HomeMy WebLinkAboutQuail Street Residential (PA2004-251) 1301 Quail StreetCITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
Agenda Item No. 2
March 23, 2006
TO: PLANNING COMMISSION
FROM: Planning Department
James Campbell, Senior Planner
Campbell(a)citv.newport-beach.ca. us
949 - 644 -3210
SUBJECT: Quail Street Residential (PA 2004 -251)
1301 Quail Street
General Plan Amendment No. 2004 -008
Planned Community Development Plan Amendment No. 2004 -005
Newport Tract No. 2004 -006 (Tentative Tract Map No. 16808)
APPLICANT: Brookfield Homes, Southland Business Group
Costa Mesa, California
INTRODUCTION
The project was first reviewed by the Commission at its November 3, 2005 meeting. It was
continued to provide the applicant an opportunity to address a variety of comments and
concerns identified by the Commission and staff. The applicant submitted a packet of
material on March 17, 2006 in response to the comments received. The applicant will
conduct a full presentation of the materials during the hearing. The applicant is requesting
that the project be removed from the Commission's calendar at this time.
Staff recommends that the Commission review the new information presented by the
applicant, reopen the public hearing to receive public input on the project, provide
further comments or direction to the applicant and staff if desirable and remove the item
from the Commission's calendar at the applicant's request.
DICSCUSSION .
During the prior meeting, the Commission provided the following comments:
The project may be premature given the ongoing General Plan update process.
The need to have a better understanding of where the City is heading with the
General Plan update for the Airport Area with regard to future land uses and its
intensity. The need to understand the ROMA study and how this project relates
to its recommendations.
• The significant use of tandem parking, adequacy of the number of guest parking
spaces and the location /distribution of guest parking spaces.
• Provision of open space.
• Noise from Bristol Street North and airport operations.
• Neighbor concerns about potential overflow parking and the lack of street
parking and potential for unauthorized dumping in commercial trash receptacles.
• More information is needed on what the project will look like. A color and
materials board, detailed elevations, information of the boundary walls and
existing trees was suggested.
• The project's affordable housing component is viewed as a positive aspect.
• Traffic.
• Setbacks may be a concern with regard to the ratio between the current
setbacks and allowable building heights when compared to the proposed
setbacks and building height.
• Potential incompatible uses on adjacent commercial properties.
• The proximity of reasonable shopping and necessary supporting services.
• Width of Spruce Street and potential street parking.
This summary list is by no means a complete discussion of each issue and others may
exist. The minutes from the prior meeting are attached as Exhibit No. 1.
In the prior staff report, several issues were raised to solicit a discussion regarding the
proposed change of use. Chief of those issues is the belief that the project introduces
residential use in an area planned and developed for commerce in advance of a
coordinated policy framework or plan to ensure that a viable neighborhood conducive to
residential use would be created. Approving such a project without an adopted plan could
result in a project that is isolated for some time.
The proximity of goods and services to support residential use is also an issue. The goods
and services that are currently located within close proximity to the project site primarily
serve commercial clients. It should be recognized that the nature of goods and services
within the area would likely change over time, should a certain critical mass of residential
uses create a demand for such services.
Although the estimated number of school age children anticipated with the project may be
low, schools within the Santa Ana Unified School District are not located nearby. In the
interim, reliance upon automobiles would be expected.
Staff also remains concerned about noise and all the possible land use conflicts that could
materialize.
Applicant Response to Concems
On March 17, 2006, the applicant submitted a 46 page pamphlet (Exhibit No. 2) designed
to address concerns raised by staff and the Commission. Due to the lateness of the
submittal, staff was unable to review or analyze the materials. The applicant intends to
provide the Commission with a complete presentation of these materials at the hearing.
Fiscal Analysis
Council Policy K -10 provides that projects requiring an EIR or those that are likely to have
a significant economic or fiscal impact on the City are to undergo a fiscal analysis. Staff
therefore requested Applied Development Economics to prepare an assessment of the
project utilizing the economic model prepared for the General Plan update. The results of
that assessment (Exhibit No. 3) indicate that the project would generate less revenue than
the 304 room hotel that the site is presently designated for if it were constructed.
NEXT STEPS
In discussions with staff, the applicant has expressed the desire to table further
consideration of the project at this time. The applicant has also indicated that it is their
desire to work with City leaders and members of the public, within the context of the
General Plan update process, to create a project that meets community goals for the
area.
Prepared by: Submitted by:
James W. Campb II
Senior Planner
Exhibits
Patrick J. Alford
Acting Planning Dire or
1. Minutes of 11 -3 -05 Meeting
2. Applicant's new submittal
3. Economic analysis by Applied Development Economics.
4. Correspondence received
3
EXHIBIT 1:
Planning Commission Minutes of 11 -3 -05
(PA2004 -251
1301 Quail
ikfield Homes plans to construct 86 mufti- family residential condominium
within 7 buildings that will be 45 feet in height with floor plans ranging from
1,950 square feet on a 3.7 -acre site located at the southeast corner of the
section of Spruce street and Quail Street in the Airport Area. A General
Amendment is proposed that would change the land use designation of the
,erty from Retail & Service Commercial to Multi - Family Residential. An
ndment of the Newport Place Planned Community is sought to change the
of the site from a 304 unit extended stay hotel to multi - family housing. The
iges to the Planned Community district regulations will establish use and
alopment regulations for the proposed condominium project. A tentative
Map is also sought that would subdivide the lot to establish 86
iominium units.
Lawrence, City's consultant case planner for this project, gave an
iew of the staff report, noting:
• Project consists of 7 buildings up to 45 high within a 'U' shape with
garage level located partially below grade.
• The applicant is asking for Commission comments and questions and
then a continuance to November 17 for further review and a forwarding
of a recommendation to the City Council.
• The project will be changed from a retail and service commercial to a
multi - family residential designation.
• The zoning amendment would add provisions for residential
development to the Newport Place PC regulations. These residential
standards were derived by staff from the submitted site plan as shown
on the wall.
• The changes would include from a hotel to a multi - family residential,
reducing the building height from 60 to 45 feet, and establishing
development standards to accommodate the project as submitted.
Reduction in building height and overall use will have positive benefits in
terms of building mass and traffic generation.
• The setbacks from Quail Street and Spruce Street average about 13
feet. These setbacks may not be enough to provide visual relief and
adequate landscape buffering. The interior of the project is taken up by
paving and building coverage which does not leave ample room for
landscaping.
• The 217 space garage and other parking spaces provided on site, meet
the Zoning Code numerical standards. Those spaces include 72 tanden
garage spaces. If the spaces provided do not satisfy that demand in
actual usage, there is no permitted on- street parking on surrounding
streets to absorb the overflow. Therefore, if there is overflow, parking
facilities for adjacent office development may be impacted.
• To address these concerns, In August of 2005, the applicant
commissioned a parking study for the project by the IBI Group. That
study concluded that based on the requirements set forth by the City of
Newport Beach, this project will supply sufficient parking to meet the
estimated demand generated by residents and guests.
• He noted that in addition to the benefits of the project listed in the report,
ITEM NO.4
PA2005 -251
Continued to
December 8,
2005
I
the applicant has submitted arguments in favor of the project and are
attached to the report as exhibit 3.
The central issue of this project is the land use. Is it appropriate and
desirable to establish residential land use at the proposed location?
That issued is addressed by the pros and cons contained within the staff
report.
Project design is secondary to the land use issue. If appropriate, the
architectural design and setbacks if acceptable, warrant approval.
The opportunity to provide in -fill housing opportunities near a major
employment center and to improve the job housing balance in the area is
a powerful argument in favor of the project.
Because of the concentration of office and commercial uses, the area is
heavily impacted by peak hour traffic at present. The change in land use
would result in less peak hour traffic generation than the existing hotel
designation on the property.
Potential problems are inherent in establishing a residential designation
on one parcel surrounded by office and commercial development without
a coordinate plan for a residential development in the airport area.
Staff asks the Commission for public input and deliberate on the analysis
and continue this item to November 17th to allow further consideration of
the project and the forwarding of a recommendation to the City Council.
Mr. Campbell added:
• Staff prepared and placed a memo about the traffic study. We
discovered that we used the wrong trip generation rates for the study
prepared for the project. It over predicted a.m. traffic and under
predicted p.m. traffic (less than a dozen trips). We prepared an analysis
and arrived at the same conclusion that there would be no impact to
traffic.
• There is a set of CC and R's for Newport Place, which presently prohibit
this land use in this area. The applicant would need to seek and obtain
an amendment to those CC and R's, which is the group owners would all
have to agree to (70 %).
• Staff believes the central focus for tonight is the land use if appropriate
then move on to the design and other technical points.
Commissioner Henn asked:
Is it premature to be discussing this project as we are in the midst and in
the advanced stage of considering a General Plan update, which
includes this area as one of the critical study areas for land use?
hairperson Toerge answered that we have had a project such as this that is
outside of the box'. For instance we had a preliminary presentation with the
Lexus Dealership project and other relatively complicated projects in an effort to
ive the applicant and staff some direction as to how we are leaning so they do
of pursue a path and spend staff and applicant time pursuing a path that the
ommission does not agree with. They are appropriate for that reason.
Commissioner McDaniel noted that if this did not happen then the item gets
G
U
anyway.
imissioner Tucker asked
One of the things to be covered at the next General Plan Update land
use session will be the airport area. Why shouldn't we wait until the
policy decision on housing in the airport is made?
He asked for a color /materials board, a marking of elevations and a copy
of the roof plan.
He then asked why Spruce Street is a four land street.
Lawrence said he would provide the exhibits requested at the next meeting.
Edmonston answered that Spruce Street was planned to go over the
way and join the Spruce Street that is now blocked off.
tinuing, Commissioner Tucker noted the prohibition against street parking,
could have one lane there to accommodate street parking and be quite
r. Edmonston answered the concept at that time of development was no on-
reet parking and that was the standard in terms of actual demand. It could be
cplored and is one of the issues being looked at in the General Plan update as
residential use that could accommodate changes to the streetscapes, whether
arking or wide parkways, etc.
. Temple added that if an abandonment or lane reduction might be
)ropriate, then staff could look at the Circulation Element with the thought of
amendment to accommodate this process.
issioner Tucker noted:
• Tandem parking has always been an issue for the Planning
Commission.
• The applicant needs to explain why this item should be determined prior
to the General Plan update; would this be the development plan the
applicant would set forth if there was no Green Light.
• Has the Fire Department looked at the internal street circulation? He
was answered yes.
• The wall along Quail Street looks to be very close to the units as well.
What will the wall look like?
nmissioner Eaton asked if the TPO traffic study needs to be approved and, if
the Commission needs to see the study. What would the City and /or the CC
I R's require if this parcel was developed in accordance with its current
,ianation as hotel?
Lawrence answered that the current designation of hotel using the front
lack is a minimum of 17 112 feet average 30 feet, the corner lot side is a
mum of 14 1/2 feet average 27 feet, and the interior side would be a
mum 10 feet. The average would be 30 feet for the front, which would be
9
Quail, possibly Spruce, and for the Quail outside, the same at almost 30 feet.
Mr. Phillip Bettencourt, speaking for the applicant, noted the following:
• This application includes a General Plan Amendment and zone change
to convert the vacant, industrial site.
• The site covers approximately 3.7 acres and includes affordable
housing.
• There will be easy access to recreation, businesses, shopping and
freeways.
• Traffic impacts are less than significant with modes mitigation.
• Airport noise contours - we are beyond the 65 CNEL Contour Zone
although air conditioning for all buildings is recommended and accepted
by the applicant.
• We are consistent with the John Wayne air loop and we are waiting for
receipt of our final FAA clearance.
Dave Bartlett of Brookfield Homes, noted the following:
• This project is an opportunity for the City to see a transformation of
residential land use into the airport area. He gave a brief description of
his company.
• The Quail and Spruce Streets elevations are an important factor in siting
these buildings close to the street and will contribute to the street scene
that will be maturing over the years.
• Referring to an exhibit, he noted the importance of the buildings orienting
towards the streets.
• Setbacks and vertical and horizontal separation from the right -of -way
appear to fit into the context of the site.
• We have a materials board that include stucco, wood siding, brick and
metal roofing.
• He noted the garage and tandem parking that provide for 217 spaces, of
which 72 are tandem garage spaces within the same unit, and 167
covered spaces and additional flex space on garage level to be used for
storage, home office or work areas.
• He then explained the building unit diagrams on the various levels.
• Referring to the site plan he noted the gate access /autocourt
access /emergency access /pedestrian access.
• He then referred to the common park area.
• 17 of the 86 units are proposed for affordable housing to moderate
income units and is a critical element in the consideration.
• This site is designated as suitable for residential development.
• He then enumerated residential uses within commercial uses in the City.
• He then noted the proximity to commercial and freeway systems.
• Benefits of the project are smart growth and new urban strategies,
reduction of traffic, this is a first step in mixed use for the airport area as
well as the affordable housing aspect.
• Our next steps are to respond to your concerns. We have some items
with the Airport Land Commission and the FAA that will be dealt with as
well as any concerns needing to be mitigate from the Negative
Declaration as well as concerns from the Council considerations.
• There are pros and cons to this project, but this project allows for a high
/D
density project at 23 units per acre that is consistent with the threshold of
the Green Light Initiative, has no traffic impacts, no noise impacts, close
to infrastructure and services. This is a modest step in the right direction
for mixed use in the airport area.
Would we propose a bigger project if there was no Green Light? I don't
think you could get a quality, bigger project here on this site for sale
without increasing the density and sacrificing what you want to do in a
'for sale' project.
Foley, President of Brookfield Homes, noted:
• Market demand for housing - lower maintenance housing closer to
places of interest and travel are high in demand.
• The growing sector of young professionals who want to live closer to
their work.
Population growths along with job creation creates demand for housing.
This project presents an opportunity for high quality convenient housing
close to places of work and benefit the community.
Comment was opened.
ibriel Klanian, resident, noted his support of the project as it is will be quiet at
Iht when the airport shuts down and the street is not highly traveled. If the
ildings are constructed with sound proofing, the air - conditioning will be
itable to keep the noise. People such as myself do not want the maintenance
a yard and this would be quite suitable.
Owen, noted his support of this project due to the proximity of the airport
cal amenities.
Minter of Los Angeles and speaking for Brookfield noted they have
td letters in support of the home ownership prospect. He distributed the
noting highlights such as proximity of home to work; ownership
lities, and creation of homes without using expensive land.
one of the owners at the property at 1401 Quail Street, noted his
to the property:
• The only exit from this project is directly across from his property.
• No on- street parking so overflow parking will be onto his parking lot.
• Impact of trash - we have commercial trash containers on site and there
will be illegal dumping.
• We have single story building and if we chose to develop the property
into a multi -story project, which is allowed, this sets up a situation where
there will be 86 homeowners complaining that the project doesn't fit in
the area. Now, we will be precluded from developing it within the origins
guidelines due to these 86 homeowners coming up with problems of
shadow, parking, etc.
He referred to a letter sent to the Commission and asked that these
issues be addressed.
h
comment was closed.
immissioner Eaton asked if all the garage spaces were part of the condo sale
the units and do some of the units only have one car garages, etc.?
Bartlett answered:
5 units have a single car garage with approximately 250 square feet of
flex space on the same floor. There is an assigned second space that is
uncovered adjacent or as close to that unit as possible.
• In the twelve unit building there are 9 of the same type of units that have
two garage spaces, although they are separate but covered.
• 36 interior spaces are tandem.
• There will be a homeowner's association that will enforce the use of the
garage spaces due to the high density of this project.
airperson Toerge then read the rules for extension of hours regarding new
inda items being introduced after 10:30. A vote was taken to extend the ti
the last item on the agenda.
sr Eaton asked if the City is facing any deadlines under the Permit
Act?
Temple answered no, this is a legislative act and is not subject to the
amlinina Act.
Eaton noted his concerns:
• This application needs to be viewed in the context of at least the
recommended policies in the airport area land use General Plan update
element.
• We may want to wait for the full Roma study which deals with how
residential will fit in to the airport area.
• Setbacks - parking- allocation of open space - noise on balconies on the
Bristol Street North, may be problematic.'
nmissioner Hawkins stated he agrees with the previous concerns adding
• Planning where this fits with the existing plan and the Roma study;
• CC and R's for the PC text;
• This application may be premature;
• If this project is approved, what happens with the Green Light issues.
Temple noted the complete charter section 423 analysis is on page 7 and
nmissioner Cole noted:
• Providing in -fill housing is a positive thing.
• Land use issue needs to be discussed.
• Parking is a concern.
....
r Hawkins asked how many trips are available for other
under the Charter Section 423 analysis.
Temple answered that is on page 8 in the second chart that shows the
ulative development that has been approved.
Campbell noted the project would take 86 units out of the 100 trip threshold.
would then track 80% of those 86 for the next ten years against any other
eral plan amendments requesting residential units in the airport area. The
ting land use of a 304 room hotel and this project generates less traffic than
therefore the net increase is zero.
Toerge noted:
• Need to look at the affect of the no- street parking and the allocation of
visitor parking.
• Noise contours from all sources and potential allowable uses on adjacei
commercial properties should be considered in the design of the project
on all locations.
• Traffic saving amenities may be offset from its distance from schools,
parks and readily available grocer shopping and the like.
• Setbacks are a concern and he would like to see the ratio between the
current setbacks and allowable building heights compared to the
setbacks and heights of the proposed structure.
• The process for the General Plan update is important.
• The Traffic Phasing Ordinance is important and needs to be reviewed.
nmissioner Tucker noted his concurrence with all previous Commissioners'
ements noting that the land use is a threshold issue and it may not be just
change of the use but the intensity of the use as well. He would like more
rmation on what the project will look like with materials board, colors,
,ations, wall detail and trees already on the site.
McDaniel, noted:
• He is please with the affordable housing aspect of the project.
• Concerned with the tandem parking issue.
• Concern of the neighbors need to be addressed, hopefully prior to the
next meeting.
Henn noted:
• We need to have a substantially better understanding of where the City
is heading with the General Plan in this study area.
issioner Tucker asked that the City Attorney's office have the right to
and approve the CC and R's on the property. The CC and R documents
grant to the City the right of enforcement of the parking provisions.
'�3
Following a brief discussion on timing of this project along with deliberations on
he land use in the airport area, circulation and mobility policies of the General
Plan update, it was agreed that the first meeting in December would be the
better time to hear this project.
Motion was made by Commissioner Tucker to continue this item to December
8, 2005.
yes:
Eaton, Hawkins, Cole, Toerge, Tucker and McDaniel
Noes:
Henn
bsent:
None
bstain:
None
/y
EXHIBIT 2:
Applicant's new submittal
(Separate bound volume)
/s
EXHIBIT 3:
Economic analysis by
Applied Development Economics
A
MEMORANDUM
To:
James Campbell
From:
Doug Svensson, AICP
Copy:
Condos
Date:
October 28, 2005
Re:
Fiscal Analysis of Proposed Quail St. project
Introduction and Summary
As you requested, I have prepared a brief fiscal analysis of the proposed Quail Street
residential project, along with comparisons of other land uses permitted under the Zoning or
General Plan designation for the site. In addition to the proposed 86 condominium units, I
have evaluated an alternative with a 304 -room extended stay hotel, and another alternative
with about 40,000 sq.ft. of retail and service commercial uses. I have used the fiscal model
developed for the General Plan Update alternatives analysis, and generally relied on the
assumption incorporated in the model regarding the socioeconomic and property value
characteristics of the various land uses.
The analysis indicates that the alternatives would have the following fiscal impacts.
Estimated Fiscal Impact of Proposed Quail St. Residential Project
and Land Use Alternatives
2029 University Avenue • Berkeley, CA 94704 • Tel 510.548.5912 • Fax 510.548.6123
www.adeusa.com
If
Proposed
Alternate
Alternate
Annual Impact
Condos
Hotel
Retail
City Revenues
$135,941
$709,523
$114,658
City Costs
$130,640
$214,370
$93,574
Net (Cost) /Revenue Impact
$5,302
$495,153
$21,084
2029 University Avenue • Berkeley, CA 94704 • Tel 510.548.5912 • Fax 510.548.6123
www.adeusa.com
If
MOO
Page 2 of 2
Discussion
Proposed Condominium Project
Based on the proposed project program, the residential development would include 188,626
sq.ft. The analysis assumes that the average price for the market rate condominiums would
be $650,000, including 18 moderate- income affordable units. The fiscal model estimates that
there would be 181 residents in the project. The main fiscal benefit of the project would be
increased property tax revenues.
Extended Stay Hotel
The zoning permits 2.304 -zoom hotel on the site. We estimate the hotel would encompass
152,000 sq.ft. and would employ more about 150 workers. The main fiscal benefit of the
project would be increased transient occupancy taxes.
Retail /Service Commercial
The retail uses would include about 40,300 sq.ft. and employ nearly 100 workers. The main
fiscal benefit of this land use would be the increased sales taxes. About 35 percent of the
building space is anticipated to be service commercial uses, which would have lower sales tax
generation than would the retail space.
I hope this provide sufficient information for City review of the proposed project. Please do
not hesitate to call me with any questions or if I can provide further information.
I
EXHIBIT 4:
Correspondence Received
Sep 24 04 05:10p
Joan Mazzei
22 Canyon Island Drive
Newport Beach, CA 92660
March 2, 2006
Planning Commissioners
c/o Ms. Ginger Varin
Planning Commission Secretary
City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92663
Dear Newport Beach Planning Commissioners:
P.2
Ica t iED 8N
r'LikONING DEPARTMENT
:ITY OP NFWPORT RFAGH
PEAR 0 S 2006
AM 7 9110 ,l l X12,1 12131415�6
I'm writing to you today about the Quail Street Residences community planned for
construction in the airport area of Newport Beach.
This is such an exciting project for our city. Mixed use.development like this offers
working professionals home- ownership opportunities close to employment centers and
retailers. I work in a beauty salon and I know my customers would love to live within
walking distance of restaurants and services. I believe it helps to create a real sense of
community.
I hope you view this project as much of a benefit to our city as I do_ Please vote to yes at
the March 9, 2006 public hearing.
Sincerely yours,
d�
Joan Mazzei
p.s.
I hope to be at the hearing, but I work late on Thursday nights so I may not be able to
attend.
cc: Syd Dailey, Greer/Dailey /Minter,
March 1, 2006
Members of the Newport Beach Planning Commission
c/o Ms. Ginger Varin
City of Newport Beach
3300 Newport Beach Blvd.
Newport Beach, CA 92663
Dear Planning Commission:
PLANUNG DEPARTME.v f
JITY OF NFINPORT BEACH
MAR 0 7 2006
71619110111112111213141516
The proposed Quail Street Residential Development is one of the more
unique projects I've seen in quite.a while.
The project is a welcome addition to the city for several reasons. First, it
offers homes near work centers, shops, services and transportation options,
including the Airport, two freeways and major street arterials. Second, it
makes good use of an incredibly valuable piece of land that is used only for
storing of automobiles. And lastly, a mixed -use neighborhood helps the city
accommodate anticipated growth, without placing more density in already
established neighborhoods.
It is for all these reasons that I strongly believe you should approve the Quail
Street Residences project.
Regards
4Lisa . C ester
100 Bayview Circle, Suite 330
Newport Beach, California 92660
�p
L1ar -07 -2006 11:12 From- CORPORATE PLAZA LAW CROUP 9496409009 T -763 P.001 /001 F -620
Marilyn Lambe
39 Bgxet Court
Newport Beach, California 926M
March 3, 2006
Newport Beach Planning Commissioners
c/o Ms. Ginger Varin
City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92663
Subject: (mail. Street Homes
Dear Planning Commissioners:
EDvY
'fTV 0 IN E pPORT EAC
MAN 0 7 2006
7�819110 X11 X12 11 12131%6
We all Imow that Southern California is in the midst of a housing crisis,
with new home construction dismally failing to 1wep up with ongoing
demand. Compounding that, home prices continue to climb, putting home
ownership out-of reach of many of young professionals and young families.
The proposed Quail Street Residences project is a great apportwAty for
Newport Beach The project's towhomes and condominiums axe reasonably
priced, unlike most homes in our City. We need a way for our younger
residents to purchase homes — Quail Street Residences offers that
opportunity.
please support this project by voting to recommend approvaL
Very truly yours,
Marilyn Lambe
Zs
RECE .'ED BY
PLANNING DEPARTME tiT
CITY OF NEWPORT BEACH
SANDRA SANDOVAL
214 PARK CREST
NEWPORT COAST, CA 92657
March 3, 2006
Chairman Michael Toerge and
Members of the Newport Beach Planning Commission
Attention: Ms. Ginger Varin
City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92663
Subj: Quail Street Residences
Dear Chairman Toerge and Members of the Planning Commission:
This letter serves as my endorsement of the Quail Street Residences project.
MAR 0 S 2006 PM
?? 8191,01,1112111213,41516
This project places needed housing in the midst of a vibrant employment center so that
residents can easily walk from home to work. An added plus is that the Quail Street
Residences will be located adjacent to Newport Plaza, which offers most of the services
and amenities that residents will need — without having to get in their cars.
The Quail Street Residences project deserves your support. Please vote to approve it on
L6
Page 1 of 1
Varin, Ginger
From: Conrad Baumgartner [topazhouse@sbcglobal.net]
Sent: Wednesday, March 08, 2006 9:43 AM
To: Varin, Ginger
Subject: Quail Street Residences
Attention: Planning Commissioners
As residents of Newport Beach, we are writing to express our strong support for the Brookfield Homes - Quail Street
Residences. We feel it is the perfect type of moderate density project to compliment the mixed use around the airport
transportation hub.
Please contact us if there are any questions. We would appreciate being on the mailing list for any planning department
determination correspondence.
Yours truly,
Conrad and Barbara Baumgartner rider. to }
134 Topaz Avenue PLAVNING t0 = p1�RTMt'.1
New! port Beach, CA 92662 CITY OF NE1M11F'ORT BEACH
MAR g 2006 PEA
78@110111fi2111213141516
03/08/2006 Z.7
03/08/2006 DYED 10;09 FAX 949 720 state street
March 8, 2oo6
Dennis Comia
1965 Sherington Pl.
Apartment K104
Newport Beach, CA 92663
Newport Beach Planning Commissioners
c/o Ms. Ginger Varin
City of Newport Beach
33oo Newport Boulevard
Newport Beach, CA 92663
Subject: Quail Street Development
Dear Members of the Planning Commission:
I write to ask that you vote to approve the proposed Quail Street
condo /townhome development.
The City's Airport Area is already home to commercial office and
retail uses, as well as service businesses. All it lacks to create a
dynamic mixed -use neighborhood is a residential component. Quail
Street Residences provides that last element, bringing homeowners
into the neighborhood, thereby creating a vital 24/7 urban village
lifestyle. I relocated in Newport Beach from NcwYork City in May
2003. It did not take long for me to fall in love with Newport Beach
and everything it has to offer. I and many others in Newport Beach
would love the opportunity to live in such a neighborhood.
I encourage you to vote in favor of this project when it is before you
for review and consideration.
Thank you.
Sincerely,.
�,fucu,�, �t • L.t�twa41
Dennis Comia
9002/002
PLAVNING G.- z'ArITME'dT
CITY OF t JFF IPCRT SFACF
MAR '8 2006 PM
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From:
03/10/2008 15 :04 0128 P.002/002
March 2, 2006
Newport Beach Planning Commissioners
Attention: Ms. Ginger Varin
City of Newport Beach
3300. Newport Beach Blvd.
Newport Beach, CA 92663
Regarding Proposed Quail Street Residences Project
Dear Planning Commissioners,
I am writing to ask you to vote yes on the Quail Street
Residences.
I can't think of a better use of the parcel of land on Spruce and
Quail Streets than to develop new housing stock for our City.
These homes will give people an opportunity to purchase high -
quality, yet reasonably priced housing near where they work,
without creating more traffic, congestion and air pollution.
I think it's a worthwhile project for our city. Thank you.
S' cere l ,
eff Bog
220 Nice Lane, Apartment 111
Newport Beach, CA 92663
'D_'r
rLAVNMNG D— zPARTN1EW
CITY OF NIRAIROPT 8FACH
MAR 10 2006 PU
71819110 ill 1121112131416i6
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Mr. Jonathan Abelove
Tutor Time Child Care Learning Center
1550 Bristol Street North
Newport Beach, CA 92660
March 12, 2006
Newport Beach Planning Commissioners
C/o Ms. Ginger Varin
Planning Commission Secretary
City of Newport Beach
3300 Newport Beach Blvd.
Newport Beach, CA 92663
Dear Newport Beach Planning Commissioners,
PLAVNINCa c:7PA` °TMLNT
CITY OF NEOOOF2T BEACH
AM MAR 12 2006 PM
7019110,11112 13141616
In November 2005 I wrote you in support of the new condominium complex being
proposed at Spruce and Quail Streets. I am writing you again to further emphasize my
support and the support of other business owners in the area to approve this project.
Our business is located two blocks from the proposed development. There is no doubt
the Quail Street Residences project will be a welcome addition to the Airport Area and
the City of Newport Beach. As owners of Tutor Time Child Care Learning Center at
1550 Bristol Street North, my Wife Laurie and I fully support the condominiums. We
provide childcare for children ages 6 weeks to a private Kindergarten. The proximity of
the condominiums allows parents to literally walk less than two blocks to a safe and
secure child care facility. In addition, the amount of vacant office space in the Airport
Area and the construction of new high rise commercial space underway indicates new,
quality and attractive housing units in the immediate area will reduce traffic in other
Newport Beach areas, add to the tax base and further stimulate the economy of the
immediate airport area.
The parcel is not being used to the area's full potential. In fact, the storage of cars on this
parcel detracts from the aesthetic quality of surrounding buildings, creates a safe haven
for homeless and vagrants and is a magnet for trash and debris. This upscale housing
project makes the area far more attractive and an exciting place to live, work, and shop.
Everyone benefits when a new project such as this increases surrounding property values,
attracts new residents and improves the local economy.
This project makes sense to ease the crowded housing community, adds to the
surrounding workforce and the City's Property Tax Role. Please vote yes on the project.
Thank you for your time.
Sincerely,
Jonathan Abelove, Owner, (949) 400 -5550, edukid@pacbell.net
Tutor Time Child Care Learning Center
34
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MAR 13 2006
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March 9, 2006
,I ;C: �... ED BY
PLAT INING DEPARTME:.T
a1TK OF NEWPORT BEACH
Newport Beach Planning Commissioners MAR 1'S 2006 Ply
C/o Ms. Ginger Varin A 13,41511
Planning Commission Secretary 718191101111121112
3300 Newport Boulevard
Newport Beach, CA 92663
• - i. n
Dear Newport Beach Planning Commissioners:
The Corona del Mar Chamber of Commerce SUPPORTS the Quail Street
Residence Project. This master plan of quality condominiums from Brookfield
Homes will make use of the property in a way that will enrich the community and
surrounding business area.
The Quail Street Residence project will give opportunities to young professionals
who might not otherwise afford to reside in the area of close proximity to their
employment and recreational centers. The plan can provide a broader sense of
community for the newer generation, while assisting the economic growth of the
local business area.
The General Plan Advisory Committee, Planning Commission, and City Council
have, preliminarily, identified the Airport Area as an excellent candidate for
integrating residential opportunities with the existing commercial uses. The
Quail Street Residences would be an ideal fit for this unique area of land.
With these issues in mind, the Corona del Mar Chamber of Commerce is in strong
SUPPORT of the Quail Street Residences.
Sinc�erely,,���� —gyp
Linda Leonhard
President
Corona del Mar Chamber of Commerce
(949) 673 -4050
lnda @cdmchamber.com
2865 E. Coast Hwy, Suite 100 • Corona del Mar, CA 92625 • PH (949) 673.4060 • Fax (949) 6734940• intg@Wmchomber.com
www.cdtnchamber.com 1
Varin, Ginger
From:
Joshua Lemos [zglemos @yahoo.com]
Sent:
Tuesday, March 14, 2006 10:50 AM
To:
Varin, Ginger
Subject:
Quail Street Residences
Hi Ginger,
My name is Josh Lemos, I live a few blocks away from
the proposed quail street residences.
This is a great project, it will give the Newport
Community a beautiful alternative to all the
properties that are presently available. I strongly
support the approval of this project and think it will
be a great addition to.the area.
Sincerely,
Josh Lemos
Do You Yahoo!?
Tired of spam? Yahoo! Mail has the best spam protection around
http: / /mail.yahoo.com
n . U
PLAENI.NGt %-: A'7,TMt °vl
CITY OF NE AIPOPT BFAC
MAR 14 2006 PM
7 819p,1111211[2y3141516
MAR 16 2006 4:40PM
LA�,,'%ING D, — �A, =sTMEti i
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MAR 16'2006 ��
GoaGCI ASSOCIATES INC. AEI{
3831 Birch street y1g19110111112111213141ai6
Newport Beach, califomia
92660
Phone: (949) 756 -1525
I= (949) 756 -020a
ter/
To: Chair Mr. Michael Toerge and Members of the Newport Beach
From: George A. Gouvis II
Re: Quail Street Residences
Date:- March 16, 2006
GCI FN:
Messace
Brookfield Homes, developer of the proposed Quail Street Residences, have
an excellent reputation for building high- quality single - family and townhome
communities throughout Orange County. Their projects offer homes that are
desired by residents and cities alike.
The Quail Street Residences reflect a creative and fresh direction in planning
that our City should embrace. As the owner of a structural engineering firm
located just down the street from where the homes would be built, I think the
location of the project is terrific -- easy to walk to and from work, or across the
street to Newport Plaza for a great meal. And, there is virtually no traffic in the
area on the weekends!
Please cast your vote in favor of this project.
P. i
�Iy
PLANNING DEPRTME.,ii
CITY OF NEINP01 6EACP-
Portia E. Oldmen MAR 0 -q 2006
67 Baycrest Court 71819110111112,112,3141$ 6
Newport Beach, California 92660
March 4, 2006
Newport Beach
Planning Commission
Attn: Ginger Varin
City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92663
Subject: Quail Street Homes
Dear Planning Commissioners:
I wanted to send you this letter prior to your March 91 review
of the Quail Street Residences to let you know that I am one of
the many Newport Beach residents who support approval of
this townhome /condominium project.
Please vote to recommend that the City Council approve the
Quail Street Residences. Newport Beach and its residents
deserve this quality project.
Thank you in advance.
Sincerely,
Portia E. Oldmen
3s
Mar -09 -2006 01:41pm From - NATIONS STAFFING SOLUTION
MARCH 3, 2006
+949- 2621313 T -760. F.001 /001 F -996
MEMBERS OF THE NEWPORT BEACH
PLANNING COMMISSION
ATiN: GINGER VARIN
CITY OF NE'W'PORT BEACH
3300 NEWPORT BOULEVARD
NEWPORT BEACH, CA 93663
RE: THE PROPOSED QUAIL STREET RESIDENCES
DEAR MEMBERS OF THE PLANNING COMMISSION:
YOUR RECOMMENDATION YO APPROVE THE QUAIL STREET
RESIDENCES WOULD SEND A SIGNAL THAT NEWPORT BEACH
DECISION- MAKERS ARE IN FAVOR OF FORWARD THINKING
URBAN PLANNING. 13'Y PLACING INFILL RESIDENTIAL
DEVELOPMENT IN THE MIDST OF EMSTING COMMERCIAL AND
RETAIL USES, THE QUAIL STREET RESIDENCES PROJECT
SERVES AS AN EXCELLENT EXAMPLE OF SUCH "SMART"
PLANNING.
I ASK THAT YOU VOTE IN FAVOR OF QUAIL STREET
RESIDENCES ON MARCH 9TH.
Y
2082 S.W. BRISTOL STREET, SUITE 201
NEWPORT BEACH, CALIFORNIA 92660
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