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Home My WebLink About2.0_300 Newport Center Drive Condominiums_Staff Presentation_PA2025-0102300 NEWPORT CENTER DRIVE CONDOMINIUMS Planning Commission Public Hearing March 5, 2026 Planning Commission - March 5, 2026 Item No. 2f Additional Materials Presented at the Meeting 300 Newport Center Drive Condominiums (PA2025-0102) PROJECT LOCATION 2 Project Site Planning Commission - March 5, 2026 Item No. 2f Additional Materials Presented at the Meeting 300 Newport Center Drive Condominiums (PA2025-0102) OVERLAY 3 Planning Commission - March 5, 2026 Item No. 2f Additional Materials Presented at the Meeting 300 Newport Center Drive Condominiums (PA2025-0102) PROJECT DESCRIPTION Demolish existing improvements: •Theater •Health/fitness business •Surface parking Construct: •Residential towers •150 condominium units •Podium structure •343 parking spaces •Retail/café •Home offices 4 Planning Commission - March 5, 2026 Item No. 2f Additional Materials Presented at the Meeting 300 Newport Center Drive Condominiums (PA2025-0102) RESIDENTIAL COMPONENT •2 nearly identical towers •22 stories/270 feet high •2-4 bedrooms and penthouse units •Units range from 2,127 SF to 6,419 SF •Amenities: •Pools •Outdoor decks •Entertainment spaces •Fitness facilities 5 Planning Commission - March 5, 2026 Item No. 2f Additional Materials Presented at the Meeting 300 Newport Center Drive Condominiums (PA2025-0102) NONRESIDENTIAL COMPONENT •Retail/Café space •Conservative assumption •May be office/lobby/etc. •Home offices •Sold only to residents •No sub-leasing •No staff w/out parking •Professional office only 6 Planning Commission - March 5, 2026 Item No. 2f Additional Materials Presented at the Meeting 300 Newport Center Drive Condominiums (PA2025-0102) ENTITLEMENTS REQUESTED 7 •Major Site Development Review •5 or more units (for sale) •Deviations from 5 multi-unit objective design standards •Conditional Use Permit •Waive required nonresidential parking (58 spaces) •Vesting Tentative Tract Map •Separate sale of residential and nonresidential units •Vest rights to develop Planning Commission - March 5, 2026 Item No. 2f Additional Materials Presented at the Meeting 300 Newport Center Drive Condominiums (PA2025-0102) SITE DEVELOPMENT REVIEW •Efficient arrangement of structures •Access and circulation •Design, scale, and public views •Safety and hazards •Multi-unit ODS waivers •GP and Zoning Consistency •Policy LU 4.4 •Housing Overlay Site •Detailed policy analysis provided 8 Planning Commission - March 5, 2026 Item No. 2f Additional Materials Presented at the Meeting 300 Newport Center Drive Condominiums (PA2025-0102) CONSISTENCY WITH DEVELOPMENT STANDARDS 9 Planning Commission - March 5, 2026 Item No. 2f Additional Materials Presented at the Meeting 300 Newport Center Drive Condominiums (PA2025-0102) 10Trash Storage/Staging Entrance to property Retail/Cafe Home Offices Residential Tower Residential Tower Home Offices Valet Planning Commission - March 5, 2026 Item No. 2f Additional Materials Presented at the Meeting 300 Newport Center Drive Condominiums (PA2025-0102) DESIGN AND SCALE •Variety of buildings in Newport Center •Podium provides scale transition •Significant landscaping •Balconies, soft corners •Substantial setbacks to towers 11 Planning Commission - March 5, 2026 Item No. 2f Additional Materials Presented at the Meeting 300 Newport Center Drive Condominiums (PA2025-0102) PUBLIC VIEWS •Public Views •Existing scenic views down scenic view roads not over the site •Existing development/vegetation •Not subject to Site Plane View Ordinance 12 Planning Commission - March 5, 2026 Item No. 2f Additional Materials Presented at the Meeting 300 Newport Center Drive Condominiums (PA2025-0102) EXISTING HIGH-RISE DEVELOPMENT 13 Planning Commission - March 5, 2026 Item No. 2f Additional Materials Presented at the Meeting 300 Newport Center Drive Condominiums (PA2025-0102) ODS WAIVERS 14 •Compliant with 47 of 52 ODS •Not intended for high rise development •Still meets intent for quality design 1.Transparency/openings of first and second floors •3 waivers •Landscaping softens, still sufficient 2. Horizontal modulation – minimum width •Minor deviation (14’ vs. 20’ wide balconies) 3. Main entry to motor court vs. public realm •Still supports public realm •Common for this type of product Planning Commission - March 5, 2026 Item No. 2f Additional Materials Presented at the Meeting 300 Newport Center Drive Condominiums (PA2025-0102) TRAFFIC •Trip Generation Assessment prepared •Compares existing trip generation vs. proposed •Several methodologies used to determine existing credit •Most conservative method used •Project results in net decrease of 396 trips (ADT) from existing •No traffic study required (-396<300) 15 Planning Commission - March 5, 2026 Item No. 2f Additional Materials Presented at the Meeting 300 Newport Center Drive Condominiums (PA2025-0102) SAFETY AND HAZARDS •FAA Determination •ALUC Acceptance •Building Division Review •Public Works Department Review •Construction management plan •Draft Fire Master Plan •Access for all sides of building •Truck staging •Fire lanes •Personnel access •Water infrastructure 16 Planning Commission - March 5, 2026 Item No. 2f Additional Materials Presented at the Meeting 300 Newport Center Drive Condominiums (PA2025-0102) CONDITIONAL USE PERMIT 17 Planning Commission - March 5, 2026 Item No. 2f Additional Materials Presented at the Meeting 300 Newport Center Drive Condominiums (PA2025-0102) VESTING TENTATIVE TRACT MAP AND IMPACT FEES •Easement for walkways in PAOS •Vesting rights to develop (up to 7 years) •Established grade per grading plan •In-Lieu Park Dedication Fees •$59,575 per DU •$8.9 million total •Development Impact Fees •Based on gross SF of residential •~ $4.9 million total •Police, fire, water, sewer, recreation 18 Planning Commission - March 5, 2026 Item No. 2f Additional Materials Presented at the Meeting 300 Newport Center Drive Condominiums (PA2025-0102) ENVIRONMENTAL REVIEW •Housing Overlay sites already evaluated in this Housing Element Implementation Program EIR •Not subject to further environmental review (“15183 Exemption”) •Consistent with density range and zoning •Compliance with “Mitigation Monitoring Reporting Program” required •Peer reviewed by City’s consultant 19 Planning Commission - March 5, 2026 Item No. 2f Additional Materials Presented at the Meeting 300 Newport Center Drive Condominiums (PA2025-0102) PUBLIC COMMENTS RECEIVED Comment letters in support and opposition Topics of Concern: •Traffic and congestion •Affordable housing •No inclusionary housing ordinance •Loss of existing Big Newport Theater •Not designated as historical •Not eligible for listing as historical resource •Consistent with GP Housing Element •CEQA concerns – bird strikes 20 Planning Commission - March 5, 2026 Item No. 2f Additional Materials Presented at the Meeting 300 Newport Center Drive Condominiums (PA2025-0102) RECOMMENDED ACTION 1.Conduct a public hearing 2.Find the project is not subject to further environmental review pursuant to PRC Section 21083.3 and Section 15183 of CEQA Guidelines 3.Approve Draft Resolution PC2026-004 •Including revisions by staff to Exhibit “E” (Conditions of Approval) 21 Planning Commission - March 5, 2026 Item No. 2f Additional Materials Presented at the Meeting 300 Newport Center Drive Condominiums (PA2025-0102) THANK YOU QUESTIONS? Liz Westmoreland, AICP, Principal Planner lwestmoreland@newportbeachca.gov or 949-644-3234 22 Planning Commission - March 5, 2026 Item No. 2f Additional Materials Presented at the Meeting 300 Newport Center Drive Condominiums (PA2025-0102)