Attachment K
Applicant’s Project Description
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Bay Bridge Pump Station Replacement
Project No. 5-67
Project Description and Justification (Updated November 2023) Orange County Sanitation District (OC San) owns, operates, and maintains the wastewater pump stations and Newport Force Main (NFM) network along the Pacific Coast Highway (PCH) in the City of Newport Beach (City), California. The network conveys wastewater to the Plant No. 2 wastewater treatment facility in Huntington Beach. The existing Bay Bridge Pump Station (BBPS) conveys approximately half the wastewater flow generated in the City and the wastewater will eventually be treated at OC San Plant No.2. The locations of the existing and proposed pump stations are shown on Figure ES-1 and Figure ES-2.
The existing BBPS was constructed in 1966 (Project No. 5-12) and upgraded in 1995 with new pumps, piping and ventilation modifications, structural upgrades, architectural revisions, and a standby generator (Project 5-33). In 2014, another pump was added for increased capacity and reliability (under Project 5- 60). The existing BBPS has been over 50 years and requires replacement.
The Bay Bridge Pump Station Replacement Project (Project 5-67) includes the replacement of both the pump station and the associated force mains. The work includes demolition of the existing pump station building, construction of a new underground pump room (approximately. 2,500 sf), and above grade facilities consisting of an electrical room, an odor control facility, and a generator room (three buildings; totaling approximately 3,630 sf). The new dual force main alignment is approximately 1,300 linear feet and is located adjacent to the existing force mains.
The following section provides justification and response to findings in accordance with the City’s August 3, 2023 request:
a. Site Development Review (20.52.080.F):
Finings and Decision. The review Authority may approve or conditionally approve a site development review application, only after first finding that the proposed development is:
1. Allowed within the subject zoning district
A wastewater pump station is allowed within the subject zoning district per Back Bay Landing Planned Community Development Plan (PC-9), Planning Area as identified in Table 2, Permitted Uses under Section III.
2. In compliance with all of the applicable criteria identified in subsection (C)(2)(C) of [Site Development Reviews 20.52.080]
i. Compliance with this section, the General Plan, this Zoning Code, and applicable specific plan, and other applicable criteria and policies related to the use or structure The project compliances with the General Plan, Newport Beach Municipal Zoning Code, Back Bay Landing Planned Community Development Plan (PC-9), and California Building Code.
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ii. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether the relationship is based on standards of good design.
The overall layout of structures on the site is dictated by phased construction and service vehicle maneuvering requirements. The structures have been split into two to allow for construction of new pump station before replacing the old one with odor control facility, and allow service vehicle to maneuver between the two. The structures are efficiently arranged on a small site to meet minimum clearances. To create a harmonious relationship of the structures, the design applies an integrated approach and creates a cohesive identity to the split building structures and perimeter walls around the site. With break-down massing, coastal architecture features, and nature inspired materials, the project blends into nearby commercial context and coastal environment with good design strategies and compatible aesthetic qualities.
iii. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent development and public areas
The structure design recognizes the light nature of many modern beach structures with cantilevered roof overhang in low profile, simple building façade composition of base and top, and dynamic integration of materials and details inspired by coastal context. The structure is designed with minimum size and height by functional and security requirement, minimizing visual impact and maximizing unobstructed public views through the site. The building employs light materials at the building tops and heavier materials for the base to break down its scale.
Features such as roof overhang, awning canopy and window headers create shadows and details on building façade that recognizes the breezes and sun that characterize the ocean setting. These architectural devices also blend well into the commercial mixed-use context around the site. Inspired by the coastal bluffs nearby, the bulk of perimeter wall has been broken down into layered and stacked format with a mix of stone and stucco in sandy colors. Together with native plants proposed along the sidewalk, it turns an otherwise passive uniform perimeter wall into a positive interface with pedestrians and surrounding public areas. iv. The adequacy, efficiency, and safety of pedestrians and vehicular access, including drive aisles, driveways, and parking and loading spaces The project is normally unoccupied and not intended to be accessible by the public except regular maintenance crew and vehicles. The proposed accesses are dictated by minimum service vehicle requirements that can be safely used. Sidewalks will be restored to ADA compliant width following project completion. 13-175
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v. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plants and irrigation materials
All plants are low water drought tolerant plants once established. The following palette will be used:
Open space is maintained between the structures to allow maintenance access, facilitate phased construction, and preserve views. Open spaces will not be open to the public.
vi. The protection of significant views from public right-of-way and compliance with Section 20.30.100 (Public View Protection).
The structure is designed with minimum size and height by functional and security requirement, to minimize visual impact and maximize unobstructed public views through the site. The structure does not obstruct the public view corridors identified in PC-9. Visual Impact Analysis figures have been prepared and included in the application submittal.
3. Not detrimental to the harmonious and orderly growth of the City, nor endangers, jeopardizes, or otherwise constitutes a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development.
The project provides essential infrastructure to the community and contributes to the harmonious and orderly growth of the City. Strict measures have been implemented to mitigate odors and noise from the site. For odors, an odor control facility for both liquid and vapor phase treatment is included. For noise, equipment with lower noise is specified and generally located away from the property line. The standby generator (highest noise producer onsite) has been enclosed in a building with sound attenuation panels. 13-176
Bay Bridge Pump Station Replacement
Project No. 5-67
b. Back Bay Landing Site Development Review (PC 9 Section VII, Letter C)
1. The development shall be in compliance with the General Plan, Coastal Land Use Plan, Back Bay Landing Planned Community Development Plan, including design guidelines, and any other applicable plan or criteria related to the development The project compliances with the General Plan, Coastal Land Use Plan, Back Bay Landing Planned Community Development Plan (PC-9).
2. The development shall not be incompatible with the character of the neighboring uses and surrounding sites;
The development provides essential infrastructure to adjacent neighborhood and aesthetically compatible with the neighboring uses by applying coastal building features and nature inspired materials.
3. The development shall be sited and designed to maximize the aesthetic quality of the project as viewed from surrounding roadways, properties, and waterfront, with special consideration given to providing a variety of building heights, massing, and architectural treatments to provide public views through the site;
The structure design recognizes the light nature of many modern beach structures with cantilevered roof overhang in low profile, simple building façade composition of base and top, and dynamic integration of materials and details inspired by coastal context. The structure is designed with minimum size and height by functional and security requirement, minimizing visual impact and maximizing unobstructed public views through the site. The building employs light materials at the building tops and heavier materials for the base to break down its scale. Features such as roof overhang, awning canopy and window headers create shadows and details on building façade that recognizes the breezes and sun that characterize the ocean setting. These architectural devices also blend well into the commercial mixed-use context around the site. Inspired by the coastal bluffs nearby, the bulk of perimeter wall has been broken down into layered and stacked format with a mix of stone and stucco in sandy colors. Together with the native plants proposed along the sidewalk, it turns an otherwise passive uniform perimeter wall into a positive interface with pedestrians and surrounding public areas.
4. Site plan and layout of buildings, parking areas, pedestrian and vehicular access ways, landscaping and other site features shall give proper consideration to functional aspects of site development;
The overall layout of structures on the site is dictated by phased construction and service vehicle maneuvering requirements. The structures have been split into two to allow for construction of new pump station before replacing the old one with odor control facility, and allow service vehicle to maneuver between the two. The structures are efficiently arranged on a tight site to meet minimum clearances.
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Bay Bridge Pump Station Replacement
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5. The development shall not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development.
The project provides essential infrastructure to the community and contributes to the harmonious and orderly growth of the City. Strict measures have been implemented to mitigate odors and noise from the site. For odors, an odor control facility for both liquid and vapor phase treatment is included. For noise, equipment with lower noise is specified and generally located away from the property line. The standby generator (highest noise producer onsite) has been enclosed in a building with sound attenuation panels. c. Coastal Development Permit (21.52.015.F)
F. Findings and Decision. The review authority may approve or conditionally approve a coastal development permit application, only after first finding that the proposed development:
1. Conforms to all applicable section of the certified Local Coastal Program See discussion in Sections ‘a’ and ‘b’ above on Back Bay Landing Planned Community Development zoning requirements.
2. Conforms with the public access and public recreation policies of Chapter of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone.
The project conforms with the public access. The project is NOT located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone.
The following discussion is specific to the City of Newport Beach Coastal Land Use Plan:
Land Use Policies for Back Bay Landing Area – Section 2.1.9 of the LCP identifies Back Bay Landing land use requirements (Policies 2.1.9-1 thru 2.1-9-5). The policy requires coastal-dependent, coastal-related and visitor-serving development. The project architecture is coastal inspired and it serves visitors as well as residents of the City by providing an essential utility.
The Policy also requires public bayfront access, particularly for pedestrians. The project includes a shared access easement to allow public access but also availability for maintenance vehicles to enter and exit the pump station site.
Hazards Analysis – Section 2.8.1 of the LCP identifies hazards and implements policies to reduce the potential risks to life and property. The project has evaluated the various hazards and integrated mitigation measures as follows:
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Bay Bridge Pump Station Replacement
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(1) tsunami inundation, sea level rise, and flooding – all critical facilities will be constructed at elevation 15.5 to mitigate flooding. See Coastal Hazards Analysis memo dated October 2023 included with these responses; (2) geologic and seismic – the facility is designed based on California Building Code, 2019 Edition, specifically Risk Category IV, Site Class D, Seismic Design Category D.
Additionally, liquifiable soils are being mitigated by this project by ground improvements; (3) fire – facilities are constructed with noncombustible material (concrete, masonry, aluminum, steel)
Shoreline Access – Section 3.1.1 of the LCP requires developments not interfere with the public’s right to access the sea (waterway) and maintenance of public access from the nearest public roadway to the shoreline. This project maintains a continuous access to the waterway throughout construction and has no impact to public access to the waterway once construction is completed. 13-179