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HomeMy WebLinkAbout20151217_PC_Staff Report CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT December 17, 2015 Meeting Agenda Item 3 SUBJECT: Balboa Marina West Landside (PA2015-113) 201 East Coast Highway ƒ Negative Declaration No. ND2013-002 ƒ Minor Site Development Review No. SD2015-003 ƒ Conditional Use Permit No. UP2015-030 APPLICANT/ PROPERTY OWNER: Irvine Company PLANNER:Patrick Alford, Planning Manager (949) 644-3235, palford@newportbeachca.gov PROJECT SUMMARY A minor site development review for a new 14,252-square-foot restaurant building with outdoor dining and a new 664-square-foot marina restroom building. And a conditional use permit for a restaurant (food service, late hours) with full alcoholic beverage service, and live entertainment, and a reduction in required off-street parking. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt the attached resolution approving Minor Site Development Review No. SD2015-003 and Conditional Use Permit No. UP2015-030 (Attachment No. PC 1). 1 IN T E N T I O N A L L Y B L A N K P A G E 2 Balboa Marina West Landside December 17, 2015 Page 2 VICINITY MAP GENERAL PLAN ZONING LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE Recreational and Marine Commercial (CM) Commercial Recreational and Marine (CM) Marina, yacht brokerage, parking NORTH Recreational and Marine Commercial (CM) Planned Community RV/boat storage, floating fish market, pump station, parking SOUTH Single-Unit Residential Detached (RS-D) Single-Unit Residential (R-1) Single-unit residences with private docks EAST Recreational and Marine Commercial (CM) Commercial Recreational and Marine (CM) Restaurants and offices WEST Multiple-Unit Residential (RM) and Mixed-Use Water Related (MU-W2) Multi-Unit Residential (RM) and Mixed-Use Water Related (MU-W2) Apartments, office, marina 3 Balboa Marina West Landside December 17, 2015 Page 3 INTRODUCTION Project Setting The project site is located south of East Coast Highway between the Coast Highway Bridge and Bayside Drive. The project site comprises approximately 3.5 acres. It is currently developed with a 1,200-square-foot building, which houses a yacht brokerage business and marina restrooms, 313-space surface parking (serving the marina and the adjacent SOL Cocina restaurant) and landscaping. Primary vehicular access is via East Coast Highway and secondary access is provided via Bayside Drive. The project site includes, though not part of this application, Balboa Marina. Balboa Marina is a private dock area with 107 boat slips, including four (4) public transient boat slips. In January 2015, the Harbor Resources Division issued an approval in concept for the expansion of Balboa Marina. The expansion involves the construction of a new public dock that would include a gangway and twelve (12) public boat slips including eight (8) new slips and four (4) slips to be relocated from the existing private marina. Twenty-four (24) new private boat slips and a new gangway are proposed in the private marina. A coastal development permit for the marina expansion is pending California Coastal Commission review. The project site is bounded on the north by East Coast Highway and commercial development comprised of outside Recreational Vehicle (RV) and boat storage, a floating fish market, pump station, and parking; on the south by water surface and the Linda Isle residential community and private residential docks; on the east by commercial development comprised of restaurants, office buildings, a gas station, and associated parking lots; and on the west by the channel of Lower Newport Bay. Project Description The project would involve the demolition of the existing surface parking lot and the 1,200-square-foot yacht brokerage/restroom building located at 201 East Coast Highway. The site would be redeveloped with a 14,252-square-foot restaurant building and a 664-square-foot marina restroom building (see Attachment No. PC 2). The surface parking lot would provide approximately 250 spaces. The restaurant building would consist of a single story, with a maximum height of twenty (20) feet. The restaurant building would have 9,030 square feet of net public area (377 seats) and a 1,255-square-foot outdoor deck dining area (40 seats). The architectural design can best be described as contemporary, with a sliding glass wall system, clerestory glazing, metal roof with skylights, and decorative steel accents. The restaurant operation would include late hours (9:00 a.m. to 2:00 a.m. daily), full alcoholic beverage service, and live entertainment. It is anticipated that the restaurant would provide lunch and dinner service, with the potential for brunch service on 4 Balboa Marina West Landside December 17, 2015 Page 4 weekends. The outdoor deck hours would be 9:00 a.m. to 12:00 a.m., daily. Live entertainment would be in the form of a disc jockey (DJ) or other form of live entertainment, such as musicians and other forms of amplification sound. The technical noise study prepared by the applicant assumes that live entertainment would consist of a piano, or one or more musicians playing amplified guitars with accompanying vocals. All amplified sound would terminate at 1:00 a.m. Dancing was proposed as part of the original application. The applicant has since withdrawn this request. The proposed restroom building would replace the marina restrooms in the existing yacht brokerage building. The restrooms would be private, for use by Balboa Marina slip lessees, and maintained by the Irvine Company. Magnetic key cards would be issued to marina lessees for access. Background On October 2, 2014, the Planning Commission held a public hearing on Mitigated Negative Declaration ND2013-002 (SCH No. 2014081044) for the Balboa Marina West project. Balboa Marina West consisted of: 1) a waterside component consisting of a public dock and marina expansion, and 2) a landside component including a conceptual plan for a 19,400-square-foot marine commercial building to house a yacht brokerage office, public restrooms, and a restaurant. After consideration of the mitigated negative declaration, public comments, and responses to comments, the Commission approved the ND2013-002 (see Attachment No. PC 3). On October 16, 2014, the Linda Isle Homeowners Association appealed the Commission’s approval of a ND2013-002. On November 25, 2014, the City Council upheld and affirmed the Commission’s approval of ND2013-002. DISCUSSION Analysis This analysis will be presented in three parts. The first part addresses the consistency with applicable General Plan and Coastal Land Use Plan (CLUP) policies, including land use, development design, coastal hazards, transportation and parking, and public access. The second part addresses the design and operational characteristics, focusing on land use compatibility and parking. The third part addresses the findings and considerations required to approve the proposed project. 5 Balboa Marina West Landside December 17, 2015 Page 5 PART 1: GENERAL PLAN AND CLUP CONSISTENCY Land Use The General Plan Land Use Element and CLUP land use category for the project site is Recreation and Marine Commercial (CM). The CM category 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, maintain the marine theme and character, encourage mutually supportive businesses, encourage visitor-serving and recreational uses, and encourage physical and visual access to the bay on waterfront commercial and industrial building sites on or near the bay. The CM land use category is implemented by the Commercial Recreation and Marine (CM) Zoning District. Food service, late hours uses (i.e., the restaurant) and marina support facilities (i.e., marina restrooms) are permitted in the CM Zoning District with the approval of use permits. The proposed project is consistent with CM land use category and zoning district. The proposed restaurant is a visitor-serving use. Also, the project would allow the continuation of existing coastal-dependent and coastal-related uses. Although not part of the proposed project, the Balboa Marina is a coastal-dependent use would continue and the project. The proposed project would also facilitate the expansion of the marina, including a new public dock. The marina restrooms and yacht brokerage are coastal- related uses. The existing restrooms would be replaced and the yacht brokerage would be relocated to a waterfront location in close proximity to the marina. The proposed project has been reviewed and determined to be consistent with applicable General Plan and CLUP land use policies. A consistency analysis with these policies is provided in Table 1 of Attachment No. PC 4. Development Design The proposed project is consistent with General Plan and CLUP policies relating to development design, which are intended to protect coastal resources and public access, and provide compatibility with adjacent land uses. The proposed project conforms to the height, setback, and floor area limits of the CM Zoning District. The proposed restaurant building provides a contemporary architectural design that is compatible with existing development and modulation of building masses, elevations, and rooflines to promote visual interest. Also, architectural treatments are carried over on the southern elevation facing Linda Isle; a three (3) foot-high landscaped area is provided between the parking lot and the southern waterfront to provide screening; the project will be conditioned to screen and direct lighting away from residential areas. A consistency analysis with these policies is provided in Table 2 of Attachment No. PC 4. 6 Balboa Marina West Landside December 17, 2015 Page 6 Coastal Hazards The project site is not located within a coastal hazard area. However, a coastal hazards analysis was prepared which assumes the economic life of the proposed development at eight-five (85) years and a maximum sea level rise at year 2100 (85 year economic life) of 5.5 feet. With the current maximum sea level of 7.0 feet mean lower low water (MLLW), the maximum sea level rise through the economic life of the project would be an elevation of approximately 12.5 feet MLLW (7.0 feet + 5.5 feet). The conclusion is that sea level rise presents no risk to the planned structures, with the sole exception of the marina restroom which could be subject to periodic flooding in approximately fifty to sixty (50-60) years. Construction materials that withstand water could be used for the marina restroom so that loss of that structure could be avoided or mitigated. A consistency analysis with these policies is provided in Table 3 of Attachment No. PC 4. Transportation and Parking General Plan and CLUP contain policies relating to transportation and design, which are intended to promote alternative transportation and off-street parking sufficient to serve the approved use and minimize impacts to coastal access. The proposed project is consistent with these polices by providing new vertical access to the planned public dock, a connection to planned coastal accessways in the adjacent Back Bay Landing project, and bicycle racks. The proposed project also provides standard parking configurations and employs the proposed valet parking management plan during projected parking shortfalls in evening hours (7:00 p.m. to 8:00 p.m.). However, the valet operation needs to be flexible and adjusted based on parking demand. A consistency analysis with these policies is provided in Table 4 of Attachment No. PC 4. Public Access The proposed project is consistent with CLUP public access policies. The proposed project with expand and enhance public access by facilitating the development of, and providing vertical access to, a new public dock and by providing a connection to planned accessways in the adjacent Back Bay Landing project. A consistency analysis with these policies is provided in Table 5 of Attachment No. PC 4. PART 2: PROJECT DESIGN AND OPERATIONAL CHARACTERISITCS Land Use Compatibility The proposed project would introduce a new commercial land use, a restaurant, into area that is located approximately 260 feet from the Linda Isle residential community. To minimize potential land use conflicts associated with the restaurant operation, the following is recommended: 7 Balboa Marina West Landside December 17, 2015 Page 7 x Outdoor Patio – The outdoor patio deck wraps around the west and south elevations of the restaurant. The dining area is limited to west side of the restaurant, as required per Condition of Approval No. 22. The south side, facing Linda Isle, is open and accessible in order to meet Building and Fire codes. Likewise, patrons strolling or congregating along the south side of the outdoor patio deck could expose nearby residents to single event noise disturbances. Therefore, per Condition of Approval No. 23, patrons shall be prohibited from this area. x Sliding Glass Walls – The proposed building plans show a “Sliding Glass Wall” system in the dining area on southwest corner of the restaurant. The acoustical study conducted for the project (Attachment No. PC 5) concludes that the City’s residential nighttime noise standard of 50 dBA at some residences on Linda Isle when recorded music occurs inside and the sliding glass walls on the west side of the building are open. The acoustical study recommends that the sliding glass walls be replaced with fixed windows or installed with a lock. The NBPD also recommends that windows and doors remain closed after 7:00 p.m. to minimize noise impacts. Therefore, staff recommends that the sliding glass walls be replaced with fixed windows. x Loading Area/Service Entrance – The restaurant loading area and service entrance are located on the south elevation, facing Linda Isle. The acoustical study recommends prohibiting deliveries, loading/unloading, trash removal and other back of house activities between 10:00 p.m. and 7:00 a.m. on weekdays and Saturdays and between 10:00 p.m. and 9:00 a.m. on Sundays and Federal holidays (Condition of Approval No. 15). x Marina Restrooms – The marina restroom building entrances would face Linda Isle. NBPD recommends that the marina restrooms close at 10:00 p.m. to minimize noise impacts (Condition of Approval No. 17). x Parking Area B – Parking Area B is located along the southern project boundary, across from Linda Isle. This area would be for self-parking by marina users and restaurant patrons. When needed, Parking Area B would be blocked with cones and closed to customers to allow for valet stacking, when needed. Activity in this parking area (i.e., car doors closing, loud stereos, car alarms, patrons talking, etc.) could expose nearby residents to single event noise disturbances. While the acoustical analysis did not specifically address noise from valet operations, the study did recommend posting signs in parking areas requesting that patrons keep noise to a minimum (Condition of Approval No. 32). 8 Balboa Marina West Landside December 17, 2015 Page 8 Noise As required by Mitigation Measure MM N-1 of Mitigated Negative Declaration ND2013- 002, an acoustical study was prepared by a qualified acoustician (Attachment No. PC 5). The study concluded that with the design and operational noise control recommendations, the restaurant with the outdoor patio seating and dining area, can operate in compliance with the City’s noise standards. Some of the recommendations of the acoustical study require changes or further specifications to the proposed building plans and operational restrictions: x Using 1-inch thick insulated glass on all windows and sliding glass walls. x Replacing the sliding glass wall on the south elevations with fixed windows or installing a lock so that it cannot be opened when not in use. x Using 0.25-inch glass entry doors and windows are well sealed and kept closed when not in use. x Using duel-glazed, inoperable skylights. x Constructing relatively high density exterior wall and roof systems. x A minimum 42-inch-high outdoor patio wall on the west and south elevations with minimal gaps. x Prohibiting deliveries, loading/unloading, trash removal and other back of house activities between 10:00 p.m. and 7:00 a.m. on weekdays and Saturdays and between 10:00 p.m. and 9:00 a.m. on Sundays and Federal holidays. x Posting signs within the restaurant and parking areas requesting that patrons keep noise to a minimum. x Live entertainment would occur only in the bar/lounge area. x Sliding glass walls would be closed when live entertainment occurs. These recommendations will be incorporated into the conditions of approval. The acoustical study did not address noise from mechanical equipment (i.e., rooftop air conditioning units, kitchen exhaust fans, etc.) because restaurant building design has not been finalized. Therefore, the study recommends that additional noise control recommendations should be prepared during the final engineering stage of the design, 9 Balboa Marina West Landside December 17, 2015 Page 9 and should be based on final site plans, architectural plans, and mechanical equipment plans. Lighting and Glare The proposed project would provide a three (3) foot-high landscaped area between the parking lot and the southern waterfront to provide screening from vehicle headlights. No specifics are provided on lighting fixtures for the restaurant exterior and parking areas. The Mitigated Negative Declaration anticipated that lighting would be similar to existing lighting sources in the area with relatively low levels of illumination, and would appear similar in intensity to lighting associated with existing restaurant and residential uses in the area. Furthermore, standard conditions require compliance with Section 20.30.070 (Outdoor Lighting) of the Zoning Code, which regulates outdoor lighting, and includes standards that are intended “…to reduce the impacts of glare, light trespass, overlighting, sky glow, and poorly shielded or inappropriately directed lighting fixtures…” This section also authorizes the Community Development Director to order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. Parking The proposed land uses require 356 off-street parking spaces per Section 20.40.040 of the Zoning Code. The proposed parking configuration would provide 250 spaces; thus, a parking shortfall of 106 parking spaces. However, under the proposed Valet Parking Management Plan (Attachment No. PC 6), 294 spaces would be provided, including 31 valet-stacked parking spaces and 13 tandem valet parking spaces (see Table 1 below). Table 1 Off-street Parking Analysis Land Use Parking Rate Required Spaces New restaurant (9,030 sf NPA) 1 space/50 sf NPA [1] 181 Outdoor dining (225 sf NPA) [2] 5 Existing SOL Cocina restaurant (5,662 sf NPA) [3] 73 Marina (129 slips) [4] 0.75 space/slip 97 Total Zoning Code Required Spaces 356 Total Proposed Spaces (includes 44 valet and tandem spaces)294 Shortfall (62) Notes: NPA = Net Public Area (customer-serving areas) [1] Parking requirement for food service uses within a range of 1 space for each 30 to 50 sf NPA [2] Only required for outdoor dining areas exceeding 25% of interior NPA or 1,000 sf, whichever is less [3] Based on the number of spaces documented in the building plans [4] Excludes the 12 "transient" boat slips in the public dock 10 Balboa Marina West Landside December 17, 2015 Page 10 In accordance with Section 20.40.060 (Parking Requirements for Food Uses) of the Zoning Code, the Planning Commission must establish the off-street parking requirement for food service uses within a range of one space for each thirty (30) to fifty (50) square feet of net public area, based on the project’s physical design and operational characteristics and location. The applicant is proposing the upper limit of this range, one space for each fifty (50) square feet of net public area. The applicant maintains that the relatively large size and anticipated operational characteristics of the restaurant place a premium on the guest experience by prioritizing space and comfort over maximum capacity, which justifies the lower parking rate. Section 20.40.110.B (Reductions in Off-Street Parking) of the Zoning Code provides for reducing required off-street parking with the approval of a conditional use permit under the following conductions: x A parking study with sufficient data indicates that parking demand will be less than the required number of spaces or that other parking is available; or x Where two or more nonresidential uses on the same site or immediately adjacent sites have distinct and differing peak parking demands; or x When a parking management plan can mitigate impacts associated with a reduction in the number of required parking spaces. The applicant proposes all three approaches to address the projected parking shortfall. The applicant conducted a site-specific parking study that indicates parking demand will be less than the code-required number of spaces (Attachment No. PC 7). Taking the existing weekday peak parking utilization (114 spaces between 7-8 p.m.) and weekend peak parking utilization (109 spaces between 7-8 p.m.) and factoring in the 186 spaces required for the proposed restaurant, the expansion of the marina, and the removal of the existing yacht broker, the proposed project is estimated to generate a weekday peak parking demand of 310 spaces between 7:00 and 8:00 p.m. and a weekend peak parking demand of 305 spaces between 7:00 and 8:00 p.m. Thus, the parking shortfall could actually be only sixteen (16) spaces weekdays and eleven (11) spaces on weekends, between 7:00 and 8:00 p.m., using the valet parking management program. The projected parking shortfall during evening hours (7:00 p.m. to 8:00 p.m.) would be partially offset by the Valet Parking Management Plan. In order to accommodate the anticipated weekday and weekend evening parking shortfalls, the applicant proposes using the Bayside Shopping Center for additional parking in conjunction with the valet parking operation. The Bayside Shopping Center is located on the northwest corner of Bayside Drive and Jamboree Road, approximately 0.6 miles from the project site. The shopping center has a surplus parking count of sixteen (16) spaces, which is sufficient 11 Balboa Marina West Landside December 17, 2015 Page 11 to address the projected parking shortfall. Furthermore, the valet parking management plan requires employees working dinner shifts on Friday and Saturday to park at Bayside Shopping Center and carpool to the project site. Section 20.40.100 (Off-Site Parking) requires that off-site parking remain permanently available, marked, and maintained for the use it is intended to serve. Even though the Bayside Shopping Center is controlled by the applicant, a parking agreement guaranteeing the long-term availability of the off-site parking facility for the proposed project must be approved by the City Attorney and the Community Development Director and recorded with the County Recorder’s Office (Condition of Approval No. 38). Coastal Access The proposed project includes the dedication of an eight (8) foot vertical (to the shoreline) public access easement that would provide access from East Coast Highway to the planned public dock (Condition of Approval No. 90). This public access easement would also provide a potential connection with the public accessways planned on the adjacent Back Bay Landing project. Because the Back Bay Landing accessways will be wider (12 feet-wide or more), staff would like to see the proposed project public access easement increased to ten (10) feet. The Public Works Director would be authorized to reduce the width back to eight (8) feet if this reduces the number of required off-street parking spaces. The provision of lateral access along the project site shoreline was considered. However, CLUP Policy 3.1.1-13 only requires dedication of an easement for lateral public access for all new shorefront development causing or contributing to adverse public access impacts. The project was determined to have an overall positive public access impact by virtue by facilitating the development of, and providing vertical access to, the a public dock and by providing a connection to future accessways in the planned Back Bay Landing project (see Table 5 of Attachment No. PC 4). Furthermore, the coastal development permit (CDP No. 5-07-241) for the previous Balboa Marina project determined that public access to the bay was already available nearby. PART 3: REQUIRED FINDINGS AND CONSIDERATIONS Alcoholic Beverage Sales When reviewing an application to allow an eating or drinking establishment to sell, serve, or give away alcohol, Section 20.48.090 (Eating and Drinking Establishments) of the Zoning Code requires the Planning Commission to: x Evaluate the potential impacts upon adjacent uses (within 100 feet as measured between the nearest lot lines); and 12 Balboa Marina West Landside December 17, 2015 Page 12 x To consider the proximity to other establishments selling alcoholic beverages for either off-site or on-site consumption; and x Find that the use is consistent with the purpose and intent of Section 20.48.030 (Alcohol Sales) of the Zoning Code. Adjacent uses within 100 feet are Balboa Marina, SOL Cocina restaurant, and 3 Thirty 3 Waterfront restaurant; these uses are compatible and complementary to the proposed restaurant. The Linda Isla residential community is located approximately 260 feet south of the project. Land use compatibility issues were discussed in Part 2 of this report. SOL Cocina and 3 Thirty 3 Waterfront are on-sale alcohol sales establishments with Type 47 (On-Sale General Eating Place) Department of Alcoholic Beverage Control (ABC) licenses. In addition, the Chevron service station at 301 East Coast Highway has a Type 20 (Off-Sale Beer and Wine) ABC license. The NBPD notes that the project site is located within a census tract with a per capita ratio of one (1) on-sale license for every 274 residents, which meets the criteria for undue concentration per the Business and Professions Code. While two of the on-sale establishments (SOL Cocina and 3 Thirty 3 Waterfront) are located in close proximity to the project site, the other three establishments are located at the Balboa Yacht Basin and Bayside Shopping Center; 0.7 miles and 0.6 miles away, respectively. In order to find that the proposed restaurant is consistent with the purpose and intent of Section 20.48.030 (Alcohol Sales), the Planning Commission must consider: a) The crime rate in the reporting district and adjacent reporting districts as compared to other areas in the City. b) The numbers of alcohol-related calls for service, crimes, or arrests in the reporting district and in adjacent reporting districts. c) The proximity of the establishment to residential zoning districts, day care centers, hospitals, park and recreation facilities, places of worship, schools, other similar uses, and any uses that attract minors. d) The proximity to other establishments selling alcoholic beverages for either off- site or on-site consumption. e) Whether or not the proposed amendment will resolve any current objectionable conditions. The project site is located within Reporting District (RD) 41, which includes the Balboa Yacht Basin, Bayside Shopping, Center, the Newport Dunes Resort, and the residential communities of Linda Isle, Newport Dunes, Harbor Island, Beacon Bay, Promontory 13 Balboa Marina West Landside December 17, 2015 Page 13 Point, Promontory Bay, and Bayside Village. For a map of the City of Newport Beach Reporting Districts, see Attachment No. PC 8. In 2014, RD 41 had reported crimes ten percent (10%) over the city-wide average. Forty-two percent (42%) of arrests were for Driving Under the Influence (DUI) or Public Intoxication, which NBPD believes points to the over-saturation of alcohol establishments. The project site is located in a commercial area. The adjacent commercial uses include Balboa Marina, SOL Cocina restaurant, 3 Thirty 3 Waterfront restaurant, and office and retail uses along Bayside Drive. The nearest residential area is Linda Isle, which is separated from the project site by a navigation channel. No day care centers, hospitals, park and recreation facilities, places of worship, schools, or other similar uses are in the immediate vicinity. The project site is located within Census Tract 0630.05. This census tract has a population of 1,372 with five (5) on-sale licenses. That is a per capita ratio of 1 license for every 274 residents. Per the Business and Professions code, the Police Department compares this per capita ratio to Orange County's per capita ratio of 1 license for every 737 residents. This ratio meets the criteria for undue concentration per the Business and Professions Code and will be evaluated by the Department of Alcoholic Beverage Control as they will be required to make a determination of Public Convenience or Necessity (PCN). However, as stated earlier, only two on-sale establishments are located in close proximity to the project site. The project site is undeveloped with the exception of the existing marina, yacht brokerage building, and surface parking. No known objectionable conditions exist on the project site. NBPD has no objections to the operation given the proposed hours of operation, license type, and location of the use (see Attachment PC No. 9). NBPD is recommending the applicant provide a security plan and that all owners, managers, and employees selling alcoholic beverages be required to undergo and successfully complete an ABC- approved certified training program in responsible methods and skills for serving and selling alcoholic beverages. These and other NBPD recommendations will be implemented through conditions of approval. NBPD believes that once a tenant is chosen for the restaurant and a complete business plan is compiled, they will be able to provide additional conditions and requirements through the Operator License process. In conclusion, alcoholic beverage sales at the proposed restaurant would be consistent with the purpose and intent of Section 20.48.030 (Alcohol Sales) of the Zoning Code. Operating under the applicable regulations of the Municipal Code and the recommended conditions of approval, the proposed restaurant can maintain a healthy and safe environment for residents and businesses and prevent alcohol-related problems. 14 Balboa Marina West Landside December 17, 2015 Page 14 Conditional Use Permit Pursuant to Section 20.52.020.F (Findings and Decision) of the Newport Beach Municipal Code, the Planning Commission must make the following findings in order to approve a conditional use permit: 1. The use is consistent with the General Plan and any applicable Specific Plan; 2. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code; 3. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity; 4. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities; and 5. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Per the General Plan consistency analysis provided in Attachment No. PC 4, the proposed project is consistent with the General Plan and Coastal Land Use Plan. The proposed project is not covered by a specific plan. The proposed project is within the Commercial Recreation and Marine (CM) Zoning District. Food service, late hours uses (i.e., the restaurant) and marina support facilities (i.e., marina restrooms) are permitted in the CM Zoning District with the approval of use permits. The proposed project complies with all other applicable provisions of this Zoning Code and the Municipal Code and the off-street parking requirement was modified in accordance with Section 20.40.110.B (Reductions in Off-Street Parking) of the Zoning Code. The design, size, location, and operating characteristics of the use are compatible with the adjacent restaurant uses; adequate vehicular access to the project site is provided via East Coast Highway and Bayside Drive and adequate public and emergency vehicle access, public services, and utilities exist for the site; and the design of the restaurant building will comply with all Building, Public Works, and Fire Codes, and will be approved by the Orange County Health Department. A site-specific acoustical and parking studies concluded that with the design and operational conditions, the proposed project will be compatible with surrounding land uses. In addition, the project includes conditions of approval to ensure that potential 15 Balboa Marina West Landside December 17, 2015 Page 15 conflicts with the surrounding land uses are minimized to the greatest extent possible; and the operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance within the facility, adjacent properties, or surrounding public areas, sidewalks, or parking lots of the restaurant, during business hours, if directly related to the patrons of the establishment. Site Development Review Pursuant to Section 20.52.080.F (Findings and Decision) of the Newport Beach Municipal Code, the Planning Commission must make the following findings in order to approve a site development review: The proposed development is: 1. Allowed within the subject zoning district; 2. In compliance with all of the applicable criteria identified in subsection (C)(2)(c) of this section; and 3. Not detrimental to the harmonious and orderly growth of the City, nor endangers, jeopardizes, or otherwise constitutes a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. The proposed restaurant is allowed in the Commercial Recreational and Marine Zoning District with the approval of a conditional use permit. The project’s compliance with Section 20.52.080 (C)(2)(c) is outlined in the attached resolution. The project, with the recommended conditions, will not detrimental to the harmonious and orderly growth of the City, nor endangers, jeopardizes, or otherwise constitutes a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. Alternatives 1. The Planning Commission may suggest specific project modifications or operational changes that are necessary to alleviate concerns. If the changes are substantial, the item should be continued to a future meeting to allow redesign of the project. 2. If the Planning Commission believes that there are insufficient facts to support the findings for approval, the Planning Commission should deny the application request (Attachment No. PC 10). 16 Balboa Marina West Landside December 17, 2015 Page 16 Environmental Review Mitigated Negative Declaration No. ND2013-002 (SCH NO. 2014081044) was prepared for Balboa Marina West, a new public boat dock in the Newport Harbor, improvement and expansion of the existing Balboa Marina, and the construction of a 19,400 square feet marine commercial building for a yacht brokerage office, public restrooms, and a restaurant, in accordance with the implementing guidelines of the California Environmental Quality Act (CEQA), State CEQA Guidelines, and City Council Policy K- 3. The mitigated negative declaration (MND) was made available for public review and comment during a 30-day review period beginning on August 18, 2014, and ending on September 17, 2014, and was subsequently approved by the Planning Commission on October 4, 2014 and, on appeal, upheld and affirmed by the City Council on November 25, 2014 (see Attachment PC No 3). Staff reviewed the proposed project with the MND analysis (see Attachment No. PC 11) and concluded that a subsequent negative declaration for the project is not required to be prepared pursuant to CEQA Guidelines Section 15162 because the proposed project has a significantly reduced floor area and height than the conceptual design previously analyzed and does not constitute “substantial changes” that would involve new significant environmental effects or a substantial increase in the severity of previously identified significant effects, or result in the adoption of mitigation measures. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to property owners within 300 feet of the property and posted at the site a minimum of 10 days in advance of this hearing consistent with the Municipal Code. Additionally, the item appeared upon the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: Submitted by: Patrick J. Alford, Planning Manager ATTACHMENTS PC 1 Draft Resolution PC 2 Project Plans 17 Balboa Marina West Landside December 17, 2015 Page 17 PC 3 ND2013-002 and MMRP(under separate cover)1 PC 4 General Plan/CLUP Consistency Analysis PC 5 Technical Noise Study PC 6 Balboa Marina Valet Parking Management Plan PC 7 Parking Demand Analysis for Balboa Marina PC 8 Police Reporting Districts Map PC 9 Police Department Memorandum PC 10 Draft Resolution for denial PC 11 Analysis of the Balboa Marina West Landside Project with MND No. ND2013-002 1 Mitigated Negative Declaration ND2013-002 can be viewed and downloaded at http://www.newportbeachca.gov/ceqadocuments. 18 Attachment No. PC 1 Draft Resolution 19 IN T E N T I O N A L L Y B L A N K P A G E 20 RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING MINOR SITE DEVELOPMENT REVIEW SD2015-003 AND CONDITIONAL USE PERMIT UP2015-030 FOR A RESTAURANT WITH FULL ALCOHOLIC BEVERAGE SERVICE AND LIVE ENTERTAINMENT, AND A REDUCTION IN REQUIRED OFF- STREET PARKING LOCATED AT 201 EAST COAST HIGHWAY (PA2015-113) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Irvine Company, with respect to property located at 201 East Coast Highway, and legally described as TR 5361 LOT A POR OF LOT AND POR SW1/4 SEC 26 T 6 R 10 requesting approval of a minor site development review and a conditional use permit. 2. The applicant proposes a new 14,252-square-foot restaurant building with outdoor dining and a new 664-square-foot marina restroom building and a conditional use permit for a restaurant (food service, late hours) with full alcoholic beverage service and live entertainment, and a reduction in required off-street parking. 3. The subject property is located within the Commercial Recreational and Marine (CM) Zoning District and the General Plan Land Use Element category is Recreational and Marine Commercial (CM). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Recreational and Marine Commercial (CM). 5. A public hearing was held on December 17, 2015, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. Mitigated Negative Declaration No. ND2013-002 (SCH NO. 2014081044) was prepared for Balboa Marina West, a new public boat dock in the Newport Harbor, improvement and expansion of the existing Balboa Marina, and the construction of a 19,400 square feet marine commercial building for a yacht brokerage office, public restrooms, and a restaurant, in accordance with the implementing guidelines of the California Environmental Quality Act (CEQA), State CEQA Guidelines, and City Council Policy K- 3. 21 Planning Commission Resolution No. #### Page 2 of 20 10-02-2015 2. Mitigated Negative Declaration No. ND2013-002 was made available for public review and comment during a 30-day review period beginning on August 18, 2014, and ending on September 17, 2014. 3. Mitigated Negative Declaration No. ND2013-002 was subsequently approved by the Planning Commission on October 4, 2014 and, on appeal, upheld and affirmed by the City Council on November 25, 2014. 4. Mitigated Negative Declaration No. ND2013-002 is on file with the Community Development Department. 5. A subsequent negative declaration for the project is not required to be prepared pursuant to CEQA Guidelines Section 15162 because the proposed project has a significantly reduced floor area and height than the conceptual design previously analyzed and does not constitute “substantial changes” that would involve new significant environmental effects or a substantial increase in the severity of previously identified significant effects, or result in the adoption of mitigation measures. 6. The Planning Commission finds that judicial challenges to the City's CEQA determinations and approvals of land use projects are costly and time consuming. In addition, project opponents often seek an award of attorneys' fees in such challenges. As project applicants are the primary beneficiaries of such approvals, it is appropriate that such applicants should bear the expense of defending against any such judicial challenge, and bear the responsibility for any costs, attorneys' fees, and damages which may be awarded to a successful challenger. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.48.030 (Alcohol Sales), the Planning Commission must make the following finding for approval of a new alcoholic beverage license: Finding: A. The use is consistent with the purpose and intent of Section 20.48.030 (Alcohol Sales of the Zoning Code. Facts in Support of Finding: 1. The project has been reviewed and conditioned to ensure that the purpose and intent of Section 20.48.030 (Alcohol Sales) of the Zoning Code is maintained and that a healthy environment for residents and businesses is preserved. 2. Adjacent uses within 100 feet are Balboa Marina, SOL Cocina restaurant, and 3 Thirty 3 Waterfront restaurant, which are compatible and complementary to the proposed restaurant. 3. Although the project site is located within a census tract that meets the criteria for undue concentration of on-sale alcoholic beverage sales licenses, only two of the five 22 Planning Commission Resolution No. #### Page 3 of 20 10-02-2015 on-sale establishments are located in close proximity to the project site and the other three establishments are located at the Balboa Yacht Basin and Bayside Shopping Center; 0.7 miles and 0.6 miles away, respectively. 4. The Planning Commission considered all of the factors specified by Section 20.48.030 of the Zoning Code and found that alcoholic beverage sales at the proposed restaurant would be consistent with the purpose and intent of that section. 5. That operating under the applicable regulations of the Municipal Code and the recommended conditions of approval, the proposed restaurant can maintain a healthy and safe environment for residents and businesses and prevent alcohol-related problems. In accordance with Section 20.52.020.F (Conditional Use Permit, Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. The use is consistent with the General Plan and any applicable Specific Plan. Facts in Support of Finding: 1. Recreation and Marine Commercial (CM) land use category 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, maintain the marine theme and character, encourage mutually supportive businesses, encourage visitor- serving and recreational uses, and encourage physical and visual access to the bay on waterfront commercial and industrial building sites on or near the bay. The CM land use category is implemented by the Commercial Recreation and Marine (CM) Zoning District. Food service, late hours uses (i.e., the restaurant) and marina support facilities (i.e., marina restrooms) are permitted in the CM Zoning District with the approval of use permits. 2. The proposed restaurant is a visitor-serving use. Also, the proposed project will allow the continuation of existing coastal-dependent and coastal-related uses. Although not part of the proposed project, the Balboa Marina is a coastal-dependent use will continue and the project. The proposed project will also facilitate the expansion of the marina, including a new public dock. The marina restrooms and yacht brokerage are coastal-related uses. The existing restrooms will be replaced and the yacht brokerage will be relocated to a waterfront location in close proximity to the marina. 3. The project site is not located within a Specific Plan area. 23 Planning Commission Resolution No. #### Page 4 of 20 10-02-2015 Finding: B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. Facts in Support of Finding: 1. The Commercial Recreational and Marine Zoning District is intended to provide for areas appropriate for commercial development on or near the waterfront that will encourage the continuation of coastal-dependent and coastal-related uses, maintain the marine theme and character, encourage mutually supportive businesses, encourage visitor-serving and recreational uses, and encourage physical and visual access to the bay on sites located on or near the bay. 2. The proposed restaurant is a visitor-serving use and is allowed in the Commercial Recreational and Marine Zoning District with the approval of a conditional use permit. 3. The proposed project conforms to the height, setback, and floor area limits of the Commercial Recreational and Marine Zoning District. 4. In accordance with Section 20.40.110 (Adjustments to Off-Street Parking Requirements), the reduction in the amount of off-street parking is appropriate due to sufficient data of reduced parking demand, joint use of parking facilities by the marina and the proposed restaurant, a parking management program, and off-site parking. 5. As conditioned, the proposed project will comply with Newport Beach Municipal Code standards for eating and drinking establishments. Finding: C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1. The project site is located in an area with other eating and drinking establishments. 2. The proposed restaurant building provides a contemporary architectural design that is compatible with existing development and modulation of building masses, elevations, and rooflines to promote visual interest. 3. When operated in compliance with the recommendations of the acoustical study and the recommended conditions, the restaurant with the outdoor patio seating and dining area, can operate in compliance with the City’s noise standards. 4. The proposed project is conditioned to protect adjacent uses from light and glare. 24 Planning Commission Resolution No. #### Page 5 of 20 10-02-2015 Finding: D. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. Facts in Support of Finding: 1. The design, size, location, and operating characteristics of the use are compatible with the adjacent restaurant uses. 2. Adequate vehicular access to the project site is provided via East Coast Highway and Bayside Drive. 3. Adequate public and emergency vehicle access, public services, and utilities exist for the site. 4. The design of the restaurant building will comply with all Building, Public Works, and Fire Codes, and will be approved by the Orange County Health Department. Finding: E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding: 1. A site-specific acoustical study concluded that with the design and operational noise control recommendations, the restaurant, with the outdoor patio seating and dining area, can operate in compliance with the City’s noise standards. The design and operational restrictions have been incorporated in the conditions of approval. 2. A site-specific parking study concluded that with the valet parking management plan and off-site parking, there will be sufficient off-street parking to accommodate the proposed land uses, thus avoiding parking impacts on adjacent properties and public streets. 3. The project includes conditions of approval to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. 4. The operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance within the facility, adjacent properties, or surrounding public areas, sidewalks, or parking lots of the restaurant, during business hours, if directly related to the patrons of the establishment. 25 Planning Commission Resolution No. #### Page 6 of 20 10-02-2015 In accordance with Section 20.52.080.F (Findings and Decision) of the Newport Beach Municipal Code, the Planning Commission must make the following findings in order to approve a site development review: The proposed development is: 1. Allowed within the subject zoning district; 2. In compliance with all of the applicable criteria identified in Section 20.52.080 (C)(2)(c); and 3. Not detrimental to the harmonious and orderly growth of the City, nor endangers, jeopardizes, or otherwise constitutes a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. Facts in Support of Finding: 1. The proposed restaurant is allowed in the Commercial Recreational and Marine Zoning District with the approval of a conditional use permit. 2. Section 20.52.080 (C)(2)(c) identifies the following criteria: x Compliance with this section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; x The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether the relationship is based on standards of good design; x The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; x The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; x The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and x The protection of significant views from public right(s)-of-way and compliance with Section 20.30.100 (Public View Protection). The development is consistent with the policies of the General Plan and Coastal Land Use Plan and complies with the land use and development regulations of the Zoning Code. 26 Planning Commission Resolution No. #### Page 7 of 20 10-02-2015 The proposed restaurant building provides a contemporary architectural design that is compatible with existing development and modulation of building masses, elevations, and rooflines to promote visual interest. The proposed project with expand and enhance public access by facilitating the development of, and providing vertical access to, a new public dock and by providing a connection to planned accessways in the adjacent Back Bay Landing project. A site-specific parking study concluded that with the valet parking management plan and off-site parking, there will be sufficient off-street parking to accommodate the proposed land uses, thus avoiding parking impacts on adjacent properties and public streets. The project will provide a three (3) foot-high landscaped area between the parking lot and the southern waterfront to provide screening. Landscaped areas will utilize water efficient plant and irrigation materials. The proposed project design will not negatively impact public access to public views to the ocean, harbor, bay, or other scenic coastal areas. 3. The project, with the recommended conditions, will not detrimental to the harmonious and orderly growth of the City, nor endangers, jeopardizes, or otherwise constitutes a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Minor Site Development Review SD2015-003 and Conditional Use Permit UP2015-030, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 17TH DAY OF DECEMBER, 2015. AYES: NOES: ABSTAIN: ABSENT: 27 Planning Commission Resolution No. #### Page 8 of 20 10-02-2015 BY:_________________________ Kory Kramer, Chairman BY:_________________________ Peter Koetting, Secretary 28 Planning Commission Resolution No. #### Page 9 of 20 10-02-2015 EXHIBIT “A” CONDITIONS OF APPROVAL PLANNING 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. That the “net public area” of the restaurant shall not exceed 9,030 square feet for the interior of the subject restaurant facility. 3. The outdoor dining deck shall be used only in conjunction with the related adjacent establishment. The outdoor patio deck dining and seating area shall be limited to 1,255 square feet in area. 4. Conditional Use Permit No. UP2015-030 and Site Development Review No. SD2015-003 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.91.050 of the Newport Beach Municipal Code, unless an extension is otherwise granted. 5. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 6. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 7. This Conditional Use Permit and Site Development Review may be modified or revoked by the City Council or Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 8. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this Conditional Use Permit and Site Development Review or the processing of a new Use Permit or Site Development Review. 9. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 10. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 29 Planning Commission Resolution No. #### Page 10 of 20 10-02-2015 11. A copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 12. Prior to issuance of a building permit, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Site Development Review/Use Permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Site Development Review/Use Permit and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 13. The hours of operation for the interior of the restaurant shall be limited from 9:00 a.m. through 2:00 a.m., daily. The last call for alcoholic beverages shall occur one half hour prior to the closing hour of the restaurant. 14. The hours of operation of the outdoor deck shall be limited to 9:00 a.m. through 12:00 a.m., daily. 15. Deliveries, loading, unloading, opening/closing or other handling of boxes, crates, containers, building materials, trash receptacles, or similar objects shall not be permitted between 10:00 p.m. and 7:00 a.m. on weekdays and Saturdays, or between 10:00 p.m. and 9:00 a.m. on Sundays and Federal holidays. 16. All windows and doors shall remain closed after 7:00 p.m. 17. The marina restrooms shall be closed between the hours of between 10:00 p.m. and 7:00 a.m. 18. The development shall incorporate the Preliminary Noise Control Recommendations identified in “Technical Noise Study for the Proposed Landside Development at Balboa Marina in the City of Newport Beach, CA” by Wieland Acoustics, Inc. dated October 26, 2015. 19. The sliding glass wall system shall be replaced with fixed windows. 20. Glass, metal, and other exterior building materials shall not have a high reflective value that could cause excessive glare. 21. Prior to the issuance of building permits, final noise control recommendations shall be prepared by a qualified acoustical professional during the final engineering stage of the design, and should be based on final site plans, architectural plans, and mechanical equipment plans shall be submitted to the Community Development Department for review and approval. 30 Planning Commission Resolution No. #### Page 11 of 20 10-02-2015 22. Location and types of dining tables and chairs shall be in substantial conformance with those depicted on the approved floor plan. The dining tables and chairs are not permitted to be moved to create standing areas for food and beverage service to patrons. 23. Restaurant patrons shall be restricted to the outdoor patio deck dining and seating area depicted on the approved site and floor plans; access to other areas of the outdoor patio deck shall be prohibited. 24. The installation of roof coverings shall not have the effect of creating a permanent enclosure. The use of umbrellas for shade purposes shall be permitted. The use of any other type of overhead covering shall be subject to review and approval by the Community Development Director and may require an amendment to this permit. 25. Live entertainment shall not be allowed in the eating and drinking establishment unless the operator has first obtained a live entertainment permit from the Revenue Division. 26. Live entertainment shall only be permitted in the bar/lounge area. 27. All doors and windows shall remain closed when live entertainment or recorded music occurs. 28. All amplified sound shall terminate at 1:00 a.m., daily. 29. No outside paging system shall be utilized in conjunction with this establishment. 30. No amplified sound shall be utilized on the outdoor patio deck. 31. There shall be no dancing allowed on the premises. 32. The applicant/operator shall conspicuously post and maintain signs at all outdoor dining, waiting, smoking and parking areas indicating to patrons the proximity of the restaurant and public dock and boat slip areas to the residential areas, requesting patrons: “Be courteous and respectful of our residential neighbors while outside the establishment”. 33. All proposed signs shall be in conformance with any approved Comprehensive Sign Program for the project site and provisions of Chapter 20.67 of the Newport Beach Municipal Code. 34. No temporary “sandwich” signs shall be permitted, either on-site or off-site, to advertise the restaurant facility. Temporary signs shall be prohibited in the public right- of-way unless otherwise approved by the Public Works Department in conjunction with the issuance of an encroachment permit or encroachment agreement. 31 Planning Commission Resolution No. #### Page 12 of 20 10-02-2015 35. The All lighting shall conform to the standards of Section 20.30.070 (Outdoor Lighting). The Community Development Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 36. The operator of the facility shall be responsible for the control of noise generated by the subject facility including, but not limited to, noise generated by patrons, food service operations, and mechanical equipment. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. Pre-recorded music may be played in the tenant space, provided exterior noise levels outlined below are not exceeded. The noise generated by the proposed use shall comply with the provisions of Chapter 10.26 of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified time period unless the ambient noise level is higher: Between the hours of 7:00AM and 10:00PM Between the hours of 10:00PM and 7:00AM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 37. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on Sundays or Holidays. 38. Prior to the issuance of a certificate of occupancy for the project, the applicant shall submit to the Community Development Department and the Office of the City Attorney for review and approval, a parking agreement guaranteeing the long-term availability of a minimum of sixteen (16) off-site parking spaces for the project. Upon approval by the City Attorney, the agreement shall be recorded with the County Recorder’s Office. 39. Prior to issuance of a building permit, approval from the California Coastal Commission shall be required. 40. Prior to the issuance of a building permit, the applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the Planning Division. 41. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and 32 Planning Commission Resolution No. #### Page 13 of 20 10-02-2015 trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 42. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self-latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 43. Trash receptacles for patrons shall be conveniently located both inside and outside of the establishment, however, not located on or within any public property or right-of- way. 44. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter debris and graffiti from the premises and on all abutting sidewalks within 20 feet of the premises. 45. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 46. Storage outside of the building in the front or at the rear of the property shall be prohibited, with the exception of the required trash container enclosure. 47. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on- site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 48. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of Balboa Marina West Landside including, but not limited to, Use Permit No. UP2015-030 and Site Development Review No. SD2015-003. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing 33 Planning Commission Resolution No. #### Page 14 of 20 10-02-2015 the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 49. Prior to the issuance of grading permits, the Planning Division shall be provided evidence that the construction contractor is trained to identify suspected archaeological resources; or, a professional archaeological monitor shall be retained to monitor ground-disturbing construction activities in previously undisturbed native soils. Prior to the issuance of grading permits, the Planning Division shall verify that the following note is included on the grading plan(s): “If suspected archaeological resources are encountered during ground-disturbing construction activities, the construction contractor shall temporarily halt work in a 100-foot radius around the find until a qualified archaeologist can be called to the site to assess the significance of the find, and, if necessary, develop appropriate treatment measures in consultation with the City of Newport Beach.” The grading contractor shall be responsible for complying with the note. If the archaeologist determines that the find does not meet the CEQA Guidelines §15064.5(a) criteria for cultural significance, construction shall be permitted to proceed. However, if the archaeologist determines that further information is needed to evaluate significance, the Planning Division shall be notified and a data recovery plan shall be prepared in consultation with the City, which may include the implementation of a Phase II and/or III archaeological investigation per City guidelines. All significant cultural resources recovered shall be documented on California Department of Parks and Recreation Site Forms to be filed with the California Historical Resources Information System, South Central Coastal Information Center (CHRIS-SCCIC). The archaeologist shall incorporate analysis and interpretation of any significant find(s) into a final Phase IV report that identifies the level of significance pursuant to Public Resources Code § 21083.2(G). The City and Project Applicant, in consultation with the archaeologist, shall designate repositories in the event that resources are recovered (Mitigation Measure MM CR-1). 50. During Project grading and construction activities, the construction contractor shall ensure that possible locations where the USTs may have been located, either near the existing building or along the western side of the existing parking lot, as identified by Environmental Engineering & Contracting, Inc. (EEC), are potholed using heavy equipment to confirm the presence or absence of UST’s on the land-side portion of the Project site. If USTs are discovered, they shall be disposed of properly per applicable State of California and federal guidelines. The Orange County Environmental Health Department provides oversight and conducts inspections of all underground tanks removals (Mitigation Measure MM HM-1). 51. The following Condition of Approval shall be placed on the Project’s demolition permits. COA: All demolition permits shall comply with: a) SCAQMD Rule 1403 with respect to asbestos containing materials. 34 Planning Commission Resolution No. #### Page 15 of 20 10-02-2015 b) Title 17, California Code of Regulations (CCR), Division 1, Chapter 8, which addresses the removal of components painted with lead-based paint (LBP). c) Title 40 of the U.S. Code of Federal Regulations (40 CFR) regarding the removal and disposal of PCBs (Mitigation Measure MM HM-2). Fire Department Conditions 52. Roads shall be capable of supporting 72,000 pounds imposed load for fire apparatus and designed as per Newport Beach Fire Department Guideline C.01. C.F.C. Sec. 503.2.3. 53. The inside turning radius for an access road shall be 20 feet or greater. The outside turning radius shall be a minimum of 40 feet. Cul-de-sacs with center obstruction (islands) will require a larger turning radius as approved by the fire code official (see NBFD Guideline C.01 & C.F.C. Sec. 503.2.4). 54. On-site fire hydrants and mains shall be capable of supplying the required fire flow (see NBFD Guideline B.01 for determination of fire flow). 55. Fire hydrants shall be located within 400 feet of all portions of the buildings. C.F.C. Sec. 507.5.1. The Number of fire hydrants will be determined upon distances and fire flow demand. 56. An automatic sprinkler system is required as per C.F.C. Sec. 903.2.1.2. 57. A manual fire alarm system that activates the occupant notification system shall be installed in Group A occupancies where the occupant load due to the assembly occupancy is 300 or more. C.F.C. Sec 907.2.1. 58. Changes or additions to boat docks/marina shall meet NBFD Guideline F.01, C.F.C. Chapter 36, N.F.P.A. 303, and N.F.P.A. 14 and require a fire plan review with an “F” Permit. 59. Group A occupancies main exit shall front on a least one street or an unoccupied space of not less than 20 feet in width that adjoins a street or public way. C.F.C. Sec. 1028.2 60. Interior finishes and decorative materials shall meet C.F.C. Chapter 8 and C.B.C. Sec. 803. 61. A Type I hood shall be installed at or above all commercial cooking appliances and domestic cooking appliances used for commercial purposes that produce grease vapors. C.F.C. Sec. 609.2. 35 Planning Commission Resolution No. #### Page 16 of 20 10-02-2015 62. Each required commercial kitchen exhaust hood and duct system required by Section 609 shall have a Type I hood shall be protected with an approved automatic fire- extinguishing system installed in accordance with this code. C.F.C. Sec. 904.2.1. 63. Doors shall swing in the direction of egress travel where serving a room or area containing an occupant load of 50 or more persons. C.F.C. Sec. 1008.1.2. 64. Doors serving spaces with an occupant load of 50 or more in a Group A occupancy shall not be provided with a latch or lock unless it is panic hardware or fire exit hardware. C.F.C. Sec. 1008.1.10. 65. A knox box shall be required on the building in a location approved by the fire department. Keys shall be provided for all exterior entry doors, fire protection equipment control rooms, mechanical and electrical rooms, elevator controls and equipment spaces. C.F.C. Sec. 506.1. 66. Every room or space which is used for assembly, dining, drinking, or similar purposes having an occupant load of 50 or more shall have the occupant load of the room or space posted in a conspicuous place, near the main exit or exit access doorway from the room or space. 67. Fire Lanes shall be identified as per NBFD Guideline C.02. C.F.C. Sec. 503.3. 68. Fire extinguishers shall be required for both structures (restaurant and restroom) and shall be included on the plans submitted for plan check. C.F.C. Sec. 906.1. 69. All weather access roads shall be installed and made serviceable prior to and during time of construction. C.F.C. Sec. 3310.1. 70. Detailed plans of underground fire service mains shall be submitted to the Newport Beach Fire Department for approval prior to installation. The underground mains are a separate review by the fire department requiring an “F” Permit and are not part of the Precise grading review. Police Department Conditions 71. The operator of the establishment shall secure and maintain an Operator License pursuant to Chapter 5.25 of the Municipal Code. 72. The Operator License required to be obtained pursuant to Chapter 5.25 of the Municipal Code, may be subject to additional and/or more restrictive conditions such as a security plan to regulate and control potential late-hour nuisances associated with the operation of the establishment. 73. All owners, managers and employees selling alcoholic beverages shall undergo and successfully complete a certified training program in responsible methods and skills for selling alcoholic beverages. The certified program must meet the standards of the 36 Planning Commission Resolution No. #### Page 17 of 20 10-02-2015 California Coordinating Council on Responsible Beverage Service or other certifying/licensing body, which the State may designate. The establishment shall comply with the requirements of this section within 180 days of the issuance of the certificate of occupancy. Records of each owner’s, manager’s and employee’s successful completion of the required certified training program shall be maintained on the premises and shall be presented upon request by a representative of the City of Newport Beach. 74. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the licensee. 75. Any activities outside the normal operational characteristics of the approved use, as conditioned, conducted outside of the building shall require a special event permit. 76. The quarterly gross sales of alcoholic beverages shall not exceed the gross sales of food during the same period. The licensee shall at all times maintain records, which reflect separately the gross sales of food and the gross sales of alcoholic beverages of the licensed business. These records shall be kept no less frequently than on a quarterly basis and shall be made available to the Police Department on demand. 77. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter, and debris from the premises and on all abutting sidewalks within 20 feet of the premises. Gaffiti shall be removed within 48 hours of written notice from the City. 78. There shall be no exterior advertising or signs of any kind or type, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages. Interior displays of alcoholic beverages or signs which are clearly visible to the exterior shall constitute a violation of this condition. 79. The operator shall take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance in parking areas, sidewalks and areas surrounding the alcoholic beverage outlet and adjacent properties during business hours. 80. No games or contests requiring or involving the consumption of alcoholic beverages shall be permitted. 81. Strict adherence to maximum occupancy limits is required. 82. The applicant/operator shall install and maintain a security camera system with a one- month recording retention and signage approved by the Police Department. Building Division Conditions 83. The applicant is required to obtain all applicable permits from the City’s Building Division and Fire Department. The construction plans must comply with the most recent, City- 37 Planning Commission Resolution No. #### Page 18 of 20 10-02-2015 adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 84. The applicant shall employ the following best available control measures (“BACMs”) to reduce construction-related air quality impacts: Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 mph. Emissions • Require 90-day low-NOx tune-ups for off road equipment. • Limit allowable idling to 30 minutes for trucks and heavy equipment Off-Site Impacts • Encourage car pooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off-site. • Sweep access points daily. • Encourage receipt of materials during non-peak traffic hours. • Sandbag construction sites for erosion control. Fill Placement • The number and type of equipment for dirt pushing will be limited on any day to ensure that SCAQMD significance thresholds are not exceeded. • Maintain and utilize a continuous water application system during earth placement and compaction to achieve a 10 percent soil moisture content in the top six-inch surface layer, subject to review/discretion of the geotechnical engineer. 85. Prior to the issuance of grading permits, a Storm Water Pollution Prevention Plan (SWPPP) and Notice of Intent (NOI) to comply with the General Permit for Construction Activities shall be prepared, submitted to the State Water Quality Control Board for approval and made part of the construction program. The project applicant will provide the City with a copy of the NOI and their application check as proof of filing with the State Water Quality Control Board. This plan will detail measures and practices that will be in effect during construction to minimize the project’s impact on water quality. 86. Prior to issuance of grading permits, the applicant shall prepare and submit a Water Quality Management Plan (WQMP) for the proposed project, subject to the approval of the Building Division and Code and Water Quality Enforcement Division. The WQMP 38 Planning Commission Resolution No. #### Page 19 of 20 10-02-2015 shall provide appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. 87. A list of “good house-keeping” practices will be incorporated into the long-term post- construction operation of the site to minimize the likelihood that pollutants will be used, stored or spilled on the site that could impair water quality. These may include frequent parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful fertilizers or pesticides, and the diversion of storm water away from potential sources of pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list and describe all structural and non-structural BMPs. In addition, the WQMP must also identify the entity responsible for the long-term inspection, maintenance, and funding for all structural (and if applicable Treatment Control) BMPs. 88. Prior to the issuance of any grading permit or building permit for new construction, the Community Development Department shall confirm that the grading plan, building plans, and specifications stipulate that: a. All construction equipment, fixed or mobile, shall be equipped with properly operating and maintained mufflers and other State- required noise attenuation devices. b. During the construction phase, the Project Applicant shall ensure that construction hours, allowable work days, and the telephone number of the job superintendent are clearly posted at all construction entrances to allow residents to contact the job superintendent. If the job superintendent receives a complaint, the superintendent shall investigate, take appropriate corrective action, and report the action to the appropriate party. c. When feasible, construction haul routes shall be designed to avoid noise sensitive uses (e.g., residences, convalescent homes, etc.). d. During construction, stationary construction equipment shall be placed such that emitted noise is directed away from sensitive noise receivers. e. Construction activities that produce noise shall not take place outside of the allowable hours specified by the City’s Municipal Code Section 10.28.040 (7:00 a.m. and 6:30 p.m. on weekdays, 8:00 a.m. and 6:00 p.m. on Saturdays; construction is prohibited on Sundays and/or federal holidays). Public Works Conditions 89. Prior to the issuance of a building permit, a revised Valet Parking Management Plan shall be submitted to the City Traffic Engineer for review and approval. The revised Valet Parking Management Plan shall: a. How the plan will be flexible and adjusted based on parking demand. 39 Planning Commission Resolution No. #### Page 20 of 20 10-02-2015 b. How the parking areas will transition from self-parking to valet parking. 90. The applicant shall provide an offer to dedicate (OTD) a minimum ten (10) foot-wide public access easement connecting the public dock to East Coast Highway. The dedication shall include a connection to the Back Bay Landing property to the north. The Public Works Director may reduce the width of the easement to eight (8) feet if the accessway reduces the number of off-street parking spaces or reduces the effectiveness of the landscape screening between the parking lot and the southern waterfront. 91. No off-street parking spaces shall be permitted to have bumper overhangs within the public access easement. 92. Prior to commencement of demolition and grading of the project, the applicant shall submit a construction management and delivery plan to be reviewed and approved by the Public Works Department. The plan shall include discussion of project phasing; parking arrangements for both sites during construction; anticipated haul routes and construction mitigation. Upon approval of the plan, the applicant shall be responsible for implementing and complying with the stipulations set forth in the approved plan. 93. Traffic control and truck route plans shall be reviewed and approved by the Public Works Department before their implementation. Large construction vehicles shall not be permitted to travel narrow streets as determined by the Public Works Department. Disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by proper use of traffic control equipment and flagman. 40 Attachment No. PC 2 Project Plans 41 IN T E N T I O N A L L Y B L A N K P A G E 42 43 PA2015-113 Attachment PC 2 - Project Plans 44 PA2015-113 Attachment PC 2 - Project Plans XXXXXXX 048 16 Scale: 1/8" = 1'-0" 45 PA2015-113 Attachment PC 2 - Project Plans 048 16 Scale: 1/8" = 1'-0" 46 PA2015-113 Attachment PC 2 - Project Plans 47 PA2015-113 Attachment PC 2 - Project Plans BALBOA MARINA RESTAURANT NEWPORT BEACH, CA JUNE 19, 2015 SCALE: 1/8”=1’-0” WEST ELEVATION EAST ELEVATION 48 PA2015-113 Attachment PC 2 - Project Plans BALBOA MARINA RESTAURANT NEWPORT BEACH, CA JUNE 19, 2015 SCALE: 1/8”=1’-0” NORTH ELEVATION SOUTH ELEVATION 49 PA2015-113 Attachment PC 2 - Project Plans BALBOA MARINA RESTAURANT NEWPORT BEACH, CA JUNE 19, 2015 SCALE: 1/8”=1’-0” EAST ELEVATION NORTH ELEVATION WEST ELEVATION SOUTH ELEVATION 50 PA2015-113 Attachment PC 2 - Project Plans BALBOA MARINA RESTAURANT NEWPORT BEACH, CA JUNE 19, 2015 SOUTHWEST AERIAL FROM WEST DOCK SOUTHWEST VIEW SOUTHEAST VIEW 51 PA2015-113 Attachment PC 2 - Project Plans 52 PA2015-113 Attachment PC 2 - Project Plans Attachment No. PC 3 ND2013-002 and MMRP (under separate cover) 53 IN T E N T I O N A L L Y B L A N K P A G E 54 Draft Initial Study/ Mitigated Negative Declaration BALBOA MARINA WEST CEQA Lead Agency: &LW\RI1HZSRUW%HDFK &RPPXQLW\'HYHORSPHQW'HSW 3ODQQLQJ'LYLVLRQ &LYLF&HQWHU'ULYH 1HZSRUW%HDFK&$ Joint Project Applicants: &LW\RI1HZSRUW%HDFK &LYLF&HQWHU'ULYH 1HZSRUW%HDFK&$  ,UYLQH&RPSDQ\ 1HZSRUW&HQWHU'ULYH 1HZSRUW%HDFK&$ CEQA Consultant: 7 %3ODQQLQJ,QF (DVWWK6WUHHW6XLWH 7XVWLQ&$ August 18, 2014 55  ,QWURGXFWLRQ  3XUSRVHRIWKLV'RFXPHQW  &(4$5HTXLUHPHQWVIRU0LWLJDWHG1HJDWLYH'HFODUDWLRQV 01'V   )RUPDWDQG&RQWHQWRIWKLV0LWLJDWHG1HJDWLYH'HFODUDWLRQ  3UHSDUDWLRQDQG3URFHVVLQJRIWKLV0LWLJDWHG1HJDWLYH'HFODUDWLRQ  (QYLURQPHQWDO6HWWLQJ  3URMHFW/RFDWLRQ  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BeachNewport Beach Tustin FoothillsTustin Foothills San Joaquin HillsSan Joaquin Hills Laguna BeachLaguna Beach ?@ x_`¿ x_`¿  x_`¿   x_`¿   x_`¿   x_`¿  x_`¿ x_`¿ x_`¿  x_`¿ x_`¿ ORANGE COUNTY x_`¿ x_`¿ x_`¿ LOS ANGELESCOUNTY KEY MAP 73 NOT TO SCALE Figure 2-2 August 18, 2014 Page 2-9 VICINTY MAP Mitigated Negative Declaration 2.0 Environmental Setting Source(s): ESRI, City of Newport Beach Balboa Marina West Lead Agency: City of Newport Beach 74 NOT TO SCALE Figure 2-3 August 18, 2014 Page 2-10 AERIAL PHOTOGRAPH Mitigated Negative Declaration 2.0 Environmental Setting Source(s): ESRI, Digital Globe Balboa Marina West Lead Agency: City of Newport Beach 75 NOT TO SCALE Figure 2-4 August 18, 2014 Page 2-11 EXISTING AND SURROUNDING LAND USES Mitigated Negative Declaration 2.0 Environmental Setting Source(s): ESRI, Digital Globe, City of Newport Beach Balboa Marina West Lead Agency: City of Newport Beach 76 NOT TO SCALE Figure 2-5 August 18, 2014 Page 2-12 EXISTING GENERAL PLAN LAND USE 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Description of Project: 'HVFULEHWKHZKROHDFWLRQLQYROYHGLQFOXGLQJEXWQRWOLPLWHG WRODWHUSKDVHVRIWKH3URMHFWDQGDQ\VHFRQGDU\VXSSRUWRURIIVLWH IHDWXUHV QHFHVVDU\IRULWVLPSOHPHQWDWLRQ$WWDFKDGGLWLRQDOVKHHWVLIQHFHVVDU\ 3OHDVHUHIHUWR6HFWLRQIRUDGHWDLOHGGHVFULSWLRQRIWKHSURSRVHG3URMHFW 100 9. Surrounding Land Uses and Setting: %ULHIO\GHVFULEHWKH3URMHFW·VVXUURXQGLQJV $VSUHYLRXVO\GLVFXVVHGLQ6HFWLRQDQGSUHVHQWHGLQ)LJXUHWKH3URMHFWVLWHLV ERXQGHG RQ WKH QRUWK E\ (DVW &RDVW +LJKZD\ DQG FRPPHUFLDO GHYHORSPHQW FRPSULVHGRIRXWVLGH5HFUHDWLRQDO9HKLFOH 59 DQGERDWVWRUDJH D IORDWLQJ ILVK PDUNHWSXPSVWDWLRQDQGSDUNLQJRQWKHVRXWKE\/LQGD,VOHDP DQPDGH LVODQG FRQVLVWLQJ RI UHVLGHQWLDO GHYHORSPHQW ZLWK SULYDWH UHVLGHQWLDOGRFNV DURXQG LWV SHULPHWHU DQG RQ WKH HDVW E\ FRPPHUFLDO GHYHORSPHQW FRPSULVHGRI UHVWDXUDQWV RIILFHEXLOGLQJVDJDVVWDWLRQDQGDVVRFLDWHGSDUNLQJORWVDQGRQWKHZHVWE\WKH FKDQQHORIWKH/RZHU1HZSRUW%D\  10. 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AESTHETICS :RXOGWKH3URMHFW a) Have a substantial adverse effect on a scenic vista? …;…… b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? ………; c) Substantially degrade the existing visual character or quality of the site and its surroundings? …;…… d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? …;……  II. AGRICULTURE AND FOREST RESOURCES :RXOGWKH3URMHFW a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? ………; b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? ………; c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? ………; d) Result in the loss of forest land or conversion of forest land to non- forest use?  …  …  …  ; 103 Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less than Significant Impact No Impact e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non- forest use? ………;  III. AIR QUALITY :RXOGWKH3URMHFW a) Conflict with or obstruct implementation of the applicable air quality plan? ……;… b) Violate any air quality standard or contribute to an existing or projected air quality violation? ……;… c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? ……;… d) Expose sensitive receptors to substantial pollutant concentrations? ……;… e) Create objectionable odors affecting a substantial number of people? ……;…  IV. BIOLOGICAL RESOURCES :RXOGWKH3URMHFW a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? …;…… 104 Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less than Significant Impact No Impact b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? …;…… c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? …;…… d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impeded the use of native wildlife nursery sites? …;…… e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? …;…… f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? ………;  V. CULTURAL RESOURCES :RXOGWKH3URMHFW a) Cause a substantial adverse change in the significance of a historical resource as defined in §15064.5? ………; b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5? …;…… 105 Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less than Significant Impact No Impact c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? ………; d) Disturb any human remains, including those interred outside of formal cemeteries? ……†;  VI. GEOLOGY AND SOILS :RXOGWKH3URMHFW a) Expose people or structures to 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? Refer to Division of Mines and Geology Special Publication 42. ……;† ii) Strong seismic ground shaking? ……;… iii) Seismic-related ground failure, including liquefaction? ……;… iv) Landslides?……;† b) Result in substantial soil erosion or the loss of topsoil? ……;… 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? ……;… d) Be located on expansive soil, as defined in Table 18- 1-B of the Uniform Building Code (1994), creating substantial risks to life or property? ………; 106 Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less than Significant Impact No Impact e) Have soils incapable of adequately supporting the use septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? ………;  VII. GREENHOUSE GAS EMISSIONS :RXOGWKH3URMHFW a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? ……;… b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? ………;  VIII. HAZARDS AND HAZARDOUS MATERIALS :RXOGWKH3URMHFW a) Create a significant hazard to the public or the environment through routine transport, use, or disposal of hazardous materials? …;…… 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? …;…… c) Emit hazardous emissions or handle hazardous or acutely hazardous 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 sites which complied pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? ………; 107 Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less than Significant Impact No Impact e) For a project 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 for people residing or working in the project area? ………; f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? ………; g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? ………; h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? ………;  IX. HYDROLOGY AND WATER QUALITY :RXOGWKH3URMHFW a) Violate any water quality standards or waste discharge requirements? ……;… b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre- existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? ………; 108 Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less than Significant Impact No Impact c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? ……;… d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of a course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on or off- site? ……;… e) 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? ……;… f) Otherwise substantially degrade water quality? …;…… g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? ………; h) Place within a 100-year flood hazard area structures which would impede or redirect flood flows? ……;… i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? ………; j) Inundation by seiche, tsunami, or mudflow? ……;… X. LAND USE AND PLANNING :RXOGWKH3URMHFW a) Physically divide an established community? ………; 109 Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less than Significant Impact No Impact b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? …;…… c) Conflict with any applicable habitat conservation plan or natural community conservation plan? ………;  XI. MINERAL RESOURCES :RXOGWKH3URMHFW 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? ………; 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? ………;  XII. NOISE :RXOGWKHSURMHFWUHVXOWLQ a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? …;…… b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? ……;… c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? ……;… 110 Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less than Significant Impact No Impact d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? …;…… e) For a project located within an airport land use 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? ………; f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? ………;  XIII. POPULATION AND HOUSING :RXOGWKH3URMHFW a) Induce substantial 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)? ………; b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? ………; c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? ………;  XIV. PUBLIC SERVICES D  :RXOGWKHSURMHFWUHVXOWLQVXEVWDQWLDODGYHUVHSK\VLFDOLPSDFWVDVVRFLDWHGZLWKWKHSURYLVLRQRI QHZRUSK\VLFDOO\DOWHUHGJRYHUQPHQWIDFLOLWLHVQHHGIRUQHZRUSK\VLFDOO\DOWHUHGJRYHUQPHQW IDFLOLWLHVWKHFRQVWUXFWLRQRIZKLFKFRXOGFDXVHVLJQLILFDQWHQYLURQPHQWDOLPSDFWVLQRUGHUWR PDLQWDLQDFFHSWDEOHVHUYLFHUDWLRVUHVSRQVHWLPHVRURWKHUSHUIRUPDQFHREMHFWLYHVIRUDQ\RIWKH SXEOLFVHUYLFHV Fire protection?………; Police protection?………; Schools?………; Other public facilities?………; 111 Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less than Significant Impact No Impact  XV. RECREATION a) Would the project 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? ………; b) Does the project include recreational facilities or require the construction of or expansion of recreational facilities which might have an adverse physical effect on the environment? ………;  XVI. TRANSPORTATION/TRAFFIC :RXOGWKH3URMHFW a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non- motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? ……;… b) Conflict with an applicable congestion management program, including, but not limited to level of service standard and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? ………; c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? ………; 112 Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less than Significant Impact No Impact d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? ………; e) Result in inadequate emergency access? ……;… f) Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities? ………;  XVII. UTILITIES & SERVICE SYSTEMS :RXOGWKH3URMHFW a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? ……;… b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? ………; c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? ………; d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? ……;… e) 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? ……;… 113 Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less than Significant Impact No Impact f) Be served by a landfill with sufficient permitted capacity to accommodate the project’s solid waste disposal needs? ……;… g) Comply with federal, state, and local statutes and regulation related to solid waste? ……;… XVIII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major period of California history or prehistory? …;…… b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) ……;… c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? ……;…    114 55.4 Evaluation of Environmental Impacts Aesthetics 5.4.1 a) Would the Project have a substantial adverse effect on a scenic vista? )LQGLQJ /HVVWKDQ6LJQLILFDQWZLWK0LWLJDWLRQ,QFRUSRUDWHG,PSOHPHQWDWLRQRIWKH SURSRVHG3URMHFWKDVWKHSRWHQWLDOWRDGYHUVHO\DIIHFWVFHQLFYLVWDVLQWKH VXUURXQGLQJ DUHD 0LWLJDWLRQ LV UHFRPPHQGHG WR HQVXUH WKDW WKHIXWXUH PDULQHFRPPHUFLDOEXLOGLQJLVGHVLJQHGLQFRPSOLDQFHZLWK&LW\*HQHUDO 3ODQ DQG &RDVWDO /DQG 8VH 3ODQ SROLFLHV :LWK LPSOHPHQWDWLRQ RIWKH UHTXLUHGPLWLJDWLRQLPSDFWVZRXOGEHUHGXFHGWRDOHYHOEHORZ VLJQLILFDQW  )LJXUHSite Photos Key Map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·VZHVWHUQERXQGDU\$ORQJ WKH ZDWHUIURQW LV DQ H[LVWLQJ URFN HPEDQNPHQW ZLWK VHDZDO O DERYH ZKLFK LV EDUH JURXQG ZLWK VFDWWHUHG YHJHWDWLRQ ,PPHGLDWHO\ QRUWK RI WKH VLWH   115 NO T TO SC A L E Fig u r e 5 - 1 Au g u s t 1 8 , 2 0 1 4 Pa g e 5 - 1 5 SI T E P H O T O S K E Y M A P So u r c e ( s ) : E S R I , D i g i t a l G l o b e 5. 0 E n v i r o n m e n t a l C h e c k l i s t a n d E n v i r o n m e n t a l A n a l y s i s Mit i g a t e d N e g a t i v e D e c l a r a t i o n Ba l b o a M a r i n a W e s t Le a d A g e n c y : C i t y o f N e w p o r t B e a c h 11 6 NO T TO SC A L E Fig u r e 5 - 2 Au g u s t 1 8 , 2 0 1 4 Pa g e 5 - 1 6 SIT E P H O T O S 1 T H R O U G H 4 5. 0 E n v i r o n m e n t a l C h e c k l i s t a n d E n v i r o n m e n t a l A n a l y s i s Mit i g a t e d N e g a t i v e D e c l a r a t i o n Ba l b o a M a r i n a W e s t Le a d A g e n c y : C i t y o f N e w p o r t B e a c h 432 1 No r t h No r t h So u t h So u t h ‹ – ‡   Š ‘ – ‘  ͛ ǣ   ‘ ” – Š ™ ‡ • – ‡ ”    † ‰ ‡  ‘ ˆ   ” ‘ Œ ‡ … –   ‹ – ‡ ǡ  ƒ Ž ‘  ‰   ƒ • –   ƒ … ‹Ƥ …   ‘ ƒ • –  ‹ ‰ Š ™ ƒ › ǡ  Ž ‘ ‘  ‹  ‰   ‘ — – Š ‡ ƒ • –  – ‘   ‘ ” – Š ™ ‡ • – No r t h w e s t No r t h w e s t ‹ – ‡   Š ‘ – ‘  ͜ ǣ   ‡ • – ‡ ”    ‘ ‹  –  ‘ ˆ   ” ‘ Œ ‡ … –   ‹ – ‡ ǡ  Ž ‘ ‘  ‹  ‰   ‘ ” – Š ™ ‡ • –  –‘   ‘ — – Š ™ ‡ • – So u t h w e s t So u t h w e s t No r t h w e s t No r t h w e s t So u t h e a s t So u t h e a s t ‹ – ‡   Š ‘ – ‘  ͙ ǣ   ‘ ” – Š ™ ‡ • –  ‘ ˆ   ” ‘ Œ ‡ … –   ‹ – ‡ ǡ  ƒ Ž ‘  ‰   ƒ • –   ƒ … ‹ Ƥ …   ‘ ƒ • – ‹ ‰ Š ™ ƒ › ǡ  Ž ‘ ‘  ‹  ‰   ‘ — – Š ‡ ƒ • –  – ‘   ‘ ” – Š ™ ‡ • – ‹ – ‡   Š ‘ – ‘  ͚ ǣ   ‹ † ’ ‘ ‹  –  ‘ ˆ   ” ‘ Œ ‡ … –   ‹ – ‡ ǡ  Ž ‘ ‘  ‹  ‰   ‘ — – Š  – ‘   ‘ ” – Š No r t h w e s t No r t h w e s t So u t h e a s t So u t h e a s t 11 7 NO T TO SC A L E Fig u r e 5 - 3 Au g u s t 1 8 , 2 0 1 4 Pa g e 5 - 1 7 SIT E P H O T O S 5 T H R O U G H 9 5. 0 E n v i r o n m e n t a l C h e c k l i s t a n d E n v i r o n m e n t a l A n a l y s i s Mit i g a t e d N e g a t i v e D e c l a r a t i o n Ba l b o a M a r i n a W e s t Le a d A g e n c y : C i t y o f N e w p o r t B e a c h 9 8 7 6 5 So u t h So u t h No r t h e a s t No r t h e a s t So u t h e a s t So u t h e a s t Ea s t Ea s t No r t h No r t h Ea s t Ea s t No r t h w e s t No r t h w e s t No r t h e a s t No r t h e a s t ‹– ‡   Š ‘ – ‘  ͝ ǣ   ‘ ” – Š ‡ ”    † ‰ ‡  ‘ ˆ   ” ‘ Œ ‡ … –   ‹ – ‡ ǡ  ƒ Ž ‘  ‰   ƒ • –   ƒ … ‹ Ƥ …  ‘ ƒ • –  ‹ ‰ Š ™ ƒ › ǡ  Ž ‘ ‘  ‹  ‰   ‘ — – Š ‡ ƒ • –  – ‘   ‘ ” – Š ™ ‡ • – ‹– ‡   Š ‘ – ‘  ͞ ǣ   ‘ ” – Š ™ ‡ • –  ‘ ˆ   ” ‘ Œ ‡ … –   ‹ – ‡ ǡ  ƒ Ž ‘  ‰   ƒ • –   ƒ … ‹ Ƥ …   ‘ ƒ • –ǡ Ž ‘ ‘  ‹  ‰   ƒ • –  – ‘   ‘ — – Š  ‹ – ‡   Š ‘ – ‘  ͟ ǣ   ‘ ” – Š ™ ‡ • –  ‘ ˆ   ” ‘ Œ ‡ … –   ‹ – ‡ ǡ ƒ Ž ‘  ‰   ƒ • –   ƒ … ‹ Ƥ …   ‘ ƒ • –  ‹ ‰ Š ™ ƒ › ǡ  Ž‘ ‘  ‹  ‰   ‘ ” – Š ‡ ƒ • –  – ‘   ‘ — – Š ‡ ƒ • –  ‹ – ‡   Š ‘ – ‘  ͠ ǣ   ‘ — – Š ™ ‡ • –  ‘ ˆ   ” ‘ Œ ‡ … –   ‹ – ‡ ǡ  Ž ‘ ‘  ‹  ‰   ‘ ” – Š  – ‘   ƒ • – ǡ ˆ ” ‘    ‡ ™ ’ ‘ ” –   ƒ ›  ‹ – ‡   Š ‘ – ‘  ͡ ǣ   ‘ — – Š ™ ‡ • –  ‘ ˆ   ” ‘ Œ ‡ … –   ‹ – ‡ ǡ  Ž ‘ ‘  ‹ ‰   ‘ ” – Š ™ ‡ • –  – ‘   ‘ ” – Š ‡ ƒ • –  No r t h w e s t No r t h w e s t So u t h e a s t So u t h e a s t 11 8 RIIVLWHLVDQH[LVWLQJEHDFKDQGSDUNLQJORWXVHGIRUERDWUHQWDOV$VVKRZQRQ6LWH 3KRWR )LJXUH GRFNHGERDWVDQGUHVLGHQWLDOKRPHVDUHYLVLEOHEH\RQGWKHVLWHWR WKHVRXWK$VVKRZQRQ6LWH3KRWRVDQG )LJXUH WDOOEXLOGLQJVDVVRFLDWHGZLWK )DVKLRQ,VODQGDUHYLVLEOHDORQJWKHKRUL]RQWRWKHHDVWRIWKHVLWHZLWKWKH1HZSRUW%D\ %ULGJHYLVLEOHLPPHGLDWHO\QRUWKRIWKHVLWH&RDVWDOEOXIIVDOVR FDQ EH VHHQ LQ WKH GLVWDQFHEH\RQGWKH1HZSRUW%D\%ULGJH  6LWH3KRWR )LJXUH GHSLFWVDUHSUHVHQWDWLYHYLHZRIWKH3URMHFWVLWHIURP/LQGD,VOH DQGWKHZDWHUVXUIDFHEHWZHHQWKH3URMHFWVLWHDQG/LQGD,VOH$VVKRZQYLHZVRIWKH 3URMHFWVLWHIURPWKLVORFDWLRQSULPDULO\DUHFRPSRVHGRIYLHZVRIWKHH[LVWLQJERDWVOLSV DQGGRFNHGYHVVHOV6KDGHWUHHVZLWKLQWKH%DOERD0DULQDSDUNLQJORWDOVRDUHYLVLEOHLQ WKHGLVWDQFHDVLVWKH1HZSRUW%D\%ULGJH  *HQHUDO3ODQ9LVXDO5HVRXUFHV3ROLFLHV 7KH1DWXUDO5HVRXUFHV(OHPHQWRIWKH&LW\·V*HQHUDO3ODQLGHQWLILHVJRDOVDQGSROLFLHV IRUWKHSURWHFWLRQRIYLVXDOUHVRXUFHVZLWKLQWKH&LW\7KH*HQHUDO3ODQDOVRLGHQWLILHVNH\ SXEOLFYLHZSRLQWVDQGFRDVWDOYLHZURDGVIRUSURWHFWLRQDQGRUHQKDQFHPHQWZKLFK DUHGHSLFWHGRQ)LJXUHGeneral Plan Coastal Views Map$VVKRZQRQ)LJXUH (DVW&RDVW+LJKZD\DQG%D\VLGH'ULYHDUHERWKGHVLJQDWHGDV´&RDVWDO9LHZ5RDGVµ $GGLWLRQDOO\DQGDVDOVRVKRZQRQ)LJXUHWKH*HQHUDO3ODQLGHQWLILHVWKHIROORZLQJ SXEOLFYLHZSRLQWVZLWKLQFORVHSUR[LPLW\WRWKH3URMHFWVLWH  x +DUERU,VODQG5RDGDW%D\VLGH'ULYH x :HVW&RDVW+LJKZD\ZLWKLQ0DULQHU·V0LOH x :HVWHUQ6KRUHRI1HZSRUW%D\,PPHGLDWHO\1RUWKRIWKH&RDVW+LJKZD\%ULGJH  $SSOLFDEOH*HQHUDO3ODQSROLFLHVUHODWHGWRWKH&LW\·VFRDVWDOYLHZVDUHDVIROORZV  Policy NR 20.1 Protect and, where feasible, enhance significant scenic and visual resources that include open space, mountains, canyons, ridges, ocean, and harbor from public vantage points, as shown in Figure NR3. Policy NR 20.3 Protect and enhance public view corridors from the [Coast Highway/Newport Bay Bridge], and other locations may be identified in the future. Policy NR 20.4 Design and site new development, including landscaping, on the edges of public view corridors, including those down public streets, to frame, accent, and minimize impacts to public views. 5HODWHGWRWKH&LW\·VNH\SXEOLFYLHZSRLQWVDQGFRDVWDOYLHZURDGV6LWH3KRWR )LJXUH  GHSLFWVYLHZVRIWKH3URMHFWVLWHIURP%D\VLGH'ULYHQHDUWKHLQWHUVHFWLRQZLWK(DVW &RDVW +LJKZD\ 6LWH 3KRWRV  DQG  )LJXUH   GHSLFW YLHZV RIWKHVLWHIURPWKH 1HZSRUW%D\%ULGJH 119 NO T TO SC A L E Fig u r e 5 - 4 Au g u s t 1 8 , 2 0 1 4 Pa g e 5 - 1 9 GE N E R A L P L A N C O A S T A L V I E W S M A P So u r c e ( s ) : C i t y o f N e w p o r t B e a c h G e n e r a l P l a n ( 0 7 - 2 4 - 2 0 0 6 ) 5. 0 E n v i r o n m e n t a l C h e c k l i s t a n d E n v i r o n m e n t a l A n a l y s i s Mit i g a t e d N e g a t i v e D e c l a r a t i o n Ba l b o a M a r i n a W e s t Le a d A g e n c y : C i t y o f N e w p o r t B e a c h !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !.!. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. !. 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including, but not limited to, trees, rock outcroppings, and historic buildings within a State scenic highway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´(DVW&RDVW+LJKZD\µ LVLGHQWLILHGDV(OLJLEOHIRU6WDWH6FHQLF+LJKZD\ GHVLJQDWLRQ$6WDWHVFHQLFKLJKZD\FKDQJHVIURPHOLJLEOHWRRIILFLDOO\ GHVLJQDWHG ZKHQWKHORFDOMXULVGLFWLRQDGRSWVDVFHQLFFRUULGRUSURWHFWLRQSURJUDPDSSOLHVWRWKH &DOLIRUQLD'HSDUWPHQWRI7UDQVSRUWDWLRQ &DOWUDQV IRUVFHQLFKLJKZD\DSSURYDODQG 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VKLHOGHG RULQDSSURSULDWHO\ GLUHFWHG OLJKWLQJIL[WXUHV«µ 1HZSRUW%HDFKD† 7KH&LW\RI1HZSRUW%HDFKLV SULPDULO\ EXLOWRXW WKHUHIRUH DV XEVWDQWLDO DPRXQW RI DPELHQW OLJKW IURP XUEDQ XVHV 135 DOUHDG\ H[LVWV 6LPLODU WR RWKHU GHYHORSHG XUEDQ DUHDV VRXUFHV RI OLJKW DQG JODUH LQFOXGH QHRQ VLJQV JODVV EXLOGLQJ IDFDGHV VWUHHWOLJKWV SDUNLQJORWOLJKWVDXWRPRWLYH KHDGOLJKWVHWF &LW\RI1HZSRUW%HDFKESS   $OOGHYHORSPHQWZLWKLQWKH&LW\LVUHTXLUHGWRFRPSO\ZLWK6HFWLRQ 2XWGRRU /LJKWLQJ RIWKH&LW\·V=RQLQJ&RGHLQFOXGLQJWKHIROORZLQJUHTXLUHPHQWV  All outdoor lighting fixtures shall be designed, shielded, aimed, located, and maintained to shield adjacent properties and to not produce glare onto adjacent properties or roadways. Parking lot light fixtures and light fixtures on buildings shall be full cut-off fixtures 1HZSRUW%HDFKD†$ .  Spotlighting or floodlighting used to illuminate buildings, statues, signs, or any other objects mounted on a pole, pedestal, or platform or used to accentuate landscaping shall consist of full cut-off or directionally shielded lighting fixtures that are aimed and controlled so that the directed light shall be substantially confined to the object intended to be illuminated to minimize glare, sky glow, and light trespass. The beam width shall not be wider than that needed to light the feature with minimum spillover. The lighting shall not shine directly into the window of a residence or directly into a roadway. Light fixtures attached to a building shall be directed downward 1HZSRUW%HDFKD†& . 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Operational Emissions  .3&(+67DEOH   c) Would the Project result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors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&DOLIRUQLD KDOLEXW DQG RWKHU ILVK VSHFLHVDV ZHOO DV PDULQH PDPPDOV  7KH 3URMHFW·V FRQVWUXFWLRQ DFWLYLW\ PD\ FDXVH PDULQHPDPPDOV WR WHPSRUDULO\ PRGLI\ WKHLU EHKDYLRU DV D UHVXOW RI QRLVH SURGXFHGE\ZDWHUVLGH FRQVWUXFWLRQDFWLYLWLHV 6HD OLRQDQGERWWOHQRVH GROSKLQ RFFXUUHQFHV LQ 1HZSRUW%D\ KDYHVKRZQWKDWWKH\KDYHWKHDELOLW\WRDGDSWWRQRLVHDQGYHVVHOWUDIILF(Coastal Resources Management, Inc., 2013, p. 31)+RZHYHUFRQVWUXFWLRQDFWLYLW\SLOHGULYLQJLQ WKHDLUDQGZDWHUPD\UHVXOWLQWHPSRUDU\DYRLGDQFHEHKDYLRUE\PDULQHPDPPDOV (Coastal Resources Management, Inc., 2013, p. 36) $OWKRXJK 3URMHFW FRQVWUXFWLRQ DFWLYLWLHVZRXOGUHVXOWLQVKRUWWHUPWHPSRUDU\GLVSODFHPHQWLPSDFWVWKHLPSDFWVZRXOG EHWHPSRUDU\ DSSUR[LPDWHO\ZHHNV DQGWKHVSHFLHVDUHH[SHFWHGWRUHWXUQWRWKH DUHDXSRQFRPSOHWLRQRIWKHFRQVWUXFWLRQDFWLYLWLHV1RQHWKHOHVVPLWLJDWLRQPHDVXUHV DSSOLHGKHUHLQIRUWHPSRUDU\LPSDFWVWRWKHVHVSHFLHVDQGWKHLUKDELWDWVZRXOGDOVR DSSO\WRWKHOHVVWKDQVLJQLILFDQWLPSDFWVDVVRFLDWHGZLWKWKHLUPRYHPHQW  e) Would the Project conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? )LQGLQJ /HVVWKDQ6LJQLILFDQW ,PSDFW ZLWK 0LWLJDWLRQ ,QFRUSRUDWHG &LW\ &RXQFLO 3ROLF\*LVQRWDSSOLFDEOHWRWKHSURSRVHG3URMHFWEHFDXVHWKH3URMHFW GRHVQRWSURSRVHWKHUHPRYDORIDQ\&LW\WUHHV7KH3URMHFWZRXOGQRW FRQIOLFW ZLWK &LW\ RI 1HZSRUW %HDFK 0XQLFLSDO &RGH &KDSWHU  Protection of Natural Habitat for Migratory and Other WaterfowlDOWKRXJK WHPSRUDU\ GLVWXUEDQFHV WR ZDWHUIRZO DQG PDULQH ELUGV ZRXOG RFFXU 157 GXULQJWKH3URMHFW·VFRQVWUXFWLRQSURFHVV7KHVHWHPSRUDU\LPSDFWVZRXOG EHPLWLJDWHGWRDOHYHOEHORZVLJQLILFDQW,QWKHORQJWHUPWKH3URMHFW ZRXOG EHQHILW ZDWHUIRZO KDELWDW E\ UHSODFLQJ DQ H[LVWLQJ ULSUDS HPEDQNPHQWDQGUHFRQVWUXFWLQJLWIHHWODQGZDUGRIWKHH[LVWLQJ HPEDQNPHQWDVZHOODVE\FUHDWLQJ6)RIQHZPXGIODWV  $SSOLFDEOH 1HZSRUW %HDFK SROLFLHV DQG RUGLQDQFHV UHODWHG WR WKHSURWHFWLRQRI ELRORJLFDOUHVRXUFHVLQFOXGH&LW\&RXQFLO3ROLF\* 5HWHQWLRQRU5HPRYDORI&LW\7UHHV  DQG&KDSWHURIWKH&LW\·V0XQLFLSDO&RGH 3URWHFWLRQRI1DWXUDO +DELWDW IRU 0LJUDWRU\DQG2WKHU:DWHUIRZO )RUDQDQDO\VLVRIFRQVLVWHQF\ZLWKWKH&LW\·V*HQHUDO 3ODQDQG&RDVWDO/DQG8VH3ODQUHIHUWR6HFWLRQ/DQG8VHDQG3ODQQLQJRIWKLV GRFXPHQW  &RXQFLO3ROLF\* 7KH&LW\RI1HZSRUW%HDFK&LW\&RXQFLO3ROLF\*Retention or Removal of City Trees HVWDEOLVKHVUHTXLUHPHQWVWRHQVXUHGLYHUVLW\LQWUHHVSHFLHVDQGDJHFODVVHVZLWKLQWKH &LW\DQGUHTXLUHVWUHHUHPRYDORUUHIRUHVWDWLRQWREHDSSURYHGE\WKH&LW\WRHQVXUH WKDWWUHHUHPRYDOUHTXHVWVGRQRWDGYHUVHO\LPSDFWWKHRYHUDOOLQYHQWRU\GLYHUVLW\RU DJHRIWKH&LW\·V8UEDQ)RUHVW  ,PSOHPHQWDWLRQ RI WKH SURSRVHG 3URMHFW ZRXOG UHPRYH WUHHV LQ WKH SULYDWH %DOERD 0DULQDSDUNLQJORWDQGSODQWWUHHVLQWKHUHFRQILJXUHGSDUNLQJORW$VVKRZQRQ)LJXUH Conceptual Landscape Plan,ODQGVFDSLQJSRFNHWVZRXOGEHLQVWDOOHGLQWKH UHFRQILJXUHGSDUNLQJORW6L[  &DQDU\,VODQG'DWH3DOPVZRXOGEHSODQWHGQHDUWKH HQWUDQFHGULYHZD\.LQJ3DOPVZRXOGEHSODQWHGDORQJWKHSULPDU\SDUNLQJORWGULYH DLVOH WZR 6HQHJDO 'DWH 3DOPV ZRXOG EH SODQWHG DW WKH HQWUDQFHWRWKHQHZ FRPPHUFLDOEXLOGLQJDQG&RUDOWUHHVZRXOGEHSODQWHGLQRWKHUSODQWLQJSRFNHWV1R &LW\WUHHVZRXOGEHUHPRYHGRUSODQWHGDVSDUWRIWKH3URMHFWWKHUHIRUH&LW\&RXQFLO 3ROLF\*GRHVQRWDSSO\  0XQLFLSDO&RGH&KDSWHU &LW\RI1HZSRUW%HDFK0XQLFLSDO&RGH&KDSWHUProtection of Natural Habitat for Migratory and Other WaterfowlLVLQWHQGHGWRPDLQWDLQWKHYDOXHRIQDWXUDOKDELWDWIRU PLJUDWRU\ZDWHUIRZODQGRWKHUELUGVVXFKDVGXFNVJXOOVWHUQVDQGSHOLFDQV$VVWDWHG LQ0XQLFLSDO&RGH6HFWLRQ)LQGLQJV“[t]he City of Newport Beach finds and declares that: A. The waters of Newport Bay contain important natural habitat for migratory waterfowl and other birds such as ducks, gulls, terns and pelicans. B. The value of this habitat is maximized when the bay and its environs are, to the maximum extent practicable, maintained in a manner that replicates the natural environment. 158 C. Replicating the natural environment means improving water quality, maintaining native grasses and plants, and not supplementing to, nor removing food from, the environment. D. Supplementing certain foods outside of the natural habitat can result in direct harm to waterfowl, including discouraging natural migration, causing avian diseases and limiting the birds’ intake of more nutritional natural foods. E. Replicating the natural environment also means not incubating or otherwise intervening in the propagation of waterfowl unless licensed to do so by resources agencies. F. 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fault 7KHUHDUHQRNQRZQIDXOWVRQWKH3URMHFWVLWHDQGWKH3URMHFWVLWHLVQRWORFDWHGZLWKLQDQ $OTXLVW3ULRORHDUWKTXDNHIDXOW]RQH$VVXFKWKHUHLVQRSRWHQWLDOIRUJURXQGUXSWXUHDW WKHVLWH  D LL Strong seismic ground shaking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 ,PSDFWV 179 ZRXOGEHOHVVWKDQVLJQLILFDQWDQGPLWLJDWLRQLVQRWUHTXLUHG5 HIHU WR 00 %5 LQ 6HFWLRQBiological ResourcesRIWKLVGRFXPHQWZKLFKUHTXLUHVWKHSUHSDUDWLRQ DQGRQJRLQJLPSOHPHQWDWLRQRID0DULQD0DQDJHPHQW3ODQIRUWKH%DOERD0DULQD 7KH0DQDJHPHQW3ODQZRXOGLQFOXGHUHDVRQDEOH%03VVDIHW\JXLGHOLQHVDQGVWHSVWR WDNHLQUHVSRQVHWRDFFLGHQWDOVSLOOVOHDNDJHVDQGILUHVWRUHGXFHWKHSRWHQWLDOIRU ZDWHUTXDOLW\GHJUDGDWLRQ7KHPDULQDRSHUDWRUZLOOEHUHTXLUHGWRVXSSO\DFRS\RIWKH 0DQDJHPHQW3ODQWRERDWVOLSUHQWHUVDWWKH%DOERD0DULQD  c) Would the Project emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school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d) Would the Project be located on a site which is included on a list of hazardous materials sites complied pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? )LQGLQJ 1R,PSDFW 7KH 3URMHFW LV QRW LQFOXGHG RQ DO LVW RI KD]DUGRXV PDWHULDOV FRPSLOHG SXUVXDQW WR *RYHUQPHQW &RGH 6HFWLRQ  $FFRUGLQJO\ WKH 3URMHFW ZRXOG QRW FUHDWH DV LJQLILFDQW KD]DUG WR WKH SXEOLFRUWKH HQYLURQPHQW1RLPSDFWZRXOGRFFXUDQGPLWLJDWLRQLVQRWUHTXLUHG  $FFRUGLQJ WR WKH DQDO\VLV RI WKH 3URMHFWVLWH·V 3KDVH , DQG 3KDVH ,, (6$V UHIHU WR Appendix H WKH3URMHFWVLWHLVQRWLGHQWLILHGRQDOLVWRIKD]DUGRXVPDWHULDO VLWHV FRPSOLHGSXUVXDQWWR*RYHUQPHQW&RGH6HFWLRQ$FFRUGLQJO\WKHSURSRVHG 3URMHFW ZRXOG QRW FUHDWH D VLJQLILFDQW KD]DUG WR WKH SXEOLF RUWKH HQYLURQPHQW 1R LPSDFWZRXOGRFFXUDQGQRPLWLJDWLRQLVUHTXLUHG  e) For a project within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? )LQGLQJ 1R,PSDFW7KH3URMHFWVLWHLVQRWORFDWHGZLWKLQDQDLUSRUWODQGXVHSODQRU ZLWKLQWZRPLOHVRIDSXEOLFDLUSRUWRUSXEOLFXVHDLUSRUW$FFRUGLQJO\WKH 180 3URMHFWZRXOGQRWUHVXOWLQDQDLUSRUWVDIHW\KD]DUGIRUSHRSOHUHVLGLQJRU ZRUNLQJLQWKH3URMHFWDUHD1RLPSDFWZRXOGRFFXUDQGPLWLJDWLRQLVQRW UHTXLUHG   7KHQHDUHVWDLUSRUWWRWKH3URMHFWVLWHLVWKH-RKQ:D\QH$LUSRUW -:$ ZKLFKLVORFDWHG DSSUR[LPDWHO\PLOHVQRUWKRIWKH3URMHFWVLWH$FFRUGLQJWRWKH$LUSRUW(QYLURQV/DQG 8VH3ODQ $(/83 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ORFDWHG ZLWKLQ WKH YLFLQLW\ RI D SULYDWH DLUVWULS$FFRUGLQJO\WKH3URMHFWZRXOGQRWUHVXOWLQDQDLUVWULS VDIHW\ KD]DUGIRUSHRSOHUHVLGLQJRUZRUNLQJLQWKH3URMHFWDUHD1RLPSDFW ZRXOGRFFXUDQGPLWLJDWLRQLVQRWUHTXLUHG  7KHUH DUH QR SULYDWH DLUVWULSV ZLWKLQ WKH 3URMHFW YLFLQLW\ $FFRUGLQJO\ WKH SURSRVHG 3URMHFWZRXOGQRWUHVXOWLQDVDIHW\KD]DUGIRUSHRSOHUHVLGLQJRUZRUNLQJLQWKH3URMHFW DUHD1RLPSDFWZRXOGRFFXUDQGQRPLWLJDWLRQLVUHTXLUHG  g) Would the Project impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? )LQGLQJ 1R,PSDFW7KHSURSRVHG3URMHFWZRXOGQRWLPSDLULPSOHPHQWDWLRQRIRU SK\VLFDOO\LQWHUIHUHZLWKDQDGRSWHG HPHUJHQF\ UHVSRQVH SODQ RU HPHUJHQF\HYDFXDWLRQSODQ1RLPSDFWZRXOGRFFXUDQGPLWLJDWLRQLV QRWUHTXLUHG  7KH&LW\RI1HZSRUW%HDFK(PHUJHQF\0DQDJHPHQW3ODQ (03 SURYLGHVJXLGDQFHIRU WKH&LW\RI1HZSRUW%HDFK·VUHVSRQVHWRH[WUDRUGLQDU\HPHUJHQF\VLWXDWLRQVDVVRFLDWHG ZLWKQDWXUDOGLVDVWHUVWHFKQRORJLFDOLQFLGHQWVDQGQXFOHDUGHIHQVHRSHUDWLRQVLQERWK ZDU DQG SHDFHWLPH &LW\ RI 1HZSRUW 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WKH SURYLVLRQ RI DGHTXDWH HPHUJHQF\ DFFHVV $FFRUGLQJO\ WKH SURSRVHG 3URMHFW ZRXOGQRWLPSDLULPSOHPHQWDWLRQRIRUSK\VLFDOO\LQWHUIHUHZLWKDQDGRSWHGHPHUJHQF\ UHVSRQVHSODQRUHPHUJHQF\HYDFXDWLRQSODQ1RLPSDFWZRXOGRFFXUDQGPLWLJDWLRQ LVQRWUHTXLUHG  h) Would the Project expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? )LQGLQJ 1R ,PSDFW 7KH 3URMHFW ZRXOG QRW H[SRVH SHRSOH RU VWUXFWXUHV WR D VLJQLILFDQWULVNRIORVVLQMXU\RUGHDWKLQYROYLQJZLOGODQGILUHV1RLPSDFW ZRXOGRFFXUDQGPLWLJDWLRQLVQRWUHTXLUHG  $FFRUGLQJWRWKH&LW\RI1HZSRUW%HDFK*HQHUDO3ODQ)LJXUH6:LOGILUH+D]DUGVWKH 3URMHFWVLWHLVQRWORFDWHGZLWKLQDILUHVXVFHSWLELOLW\DUHD &LW\RI1HZSRUW%HDFK )LJXUH6 ,QDGGLWLRQWKH3URMHFWVLWHLVORFDWHGZLWKLQDQGLVVXUURXQGHGE\XUEDQEXLOW XSODQG$FFRUGLQJO\WKHSURSRVHG3URMHFWZRXOGQRWH[SRVHSHRSOHRUVWUXFWXUHVWRD 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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?  )LQGLQJ 1R ,PSDFW 7KH 3URMHFW VLWH LV PDSSHG ZLWKLQ 0LQHUDO 5HVRXUFH =RQH  05=   ZKLFK LV DQ DUHD GHILQHG DV FRQWDLQLQJ QR VLJQLILFDQWPLQHUDO GHSRVLWV$FFRUGLQJO\WKHSURSRVHG3URMHFWZRXOGQRWUHVXOWLQWKHORVVRI DYDLODELOLW\RIDNQRZQPLQHUDOUHVRXUFHWKDWZRXOGEHRIYDOXHWRWKH UHJLRQDQGWKHUHVLGHQWVRIWKHVWDWH1RLPSDFWZRXOGRFFXUDQG PLWLJDWLRQLVQRWUHTXLUHG  $FFRUGLQJWRWKH&LW\·V*HQHUDO3ODQ(,5ZKLFKXVHVPDSSLQJFRQGXFWHG E\ WKH &DOLIRUQLD*HRORJLFDO6XUYH\ &*6 WKDWPDSVDUHDVNQRZQDV0LQHUDO5HVRXUFHV=RQHV 05=V WKH3URMHFWVLWHLVPDSSHGZLWKLQ05=ZKLFKLVDQDUHDGHILQHGDVDQDUHD FRQWDLQLQJQRVLJQLILFDQWPLQHUDOGHSRVLWV &LW\RI1HZSRUW%HDFKE)LJXUH  1RPLQHVZHOOVRURWKHUUHVRXUFHH[WUDFWLRQDFWLYLW\RFFXUVRQWKHSURSHUW\RULVNQRZQ WRKDYHHYHURFFXUUHGRQWKHSURSHUW\$FFRUGLQJO\LPSOHPHQWDWLRQRIWKHSURSRVHG 3URMHFWZRXOGQRWUHVXOWLQWKHORVVRIDYDLODELOLW\RIDNQRZQPLQHUDOUHVRXUFHWKDWZRXOG 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$FFRUGLQJO\ QR LPSDFWZRXOG RFFXU DQG QR PLWLJDWLRQLVUHTXLUHG 0LQHUDO5HVRXUFHV0LWLJDWLRQ0HDVXUHV  ,PSOHPHQWDWLRQ RI WKH SURSRVHG 3URMHFW ZRXOG UHVXOW LQ QR LPSDFWV WR PLQHUDO UHVRXUFHV$FFRUGLQJO\PLWLJDWLRQPHDVXUHVDUHQRWUHTXLUHG  NNoise 5.4.12 a) Would the Project result in the exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? )LQGLQJ /HVVWKDQ6LJQLILFDQW,PSDFWZLWK0LWLJDWLRQ:LWKPDQGDWRU\DGKHUHQFH WR WKH &LW\·V 0XQLFLSDO &RGH QRLVH RUGLQDQFH VWDQGDUGV WKH SURSRVHG 3URMHFWZRXOGQRWH[SRVHSHUVRQVWRRUJHQHUDWHQRLVHOHYHOVLQH[FHVVRI VWDQGDUGVHVWDEOLVKHGLQWKH&LW\·V0XQLFLSDO&RGHRU*HQHUDO3ODQ1RLVH (OHPHQW RU WKH &DOLIRUQLD %XLOGLQJ &RGH +RZHYHU PLWLJDWLRQ LV UHFRPPHQGHGWRHQVXUHWKDWRSHUDWLRQRIDQRXWGRRUSDWLRDWWKHIXWXUH PDULQHFRPPHUFLDOEXLOGLQJFRPSOLHVZLWKWKHTXDOLWDWLYHSURYLVLRQVRIWKH &LW\ RI 1HZSRUW %HDFK 0XQLFLSDO &RGH WKDW UHTXLUH QRLVH IURP VXFK HVWDEOLVKPHQWVWREHLQDXGLEOHDWWKHSURSHUW\OLQHV 6HFWLRQ(  RUWKDWSURKLELW´ORXGRUUDXFRXVµQRLVH 6HFWLRQ %HFDXVHQRLVH IURPRSHUDWLRQRIWKHUHVWDXUDQW·VRXWGRRUSDWLRFRXOGSRWHQWLDOO\FRQIOLFW ZLWK&LW\QRLVHRUGLQDQFHVWDQGDUGVWKHLPSDFWLVFRQVLGHUHGSRWHQWLDOO\ VLJQLILFDQWDQGPLWLJDWLRQLVUHTXLUHG  7KHSULPDU\QRLVHVWDQGDUGVDSSOLFDEOHWRWKHSURSRVHG3URMHFWDUHQRLVHVWDQGDUGV FRQWDLQHGLQWKH&LW\RI1HZSRUW%HDFK0XQLFLSDO&RGHDQGWKH&LW\ RI 1HZSRUW %HDFK*HQHUDO3ODQ1RLVH(OHPHQW   197 TTable 5-7 City Municipal Code Section 10.26.025 Noise Standards Land Use Categories Allowable Noise Levels, Leq (dBA) Interior Exteriora,b 7 AM to 10 PM 7 AM to 10 PM Categories Uses 10 PM to 7 AM 10 PM to 7 Residential Single Family, Two Family, Multiple Family (Zone I)45 40 55 50 Residential Portions of Mixed Use Developments (Zone III) 45 40 60 50 Commercial Industrial Commercial (Zone II)N/A N/A 65 60 Industrial or Manufacturing (Zone IV)N/A N/A 70 70 Institutional Schools, Day Care Centers, Churches, Libraries, Museums, Health Care Institutions (Zone I) 45 40 55 50 a. If the ambient noise level exceeds the resulting standard, the ambient shall be the standard.b. It shall be unlawful for any person at any location within the incorporated area of the City to createany noise or to allow the creation of any noise on property owned, leased, occupied or otherwise controlled by such a person which causes the noise level when measured on any other property, to exceed either of the following: • The noise standard for the applicable zone for any 15-minute period; • A maximum instantaneous noise level equal to the value of the noise standard plus 20 dBA for any period of time (measured using A-weighted slow response. • In the event the ambient noise level exceeds the noise standard, the noise standard applicable to said category shall be increased to reflect the maximum ambient noise level. • The noise standard for the residential portions of the residential property falling within 100 feet of a commercial property, if the intruding noise originates from that commercial property. • If the measurement location is on a boundary between two different noise zones, the lower noise level standard applicable to the noise zone shall apply. 6RXUFH:HLODQG$FRXVWLFV Appendix J 7DEOH  1HZSRUW%HDFK0XQLFLSDO&RGH i Municipal Code Chapter 10.26 (Community Noise Control)HVWDEOLVKHVSURYLVLRQV IRUWKHFRQWURORIQRLVHVRXUFHVZLWKLQWKH&LW\6HFWLRQ ([WHULRU1RLVH 6WDQGDUGV HVWDEOLVKHVH[WHULRUQRLVHVWDQGDUGVDVIROORZV i Municipal Code Section 10.26.035 LGHQWLILHVH[HPSWLRQVWRWKHQRLVHVWDQGDUGV RXWOLQHGLQ&KDSWHUDQGVSHFLILFDOO\H[FOXGHV´QRLVHVRXUFHVDVVRFLDWHG ZLWKFRQVWUXFWLRQUHSDLUUHPRGHOLQJGHPROLWLRQRUJUDGLQJRIDQ\UHDO SURSHUW\µ1RLVHVWDQGDUGVIRUFRQVWUXFWLRQDFWLYLWLHVDUHLQVWHDGHVWDEOLVKHGE\ 0XQLFLSDO&RGH&KDSWHU GLVFXVVHGEHORZ  i Municipal Code Chapter 10.28 (Loud and Unreasonable Noise) UHJXODWHV WKH ´«PDNLQJDOORZLQJFUHDWLRQRUPDLQWHQDQFHRIORXGDQGXQUHDVRQDEOH XQQHFHVVDU\ RU XQXVXDO QRLVHV ZKLFK DUH SURORQJHG XQXVXDO DQQR\LQJ GLVWXUELQJDQGRUXQUHDVRQDEOHLQWKHLUWLPHSODFHDQGXVHDUHDGHWULPHQWWR SXEOLF KHDOWK FRPIRUW FRQYHQLHQFH VDIHW\ JHQHUDO ZHOIDUH DQG WKH SHDFH DQGTXLHWRIWKH&LW\DQGLWVLQKDELWDQWV i Municipal Code Section 10.28.040 (Construction Activity – Noise Regulations) SURYLGHVQRLVHUHJXODWLRQVIRUFRQVWUXFWLRQDFWLYLW\DQGSURKLELWVQRLVHEHLQJ SURGXFHGGXULQJVSHFLILFKRXUVRIWKHGD\DQGGD\VRIWKHZHHNRU \HDU 6SHFLILFDOO\FRQVWUXFWLRQDFWLYLWLHVDUHOLPLWHGE\6HFWLRQWREHWZHHQ 198 WKHKRXUVRIDPDQGSP0RQGD\VWKURXJK6DWXUGD\V H[FHSW KROLGD\V DQGSURKLELWVFRQVWUXFWLRQDFWLYLWLHVRQ6XQGD\VDQGIHGHUDOKROLGD\V i Municipal Code Section 10.26.045 VWDWHV WKDW QHZ KHDWLQJ YHQWLQJ DQG DLU FRQGLWLRQLQJ +9$& HTXLSPHQWFDQQRWH[FHHGDQRLVHOHYHORIG%$ZKHQ PHDVXUHGDWDUHVLGHQWLDOSURSHUW\OLQH$QRLVHOHYHORIG%$LVSHUPLWWHGLIWKH HTXLSPHQW LV LQVWDOOHG ZLWK DW LPHU WKDW GHDFWLYDWHV WKH HTXLSPHQW EHWZHHQ SPDQGDP i Municipal Code Section 10.28.020 SURKLELWVWKHHPLVVLRQRUWUDQVPLVVLRQRIDQ\ ´ORXGRUUDXFRXVµQRLVHIURPDQ\VRXQGPDNLQJRUVRXQGDPSOLI\LQJGHYLFH1R TXDQWLWDWLYHQRLVHVWDQGDUGLVSURYLGHG i Municipal Code Section 10.28.040 SURKLELWVFRQVWUXFWLRQZRUNWKDWSURGXFHVORXG QRLVHWKDWGLVWXUEVRUFRXOGGLVWXUEDSHUVRQRIQRUPDOVHQVLWLYLW\ZKRZRUNVRU UHVLGHVLQWKHYLFLQLW\RQDQ\ZHHNGD\H[FHSWEHWZHHQWKHKRXUVRIDP DQGSPRURQDQ\6DWXUGD\H[FHSWEHWZHHQWKHKRXUVRIDPDQG SP&RQVWUXFWLRQZRUNLVSURKLELWHGRQ6XQGD\VDQGIHGHUDOKROLGD\V7KH &LW\·V0XQLFLSDO&RGHGRHVQRWLGHQWLI\DQ\TXDQWLWDWLYHQRLVHOHYHOVWDQGDUGVIRU FRQVWUXFWLRQDFWLYLWLHV i Municipal Code Section 10.28.045 SURKLELWV PDLQWHQDQFH ZRUN WKDW SURGXFHV ORXGQRLVHWKDWGLVWXUEVRUFRXOGGLVWXUEDSHUVRQRIQRUPDOVHQVLWLYLW\ZKRZRUNV RUUHVLGHVLQWKHYLFLQLW\RQDQ\ZHHNGD\H[FHSWEHWZHHQWKHKRXUVRIDP DQGSPRURQDQ\6DWXUGD\H[FHSWEHWZHHQWKHKRXUVRIDPDQG SP0DLQWHQDQFHZRUNLVSURKLELWHGRQ6XQGD\VDQGIHGHUDOKROLGD\V7KH &LW\·V0XQLFLSDO&RGHGRHVQRWLGHQWLI\DQ\TXDQWLWDWLYHQRLVHOHYHOVWDQGDUGVIRU PDLQWHQDQFHDFWLYLWLHV i Municipal Code Section 20.30.080 SURKLELWV GHOLYHULHV ORDGLQJ XQORDGLQJ RSHQLQJFORVLQJ RU RWKHU KDQGOLQJ RI ER[HV FUDWHV FRQWDLQHUV EXLOGLQJ PDWHULDOVWUDVKUHFHSWDFOHVRUVLPLODUREMHFWVZLWKLQDQRQUHVLGHQWLDO ]RQLQJ GLVWULFW EHWZHHQ  SP 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FRPSO\ ZLWK 0XQLFLSDO &RGH 6HFWLRQ  ZKLFK OLPLWV FRQVWUXFWLRQ DFWLYLWLHVWREHWZHHQWKHKRXUVRIDPDQGSP0RQGD\V WKURXJK 6DWXUGD\V H[FHSWKROLGD\V DQGSURKLELWVFRQVWUXFWLRQDFWLYLWLHVRQ6XQGD\VDQG 201 IHGHUDO KROLGD\V %HFDXVH FRQVWUXFWLRQ DFWLYLWLHV ZRXOGEHFRPSOLDQW ZLWK WKH &LW\·V0XQLFLSDO&RGHQRLVHRUGLQDQFHVWDQGDUGVLPSDFWVZRXOGEHOHVVWKDQ VLJQLILFDQWDQGPLWLJDWLRQLVQRWUHTXLUHG 1HZSRUW%HDFK*HQHUDO3ODQ1RLVH(OHPHQW 3ROLF\1RIWKH&LW\·V*HQHUDO3ODQ1RLVH(OHPHQWUHTXLUHVWKDWDOOQHZSURMHFWVDUH FRPSDWLEOHZLWKWKHQRLVHHQYLURQPHQWLQZKLFKWKH\ZLOOEHORFDWHG&RPSDWLELOLW\LV GHWHUPLQHGE\XVLQJWKHYDOXHVLGHQWLILHGLQ7DEOH  TTable 5-8 City Municipal Code Section 10.26.025 Noise Standards Category Uses CNEL,dB 55- 60- 65- 70- 75- <55 60 65 70 75 80 Residential Single Family, Two Family, Multiple Family AABCCDD Residential Mixed Use A A A C C C D Residential Mobile Home A A B C C D D Commercial (Regional,District)Hotel, Motel, Transient Lodging A A B B C C D Commercial (Regional, Village District, Special) Commercial Retail, Bank, Restaurant, Movie Theatre AAAABBC Commercial, Industrial, Institutional Office Building, Research andDevelopment, Professional Offices,City Office Building A A A B B C D Commercial (Recreation), Institutional (Civic Center) Amphitheatre, Concert Hall Auditorium, Meeting Hall BBCCDDD Commercial (Recreation) Children’s Amusement Park,Miniature Golf course, Go-cart Track, Equestrian Center, Sports Club A A A B B D D Commercial (General, Special), Industrial,Institutional Automobile Service Station, Auto Dealership, Manufacturing,Warehousing, Wholesale, Utilities AAAABBB Institutional Hospital, Church, Library, Schools’ Classroom A A B C C D D Open Space Parks A A A B C D D Open Space Golf Course, Cemeteries, Nature Centers, Wildlife Reserves, Wildlife Habitat A A A A B C C Agriculture Agriculture AAAAAAA Zone A: Clearly Compatible – specified land use is satisfactory, based upon the assumption that any buildings involved are of normal conventional construction without any special noise insulation requirements. Zone B: Normally Compatible – New construction or development should be undertaken only after detailed analysis of the noise reduction requirements are made and needed noise insulation features in the design are determined. Conventional construction, with closed windows and fresh air supply systems or air conditionally will normally suffice. Zone C: Normally Incompatible – New construction or development should generally be discouraged. If new construction or development does proceed, a detailed analysis of noise reduction requirements must be made and needed noise insulation features included in the design. Zone D: Clearly Incompatible – New construction or development should generally not be undertaken. 6RXUFH:HLODQG$FRXVWLFV Appendix J 7DEOH  7KH ODQG XVH FDWHJRU\ DSSOLFDEOH WR WKH 3URMHFW VLWH LV ´&RPPHUFLDOµ ZKLFK LV FRPSDWLEOHZLWKDQRLVHHQYLURQPHQWRIXSWRG%7KH3URMHFWSURSRVHVWRFRQVWUXFW RQHPDULQHFRPPHUFLDOEXLOGLQJZLWKLWVQHDUHVWSURSRVHGEXLOGLQJIDoDGHORFDWHGDW DGLVWDQFHRIDERXWIHHWIURPWKHFHQWHUOLQHRI(DVW&RDVW+LJKZD\%DVHGRQWKH DQDO\VLVFRQWDLQHGLQAppendix JWKHQRLVHOHYHODWWKHSURSRVHGPDULQHFRPPHUFLDO 202 EXLOGLQJLVFDOFXODWHGWREHG%7KLVLVOHVVWKDQWKHVLJQLILFDQFHFULWHULRQRIG% WKHUHIRUHWKH3URMHFWZLOOQRWUHVXOWLQWKHH[SRVXUHRISHUVRQVWRQRLVHOHYHOVLQH[FHVVRI VWDQGDUGVHVWDEOLVKHGLQWKH&LW\·V*HQHUDO3ODQDQGWKHQRLVH LPSDFW LV OHVV WKDQ VLJQLILFDQW  &DOLIRUQLD%XLOGLQJ&RGH 7KH &DOLIRUQLD %XLOGLQJ &RGH &$/*UHHQ  UHTXLUHV WKDW WKH LQWHULRU QRLVH OHYHO RI D FRPPHUFLDOHVWDEOLVKPHQWQRWEHH[SRVHGWRQRLVHOHYHOVWKDWH[FHHGG%$:HLODQG $FRXVWLFVREWDLQHGDQRLVHPHDVXUHPHQWDWWKH3URMHFWVLWHGXULQJWKHHYHQLQJSHDN KRXU WR LGHQWLI\ WKH H[LVWLQJ DYHUDJH QRLVH OHYHO DW WKH QHDUHVW SURSRVHG PDULQH FRPPHUFLDOEXLOGLQJIDoDGH7KHUHVXOWVRIWKLVPHDVXUHPHQWSURYLGHGLQAppendix J LQGLFDWHDQ/HTRIG%$7KLVYDOXHZDVWKHQXVHGWRFDOLEUDWHDSURSULHWDU\YHUVLRQ RIWKH)+:$·V7UDIILF1RLVH0RGHOWRHVWLPDWHWKHIXWXUHSHDNKRXUQRLVHOHYHOWKDWZLOO RFFXUDWWKHXSSHUOHYHORIWKHSURSRVHGFRPPHUFLDOEXLOGLQJ7KHUHVXOWVRIWKH DQDO\VLV LQGLFDWH DQ HVWLPDWHG SHDN KRXU /HT RI  G%$ $VVXPLQJ WKDW VWDQGDUG FRPPHUFLDOFRQVWUXFWLRQSURYLGHVDQRLVHUHGXFWLRQRIG%ZLWKZLQGRZVDQGGRRUV FORVHGWKHLQWHULRU/HTZLWKLQWKHSURSRVHGEXLOGLQJLVHVWLPDWHGWREHG%$7KLV FRPSOLHVZLWKWKH6WDWH·V&$/*UHHQVWDQGDUGRIG%$WKHUHIRUHWKHLPSDFWLVOHVV WKDQVLJQLILFDQW :LHODQG$FRXVWLFVS   b) Would the Project result in the exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels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§ PVHF LVFRPPRQO\XVHGDVDVDIH WKUHVKROG OLPLWIRUEXLOGLQJV DOWKRXJK PLQRU GDPDJHKDVRFFDVLRQDOO\RFFXUUHGDWLQVHF §PVHF  :LHODQG$FRXVWLFV S 7KHUHIRUHLQVHFLVXVHGDVWKHVLJQLILFDQFHWKUHVKROGKHUHLQ  7KH SULPDU\ YLEUDWRU\ VRXUFHV GXULQJ FRQVWUXFWLRQ RI WKH 3URMHFW·V ODQGVLGH LPSURYHPHQWVZLOOEHWKHGR]HUVDQGWKHERUHGULOOULJXVHGWRSODFHWKHODQGVLGHSLOHV 7KH SULPDU\ YLEUDWRU\ VRXUFHV GXULQJ FRQVWUXFWLRQ RI WKH 3URMHFW·V ZDWHUVLGH LPSURYHPHQWV ZLOO EH SLOH GULYLQJ DFWLYLW\ $Q DQDO\VLV ZDV FRQGXFWHG E\ :HLODQG $FRXVWLFVWRHVWLPDWHWKHJURXQGERUQHYLEUDWLRQYHORFLWLHVWKDWZRXOGEHH[SHULHQFHG DWWKHQHDUHVWDGMDFHQWEXLOGLQJVGXULQJFRQVWUXFWLRQRIWKH3URMHFW UHIHUWRAppendix J 7KHUHVXOWVRIWKLVDQDO\VLVDUHVXPPDUL]HGLQ7DEOH  203 NO T TO SC A L E Fig u r e 5 - 1 2 Au g u s t 1 8 , 2 0 1 4 Pa g e 5 - 1 0 3 ES T I M A T E D P A R K I N G L O T A C T I V I T Y N O I S E L E V E L S 5.0 E n v i r o n m e n t a l C h e c k l i s t a n d E n v i r o n m e n t a l A n a l y s i s Mit i g a t e d N e g a t i v e D e c l a r a t i o n So u r c e ( s ) : W e i l a n d A c o u s t i c s ( 0 7 - 1 7 - 2 0 1 4 ) Ba l b o a M a r i n a W e s t Le a d A g e n c y : C i t y o f N e w p o r t B e a c h /L Q G D  , V O H хϲ ϱ ϲϬ Ͳ ϲ ϱ ϱϱ Ͳ ϲ Ϭ ϱϬ Ͳ ϱ ϱ ϰϱ Ͳ ϱ Ϭ ϰϬ Ͳ ϰ ϱ ϯϱ Ͳ ϰ Ϭ ϯϬ Ͳ ϯ ϱ фс ϯ Ϭ ^ŝŐ Ŷ Ɛ  Ă Ŷ Ě  Ɛ LJ ŵ ď Ž ů Ɛ Ƶ ŝ ů Ě ŝ Ŷ Ő Ɛ Wƌ Ž Ɖ Ğ ƌ ƚ LJ  > ŝ Ŷ Ğ Ɛ >Ğ Ƌ ͕  Ě   Pr o j e c t S i t e A r e a Pr o j e c t S i t e A r e a 20 4 TTable 5-9 Estimated Construction Vibration Levels Estimated PPV,in/sec Location Water-side Land-side Combined Residences on Linda Isle 0.0758 0.003 0.0788 Residences on Bayshore Dr.0.0163 0.001 0.0173 Sol Restaurant in Newport Harbor 0.009 0.004 0.013 Residences on N. Bayside Dr.0.010 0.037 0.047 6RXUFH:HLODQG$FRXVWLFV Appendix J 7DEOH  7KHVHYLEUDWLRQOHYHOVDUHOHVVWKDQWKHWKUHVKROGRILQVHF WKHUHIRUH WKH FRQVWUXFWLRQUHODWHGLPSDFWLVOHVVWKDQVLJQLILFDQW7KHUHZRXOG EH QR VRXUFHV RI YLEUDWLRQDVVRFLDWHGZLWK3URMHFWRSHUDWLRQ  c) Would the Project result in a substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? )LQGLQJ /HVVWKDQ6LJQLILFDQW,PSDFW7KH3URMHFWZRXOGQRWUHVXOWLQDVXEVWDQWLDO SHUPDQHQWLQFUHDVHLQDPELHQWQRLVHOHYHOVLQWKH3URMHFWYLFLQLW\DERYH OHYHOVH[LVWLQJZLWKRXWWKH3URMHFW,PSDFWVZRXOGEHOHVVWKDQVLJQLILFDQW DQGPLWLJDWLRQLVQRWUHTXLUHG  :LWKLQWKH3URMHFW·VVWXG\DUHD DVGHWHUPLQHGE\WKHWUDIILFVWXG\VFRSH VHHAppendix K WKHQRLVHVHQVLWLYHODQGXVHVRIFRQFHUQDUHWKHUHVLGHQWLDOSURSHUWLHVDGMDFHQWWR URDGZD\DUWHULDOVFDUU\LQJ3URMHFWWUDIILFWKHUHVLGHQFHVRQ/LQGD,VOHWKHUHVLGHQFHVRQ %D\VKRUH'ULYHDFURVV/RZHU1HZSRUW%D\IURPWKH3URMHFWVLWHWKHUHVWDXUDQWVORFDWHG WRWKHHDVWRIWKH3URMHFWVLWHDQG/HDVW7HUQ,VODQGLQ8SSHU1HZSRUW%D\6RPHRIWKH UHVLGHQFHVDUHEXIIHUHGIURPWKHWUDIILFQRLVHE\ZDOOVDQGIHQFHVRIYDULRXVKHLJKWV :LHODQG$FRXVWLFVS   7KH&LW\·V*HQHUDO3ODQ1RLVH(OHPHQW3ROLF\1UHTXLUHVWKHHPSOR\PHQWRIQRLVH PLWLJDWLRQ PHDVXUHV IRU H[LVWLQJ VHQVLWLYH XVHV ZKHQ D VLJQLILFDQW QRLVH LPSDFW LV LGHQWLILHG$VLJQLILFDQWQRLVHLPSDFWRFFXUVZKHQWKHUHLVDQLQFUHDVHLQWKHDPELHQW &1(/SURGXFHGE\QHZGHYHORSPHQWLPSDFWLQJH[LVWLQJVHQVLWLYHXVHV7KH&1(/ LQFUHDVHWKDWZRXOGEHVLJQLILFDQWLVVKRZQLQWKHIROORZLQJWDEOH Table 5-10 Significant Noise Impact Criteria CNEL dB Increase 55 dB 3 60 dB 2 65 dB 1 70 dB 1 Over 75 dB Any increase is considered significant 6RXUFH:HLODQG$FRXVWLFV Appendix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able 5-11 Summary of Existing Noise Measurements Measured Location Measurement Average Noise# Location Description Period Level,dB(A) 1 On the seawall at Newport Harbor 3:50 PM to 4:10 PM 60.1 2 At the offset of the mobile homes north of the Project site 2:38 PM to 2:58 PM 59.5 6RXUFH:HLODQG$FRXVWLFV Appendix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i Traffic. $V GRFXPHQWHG LQAppendix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i Expanded Private Marina and Public Boat Dock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i Marine Commercial Building. ([FHSWIRUXVHRIWKHRXWGRRUSDWLRDFWLYLWLHV DVVRFLDWHGZLWKWKHSURSRVHGPDULQHFRPPHUFLDOEXLOGLQJZRXOGRFFXULQWHULRU RIWKHEXLOGLQJDQGDUHQRWH[SHFWHGWRSURGXFHVLJQLILFDQWQRLVHOHYHOVDWWKH QHDUHVWUHVLGHQFHV RQ /LQGD,VOH RU %D\ 6KRUH 'ULYH RU DW WKHH[LVWLQJ QHDUE\ UHVWDXUDQWV%DVHGRQPHDVXUHPHQWVREWDLQHGDVSDUWRIRWKHUQRLVHVWXGLHVIRU UHVWDXUDQWV LQ 1HZSRUW %HDFK DQG WDNLQJ LQWR DFFRXQW WKH GLVWDQFHV WR WKH QHDUHVWUHVLGHQWLDOSURSHUWLHV ·WR· :HLODQG$FRXVWLFVUHSRUWVWKDWLWLV XQOLNHO\ WKDW ORQJWHUP SHUPDQHQW DFWLYLWLHV DW WKH SURSRVHG EXLOGLQJ ZRXOG 206 H[FHHG WKH TXDQWLWDWLYH QRLVH VWDQGDUGV LGHQWLILHG LQ 7DEOH (Wieland Acoustics, 2014, p. 33)2SHUDWLRQDODFWLYLWLHVZRXOGEHUHTXLUHGWRFRPSO\ZLWK &LW\RI1HZSRUW%HDFK0XQLFLSDO&RGHQRLVHRUGLQDQFHVWDQGDUGV7KXVQRLVH LPSDFWVZRXOGEHOHVVWKDQVLJQLILFDQWDQGPLWLJDWLRQLVQRWUHTXLUHG7HPSRUDU\ DQGSHULRGLFQRLVHDVVRFLDWHGZLWKWKHPDULQHFRPPHUFLDOEXLOGLQJLVGLVFXVVHG XQGHU7KUHVKROGG EHORZ i Parking Lot.8VLQJGDWDSURYLGHGE\WKH3URMHFW·VWUDIILFVWXG\ Appendix K  DQDO\VHVZHUHFRQGXFWHGE\:LHODQG$FRXVWLFVWRLGHQWLI\WKHQRLVHH[SRVXUHV DVVRFLDWHGZLWKWKHUHFRQILJXUHGSDUNLQJORW7KHUHVXOWVRIWKHQRLVHPRGHOLQJ DUHVKRZQLQ)LJXUHEstimated Parking Lot Activity Noise LevelsDVDQRLVH FRQWRXUPDS5HIHUULQJWR)LJXUHWKHQRLVHOHYHOGXHWRSHDN HYHQLQJ SDUNLQJORWDFWLYLWLHVLVHVWLPDWHGWREHG%$DWWKHFORVHVWUHVLGHQWLDOSURSHUW\ RQ/LQGD,VOHDQGQRWDEO\OHVVDWWKHUHVLGHQFHVRQ%D\VKRUH'ULYHWRWKHZHVW 7KHVHOHYHOVDUHEHORZWKH&LW\·VG%GD\WLPHDQGGEQLJKWWLPH QRLVH VWDQGDUGVIRUUHVLGHQWLDOXVH1RQRLVHLQFUHDVHLVFDOFXODWHGEHFDXVHDSDUNLQJ ORWH[LVWVRQWKH3URMHFWVLWHXQGHUH[LVWLQJFRQGLWLRQVDQGQRFRPSRQHQWRIWKH SURSRVHGSDUNLQJORWUHFRQILJXUDWLRQZRXOGUHVXOWLQQRLVHOHYHOLQFUHDVHVDXGLEOH DWRIIVLWHSURSHUWLHV  d) Would the Project result in a substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? )LQGLQJ /HVVWKDQ6LJQLILFDQW,PSDFWZLWK0LWLJDWLRQ:LWKPDQGDWRU\DGKHUHQFH WRWKHWLPLQJSURYLVLRQVRI0XQLFLSDO&RGH†GXULQJFRQVWUXFWLRQ DFWLYLWLHV3URMHFWLPSDFWVGXHWRDWHPSRUDU\RUSHULRGLFQRLVHLQFUHDVH DVVRFLDWHGZLWKFRQVWUXFWLRQDFWLYLWLHVZRXOGEHUHGXFHGWREHORZDOHYHO RIVLJQLILFDQFH0LWLJDWLRQLVUHFRPPHQGHGWRHQVXUHWKDWRSHUDWLRQRIDQ RXWGRRUSDWLRDWWKHIXWXUHPDULQHFRPPHUFLDOEXLOGLQJGRHVQRWUHVXOWLQ VXEVWDQWLDOWHPSRUDU\RUSHULRGLFQRLVHOHYHOLQFUHDVHV  7KHRQO\SRWHQWLDOVRXUFHVRIVXEVWDQWLDOWHPSRUDU\RUSHULRGLFLQFUHDVHVLQQRLVHOHYHOV DUHWHPSRUDU\DQGLQWHUPLWWHQWQRLVHDVVRFLDWHGZLWKWKH3URMHFW·VFRQVWUXFWLRQSURFHVV DQGSHULRGLFQRLVHWKDWPD\EHJHQHUDWHGIURPRSHUDWLRQRIWKHPDULQHFRPPHUFLDO EXLOGLQJ·VRXWGRRUSDWLR  i Construction Noise. 1RLVH ZLOO EH SURGXFHG IURP FRQVWUXFWLRQ RI WKH 3URMHFW RYHUDSHULRGRIDSSUR[LPDWHO\PRQWKV7HPSRUDU\DQGLQWHUPLWWHQW FRQVWUXFWLRQUHODWHGQRLVHOHYHOVDUHGLVFORVHGIRUHDFKFRQVWUXFWLRQSKDVHLQWKH 1RLVHUHSRUWSUHSDUHGE\:HLODQG$FRXVWLFVDQGDWWDFKHGWRWKLVGRFXPHQWDV Appendix J$VVXPPDUL]HGLQ7DEOHEstimated Average Construction Noise Levels HVWLPDWHG DYHUDJH QRLVH OHYHOV H[SHULHQFHG E\ VXUURXQGLQJ SURSHUWLHV ZRXOGUDQJHIURPG%$GXULQJSLOHLQVWDOODWLRQWRG%$GXULQJDUFKLWHFWXUDO FRDWLQJ DFWLYLWLHV SDLQWLQJ  7KH &LW\ FRQVLGHUV FRQVWUXFWLRQUHODWHG QRLVH LPSDFWV WR EH VLJQLILFDQW LI WKH FRQVWUXFWLRQ DFWLYLW\ YLRODWHVWKH&LW\·VQRLVH FRQWURO RUGLQDQFHV(Wieland Acoustics, 2014, p. 16) &RQVWUXFWLRQ DFWLYLW\ DVVRFLDWHGZLWKWKH3URMHFWZLOOEHUHTXLUHGWRFRQIRUPWRDOO&LW\RI1HZSRUW 207 %HDFK0XQLFLSDO&RGHQRLVHRUGLQDQFHVWDQGDUGVWKHUHIRUHWHPSRUDU\QRLVH LPSDFWVZRXOGEHOHVVWKDQVLJQLILFDQWDQGPLWLJDWLRQLVQRWUHTXLUHG i Marine Commercial Building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able 5-12 Estimated Average Construction Noise Levels Noise-Sensitive Location Construction Phase Estimated Construction Noise at Receptor Waterside Landside Combined Existing residences on Linda Isle Pile InstallationBuilding Construction Site Work, Drainage Paving Tenant Improvements Architectural Coating 70-85 66.567.2 66.3 67.6 59.5 57.7 72-8572-8572-85 72-85 70-85 70-85 Existing residences on Bayshore Dr. Pile Installation Building Construction Site Work, Drainage Paving Tenant Improvements Architectural Coating 61-76 59.6 60.3 58.5 59.8 52.6 50.8 63-76 64-76 63-76 64-76 62-7661-76 Existing Sol Restaurant in Newport Harbor Pile Installation Building Construction Site Work, DrainagePaving Tenant Improvements Architectural Coating 58-73 60.060.7 64.4 65.7 53.0 51.2 62-7363-73 65-7466-7459-73 59-73 Existing residences on N. Bayside Dr. Pile Installation Building Construction Site Work, Drainage Paving Tenant Improvements Architectural Coating 55-70 58.7 59.4 62.3 63.6 51.7 49.9 60-70 61-7063-71 64-71 57-70 56-70 6RXUFH:HLODQG$FRXVWLFV Appendix J 7DEOH  REWDLQHG DV SDUW RIRWKHU QRLVH VWXGLHV IRU UHVWDXUDQWV LQ 1HZSRUW %HDFKDQG WDNLQJLQWRDFFRXQWWKHGLVWDQFHVWRWKHQHDUHVWUHVLGHQWLDOSURSHUWLHV ·WR · :HLODQG$FRXVWLFVUHSRUWVWKDWLVXQOLNHO\WKDWWKHDFWLYLWLHVDWWKHSURSRVHG UHVWDXUDQWZRXOGH[FHHGWKHTXDQWLWDWLYHQRLVHVWDQGDUGVLGHQWLILHGLQ&KDSWHU RIWKH&LW\·V0XQLFLSDO&RGH(Wieland Acoustics, 2014, p. 36)+RZHYHU RSHUDWLRQVPD\YLRODWHWKHTXDOLWDWLYHSURYLVLRQVRIWKH0XQLFLSDO &RGH WKDW UHTXLUH QRLVH IURP VXFK HVWDEOLVKPHQWV WR EH LQDXGLEOH DW WKH SURSHUW\ OLQHV &KDSWHU  &KDSWHU (  RU WKDW SURKLELW ´ORXG RU UDXFRXVµ QRLVH &KDSWHU   7KHUHIRUH WKH SHULRGLF QRLVH LPSDFW RI WKH 3URMHFW DVVRFLDWHGZLWKRSHUDWLRQRIWKHPDULQHFRPPHUFLDOEXLOGLQJLVFRQVLGHUHGWR EHSRWHQWLDOO\VLJQLILFDQWDQGPLWLJDWLRQLVUHTXLUHG  208 e) For a project located within an airport land use 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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f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? )LQGLQJ 1R ,PSDFW 7KH 3URMHFW LV QRW ORFDWHG ZLWKLQ D 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·V0XQLFLSDO&RGH6HFWLRQ  DPDQGSPRQZHHNGD\VDPDQG SPRQ6DWXUGD\VFRQVWUXFWLRQLVSURKLELWHGRQ6XQGD\VDQGRU IHGHUDOKROLGD\V   ,PSOHPHQWDWLRQ RI 0LWLJDWLRQ 0HDVXUHV 00 1 DQG 001  ZRXOG UHGXFH WKH 3URMHFW·VQRLVHLPSDFWVWREHORZDOHYHORIVLJQLILFDQFH  PPopulation and Housing 5.4.13 a) Would the Project induce substantial 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)? )LQGLQJ 1R,PSDFW7KH3URMHFWSURSRVHV5HFUHDWLRQDODQG0DULQH&RPPHUFLDO ODQGXVHVLQDFFRUGDQFHZLWKWKH&LW\·V*HQHUDO3ODQDQGZRXOGQRW LQGXFHVXEVWDQWLDOSRSXODWLRQJURZWKHLWKHUGLUHFWO\RULQGLUHFWO\ 1R LPSDFWZRXOGRFFXUDQGPLWLJDWLRQLVQRWUHTXLUHG   7KH3URMHFWVLWHLVGHVLJQDWHG5HFUHDWLRQDODQG0DULQH&RPPHUFLDO &0)$5 E\WKH &LW\·V*HQHUDO3ODQ7KH&0GHVLJQDWLRQLVLQWHQGHGWRSURYLGHIRU FRPPHUFLDO GHYHORSPHQWRQRUQHDU1HZSRUW%D\ &LW\RI1HZSRUW%HDFK 7KHSURSRVHG 3URMHFWZRXOGGHYHORSWKHSURSHUW\ZLWK5HFUHDWLRQDODQG0DULQH&RPPHUFLDOODQG XVHVLQDFFRUGDQFHZLWKWKH&LW\·V*HQHUDO3ODQ  7KH 3URMHFW SURSRVHV WR UHFRQILJXUH WKH DUUDQJHPHQW RI XVHV RQWKH 3URMHFW VLWH WR HVWDEOLVKDQHZSXEOLFERDWGRFNLQDQDUHDRI1HZSRUW+DUERUWKDWFXUUHQWO\ODFNVD SXEOLFGRFNDQGWRLPSURYHWKHSULYDWH%DOERD0DULQDLQFOXGLQJLWVZDWHUVLGHDQG ODQGVLGH DUHDV 7KH 3URMHFW LV D YLVLWRUVHUYLQJ XVH DQG KDV QR SRWHQWLDO WR LQGXFH VXEVWDQWLDOSRSXODWLRQJURZWKLQWKHDUHDHLWKHUGLUHFWO\RULQGLUHFWO\1RLPSDFWZRXOG RFFXUDQGQRPLWLJDWLRQLVUHTXLUHG  210 b) Would the Project displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? )LQGLQJ 1R,PSDFW8QGHUH[LVWLQJFRQGLWLRQVWKH3URMHFWVLWHGRHVQRWFRQWDLQDQ\ UHVLGHQWLDOVWUXFWXUHV$FFRUGLQJO\WKH3URMHFWZRXOGQRWGLVSODFH VXEVWDQWLDOQXPEHUVRIH[LVWLQJKRXVLQJQHFHVVLWDWLQJWKHFRQVWUXFWLRQRI KRXVLQJHOVHZKHUH1RLPSDFWZRXOGRFFXUDQGPLWLJDWLRQLVQRWUHTXLUHG  8QGHUH[LVWLQJFRQGLWLRQV WKH 3URMHFWVLWH GRHV QRWFRQWDLQDQ\ UHVLGHQWLDO VWUXFWXUHV 7KHUHIRUHWKHUHLVQRSRWHQWLDOIRUWKH3URMHFWWRGLVSODFHKRXVLQJ1RLPSDFWZRXOG RFFXUDQGQRPLWLJDWLRQLVUHTXLUHG c) Would the Project displace substantial numbers of people, necessitating the construction of replacement housing elsewhere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ublic Services 5.4.14 Would the Project result in substantial adverse physical impacts associated with the provision of new or physically altered government facilities, need for new or physically altered government 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QRQUHVLGHQWLDOGHYHORSPHQWSURMHFWVWKDWDUHHVWLPDWHGWRHPSOR\DWRWDORIRQH KXQGUHG  RUPRUHSHUVRQVRUWKHFXUUHQWOLPLWVHWIRUWKE\WKH6RXWK&RDVW $LU4XDOLW\0DQDJHPHQW'LVWULFW 6&$40' LQ5XOHZKLFKHYHULVORZHUDW WKHWLPHRISURMHFWVXEPLWWDO&KDSWHULVQRWDSSOLFDEOHWRWKHSURSRVHG 3URMHFWEHFDXVHLWLVQRWH[SHFWHGWKDWRUPRUHSHRSOHZRXOGEHHPSOR\HG RQVLWH  $QDO\VLVRIWKH3URSRVHG3URMHFW $7UDIILF6WXG\ZDVSUHSDUHGIRUWKH3URMHFWE\.XQ]PDQ$VVRFLDWHVZKLFKLVLQFOXGHG DVAppendix KWRWKLVGRFXPHQW8VLQJWKH,QVWLWXWHRI7UDQVSRUWDWLRQ(QJLQHHUV ,7( 7ULS *HQHUDWLRQ +DQGERRN .XQ]PDQ $VVRFLDWHV FDOFXODWHG WKDW WKH SURSRVHG 3URMHFW ZRXOGJHQHUDWHDWRWDORIDSSUR[LPDWHO\GDLO\YHKLFOHWULSVRIZKLFKRFFXU GXULQJWKHPRUQLQJ $0 SHDNKRXUDQGRIZKLFKRFFXUGXULQJWKHHYHQLQJ 30  SHDNKRXUDVVKRZQLQ7DEOHProject Trip Generation$SDVV-E\WULSUHGXFWLRQ ZDVDSSOLHGWRWKHUHVWDXUDQWODQGXVHEDVHGXSRQWKH,7(+DQGERRN .XQ]PDQ $VVRFLDWHV ,QF  S   7ULS GLVWULEXWLRQ SDWWHUQ LQIRUPDWLRQ LV FRQWDLQHG LQ Appendix K0RUQLQJDQGHYHQLQJSHDNKRXULQWHUVHFWLRQWXUQLQJPRYHPHQWYROXPH H[KLELWVIRUWKH3URMHFW·VWUDIILFDUHSURYLGHGDV)LJXUHProject Morning Peak Hour Intersection Turning Movement VolumesDQG)LJXUHProject Evening Peak Hour Intersection Turning Movement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ppendix K. )RUH[LVWLQJ\HDU <HDU WUDIILFFRQGLWLRQVWKHVWXG\DUHDLQWHUVHFWLRQVFXUUHQWO\ RSHUDWHDW/HYHORI6HUYLFH /26 'RUEHWWHUGXULQJWKHPRUQLQJHYHQLQJSHDNKRXUV $VVKRZQRQ7DEOHIRUH[LVWLQJ\HDU <HDU 3URMHFWWUDIILFFRQGLWLRQVWKH VWXG\ DUHD LQWHUVHFWLRQV DUH SURMHFWHG WR RSHUDWH DW /26 ' RU EHWWHU GXULQJ WKH PRUQLQJHYHQLQJSHDNKRXUV7KXVDOHVVWKDQVLJQLILFDQWLPSDFWZRXOGRFFXUDQGQR PLWLJDWLRQLVUHTXLUHG  215 TTable 5-13 Project Trip Generation Land Use Quantity Units2 Peak Hour DailyMorningEvening Inbound Outbound Total Inbound Outbound Total Trip Generation Rates Quality Restaurant3 Office Marina TSF TSF Berth 0.66 1.37 0.03 0.15 0.19 0.05 0.81 1.56 0.08 5.02 0.25 0.11 2.47 1.24 0.08 7.49 1.49 0.19 89.95 11.03 2.96 Existing Trips Generated 4 Yacht Brokerage 1.2TSF 20201113 Proposed Trips Generated Quality Restaurant5 - Pass-By 6 Office 16.274 0.200 36 TSF TSF Berth 11 0 0 1 2 0 0 2 13 0 0 3 82 -36 0 4 40 -18 0 3 122 -54 0 7 1,464 -54 2 107 Subtotal 12 4165025751,519 Net New Trips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ig u r e 5 - 1 3 Au g u s t 1 8 , 2 0 1 4 Pa g e 5 - 1 1 6 PR O J E C T M O R N I N G P E A K H O U R I N T E R S E C T I O N T U R N I N G M O V E M E N T V O L U M E S Mit i g a t e d N e g a t i v e D e c l a r a t i o n So u r c e ( s ) : K u n z m a n A s s o c i a t e s , I n c . ( 0 4 - 1 7 - 2 0 1 4 ) Ba l b o a M a r i n a W e s t Le a d A g e n c y : C i t y o f N e w p o r t B e a c h 5.0 E n v i r o n m e n t a l C h e c k l i s t a n d E n v i r o n m e n t a l A n a l y s i s 21 7 NO T TO SC A L E Fig u r e 5 - 1 4 Au g u s t 1 8 , 2 0 1 4 Pa g e 5 - 1 1 7 PR O J E C T E V E N I N G P E A K H O U R I N T E R S E C T I O N T U R N I N G M O V E M E N T V O L U M E S Mit i g a t e d N e g a t i v e D e c l a r a t i o n So u r c e ( s ) : K u n z m a n A s s o c i a t e s , I n c . ( 0 4 - 1 7 - 2 0 1 4 ) Ba l b o a M a r i n a W e s t Le a d A g e n c y : C i t y o f N e w p o r t B e a c h 5.0 E n v i r o n m e n t a l C h e c k l i s t a n d E n v i r o n m e n t a l A n a l y s i s 21 8 TTable 5-14 Existing (Year 2014)+ Project Intersection Capacity Intersection Traffic Control2 Peak Hour ICU-LOS1 ICU Increase Existing (Year 2012) Existing (Year 2014) + Project Morning Evening Morning Evening Morning Evening Newport Boulevard SB Ramp (NS) at: West Coast Highway (EW)TS 0.873-D 0.659-B 0.873-D 0.659-B 0.000 0.000 Riverside Avenue (NS) at: West Coast Highway (EW)TS 0.771-C 0.789-C 0.772-C 0.790-C +0.001 +0.001 Tustin Avenue (NS) at: West Coast Highway (EW)TS 0.761-C 0.608-B 0.762-C 0.610-B +0.001 +0.002 Irvine Avenue (NS) at: 19th Street/Dover Drive (EW) 17th Street/Westcliff Drive (EW) TS TS 0.523-A 0.457-A 0.616-B 0.711-C 0.523-A 0.457-A 0.617-B 0.712-C 0.000 0.000 +0.001 +0.001 Dover Drive (NS) at: Westcliff Drive (EW) 16th Street (EW) West Coast Highway (EW) TS TS TS 0.429-A 0.496-A 0.619-B 0.440-A 0.495-A 0.681-B 0.430-A 0.498-A 0.620-B 0.445-A 0.499-A 0.686-B +0.001 +0.002 +0.001 +0.005 +0.004 +0.005 Bayside Drive (NS) at: East Coast Highway (EW)TS 0.651-B 0.619-B 0.654-B 0.627-B +0.003 +0.008 Jamboree Road (NS) at: San Joaquin Hills Road (EW) Santa Barbara Drive (EW) East Coast Highway (EW) TS TS TS 0.605-B 0.493-A 0.570-A 0.521-A 0.614-B 0.659-B 0.605-B 0.493-A 0.571-A 0.523-A 0.615-B 0.660-B 0.000 0.000 +0.001 +0.002 +0.001 +0.001 Santa Cruz Drive (NS) at: San Joaquin Hills Road (EW)TS 0.309-A 0.340-A 0.309-A 0.340-A 0.000 0.000 Santa Rosa Drive (NS) at: San Joaquin Hills Road (EW)TS 0.330-A 0.465-A 0.330-A 0.465-A 0.000 0.000 Newport Center Drive (NS) at: East Coast Highway (EW)TS 0.371-A 0.452-A 0.371-A 0.453-A 0.000 +0.001 Avocado Avenue (NS) at: East Coast Highway (EW)TS 0.451-A 0.502-A 0.451-A 0.502-A 0.000 0.000 MacArthur Boulevard (NS) at: San Joaquin Hills Road (EW) San Miguel Drive (EW) East Coast Highway (EW) TS TS TS 0.641-B 0.529-A 0.679-B 0.734-C 0.477-A 0.649-B 0.642-B 0.529-A 0.679-B 0.735-C 0.478-A 0.650-B +0.001 0.000 0.000 +0.001 +0.001 +0.001 1 ICU-LOS = Intersection Capacity Utilization - Level of Service (see Appendix C). 2 TS = Traffic Signal 6RXUFH.XQ]PDQ$VVRFLDWHV Appendix K 7DEOH    219 7RDFFRXQWIRUUHJLRQDOJURZWKRQURDGZD\V<HDUWUDIILFYROXPHV ZHUH FDOFXODWHGEDVHG RQ D  DQQXDO JURZWK UDWH RYHUD WKUHH\HDU SHULRG .XQ]PDQ $VVRFLDWHV,QFS )RUH[LVWLQJJURZWK <HDU DSSURYHGSURMHFWVWUDIILF FRQGLWLRQVWKHVWXG\DUHDLQWHUVHFWLRQVDUHSURMHFWHGWRRSHUDWHDW/26'RUEHWWHU GXULQJ WKH PRUQLQJHYHQLQJ SHDN KRXUV ZLWK WKH H[FHSWLRQ RI WKHIROORZLQJVWXG\ LQWHUVHFWLRQ  x 1HZSRUW%RXOHYDUG6%5DPS 16 DW o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ppendix KWRWKLVGRFXPHQW  )RU H[LVWLQJ  JURZWK <HDU    DSSURYHG SURMHFWV  FXPXODWLYH SURMHFWV WUDIILF FRQGLWLRQVWKHVWXG\DUHDLQWHUVHFWLRQVDUHSURMHFWHGWRRSHUDWHDW/26'RUEHWWHU GXULQJWKHPRUQLQJHYHQLQJSHDNKRXUVZLWKWKHH[FHSWLRQRIWKHIROORZLQJVWXG\DUHD LQWHUVHFWLRQ  x 1HZSRUW%RXOHYDUG6%5DPS 16 DW o :HVW&RDVW+LJKZD\ (:  0RUQLQJ3HDN+RXU/26(  )RUH[LVWLQJJURZWK <HDU DSSURYHGSURMHFWVFXPXODWLYHSURMHFWV3URMHFW WUDIILFFRQGLWLRQVWKHVWXG\DUHDLQWHUVHFWLRQVDUHSURMHFWHGWRRSHUDWHDW/26'RU EHWWHU GXULQJ WKH PRUQLQJHYHQLQJ SHDN KRXUV ZLWK WKH H[FHSWLRQ RI WKH IROORZLQJ LQWHUVHFWLRQWKDWLVSURMHFWHGWRRSHUDWHDW/26(GXULQJWKHPRUQLQJSHDNKRXU  x 1HZSRUW%RXOHYDUG6%5DPS 16 DW o :HVW&RDVW+LJKZD\ (:  0RUQLQJ3HDN+RXU/26(   $VVKRZQLQ<HDU3URMHFW*URZWK,QWHUVHFWLRQ&DSDFLW\IRUH[LVWLQJJURZWK <HDU DSSURYHGSURMHFWFXPXODWLYHSURMHFWV3URMHFWWUDIILFFRQGLWLRQVWKH 3URMHFWJHQHUDWHGWULSVGLGQRWLQFUHDVHE\RUPRUHDWDVWXG\DUHDLQWHUVHFWLRQ RSHUDWLQJDWZRUVHWKDQ/26'GXULQJWKHPRUQLQJHYHQLQJKRXUV7KXVDOHVVWKDQ VLJQLILFDQWLPSDFWZRXOGRFFXU  220  TTable 5-15 Year 2017+ Project Intersection Capacity Intersection Traffic Control2 Peak Hour ICU-LOS1 ICU Increase Existing + Growth (Year 2017) + Approved Projects Existing + Growth (Year 2017) + Approved Projects + Project Morning Evening Morning Evening Morning Evening Newport Boulevard SB Ramp (NS) at: West Coast Highway (EW)TS 0.93-E 0.70-B 0.93-E 0.70-B 0.00 0.00 Riverside Avenue (NS) at: West Coast Highway (EW)TS 0.83-D 0.84-D 0.83-D 0.84-D 0.00 0.00 Tustin Avenue (NS) at: West Coast Highway (EW)TS 0.82-D 0.66-B 0.83-D 0.66-B +0.01 0.00 Irvine Avenue (NS) at: 19th Street/Dover Drive (EW) 17th Street/Westcliff Drive (EW) TS TS 0.54-A 0.47-A 0.63-B 0.73-C 0.54-A 0.47-A 0.63-B 0.73-C 0.00 0.00 0.00 0.00 Dover Drive (NS) at: Westcliff Drive (EW) 16th Street (EW) West Coast Highway (EW) TS TS TS 0.43-A 0.50-A 0.66-B 0.44-A 0.50-A 0.74-C 0.43-A 0.50-A 0.66-B 0.45-A 0.51-A 0.74-C 0.00 0.00 0.00 +0.01 +0.01 0.00 Bayside Drive (NS) at: East Coast Highway (EW)TS 0.71-C 0.70-B 0.71-C 0.70-B 0.00 0.00 Jamboree Road (NS) at: San Joaquin Hills Road (EW) Santa Barbara Drive (EW) East Coast Highway (EW) TS TS TS 0.65-B 0.53-A 0.61-B 0.60-A 0.66-B 0.72-C 0.65-B 0.53-A 0.61-B 0.60-A 0.66-B 0.72-C 0.00 0.00 0.00 0.00 0.00 0.00 Santa Cruz Drive (NS) at: San Joaquin Hills Road (EW)TS 0.32-A 0.36-A 0.32-A 0.36-A 0.00 0.00 Santa Rosa Drive (NS) at: San Joaquin Hills Road (EW)TS 0.38-A 0.50-A 0.38-A 0.50-A 0.00 0.00 Newport Center Drive (NS) at: East Coast Highway (EW)TS 0.40-A 0.49-A 0.40-A 0.49-A 0.00 0.00 Avocado Avenue (NS) at: East Coast Highway (EW)TS 0.50-A 0.52-A 0.50-A 0.52-A 0.00 0.00 MacArthur Boulevard (NS) at: San Joaquin Hills Road (EW) San Miguel Drive (EW) East Coast Highway (EW) TS TS TS 0.67-B 0.58-A 0.71-C 0.78-C 0.50-A 0.67-B 0.67-B 0.58-A 0.71-C 0.78-C 0.50-A 0.68-B 0.00 0.00 0.00 0.00 0.00 +0.01 1 ICU-LOS = Intersection Capacity Utilization - Level of Service (see Appendix C). 2 TS = Traffic Signal 6RXUFH.XQ]PDQ$VVRFLDWHV Appendix K 7DEOH    221 TTable 5-16 Year 2017+ Project + Growth Intersection Capacity Intersection Traffic Control2 Peak Hour ICU-LOS1 ICU Increase Existing + Growth (Year 2017) + Approved Projects + Cumulative Projects Existing + Growth (Year 2017) + Approved Projects + Cumulative Projects + Project Morning Evening Morning Evening Morning Evening Newport Boulevard SB Ramp (NS) at: West Coast Highway (EW) TS 0.962-E 0.744-C 0.962-E 0.746-C 0.000 +0.002 Riverside Avenue (NS) at: West Coast Highway (EW)TS 0.862-D 0.895-D 0.863-D 0.897-D +0.001 +0.002 Tustin Avenue (NS) at: West Coast Highway (EW)TS 0.853-D 0.690-B 0.854-D 0.691-B +0.001 +0.001 Irvine Avenue (NS) at: 19th Street/Dover Drive (EW) 17th Street/Westcliff Drive (EW) TS TS 0.539-A 0.492-A 0.635-B 0.772-C 0.540-A 0.493-A 0.637-B 0.773-C +0.001 +0.001 +0.002 +0.001 Dover Drive (NS) at: Westcliff Drive (EW) 16th Street (EW) West Coast Highway (EW) TS TS TS 0.452-A 0.512-A 0.687-B 0.462-A 0.521-A 0.784-C 0.453-A 0.513-A 0.688-B 0.466-A 0.525-A 0.789-C +0.001 +0.001 +0.001 +0.004 +0.004 +0.005 Bayside Drive (NS) at: East Coast Highway (EW)TS 0.743-C 0.782-C 0.745-C 0.790-C +0.002 +0.008 Jamboree Road (NS) at: San Joaquin Hills Road (EW) Santa Barbara Drive (EW) East Coast Highway (EW) TS TS TS 0.684-B 0.564-A 0.667-B 0.625-B 0.681-B 0.836-D 0.684-B 0.564-A 0.668-B 0.625-B 0.682-B 0.838-D 0.000 0.000 +0.001 0.000 +0.001 +0.002 Santa Cruz Drive (NS) at: San Joaquin Hills Road (EW)TS 0.323-A 0.359-A 0.323-A 0.359-A 0.000 0.000 Santa Rosa Drive (NS) at: San Joaquin Hills Road (EW)TS 0.382-A 0.503-A 0.382-A 0.503-A 0.000 0.000 Newport Center Drive (NS) at: East Coast Highway (EW)TS 0.422-A 0.540-A 0.422-A 0.541-A 0.000 +0.001 Avocado Avenue (NS) at: East Coast Highway (EW)TS 0.568-A 0.599-A 0.568-A 0.599-A 0.000 0.000 MacArthur Boulevard (NS) at: San Joaquin Hills Road (EW) San Miguel Drive (EW) East Coast Highway (EW) TS TS TS 0.691-B 0.594-A 0.799-C 0.800-D 0.538-A 0.764-C 0.691-B 0.594-A 0.799-C 0.801-D 0.539-A 0.765-C 0.000 0.000 0.000 +0.001 +0.001 +0.001 1 ICU-LOS = Intersection Capacity Utilization - Level of Service (see Appendix C). 2 TS = Traffic Signal 6RXUFH.XQ]PDQ$VVRFLDWHV Appendix K 7DEOH   222 b) Would the Project conflict with an applicable congestion management program, including, but not limited to level of service standard and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways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c) Would the Project result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? )LQGLQJ 1R,PSDFW7KHQHDUHVWDLUSRUWWRWKH3URMHFWVLWHLV-RKQ:D\QH$LUSRUW ZKLFK LV ORFDWHG DSSUR[LPDWHO\  PLOHV QRUWK RI WKH 3URMHFW VLWH 7KH 3URMHFWVLWHLVQRWORFDWHGZLWKLQDQ$LUSRUW(QYLURQV/DQG8VH3ODQ $(/83  3ODQQLQJ$UHD$LUSRUW,PSDFW=RQH$(/831RWLILFDWLRQ$UHDRUDQ$LUSRUW 6DIHW\=RQH7KHKHLJKWRIWKHSURSRVHG3URMHFW·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FRQVWUXFWLRQRIWKHSURSRVHG3URMHFW:LWKLPSOHPHQWDWLRQRIWKHUHTXLUHGPLWLJDWLRQ WKH 3URMHFW ZRXOG KDYH D OHVVWKDQVLJQLILFDQW LPSDFW RQ KLVWRULFDQGSUHKLVWRULF UHVRXUFHV  b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) )LQGLQJ /HVVWKDQ6LJQLILFDQW,PSDFW7KHSURSRVHG3URMHFWZRXOG QRW UHVXOW LQ LPSDFWV WKDW DUH LQGLYLGXDOO\ OLPLWHG EXW FXPXODWLYHO\ FRQVLGHUDEOH &XPXODWLYHLPSDFWVRIWKHSURSRVHG3URMHFWZRXOGWKHUHIRUHEHOHVVWKDQ VLJQLILFDQWDQGPLWLJDWLRQPHDVXUHVDUHQRWUHTXLUHG  ,QRUGHUWRHYDOXDWHWKH3URMHFW·VSRWHQWLDOWRUHVXOWLQFXPXODWLYHO\VLJQLILFDQWLPSDFWV WKH &LW\ RI 1HZSRUW%HDFK 3ODQQLQJ 'LYLVLRQ FRPSLOHGD OLVW RIRWKHU FORVHO\ UHODWHG SDVW SUHVHQW DQG UHDVRQDEO\ IRUHVHHDEOH SUREDEOH IXWXUH SURMHFWV  7KH OLVW RI FXPXODWLYHSURMHFWVLVSURYLGHGEHORZ Project Name Fashion Island Expansion Temple Bat Yahm Expansion Ciosa - Irvine Project Newport Dunes Hoag Hospital Phase III St. Mark Presbyterian Church 2300 Newport Boulevard Newport Executive Court Hoag Health Center North Newport Center Santa Barbara Condo (Marriott) Newport Beach City Hall 328 Old Newport Medical Office Coastline Community College Bayview Medical Office Mariner's Point 232 4221 Dolphin Striker San Joaquin Hills Plaza Uptown Newport (Phase 2) Uptown Newport (Phase 1) Marina Park  %DVHGRQWKLVOLVWRISURMHFWVDQGWKHHYDOXDWLRQRI3URMHFWLPSDFWVLQWKLVGRFXPHQWDQG Technical Appendices A through M2 WKH 3URMHFW·V LPSDFWV LQ HYHU\ HQYLURQPHQWDO VXEMHFWDUHDZRXOGEHOHVVWKDQFXPXODWLYHO\FRQVLGHUDEOHZLWKPLWLJDWLRQDSSOLHGIRU WKH3URMHFW·VGLUHFWLPSDFWV0LWLJDWLRQPHDVXUHVLPSRVHGRQWKH3URMHFWIRULWVGLUHFW LPSDFWVZRXOGDOVRPLWLJDWHLWVFRQWULEXWLRQWRFXPXODWLYHHIIHFWV                  233 66.0 Mitigation Monitoring and Reporting Program MIT I G A T I O N MEA S U R E S RES P O N S I B L E PAR T Y / MON I T O R I N G PAR T Y IMP L E M E N T A T I O N STA G E COM P L I A N C E STA T U S Ae s t h e t i c s 00  $ (    3 U L R U  W R  D S S U R Y D O  R I  D  6 L W H  ' H Y H O R S P H Q W  5 H Y L H Z   W K H  &L W \  3 O D Q Q L Q J  ' L Y L V L R Q  V K D O O  U H Y L H Z  W K H  S U R S R V H G  DU F K L W H F W X U D O  G H V L J Q  R I  W K H  P D U L Q H  F R P P H U F L D O  EXL O G L Q J  W R  H Q V X U H  W K D W  W K H  G H V L J Q  F R P S O L H V  Z L W K  DS S O L F D E O H  S R O L F L H V  R I  W K H  & L W \ ·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i o l o g i c a l R e s o u r c e s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·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· V  6 W D Q G L Q J  & R R U G L Q D W R U   V X E P L W  D  UH S R U W  W R  W K H  1 0 ) 6  5 H J L R Q D O  2 I I L F H  D Q G  F R P S O \  Z L W K  DO O  D V V R F L D W H G  D Q G  I H D V L E O H  G L U H F W L Y H V   &2 $   3 L O H  G U L Y L Q J  V K D O O  E H  F R Q G L W L R Q H G  W R  U H T X L U H  HP S O R \ P H Q W  R I  D  ´ V R I W  V W D U W µ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´ V R I W  V W D U W µ  DS S U R D F K  L V  Q R W  H P S O R \ H G   &L W \  R I  1 H Z S R U W  %H D F K    & L W \  R I  1H Z S R U W  % H D F K  &R Q F X U U H Q W  Z L W K  ,P S O H P H Q W L Q J  3H U P L W V  D Q G  $S S U R Y D O V    23 6 MIT I G A T I O N MEA S U R E S RES P O N S I B L E PAR T Y / MON I T O R I N G PAR T Y IMP L E M E N T A T I O N STA G E COM P L I A N C E STA T U S Cu l t u r a l R e s o u r c e s 00  & 5    3 U L R U  W R  W K H  L V V X D Q F H  R I  J U D G L Q J  S H U P L W V   W K H  & L W \  V K D O O YH U L I \  W K D W  W K H  I R O O R Z L Q J  Q R W H  L V  L Q F O X G H G  R Q  W K H  JU D G L Q J  S O D Q V     ´, I  V X V S H F W H G  D U F K D H R O R J L F D O  U H V R X U F H V  D U H  HQ F R X Q W H U H G  G X U L Q J  J U R X Q G  G L V W X U E L Q J  FRQV W U X F W L R Q  D F W L Y L W L H V   W K H  F R Q V W U X F W L R Q  FR Q W U D F W R U  V K D O O  W H P S R U D U L O \  K D O W  Z R U N  L Q  D      IR R W  U D G L X V  D U R X Q G  W K H  I L Q G  X Q W L O  D  T X D O L I L H G  DUF K D H R O R J L V W  F D Q  E H  F D O O H G  W R  W K H  V L W H  W R  DV V H V V  W K H  V L J Q L I L F D Q F H  R I  W K H  I L Q G   D Q G   L I  QHF H V V D U \   G H Y H O R S  D S S U R S U L D W H  W U H D W P H Q W  PH D V X U H V  L Q  F R Q V X O W D W L R Q  Z L W K  W K H  & L W \  R I  1H Z S R U W  % H D F K  µ   7K H  J U D G L Q J  F R Q W U D F W R U  V K D O O  E H  U H V S R Q V L E O H  I R U  FR P S O \ L Q J  Z L W K  W K H  Q R W H   , I  W K H  D U F K D H R O R J L V W  GH W H U P L Q H V  W K D W  W K H  I L Q G  G R H V  Q R W  P H H W  W K H  & ( 4 $  *X L G H O L Q H V  †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†         *   7 K H  & L W \  D Q G  3 U R M H F W  $S S O L F D Q W   L Q  F R Q V X O W D W L R Q  Z L W K  W K H  D U F K D H R O R J L V W   V K D O O  GH V L J Q D W H  U H S R V L W R U L H V  L Q  W K H  H Y H Q W  W K D W  U H V R X U F H V  D U H  UH F R Y H U H G   Ha z a r d s a n d H a z a r d o u s M a t e r i a l s 00  + 0     ' X U L Q J  3 U R M H F W  J U D G L Q J  D Q G  F R Q V W U X F W L R Q  D F W L Y L W L H V   W K H FR Q V W U X F W L R Q  F R Q W U D F W R U  V K D O O  H Q V X U H  W K D W  S R V V L E O H  OR F D W L R Q V  Z K H U H  W K H  8 6 7 V  P D \  K D Y H  E H H Q  O R F D W H G   HL W K H U  Q H D U  W K H  H [ L V W L Q J  E X L O G L Q J  R U  D O R Q J  W K H  Z H V W H U Q  VLG H  R I  W K H  H [ L V W L Q J  S D U N L Q J  O R W   D V  L G H Q W L I L H G  E \  (Q Y L U R Q P H Q W D O  ( Q J L Q H H U L Q J   & R Q W U D F W L Q J   , Q F   ( ( &   DUH  S R W K R O H G  X V L Q J  K H D Y \  H T X L S P H Q W  W R  F R Q I L U P  W K H  SU H V H Q F H  R U  D E V H Q F H  R I  8 6 7 · V  R Q  W K H  O D Q G  V L G H  S R U W L R Q  RI  W K H  3 U R M H F W  V L W H   , I  8 6 7 V  D U H  G L V F R Y H U H G   W K H \  V K D O O  E H  GL V S R V H G  R I  S U R S H U O \  S H U  D S S O L F D E O H  6 W D W H  R I  & D O L I R U Q L D  DQ G  I H G H U D O  J X L G H O L Q H V   7 K H  2 U D Q J H  & R X Q W \  (Q Y L U R Q P H Q W D O  + H D O W K  ' H S D U W P H Q W  S U R Y L G H V  R Y H U V L J K W  DQ G  F R Q G X F W V  L Q V S H F W L R Q V  R I  D O O  X Q G H U J U R X Q G  W D Q N V  UH P R Y D O V   &R Q V W U X F W L R Q  &R Q W U D F W R U    2U D Q J H  & R X Q W \  (Q Y L U R Q P H Q W D O  +H D O W K  'H S D U W P H Q W  'X U L Q J  * U D G L Q J  DQ G  & R Q V W U X F W L R Q  $F W L Y L W L H V   23 8 MIT I G A T I O N MEA S U R E S RES P O N S I B L E PAR T Y / MON I T O R I N G PAR T Y IMP L E M E N T A T I O N STA G E COM P L I A N C E STA T U S 00  + 0    7 K H  I R O O R Z L Q J  & R Q G L W L R Q  R I  $ S S U R Y D O  V K D O O  E H  S O D F H G  RQ  W K H  3 U R M H F W · V  G H P R O L W L R Q  S H U P L W V    &2 $   $ O O  G H P R O L W L R Q  S H U P L W V  V K D O O  F R P S O \  Z L W K     D 6 & $ 4 0 '  5 X O H       Z L W K  U H V S H F W  W R  D V E H V W R V  FR Q W D L Q L Q J  P D W H U L D O V   E 7 L W O H      & D O L I R U Q L D  & R G H  R I  5 H J X O D W L R Q V  & & 5   'L Y L V L R Q     & K D S W H U     Z K L F K  D G G U H V V H V  W K H  U H P R Y D O  RI  F R P S R Q H Q W V  S D L Q W H G  Z L W K  O H D G  E D V H G  S D L Q W  / % 3   F 7 L W O H     R I  W K H  8  6   & R G H  R I  ) H G H U D O  5 H J X O D W L R Q V     &) 5  U H J D U G L Q J  W K H  U H P R Y D O  D Q G  G L V S R V D O  R I  3 & % V   &L W \  R I  1 H Z S R U W  %H D F K    & L W \  R I  1H Z S R U W  % H D F K  3U L R U  W R  , V V X D Q F H  RI  ' H P R O L W L R Q  3H U P L W V   Hy d r o l o g y a n d W a t e r Q u a l i t y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·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· V  D S S O L F D E O H  L P S O H P H Q W L Q J  S H U P L W V  D Q G  DS S U R Y D O V    &2 $   $ O O  F R Q V W U X F W L R Q  F R Q W U D F W V  V K D O O  G L 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 3H U P L W  R U  % X L O G L Q J  3H U P L W   24 1 MIT I G A T I O N MEA S U R E S RES P O N S I B L E PAR T Y / MON I T O R I N G PAR T Y IMP L E M E N T A T I O N STA G E COM P L I A N C E STA T U S GH Y L F H V    E ' X U L Q J  W K H  F R Q V W U X F W L R Q  S K D V H   W K H  3 U R M H F W  $ S S O L F D Q W  VK D O O  H Q V X U H  W K D W  F R Q V W U X F W L R Q  K R X U V   D O O R Z D E O H  Z R U N  GD \ V   D Q G  W K H  W H O H S K R Q H  Q X P E H U  R I  W K H  M R E  VX S H U L Q W H Q G H Q W  D U H  F O H D U O \  S R V W H G  D W  D O O  F R Q V W U X F W L R Q  HQ W U D Q F H V  W R  D O O R Z  U H V L G HQ W V  W R  F R Q W D F W  W K H  M R E  VX S H U L Q W H Q G H Q W   , I  W K H  M R E  V X S H U L Q W H Q G H Q W  U H F H L Y H V  D  FR P S O D L Q W   W K H  V X S H U L Q W H Q G H Q W  V K D O O  L Q Y H V W L J D W H   W D N H  DS S U R S U L D W H  F R U U H F W L Y H  D F W L R Q   D Q G  U H S R U W  W K H  D F W L R Q  WR  W K H  D S S U R S U L D W 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K R O L G D \ V    24 2  77.0 References Cited As Reference $QFKRU4($/3  $QFKRU4($/3-XULVGLFWLRQDO'HOLQHDWLRQ5HSRUW%DOERD0DULQD :HVW([SDQVLRQ'HFHPEHU $SSHQGL[&  &$$3ODQQLQJ  &$$3ODQQLQJ(PDLOFRUUHVSRQGHQFHIURP7RP0DWKHZVWR7UDF\ =LQQ0D\ &'& &DOLIRUQLD'HSDUWPHQWRI&RQVHUYDWLRQOrange County Important Farmland 2010.$YDLODEOHRQOLQHDW IWSIWSFRQVUYFDJRYSXEGOUS)003SGIRUDSGI &'& &DOLIRUQLD'HSDUWPHQWRI&RQVHUYDWLRQState of California Williamson Act Contract Land$YDLODEOHRQOLQHDW IWSIWSFRQVUYFDJRYSXEGOUS:$6WDWHZLGH0DS:$B B[SGI 1HZSRUW%HDFK D 1HZSRUW%HDFKCity of Newport Beach General Plan-XO\ $YDLODEOHRQOLQHDW KWWSZZZQHZSRUWEHDFKFDJRYLQGH[DVS["SDJH  1HZSRUW%HDFK E 1HZSRUW%HDFKCity of Newport Beach Draft Environmental Impact Report, General Plan 2006 Update (SCH No. 2006011119).-XO\ $YDLODEOHRQOLQHDW KWWSZZZQHZSRUWEHDFKFDJRYLQGH[DVS["SDJH  &LW\RI1HZSRUW %HDFK    &LW\RI1HZSRUW%HDFK0LWLJDWHG1HJDWLYH'HFODUDWLRQ%DOERD0DULQD 'RFN5HSODFHPHQW6&+1R$YDLODEOHIRUUHYLHZDW&LW\RI 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(Primary CEQA Consultant and Water Supply Assessment Preparer) 7UDF\=LQQ$,&33ULQFLSDO -HUULFD+DUGLQJ$,&36HQLRU3URMHFW0DQJHU (ULF+RURZLW]*,636HQLRU*UDSKLFV*,60DQDJHU &RQQLH$QGHUVRQ(QYLURQPHQWDO$QDO\VW  247 JN 923-003 MEMORANDUM To:Patrick Alford, City of Newport Beach From:Tracy Zinn, Principal Re:BALBOA MARINA WEST IS/MND:RESPONSE TO COMMENT LETTERS Date:September 23, 2014 As the California Environmental Quality Act (CEQA) Consultant contracted to the City of Newport Beach for the Balboa Marina West project, you asked that I supply responses to the comment letters received by the City of Newport Beach related to the Initial Study/Mitigated Negative Declaration (IS/MND). Responses to the substantive points of each letter are provided below. NOTE: There is a pagination error in the printed version of the IS/MND. Pages 5-41 to 5-44 repeat, which throws off the numbering sequence (i.e., the second Page 5-41 should be Page 5-45, the second page 5-42 should be 5-46, etc.). This error does not occur in the electronic version of the IS/MND provided on CD and online. For this reason, page numbers for both the printed version and electronic version of the IS/MND are given below for all page number references. California Cultural Resource Preservation Alliance, Inc. (CCRPA) August 18, 2014 Summary of Comments This letter discusses concerns related to the potential discovery of significant archaeological resources and potential disturbance to humans remains. With respect to Mitigation Measure CR-1, the CCRPA suggests that ground disturbing activities be monitored by a qualified archaeologist. In addition, the CCRPA suggests that a mitigation measure be added to comply with Section 7050.5 of the California Health and Safety Code, pertaining to the discovery of human remains. The CCRPA also requests that if significant archaeological resources are discovered and archaeological data recovery excavations are implemented, the data recovery plan should include the preparation of a non-technical report and public exhibit. The comment references the goals and policies of the National Park Service Historic Sites Act of 1935 and Section 1 of the National Historic Preservation Act of 1966, concerning historic sites, buildings, and objects of national significance. Response In response to this comment, Mitigation Measure MM CR-1 has been revised to require that the construction contractor be trained to identify suspected archaeological resources; or, that a professional archaeological monitor be retained to monitor ground-disturbing activities in previously undisturbed, native soils. Either circumstance would provide the same assurance that suspected resources are identified for evaluation. The IS/MND acknowledges the remote potential for Native American human remains to be unearthed during construction activity (IS/MND electronic version pp. 5-63, 64 and printed version pp. 5-60). Compliance with 248 BALBOA MARINA WEST IS/MND:RESPONSE TO COMMENT LETTERS September 22, 2014 Page 2 of 14 California Health and Safety Code, §7050.5 “Disturbance of Human Remains” is required by state law. The mandatory provisions of state law are not required to be repeated as mitigation measures. As specified by Mitigation Measure MM CR-1, a data recovery plan is required if a suspected archaeological resource is uncovered and a professional archaeologist determines that the resource is significant or potentially significant. The specifics of the data recovery plan will depend on the nature of the resource. Significant resources are required to be documented and placed in a public or private repository. Recovered resources are not required by state or federal law to be exhibited. The potential that any uncovered resource would rise to a level of national significance and be eligible for recognition under the National Park Service Historic Sites Act of 1935 or the National Historic Preservation Act of 1966 is highly unlikely and not reasonably foreseeable. The City has revised IS/MND Mitigation Measure MM CR-1. The revised mitigation measure is an amplification of the measure, is not a substantial modification to the IS/MND, and does not require the IS/MND to be recirculated. Metropolitan Water District of Southern California August 28, 2014 Summary of Comments This letter states that the Metropolitan Water District of Southern California has no existing facilities or rights of way within the limits of the project site. Response This comment letter is acknowledged. No revisions to the IS/MND are warranted City of Irvine Community Development August 28, 2014 Summary of Comments This letter states that the City of Irvine staff have received and reviewed the information provided and have no comments. Response This comment letter is acknowledged. No revisions to the IS/MND are warranted. Jackson DeMarco Tidus Peckenpaugh September 9, 2014 Summary of Comments This letter requests a copy of the Project’s grading plan cited in the IS/MND as “Stantec, 2014.” Additionally, the letter requests reference material for a statement in the IS/MND that the Project is expected to generate a demand for 3,395 gallons per day (gpd) of domestic water. 249 BALBOA MARINA WEST IS/MND:RESPONSE TO COMMENT LETTERS September 22, 2014 Page 3 of 14 Response The City of Newport Beach Community Development Department, Planning Division, provided the grading plan and requested reference material (filed in the Project’s administrative record with the City of Newport Beach) to the commenter by e-mail on September 11, 2014.IS/MND, Section 7, “References,” has been revised to include a citation for the water demand reference material. The City has added a reference citation to the IS/MND. The reference material was included in the City’s administrative record during public review of the draft IS/MND, is not new information, is not a substantial modification to the IS/MND, and does not require the IS/MND to be recirculated. California Department of Transportation (Caltrans) District 12 September 12, 2014 Summary of Comments This letter identifies Caltrans as a commenting and responsible agency on the Project. Caltrans indicates that any work performed within the Caltrans right-of-way (East Coast Highway) will require discretionary review and approval by Caltrans, and an encroachment permit and traffic control plan will be required. Response The Project proposes a small amount of physical disturbance in the Caltrans right-of-way at the Balboa Marina entrance driveway as shown on IS/MND Figure 3-11. In response to this comment, IS/MND Table 3-1 has been revised to list Caltrans as a responsible public agency, for issuance of an encroachment permit and approval of a traffic control plan. The City has revised IS/MND Table 3-1 to identify Caltrans. The addition is not a substantial modification to the IS/MND, and does not require the IS/MND to be recirculated. State Clearinghouse September 16, 2014 Summary of Comments This letter acknowledges compliance with the State Clearinghouse review requirements for draft environment documents pursuant to CEQA. This comment is noted. Response This comment letter is acknowledged. No revisions to the IS/MND are warranted. 250 BALBOA MARINA WEST IS/MND:RESPONSE TO COMMENT LETTERS September 22, 2014 Page 4 of 14 Still Protecting Our Newport (SPON) September 16, 2014 Summary of Comments This letter expresses disagreement with the City’s determination that a MND adequately addresses the impacts of Project due to proposed heights, visual impacts, parking impacts, ingress and egress from Pacific Coast Highway, and increased intensity of bay use. The letter requests that the City prepare an Environmental Impact Report (EIR). Response The comment letter does not provide any detail or evidence to support the commentor’s claim that the MND does not adequately address the Project’s environmental effects. The IS/MND evaluates the Project and determines that all impacts would be less than significant or reduced to a level of less than significant with mitigation measures applied. The IS/MND thoroughly evaluates the issue of proposed heights and visual impacts under the topic of “Aesthetics” (IS/MND Section 5.4.1; pp. 5-14 to 5-36). As concluded by IS/MND Section 5.4.1, although the Project would introduce a new marine commercial building up to 40 feet in height that could be perceived as a substantial change to the existing views of the site from off-site locations, implementation of Mitigation Measure MM AE-1 would ensure that the future marine commercial building is designed in a manner that provides architecturally enhanced components while demonstrating compatibility with existing developed elements in the surrounding viewshed. Changes due to the introduction of new boat slips would be less than significant because the new boat slips would appear as an extension of the existing boat slips that occur in Newport Harbor. Additionally, improvements to the parking lot and associated landscaping would not be prominently visible from off-site locations and would not represent a substantial change as compared to the existing condition. Six (6) visual simulations are included in the IS/MND as Figures 5-6 to 5-11 to support this conclusion. Therefore, with implementation of Mitigation Measure MM AE-1, Project-related impacts associated with building height and visual quality would be reduced to below a level of significance. The IS/MND thoroughly evaluates the topic of parking and ingress and egress from East Coast Highway under the topic of “Transportation/Traffic” (IS/MND Section 5.4.16; electronic version pp. 5-112 to 5-124 and printed version pp. 5- 108 to 5-120). The Project would generate approximately 1,506 daily vehicle trips. These trips would increase traffic by less than 1% at intersections that experience congestion (defined as operating at a Level of Service D (LOS D) or worse during the morning/evening peak hours). The Project site’s ingress and egress point is a driveway connecting to East Coast Highway and is not congested or projected to become congested. Accordingly, the Project would not conflict with any applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system. Regarding parking, the Project is required to supply an adequate number of parking spaces on the property consistent with the City’s Municipal Code parking requirements. Also, the overall layout of the existing parking lot would be reconfigured to improve circulatory access through the site. Parking and ingress and egress impacts will be less than significant and mitigation is not required. The IS/MND thoroughly evaluates the topic of increased bay use intensity under the topic of “Land Use and Planning” (IS/MND Section 5.4-10; electronic version pp. 5-90 to 5-95 and printed version 5-86 to 5-91). The City of Newport Beach land use plans, policies, and regulations applicable to the proposed Project include the City’s General Plan, Coastal Land Use Plan, and Zoning Code/Municipal Code. Based on the information presented in the IS/MND and in its Appendix M1, “General Plan Consistency Analysis” and Appendix M2, “Coastal Land Use Plan Consistency Analysis,” the Project would not conflict with any applicable plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental impact. The Project site is designated Recreational and Marine Commercial (CM 0.3 FAR) by the City’s General Plan and Zoning Ordinance and is designated Recreational and Marine 251 BALBOA MARINA WEST IS/MND:RESPONSE TO COMMENT LETTERS September 22, 2014 Page 5 of 14 Commercial (CM-A 0.00-0.30 FAR) by the Coastal Land Use Plan. The Project is consistent with those designations. Furthermore, Mitigation Measure LU-1 ensures that City review of future applications for a Site Development Review and a Conditional Use Permit will require mandatory compliance with all applicable General Plan and Coastal Land Use Plan policies. Accordingly, impacts will be less than significant with mitigation incorporated. The IS/MND also evaluates the topic of bay use under the topics of “Aesthetics” (IS/MND Section 5.4-1;pp. 5-14 to 5- 36),“Biological Resources (IS/MND Section 5.4.4; electronic version pp. 5-49 to 5-60and printed version pp. 5-45 to 5-56)“Hydrology and Water Quality” (IS/MND Section 5.4-9;.electronic version pp. 5-82 to 5-90and printed version pp. 5-78 to 5-86), and “Land Use and Planning” (IS/MND Section 5.4-10; electronic version pp. 5-90 to 5-95 and printed version 5-86 to 5-91). Aesthetic changes in the bay due to the introduction of new boat slips would be less than significant because the new boat slips would appear as an extension of the existing boat slips that already occur in Newport Harbor and the new slips would not obstruct a scenic view or substantially degrade the existing visual quality or character of the area. Six (6) visual simulations are included in the IS/MND to support that conclusion. In regards to biological resource impacts, all impacts in the bay would be temporary and occur during the Project’s construction period. This conclusion is supported by Technical Appendix B, “Marine Biological Assessment, Technical Appendix C, “Jurisdictional Delineation Report,” Technical Appendix D, “Coastal Engineering Study, Technical Appendix E, “Impact Assessment for Proposed Project Alternatives,” and Technical Appendix F, “Dredged Material Evaluation Sampling and Analysis Report.” Based on the conclusions of these extensive technical analyses, the Project’s biological impacts would be limited to temporary impacts during its construction period and impacts to a small area of eelgrass. Mitigation Measures MM BR-1 to MM BR-6 are required to ensure that all biological resource impacts are reduced to below a level of significance. Similarly, temporary water quality impacts identified in the IS/MND associated with turbidity during water-side construction would be reduced to below a level of significance by Mitigation Measure MM HWQ-2. Potential operational-related water quality impacts are identified and addressed in Technical Appendix I, “Preliminary Water Quality Management Plan,” which potential impacts would be mitigated to a less than significant level by the preparation and implementation of a Marina Management Plan required by Mitigation Measure MM HWQ- 1. In conclusion, based on the IS/MND and all of the information contained in the IS/MND Technical Appendices and Project’s administrative record, the City finds no substantial evidence that the Project would have a significant effect on the environment. As such, an EIR is not required. No revisions to the IS/MND are warranted. Jackson DeMarco Tidus Peckenpaugh September 17, 2014 Summary of Comment 1 The letter claims that the IS/MND violates CEQA by failing to analyze and mitigate the potential environmental impacts of the Project together with the approved Back Bay landing and pending harbor water bus/taxi projects. Response The IS/MND contains an analysis of cumulative effects and considers the Back Bay Landing project. The IS/MND (electronic version pp. 5-131, 132 and printed version pp. 5-127, 128) listed the cumulative projects that were considered in the analyses, but inadvertently only listed the approved projects and not the projects that are under 252 BALBOA MARINA WEST IS/MND:RESPONSE TO COMMENT LETTERS September 22, 2014 Page 6 of 14 consideration and not yet approved. Table 7 of the Project’s traffic study (IS/MND Technical Appendix K, p. 44) listed those projects as follows: Project Name Koll-Conexant Back Bay Landing Banning Ranch Old City Hall Complex Redevelopment/Lido House Hotel Newport Coast - TAZ 1 Newport Coast - TAZ 2 Newport Coast - TAZ 3 Newport Coast - TAZ 4 Although the list of these projects was inadvertently omitted from the IS/MND (electronic version pp. 5-131, 132 and printed version pp. 5-127, 128), they were considered and evaluated in the IS/MND analyses and in the analyses provided in Technical Appendices A (Air Quality and Greenhouse Gas), J (Noise), and K (Traffic). The IS/MND (electronic version p. 5-132 and printed version p. 128) has been revised accordingly to list the above projects. The “Water Bus/Taxi” project noted in this comment is speculative. Although the City has discussed the possibility of a water bus/taxi, an application has not been filed, its feasibility is uncertain, and a feasibility study is not yet complete. As such, it is not a “project” as defined by CEQA and is certainly not a reasonably foreseeable project that warrants consideration in a cumulative effects analysis. In addition, because of its speculative nature, there are no details to study at this time. The Back Bay Landing project and the proposed Balboa Marina West project are two distinct projects and are not the same project. The Back Bay Landing project proponent is Bayside Village Marina, LLC, whereas the Balboa Marina West project proponents are Irvine Company and the City of Newport Beach. The Back Bay Landing Draft EIR was completed and circulated for public review in October 2013, whereas the Balboa Marina West project application was not on file with the City of Newport Beach until December 2013. Regarding the cumulative evaluation of aesthetics, the Back Bay Landing project is located on the north side of East Coast Highway whereas the Balboa Marina West project is proposed on the south side of East Coast Highway. The highway provides a clear visual separation. In addition, the Back Bay Landing EIR (SCH No. 2012101003) concluded that the Back Bay Landing project’s aesthetic impacts would be less than significant. The one building proposed on the Balboa Marina West property would have a less than significant potential to result in a significant, cumulatively considerable aesthetic impact, especially considering that the two projects are physically separated by a highway. The City has added the full list of evaluated cumulative projects to the IS/MND. The full list of projects was included in the City’s administrative record during public review of the draft IS/MND, is not new information, is not a substantial modification to the IS/MND, and does not require the IS/MND to be recirculated. Summary of Comment 2 The comment letter suggests that the IS/MND should be revised to include additional information to analyze and mitigate the Project’s temporary and permanent noise and vibration effects on residences on Linda Isle. 253 BALBOA MARINA WEST IS/MND:RESPONSE TO COMMENT LETTERS September 22, 2014 Page 7 of 14 Linda Isle is a private, gate-guarded community. As stated in the MND and noise study (Technical Appendix J), data gathered during the 2008/9 noise and vibration monitoring conducted by Anchor QEA at Linda Isle during the construction of the original Balboa Marina dock replacement project was used to analyze and access potential noise and vibration impacts associated with the proposed Project. The 2008/9 Balboa Marina dock replacement project involved demolition, seawall repair, pile installation, dredging, and new marina construction and the same contractor, equipment, and construction techniques will be employed by the currently proposed Project. Therefore, additional measurements taken from Linda Isle were unnecessary. Based on the professional opinion of David Wieland, Principal Consultant of Wieland Acoustics having more than 30 years of experience in acoustical and vibration analyses, the acoustical study prepared by Wieland for the operation of the proposed marine commercial building, including a potential restaurant tenant, presents an adequate and appropriate mitigation measure for protecting the residents of Linda Isle from significant noise level increases associated with the building’s operation. As stated in the MND and the noise study (Technical Appendix J), a potentially significant impact is only anticipated if the proposed building has noise-generating activities on an outdoor patio and/or live entertainment. At this early stage of the planning process, it is not known whether the future building will have such noise-generating uses. In addition, the Project is still in its Approval in Concept stage and design characteristics of the building are not yet known, including the location and design of any outdoor dining areas. The need for such measures will be addressed in a subsequent acoustical study that will be prepared once the design of the building and the operational parameters for the building tenants are known as required by Mitigation Measure MM N-1. Mitigation Measure MM N-1 specifies the requirement for the subsequent acoustical study and provides a performance measure (compliance with the requirements identified in Chapters 5.28, 10.26, 10.028.020, and 20.48.909(E) of the City of Newport Beach Municipal Code, which address noise.) The issue of potential noise impacts from pedestrians walking to and from the parking areas and the proposed marine commercial building is not addressed directly in the Wieland Acoustics study (Technical Appendix J); however, pedestrian activity was included in the analysis. The SoundPLAN model that was used to analyze parking lot noise levels (refer to Section 9.2.3 of Technical Appendix J) included a +3 dB correction to account for the noise of patrons in the parking lot. This model anticipated pedestrians walking throughout the entire parking area, including along the marina frontage. In addition, the issue of noise from activities in the parking lot was addressed in Section 9.2.3 of the Technical Appendix J. As indicated in the Wieland Acoustics study, it is anticipated that activities in the parking lot (vehicle movements, car doors opening and closing, patrons talking, etc.) will generate a noise level that is well below the City’s daytime and nighttime noise standards, as established by the City of Newport Beach Municipal Code. Therefore, mitigation is not required or recommended. It should also be noted that there is a large parking lot on the property under existing conditions and the proposed, reconfigured parking lot would not be a new introduced activity. Regarding the issue of vibration, Technical Appendix J indicates that there is always the potential risk for structural damage, even at relatively low vibration velocities. To address this, there was an extensive monitoring program conducted during the initial reconstruction of Balboa Marina in 2008/9. The monitoring report prepared by Anchor QEA (included as Enclosure 1 of Technical Appendix J) showed that there was no structural damage at any location in the Project’s vicinity, including at Linda Isle. Because the waterside improvements associated with the proposed Balboa Marina West project will include fewer piles than with 2008/9 reconstruction, and because most of the piles will be installed farther away from Linda Isle than with the 2008/9 reconstruction, it is the professional opinion of Wieland Acoustics, based on substantial evidence from the 2008/9 monitoring program, that no structural damage will result at Linda Isle from construction of the Balboa Marina West waterside improvements. The methodology that will be used to install the piles for the landside improvements will produce even less vibration than the methodology used to install the waterside improvements. Therefore, the MND appropriately concludes, with sufficient evidence from the extensive 254 BALBOA MARINA WEST IS/MND:RESPONSE TO COMMENT LETTERS September 22, 2014 Page 8 of 14 monitoring that occurred in 2008/9, that no structural damage will result at Linda Isle from construction of Balboa Marina West. Attachment A to this Response to Comments document is an exhibit that was included in the final noise/vibration report prepared by Anchor QEA. The report documented the results of extensive noise and vibration monitoring during the 2008/9 reconstruction of Balboa Marina. The exhibit shows 16 locations for meter installations. The range of the monitoring activity is depicted by a blue line along the property seawalls extending along the entire frontage of properties facing Balboa Marina. Monitors and meters were re-positioned as required since equipment and construction activity changed location as work progressed. No revisions to the IS/MND are warranted. The comments do not support a fair argument that the analysis as presented in the IS/MND is insufficient or a fair argument that there will be significant impacts. Summary of Comment 3 The comment letter requests revisions to the IS/MND to provide additional information and analysis of the Project’s water and wastewater demands. Response IS/MND Section 3.1.2.B states that based on typical utility usage rates for restaurants and commercial establishments, the proposed marine commercial building is expected to generate a utility demand for 3,395 gallons per day (gpd) of water and 2,755 gpd of wastewater treatment capacity. In response to this comment, Stantec was asked to provide more detail, and supply water and wastewater treatment demand calculations for the entirety of the Project site, without taking any credit for water demand or wastewater generation by existing uses on the property. Stantec’s full memorandum, dated September 23, 2014, is attached to this Response to Comments document. Stantec provided the following table, based on normal year water demand factors provided by Irvine Ranch Water District. The calculation of water demand for landscape areas is based the City’s Landscape Ordinance and requirement for drought tolerant plant material pursuant to California Coastal Commission guidelines and the City of Newport Beach’s Water Efficient Landscape Ordinance (Municipal Code Chapter 14.17). Dry year water demands are based on emergency drought conditions, where water demand reduction measures are required to be implemented. A normal-year water demand for the Project is calculated by Stantec to be 4,479 gpd. A dry-year 20% reduction in water usage for the Project would result in a usage of 3,583 gpd. Stantec also provided the following table, which verifies that the figure of 2,755 gpd of wastewater treatment capacity demand cited in IS/MND Section 3.1.2.B is accurate. 255 BALBOA MARINA WEST IS/MND:RESPONSE TO COMMENT LETTERS September 22, 2014 Page 9 of 14 The conclusion given in the IS/MND that there is a sufficient water supplyand sufficient wastewater treatment capacity to service the proposed Project is accurate.As shown above, there is no change to the IS/MND’s reported wastewater generation calculation of 2,755 gpd. IS/MND Section 5.4.17 (electronic version p. 5-127 and printed version p. 123), has been updated to indicate a total normal year water demand of 4,479 gpd, including water demand for landscaping taking no credit for water used by existing uses on the property (including landscaping). Even through the Project’s total water demand will be greater than the building-only demand reported in the IS/MND distributed for public review, the total demand would still result in a less than significant impact to the environment. The City’s Urban Water Management Plan (UWMP) assumes build-out of the City in accordance with its General Plan, which designates the Project site as Marine Commercial (CM 0.3 FAR). The proposed Project is consistent with the CM 0.3 FAR designation, and thus its water demand is planned for by the UWMP,and the City has entitlements to sufficient water supplies to serve its existing and projected demand. Dry year water demands are based on emergency drought conditions, where water use reduction measures are required to be implemented. This year, the Governor of California issued Proclamation No. 1-17-2014, to campaign the requirement to reduce water demands by 20%. The proposed Project, like all development in the City, would be required to implement the necessary measures as would be required by the City of Newport Beach, Ordinance No. 2009- 24. A 20% reduction in water usage for the Project would result in a daily usage of 3,583 gpd. This would be achievable through conservation efforts by the marine commercial building tenant, with the most savings due to restrictions on landscape watering days and durations imposed by the City. Accordingly, the Project would not result in the need to expand water entitlements. A less-than-significant impact would occur and mitigation is not required. The City has revised IS/MND to identify the water demand for the entire Project site. The revision is not a substantial modification to the IS/MND, and does not require the IS/MND to be recirculated. Summary of Comment 4 The comment letter requests additional information and analysis of the Project’s aesthetic impacts, particularly related to light, glare, and building height. Response The IS/MND contains an extensive evaluation of potential aesthetic impacts, including the effects of light, glare, and scenic view obstruction associated with building height. The existing Balboa Marina parking lot is tiered under existing conditions. Some portions of the parking lot are proposed to be raised in grade, and other portions are proposed to be lowered in grade. The parking spaces in the southern portion of the Project site would be lowered, not raised. Also, a portion of the raised area would be located immediately north of the proposed building and the building would block vehicle headlights from view of Linda Isle. In addition, a number of the proposed parking spaces will occur under the 256 BALBOA MARINA WEST IS/MND:RESPONSE TO COMMENT LETTERS September 22, 2014 Page 10 of 14 proposed marine commercial building, which also will effectively block light from vehicles parked in those spaces from view of Linda Isle. The portion of the parking lot that is proposed to be raised and within view of Linda Isle is designed to be positioned behind a landscape zone densely planted with trees. Refer to IS/MND Figure 3-9, Conceptual Landscape Plan. As shown, a double row of trees is proposed in this landscape island. This landscaped island is a Project design feature, not a mitigation measure. Therefore, there is no potential for vehicle headlights in the reconfigured parking lot to result in a new source of substantial light or glare. It should also be noted that there is a large parking lot on the property under existing conditions and the proposed, reconfigured parking lot and light from vehicle headlights would not be a new introduced activity. Regarding the conceptual design of the proposed building, the Project is still in its Approval in Concept stage and design characteristics of the building are not yet known. Regardless, the IS/MND presents an extensive evaluation of the maximum permitted bulk and scale of the building, to a maximum height of 40 feet. Six (6) visual simulations were prepared, presented in the IS/MND, and analyzed for the building’s potential to substantially block public views or result in a substantial degradation of the existing visual character or quality of the site and its surroundings. The IS/MND concluded that the maximum building height of 40 feet would not substantially block public views or degrade visual character or quality of the site and its surroundings. However, because the specific architectural details of the building are not known at this time, Mitigation Measures MM AE-1 and AE-2 are imposed to ensure that when the future building design is reviewed by the City, it meets all of the applicable policies of the City’s General Plan and Coastal Land Use Plan. Because impacts would be less than significant, there is no need to impose a height restriction on the structure beyond the height restriction already imposed by the City’s Coastal Land Use Plan. No revisions to the IS/MND are warranted. The comments do not support a fair argument that the analysis as presented in the IS/MND is insufficient or a fair argument that there will be significant light, glare, or aesthetic impacts. Summary of Comment 5 The letter suggests that the MND should be revised to provide additional information and clarify the project’s grading impacts. Response The earthwork quantities presented in the IS/MND are accurate. A preliminary calculation conducted by Stantec and attached to the Project’s grading plan estimates 3,653 cubic yards (cy) of cut and 7,860 cy of fill. The difference of 2,843 cy (needed fill) would be accomplished by approximately 1,300 cy of upland soils removed as part of the waterside development (IS/MND Subsection 3.2, p. 3-6) and remainder by import. The import quantity using Stantec’s calculations would be approximately 1,543 cy whereas the MND identifies 1,364 cy of import. The difference of 179 cy equates to approximately only nine dump truck trips, as one dump truck carries 20 cy. The Project proponent (Irvine Company) owns many properties within one-mile of the Project site, from which the earth material would be hauled. The haul distance of one mile is therefore established, and accurate for analysis. Based on the construction characteristics of the Project disclosed in IS/MND Section 3.0, Project Description, the number of construction-related trips would be far less than the operational-related trips fully analyzed for the Project. Reference citations to the Stantec grading plans have been corrected in the IS/MND. No revisions to the IS/MND are warranted. The comments do not support a fair argument that the analysis as presented in the IS/MND is insufficient or a fair argument that there will be significant impacts resulting from the hauling of earth material. 257 BALBOA MARINA WEST IS/MND:RESPONSE TO COMMENT LETTERS September 22, 2014 Page 11 of 14 Summary of Comment 6 The comment letter suggests that the MND must be revised and recirculated. Response CEQA Guidelines Section 15073.5 describes the conditions under which a MND that was circulated for public review is required to be re-circulated for additional public review and comment. CEQA Guidelines Section 15073.5 states a lead agency is required to recirculate a MND when the document is substantially revised. A “substantial revision” is defined as a circumstance under which: a. A new, avoidable significant effect is identified and mitigation measures or project revisions must be added in order to reduce the effect to insignificance; or, b. The lead agency determines that the proposed mitigation measures or project revisions will not reduce potential effects to less than significance and new measure or revisions must be required. As summarized above and listed below in the “Errata Table of Corrections and Revisions,” there were no public comments or changes to the text or analysis of the Balboa Marina West IS/MND that resulted in the identification of any new significant environmental effect requiring mitigation. In addition, based on comments received on the Balboa Marina West IS/MND, only minor, non-substantive revisions that merely clarify or amplify information presented in the IS/MND were required (as described below in the Errata Table of Corrections and Additions). Additionally, the IS/MND circulated for public review was fundamentally and basically adequate, and all conclusions presented in the IS/MND were supported by evidence provided within the MND or the administrative record for the proposed Project. Based on the foregoing, recirculation of the IS/MND is not warranted according to the guidance set forth in Section 15073.5 of the State CEQA Guidelines. The IS/MND does not need to be recirculated based on Section 15073.5 of the State CEQA Guidelines. Orange County Sanitation District (OCSD) September 17, 2014 Summary of Comments This letter advises the City that OCSD will be studying realignment options for force mains and relocation options for sewer pump stations that may impact the Project site. The letter requests that the City of Newport Beach provide connection points and confirm that capacity is available in the local sewer collection system for the project. In addition, the letter notes that any construction dewatering operations must be permitted by OCSD before discharges begin. Response The OCSD’s pending sewer force main and pump station study is acknowledged. The Project would not preclude OCSD from conducting its study or identifying the Project site as a potential location for relocated facilities. The City will work with OCSD as requested in a cooperative manner. The IS/MND discloses that the Project would generate approximately 2,755 gallons per day of wastewater (electronic version p. 5-125 and printed version p. 5-121). Connection points to OCSD collection lines would be installed on-site by the Project with adequate conveyance capacity. OCSD review and approval of the water quality of any discharges and related measures is acknowledged. No revisions to the IS/MND are warranted. 258 BALBOA MARINA WEST IS/MND:RESPONSE TO COMMENT LETTERS September 22, 2014 Page 12 of 14 Department of Fish and Wildlife (CDFW) September 19, 2014 Summary of Comments This letter acknowledges that the CDFW does not object to the Project’s eelgrass mitigation proposal and identifies current eelgrass transplantation requirements, which requires two authorizations instead of one. Response This comment letter is acknowledged. IS/MND Table 3-1 lists the CDFW and cites the requirement for a Letter of Authorization. The additional authorization for a Scientific Collecting Permit to remove eelgrass has been added to Table 3-1. The City has revised IS/MND Table 3-1 to identify CDFW’s requirement for a Scientific Collecting Permit. The addition is not a substantial modification to the IS/MND, and does not require the IS/MND to be recirculated. Orange County Parks September 22, 2014 and September 17, 2014 Summary of Comments This correspondence requests that Table 3-1 be revised to reflect the approval/permit action of securing a lease from the County to cover the area within County Tidelands and, in the case of private boat slips, pay fair market rent. Response IS/MND Table 3-1 lists the County of Orange and cites the requirements for an encroachment permit and State Lands Commission coordination. The additional requirement for a lease for the portion of the Project in County Tidelands has been added to Table 3-1. The City has revised IS/MND Table 3-1 to identify the County of Orange’s requirement for a lease. The addition is not a substantial modification to the IS/MND, and does not require the IS/MND to be recirculated. Errata Table of IS/MND Corrections and Revisions NOTE: There is a pagination error in the printed version of the IS/MND. Pages 5-41 to 5-44 repeat, which throws off the numbering sequence (i.e., the second Page 5-41 should be Page 5-45, the second page 5-42 should be 5-46, etc.). This error does not occur in the electronic version of the IS/MND provided on CD and online. For this reason, page numbers for both the printed version and electronic version of the IS/MND are given in the table below for all page number references. Global References to “Project Applicant” has been changed to “Irvine Company”throughout the Mitigation Monitoring and Reporting Program. Section 2.5 Figure 2-5 Figure 2-6 The IS/MND indicates that the General Plan and Coastal Land Use Plan designations for the property located north of the Project site, north of the East Coast Highway bridge, are Marine Commercial (CM).The City of Newport Beach acted on a General Plan Amendment and Coastal Land Use Plan Amendment (Back Bay Landing project) 259 BALBOA MARINA WEST IS/MND:RESPONSE TO COMMENT LETTERS September 22, 2014 Page 13 of 14 on February 11, 2014, to change the designations for that property to Mixed Use Horizontal (MU-H1 and MUH, respectively).The land use change will not become effective until such time as the California Coastal Commission approves the Coastal Land Use Plan Amendment. Table 3-1 Additional responsible public agencies and approvals have been added to Table 3-1: California Department of Transportation –Encroachment Permit and Traffic Control Plan County of Orange –Lease in County Tidelands California Department of Fish and Wildlife –Scientific Collecting Permit to remove eelgrass. Letter of Authorization for harvesting and to transplanting to place eelgrass back into the environment. MM AE-1 The following revision has been made to Mitigation Measure MM AE-1: Prior to approval of a Site Development Review by the Planning Commission, the City Planning Division shall review the proposed architectural design of the marine commercial building to ensure that the design complies with applicable policies of the City’s General Plan and Coastal Land Use Plan related to architectural character and aesthetics. MM AE-2 The following revision has been made to Mitigation Measure MM AE-E: Prior to approval of a Site Development Review by the Planning Commission, the City Planning Division shall review the architectural design of the proposed marine commercial building to ensure that non-reflective materials and colors that are complimentary to the surrounding area are used. MM CR-1 The following revision has been made to Mitigation Measure MM CR-1: Prior to the issuance of grading permits, the City of Newport Beach shall be provided evidence that the construction contractor is trained to identify suspected archaeological resources; or, a professional archaeological monitor shall be retained to monitor ground-disturbing construction activities in previously undisturbed native soils. Prior to the issuance of grading permits, the City shall verify that the following note is included on the grading plan(s): MM LU-1 The following revision has been made to Mitigation Measure MM LU-1: The City of Newport Beach Planning Division shall review the Project’s applications for a Site Development Review and Conditional Use Permit to ensure compliance with all applicable General Plan and Coastal Land Use Plan policies that relate to environmental resource protection. and ensure compliance. Section 5.4.17(d) The following revision has been made: The marine commercial building proposed for the land-side portion of the Project site is expected to generate a demand for 3,395 gallons per day (gpd) of domestic water, 260 BALBOA MARINA WEST IS/MND:RESPONSE TO COMMENT LETTERS September 22, 2014 Page 14 of 14 assuming a 19,000 s.f. restaurant, 200 s.f. yacht brokerage office, and 200 s.f. marina restrooms(Stantec 2014a).Landscape irrigation demands are calculated to be 1,084 gpd, for a total Project water demand of 4,479 gpd in a normal year. In a dry year, water use reductions would be required pursuant to City Ordinance No. 2009-24. A 20% water use reduction in a dry year would total 3,583 gpd. (Stantec 2014b) Electronic Version Page 5-132 Printed Version Page 5-128 Page 5-132 has been revised to be consistent with the complete list of cumulative projects that were evaluated forcumulative impacts (Table 7 of Technical Appendix K)and should have been included in the list published in the IS/MND: Project Name Koll-Conexant Back Bay Landing Banning Ranch Old City Hall Complex Redevelopment/Lido House Hotel Newport Coast - TAZ 1 Newport Coast - TAZ 2 Newport Coast - TAZ 3 Newport Coast - TAZ 4 Section 7.0 Reference citations have been added. Stantec 2014a –Stantec, 2014a, Balboa Marina West –Water & Wastewater Generation Estimate. May 13,2014. Stantec 2014b –Stantec, 2014b, Balboa Marina West –Draft Initial Study/MND – Response to Comments –Project Water and Wastewater Demands. September 23, 2014. Attachments 1. Stantec Memo: Balboa Marina West – Draft Initial Study/MND – Response to Comments – Project Water and Wastewater Demands 2. Wieland Associates Letter: Response to Comment Regarding Acoustical Study for the Balboa Marina West Expansion in Newport Beach 3. Anchor QEA: Monitoring Locations 261 Memo jd c:\users\jdunn\desktop\mem_balboa_marina_tech_memo_20140923.docx To: Pat Osborne From: Jeff Dunn Irvine CA Office Irvine, CA Office File: 2042 Date: September 23, 2014 Reference: Balboa Marina West – Draft Initial Study/MND – Response to Comments – Project Water and Wastewater Demands The purpose of this Technical Memorandum is to address the Draft Initial Study/MND review comments regarding the water and wastewater demands estimated for the proposed project. Normal Year Water Demands The Project water demands are estimated based on the specific land uses proposed for the project, and based on the water demand factors as previously used. The water demand factors provided by Irvine Ranch Water District (IRWD) are to be used to estimate normal year conditions for rainfall and water use conditions. (Table attached) These factors remain applicable in determining normal year water demands for the project. Table 1 below shows the water demands specific for each land use. The project is estimated to use 4,479 gpd based on normal year conditions. Table 1 - Normal Year Annual Water Demands Use Area Water Demand Factor Demand (gpd) Restaurant & Patio 19,000 sf 175 gpd/1,000 sf 3,325 Yacht Brokerage Office 200 sf 175 gpd/1,000 sf 35 Marina Restrooms 200 sf 175 gpd/1,000 sf 35 Subtotal Domestic Water Demands 19,400 sf 3,395 Landscape Area Irrigation Demands 36,947 sf - 1,084a Total Normal Year Water Demands 4,479 a Landscape area water demand calculated based on the City of Newport Beach Landscape Ordinance for Estimated Annual Water Use (EAWU). Calculations are attached. The landscape areas are proposed to be drought tolerant in compliance with Coastal Commission guidelines and the City of Newport Beach’s Water Efficient Landscape Ordinance (Municipal Code: Chapter 14.17). Demands for the landscape areas in Table 1 are determined based on the City of Newport Beach’s Landscape Ordinance. (see attached) Dry Year Water Demands Dry year water demands are based on emergency drought conditions, where demand mitigation measures are required to be implemented. This year, the Governor of California issued 262 September 23, 2014 Pat Osborne Page 2 of 2 Reference: Balboa Marina West – Draft Initial Study/MND – Response to Comments – Project Water and Wastewater Demands jd c:\users\jdunn\desktop\mem_balboa_marina_tech_memo_20140923.docx Proclamation No. 1-17-2014, to campaign the requirement to reduce water demands by 20%. The proposed project to reduce its water usage would be required to implement the necessary mitigation measures as would be required by the City of Newport Beach, Ordinance No. 2009-24. A 20% reduction in water usage for the project would result in a daily usage of 3,583 gpd for the project. This would primarily be achieved through conservation efforts by the restaurant, with the most savings due to restrictions on landscape watering days and durations by the City. Wastewater Generation Wastewater generation is based on the land uses proposed and local interior water use factors provided by IRWD. Table 2 is provided to show the uses proposed and estimated wastewater generated by each use. The total wastewater generated by the project is proposed to be 2,755 gpd. Table 2 – Wastewater Generation Use Area Water Demand Factor Demand (gpd) Restaurant & Patio 19,000 sf 142 gpd/1,000 sf 2,698 Yacht Brokerage Office 200 sf 142 gpd/1,000 sf 28 Marina Restrooms 200 sf 142 gpd/1,000 sf 28 Landscape Area 36,947 sf - - Total Wastewater Generation 2,755 STANTEC CONSULTING SERVICES INC. Jeff Dunn Senior Project Manager, Environment Phone: (949) 923-6974 Fax: (949) 923-6121 jeff.dunn@stantec.com Attachment: Table 3-1 Land Use and Water Use Factors (September 2012) Landscape Area Water Demand Calculations 263 Table 3-1 Land Use and Water Use Factors (September 2012) Land Use Local Demands Irrigation Demands Average Density Density Units Local - Interior Local - Exterior Total Local % Irrigated Area Irrigation Factor 1100 Residential Gal/DU/Day Gal/Acre/Day 1111 Rural Density - Orange 0.3 du/acre 270 185 455 0% 1,000 1112 Rural Density - Irvine 0.3 du/acre 250 750 1,000 5% 2,800 1115 Rural Density - County 0.26 du/acre 265.0 840.0 1,105 5% 2,800 1121 Estate Density 1.2 du/acre 265.0 340.0 605 5% 2,800 1122 Estate Density 0.5 du/acre 225 180 405 5% 2,800 1126 Estate Density 0.5 du/acre 265.0 460.0 725 7% 3,000 1131 Low Density 4 du/acre 265.0 340.0 605 8% 2,500 1132 Low Density 3 du/acre 250 200 450 16% 2,800 1133 Low Density 1 du/acre 290 220 510 17% 2,800 1134 Low Density PC 4.5 du/acre 450 800 1,250 17% 2,800 1135 Suburban Density 9.25 du/acre 150 90 240 15% 2,500 1136 Low Density 3 du/acre 225 140 365 20% 2,800 1141 Low-Medium Density 10.5 du/acre 235.0 145.0 380 15% 2,500 1146 Low-Medium Density 11 du/acre 205 150 355 10% 3,000 1153 Medium-Low Density 2.75 du/acre 300.0 240.0 540 10% 2,800 1161 Medium Density 19.5 du/acre 230 170 400 15% 2,800 1162 Medium Density 7.5 du/acre 200 100 300 15% 2,800 1163 Medium Density 5 du/acre 250 220 470 20% 2,800 1164 Medium Density PC 11.8 du/acre 170 105 275 15% 2,800 1166 Medium Density 7.5 du/acre 150 70 220 15% 2,800 1172 Medium-High Density 17.5 du/acre 135 40 175 22% 2,800 1175 Urban Density 29 du/acre 130 40 170 20% 2,800 1176 Medium-High Density 17.5 du/acre 145 70 215 17% 2,500 1182 High Density 32.5 du/acre 140 20 160 20% 2,800 1183 High Density 12.25 du/acre 115 10 125 20% 3,200 1184 High Density PC 17.4 du/acre 115 10 125 15% 2,800 1186 High Density 32.5 du/acre 115 10 125 20% 2,800 1191 High Rise Density - Orange 35 du/acre 135 35 170 20% 2,800 1192 High Rise Density - Irvine 40 du/acre 65 18 83 20% 2,800 1200 Commercial Gal/KSF/Day Gal/Acre/Day 1210 General Office 20 ksf/acre 62 9 71 20% 2,500 1221 Community Commercial 9 ksf/acre 142 33 175 20% 3,500 1222 Regional Commercial 10 ksf/acre 130 10 140 20% 3,500 1223 Community Commercial - High Density 21 ksf/acre 0.0 0.0 0 100% 0 1230 Commercial Recreation 8 ksf/acre 41 20 61 30% 3,000 1235 Hotel 45 rooms/acre 110 50 160 30% 2,800 1240 Institutional 8 ksf/acre 30 15 45 30% 2,750 1244 Hospital 9 ksf/acre 165 65 230 30% 2,850 1260 School 10 ksf/acre 20 8.0 28.0 50% 2,500 1261 UCI 10 ksf/acre 215 15 230 40% 3,800 1273 Military Air Field 0 ksf/acre 0 0 0 0% 0 1290 Hotel 45 rooms/acre 110 50 160 30% 2,800 1300 Industrial 9.091 600 25 625 20% 2,800 1310 Industrial - Light 18 ksf/acre 60 10 70 20% 2,800 1320 Industrial - Heavy 25 ksf/acre 2,000.0 18 2,018 20% 2,800 Open Space and Other Gal/Acre/Day 1411 Airports 0 acre/acre 0 0 0 0% 0 1413 Freeways & Major Road 0 acre/acre 0 0 0 0% 0 1820 Community Park 1 acre/acre 0 0 0 86% 2,200 1830 Regional Park 1 acre/acre 0 0 0 75% 2,200 1840 Fuel Modification Zone 1 acre/acre 0 0 0 100% 1,000 1850 Wildlife Preserve 0 acre/acre 0 0 0 0% 0 1880 Open Space (Rec) 0 acre/acre 0 0 0 0% 0 1900 Vacant 1 acre/acre 0 0 0 0% 0 4100 Water 0 0 0 0 0% 0 9100 Mixed Use 0 0 0 0 100% 0 9101 Central Park Land Use 0 acre/acre 0 0 0 100% 0 2000 Agriculture acre/acre Gal/Acre/Day 2100 Low-Irrigated AG Potable 1 acre/acre 0 0 0 80% 1,800 2110 Low-Irrigated AG Untreated 1 acre/acre 0 0 0 80% 1,800 2120 Low-Irrigated AG Recycled 1 acre/acre 0 0 0 80% 1,800 2200 High-Irrigated AG Potable 1 acre/acre 0 0 0 80% 3,100 2210 High-Irrigated AG Untreated 1 acre/acre 0 0 0 80% 3,100 2220 High-Irrigation AG Recycled 1 acre/acre 0 0 0 80% 3,100 Code Land Use Description Printed:10/18/2012,4:37PM Revised:09/04/12 DemandFactors(20120912)ͲFormattedTable,Sheet2 264 LandscapeAreaWaterDemandCalculations EstimatedAnnualWaterUse(EAWU)isbasedonthecalculation: EAWU=(EtoxKLxLA*0.62)/IE,where: Eto= 43.2 inches,AssumedasLagunaBeachEvapotranspiration KL= 0.3 LandscapeCoefficientforlowwateruseplanting LA= 36947 LandArea,sf IE= 0.75 IrrigationEfficiency EAWU 395,835gallonsperyear 1,084gallonsperday 265       :,(/$1'$&2867,&6,1& $LUZD\$YHQXH6XLWH &RVWD0HVD&$ 7HO ZZZZLHODQGDFRXVWLFVFRP   ^ĞƉƚĞŵďĞƌϭϵ͕ϮϬϭϰ WƌŽũĞĐƚ&ŝůĞϭϯ͘ϬϯϮ͘ϬϬ   DƐ͘^ŚĂǁŶĂ^ĐŚĂĨĨŶĞƌ WůĂŶŶŝŶŐ͕/ŶĐ͘ ϲϱŶƚĞƌƉƌŝƐĞ͕^ƵŝƚĞϭϯϬ ůŝƐŽsŝĞũŽ͕ϵϮϲϱϲ  ^ƵďũĞĐƚ͗ ZĞƐƉŽŶƐĞƚŽŽŵŵĞŶƚZĞŐĂƌĚŝŶŐƚŚĞĐŽƵƐƚŝĐĂů^ƚƵĚLJĨŽƌƚŚĞĂůďŽĂDĂƌŝŶĂtĞƐƚ džƉĂŶƐŝŽŶŝŶEĞǁƉŽƌƚĞĂĐŚ  ZĞĨĞƌĞŶĐĞƐ͗ ϭ͘ŶǀŝƌŽŶŵĞŶƚĂůEŽŝƐĞ^ƚƵĚLJĨŽƌƚŚĞWƌŽƉŽƐĞĚĂůďŽĂDĂƌŝŶĂtĞƐƚŝŶƚŚĞŝƚLJŽĨ EĞǁƉŽƌƚĞĂĐŚ͕͘tŝĞůĂŶĚĐŽƵƐƚŝĐƐ͕/ŶĐ͘:ƵůLJϭϳ͕ϮϬϭϰ͘  Ϯ͘>ĞƚƚĞƌƌĞ͘ĂůďŽĂDĂƌŝŶĂtĞƐƚƌĂĨƚ/ŶŝƚŝĂů^ƚƵĚLJͬDŝƚŝŐĂƚĞĚĞĐůĂƌĂƚŝŽŶ͘ :ĂĐŬƐŽŶͮĞDĂƌĐŽͮdŝĚƵƐͮWĞĐŬĞŶƉĂƵŐŚ͘^ĞƉƚĞŵďĞƌϭϳ͕ϮϬϭϰ͘  ĞĂƌDƐ͘^ĐŚĂĨĨŶĞƌ͗  dŚĞĨŽůůŽǁŝŶŐĂƌĞƉƌŽǀŝĚĞĚŝŶƌĞƐƉŽŶƐĞƚŽƐŽŵĞŽĨƚŚĞĐŽŵŵĞŶƚƐƵŶĚĞƌ/ƚĞŵϮŝŶƚŚĞƌĞĨĞƌĞŶĐĞĚ 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ƚŚĞĂůďŽĂDĂƌŝŶĂtĞƐƚůĂŶĚƐŝĚĞŝŵƉƌŽǀĞŵĞŶƚƐ͘   dŚĂŶŬLJŽƵĨŽƌƚŚŝƐŽƉƉŽƌƚƵŶŝƚLJƚŽƉƌŽǀŝĚĞLJŽƵǁŝƚŚĂĐŽƵƐƚŝĐĂůĐŽŶƐƵůƚŝŶŐƐĞƌǀŝĐĞƐ͘/ĨLJŽƵŚĂǀĞĂŶLJ ƋƵĞƐƚŝŽŶƐ͕ƉůĞĂƐĞĚŽŶŽƚŚĞƐŝƚĂƚĞƚŽĐĂůůƵƐĂƚϵϰϵ͘ϰϳϰ͘ϭϮϮϮ͘  ^ŝŶĐĞƌĞůLJ͕  t/>EKh^d/^͕/E͘     ĂǀŝĚ>͘tŝĞůĂŶĚ WƌŝŶĐŝƉĂůŽŶƐƵůƚĂŶƚ  267 268 Attachment No. PC 4 General Plan/CLUP Consistency Analysis 269 Attachment PC 4 General Plan/CLUP Consistency Analysis PC 4-1 TABLE 1 Applicable General Plan/CLUP Land Use Policies Policy No.Policy Consistency Analysis CLUP 2.1.4-4 For bay-fronting properties that are designated as CV or CM, encourage marine-related and visitor-serving retail, restaurant, hotel/motel, institutional, and recreational uses. Consistent. The proposed restaurant is with this policy. CLUP 2.4.1-1 Give priority to coastal-dependent uses over other uses on or near the shoreline. Consistent. Although not part of the current application, the project site includes 107-slip Balboa Marina, a coastal-dependent use. The City has authorized the Balboa Marina West CLUP 2.4.1-2 When appropriate, accommodate coastal-related developments within reasonable proximity to the coastal- dependent uses they support. Consistent. The marina restrooms are a coastal- related use, as it dependent on a coastal-dependent development, the Balboa Marina. The existing coastal-related use (yacht brokerage office) will be relocated to 341 Bayside Drive, which is located on the waterfront and in close proximity to the Balboa Marina. CLUP 2.4.1-3 Discourage re-use of properties that result in the reduction of coastal- dependent commercial uses. Allow the re-use of properties that assure coastal-dependent uses remain, especially in those areas with adequate infrastructure and parcels suitable for redevelopment as an integrated project. Consistent. The proposed project allows the re-use of the project site without a reduction of existing coastal- dependent uses (Balboa Marina) and facilitate the expansion of coastal-dependent uses (Balboa Marina West Expansion). LU 2.5 Harbor and Waterfront Uses - Preserve the uses of the Harbor and the waterfront that contribute to the charm and character of Newport Beach and provide needed support for recreational and commercial boaters, visitors, and residents, with appropriate regulations necessary to protect the interests of all users as well as adjoining residents. Consistent. The proposed project will facilitate the expansion of Balboa Marina, including a new public dock, and provide support uses in the form of the restaurant and marina restrooms. 270 Attachment PC 4 General Plan/CLUP Consistency Analysis PC 4-2 CLUP 2.4.1-4 LU 3.5 Design and site new development to avoid impacts to existing coastal- dependent and coastal-related developments. When reviewing proposals for land use changes, give full consideration to the impact on coastal-dependent and coastal- related land uses including not only the proposed change on the subject property, but also the potential to limit existing coastal-dependent and coastal-related land uses on adjacent properties. Consistent. The proposed project will not negatively impact and will complement the existing coastal- dependent use (Balboa Marina) by providing a food service use to the project site. When operated in conjunction of the proposed valet parking management plan, including off-site parking, parking will be sufficient to serve the proposed restaurant, existing marina, and the planned marina expansion. The proposed project will enhance the future coastal- dependent use (the planned public dock by providing vertical access from the nearest public road (East Coast Highway). The existing coastal-related use (yacht brokerage office) will be relocated to 341 Bayside Drive, which is located on the waterfront and in close proximity to the Balboa Marina. CLUP 2.4.1-5 Maintain the Recreational and Marine Commercial (CM) land use category and allow CM uses in the Mixed Use land use categories (MU- V, MU-H, and MU-W) in areas on or near the bay to encourage a continuation of coastal-dependent and coastal-related uses. Consistent. The proposed project will allow the Recreational and Marine Commercial (CM) land use category to be maintained on the project site. TABLE 2 Applicable General Plan/CLUP Development Design Policies Policy No.Policy Consistency Analysis CLUP 2.2.2-4 Implement building design and siting regulations to protect coastal resources and public access through height, setback, floor area, lot coverage, building bulk, and other property development standards of the Zoning Code intended to control building placement, height, and bulk. Consistent. The proposed project conforms to the height, setback, and floor area limits of the CM Zoning District. LU 5.2.1 Require that new development within existing commercial districts centers and corridors complement existing uses and exhibit a high level of architectural and site design… Consistent. The proposed restaurant building provides modulation of building masses, elevations, and rooflines to promote visual interest; architectural treatments are provided on all accessory structures. 271 Attachment PC 4 General Plan/CLUP Consistency Analysis PC 4-3 LU 5.2.2 Require that commercial uses adjoining residential neighborhoods be designed to be compatible and minimize impacts through such techniques as: Incorporation of landscape, decorative walls, enclosed trash containers, downward focused lighting fixtures, and/or comparable buffering elements; Attractive architectural treatment of elevations facing the residential neighborhood; Location of automobile and truck access to prevent impacts on neighborhood traffic and privacy. Consistent. The Linda Isle residential community is located south of the project site across the channel. Architectural treatments are carried over on the southern elevation facing Linda Isle; a 3-foot-high landscaped area is provided between the parking lot and the southern waterfront to provide screening; the project will be conditioned to screen and direct lighting away from residential areas. LU 5.6.1 Require that buildings and properties be designed to ensure compatibility within and as interfaces between neighborhoods, districts, and corridors. Consistent. The proposed project provides a contemporary architectural design and color scheme that is compatible with surrounding development. LU 5.6.2 Require that new and renovated buildings be designed to avoid the use of styles, colors, and materials that unusually impact the design character and quality of their location such as abrupt changes in scale, building form, architectural style, and the use of surface materials that raise local temperatures, result in glare and excessive illumination of adjoining properties and open spaces, or adversely modify wind patterns. LU 5.6.3 Require that outdoor lighting be located and designed to prevent spillover onto adjoining properties or significantly increase the overall ambient illumination of their location. Consistent. The project will be conditioned to screen and direct lighting away from residential areas. 272 Attachment PC 4 General Plan/CLUP Consistency Analysis PC 4-4 TABLE 3 Applicable General Plan/CLUP Coastal Hazards Policies Policy No.Policy Consistency Analysis CLUP 2.8.1-1 Review all applications for new development to determine potential threats from coastal and other hazards. Consistent. The project site is not located within a coastal hazard area. A coastal hazards analysis was prepared assumes the economic life of the proposed development at 85 years and a maximum sea level rise at year 2100 (85 year economic life) of 5.5ft. With the current maximum sea level of 7.0ft. MLLW (City of Newport Beach MLLW datum NGVD 29) the maximum sea level rise through the economic life of the project would be an elevation of approximately 12.5ft. MLLW (7.0ft. + 5.5 ft.). The conclusion is that sea level rise presents no risk to the planned structures, with the sole exception of the private boater restroom which could be subject to periodic flooding in approximately 50 to 60 years. Construction materials that withstand water could be used for the private boater restroom so that loss of that structure could be avoided or mitigated. CLUP 2.8.1-2 Design and site new development to avoid hazardous areas and minimize risks to life and property from coastal and other hazards. TABLE 4 Applicable General Plan/CLUP Transportation and Parking Policies Policy No.Policy Consistency Analysis CLUP 2.9.1-6 HB 6.5 Maintain and enhance existing public water transportation services and encourage and provide incentives for expansion of these uses and land support facilities. Consistent. The proposed project will facilitate the development of, and provide vertical access to, a new public dock. CLUP 2.9.1-8 Employment, retail, and entertainment districts and coastal recreational areas should be well served by public transit and easily accessible to pedestrians and bicyclists. Streets, sidewalks, bicycle paths, and recreational trails (including the Coastal Trail) should be designed and regulated to encourage walking, bicycling, and transit ridership. Consistent. The proposed project will provide vertical access to a planned public dock, a connection to future accessways in the planned Back Bay Landing project, and bicycle racks. CLUP 2.9.2-1 Maintain, expand, and encourage the use of bikeways and trails as alternative circulation routes. CLUP 2.9.2-4 Design and site new development to provide connections to existing and proposed bikeways and trail systems. 273 Attachment PC 4 General Plan/CLUP Consistency Analysis PC 4-5 CLUP 2.9.2-6 Require new non-residential developments with floor areas of 10,000 square feet or more to provide bicycle racks for use by customers. Encourage smaller non- residential developments to provide such facilities, when feasible. CLUP 2.9.3-1 CE 7.1.8 Site and design new development to avoid use of parking configurations or parking management programs that are difficult to maintain and enforce. Consistent. The proposed project will provide standard parking configurations and employ the proposed valet parking management plan during projected parking shortfalls in evening hours (7:00 p.m. to 8:00 p.m.) and valet hours can be adjusted based on parking conditions. The valet parking management program will use parking areas owned by and under the control of the applicant. CLUP 2.9.3-2 Continue to require new development to provide off-street parking sufficient to serve the approved use in order to minimize impacts to public on-street and off- street parking available for coastal access. Consistent. A site-specific parking study indicates that parking demand will be more than the code- required number of spaces. The projected parking shortfall during evening hours evening hours (7:00 p.m. to 8:00 p.m.) will be partially offset by a valet parking management program and off-site parking. Therefore, the proposed project provides sufficient off-street parking to serve the proposed use without impacts to public parking. CLUP 2.9.3-9 Approve no application for a modification or waiver of off-street parking requirements that are found to impact public parking available for coastal access. TABLE 5 Applicable General Plan/CLUP Coastal Access Policies Policy No.Policy Consistency Analysis CLUP 3.1.1-1 Protect, and where feasible, expand and enhance public access to and along the shoreline and to beaches, coastal waters, tidelands, coastal parks, and trails. Consistent. The proposed project with expand and enhance public access by facilitating the development of, and providing vertical access to, a new public dock and by providing a connection to future accessways in the planned Back Bay Landing project. CLUP 3.1.1-7 Require new development in waterfront commercial areas to provide public access easements to and along the waterfront. Where appropriate, integrate public access easements into the project designs, such as restaurants with outdoor waterfront dining areas and boarding areas for charter and excursion vessels. Consistent. The proposed project will provide a restaurant with a waterfront dining area and vertical access to a new public dock. 274 Attachment PC 4 General Plan/CLUP Consistency Analysis PC 4-6 CLUP 3.1.1-13 Require a direct dedication or an Offer to Dedicate (OTD) an easement for lateral public access for all new shorefront development causing or contributing to adverse public access impacts. Such dedication or easement shall extend from the limits of public ownership (e.g. mean high tide line) landward to a fixed point seaward of the primary extent of development (e.g. intersection of sand with toe or top of revetment, vertical face of seawall, dripline of deck, or toe of bluff). Consistent. The project will not cause or contribute to adverse public access impacts. The proposed restaurant is a visitor-serving use and will not affect the use of private lands suitable for visitor-serving commercial recreational facilities designed to enhance public opportunities for coastal recreation and other priority uses specified in Sections 30222 and 30223 of the California Coastal Act or the use and capacity of the identified access and recreation opportunities. The proposed project design will not create obstruction that would block or impede public access to and along the sea or shoreline. The project will provide new public access opportunities in the form of vertical access to a new public dock and by providing a connection to future accessways in the planned Back Bay Landing project. The proposed project design will not negatively impact public access to public views to the ocean, harbor, bay, or other scenic coastal areas. The proposed project does not have any characteristics, which, individually or cumulatively, are likely to diminish the public's use of the ocean, harbor, bay, channels, estuaries, salt marshes, sloughs, beaches, coastal parks, trails, or coastal bluffs. CLUP 3.1.1-14 Require a direct dedication or an Offer to Dedicate (OTD) an easement for vertical access in all new development projects causing or contributing to adverse public access impacts, unless adequate access is available nearby. 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Ϭ ϲϬ Ͳ ϲ ϱ ϱϱ Ͳ ϲ Ϭ ϱϬ Ͳ ϱ ϱ ϰϱ Ͳ ϱ Ϭ ϰϬ Ͳ ϰ ϱ ϯϱ Ͳ ϰ Ϭ фс ϯ ϱ ^ŝ Ő Ŷ Ɛ  Ă Ŷ Ě  Ɛ LJ ŵ ď Ž ů Ɛ Ƶ ŝ ů Ě ŝ Ŷ Ő Ɛ DĂ Ɛ ƚ Ğ ƌ  ^ ŝ ƚ Ğ  W ů Ă Ŷ KƵ ƚ Ě Ž Ž ƌ   ƌ Ğ Ă  ^ Ž Ƶ ƌ Đ Ğ ZĞ Ɛ ƚ Ă Ƶ ƌ Ă Ŷ ƚ WĂ ƌ Ŭ ŝ Ŷ Ő  ů Ž ƚ Ă ů Đ Ƶ ů Ă ƚ ŝ Ž Ŷ   Ă ƚ Ğ ͗    Ƶ Ő Ƶ Ɛ ƚ  ϭ ϰ ͕  Ϯ Ϭ ϭ ϱ Ϭ ϭ Ϭ Ϭ ϮϬ Ϭ ϯϬ Ϭ ĨĞ Ğ ƚ )L J X U H  , ,    (V W L P D W H G  1 R L V H  / H Y H O V  ZL W K  5 H F R U G H G  0 X V L F  D Q G 0L W L J D W L R Q  $ S S O L H G  Q G  ) O R R U >Ğ Ƌ ͕  Ě   30 5 IN T E N T I O N A L L Y B L A N K P A G E 306 Attachment No. PC 6 Balboa Marina Valet Parking Management Plan 307 IN T E N T I O N A L L Y B L A N K P A G E 308 BALBOA MARINA VALET PARKING MANAGEMENT PLAN 1. Assigned valet parking spots The valet areas will be assigned letters (A, B, and C) as shown on the included attached parking study exhibit. The total number of striped stalls in these three valet areas is 173 which can be used to accommodate 204 spots under this valet plan. Valet will stack cars on one row in areas A, B, and C as needed. Single row stacking makes it easy for valet to retrieve vehicles very efficiently without clogging the aisles. The remaining 89 stalls in Area D will be left open to the public for self-parking. Combining the 89 stalls in Area D with valet stacking, the site can accommodate 294 cars. Staging drop-off and pick-up will be conducted in Area A. Having the drop-off/pick-up in Area A, which is directly in front of the restaurant, prevents the general public from parking or driving in the middle of valet operations. When necessary, Area B will be blocked with cones and closed to customers to allow for valet stacking. Customers can access the drop-off/pick-up area through the self-parking aisle in Area D. Based on the parking analysis prepared by Gibson Transportation (attached), the weekday peak parking demand is 300 cars between 7-8PM on Friday, and weekend parking demand is 295 cars on Saturday between 7-8PM. Before this time, parking demand can be accommodated on-site with valet. To alleviate demand, employees working dinner shifts on Friday and Saturday will be required to park at Bayside Shopping Center (site plan attached) and carpool to the Marina. These restaurant employees would meet at Bayside Shopping Center and carpool in one employee’s car to Balboa Marina.With between two and four employees in each carpool the deficit of 6 cars would be met. Bayside Shopping Center has a surplus parking count of 15 stalls, which is adequate to accommodate the parking demand beyond the 294 spaces on-site. In addition, the Union Bank at Bayside, which requires 27 stalls parked at 1/200 square feet closes at 6PM on Friday and 1PM on Saturdays, before the need for off-site parking arises. Parking around the Union Bank can be reserved for employees and will not impact parking at Bayside Shopping Center. The valet operation will be open starting at 11:30am until the restaurant closes. 2. Equipment and Signage There will be a podium posted in front of the restaurant’s front entry (see spot X on the diagram). Having the podium in that spot makes for easy access to the front of the restaurant minimizing the customers’exposure to traffic and allowing them to wait by the podium on the way out to retrieve their vehicles from valet parking. A sign will be posted at the main entrance and will have an arrow pointing to the valet stations. Balboa Marina boat users will be notified that they should park in Area D to avoid valet operations. In addition there will be directional signage on- site and adequate visibility to the valet stand so that, should a Marina patron be blocked in by valet, a valet employee can move the valet car so the boat patron can exit. 3. Staffing A key component of the valet plan is to have an sufficient number of staff. This will ensure a smooth valet operation while easing the pressure of the congestion of the surface parking lot. 309 Proper staffing encourages customers to utilize the valet which in turn allows us to utilize and maximize the use of the assigned valet parking stalls. To start, it is envisioned that the operation will include a crew of four valet attendants which will provide an efficient service to customers. During times of increased demand, the valet operator will provide extra staffing if it is deemed necessary. Irvine Company has a reciprocal easement agreement with Sol Restaurant and both parties will cooperate to ensure each receives a reasonable allocation of parking spaces. Signage, as approved by Irvine Company, can be used to designate availability of valet parking for each valet operation. The steps detailed above will ensure that the valet operation operates efficiently and will be capable of meeting the parking demand of customers of the marina and the restaurant. Most importantly, providing an adequate number of valet attendants will invite customers to visit the marina and restaurant as often as they like without encountering a lack of parking spaces or delays associated with the valet. 310 31 1 IN T E N T I O N A L L Y B L A N K P A G E 312 Attachment No. PC 7 Parking Demand Analysis for Balboa Marina 313 IN T E N T I O N A L L Y B L A N K P A G E 314 523 W. 6th Street, Suite 1234 Los Angeles, CA 90014 p.213.683.0088 f.213.683.0033 MEMORANDUM TO: Chase Gilmore, Irvine Company Retail Properties FROM:Sean Mohn DATE: December 2, 2015 RE: Parking Demand Analysis for Balboa Marina Newport Beach, California Ref: J1158 Gibson Transportation Consulting, Inc. was asked to conduct a shared parking analysis for a proposed expansion of the Balboa Marina. This memorandum summarizes the results of that analysis. PROJECT DESCRIPTION The Irvine Company is proposing to expand the Balboa Marina at the southwest corner of East Coast Highway & Bayside Drive in Newport Beach, California (the Project). As currently proposed, the resulting Project would consist of the following: x 14,252 square feet (sf) of new restaurant space and 1,225 sf of new outdoor dining area, including 9,030 sf of restaurant public floor area and 225 sf of outdoor dining public floor area that will be used to help determine the parking requirement x 36 new boat slips o Including 24 private boat slips, and 12 “transient” boat slips for public use o The parking requirement calculation will exclude the 12 “transient” boat slips Existing uses on this site and contemplated in this study include the following: x 5,662 sf of existing restaurant space (Sol) x 105 existing boat slips As proposed, the Project would provide approximately 294 parking spaces in on-site parking lots, including 31 valet-stacked parking spaces and 13 tandem parking spaces. This study examines both the off-street parking requirements, as indicated by the City of Newport Beach Municipal Code (NBMC) or City of Newport Beach use permits at existing facilities, and the anticipated parking demand based on the results of empirical data and Urban Land Institute (ULI) / International Council of Shopping Centers (ICSC) shared parking characteristics. The results of both analyses are presented below. 315 Mr. Chase Gilmore December 2, 2015 Page 2 MUNICIPAL CODE PARKING REQUIREMENTS The NBMC has identified the off-street parking requirements of various land uses; in particular, NBMC Section 20.40.040 details the required off-street parking ratio for all developments proposed within the City of Newport Beach. The following parking rates are indicated in Table 3-10 of the NBMC: x Food Service o 1 space per 30-50 sf of public floor area x Retail (yacht broker) o 1 space per 200 sf of floor area x Boat Slips o 0.75 spaces per boat slip These parking rates were applied to the Project components to determine the NBMC-required amount of off-street parking stalls, except where noted. For the purposes of calculating the parking requirement for the new restaurant space, the upper limit of the range provided in the NBMC (i.e., 1 space per 50 sf of public floor area) was used due to the relatively large size and anticipated operational characteristics of the proposed facility, which will follow recent industry trends by placing a premium on the guest experience by prioritizing space and comfort over maximum capacity. As detailed in Table 1, the marina portion of the Project is required to provide a total of 97 spaces to accommodate the demand of the boat slips. The new restaurant space is required to provide 186 spaces. The parking requirement for the existing restaurant space is 73 spaces, as identified by building plans previously approved by the City of Newport Beach, for a total of 259 commercial spaces. The total off-street parking requirement for the expanded Project, as determined by the NBMC and existing use permit requirements, is 356 parking spaces. This parking requirement, when compared to the proposed parking supply of 294 spaces, would not be satisfied by the proposed parking supply. As detailed in Table 1, a shortfall of 62 spaces is indicated. It should be noted, however, that the NBMC parking requirements are based on averages and are not necessarily reflective of the actual parking demands experienced within individual commercial developments. As such, a parking demand analysis was performed to help determine the appropriate number of parking spaces needed to support the Project. PARKING DEMAND ANALYSIS Zoning codes provide peak parking ratios for individual land uses. While this appropriately recognizes that separate land uses generate different parking demands on an individual basis, it does not reflect the fact that the combined peak parking demand, when a mixture of land uses shares the same parking supply (e.g., restaurants and boat slips), can be substantially less than the sum of the individual demands. In addition, zoning codes do not take into consideration the 316 Mr. Chase Gilmore December 2, 2015 Page 3 unique characteristics and local conditions of individual commercial developments, which can greatly influence parking demand. As the proposed parking supply for the Project does not meet the off-street NBMC parking requirement, an empirical parking demand analysis was performed for the existing development to help determine if the parking needed to adequately serve the peak parking demand generated by the Project could be accommodated by proposed parking supply. The Project Applicant is seeking the approval of a parking variance based on the results of this analysis. Empirical Data Collection Balboa Marina is currently comprised of the following land uses: x 5,662 sf of restaurant space (Sol) x 1,600 sf of retail space (yacht broker) x 105 boat slips In order to ascertain the existing weekday and weekend parking demands of Balboa Marina, particularly as concerns the overlapping daytime restaurant (lunch) and boat slip activity, and the evening peak restaurant (dinner) activity, hourly parking utilization counts were taken on the following dates and times: x Friday, November 20, 2015 between 11AM-12AM x Saturday, November 21, 2015 between 11AM-12AM The parking utilization survey information is summarized in Table 2. Empirical Parking Demand Analysis As summarized in Table 2, the existing weekday peak parking utilization, i.e., the overall existing peak parking demand, of 114 spaces occurred between 7-8PM on Friday, November 20, 2015. The existing weekend peak parking utilization of 109 spaces occurred between 7-8PM on Saturday, November 21, 2015. Per the NBMC, the total off-street parking requirement for the new restaurant space is 186 spaces. Based on the corresponding observations by GTC staff, it is readily apparent that the peak boat slip and corresponding retail activity occurs early in the day and begins to dissipate as the evening approaches. As identified by building plans previously approved by the City of Newport Beach, the required parking for the existing restaurant is 73 spaces. Assuming that both the existing weekday parking demand of 114 spaces and the weekend peak parking demand of 109 spaces will remain constant for the remaining existing components of the Balboa Marina (despite the moderate increase in boat slips and removal of the existing yacht broker, which essentially cancel each other out based on the relatively equivalent parking demand characteristics for each land use as observed during the data collection effort) and that the peak parking demand of the new restaurant is equivalent to the NBMC code requirement of 186 spaces (as detailed in Table 1), the Project is estimated to generate a weekday peak 317 Mr. Chase Gilmore December 2, 2015 Page 4 parking demand of 300 spaces between 7-8PM and a weekend peak parking demand of 295 spaces between 7-8PM. Shared Parking Assessment The empirical parking demand analysis results for the existing uses were consistent with the hourly variations detailed Shared Parking, 2nd Edition (ULI and ICSC, 2005), which describes shared parking as follows: Shared parking is defined as parking space that can be used to serve two or more individual land uses without conflict or encroachment. The opportunity to implement shared parking is the result of two conditions: x Variations in the peak accumulation of parked vehicles as the result of different activity patterns of adjacent or nearby land uses (by hour, by day, by season) x Relationships among land use activities that result in people’s attraction to two or more land uses on a single auto trip to a given area or development Although the Project’s restaurant and marina land uses are complementary in nature, for conservative purposes no internal capture reductions were assumed for the new restaurant, nor were there any reductions assumed due to the new restaurant’s hourly variations throughout the day. CONCLUSIONS AND RECOMMENDATIONS Based on the results of this analysis, the Project’s weekday peak parking demand of 300 spaces and weekend peak parking demand of 295 spaces would slightly exceed the proposed parking supply of 294 spaces. The anticipated shortfall during the weekday and weekend peak hours is six spaces and one space, respectively. It is worth noting, however, that this analysis is conservative, as the complementary nature and hourly variations of the Project’s restaurant and marina land uses could reduce the overall parking demand further, per the ULI/ICSC shared parking characteristics identified above. Parking Management Strategy In order to accommodate the peak parking needs of the Project, an off-site parking supply sufficient enough to accommodate the anticipated weekday and weekend shortfalls would need to be secured and made available to the Project on weekday and weekend evenings, and a valet parking operation would need to be implemented in order to insure the efficient management of the on-site parking supply during periods of peak activity. Bayside Shopping Center in Newport Beach is one potential off-site parking supply candidate; it is located relatively close to the Project and has a surplus parking count of 15 spaces, which is more than sufficient based on the anticipated shortfall. It is also worth noting that the Union Bank location within the Bayside Shopping Center would be closed at the time of the Project’s 318 Mr. Chase Gilmore December 2, 2015 Page 5 peak activity (weekday and weekend evenings), further increasing the amount of surplus parking spaces during those periods. From an operational standpoint, it is our recommendation that the priority for the on-site spaces be reserved for Project patrons and that the Project employee vehicles be parked off-site whenever possible. 319 La n d U s e Of f - S t r e e t P a r k i n g R e q u i r e m e n t s Pa r k i n g C o d e S p a c e s Ma r i n a 12 9 B o a t S l i p s [ a ] 0 . 7 5 s p a c e s / s l i p 9 7 Su b t o t a l - M a r i n a 9 7 Co m m e r c i a l 9, 0 3 0 s f N e w R e s t a u r a n t [ b ] 1 s p a c e s / 5 0 s f 1 8 1 22 5 s f N e w O u t d o o r D i n i n g A r e a [ c ] 1 s p a c e s / 5 0 s f 5 5, 6 6 2 s f E x i s t i n g R e s t a u r a n t [ d ] 73 Su b t o t a l - C o m m e r c i a l 2 5 9 To t a l R e q u i r e d S p a c e s 3 5 6 To t a l P r o v i d e d S p a c e s 2 9 4 Su r p l u s ( S h o r t f a l l ) (6 2 ) So u r c e : Ci t y o f N e w p o r t B e a c h M u n i c i p a l C o d e [a ] P a r k i n g r e q u i r e m e n t e x c l u d e s t h e 1 2 " t r a n s i e n t " b o a t s l i p s f o r p u b l i c u s e . 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TA B L E 1 BA L B O A M A R I N A P A R K I N G C O D E A N A L Y S I S - P R O P O S E D P R O J E C T 32 0 TA B L E 2 BA L B O A M A R I N A P A R K I N G U T I L I Z A T I O N S U M M A R Y - E X I S T I N G C O N D I T I O N S Fr i d a y , N o v e m b e r 2 0 , 2 0 1 5 11 A M - 1 2 P M 1 2 - 1 P M 1 - 2 P M 2 - 3 P M 3 - 4 P M 4 - 5 P M 5 - 6 P M 6 - 7 P M 7 - 8 P M 8 - 9 P M 9 - 1 0 P M 1 0 - 1 1 P M 1 1 P M - 1 2 A M Zo n e 1 ( U p p e r L o t ) 4 3 11 1 1 1 1 1 2 2 2 1 1 1 Zo n e 2 ( M a r i n a W e s t ) 1 7 1 1 2 1 0 1 1 1 1 8 1 2 9 1 7 2 7 2 9 2 8 1 9 1 5 Zo n e 3 ( Y a c h t B r o k e r ) 3 7 1 9 2 2 2 7 2 4 1 9 2 3 2 9 3 5 3 7 3 6 3 7 2 9 2 2 Zo n e 4 ( M a r i n a E a s t ) 2 0 22 3 3 4 4 4 3 3 3 3 3 3 Zo n e 5 ( R e s t a u r a n t s ) 3 8 1 5 2 4 3 1 1 7 1 4 1 8 2 1 2 7 4 5 4 3 3 8 1 8 2 1 To t a l 3 0 9 4 9 5 9 7 3 5 6 4 6 5 8 6 4 8 4 1 1 4 1 1 3 1 0 7 7 0 6 2 16 % 1 9 % 2 4 % 1 8 % 1 5 % 1 9 % 2 1 % 2 7 % 3 7 % 3 7 % 3 5 % 2 3 % 2 0 % Sa t u r d a y , N o v e m b e r 2 1 , 2 0 1 5 11 A M - 1 2 P M 1 2 - 1 P M 1 - 2 P M 2 - 3 P M 3 - 4 P M 4 - 5 P M 5 - 6 P M 6 - 7 P M 7 - 8 P M 8 - 9 P M 9 - 1 0 P M 1 0 - 1 1 P M 1 1 P M - 1 2 A M Zo n e 1 ( U p p e r L o t ) 4 3 55 5 3 2 1 1 1 1 1 1 1 1 Zo n e 2 ( M a r i n a W e s t ) 1 7 1 1 2 1 3 2 0 2 9 3 1 2 4 2 1 2 8 2 6 2 7 2 5 2 2 1 7 Zo n e 3 ( Y a c h t B r o k e r ) 3 7 3 0 3 3 3 5 3 7 3 3 3 6 3 7 3 6 3 6 3 3 3 0 3 2 2 1 Zo n e 4 ( M a r i n a E a s t ) 2 0 6 6 1 2 1 1 1 2 1 2 1 2 8 2 5 5 5 4 Zo n e 5 ( R e s t a u r a n t s ) 3 8 1 6 1 7 2 7 2 7 2 6 1 9 1 6 2 8 4 4 4 1 3 8 2 5 2 2 To t a l 3 0 9 6 9 7 4 9 9 1 0 7 1 0 4 9 2 8 7 1 0 1 1 0 9 1 0 7 9 9 8 5 6 5 22 % 2 4 % 3 2 % 3 5 % 3 4 % 3 0 % 2 8 % 3 3 % 3 5 % 3 5 % 3 2 % 2 8 % 2 1 % PA R K I N G Z O N E I N V E N T O R Y % o f T o t a l PA R K I N G Z O N E I N V E N T O R Y % o f T o t a l UT I L I Z A T I O N UT I L I Z A T I O N 32 1 322 32 3 IN T E N T I O N A L L Y B L A N K P A G E 324 Attachment No. PC 8 Police Reporting District Map 325 IN T E N T I O N A L L Y B L A N K P A G E 326 C A M P US JAMBOREE RD BONITA CYN DR MacARTHUR JA M BOREE IR VINE SAN JOAQUIN H I L L S R D M A RG U ERITE NEWPORT COAST DR 7t h S T B S T 20 t h S T 37 t h S T 54 t h S T CA N A L 16 t h S T IRVIN E A VE 16th ST C LI F F DOVER MESAA° A° A° NEWPORT BLVD S UPERIO R A V E COAST HWY W CO AST H W Y E A V O C AD O FORD RD BISONMacARTHUR C O A ST H W Y E BU C K GU L L Y MO R N I N G CA N Y O N S P YGLASS S AN M IG U EL DR CR Y S T A L C O V E ST A T E P A R K CR Y S T A L C O V E ST A T E P A R K 32 38 35 36 54 51 52 61 64 68 67 66 46 45 48 47 44 11 43 42 39 41 22 12 26 14 13 15 25 24 16 17 28 2931 33 34 53 21 PA CI F I C O C EA N CHANNEL SAN DIEGO CREEK UP P E R BASIN CHANNEL NEWP OR T RIVO ALTO RIVO ALTO BA Y TU RNING ISLAND CHANNEL THE RHINE CHANNEL BIG CANYON RESERVOIR LIDO NEWPO RT (F o r R e c l a i m e d W a t e r p u r p o s e s ) NEWP O RT ISLAND SAN JO A Q U I N RES E R V O I R BALBOA WEST LIDO CHANNEL HARBOR ENTRANCE CHERRY LAKE (PVT) (Covered) 0 0 0 . 5 1 0.2 5 Mi l e s Rep o r t i n g D i s t r i c t s _ 1 1 X 1 7 . m x d De c / 2 0 0 7 1 i n c h = 4 0 0 0 f e e t Re p o r t i n g D i s t r i c t s Ef f e c t i v e J a n 1 , 2 0 0 8 Ne w p o r t B e a c h P o l i c e D e p a r t m e n t 32 7 IN T E N T I O N A L L Y B L A N K P A G E 328 Attachment No. PC 9 Police Department Memorandum 329 IN T E N T I O N A L L Y B L A N K P A G E 330 331 332 333 334 33 5 336 337 338 339 340 341 342 343 344 Attachment No. PC 10 Draft Resolution of Denial 345 IN T E N T I O N A L L Y B L A N K P A G E 346 RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH DENYING MINOR SITE DEVELOPMENT REVIEW SD2015-003 AND CONDITIONAL USE PERMIT UP2015-030 FOR A RESTAURANT WITH FULL ALCOHOLIC BEVERAGE SERVICE AND LIVE ENTERTAINMENT, AND A REDUCTION IN REQUIRED OFF- STREET PARKING LOCATED AT 201 EAST COAST HIGHWAY (PA2015-113) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Irvine Company, with respect to property located at 201 East Coast Highway, and legally described as TR 5361 LOT A POR OF LOT AND POR SW1/4 SEC 26 T 6 R 10 requesting approval of a minor site development review and a conditional use permit. 2. The applicant proposes a new 14,252-square-foot restaurant building with outdoor dining and a new 664-square-foot marina restroom building and a conditional use permit for a restaurant (food service, late hours) with full alcoholic beverage service and live entertainment, and a reduction in required off-street parking. 3. The subject property is located within the Commercial Recreational and Marine (CM) Zoning District and the General Plan Land Use Element category is Recreational and Marine Commercial (CM). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Recreational and Marine Commercial (CM). 5. A public hearing was held on December 17, 2015, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. SECTION 3. REQUIRED FINDINGS. 347 Planning Commission Resolution No. #### Page 2 of 3 10-02-2015 In accordance with Section 20.52.020.F (Findings and Decision) and Section 20.48.030 (Alcohol Sales) of the Zoning Code, eating and drinking establishments classified as “Food Service, Late Hours” located within the Commercial Recreational and Marine (CM) Zoning District require the approval of a conditional use permit. The Planning Commission may approve a use permit only after making each of the five required findings set forth in Section 20.52.020.F. In this case, the Planning Commission was unable to make the required findings based upon the following: 1. The Planning Commission determined, in this case, that the proposed use permit for the food service, late hours use is inconsistent with the legislative intent of Title 20 of the NBMC. 2. The design, location, size, and operating characteristics of the use are not compatible with the allowed uses in the vicinity. In this case, the proposed project would introduce a new commercial land use, a restaurant, into area that is located approximately 260 feet from the Linda Isle residential community without sufficient design and operational features to minimize potential noise impacts. 3. The site is not physically suitable in terms of design, location, shape, size, operating characteristics. The property does not provide sufficient on-site parking to accommodate the proposed use. The Planning Commission does not consider the the proposed valet parking management plan and off-site parking are sufficient to offset the shortfall of required on-site parking spaces. 4. The operation of the proposed restaurant at the proposed site would be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of the residents of Linda Isle community. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Site Development Review REVIEW SD2015-003 AND Conditional Use Permit UP2015-030 (PA2015-113), subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 17TH DAY OF DECEMBER, 2015. AYES: 348 Planning Commission Resolution No. #### Page 3 of 3 10-02-2015 NOES: ABSTAIN: ABSENT: BY:_________________________ Kory Kramer, Chairman BY:_________________________ Peter Koetting, Secretary 349 IN T E N T I O N A L L Y B L A N K P A G E 350 Attachment No. PC 11 Analysis of the Balboa Marina West Landside Project with MND No. ND2013-002 351 IN T E N T I O N A L L Y B L A N K P A G E 352 Analysis of the Balboa Marina West Landside Project with Mitigated Negative Declaration No. ND2013-002 PC 10-1 Mitigated Negative Declaration No. ND2013-002 (SCH NO. 2014081044) was prepared for Balboa Marina West, a new public boat dock in the Newport Harbor, improvement and expansion of the existing Balboa Marina, and the construction of a 19,400 square feet marine commercial building for a yacht brokerage office, public restrooms, and a restaurant, in accordance with the implementing guidelines of the California Environmental Quality Act (CEQA), State CEQA Guidelines, and City Council Policy K- 3. The mitigated negative declaration (MND) was made available for public review and comment during a 30-day review period beginning on August 18, 2014, and ending on September 17, 2014, and was subsequently approved by the Planning Commission on October 4, 2014 and, on appeal, upheld and affirmed by the City Council on November 25, 2014. The environmental analysis covered eighteen environmental factors that could be potentially affected by the proposed project. The environmental analysis concluded that ten environmental factors where the proposed project had “no impact” or a “less than significant impact”: Agriculture Air Quality Geology and Soils Greenhouse Gas Emissions Mineral Resources Population and Housing Public Services Recreation Transportation/Traffic Utilities & Service Systems The environmental analysis also concluded that there were eight environmental factors where the proposed project would have a “less than significant impact with mitigation”: Aesthetics Biological Resources Cultural Resources Hazards and Hazardous Materials Hydrology/Water Quality Land Use and Planning Noise Mandatory Findings of Significance Aesthetics The MND analyzed a conceptual design for a 19,400-square-foot marine commercial building with tuck-under parking with a height of 40 feet (the maximum height permitted for a structure with a sloped roof in the Non-Residential Shoreline Height Limit Area). The analysis concluded that the marine commercial building could be perceived as a substantial change to the existing views of the site from off-site locations and had the potential to adversely affect the existing visual quality or character of the area. Mitigation Measures MM AE-1 and MM AE-2 were required to reduce potential impacts to aesthetics to below a level of significance: MM AE-1 Prior to approval of a Site Development Review by the Planning Commission, the City Planning Division shall review the proposed architectural design of the marine commercial building to ensure that the 353 Analysis of the Balboa Marina West Landside Project with Mitigated Negative Declaration No. ND2013-002 PC 10-2 design complies with applicable policies of the City’s General Plan and Coastal Land Use Plan related to architectural character and aesthetics. MM AE-2 Prior to approval of a Site Development Review by the Planning Commission, the City Planning Division shall review the architectural design of the proposed marine commercial building to ensure that non- reflective materials and colors that are complimentary to the surrounding area are used. Project Consistency with MND Analysis: The proposed project is within the development envelope of the conceptual marine commercial building analyzed in the MND. Furthermore, as the proposed restaurant building has approximately twenty-seven percent (26%) less floor area and half the height as the conceptual marine commercial building, potential impacts to aesthetics are further reduced. As required by Mitigation Measure MM AE-1, the proposed project’s architectural design was reviewed in the staff report and was determined to be in compliance with applicable General Plan and Coastal Land Use Plan polices related to architectural character and aesthetics. Pursuant to Mitigation Measure MM AE-2, building elevations and a materials board was submitted as part of the application. A review of these plans and materials in the staff report concluded that architectural design of the restaurant building will not include non-reflective materials and that the colors are complimentary to the surrounding area. Biological Resources The analysis concluded that temporary construction activities in the water, such as dredging and pile driving, would result in short-term temporary impacts to the avian, marine mammal, and fish species and habitats. Project Consistency with MND Analysis: No waterside improvements are proposed as part of this application. It was estimated that approximately 235 piles would be required to support the conceptual marine commercial building. It is anticipated that the number of building support piles will decrease in response to the reduced building footprint of the proposed restaurant building; however, this has not been engineered. Unlike the waterside piles, these landside piles would be auger cast pressure grouted, which produces less noise and vibration than the installation process for the waterside piles. Therefore, the biological resource mitigation measures are not applicable to the proposed project. Cultural Resources Although it is unlikely that archaeological resources could be encountered during grading of landside native soils of the project site, Mitigation Measure MM CR-1 would 354 Analysis of the Balboa Marina West Landside Project with Mitigated Negative Declaration No. ND2013-002 PC 10-3 ensure that impacts to archaeological resources, if unearthed during construction activities, are reduced to a level below significance. MM CR-1 Prior to the issuance of grading permits, the City of Newport Beach shall be provided evidence that the construction contractor is trained to identify suspected archaeological resources; or, a professional archaeological monitor shall be retained to monitor ground-disturbing construction activities in previously undisturbed native soils. Prior to the issuance of grading permits, the City shall verify that the following note is included on the grading plan(s): “If suspected archaeological resources are encountered during ground- disturbing construction activities, the construction contractor shall temporarily halt work in a 100-foot radius around the find until a qualified archaeologist can be called to the site to assess the significance of the find, and, if necessary, develop appropriate treatment measures in consultation with the City of Newport Beach.” The grading contractor shall be responsible for complying with the note. If the archaeologist determines that the find does not meet the CEQA Guidelines §15064.5(a) criteria for cultural significance, construction shall be permitted to proceed. However, if the archaeologist determines that further information is needed to evaluate significance, the City of Newport Beach shall be notified and a data recovery plan shall be prepared in consultation with the City, which may include the implementation of a Phase II and/or III archaeological investigation per City guidelines. All significant cultural resources recovered shall be documented on California Department of Parks and Recreation Site Forms to be filed with the California Historical Resources Information System, South Central Coastal Information Center (CHRIS-SCCIC). The archaeologist shall incorporate analysis and interpretation of any significant find(s) into a final Phase IV report that identifies the level of significance pursuant to Public Resources Code § 21083.2(G). The City and Project Applicant, in consultation with the archaeologist, shall designate repositories in the event that resources are recovered. Project Consistency with MND Analysis: Unlike the conceptual marine commercial building analyzed in the MND, the proposed restaurant building will not be elevated on fill with parking beneath, which results in a reduction of earthwork totals. Nevertheless, the site will still be graded and there remains the potential for encountering archaeological resources. Therefore, Mitigation Measure MM CR-1 will be incorporated as a condition of approval. Hazards and Hazardous Materials 355 Analysis of the Balboa Marina West Landside Project with Mitigated Negative Declaration No. ND2013-002 PC 10-4 The analysis identified potential health risks associated with the demolition of the existing yacht brokerage building, which may contain friable asbestos materials and materials coated with lead-based paint. There is also the potential for Polychlorinated biphenyls (PCBs) in an empty vault on the southwest corner of the project site that was previously used to house an electrical transformer. With implementation of the following mitigation measures, impacts would be reduced to a level below significant: MM HM-1 During Project grading and construction activities, the construction contractor shall ensure that possible locations where the USTs may have been located, either near the existing building or along the western side of the existing parking lot, as identified by Environmental Engineering & Contracting, Inc. (EEC), are potholed using heavy equipment to confirm the presence or absence of UST’s on the land-side portion of the Project site. If USTs are discovered, they shall be disposed of properly per applicable State of California and federal guidelines. The Orange County Environmental Health Department provides oversight and conducts inspections of all underground tanks removals. MM HM-2 The following Condition of Approval shall be placed on the Project’s demolition permits. COA: All demolition permits shall comply with: a) SCAQMD Rule 1403 with respect to asbestos containing materials. b) Title 17, California Code of Regulations (CCR), Division 1, Chapter 8, which addresses the removal of components painted with lead- based paint (LBP). c) Title 40 of the U.S. Code of Federal Regulations (40 CFR) regarding the removal and disposal of PCBs. Project Consistency with MND Analysis: Mitigation Measures MM HM-1 and MM HM-2 will be incorporated as conditions of approval. Hydrology/Water Quality The analysis identified the potential to temporarily impact the water quality of Newport Bay through sedimentation and turbidity during waterside construction and dredging activity. Mitigation measures were required to reduce construction-related effects to below a level of significance. Project Consistency with MND Analysis: The hydrology/water quality mitigation measures are primarily applicable to the waterside development. Requirements for a Stormwater Pollution Protection Plan (SWPPP) and the use of construction and operational best management practices (BMPs) are applicable to the proposed project, but are covered by standard conditions of approval. 356 Analysis of the Balboa Marina West Landside Project with Mitigated Negative Declaration No. ND2013-002 PC 10-5 Land Use and Planning The analysis did not anticipate conflicts with applicable policies or regulations of the City’s General Plan, Coastal Land Use Plan, or Zoning Code. However, Mitigation Measure LU-1 requires City review of applications for a site development review and a conditional use permit, which require mandatory compliance with all applicable General Plan and Coastal Land Use Plan policies: MM LU-1 The City of Newport Beach Planning Division shall review the Project’s applications for a Site Development Review and Conditional Use Permit to ensure compliance with all applicable General Plan and Coastal Land Use Plan policies that relate to environmental resource protection. Project Consistency with MND Analysis: As required by Mitigation Measure MM LU-1, the proposed project was reviewed in the staff report and was determined to be in compliance with applicable General Plan and Coastal Land Use Plan polices and Zoning Code regulations. Noise The analysis concluded that compliance with the City’s Municipal Code noise ordinance standards would not expose persons to or generate noise levels in excess of standards established in the City’s Municipal Code or General Plan Noise Element, or the California Building Code. However, because the design and location of a potential outdoor patio was not known at the time, Mitigation Measure MM N-1 was required to avoid conflicts with City noise ordinance standards: MM N-1 As a condition of CUP issuance for a restaurant use in the marine commercial building and prior to the issuance of occupancy permits for any restaurant, bar, lounge, or nightclub to be located in the marine commercial building, an acoustical study shall be prepared by a qualified acoustician and reviewed and approved by the City of Newport Beach to verify that the building operations, including operations in the outdoor patio, comply with the requirements identified in Chapters 5.28, 10.26, 10.028.020, and 20.48.090(E) of the City’s Municipal Code. The analysis also concluded that compliance with the timing provisions of Section 10.28.040 (Construction Activity—Noise Regulations) during construction activities would reduce temporary construction noise impacts to below a level of significance. Mitigation Measure MM N-2 requires compliance with Section 10.28.040 and other noise control measures to reduce temporary construction noise impacts to a level less than significant: MM N-2 Prior to the issuance of any grading permit or building permit for new construction, the City of Newport Beach Community Development 357 Analysis of the Balboa Marina West Landside Project with Mitigated Negative Declaration No. ND2013-002 PC 10-6 Department shall confirm that the grading plan, building plans, and specifications stipulate that: a) All construction equipment, fixed or mobile, shall be equipped with properly operating and maintained mufflers and other State- required noise attenuation devices. b) During the construction phase, the Project Applicant shall ensure that construction hours, allowable work days, and the telephone number of the job superintendent are clearly posted at all construction entrances to allow residents to contact the job superintendent. If the job superintendent receives a complaint, the superintendent shall investigate, take appropriate corrective action, and report the action to the appropriate party. c) When feasible, construction haul routes shall be designed to avoid noise sensitive uses (e.g., residences, convalescent homes, etc.). d) During construction, stationary construction equipment shall be placed such that emitted noise is directed away from sensitive noise receivers. e) Construction activities that produce noise shall not take place outside of the allowable hours specified by the City’s Municipal Code Section 10.28.040 (7:00 a.m. and 6:30 p.m. on weekdays, 8:00 a.m. and 6:00 p.m. on Saturdays; construction is prohibited on Sundays and/or federal holidays). Project Consistency with MND Analysis: As required by Mitigation Measure MM N-1, an acoustical study shall be prepared by a qualified acoustician. The study concluded that with the design and operational noise control recommendations, the restaurant with the outdoor patio seating and dining area, can operate in compliance with the City’s noise standards. Mitigation Measure MM N-2 will be incorporated as a condition of approval. 358 1 Subject:ADDITIONAL MATERIALS RECEIVED - PC MEETING - DECEMBER 17, 2015 PLANNING COMMISSION – DECEMBER 17, 2015  ITEM NO. 3a: ADDITIONAL MATERIALS RECEIVED  BALBOA MARINA WEST LANDSIDE (PA2015‐113)  ‐‐‐‐‐Original Message‐‐‐‐‐  From: Margo O'Connor [mailto:moconn949@gmail.com]  Sent: Monday, December 14, 2015 11:02 AM  To: Alford, Patrick  Subject: Balboa Marina West Landside  Dar Patrick Alford, Planning Manager:    I am in receipt of the Notice of Public Hearing and am sending This Email as my “written correspondence delivered to  the City…. prior to the meeting).  Please acknowledge that this is the correct email to which we send our concerns.  I live directly across from this project and am very concerned about the negative effects on the ability of Linda Isle  residents to continue to enjoy our residences.  I am concerned regarding:  1.Our properties are about 100’ from the Balboa Marina and the noise from outdoor dining and from live entertainment would make it very difficult to continue to quietly enjoy our residences.   2.The height of the building  is  higher than allowed. 3.The size of the building would change the character of the area. 4.The light and glare from vehicle headlights would shine into our homes. 5.The noise from vehicles leaving at late hours would interfere with ability to sleep undisturbed in our own homes. 6.The Dover Bridge is already a very congested area.  Years of attempts have not been able to solve the problem of the Dover Bridge being the connection between Newport Beach and communities South of Newport Beach.  In spite of  this,  projects that would make the situation worse have continued to be approved.   And Now,  the Dover Bridge area  is facing even greater congestion,  due to the already approved BackBay Landing Project and the City approved  Waterside element of this project.   The Landside portion of this project ( with it’s nightclub attractions ) would only  increase even further the traffic on and around the Dover Bridge!!    Thank you,  Margo O’Connor  90 Linda Isle  moconn949@gmail.com     1 Subject:ADDITIONAL MATERIALS RECEIVED - PC MEETING - DECEMBER 17, 2015 PLANNING COMMISSION – DECEMBER 17, 2015  ITEM NO. 3b: ADDITIONAL MATERIALS RECEIVED  BALBOA MARINA WEST LANDSIDE (PA2015‐113)  From: Maureen Buffington [mailto:buffington_santo@yahoo.com] Sent: Tuesday, December 15, 2015 10:46 AM To: Alford, Patrick Cc: Margo O'Connor; Seychelle Cannes; Darlene Covington; Marilyn Williams-Severson; Annie Quinn Subject: Public Hearing this Thursday, 12/19 Dear Mr Alford I am writing you concerning the Planning Commission review of the Landside portion of the (Irvine Co.) Balboa Marina West Project. PCH and Bayside Drive is already a very busy corner and with the recent Coastal Commission Approval of the Back Bay Landing Project, it will be even busier. Traffic will be a danger to public safety. The additions of a new 14,252 Sq’ restaurant building with outdoor dining and a 664 Sq’ building and a CUP for a restaurant with live entertainment and more, makes us very concerned about the noise, light pollution, loss of views, etc.. This "nuisance" will be disruptive for residents of Linda Isle, Castaways, Bayside Village and even as far as Dover Shores communities. It is not in keeping with the nature of Newport Beach. Thank you for your consideration, Maureen Buffington and John Santo 110 Yorktown, Newport Beach. (PAlford@newportbeachca.gov 1 Subject:ADDITIONAL MATERIALS RECEIVED - PC MEETING - DECEMBER 17, 2015 PLANNING COMMISSION – DECEMBER 17, 2015  ITEM NO. 3c: ADDITIONAL MATERIALS RECEIVED BALBOA MARINA WEST LANDSIDE (PA2015‐113)  ‐‐‐‐‐Original Message‐‐‐‐‐  From: Pat Simonian [mailto:hyenaction@aol.com]  Sent: Tuesday, December 15, 2015 6:55 PM  To: Alford, Patrick  Subject: Linda Isle homeowner  Hello,  I'm a Linda Isle resident and object to the proposed restaurant site across from my home.  The proposed site will negatively impact the value of my home because of noise levels, bright lights, excessive traffic,  and late night hours. This restaurant would be too close to the Linda Isle residential community and lower the value of  all homes.  I ask the city planning commission and city council to deny this project.  Thank you.  Patricia Simonian  99 Linda Isle  Newport Beach, CA  Sent from my iPad.     Pat  BALBOA MARINA RESTAURANT NEWPORT BEACH, CA JULY 31, 2015 SOUTHWEST AERIAL STEEL / METAL POST GLAZING (STARFIRE) GLAZING (STARFIRE) GLAZING (STARFIRE) GLASS RAILING GLASS RAILINGWOOD LOUVERS WOOD LOUVERS WOOD DECK WOOD DECK ROOF - METAL STANDING SEAM ROOF - METAL STANDING SEAM ROOF - MEMBRANE STEEL / METAL STEEL / METAL NORTHEAST AERIAL STEEL / METAL ROOF - METAL STANDING SEAM ROOF - MEMBRANE STEEL / METAL STEEL / METALPLASTER/MASONRY PLASTER/MASONRY PLASTER/MASONRY PLASTER/MASONRY Planning Commission - December 17, 2015 Item No. 3d Additional Materials Received Balboa Marina West Landside (PA2015-113) 1 Subject:ADDITIONAL MATERIALS RECEIVED - PC MEETING - DECEMBER 17, 2015 PLANNING COMMISSION – DECEMBER 17, 2015  ITEM NO. 3e: ADDITIONAL MATERIALS RECEIVED   BALBOA MARINA WEST LANDSIDE (PA2015‐113) From: Teri Hausman [mailto:tthausman@aol.com] Sent: Wednesday, December 16, 2015 3:51 PM To: Alford, Patrick Subject: The proposed development December 16, 2015 Dear Mr. Palford, “ I live right across a narrow channel from the proposed development. I am very concerned about having a restaurant with outdoor entertainment and dining in full view of my home. Noise travels very well across a narrow body of water - - and it will seem that the restaurant is in my back yard. Approval of this restaurant with entertainment and outdoor dining will seriously detract from my property value and enjoyment of my home. Please do not approve this project that will negatively affect many of us on Linda Isle.” I am also speaking for my elderly grandmother who lives at 61 Linda Isle. Thank You, Teri Hausman My name is Teri Hausman 91 Linda Isle Her name is Josephine Herbert Gleis 61 Linda Isle Teri Hausman 1 Subject:ADDITIONAL MATERIALS RECEIVED - PC MEETING - DECEMBER 17, 2015 PLANNING COMMISSION – DECEMBER 17, 2015  ITEM NO. 3f: ADDITIONAL MATERIALS RECEIVED  BALBOA MARINA WEST LANDSIDE (PA2015‐113) From: Linda Crean [mailto:lalacrean@gmail.com] Sent: Wednesday, December 16, 2015 5:44 PM To: Alford, Patrick Cc: afcrean@gmail.com Subject: Irvine Company Proposed Restaurant Development on PCH Hello, First, we are extremely upset about the date selection for a meeting – who picks Boat Parade week or the Christmas season at all??????? We live at 92 Linda Isle directly across from the site & have grave concerns regarding the outdoor patio and live music as well as the overall square footage of the building itself. We understand that the Linda Isle Homeowner’s Association is sending a representative to oppose/question the development and as we are unable to attend we support any of our neighbors who are able to attend and fully support their concerns. Again, respectively, the City Council/Planning Department/Irvine Company probably doe not fully grasp the echo and sound travel of music or any noise for that matter as it relates to the waterfront properties. Lido Isle successfully fought the restaurants on the Coast Highway on this same issue – the bay at that location is easily ten times wider than in our location and the noise for the Lido residents was considered intolerable. Our bedroom, as well as our neighbors, is situated on the bayside of the lot – there is no way we will ever get a good nights sleep with live music noise traveling across the channel. We probably would not object to a smaller single story building without outdoor dining and absolutely no music as long as the site was previously zoned for it. If this site was intended to remain as open space and this a variance or plan change request we fully oppose it. Please submit this on our behalf at the meeting. Thank you, Andy & Linda Crean 92 Linda Isle 1 Subject:ADDITIONAL MATERIALS RECEIVED - PC MEETING - DECEMBER 17, 2015 PLANNING COMMISSION – DECEMBER 17, 2015  ITEM NO. 3g: ADDITIONAL MATERIALS RECEIVED  BALBOA MARINA WEST LANDSIDE (PA2015‐113) From: Mary Raymond [mailto:mraymond1@roadrunner.com] Sent: Thursday, December 17, 2015 12:50 PM To: Alford, Patrick Subject: The Balboa Marina West Landside Project To:  Pat Alford  From:  Mr. and Mrs. Carl Raymond   40 Linda Isle   Newport Beach, CA  92660  This is to relate to the Planning Commission of Newport Beach our concern with the Balboa Marina West Landside Project.  This project will definitely impact the residence of Linda Isle.  Our representative should have a voice in what is being  proposed.  This project will be beneficial to the City of Newport Beach and will be built.  We feel that the residence  of Linda Isle should have a voice in the height, lights, and especially the noise during the hours of operation.  We appreciate you relaying this to the Planning Commission at the meeting to be held this Thursday, December 19, 2015.  Mary Raymond  1 Subject:ADDITIONAL MATERIALS RECEIVED - PC MEETING - DECEMBER 17, 2015 PLANNING COMMISSION – DECEMBER 17, 2015  ITEM NO. 3h: ADDITIONAL MATERIALS RECEIVED  BALBOA MARINA WEST LANDSIDE (PA2015‐113) From: Alford, Patrick Sent: Thursday, December 17, 2015 2:20 PM To: Biddle, Jennifer Subject: Additional materials Commissioner Weigand requested this information, please distribute to the Commission and public:   3-Thrity-3 SOL Reuben E Lee Balboa Marina West Hours of Operation 9:00 am – 2:00 am Not specified 7:00 am – 11:00 pm (Sun-Thu) 7:00 am – 12:00 am (Fri-Sat) 9:00 am – 2:00 am Patio Hours 9:00 am – 1:00 am 11:00 am – 10:00 pm 10:00 am – 9:00 pm (Sun-Thu) 10:00 am – 10:00 pm (Fri-Sat) 9:00 am – 12:00 am ABC License Type 47 Type 47 Type unknown Type 47 Live Entertainment Yes Yes Yes Yes (to 1:00 am) Patrick J. Alford │ Planning Program Manager  City of Newport Beach│ Community Development Department│Planning Division 100 Civic Center Drive │ Newport Beach, CA 92660 (949) 644-3235 │(949) 644-3229 │palford@newportbeachca.gov 1 Subject:ADDITIONAL MATERIALS RECEIVED - PC MEETING - DECEMBER 17, 2015 PLANNING COMMISSION – DECEMBER 17, 2015  ITEM NO. 3i: ADDITIONAL MATERIALS RECEIVED BALBOA MARINA WEST LANDSIDE (PA2015‐113)  ‐‐‐‐‐Original Message‐‐‐‐‐  From: Sherree Vaughan [mailto:sarvaughan@aol.com]  Sent: Thursday, December 17, 2015 2:16 PM  To: Alford, Patrick  Subject: Balboa Marina West Project  Pat Alford,  Although I am unable to attend your scheduled Planning Commission meeting on Thursday 12/17/15, I would, as a  resident of Linda Isle, like to forward my concerns regarding the restaurant portion of the Balboa Marina West plan, to  you.  First the size of the projected restaurant building as stated at 14,000+ sq. ft. , being placed a few hundred feet across  the water from multi million dollar family homes, is outrageous.  The size of the building, how it will be used, and the projected hours of operation, will undoubtedly affect:     A.) The quality of life and enjoyment of the     residential amenities of many of our    Newport Beach residents who live    on Linda Isle.    B.)  In addition, this project will most likely,    if approved as requested by the Irvine    Co., affect the property values of many    of the landowners who own property    on Linda Isle and face the projected    project.   I cannot imagine that your Committee, which is given the responsibility of helping the City of Newport Beach to  continue to grow and develop in a positive and safe manner for all the residents who live in this City, can in good  conscience approve this Irvine Co. project as currently planned.  Even the fact that the scheduled meeting to discuss this project was not set to give consideration and respect to the  residents of Newport Beach who will be most affected by this project (held during the annual boat parade, and with  little prior notice of the meeting) leads me, as a homeowner of Newport Beach and more specifically Linda Isle, to be  very concerned about the actual amount of open discussion this Irvine Co. Project will receive from your Committee  during the scheduled meeting.  Thank You,  Sherree Vaughan  82 Linda Isle  Newport Beach, CA  92660  Dec. 17, 2015, Planning Commission Agenda Item Comments Comments on Newport Beach Planning Commission regular meeting agenda item submitted by: Jim Mosher ( jimmosher@yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229). Item No. 3. BALBOA MARINA WEST LANDSIDE (PA2015-113) Technical corrections to the proposed resolution (Attachment No. PC 1) Suggested changes to the passages in italics are indicated in strikeout underline format. 1. SECTION 1.1 (handwritten page 21): “An application was filed by The Irvine Company, …” 2. Facts in Support of Finding A.1 (page 23): “Recreation Recreational and Marine Commercial (CM) land use category is intended to ... The CM land use category is implemented by the Commercial Recreation Recreational and Marine (CM) Zoning District.” 3. Facts in Support of Finding C.3 (page 24): Extraneous comma after “area.” 4. Heading (page 26): “Facts in Support of Finding Findings” [purports to support three different numbered findings] 5. Paragraph 2 (page 27): “The proposed project with will expand and enhance public access …” 6. Facts in Support of Findings 3 (page 27): “The project, with the recommended conditions, will not be detrimental to the harmonious and orderly growth of the City, …” 7. CONDITIONS OF APPROVAL 4 (page 29): “Conditional Use Permit No. UP2015-030 and Site Development Review No. SD2015-003 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.91.050 20.54.060 of the Newport Beach Municipal Code, unless an extension is otherwise granted.” 8. Condition 14 (page 30): “The hours of operation of the outdoor deck shall be limited to 9:00 a.m. through 12:00 a.m. midnight, daily.” [Whether “12:00 a.m.” means midnight or noon is not universally agreed to.] 9. Condition 21 (page 30): “Prior to the issuance of building permits, final noise control recommendations shall be prepared by a qualified acoustical professional during the final engineering stage of the design, and should be based on final site plans, architectural plans, and mechanical equipment plans shall be submitted to the Community Development Department for review and approval.” 10. Condition 22 (page 31): “Location The location, number and types of dining tables and chairs shall be in substantial conformance with those depicted on the approved floor plan.” [should include “number”?] 11. Condition 23 (page 31): “Restaurant Outside the restaurant, patrons shall be restricted to the outdoor patio deck dining and seating area depicted on the approved Planning Commission - December 17, 2015 Item No. 3j Additional Materials Received Balboa Marina West Landside (PA2015-113) December 17, 2015, PC agenda item 3 comments - Jim Mosher Page 2 of 5 site and floor plans; access to other areas of the outdoor patio deck shall be prohibited.” [As written, the condition would appear to restrict patrons from using the indoor dining area. Surely that is not what was intended, but even with the suggested correction it is still awkwardly written: are patrons allowed in an waiting area outside the front door?] 12. Condition 33 (page 31): “All proposed signs shall be in conformance with any approved Comprehensive Sign Program for the project site and provisions of Chapter 20.67 20.42 of the Newport Beach Municipal Code.” [note: the NBMC has additional sign construction standards in its “Sign Code” (Chapter 15.16)] 13. Condition 44 (page 33): Delete? - this is repeated, with an additional sentence requiring graffiti removal within 48 hours of notice, in Condition 77. 14. Condition 47 (page 33): “A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or and that would attract large crowds, involve the sale of alcoholic beverages, include any form of onsite media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits.” [? – note: a slightly different version of the same is provided as Condition 75. It would seem one or the other should be deleted.] 15. Condition 50 (page 34): “During Project grading and construction activities, the construction contractor shall ensure that possible locations where the Underground Storage Tanks (USTs) may have been located, either near the existing building or along the western side of the existing parking lot, as identified by Environmental Engineering & Contracting, Inc. (EEC), are potholed using heavy equipment to confirm the presence or absence of UST’s on the land-side portion of the Project site. If USTs are discovered, they shall be disposed of properly per applicable State of California and federal guidelines. The Orange County Environmental Health Department provides oversight and conducts inspections of all underground tanks tank removals…” 16. Condition 55 (page 35): “Fire hydrants shall be located within 400 feet of all portions of the buildings. C.F.C. Sec. 507.5.1. The Number of fire hydrants will be determined based upon distances and fire flow demand.” 17. Condition 62 (page 36): “Each required commercial kitchen exhaust hood and duct system required by Section 609 shall to have a Type I hood shall be protected with an approved automatic fire-extinguishing system installed in accordance with this code. C.F.C. Sec. 904.2.1.” [?] 18. Condition 88.e (page 39): “Construction activities that produce noise shall not take place outside of the allowable hours specified by the City’s Municipal Code Section 10.28.040 (7:00 a.m. and to 6:30 p.m. on weekdays, 8:00 a.m. and to 6:00 p.m. on Saturdays; construction is prohibited on Sundays and/or federal holidays).” 19. Condition 89 (page 39): “Prior to the issuance of a building permit, a revised Valet Parking Management Plan shall be submitted to the City Traffic Engineer for review and approval. The revised Valet Parking Management Plan shall demonstrate:” [?] Planning Commission - December 17, 2015 Item No. 3j Additional Materials Received Balboa Marina West Landside (PA2015-113) December 17, 2015, PC agenda item 3 comments - Jim Mosher Page 3 of 5 20. Condition 90 (page 40): “The applicant shall provide an offer to dedicate (OTD) a minimum ten (10) foot-wide public access easement connecting the public dock to East Coast Highway.” [note: the printed copy of the staff report I have says “West”.] Additional comments on the proposed resolution (Attachment No. PC 1) 1. Facts in Support of Finding A.2 (page 23): Since the most water-related existing use (the yacht brokerage) is being eliminated, it is hard to see how conversion of the parking lot to a restaurant “will allow the continuation of existing coastal-dependent and coastal- related uses.” In addition, I am unable to find any condition of approval ensuring the prediction that “the yacht brokerage will be relocated to a waterfront location in close proximity to the marina.” Finally, the project seems to be blocking the general public’s currently existing views of the harbor and restricting access to waterfront areas they are currently able to visit, neither of which seems consistent with the stated purpose of the CM land use designation. 2. Facts in Support of Finding C (page 24): I am unable to find anything supporting the required compatibility of the proposed use with the existing residential uses in the vicinity. 3. Facts in Support of Findings D & E (page 25): a. Fact D.1 seems more closely related to Finding E than to finding D. b. Fact E.2 seems more closely related to Finding D than to finding E. c. Fact E.3 only ensures that the conditions of approval minimize conflicts “to the greatest extent possible.” It the Commission finds the remaining conflicts serious enough, that does not, to me, seem sufficient make the required finding. 4. Pages 26-27: On these pages the resolution deviates from the normal format by presenting a group of required findings and criteria, and then purporting to support them with a series of facts, but without identifying which facts support what. It is not at all clear to me that facts in support of all the required findings and criteria have been provided. 5. Conditions 1 & 22 (pages 29 and 31): It is not clear what “substantial conformance” means. The staff report mentions (on page 4) 377 seats in the interior area and 40 seats on the outdoor deck (numbers also quoted by the applicant’s sound consultant on handwritten page 289). Is the applicant required to stay under those limits? If so, should that be mentioned in a condition? 6. Condition 12 (page 30): Was “elements approved by this Site Development Review/Use Permit” intended to read “elements required by this Site Development Review/Use Permit”? If the approval is not approving the entire plan, exactly what parts are being approved? 7. Condition 32 (page 31): Wasn’t the signage recommended by the noise consultant supposed to ask visitors to “Keep noise to a minimum.” Do signs saying to “Be courteous and respectful” make it clear that noise is the issue? Planning Commission - December 17, 2015 Item No. 3j Additional Materials Received Balboa Marina West Landside (PA2015-113) December 17, 2015, PC agenda item 3 comments - Jim Mosher Page 4 of 5 8. Condition 66 (page 36): Shouldn’t maximum occupancy signs be posted near the entrances rather than at the exits? 9. Condition 75 and 77 (page 37): As previously noted, these Police Department Conditions largely duplicate but differ from the earlier Conditions 47 and 44, respectively. Also, the Police Report for this proposal omitted some of the conditions that are normally applied to alcohol serving establishments – such as restrictions on “happy hour” promotions. Is there any reason for that? 10. Condition 84 (page 38): Why are trucks and heavy equipment allowed to idle for up to 30 minutes? Wouldn’t a limit like “5 minutes” be more reasonable and more climate conscious? Also some of the recommended practices such as washing streets may conflict with requirements related water quality imposed by Condition 86. General comments on the application 1. This project seems unusual in that a Mitigated Negative Declaration was approved before a project had been defined, and continues to seem unusual in that the Commission is now being asked to approve a Conditional Use Permit before a tenant to use that permit has been identified. 2. Because the MND was prepared before an actual project was proposed, the public has been deprived seeing simulations of how the actual buildings proposed will affect the existing views of the harbor from Coast Highway between Bayside Drive and the Upper Newport Bay Bridge. 3. In the Noise Study (Attachment No. PC 5), the applicant’s noise consultant repeatedly refers to measurements they made regarding activities at “Cucina Enoteca” (for example, page 9 [handwritten page 289]). To the best of my knowledge “Cucina Enoteca” is a restaurant in Newport Center on the site of the former El Torito. Do they mean “Sol Cocina”? If so, that lack of attention to detail casts some doubt on the credibility of their other work. 4. Much is said about possible noise impacts to Linda Isle residents approximately 250 feet from the proposed outdoor dining area. Very little is said about the impacts to residents of the Bayshores Apartments, who are about 650 feet away (Noise measurement location #2 in Figure 4-1 of the Noise Study on page 8 [handwritten page 288]). It might be noted that when an application for outside dining at 333 Bayside was considered by the Planning Commission on June 7, 2007, staff recommended denial based on the history of complaints by Lido Isle residents about noise from outside diners at Billy’s by the Beach and the Charthouse, some 740 feet from them – levels which might technically meet the City noise standards but still be “irritating” to residents according to the City’s reviewing noise consultant at that time. I have not seen much being done here to protect the Bayshores Apartments residents. 5. The lack of an offer to provide public access along the whole length of the waterfront, even it is private property, seems to me a problem from a Coastal Act standpoint, as well Planning Commission - December 17, 2015 Item No. 3j Additional Materials Received Balboa Marina West Landside (PA2015-113) December 17, 2015, PC agenda item 3 comments - Jim Mosher Page 5 of 5 as with the intent of the CM zoning. The lack of access to the restrooms to people who are not paying slip renters may also be a problem. 6. It may be a minor point, but the applicant’s Parking Management Plan (Attachment No. PC 6) does not explain where the valets will park themselves. Also, Item 2 refers readers to a “spot X on the diagram” representing the location of the valet stand. I am unable to find it. 7. Table 2 of the applicant’s Parking Demand Analysis (Attachment No. PC 7) lists observed vehicle counts by hour on two days in five numbered zones of the existing parking lot. The zones do not match the accompanying diagram of the proposed new parking configuration in any obvious way. 8. The Parking Demand Analysis also rather arbitrarily assumes the low end of the NBMC parking requirement for food services can be used for the new restaurant because it “will follow recent industry trends by placing a premium on the guest experience by prioritizing space and comfort over maximum capacity.” NBMC Section 20.40.060 (“Parking Requirements for Food Service Uses”) actually sets forth a number of matters the Commission is supposed to consider, and to use the conditions of approval to enforce the assumptions it has used. It is not clear that simply accepting the applicant’s assertions is a thoughtful way to accomplish that. At a minimum, it should be possible to determine if the number of seats proposed is actually less than the industry standard for the amount of net public area. Planning Commission - December 17, 2015 Item No. 3j Additional Materials Received Balboa Marina West Landside (PA2015-113) 1 Subject:ITEM 3K: ADDITIONAL MATERIALS RECEIVED - PC MEETING - DECEMBER 17, 2015   From Sent To: A Cc: d Hillgr edse Subj   Mr. A   Pleas Revie   Shou   Than   Lori  Lega Jacks 2030 949.8 www     **** This conf attor desig you r this m **** JDTP **** m: Lori Johnst t: Thursday, D Alford, Patrick dmiller@irvine ren, Bradley; lich@newport ject: Balboa Alford,  se see the att ew.  uld you have a nk you.  A. Johnston  al Assistant t son|DeMarco 0 Main Street, 851.7657 dire w.jdtplaw.com   ********** message is fidential or p rney-client p gnated recip receive this message. ********** P is a recogn ********** ton [mailto:LJ December 17 k ecompany.com Lawler, Ray; tbeachca.gov Marina West tached corres any questions o Michele A o|Tidus|Peck , 12th Floor | ect | 949.752 m  ********** intended on proprietary in privilege or o ient, you ma in error, ple ********** nized Partne ********** Johnston@jdt , 2015 4:22 P m; Kiff, Dave Weigand, Eri ; Peotter, Sco Minor Site De spondence fro s, do not hesi A. Staples, Gr kenpaugh   Irvine, Califo .8585 main | ********** ly for the de nformation a other confide ay not review ase notify th ********** r in ABA-EP ********** tplaw.com] PM ; Harp, Aaron k; Zak, Peter ott; keithcurry evelopment R om Mr. Beltra tate to conta regory P. Pow ornia 92614  949.752.059 ********** esignated rec and may be s entiality prot w, copy or di he sender by ********** PA's Law O ********** n; Brandt, Kim ; Dixon, Dian y1@yahoo.co Review an with regar act our office. wers, Eddy R 97 fax  *********** cipient(s). It subject to the tections. If y istribute this reply e-mai *********** ffice Climat *********** m; Kramer, Ko ne; Petros, To m d to the Balb   R. Beltran an ********** may contain e you are not a s message. If l and delete ********** te Challenge ********** ory; Brown, T ony; Duffield, oa Marina W nd Sarah R. K *********** n a f *********** e *********** Tim; Koetting, Duffy; Muldo West Site Deve Kleinberg   ********** ********** ********** , Peter; oon, Kevin; elopment  *********** *********** *********** * * * Planning Commission - December 17, 2015 Item No. 3K Additional Materials Received Balboa Marina West Landside (PA2015-113) Planning Commission - December 17, 2015 Item No. 3K Additional Materials Received Balboa Marina West Landside (PA2015-113) Planning Commission - December 17, 2015 Item No. 3K Additional Materials Received Balboa Marina West Landside (PA2015-113) Planning Commission - December 17, 2015 Item No. 3K Additional Materials Received Balboa Marina West Landside (PA2015-113) Planning Commission - December 17, 2015 Item No. 3K Additional Materials Received Balboa Marina West Landside (PA2015-113) Planning Commission - December 17, 2015 Item No. 3K Additional Materials Received Balboa Marina West Landside (PA2015-113) Planning Commission - December 17, 2015 Item No. 3K Additional Materials Received Balboa Marina West Landside (PA2015-113) 1 Subject:ITEM 3L: ADDITIONAL MATERIALS RECEIVED - PC MEETING - DECEMBER 17, 2015     From: Zac Eglit [mailto:zac@strategicla.com] Sent: Thursday, December 17, 2015 5:01 PM To: Alford, Patrick Subject: Planning Commission Meeting 12-17-2015 Development at Balboa Marina next to Linda Isle Dear Mr. Alford I'm writing you this email to state my objection in the project that is being proposed directly across the channel from my home on Linda Isle. This project will not only be an eyesore but will significantly hurt the value of not only my home but the adjacent properties. I am also concerned about the proposed use of the property with a restaurant/Nightclub with hours up to 2 AM. I would hope that you will take this and other objections into consideration when you make your decision on how to proceed with this project. Zachary Eglit President BDR, Inc. T. 818|435|7775 F. 818|435|7779 C. 818|652|8808 This email and any documents transmitted with this message may contain privileged, proprietary and confidential information belonging to BDR Inc. & Strategic Acquisitions, Inc. The email and any attached documents are intended only for the use of the named recipient(s). If you are not the intended recipient(s), you are hereby notified that any disclosure, copying, distribution of, use of, or taking any action in reliance on the contents of this message or any documents transmitted with this message is prohibited. If you have received this transmission in error, please notify the sender immediately, by reply email or telephone. Also, kindly delete the e-mail from your system. Thank you. 1 Subject:ADDITIONAL MATERIALS RECEIVED - PC MEETING - DECEMBER 17, 2015 PLANNING COMMISSION – DECEMBER 17, 2015  ITEM NO. 3m: ADDITIONAL MATERIALS RECEIVED   BALBOA MARINA WEST LANDSIDE (PA2015‐113)  From: Peter Baer [mailto:peter@strategicla.com] Sent: Thursday, December 17, 2015 5:29 PM To: Alford, Patrick Subject: LINDA isle Dear Mr. Alford I'm writing you this email to state my objection in the project that is being proposed directly across the channel from my home on Linda Isle. This project will not only be an eyesore but will significantly hurt the value of not only my home but the adjacent properties. I am also concerned about the proposed use of the property with a restaurant/Nightclub with hours up to 2 AM. I would hope that you will take this and other objections into consideration when you make your decision on how to proceed with this project. Thank you, Peter Baer Sent from my iPhone Planning Commission Public Hearing December 17, 2015 Planning Commission - December 17, 2015 Item No. 3n: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) Project Location 201 East Coast Highway Southwest of Bayside Drive and East Coast Highway Conditional Use Permit No. UP2015‐030 Site Development Review No. SD2015‐003 New 14,252‐square‐foot restaurant ▪Outdoor dining ▪Live Entertainment ▪Full alcoholic beverage service ▪Late hours New marina restrooms 12/24/2015 2Community Development Department ‐Planning Division Planning Commission - December 17, 2015 Item No. 3n: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) Community Development Department ‐Planning Division12/17/2015 3 Planning Commission - December 17, 2015 Item No. 3n: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) 12/17/15 Community Development Department ‐Planning Division 4 Planning Commission - December 17, 2015 Item No. 3n: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) VIEW TO THE NORTH VIEW TO THE SOUTH 12/17/15 Community Development Department ‐Planning Division 5 Planning Commission - December 17, 2015 Item No. 3n: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) VIEW TO THE WEST VIEW TO THE EAST 12/17/15 Community Development Department ‐Planning Division 6 Planning Commission - December 17, 2015 Item No. 3n: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) YACHT  BROKER RESTROOMS 12/17/15 Community Development Department ‐Planning Division 7 Planning Commission - December 17, 2015 Item No. 3n: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) 12/17/15 Community Development Department ‐Planning Division 8 Marina Expansion 24 new private slips Public Dock 4 relocated public slips 8 new public slips Marine Commercial Building 19,400 square feet Tuck‐under parking Potential restaurant Yacht brokerage office Public restrooms Reconfigured Parking and New Landscaping Planning Commission - December 17, 2015 Item No. 3n: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) 12/17/15 Community Development Department ‐Planning Division 9 Planning Commission - December 17, 2015 Item No. 3n: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) 12/17/15 Community Development Department ‐Planning Division 10 Planning Commission - December 17, 2015 Item No. 3n: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) 2014 CONCEPT PLAN PROPOSED PLAN 12/17/15 Community Development Department ‐Planning Division 11 Planning Commission - December 17, 2015 Item No. 3n: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) 2014 CONCEPT PLAN PROPOSED PLAN 12/17/15 Community Development Department ‐Planning Division 12 Planning Commission - December 17, 2015 Item No. 3n: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) 12/17/15 Community Development Department ‐Planning Division 13 2014 Concept Plan Proposed Project Gross Floor Area:19,400 sq. ft.14,252 sq. ft. Net Public Area:Not specified 9,030 sq. ft. Height:40 ft. (Max)20 ft. Outdoor Dining:Yes Yes  1,255 sq. ft. Parking:Tuck‐under & surface Surface Planning Commission - December 17, 2015 Item No. 3n: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) 12/17/15 Community Development Department ‐Planning Division 14 Outdoor  Patio Deck Planning Commission - December 17, 2015 Item No. 3n: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) 12/17/15 Community Development Department ‐Planning Division 15 Sliding Glass Wall  System Planning Commission - December 17, 2015 Item No. 3n: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) 12/17/15 Community Development Department ‐Planning Division 16 Service Entrance Loading Area Planning Commission - December 17, 2015 Item No. 3n: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) 12/17/15 Community Development Department ‐Planning Division 17 Service Entrance/ Loading Area Trash Enclosure Planning Commission - December 17, 2015 Item No. 3n: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) 12/17/15 Community Development Department ‐Planning Division 18 Restrooms Planning Commission - December 17, 2015 Item No. 3n: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) 12/17/15 Community Development Department ‐Planning Division 19 Planning Commission - December 17, 2015 Item No. 3n: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) Projected Noise Levels Live entertainment Recorded music Windows open/closed Exceeds PM standard Recorded music Windows open Some residences Second floor 12/17/15 Community Development Department ‐Planning Division 20 Planning Commission - December 17, 2015 Item No. 3n: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) 12/17/15 Community Development Department ‐Planning Division 21 50‐52 dBA 45‐46  dBA 50 dBA Residential Exterior Evening Noise Standard Planning Commission - December 17, 2015 Item No. 3n: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) 12/17/15 Community Development Department ‐Planning Division 22 50‐55  dBA Planning Commission - December 17, 2015 Item No. 3n: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) Limit patrons to dining  area on the patio Require fixed windows  on SW corner Close doors and  windows when  live/recorded music  occurs and at 10:00 pm Close loading area at  10:00 pm Limit access to  restrooms Posting “courtesy” signs Additional design  specifications Final design acoustical  analysis 12/17/15 Community Development Department ‐Planning Division 23 Planning Commission - December 17, 2015 Item No. 3n: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) 3‐foot‐high landscape area to screen parking  lot Compliance with Outdoor Lighting Zoning  Standards Highly‐reflective exterior building materials  prohibited 12/17/15 Community Development Department ‐Planning Division 24 Planning Commission - December 17, 2015 Item No. 3n: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) 356 spaces required by Zoning Code 250 spaces provided 106‐space shortfall Valet Plan increases parking to 294 spaces Actual parking demand = 310 spaces 16‐space shortfall addressed by off‐site parking 12/17/15 Community Development Department ‐Planning Division 25 Planning Commission - December 17, 2015 Item No. 3n: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) 12/17/15 Community Development Department ‐Planning Division 26 Planning Commission - December 17, 2015 Item No. 3n: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) 12/17/15 Community Development Department ‐Planning Division 27 Public Dock Planning Commission - December 17, 2015 Item No. 3n: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) For more information contact: Patrick J. Alford, Planning Program Manager 949‐644‐3235 Palford@newportbeachca.gov www.newportbeachca.gov Planning Commission - December 17, 2015 Item No. 3n: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) XXXXXXX 0 4 8 16 Scale: 1/8" = 1'-0" Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) DECEMBER 17, 2015 NEWPORT HARBOR NEWPORT BEACH, CA VIEW 1 - APPROACH Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) DECEMBER 17, 2015 NEWPORT HARBOR NEWPORT BEACH, CA VIEW 2 - ENTRY Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) DECEMBER 17, 2015 NEWPORT HARBOR NEWPORT BEACH, CA VIEW 3 - NORTHWEST CORNER Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) DECEMBER 17, 2015 NEWPORT HARBOR NEWPORT BEACH, CA VIEW 3 - NORTHWEST CORNER OPEN BAR AND DINING Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) DECEMBER 17, 2015 NEWPORT HARBOR NEWPORT BEACH, CA VIEW 4 - SOUTHWEST CORNER Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) DECEMBER 17, 2015 NEWPORT HARBOR NEWPORT BEACH, CA VIEW 5 - SOUTHWEST AERIAL Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) DECEMBER 17, 2015 NEWPORT HARBOR NEWPORT BEACH, CA VIEW 6 - NORTHEAST AERIAL Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) DECEMBER 15, 2015 NEWPORT HARBOR NEWPORT BEACH, CA VIEW 7 - FROM BAR Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) DECEMBER 17, 2015 NEWPORT HARBOR NEWPORT BEACH, CA VIEW 8 - FROM DINING ROOM Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) DECEMBER 17, 2015 NEWPORT HARBOR NEWPORT BEACH, CA VIEW 9 - FROM SOUTHWEST PAVILION Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113)      Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113)      Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) BALBOA MARINA RESTAURANT NEWPORT BEACH, CA JUNE 19, 2015 SCALE: 1/8”=1’-0” WEST ELEVATION EAST ELEVATION Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) BALBOA MARINA RESTAURANT NEWPORT BEACH, CA JUNE 19, 2015 SCALE: 1/8”=1’-0” NORTH ELEVATION SOUTH ELEVATION Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) BALBOA MARINA RESTAURANT NEWPORT BEACH, CA JUNE 19, 2015 SOUTHWEST AERIAL FROM WEST DOCK SOUTHWEST VIEW SOUTHEAST VIEW Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113) Planning Commission - December 17, 2015 Item No. 3o: Additional Materials Presented at Meeting Balboa Marina West Landside (PA2015-113)