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C. During the July 20, 2023 ALUC hearing on the Project, City staff and the project <br />applicant provided supplemental information about the nature of a specific plan, <br />how implementing projects will be reviewed, information on existing high-rises in <br />the vicinity, and FAA notification requirements for buildings exceeding 200 feet in <br />height, and that conditions of approval for the Project would contain a <br />condition requiring "Notice of Airport in Vicinity," to be included in all lease/rental <br />agreements and post outdoor signage informing the public of the presence of <br />operating aircraft, which demonstrates further compliance with the AELUP and to <br />minimize potential future noise complaints. Despite this information, the ALUC <br />voted to find the Project inconsistent per Section 3.2.1 of the AELUP. <br />D. Justification for Finding Project Consistent with the Purposes of PUC <br />Section 21670. <br />Noise. The residential and commercial land uses under the proposed <br />Project are consistent with the aircraft noise standards of the AELUP and <br />the requirements of PUC Section 21670. <br />a. The Project is located outside of the JWA 60 to 65 dBA CNEL aircraft <br />noise contours. Aircraft noise analysis was completed in the Project's <br />SEIR (State Clearinghouse No. 2020029087) and presented at the <br />ALUC hearing. <br />1) The AELUP establishes aircraft noise exposure exterior noise level <br />compatibility thresholds for new development by land use <br />category. According to the exterior noise thresholds outlined in the <br />AELUP, multi -family residential development is considered <br />normally consistent with exterior noise levels of less than 60 dBA <br />CNEL, conditionally consistent with exterior noise levels between <br />60 and 65 dBA CNEL and normally inconsistent with exterior noise <br />level above 65 Dba cnel. For commercial retail land use, exterior <br />noise levels are considered normally consistent with exterior noise <br />levels of less than 65 dBA CNEL and conditionally consistent with <br />exterior noise level above 65 dBA CNEL. <br />b. According to Section 5.9 of the SEIR, the Project site is located <br />outside of both the airport's planned and actual (2019) 60 CNEL <br />contours of JWA. Thus, according to the AELUP, the Project <br />residential, open space, and commercial retail land uses are normally <br />consistent with JWA aircraft noise exposure exterior noise level <br />compatibility thresholds. <br />c. The airport related noise on the Project site does not exceed the City's <br />Municipal Code permissible noise levels. <br />d. The County's General Aviation Noise Ordinance prohibits commercial <br />Resolution No. 2024-XXX <br />Page 9 of 18 <br />