HomeMy WebLinkAboutPA2022-062_20220318_ApplicationPA2022-062
I:\Users\CDD\Shared\Admin\Planning_Division\Current_Templates\Office Use Only Form Updated 01/27/2020
2700-5000 Acct.
Deposit Acct. No. ________________________
For Deposit Account:
Fee Pd: _______________________________________
Receipt No: ____________________________
FOR OFFICE USE ONLY
Date Filed: _______________________
APN No: __________________________
Council District No.: _________________
General Plan Designation: ____________
Zoning District: _____________________
Coastal Zone: Yes No Check #: __________
Visa MC Amex # ____________
CDM Residents Association and Chamber
Community Association(s): _______________________ Development No: __________________________
_____________________________________________ Project No: ________________________________
_____________________________________________ Activity No: _______________________________
Related Permits: ___________________________
Remarks:
________________________________________________________________________________________
PROJECT SUMMARY
March 10, 2022
Liz Westmoreland, Associate Planner
City of Newport Beach
100 Civic Center Drive
P.O. Box 1768
Newport Beach, CA 92658
Project: Newport Village
Inland/North Parcel: 2000 - 2244 West Coast Highway
Bayside/South Parcel: 2001 - 2241 West Coast Highway
Dear Planning Staff,
Enclosed please find the Preliminary Application for Residential Development for the Newport
Village Project. In addition to the drawing set, below and attached, is the information required
in the City’s application checklist pursuant to the requirements California Government Code
Section 65941.1.
As the documents illustrate in further detail, this project is greater than 2/3rds residential uses.
The residential portion of the project incorporates affordable dwelling units and makes use of
the State Density Bonus law, including waivers, concessions and incentives as allowed by State
law and the Municipal Code. Development standard waivers under Government Code Section
65915 are noted and described in the plan set.
The new project, as outlined in the plans, consists of 17 Condominium units, 181 Apartment
units (including the affordable units), 19,940 GSF of General Retail Area, 22,285 GSF of Food and
Beverage (restaurant/cafe uses), and 20,310 GSF of office area.
In addition to the plan set provided, we have included a brief description of the new site plan
below.
Inland/North Parcel: 2000 - 2244 West Coast Highway
The 5.3-acre North Parcel will maintain the existing two-story office building at 2244 W Coast
Hwy, and provide the required West Coast Highway dedication. The North Parcel includes five
new structures; including three single story retail structures fronting WCH, one three-story
residential building in the northwest corner, and one four-story over basement mixed-use
building. The pad retail buildings along WCH and the mixed-use building form a pedestrian
friendly village like retail atmosphere, complete with outdoor dining, planting, and pedestrian
space that is setback from WCH. The North Parcel uses include apartment units, residential
PA2022-062
Liz Westmoreland / 16005
March 10 2022 Page 2 of 5
amenity space, office, general retail, a blend of food and beverage typologies (fine dining, casual dining, grab and
go), and code-compliant parking.
The project provides one main entry vehicular curb cut. A proposed yellow striped “bulb in” is located at the
southeast corner of the site for limited commercial deliveries (note, this is outside the dedication and does not
affect WCH striping). Once on the site, an expanded drop off zone serves passenger loading and unloading. The
drop of zone has multiple lanes to allow bypassing of vehicles. Beyond the drop off zone is a vehicular gate,
limiting access to the entry drive to residential tenants and emergency access. A hammerhead turnaround is
located at the terminus of the entry drive for fire department use. An easement for the storm line is located under
the entry drive. Access to the residential garages occurs towards the rear of the site, off the entry drive, and
separate from the guest serving vehicular circulation.
Bayside/South Parcel: 2001 - 2241 West Coast Highway
The 4.1 acre South Parcel is located between West Coast Highway and the Lower Newport Bay. The site plan
maintains the existing structure at 2241 West Coast Highway containing A’maree’s. The South Parcel includes
three new structures; a three story parking structure located at the western property line, a single story (split-
level) retail structure over below-grade parking in the center of the site, and a three story mixed-use building
which includes residential, office, retail and dining, and semi-below-grade parking. The project also includes
improvements to the existing marina. The multiple structures are located on the site to promote waterfront views
and form a pedestrian friendly village like retail atmosphere. The South Parcel uses include condominium units,
residential amenity space, office, general retail, a blend of food and beverage typologies (fine dining, casual dining,
grab and go), and code compliant parking.
The South Parcel provides three curb cuts. The curb cut at the center of the property is for all incoming traffic.
There are two curb cuts on the western side of the site, one for right hand egress only from the garage and one for
emergency vehicle egress only. Once vehicles enter the site from the central curb cut, there are two drop off zones
provided; serving the residential and commercial uses separately. An easement provided for the storm line which
is located through the middle of the site.
Infrastructure
The Project would install a new 42-inch storm drain that would follow a similar alignment to the existing 24-inch
storm drain and convey flows from on-site as well as from the 15-inch and 24-inch storm drain lines that flow into
the North Parcel from off-site. A 25-foot-wide utility easement would be provided to the City for future access and
maintenance.
Potable water is provided to the project site by the City of Newport Beach. The North Parcel would connect to the
existing 6-inch water main within the northbound side of West Coast Highway through the installation of domestic
and fire water lines. The Project’s South Parcel would connect to the existing 8-inch water main within the
southbound side of West Coast Highway.
There are three fire hydrants fronting the North Parcel and three fronting the South Parcel. Two additional fire
hydrants are anticipated to be required to serve the project site.
PA2022-062
Liz Westmoreland / 16005
March 10 2022 Page 3 of 5
The project proposed wastewater to discharge into the existing City public sewer systems. On the North Parcel,
flows will discharge into the existing 8-inch City sewer lateral, which connects to the OCSD 20-inch sewer main.
The South Parcel flows will go southeasterly to the existing 8-inch City sewer main, which currently drains toward
the OCSD 12-inch sewer main in PCH, then to Rocky Point Pump Station.
The Project includes the installation of three transformers within the North Parcel and two within the South Parcel.
The Project would tie into the existing gas lines on both sides of the West Coast Highway right-of-way.
The following responds to the specific requirements of the Preliminary Application for Residential Development:
Specific Location of the Project
The project site is comprised of two parcels located along the Coast Highway, within the Mariner’s Mile Corridor.
One parcel is located to the north of Coast Highway; the other is located to the south of Coast Highway, adjacent
to Newport Bay.
The site addresses are 2429-2001 Coast Highway & 2244-2000 Coast Highway
APN Nos. 049-150-16; 049-150-18; 049-150-21; 049-150-26; 049-150-29; 425-471-26; 425-471-27
The legal description is attached.
All existing uses on the project site and identification of major physical alterations to the property on which the project is to be located.
The site is fully developed and currently occupied by a variety of uses, including offices, marine/boat sales, a Duffy
Boat rental shop, parking lots, retail shops, service uses, and boat docks. The drawing set describes the physical
alternations to the project site.
A site plan showing the location on the property, elevations showing design, color, and material, and the
massing, height, and approximate square footage, of each building that is to be occupied. Plans shall be
dimensioned to show compliance with the applicable code provisions.
See the drawing set provided.
The proposed land uses, including the number of units and square feet of residential and nonresidential
development, as permitted by the zone.
See the drawing set provided.
The proposed number of parking spaces.
See the drawing set provided.
Any proposed point sources of air or water pollutants.
There are no proposed point sources of air or water pollutants associated with the project.
Any species of special concern known to occur on the property.
There are no species of special concern known to occur on the property.
Whether a portion of the property is located within any of the following:
• A very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection
pursuant to Section 51178.
No.
• Wetlands, as defined in the United States Fish and Wildlife Service Manual, Part 660 FW 2 (June 21,
1993).
PA2022-062
Liz Westmoreland / 16005
March 10 2022 Page 4 of 5
No.
•A hazardous waste site that is listed pursuant to Section 65962.5 or a hazardous waste site designated
by the Department of Toxic Substances Control pursuant to Section 25356 of the Health and Safety
Code.
No.
•A special flood hazard area subject to inundation by the 1 percent annual chance flood (100-year flood)as determined by the Federal Emergency Management Agency in any official maps published by the
Federal Emergency Management Agency.
The southern parcel, located adjacent to Newport Bay, has been mapped by FEMA to be primarily in Zone
X, with no base flood elevation. A small portion of this southern parcel is in the Shaded Zone X with a 1%
annual chance of flooding of less than 1 foot. The adjacent Newport Bay channel is mapped in the AEZone with a base flood elevation of +8 feet NAVD88.
•A delineated earthquake fault zone as determined by the State Geologist in any official maps published
by the State Geologist, unless the development complies with applicable seismic protection building
code standards adopted by the California Building Standards Commission under the California Building
Standards Law (Part 2.5 (commencing with Section 18901) of Division 13 of the Health and Safety
Code), and by any local building department under Chapter 12.2 (commencing with Section 8875) of
Division 1 of Title 2.
The project site is not located within a delineated earthquake fault zone. No known active faults are
mapped on the site. Two major faults (the Newport-Inglewood Fault Zone and the San Joaquin Hills Blind
Thrust Fault) are located within a few miles of the site. The site is located in an area that has been
identified by the State of California as being potentially susceptible to liquefaction.
•A stream or other resource that may be subject to a streambed alteration agreement pursuant to
Chapter 6 (commencing with Section 1600) of Division 2 of the Fish and Game Code.
No.
•The Coastal Land Use Plan of the Local Coastal Program of the City of Newport Beach, prepared in
accordance with the California Coastal Act of 1976.The project site is located within the Coastal Land Use Plan of the Local Coastal Program of the City of
Newport Beach.
•Any historic or cultural resources known to exist on the property.
The Stuft Shirt/ A'maree's building at 2241 West Coast Highway is a historic resource.
The number of proposed below market rate units and their affordability levels.
See the drawing set – 9 affordable units are included for Very-Low Income Households.
The number of bonus units and any incentives, concessions, waivers, or parking reductions requested pursuant
to Section 65915.
See the drawing set G0.05 – the project is proposing a set aside of 5% affordable units for Very-Low Income
Households in exchange for a 20% density bonus. The 20% density bonus equates to 33 units, bring the total
allowable unit count to 198. Parking is provided above State Required levels as permitted by State law (ie 1:1 for
studio and 1-bed and 1.5:1 for 2 and 3 bedroom units). Waivers are described in the drawing set.
Whether any approvals under the Subdivision Map Act, including, but not limited to, a parcel map, a tentative
map, or a condominium map, are being requested.
The project would request approval of a tentative tract map and a map for condominium purposes.
The number of existing residential units on the project site that will be demolished, including if any are below
market rate units and their affordability levels. Include whether each existing unit on the project site is occupied
or unoccupied.
No residential units are being demolished.
A site map showing a stream or other resource that may be subject to a streambed alteration agreement
PA2022-062
Liz Westmoreland / 16005
March 10 2022 Page 5 of 5
pursuant to Chapter 6 (commencing with Section 1600) of Division 2 of the Fish and Game Code and an aerial
site photograph showing existing site conditions of environmental site features that would be subject to regulations by a public agency, including creeks and wetlands.
There are no streams or other resources on the project site that may be subject to a streambed alteration
agreement. The project site is adjacent to the Newport Bay. An aerial site photograph showing existing site
conditions, including the location of Newport Bay vis-à-vis the project site, is attached to this application.
The location of any recorded public easement, such as easements for storm drains, water lines, and other public
rights of way
The existing condition survey is included in the drawing set.
An electronic copy of all the above submittal items are required to be submitted in electronic format (i.e., USB
flash drive or CD-ROM) as determined by the Planning Division prior to application submittal.
A link to download the digital files will be provided.
Thank you,
Zach Prowda
Associate Principal, BAR Architects
cc: Owners, Sean Matsler
encl: Drawing Set, Project Application path: Z:\16005 Ardell Newport Beach\3 REGULATORY\3.10 City + County\3.11 Planning Department\220309 SB330 App\220310 NV SB330 Prelim App.docx
PA2022-062
PA2017-253PA2022-062
Aerial Site Photograph Showing Existing Site Conditions
PA2022-062
PRELIMINARY REPORT Fidelity National Title Company
Your Reference: Order No.: 997-30004421-JV1
CLTA Preliminary Report Form – Modified (11/17/06)Page 3
EXHIBIT A
LEGAL DESCRIPTION
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF NEWPORT BEACH IN THE COUNTY
OF ORANGE, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:
PARCEL A:
THE NORTHWESTERLY 100.78 FEET OF THE SOUTHEASTERLY 600.78 FEET OF LOT “A” OF TRACT NO. 919,
IN THE CITY OF NEWPORT BEACH, AS PER MAP RECORDED IN BOOK 29, PAGES 31 THROUGH 34,
INCLUSIVE OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF ORANGE COUNTY,
CALIFORNIA, SAID 600.78 FEET AND SAID 100.78 FEET BEING MEASURED ALONG THE NORTHEASTERLY
LINE OF THE CALIFORNIA STATE HIGHWAY AS SHOWN ON SAID MAP, AND THE NORTHWESTERLY LINE
AND THE SOUTHEASTERLY LINE OF SAID NORTHWESTERLY 100.78 FEET BEING PARALLEL WITH THE
SOUTHEASTERLY LINE OF SAID LOT “A”.
EXCEPT THE NORTHEASTERLY RECTANGULAR 150 FEET THEREOF.
APN: 425-471-26
PARCEL B:
PARCEL 1B:
THE NORTHWESTERLY 100.00 FEET OF THE SOUTHEASTERLY 800.00 FEET OF LOT H OF TRACT NO. 919, AS
SHOWN ON A MAP RECORDED IN BOOK 29, PAGES 31 TO 34 INCLUSIVE OF MISCELLANEOUS MAPS,
RECORDS OF ORANGE COUNTY, CALIFORNIA; SAID FOOTAGE BEING MEASURED ALONG THE
SOUTHWESTERLY LINE OF SAID LOT H AND THE NORTHWESTERLY AND SOUTHEASTERLY LINES OF
SAID 100.00 FEET BEING PARALLEL WITH THE NORTHWESTERLY OF SAID LOT H.
PARCEL 2B:
THE NORTHWESTERLY 100.00 FEET OF THE SOUTHEASTERLY 700.00 FEET OF LOT H OF TRACT NO. 919, AS
SHOWN ON A MAP RECORDED IN BOOK 29, PAGES 31 TO 34 INCLUSIVE OF MISCELLANEOUS MAPS,
RECORDS OF ORANGE COUNTY, CALIFORNIA; SAID FOOTAGE BEING MEASURED ALONG THE
SOUTHWESTERLY LINE OF SAID LOT H AND THE NORTHWESTERLY AND SOUTHEASTERLY LINES OF
SAID 100.00 FEET BEING PARALLEL WITH THE NORTHWESTERLY OF SAID LOT H.
PARCEL 3B:
THE NORTHWESTERLY 100.00 FEET OF THE SOUTHEASTERLY 600.00 FEET OF LOT H OF TRACT NO. 919, AS
SHOWN ON A MAP RECORDED IN BOOK 29, PAGES 31 TO 34 INCLUSIVE OF MISCELLANEOUS MAPS,
RECORDS OF ORANGE COUNTY; CALIFORNIA; SAID FOOTAGE BEING MEASURED ALONG THE
SOUTHWESTERLY LINE OF SAID LOT H AND THE NORTHWESTERLY AND SOUTHEASTERLY LINES OF
SAID 100.00 FEET BEING PARALLEL WITH THE NORTHWESTERLY OF SAID LOT H.
PARCEL 4B:
THE NORTHWESTERLY 100.00 FEET OF THE SOUTHEASTERLY 500.00 FEET OF LOT H OF TRACT NO. 919. AS
SHOWN ON A MAP RECORDED IN BOOK 29, PAGES 31 TO 34 INCLUSIVE OF MISCELLANEOUS MAPS,
RECORDS OF ORANGE COUNTY, CALIFORNIA; SAID FOOTAGE BEING MEASURED ALONG THE
SOUTHWESTERLY LINE OF SAID LOT H AND THE NORTHWESTERLY AND SOUTHEASTERLY LINES OF
SAID 100.00 FEET BEING PARALLEL WITH THE NORTHWESTERLY OF SAID LOT H.
APN: 049-150-26
PA2022-062
PRELIMINARY REPORT Fidelity National Title Company
Your Reference: Order No.: 997-30004421-JV1
EXHIBIT A
(Continued)
CLTA Preliminary Report Form – Modified (11/17/06)Page 4
PARCEL C:
PARCEL 1C:
THE NORTHWESTERLY 200 FEET OF THE SOUTHEASTERLY 300 FEET OF LOT H OF TRACT NO. 919, AS
SHOWN ON A MAP RECORDED IN BOOK 29, PAGES 31 THROUGH 34, INCLUSIVE OF MISCELLANEOUS
MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA, SAID FOOTAGE BEING MEASURED ALONG THE
SOUTHWESTERLY LINE OF SAID LOT H AND THE NORTHWESTERLY AND SOUTHEASTERLY LINES OF
SAID 200 FEET BEING PARALLEL WITH THE NORTHWESTERLY LINE OF SAID LOT H.
PARCEL 2C:
BEGINNING AT THE POINT OF INTERSECTION OF THE NORTHEASTERLY LINE OF LOT H OF TRACT NO. 919,
AS SHOWN ON A MAP RECORDED IN BOOK 29, PAGES 31 THROUGH 34, INCLUSIVE OF MISCELLANEOUS
MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA, WITH THE SOUTHEASTERLY LINE OF THE PARCEL
OF LAND DESCRIBED IN DEED TO MARGUERITE MACCULLOCH, RECORDED IN BOOK 663, PAGE 192 OF
OFFICIAL RECORDS OF ORANGE COUNTY, CALIFORNIA; THENCE NORTH 28°57’40” EAST ALONG SAID
SOUTHEASTERLY LINE 1.62 FEET TO A POINT IN THE SOUTHWESTERLY LINE OF THE 100-FOOT STRIP OF
LAND DESCRIBED IN DEED FROM LA HABRA VALLEY LAND AND WATER COMPANY TO THE STATE OF
CALIFORNIA, RECORDED IN BOOK 401, PAGE 219 OF OFFICIAL RECORDS OF ORANGE COUNTY,
CALIFORNIA; THENCE NORTH 48°57’23” WEST ALONG SAID SOUTHWESTERLY LINE 11.24 FEET TO A POINT
IN THAT CERTAIN CURVE CONCAVE SOUTHWESTERLY, HAVING A RADIUS OF 960 FEET IN THE SAID
NORTHEASTERLY LINE OF LOT H (THE CENTER OF SAID CURVE BEARS SOUTH 48°43’08” WEST FROM SAID
LAST MENTIONED POINT); THENCE SOUTHEASTERLY ALONG SAID CURVE HAVING A RADIUS OF 960
FEET, THROUGH AN ANGLE OF 0°41’51” A DISTANCE OF 11.69 FEET TO THE POINT OF BEGINNING.
APN: 049-150-21
PARCEL D:
THE SOUTHEASTERLY 500.00 FEET OF LOT A OF TRACT NO. 919 AS SHOWN ON A MAP RECORDED IN BOOK
29, PAGES 31, 32, 33 AND 34 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA,
SAID 500.00 FEET BEING MEASURED ALONG THE NORTHEASTERLY LINE OF THE CALIFORNIA STATE
HIGHWAY AS SHOWN ON SAID MAP, THE NORTHWESTERLY LINE THEREOF BEING PARALLEL WITH THE
SOUTHEASTERLY LINE OF SAID LOT A.
EXCEPTING THEREFROM, THE NORTHEASTERLY 150.00 FEET.
APN: 425-471-27
PARCEL E:
THE NORTHWESTERLY 100 FEET OF THE SOUTHEASTERLY 400 FEET OF LOT “H” OF TRACT NO. 919, IN THE
CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A MAP
RECORDED IN BOOK 29, PAGES 31 THROUGH 34, INCLUSIVE OF MISCELLANEOUS MAPS, RECORDS OF
ORANGE COUNTY, CALIFORNIA, SAID FOOTAGE BEING MEASURED ALONG THE SOUTHWESTERLY LINE
OF SAID LOT “H” AND THE NORTHWESTERLY AND SOUTHEASTERLY LINES OF SAID 100 FEET BEING
PARALLEL WITH THE NORTHWESTERLY LINE OF SAID LOT “H”.
APN: 049-150-16
PARCEL F:
PA2022-062
PRELIMINARY REPORT Fidelity National Title Company
Your Reference: Order No.: 997-30004421-JV1
EXHIBIT A
(Continued)
CLTA Preliminary Report Form – Modified (11/17/06)Page 5
PARCEL 1, OF PARCEL MAP 87-159, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF
CALIFORNIA, AS SHOWN ON A MAP FIELD IN BOOK 239, PAGES 21 THROUGH 23 OF PARCEL MAPS,
RECORDS OF SAID COUNTY.
APN: 049-150-29
PARCEL G:
THAT PORTION OF LOT H AND STREET ADJOINING AS CONVEYED IN DEED FROM THE STATE OF
CALIFORNIA RECORDED JUNE 19, 1935 IN BOOK 758, PAGE 287 OF OFFICIAL RECORDS, OF TRACT NO. 919,
RECORDED IN BOOK 29, PAGES 31 THROUGH 34, INCLUSIVE OF MISCELLANEOUS MAPS, IN THE OFFICE OF
THE COUNTY RECORDER OF SAID ORANGE COUNTY, DESCRIBED AS FOLLOWS:
BEGINNING AT THE MOST SOUTHERLY CORNER OF SAID LOT H; RUNNING THENCE NORTH 61°00’ WEST
ALONG THE SOUTHWESTERLY LINE OF SAID LOT H, 100 FEET TO A POINT; THENCE NORTH 29° EAST ON A
LINE PARALLEL WITH THE WESTERLY BOUNDARY LINE OF SAID LOT H TO A POINT ON THE
SOUTHWESTERLY LINE OF THE CALIFORNIA COAST HIGHWAY AS DESCRIBED IN THE DEED TO THE
STATE OF CALIFORNIA, RECORDED JULY 17, 1930 IN BOOK 401, PAGE 219 OF OFFICIAL RECORDS; THENCE
SOUTHEASTERLY ALONG THE SOUTHWESTERLY LINE OF SAID CALIFORNIA COAST HIGHWAY AS
DESCRIBED IN SAID DEED, TO THE INTERSECTION WITH THE NORTHEASTERLY EXTENSION OF THE
SOUTHEASTERLY LINE OF SAID LOT H; AND THENCE SOUTH 39°43’30” WEST TO A POINT OF BEGINNING.
APN: 049-150-18
PA2022-062