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HomeMy WebLinkAbout3e - Staff Presentation - PA2011-216BACK BAY LANDING PROJECT Planning Commission Public Hearing December 19, 2013 Proposed Project • The Back Bay Landing project involves two stages of approvals: 1. Legislative Approvals (e.g., General Plan Amendment, Coastal Land Use Plan Amendment, Code Amendment, Planned Community Development Plan), and related lot line adjustment and traffic study, which comprise the current "proposed project"; and 2. Site Development Approvals (e.g., Site Development Review, Coastal Development Permit), which will be pursued at a later date for a future development on the project site. Balboa �4 +Ill I is[1I7 Newport Beach BACK BAY LANDING MIXED -USE 'ROJECT AREA Newport Bay Back Bay Landing is located immediately north east of East Coast Highway in /Newport Beach, California. The site is bounded by East Coast Highway and Newport Harbor on the south and west, Bayside Drive to the south, the Newport Back Bay channel to the west and Bay - side Village Mobile Home Park to the southeast. Legend — Project Area (Parcel 3 of PM 93 -111) Beck Bey Landing Mixed -Use Project Area — Existing PC -9 Boundary — Proposed PC -9 Boundary Expansion C w 'rBaysitle Village F � bile Home Pad �. Lot Line` d'us1 ent l l 1 PARCELI (PM93 -111) rte: r� BACK BAY ``� LANDING • MIXED -USE ,... PROJEC`T•AR� Parking 8 Marine jEquipment Storage Sewer •:: °r Under Coast Hwy Bridge Pump House SO Property) oil III bl P Source: Google Earth EXISTING CONDITION, PROJECT BOUNDARY & LOT LINE ADJUSTMENT 30.20 N.T.S. 9 Lot Line Adjustment Area '� - -- Back Bay Landing Mixed -Use Project Area Project Area (Parcel 3) �. Parcel 1 & 2 Boundary Line �t ......•• Existing PC -9 Boundary ......•• Proposed PC.9 Boundary Expansion Storage Garages & Marina/ Bayside Village Guest Parking rte: r� BACK BAY ``� LANDING • MIXED -USE ,... PROJEC`T•AR� Parking 8 Marine jEquipment Storage Sewer •:: °r Under Coast Hwy Bridge Pump House SO Property) oil III bl P Source: Google Earth EXISTING CONDITION, PROJECT BOUNDARY & LOT LINE ADJUSTMENT 30.20 N.T.S. 9 Proposed Project • Legislative Approvals currently being requested: — General Plan Amendment (GPA) — Coastal Land Use Plan (CLUP) Amendment — PC -9 Amendment (Zone Change) — Planned Community Development Plan (PCDP) — Lot Line Adjustment (LLA) — Traffic Study General Plan Amendment Existing f Redreaiiunel Manna Commsncla, 8\ CM 0.5 +r 1 Mulhpin UM f fitsidWIRI R — Ro Iimai a �a91 CQaB[ Manna Cpmrnereial HWY CM D,3 kkdtH^;-? Fy, Rauemvnsl & Marine Conn resat CM G.6 Changes. CM 03 no change, CM 0.5 & RM Anomaly changed to MU -H1 Proposed :1 r� r`f , r{f. Reamhcnzd& East co=Hy .. Marina Colnrnerval CM-O - Nonresidential Onl 131,290 SF Anomaly Mixed -Use 296 units 171,289 SF 1:1 ratio 49 units t��W�Rr C,9VP Coastal Land Use Plan Amendment Existing Proposed FWCj"Wl161 :%- Mm m Cemrna zd {M-8 0.5 'AP Recreawnal & Moir* LOw"awl GM-B "fIA — Mcreaeanal d Marine CO MPlertlal' CM -A 9.3 FAR r? D.3 FAR Granges; CM 0,3 no change, CM -B 0,5 FAR & FCM -C changed to MU -H Coastal Land Use Plan Amendment • Land use change to MU -H • Site - specific narrative and policy (Policy 2.1.9 -1) — unified, mixed -use development (residential limitations) — require project amenities (i.e., boat storage, public trails, view opportunities, etc.) • Shoreline height limitation exception (Policy 4.4.2 -1) — a single -65 -foot tall, publicly accessible, A��W�R@ coastal view tower >0 C9tIF05t Zoning Code Amendment Existing Proposed L HWW &��� AGM Changes: PC-9 PC-9 boundary extended to inelude (PC-1 MHP) LLA & project area south of GH centerline Planned Community Development Plan Purpose • establish zoning regulations governing land use and development of the site • provides a vision for land uses on the site and establish design guidelines • regulates long -term operation of the site Planned Community Development Plan Permitted Uses • marine - related (e.g. enclosed dry -stack boat storage, marina, boat sales, boat rentals, boat service, kayak and paddleboard rentals, etc.) • visitor - serving commercial and recreational uses (e.g. retail, restaurant, personal services, office, etc.) • residential (vertical mixed -use and freestanding) Development Standards • Setbacks, Building Heights, Residential, Parking, Landscaping, Bulkhead, Dredging, Public Bayfront Promenade and Trail, Vehicular Circulation, Lighting, Signage, Utilities, Sustainability, Public Improvements Planned Community Development Plan Design Guidelines • Architectural Theme, Site Planning, Building Massing, Fagade Treatments, Public Views, Parking Structure, Public Spaces, Landscaping, Hardscape, and Signs Implementation • Site Development Review- Planning Commission Public Hearing • Ensure future development is fully consistent with General Plan, Coastal Land Use Plan, and Back Bay Landing Planned Community Development Plan, including design guidelines. 1 RECREATIONAL & MARINE COMMERCIAL (0.642 ac) PARCEL 3 I Planning Area 3 EXISTING PRIVATE MARIN ACCESS AND BEACH (0.&59 ac) Planning Area 5 Bayside Village Mobile Home Park 0 .OT LINE ADJUSTMENT AREAS-- ti (0.304 AC. in Parcel CJ0 aeo �' �` Parcel 3 Summary P. A. Description Acres Mixed -Use Area- 5.132 (North of CH centennial ac Recreational Its Marine Commercial 0.542 (South of CH centerline) ac Existing Private Marina 0.659 Access and Beach ac Marina and Bayside Village 0.541 Mobile Home Park Storage and are Guest Parking Submerged Fee -Owned 24.457 Lands (Area includes De Anza ac Bayside Marsh Peninsula) Parcel 3 Total Area' 31.431 ac 'Includes 0.304 ac LLA from Parcel } Newport Dunes Waterfront Resort & Manna i' ,�" MARINA AND BAYSIDE VILLAGE !j MOBILE HOME PARK STORAGE AND GUEST PARKING (0.541 ac) East Coast Highway C PlanninLy Areas Conceptual Site Plan Coastal Public View Tower Public Marina Public Walkway & Vehicle Turn - Around Lockers & Resbooms Connection Primary Entry Offalte Exiling =� Mobile Homes Public Bayfront Access OMafte Existing - - - - - - • Mobile Homes I mn v>w. F,�.aPo I O11 I �� mrsb,ea. ee°ryw II Stand Patltlle Board - Rental, �- - - Storage - East Coas Conceptual Site Plan / - -- Elevation ll'--1r _ - Elecafmn 14' / PA 1 / i 3511 Building Height Zone % J IorMYror Meaewam of HegM: 111 / 1 L ding one e—I w X sell e moll Building Height Zones East Coast Highway — Bridge Over Newport Bay ECH Elevation Buildin Grade Baseline Elevations to Measure Building Height East Coast Highway Aoorox. 56011 Heights PA 4 la,aoa w M.mxwnM aHeiglK tx) ' PA t 26 It Building Height Zone Rtra d M mmR nMghr nc 14 u':: tmm31 to xs a nn ma or 31 X ebpetl moX I PA 1 3511 Building 10011 Low Profile Building From ECH East Coast Highway 65' Coastal Public Remodeled View Tower Existing Sewer (Public 8 ADA Accessible) Pump Station 35 ft EXHIBIT 3 BUILDING HEIGHTS DESIGN GUIDELINES East Coast Highway is approximately 22 feet above the Back Bay Landing development site limiting the development's impact on views from East Coast Highway. There are three finished grade baseline elevations indicated on the exhibit from which the building heights are measured: 11, 12, or 14 feet. Bayside Drive Existing 2 -story Mobile Home 8 Paboo view mto site nom cant. ways Perk Castaways Park East Coast Highway — Bridge Over Newport Bay Coastal Public View Tower (Public & ADA Accessible) East Coast Hlgh"'i O © O View Corridor View Corridor View Corridor at angled condition TT ECH SECTION /ELEVATION AND VIEW CORRIDOR View Corridors View Corridor —f O View Corridor i East Coast Highway Remodeled Existing Sewer Pump Station EXHIBIT 13 EAST COAST HIGHWAY VIEW CORRIDORS DESIGN GUIDELINES Varied roof heights and undulating build- ings add variety to the street scene. Along the East Coast Highway and Bayside Drive, Five scenic view corridors are pre- served (3,4,5,6,7). Two new view corridors were created (1,2). O O View Corridor View Corridor eaysitle Drive Existing Mobile Home East Coast Highway and Bayside Ddw Coastal Public View Tower Public Sayfront Promenade Vlsitor'Serving Commercial View from Bridge along East Coast Highway Coastal Mediterranean Theme ,a / m s 2 LCa,^ q �\ BACK BAY � LANDING 1. Regional Trail Connections UWu Newport 6nlpoa Lateral Access-- ...... . ........... .. ......... Proposed Coastal Public View Tower 2. Proposed Coastal Access 3. Current Lack of Trail Connection New Public k Bayfront Access New Class 1 & 3 991$093 Off-Street Bikeway -,"• �& Pedestrian Trail cy It t.�, „n n� e=�4•„� h New Class 1 & 2 -y Off- Street Bikeway „�cws' "4 ^• +r & Pedestrian Trail 4. Critical Trail Connections Public Access and Trail COASTAL ACCESS AND REGIONAL TRAIL CONNECTIONS Back Bay Landing provides coastal access and a critical link between existing regional trails. 1. Regional Trail Connections 2. Proposed Coastal Access 3. Current Lack of Trail Connection 4. Critical Trail Connections Legend Trail Types ••••• New Public Bayfront Access Accessible to Pedestrians & Cyclists eeeeee New Class 1 & 2 Off-Street Bikeway & Pedestrian Trail New Class 1 & 3 Off - Street Bikeway & Pedestrian Trail Existing Class 1 Trail Existing Class 2 Trail Existing Class 3 Trail mommomme Lateral Access mommomme Vertical Access ♦ Public Beach Access Location {p Public View Point Coastal Public View Tower (Public & ADA Accessible) Waterfront Boat Launching Outdoor Dining and Haul Out Aroa� Bayside Plaza Public Bayfront Promenade .—I Kayak &— Stand Up Paddle Board Rental. Launch & Storage Boat service Vlnn Mm A)5N Poai Cry SaakHwi Omt Y.uuye l Public Parking for Kayak Launch Public Spaces H«b., P sEeeNN sm.ax Access Gate to Marina Pedestrian /Auto Plaza Public Marina Lockers & Restrooms rRetail on Ground Floor —� ` r 1 Hm.i.r Restaurant H�,emra Connects to Regional Trail rm Dining J� Gmt+g neiyi sHmn 'i .y Bayside�Drive Trail _ J'J Bus Stop Retail Plaza Public Use of Enclosed a Dry Stack Boat Storage East Coast Highw Y ' (Privately Owned) Public Parking for Retail, Marina & Bayside Village Mobile Home Park Upper Parking Deck Provides Views to the North and South Bulkhead The project bulkhead may be built to the Highest High Water elevation of 7.86' relative to Mean Lower Low Water (0.0') or 7.48'INAVD 88 to preserve the natural profile along the shoreline adjacent to the County Tidelands, subject to consistency findings in the Coastal Act and City of Newport Beach Coastal Land Use Policies. 12 - 0' Public Bayfronnt Promenade Finished Grade at Top of Bulkhead Wall +10' -- -- - - - - -' �-- --- - -- Back Fill Area Front of Bulkhead Wall Highest High Water line ( +7.86') _ — above Mean Lower Low Water (0) _ _ _ _ — — Existing Grade Depth to be Determined Bulkhead Mobile Home Guest Parking Adjusted Property Line Existing Bayside Village Circulation Existing Gated . Marina Access Fire Truck Turn Around J Original - Circulation ' Mobile Home Guest Parkina Proposed Bayside Village and Back Bay Landing Auto Circulation Existing Back - Bay Landing Property Entry Location Entry Location (Moved approximately 45 It north of existing entry) Relocated Drivewav /Lot Line Adi 0 IF Z v 2 c� z s (ON � ,E' ' • - '/ CIASS2 ' 10"6 Elf BIKE LANE ` cuss r .IF ARBETj ` BIREWAV6 rain ' ` anow goo % Mobile Fire Truck Turn- Arountl 1 i Emergency �r Turn - Around Under Bridge Primary Vehicular IAccess I OCTA Bus Stop , Optional Secondary Access Deceleration and right -tum movements only Street Imbrovements 0� C� Newport Dunes Waterfront Resort & Manna Secondary Gate Guarded Vehicular Access for Marina Parking, Public Storage and Existing Restrooms i • Utlll Proposed Join Existng Storm Drain 24" Water Line _Si ' r ``r`\i`•�� •C•� Proposed -i, i• i --• - Storm Drain ' ' �, /'; `•fC+ ' • ^ Y =�� Y '�a!�su Water V ro be R em + Proposed 30]� 'pygd Steel Water Line s AIL 2 Proposed 8' Water Proposed 8' Sewer 0 Y Existing Sewer Y _ Pump Station NY Join Existing` 12' Storm Drain 1 F Proposed Storm Drain Proposed 8" Water Proposed 8" Sewer 1/\ Join Existng 12" Water Line r -; r Jolp Existing 38'Seyrer Line i r y r1 v - - -- I Join Existing � 30" Water Line Proposed 30- 36M Will rw 'Jinn Existing- �' % °�= 30" Storm Dwin Y �s ovements Legend �r- s - Proposed 8" Water 30" Steel Water Line - All 1 30- Steel Water Line - All. 2 Proposed Sewer Proposed Storm Drain Existing Water Existing Sewer Existing Storm Drain Traffic Study Maximum Development Scenario North of East Coast Highway Centerline (PA 1 and 4) Retail /Marine Sales and Repair Quality Restaurant High- Turnover Restaurant Office Enclosed Dry -Stack Boat Storage Storage Area (resident and boat lockers) 32,859 square feet 4,100 square feet 3,500 square feet 8,685 square feet 32,500 square feet (up to 140 spaces) 4,000 square feet Non - Residential Total North of East Coast Highway Centerline: 85,644 square feet Residential Total North of East Coast Highway Centerline: 85,644 square feet (up to 49 units) South of East Coast Highway Centerline (PA 2) Non - residential (marine services, office) 8,390 square feet Project Site Total 179,678 square feet Marina (existing) 220 wet slips Traffic Study • Prepared pursuant to TPO Guidelines • Projected Average Daily Trip (ADT): 2,721 trips • Daily Peak Hour Trips: 127 AM and 178 PM tri ps • 19 primary intersections • Concludes Acceptable Levels of Service • No improvements or mitigation required Environmental Impact Report • The Draft EIR analyzes potential environmental impacts resulting from: — Currently proposed Legislative Approvals Future development project (to the extent feasible), based the development limits, standards, and guidelines established in Draft PCDP and required public improvements. • Scoping Meeting held on October 17, 2012 Environmental Issues Analyzed in EIR • Aesthetics • Land Use /Planning • Air Quality • Noise • Biological Resources • Population /Housing • Cultural Resources • Public Services (Fire, (Archaeology, Police, Schools, Libraries, Paleontology, and Parks) Historic Resources) • Recreation • Geology /Soils • Greenhouse Gas Emissions • Hazards /Hazardous Materials • Hydrology /Water Quality • Transportation /Traffic • Utilities and Services Systems (Water, Sewer, Solid Waste) • Project Alternatives t SEW ART • Growth Inducement @� a.. C9GI F05t Environmental Impact Report • No significant and unavoidable environmental impacts were identified • 47 mitigation measures • 45 -day public review period October 4, 2013 to November 18, 2013 • Received 12 comment letters • Responses prepared to each comment have been • Corrections and additions • Final EIR comprised of the above Harbor Commission Review • November 13, 2013- Review and Comments • Supportive of project • Enhancement of Water- Dependant and Related Uses — Dry boat storage — Public launch opportunities • New Public Access and Facilities — Bay front promenade and trail connections Next Steps: *Airport Land Use Commission *City Council Public Hearing *CA Coastal Commission For more information contact: Jaime Murillo. Senior Planner 949 - 644 -3209 imurilloCa)newportbeachca.4ov