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Home My WebLink About2.0_Dover Townhomes_Staff Presentation_PA2025-0135DOVER TOWNHOMES Planning Commission Public Hearing February 5, 2026 Planning Commission - February 5, 2026 Item No. 2i Additional Materials Received Dover Townhomes (PA2025-0135) PROJECT LOCATION 2 Project Site (Existing Medical Office)Cliff Haven Residential Neighborhood Cliff Haven Residential Neighborhood Castaways Park Newport Bay Do v e r D r i v e Planning Commission - February 5, 2026 Item No. 2i Additional Materials Received Dover Townhomes (PA2025-0135) 3 Project Site Cliff Drive Planning Commission - February 5, 2026 Item No. 2i Additional Materials Received Dover Townhomes (PA2025-0135) PROJECT DESCRIPTION 4 •Demolish existing medical offices •33-unit for-sale residential townhomes •Seven detached, three-story buildings •Approximately 38 feet tall •Two-, three- and four-bedroom units with two-car garages Planning Commission - February 5, 2026 Item No. 2i Additional Materials Received Dover Townhomes (PA2025-0135) PROPOSED DRIVEWAY 5 PUBLIC PLAZA AMENITIES AMENITIES LANDSCAPE BUFFERHEDGE, LANDSCAPE BUFFER TO ADJACENT RESIDENTIAL Planning Commission - February 5, 2026 Item No. 2i Additional Materials Received Dover Townhomes (PA2025-0135) REQUIRED APPROVALS 6 Major Site Development Review •5 or more units with tract map •Deviations from 5 multi-unit objective design standards Variance •Encroachments into street setbacks Vesting Tentative Tract Map •Individual sale of units CEQA •AB130 statutory exemption Planning Commission - February 5, 2026 Item No. 2i Additional Materials Received Dover Townhomes (PA2025-0135) ZONING COMPLIANCE HO-3 HOUSING OPPORTUNITY SUBAREA 7 Development Standard Standard Proposed Density 20-50 DU/AC 20.5 DU/AC Setbacks (min.) Front (Cliff)10 feet/20 feet 6 ft., 8-in. min. (Variance) Streetside (Dover)10 feet/20 feet 9 ft., 10-in. min. (Variance) Side (Slope) (*Building Code Req.) 15 feet 20 ft. Rear (southeast)20 feet 64 ft. Streetside 20 feet 20 to 45 ft. Parking (min.)63 spaces 76 spaces Building Separation 10 feet 10 to 26 ft. Common Open Space (75 sq. ft./unit min.) 2,475 sq. ft. 4,307 sq. ft (Fire Pit/Picnic Area) Private Open Space (5% gross floor area/unit min.) 69 to 113 sq. ft. per unit 73 to 126 sq. ft. per unit (125 to 211 sq. ft. entry courtyards) Height (max.)65 feet 37 feet, 6 inches Planning Commission - February 5, 2026 Item No. 2i Additional Materials Received Dover Townhomes (PA2025-0135) MAJOR SITE DEVELOPMENT REVIEW Design and Open Space •Interior drive aisles •Amenity areas that are screened from public view •Larger rear setback •Publicly accessible plaza Scale and Compatibility •Significant lower trip generation (231 fewer) •27 feet below height limit •Minimum density with greater than the required landscaping •Greater setbacks at the side and rear yard, a retaining wall, and a tall hedge which buffers the community 8 Planning Commission - February 5, 2026 Item No. 2i Additional Materials Received Dover Townhomes (PA2025-0135) Driveway Analysis and Site Distance •Driveway analysis by LSA Associates, Inc. reviewed byPW •Level of Service (LOS) and queuing analysis for drivewayoperations •Sight distance analysis for safety at the project driveway •A Condition of Approval No. 71 - right-in/right-out (RIRO)only access 9 Planning Commission - February 5, 2026 Item No. 2i Additional Materials Received Dover Townhomes (PA2025-0135) Driveway Analysis and Site Distance 10 Planning Commission - February 5, 2026 Item No. 2i Additional Materials Received Dover Townhomes (PA2025-0135) COMPATIBILITY WITH ADJACENT RESIDENTIAL 11 Planning Commission - February 5, 2026 Item No. 2i Additional Materials Received Dover Townhomes (PA2025-0135) DOVER DRIVE RENDERING 12 Planning Commission - February 5, 2026 Item No. 2i Additional Materials Received Dover Townhomes (PA2025-0135) PUBLIC PLAZA 13 Planning Commission - February 5, 2026 Item No. 2i Additional Materials Received Dover Townhomes (PA2025-0135) MULTI -UNIT OBJECTIVE DESIGN STANDARDS Complies with 47 of 52 standards Deviations include: •4-foot minimum Landscape and Paving Zone•6-inch reduction (3 feet, 6 inches) •10-foot minimum first and middle floor heights•11-inch reduction, (9 feet 1 inch maximum)–lower overall height) •2-foot minimum building recess/projectiondepth•0- to 2.5-feet provided - shorter buildingswith appropriate recesses and projections •Maximum of 2 building recesses/projections•5 recesses/projections provided - adds toarticulation and architectural design 14 Planning Commission - February 5, 2026 Item No. 2i Additional Materials Received Dover Townhomes (PA2025-0135) PROJECT RENDERING 15 Planning Commission - February 5, 2026 Item No. 2i Additional Materials Received Dover Townhomes (PA2025-0135) SETBACK 16 Planning Commission - February 5, 2026 Item No. 2i Additional Materials Received Dover Townhomes (PA2025-0135) VESTING TENTATIVE TRACT MAP 17 •Vesting Tract Map for condominium purposes •Park in-lieu dedication fee - $38,400 per unit •Infrastructure including sewer and water designed to accommodateProject •All improvements will comply with Building, Public Works, and FireCodes Planning Commission - February 5, 2026 Item No. 2i Additional Materials Received Dover Townhomes (PA2025-0135) ENVIRONMENTAL REVIEW 18 •Statutorily exempt from CEQA pursuant to PRC Section21080.66 (“AB130”) •Meets the criteria: •Zoning/Land Use •No wetlands, natural resources, or hazards on the property •Tribal consultation concluded on December 22, 2025 •Tribal monitoring conditions for two consulting Tribes areincluded in Resolution Planning Commission - February 5, 2026 Item No. 2i Additional Materials Received Dover Townhomes (PA2025-0135) UPDATED CONDITIONS 19 55. Prior to the issuance of the building permit, a Tract Map shall be recorded. The map shall be prepared on the California coordinate system (NAD 83). Prior to recordation of the Map, the surveyor/engineer preparing the Map shall submit to the County Surveyor and the City of Newport Beach a digital-graphic file of said map in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Sub Article 18. The Map to be submitted to the City of Newport Beach shall comply with the City’s CADD standards. Scanned images will not be accepted. Planning Commission - February 5, 2026 Item No. 2i Additional Materials Received Dover Townhomes (PA2025-0135) UPDATED CONDITIONS 20 •71. The driveway is planned to be a full access driveway similar to the existing driveway that serves the existing medical office use. If the City Traffic Engineer determines that issues or problems arise due to the full access nature of the driveway, the project shall implement the right turn in-right turn out driveway improvements as identified in the “601 Dover Drive Residential Project – Driveway Analysis” prepared by LSA and dated December 11, 2025. The improvements shall be fully funded and constructed by the developer. If not installed prior to the developer transferring the Project to the Home Owner Association (HOA), the developer shall pre-fund the HOA reserves for this purpose. The funds shall be memorialized in the CC&Rs. This condition shall expire five years from the date last unit sold and occupied. Planning Commission - February 5, 2026 Item No. 2i Additional Materials Received Dover Townhomes (PA2025-0135) UPDATED CONDITIONS 21 72. A residential fire sprinkler system shall be installed per NFPA13D for each unit. 73. A separate water meter shall serve each fire sprinkler system. 76. Residential fire sprinklers complying with the 2022 NFPA Standard 13R shall be required. 77. Waterflow monitoring systems complying with the 2022 NFPA Standard 72 shall be required. Planning Commission - February 5, 2026 Item No. 2i Additional Materials Received Dover Townhomes (PA2025-0135) RECOMMENDED ACTION 22 1. Conduct a public hearing 2. Find this project statutorily exempt from CEQA pursuant to PRC Section 21080.66 (AB 130) 3. Adopt Resolution No. PC2026-003 approving the Major Site Development Review, Variance, and Vesting Tentative Tract Map Planning Commission - February 5, 2026 Item No. 2i Additional Materials Received Dover Townhomes (PA2025-0135) QUESTIONS? Melinda Whelan, Assistant Planner 949-644-3221 mwhelan@newportbeachca.gov 23 Planning Commission - February 5, 2026 Item No. 2i Additional Materials Received Dover Townhomes (PA2025-0135)