HomeMy WebLinkAbout2.0 - Balboa Marina west Mitigated Negative Declaration - PA2012-103 CITY OF NEWPORT BEACH
PLANNING COMMISSION STUDY SESSION STAFF REPORT
September 4, 2014 Meeting
Agenda Item 2
SUBJECT: Balboa Marina West MND (PA2012-103)
151 and 201 Coast Hwy E
APPLICANT: City of Newport Beach/Irvine Company
PLANNER: Patrick Alford, Planning Manager
(949) 644-3235, palford@newportbeachca.gov
ABSTRACT
A study session on the Mitigated Negative Declaration (MND) for the Balboa Marina
West project at 151 and 201 East Coast Highway. Balboa Marina West is a proposed
plan to construct a new public boat dock in the Newport Harbor, improve and expand
the existing Balboa Marina, and construct a 19,400 square feet marine commercial
building for a yacht brokerage office, public restrooms, and a restaurant.
DISCUSSION
Typically, the environmental document is reviewed and adopted at the same public
hearing as the project. However, the review of the Balboa Marina West project will be
somewhat unusual, as the Planning Commission will be requested to review and adopt
the MND before reviewing the application for the land-side component of the project.
The reason for this is that while the water-side (public dock and marina expansion)
portion of the project is ready, plans for the land-side (the marine commercial building)
have not been finalized by the Irvine Company. This will allow the processing of the
water-side portion of the project by Harbor Resources while plans for the land-side
portion are completed. Details on the application process are provide below.
Balboa Marina West
The Balboa Marina West Project is a joint project between the City and the Irvine
Company. The proposal is to construct a new public boat dock in Lower Newport Bay
and improve and expand the existing Balboa Marina. The new public dock would
include a gangway and 12 public boat slips including eight new slips and four slips that
would be relocated to the public dock from the existing private Balboa Marina. In the
private Balboa Marina, 24 private boat slips and a new gangway are proposed. In the
land-side area of the marina, the Project proposes to demolish the existing Balboa
Marina parking lot and a 1,200 square feet building located at 201 East Coast Highway.
In their place, a reconfigured parking lot and 19,400 square feet marine commercial
building is proposed to house a yacht brokerage office, public restrooms, and a
restaurant (see Attachment No. PC 2).
1
INTENTIONALLY BLANK PAGE
Balboa Marina West MND
September 4, 2014
Page 2
Mitigated Negative Declaration
On the basis of the Initial Study, City staff has concluded that the Balboa Marina West
Project would not have a significant unavoidable impact on the environment and has
therefore recommended preparation of a Mitigated Negative Declaration (MND). An
MND is a document prepared under the California Environmental Quality Act (CEQA). It
describes a proposed project, presents the findings, and states the reasons why the
decision maker has concluded that there will be no significant effect with the proposed
mitigation measures.
The 30-day public review period for the MND began on August 18, 2014, and will end
on September 17, 2014. Notice of Intent (NO]) to adopt the MND was distributed to the
1) organizations and individuals who have previously requested such notice in writing to
the City; 2) direct mailing to the owners of property within a 300-foot radius of the
project site; 3) responsible and trustee agencies (public agencies that have a level of
discretionary approval over some component of the proposed project); 4) the County of
Orange Clerk; and 5) the California Office of Planning and Research, State
Clearinghouse, for review by State agencies.
Following the 30-day public review period, the City of Newport Beach will review any
comment letters received and determine whether any substantive comments were
provided that may warrant revisions to the MND document. If substantial revisions are
not necessary then the MND will be finalized and forwarded to the Planning
Commission for review and adoption.
The MND analysis found eight environmental factors that are "less than significant with
mitigation measures incorporated." These environmental factors are Aesthetics,
Biological Resources, Land Use and Planning, Cultural Resources, Hazards and
Hazardous Materials, Hydrology/Water Quality, Noise, and Mandatory Findings of
Significance. The Mitigation Monitoring and Reporting Program (MMRP) summarizes all
of the proposed mitigation measures needed to ensure that effects to the environment
are reduced to less-than-significant levels.
The Draft Initial Study/Mitigated Negative Declaration was distributed the Planning
Commission on August 15, 2014. It can be viewed and downloaded at
http://www.newportbeachca.ciov/cegadocuments.
Application Process
The water-side components will be reviewed by the Harbor Commission and the MND
and the land-side components will be reviewed by the Planning Commission.
The Harbor Commission reviewed the project at a study session on August 13, 2014,
The Harbor Resources Manager will use the feedback provided by the Harbor
3
Balboa Marina West MND
September 4, 2014
Page 3
Commission in the issuance of an Approval in Concept (AIC) for the water-side
components.
The Planning Commission will review the MND for compliance with CEQA at a public
hearing tentatively scheduled for October 2, 2014. Should the Planning Commission
approve the MND, the Irvine Company will file an application for the land-side
component. It is anticipated that this will include a Site Development Review for the
marine commercial building and reconfigured parking lot and a Conditional Use Permit
for the restaurant.
Following completion of the Harbor Commission and Planning Commission reviews, the
City will issue an AIC, and a joint City/Irvine Company application will be filed with the
California Coastal Commission requesting issuance of a Coastal Development Permit
(CDP). The CDP application will include both the water-side and land-side Project
components.
Public Notice
The agenda item has been noticed according to the Brown Act (72 hours in advance of
the meeting at which the Planning Commission considers the item). Additionally, a
courtesy notice was sent to adjacent homeowners associations.
Prepared and Submitted by:
L-1
Patrick J. Alford, Planning Program Manager
ATTACHMENTS
PC 1 Draft Initial Study/Mitigated Negative Declaration (under separate cover)
PC 2 Proposed Project Plans
Attachment No. PC 1
Draft Initial Study/Mitigated Negative Declaration (under separate cover)
The Draft Initial Study/Mitigated Negative Declaration was distributed the
Planning Commission on August 15, 2014.
The Draft Initial Study/Mitigated Negative Declaration can be viewed and
downloaded at http://www.newr)ortbeachca.gov/cegadocuments
0
Attachment No. PC 2
Project Plans
7-
2
ME
■� Mitigated Negative Declaration 3.0 Project Description
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Source(s):URS(01-30-2014)
Figure 3-1
HE MARINA EXISTING CONDITIONS
Balboa Marina West August 18, 2014
Lead Agency: City of Newport Beach Page 3-10
9
INTENTIONALLY BLANK PAGE
ME
■� Mitigated Negative Declaration 3.0 Project Description
s
LANDSIDE '
`� • DEVELOPMENT
°* AREA
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� Linda Isle
Source(s):URS(11-14-2013)
Figure 3-2
HE CONCEPT PLAN
Balboa Marina West August 18, 2014
Lead Agency: City of Newport Beach Page 3-11
11
INTENTIONALLY BLANK PAGE
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■� Mitigated Negative Declaration 3.0 Project Description
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SCALE 1"=10' SCALE 1"=10'
Source(s):URS(11-14-2013)
Figure 3-3
® PUBLIC TRANSIENT DOCK AND MARINA EXPANSION CONCEPT PLAN (PAGE 1 )
Balboa Marina West August 18, 2014
Lead Agency: City of Newport Beach Page 3-12
Z-S
INTENTIONALLY BLANK PAGE
ME
■� Mitigated Negative Declaration 3.0 Project Description
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Source(s):URS(1 1-14-2013)
SCALE 1"-10'
Figure 3-4
HE PUBLIC TRANSIENT DOCK AND MARINA EXPANSION CONCEPT PLAN (PAGE 2)
Balboa Marina West August 18, 2014
Lead Agency: City of Newport Beach Page 3-13
15
INTENTIONALLY BLANK PAGE
ME
Mitigated Negative Declaration 3.0 Project Description
1117
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Source(s):URS(01-30-2014)
Figure 3-5
EE PUBLIC TRANSIENT DOCK AND MARINA EXPANSION (CONCEPT PLAN OVERLAIN ON EXISTING CONDITION)
Balboa Marina West August 18, 2014
Lead Agency: City of Newport Beach Page 3-14
17
INTENTIONALLY BLANK PAGE
ME
■� Mitigated Negative Declaration 3.0 Project Description
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Figure 3-6
® PUBLIC TRANSIENT DOCK AND MARINA EXPANSION SITE SECTIONS
Balboa Marina West August 18, 2014
Lead Agency: City of Newport Beach Page 3-15
?9
INTENTIONALLY BLANK PAGE
ME
■� Mitigated Negative Declaration 3.0 Project Description
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Source(sj:URS(01-30-2014)
Figure 3-7
HE CONCEPT PLAN WITH PARKING LOT CIRCULATION AND PEDESTRIAN ACCESS
Balboa Marina West August 18, 2014
Lead Agency: City of Newport Beach Page 3-16
21
INTENTIONALLY BLANK PAGE
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INTENTIONALLY BLANK PAGE
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■� Mitigated Negative Declaration 3.0 Project Description
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PLANT LEGEND DocK•v
TREES SHRUBS .::•��—� � �� � n , �
Phoenix reclinata (Senegal Date Palm)
Bambusa spp. r —7 � -
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SHRUBS Pittosporum spp.
Prunus spp.
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Alocasia spp. Rhapis excelsa (Slender Lady Palm) -
Ali spp. Strelitzia nicolai (Giant Bird of Paradise)
Aspidistra elatior (Cast-Iron Plant) Strelitzia reginae (Bird of Paradise)
Source(s):URS(01-30-2014)
Figure 3-9
HE CONCEPTUAL LANDSCAPE PLAN
Balboa Marina West August 18, 2014
Lead Agency: City of Newport Beach Page 3-18
25
INTENTIONALLY BLANK PAGE
ME
■� Mitigated Negative Declaration 3.0 Project Description
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Area Proposed Paid Unpaid
Volume Overdredge Overdredge
A 3,000 CY 1,125 CY 1,125 CY +
B 4,100 CY 275 CY 275 CY
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Source(s):Newfields(02-07-2014)
Figure 3-10
HE WATER-SIDE DREDGING FOOTPRINT
Balboa Marina West August 18, 2014
Lead Agency: City of Newport Beach Page 3-19
27
INTENTIONALLY BLANK PAGE
ME
■� Mitigated Negative Declaration 3.0 Project Description
DEMOLITION I REMOVAL NOTES AND QUANTITIES
LEGEND Wp, o�RPIpN pwmtt Orr
®0 DFTAOITTION NDIE ZD REMOVE AND DSPOSF OF IXISRNO CURB 3,607 LF.
-- -- --- __ — ——— CURB RE ALS R1 SAWCUr UUMNG PAVWA SECTION 740 LF.
----—---_ _ — ———— SAKS UNE ?2 REMOVE AND DISPBSE OF DISRNG A.C.PANEMCD SMIGN 109,473 S.F.
_ - ® PL PAVEMEM REMQYNS 23 REMOVE AND DISPOSE OF E%ISDNG CONCRETE FLAWR% 6.07 SF
CONC.PAWAENT REMWAIS 24 REMOVE E%ISTNG TREE,SEE LANDSCAPE PIANS FOR pI5PO5NI0N I LS.
BUILDING REMOVAL UMNS 25 REMOVE AND DISPOSE OF WSRNG FOUNDATION,SALVAGE UGIT POU AT OMIER'S DI AWDON 15 EA
EAREMOVE AND DGP E OF IXISRNB MON AND FOUNDAMN 5 EA.
_ —st-- SANITARY SEWER
P,���� D CANDBI EXSIING STRIPING TO UNITS INDIGTM 1 LH
/ I 1ij �'�— DOMESTIC WATER
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29 REMOVE AND OIBPPaE W EX5RNG PUMER WNl 436 LF.
`— ^ \ —1-- 7 3O REMOVE AND DSnK OF CNSRNG ITEM INDIGIED 10 EA
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Source(s):Stan}ec(O1-14-2014)
Figure 3-11
HE LAND-SIDE DEMOLITION
Balboa Marina West August 18, 2014
Lead Agency: City of Newport Beach Page 3-20
�9
INTENTIONALLY BLANK PAGE
Balboa Marina West
Mitigated Negative Declaration
Planning Commission
Study Session lop
September 4, 2014
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09/04/24 Community Development Department - Planning Division 4
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Project Overview
Marina Expansion
24 new private slips
Public Dock
4 relocated public slips
8 new public slips
Marine Commercial Building
19,400 square feet
Tuck-under parking
Potential restaurant
Yacht brokerage office
Public restrooms
.r Reconfigured Parking and New Landscaping
09/04114 Community Development Department - Planning Division 5
Process
MND
09/04/14 Community Development Department - Planning Division 6
(Planning Commission)
LANDSIDE WATERSIDE
SDR & CUP AIC
(Planning Commission) (Harbor Resources Director)
ENTIRE PROJECT
CDP
(Coastal Commission)
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Development Areas
LANDSIDE
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Enbtlny
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1 1 PRIVATE DOCK L
X11 _ EXPANSION AREA_ _ _ _ _ _ — — — — — — —�
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/ Linda Isle � \ >► , \ �
L09/04/14 Community Development Department - Planning Division 7
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Waterside Plan
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SECTION C
L09/04/14 Community Development Department - Planning Division 8
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Landside ���
Concept Plan
zMarine Commercial
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Environmental
• Factors r
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No , • Significant , •
Agriculture
• Air Quality
■ Geology and Soils
Greenhouse Gas Emissions
Mineral Resources
Population and Housing
Public Services
Recreation
Transportation/Traffic
Utilities & Service Systems
09/04/14 Community Development Department - Planning Division zz
Environmental
• Factors ib Less
1 significant impact with mitigation
Aesthetics
Biological Resources
Cultural Resources
Hazards and Hazardous Materials
Hydrology/Water Quality
Land Use and Planning
Noise
Mandatory Findings of Significance
og/04/14 Community Development Department - Planning Division 12
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Mitigation •
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Reporting • • / • aqC/FOr�NyP
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OF]Mn. - - 6.0 Miligatbn Monitoring and Reporting Program
6.0 Mitigation Monitoring and Reporting Program
MONITORING PARTY STAGE STATUS
AMheNas
MMAEI Prior to approval of aSRe Development Review, the City of Newport Prior to SDR
City Planning Divislon shall review the proposed Beach/City of Approval
architectural design of the marine commercial Newport Beach
building to ensure that the design compiles with
applicable polcles of the City's General Plan and
Coastal Land Use Plan related to architectural
character and aesthetics.
MM AE-2 Prior to approval of aSite Development Review, the City of Newport Prior to SDR
City Planning Division shah review the architectural Beach/ City of Approwl
design of the proposed marine commercial building Newport Beach
to ensure that non-reflectlye materials and colors that
are complimentary to the surrounding area are used.
Biological Resources
MM BR-1 Prior to the issuance of constarcion permits, the Project Applicant/ Prior to Issuance
Project Applicant shall provide evidence to the City of City of Newport of Construction
Newport Beach that all required permits and Beach and State Permits
clearances regarding biological resources have been and Federal
obtained from the regulatory and resource agencies. Resource
Agencies
MMBR-2 The Project Applicant shall conduct a pre- Project Applicant/ Prior to
construction Caulerpa taxitoha survey within 30 to 90 City of Newport Commencement
days prior to dredging and a post-construction Beacy of Construction
Coulerpo fm1foha survey within 90 to 90 days after and Following
project construction is complete.Said surveys shah be Construction
consistent with the National Marne fisheries Service
Balboa Marha West Aught la,rola
Lead Agency:City of Newport Baa h Pagebl
09/04/14 Community Development Department - Planning Division 13
ib MND Schedule
08/18/14 — Public review period began
09/17/14 — Public review period ends
10/02/14 — Tentative PC hearing
09/04/14 Community Development Department - Planning Division 14
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MND Noticing
Property owners within Soo -foot radius
Any interested persons
Local newspaper publication
Posting on - site
County Clerk
Responsible and trustee agencies
State Clearing House
L09/04/14 Community Development Department - Planning Division 15
�dEW�R>
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MND Availability
City Hall
All branches of the NBPL
City's website
09/04/14 Community Development Department - Planning Division 16
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For more information contact: -
Patrick J.Alford, Planning Program Manager
949-644-3235 —
PalfordQa newportbeachca.gov
www.newport�eachca.gov