1301 Dove Street Residential Development (PA2026-0046)
Summary
SCH Number
2026070404
Public Agency
City of Newport Beach
Document Title
1301 Dove Street Residential Development (PA2026-0046)
Document Type
NOE - Notice of Exemption
Received
Posted
7/10/2026
Document Description
The development of a 139-unit, for-sale residential townhome community on an existing professional office site. The dwelling units, which consist of two to four-bedroom townhomes ranging from approximately 1,425 to 2,362 square feet, would be distributed across 50 buildings with each building ranging from one to eight units. The buildings would have a maximum height ranging from approximately 33.5 feet to 39 feet above established grade. The proposal includes a two-car garage for each unit, 10 driveway parking spaces, and 42 uncovered guest parking spaces for a total of 330 on-site parking spaces. The development will also include resident-serving amenities including activity areas, outdoor gardens, and seating and walking paths throughout the site. Additionally, a publicly accessible pedestrian strada improved with landscaping and seating areas are provided along the Dove Street frontage. Vehicular access is provided by a single driveway on Dove Street. The development may occur in two phases. The first phase would include the demolition of the existing parking structure and construction of approximately 76 dwelling units on the rear half of the site. The second phase, if necessary, would include demolition of the existing approximately 218,000-square-foot 10-story office building and construction of the remaining approximately 63 dwelling units in the front half of the site.
Contact Information
Name
Oscar Orozco
Agency Name
City of Newport Beach
Job Title
Associated Planner
Contact Types
Lead/Public Agency
Phone
Name
Brian G. Rupp
Agency Name
Dove Property Owner, LLC
Job Title
Vice President
Contact Types
Project Applicant
Phone
Email
Location
Cities
Newport Beach
Counties
Orange
Regions
Southern California
Cross Streets
Dove Street and Newport Place
Zip
92660
Total Acres
6.46
Parcel #
427-221-17
State Highways
CA-55, CA-73
Railways
NA
Airports
John Wayne Airport
Schools
Newport Montessori, Newport Bch Int'l Montessori, Back Bay HS
Waterways
San Diego Creek
Notice of Exemption
Exempt Status
Statutory Exemption
Type, Section or Code
PRC Section 21080.66
Reasons for Exemption
Pursuant to PRC Section 21080.66, the Project is statutorily exempt from CEQA because it meets the following criteria:
a. The Project is entirely residential and therefore meets the definition of a “housing development project.”
b. The Property is less than 20 acres (6.46 acres).
c. The Property is within the City of Newport Beach, an incorporated municipality.
d. The Property is currently developed with urban uses (office development).
e. The General Plan land use designation is Mixed-Use Horizontal (MU-H2), and the zoning is Newport Place Planned Community (PC-11), but the site is located within the HO-1 Housing Overlay (Airport Area) and designated as a Housing Opportunity Site in the City’s General Plan Housing Element. HO-1 allows residential development with a minimum of one unit per 2,178 square feet of lot area (20 dwelling units per acre) and a maximum of one unit per 871 square feet of lot area (50 dwelling units per acre).
f. The Project proposes to develop 139 townhomes (approximately 21 du/acre) which exceeds the applicable minimum density requirement under state law (minimum 15 dwelling units per acre).
g. The Property is not located in the Coastal Zone.
h. The Property is designated as “urban and built-up land” and not as prime farmland or farmland of statewide importance.
i. The Property is not designated as wetlands and does not contain wetlands.
j. The Property is not located in a Very High Fire Hazard Severity Zone (“VHFHSZ”) zone.
k. The Property is not located on hazardous waste site that is listed on the Cortese List or a site designated by the Department of Toxic Substances (“DTSC”) pursuant to California Health and Safety Code (“H&S”) Section 25356.
l. The Property is not located in an earthquake fault zone.
m. The Property is not located within a special flood hazard area.
n. The Property is not located in a regulatory floodway.
o. The Property is not identified for conservation in an adopted natural resource protection plan.
p. The Property is developed and does not contain habitat for protected species.
q. The Property is not subject to a conservation easement.
r. The Project does not require the demolition of any historic structures. The buildings
that exist on the Property are not listed on a national, state, or local historic register.
s. No portion of the Project would be a hotel, motel, bed and breakfast, or other transient lodging.
t. The Project is not within 500 feet of a freeway.
Additionally, the City completed tribal consultation with Native American Tribes that are traditionally and culturally affiliated with the geographic area of the Project as required. The City initiated consultation on February 3, 2026, with the two tribes that requested consultation, Gabrieleno Band of Mission Indians – Kizh Nation and Juaneño Band of Mission Indians – Acjachemen Nation, which concluded on March 21, 2026. Mitigation measures, which have been agreed upon by the tribal representatives and the City are included in conditions of approval, requiring monitors and protecting tribal cultural resources.
County Clerk
Orange
Attachments
Notice of Exemption
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