adjacent to or intermixed with wildlands, thereby exposing people or structures to risks involving wildland fires, this impact would be less than significant.
Mitigation Measures
No mitigation measures were required.
3.20.2 PROPOSED PROJECT IMPACT ANALYSIS
New More New Ability
No
Environmental Issues Significant Severe to
Substantial
Impact Impacts Substantially
Change
Reduce
From
Significant
Previous
Impact
Analysis
WILDFIRE- If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project:
a)
Substantially impair an adopted emergency response plan or ❑
❑
❑
Q
emergency evacuation plan?
b)
Due to slope, prevailing winds, and other factors, exacerbate ❑
❑
❑
Q
wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?
c)
Require the installation or maintenance of associated
❑
❑
❑
Q
infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment?
d)
Expose people or structures to significant risks, including ❑
❑
❑
[J�
downslope or downstream flooding or landslides, as a result of runoff, post -fire slope instability, or drainage changes? THE RITZ-CARLTON RESIDENCES 3-113
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the Project:
a) Substantially impair an adopted emergency response plan or emergency evacuation plan?
No Substantial Change from Previous Analysis. The proposed Project is not within a State responsibility area or designated Very High Fire Hazard Severity Zones (VHFHSZ), as defined by the California Department of Forestry and Fire Prevention (CAL FIRE). The nearest Local Responsibility Area (LRA)-designated VHFHSZ is located 1.45 miles southeast of the Project site, within the hillside and open space areas within the City (CAL FIRE 2011).
Temporary lane closures on adjacent streets may be required during the short-term construction period. However, Project construction would not involve full closure of any public roadway during construction. Additionally, because Checklist Response thresholds 3.20a through 3.20d apply only to those projects that are "located in or near state responsibility areas or lands classified as very high fire hazard severity zones", no impacts related to these thresholds would occur, and no mitigation is required. Therefore, the Project would not create a new significant impact to emergency response plans or emergency evacuation plans, and no new mitigation measures are required.
b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?
No Substantial Change from Previous Analysis. The Project site is in a highly urbanized area of the City, and there are no large, undeveloped areas and/or steep slopes on or near the site that would exacerbate fire risks such that would expose the Project and its occupants to wildfire related hazards. The site and the surrounding areas are not located in designated VHFHSZ, as identified by CAL FIRE. Rather, the site is within a Non-VHFHSZ area. Therefore, the Project is not expected to exacerbate wildfire risks and create pollutants associated with wildfire or uncontrolled spread of wildfire. Additionally, because Checklist Response thresholds 3.20a through 3.20d apply only to those projects that are "located in or near state responsibility areas or lands classified as very high fire hazard severity zones", the Project would not create a new significant impact pertaining to exacerbation of fire risks, and no new mitigation measures are required.
c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment?
No Substantial Change from Previous Analysis. As previously described, the proposed Project is not within a designated VHFHSZ as defined by CAL FIRE. The site is located in a highly urbanized area and surrounded by developed land on all sides. All proposed structures would be constructed to meet current building and fire codes. Implementation of the proposed Project and maintenance of associated infrastructure would not exacerbate fire risk such that would result in a significant temporary or ongoing impact. Additionally, because Checklist Response THE RITZ-CARLTON RESIDENCES 3-114
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
thresholds 3.20a through 3.20d apply only to those projects that are "located in or near state responsibility areas or lands classified as very high fire hazard severity zones", the Project would not create a new significant impact pertaining to installation or maintenance of associated infrastructure that may exacerbate fire risk, and no new mitigation measures are required. d) Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post fire slope instability, or drainage changes?
No Substantial Change from Previous Analysis. As previously described, the proposed Project is not within a designated VHFHSZ as defined by CAL FIRE. The Project is in a highly urbanized area that is in a generally flat topographical area away from downslope or landslide areas.
Specifically, implementation of the Project would not expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post -fire slope instability, or drainage changes. Additionally, Checklist Response thresholds 3.20a through
3.20d apply only to those projects that are "located in or near state responsibility areas or lands classified as very high fire hazard severity zones". Therefore, the Project would not create a new significant impact pertaining to exposure or people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post -fire slope instability, or drainage changes, and no new mitigation measures are required.
Conclusion
The wildfire impacts of the proposed Project would be consistent with the impacts identified for the 2006 General Plan Update, analyzed in the 2006 EIR. The proposed Project would not create a new significant impact or a substantial increase in the severity of previously identified effects.
In regard to Section 15162 of the State CEQA Guidelines, (1) no substantial changes are proposed as part of the proposed Project that would result in new significant effects or an increase in severity of previous effects; (2) no substantial changes in circumstances have occurred that would result in new significant effects; and (3) no new information has become known that was not previously known that would (a) create new significant impacts, (b) increase the severity of previously examined effects, or (c) determine that mitigation measures or alternatives previously found not to be feasible would, in fact, be feasible; or (4) introduce mitigation measures that are considerably different from those analyzed in the 2006 EIR. For these reasons, no major revisions to the wildfire analysis provided in the 2006 EIR are required.
THE RITZ-CARLTON RESIDENCES 3-115
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Environmental Checklist
This page intentionally left blank
THE RITZ-CARLTON RESIDENCES 3-116
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
4.0 CONCLUSIONS
Based on the analysis provided in this Addendum, there is substantial evidence to determine that (1) the proposed Project does not represent a substantial change from the previously approved project evaluated in the 2006 EIR; (2) no substantial changes have occurred with respect to the circumstances under which the proposed Project is undertaken; and (3) the proposed Project has not introduced new information of substantial importance that was not previously known.
The proposed Project would not have any new or substantially more severe impacts than what was evaluated in the 2006 EIR. No new Mitigation Measures are recommended in addition to those adopted at the time the 2006 EIR was certified that would further reduce Project impacts.
The 2006 EIR, when considered in conjunction with this Addendum, provides adequate documentation, pursuant to the CEQA for the Project.
THE RITZ-CARLTON RESIDENCES 4-1
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
Conclusions
This page intentionally left blank
THE RITZ-CARLTON RESIDENCES 4-2
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
5.0 REFERENCES
Airport Land Use Commission (ALUC). 2008 (April 17, Amended). Airport Environs Land Use Plan for John Wayne Airport.
California Air Resources Board (CARB). 2019 (August, last updated). Maps of State Area Designations. Sacramento, CA: CARB.
https://ww2.arb.ca.gov/resources/documents/maps-state-and-federal-area- designations.
---. 2018 (October, last updated). Maps of Federal Area Designations. Sacramento, CA: CARB. https://ww2.arb.ca.gov/resources/documents/maps-state-and-federal-area- designations.
California Department of Forestry and Fire Prevention (CAL FIRE). 2011 (October). Newport Beach —Very High Fire Hazard Severity Zones in LRA as Recommended by CAL FIRE.
Sacramento, CA: CAL FIRE.
https://osfm.fire.ca.gov/media/5891/c30_newportbeach_vhfhsz.pdf .
California Department of Transportation (Caltrans). 2022 (February 8, last accessed). California State Scenic Highway System Map - ArcGIS Online. Sacramento, CA: Caltrans. https://www.arcgis.com/apps/webappviewer/index.html?id=465dfd3d807c46cc8e80 57116f1aacaa.
CalRecycle. 2022 (March 7, date accessed). SWIS Facility/Site Activity Details: Frank R.
Bowerman Sanitary LF (30-AB-0360).
https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2 767?siteI D=2103.
EBI Consulting. 2020 (September 8). Phase I Environmental Site Assessment, Marriott Newport Beach, 900 Newport Center Drive, Newport Beach, California 92660, EBI Project No.
I320000294. Burlington, MA: EBI.
Environmental Science Associates (ESA). 2022a (January 26). The Ritz -Carlton Residences - Biological Resources Technical Memorandum. Irvine, CA: ESA. Appendix B. ---. 2022b (January 2022). CONFIDENTIAL —NOT FOR PUBLIC DISTRIBUTION —Newport Center Project, Newport Beach, California, Cultural Resources Assessment Report.
Pasadena, CA: ESA.
---. 2022c (January 2022). Final 900 Newport Center Drive, Newport Beach, California — Historic Resource Assessment. Los Angeles, CA: ESA.
---. 2022d (January 2022). Confidential Paleontological Resources Assessment for the Newport Center Project; City of Newport Beach, Orange County, California. Irvine, CA:
ESA.
THE RITZ-CARLTON RESIDENCES 5-1
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
References
Fuscoe Engineering. 2021a. Preliminary Water Quality Management Plan (WQMP), Ritz -Carlton Residences, Newport Beach, California. Irvine, CA: Fuscoe. ---. 2021b. Preliminary Hydrology Report, The Ritz -Carlton Residences Newport Beach, Newport Beach, California. Irvine, CA: Fuscoe.
---. 2021c. Sewer Analysis, The Ritz -Carlton Residences Newport Beach, Newport Beach, California. Irvine, CA: Fuscoe.
2021d. Water Demand Report, The Ritz -Carlton Residences Newport Beach, Newport Beach, California. Irvine, CA: Fuscoe.
Larry Seeman Associates (LSA). 2022a (February 8). Air Quality and Greenhouse Gas Analysis — The Ritz -Carlton Residences Project, Newport Beach, California. Clovis, CA: LSA.
Appendix A of this Addendum.
2022b (February 8). Energy Report —The Ritz -Carlton Residences Project, Newport Beach, California. Clovis, CA: LSA. Appendix D of this Addendum. ---. 2022c (February 8). Noise and Vibration Impact Analysis —The Ritz -Carlton Residences Project, Newport Beach, California. Irvine, CA: LSA. Appendix J of this Addendum.
Newport Beach, City of. 2022 (January 26, last accessed). Emergency Medical Services. Newport Beach, CA: the City. https://www.newportbeachca.gov/government/departments/fire- department/emergency- me di cal- services - division.
2015. North Newport Center Planned Community Development Plan. Newport Beach, CA: City of Newport Beach.
---. 2006. City of Newport Beach General Plan. Newport Beach, CA: City of Newport Beach. https://www.newportbeachca.gov/government/departments/community- development/planning-division/general-plan-codes-and-regulations/general-plan.
Newport Beach Public Library (NBPL). 2022 (January 27, last accessed). Central Library.
Newport Beach, CA: the City. https://www.newportbeachlibrary.org/about/hours-and- locations/central-library.
NMG Geotechnical, Inc. 2022 (January 19). Preliminary Geotechnical Exploration and Plan for the Ritz -Carlton Residences Tower and Parking Structures at 900 Newport Center Drive, Vesting Tentative Tract Map No. 19222, City of Newport Beach, California. Irvine, CA:
NMG.
Pirzadeh Associates, Inc. 2022 (January 26.) Newport Beach Marriott Hotel and Spa - Revised Letter. Irvine, CA: Pirzadeh.
South Coast Air Quality Management District (SCAQMD). 2022 (February 25, last accessed). Fact Sheet for Applying CaIEEMod to Localized Significance Thresholds. Diamond Bar, CA:
SCAQMD. http://www.agmd.gov/docs/default-source/ceqa/handbook/localized- significance-thresholds/caleemod-guidance.pdf.
THE RITZ-CARLTON RESIDENCES 5-2
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
References
2019 (April, Revision). SCAQMD Air Quality Significance Thresholds. Diamond Bar, CA:
SCAQMD. http://www.agmd.gov/docs/default-source/ceqa/handbook/scaqmd-air- quality-significance-thresholds.pdPsfvrsn=2.
2017. Air Quality Management Plan (AQMP). Diamond Bar, CA: SCAQMD. http://www.agmd.gov/home/air-quality/clean-air-plans/air-quality-mgt-plan . ---. 2016 (February). National Ambient Air Quality Standards (NAAQS) and California Ambient Air Quality Standards (CAAQS) Attainment Status for South Coast Air Basin.
Diamond Bar, CA: SCAQMD. http://www.agmd.gov/docs/default-source/clean-air- plans/air-quality-management-plans/naags-caags-feb2016.pdf?sfvrsn=2. 2010 (September 28). Minutes for the GHG Significance Threshold Stakeholder Working Group #15. Diamond Bar, CA: SCAQMD.
---. 2009. Localized Significance Thresholds. Diamond Bar, CA: SCAQMD. http://www.agmd.gov/home/rules-compliance/ceqa/air-quality-analysis- handbook/localized-significance-thresholds
Southern California Edison (SCE). 2022 (March 8, date accessed). Our Service Territory. SCE Territory Map I Leadership I Who We Are I About Us I Home - SCE. Rosemead, CA: SCE.
Southern California Gas Company (SCGC). 2022 (March 8, date accessed). Company Profile. http://www.socalgas.com/about-us/company-info.shtml . San Diego, CA: SCGC.
U.S. Environmental Protection Agency (USEPA). 2014 (December 9). Clean Data Determination for 1997 PM2.5 Standards; California —South Coast; Applicability of Clean Air Act Requirements. Federal Register 79(236): 72999-73007. Washington, D.C.: USEPA. http://www.gpo.gov/fdsys/pkg/FR-2014-12-09/pdf/2014-28709.pdf#page=l .
U.S. Geological Survey (USGS). 2021 (November 30, last accessed). Areas of Land Subsidence in California. Washington, DC: USGS.
https://ca.water.usgs.gov/land-subsidence/california-subsidence-areas.html THE RITZ-CARLTON RESIDENCES 5-3
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
References
This page intentionally left blank
THE RITZ-CARLTON RESIDENCES 5-4
ADDENDUM TO THE CITY OF NEWPORT BEACH GENERAL PLAN UPDATE PEIR
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
MVE + PARTNERS
1900 MAIN STREET, SUITE 800
IRVINE, CA 92614
PHONE: 949.809.3388
BURTON LANDSCAPE STUDIO
307 S CEDROS AVE
SOLANA BEACH, CA 92075
PHONE: 858.794.7204
THE RIT =CAR TON RESIDENCES
NEWPORT BEACH
FUSCOE ENGINEERING
16795 VON KARMAN, SUITE 100
IRVINE, CA 92606
PHONE: 949.474.1960
SITE DEVELOPMENT
REVIEW
A0.0
COVER SHEET
Site Development Review
04/26/2022
PROJECT INFORMATION
SHEET INDEX
SITE ADDRESS:
900 NEWPORT CENTER DR
NEWPORT BEACH, CA 92660
CONTACT
OWNERSHIP
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
CONTACT: KEVIN MARTIN
PHONE: 949.838.1274
ARCHITECT
MVE+PARTNERS
1900 MAIN STREET, SUITE 800
IRVINE, CA 92614
CONTACT: PIETER BERGER
PHONE: 949.809.3388
LEGAL DESCRIPTION
LANDSCAPE
BURTON
307 S CEDROS AVE
SOLANA BEACH, CA 92075
CONTACT: MATT UYEDA
PHONE: 858.794.7204
CIVIL
FUSCOE
16795 VON KARMAN, SUITE 100
IRVINE, CA 92606
CONTACT: JOHN OLIVIER
PHONE: 949.474.1960
PARCEL 2, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP 2004-225 FILED IN BOOK 361, PAGES 1, 2 AND 3 OF PARCEL MAPS, IN THE OFFICE OF THE
COUNTY RECORDER OF SAID COUNTY, AS MODIFIED BY THE PARCEL MAP CERTIFICATE OF CORRECTION RECORDED APRIL 23, 2008 AS INSTRUMENT NO. 2008-190230 OF OFFICIAL RECORDS.
EXCEPT ANY AND ALL OIL, OIL RIGHTS, MINERALS, MINERAL RIGHTS,
NATURAL GAS RIGHTS, AND OTHER HYDROCARBONS BY WHATSOEVER
NAME KNOWN, GEOTHERMAL STEAM, AND ALL PRODUCTS DERIVED
FROM ANY OF THE FOREGOING, THAT MAY BE WITHIN OR UNDER THE
LAND, TOGETHER WITH THE PERPETUAL RIGHT OF DRILLING, MINING,
EXPLORING AND OPERATING THEREFORE AND STORING IN AND
REMOVING THE SAME FROM THE LAND OR ANY OTHER LAND,
INCLUDING THE RIGHT TO WHIPSTOCK OR DIRECTIONALLY DRILL AND
MINE FROM LANDS OTHER THAN THOSE CONVEYED HEREBY, OIL OR
GAS WELLS, TUNNELS AND SHAFTS INTO, THROUGH OR ACROSS THE
SUBSURFACE OF THE LAND, AND TO BOTTOM SUCH WHIPSTOCKED OR
DIRECTIONALLY DRILLED WELLS, TUNNELS AND SHAFTS UNDER AND
BENEATH OR BEYOND THE EXTERIOR LIMITS THEREOF, AND TO
REDRILL, RETUNNEL, EQUIP, MAINTAIN, REPAIR, DEEPEN AND
OPERATE ANY SUCH WELLS OR MINES; WITHOUT, HOWEVER, THE
RIGHT TO DRILL, MINE, STORE, EXPLORE AND OPERATE
THROUGH THE SURFACE OR THE UPPER 500 FEET OF THE
SUBSURFACE OF THE LAND, AS RESERVED IN THE DEED FROM THE
IRVINE COMPANY, A MICHIGAN CORPORATION, RECORDED
JANUARY 4, 1993 AS INSTRUMENT NO. 93-3805, OFFICIAL RECORDS.
ALSO EXCEPT ANY AND ALL WATER, RIGHTS OR INTERESTS THEREIN,
NO MATTER HOW ACQUIRED BY GRANTOR, AND OWNED OR USED BY
GRANTOR IN CONNECTION WITH OR WITH RESPECT TO THE LAND,
TOGETHER WITH THE RIGHT AND POWER TO EXPLORE, DRILL,
REDRILL, REMOVE AND STORE THE SAME FROM THE LAND OR TO
DIVERT OR OTHERWISE UTILIZE SUCH WATER, RIGHTS OR
INTERESTS ON ANY OTHER PROPERTY OWNED OR LEASED BY
GRANTOR, WHETHER SUCH WATER RIGHTS SHALL BE RIPARIAN,
OVERLYING, APPROPRIATIVE, LITTORAL, PERCOLATING,
PRESCRIPTIVE, ADJUDICATED, STATUTORY OR CONTRACTUAL; BUT
WITHOUT, HOWEVER, ANY RIGHT TO ENTER UPON THE SURFACE OF
THE LAND IN THE EXERCISE OF SUCH RIGHTS, AS RESERVED IN THE
DEED FROM THE IRVINE COMPANY, A MICHIGAN CORPORATION,
RECORDED JANUARY 4, 1993 AS INSTRUMENT NO. 93-3805, OFFICIAL RECORDS.
PROJECT DESCRIPTION
THE PROJECT CONSISTS OF (1) HOTEL PARKING STRUCTURE AND (1) MULTI -STORY HOTEL BRANDED RESIDENCE BUILDING.
THE HOTEL PARKING STRUCTURE IS 2 LEVELS ABOVE GRADE AND 4 LEVELS UNDERGROUND.
THE MULTI -STORY HOTEL BRANDED RESIDENCE BUILDING IS 22 STORIES WITH 5 LEVELS OF UNDERGROUND PARKING. THE BUILDING SHALL BE COMPLETELY SPRINKLERED.
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
BUILDING TYPE OF CONSTRUCTION
TYPE I -A - FULLY SPRINKLERED
GOVERNING AGENCY
CITY OF NEWPORT BEACH
ZONE
ADDRESS:
900 NEWPORT CENTER DR
NEWPORT BEACH, CA
APN:
PARCEL 2
442-491-02
ZONING:
CV-B
SITE AREA:
415,035 SF (9.53 AC)
LOT AREA AND LOT AREA COVERAGE
LOT AREA
120,868 SF (2.775 AC)
LOT COVERAGE
58%
TOWER
25,023 SF (0.575 AC)
_SUBTERRANEAN GARAGE_ - -
- 44,860 SF_(1.030 AC)_
SUBTOTAL
69,883 SF (1.605 AC)
SETBACKS
REQUIRED:
FRONT:
SIDE (INTERIOR, EACH):
ABUTTING NONRESIDENTIAL
ABUTTING RESIDENTIAL
SIDE (STREET SIDE):
REAR:
ABUTTING AN ALLEY
NOT ABUTTING AN ALLEY
_ - - ABUTTING RESIDENTIAL
PROVIDED:
FRONT:
SIDE:
REAR: ABUTTING RESIDENTIAL
HEIGHT
MAX. HEIGHT ALLOWED:
PROPOSED BUILDING HEIGHT:
(CALCULATED FROM AVERAGE GRADE PLANE TO ROOF)
VICINITY MAP:
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
PARKING
REQUIRED
HOTEL:
1 STALL / KEY: 1 X 373
HOTEL BRANDED RESIDENCE:
2.5 STALL / KEY: 2.5 X 159
- - - - - - - - - - - - - - - -
PROPOSED
HOTEL:
STANDARD
ACCESSIBLE
HOTEL BRANDED RESIDENCE:
STANDARD
ACCESSIBLE
TOTAL
NOTE: 8 COMPACT PARKING STALLS ARE NOT INCLUDED.
HOTEL BRANDED RESIDENCES
DWELLING UNITS PROPOSED:
L2-3
TOWER
L4-17
TOWER
L18-20
TOWER
L21-22
PENTHOUSE
0 FT FLOOR AREA
0 FT
5 FT
0 FT
10 FT
0 FT
5 FT
15 FT
0 FT
5 FT
300 FT
280.08 FT
MVE + PARTNERS
1900 MAIN STREET, SUITE 800
IRVINE, CA 92614
PHONE: 949.809.3388
373 STALLS
398 STALLS
400 STALLS
392 STALLS
8 STALLS
399 STALLS
9 STALLS
408 STALLS
26 16%
112
71%
18 11%
- - - 3 - - - - - -
- - 2%
159 RESIDENCES
100%
LEVEL 1
19,360 SF
LEVEL 12
19,571 SF
LEVEL 2
19,571
SF
LEVEL 13
19,571 SF
LEVEL 3
19,571
SF
LEVEL 14
19,571 SF
LEVEL 4
19,571
SF
LEVEL 15
19,571 SF
LEVEL 5
19,571
SF
LEVEL 16
19,283 SF
LEVEL 6
19,571
SF
LEVEL 17
17,376 SF
LEVEL 7
19,571
SF
LEVEL 18
19,408 SF
LEVEL 8
19,571
SF
LEVEL 19
19,268 SF
LEVEL 9
19,571
SF
LEVEL 20
18,986 SF
LEVEL 10
19,571
SF
LEVEL 21
18,428 SF
LEVEL 11
19,571
SF
LEVEL 22
17,866 SF
LEVEL B1
9,831 SF
LEVEL B2
25,866 SF
LEVEL B3
25,873 SF
LEVEL B4
25,873 SF
LEVEL B5
25,873 SF
TOTAL:
537,289 SF
PARKING STRUCTURE GROSS AREA:
LEVEL B1
LEVEL B2
LEVEL B3
HOTEL GARAGE
LEVEL 1
LEVEL 2
LEVEL B1
45,202 SF
38,489 SF
38,492 SF
27,981 SF
26,475 SF
27,981 SF
LEVEL B4
LEVEL B5
TOTAL:
LEVEL B2
LEVEL B3
LEVEL B4
TOTAL:
38,492 SF
38,492 SF
199,167 SF
27,981 SF
27,981 SF
27,986 SF
166,384 SF
ARCHITECTURAL
A0.0
COVER SHEET
A0.1
PROJECT SUMMARY
A0.2
OVERALL SITE PLAN
A1.0
FLOOR PLAN - LEVEL B1
A1.1
FLOOR PLAN - LEVEL B2
A1.2
FLOOR PLAN - LEVEL B3
A1.3
FLOOR PLAN - LEVEL B4
A1.4
FLOOR PLAN - LEVEL B5
A1.5
FLOOR PLAN - LEVEL 1
A1.6
FLOOR PLAN - LEVEL 2-3
A1.7
FLOOR PLAN - LEVEL 4-5
A1.8
FLOOR PLAN - LEVEL 16-17
A1.9
FLOOR PLAN - LEVEL 18-19
A1.10
FLOOR PLAN - LEVEL 21-22
A1.11
FLOOR PLAN - ROOF
A1.21
HOTEL PARKING GARAGE - FLOOR PLAN
A2.1
EAST ELEVATION
A2.2
WEST ELEVATION
A2.3
NORTH & SOUTH ELEVATIONS
A2.4
GARAGE ELEVATIONS
A3.1
SITE SECTION
A4.2
SOUTH PERSPECTIVE
A4.3
PORT COCHERE PERSPECTIVE
A4.4
PORT COCHERE PERSPECTIVE
A5.1
MATERIAL BOARD
LANDSCAPE
L101
LANDSCAPE PAVING PLAN
L102
PEDESTRIAN CIRCULATION PLAN
L103
LANDSCAPE PLANTING PLAN
L104
LANDSCAPE PLANTING PALETTE
L105
LANDSCAPE PLANTING PALETTE
CIVIL
C-01
TITLE SHEET
C-02
CONCEPTUAL GRADING
C-03
SECTIONS
C-04
CONCEPTUAL UTILITY
C-05
SIGNAGE AND STRIPING
C-06
OPEN SPACE EXHIBIT
C-07
GRADE PLANE EXHIBIT
C-08
EXISTING TOPOGRAPHIC & SITE SURVEY
C-09
VEHICLE TURN PATHS - ARRIVAL AREA
C-10
VEHICLE TURN PATHS - SERVICE AREA
FIRE
FP-1 FIRE MASTER PLAN
FP-2 FIRE MASTER PLAN
FP-3 FIRE MASTER PLAN
AO.1
PROJECT SUMMARY
Site Development Review
04/26/2022
Newport Beach
Country Club
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
Site Development Review
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
\\\\\A\\W\\\\\\\0\V
MVE + PARTNERS
1900 MAIN STREET, SUITE 800
IRVINE, CA 92614
PHONE: 949.809.3388
PARKING SUMMARY
TYPE
QUANTITY
HOTEL REPLACEMENT PARKING
HOTEL PARKING GARAGE - LEVEL 2
ACCESSIBLE - STANDARD
8 STANDARD
51 HOTEL PARKING GARAGE - LEVEL 1
STANDARD
68 HOTEL PARKING GARAGE - LEVEL B1
STANDARD
70 HOTEL PARKING GARAGE - LEVEL B2
STANDARD
70 HOTEL PARKING GARAGE - LEVEL B3
STANDARD
70 HOTEL PARKING GARAGE - LEVEL B4
STANDARD
66 403
RESIDENTIAL TOWER
RITZ-CARLTON RESIDENCES
STANDARD
58 LEVEL B2
ACCESSIBLE - STANDARD
8 ACCESSIBLE - VAN
1 STANDARD
69 STANDARD -PARALLEL
1 LEVEL B3
STANDARD
90 STANDARD -PARALLEL
1 LEVEL B4
STANDARD
90 STANDARD -PARALLEL
1 LEVEL B5
STANDARD
88 STANDARD -PARALLEL
1 408
A0.2
OVERALL SITE PLAN
1 /64" = 1'-0"
04/26/2022
•
•
•
•
•
•
•
•
•
•
•
_ LINE OF BUIDLING ABOVE
�i
HOTEL BRANDED RESIDENCES - LEVEL 131
TYPE QUANTITY
STANDARD 58
TOTAL 58
3F
c-'n /
o o
STORAG
F-351 SF o v�
co co qb
RIVE AISLE � ?6, \ \
8'-6' 8'-6' 8'-6"/4'-6",8'-6" 8'- 8'-6"4'-6"18'1'-6" 7'-0' 8'-6" 8'- 8'_6" Lu
1 7 8 6 8 -6/8 -6
.pA
STAIR 4 \
MAI . VE CLE STIFF 669 SF fr
RKI � GARAGE ACCESS UUL�j i 111
LI
.P
10% DN o —
10% DN SERVICE DRIVEWAY —
����
�rn+rcri�
I\
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
Site Development Review
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
MVE + PARTNERS FLOOR PLAN - LEVEL B1
1900 MAIN STREET, SUITE 800
IRVINE, CA 92614 1" = 20'-0"
PHONE: 949.809.3388
04/26/2022
\
HOTEL GARAGE '00^
HOTEL BRANDED RESIDENCES - LEVEL 132
TYPE
QUANTITY
ACCESSIBLE - STANDARD
ACCESSIBLE - VAN
STANDARD
8 1
69 STANDARD -PARALLEL
1 TOTAL 79
'0000P
rE
AMENITY
• 3640 SF
•
•
• 96' - 4"
• AMENITY \ `\
/ 3577 SF N
• �i AIR 3
\\
• 6 SF
lk2 - 0" FIRE
ATER
• • AMENITY RESTROOM RESTROOM AMENIT WANK
/ 257 SF 380 SF AMENITY 380 SF 257 SF 919 SF
RESIDENTIAL
853 SF ADA SPACE GUEST E T ADA%
BOILER & `, SPACE
/ CHILLER
AMENITY �i AMENITY 687 SF
486 SF - 407 SF -
, VEST. Q
LEV.#1
0o TORAG
STAIR 1
❑® ❑® ❑ ® ® 196 SF
• LOBBY 1 ELEV.#2 18' - O" ADA ADAI Li g I I
ADA ADA
91-0"/51-0"/9'-0' 91-0"/51-0"/19'-0"
ELEv.#S �
AMENITY AMENITY .14
LECTRICA o
924 SF 850 SF 538 SF '
�co
/ SERVICE /��
LL L ELEV. #1 ❑ ❑ ❑❑ atlYaNv18 ��1V19 ativaNvlB ❑ atlNily atlea1Y18 ativWvts O`C RECPETIONf Nib
R
1676 SF ELEV.•#E 1L j/L
,� I
AMENITY - o IAL 1' - 7' 8 - 6' 8. - 6' 8'- 6„moo,
/ 1161 SF ® E 8,
•
ENGINEERING AS METE 8
ELEV. #4 425 SF 310 SF �o ,6'3%0"
/ W. ELEV. O \ \
RESTROOM �STAI 2 OB6 Z ELEV. MDF 0 ❑ ❑ ❑ ❑ ❑ o
378 SF ELEV..
E292 SF �co
f� i
VEST _ - _ STORAGE o
RESTROOM 351 SF
/ M. - _
CORRIDOR INT MGR
�o
378 SF 310 SF
1475 SF
19'-0" 19'-0" 26'-0" 2
/ 11
AMENITY 8 0"
p p DRIVE AISLE p 1108 SF
p ❑ p \
8'-6" 8'-6" 8'-6',4'-6"8'-6" 8'76" 8' 6"4'-6"8'-6" 8'-6' 8'-6"4'-6"8'-6" 8'-6"'4,_1'" 8'-6" GREASE / 2' -11" INTERCEPTOR _
2993 SF `�
• LAUNDRY ' 9'6"l8'-6"/8'-6" 8'-6"'4'-6"/8'-6" 8'-6"/8'-6" 22'-0' 6'0" Vault
Ll El
STORAGE o o oo STAIR 4 \ \
HOUSINGKEEPING 664 SF \
645 SF
- 716SF
waft _ _41111110 _ one �•�
elm 410monewma4um
A1.1
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
Site Development Review
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
MVE + PARTNERS
1900 MAIN STREET, SUITE 800
IRVINE, CA 92614
PHONE: 949.809.3388
FLOOR PLAN - LEVEL B2
1 if = 20'-0"
04/26/2022
HOTEL GARAGE
I SF
°O DRIVE AISLE �. ��o �. �� �. �. ��o sr�
co M
2 I�
❑ ❑ ❑ eruonno�xo�rto er ❑ eruoueo aru�wxo aruaueo ❑ surarso ergo - ❑ auxoueo _ sT,wwim sruouro sT,w O�� 0 —-- -70a iu ri u o a u uiii a ui o u ui
_ — am 4WD
man
Wft WOOD
HOTEL BRANDED RESIDENCES - LEVEL B3
TYPE QUANTITY
STANDARD 90
STAN DARD-PARALLEL 1
91 A1.2
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
Site Development Review
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
MVE + PARTNERS
1900 MAIN STREET, SUITE 800
IRVINE, CA 92614
PHONE: 949.809.3388
FLOOR PLAN - LEVEL B3
1 if = 20'-0"
04/26/2022
HOTEL GARAGE
C° 351 SF
�Q.
80 sruo�w eras s sruawo sruawo sr�xuvm sarawo sr�no sara�w sura�rto srwonno srnwwao m11A2
DRIVE AISLE w) ,\
• ., e //�/// eruorao 4r�x o eruo�no eruoueo ar�xwim arua�rto sura�rto ergo aTumrto suxoueo erua�w scwwim eruoueo arwwxo .. �n _ • V
HOTEL BRANDED RESIDENCES - LEVEL B4
TYPE QUANTITY
STANDARD 90
STANDARD -PARALLEL 1
91 \� waft "I// III"'I II III II' II J II II II III II II II II III III II III III — —.�
am doe
o _ _ _ _ — —cossammonow'm
MAI
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
MVE + PARTNERS
1900 MAIN STREET, SUITE 800
IRVINE, CA 92614
PHONE: 949.809.3388
A1.3
FLOOR PLAN - LEVEL B4
Site Development Review
1 if = 20'-0"
04/26/2022
HOTEL BRANDED RESIDENCES - LEVEL 135
TYPE QUANTITY
STANDARD 88
STANDARD -PARALLEL 1
89 38'-0"� 26'y0 i� �i� tiReD 4
00 sru x o sruaw sruawo arwuvm sara�n� sr,.r�no sr�r sr� srwonxo srnxwao 1 \ DRIVE AISLE ao O
eruorao sux oLj
eruarao ar�xwxo aruawo surarso er�wrwo aTunwo auxoueo Bra scwwxo eruarao — • O. \ \ � — - _ � i i � a iu ri a io iiio � r-i a io uiii ii a ui io iiii i u ui waft 6000000"'s ��
MID 4WD
man — — — — — — — — — — — — — — — — — — — — — — — — — — _ --
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
Site Development Review
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
MVE + PARTNERS
1900 MAIN STREET, SUITE 800
IRVINE, CA 92614
PHONE: 949.809.3388
A1.4
FLOOR PLAN - LEVEL B5
1 if = 20'-0"
04/26/2022
0 0
•
0 D �
-HOTEL GARAGE •
i,
lb
_ \ \
° ER CBC TABLE 5.81 UNI�I�bTEdRINKLERE _
ILDING NO LIMI TO EXTERIOR ILL OPEJ/N1 N GS.
/
/ I \
III// III OVA
FIDE PUMP—
/i, v\� ROOM _ • —
_ ■ _ �' AAA 86 SF
B60STERVvv�\
PIMP RM
AMENITY
1153 SF 474 SF
w IFIRE
AMENITY COS - • /�/// VA �`�F�I //
2536 SF E�00 SF
I o
o �o `
EST.
ELEV.#1
STAIR, M W +•
�oBa�, ELEv.#� a �•
3� 7 SF 360 SF
I o a
0 ELEv.#B o 0
• �`� o 0 0 0
STO \ o 0 0 • Aso
T AS 298 SF •• o �• 00
SERVICE - �
ELEV. #1 O
� LOUNGE I �i �• 1(kL
FIRE ELEV. 1536 SF �E LOBBY SERVICE •• °
01 ADMIN o •
OFFICES \
613 SF o
ELEV. #4
\ O
ELEV. ELEv.EN
LOBBY 2
rSTAIR2 MANAGE - \� i• a
0 199 SF
E
ELEV.
VEST_
nn �+' ROGRA
STAIR #RQUUH LOBBYSAGEWAY S O DIRECTO �/// L
THROUGH LOBBY ILI LL
' SF 199 SF O
STO a
9 SF 0
F . 17
•
AMENITY �
•
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
Site Development Review
•
•
a7z0 0 0 % �
- — — — — — — — — — — — — — — — -
5'0" SIDE SETBACK —
i
I J \
%
o \`
i•
TURN
AROUND �
S \
UTILITY YARD
RNIND
\I
I �
m
10% GRADE MAX
SERVICE DRIVEWAY
-
14S -
- - -
A1.5
NEWPORT CENTER HOTEL, LLC MVE + PARTNERS FLOOR PLAN - LEVEL 1 4901 BIRCH STREET 1900 MAIN STREET, SUITE 800
NEWPORT BEACH, CA 92660 IRVINE, CA 92614 1" = 20'-0"
PHONE: 949.838.1274 PHONE: 949.809.3388
04/26/2022
LEVEL 2
LEVEL 3
A1.6
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
Site Development Review
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
MVE + PARTNERS
1900 MAIN STREET, SUITE 800
IRVINE, CA 92614
PHONE: 949.809.3388
FLOOR PLAN - LEVEL 2-3
1 if = 20'-0"
04/26/2022
LEVEL 4
LEVEL 5
A1.7
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
Site Development Review
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
MVE + PARTNERS
1900 MAIN STREET, SUITE 800
IRVINE, CA 92614
PHONE: 949.809.3388
FLOOR PLAN - LEVEL 4-5
1 if = 20'-0"
04/26/2022
LEVEL 16
LEVEL 17
A1.8
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
Site Development Review
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
MVE + PARTNERS
1900 MAIN STREET, SUITE 800
IRVINE, CA 92614
PHONE: 949.809.3388
FLOOR PLAN - LEVEL 16-17
1 if = 20'-0"
04/26/2022
LEVEL 18
LEVEL 19
A1.9
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
Site Development Review
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
MVE + PARTNERS
1900 MAIN STREET, SUITE 800
IRVINE, CA 92614
PHONE: 949.809.3388
FLOOR PLAN - LEVEL 18-19
1 if = 20'-0"
04/26/2022
LEVEL 21
A1.10
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
Site Development Review
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
MVE + PARTNERS
1900 MAIN STREET, SUITE 800
IRVINE, CA 92614
PHONE: 949.809.3388
FLOOR PLAN - LEVEL 21-22
1 if = 20'-0"
04/26/2022
ROOF LEVEL
HIGH ROOF
A1.11
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
Site Development Review
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
MVE + PARTNERS
1900 MAIN STREET, SUITE 800
IRVINE, CA 92614
PHONE: 949.809.3388
FLOOR PLAN - ROOF
1 if = 20'-0"
04/26/2022
3' - 4 1 /2"
3' - 4 1 /2"
1 TURN AROUND
11 11'1 11'1 11' p 11 11'1 11111 111 1 1 1 1
8'-6"8'-6"8'-6" 8' - 6"8' - 6"8' - 6"5' - 0" 23'-6" 5'-0" LJF2-
4'-6" 4'-6"
HOTEL PARKING GARAGE - LEVEL 134
4'-4",, 1'-
II IP]I II ° II II1II II1II II'° II IIII IIII I II1°1I ��� II1II Ilo1I �1 II11 111 I 8'-6"8'-6" 8'-6'8'-A'-6" 8'-6"8'-61'-6" 8'-6"8'-6"8'-6" 8'-6"8'-6"8'-6"5'-0" 23'-6" 5'-0" 4'-6" 4'-6" 4' 6" 4'-6"
2'-3"
0 THE RITZ—CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
Site Development Review
0 fn
0 LO
N
-O
LO
HOTEL PARKING GARAGE — LEVEL 133
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
MVE + PARTNERS
1900 MAIN STREET, SUITE 800
IRVINE, CA 92614
PHONE: 949.809.3388
I
I
3' - 4 1 /2"
M
3'-41
M
4" ' 1' - 0"
o
;O
0 LO
N
— -o
EO
ill hill 11 o ill hill hill 11 o ill IUI IUI Ili o 1p I1V IUI Ili o 11 IUI 11111 11 1 1 1 1 8'-6"8'-E4'-E8'-6"8'-6"8'-f4'-E8'-6"8'-6"8'-E4'-E8'-6"8'-6"8'-(4'-(8'-6"8'-6"8'-6"5'-0" 23'-6" 5'-0" 2 -3
-o
HOTEL PARKING GARAGE - LEVEL 132
o
0 LO
N
-O
10 8'-6"8'-6" 8' - 6"8'- 6"8'- 6" 8'- 6"8'- 6"8'- 6" 8'-6"8'-6"T-6" 8'- FIB' - FIB' -6"5'-0" 23'-6" 5'-0" `4'- 6" I `4' - 6" � 44, - 6"�- 6', IL 2 3
0 b)
HOTEL PARKING GARAGE — LEVEL 131
HOTEL PARKING SUMMARY
TYPE QUANTITY
HOTEL PARKING GARAGE - LEVEL B4
STANDARD 66
HOTEL PARKING GARAGE - LEVEL B3
STANDARD
70 HOTEL PARKING GARAGE - LEVEL B2
STANDARD 70
HOTEL PARKING GARAGE - LEVEL B1
STANDARD
70 HOTEL PARKING GARAGE - LEVEL 1
STANDARD
68 HOTEL PARKING GARAGE - LEVEL 2
ACCESSIBLE - STANDARD
8 STANDARD
51 TOTAL 403
,1
A1.20
HOTEL PARKING GARAGE — FLOOR PLAN
1 if = 30'-0"
04/26/2022
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
Site Development Review
HOTEL PARKING GARAGE - ROOF
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
MVE + PARTNERS
1900 MAIN STREET, SUITE 800
IRVINE, CA 92614
PHONE: 949.809.3388
NEWPORT CENTER DRIVE
3' - 4 1 /2" 4' - 6"\
I� I
8'-6"8'-6"8'-6" 8'-6"8'-6"8'-6"1 8'-6"8'-6"8'-6" 8'-69'-69'-6" 8'-69'-69'-6" 8'-6"8'-6"8'-6" 8'-6"8'- Lill
Mrs -
0�
.... .........
��, ,
.�.� �TURN �R�UND
—o
—U")
0 N
O
HOTEL PARKING GARAGE - LEVEL 2
NEWPORT CENTER DRIVE
ONE WAY
EGRESS ONLY
HOTEL PARKING GARAGE - LEVEL 1
A1.21
HOTEL PARKING GARAGE - FLOOR PLAN
1 If = 30'-0"
04/26/2022
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
Site Development Review
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
NORMOM
MVE + PARTNERS
1900 MAIN STREET, SUITE 800
IRVINE, CA 92614
PHONE: 949.809.3388
HIGH ROOF
295' - 0"
0 zo
ROOF
_
279' - 0"
0 zo
LEVEL 22
263' - 0"
0 LEVEL 21
248' - 0" V
0 LEVEL 20 �
236' - 0" V
0 NJ
LEVEL 9�
224' - O0" V
0 LEVEL 18
212'-0"
0 NJ
LEVEL 17 �
200' - 0"
0 cq
LEVEL 16
188'-0"
0 0
LEVEL 15
o 0
176 0
D
UJ
o
g
LEVEL 14
a_
w o
164' 0"
J
N1
LEVEL 13 �
_
Q0
152' 0" 1
N
LLl co
N
; N
0-N
Q
LEVEL 12
z o
0 0
140'-0" 1
w
co
N
U ,
(V
LEVEL 11
0 128'-0"
Z '
LEVEL 10 �
m
116' 0" 1
o
o ,
LEVEL 9
J c
104' - 0"
U
N
LEVEL 8
92'-0"
0 LEVEL 7
80'-0" V
0 04
LEVEL
"
68'-0V
0 LEVEL 5 �
56 '-0" V
0 LEVEL 4 �
44'-0" V
0 LEVEL 3�1
32'-0" V
0 LEVEL 2 �'�
20' - 0" �1
O
O
N
LEVEL 1 �
0'-0"
AVERAGE GRADE PLANE
+176.92
A2.1
EAST ELEVATION
1 if = 20'-0"
04/26/2022
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
Site Development Review
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
MVE + PARTNERS
1900 MAIN STREET, SUITE 800
IRVINE, CA 92614
PHONE: 949.809.3388
uinu �nn�
A2.2
WEST ELEVATION
1 if = 20'-0"
04/26/2022
NORTH ELEVATION
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
Site Development Review
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
MVE + PARTNERS
1900 MAIN STREET, SUITE 800
IRVINE, CA 92614
PHONE: 949.809.3388
HIGH_ROOF
295' - 0"
_ _ROOF
279' - 0"
LEVEL 22
263' - 0"
LEVEL 21 �
248' - 0" V
LEVEL 20 �
236' - 0" V
— LEVEL 1
224' - 0"
LEVEL 18
212'-0"
_ LE_VEL 17
200' - 0"
_ LE_VEL 16
188'-0"
_ LEVEL 15
176'-0"
_ LE_VEL 14
164' - 0"
_ LEVEL 13
152' - 0"
_ LEVEL 12
140'-0"
_ LEVEL 11
128'-0"
_ LEVEL 10
116'-0"
_ LEVEL 9
104' - 0"
_ LEVEL 8
92' - 0"
LEVEL 7 �
80' - 0" V
LEVEL 6 �
68' - 0" V
LEVEL 5 �
56' - 0" V
LEVEL 4 �
44' -_ 0'v
LEVEL
32' - 0"
LEVEL 2
20' - 0" `J
LEVEL 1 �
0'-0,�
176.92
SOUTH ELEVATION
_HIGH ROOF
295' - 0"
0 zo
_ROOF
279' - 0"
0 zo
LEVEL 22
263' - 0"
0 10
LEVEL 21 �
- 248' - 0" V
0 LEVEL 20 �
- 236' - 0" V
0 LEVEL 19 �
0 224' - 0" V
LEVEL 18 �
0 LEVEL 17
- 200' - 0"
0 LEVEL 16 �
0 188'-0"
u
o LEVEL 15
W o 0 176'-0�"
0 Z
_ Q LEVEL 14
w a 164'-Ot
a o 0
a �
z _ w 0 LE_VELL 1
� 152'-0"
Lu
N ' LEL 12
uJ
O N Q
EV
Z o 0 0 140'-0"
H CV
N LEVEL 11
w = 0 128'-0"
Z
Z CV
o LEVEL 10
116'-0"
0 o
w _
LEVEL 9
Q o
U _
N
LEVEL 8
92' - 0"
0 N
LEVEL 7
80'-0„
0 LEVEL 6 t�l
- 68' - 0" �I
0 LEVEL 5 �
- 56'-0" V
0 LEVEL
0 44' - 0" V
LEVEL
0 32' - 0"
LEVEL 2�1
20'-Oil V
0 a
N
LEVEL 1 �
— — _ - 0f -oil
176.92
A2.3
NORTH & SOUTH ELEVATIONS
1 if = 20'-0"
04/26/2022
NEWPORT CENTER DRIVE
HOTEL GARAGE - LANDSCAPE VINES PRECEDENT IMAGERY
The design concept will be to develop mature vines as shown on the image above to cover the stucco finished areas.
SEE LANDSCAPE DRAWINGS FOR ROOF TOP USES
1 3-COAT 20/30 HAND TROWLED SAND FINISH TO MATCH HOTEL
EASEMENT COLOR: Sydney Harbour Paint Co., Industrial Lustre, Silver Ash
GARAGE NORTH ELEVATION
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
Site Development Review
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
HOTEL PARKING
GARAGE - ROOF n
16'-0„
HOTEL PARKING
°' GARAGE - LEVEL 2
_1 ; , ITT
6' 6"
GARAGE EGRESS TO HOTEL PORT COCHERE
MVE + PARTNERS
1900 MAIN STREET, SUITE 800
IRVINE, CA 92614
PHONE: 949.809.3388
SEE LANDSCAPE DRAWINGS FOR ROOF TOP USES
J
0 co
NEWPORT CENTER DRIVE
rn
3-COAT 20/30 HAND TROWLED SAND FINISH TO MATCH HOTEL 1� COLOR: Sydney Harbour Paint Co., Industrial Lustre, Silver Ash EASEMENT
GARAGE SOUTH ELEVATION
GARAGE EGRESS TO NEWPORT CENTER
GARAGE EAST ELEVATION - NEWPORT CENTER
SEE LANDSCAPE DRAWINGS FOR ROOF TOP USES
3-COAT 20/30 HAND TROWLED SAND FINISH TO MATCH HOTEL
COLOR: Sydney Harbour Paint Co., Industrial Lustre, Silver Ash
HOTEL PARKING
GARAGE -ROOF
16'-0"
HOTEL PARKING
GARAGE - LEVEL 2
6'-6"
HOTEL PARKING
GARAGE - LEVEL 1
-3'-0"
HOTEL PARKING
GARAGE - ROOF
16'-0" IPF
0 HOTEL PARKING
GARAGE - LEVEL 2
6' - 6"
I_I=1 I I
�I I—
IIIIIIII HOTEL PARKING
GARAGE - LEVEL 1
-3'-Owl
A2.4
GARAGE ELEVATIONS
1 if = 20'-0"
04/26/2022
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
Site Development Review
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
MVE + PARTNERS
1900 MAIN STREET, SUITE 800
IRVINE, CA 92614
PHONE: 949.809.3388
HIGH ROOF
V
295' - 0"
0 zo
_A
ROOF
V
279' - 0"
0 zo
—
— LEVEL 22
263' - 0"
0 LEVEL 21
0 248' - 0"
LEVEL 20
0 236' - 0"
—
LEVEL 19
— - 224'
O
- 0"
LEVEL 18
0 212'-0"
LEVEL
1 0
07 200' - 0I
—o
— - LEVEL 16
188'-0"
LEVEL 15
0 176'-0"
(V
_
co
W _ LEVEL 14
J
O
O
164' - 0"
J
a
_ 04
N
w _ LEVEL 13
152' V
O
0"
w
N
LEVEL 12
140'-0" V
0 Cli
LEVEL 11 �
128'-0"
0 LEVEL 10 �
V
0 116'-0"
LEVEL 9 �
0 104'-0"
AV—_
LEVELS ,
0 92' - 0" .,y
LEVEL
0 80'-0"
LEVEL 6
0 68' -0
LEVEL 5 �
0 56' - 0"
LEVEL 4
44'-0"
0 LEVEL 3
0 32' - 0"
�
_A
J
ui_ LEVEL 2
w
20'-0"
o
Z
w
N
N
a LEVEL 1
0, 0�i
m
AVERAGE GRADE PLANE
+176.92
LEVEL B1 �
V
o
co-18'-0"
_
-
O�
w
w LEVEL B2
J — V
w
O
�
C7 -28' 0"
_ c
_ LEVEL B3
o
-38' - 0"
0 LEVEL Bt
o
-48' - 0"
0 LEVEL B5 �
-58' - 0" V
A3.1
SITE SECTION
1 if = 20'-0"
04/26/2022
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
Site Development Review
r
in
Now
or
Aw—
�_ i
i
1�
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
MVE + PARTNERS
1900 MAIN STREET, SUITE 800
IRVINE, CA 92614
PHONE: 949.809.3388
-------------
A4.2
SOUTH PERSPECTIVE
04/26/2022
7 - p
L.
. P .
44 -mop
4V
ii
ef
71 vi
PC
;m-m- - -
rL
4z
Ako.r
wl 4-
t%4
4v
AD
I
VN.
I NA,
TTMI
"021 . � ? I -
1. "W
loaf
1�14
Alk
-.— zz-
. �"N-RILJIWI-w
Wk.
7. M.
31,
Ir
. . . . . . . . . .
..........
Ar iL
A, m-
rj;4 4'
qF
7 fe- �m wr r . I . cF_ , . - j,.
IP
Lpf
jl*
F
t
low
T- -7a
A, Z-
I
r7l- &1-4
Liffp 10 9 1
MMV
Mobnk 40
"r
AMWPP- .4 -Ta I I F
Not 7
L
imw AIL
---- - .'., t r
F&M=*
4. ol
4je
A.
-As
A
;F7,
PW Ar t,�! -.41
Ilk"
t.6 �'A
7, F
-.0 OP." 0 #6" - ,
. ..? . io, ,
J6 .11
ilk
M .4 1 VIZ@f±l N a 1101 Ll 0 N M"M I
10 STONE ACCENT
(�)WOOD ACCENT
07 GLAZING
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
Site Development Review
02 STONE ACCENT
(:�) METAL ACCENT
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
-_.__-1-4
30 GFRC
(�) STEEL ACCENT
MVE + PARTNERS
1900 MAIN STREET, SUITE 800
IRVINE, CA 92614
PHONE: 949.809.3388
A5.1
MATERIAL BOARD
04/26/2022
�
O
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
Site Development Review
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
MVE + PARTNERS
1900 MAIN STREET, SUITE 800
IRVINE, CA 92614
PHONE: 949.809.3388
BURTON STUDIO
307 S CEDROS
SOLANA BEACH CA 92075
PHONE: 858.794.7204
Paving Legend
Imbol Description
Vehicular Entry Paving -
Stone paving or Interlocking concrete pavers
© Pedestrian Walk Paving -
Integral color concrete or Interlocking concrete pavers © Arrival / Terrace Paving -
Stone paving or Integral color concrete
Pool Deck Paving -
Hardwood deck paving and Concrete paving or
Stone paving
Event Lawn / Garden Space -
Faux Turf
Vehicular Service Drive / Fire Access -
Concrete Paving or Ashphalt
� ) L101
LANDSCAPE PAVING PLAN
1 If
= 30'-0"
04/27/22
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
Site Development Review
O
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
MVE + PARTNERS
1900 MAIN STREET, SUITE 800
IRVINE, CA 92614
PHONE: 949.809.3388
BURTON STUDIO
307 S CEDROS
SOLANA BEACH CA 92075
PHONE: 858.794.7204
Circulation Legend
Symbol Description
00000 Pedestrian, Accessible Path of Travel
Building / Amenity Accessible Entrance
� ) L102
Pedestrian Circulation Plan
1 If
= 30'-0"
04/27/22
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
MVE + PARTNERS
1900 MAIN STREET, SUITE 800
IRVINE, CA 92614
PHONE: 949.809.3388
BURTON STUDIO
307 S CEDROS
SOLANA BEACH CA 92075
PHONE: 858.794.7204
Plant Legend
Trees
Symbol Description
• = Evergreen Specimen Tree -
'� Pinus species or similar
0 Canopy Shade Tree -
Cinnamomum camphora or similar
0 Accent Tree -
Olea europea or similar
Shrubs and Turf
Symbol
Description
Shrub planting area -
Refer to Sheet L105
Turf -
Faux turf
� ) L103
LANDSCAPE PLANTING PLAN
Site Development Review
1 If
= 30'-0"
04/27/22
Plant List - Trees
Agonis flexuosa
Peppermint Tree
Leptospermum spp.
Aesculus californica
California Buckeye
Liquidambar styraciflua
Alnus cordata
Italian Alder
Magnolia grandiflora
Alnus rhombifolia
White Alder
Maytenus boaria
Bauhinia variegate spp.
Hong Kong Orchid Tree
Melaleuca spp.
Bischofia javonica
Toog Tree
Metrosideros excelsus
Brachychiton discolor
Queensland Lackebark
Olea europaea
Brachychiton capense
Cape Chestnut
Phoenix canariensis
Cassia leptophylla
Gold Medallion Tree
Phoenix dactylifera
Ceratonia siliqua
Carb Tree
Pinus eldarica
Chitalpa tashkentensis
N.C.N.
Pinus canariensis
Chionanthus retusus
Chinese Fringe Tree
Pinus halepensis
Cinnamomum camphora
Camphor Tree
Pinus piney
Cocculus laurifolius
Laurel -Leafed Snailseed
Pistacia chinensis
Cupaniopsis anacardiodes
Carrot Wood
Pittosporum undulatum
Cupressus sempervirens
Italian Cypress
Pittosporum rhombifolium
Erithrina caffra
Coral Tree
Pyrus calleryana
Eucalyptus citriodora
Lemon -Scented Gum
Platanus acerifolia
Eucalyptus cladocalyx
Sugar Gum
Platanus racemosa
Eucalyptus ficifolia
Red Flowering Gum
Podocarpus gracilior
Eucalyptus grandis
N.C.N.
Populus fremonti
Eucalyptus leucoxylon
White Ironbark
Populus nigra 'italica'
Eucalyptus lehmanii
Bushy Yate
Prunus spp.
Eucalyptus maculata
Sptted Gum
Quercus agrifolia
Eucalyptus nicholii
Peppermint Gum
Quercus engelmannii
Eucalyptus sideroxylon
Red Ironbark
Quercus ilex
Ficus spp.
Fig
Quercus suber
Ficus microcarpa
Indian Laurel Fig
Quercus virginiana
Ficus rubingosa
Rustyleaf Fig
Robinia ambiguosa
Fraxi n us oxyca rpa 'Raywood'
Raywood Ash
Rh us I a n cea
Fraxinus uhdei 'Majestic Beauty'
Evergreen Ash
Salix spp.
Geigera parviflora
Australian Willow
Schinus terebinthefolius
Ginkgo biloba
Maidenhair Tree
Schinus molle
Glenditzia triancanthos
Honey Locust
Sapium sebiferum
Grevillea robusta
Silk Oak
Tabebuia avellandae
Hymenosporum flavum
Sweetshade
Tipuana tipu
Jacaranda mimosifolia
Jacaranda
Tristania conferta
Koelreuteria bipinnata
Chinese Flame Tree
Ulmus parvifolia
Lagerstroemia indica
Crape Myrtle
Washingtonia filifera
Laurus nobilis
Sweet Bay
Washintonia robusta
Ze I kova se rrata
THE RITZ-CARLTON RESIDENCES NEWPORT CENTER HOTEL, LLC MVE + PARTNERS 4901 BIRCH STREET 1900 MAIN STREET, SUITE 800
NEWPORT BEACH, CA 92660 NEWPORT BEACH, CA 92660 IRVINE, CA 92614 PHONE: 949.838.1274 PHONE: 949.809.3388
BURTON STUDIO
307 S CEDROS
SOLANA BEACH CA 92075
PHONE: 858.794.7204
Tea Tree
American Gum
Southern Magnolia
Mayten Tree
Melaleuca
New Zealand Christmas Tree
Olive Tree
Canary Island Date Palm
Date Palm
Afghan Pine
Canary Island Pine
Aleppo Pine
Italian Stone Pine
Chinese Pistache
Victorian Box
Queensland Pittosporum
Callery Pear & Cultivars
London Plane Tree
California Sycamore
Fern Pine
Western Cottonwood
Lombardy Poplar
Flowering Cherry
Coast Live Oak
Engelmann Oak
Holly Oak
Cork Oak
Southern Live Oak
Idaho Locust
African Sumac
Willow
Brazilian Pepper Tree
California Pepper
Chinese Tallow Tree
Trumpet Tree
Ti pu Tree
Brisbane Box
Evergreen Elm
California Fan Palm
Mexican Fan Palm
Ze I kova
L104
LANDSCAPE PLANTING PALETTE
Site Development Review
04/27/22
Plant List - Shrubs Plant List - Groundcover
Acacia redolens Prostrate Acacia Photinia serrulata Chinese Photinia Agaphanthus spp. Lily -of -the -Nile Acacia spp. Acacia Pittosporum spp. Pittosporum Armeria maritima Sea Thrift Agave spp. Agave Pittosporum crassifolium Tobira Artemisia spp. Artemisia Aloes Aloe Pittosporum tobira Tobira Arctostaphylos spp. Manzanita spp.
Arbutus unedo Strawberry Tree Pittosporum undulatum Vlctorlan Box Aptermeria spp. N.C.N.
Arctostap y h los spp. Manzanita Plumbago auriculata Cape Plumbago Baccharis spp. Coyotebrush ea ainvill
Azalea spp. Azalea Podocarpus spp. Fern Pine Bougainvillea spp. Bougainvillea Prunus caroliniana Carolina Cherry Carex pansy California Meadow Sedge Bougainvillea spp. Bougainvillea Carex tumicola Berkeley Sedge Buxus spp. Boxwood Prunus lyonii Catalina Cherry
pp Raphiolepis spp. Yeddo Hawthorne Carissa spp. Natal Plum &Cultivars Calliandra haematoecephala Pink Powder Puff Phamnus californica Coffee Berry Ceanothus spp. California Lilac Callistemon spp. Bottlebrush
Rhododendron spp. Azalea, Rhododendron Cistus s pp• Rockrose Carissa spp. Natal Plum & Cultivars Rhus integrifolia Lemonade Berry Coprosma repens Mirror Plant Ceanothus spp. California Lilac Rhus laurina Laurel Sumac Clytostoma callistegioides Purple Trumpet Vine Cistus spp. Rockrose Rhus ovata Sugarbush Cotoneaster spp. Cotoneaster Cotoneaster spp. Cotoneaster Rosa spp. Rose Distictis buccinitoria Blood -red Trumpet Vine Cyathea cooperi Australian Tree Fern Rosmarinus spp. Rosemary Restuca ovina 'glauca' Blue Fescue Dietes bicolor Fortnight Lily Salvia spp. Sage Festuca mairei Marie's Fescue Dicksonia antarctica Tasmanian Tree Fern Strelitzia nicholii Bird of Paradise Ficus pumilia Creeping Fig Euonymus pungens N.C.N. Viburnum spp. Viburnum Gazania spp. Gazania Elaeagnus pungens Silverberry Westringia fruticosa Westringia Hedera spp. Ivy Feijoa sellowiana Pineapple Guava Xylosma congestum Xylosma Hemerocallis spp. Daylily pp Hypericum paniculatum Panicled Hawkweed
G revi l lea spp. Grevlllea
Grewia occidentalis Lavender Starflower Iris douglasiana Iris Hakea suovaolens Sweet Hakea Jasminum polyanthum Pink Jasmine Vine Juncus polyanthemos Australian Silver Rush
Heteromomeles spp. Toyon Lantana spp. Lantana
Hibiscus spp. Chinese Hibiscus Limonium perezii Sea Lavender Ilex wilsonii Wilson Holly Liriope spp. Lily Turf
Ilex spp. Holly Lonicera japonica Japanese Honeysuckle
Juncus polyanthemos Australian Silver Rush Mahonia spp. Mahonia Lantana spp. Lantana Myoprum parvifollum Myoporum
Lavendulla spp. Lavender Myrtus communis Myrtle
Lavatera spp. Tree Mallow Osmanthus fragrans Sweet Olive Leptospermum scoparium New Zealand Tea Tree Parthenocissus tricuspidata Boston Ivy Ligustrum japonica 'Texanum' Japanese Privet Pelagronium peltatum Trailing Geranium Liriope spp. Lily Turf Pittosporum spp. Pittosporum
Microlepia strigosa Lace Fern Plumbago auriculata Cape Plumbago Miscanthus spp. Eulalia grass Rosa spp. Rose
Mahonia spp. Mahonia Rosmarinus prostrate Trailing Rosemary Malosma lauina Laurel Sumac Sarcococa rusifolia Sweet Box Melaleuca spp. Melaleuca Solanum jasminoides Potato Vine Muhlenbergia rigens Deer Grass Strelitzia nicholii Bird of Paradise Myoporum pacificum Myoporum Trachelospermum jasminoide Star Jasmine Nephrolepis spp. Sword Fern Viburnum nevinii Viburnum
Pennisetum setaceum 'rubrum' Fountain Grass Verbena peruviana Moss Verbena
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
MVE + PARTNERS
1900 MAIN STREET, SUITE 800
IRVINE, CA 92614
PHONE: 949.809.3388
BURTON STUDIO
307 S CEDROS
SOLANA BEACH CA 92075
PHONE: 858.794.7204
L 105
LANDSCAPE PLANTING PALETTE
Site Development Review
04/27/22
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
7 BEA CH
Y OF N V P OR T_
Hu 7 J--.L BRAND-ED, BE -ENCE S
900 NEWPORT CENTER DRIVE
NEWPORT BEACH., CA. 92660
mom
a
100,
j O
HOTEL
NEWPORT BEACH
MARRIOTT
RESORT & SPA
(NOT A PART) ,�
BRANDED
RESIDENCES �`� �
PARKING
STRUCTURE i
PROP. , I
LOT LINE r o •
- C _
—NEWPORT CENTER DRIVE
INDEX MAP
1 "=100'
SHEET INDEX
ABBREVIATIONS & LEGEND
BF
BACKFLOW
— —
RIGHT OF WAY/PROPERTY LINE
TITLE SHEET
C-01
BLDG
BUILDING
—
CENTER LINE
CB
CATCH BASIN
CONCEPTUAL GRADING
C-02
CL
CENTER LINE —
— — — — — — — —
EXISTING EASEMENT
DW
DOMESTIC WATER —
— — — — — — — —
PROPOSED EASEMENT
SECTIONS
C-03
ESMT
EASEMENT
LOT LINE
EX.
EXISTING
CONCEPTUAL UTILITY
C-04
RETAINING WALL
FH
FIRE HYDRANT
SIGNAGE & STRIPING PLAN
C-05
FW
FIRE WATER
50 EX. CONTOUR
L
LENGTH
w —
EXISTING WATER MAIN
OPEN SPACE EXHIBIT
C-06
P/L
PROPERTY LINE —
ss -
EXISTING SEWER MAIN
R/W
RIGHT OF WAY
=
=
EXISTING STORM DRAIN
GRADE PLANE EXHIBIT
C—O7
SD
STORM DRAIN
—
CATV
EXISTING CABLE TV LINE
EXISTING TOPOGRAPHIC & SITE SURVEY
C-08
E
EXISTING ELECTRIC LINE
—
ECTs) —
EXISTING TRAFFIC SIGNAL CONDUIT
TRUCK TEMPLATES
C-09
G
EXISTING GAS LINE
TRUCK TURN STUDY
C-10
T
EXISTING TELEPHONE LINE
*_0
EXISTING STREET LIGHT
—
PRIVATE STORM DRAIN LINE
8•ss
PRIVATE SEWER LINE
PROPOSED MODULAR WETLAND
AK
FIRE HYDRANT
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
FUSCOE ENGINEERING
16795 VON KARMAN, SUITE 100
IRVINE, CA 92606
PHONE: 949.474.1960
BIG CANYON
COUNTRY
CLUB
SANQ CLE ENTE DR
FOUR
SEASONS
QHOTEL
S
NEWPORT FASHION SPSp
BEACH I— ISLAND
COUNTRY o
CLUB
w
z
SITE
N
LOCATION MAP
NTS
FLOOD ZONE
THE AREA OF LAND SHOWN HEREON LIES ENTIRELY WITHIN FLOOD ZONE "AE", AS DEFINED ON INFORMATION PUBLISHED BY U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT AS REFLECTED BY FLOOD INSURANCE RATE MAP PANEL NO. 06059CO382K, EFFECTIVE 3/21/2019
OWNER SITE ADDRESS
NEWPORT CENTER HOTEL, LLC 900 NEWPORT CENTER DRIVE
4901 BIRCH ST NEWPORT BEACH, CA 92660
NEWPORT BEACH, CA 92660
CONTACT: KEVIN MARTIN
PHONE: (949) 838-1274
CIVIL ENGINEER
ORIANA SLASOR, P.E.
OF Ess
FUSCOE ENGINEERING, INC. �o eRoNq`
16795 VON KARMAN, SUITE 100 �� Fy
IRVINE, CA 92606
PHONE: (949) 474-1960 N0. C63451 m
FAX: (949) 474-5315 Exp. 09/30/22 M
� ggA_
ram_ CIVIL n \
LEGAL DESCRIPTION
PARCEL 2, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP 2004-225 FILED IN BOOK 361, PAGES 1, 2, AND 3 OF PARCEL MAPS, IN
THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, AS MODIFIED BY THE PARCEL MAP CERTIFICATE OF CORRECTION RECORDED APRIL 23, 2008 AS INSTRUMENT NO. 2008-190230 OF OFFICIAL RECORDS.
BASIS OF BEARINGS
BEARINGS HEREON ARE IN TERMS OF THE CALIFORNIA COORDINATE SYSTEM OF 1983 (CCS-83) ZONE VI, 2017.50 EPOCH, AS DERIVED LOCALLY BY ORANGE COUNTY HORIZONTAL GPS CONTROL STATIONS TRAK AND SACY, BEING N30°42'07"W AS PUBLISHED BY THE ORANGE COUNTY SURVEYOR. ALL DISTANCES WERE SCALED TO GROUND BY APPLYING THE COMPUTED COMBINATION FACTOR (CF) 0.99996333.
BENCH MARK
ELEVATIONS HEREON ARE IN TERMS OF THE NATIONAL VERTICAL DATUM (NAVD88), BASED LOCALLY ON THE COUNTY OF ORANGE BENCHMARK:
3K-46-91 = 95.484 FEET (1991 LEVELED)
EARTHWORK
CUT: 177,200 CY RAW
FILL: 5,800 CY RAW
NET: 205,700 CY EXPORT
ASSUMES 24" MAT FOUNDATION FOR GARAGE & 10' MAT FOUNDATION FOR HOTEL PARKING, 20% CONTINGENCY FOR BULKING, OVER —EX, WALL & UTILITY SPOILS.
C-01
TITLE SHEET
Site Development Review
F:\Projects\1112\008\Plans\Entitlements\Conceptual Grading Plan\1112-008—cg-01 ts.dwg (4/27/2022 8:42 AM) Plotted by: Maki Inamine 04/27/2022
i
1��j�-7
y 69, O
- 172.13 O
6 / FS
� O �
o 172.09 O
FS 172.19
/ F 0
pC' p' 171.38
FS \\\
2� AA / \
F y�°� 71.20 ° ••
FS
4. / 4.
0'
1 171.60 , O
4.87 171.10TC 5% FS
`
164.32LIP 170.60F 172.20TW o
1 �1.70FS PROP FIRE TRUCK
162 3.54TW 1f o \ TURN -AROUND &
62.84LIP 176.0 EMERGENCY ACCESS o
/ ,/ 16 . 7TC FG I EASEMENT GRADING LIMIT
160.8 \ 162. F 6.0 176.40
(16 61.47TC \ FG FS /
160.97FL / 75.3 PROP LOT LINE O
g FG s'
61.87TC \ � 174.14
161.37FS FIG 77.2 176.0 1 S
S6.40 ��ti
160.20T "°168 7�G TW 6G 0 176.40 �s 173. 173.�f o o o
p4i,s'S� P L (156.4F �� 177. Fs 73.2 FS FS
0.11TC �/° 7.20
0-)S ~°
'Spy �O,p 0 159.61 FL `Lip 176.40
F 9,p T,S \GB IN
S
159.46FS\ 177 7 \ S •50 1
�a�e PROP EMERGENCY
I ACCESS EASEMENT
I ° 178.00 FS
16 .00 178.00FF �� • �g FS �\ �i�ljr,�.
OF
159.8 ` ` S 177.98FS \� M} --L
15 �O / 178.00FF \ 7' 178.00 � �� L
�, 177.98FS
160.20T � A `�'� �`�. �UM a
159.15E it
(154 160.00 178.00FF = '
15 FS 178. OFF 177.98FS \ 17 00
177.9 \ 7
/ �Qy 177.7 \ / 1 FF
°
1\ 1 .98FS
60.00 FS \ 178.00FF \ FG • ' o
�77.98F� 178.00FF
177.98FS-
176.-
148.1 FG 160.00 .•. FS �jl 3 ` //�r�/ II PROP. PARKING
158.20TCFS STRUCTURE
158.20TW 178.00FF
157.70TG �u I ir/
150.2FG � 177.98FS
8' RET 2�LP 158.28 .•. °
° FS 0.75% FS �F �,
176.30TC J _ _ PATH OF TRAVEL
17 ,8 r TO HOTEL
175.80FS
178.00FF FS
�� �• / ` 1) 177.98FS
176.38 177.7 �� II 11����
% .
71.8 c S 22, Ci FS 0,�.� `Z7.5 �
159 �� FG _ PROP. PARKING STRUCTURE
(a �g �\\\\\�\111i �!�� '�ii�� ;• 175.60TC 176.38 \
oy
Fs ° LEVEL 2 - 183.20GFF
° / LEVEL 1 - 173.70BFF
1 160.00 • ❖ ••• L PROP LOT LINE LEVEL 64 - 135.95GFF
�' °
175.30TC
174.80FS �j - 178.00FF 17 F / '''ir �\
160.00 174.79TC p.75% PROP EMERGENCY
�9s ,pp 2�, FS ••• ° 174.29FS �. - �'Q a ••• ° ° •• 0 177.98FS 7.98 /ii,��� ACCESS EASEMENT PROP 4 X15 MODULAR
O'LlF �'�iy X 160. ��� ����au�i!��%� ° % r• a 00 177. 29�/ WETLAND SYSTEM c �T,� '`% \ ;• ° FS \��� �11IIr /r, • r- X BUILDING & FOUNDATION TO •• �� \ �/ 1 m STAY OUTSIDE EASEMENT
174 4FS o GATE - ° ° �\ / \��a�a� F7.
�'ir/l\\ cn
. 174.26TC 23' PROP. TRENC • • _ / • 17T25 \ 1 FG PROP SEWE .. ° 173.76FS :• DRAIN o .0 / x Fr_QY
� 100 SIDEWALK
160.91ES- • R=4' \� ., $RO BL G ' °� !lye _ •=��''�/nnii���� _ - / J 7.54 ENTRANCE TO ° `�� _ - ) 59
UND �ND' �?- -: - ---
Cr1 / 168.31 74.1 �`� :. 2 A\ 0173.8 L • = J ,!
RKING GARAGE �
X�/� 1 TIN FGr�/ripll� 12 �1 ° :. ° • �,?�\-I�%�� F� • -'®(0.78� - ---- �� 6 0 1 0 � � Z i � �-��� � • _ �, - �`'�, p' X. STOP PROP 20 DW � / 7• - * ` R=27 (YPRO j TREE -EGRESS
P.
\ ° ��ri • _ �: III _ ' a BOARDING AR TL
rzo17 01 FS / 1111� PAINT CUROE_CURB-RED J - - OZ /
PROP FIRE DCD M
111 � a N 0 1 L
37 PBP. GATES 1 - `I►r/ 72� �� r x PROP IRRIGATION ------ - - - -- ----- �I PROP WATER METER
168.31T , / / �� // �' �0•�$%� 1 LINE OF IGHT .METER & BACKFLOW- \167.81 FS 0"CF 173. 2 _
68.5 ►rl l i� o
� FS •
'i 1 % �I
�-/ 53
171.00 - ® PROP 46' DWYBkoo
i
E FH /
npo0�
BW \/
• ROP 8'X
9 / MODULAR ND
F 'i SXI S /
/ 170.3E URN -AROUND PROP SD MH
/ 169.9FL OP 2 BEFORE
DW
JO INE F SIGHT
EX LEFT TURN
0-) / / / o / / / POCKET
THE RITZ-CARLTON RESIDENCES NEWPORT CENTER HOTEL, LLC FUSCOE ENGINEERING 4901 BIRCH STREET 16795 VON KARMAN, SUITE 100
NEWPORT BEACH, CA 92660 NEWPORT BEACH, CA 92660 IRVINE, CA 92606 PHONE: 949.838.1274 PHONE: 949.474.1960
Site Development Review
F:\Projects\1112\008\Plans\Entitlements\Conceptual Grading Plan\1112-008-cg-02cg.dwg (4/27/2022 9:32 AM) Plotted by: Maki Inamine \ (D
184.001'F
\\
1 3.56T \ .
Gs
PATH OF TRAVEL
0\
1r �iGr6`) S) TO HOTEL
GRADING LIMIT \ \
O\
1 3.2 TC \
1 2. FFS - • \ \ 0 /
oit Irr
'rrnnrn \\
WERE
sw
```f L_► �.: �__
Ll �
30' 0' 15' 30'
SCALE: 1 " = 30'
C-02
CONCEPTUAL GRADING
04/27/2022
185
185
P/L
180
6' 24.00' 7.00'
180
i
FIRE ACCESS ROAD
175
�
175
170
-----_______
PROP.
170
JOIN EX.
�
FINISH GRADE
I
FINISH
i
SURFACE
165
165
EX. FINISH
GRADE N ,
160
I _ PROP. CURB
160
i & GUTTER
i PROP.
155
— - - -
-
�- RETAINING
155
WALL
8' MAX
150
------
150
145
145
SECTION A
SCALE: 1 "=10' �O3
185
P/L
180 I
11.38'
175
i
JOIN EX.
170 FINISH GRADE I
EX. FINISH
165 GRADE
160
200
195
190
185
180
175
170
165
160
PROP.
BUILDING
F=178.00 1 1 11
SECTION D
SCALE: 1 "=10' �O3
8.50'
LEVEL 131
PROP.
FINISH
SURFACE
32.30'
185
180
-PROP.
FINISH 175
SURFACE
16.13' MIN
ALONG R/W
LEVEL B5
120 120.00GFF 120
115 10' MAT SLAB 115
(TO BE CONFIRMED)
110 110
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
Site Development Review
F:\Projects\1112\008\Plans\Entitlements\Conceptual Grading Plan\1112-008—cg-03xs.dwg (4/27/2022 9:00 AM) Plotted by:
170
165
160
R/W
8.35'
200
195
190
185
180
175
170
165
160
7.65'
EX.
BUS STOP
JOIN EX.
FINISH GRADE
185
P/L
180 8.67'
i
175
I
170
5.00' 3.6
165 i
i
160 I
PROP.
155 RETAINING WALL
8' MAX I
EX.
150
GRADE ,
145
24.79'
FIRE ACCESS ROAD
17.76'
iiji
i
7' i
PROP. SD
GRATE PROP.
FINISH
i SURFACE ILEVEL 131
i
PROP.
UNDERGROUND
i
PROP. CURB PARKING
& GUTTER LEVEL B2
SECTION B
SCALE: 1 "=10' �O3
P/L
16.98'
i DRIVEWAY
8.00' 8.98'
PROP. FINISH
SURFACE
PROP. TRENCH
DRAIN
-------------- 18% 9
LEVEL 131
LEVEL B5
120 12
115
110
i
i
i
i
PROPOSED I
SUBTERRANEAN
GARAGE
i
10' MAT SLAB 120
(TO BE CONFIRMED)
115
110
120
115
110
LEVEL B5
120.00GFF
EX.
FINISH
JOIN EX. FINISH SURFACE
SURFACE
SECTION E
SCALE: 1"=10' C103
NEWPORT CENTER 200
DRIVE WEST
CL 195
65.00'
38.55' 10.45' 190
EX. MEDIAN
185
180
EX. FINISH--\
GRADE- ---- -
170
165
160
SECTION F
SCALE: 1 "=10' �O3
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
Maki Inamine
FUSCOE ENGINEERING
16795 VON KARMAN, SUITE 100
IRVINE, CA 92606
PHONE: 949.474.1960
10' MAT SLAB
(TO BE CONFIRMED)
10.00'
WALK
185
180
175
170
165
160
155
150
NEWPORT CENTER
DRIVE WEST
CL
120
115
110
185 P/L
10.35'
180
i
175 1 5.00' 5.35'
i
170
I
165 '
i
160 EX. FINISH
GRADE : r
150
200
200
LEVEL 2
195
195
8.50'
190
190
PROP.
BUILDING
185
185
-
180
180
LEVEL 1
F=178.00 1
175
175
170
170
165
165
160
155
150
20.00'
FIRE ACCESS ROAD
PROP.
FINISH
SURFACE
PROP.
CURB
-PROP.
V-GUTTER
PROP.
RETAINING WALL
8' MAX
185
4.94' 9.02' PROP. FINISH
SECTION C
SCALE: 1 "=10' �O3
SURFACE
180
PROP.
POOL
--- 175
PROP.
170
V-GUTTER
PROP.
165
RETAINING WALL
8' MAX
160
155
150
200
P/L
195
ROOF
27.89' i
LANDSCAPE PROP. 190
PARKING
EX. FINISH STRUCTURE
PROP. i SURFACE LEVEL 2
FINISH o i 183.45GFF 185
SURFACE
- - - - -
-PRGP. 180
__+ i SWALE
VEL 1 175
i
- EX GARAGE
3.32' MIN1,5.941 BOTTOM ON 170
ALONG P L STREET SIDE
165
LEVEL 131 I - - - - - - -
� 160
I LEVEL B4 EX GARAGE
135.95GFF BOTTOM ON
TEL SIDE
i (161.1f)
I2' MAT SLAB
i (TO BE CONFIRMED)
i
LEVEL B5
120 120.00GFF 120
115 10' MAT SLAB 115
(TO BE CONFIRMED)
110 110
SECTION rG
SCALE: 1"=10' �O3
NOTE:
BASEMENT EXCAVATION BELOW WATER
TABLE MAY REQUIRE DEWATERING.
C-03
SECTIONS
04/27/2022
51D
PL
�� FY-1o1,
PP41111111.111 �1
r
: m
on
•
\ • \\\ `\\\\\\\III /
/ ` • ` °
-� 00\\\\
V.
000
/14/111- ;•\\\\ I I LEVEL 2 — 183.20GFF = \
LEVEL 1 — 173.70BFF000
`\Q
,��, / •• o C o = / LEVEL B4 — 135.95GFF
00 ••• ° ••• o `\\\III I I / — '// / I I I I \ \
/ _ - •• • ° \\\\\\\III 1/// _
0 / • •• o o •• i• �\ //// \\\\\\\I II I/ \ / i i \
a
•
i� m \
;. ° a / EX. BUS STOP EX. 2—HR PROP. SIGN EX. 2—HR a`
• / — ` PARKING SIGN
\ •• /, SIGN TO BE RELOCATED RELOCATION PARKING SIGN
- . � \\\\\\\\\III ° \Ilu►// / \\� TO BE RELOCATED
—PARKING
= I I —
\\� .. ° EX. 2—HR _ _ _ rlI I 1\\\ _ —
X� //\o\\\\\In1// ---- -- ----
,,, %,/\� ••• 1 =- \_ � PARKING SIGN • � J °
/ — III — — ---
/// II n\ , PROP. SIGN - \\`` _ _ �` _ ----
' R W
a ° RELOCATION - J I I \® 6' ® PACES)
/ / �` III/ /'''' /11111\\\`� ;• \ EX. 2—HR ! '''
p _ / �\ J ° �' 60.7' IL. 3 SPACE J
/ \\\\\\\\\II /// 1 -PARKING SIGN , — \``�\ — -- �C' _ L0S8 OF 3 X. / 6 SPApES� PROP. BUS STOP _ U, )
� TO BE RELOCATED _ _ — _ J
•=\\\\��I I// n EX pF 1) _ SIGN RELOCATION _ _ _ — — —
�129.5pE OSS
5S
PROP. SIGN`IIII• — 114 2�AVA�L t G i —
RELOCATION EX. 2—HR o
PARKING SIGN°' //III.`` �,`' J r ° 9�
EX. 2—HR TO BE REMOVED
PARKING SIGN
TO BE RELOCATED - ' //1IIII\0\` X4 XCD
i
SP P��S
e�
o LASS OF /CD
i
O v / XP
i
0) X0-) , o 30' 0' 15' 30'
LEGEND SCALE: 1 " = 30'
i
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
Site Development Review
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
FUSCOE ENGINEERING
16795 VON KARMAN, SUITE 100
IRVINE, CA 92606
PHONE: 949.474.1960
EXISTING RED CURB
PROPOSED RED CURB
r1X' I EXISTING CURB LENGTH FOR STREET PARKING
-� PROPOSED CURB LENGTH FOR STREET PARKING
C-05
SIGNAGE AND STRIPING
PLAN
04/27/2022
OPEN SPACE:
PROVIDED
COMMON OPEN SPACE:
9,496 SF
GROUND LEVEL OUTDOOR AMENITIES -
7,278 SF
LEVEL 16 OUTDOOR AMENITY -
2,218 SF
COMMON INDOOR SPACE:
32,424 SF
GROUND LEVEL INDOOR AMENITY -
8,871 SF
LEVEL 16 INDOOR AMENITY -
4,494 SF
LEVEL 17 INDOOR AMENITY -
2:045 SF
LEVEL B2 INDOOR AMENITY -
17,014 SF
PRIVATE OPEN SPACE:
143,038 SF
UNIT INSTANCES -
159 UNITS
®® PRIVATE OPEN SPACE PER UNIT - _ _ _ _
_ _ _ _899SF/UNIT
TOTAL PROVIDED:
184,958 SF
COMMON OUTDOOR OPEN SPACE
NON -LANDSCAPE AREA
22,272 S.F.
LANDSCAPE AREA
43,226 S.F.
TOTAL AREA
65,498 S.F.
POOL AREA
853 S.F.
i
/ _x /
v jXO
cn
THE RITZ-CARLTON RESIDENCES NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660 NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
Site Development Review
F:\Projects\1112\008\Plans\Entitlements\Conceptual Grading Plan\1112-008—cg-06os.dwg (4/27/2022 9:09 AM) Plotted by: Mcki Inomine r%
FUSCOE ENGINEERING
16795 VON KARMAN, SUITE 100
IRVINE, CA 92606
PHONE: 949.474.1960
i
i r
I
J
-NEWP RT CENTER`' DRIVE -x-
__x PO
—
CA
Ll �
\/r _ 9 _
30' 015' 30'
SCALE: 1 " = 30'
C-06
OPEN SPACE EXHIBIT
04/27/2022
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
R JW NEWPORT CENTER DRIVE WEST
— - — ------------
--
-----------
FUSCOE ENGINEERING
16795 VON KARMAN, SUITE 100
IRVINE, CA 92606
PHONE: 949.474.1960
30' 015' 30'
SCALE: 1 " = 30'
C-07
GRADE PLANE EXHIBIT
Site Development Review
F:\Projects\1112\008\Plans\Entitlements\Conceptual Grading Plan\1112-008—cg-07gp.dwg (4/27/2022 9:11 AM) Plotted by: Maki Inamine 04/27/2022
o/
BENCH MARK:
O�
X CA
ELEVATIONS HEREON ARE IN TERMS OF THE NATIONAL
VERTICAL DATUM (NAVD88), BASED LOCALLY ON THE COUNTY
OF ORANGE BENCHMARK: i O
3K-46-91 = 95.484 FEET (1991 LEVELED) 1")0 168.41 169.1 169.52 0 BDC BDC BDC-\"
(166. 169.85 00
BASIS OF BEARINGS:
/,F0 D X .
BEARINGS HEREON ARE IN TERMS OF THE CALIFORNIA COORDINATE SYSTEM �/ 169. X CA OF 1983 (CCS-83) ZONE VI, 2017.50 EPOCH, AS DERIVED LOCALLY BY 16 169.85 BDC .4 ORANGE COUNTY HORIZONTAL GPS CONTROL STATIONS TRAK AND SACY, 158gDC EXI ING BEING N30°42'07"W, AS PUBLISHED BY THE ORANGE COUNTY SURVEYOR. / 175.47 ALL DISTANCES WERE SCALED TO GROUND BY APPLYING THE COMPUTED .60 169.50 BDC 1 7 C CRETE COMBINATION FACTOR (CF) 0.99996333. F BDC 175.51 \ EXISTI dp
5 X � POOL
C X BDC
EXISTING TOPOGRAPHIC SURVEY a 5.6 1 77.52L X�f'
o`
SITE -VERIFIED TOPOGRAPHY SURVEY WAS PERFORMED BY FUSCOE ENGINEERING ON 2021 -05-21 . BDC BDC ° / 177.57 0 0
BDC
Ls (156.60 �`1 4. `"
S �. Teo ��� FG ° CBDC XP
w EXISTING \
12/07/2021 �, �� �� / �17 5.0 0 N
G
KURT TROXELL, L.S. 7854
DATE a ,� r ��° 175.44 NEWPORT BEACH
o BDC - - - - -
--- r � 1 172.60 175.3 BDC \ MARRIOTT HOTEL SPA
* * ��°' BDC 175.00 BDC - C> . o
No. 7854 �� 166.70 BDC L B D C �, L - j
°F cAL�� BDC 175.00 L x
�� BDC 7
15 .10 � 0 5C
176.25' 2
C
80 J BDC o L
X CD EXISTING 17 ISTING 00
BUILDING C 17 1 \`� CA
5 0 FF = 175.50 3DC
� OOrl BDC F_ ,\ \ o �
175.50 175.00 17 0 175.00 BDC d
BDC BDC BDC
DC
� J � 175.50 � \\ 0D XI TIVE
\ BDC
148.20 X u 7 0 - - - - - o - - - - PA RS
F / W - ---------�--�- -� °
/ 1�75,75 0 CA 00
/ ° IBDC X
/ 17 .70 BD BDCI ± c
1313 G 1 .20F �(i84�.291W) _ _ _ )15.54 I EXISTING 177.40FS / 174.40FS 1 .7 T - S189.71 TW _ - -CONCRETE ( �� - 184.29TW � (185.83TW) X � �80
/ (189.76TW)r r�r _ - ( ) _
PARKING �
/ I �� X P STRUCTURE J
X . � I X . o EXISTING �, �
I
I
I
I X. >
> N P R 0 P�. LOT LINE , X PPAVEM
AC X.176 3 T
x
� BDC 1 EXISTING J s X
71 I
4 8 176.E 172.00FS CONCRETE _ _ o o
LK 7(182.41 TW) PARKING o 0 =12 19 37 L=402.32 R=1870.00, J o ' STRUCTURE R 70 00 o J
.08 0 �„ 175.36--------- ®- -- ---- ®. 177.54 J
X c� '�A _ _ o '32'=542 - - 176.00 BW B
36 d _---- BW 1 FL FL 177.00 178.00
--- -
v, s ' 17 - - C, �� J X °D J
- - �' 174. - - -IVEWP RT CENTER `� DRIVE WEST- X__j
/0 L J - ------ ----------------__-----_ �(00
- X� ____- o --_ _ cal
op
173.01 _FL
® BWCA
r
X N
_ 17 .65 cyl LEGEND �
9' / BDC BUILDING CORNER 30' 0 15' 30'
/ J
BW BACK OF WALK
W
ooa 70.22
FL X o f-
THE RITZ-CARLTON RESIDENCES NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660 NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
Site Development Review
F:\Projects\1112\008\Plans\Entitlements\Conceptual Grading Plan\1 1 12-008-cg-07tp.dwg (3/25/2022 11:36 AM) Plotted by: Maki Inamine
FUSCOE ENGINEERING
16795 VON KARMAN, SUITE 100
IRVINE, CA 92606
PHONE: 949.474.1960
CL
CENTERLINE
EX
EXISTING
FF
FINISHED FLOOR
FL
FLOW LINE
FS
FINISH SURFACE
PL
PROPERTY LINE
R/W
RIGHT OF WAY
TW
TOP OF WALL
EXISTING PALM
SCALE: 1 ' = 30'
C-08
EXISTING TOPOGRAPHIC &
SITE SURVEY
04/27/2022
18.49 O
\ �CIV
1 \ \�qti�
\
18.49 O
\A °
o�
\
SO \
®
10T
1 3 9 10.96
Ford Expedition
p
\
2019 \
\
3.19 10.96
fiord Ex edition
p
2019 \ \
•
Width
feet \ \ \
6.66 \ S
Width
feet :• �O
: 6.66 \ \ \
Track
•' 0\
6.54 \
Track
\ \
6.54 /
o
Lock to Lock Time
6.0 \ \
/ o \
Lock to Lock Time
\
6.0 \ \
\
A
;. Steering Angle
379 �\
\
Steering Angle
37.9 \
°
•
_ _
\�U s 2 � 9
ED
\
\
-
:•
� \
\
100
lope
SO
00 • •
0 000 000
/
• 00
19.69 \\ oe 11,
e
\ \
2.36 11.48
. S
Delivery Van
\\
/
Width
feet \
6.89 \ \\
\
\
\
Track
Lock to Lock Time
6.89 SO \
6.0 \
Steering Angle
46.2 :• \
\
C:D
'•
I
C-09
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
Site Development Review
NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
P i r z a e
A&ASSOCIATE S,INC.
30 Executive Park T: 949 851-1367
Suite 270 F: 949 851-5179
Irvine, CA 92614-4726
VEHICLE TURN PATHS - ARRIVAL AREA
04/26/2022
••
THE RITZ-CARLTON RESIDENCES
NEWPORT BEACH, CA 92660
Site Development Review
7.50 33.00
U_ 0.00
� \ 3.00 12.50
\ WB - 40
\ feet
\ Tractor Width : 8.00 Lock to Lock Time : 6.0
Trailer Width 8.00 Steering Angle 20.3
Tractor Track 8.00 Articulating Angle 70.0
Trailer Track 8.00
q w
� s
yT a 2678
\ \ /6 \� \
\
••
AASHTO 2018 (U�� /
9 NEWPORT CENTER HOTEL, LLC
4901 BIRCH STREET
NEWPORT BEACH, CA 92660
PHONE: 949.838.1274
P i r z a e
A&ASSOCIATES,INC.
30 Executive Park T: 949 851-1367
Suite 270 F: 949) 851-5179
Irvine, CA 92614-4726
T-
- 4 ==
�= AA
L-
7.50 3.00 12.50
WB - 40
feet
Tractor
Width
: 8.00
Lock to Lock Time 6.0
Trailer
Width
8.00 Steering Angle 20.3
-'�
Tractor
Track
8.00 Articulating Angle 70.0
Trailer
Track
8.00 \\\ \\\ C:D I
WB— 40
AASHTO 2004 (U _',
C-10
VEHICLE TURN PATHS - SERVICE AREA
04/26/2022
PROP. RET WALL
24. S
EX. TREE TO
BE REMOVED
LEGEND
VESTING TENTATIVE TRACT MAP NO. 19222
(CITY OF NEWPORT BEACH TENTATIVE TRACT MAP NO. NT2021-003)
IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA
FOR CONDOMINIUM PURPOSES
PROP. BLDG
GROUND LEVEL
VEHICLE PARKING
160.20TW
159.65TC
159.15FL
ENTRY
158.20TC
157.70TG
158.20TW
150.2FG
8' RET
PUMP STORM WATER TO
NEWPORT CENTER DRIVE
PROP. RET WALL--,
PROP. BLDG WALL
P 'X20'
ODULAR WETLAND
SYSTEMS
CNNECT TO \
EX 18" SD
VEHICLE \
TURN -AROUND
BEFORE GATE
LINE OF SIGHT
RIGHT OF WAY/PROPERTY LINE
CENTER LINE
- - - - - - - - - EX. EASEMENT
PROPOSED LOT LINE
PROPOSED RETAINING WALL
EXISTING RETAINING WALL
170 EXISTING CONTOUR
w - EXISTING DOMESTIC WATER
Fw - EXISTING FIRE WATER
ss - EXISTING SEWER MAIN
EXISTING STORM DRAIN
�'
m
/o
r Lo
1 '
i
os 173.09
/ 171.18 FS
�d FS _
172.22
S
EX. HOTEL 61
BUILDING TO
BE DEMOLISHED PARCEL 2
�173.73 i MAP 2004-225, BOOK 361, PAGES 1-3
y� o� ��-� ��� ' FS f 00 APN: 939-631-80
y�x\ 9 ; 171.20 PROP. FIRE COPING o/
--------- �- TRUCK LOT 1
TURN -AROUND &
1 EMERGENCY
PROP. RET WALL FS �I ACCESS ESMT �j J ` \
EX. HOTEL BUILDING
TO REMAIN
61.16TC '� / \ v\\ PROP. LOT % 174. J
60.66FS ' �� LINE �_ FS
�\ \" 174.14 4$,22„
- NEWPORT DWY 6 C3 �i4{ I_=37.44 ,
t.
CENTER DRIVE 2y.�O=
WEST.. -
I.
S .
oco3:
GO C/) o
C14 O CV
w w w
EXISTING EASEMENTS
(i PUBLIC UTILITY EASEMENT, BOOK 11301, PAGE 1203 (TO REMAIN) WATERLINE EASEMENT, BOOK 11318, PAGE 1747 (TO REMAIN)
15' UTILITY EASEMENT 93-3805 (TO REMAIN)
SOUTHERN CALIFORNIA EDISON COMPANY PUBLIC UTILITIES EASEMENT INST. 85-149874
50' 0' 25' 50'
SCALE: 1 " = 50'
04 R=945 0p,
LINE TABLE
LINE #
LENGTH
BEARING
L1
12.90'
N00° 1 6'04"E
L2
9.70'
N89°45'48"E
L3
12.84'
N00°23'09"W
Curve Table
Curve #
Length
Radius
Delta
C 1
12.53'
19.50'
36.82'
C2
3.45'
19.50'
10.14'
C3
10.75'
1010.00'
1 0.61 '
S p,N
�o
NEWPORT
BEACH
COUNTRY
CLUB
SITE
IENTE DR
FOU!X,
SEASS
HOTo
O�
FASHION
ISLAND
0 w
LOCATION MAP
NITS
GENERAL NOTES
BIG CANYON
COUNTRY
CLUB
1. EXISTING LAND USE: HOTEL
2. PROPOSED LAND USE: HOTEL & HOTEL BRANDED RESIDENCES
3. NO PUBLIC UTILITIES ARE PROPOSED FOR THIS PROJECT
4. SEWAGE DISPOSAL SERVICE IS PROVIDED BY CITY OF NEWPORT BEACH
5. WATER SERVICE IS PROVIDED BY CITY OF NEWPORT BEACH
6. NO PUBLIC AREAS ARE PROPOSED
7. SEE LANDSCAPE PLANS FOR TREE PLANTING
8. SEE CONCEPTUAL GRADING PLAN FOR DIRECTION OF FLOW OF WATER
COURSES
AREAS
GROSS AREA = 415,004 SF (9.527 AC)
LOT 1 = 294,137 SF (6.752 AC)
LOT 2 = 120,868 SF (2.775 AC)
FLOOD ZONE
THE AREA OF LAND SHOWN HEREON LIES ENTIRELY WITHIN FLOOD ZONE "AE", AS DEFINED ON INFORMATION PUBLISHED BY U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT AS REFLECTED BY FLOOD INSURANCE RATE MAP PANEL NO. 06059CO382K, EFFECTIVE 3/21/2019
OWNER SITE ADDRESS
NEWPORT CENTER HOTEL, LLC
4901 BIRCH ST
NEWPORT BEACH, CA 92660
CONTACT: KEVIN MARTIN
PHONE: (949) 838-1274
CIVIL ENGINEER
900 NEWPORT CENTER DRIVE
NEWPORT BEACH, CA 92660
ORIANA SLASOR, P.E.
FUSCOE ENGINEERING, INC. o QROFEss�o^
16795 VON KARMAN, SUITE 100
IRVINE, CA 92606
PHONE: (949) 474-1960 N0. C63451
FAX: (949) 474-5315 LU
cr Exp.09/30/22
* .- a
Sr CIVO-i
LEGAL DESCRIPTION
PARCEL 2, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP 2004-225 FILED IN BOOK 361, PAGES 1, 2, AND 3 OF PARCEL MAPS, IN
THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, AS MODIFIED BY THE PARCEL MAP CERTIFICATE OF CORRECTION RECORDED APRIL 23, 2008 AS INSTRUMENT NO. 2008-190230 OF OFFICIAL RECORDS.
BASIS OF BEARINGS
BEARINGS HEREON ARE IN TERMS OF THE CALIFORNIA COORDINATE SYSTEM OF 1983 (CCS-83) ZONE VI, 2017.50 EPOCH, AS DERIVED LOCALLY BY ORANGE COUNTY HORIZONTAL GPS CONTROL STATIONS TRAK AND SACY, BEING N30°42'07"W AS PUBLISHED BY THE ORANGE COUNTY SURVEYOR. ALL DISTANCES WERE SCALED TO GROUND BY APPLYING THE COMPUTED COMBINATION FACTOR (CF) 0.99996333.
BENCH MARK
ELEVATIONS HEREON ARE IN TERMS OF THE NATIONAL VERTICAL DATUM (NAVD88), BASED LOCALLY ON THE COUNTY OF ORANGE BENCHMARK:
3K-46-91 = 95.484 FEET (1991 LEVELED)
AIR QUALITY AND GREENHOUSE GAS ANALYSIS
THE RITZ-CARLTON RESIDENCES PROJECT
NEWPORT BEACH, CALIFORNIA
LSA
February 2022
AIR QUALITY AND GREENHOUSE GAS ANALYSIS
THE RITZ-CARLTON RESIDENCES PROJECT
NEWPORT BEACH, CALIFORNIA
Submitted to:
Lyon Living
4901 Birch Street
Newport Beach, California 92660
Prepared by:
LSA
2565 Alluvial Avenue, Suite 172
Clovis, California 93611
(559) 490-1210
Project No. NCH2101
LSA
February 2022
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
TABLE OF CONTENTS
TABLEOF CONTENTS............................................................................................................................... i FIGURESAND TABLES............................................................................................................................ iii
LIST OF ABBREVIATIONS AND ACRONYMS............................................................................................ iv
INTRODUCTION.......................................................................................................... 1 ProjectDescription........................................................................................................................ 1 ProjectLocation..................................................................................................................................1 SurroundingLand Uses.......................................................................................................................3 ProposedProject................................................................................................................................ 3 ProjectConstruction........................................................................................................................... 6 Existing Sensitive Land Uses in the Project Area................................................................................6 BACKGROUND............................................................................................................ 7 Air Pollutants and Health Effects.................................................................................................. 7 Ozone.................................................................................................................................................8 CarbonMonoxide...............................................................................................................................8 ParticulateMatter..............................................................................................................................8 NitrogenDioxide.................................................................................................................................8 SulfurDioxide.....................................................................................................................................8 Lead.................................................................................................................................................... 9 Volatile Organic Compounds..............................................................................................................9 ToxicAir Contaminants.......................................................................................................................9 Greenhouse Gases and Global Climate Change.......................................................................... 13 CarbonDioxide.................................................................................................................................14 Methane...........................................................................................................................................14 NitrousOxide....................................................................................................................................15 Hydrofluorocarbons, Perfluorocarbons, and Sulfur Hexafluoride....................................................15 BlackCarbon.....................................................................................................................................15 Effects of Global Climate Change.....................................................................................................16 Air Quality Regulatory Setting..................................................................................................... 17 FederalRegulations..........................................................................................................................17 StateRegulations..............................................................................................................................17 RegionalRegulations........................................................................................................................ 20 LocalRegulations..............................................................................................................................22 Global Climage Change Regulation............................................................................................. 23 FederalRegulations..........................................................................................................................23 StateRegulations..............................................................................................................................24 RegionalRegulations........................................................................................................................32 LocalRegulations..............................................................................................................................33 SETTING.................................................................................................................... 35 AttainmentStatus....................................................................................................................... 35 Existing Climate and Air Quality.................................................................................................. 36 Air Quality Monitoring Results.................................................................................................... 37 Greenhouse Gas Emissions Inventory......................................................................................... 37 GlobalEmissions...............................................................................................................................37 P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v i
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
UnitedStates Emissions...................................................................................................................39 State of California Emissions............................................................................................................39 METHODOLOGY........................................................................................................ 40 Construction Emissions............................................................................................................... 40 OperationalEmissions.................................................................................................................40 Greenhouse Gas Analysis............................................................................................................ 41 THRESHOLDS OF SIGNIFICANCE................................................................................. 42 Regional Emissions Thresholds................................................................................................... 42 LocalizedImpacts Analysis.......................................................................................................... 43 Local Microscale Concentration Standards................................................................................. 44 GlobalClimate Change................................................................................................................44 IMPACTS ANALYSIS................................................................................................... 46 AirQuality Impacts...................................................................................................................... 46 Consistency with Applicable Air Quality Plans.................................................................................46 CriteriaPollutant Analysis................................................................................................................47 Health Risk on Nearby Sensitive Receptors......................................................................................54 Odors................................................................................................................................................ 55 Greenhouse Gas Emissions Impacts............................................................................................ 55 Generation of Greenhouse Gas Emissions.......................................................................................55 Consistency with Greenhouse Gas Reduction Plans........................................................................58 CumulativeAnalysis.................................................................................................................... 60 Air Quality Cumulative Impact.........................................................................................................60 Greenhouse Gas Cumulative Impact................................................................................................61 Conclusion................................................................................................................................... 62 APPENDIX
A: CALEEMOD OUTPUT SHEETS
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx «02/08/22»
AIR QUALITY AND GREENHOUSE GAS ANALYSIS
FEBRUARY 2022
THE RITZ-CARLTON RESIDENCES PROJECT LSA
NEWPORT BEACH, CALIFORNIA
FIGURES AND TABLES
FIGURES
Figure 1: Project Location and Vicinity................................................................................................... 2 Figure 2: Aerial Photograph and Surrounding Land Uses...................................................................... 4 Figure3: Site Plan................................................................................................................................... 5 TABLES
Table A: Sources and Health Effects of Air Pollutants..........................................................................10 Table B: Federal and State Ambient Air Quality Standards..................................................................11 Table C: Global Warming Potential of Greenhouse Gases................................................................... 14 Table D: Potential Impacts of Global Warming and Expected Consequences for California ...............18 Table E: Senate Bill 375 Regional Greenhouse Gas Emissions Reduction Targets ............................... 28 Table F: Attainment Status of Criteria Pollutants in the South Coast Air Basin ................................... 35 Table G: Ambient Air Quality at Nearby Monitoring Stations.............................................................. 38 Table H: Regional Thresholds for Construction and Operational Emissions ........................................ 43 Table I: SCAQMD Localized Significance Thresholds (Ibs/day)............................................................. 43 Table J: Tentative Project Construction Schedule................................................................................ 49 Table K: Diesel Construction Equipment Utilized by Construction Phase ............................................ 49 Table L: Project Construction Emissions (Ibs/day)............................................................................... 50 Table M: Project Operational Emissions (Ibs/day)............................................................................... 52 Table N: Project Localized Construction Emissions (Ibs/day)............................................................... 52 Table O: Project Localized Operational Emissions (Ibs/day)................................................................ 52 Table P: Greenhouse Gas Emissions (MT/yr)....................................................................................... 57 P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v
AIR QUALITY AND GREENHOUSE GAS ANALYSIS
FEBRUARY 2022
THE RITZ-CARLTON RESIDENCES PROJECT LSA
NEWPORT BEACH, CALIFORNIA
LIST OF ABBREVIATIONS AND ACRONYMS
°C
degrees Celsius
of
degrees Fahrenheit
µg/m3
micrograms per cubic meter
AAQS
ambient air quality standards
AB
Assembly Bill
AQMP
Air Quality Management Plan
Basin
South Coast Air Basin
CAAQS
California ambient air quality standards
CAFE
corporate average fuel economy
CalEEMod
California Emissions Estimator Model (version 2020.4.0) CaIEPA
California Environmental Protection Agency
CALGreen Code
California Green Building Standards Code
CalRecycle
California Department of Resources Recycling and Recovery CARB
California Air Resources Board
CARB Handbook
California Air Resources Board's Air Quality and Land Use Handbook CAT
Climate Action Team
CCAA
California Clean Air Act
CCR
California Code of Regulations
CEQA
California Environmental Quality Act
CH4
methane
City
City of Newport Beach
CO
carbon monoxide
CO2
carbon dioxide
CO2e
CO2 equivalents
EAP
Energy Action Plan
EO
Executive Order
EV
electric vehicle
FCAA
Federal Clean Air Act
General Plan EIR
2006 General Plan Environmental Impact Report
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v Iv
AIR QUALITY AND GREENHOUSE GAS ANALYSIS
FEBRUARY 2022
THE RITZ-CARLTON RESIDENCES PROJECT LSA
NEWPORT BEACH, CALIFORNIA
GHG
greenhouse gas
GWP
Global Warming Potential
HFCs
hydrofluorocarbons
IPCC
Intergovernmental Panel on Climate Change
LCFS
Low Carbon Fuel Standard
LST
localized significance threshold
MMT
million metric tons
MMT CO2e
million metric tons of CO2e
mph
miles per hour
MPO
Metropolitan Planning Organization
MT
metric tons
MT CO2e
metric tons of CO2e
MT CO2e/yr
metric tons of CO2e per year
NAAQS
national ambient air quality standards
NHTSA
National Highway Traffic Safety Administration
N20
nitrous oxide
NO2
nitrogen dioxide
NOx
nitrogen oxides
03 ozone
Pb
lead
PFCs
perfluorocarbons
PM
particulate matter
PM2.5
particulate matter 2.5 microns or less in diameter (fine particulate matter) PM10
particulate matter 10 microns or less in diameter (coarse particulate matter) ppm
parts per million
PRC
Public Resources Code
project
Ritz -Carlton Residences Project
ROCS
reactive organic compounds
ROGs
reactive organic gases
RTP
Regional Transportation Plan
SAFE
safer affordable fuel -efficient
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v v
AIR QUALITY AND GREENHOUSE GAS ANALYSIS
FEBRUARY 2022
THE RITZ-CARLTON RESIDENCES PROJECT LSA
NEWPORT BEACH, CALIFORNIA
SB
Senate Bill
SCAG
Southern California Association of Governments
SCAQMD
South Coast Air Quality Management District
SCS
Sustainable Communities Strategy
SF6
sulfur hexafluoride
S02
sulfur dioxide
sox
sulfur oxides
SRA
Source Receptor Area
TACs
toxic air contaminants
UNFCCC
United Nations Framework Convention on Climate Change
USEPA
United States Environmental Protection Agency
VMT
vehicle miles traveled
VOCs
volatile organic compounds
Working Group
GHG CEQA Significance Threshold Working Group
ZEV
zero emission vehicle
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v vl
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
INTRODUCTION
This air quality and greenhouse gas (GHG) impact analysis has been prepared to evaluate the potential air quality and GHG emissions impacts associated with The Ritz -Carlton Residences Project (project) in the City of Newport Beach (City), California. This report provides a project -specific air quality and GHG emissions impact analysis by examining the impacts of the proposed uses on regional air quality and nearby sensitive uses. This air quality and GHG impact analysis follows the guidelines identified by the South Coast Air Quality Management District (SCAQMD) in its California Environmental Quality Act (CEQA) Air Quality Handbook,' and associated updates.
This analysis also supports the proposed project's use of an Addendum to the 2006 General Plan Environmental Impact Report (General Plan EIR). This analysis is prepared pursuant to CEQA Guidelines Section 15164(a) which states: "the lead agency or a responsible agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary but none of the conditions described in PRC Section 21166 and Section 15162 calling for preparation of a subsequent EIR have occurred."
PROJECT DESCRIPTION
Project Location
The project site is the Newport Beach Marriott Resort Hotel, located at 900 Newport Center Drive in the City of Newport Beach, California. See Figure 1, Project Location and Vicinity, below. The Newport Beach Marriott Resort Hotel is a 9.53-acre property located immediately southwest of Fashion Island, within Newport Center. The resort hotel campus includes 532 hotel rooms and expansive amenities, including three swimming pools, a day spa, restaurants, conference/ballroom space, meeting rooms, and ancillary support uses. The resort hotel components are contained within five separate buildings and one parking structure.
The buildings range from 30 feet in height to 151 feet in height and overlook the Newport Beach Country Club golf course. The buildings are predominantly oriented towards Newport Harbor and the Pacific Ocean to the south. The attached Existing Site Plan depicts the location of the existing buildings and the unit count.
The project site is accessible from Newport Center Drive and Santa Barbara Drive and includes approximately 698 parking spaces, mostly provided in an underground parking garage and including self -parking and valet parking options. The Newport Beach Marriott Resort Hotel was originally constructed in 1975 and renovated in 1986 including the construction of the Pacific Pointe building and the parking structure. The hotel operates under Use Permit 2095. ' South Coast Air Quality Management District (SCAQMD). 1993. CEQA Air Quality Handbook. Website:
http://www.agmd.gov/home/rules-compliance/ceqa/air-quality-analysis-handbook/ceqa-air-quality- handbook-(1993) (accessed December 2021).
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v
y Mf-lnefs Or
� H
+ Ave
C orona
Del
Mar
High
School
7C
Big
Canyon
Country
Club
The
Hyatt g
NewpBacort Beach
rt Newprt �JS�
Countr s
Golf y
Club Fashion
Course 10f i r,l
E Coast H�
j' Project
Location
HWY
dam_
Balboa
Island
Balboa
Island
Project Location
LSA
N
0 1000 2000
FEET
SOURCE: Bing (2021)
Project Vicinity
County
LEGEND
ProjectLocation
Newport Beach
(tl
uer'ste ACE
_r
Corona del Mar
sib
�; qr
g
CI �
Pacific
View
Memor
Park
Cemete
& Mortu
FIGURE 1
The Ritz Carlton Residences
Project Location and Vicinity
I:\NCH2101\GIS\MXD\ProjectLocation.mxd (1/25/2022)
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
Surrounding Land Uses
The project site is located within the Newport Center -Fashion Island subarea, which is a largely mixed -use area of the City. Newport Center is bounded by MacArthur Boulevard to the east, San Joaquin Hills Road to the north, Jamboree Road to the west, and Pacific Coast Highway to the south.
Land uses in the project area include the Fashion Island Regional Commercial retail shopping center, major commercial office developments, residential developments including the Granville and Meridian condominium communities, and the Colony at Fashion Island apartment homes, and the Newport Beach Country Club. The Meridian condominium community is located immediately adjacent to the project site on the north along Santa Barbara Drive, with the guard -gated Granville condominiums located immediately to the southeast. Mid -rise commercial office buildings are located across Santa Barbara Drive to the north, and Fashion Island is located across Newport Center Drive to the north/northeast. The Newport Beach Country Club golf course abuts the southern property line. See Figure 2, Aerial Photograph and Surrounding Land Uses, below.
In addition to several residential communities, including Meridian, Granville, Colony at Fashion Island, Vivante Senior Housing (currently under construction), and other pending projects, Newport Center is characterized by high- and mid -rise office buildings surrounding Fashion Island, which provide residents and visitors shopping, entertainment, and restaurant amenities. The majority of the high-rise buildings are located in Blocks 400-600, with building heights exceeding 300 feet above ground level. Low- and mid -rise buildings are concentrated in the southeastern portion of Newport Center closest to MacArthur Boulevard and Pacific Coast Highway. Newport Center is considered a major employment center, which includes research and development and high technology businesses in addition to substantial medical office uses. The Newport Beach Civic Center is located in Newport Center between Avocado Avenue and MacArthur Boulevard.
Proposed Project
The proposed project at the Newport Beach Marriott Resort Hotel consists of the conversion of up to 30 percent of the existing 532 hotel rooms to construct hotel -branded residences. The project contemplates the demolition of the southernmost building, Harbor Landing, and construction of a new residential building in the same location (see next paragraph for more detail regarding the new building). The project would remove 133 hotel units by demolishing the Harbor Landing building and converting 26 hotel rooms in the Harbor Point building via interior reconfiguration into hotel - branded residences. The remainder of the Harbor Point building would change from 153 hotel rooms to 127 hotel rooms, but the building itself would not be demolished and no exterior improvements are proposed. Together, there would be 159 fewer traditional hotel rooms than now exist.
The new 22-story building would accommodate up to 159 hotel -branded residences, representing 30 percent of the total units at the Newport Beach Marriott Resort Hotel. The total units at the Newport Beach Marriott Resort Hotel would remain unchanged at 532, with 373 traditional hotel rooms and up to 159 hotel -branded residences. The details of the project site are included in Figure 3, Site Plan.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v
d �'�• '�'b-, � � .-7� � �. `•� �' Ili.
` 1 HARBOR POINT j ++
BUILDING
1 { J:Y ! C
a+:i coy . z FASHION ISLAND 4
�1 if o r
HARBOR LANDINGiI,', I `
BUILDING
7 �.. 4 .. f .,.• fir. a:'k - ���/ � ..�
y
'I NEWPORTBEACH
f COUNTRY CLUB
a 'p
SAN
TA
\ 1 eAR
\ eARA
\ oRr�P
\ o
\ o I
\
\ Existing Marriott
\ C Not a Part \
O
V �
w
° HOTEL z
O O PARKING I w
STRUCTURE O
O
O �
\ a
Nordstrom
w
g l I z
\
•\ ON -GRADE
•\yx AMENITY % O
\ O I
�Sn I
•� RITZ-CARLTON � I
\ O RESIDENCES56
ROP
Newport Beach V ' OFF
Country Club �� 1
r
� `SCE/
L (A FIGURE 3
NOT TO SCALE N
Ritz -Carlton Residences Project
SOURCES: Newport Center Hotel, LLC; MVE + Partners, 10/15/2021 Site Plan azcorp04\FREprojects\NCH2101 Ritz -Carlton Residences\PRODUCTS\Graphics\Figure 3.ai (1/12/2022)
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
The new building is proposed to be up to 295 feet above ground level, with limited projections for rooftop appurtenances such as elevator overruns and screened mechanical equipment, as permitted by City code. On -site circulation for hotel drop-off/pick-up and parking would remain as existing.
Residents and guests of the hotel -branded residences would be directed to a separate entrance on the south side of the property for access to the new residential building drop-off/pick-up, parking, and valet areas.
Parking spaces required by City code would be maintained in an existing 6-level, 400-space parking structure proposed to be demolished and rebuilt in substantially the same location and a new 5-level, 408-space subterranean parking structure constructed below the new building. The new building for the hotel -branded residences would be accessed via Newport Center Drive in two ways, including entrance into a porte cochere for valet parking and through direct access into the below - grade parking structure.
The project would include the construction of new extensive hardscape and landscape areas, and guest -serving amenities including, but not limited to, a swimming pool, a fitness facility, meeting rooms, and other food service amenities. In addition, the proposed project would include an emergency diesel generator, natural gas hearth, water -efficient irrigation systems, and water efficient landscape.
Project Construction
Construction is anticipated to be completed in 42 months from the start of demolition. This timeline includes approximately 6 months of demolition and site preparation and approximately 36 months for construction of the new subterranean parking structure and residential building. The proposed project would require the demolition of approximately 263,194 square feet and the export of 205,700 cubic yards of soil. Construction equipment would be staged completely on site in the development area so as not to impede hotel operations and guests. Off -site parking would be provided daily for workers with a shuttle to the hotel, if necessary.
During construction, hotel operations would be slightly impacted, as guests would be redirected to a nearby offsite parking area. However, the hotel and all hotel amenities would remain in operation with possible minimal closure of select outdoor amenities subject to noise and dust during the grading and site preparation phase of construction.
Existing Sensitive Land Uses in the Project Area
For the purposes of this analysis, sensitive receptors are areas of population that have an increased sensitivity to air pollution or environmental contaminants. Sensitive receptor locations include residences, schools, day care centers, hospitals, parks, and similar uses which are sensitive to air quality. Impacts on sensitive receptors are of particular concern because they are the population most vulnerable to the effects of air pollution. The closest sensitive receptors to the project site include the Meridian condominium community immediately adjacent to the project site on the north along Santa Barbara Drive and the Granville Condominiums immediately to the southeast.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 6
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
BACKGROUND
Based on the SCAQMD attainment status and ambient air quality monitoring data, ambient air quality in the vicinity of the project site has basically remained unchanged since approval of the General Plan EIR. However, regulatory changes have been made since the General Plan EIR was certified in 2006. As such, this section provides current background information on air pollutants and their health effects. It also provides current regulatory background information, including information from the California Air Resources Board's (CARE) Air Quality and Land Use Handbook' (CARB Handbook); a description of the general health risks of toxics, and the significance criteria for project evaluation.
AIR POLLUTANTS AND HEALTH EFFECTS
Both State and federal governments have established health -based Ambient Air Quality Standards for six criteria air pollutants:' carbon monoxide (CO), ozone (03), nitrogen dioxide (NO2), sulfur dioxide (SOA lead (Pb), and suspended particulate matter (PM). In addition, the State has set standards for sulfates, hydrogen sulfide, vinyl chloride, and visibility -reducing particles. These standards are designed to protect the health and welfare of the populace with a reasonable margin of safety. Long-term exposure to elevated levels of criteria pollutants may result in adverse health effects. However, emission thresholds established by an air district are used to manage total regional emissions within an air basin based on the air basin's attainment status for criteria pollutants. These emission thresholds were established for individual projects that would contribute to regional emissions and pollutant concentrations and could adversely affect or delay the projected attainment target year for certain criteria pollutants.
Because of the conservative nature of the thresholds and the basin -wide context of individual project emissions, there is no known direct correlation between a single project and localized air quality -related health effects. One individual project that generates emissions exceeding a threshold does not necessarily result in adverse health effects for residents in the project vicinity. This condition is especially true when the criteria pollutants exceeding thresholds are those with regional effects, such as ozone precursors like nitrogen oxides (NOx) and volatile organic compounds (VOC).
Occupants of facilities such as schools, daycare centers, parks and playgrounds, hospitals, and nursing and convalescent homes are considered to be more sensitive than the general public to air pollutants because these population groups have increased susceptibility to respiratory disease.
Persons engaged in strenuous outdoor work or exercise also have increased sensitivity to poor air quality. Residential areas are considered more sensitive to air quality conditions, compared to commercial and industrial areas, because people generally spend longer periods of time at their residences, with greater associated exposure to ambient air quality conditions. Recreational uses California Air Resources Board (CARB), 2005. Air Quality and Land Use Handbook: A Community Health Perspective. April.
Criteria pollutants are defined as those pollutants for which the federal and State governments have established ambient air quality standards, or criteria, for outdoor concentrations in order to protect public health.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
are also considered sensitive compared to commercial and industrial uses due to greater exposure to ambient air quality conditions associated with exercise.
Ozone
Rather than being directly emitted, ozone (smog) is formed by photochemical reactions between NO,, and VOC. Ozone is a pungent, colorless gas. Elevated ozone concentrations result in reduced lung function, particularly during vigorous physical activity. This health problem is particularly acute in sensitive receptors such as the sick, elderly, and young children. Ozone levels peak during the summer and early fall months.
Carbon Monoxide
CO is formed by the incomplete combustion of fossil fuels, almost entirely from automobiles. It is a colorless, odorless gas that can cause dizziness, fatigue, and impairments to central nervous system functions. CO passes through the lungs into the bloodstream, where it interferes with the transfer of oxygen to body tissues.
Particulate Matter
Particulate matter is the term used for a mixture of solid particles and liquid droplets found in the air. Coarse particles are those that are 10 microns or less in diameter, or PM1o. Fine, suspended particulate matter with an aerodynamic diameter of 2.5 microns or less, or PM2.5, is not readily filtered out by the lungs. Nitrates, sulfates, dust, and combustion particulates are major components of PM10 and PM2.5. These small particles can be directly emitted into the atmosphere as byproducts of fuel combustion; through abrasion, such as tire or brake lining wear; or through fugitive dust (wind or mechanical erosion of soil). They can also be formed in the atmosphere through chemical reactions. Particulates may transport carcinogens and other toxic compounds that adhere to the particle surfaces and can enter the human body through the lungs.
Nitrogen Dioxide
NO2 is a reddish brown gas that is a byproduct of combustion processes. Automobiles and industrial operations are the main sources of NO2. Aside from its contribution to ozone formation, NO2 also contributes to other pollution problems, including a high concentration of fine particulate matter, poor visibility, and acid deposition. NO2 may be visible as a coloring component on high pollution days, especially in conjunction with high ozone levels. NO2 decreases lung function and may reduce resistance to infection.
Sulfur Dioxide
S02 is a colorless, irritating gas formed primarily from incomplete combustion of fuels containing sulfur. Industrial facilities also contribute to gaseous S02 levels in the region. S02 irritates the respiratory tract, can injure lung tissue when combined with fine particulate matter, and reduces visibility and the level of sunlight.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 8
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
Lead
Leaded gasoline (phased out in the United States beginning in 1973), paint (on older houses and cars), smelters (metal refineries), and the manufacture of lead storage batteries have been the primary sources of lead released into the atmosphere. Lead has multiple adverse neurotoxic health effects, and children are at special risk. Some lead -containing chemicals cause cancer in animals.
Lead levels in the air have decreased substantially since leaded gasoline was eliminated. Ambient lead concentrations are only monitored on an as -warranted, site -specific basis in California. On October 15, 2008, the United States Environmental Protection Agency (USEPA) strengthened the national ambient air quality standard for lead by lowering it from 1.5 to 0.15 micrograms per cubic meter (µg/m3). The USEPA revised the monitoring requirements for lead in December 2010. These requirements focus on airports and large urban areas, resulting in an increase in 76 monitors nationally.
Volatile Organic Compounds
VOCs (also known as reactive organic gases [ROGs] and reactive organic compounds [ROCS]) are formed from the combustion of fuels and the evaporation of organic solvents. VOCs are not defined as criteria pollutants, however, because VOCs accumulate in the atmosphere more quickly during the winter, when sunlight is limited and photochemical reactions are slower, they are a prime component of the photochemical smog reaction. There are no attainment designations for VOCs.
Toxic Air Contaminants
In addition to the criteria pollutants discussed above, toxic air contaminants (TACs) are another group of pollutants of concern. TACs are injurious in small quantities and are regulated by the USEPA and the CARB. Some examples of TACs include benzene, butadiene, formaldehyde, and hydrogen sulfide. The identification, regulation, and monitoring of TACs is relatively recent compared to that for criteria pollutants.
TACs do not have ambient air quality standards, but are regulated by the USEPA, CARB, and the SCAQMD. In 1998, the CARB identified particulate matter from diesel -fueled engines as a TAC. The CARB has completed a risk management process that identified potential cancer risks for a range of activities using diesel -fueled engines.' High -volume freeways, stationary diesel engines, and facilities attracting heavy and constant diesel vehicle traffic (e.g., distribution centers and truck stops) were identified as posing the highest risk to adjacent receptors. Other facilities associated with increased risk include warehouse distribution centers, large retail or industrial facilities, high -volume transit centers, and schools with a high volume of bus traffic. Health risks from TACs are a function of both concentration and duration of exposure.
Unlike TACs emitted from industrial and other stationary sources noted above, most diesel particulate matter is emitted from mobile sources —primarily "off -road" sources such as construction and mining equipment, agricultural equipment, and truck -mounted refrigeration units, as well as "on -road" sources such as trucks and buses traveling on freeways and local roadways.
CARB. 2000. Stationary Source Division and Mobile Source Control Division. Risk Reduction Plan to Reduce Particulate Matter Emissions from Diesel -Fueled Engines and Vehicles. October.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
Although not specifically monitored, recent studies indicate that exposure to diesel particulate matter may contribute significantly to a cancer risk (a risk of approximately 500 to 700 in 1,000,000) that is greater than all other measured TACs combined.'The technology for reducing diesel particulate matter emissions from heavy-duty trucks is well established, and both State and federal agencies are moving aggressively to regulate engines and emission control systems to reduce and remediate diesel emissions. The CARB anticipated that by 2020, average statewide diesel particulate matter concentrations will decrease by 85 percent from levels in 2000 with full implementation of the CARB's Diesel Risk Reduction Plan,Z meaning that the statewide health risk from diesel particulate matter is expected to decrease from 540 cancer cases in 1,000,000 to 21.5 cancer cases in 1,000,000. The CARB 2000 Diesel Risk Reduction Plan is still the most recent version and has not been updated.
Table A summarizes the sources and health effects of air pollutants discussed in this section. Table B presents a summary of State and federal ambient air quality standards (AAQS).
Table A: Sources and Health Effects of Air Pollutants
Pollutants
Sources
Primary Effects
Carbon
•
Incomplete combustion of fuels
•
Reduced tolerance for exercise
Monoxide (CO)
and other carbon -containing
•
Impairment of mental function
substances, such as motor exhaust
•
Impairment of fetal development
•
Natural events, such as
•
Death at high levels of exposure
decomposition of organic matter
•
Aggravation of some heart diseases (angina)
Nitrogen Dioxide
•
Motor vehicle exhaust
•
Aggravation of respiratory illness
(NO2)
•
High temperature stationary
•
Reduced visibility
combustion
•
Reduced plant growth
•
Atmospheric reactions
•
Formation of acid rain
Ozone
•
Atmospheric reaction of organic
•
Aggravation of respiratory and cardiovascular diseases
(03)
gases with nitrogen oxides in
•
Irritation of eyes
sunlight
•
Impairment of cardiopulmonary function
•
Plant leaf injury
Lead
•
Contaminated soil
•
Impairment of blood functions and nerve construction
(Pb)
•
Behavioral and hearing problems in children
Suspended
•
Stationary combustion of solid
•
Reduced lung function
Particulate
fuels
•
Aggravation of the effects of gaseous pollutants
Matter
•
Construction activities
•
Aggravation of respiratory and cardiorespiratory diseases (PM2.5 and PM10)
•
Industrial processes
•
Increased cough and chest discomfort
•
Atmospheric chemical reactions
•
Soiling
•
Reduced visibility
Sulfur Dioxide
•
Combustion of sulfur -containing
•
Aggravation of respiratory diseases (asthma, emphysema) (S02)
fossil fuels
•
Reduced lung function
•
Smelting of sulfur -bearing metal
•
Irritation of eyes
ores Industrial processes
•
Reduced visibility
•
Plant injury
•
Deterioration of metals, textiles, leather, finishes,
coatings, etc.
Source: California Air Resources Board (2015).
1 Ibid.
2 CARB. 2000. Stationary Source Division and Mobile Source Control Division. Risk Reduction Plan to Reduce Particulate Matter Emissions from Diesel -Fueled Engines and Vehicles. October.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 10
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA LSA
Table B: Federal and State Ambient Air Quality Standards Averaging
California Standards'
Federal Standardsb
Concentration`
Method
Primary`•°
Secondary`f
Method'
Pollutant
Time
Ozone
1-Hour
0.09 ppm
(180 µg/m3)
Ultraviolet
-
Same as
Ultraviolet
(0&
Photometry
Primary
Photometry
0.07 ppm
0.070 ppm
8-Hour
(137 µg/m3)
(137 µg/m3)
Standard
Respirable
24-Hour
50 µg/m3
150 µg/m3
Inertial
Particulate
Gravimetric or Beta
Same as
Separation and
Annual
Matter
Arithmetic
20 µg/m3
Attenuation
_
Primary
Gravimetric
Standard
(PM10)'
Mean
Analysis
Fine
24-Hour
35 µg/m3
Inertial
Particulate
Same as
Separation and
Annual
Matter
Arithmetic
3 12 µg/m
Gravimetric or Beta
3 12.0 µg/m
Primary
Gravimetric
(PM2.5)'
Mean
Attenuation
Standard
Analysis
8-Hour
9.0 ppm
9 ppm
(10 mg/m3)
Non -Dispersive
(10 mg/m3)
Non -Dispersive
Carbon
Infrared
_
Infrared
20 ppm
35 ppm
Monoxide
1-Hour
(23 mg/m3)
Photometry
(40 mg/m3)
Photometry
(CO)
(NDIR)
(NDIR)
8-Hour
6 ppm
(Lake Tahoe)
(7mg/m3)
Annual
0.03 m
pp
53 b
pp
Same as
Nitrogen
Arithmetic
(57 µg/m3)
Gas Phase
3 (100 µg/m)
Primary
Gas Phase
Dioxide
Mean
Standard
Chemi-
Chemi-luminescence
0.18 ppm
100 ppb
(NO2)'
luminescence
1-Hour
(339 µg/m3)
(188 µg/m3)
30-Day
1.5 µg/m3
-
-
Average
High -Volume
Calendar
1.5 µg/m3
Lead
Quarter
-
Atomic
(for certain areas)
Same as
Sampler and
(Pb)',-
Absorption
Atomic
Rolling 3-
Primary
Absorption
Month
-
0.15 µg/m3
Standard
Average'
24-Hour
0.04 ppm
0.14 ppm
-
(105Ng/m3)
(for certain areas)
Ultraviolet
0.5 ppm
Sulfur
3-Hour
-
_
(1300 µg/m3)
Fluorescence;
Dioxide
Ultraviolet
Spectro-
1-Hour
0.25 ppm
-
(SOZ)'
Fluorescence
photometry
(655 µg/m3)
(196 µg/m3)'
(Pararosaniline
Annual
0.030 ppm
Method)
Arithmetic
-
(for certain areas)'
-
Mean
Visibility-
Beta Attenuation
Reducing
8-Hour
See footnote n
and Transmittance
No
Particles'
through Filter Tape.
Federal
Sulfates
I 24-Hour
25 µg/m3
Ion Chromatography
Hydrogen
0.03 ppm
Ultraviolet
Sulfide
1-Hour
(42 µg/m3)
Fluorescence
Standards
Vinyl Chloride'
24-Hour
0.01 ppm
(26 µg/m3)
Gas Chromatography
Source: California Air Resources Board, 2016 (Website: https://www.arb.ca.gov/research/aaqs/aags2.pdf) .
Table notes are provided on the following page.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx «02/08/22» 11
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA LSA
a California standards for ozone, carbon monoxide (except 8-hour Lake Tahoe), sulfur dioxide (1- and 24-hour), nitrogen dioxide, and particulate matter (PMiD, PM2.5, and visibility reducing particles), are values that are not to be exceeded. All others are not to be equaled or exceeded. California ambient air quality standards are listed in the Table of Standards in Section 70200 of Title 17 of the California Code of Regulations.
n National standards (other than ozone, particulate matter, and those based on annual arithmetic mean) are not to be exceeded more than once a year. The ozone standard is attained when the fourth highest 8-hour concentration measured at each site in a year, averaged over three years, is equal to or less than the standard. For PM,O, the 24-hour standard is attained when the expected number of days per calendar year with a 24-hour average concentration above 150 µg/m3 is equal to or less than one. For PM2.5, the 24-hour standard is attained when 98 percent of the daily concentrations, averaged over three years, are equal to or less than the standard.
Contact USEPA for further clarification and current national policies.
Concentration expressed first in units in which it was promulgated. Equivalent units given in parentheses are based upon a reference temperature of 25°C and a reference pressure of 760 torr. Most measurements of air quality are to be corrected to a reference temperature of 25°C and a reference pressure of 760 torr; ppm in this table refers to ppm by volume, or micromoles of pollutant per mole of gas.
d Any equivalent measurement method which can be shown to the satisfaction of the CARB to give equivalent results at or near the level of the air quality standard may be used.
e National Primary Standards: The levels of air quality necessary, with an adequate margin of safety to protect the public health. ` National Secondary Standards: The levels of air quality necessary to protect the public welfare from any known or anticipated adverse effects of a pollutant.
6 Reference method as described by the USEPA. An "equivalent method" of measurement may be used but must have a "consistent relationship to the reference method" and must be approved by the USEPA. h On October 1, 2015, the national 8-hour ozone primary and secondary standards were lowered from 0.075 to 0.070 ppm.
On December 14, 2012, the national annual PM2.5 primary standard was lowered from 15 µg/m3 to 12.0 µg/m3. The existing national 24- hour PM2.5 standards (primary and secondary) were retained at 35 µg/m3, as was the annual secondary standard of 15 µg/m3. The existing 24-hour PM10 standards (primary and secondary) of 150 µg/m3 also were retained. The form of the annual primary and secondary standards is the annual mean, averaged over 3 years.
To attain the 1-hour national standard, the 3-year average of the annual 98`N percentile of the 1-hour daily maximum concentrations at each site must not exceed 100 ppb. Note that the national 1-hour standard is in units of parts per billion (ppb). California standards are in units of parts per million (ppm). To directly compare the national 1-hour standard to the California standards the units can be converted from ppb to ppm. In this case, the national standard of 100 ppb is identical to 0.100 ppm. k On June 2, 2010, a new 1-hour S02 standard was established and the existing 24-hour and annual primary standards were revoked. To attain the 1-hour national standard, the 3-year average of the annual 99`h percentile of the 1-hour daily maximum concentrations at each site must not exceed 75 ppb. The 1971 S02 national standards (24-hour and annual) remain in effect until one year after an area is designated for the 2010 standard, except that in areas designated nonattainment for the 1971 standards, the 1971 standards remain in effect until implementation plans to attain or maintain the 2010 standards are approved.
Note that the 1-hour national standard is in units of parts per billion (ppb). California standards are in units of parts per million (ppm).
To directly compare the 1-hour national standard to the California standard the units can be converted to ppm. In this case, the national standard of 75 ppb is identical to 0.075 ppm.
The CARB has identified lead and vinyl chloride as 'toxic air contaminants' with no threshold level of exposure for adverse health effects determined. These actions allow for the implementation of control measures at levels below the ambient concentrations specified for these pollutants.
" The national standard for lead was revised on October 15, 2008, to a rolling 3-month average. The 1978 lead standard (1.5 µg/m3 as a quarterly average) remains in effect until one year after an area is designated for the 2008 standard, except that in areas designated nonattainment for the 1978 standard, the 1978 standard remains in effect until implementation plans to attain or maintain the 2008 standard are approved.
n In 1989, the CARB converted both the general statewide 10-mile visibility standard and the Lake Tahoe 30-mile visibility standard to instrumental equivalents, which are "extinction of 0.23 per kilometer" and "extinction of 0.07 per kilometer" for the statewide and Lake Tahoe Air Basin standards, respectively.
°C = degrees Celsius
µg/m3 = micrograms per cubic meter
CARB = California Air Resources Board
mg/m3 = milligrams per cubic meter
ppb = parts per billion
ppm = parts per million
USEPA = United States Environmental Protection Agency
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx «02/08/22» 12
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
GREENHOUSE GASES AND GLOBAL CLIMATE CHANGE
Global climate change is the observed increase in the average temperature of the Earth's atmosphere and oceans in recent decades. The Earth's average near -surface atmospheric temperature rose 0.6 ± 0.2° Celsius (°C) or 1.1 ± 0.4° Fahrenheit (°F) in the 20t" century. The prevailing scientific opinion on climate change is that most of the warming observed over the last 50 years is attributable to human activities. The increased amounts of carbon dioxide (CO2) and other GHGs are the primary causes of the human -induced component of warming. GHGs are released by the burning of fossil fuels, land clearing, agriculture, and other activities, and lead to an increase in the greenhouse effect.'
GHGs are present in the atmosphere naturally, are released by natural sources, or are formed from secondary reactions taking place in the atmosphere. The gases that are widely seen as the principal contributors to human -induced global climate change are:
• CO2
• Methane (CH4)
• Nitrous oxide (N20)
• Hydrofluorocarbons (HFCs)
• Perfluorocarbons (PFCs)
• Sulfur hexafluoride (SF6)
Over the last 200 years, humans have caused substantial quantities of GHGs to be released into the atmosphere. These extra emissions are increasing GHG concentrations in the atmosphere, and enhancing the natural greenhouse effect, which is believed to be causing global warming. While manmade GHGs include naturally -occurring GHGs such as CO2, methane, and N20, some gases, like HFCs, PFCs, and SF6 are completely new to the atmosphere.
Certain gases, such as water vapor, are short-lived in the atmosphere. Others remain in the atmos- phere for significant periods of time, contributing to climate change in the long term. Water vapor is excluded from the list of GHGs above because it is short-lived in the atmosphere and its atmospheric concentrations are largely determined by natural processes, such as oceanic evaporation. For the purposes of this air quality analysis, the term "GHGs" will refer collectively to the six gases listed above.
These gases vary considerably in terms of Global Warming Potential (GWP), which is a concept developed to compare the ability of each GHG to trap heat in the atmosphere relative to another gas. The global warming potential is based on several factors, including the relative effectiveness of a gas to absorb infrared radiation and length of time that the gas remains in the atmosphere The temperature on Earth is regulated by a system commonly known as the "greenhouse effect." Just as the glass in a greenhouse lets heat from sunlight in and reduces the heat escaping, greenhouse gases like carbon dioxide, methane, and nitrous oxide in the atmosphere keep the Earth at a relatively even temperature. Without the greenhouse effect, the Earth would be a frozen globe; thus, although an excess of greenhouse gas results in global warming, the naturally occurring greenhouse effect is necessary to keep our planet at a comfortable temperature.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 13
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
("atmospheric lifetime"). The GWP of each gas is measured relative to carbon dioxide, the most abundant GHG; the definition of GWP for a particular GHG is the ratio of heat trapped by one unit mass of the GHG to the ratio of heat trapped by one unit mass of CO2 over a specified time period.
GHG emissions are typically measured in terms of pounds or tons of "CO2 equivalents" (CO2e).
Table C shows the GWP for each type of GHG. For example, sulfur hexafluoride is 22,800 times more potent at contributing to global warming than carbon dioxide.
Table c: Global Warming Potential of Greenhouse Gases
Gas
Atmospheric Lifetime
(Years)
Global Warming Potential
(100-Year Time Horizon)
Carbon Dioxide
50-200
1 Methane
12 25
Nitrous Oxide
114
298
H FC-23
270
14,800
H FC-134a
14 1,430
HFC-152a
1.4 124
PFC: Tetrafluoromethane (CF4)
50,000
7,390
PFC: Hexafluoromethane (C2F6)
10,000
12,200
Sulfur Hexafluoride (SF6)
3,200
22,800
Source: Climate Change 2007: The Physical Science Basis. Contribution of Working Group 1 to the Fourth Assessment Report of the IPCC (Intergovernmental Panel on Climate Change, 2007).
The following discussion summarizes the characteristics of the six GHGs and black carbon.
Carbon Dioxide
In the atmosphere, carbon generally exists in its oxidized form, as CO2. Natural sources of CO2 include the respiration (breathing) of humans, animals and plants, volcanic out gassing, decomposition of organic matter and evaporation from the oceans. Human caused sources of CO2 include the combustion of fossil fuels and wood, waste incineration, mineral production, and deforestation. Natural sources release approximately 150 billion tons of CO2 each year, far outweighing the 7 billion tons of man-made emissions of CO2 each year. Nevertheless, natural removal processes, such as photosynthesis by land- and ocean -dwelling plant species, cannot keep pace with this extra input of man-made CO2, and consequently, the gas is building up in the atmosphere.
In 2019, total annual CO2 accounted for approximately 83 percent of California's overall GHG emissions.' Transportation is the single largest source of CO2 in California, which is primarily comprised of on -road travel. Electricity production, industrial and residential sources also make important contributions to CO2 emissions in California.
Methane
Methane is produced when organic matter decomposes in environments lacking sufficient oxygen.
Natural sources include wetlands, termites, and oceans. Decomposition occurring in landfills ' CARB. 2021. GHGs Descriptions & Sources in California. Website: ww2.arb.ca.gov/ghg-descriptions- sources (accessed December 2021).
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 14
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
accounts for the majority of human -generated CH4 emissions in California and in the United States as a whole. Agricultural processes such as intestinal fermentation, manure management, and rice cultivation are also significant sources of CH4 in California. Total annual emissions of CH4 accounted for approximately 9 percent of GHG emissions in California.' Nitrous Oxide
Nitrous oxide is produced naturally by a wide variety of biological sources, particularly microbial action in soils and water. Tropical soils and oceans account for the majority of natural source emissions. Nitrous oxide is a product of the reaction that occurs between nitrogen and oxygen during fuel combustion. Both mobile and stationary combustion emit N20, and the quantity emitted varies according to the type of fuel, technology, and pollution control device used, as well as maintenance and operating practices. Agricultural soil management and fossil fuel combustion are the primary sources of human -generated N20 emissions in California. Nitrous oxide emissions accounted for approximately 3 percent of GHG emissions in California in 2019.2 Hydrofluorocarbons, Perfluorocarbons, and Sulfur Hexafluoride HFCs are primarily used as substitutes for ozone -depleting substances regulated under the Montreal Protoco1.3 PFCs and SF6 are emitted from various industrial processes, including aluminum smelting, semiconductor manufacturing, electric power transmission and distribution, and magnesium casting. There is no aluminum or magnesium production in California; however, the rapid growth in the semiconductor industry leads to greater use of PFCs. HFCs, PFCs, and SF6 accounted for about 5 percent of GHG emissions in California in 2019.4
Black Carbon
Black carbon is the most strongly light -absorbing component of PM formed by burning fossil fuels such as coal, diesel, and biomass. Black carbon is emitted directly into the atmosphere in the form of PM2.5 and is the most effective form of PM, by mass, at absorbing solar energy. Per unit of mass in the atmosphere, black carbon can absorb one million times more energy than CO2.5 Black carbon contributes to climate change both directly, such as absorbing sunlight, and indirectly, such as affecting cloud formation. However, because black carbon is short-lived in the atmosphere, it can be difficult to quantify its effect on global warming.
Most U.S. emissions of black carbon come from mobile sources (52 percent), particularly from diesel -fueled vehicles. The other major source of black carbon is open biomass burning, including ' CARB. 2021. GHGs Descriptions & Sources in California. Website: ww2.arb.ca.gov/ghg-descriptions- sources (accessed December 2021).
2 Ibid.
3 The Montreal Protocol is an international treaty that was approved on January 1, 1989, and was designated to protect the ozone layer by phasing out the production of several groups of halogenated hydrocarbons believed to be responsible for ozone depletion. 4 CARB, 2021. op. cit.
S U.S. Environmental Protection Agency (USEPA). 2015. Black Carbon, Basic Information. February 14, 2017.
Website: 19january2017snapshot.epa.gov/www3/airquality/blackcarbon/basic.html (accessed December 2021).
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 15
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
wildfires, although residential heating and industry also contribute. The CARB estimates that the annual black carbon emissions in California will be reduced approximately 50 percent below 2013 levels by 2030.1
Effects of Global Climate Change
Effects from global climate change may arise from temperature increases, climate -sensitive diseases, extreme weather events, and air quality. There may be direct temperature effects through increases in average temperature leading to more extreme heat waves and less extreme cold spells.
Those living in warmer climates are likely to experience more stress and heat -related problems.
Heat -related problems include heat rash and heat stroke. In addition, climate -sensitive diseases may increase, such as those spread by mosquitoes and other disease -carrying insects. Such diseases include malaria, dengue fever, yellow fever, and encephalitis. Extreme events such as flooding and hurricanes can displace people and agriculture. Global climate change may also contribute to air quality problems from increased frequency of smog and particulate air pollution.z Additionally, according to the 2006 California Climate Action Team (CAT) Report,3 the following applicable climate change effects, which are based on trends established by the United Nations Intergovernmental Panel on Climate Change (IPCC), can be expected in California over the course of the next century:
• The loss of sea ice and mountain snow -pack, resulting in higher sea levels and higher sea surface evaporation rates with a corresponding increase in tropospheric water vapor due to the atmosphere's ability to hold more water vapor at higher temperatures.4 • Rise in global average sea level, primarily due to thermal expansion and melting of glaciers and ice caps in the Greenland and Antarctic ice sheets.s
• Changes in weather that include widespread changes in precipitation, ocean salinity, wind patterns, and more energetic aspects of extreme weather, including droughts, heavy precipitation, heat waves, extreme cold, and the intensity of tropical cyclones.' • Decline of the Sierra snowpack, which accounts for approximately one-half of the surface water storage in California by 70 percent to as much as 90 percent over the next 100 years.' 1 CARB, 2017. Short -Lived Climate Pollutant Reduction Strategy. March. Website: https:Hww2.arb.ca.gov/ sites/default/files/2020-07/final_SLCP_strategy.pdf (accessed January 2022). 2 USEPA. 2016. Climate Impacts on Human Health. April. Website: https://19january2017snapshot.epa.gov/ climate-impacts/climate-impacts-human-health_.html, last updated on February 24, 2017 (accessed December 2021).
3 California Environmental Protection Agency (CaIEPA). 2006. Climate Action Team Report to Governor Schwarzenegger and the Legislature. March.
4 Ibid.
S Ibid.
6 Intergovernmental Panel on Climate Change (IPCC). 2007. Climate Change 2007: The Physical Science Basis, Summary for Policymakers. February.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 16
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
• Increase in the number of days conducive to 03 formation by 25-85 percent (depending on the future temperature scenario) in high 03 areas by the end of the 21st century.' • High potential for erosion of California's coastlines and seawater intrusion into the Delta and levee systems due to the rise in sea level.'
A summary of these potential effects are identified in Table D.
AIR QUALITY REGULATORY SETTING
The USEPA and the CARB regulate direct emissions from motor vehicles. The SCAQMD is the regional agency primarily responsible for regulating air pollution emissions from stationary sources (e.g., factories) and indirect sources (e.g., traffic associated with new development), as well as monitoring ambient pollutant concentrations.
Federal Regulations
The 1970 Federal Clean Air Act authorized the establishment of national health -based air quality standards and also set deadlines for their attainment. The Federal Clean Air Act Amendments of 1990 changed deadlines for attaining national standards as well as the remedial actions required of areas of the nation that exceed the standards. Under the Clean Air Act, State and local agencies in areas that exceed the national standards are required to develop State Implementation Plans to demonstrate how they will achieve the national standards by specified dates.
State Regulations
California Clean Air Act
In 1988, the California Clean Air Act (CCAA) required that all air districts in the State endeavor to achieve and maintain CAAQS for carbon monoxide, ozone, sulfur dioxide, and nitrogen dioxide by the earliest practical date. The California Clean Air Act provides districts with authority to regulate indirect sources and mandates that air quality districts focus particular attention on reducing emissions from transportation and area -wide emission sources. Each nonattainment district is required to adopt a plan to achieve a 5 percent annual reduction, averaged over consecutive 3-year periods, in district -wide emissions of each nonattainment pollutant or its precursors. A Clean Air Plan shows how a district would reduce emissions to achieve air quality standards. Generally, the State standards for these pollutants are more stringent than the national standards. 1 CALEPA. 2006, op. cit.
2 Ibid.
3 Ibid.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 17
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
Table D: Potential Impacts of Global Warming and Expected Consequences for California
Potential Water Resource
Anticipated Consequences Statewide
Impacts
Reduction of the State's average
• Specifically, the decline of the Sierra snowpack would lead to a loss in half of the annual snowpack
surface water storage in California by 70% to 90% over the next 100 years • Potential loss of 5 million acre-feet or more of average annual water storage in the State's snowpack
• Increased challenges for reservoir management and balancing the competing concerns of flood protection and water supply
• Higher surface evaporation rates with a corresponding increase in tropospheric water vapor
Rise in average sea level
• Potential economic impacts related to coastal tourism, commercial fisheries, coastal agriculture, and ports
• Increased risk of flooding, coastal erosion along the State's coastline, seawater intrusion into the Delta and levee systems
Changes in weather
• Changes in precipitation, ocean salinity, and wind patterns • Increased likelihood for extreme weather events, including droughts, heavy precipitation, heat waves, extreme cold, and the intensity of tropical cyclones Changes in the timing, intensity,
• Potential increased storm intensity and increased potential for flooding location, amount, and variability
• Possible increased potential for droughts
of precipitation
• Long-term changes in vegetation and increased incidence of wildfires • Changes in the intensity and timing of runoff
• Possible increased incidence of flooding and increased sedimentation • Sea level rise and inundation of coastal marshes and estuaries • Increased potential for salinity intrusion into coastal aquifers (groundwater) • Increased potential for flooding near the mouths of rivers due to backwater effects Increased water temperatures
• Increased environmental water demand for temperature control • Possible increased problems with foreign invasive species in aquatic ecosystems • Potential adverse changes in water quality, including the reduction of dissolved oxygen levels
• Possible critical effects on listed and endangered aquatic species Changes in urban and agricultural
• Changes in demand patterns and evapotranspiration
water demand
Increase in the number of days
• Increased temperatures
conducive to 03 formation
• Potential health effects, including adverse impacts to respiratory systems Source: United States Department of the Interior, Environmental Water Account, Draft Supplemental EIS/EIR to the Environmental Water Account Final EIS/EIR, Bureau of Reclamation Mid -Pacific Region, Sacramento, California (October 2007).
EIR = Environmental Impact Report
EIS = Environmental Impact Statement
Oa = ozone
California Air Resources Board
The CARB is the State's "clean air agency." The CARB's goals are to attain and maintain healthy air quality, protect the public from exposure to toxic air contaminants, and oversee compliance with air pollution rules and regulations.
Assembly Bill 2588 Air Toxics "Hot Spots" Information and Assessment Act. Under Assembly Bill (AB) 2588, stationary sources of air pollutants are required to report the types and quantities of certain substances their facilities routinely released into the air. The goals of the Air Toxics "Hot P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 18
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
Spots" Act are to collect emission data, identify facilities having localized impacts, determine health risks, and notify nearby residents of significant risks.
The California Air Resources Board Handbook. The CARB has developed an Air Quality and Land Use Handbooklwhich is intended to serve as a general reference guide for evaluating and reducing air pollution impacts associated with new projects that go through the land use decision -making process. According to the CARB Handbook, air pollution studies have shown an association between respiratory and other non -cancer health effects and proximity to high traffic roadways. Other studies have shown that diesel exhaust and other cancer -causing chemicals emitted from cars and trucks are responsible for much of the overall cancer risk from airborne toxics in California. The CARB Handbook recommends that county and city planning agencies strongly consider proximity to these sources when finding new locations for "sensitive" land uses such as homes, medical facilities, daycare centers, schools, and playgrounds.
Land uses that can produce air pollution sources of concern include freeways, rail yards, ports, refineries, distribution centers, chrome plating facilities, dry cleaners, and large gasoline service stations. Key recommendations in the CARB Handbook include taking steps to avoid siting new, sensitive land uses:
• Within 500 feet of a freeway, urban roads with 100,000 vehicles/day or rural roads with 50,000 vehicles/day;
• Within 1,000 feet of a major service and maintenance rail yard; • Immediately downwind of ports (in the most heavily impacted zones) and petroleum refineries; • Within 300 feet of any dry cleaning operation (for operations with two or more machines, provide 500 feet); and
• Within 300 feet of a large gas station (defined as a facility with a throughput of 3.6 million gallons per year or greater).
The CARB Handbook specifically states that its recommendations are advisory and acknowledges land use agencies have to balance other considerations, including housing and transportation needs, economic development priorities, and other quality of life issues.
The recommendations are generalized and do not consider site -specific meteorology, freeway truck percentages, or other factors that influence risk for a particular project site. The purpose of this guidance is to help land use agencies determine when to further examine project sites for actual health risk associated with the location of new sensitive land uses. 1 CARB. 2005. Air Quality and Land Use Handbook: A Community Health Perspective. April.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 19
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
Regional Regulations
South Coast Air Quality Management District
The SCAQMD has jurisdiction over most air quality matters in the South Coast Air Basin (Basin). This area includes all of Orange County, Los Angeles County except for the Antelope Valley, the non - desert portion of western San Bernardino County, and the western and Coachella Valley portions of Riverside County. The SCAQMD is the agency principally responsible for comprehensive air pollution control in the Basin and is tasked with implementing certain programs and regulations required by the Federal Clean Air Act (FCAA) and the CCAA. The SCAQMD prepares plans to attain California ambient air quality standards (CAAQS) and national ambient air quality standards (NAAQS).
SCAQMD is directly responsible for reducing emissions from stationary (area and point) sources. The SCAQMD develops rules and regulations, establishes permitting requirements, inspects emissions sources, and enforces such measures though educational programs or fines, when necessary.
The proposed project could be subject to the following SCAQMD rules and regulations:
Regulation IV - Prohibitions: This regulation sets forth the restrictions for visible emissions, odor nuisance, fugitive dust, various air pollutant emissions, fuel contaminants, start-up/shutdown exemptions, and breakdown events.
Rule 402 - Nuisance: This rule restricts the discharge of any contaminant in quantities that cause or have a natural ability to cause injury, damage, nuisance, or annoyance to businesses, property, or the public.
o Rule 403 - Fugitive Dust: This rule requires the prevention, reduction, or mitigation of fugitive dust emissions from a project site. Rule 403 restricts visible fugitive dust to a project property line, restricts the net PM10 emissions to less than 50 µg/m3 and restricts the tracking out of bulk materials onto public roads. Additionally, Rule 403 requires an applicant to utilize one or more of the best available control measures (identified in the tables within the rule). Control measures may include adding freeboard to haul vehicles, covering loose material on haul vehicles, watering, using chemical stabilizers, and/or ceasing all activities.
Finally, Rule 403 requires that a contingency plan be prepared if so determined by the USEPA. In addition, SCAQMD Rule 403(e), Additional Requirements for Large Operations, includes requirements to provide Large Operation Notification Form 403 N, appropriate signage, additional dust control measures, and employment of a dust control supervisor that has successfully completed the Dust Control training class in the South Coast Air Basin. • Regulation XI - Source Specific Standards: Regulation XI sets emissions standards for different sources.
Rule 1113 - Architectural Coatings: This rule limits the amount of VOCs from architectural coatings and solvents, which lowers the emissions of odorous compounds.
The SCAQMD is responsible for demonstrating regional compliance with ambient air quality standards but has limited indirect involvement in reducing emissions from fugitive, mobile, and natural sources. To that end, the SCAQMD works cooperatively with the CARB, the Southern P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 20
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
California Association of Governments (SCAG), county transportation commissions, local governments, and other federal and State government agencies. It has responded to this requirement by preparing a series of Air Quality Management Plans (AQMPs) to meet CAAQS and NAAQS. SCAQMD and the SCAG are responsible for formulating and implementing the AQMP for the Basin. The main purpose of an AQMP is to bring the area into compliance with federal and State air quality standards. Every 3 years, SCAQMD prepares a new AQMP, updating the previous plan and 20-year horizon.'
SCAQMD approved the 2016 AQMP on March 3, 2017, and submitted the plan to CARB on March 10, 2017. Key elements of the 2016 AQMP include the following:
• Calculating and taking credit for co -benefits from other planning efforts (e.g., climate, energy, and transportation)
• A strategy with fair -share emission reductions at the federal, State, and local levels • Investment in strategies and technologies meeting multiple air quality objectives • Seeking new partnerships and significant funding for incentives to accelerate deployment of zero -emission and near -zero emission technologies
• Enhanced socioeconomic assessment, including an expanded environmental justice analysis • Attainment of the 24-hour PM2.5 standard in 2019 with no additional measures • Attainment of the annual PM2.5 standard by 2025 with implementation of a portion of the 03 strategy
• Attainment of the 1-hour 03 standard by 2022 with no reliance on "black box" future technology (FCAA Section 182(e)(5) measures)
The SCAQMD is currently preparing the 2022 AQMP, which will address the requirements for meeting the 2015 Os standard. A Control Measures Workshop was held on November 10, 2021, to provide an overview of the control measures and strategies that are being developed/considered for the 2022 AQMP. The control measures include updated 2016 AQMP control measures and new control measures related to area, mobile, and stationary sources.
Southern California Association of Governments
SCAG is a council of governments for Los Angeles, Orange, Riverside, San Bernardino, Imperial, and Ventura Counties. It is a regional planning agency and serves as a forum for regional issues relating to transportation, the economy and community development, and the environment. SCAG is the federally designated Metropolitan Planning Organization (MPO) for the majority of the southern California region and is the largest MPO in the nation. With regard to air quality planning, SCAG prepares the Regional Transportation Plan (RTP) and Regional Transportation Improvement Program South Coast Air Quality Management District (SCAQMD), 2016. Final 2016 Air Quality Management Plan.
March.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 21
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
(RTIP), which address regional development and growth forecasts and form the basis for the land use and transportation control portions of the AQMP and are utilized in the preparation of the air quality forecasts and consistency analysis included in the AQMP. The RTP, RTIP, and AQMP are based on projections originating within local jurisdictions.
Although SCAG is not an air quality management agency, it is responsible for developing transportation, land use, and energy conservation measures that affect air quality. SCAG's Regional Comprehensive Plan (RCP) provides growth forecasts that are used in the development of air quality -related land use and transportation control strategies by the SCAQMD. The RCP is a framework for decision -making for local governments, assisting them in meeting federal and State mandates for growth management, mobility, and environmental standards, while maintaining consistency with regional goals regarding growth and changes. Policies within the RCP include consideration of air quality, land use, transportation, and economic relationships by all levels of government.
On April 7, 2016, SCAG adopted the 2016-2040 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS). Using growth forecasts and economic trends, the RTP provides a vision for transportation throughout the region for the next 20 years. It considers the role of transportation in the broader context of economic, environmental, and quality -of -life goals for the future, identifying regional transportation strategies to address mobility needs. The SCS is a required element of the RTP, which integrates land use and transportation strategies to achieve CARB emissions reduction targets. The inclusion of the SCS is required by Senate Bill (SB) 375, which was enacted to reduce GHG emissions from automobiles and light trucks through integrated transportation, land use, housing, and environmental planning. The RTP/SCS would successfully achieve and exceed the GHG emission -reduction targets set by CARB by achieving an 8 percent reduction by 2020, an 18 percent reduction by 2035, and a 21 percent reduction by 2040 compared to the 2005 level on a per capita basis. This RTP/SCS also meets criteria pollutant emission budgets set by the USEPA.
SCAG recently adopted an updated strategy, the 2020-2045 Regional Transportation Plan/ Sustainable Communities Strategy (Connect SoCal) on September 3, 2020. Connect SoCal is a long- range visioning plan that balances future mobility and housing needs with economic, environmental, and public health goals. Connect SoCal is an important planning document for the region, allowing project sponsors to qualify for federal funding and takes into account operations and maintenance costs, to ensure reliability, longevity, and cost effectiveness. The forecasted development pattern, when integrated with the financially constrained transportation investments identified in Connect SoCal, would reach the regional target of reducing GHG emissions from autos and light -duty trucks by 19 percent by 2035 (compared to 2005 levels).
Local Regulations
The City of Newport Beach addresses air quality in the Natural Resources Element of the Newport Beach General Plan.' The Natural Resources Element contains goals and policies that work to reduce 1 Newport Beach, City of. 2006. City of Newport Beach General Plan. July 25.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 22
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
air pollutant emissions from mobile sources, stationary sources, construction activities, and aircraft operations. The following policies are applicable to the proposed project:
• Policy 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.
• Policy 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. • Policy 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. • Policy NR 6.4: Transportation Demand Management Ordinance. Implement the Transportation Demand Management (TDM) Ordinance, which promotes and encourages the use of alternative transportation modes, and provides those facilities such as bicycle lanes that support such alternate modes.
• Policy 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
• Policy NR 7.1: Fuel Efficient Equipment. Support the use of fuel efficient heating equipment and other appliances
• Policy 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.
GLOBAL CLIMAGE CHANGE REGULATION
This section describes regulations related to Global Climate Change at the federal, State, and local level.
Federal Regulations
The United States has historically had a voluntary approach to reducing GHG emissions. However, on April 2, 2007, the United States Supreme Court ruled that the USEPA has the authority to regulate CO2 emissions under the federal Clean Air Act. While there currently are no adopted federal regulations for the control or reduction of GHG emissions, the USEPA commenced several actions in 2009 to implement a regulatory approach to global climate change.
This includes the 2009 USEPA final rule for mandatory reporting of GHGs from large GHG emission sources in the United States. Additionally, the USEPA Administrator signed an endangerment finding action in 2009 under the Clean Air Act, finding that six GHGs (CO2, CH4, N20, HFCs, PFCs, SF6) P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 23
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
constitute a threat to public health and welfare, and that the combined emissions from motor vehicles cause and contribute to global climate change, leading to national GHG emission standards.
In October 2012, the USEPA and the National Highway Traffic Safety Administration (NHTSA), on behalf of the Department of Transportation, issued final rules to further reduce GHG emissions and improve corporate average fuel economy (CAFE) standards for light -duty vehicles for model years 2017 and beyond (77 Federal Register 62624). The NHTSA's CAFE standards have been enacted under the Energy Policy and Conservation Act since 1978. This national program requires automobile manufacturers to build a single light -duty national fleet that meets all requirements under both federal programs and the standards of California and other states. This program would increase fuel economy to the equivalent of 54.5 miles per gallon, limiting vehicle emissions to 163 grams of CO2 per mile for the fleet of cars and light -duty trucks by model year 2025 (77 Federal Register 62630).
On March 21, 2020, the USEPA and NHTSA finalized the Safer Affordable Fuel -Efficient (SAFE) Vehicles Rule for Model Years 2021-2026 Passenger Cars and Light Trucks (SAFE Vehicles Rule). The SAFE Vehicles Rule amends certain existing Corporate Average Fuel Economy and tailpipe CO2 emissions standards for passenger cars and light trucks and establish new standards, all covering model years 2021 through 2026. More specifically, NHTSA set new CAFE standards for model years 2022 through 2026 and amended its 2021 model year CAFE standards, and the USEPA amended its CO2 emissions standards for model years 2021 and later. On May 12, 2021, the NHTSA published a notice of proposed rulemaking in the Federal Register, proposing to repeal key portions of the SAFE Vehicles Rule that would have reduced CAFE standards. The final rule repealing portions of the SAFE Vehicles Rule was published on December 29, 2021. The repeal will allow California to set its own GHG standards if it chooses, even if the emissions standards conflict with CAFE standards enacted by the Department of Transportation.
State Regulations
The CARB is the lead agency for implementing climate change regulations in the State. Since its formation, the CARB has worked with the public, the business sector, and local governments to find solutions to California's air pollution problems. Key efforts by the State are described below.
Assembly Bill 1493 (2002)
In a response to the transportation sector's significant contribution to California's CO2 emissions, AB 1493 was enacted on July 22, 2002. AB 1493 requires the CARB to set GHG emission standards for passenger vehicles and light duty trucks (and other vehicles whose primary use is noncommercial personal transportation in the State) manufactured in 2009 and all subsequent model years. These standards (starting in model years 2009 to 2016) were approved by the CARB in 2004, but the needed waiver of CAA Preemption was not granted by the USEPA until June 30, 2009. The CARB responded by amending its original regulation, now referred to as Low Emission Vehicle III, to take effect for model years starting in 2017 to 2025. The Trump administration revoked California's waiver in 2019, but the Biden administration restored California's waiver in 2021.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 24
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
Executive Order S-3-05 (2005)
Governor Arnold Schwarzenegger signed Executive Order (EO) S-3-05 on June 1, 2005, which proclaimed that California is vulnerable to the impacts of climate change. To combat those concerns, the executive order established California's GHG emissions reduction targets, which established the following goals:
• GHG emissions should be reduced to 2000 levels by 2010; • GHG emissions should be reduced to 1990 levels by 2020; and • GHG emissions should be reduced to 80 percent below 1990 levels by 2050.
The Secretary of the California Environmental Protection Agency (CaIEPA) is required to coordinate efforts of various State agencies in order to collectively and efficiently reduce GHGs. A biannual progress report must be submitted to the Governor and State Legislature disclosing the progress made toward greenhouse emission reduction targets. In addition, another biannual report must be submitted illustrating the impacts of global warming on California's water supply, public health, agriculture, the coastline, and forestry, and report possible mitigation and adaptation plans to address these impacts.
The Secretary of CaIEPA leads this CAT made up of representatives from State agencies as well as numerous other boards and departments. The CAT members work to coordinate statewide efforts to implement global warming emission reduction programs and the State's Climate Adaptation Strategy. The CAT is also responsible for reporting on the progress made toward meeting the statewide GHG targets that were established in the executive order and further defined under AB 32, the "Global Warming Solutions Act of 2006." The first CAT Report to the Governor and the Legislature was released in March 2006, which it laid out 46 specific emission reduction strategies for reducing GHG emissions and reaching the targets established in the Executive Order. The most recent report was released in December 2020.
Assembly Bill 32 (2006), California Global Warming Solutions Act California's major initiative for reducing GHG emissions is AB 32, passed by the State legislature on August 31, 2006. This effort aims at reducing GHG emissions to 1990 levels by 2020. The CARB has established the level of GHG emissions in 1990 at 427 million metric tons (MMT) of CO2e. The emissions target of 427 MMT requires the reduction of 169 MMT from the State's projected business -as -usual 2020 emissions of 596 MMT. AB 32 requires the CARB to prepare a Scoping Plan that outlines the main State strategies for meeting the 2020 deadline and to reduce GHGs that contribute to global climate change. The Scoping Plan was approved by the CARB on December 11, 2008, and contains the main strategies California will implement to achieve the reduction of approximately 169 MMT CO2e, or approximately 30 percent, from the State's projected 2020 emissions level of 596 MMT CO2e under a business -as -usual scenario (this is a reduction of 42 MMT CO2e, or almost 10 percent from 2002-2004 average emissions). The Scoping Plan also includes CARB-recommended GHG reductions for each emissions sector of the State's GHG inventory. The Scoping Plan calls for the largest reductions in GHG emissions to be achieved by implementing the following measures and standards:
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 25
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
• Improved emissions standards for light -duty vehicles (estimated reductions of 31.7 MMT CO2e); • The Low -Carbon Fuel Standard (15.0 MMT CO2e);
• Energy efficiency measures in buildings and appliances and the widespread development of combined heat and power systems (26.3 MMT CO2e); and
• A renewable portfolio standard for electricity production (21.3 MMT CO2e).
The Scoping Plan identifies 18 emission reduction measures that address cap -and -trade programs, vehicle gas standards, energy efficiency, low carbon fuel standards, renewable energy, regional transportation -related GHG targets, vehicle efficiency measures, goods movement, solar roof programs, industrial emissions, high speed rail, green building strategies, recycling, sustainable forests, water, and air. The measures would result in a total reduction of 174 MMT CO2e by 2020.
On August 24, 2011, the CARB unanimously approved both the new supplemental assessment and reapproved its Scoping Plan, which provides the overall roadmap and rule measures to carry out AB 32. The CARB also approved a more robust CEQA equivalent document supporting the supplemental analysis of the cap -and -trade program. The cap -and -trade took effect on January 1, 2012, with an enforceable compliance obligation that began January 1, 2013.
CARB has not yet determined what amount of GHG reductions it recommends from local government operations and local land use decisions; however, the Scoping Plan states that land use planning and urban growth decisions will play an important role in the State's GHG reductions because local governments have primary authority to plan, zone, approve, and permit how land is developed to accommodate population growth and the changing needs of their jurisdictions (meanwhile, CARB is also developing an additional protocol for community emissions). CARB further acknowledges that decisions on how land is used will have large impacts on the GHG emissions that will result from the transportation, housing, industry, forestry, water, agriculture, electricity, and natural gas emission sectors. The Scoping Plan states that the ultimate GHG reduction assignment to local government operations is to be determined. With regard to land use planning, the Scoping Plan expects an approximately 5.0 MMT CO2e reduction due to implementation of SB 375.
In addition to reducing GHG emissions to 1990 levels by 2020, AB 32 directed the CARB and the CAT to identify a list of "discrete early action GHG reduction measures" that could be adopted and made enforceable by January 1, 2010. On January 18, 2007, Governor Schwarzenegger signed EO S-1-07, further solidifying California's dedication to reducing GHGs by setting a new Low Carbon Fuel Standard (LCFS). This executive order sets a target to reduce the carbon intensity of California transportation fuels by at least 10 percent by 2020 and directs the CARB to consider the LCFS as a discrete early action measure. In 2011, U.S. District Court Judge Lawrence O'Neil issued an injunction preventing implementation of the LCFS, ruling that it is unconstitutional. In 2012, the Ninth Circuit Court of Appeal stayed the District Court's injunction, allowing implementation of the LCFS. The Ninth Circuit decided to uphold the LCFS.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 26
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
In June 2007, the CARB approved a list of 37 early action measures, including three discrete early action measures (LCFS, Restrictions on GWP Refrigerants, and Landfill CH4Capture).1 Discrete early action measures are measures that were required to be adopted as regulations and made effective no later than January 1, 2010, the date established by Health and Safety Code Section 38560.5. The CARB adopted additional early action measures in October 2007 that tripled the number of discrete early action measures. These measures relate to truck efficiency, port electrification, reduction of PFCs from the semiconductor industry, reduction of propellants in consumer products, proper tire inflation, and SF6 reductions from the non -electricity sector. The combination of early action measures is estimated to reduce statewide GHG emissions by nearly 16 MMT.2 The CARB approved the First Update to the Climate Change Scoping Plan on May 22, 2014. The First Update identifies opportunities to leverage existing and new funds to further drive GHG emission reductions through strategic planning and targeted low carbon investments. The First Update defines CARB climate change priorities until 2020, and also sets the groundwork to reach long-term goals set forth in EOs S-3-05 and B-16-2012. The Update highlights California's progress toward meeting the "near -term" 2020 GHG emission reduction goals as defined in the initial Scoping Plan. It also evaluates how to align the State's "longer -term" GHG reduction strategies with other State policy priorities for water, waste, natural resources, clean energy, transportation, and land use.
CARB released a second update to the Scoping Plan, the 2017 Scoping Plan,3 to reflect the 2030 target set by EO B-30-15 and codified by SB 32.
CARB is currently working on an update to the 2017 Scoping Plan, which will be released this year.
The 2022 Scoping Plan Update will assess progress towards achieving the SB 32 2030 target and lay out a path to achieve carbon neutrality no later than 2045.
Senate Bill 97 (2007)
SB 97, signed by the Governor in August 2007 (Chapter 185, Statutes of 2007; Public Resources Code [PRC], Sections 21083.05 and 21097), acknowledges climate change is a prominent environmental issue that requires analysis under CEQA. This bill directed the Governor's Office of Planning and Research (OPR) to prepare, develop, and transmit to the California Resources Agency guidelines for mitigating GHG emissions or the effects of GHG emissions, as required by CEQA.
The California Natural Resources Agency adopted the amendments to the CEQA Guidelines in November 2018, which went into effect in December 2018. The amendments do not identify a threshold of significance for GHG emissions, nor do they prescribe assessment methodologies or specific mitigation measures. The amendments encourage lead agencies to consider many factors in performing a CEQA analysis, but preserve the discretion granted by CEQA to lead agencies in making their own determinations based on substantial evidence. The amendments also encourage public agencies to make use of programmatic mitigation plans and programs when they perform individual project analyses.
CARB. 2007. Expanded List of Early Action Measures to Reduce Greenhouse Gas Emissions in California Recommended for Board Consideration. October.
CARB. 2007. "ARB approves tripling of early action measures required under AB 32" News Release 07-46.
October 25.
3 CARB. 2017. California's 2017 Climate Change Scoping Plan. November.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 27
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA LSA
Senate Bill 375 (2008)
SB 375, the Sustainable Communities and Climate Protection Act, which establishes mechanisms for the development of regional targets for reducing passenger vehicle GHG emissions, was adopted by the State on September 30, 2008. On September 23, 2010, the CARB adopted the vehicular GHG emissions reduction targets that had been developed in consultation with the Metropolitan Planning Organization (MPOs); the targets require a 6 to 15 percent reduction by 2020 and between 13 to 19 percent reduction by 2035 for each MPO. SB 375 recognizes the importance of achieving significant GHG reductions by working with cities and counties to change land use patterns and improve transportation alternatives. Through the SB 375 process, MPOs such as the SCAG will work with local jurisdictions in the development of Sustainable Communities Strategy (SCS) designed to integrate development patterns and the transportation network in a way that reduces GHG emissions while meeting housing needs and other regional planning objectives. Pursuant to SB 375, the SCAG reduction targets for per capita vehicular emissions were 8 percent by 2020 and are 19 percent by 2035 as shown in Table E.
Table E: Senate Bill 375 Regional Greenhouse Gas Emissions Reduction Targets
Metropolitan Planning Organization
By 2020 (percent)
By 2035 (percent)
San Francisco Bay Area
10 19
San Diego
15 19
Sacramento
7 19
Central Valley/San Joaquin
6-13
13-16
Los Angeles/Southern California
8 19
Source: California Air Resources Board (2018).
Executive Order B-30-15 (2015)
Governor Jerry Brown signed EO B-30-15 on April 29, 2015, which added the immediate target of:
• GHG emissions should be reduced to 40 percent below 1990 levels by 2030.
All State agencies with jurisdiction over sources of GHG emissions were directed to implement measures to achieve reductions of GHG emissions to meet the 2030 and 2050 targets. CARB was directed to update the AB 32 Scoping Plan to reflect the 2030 target, and therefore, is moving forward with the update process. The mid-term target is critical to help frame the suite of policy measures, regulations, planning efforts, and investments in clean technologies and infrastructure needed to continue reducing emissions.
Senate Bill 350 (2015) Clean Energy and Pollution Reduction Act SB 350, signed by Governor Jerry Brown on October 7, 2015, updates and enhances AB 32 by introducing the following set of objectives in clean energy, clean air, and pollution reduction for 2030:
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx «02/08/22» 28
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
• Raise California's renewable portfolio standard from 33 percent to 50 percent; and • Increasing energy efficiency in buildings by 50 percent by the year 2030.
The 50 percent renewable energy standard will be implemented by the California Public Utilities Commission for the private utilities and by the California Energy Commission for municipal utilities.
Each utility must submit a procurement plan showing it will purchase clean energy to displace other non-renewable resources. The 50 percent increase in energy efficiency in buildings must be achieved through the use of existing energy efficiency retrofit funding and regulatory tools already available to state energy agencies under existing law. The addition made by this legislation requires state energy agencies to plan for, and implement those programs in a manner that achieves the energy efficiency target.
Senate Bill 32, California Global Warming Solutions Act of 2016, and Assembly Bill 197 In summer 2016 the Legislature passed, and the Governor signed, SB 32, and AB 197. SB 32 affirms the importance of addressing climate change by codifying into statute the GHG emissions reductions target of at least 40 percent below 1990 levels by 2030 contained in Governor Brown's April 2015 EO B-30-15. SB 32 builds on AB 32 and keeps us on the path toward achieving the State's 2050 objective of reducing emissions to 80 percent below 1990 levels, consistent with an IPCC analysis of the emissions trajectory that would stabilize atmospheric GHG concentrations at 450 parts per million CO2e and reduce the likelihood of catastrophic impacts from climate change.
The companion bill to SB 32, AB 197, provides additional direction to CARB related to the adoption of strategies to reduce GHG emissions. Additional direction in AB 197 meant to provide easier public access to air emissions data that are collected by CARB was posted in December 2016.
Senate Bill 100
On September 10, 2018, Governor Brown signed SB 100, which raises California's RPS requirements to 60 percent by 2030, with interim targets, and 100 percent by 2045. The bill also establishes a state policy that eligible renewable energy resources and zero -carbon resources supply 100 percent of all retail sales of electricity to California end -use customers and 100 percent of electricity procured to serve all state agencies by December 31, 2045. Under the bill, the state cannot increase carbon emissions elsewhere in the western grid or allow resource shuffling to achieve the 100 percent carbon -free electricity target.
Executive Order B-55-18
EO B-55-18, signed September 10, 2018, sets a goal "to achieve carbon neutrality as soon as possible, and no later than 2045, and achieve and maintain net negative emissions thereafter." EO B-55-18 directs CARB to work with relevant state agencies to ensure future Scoping Plans identify and recommend measures to achieve the carbon neutrality goal. The goal of carbon neutrality by 2045 is in addition to other statewide goals, meaning not only should emissions be reduced to 80 percent below 1990 levels by 2050, but that, by no later than 2045, the remaining emissions be offset by equivalent net removals of CO2e from the atmosphere, including through sequestration in forests, soils, and other natural landscapes.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 29
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
Title 24, Part 11, Building Standards Code and CALGreen Code In November 2008, the California Building Standards Commission established the California Green Building Standards Code (CALGreen Code), which sets performance standards for residential and nonresidential development to reduce environmental impacts and encourage sustainable construction practices. The CALGreen Code addresses energy efficiency, water conservation, material conservation, planning and design, and overall environmental quality. The CALGreen Code is updated every 3 years and was most recently updated in 2019 to include new mandatory measures for residential as well as nonresidential uses; the new measures took effect on January 1, 2020. The next set of standards will be adopted in 2022 and apply to projects seeking building permits on or after January 1, 2023.
California Building Efficiency Standards (Title 24, Part 6) The California Building Standards Code, or Title 24 of the California Code of Regulations (CCR) contains the regulations that govern the construction of buildings in California. Within the Building Standards Code, two parts pertain to the incorporation of both energy efficient and green building elements into land use development. Part 6 is California's Energy Efficiency Standards for Residential and Non -Residential Buildings. These standards were first adopted in 1978 in response to a legislative mandate to reduce California's energy consumption and are updated on an approximately 3-year cycle to allow consideration and possible incorporation of new energy efficient technologies and methods. All buildings for which an application for a building permit is submitted on or after January 1, 2020, must follow the 2019 standards. The next set of standards is anticipated for release in 2022. Energy efficient buildings require less electricity; therefore, increased energy efficiency reduces fossil fuel consumption and decreases GHG emissions.
Cap and Trade
The development of a cap -and -trade program was included as a key reduction measure of the CARB AB 32 Climate Change Scoping Plan. The cap -and -trade program will help put California on the path to meet its goal of reducing GHG emissions to 1990 levels by 2020 and ultimately achieving an 80 percent reduction from 1990 levels by 2050. The cap -and -trade emissions trading program developed by the CARB took effect on January 1, 2012, with enforceable compliance obligations beginning January 1, 2013. The cap -and -trade program aims to regulate GHG emissions from the largest producers in the State by setting a statewide firm limit, or cap, on allowable annual GHG emissions. The cap was set in 2013 at approximately 2 percent below the emissions forecast for 2020. In 2014, the cap declined approximately 2 percent. Beginning in 2015 and continuing through 2020, the cap has been declining approximately 3 percent annually. The CARB administered the first auction on November 14, 2012, with many of the qualified bidders representing corporations or organizations that produce large amounts of GHG emissions, including energy companies, agriculture and food industries, steel mills, cement companies, and universities. On January 1, 2015, compliance obligation began for distributors of transportation fuels, natural gas, and other fuels.
The cap -and -trade program was initially slated to sunset in 2020 but the passage of SB 398 in 2017 extended the program through 2030.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 30
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
Executive Order N-79-20
EO N-79-20, which was signed by the Governor on September 23, 2020, sets the following goals for the State: 100 percent of in -state sales of new passenger cars and trucks shall be zero -emission by 2035; 100 percent of medium- and heavy-duty vehicles in the State shall be zero -emission by 2045 for all operations where feasible and by 2035 for drayage trucks; and 100 percent of off -road vehicles and equipment in the State shall be zero -emission by 2035, where feasible.
California Integrated Waste Management Act
To minimize the amount of solid waste that must be disposed of in landfills, the State Legislature passed the California Integrated Waste Management Act of 1989 (AB 939), effective January 1990.
According to AB 939, all cities and counties were required to divert 25 percent of all solid waste from landfill facilities by January 1, 1995, and 50 percent by January 1, 2000. Through other statutes and regulations, this 50 percent diversion rate also applies to State agencies. In order of priority, waste reduction efforts must promote source reduction, recycling and composting, and environmentally safe transformation and land disposal. In 2011, AB 341 modified the California Integrated Waste Management Act and directed the California Department of Resources Recycling and Recovery (CalRecycle) to develop and adopt regulations for mandatory commercial recycling.
The resulting 2012 Mandatory Commercial Recycling Regulation requires that on and after July 1, 2012, certain businesses that generate four cubic yards or more of commercial solid waste per week shall arrange recycling services. To comply with this requirement, businesses may either separate recyclables and self -haul them or subscribe to a recycling service that includes mixed waste processing. AB 341 also established a statewide recycling goal of 75 percent; the 50 percent disposal reduction mandate still applies for cities and counties under AB 939, the Integrated Waste Management Act. In April 2016, AB 1826 further modified the California Integrated Waste Management Act, requiring businesses that generate a specified amount of organic waste per week to arrange for recycling services for that organic waste in a specified manner. If CalRecycle determines that statewide disposal of organic waste has not been reduced by 50 percent below 2014 levels by 2020, businesses generating more than two cubic yards of organic waste per week would be subject to these waste collection requirements. CalRecycle plans to make this assessment in the fall of 2020. Diverting organic waste from landfills reduces emissions of CH4. This is equivalent to reducing anaerobic decomposition of organic waste that would have otherwise occurred in landfills where organic waste is often buried with other inorganic waste.
Low Carbon Fuel Standard
In January 2007, EO S-01-07 established an LCFS. This executive order calls for a statewide goal to be established to reduce the carbon intensity of California's transportation fuels by at least 10 percent by 2020, and that an LCFS for transportation fuels be established for California. The LCFS applies to all refiners, blenders, producers, or importers ("Providers") of transportation fuels in California, including fuels used by off -road construction equipment. In June 2007, CARB adopted the LCFS under AB 32 pursuant to Health and Safety Code Section 38560.5, and, in April 2009, CARB approved the new rules and carbon intensity reference values with new regulatory requirements taking effect in January 2011. The standards require providers of transportation fuels to report on the mix of fuels they provide and demonstrate they meet the LCFS intensity standards annually. This is accomplished by ensuring that the number of "credits" earned by providing fuels with a lower carbon intensity P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 31
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
than the established baseline (or obtained from another party) is equal to or greater than the "deficits" earned from selling higher intensity fuels. In response to certain court rulings, CARB re- adopted the LCFS regulation in September 2015, and the LCFS went into effect on January 1, 2016.
In 2018, CARB approved amendments to the regulation to readjust carbon intensity benchmarks to meet California's 2030 GHG reductions targets under SB 32. These amendments include opportunities to promote zero emission vehicle (ZEV) adoption, carbon capture and sequestration, and advanced technologies for decarbonization of the transportation sector.
Advanced Clean Cars Program
In January 2012, CARB approved the Advanced Clean Cars program, which combines the control of GHG emissions and criteria air pollutants, as well as requirements for greater numbers of ZEVs, into a single package of regulatory standards for vehicle model years 2017 through 2025. The new regulations strengthen the GHG standard for 2017 models and beyond. This will be achieved through existing technologies, the use of stronger and lighter materials, and more efficient drivetrains and engines. The program's ZEVs regulation requires battery, fuel cell, and/or plug-in hybrid electric vehicles to account for up to 15 percent of California's new vehicle sales by 2025. The program also includes a clean fuels outlet regulation designed to support the commercialization of zero -emission hydrogen fuel cell vehicles planned by vehicle manufacturers by 2015 by requiring increased numbers of hydrogen fueling stations throughout the State. The number of stations will grow as vehicle manufacturers sell more fuel cell vehicles. By 2025, when the rules will be fully implemented, the statewide fleet of new cars and light trucks will emit 40 percent fewer GHGs and 75 percent fewer smog -forming emissions than 2012 model year vehicles.
Executive Order B-48-18
In January 2018, Governor Brown signed EO B-48-18 requiring all State entities to work with the private sector to have at least 5 million ZEVs on the road by 2030, as well as install 200 hydrogen fueling stations and 250,000 electric vehicle charging stations by 2025. It specifies that 10,000 of the electric vehicle charging stations should be direct current fast chargers. This order also requires all State entities to continue to partner with local and regional governments to streamline the installation of ZEV infrastructure. The Governor's Office of Business and Economic Development is required to publish a Plug-in Charging Station Design Guidebook and update the 2015 Hydrogen Station Permitting Guidebook to aid in these efforts. All State entities are required to participate in updating the 2016 Zero -Emissions Vehicle Action Plan to help expand private investment in ZEV infrastructure with a focus on serving low-income and disadvantaged communities. Additionally, all State entities are to support and recommend policies and actions to expand ZEV infrastructure at residential land uses, through the LCFS Program, and recommend how to ensure affordability and accessibility for all drivers.
Regional Regulations
South Coast Air Quality Management District
In 2008, the SCAQMD formed a Working Group to identify GHG emissions thresholds for land use projects that could be used by local lead agencies in the Basin. The Working Group developed several different options that are contained in the SCAQMD 2008 draft guidance document titled P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 32
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
Interim CEQA GHG Significance Threshold for Stationary Sources, Rules and Plans' that could be applied by lead agencies. On September 28, 2010, SCAQMD Working Group Meeting No. 15 provided further guidance, including a tiered approach for evaluating GHG emissions for development projects where the SCAQMD is not the lead agency. The SCAQMD has not presented a finalized version of these thresholds to the governing board.
The SCAQMD identifies the emissions level for which a project would not be expected to substantially conflict with any State legislation adopted to reduce statewide GHG emissions. As such, the utilization of a service population represents the rates of emissions needed to achieve a fair share of the State's mandated emissions reductions. Overall, the SCAQMD identifies a GHG efficiency level that, when applied statewide or to a defined geographic area, would meet the year 2020 and post-2020 emissions targets as required by AB 32 and SB 32. If projects are able to achieve targeted rates of emissions per the service population, the State will be able to accommodate expected population growth and achieve economic development objectives, while also abiding by AB 32's emissions target and future post-2020 targets.
Southern California Association of Governments
On September 3, 2020, SCAG adopted Connect SoCal—The 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (2020-2045 RTP/SCS).z In general, the SCS outlines a development pattern for the region, which, when integrated with the transportation network and other transportation measures and policies, would reduce vehicle miles traveled (VMT) from automobiles and light -duty trucks and thereby reduce GHG emissions from these sources. For the SCAG region, CARB has set GHG reduction targets at 8 percent below 2005 per capita emissions levels by 2020, and 19 percent below 2005 per capita emissions levels by 2035. The RTP/SCS lays out a strategy for the region to meet these targets. Overall, the SCS is meant to provide growth strategies that will achieve the regional GHG emissions reduction targets. Land use strategies to achieve the region's targets include planning for new growth around high -quality transit areas and livable corridors, and creating neighborhood mobility areas to integrate land use and transportation and plan for more active lifestyles.3 However, the SCS does not require that local General Plans, Specific Plans, or zoning be consistent with the SCS; SCAG is required to consider local land use controls when drafting the SCS.
Local Regulations
The City of Newport Beach has an Energy Action Plan (EAP)4, which identifies the City's vision and goals on achieving energy efficiency in local government facilities and in the community. The driving 1 SCAQMD. 2008. Interim CEQA GHG Significance Threshold for Stationary Sources, Rules and Plans. 2 Southern California Association of Governments (SCAG). 2020. Connect SoCal: The 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy of the Southern California Association of Governments. Website: https:Hscag.ca.gov/sites/main/files/file-attachments/0903fconnectsocal-plan_0. pdf?1606001176 (accessed November 2021).
3 SCAG. 2020. Connect SoCal: The 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy of the Southern California Association of Governments. Website: https://scag.ca.gov/sites/main/ files/file-attachments/0903fconnectsocal-plan_O.pdf?1606001176 (accessed December 2021). 4 Newport Beach, City of. 2013. City of Newport Beach Energy Action Plan (EAP). July.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 33
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
force for City of Newport Beach's energy efficiency efforts includes demonstrating leadership through the implementation of cost-effective energy efficiency improvements in their own facilities, minimizing costs associated with energy and utilities, and protecting the environment. The EAP is intended to guide the City to reduce GHG emissions by lowering municipal and community wide energy use.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 34
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
SETTING
As identified previously, based on the SCAQMD attainment status and ambient air quality monitoring data, ambient air quality in the vicinity of the project site has basically remained unchanged since approval of the General Plan EIR. This section provides the current SCAQMD attainment status, climate and air quality, ambient air quality monitoring results, and GHG emissions inventory.
ATTAINMENT STATUS
The CARB is required to designate areas of the state as attainment, nonattainment, or unclassified for all State standards. An attainment designation for an area signifies that pollutant concentrations did not violate the standard for that pollutant in that area. A nonattainment designation indicates that a pollutant concentration violated the standard at least once, excluding those occasions when a violation was caused by an exceptional event, as defined in the criteria. An unclassified designation signifies that data do not support either an attainment or nonattainment status. The CCAA divides districts into moderate, serious, and severe air pollution categories, with increasingly stringent control requirements mandated for each category.
The USEPA designates areas for 03, CO, and NO2 as either does not meet the primary standards, or cannot be classified, or better than national standards. For S02, areas are designated as does not meet the primary standards, does not meet the secondary standards, cannot be classified, or better than national standards.
Table F provides a summary of the attainment status for the Basin with respect to NAAQS and CAAQS.
Table F: Attainment Status of Criteria Pollutants in the South Coast Air Basin Pollutant
State
Federal
03 1 hour
Nonattainment
Extreme Nonattainment
03 8 hour
Nonattainment
Extreme Nonattainment
PM10
Nonattainment
Attainment/Maintenance
PM2.5
Nonattainment
Serious Nonattainment
CO
Attainment
Attainment/Maintenance
NO2
Attainment
Attainment/Maintenance
S02
N/A
Attainment/Unclassified
Lead
Attainment
Attainment'
All others
Attainment/Unclassified
Attainment/Unclassified
Source: South Coast Air Quality Management District (2018).
Notes:
1 Except in Los Angeles County.
CO = carbon monoxide Os = ozone
N/A = not applicable PM10 = particulate matter less than 10 microns in size NO2 = nitrogen dioxide PM2.5 = particulate matter less than 2.5 microns in size S02 = sulfur dioxide
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 35
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
EXISTING CLIMATE AND AIR QUALITY
Air quality in the planning area is not only affected by various emission sources (e.g., mobile and industry), but also by atmospheric conditions (e.g., wind speed, wind direction, temperature, and rainfall). The combination of topography, low mixing height, abundant sunshine, and emissions from the second-largest urban area in the United States gives the Basin some of the worst air pollution in the nation.
The annual average temperature varies little throughout the Basin, ranging from the low to middle 60s0F. With a more pronounced oceanic influence, coastal areas show less variability in annual minimum and maximum temperatures than inland areas. The climatological station closest to the site is the Newport Beach Harbor station.' The monthly average maximum temperature recorded at this station ranged from 63.2°F in January to 73.4°F in August, with an annual average maximum of
67.8°F. The monthly average minimum temperature recorded at this station ranged from 46.9°F in January to 63.2°F in August, with an annual average minimum of 54.6°F. These levels are representative of the project area.
The majority of annual rainfall in the Basin occurs between November and March. Summer rainfall is minimal and is generally limited to scattered thundershowers in coastal regions and slightly heavier showers in the eastern portion of the Basin and along the coastal side of the mountains. Average monthly rainfall at the Newport Beach Harbor station varied from 0.01 inch in July to 2.30 inches in February, with an annual total of 11.00 inches. Patterns in monthly and yearly rainfall totals are unpredictable due to fluctuations in the weather.
The Basin experiences a persistent temperature inversion (increasing temperature with increasing altitude) as a result of the Pacific high. This inversion limits the vertical dispersion of air contaminants, holding them relatively near the ground. As the sun warms the ground and the lower air layer, the temperature of the lower air layer approaches the temperature of the base of the inversion (upper) layer until the inversion layer finally breaks, allowing vertical mixing with the lower layer. This phenomenon is observed in mid -afternoon to late afternoon on hot summer days, when the air appears to clear up suddenly. Winter inversions frequently break by midmorning.
Winds in the project area blow predominantly from the south-southwest, with relatively low velocities. Wind speeds in the project area average about 5 miles per hour (mph). Summer wind speeds average slightly higher than winter wind speeds. Low average wind speeds, together with a persistent temperature inversion, limit the vertical dispersion of air pollutants throughout the Basin.
Strong, dry, north or northeasterly winds, known as Santa Ana winds, occur during the fall and winter months, dispersing air contaminants. The Santa Ana conditions tend to last for several days at a time.
The combination of stagnant wind conditions and low inversions produces the greatest pollutant concentrations. On days of no inversion or high wind speeds, ambient air pollutant concentrations are the lowest. During periods of low inversions and low wind speeds, air pollutants generated in urbanized areas are transported predominantly on shore into Riverside and San Bernardino Western Regional Climate Center. Recent Climate in the West. Website: http://www.wrcc.dri.edu , (accessed December 2021).
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 36
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
Counties. In the winter, the greatest pollution problems are CO and NO,, because of extremely low inversions and air stagnation during the night and early morning hours. In the summer, the longer daylight hours and brighter sunshine combine to cause a reaction between hydrocarbons and NOx to form photochemical smog. Smog is a general term that is naturally occurring fog that has become mixed with smoke or pollution. In this context it is better described as a form of air pollution produced by the photochemical reaction of sunlight with pollutants that have been released into the atmosphere, especially by automotive emissions.
AIR QUALITY MONITORING RESULTS
Air quality monitoring stations are located throughout the nation and are maintained by the local air pollution control district and State air quality regulating agencies. The SCAQMD, together with the CARB, maintains ambient air quality monitoring stations in the Basin. The air quality monitoring stations closest to the project site located at 2425 Webster Street, 1710 E. 20th Street, and 1305 E.
Pacific Coast Highway in the City of Long Beach.
Pollutant monitoring results for years 2018 to 2020 at the Long Beach ambient air quality monitoring stations, shown in Table G, indicate that air quality in the area has generally been good.
As indicated in the monitoring results, the federal PM10 standard had no exceedances in 2018, one exceedance in 2019, and no exceedances in 2020. The State PM10 standard was exceeded four times in 2018, four times in 2019, and three times in 2020. PM2.5 levels exceeded the federal standard seven times in 2018, with no exceedances in 2019, and ten exceedances in 2020. Neither State nor federal 1-hour ozone standards nor the State 8-hour ozone standards were exceeded in 2018 or 2019, but both the State and federal ozone 1-hour and 8-hour standards were exceeded four times in 2020. In addition, the CO, S02, and NO2 standards were also not exceeded in this area during the 3-year period.
GREENHOUSE GAS EMISSIONS INVENTORY
An emissions inventory that identifies and quantifies the primary human -generated sources and sinks of GHGs is a well -recognized and useful tool for addressing climate change. This section summarizes the latest information on global, United States, and California GHG emission inventories.
Global Emissions
Worldwide emissions of GHGs in 2018 totaled 25.6 billion metric tons of CO2e. Global estimates are based on country inventories developed as part of the programs of the United Nations Framework Convention on Climate Change.'
' United Nations Framework Convention on Climate Change (UNFCCC). 2021. GHG Data from UNFCCC.
Website: unfccc.int/process-and-meetings/transparency-and-reporting/greenhouse-gas-data/ghg-data- unfccc/ghg-data-from-unfccc (accessed December 2021).
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 37
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA LSA
Table G: Ambient Air Quality at Nearby Monitoring Stations Pollutant Standard 2018 1 2019 1 2020
Carbon Monoxide (CO)
Maximum 1-hour concentration (ppm)
4.7 3.0
ND
Number of days exceeded:
State: > 20 ppm
0 0
ND
Federal: > 35 ppm
0 0
ND
Maximum 8-hour concentration (ppm)
2.1 2.1
ND
Number of days exceeded:
State: > 9 ppm
0 0
ND
Federal: > 9 ppm
0 0
ND
Ozone (OW
Maximum 1-hour concentration (ppm)
0.074
0.075
0.105
Number of days exceeded:
State: > 0.09 ppm
0 0
4 Maximum 8-hour concentration (ppm)
0.063
0.068
0.083
Number of days exceeded:
State: > 0.07 ppm
0 0
4 Federal: > 0.07 ppm
0 0
4 Coarse Particulates (PMlo)
Maximum 24-hour concentration (µg/m3)
84.0 155.8
61.6 Number of days exceeded:
State: > 50 µg/m3
4 4
3 Federal: > 150 µg/m3
0 1
0 Annual arithmetic average concentration (11g/m3)
32.5 29.5
31.8 Exceeded for the year:
State: > 20 µg/m3
Yes
Yes
Yes
Federal: > 50 µg/m3
No
No
No
Fine Particulates (PM2.5)2
Maximum 24-hour concentration (µg/m3)
77.3 31.2
72.6 Number of days exceeded:
Federal: > 35 µg/m3
7 0
10 Annual arithmetic average concentration (µg/m3)
11.6 10.6
12.2 Exceeded for the year:
State: > 12 µg/m3
No
No
Yes
Federal: > 15 µg/m3
No
No
No
Nitrogen Dioxide (NO2)1
Maximum 1-hour concentration (ppm)
0.085
0.082
0.075
Number of days exceeded:
State: > 0.250 ppm
0 0
0 Annual arithmetic average concentration (ppm)
0.017
0.016
0.013
Exceeded for the year: Federal: > 0.053 ppm
No
No
No
Sulfur Dioxide (SO2)
Maximum 1-hour concentration (ppm)
0.011
0.009
ND
Number of days exceeded:
State: > 0.25 ppm
0 0
ND
Maximum 24-hour concentration (ppm)
0.002
0.002
ND
Number of days exceeded:
State: > 0.04 ppm
0 0
ND
Federal: > 0.14 ppm
0 0
ND
Annual arithmetic average concentration (ppm)
0.0009
0.0007
ND
Exceeded for the year: Federal: > 0.030 ppm
No
No
ND
Sources: CARB (2021) and USEPA (2021).
' 2018 and 2019 data were taken from the 2425 Webster Street Long Beach monitoring station, and 2020 data were taken from the 1710 E. 20th Street Long Beach monitoring station.
Z Data were taken from the 1305 E. Pacific Coast Highway Long Beach monitoring station. µg/m3 = micrograms per cubic meter
CARB = California Air Resources Board
ND = No data. There were insufficient (or no) data to determine the value. ppm = parts per million
USEPA = United States Environmental Protection Agency
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx «02/08/22» 38
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
United States Emissions
In 2019, the year for which the most recent data are available, the United States emitted about 6,558 million metric tons of CO2e (MMT CO2e). Overall, emissions in 2019 decreased by 1.7 percent since 2018 and were 13 percent 2005 levels. This decrease was driven largely by a decrease in emissions from fossil fuel combustion resulting from a decrease in total energy use in 2019 compared to 2018 and a continued shift from coal to natural gas and renewables in the electric power sector. Of the six major sectors — residential, commercial, agricultural, industry, transportation, and electricity generation — transportation accounted for the highest amount of GHG emissions in 2019 (approximately 29 percent), with electricity generation second at 25 percent and emissions from industry third at 23 percent.'
State of California Emissions
The State emitted approximately 418.2 MMT CO2e emissions in 2019, 7.2 MMT CO2e lower than 2018 levels and almost 13 MMT CO2e below the 2020 GHG Limit of 431 MMT CO2e.2 The CARB estimates that transportation was the source of approximately 40 percent of the State's GHG emissions in 2019, followed by industrial sources at approximately 21 percent and electricity generation at 14 percent. The remaining sources of GHG emissions were agriculture at 8 percent, residential activities at 7 percent, commercial activities at 4 percent, high GWP at 5 percent, and waste at 2 percent.3
USEPA. 2021. Inventory of U.S. Greenhouse Gas Emissions and Sinks: 1990-2019. Website: https://www . epa.gov/ghgemissions/inventory-us-greenhouse-gas-emissions-and-sinks-1990-2019 (accessed December 2021).
CARB. 2021. California Greenhouse Gas Emissions for 2000 to 2019, Trends of Emissions and Other Indicators Report. Website: https:Hww3.arb.ca.gov/cc/inventory/pubs/reports/2000_2019/ghg_ inventory_trends_00-19.pdf (accessed December 2021).
Ibid.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 39
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
METHODOLOGY
The methodology used to estimate air quality and GHG impacts is described below.
CONSTRUCTION EMISSIONS
Construction activities can generate a substantial amount of air pollution. Construction activities are considered temporary; however, short term impacts can contribute to exceedances of air quality standards. Construction activities include demolition, site preparation, earthmoving, and general construction. The emissions generated from these common construction activities include fugitive dust from soil disturbance, fuel combustion from mobile heavy-duty diesel and gasoline powered equipment, portable auxiliary equipment, and worker commute trips. The California Emissions Estimator Model version 2020.4.0 (CaIEEMod) computer program was used to calculate emissions from on -site construction equipment and emissions from worker and vehicle trips to the site. As discussed in the Project Description, demolition of the 263,194-square-foot existing structure is anticipated to last 6 months and construction of the proposed project would start December 31, 2022, and occur for approximately 36 months, ending December 31, 2025, which was included in CaIEEMod. The proposed project would require the export of 205,700 cubic yards of soil associated with excavation work on the parking garage, which were also included in CaIEEMod.
OPERATIONAL EMISSIONS
The air quality analysis includes estimating emissions associated with long-term operation of the proposed project. Consistent with the SCAQMD guidance for estimating emissions associated with land use development projects, the CaIEEMod computer program was used to calculate the long- term operational emissions associated with the project. As discussed in the Project Description, the proposed project would reduce hotel rooms by 159 rooms and add 159 hotel -branded residences and associated parking. Therefore, the existing conditions analysis was conducted using land use codes Hotel, Enclosed Parking Structure with Elevator, and Other Non -Asphalt Surfaces. The proposed project analysis was conducted using land use codes Apartments High Rise, Enclosed Parking Structure with Elevator, and Other Non -Asphalt Surfaces. Trip generation rates used in CaIEEMod for the project were based on the project's Trip Generation Letter', which identifies that the existing conditions typically generate approximately 1,271 average daily trips and the proposed project would generate approximately 722 average daily trips. As such, the proposed project would result in fewer daily trips than under existing conditions.
In addition, consistent with the project design plans, this CaIEEMod analysis incorporates selections to reflect an emergency diesel generator (50 hours per year operation), only natural gas hearth (no wood burning), water -efficient irrigation systems, and use of water efficient landscape materials.
Other amenities such as the hotel pool and fitness center are incorporated into the overall site acreage and building square footage used in CaIEEMod. When project -specific data were not available, default assumptions from CaIEEMod were used to estimate project emissions, which are appropriate for infill projects in urban areas such as Newport Beach. 1 Pirzadeh Associates, Inc. 2022. Newport Beach Marriott Hotel and Spa Trip Generation Letter. January 26.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 40
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
GREENHOUSE GAS ANALYSIS
Recognizing that the field of global climate change analysis is rapidly evolving, the approaches advocated most recently indicate that for determining a project's contribution to GHG emissions, lead agencies should calculate, or estimate, emissions from vehicular traffic, energy consumption, water conveyance and treatment, waste generation, construction activities, and any other significant source of emissions within the project area. The CalEEMod results were used to quantify GHG emissions generated by the project.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 41
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
THRESHOLDS OF SIGNIFICANCE
The State CEQA Guidelines indicate that a project would normally have a significant adverse air quality impact if project -generated pollutant emissions would:
• Conflict with or obstruct implementation of the applicable air quality plan; • Result in a cumulatively considerable net increase of any criteria pollutant for which the project is nonattainment under applicable federal or state ambient air quality standards; • Expose sensitive receptors to substantial pollutant concentrations; or • Result in other emissions (such as those leading to odors) affecting a substantial number of people.
The State CEQA Guidelines indicate that a project would normally have a significant adverse greenhouse gas emission impact if the project would:
• Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment; or
• Conflict with an applicable plan, policy or regulation adopted for the purpose of reduction the emissions of greenhouse gases.
Certain air districts (e.g., SCAQMD) have created guidelines and requirements to conduct air quality analysis. SCAQMD's current guidelines, the CEQA Air Quality Handbook with associated updates, were followed in this assessment of air quality and GHG impacts for the proposed project.
REGIONAL EMISSIONS THRESHOLDS
SCAQMD has established daily emissions thresholds for construction and operation of a proposed project in the Basin. The emissions thresholds were established based on the attainment status of the Basin with regard to air quality standards for specific criteria pollutants. Because the concentration standards were set at a level that protects public health with an adequate margin of safety, these emissions thresholds are regarded as conservative and would overstate an individual project's contribution to health risks.
Table H lists the CEQA significance thresholds for construction and operational emissions established for the Basin. Projects in the Basin with construction- or operation -related emissions that exceed any of their respective emission thresholds would be considered significant under SCAQMD guidelines. These thresholds, which SCAQMD developed and that apply throughout the Basin, apply as both project and cumulative thresholds. If a project exceeds these standards, it is considered to have a project -specific and cumulative impact.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 42
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
Table H: Regional Thresholds for Construction and Operational Emissions Emissions Source
Pollutant Emissions Threshold (Ibs/day)
VOc
NOx
co
PM10
PMz,s
S%
Construction
75 100
550
1 150
55 150
Operations
55 55
550
150
55 150
Source: SCAQMD. Air Quality Significance Thresholds. Website: http://www.agmd.gov/docs/default-source/ceqa/handbook/scaqmd-air- quality-significance-thresholds.pdf (accessed December 2021).
CO = carbon monoxide PM2.5 = particulate matter less than 2.5 microns in size Ibs/day = pounds per day SCAQMD = South Coast Air Quality Management District NO„ = nitrogen oxides SOx = sulfur oxides
PMio = particulate matter less than 10 microns in size VOC = volatile organic compounds
LOCALIZED IMPACTS ANALYSIS
The SCAQMD published its Final Localized Significance Threshold Methodology in July 2008, recommending that all air quality analyses include an assessment of air quality impacts to nearby sensitive receptors.' This guidance was used to analyze potential localized air quality impacts associated with construction of the proposed project. Localized significance thresholds (LSTs) are developed based on the size or total area of the emission source, the ambient air quality in the source receptor area, and the distance to the project. Sensitive receptors include residences, schools, hospitals, and similar uses that are sensitive to adverse air quality.
LSTs are based on the ambient concentrations of that pollutant within the project Source Receptor Area (SRA) and the distance to the nearest sensitive receptor. For the proposed project, the appropriate SRA for the LST is the nearby North Coastal Orange County area (SRA 18). SCAQMD provides LST screening tables for 25, 50, 100, 200, and 500-meter source receptor distances. As identified above, the closest sensitive receptors to the project site include the Meridian condominium community immediately adjacent to the project site on the north along Santa Barbara Drive and the Granville Condominiums immediately to the southeast; therefore, the 25-meter source receptor distance would apply. The total project site is 9.53 acres; however, the proposed project lot area is approximately 2.775 acres. Table I lists the emissions thresholds that apply during project construction and operation.
Table I: SCAQMD Localized Significance Thresholds (Ibs/day) Emissions Source
Pollutant Emissions Threshold (Ibs/day)
N%
co
PM10
PM2.5
Construction
148.0
1,155.0
8.8 6.0
Operation
148.0
1,155.0
2.5 2.0
Source: SCAQMD LST Guidance Manual
CO = carbon monoxide
Ibs/day = pounds per day
LST = localized significance threshold
NO„ = nitrogen oxides
PM,o = particulate matter less than 10 microns in size
PM2.5 = particulate matter less than 2.5 microns in size SCAQMD = South Coast Air Quality Management District
1 SCAQMD. 2008. Final Localized Significance Threshold Methodology. July.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 43
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
LOCAL MICROSCALE CONCENTRATION STANDARDS
The significance of localized project impacts under CEQA depends on whether ambient CO levels in the vicinity of the project are above or below State and federal CO standards. Because ambient CO levels are below the standards throughout the Basin, a project would be considered to have a significant CO impact if project emissions result in an exceedance of one or more of the 1-hour or 8-hour standards. The following are applicable local emission concentration standards for CO:
• California State 1-hour CO standard of 20 parts per million (ppm) • California State 8-hour CO standard of 9 ppm
GLOBAL CLIMATE CHANGE
To provide guidance to local lead agencies on determining significance for GHG emissions in their CEQA documents, SCAQMD convened a GHG CEQA Significance Threshold Working Group (Working Group). Based on the last Working Group meeting held in September 2010 (Meeting No. 15), SCAQMD proposed to adopt a tiered approach for evaluating GHG emissions for development projects where SCAQMD is not the lead agency:
Tier 1. Exemptions: If a project is exempt from CEQA, project -level and cumulative GHG emissions are less than significant.
• Tier 2. Consistency with a locally adopted GHG Reduction Plan: If the project complies with a GHG emissions reduction plan or mitigation program that avoids or substantially reduces GHG emissions in the project's geographic area (i.e., city or county), project -level and cumulative GHG emissions are less than significant.
Tier 3. Numerical Screening Threshold: If GHG emissions are less than the numerical screening - level threshold, project -level and cumulative GHG emissions are less than significant.
For projects that are not exempt or where no qualifying GHG reduction plans are directly applicable, SCAQMD requires an assessment of GHG emissions. SCAQMD, under Option 1, is proposing a "bright -line" screening -level threshold of 3,000 metric tons (MT) of CO2e (or MT CO2e) per year (or MT CO2e/yr) for all land use types or, under Option 2, the following land -use - specific thresholds: 1,400 MT CO2e commercial projects; 3,500 MT CO2e for residential projects; or 3,000 MT CO2e for mixed -use projects. This bright -line threshold is based on a review of the Governor's Office of Planning and Research database of CEQA projects. Based on their review of 711 CEQA projects, 90 percent of CEQA projects would exceed the bright -line thresholds identified above. Therefore, projects that do not exceed the bright -line threshold would have a nominal and therefore less than cumulatively considerable impact on GHG emissions. • Tier 4. Performance Standards: If emissions exceed the numerical screening threshold, a more detailed review of the project's GHG emissions is warranted. SCAQMD has proposed an efficiency target for projects that exceed the bright -line threshold. The current recommended approach is per capita efficiency targets. SCAQMD is not recommending use of a percent emissions reduction target. Instead, SCAQMD proposes a 2020 efficiency target of 4.8 MT P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 44
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
CO2e/yr per service population (for project -level analyses and 6.6 MT CO2e/yr per service population for plan -level projects (e.g., program -level projects such as general plans). The GHG efficiency metric divides annualized GHG emissions by the service population, which is the sum of residents and employees, per the following equation:
Rate of Emission: GHG Emissions (MT CO2e/yr) - Service Population The efficiency evaluation consists of comparing the project's efficiency metric to efficiency targets. Efficiency targets represent the maximum quantity of emissions each resident and employee in the State of California could emit in various years based on emissions levels necessary to achieve the statewide GHG emissions reduction goals. A project that results in a lower rate of emissions would be more efficient than a project with a higher rate of emissions, based on the same service population. The metric considers GHG reduction measures integrated into a project's design and operation (or through mitigation). The per capita efficiency targets are based on the AB 32 GHG reduction target and 2020 GHG emissions inventory prepared for the CARB's 2008 Scoping Plan.
However, the SCAQMD's thresholds are based on the AB 32 GHG reduction target and 2020 GHG emissions inventory prepared for CARB's 2008 Scoping Plan. Because the project would begin operations in the post-2020 timeframe, the 2020 numerical screening threshold of 3,000 MT CO2e and the efficiency target of 4.8 MT CO2e/yr per service population would need to be adjusted to reflect the State's post-2020 GHG reduction goals.
SCAQMD has yet to publish a quantified GHG efficiency threshold for the 2030 target. A scaled threshold consistent with State goals detailed in SB 32, EO B-30-15, and EO S-3-05 to reduce GHG emissions by 40 percent below 1990 levels by 2030 and 80 percent below 1990 levels by 2050, respectively, was developed for 2025, when the proposed project is anticipated to be operational.
Though the SCAQMD has not published a quantified threshold beyond 2020, this assessment uses a threshold of 2,400 MT CO2e/yr, which was calculated for the buildout year of 2025 based on the GHG reduction goals of SB 32 and EO B-30-15. Due to uncertainty created by recent case law, this assessment does not rely on an adjusted SCAQMD service population metric.
For the purpose of this analysis, the proposed project will be compared to the adjusted screening - level Tier 3 Numerical Screening Threshold of 2,400 MT CO2e/yr for all land use types.
The project is also evaluated for compliance with the City's EAP, the 2017 Scoping Plan, and the 2020-2045 RTP/SCS.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 45
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
IMPACTS ANALYSIS
This section identifies the air quality and GHG emissions impacts associated with implementation of the proposed project. The results of the impact analyses are then compared to applicable thresholds of significance. As noted below, no thresholds were met or exceeded, therefore no mitigation measures are required for the proposed project.
AIR QUALITY IMPACTS
Air pollutant emissions associated with the project would occur over the short term from construction activities and over the long term from operational activities associated with the proposed land uses.
Consistency with Applicable Air Quality Plans
General Plan EIR Significance Determination: Significant and Unavoidable Impact.
The General Plan EIR referenced the SCAQMD's 2003 AQMP to determine if implementation of the General Plan would conflict with or obstruct implementation of an applicable air quality plan. The General Plan EIR found that the General Plan would be consistent with the 2003 AQMP goal to reduce VMT; however, the General Plan EIR concluded that since the AQMP growth projections are based on SCAG population levels, the increase in population growth associated with the General Plan would not have been accounted for in the AQMP. As such, the General Plan EIR found that implementation of the General Plan would not be consistent with the AQMP. As such, the General Plan EIR identified this inconsistency as a significant and unavoidable impact.
Project -Specific Analysis and Significance Determination: Less than Significant Impact; no new or substantially more severe significant impact.
A consistency determination plays an essential role in local agency project review by linking local planning and unique individual projects to the air quality plans. A consistency determination fulfills the CEQA goal of fully informing local agency decision -makers of the environmental costs of the project under consideration at a stage early enough to ensure that air quality concerns are addressed. Only new or amended General Plan elements, Specific Plans, and significantly unique projects need to undergo a consistency review due to the air quality plan strategies being based on projections from local General Plans.
The current SCAQMD clean air plan is the 2016 AQMP. Consistency with the 2016 AQMP would be achieved if the project is consistent with the goals, objectives, and assumptions in this plan to achieve the federal and State air quality standards. Per the SCAQMD CEQA Air Quality Handbook, there are two main indicators of a project's consistency with the AQMP: (1) whether the project would increase the frequency or severity of existing air quality violations or cause or contribute to new violations, or delay timely attainment of air quality standards or the interim emission reductions specified in the 2016 AQMP; and (2) whether the project would exceed the 2016 AQMP's assumptions for 2040 or yearly increments based on the year of project buildout and phasing.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 46
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
With respect to determining the proposed project consistency with AQMP growth assumptions, the projections in the AQMP for achieving air quality goals are based on assumptions in SCAG's RTP/SCS regarding population, housing, and growth trends. According to SCAG's 2020-2045 RTP/SCS, the City's population, households, and employment are forecast to increase by approximately 7,100 residents, 2,900 households, and 1,500 jobs, respectively, between 2016 and 2045.1 The proposed project would convert 159 hotel rooms to 159 hotel -branded residences and associated parking. The proposed project would result in an increase of 361 residents (5 percent of SCAG's projected population growth for the City from 2016 to 2045 of 7,100 residents) and 159 residential units (5 percent of SCAG's projected household growth for the County from 2016 to 2045 of 2,900 households). Therefore, it is unlikely that the additional units from the proposed project would interfere with SCAQMD's goals for improving air quality in the region because they would house growth that SCAQMD already projected for the City. Therefore, the proposed project would not conflict with the 2016 AQMP and, as such, would not jeopardize attainment of the CAAQS and NAAQS in the area under the jurisdiction of the SCAQMD.
Furthermore, as shown in Tables L and M below, construction and operation of the project would not result in an exceedance of the SCAQMD's thresholds for criteria pollutants; therefore, the project is not expected to result in a violation of air quality standards. Due to these factors, it can be concluded that the proposed project would be consistent with the projections in the AQMP.
Therefore, the proposed project would not lead to new or substantially more severe significant impacts associated with clean air consistency beyond those identified in the General Plan EIR.
Criteria Pollutant Analysis
General Plan EIR Significance Determination: Significant and Unavoidable Impact.
As discussed in the General Plan EIR, implementation of the General Plan would result in new emissions generated by construction activities. The General Plan EIR determined that some projects that would be implemented under the General Plan could individually exceed the SCAQMD thresholds and that the total amount of construction assumed in the General Plan could also exceed the SCAQMD's thresholds of significance. The General Plan EIR identified General Plan Policies NR
8.1 through NR 8.5 to reduce air pollutant emissions from construction activities, which call for the maintenance of construction equipment, the use of non-polluting and non -toxic building equipment, and minimizing fugitive dust. However, the General Plan EIR found that the impact would remain significant and unavoidable.
In addition, the General Plan EIR determined that the General Plan may not meet the performance standard for annual emissions reductions and could result in a cumulatively considerable net increase of one or more criteria pollutants for which the project region is in nonattainment under an applicable federal or state ambient air quality standard, and this impact would be significant and unavoidable.
1 SCAG. 2020. Connect SoCal 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy.
Website: https://scag.ca.gov/sites/main/files/file-attachments/0903fconnectsocal-plan_O.pdf ? 1606001176 (accessed December 2021).
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 47
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
Project -Specific Analysis and Significance Determination: Less than Significant Impact; no new or substantially more severe significant impact.
The following sections describe the proposed project's construction- and operation -related air quality impacts and localized impacts. As explained in the following pages, the proposed project would result in less -than -significant construction and operational air quality impacts.
Construction Emissions
During construction, short-term degradation of air quality may occur due to the release of particulate emissions generated by demolition, grading, paving, building, and other activities.
Emissions from construction equipment are also anticipated and would include CO, NO,,, VOC, directly -emitted particulate matter (PM2.5and PM1o), and TACs such as diesel exhaust particulate matter.
Project construction activities would include demolition, grading, site preparation, building, paving, and architectural coating activities. Construction -related effects on air quality from the proposed project would be greatest during the site preparation phase due to the disturbance of soils. If not properly controlled, these activities would temporarily generate particulate emissions. Sources of fugitive dust would include disturbed soils at the construction site. Unless properly controlled, vehicles leaving the site would deposit dirt and mud on local streets, which could be an additional source of airborne dust after it dries. PM10 emissions would vary from day to day, depending on the nature and magnitude of construction activity and local weather conditions. PM10 emissions would depend on soil moisture, silt content of soil, wind speed, and the amount of operating equipment.
Larger dust particles would settle near the source, while fine particles would be dispersed over greater distances from the construction site.
Water or other soil stabilizers can be used to control dust, resulting in emission reductions of 50 percent or more. The SCAQMD has established Rule 403: Fugitive Dust, which would require the applicant to implement measures that would reduce the amount of particulate matter generated during the construction period.
In addition to dust -related PM10 emissions, heavy trucks and construction equipment powered by gasoline and diesel engines would generate CO, S02, NO, VOCs and some soot particulate (PM2.5 and PM1o) in exhaust emissions. If construction activities were to increase traffic congestion in the area, CO and other emissions from traffic would increase slightly while those vehicles idle in traffic.
These emissions would be temporary in nature and limited to the immediate area surrounding the construction site.
Construction emissions were estimated for the project using CalEEMod. Table J lists the tentative project construction schedule based on a 6-month demolition duration and a 36-month construction duration. The proposed project would require the demolition of the existing on -site buildings, which was included in CaIEEMod. Table K lists the potential construction equipment to be used during project construction under each phase of construction. Construction -related emissions are presented in Table L. CalEEMod output sheets are included in Appendix A.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 48
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA LSA
Table J: Tentative Project Construction Schedule
Phase
Number
Phase Name
Phase Start Date
Phase End Date
Number of
Days/Week
Number of
Days
1 Demolition
6/4/2022
12/30/2022
6 180
2 Site Preparation
12/31/2022
1/11/2023
6 10
3 Grading
1/12/2023
5/8/2023
6 100
4 Building Construction
5/9/2023
10/22/2025
6 770
5 Paving
10/23/2025
12/8/2025
6 40
6 1 Architectural Coating
11/25/2024
12/31/2025
6 345
Source: Compiled by LSA assuming a 6-month demolition period and a 36-month construction period (February 2022).
Table K: Diesel Construction Equipment Utilized by Construction Phase Construction Phase
Off -Road Equipment Type
Off -Road
Equipment
Unit Amount
Hours Used
per Day
Horsepower
Load Factor
Demolition
Concrete/Industrial Saws
1 8
81 0.73
Rubber Tired Dozers
1 8
247
0.4 Tractors/Loaders/Backhoes
3 8
97 0.37
Site Preparation
Graders
1 8
187
0.41 Scrapers
1 8
367
0.48 Tractors/Loaders/Backhoes
1 7
97 0.37
Grading
Graders
1 8
187
0.41 Rubber Tired Dozers
1 8
247
0.4 Tractors/Loaders/Backhoes
2 7
97 0.37
Building Construction
Cranes
1 8
231
0.29 Forklifts
2 7
89 0.2
Generator Sets
1 8
84 0.74
Tractors/Loaders/Backhoes
1 6
97 0.37
Welders
3 8
46 0.45
Paving
Cement and Mortar Mixers
1 8
9 0.56
Pavers
1 8
130
0.42 Paving Equipment
1 8
132
0.36 Rollers
2 8
80 0.38
Tractors/Loaders/Backhoes
1 8
97 0.37
Architectural Coating
Air Compressors
1 6
78 0.48
Source: Compiled by LSA using CalEEMod defaults (February 2022).
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx «02/08/22» 49
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
Table L: Project Construction Emissions (Ibs/day)
Project Construction
Maximum Pollutant Emissions (Ibs/day)
VOC
NOx
CO
sox
PM10
PM2.5
Demolition
1.0 22.3
16.1 <0.1
1.6 0.9
Site Preparation
0.7 20.0
13.9 <0.1
1.3 0.6
Grading
1.2 50.1
23.0 0.2
8.6 3.5
Building Construction
1.9 23.4
24.9 0.1
4.4 1.8
Paving
0.8 15.6
13.4 <0.1
0.7 0.6
Architectural Coating
8.1 2.5
3.5 <0.1
0.7 0.3
Maximum (Ibs/day)
10.0 50.1
27.4 0.2
8.6 3.5
SCAQMD Thresholds
75.0 100.0
550.0
150
150.0
55.0 Exceeds?
No
No
No
No
No
No
Source: Compiled by LSA (February 2022).
Note: Maximum emissions of VOC and CO occurred during the overlapping building construction and architectural coating phases.
CO = carbon monoxide PM10 = particulate matter less than 10 microns in size Ibs/day = pounds per day SCAQMD = South Coast Air Quality Management District NOx = nitrogen oxides Sox = sulfur oxides
PM2.5 = particulate matter less than 2.5 microns in size VOC = volatile organic compounds As shown in Table L, construction emissions associated with the project would not exceed the SCAQMD thresholds for VOC, NO, CO, sulfur oxides (SOx), PM2.5, or PM10 emissions. In addition to the construction period thresholds of significance, the project is required to comply with regional rules that assist in reducing short-term air pollutant emissions. SCAQMD Rule 403 requires that fugitive dust be controlled with best -available control measures so that the presence of such dust does not remain visible in the atmosphere beyond the property line of the emission source. In addition, SCAQMD Rule 403 requires implementation of dust suppression techniques to prevent fugitive dust from creating a nuisance off site. Even through the project's construction would not exceed any of the emissions thresholds as noted in Table L, compliance with Rule 403 dust suppression techniques can further reduce the fugitive dust generation (and thus, the PM10 component). With compliance with Rule 403, construction of the proposed project would not result in emissions that would result in a cumulatively considerable net increase of any criteria pollutant for which the project is nonattainment under an applicable federal or State ambient air quality standard. Therefore, the proposed project would not lead to new or substantially more severe significant impacts associated with construction -related air quality beyond those identified in the General Plan EIR.
Operational Air Quality Impacts
Long-term air pollutant emission impacts are those typically associated with mobile sources (e.g., vehicle trips), energy sources (e.g., electricity and natural gas), area sources (e.g., architectural coatings and the use of landscape maintenance equipment), and stationary sources (e.g. diesel emergency backup generator) related to the proposed project.
PM10 emissions result from running exhaust, tire and brake wear, and the entrainment of dust into the atmosphere from vehicles traveling on paved roadways. Entrainment of PM10 occurs when vehicle tires pulverize small rocks and pavement and the vehicle wakes generate airborne dust. The contribution of tire and brake wear is small compared to the other PM emission processes.
Gasoline -powered engines have small rates of particulate matter emissions compared with diesel- P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 50
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
powered vehicles. As discussed in the Methodology section above, the proposed project would result in fewer daily trips than under existing conditions; therefore, the proposed project would not generate new mobile source emissions.
Energy source emissions result from activities in buildings for which electricity and natural gas are used. The quantity of emissions is the product of usage intensity (i.e., the amount of electricity or natural gas) and the emission factor of the fuel source. The primary sources of energy demand for the proposed project would include building mechanical systems, such as heating and air conditioning, lighting, and plug-in electronics, such as refrigerators or computers. Greater building or appliance efficiency reduces the amount of energy for a given activity and thus lowers the resultant emissions. The emission factor is determined by the fuel source, with cleaner energy sources, like renewable energy, producing fewer emissions than conventional sources. The project would comply with the 20019 CALGreen Code and 2019 Energy Efficiency Standards (Title 24, Part 6), which are accounted for in CalEEMod.
Typically, area source emissions consist of direct sources of air emissions located at the project site, including architectural coatings and the use of landscape maintenance equipment. Area source emissions associated with the project would include emissions from the use of architectural coatings, consumer products, and landscaping equipment. The residential units would not include wood -burning hearths. The proposed project would also generate stationary source emissions associated with use of the diesel emergency backup generator.
Long-term operation emissions associated with the proposed project were calculated using CalEEMod. Model results are shown in Table M below. CalEEMod output sheets are included in Appendix A.
The results shown in Table M indicate the project would not exceed the significance criteria for VOC, NOx, CO, sulfur oxides (SO,), PM1o, or PM2.5 emissions; thus, the proposed project would not have a significant effect on regional air quality. Therefore, operation of the project would not result in a cumulatively considerable net increase of any criteria pollutant for which the project is nonattainment under an applicable federal or State ambient air quality standard. Therefore, the proposed project would not lead to new or substantially more severe significant impacts associated with operation -related air quality beyond those identified in the General Plan EIR.
Localized Significance Analysis
Project construction and operation emissions were compared to the LST screening tables in SRA 18, based on a 25-meter source receptor distance and a 2.775-acre project size. The results of the LST analysis, summarized in Table N and Table 0, indicate that the project would not result in an exceedance of the SCAQMD LSTs during project construction or operation. Therefore, the proposed project would not lead to new or substantially more severe significant impacts associated with localized air quality beyond those identified in the General Plan EIR.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 51
AIR QUALITY AND GREENHOUSE GAS ANALYSIS
FEBRUARY 2022
THE RITZ-CARLTON RESIDENCES PROJECT
NEWPORT BEACH, CALIFORNIA LSA
Table M: Project Operational Emissions (Ibs/day)
Source
Pollutant Emissions (Ibs/day)
VOC NO. I CO I SO. PM10 PM2.1
Existing Operational Emissions
Existing Area Sources
1.5 <0.1
0.1 <0.1
<0.1
<0.1
Existing Energy Sources
0.1 0.6
0.5 <0.1
<0.1
<0.1
Existing Mobile Sources
2.8 2.5
25.2 0.1
6.4 1.7
Total Existing Emissions
4.4 3.1
25.8 0.1
6.5 1.8
Proposed Project Operational Emissions
Project Area Sources
9.8 2.5
14.2 <0.1
0.3 0.3
Project Energy Sources
0.1 0.4
0.2 <0.1
<0.1
<0.1
Project Mobile Sources
1.6 1.2
14.1 <0.1
3.6 1.0
Project Stationary Sources
0.1 0.2
0.2 <0.1
<0.1
<0.1
Total Project Emissions
11.5 4.4
28.7 <0.1
3.9 1.3
Net Operational Emissions
7.1 1.3
2.9 <0.1
-2.6
-0.5
SCAQMD Thresholds
55.0 55.0
550.0
150.0
150.0
55.0 Exceeds?
No
No
No
No
No
No
Source: Compiled by LSA (February 2022).
CO = carbon monoxide
Ibs/day = pounds per day
NOx = nitrogen oxides
PM2.5 = particulate matter less than 2.5 microns in size PMiD = particulate matter less than 10 microns in size
SCAQMD = South Coast Air Quality Management District
Sox = sulfur oxides
VOC = volatile organic compounds
Table N: Project Localized Construction Emissions (Ibs/day) Source
NOx
co
PM10
PM2.5
On -Site Project Emissions
21.2 15.4
3.8 2.0
Localized Significance Threshold
148.0
1,155.0
8.8 6.0
Exceeds?
No
No
No
No
Source: LSA (February 2022).
CO = carbon monoxide
Ibs/day = pounds per day
NOx = nitrogen oxides
PM2.5 = particulate matter less than 2.5 microns in size PM,D = particulate matter less than 10 microns in size
Table O: Project Localized Operational Emissions (Ibs/day) Source
NOx
CO
PM10
PMz.s
On -Site Project Emissions
2.8 15.1
<0.1
<0.1
Localized Significance Threshold
148.0
1,155.0
2.5 2.0
Exceeds?
No
No
No
No
Source: LSA (February 2022).
CO = carbon monoxide
Ibs/day = pounds per day
NOx = nitrogen oxides
PM2.5 = particulate matter less than 2.5 microns in size PM,D = particulate matter less than 10 microns in size
Long -Term Microscale (CO Hot Spot) Analysis
General Plan EIR Significance Determination: Less than Significant Impact.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx «02/08/22» 52
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
Motor vehicles, and traffic -congested roadways and intersections are the primary source of high localized CO concentrations. Localized areas where ambient concentrations exceed federal and/or state standards for CO are termed CO "hotspots." Based on the General Plan -related traffic, the General Plan EIR determined that implementation of the General Plan would not expose existing or future sensitive uses within the City to substantial CO concentrations. This impact was found to be less than significant.
Project -Specific Analysis and Significance Determination: Less than Significant Impact; no new or substantially more severe significant impact.
Vehicular trips contribute to congestion at intersections and along roadway segments. Localized air quality impacts would occur when emissions from vehicular traffic increase as a result of the proposed project. The primary mobile -source pollutant of local concern is CO, a direct function of vehicle idling time and, thus, of traffic flow conditions. CO transport is extremely limited; under normal meteorological conditions, CO disperses rapidly with distance from the source. However, under certain extreme meteorological conditions, CO concentrations near a congested roadway or intersection may reach unhealthful levels, affecting local sensitive receptors (e.g., residents, schoolchildren, the elderly, and hospital patients). Typically, high CO concentrations are associated with roadways or intersections operating at unacceptable levels of service or with extremely high traffic volumes. In areas with high ambient background CO concentrations, modeling is recommended to determine a project's effect on local CO levels.
An assessment of project -related impacts on localized ambient air quality requires that future ambient air quality levels be projected. Existing CO concentrations in the immediate project vicinity are not available. Ambient CO levels monitored at the Long Beach station, the closest station to the project site, showed a highest recorded 1-hour concentration of 4.7 ppm (the State standard is 20 ppm) and a highest 8-hour concentration of 2.1 ppm (the State standard is 9 ppm) during the past 3 years (Table G). The highest CO concentrations would normally occur during peak traffic hours; hence, CO impacts calculated under peak traffic conditions represent a worst -case analysis.
As described in the Trip Generation Analysis', the proposed project would generate 30 fewer AM peak hour trips and 43 fewer PM peak -hour trips. As the proposed project would not generate 100 or more AM or PM peak hour trips, the proposed project did not meet the criteria for an evaluation of study area intersection or roadway segment LOS. Therefore, it is assumed that the addition of the proposed project traffic would not create any significant adverse impacts to nearby intersections.
Therefore, given the extremely low level of CO concentrations in the project area, and lack of traffic impacts at any intersections, project -related vehicles are not expected to contribute significantly to result in the CO concentrations exceeding the State or federal CO standards. Therefore, the proposed project would not lead to new or substantially more severe significant impacts associated with CO hot spots beyond those identified in the General Plan EIR. 1 Pirzadeh Associates, Inc., 2022. op. cit.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 53
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
Health Risk on Nearby Sensitive Receptors
General Plan EIR Significance Determination: Less than Significant Impact.
The General Plan EIR determined that when evaluating potential air quality impacts to sensitive receptors, the SCAQMD is primarily concerned with high localized concentrations of CO. As discussed above, the General Plan EIR determined that implementation of the General Plan would not expose existing or future sensitive uses within the City to substantial CO concentrations. This impact was found to be less than significant. Consumer products and diesel particulate matter and other sources of TACs were not addressed at the General Plan Level.
Project -Specific Analysis and Significance Determination: Less than Significant Impact; no new or substantially more severe significant impact.
Sensitive receptors are defined as people that have an increased sensitivity to air pollution or environmental contaminants. Sensitive receptor locations include schools, parks and playgrounds, day care centers, nursing homes, hospitals, and residential dwelling units. As identified above, the closest sensitive receptors to the project site include the Meridian condominium community immediately adjacent to the project site on the north along Santa Barbara Drive and the Granville Condominiums immediately to the southeast.
Construction of the proposed project may expose surrounding sensitive receptors to airborne particulates, as well as a small quantity of construction equipment pollutants (i.e., usually diesel - fueled vehicles and equipment). However, construction contractors would be required to implement measures to reduce or eliminate emissions by following SCAQMD rules for standard construction practices. The use of diesel -powered construction equipment would be temporary and episodic. The duration of exposure would be short, and exhaust from construction equipment dissipates rapidly.
Current models and methodologies for conducting health risk assessments are associated with chronic exposure periods of 9, 30, and 70 years, which do not correlate with the temporary and highly variable nature of construction activities. Construction would be subject to and would comply with California regulations (e.g., CCR Title 13, Division 3, Article 1, Chapter 10, Sections 2485 and 2449), which reduce diesel particulate matter and criteria pollutant emissions from in -use off -road diesel -fueled vehicles and limit the idling of heavy-duty construction equipment to no more than five minutes. These regulations further reduce nearby sensitive receptors' exposure to temporary and variable diesel particulate matter emissions.
As shown in Table N and Table O, the project would not result in significant localized or regional emissions during project construction or operation. In addition, as discussed above, given the extremely low level of CO concentrations in the project area and lack of traffic impacts at any intersections, project -related vehicles are not expected to contribute significantly to, or result in CO concentrations exceeding the State or federal CO standards. Therefore, once the project is constructed, the project would not be a source of substantial pollutant emissions and sensitive receptors would not be exposed to substantial pollutant concentrations during project construction and operation. Therefore, the proposed project would not lead to new or substantially more severe significant impacts to nearby sensitive receptors beyond those identified in the General Plan EIR.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 54
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
Odors
General Plan EIR Significance Determination: Less than Significant Impact.
The General Plan EIR concluded that construction -related odors are limited to the number of people living and working nearby the source, and due to the temporary nature of such odors, impacts were considered less than significant. In addition, the General Plan EIR found that trash receptacles would be stored in areas and in containers as required by City and Health Department regulations, and would be emptied on a regular basis, before potentially substantial odors have a chance to develop.
As such, the General Plan EIR found that General Plan implementation would not create objectionable odors affecting a substantial number of people within the City, and potential impacts would be less than significant.
Project -Specific Analysis and Significance Determination: Less than Significant Impact; no new or substantially more severe significant impact.
During project construction, some odors may be present due to diesel exhaust. However, these odors would be temporary and limited to the construction period. The proposed project would not include any activities or operations that would generate objectionable odors and once operational, the project would not be a source of odors. Therefore, the proposed project would not result in other emissions (such as those leading to odors) affecting a substantial number of people.
Therefore, the proposed project would not lead to new or substantially more severe significant impacts to odors beyond those identified in the General Plan EIR.
GREENHOUSE GAS EMISSIONS IMPACTS
The following sections describe the proposed project's construction- and operation -related GHG impacts and consistency with applicable GHG reduction plans.
Generation of Greenhouse Gas Emissions
General Plan EIR Significance Determination.
The determination of whether GHG emissions and climate change needs to be analyzed for this specific development is governed by the law on supplemental or subsequent EIRs (PRC Section 21166 and CEQA Guidelines Sections 15162 and 15163). GHG emissions and climate change are not required to be analyzed under those standards unless they constitute "new information of substantial importance, which was not known and could not have been known at the time" the General Plan EIR was approved (State CEQA Guidelines Section 15162(a)(3)). The issue of GHG emissions and climate change impacts is not new information that was not known or could not have been known at the time of the certification of the General Plan EIR. The United Nations Framework Convention on Climate Change (UNFCCC) was established in 1992. The regulation of GHG emissions to reduce climate change impacts was extensively debated and analyzed throughout the early 1990s. The studies and analyses of this issue resulted in the adoption of the Kyoto Protocol in 1997.
Many EIRs from 2006 and earlier described how climate change (often called global warming) would result in sea -level rise and other environmental changes. At the time of approval of the General Plan EIR, the contribution of GHG emissions to climate change was a prominent issue of concern.
Therefore, the fact that GHG emissions could have a significant adverse environmental impact was P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 55
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
known at the time the General Plan was approved and the General Plan Program EIR was certified.
When the Housing Element was updated in 2013, the City analyzed GHG emissions and found that the Housing Element would have less than significant impacts with respect to this threshold.
Although the City finds that the issue of GHG impacts and climate change is not "new information" under PRC Section 21166, the following analysis for the proposed project is provided for informational purposes.
Project -Specific Analysis and Significance Determination: Less than Significant Impact; no new or substantially more severe significant impact.
This section describes the proposed project's construction- and operational -related GHG emissions and contribution to global climate change. The SCAQMD has not addressed emission thresholds for construction in their CEQA Handbook; however, the SCAQMD requires quantification and disclosure.
Thus, construction emissions are discussed in this section.
Construction Greenhouse Gas Emissions
Demolition and construction activities associated with the proposed project would produce combustion emissions from various sources. During construction, GHGs would be emitted through the operation of construction equipment and from worker and builder supply vendor vehicles, each of which typically use fossil -based fuels to operate. The combustion of fossil -based fuels creates GHGs such as CO2, CH4, and N20. Furthermore, CH4 is emitted during the fueling of heavy equipment. Exhaust emissions from on -site construction activities would vary daily as construction activity levels change.
As indicated above, the SCAQMD does not have an adopted threshold of significance for construction -related GHG emissions. However, lead agencies are required to quantify and disclose GHG emissions that would occur during construction. The SCAQMD then requires the construction GHG emissions to be amortized over the life of the project, defined by the SCAQMD as 30 years', added to the operational emissions, and compared to the applicable interim GHG significance threshold tier.
Using CalEEMod, it is estimated that the project would generate approximately 3,508.3 MT CO2e during construction of the project. When annualized over the 30-year life of the project, annual emissions would be 116.9 MT CO2e.
Operational Greenhouse Gas Emissions
Long-term operational GHG emissions are typically associated with mobile, area, and stationary sources as well as indirect emissions from sources associated with energy consumption, waste sources, and water sources. As identified above, the proposed project would result in fewer daily trips than under existing conditions; therefore, the proposed project would not generate new mobile source GHG emissions. Area source emissions would be associated with activities such as landscaping and maintenance on the project site, and other sources. Energy source emissions would ' The SCAQMD has identified the average operational lifespan of buildings to be 30 years. Website:
http://www.agmd.gov/docs/default-source/ceqa/handbook/greenhouse-gases-(ghg)-cega-significance- thresholds/ghgattachmente.pdf
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 56
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
be generated at off -site utility providers as a result of increased electricity demand generated by the project. Waste source emissions generated by the proposed project include energy generated by land filling and other methods of disposal related to transporting and managing project generated waste. Water source emissions associated with the proposed project are generated by water supply and conveyance, water treatment, water distribution, and wastewater treatment. The proposed project would also generate stationary source emissions associated with the diesel emergency backup generator.
Following guidance from the SCAQMD, GHG emissions were estimated for the operational year of 2025 using CalEEMod. Table P shows the calculated GHG emissions for the proposed project.
Table P: Greenhouse Gas Emissions (MT/yr)
Emissions Source
Operational Emissions
CO2 CH, N20 CO2e Percent of Total
Existing Operational Emissions
Existing Area Sources
<0.1
<0.1
0.0 <0.1
<1
Existing Energy Sources
431.4
<0.1
<0.1
433.7
30 Existing Mobile Sources
954.3
0.1 <0.1
968.4
66 Existing Waste Sources
17.7 1.0
0.0 43.8
3 Existing Water Sources
11.5 0.1
<0.1
15.7 1
Total Project Operational Emissions
1,461.6
-
Proposed Project Operational Emissions
Project Area Sources
37.1 <0.1
<0.1
37.3 3
Project Energy Sources
514.5
<0.1
<0.1
517.2
44 Project Mobile Sources
533.0
<0.1
<0.1
540.9
45 Project Stationary Sources
6.7 <0.1
0.0 6.7
1 Project Waste Sources
14.8 0.9
0.0 36.8
3 Project Water Sources
39.3 0.3
<0.1
50.3 4
Total Project Operational Emissions
1,189.2
-
Total Net Operational Emissions
-272.4
Amortized Construction Emissions
116.9
Total Net Annual Emissions
-155.5
SCAQMD Threshold
2,400
Exceed?
No
Source: Compiled by LSA (February 2022).
CH4 = methane
CO2 = carbon dioxide
CO2e = carbon dioxide equivalent
MT/yr = metric tons per year
N20 = nitrous oxide
SCAQMD = South Coast Air Quality Management District
As discussed above, a project would have less than significant GHG emissions if it would result in operational -related GHG emissions of less than 2,400 MT CO2e/yr. Based on the analysis results, the proposed project would result in a net decrease of approximately 155.5 MT CO2e/yr over existing conditions. Therefore, operation of the proposed project would not generate significant GHG emissions that would have a significant effect on the environment. Therefore, the proposed project would not lead to new or substantially more severe significant impacts associated with operational GHG emissions.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 57
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
Consistency with Greenhouse Gas Reduction Plans
General Plan EIR Significance Determination.
The General Plan EIR did not evaluate consistency with GHG reduction plans.
Project -Specific Analysis and Significance Determination: Less than Significant Impact; no new or substantially more severe significant impact.
An evaluation of the proposed project's consistency with the City's EAP, the 2017 Scoping Plan, and the 2020-2045 RTP/SCS is provided below.
City of Newport Beach EAP
As identified above, the City has an adopted EAP that outlines various measures and strategizes numerous methods on how the City's long term vision can be achieved. The EAP goals include:
• Meet and exceed AB 32 energy reduction goals;
• Be an example for energy efficiency and sustainability at City facilities; • Continue interacting, educating, and informing the community about energy efficiency and GHG emissions;
• Explore the newest green technologies and methods to decrease future energy dependency; • Explore renewable energy recourses (not limited to solar) and possible financing based on available grants/rebates;
• Enhance energy efficiency and operations in existing buildings through systematic commissioning strategies or independent energy efficiency studies; and • Evaluate all the suggested energy efficiency action measures presented in this EAP, establish a priority for implementation, and determine possible funding sources.
The proposed project would meet the latest California CalGreen Code and Energy Efficiency Code, which include the latest in energy efficiency standards, consistent with the goals of the Scoping Plan and the City's EAP.
2017 Scoping Plan
The proposed project was also analyzed for consistency with the 2017 Scoping Plan. The measures applicable to the proposed project from the 2017 Scoping Plan include energy efficiency measures, water conservation and efficiency measures, and transportation and motor vehicle measures, as discussed below.
Energy efficient measures are intended to maximize energy efficiency building and appliance standards, pursue additional efficiency efforts including new technologies and new policy and implementation mechanisms, and pursue comparable investment in energy efficiency from all retail P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 58
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
providers of electricity in California. In addition, these measures are designed to expand the use of green building practices to reduce the carbon footprint of California's new and existing inventory of buildings. As discussed above, the proposed project would comply with the CALGreen Code and the Energy Efficiency Code regarding energy conservation and green building standards. Therefore, the proposed project would comply with applicable energy measures.
Water conservation and efficiency measures are intended to continue efficiency programs and use cleaner energy sources to move and treat water. Increasing the efficiency of water transport and reducing water use would reduce GHG emissions. As noted above, the project would comply with the CALGreen Code and Title 24, which includes a variety of different measures, including reduction of wastewater and water use. In addition, the proposed project would include water -efficient irrigation systems and use water efficient landscape. Therefore, the proposed project would not conflict with any of the water conservation and efficiency measures.
The goal of transportation and motor vehicle measures is to develop regional GHG emissions reduction targets for passenger vehicles. Specific regional emission targets for transportation emissions would not directly apply to the proposed project. The second phase of Pavley standards will reduce GHG emissions from new cars by 34 percent from 2016 levels by 2025, resulting in a 3 percent decrease in average vehicle emissions for all vehicles by 2020. Vehicles traveling to the project site would comply with the Pavley II (LEV III) Advanced Clean Cars Program. Therefore, the proposed project would not conflict with the identified transportation and motor vehicle measures. 2020-2045 RTP/SCS
SCAG's RTP/SCS identifies that land use strategies that focus on new housing and job growth in areas served by high quality transit and other opportunity areas would be consistent with a land use development pattern that supports and complements the proposed transportation network. The core vision in the 2020-2045 RTP/SCS is to better manage the existing transportation system through design management strategies, integrate land use decisions and technological advancements, create complete streets that are safe to all roadway users, preserve the transportation system, and expand transit and foster development in transit oriented communities.
The 2020-2045 RTP/SCS contains transportation projects to help more efficiently distribute population, housing, and employment growth, as well as forecast development that is generally consistent with regional -level general plan data. The forecasted development pattern, when integrated with the financially constrained transportation investments identified in the 2020-2045 RTP/SCS, would reach the regional target of reducing GHG emissions from autos and light -duty trucks by 19 percent by 2035 (compared to 2005 levels). The 2020-2045 RTP/SCS does not require that local general plans, specific plans, or zoning be consistent with the 2020-2045 RTP/SCS, but provides incentives for consistency for governments and developers.
The proposed project would include the demolition of 159 hotel rooms and would construct 159 hotel -branded residences and associated parking. As discussed above, the proposed project would result in an increase of 361 residents (5 percent of SCAG's projected population growth for the City from 2016 to 2045 of 7,100 residents) and 159 residential units (5 percent of SCAG's projected household growth for the County from 2016 to 2045 of 2,900 households). The proposed project is envisioned as a high-rise housing development adjacent to commercial opportunities to encourage P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 59
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
pedestrian access and provide a consumer base for nearby commercial uses. The proposed project would also provide on -site amenities and would provide connections to adjacent parcels to provide connectivity and convenient access to the nearby commercial and retail uses. In addition, as discussed in the Methodology section above, the proposed project would result in fewer daily trips than under existing conditions; therefore, the proposed project would not generate new mobile source emissions.
Implementing SCAG's RTP/SCS will greatly reduce the regional GHG emissions from transportation, helping to achieve statewide emissions reduction targets. As stated above, the proposed project would result in fewer daily trips than under existing conditions and would in no way conflict with the stated goals of the RTP/SCS; therefore, the proposed project would not interfere with SCAG's ability to achieve the region's GHG reduction target of 19 percent below 2005 per capita emissions levels by 2035. Furthermore, the proposed project is not regionally significant per State CEQA Guidelines Section 15206 and as such, it would not conflict with the SCAG RTP/SCS targets, since those targets were established and are applicable on a regional level.
Based on the nature of the proposed project, it is anticipated that implementation of the proposed project would not interfere with SCAG's ability to implement the regional strategies outlined in the RTP/SCS.
Summary
Therefore, the proposed project would comply with existing State regulations adopted to achieve the overall GHG emissions reduction goals identified in AB 32 and would be consistent with applicable plans and programs designed to reduce GHG emissions. Therefore, the proposed project would not conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of GHGs. Therefore, the proposed project would not lead to new or substantially more severe significant impacts associated with consistency with GHG reduction plans.
CUMULATIVE ANALYSIS
Air Quality Cumulative Impact
General Plan EIR Significance Determination: Significant and Unavoidable Impact.
The General Plan EIR found that growth under the General Plan is inconsistent with growth under the 2003 AQMP; therefore, the impact of the General Plan is cumulatively considerable. This was considered a significant impact.
In addition, the General Plan EIR determined that the General Plan would have the potential to contribute to a cumulatively considerable net increase of a criteria as the contribution of daily construction and operational emissions from the proposed project could be cumulatively considerable. This cumulative impact was considered to be significant.
The General Plan EIR also found that cumulative development is not expected to expose sensitive receptors to substantial pollutant concentrations. Therefore, the project's contribution to the impact was considered less than cumulatively considerable, and the cumulative impact would be less than significant.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 60
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
Lastly, the General Plan EIR determined that cumulative development would not have a potentially significant impact in terms of the creation of objectionable odors affecting a substantial number of people. Cumulative odor impacts would thus be less than significant.
Project -Specific Analysis and Significance Determination: Less than Significant Impact; no new or substantially more severe significant impact.
Regional air pollution is largely a cumulative impact. No single project is sufficient in size to independently create regional nonattainment of ambient air quality standards. Instead, a project's individual emissions contribute to existing cumulatively significant adverse air quality impacts.
The SCAQMD is currently designated as nonattainment for the federal and State standards for 03 and PM2.5. In addition, the SCAQMD is in nonattainment for the PM10 standard. The SCAQMD's nonattainment status is attributed to the region's development history. Past, present, and future development projects contribute to the region's adverse air quality impacts on a cumulative basis.
By its very nature, air pollution is largely a cumulative impact. No single project is sufficient in size to, by itself, result in nonattainment of AAQS. Instead, a project's individual emissions contribute to existing cumulatively significant adverse air quality impacts. If a project's contribution to the cumulative impact is considerable, then the project's impact on air quality would be considered significant.
In developing thresholds of significance for air pollutants, the SCAQMD considered the emission levels for which a project's individual emissions would be cumulatively considerable. If a project exceeds the identified significance thresholds, its emissions would be cumulatively considerable, resulting in significant adverse air quality impacts to the region's existing air quality conditions.
Therefore, additional analysis to assess cumulative impacts is not necessary. As shown in Tables L and M, the proposed project would not generate significant construction or operation emissions.
Therefore, the proposed project would not result in a cumulatively considerable contribution to air quality impacts.
In addition, as shown in the project -specific air quality impacts discussion above, the proposed project would not result in individually significant impacts related to localized air quality, CO hotspots, health risk on sensitive receptors, or odors; therefore, the proposed project would not result in a cumulatively considerable contribution to significant cumulative air quality impacts. The proposed project's cumulative air quality impacts would be less than significant. Therefore, the proposed project would not lead to new or substantially more severe significant cumulative air quality impacts beyond those identified in the General Plan EIR.
Greenhouse Gas Cumulative Impact
General Plan EIR Significance Determination.
The General Plan EIR did not evaluate the effects of GHG emissions. Although the City finds that the issue of GHG impacts and climate change is not "new information" under PRC Section 21166, the following analysis for the proposed project is provided for informational purposes.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 61
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT LSA FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA
Project -Specific Analysis and Significance Determination: Less than Significant Impact; no new or substantially more severe significant impact.
Cumulative impacts are the collective impacts of one or more past, present, or future projects, that when combined, result in adverse changes to the environment. Climate change is a global environ- mental problem in which: (a) any given development project contributes only a small portion of any net increase in GHGs, and (b) global growth is continuing to contribute large amounts of GHGs across the world. Land use projects may contribute to the phenomenon of global climate change in ways that would be experienced worldwide, and with some specific effects felt in California.
However, no scientific study has established a direct causal link between individual land use project impacts and global warming.
The analysis of impacts related to GHG emissions is inherently cumulative. The proposed project would have no conflict with applicable statewide and regional climate action measures. In addition, as discussed above, the project's operational -related GHG emissions would not exceed the SCAQMD's numeric threshold. Therefore, GHG emissions impacts associated with the proposed project would be less than significant, and therefore the cumulative impact would also be less than significant. Therefore, the proposed project would not lead to new or substantially more severe significant cumulative GHG impacts.
CONCLUSION
Based on the analysis presented above, construction and operation of the proposed project would not result in the generation of criteria air pollutants that would exceed SCAQMD thresholds of significance. Compliance with SCAQMD Rule 403: Fugitive Dust would further reduce construction dust impacts. The proposed project is not expected to produce significant emissions that would affect nearby sensitive receptors. The project would also not result in other emissions (such as those leading to odors) affecting a substantial number of people. GHG emissions released during construction and operation of the project are estimated to be lower than significance thresholds and would not be cumulatively considerable. The project would also be consistent with the State's GHG emissions reductions objectives embodied in the 2017 Scoping Plan and the 2020-2045 RTP/SCS. Therefore, the proposed project would not result in significant air quality or GHG impacts.
As identified in the analysis presented above, the proposed project would not lead to new or substantially more severe significant air quality or GHG impacts beyond those identified in the General Plan EIR.
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx u02/08/22v 62
AIR QUALITY AND GREENHOUSE GAS ANALYSIS THE RITZ-CARLTON RESIDENCES PROJECT FEBRUARY 2022 NEWPORT BEACH, CALIFORNIA LSA
APPENDIX A
CALEEMOD OUTPUT SHEETS
P:\NCH2101 Ritz -Carlton Residences\PRODUCTS\Ritz-Carlton Residences AQ GHG Report - Revised 020822.docx «02/08/22»
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 43 Date: 2/3/2022 2:04 PM The Ritz -Carlton Residences - Orange County, Annual
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied The Ritz -Carlton Residences
Orange County, Annual
1.0 Project Characteristics
1.1 Land Usage
Land Uses
Size
Metric
Lot Acreage
Floor Surface Area
Population
Enclosed Parking with Elevator
808.00 +
Space
; 1.03 323,200.00
i 0
_____ ______ ______ ______ ______ _� ______ ______ ______ ______ ______a______________________________._____________________________----___--____---__—+_______________ Other Non -Asphalt Surfaces
1.17 +
Acre
; 1.17 50,965.20
i 0
______________________________------------------------------ �------------------------------ --------------- }__________________F_______________
Apartments High Rise
159.00
Dwelling Unit
0.57 414,999.00
360
1.2 Other Project Characteristics
Urbanization Urban Wind Speed (m/s) 2.2 Precipitation Freq (Days) 30 Climate Zone 8 Operational Year 2025
Utility Company Southern California Edison
CO2Intensity 390.98 CH4Intensity 0.033 N20Intensity 0.004 (lb/MWhr) (lb/MWhr) (lb/MWhr)
1.3 User Entered Comments & Non -Default Data
Project Characteristics -
Land Use - Based on the Project Description provided to LSA on January 21, 2022. Other non -asphalt surfaces includes the vehicle entry, pedestrian walk, landscaping, and pool deck.
Construction Phase - 6 months of demolition then construction start 12/31/22, 36 month duration, complete 12/31/25.
Demolition - The project would demolish approximately 263,194 square feet.
Grading - The project would require the export of 205,700 cubic yards of soil.
Vehicle Trips - Trip rates based on the average daily trip generation provided in the project's Trip Generation letter dated January 26, 2022.
Woodstoves - Assuming no woodstoves or wood -burning hearths.
Construction Off -road Equipment Mitigation - Assuming use of Tier 2 construction equipment and compliance with SCAQMD Rule 403: Fugitive Dust measures.
Mobile Land Use Mitigation -
CalEEMod Version: CalEEMod.2020.4.0 Page 2 of 43 Date: 2/3/2022 2:04 PM The Ritz -Carlton Residences - Orange County, Annual
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Area Mitigation - Assuming no woodstoves or wood -burning hearths.
Water Mitigation - The project would include low-water planting palette and water -efficient irrigation.
Stationary Sources - Emergency Generators and Fire Pumps - The proposed project would include a diesel emergency backup generator.
Trips and VMT -
Table Name
Column Name
Default Value
New Value
tblConstDustMitigation
WaterU n paved RoadVehicleSpeed 1 0
15 ------------------------------
NumberOfEquipmentMitigated 1 0.00 1.00
----------------------------
tblConstEquipMitigation
------------------------------ r-------------------------------------------------------- NumberOfEquipmentMitigated r 0.00 1.00
----------------------------_------------------------------ tblConstEquipMitigation
r------------------------------------------------------- NumberOfEquipmentMitigated 1 0.00 1.00
----------------------------- _------------------------------ tblConstEquipMitigation
r-------------------------------------------------------- NumberOfEquipmentMitigated 1 0.00 1.00
----------------------------- _------------------------------ tblConstEquipMitigation
r-------------------------------------------------------- NumberOfEquipmentMitigated 1 0.00 2.00
----------------------------- _------------------------------ tblConstEquipMitigation
r-------------------------------------------------------- NumberOfEquipmentMitigated 1 0.00 1.00
-----------------------------
tblConstEquipMitigation
------------------------------ r-------------------------------------------------------- NumberOfEquipmentMitigated r 0.00 2.00
----------------------------- _------------------------------ tblConstEquipMitigation
r-------------------------------------------------------- NumberOfEquipmentMitigated 1 0.00 1.00
----------------------------- _------------------------------ tblConstEquipMitigation
r-------------------------------------------------------- NumberOfEquipmentMitigated 1 0.00 1.00
----------------------------- _------------------------------ tblConstEquipMitigation
r-------------------------------------------------------- NumberOfEquipmentMitigated 1 0.00 2.00
----------------------------- _------------------------------ tblConstEquipMitigation
r-------------------------------------------------------- NumberOfEquipmentMitigated 1 0.00 2.00
----------------------------- _------------------------------ tblConstEquipMitigation
r-------------------------------------------------------- NumberOfEquipmentMitigated 1 0.00 1.00
-----------------------------
tblConstEquipMitigation
------------------------------ r-------------------------------------------------------- NumberOfEquipmentMitigated r 0.00 8.00
----------------------------- _------------------------------ tblConstEquipMitigation
r-------------------------------------------------------- NumberOfEquipmentMitigated 1 0.00 3.00
----------------------------- _------------------------------ tblConstEquipMitigation
r-------------------------------------------------------- Tier i No Change Tier 2
----------------------------- _------------------------------ tblConstEquipMitigation
r-------------------------------------------------------- Tier i No Change Tier 2
----------------------------- _------------------------------ tblConstEquipMitigation
r-------------------------------------------------------- Tier i No Change Tier 2
----------------------------- _------------------------------ tblConstEquipMitigation
r-------------------------------------------------------- Tier v No Change Tier 2
----------------------------- _------------------------------ tblConstEquipMitigation
r-------------------------------------------------------- Tier No Change Tier 2
----------------------------- _------------------------------ tblConstEquipMitigation
r----------------------------- -------------------------- Tier i No Change Tier 2
----------------------------- _------------------------------ tblConstEquipMitigation
r-------------------------------------------------------- Tier v No Change Tier 2
-----------------------------
tblConstEquipMitigation
------------------------------------------------------------ -------------------------- Tier No Change Tier 2
CalEEMod Version: CalEEMod.2020.4.0 Page 3 of 43 Date: 2/3/2022 2:04 PM The Ritz -Carlton Residences - Orange County, Annual
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied tbIConstEquipMitigation
Tier
No Change
Tier 2
•-----------------------------
tbIConstEquipMitigation
Y----------------------------
Tier
�-----------------------------4-------------------------- } No Change
Tier 2
tbIConstEquipMitigation
Tier
} No Change
Tier 2
tbIConstEquipMitigation
Tier
} No Change
Tier 2
tbIConstEquipMitigation
Tier
} No Change
Tier 2
tbIConstEquipMitigation
Tier
} No Change
Tier 2
tbIConstructionPhase
NumDays
} 20.00
180.00
tbIConstructionPhase
NumDays
} 3.00
10.00 tbIConstructionPhase
NumDays
} 6.00
100.00
tbIConstructionPhase
NumDays
} 220.00
770.00
tbIConstructionPhase
NumDays
} 10.00
345.00
tbIConstructionPhase
NumDays
} 10.00
40.00 tbIConstructionPhase
NumDaysWeek
} 5.00
6.00 tbIConstructionPhase
NumDaysWeek
} 5.00
6.00 tbIConstructionPhase
NumDaysWeek
} 5.00
6.00 tbIConstructionPhase
NumDaysWeek
} 5.00
6.00 tbIConstructionPhase
NumDaysWeek
} 5.00
6.00 tbIConstructionPhase
NumDaysWeek
} 5.00
6.00 tbIConstructionPhase
PhaseEndDate
6/28/2022
i
12/30/2022
tbIConstructionPhase
PhaseEndDate
7/1/2022
i
1/11/2023
tbIConstructionPhase
PhaseEndDate
7/11/2022
i
5/8/2023
tbIConstructionPhase
PhaseEndDate
5/15/2023
i
10/22/2025
tbIConstructionPhase
PhaseEndDate
6/12/2023
i
12/31 /2025
tbIConstructionPhase
PhaseEndDate
5/29/2023
i
12/8/2025
tbIConstruction Phase
PhaseStartDate
6/1 /2022
i
6/4/2022
tbIConstructionPhase
PhaseStartDate
6/29/2022
i
12/31 /2022
tbIConstruction Phase
PhaseStartDate
7/2/2022
i
1 /12/2023
tbIConstructionPhase
PhaseStartDate
7/12/2022
i
5/9/2023
tbIConstruction Phase
PhaseStartDate
5/30/2023
11 /25/2024
CalEEMod Version: CalEEMod.2020.4.0 Page 4 of 43 Date: 2/3/2022 2:04 PM The Ritz -Carlton Residences - Orange County, Annual
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied tblConstruction Phase
PhaseStartDate
5/16/2023
10/23/2025
•-----------------------------
tblGrading
Y----------------------------
Material Exported
�-----------------------------T-------------------------- } 0.00
205,700.00
tblLandUse
Land UseSquareFeet
} 159,000.00
414,999.00
tblLandUse
LotAcreage
} 7.27
1.03 tblLandUse
LotAcreage
} 2.56
0.57 ------------------------------
tblLandUse
4------------------------------
Population
r---------------------------------------------------'''-- } 455.00
360.00
tblStationaryGeneratorsPumpsUse
HorsePowerValue
} 0.00
350.00
tblStationaryGeneratorsPumpsUse
HoursPerDay
} 0.00
0.13 tblStationaryGeneratorsPumpsUse
HoursPerYear
} 0.00
50.00 tblStationaryGeneratorsPumpsUse
NumberOfEquipment
} 0.00
1.00 tblVehicleTrips
ST_TR
} 4.53
4.54 tblVehicleTrips
SU_TR
} 3.59
4.54 :------------------------------
•----------------------------
tblVehicleTrips
------------------------------
WD_TR 4.45
--------------------------
4.54 2.0 Emissions Summary
CalEEMod Version: CalEEMod.2020.4.0 Page 5 of 43 Date: 2/3/2022 2:04 PM The Ritz -Carlton Residences - Orange County, Annual
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
2.1 Overall Construction
Unmitigated Construction
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
I
I
I
PM10
I
PM10
Total
PM2.5
PM2.5
Total
I
I
Year
tons/yr
MT/yr
2022 •i 0.1586 1.6045 1.3246 i 2.6500e- 0.1607 i 0.0765 0.2371 0.0267 i 0.0715 0.0982 0.0000 i 237.6746 237.6746 i 0.0524 6.1300e- i 240.8138 003 003
� 4.1300 � 2023 :1 0.36003.3872 i 0.0149 0.9533 i 0.1079 1.0611 0.3308 i 0.1020 0.4329 0.0000 i 1,436.993 1,436.993 i 0.1614 0.1458 i 1,484.483 '1
• 5 i 5 i i i 8
2024 •i 0.5087 2.5600 3.6075 i 9.9800e- 0.5554 i 0.0901 0.6456 0.1493 i 0.0863 0.2355 0.0000 i 905.6584 905.6584 i 0.0818 0.0394 i 919.4364 003
2025 •i 1.5741 2.2792 3.5377 i 9.3700e- 0.5360 i 0.0786 0.6146 0.1438 i 0.0753 0.2190 0.0000 i 851.9421 851.9421 i 0.0779 0.0324 i 863.5409 003
Maximum
1.5741
4.1300
3.6075
0.0149
0.9533
0.1079
1.0611
0.3308
0.1020
0.4329
0.0000
1,436.993
1,436.993
0.1614
0.1458
1,484.463
5 5
8 CalEEMod Version: CalEEMod.2020.4.0 Page 6 of 43 Date: 2/3/2022 2:04 PM The Ritz -Carlton Residences - Orange County, Annual
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
2.1 Overall Construction
Mitigated Construction
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
I
I
PM10
I
PM10
I
Total
PM2.5
PM2.5
Total
I
I
Year
tons/yr
MT/yr
2022 •i 0.0860 2.0192 1.4573 i 2.6500e- 0.0850 i 0.0657 0.1507 0.0155 i 0.0656 0.0811 0.0000 i 237.6744 237.6744 i 0.0524 6.1300e- i 240.8135 003 003
2023 •i 0.2439 4.9895 3.6978 i 0.0149 0.7477 i 0.1224 0.8702 0.2352 i 0.1218 0.3570 0.0000 i 1,436.993 1,436.993 i 0.1614 0.1458 i 1,484.463 '�
i i i i i i i i • 1 2 i 2 i i i 4
2024 •i 0.4036 3.7122 3.8132 i 9.9800e- 0.5554 i 0.1346 0.6900 0.1493 i 0.1343 0.2836 0.0000 i 905.6580 905.6580 i 0.0818 0.0394 i 919.4360 003
2025 •i 1.4955 3.6465 3.7445 i 9.3700e- 0.5360 i 0.1336 0.6696 0.1438 i 0.1334 0.2771 0.0000 i 851.9417 851.9417 i 0.0779 0.0324 i 863.5405 003
Maximum
1.4955
4.9895
3.8132
0.0149
0.7477
0.1346
0.8702
0.2352
0.1343
0.3570
0.0000
1,436.993
1,436.993
0.1614
0.1458
1,484.463
2 2
4 ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio-0O2
Total CO2
CH4
N20
CO2e
PM10
PM10
Total
PM2.5
PM2.5
Total
Percent
14,25
-35.88
-7.22
0.00 12.75
-29.22
6.96 16.43
-35.83
-1.33
0.00 0.00
0.00 0.00
0.00 0.00
Reduction
Quarter
Start Date
End Date
Maximum Unmitigated ROG + NOX (tons/quarter)
Maximum Mitigated ROG + NOX (tons/quarter)
1 6-1-2022
8-31-2022
0.7414
0.8856
2 9-1-2022
11-30-2022
0.7593
0.9067
3 12-1-2022
2-28-2023
1.3251
1.4596
4 3-1-2023
5-31-2023
1.5989
1.7413
5 6-1-2023
8-31-2023
0.7652
0.9882
6 9-1-2023
11-30-2023
0.7631
0.9837
7 12-1-2023
2-29-2024
0.7397
0.9839
8 3-1-2024
5-31-2024
0.7280
0.9871
CalEEMod Version: CalEEMod.2020.4.0 Page 7 of 43 Date: 2/3/2022 2:04 PM The Ritz -Carlton Residences - Orange County, Annual
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 9 6-1-2024
8-31-2024
0.7249
0.9840
10 9-1-2024
11-30-2024
0.7474
1.0065
11 12-1-2024
2-28-2025
1.0557
1.3754
12 3-1-2025
5-31-2025
1.0576
1.3979
13 6-1-2025
8-31-2025
1.0543
1.3946
14 9-1-2025
9-30-2025
0.3438
0.4548
Highest
1.5989
1.7413
2.2 Overall Operational
Unmitigated Operational
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
I
I
I
PM10
I
PM10
Total
PM2.5
PM2.5
Total
I
I
Category
tons/yr
MT/yr
Area •i 2.2298 i 0.0602 i 2.6592 i 2.6700e- i i 0.1610 i 0.1610 i i 0.1610 0.1610 16.8888 i 35.1531 i 52.0419 i 0.0530 i 1.1500e- i 53.7081 003 003
Energy :1 9.5600e- i 0.0817 i 0.0348 i 5.2000e- 6.6000e- i 6.6000e- i i 6.6000e- 6.6000e- 0.0000 i 514.5193 i 514.5193 i 0.0373 i 6.0300e- i 517.2477 003 004 003 003 003 003 . 003 i
Mobile •i 0.3360 i 0.3744 i 3.4690 i 8.1200e- i 0.9292 i 5.5800e- i 0.9348 i 0.2480 i 5.1900e- 0.2532 0.0000 i 769.6589 769.6589 i 0.0457 0.0315 780.1911 003 003 003
-----------•------------------------------------------------- J-------J---------------+---- --------J-------J------- J-------*---- - Stationary •i 0.0144 i 0.0401 i 0.0366 i 7.000Oe- i i 2.1100e- i 2.1100e- i i 2.1100e- � 2.1100e- � 0.0000 i 6.6640 i 6.6640 i 9.3000e- i 0.0000 i 6.6873 005 003 003 003 003 . 004 i
-----------•------- J------- J------- J------- J------- J------- J------- J------- J--------- ---- - - +------r------J---- ---J-- ----- ----- --*---- - Waste •i i i i i i 0.0000 i 0.0000 i i 0.0000 0.0000 14.8468 i 0.0000 i 14.8468 0.8774 i 0.0000 i 36.7822 Water i i i i i 0.0000 i 0.0000 i i 0.0000 0.0000 � 3.2866 36.7904 40.0770 i 0.3407 8.3500e- 51.0811 � 003 i
Total
2.5896
0.5565
6.1996
0.0114
0.9292
0.1752
1.1045
0.2480
0.1749
0.4229
35.0222
1,362.785
1,397.807
1.3550
0.0470
1,445.697
6 8
5 CalEEMod Version: CalEEMod.2020.4.0 Page 8 of 43 Date: 2/3/2022 2:04 PM The Ritz -Carlton Residences - Orange County, Annual
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
2.2 Overall Operational
Mitigated Operational
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
I
I
I
PM10
I
PM10
Total
PM2.5
PM2.5
Total
I
I
Category
tons/yr
MT/yr
Area •i 1.7124 0.0486 1.6611 2.8000e- 0.0115 0.0115 0.0115 0.0115 0.0000 i 37.0622 37.0622 3.2800e- 6.3000e- � 37.3318 i i i 6 � i �
•� 004 003 004 i
Energy •i 9.5600e- i 0.0817 0.0348 i 5.2000e- 6.6000e- i 6.6000e- 6.6000e- 6.6000e- 0.0000 i 514.5193 514.5193 i 0.0373 6.0300e- 517.2477 •� 003 004 003 003 003 003 . 003 i
Mobile •i 0.2786 i 0.2792 � 2.5798 i 5.6200e- i 0.6375 � 3.9800e- i 0.6414 � 0.1702 i 3.7000e- 0.1739 6 0.0000 i 532.9663 532.9663 i 0.0353 0.0236 i 540.8790 003 003 003 i
Stationary •1 0.0144 i 0.0401 0.0366 i 7.000Oe- 2.1100e- i 2.1100e- 2.1100e- 2.1100e- 0.0000 i 6.6640 6.6640 i 9.3000e- 0.0000 i 6.6873 •
': 005 003 003 003 003 004 i
: •
Waste •1 00 0.0000 i 0.0000 i 0.0000 0.0000 14.8468 i 0.0014.8468 i 0.8774 0.0000 36.7822 Water 0.0000 i 0.0000 0.0000 0.0000 3.2866 i 36.0054 39.2920 i 0.3406 8.3400e- i 50.2921 003 i
Total
2.0149
0.4497
4.3123
6.4900e-
0.6375
0.0242
0.6617
0.1702
0.0239
0.1941
18.1334
1,127.217
1,145.350
1.2948
0.0386
1,189.220
11 003
1 4
1 ROG
NOx
c0
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio-0O2
Total CO2
CH4
N20
CO2e
PM10
PM10
Total
PM2.5
PM2.5
Total
Percent
22.19 19.19
30.44 42.97
31.40 86.18
40.09 31.40
86.31 54.10
48.22 17.29
18.06 4.44
17.96 17.74
Reduction
3.0 Construction Detail
Construction Phase
Phase Phase Name Phase Type Start Date End Date Num Days Num Days Phase Description Number Week
1 • Demolition 'Demolition i 6/4/2022 1 12/30/2022 6 : 180 -------------------------
2 •Site Preparation :Site Preparation :12/31/2022 T1/11/2023 6' 10'
CalEEMod Version: CalEEMod.2020.4.0 Page 9 of 43 Date: 2/3/2022 2:04 PM The Ritz -Carlton Residences - Orange County, Annual
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 3 -Grading
:Grading
•1/12/2023 •5/8/2023
6-
100•
--------------------------------
4 -Building Construction
----------------------
'Building Construction
T------------ T------------T--------T--------T------------------------- 15/9/2023 :10/22/2025 6: 770:
+
i
5 Paving
+Paving
:10/23/2025 12/8/2025
6 40
-------------
+ ----------------------r
i------------------------ - r
--- •---
--�-------------------------
6 Architectural Coating
:Architectural Coating
:11/25/2024 12/31/2025
6. 345,
Acres of Grading (Site Preparation Phase): 15
Acres of Grading (Grading Phase): 100
Acres of Paving: 2.2
Residential Indoor: 840,373; Residential Outdoor: 280,124; Non -Residential Indoor: 0; Non -Residential Outdoor: 0; Striped Parking Area:
22,450 (Architectural Coating — sgft)
OffRoad Equipment
Phase Name
Offroad Equipment Type
Amount
Usage Hours
Horse Power
Load Factor
Demolition 'Concrete/Industrial Saws ; 1
! 8.00
81,
0.73 ---------------------------------------------------------------- -------------
--------------
Demolition 'Rubber Tired Dozers ; 1y
8.00!
247,
0.40 ---------------------------------------------------------------------------------------------4 -------------
--------------
Demolition +Tractors/Loaders/Backhoes ; 31
8.00!
97,
0.37 ---------------------------------------------------------------------------------------------4 ----------------------------
Site Preparation 'Graders ; 1
8.00!
187,
0.41 ------------
----------------------------
Site Preparation 'Scrapers ; 1
4 8.00!
367,
0.48 ----------------------------------------------------------------------------------------------- 4 ----------------------------
Site Preparation +Tractors/Loaders/Backhoes ; 1
7.00!
97,
0.37 --------------------------------------------------------------------------------------------- -------------
--------------
Grading 'Graders ; 1y
8.00!
187,
0.41 ----------------------------------------------------------------------------------------------4 -------------
--------------
Grading 'Rubber Tired Dozers ; 1
8.00!
247,
0.40 ---------------------------------------------------------------------------------------------4 -------------
--------------
Grading +Tractors/Loaders/Backhoes ; 2:
7.00!
97,
0.37 ----------------------------------------------------------------------------------------------4 -------------
--------------
Building Construction 'Cranes ; 1
8.00!
231,
0.29 ---------------------------------------------------------------------------------------- - - - - - - -------------
--------------
Building Construction 'Forklifts ; 21
7.00!
89,
0.20 ---------------------------------------------------------------------------------------------- 4 ----------------------------
Building Construction 'Generator Sets ; 1
8.00!
84,
0.74 --------------------------------------------------------------------------------------------- ----------------------------
Building Construction +Tractors/Loaders/Backhoes ; 1y
6.00!
97,
0.37 ---------------------------------------------------------------------------------------------4 -------------
--------------
Building Construction 'Welders ; 31
8.00!
46,
0.45 ---------------------------------------------------------------------------------------------- 4 ----------------------------
Architectural Coating 'Air Compressors ; 1
6.00!
78,
0.48 ----- ------ ------ ------ -----�--------------------------+-----------------F------------T-------------� --------------
Paving :Cement and Mortar Mixers 1
8.00,
9. 0.56
CalEEMod Version: CalEEMod.2020.4.0 Page 10 of 43 Date: 2/3/2022 2:04 PM The Ritz -Carlton Residences - Orange County, Annual
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Paving
• Pavers
1 8.00 -
130 :
0.42 -----------
Paving
------ - - - - -- ------ - - - - --
'Paving Equipment
�---------------
1 ------ - - -- -- -----
-----T-----
132
---------
0.36 •----------------------------------------------------- -----------------------------
------------ --------------
--------------
Paving
'Rollers
; 2
8.001
80•
0.38 Paving
;Tractors/Loaders/Backhoes
; 1 ;
8.00,
97,
0.37 Trips and VMT
Phase Name Offroad Equipment Worker Trip Vendor Trip Hauling Trip Worker Trip Vendor Trip Hauling Trip Worker Vehicle Vendor Hauling Count I Number I Number I Number I Length Length Length Class Vehicle Class Vehicle Class Demolition
5;
13.00 O.00i 1,197.00; 14.70'
6.90;
20.00;LD_Mix
IHDT_Mix
IHHDT
---------------
Site Preparation
-------------- ;
3;
--------------------- i----------=---------i----------4
8.00 - 0.00 i 0.00: 14.70 :
----------------------------------
6.90;
20.00; LD_Mix
'----------r----------
i HDT_Mix
; HHDT
----------------------------;
--------i ---------4----------------------------------'----------r---------- Grading
4;
10.00. 0.00: 25,713.00: 14.70'
6.90;
20.00: LD_Mix
1 HDT_Mix
( HHDT
--------------
--------------;
-------- - -
i---------4----------
i-----------,
-----------------------'----------r----------
!HDT_Mix
Building Construction
8;
272.00- 78.00: 0.00: 14.70'
6.90;
20.00:LD_Mix
;HHDT
----------
Architectural Coating
---------------
1 ;
--------------------- i----------=--------- i---------------------------------------------
54.00 - 0.00 i 0.00: 14.70 :
6.90;
20.00; LD_Mix
'----------r
; HDT_Mix
---------
I HHDT
e '
Paving 6; 15.00, 0.00, 0.00, 14.70, 6.90, 20.00 LD_Mix HDT_Mix HHDT
3.1 Mitigation Measures Construction
Use Cleaner Engines for Construction Equipment
Water Exposed Area
Reduce Vehicle Speed on Unpaved Roads
CalEEMod Version: CalEEMod.2020.4.0 Page 11 of 43 Date: 2/3/2022 2:04 PM The Ritz -Carlton Residences - Orange County, Annual
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
3.2 Demolition - 2022
Unmitigated Construction On -Site
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
PM10
PM10
Total
PM2.5
PM2.5
Total
I
Category
tons/yr
MT/yr
Fugitive Dust 0.1295 i 0.0000 0.1295 0.0196 i 0.0000 0.0196 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 i 0.0000 Off -Road •i 0.1520 1.4960 1.2564 i 2.1700e- i 0.0754 0.0754 i 0.0705 0.0705 0.0000 i 189.6992 189.6992 i 0.0483 0.0000 i 190.9077 •
003 i i i i i • i i i i
Total
0.1520
1.4960
1.2564
2.1700e-
0.1295
0.0754
0.2050
0.0196
0.0705
0.0901
0.0000
189.6992
189.6992
0.0483
0.0000
190.9077
003
Unmitigated Construction Off -Site
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
I
I
I
PM10
I
PM10
Total
PM2.5
PM2.5
Total
I
I
Category
tons/yr
MT/yr
Hauling •i 2.4000e- 0.0980 0.0263 3.6000e- 0.0103 7.1000e- 0.0110 2.8200e- 6.8000e- 3.4900e- 0.0000 i 36.7123 36.7123 3.5000e- 5.8800e- i 38.5521 i i
003 004 004 003 004 003 003 003 i
----------- --------------'-------------------------------------------------'---------------------'-------- J------- I ------ -* -- - - - - - Vendor •i 0.0000 0.0000 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 1 0.0000 i 0.0000 0.0000 i 0.0000 Worker •i 3.5300e- 2.6500e- 0.0367 1.1000e- 0.0128 7.000Oe- 0.0129 3.4100e- 6.000Oe- 3.4800e- 0.0000 i 10.1511 10.1511 2.5000e- 2.5000e- i 10.2330 � � i � i i i
003 003 004 005 003 005 003 . 004 004 i
Total
5.9300e-
0.1007
0.0630
4.7000e-
0.0231
7.8000e-
0.0239
6.2300e-
7.4000e-
6.9700e-
0.0000
46.8634
46.8634
3.7500e-
6.1300e.
48.7850
003
004
004
003
004
003
003
003
CalEEMod Version: CalEEMod.2020.4.0 Page 12 of 43 Date: 2/3/2022 2:04 PM The Ritz -Carlton Residences - Orange County, Annual
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
3.2 Demolition - 2022
Mitigated Construction On -Site
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
PM10
PM10
Total
PM2.5
PM2.5
Total
I
Category
tons/yr
MT/yr
Fugitive Dust 0.0583 i 0.0000 0.0583 8.8300e- i 0.0000 8.8300e- 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 i 0.0000 003 003
Off -Road •i 0.0797 1.9085 1.3874 i 2.1700e- i 0.0646 0.0646 i 0.0646 0.0646 0.0000 i 189.6989 189.6989 i 0.0483 0.0000 i 190.9075 003 i i i i i ■ i i i i
Total
0.0797
1.9085
1.3874
2.1700e-
0.0583
0.0646
0.1229
8.8300e-
0.0646
0.0735
0.0000
189.6989
189.6989
0.0483
0.0000
190.9075
003
003
Mitigated Construction Off -Site
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
I
I
I
PM10
I
PM10
Total
PM2.5
PM2.5
Total
I
I
Category
tons/yr
MT/yr
Hauling •i 2.4000e- 0.0980 0.0263 i 3.6000e- 0.0103 i 7.1000e- 0.0110 2.8200e- i 6.8000e- 3.4900e- ■ 0.0000 i 36.7123 36.7123 i 3.5000e- 5.8800e- 38.5521 003 004 004 003 004 003 003 003
Vendor •i 0.0000 0.0000 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 i 0.0000 � 0.0000 i 0.0000 Worker •i 3.5300e- 2.6500e- 0.0367 1.1000e- 0.0128 7.000Oe- 0.0129 3.4100e- 6.000Oe- 3.4800e- 0.0000 i 10.1511 10.1511 2.5000e- 2.5000e- i 10.2330 i i i i
003 003 004 005 003 005 003 . 004 004 i
Total
5.9300e-
0.1007
0.0630
4.7000e-
0.0231
7.8000e-
0.0239
6.2300e-
7.4000e-
6.9700e-
0.0000
46.8634
46.8634
3.7500e-
6.1300e.
48.7850
003
004
004
003
004
003
003
003
CalEEMod Version: CalEEMod.2020.4.0 Page 13 of 43 Date: 2/3/2022 2:04 PM The Ritz -Carlton Residences - Orange County, Annual
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
3.3 Site Preparation - 2022
Unmitigated Construction On -Site
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
PM10
PM10
Total
PM2.5
I
PM2.5
Total
Category
tons/yr
MT/yr
Fugitive Dust 7.9500e- i 0.0000 7.9500e- 8.6000e- i 0.0000 8.6000e- ■ 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 •� 003 003 004 004
Off -Road •i 6.9000e- 7.8300e- 5.0300e- i 1.000Oe- i 3.000Oe- 3.000Oe- i 2.7000e- 2.7000e- 0.0000 i 1.0774 1.0774 i 3.5000e- 0.0000 i 1.0861 •� 004 003 003 005 004 004 004 004 . 004 i
Total
6.9000e-
7.8300e-
5.0300e-
1.000Oe-
7.9500e-
3.000Oe-
8.2500e-
8.6000e-
2.7000e-
1.1300e-
0.0000
1.0774
7774
3.5000e-
0.0000
1.0861
004
003
003
005
003
004
003
004
004
003
004
Unmitigated Construction Off -Site
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
I
I
PM10
PM10
Total
PM2.5
PM2.5
Total
I
Category
tons/yr
MT/yr
Hauling •i 0.0000 0.0000 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 ■ 0.0000 i 0.0000 0.0000 i 0.0000 � 0.0000 i 0.0000 Vendor �i 0.0000 0.0000 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 � 0.0000 0.0000 i 0.0000 � 0.0000 i 0.0000 Worker 1.000Oe- 1.000Oe- 1.3000e- 0.0000 4.000Oe- 0.0000 4.000Oe- 1.000Oe- 0.0000 1.000Oe- 0.0000 0.0347 0.0347 0.0000 0.0000 i 0.0350 i i i � i
005 005 004 005 005 005 005
Total
1.000Oe-
1.000Oe-
1.3000e-
0.0000
4.000Oe-
0.0000
4.000Oe-
1.000Oe-
0.0000
1.000Oe-
0.0000
0.0347
0.0347
0.0000
0.0000
0.00 35
005
005
004
005
005
005
005
CalEEMod Version: CalEEMod.2020.4.0 Page 14 of 43 Date: 2/3/2022 2:04 PM The Ritz -Carlton Residences - Orange County, Annual
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
3.3 Site Preparation - 2022
Mitigated Construction On -Site
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
PM10
PM10
Total
PM2.5
I
PM2.5
Total
I
Category
tons/yr
MT/yr
Fugitive Dust 3.5800e- i 0.0000 3.5800e- 3.9000e- i 0.0000 3.9000e- ■ 0.0000 i 0.0000 0.0000 i 0.0000 � 0.0000 0.0000 •� 003 003 004 004
Off -Road •i 3.3000e- 0.0100 6.8200e- i 1.000Oe- i 2.5000e- 2.5000e- i 2.5000e- 2.5000e- 0.0000 i 1.0774 1.0774 i 3.5000e- 0.0000 i 1.0861 •� 004 003 005 004 004 004 004 . 004 i
Total
3.3000e-
0.0100
6.8200e-
1.000Oe-
3.5800e-
2.5000e-
3.8300e-
3.9000e-
2.5000e-
6.4000e-
0.0000
1.0774
1.0774
3.5000e-
0.0000
1.0861
004
003
005
003
004
003
004
004
004
004
Mitigated Construction Off -Site
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
I
I
PM10
PM10
Total
PM2.5
PM2.5
Total
I
Category
tons/yr
MT/yr
Hauling •i 0.0000 0.0000 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 ■ 0.0000 i 0.0000 0.0000 i 0.0000 � 0.0000 i 0.0000 Vendor �i 0.0000 0.0000 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 � 0.0000 0.0000 i 0.0000 � 0.0000 i 0.0000 Worker 1.000Oe- 1.000Oe- 1.3000e- 0.0000 4.000Oe- 0.0000 4.000Oe- 1.000Oe- 0.0000 1.000Oe- 0.0000 0.0347 0.0347 0.0000 0.0000 i 0.0350 i i i � i
005 005 004 005 005 005 005
Total
1.000Oe-
1.000Oe-
1.3000e-
0.0000
4.000Oe-
0.0000
4.000Oe-
1.000Oe-
0.0000
1.000Oe-
0.0000
0.0347
0.0347
0.0000
0.0000
0.00 35
005
005
004
005
005
005
005
CalEEMod Version: CalEEMod.2020.4.0 Page 15 of 43 Date: 2/3/2022 2:04 PM The Ritz -Carlton Residences - Orange County, Annual
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
3.3 Site Preparation - 2023
Unmitigated Construction On -Site
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
PM10
PM10
Total
PM2.5
I
PM2.5
Total
Category
tons/yr
MT/yr
Fugitive Dust 7.9500e- i 0.0000 7.9500e- 8.6000e- i 0.0000 8.6000e- ■ 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 •� 003 003 004 004
Off -Road •i 5.8600e- 0.0643 0.0440 i 1.1000e- i 2.4400e- 2.4400e- i 2.2400e- 2.2400e- 0.0000 i 9.6950 9.6950 i 3.1400e- 0.0000 i 9.7734 •� 003 004 003 003 003 003 . 003 i
Total
5.8600e-
0.0643
0.0440
1.1000e-
7.9500e-
2.4400e-
0.0104
8.6000e-
2.2400e-
3.1000e-
0.0000
9.6950
9.6950
3.1400e-
0.0000
9.7734
003
004
003
003
004
003
003
003
Unmitigated Construction Off -Site
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
PM10
PM10
Total
PM2.5
PM2.5
Total
I
Category
tons/yr
MT/yr
Hauling •i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 � 0.0000 � 0.0000 i 0.0000 ---------- ��--------------'-------------------------------------------------� --- -------'-- --------------------*--- --- �------
Vendor :1 0.0000 0.0000 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 � 0.0000 0.0000 i 0.0000 � 0.0000 i 0.0000 Worker 1.000Oe- 7.000Oe- 1.0500e- 0.0000 4.000Oe- 0.0000 4.000Oe- 1.000Oe- 0.0000 1.1000e- 0.0000 0.3043 0.3043 1.000Oe- 1.000Oe- i 0.3066 i i i � i
004 005 003 004 004 004 004 . 005 005 i
Total
1.000Oe-
7.000Oe-
1.0500e-
0.0000
4.000Oe-
0.0000
4.000Oe-
1.000Oe-
0.0000
1.1000e-
0.0000
0.3043
0.3043
1.000Oe-
1.000Oe-
0.3066
004
005
003
004
004
004
004
005
j
005
j
CalEEMod Version: CalEEMod.2020.4.0 Page 16 of 43 Date: 2/3/2022 2:04 PM The Ritz -Carlton Residences - Orange County, Annual
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
3.3 Site Preparation - 2023
Mitigated Construction On -Site
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
PM10
PM10
Total
PM2.5
I
PM2.5
Total
I
Category
tons/yr
MT/yr
Fugitive Dust 3.5800e- i 0.0000 3.5800e- 3.9000e- i 0.0000 3.9000e- ■ 0.0000 i 0.0000 0.0000 i 0.0000 � 0.0000 0.0000 •� 003 003 004 004
Off -Road •i 2.9800e- 0.0901 0.0614 i 1.1000e- i 2.2400e- 2.2400e- i 2.2400e- 2.2400e- 0.0000 i 9.6950 9.6950 i 3.1400e- 0.0000 i 9.7734 •� 003 004 003 003 003 003 . 003 i
Total
2.9800e-
0.0901
0.0614
1.1000e-
3.5800e-
2.2400e-
5.8200e-
3.9000e-
2.2400e-
2.6300e-
0.0000
9.6950
9.6950
3.1400e-
0.0000
9.7734
003
004
003
003
003
004
003
003
003
Mitigated Construction Off -Site
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
I
I
PM10
PM10
Total
PM2.5
PM2.5
Total
I
Category
tons/yr
MT/yr
Hauling •i 0.0000 0.0000 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 ■ 0.0000 i 0.0000 0.0000 i 0.0000 � 0.0000 i 0.0000 Vendor �i 0.0000 0.0000 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 � 0.0000 0.0000 i 0.0000 � 0.0000 i 0.0000 Worker 1.000Oe- 7.000Oe- 1.0500e- 0.0000 4.000Oe- 0.0000 4.000Oe- 1.000Oe- 0.0000 1.1000e- 0.0000 0.3043 0.3043 1.000Oe- 1.000Oe- i 0.3066 i i i � i
004 005 003 004 004 004 004 . 005 005 i
Total
1.000Oe-
7.000Oe-
1.0500e-
0.0000
4.000Oe-
0.0000
4.000Oe-
1.000Oe-
0.0000
1.1000e-
0.0000
0.3043
0.3043
1.000Oe-
1.000Oe-
0.3066
004
005
003
004
004
004
004
005
j
005
j
CalEEMod Version: CalEEMod.2020.4.0 Page 17 of 43 Date: 2/3/2022 2:04 PM The Ritz -Carlton Residences - Orange County, Annual
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
3.4 Grading - 2023
Unmitigated Construction On -Site
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
PM10
PM10
Total
PM2.5
PM2.5
Total
I
Category
tons/yr
MT/yr
Fugitive Dust 0.3658 i 0.0000 0.3658 0.1730 i 0.0000 0.1730 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 i 0.0000 Off -Road •i 0.0667 0.7234 0.4352 i 1.0300e- i 0.0302 0.0302 i 0.0278 0.0278 0.0000 i 90.5196 90.5196 i 0.0293 0.0000 i 91.2515 003 i i i i i ■ i i i i
Total
0.0667
0.7234
0.4352
1.0300e-
0.3658
0.0302
0.3960
0.1730
0.0278
0.2008
0.0000
90.5196
90.5196
0.0293
0.0000
91.2515
003
Unmitigated Construction Off -Site
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
I
I
PM10
I
PM10
Total
PM2.5
PM2.5
Total
I
I
Category
tons/yr
MT/yr
Hauling •i 0.0261 1.6120 0.5275 i 7.2200e- 0.2207 i 9.8700e- 0.2306 0.0605 i 9.4500e- 0.0700 ■ 0.0000 i 746.2049 746.2049 0.0752 0.1197 i 783.7577 •�
003 003 003 i
Vendor :1 0.0000 0.0000 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 � 0.0000 0.0000 i 0.0000 � 0.0000 i 0.0000 Worker 1.4100e- 1.0100e- 0.0146 5.000Oe- 5.4900e- 3.000Oe- 5.5200e- 1.4600e- 3.000Oe- 1.4800e- 0.0000 4.2257 4.2257 1.000Oe- 1.000Oe- i 4.2582 i i i � i
003 003 005 003 005 003 003 005 003 . 004 004 i
Total
0.0275
1.6130
0.5421
7.2700e-
0.2262
9.9000e-
0.2361
0.0620
9.4800e-
0.0715
0.0000
750.4307
750.4307
0.0753
0.1198
788.0159
003
003
003
CalEEMod Version: CalEEMod.2020.4.0 Page 18 of 43 Date: 2/3/2022 2:04 PM The Ritz -Carlton Residences - Orange County, Annual
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
3.4 Grading - 2023
Mitigated Construction On -Site
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
PM10
PM10
Total
PM2.5
PM2.5
Total
I
Category
tons/yr
MT/yr
Fugitive Dust 0.1646 i 0.0000 0.1646 0.0779 i 0.0000 0.0779 0.0000 i 0.0000 0.0000 i 0.0000 � 0.0000 i 0.0000 Off -Road •i 0.0313 0.9053 0.6073 i 1.0300e- i 0.0243 0.0243 i 0.0243 0.0243 0.0000 i 90.5195 90.5195 i 0.0293 0.0000 i 91.2514 003 i i i i i ■ i i i i
Total
0.0313
0.9053
0.6073
1.0300e-
0.1646
0.0243
0.1888
0.0779
0.0243
0.1021
0.0000
90.5195
90.5195
0.0293
0.0000
91.2514
003
Mitigated Construction Off -Site
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
I
I
PM10
I
PM10
Total
PM2.5
PM2.5
Total
I
I
Category
tons/yr
MT/yr
Hauling •i 0.0261 1.6120 0.5275 i 7.2200e- 0.2207 i 9.8700e- 0.2306 0.0605 i 9.4500e- 0.0700 ■ 0.0000 i 746.2049 746.2049 0.0752 0.1197 i 783.7577 •�
003 003 003 i
Vendor :1 0.0000 0.0000 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 � 0.0000 0.0000 i 0.0000 � 0.0000 i 0.0000 Worker 1.4100e- 1.0100e- 0.0146 5.000Oe- 5.4900e- 3.000Oe- 5.5200e- 1.4600e- 3.000Oe- 1.4800e- 0.0000 4.2257 4.2257 1.000Oe- 1.000Oe- i 4.2582 i i i � i
003 003 005 003 005 003 003 005 003 . 004 004 i
Total
0.0275
1.6130
0.5421
7.2700e-
0.2262
9.9000e-
0.2361
0.0620
9.4800e-
0.0715
0.0000
750.4307
750.4307
0.0753
0.1198
788.0159
003
003
003
CalEEMod Version: CalEEMod.2020.4.0 Page 19 of 43 Date: 2/3/2022 2:04 PM The Ritz -Carlton Residences - Orange County, Annual
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
3.5 Building Construction - 2023
Unmitigated Construction On -Site
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
PM10
PM10
Total
PM2.5
PM2.5
Total
Category
tons/yr
MT/yr
Off -Road •i 0.1739 1.3828 1.4428 i 2.5400e- 0.0623 0.0623 0.0597 0.0597 0.0000 i 210.8176 210.8176 i 0.0399 0.0000 i 211.8143 003
Total
0.1739
1.3828
1.4428
2.5400e-
0.0623
0.0623
0.0597
0.0597
0.0000
210.8176
210.8176
0.0399
0.0000
211.8143
003
Unmitigated Construction Off -Site
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
I
I
I
PM10
PM10
Total
PM2.5
PM2.5
Total
I
Category
tons/yr
MT/yr
Hauling �i 0.0000 0.0000 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 1 0.0000 0.0000 i 0.0000 � 0.0000 i 0.0000 Vendor •i 7.8500e- � 0.2906 � 0.1167 i 1.4200e- � 0.0499 i 1.4300e- � 0.0513 � 0.0144 i 1.3700e- 0.0158 ■ 0.0000 i 141.8996 � 141.8996 i 8.4200e- � 0.0204 � 148.1824 •� 003 003 003 003 003
Worker •i 0.0780 0.0558 0.8054 i 2.5100e- 0.3031 i 1.5800e- 0.3047 0.0805 i 1.4500e- 0.0819 ■ 0.0000 i 233.3269 233.3269 i 5.3600e- 5.5700e- 235.1197 •� 003 003 003 003 003
Total
0.0859
0.3464
0.9221
3.9300e-
0.3530
3.0100e-
0.3560
0.0949
2.8200e-
0.0977
0.0000
375.2265
375.2265
0.0138
0.0260
383.3021
003
003
003
CalEEMod Version: CalEEMod.2020.4.0 Page 20 of 43 Date: 2/3/2022 2:04 PM The Ritz -Carlton Residences - Orange County, Annual
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
3.5 Building Construction - 2023
Mitigated Construction On -Site
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
PM10
PM10
Total
PM2.5
PM2.5
Total
Category
tons/yr
MT/yr
Off -Road •i 0.0961 2.0347 � 1.5639 i 2.5400e- 0.0830 0.0830 0.0830 0.0830 0.0000 i 210.8173 210.8173 i 0.0399 0.0000 i 211.8141 003
Total
0.0961
2.0347
1.5639
2.5400e-
0.0830
0.0830
0.0830
0.0830
0.0000
210.8173
210.8173
0.0399
0.0000
211.8141
003
Mitigated Construction Off -Site
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
I
I
I
PM10
PM10
Total
PM2.5
PM2.5
Total
I
Category
tons/yr
MT/yr
Hauling �i 0.0000 0.0000 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 1 0.0000 0.0000 i 0.0000 � 0.0000 i 0.0000 Vendor •i 7.8500e- � 0.2906 � 0.1167 i 1.4200e- � 0.0499 i 1.4300e- � 0.0513 � 0.0144 i 1.3700e- 0.0158 ■ 0.0000 i 141.8996 � 141.8996 i 8.4200e- � 0.0204 � 148.1824 •� 003 003 003 003 003
Worker •i 0.0780 0.0558 0.8054 i 2.5100e- 0.3031 i 1.5800e- 0.3047 0.0805 i 1.4500e- 0.0819 ■ 0.0000 i 233.3269 233.3269 i 5.3600e- 5.5700e- 235.1197 •� 003 003 003 003 003
Total
0.0859
0.3464
0.9221
3.9300e-
0.3530
3.0100e-
0.3560
0.0949
2.8200e-
0.0977
0.0000
375.2265
375.2265
0.0138
0.0260
383.3021
003
003
003
CalEEMod Version: CalEEMod.2020.4.0 Page 21 of 43 Date: 2/3/2022 2:04 PM The Ritz -Carlton Residences - Orange County, Annual
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
3.5 Building Construction - 2024
Unmitigated Construction On -Site
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
PM10
PM10
Total
PM2.5
PM2.5
Total
Category
tons/yr
MT/yr
Off -Road •i 0.2508 2.0133 2.2137 i 3.9300e- 0.0845 0.0845 0.0809 0.0809 0.0000 i 326.1109 326.1109 i 0.0607 � 0.0000 i 327.6293 003
Total
0.2508
2.0133
2.2137
3.9300e-
0.0845
0.0845
0.0809
0.0809
0.0000
326.1109
326.1109
0.0607
0.0000
327.6293
003
Unmitigated Construction Off -Site
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
I
I
I
PM10
PM10
Total
PM2.5
PM2.5
Total
I
Category
tons/yr
MT/yr
Hauling •i 0.0000 0.0000 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 i 0.0000 � 0.0000 i 0.0000 Vendor •i 0.0120 � 0.4482 � 0.1792 i 2.1600e- � 0.0772 i 2.3100e- � 0.0795 � 0.0223 i 2.2100e- 0.0245 ■ 0.0000 i 216.0884 � 216.0884 i 0.0132 � 0.0312 i 225.7031 �� 003 003 003 i
Worker •i 0.1136 0.0775 1.1621 i 3.7600e- 0.4688 i 2.3200e- 0.4711 0.1245 i 2.1400e- 0.1266 ■ 0.0000 i 352.2472 352.2472 i 7.5300e- 8.0500e- 354.8339 003 003 003 003 003
Total
0.1255
0.5257
1.3413
5.9200e-
0.5460
4.6300e-
0.5506
0.1468
4.3500e-
0.1511
0.0000
568.3355
568.3355
0.0207
0.0392
580.5370
003
003
003
CalEEMod Version: CalEEMod.2020.4.0 Page 22 of 43 Date: 2/3/2022 2:04 PM The Ritz -Carlton Residences - Orange County, Annual
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
3.5 Building Construction - 2024
Mitigated Construction On -Site
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
I
PM10
PM10
Total
PM2.5
PM2.5
Total
Category
tons/yr
MT/yr
Off -Road •i 0.1487 3.1473 2.4191 i 3.9300e- 0.1284 0.1284 0.1284 0.1284 0.0000 i 326.1105 326.1105 i 0.0607 � 0.0000 i 327.6289 003
Total
0.1487
3.1473
2.4191
3.9300e-
0.1284
0.1284
0.1284
0.1284
0.0000
326.1105
326.1105
0.0607
0.0000
327.6289
003
Mitigated Construction Off -Site
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
I
I
I
PM10
PM10
Total
PM2.5
PM2.5
Total
I
Category
tons/yr
MT/yr
Hauling •i 0.0000 0.0000 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 0.0000 i 0.0000 � 0.0000 i 0.0000 Vendor •i 0.0120 � 0.4482 � 0.1792 i 2.1600e- � 0.0772 i 2.3100e- � 0.0795 � 0.0223 i 2.2100e- 0.0245 ■ 0.0000 i 216.0884 � 216.0884 i 0.0132 � 0.0312 i 225.7031 �� 003 003 003 i
Worker •i 0.1136 0.0775 1.1621 i 3.7600e- 0.4688 i 2.3200e- 0.4711 0.1245 i 2.1400e- 0.1266 ■ 0.0000 i 352.2472 352.2472 i 7.5300e- 8.0500e- 354.8339 003 003 003 003 003
Total
0.1255
0.5257
1.3413
5.9200e-
0.5460
4.6300e-
0.5506
0.1468
4.3500e-
0.1511
0.0000
568.3355
568.3355
0.0207
0.0392
580.5370
003
003
003
CalEEMod Version: CalEEMod.2020.4.0 Page 23 of 43 Date: 2/3/2022 2:04 PM The Ritz -Carlton Residences - Orange County, Annual
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
3.5 Building Construction - 2025
Unmitigated Construction On -Site
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
PM10
PM10
Total
PM2.5
PM2.5
Total
I
Category
tons/yr
MT/yr
Off -Road •i 0.1885 1.5210 � 1.7719 i 3.1700e- 0.0595 0.0595 0.0569 ; 0.0569 0.0000 i 262.7852 262.7852 i 0.0482 � 0.0000 i 263.9900 003
Total
0.1885
1.5210
1.7719
3.1700e-
0.0595
0.0595
0.0569
0.0569
0.0000
262.7852
262.7852
0.0482
0.0000
263.9900
003
Unmitigated Construction Off -Site
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
I
I
I
PM10
PM10
Total
PM2.5
PM2.5
Total
I
Category
tons/yr
MT/yr
Hauling ;i 0.0000 0.0000 0.0000 i 0.0000 0.0000 i 0.0000 0.0000 0.0000 i 0.0000 ; 0.0000 0.0000 1 0.0000 0.0000 i 0.0000 � 0.0000 i 0.0000 Vendor •i 9.4900e- � 0.3594 � 0.1438 i 1.7100e- � 0.0622 i 1.8700e- � 0.0640 � 0.0179 i 1.7900e- ; 0.0197 � 0.0000 i 170.8523 � 170.8523 i 0.0107 � 0.0247 i 178.4933 •� 003 003 003 003
Worker •i 0.0865 0.0565 0.8813 i 2.9300e- 0.3777 i 1.7900e- 0.3795 0.1003 i 1.6500e- ; 0.1020 ■ 0.0000 i 276.8971 276.8971 i 5.5200e- 6.1000e- 278.8524 •�
003 003 003 003 003
0.0960
0.4159
1.0250
4.6400e-
0.4399
3.6600e-
0.4436
0.1182
3.4400e-
0.1217
0.0000
447.7493
447.7493
0.0163
0.0308
457.3457
F-777
003
003
003
CalEEMod Version: CalEEMod.2020.4.0 Page 24 of 43 Date: 2/3/2022 2:04 PM The Ritz -Carlton Residences - Orange County, Annual
EMFAC Off -Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied
3.5 Building Construction - 2025
Mitigated Construction On -Site
ROG
NOx
CO
S02
Fugitive
Exhaust
PM10
Fugitive
Exhaust
PM2.5
Bio- CO2
NBio- CO2
Total CO2
CH4
N20
CO2e
I
PM10
PM10
Total
PM2.5
PM2.5
Total
I
Category
tons/yr
MT/yr
Off -Road •i 0.1198 2.5359 1.9491 i 3.1700e- 0.1035 0.1035 0.1035 ; 0.1035 0.0000 i 262.7849 262.7849 i 0.0482 � 0.0000 i 263.9897 003
Total