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Letter\2023-05-01\PA2023-0076 Incomplete Letter 2023-05-01.docx
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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 1, 2023
Harmik Aghanian
1833 Fern Lane
Glendale CA 91208
Application No.
• Site Development Review
• Coastal Development Permit
• Lot Line Adjustment
(PA2023-0076)
Address 250 East Coast Highway
Please be advised that after reviewing the subject applications, 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:
1. Project Description and Justification: Please provide the following project
justification and response to findings:
a. Site Development Review (20.52.080.F)
b. Back Bay Landing Site Development Review (PC 9 Section VII, Letter C)
c. Coastal Development Permit (21.52.015.F)
d. Lot Line Adjustment (19.76.020.I). See Comment No. 2, below for more
additional details.
e. Include information as provided in emails to the City on April 21, 2023,
regarding the status of the Addendum to the EIR and the exemption from City-
issued building permits.
2. Lot Line Adjustment:
a. More information is required regarding the future lot lines of the project site.
Provide a written narrative regarding the existing and proposed property lines
and the status of the eminent domain. Preliminarily, the City has determined
that Lot Line Adjustment (LLA) is required for the project. However, more
details and background would help City Departments solidify that
determination (for example, to determine that it is an LLA instead of a lot
merger).
b. Provide any proposed maps and plans in accordance to the requirements of
the Lot Line Adjustment/Lot Merger information sheet.
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3. Site Development Review: Please review and provide all of the required submittal
contents for a Site Development Review, as required by the Back Bay Landing
Planned Community Text (PC 9) under Section VII, Letter D. The following
documents need to be provided:
a. (10) A comprehensive, cohesive and coordinated lighting plan of exterior and
parking structure lighting, including locations, fixture height, fixture product
type and technical specifications.
b. (14) A statement that the proposed new structure is consistent with the goals,
policies, and actions of the General Plan and Planned Community
Development Plan.
c. Please review the linked list to ensure all documents are accounted for.
4. Coastal Hazards Report (PDF Page 65):
a. The report addresses the finished floor elevation of the entrance to the
underground station and how it is safe from sea-level rise impacts. However,
please address the underground pumps, which is shown to be approximately
-22.0 feet on the provided Section Plans. Are the underground elements of
the project safe from sea-level rise (SLR)? Please address within the Coastal
Hazards Report.
b. The Report’s projected SLR numbers for H++ scenario do not match the State
of California’s Sea Level Rise Guidance (see Table 28). Please verify all SLR
projection numbers and provide a table which outlines the projected SLR and
demonstrate that the proposed facility is protected.
5. Water Quality Management Plan: As a part of the Coastal Development Permit
requirements, please submit a Water Quality Management Plan (WQMP) for City
review.
6. Visual Impact Analysis (PDF Page 351):
a. Please remove the “Potential Future Coastal Public View Tower” from all
plans, as it is no longer a part of the Back Bay Landing project.
b. For all view simulations, please provide an existing vs. proposed (side by side)
for effective comparisons.
7. Construction Management Plan (PDF Page 372):
a. Please note that the use of Lower Castaways Park for construction staging is
still being discussed and subject to change.
8. Notice of Application Filing: Please provide verification that a completed Notice of
Application Filing has been posted to the project site. This can be in the form of a
photo of the notice posted on site. See page 8 of linked document for the notice
template.
9. Public Noticing Materials: Please note that public noticing materials are required.
Per previous discussions, this will be provided once certain project details are
resolved (construction staging).
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10. Department Reviews: Please see linked reviews from Building, Fire, Geotechnical,
and Municipal Operations. Please note that additional comments from Public Works
and Utilities Departments are pending and will be provided when ready. FYI, these
comments may further affect the project resubmittal.
Upon verification of completion, the application will be processed and scheduled for a
Zoning Administrator Hearing. Should you have any questions regarding submittal
requirements, please contact David Lee, Senior Planner at 949-644-3225,
dlee@newportbeachca.gov.
By:
David Lee, Senior Planner
c:
Cindy Murra
cmurra@ocsan.gov
550 Newport Center Drive
Newport Beach CA 92660