HomeMy WebLinkAbout2.0_Residences at 1401 Quail Street_PA2023-0040CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
December 21, 2023
Agenda Item No. 2
SUBJECT: Residences at 1401 Quail Street (PA2023-0040)
▪General Plan Amendment
▪Planned Community Development Plan Amendment
▪Major Site Development Review
▪Vesting Tentative Tract Map
▪Affordable Housing Implementation Plan
▪Development Agreement
▪Environmental Impact Report Addendum
SITE LOCATION: 1401 Quail Street
APPLICANT: Intracorp Homes
OWNER: Newport Place Investment Company
PLANNER: David Lee, Senior Planner
949-644-3225
PROJECT SUMMARY
The Residences at 1401 Quail Street includes 67 for-sale condominium units and a 146-
space parking structure. The project is located in the Newport Place Planned Community,
and at the northwest corner of Quail Street and Spruce Street in the Airport Area.
Implementation of the proposed project would require demolition of the existing 22,956-
square-foot office building and surface parking on the 1.71-acre site.
RECOMMENDATION
1)Conduct a public hearing;
2)Find that potential environmental impacts have been previously mitigated through the
implementation of the policies of the General Plan as evaluated in Program
Environmental Impact Report for the 2006 General Plan Update (SCH No.
2006011119), and the City of Newport Beach Housing Element Initial Study/Negative
Declaration (collectively, the PEIR); therefore, in accordance with Section 15164 of
the California Environmental Quality Act (CEQA) Guidelines, an addendum to the
previously adopted PEIR is the appropriate environmental documentation for the
project; and
3)Adopt Resolution No. PC2023-047 (Attachment No. PC 1) recommending the City
Council adoption of an Environmental Impact Report Addendum, and approval of
General Plan Amendment, Planned Community Development Plan Amendment,
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Major Site Development Review, Affordable Housing Implementation Plan, Tentative
Vesting Tract Map and Development Agreement, for the Residences at 1401 Quail
Street Project located at 1401 Quail Street (PA2023-0040).
VICINITY MAP
GENERAL PLAN ZONING
LOCATION GENERAL PLAN ZONING CURRENT USE
ON-SITE General Commercial
Office (CO-G)
Newport Place Planned
Community (PC11) Office
NORTH CO-G PC11 Office
SOUTH CO-G PC11 Office
EAST Mixed-Use Horizontal 2
(MU-H2) PC11 Office / Vehicle Storage
WEST CO-G PC11 Office
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INTRODUCTION
Project Setting
The subject property is located in the Newport Place Planned Community (PC-11) and
approximately 1.71 acres in size. The project site is rectangular in shape, located at the
northwest corner of Quail Street and Spruce Street, and adjacent to office buildings to the
north, west, and south, as well as a surface parking lot utilized by Fletcher Jones
Motorcars to the east. The property to the south at the east corner of Bristol and Spruce
(1300 Bristol Street) has been entitled for residential use and the office building that once
occupied the site has been demolished. The abutting property to the south at 1400 Bristol
was considered for residential development (Residences at 1400 Bristol Street) by the
Planning Commission on December 7, 2023. The subject property is currently improved
with a 22,956-square-foot office building and a surface parking lot.
Project Description
The applicant, Intracorp Homes, proposes to demolish the existing office building and
associated surface parking and landscaping at the project site and construct 67 for-sale
condominium units atop a 146-space parking structure (Project). The parking structure is
located on the podium level as well as a subterranean gated level underneath. The base
density allotted to the property, if the requested General Plan amendment is approved,
would be 52 units. This density is based on the conversion of existing 22,956 square feet
of office use, consistent with the City’s adopted land use conversion factors to maintain
traffic trip neutrality (Attachment No. PC 4), consistent with Land Use Element Policy LU
6.15.5. The applicant also proposes a 27.5% increase in density (15 units), pursuant to
Government Code Section 65915 (Density Bonus Law) for a total of 67 residential units.
The applicant’s full project description is provided as Attachment No. PC 2 and shown on
the plans on Attachment No. PC 6.
The application consists of the following components:
•General Plan Amendment – A request to change the existing General Plan Land
Use Designation of the Property from CO-G (General Commercial Office) to MU-H2
(Mixed-Use Horizontal);
•Planned Community Development Plan Amendment – An amendment to the
Newport Place Planned Community (PC-11) to include the Property within the
Residential Overlay;
•Major Site Development Review - A site development review in accordance with
the Newport Place Planned Community (PC-11) and Section 20.52.80 (Site
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Development Reviews) of the Newport Beach Municipal Code (NBMC), for the
construction of the Project;
•Tentative Vesting Tract Map – A Vesting Tentative Tract Map No. 19261 pursuant
to Title 19 (Subdivisions) of the NBMC for condominium purposes of 67 dwelling
units;
•Affordable Housing Implementation Plan - A program specifying how the
Project would meet the City’s affordable housing requirements, in exchange for a
request of 27.5% increase in density. The Applicant seeks four development
standard waivers related to park land dedication, building setbacks, and building
height, pursuant to Chapter 20.32 (Density Bonus) of the NBMC and Government
Code Section 65915 (Density Bonus Law). The Applicant also seeks two
development concessions related to the mix of affordable units and a waiver of a
portion of the required park in-lieu fees, pursuant to Chapter 20.32 (Density Bonus)
of the NBMC and Government Code Section 65915;
•Development Agreement – A Development Agreement, between the Applicant and
the City, pursuant to Sections 15.45.020.A.2.a (Development Agreement Required)
of the NBMC, which would provide the Applicant with vested right to develop the
Project for a term of 10 years and provide negotiated public benefits to the City; and
•Addendum to the 2006 General Plan Update Program Environmental Impact
Reports - Pursuant to the California Environmental Quality Act (CEQA), the
Addendum addresses reasonably foreseeable environmental impacts resulting
from the Project.
Project Components:
Residential Development
The proposed multi-unit residential building is designed as a “podium style” structure that
consists of five stories over one level of on-grade parking and one level of subterranean
parking. The building height would be approximately 81 feet, including architectural
elements, parapet, rooftop mechanical equipment, and roof access.
The 67 condominium units include 27 two-bedroom units and 40 three-bedroom units.
The two-bedroom units would range from 1,304 to 1,963 square feet with four differing
layouts. The three-bedroom units would range from 2,097 to 3,174 square feet in size.
Of the 67 units, eight units would be for sale and restricted to low and very low-income
households. Of the eight affordable units, six would be for very low-income households
and two would be for low-income households. The remaining 59 units would be market-
rate. While the overall unit mix would be 40% two-bedroom and 60% three-bedroom, all
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the proposed affordable units are two-bedroom units. This does not meet the standards
of Section 20.32.070 (Allowed Incentives or Concessions) of the NBMC that requires
affordable units in a density bonus project to reflect the same range of unit types in the
development as a whole. The applicant is requesting relief through a financial incentive
from State Density Bonus Law, further discussed below.
The proposed residential building is designed with a contemporary modern architectural
style, intended to be reflective of the surrounding office setting. It is designed with a darker
grey stucco finish on the podium and first floor levels and a white stucco finish for the
floors above. The contrast in colors reduces the visual mass and bulk of the building and
creates variations in the aesthetic design (Figure 1, below). Additionally, various units on
each elevation are constructed with walkable decks with glass railings, adding additional
aesthetic treatment to the building. The project’s building mass is compatible with the
surrounding office and residential developments.
Figure 1: Rendering from Spruce Street
Vehicular Access and Parking
The project is designed with one vehicular access driveway in the approximate location
of an existing entry on Spruce Avenue. The proposed driveway is 26 feet wide and
connects to a roundabout at the end of the driveway to allow an adequate turning radius
for emergency vehicles, as well as pick-up and drop-off for residents and visitors. The
entry driveway also provides a direct access to six open-air parking spaces, which
includes a van-accessible ADA space and two EV-charging spaces. Finally, the driveway
leads to the project’s two-level parking structure located on the first floor and has a gated
ramp which accesses an additional subterranean parking level (Figure 2, below).
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Figure 2: Vehicular Accessway from Spruce Avenue
The parking structure contains a total of 141 spaces, which includes 44 resident spaces
and 15 guest spaces on the first floor, and 82 resident spaces on the subterranean level.
Overall, the project provides 146 parking spaces, which is 2.18 spaces per unit (Table 1,
below).
Table 1: Parking Summary
Level
Resident Guest
Total Resident Disabled EV Guest Disabled EV
Ground Level 22 1 21 11 1 8 64
Subterranean Level 51 1 30 0 0 0 82
Total 73 2 51 11 1 8 146
Total Resident: 126 Total Guest: 20
EV=Electric Vehicle
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Project Amenities
The proposed project includes a variety of private on-site recreation and amenities for
residents and guests including:
•Clubroom (2,186 SF, First Floor)
•Outdoor Seating Area (1,309 SF, First Floor)
•Outdoor Seating Lounge (1,139 SF, First Floor)
•Pool Deck (2,103 SF, Second Floor)
•Swimming Pool (728 SF, Second Floor)
•Spa (132 SF, Second Floor)
Construction Phasing
The demolition and construction activities for the proposed project will be done over an
approximate 21-month period. Demolition and construction activities are assumed to
commence in September 2024 and conclude in October 2026. The applicant has
submitted a draft construction management plan, subject to staff approval that will be
finalized prior to the issuance of a building permit.
Off-Site Improvements
The Sewer Capacity Study prepared by Adams-Streeter Civil Engineers, Inc., dated
October 20, 2023, concludes that there is insufficient sewer capacity in a downstream
segment of pipe to support the project along with other approved and planned residential
development in the area. Figure 3 below shows the location of a 435-foot long segment
of pipe near the intersection of Newport Place and Dove Street where an existing 10-inch
vitrified clay pipe (VCP) pipe will need to be replaced by a 12-inch main. As conditioned,
the applicant will either replace the existing segment of pipe and be reimbursed by future
applicants and the City or the City will replace the line and applicants will pay their fair
share of the costs, unless the City chooses a different method to finance the cost of the
improvement. No other off-site improvements other than typical utility connections are
proposed or required as part of the project.
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Figure 3: Off-Site Sewer Improvements
DISCUSSION
General Plan Amendment
The subject property is located in the Airport Area and is currently designated as General
Commercial Office (CO-G) by the General Plan Land Use Element. The applicant is
requesting to change the land use designation of subject property, from the CO-G to
Mixed-Use Horizontal 2 (MU-H2), which provides for a horizontal intermixing of uses that
may include regional commercial office, multifamily residential, vertical mixed-use
buildings, industrial, hotel rooms, and ancillary neighborhood commercial uses.
The MU-H2 designation applies to a majority of properties in the Airport Area and allows
a maximum of 2,200 residential units with 1,650 units as replacement of existing office,
retail, and/or industrial uses at a maximum density of 50 units per net acre. Any eligible
density bonus allowed by Government Code Section 65915 (State density bonus law)
and NBMC Chapter 20.32 (Density Bonus) are not included in the 2,200 allowance or the
50 dwelling units per acre standard. Of 2,200 units, a total of 550 units are identified as
additive units meaning they are not replacement units that would replace existing
development and these units have been entitled and are not available. Presently, there
are a total of 353 dwelling units remaining and available in the Airport Area, sufficient to
support the project when considering the adjacent Residences at 1400 Bristol project. If
both projects are approved, there would be 212 dwelling units available for future projects.
Residential units approved, proposed and remaining within the MU-H2 designation of the
Airport Area are listed in the table below.
Subject Property
Off-site Sewer Line Segment
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Airport Area Residential Units
Residential Development Allocation
Base Units
Density
Bonus
Units
Project
Totals with
Density
Bonus
Replacement
Units
Additive
Units
Transferred
Units Total Units
General Plan Unit Limit (MU-H2) 1,650 550 0 2,200
Approved Projects
Uptown Newport 632 290 -77 845 322 1,167
Newport Crossings 259 0 0 259 91 350
Newport Airport Village 329 0 0 329 115 444
Residences at 4400 Von Karman 260 0 260 52 312
Residences at 1300 Bristol 77 0 +77 154 39 193
Projects Under Review
Residences at 1401 Quail 52 0 0 52 15 67
Residences at 1400 Bristol 89 89 229*
Remaining Development Allocation 212 0 212
The General Plan Amendment (GPA) and the resulting land use change are compatible
with the existing surrounding uses and planned land uses identified by the General Plan,
because the project would introduce additional residential land uses in the Airport Area
which includes a diverse mix of land uses including the gradual development of residential
multifamily dwellings. Additionally, even with the conversion from CO-G to MU-H2, the
building will be compatible with adjacent commercial properties architectural style and
pedestrian connectivity. Additional residential development would support commercial
properties within the Airport Area.
Furthermore, the GPA does not eliminate existing or future land uses to the overall
detriment of the community given the subject property’s size, location, and surrounding
uses. The existing office buildings on-site were built in the 1970’s and there are sufficient
office facilities in the Airport Area to support the business needs of the community. The
proposed change to allow residential uses would increase the City’s housing stock
including the provision of eight units that will be affordable to lower incomes.
The General Plan contains a number of policies that provide for the orderly evolution of
the Airport Area, from a business park, to a mixed-use district with cohesive residential
villages integrated within the existing fabric of office, industrial, retail, and airport-related
businesses. Residential opportunities are to be developed as clusters of residential
villages centering on neighborhood parks and interconnected by pedestrian walkways.
These would contain a mix of housing types and buildings that integrate housing with
ground level convenience retail uses and would be developed at a sufficient scale to
achieve a complete neighborhood. The draft Planning Commission resolution
(Attachment No. PC 1) includes facts in support of a finding of consistency of relevant
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Airport Area policies. Furthermore, the EIR Addendum includes a comprehensive
analysis of all relevant General Plan policies. The project, as proposed, is consistent with
all relevant General Plan policies.
Charter 423 Analysis
Charter Section 423 requires voter approval of any major General Plan amendment to
the General Plan. A major General Plan amendment is one that significantly increases
allowed density or intensity by 40,000 square feet of non-residential floor area, increases
traffic by more than 100 peak hour vehicle trips (AM/PM), or increases residential dwelling
units by 100 units. These thresholds apply to the total of increases resulting from the
amendment itself, plus 80% of the increases resulting from other amendments affecting
the same neighborhood (defined as a Statistical Area as shown in the General Plan Land
Use Element) and adopted within the preceding 10 years.
Council Policy A-18 (Guidelines for Implementing Charter Section 423) requires that
proposed amendments to the General Plan be reviewed to determine if a vote of the
Newport Beach electorate would be required. This policy includes a provision that all
General Plan amendments be tracked as “Prior Amendments” for 10 years to determine
if minor amendments in a single Statistical Area cumulatively exceed the thresholds
indicated above.
The property is within Statistical Area L4. There are no prior GPA’s in Statistical Area L4
in the past 10 years. The GPA would change the land use designation only and not result
in an increase in development. The 52 base dwelling units are already included in the
MU-H2 development capacity of 2,200 units and no increase in allowed floor area is
proposed. As a result, there is no increase in AM or PM peak hour trips and the
amendment is not classified as a major amendment requiring a vote of the electorate
should the City Council choose to approve the GPA. Should the pending General Plan
Amendment request for 1400 Bristol Street be approved by the City Council before the
subject application, there would be no requirement to require voter approval.
Housing Element
The Housing Element identifies adequate sites to accommodate its fair share allocation
for the Sixth Cycle Housing Element to accommodate housing growth needs by income
categories. The project site is ideal for the development of a residential project as it is
identified as a housing inventory site. Figure B-3 of the Housing Element (below) displays
the capacity and opportunity within the Airport Area which can help accommodate a
portion of the City’s RHNA. Ultimately, the project implements the certified Housing
Element and aids the City in its goal to provide new housing opportunities.
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Noise Element and Airport Environs Land Use Plan
The Project is within the boundaries of the Airport Environs Land Use Plan (AELUP),
therefore, the overseeing agency, Airport Land Use Commission (ALUC), must review
the proposed GPA and PCDP Amendment pursuant to Government Code Section
65302.3 and Public Utilities Code Section 21676. The purpose of ALUC’s review is to
determine whether the Project is consistent with the AELUP prior to the City Council
acting on the Project. Staff anticipates review of the project by the ALUC on January 18,
2024.
The Project is consistent with the policies of the Noise Element and the safety standards
of the AELUP. With respect to noise, the City adopted noise-related amendments to the
General Plan Noise and Land Use Elements, the Newport Place Planned Community
(PC-11) and Title 20 (Planning and Zoning) contours to implement the 6th Cycle Housing
Element. The Project is located within the updated 60 decibel (dBA) community noise
equivalent level (CNEL) contour as shown in Figure N5 of the Noise Element of the
General Plan, where residential development is allowed. As a result, the Project will be
required to comply with the development standards set forth in Section 20.30.080(F) of
the NBMC. The Project site is outside of any safety zones set forth in the AELUP. The
AELUP includes noise contours from the 1985 Master Plan and the site is bisected by the
65 dBA CNEL noise contour. The AELUP indicates that housing within this noise contour
would not be compatible, but it does not prohibit residential use. These outdated AELUP
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noise contour maps do not reflect changes in aviation technology and current air traffic
patterns. In other words, the noise contours do not reflect current and future noise
contours and the site will not be subject to aircraft noise that exceeds 65 dBA CNEL under
current approved conditions.
The draft Planning Commission resolution (Attachment No. PC 1) includes facts in
support of a finding of consistency of relevant Airport Area policies. Furthermore, the EIR
Addendum includes a comprehensive analysis of all relevant General Plan policies. The
project, as proposed, is consistent with all relevant General Plan policies.
Tribal Consultation (SB-18)
Pursuant to California Government Code Section 65352.3 (SB-18), a local government is
required to contact the appropriate tribes identified by the Native American Heritage
Commission (NAHC) each time it considers a proposal to adopt or amend the General
Plan. If requested by any tribe, the local government must consult for the purpose of
preserving or mitigating impacts to cultural resources. The City received comments from
the NAHC indicating that 12 tribal contacts should be provided notice regarding the
proposed amendment. The 12 tribal contacts were notified on March 15, 2023, and two
tribes requested consultation within the 90-day period to request it. The City participated
in consultations with the Gabrieleno Band of Mission Indians – Kizh Nation and the
Juaneno Band of Mission Indians, Acjachemen Nation-Belardes. Based on consultation
with the participating Native American Tribes, conditions of approval have been included
to ensure that a proper monitoring program is in place during the Project’s construction.
Newport Place Planned Community (Zoning Code) Amendment
The property is currently located within Industrial Site 3A and not within the Residential
Overlay of PC-11. A request to allow the subject property to be added to the Residential
Overlay of PC-11 is proposed in order to accommodate the proposed residential
development. The Residential Overlay applies to most sites in PC-11 not within the
outdated 65 dBA CNEL noise contour that was recently changed by the City. The Overlay
currently applies to the sites across Spruce Street approximately 85 feet away including
the site at 1300 Bristol that has been approved but not yet constructed as a residential
apartment project. The project would be consistent with the anticipated future
development of 1300 Bristol as well other adjacent properties within the Overlay.
The Overlay allows for multiple residential development as a stand-alone use provided
that it includes a minimum of 15% of the base density for lower income households. The
project provides this minimum number of affordable units by provide eight dwelling units
as affordable for low income households (52 base units x 15% = 7.8 = 8 units). The
Overlay also contains development standards for multi-residential development, including
density, height, setbacks, parking, signage, airport noise compatibility, amenities, and
landscaping. The Overlay requires the density for a residential development to be
between 30 and 50 dwelling units per acre. The Project includes 52 base units, resulting
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in a base density of 30 dwelling units per acre, exclusive of the density bonus units. With
density bonus, there is a total of 67 dwelling units, resulting in an overall density of 39
units per acre. Both the density with and without the density bonus units are consistent
with the density requirement1. Additionally, the Overlay requires that residential dwellings
are to be permitted as replacement of existing nonresidential uses, and the number of
peak hour trips generated by the Project is not to exceed the number of trips of the
underlying permitted nonresidential use. A detailed discussion of the proposed project
and conversion of existing office space is provided in the prior sections. Although the
Project includes waivers or reductions of the development standards specified in the
Overlay pertaining building height and setbacks, the overall intent of providing residential
opportunities in the proposed Residential Overlay are being met.
Site Development Review
Residential development pursuant to the Residential Overlay of PC-11 requires a site
development review, consistent with NBMC Section 20.52.080 (Site Development
Review). In accordance with Section 20.52.080(F) (Site Development Reviews – Findings
and Decision), the Planning Commission may approve or conditionally approve a site
development review application, only after first finding that the proposed development is:
1.Allowed within the subject zoning district;
2.In compliance with all of the applicable criteria identified in 20.52.080(C)(2)(c) (Site
Development Reviews – Application Review) below:
i.Compliance with this section, the General Plan, this Zoning Code, any
applicable specific plan, and other applicable criteria and policies related to the
use or structure;
ii.The efficient arrangement of structures on the site and the harmonious
relationship of the structures to one another and to other adjacent
developments; and whether the relationship is based on standards of good
design;
iii.The compatibility in terms of bulk, scale, and aesthetic treatment of structures
on the site and adjacent developments and public areas;
iv.The adequacy, efficiency, and safety of pedestrian and vehicular access,
including drive aisles, driveways, and parking and loading spaces;
v.The adequacy and efficiency of landscaping and open space areas and the use
of water efficient plant and irrigation materials; and
vi.The protection of significant views from public right(s)-of-way and compliance
with Section 20.30.100 (Public View Protection).
3.Not detrimental to the harmonious and orderly growth of the City, nor endangers,
jeopardizes, or otherwise constitutes a hazard to the public convenience, health,
1 The total density of a project including density bonus units would not need to meet a local density standard.
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interest, safety, or general welfare of persons residing or working in the
neighborhood of the proposed development.
The project seeks to implement the proposed MU-H2 General Plan designation and
Residential Overlay of PC-11 by providing 67 new residential units to an existing major
employment center (the Airport Area and Irvine Business Complex), including setting
aside eight residential units for low-income households. The project is also in furtherance
of the certified Housing Element as the site is an identified housing opportunity site.
The proposed project plans (Attachment No. PC 6) show the configuration of the
proposed residential building, including a driveway and roundabout accessed from
Spruce Street, location of open spaces, landscaping, and private amenities. The building
is proposed to be six stories tall and approximately 81 feet in height including all
architectural elements and rooftop mechanical equipment. As previously discussed, the
project is designed with a darker grey stucco finish on the podium and first floor levels
and a white stucco finish for the floors above. The contrast in colors reduces the visual
mass and bulk of the building and creates variations in the aesthetic design. The project’s
building mass and scale are similar to the nearby existing office developments in the
Airport Area and includes pedestrian connectivity to public sidewalks along Quail Street
and Spruce Street and pedestrian-scale landscaped areas around the apartment building.
The contemporary architectural style and scale of the project would be compatible with
the surrounding office buildings and future development within the Newport Place planned
community. The adjacent property at 1451 Quail Street is developed with an
approximately 37-foot tall office building. The 1400 Quail Street property, located directly
across Quail Street, is developed with an approximately 30-foot tall office building. This
is consistent with the policy as there are lower structures surrounding the Project, which
is taller. Furthermore, a 78-foot tall residential apartment building has been approved to
be constructed at 1300 Bristol Street, which is located across Spruce Street. Finally, 1400
Bristol, which is the adjacent property, is proposing a 229-unit apartment project that is
85 feet in height.
The project includes 146 onsite parking spaces located on a podium level parking
structure which includes a subterranean gated parking structure underneath. The project
includes adequate onsite parking exceeding the minimum required residential standard
pursuant to Density Bonus Law. The excess parking is in recognition of current transit
and market demands that necessitate additional parking.
NBMC Section 20.40.040 (Off-Street Parking Spaces Required), identifies that multi-
family developments with more than four dwelling units are required to provide two
covered parking spaces per unit and 0.5 space per unit for guest parking. Based on these
criteria, the proposed Project, if it were not a project requesting consideration pursuant to
Density Bonus Laws, would be required to provide 134 resident parking spaces and 34
guest parking spaces for a total of 168 parking spaces. As provided for in Government
Code Section 65915 Density Bonus Law and NBMC Section 20.32.040 (General
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Requirements) Parking Requirements in Density Bonus Projects, the applicant is
requesting a reduction in the number of required parking spaces for the project. NBMC
Section 20.32.040 (General Requirements), reflects the language of Government Code
Section 65915 provision of 1.5 parking spaces for units with two to three bedrooms.
Parking for the project is based on application of regulatory standards for density bonus
projects and under these regulatory standards, the proposed Project is be required to
provide a minimum of 101 parking spaces. The project as presently designed includes
146 parking spaces. The parking ratio of the proposed project would be 2.18 parking
spaces per dwelling unit inclusive of guest parking, which exceeds the minimum parking
requirement specified by the Density Bonus parking requirements.
The project site does not have the potential to obstruct public views from identified public
view points and corridors, as identified on General Plan Figure NR 3 (Coastal Views), to
the ocean, bay, harbor, or other scenic or historical resources due to the location of the
project site. The proposed building will be highly visible along the Bristol Street corridor
and it will be seen from State Route 73, but these areas are not considered scenic.
As discussed above, the project has been designed to ensure that potential conflicts with
surrounding land uses are minimized to the extent possible to maintain a healthy
environment for both businesses and residents by providing an architecturally pleasing
project with articulation and building modulations to enhance the urban environment. The
proposed project is consistent with the General Plan as it would integrate residential uses
into the existing surroundings, which are primarily nonresidential, as anticipated by the
General Plan. Staff believes facts to support the required findings exist to approve the
Site Development Review, and they are included in the attached draft resolution for
approval (Attachment No. PC 1).
Vesting Tentative Tract Map
The applicant is requesting a vesting tentative tract map for condominium purposes. In
accordance with Section 19.12.070 (Required Findings for Action on Tentative Maps
(66412.3, 66473 et seq)) of the Newport Beach Municipal Code, and the following finding
and facts in support of such findings are set forth:
1. That the proposed map and the design or improvements of the subdivision are
consistent with the General Plan and any applicable specific plan, and with applicable
provisions of the Subdivision Map Act and this Subdivision Code;
2. That the site is physically suitable for the type and density of development;
3. That the design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage nor substantially and avoidably injure fish
or wildlife or their habitat. However, notwithstanding the foregoing, the decision-
making body may nevertheless approve such a subdivision if an environmental
impact report was prepared for the project and a finding was made pursuant to
Section 21081 of the California Environmental Quality Act that specific economic,
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social or other considerations make infeasible the mitigation measures or project
alternatives identified in the environmental impact report;
4. That the design of the subdivision or the type of improvements is not likely to cause
serious public health problems;
5. That the design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property
within the proposed subdivision. In this connection, the decision-making body may
approve a map if it finds that alternate easements, for access or for use, will be
provided and that these easements will be substantially equivalent to ones previously
acquired by the public. This finding shall apply only to easements of record or to
easements established by judgment of a court of competent jurisdiction and no
authority is hereby granted to the City Council to determine that the public at large
has acquired easements for access through or use of property within a subdivision;
6. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map
Act, if the land is subject to a contract entered into pursuant to the California Land
Conservation Act of 1965 (Williamson Act), the resulting parcels following a
subdivision of the land would not be too small to sustain their agricultural use or the
subdivision will result in residential development incidental to the commercial
agricultural use of the land;
7. That, in the case of a “land project” as defined in Section 11000.5 of the California
Business and Professions Code: (1) There is an adopted specific plan for the area to
be included within the land project; and (2) the decision making body finds that the
proposed land project is consistent with the specific plan for the area;
8. That solar access and passive heating and cooling design requirements have been
satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map
Act;
9. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act
and Section 65584 of the California Government Code regarding the City’s share of
the regional housing need and that it balances the housing needs of the region
against the public service needs of the City’s residents and available fiscal and
environmental resources;
10. That the discharge of waste from the proposed subdivision into the existing sewer
system will not result in a violation of existing requirements prescribed by the
Regional Water Quality Control Board; and
11. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision
conforms with the certified Local Coastal Program and, where applicable, with public
access and recreation policies of Chapter Three of the Coastal Act.
The tentative vested tract map is required for the separate sale of each condominium unit.
The map does not physically divide the lot into individual parcels. The Public Works
Department has reviewed the proposed vesting tentative tract map and determined it is
consistent with the Title 19 and applicable requirements of the Subdivision Map Act.
Additionally, all construction for the project has been conditioned to comply with all
Building, Public Works, and Fire Codes, which are in place to prevent serious public
health problems.
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Affordable Housing Implementation Plan
The applicant has prepared a draft Affordable Housing Implementation Plan (AHIP),
dated November 28, 2023 (Exhibit C of Attachment No. PC 1) to illustrate compliance
with the affordable housing requirements of the Residential Overlay of Newport Place
Planned Community and density bonus allowances pursuant Government Code Section
65915-65918 (Density Bonus Law) and NBMC Chapter 20.32 (Density Bonus Code).
Consistent with the affordable housing requirements of the Residential Overlay, 15% or
eight units of the project’s 52 base condominium units would be set aside as affordable
units to low or very low-income households. Per Section 20.32.140 (Occupancy and
Resale of Ownership Units) of the NBMC, if a low or very low-income unit is initially
occupied by a low or very low-income household and offered at an affordable housing
cost, the unit will be subject to an equity sharing agreement, unless sold to a nonprofit
housing corporation. Upon resale, the seller of the unit retains the value of any
improvements, the downpayment, and the seller’s proportionate share of the appreciation
and the City recaptures any initial subsidy and its proportionate share of the appreciation.
The City’s share is returned to be used to support affordable housing development in the
future.
Incentive/Concession Requests:
In addition to the 15 density bonus units, the project is entitled to receive one incentive or
concession that would result in identifiable, financially sufficient, and actual cost
reductions. In this case, the applicant requests two of the following incentives:
1.Affordable Unit Mix: The applicant requests to the City Council to approve a
development incentive for the proposed affordable unit mix that does not meet
NBMC Section 20.32.070 (Allowed Incentives or Concessions). This section
requires affordable units in a density bonus project reflect the same range of unit
types in the residential development as a whole. In this case, the Project provides
all eight affordable units as two-bedroom units, whereas the overall unit mix
includes 27 two-bedroom units (40%) and 40 three-bedroom units (60%). There
are no affordable units that are three-bedroom units. Granting this incentive will
result in identifiable, financially sufficient, and actual project cost reductions for the
Project. This incentive has been requested and granted in all previous projects
where density bonus has been requested. The granting of this incentive is
mandatory.
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Table 2: Affordable Unit Mix
Unit Type Total Units Percent of
Total Units
Total
Affordable
Units
Percent of
Total
Affordable
Units
2 Bedroom 27 40% 8 100%
3 Bedroom 40 60% 0 0%
Total 193 100% 24 100%
2.Waiver of a portion of park in-lieu fee: The applicant requests that the City Council
approves a partial waiver of the in-lieu park dedication fee, which is required by
the General Plan Land Use Element Policy 6.15.13. The policy requires residential
development to provide a public park equal to 8% of the gross land area of the
development, or a minimum one-half acre, whichever is greater, to be provided.
Since the 1.71-acre project site is too small to feasibly accommodate the physical
dedication of the park, the Policy requires an in-lieu fee paid to the City for the
acquisition and improvement of a neighborhood park to serve the Airport Area. The
applicant is requesting to use a second incentive to waive a portion of the fee in
order to provide cost reductions and make the Project financially feasible. This
incentive has been granted once previously with the 1300 Bristol Street project
and it is not mandatory pursuant to State Density Bonus law. Financial
contributions through direct payments, fee waivers, or the waiver of land
dedications are not mandatory. The portion of the fee the applicant does pay will
help off-set a portion of the recreational impact of the project.
Development Standard Waiver Requests:
In addition to the density bonus units, parking reductions, and financial incentives and
concessions, the project is entitled to receive unlimited waivers or reductions of
development standards if they would physically prevent the project from being built at the
permitted density. In this case, the Project applicant requests a waiver of the following
development standards:
1.Park dedication requirements (two waivers):
a.General Plan Land Use Policy LU 6.15.13 requires a public park equal to
8% of the gross land area of the development, or a minimum one-half acre,
whichever is greater, be provided. In this case, the project is required to
provide a half-acre public park. As noted, the 1.71-acre project site is too
small to feasibly accommodate the required half-acre park and if it were
dedicated, the resulting smaller site could not physically accommodate the
proposed affordable housing development. The applicant is requesting to
pay the in-lieu fee for the half-acre park, as required by the Policy if
approved by the City. This land dedication waiver has been granted twice
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previously with the approval of the Newport Airport Village and the
Residences at 1300 Bristol Street projects.
b.Section 19.52.040 (Parkland Standard) of the NBMC applicable only to
subdivisions including condos requires park dedication at a ratio of five
acres per thousand population due to the proposed vesting tentative tract
for residential condominium purposes. Per the latest census data, the
average persons per household is 2.2 persons, which results in 147.4
persons and a 0.74-acre park dedication requirement. The parkland
dedication requirement does not permit the payment of in-lieu fees. The
Property is 1.71 acres in size which is too small to feasibly accommodate a
park of minimum one-half acre in size and it can be waived as a Density
Bonus development standard.
2.Street setbacks: The Newport Place Planned Community (PC-11) requires street
setbacks of 30 feet from property lines. In this case, 30-foot setbacks along Quail
Street and Spruce Street would substantially decrease the development of the
footprint of the Project. The Project is designed with a 11-foot setback from Spruce
Street and a 10-foot setback to Quail Street. Approving the setback reduction is
mandatory and the area is sufficient to provide landscaping to soften the
streetscape.
3.Building height: The Newport Place Planned Community (PC-11) Residential
Overlay limits building height to 55 feet from established grade. In this case, a
higher building height is necessary to accommodate 67 residential units. The
Project is designed with a height of approximately 81 feet from established grade
and this requested waiver is mandatory.
Fiscal Impact Analysis
Pursuant to General Plan Implementation Program 12.1, a fiscal impact analysis was
prepared for the project by Applied Development dated November 30, 2023 (Attachment
No. PC 5). The fiscal impact model used in the report calculates public service impacts
for specific land uses that support the residential population, the employment base and
the visitor population in Newport Beach. It also calculates the public revenues that each
type of land use typically generates for the City, including property taxes, sales taxes, and
other taxes as well as a variety of user charges and fees.
The report concludes that the proposed ownership residential use of the site would
generate a positive fiscal benefit for the City, particularly as compared to the negative
fiscal impact of the existing office use of the site. Annually, the existing office use
generates a negative fiscal impact of approximately $42,000 per year. Based on the fiscal
model analysis, the proposed project would generate a revenue surplus of approximately
$128,000 per year.
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Development Agreement
In accordance with Section 15.45.020.A.2.a (Development Agreement Required) of the
NBMC, a development agreement is required as the proposed project includes an
amendment to PC-11 and a General Plan Amendment to change the land use designation
that include the development of fifty or more residential units.
The applicant requests a 10-year term of agreement. Staff supports the 10-year term. The
agreement provides assurance that the applicant may proceed with the Proposed Project
in accordance with existing policies, rules and regulations, and conditions of approval.
Additionally, the agreement helps the applicant avoid a waste of resources and escalated
costs of the proposed project while encouraging a commitment to private participation in
comprehensive planning.
The DA provides vested rights to develop the project and the City will finalize the payment
of negotiated public benefit fees. The total fee will have three components: a public safety
fee, a park in-lieu fee, and a general public benefit fee (Table 3, below). The public safety
fee will assist the City with the costs of an additional ambulance unit that will be stationed
at Fire Station No. 7 that will serve this area or other public safety needs. The park fee
will be used consistent with City Council Policy B-1 (Park Fee Policy) or for the future
acquisition and development of a neighborhood park in the Airport Area. The public
benefit fee will be used solely at the City Council’s discretion. These fees are subject to
annual adjustments, based on the CPI Index.
Table 3: Projected Public Benefit Fees (Subject to future CPI Adjustment)
Category Fee
Public Safety $141,600
Park In-Lieu $513,300
General Public Benefit $1,628,400
Total $2,283,300
Finally, the agreement includes all mandatory elements, including public benefits that are
appropriate to support conveying the vested development rights consistent with the City’s
General Plan, NBMC, and Government Code Sections 65864 et seq. No changes to the
public benefit fees are proposed.
Environmental Review
On July 25, 2006, the City Council adopted Resolution No. 2006-75, thereby certifying
the adequacy and completeness of the Environmental Impact Report (EIR) for the
General Plan 2006 Update (SCH No. 2006011119). The EIR was prepared in compliance
with the CEQA set forth in the California Public Resources Code Section 21000 et seq.
and its implementing State regulations set forth in the California Code of Regulations Title
14, Division 6, Chapter 3 (CEQA Guidelines) and City Council Policy K-3. Additionally, in
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accordance with Section 15168(a) of the CEQA Guidelines, the City prepared the EIR as
a Program Environmental Impact Report (PEIR). This PEIR analyzed the potential
impacts of a citywide land use plan, and the goals and policies of 10 general plan
elements.
Additionally, on November 22, 2011, the City Council adopted General Plan Amendment
No. GP2008-003, thereby approving the City of Newport Beach Housing Element Update
(2008-2014) and its associated Housing Element Initial Study/Negative Declaration.
Pursuant to Section 21166 of the California Public Resources Code and Section 15162
of the CEQA Guidelines, when an EIR has been certified for a project, no subsequent
EIR is required unless the lead agency determines, on the basis of substantial evidence
in the light of the whole record, one or more of the following:
1.Substantial changes are proposed in the project which will require major
revisions of the previous EIR due to the involvement of new significant
environmental effects or a substantial increase in the severity of previously
identified significant effects;
2.Substantial changes occur with respect to the circumstances under which the
project is undertaken which will require major revisions of the previous EIR due
to the involvement of new significant environmental effects or a substantial
increase in the severity of previously identified significant effects; or
3.New information of substantial importance, which was not known and could not
have been known with the exercise of reasonable diligence at the time the
previous EIR was certified as complete, shows any of the following:
a.The project will have one or more significant effects not discussed in the
previous EIR;
b.Significant effects previously examined will be substantially more severe
than shown in the previous EIR;
c.Mitigation measures or alternatives previously found not to be feasible
would in fact be feasible and would substantially reduce one or more
significant effects of the project, but the project proponents decline to
adopt the mitigation measure or alternative; or
d.Mitigation measures or alternatives which are considerably different from
those analyzed in the previous EIR would substantially reduce one or
more significant effects on the environment, but the project proponents
decline to adopt the mitigation measure or alternative.
The City contracted with an environmental consultant (Placeworks) to prepare an
Addendum to the PEIR. The entire Addendum and its technical appendixes are available
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online at the City’s website at: www.newportbeachca.gov/ceqa. The conclusion of the
Addendum analysis supports the finding that no additional environmental document is
required by CEQA.
On the basis of the entire environmental review record, the project will not result in any
new significant impacts that were not previously analyzed in the PEIR for the General
Plan 2006 Update (SCH No. 2006011119) or the Housing Element Initial Study/Negative
Declaration. All potential impacts associated with this Project would either be the same
or less than those described in either the PEIR that have been appropriately mitigated. In
addition, there are no substantial changes to the circumstances under which the project
would be undertaken that would result in new or more severe environmental impacts than
previously addressed in either the PEIR, nor has any new information regarding the
potential for new or more severe significant environmental impacts been identified.
Therefore, in accordance with Section 15164 of the CEQA Guidelines, an addendum to
the previously adopted PEIR is the appropriate environmental document for the project.
Summary
Staff believes the findings for project approval can be made, with specific conditions of
approval. The proposed project is consistent with the proposed MU-H2 General Plan
Land Use designation and its land use policies related residential developments in the
Airport Area. The project is consistent with the certified Housing Element and recently
update Noise Element.
The proposed inclusion into the Residential Overlay of the PC-11 is consistent as it allows
multi-family uses subject to approval of a site development review and facts support
approval of the application request. The site development review will ensure the project
will be implemented consistent with the approved development standards and in
substantial conformance with the design plans attached to this report. The applicant
proposes to redevelop the underperforming office development with a for-sale multi-family
development with affordable units consistent with the Overlay. The proposed
development with on-site recreation amenities and adequate provisions of parking,
allowed by the density bonus provisions, will create a suitable urban living environment
integrated into the existing nonresidential area.
Alternatives
The Planning Commission has the following alternatives:
1.The Planning Commission may require or suggest specific design changes that
are necessary to alleviate any areas of concern. If the requested changes are substantial,
staff will return with a revised resolution incorporating new findings and/or conditions; or
2.If the Planning Commission chooses to deny the project, findings must be made
consistent with the Housing Accountability Act (Government Code Section 65589.5) and
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Density Bonus Law (Government Code Section 65915). Therefore, if after consideration
of all written and oral evidence presented, the Planning Commission desires to either
disapprove or impose a condition that the project be developed at a lower density or with
any other conditions that would adversely impact feasibility of the proposed project, the
Planning Commission must articulate the factual basis for making the following findings
and direct staff to return with a revised resolution incorporating the articulated findings
and factual basis for the decision:
a.The housing development project would have a specific, adverse impact upon the
public health or safety. As used in this paragraph, a “specific, adverse impact”
means a significant, quantifiable, direct, and unavoidable impact, based on
objective, identified written public health or safety standards, policies, or conditions
as they existed on the date the application was deemed complete.
b.There is no feasible method to satisfactorily mitigate or avoid the adverse impact
without rendering the development unaffordable to affordable households
financially infeasible.
Public Notice
Notice of this hearing was published in the Daily Pilot, mailed to all owners of property
within 300 feet of the boundaries of the site (excluding intervening rights-of-way and
waterways) including the applicant, and posted on the subject property at least 10 days
before the scheduled meeting, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at City
Hall and on the city website.
Prepared by: Submitted by:
_____________________
David Lee, Senior Planner
ATTACHMENTS
PC 1 Draft Resolution with Findings and Conditions
PC 2 Applicant’s Project Description
PC 3 Addendum to the 2006 General Plan EIR
PC 4 Airport Area Residential & Mixed-Use Adjustment Factors
PC 5 Fiscal Impact Analysis
PC 6 Project Plans
01/18/23
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Attachment No. PC 1
Draft Resolution with Findings and Conditions
27
INTENTIONALLY BLANK PAGE28
RESOLUTION NO. PC2023-047
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF NEWPORT BEACH, CALIFORNIA RECOMMENDING CITY
COUNCIL ADOPTION OF A GENERAL PLAN AMENDMENT,
PLANNED COMMUNITY DEVELOPMENT PLAN AMENDMENT,
SITE DEVELOPMENT REVIEW, VESTING TENTATIVE TRACT
MAP, AFFORDABLE HOUSING IMPLEMENTATION PLAN,
DEVELOPMENT AGREEMENT AND AN ENVIRONMENTAL
IMPACT REPORT ADDENDUM FOR THE RESIDENCES AT 1401
QUAIL PROJECT LOCATED AT 1401 QUAIL STREET (PA2023-
0040)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by Intracorp Homes (“Applicant”), with respect to the property
located at 1401 Quail Street, and legally described as Parcel 1 of Resubdivision No. 341
(“Property”).
2.The Applicant is requesting an approval for the demolition of an existing office building and
the development of 67 for-sale condominium units, including a 146-space parking structure
(“Project”). The following approvals are requested or required in order to implement the
Project as proposed:
•General Plan Amendment (GPA) – A request to amend the General Plan Land Use
Designation of the Property from General Commercial Office (CO-G) to Mixed-Use
Horizontal (MU-H2);
•Planned Community Development Plan Amendment (PCDP Amendment) – An
amendment to the Newport Place Planned Community (PC11) Development Plan to
include the Property within the Residential Overlay;
•Major Site Development Review (SDR) - A site development review in accordance
with the Newport Place Planned Community and Section 20.52.80 (Site
Development Reviews) of the Newport Beach Municipal Code (“NBMC”), for the
construction of the Project;
•Tentative Vesting Tract Map (VTM) – A Vesting Tentative Tract Map No. 19261
pursuant to Title 19 (Subdivisions) of the NBMC for 67 condominium dwelling units;
•Affordable Housing Implementation Plan (AHIP) - A program specifying how the
Project would meet the City’s affordable housing requirements, in exchange for a
request of 27.5% increase in density. The Applicant seeks four development
standard waivers including two waivers related to park land dedication required by
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Planning Commission Resolution No. PC2023-047
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General Plan Land Use Policy LU 6.15.13 and Section 19.52.040 (Parkland
Standard) of the NBMC, one waiver related to building setbacks, and one waiver
related to building height, pursuant to Chapter 20.32 (Density Bonus) of the NBMC
and Government Code Section 65915 (Density Bonus Law). The Applicant also
seeks two development concessions related to the mix of affordable units and a
partial payment of the park in-lieu fee, pursuant to Chapter 20.32 (Density Bonus) of
the NBMC and Government Code Section 65915;
•Development Agreement (DA) – A Development Agreement, between the Applicant
and the City, pursuant to Section 15.45.020 (Development Agreement Required) of the
NBMC, which would provide the Applicant with vested right to develop the Project for
a term of ten years and provide negotiated public benefits to the City; and
•Addendum to the 2006 General Plan Update Program Environmental Impact
Reports (Addendum) - Pursuant to the California Environmental Quality Act
(“CEQA”), the Addendum addresses reasonably foreseeable environmental impacts
resulting from the Project.
3.The Property is designated General Commercial Office (CO-G) by the General Plan Land
Use Element and located within the Newport Place Planned Community (PC-11) Zoning
District in the Industrial Site 3A sub-area.
4.The Property is not located within the coastal zone.
5.A public hearing was held on December 21, 2023 in the Council Chambers at 100 Civic
Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was
given in accordance with Government Code Section 54950 et seq. (Ralph M. Brown
Act), and Chapter 15.45 (Development Agreements), Chapter 19.20 (Vesting Tentative
Map), Chapter 20.56 (Planned Community District Procedures), and Chapter 20.62
(Public Hearings) of the NBMC. Evidence, both written and oral, was presented to, and
considered by, the Planning Commission at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1.On July 25, 2006, the City Council adopted Resolution No. 2006-75, thereby certifying the
adequacy and completeness of the Environmental Impact Report (“EIR”) for the General
Plan Update (SCH No. 2006011119). The EIR was prepared in compliance with CEQA
Guidelines set forth in the California Public Resources Code Section 21000 et seq. and
its implementing State regulations set forth in the California Code of Regulations Title
14, Division 6, Chapter 3 (CEQA Guidelines) and City Council Policy K-3. Additionally,
in accordance with Section 15168(a) of the CEQA Guidelines, the City prepared the EIR
as a Program Environmental Impact Report (PEIR). This PEIR analyzed the potential
impacts of a citywide land use plan, and the goals and policies of 10 general plan elements.
2.Additionally, on November 22, 2011, the City Council adopted General Plan Amendment
No. GP2008-003, thereby approving the City of Newport Beach Housing Element Update
(2008-2014) and its associated Housing Element and Initial Study/Negative Declaration
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Planning Commission Resolution No. PC2023-047
Page 3 of 41
under CEQA. The PEIR and Initial Study/Negative Declaration are collectively referred to
herein as the PEIR.
3.Pursuant to Section 21166 of the California Public Resources Code and Section 15162
of the CEQA Guidelines, when an EIR has been certified for a project, no subsequent
EIR is required unless the lead agency determines, on the basis of substantial evidence
in the light of the whole record, one or more of the following:
a.Substantial changes are proposed in the project which will require major revisions of
the previous EIR due to the involvement of new significant environmental effects or
a substantial increase in the severity of previously identified significant effects;
b.Substantial changes occur with respect to the circumstances under which the project
is undertaken which will require major revisions of the previous EIR due to the
involvement of new significant environmental effects or a substantial increase in the
severity of previously identified significant effects; or
c.New information of substantial importance, which was not known and could not have
been known with the exercise of reasonable diligence at the time the previous EIR
was certified as complete, shows any of the following:
i.The project will have one or more significant effects not discussed in the previous
EIR;
ii.Significant effects previously examined will be substantially more severe than
shown in the previous EIR;
iii.Mitigation measures or alternatives previously found not to be feasible would in
fact be feasible and would substantially reduce one or more significant effects of the
project, but the project proponents decline to adopt the mitigation measure or
alternative; or
iv.Mitigation measures or alternatives which are considerably different from those
analyzed in the previous EIR would substantially reduce one or more significant
effects on the environment, but the project proponents decline to adopt the mitigation
measure or alternative.
4.An Addendum to the PEIR was prepared pursuant to Section 15162 (Subsequent EIRs
and Negative Declarations) and 15164 (Addendum to an EIR or Negative Declaration)
of the CEQA Guidelines.
5.The following environmental topics were analyzed for the Project: Aesthetics, Air
Quality, Biological Resources, Cultural Resources, Energy, Geology and Soils,
Greenhouse Gas Emissions, Hazards and Hazardous Materials, Hydrology and Water
Quality, Land Use and Planning, Mineral Resources, Noise, Population and Housing,
Public Services, Recreation, Transportation, Tribal and Cultural Resources, Utilities and
Service Systems, and Wildfire. The Addendum includes analysis of new topics that were
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Planning Commission Resolution No. PC2023-047
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not included in the previous EIRs; specifically, it includes a new energy section and a
new wildfire section. These additional analyses are appropriate for inclusion in the
Addendum, but none result in new or increased significant impacts that would require
preparation of a subsequent EIR pursuant to Section 15162 of the CEQA Guidelines.
6.On the basis of the PEIR and entire environmental review record, the Project will not result
in any new significant impacts that were not previously analyzed in the PEIR. The
Addendum confirms and provides substantial evidence that the potential impacts
associated with this Project would either be the same or less than those described in either
the PEIR, as reduced by applicable General Plan Policies in the PEIR. In addition, there
are no substantial changes to the circumstances under which the Project would be
undertaken that would result in new or more severe environmental impacts than previously
addressed in either the PEIR, nor has any new information regarding the potential for new
or more severe significant environmental impacts been identified. Therefore, in accordance
with Section 15164 of the CEQA Guidelines, an addendum to the previously adopted PEIR
is the appropriate environmental document for the Project. In taking action to approve any
of the requested applications for the Project, the data presented in the PEIR, as augmented
by the Addendum for this Project, are considered as part of the record.
7.The Addendum to the PEIR is hereby recommended for adoption by the City Council given
its analysis and conclusions. The Addendum to the PEIR and related and referenced
documentation, constitute the administrative record upon which this decision was based,
are on file with the Planning Division, City Hall, 100 Civic Center Drive, Newport Beach,
California.
8.The Planning Commission finds that judicial challenges to the City's CEQA
determinations and approvals of land use projects are costly and time consuming. In
addition, project opponents often seek an award of attorneys' fees in such challenges.
As project applicants are the primary beneficiaries of such approvals, it is appropriate
that such applicants should bear the expense of defending against any such judicial
challenge, and bear the responsibility for any costs, attorneys' fees, and damages which
may be awarded to a successful challenger.
SECTION 3. REQUIRED FINDINGS.
General Plan Amendment
An amendment to the 2006 Newport Beach General Plan Land Use Element is a legislative
act. Neither Title 20 (Planning and Zoning) nor California Government Code Section 65000 et
seq., set forth any required findings for either approval or denial of such amendments.
Finding and Facts in Support of Findings:
1.The request is to amend the General Plan Land Use designation from General
Commercial Office (CO-G) to Mixed-Use Horizontal (MU-H2). The Mixed-Use Horizontal
(MU-H2) designation applies to properties located in the Airport Area. It provides for a
horizontal intermixing of uses that may include regional commercial office, multifamily
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Planning Commission Resolution No. PC2023-047
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residential, vertical mixed-use buildings, industrial, hotel rooms, and ancillary
neighborhood commercial uses.
2.The GPA and the resulting land use change are compatible with the existing surrounding
uses and planned land uses identified by the General Plan because the Project would
introduce additional residential land uses in the Airport Area which includes a diverse
mix of land uses including the gradual development of residential multifamily dwellings.
Additionally, even with the conversion from General Commercial Office (CO-G) to Mixed-
Use Horizontal (MU-H2), the building will be compatible with adjacent commercial
properties architectural style and pedestrian connectivity. Additional residential
development would support commercial properties within the Airport Area.
3.The requested GPA from General Commercial Office (CO-G) to Mixed-Use Horizontal
(MU-H2) does not eliminate existing or future land uses to the overall detriment of the
community given the Property’s size, location, and surrounding uses. The existing office
buildings were built in the 1970’s and there are sufficient office facilities in the Airport
Area to support the business needs of the community. The proposed change to allow
residential uses would increase the City’s housing stock including the provision of eight
units that will be affordable to lower incomes.
4.The Property is located in an area of the City that has sufficient utilities systems to serve
the Project once the Applicant completes a necessary upgrade to an off-site sewer line.
As conditioned, applicant shall be responsible for their fair share of replacing the existing
10-inch vitrified clay pipe (VCP) pipe with a 12-inch sewer main, which is located near
the intersection of Newport Place and Dove Street. This off-site improvement would
result in approximately 435 linear feet of sewer line replacement. No other off-site
improvements other than typical utility connections are proposed or required as part of
the project.
5.The Project is consistent with the following City of Newport Beach General Plan policies
that establish fundamental criteria for the formation and implementation of new
residential villages in the Airport Business Area (additional policy analysis is included in
the EIR Addendum attached hereto as Exhibit “A”):
a.Land Use Element Policy LU 1.1 (Unique Environment): Maintain and enhance the
beneficial and unique character of the different neighborhoods, business districts,
and harbor that together identify Newport Beach. Locate and design development to
reflect Newport Beach’s topography, architectural diversity, and view sheds.
The Project enhances the distinct, urban character of the Airport Area by providing
a means for replacing parking lots and an office building with attractive and functional
residential development, in line with the General Plan goal of transitioning the Airport
Area to a mixed-use community. The Property is not in or near any of the City’s areas
featuring the harbor, unique topography, or view sheds. The proposed project would
introduce residential units to the Property consistent with the uses and urbanized
character of the Airport Area and the proposed Mixed-Use Horizontal (MU-H2)
designation.
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b.Land Use Element Policy LU 2.3 (Range of Residential Choices). Provide
opportunities for the development of residential units that respond to community and
regional needs in terms of density, size, location, and cost. Implement goals, policies,
programs, and objectives identified within the City’s Housing Element.
The Project establishes 67 multi-family residential units, including 8 affordable units
for families of low and very-low income. The Project responds to market needs and
diversifies the City’s housing stock by adding additional dwelling units to the Airport
Area.
c.Land Use Element Policy LU 3.8 (Project Entitlement Review with Airport Land Use
Commission) - Refer the adoption or amendment of the General Plan, Zoning Code,
specific plans, and Planned Community development plans for land within the John
Wayne Airport planning area, as established in the JWA Airport Environs Land Use
Plan (AELUP), to the Airport Land Use Commission (ALUC) for Orange County for
review, as required by Section 21676 of the California Public Utilities Code. In
addition, refer all development projects that include buildings with a height greater
than 200 feet above ground level to the ALUC for review.
The Project is within the boundaries of the Airport Environs Land Use Plan (AELUP),
therefore, the overseeing agency, ALUC, must review the proposed GPA and PCDP
Amendment pursuant to Government Code Section 65302.3 and Public Utilities
Code Section 21676. The purpose of ALUC’s review is to determine whether the
Project is consistent with the AELUP prior to the City Council taking action on the
Project. The Project is consistent with the noise and safety standards of the AELUP.
With respect to noise, the City adopted noise-related amendments to the General
Plan Noise and Land Use Elements, the Newport Place Planned Community (PC-
11) and Title 20 (Planning and Zoning) contours to implement the 6th Cycle Housing
Element. The Project is located partially within the updated 65 decibel (dBA)
community noise equivalent level (CNEL) contour as shown in Figure N5 of the Noise
Element of the General Plan, where residential development is allowed. As a result,
the Project will be required to comply with the development standards set forth in
Section 20.30.080(F) (Noise - Airport Environs Land Use Plan) of the NBMC. The
Project sites outside of any safety zones set forth in the AELUP, therefore, is
consistent with the noise standards of the AELUP.
d.Land Use Element Policy 6.15.3 (Airport Compatibility). Require that all
development be constructed in conformance with the height restrictions set forth by
the Federal Aviation Administration (FAA), Federal Aviation Regulations (FAR) Part
77, and Caltrans Division of Aeronautics, and that residential development shall be
allowed only on parcels with noise levels of less than John Wayne Airport 65 dBA
CNEL noise contour area as shown in Figure N5 of the Noise Element of the General
Plan, unless and until the City determines, based on substantial evidence, that the
sites wholly within the 65 dBA CNEL noise contour shown in Figure N5 are needed
for the City to satisfy its Sixth Cycle RHNA mandate. Nonresidential uses are,
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however, encouraged on parcels located wholly within the 65 dBA CNEL contour
area.
The Project is located at 1401 Quail Street and is approximately 81 feet in height.
The Federal Aviation Administration (FAA) conducted an aeronautical study of the
Project pursuant to applicable Federal regulations and has determined no hazard to
air navigation for the Project.
The Project is located partially within the updated 65 dBA CNEL contour as shown
in Figure N5 of the Noise Element of the General Plan, where residential
development is allowed, subject to the development standards set forth in Section
20.30.080(F) (Noise - Airport Environs Land Use Plan).
e.Land Use Element Policy LU 6.15.5 (Residential and Supporting Uses).
Accommodate the development of a maximum of 2,200 multi-family residential units,
including work force housing, and mixed-use buildings that integrate residential with
ground level office or retail uses, along with supporting retail, grocery stores, and
parklands. Residential units may be developed only as the replacement of underlying
permitted nonresidential uses. When a development phase includes a mix of
residential and nonresidential uses or replaces existing industrial uses, the number
of peak hour trips generated by cumulative development of the site shall not exceed
the number of trips that would result from development of the underlying permitted
nonresidential uses. However, a maximum of 550 units may be developed as infill
on surface parking lots or areas not used as occupiable buildings on properties within
the Conceptual Development Plan Area depicted on Figure LU22 provided that the
parking is replaced on site.
General Plan Land Use Policy 6.15.5 established a development limit of 2,200
maximum dwelling units for the Airport Area. Of the 2,200 residential units allowed,
1,650 units may be developed as replacement of existing office, retail, and/or
industrial uses. The remaining 550 units are classified as additive units meaning they
are not required to replace other units and they may be constructed as “in-fill” units
to existing commercial or office development within the Conceptual Development
Plan Area (CDPA) of the Airport Area. Any eligible density bonus allowed by
Government Code Sections 65915 (Density Bonus Law) and Chapter 20.32 (Density
Bonus) of the NBMC are not included in the 2,200-unit allowance.
The 550 additive units have been previously allocated to the Uptown Newport and
Residences at 4400 Von Karman projects. The Property is developed with an
existing one-story commercial office building totaling 22,956 square feet. Since the
Project can be developed only as the replacement of the underlying nonresidential
use (office), and the number of peak hour trips generated by cumulative development
of the Property shall not exceed the number of trips that would result from
development of the underlying permitted nonresidential uses, a conversion rate of
2.29 dwelling units per 1,000 square feet of commercial floor area is required. This
results in a total of 52 dwelling units. With a 27.5% density bonus or 15 dwelling units
request, a total of 67 (52+15) dwelling units are proposed for the Project.
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Presently, there are a total of 353 remaining and available dwelling units in the Airport
Area. Considering the dwelling unit sum of the previously approved projects and the
proposed Project, the remaining development allocation within the Airport Area
would be 301 (353-52) dwelling units (exclusive of density bonus units). A separate
project, Residences at 1400 Bristol, is under review to allow 64 units (exclusive of
any density bonus). Assuming the 1400 Bristol project is approved, the remaining
development allocation would be reduced to 212 (301-89=212) dwelling units.
f.Land Use Element Policy LU 6.15.6 (Size of Residential Villages). Allow
development of mixed-use residential villages, each containing a minimum of 10
acres and centered on a neighborhood park and other amenities (as conceptually
illustrated in Figure LU23). The first phase of residential development in each village
shall encompass at least 5 gross acres of land, exclusive of existing rights-of-way.
This acreage may include multiple parcels provided that they are contiguous or face
one another across an existing street. At the discretion of the City, this acreage may
also include part of a contiguous property in a different land use category, if the City
finds that a sufficient portion of the contiguous property is used to provide functionally
proximate parking, open space, or other amenity. The “Conceptual Development
Plan” area shown on Figure LU22 shall be exempt from the 5-acre minimum, but a
conceptual development plan described in Policy LU 6.15.11 shall be required.
The Property is 1.71 acres in size. The Residential Overlay of PC-11 allows
residential development on sites containing less than 10-acres if housing units
affordable to lower income households are provided. The proposed project includes
eight dwelling units that will be affordable for low and very low-income households.
If the Planned Community Development Plan is amended to include the Project
within the Residential Overlay, as requested by the Applicant, the Project will be
exempt from General Plan Policy 6.15.6 (Size of Residential Villages).
g.Land Use Policy LU 6.15.7 (Overall Density and Housing Types). Require that
residential units be developed at a minimum density of 30 units and maximum of 50
units per net acre averaged over the total area of each residential village. Net
acreage shall be exclusive of existing and new rights-of-way, public pedestrian ways,
and neighborhood parks. Within these densities, provide for the development of a
mix of building types ranging from townhomes to high-rises to accommodate a
variety of household types and incomes and to promote a diversity of building
masses and scales.
The Project has a base density of 30 units per acre (52 units on 1.71 acres) which is
consistent with the 30 to 50 dwelling units per acre allowed range. The base density
does not include the 27.5% density bonus of 15 units that is allowed by the State
Bonus Density law which includes eight units set aside for affordable housing.
Altogether, the Project has an overall density of 39 dwelling units per acre, which is
exclusive of rights-of-ways, public pedestrian ways, and neighborhood parks.
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The Project is a for-sale development with 67 condominium units, which provides
residents with an ownership option that differs from surrounding apartment projects.
There is a mixture of unit types, ranging from two-bedroom to three-bedroom units,
accommodating a variety of household types and incomes. Of the 67 units, eight
units will be affordable to low and very low-income households and 59 units will be
market-rate housing.
h.Land Use Policy LU 6.15.8 (First Phase Development Density). Require a
residential density of 45 to 50 units per net acre, averaged over the first phase for
each residential village. This shall be applied to 100 percent of properties in the first
phase development area whether developed exclusively for residential or integrating
service commercial horizontally on the site or vertically within a mixed-use building.
On individual sites, housing development may exceed or be below this density to
encourage a mix of housing types, provided that the average density for the area
encompassed by the first phase is achieved.
The Project would be developed in one phase on an individual site with a density of
39 units per acre. The Project provides a mixture of residential unit types that include
eight units of affordable housing to low and very low-income households. The
proposed density is below the required minimum of 45 units per acre since the
applicant is providing a lower density to accommodate larger individual units for
residents.
i.Land Use Policy LU 6.15.9 (Subsequent Phase Development Location and
Density). Subsequent phases of residential development shall abut the first phase or
shall face the first phase across a street. The minimum density of residential
development (including residential mixed-use development) shall be 30 units per net
acre and shall not exceed the maximum of 50 units per net acre averaged over the
development phase.
See finding LU 6.15.9 First Phase Development Density above.
j.Land Use Policy LU 6.15.13 (Neighborhood Parks Standards). To provide a focus
and identity for the entire neighborhood and to serve the daily recreational and
commercial needs of the community within easy walking distance of homes, require
dedication and improvement of at least 8 percent of the gross land area (exclusive
of existing rights-of-way) of the first phase development in each neighborhood, or ½
acre, whichever is greater, as a neighborhood park. This requirement may be waived
by the City where it can be demonstrated that the development parcels are too small
to feasibly accommodate the park or inappropriately located to serve the needs of
local residents, and when an in-lieu fee is paid to the City for the acquisition and
improvement of other properties as parklands to serve the Airport Area.
In every case, the neighborhood park shall be at least 8%of the total Residential
Village Area or one acre in area, whichever is greater, and shall have a minimum
dimension of 150 feet. Park acreage shall be exclusive of existing or new rights-of-
way, development sites, or setback areas. A neighborhood park shall satisfy some
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or all of the requirements of the Park Dedication Ordinance, as prescribed by the
Recreation Element of the General Plan.
The Project includes a waiver from Land Use Policy LU 6.15.13, as is allowed by the
policy, due to a 1.71-acre parcel size that is too small to feasibly accommodate a
park. As a part of the Development Agreement, the Applicant is proposing to use an
incentive or concession allowed under Government Code Section 65915-65918
(State Density Bonus Law) to waive a portion of the required in-lieu fee.
k.Land Use Policy LU 6.15.14 (Location). Require that each neighborhood park is
clearly public in character and is accessible to all residents of the neighborhood.
Each park shall be surrounded by public streets on at least two sides (preferably with
on-street parking to serve the park), and shall be linked to residential uses in its
respective neighborhood by streets or pedestrian ways.
See finding LU 6.15.13 Neighborhood Park Standards above.
l.Land Use Policy LU 6.15.16 (On-Site Recreation and Open Space Standards).
Require developers of multi-family residential developments on parcels 8 acres or
larger to provide on-site recreational amenities. For these developments, 44 square
feet of on-site recreational amenities shall be provided for each dwelling unit in
addition to the requirements under the City’s Park Dedication Ordinance and in
accordance with the Parks and Recreation Element of the General Plan. On-site
recreational amenities can consist of public urban plazas or squares where there is
the capability for recreation and outdoor activity. These recreational amenities may
also include swimming pools, exercise facilities, tennis courts, and basketball courts.
Where there is insufficient land to provide on-site recreational amenities, the
developer shall be required to pay cash in-lieu that would be used to develop or
upgrade nearby recreation facilities to offset user demand as defined in the City’s
Park Dedication Fee Ordinance.
The acreage of on-site open space developed with residential projects may be
credited against the parkland dedication requirements where it is accessible to the
public during daylight hours, visible from public rights-of-way, and is of sufficient size
to accommodate recreational use by the public. However, the credit for the provision
of on-site open space shall not exceed 30% of the parkland dedication requirements.
The Project is located on a 1.71-acre site and is not subject to Policy LU 6.15.16, as
the policy only applies to properties consisting of 8-acres or larger. However, the
Project exceeds the 2,948-square-foot (44 square feet x 67 units) on-site recreational
amenities by providing a total of 7,597 square feet or approximately 113 square feet
per unit which include a pool deck with swimming pool and spa, a clubroom, an
outdoor seating area, and a lounge area.
m.Land Use Policy LU 6.15.17 (Street and Pedestrian Grid). Create a pattern of
streets and pedestrian ways that breaks up large blocks, improves connections
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between neighborhoods and community amenities, and is scaled to the
predominantly residential character of the neighborhoods.
The Project is a podium style development with an internal driveway for vehicular
circulation to the lobby and garage entry, accessed from Spruce Street. Pedestrian
connections are provided to public sidewalks along Spruce Street and Quail Street.
The Project retains the curb-to-curb dimension of both Quail Street and Spruce
Street.
n.Land Use Policy 6.15.18 (Walkable Streets). Retain the curb-to-curb dimension of
existing streets but widen sidewalks to provide park strips and generous sidewalks
by means of dedications or easements. Except where traffic loads preclude fewer
lanes, add parallel parking to calm traffic, buffer pedestrians, and provide short term
parking for visitors and shop customers.
See finding Land Use Policy 6.15.17 Street and Pedestrian Grid above.
o.Land Use Policy 6.15.19 (Connected Streets). Require dedication and improvement
of new streets as shown on Figure LU23. The illustrated alignments are tentative and
may change as long as the routes provide the intended connectivity. If traffic
conditions allow, connect new and existing streets across Macarthur Boulevard with
signalized intersections, crosswalks, and pedestrian refuges in the median.
See finding Land Use Policy 6.15.17 Street and Pedestrian Grid above.
p.Land Use Policy 6.15.20 (Pedestrian Improvements). Require the dedication and
improvement of new pedestrian ways as conceptually shown on Figure LU23. The
alignment is tentative and may change as long as the path provides the intended
connectivity. For safety, the full length of pedestrian ways shall be visible from
intersecting streets. To maintain an intimate scale and to shade the path with trees,
pedestrian ways should not be sized as fire lanes. Pedestrian ways shall be open to
the public at all times.
The Project includes conditions of approval requiring the reconstruction of all broken
and/or damaged curb, gutter, and sidewalk along Spruce and Quail Street frontages
to preserve all existing sidewalks for pedestrian access.
q.Land Use Policy LU 6.15.22 (Building Massing). Require that high-rise structures
be surrounded with low- and mid-rise structures fronting public streets and
pedestrian ways or other means to promote a more pedestrian scale.
The Project is approximately 81 feet in height and is compatible with nearby
properties located in the Airport Area. The adjacent property at 1451 Quail Street is
developed with an approximately 37-foot-tall office building. The 1400 Quail Street
property, located directly across Quail Street, is developed with an approximately
30-foot-tall office building. This is consistent with the policy as there are lower
structures surrounding the Project, which is taller. Furthermore, a 78-foot-tall
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residential apartment building has been approved to be constructed at 1300 Bristol
Street, which is located across Spruce Street. Finally, 1400 Bristol, which is the
adjacent property, is proposing a 229-unit apartment project that is 85 feet in height.
The Project includes pedestrian connectivity to public sidewalks along Bristol Street
and Spruce Street and pedestrian-scale landscaped areas around the apartment
building.
r.Land Use Policy LU 6.15.23 (Sustainability Development Practices). Require that
development achieves a high level of environmental sustainability that reduces
pollution and consumption of energy, water, and natural resources. This may be
accomplished through the mix and density of uses, building location and design,
transportation modes, and other techniques. Among the strategies that should be
considered are the integration of residential with jobs-generating uses, use of
alternative transportation modes, maximized walkability, use of recycled materials,
capture and re-use of storm water on-site, water conserving fixtures and landscapes,
and architectural elements that reduce heat gain and loss.
The Project is required to comply with the provisions of the Building and Energy
Efficiency Standards (CCR, Title 24, Parts 6 and 11) and the Green Building
Standards Code (CCR, Title 24, Part 11 - CALGreen). Additionally, the Project would
implement water-efficient landscaping, water quality best management practices to
treat surface runoff from the Property, and low impact development practices.
The Project is also adjacent to office developments in the Airport Area and would
provide housing near employment opportunities. The Project includes pedestrian
linkage to public sidewalks that would provide connections throughout the site and
to adjacent and surrounding uses, thereby providing an alternative mode of public
transportation for the residents and their visitors. The Project would also provide
alternative forms of transportation to residents by locating close to the existing
Orange County Transportation Authority (OCTA) bus routes provided along Bristol
Street and Birch Street.
Tribal Consultation (SB18)
6.Pursuant to California Government Code Section 65352.3 (SB18), a local government
is required to contact the appropriate tribes identified by the Native American Heritage
Commission (NAHC) each time it considers a proposal to adopt or amend the General
Plan. If requested by any tribe, the local government must consult for the purpose of
preserving or mitigating impacts to cultural resources. The City received comments from
the NAHC indicating that 12 tribal contacts should be provided notice regarding the
proposed amendment. The tribal contacts were provided notice on March 15, 2023.
California Government Code Section 65352.3 requires notification 90 days prior to
Council action to allow tribal contacts to respond to the request to consult. The Project
will not be heard by the City Council until after the 90-day period, which expired on June
13, 2023. The City participated in consultations with two tribes: the Gabrieleno Band of
Mission Indians – Kizh Nation and the Juaneno Band of Mission Indians, Acjachemen
Nation-Belardes. Based on consultation with the participating Native American Tribes,
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conditions of approval have been included to ensure that a proper monitoring program
is in place during the Project’s construction.
423 Charter Analysis
Finding:
Charter Section 423 requires voter approval of any major General Plan amendment to the
General Plan. A major General Plan amendment is one that significantly increases allowed
density or intensity by 40,000 square feet of non-residential floor area, increases traffic by more
than 100 peak hour vehicle trips (AM/PM), or increases residential dwelling units by 100 units.
These thresholds apply to the total of increases resulting from the amendment itself, plus 80
percent of the increases resulting from other amendments affecting the same neighborhood
(defined as a Statistical Area as shown in the General Plan Land Use Element) and adopted
within the preceding ten years.
Council Policy A-18 (Guidelines for Implementing Charter Section 423) requires that proposed
amendments to the General Plan be reviewed to determine if a vote of the Newport Beach
electorate would be required. This policy includes a provision that all General Plan
amendments be tracked as “Prior Amendments” for 10 years to determine if minor amendments
in a single Statistical Area cumulatively exceed the thresholds indicated above.
Fact in Support of Findings:
The Property is within Statistical Area L4. There are no prior GPAs in Statistical Area L4 in the
past 10 years, besides the currently proposed 64 additional dwelling units resulting in a net
increase of 24 a.m. peak hour trips and 25 p.m. peak hour trips for the Residences at 1400
Bristol Street. The GPA would change the land use designation only and not result in an
increase in development. The 52 base dwelling units are already included in the Mixed-Use
Horizontal (MU-H2) development capacity of 2,200 units and no increase in allowed floor area
is proposed. Additionally, there is no increase in AM or PM peak hour trips pursuant to the
Institute of Transportation Engineers (ITE) trip rates included as Exhibit B of Council Policy A-
18. As a result, the amendment is not classified as a major amendment requiring a vote of the
electorate should the City Council choose to approve the GPA.
Planned Community Development Plan Amendment
An amendment to the Newport Place Planned Community Development Plan (PC-11), which
is the zoning document of the Property, is a legislative act. Neither PC-11, Chapter 20.66
(Amendments), and 20.56 (Planned Community Development District Procedures) of Title 20
(Planning and Zoning) of the NBMC, or Article 2 (Adoption of Regulations) of Chapter 4 (Zoning
Regulations) of Division 1 (Planning and Zoning) of Title 7 (Planning and Land Use) of the
California Government Code set forth any required findings for either approval or denial of such
amendments to the NBMC.
However, the proposed amendment complies with the intent of Part III Residential Overlay of
PC-11 as follows:
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1.The Project allocates 15% of the base units (eight dwelling units) as affordable units. Of
the eight units, six are restricted to very-low-income households and two are restricted
to low-income households.
2.Given the location of the Property in the Airport Area which includes a mixture of service
uses, hotels, Airport and commercial support services, professional offices, and new
residential developments that cumulatively contain the ingredients of a planned
community, the proposed PC Amendment would not disrupt the existing uses within the
Planned Community and would add to this diversity of uses, assisting the City in larger
scale community planning and the provision of additional housing opportunities.
3.The Property is located within 85 feet of the Residential Overlay. The property nearest
to the site within the Residential Overlay is 1300 Bristol Street, across Spruce Street.
The property at 1300 Bristol has been approved but not yet constructed as a residential
apartment project. The Project would be consistent with the anticipated future
development of 1300 Bristol and the proposed Residences at 1400 Bristol Project as
well other adjacent properties within the Residential Overlay of PC-11.
4.The Project would be subject to the appropriate site and project specific setbacks,
density, and height limits for this urban location. All required parking is provided on-site.
The Project complies with the development standards identified for the Residential
Overlay, except as modified by the allowed development standard waivers identified in
the Affordable Housing Implementation Plan. The Residential Overlay provides a
density range for proposed projects and references the Section 20.32 (Density Bonus)
of the NBMC that prescribes the maximum density bonus and incentives allowed. The
Project includes a density bonus of 27.5%, where the PCDP Amendment references a
maximum density bonus of 35%. Therefore, the proposed project is consistent with the
intent of the density bonus assumptions in the Residential Overlay.
5.The PCDP Amendment requires a site development review in accordance with Section
20.52.080 (Site Development Reviews) of the NBMC. The Project includes a site
development review, and all required findings are addressed below (Findings A through
C below).
6.The PCDP Amendment requires the density for a residential development to be between
30 and 50 dwelling units per acre. The Project includes 52 base units, not including
density bonus units. Since the Property is 1.71 acres in size, there is a base density of
30 dwelling units per acre. With density bonus, there is a total of 67 dwelling units, which
results in 39 units per acre. Both the density with and without the density bonus units
are consistent with the PCDP Amendment density requirement.
7.The Property is located near existing office buildings within the Airport Area and is not
negatively impacted by noise, dust, smoke, vibration, odor, toxic or noxious matter that
may be generated by existing commercial or industrial uses nearby.
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8.Residential dwellings are to be permitted as replacement of existing nonresidential uses,
and the number of peak hour trips generated by the Project is not to exceed the number
of trips of the underlying permitted nonresidential use. The Property is developed with
an existing one-story commercial office building totaling 22,956 square feet. A
standardized conversion rate of 2.29 dwelling units per 1,000 square feet of commercial
floor area, as provided by the City Traffic Engineer, is required. This results in a total of
52 dwelling units, which is the proposed based density of the Project. With a 27.50%
density bonus or 15 dwelling units request, a total of 67 (52+15) dwelling units are
proposed for the Project.
9.The Property is fully developed and does not support any natural resources and all
potential environmental impacts associated with the project are appropriately addressed
through standard building permit procedures, conditions of approval, and the General
Plan Policies identified in the 2006 General Plan EIR and summarized in Exhibit “A” (EIR
Addendum).
Major Site Development Review
In accordance with Section 20.52.080(F) (Site Development Reviews – Findings and Decision)
of the NBMC, the following findings and facts in support of such findings are set forth as follows:
Finding:
A.The proposed development is allowed within the subject zoning district.
Fact in Support of Finding:
The Property is located within Industrial Site 3 of Newport Place Planned Community (PC-11).
The Project includes a request to amend Property’s land use designation and inclusion as a
part of the Residential Overlay of PC-11. The Residential Overlay allows for residential
development consistent with the requested Mixed-Use Horizontal (MU-H2) land use designation
and subject to site development review.
Finding:
B.The proposed development is in compliance with all of the following applicable criteria:
i.Compliance with this section, the General Plan, this Zoning Code, any applicable
specific plan, and other applicable criteria and policies related to the use or
structure;
ii.The efficient arrangement of structures on the site and the harmonious relationship
of the structures to one another and to other adjacent developments; and whether
the relationship is based on standards of good design;
iii.The compatibility in terms of bulk, scale, and aesthetic treatment of structures on
the site and adjacent developments and public areas;
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iv.The adequacy, efficiency, and safety of pedestrian and vehicular access, including
drive aisles, driveways, and parking and loading spaces;
v.The adequacy and efficiency of landscaping and open space areas and the use of
water efficient plant and irrigation materials; and
vi.The protection of significant views from public right(s)-of-way and compliance with
NBMC Section 20.30.100 (Public View Protection).
Facts in Support of Finding:
1.Refer to Fact 5 under General Plan Amendment and Facts 1 through 9 under Planned
Community Development Plan Amendment above, that discuss the Project’s
consistency with the proposed Mixed Use Horizontal 2 (MU-H2) General Plan land use
designation and the PC-11 (Newport Place Planned Community Development Plan)
Zoning District including the proposed inclusion in the Residential Overlay.
2.The proposed six-story residential building would be approximately 81 feet in height
inclusive of architectural elements and screened rooftop mechanical equipment. The
Project is designed with a darker grey stucco finish on the podium and first floor levels
and a white stucco finish for the floors above. The contrast in colors reduces the visual
mass and bulk of the building and creates variations in the aesthetic design. Additionally,
various units on each elevation are constructed with walkable decks with glass railings,
adding additional aesthetic treatment to the building. The Project’s building mass is
compatible with the surrounding office and residential developments.
3.The Project includes a variety of enhanced amenities such as private residential
balconies, a large pool deck, an outdoor seating area, a clubroom, and enclosed lounge.
4.The Project includes 146 onsite parking spaces located on a podium level parking
structure which includes a subterranean gated parking structure underneath. The
Project includes adequate onsite parking exceeding the minimum required residential
standard pursuant to Density Bonus Law.
5.The Property is generally flat and bordered by existing office buildings and developed
roadways. The City’s General Plan does not identify any scenic vistas or view points on
or proximate to the Property. The nearest public view point to the Property identified in
the City’s General Plan is approximately 3,000 feet to the south at Bayview Park. The
nearest coastal view designated portion of Jamboree Road is approximately 3,000 feet
south of the site. Due to the distance and highly urbanized nature of the Project area,
public coastal views along this view corridor would not be impacted by the Project.
Finding:
C.The proposed development is not detrimental to the harmonious and orderly growth of
the City, nor will it endanger, jeopardize, or otherwise constitute a hazard to the public
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convenience, health, interest, safety, or general welfare of person residing or working in
the neighborhood of the proposed development.
Facts in Support of Finding:
1.The Project has been designed to ensure that potential conflicts with surrounding uses
are minimized to the extent possible to maintain a healthy environment for both
surrounding businesses and residents by providing an architecturally pleasing project
with articulation and building modulations to enhance the urban environment.
2.The proposed residential building has been designed to accommodate and provide safe
access for emergency vehicles, delivery trucks, and refuse collections vehicles, as
determined by the City Traffic Engineer. Refuse collection is accommodated via an on-
site staging area along the private driveway to ensure safe maneuvering by refuse
vehicles. Emergency vehicles will have access via Bristol Street and Spruce Street.
3.The Property is located approximately 0.57 mile east of the southernmost John Wayne
Airport runway and is within the notification area of the AELUP for John Wayne Airport.
However, the Project is below the maximum transitional imagery surface heights, and
thus the Project is within the building height limits of the AELUP. The property is located
partially within the updated 65dBA CNEL noise contours for John Wayne Airport and
Safety Zone 6 (Traffic Pattern Zone), where the likelihood of an accident is low.
Consistent with the residential overlay, the Project shall be required to comply with
conditions specified in Section 20.30.080(F) (Noise - Airport Environs Land Use Plan),
including provisions of noise study, sound attenuation design features, and notice to all
future residents of potential annoyances or inconveniences associated with residing in
proximity to airport operations.
4.The Project will comply with all Building, Public Works, Fire Codes, City ordinances, and
all conditions of approval.
Vesting Tentative Tract Map
In accordance with Section 19.12.070 (Required Findings for Action on Tentative Maps) of the
Newport Beach Municipal Code, and the following finding and facts in support of such findings
are set forth:
Finding:
D.That the proposed map and the design or improvements of the subdivision are
consistent with the General Plan and any applicable specific plan, and with applicable
provisions of the Subdivision Map Act and this Subdivision Code.
Facts in Support of Finding:
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Planning Commission Resolution No. PC2023-047
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1.The Project is consistent with the proposed Mixed-Use Horizontal (MU-H2) General Plan
designation of the Property, which provides for a horizontal intermixing of uses that
include multi-family residential development.
2.The Public Works Department has reviewed the proposed vesting tentative tract map
and determined it is consistent with the Title 19 and applicable requirements of the
Subdivision Map Act.
3.Conditions of approval have been included to ensure compliance with Title 19.
Finding:
E.That the site is physically suitable for the type and density of development.
Facts in Support of Finding:
1.The Property is entirely developed and does not support any environmental resources.
2.The Property is located in the John Wayne Airport area. The Property is currently
improved with a 22,956-square-foot office building. Given its location, this site is ideal
for the development of a residential project as it is identified as a housing inventory site
of the City’s adopted and certified Sixth Cycle Housing Element.
Finding:
F.That the design of the subdivision or the proposed improvements will not cause
substantial environmental damage nor substantially and avoidably injure fish or wildlife
or their habitat. However, notwithstanding the foregoing, the decision-making body may
nevertheless approve such a subdivision if an environmental impact report was
prepared for the project and a finding was made pursuant to Section 21081 of the
California Environmental Quality Act that specific economic, social, or other
considerations make infeasible the mitigation measures or project alternatives identified
in the environmental impact report.
Fact in Support of Finding:
An Addendum to the PEIR has been prepared and concludes that no significant environmental
impacts will result with the Project development of the Property in accordance with the
proposed subdivision map.
Finding:
G.That the design of the subdivision or the type of improvements is not likely to cause
serious public health problems.
Facts in Support of Finding:
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Planning Commission Resolution No. PC2023-047
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1.The Vesting Tentative Tract Map is required for the subdivision of parcels for the
separate sale of 67 condominium units. All construction for the Project will comply with
all Building, Public Works, and Fire Codes, which are in place to prevent serious public
health problems. Public improvements will be required of the Applicant per Section
19.28.010 (General Improvements Requirements) of the NBMC and Section 66411 of
the Subdivision Map Act. Compliance with all ordinances of the City and all Conditions
of Approval for the Project will ensure that the Project will not cause any serious health
problems.
2.All mitigation measures will be implemented as outlined in the Addendum to the PEIR to
ensure the protection of the public health.
3.No evidence is known to exist that would indicate that the separate sale of condominiums
will generate any serious public health problems.
Finding:
H.That the design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of, property within
the proposed subdivision. In this connection, the decision-making body may approve a
map if it finds that alternate easements, for access or for use, will be provided and that
these easements will be substantially equivalent to easements previously acquired by
the public. This finding shall apply only to easements of record or to easements
established by judgment of a court of competent jurisdiction and no authority is hereby
granted to the City Council to determine that the public at large has acquired easements
for access through or use of property within a subdivision.
Facts in Support of Finding:
1.The design of the Project will not conflict with any easements acquired by the public at
large for access through or use of property within the Property.
2.No other public easements for access through or use of the Property have been retained
for use by the public at large.
Finding:
I.That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act,
if the land is subject to a contract entered into pursuant to the California Land
Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision
of the land would not be too small to sustain their agricultural use or the subdivision will
result in residential development incidental to the commercial agricultural use of the
land.
Fact in Support of Finding:
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Planning Commission Resolution No. PC2023-047
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The Property is not subject to the Williamson Act since the Property is not considered an
agricultural preserve and is less than 100 acres.
Finding:
J.That, in the case of a “land project” as defined in Section 11000.5 of the California
Business and Professions Code: (a) there is an adopted specific plan for the area to be
included within the land project; and (b) the decision-making body finds that the
proposed land project is consistent with the specific plan for the area.
Facts in Support of Finding:
1.The Property is not a “land project” as defined in Section 11000.5 of the California
Business and Professions Code.
2.The Property is not located within a specific plan area.
Finding:
K.That solar access and passive heating and cooling design requirements have been
satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act.
Fact in Support of Finding:
The VTM and improvements are subject to Title 24 of the California Building Code that requires
new construction to meet minimum heating and cooling efficiency standards depending on
location and climate. The Newport Beach Building Division enforces Title 24 compliance
through the plan check and inspection process.
Finding:
L.That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and
Section 65584 of the California Government Code regarding the City’s share of the
regional housing need and that it balances the housing needs of the region against the
public service needs of the City’s residents and available fiscal and environmental
resources.
Facts in Support of Finding:
1.The proposed Vesting Tentative Tract Map is consistent with Section 66412.3 of the
Subdivision Map Act and Section 65584 of the California Government Code regarding
the City’s share of the regional housing need. The Project does not involve the
elimination of residential rooms and therefore will not affect the City’s ability to meet its
share of housing needs. On the contrary, the Property is identified as a housing
opportunity site by the adopted and certified Sixth Cycle Housing Element and proposes
includes 67 dwelling units, eight of which are considered affordable housing for families
that qualify as low income.
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Planning Commission Resolution No. PC2023-047
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2.Public services are available to serve the Project and the Addendum to the PEIR
prepared for the Project indicates that the project’s potential environmental impacts are
properly mitigated.
Finding:
M.That the discharge of waste from the proposed subdivision into the existing sewer
system will not result in a violation of existing requirements prescribed by the Regional
Water Quality Control Board.
Facts in Support of Finding:
1.Waste discharge into the existing sewer system will be not violate Regional Water
Quality Control Board requirements.
2.Sewer connections have been conditioned to be installed per City Standards, the
applicable provisions of Chapter 14.24 (Sewer Connection, Permits), and the latest
revision of the Uniform Plumbing Code.
Finding:
N.For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision
conforms with the certified Local Coastal Program and, where applicable, with public
access and recreation policies of Chapter Three of the Coastal Act.
Facts in Support of Finding:
The Property is not located in the Coastal Zone and is not subject to a coastal
development permit.
Affordable Housing Implementation Plan
The proposed Affordable Housing Implementation Plan (AHIP) is consistent with the intent to
implement affordable housing goals within the City pursuant to Government Code Sections
65915-65918 (State Density Bonus Law), and Title 20, Chapter 20.32 (Density Bonus) of the
NBMC for the following reasons:
1.Consistent with the requested 27.5% density bonus, eight units of the Project’s base
units (52) would be set aside as affordable units. Of the eight units, six are restricted to
very-low-income households and two are restricted to low-income households. Low-
income households are defined as households 80% or less of the area median income,
while very-low-income households are defined as households 50% or less of the area
median income, both adjusted for family size. Since the Project is for-sale
condominiums, the affordable units are subject to an equity sharing agreement without
expiration, unless sold to a nonprofit housing corporation.
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Planning Commission Resolution No. PC2023-047
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2.Government Code Section 65915 (Density Bonus Law) and Chapter 20.32 (Density
Bonus) of the NBMC provide for an increase in the number of units above General Plan
and zoning limits for projects that include a minimum of 15%of the base units affordable
to low and very low-income households. The Project’s inclusion of 8 affordable units (6
very low-income units and 2 low-income), which is 15%of the base unit count of 52 units,
makes the Project eligible for 15 density bonus units. The Project total is 67 units.
3.In addition to the 15 density bonus units and parking reductions, the Project is entitled
to receive up to two incentives or concessions under California Government Code
Section 65915(d) and Section 20.32.070 (Allowed Incentives or Concessions) of the
NBMC that would result in identifiable, financially sufficient, and actual cost reductions.
The Project includes the following concessions the first of which the Project is entitled
to and the second, which is at the City Council’s discretion:
a.Affordable Unit Mix: Section 20.32.110 (Design and Distribution of Affordable Units)
of the NBMC requires affordable units in a density bonus project reflect the same
range of unit types in the residential development as a whole. In this case, the Project
provides all eight affordable units as two-bedroom units, whereas, the overall unit
mix includes 27 two-bedroom units and 40 three-bedroom units. Granting an
incentive from the unit-mix will result in identifiable, financially sufficient, and actual
cost reductions for the Project.
b.Partial Payment of In-Lieu Park Fee: General Plan Land Use Element Policy 6.15.13
requires residential development to provide a public park equal to 8% of the gross
land area of the development, or a minimum one-half acre, whichever is greater, to
be provided. Since the 1.71-acre Property is too small to feasibly accommodate the
physical dedication of the park, the Policy requires an in-lieu fee paid to the City for
the acquisition and improvement of other properties as parklands to serve the Airport
Area. The Applicant is requesting to use a second incentive to waive a portion of the
fee in order to provide cost reductions and make the Project financially feasible.
4.In addition to the density bonus units, parking reductions, and the financial concession,
the Project is entitled to receive waivers or reductions of development standards under
California Government Code Section 65915(e), Section 20.32.080 (Waivers or
Reductions of Development Standards), and recent caselaw if the development
standard would physically prevent the Project from being built at the permitted density.
In this case, the Project is entitled to waivers of the following development standards:
a.Park dedication requirements (two waivers):
i.General Plan Land Use Policy LU 6.15.13 requires a public park equal to
eight percent of the gross land area of the development, or a minimum one-
half acre, whichever is greater, be provided. The Applicant proposes to
waive the one-half acre requirement and a partial park in-lieu fee.
ii.Section 19.52.040 (Parkland Standard) of the NBMC requires the City’s park
dedication standard to be five acres per thousand population due to the
proposed vesting tentative tract for residential condominium purposes. Per
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Planning Commission Resolution No. PC2023-047
Page 23 of 41
the latest census data, the average persons per household is 2.2 persons,
which results in 147.4 persons and a 0.74-acre park dedication requirement.
Regardless of any requirements, the Property is 1.71 acres in size which is
too small to feasibly accommodate a park of minimum one-half acre in size.
b.Street setbacks. The Newport Place Planned Community (PC-11) requires street
setbacks of 30 feet from property lines. In this case, 30-foot setbacks along Quail
Street and Spruce Street would substantially decrease the development of the
footprint of the Project. The Project is designed with a 11-foot setback from
Spruce Street and a 10-foot setback to Quail Street.
c.Building height. The Newport Place Planned Community (PC-11) Residential
Overlay limits building height to 55 feet from established grade. In this case, a
higher building height is necessary to accommodate 67 residential units. The
Project is designed with a height of approximately 81 feet from established grade.
Development Agreement
In accordance with Section 15.45.020(A)(2)(a) (Development Agreement Required) of the
NBMC, a development agreement is required as the project requires an amendment to the
General Plan and PC-11 that includes the development of more than 50 residential units, in
this case the Project has a total of 67 residential units. The proposed DA satisfies the
requirements of Chapter 15.45 (Development Agreements) of the NBMC as follows:
1.A DA is requested by the Applicant, as the Project would include a total of 67 residential
units. The DA includes all the mandatory elements including a term of 10 years and public
benefits that are appropriate to support conveying the vested development rights consistent
with the City’s General Plan, the NBMC, and Government Code Sections 65864 et seq.
2.Public benefits include the payment of a public safety fee to satisfy any obligation the Project
could have to provide new emergency response services or Fire Department equipment to
serve the Airport Area whether a Community Facilities District is formed or not. The
Applicant has also agreed to pay a separate public benefit fee to be used by the City Council
as it deems appropriate.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
The Planning Commission of the City of Newport Beach hereby recommends the following to the
City Council:
a.Adopt Environmental Impact Report Addendum to the 2006 General Plan Update
(SCH2006011119), which is attached hereto as Exhibit “A” and incorporated by
reference;
b.Approve a General Plan Amendment to change the General Plan Land Use
Designation of the Property from General Commercial Office (CO-G) to Mixed-Use
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Planning Commission Resolution No. PC2023-047
Page 24 of 41
Horizontal (MU-H2) which is attached hereto as Exhibit “B” and incorporated by
reference;
c.Adopt a Planned Community Development Plan Amendment to include the
Property in the Residential Overlay of PC-11 which is attached hereto as Exhibit “C”
and incorporated by reference;
d.Adopt a Development Agreement, which is attached hereto as Exhibit “D,” and
incorporated by reference;
e.Approve Affordable Housing Implementation Plan, which is attached hereto as
Exhibit “E,” and incorporated by reference;
f.Approve a Major Site Development Review, with conditions of approval which are
attached hereto as Exhibit “F” and incorporated by reference; and
g.Approve Vesting Tentative Tract Map No. 19261 pursuant to Title 19 (Subdivisions)
of the NBMC) for 67 condominium dwelling units, with conditions of approval which
are attached hereto as Exhibit “G,” and incorporated by reference.
PASSED, APPROVED, AND ADOPTED THIS 21ST DAY OF DECEMBER, 2023.
AYES:
NOES:
RECUSED:
ABSENT:
BY:__________________________
Curtis Ellmore, Chairman
BY:__________________________
Tristan Harris, Secretary
Attachment(s): Exhibit A – Addendum to the 2006 General Plan Update
(SCH NO. 2006011119)
Exhibit B – General Plan Amendment
Exhibit C – Planned Community Development Plan Amendment
Exhibit D – Development Agreement
Exhibit E – Affordable Housing Implementation Plan
Exhibit F – Major Site Development Review Conditions of Approval
Exhibit G – Vesting Tentative Tract Map No. 19261
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Planning Commission Resolution No. PC2023-044
Page 25 of 41
EXHIBIT “A”
ADDENDUM TO THE 2006 GENERAL PLAN UPDATE (SCH NO. 2006011119)
Available separately due to bulk at:
www.newportbeachca.gov/ceqa
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Planning Commission Resolution No. PC2023-044
Page 26 of 41
EXHIBIT “B”
GENERAL PLAN AMENDMENT
54
2014
2
2012
2
201
1
2
104 1061081101121141161181012010
2
2009
2
200
8
2
2007
2
2006
2
200
8
1
2009
1
201
0
1
2011
1
201
2
1 (1-25)36017
2300230223222010
2
200
8
1
2009
1
201
0
1
2011
1 233123012362234210001300
1301
(100
-
2
0
0
)
1100
1200
1300
1000
140
0
140
1 130112019011101
145
1
140
0
150
1
1550
170
1
1420
115
1 120013006
5
42131500
10011101-1111900 10002332242
4
200
9
2
2008
2
200
5
2245224322422241223822372 366136658952350249123722382 1/23847-38573920190
03900 390140011800 39194221
3929A-39373880181
1
3990
4000
1401414141014100
4106
2372 1/223821375(A12
0
-
Z
2
4
0
)
4225
250200280290285265260220225230240803CO-G
MU-H2
MU-H2
MU-H2
MU-H2
CO-G
CO-G
CO-G
SR73
CG
PIRS-D
MU-H2CO-G
CG
DOVE
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JAMBOREERDQUA
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BOWSPRIT DRBIRCH STBAYVIEW PLBRI
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SPRUCE STUPPER NEWPORTPLA Z ADRWESTERLY PLPA2023-0040_GP_Amendment.mxd
0 310155
FeetI
City of Newport BeachGIS DivisionNovember 22, 2023
PA2023-0040 General Plan Amendment1401 Quail St
Land Use Change: General Commercial Office (CO-G) toMixed-Use Horizontal (MU-H2)
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Planning Commission Resolution No. PC2023-044
Page 27 of 41
EXHIBIT “C”
PLANNED COMMUNITY DEVELOPMENT PLAN AMENDMENT
56
2014
2
2012
2
201
1
2
104 1061081101121141161181012010
2
2009
2
200
8
2
2007
2
2006
2
200
8
1
2009
1
201
0
1
2011
1
201
2
1 (1-25)36017
2300230223222010
2
200
8
1
2009
1
201
0
1
2011
1 233123012362234210001300
1301
(100
-
2
0
0
)
1100
1200
1300
1000
140
0
140
1 130112019011101
145
1
140
0
150
1
1550
170
1
1420
115
1 120013006
5
42131500
10011101-1111900 10002332242
4
200
9
2
2008
2
200
5
2245224322422241223822372 366136658952350249123722382 1/23847-38573920190
03900 390140011800 39194221
3929A-39373880181
1
3990
4000
1401414141014100
4106
2372 1/223821375(A12
0
-
Z
2
4
0
)
4225
250200280290285265260220225230240803SR73
DOVE
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JAMBOREERDQUA
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BOWSPRIT DRBIRCH STBAYVIEW PLBRI
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BAYVIEWAVENEWPORT PLACE DR
SPRUCE STUPPER NEWPORTPLA Z ADRWESTERLY PLPA2023-0040_PC_Amendment.mxd
0 310155
FeetI
City of Newport BeachGIS DivisionNovember 22, 2023
PA2023-0040PC-11 Newport Place Amendment1401 Quail St
Add "Residential Overlay" to the PropertyLocated at 1401 Quail St N inthe Newport Place Planned Community
Legend
Residential Overlay
Newport Place Planned Community
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Planning Commission Resolution No. PC2023-044
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EXHIBIT “D”
DEVELOPMENT AGREEMENT
58
RECORDING REQUESTED BY
AND WHEN RECORDED RETURN TO:
City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92663-3884
Attn: City Clerk
(Space Above This Line Is for Recorder’s Use Only)
This Agreement is recorded at the request and for the
benefit of the City of Newport Beach and is exempt
from the payment of a recording fee pursuant to
Government Code §§ 6103 and 27383.
DEVELOPMENT AGREEMENT
between
CITY OF NEWPORT BEACH
and
INTRACORP SOCAL-1, LLC
CONCERNING
“THE RESDENCES AT 1401 QUAIL STREET”
59
-1-
DEVELOPMENT AGREEMENT
(Pursuant to California Government Code Sections 65864-65869.5)
This DEVELOPMENT AGREEMENT (the “Agreement”) is dated for reference purposes
as of the _ day of __________, 2024 (the “Agreement Date”), and is being entered into by and
between the City of Newport Beach (“City”), and Intracorp Socal-1, LLC, a Delaware limited
liability company “Property Owner”). City and Property Owner are sometimes collectively
referred to in this Agreement as the “Parties” and individually as a “Party.”
RECITALS
A.Property Owner is the owner of that certain real property located in the City of
Newport Beach, County of Orange, State of California commonly referred to as 1401 Quail Street
and more particularly described in the legal description attached as Exhibit “A” and depicted on
the site map attached hereto as Exhibit “B” (“Property”). The Property consists of approximately
2.38 acres and is a part of the Newport Place Planned Community shown on the City’s Zoning
Map.
B.In order to encourage investment in, and commitment to, comprehensive planning
and public facilities financing, strengthen the public planning process and encourage private
implementation of the local general plan, provide certainty in the approval of projects in order to
avoid waste of time and resources, and reduce the economic costs of development by providing
assurance to property owners that they may proceed with projects consistent with existing land use
policies, rules, and regulations, the California Legislature adopted California Government Code
Sections 65864-65869.5 (the “Development Agreement Statute”) authorizing cities and counties
to enter into development agreements with persons or entities having a legal or equitable interest
in real property located within their jurisdiction.
C.On March 13, 2007, the City Council adopted Ordinance No. 2007-6, entitled
“Ordinance Amending Chapter 15.45 of City of Newport Beach Municipal Code Regarding
Development Agreements” (the “Development Agreement Ordinance”). This Agreement is
consistent with the Development Agreement Ordinance.
D.The Parties wish to enter into Agreement for the construction of a multi-unit
residential project consisting of 67 condominium units (including affordable units) atop of 146-
space parking structure.
E.As detailed in Section 3 of this Agreement, Property Owner has agreed to provide
the following significant public benefits as consideration for this Agreement: INSERT PUBLIC
BENEFITS.
F.This Agreement is consistent with the City of Newport Beach General Plan
(“General Plan”), including without limitation the General Plan’s designation of the Property as
“MU-H2” (Mixed Use Horizontal 2) which provides for a horizontal intermixing of uses that may
include regional commercial office, multifamily residential, vertical mixed-use buildings,
industrial, hotel rooms, and ancillary neighborhood commercial uses and the Newport Place
Planned Community that was adopted in 1970 by Ordinance No. 1369, and amended from time to
60
2
time, in order to establish appropriate zoning to regulate land use and development of property
within the general boundaries of the Newport Place Planned Community.
G.In recognition of the significant public benefits that this Agreement provides, the
City Council finds that this Agreement: (i) is consistent with the City of Newport Beach General
Plan as of the date of this Agreement; (ii) is in the best interests of the health, safety, and general
welfare of City, its residents, and the public; (iii) is entered into pursuant to, and constitutes a
present exercise of, City’s police power; (iv) Project’s Addendum to the Environmental Impact
Report (SCH# 20060111119) (“PEIR”) that was certified by the City Council on July 25, 2006 for
the 2006 General Plan Update and the Initial Study/Negative Declaration prepared in accordance
with CEQA for the Newport Beach Housing Element Update (General Plan Amendment No.
GP2008-003) adopted by the City Council on November 22, 2011 (the PEIR and Initial
Study/Negative Declaration are collectively referred to herein as the “PEIR”), all of which analyze
the environmental effects of the proposed development of the Project on the Property, and all of
the findings, conditions of approval and mitigation measures related thereto; and (v) is consistent
and has been approved consistent with provisions of California Government Code Section 65867
and City of Newport Beach Municipal Code chapter 15.45.
H.On December 21, 2023, City’s Planning Commission held a public hearing on this
Agreement, and made findings and determinations with respect to this Agreement, and
recommended to the City Council that the City Council approve this Agreement.
I.On [INSERT DATE], the City Council held a public hearing on this Agreement
and considered the Planning Commission’s recommendations and the testimony and information
submitted by City staff, Property Owner, and members of the public. On [INSERT DATE],
consistent with applicable provisions of the Development Agreement Statute and Development
Agreement Ordinance, the City Council adopted its Ordinance No. 2024-___ (the “Adopting
Ordinance”), finding this Agreement to be consistent with the City of Newport Beach General Plan
and approving this Agreement.
AGREEMENT
NOW, THEREFORE, City and Property Owner agree as follows:
1.Definitions.
In addition to any terms defined elsewhere in this Agreement, the following terms when
used in this Agreement shall have the meanings set forth below:
“Action” shall have the meaning ascribed in Section 8.10 of this Agreement.
“Adopting Ordinance” shall mean City Council Ordinance No. 2024-___ approving and
adopting this Agreement.
“Agreement” shall mean this Development Agreement, as the same may be amended from
time to time.
“Agreement Date” shall mean INSERT DATE which date is the date the City Council
adopted the Adopting Ordinance.
61
3
“CEQA” shall mean the California Environmental Quality Act (California Public
Resources Code Sections 21000-21177) and the implementing regulations promulgated thereunder
by the Secretary for Resources (California Code of Regulations, Title 14, Section 15000 et seq.)
(“CEQA Guidelines”), as the same may be amended from time to time.
“City” shall mean the City of Newport Beach, a California charter city.
“City Council” shall mean the governing body of City.
“City’s Affiliated Parties” shall have the meaning ascribed in Section 10.1 of this
Agreement.
“Claim” shall have the meaning ascribed in Section 10.1 of this Agreement.
“CPI Index” shall mean the Consumer Price Index published from time to time by the
United States Department of Labor, Bureau of Labor Statistics for all urban consumers (all items)
for the Los Angeles-Long Beach-Anaheim, California Area, All Urban Consumers, All Items,
Base Period (1982-84=100), or, if such index is discontinued, such other similar index as may be
publicly available that is selected by City in its reasonable discretion.
“Cure Period” shall have the meaning ascribed in Section 8.1 of this Agreement.
“Default” shall have the meaning ascribed to that term in Section 8.1 of this Agreement.
“Develop” or “Development” shall mean to improve or the improvement of the Property
for the purpose of completing the structures, improvements, and facilities comprising the Project,
including but not limited to: grading; the construction of infrastructure and public facilities related
to the Project, whether located within or outside the Property; the construction of all of the private
improvements and facilities comprising the Project; the preservation or restoration, as required of
natural and man-made or altered open space areas; and the installation of landscaping. The terms
“Develop” and “Development,” as used herein, do not include the maintenance, repair,
reconstruction, replacement, or redevelopment of any structure, improvement, or facility after the
initial construction and completion thereof.
“Development Agreement Ordinance” shall mean Chapter 15.45 of the City of Newport
Beach Municipal Code.
“Development Agreement Statute” shall mean California Government Code Sections
65864-65869.5, inclusive.
“Development Exactions” shall mean any requirement of City in connection with or
pursuant to any ordinance, resolution, rule, or official policy for the dedication of land, the
construction or installation of any public improvement or facility, or the payment of any fee or
charge in order to lessen, offset, mitigate, or compensate for the impacts of Development of the
Project on the environment or other public interests.
“Development Plan” shall mean all of the land use entitlements, approvals and permits
approved by the City for the Project on or before the Agreement Date, as the same may be amended
from time to time consistent with this Agreement. Such land use entitlements, approvals and
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permits include, without limitation, the following: (1) the Development rights as provided under
this Agreement; (2) the amendment to the Newport Place Planned Community (PC-11) adopted
pursuant to Ordinance No. 1369 and as amended by Ordinance No. 2024-__; (3) General Plan
Amendment adopted pursuant to Resolution No. 2024-___; (4) Major Site Development Review
adopted pursuant to Resolution No. 2024-___; (5) Affordable Housing Implementation Plan
adopted pursuant to Resolution No. 2024-___; and Tentative Tract Map adopted pursuant to
Resolution No. 2024-___.
“Development Regulations” shall mean the following regulations as they are in effect as
of the Agreement Date and to the extent they govern or regulate the development of the Property,
but excluding any amendment or modification to the Development Regulations adopted, approved,
or imposed after the Agreement Date that impairs or restricts Property Owner’s rights set forth in
this Agreement, unless such amendment or modification is expressly authorized by this Agreement
or is agreed to by Property Owner in writing: the General Plan, the Development Plan, and, to the
extent not expressly superseded by the Development Plan or this Agreement, all other land use
and subdivision regulations governing the permitted uses, density and intensity of use, design,
improvement, and construction standards and specifications, procedures for obtaining required
City permits and approvals for development, and similar matters that may apply to development
of the Project on the Property during the Term of this Agreement that are set forth in Title 15 of
the Municipal Code (buildings and construction), Title 19 of the Municipal Code (subdivisions)
and Title 20 of the Municipal Code (planning and zoning), but specifically excluding all other
sections of the Municipal Code, including without limitation Title 5 of the Municipal Code
(business licenses and regulations). Notwithstanding the foregoing, the term “Development
Regulations,” as used herein, does not include any City ordinance, resolution, code, rule, regulation
or official policy governing any of the following: (i) the conduct of businesses, professions, and
occupations; (ii) taxes and assessments; (iii) the control and abatement of nuisances; (iv) the
granting of encroachment permits and the conveyance of rights and interests which provide for the
use of or entry upon public property; or (v) the exercise of the power of eminent domain.
“Effective Date” shall mean the latest of the following dates, as applicable: (i) the date that
is thirty (30) days after the Agreement Date; (ii) if a referendum concerning the Adopting
Ordinance, the Development Plan, or any of the Development Regulations approved on or before
the Agreement Date is timely qualified for the ballot and a referendum election is held concerning
the Adopting Ordinance or any of such Development Regulations, the date on which the
referendum is certified resulting in upholding and approving the Adopting Ordinance and the
Development Regulations; or (iii) if a lawsuit is timely filed challenging the validity of the
Adopting Ordinance, this Agreement, and/or any of the Development Regulations approved on or
before the Agreement Date, the date on which said challenge is finally resolved in favor of the
validity or legality of the Adopting Ordinance, this Agreement, the Development Plan and/or the
applicable Development Regulations, which such finality is achieved by a final non-appealable
judgment, voluntary or involuntary dismissal (and the passage of any time required to appeal an
involuntary dismissal), or binding written settlement agreement. Promptly after the Effective Date
occurs, the Parties agree to cooperate in causing an appropriate instrument to be executed and
recorded against the Property memorializing the Effective Date.
“Environmental Laws” means all federal, state, regional, county, municipal, and local laws,
statutes, ordinances, rules, and regulations which are in effect as of the Agreement Date, and all
federal, state, regional, county, municipal, and local laws, statutes, rules, ordinances, rules, and
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regulations which may hereafter be enacted and which apply to the Property or any part thereof,
pertaining to the use, generation, storage, disposal, release, treatment, or removal of any Hazardous
Substances, including without limitation the following: the Comprehensive Environmental
Response Compensation and Liability Act of 1980, 42 U.S.C. Sections 9601, et seq., as amended
(“CERCLA”); the Solid Waste Disposal Act, as amended by the Resource Conservation and
Recovery Act of 1976, 42 U.S.C. Sections 6901, et seq., as amended (“RCRA”); the Emergency
Planning and Community Right to Know Act of 1986, 42 U.S.C. Sections 11001 et seq., as
amended; the Hazardous Materials Transportation Act, 49 U.S.C. Section 1801, et seq., as
amended; the Clean Air Act, 42 U.S.C. Sections 7401 et seq., as amended; the Clean Water Act,
33 U.S.C. Section 1251, et seq., as amended; the Toxic Substances Control Act, 15 U.S.C.
Sections 2601 et seq., as amended; the Federal Insecticide, Fungicide and Rodenticide Act, 7
U.S.C. Sections 136 et seq., as amended; the Federal Safe Drinking Water Act, 42 U.S.C. Sections
300f et seq., as amended; the Federal Radon and Indoor Air Quality Research Act, 42 U.S.C.
Sections 7401 et seq., as amended; the Occupational Safety and Health Act, 29 U.S.C. Sections
651 et seq., as amended; and California Health and Safety Code Section 25100, et seq.
“General Plan” shall mean City’s 2006 General Plan adopted by the City Council on July
25, 2006, by Resolution No. 2006-76, as amended through the Agreement Date but excluding any
amendment after the Agreement Date that impairs or restricts Property Owner’s rights set forth in
this Agreement, unless such amendment is expressly authorized by this Agreement, is authorized
by Sections 8 or 9, or is specifically agreed to by Property Owner. The Land Use Plan of the Land
Use Element of the General Plan was approved by City voters in a general election on November
7, 2006.
“Hazardous Substances” means any toxic substance or waste, pollutant, hazardous
substance or waste, contaminant, special waste, industrial substance or waste, petroleum or
petroleum-derived substance or waste, or any toxic or hazardous constituent or additive to or
breakdown component from any such substance or waste, including without limitation any
substance, waste, or material regulated under or defined as “hazardous” or “toxic” under any
Environmental Law.
“Mortgage” shall mean a mortgage, deed of trust, sale and leaseback arrangement, or any
other form of conveyance in which the Property, or a part or interest in the Property, is pledged as
security and contracted for in good faith and for fair value.
“Mortgagee” shall mean the holder of a beneficial interest under a Mortgage or any
successor or assignee of the Mortgagee.
“Notice of Default” shall have the meaning ascribed in Section 8.1 of this Agreement.
“Party” or “Parties” shall mean either City or Property Owner or both, as determined by
the context.
“Project” shall mean all on-site and off-site improvements that Property Owner is
authorized and/or may be required to construct with respect to each parcel of the Property, as
provided in this Agreement and the Development Regulations, as the same may be modified or
amended from time to time consistent with this Agreement and applicable law.
“Property” is described in Exhibit “A” and generally depicted on Exhibit “B”.
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“Property Owner” shall mean Intracorp Socal-1, a Delaware limited liability company and
any successor or assignee to all or any portion of the right, title, and interest in and to ownership
of all or a portion of the Property.
“Public Benefit Fee” shall have the meaning ascribed in Section 3.1 of this Agreement.
“Subsequent Development Approvals” shall mean all discretionary development and
building approvals that Property Owner is permitted to obtain to Develop the Project on and with
respect to the Property after the Agreement Date consistent with the Development Regulations.
“Term” shall have the meaning ascribed in Section 2.4 of this Agreement.
“Termination Date” and “Lot Termination Date” shall have the meaning ascribed in
Section 2.4 of this Agreement.
“Transfer” shall have the meaning ascribed in Section 11 of this Agreement.
2.General Provisions.
2.1 Plan Consistency, Zoning Implementation.
This Agreement and the Development Regulations applicable to the Property are consistent
with the General Plan and the Newport Place Planned Community Development Plan (PC-11) as
amended by the approvals in the Development Plan adopted concurrently herewith (including but
not limited to the amendment to the General Plan and Newport Place Planned Community
Development Plan (PC-11).
2.2 Binding Effect of Agreement.
The Property is hereby made subject to this Agreement. Development of the Property is
hereby authorized and shall be carried out in accordance with the terms of this Agreement.
2.3 Property Owner Representations and Warranties Regarding Ownership of the Property and
Related Matters Pertaining to this Agreement.
Property Owner and each person executing this Agreement on behalf of Property Owner
hereby represents and warrants to City as follows: (i) Property Owner or any co-owner comprising
Property Owner is a legal entity and that such entity is duly formed and existing and is authorized
to do business in the State of California; (ii) if Property Owner or any co-owner comprising
Property Owner is a natural person that such natural person has the legal right and capacity to
execute this Agreement; (iii) that all actions required to be taken by all persons and entities
comprising Property Owner to enter into this Agreement have been taken and that Property Owner
has the legal authority to enter into this Agreement; (iv) Property Owner’s entering into and
performing its obligations set forth in this Agreement will not result in a violation of any
obligation, contractual or otherwise, that Property Owner or any person or entity comprising
Property Owner has to any third party; (v) that neither Property Owner nor any co-owner
comprising Property Owner is the subject of any voluntary or involuntary petition in bankruptcy;
and (vi) Property Owner has the authority and ability to enter into or perform any of its obligations
set forth in this Agreement.
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2.4 Term.
The term of this Agreement (the “Term” shall commence on the Effective Date and
continue until ____________ 20__, unless otherwise terminated or modified pursuant to its terms.
Notwithstanding any other provision set forth in this Agreement to the contrary, if any
Party reasonably determines that the Effective Date will not occur because (i) the Adopting
Ordinance or any of the Development Regulations approved on or before the Agreement Date for
the Project has/have been disapproved by City’s voters at a referendum election or (ii) a final non-
appealable judgment is entered in a judicial action challenging the validity or legality of the
Adopting Ordinance, this Agreement, and/or any of the Development Regulations for the Project
approved on or before the Agreement Date such that this Agreement and/or any of such
Development Regulations is/are invalid and unenforceable in whole or in such a substantial part
that the judgment substantially impairs such Party’s rights or substantially increases its obligations
or risks hereunder or thereunder, then such Party, in its sole and absolute discretion, shall have the
right to terminate this Agreement upon delivery of a written notice of termination to the other
Party, in which event neither Party shall have any further rights or obligations hereunder except
that Property Owner’s indemnity obligations set forth in Article 10 shall remain in full force and
effect and shall be enforceable, and the Development Regulations applicable to the Project and the
Property only (but not those general Development Regulations applicable to other properties in
the City) shall be repealed by the City after delivery of said notice of termination except for the
Development Regulations that have been disapproved by City’s voters at a referendum election
and, therefore, never took effect.
The Termination Date shall be the earliest of the following dates: (i) the tenth (10th)
anniversary of the Effective Date; (ii) such earlier date that this Agreement may be terminated in
accordance with Articles 5, 7, and/or Section 8.3 of this Agreement and/or Sections 65865.1 and/or
65868 of the Development Agreement Statute; or (iii) completion of the Project in accordance
with the terms of this Agreement, including Property Owner’s complete satisfaction, performance,
and payment, as applicable, of all Development Exactions, the issuance of all required final
occupancy permits, and acceptance by City or applicable public agency(ies) or private entity(ies)
of all required offers of dedication.
Notwithstanding any other provision set forth in this Agreement to the contrary, the
provisions set forth in Article 10 and Section 14.11 (as well as any other Property Owner
obligations set forth in this Agreement that are expressly written to survive the Termination Date)
shall survive the Termination Date of this Agreement.
3.Public Benefits.
3.1 Public Benefit Fee.
As consideration for City’s approval and performance of its obligations set forth in this
Agreement, Property Owner shall pay to City a fee that shall be in addition to any other fee or
charge to which the Property and the Project would otherwise be subject to (herein, the “Public
Benefit Fee”) in the total sum of One Million Six Hundred Twenty Eight Thousand and Four
Hundred Dollars and 00/100 ($1,628,400.00) which shall be due and payable prior to the issuance
of the first building permit for the Project.
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The City has not designated a specific project or purpose for the Public Benefit Fee. Owner
acknowledges by its approval and execution of this Agreement that it is voluntarily agreeing to
pay the Public Benefit Fee and that its obligation to pay the Public Benefit Fee is an essential term
of this Agreement and is not severable from City’s obligations and Owner’s vested rights to be
acquired hereunder, and that Owner expressly waives any constitutional, statutory, or common law
right it might have in the absence of this Agreement to protest or challenge the payment of the
Public Benefits identified in this Section 3.1 on any ground whatsoever, including without
limitation pursuant to the Fifth and Fourteenth Amendments to the United States Constitution,
California Constitution Article I Section 19, the Mitigation Fee Act (California Government Code
Section 66000 et seq.), or otherwise. In addition to any other remedy set forth in this Agreement
for Owner’s default, if Owner shall fail to timely pay any portion of the Public Benefits identified
in this Section 3.1 when due, City shall have the right to withhold issuance of any further building
permits, occupancy permits, or other development or building permits for the Project.
3.2 Consumer Price Index (CPI) Increases. Any fee provided in this Section 3 (Public
Benefits) shall be increased based upon percentage increases in the CPI Index as provided herein.
The first CPI adjustment shall occur on the first anniversary of the City Council’s adoption of the
Adopting Ordinance (the first “Adjustment Date”) and subsequent CPI adjustments shall occur on
each anniversary of the first Adjustment Date thereafter until expiration of the Term of this
Agreement (each, an “Adjustment Date”). The amount of the CPI adjustment on the applicable
Adjustment Date shall in each instance be calculated based on the then most recently available CPI
Index figures such that, for example, if the Effective Date of this Agreement falls on July 1 and
the most recently available CPI Index figure on the first Adjustment Date (January 1 of the
following year) is the CPI Index for November of the preceding year, the percentage increase in
the CPI Index for that partial year (a 6-month period) shall be calculated by comparing the CPI
Index for November of the preceding year with the CPI Index for May of the preceding year (a 6-
month period). In no event, however, shall application of the CPI Index reduce the amount of the
Public Benefit Fee (or unpaid portion thereof) below the amount in effect prior to any applicable
Adjustment Date.
3.2 Other Public Benefits. In addition to the Public Benefit Fee, the direct and indirect benefits
City expects to receive pursuant to this Development Agreement are as follows:
3.2.1 Park In-Lieu Fee. The Property Owner shall pay a park land dedication in-lieu fee pursuant
to the City General Plan Land Use Policy 6.15.13 in the amount of Five Hundred Thirteen
Thousand Three Hundred Dollars and 00/100 ($513,300.00), for the purpose of acquisition and
improvement of other properties as parklands to serve the Airport Area. The fee shall be due and
payable prior to the issuance of the first building permit for the Project.
3.2.2 Public Safety Fee. The Property Owner shall pay a public safety fee in the amount of One
Hundred Forty-One Thousand Six Hundred Dollars and 00/100 ($141,600) to be used, at the City’s
discretion, to fund the cost of staffing, services, and equipment necessary for fire related public
safety purposes. The fee shall be due and payable prior to the issuance of the first building permit
for the Project.
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4.Development of Project.
4.1 Applicable Regulations; Property Owner’s Vested Rights and City’s Reservation of
Discretion With Respect to Subsequent Development Approvals.
Other than as expressly set forth in this Agreement, during the Term of this Agreement, (i)
Property Owner shall have the vested right to Develop the Project on and with respect to the
Property in accordance with the terms of the Development Regulations and this Agreement and
(ii)City shall not prohibit or prevent development of the Property on grounds inconsistent with
the Development Regulations or this Agreement. Notwithstanding the foregoing, nothing herein
is intended to limit or restrict City’s discretion with respect to (i) review and approval requirements
contained in the Development Regulations, (ii) exercise of any discretionary authority City retains
under the Development Regulations, (iii) the approval, conditional approval, or denial of any
Subsequent Development Approvals applied for by Property Owner, or that are required, for
Development of the Project as of the Agreement Date provided that all such actions are consistent
with the Development Regulations, or (iv) any environmental approvals that may be required
under CEQA or any other federal or state law or regulation in conjunction with any Subsequent
Development Approvals that may be required for the Project, and in this regard, as to future actions
referred to in clauses (i)-(iv) of this sentence, City reserves its full discretion to the same extent
City would have such discretion in the absence of this Agreement. In addition, it is understood
and agreed that nothing in this Agreement is intended to vest Property Owner’s rights with respect
to any laws, regulations, rules, or official policies of any other governmental agency or public
utility company with jurisdiction over the Property or the Project; or any applicable federal or state
laws, regulations, rules, or official policies that may be inconsistent with this Agreement and that
override or supersede the provisions set forth in this Agreement, and regardless of whether such
overriding or superseding laws, regulations, rules, or official policies are adopted or applied to the
Property or the Project prior or subsequent to the Agreement Date.
Property Owner has expended and will continue to expend substantial amounts of time and
money in the planning and entitlement process to permit Development of the Project in the future.
Property Owner represents and City acknowledges that Property Owner would not make these
expenditures without this Agreement, and that Property Owner is and will be making these
expenditures in reasonable reliance upon obtaining vested rights to Develop the Project as set forth
in this Agreement.
Property Owner may apply to City for permits or approvals necessary to modify or amend
the Development specified in the Development Regulations, provided that unless this Agreement
also is amended, the request does not propose an increase in the maximum density, intensity,
height, or size of proposed structures, or a change in use that generates more peak hour traffic or
more daily traffic. In addition, Property Owner may apply to City for approval of minor
amendments to existing tentative tract maps, tentative parcel maps, or associated conditions of
approval, consistent with City of Newport Beach Municipal Code Section 19.12.090. This
Agreement does not constitute a promise or commitment by City to approve any such permit or
approval, or to approve the same with or without any particular requirements or conditions, and
City’s discretion with respect to such matters shall be the same as it would be in the absence of
this Agreement.
4.2 No Conflicting Enactments.
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Except to the extent City reserves its discretion as expressly set forth in this Agreement,
during the Term of this Agreement City shall not apply to the Project or the Property any ordinance,
policy, rule, regulation, or other measure relating to Development of the Project that is enacted or
becomes effective after the Agreement Date to the extent it conflicts with this Agreement. This
Section 4.2 shall not restrict City’s ability to enact an ordinance, policy, rule, regulation, or other
measure applicable to the Project pursuant to California Government Code Section 65866
consistent with the procedures specified in Section 4.3 of this Agreement. In Pardee Construction
Co. v. City of Camarillo (1984) 37 Cal.3d 465, the California Supreme Court held that a
construction company was not exempt from a city’s growth control ordinance even though the city
and construction company had entered into a consent judgment (tantamount to a contract under
California law) establishing the company’s vested rights to develop its property consistent with
the zoning. The California Supreme Court reached this result because the consent judgment failed
to address the timing of development. The Parties intend to avoid the result of the Pardee case by
acknowledging and providing in this Agreement that Property Owner shall have the vested right
to Develop the Project on and with respect to the Property at the rate, timing, and sequencing that
Property Owner deems appropriate within the exercise of Property Owner’s sole subjective
business judgment, provided that such Development occurs in accordance with this Agreement
and the Development Regulations, notwithstanding adoption by City’s electorate of an initiative
to the contrary after the Agreement Date. No City moratorium or other similar limitation relating
to the rate, timing, or sequencing of the Development of all or any part of the Project and whether
enacted by initiative or another method, affecting subdivision maps, building permits, occupancy
certificates, or other entitlement to use, shall apply to the Project to the extent such moratorium or
other similar limitation restricts Property Owner’s vested rights in this Agreement or otherwise
conflicts with the express provisions of this Agreement.
4.3 Reservations of Authority.
Notwithstanding any other provision set forth in this Agreement to the contrary, the laws,
rules, regulations, and official policies set forth in this Section 4.3 shall apply to and govern the
Development of the Project on and with respect to the Property.
4.3.1 Procedural Regulations. Procedural regulations relating to hearing bodies,
petitions, applications, notices, findings, records, hearings, reports, recommendations, appeals, and
any other matter of procedure shall apply to the Property, provided that such procedural regulations
are adopted and applied City-wide or to all other properties similarly situated in City.
4.3.2 Processing and Permit Fees. City shall have the right to charge and Property
Owner shall be required to pay all applicable processing and permit fees to cover the reasonable
cost to City of processing and reviewing applications and plans for any required Subsequent
Development Approvals, building permits, excavation and grading permits, encroachment
permits, and the like, for performing necessary studies and reports in connection therewith,
inspecting the work constructed or installed by or on behalf of Property Owner, and monitoring
compliance with any requirements applicable to Development of the Project, all at the rates in
effect at the time fees are due.
4.3.3 Consistent Future City Regulations. City ordinances, resolutions,
regulations, and official policies governing Development which do not conflict with the
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Development Regulations, or with respect to such regulations that do conflict, where Property
Owner has consented in writing to the regulations, shall apply to the Property.
4.3.4 Development Exactions Applicable to Property. During the Term of this
Agreement, Property Owner shall be required to satisfy and pay all Development Exactions at the
time performance or payment is due to the same extent and in the same amount(s) that would apply
to Property Owner and the Project in the absence of this Agreement; provided, however, that to
the extent the scope and extent of a particular Development Exaction (excluding any development
impact fee) for the Project has been established and fixed by City in the conditions of approval for
any of the Development Regulations approved on or before the Agreement Date, City shall not
alter, increase, or modify said Development Exaction in a manner that is inconsistent with such
Development Regulations without Property Owner’s prior written consent or as may be otherwise
required pursuant to overriding federal or state laws or regulations (Section 4.3.5 hereinbelow). In
addition, nothing in this Agreement is intended or shall be deemed to vest Property Owner against
the obligation to pay any of the following (which are not included within the definition of
“Development Exactions”) in the full amount that would apply in the absence of this Agreement:
(i)City’s normal fees for processing, environmental assessment and review, tentative tract and
parcel map review, plan checking, site review and approval, administrative review, building
permit, grading permit, inspection, and similar fees imposed to recover City’s costs associated
with processing, reviewing, and inspecting project applications, plans, and specifications; (ii) fees
and charges levied by any other public agency, utility, district, or joint powers authority, regardless
of whether City collects those fees and charges; or (iii) community facility district special taxes or
special district assessments or similar assessments, business license fees, bonds or other security
required for public improvements, transient occupancy taxes, sales taxes, property taxes, sewer
lateral connection fees, water service connection fees, new water meter fees, and the Property
Development Tax payable under Chapter 3.12 of City’s Municipal Code.
4.3.5 Overriding Federal and State Laws and Regulations. Federal and state laws
and regulations that override Property Owner’s vested rights set forth in this Agreement shall apply
to the Property, together with any City ordinances, resolutions, regulations, and official policies
that are necessary to enable City to comply with the provisions of any such overriding federal or
state laws and regulations, provided that (i) Property Owner does not waive its right to challenge
or contest the validity of any such purportedly overriding federal, state, or City law or regulation;
and (ii) upon the discovery of any such overriding federal, state, or City law or regulation that
prevents or precludes compliance with any provision of this Agreement, City or Property Owner
shall provide to the other Party a written notice identifying the federal, state, or City law or
regulation, together with a copy of the law or regulation and a brief written statement of the
conflict(s) between that law or regulation and the provisions of this Agreement. Promptly
thereafter City and Property Owner shall meet and confer in good faith in a reasonable attempt to
determine whether a modification or suspension of this Agreement, in whole or in part, is necessary
to comply with such overriding federal, state, or City law or regulation. In such negotiations, City
and Property Owner agree to preserve the terms of this Agreement and the rights of Property
Owner as derived from this Agreement to the maximum feasible extent while resolving the
conflict. City agrees to cooperate with Property Owner at no cost to City in resolving the conflict
in a manner which minimizes any financial impact of the conflict upon Property Owner. City also
agrees to process in a prompt manner Property Owner’s proposed changes to this Agreement, the
Project and any of the Development Regulations as may be necessary to comply with such
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overriding federal, state, or City law or regulation; provided, however, that the approval of such
changes by City shall be subject to the discretion of City, consistent with this Agreement.
4.3.6 Public Health and Safety. Any City ordinance, resolution, rule, regulation,
program, or official policy that is necessary to protect persons on the Property or in the immediate
vicinity from conditions dangerous to their health or safety, as reasonably determined by City,
shall apply to the Property, even though the application of the ordinance, resolution, rule
regulation, program, or official policy would result in the impairment of Property Owner’s vested
rights under this Agreement.
4.3.7 Uniform Building Standards. Existing and future building and building-
related standards set forth in the uniform codes adopted and amended by City from time to time,
including building, plumbing, mechanical, electrical, housing, swimming pool, and fire codes, and
any modifications and amendments thereof shall all apply to the Project and the Property to the
same extent that the same would apply in the absence of this Agreement.
4.3.8 Public Works Improvements. To the extent Property Owner constructs or
installs any public improvements, works, or facilities, the City standards in effect for such public
improvements, works, or facilities at the time of City’s issuance of a permit, license, or other
authorization for construction or installation of same shall apply.
4.3.9 No Guarantee or Reservation of Utility Capacity. Notwithstanding any
other provision set forth in this Agreement to the contrary, nothing in this Agreement is intended
or shall be interpreted to require City to guarantee or reserve to or for the benefit of Property Owner
or the Property any utility capacity, service, or facilities that may be needed to serve the Project,
whether domestic or reclaimed water service, sanitary sewer transmission or wastewater treatment
capacity, downstream drainage capacity, or otherwise, and City shall have the right to limit or
restrict Development of the Project if and to the extent that City reasonably determines that
inadequate utility capacity exists to adequately serve the Project at the time Development is
scheduled to commence.
5.Amendment or Cancellation of Agreement. This Agreement may be amended or canceled
in whole or in part only by mutual written and executed consent of the Parties in compliance with
California Government Code Section 65868 and Newport Beach Municipal Code Section
15.45.070 or by unilateral termination by City in the event of an uncured default of Property
Owner.
6.Enforcement. Unless this Agreement is amended, canceled, modified, or suspended as
authorized herein or pursuant to California Government Code Section 65869.5, this Agreement
shall be enforceable by either Party despite any change in any applicable general or specific plan,
zoning, subdivision, or building regulation or other applicable ordinance or regulation adopted by
City (including by City’s electorate) that purports to apply to any or all of the Property.
7.Annual Review of Property Owner’s Compliance With Agreement.
7.1 General.
City shall review this Agreement once during every twelve (12) month period following
the Effective Date for compliance with the terms of this Agreement as provided in Government
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Code Section 65865.1. Property Owner (including any successor to the Property Owner executing
this Agreement on or before the Agreement Date) shall pay City a reasonable fee in an amount
City may reasonably establish from time to time to cover the actual and necessary costs for the
annual review. City’s failure to timely provide or conduct an annual review shall not constitute a
Default hereunder by City.
7.2 Property Owner Obligation to Demonstrate Good Faith Compliance.
During each annual review by City, Property Owner is required to demonstrate good faith
compliance with the terms of the Agreement. Property Owner agrees to furnish such evidence of
good faith compliance as City, in the reasonable exercise of its discretion, may require, thirty (30)
days prior to each anniversary of the Effective Date during the Term.
7.3 Procedure. The Zoning Administrator shall conduct a duly noticed hearing and shall
determine, on the basis of substantial evidence, whether or not Property Owner has, for the period
under review, complied with the terms of this Agreement. If the Zoning Administrator finds that
Property Owner has so complied, the annual review shall be concluded. If the Zoning
Administrator finds, on the basis of substantial evidence, that Property Owner has not so complied,
written notice shall be sent to Property Owner by first class mail of the Zoning Administrator’s
finding of non-compliance, and Property Owner shall be given at least ten (10) calendar days to
cure any noncompliance that relates to the payment of money and thirty (30) calendar days to cure
any other type of noncompliance. If a cure not relating to the payment of money cannot be
completed within thirty (30) calendar days for reasons which are beyond the control of Property
Owner, Property Owner must commence the cure within such thirty (30) calendar days and
diligently pursue such cure to completion. If Property Owner fails to cure such noncompliance
within the time(s) set forth above, such failure shall be considered to be a Default and City shall
be entitled to exercise the remedies set forth in Article 8 below.
7.4 Annual Review a Non-Exclusive Means for Determining and Requiring Cure of Property
Owner’s Default.
The annual review procedures set forth in this Article 7 shall not be the exclusive means
for City to identify a Default by Property Owner or limit City’s rights or remedies for any such
Default.
8.Events of Default.
8.1 General Provisions. In the event of any material default, breach, or violation of the terms
of this Agreement (“Default”), the Party alleging a Default shall deliver a written notice (each, a
“Notice of Default”) to the defaulting Party. The Notice of Default shall specify the nature of the
alleged Default and a reasonable manner and sufficient period of time (ten (10) calendar days if
the Default relates to the failure to timely make a monetary payment due hereunder and not less
than thirty (30) calendar days in the event of non-monetary Defaults) in which the Default must
be cured (“Cure Period”). During the Cure Period, the Party charged shall not be considered in
Default for the purposes of termination of this Agreement or institution of legal proceedings. If
the alleged Default is cured within the Cure Period, then the Default thereafter shall be deemed
not to exist. If a non-monetary Default cannot be cured during the Cure Period with the exercise
of commercially reasonable diligence, the defaulting Party must promptly commence to cure as
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quickly as possible, and in no event later than thirty (30) calendar days after it receives the Notice
of Default, and thereafter diligently pursue said cure to completion. Notwithstanding the
foregoing, the City is not required to give Property Owner notice of default and may immediately
pursue remedies for a Property Owner Default that result in an immediate threat to public health,
safety or welfare.
8.2 Default by Property Owner.
If Property Owner is alleged to have committed a non-monetary Default and it disputes the claimed
Default, it may make a written request for an appeal hearing before the City Council within ten
(10) days of receiving the Notice of Default, and a public hearing shall be scheduled at the next
available City Council meeting to consider Property Owner’s appeal of the Notice of Default.
Failure to appeal a Notice of Default to the City Council within the ten (10) day period shall waive
any right to a hearing on the claimed Default. If Property Owner’s appeal of the Notice of Default
is timely and in good faith but after a public hearing of Property Owner’s appeal the City Council
concludes that Property Owner is in Default as alleged in the Notice of Default, the accrual date
for commencement of the thirty (30) day Cure Period provided in Section 8.1 shall be extended
until the City Council’s denial of Property Owner’s appeal is communicated to Property Owner in
writing.
8.3 City’s Option to Terminate Agreement.
In the event of an alleged Property Owner Default, City may not terminate this Agreement
without first delivering a written Notice of Default and providing Property Owner with the
opportunity to cure the Default within the Cure Period, as provided in Section 8.1, and complying
with Section 8.2 if Property Owner timely appeals any Notice of Default. A termination of this
Agreement by City shall be valid only if good cause exists and is supported by evidence presented
to the City Council at or in connection with a duly noticed public hearing to establish the existence
of a Default. The validity of any termination may be judicially challenged by Property Owner.
Any such judicial challenge must be brought within thirty (30) days of service on Property Owner,
by first class mail, postage prepaid, of written notice of termination by City or a written notice of
City’s determination of an appeal of the Notice of Default as provided in Section 8.2.
8.4 Default by City.
If Property Owner alleges a City Default and alleges that the City has not cured the Default
within the Cure Period, Property Owner may pursue any equitable remedy available to it under
this Agreement, including, without limitation, an action for a writ of mandamus, injunctive relief,
or specific performance of City’s obligations set forth in this Agreement. Upon a City Default,
any resulting delays in Property Owner’s performance hereunder shall neither be a Property Owner
Default nor constitute grounds for termination or cancellation of this Agreement by City and shall,
at Property Owner’s option (and provided Property Owner delivers written notice to City within
thirty (30) days of the commencement of the alleged City Default), extend the Term for a period
equal to the length of the delay.
8.5 Waiver.
Failure or delay by either Party in delivering a Notice of Default shall not waive that Party’s
right to deliver a future Notice of Default of the same or any other Default.
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8.6 Specific Performance Remedy.
Due to the size, nature, and scope of the Project, it will not be practical or possible to restore
the Property to its pre-existing condition once implementation of this Agreement has begun. After
such implementation, both Property Owner and City may be foreclosed from other choices they
may have had to plan for the development of the Property, to utilize the Property or provide for
other benefits and alternatives. Property Owner and City have invested significant time and
resources and performed extensive planning and processing of the Project in agreeing to the terms
of this Agreement and will be investing even more significant time and resources in implementing
the Project in reliance upon the terms of this Agreement. It is not possible to determine the sum
of money which would adequately compensate Property Owner or City for such efforts. For the
above reasons, City and Property Owner agree that damages would not be an adequate remedy if
either City or Property Owner fails to carry out its obligations under this Agreement. Therefore,
specific performance of this Agreement is necessary to compensate Property Owner if City fails
to carry out its obligations under this Agreement or to compensate City if Property Owner falls to
carry out its obligations under this Agreement.
8.7 Monetary Damages.
The Parties agree that monetary damages shall not be an available remedy for either Party
for a Default hereunder by the other Party; provided, however, that (i) nothing in this Section 8.7
is intended or shall be interpreted to limit or restrict City’s right to recover the Public Benefit Fees
due from Property Owner as set forth herein; and (ii) nothing in this Section 8.7 is intended or
shall be interpreted to limit or restrict Property Owner’s indemnity obligations set forth in Article
10 or the right of the prevailing Party in any Action to recover its litigation expenses, as set forth
in Section 8.10. In no event shall damages be awarded against the City upon an event of default
or upon termination of this Agreement. Owner expressly agrees that the City, any City agencies
and their respective elected and appointed councils, boards, commissions, officers, agents,
employees, volunteers and representatives (collectively, for purposes of this Section 8.7, “City”)
shall not be liable for any monetary damage for a Default by the City or any claims against City
arising out of this Agreement. Owner hereby expressly waives any such monetary damages against
the City. The sole and exclusive judicial remedy for Owner in the event of a Default by the City
shall be an action in mandamus, specific performance, or other injunctive or declaratory relief.
8.8 Additional City Remedy for Property Owner’s Default.
In the event of any Default by Property Owner, in addition to any other remedies which
may be available to City, whether legal or equitable, City shall be entitled to receive and retain any
Development Exactions applicable to the Project or the Property, including any fees, grants,
dedications, or improvements to public property which it may have received prior to Property
Owner’s Default without recourse from Property Owner or its successors or assigns.
8.9 No Personal Liability of City Officials, Employees, or Agents.
No City official, employee, or agent shall have any personal liability hereunder for a
Default by City of any of its obligations set forth in this Agreement.
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8.10 Recovery of Legal Expenses by Prevailing Party in Any Action.
In any judicial proceeding, arbitration, or mediation (collectively, an “Action”) between
the Parties that seeks to enforce the provisions of this Agreement or arises out of this Agreement,
the prevailing Party shall not recover any of its costs and expenses, regardless of whether they
would be recoverable under California Code of Civil Procedure Section 1033.5 or California Civil
Code Section 1717 in the absence of this Agreement. These costs and expenses include, but are
not limited to, court costs, expert witness fees, attorneys’ fees, City staff costs (including
overhead), and costs of investigation and preparation before initiation of the Action.
9.Force Majeure.
Neither Party shall be deemed to be in Default where failure or delay in performance of
any of its obligations under this Agreement is caused, through no fault of the Party whose
performance is prevented or delayed, by floods, earthquakes, other acts of God, fires, wars, riots
or similar hostilities, strikes or other labor difficulties, state or federal regulations, or court actions.
Except as specified above, nonperformance shall not be excused because of the act or omission of
a third person. In no event shall the occurrence of an event of force majeure operate to extend the
Term of this Agreement. In addition, in no event shall the time for performance of a monetary
obligation, including without limitation Property Owner’s obligation to pay Public Benefit Fees,
be extended pursuant to this Section.
10.Indemnity Obligations of Property Owner.
10.1 Indemnity Arising From Acts or Omissions of Property Owner.
Property Owner shall indemnify, defend, and hold harmless City and City’s officials,
employees, agents, attorneys, and contractors (collectively, the “City’s Affiliated Parties”) from
and against all suits, claims, liabilities, losses, damages, penalties, obligations, and expenses
(including but not limited to attorneys’ fees and costs) (collectively, a “Claim”) that may arise,
directly or indirectly, from the acts, omissions, or operations of Property Owner or Property
Owner’s agents, contractors, subcontractors, agents, or employees in the course of Development
of the Project or any other activities of Property Owner relating to the Property or pursuant to this
Agreement. City shall have the right, in its sole discretion, to select and retain counsel to defend
any Claim filed against City and/or any of City’s Affiliated Parties, and Property Owner shall pay
the reasonable cost for defense of any Claim. The indemnity provisions in this Section 10.1 shall
commence on the Agreement Date, regardless of whether the Effective Date occurs, and shall
survive the Termination Date.
10.2 Third Party Litigation.
In addition to its indemnity obligations set forth in Section 10.1, Property Owner shall
indemnify, defend, and hold harmless City and City’s Affiliated Parties from and against any
Claim against City or City’s Affiliated Parties seeking to attack, set aside, void, or annul the
approval of this Agreement, the Adopting Ordinance, any of the Development Regulations for the
Project (including without limitation any actions taken pursuant to CEQA with respect thereto),
any Subsequent Development Approval, or the approval of any permit granted pursuant to this
Agreement. Said indemnity obligation shall include payment of attorney’s fees, expert witness
fees, City staff costs, and court costs. City shall promptly notify Property Owner of any such
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Claim and City shall cooperate with Property Owner in the defense of such Claim. If City fails to
promptly notify Property Owner of such Claim, Property Owner shall not be responsible to
indemnify, defend, and hold City harmless from such Claim until Property Owner is so notified
and if City fails to cooperate in the defense of a Claim Property Owner shall not be responsible to
defend, indemnify, and hold harmless City during the period that City so fails to cooperate or for
any losses attributable thereto. City shall be entitled to retain separate counsel to represent City
against the Claim and the City’s defense costs for its separate counsel shall be included in Property
Owner’s indemnity obligation, provided that such counsel shall reasonably cooperate with
Property Owner in an effort to minimize the total litigation expenses incurred by Property Owner.
In the event either City or Property Owner recovers any attorney’s fees, expert witness fees, costs,
interest, or other amounts from the party or parties asserting the Claim, Property Owner shall be
entitled to retain the same (provided it has fully performed its indemnity obligations hereunder).
The indemnity provisions in this Section 10.2 shall commence on the Agreement Date, regardless
of whether the Effective Date occurs, and shall survive the Termination Date.
10.3 Environmental Indemnity.
In addition to its indemnity obligations set forth in Section 10.1, from and after the
Agreement Date Property Owner shall indemnify, defend, and hold harmless City and City’s
Affiliated Parties from and against any and all Claims for personal injury or death, property
damage, economic loss, statutory penalties or fines, and damages of any kind or nature whatsoever,
including without limitation attorney’s fees, expert witness fees, and costs, based upon or arising
from any of the following: (i) the actual or alleged presence of any Hazardous Substance on or
under any of the Property in violation of any applicable Environmental Law; (ii) the actual or
alleged migration of any Hazardous Substance from the Property through the soils or groundwater
to a location or locations off of the Property; and (iii) the storage, handling, transport, or disposal
of any Hazardous Substance on, to, or from the Property and any other area disturbed, graded, or
developed by Property Owner in connection with Property Owner’s Development of the Project.
The foregoing indemnity obligations shall not apply to any Hazardous Substance placed or stored
on a separate legal lot within the Property after the Lot Termination Date for said lot, as provided
in Section 2.4 of this Agreement. The indemnity provisions in this Section 10.3 shall commence
on the Agreement Date, regardless of whether the Effective Date occurs, and shall survive the
Termination Date.
11.Assignment.
Property Owner shall have the right to sell, transfer, or assign (hereinafter, collectively, a
“Transfer”) Property Owner’s interest in or fee title to the Property, in whole or in part, to any
person, partnership, joint venture, firm, or corporation (which successor, as of the effective date
of the Transfer, shall become the “Property Owner” under this Agreement) at any time from the
Agreement Date until the Termination Date; provided, however, that no such Transfer shall violate
the provisions of the Subdivision Map Act (Government Code Section 66410 et seq.) or City’s
local subdivision ordinance and any such Transfer shall include the assignment and assumption of
Property Owner’s rights, duties, and obligations set forth in or arising under this Agreement as to
the Property or the portion thereof so Transferred and shall be made in strict compliance with the
following conditions precedent: (i) no transfer or assignment of any of Property Owner’s rights or
interest under this Agreement shall be made unless made together with the Transfer of all or a part
of the Property; and (ii) prior to the effective date of any proposed Transfer, Property Owner (as
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transferor) shall notify City, in writing, of such proposed Transfer and deliver to City a written
assignment and assumption, executed in recordable form by the transferring and successor
Property Owner and in a form subject to the reasonable approval of the City Attorney of City (or
designee), pursuant to which the transferring Property Owner assigns to the successor Property
Owner and the successor Property Owner assumes from the transferring Property Owner all of the
rights and obligations of the transferring Property Owner with respect to the Property or portion
thereof to be so Transferred, including in the case of a partial Transfer the obligation to perform
such obligations that must be performed off of the portion of the Property so Transferred that are
a condition precedent to the successor Property Owner’s right to develop the portion of the
Property so Transferred. Any Permitted Transferee shall have all of the same rights, benefits,
duties, obligations, and liabilities of Owner under this Agreement with respect to the portion of,
or interest in, the Property sold, transferred, and assigned to such Permitted Transferee; provided,
however, that in the event of a Transfer of less than all of the Property, or interest in the Property,
no such Permitted Transferee shall have the right to enter into an amendment of this Agreement
that jeopardizes or impairs the rights or increases the obligations of the Owner with respect to the
balance of the Property, without Owner’s written consent.
Notwithstanding any Transfer, the transferring Property Owner shall continue to be jointly
and severally liable to City, together with the successor Property Owner, to perform all of the
transferred obligations set forth in or arising under this Agreement unless the transferring Property
Owner is given a release in writing by City, which release shall be only with respect to the portion
of the Property so Transferred in the event of a partial Transfer. City shall provide such a release
upon the transferring Property Owner’s full satisfaction of all of the following conditions: (i) the
transferring Property Owner no longer has a legal or equitable interest in the portion of the Property
so Transferred other than as a beneficiary under a deed of trust; (ii) the transferring Property Owner
is not then in Default under this Agreement and no condition exists that with the passage of time
or the giving of notice, or both, would constitute a Default hereunder; (iii) the transferring Property
Owner has provided City with the notice and the fully executed written and recordable assignment
and assumption agreement required as set forth in the first paragraph of this Section 11; and (iv)
the successor Property Owner either (A) provides City with substitute security equivalent to any
security previously provided by the transferring Property Owner to City to secure performance of
the successor Property Owner’s obligations hereunder with respect to the Property or the portion
of the Property so Transferred or (B) if the transferred obligation in question is not a secured
obligation, the successor Property Owner either provides security reasonably satisfactory to City
or otherwise demonstrates to City’s reasonable satisfaction that the successor Property Owner has
the financial resources or commitments available to perform the transferred obligation at the time
and in the manner required under this Agreement and the Development Regulations for the Project.
Any determination by the City in regards to the second paragraph of Section 11 subpart (iv) (A)
and/or (B) shall be documented in writing.
12.Mortgagee Rights.
12.1 Encumbrances on Property.
The Parties agree that this Agreement shall not prevent or limit Property Owner in any
manner from encumbering the Property, any part of the Property, or any improvements on the
Property with any Mortgage securing financing with respect to the construction, development, use,
or operation of the Project.
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12.2 Mortgagee Protection.
This Agreement shall be superior and senior to the lien of any Mortgage. Nevertheless, no
breach of this Agreement shall defeat, render invalid, diminish, or impair the lien of any Mortgage
made in good faith and for value. Any acquisition or acceptance of title or any right or interest in
the Property or part of the Property by a Mortgagee (whether due to foreclosure, trustee’s sale,
deed in lieu of foreclosure, lease termination, or otherwise) shall be subject to all of the terms and
conditions of this Agreement. Any Mortgagee who takes title to the Property or any part of the
Property shall be entitled to the benefits arising under this Agreement.
12.3 Mortgagee Not Obligated.
Notwithstanding the provisions of this Section 12.3, a Mortgagee will not have any
obligation or duty under the terms of this Agreement to perform the obligations of Property Owner
or other affirmative covenants of Property Owner, or to guarantee this performance except that: (i)
the Mortgagee shall have no right to develop the Project under the Development Regulations
without fully complying with the terms of this Agreement; and (ii) to the extent that any covenant
to be performed by Property Owner is a condition to the performance of a covenant by City, that
performance shall continue to be a condition precedent to City’s performance.
12.4 Notice of Default to Mortgagee; Right of Mortgagee to Cure.
Each Mortgagee shall, upon written request to City, be entitled to receive written notice
from City of: (i) the results of the periodic review of compliance specified in Article 7 of this
Agreement, and (ii) any default by Property Owner of its obligations set forth in this Agreement.
Each Mortgagee shall have a further right, but not an obligation, to cure the Default within
ten (10) days after receiving a Notice of Default with respect to a monetary Default and within
thirty (30) days after receiving a Notice of Default with respect to a non-monetary Default. If the
Mortgagee can only remedy or cure a non-monetary Default by obtaining possession of the
Property, then the Mortgagee shall have the right to seek to obtain possession with diligence and
continuity through a receiver or otherwise, and to remedy or cure the non-monetary Default within
thirty (30) days after obtaining possession and, except in case of emergency or to protect the public
health or safety, City may not exercise any of its judicial remedies set forth in this Agreement to
terminate or substantially alter the rights of the Mortgagee until expiration of the thirty (30)-day
period. In the case of a non-monetary Default that cannot with diligence be remedied or cured
within thirty (30) days, the Mortgagee shall have additional time as is reasonably necessary to
remedy or cure the Default, provided the Mortgagee promptly commences to cure the non-
monetary Default within thirty (30) days and diligently prosecutes the cure to completion.
13.Bankruptcy. The obligations of this Agreement shall not be dischargeable in bankruptcy.
14.Miscellaneous Terms.
14.1 Reserved.
14.2 Notices.
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Any notice or demand that shall be required or permitted by law or any provision of this
Agreement shall be in writing. If the notice or demand will be served upon a Party, it either shall
be personally delivered to the Party; deposited by a reliable courier service that provides a receipt
showing date and time of delivery with courier charges prepaid. The notice or demand shall be
addressed as follows:
TO CITY: City of Newport Beach
100 Civic Center Drive
Newport Beach, California 92660
Attn: City Manager
With a copy to: City of Newport Beach
100 Civic Center Drive
Newport Beach, California 92660
Attn: City Attorney
TO PROPERTY OWNER:
With a copy to:
Either Party may change the address stated in this Section 13.1 by delivering notice to the other
Party in the manner provided in this Section 13.1, and thereafter notices to such Party shall be
addressed and submitted to the new address. Notices delivered in accordance with this Agreement
shall be deemed to be delivered upon the earlier of: (i) the date received or (iii) three business days
after deposit in the mail as provided above.
14.3 Project as a Private Undertaking.
Any future Development of the Project is a private undertaking. Neither Party will be
acting as the agent of the other in any respect, and each Party will be an independent contracting
entity with respect to the terms, covenants, and conditions set forth in this Agreement. This
Agreement forms no partnership, joint venture, or other association of any kind. The only
relationship between the Parties is that of a government entity regulating the Development of
private property by the owner or user of the Property.
14.4 Cooperation.
Each Party shall cooperate with and provide reasonable assistance to the other Party to the
extent consistent with and necessary to implement this Agreement. Upon the request of a Party at
any time, the other Party shall promptly execute, with acknowledgement or affidavit if reasonably
required, and file or record the required instruments and writings and take any actions as may be
reasonably necessary to implement this Agreement or to evidence or consummate the transactions
contemplated by this Agreement.
14.5 Estoppel Certificates.
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At any time, either Party may deliver written notice to the other Party requesting that that
Party certify in writing that, to the best of its knowledge: (i) this Agreement is in full force and
effect and is binding on the Party; (ii) this Agreement has not been amended or modified either
orally or in writing or, if this Agreement has been amended, the Party providing the certification
shall identify the amendments or modifications; and (iii) the requesting Party is not in Default in
the performance of its obligations under this Agreement and no event or situation has occurred
that with the passage of time or the giving of Notice or both would constitute a Default or, if such
is not the case, then the other Party shall describe the nature and amount of the actual or prospective
Default.
The Party requested to furnish an estoppel certificate shall execute and return the certificate
within thirty (30) days following receipt. Requests for the City to furnish an estoppel certificate
shall include reimbursement for all administrative costs incurred by the City including reasonable
attorney’s fees incurred by the City in furnishing an estoppels certificate.
14.6 Rules of Construction.
The singular includes the plural; the masculine and neuter include the feminine; “shall” is
mandatory; and “may” is permissive.
14.7 Time Is of the Essence.
Time is of the essence regarding each provision of this Agreement as to which time is an
element.
14.8 Waiver.
The failure by a Party to insist upon the strict performance of any of the provisions of this
Agreement by the other Party, and failure by a Party to exercise its rights upon a Default by the
other Party, shall not constitute a waiver of that Party’s right to demand strict compliance by the
other Party in the future.
14.9 Counterparts.
This Agreement may be executed in two (2) or more counterparts, each of which shall be
identical and may be introduced in evidence or used for any other purpose without any other
counterpart, but all of which shall together constitute one (1) and the same agreement.
14.10 Entire Agreement.
This Agreement constitutes the entire agreement between the Parties and supersedes all
prior agreements and understandings, both written and oral, between the Parties with respect to the
subject matter addressed in this Agreement.
14.11 Severability.
The Parties intend that each and every obligation of the Parties is interdependent and
interrelated with the other, and if any provision of this Agreement or the application of the
provision to any Party or circumstances shall be held invalid or unenforceable to any extent, it is
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the intention of the Parties that the remainder of this Agreement or the application of the provision
to persons or circumstances shall be rendered invalid or unenforceable. The Parties intend that
neither Party shall receive any of the benefits of the Agreement without the full performance by
such Party of all of its obligations provided for under this Agreement. Without limiting the
generality of the foregoing, the Parties intend that Property Owner shall not receive any of the
benefits of this Agreement if any of Property Owner’s obligations are rendered void or
unenforceable as the result of any third party litigation, and City shall be free to exercise its
legislative discretion to amend or repeal the Development Regulations applicable to the Property
and Property Owner shall cooperate as required, despite this Agreement, should third party
litigation result in the nonperformance of Property Owner’s obligations under this Agreement.
The provisions of this Section 14.11 shall apply regardless of whether the Effective Date occurs
and after the Termination Date.
14.12 Construction.
This Agreement has been drafted after negotiation and revision. Both City and Property
Owner are sophisticated parties who were represented by independent counsel throughout the
negotiations or City and Property Owner had the opportunity to be so represented and voluntarily
chose to not be so represented. City and Property Owner each agree and acknowledge that the
terms of this Agreement are fair and reasonable, taking into account their respective purposes,
terms, and conditions. This Agreement shall therefore be construed as a whole consistent with its
fair meaning and applicable principle or presumptions of contract construction or interpretation, if
any, shall be used to construe the whole or any part of this Agreement in favor of or against either
Party.
14.13 Successors and Assigns; Constructive Notice and Acceptance.
The burdens of this Agreement shall be binding upon, and the benefits of this Agreement
shall inure to, all successors in interest to the Parties to this Agreement. All provisions of this
Agreement shall be enforceable as equitable servitudes and constitute covenants running with the
land. Each covenant to do or refrain from doing some act hereunder with regard to Development
of the Property: (i) is for the benefit of and is a burden upon every portion of the Property; (ii) runs
with the Property and each portion thereof; and (iii) is binding upon each Party and each successor
in interest during its ownership of the Property or any portion thereof. Every person or entity who
now or later owns or acquires any right, title, or interest in any part of the Project or the Property
is and shall be conclusively deemed to have consented and agreed to every provision of this
Agreement. This Section 14.13 applies regardless of whether the instrument by which such person
or entity acquires the interest refers to or acknowledges this Agreement and regardless of whether
such person or entity has expressly entered into an assignment and assumption agreement as
provided for in Section 11.
14.14 No Third Party Beneficiaries.
The only Parties to this Agreement are City and Property Owner. This Agreement does
not involve any third party beneficiaries, and it is not intended and shall not be construed to benefit
or be enforceable by any other person or entity.
14.15 Applicable Law and Venue.
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This Agreement shall be construed and enforced consistent with the internal laws of the
State of California, without regard to conflicts of law principles. Any action at law or in equity
arising under this Agreement or brought by any Party for the purpose of enforcing, construing, or
determining the validity of any provision of this Agreement shall be filed and tried in the Superior
Court of the County of Orange, State of California, or the United States District Court for the
Central District of California. The Parties waive all provisions of law providing for the removal
or change of venue to any other court.
14.16 Section Headings.
All section headings and subheadings are inserted for convenience only and shall not affect
construction or interpretation of this Agreement.
14.17 Incorporation of Recitals and Exhibits.
All of the Recitals are incorporated into this Agreement by this reference. Exhibits A and
B are attached to this Agreement and incorporated by this reference as follows:
EXHIBIT
DESIGNATION DESCRIPTION
A Legal Description of Property
B Depiction of the Property
14.18 Recordation.
The City Clerk of City shall record this Agreement and any amendment, modification, or
cancellation of this Agreement in the Office of the County Recorder of the County of Orange
within the period required by California Government Code section 65868.5 and City of Newport
Beach Municipal Code section 15.45.090. The date of recordation of this Agreement shall not
modify or amend the Effective Date or the Termination Date.
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SIGNATURE PAGE TO
DEVELOPMENT AGREEMENT
“OWNER”
Intracorp Socal-1, LLC, a Delaware limited
liability company
By: ____________________________
Name: ____________________________
Title: ____________________________
By: ____________________________
Name: ____________________________
Title: ____________________________
“CITY”
CITY OF NEWPORT BEACH, a municipal
corporation and charter city
, Mayor
ATTEST:
Leilani I. Brown
City Clerk
APPROVED AS TO FORM:
Aaron C. Harp, City Attorney
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STATE OF CALIFORNIA
COUNTY OF ORANGE
On _____________________, before me, the undersigned, a Notary Public in and for said State,
personally appeared _____________________ and _____________________, personally known
to me to be the persons whose names are subscribed to the within instrument and acknowledged
to me that they executed the same in their authorized capacities and that by their signature on the
instrument the persons, or the entity upon behalf of which the persons acted, executed the
instrument.
Witness my hand and official seal.
Notary Public in and for
said County and State
STATE OF CALIFORNIA
COUNTY OF ORANGE
On _____________________, before me, the undersigned, a Notary Public in and for said State,
personally appeared _____________________ and _____________________, personally known
to me to be the persons whose names are subscribed to the within instrument and acknowledged
to me that they executed the same in their authorized capacities and that by their signature on the
instrument the persons, or the entity upon behalf of which the persons acted, executed the
instrument.
Witness my hand and official seal.
Notary Public in and for
said County and State
84
1
EXHIBIT A
LEGAL DESCRIPTION OF PROPERTY
PARCEL 1 OF RESUBDIVISION NO. 341
85
A10-00773 v4 01.06.11 FINAL
i
EXHIBIT B
DEPICTION OF PROPERTY
86
Planning Commission Resolution No. PC2023-044
Page 29 of 41
EXHIBIT “E”
AFFORDABLE HOUSING IMPLEMENTATION PLAN
87
1401 QUAIL STREET, NEWPORT BEACH, CA 92660
AFFORDABLE HOUSING IMPLEMENTATION PLAN AND DENSITY BONUS APPLICATION
SUBMITTED NOVEMBER 28, 2023
88
Project Description & Affordability Level
The developer, Intracorp Homes (“Developer”) is proposing the 1401 Quail Street residential development
(described herein as “1401 Quail Street”) on a 1.71 net acre site located in the Newport Place area. The
site is located west of the intersection of Quail Street and Spruce Avenue. The project site is governed by
the Newport Place Specific Plan, which has a 30 du / acre minimum in the Planned Community Residential
Overlay. The site is currently not under the Residential Overlay, but the application includes an
amendment to the Planned Community text to include it. The Residential Overlay requires a minimum of
15% of the base units be set aside as affordable to lower-income households. Lower-income households
are defined as those making less than 80% of the area median income, as adjusted for family size by the
United States Department of Housing and Urban Development.
The Developer is proposing a for-sale development consisting of 67 residential condominium units. Of the
67 units, 52 are Base Units and 15 are Density Bonus units. To comply with the 15% affordability
requirement of the Residential Overlay, 6 units will be set aside for Very Low-Income households and 2
units will be set aside for Low Income households (15 percent of 52 Base Units).
Eligibility for Density Bonus
The 1401 Quail Street development will provide 6 units affordable to Very Low-Income households, 10%
of the Base Units as outlined in Table 1. As a result, the project is eligible for a 32.5% density bonus
pursuant to the provisions of Government Code Section 65915. Homes Prices for the income-restricted
units will be computed in accordance with Health and Safety Code Sec. 50053, as required by Government
Code Section 65915(c)(2).
Density Bonus Computation and Term of Affordability
The density bonus computation for the project per Government Code Section 65915 is shown in Table 1:
Table 1
DENSITY BONUS COMPUTATION
Project Area (acres) 1.71
Allowable Density (du/ac) 30
Allowable Residential Units Before Density Bonus
(Base Units) 52
Very Low Income Units Set Aside (10% of base) 6
Eligible Density Bonus (32.5%) 17
Total Allowable Units with Density Bonus 69
Total Units Proposed 67
The Developer intends to build the project as a for-sale residential condominium community. The income-
restricted units will have affordability restrictions on the sale and conveyance of the units under an equity
sharing agreement, per Government Code Section 65915(c)(2).
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Reduction in Parking
The 1401 Quail Street development meets the criteria of subdivision (b) of Government Code Sec. 65915
and Section 20.32.030 of the City’s Zoning Code by providing more than ten percent (10%) of the total
units of a housing development (excluding any units permitted by the density bonus awarded pursuant to
that section) for Low Income households.
Government Code Section 65915(p) and Section 20.32.060 of the City’s Zoning Code provides the
following:
(1) Upon the request of the developer, no city, county, or city and county shall require a vehicular
parking ratio, inclusive of handicapped and guest parking, of a development meeting the criteria
of subdivision (b), that exceeds the following ratios:
a. Zero to one bedrooms: one onsite parking space.
b. Two to three bedrooms: one and one-half onsite parking spaces.
(2) If the total number of parking spaces required for a development is other than a whole
number, the number shall be rounded up to the next whole number.
Table 2 is a summary of Government Code Sec. 65915 parking requirements vs. spaces to be provided:
Table 2
UNIT TYPE
NUMBER
OF UNITS
STALLS/UNIT PER
GOV. CODE
TOTAL STALLS
PER GOV. CODE
2 Bedroom 27 1.50 40.5
3 Bedroom 40 1.50 60
Total 67 1.51 101
Total Parking Stalls Provided 2.18 146
The Developer requests that parking requirements be calculated in accordance with Government
Code Sec. 65915(p).
Development Incentive Request
Pursuant to Government Code Section 65915(d)(1) and Section 20.32.070 of the City’s Zoning Code, the
Developer is entitled to two (2) concessions or incentive as a result of providing at least ten percent (10%)
of the units as affordable for Very Low Income households. In addition, Government Code Section
65915(e)(1) also entitles developers to waivers or modifications of development standards that if applied,
would physically preclude development of housing with the provided density bonus.
The Developer requests the following development incentives:
1)Park In-lieu Fee Payment. General Plan Land Use Policy LU 6.15.13 requires the dedication and
improvement of a neighborhood park. However, this requirement may be waived where it can be
demonstrated that the development site is too small to feasibly accommodate the park or
inappropriately located to serve the needs of nearby residents. Policy LU6.15.13 requires the
payment of an in-lieu fee to the City for the acquisition and improvement of other properties as
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parklands to serve the airport area if the neighborhood park dedication is waived. In this case, the
1.71-acre Project site is too small to feasibly accommodate the park and the Developer requests
a reduction of the in-lieu fee as a non-mandatory concession. This reduction of an in-lieu fee is an
actual cost reduction that makes the development of the affordable housing units financially
feasible.
2)Affordable Unit Mix. Section 20.32.110 of the City’s Municipal Code provides that “Affordable
units shall reflect the range of numbers of bedrooms provided in the residential development
project as a whole.” As illustrated in the table below, the Project provides a higher percentage of
affordable 2 Bedroom units compared to the market rate units provided. Granting this incentive
will result in identifiable, financially sufficient, and actual cost reductions by reducing the higher
housing cost subsidy associated with 2- and 3-bedroom units and thereby affording additional
revenue to support the feasibility of providing affordable housing units. Developer requests that
the 8 income-restricted units be provided utilizing the following unit mixes:
Table 3
UNIT TYPE
NUMBER
OF UNITS
TOTAL AFFORDABLE
UNITS
2 Bedroom 27 8
3 Bedroom 40 0
Total 67 8
As required by Government Code Sec. 65915(d)(1)(A), these incentives will result in identifiable and actual
cost reductions to provide for the affordable housing payments to be set in accordance with Government
Code Sec. 65915(c)(2).
Development Standard Waivers
Section 20.32.080 of the City’s Municipal Code provides that “In addition to requesting an incentive or
concession, an applicant for a density bonus may also submit a proposal to the City to waive or reduce an
unlimited number of development standards that would otherwise preclude or inhibit construction of the
housing development at the densities or with the incentives permitted by this chapter.
When an applicant makes a request for a waiver, the review authority shall grant the request unless any
of the following findings are made:
1)The waiver or reduction of development standards would have a specific adverse impact upon
public health or safety, and for which there is no feasible method to satisfactorily mitigate or avoid
the specific adverse impact.
2)The waiver or reduction of development standards would have an adverse impact on any real
property listed in the California Register of Historical Resources.
3)The waiver or reduction of development standards would be contrary to State or Federal law.”
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The Developer proposes the following development standard waivers:
1)Street setback requirements. The Newport Place Planned Community requires street setbacks of
30 feet from property lines. In this case, 30-foot setbacks along Quail Street and Spruce Street
would substantially decrease the development of the footprint of this project. The Project is
designed with approximately 10-foot setbacks to Quail Street and 11-foot setbacks to Spruce
Street. The reduced street setbacks are necessary to provide sufficient area for the building as
well as a 26-foot wide, 2-way driveway at the entrance to the proposed community that also
serves as a required fire lane. The reduced setbacks will be sufficiently deep to provide a
significant landscape buffer.
2)Building height requirement. The Newport Place Planned Community (PC-11) limits residential
building height to 55 feet from established grade. In this case, a higher building height is necessary
to accommodate 67 residential units. The Project is designed with a height of 86.4 feet from
established grade.
3)General Plan Park dedication requirement. General Plan Land Use Policy LU 6.15.13 requires a
public park equal to eight percent of the gross land area of the development, or a minimum 0.5-
acres, whichever is greater, be provided. In this case, the project is required to provide a 0.50-
acre public park. The 1.71-acre Project site is too small to feasibility accommodate the required
0.50-acre park and if it were dedicated, the resulting smaller site could not physically
accommodate the proposed affordable housing development.
4)Municipal Code Park dedication requirement. Sections 19.52.040 and 19.52.050 of the City’s
municipal code requires physical land to be dedicated to parks for projects containing more than
50 units. The requirement is 5 acres per 1,000 persons residing in a subdivision. In this case, using
2.2 persons per household, the Project would be required to dedicated 0.74 acres for park. The
1.71-acre Project site is too small to feasibility accommodate the required 0.74-acre park and if it
were dedicated, the resulting smaller site could not physically accommodate the proposed
affordable housing development.
Income Limits
Very Low Income Households are defined as households whose gross income does not exceed 50% of
area median income, adjusted for household size while Low Income households shall not exceed 80% of
area median income. Table 4 below shows the maximum income limits for 2023 as determined by the
U.S. Department of Housing and Urban Development and the California Department of Housing and
Community Development (“HCD”) for Low Income households with household sizes appropriate for the
1401 Quail Street development:
Table 4
AFFORDABLE HOUSING COMPUTATION
Orange County Median Income (3-Person Household) $115,000
Very Low Income (50% AMI) $57,500
Low Income (80% AMI) $92,000
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Housing Payment Limits for Affordable Homes
The 8 income-restricted units shall be purchase at an affordable cost calculated in accordance with the
provisions of Section 50053 of the Health and Safety Code. That section requires that the housing payment
for a two-bedroom unit assumes a three-person household for housing payment calculation purposes.
For Very Low Income households in owner-occupied housing, Section 50052.5 of the Health and Safety
Code limits affordable housing payment to 30% times 50% of area median income, as calculated in Table
5 below. For Low Income households in owner-occupied housing, affordable housing payment is limited
to 30% times 70% of area median income. The values calculated are then adjusted by a utility allowance
as determined annually by the County of Orange Housing & Community Services Department. As of
October 1, 2022, the reduction for the utility allowance is $238.00 per month ($2,856 per year) for a two-
bedroom unit. The utility allowance utilized assumes gas cooking, space heating, and water heating, as
well as air conditioning, water and sewer, and trash fees which will be paid by the homeowner. The
maximum housing payment levels before property taxes, HOA, maintenance, and insurance for 2023 are
shown in Table 5 below:
Table 5
UNIT
TYPE
GROSS
INCOME
ANNUAL
PAYMENT
UTILITY
ALLOWANCE
HOA,
MAINTAIN., &
INSURANCE
PROPERTY
TAXES
AFFORDABLE
HOUSING
PAYMENT
VLI $57,500 $17,250 $2,856 $7,800 $780 $5,814
Low $80,500 $24,150 $2,856 $7,800 $1,597 $11,897
The Developer will enter into an affordable housing agreement, in recordable form, with the City prior to
obtaining the first building permit for any residential unit. That agreement will ensure that the maximum
housing payment for the income-restricted units will be calculated using the methodologies as utilized in
Table 5. The housing payment rates shown will be updated prior to the commencement of sales activities
and on an ongoing basis to reflect then current income limits, utility allowances, and any changes in
applicable regulations and statutes. The sales value for the affordable units will be calculated in the
quarter that they will be available for sale. The current estimated sales price for the affordable units is
shown in Tables 6A and 6B.
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Table 6A
VERY LOW INCOME AFFORDABLE SALES PRICE
CALCULATION
2BR
UNIT
A. Income Allocated to Housing
Area Median Income $115,000
50% Area Median Income 57,500
Income Allocated to Housing (30%)17,250
B. Recurring Costs
Annual Utilities Allowance $2,856
HOA, Maintenance, & Insurance 7,800
Property Taxes (1.11% of Sales Price)780
C. Income Available for Mortgage $5,814
D. Affordable Sales Price
Supportable 30-Year Mortgage at 7.9% Interest Rate $66,657
Home Buyer Down Payment (5% of Affordable Sales Price)3,333
Affordable Sales Price $69,990
Table 6B
LOW INCOME AFFORDABLE SALES PRICE CALCULATION
2BR
UNIT
A. Income Allocated to Housing
Area Median Income $115,000
70% Area Median Income 80,500
Income Allocated to Housing (30%)24,150
B. Recurring Costs
Annual Utilities Allowance $2,856
HOA, Maintenance, & Insurance 7,800
Property Taxes (1.11% of Sales Price)1,597
C. Income Available for Mortgage $11,897
D. Affordable Sales Price
Supportable 30-Year Mortgage at 7.9% Interest Rate $136,408
Home Buyer Down Payment (5% of Affordable Sales Price)6,820
Affordable Sales Price $143,228
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Equity Sharing Agreement
Per Section 20.32.140 of the City’s Municipal Code, if a Very Low or Low Income unit is initially occupied
by a very low or low-income household and offered at an affordable housing cost, the unit will be subject
to an equity sharing agreement. In lieu of an equity sharing agreement, the affordable units could per sold
to a nonprofit housing corporation pursuant to six requirements in the above section.
Upon resale, the seller of the unit shall retain the value of any improvements, the downpayment, and the
seller’s proportionate share of appreciation and the City of Newport Beach shall recapture any initial
subsidy and its proportionate share of appreciation, which shall then be used within five years for any
purposes that promote affordable home ownership.
The Equity Sharing Agreement shall adhere to the following requirements:
•The City’s initial subsidy shall be equal to the fair market value of the home at the time of the
initial sale, minus the initial sale price, plus the amount of any down payment or mortgage
assistance. If upon resale, the market value is lower than the initial market value, then the value
at the time of resale shall be used as the initial market value.
•The City of Newport Beach’s proportionate share of appreciation shall be equal to the ratio of the
initial subsidy to the fair market value of the home at the time of the initial sale: and
•The initial subsidy shall include any incentives granted by the City of Newport Beach and shall be
equal to the monetary equivalent of the incentives.
Requested City of Newport Beach Assistance
Financial Assistance
The Developer is requesting a reduction of the park in-lieu fee payment.
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EXHIBIT “F”
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
Planning Division
1.The development shall be in substantial conformance with the approved site plan, floor
plans, landscape plans, and building elevations stamped and dated with the date of this
approval (except as modified by applicable conditions of approval).
2.The Project is subject to compliance with all applicable submittals approved by the City
of Newport Beach (City) and all applicable City ordinances, policies, and standards,
unless specifically waived or modified by the conditions of approval.
3.Entitlements granted under PA2023-0040 shall expire unless exercised within 24
months from the date of approval as specified in Section 20.54.060 (Time Limits and
Extensions) of the Newport Beach Municipal Code (NBMC), unless an extension is
otherwise granted by the City for a period of time provided in the Development
Agreement pursuant to the provisions of California Government Code Section
66452.06(a).
4.The proposed residential development shall consist of 67 for-sale condominiums, inclusive
of 52 base units and 15 density bonus units, consistent with the approved Affordable
Housing Implementation Plan (AHIP).
5.A minimum of 8 condominium units shall be made affordable to low and very low-income
households, consistent with the approved Residences at 1401 Quail Street AHIP dated
November 28, 2023.
6.Prior to the issuance of a building permit, an affordable housing agreement shall be
executed in a recordable form as required by the City Attorney’s Office.
7.On-site recreational amenities: private balconies, a clubroom, a pool deck, seating area,
and lounge as illustrated on the approved plans shall be provided and maintained for
the duration of the Project. The exact mix of amenities may be modified from the original
approved plans subject to the approval by the Community Development Director. The
total floor area or open space area dedicated to on-site recreational amenities shall not
be reduced.
8.Maximum building height of the residential structure shall not exceed 81 feet, inclusive
of architectural features and mechanical equipment.
9.The residential parking garage shall have the following features:
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a.A safe, secure and well lighted and signed pedestrian paths for all users.
b.Adequate and uniform lighting throughout each parking level.
c.Panic alarms and two-way communication systems in prominent locations on
each parking level.
10.Prior to the issuance of a building permit, an acoustical analysis report, prepared by an
acoustical engineer, shall be submitted to the Planning Division describing the
acoustical design features of the structure that will satisfy the exterior and interior noise
standards. The Project shall be attenuated in compliance with the report.
11.The residential structure shall be attenuated to provide an interior noise level of 45 dBA
CNEL or less. Use of walls, berms, interior noise insulation, double paned windows,
advanced insulation systems, or other noise mitigation measures, as deemed
appropriate by the City shall be incorporated in the design of the new residential
structure to provide adequate noise attenuation.
12.The design of the residential structure shall provide adequate noise attenuation between
adjacent units (common floor/ceiling) in accordance with the California Building Code
(CBC).
13.Advanced air filtration systems for buildings shall be considered to promote cleaner air
without the opening of windows.
14.Prior to the issuance of a building permit, the Applicant shall submit to the Community
Development Department a final copy of FAA Determination of No Hazard to Air
Navigation reflective of the proposed building height.
15.The Applicant shall comply with all applicable provisions of NBMC Chapter 15.38, Fair
Share Traffic Contribution Ordinance, and Chapter 15.42, Major Thoroughfare and
Bridge Fee Program. Prior to the issuance of a building permit, Fair Share and
Transportation Corridor Agency fees shall be paid for the Project.
16.Prior to the issuance of a building permit, the Applicant shall pay applicable school fees
for the Project.
17.Prior to the issuance of a building permit, the Applicant shall pay applicable property
development tax as required pursuant to NBMC Chapter 3.12 (Property Development
Tax) for the Project.
18.Prior to the issuance of a building permit, the Applicant shall pay the Project’s fair share
of public safety fee, as determined by the Community Development Director, to fund the
cost of staffing, services and equipment as necessary for fire-related public safety
purposes.
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19.The property management company shall distribute a written disclosure statement prior
to sale of any residential unit. The disclosure statement shall indicate that the occupants
will be living in an urban type of environment and that the noise, odor, and outdoor
activity levels may be higher than a typical suburban residential area. In addition,
potential annoyances or inconveniences associated with residing in proximity to airport
operations such as noise, vibration, and odor may occur. The disclosure statement shall
include a written description of the potential impacts to residents of both the existing
environment and potential impacts based upon the allowed uses in the zoning district
and proximity to airport. Each and every purchaser shall sign the statement
acknowledging that they have received, read, and understand the disclosure statement.
The Applicant shall covenant to include within all deeds, leases or contracts conveying
any interest in the Project: (1) the disclosure and notification requirement stated herein;
(2) an acknowledgment by all grantees or lessees that the property is located within an
urban type of environment and that the noise, odor, and outdoor activity levels may be
higher than a typical suburban residential area; and (3) acknowledgment that the
covenant is binding for the benefit and in favor of the City of Newport Beach.
20.Disturbance to or removal of potential bird nesting habitat shall be prohibited during the
migratory bird nesting season (February 1 through August 31) unless a migratory bird
nesting survey is completed. If demolition and/or vegetation removal is planned to occur
during the migratory bird nesting season (February 1 through August 31), then a
migratory bird nesting survey shall be completed in accordance with the following
requirements:
a.Within three days prior to initiating demolition, tree removals and/or vegetation
clearing, a nesting bird survey shall be conducted by a qualified biologist within
the suitable habitat to be removed and within a 250-foot radius.
b.If the survey reveals no active nesting, the proposed action may proceed.
c.If the survey identifies the presence of active sensitive bird nests, then the nests
shall not be disturbed unless the qualified biologist verifies through non-invasive
methods that either (i) the adult birds have not begun egg-laying and incubation;
or (ii) the juveniles from the occupied nests are capable of independent survival.
d.If the biologist is not able to verify any of the conditions from sub-item “b,” above,
then no disturbance shall occur within a buffer zone specified by the qualified
biologist for each nest or nesting site. The buffer zone shall be species-
appropriate (no less than 100-foot radius around the nest for non-raptors and no
more than a 500-foot radius around the nest for raptors, or as otherwise
determined by the qualified biologist) and shall be sufficient to protect the nest
from direct and indirect impacts from construction activities. The nests and buffer
zones shall be field checked approximately weekly by a qualified biological
monitor. The approved buffer zone shall be marked in the field with construction
fencing, within which no vegetation clearing or ground disturbance shall
commence until the qualified biologist with City concurrence verify that the nests
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are no longer occupied and/or juvenile birds can survive independently from the
nests.
21.Any substantial modification to the approved Site Development Review plans, as
determined by the Community Development Director, shall require an amendment to
this Site Development Review application or the processing of a new application.
22.A copy of the Resolution, including conditions of approval Exhibit “F” shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
23.Prior to the issuance of a building permit, Applicant shall submit to the Planning Division
an additional copy of the approved architectural plans for inclusion in the Site
Development Review file. The plans shall be identical to those approved by all City
departments for building permit issuance. The approved copy shall include architectural
sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall
accurately depict the elements approved by this Site Development Review and shall
highlight the approved elements such that they are readily discernible from other
elements of the plans.
24.Prior to the issuance of a building permit, Applicant shall submit a detailed landscape
and irrigation plan prepared by a licensed landscape architect for the Project. These
plans shall incorporate drought tolerant plantings and water efficient irrigation practices,
and the plans shall be approved by the Planning Division.
25.All landscape materials and irrigation systems shall be maintained in accordance with
the approved landscape plan. All landscaped areas shall be maintained in a healthy and
growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All
landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be
kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
26.The site shall not be excessively illuminated based on the luminance recommendations
of the Illuminating Engineering Society of North America, or, if in the opinion of the
Director of Community Development, the illumination creates an unacceptable negative
impact on surrounding land uses or environmental resources. The Director may order
the dimming of light sources or other remediation upon finding that the site is excessively
illuminated.
27.Prior to the issuance of a building permit, the Applicant shall prepare photometric study
for the Project in conjunction with a final lighting plan for approval by the Planning
Division. All outdoor lighting fixtures shall be designed, shielded, aimed, located, and
maintained to shield adjacent properties and to not produce glare onto adjacent
properties or roadways. Parking lot light fixtures and light fixtures on buildings shall be
full cut-off fixtures.
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28.Prior to the issuance of Final Certificate of Occupancy, the Applicant shall schedule an
evening inspection by the Code and Water Quality Enforcement Division to confirm
control of light and glare specified in conditions of approval.
29.Prior to the issuance of a building permit, the Applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
30.All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 (Community Noise Control) and other applicable noise control requirements of the
Newport Beach Municipal Code. The maximum noise shall be limited to no more than
depicted below for the specified time periods unless the ambient noise level is higher:
Between the hours of 7:00AM
and 10:00PM
Between the hours of
10:00PM and 7:00AM
Location Interior Exterior Interior Exterior
Residential Property 45dBA 55dBA 40dBA 50dBA
Residential Property located within
100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA
Mixed Use Property 45dBA 60dBA 45dBA 50dBA
Commercial Property N/A 65dBA N/A 60dBA
31.Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
32.Construction activities shall comply with Section 10.28.040 (Construction Activity –
Noise Regulations) of the Newport Beach Municipal Code, which restricts hours of
noise-generating construction activities that produce noise to between the hours of 7:00
a.m. and 6:30 p.m., Monday through Friday, and 8:00 a.m. and 6:00 p.m. on Saturday.
Noise-generating construction activities are not allowed on Sundays or Holidays.
33.Refuse collection shall comply with the Waste Management Plan included in the
approved plans. The Applicant’s property management company shall contract with a
franchised hauler on the City list of authorized companies.
34.All trash shall be stored within the building or within dumpsters stored in the trash
enclosure (three walls and a self-latching gate) or otherwise screened from view of
neighboring properties, except when placed for pick-up by refuse collection agencies.
35.The Applicant shall ensure that the trash dumpsters and/or receptacles are maintained
to control odors. This may include the provision of either fully self-contained dumpsters
or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning
Division. Cleaning and maintenance of trash dumpsters shall be done in compliance
with the provisions of NBMC Title 14 (Water and Sewers), including all future
amendments (including Water Quality related requirements).
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36.A qualified monitor, one from each consulting tribe (the Juaneño Band of Mission Indians
-Acjachemen Nation and the Gabrieleno Band of Mission Indians - Kizh Nation), shall
be retained and compensated as Native American Monitors for the project site prior to
the commencement of any ground-disturbing activity to the completion of ground
disturbing activities to monitor grading and excavation activities. A rotation schedule
between the two tribes shall be established with the applicant. Voluntary monitoring by
each consulting tribe is permitted on days that the tribe(s) is not scheduled to monitor.
37.The rotating monitors, one from each consulting tribe, shall be retained prior to the
commencement of any “ground-disturbing activity” for the subject project at all project
locations (i.e., both on-site and any off-site locations that are included in the project
description/definition and/or required in connection with the project, including as public
improvement work undertaken by the applicant). “Ground-disturbing activity” shall
include, but is not limited to, any demolition that includes subterranean impacts,
potholing, auguring, boring, grading, excavation, drilling, and trenching.
38.A copy of the executed monitoring agreement shall be submitted to the City prior to the
commencement of any ground-disturbing activity, or the issuance of any permit
necessary to commence a ground-disturbing activity.
39.Both monitors shall complete daily monitoring logs that will provide descriptions of the
relevant ground-disturbing activities, the type of construction activities performed,
locations of ground-disturbing activities, soil types, cultural-related materials, and any
other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs
will identify and describe any discovered TCRs, including but not limited to, Native
American cultural and historical artifacts, remains, places of significance, etc.,
(collectively, tribal cultural resources, or “TCR”), as well as any discovered Native
American (ancestral) human remains and burial goods. Copies of monitor logs shall be
shared between the two monitors and provided to the project applicant/lead agency
upon written request to the monitors.
40.On-site tribal monitoring shall conclude upon the latter of the following (1) written
confirmation to the consulting tribes from a designated point of contact for the project
applicant/lead agency that all ground-disturbing activities and phases that may involve
ground-disturbing activities on the project site or in connection with the project are
complete; or (2) a determination and written notification by the consulting tribes to the
project applicant/lead agency that no future, planned construction activity and/or
development/construction phase at the project site possesses the potential to impact
TCRs of the consulting tribes.
41.Upon discovery of any TCRs, all construction activities in the immediate vicinity of the
discovery shall cease (i.e., within the surrounding 50 feet) and shall not resume until the
discovered TCR has been fully assessed by the monitor and/or archaeologist. The
monitors will recover and retain all discovered TCRs in the form and/or manner the tribes
deem appropriate, in the tribes’ sole discretion in coordination with the applicant, and
for any purpose the tribes deem appropriate, including for educational, cultural and/or
historic purposes.
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42.Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation
or cremation, and in any state of decomposition or skeletal completeness. Funerary
objects, called associated grave goods in Public Resources Code Section 5097.98, are
also to be treated according to this statute.
43.If Native American human remains and/or grave goods are discovered or recognized on
the project site, then Public Resource Code 5097.9 as well as Health and Safety Code
Section 7050.5 shall be followed.
44.Human remains and grave/burial goods shall be treated alike per California Public
Resources Code section 5097.98(d)(1) and (2).
45.Preservation in place (i.e., avoidance) is the preferred manner of treatment for
discovered human remains and/or burial goods.
46.Any discovery of human remains/burial goods shall be kept confidential to prevent
further disturbance.
47.To the fullest extent permitted by law, Applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, attorney’s fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s
approval of Residences at 1401 Quail Street including, but not limited to, a General Plan
Amendment, Planned Community Development Plan Amendment, Site Development
Review, Vesting Tentative Tract Map, Affordable Housing Implementation Plan,
Development Agreement and Addendum to the 2006 General Plan Update Program
Environmental Impact Report (PA2023-0040). This indemnification shall include, but not
be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and
other expenses incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by Applicant, City, and/or the parties initiating or bringing such
proceeding. The Applicant shall indemnify the City for all of City's costs, attorneys' fees,
and damages which City incurs in enforcing the indemnification provisions set forth in this
condition. The Applicant shall pay to the City upon demand any amount owed to the City
pursuant to the indemnification requirements prescribed in this condition.
Fire Department
48.Prior to the issuance of any occupancy permits (temporary or final), all fire and life safety
systems, and the emergency responder radio system shall be inspected and approved
by the Fire Marshal.
49.Prior to the building permit issuance, a fire master plan shall be submitted and approved
by the Fire Marshal.
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50.Prior to any foundation permit issuance for the garage basement area, a temporary fire
department access way, as approved by the Fire Department, shall be provided until the
permanent fire access way is installed. Required fire and life safety systems, including
the fire sprinkler system, shall be operational in the garage basement areas used for
parking by the construction crews and for storage of building materials and construction
equipment.
51.One elevator shall be gurney sized and equipped as a medical emergency elevator as
CBC Section 3002.
52.Emergency responder radio coverage shall be required to comply with NBFD Guideline
D.05 “Public Safety Radio Coverage” and CFC Section 510.
53.Emergency power and Standby Power System shall be required as per CFC Section
604.2.14.
54.An automatic sprinkler system shall be installed in accordance with CFC Section 903.2
amendment shall be provided throughout all buildings.
55.A standpipe system shall be required and installed as per CFC Section 905.3.1.
56.Fire Alarm system shall be provided as per CFC Section 907.2.9.
Building Division
57.The Applicant is required to obtain all applicable permits from the City’s Building Division
and Fire Department. The construction plans must comply with the most recent, City-
adopted version of the California Building Code. The construction plans must meet all
applicable State Disabilities Access requirements. Approval from the Orange County
Health Department is required prior to the issuance of a building permit.
58.The Applicant shall employ the following best available control measures (BACMs) to
reduce construction-related air quality impacts:
Dust Control
•Water all active construction areas at least twice daily.
•Cover all haul trucks or maintain at least two feet of freeboard.
•Pave or apply water four times daily to all unpaved parking or staging areas.
•Sweep or wash any site access points within two hours of any visible dirt deposits
on any public roadway.
•Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty
material.
•Suspend all operations on any unpaved surface if winds exceed 25 mph.
Emissions
•Require 90-day low-NOx tune-ups for off road equipment.
•Limit allowable idling to 30 minutes for trucks and heavy equipment.
Off-Site Impacts
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Planning Commission Resolution No. PC2023-047
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•Encourage carpooling for construction workers.
•Limit lane closures to off-peak travel periods.
•Park construction vehicles off traveled roadways.
•Wet down or cover dirt hauled off-site.
•Sweep access points daily.
•Encourage receipt of materials during non-peak traffic hours.
•Sandbag construction sites for erosion control.
Fill Placement
•The number and type of equipment for dirt pushing will be limited on any day to
ensure that SCAQMD significance thresholds are not exceeded.
•Maintain and utilize a continuous water application system during earth
placement and compaction to achieve a 10 percent soil moisture content in the
top six-inch surface layer, subject to review/discretion of the geotechnical
engineer.
59.Prior to the issuance of a grading permit, a Storm Water Pollution Prevention Plan
(SWPPP) and Notice of Intent (NOI) to comply with the General Permit for Construction
Activities shall be prepared, submitted to the State Water Quality Control Board for
approval and made part of the construction program. The Project Applicant will provide
the City with a copy of the NOI and their application check as proof of filing with the State
Water Quality Control Board. This plan will detail measures and practices that will be in
effect during construction to minimize the project’s impact on water quality.
60.Prior to the issuance of a grading permit, the Applicant shall prepare and submit a Water
Quality Management Plan (WQMP) for the proposed project, subject to the approval of
the Building Division and Code and Water Quality Enforcement Division. The WQMP
shall provide appropriate Best Management Practices (BMPs) to ensure that no
violations of water quality standards or waste discharge requirements occur.
61.A list of “good housekeeping” practices will be incorporated into the long-term post-
construction operation of the site to minimize the likelihood that pollutants will be used,
stored or spilled on the site that could impair water quality. These may include frequent
parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful
fertilizers or pesticides, and the diversion of storm water away from potential sources of
pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list
and describe all structural and non-structural BMPs. In addition, the WQMP must also
identify the entity responsible for the long-term inspection, maintenance, and funding for
all structural (and if applicable Treatment Control) BMPs.
62.Prior to the building plan check submittal, the Applicant shall submit the Project for
Building Code Preliminary Review.
63.The residential dwelling units and their common use areas shall comply with Housing
Accessibility per Chapter 11A.
64.The nonresidential portion of the development shall comply with the public
accommodation requirements per Chapter 11B.
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Planning Commission Resolution No. PC2023-047
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Public Works Department
65.A Tract Map shall be recorded prior to the sale of any residential units. The map shall
be prepared on the California coordinate system (NAD83). 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.
66.Prior to the recordation of the tract map, the surveyor/engineer preparing the map shall
tie the boundary of the map into the Horizontal Control System established by the
County Surveyor in a manner described in Sections 7-9-330 and 7-9-337 pf the Orange
County Subdivision Code and Orange County Subdivision Manual, Sub Article 18.
Monuments (one-inch iron pipe with tag) shall be set On Each Lot Corner unless
otherwise approved by the Subdivision Engineer. Monuments shall be protected in place
if installed prior to completion of construction project.
67.Prior to the recordation of the Tract Map, a Subdivision Agreement shall be obtained
and approved by the City Council consistent with the Subdivision Code Section
19.36.010.
68.Prior to Final Map approval, the applicant shall provide a Faithful Performance Bond and
Labor and Materials Bond, each for 100%of the estimated improvement costs for the
improvements in the public right of way, as prepared by a Registered Civil Engineer and
approved by the Public Works Director, for each of the following, but not limited to, public
and private improvements, street improvements, monumentation, sidewalks, striping,
signage, street lights, sewer systems, water systems, storm drain systems, water quality
management systems, erosion control, landscaping and irrigation within the public right
of way, common open spaces areas accessible by the public, fire access and off-site
improvements required as part of the project.
69.Warranty Bond for a minimum of 10%of the engineers cost estimate (final percentage
to be determined by the Public Works Director) to be released 1-year after the
improvements have been accepted.
70.All improvements shall be constructed as required by Ordinance and the Public Works
Department.
71.An encroachment permit shall be required for all work activities within the public right-
of-way.
72.The final Construction Management Plan (CMP) shall be reviewed and approved by the
Community Development Director and the City Traffic Engineer prior to building permit
issuance.
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Planning Commission Resolution No. PC2023-047
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73.A Parking Management Plan (PMP) shall be reviewed and approved by the Community
Development Director and City Traffic Engineer prior to building permit issuance. The
PMP shall include information regarding gate operation, move-in and move-out, ride-
share area, guest parking areas and residential parking areas.
74.Parking layout and ramp slopes shall comply with the City Parking Lot Standard 805.
Dead-end drive aisle in public areas and/or unassigned parking areas shall provide a
dedicated turn around space and minimum 5-foot drive aisle extension.
75.The applicant shall reconstruct all existing broken and/or otherwise damaged curb,
gutter and sidewalk along the Spruce Street and Quail Street frontages per City
Standards.
76.All deliveries shall be accommodated on-site and prohibited from parking or stopping
within the public right of way. Only ride share vehicles shall be permitted to utilize the
pull-out area located on Spruce Street.
77.The proposed driveway shall be constructed per City Standard 161. The radius for the
Bristol Street North driveway shall be minimum 20-foot radius and the radius for the
Spruce Street driveway shall be 15-foot minimum.
78.All on-site fire hydrants shall be privately owned and maintained.
79.All landscaping and walls along the Spruce Street and Quail Street frontages shall
comply with the City’s line of sight standard 105.
80.Final design of the water and sewer services is subject to further review by the Public
Works Department during plan check.
81.Prior to the issuance of a Certificate of Occupancy, the Applicant shall coordinate with
the City to complete the required off-site improvements identified in the Sewer Capacity
Study dated October 20, 2023, to the satisfaction of the Public Works and Utilities
Directors. The Applicant shall be responsible for their fair share cost of the
improvements as determined by the City, which may include the payment and
construction of the entire improvement.
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EXHIBIT “G”
VESTING TENTATIVE TRACT MAP NO. 19261
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16755 Von Karman, Suite 150, Irvine, CA 92606 | 949.474.2330 | adams-streeter.com
Nicholas A. Streeter RCE 70862
Date:
TTM-1
ELEV.ELEV.
ELEV.
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Attachment No. PC 2
Applicant’s Project Description
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Development 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: November 30, 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 totaling approximately 22,956 square feet.
Intracorp plans to redevelop the site as a for-sale residential podium building with
a total of 67 condominiums.
The site’s General Plan Land Use is General Commercial Office (CO-G) and the
Zoning District is PC-11 Newport Place (Industrial Site 3A). As part of this project,
Intracorp will process a General Plan Amendment to designate the site as an
Anomaly on Land Use Table LU2 allowing for the development of residential
housing units and change the underlying land use from General Commercial Office
(CO-G) to Mixed Use Horizontal 2 (MU-H2). The 2021-2029 Newport Beach Housing
Element identifies the site as an opportunity site to be rezoned for at least 30
du/acre. This would be made possible through an amendment to the Newport
Place Planned Community Development Standards Residential Overlay Map to
residential use on the 1401 Quail property.
This project will provide the City of 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. The proposed project meets the 15% affordable unit requirement
provided in the Newport Place Specific Plan and provides 8 affordable units onsite.
This plan is 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.
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II.Site and Surrounding Area
a.Land Use
APN: 427-332-04
Existing General Plan Land Use: General Commercial Office (CO-G)
Existing Zoning: PC-11 Newport Place (Planned Community)
Existing Land Use: Commercial Office Building
Exiting Building Square Footage: 22,956 sf
Existing Lot Size: 1.71 acres (74,487.60 sf)
Proposed General Plan Land Use: Mixed Use Residential
Proposed Zoning: PC-11 Newport Place Planned Community – Residential
Overlay
Proposed Land Use: 67 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
two single story commercial office buildings totaling approximately 22,956 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 two-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
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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.
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 complement 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 67 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.
Homeowners will be provided assigned parking stalls within the parking structure
specific to each residence. A single-car stall is dedicated to each of the 8 affordable
units and two parking stalls will be assigned to each market-rate unit.
The preliminary unit mix incorporates several different floor plans from 2-bedroom
up to 3-bedroom configurations ranging from 1,304 to 3,303 square feet. Each
residence features a balcony which will provide each homeowner with their own
private outdoor space.
The proposed community will feature approximately 139,546 net square feet and
a density of approximately 39.18 dwelling units per acre (du/ac). At the upper
podium level, a pool and spa with chaise lounge chairs is planned. A shared amenity
club room will be located on the 1st 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 126 assigned spaces and 20 guest spaces for a total of 146
parking spaces (140 Parking spaces in the parking structure + 6 parking spaces along
the project entry). This parking ratio is 2.18 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 required 1.5 spaces
per unit required per the state density bonus law.
The visitor parking area includes 6 parking stalls located along the project entry and
14 parking stalls inside the 1st Floor of the Parking Structure for a total of 20 guest
parking stalls. (Two of these stalls are designated for ADA use). An automated
private gate is provided for homeowners and will provide access control within the
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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.
e.Landscape Plans
Landscape and hardscape design reflect the modern and stylish architectural style.
The trees in the foreground are the Italian Cypress and Pine embrace the building
verticality. The accent Olive trees and Palms provide a focal element at the entry.
All trees are to be 24” box at minimum and the 10’ min distance between the back
of sidewalk to the building will be continuously landscaped with the exception of
the vehicular and pedestrian entry points to the building consistent with the
Newport Place Planned Community Development Standards. Understory shrub
planting consists of a California, fresh, waterwise palette. The hardscape offers
clean design lines with an emphasis on creating a comfortable pedestrian
experience.
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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.
The building perimeter will be generously landscaped with 24” box trees, shrubs,
and ground cover. The tree palette includes a variety of date palms, magnolias, and
olive trees which will provide a natural canopy and enhance the entry experience.
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
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.
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V.Site Map
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Attachment No. PC 3
Addendum to the 2006 General Plan EIR
Available separately due to bulk at:
www.newportbeachca.gov/ceqa
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Attachment No. PC 4
Airport Area Residential & Mixed-Use
Adjustment Factors
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128
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130
131
132
133
134
135
136
137
138
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140
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Attachment No. PC 5
Fiscal Impact Analysis
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3527 Mt. Diablo Blvd. #248, Lafayette, CA 94549 ◼ Tel 925.934.8712
www.adeusa.com
MEMO
TO: David Lee, Senior Planner
City of Newport Beach
FROM: Doug Svensson
DATE: November 30, 2023
SUBJECT: Fiscal Analysis for the 1401 Quail St. Project
INTRODUCTION
The fiscal analysis uses the Newport Beach Fiscal Impact Model to help calculate revenue and cost
impacts of the proposed project. This model was initially developed in support of the General Plan
Update, which was adopted in 2006.1 The model has been updated to reflect Fiscal Year 2023-2024
costs and revenues from the Adopted Newport Beach City Budget. The fiscal impact model calculates
public service impacts for specific land uses that support the residential population, the employment
base and the visitor population in Newport Beach. It also calculates the public revenues that each type
of land use typically generates for the City, including property taxes, sales taxes and other taxes as
well as a variety of user charges and fees.
The fiscal impact model is designed to calculate the average cost of public services required by new
development, on the assumption that new development affects City services in approximately the
same way that existing development does. The model nets out certain costs that are unlikely to
change with expansion of City government, such as the number of City Department Directors and
Division managers, as well as the City Council and City Clerk expenditures, but otherwise assumes
that City administrative support and overhead tends to increase as City government activities grow to
provide services to an expanding population and employment base. Over the long term, this is clearly
the dynamic that local governments experience. In the short term, development projects may have
1 A technical description of the fiscal impact model may be found in: Applied Development Economics, Fiscal Impact
Analysis and Model, Newport Beach General Plan Update, January 2004.
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lower or higher cost impacts depending on the existing capacity of City services to accommodate more
development, and the level of expenditure needed to expand services incrementally if existing
capacity is not available.
PROJECT DESCRIPTION
THE PROPOSED PROJECT
The proposed project would convert two existing single-story commercial buildings, with a total of
22,956 sq. ft., to a 6-story condominium complex comprised of 67 residential units, podium level
amenity space, and parking. Residential units within the project will include a mix of two-bedroom and
three-bedroom units ranging from 1,304 sq. ft. to 3,303 sq. ft. Of the 67 total units, 59 will be market
rate units, six will be affordable for very low income households and two for low income households.
SOCIOECONOMIC CHARACTERISTICS
In order to calculate the fiscal effects of the proposed changes, it is necessary to estimate certain
socio-economic characteristics of the land uses, including population and employment, assessed value,
household spending on taxable retail goods in Newport Beach, and direct sales taxes from the existing
non-residential uses. Based on 2023 data from the State Department of Finance, the average
household size in Newport Beach is 2.17 persons, which would imply the proposed project would have
a resident population of 145 persons. The existing office uses are estimated to support 84 jobs based
on standard employee density ratios for office space.
The assessed value for the proposed project has been derived from analysis of recent sales of
condominium units in Newport Beach and particularly in the vicinity of the project site. ADE obtained
sales records for 171 condominium units that sold between November 2022 and November 2023 in
Newport Beach. As shown in Table 1, much of this housing inventory was built before the year 2000
and more recent construction tends to be priced higher. However, there is also price variation based
on location in Newport Beach, with higher priced units concentrated around the harbor area. A
selection of the condominiums sold during this period (39 units) are in the North Central portion of the
City including the Airport Area, East Bluff and the Bonita Canyon Area. These units average $969 per
sq. ft., about six percent below the citywide average of $1,034. Despite this, some newer, upscale
units in the Airport Area are currently selling for $1,200-$1,300 per sq. ft.
Using these various data points, ADE calculated an estimated value for the proposed project by
reducing the average value of units built since 2015 ($1,367/ sq. ft.) by six percent, which results in
an estimate of $1,280 per sq. ft. We further analyzed price differentials between two- and three-
bedroom units in the data set and calculated values for the units in the proposed project, as shown in
Table 2. The three-bedroom units tend to be price slightly lower than the two-bedroom units on a per
sq. ft. basis but are higher per unit. For purposes of this analysis, ADE assumed all of the two-
bedroom units are 1,304 sq. ft. in size, although some may be larger. The three-bedroom units may
be as large as 3,303 sq. ft., but would need to average 2,608 to fit within the overall size of the
building at 139,546 net sq. ft. These calculations result in average prices of $1.7 million for the two-
bedroom market rate units and $3.1 million for the three-bedroom units.
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TABLE 1:
AVERAGE SALES PRICES PER SQ. FT. FOR MULTI-FAMILY
SALES IN NEWPORT BEACH, 2022-2023
UNIT
CLASSIFICATION YEAR BUILT
NO. OF
UNITS
AVERAGE SALES
PRICE PER SQ. FT.
Condominium 1960-1997 146 $1,002
Condominium 2000-2012 10 $972
Condominium 2015-2021 15 $1,367
Total Average 171 $1,034
North Central Newport Beach 39 $969
Value Assumed for 1401 Quail Market Rate Units $1,280
Two-Bedroom Units $1,310
Three-Bedroom Units $1,190
Very Low Income Affordable Units $54
Low Income Affordable Units $110
Source: ADE, Inc., based on data obtained from CoreLogic, Inc., Zillow, inc. and the Project Sponsor.
TABLE 2:
AVERAGE UNIT SIZES AND PROJECTED UNIT VALUES FOR PROPOSED 1401 QUAIL
ST. PROJECT
UNIT
TYPE SIZE
MARKET RATE AFFORDABLE
TOTAL
UNITS NO.
PRICE/
SQ. FT.
PRICE/
UNIT NO.
PRICE/
SQ. FT.
PRICE/
UNIT
2 Bdrm 1,304 19 $1,310 $1,708,000 6 $54 $69,990 25
2 Bdrm 1,304 2 $110 $143,228 2
3 Bdrm 2,608 40 $1,190 $3,104,000 40
59 8 67
Source: ADE, Inc., based in part on data supplied by Intracorp SoCal-1,LLC.
The project sponsor has submitted an Affordable Housing Implementation Plan (AHIP), which
calculates the allowable sales prices for the units allocated to very low income and low income
households. These home values are shown in the right hand columns of Table 2 and range from
$69,990 for very low income households to $143,228 for low income households.
Based on the values shown in Table 2, the project would have an aggregate assessed value of $157.3
million.
The analysis uses estimates of monthly housing costs to estimate household income and taxable retail
spending, as shown in Table 3. The calculations for the affordable units assume that monthly housing
costs comprise 30 percent of household income, which include not only mortgage payments but also
utilities costs, Homeowners Association (HOA) dues, and monthly allocations of insurance and
property taxes. The calculation of the mortgage payments assumes that households would invest 5%
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of the purchase price as a downpayment. The defined household income levels are $57,500 for very
low income households and $80,500 for low income households. Applying the above purchase terms
to these income levels results in housing prices of $69,990 and $143,228, as shown in Table 2 above.
TABLE 3:
ESTIMATES OF HOUSEHOLD INCOME AND SALES TAX
GENERATION FOR NEWPORT BEACH
UNIT
TYPE INCOME
PERCENT
TAXABLE
SALES UNITS
TOTAL
ANNUAL
SALES
TAX
Affordable Units
2 Bdrm $57,500 24.4% 6 $564
2 Bdrm $80,500 20.5% 2 $221
Market Rate Units
2 Bdrm $425,000 13.8% 19 $7,466
3 Bdrm $748,000 13.8% 40 $27,664
Total 67 $35,915
Source: ADE, Inc.
ADE used similar mortgage terms and monthly cost estimates to calculate the average incomes for
households in the market rate units. However, given the much higher price levels of these units, we
assumed households would put 20% down and would be allowed by the banks to dedicate 35% of
income to housing costs. The resulting household income levels are $425,000 for the two-bedroom
units and $748,000 for the three-bedroom condominiums.
ADE has analyzed consumer expenditure surveys published by the Bureau of Labor Statistics, and at
these income levels households typically spend less than 30 percent of their income on taxable retail
goods. The percentages decline as income goes up, as shown in Table 3 (households at $200,000
annual income and higher are grouped together). We have assumed for purposes of these calculations
that households would spend two-thirds of their annual retail budget in Newport Beach, and the
remaining one-third would be spent at retail centers in other cities or on out-of-town trips. The City
receives sales tax at the rate of one percent of taxable sales. The total annual sales tax generated by
households in the proposed project would be just less than $36,000 pe year.
FISCAL IMPACTS
The analysis, summarized in Table 4 below, estimates the projected fiscal impact of the proposed
project as well as the estimated current impact of the existing office use on the site. For the
residential project, the primary revenue source generated for the City is the property tax. The City
receives about 16 percent of the base property tax that property owners pay, but in addition the City
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gets a share of property tax from the state in lieu of vehicle license fees, which adds about ten percent
to the total property tax revenues for Newport Beach.
TABLE 4:
PROJECTED FISCAL IMPACT OF THE PROPOSED PROJECT AT 1401 QUAIL ST. AND THE
EXISTING OFFICE USE
Budget Category
Annual Revenues/Costs
Proposed Project Existing Office Use
REVENUES
GENERAL FUND
Property Tax $251,369 $2,793 Property Tax in lieu of Vehicle License Fees $25,771 $286
Sales Tax $35,915 $10,368
Transient Occupancy Tax $0 $0
Franchise Fees $1,364 $2,695 Business Licenses $0 $4,835
Other Intergovernmental $1,813 $1,043
Charges for Service $14,497 $8,341 Fines, Penalties, and Forfeitures $3,009 $1,732 Licenses and Permits $338 $194
Use of Property $7,180 $4,131
Other Revenue $2,825 $1,626 Interest Income $1,980 $219
SUBTOTAL GENERAL FUND $346,064 $38,264
GAS TAX $7,080 $0
MEASURE M $4,768 $1,332
SUBTOTAL OTHER FUNDS $11,848 $1,332
TOTAL REVENUE $357,911 $39,596
EXPENDITURES
GENERAL FUND
General Government $15,713 $5,581 Police $59,285 $24,556
Fire $65,822 $23,462
Public Works $39,812 $22,907
Community Development $2,889 $1,662 Community Services $43,849 $0
SUBTOTAL GENERAL FUND $227,370 $78,168
GAS TAX $1,484 $2,037
MEASURE M $1,060 $1,455
SUBTOTAL OTHER FUNDS $2,544 $3,491
TOTAL EXPENDITURES $229,914 $81,659
NET (COST)/REVENUE $127,997 ($42,063)
Source: ADE, Inc.
In addition to the property tax and sales tax, the residents of the proposed project would be expected
to generate a variety of other more incidental revenues for the City General Fund, including fees for
recreation programs, parking fees and fines, utility franchise fees and other annual permit revenue.
The total General Fund revenue is projected to exceed $346,000 per year. In terms of non-General
Fund revenue, the added population will contribute to the City receiving additional Gas Tax revenues
from the state for street maintenance. Also, Measure M is a countywide sales tax fund which is used
for transportation projects. The added taxable sales purchases made by project residents will add to
these funds.
153
A p p l i e d D e v e l o p m e n t E c o n o m i c s | P a g e 6
The proposed project is estimated to cost the City more than $229,900 per year for services. The bulk
of these costs are for police and fire protection, but they also include street maintenance and costs for
recreation, library, and senior services as well as general government functions. The project site is in
an intensely developed urban area of the City and existing service capacities are likely sufficient to
provide services to the proposed uses on the site. However, with the more intensive residential uses,
it may be expected that there would be some additional calls for service, particularly for public safety
and perhaps traffic related incidents, compared to the existing use on the site. The service cost figures
by Department in Table 4 are well below levels equivalent to hiring additional fulltime staff, and it is
likely that the service impacts would be an incremental increase of service activity for existing
personnel. Based on the fiscal model analysis, the proposed project would generate a revenue surplus
of about $128,000 per year.
The existing office use on the site is estimated to generate a negative fiscal impact for the City of
about $42,000 per year. This is consistent with the original General Plan Fiscal Analysis for office uses.
Office uses have lower assessed values that residential and therefore create less property taxes. The
figures in Table 4 are based on the current assessed value of the site, which is about $1.75 million.
This is equivalent to only $76.00 per sq. ft. of office space, which is about one-quarter of typical
commercial market values. The assessed value is likely depressed due to Proposition limitations on
annual assessment escalations over time. However, even if it were assessed at market value, the site
would still generate a negative fiscal impact in its current use.
Office uses generate much less sales tax than do retail uses, which generate a high positive fiscal
benefit for the City. At times, office-based businesses have a point of sale operation that generates
sales tax even though it is not a store front retail operation, but most often professional services,
financial offices and other businesses that occupy office space do not provide taxable goods or
services. Office workers do generate some sales taxes in restaurants and other retail stores. In terms
of municipal services, however, the high employee densities in offices increase costs for traffic related
services. The post-pandemic trends toward increased remote working may lessen this impact, but it
also further reduces market values for office real estate.
CONCLUSION
The proposed ownership residential use of the site would generate a positive fiscal benefit for the City,
particularly as compared to the negative fiscal impact of the existing office use of the site. The 2006
General Plan designated the site for non-residential use, consistent with the office use. Overall, the
General Plan increased development potential for commercial and lodging uses substantially, in
addition to the new residential units it would permit. The net impact of the growth in land uses at
buildout of the General Plan compared to existing land uses in 2006 when the plan was adopted,
would result in a positive fiscal impact for the General Fund of $21.7 million per year.2 The positive
fiscal impact of the proposed project would further contribute to the financial health of the City.
2 Applied Development Economics, Fiscal Impact Analysis Land Use Element Amendment, April 4, 2014. p. 3.
154
Attachment No. PC 6
Project Plans
155
INTENTIONALLY BLANK PAGE156
11/30/2023
SITE DEVELOPMENT REVIEW
1401 QUAIL ST.
1401 QUAIL ST., NEWPORT BEACH, CA
157
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INDEX
ARCHITECTURE
RENDERING A1
RENDERING A2
RENDERING A3
RENDERING A4
RENDERING A5
RENDERING A6
SITE LOCATION A7
EXISTING SITE PLAN A8
PROPOSED SITE PLAN A9
FIRST FLOOR A10
BASEMENT A11
SECOND FLOOR A12
THIRD - FIFTH FLOOR A13
SIXTH FLOOR A14
ROOF A15
SOUTHEAST ELEVATION A16
NORTHEAST ELEVATION A17
NORTHWEST ELEVATION A18
SOUTHWEST ELEVATION A19
SECTIONS A20
UNIT PLANS A21
UNIT PLANS A22
UNIT PLANS A23
UNIT PLANS A24
UNIT PLANS A25
UNIT PLANS A26
UNIT PLANS A27
UNIT PLANS A28
UNIT PLANS A29
COLOR & MATERIAL SELECTIONS A30
LANDSCAPE
CONCEPTUAL LANDSCAPE PLAN-GROUND L1
CONCEPTUAL LANDSCAPE PLAN-PODIUM L2
CONCEPTUAL LANDSCAPE PLAN-PODIUM OVERLAY L3
PLANTING IMAGES L4
CIVIL
TECHNICAL SITE PLAN C-1
CONCEPTUAL GRADING AND DRAINAGE PLAN C-2
COMPOSITE UTILITY PLAN C-3
FIRE MASTER PLAN F-1
TENTATIVE TRACT MAP TTM-1
158
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RENDERING
A 159
1401 QUAIL ST.
NEWPORT BEACH, CALIFORNIA
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RENDERING
A 160
1401 QUAIL ST.
NEWPORT BEACH, CALIFORNIA
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RENDERING
A 161
1401 QUAIL ST.
NEWPORT BEACH, CALIFORNIA
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RENDERING
A 162
1401 QUAIL ST.
NEWPORT BEACH, CALIFORNIA
22052.01 11/30/2023 5
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RENDERING
A 163
1401 QUAIL ST.
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RENDERING
A 164
1401 QUAIL ST.
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SITE LOCATION
A
QUAIL ST PODIUM
NEWPORT BEACH, CALIFORNIA
SITE LOCATION
165
1401 QUAIL ST.
NEWPORT BEACH, CALIFORNIA
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EXISTING SITE PLAN
1401 QUAIL STREET
NEWPORT BEACH, CA 95660
SITE AREA: 1.71 ACRES
EXISTING MAIN ONE-STORY OFFICE BUILDING
EXISTING DETACHED BUILDING
EXISTING BUILDINGS TOTAL AREA:22,956 SF
SQUARE FOOTAGE OF EXISTING - PER CITY OF NEWPORT BEACH, OCTOBER 2, 2022 NOTICE OF
INCOMPLETE FILING LETTER
SPRUCE AVE QUAIL STA
QUAIL ST PODIUM
NEWPORT BEACH, CALIFORNIA
166
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A
PROPOSED SITE PLAN
QUAIL ST PODIUM
NEWPORT BEACH, CALIFORNIA
SPRUCE AVE
SITE AREA: 1.71 ACRES
RESIDENTIAL DENSITY: 39 DU/ACRE
BUILDING FOOTPRINT (GROSS SF): 44,161 SF
BUILDING AREA, INC. PARKING (GROSS SF): 261,790 SF
INCLUDING STAIRS & ELEVATORS ABOVE BASEMENT
BUILDING AREA, INC. PARKING (GROSS SF): 257,447 SF
EXCLUDING STAIRS & ELEVATORS ABOVE BASEMENT
NOTE: 8 UNITS (PLAN 1) ARE AFFORDABLE
QUAIL STPLAN TYPE PROGRAM COUNT TOTAL (SF) MIX
PLAN 1 2 BD/ 2 BA 1,304 SF 8 10,432 12%
PLAN 2 2 BD/ 2.5 BA 1,784 SF 2 3,568 3%
PLAN 2X 2 BD/2.5 BA 1,893 SF 815,144 12%
PLAN 3 2 BD+OFFICE/ 2.5 BA 1,963 SF 9 17,667 13%
PLAN 4 3 BD/ 3.5 BA 2,097 SF 10 20,970 15%
PLAN 5 3 BD/ 3.5 BA 2,214 SF 2 4,428 3%
PLAN 5X 3 BD/ 3.5 BA 2,327 SF 8 18,616 12%
PLAN 6 3 BD/ 3.5 BA 2,257 SF 8 18,056 12%
PLAN 7 3 BD/ 3.5 BA 2,320 SF 5 11,600 7%
PLAN 8 3 BD/ 3.5 BA 2,405 SF 4 9,620 6%
PLAN 9 3 BD+OFFICE/ 3.5 BA 2,968 SF 1 2,968 1%
PLAN 9X 3 BD+OFFICE/ 3.5 BA 3,303 SF 1 3,303 1%
PLAN 10 3 BD/ 3.5 BA 3,174 SF 1 3,174 1%
67 139,546 100%
UNIT MIX
TOTAL
UNIT SIZE
167
PARKING TABULATIONS
Target:
Unit Type Target
2 BR AFFORDABLE 1 space / Unit
1 x 8 Units = 8 spaces
2 BR 2 spaces / Unit
2 x 19 Units = 38 spaces
3 BR 2 space / Unit
2 x 40 Units = 80 spaces
126
Target: 126 spaces, 1.88 spaces/unit average
Provided:
146 spaces
Guest Parking: 20 spaces available for guests
20/67 = .29 guest space per unit
Unit Type Assigned Guest / Unassigned
2 BR AFFORDABLE 1 space / Unit
1 x 8 Units = 8 spaces 8 x .29 spaces/unit
2 BR 2 spaces / Unit
2 x 19 Units = 38 spaces 19 x .29 spaces/unit
3 BR 2 space / Unit
2 x 40 Units = 80 spaces 40 x .29 spaces/unit
126 20
Provided: 146 spaces, 2.18 spaces/unit average
EV Required/Provided:
Per Calgreen 4.106.4.2.2: 10% EV Capable, 25% EV Ready and 5% EV Chargers are required.
EV Capable - .10 x 146 = 15 Spaces (13 at assigned + 2 at unassigned/guest)
EV Ready - .25 x 146 = 36 Spaces (31 at assigned + 5 at unassigned/guest)
EV Charger - .05 x 146 = 8 Spaces (7 at assigned + 1 at unassigned/guest)
Totals = 59 Spaces (51 at assigned + 8 at unassigned/guest)
Parking Standards:
All Accessible and EV Spaces are 9'-0" x 18'-0"
Other spaces are 8'-6" x 17'-0"
All drive aisles are 26'-0"
Accessible Required/Provided:
Required -
Per CBC 1109A.1:
Each parking facility shall provide accessible parking as required by Section 1109A.
Per California Green Building Standards Code 4.106.4.2.2.1.2:
One in every 25 charging spaces, but not
less than one, shall also have an 8-foot wide minimum aisle. A 5-foot wide minimum aisle shall be
permitted provided the minimum width of the EV space is 12 feet.
Provided -
Assigned provided – per 1109A.1:
2% of the assigned spaces (83 non-EV)
Assigned garage parking = 75 x .02 = 1.5 spaces. Round-up to 2 (Includes 1 van accessible)
Assigned provided – per 4.106.4.2.2.1.2:
One per 25 spaces (51 EV)
Assigned garage parking, EV = 51/25= 2.1 spaces. Round-up to 3 (Includes 1 van accessible)
Unassigned provided – per 1109A.1:
5% of the unassigned (guest) spaces (10 non-EV):
Unassigned guest parking = 10 x .05 = .5 space. Round-up to 1 (Includes 1 van accessible)
Unassigned (guest) provided – per 4.106.4.2.2.1.2:
One per 25 spaces (8 EV)
Unassigned guest parking, EV = 8/25 = .32 space. Round-up to 1 (Includes 1 van accessible)
1401 QUAIL ST.
NEWPORT BEACH, CALIFORNIA
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FIRST FLOOR
A
QUAIL ST PODIUM
NEWPORT BEACH, CALIFORNIA
LEGEND
GUEST PARKING - EXTERIOR
GUEST PARKING - IN GARAGE
ASSIGNED PARKING - IN GARAGE
44 RESIDENT PARKING SPACES - FIRST FLOOR82 RESIDENT PARKING SPACES - BASEMENT
(ASSIGNED)
15 GUEST PARKING SPACES - FIRST FLOOR
(UNASSIGNED)
5 GUEST PARKING SPACES(UNASSIGNED)
168
1401 QUAIL ST.
NEWPORT BEACH, CALIFORNIA
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BASEMENT FLOOR
A
82 RESIDENT PARKING SPACES - BASEMENT
(ASSIGNED)
169
1401 QUAIL ST.
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A
SECOND FLOOR
UNIT TYPE NO. OF UNITS
PLAN 1 2
PLAN 2 2
PLAN 2X 0
PLAN 3 2
PLAN 4 2
PLAN 5 2
PLAN 5X 0
PLAN 6 2
PLAN 7 1
PLAN 8 1
PLAN 9 0
PLAN 9X 0
PLAN 10 0
TOTAL 14
170
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NEWPORT BEACH, CALIFORNIA
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A
THIRD TO FIFTH FLOORT
UNIT TYPE NO. OF UNITS
PLAN 1 2
PLAN 2 0
PLAN 2X 2
PLAN 3 2
PLAN 4 2
PLAN 5 0
PLAN 5X 2
PLAN 6 2
PLAN 7 1
PLAN 8 1
PLAN 9 0
PLAN 9X 0
PLAN 10 0
TOTAL 14
171
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A
SIXTH FLOOR
UNIT TYPE NO. OF UNITS
PLAN 1 0
PLAN 2 0
PLAN 2X 0
PLAN 3 1
PLAN 4 2
PLAN 5 0
PLAN 5X 2
PLAN 6 2
PLAN 7 1
PLAN 8 0
PLAN 9 1
PLAN 9X 1
PLAN 10 1
TOTAL 11
172
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ROOF
173
1401 QUAIL ST.
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16A
SOUTHEAST ELEVATION
(SPRUCE AVENUE)81’-0”51.0’
174
1401 QUAIL ST.
NEWPORT BEACH, CALIFORNIA
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17A
NORTHEAST ELEVATION
(QUAIL ST.)81’-0”51.0’
175
1401 QUAIL ST.
NEWPORT BEACH, CALIFORNIA
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18A
NORTHWEST ELEVATION
(SIDEYARD)81’-0”51.0’
176
1401 QUAIL ST.
NEWPORT BEACH, CALIFORNIA
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19A
SOUTHWEST ELEVATION
(MOTORCOURT)81’-0”51.0’
177
1401 QUAIL ST.
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22052.01 11/30/202320
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A
/(9(/ 726/$%
/(9(/ 726/$%/(9(/ 72:$//
/(9(/ 723/+7
/(9(/ 723/+7
/(9(/
/(9(/ 723/+7
/(9(/
/(9(/ 723/+7
/(9(/
/(9(/ 723/+7
/(9(/
/(9(/ %$6(0(17
81,76
81,76
81,76
81,76
3$5.,1*%$6(0(17
3$5.,1*/(9(/
3$5.,1*%$6(0(17
322/
$9**5$'(#48$,/
/2%%<0$,/ 3$5&(/
63$
6(7%$&.
6&$/(
6(&7,21
6&$/(
6(&7,21
/(9(/ %$6(0(17
$9**5$'(#48$,/
6'6'
6'
6'6(&7,216
/(9(/ 726/$%
/(9(/ 726/$%/(9(/ 72:$//
/(9(/ 723/+7
/(9(/ 723/+7
/(9(/
/(9(/ 723/+7
/(9(/
/(9(/ 723/+7
/(9(/
/(9(/ 723/+7
/(9(/
/(9(/ %$6(0(17
81,7681,7681,7681,76
81,7681,7681,7681,76
81,7681,7681,7681,76
81,7681,7681,7681,76
81,7681,7681,7681,76
3$5.,1*%$6(0(17
3$5.,1*/(9(/
3$5.,1*%$6(0(17
3$5.,1*/(9(/
9(+,&8/$55$03
322/
6(7%$&.
6(7%$&.
6&$/(
6(&7,21
SECTIONS
178
1401 QUAIL ST.
NEWPORT BEACH, CALIFORNIA
22052.01 11/30/202321
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21
UNIT PLANS
UNIT 1
1,304 SF
A 179
1401 QUAIL ST.
NEWPORT BEACH, CALIFORNIA
22052.01 11/30/202322
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22
UNIT PLANS
A
UNIT 2X
1,893 SF
UNIT 2
1,784 SF
180
1401 QUAIL ST.
NEWPORT BEACH, CALIFORNIA
22052.01 11/30/202323
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23
UNIT PLANS
UNIT 3
1,963 SF
A
UNIT 4
2,097 SF
181
1401 QUAIL ST.
NEWPORT BEACH, CALIFORNIA
22052.01 11/30/202324
ADAMS STREETER
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24
UNIT PLANS
UNIT 5X
2,327 SF
A
UNIT 5
2,214 SF
182
1401 QUAIL ST.
NEWPORT BEACH, CALIFORNIA
22052.01 11/30/202325
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25
UNIT PLANS
UNIT 7
2,320 SF
A
UNIT 6
2,207 SF
183
1401 QUAIL ST.
NEWPORT BEACH, CALIFORNIA
22052.01 11/30/202326
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26
UNIT PLANS
A
UNIT 8
2,405 SF
184
1401 QUAIL ST.
NEWPORT BEACH, CALIFORNIA
22052.01 11/30/202327
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27
UNIT PLANS
UNIT 9
2,968 SF
A 185
1401 QUAIL ST.
NEWPORT BEACH, CALIFORNIA
22052.01 11/30/202328
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28
UNIT PLANS
UNIT 9X
3,303 SF
A 186
1401 QUAIL ST.
NEWPORT BEACH, CALIFORNIA
22052.01 11/30/202329
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29
UNIT PLANS
UNIT 10
3,174 SF
A 187
1401 QUAIL ST.
NEWPORT BEACH, CALIFORNIA
22052.01 11/30/202330
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A
COLOR AND MATERIAL SELECTIONS
STUCCO 2
BENJAMIN MOORE OC141 “CHINA WHITE”
STUCCO 1 STUCCO 3
SHERWIN WILLIAMS SW 7060 “ ATTITUDE GRAY”
ACCENT 1, VINYL DOORS, WINDOWS & SLIDERS
SHERWIN WILLIAMS SW 7048 “URBANE BRONZE”
SHERWIN WILLIAMS SW 7048 “URBANE BRONZE”
ACCENT 1, METAL PANELS, RAILING, DETAILS
SHERWIN WILLIAMS SW 7048 “URBANE BRONZE”
188
URBAN
ARENA
NORTH
20100
1’=10’ - 0” SCALE
DATE 10 | 03 | 23
INTRACORP | 23-003
NEWPORT BEACH | CA
QUAIL STREET
CONCEPTUAL LANDSCAPE PLAN - GROUND LEVEL | L1
SPRUCE AVE.QUAIL STREET179 189
URBAN
ARENA
NORTH
20100
1’=10’ - 0” SCALE
DATE 10 | 03 | 23
INTRACORP | 23-003
NEWPORT BEACH | CA
QUAIL STREET
CONCEPTUAL LANDSCAPE PLAN - PODIUM LEVEL | L2 180 190
URBAN
ARENADATE 10 | 03 | 23
INTRACORP | 23-003
NEWPORT BEACH | CA
QUAIL STREET
CONCEPTUAL LANDSCAPE PLAN - PODIUM LEVEL OVERLAY | L3 181 191
URBAN
ARENADATE 10 | 03 | 23
INTRACORP | 23-003
NEWPORT BEACH | CA
QUAIL STREET
PLANTING IMAGES | L4CALIFORNIA | FRESH | CONTEMPORARY | WATERWISE
CUPRESSUS SEMPERVIRENSBLUE ITALIAN CYPRESS MAGNOLIA GRANDIFLORA 'LITTLE GEM' /LITTLE GEM DWARF SOUTHERN MAGNOLIA OLEA EUROPAEA 'FRUITLESS' /FRUITLESS OLIVE PHOENIX DACTYLIFERA 'MEDJOOL' /MEDJOOL DATE PALM PINUS ELDARICA /AFGHAN PINE PLATANUS X ACERIFOLIA 'BLOODGOOD' /BLOODGOOD LONDON PLANE TREE
TREE PLANTING PALETTE
SHRUB PLANTING PALETTE
AGAVE ATTENUATA
FOX TAIL AGAVE
ALOE ARBORESCENS
TORCH ALOE
BOUGAINVILLEA 'TORCH GLOW'
'TORCH GLOW' BOUGAINVILLEA
RHAPHIOLEPIS UMBELLATA 'MINOR'
INDIAN HAWTHORN
FESTUCA MAIREI
ATLAS FESCUE
JUNIPERUS C. 'BLUE POINT'
BLUE POINT JUNIPER
LIGUSTRUM JAPONICUM 'TEXANUM'
WAXLEAF PRIVET
PRUNUS CAROLINIANA COMPACTACOMPACT CAROLINA CHERRY LAUREL NANDINA DOMESTICA 'GULF STREAM'COMPACT HEAVENLY BAMBOO CARISSA MACROCARPA EMERAL BLANKETNATAL PLUM SALVIA GREGGIIAUTUMN SAGE SEDUM 'AUTUMN JOY'AUTUMN JOY SEDUM KALANCHOE THYSIFLORA 'FLAPJACK'FLAPJACK SENECIO VITALISBLUE CHALK FINGERS
182 192
16755 Von Karman, Suite 150, Irvine, CA 92606 | 949.474.2330 | adams-streeter.com
Nicholas A. Streeter RCE 70862
Date:
ELEV.ELEV.
ELEV.
ELEV.ELEV.
ELEV.
193
16755 Von Karman, Suite 150, Irvine, CA 92606 | 949.474.2330 | adams-streeter.com
Nicholas A. Streeter RCE 70862
Date:
ELEV.ELEV.
ELEV.
ELEV.ELEV.
ELEV.
194
TRASH STAGING
EVCHARGER EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY
TRASHSTAGING AREA466.2 SF
RAMP DOWN 7% SLOPE14% SLOPE
POOLEQUIP.ROOM
TRASHTERMINATIONROOM272.6 SF
LOBBY
VESTIBULE
UP21 R
VESTIBULE
EVREADY EV READY
ENTRY GATESUB ELEC.ROOM
PAD- 10'X12'
MAINELEC.ROOM
GENERATORROOM
EV READY EV READY
WALK
DN4 R
EV READY
MPOEROOM
EVCAPABLE
BIKESTORAGE
FENCE
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16755 Von Karman, Suite 150, Irvine, CA 92606 | 949.474.2330 | adams-streeter.com
Nicholas A. Streeter RCE 70862
Date:195
FIRE MASTER PLAN
VICINITY MAP
1401 QUAIL STREET, NEWPORT BEACH, CA 92660
84'-8"
6
78 UNITS
ONE (1)
ADAMS STREETER CIVIL ENGINEERS, INC.
NICK STREETER, PE
16755 VON KARMAN AVE., SUITE 150
IRVINE CA 92606
949-474-2330, EXT. 211
NSTREETER@ADAMS-STREETER.COM
INTRACORP SW, LLC.
895 DOVE STREET, SUITE 400
NEWPORT BEACH CA 92660
RICK PUFFER
RPUFFER@INTRACORPHOMES.COM
949-757-8464
CITY OF NEWPORT BEACH
FIRE DEPARTMENT
16755 Von Karman Ave., Ste. 150, Irvine, CA 92606 | 949.474.2330 | adams-streeter.com
FIRE MASTER PLAN NOTES
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CONSTRUCTION NOTES:
ELEV.ELEV.
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SPRUCE AVENUE
(PUBLIC)QUAIL STREET(PUBLIC)PRIVATEDRIVEWAYEXISTING OFFICE BUILDING
NOT A PART
EXISTING OFFICE BUILDINGNOT A PARTEXIST.
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PROPOSEDFH
196
16755 Von Karman, Suite 150, Irvine, CA 92606 | 949.474.2330 | adams-streeter.com
Nicholas A. Streeter RCE 70862
Date:
TTM-1
ELEV.ELEV.
ELEV.
197
INTENTIONALLY BLANK PAGE188 198
RESIDENCES AT 1401 QUAIL STREET
Planning Commission, Public Hearing
December 21, 2023
Planning Commission - December 21, 2023 Item No. 2a - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
2
PROJECT LOCATION
Project Location
Planning Commission - December 21, 2023 Item No. 2a - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
PROJECT DESCRIPTION •Demolition of existing an office building•22,956 square feet
•Construction of 67 condominium units•59 market-rate units•8 affordable units (6 very-low income, 2 low income households)
•Podium style construction•Five levels of residential units above on grade parking structure•One level of subterranean parking•146 parking spaces total
3
Planning Commission - December 21, 2023 Item No. 2a - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
ENTITLEMENTS REQUESTED
•General Plan Amendment•General Commercial Office (CO-G) to Mixed-Use Horizontal (MU-H2)
•Planned Community Amendment•Include in Residential Overlay
•Major Site Development Review
•Tentative Vesting Tract Map•Condominium Purposes
4
•Affordable Housing Implementation Plan
•Development Agreement
•CEQA Addendum to the 2006 General Plan EIR
Planning Commission - December 21, 2023 Item No. 2a - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
DWELLING UNIT SUMMARY
5
Category Units
Base Units Per Office Conversion 52
Affordable Required (15% of Base)8
Affordable Provided 8
Density Bonus (27.5%)15
Total Units Provided 67
Planning Commission - December 21, 2023 Item No. 2a - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
6
Parking Entrance
Planning Commission - December 21, 2023 Item No. 2a - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
7
RENDERING (MOTORCOURT / PARKING ENTRY)
Spruce St.Motorcourt
Parking Entry
Planning Commission - December 21, 2023 Item No. 2a - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
8
SPRUCE STREET RENDERING
Spruce St.
Motorcourt
Planning Commission - December 21, 2023 Item No. 2a - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
HOUSING ELEMENT
9
•1401 Quail is identified as a housing opportunity site by the certified Sixth Cycle Housing Element to accommodate housing growth needs
•Implements the Housing Element and aids the City to meet RHNA requirements and provide new housing opportunities
Planning Commission - December 21, 2023 Item No. 2a - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
DEVELOPMENT STANDARD WAIVERS
10
1.Park Dedication Requirements•GP Policy LU 6.15.13 requires ½ acre of land•Policy requires in-lieu fee if land not feasible•Title 19 Park Land Requirement for 0.74 acre park
2.Street Setbacks•Required: 30’ from streets•Proposed: 11’ from Spruce, 10’ from Quail
3.Building Height•Required: 55’•Proposed: 81’
Planning Commission - December 21, 2023 Item No. 2a - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
INCENTIVES / CONCESSIONS
11
1.Modify Affordable Unit Mix
2.Waive portion of park in-lieu fee•Fee required by General Plan Land Use Policy 6.15.13
Planning Commission - December 21, 2023 Item No. 2a - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
DEVELOPMENT AGREEMENT
12
•10-year term•Subject to future CPI Adjustment
Planning Commission - December 21, 2023 Item No. 2a - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
CEQA REVIEW
13
•Addendum to the 2006 General Plan EIR prepared by Placeworks
•No new environmental analysis is necessary unless certain thresholds are triggered
•Proposed project does not result in new significant impacts or additional mitigation measures
Planning Commission - December 21, 2023 Item No. 2a - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
CONDITION 81 REVISION
14
Revised Condition 81:Prior to the issuance of a Certificate of Occupancy, the Applicant shall coordinate with the City to complete the required off-site improvements identified in the Sewer Capacity Study dated October 20, 2023, to the satisfaction of the Public Works and Utilities Directors. The Applicant shall be responsible for their fair share cost of the improvements as determined by the City, which may include the payment and construction of the entire improvement unless the City assumes the cost of the improvement.
Planning Commission - December 21, 2023 Item No. 2a - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
RECOMMENDATION AND NEXT STEPS
Recommendation
•Planning Commission adopt resolution recommending approval of project to City Council
Next Steps
•Airport Land Use Commission Review on January 18, 2024•City Council Public Hearing(s)
15
Planning Commission - December 21, 2023 Item No. 2a - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
QUESTIONS AND DISCUSSION
David Lee, Senior Planner
949-644-3225 or dlee@newportbeachca.gov
16
Planning Commission - December 21, 2023 Item No. 2a - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
1401 Quail, Newport Beach
Vancouver
Seattle
Newport Beach
Austin
City of Newport Beach – Planning Commission
December 21, 2023
Planning Commission - December 21, 2023 Item No. 2b - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
ABOUT INTRACORP
Planning Commission - December 21, 2023 Item No. 2b - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
Intracorp has over 7,900 residential units in design or under construction across its four
regional markets comprised of residential for-sale and rental communities.
DEVELOPMENT
PIPELINE
34
projects under
construction or
in
pre-development
4
active markets
across the US and
Canada
$6B
value of projects
in the pipeline
(CAD)
7,900+
residential homes
under construction
or in
pre-development
OUR ACTIVE PROJECTS
LUX | IRVINE, CAMARINER SHORES | NEWPORT BEACH, CA
MIREN | ARCADIA, CA THE PLACE | COSTA MESA, CA
Vancouver
Seattle
Los Angeles
Austin
Planning Commission - December 21, 2023 Item No. 2b - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
Intracorp –Southern CaliforniaIntracorp Homes Southern California is officed locally in Newport Beach, California
Our team is comprised of homebuilding professionals with a diverse array of experience in the local
homebuilding industry. We focus on the redevelopment of infill locations transforming under-
utilized sites into thoughtfully designed residences for the local community.
Intracorp Homes: Southern California
Planning Commission - December 21, 2023 Item No. 2b - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
Intracorp –Southern California
The 1401 Quail Consultant Team consists of local
design professionals from Newport Beach, Costa
Mesa and Irvine.
Each consultant has been selected based on their
performance record and prior experience working
on similar projects.
We value their insight and we are pleased to work
with local firms that have a long-term interest in
the communities we build together.
1401 Quail Consultant Team
Planning Commission - December 21, 2023 Item No. 2b - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
Project Overview
Planning Commission - December 21, 2023 Item No. 2b - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
Project Entry
Planning Commission - December 21, 2023 Item No. 2b - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
Front Elevation
Planning Commission - December 21, 2023 Item No. 2b - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
Site Layout
Planning Commission - December 21, 2023 Item No. 2b - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
Podium Deck Level
Planning Commission - December 21, 2023 Item No. 2b - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
Penthouse Level
Planning Commission - December 21, 2023 Item No. 2b - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
Side View of Entry
Planning Commission - December 21, 2023 Item No. 2b - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
Entry Inspirations
Planning Commission - December 21, 2023 Item No. 2b - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
Pool Deck Layout
Planning Commission - December 21, 2023 Item No. 2b - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
Pool Deck Layout
Planning Commission - December 21, 2023 Item No. 2b - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
Development Opportunity
Public Benefits
Provides new housing opportunities in the Newport Place Planned
Community.
Supports the local economy with new residents that will frequent the
nearby shops and restaurants.
Improves the aesthetics of the area with high-quality architecture.
Includes 8 Affordable Residences (6 Very Low & 2 Low)
Provides Newport Beach with a projected Net Revenue increase of
over $127k annually.
Contributes to the upsizing of the sewer system serving the local
area.
Provides Public Benefit Fees for Public Safety, Park in-lieu and General
Public Benefit of over $2,283,000.
Planning Commission - December 21, 2023 Item No. 2b - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
SOUTHERN CALIFORNIA
895 Dove Street, Ste. 400
Newport Beach, CA
Phone: (949) 724-5923
INTRACORPHOMES.COM
RICK PUFFER| VP DEVELOPMENT
email: rpuffer@intracorphomes.com
Vancouver
Seattle
Newport Beach
Austin
Building the
Extraordinary
Planning Commission - December 21, 2023 Item No. 2b - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
Thank you!
Planning Commission - December 21, 2023 Item No. 2b - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
APPENDIX
•Parking Structure – Levels 1 & 2 •Building Sections
Planning Commission - December 21, 2023 Item No. 2b - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
1st Level Parking Structure
Planning Commission - December 21, 2023 Item No. 2b - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
Basement Level Parking Structure
Planning Commission - December 21, 2023 Item No. 2b - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)
Building Sections
Planning Commission - December 21, 2023 Item No. 2b - Additional Materials Received Residences at 1401 Quail Street (PA2023-0040)