HomeMy WebLinkAboutEarl's Landing-Pending App 8-5-11
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
3300 Newport Boulevard, Building C, Newport Beach, CA 92663
(949) 644-3200 Fax: (949) 644-3229
www.newportbeachca.gov
August 5, 2011
Earl’s Partners, LLC
Attention: Tod Ridgeway
3804 Lafayette Avenue
Newport Beach, CA 92663
Subject: Earl’s Landing Mixed Use Project
2751 West Coast Highway and 2801 West Coast Highway, Newport Beach
Dear Mr. Ridgeway:
This letter is regarding the pending application for the Earl’s Landing mixed use project. We
have received updated plans on August 2, 2011, which have been routed to staff in various City
departments for their review and comments.
As has been previously communicated to you by Planning Division staff, the project as
proposed is inconsistent with certain goals and policies contained in the Coastal Land Use Plan
(CLUP) and the California Coastal Act, as well as the General Plan Land Use Element.
Specifically, staff remains seriously concerned about the proposed pilings and associated
building projection beyond the bulkhead into the bay, and the building mass of the parking
structure and its affect on public views.
Please refer to Section 4.3.2 and Policy 4.2.3-1 of the CLUP (copy attached) regarding
dredging, diking, and filling of coastal waters. Policy 4.2.3-1 states such activity shall be
permitted “where there is no feasible less environmentally damaging alternative, and where
feasible mitigation measures have been provided to minimize adverse environmental effects,”
and limits such activity to “construction or expansion of port/marine facilities,” “construction or
expansion of coastal-dependent industrial facilities…,” and “in open coastal waters,…..new or
expanded boating facilities, including slips, access ramps, piers, marinas, recreational boating,
launching ramps, and pleasure ferries, and the placement of structural pilings for public
recreational piers that provide public access and recreational opportunities.” The pilings
proposed as part of the project are not listed, and as such, the project cannot be found
consistent with this policy.
Policy 2.1.4-7 (copy attached) of the CLUP states “for bay-fronting properties, provide plazas
and other open spaces that protect existing and provide new view corridors and access from
Coast Highway to the Harbor” (emphasis added). Policy 2.1.4-9 (copy attached) of the CLUP
states “for bay-fronting properties, require that buildings be located and sites designed to
provide clear views of and access to the Harbor and Bay from the Coast Highway in accordance
August 5, 2011
Earl’s Landing Mixed Use Project
Page 2
with the following principles” which includes “prevention of the appearance of the harbor being
walled off from the public right-of-way” (emphasis added). The proposed location of the building
and parking structure do not protect existing view corridors to the harbor, and do not provide
clear views of the bay. In addition, the proposed location of the building and parking structure
promote the appearance that the harbor is being walled off from the public right-of-way.
Therefore, the project as proposed is not consistent with these policies.
In addition to the above policies related to the protection of views, this segment of Coast
Highway is designated as a “Coastal View Road.” Policy 4.4.1-6 of the CLUP requires public
coastal views be protected from specified roadway segments, including this segment of Coast
Highway from Newport Boulevard to Marino Drive.
Due to the inconsistencies of the project as proposed with the goals and policies contained in
the CLUP and General Plan, staff would be unable to recommend approval of the project as
part of the project analysis to the decision-making bodies.
We would like to meet with you at your earliest convenience to discuss these critical issues.
Please contact me at (949) 644-3236 or by email at jbrown@newportbeachca.gov to schedule a
meeting. Thank you.
Sincerely,
Janet Johnson Brown
Associate Planner
Attachments
cc: J. Campbell, Principal Planner
G. Ramirez, Senior Planner