HomeMy WebLinkAboutPA2022-0258_20221123_Incomplete 1500 Quail Preliminary Application 11-23-2022Tmplt. 02/09/11
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
November 23, 2022
Sean Matsler
3121 Michelson Drive Suite 200
Irvine, CA 92612
smatsler@coxcastle.com
Application No. Preliminary Application for Residential Development
at 1500 Quail Street (PA2022-0258)
Address 1500 Quail Street
Please be advised that after reviewing the subject application, 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 (Please note
that a number of the following items can be addressed by a letter):
1. Project Description. Please include a detailed project description addressing all items
on the preliminary application for residential development form. Including:
a. Dimensioned plans which show compliance with applicable code provisions.
i. Label certain uses such as outdoor patios and elevators on floor plans.
ii. Provide dimensioned elevation plans which show design, color,
material, massing, and height of each building.
b. The proposed land uses, including the number of units and square feet of
residential and nonresidential development, as permitted by the zone. 465
units proposed. Please acknowledge maximum number of units as it differs
from the project concept:
Density with Retail Component
Convertible Building Area 89,900 sq. ft. Existing office minus proposed retail
Maximum Base Density 206 units 2.29 units per TSF of Office
General Plan Amendment 100 units
Subtotal 306 units
Density Bonus 153 units 50% density bonus
Grand total 459 units 306 + 153 units
November 23, 2022
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c. The number of proposed below market rate units and their affordability levels
including the duration of proposed affordability. Verify the proposed number
of units based on comment “b” above.
d. The number of bonus units and any incentives, concessions, development
standard waivers, or parking reductions requested pursuant to Section 65915.
Verify the proposed number of units based on comment “b” above.
e. Show the location of any recorded public easement, such as easements for
storm drains, water lines, and other public rights of way. If no public
easements affect the project site, indicate this information on your preliminary
application resubmittal and provide a title report with the subsequent planning
application.
f. An electronic copy of all the above submittal items is required to be submitted
in electronic format (CD-ROM or email).
The following items are provided for informational purposes only for future full submittal
of the project.
Design Features not complying with proposed development standards (Per PC-11
Residential Overlay):
1. Building Height: Maximum of 55 feet. A section has been provided, but please
provide elevation plans verifying overall building height.
2. Airport Noise Compatibility: Residential Development shall be located outside of
John Wayne Airport 65 dB CNEL noise contour, as specified by the 1985 JWA
Master Plan. Currently, property is located within the noise contour. City Staff is
working on an amendment to this requirement and anticipates City Council action
during the first quarter of 2023.
Additional Requirements for Full Project Submittal (FYI):
1. Affordable Housing Implementation Plan: A detailed analysis of the affordability
levels of proposed affordable housing, including the specific number and types of
incentives or concessions requested and any waiver or reduction of development
standards. Provide justification in the request for concessions or development
standard waivers. Applicable development standards are the Newport Place
Planned Community including the Residential Overlay provided therein.
2. Sewer and Water Demand Study: Provide a study which shows the analysis of the
existing capacity of the utility systems and if they are able to accommodate the
proposed project.
3. Preliminary Water Quality Management Plan (WQMP).
4. Circulation / Gate Plan: A plan which addresses if there are accommodations for
rideshare options (e.g., rideshare specific parking spaces, carpool/vanpool
November 23, 2022
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spaces, loading zones, etc.). Additionally, are there gates to any parking areas or
lot? Please show those gates and design adequate stacking or turn around areas.
5. Projected Entitlements Required:
a. General Plan Amendment to change land use category from CO-G to MU-
H2 and to request additional units. Be advised that a preliminary review
pursuant to Charter Section 423 suggests the project is not a major
amendment that would require a vote of the electorate; however, should a
separate request for a general plan amendment within the same statistical
area be approved by the City prior to acting on the your application, 80% of
the increase in units, AM and PM traffic for that other amendment will be
added to the increases of your application and in that case, your application
would be classified as a major amendment requiring a vote of the electorate.
b. Planned Community Development Plan Amendment (Newport Place) to
designate subject property as part of Residential Overlay
c. Development Agreement per NBMC 15.45.020
d. Major Site Development Review
e. Affordable Housing Implementation Plan
f. Traffic Study – The City Traffic Engineer has confirmed that the proposed
project increases average daily trips by 300 trips or more, which requires a
traffic study per the City’s Traffic Phasing Ordinance
g. California Environmental Quality Act (CEQA) (TBD)
Please note that the intent of a preliminary application for residential development, and
this review, is to make the development review process faster and provide certainty to an
applicant by locking in the development requirements, standards, and fees (excluding
automatic adjustments to established fees) at the time a complete application is
submitted. The City has not conducted a complete project design and development
review (i.e. site plan, building placement, access and circulation, etc.) of the project as
submitted.
A Development Review Committee (DRC) meeting is available to be scheduled upon
request with multiple City departments (Building, Public Works, Fire, etc.) providing
preliminary feedback for the project proposal.
Should you have any additional questions regarding submittal requirements, please
contact David Lee, Associate Planner at 949-644-3225 or dlee@newportbeachca.gov.
By:
___________________________
David S. Lee, Associate Planner