HomeMy WebLinkAbout01 - 4.2 - AestheticsSection 4.2
Aesthetics and Visual Resources
4.2 AESTHETICS AND VISUAL RESOURCES
4.2.1 INTRODUCTION
This section describes the existing landform and aesthetic character of the Project area and
describes views of the Project site from surrounding vantage points. Viewsheds have been
identified and the potential visibility of the Project site has been determined. The potential
impacts on aesthetic and visual resources resulting from implementation of the Project are
addressed. The information presented in this section is based on field reconnaissance, review
of Project site and aerial photographs, and computer generated visual simulations prepared for
the Project. Potential cumulative impacts are addressed in Section 5.0 of this EIR.
State
California Coastal Act
The California Coastal Act of 1976 (California Public Resources Code §30000 at seq.)
establishes policies guiding development and conservation along the California coast. Section
30001 of the Coastal Act finds:
(a) That the California coastal zone is a distinct and valuable natural resource of vital
and enduring interest to all the people and exists as a delicately balanced
ecosystem.
(b) That the permanent protection of the state's natural and scenic resources is a
paramount concern to present and future residents of the state and nation.
(c) That to promote the public safety, health, and welfare, and to protect public and
private property, wildlife, marine fisheries, and other ocean resources, and the
natural environment, it is necessary to protect the ecological balance of the
coastal zone and prevent its deterioration and destruction.
(d) That existing developed uses, and future developments that are carefully
planned and developed consistent with the policies of this division, are essential
to the economic and social well -being of the people of this state and especially to
working persons employed within the coastal zone.
According to the California Coastal Act Policy 30251, the scenic and visual qualities of coastal
areas shall be considered and protected as resources of public importance. Permitted
development shall be sited and designed to protect views to and along the ocean and scenic
coastal areas to minimize the alteration of natural land forms, to be visually compatible with the
character of surrounding areas, and, where, feasible, to restore and enhance visual quality in
visually degraded areas. According to the California Coastal Act (Article 6, §30251), new
development in highly scenic areas such as those designated in the California Coastline
Preservation and Recreation Plan prepared by the Department of Parks and Recreation and by
local government shall be subordinate to the character of its setting.
The Project's consistency with both the California Coastal Act and the City's General Plan, is
evaluated later in this EIR section in Tables 4.2 -1 and 4.2 -2.
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Section 4.2
Aesthetics and Visual Resources
California Department of Transportation
The California Department of Transportation (Caltrans) defines a scenic highway as any
freeway, highway, road, or other public right -of -way, that traverses an area of exceptional scenic
quality. Suitability for designation as a State Scenic Highway is based on vividness, intactness,
and unity. There are no officially designated scenic highways within the City of Newport Beach
(City). However, an Encroachment Permit would be required for constructing a pedestrian and
bicycle bridge over West Coast Highway.
Citv of Newport Beach
General Plan Natural Resources Element
The Natural Resources Element of the City of Newport Beach General Plan includes goals and
policies related to aesthetics and visual resources that are applicable to the proposed Project.
The primary objective of the Natural Resources Element is to provide direction regarding the
conservation, development, and utilization of natural resources. It identifies Newport Beach's
natural resources and policies for their preservation, development, and wise use. This Element
addresses water supply (as a resource) and water quality (includes bay and ocean quality, and
potable drinking water), air quality, terrestrial and marine biological resources, open space,
archaeological and paleontological resources, mineral resources, visual resources, and energy.
Figure NR3, Coastal Views, of the City of Newport Beach General Plan's Natural Resources
Element identifies locations of coastal views in the City including public view points and coastal
view roads; please refer to Exhibit 4.2 -1, Coastal Views. The Project's consistency with
applicable visual resources goals and policies of the General Plan are addressed later in this
EIR section.
4.2.3 METHODOLOGY
Visual Analysis
The analysis of visual quality of the proposed Project is based on the land use concepts and
conceptual architectural guidelines outlined in the Master Development Plan and the general
visual character of the proposed land uses, as described in Section 3.0, Project Description, and
Section 4.1, Land Use and Related Planning Programs. The assessment of aesthetic /visual
changes is based on field reconnaissance; review of visual simulations prepared for the Project;
the Newport Banning Ranch Master Development Plan (Master Development Plan) and the
Newport Banning Ranch Planned Community Development Plan (NBR -PC); and the evaluation
of the proposed site development in comparison to existing conditions.' Aesthetics may be
defined as visual qualities within a given field of view, and may include such considerations as
size, shape, color, contextual and general composition and the relationships between these
elements; the potential aesthetic impacts of a project can be evaluated by considering such
factors as scale and mass, landscaping, and setbacks. It is recognized in performing this
analysis that visual resources are subjective and based on the interpretation of individual
viewers.
' The Master Development Plan and the NBR -PC are on the City of Newport Beach website; they are on file at the
City of Newport Beach Community Development Department; and they are available for review during regular
business hours.
R:TroJectoNowpoduolSVDrefi eiR4.2 Aesineuea09021 I doe 4.2 -2 Newport Banning Ranch
Draft Environmental Impact Report
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Newport Banning Ranch EIR
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Section 4.2
Aesthetics and Visual Resources
The Newport Beach Municipal Code Section 20.30.100:
...provides regulations to preserve significant visual resources (public views)
from public view points and corridors. It is not the intent of this Zoning Code to
protect views from private property, to deny property owners a substantial
property right or to deny the right to develop property in accordance with the
other provisions of this Zoning Code .... The provisions of this section shall apply
only to discretionary applications where a project has the potential to obstruct
public views from public view points and corridors, as identified on General Plan
Figure NR 3 (Coastal Views), to the Pacific Ocean, Newport Bay and Harbor,
offshore islands, the Old Channel of the Santa River (the Oxbow Loop), Newport
Pier, Balboa Pier, designated landmark and historic structures, parks, coastal
and inland bluffs, canyons, mountains, wetlands, and permanent passive open
space.... Where a proposed development has the potential to obstruct a public
view(s) from a identified public view point or corridor, as identified on General
Plan Figure NR 3 (Coastal Views), a view impact analysis may be required by the
Department. The view impact analysis shall be prepared at the project
proponent's expense. The analysis shall include recommendations to minimize
impacts to public views from the identified public view points and corridors while
allowing the project to proceed while maintaining development rights.
The City's General Plan goals and policies provide directives in its consideration of aesthetic
compatibility. Land Use Element Policy 1.6, Public Views, states "Protect and, where feasible,
enhance significant scenic and visual resources that include open space, mountains, canyons,
ridges, ocean, and harbor from public vantage points ". Consistent with this policy, this EIR
section describes the aesthetic character and landform features of the Project site and
immediate vicinity and discusses potential visual impacts that could result from implementation
of the proposed Project by identifying viewsheds where the development area would be visible
from public vantage points. A viewshed is considered as a broad perspective of a geographic
area and incorporates both close -range and long -range elements.
To capture the existing visual characteristics of the Project site currently available to the public,
photographs were taken from representative public locations surrounding the Project site. Nine
locations were selected by the City as most representative of these public views. To assess the
visual impact of the proposed Project, these viewpoints were selected to compare the current
visual characteristics of the Project site and its surrounding area with those that would occur in
the developed condition via visual simulations.
Computer - modeling techniques were employed to simulate post - development conditions on the
Project site and to illustrate the proposed location of land uses on the site. To simulate
post - buildout and operation views of the Project site, a three -step process was involved:
(1) viewsheds were chosen on the basis of field surveys; (2) photographs were then taken of the
chosen viewsheds; and (3) building heights, massing, setbacks, and open space areas were
plotted based on the standards set forth in the Master Development Plan and the NBR -PC.
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Topography and Aesthetic Characteristics
The 401.1 -acre Project site's topography is characterized by two primary topographic areas: the
lowland area (Lowland) in the northwestern portion of the Project site, and an uplifted Newport
Mesa (Upland) in the remainder of the Project site. From south to north, the Project site's
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Section 4.2
Aesthetics and Visual Resources
topography becomes more gradual and transitions to flat mesas and sloping hillsides (see
Exhibit 3.3, Existing Topographic Site Conditions, in Section 3.0, Project Description).
The Lowland encompasses approximately 147 acres of the Project site and comprises the
northwestern portion of the property. Elevations range from approximately one foot to ten feet
above mean sea level (msl). South- and west - facing slopes are located east of the Lowland.
This area consists of remnants of the Santa Ana River floodplain and contains channels
conveying drainage from surrounding areas at higher elevations to the Santa Ana River through
the Semeniuk Slough (also known as Oxbow Loop).
The Upland area, a broad flat- topped mesa, comprises approximately 254 acres of the Project
site in its southern and eastern portions. Average elevations are 50 to 75 feet above msl;
approximately 50 feet above msl in the southwestern area to approximately 105 feet above msl
in the eastern - central area. Bluffs2 and slopes extend along the southwestern and southern
edges of the Upland and serve to visually separate the majority of the Project site from West
Coast Highway. Bluffs rise approximately 50 to 90 feet above the adjacent Santa Ana River
floodplain. Open space in the Upland area has been incised to form three arroyos, with the
largest being the Southern Arroyo and the second largest being the Northern Arroyo. A very
small arroyo (Minor Arroyo) feature is located in the northeastern portion of the Project site.
The majority of the Project site contains non - native vegetation and invasive species. However,
there are areas of intact native vegetation on the Project site. Slopes along the southern and
southwestern site boundaries support maritime succulent scrub and disturbed coastal bluff
scrub. The Project site also supports several special status plants and protected wildlife
species, as well as riparian and wetland habitats. Existing biological resources on the Project
site are identified in detail in Section 4.6, Biological Resources.
The Project site has been a producing oilfield since the early 1940s. Existing oil operations
include approximately 489 existing and former oil well sites and related oil facility infrastructure,
including but not limited to pipelines, storage tanks, power poles, machinery, improved and
unimproved roadways, buildings, and oil processing facilities. The City operates 16 wells and an
oil processing facility near the southwestern boundary of the Project site, as accessed from
West Coast Highway near the southwestern corner of the Project site. The remaining oil wells
are operated by West Newport Oil Company LLC (see Exhibit 3 -4, Oil Operations, in Section
3.0, Project Description).
Project Site Views
No public access is currently provided to the Project site because it is private property and an
active oilfield. Therefore; the Project site cannot be observed by the public from on -site
locations. The Project site is located in West Newport Beach in an urban environment consisting
of single - family and multi - family residential, commercial, light industrial, institutional, and open
space and recreational uses. The Project site is generally bound on the north by the County of
Orange Talbert Nature Preserve /Regional Park in the City of Costa Mesa and residential
development in the City of Newport Beach; on the south by West Coast Highway, residential
development in the City of Newport Beach, and the Pacific Ocean further to the south; on the
east by residential, light industrial, institutional, and office development in the Cities of Costa
Mesa and Newport Beach; and on the west by the U.S. Army Corps of Engineers (USACE)
2 The Newport Beach Municipal Code Section 20.70.02, "Bluff' means a high bank or bold headland that slopes
down to a body of water or a plain. A bluff may consist of a gently sloping upper area and a steeper lower area ".
R:\ Projects \Newpon\JDW!Dmft EIR14.2 Aesthetic 090211 doc 4.2-4 Newport Banning Ranch
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Section 4.2
Aesthetics and Visual Resources
92 —acre wetlands restoration area and the Santa Ana River (see Exhibit 3 -5, Surrounding Land
Uses, in Section 3.0, Project Description).
The Newport Beach General Plan Natural Resources Element Goal NR 20 applies to the
"Preservation of significant visual resources ". Applicable policies state:
NR Policy 20.1: Enhancement of Significant Resources: 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.
NR Policy 20.3: Public Views: Protect and enhance public view corridors from
the following roadway segments (shown in Figure NR3), and other locations may
be identified in the future: (Note: only geographical areas applicable to the
Project are identified below.)
• Coast Highway /Santa Ana River Bridge
61" Street adjacent to the Semeniuk Slough
NR Policy 20.4: Public View Corridor Landscaping: 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.
NR Policy 20.5: Public View Corridor Amenities: Provide public trails, recreation
areas, and viewing areas adjacent to public view corridors.
The Project site is visible from surrounding off -site land uses. Exhibit 4.2 -2, Visual Simulations
Key Map, identifies the viewpoints chosen by the City as the most representative locations
where the Project site is visible from public locations. Exhibits 4.2 -3a through 4.2 -11 b provide an
existing view of the Project site from these various viewpoints as well as visual simulations to
depict the anticipated change from these viewpoints that would occur with Project
implementation. The visual simulations are discussed in Section 4.2.7.
View 1 - View from West Coast Highway looking northwest toward the Project site
(Exhibits 4.2 -3a and 4.2 -3b): This view is from the landscaped center median on West
Coast Highway (north of the intersection of Superior Avenue and West Coast Highway).
View 1 is representative of views of the Project site from West Coast Highway as seen
by persons traveling westbound on West Coast Highway. The approved but not
constructed Sunset Ridge Park site is in the foreground on the right side of the
photograph. The slopes of the Project site along West Coast Highway are visible and
contain low -lying shrubs and grass (Section 4.6, Biological Resources). The Project site
slopes upward from West Coast Highway at varying heights. There is a vertical grade
separation of approximately 50 feet from West Coast Highway to the top of the Project
bluffs along West Coast Highway. As shown in this view, some areas are more sparsely
vegetated than others. A single -story structure located at the top of hill in the
middleground of the view is visible. A chain -link fence is visible at the bottom of the hill in
the middleground of this view. Also visible in this view are utility poles located throughout
the Project site, light standards along West Coast Highway, and palm trees further in the
background (looking west). In addition, the existing landscaped center median on West
Coast Highway is shown in this view.
R:TrojectMNowportU015Mrafi EIR14.2 Aesthetic 090211 doe 4.2 -5 Newport Banning Ranch
Draft Environmental Impact Report
Visual Simulations Key Map
Newport Banning Ranch EIR
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Source: AsionScape Imagery 2010
Exhibit 4.2 -2
C 0 N S U L T I N G
Existing View.
Proposed View. (Note: Landscaping on Sunset Ridge Park subject to change based on final agency approvals.)
View 1 Resort Colony: Resort Inn
Newport Banning Ranch EIR
082311
Source: AsionScape Imagery 2010
Exhibit 4.2 -3a
C O N S U L T I N G
Existing View.
Proposed View. (Note: Landscaping on Sunset Ridge Park subject to change based on final agency approvals.)
View 1 Resort Colony: Resort Flats
Newport Banning Ranch EIR
Source: AsionScape Imagery 2010
Exhibit 4.2 -3b
C 0 N S U L T I N G
Existing View.
Proposed View.
View 2 Pedestrian and Bicycle Bridge
Newport Banning Ranch EIR
082311
Source: AsionScape Imagery 2010
Exhibit 4.2 -4
C O N S U L T I N G
Existing View.
Proposed View.
View 3 Resort Colony: Resort Flats
Newport Banning Ranch EIR
(rev 082311
Source: VisionScape Imagery 2010
Exhibit 4.2 -5a
C O N S U L T I N G
Existing View.
Proposed View.
View 3 Resort Colony: Resort Inn
Newport Banning Ranch EIR
Source: VisionScape Imagery 2010
Exhibit 4.2 -5b
C 0 N S U L T I N G
Existing View.
Proposed View.
View 4 Open Space Preserve and Consolidated Oil Sites Access Road
Newport Banning Ranch EIR
082311
Source: VisionScape Imagery 2010
Exhibit 4.2 -6
C O N S U L T I N G
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Existing View.
Proposed View.
View 5 Open Space Preserve and North Family Village
Newport Banning Ranch EIR
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Exhibit 4.2 -7
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Existing View.
Proposed View.
View 6 North Bluff Road at 19th Street
Newport Banning Ranch EIR
Source: AsionScape Imagery 2010
Exhibit 4.2 -8
C 0 N S U L T I N G
Existing View.
Proposed View.
View 7 Urban Colony
Newport Banning Ranch EIR
082311
Source: AsionScape Imagery 2010
Exhibit 4.2 -9
C O N S U L T I N G
Existing View.
Proposed View. (Note: The Coastline Community College Learning Center is under construction on the parcel on the right side of the visual simulation.)
View 8 Community Park and South Family Village
Newport Banning Ranch EIR
082311
Source: VisionScape Imagery 2010
Exhibit 4.2 -10
C O N S U L T I N G
I
Existing View.
Proposed View.
View 9 From Eastbound West Coast Highway: Resort Flats
Newport Banning Ranch EIR
082311
Source: AsionScape Imagery 2010
Exhibit 4.2-11 a
C O N S U L T I N G
Existing View.
Proposed View.
View 9 From Eastbound West Coast Highway: Resort Flats
Newport Banning Ranch EIR
082311
Source: AsionScape Imagery 2010
Exhibit 4.2-11 a
C O N S U L T I N G
Existing View.
Proposed View.
View 9 From Eastbound West Coast Highway: Resort Inn
Newport Banning Ranch EIR
Source: AsionScape Imagery 2010
Exhibit 4.2-11 b
C 0 N S U L T I N G
Section 4.2
Aesthetics and Visual Resources
View 2 - View from West Coast Highway looking east (Exhibit 4.2 -4): This
photograph is of the southwest corner of the Project site from the landscaped center
median on West Coast Highway looking east. The Project site is shown to the north (left
side of photograph) and the Lido Sands residential community and West Newport Park
are located to the south of West Coast Highway (right side of photograph). In the
foreground of this view, on -site oil operations surrounded by chain -link fencing are
visible to the north. Utility poles and light standards are also visible in the foreground of
this view. To the south, in the foreground, a concrete block and glass sound wall are
visible. Behind this wall, a two -story multi - family residential building is visible as well as
the handball courts in West Newport Park. Larger ornamental street trees are located on
the south side of West Coast Highway. In the middleground of this view, the slopes of
the Project site along West Coast Highway are visible and contain low -lying shrubs and
grass. Larger vegetation can be seen along the top of the slope. The Newport Crest
Condominium development is visible in the background of this view.
View 3 - View from 61" Street in the Newport Shores residential community
looking southeast toward the Project site (Exhibits 4.2 -5a and 4.2 -5b): This view
represents views to the east from 61" Street at the southeast corner of the existing
Newport Shores residential community. The foreground view is of the Semeniuk Slough
tidal inundation area and channel located immediately west of the Project site and north
of West Coast Highway. Riprap is also visible along the eastern bank of the channelized
portion of slough, including an existing outlet headwall structure and associated
chain -link fencing at the storm drain outlet. In addition, a concrete block wall is located at
the Project site boundary immediately to the east of the slough that runs north -south and
parallel to the slough. Facilities associated with oil operations are located in the
middleground (left side of the photograph). The oil pump and utility poles located on
West Coast Highway are also visible from this location (right side of the photograph).
The hilltop and slope on the Project site are visible in the background and are
prominently featured from this vantage point. The slopes are sparsely vegetated and
bare soil is exposed along much of the west facing slope. Utility poles can also be seen
on the Project site.
View 4 - View from 61" Street in the Newport Shores residential community
looking northeast toward the Project site (Exhibit 4.2 -6): This photograph was taken
from the northern end of 61" Street in Newport Shores. The Semeniuk Slough is
prominently featured in the foreground of this view. A dirt access road associated with
the existing oilfield operations can be seen in the middleground of this view (at the foot
of the slope). The western portion of a slope on the Project site is also prominent in the
background from this vantage point. There is an approximate 50- to 65 -foot vertical
separation between the Newport Shores residences and the top of the bluff along the
Project site. The slope and top of the slope are sparsely vegetated and have been
subject to erosion. Utility poles can be seen on the Project site.
View 5 - View from along the Santa Ana River looking southeast across the
Project site (Exhibit 4.2 -7): This view offers expansive views across the Project site.
The 92 -acre salt marsh basin (full tidal) wetlands restored by the U.S. Army Corps of
Engineers (USAGE) are a prominent feature in the foreground from this vantage point.
Just beyond the wetlands, a chain -link fence is visible; on the right side of the
photograph a single -story building associated with the oilfield operations is visible. As
shown in this view, the rooftops of the California Seabreeze residential community are
shown in the background (left side of the photograph). Oil operating facilities and
equipment and power poles on site are visible in the distant background.
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View 6 - View from 19th Street looking southwest toward the Project site (Exhibit
4.2 -8): This view shows the Project site from 19th Street at Balboa Street (public streets).
An aboveground utility pole and lines can be seen along 19th Street; these transmission
lines extend west onto the Project site. A guardrail is visible along the south side of 19th
Street. The Project site is visible south of 19th Street; Talbert Regional Park is located
west of the terminus of 19th Street (right side of the photograph). In this view, the varying
topography of the Project site is visible as is on -site vegetation.
View 7 - View from the eastern portion of the Project site at 17th Street looking
west towards the Project site (Exhibit 4.2 -9): This photograph was taken from the
western terminus of 17`h Street (a public street). Foreground views consist of office and
light industrial uses on the north (right) and south (left) sides of 17th Street. From this
viewpoint, the gated entrance to the Project site is visible. Visible on the Project site is a
dirt area with oil production and oil production facilities and equipment. Utility poles are
also visible in the background.
• View 8 - View from the eastern portion of the Project site at 15th Street looking
west toward the Project site (Exhibit 4.2 -10): This photograph was taken from the
western terminus of 15th Street at Monrovia Avenue. Monrovia Avenue and an office
building on the west side of Monrovia Avenue are visible in the foreground of this view. A
two -story office building and associated parking lot are located to the south (left side of
photograph) and two single -story buildings are located to the north (right side of
photograph) .3 The northwest corner of 15th Street at Monrovia Avenue (right side of
photograph) is the site for Coast Community College District's Newport Beach Learning
Center, which is currently under construction. Also visible in this photograph are parking
lot lighting and landscaping associated with the offices. A chain -link fence is visible
around the buildings located to the north as well as a partially screened fence located
along the eastern boundary of the Project site. Due to the partial privacy screening of the
fence and the vantage point of this photograph, views of the Project site are limited.
View 9 - View from West Coast Highway /Santa Ana River Bridge looking northeast
toward the Project site (Exhibits 4.2 -11a and 4.2 -11b): West Coast Highway /Santa
Ana River Bridge, is designated as a Coastal View Road in the City of Newport Beach
General Plan's Natural Resources Element. This scenic corridor is not contiguous
adjacent to the Project site. Traveling eastbound on West Coast Highway, the bridge is
visible in the foreground; the Project site in the middleground; and existing off -site
development east of the Project site and Saddleback Mountain is visible in the
background. Views of the Project site from this location are limited due to the distance
from the site, intervening Santa Ana River and USACE wetlands, and traveling speeds
of the motorist. The Project site is not visible to westbound motorists from the Santa Ana
Bridge.
Because the Project site slopes upward from West Coast Highway, public views of the Project
site are limited. There is an approximate 50 -foot, vertical grade separation from West Coast
Highway to the top of the Project site. From West Coast Highway, views of the site are generally
restricted to the perimeter slopes of the site. The Project site is visible to off -site land uses to the
north, south, east, and west. Residents of the Newport Shores, California Seabreeze, and
Newport Crest condominium residential communities have views of the Project site.
Condominium units facing the Project site to the north, south, and west in the Newport Crest
It should be noted that the buildings in the right side of the photograph have been demolished for the
construction of the Coastline Community College's Newport Beach Learning Center.
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Section 4.2
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development have expansive views of the Project site; units facing west also have views of the
Pacific Ocean across the Project site.
Light and Glare
With the exception of limited nighttime lighting for security related to the oilfield operations, the
Project site is dark. There is also no night lighting within Talbert Regional Park to the north,
along the Santa Ana River to the west, or within the USACE- restored salt marsh basin or
Semeniuk Slough. However, the Project site is located in an urban and developed area. Street
lighting is provided along all streets to the north, south, and east of the Project site. In addition,
the residential, light industrial, office, and institutional uses in the Project vicinity have lighting
typical of urban uses, including interior lighting, nighttime parking lot lighting, illuminated
signage, and security lighting. Transient lighting from vehicular lights also contributes to
nighttime illumination in the Project area. The surrounding off -site structures are constructed of
materials that are not highly subject to glare effects (e.g., no mirrored buildings); however,
off -site uses can produce minimal glare effects typical of urban development.
4.2.5 PROJECT DESIGN FEATURES AND STANDARD CONDITIONS
PDF 4.1-4 The Master Development Plan provides for a minimum of 20 gross (17 net) acres
for a public Bluff Park as a visual and passive recreational amenity, trail corridor,
and a transition between open space and development.
PDF 4.2 -1 As identified in the Master Development Plan, contour grading will be used to
minimize impacts to existing public view points from West Coast Highway.
PDF 4.2 -2 Habitable structures will be set back at least 60 feet from the tops of bluff edges,
as required in the Newport Banning Ranch Planned Community Development
Plan.
PDF 4.2 -3 Implemented through the Master Development Plan, landscaping will be provided
around the perimeter of buildings that are proposed adjacent to Open Space
Preserve areas to provide a transition.
PDF 4.2-4 Architectural guidelines included in the Master Development Plan provide for a
range of housing types and architectural styles to avoid visual monotony and
minimize impacts to existing public views of bluffs. Building architecture will be
regulated through provisions contained in the Master Development Plan to
ensure high quality designs that are sensitive to the natural resources and
compatible with the character of Newport Beach communities within the Coastal
Zone. Architectural guidelines require use of a palette of earth tone colors
compatible with the open space setting.
PDF 4.6 -4 The Master Development Plan requires that street lights be utilized only in key
intersections and safety areas. The Planned Community Development Plan
requires that a "dark sky' lighting concept be implemented within areas of the
Project that adjoin habitat areas. Light fixtures within these areas will be
designed for "dark sky" applications and adjusted to direct/reflect light downward
and away from adjacent habitat areas. The Newport Banning Ranch Planned
Community Development Plan will restrict exterior house lighting to minimize light
spillage into adjacent habitat areas.
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Standard Conditions and Requirements
No standard conditions are applicable to the Project with respect to aesthetic or visual
resources.
4.2.6 THRESHOLDS OF SIGNIFICANCE
The following significance criteria are from the City of Newport Beach Environmental Checklist.
The Project would result in a significant impact related to aesthetics if it would:
Threshold 4.2 -1 Have a substantial adverse effect on a scenic vista.
Threshold 4.2 -2 Substantially degrade the existing visual character or quality of the site
and its surroundings.
Threshold 4.2 -3 Create a new source of substantial light or glare which would adversely
affect day or nighttime views in the area.
Threshold 4.2 -4 Conflict with any applicable 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.
As previously discussed in Section 1.6.1, Effects Found Not to be Significant, in addition to the
thresholds listed above, the City has determined that the proposed Project would not have a
significant impact on the following threshold for the reasons stated below, and that no further
analysis was required:
• Would the Project substantially damage scenic resources, including, but not limited to,
trees, rock outcroppings, and historic buildings within a State Scenic Highway?
The Project area is not adjacent to nor can it be viewed from a designated State scenic
highway. Therefore, the proposed Project would not have an adverse effect on a scenic vista,
nor would it damage scenic resources within a State Scenic Highway. Additionally, the Project
site is devoid of rock outcroppings, and there are no historic buildings on site. Therefore, no
impact would occur.
4.2.7 ENVIRONMENTAL IMPACTS
Threshold 4.2 -1 Would the project have a substantial adverse effect on a scenic
vista?
Threshold 4.2 -2 Would the Project substantially degrade the existing visual
character or quality of the site and its surroundings?
The City of Newport Beach General Plan does not identify any scenic vistas or view points on
the Project site. Additionally, West Coast Highway is not a State- or locally- designated scenic
highway. However, Newport Beach Municipal Code Section 20.30.100 provides regulations to
preserve significant visual resources (public views) from public view points and corridors. Where
a proposed development has the potential to obstruct a public view(s) from an identified public
view point or corridor, the City may require a view impact analysis. The purpose of the analysis
is to minimize impacts to public views from the identified public view points and corridors while
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allowing the project to proceed while maintaining development rights. It is not the intent of this
Zoning Code to protect views from private property. Further, the City's General Plan goals and
policies provide directives in its consideration of aesthetic compatibility. Land Use Element
Policy 1.6, Public Views, states '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 such, Threshold 4.2 -1 and 4.2 -2 are addressed together in the
following analysis.
The visual impacts of a project include both the objective visual resource changes created by
the project and the subjective viewer response to that change. Distance from a project,
frequency of view, duration of view, viewer activity, viewer perception, and viewing conditions
contribute to the assessment of a visual impact. The physical limits and changes of the views
and the quantity of the viewers are objective, and viewer perception is subjective.
Because the Project site is an active oilfield, remediation is required in order to implement the
proposed development project. The proposed Project would allow for the development of the
401.1 -acre site with 1,375 residential dwelling units (du), 75,000 square feet (sf) of commercial
uses, and a 75 -room resort inn. Approximately 51.4 gross acres are proposed for active and
passive park uses. Approximately 252.3 gross acres (approximately 63 percent) of the Project
site are proposed for natural resources protection in the form of open space and habitat
restoration. Of the 252 acres, approximately 16.5 acres would be used for the consolidation of
oil facility operations in two locations. Once oil operations are completed, this area would be
remediated and retained in open space.
Newport Bannina Ranch Planned Communitv Develooment Plan INBR -PC
The NBR -PC provides site development regulations for the proposed land uses on the Project
site. The following summarizes major components of the site development standards for the
Open Space, Park, and Visitor - Serving Resort uses.
Open Space District Regulations
Site development allowed within the Lowland Open Space /Public Trails and Facilities District
(LOS /PTF), the Upland Open Space /Public Trails and Facilities District (UOS /PTF), and the
Interim Oil Facilities District (OF) are as follows:
LOS /PTF District and UOS /PTF District:
Maximum Structure Height — 18 feet
Maximum Structure Coverage —1 percent of total gross site area
Planting buffers and fencing may be provided to visually buffer oil operations
facilities
OF District Regulations
All oil and gas production facilities, operations, structures and services are permitted
within the Interim Oil Facilities District and are subject to California Department of
Conservation, Division of Oil, Gas, and Geothermal Resources (DOGGR), California
Laws for Conservation of Petroleum and Gas, and all other relevant State and local
laws and regulations.
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Public Parks /Recreation District Regulations
The following site development regulations apply to the Bluff Park District (BP) and Interpretive
Parks District (IP).
BP District and IP District Regulations
• Maximum Building Height— 36 feet4
• Maximum Building Coverage — 10 percent of total site area
Visitor - Serving Resort/Residential Regulations
The following regulations apply to the Visitor- Serving Resort/Residential District (VSR /R).
• Residential uses in buildings separate from the resort inn building are subject to the
development regulations established for the specific housing type identified for
residential development.
• Visitor- Serving Resort and Commercial uses in buildings separate from residential uses
are subject to the development regulations established for the Visitor - Serving Resort.
• The following regulations shall apply to Visitor - Serving Resort and Residential uses
when combined in the same building:
— The development is subject to the regulations established for the Visitor - Serving
Resort;
— Minimum floor area per residential unit — 550 sf; and
— The maximum height for any building in the VSR /R District is 50 feet.5
Public Infrastructure and Utilities
Chapter 3 of the NBR -PC notes that the construction of public infrastructure and utilities would
be principally located in road rights -of -way, alleyways, or, where necessary and feasible, in
recreation and open space areas not primarily required for habitat restoration and /or
preservation. Any new utilities located within open space areas, except within the Interim Oil
Facilities District, would be placed below grade wherever economically and environmentally
feasible.
Newoort Bannina Ranch Architectural Guidelines Overview
The following summarizes the proposed architectural style of the components of the Project, as
set forth in the Master Development Plan.
Master Color Palette
The proposed color palette is intended to compliment existing neighborhoods and the Project
site's natural open space, habitat areas, and parks, while providing colors appropriate to the
architectural scale and character of the proposed land uses. The objective is to blend rather
than contrast with the natural environment. As such, facades and other primary surfaces for
4 Elevators, mechanical space, chimneys, towers and architectural treatments, intended to add interest and
variation to roof design, and that do not exceed 10 percent of the roof area, or exceed the height restriction by
more than 12 feet, are permitted.
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buildings on the Project site would be neutral and classic colors that are found in nature such as
wheat, khaki, taupe, grays, seashell, light olives, wood tones of tan and light sienna, and similar
natural colors and tones. These colors are intended to represent a range of earth colors that
would blend with coastal sage scrub, native grasses, and other natural vegetation. Accent and
trim colors for buildings would be darker than primary surface colors to draw attention to design
features such as front doors, shutters, and trim. Color would include dark greens, dark blues,
black, white, medium and dark grays, and browns.
Residential Architecture
Various types of residential products are proposed as a part of the Project. The products are
characterized as Traditional Homes, Coastal Homes, Beach Cottages, Motor Court Homes,
Garden Court Homes, Village Flats, and Resort Flats and would be located in the Project's
Villages and Colonies (see Exhibit 4.1 -3 in Section 4.1, Land Use and Related Planning
Programs). Please also refer to Section 4.1, Land Use and Related Planning Programs, which
provides a description of these product types with respect to density and siting. The following
focuses on the architectural characteristics of the proposed residences.
Traditional Homes
Traditional Homes are proposed as single - family, two -story detached residences sited on
minimum 40- foot -wide by 90- foot -deep lots with a maximum building height of 32 feet. To be
located in the South Family Village and the North Family Village, Traditional Homes would be
the largest homes in Newport Banning Ranch. They are designed with two front elevations so
the design can be flexibly used in different site planning conditions; the rear elevation would be
comparable to a fully - articulated front elevation. The architectural character is proposed as
"Beach House" with porches, courtyards, second -floor decks, balconies, and covered passages.
Architectural features would also include steep roof pitches, staggered roof massing, dormers,
and wood feature details.
In the North Family Village, Traditional Homes are proposed at a higher elevation than Scenic
Drive to provide views of North Bluff Park and the Open Space Preserve (see Exhibit 4.1 -4).
Residences would be rear -load to eliminate driveways on Scenic Drive and to minimize public
views of garages. Access to the garage is from an alleyway at the rear; however, as noted, the
rear elevation would be comparable to a fully articulated front elevation. In the South Family
Village, the Traditional Homes would be sited along an internal roadway or cul -de -sac with
garage access provided from the street (see Exhibit 4.1 -7). The front elevations would directly
overlook the South Bluff Park and Open Space Preserve, with no intervening road. In the South
Family Village, Traditional Homes are proposed overlooking the Bluff Park and the Open Space
Preserve to the north. Vehicular access would be provided from internal streets within the South
Family Village; no vehicular access would be provided between Bluff Park and the residences.
Coastal Homes
Coastal Homes are proposed as single - family detached residences on minimum 36- foot -wide by
100 - foot -deep lots in the North Family Village (see Exhibit 4.1 -4). The residences would be 2
and 3 stories with a maximum building height of 36 feet. They are proposed one street back
from the Traditional Homes. Residences would have a "zero lot line" side yard on one side of
the lot (one side of residence abuts the property line of the adjacent residence) and a minimum
10- foot -wide side yard with a courtyard on the other side of the residence; the courtyard would
serve to separate one residence from another residence. From the street, the residences would
be characteristic of a row of "Beach Craftsman" cottages. Features would include the use of
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wood siding or brick, varied roof forms, covered porches, decks, and balconies. Attached
garage access would be provided from the alley.
Beach Cottaoes
The Beach Cottages are proposed as single - family, 2 -story (maximum height of 32 feet)
detached residences on lots varying in width from 39 to 45 feet with a minimum depth of
100 feet. They are proposed east of the Coastal Homes internal to the North Family Village (see
Exhibit 4.1 -4). They are intended to be sited as a type of `Z -lot" residence to create more usable
yards through the use of reciprocal side yard easements. The Beach Cottages would have
varying orientation such that some residences would have garages fronting the streets, some
located at the midway point on the lot, and some with garages to the side with a minimum
ten -foot setback from the street.
• • arew a"ou • Ifni 1-
The Motor Court Homes are proposed as single - family, 2 -story (maximum height of 32 feet)
detached residences clustered with 2, 4, or 6 homes that share a common driveway access to
the individual attached garages. The clustering of homes is intended to reduce curb cuts and
makes more efficient use of the interior private courtyards that are accessed from the homes. In
the North Family Village, Motor Court Homes are proposed south of Scenic Drive and adjacent
to the Vernal Pool Preservation Area (see Exhibit 4.1 -4). In the South Family Village, Motor
Court Homes are proposed adjacent to South Bluff Park and the Open Space Preserve with
local access road internal to South Family Village (see Exhibit 4.1 -7).
Garden Court Homes
The Garden Court Homes are proposed as single - family, 2 -story (maximum height of 32 feet)
detached homes grouped in modules of 6 homes. With a shared common driveway access to
the individual attached garages, the number of curb cuts and driveways fronting the street is
limited. In the North Family Village, residences are proposed east of the Beach Cottages (see
Exhibit 4.1 -4). In the South Family Village, residences would be located adjacent to the Resort
Colony, Bluff Road, and North Bluff Road (see Exhibit 4.1 -7). Unlike the Motor Court Homes,
the front entries to the Garden Court Homes would be from a common garden courtyard. The
location of the private courtyard would vary by floor plan and could be located at the front, rear,
or side of the home. From the street, Garden Court Homes would have useable garden courts
rather than garages.
Village Flats
Proposed for the North Family Village, these condominiums or apartment residences would be
generally 4 stories with a maximum height of 45 feet (see Exhibit 4.1 -4). Individual resident
parking garages would be provided on the ground floor, with three levels of single -level homes
(flats) above the garages and organized around a central interior courtyard. The housing units
would be accessed from the interior courtyard and parking garage. Garages would be accessed
from a rear alley to maintain a continuous street frontage. The buildings would have patios or
balconies and two primary architectural elevations.
Resort Flats
The Resort Flats are proposed as attached residences up to 4 stories (maximum building height
of 50 feet) in the Resort Colony (see Exhibit 4.1 -9). The conceptual architecture for these
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residential buildings would be Shingle style with steep roofs and balconies. Individual buildings
would have one level of subterranean parking with four flats on each level oriented around a
central interior courtyard.
Urban Colony Architecture
Both residential and neighborhood commercial uses would be provided east of North Bluff Road
and north and south of 17`h Street in the Urban Colony. The intent is to visually integrate Urban
Flats and commercial uses in this area, which is designed to be compatible with the design
criteria set forth in the City of Costa Mesa's Mesa West Bluff Urban Plan and using the same
architectural styles that occur in this area and the entire Newport Banning Ranch Project site.
The Mesa West Bluffs Urban Plan is not overly restrictive and therefore does not have
architectural design guidelines or mandated exterior building colors. Following are some of the
objectives of this Urban Plan:
• Identify development regulations to realize the vision of the Urban Plan. These
regulations address mixed -use development standards as well as public
streetscapes and urban design improvements and amenities.
• Encourage adaptive reuse of existing industrial or commercial structures, which
would result in rehabilitated buildings with unique architecture and a wider array
of complementary uses.
• Encourage the design and development of urban residential structures reflecting
the urban character of the surrounding industrial context both in the interior and
exterior areas.
As addressed in Section 3.0, Project Description, and Section 4.1, Land Use and Related
Planning Programs, the Master Coastal Development Permit is not intended to provide
construction -level discretionary approval for construction of the northern portion of the Urban
Colony (Site Planning Area 12b) or the Visitor - Serving Resort/Residential District's resort inn
(Resort District; Site Planning Area 13a). With respect to these two areas, the Applicant is
requesting Coastal Commission approval of land use designations as a part of the Master
Coastal Development Permit. Proposed development would require subsequent review and
approval of site plans by the City and a Coastal Development Permit.
As previously described in this EIR section, residences in the Urban Colony may be developed
as freestanding residential projects or as part of a vertical mixed -use project, which includes
commercial areas on the ground floor and residential units above. Subterranean parking and /or
surface parking would be provided. The primary pedestrian entry to the buildings would be
provided through ground floor lobbies providing a front door appearance from the street.
Residential units could also be located above ground -level retail uses or combined with retail
uses for live /work spaces. The Urban Flats are intended to be incorporated into an urban
streetscape with a pedestrian orientation. Building facades could be terraced to provide
changes in elevation and scale. The 4- to 5 -story buildings would have a maximum height of
60 feet.
Resort Inn Architecture
As addressed in Section 3.0, Project Description, and Section 4.1, Land Use and Related
Planning Programs, the Master Coastal Development Permit is not intended to provide
construction -level discretionary approval for construction of the resort inn (Site Planning
Area 13b). The Applicant is requesting Coastal Commission approval of land use designations
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and densities. Proposed development would require subsequent review and approval of site
plans by the City and a Coastal Development Permit.
The resort inn is proposed on the southern bluff overlooking West Coast Highway with views of
the coastline and the Pacific Ocean. As conceptually proposed, the resort inn would be
constructed in the same Shingle Style as the Resort Flats, with hotel rooms oriented towards
the ocean. Architectural features may include dormers, arches, towers, balconies, and
chimneys. Building height for the resort hotel would be 50 feet; architectural elements may
exceed this height limit. Screening (e.g., landscaping, fencing) would be required around service
areas and surface parking.
Street Lighting Standards and Requirements
Street lighting would be provided to a pedestrian scale and in conformance with the "dark -sky'
lighting concepts identified in Section 4.1, Land Use and Related Planning Programs. The dark
sky lighting regulations in the NBR -PC would apply to businesses (e.g., resort inn and
neighborhood commercial uses) and HOA -owned and operated land uses within 100 feet of the
Open Space Preserve.
Restricted land uses within 100 feet of the Open Space Preserve and within the Bluff Parks
would be required to have:
• Full cutoff luminaires and /or City- approved "dark sky" light fixtures /bulbs similar in design
and function as defined by the Illuminating Engineering Society of North America
(IESNA) to minimize the amount of lighting emitted upward directly from the luminaire.
• Shielded and direct exterior lighting confined to the respective area upon which the
exterior lights are to be installed so that adjacent Open Space land use districts are
protected from any significant light spillage, intrusion, and glare.
• No skyward casting lighting allowed.
• Pathways and trails within the Bluff Parks would be lit with low- profile (e.g., bollard or
other similar dark sky lighting) which cannot exceed three feet in height and which
confines lighting to the trail area.
No permanent night lighting would be permitted within the Open Space Preserve with the
exception of safety lighting in the two Oil Consolidation sites. Temporary lighting would be
required associated with drilling operations on the Project site, which requires some periods of
24 -hour activity. Outdoor lighting within the Interpretive Parks would be limited to low- profile
bollard lighting for walkways and trails.
Street lighting would be permitted only at roadway intersections for public safety and provided in
accordance with the requirements of the Newport Beach Design Criteria, Standard Special
Provisions and Standard Drawings for Public Works Construction Standards Manual. All alleys
would have lighting fixtures with sensors for automatic nighttime lighting.
Light for athletic playing fields in the Community Park would be required to have light control
visors to control spill and glare and to direct light downward onto the playing field. Light
standards used for lighting playing fields shall be either Musco Lighting TM, "Light Structure
Green" standards or another comparable light standard of similar design that reduces light
spillage.
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Where not within 100 feet of the Open Space Preserve or the Bluff Parks or for land uses not
restricted to "dark sky" lighting standards within 100 feet of the Open Space Preserve (e.g.,
private residences), community landscape /common areas, public facilities, streetscapes, parks,
and other similar areas may contain accent or other night lighting fixtures. Commercial use
lighting would include lighting of parking lots and drive aisles and building facades subject to the
lighting requirements set forth in the NBR -PC. Outdoor lighting for multi - family uses could
include building and parking lot lighting.
Streetscape /Landscape Design
A Master Landscape Plan is proposed as part of the Project Master Development Plan that
incorporates the landscape requirements identified in the Habitat Restoration Plan (in particular
permitted native plants and invasive or otherwise prohibited plants); the Fire and Life Safety
Program (in particular fuel management prohibitions on high fire -fuel plants in the community);
and the NBR -PC development regulations. The Master Landscape Plan generally divides the
Project site based on areas of the site proposed as natural habitat areas (Open Space
Preserve) as set forth in the Habitat Restoration Plan and interior areas proposed for community
development. The plant palette for the Project site is contained in the Master Development Plan,
and defines permitted trees, shrubs, vines, and groundcovers. The Habitat Restoration Plan
defines the plant palette for most areas within the Open Space Preserve.
The major backbone road for the community is Bluff Road (North and South), which provides
the major entries to the Project site. Exhibit 4.2 -12, Streetscape Cross Sections Key Map, is a
location map for Exhibits 4.2 -13a through 4.2 -13j, which depict the conceptual streetscape
design through the Project. Planting materials for the Bluff Road entries are based on
appropriate scale to the street space, low maintenance, and water usage. Landscape design for
the collector and local streets is intended to create an aesthetically cohesive streetscape at a
pedestrian scale throughout the Project. All plant materials that are planted in the Open Space
Preserve would be California natives. Community fencings and walls would generally not
exceed six feet in height except as required for sound - attenuation purposes. Walls would be
constructed of either masonry or other permanent, durable, low maintenance material subject to
approval by the City.
Fencing and Monumentation
Community walls and fences5 would be provided only where necessary to provide a safety
buffer and privacy along major roadways; between adjacent off -site light industrial and school
uses; and along the edges of the Bluff Park, along walkways, or along streets where residential
privacy is an issue. Materials for these block walls may include but are not limited to split -face,
slumped, or architectural block, or brick. Materials and finishes for all walls and fences would be
shown on future construction -level Site Development Plans for City review and approval.
Community walls are proposed along:
• Bluff Road and North Bluff Road, adjacent to the Garden Court and Motor Court Homes
in the South Family Village;
A small portion of the pedestrian walkway and adjacent to some of the Garden Court
Homes in the North Family Village; and
5 In addition to community walls and fences, interior walls and fences would be used to define interior property
lines, patios, and courtyards. These walls and fences would be internal to individual residential projects, and
would be shown on future construction -level Site Development Plans submitted for City review and approval.
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• The Urban Colony where the proposed residential uses would be adjacent to the
Newport-Mesa Unified School District property and existing light industrial uses.
View fences /walls are proposed in the South Family Village where residential yards would
directly adjoin South Bluff Park. They are also proposed along the perimeter of the North Family
Village where front yards would be slightly elevated above Scenic Drive and public recreation
areas in North Bluff Park. View fences /walls may vary in height, materials, and transparency
and may include the use of masonry block and brick, tempered glass walls, and metal. Steel
cable fencing is proposed along the outside boundary of North Bluff Park and South Bluff Park
to identify the limits of the public park and beginning of the Open Space Preserve.
Community monumentation is proposed at Bluff Road and West Coast Highway, and at the
easterly entrances to the Project site from 15`h Street and 17`h Street. Materials may include
natural rock and tile.
Gradina and Construction
The Project is proposed to be implemented over a period of approximately 13 years. Roadways
and utilities (such as water, wastewater, gas, electric, and cable) would be constructed prior to
the development of the structures. The transition from graded lots to framed structures to
finished buildings with landscaping would occur over each area. As the structures are
constructed and finished, the scale of the Project and changes to the visual character of the
Project site would become more evident.
Site disturbance would first occur associated with required site remediation efforts. Land use
development is anticipated begin with the construction of Bluff Road from West Coast Highway
to 15`h Street, and would follow a logical sequence, generally from south to north. Project
implementation is intended to ensure efficient use of soil movement to balance landform grading
and bluff /slope restoration, and to capitalize on existing infrastructure locations and connection
points within and adjacent to the Project site. The habitat mitigation and restoration program
would be implemented concurrent with the construction of the Project's land uses. Site
preparation would occur during grading of the development areas, and planting would be
implemented during the appropriate planting periods.
Total excavation on the site is estimated to total approximately 2,600,000 cubic yards (cy),
including approximately 900,000 cy of cut and fill and 1,455,000 cy of cut and fill corrective
grading (see Exhibit 3 -16, Soil Disturbance Map, and Exhibit 3 -17, Cut and Fill Map, in Section
3.0, Project Description). To the extent feasible, all grading would be balanced on site.
However, an estimated 25,000 cy of export is assumed for removing remediated materials that
are not suitable for retention on site. Grading for one area may extend into the development
area associated with subsequent adjacent development areas to achieve an overall earthwork
balance. Cuts are anticipated to vary from 1 foot to 10 feet with localized cuts up to
approximately 25 feet. Fills are anticipated to vary between 1 foot and 30 feet, but may be up to
60 feet associated with bluff repairs with gradients between 2:1 and 3:1. The larger fills would
be used for bluffs repair and restoration due to erosion damage, but would allow for the
retention of the major topographical features of the Project site including the arroyos.
During construction, there would be views of construction equipment, ongoing construction
activities, and stockpiles of building materials on the Project site. Views of construction activities
are typical for projects located in an urban environment with surrounding development.
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View Analvsis
Project implementation would change the overall visual character and use the Project site from
an oilfield to a developed urban infill community. Consistent with the General Plan, the majority
of the property would be retained in open space (General Plan Land Use Element Goal 3.4 and
Policy 6.4.1). The property would be remediated, and oilfield wells and equipment would be
removed and consolidated into two locations of the site where such operations currently exist
(General Plan Land Use Element Goal 3.4 and Policy 6.4.11). Non - native vegetation would be
removed and habitat restoration and preservation would occur. As a part of the Project, utilities
would be located in road rights -of -way, alleyways or, where necessary and feasible, in
recreation and open space areas not primarily required for habitat restoration and /or
preservation. Any new utilities located within open space areas, except within the Interim Oil
Facilities District, would be placed below grade wherever feasible.
As previously noted, there is no public access to the Project site because it is private property
and an active oilfield. Therefore, the Project site cannot be observed by the public from on -site
locations nor can off -site views be observed from the property. There is a vertical grade
separation of approximately 50 feet from West Coast Highway to the top of the Project bluffs
along West Coast Highway and an approximate 50- to 65 -foot vertical separation between the
Newport Shores residences and the top of the bluff on the western edge of Project site.
Because of the difference in elevation, there are uninterrupted views of off -site land uses to the
south and west. These views include but are not limited to existing off -site development, the
USACE 92 -acre wetlands restoration area, the Santa Ana River, and the Pacific Ocean.
As a part of the proposed Project, approximately 7.3 gross acres of public trails would be
provided through the Project site and would connect to existing off -site regional trails and create
public views overlooking the open space areas of the Project. As described in Section 3.0,
Project Description, the Bluff Park Trail is proposed as an off - street pedestrian trail extending
around the perimeter of the Resort Colony, South Family Village, and North Family Village
adjacent to the open space. The Bluff Park Trail is proposed to include footpaths and
interpretive trails extending along the length of the bluff to allow visitor and residential access to
scenic viewpoints within the Project site and to provide connections to the Open Space
Interpretive Trails. Within Bluff Park, the multi -use trail would be located around a portion of the
Resort Colony and would connect with the proposed pedestrian and bicycle bridge over West
Coast Highway (see Exhibit 4.8 -10, Master Trails and Coastal Access Plan, in Section 4.8,
Recreation and Trails).
Approximately 20.9 gross (17.5 net) acres are proposed for development of a public Bluff Park
as part of the Project. The public Bluff Park is proposed as a linear park located adjacent to the
designated Open Space and would provide a buffer between Open Space areas and areas
proposed for residential, commercial, and resort development. Facilities proposed for the public
Bluff Park would include pedestrian trails, viewing areas, tot lots, picnic areas, and a small
amphitheater to serve Project residents and the surrounding community.
In summary, the proposed Project would provide public access to views of scenic resources
both on the Project site through the restoration and preservation of native habitat and wetlands
and to views of off -site scenic resources including the Pacific Ocean. This is considered a
beneficial impact of the proposed Project.
Visual simulations are provided to illustrate how the Newport Banning Ranch site is expected to
look upon Project completion to identify whether the Project would "substantially degrade the
visual character or quality of the site and its surroundings ". The analysis focuses largely on what
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is, and would be, visible from the location of publicly accessible viewpoints (Views 1 through 9),
rather than a subjective determination of what is or is not an impact based on the inherent
character and quality of the land uses proposed on the Project site. The photograph simulations
are provided from the same locations as existing conditions.
View 1 - View from West Coast Highway looking northwest toward the Project site
(Exhibits 4.2 -3a and 4.2 -3b): View 1 provides existing and proposed views of the
Project site from the center median in West Coast Highway. The visual simulation
illustrates how the Project's proposed Resort Colony (resort inn and resort flats) would
appear as viewed by persons traveling westbound on West Coast Highway. In the
foreground of the visual simulations, the Project's proposed infrastructure improvements
on West Coast Highway are shown including the new intersection (including median
changes) and signalization of Bluff Road at West Coast Highway as well as Bluff Road
entering the Project site. The City's approved but not constructed Sunset Ridge Park is
shown on the right side of the simulation. Further west on West Coast Highway (left side
of photograph), a portion of the proposed pedestrian and bicycle bridge over West Coast
Highway is visible in the background.
In Exhibit 4.2 -3a, the resort inn would be the prominent on -site land use with the resort
flats in the background; the locations of the resort inn and residential uses are reversed
in Exhibit 4.2 -3b.6 From this perspective, either the resort inn or residences would be
sited on the mesa overlooking West Coast Highway with views of the Pacific Ocean.
This development area is vertically separated from West Coast Highway by
approximately 50 feet. Buildings within the Resort Colony would not exceed 50 feet in
height and would be set back a minimum of 60 feet from the top of the bluff (PDF 4.2 -3).
In the foreground of the visual simulations, proposed infrastructure improvements on
West Coast Highway are visible, including the new intersection and signalization of Bluff
Road at West Coast Highway as well as Bluff Road entering the Project site. PDF 4.2 -1
requires contour grading be used to minimize impacts to existing public view points from
West Coast Highway. The City's approved but not constructed Sunset Ridge Park is
shown on the right side of the simulation. Further west on West Coast Highway (left side
of photograph), a portion of the proposed pedestrian and bicycle bridge over West Coast
Highway is visible in the background.
General Plan Land Use Element Policy 6.5.5 states that "public views of the property
development shall be located and designed to prevent residences on the property from
dominating public views of the bluff faces from Coast Highway, the ocean, wetlands, and
surrounding open spaces. Landscape shall be incorporated to soften views of the site
visible from publicly owned areas and public view points ".
The conceptual design and siting of the resort inn and resort flats are considered visually
compatible from this viewpoint. The proposed Project is not expected to substantially
degrade the visual character or quality of the site and its surroundings the following
reasons:
- Views of the Project site from West Coast Highway are limited due to site topography
as the site slopes upward from West Coast Highway. The proposed Resort Colony
development area is vertically separated from West Coast Highway by approximately
6 As addressed in the Project Description, the location of the resort inn and the residential condominiums may be
transposed with one another within the Resort Colony.
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50 feet. Buildings would not exceed 50 feet in height and would be set back a
minimum of 60 feet from the top of the bluff (PDF 4.2 -3). Development uses would
not dominate public views of the bluffs.
— Contour grading would be used to minimize impacts to existing public view points
and views from West Coast Highway (PDF 4.2 -1).
— As shown in the simulations, the slope leading up to the top of the bluff and graded
areas associated with implementation of Bluff Road would be revegetated and would
be a part of the Open Space Preserve. All plant materials that are planted in the
Open Space Preserve would be California natives as set forth in with the Project's
Habitat Restoration Plan. Ornamental landscaping would be permitted at the
entrance to the Project site from Bluff Road. The predominate use of native plant
materials visible from View 1 would be visually consistent with existing conditions
from this location. Landscaping would also be provided around the perimeter of
buildings that are proposed adjacent to open space to provide a transition between
open space and development.
— As previously described, the resort inn and resort flats are conceptually proposed to
be constructed in the Shingle Style with muted colors that are intended to blend with
the Open Space Preserve rather than contrasting with the natural environment of the
Project site and surrounding area.
— Because the Resort Colony land use district is adjacent to the Open Space Preserve,
all development within 100 feet of the Open Space Preserve would be subject to the
dark sky lighting provisions, thereby limiting the amount of night lighting that would
be visible from West Coast Highway. Street lighting is currently provided along West
Coast Highway and currently occurs immediately east and west of the proposed
intersection of Bluff Road at West Coast Highway.
View 2 — View from West Coast Highway looking east (Exhibit 4.2 -4): View 2
provides existing and proposed views from the center median in West Coast Highway.
The view from this vantage point illustrates how the Project site would appear as viewed
by persons traveling eastbound on West Coast Highway after Project completion of the
pedestrian and bicycle bridge over West Coast Highway. The bridge was not assumed in
the General Plan as a part of the development of the Newport Banning Ranch property
or as a part of the City's non - vehicular trail system. As previously noted, the City of
Newport Beach General Plan does not identify any scenic vistas or view points on the
Project site. West Coast Highway is not a State- or locally designated scenic highway.
As illustrated in this view, the proposed bridge over West Coast Highway is the
prominent focal point and would be visible to both eastbound and westbound travelers
on West Coast Highway. As proposed, the bridge would be constructed with a steel
truss structure that would clear -span the six travel lanes of West Coast Highway on a
diagonal angle. The bridge would not have intermediate supports in the median or piers
in the State right -of -way. The landing on the Project side would be in a structural pier
located within South Bluff Park; the landing on the south side of West Coast Highway
would be a structural pier located in a turf area of West Newport Park, northwest of the
existing tennis courts and northeast of the handball /basketball courts. The bridge
abutments are proposed to be constructed with a combination of masonry block and
concrete with decorative stone accents. The length of this span would be approximately
260 feet, with a minimum vertical clearance from the highway of approximately 20 feet
with a maximum vertical height of 50 feet for the landings. Lighting of the bridge would
be limited to that required for public safety.
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The City of Newport Beach Land Use Element Policy 1.6, Public Views, states "Protect
and, where feasible, enhance significant scenic and visual resources that include open
space, mountains, canyons, ridges, ocean, and harbor from public vantage points ".
Users of the pedestrian and bicycle bridge would have a panoramic view of the ocean.
The pedestrian and bicycle bridge would be visually prominent to motorists, bicyclists,
and pedestrians on West Coast Highway in the immediate vicinity, including residents in
the Lido Sands residential community located south of West Coast Highway. Because
the bridge landing would be within West Newport Park, the bridge would be most
prominent to park users. Park users would experience a change in the existing
viewshed; existing views are of the park, West Coast Highway and the Project site to the
north, and residences to the south. The addition of the pedestrian and bicycle bridge
would add an additional element into the viewshed, but the park is not located in a
scenic corridor and is not a protected view point, nor would it preclude the use of the
existing active City park.
The proposed bridge would be approximately 200 feet west of the nearest residence in
the Lido Sands community; tennis courts and green areas within West Newport Park and
a local road would separate the bridge pier from this residence. Residences are located
to the east and south of the proposed pedestrian and bicycle bridge. While the Project
site and bridge would be visible from some of the residences, most residences are
oriented toward the south (the Pacific Ocean) rather than toward the north (West Coast
Highway and the Project site). The bridge would not block any long -range or panoramic
views of the ocean.
By nature, the duration of motorists' exposure to a viewshed is short. Since this group is
transient, the sensitivity to change in the viewshed is usually low to moderate. The
motorist currently sees an existing block wall and residences on the southern side of
West Coast Highway and an existing oilfield operation on the northern side of West
Coast Highway. Motorists travelling westbound on West Coast Highway would have
passed urban land uses, including residences, commercial /retail uses, and a bridge over
West Coast Highway. From the east, motorists have views of the ocean, wetlands, and
urban land uses in Huntington Beach that transition to urban uses when traveling over
the Santa Ana River into Newport Beach. The motorist street level views and long -range
views would not be blocked.
No major landform alteration would be required to implement the bridge. Additionally,
because the height of the bridge would have a minimum vertical clearance over West
Coast Highway, it would not substantially change the viewshed or block ocean views. As
a result, the project would not constitute a substantial change to the visual character of
the area. Therefore, it would not be considered to substantially degrade the existing
visual character or quality of the site and its surroundings.
As proposed, the pedestrian and bicycle bridge would be proximate to the proposed
Resort Flats in the Resort Colony. Alternatively, the resort inn could be constructed in
this portion of the Resort Colony. The view from this vantage point illustrates how
development on the bluff overlooking West Coast Highway would appear as viewed by
persons traveling eastbound on West Coast Highway. The Resort Colony setback
requirements described under View 1 apply to View 2. Whether residential or resort inn
uses are constructed in this location of the Resort Colony, they would be set back a
minimum of 60 feet from the bluff top. Additionally, as set forth in PDF 4.2 -2, the Bluff
Park will be provided at the top of the bluff edge around most of the western and
southern perimeters of the development areas. Building colors would be muted natural
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colors, outdoor light would be restricted to "dark sky" requirements, and the Open Space
preserve would contain native vegetation.
View 3 — View from Newport Shores residential community looking east toward
the Project site (Exhibits 4.2 -5a and 4.2 -5b): This view represents views to the east
from 61" Street in the Newport Shores residential community. Exhibit 4.2 -5a depicts this
viewpoint with resort flats in the Resort Colony; Exhibit 4.2 -5b depicts the viewpoint with
the resort inn. In both exhibits, the foreground view would be the same. The existing oil
facilities in the proposed southern Oil Consolidation site are visible from and would
remain visible from Newport Shores; the Semeniuk Slough is in the foreground. The
perimeters of both the southern and northern oil sites would be planted with native plant
materials, including native trees and shrubs. Although Project improvements would not
completely screen views of the oil facilities, the native plantings would provide some
visual buffering. Additionally, there would be no lighting in the Open Space Preserve
except for safety lighting at the Oil Consolidation site.
The eroded bluff and slope would be restored. Grading would be required on currently
impacted bluffs to restore and revegetate the bluff /slope edge and to limit further
degradation. Bluff restoration would vary depending on the degree of existing
degradation. These areas would be revegetated with native plant materials consistent
with the requirements of the Habitat Restoration Plan. The top of the slope would
provide a minimum 50 -foot native grassland buffer as well the provision of the linear bluff
park.
As shown in Exhibit 4.2 -5a, the Resort Flats are the prominent feature and focal point of
this simulation. The residences would be approximately 800 feet away from the Newport
Shores community with a vertical separation of approximately 50 feet. Development
within the Resort Colony would be set back more than 100 feet from the bluff edge with
a maximum building height of 50 feet, excluding mechanical equipment and architectural
features (see PDFs 4.2 -1 through 4.4 -4). The combined width of the open space habitat
area, Bluff Park, and the existing oil operations as well as the open space area within the
Semeniuk Slough itself provide a generous setback from the bluff edge of the resort
homes within the Project. The use of neutral muted building colors, landscaping, and
restricted outdoor lighting are intended to ensure the compatibility of the Resort Flats
with surrounding areas.
The resort inn is the prominent feature in Exhibit 4.2 -5b. As previously discussed, the
resort inn and the Resort Flats are conceptually proposed in the Shingle architectural
style with the use of neutral colors, articulated building facades, and tower elements
among others. As it applies to the Resort Colony, SC 4.1 -1 requires compliance with the
provisions of Newport Banning Ranch Planned Community Development Plan. The
Resort Colony land uses would also be subject to subsequent review and approval by
the California Coastal Commission and the City. Design measures such as increased
setbacks and buffering are suggested to reduce the prominence of the resort inn from
this viewpoint.
• View 4 — View from 61't Street in the Newport Shores residential community
looking east toward the Project site (Exhibit 4.2 -6): The view from this vantage point
illustrates how the Project site would appear as viewed from a northern vantage point on
61st Street after Project completion of the North Family Village. As shown in this
simulation, views in this area remain basically unchanged. Due to site topography, only
the roof tops of a few the North Family Village residential uses would be visible. The
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Traditional Homes in the North Family Village would be approximately 450 feet from
615` Street with a vertical separation of roughly 65 feet. The combined width of the open
space habitat area and North Bluff Park create a generous setback from the bluff edge
of over 150 feet for homes within the Project site.
• View 5 - View from along the Santa Ana River looking southeast across the
Project site (Exhibit 4.2 -7): This view offers expansive views across the Project site.
Wetlands associated with the USACE restoration area remain the prominent feature in
the foreground from this vantage point. From this vantage point, proposed development
in the Urban Colony (center of visual simulation) and the North Family Village (right side
of visual simulation) are visible. The building associated with oil production has been
removed. The California Seabreeze residential community is still visible in the distance
(left side of the visual simulation). From this vantage point, the expansive views across
the Project site are retained and, while the Urban Colony's 4- to 5 -story buildings and the
1- to 4 -story residences in the North Family Village can be seen, they are not the
prominent focal point. The prominent view would be of the USACE's wetlands and the
Project's retained and restored native habitat in the Lowland area.
• View 6 - View from 19th Street looking south toward the Project site (Exhibit 4.2 -8):
The view from this vantage point illustrates how the Project site would appear as viewed
by persons traveling on 19th Street and Balboa Street after Project completion and
construction of North Bluff Road. North Bluff Road is proposed to connect with the
existing 19th Street at the Project's northern property line. The aboveground utility
pole /lines would be relocated and are not visible in this view and the existing guardrail
would be removed. The existing utility poles currently on the Project site would also be
relocated and /or placed underground. Upland habitat in the northern portion of the
Project site is located in the Open Space Preserve area and is visible in this view; as
shown in the view simulation, this area would be restored and enhanced.
As depicted in Exhibit 4.2 -8, there would not be any grading or development immediately
adjacent to the California Seabreeze community associated with the proposed Project.
As shown in this exhibit, North Bluff Road would be located over 300 feet from the
existing California Seabreeze community. The only street lighting along North Bluff Road
would be at intersections. Due to the intervening topography and distance views of the
road would be limited. No other development is proposed in this portion of the Project
site.
• View 7 - View from the eastern portion of the Project site and 17th Street looking
west towards the Project site (Exhibit 4.2 -9): The view from this vantage point
illustrates how the Project site would appear as viewed to persons traveling on
17`h Street after Project completion and continuation of 17`h Street into the Project site.
17th Street between North Bluff Road and the Newport Banning Ranch property line is
proposed as a Primary Road with two travel lanes and one on- street bike lane in each
direction and a raised landscaped median. Pedestrian walkways would be provided on
each side of the road. The existing trees on the off -site properties are shown in this
simulation and similar ornamental street trees would be located along both sides of
17th Street and in the center median into the Project site. The 4- to 5 -story Urban Colony
buildings located on both the north and south side of 17th Street can be seen in the
middle ground of this simulation. Building heights would be a maximum of 60 feet, which
is consistent with the height restrictions in the City of Costa Mesa's adopted Mesa West
Bluffs Urban Plan area which is contiguous to the Urban Colony.
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As illustrated in the exhibit, the existing adjacent land uses in Costa Mesa are light
industrial and low -rise offices. A parking lot directly adjoins the Project Site's easterly
property line. The Project's Urban Colony would provide an approximate setback 28 to
40 feet or more from the adjacent industrial uses. Landscape planting, including trees
and a wall or fence along this edge, would be provided. The City of Costa Mesa Urban
Plan Area is currently developed with industrial uses. Properties located within the
boundaries of the Mesa West Bluffs Urban Plan Area are located contiguous to the
eastern boundary of the Project site. These properties have a Costa Mesa General Plan
land use designation of Light Industrial and a zoning designation of General Industrial.
The Costa Mesa City Council identifies the Mesa West Bluffs Urban Plan area as a
live /work or residential overlay area. Costa Mesa's Zoning Map was amended to reflect
this overlay zone. The overlay zone applies zoning provisions such that the underlying
zoning is superseded by the zoning regulations of the Mesa West Bluffs Urban Plan. As
such, these off -site adjacent parcels could be redeveloped with residential or mixed
uses. Where the Urban Colony is within 100 feet of the Open Space Preserve or North
Bluff Park, the Urban Colony would be subject to "dark sky" lighting regulations.
• View 8 — View from the eastern portion of the Project site and 15th Street looking
west toward the Project site (Exhibit 4.2 -10): The view from this vantage point
illustrates how the Project site would appear, as viewed b� persons traveling on
151h Street after Project completion and the continuation of 15' Street into the Project
site. Between Bluff Road and the Newport Banning Ranch eastern property line,
15th Street is proposed as a Primary Road with two travel lanes, one on- street bike lane
in each direction, and a raised landscaped median. Pedestrian walkways would be
provided on each side of the road. The two -story office building located to the south (left
side of photograph) and two single -story building are located to the north (right side of
photograph) are visible in this view. Buildings to the north are planned to be demolished.
The northwest corner of 15th Street at Monrovia Avenue is the future site for Coast
Community College District's Newport Beach Learning Center. The Learning Center will
be a 3 -story, 67,000 sf learning facility to include classrooms, an art gallery, college -art
classrooms, performance rooms, computer labs, science rooms, and faculty and
administrative offices. The approved project is expected to be completed in 2012. The
displaced parking (25 parking spaces) associated with the existing office building would
be provided within the Central Community Park area.
From this view, the two -story Garden Court Homes are visible adjacent to North Bluff
Road visible in the background. The Garden Court Homes are proposed as single - family
detached homes grouped in modules of six homes with a shared common driveway
access to the individual attached garages.
• View 9 — View from the eastbound West Coast Highway (Exhibits 4.2 -11a and
4.2 -11b): The General Plan does recognize that the Project site's mesa area, coastal
bluffs, and Lowland (part of the Santa Ana River floodplain) contribute to the City's
scenic resources. Additionally, there are two designated public viewpoints shown on
Figure NR3 /Coastal Views in the City's General Plan that are along 61st Street adjacent
to the Semeniuk Slough.
As previously noted, while West Coast Highway is not a State- or locally designated
scenic highway, a portion of West Coast Highway where it crosses Santa Ana River is
designated as a Coastal View Road in the City's General Plan. Policy NR 20.3, Public
Views, of the General Plan's Natural Resources Element requires the protection and
enhancement of public view corridors. This Coastal View Road is not immediately
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adjacent to the Project site, but the Project site is visible from the Coastal View Road
portion of West Coast Highway.
As depicted in Exhibits 4.2 -11 a and 4.2 -11 b, View from Eastbound West Coast Highway,
the Project site is visible to viewers traveling east on West Coast Highway over the
Santa Ana River Bridge. Motorists and bicyclists would see the southwest portion of the
Project site. However, the distance between the Santa Ana River Bridge and proposed
on -site development would be approximately 3,100 feet (approximately 0.6 mile). The
Santa Ana River, USACE wetlands, Semeniuk Slough, and the Newport Shores
residential community are located between the bridge and the Project site. In the
foreground, the Project site, when developed, would look similar but would be devoid of
any oilfield equipment and would be in permanent open space. In the background,
proposed development would be visible.
The most prominent development would be the proposed four- to five -story buildings in
the Urban Colony proposed east of North Bluff Road and north and south of 17`h Street,
almost one mile northeast of this view location. Development in the North Family Village
and South Family Village would be visible from View 9. Primarily, the rooftops of the
proposed Traditional Homes residences would be visible .7 Exhibit 4.2 -11b assumes that
the proposed resort inn would be located in the western portion of the Resort Colony
rather than the eastern portion of the Resort Colony. The resort inn is visible behind
existing off -site palm trees along West Coast Highway in the right side of the visual
simulation.
Residential development on the Project site in the North Family Village and South Family
Village would be set back a minimum of 60 feet from the top of the bluff (see PDF 4.2 -3)
and would include Bluff Park (PDF 4.2 -2) and landscape planting consistent with the
Project's Habitat Restoration Plan (HRP).
The northern and western portions of the Project site would be designated "Open Space
Preserve'. Landscaping would be designed to maintain the views of the Project site from
the Coastal View Road consistent with the General Plan Natural Resources Element
Policy 20.5 which states that a project should "Provide public trails, recreation areas, and
viewing areas adjacent to public view corridors, where feasible" (see PDF 4.2 -1).
As addressed in Section 3.0, Project Description, a Coastal Development Permit is not
being requested for approval as a part of the proposed Project for construction of the
northern portion of the Mixed - Use /Residential District (Urban Colony; Site Planning Area
12b) or the Visitor - Serving Resort/Residential District's resort inn (Resort District; Site
Planning Area 13a). With respect to these areas, the Applicant is requesting Coastal
Commission approval of land use designations as a part of the Master Coastal
Development Permit. Proposed development in these areas of the Project site would
require subsequent review and approval of site plans by the City and Coastal
Development Permits (CDP) by the Coastal Commission, consistent with the conditions
set forth in the Master Coastal Development Permit. As such, the locations of structures
within this area, as shown in the EIR's visual simulations, are conceptual and depict the
anticipated massing of proposed development in these areas of the Project site.
7 Traditional Homes are proposed as low- density, single - family detached residences sited on minimum 40 -foot-
wide by 90- foot -deep lots. The residences would be 2 stories with a maximum building height of 32 feet.
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As previously noted, there are no designated scenic vistas in the City. From View 9, the
proposed Project would not substantially change existing views or degrade the visual
character or quality of the Project site and its views from a designated Coastal View
Road (West Coast Highway on the Santa Ana River Bridge). Existing views of the
Project site from eastbound motorists would not be obstructed. As previously discussed,
by nature, the duration of motorists' exposure to a viewshed is short. Since this group is
transient, the sensitivity to change in the viewshed is usually low to moderate.
Development of the proposed Project would alter existing views along West Coast
Highway /Santa Ana River Bridge, which is designated as a Coastal View Road.
However, the view would be intermittent and the change would be minimal. The
proposed Project would not have a substantial adverse effect on a scenic vista, and
therefore, the Project's impact would be less than significant. PDFs 4.2 -2 and 4.2 -3 are
applicable.
The resulting change in topography /landform and land use would be permanent. The General
Plan EIR determines, "If development occurs, policies in the proposed General Plan Update
would ensure compatibility between proposed uses, on -site open space areas, and the adjacent
existing residential uses'.
All these conclusions are consistent with the analysis and conclusions that were set forth in the
certified EIR for the Newport Beach General Plan. The Newport Beach General Plan EIR states:
The Banning Ranch property is currently developed with oil production uses and
associated structures, including large storage tanks. However, much of Banning
Ranch consists of open space. As such, the existing conditions in Banning
Ranch contribute to overall natural aesthetics within the City ... If the property
cannot be acquired in a timely manner, the development of a compact residential
village that preserves the majority of the site as open space and restores critical
habitat is allowed in accordance with Policies LU 6.3.1 through 6.5.5. Under both
land use options proposed for Banning Ranch, Policies LU 6.5.1 and 6.5.3 would
both apply to the area, and would relocate and cluster oil operations, as well as
restore and enhance wetlands and wildlife habitats. Both of these policies would
improve the overall aesthetic quality of the area. While both options (open space
and high quality residential development) would protect visually important open
space components of the existing area, the visual impacts of retaining the site as
open space would be less than if development were to be allowed in the area ... if
the site is ultimately developed, new land uses would include residential, limited
commercial, overnight accommodations, and community parks designed in such
a way as to provide a cohesive urban form that provides the sense of a complete
and identifiable neighborhood (Policy LU 6.4.5). Most importantly, Policy LU 6.5.5
requires that development be located and designed to prevent residences on the
property from dominating public views of the bluff faces from Coast Highway, the
ocean, wetlands, and surrounding open spaces. In addition, as discussed above,
the consolidation of oil operations as well as the restoration of wetlands and
habitat areas would improve the visual quality of the area. While new
development would represent a change from the existing land uses, with
implementation of the proposed General Plan Update policies, the potential
visual impacts of new development in the Banning Ranch area would be
minimized. Consequently, development in Banning Ranch under the proposed
General Plan Update would have less- than - significant impacts on the visual
quality of the area.
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Because the Project site is an active oilfield, remediation is required in order to implement the
proposed development project. This remediation would result in a visual benefit on the Project
site. Native planting buffers would be provided around the perimeter of the two Consolidated Oil
sites in accordance with the HRP (see Section 4.2 -6, Biological Resources). The proposed
Project includes approximately 51.4 gross acres of parks, as well as open space and trails to
provide a variety of active and passive recreational facilities and to provide scenic setbacks.
While the aesthetics of a project are highly subjective, the proposed Project has been designed
to be compatible with surrounding urban uses and includes significant enhancements to the site
such as habitat restoration. The proposed Project is consistent with the General Plan policies
designed to mitigate aesthetic and visual impacts of the development of the Project site. An
analysis of the Project's consistency with the cited policies is set out below. The findings of this
EIR analysis are consistent with the General Plan EIR's findings that the Project's proposed
development can be implemented without significant aesthetic or visual impacts.
Impact Summary. Threshold 4.2 -1: No Impact. The City does not have any designated
scenic vistas as designated on the General Plan.
Impact Summary. Threshold 4.2 -2: Less than Significant Impact. Development of the
proposed Project would alter existing views of the Project site; however,
the proposed Project would be consistent with the General Plan policies
governing the development of the Project site and includes design
guidelines and project design features that ensure that the development
of the proposed Project would not result in a significant aesthetic or visual
resource impacts. PDF 4.1 -4, PDF 4.6 -4, and PDFs 4.2 -1 through 4.2 -4
are applicable. The Project would also provide the public views from the
Project site of on -site and off -site scenic resources including the Pacific
Ocean that are not currently available because of the site is private
property and existing oilfield operations. This is considered a beneficial
impact.
Given that the General Plan provides for the option of the uses proposed
by the Project and development on the site would reflect a continuation of
development similar in nature to the urban development in the
communities surrounding the Project site, this change in the character of
the site would not be considered a significant impact.
Threshold 4.2 -3 Would the project create a new source of substantial light or glare
that would adversely affect day or nighttime views in the area?
Light pollution, also known as "sky glow ", is an adverse effect of man -made light. It is often used
to denote urban sky glow (brightening of the night sky due to man -made lighting), but also
includes glare (intense and blinding light) and light trespass (light falling where it is not wanted
or needed; spill light). In many cases, sky glow is visible from great distances, particularly in
evenings when there is moisture in the air. Minute water droplets in the evening air reflect and
scatter light into the atmosphere.
Implementation of the Project would create new sources of light and glare that are presently not
found on the Project site. Nighttime sources of light would include streetlights, vehicle
headlights, and lights used within and around buildings including residences, retail areas, and
the resort inn. However, it should be noted that the Project site is located in an urban
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environment. Existing development is adjacent to the Project site to the north, south, and east
with development west of the Santa Ana River.
As identified in PDF 4.6.4, the Newport Banning Ranch Master Development Plan incorporates
"dark sky" lighting standards for HOA land uses and businesses within 100 feet of the Open
Space Preserve and Bluff Parks. Therefore, uses within the South and North Bluff Park and
Nature Center contiguous to the Open Space Preserve, and non - residential uses in the Villages
and Colonies would be required to have: (a) flood lamp shielding and /or City- approved "dark
sky' light fixtures /bulbs to reduce the amount of stray lighting into natural resource areas;
(b) direct lighting rays confined to the respective residential, resort inn, and commercial lots or
park areas upon which the exterior lights are to be installed so that adjacent and nearby areas
of the Open Space Preserve are protected from any significant light spillage, intrusion, and
glare; and (c) no skyward- casting light fixtures /bulbs.
Street lighting would be limited to the lighting of intersections. Residential alleys would have
lighting fixtures with sensors for automatic nighttime lighting. Where not within 100 feet of the
Open Space Preserve or the Bluff Parks or for land uses not restricted to dark sky lighting
standards within 100 feet of the Open Space Preserve (e.g., private residences), community
landscape /common areas, public facilities, streetscapes, parks, and other similar areas may
contain accent or other night lighting fixtures. Commercial use lighting would include lighting of
parking lots, drive aisles, and building facades subject to the lighting requirements set forth in
the NBR -PC. Outdoor lighting for multi - family uses could include building and parking lot
lighting.
The Project includes an approximate 26.8- gross -acre (21.7- net -acre) Community Park site
proposed along the eastern boundary of the Project site generally between 16th Street to the
north, just north of West Coast Highway to the south, and east of Bluff Road and North Bluff
Road. The Master Development Plan divides the Community Park into three Site Planning
Areas: 7a, South Community Park; 7b, Central Community Park; and 7c, North Community
Park. The North Community Park area would be a predominately active park area and the
Central and South Community areas would not include improved ball fields or courts. City parks
are open between the hours of 6:00 AM and 11:00 PM. Ball field lights are turned off by
10:00 PM.
The 15.9- gross -acre (13.5- net -acre) North Community Park area (Site Planning Area 7c) is
proposed to include lighted tennis courts, lighted soccer fields, a lighted basketball court, youth
baseball and softball fields overlaid on the soccer fields, a picnic area or skateboard park, tot
lots, fitness /par course, and parking areas. Approximately 219 off - street public parking spaces
would be provided in 2 locations within the North Community Park area. A small parking area
(approximately 19 spaces) is proposed with ingress /egress from 16th Street. The remainder of
the parking (approximately 200 spaces) would be provided along the eastern boundary of the
park with ingress /egress from 15th Street and from North Bluff Road.
Lighting for athletic playing fields in the Community Park would be required to have light control
visors to control spill and glare and to direct light downward onto the playing field. Light
standards used for lighting playing fields shall be either Musco Lighting TM, "Light Structure
Green" standards, or another comparable light standard of similar design that reduces light
spillage.
The Central and South Community Park areas would not include improved ball fields or courts.
The extension of 15th Street between Monrovia Avenue and the Project site would displace
approximately 25 private parking spaces associated with the existing off -site office building. The
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displaced parking for the office building would be provided at the eastern boundary of the
Central Community Park area (approximately 25 parking spaces). Lighting would be limited to
the parking area and for public safety lighting associated with walkways.
General Plan Land Use Policy 5.6.3 on ambient lighting requires "that outdoor lighting be
located and designed to prevent spillover onto adjoining properties or significantly increase the
overall ambient illumination of their location ". MM 4.2 -2 requires all final lighting orientation and
design for the Community Park to be in accordance with the "dark sky' lighting standards to the
maximum practicable extent to reduce the impacts of new light sources to the extent feasible, as
determined by the Community Development Director.
Residences near the active areas of the proposed Community Park may also be adversely
impacted by night lighting. As a result, the proposed Project would result in a land use
incompatibility with respect to long -term noise and air quality impacts and night illumination on
those Newport Crest residences immediately contiguous to the Project site. The City of Newport
Beach General Plan Final EIR found that the introduction of new sources of lighting associated
with development of the site would be considered significant and unavoidable. In certifying the
General Plan Final EIR and approving the General Plan project, the City Council approved a
Statement of Overriding Considerations, which note that there are specific economic, social,
and other public benefits that outweigh the significant unavoidable impacts associated with the
General Plan project.
There are no new significant sources of light from the Open Space Preserve or the other park
areas. The only lighting permitted in the Open Space Preserve would be safety lighting in the
Consolidated Oil sites. These uses would not contribute to significant increases in night lighting.
New sources of lighting from the Villages and Colonies, South and North Bluff Park, and Nature
Center would contribute to increased night illumination in the area. MM 4.2 -1 requires the
lighting system to be approved by the City with photometric field inspections of the approved
lighting system for the Project prior to the issuance of a building permit for the applicable
Village /Colony, North Bluff Park, and Nature Center on the Project site.
Because of the new light sources associated with the active sports fields and hard courts
associated with the Community Park, the Community Park would result in a significant and
unavoidable impact with respect to night lighting. Lighting would be restricted in compliance with
the "dark sky' regulations (PDF 4.6 -3) and with implementation of Mitigation Measures 4.2 -1
and 4.2 -2; however, the impact would remain significant and unavoidable. This finding is
consistent with the City of Newport Beach General Plan EIR, which notes that the introduction of
new development would result in significant and unavoidable lighting impacts. Although the
Project proposes to restrict lighting in areas of the site, night lighting associated with the
Community Park is proposed to have night lighting, and the Project as a whole would introduce
new light sources. The findings of this EIR analysis are consistent with the General Plan EIR's
determination that the Project's proposed development would result in significant and
unavoidable nighttime lighting impacts.
Impact Summary. Significant and Unavoidable. Because the Project site is primarily unlit,
implementation of the Project would create new sources of light that are
presently not found on the Project site. Nighttime sources of light would
include streetlights, vehicle headlights, and lights used within and around
buildings including residences, retail areas, and the resort inn as well as
the Community Park. The proposed Project would include a "dark sky"
lighting concept. Street lights would be limited to intersections. However,
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the Project would introduce nighttime lighting into a currently unlit area.
PDF 4.6 -3 and MMs 4.2 -1 and 4.2 -2 are applicable; this is a significant,
unavoidable impact.
Threshold 4.2 -4 Would the project conflict with any applicable 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?
Tables 4.2 -1 and 4.2 -28 evaluate the consistency of the proposed Project with the applicable
goals of the City's General Plan, and the Coastal Act, respectively.
Impact Summary: No Impact. As identified in Tables 4.2 -1 and 4.2 -2, the proposed Project
would be consistent with the applicable goals and policies of the City of
Newport Beach General Plan and the California Coastal Act designed to
protect aesthetic and visual resources.
4.2.8 MITIGATION PROGRAM
Project Design Features
The following PDFs are applicable: PDF 4.1 -4; PDFs 4.2 -1 through PDF 4.2 -4; and PDF 4.6 -4.
Standard Conditions and Requirements
No standard conditions are applicable to the Project with respect to visual resources.
Mitigation Measures
MM 4.2 -1 All public roadways and private development within the Village and Colonies,
South and North Bluff Park, Interpretive Parks, and Oil Consolidation sites shall
have their "dark sky" lighting system and its components incorporated into the
Project and approved by the City of Newport Beach Community Development
Director or his /her designated representative prior to the issuance of a building
permit for the applicable Village, Colony, Bluff Park, and Nature Center on the
Project site. Each lighting plan shall incorporate electrical plans and structural
plans that detail the provision of lighting systems for exteriors of all buildings,
parking lots, loading areas, walkways, public use areas, any public art displays,
fountains, or landscape areas. Lighting within the development shall be directed
and shielded so that light is directed away from the Open Space Preserve,
including habitat areas. Floodlamp shielding and /or sodium bulbs shall be used in
developed areas to reduce the amount of stray lighting into native restoration and
preservation areas. No skyward- casting lighting shall be used. Final lighting
orientation and design shall be in accordance with the "dark sky" lighting
standards as defined by the Illuminating Engineering Society of North America
IIESNA) and shall reduce the impacts of new light sources to the extent feasible
as determined by the Community Development Director or his /her designated
representative. Prior to final inspection or issuance of a certificate of occupancy,
where applicable, the City shall cause to be performed a photometric field
8 For ease of reading, the policy tables are located at the end of this section.
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inspection of the approved lighting system for the Project. The inspection shall
verify the proper construction and installation of materials within the approved
plan; determine the actual light patterns and values through light meter testing
and observation; and determine the extent of any errant lighting. Deviations
and /or violations shall be corrected prior to the final clearance for the Project.
MM 4.2 -2 The lighting plan for the Community Park shall incorporate electrical plans and
structural plans that detail the provision of lighting systems for sports field and
hard courts; exteriors of buildings; parking lots, walkways, and /or landscape
areas. All lighting within the development shall be directed and shielded so that
light is directed away from the Open Space Preserve, including habitat areas.
Floodlamp shielding and /or sodium bulbs shall be used in developed areas to
reduce the amount of stray lighting into native restoration and preservation areas.
Furthermore, no skyward- casting lighting shall be used. The lowest intensity
lighting shall be used that is appropriate to the intended use of the lighting. Light
standards used for lighting playing fields shall be either Musco Lighting TM, "Light
Structure Green" standards, or another comparable light standard of similar
design that reduces light spillage. Final lighting orientation and design shall be in
accordance with the "dark sky" lighting standards as defined by the Illuminating
Engineering Society of North America IIESNA) and shall reduce the impacts of
new light sources to the extent feasible, as determined by the Community
Development Director. Prior to final inspection, the City shall cause to be
performed a photometric field inspection of the approved lighting system for the
Community Park. The inspection shall verify the proper construction and
installation of materials within the approved plan; shall determine the actual light
patterns and values through light meter testing and observation; and shall
determine the extent of any errant lighting. Deviations and /or violations shall be
corrected prior to the final clearance for the Community Park.
4.2.9 LEVEL OF SIGNIFICANCE AFTER MITIGATION
With implementation of the mitigation program identified above, the proposed Project would not
result in significant topographic or aesthetic impacts. However, the Project would result in night
lighting impacts that are considered significant and unavoidable. The City of Newport Beach
General Plan Final EIR found that the introduction of new sources of lighting associated with
development of the site would be considered significant and unavoidable. In certifying the
General Plan Final EIR and approving the General Plan project, the City Council approved a
Statement of Overriding Considerations, which notes that there are specific economic, social,
and other public benefits that outweigh the significant unavoidable impacts associated with the
General Plan project. The conclusions of this EIR with respect to night lighting are consistent
with the General Plan Findings of Fact and Statement of Overriding Considerations.
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TABLE 4.2 -1
CITY OF NEWPORT BEACH GENERAL PLAN CONSISTENCY ANALYSIS
City of Newport Beach General Plan
Relevant Goals, Policies, and Programs
Consistency Analysis
Land Use Element
Policies
LU Policy 1.1: Unique Environment
The Project is consistent with this policy. One of the Project
Maintain and enhance the beneficial and unique
objectives (Number 6) is for "Development of a land use
character of the different neighborhoods, business
plan that (1) provides a comprehensive design for the
districts, and harbor that together identify Newport
community that creates cohesive neighborhoods promoting
Beach. Locate and design development to reflect
a sense of identity with a simple and understandable
Newport Beach's topography, architectural diversity, and
pattern of streets, a system of pedestrian walkways and
view sheds.
bikeways that connect residential neighborhoods,
commercial uses, parks, open space and resort uses;
(2) reduces overall vehicle miles travelled; (3) integrates
landscaping that is compatible with the surrounding open
space /habitat areas and that enhances the pedestrian
experience within residential areas; and (4) applies
architectural design criteria to orient residential buildings to
the streets and walkways in a manner that enhances the
streetscape scene ". As proposed, the Project would be
implemented as distinct Villages and Colonies: North
Family Village, South Family Village, Urban Colony, and
Resort Colony. The Project incorporates a variety of single -
family and multi - family residences, resort inn, and mixed -
use land uses.
Although varied architectural styles are proposed, the
intent is that the overall colors used within the Project be
coherent and complement the surrounding natural open
space on the site and in the surrounding area.
Grading would be required associated with bluff
restoration, remediation activities, and site development.
Minor grading would occur in the open space areas
associated with trails, water quality infrastructure, and
habitat restoration. Mass grading would be associated with
the creation of building pads, roads, and parks. Most of the
grading would occur in the Upland and would not be visible
off site from public areas.
The viewshed analysis provided in this EIR section finds
that the Project would not significantly impact public views.
LU Policy 1.3: Natural Resources
The Project is consistent with this policy. Approximately
Protect the natural setting that contributes to the
252.3 gross acres of the 401 -acre Project site would be in
character and identify of Newport Beach and the sense
an Open Space Preserve with an additional 51.4 gross
of place it provides for its residents and visitors. Preserve
(42.1 net) acres in parklands. The Project includes the
open space resources, beaches, harbor, parks, bluffs,
restoration of eroded bluffs and the preservation of arroyos
preserves, and estuaries as visual, recreational and
on the Project site, and proposed development would be
habitat resources.
setback a minimum of 60 feet from the tops of the bluff.
Exhibits 4.2 -3a through 4.2 -11b provide an existing view of
the Project site from these various viewpoints as well as
visual simulations to depict the anticipated change from
these viewpoints that would occur with the Project. As
noted, no significant public view impacts are anticipated.
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TABLE 4.2 -1 (Continued)
CITY OF NEWPORT BEACH GENERAL PLAN CONSISTENCY ANALYSIS
City of Newport Beach General Plan
Relevant Goals, Policies, and Programs Consistency Analysis
LU Policy 1.6: Public Views
Protect and, where feasible, enhance significant scenic
and visual resources that include open space,
mountains, canyons, ridges, ocean, and harbor from
public vantage points.
Policies
LU Policy 5.1.1: Compatible but Diverse
Development
Establish property development regulations for
residential projects to create compatible and high - quality
development that contributes to neighborhood character.
LU Policy 5.1.3: Neighborhood Identification
Encourage and support the identification of distinct
residential neighborhoods.
LU Policy 5.1.5: Character and Quality of Single -
Family Residential Dwellings
Require that residential units be designed to sustain the
high level of architectural design quality that
characterizes Newport Beach's neighborhoods in
consideration of the following principles:
• Articulation and modulation of building masses and
elevations to avoid the appearance of "box -like"
buildings
• Compatibility with neighborhood development in
density, scale, and street facing elevations
• Architectural treatment of all elevations visible from
public places
• Entries and windows on street facing elevations to
visually "open" the house to the neighborhood
• Orientation to desirable sunlight and views.
LU Policy 5.1.6: Character and Quality of Residential
Properties
Require that residential front setbacks and other areas
visible from the public street be attractively landscaped,
trash containers enclosed, and driveway and parking
paving minimized.
LU Policy 5.1.9: Character and Quality of Multi -
Family Residential
Require that multi - family dwellings be designed to
convey a high quality architectural character in
accordance with the following principles (other than the
Newport Center and Airport Area, which are guided by
Goals 6.14 and 6.15, respectively, specific to those
areas):
The Project is consistent with this policy. The City of
Newport Beach General Plan does not identify any scenic
vistas or view point on the Project site; however, it does
recognize that the mesa area, coastal bluffs, and lowland,
part of the Santa Ana River floodplain on the Project site
contribute to the City's scenic resources. Please refer to
the resoonse to Policv 1.3.
The Project is consistent with this policy. The Master
Development Plan and NBR -PC set forth both regulations
and guidelines for site development, including architectural
and landscape guidelines.
The Project is consistent with this policy. As addressed in
the response to Policy 1.1, the Project is intended to cluster
development in four Villages and Colonies with the
retention of the majority of the property in open space. The
Architectural Design Guidelines in the Master Development
Plan identify the various architectural styles proposed for
the Project.
The Project is consistent with this policy. The Master
Development Plan and NBR -PC set forth both regulations
and guidelines for site development, including architectural
and landscape guidelines. With respect to single - family
residences, several architectural styles of homes are
proposed: Traditional Homes, Coastal Homes, Beach
Cottages, Motor Court Homes, and Garden Court Homes.
Each would incorporate varied architectural features,
colors /textures, and elevations. For example, Traditional
Homes would have designed with two front elevations so
the design can be flexibly used in a variety of site planning
conditions; the rear elevation would be comparable to a
fully articulated front elevation. The architectural character
is proposed as "Beach House" with porches, courtyards,
second -floor decks, balconies, and covered passages.
The Project is consistent with this policy. Limited
landscaping can be provided in the minimum three -foot
front yard setback area. Plant material within the Project
site would be installed in accordance with the Plant Palette
included in the Master Landscape Plan, which is a part of
the Newport Banning Ranch Master Development Plan.
The Project is consistent with this policy. Multi- family
housing is proposed in the North Family Village, Resort
Colony, and the Urban Colony. Village Flats in the North
Family Village would have three levels of stacked flats over
ground -level parking organized around a central interior
courtyard. Residences would be accessed from the interior
courtyard; parking would be accessed from a rear alley.
The proposed Resort Flats in the Resort Colony would
have one level of subterranean parking and four flats on
each of the two- to four -story buildings. The buildings
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TABLE 4.2 -1 (Continued)
CITY OF NEWPORT BEACH GENERAL PLAN CONSISTENCY ANALYSIS
City of Newport Beach General Plan
Relevant Goals, Policies, and Progran
Building Elevations
• Treatment of the elevations of buildings facing
public streets and pedestrian ways as the principal
facades with respect to architectural treatment to
achieve the highest level of urban design and
neighborhood quality
• Architectural treatment of building elevations and
modulation of mass to convey the character of
separate living units or clusters of living units,
avoiding the appearance of a singular building
volume
• Provide street- and path- facing elevations with high -
quality doors, windows, moldings, metalwork, and
finishes
Ground Floor Treatment
Where multi - family residential is developed on large
parcels such as the Airport Area and West Newport
Mesa:
• Set ground -floor residential uses back from the
sidewalk or from the right -of -way, whichever yields
the greater setback to provide privacy and a sense
of security and to leave room for stoops, porches
and landscaping
• Raise ground -floor residential uses above the
sidewalk for privacy and security but not so much
that pedestrians face blank walls or look into utility
or parking spaces
• Encourage stoops and porches for ground -floor
residential units facing public streets and
pedestrian ways
• Where multi - family residential is developed on small
parcels, such as the Balboa Peninsula, the unit
may be located directly along the sidewalk frontage
and entries should be setback or elevated to
ensure adequate security (as shown below).
Roof Design
• Modulate roof profiles to reduce the apparent scale
of large structures and to provide visual interest and
variety.
Parking
• Design covered and enclosed parking areas to be
integral with the architecture of the residential units'
architecture.
Open Space and Amenity
• Incorporate usable and functional private open
space for each unit.
• Incorporate common open space that creates a
pleasant living environment with opportunities for
recreation.
would be oriented around an interior lobby and atrium. The
conceptually proposed Shingle architecture would be used
for both the residences and the resort inn in the Resort
Colony.
Urban Flats are proposed in the Urban Colony as
freestanding residential projects or as part of a vertical
mixed -use project, which includes commercial areas on the
ground floor and residential units above. Subterranean
parking would be provided. The primary pedestrian entry to
the buildings would be provided through ground floor
lobbies providing a front door appearance from the street.
Building facades could be terraced to provide changes in
elevation and scale. Where residential in the Urban Colony
is a part of a vertically mixed structure, residential areas
would include but not be limited to the following site
features: separate entrance(s) from the commercial
portion(s) of the Project; building facades that extend along
a sidewalk would include doors, windows, or articulation for
up to 50 feet; the requirement for recessed windows and
doors; varying building heights, building setbacks, roof
shapes, wall lengths, and trim elements; plazas and /or
courtyards visible from a public street.
All multi - family development would have private open
space. Public area landscape areas would be installed in
accordance with the Plant Palette included in the Master
Landscape Plan, which is a part of the Newport Banning
Ranch Master Development Plan.
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TABLE 4.2 -1 (Continued)
CITY OF NEWPORT BEACH GENERAL PLAN CONSISTENCY ANALYSIS
City of Newport Beach General Plan
Relevant Goals, Policies, and Programs Consistency Analysis
II Land Use Element Goal LU 5.2 II
Commercial centers and districts that are well- designed
and planned, exhibit a high level of architectural and
landscape quality, and are vital places for shopping and
socialization
Policies
LU Policy 5.2.2: Buffering Residential Areas
Require that commercial uses adjoining residential
neighborhoods be designed to be compatible and
minimize impacts through such techniques as: a)
Incorporation of landscape, decorative walls, enclosed
trash containers, downward focused lighting fixtures,
and /or comparable buffering elements; b) Attractive
architectural treatment of elevations facing the residential
neighborhood; and c) Location of automobile and truck
access to prevent impacts on neighborhood traffic and
privacy.
The Project is consistent with this goal. The Project would
require Site Development Review by the City, including
architectural and landscape plan review. This would
include architectural plans and elevations of major
buildings and structures including exterior materials, colors,
building heights, and elevations. Landscape plans for all
public and private areas would include Project entries,
streetscapes, fuel management zones, planting zones, and
plant materials.
With the exception of the Urban Colony, proposed
residences would not adjoin commercial uses. Urban Flats
are proposed in the Urban Colony as freestanding
residential projects or as part of a vertical mixed -use
project which includes commercial areas on the ground
floor and residential units above. Subterranean parking
would be provided. The primary pedestrian entry to the
buildings would be provided through ground floor lobbies
providing a front door appearance from the street. Building
facades could be terraced to provide changes in elevation
and scale. Where the Urban Colony is a part of a vertically
mixed structure, residential areas would include but not be
limited to the following site features: separate entrance(s)
from the commercial portion(s) of the Project; building
facades that extend along a sidewalk would include doors,
windows, or articulation for up to 50 feet; recessed
windows and doors; varying building heights, building
setbacks, roof shapes, wall lengths, and trim elements;
plazas and /or courtyards visible from a public street.
II Land Use Element Goal LU 5.3 II
Districts where residents and businesses are intermixed
that are designed and planned to ensure compatibility
among the uses, that they are highly livable for
residents, and are of high quality design reflecting the
traditions of Newport Beach.
LU Policy 5.3.1: Mixed -Use Buildings
Require that mixed -use buildings be designed to convey
a high level of architectural and landscape quality and
ensure compatibility among their uses in consideration of
the following principles:
• Design and incorporation of building materials and
features to avoid conflicts among uses, such as
noise, vibration, lighting, odors, and similar impacts
• Visual and physical integration of residential and
nonresidential uses
• Architectural treatment of building elevations and
modulation of their massing
• Separate and well - defined entries for residential
units and nonresidential businesses
• Design of parking areas and facilities for
architectural consistency and integration among
uses
The Project is consistent with this goal. Please refer to the
response to LU Policy 5.2.2.
The Project is consistent with this policy. Please refer to
the response to Land Use Goal 5.2 and LU Policy 5.2.2.
The Project would require Site Development Review by the
City, including architectural and landscape plan review. As
previously addressed in this EIR section, the intent of the
Urban Colony is to visually integrate residential and
commercial uses by using the same architectural styles.
Urban Flats are proposed in the Urban Colony as
freestanding residential projects or as part of a vertical
mixed -use project which includes commercial areas on the
ground floor and residential units above.
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TABLE 4.2 -1 (Continued)
CITY OF NEWPORT BEACH GENERAL PLAN CONSISTENCY ANALYSIS
City of Newport Beach General Plan
Relevant Goals, Policies, and Programs Consistency Analysis
Incorporation of extensive landscape appropriate to
its location; urbanized streetscapes, for example,
would require less landscape along the street
frontage but integrate landscape into interior
courtyards and common open spaces
LU Policy 5.3.3: Parcels Integrating Residential and The Project is consistent with this policy. Please refer to the
Non - residential Uses response to Policy 5.3.1.
Require that properties developed with a mix of
residential and nonresidential uses be designed to
achieve high levels of architectural quality in accordance
with policies LU 5.1.9 and LU 5.2.1 and planned to
ensure compatibility among the uses and provide
adequate circulation and parking. Residential uses
should be seamlessly integrated with nonresidential uses
through architecture, pedestrian walkways, and
landscape. They should not be completely isolated by
walls or other design elements.
LU Policy 5.3.5: Pedestrian - Oriented Architecture
and Streetscapes
Require that buildings located in pedestrian- oriented
commercial and mixed -use districts (other than the
Newport Center and Airport Area, which are guided by
Goals 6.14 and 6.15, respectively, specific to those
areas) be designed to define the public realm, activate
sidewalks and pedestrian paths, and provide "eyes on
the street" in accordance with the following principles:
• Location of buildings along the street frontage
sidewalk, to visually form a continuous or semi -
continuous wall with buildings on adjacent parcels
• Inclusion of retail uses characterized by a high level
of customer activity on the ground floor; to insure
successful retail -type operations, provide for
transparency, elevation of the first floor at or
transitioning to the sidewalk, floor -to -floor height,
depth, deliveries, and trash storage and collection
• Articulation and modulation of street - facing
elevations to promote interest and character
• Inclusion of outdoor seating or other amenities that
extend interior uses to the sidewalk, where feasible
• Minimization of driveways that interrupt the
continuity of street facing building elevations,
prioritizing their location to side streets and alleys
where feasible.
Policies
LU Policy 5.6.2: Form and Environment
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.
The Project is consistent with this policy. Section 4.8,
Recreation and Trails, describes the Project's proposed
trail system in detail. The Project would provide several
miles of off - street multi -use public trails, on- street public bike
trails, and pedestrian paths for pedestrians and bicyclists.
Allowable land uses in the Urban Colony are addressed in
Section 4.1, Land Use and Related Planning Programs.
Permitted retail uses could include eating establishments,
retail shops, and offices, among others that would bring
activity into the area.
Please also refer to the responses to Policies 5.1.9 and
5.3.1.
The Project is consistent with this policy. As addressed in
this EIR section, the proposed color palette is intended to
complement the Project site's natural open space and
habitat areas, as well as existing neighborhoods, while
providing colors appropriate to the architectural scale and
character of the proposed land uses. As such, facades and
other primary surfaces for buildings on the Project site
would be neutral and classic colors that are found in nature
(earth tones). Accent and trim colors for buildings would be
RTr.Jmc lNewportU015MD.ft EIM42 Aesthetic 090211A.0 4.2 -36 Newport Banning Ranch
Draft Environmental Impact Report
Section 4.2
Aesthetics and Visual Resources
TABLE 4.2 -1 (Continued)
CITY OF NEWPORT BEACH GENERAL PLAN CONSISTENCY ANALYSIS
City of Newport Beach General Plan
Relevant Goals, Policies, and Programs Consistency Analysis
LU Policy 5.6.3: Ambient Lighting
Require that outdoor lighting be located and designed to
prevent spillover onto adjoining properties or significantly
increase the overall ambient illumination of their location.
LU Policy 5.6.4: Conformance with the Natural
Environmental Setting
Require that sites be planned and buildings designed in
consideration of the property's topography, landforms,
drainage patterns, natural vegetation, and relationship to
the Bay and coastline, maintaining the environmental
character that distinauishes Newport Beach.
Policies
LU Policy 6.2.5: Neighborhood Supporting Uses
Allow for the integration of uses within residential
neighborhoods that support and are complementary to
their primary function as a living environment such as
schools, parks, community meeting facilities, religious
facilities, and comparable uses. These uses shall be
designed to ensure compatibility with adjoining
residential addressing such issues as noise, lighting, and
parking.
darker than primary surface colors to draw attention to
design features such as front doors, shutters, and trim.
The Project is proposed to emphasize architectural styles
found along the coast, including beach cottages, shingle
siding, porches, courtyards, and patios.
The lighting program for the Project is addressed in this
EIR section and provided in greater detail in the Master
Development Plan.
The Project is consistent with this policy. PDF 4.6-4 states
"The Master Development Plan requires that street lights
be utilized only in key intersections and safety areas. The
Newport Banning Ranch Planned Community Development
Plan (NBR -PC) requires a 'dark sky' lighting concept be
implemented within areas of the Project that adjoin habitat
areas. Light fixtures within these areas will be designed for
'dark sky' applications and adjusted to direct/refiect light
downward and away from adjacent habitat areas. The
NBR -PC will restrict exterior house lighting to minimize light
spillage into adjacent habitat areas'. Street lighting would
be limited to the lighting of intersections. Residential alleys
would have lighting fixtures with sensors for automatic
nighttime lighting. Where not contiguous to an Open Space
district, community landscape /common areas, public
facilities, streetscapes, parks, and other similar areas may
contain accent or other night lighting fixtures. Trails within
the development areas contiguous to open space would be
limited to bollard lights or similar low- height "dark sky" lights
with fixtures that are shielded to confine light rays to the
trail area. No lighting within the Open Space Preserve
would be permitted. The City of Newport Beach General
Plan EIR notes that the introduction of development uses,
particularly the night lighted Community Park, would result
in significant and unavoidable lighting impacts. Although
the Project proposes to restrict lighting in areas of the site,
the Community Park is proposed to have night lighting and
the Project as a whole would introduce new light sources.
The EIR supports the findings of the General Plan EIR.
As addressed in the analysis provided in this EIR section,
the Project is consistent with this policy. Please also refer
to Section 4.3, Geology and Soils; Section 4.4., Hydrology
and Water Quality; and Section 4.6, Biological Resources.
The Project is consistent with this policy. With respect to
lighting, please refer to the response to Policy 5.6.3. The
proposed Project provides a mix of residential types
arranged in livable neighborhoods along with
non - residential and recreational uses. The Project
proposes the highest density residences proximate to
existing residential and employment opportunities and the
proposed on -site retail uses. The Project components have
been planned with consideration to environmental
R:TrojectMNowportU015Mrafi EIR14.2 Aesthetica09021 I doe 4.2 -37 Newport Banning Ranch
Draft Environmental Impact Report
Section 4.2
Aesthetics and Visual Resources
TABLE 4.2 -1 (Continued)
CITY OF NEWPORT BEACH GENERAL PLAN CONSISTENCY ANALYSIS
City of Newport Beach General Plan
Relevant Goals, Policies, and Programs Consistency Analysis
Policies
LU Policy 6.4.5: Planned Residential Village
Require that Banning Ranch, if not retained as open
space, be developed as a cohesive urban form that
provides the sense of a complete and identifiable
neighborhood. Establish a development pattern that ties
together individual uses into a. cohesive neighborhood
addressing the location and massing of buildings,
architecture, landscape, connective street grid and
pedestrian walkways and trails, use of key landforms,
and similar elements.
LU Policy 6.4.6: Approaches for a Livable
Neighborhood
• Site and design development to enhance
neighborhood quality of life by:
• Establishing a pattern of blocks that promotes
access and neighborhood identity
• Designing streets to slow traffic, while maintaining
acceptable fire protection and traffic flows
• Integrating a diversity of residential types within a
neighborhood, while ensuring compatibility among
different residential types
• Orienting and designing the residential units to
relate to the street frontage
• Locating and designing garages to minimize their
visual dominance from the street
• Incorporating sidewalks and parkways to foster
pedestrian activity
• Promotina architectural
Policies
LU Policy 6.5.5: Public Views of the Property
Development shall be located and designed to prevent
residences on the property from dominating public views
of the bluff faces from Coast Highway, the ocean,
wetlands, and surrounding open spaces. Landscape
shall be incorporated to soften views of the site visible
from publicly owned areas and public view points.
Policies
NR Policy 10.7: Exterior Lighting
Shield and direct exterior lighting away from significant or
rare biological resources to minimize impacts to wildlife.
compatibility. Refer to Section 4.1, Land Use and Related
Planning Programs; Section 4.9, Transportation and
Circulation; and Section 4.12, Noise.
The Project is consistent with this policy. As addressed in
the response to Policy 1.1, the Project is intended to cluster
development in four Villages and Colonies with the
retention of the majority of the property in open space. The
Master Development Plan identifies the various Villages
and Colonies, architectural styles, landscaping, color
palette, and trail and roadway system proposed for the
Project.
As addressed in this EIR section and in Section 4.1, Land
Use and Related Planning Programs, the Project is
consistent with this policy. The Project incorporates a mix of
detached and attached single - family, multi - family, and
vertically integrated mixed -use residences in distinct Villages
and Colonies. Please also refer to the response to Land Use
Goal 5.2 and Land Use Policies 1.1, 5.1.5, and 5.1.9.
The Project is consistent with this policy. Contour grading
would be used to minimize impacts to existing public view
points, views from West Coast Highway (i.e., a coastal view
road), and views of the Project site from surrounding
neighborhoods.
Structures will be set back at least 60 feet from identified
bluff edges. Landscaping will be provided around the
perimeter of buildings that are proposed adjacent to open
space areas to provide a transition between open space
and development.
The Project is consistent with this policy. PDF 4.6 -4 states
"The Master Development Plan requires that street lights
be utilized only in key intersections and safety areas. The
NBR -PC Plan requires a 'dark sky' lighting concept be
implemented within areas of the Project that adjoin habitat
areas. Light fixtures within these areas will be designed for
'dark sky' applications and adjusted to direct/reflect light
R:TrojectoNowportU015\1Draft EIR14.2 Aesthetica09021 Idoe 4.2 -36 Newport Banning Ranch
Draft Environmental Impact Report
Section 4.2
Aesthetics and Visual Resources
TABLE 4.2 -1 (Continued)
CITY OF NEWPORT BEACH GENERAL PLAN CONSISTENCY ANALYSIS
City of Newport Beach General Plan
Relevant Goals, Policies, and Programs
Consistency Analysis
downward and away from adjacent habitat areas. The
Newport Banning Ranch Planned Community Development
will restrict exterior house lighting to minimize light spillage
into adjacent habitat areas'. Street lighting would be limited
to the lighting of intersections. Residential alleys would
have lighting fixtures with sensors for automatic nighttime
lighting. Where not contiguous to an Open Space district,
community landscape /common areas, public facilities,
streetscapes, parks, and other similar areas may contain
accent or other night lighting fixtures. Trails within the
development areas contiguous to open space would be
limited to bollard lights or similar low- height "dark sky" lights
with fixtures that are shielded to confine light rays to the
trail area. No lighting within the Open Space Preserve
would be permitted. The City of Newport Beach General
Plan EIR notes that the introduction of development uses,
particularly the night lighted Community Park, would result
in significant and unavoidable lighting impacts. Although
the Project proposes to restrict lighting in areas of the site,
the Community Park is proposed to have night lighting and
the Project as a whole would introduce new light sources.
The EIR supports the findings of the General Plan EIR.
Natural Resources Element Goal NR 20
Preservation of significant visual resources.
The Project is consistent with this goal. The City of Newport
Beach General Plan does not identify any scenic vistas or
view point on the Project site; it does recognize that the
mesa area, coastal bluffs, and Lowland (part of the Santa
Ana River floodplain) on the Project site contribute to the
City's scenic resources. Approximately 252.3 gross acres
of the 401 -acre Project site would be in an Open Space
Preserve with an additional 51.4 gross acres in parklands.
The Project includes the restoration of eroded bluffs on the
Project site and proposed development would be setback a
minimum of 60 feet from the tops of the bluff. Exhibits
4.2 -3a through 4.2 -11b provide an existing view of the
Project site from these various viewpoints and visual
simulations to depict the anticipated change from these
viewpoints that would occur with Project. As noted, no
significant public view impacts are anticipated.
Policies
NR Policy 20.1: Enhancement of Significant
The Project is consistent with this policy. Please refer to
Resources
the responses to Goal NR 20.
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.
R:TrojectoNowpodu015t1Drzfi EIM4.2 Aesineuea09021 I doe 4.2 -39 Newport Banning Ranch
Draft Environmental Impact Report
Section 4.2
Aesthetics and Visual Resources
TABLE 4.2 -1 (Continued)
CITY OF NEWPORT BEACH GENERAL PLAN CONSISTENCY ANALYSIS
City of Newport Beach General Plan
Relevant Goals, Policies, and Programs Consistency Analysis
NR Policy 20.2: New Development Requirements
Require new development to restore and enhance the
visual quality in visually degraded areas, where feasible,
and provide view easements or corridors designed to
protect public views or to restore public views in
developed areas, where appropriate.
NR Policy 20.4: Public View Corridor Landscaping
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.
NR Policy 20.5: Public View Corridor Amenities
Provide public trails, recreation areas, and viewing areas
adjacent to public view corridors, where feasible.
Natural Resources Element Goal NR 21
Minimized visual impacts of signs and utilities.
Policies
Policy NR 21.1: Signs and Utility Siting and Design
Design and site signs, utilities, and antennas to minimize
visual impacts.
The Project is consistent with this policy. The Project site is
an active oilfield which has been in operation since the
early 1940s. The site includes 489 oil well sites and related
oil facility infrastructure, including but not limited to
pipelines, storage tanks, power poles, machinery, improved
and unimproved roadways, buildings, and oil processing
facilities. The Project would allow public access to the 401 -
acre property including multi -use trails through the Project
site with connections to off -site regional trails. Both habitat
creation and restoration and bluff restoration would restore
and enhance areas of the Project site that have been
dearaded by erosion and oil oroduction ooerations.
The Project is consistent with this policy. Although West
Coast Highway is not designated as a scenic highway, the
portion of West Coast Highway that crosses the Santa Ana
River is designated as a Coastal View Road in the City's
General Plan. Policy NR 20.3, Public Views, of the General
Plan's Natural Resources Element requires the protection
and enhancement of public view corridors. This Coastal
View Road is not immediately adjacent to the Project site.
As depicted in Exhibits 4.2 -11a and 4.2 -11b, the Project
site is visible to viewers traveling east on West Coast
Highway over the Santa Ana River Bridge. Motorists and
bicyclists would see the southwest portion of the Project
site. However, the distance between the Santa Ana River
Bridge and proposed on -site development would be
approximately 3,100 feet or approximately 0.6 of a mile. No
significant impact would occur related to West Coast
Highway /Santa Ana River Bridge.
The Project is consistent with this policy. The Project
includes trails and parks that would provide views across
the Project site as well as views of off -site open space
areas such as Talbert Regional Park and of the Pacific
Ocean.
Utilities infrastructure would connect to existing facilities
(e.g., water and sewer lines) within or adjacent to the
Project site which would minimize the visual impacts. Any
signage would be at a pedestrian scale and would not
impede views of the site or from the site. The Project is
consistent with this coal.
The Project is consistent with this policy. As set forth in the
NBR -PC, the Project requires a Master Sign Program to be
submitted to the City for review and approval to address
community entries, residential project entries, residential
neighborhood identification signs, public facility
identification signs, way - finding signs, and any other signs
identified as necessary by the City for the successful
signage of the development phase and the Project site. No
private project signs shall be permitted in the public rights -
of -way.
With respect to public infrastructure and utilities, utilities
would be principally located in road rights -of -way,
R:Tromec Newpon\JDWIDrefi EIM4.2 AeMh tie 000211.d.c 4.2 -40 Newport Banning Ranch
Draft Environmental Impact Report
Section 4.2
Aesthetics and Visual Resources
TABLE 4.2 -1 (Continued)
CITY OF NEWPORT BEACH GENERAL PLAN CONSISTENCY ANALYSIS
City of Newport Beach General Plan
Relevant Goals, Policies, and Programs Consistency Analysis
NR Policy 21.3: Overhead Utilities
Support programs to remove and underground overhead
utilities, in new development as well as existing
neighborhoods.
Policies
NR 22.1 Regulation of Structure Mass
Continue to regulate the visual and physical mass of
structures consistent with the unique character and
visual scale of Newport Beach.
Natural Resources Element Goal NR 23
Development respects natural landforms such as coastal
bluffs.
Policies
NR Policy 23.1: Maintenance of Natural Topography
Preserve cliffs, canyons, bluffs, significant rock
outcroppings, and site buildings to minimize alteration of
the site's natural topography and preserve the features
as a visual resource.
NR Policy 23.3: Open Space Dedication or
Preservation for New Planned Communities
Require new planned communities to dedicate or
preserve as open space the coastal bluff face and an
area inland from the edge of the coastal bluff adequate
to provide safe public access and to avoid or minimize
visual impacts.
alleyways, or, where necessary and feasible, in recreation
and open space areas not primarily required for habitat
restoration and /or preservation. Any new utilities located
within the Open Space Preserve, except within the Interim
Oil Facilities District, would be placed below grade
wherever economically and environmentally feasible. As
identified in the NBR -PC, all mechanical equipment on
building rooftops, utility vaults, and emergency power
generators must be screened from view "in a manner
compatible with the building materials and building setting ".
The Project is consistent with this policy. Please refer to
the response to Policy NR 21.1.
The Project is consistent with this policy. As analyzed in
this EIR section, the Project would not result in any
significant aesthetic impacts with the exception of night
lighting associated with the Community Park.
The Project is consistent with this policy. As addressed in
this EIR section and as stated in PDF 4.2 -2, "Habitable
structures will be set back at least 60 feet from the tops of
bluff edges, as required in the Newport Banning Ranch
Planned Community Development Plan ".
The Project is consistent with this policy. As noted in the
response to Goal NR 20, the General Plan does not
identify any scenic vistas or view points on the Project site;
however, it does recognize that the mesa area, coastal
bluffs, and Lowland (part of the Santa Ana River floodplain)
on the Project site contribute to the City's scenic resources.
Approximately 252.3 gross acres of the 401 -acre Project
site would be in an Open Space Preserve with an
additional 51.4 gross acres in parklands. The Project
includes the restoration of eroded bluffs on the Project site
and proposed development would be setback a minimum
of 60 feet from the tops of the bluff. Exhibits 4.2 -3a through
4.2 -11b provide an existing view of the Project site from
these various viewpoints as well as visual simulations to
depict the anticipated change from these viewpoints that
would occur with Project. As noted, no significant public
view impacts are anticipated.
The Project is consistent with this policy. As addressed in
this EIR section and as stated in PDF 4.2 -2, "Habitable
structures will be set back at least 60 feet from the tops of
bluff edges, as required in the Newport Banning Ranch
Planned Community Development Plan ".
R:TroiectswewportU015\1Draft EIR14.2 Aesthetica09021 I doe 4.2 -41 Newport Banning Ranch
Draft Environmental Impact Report
Section 4.2
Aesthetics and Visual Resources
TABLE 4.2 -1 (Continued)
CITY OF NEWPORT BEACH GENERAL PLAN CONSISTENCY ANALYSIS
City of Newport Beach General Plan
Relevant Goals, Policies, and Programs
Consistency Analysis
NR Policy 23.4 New Development on Blufftops
The Project is consistent with this policy. As addressed in
Require all new blufffop development located on a bluff
this EIR section and as stated in PDF 4.2 -2, "Habitable
subject to marine erosion to be set back based on the
structures will be set back at least 60 feet from the tops of
predominant line of development. This requirement shall
bluff edges, as required in the Newport Banning Ranch
apply to the principal structure and major accessory
Planned Community Development Plan ".
structures such as guesthouses and pools. The setback
shall be increased where necessary to ensure safety and
stability of the development.
NR Policy 23.5 New Accessory Structures on
The Project is consistent with this policy. Please refer to
Blufftops
the response to NR Policy 23.4.
Require new accessory structures, such as decks, patios
and walkways, that do not require structural foundations
to be sited at least 10 feet from the edge of bluffs subject
to marine erosion. Require accessory structures to be
removed or relocated landward when threatened by
erosion, instability or other hazards.
NR Policy 23.7 New Development Design and Siting
The Project is consistent with this policy. The Project has
Design and site new development to minimize the
been designed to avoid or minimize impacts to biological
removal of native vegetation, preserve rock
resources; habitat removal would primarily occur
outcroppings, and protect coastal resources.
associated with oilfield remediation and Project
development (much of the development would overlay
areas where remediation would occur). The Project
includes approximately 252.3 gross (244.0 net) acres of
Open Space Preserve. The Project includes a Habitat
Restoration Plan (HRP) which would be the primary
implementation program for the conservation, creation, and
restoration of habitats within the Open Space Preserve.
R:TrolectoNowpodu015N1Drzfi eiR4.2 Aesrneuea09021 I doe 4.2 -42 Newport Banning Ranch
Draft Environmental Impact Report
Section 4.2
Aesthetics and Visual Resources
TABLE 4.2 -2
CALIFORNIA COASTAL ACT CONSISTENCY ANALYSIS
Relevant California Coastal Act Policies
Consistency Analysis
Public Access
Section 30251 Scenic and visual qualities
The Project is consistent with this section. As noted in the
The scenic and visual qualities of coastal areas shall
response to Goal NR 20, the General Plan does not
be considered and protected as a resource of public
identify any scenic vistas or view points on the Project
importance. Permitted development shall be sited and
site; however, it does recognize that the mesa area,
designed to protect views to and along the ocean and
coastal bluffs, and Lowland (part of the Santa Ana River
scenic coastal areas, to minimize the alteration of
floodplain) on the Project site contribute to the City's
natural land forms, to be visually compatible with the
scenic resources. Approximately 252.3 gross acres of the
character of surrounding areas, and, where feasible,
401 -acre Project site would be in an Open Space
to restore and enhance visual quality in visually
Preserve with an additional 51.4 gross acres in
degraded areas. New development in highly scenic
Parklands. The Project includes the restoration of eroded
areas such as those designated in the California
bluffs on the Project site and proposed development
Coastline Preservation and Recreation Plan prepared
would be setback a minimum of 60 feet from the tops of
by the Department of Parks and Recreation and by
the bluff. Exhibits 4.2 -3a through 4.2 -11b provide an
local government shall be subordinate to the
existing view of the Project site from these various
character of its setting.
viewpoints and visual simulations to depict the
anticipated change from these viewpoints that would
occur with Project. As noted, no significant public view
impacts are anticipated. The Project is not identified by
the California Department of Parks and Recreation as
highly scenic area.
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Section 4.2
Aesthetics and Visual Resources
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