HomeMy WebLinkAboutPA2022-0198_20221009_Notice of Incomplete FilingDocument1
Tmplt. 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 9, 2022
Rick Puffer
Intracorp
rpuffer@intracorphomes.com
Application No. Preliminary Application for Residential Development
at 1401 Quail Street (PA2022-0198)
Address 1401 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. The number of proposed below market rate units and their affordability levels
including the duration of proposed affordability.
i. Provide specific affordability level of affordable units. This is required
to calculate the allowable density bonus units. Affordable housing is
defined by the Zoning Code as the following:
“Affordable housing” means housing for which the allowable housing
expenses paid by a qualifying household shall not exceed a specified
fraction of the county median income, adjusted for household size. This
includes housing designated for extremely low-, very low-, low-, and
moderate-income households.
Please categorize the proposed affordable units.
The following items are provided for informational purposes only.
Design Features not complying with development standards (Per PC-11 Residential
Overlay):
1. Building Height: Maximum of 55 feet. Proposed building is approximately 80 feet.
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2. Street Setback: Minimum of 30 feet. Per Site Plan, the street setback from Quail
Street to the structure is 8.1 feet.
3. Interior Setback: Minimum of 10 feet. Per Site Plan, the interior setback abutting
1451 Quail is 8.5 feet.
4. 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 Project Submittal:
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.
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 (parking spaces, loading zones, etc.). Additionally, are there
gates on-site for parking lot, etc.?
5. Projected Entitlements Required:
a. General Plan Amendment (change land use category from CO-G to MU-
H2)
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. Tentative Tract Map
f. Affordable Housing Implementation Plan
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.
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A Development Review Committee (DRC) meeting is free of charge and available upon
request for the purpose of different 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