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HomeMy WebLinkAboutIncomplete Letter_2Use Permits requiring Planning Commission approval shall be submitted with eight (8) standard sets and one (1) reduced set of plans. Twelve (12) additional sets (size to be determined) of final COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 949-644-3200 Fax: 949-644-3229 www.newportbeachca.gov NOTICE OF INCOMPLETE FILING October 24, 2019 Manatt, Phelps & Phillips, LLP Attn: Susan Hori 695 Town Center Dr, 14th Floor Costa Mesa, CA 92626 Application No.  Approval in Concept No. AIC2019008  Conditional Use Permit No. UP2016-043  Planned Community Development Plan No. PC2016-001  Site Development Review No. SD2016-007  Traffic Study No. TS2019-003  Environmental Impact Report No. ER2019-001 (PA2016-175) Address 1131 Back Bay Drive Please be advised that after reviewing the subject application, your submittal has been deemed incomplete and further information is required before we are able to proceed with the application process. The following documentation is required to complete the application: 1. Application Form. Provide an updated application form with the current project contacts listed. 2. Parcel Map. Please provide a copy of the parcel map identify the project site as Parcel C. 3. Project Description. Please update the project description to incorporate the following information: i. Affirm that the number of rooms (275) will be the total number of “keys.” ii. Clarity that the estimated number of employees (90) is total number for all shifts. iii. Describe visitor-serving and coastal amenities that will be incorporated into the project. Address how Camp James and the Finn Program will be accommodated within the Dunes and/or on the project site. Identify the proposed form of guarantee for the “publicly-accessible shoreline trail” (i.e., deed restriction, fee interest or easement, offer of dedication, etc.). 4. Project Plans. Please provide one full size (24” x 36”) and twelve (12) half size (12”x18”) sets of plans. Please include the following information in the plan sets: Notice of Incomplete Filing – 10/24/2019 Page 2 a. Project data sheet. Include the following information on the project data sheet: i. A key for the abbreviated terms (i.e., F&B, GR, MEP, etc.). ii. A breakdown of rooms by type and the percentage of rooms that would be suites. iii. Overall gross building floor area calculation. iv. The land area of the outdoor event space. v. Gross floor area for each land use (spa, restaurant, event/function spaces, other common areas, and hotel rooms). vi. Identify the proposed net public area1and number of seats for the restaurant, dining terrace, and coffee shop. vii. A separate table providing floor areas and maximum occupancy levels for all pre-function and function areas and meeting rooms. b. Overall Dunes Site Plan. A color exhibit identifying the overall Dunes area, project site location, existing land uses, and overall site access should be incorporated into the plan set. c. Architectural Site Plan. The site plan should call out parcel lines, basic setback dimensions, parking areas, and site amenities. i. Dimension drive aisle dimensions as well as stall dimensions. ii. Provide a hammerhead turn around at the end of drive aisles. iii. Monument sign locations will need to comply with sight distance requirements in accordance with City Standard 110-L. d. Floor Plans. i. Clarify the split and occupancy designation traditional and extended stay (kitchenette units) on the floor plans. The Newport Dunes Settlement Agreement requires that the Family Inn include “a room containing recreational facilities and equipment for use by the guests of the Family Inn.” Please identify which hotel amenities satisfy this requirement. ii. Provide concept floor plans for each room type. Depict how two or more rooms will be combined to form suites. e. Fire Access Plan. i. Identify building occupancy and gurney elevator locations throughout the building/s. ii. Identify where the fire access lane will be provided for the Family Inn. iii. Demonstrate hydrant locations and 150-foot hose pull compliance. iv. Identify proposed fire access surfaces and fire access lane signage. Show Knox box locations for access on the plan. v. Identify any designated hazardous materials storage areas. vi. Consider special events such as fireworks that may occur at the site. Show fall-out areas and demonstrate that site activities and materials will be designed to accommodate these operations. 1 The total area used to serve customers, including customer sales and display areas, customer seating areas, service counters, and service queue and waiting areas, but excluding restrooms and offices, kitchens, storage and utility areas, and similar areas used by the employees of the establishment. Notice of Incomplete Filing – 10/24/2019 Page 3 f. Utilities Plan. Show utility connections for sewer, water, and storm drain infrastructure to serve the project. g. Exterior Elevations. i. Calculate, “established grade” based on an average of four corners that encompass the building footprint. ii. Identify this calculation and established grade elevation point on the exterior elevations. iii. Identify the corresponding top of roof and top of mechanical equipment elevation points on the exterior elevations to demonstrate height compliance in accordance with the settlement agreement. h. Topographic Survey. Provide a stamped/signed topographic survey to accompany the civil sheets in the plan set. i. Coastal Access Plan. Please identify the following: i. Public parking areas. ii. The “publicly-accessible shoreline trail” and any other lateral and vertical public access to the waterfront and beach areas. iii. Identify connections with off-site access. iv. Any recreational facilities or visitor-serving accommodations provided on- site (e.g. amphitheater, kayak facilities, paddle boards, inflatable water amenities). v. Provide a description of the Marine Life Area and how it will be operated. j. Valet plan. Submit a valet circulation plan. Are gates proposed for the site? This plan should be coordinated with the public parking access plan as well. 5. The Planned Community Development Plan. In accordance with prior discussions, provide a draft Planned Community Development Plan that is specific to the Family Inn site (Parcel C). The plan should identify permitted/conditionally permitted uses as well as basic development standards including, setbacks, open space requirements, parking requirements, floor area limits, height limits, permitting and process requirements, development standards for accessory structures, and signage standards. Redline edits are forthcoming to the PC-Text previously submitted. 6. Supporting Studies. Please submit the following outstanding studies to support the EIR draft: a. Biological Resources Assessment and Wetland Delineation b. Construction Pollution Prevention Plan (CPPP) c. Geotechnical Report d. Noise Study e. Parking Demand Study (optional) f. Water/Wastewater Generation Memorandum 7. Traffic Study. Please provide the following project information to enable the Traffic Study to proceed: a. Opening year - estimated to be approximately 2025? Please confirm in writing b. Construction schedule and/or phasing Notice of Incomplete Filing – 10/24/2019 Page 4 c. Clarify if the spa, events, and restaurant will be open to the public. Provide estimated hours of operation and shift information for these ancillary uses. 8. Electronic copies. Provide a digital version of all application materials. A digital version of the project plans was provided, but the City also needs digital versions of the Planned Community Text, Environmental Information Form, etc.). 9. Visitor-Accommodations Study. Please also be advised, that pursuant to the City’s Local Coastal Program, an analysis of a development’s impact on low cost visitor accommodations in the coastal zone within the City will be required. The City will begin the RFP process to hire a consultant for the preparation of the analysis. Please be aware that additional fees will be required to complete this process pursuant to the scope of work provided by the consultant that the City selects. 10. Materials Board: While it is not required, please be advised that the Planning Commission prefers (and strongly recommends) to have a physical materials board at the public hearing. 11. Project Fees. a. Please provide a deposit to cover the City’s review of the Hydrology/Water Quality Management Plan (WQMP) and Construction Pollution Prevention Plan (CPPP). Please provide one hard copy of these studies to assist our review of these studies as well. b. Please note, the payment of $100,000 for fair share and traffic phasing ordinance fees will be required prior to the issuance of the first building permit. c. Please note, the payment of $410,402 for fair share and traffic phasing ordinance fees will be required prior to building occupancy in accordance with the terms of the Development Agreement. Please also be advised that it is anticipated that the proposed project will require the preparation of an environmental impact report to comply with the California Environmental Quality Act (CEQA). Upon verification of completion, the EIR and traffic study will be prepared and the application will be processed and scheduled for a Planning Commission Hearing. If you have questions, please contact me at (949) 644-3249 or mnova@newportbeachca.gov. In my absence, you may also contact Chelsea Crager, Associate Planner, at (949) 644- 3227. By: http://citynet.newportbeachca.gov/cdd/Planning_Division/Current_Templates/Incomplete_Letter_Master_Templat e.dotx Tmplt. 02/09/11 Cc: Julie Lee, Vice President of Development Urban Commons 10250 Constellation Boulevard, Suite 1750 Los Angeles, CA 90067 Victor Nonato, Senior Director of Real Estate Development Urban Commons 10250 Constellation Boulevard, Suite 1750 Los Angeles, CA 90067 Chelsea Crager, Associate Planner City of Newport Beach 100 Civic Center Drive Newport Beach, CA