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Home My WebLink AboutPA2022-0225_20221101_Notice of Incomplete_1400 Bristol Preliminary ApplicationDocument1 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 October 31, 2022 Picerne Group Attn: Satish Lion slion@picerenegroup.com Application No. Preliminary Application for Residential Development at 1400 Bristol Street (PA2022-0225) Address 1400 Bristol 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. The project description and first-floor plan indicate two subterranean parking levels below the first floor. Please provide dimensioned plans which show these levels. ii. Label certain uses such as outdoor patios and elevators on floor plans. iii. Label property line. Which line are the setbacks measured from? iv. Provide dimensioned elevation plans which show design, color, material, massing, and height of each building. v. Make all information between plan set information and project description consistent (ie. floor area range of units). b. Clarify square footage of the existing building(s). Per building permit records, it shows the existing square footage to be 38,764 sq. ft. (gross) and 37,515 sq. ft. (net). The provided project description lists 42,697 sq. ft. c. Any proposed point sources of air or water pollutants. d. Any species of special concern known to occur on the property. e. Whether a portion of the property is located in any of the following: October 3, 2022 Document1 Page 2 i. A very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection pursuant to Section 51178 ii. Wetlands, as defined in the United States Fish and Wildlife Service Manual, Part 660 FW 2 (June 21, 1993) iii. 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. iv. A special floor 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. v. 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. vi. A stream or other resource that may be subject to the streambed alteration agreement pursuant to Chapter 6 (commencing with Section 1600) of Division 2 of the Fish and Game Code. vii. 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. f. Are there any historic or cultural resources known to exist on the property? g. The number of proposed below market rate units and their affordability levels including the duration of proposed affordability. h. The number of bonus units and any incentives, concessions, development standard waivers, or parking reductions requested pursuant to Section 65915. Please list the proposed concessions and development standard waivers requested. i. 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. j. A site map showing 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 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. October 3, 2022 Document1 Page 3 k. 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. l. 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. Provide proposed height. 2. Street Setback: Minimum of 30 feet. Per Site Plan, the building is 25’-7” from property line abutting Spruce Avenue and 24’-9” from Bristol Street (please verify which is the property line). 3. Interior Setback: Minimum of 10 feet. Verify property line and setbacks. 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 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. 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.? October 3, 2022 Document1 Page 4 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. 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 has been scheduled for November 10, 2022 (Meeting Agenda attached) 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 1 Gov. Code §§ 65915 et seq. 2 Gov. Code § 65915(d)(2)(C). 3 Gov. Code § 65915(e). 1400 Bristol Street North Project Information for Preliminary Application The Picerne Group Inc. (“Applicant”), applicant of the proposed project at 1400 Bristol Street North, hereby submits the following project information to the City of Newport Beach, Community Development Department. Project Description The 1400 Bristol Street North Project is a proposed 6 story, podium apartment building comprised of 221 residential units (191 market rate units and 30 affordable units), podium level amenity space, a business center/leasing office, and 423 parking spaces in an on-grade parking garage with two subterranean levels (the “Project”). The Project will include 5 stories of apartment units with a mix of studios, one-bedroom units, and two -bedroom units ranging from 515 square feet (“sq. ft”) to 1,410 sq. ft. The proposed Project is located on 2.38 acre site at the corner of Bristol St N. and Spruce Ave. The current use is two, 2-story office buildings consisting of 42,697 sq. ft and a surface parking lot. The property is currently zoned Planned Community ("PC")-11 and identified as Industrial Site 3A, and is designated General Commercial-Office (“CO-G”) under the City's General Plan. Applicant proposes a PC Amendment to include the property in the PC-11 Residential Overlay, and a General Plan Amendment to include the site in the MU-H2 designation for the Airport Sub-Area. The Project's density assumes a base density of 98 units (41 du/ac), and a 50% density bonus (i.e., 49 units) on top of the base density in exchange for providing the necessary level of affordable housing. Under the State Density Bonus Law (“SDBL”)1, the Project will be entitled to a 50% density bonus, three (3) concessions/incentives2, and an unlimited amount of waivers from development standards that would physically preclude construction of the Project at its sought density3. Applicant reserves the right to request and apply eligible incentives, concessions and waivers from development standards should that become necessary at a future date. The remaining 74 units (of the total 221 unit count) authorized via the requested entitlements will not constitute a "major amendment" for purposes of Section 423 of the City's Charter. Section 423 defines a "major amendment" to the General Plan as one that significantly increases the maximum amount of traffic that allowed uses could generate, or significantly increases residential density (i.e., by more than 100 units). Here, the Project is consistent with the 335 remaining units of the original 2,200 allocated to the Airport Sub-Area in the City's General Plan and General Plan EIR, and the additional 74 units beyond base density (and SDBL) fall within the 100-unit threshold for purposes of Charter Section 423. Supplemental Project Information In addition to the Property Description above, Applicant is also furnishing the following supplemental materials.- -Exhibit A: Property Legal Description -Exhibit B: Supplemental Project Information in the Form of the Department of Housing and Community Development’s (“HCD”) Preliminary Application o Exhibit B-1: Property Owner Affidavit -Exhibit C: 1400 Bristol Street N Pre-Application Submittal (including Site Plan and Representative Elevations) dated October 7th, 2022. 1400 BRISTOL ST. N Newport Beach, CA TCA # 2022-144 PRE-APPLICATION SUBMITTAL OCTOBER 7, 2022 A-1.120’0’40’80’LEVEL 1 (GROUND) BRISTOL STREET N SPEED RAMP DN TO B1 POOL ABOVE RESIDENT PARKING GUEST PARKING RESIDENT GARAGE ENTRY RESIDENT & GUEST GARAGE ENTRY SPRUCE AVENUEBUSINESS CENTER 1,791 SFGATETRASH LOBBY LOBBY LOBBY MECHANICAL HOSE PULL DISTANCE 150'-0" 44'-1" 52'-3"24'-9"25'-7" 26'-0"26'-0"26'-0"59'-4" TRASH EVA HAMMERHEAD HOSE PULL DISTANCE 150'-0"GATE27'-0"LOADINGUTILITY19'-0"17'-2"32'-7"47'-0"MAIL 750 SF B.O.H. ELEC.22'-0"11'-0"T T 30'-4"SETBACK10'-0"SETBACK10'-0"SETBACK18'-0"SETBACK8'-0" 10'-0"EVA LANE15'-0"LOBBY / LEASING / AMENITY RESIDENTIAL VERT. CIRC. KEY PARKING BOH A R C H I T E C T S N0'20'10' 40'YIELD STUDY1400 BRISTOL N NEWPORT BEACH, CA OCTOBER 6, 2022 A-1.1LEVEL 1 - FLOOR PLANTPG TCA# 2022-144 DEVELOPMENT REVIEW COMMITTEE AGENDA Thursday, November 10, 2022 9 a.m. to 10 a.m. ITEM NO. 1: 1400 Bristol Apartments 2800 Newport Boulevard PROPONENT(S): Satish Lion, Picerne Group PLANNER: David Lee, Associate Planner – Ext. 3225 DISCUSSION: The applicant proposes to demolish an existing commercial office building and construct a 6- story podium apartment building comprised of 221 residential units (191 market rate and 30 affordable). The project has a proposed floor area of 248,936 sq. ft. The project includes 423 total parking spaces located throughout one on-grade parking garage and two subterranean levels of parking beneath (209,653 sq. ft. of total garage area). Existing Development Use General Commercial Office Floor Area 37,515 sq. ft. Parking 154 spaces Proposed Project Site Area 103,503 square feet Site Acreage 2.38 acres Number of Units 221 Floor Area 248,936 sq. ft. Height 85’ (6-stories) Parking Provided 423 spaces Setbacks Bristol St.: 18 feet Spruce Ave.: 8 feet Side: 10 feet Rear: 10 feet Attachments: 1. Aerial Image 2. Submittal Package