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HomeMy WebLinkAboutPlanning Center Proposal_MND_FINAL November 30, 2011 Janet Brown, Associate Planner Jaime Murillo, Associate Planner Planning Department City of Newport Beach 3300 Newport Boulevard, Building C Newport Beach, CA 92663 Subject: Proposal to Prepare an Initial Study/Mitigated Negative Declaration (MND) for the Earl’s Landing Project (P2011-1106E) Dear Ms. Brown and Mr. Murillo: Proposed development within the Mariner’s Village area of the City of Newport Beach is subject to a myriad of plans, guidelines, policies, and objectives. In addition to being governed by the City’s General Plan, the proposed Earl’s Landing project site is within the Coastal Zone and subject to the specific policies of the Local Coastal Program. The General Plan also requires that development within Mariner’s Mile implement the architecture, landscaping, signage, lighting, sidewalk, etc., requirements/guidelines of the Mariner’s Mile Strategic Vision and Design Plan. The assessment of the project’s ability to achieving the intent of each of these overlapping regulations and requirements may be the most important component of the environmental document prepared for Earl’s Landing. The Planning Center|DC&E’s recent experience preparing and successfully processing California Environmental Quality Act (CEQA) compliance documents with City of Newport Beach planning staff has provided us with an in-depth understanding of the City. In particular, our recent preparation of an Initial Study/Mitigated Negative Declaration for the Mariner’s Pointe project, also located within Mariner’s Mile, provides us with a unique background relevant to the Earl’s Landing project. Our project understanding is based on the Request for Proposal (RFP) and supporting documents, including the project description, full-scale plans, and preliminary view simulations, our experience and knowledge of the City of Newport Beach, and discussion with City staff. This submittal includes our proposed scope of work, cost estimate, and estimated schedule to process the Initial Study and MND. Based on our initial assessment, we agree that the impacts of the proposed project can likely be reduced to less than significant levels with mitigation and that a Mitigated Negative Declaration (MND) will be the appropriate environmental assessment under CEQA. As noted above, however, project consistency with applicable plan policies may not be straightforward. If impacts are determined to be significant and unavoidable, an Environmental Impact Report may be required, or alternatively, the project modified in order to qualify for a MND. We will work at the direction of planning staff to achieve the optimum and most legally defensible solution to CEQA compliance. JoAnn Hadfield, Director of Environmental Services, will act as the Project Manager and the City’s primary day-to-day contact for this assignment as well as being responsible for overall quality control. Michael Milroy, Associate Planner, will serve as the Assistant Project Manager and will be responsible for assisting in project coordination and in preparing the Initial Study and MND. Nicole Vermilion, Senior Planner, and Fernando Sotelo, Senior Planner, will provide the air quality and noise analyses, respectively. Our in-house team will be supported by Coastal Resources Management (marine biological resources) and Cogstone (cultural resources). November 30, 2011 Page 2 Project Understanding LAND USE AND REQUIRED APPROVALS The bayfront project site consists of two separate lots with a combined 29,660 square feet of nonresidential development, including existing office space and two restaurants (Billy’s and Chart House). Docks and several boat slips of the Newport Bay Marina abut the project site. The 7,000-square-foot building at 2751 West Coast Highway (which includes Billy’s restaurant and office space) is proposed to be demolished and replaced with a new 24,548- square-foot mixed-use building with restaurant space and six condominiums with garages. The 22,660-square-foot building at 2801 West Coast Highway would be modified with 950 square feet of additional office space. The merging of the two lots and the placement of condominiums on the site would require a tentative tract map to be approved by the City. Overall, the project would decrease nonresidential space by 446 square feet and increase residential space by 17,994 feet. The total square footage of the proposed project would be 47,208, and building heights will be up to 40 feet (with approval of a Planned Development Permit). The project would include replacement of the existing bulkhead and construction of new piles to support a new pedestrian walkway over the water. The project site is zoned for and designated Mixed Use Water (MU-W1) in both the Zoning Code and General Plan. As part of the Mariner’s Mile corridor, the project site is designated Recreational Marine Commercial (RMC). Per the governing land use plans/regulations, development is currently limited to a maximum nonresidential floor-to-area ratio (FAR) of 0.50. The FAR of the proposed land uses is 0.56 and would require a General Plan Amendment (GPA) and Zoning Code Amendment. Although overall building square footage would be similar to existing uses, approval of the project would result in modified land uses and operations. New residential land uses would be introduced, and with the approval of a Conditional Use Permit (CUP), the restaurant use would be allowed to have late-night outdoor dining and alcohol service. A CUP would also be required to allow the use of offsite parking. The proposed project requires 125 parking spaces and would provide 142 in an onsite three-story parking structure. Additional employee parking is provided offsite on a separate lot owned by the applicant. The project site is in the Coastal Zone and is thus subject to the Local Coastal Program (LCP) of the City of Newport Beach and subject to the land use and environmental protection policies of the LCP. POTENTIAL ENVIRONMENTAL ISSUES Environmental issues of potential concern and/or controversy for this project are primarily related to the site’s unique location. The City has recognized the unique character and opportunities of the Mariner’s Village area and has adopted policies to enhance the area and protect resources. Aesthetics issues are typically subjective, but the General Plan, LCP, and Mariner’s Mile Strategic Vision and Design Plan provide an objective framework to evaluate the project’s aesthetic impacts. Moreover, the applicant has provided detailed plans and renderings to assist with this effort. The site’s bayfront location offers unique visual and biological resources. Plan policies require that a view corridor is maintained from West Coast Highway, and the LCP provides specific policies to protect marine flora and fauna. The November 30, 2011 Page 3 introduction of new docks and gangways could result in both short- and long-term impacts to marine flora and fauna. Construction mitigation may be critical to protect these resources. Although a traffic study is not required per the City’s TPO ordinance, the details of the parking plan, including offsite parking, should be disclosed in the Initial Study. During construction, pile driving will be required in order to construct the new sea wall, and heavy equipment would be used to prepare the site for construction and to lift beams into place for the three-story building and parking garage. Noise levels may be elevated over existing conditions, potentially causing short-term impacts that require mitigation. The operation of the proposed project would potentially introduce new noise sources due to the late-night outdoor dining that would be allowed on the project site. The residences on Lido Isle, approximately 1,000 feet from the project site across the water, may be affected by elevated noise levels. Operational noise impacts may require the implementation of mitigation measures. Scope of Work TASK 1: TECHNICAL STUDIES A Phase I report and a water quality management plan have already been prepared for the project site. The Planning Center|DC&E will conduct an air quality assessment, greenhouse gas emissions assessment, and a noise and vibration study. The marine biological resources assessment will be provided by Coastal Resources Management, and the cultural resources study will be conducted by Cogstone. As noted in the RFP, City staff has requested that the applicant provide a soils report. For purposes of this scope of work, we have assumed that the applicant-provided study will be a geotechnical/soils report addressing seismicity, etc. The findings of quantitative analysis from all the technical reports will be integrated in the Initial Study, and complete copies of the reports will be included in the Initial Study appendices. Task 1.1 Air Quality and Greenhouse Gas Emissions The Planning Center|DC&E will conduct a criteria air pollutant and greenhouse gas (GHG) emissions analysis to identify potential short-term and long-term impacts of the proposed project using the new CalEEMod program. The analysis will be conducted in accordance with the South Coast Air Quality Management District (SCAQMD) CEQA Guidelines for projects within the South Coast Air Basin (SoCAB), and modeling outputs will be provided as an appendix to the Initial Study. Criteria air pollutant emissions and GHG emissions will be compared to the SCAQMD’s regional significance thresholds and localized significance thresholds (LST), as applicable. Construction emissions will be based on the construction schedule/phasing, anticipated construction equipment for each construction phase, and an estimate of demolition and potential for soil import/export, provided by the applicant. Localized air pollution impacts from construction equipment exhaust and fugitive dust will be compared to SCAQMD’s LST screening criteria for their potential to elevate concentrations of air pollutants at the land uses surrounding the project site. It is assumed that construction emissions will not exceed the LSTs and dispersion modeling will not be warranted. Mitigation measures that reduce construction impacts will be identified, as necessary. The SoCAB is designated under the California and National ambient air quality standards for ozone, particulate matter (PM10 and PM2.5), nitrogen dioxide, and lead (Los Angeles County only). The project’s regional emissions will also be evaluated for consistency with the SCAQMD Air Quality Management Plan. Operational emissions will be quantified November 30, 2011 Page 4 based on the project-related increase in offsite and onsite emissions associated with the project’s trip generation and energy use. In addition, a qualitative assessment of carbon monoxide (CO) hotspots, air quality land use compatibility, and potential odor generation will be discussed. Mitigation measures that reduce operational phase impacts will be identified, as necessary. The GHG analysis will discusses the potential global climate change impacts of the proposed project. Pursuant to the recommendations of the Governor’s Office of Planning and Research and the latest methodology proposed by SCAQMD, project-related GHG emissions will be quantified using SCAQMD’s CalEEMod program. Project consistency with statewide GHG emissions reduction strategies (CARB Scoping Plan) will also be reviewed. Mitigation measures will be incorporated, as necessary, to reduce potentially significant GHG impacts of the project. Task 1.2 Noise and Vibration The Planning Center|DC&E will evaluate potential noise and vibration impacts for the construction and operational phases of the project. A site visit will be performed to identify the nearest noise-sensitive receptors near the project site, and to take up to six short-term noise level measurements to determine the ambient noise conditions at selected receptors during daytime and nighttime hours. The noise level measurements will be taken at the commercial areas adjacent to the project and at the nearest homes: south of Cliff Drive approximately 700 feet to the north, and approximately 1,000 feet to the south on Via Lido Nord on Lido Isle. These ambient data will provide baseline conditions to facilitate the assessment of potential noise increases due to the project. The Planning Center|DC&E will assess temporary noise and vibration impacts during demolition of existing structures and project construction activities. Construction noise and vibration levels will be estimated according to construction methods, type of equipment, and the length of construction activities; as provided by the applicant. Noise impacts will be based on the maximum and average noise increase due to project construction activities over ambient conditions. Vibration impacts will be assessed in terms of annoyance and the potential for structural damage. The analysis will include an assessment of pile driving impacts to nearby structures. Long-term noise impacts will be related to the operation of stationary sources at the project site, including heating, ventilation, and air conditioning (HVAC) units, parking garage facilities, and outdoor dining/entertainment venues; especially during the most sensitive nighttime hours. The noise study will assess noise compatibility between the proposed project’s restaurant and residential areas (the residences are to be constructed above the restaurant areas). If necessary, noise mitigation measures will be provided. In addition, the analysis will estimate the increase in ambient noise from the operation of the project at the aforementioned nearest homes. Impacts will be evaluated according to standards included in the City’s General Plan and Municipal Code. Per the RFP, a traffic study will not be needed for the project; given the relatively small incremental traffic changes (less than 300 new daily trips). Since the traffic flows will change negligibly, it is anticipated that traffic-related noise increases due to vehicular trips along nearby roadways would also be negligible. Thus, project-related traffic issues will be discussed qualitatively. Mitigation measures to reduce noise and vibration impacts for both construction and operations will be recommended, as necessary, to reduce potential impacts to less than significant levels. The findings of this technical study will be provided in the IS/MND section and calculations will be provided in an appendix. Optional SoundPlan Software Modeling SoundPlan is a sophisticated noise-planning software that displays the anticipated noise contours of a project superimposed over an aerial of the project area. It is particularly helpful for determining whether excessive noise will reach sensitive uses, because the graphics are color coded to reflect City standards. Because the software works in November 30, 2011 Page 5 three dimensions, it will take into account noise attenuation provided by intervening topography or structures when modeling the project’s noise impact on the nearest residences identified above. Another possible benefit of SoundPlan would be using it to show how project structures may be a noise barrier, reducing traffic noise from Pacific Coast Highway at the Lido Isle residences. Noise contours overlaid on aerial photographs will show three scenarios: 1) noise contours of future conditions without the project, 2) noise contours with operation of the project including HVAC, outdoor dining and music, and the effects of the project’s intervening structures, and 3) noise contours showing the change in noise levels with and without the project. This third graphic will show the project structures’ noise shadows and whether its stationary noise sources may cancel out its benefits as a noise barrier to Pacific Coast Highway . The attached example of the Mariner’s Point project in Newport Beach shows how noise from traffic on Pacific Coast Highway is attenuated or blocked by proposed structures and topography. This kind of graphic is also useful when communicating with local residents about the benefits or impacts of the project. Task 1.3 Marine Biological Resources Impact Assessment (Coastal Resources Management) Coastal Resources Management (CRM) will provide a marine biological impact assessment for the proposed project. The report will evaluate the potential short- and long-term effects of the proposed project on the marine life and marine habitats of Newport Bay. The following issues will be addressed:  Existing marine habitats and biological communities within or nearby the project area;  Sensitive, rare, threatened, or endangered species within or nearby the project area;  Effects of additional pollutants due to increased runoff caused by the project;  Potential changes in biological productivity created by the new waterwide structures, wet weather and dry weather runoff, or a decrease in light entering the water due to shadowing effects of new structures;  Construction/operational effects of new structures (docks and gangways) on the marine environment. The following tasks will be completed: Conduct a marine biological field survey. CRM will conduct an in-water field survey at the proposed development site. This survey will be conducted to gain an understanding of the existing site conditions, the locations of existing storm drains, and the general types of marine flora and fauna living within the project area. Photographs of the project site will be taken and included in the project report. Underwater video will also be taken. An underwater survey will be conducted to document the presence or absence of eelgrass (Zostera marina), fish nursery habitat, and the invasive algae (Caulerpa taxifolia). Prepare a Draft Marine Biological Resources Report. CRM will conduct a review of available marine biological information for the local area to be used as background and historical information. Based upon the results of the marine biological survey at the project site, the available database of historical information, project design plans, stormwater runoff plans, and other project documents, CRM will analyze potential project impacts on the marine biological resources of the project area and the surrounding marine environment. Shore-based activities could locally degrade water quality through an increase in water turbidity during runoff events or during dry weather from storm November 30, 2011 Page 6 drain flow into Newport Bay. An assessment of the potential impacts caused by the following activities will be included:  Water quality impacts associated with the modification of boat docks in front of the proposed development. These impacts would result from dock removal, pile removal, and pile driving and/or hydrojetting dock support pilings into the sea floor. Impacts could potentially include a local increase in water turbidity and resuspension of sediment contaminants  Potential effects of long-term water impacts associated with runoff from the development into Newport Bay on marine biological resources. These impacts would be associated with wet weather and dry weather runoff events.  Potential environmental impacts of the project on marine resources, including marine plants, invertebrates, fishes, marine mammals, seabirds, federal- and state-listed marine-associated species, and sensitive habitats. Where significant impacts have been identified, mitigation measures to reduce the impact to a less than significant level will be provided. Task 1.4 Cultural Resources Records Search and Literature Review (Cogstone) A literature study to determine the existence of previously recorded cultural and paleontological resources within the project boundaries plus a one-mile radius will be conducted. A paleontology record search will be requested from the Natural History Museum of Los Angeles County. Records pertaining to archaeology and history will be searched at the South Central Coastal Information Center at California State University at Fullerton. The local historical society and archives will be contacted for any additional information. A record search for sacred lands will be requested from the Native American Heritage Commission. In addition, subsequent letters will be sent to all Native Americans the Commission recommends be contacted. It is assumed, however, that the City will conduct the formal SB 18 required consultation (due to the General Plan Amendment) for the project. The Initial Study will include the results of the literature review and searches, and mitigation measures provided, as appropriate. TASK 2: SCREENCHECK INITIAL STUDY/MITIGATED NEGATIVE DECLARATION As noted above, it is anticipated that project-related environmental impacts can be mitigated to a less than significant level. The project approach, therefore, is preparation of an Initial Study that will support the adoption of an MND under CEQA. Task 2.1 Screencheck IS/MND The Planning Center|DC&E will prepare a Screencheck Initial Study to address each of the environmental topics included in the CEQA Guidelines that became effective March 18, 2010.  Aesthetics  Agriculture and Forestry Resources  Air Quality  Biological Resources  Cultural Resources  Geology and Soils  Greenhouse Gas Emissions  Hazards and Hazardous Materials  Hydrology and Water Quality  Land Use and Planning  Mineral Resources  Noise  Population and Housing  Public Services  Recreation  Transportation and Traffic  Utilities and Service Systems November 30, 2011 Page 7 The Planning Center|DC&E will coordinate with the City to obtain any additional or updated project information. We will conduct a site visit and document existing conditions with photographs. Project site plans, elevations, grading plans, utility plans, and landscaping plans will also be utilized to prepare a comprehensive, accurate project description to serve as the basis to evaluate project-related impacts. Following is a brief summary to our approach to each topical area: Aesthetics The aesthetics analysis will address the project’s potential effect on scenic vistas, visual character and quality, and lighting. The project detail, plans, and renderings provided by the applicant/City will be helpful in clearly portraying the visual impacts of the proposed project. The potential impact from West Coast Highway, the waterfront, and across the bay will be addressed. The applicable design guidelines of the Mariner’s Mile Strategic Vision and Design Plan will also be reviewed. Agriculture Resources The site is developed with urban land uses and not designated as farmland on the Orange County Important Farmland 2010 map published by the Division of Land Resource Protection. This information will be documented in the Initial Study. Air Quality This section will detail the results and recommendations of the air quality study as described under Technical Studies. Biological Resources This section will summarize the Marine Biological Resources report (as described under Technical Studies) that will be included as an appendix to the Initial Study. Mitigation measures as appropriate will be integrated into the Initial Study. Cultural Resources This section will summarize the Cultural Resources report (as described under Technical Studies) that will be included as an appendix to the Initial Study. Mitigation measures as appropriate will be integrated into the Initial Study. Geology and Soils The findings of the geotechnical investigation will be described in detail regarding seismic safety, soil stability, and geotechnical issues affecting design and construction of the proposed foundation, bulkhead, pilings, and pedestrian walkway. As proposed, the project would encroach into the 10-foot required setback from the bulkhead; any issues arising from construction near the bulkhead and discussed in the geotechnical report will be addressed. The Initial Study will include recommendations in the geotechnical investigation report as mitigation measures. Greenhouse Gas Emissions This section will detail the results and recommendations of the greenhouse gas emission as described under Technical Studies. Hazards and Hazardous Materials A Phase I Environmental Site Assessment (ESA) was completed for the project site by AES Due Diligence, Inc., in December 2010. No recognized environmental conditions were identified in the ESA, including in the environmental records review done as part of the ESA. A recognized environmental condition is an existing or past release, or a November 30, 2011 Page 8 material threat of a release, of hazardous substances or petroleum products into the ground, groundwater, or surface water, even under conditions in compliance with laws. Findings of the ESA will be discussed in detail in the Hazards and Hazardous Materials Section of the Initial Study. Use of hazardous materials in construction and operation of the proposed project will also be addressed. Mitigation measures will be recommended as needed. Hydrology and Water Quality A draft Water Quality Management Plan was prepared for the proposed project in July 2011 and revised in October 2011. The WQMP describes best management practices (BMPs) that are incorporated in the proposed project for compliance with National Pollution Discharge Elimination System (NDPES) regulations. Water quality impacts from modifications to the docks and construction of piles will be discussed. LCP water quality requirements and compliance with those requirements will be addressed. The proposed storm drainage system for the site is described in the WQMP and will be also be discussed in the Initial Study. Land Use and Planning The project proposes a greater FAR (0.56) than the 0.50 FAR allowed under existing policies of the City’s Zoning Code and General Plan and under the Mariner’s Mile Specific Plan. The project site is also subject to the City’s LCP. The project would require the following discretionary approvals from the City of Newport Beach respecting land use policies:  General Plan Amendment  Zoning Code Amendment  Conditional Use Permit (CUP) to permit late-night outdoor dining and alcohol use  CUP to permit offsite parking  Tentative Tract Map to combine the two parcels into one and to permit development of condominiums onsite  Planned Development Permit (PDP) to permit buildings 40 feet high. The PDP will also include a request to allow new development to encroach into the required 10-foot setback from the bulkhead, and will address proposed offsite parking.  Comprehensive Sign Program: request for flexible application of requirements The Land Use and Planning section of the Initial Study will include a review of land use policies governing the site included in the General Plan and LCP as well as review the guidelines in the Mariner’s Mile Strategic Vision and Design Plan. Compatibility of the project with surrounding land uses will be addressed, as will impacts of parking and proposed offsite parking. Mineral Resources The project site is developed with urban land uses and is not available as a mining site. The Initial Study will document the Mineral Land Classification Map of Orange County published by the California Division of Mines and Geology in 1994 and the potential for mineral deposits. November 30, 2011 Page 9 Noise This section will detail the results and recommendations of the Noise and Vibration analysis as described under Technical Studies. Population and Housing This project will introduce residential uses into this area of Mariner’s Mile. The Initial Study will address the potential for the project to be growth inducing and will address the project’s consistency with housing policies in the applicable plans. Public Services The Newport Beach Fire Department (NBFD) and Newport Beach Police Department (NBPD) will be consulted regarding project impacts to fire protection, emergency medical services, and police protection. Information and recommendations from the NBFD and NBPD will be discussed in the Initial Study. Impacts to schools, parks, and libraries are generated by population increases in the service areas of the facilities. Since the project would only result in a nominal population increase, significant impacts to schools, parks, or libraries are not anticipated; impacts to these public services will be briefly discussed in the Initial Study. Recreation The project does not propose new or expanded recreational facilities. The potential impacts to visitor recreational use along the bay, including pedestrian access, will be briefly discussed in the Initial Study. Transportation and Traffic Estimated project traffic generation is under the 300-trips-per-day threshold at which a traffic impact analysis is required under the City’s Traffic Phasing Ordinance; thus, a traffic study will not be prepared. This section of the Initial Study will focus on project consistency with circulation system policies, including pedestrian, bicycles, and mass transit use. The parking analysis will also be included in this section of the Initial Study. Utilities and Service Systems Project water demand and generation of wastewater and solid waste, will be estimated using generation rates from appropriate public agencies. The Planning Center|DC&E is currently gathering information about public utilities available in the City of Newport Beach for CEQA documentation for two mixed-use projects in the Airport Business Area. Any additional information required to analyze the utility impacts of the proposed project will be requested from the pertinent utility provider. Estimated utility demands will be compared to utility capacities. Mitigation measures will be recommended as needed. Impacts to storm drainage will be discussed using information from the project WQMP. Deliverable(s):  3 hard copies of the Screencheck IS/MND and 1 electronic copy (including technical appendices) Task 2.2: Initial Study The Planning Center|DC&E project team will edit the Initial Study upon receipt of review comments from the City. This task includes up to four hours of time for Rick Ware, Coastal Resource Management. Upon approval, The Planning Center|DC&E will also prepare a Notice of Intent (NOI) and reproduce and distribute copies of the Initial Study to the mailing list prepared in coordination with the City. November 30, 2011 Page 10 Deliverable(s):  Up to 50 hard copies of the IS/MND and 1 electronic copy plus certified mailing  File NOI with County Clerk Task 2.3: Mitigation Monitoring Program, Response to Comments, and NOD Our proposal includes coordination with the City and applicant to achieve the final environmental clearance (adoption of an MND) for the project. A Mitigation Monitoring Program will be prepared for staff review and approval. In addition, although not mandated by CEQA, The Planning Center|DC&E will prepare responses to comments received on the Initial Study to enable City decision makers to adequately consider and address any agency, organization, or community comments and concerns. This task is based upon an estimated 32 professional hours for The Planning Center|DC&E and includes up to four hours of time for Rick Ware, Coastal Resource Management. If additional technical support is needed from our technical subconsultants, a budget augment may be requested for this task. The Planning Center|DC&E will file the Notice of Determination (NOD) upon approval of the project. Deliverable(s):  Up to 20 hard copies of the MMP and Response to Comments  File NOD with County Clerk, including administrative and California Department of Fish and Game (CDFG) fees TASK 3: MEETINGS & PUBLIC HEARINGS Our cost estimate assumes that The Planning Center|DC&E’s Project Manager and an air quality/noise specialist will attend and participate in the following meetings and public hearings:  2 conference calls with City and/or project team  2 public hearings with the Planning Commission and/or City Council as requested by the City Our scope of work also includes attendance at up to two meetings by Rick Ware, Coastal Resource Management. We will attend additional meetings and/or pubic hearings at the City’s request. Such meetings/hearings will be billed on a time and materials basis at our hourly rates. TASK 4: PROJECT MANAGEMENT AND COORDINATION The Planning Center|DC&E will coordinate closely with the City to obtain project information. Project management responsibilities include: task scheduling and assignment; resource management; cost monitoring; and schedule adherence over the duration of the estimated schedule. Proposed Schedule Our estimated schedule is attached. Based on our assumptions, including a notice to proceed at the first of the year (1/2/12) and availability of all applicant project information and technical studies (including construction information, final WQMP, Phase 1, Shared Parking Analysis, Valet Management Plan and Soils/Geotechnical studies), we can provide the Screencheck Initial Study MND by the first week of March. Based on our assumptions for City review, etc., the MND could be approved at Planning Commission and City Council Public Hearings in June 2012. November 30, 2011 Page 11 Cost Estimate Table 1 provides a summary of the cost estimate for the proposed project. The standard fee schedule for The Planning Center|DC&E is given in Table 2. Table 1. Cost Estimate TASK COST THE PLANNING CENTER|DC&E LABOR COSTS Task 1: Technical Studies (In-house) Task 1.1: Air Quality Assessment $3,020 Task 1.2: Greenhouse Gas Emissions Assessment 2,100 Task 1.3: Noise and Vibration Study 6,210 [Optional SoundPlan Modeling and Graphics] 2,980 Subtotal w/out SoundPlan $11,330 Subtotal with SoundPlan $14,310 Task 2: Initial Study Task 2.1: Screencheck Initial Study $14,350 Task 2.2: Initial Study/MND 4,060 Task 2.3: Mitigation Monitoring Program, Response to Comments, Notice of Determination 6,390 Subtotal $24,800 Task 3: Meetings and Public Hearings $3,020 Task 4: Project Management $3,240 Labor Subtotal w/out SoundPlan $42,390 Labor Subtotal with SoundPlan $45,370 SUBCONSULTANTS (Includes 12.5% markup) Coastal Resources Management $11,289 Cogstone $9,278 REIMBURSABLE EXPENSES (Includes 12.5% markup) Reproduction (mailing, copies, etc.) $3,836 County and CDFG Filing Fees 2,356 Mileage 46 Subtotal1 $6,238 GRAND TOTAL without Optional SoundPlan $69,195 GRAND TOTAL WITH Optional SoundPlan $72,175 1 Reimbursable expenses are an estimate only. Reimbursables and subconsultants are billed at cost plus 12.5%. November 30, 2011 Page 12 Table 2. The Planning Center|DC&E - 2011 Standard Fee Schedule STAFF LEVEL HOURLY RATE Principal $200–$250 Director/Team Leader $140–$225 Sr. Planner/Scientist/Designer II $135–$215 Sr. Planner/Scientist/Designer I $115–$155 Associate Planner/Scientist/Designer II $105–$130 Associate Planner/Scientist/Designer I $95–$110 Assistant Planner/Scientist/Designer II $80–$100 Assistant Planner/Scientist/Designer I $60–$80 GIS/CAD Operator II $100–$135 GIS/CAD Operator I $90–$105 Graphic Artist II $85–$130 Graphic Artist I $75–$95 Planning Technician/Intern $60–$80 Technical Editor $95–$100 Word Processing $75–$85 Clerical/Administration $60–$100 Third-Party CEQA Review $225 Expert Witness 2 x Normal Hourly Rate Other direct costs are billed at cost plus 12.5%. Mileage reimbursement rate is the standard IRS-approved rate. November 30, 2011 Page 13 Acknowledgment This proposal shall remain valid for a period of 90 days from the time of submittal. The attached Service Authorization, which includes our General Terms of Consulting Agreement, is a part of this proposal. If the contents of this Proposal and Agreement are satisfactory, please indicate your approval by signing the Service Authorization and sending it to our Corporate office. As Director of Environmental Services, I am authorized to bind The Planning Center|DC&E and the project team to the contents of this proposal. We look forward to working with you to bring about the successful completion of this project. If you have any questions regarding the contents of this proposal, please feel free to call the undersigned at (714) 966-9220. Respectfully submitted, THE PLANNING CENTER|DC&E JoAnn Hadfield Director, Environmental Services ID Task Name Duration Start Finish Predecessors 1 Assumed Notice to Proceed 0 days Mon 1/2/12 Mon 1/2/12 2 Compile Project Info/Description 1 wk Mon 1/2/12 Fri 1/6/12 3 Prepare Technical Studies 25 days Mon 1/2/12 Fri 2/3/12 4 Soils/Geo/WQMP/Phase 1 (from applic) 4 wks Mon 1/2/12 Fri 1/27/12 5 Marine Biology Assessment 4 wks Mon 1/2/12 Fri 1/27/12 6 Air Quality/GHG 3 wks Mon 1/9/12 Fri 1/27/12 2 7 Noise/Vibration 4 wks Mon 1/9/12 Fri 2/3/12 2 8 Initial Study Preparation 8 wks Mon 1/9/12 Fri 3/2/12 2,3FF+2 wks 9 Submit Screencheck IS to City 0 days Fri 3/2/12 Fri 3/2/12 8 10 City Review Initial Study 2 wks Mon 3/5/12 Fri 3/16/12 9 11 TPC Revise Initial Study 2 wksMon 3/19/12 Fri 3/30/12 10 12 NOI/IS Repro/Mailing Preparation 3 days Mon 4/2/12 Wed 4/4/12 11 13 30-Day Public Review 30 edays Wed 4/4/12 Fri 5/4/12 12 14 Response to Comments/MMP 2 wks Mon 5/7/12 Fri 5/18/12 13 15 Planning Commission 0 days Thu 6/7/12 Thu 6/7/12 14FS+1 wk 16 City Council 0 days Tue 6/26/12 Tue 6/26/12 15 17 Notice of Determination 0 days Wed 6/27/12 Wed 6/27/12 16FS+2 days 1/2Assumed Notice to Proceed 1/6Compile Project Info/Description 2/3Prepare Technical Studies 1/27Soils/Geo/WQMP/Phase 1 (from applic) 1/27Marine Biology Assessment 1/27Air Quality/GHG 2/3Noise/Vibration 3/2Initial Study Preparation 3/2 3/16City Review Initial Study 3/30TPC Revise Initial Study 4/4NOI/IS Repro/Mailing Preparation 5/430-Day Public Review 5/18Response to Comments/MMP 6/7Planning Commission 6/26 6/27 12/4 2/1 2/1 2/2 1/1 1/8 1/151/221/29 2/5 2/122/19 2/26 3/4 3/113/183/25 4/1 4/8 4/154/224/29 5/6 5/135/20 5/27 6/3 6/106/176/24 7/1Dec '11 Jan '12 Feb '12 Mar '12 Apr '12 May '12 Jun '12 Task Split Progress Milestone Summary Project Summary External Tasks External Milestone Deadline Earl's Landing City of Newport Beach Estimated Environmental Processing Schedule The Planning Center (prepared 11/30/11) Page 1 Date: Wed 11/30/11 Opening Year 2013 With Project Roadway Noise Contours 3. Environmental Analysis Mariner’s Pointe Project Initial Study The Planning Center • Figure 13|DC&E Source: Google Earth Pro 2011 0 160 Scale (Feet) Dover Dr Dover Dr Project Site Proposed Parking Structure Proposed Commercial Building Bayshore Dr Bayshore Dr 7575 7575 7575 7575 7575 7575 8080 7070 6 0 6 0 6 0606060 6565 8080 8080 7575 6560 70 75 80 Noise Level in dB(A) CNEL Opening Year 2013 With Project Roadway Noise Contours Wes t Coa st Highw ay Wes t Coa st Highw ay Proposed Parking Structure Proposed Parking Structure Proposed Commercial Building Proposed Commercial Building