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HomeMy WebLinkAbout11 - Back Bay Landing - Powerpoint - StaffAgenda Item No. 11 February 11, 2014 BACK BAY LANDING PROJECT City Council Public Hearing February 11, 2014 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 Peninsula Newport Beach BACK BAY LANDING MIXED -USE 'ROJECT AREA Newport Bay ,I I, Upper Newport Bev 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) Back Bay 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 Recre®ionsl Mangy Commsncla, 8\ CM 0.5 1 —Ro Iimaia Marine Comsroereial CM D.3 Mulhpin UM ResldsMlal RM J;esl Cuagl f{y�, kkdtH'!;-? FY< r Marine Commr ;o CM G.6 Changes. CM 03 no change, CM 0.5 & RM changed to MU -iii Proposed Anomaly 0 Reca flm51a Mains Cornwrval Nonresidential Only Mixed -Use 131,290 SF 171,289 SF 1:1 ratio 49 units Anomaly 296 units t��W�Rr C,9VP r'f Reca flm51a Mains Cornwrval Nonresidential Only Mixed -Use 131,290 SF 171,289 SF 1:1 ratio 49 units Anomaly 296 units t��W�Rr C,9VP Coastal Land Use Plan Amendment Existing Proposed FWCj"Mg1 :%- Mm m Cnnrnmaal {M-8 0.5 'AP Recreawnal & Moir* ,'em WORT 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 C9GI F05t 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. PARCEL3 Planning Area 5 _ Parcel 3 Summary P.A. Description Acres Mixed -Use Area- 5.132 (North of CH centerline) ac Recreational Is 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 ac Guest Parking Submerged Fee -Owned 24.457 Lands (Area includes De Anza ac Bayside Marsh Peninsula) Parcel 3 Total Area' 31.431 ac Planninsa Areas dud., 0.304 M LLA hum Parcel } 195 t ina LGE .GE Coastal Public View Tower Public Marina Public Walkway 8 Vehicle Turn Around lockers 8 Resbooms Connection Primary Entry ' Mobii9 Women 1a r Public 8aylront Access Oftile Existing wmx•.. - Mobile Homes a - aYWYf OX SYe• I� J Bii BnaN � i� I Kayak 8 - --- - Stand Up L Paddle Board - - - _ _ nuw a•ve•M� _ Rental, Lam& n - eoynv �•• Storage I • 1 - East Coas at�Way__ Conceptual Site Plan Grade Baseline Elevations to Measure Building Height ¢I P - Elevation 14' I PA 2 26 tt Building / '•1 Height Zone (oral Is Meawremax M "lln, m 12, u4d m2et sell { / ,3111,0ail rooA Building Height Zones East Coast Highway — Bridge Over Newport Bay ECH Elevation Buildin I ding ?one n� Hei East Coast Highway is ,Daft I. Low Profile Building From ECH East Coast PA 4 lafaae �w Measuiemam WHaght 12) PA 1 26 it Building Height Zone Iaradewr MSwxemam atwyd 14% umlMdlo2eouM wat a9lppWrodl PA 1 35 fl Budding 65' Coastal Public View Tower (Public 6 ADA Accessible) 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. 35 ft Bldg Height Ooh h sin ea , FlaP Remodeled J Sayside Drive Existing Sewer Pump Station 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 Highi°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 /J `a m p N['WJGIt a Beach BACK BAY LANDING 1. Regional Trail Connections Proposed Coastal — Public View Tower 2. Proposed Coastal Access Public yea. �'T EWak R Y VN4um� W2 �y _Bay o� C d 3. Current Lack of Trail Connection Ri � ' i r f. COASTAL ACCESS AND REGIONAL TRAIL CONNECTIONS Back Bay Landing provides coastal access and a critical link between existing regional trails. avr 1. Regional Trail Connections °in"° 2. Proposed Coastal Access 3. Current Lack of Trail Connection 4. Critical Trail Connections �': New Public New Class 1 & 3 ' Bayfront Access Off- Street Bikeway, - r& Pedestrian Trail • ry Cuass n.g� s uMa Isle 4. Critical Trail Connections Public Access and Trail Legend Trail Types 00000 New Public Baytront Access Accessible to Pedestrians & Cyclists aeaaaa New Class l &2Off-Street Bikeway & Pedestrian Trail New Class 1 & 3 Off- Street Bikeway, & Pedestrian Trail r_ Existing Class 1 Trail Existing Class 2 Trail Existing Class 3 Trail Newport Dunes Recreational Trail r— e>_ Lateral Access e>_ Vertical Access Public Beach Access Location {(- 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—I Kayak &— Stand Up Paddle Board Rental. Launch & Storage Boat service Vlnn .- s. Poai Cry SaakHwi Omt Y.uuye l Public Parking for Kayak Launch Public Sbaces H«b., P sEeeNN sm.ax Access Gate to Marina Pedestrian /Auto Plaza Connects to Public Marina Lockers Regional Trail & Restrooms C rRetail on Ground Floor Dining J � umoq 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 r' J( Remil Retail n l 1 l Res'aorant I ne:,amra < Dining J � umoq 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� cuss 5 r BIKE IME 1 �CN6TREET) BIKE s$ -S cu LANE ` • BIF AREETj BIREWAV6 ' ` ' \ PEOEST0.IM! �\ iPNI m� goo Fire Truck ` Turn-Around / xI Fire Truck Turn - Around Under Bridge Street Im Emergency ' Vehicle Access Bayside Village 0 l Mobile Hor�tr e n 11 0 (\Va J `ma Vehicular IAmass OCTA Bus Stop , East Coast Highway - Optional Secondary Access Deceleration and right -tum movements only ovements Newport Dunes Waterfront Resort & Manna Secondary Gate Guarded Vehicular Access for Marina Parking, Public Storage and Existing Restrooms 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 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 Commission Reviews • Harbor Commission- November 13, 2013 — Supportive of project and amenities — Public access and trail connections, small vessel public launch, and enclosed boat storage • Planning Commission — Study Session- November 7, 2013 — Public Hearing- December 19, 2013 — Unanimously (7 -0) recommended certification of FEIR and project approval — Modifications to the PCDP • Airport Land Use Commission- January 16, 2013 — Found consistent with AELUP Next Steps: *California Coastal Commission- CLUPA If approved, then: *Site Development Review (City) For more information contact: *Coastal Development Permit (CCC) Jaime Murillo. 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