Loading...
HomeMy WebLinkAbout92-1 - Final Environmental Impact Report 149• RESOLUTION NO. 92 -1 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH CERTIFYING FINAL ENVIRONMENTAL IMPACT REPORT NO. 149 FOR THE NEWPORT CENTER LIBRARY EXCHANGE WHEREAS, the City of Newport Beach proposes to enter into an agreement with The Irvine Company to facilitate the development of a new central library in Newport Center. The discretionary actions necessary to implement the proposed agreement consist of the following: 1. General Plan Amendment No. 91 -1(C) 2. Local Coastal Program Amendment No. 24 3. Amendment No. 728 (Corporate Plaza PC) 4. Amendment No. 729 (Civic Plaza PC) 5. Amendment No. 730 (Corporate Plaza West PC) 6. Amendment No. 746 (Newport Village PC) 7. Traffic Study No. 72 8. Resubdivision No. 973 9. Development Agreement No. 4 WHEREAS, in compliance with the California Environmental Quality Act (California Public Resources Code Sec. 21000 et seq.) and the CEQA Guidelines (Cal. Code of Regulations Sec. 15000 et seq.), Draft Environmental Impact Report No. 149 has been prepared to address the environmental effects, mitigation measures, and project alternatives associated with the discretionary approvals necessary to implement the proposed Newport Center Library Exchange Agreement; and WHEREAS, the DEIR was circulated to the public for comment and review; • and WHEREAS, written comments were received from the public during and after the review period; and WHEREAS, the Planning Commission and the City Council of the City of Newport Beach conducted public hearings to receive public testimony with respect to the • • DEIR; and WHEREAS, Final EIR 149 contains written responses to such comments as required by CEQA; and WHEREAS, Section 21002.1 of CEQA and Section 15091 of the CEQA Guidelines require that the City Council make one or more of the following Findings prior to the approval of a project for which an EIR has been completed, identifying one or more significant effects of the project, along with Statements of Facts supporting each Finding: FINDING 1: Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant environmental effects thereof as identified in the EIR. FINDING 2: Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the Finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency. FINDING 3: Specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the EIR; and WHEREAS, Section 15092 of the CEQA Guidelines provides that the City shall not decide to approve or carry out a project for which an EIR was prepared unless it has (A) Eliminated or substantially lessened all significant effects on the environment where feasible as shown in the findings under Section 15091, and (B) Determined that any remaining significant effects on the environment found to be unavoidable under Section 15091 are acceptable due to overriding concerns as described in Section 15093; and WHEREAS, Section 15093 (a) of the CEQA Guidelines requires the City Council to balance the benefits of a proposed project against its unavoidable environmental risks in determining whether to approve the project; and WHEREAS, Section 15093 (b) of the CEQA Guidelines requires, where the 2 decision of the City Council allows the occurrence of significant effects which are identified in the EIR but are not mitigated, the City must state in writing the reasons to support its action based on the EIR or other information in the record; and WHEREAS, Section 21081.6 of CEQA requires, where an EIR has been prepared for a project for which mitigation measures are adopted, that a mitigation • monitoring or reporting program be adopted for the project. NOW, THEREFORE, BE IT RESOLVED that the City Council has reviewed and considered and does hereby certify that Final Environmental Impact Report No. 149 for the Newport Center Library Exchange is complete and adequate in that it addresses all known environmental effects of the proposed project and fully complies with the requirements of the California Environmental Quality Act and the CEQA Guidelines. Final EIR 149 is comprised of the following elements: 1. Draft EIR 149 and Technical Appendices 2. Comments Received on the DEIR and Responses to those Comments 3. Planning Commission Staff Reports 4. Planning Commission Minutes 5. Planning Commission Findings and Recommended Conditions for Approval 6. City Council Staff Reports 7. City Council Minutes 8. City Council Resolutions, Findings, Conditions for Approval, and Mitigation Monitoring and Reporting Program All of the above information is on file with the Planning Department, City of Newport Beach, City Hall, 3300 Newport Boulevard, Newport Beach, California 92659- 1768, (714) 644 -3225. • BE IT FURTHER RESOLVED that the Final EIR contains a reasonable range of alternatives that could feasibly attain the basic objectives of the project, even when those alternatives might impede the attainment of other project objectives and might be more costly. 3 BE IT FURTHER RESOLVED that although the Final EIR identifies certain significant environmental effects that will result if the proposed project is constructed, all feasible mitigation measures that could eliminate or substantially reduce those adverse effects have been included in the proposed project as described in the Final EIR. BE IT FURTHER RESOLVED that the City Council finds and determines • that the proposed project should be approved. In making this determination, the City Council has balanced the benefits of the project against its environmental risks, as required by CEQA. Those alternatives and mitigation measures not incorporated into the project are rejected as infeasible, based upon specific economic, social and other considerations as set forth in the Statement of Findings and Facts, attached hereto as Exhibit A, and the Final EIR. The facts listed in support of each Finding with respect to the significant impacts identified in the Final EIR are true and are based upon substantial evidence in the record. The unavoidable significant adverse impacts of the project, as identified in the Statement of Findings and Facts, that have not been reduced to a level of insignificance will be substantially reduced by the imposition of conditions and mitigation measures. The City Council further finds that the remaining unavoidable significant impacts are clearly outweighed by the economic, social and other benefits of the project, as set forth in the Statement of Overriding Considerations (Exhibit B), incorporated herein by reference. The information contained in the Statement of Overriding Considerations is true and is supported by substantial evidence in the record. BE IT FURTHER RESOLVED that the monitoring requirements of Public Resources Code Sec. 21081.6 (AB 3180 of 1988) will be met through the design of the project, required compliance with City building, grading, and other codes and ordinances, and required compliance with the adopted mitigation measures and conditions of approval. A Mitigation Monitoring and Reporting Program for the project is attached as Exhibit C and incorporated herein by reference. • BE IT FURTHER RESOLVED that Final EIR 149, the Statement of Findings and Facts, and the Statement of Overriding Considerations, and all of the information contained therein accurately reflect the independent judgement of the City Council. C! ADOPTED THIS 13th day of Jan • . 1992. .. Attachments: MAYO Exhibit A: Statement of Findings and Facts Exhibit B: Statement of Overriding Considerations Exhibit C: Mitigation Monitoring and Reporting Program F. \... \L[BMRY\FlR -RESO EXHIBIT A STATEMENT OF FINDINGS AND FACTS FINAL ENVIRONMENTAL IMPACT REPORT 149 NEWPORT CENTER LIBRARY EXCHANGE BACKGROUND The California Environmental Quality Act (CEQA) and the CEQA Guidelines (Guidelines) promulgated pursuant thereto provide: • "No public agency shall approve or carry out a project for which an EIR has been completed which identifies one or more significant environmental effects of the project unless the public agency makes one or more written findings for each of those significant effects accompanied by a brief explanation of the rationale for each finding. The possible findings are: 1. Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR. Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the Finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency. 3. Specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the Final EIR (Section 15091 of the Guidelines)." The City of Newport Beach has determined that the proposed project should be approved. A description of the project to be approved is provided below. Because the proposed actions constitute a project under CEQA, and the Initial Study determined that the project could have significant effects on the environment, the City of Newport Beach has prepared an Environmental Impact Report (ETR). This EIR indicates that although there would be no significant impacts as a direct result of the project, certain significant effects would occur on a cumulative basis as a result of the project in conjunction with other past, present and reasonably foreseeable future projects. The Findings and Facts set forth below explain the City's reasons for determining that the project should be approved as proposed. II. A. PROJECT OBJECTIVES The objective of the City of Newport Beach is to secure a larger site for construction of a new expanded library facility in order to improve library services to the community. 2. The objective of The Irvine Company is to facilitate achievement of the City's objective through: a. The transfer of existing development rights within Newport Center, and b. The transfer of a four -acre parcel in the Newport Village PC to the City in exchange for 22,150 additional square feet of development entitlement and a two -acre parcel in the Civic Plaza PC (the current library site). A -1 B. DISCRETIONARY ACTIONS TO BE APPROVED AS PART OF THE PROJECT An amendment to the Land Use Element of the General Plan to increase the allowable development on the new library site in the Newport Village PC from 50,000 square feet to 65,000 square feet. 2. Local Coastal Program Amendment No. 24 An amendment to the Local Coastal Program Land Use Plan to transfer 30,000 square feet of allowable office development from the • Newport Village PC to the Corporate Plaza West PC. 3. Amendment No. 728 for the Coroorate Plaza PC An amendment to allow 85,000 square feet of additional office development, which is transferred from the Newport Village PC, and the revision of the PC sign regulations. 4. Amendment No. 729 for the Civic Plaza PC An amendment to allow 57,150 square feet of additional office development, 35,000 square feet of which is transferred from the Newport Village PC and 22,150 square feet of which is new entitlement; deletion of 14,000 square feet of library entitlement, which is transferred to Newport Village PC; and various revisions to the PC regulations. An amendment to establish Planned Community District Regulations and a Planned Community Development Plan for the Corporate Plaza West PC, which includes 145,000 square feet of development entitlement, 30,000 square feet of which is transferred from the Newport Village PC and 115,000 of which is currently entitled in the General Plan. 6. Amendment No 746 for the Newport Village P(' An amendment to expand the boundary of the PC so as to include the land bounded by Avocado Avenue, San Miguel Drive, MacArthur Boulevard and San Joaquin Hills Road; revise the land use plan so as to identify five statistical development areas which are distributed between two land use designations of Governmental /Institutional and Open Space, and delete the multiple family residential and retail /commercial office designations; add development standards for the development of a 65,000- square -foot library, a 100,000 - square -foot museum, and a 4 -acre public park; and the addition of a General Notes Section. Request to approve a Traffic Study so as to demonstrate compliance of the proposed entitlements for Civic Plaza, Corporate Plaza, and Corporate Plaza West with the Traffic Phasing Ordinance. A -2 8. Resubdivision No. 973 Request to resubdivide an existing parcel of land into three parcels; one parcel for a museum, one parcel for a library, and one parcel for open space on property located in the P -C District. Approval of a Development Agreement to provide assurance that the applicant may proceed with the project in compliance with the approvals described above and in accordance with the regulations and conditions in effect at the time of project approval. • A. EFFECTS DETERMINED TO BE INSIGNIFICANT R The intensity of permitted development within Newport Center will increase by 22,150 sq.ft. of office space and 51,000 sq.ft. of institutional space. Subsequent development of individual sites will visually alter the existing environment and cumulatively contribute to area -wide land use intensification. Approval of the project will permit a substantial expansion of library facilities and services, which is considered a public benefit Temporary air quality impacts will result from library construction activities and subsequent site development at other locations. Emissions from construction activities will be phased over a period of years as individual sites are built out. Temporary impacts will result from library construction activities and subsequent site development at other locations. Construction activities will be phased over a period of years as individual sites are built out. Earth Ruppices Development will result in minor landform alteration. Water Resources Construction activities will cause temporary increases in pollutant levels due to increased mechanical and human activities. No significant biological resources exist on the sites affected by the project. The northern portion of the Newport Village site contains a small area of disturbed coastal sage scrub vegetation that is not viable as wildlife habitat. The majority of the sites involved have been previously graded. A -3 MM FTM 1 II��II' The project will generate approximately 101 additional jobs in Newport Center and create the demand for 68 additional housing units. In the context of regional jobs /housing policy, project- related employment generation will create additional jobs in an area considered to be "job- rich ". To the degree that the project exceeds the intensity of development assumed in regional forecasts, it can be considered inconsistent with regional policy goals. The project- related increment is a minor increase in jobs, however, within a sub - region which is forecast to have a relative balance of jobs and housing in the future despite variations within localized areas. • B. EFFECTS DETERMINED TO BE MITIGATED TO A LEVEL OF INSIGNIFICANCE Significant Effect: Future development will be subject to seismic activity from active earthquake faults in the project vicinity. Sites are characterized by a low to moderate groundshaking potential. Some sites are also subject to expansive soils and potential soil erosion. Finding: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR. Facts in Support of Finding: This significant effect has been substantially lessened to an acceptable level with respect to seismic risk, and to a level of insignificance with respect to soil conditions by virtue of the Standard City Policies identified in the Final EIR. No additional mitigation measures are required. Water Resources Significant Effect: Future development will result in an increase in impervious surfaces, which will increase the amount and velocity of stormwater runoff. Finding: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR. A-4 Facts in Support of Finding: The significant effect has been substantially lessened to a level of insignificance by virtue of the Standard City Policies identified in the Final EIR and the .following mitigation measure: Any on -site systems or extension of culverts for contributory drainage from areas outside the future developments shag be considered a localized condition. These culverts shall be studied during the project design phase and any required improvements shall be installed in • conformance with local ordinances and accepted engineering practice. Significant Effect Paleontological and archaeo logical resources of significance may exist on a number of the sites affected by the project Without precautionary measures, these sites could be lost during construction. Finding: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR. Facts in Support of Finding: The significant effect has been substantially lessened to a level of insignificance by virtue of the Standard City Policies identified in the Final EIR and the following mitigation measure: Prior to issuance of grading permits for any construction on the Newport Village site, an archaeological and paleontological records search shall be conducted by a qualified archaeologist to determine whether proposed activities would encroach upon or otherwise adversely impact the previously recorded Locus A or B of CA-Ora -167. If it is determined that proposed activities would affect CA -Ora -167, the following specific procedures shall be implemented: a. A survey of the site area shall take place during which time surface materials shag be flagged in order to identify the horizontal surface boundaries of the lows. b. Following identification of the surface extent of any cultural resources, a 5- square- meter grid system shall be laid out that encompasses all flagged material. A -5 C. Using the grid system, all flagged material shall be systematically collected. d. After collection of surface materials, two to three units measuring 1 square meter shall be placed within the grid system, to provide the limits of the vertical distribution of the cultural material as well as identifying its subsurface integrity. C. Following completion of the subsurface units, a series of hand -dug postholes shall be placed in the site to further define its • subsurface horizontal distribution. E All material recovered from surface collection and subsurface units shall be analyzed and catalogued. g. If sufficient shellfish remains are recovered from the subsurface, at least two samples shall be submitted for C„ dating. h. The results of the test program, including methodology, analysis of recovered material, and recommendations, if necessary, for further work shall be documented in a report. i. All of the above work shall be undertaken by an archaeologist on the Orange County List of Certified Archaeological Consultants. CA- Ora -167 - Locus B a. Because of the suspected disturbed nature of locus B, an approved archaeologist shall be present during the initial grading phase at the location previously identified as that of Locus B. If a significant subsurface deposit is uncovered during the grading the project proponent shall be prepared to have the material evaluated and if need be permit the introduction of a limited test -level investigation. Aesthetics Significant Effect: Implementation of the project will allow development of specific sites at increased intensities, which will impact the visual character and aesthetic qualities of the area Short-term visual impacts include construction activities, replaced by long- term impacts of intensified urban development, increased human activity, a modified landscape, and increased light and glare. A modification in the overall viewshed may also be perceived from surrounding areas. However, since the project represents "infill" of an urbanized area, it may enhance the appearance of undeveloped sites, since the visual character of A -6 most of the sites is considered of limited value. Finding: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR. Facts in Support of Finding: The significant effect has been substantially lessened to a level of insignificance by virtue of the Standard City Policies identified in the Final OR and the following mitigation • measures: Detailed visual analysis shall be conducted at the time of use permit or site plan review for all uses to assure that no significant adverse visual impacts will occur. Compliance shall be determined by the City of Newport Beach Planning Department. ' Earth beans and graded slopes shall be contoured and landscaped to the approval of the Planning and Building Departments. ' No exterior signs shall be permitted above the top of the second story. ' Signage and exterior lighting shall be approved by the Planning and Public Works Departments. ' No illuminated signs shall be roof - mounted. ' All roof - mounted mechanical equipment shall be screened by architectural features and shall conform to established height limits in specific areas. No illuminated building signs within Newport Village shall be oriented toward MacArthur Boulevard. lic Services and Utili Significant Effect: Implementation of the project and subsequent development of specific sites will incrementally increase demand for public services including fire protection, police protection, recreational facilities and services, sewerage and' wastewater treatment, water supply, storm drainage, solid waste disposal, and public transit. Demand for utilities such as natural gas, electricity, and telephone facilities will also increase. Finding: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR. A -7 Facts in Support of Finding: The significant effect has been substantially lessened to a level of insignificance by virtue of the Standard City Policies identified in the Final EIR and the following mitigation measures: The project proponent shall work in conjunction with the City of Newport Beach Police Department to ensure that crime prevention features are included in building design and construction. ' Prior to issuance of any building permits, project proponents shall demonstrate to the Building and Public Works Departments that adequate sewerage capacity is • available to serve the project C. SIGNIFICANT EFFECTS THAT CANNOT BE AVOIDED Listed below are the significant environmental effects that cannot be avoided if the project is implemented. These effects have been reduced to the extent feasible through the requirements and mitigation measures described below. The remaining unavoidable significant effects have been determined to be acceptable when balanced against the economic, social, or other factors set forth in the attached Statement of Overriding Considerations (Exhibit B). Significant Effects: The project will result in the generation of 2420 additional vehicle trips daily when compared to present land use entitlements. These additional trips represent approximately 2 % of the total forecasted for Newport Center in year 2010. Although the completion of Newport Coast Drive is expected to improve conditions at all the intersections affected by the project, several intersections will continue to exceed the City's level of service standard (0.90 ICU) during peak periods. Findings: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR. Specific economic; social, or other considerations make infeasible the project alternatives identified in the Final EM Other changes or alterations are within the responsibility and jurisdiction of other public agencies, and not solely the City of Newport Beach. Such changes have been adopted by other agencies or can and should be adopted by such agencies. Facts in Support of Finding: The significant effect has been substantially lessened by virtue of the Standard City Policies identified in the Final EIR and the following mitigation measures: All project proponents shall participate in the Newport Center Transportation Management Association. A -8 Prior to occupancy of any permitted structure, a site specific Transportation Management System (TMS) component shall be prepared by project proponents and approved by the City Public Works and Planning Departments. Although the incremental traffic increase as a direct result of the project is considered minor, it is viewed as a cumulative significant impact within the context of on -going regional growth. This unavoidable significant effect is considered acceptable when balanced against the facts set forth in the Statement of Overriding Considerations. Other public agencies with jurisdiction to effect regional solutions to cumulative impacts identified in the Final EIR • include the surrounding local cities, the County of Orange, the Southern California Association of Governments, the California Department of Transportation, and the Federal Highway Administration. Significant Effect: Although the incremental increase in air pollutant emissions from the additional motor vehicles generated by the project is considered minor, these emissions are viewed to be a significant impact on a cumulative basis within the context of on -going regional growth. Findings: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR. Specific economic, social, or other considerations make infeasible the project alternatives identified in the Final EIR. Other changes or alterations are within the responsibility and jurisdiction of other public agencies, and not solely the City of Newport Beach. Such changes have been adopted by other agencies or can and should be adopted by such agencies. Facts in Support of Finding: The significant effect has been substantially lessened by virtue of the Standard City Policies identified in the Final EIR and the following mitigation treasures: Parking areas shall be paved early during construction activities. Appropriate construction phasing shall be determined in conjunction with the Public Works Department prior to issuance of grading permits. Major grading shall occur when soil moisture is high. Appropriate conditions shall be determined by the Public Works Department prior to issuance of grading permits. Although the incremental air pollutant emission increase as a direct result of the project is considered minor, it is viewed as A -9 a cumulative significant impact within the context of on -going regional growth. This unavoidable significant effect is considered acceptable when balanced against the facts set forth in the Statement of Overriding Considerations. Other public agencies with jurisdiction to effect regional solutions to cumulative impacts identified in the Final EIR include the surrounding local cities, the County of Orange, the Southern California Association of Governments, the South Coast Air Quality Management District, the California Air Resources Board, and the Federal Environmental Protection Agency. • i o se Significant Effect: Although the incremental increase in noise from the additional motor vehicles generated by the project is expected to be imperceptible to the human ear (03 dB or less), this increase is viewed as contributing to a significant impact on a cumulative basis within the context of on -going regional growth. Findings: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR. Specific economic, social, or other considerations make infeasible the project alternatives identified in the Final EIR. Facts in Support of Finding: The significant effect has been substantially lessened by virtue of the Standard City Policies identified in the Final EIR and the following mitigation measure: Prior to issuance of any building permits, an acoustical study shall be prepared based on actual pad, property, roadway grades, building locations, and orientation to assure that noise impacts do not exceed 50 CNEL for interior areas of office or library buildings, and 55 CNEL for any retail /commercial establishments. Although the incremental noise increase as a direct result of the project is considered minor, it is viewed as a cumulative significant impact within the context of on -going regional growth. This unavoidable significant effect is considered acceptable when balanced against the facts set forth in the Statement of Overriding Considerations. Significant Effect: Although adherance to standard City requirements and mitigation measures will ensure that no significant impacts to water resources occur as a direct result of the project, the incremental increase in potential water pollutants, including fertilizers, petroleum products, and heavy metals, that will occur A -10 on site will contribute to a potentially significant cumulative impact on water quality in Newport Bay. Findings: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR. Specific economic, social, or other considerations make infeasible the project alternatives identified in the Final EIR. Facts in Support of Finding: The significant effect has been substantially lessened by virtue of the Standard City Policies identified in the Final EIR and • the following mitigation measure: Any on -site systems or extension of culverts for contributory drainage from areas outside the future proposed developments shall be considered a localized condition. These culverts shall be studied during the project design phase and any required improvements shall be installed in conformance with local ordinances and accepted engineering practice. All existing and proposed desilting basins located within Newport Center or serving projects located within Newport Center shall be maintained by the project proponent, until such time as an appropriate agency accepts maintenance responsibility. The project proponent shall comply with all requirements of the Regional Water Quality Control Board. Although the incremental increase in water pollutant runoff as a direct result of the project is considered minor, it is viewed as contributing to a cumulative significant impact within the context of on -going regional growth. This unavoidable significant effect is considered acceptable when balanced against the facts set forth in the Statement of Overriding Considerations. IV. PROJECT ALTERNATIVES Backg or and In August of 1987 a needs assessment prepared by the Newport Beach Public Library reviewed the current level of service of the existing library system and projected demand for services to the year 2000 and beyond. From this study a strong need was identified for the development of a centralized resource center to act as an anchor for the existing system of branch libraries. An expansion of the services provided in the Newport Center area was identified as the most feasible and desirable method of achieving the desired facility. The needs assessment concluded that a facility of approximately 54,000 square feet on a site of 3.5 to 3.9 acres would be required to accomodate the desired functions. (The proposed project includes a 65,000- square- foot library facility to allow for possible future expansion and a "worst case" analysis in the EIR.) In 1988 a site feasibility study was prepared to provide a 'broad brush" evaluation of six options for implementing the desired expansion. The intent of this study was to A -11 identify the most promising alternative for further detailed evaluation. The study examined three variations for expansion at the existing library site, as well as three alternative sites. Criteria utilized in the evaluation included physical site constraints, cost, accessibility, visibility, and compatibility with adjacent properties. The study concluded that the Newport Village site was most desirable in terms of these mteria- A copy of this study is on file with the Newport Beach Planning Department and is incorporated into the record by reference. Analvsis Section 15126(d) of the CEQA Guidelines requires that an EIR describe "a range of reasonable alternatives to the project, or to the location of the project, which could feasibly attain the basic objectives of the project, and evaluate the comparative merits of the alternatives." Four alternatives to the proposed project are evaluated in Section 5 of the Final EIR. • These alternatives were developed with the intent of finding ways to avoid or reduce the environmental effects of the proposed project while attaining the basic objectives of the project, even if those alternatives might impede the attainment of other project objectives and might be more costly. The City Council has determined that these alternatives are infeasible, in that they would not satisfy the basic project objectives or they would not substantially reduce the environmental effects as compared to the proposed project. A summary of the alternatives considered, along with an explanation of why each alternative was rejected is presented below. The Project Objectives are presented in Section II.A, above. 1. No Project/No Development The No Project/No Development alternative would maintain all the sites involved in the Library Exchange Agreement in their present state, with no change in entitlements and no construction of the new library facility. This alternative would avoid all of the environmental effects associated with the proposed project, and therefore is environmentally superior to the proposed project. This alternative would not meet the basic project objectives, however, and is therefore rejected as infeasible. In addition, this alternative would not be consistent with the Land Use Element of the General Plan, which specifies additional urban uses within Newport Center. 2, No Project /Development According to Existing Entitlements This alternative would result in the development of the affected sites in accordance with existing entitlements, as indicated in Table 2 of the Final EIR. The environmental effects associated with this alternative are analyzed in detail in previous Final EIRs prepared by the City of Newport Beach in connection with General Plan Amendments 85 -1(B) and 87 -1. This alternative would avoid the minor incremental impacts described above that would result from development of the proposed project, therefore it is environmentally superior to the proposed project. It would not achieve the objective of constructing an expanded library facility, however, and is therefore rejected. 3 Development of the New Library on the Existing Library Site This alternative would result in the construction of an additional 51,000 square feet of library facilities at the existing Civic Plaza location. Discretionary approvals necessary to implement this alternative would include a General Plan Amendment and an amendment to the Civic Plaza Planned Community to increase the allowable development intensity for the site. This alternative is summarized on Table 28 of the Final EIR. The 51,000 - square -foot increase in development intensity on the current 2- acre library site would require construction of 3 to 4 additional levels in order to accomodate the expansion within the existing building footprint, resulting in an estimated building height of 48 to 60 feet. Such a structure would create an abrupt change in scale and would be visually prominant in A -12 surrounding areas due to both the structural height and the site elevation. In order to accomodate increased parking demand, it is likely that a subterranean garage would also be necessary. If surface parking were provided, the height of the library structure would probably need to be increased due to land area constraints. This could result in a conflict with the Planned Community Regulations, which limit building heights to 65 feet. The impacts that are directly related to building square footage such as traffic, noise and air quality would be slightly reduced for this alternative in comparison to the preferred project due to the elimination of 22,150 square feet of additional office entitlement. This is considered a minor difference, however, since no significant impacts were identified as a direct result of the preferred project. Although this alternative is considered environmentally superior to the • proposed project, the reduction in impacts would not be significant. In addition, to a large extent this alternative would simply shift traffic, noise, and air quality impacts from the Newport Village area to the Civic Plaza area. Due to the physical constraints of the Civic Plaza site and the opportunity for improved access and compatibility with adjacent properties at the Newport Village site, this alternative has been rejected. This alternative would result in the construction of a total of 65,000 square feet of library use on the Newport Village site and the concurrent transfer of 150,000 square feet of office entitlement to Civic Plaza. This alternative is summarized in Table 30 of the Final EHL The transfer of 150,000 square feet of office entitlement to Civic Plaza would increase development intensity on this site by approximately 140% in comparison to the preferred project Accomodation of increased development of such a magnitude would require substantially increased building heights and use of subterranean parking. Structural height would significantly exceed present restrictions established by the Civic Plaza Planned Community Regulations, which permit structures up to 65 feet in height. Future development of this intensity would create abrupt changes in scale within Civic Plaza and would be very prominent visually in surrounding areas. The level of impacts which are directly related to square footage, such as traffic, noise and air quality, would be decreased overall by approximately 12% in comparison to the preferred project. No significant project - specific traffic, noise, or air quality impacts have been identified in association with the preferred project, however. The overall incremental decrease in such impacts which would occur with this alternative is considered minor. The potential for substantially increased localized impacts exists with this alternative, however. Traffic, noise, and air quality impacts in the Newport Village area would be the same for this alternative as for the preferred project. The transfer of entitlement to the Civic Plaza area would result in adverse impacts in that area with respect to access, parking, internal circulation, and incompatibility with adjacent properties. Although this alternative would incrementally reduce some impacts in comparison to the preferred project, this would be offset by other localized impacts in the Civic Plaza area Given this consideration, the preferred project is considered superior to this alternative. Conclusion On the basis of the information presented above, the City Council has determined that none of the project alternatives would accomplish the project objectives while substantially reducing the environmental impacts of the project. The Statement of Overriding Considerations (Exhibit B) presents the reasons why the City Council has A -13 determined that the proposed project should be approved, even though it will contribute to significant cumulative effects that cannot be fully mitigated. F: \... \LIRRARY\E1R•RPSOA • A -14 EXHIBIT B STATEMENT OF OVERRIDING CONSIDERATION FINAL ENVIRONMENTAL IMPACT REPORT 149 NEWPORT CENTER LIBRARY EXCHANGE The California Environmental Quality Am requires a public agency to balance the benefits of a proposed project against its unavoidable environmental risks in determining whether to approve the project. The City of Newport Beach has determined that the unavoidable risks of this project are acceptable and are clearly outweighed by specific social, economic and other benefits of the projects. In making this determination, the following factors and public benefits were considered: • 1. The new library facility will provide space for expansion of cultural services to the community in order to achieve the City's desired level of service. 2. The development of additional office space in Newport Center will enhance property tax revenues and provide additional employment opportunities, both during and after construction. 3. The private development will contribute to local circulation system improvements through compliance with the Fair Share Traffic Ordinance. 4. Both the library and the additional office development will enhance the image of Newport Center as a major regional commercial site. S. The project represents a logical extension of existing development patterns in an established urban area where adequate facilities and services are available or will be provided with project implementation. 6. The intensity of the project is considered suitable for the property and is consistent with existing adjacent development. F. \.. \LIBRARY \E1R- RES0.B B -1 EXHIBIT C MITIGATION MONITORING AND REPORTING PROGRAM FINAL ENVIRONMENTAL IMPACT REPORT 144 NEWPORT CENTER LIBRARY EXCHANGE G ICS— WIVAiPE9 This mitigation monitoring program was prepared in compliance with Public Resources Code Section 21086.6 (AB 3180 of 1988). It describes the requirements and procedures to be followed by the applicant and the City to ensure that all mitigation measures adopted as • part of this project will be carried out. The attached table summarizes the adopted mitigation measures, implementing actions, and verification procedures for this project. II. MITIGATION MONITORING PROCEDURES Mitigation measures can be implemented in three ways: (1) through project design, which is verified by plan check and inspection; (2) through compliance with various codes, ordinances, policies, standards, and conditions of approval which are satisfied prior to or during construction and verified by plan check and /or inspection; and (3) through monitoring and reporting after construction is completed. Compliance monitoring procedures for these three types of mitigation measures are summarized below. A. Mitigation measures implemented through project design. Upon project approval, a copy of the approved project design will be placed in the official project file. As part of the review process for all subsequent discretionary or ministerial permits, the file will be checked to verity that the requested permit is in conformance with the approved project design. Field inspections will verify that construction conforms to approved plans. B. Mitigation measures implemented through compliance with codes, ordinances, policies, standards, or conditions of approval: Upon project approval, a copy of the approved project description and conditions of approval will be placed in the official project file. As part of the review process for all subsequent discretionary or ministerial permits, the file will be checked to verify that the requested permit is in compliance with all applicable codes, ordinances, policies, standards and conditions of approval. Field inspections will verify that construction conforms to all applicable standards and conditions. C. Mitigation measures implemented through post- construction monitoring. If any mitigation measures require verification and reporting after construction is completed the City will maintain a log of these mitigation monitoring and reporting requirements, and will review completed monitoring reports. Upon submittal, the City will approve the report, request additional information, or pursue enforcement remedies in the event of noncompliance. Final monitoring reports will be placed in the official file. k \... \LIBRARY\MM -00 V ER. �N \ } \\ (ƒZ �r \/ 2 ) zz k §§ \\\ ) §\ m c § §22 ; ]�2 � =9� \)\ \ }\ 2®\ § § \ 0 `tl k)) ƒ \ \k ) \) - i!� - 2)( }ƒ }\ \ƒ {ƒ [ ƒ }§ }§ \ } \\ \\ ��\ \ \\ \/ ®4 g a �N \ } \\ (ƒZ �r \/ 2 ) zz k §§ \\\ ) §\ m c § §22 ; ]�2 � =9� \)\ \ }\ 2®\ § § \ 0 3 CZr D omZ 4<0 ag m n 0- ZZo J2 ;c am 'z ,qc � �D a x �Oz �On a 2e3 N D 90 v a ^, w c � �• 'Q o= A m O � �m•� rt 04 am m C. m f°W.'v = o m nm c, 3awo �n z m oft a n §. ci.F a -°,gyp QZ GEl ° a' s N O CL s� w m 1E n n F n a b d b 000ro .ti n owc m� 0 30 nm n ° _i 3 o a ov _a W � ro ?.' Dm.Q ,O,_w ro 3 n F a IZFn 3 CZr D omZ 4<0 ag m n 0- ZZo J2 ;c am 'z ,qc � �D a x �Oz �On a 2e3 N D tn.R, §f § E\ §� ±`@ 77;&2!2 fI (( | )zEj \\ }\ }\ }! \ { N \ \ \\ (ƒf \} \f I/ FA / ) ) \\\ m \\ \}� § �;] § §�2 � 2�] rl §(\ k�\ ; [ 2 � a, ±| &(ƒ!I ®« eez ;!I {f }:z ) {j{,=- E ! } « »))\ 4)\}% }; }\ \ }\ {\ ƒ ]ƒ } ; tz » ]7 0 0 \ Q& (} � } f \ { \\ ( ƒ} ƒ(J If !� , )m� ;7§ `§§ ZZO mm _)° > \k ~2§ §�2 => m \ \� co ; ; )i§ 2 ( ) 2 a v n �v o o � � a 0 0 U ^� 3 w 3 ° 0 w 6 OC C. w n n 7 w w °a sow �3 ^: S pni G. o ° e g w w o' o A rt rt'g O � s m 3 -i m OmZ x<O m 'AmZ z m ZAn m � N m C 3 a • 9 � y n G �03 m G �n,o = rt art T -• o m o-y v n �v o o � � a 0 0 U ^� 3 w 3 ° 0 w 6 OC C. w n n 7 w w °a sow �3 ^: S pni G. o ° e g w w o' o A rt rt'g O � s m 3 -i m OmZ x<O m 'AmZ z m ZAn m � N m C 3 a • qQ ° \7 § ƒk 2! (f !\ §$ ) ) ) §// nm� §9] �)\ \ \$ K�\ \/\ )') \ ; ) ; / ; n ƒ�[ } {5 2 ; - ! *` \Iea | ;a } \�0 � ALP ƒ§ » f ;■ + 22; �- _ 00 i(( ( i$ ° \7 § ƒk 2! (f !\ §$ ) ) ) §// nm� §9] �)\ \ \$ K�\ \/\ )') \ ; ) ; / ; n ■ Q `Qf ;± \ \ ƒ/\ (3 (i j)■�)i � ƒ,({ /( \$! �k / \) if 1 \i \ \ aƒE \2§ /f £� +, /\ § ! § omz q n 2)] =j \/� § \ k)\ 33§ }k/ § § k \ / 0 • O G CC J w' o m n .19=F9 = O p° R. � m � � w n o• we �' 't' ° c c — Nm � � m m >• � N m rovo vo vo vo wa �a 0 0 0 0 a o a o 0 0 0 0 �: '•a g 'o � 'a w m w m -0 0 F inC 1p R a a �ro �ro ��a oro � o rt a a a 9 R o w w w t a ro ro ro ro as m A w n n n n K_4 w 0 3 m e m as n g �w �3 �s � c O O C T m -] =; 3 v ..w O O A rt 7 o C1 m Z Z � <O ZZ-' M3= mmz rzn a�z Dm, sm� t m..jA WOE mz> 3 3 m C -Zi 3 3 D A -c m x a i ?7 / /\ I , N \ } \\ ( ƒ# <§ }( \ƒ Fo Iƒ m a \mz ;7§ 2\) dKz 2f$ § �2/ ) \�2 � \)\ mom, M, 4 § ) § 0 !;;> ! \{ 3 \ \(} FL \} k} k( ƒ} ?7 / /\ I , N \ } \\ ( ƒ# <§ }( \ƒ Fo Iƒ m a \mz ;7§ 2\) dKz 2f$ § �2/ ) \�2 � \)\ mom, M, 4 § ) § 0 FL ?7 / /\ I , N \ } \\ ( ƒ# <§ }( \ƒ Fo Iƒ m a \mz ;7§ 2\) dKz 2f$ § �2/ ) \�2 � \)\ mom, M, 4 § ) § 0 • o` pO S t N Cn O C n m n O ;-• Oo rt 7 rt y ? r N n = ry _. n U O z 5 ry d m � n � ° m < y rt n a �A 'v o 4' m a 0 0 -e 0 m F n �a N o w' O � s n vs R F o e o- n C/ w O a^i c a o =. s �n So � 6 8 �3 n O d C O ° 3 w 0 0 3 ^ a rt $ o O � T m KA Z > < o m Z I <p maz z� C�z a>> >m m� saw Zak >z..0 coo a- a m A > M C > a X Z Q A