Vivante Senior Housing Project

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Vivante - Rendering


Project Address:  850 and 856 San Clemente Drive

Project Description:

The project consists of the demolition of the former Orange County Museum of Art buildings (approximately 39,000 square feet) on a 2.91-acre site to accommodate the development of a 184,309-square-foot, six-story senior housing development (90 residential dwelling units) and  memory care facility (27 beds). The development would include resident dining areas, fitness room, yoga room, indoor pool, lounge with bowling alley, salon, art room, theater, library, golf simulator, and support uses such as offices, mechanical and storage rooms, mail room, laundry, and housekeeping.

Discretionary Actions:

The applicant, Nexus Development Corporation, requests the following applications from the City of Newport Beach:

• General Plan Amendment –  To change the land use category of the project site from PI (Private Institutions) to MU-H3 (Mixed-Use Horizontal). Additionally, the amendment would modify Anomaly No. 49 to add 90 dwelling units and reduce the non-residential floor area from 45,208 to 16,000 square feet in Statistical Area L1.

• Planned Community Text Amendment – To modify the San Joaquin Plaza Planned Community Development Plan (PC-19) to include development and design standards to allow for 90 senior dwelling units and 27 memory care beds. The applicant also requests an increase in the height limit from 65 feet to 69 feet with 10 feet for rooftop and mechanical appurtenances.

• Development Agreement – To provide public benefits should the project be approved pursuant to Section 15.45.020 (Development Agreement Required) of the Municipal Code because the requested General Plan Amendment includes 50 or more dwelling units and adds dwelling units within Statistical Area L1.

 Conditional Use Permit – To allow the operation of the proposed senior housing and memory care facility, alcohol service for dining hall and lounge areas in the form of a Type 47 (On Sale General) and Type 57 (Special On Sale General) Alcohol Beverage Control (ABC) license, and ensure use compatibility.

 Major Site Development Review –  To allow the construction of 90 senior dwelling units and a 27 bed memory care facility and to ensure the site is developed in accordance with the applicable planned community and zoning code development standards and regulations pursuant to Newport Beach Municipal Code (NBMC) Section 20.52.080 (Site Development Reviews).

 Lot Merger – To merge the two existing parcels into one development site.

• Addendum to Environmental Impact Report (EIR) (SCH#2016021023)–  To address reasonably foreseeable environmental impacts resulting from the legislative and project specific discretionary approvals, the City has determined that an addendum to a previously certified EIR is warranted pursuant to the California Environmental Quality Act (CEQA).

Addendum to Environmental Impact Report (EIR):
An EIR addendum to the Museum House EIR (SCH#2016021023) is anticipated to address reasonably foreseeable environmental impacts resulting from the project specific discretionary approvals, an Initial Study and Environmental Impact Report (EIR) are warranted for this project pursuant to the California Environmental Quality Act (CEQA).

The project consultant, PlaceWorks, is currently in the process of finalizing the EIR addendum. The EIR addendum is available on the City’s website here.

Studies with the EIR addendum include a/an:

• Construction Phasing and Management Plan
• Geotechnical Study
• Hydrology Study
• Phase I and Phase II Environmental Studies
• Utility Demand Analysis
• Project Renderings/View Simulations
• Water Quality Management Plan (WQMP and Storm Water Pollution Prevention Plan(SWPPP)

Vicinity Map:


 Site Plan (Click to Enlarge)

Vivante - Site_Plan

Project Schedule

  • Submitted August 8, 2018
  • Incomplete letter sent to project applicant September 5, 2018
  • Project Review Request(PRR) routed to reviewing departments September 10, 2018 with comments due back September 21, 2018
  • EIR Consultant PSA authorized: November 8, 2018
  • Additional application materials received: December 21, 2018
  • Incomplete letter sent to project applicant February 4, 2019
  • Application deemed complete: June 14, 2019
  • Planning Commission Study Session: April 18, 2018
  • EIR addendum public draft released:July 8, 2019 click here to view documents

Anticipated Future Events:

  • Planning Commission Meeting: July 18, 2019
  • Airport Land Use Commission Meeting: July 18, 2019
  • City Council Meeting : August 13, 2019 tentative


Development Impact Fees

  • Fair Share Fees and San Joaquin Transportation Corridor Fees apply

Project Planner:

Makana Nova, Associate Planner
(949) 644-3249