HomeMy WebLinkAboutPA2023-0040_20230214_Project DescriptionDevelopment Application
for the
Proposed Residential Development at
1401 Quail Street
by:
Intracorp SoCal-1, LLC
895 Dove St., Suite 400
Newport Beach, CA 92660
Submitted: February 14, 2023
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Development Team
Applicant: Intracorp SoCal-1, LLC
Attn: Rick Puffer
rpuffer@intracorphomes.com
895 Dove Street, Suite 400
Newport Beach, CA 92660
Architect: Robert Hidey Architects
Attn: Jon Krueger
jkrueger@roberthidey.com
3337 Michelson Drive, Suite 170
Irvine, CA 92612
Civil Engineer: Adams Streeter Civil Engineers, Inc
Attn: Nick Streeter
nstreeter@adams-streeter.com
16755 Von Karman, Suite 150
Irvine, CA 92606
Landscape Architect: Urban Arena
Attn: Vincent Do
vincent@urbanarena.com
3195 Red Hill Avenue, Loft F
Costa Mesa, CA 92626
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I. Introduction
Intracorp SoCal-1, LLC (“Intracorp”) is the proposed developer of approximately
1.71 acres at 1401 Quail Street, Newport Beach. The property is located at the
northwest corner of Quail Street and Spruce Avenue. The site currently has two
single story commercial buildings of approximately 27,536 square feet.
Intracorp Homes plans to redevelop the site as a for-sale residential podium
building with a total of 78 condominiums.
The site’s Land Use is Industrial and is zoned PC-11 “Planned Community” under
the Newport Place Specific Plan. Intracorp will process a General Plan Amendment
from General Commercial Office to Mixed Use Horizontal 2 (MU-H2). The 2021-
2029 Newport Beach Housing Element identifies the site as an opportunity site to
be rezoned up to 50 du/acre.
This proposed development plan will provide Newport Beach with much needed
new housing stock in the Newport Place area. The proposed residential building on
the 1401 Quail site provides an upscale ambience to the Newport Place
neighborhood which is consistent with other neighboring properties that have
been approved for residential uses. This plan would be a sensible approach that
both addresses the housing crisis in our area yet provides a manageable and
proportional density solution in-line with neighborhood characteristics and
community feel.
II. Site and Surrounding Area
a. Land Use
APNs: 427-332-04
Existing General Plan Land Use: Planned Community
Existing Zoning: PC-11 (Planned Community)
Existing Land Use: Commercial Building
Existing Lot Size: 1.71 acres (74,487.60 sf)
Proposed General Plan Land Use: Mixed Use Residential
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Proposed Zoning: MU-H2 (Mixed Use Horizontal)
Proposed Land Use: 78 condominiums
b. Site Physical Features
The site is flat in nature and currently used as a commercial office building with
several surface parking stalls. The improvements to the subject property consist of
a two single story commercial building totaling approximately 27,536 square feet.
The property has parking stalls along the North and West portion of the site (84
total stalls) and landscaping around the building.
c. Surrounding Uses
To the north of the site is a 2-story commercial building with several professional
offices. On the south the site is adjacent to Spruce Avenue. To the East and West
are two-story multi-tenant commercial buildings.
d. Public Right-of-Way Improvements
The ALTA survey completed in 2022 indicates the gross parcel size to be 1.71 acres.
Access is currently provided by a driveway along Quail Street and another along
Spruce Avenue. Both frontages along Quail Street and Spruce Avenue include a
curb adjacent sidewalk. The North and West boundaries feature a narrow planter
space behind the parking lot curb. The east boundary of the site is adjacent to Quail
Street.
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III. Entitlement Requests
a. Overview of Proposed New Home Community
The proposed residential development by Intracorp will provide the City of
Newport Beach much needed new housing inventory in the Newport Place
neighborhood which will compliment the surrounding uses. The new condominium
community will feature high quality interior / exterior finishes laid out in an
architectural style that will enhance the existing setting. Residents will benefit from
the nearby transit opportunities due to the adjacency to the 73 Freeway, nearby
bus stops on Bristol Ave, and the John Wayne Airport.
As reflected in the accompanying site plan, the community will showcase 78 well-
appointed condominiums at a density level that is compatible with the nearby
residential uses. The proposed residential development will provide interior open
space, common area amenities and greenery as well as integrating connectivity to
the existing community.
Parking will be provided assigned parking stalls within the parking structure to each
residence. A single-car stall is dedicated to the one-bedroom units and two parking
stalls will be assigned to each two and three bedroom unit.
The preliminary unit mix incorporates several different floor plans from 1-bedroom
up to 3-bedroom configurations ranging from approximately 936 to 2,320 square
feet. Each residence features a balcony which will provide each homeowner with
their own private outdoor space
The proposed community will feature approximately 137,693 net square feet and
a density of approximately 45.6 dwelling units per acre (du/ac). At the upper
podium level a pool and spa with chaise lounge chairs is planned. A shared amenity
rooftop deck and club room will be located on the 6th Floor. These amenities will
provide homeowners with several entertainment options.
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Layout as Proposed:
b. Gate Access & Parking
The site plan includes 138 assigned spaces and 21 guest spaces for a total of 159
parking spaces. This parking ratio is 2.03 parking spaces per residence. A dedicated
parking stall at the entry to the project has been designated for ride-share and
delivery services. The parking provided is above the blended ratio of 1.77 parking
stalls per residence calculated by 1 parking stall per 1-bedroom unit and 2-parking
stalls per each 2 & 3 bedroom unit.
The visitor parking area includes 16 parking stalls inside the 1st Floor of the Parking
Structure. An automated private gate is provided for homeowners and will provide
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access control within the parking structure for resident as reflected on the 1st Floor
of the parking structure plan.
c. Circulation
Intracorp is proposing the entry on Spruce Avenue located on the West side of our
property. The entry is 24’ wide and has a roundabout feature at the end of the
driveway which allows adequate Fire Truck turning radius as well a pick-up and
drop-off for residents and visitors. Featured in the center of the driveway
roundabout is a multi-trunk olive tree which provides character and visual interest
to the vehicular entry at 1401 Quail.
d. Public Services and Utilities
Sewer and domestic water for the project are intended to be served from existing
public services on Quail and Spruce including the storm drainage. Preliminary
analysis by our civil engineer indicates sufficient existing capacity to accommodate
the proposed use. Intracorp will work with project engineers and city staff to
confirm requirements.
Dry utility service is anticipated to be pulled from available existing electrical, gas,
CATV and telephone providers currently serving the site and area.
IV. Conclusion
A high-quality residential community along Quail Street will provide much needed
housing for the Newport Beach community and support for the surrounding
businesses and retail uses. Varying floor plan types and price points will appeal to
multiple homebuyers seeking to live in the Newport Place community which has
several amenities homeowners value.
Intracorp believes this residential concept conforms to the vision of the City and
provides a balanced approach to housing that fits within the scale of surrounding
land uses.
The proposed development plan addresses local and state level housing shortages
in a measured and manageable approach that will be valued by the surrounding
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community. This application will also serve as a catalyst for providing new housing
in the city and will help the City of Newport Beach meet requirements of the State
for the 2021-2029 RHNA cycle.
V. Site Map