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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
May 21, 2020
Derek Picerne
The Picerne Group
5000 Birch Street
Newport Beach, CA 95660
Application No.
• Development Agreement No. DA2020-002
• Site Development Review No. SD2020-006
• Planned Community Amendment No. PD2020-001,
• Lot Line Adjustment No. LA2020-002
• Traffic Study No. TS2020-001
(PA2020-061)
Address 4400 Von Karman Avenue
On April 21, 2020, the City received the applications listed above. After reviewing the
submitted applications, your submittal has been deemed incomplete and further
information is required before we are able to proceed with the application review process.
The following documentation is required to complete the application:
General Application
1. Property Owners Affidavit- Please provide owner’s authorization on application or
separate letter of authorization.
2. Preliminary Title Report- Please submit a preliminary title report for affected
properties.
3. Affected Properties –The application calls out an Assessor’s Parcel Numbers that
appear to encompass more than the identified project boundaries. Provide a clear
exhibit illustrating and labeling underlying APNs and legal lots lines for clarity. Please
obtain necessary approval/consent from any other affected property owner.
4. Public Hearing Noticing Package – Please provide the required mailing labels for all
property owners within a 300-foot radius of project boundaries, radius map, and
written affidavit of preparer in compliance with City Public Hearing requirements.
following requirements.
5. Environmental Information Form – Please complete and submit the required
Environmental Information Form, which is needed to provide the basic information
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necessary for the evaluation of your project to determine its potential environmental
effects.
Lot Line Adjustment
6. Lot Line Adjustment (LLA) Application- Project description indicates a LLA is
requested; however, a formal LLA was not included. Please submit a complete LLA
application and exhibits.
Affordable Housing Implementation Plan (AHIP)
7. AHIP - Project request includes a density bonus request. Please provide an AHIP to
that clearly articulates the density bonus request, including any requested parking
reductions, development standard waivers, and any requested concessions
pursuant to State Density Bonus law.
Planned Community Development Plan Amendment
8. Koll Center Newport Planned Community Development Plan (PC15) Amendment –
Project description indicates an amendment to PC15 is requested; however, an
amendment package was not included. The PC15 Amendment will satisfy the
regulatory plan requirements per the approved Integrated Conceptual Development
Plan (ICDP) and General Plan Policies LU 6.15.10 and LU 6.15.11. Please submit a
draft planned community development plan amendment for the proposed project.
a. The draft document must establish the allowable residential use, general
development regulations, and implementation and administrative procedures
for the residential development.
b. Per ICDP, the regulatory plan shall describe more fully the proposed design
of buildings, parking, street, pedestrian and bike ways, parks and open space,
and how infrastructure required to support the proposed development.
c. Comprehensively update all sections, including statistical analysis and land
use maps, of the PC text to ensure it adequately addresses the proposed
residential development, parking structure, and park.
d. Please provide a clean version and a redline version of proposed revisions. A
Word version of current PC text can be provided upon request.
Park Dedication Waiver
9. Parkland Dedication – Pursuant to General Plan Policy LU16-15.13, a public park
equal to 8 percent of the gross land area of the total development, or a minimum one-
acre, whichever is greater, shall be provided. This requirement may be waived by
the City where it can be demonstrated that the development parcels are too small
to feasibly accommodate the park or inappropriately located to serve the needs of
local residents, and when an in-lieu fee is paid to the City for the acquisition and
improvement of other properties as parklands to serve the Airport Area. The
acreage of on-site open space developed with residential projects may be credited
against the parkland dedication requirements where it is accessible to the public
during daylight hours, visible from public rights-of-way, and is of sufficient size to
accommodate recreational use by the public. However, the credit for the provision
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of on-site open space shall not exceed 30 percent of the parkland dedication
requirements.
The application proposes including a 0.5-acre public park. Please clarify in your
project description that a waiver of the remaining 0.5-acre park dedication
requirement, justification for the waiver, and that payment of a park in-lieu fee
and/or on-site (publicly accessible) recreational amenity credit is requested.
Site Development Review
10. Justification and Required Findings for Site Development Review Application –
Please submit a written statement describing the proposed project in detail with facts
supporting the required findings. This document will serve as the formal statement to
the approving authority on what the project is, how it meets the findings, and why it
should be approved. Please include any relevant information which supports the
application and the required findings pursuant to Section 20.52.080 F.
11. Parking Inventory and Management Plan – Please provide a parking analysis that
identifies all existing surface parking spaces that will be affected by the proposed
development; how many of them will be eliminated and replaced; and submit a
parking management plan illustrating the quantity, location and usage parking
proposal for existing office uses, residents and their guests, leasing office, and public
park access. The parking management plan must also include a component
addressing parking during construction when presumably surface parking will be
temporarily eliminated.
12. Project Plans- Project plans provided are conceptual and lacking details. Please
revised project plans to include the following:
a. Technical Site Plan – Provide a technical site plan for the various components
of the project (i.e., residential, public park, parking structure, reconfigured
parking lots, and jogging trail) clearly illustrating reconfigured project
boundaries, existing and proposed improvements (parcels, parking lots,
driveways, new street, etc.).
a. Civil Plans- Provide topographic survey and preliminary grading plans.
Include estimated quantities of earth moving and import/export. Illustrate
existing and proposed easements
b. Building Height - The height of the structure shall be illustrated using grade
establishment prescribed by NBMC Section 20.30.050 (Grade
Establishment).
c. Freestanding Parking Structure – Project description and site plan indicate a
freestanding parking structure is proposed; however, plans not submitted.
Please provide a comprehensive architectural plans of the parking structure,
including conceptual grading plan, floor plans, sections, elevations, and colors
and materials. Illustrate setbacks from existing (and any proposed) property
lines. The height of the structure shall be illustrated using grade establishment
prescribed by NBMC Section 20.30.050 (Grade Establishment).
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d. Pedestrian Circulation and Access Plans – Please provide a pedestrian
circulation and access plan illustrating all existing and proposed access
improvements. Additionally, please include pedestrian access connections to
Uptown Newport project, consistent with the General Plan Land Use Policies
and Integrated Conceptual Development Plan.
e. Public Park Design – Please provide a conceptual park design, including
parking amenities and landscaping improvements. Project description
indicates a number of features, but are not identified in plans. Also, please
provide the following:
• Identify location of public parking for the park users and public access
to park from adjacent public streets.
• Explain/illustrate park design consistency with General Plan Policies
LU 6.15.13 (Standards) and LU6.15.14 (Location). Specifically, parks
shall have a minimum dimension of 150 feet, be designed to be clearly
public in character and accessible to all residents of the neighborhood.
Parks shall be surrounded by public streets on at least two sides
(preferably with on-street parking to serve the park).
• For City input on desired park amenities, please consultant with Sean
Levin, Recreation and Senior Services Deputy Director at (949) 644-
3159.
f. Landscaping Plans- Submit preliminary landscaping plans noting planting
locations, species, and size as they are a part of the site development review
consideration. The landscape plan must be sufficiently detailed to reasonably
determine compliance with NBMC Chapter 14.17 (Water-Efficient
Landscaping) standards and NBMC Chapter 20.36 (Landscaping Standards).
g. Solid Waste and Recyclable Materials Storage- Please provide a refuse plan
that illustrates compliance with NBMC Section. 20.30.120 (Solid Waste and
Recyclable Materials Storage) standards. Based on standards, a 312 unit
project requires 860 sf of refuse and 860 sf of recyclable materials storage
area.
h. Emergency Access Plan- Provide an exhibit illustrating emergency access
requirements.
i. Utilities Plan and Analysis- Provide a plan illustrating existing and proposed
utilities and infrastructure improvements needed to support the project.
j. Sustainable Improvement Plans- Consistent with General Plan Policy LU
6.15.23 and Site Development Plan requirements, provide a plan illustrating
proposed sustainable improvements to be integrated into project.
k. Open Space and Recreational Amenities Plan- Please provide detailed plan
illustrating compliance with the following (there may be overlap between
common open space and on-site recreational amenities):
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• Open Space- Zoning Code standards for multi-unit residential
development require minimum common and private open space be
provided.
▪ Common Open Space- 75 sf/unit with minimum dimensions of
15 feet. For 312 units, a minimum common open space of
23,400 sf required. Common open space shall be designed,
intended, and reserved exclusively for the shared enjoyment or
use by all residents and their guests; does not include enclosed
spaces/facilities.
▪ Private Open Space- 5% of gross floor area for each unit with
minimum dimension of 6 feet.
• On-Site Recreational Amenities- Pursuant to General Plan Policy LU
6.15.16, on-site recreational amenities are required to be incorporated
into apartment development. A minimum of 44 square feet per unit
shall be provided (44 sf x 312 units= 13,728 sf). On-site recreational
amenities can consist of public urban plazas or squares where there
is the capability for recreation and outdoor activity. These
recreational amenities may also include swimming pools, exercise
facilities, tennis courts, and basketball courts.
13. Water Quality Management Plan (WQMP)- Project is considered a Priority Project
and requires the review and approval of a Preliminary WQMP prior to project
approval. Please submit a Preliminary WQMP and an additional deposit of $1500 to
review of the WQMP.
14. Technical Plans – Please provide any technical reports or analysis prepared for the
project that can assist with project and environmental review, including:
a. Phase 1 environmental assessment
b. Any environmental report or assessment related to any known hazards or
hazardous materials that may affect the property
c. Any soil reports and geotechnical investigations or reports
d. Capacity Availability for Wet and Dry Utilities, including the Irvine Ranch
Water District Preliminary Sub‐Area Master Plan Addendum
e. Hydrology and drainage plans.
General Plan Consistency
15. General Plan Consistency- General Plan Policies LU 6.15.1 through LU 6.15.23
provide the development framework for new residential development in the Airport
Area of the City. Please provide brief explanations explaining project consistency
with each of these attached policies.
16. Residential Density- General Plan Policy LU 6.15.7 require residential units be
developed at a minimum density of 30 units and a maximum of 50 units per net acre
over the area of each village. Net acreage shall be exclusive of existing and new
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rights-of-ways, public pedestrian ways, and neighborhood parks. Please provide an
exhibit illustrating density calculation and compliance with policy.
17. Residential Design
a. Please provide a narrative of the architectural design of the apartment building
and parking structure. Describe architectural style, design approach, focal
points, colors and materials, etc.
b. Explain how ground level design promotes a pedestrian friendly, and active
and engaging street front.
a. Explain how the residential development is spatially organized with the
existing office development. The ICDP requires that the development be
design in a way that creates an engaging neighborhood fabric of useable and
defined open spaces, and pedestrian-friendly streets and promenades.
b. Provide photographic simulations from public vantage points and from park.
Environmental Compliance and Traffic Study
18. Staff has received a proposal from Kimley Horn to prepare the required
environmental documentation in compliance with the California Environmental
Quality Act (CEQA) and Traffic Study pursuant to the City’s Traffic Phasing
Ordinance. The proposal is attached. Please submit a deposit of $131,615
(consultant contract cost + 10%) in order to commence the analysis.
Additional Comments Pending
19. Department Review and Comments – The initial plans and project description have
been routed to various City Departments for their review and comments. Comments
from Recreation and Senior Services, Grading, and EMP have been received and
are attached. Once remaining department comments are received, additional
comments will be forwarded to supplement the comments provided in this letter.
Please respond to all department comments with your next resubmittal.
Upon receiving the requested information and verification of the application completion,
your project description and plans will be then forwarded to other City departments for further
review and comments. Please keep in mind during this course of review, additional
information and/or materials may be requested from other City departments.
Should you have any questions regarding submittal requirements or want to schedule a
meeting to discuss in more detail, please contact me at (949) 644-3209 or by e-mail at
jmurillo@newportbeachca.gov.
By:
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Cc:
SLF-KC Towers, LLC
2 Park Plaza
Irvine, CA 92614
Attachments:
A. Airport Area General Plan Policies
B. Kimley Horn Proposal
C. Department Comments Received To Date
ATTACHMENT A
Applicable Airport Area General Plan Policies
Policy
LU 6.15.1 Land Use Districts and Neighborhoods
Provide for the development of distinct business park, commercial, and airport serving districts and
residential neighbor s that are integrated to ensure a quality environment and compatible land uses.
LU 6.15.2 Underperforming Land Uses
Promote the redevelopment of sites with underperforming retail uses located on parcels at the
interior of large blocks for other uses, with retail clustered along major arterials (e.g., Bristol, Campus,
MacArthur, and Jamboree), except where intended to serve and be integrated with new residential
development.
LU 6.15.3 Airport Compatibility Require that all development be constructed in conformance with the
height restrictions set forth by Federal Aviation Administration (FAA), Federal Aviation Regulations
(FAR) Part 77, and Caltrans Division of Aeronautics, and that residential development be located
outside of the 65 dBA CNEL noise contour specified by the 1985 JWA Master Plan.
LU 6.15.4 Priority Uses Accommodate office, research and development, and similar uses that
support the primary office and business park functions such as retail and financial services, as
prescribed for the “CO-G” designation, while allowing for the re-use of properties for the
development of cohesive residential villages that are integrated with business park uses.
LU 6.15.5 Residential and Supporting Uses
Accommodate the development of a maximum of 2,200 multi-family residential units, including work
force housing, and mixed-use buildings that integrate residential with ground level office or retail
uses, along with supporting retail, grocery stores, and parklands. Residential units may be developed
only as the replacement of underlying permitted nonresidential uses. When a development phase
includes a mix of residential and nonresidential uses or replaces existing industrial uses, the number
of peak hour trips generated by cumulative development of the site shall not exceed the number of
trips that would result from development of the underlying permitted nonresidential uses. However,
a maximum of 550 units may be developed as infill on surface parking lots or areas not used as
occupiable buildings on properties within the Conceptual Development Plan Area depicted on Figure
LU22 provided that the parking is replaced on site.
LU 6.15.6 Size of Residential Villages [refer to Figure LU23]
Allow development of mixed-use residential villages, each containing a minimum of 10 acres and
centered on a neighborhood park and other amenities (as conceptually illustrated in Figure LU23).
The first phase of residential development in each village shall encompass at least 5 gross acres of
land, exclusive of existing rights-of-way. This acreage may include multiple parcels provided that they
are contiguous or face one another across an existing street. At the discretion of the City, this acreage
may also include part of a contiguous property in a different land use category, if the City finds that a
sufficient portion of the contiguous property is used to provide functionally proximate parking, open
space, or other amenity. The “Conceptual Development Plan” area shown on Figure LU22 shall be
exempt from the 5-acre minimum, but a conceptual development plan described in Policy LU 6.15.11
shall be required.
LU 6.15.7 Overall Density and Housing Types
Require that residential units be developed at a minimum density of 30 units and maximum of 50
units per net acre averaged over the total area of each residential village. Net acreage shall be
exclusive of existing and new rights-of-way, public pedestrian ways, and neighborhood parks. Within
these densities, provide for the development of a mix of building types ranging from townhomes to
high-rises to accommodate a variety of household types and incomes and to promote a diversity of
building masses and scales.
LU 6.15.8 First Phase Development Density
Require a residential density of 45 to 50 units per net acre, averaged over the first phase for each
residential village. This shall be applied to 100 percent of properties in the first phase development
area whether developed exclusively for residential or integrating service commercial horizontally on
the site or vertically within a mixed-use building. On individual sites, housing development may
exceed or be below this density to encourage a mix of housing types, provided that the average
density for the area encompassed by the first phase is achieved.
LU 6.15.9 Subsequent Phase Development Location and Density
Subsequent phases of residential development shall abut the first phase or shall face the first phase
across a street. The minimum density of residential development (including residential mixed-use
development) shall be 30 units per net acre and shall not exceed the maximum of 50 units per net
acre averaged over the development phase
LU 6.15.10 Regulatory Plans
Require the development of a regulatory plan for each residential village, which shall contain a
minimum of 10 acres, to coordinate the location of new parks, streets, and pedestrian ways; set forth
a strategy to accommodate neighborhood-serving commercial uses and other amenities; establish
pedestrian and vehicular connections with adjoining land uses; and ensure compatibility with office,
industrial, and other nonresidential uses.
LU 6.15.11 Conceptual Development Plan Area
Require the development of one conceptual development plan for the area depicted on Figure LU22,
should residential units be proposed on any property within this area. This plan shall demonstrate the
compatible and cohesive integration of new housing, parking structures, open spaces, recreational
amenities, pedestrian and vehicular linkages, and other improvements with existing nonresidential
structures and uses. To the extent existing amenities are proposed to satisfy Neighborhood Park
requirements, the plan shall identify how these amenities will meet the recreational needs of
residents. Each residential village in the Conceptual Development Plan Area shall also comply with all
elements required for regulatory plans defined by Policy 6.15.10.
LU 6.15.12 Development Agreements
A Development Agreement shall be required for all projects that include infill residential units. The
Development Agreement shall define the improvements and public benefits to be provided by the
developer in exchange for the City’s commitment for the number, density, and location of the housing
units.
LU 6.15.13 Standards
To provide a focus and identity for the entire neighborhood and to serve the daily recreational and
commercial needs of the community within easy walking distance of homes, require dedication and
improvement of at least 8 percent of the gross land area (exclusive of existing rights-of-way) of the
first phase development in each neighborhood, or ½ acre, whichever is greater, as a neighborhood
park. This requirement may be waived by the City where it can be demonstrated that the
development parcels are too small to feasibly accommodate the park or inappropriately located to
serve the needs of local residents, and when an in-lieu fee is paid to the City for the acquisition and
improvement of other properties as parklands to serve the Airport Area. In every case, the
neighborhood park shall be at least 8 percent of the total Residential Village Area or one acre in area,
whichever is greater, and shall have a minimum dimension of 150 feet. Park acreage shall be exclusive
of existing or new rights-of-way, development sites, or setback areas. A neighborhood park shall
satisfy some or all of the requirements of the Park Dedication Ordinance, as prescribed by the
Recreation Element of the General Plan.
LU 6.15.14 Location
Require that each neighborhood park is clearly public in character and is accessible to all residents of
the neighborhood. Each park shall be surrounded by public streets on at least two sides (preferably
with on-street parking to serve the park), and shall be linked to residential uses in its respective
neighborhood by streets or pedestrian ways.
LU 6.15.15 Aircraft Notification
Require that all neighborhood parks be posted with a notification to users regarding proximity to John
Wayne Airport and aircraft overflight and noise.
LU 6.15.16 Standards
Require developers of multi-family residential developments on parcels 8 acres or larger to provide
on-site recreational amenities. For these developments, 44 square feet of on-site recreational
amenities shall be provided for each dwelling unit in addition to the requirements under the City’s
Park Dedication Ordinance and in accordance with the Parks and Recreation Element of the General
Plan. On-site recreational amenities can consist of public urban plazas or squares where there is the
capability for recreation and outdoor activity. These recreational amenities may also include
swimming pools, exercise facilities, tennis courts, and basketball courts. Where there is insufficient
land to provide on-site recreational amenities, the developer shall be required to pay cash in-lieu that
would be used to develop or upgrade nearby recreation facilities to offset user demand as defined in
the City’s Park Dedication Fee Ordinance. The acreage of on-site open space developed with
residential projects may be credited against the parkland dedication requirements where it is
accessible to the public during daylight hours, visible from public rights-of-way, and is of sufficient size
to accommodate recreational use by the public. However, the credit for the provision of on-site open
space shall not exceed 30 percent of the parkland dedication requirements.
LU 6.15.17 Street and Pedestrian Grid
Create a pattern of streets and pedestrian ways that breaks up large blocks, improves connections
between neighborhoods and community amenities, and is scaled to the predominantly residential
character of the neighborhoods.
LU 6.15.18 Walkable Streets
Retain the curb-to-curb dimension of existing streets, but widen sidewalks to provide park strips and
generous sidewalks by means of dedications or easements. Except where traffic loads preclude fewer
lanes, add parallel parking to calm traffic, buffer pedestrians, and provide short-term parking for
visitors and shop customers.
LU 6.15.19 Connected Streets
Require dedication and improvement of new streets as shown on Figure LU23. The illustrated
alignments are tentative and may change as long as the routes provide the intended connectivity. If
traffic conditions allow, connect new and existing streets across Macarthur Boulevard with signalized
intersections, crosswalks, and pedestrian refuges in the median.
LU 6.15.20 Pedestrian Improvements
Require the dedication and improvement of new pedestrian ways as conceptually shown on Figure
LU23. The alignment is tentative and may change as long as the path provides the intended
connectivity. For safety, the full length of pedestrian ways shall be visible from intersecting streets. To
maintain an intimate scale and Land Use Element Newport Beach General Plan 3-111 to shade the
path with trees, pedestrian ways should not be sized as fire lanes. Pedestrian ways shall be open to
the public at all hours.
LU 6.15.21 Required Spaces for Primary Uses
Consider revised parking requirements that reflect the mix of uses in the neighborhoods and overall
Airport Area, as well as the availability of on-street parking.
LU 6.15.22 Building Massing
Require that high-rise structures be surrounded with low- and mid-rise structures fronting public
streets and pedestrian ways or other means to promote a more pedestrian scale.
LU 6.15.23 Sustainable Development Practices
Require that development achieves a high level of environmental sustainability that reduces pollution
and consumption of energy, water, and natural resources. This may be accomplished through the mix
and density of uses, building location and design, transportation modes, and other techniques.
Among the strategies that should be considered are the integration of residential with jobs-
generating uses, use of alternative transportation modes, maximized walkability, use of recycled
materials, capture and re-use of storm water on-site, water conserving fixtures and landscapes, and
architectural elements that reduce heat gain and loss.
ATTACHMENT B
kimley‐horn.com 765 The City Drive, Suite 200, Orange, CA 92868 714 939 1030
May 18, 2020
Mr. James Campbell
Deputy Director
City of Newport Beach
Community Development Department
100 Civic Center Drive
Newport Beach, CA 92660
Subject: Environmental Services for the Residences at Koll Center Project
Dear Mr. Campbell:
Thank you for the opportunity to work with the City of Newport Beach on the proposed Residences
at Koll Center Project. The Picerne Group has submitted an application to the City for the
consideration of a 312‐unit apartment development on approximately 12.7 acres of Koll Center
Newport. As a part of the City’s project team, Kimley‐Horn will assist the City in the preparation of
California Environmental Quality Act (CEQA) documentation for the proposed project.
Our proposed scope of work and estimated fee proposal assumes the preparation of an Addendum
to the City of Newport Beach 2007 General Plan Update Environmental Impact Report (EIR). The City
recognizes that should the facts, including the technical documentation, find that the project will have
one or more significant effects not discussed in the General Plan EIR or significant effects previously
examined will be substantially more severe than shown in the General Plan EIR, then an Addendum
would not be appropriate and either an Initial Study leading to a Mitigated Negative Declaration
(IS/MND) or an EIR would be required.
Our proposed scope of work is provided as Attachment A. Thank you for your consideration of this
proposal. Please contact Dana at (714) 786‐6128 or dana.privitt@kimley‐horn.com should you have
questions.
KIMLEY‐HORN AND ASSOCIATES, INC.
Dana C. Privitt, AICP Jason Melchor, P.E. (No. 65218)
Associate Associate
dana.privitt@kimley‐horn.com jason.melchor@kimley‐horn.com
714.786.6128 714.705.1331
Jason Melchor is an official authorized to bind the firm. This statement of qualification is valid for ninety (90)
days.
Attachment A: Scope of Work
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Attachment A
Scope of Work
Technical Analysis Peer Review
Our scope of work assumes that the following reports and technical documentation will be provided to
Kimley‐Horn for our review and incorporation into the Addendum. All studies and documentation should
identify assumptions and methodology.
Phase I Environmental Site Assessment
Geotechnical Feasibility Study
Parking Assumptions
Hydrology, Drainage, and Preliminary Water Quality Management Plan (WQMP)
Utility Infrastructure Plans
Capacity Availability for Wet and Dry Utilities, including the Irvine Ranch Water District
Preliminary Sub‐Area Master Plan Addendum
Visual Simulations and/or Renderings
Upon receipt of the draft technical reports, Kimley‐Horn will review each technical report before it is
incorporated into the Addendum. Our review will focus on the adequacy of the reports for CEQA purposes,
consistency among reports, and accurate representation of project‐related information. Written
comments on the technical reports will be provided to the City, as necessary. Kimley‐Horn’s will review
the revised reports.
Deliverables. All deliverables in this scope of work will be submitted electronically unless otherwise
noted.
Review of draft technical reports (one round of review is assumed)
Review of revised technical reports (one round of review is assumed)
Addendum Document
Project Description. Based on information provided by the City and the Applicant, Kimley‐Horn will
prepare the Project Description that articulates the characteristics of the project. The draft Project
Description will be provided to the City for review prior to preparation of technical analyses by Kimley‐
Horn to ensure concurrence with the key elements of the project that will be carried through into the
analyses.
Air Quality Assessment. The air quality analysis will quantify fugitive dust and equipment exhaust
emissions from construction activities using the California Emissions Estimator Model (CalEEMod) in
accordance with South Coast Air Quality Management District (SCAQMD) guidance and methodologies.
The air pollutant emissions during construction and operations will be compared to the SCAQMD
thresholds of significance. The significance of air quality impacts will be determined in comparison to
applicable significance thresholds and to the findings of the General Plan EIR. Applicable General Plan
policies and standard conditions will be identified.
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Greenhouse Gas Emissions Assessment. Kimley‐Horn will prepare an inventory of the GHG emissions (i.e.,
nitrous oxide, methane, and carbon dioxide) from project construction and operations. The emissions
inventory will be compiled using CalEEMod. GHG emissions will be assessed against SCAQMD draft
project‐level thresholds and consistency with applicable GHG reduction plans including applicable City
policies, and other applicable regional/ statewide GHG emissions reduction strategies. The significance of
GHG impacts will be determined in comparison to applicable significance thresholds and to the findings
of the General Plan EIR. Applicable General Plan policies and standard conditions will be identified.
Noise Assessment. Kimley‐Horn will prepare a technical noise analysis to evaluate the new construction
assumptions, duration, earthwork and excavation volumes, and construction equipment proximity to the
adjacent uses. Kimley‐Horn will identify any aspects of the project that are proposed to reduce noise. The
noise analysis will evaluate noise‐generating activities associated with the proposed project relative to
impacts identified in the General Plan EIR. The significance of noise impacts will be determined in
comparison to applicable significance thresholds and to the findings of the General Plan EIR. Applicable
General Plan policies and standard conditions will be identified. This scope of work excludes field noise
monitoring.
Traffic Assessment. Transportation Assessment Kimley‐Horn will prepare a level of service Traffic Impact
Analysis Technical Report in accordance with the City of Newport Beach traffic analysis requirements
including the Traffic Phasing Ordinance (TPO). Preparation of a Vehicle Miles Traveled (VMT) analysis is
not assumed in the scope of work. The proposed traffic scope of work is summarized below and will be
subject to modification based on a scoping agreement with the City. The report will be summarized in the
Addendum.
Review site plan, including building square footages and uses, site layout, site driveways, parking
supply, and any other site features that will affect the traffic analysis.
Evaluate potential project impacts at 29 intersections: 17 intersections in the City of Newport
Beach, 12 intersections in the City of Irvine, and 2 Caltrans intersections. This scope of work
assumes the availability of traffic counts.
Summarize operating conditions at the study intersections for the following scenarios:
Existing Conditions
Existing Plus Project
TPO Opening Year
TPO Opening Year Plus Project
CEQA Opening Year
CEQA Opening Year Plus Project
General Plan Buildout
General Plan Buildout Plus Project
Develop project trip generation estimates for the proposed project, using the Institute of
Transportation Engineers (ITE) Trip Generation Manual (10th Edition).
Develop trip distribution assumptions for the project traffic, based on likely origins and
destinations of residents and employees.
Identify any project impacts and applicable policies and standard conditions. The traffic study will
address the impacts of a single development scenario. Analysis of project alternatives, phased
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development, additional analysis scenarios, or revised analysis to address revisions to the site plan
are not assumed.
Evaluate site access points, on‐site circulation, and parking lot layout. We will identify any
recommended improvements to the site circulation to achieve efficient traffic flows to, from, and
through the site.
Aesthetics and Visual Resources. Changes in the visual character of the project will be addressed
qualitatively using information provided by the Applicant. This scope of work assumes that visual
simulations and/or renderings, if deemed necessary by the City, would be provided by the Applicant. The
project’s compliance with applicable development standards to minimize or preclude potential adverse
impacts will be addressed. As such, the project’s compatibility with respect to massing, height, and
building materials with the surrounding area will be evaluated.
Agriculture and Forestry Resources; Mineral Resources. The proposed project would not impact
agricultural, forestry, or mineral resources. The project site is in a developed urban area. The General Plan
and the Farmland Mapping and Monitoring Program of the California Resources Agency will be referenced
to note that the site contains no Prime Farmland, Unique Farmland, Farmland of Statewide Importance,
or Forestry Resources, and that the site contains no mineral resources.
Biological Resources. The proposed project site is currently developed. The only vegetation is limited to
ornamental trees; existing documentation will be used. This scope of work does not assume a biological
assessment is required. The resources on the project will be addressed to ensure compliance with the
analysis and requirements set forth in the General Plan EIR.
Cultural Resources. The project does not propose the demolition of existing structures other than
pavement on the project site. The project does not require a General Plan Amendment nor does it include
a Specific Plan, both which trigger agency to agency consultations under Senate Bill (SB) 18 between
Native American groups affiliated with the project area. Additionally, because an Addendum is proposed,
Assembly Bill (AB) 52 does not apply. The Addendum will use available literature review/records search
with respect to archaeological resources. The Addendum will address any potential impacts to cultural
resources associated with excavation activities and identify policies provided in the General Plan EIR and
standard provisions of the City.
Geology, Soils, and Paleontological Resources. The proposed project would include surface grading and
excavation to prepare the site for construction. This scope of work assumes that the Geotechnical Report
provided by the Applicant, in addition to currently available information, will be adequate to assess the
project for potential for impacts associated with seismic activity and site‐specific soils/geotechnical
conditions. The Addendum will use available literature review/records search with respect to
paleontological resources. The Addendum will address any potential impacts to geotechnical and
paleontological resources associated with excavation activities and identify policies provided in the
General Plan EIR and standard provisions of the City.
Hazards and Hazardous Materials. Kimley‐Horn staff will review and summarize the findings of the
Applicant’s Phase I Environmental Site Assessment (ESA) and address consistency with General Plan
findings.
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Hydrology and Water Quality. Given the project site is already covered by impervious surfaces, the project
is not anticipated to result in a substantial increase in storm water runoff. Based on the Surface Drainage
Study and Preliminary Water Quality Management Plan (WQMP) provided by the Applicant, the
Addendum will address the project’s potential impacts on the existing local drainage system and
hydrology of the area, as well as potential surface and groundwater quality impacts. The mitigation
program will be designed to conform to Regional Water Quality Control Board (RWQCB) standards for
construction site erosion and sediment control and will include best management practices (BMPs) as well
as any City‐specific requirements.
Land Use and Planning. The Land Use and Planning section will address both the physical changes to the
project site and surrounding area associated with project implementation and the proposed project’s
consistency with applicable plans and policies. The review will be based, in part, upon the Applicant’s
project application as well as City ordinances and policies, including but not limited to the City General
Plan and General Plan EIR, and the City’s development standards. It is our understanding that as a part of
the Project, an amendment to the Koll Center Newport Planned Community Development Plan (PC‐15
Koll Center) is required. As a part of the analysis, Kimley‐Horn will provide an assessment of the
consistency of the proposed project with the Airport Environs Land Use Plan (AELUP) based on Section
21670(a)(2) of the Public Utilities Code and the General Plan.
Population and Housing. The Addendum will discuss potential impacts associated with changes in
population and housing anticipated by the implementation of the proposed project. The focus of the
analysis will be a comparison of the amount and type of growth anticipated with implementation of the
proposed project with the growth projected in the General Plan, and the policies addressing growth in the
City’s planning documents. In addition, the analysis will consider consistency with the goals and policies
of the Housing Element of the General Plan.
Public Services, Facilities, and Utilities. The utilities analysis will be based on information obtained by
coordinating with the respective agencies and information provided by the Applicant responsible for
addressing the provision of wet and dry utilities to the project site. Using this information, Kimley‐Horn
will assess whether the increase could have significant impacts. The evaluation will focus on the potential
need to extend or expand utilities and the increased demand on services, including fire and police
protection. We will evaluate the ability of the project to receive adequate service based on applicable City
standards; where services cannot be adequately met, these deficiencies will be identified.
Following the review of the Draft Addendum by the City, Kimley‐Horn will revise the Addendum to
incorporate all comments. The revised document will be provided in a version that shows all revisions in
track‐change for ease of review as well as a “clean” version of the revised document. If substantial new
analysis is requested that has not previously been prepared or considered in the Addendum, and/or
substantive changes to the Project Description are required to address comments from the City or
Applicant, a budget augment will be required.
Kimley‐Horn will also prepare and file the Notice of Determination (NOD) with the Orange County Clerk‐
Recorder within five working days of action on the project. This scope of work assumes that the City will
provide us with receipt of prior payment of California Department of Fish and Wildlife (CDFW) fees as a
part of the City’s approval of the General Plan Update.
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Deliverables
Project Description (one round of review is assumed)
Traffic Impact Analysis (two rounds of review are assumed)
Addendum (three rounds of review are assumed)
15 print copies of Addendum with appendices on CD or USB flash drives.
Notice of Determination
Project Management, Administration, Meetings, and Hearings
Kimley‐Horn will maintain regular communications with the City to ensure compliance with the scope of
work, budget, and schedule and to disseminate project information in a timely manner. This coordination
will include email communications and conference calls with the City. For cost purposes, we have assumed
weekly communication and two public hearings. Participation in and attendance at additional meetings,
conference calls, or public hearings and/or the need for additional management efforts exceeding the
budget will require an amendment or would be billed on a time‐and materials basis.
Deliverables
Weekly communication with City staff
Participation in two public hearings
Fee Estimate
Professional Fee Estimate $119,250.00
Estimated Direct Expenses 400.00
TOTAL FEE ESTIMATE $119,650.00
Kimley‐Horn will not exceed the total maximum lump sum labor fee shown without authorization from
the City.
ATTACHMENT C