Loading...
HomeMy WebLinkAbout20120309_Revised_ApplicationNOSSAMAN LLP March 9, 2012 Jaime Murillo Associate Planner Community Development Department City of Newport Beach 3300 Newport Blvd. Newport Beach CA 92658-8915 ATTORNEYS AT LAW 18101 Von 'carman Avenue Suite 1800 Irvine, CA 92612 T 949.833.7800 F 949.833.7878 John P. Erskine 0 949.477.7633 lerskine@nossaman.com Refer To File it g, CEIV Y COMMUNITY MAR 09 2012 DEV E&OPMeNr 0�� ol� - Re: Second PA 2011-216 (Back Bay Landing) Submittal — Revised Project Description and Environmental Information Form Dear Jaime: We are transmitting this second information submittal in response to your January 13, 2012 "Notice of Incomplete Filing." Enclosed please find: (1) Revised Back Bay Landing Project Description dated March 8, 2012; (2) Completed Environmental Information Form dated March 8, 2012; (3) Lot Line Adjustment Survey and application prepared by Fuscoe Engineering. As you are aware, the following City -requested technical study documents were delivered to the City by Gordon Craig under separate cover dated March 5, 2012: r r Phase 1 Environmental Site Assessment - October 2009, prepared by Leighton Consulting, Inc. (hard copy and CD); Preliminary Geotechnical Engineering Evaluation for the Proposed Back Bay Landing Mixed Use Development - March 2012, prepared by Leighton Consulting, Inc. (hard copy and CD); Cultural and Paleontological Resource Assessment for the Proposed Back Bay Landing Project - February 2012 prepared by LSA (CD); Complete set of base maps (topo, boundary, bathymetric survey, easements, utilities, aerial), prepared by Fuscoe Engineering. 318994 1.DOC nossaman.conl March 9, 2012 Page 2 1/4 All other information requests, corrected exhibits and clarifications responsive to your January 13, 2012 Notice have either been included within the Revised Project Description or will be included within the Back Bay Landing Planned Community Development Plan, which we anticipate will be submitted to the City in the next two weeks. Please let us know if you have any questions, or if we can provide any additional information related to the subject applications. Sincerely Jol P. Erskine oNossaman LLP JPE/rst Enclosures cc: R. Gordon Craig Michael Gelfand 318994 1. DOC Environmental Information Form Community Development Department Planning Division 3300 Newport Boulevard, Newport Beach, CA 92663 (949)644-3204 Telephone I (949)644-3229 Facsimile www.newportbeachca.gov A. General Information Applicant/Agent: R R. Gordon Craig Phone: 9 4 9.412. 89 81 Address: 39 Agia, Laguna Niguel, CA 92677 Property Owner: Bayside Village Marina LLC Phone: 858.756.6696 Address: 300 E. Coast Highway, Newport Beach, CA 92660 B. Project Description Please attach the following materials for the project: • Vicinity map • Plans drawn to scale • Proposed revisions to zoning map and text using underline and strikeout notation, if applicable • At least 3 different site photos mounted on 8 1/2 X 11 cardboard with a key map .showing the photo locations and direction of view 1. Project name: Back Bay Landing - Land Use Amendments; Lot Line Adjustments 2. ProJectlocation:300 E. Coast Highway, Newport Beach, CA 92660 3. Assessor's parcel #: 4 4 0 -13 2 - 6 0 4. Permit application #: PA 2 011- 216 5a. Proposed use: Mixed Use - Waterfront / Mixed Use - W2 5b. Project size (dwelling units, gross floor area, etc): Current - 13 7 , 910 sq ` f t . Provosed -- Maximum within Charter Section 423 Threshold (see Project Description) 5aSite size: See Protect Description 5d. Building height: See Project Description 6. Existing land use designations: General Plan: CM 0.5 and CM 0.3 Zoning: PC-9 Specific Plan: N/A LCP: CLUP - CM-B and CM -A 7. Previous governmental approvals: PC--9 with CUP; Subdivision Map creating 3 parcels. Parcel Map 93-111 (Prooectis portion of Parcel 3) 8. Other governmental approvals required: Federal: State: Coastal Commission Approval of CLUPA, future GDP. Regional: Local: 9. Begin Construction Date: N/A Estimated Occupancy Date: Not Known X,\UsersIPLNISharethintranetDocs\Applications\EIR\Info&App.docx Updated 6/15/11 C. Environmental Setting — PLEASE SEE ATTACHED INFORMATION IN PROJECT DESCRIPTION 1. Describe the project site as it exists before the project, including information on topography, soil stability, plants and animals, and any cultural, historical or scenic aspects. Describe and existing structures on the site, and the use of the structures. Attach photographs of the site. 2. Describe the surrounding properties, including information on plants and animals and any cultural, historical or scenic aspects. Indicate the type of land use (residential, commercial, etc ), intensity of land use (one -family, apartment houses, shops, department stores, etc.), and scale of development (height, frontage, setbacks, rear yard, etc.). Attach photographs of vicinity. D. Potential Environmental Effects — PLEASE SEE ATTACHED INFORMATION IN PROJECT DESCRIPTION On a separate page, please provide the following information. If the question is not applicable, indicate "Not applicable' or "None". I. AESTHETICS Describe whether the project could potentially obstruct any scenic vista or view open to the public, or create an aesthetically offensive site open to public view. Could the project block any private views? Describe exterior lighting that is proposed for the project and means that will be utilized to reduce light and glare impacts on surrounding properties. Il. AGRICULTURE & FOREST RESOURCES Describe any agricultural and/or forest land resources presently located at the project site. Describe any changes to this resource as a result of the implementation of the proposed project. IIi. AIR QUALITY Describe any air emissions or odors that could result from the project, including emissions during construction, and any measures that are proposed to reduce these emissions. IV. BIOLOGICAL RESOURCES Describe the existing vegetation on the site, and any trees or large shrubs that are to be removed. Identify any fish or wildlife that inhabits the site. V. CULTURAL RESOURCES Please indicate whether any archaeological or paleontological surveys have been done on the site. Could the project result in any adverse physical or aesthetic effects to any building, structure, or object having historical, cultural, or religious significance? VI. GREENHOUSE GAS EMISSIONS Describe any greenhouse gas emissions that could result from the project, including emissions during construction, and any measures that are proposed to reduce these emissions. Please include a description of .energy and water conservation features or practices proposed (i.e, low -energy lighting, use of ENERGY STAR appliances/fixtures, LEED Certification, drought -tolerant landscaping). VII. GEOLOGY AND SOILS Please describe the earthwork that will be required for the project. Include grading quantities, and the location of borrow or stockpile sites, and haul routes, if applicable. Describe any geotechnical or soils investigations that have been conducted. Include exhibits showing existing and proposed topography, retaining walls, and erosion control devices. X:lUsersIPLNISharedllntranetDocsVApplications\EIR\Info&App.docx Updated 6/15/11 VIII. HAZARDS AND HAZARDOUS MATERIALS Identify any aspects of the project that could present a risk to public health due to normal operations or due to an explosion or the release of hazardous substances (including, but not limited to: oil, pesticides, chemicals or radiation) in the event of an. accident or spill. Is there any possibility that the site could be contaminated due to previous uses or dumping? if so, what measures are proposed to eliminate the hazard or contamination? Is the project located in a flood hazard zone? IX. HYDROLOGY AND WATER QUALITY Describe existing and proposed site drainage, and measures that will be employed to reduce erosion and prevent contaminated runoff from entering the storm drain system, groundwater or surface water. Describe any changes that could occur in groundwater or surface water. X. LAND USE AND PLANNING Describe: a) the existing land uses and structures on the project site and on adjacent parcels; ' b) the project's conformance with existing land use plans and regulations for the property; and c) its compatibility with surrounding land uses. XI. MINERAL RESOURCES Describe the affect on any adopted energy conservation plan, use of nonrenewable resources and whether the project will result in the Toss of any known mineral resource of future value to the region and residents of the State. XII. NOISE Describe any sources of noise that impact the site, and any noise -generating. equipment that will be utilized on the property, either during construction or after. occupancy. What means to reduce noise impacts on surrounding properties or building occupants are proposed? XIiI. POPULATION AND HOUSING If the project is residential, please explain how the project will comply with the affordable housing policies contained in the Housing Element of the General Plan. Identify the number of bedrooms per unit and the expected average household size? What is the projected sales price or rent of the units? If the project is commercial, industrial, or institutional, please identify the tenants and/or uses and the estimated number of employees. XIV. PUBLIC SERVICES Please identify whether adequate capacity currently exists for the following public services and utilities. If. expansion is needed, explain how it will be accomplished. Please attach .any written confirmation of capacity you have received from service providers. o .Fire protection e Police protection • Schools • Maintenance of Public facilities, including roadways • Other Government Services XV. RECREATION Describe the impact of the project on the demand for neighborhood regional parks or other recreational , facilities and any affect on existing recreational opportunities. XVI. TRANSPORTATION/TRAFFIC Please identify any changes or improvements to the circulation system that are proposed as part of the project (including pedestrian and bicycle paths, and public transit). X:1UsersIPLMSharedUntranetDocsWpplicationslEIRllnfo&App.docx Updated 6/15/11 XVII. UTILITIES & SERVICE SYSTEMS Please identify whether adequate capacity currently exists for the following public services and utilities. If expansion is . needed, explain how it will be accomplished. Please attach any written confirmation of capacity you have received from service providers. • Natural gas • Communications Systems • Local or regional water treatment or distribution facilities • Sewer systems or septic tanks • Storm water drainage systems • Solid waste and disposal Police protection • Local or regional water supplies E. Certification certify that the statements furnished above and in my knowledge and belief. I am the legal owner of t authorized by the owner to act on his behalf re statements or information presented herein may : s basis of this information. �Ylet2L\l Print Name and Title Men the attached exhibits are correct and complete to the best of • e propery that is the subject of this application or have been ing this Application. I further acknowledge that any false It in the r-vocation of any approval or permit granted on the in, Lc Signature 41-u Cox 10 zen 2. • DO NOT COMPLETE APPLICATION BELOW THIS LINE -- OFFICE USE ONLY • Date Date Filed: Fee Pd: Receipt No: Form of Payment: Check # (if applicable): Redd by: Remarks: • • X:1Users\PLMSharedUntranetDocs\ApplicationsTIRllnfo&App.docx Updated 6/15/11 ATTACHMENT TO ENVIRONMENTAL INFORMATION FORM for Back Bay Landing Land Use Amendments March 8, 2012 C. Environmental Setting 1. See the Project Description and aerial photos for information on existing site conditions. Topography of site is relatively flat with gentle slope from east to west. Existing structures and development consist of RV and trailered boat storage, Bayside Marina parking, kayak and stand-up paddle board (SUP) rentals, marine service equipment storage, and parking/access to Pearson's Port, a local fish market set on floats in the County tidelands area and Upper Newport Bay channel. There are no plant or animal or other biological resources on the project site (project is landside only). As noted in the Cultural Resources Assessment letter report from LSA (S. Conkling) submitted under separate cover, there are no cultural or historical resources on or associated with the site. Regarding scenic resources, as described in more detail under Aesthetics below, existing views into the site, primarily from Pacific Coast Highway, are the RV and trailered boat storage and a pump station, with some views of Upper Newport Bay by passing vehicles. The site is visible from the existing adjacent mobile homes and from viewpoints in other parts of Newport Bay. 2. The surrounding property consists of the following: Pacific Coast Highway/Upper Newport Bay Bridge to the south, Bayside Village Mobile Home Park northwest of the Parcel 3 project site and both north and south of Bayside Drive and Newport Dunes recreation area to the east of the mobilehorne park. The general vicinity consists of two'types of land uses (1) developed and disturbed with mostly paved or landscaped surfaces and recreational areas in the nearby Newport Dunes area, and (2) open water and marina in Upper Newport Bay. Adjoining the southwest portion of the property is the 45 year old Orange County Sanitation District pump station, which is not a part of the project. The scale of development in the immediate vicinity is primarily one-story mobile -home park uses with a two-story community building. D. Potential Environmental Fffects I. Aesthetics Existing views into the site, primarily from Coast Highway, are of the RV and trailered boat storage and the OCSD pump station. Views of Upper Newport Bay are available from some points along Coast Highway, particularly from westbound vehicles as they pass the mid -point of the Coast Highway Bridge. The project will not obstruct any scenic vista or views open to the public, but the project will allow future development of 318174_1.DOC 1 a site that is presently very sparsely developed. The project will not block any private views to Upper Newport Bay. Future development consistent with the requested legislative approvals and in accordance with regulations and standards set forth in the PCDP will result in a mixed use waterfront development constructed on the project site located between existing Bayside Village Mobile Homes park and East Coast Highway and the upper Newport Bay Channel. The PCDP will incorporate a scenic view corridor at the project entry and elevated public coastal view opportunities from various components of the mixed use project (see Project Characteristics section of the Project Description). II. Agriculture and Forest Resources No agriculture or forest resources exist on the site. The site has been developed and paved for decades and was not a forested area in historic times. III. Air Quality The environmental analysis will document the air emissions and odors, including those during construction. Mitigation will be proposed by the City's consultant and the applicant will comply with all relevant AQMD rules. IV. Biological Resources. There are no biological resources on the project site which is paved and has been utilized for development since the mid-60s. Biological resources do exist on the submerged tideland areas and adjoining Bayside Marsh peninsula. V. Cultural Resources According to the Cultural and Paleontological Resource Assessment, submitted under separate cover to the City, there are no known resources on the site, and none are expected due to the lack of native soils and the long history of modern development on the site, as noted above. VI. Greenhouse Gas Emissions The environmental analysis will document the project greenhouse gas emissions, including those during construction. See the Project Description for details on energy and water conservation features; because the requested approvals are all legislative approvals, the water and energy conservation features are limited at this time. Such features will be detailed further when development is proposed. 318174_1.DOC 2 VII. Geology and Soils S ee the Leighton Consulting March 5, 2012 geotechnical report, submitted as an attachment. No earthwork is proposed as part of the requested land use amendments, but geotechnical recommendations for the future project are set forth in the Leighton report. ✓ III. Hazards and Hazardous Materials An Environmental Site Assessment Phase I was prepared by Leighton Consulting in October 2009 for the property owners, and was submitted to the City under separate cover. IX. Hydrology and Water Quality U nder the existing conditions, the land surface of the 4.5 acre project site is comprised of a large asphalt parking lot with minimal landscaping (<5%), north of the East Coast Highway bridge. The site, which is used primarily for RV and trailered boat storage, drains from east to west at an average slope of 0.4% and discharges into the Newport Bay primarily in sheet flow fashion. The portion of the property south of PCH bridge encompasses approximately 0.4 acres and is 95% pervious primarily consisting of dirt and shoreline used for kayak storage. Similar to the lot north of PCH bridge, runoff from this area discharges in a sheet flow manner into the bay. After legislative approvals and following future project permitting, the impervious asphalt parking lot will be removed and replaced with visitor -serving recreational and marine commercial, dry stack boat storage, structure and surface parking, bayfront walkways, and bulkhead and landscaping. Existing and proposed runoff conditions are anticipated to be very similar since both contain impervious conditions. The proposed condition will include the incorporation of a storm drain system including inlets, area drains and piping and will also require outlet structures within the proposed bulkhead locations. In addition to the drainage and hydrology improvements, water quality improvements will also be integrated into the proposed land uses. Under the existing conditions, no water quality features or Best Management Practices (BMPs) are contained within the drainage system. The future project (following subject legislative approvals) will include hydrologic source controls such as tree canopies and downspout dispersion and bio-treatment filters to provide treatment and flow attenuation of storm water runoff, resulting in improved water quality. The project is exempt from hydromodification requirements since the entire project discharges directly into a tidally influenced water body. X. Land Use and Planning See the Project Description. 318174_1.DOC 3 XI. Mineral Resources There are no known mineral resources on the site, per the Leighton Associates geotechnical report. XII. Noiso The primary current source of noise is vehicle noise from Pacific Coast Highway which adjoins the site. Noise generating features or equipment after future development (development level approvals not being sought at this time) will be limited to equipment and operations associated with a mixed use project, including the commercial and restaurant uses. XIII. Population and Housing The project is proposed as a mixed -use project which will include CM (Recreational and Marine Commercial) uses and a maximum of 49 residential units. An Affordable Housing Implementation Plan (AHIP) is proposed which will outline project compliance with the City's Inclusronary Housing Ordinance, either through implementation of the residential component of the project as rental -only apartments, utilization of applicant owned mobile homes as restricted affordable units, or, payment of the City inclusionary housing "in -lieu fee. XIV. Public Services The applicant believes that adequate capacity currently exists, but expects that will be confirmed or updated through the environmental clearance process. No written confirmation has been obtained from service providers at this time. XV. Recreation The project is not expected to increase demand for neighborhood regional parks or other recreational facilities in any measureable way or have any affect on existing recreational opportunities. The maximum 49 residential units proposed as part of the legislative approvals will include units predominantly integrated above and/or adjacent to the visitor serving retail or dry stack storage area. Due to the location and the mixed - use, village orientation, demand for additional off -site recreation will be minimal. The project includes a number of public and private amenities and features that will provide recreational opportunities, such as boat storage and launching, kayak and SUP rentals, bayfront public walkways and spaces, a publicly accessible lighthouse with viewing areas, plazas and interactive amenities. XVI. Transportation/Traffic See the Project Description for changes and improvements to the circulation system. 318174_1.DOC 4 XVII. Utilities and Service Systems The applicant believes that adequate capacity currently exists, but expects that will be confirmed or updated through the environmental clearance process. No written confirmation has been obtained from service providers at this time. 318174_1.DOC 5 ila ,6),ificlloillra P[II __ID i �((� I, II(r_�lROD :-'' � u IHHSC IIIITr DCJN Prepared for: City of Newport Beach Community Development Department 3300 Newport Boulevard, Building C Newport Beach, CA 92663 Prepared by: Back Bay Landing (Bayside Village Marina, LLC) 300 E. Coast Highway Newport Beach, CA 92660 March 8, 2012 318685v2 3/8/12 BACK BAY LANDING PROJECT TEAM Project Manager, Gordon Craig Contact Information: 300 E. Coast Highway, Newport Beach, CA 92660 (c/o Bayside Village Marina) Telephone 949.412.8981 Email gorclonc.lra@gmail.com Fl Anchor QEA, Josh Burnam, Tracy Stofferahn, Michael Whelan Contact Information: 26300 La Alameda, Suite 240 Mission Viejo, CA 92691 Telephone 949.347.2780 Fax: 949 334.9646 Email jburnam@anchorqea.com tstofferahn@anchorgea.com mwhelan@anchorgea.com ti Fuscoe Engineering, Ian Adam, Cal Woolsey Contact Information: 16795 Von Karman, Suite 100 Irvine CA 92606 Telephone 949.474.1960 Fax 949.474 5315 Email iadam@fuscoe.com cwoolsey@fuscoe.com LI Government Solutions, Cora Lee Newman Contact Information: 1 San Joaquin Plaza, Suite 230 Newport Beach CA 92660 Telephone 949.717.7945 Email cora@qovsol.com govsol.com ri Leighton Associates, John Haertle Contact Information: 17781 Cowan, Irvine, CA 92614 Telephone 949.250.1421 Fax 949.250.1114 Email iliaert:le@Ieightongroup.corn o Linscott Law & Greenspan (LLG), Paul Wilkinson, Trissa de Jesus Allen Contact Information: 1580 Corporate Drive Suite 122 Costa Mesa, CA 92626 Telephone 714.641.1687 Fax 714.641.0139 Email vwilkirrson(o llgengineers.com allen(ollgencjineers.com 318685v2 3/8/12 • Nossaman LLP, John Erskine, Carollyn Lobell Contact Information: 18101 Von Karman Avenue Suite 1800, Irvine, CA 9261 Telephone 949.833.7800 Fax 949.833.7878 Email jerskine@nossaman,com clobell@nossaman,com • Stoutenborough Inc., Todd Stoutenborough Contact Information: 420 Alta Vista Way, Laguna Beach CA, 92651 Telephone 949.715.3257 Email todd@stoutenboroughinc.com stoutenboroughinc.com • Templeton Planning Group, Peter Templeton, Ann Leishman, Vanessa Yee Contact Information: 20250 Acacia Street Suite 260, Newport Beach, CA 92660 Telephone 949.724.0624 Fax. 949.724.0655 Email ptempleton@templetonplanninq.com aleishman@templetonplanning.com vyee@templetonplanning.com 318685v2 3/8/12 TABLE OF CONTENTS Page Number SECTION 1.0 BACK BAY LANDING PROJECT DESCRIPTION 1. Project Location 1 2. Existing Site Characteristics 1 3. Existing Land Use 3 4. Project Description 4 5. Land Uses to be Removed/Replaced 10 6. Discretionary Approvals 12 7. Project Objectives 13 LIST OF EXHIBITS (See Appendix) Page Number Reference Exhibit 1 — Location Map 1 Exhibit 2 — Existing Condition, Project Boundary and LLA 1 Exhibit 3 — District Acreage Components 2 Exhibit 4 — AB -Existing Views 3 Exhibit 5 — Existing and Proposed Land Use Designations and Requested Entitlements 3 Exhibit 6 — Regional Trail Connections 6 Exhibit 7 — Ownership and Transfer of Development Rights 15 LIST OF TABLES Table Name Page Number General Plan Statistical Area Land Use Designation 4 Land Use Summary 6 Overall Parking Table 11 318685v2 3/8/12 i 1.o 15 c \\ 'Llano? I op Gil: osc o 1 PROJECT LOCATION The Back Bay Landing project is proposed for an approximately 6.974 acre (303,786 sq ft) site adjacent to Upper Newport Bay in the City of Newport Beach ("City"). Located in the Southern California region, Newport Beach is at the western edge of Orange County, adjacent to the Pacific Ocean. Newport Beach is a Charter City with approximately 85,286 residents, bordered by Costa Mesa to the northwest, Huntington Beach to the west, Irvine to the northeast, and unincorporated portions of Orange County to the southeast. The 6 974 acre project site is the crescent -shaped landside portion of Parcel 3 of Parcel Map 93-111 (shown on Exhibit 1); the entire Parcel 3 is 31.431 acres and encompasses both the landside project site (inclusive of LLA area), and fee -owned submerged lands (see Exhibit 2). These submerged lands, including the existing Bayside Marina, are not a part of the land use amendment applications. The majority of the 6.974 acre project site is located immediately north of Coast Highway between the Upper Newport Bay bridge and Bayside Drive, and Bayside Marina. Of the project area of 6.974 acres, 6.332 acres (275,820 sq ft) is located in General Plan Statistical Area K-1 and comprises the project area for which the subject land use amendments are being sought by the applicant. The balance of the 6.974 acre project site, 0.642 acres (27,966 sq ft), is located within Statistical Area G-1 under and immediately south of the East Coast Highway bridge. This 0.642 acre contiguous parcel is not part of the requested land use amendments, but will be developed as an integral part of the Back Bay Landing project, consistent with the current general plan and coastal land use designations. This 0.642 acre area is also included in the Back Bay Landing Planned Community Development Plan (PCDP) zoning document, even though no land use change is proposed for this portion of the project site. 2. EXISTING SITE CHARACTERISTICS Existing site information is summarized below: Address/Applicant: 300 E Coast Highway, Newport Beach, CA 92660 Bayside Village Marina, LLC 317810V2 3/8/12 1 Assessor's Parcel No. (APN): 440-132-60 ( Parcel 3 of Parcel Map 93--111) 440-132-61 ( Parcel 2 of Parcel Map 93-111) Acreage (Landside Area Only): o Acreage Subject to Land Use Amendments (275,821 sq ft) (includes Lot Line Adjustment Area) o Acreage Under and South of Coast Highway Bridge not subject to Land Use Amendments (27,966 sq ft) o Overall Project PCDP Area (303,786 sq ft) 6.332 acres 0.642 acres 6.974 acres Acreage (Balance of Parcel 3): © Submerged Fee Owned Land and De Anza Bayside Peninsula (not a part of project) Acreage (Entire Parcel 3) Physical Characteristics of site (see also Exhibit 3) mom GB 24.457 acres 31.431 acres The 31.431 acre Parcel 3 consists of four (4) distinct acreage components with the physical characteristics as described: (1) Primary Mixed Use Project Area A slightly sloping area bounded by the Bayside Village Mobile Home Park to the northeast, Bayside Drive, East Coast Highway and the Upper Newport Bay. A small portion of the adjoining Parcel 2 is the subject of a lot line adjustment (LLA) application which will facilitate the expansion of the ingress and egress to and from the project site. See Section 4, Project Description for more detail. 317810V2 3/8/12 Existing uses on the site include outside storage space for RV's and small boats on trailers; Bayside Marina parking and restrooms; kayak and stand- up paddle board (SUP) rentals and launch area; parking and access to Pearson's Port, a floating fish market in the County tidelands/Upper Newport Bay Channel; marine service equipment storage under the Coast Highway Bridge; and Bayside Village Mobilehome Park guest parking in the LLA area. Adjoining the southwest portion of the site, is the 45 year old Orange County Sanitation District ("OCSD") pump station. Subject to further approval by OCSD, the facility would be refaced and/or screened to 2 improve the aesthetics of the facility, but is not part of the project and will remain accessible to OCSD for regular operations and maintenance. Existing views into the site, primarily from Coast Highway, are of the RV and trailered boat storage and the OCSD pump station. Limited views of Newport Harbor and Upper Newport Bay and the bluffs northwest of the project can also be seen, as shown on Exhibits 4A and 4B. (2) Private Marina and Beach: A narrow strip of private walkway and beach area located between the Bayside Village Mobile Home Park to the south and Bayside Marina to the north which provides lessee access to private boat slips and docks. This area is adjacent to the northern boundary of the existing Bayside Village Mobile Home Park. Both the Bay Front Walk/Private Beach (2) and the Storage Garages/Marina Parking (3) are included within the project site area for purposes of calculating development Floor Area Ratios. Although part of the land use amendment applications, the walkway and beach areas will remain as open space. (3) Storage Garages and Marina Parking: A narrow strip of land located within Parcel 3 along the eastern boundary of Bayside Village Mobile Home Park. This area is currently improved with 45 commercial storage units and parking spaces, available to marina and mobilehome park tenants and off -site users. (4) Submerged FeenOwned Lands: The balance of Parcel 3 is waterside area. This fee -owned submerged land is bordered by the earthen, rip rock De Anza Bayside Marsh Peninsula. Originally constructed as fill to provide a protected harbor and overflow parking for the Bayside Marina, this submerged land or "spit" area will remain unchanged and are not a part of the proposed project. 3. EXISTING LAND USE © General Plan Coastal LUP o Zoning Statistical Area Recreational and Marine Comm'I CM.05 and CM.03 CM-B (north of PCH) and CM-S (south of PCH) PC-9 K-1 (north of Coast Highway; G-1 (south of Coast Highway) Note: The Back Bay Landing project site, has two (2) separate General Plan and Coastal (LUP) land use designations north and south of Coast Highway (from centerline under Bridge) which are set forth in the statistical table below. Existing (and proposed) land use and zoning designations are also identified on Exhibit 5. 317810V2 3/8/12 3 General Plan Statistical Area/Land Use Designation Statistical the General Area Plan of Parcel 3 Subarea Existing Land Use General Designation Plan Existing Intensity/ Designation North (K-11 North of Highway East of Centerline Coast 0 e North centerline Existing commercial to Parcel of walkway, East 5.132 2 1.2 storage Coast AC AC beach (52,272 (2.23,549 area Highway and adjacent sq from sq ft) ft) Recreation Commercial and Marine CM CM-B 0.5 (CLUP) (GP) Subtotal 6.332 AC (275,821 sq ft) * South G-1 South of Highway East of Coast Centerline o South centerline of East (see Coast subtotal) Highway from Residential Commercial and Marine CM CM -A 0.3 (CLUP) (GP) Subtotal 0.642 AC (27,966 sq ft) TOTAL 6.974 AC (303,786 sq ft) * will amendment Includes be amended a 0.304 designation AC to reflect (13,241 the sq requested ft) lot line mixed adjustment use waterfront from parcel general 2, the plan land and use designation coastal land use of which plan 4. PROJECT DESCRIPTION The project land use amendments are proposed to provide the legislative framework for a future integrated, mixed use waterfront project implementing the current CM designations on the site, while allowing for limited residential uses. Development of visitor -serving retail and recreational marine commercial facilities, a new enclosed dry stack storage facility, as well as a limited amount of attached residential uses (maximum of 49 residential units) integrated in either two levels of residential over ground floor commercial uses, wrapped around a 3- level semi -subterranean parking structure, or in a three level flat configuration adjacent to the northwest bayfront would occur in a single phase, during an estimated 18-month construction period. These attached multi -family residential units would be designed and constructed as stacked flats with a limitation on free-standing residential units (further described in the Planned Community Development Plan). In addition, surface parking spaces would be provided 317810V2 3/8/12 4 within the main project area as well as within the commercial storage garages area to the east. The land use amendments requested will, subject to parking and other site constraints, allow for a range of 30-35,000 square feet of full -service dry stack boat storage w►th enclosed bays (up to a maximum of approximately 135 to 140 boat spaces); and approx►mately 50-65,000 square feet of retail/restaurant/marine boat sales, rental and service repair; and a maximum of 49 residential units (maximum of 80,000 square feet). Total proposed square footage will remain under the City Charter Section 423 thresholds for additional residential units, trips and square footage. Up to 4,000 sq. ft. of storage area (resident and boater lockers) and marina restrooms with laundry facilities would be sited on the eastern project boundary. Additionally, a gated entry with new parking spaces will provide parking spaces for existing marina tenants and mobile home resident guests. The project will comply with CLUP Policy 2.1.4-2 and allocate a minimum of 50 percent of the permitted square footage of this mixed use waterfront project to non-residential uses. Following EIR certification and concurrent approval of the subject land use amendments and related applications and based on market analysis, permitting of specific project design and site improvements will be sought by the applicant. Floor Area Ratio (FAR) Summary The proposed Back Bay Landing project will have a floor area ratio (FAR) below the existing allowable General Plan FAR when added to the maximum square feet allowed under the City of Newport Beach Charter Section 423. No change in the CM 0.3 General Plan designation is requested for the south of Coast Highway parcel. The portion of land located north of the Pacific Coast Highway centerline is currently designated as CM 0.5, and is proposed to change from the CM 0.5 land use designation to MU-W2* which will be consistent with other City and Coastal Commission approved MU-W maximum FARs. 317810V2 3/8/12 5 Table 2: Land Use Summary Land Use Designation Land Area Allowed Building Existing SF Recreation & Marine Commercial CM 0.3 0.642 AC 8,390 SF (NO CHANGE FROM CM 0.3) Allowed Uses: Boat service and marine -related office CHANGE CM 0.5 to MU-W2 6.332 AC 137,910 SF*** FROM: Mixed Use Waterfront Allowed Uses: Retail, retail display, enclosed dry (Limited to the Primary Mixed stack boat storage, marine -related office, Use Project Area. See residential restrooms , restaurant, storage, marine lockers and Exhibit 3) TOTAL 6.974 AC 186,299 SF Proposed modification to the General Plan designation to allow for limited ground floor residential. See limitations in the PCDP. Pursuant to the Newport Beach Coastal Land Use Plan Policy 2.1.4-2, a Minimum of 50 percent of the total project square footage will be allocated to non-residential. Future project square footage under the proposed MU-W2 designation will he based on the current General Plan designations (CM 0.3 and CM 0.5) and the maximum additional square footage allowed under City of Newport Beach Charter Section 423 thresholds irrespective of permitted FAR. Back Bay Landing will be linked to the existing City and County trail systems and the Newport Dunes recreation area by means of new public bayfront access as part of future project implementation. Currently, no public access trails or accommodations exist on project site. This new access commences on the south side of the Coast Highway Bridge and continues along the project bayfront promenade connecting to pedestrian and bicycle trails accessed off of Bayside Drive Bayfront access (described below and in Exhibit 6) will be located and designed consistent with CLUP policies 3.1.1-1 and the Coastal Act, with appropriate routing to protect the privacy of existing residents in Bayside Village, consistent with Public Resources Code section 30214 (Coastal Act). Project Characteristics As stated above, the Back Bay Landing land use amendments are proposed to provide a legislative framework for a future, integrated mixed use waterfront project that will be designed and constructed to evoke the experience of a 317810V2 3/8/12 6 seaside village, while maintaining compatibility with the architecture and community character of Corona del Mar, and waterfront portions of Newport's Mariner's Mile, Lido Village, and Newport Peninsula. The Back Bay Landing Planned Community Development Plan (PCDP) will incorporate several key elements that will govern future development of the project site in accordance with the PCDP allowed uses, development standards and design guidelines: The village orientation of the project at Bayside Drive and Coast Highway is designed not only to attract visitors to the new waterfront, mixed use commercial village, but to encourage public access to and along the bayfront, between Balboa Marina to the south and Newport Dunes and the regional trail system to the east (see Exhibit 6). Special features of this bayfront promenade pubic access, including plazas, vista points (see lighthouse description below) and connections with City/County trails and Newport Dunes will be detailed in the PC Development Plan. Back Bay Landing restaurants, coastal visitor -serving commercial, retail and plaza areas will be accessible to the community by public and private vehicular transportation, pedestrian and bike paths, and public dock space. A scenic view corridor at the project entry would allow views from Coast Highway to the Upper Newport Back Bay, and outdoor dining and plaza areas will be designed to be open to and interface with the street. The project will also be designed to provide for several significant, publicly accessible bayfront view corridors and plazas adjacent to the Back Bay, existing marina, and bayfront promenade. o Rental of kayaks, stand up paddleboards (SUPs) and electric vessels will be provided onsite; a public launching area for kayak and SUP is proposed. o Seawall and Promenade. A new bayfront seawall will be created through dredging, construction of new bulkhead and sheetpile wall that will be approximately 4.35 feet above the mean high water line with backfill as necessary under future engineering requirements (details to be determined during project permitting). The minimum 10' public promenade will be designed along the length of the bulkhead within the 10-15' setback from adjacent buildings. o Back Bay Landing (also "Landing") will provide several opportunities for water oriented dining with outdoor seating and public access to the waterfront and bayfront boardwalk. The project PCDP will provide for a vehicular "round- about" drop-off area (`Lighthouse Plaza"), directional entry to public and 317810V2 3/8/12 7 private surface and multi -level garage parking, boat storage, bathrooms and marine -oriented retail, enhancing the visitor -serving nature of the project. o An iconic, publicly accessible lighthouse and Lighthouse Plaza located in a park -like "round -about" will visually connect the east and west end of the Landing as the center point of the project, and will point the way to the western entrance to the existing Bayside Marina. The PCDP includes provision for public access and elevated public coastal view opportunities of Newport Harbor and Upper Newport Bay from the top of the proposed lighthouse. New public restrooms and marina boat -slip tenant lockers are proposed adjacent to the bayfront and the Bayside Village Marina. o As described in the PCDP, the parking structure will be designed to allow access from the entry grade to multiple levels, providing another opportunity for elevated viewing of the bay and surrounding coastal vistas from upper levels of each structure. Parking levels and spaces will be designated for the existing marina, dry boat storage tenants, and visitor serving retail uses, as well as additional Bayside Village Mobilehome Park guest parking. A separate and secured, partially subterranean parking level would be designated for residential units proposed above the commercial/retail uses and on the bayfront at the west end of the site. o The enclosed dry stack boat storage would store approximately 135-140 boats of mixed sizes utilizing an innovative storage racking system that would allow maximum flexibility for vessel heights and lengths. The PCDP will allow for up to three separate buildings with three different roof heights to protect and enhance view corridors to the bay and mountain vistas beyond. An alternative small water inlet with an innovative retractable pedestrian bridge may be proposed to facilitate the storage and launching of boats. The dry stack facilities will be a potential venue for special community and regional events. o The proposed land use amendments and PC Development Plan would allow a maximum of forty-nine (49) attached residential units intermixed above and within the visitor serving retail or dryboat storage area . Residential units would be designed on both second levels above commercial space and in a 3-tier stacked flat configuration with a limitation on free-standing residential units, as set forth in the PC Development Plan. o A decorative 8 ft. high masonry wall and landscaping will separate the project from the existing Bayside Village Mobilehome Park. Secured access gates 317810V2 8 3/8/12 will allow the mobile home residents direct access to the project. Additional fire lane gating will provide emergency access to both the project area and existing mobile home community. o Replacement of the existing 50-year old commercial storage garages (4,500+ sq. ft. of buildings) at the eastern side of Parcel 3 is proposed, with new enclosed storage facilities guest bathrooms, laundry facilities and additional guest parking for the marina and mobilehome lessees. Decorative 8 ft. property walls and landscaping will be provided as described in the PCDP. o The Back Bay Landing project is proposed to be registered with the US Green Building Council (USGBC) and designed as a sustainable project as described in the PCDP.: Traffic and Circulation Primary vehicular and pedestrian access to the site will be from North Bayside Drive approximately 200 feet from East Coast Highway. This location would service both inbound and outbound movements, and would represent a northerly shift (by approximately 40 feet from the existing entry) and improvement of the existing driveway connection servicing the site. In making this enhancement, the west curb of Bayside Drive along the project frontage would also be set back and improved. That improvement would add a southbound right turn lane on Bayside Drive at the Coast Highway traffic signal, and further provide a formalized northbound left turn lane on Bayside Drive at the project entry. In addition to the site access configuration described above, a potential project alternative would add a dedicated westbound right turn lane along a portion of the project's East Coast Highway frontage for a direct access to the multi -level parking structure. This "drop lane" connection could be located approximately 450 feet west of the Bayside Drive intersection with Coast Highway, and would allow for inbound right turn movements only as has been successfully implemented at Corona del Mar Plaza at Jamboree and MacArthur. Traffic using this connection could also have access to "covered" parking within the garage This Coast Highway "drop lane" will be evaluated in the Back Bay Landing environmental document. Public Transit Orange County Transportation Authority (OCTA) is the primary transit service for City of Newport Beach. Currently, OCTA is providing bus service along Pacific Coast Highway and services the subject property on the northbound side of Coast Highway near the intersection of Bayside Drive, adjoining the southwestern side of the property boundary. 317810V2 3/8/12 9 The Shared Parking methodology is utilized in most jurisdictions, including the City, to estimate the future parking needs of the project. City Zoning Code section 20.40.110 B.2 "Adjustments to Off -Street Parking Requirements" authorizes utilization of this methodology through preparation of a Parking Management Plan and subject to the issuance of a CUP. Beyond simply calculating and summarizing the City Code requirement for individual land use types of the project components, specific time -of -day operational demands within the mixed use project are identified. The objective of a shared parking model is to estimate the peak parking requirements for the various project based upon their combined parking demand patterns. The Shared Parking model (see Table 3) directly applies the City Code parking ratios for retail and marine sales, retail -supporting food service (i.e., take --out service --limited), restaurants, general office, storage area/lockers (i.e., warehousing and storage —limited), dry stack boat storage, and multiunit residential categories. Based on prior traffic engineer empirical studies of parking at other marinas, the Cal Boating ratio of 0.60 spaces per wetslip has been found to be a solid marina demand factor, and is therefore used in the model. Shared Parking summaries for weekday and weekend conditions include the total size of each land use category, the City Code ratios (or empirical ratios) applied to each column, hourly parking profiles per ULI, and the resultant hourly parking demand. The model's application establishes the practical "design level" parking needs for a specific full tenancy program for the project The Back Bay Landing PCDP sets forth actual parking supply standards, consistent with ratios set forth in Table 3 and the Back Bay Landing Parking Management Plan. Parking will be provided for all future project land uses in accordance with the PC Development Plan. 317810V2 3/8/12 10 317810V2 3/8/12 PARKING ILLUSTRATION Stand-alone Parking Requirements • Retail and Marine Sales • Retail -Supporting Food Service • Restaurants • General Office • Storage (resident/boater lockers) • Marina Wetslips • Drystack Boat Storage • Attached Residential Units • Relocated Guest Spaces (from Mobile Homes) 4 spaces per 1,000 SF 4 spaces per 1,000 SF 1 space per 30 SF of Net Public Area 4 spaces per 1,000 Sr 0.5 spaces per 1,000 SE 0.6 spaces per slip 0.33 spaces per slip 2 spaces per unit, plus 0.5 resident guest spaces per unit 18 spaces Shared Parking Model (per ULI methodology, described in text) Project to provide parking for the following land use scenarios: Minimum Demand Maximum Demand (Scenario A) Maximum Demand (Scenario l3) 50,000 SF of retail, restaurants, office (Up to 75% retail, 15% restaurants, and 10% office) Storage (lockers), marina uses, drystack boat storage, and residential, as proposed 60,000 SF of retail, restaurants, office (Up to 75% retail, 15% restaurants, and 10% office) Storage (lockers), marina uses, drystack boat storage, and residential, as proposed 65,000 SF of retail, restaurants, office (Up to 70% retail, 10% restaurants, and 20% office) Storage (lockers), marina uses, drystack boat storage, and residential, as proposed 11 Landscaping and Signage Program Landscaping. Landscaping and signage will be implemented in accordance with the Back Bay Landing PC Development Plan. Landscaping shall be provided in all areas not devoted to structures, parking and driveways. Landscaping shall consist of a combination of trees, shrubs, ground cover and hardscape improvements, utilizing drought tolerant practices where feasible. New landscaping with decorative walls and gates will separate the mixed use project from the Bayside Village Mobilehome Park. Signage. The term "Monument Sign" means any sign that is supported by its own structure and is not part of or attached to any building and which is intended to depict project entry or project arrival. Monument Signs, identifying the Back Bay Landing, will be permitted at the primary entrance off North Bayside Drive and the Alternative entrance off Pacific Coast Highway. The location of all signage will be consistent with the PCDP and shall be approved by the City Traffic Engineer in accordance with the PCDP, to ensure adequate sight distance. Modification of Sanitation District Building The Orange County Sanitation District ("OCSD" or "District") provides sanitation services for the City of Newport Beach with several city wide main sewer trunk lines and booster pump facilities. One such facility is located adjacent to East Coast Highway and a portion of Parcel 3 at the property's southwestern boundary. The small single story building houses booster pumps, aerators, and chemical odorizing tanks, and has service access off Pacific Coast Highway. Based on discussions with Sanitation District staff, significant and prohibitive costs would be incurred to remove and relocate the existing booster pump station. However, the District staff have indicated that OCSD has been receptive to allowing District pump stations to be refaced and updated, consistent with adjoining development projects, provided access and servicing requirements are met and project sponsors bear the cost of incorporating the facility into the project. As part of future project implementation, the existing building exterior will undergo aesthetic improvements (refacing and reroofing) to reflect the architectural design standards contained in the PCDP. Site -specific analyses (wind patterns, noise assessments etc.) and special design features will be incorporated into the proposed buildings surrounding the pump station to offset potential noise and odor control issues associated with the existing operations of the facility. 317810V2 3/8/12 12 LAND USES TO 3E REMOVED/REPLACED Removal and replacement of existing land uses are proposed as follows: Parcel 3 (New Project Area) 0 The narrow strip of land (see Exhibit 2) at the eastern property line abutting the Newport Dunes Property includes forty-five 45 older (fifty- years) attached wood framed garages that are to be removed and replaced with 41 standard sized parking spaces with enhanced gate entry for east end marine tenants and guest parking for the existing east end mobile home residents located within the adjoining Parcel 2. On the primary land -side parcel adjoining Pacific Coast Highway to the northwest, parking for the existing marina, marina guest bathrooms, and RV and small trailered boat storage will be removed and the site developed with a mixed use waterfront -oriented project that will include a raised seawall bulkhead and public boardwalk promenade, enclosed dry stack boat storage with launching facilities, recreational commercial (kayak and SUP rentals) visitor serving retail commercial uses that include restaurants and retail shopping, 49 attached residential units and surface and garage parking for the marina tenants, mixed use development, and coastal access/visitors. Parcel 2 (Existing Bayside Village Mobilehome Park) 0 0 317810V2 3/8/12 Two small triangular parcels totaling 0.304 ac (13,241 sq ft) abut the western boundary of Parcel 3. This area is the primary entry to the marina; it is currently occupied by 31 mobile home guest parking spaces and two trash bins and will be subject to a Lot Line Adjustment ("LLA') that will enlarge Parcel 3 by 0.304 acres and provide new and improved access to the proposed mixed use development. This LLA is being processed concurrently with the land use amendment applications and will also provide an improved new gated access for the existing marina tenants. Thirteen (13) replacement mobile home guest parking spaces and two trash bins will be provided within the western portion of Parcel 2 and eighteen (13) will be located in the mixed use project parking garage of Parcel 3. There will be no net loss of guest parking to the mobile home community. Three forty -year old mobile homes in Parcel 2 owned by the applicant, located on the northwestern boundary adjoining Parcel 3 will be removed to allow for an expanded project entry to the proposed mixed use development. This area will also be reconfigured to provide new landscaping with walls and gates between the mixed use project and mobile homes. Internal west end mobile home vehicular circulation will be reconfigured. 13 0 This LLA requires the current General Plan land use designation (RM) and Coastal Land Use Plan designation (RM-C) to be amended consistent with the Mixed Use -Waterfront designation requested on the balance of the project site. No land uses are proposed for the adjusted area other than entry road, public restrooms and storage lockers. The LLA is designed to achieve improved ingress and egress to the mixed use project and facilitate parking. 6. DISCRETIONARY APPROVALS The applicant is seeking the following discretionary, legislative approvals for the Back Bay Landing project at this time: ® California Environmental Quality Act clearance. o General Plan Amendment. Change from CM 0.5 MU-W2.* o Coastal Land Use Plan Amendment. ® PC-9 Amendment (Zone Change)/Planned Community Development Plan Approval. Transfer of Development Rights. o Lot Line Adjustment. © Affordable Housing Implementation Plan (AHIP) o Development Agreement. California Environmental Quality Act Clearance Even though the project applicant is seeking only the legislative approvals at this time, it is expected that the Back Bay Landing Environmental Impact Report will analyze the future buildout of the project in accordance with the legislative approvals. Therefore, the EIR may address the impacts of the project based on future approvals (not sought at this time), such as issuance of a Site Plan Development Review, Coastal Development Permit, Tentative Tract Maps, Coastal Residential Development Permit, and Harbor Permit, as well as other water quality and storm water runoff system clearances/permits. No other agencies are expected to use the EIR in their decision making and no other approvals are being sought for the project implementation at this time. 317810V2 3/8/12 14 General Plan Amendments; Coastal Land Use Amendment/PC-9 Amendment The Back Bay Landing project will necessitate a change from the General Plan and Coastal Land Use Plan CM=Recreational and Marine Commercial designations to a Mixed Use Water Related-MU-W2 designation, with a corresponding Planned Community Development Plan and text that is consistent with such general plan designation (see Exhibit 5). The City's 2006 General Plan Update states: The MU-W designation is intended to provide for commercial development on or near the bay in a manner that will encourage the continuation of coastal -dependent and coastal related uses in accordance with the Recreational and Marine Commercial (CM) designation as well as allow for the integrated development of residential. The proposed legislative approvals will implement this policy of encouraging expansion of coastal dependent and coastal -related uses while allowing for integrated residential, and limited freestanding residential through a new General Plan designation of MU-W2* with limited freestanding residential as described in greater detail in the PCDP, in the context of a mixed use bayfront village Transfer of Development Rights A transfer of development rights from the unused General Plan residential density on Parcel 1 and 2 (donor site) to the Parcel 3 project (receiver site) is being requested as part of the land use amendment applications, consistent with General Plan Land Use policy LU 4.3, and pursuant to City Zoning Code Chapter 20.46. (See Exhibit 7). Lot Line Adjustment LLA This LLA requires the current General Plan land use designation (RM) and Coastal Land Use Plan designation (RMTC) to be amended consistent with the Mixed Use -Waterfront designation requested on the balance of the project site. No land uses are proposed for the adjusted area other than entry road, public restrooms and storage lockers. The LLA is designed to achieve improved ingress and egress to the mixed use project and facilitate parking for Bayside Village Mobilehome Park guests. 317810V2 3/8/12 15 /1HIP The project applicant will submit an "optional" AHIP showing 3 alternatives for compliance with the City's Inclusionary Requirements: 1) designation of seven (7) low/very low income restricted mobile home units within Parcel 1 or 2 (City -preferred option); 2) payment of the City's inclusionary in -lieu fee. or 3) providing all 49 residential units as rentals for a minimum of five (5) years, pursuant to NBMC section 19.54.030. Development Agreement Although not required for projects proposing less than 50 residential units, the applicant prefers to preserve the option of process►ng a development agreement applicat►on in order to potentially vest the land amendments that a►e the subject of the pending applications. 7 PROJECT OBJECTIVES The Back Bay Landing project will ass►st the City in fulfilling a number of General Plan goals and policies. The project will 317810V2 3/8/12 Provide a high quality mixed use, marine -oriented, visitor serving commercial/multi-family housing project. Assist the City in addressing General Plan Housing Element Goal H3 of providing housing opportunities for as many renter — and owner -occupied households as possible in response to demand for housing in the City while implementing Housing Program 3.2.1 which states: When requested by property owners, the City shall approve rezoning of developed or vacant property from nonresidential to residential uses when appropriate. Implement the C►ty Housing Element policy requiring the City to "approve, wherever feasible, appropriate, mixed use residential and commercial developments that improve the balance between housing and jobs." (Newport Beach General Plan Housing Element Policy H2.3) by adding residential, multi -family units to an underutilized recreational and commercial site. Implement the MU -W/MU-W2 (Mixed Use Water Related) General Plan/Coastal Land Use Plan category on an underutilized bayfront location in a manner that w►ll encourage the cont►nuation of coastal -dependent and coastal -related uses, recreational marine and visitor -serving commercial with both horizontal and vertically integrated residential and commercial uses, adjacent to Coast Highway, and on or near the bay. 16 0-0 CEI FIN 317810V2 3/8/12 Assist the City in implementing the CLUP objective by maintaining and expanding core coastal dependent and coastal -related land uses while recognizing that CM Uses are encouraged in Mixed Use land use categories on or near the bay. Natural Resources Element Goal (NR) 6 which requires the City to reduce mobile source emissions, furthers policy NR 6.2 (Mixed Use Development) since the project is a mixed use development consisting of commercial and residential uses, and will increase the opportunity for residents to live in proximity to jobs, services, and entertainment. Protect and enhance significant visual resources from public vantage points to the bay, and the cliffs of upper Newport Beach beyond, such as Coast Highway/Newport Bay Bridge through view corridors designed into the project. Contribute significantly to meeting the City General Plan's Recreation Element Goal CR 9.0 of provision of public coastal access, by providing new bayfront access along the Back Bay Landing project boundary with a minimum 10' wide improved walkway. New, public bayfront access will Zink the public docks and marina property to the south of the Coast Highway Bridge along the bayfront, to the existing Newport Dunes pedestrian/bicycle trail off of Bayside Drive, and ultimately to the Newport Dunes recreational areas. Enhance and expand dryboat storage facilities per the Harbor and Bay Element (HB) Goal HB 5.1, and consistent with Public Resources Code section 30224. Further HB 6.1 "Provision of Public Coastal Access" by providing new bayfront to Bayside Drive public coastal access per the Planning Commission Development Public Access Plan, all in a manner and location consistent with Public Resources Code section 30214. Implement Coastal Land Use Plan Policy 3.1.1-1 by expanding bayfront access to and along the bay where it does not exist at the present time, in a manner that protects ESHA and does not adversely impact existing private residences adjacent to the site. 17 317810V2 3/8/12 p p -, 111 di 11 < c o c k Hay I/landing hdi Hhilts I. 18 ie Source: Mapquest ,L. of • NeWport r,.Beach ��1t. ems;. 11_ BACK BAY LANDING et L MIXED USE PROJECT AREA cific Coast HwY 'Otte Newport Bay • Pa I ?ny- 4,R,e farsor Island Balboa Mar es 1145 • U F�. Upper Newport Bay BalL;�d nd Balboa Islam E Fl�il73 BI�.J • LOCATION MAP rim N.T.S. 3-2-2012 EXHIBIT 1 LOCATION MAP Back Bay Landing is located immediately north east of Pacific Coast Highway in Newport Beach, California. The site is bounded by Coast Highway and Newport Harbor on the south and west, Bayside Drive to the south, the Newport Back Bay channel to the west and Bayside Village Mobile Home Park to the southeast Legend Project Area (Parcel 3) Back Bay Landing Mix Use Project Area PC-9 Boundary BACK BAY LANDING NEWPORT BEACH, CALIFORNIA Pearson's Port Fish Market Upper Newport Back Bay Parking & Marine Equipment Storage _ Under PCH Bridge Source: Google Earth Existing Marina Overflow Gravel Parking Lot Storage Garages & Marina/ Bayside Village Guest Parking i Submerged Fee Owned Lands Bayside Village Mobile Home Park BACK BAY MIXE USE' PR o dEGT AREA EXISTING CONDITION, PROJECT BOUNDARY & LOT LINE ADJUSTMENT N.T.S. 3-2-2012 EXHIBIT 2 EXISTING CONDITION, PROJECT BOUNDARY & LOT LINE ADJUSTMENT The Back Bay Landing project is proposed on the land side portion of Parcel 3, which is bounded by East Pacific Coast Highway to the west and Bayside Drive to the southeast, Bay - side Village Mobile Home Park to the northeast and the main channel way of the Upper Newport Bay to the northwest. It also includes vacant land under the Pacific Coast Highway bridge and continues in a southwesterly direction along the edge of Newport Harbor. Existing uses on site include storage space for RV's and small boats on trailers, as well as parking and restrooms for the Bayside Marina. The property also includes Pearson's Port Fish Market, Kayak and SUP rentals & launch area, and a narrow strip of land east of Bayside Village Mobile Home Park and abutting the western edge of Newport Dunes, currently used for 45 public storage units and marina/ Bayside Village guest parking spaces. Two areas near the primary entry to the marina will be subject to a Lot Line Adjustment enlarg- ing the project area by 13,241 sq ft and provid- ing new and improved access to the proposed mixed use project. This Lot Line Adjustment will also provide an enhanced bay front boardwalk and a new entry to the marina. Legend Lot Line Adjustment Area Back Bay Landing Mixed Use Project Area Project Area (Parcel 3) Parcel 1 & 2 Boundary Line •••••••• PC-9 Boundary BACK BAY LANDING NEWPORT BEACH, CALIFORNIA