HomeMy WebLinkAbout20191216_Notice of Incomplete Filing COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
949-644-3200 Fax: 949-644-3229
www.newportbeachca.gov
NOTICE OF INCOMPLETE FILING
December 16, 2019
Irvine Company Retail Properties
Attn: Chase Gilmore
110 Innovation Drive
Irvine, CA 92617
Application No. General Plan Amendment No. GP2019-003 and Planned
Community Development Plan Amendment No. PD2019-001
(PA2019-227)
Address North Newport Planned Community – Fashion Island Subarea
Please be advised that after reviewing the subject applications, your submittal has been
deemed incomplete and further information is required before we are able to proceed
with the application process.
The following documentation is required to complete the application:
1. One of the parcels (APN 442-021-23), within Fashion Island, is owned by JP Morgan
Chase Bank. Obtain a letter of authorization from this property owner to process the
application.
2. Please modify the project description to provide additional detail on how
implementation of office uses is anticipated to occur. Indicate the type of office uses
that are expected, how much professional versus medical office is projected, and
where office uses will be accommodated in the center.
3. Provide an Economic Impact Analysis that demonstrates the benefits and impacts of
converting 15% of the overall square footage from retail to office uses. This analysis
shall include potential changes in business sales, jobs, value added, sales tax
revenue, etc. The analysis shall be prepared signed by a qualified individual.
4. Traffic and parking impacts needs to be assessed. Provide a Trip Generation
Analysis, which includes ADT and AM/PM peak trip generation for the existing and
projected uses (assuming 15% of the overall square footage is converted to office).
Additionally, provide an analysis of current and projected parking usage, including
turnover rates and parking demand. These reports shall be stamped and signed by
December 16, 2019
Notice of Incomplete Filing – PA2019-227
Page 2
a Registered Traffic Engineer. Please be advised, this information may lead to the
City requesting a more in depth traffic and/or parking study.
5. The City of Newport Beach and property owner have previously entered into a
Development Agreement on the property. This agreement states, “Landowner may
apply to City for permits or approvals necessary to modify or amend the development
specified in the Development Regulations, provided that the request does not
propose an increase in the maximum density, intensity, height, or size of proposed
structures, or a change in use that generates more peak hour traffic or more daily
traffic...” Based on the results of the above requested information, it may be
determined an amendment to the Development Agreement will be required to allow
the change in use.
6. After a preliminary review of the application, it appears this request cannot be
exempted from the California Environmental Quality Act (CEQA). The City will obtain
cost of preparing the appropriate environmental review for this project, which will
need to be covered by the applicant. Once the amount is determined, the City will
inform you of the required deposit.
Upon verification of completion, the application will be processed and scheduled for a
Planning Commission Hearing. Should you have any questions regarding submittal
requirements, please contact David Blumenthal, AICP, Planning Consultant at 949-644-
3200 or dblumenthal@newportbeachca.gov.
Sincerely,
c:
Irvine Company Retail Properties
110 Innovation Drive
Irvine, CA 92617
CAA Planning, Inc.
Attn: Shawna Schaffner
30900 Rancho Viejo Road, Suite 285
San Juan Capistrano, CA 92675