HomeMy WebLinkAboutPA2022-0198_20221003_IncompleteDocument1
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 3, 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. Dimensioned plans which show compliance with applicable code provisions.
i. The first-floor plan indicates a ramp below. If there is a basement floor,
please provide plans.
ii. Label certain uses such as outdoor patios and elevators on floor plans.
iii. Drive aisle on Preliminary Site Plan is inconsistent with the Tentative
Tract Map plans (20’ vs. 26’).
iv. On Preliminary Site Plan, “Existing Use” should list the office building
and size, not the land use category. Land Use Category can be a
separate line item.
b. Clarify existing use on site. Please clarify the square footage of the existing
building. Per building permit records, it shows the existing square footage to
be 22,536. If you believe the gross floor area is larger, please have the
architect prepare an as built diagram with dimensions and a floor area
calculation attesting to the correct gross floor area.
c. Clarify the number of units proposed. There are inconsistencies in the letter
regarding the number of units proposed (77 vs 78). Please revise letter for
consistency.
d. Any proposed point sources of air or water pollutants.
October 3, 2022
Document1
Page 2
e. Whether a portion of the property is located in any of the following:
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.
i. 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.
j. 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 premilinary
application resubmittal and provide a title report with the subsequent planning
application.
October 3, 2022
Document1
Page 3
k. 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.
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.
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
October 3, 2022
Document1
Page 4
d. Major Site Development Review
e. Tentative Tract Map
f. Affordable Housing Implementation Plan
g. Traffic Study (TBD) – if the proposed project increases average daily trips
by 300 trips or more, a traffic study would be required by the City’s Traffic
Phasing Ordinance
h. 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 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