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HomeMy WebLinkAboutIS023_STEVENS RESIDENCE 15023 • _ Y__Y�i� NOTICE Of DETERMINATION TO: ❑ Secretary for Resources FROM: 1400 Tenth Street Sacramento, CA 95814 Planning Department City of Newport Beach -,P.O. Box 1768 Cx7 Clerk of the Board of Supervisors 3300 W. Newport Blvd County of Orange- Box 687 Newport Beach, CA. 92663-3884 Santa Ana, CA 92702 SUBJECT: filing of Notice of Determination-in compliance with Section 21108 or 21152 of the Public Resources Code. PROJECT TITLE: Use Permit No. 1986 "Stevens Residence" ------------------ PROJECT LOCATION: 1900 West Coast Highway, Newport Beach; CA 92663 PROJECT DESCRIPTION: The construction of a single family dwelling on property located in the C-1--H District where a portion of the development exceeds the basic height limit in the 26/35 Foot Height Limiation District. CONTACT PERSON: Fred Talarico TELEPHONE NO. (714) 640-2197 STATE CLEARINGHOUSE NUMBER N/A This is to advise that the City of Newport Beach has made the following determinations regarding the above described 'project: - 1 . The project has been ® approved by the City of Newport Beach. ❑ disapproved ` 2. The project ❑ will have a significant effect on the environment. ❑ will not ' 3. ❑ An Environmental Impact Report was prepared for this project pursuant to the provisions of CEQA. ❑ A Negative Declaration was prepared for this project pursuant to the provisions of CEQA. A copy of the Negative Declaration is attached. DATE RECEIVED FOR FILING: Fred Talarico, Environmental Coordinator Date July 13, 1982 w 4. Mitigation Measures were made a condition of approval of the project 5. A statement of Overriding Consideration was not ,adopted for this project. 6. The record of the project approval , may be examined at the Planning Department of the City of Newport Beach, P.O. Box 1768, 3300 W. Newport Blvd. , Newport Beach, CA 92663-3884, (714) 640-2197. 4k�g�vwbRr CITY OF NEWPORT BEACH u� r CQ</FOAN�P ' I April 29, 1981 William Ficker c/o Ficker and Ruffing Architects 610 Newport Center Drive Newport Beach , CA 92660 SUBJECT: Feasibility Study for Coast Highway Properties Mrr Ficker: Attached please find a copy of the proposal prepared by Phillips , Brandt, Reddick as an augmentation to their proposal of March 31 , 1981 . Please advise me at your earliest convenience how you wish to proceed with this project. Very truly yours , PLANNING DEPARTMENT James D . Hewic11 r, Director �/ /f w By Fre Ta arico , Enviornmental Coordinator FT: tk Enclosure City Hall • 3300 Newport Boulevard, Newport Beach, California 92663 -Tn/iri,4�- 6TUDY .- 3-r6v, --a' ntc� T . A �w f-rc�2u cz�e� �kr5h' Vt� +� wee 0-1nA _mod GLa-jz Q�a�o Pam`. `�x�.e� c,Y,r� � -P� o _ L . Q ppt4 Lct� A . g - - 0 APR2I1981r�. PHIWPS BRANDT REDDICK April 20, 1981 Mr. Fred Talarico Environmental Coordinator City of Newport Beach 3300 Newport Boulevard Newport Beach, California 92603 Subject: Feasibility Study for Coast Highway Properties Dear Mr. Talarico: Phillips Brandt Reddick is hereby submitting an augmentation to our proposal for the Stevens' Residence Initial Study dated March 31 , 1981 . The purpose of this augmentation is to include several additional parcels to the east of the proposed residence in our study of environmental conditions. This additional component of the study will provide the City and the applicant with existing conditions data on specific environmental aspects of the subject properties. Also included in this component will be a brief analysis of potential significant impacts and mitigation measures related to land use conversions on these properties. Additional work and related fees are not expected to be substantial due to economies resulting from our original proposal . The additional scope of work and cost estimate for this augmen- tation are provided below. SCOPE OF WORK The scope of work for this additional analysis will parallel the Initial Study program. Phase I will involve date collection, site inspection, and consultation with City staff and the applicant. Specialized studies for noise and air quality impacts in the Initial Study will provide data for this analysis as well . Bio Accoustical Inc. indicated that 1 or more additional. measurement locations would have to be added. An additional study that should be added for this analysis exclusively is a traffic capacity and safety study. The purpose of this study is to identify potential ICU (TPO) constraints, ultimate Coast Highway alignment, and turning movement safety. Basmacigan-Darnell , Inc (BDI) will provide technical expertise for this aspect of the study. Phase II will involve preparation of a report summarizing the findings of Phase I studies. In order to provide the applicant with information on future development feasibility, PBR will briefly examine the type and extent of impacts and mitigation measures associated with conversion to residential uses on the additional properties. These will not be full impact/mitigation discussions. Rather they will indicate to the applicant Which areas or topics may create constraints to future development onsite. PLANNING • ARCHITECTURE • LANDSCAPE ARCHITECTURE • ENVIRONMENTAL RESEARCH 18012 SKY PARK CIRCLE • IRVINE, CA 92714 • (714) 641.8820 CALIFORNIA COLORADO HAWAII Mr. Fred Talarico April 20, 1981 Page II Per discussions with you regarding this project we will examine the following topics: o Noise o Landform o Access/Traffic Capacity (TPO) o Air Quality o Compatibility with Adjacent Uses o Views o Drainage COST ESTIMATE SUMMARY Provided below are estimated fees for both the Initial Study and the feasibility study proposed herein. These estimates are based upon our current understanding of the project com- ponents and environmental concerns identified in the above referenced dis- cussions with City staff. In the event that the scope of work would change to a degree that would alter the fee, PBR will contact you in writing and a revised fee (if necessary)will be established. Requests for extra work will be documented and the completion time and amount will be submitted for your approval . Initial Feasibility Study Report Phase I: Data Collection/Research/Special Studies $1 ,200 $1 ,500 Phase II: Prepare Initial Study/Feasibility Report $1 ,940 $2,000 Subtotal $3,140 $3,500 Reimbursable Expenses, Blueprint, Reproduction $ 310 $ 350 TOTAL INITIAL STUDY $3,450 TOTAL FEASIBILITY REPORT $3,850 TOTAL FEE $7,300 BILLING Client billing will be on a monthly basis predicated upon the percentage of work completed during that period, in accordance with the attached fee schedule. Invoices are due and payable within 30 days of mailing and are considered delinquent thereafter. Delinquent invoices are charged interest at the rate of 1 .5 percent per month, or 18 percent per annum. Mr. Fred Talarico April 20, 1981 Page II PROJECT SCHEDULE Once authorization is given to proceed, we anticipate completion of a draft initial study within two weeks. It is expected that an additional week would be required for appropriate modifications and/or revisions. PBR staff who will be directly involved in this project include: o Michael Brandman, Ph.D.--Principal In Charge o Thomas E. Smith, Jr. AICP--Project Director o Mitchell K. Brown--Project Manager o Beverly Bruesch--Assistant Project Manager/Research Assistant We look forward to working with the City of Newport Beach on this project and are prepared to serve your particular needs at a minimum of cost with a maxi- mum of quality. Should you have any questions regarding this proposal , please feel free to contact us at 641-8820. Your signature below will indicate approval of this proposal , which will thus serve as a binding contract. Respectfully subr ed, PHI IZI S BBAsu DE DICK � APPROVED: Michael Brandman, Ph.D. " " Executive Vice President Fred Talarico Environmental Coordinator p� City of Newport Beach Thomas E. Smith, Jr. , AICP Associate and Project Director Date: " MB/TES:jl Q a�W Pp�T CITY OF NEWPORT BEACH 3 s Planning Department 640-2197 °q<�FoaN�P June 30, 1980 Bill Ficker 610 Newport Center Drive Newport Beach , CA 92660 Subject: Steven ' s Residence Dear Bill : Enclosed please find a copy of the BDI report regarding the Coast Highway right-of-way. Please review it At your convenience and call me so that I might set up a meeting to discuss where We go from here . Very truly yours , PLANNING DEPARTMENT JAMES D. HEWICKER, irector. By Fre Talarico , Enviornmental Coordinator FT : tk Enclosure City Hall • 3300 Newport Boulevard, Newport Beach, California 92663 P�� Q PHIWPS BRANDT REDDICK LETTER OF TRANSMITTAL TO: City of Newport Beach DATE: June 17, 1981 Planning Department 3300 Newport Blvd. Newport Beach, CA 92660 ATTN: Fred Talarico RE: Stevens Residence REMARKS: Enclosed is a copy of the letter from Bill Darnell regarding the Steven 's residence and the 112 foot right-of-way on Coast Highway. 00 ( E01 ,an SIGNED: Beverly Bruesch Assistant Project Manager 14pi�c -11- 7 .._N PLANNING • ARCHITECTURE • LANDSCAPE ARCHITECTURE • ENVIRONMENTAL RESEARCH 18012 SKY PARK.CIRCLE • IRVINE, CA 92714 • (714) 641.8820 CALIFORNIA COLORADO HAWAII \D1BASMACIVAN-DARNELL, INC. ENGINEERING AND PLANNING Transportation, Traffic, Municipal, Transit 4262 Campus DriYe, Suite B-1 Newport Beach,California 9266P--, 1 0) (714) 549-9940 June 12, 1981 y 0tio "' tl• 9a�� 1� Mr. Mitch Brown Phillips Brandt Reddick 18012 Sky Park Circle di Irvine, CA 92714 Subject: Stevens Property along Pacific Coast Highway adjacent to Rocky Point Dear Mitch: We have completed our preliminary investigation of the subject project as it relates to the City of Newport Beach Circulation Master Plan and the requirement for dedication of 12 feet of right- of-way along the northerly side of the roadway. As you requested we reviewed the area and future roadway geometrics to determine if a width less than 12 feet was practical and/or an adjustment of the right-of-way towards the Sea Scout Base is reasonable. The City of Newport Beach adopted Circulation Plan calls for Coast Highway between Newport Boulevard and Dover Drive to be widened to a 112 foot right-of-way with a curb-to-curb roadway width of 96 feet. This roadway design provides for 8 foot parkways, three travel lanes, 5 foot bike lane in each direction, a parking lane on the bay side of the highway and a 13 foot wide median separating the two directions of travel. It should be noted that this road- way design provides minimum travel lane widths and requires the prohibition of parking on the inland side of the highway. After careful review of the area we have concluded that two oppor- tunities can be explored to reduce the 112 foot right-of-way in the vicinity of Rocky Point. The first alternative consists of prohibit- ing parking along the bay side of the highway, moving the roadway south. The net effect of this suggestion would be to reduce the curb-to-curb roadway width to 89 feet and the overall right-of-way width of 105 feet. To accomplish this task will require the removal of parking immediately adjacent to the Sea Scout Base and approximately 400 feet in both directions, an overall parking prohibition of 1000 feet. Discussion with City staff indicates that they would need the concurrence of all affected properties before they would consider this concept. in addition, the staff indicated concern over reduction in right-of-way width adjacent to Rocky Point because additional rights-of-way and/or easements may be needed to physically construct any improvements adjacent to Rocky Point. ■ •` Mr. Mitch Brown June 12, 1981 Page 2 The second alternative involves the reduction of the median area from 13 feet of width to a minimum of 4 feet resulting in an overall right-of-way width of 102 feet. This alternative would, in effect, prohibit left turns in/out of all properties immediately adjacent to Rocky Point and for a distance of 400-500 feet on each side of Rocky Point. Discussions with City staff indicated that this alternative could be pursued, but like Alternative 1, would require the concurrence of all the affected properties. What this means is that the affected property owners would have to concur with right turn-in and right turn-out access and left-turn access prohibited. CONCLUSIONS In general it can be concluded that something less than 112 feet of right-of-way can be accomplished but the extent of reduction on the Stevens property will be a function of adjacent property owners ' reactions and in the end the physical ability .df the roadway to be modified to accept either of the alternatives. On the physical side, the two alternatives require geometric changes to the existing and future roadway width. The extent of these changes are not entirely known and would require detailed engineering before a final conclusion can be made. Our opinion is that due to the number of potential problems and conflicts that can occur, we would recommend that further consider- ation of reducing the 12 feet dedication not be pursued. Please call me if you have any questions. Sincerely, BASMACIYAN-DARNELL, INC. Bill E. Darnell, P.E. BED:hh \D1 PPHIWPS BRANDT REDDICK November 9, 1981 Mr. Fred Talarico Environmental Coordinator City of Newport Beach 3300 Newport Blvd. Box 1768 Newport Beach, CA 92663-3884 Subject: Initial Study for Stevens:' Residence Dear Mr. Talarico: Per your request, the Stevens ' Residence Initial Study is being reactivated. This correspondence is to confirm the status of the project budget. As originally estimated in our correspondence dated April 20, 1981 , the Stevens' Residence Initial Study costs ($3,450) and Tract 1210 Feasibility Study costs ($3,850) totaled $7,300. To date, $3,608.35 of the total contract budget has been expended. Of the total expended, $1 ,379.00 was spent for labor and expenses on the Stevens ' Residence Initial Study and $2,229.35 was spent for labor and expenses on the Tract 1210 Feasibility Study (including approximately $850.00 for the traffic consultant) . Therefore, the estimated budget remaining to complete the Stevens' Resi- dence Initial Study is $2,071 . We are prepared to resume our environmental assessment activities for the Stevens project at your direction. If you have any questions, please contact us. Sincerely, PHILLIPS BRANDT REDDICK A4� Mitchell Brown Project Manager PLANNING - ARCHITECTURE - LANDSCAPE ARCHITECTURE - ENVIRONMENTAL RESEARCH 18012 SKY PARK CIRCLE • IRVINE, CA 92714 • (714) 641.8820 CALIFORNIA COLORADO HAWAII I� • I AJ A �W^�-JIl S��I�1J�S RV. �C�ENG'6 I i _ A�Pucauc � �3�t1_ Tdc�c' c� -�s1 --- 001JS�!►t.Tt1l*f'C r3to<ci r G 31f1! 7300_ � � 34 • I I , '1 I� rcR � f - - � RECEIPT ' aEWPo# ----- CITY OF NEWPORT BEACH A NEWPORT BEACH, CALIFORNIA 92663 No 18115 19NppppP` - RECEIVED FROM �•' �� �N'( �! `�' --�- ` FOR. / 11 1 + I ACCOUNT NO, 710 ACCOUNT NO U DEPARTMENT S 4, BY �EW-0 T CITY OF NEWPORT BEACH T PLANNING DEPARTMENT ( 714) 640-2197 April 2 , 1981 Bill Ficker Ficker and Ruffing Architects 610 Newport Center Drive Newport Beach , CA 92660 SUBJECT: "INITIAL STUDY- STEVENS RESIDENCE" Dear Mr. Ficker : Pursuant to our phone conversation of Thursday, April 2, 1981 , enclosed please find a proposal to prepare the above subject report. If you desire to proceed with this project the total fees would be as indicated below. Please make check payable to the City of Newport Beach . CONSULTANT: $ 3 ,450 . CITY FEES ( 10 ) : 345. TOTAL : $ 3, 795 . We look forward to working with you on this project . Very truly yours , PLANNING DEPARTMENT JAMES D . HEWICKER , Director By Z.-O,zsr410 Fre Talarico , Environmental Coordinator FT: tk - Enclosure : Proposal - Stevens residence City Hall 3300 Ne«<port Boulevard, Newport Beach, California 92663 i << CITY OF NEWPORT BEACH u z � e� C74FOR��P April 29, 1981 , William Ficker c/o- Ficker and Ruffing Architects 610 Newport Center Drive Newport Beach , CA 92660 SUBJECT: Feasibility Study for Coast Highway Properties Mr. Ficker: Attached please find a copy of the proposal prepared by Phillips , Brandt, Reddick as an augmentation to- their proposal of March 31 , 1981 . Please advise me at your earliest convenience how you wish to proceed with this project. Very truly yours , PLANNING DEPARTMENT James D . Hewick r, Director /G By Fred Ta'1ari o , Enviornmental Coordinator FT: tk Enclosure r- Ca 9 � 2 . 1 198 w, MAY ro � Cit • Hall • 340 Newt' 90 BoulPYW, Newport Beach, California 92663 A I P Allot 149 PS BRANDT REDDICK �`' `''{c•, March 31 , 1981 Mr. Fred Talarico Environmental Coordinator City of Newport Beach 3300 Newport Boulevard Newport Beach, California 92663 Subject: Initial Study for Stevens' Residence Dear Mr. Talarico: Phillips Brandt Reddick is pleased to submit this proposal for preparation of an initial study pursuant to Section 15080 of the CEQA Guidelines. The intent of this study is to assist the City in making a determination of significance regarding the potential impacts of the proposed project on the environment. PBR's experience in evaluating the impacts of residential development is extensive. Previous successful projects completed for the City of Newport Beach include Big Canyon Area 10 EIR and the recently-completed Banning-Newport Ranch EIR. We recognize that this initial study is an important project, yet it must be completed at a minimum of time and expense. Based on personal communication with you regarding this project on March 27 and March 30, 1981 , we have outlined the following focused scope of work. SCOPE OF WORK The scope of work for the Steven 's Residence Initial Study will include two basic phases. Phase I will involve data collection, site inspection, and consultation with City staff, the project architect and consultants. Phase II will involve analysis of project impacts and preparation of the initial study document. Phase I will include a site visit(s) by PBR staff to evaluate existing conditions. This phase will also require contact with City staff and the project architect to gather pertinent data and information. Also included in Phase I will be two specialized studies. An existing and post-project noise analysis will be performed by Mr. Paul Penardi of Bio Accoustical , Inc. Analysis will determine levels of noise generated from traffic on Coast Highway and suggest measures to mitigate identified impacts on the proposed residence. In addition, PBR will obtain runs on the Caline 3 air quality model to determine quantities of pollutants .generated from vehicular traffic on Coast Highway. Phase II will include analysis of project impacts and suggest mitigation measures within the following topical areas: landforms, soils, geology, drainage, access, air quality, noise, surrounding land use, views, City plans and policies, and growth-inducing impacts (see Attachment B) . Each PLANNING - ARCHITECTURE • LANDSCAPE ARCHITECTURE • ENVIRONMENTAL RESEARCH 18012 SKY PARK CIRCLE • IRVINE, CA 92714 • (714) 641.8820 CALIFORNIA COLORADO HAWAII Mr. Fred Talarico March 31 , 1981 Page II of these topics will be discussed in terms of existing conditions, impacts of the proposed project, and suggested mitigation measures to reduce the identified impacts to non-significant levels. It is our understanding at this time that the applicant will require a use permit to allow a residential use in a commercial zone and to exceed the height limitations in this zone, a grading permit, and a re-subdivision of the subject property. COST ESTIMATE SUMMARY The cost estimates summarized below are based upon our current understanding of the project components and environmental concerns identified in the above referenced discussions with City staff. In the event that the scope of work would change to a degree that would alter the fee, PBR will contact you in writing and a revised fee (if necessary) will be established. Requests for extra work will be documented and the completion time and amount will be submitted for your approval . Phase I: Data Collection/Research/Special Studies $1 ,200 Phase II: Prepare Initial Study $1 ,940 Subtotal $3,140 Reimbursable Expenses, Blueprint, Reproduction $ 310 TOTAL $3,450 BILLING Client billing will be on a monthly basis predicated upon the percentage of work completed during that period, in accordance with the attached fee schedule. Invoices are due and payable within 30 days of mailing and are considered delinquent thereafter. Delinquent invoices are charged interest at the rate of 1 .5 percent per month, or 18 percent per annum. PROJECT SCHEDULE Once authorization is given to proceed, we anticipate completion of a draft initial study within two weeks. it is expected that an additional week would be required for appropriate modifications and/or revisions. PBR staff who will be directly involved in this project include: s Michael Brandman, Ph.D.--Principal In Charge • Thomas E. Smith, Jr. AICP--Project Director Mitchell K. Brown--Project Manager 9 Beverly Bruesch--Assistant Project Manager/Research Assistant Mr. Fred Talarico March 31 , 1981 Page III We look forward to working with the City of Newport Beach on this project and are prepared to serve your particular needs at a minimum of cost with a maxi- mum of quality. Should you have any questions regarding this proposal , please feel free to contact us at 641-8820. Your signature below will indicate approval of this proposal , which will thus serve as a binding contract. Respectfully submitted, PHILLIABraa APPROVED: Michae Executive Vice President Fred Talarico Environmental Coordinator City of Newport Beach Thomas E. Smith, Jr. , AIC Associate and Project Director Date: ATTACHMENT B STEVENS' RESIDENCE INITIAL STUDY Topics to be covered in the initial study: 1 . Noise: Bio Accoustical , Inc. will perform a thorough noise study of the project site. The focus of this study will be to determine existing and future impacts of traffic-generated noise from Coast Highway on the proposed residence. Bio Accoustical , Inc. will also suggest feasible mitigation measures to attenuate identified noise impacts. PBR will summarize the noise study for inclusion in the text of the initial study. 2. Landform Alteration/Soils/Geology: PBR will evaluate geotechnical in- formation supplied by the applicant and carefully analyze grading and cut and fill associated with the proposed project. The project site is quite steep and will require fairly substantial modification for construction of the proposed residence. 3. Access: PBR will evaluate ingress and egress to the proposed residence from Coast Highway for safety considerations and general traffic movement. Parking will also be evaluated. 4. Air Quality: In order to assess the potential impacts of vehicular emissions on the proposed residence and its inhabitants, PBR will obtain data from the Caline 3 computer model . This data will be summarized by PBR and included in the initial study. 5. Growth-Inducing Impacts: Because the proposed structure is a residential use located in a predominantly commercial area, the potential for growth inducement for similar kinds of uses in this area will be examined care- fully. 6. Land use plan consistency: PBR will examine all elements of the City's General Plan, the Zoning Ordinance and other applicable City policies to determine if the proposed project is consistent with said plans or policies. Again, because the project is a residential use in a predomi- nantly commercial area; the above mentioned plans and policies will likely indicate uses other than those proposed. 1. Compatibility with adjacent land uses: Surrounding land uses in the project area include both residential and commercial uses in addition to public uses such as view parks and Coast Highway. PBR will identify potential situations of incompatibility and propose feasible mitigation measures. 8. Views: PBR designers and environmental staff will evaluate profiles and sections supplied by the applicant's architect and will visit the project site to determine if adverse impacts will result to existing views from homes on Cliff Drive and Kings Road. 9. Drainage: Analysis of the geotechnical report for lateral seepage in the bluff area and an assessment of surface runoff patterns on the project site will be included in the document. In addition, the potential impacts of the proposed project on drainage patterns on the site will be addressed and mitigation measures suggested. In addition to these topical areas, the initial study will include a description of the proposed residence, discussion of permits required by the proposed project, and a statment of impacts found not to be significant. Also included in the intial study will be a list of organizations and persons consulted, appendices required, and a bibliography.