Newport Beach City Council
March 22, 2022

of Development Rights No. TD2022-001 for Residences at 1300 Bristol Street Project located at 1300 Bristol Street (PA2021-161).
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LOCATION GENERAL PLAN ZONING CURRENT USE
Mixed -Use Horizontal =Newport Place (PC -11) 33,292 -square -foot office ON-SITE (MU -H2) building and surface parking
NORTH MU -H2 PC -11 Fletcher Jones's vehicle stora e
SOUTH N/A N/A California State Route 73
EAST MU -H2 I PC -11 Fletcher Jones's vehicle stora e
WEST General Commercial�F- PC -11 Two-story office development Office (CO -G) and surface Darkina
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Residences at 1300 Bristol Street (PA2021-161)
Planning Commission,
February 17, 2022

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LOCATION GENERAL PLAN ZONING CURRENT USE
Mixed -Use Horizontal =Newport Place (PC -11) 33,292 -square -foot office ON-SITE (MU -H2) building and surface parking
NORTH MU -H2 PC -11 Fletcher Jones's vehicle stora e
SOUTH N/A N/A California State Route 73
EAST MU -H2 I PC -11 Fletcher Jones's vehicle stora e
WEST General Commercial�F- PC -11 Two-story office development Office (CO -G) and surface Darkina
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Residences at 1300 Bristol Street (PA2021-161)
Planning Commission, February 17, 2022

INTRODUCTION
Project Setting
The subject property is located in the Newport Place Planned Community (PC -11) and approximately 1.97 acres in size. It is rectangular in shape, located at the northeast corner of Bristol Street North and Spruce Street, and adjacent to a surface parking lot utilized by Fletcher Jones Motorcars to the north and east. The subject property is currently improved with a two-story, 33,292 -square -foot office building and a surface parking lot.

Project Description
The applicant, BCD Newport Beach, LLC (The Picerne Group), proposes to demolish the existing office building and associated surface parking and landscaping at the project site and construct 193 apartment units atop a 346 -space subterranean parking structure. The base density allotted to the property is 77 units. This density is based on the conversion of existing 33,292 square feet of office use and is consistent with the Land Use Element of the General Plan. The applicant also proposes a 50 percent increase of the base units in density of 39 units, pursuant to Government Code Section 65915 (Density Bonus Law), and a transfer of development rights of 77 units from the nearby Uptown Newport development at 4311 Jamboree Road, for a total of 193 residential units.

The Applicant's project description is provided as Attachment No. PC 2.

The application consists of the following components:
• Major Site Development Review No. SD2021-003: 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;
• Traffic Study No. TS2022-001: A traffic study pursuant to Chapter 15.40 (Traffic Phasing Ordinance) of the NBMC;
Affordable Housing Implementation Plan No. AH2O22-001: A program specifying how the Project would meet the City's affordable housing requirements, in exchange for a request of 50 percent increase in density. The Applicant requests six (6) development standard waivers related to park land dedication, building setbacks, building height, private open space for the studio -size rental units, common open space for the entire Project, and overall residential project density, pursuant to NBMC Chapter 20.32 (Density Bonus) and Government Code Section 65915 (Density Bonus Law). Additionally, the Applicant also seeks two (2) development concessions related to the mix of affordable units and park in -lieu fee payment;
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• Transfer of Development Rights No. TD2022-001: A transfer of development rights for 77 residential dwelling units from the Uptown Newport Phase 1 Development located at 4311 Jamboree Road to the subject site, pursuant to NBMC Chapter

20.46 (Transfer of Development Rights) ; and
• Addendum to the 2006 General Plan Update Program Environmental Impact Report No. ER2022-001: Pursuant to the California Environmental Quality Act ("CEQA"), the addendum addresses reasonably foreseeable environmental impacts resulting from the proposed development.

Project Components:

Residential Development
The proposed rectangular -shaped, multiple -unit residential building is designed as a "podium style" structure that consists of five stories over one level of on -grade parking and two levels of below grade parking. The building height would be 78 feet, including architectural elements, parapet, rooftop mechanical equipment, elevator shafts, and emergency staircase.

The 193 rental units include 25 studio units, 89 one -bedroom units, and 79 two-bedroom units. The studios would be 515 square feet. The one -bedroom units would range from 613 to 848 square feet, and the two-bedroom units would range from 1,000 to 1,300 square feet in size.

Of the 193 rental units, 24 units would be affordable and restricted to lower income households (12 units for very -low-income households and 12 units for low-income households). The remaining 169 units would be market -rate rental units. The proposed unit mix for the affordable units is 10 studio units, 12 one -bedroom units, and two two- bedroom units. The affordable units would consist of the same size and amenities as the market -rate units and would be distributed throughout the project.

The proposed residential building is designed with a contemporary modern architectural style, intended to be reflective of the surrounding office setting, according to the applicant.

The color scheme is proposed to be generally white, dark grey, and beige. Metal awnings and metal railings on the private balconies provide fagade articulation. The project's corners are enhanced with rich materials to bring attention and articulate the prominent areas of the project. The courtyard is turned inward away from Bristol Street North and Spruce Street to create a more sheltered refuge for residents in the greater business development area.
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Parking and Vehicular Access
The project is designed with two vehicular access driveways using the existing driveway locations; one on Spruce Avenue and one on Bristol Street. The two vehicular entry ways will be connected with a 24 -foot wide, private driveway that wraps around the back of the building and allows intuitive circulation around the project. Three levels of parking, one at grade and two levels located below grade, would provide a total of 346 parking spaces.

Vehicular access to the parking structure would be provided by two gated entrances, one residents -only near Bristol Street, and one near Spruce Avenue for both residents and guests. A designated turn out area is proposed on Spruce Street for ride share pick up and drop offs.

Project Amenities
The proposed project includes a variety of private on-site recreation and amenities for residents and guests including:
• A dog wash, dog park, leasing lounge, and business center on Level 1 — Ground Level;
• A courtyard with a pool and spa, clubroom, and fitness room on Level 2 — Podium Level;
• A roof deck with seating area on Level 6; and
• Private balconies for one and two-bedroom units on Levels 2-6.

Construction Phasing and Parking
The demolition and construction activities for the proposed project will be done in two continuous phases, over an approximate 28 -month period. Phase 1 will consist of site improvement construction including excavation, shoring, retaining walls, wet and dry utilities, interior access road, curb and gutters. Phase 2 will consist of the residential building construction. 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 and is included as Attachment No. PC 2.

DISCUSSION
General Plan Consistency
The subject property is located in the Airport Area and has a General Plan Land Use Element designation of 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 outside the higher noise levels from John Wayne Airport. The MU -H2 allows a 15-412

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maximum of 2,200 residential 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. These 550 units may be constructed as "infill" on existing surface parking lots or areas not used as occupiable buildings on properties within the Conceptual Development Plan Area (CDPA) located east of MacArthur Boulevard, as depicted on Figure LU22 Airport Business Area of the Land Use Element. These units have been since allocated to the Uptown Newport and Residences at 4400 Von Karman developments. The remaining 1650 units are allocated as replacement units, meaning they replace existing uses based upon traffic trip generation.

Residential units approved, proposed and remaining within the MU -H2 designation of the Airport Business Area are listed in the table below.

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)
I 1,650
I 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
Projects Under Review
Residences at 1300 Bristol
77 0
+77
154
39 193
Remaining Development Allocation
353
0 353
The subject property has 33,292 square feet of existing office use, and is consistent with the development limit per Anomaly No. 17 of the General Plan Land Use Element. By using the City's adopted land use conversion factors to maintain traffic trip neutrality, the applicant can replace the existing office development with a maximum of 77 residential units. The conversion factors provided in "Airport Area Residential & Mixed -Use Adjustment Factors for Traffic Analyses in Newport Beach", are provided as Attachment No. PC 4. An additional 39 units (50 percent) are requested as density bonus units authorized by the Density Bonus Law. Lastly, the remaining 77 units are being transferred from the Uptown Newport Phase 1 development, pursuant to NBMC Chapter 20.49 (Transfer of Development Rights).
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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 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.

Newport Place Planned Community (Zoning Code) Consistency The Property is located within Residential Overlay (Attachment No. PC 5) of the Newport Place Planned Community (PC11) General Commercial Site 4. The Residential Overlay allows for multiple residential development as a stand-alone use provided a residential project include a minimum 30 percent of the base density for lower income households.

The proposed project provides this minimum number of affordable units (77 -unit base density X 30% = 23.1 - 24 units will be included). The Overlay also contains development standards for multiple residential development, including density, height, setbacks, parking, signage, airport noise compatibility, amenities, and landscaping. Although the Project includes waivers or reductions of six development standards, the overall intent of providing residential opportunities in the Newport Place Planned Community, consistent with the MU -H2 land designation has been met.

Transfer of Development Rights
The project includes a transfer of development rights, pursuant to General Plan Land Use Element Policy LU4.3 and NBMC Chapter 20.46 (Transfer of Development Rights), for 77 residential units from Phase 1 of the Uptown Newport project at 4311 Jamboree Road to the project site at 1300 Bristol Street (Exhibit E of Attachment No. PC 1).

Pursuant to NBMC Chapter 20.46 (Transfer of Development Rights), the 77 unbuilt residential units may be transferred from Uptown Newport Phase 1 to the subject site if the following findings are made:
1) The reduced density/intensity on the donor site provides benefits to the City; 2) The transfer of development rights will not result in any adverse traffic impacts and would not result in greater intensity than development allowed without the transfer and the proposed uses and physical improvements would not lend themselves to conversion to higher traffic generating uses;
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3) The increased development potential transferred to the receiver site will be compatible and in scale with surrounding development and will not create abrupt changes in scale or character; and
4) The receiver site is physically suitable for the development proposed taking into consideration adjacent circulation patterns, protection of significant public views and open space, and site characteristics, including any slopes, submerged areas, and sensitive resources.

As detailed in the draft resolution (Attachment No. PC 1), staff believes these findings can be made and the transfer is consistent with NBMC Chapter 20.46.

Pursuant to Uptown Newport Development Agreement No. DA2012-003 (DA), Uptown Newport is entitled for up to 1,244 residential units developed to be built in two separate phases with a maximum of 680 units in Phase 1 and 564 units in Phase 2. Phase 1 of the development is nearing completion, with 548 units constructed, under construction, or under entitlement review. The reduction of 77 units from the Uptown Newport development will be reflected in the Phase 1 development and the remaining 55 unbuilt units in this phase will be automatically transferred to Phase 2 for future development. A letter of authorization from the Uptown Newport property owner is attached as Attachment No. PC 6.

The 77 transferred units will be subject to a park in -lieu fee and a public benefit fee pursuant to the terms and conditions of the Uptown Newport DA. The use of park in -lieu fees is subject to City Council Policy B-1 (Park Fee Policy). The use of public impact fees is subject to the discretion of City Council. The applicant is responsible for the payment of these fees upon issuance of a building permit.

Site Development Review
Residential development pursuant to the Residential Overlay of PC 11 requires a site development review, consistent with MBMC Section 20.52.080 (Site Development Review). In accordance with Section 20.52.080(F), 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) below:

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;
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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, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development.

The project implements the MU -H2 General Plan designation and the intent of the Residential Overlay of PC -11 by providing 193 new residential units to an existing major employment center (the Airport Area and Irvine Business Complex), including setting aside 24 residential units for low and very low-income households.

The proposed site plan shows the configuration of the proposed residential building, including driveways, location of open space, entrances to the parking structure, and the driveway that wraps around the building, private driveways, pedestrian ways, and locations of park and open space. The building would be six stories tall and no more than 78 feet in height including architectural elements, rooftop mechanical equipment, elevator shafts, and emergency staircase. The project's building mass and scale are similar to the nearby existing office developments in the Airport Area. The Project includes pedestrian connectivity to public sidewalks along Bristol Street and Spruce Street and pedestrian - scale landscaped areas around the apartment building.

The contemporary architectural style of the residential building would be compatible with the surrounding office buildings within the Newport Place planned community and the surrounding area as it generally exhibits contemporary architectural styles.

NBMC Section 20.40.040, Off -Street Parking Requirements, 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 386 resident parking spaces and 97 guest parking spaces for a total of 483 parking spaces.
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As provided for in Government Code Section 65915 Density Bonus Law and NBMC Section 20.32.040 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, reflects the language of Government Code Section 65915 provision of one parking space for studio and one -bedroom units and two parking spaces for units with two or more bedrooms. Parking for the project is based on application of regulatory standards for density bonus projects and under these regulatory standards, the proposed Project would be required to provide 233 parking spaces. The project as presently designed includes 346 parking spaces. The parking ratio of the proposed project would be 1.79 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.

The applicant has requested two concessions or incentive related to the mix of affordable unit types and payment of park in -lieu fees, and six waivers or reductions of development standards which are described in more detail in the Affordable Housing Implementation Plan section of this report below. The applicant contends the incentives are necessary to make the project financially feasible and that the waivers are necessary to physically accommodate the proposed construction at the project site. The City must approve the requested incentives and waivers of development standards pursuant to State Bonus Density law and the Zoning Code.

The housing included in the proposed project will help the city meet its housing production targets under the city's existing Regional Housing Needs Assessment (RHNA) target, and under the proposed Sixth Cycle RHNA target which includes both past unmet and future forecasted housing targets. The project is also consistent with the current Sustainable Communities Strategy (Connect SoCal) adopted by the Southern California Association of Governments in September 2020, which prioritizes adding housing to coastal job centers as well as higher density, mixed -income housing located near employment opportunities.

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).
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Affordable Housing Implementation Plan
The applicant has prepared a draft Affordable Housing Implementation Plan (AHIP), dated December 2, 2021 (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, 30 percent or 24 units of the project's 77 base apartment units would be set aside as affordable units to lower income households. Of the 24 affordable units provided, 12 units would be set aside for very low-income households for a minimum of 55 years, consistent with the Density Bonus Law, and 12 units would be set aside for low-income households for minimum of 30 years, consistent with the requirements of the Newport Place Planned Community.

As encouraged by the Residential Overlay, and as authorized pursuant to Government Code Section 65915-65918 (Density Bonus Law) and NBMC Chapter 20.32 (Density Bonus Code), with the 30 percent allocation for low-income households, the project is entitled to a maximum density bonus of 50 percent (39 units) above the maximum number of units allowed by the General Plan.

In addition to the 39 density bonus units, pursuant to Government Code Section 65915(d)(1), the Project is eligible to receive up to three incentives or concessions that would result in identifiable, financially sufficient, and actual cost reductions. 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 proposed project includes a request for two development incentives and a waiver of six development standards as follows:

Incentive Requests:

The applicant requests for two development incentives as follows:
1) Affordable Unit Mix - NBMC Section 20.32.070 requires affordable units in a density bonus project reflect the same range of unit types in the residential development as a whole. As illustrated in the table below, the Project provides a higher percentage of affordable studio units and fewer affordable two-bedroom units compared to the market rate units provided. Granting this incentive will result in identifiable, financially sufficient, and actual project cost reductions by reducing the long-term rental subsidy costs associated with the two-bedroom units and thereby affording additional rental income for the project ensuring financial feasibility.
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Unit Type
Total Units
Percent of
Total
Percent of
Total Units
Affordable
Total
Units
Affordable
Units
Studio
25 13%
10 42%
1 89
46%
12 50%
Bedroom
2 79
41%
2 8%
Bedroom
Total
193
100%
24 100%
2) Park In -lieu Fee Payment — General Plan 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 parklands to serve the airport area if the neighborhood park dedication is waived. In this case, the project site is too small to feasibly accommodate the park and the applicant requests a waiver of the in -lieu fee as a non- mandatory concession. This waiver of an in -lieu fee is an actual cost reduction that makes the development of the housing units financially feasible and staff supports a recommendation to the City Council to approve the fee waiver. It should be noted that the 77 units transferred from the Uptown Newport development will be subject to park in -lieu fees as required by the Uptown Newport Development Agreement and waiving this fee is not included in the applicant's incentive request. The payment of the park in -lieu fees associated with the 77 -transferred units will be used to improve nearby parks pursuant to City Council B-1 (Park Fee Policy) to help offset the project's incremental impact on park usage.

Development Standard Waiver Request:

In addition to the density bonus units and financial concessions, the Project is entitled to receive 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 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 one-half acre, whichever is greater, be provided. In this case, the project is required to provide a 0.50 -acre public park. As noted, the 1.97 -acre Project site is too small to feasibly 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.
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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 Bristol Street North and Spruce Street would substantially decrease the development of the footprint of the project. The Project is designed with 8 -foot setbacks to Spruce Street and 17 -foot setbacks to Bristol Street (18 feet to building face, 17 feet to balconies). The reduced street setbacks are necessary to provide sufficient area for the building as well as a 24 -foot wide, 2 -way driveway around the back side of the proposed building that also serves as a required fire lane. The reduced setbacks will be sufficiently deep to provide a significant landscape buffer.

3. Building height. The Newport Place Planned Community (PC -11) limits building residential building height to 55 feet from established grade. In this case, a higher building height is necessary to accommodate 193 residential units. The Project is designed with a height of 78 feet from established grade.

4. Private open space. NBMC Section 20.18.030 requires a minimum of 5 percent of the gross floor area of each unit with a minimum dimension of 6 feet to be provided as private open space. The Project as designed does not provide this minimum open space for the studio floor plan units due to their size and location within the project.

5. Residential density. General Plan Land Use Policy LU 6.15.7 requires overall residential density between 30-50 units per acre. Inclusive of the base units (77 units), density bonus units (39 units), and transferred units (77 units), the Project totals 193 dwelling units at a density of 98 units per acre.

6. Common open space. NBMC Section 20.18.030 requires a minimum of 75 square feet per unit be provided as common open space area. In this case, the requirement is 14,475 square feet (75 square feet per unit X 193 units). The Project as designed provides 9,506 square feet of common open space due to space limitations on the 1.97 -acre lot. Describe what this common area is comprised of here.

Traffic Phasing Ordinance (TPO)
NBMC Chapter 15.40 (Traffic Phasing Ordinance) requires a traffic study to be prepared prior to issuance of building permits if a proposed project generates in excess of 300 new average daily trips (ADT).

Ganddini Group Inc. has prepared a traffic study dated November 23, 2021 (Exhibit D of Attachment No. PC 1), under the supervision of the City Traffic Engineer, pursuant to the Traffic Phasing Ordinance (TPO) and its implementing guidelines. The focus of a TPO traffic study is the conditions one year after project occupancy, or five years after project approval for larger projects not expected to be complete within five years. Baseline traffic 15-420

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conditions for a TPO traffic study include previously approved projects in the City. The entire project is anticipated to be complete within a 28 -month period.

The Traffic Study provides an evaluation of morning and evening peak hours at 13 existing intersections that are located in the City and the adjoining City of Irvine. The Project is projected to generate 726 trips, 31 peak AM trips and 47 peak PM trips above the trip generation of the existing office building. When these trips are distributed to these studied intersections, the analysis concludes that there is no significant impact as the project will neither cause nor make worse an unsatisfactory level of service at any impacted primary intersection, and all intersections are forecasted to continue to operate at acceptable Levels of Service (LOS). Additionally, the Traffic Study includes vehicle miles traveled (VMT) analysis for only informational purposes. An analysis of VMT was not required as a part of the CEQA Addendum because the adopted Program Environmental Impact Report (PEIR), adopted in 2006, did not utilize VMT analysis.

Furthermore, the TPO requires findings that, based on the weight of the evidence in the administrative record, including the traffic study, the proposed project complies with the TPO. Findings related to the preparation of the traffic study are provided in the draft resolution for project approval (Attachment No. PC 1).

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 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;
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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 (Kimley-Horn) to prepare an Addendum to the PEIR. The entire Addendum and its technical appendixes are available online at the City's website at: www.newportbeachca.gov/cega . 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. 15-422

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Summary
In summary, staff believes the findings for project approval can be made, with specific conditions of approval. The proposed project is consistent with General Plan Land Use designation and its land use policies related residential developments in the Airport Area.

The Residential Overlay of the Newport Place Planned Community 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. The applicant proposes to redevelop the underperforming office development with a multiple family development with affordable rental 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.

The proposed AHIP demonstrates how the proposed project would meet the City's affordable housing requirements. The requests for concessions and development standard waivers are consistent with those allowed under density bonus state law and zoning code. The transfer of 77 unbuilt residential units from Uptown Newport Phase 1 is consistent with the requirements of NBMC Chapter 20.46. The traffic study for the proposed project has been prepared in compliance with the Traffic Phasing Ordinance.

Lastly, the prepared Addendum is the appropriate environment document for the project.

These technical reports have demonstrated that the proposed project would not result in new or increased significant impacts to the studied areas.

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 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:
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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.

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:

Chelsea Crager Jim Campbell
Associate Planner Deputy Community Development Director

ATTACHMENTS
PC 1 Draft Resolution with Findings and Conditions
PC 2 Applicant's Project Description
PC 3 Construction Management Plan
PC 4 Airport Area Conversion Factors
PC 5 Newport Place Residential Overlay
PC 6 Uptown Newport Authorization Letter
PC 7 Project Plans
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Attachment D
Planning Commission Minute Excerpts, Dated February 17, 2022 15-425

Planning Commission Regular Meeting Minutes
February 17, 2022
the plans. He further noted that the proposed plan is a compromise after staff evaluated many ways to minimize variances, considered different garage plans, the applicant's right to remodel the home within the footprint, and possible alternatives to further improve the view beyond the current design proposal. Staff supports the proposed plan.

Commissioner Rosene commented if a larger top floor setback could be utilized, with a maximum driveway slope, it would push the building down slightly while keeping the lower sections in the setback as drawn.

Commission Koetting indicated that by moving the garage towards the ocean, maintaining the height, and lowering the driveway grade, the same viewpoint exists.

Commissioner Rosene remarked that the house is shown completely outside the front setback in the applicant's Feasibility Study as opposed to a truer representation of it within a setback.

Commissioner Weigand shared a pragmatic opinion, recognized the field expertise involved in this project, past controversial variances, the opportunity for the Beard family to work with the community, potential compromises and appeals, and the role of the Commission, City Council and California Coastal Commission (CCC) in the process.

He further suggested taking a step back, his opposition to impacting the coastal view, the neighbors' displeasure with coming up on the encroachment and how it appeals from the LCP standpoint, and a better house that stands up to CCC or an appeal versus just doing the remodel. He questioned if a continuance would help working together with the community.

Commissioner Ellmore clarified the responsibilities of the Planning Commission, his perspective of the lot and applicant's effort to minimize impacts to the view, and past approved variances and his support of the project based on a special hardship.

Commissioner Koetting clarified the responsibility of the Planning Commission, referenced past properties evaluated by the Planning Commission, and his support for the project.

Chair Lowrey asked staff to display the presentation slide showing the previous variances along Ocean Boulevard, referenced variance Findings, noted that the proposed project replaces like height with like height, includes less volume, and offers a more beautiful building, acknowledged the oddity of the lots making it hard to build, and his support for the project.

Motion made by Chair Lowrey and seconded by Commissioner Ellmore to approve the project per staff's recommendation.

Substitute motion made by Commissioner Weigand to continue Item 3 and allow residents and the applicant an opportunity seek a compromise design that might prevent an appeal that will go to CCC or the City Council. The substitute motion did not receive a second.

Commissioner Koetting remarked that obstructions to the view are created by the existing planting that should be trimmed to improve views.

AYES: Lowrey, Kleiman, Klaustermeier, Rosene, Ellmore, and Koetting NOES: Weigand
RECUSED: None
ABSENT: None
ITEM NO. 4 RESIDENCES AT 1300 BRISTOL (PA2021-161)
Site Location: 1300 North Bristol Street
Summary:

The Residences at 1300 Bristol Street Project ("Project") would result in the construction of 193 apartment units atop a 346 -space parking structure. The 1.97 -acre project site is within the Residential Overlay of Newport Place Planned Community General Commercial Site 4, and is located at the northeast corner of 5 of 8
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North Bristol Street and Spruce Street in the Airport Area. The project inclues 24 units that will be made available to lower-income households. Project consideration also includes the transfer of 77 units from the the Uptown Newport Planned Community. Implementation of the proposed project would require demolition of the existing 33,292 -square -foot office building and surface parking. The project requires the approval of a traffic study pursuant to the Traffic Phasing Ordinance.

Recommended Action:

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, he 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. PC2022-003 (Attachment No. PC 1) recommending the City Council adoption of Environmental Impact Report Addendum No. ER2022-001, and approval of Major Site Development Review No. SD2021-003, Affordable Housing Implementation Plan No. AH2022.001, Traffic Study No. TS2022.001, and Transfer of Development Rights No. TD2022-001 for Residences at 1300 Bristol Street Project located at 1300 Bristol Street (PA2021-161).

Commissioner Ellmore recused himself from Item No. 4 due to a real property conflict.

Associate Planner Chelsea Crager utilized a presentation to review the project details, vicinity map, Airport Area — Mixed Use Horizontal (MU -H2) land use designation, the breakdown of 193 units, ground level floor plan, resident amenities, required applications, major site development review, the Transfer of Development Rights from the Uptown Newport Planning Community Phase I, Affordable Housing Implementation Plan (AHIP), Development Standard Waiver requests, Incentive requests by the applicant, traffic study in accordance with the Traffic Phasing Ordinance (TPO), CEQA review, proposed changes to the Conditions of Approval, the project consistency with the General Plan, City's Zoning, and State Laws, and recommended action and next steps.

In response to Chair Lowrey's question, Associate Planner Crager indicated that no additional Project parcel map will be provided to the Planning Commission as the project is apartments not condominiums.

In answer to Commissioner Koetting's inquiries, Associate Planner Crager indicated that guest parking is not individually identified on the floor plan, rent is adjusted annually by the County of Orange, the project shares the same developer as one of the Uptown Newport Planned Community projects, and 77 transferred units came from potential density at sites in Phase I of the Uptown Newport Planned Community.

In response to Commission Koetting's questions, Deputy Director Campbell indicated that the Planning Commission will not have an opportunity to review where the 77 -unit reduction came from. The units are supplied from Phase 1 of the Uptown Newport Planned Community where the projects are administratively approved.

Commissioner Rosene noted a discrepancy between the parking space minimum in the Conditions of Approval and the proposed number.

Commissioner Klaustermeier disclosed text correspondence with the applicant. Commissioner Weigand and Chair Lowrey disclosed speaking with the applicant. Vice Chair Kleiman, and Commissioners Ellmore, Koetting, and Rosene disclosed no ex -parte communications.

Chair Lowrey opened the public hearing.

Ken Picerne, President and CEO of The Picerne Group, introduced the consultants for the Project and described the Project objective to create a mixed -income plan, combining the high standards of luxury with Affordable Housing.

Amanda Tropiano, Principal of De Novo Planning Group, utilized a presentation to introduce the Project team, Project Sponsor, the commitment of the Picerne Group' to the City of Newport Beach, Picerne Group's professional 6 of 8
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history and photos of One Uptown Newport, overview of the Project including a vicinity map, existing conditions, and Project context.

Irwin Yau, Principal of TCA Architects, showed a powerpoint presentation to share the site plan, architectural strategy, and design features, clarify 34 guest parking spaces designated by the letter G, resident parking, 346 total parking spaces, more than the 233 -parking space requirement. He additionally shared the Project perspective from Bristol Street and Spruce Street, elevations, building sections, and materials.

Matt Jackson, Vice President of MJS Landscape Architecture, utilized a presentation to share the design process, lifestyle imagery, composite landscape plan, ground level, podium level, and roof deck amenities, example amenity imagery from One Uptown Newport, and plant imagery.

Ms. Tropiano utilized a presentation to share letters of support the applicant received from nearby businesses, property owners, and stakeholders, acknowledged the applicant's work to understand and accommodate the needs and concerns in the community, and summarize community benefits that address housing needs, support local business, and respect the community.

In reply to Commissioner Koetting's question, Mr. Yau clarified that Studio units do not have balconies, One - bedroom units have balconies, and Affordable Housing is offered in Studio, One -bedroom, and Two-bedroom units, the trash collection process, and ground level entry points and agreed to evaluate the doorway size in the Loading Zone and Trash Staging Area before describing the move -in elevator features.

In response to Commissioner Koetting's question, Traffic Engineer Brine clarified the purpose and function of the Spruce Street pull -off area, no parking signage, and no need for a traffic signal at Spruce Street.

In answer to Commissioner Weigand's question, Mr. Yau indicated that resident parking will be assigned, and the Project is in compliance with electric vehicle parking availability.

Jim Mosher noted the misuse of the word "imagery" and "maximum" as it relates to the building heights on handwritten page 34 fact number 3 and discrepancies with the very Low -Income Housing Density Bonus and Project Relief, Municipal Code, and Development Right Transfer Findings.

Cort Ensign noted setbacks, landscaping accommodations to hide big structures, future developers seeking the same project type, and future plans for Newport Beach.

The applicant agreed to the Conditions of Approval found within the Resolution.

In response to Commissioner Koetting's question, Deputy Director Campbell clarified that the Newport Place Planned Community Affordable Housing requirement is satisfied through the Density Bonus and facts exist to support the Findings for the Transfer of Development Rights and that, although the City's Density Bonus Ordinance is out of date, the action is compliant with State Density Bonus Law.

In reply to Commissioner Rosene's inquiries, Associate Planner Crager clarified that the applicant's proposal includes more parking spaces than what is required by the Density Bonus per State Law in the Conditions of Approval and Deputy Community Development Director Campbell noted that the substantial conformance condition is satisfactory.

In response to Commissioner Koetting's question, Mr. Yau indicated that a 20/30 plaster finish is included in the proposal.

Chair Lowrey closed the public hearing.

Commissioner Weigand noted the view opposite the Project, listed neighboring amenities within walking distance, and supported the Project.

Motion made by Commissioner Weigand and seconded by Commissioner Kleiman to approve the staff recommendation.
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AYES:

Lowrey, Kleiman, Klaustermeier, Rosene, Weigand, and Koetting NOES:

None
RECUSED:

Ellmore
ABSENT:

None
VIII. STAFF AND COMMISSIONER ITEMS
ITEM NO. 5 MOTION FOR RECONSIDERATION
None
ITEM NO. 6 REPORT BY THE COMMUNITY DEVELOPMENT DIRECTOR OR REQUEST FOR MATTERS WHICH A PLANNING COMMISSION MEMBER WOULD LIKE PLACED ON A FUTURE AGENDA.

Deputy Director Campbell reported that on February 8, 2022, the City Council approved the Housing Element and it was submitted to the State of California. The Junior Lifeguard Facility will be heard by the California Coastal Commission on March 9th, and the next Planning Commission meeting will be on March 17th. He further indicated that the Newport Crossing project has been plan checked and is awaiting permit issuance and 4400 Von Karman project is pending but is stalled due to an unresolved lawsuit, and, upon resolution, the project is expected to move forward quickly.

ITEM NO. 7 REQUESTS FOR EXCUSED ABSENCES
None
IX. ADJOURNMENT — 9:11 p.m.
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Attachment E
Planning Commission Resolution No. 2022-003
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DocuSign Envelope ID: 02EACD09-ACD7-4861-8598-030F1BC50FA9 RESOLUTION NO. PC2022-003

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY

OF NEWPORT BEACH, CALIFORNIA RECOMMENDING CITY

COUNCIL ADOPTION OF ENVIRONMENTAL IMPACT REPORT
ADDENDUM NO. ER2022-001, SITE DEVELOPMENT REVIEW
NO. SD2021-003, AFFORDABLE HOUSING IMPLEMENTATION
PLAN NO. AH2022-001, TRAFFIC STUDY NO. TS2022-001, AND
TRANSFER OF DEVELOPMENT RIGHTS NO. TD2022-001 FOR
THE RESIDENCES AT 1300 BRISTOL PROJECT LOCATED AT
1300 BRISTOL STREET (PA2021-161)

THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS:

SECTION 1. STATEMENT OF FACTS.

An application was filed by BCD Newport Beach, LLC ("Applicant"), with respect to property located at 1300 Bristol Street, and legally described in Exhibit "A" attached hereto and incorporated herein by reference ("Property").

2. The Applicant is requesting an approval for the development of 193 apartment units, including a 346 -space subterranean parking structure ("Project"). The following approvals are requested or required in order to implement the Project as proposed:
• Major Site Development Review ("SD") - 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;
Traffic Study ("TS") - A traffic study pursuant to Chapter 15.40 (Traffic Phasing Ordinance) of the NBMC;
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 50 percent increase in density. The Applicant seeks six (6) development standard waivers related to park land dedication, building setbacks, building height, private open space for each residential unit, common open space for the entire Project, and overall residential project density pursuant to Chapter 20.32 (Density Bonus) of the NBMC and Government Code Section 65915 (Density Bonus Law).

The Applicant also seeks two (2) development concessions related to the mix of affordable units and park in -lieu fee payment, pursuant to Chapter 20.32 (Density Bonus) of the NBMC and Government Code Section 65915;
• Transfer of Development Rights ("TDR") — A transfer of development rights for 77 residential dwelling units from the Uptown Newport Development located at 4311 15-431

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Jamboree Road to the subject site, pursuant to Chapter 20.46 (Transfer of Development Rights) of the NBMC; 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 MU -H2 (Mixed -Use Horizonal 2) by the City of Newport Beach General Plan ("General Plan") Land Use Element and located within the General Commercial Site 4 of Newport Place Planned Community (PC11) Zoning District.

4. The Property is not located within the coastal zone.

5. A public hearing was held on February 17, 2022 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 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.

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.

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 under CEQA. The PEIR and Initial Study/Negative Declaration are collectively referred to herein as the "PEIR".

2. 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;
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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.

3. As the Project is within the allowable residential land use and density in the General Plan and analyzed in the PEIR, an Addendum to 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.

4. 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, Utilities and Service Systems, and Wildfire.

The Addendum includes analysis of new topics that were 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.

5. 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 mitigated by applicable mitigation measures in the PEIR. In addition, there 15-433

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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.

6. 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.

7. 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.

Major Site Development Review
In accordance with Section 20.52.080(F) (Site Development Reviews — Findings and Decisions) 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 General Commercial Site 4 of the Newport Place Planned Community (PC11) with a residential overlay. The residential overlay allows for residential development consistent with the Mixed -Use Horizontal 2 (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:
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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 NBMC Section 20.30. 100 (Public View Protection).

Facts in Support of Finding:

The Property is located in the Airport Area and has a City of Newport Beach General Plan Land Use Element designation of 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. The MU -H2 designation applies to a majority of properties in the Airport Area outside the high noise levels from John Wayne Airport. The MU -H2 designation allows a maximum of 2,200 residential 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 (Density Bonus Law) and Chapter 20.32 (Density Bonus) of the NBMC are not included in the 2,200 allowance or the 50 dwelling units per acre standard.

The City of Newport Beach General Plan contains a number of policies that provide for the orderly development of the MU -H2 properties in the Airport Business 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 with ground level retail and residential uses at a sufficient scale to achieve a complete neighborhood.

2. 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 "B"):
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a. 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 193 multi -family residential units, including 24 affordable units, that can respond to market needs and diversify the City's housing stock. b. 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 NBMC Chapter 20.32 (Density Bonus) are not included in the 2,200 -unit allowance. Considering the dwelling unit sum of the previously approved projects and the proposed Project, the remaining development allocation within the Airport Area would be 353 dwelling units (exclusive of density bonus units). c. 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.
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The Property is 1.97 acres in size. The development standards of the Residential Overlay in PC11 waive the minimum lot size requirement of LU 6.15.6, with the affordable housing provision.
d. 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 40 units per acre (77 units on 1.97 acres) which is consistent with the 50 dwelling units per acre allowance. The base density does not include the 50 percent density bonus of 39 units that is allowed by the State Bonus Density law which includes 24 units set aside for affordable housing. The Project further proposed the transfer of 77 residential units from the Uptown Newport project.

Altogether, the Project has an overall density of 98 dwelling units per acre. The Project includes a request to waive Land Use Policy 6.15.7.

The Project is a for -rent apartment development with 193 apartment units. There is a mix of unit types, ranging from studios to two-bedroom units, accommodating a variety of household types and incomes. Of the 193 units, 24 units will be affordable to low- income households and 169 units will be market -rate housing. e. 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 with a density of 98 units per acre. This increase in density is requested consistent with Government Code Sections 65915- 65918 (State Density Bonus Law).
f. 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 6.15.8 First Phase Development Density above. g. 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 15-437

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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 % 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 percent 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 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 1.97 -acre parcel size that is too small to feasibly accommodate a park.

The Applicant further requests City Council provide a concession of a waiver of the in - lieu park fee payment associated with this policy as a part of the concessions allowed through the request for density bonus, consistent with Government Code Sections 65915-65918 (State Density Bonus Law) and NBMC Section 20.32.050 (Allowed Incentives). This requested incentive does not include the park in -lieu fee payments associated with the 77 residential units transferred from the Uptown Newport Phase 1 development.
h. 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 above.

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. 15-438

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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 percent of the parkland dedication requirements The Project exceeds the 8,492 -square -foot (44 square feet x 193 units) on-site recreational amenities by providing a 9,506 -square -foot podium courtyard. This outdoor recreational area includes a pool, spa, outdoor fitness area, seating, and a fire pit. In addition, the Project includes an indoor fitness center, club house, dog wash room and dog park, and roof deck.

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 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 around the building and connecting to Bristol Street and Spruce Street.

Pedestrian connections are provided to public sidewalks along Spruce Street and Bristol Street. The Project also includes a condition of approval requiring an additional 2 -foot wide easement along the Bristol Street North frontage for sidewalk purposes to accommodate a future 10 -foot wide sidewalk when directed by the Public Works Department.
k. 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.

The Project retains the curb -to -curb dimension of both Bristol Street and Spruce Street.

The Project includes a condition of approval requiring an additional 2 -foot wide easement along the Bristol Street North frontage for sidewalk purposes to accommodate a future 10 -foot wide sidewalk when directed by the Public Works Department.

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 LU 6.15.18 above.
m. 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 15-439

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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.

See finding Land Use Policy LU 6.15.18 above.
n. 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 proposed six -story apartment building is 78 feet in height and is compatible with nearby properties located in the Airport Area, with building mass and scale similar to the nearby existing office developments. The Project includes pedestrian connectivity to public sidewalks along Bristol Street and Spruce Street and pedestrian -scale landscaped areas around the apartment building.
o. 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 would be 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 project site, 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.
p. Land Use Policy LU 6.15.24 Airport Compatibility. Require that all development be constructed in conformance with the height restrictions set forth by Federal Aviation Administration (FAA), Federal Aviation Regulations (FAR) Part 77, and Caltrans Division of Aeronautics, and that residential development be located outside of the 65 dBA CNEL noise contour specified by the 1985 JWA Master Plan.
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The Project is located at 1300 Bristol Street, which is located outside the 65 dBA CNEL contour as that noise contour is mapped by the 2008 JWA Airport Environs Land Use Plan that accounts for the most recent update to the JWA Master Plan. 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.

3. The proposed six -story residential building would be 78 feet in height inclusive of architectural elements and rooftop mechanical equipment. The architecture would be high- quality and incorporate neutral colors with stone/tile, metal, and glass features. The Project's building mass is compatible with the surrounding office developments

4. The Project includes a variety of enhanced amenities such as private balconies for most of the units, an outdoor courtyard with pool and spa, a clubroom, a fitness center, a dog wash room and a dog park, and a roof deck.

5. The Project includes 346 onsite parking spaces located in a subterranean gated parking structure. Therefore, upon completion of the Project, there would be adequate onsite parking exceeding the minimum required residential standard pursuant to Density Bonus Law.

6. The Project site is generally flat and bordered by existing office buildings, storage, and developed roadways. The City's General Plan does not identify any scenic vistas or view points on or proximate to the Project site. The nearest public view point to the Project site 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 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.

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3. The Project site 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 within the 60dBA 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 has been conditioned to provide 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.

Traffic Study
In accordance with Section 15.40.030 (Standards for Approval—Findings—Exemptions) of the NBMC, the following findings and facts in support of such findings are set forth:

Finding:

A. That a traffic study for the project has been prepared in compliance with this chapter and Appendix A (NBMC Chapter 15.301,
Facts in Support of Finding:

1. A traffic study, entitled Picerne Residential (1300 Bristol Street North) Traffic Impact Analysis, prepared by Ganddini Group, Inc., dated November 23, 2021, was prepared for the Project in compliance with Municipal Code Chapter 15.40 (Traffic Phasing Ordinance and Appendix A).

2. That, based on the weight of the evidence in the administrative record, including the traffic study, one of the findings for approval in subsection (B) [NBMC Section 15.40.030(8)(1)] can be made:

Section 15.40.030(8)(1) (Findings for Approval) of the NBMC states: Construction of the project will be completed within sixty (60) months of project approval; and a. The project will neither cause nor make worse an unsatisfactory level of traffic service at any impacted primary intersection, or
b. The project including circulation improvements that the project proponent is required to make and/or fund, pursuant to a reimbursement program or otherwise, will neither cause nor make worse an unsatisfactory level of traffic service at any impacted primary intersection, or
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construct and/or fund, pursuant to a reimbursement program or otherwise, circulation improvements, or make contributions, such that:

1. The project trips will not cause or make worse an unsatisfactory level of traffic service at any impacted primary intersection for which there is a feasible improvement, and

2. The benefits resulting from circulation improvements constructed or funded by, or contributions to the preparation or implementation of a traffic mitigation study made by, the project proponent outweigh the adverse impact of project trips at any impacted primary intersection for which there is (are) no feasible improvement(s) that would, if implemented, fully satisfy the provisions of Section 15.40.030 (8)(1)(b). In balancing the adverse impacts and benefits, only the following improvements and/or contributions shall be considered with the greatest weight accorded to the improvements and/or contributions described in subparagraphs (a) and (b) below:
a. Contributions to the preparation of, and/or implementation of some or all of the recommendations in, a traffic mitigation study related to an impacted primary intersection that is initiated or approved by the City Council, b. Improvements, if any, that mitigate the impact of project trips at any impacted primary intersection for which there is (are) no feasible improvement(s) that, if implemented, would satisfy the provisions of Section 15.40.030(8)(1)(b), c. Improvements that mitigate the impacts of project trips on any impacted primary intersection in the vicinity of the project,
d. Improvements that mitigate the impacts of project trips on any impacted primary intersection operating, or projected to operate, at or above 0.80 ICU, or d. The project complies with (1)(b) upon the completion of one or more circulation improvements; and:

The time and/or funding necessary to complete the improvement(s) is (are) not roughly proportional to the impacts of project -generated trips, and

2. There is a strong likelihood the improvement(s) will be completed within forty-eight (48) months from the date the project and traffic study are considered by the Planning Commission, or City Council on review or appeal. This finding shall not be made unless, on or before the date of approval, a conceptual plan for each improvement has been prepared in sufficient detail to permit estimation of cost and funding sources for the improvement(s); the improvement(s) is (are) consistent with the circulation element or appropriate amendments have been initiated; an account has been established to receive all funds and contributions necessary to construct the improvement(s) and the improvement is identified as one to be constructed pursuant to the five year capital improvement plan and as specified in Appendix A, and 15-443

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3. The project proponent pays a fee to fund construction of the improvement(s). The fee shall be calculated by multiplying the estimated cost of the improvement(s) by a fraction. The fraction shall be calculated by dividing the "effective capacity decrease" in the impacted primary intersection attributable to project trips by the "effective capacity increase" in the impacted primary intersection that is attributable to the improvement. The terms "effective capacity increase" and "effective capacity decrease" shall be calculated in accordance with the provisions of Appendix A.

Facts in Support of Finding:

1. Based on the weight of the evidence in the administrative record, including the Traffic Study, and the conditions of approval, all of the findings for approval in Section 15.40.030(B)(1)(a) can be made in that:
a. The Project is anticipated to be complete within a 28 -month period, well within the 60 - month criteria. Therefore, the Traffic Study addresses the entire project development. b. The Traffic Study provides an evaluation of morning and evening peak hours at 13 existing intersections that are located in the City and the adjoining City of Irvine. c. The Project is projected to generate an additional 726 trips, 31 peak AM trips and 47 peak PM trips. When these trips distributed to these studied intersections, the analysis concludes that there is no significant impact as the Project will neither cause nor make worse an unsatisfactory level of service at any impacted primary intersection, and all intersections are forecasted to continue to operate at acceptable Levels of Service.

Finding:

A. That the project proponent has agreed to make or fund the improvements, or make the contributions, that are necessary to make the findings for approval and to comply with all conditions of approval.

Fact in Support of Finding:

The Project will be required for the payment of Fair Share fees in accordance with Chapter

15.32 (Underground Utilities) that will be used to fund future planned improvements to the City's circulation system. Additionally, the Project will be required to pay any applicable fees for the Major Thoroughfare and Bridge Fee Program.

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:
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Consistent with the requested 50 percent density bonus30 percent (24 units) of the Project's base units (77) would be set aside as affordable units to lower income households. Lower income households are defined as households 80 percent or less of the area median income, adjusted for family size for minimum term of 55 years for very low-income households, consistent with the Density Bonus Law and 30 years for low- income households, consistent with Residential Overlay of Newport Place Planned Community.

2. The State Density Bonus Law and the City's Density Bonus Code provide for an increase in the number of units above General Plan and zoning limits for projects that include a minimum of 30 percent of the base units affordable to low-income households earning 680 percent or less of area median income. The Project's inclusion of 24 low-income units, which is 30 percent of the base unit count of 77 units makes the Project eligible for 39 additional units. Inclusive of 77 units transferred from a 4311 Jamboree Road, the project total is 193 units.

3. In addition to the 39 density bonus units, the Project is entitled to receive up to three incentives or concessions that would result in identifiable, financially sufficient, and actual cost reductions. The Project applicant includes requests to the City Council for two development concessions: for the proposed affordable unit mix that does not meet NBMC Section 20.32.070 (Design and Distribution of Affordable Units) and for a waiver of the park in -lieu fee described in General Plan Land Use Policy LU 6.15.13. NBMC Section 20.32.070 (Design and Distribution of Affordable Units) 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 a higher percentage of affordable studio units and fewer affordable two-bedroom units compared to market rate units. Granting this incentive will result in identifiable, financially sufficient, and actual project cost reductions by reducing the long-term rental subsidy costs associated with the two-bedroom units and affording additional rental income for the project to ensure financial feasibility.

4. In addition to the density bonus units and financial concessions, the Project is entitled to receive waivers or reductions of development standards if the development standard would physically prevent the project from being built at the permitted density. In this case, the Project Applicant requests waivers of the following development standards:
a. 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 one-half acre, whichever is greater, be provided. In this case, the

1.97 -acre Project site is too small to feasibly accommodate a half -acre park. 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 Bristol Street and Spruce Street would substantially decrease the development of the footprint of the Project. The Project is designed with 8 -foot setbacks to Spruce Street and 17 -foot setbacks to Bristol Street (18 feet to building face, 17 feet to balconies).
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c. Building height. The Newport Place Planned Community (PC -11) limits building height to 55 feet from established grade. In this case, a higher building height is necessary to accommodate 193 residential units. The Project is designed with a height of 78 feet from established grade.
d. Private open space. NBMC Section 20.18.030 (Residential Zoning Districts General Development Standards) requires a minimum of 5 percent of the gross floor area of each unit to be provided as open space. The Project as designed does not provide this minimum open space for the studio floor plan units due to their size and location within the project.
e. Residential density. General Plan Land Use Policy LU 6.15.7 requires residential density between 30-50 units per acre. Inclusive of the base units (77 units), density bonus units (39 units), and transferred units (77 units), the Project totals 193 dwelling units at a density of 98 units per acre.

Common open space. NBMC Section 20.18.030 (Residential Zoning Districts General Developments Standards) requires a minimum of 75 square feet per unit be provided as common open space area. In this case, the requirement is 14,475 square feet (75 square feet per unit x 193 units). The Project as designed provides 9,506 square feet of common open space due to space limitations on the 1.97 -acre lot.

Transfer of Development Rights
In accordance with Section 20.46.050 (Findings) of the NBMC, the following findings and facts in support of such findings are set forth:

Finding:

A. The reduced density/intensity on the donor site provides benefits to the City.

Fact in Support of Finding:

Uptown Newport is entitled for up to 1,244 residential units developed in two phases with a maximum of 680 units in Phase 1 and 564 units in Phase 2. Phase 1 of the development is nearing completion, with 548 units constructed, under construction, or submitted for entitlement review. The reduction of 77 units from the Uptown Newport development will more accurately reflect the Phase 1 development and result in a more efficient use of land to be developed in Phase 2.

Finding:

B. The transfer of development rights will not result in any adverse traffic impacts and would not result in greater intensity than development allowed without the transfer and the proposed uses and physical improvements would not lend themselves to conversion to higher traffic generating uses.
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Fact in Support of Finding:

See facts in support of findings for Traffic Study, above.

Finding:

C. The increased development potential transferred to the receiver site will be compatible and in scale with surrounding development and will not create abrupt changes in scale or character.

Facts in Support of Finding:

See facts in Support of Findings B and C for Major Site Development Review, above.

Finding:

D. The receiver site is physically suitable for the development proposed taking into consideration adjacent circulation patterns, protection of significant public views and open space, and site characteristics, including any slopes, submerged areas, and sensitive resources.

Facts in Support of Finding:

1. See Facts in Support of Finding B for Major Site Development Review, above.

2. The 77 -transferred units will be subject to the payment of park in -lieu fee and a public benefit fee, pursuant to the terms and conditions of the Uptown Newport DA. The use of park in -lieu fees is subject to City Council Policy B-1 (Park Fee Policy). The use of public impact fees is subject to the discretion of City Council. The applicant is responsible for the payment of these fees upon issuance of a building permit.

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 No. ER2022-001 to the 2006 General Plan Update (SCH2006011119), as depicted in Exhibit "B" which is attached hereto and incorporated by reference;
b. Approve Affordable Housing Implementation Plan No. AH2022-001, including requested development standard waivers related to park land dedication, building setbacks, building height, private open space for the studio -size rental units, common open space for the entire Project, and overall residential project density, and development concessions related to the mix of affordable units and park in -lieu 15-447

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fee payment, as depicted in Exhibit "C" which is attached hereto and incorporated by reference,
C. Approve Traffic Study No. TS2022-001, as depicted in Exhibit D, with conditions of approval as depicted in Exhibit "D" which is attached hereto and incorporated by reference,
d. Approve Transfer of Development Rights No. TD2022-001, as depicted in Exhibit "E" which is attached hereto and incorporated by reference; and e. Approve Major Site Development Review No. SD2021-003, with conditions of approval as depicted in Exhibit "F" which is attached hereto and incorporated by reference.

PASSED, APPROVED, AND ADOPTED THIS 17 DAY OF FEBRUARY, 2022.

AYES: Klaustermeier, Kleiman, Koetting, Lowrey, Rosene, and Weigand NOES: None
RECUSED: Ellmore
ABSENT: None
BY: (m- fit., (Ow"
Lee Lowrey, Chairman
BY:

Seimone Jurjis, x Icio Secretary
Attachment(s): Exhibit A — Legal Description
Exhibit B — Addendum to the 2006 General Plan Update
(SCH NO. 2006011119)
Exhibit C —Affordable Housing Implementation Plan
Exhibit D — Traffic Study
Exhibit E — Transfer of Development Rights
Exhibit F — Conditions of Approval
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1 *:/:1111 iTi_VA

LEGAL DESCRIPTION
PARCEL 2, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 49, PAGE 18 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
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I*:/:1111 Ell
ADDENDUM TO THE 2006 GENERAL PLAN UPDATE (SCH NO. 2006011119) Available separately due to bulk at:
www.newportbeachca.gov/cega
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EXHIBIT "C"

AFFORDABLE HOUSING IMPLEMENTATION PLAN
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I*:/:1111MIN

TRAFFIC STUDY
Available separately due to bulk at:
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IWN: 1131MdA
TRANSFER OF DEVELOPMENT RIGHTS: A TRANSFER OF 77 UNBUILT RESIDENTIAL UNITS FROM UPTOWN NEWPORT PHASE 1 DEVELOPMENT (4311 JAMBOREE) TO SUBJECT SITE (1300 BRISTOL NORTH STREET)
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CONDITIONS OF APPROVAL
(Project -specific conditions are in italics)
Planning Division
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. Site Development Review No. SD2021-003, Affordable Housing Implementation Plan No. AH2022-001, Traffic Study No. TS2022-001, and Transfer of Development Rights No. TD2022-001 shall expire unless exercised within twenty-four (24) months from the date of approval as specified in Section 20.54.060 of the Newport Beach Municipal Code ("NBMC'), unless an extension is otherwise granted.

4. The proposed residential development shall consist of 193 apartment units, inclusive of 77 base units, 77 transferred units, and 39 density bonus units.

5. A minimum of 233 on-site parking spaces shall be provided for residents and guest parking to be located within the residential parking structure.

6. A minimum of 12 apartment units shall be made affordable to very -low-income households and 12 apartment units shall made affordable to low-income households consistent with the approved Residences at 1300 Bristol Street Affordable Housing Implementation Plan (AH2022-001) dated January 7, 2022.

7. 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.

8. On-site recreational amenities: private balconies, a clubroom, a fitness center, podium courtyard, a roof terrace, a dog wash room and dog park, leasing lounge and business center as illustrated on the approved plans shall be provided and maintained for the duration of the Project.

9. Maximum building height of the residential structure shall be 78 feet, inclusive of architectural features and mechanical equipment.

10. The residential parking garage shall have the following features:
a. A safe, secure and well lighted and signed pedestrian paths for all users. 15-454

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b. Adequate and uniform lighting throughout each parking level. c. Panic alarms and two-way communication systems in prominent locations on each parking level.

11. 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.

12. 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.

13. 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.

14. Prior to the issuance of a building permit, the Applicant shall pay applicable school fees for the Project.

15. 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.

16. Prior to the issuance of a building permit, the Applicant shall pay applicable park in lieu fee for the 77 transferred units from Uptown Newport Planned Community, in accordance with Uptown Newport Development Agreement No. DA2012-003.

17. Prior to the issuance of a building permit, the Applicant shall pay applicable public benefit fee for the 77 transferred units from Uptown Newport Planned Community, in accordance with Uptown Newport Development Agreement No. DA2012-003.

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.

19. The property management company shall distribute a written disclosure statement prior to lease or rental 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 15-455

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the existing environment and potential impacts based upon the allowed uses in the zoning district and proximity to airport. Each and every lessee or renter 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. 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.

21. 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.

22. 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.

23. 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.

24. 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.

25. 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.
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26. 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.

27. 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.

28. 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.

29. All noise generated by the proposed use shall comply with the provisions of Chapter

10.26 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:

30. 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.

31. Construction activities shall comply with Section 10.28.040 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.

32. 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.

33. 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. 15-457
Between the hours of 7:OOAM
and 10:OOPM
Between the hours of
10:OOPM and 7:OOAM
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

30. 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.

31. Construction activities shall comply with Section 10.28.040 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.

32. 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.

33. 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. 15-457

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34. 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).

35. 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 1300 Bristol Street including, but not limited to, Site Development Review No. SD2021-003, Affordable Housing Implementation Plan No.

AH2022-001, Traffic Study No. TS2022-001, and Addendum to the 2006 General Plan Update Program Environmental Impact Reports No. ER2022-001 (PA2021-161). 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

36. Two fire hydrants shall be provided on-site to serve the Project. The precise location of the proposed fire hydrants shall be approved by the Fire Marshal.

37. 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.

38. Prior to the building permit issuance, a fire master plan shall be submitted and approved by the Fire Marshall.

39. 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.

40. One elevator shall be gurney sized and equipped as a medical emergency elevator as CBC Section 3002.
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41. Emergency responder radio coverage shall be required to comply with NBFD Guideline D.05 "Public Safety Radio Coverage" and CFC Section 510.

42. Emergency power and Standby Power System shall be required as per CFC Section 604.2.14.

43. An automatic sprinkler system shall be installed in accordance with CFC Section 903.2 amendment shall be provided throughout all buildings.

44. A standpipe system shall be required and installed as per CFC Section 905.3.1.

45. Fire Alarm system shall be provided as per CFC Section 907.2.9.

Building Division

46. 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.

47. 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
• 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
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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.

48. Prior to the issuance of a aradina Dermit. 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.

49. 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.

50. 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.

51. Prior to the building plan check submittal, the Applicant shall submit the Project for Building Code Preliminary Review.

52. The residential dwelling units and their common use areas shall comply with Housing Accessibility per Chapter I IA.

53. The nonresidential portion of the development shall comply with the public accommodation requirements per Chapter 11 B.

Public Works Department

54. All improvements shall be constructed as required by Ordinance and the Public Works Department.

55. An encroachment permit shall be required for all work activities within the public right- of-way.
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56. The final Construction Management Plan (CMP) shall be reviewed and approved by the Community Development Director and City Traffic Engineer prior to building permit issuance.

57. 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.

58. Parking layout shall comply with the City Parking Lot standard STD -805. Dead-end drive aisle in public areas and or unassigned parking area shall provide a dedicated turnaround space and minimum 5 -foot drive aisle extension.

59. The Applicant shall reconstruct all existing broken and/or otherwise damaged concrete curb, gutter and sidewalk along the Spruce Avenue and Bristol Street North frontages per City Standard.

60. The Applicant shall construct an 8 -foot wide sidewalk along the Bristol Street North project frontage.

61. The Applicant shall provide an additional 2 -foot wide easement along the Bristol Street North frontage for sidewalk purposes to accommodate a future 10 -foot wide sidewalk.

The Applicant shall construct a 10 -foot wide sidewalk along the Bristol Street North project frontage when other development in the area occurs and/or future pedestrian volumes/usage increase, as directed by the Public Works Department.

62. All delivery and moving vehicles 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.

63. The proposed driveways shall be constructed per City Standard STD -161. The radius for the Bristol Street North driveway shall be 20 -foot minimum and the radius for the Spruce Street driveway shall be 15 -foot minimum.

64. All on-site fire hydrants shall be privately owned and maintained.

65. All on-site Project drainage shall comply with the latest City Water Quality requirements. 15-461

Attachment F
Project Description
15-462

1300 Bristol Street Project
Project Description
The 1300 Bristol Street apartment project is a proposed development of 193 apartment units, of which 169 units are market rate and 24 units are affordable to low-income households. The project's density assumes a 50% density bonus (i.e., 39 units) on top of the base density (i.e., 77 units) in exchange for providing the necessary affordable housing. Additionally, the project contemplates transferring 77 units in from the approved Uptown Newport Master plan through the TDR (Transfer of Development Rights) process contemplated in Chapter 20.46 of the Newport Beach Municipal Code.

The proposed project is located on a 1.97 -acre site at the North-East corner of Bristol Street N and Spruce Avenue. The current use is a 33,292 s.£ two-story office complex with surface parking behind.

The proposed project is a 6 story podium building with 5 levels of residential apartment (type III) over 1 level on -grade parking garage and 2 levels of sub-terranean parking (type I). The project will have units consisting of Studios, One -Bedrooms and Two-bedroom units ranging in size from approximately 515 s.f. to 1300 s.f.

A leasing office, mailroom, and business center will be on the ground level on the corner of Bristol and Spruce. Vehicular access to the building will be from a driveway on Bristol and second driveway on Spruce. A two-way vehicular and fire circulation lane is also provided around the site.

Government Code Sec. 65915(e)(1) provides that a city or county may not apply any development standard (including height limits) that will have the effect of physically precluding the construction of a density bonus project at the density permitted under the density bonus statute. For the proposed project, the applicant is requesting the following development waivers consistent with Government Code Sec. 65915(e)(1):

1. General Plan Park Dedication Requirement: Pursuant to General Plan Policy LU 16-

15.13, a public park equal to 8 percent of the gross land area of the total development, or a minimum one -half -acre, whichever is greater, shall be provided. This requirement would mandate a one -half -acre park on the 1.97 acre project site. The General Plan allows a waiver of its park dedication requirement 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. Here, the 1.97 acre project site is too small to feasibly accommodate a half -acre park. The applicant therefore requests a waiver of the General Plan Policy LU 16-15.13 public park dedication requirement.

2. PC 11 Development Standards Deviation (30 -foot Setback): PC 11 development standards require street setbacks of 30 feet from the property line. This requirement is also noted in the Covenant and Agreement Regarding Maintenance of Yards for an Oversized 087646\13897399v1
15-463

Building in Favor of the City of Newport Beach recorded on May 16, 1977. A 30 -foot setback would substantially reduce the project's development footprint, making it infeasible to support the proposed 193 units. The applicant therefore requests a waiver of the PC 11 30 -foot setbacks as follows: (1) Spruce Avenue — 8 feet to the building and balconies; and (2) Bristol Street — 18 feet to the building and 17 feet to balconies.

3. PC 11 Development Standards Deviation (Building Height): PC -11 development standards limit building heights to 55 feet. Given the constraints imposed by the street setbacks, the perimeter road, and the utilities required to serve the project site, the 193 -unit project would be infeasible with the 55 feet building height limit. Therefore, the applicant is requesting a waiver for building height limitations. The proposed building height is 78 feet.

4. Newport Beach Municipal Code Private Open Space: Newport Beach Municipal Code Section 20.18.030 (Table 2-3) requires a minimum of 5% of the gross floor area of each unit to be set aside as private open space with a minimum dimension of 6 feet. The project's studio units are unable to achieve these minimum private open space standards given their size and location. Therefore the applicant is requesting a waiver from this private open space requirement.

5. General Plan Land Use Policy 6.15.7: General Plan Land Use Policy 6.15.7 (Overall Density and Housing Type) requires a density of 30-50 units per acre in the Airport Area, including the Project site. The Project proposes 77 "base" units at a density of 40 du/ac based on a 1.97 net acre Project site, which is consistent with Policy 6.15.7. The Project also proposes (1) a 50 Percent Density Bonus (i.e., 39 additional units) in exchange for its provision of 24 low-income affordable units, which is consistent with Government Code Section 65915 (as amended by Assembly Bill 2345) and Chapter 20.32 of the Municipal Code; and (2) a TDR from the approved Uptown Newport Project (77 units), consistent with Municipal Code Section 20.46. In light of the above-described density bonus and transfer of development rights, a waiver from Policy 6.15.7 has been requested in order to allow a density of 98 du/ac.

6. Newport Beach Municipal Code Sidewalk Width: The Newport Beach Municipal Code requires a minimum sidewalk width of 10 feet on Bristol Street. Adhering to the 10 foot minimum standard would reduce the project's development footprint, making it infeasible to support the proposed 193 units when combined with the constraints imposed by the street setbacks, the perimeter road, and the utilities required to serve the project site. Consistent with that, development waiver #2, above, requests a waiver from the PC 11 Development standard street setbacks of 30 feet from the property line. Here, the applicant requests an additional waiver that would allow for a 8' sidewalk width along Bristol Street.

7. Newport Beach Municipal Code Common Open Space: Newport Beach Municipal Code Section 20.18.030 (Table 2-3) requires a minimum of 75 square feet/unit (14,475 sf total) to be designated as common open space. The applicant requests a waiver to reduce the 75 square feet/unit (14,475 sf total) requirement to approximately 49 square feet/unit (9,506 sf total, or 4,969 sf less than the City requirement). This waiver is necessary in 087646\13897399v1
15-464

order to accommodate the project's proposed density given the constraints imposed by the street setbacks, the perimeter road, and the utilities required to serve the project site.

In addition, the applicant requests density bonus concessions/incentives under Newport Beach Municipal Code Section 20.32.050 in order to: (1) provide a range of affordable unit sizes that does not proportionally reflect the range of unit sizes provided in the project as a whole, as would be required by Newport Beach Municipal Code Section 20.32.070.A; and (2) waive payment of a park in lieu fee under General Plan Policy LU 16-15.13. Consistent with Newport Beach Municipal Code Section 20.32.050, these concessions/incentives (1) are necessary in order to make the housing units economically feasible; (2) would not have a specific adverse impact (as defined in Government Code Section 65589.5(d)(2)) upon public health and safety or the physical environment, or on any real property listed in the California Register of Historical Resources; and (3) would not be contrary to State or Federal law. Specifically, by reducing both the long-term rental subsidy costs associated with larger unit sizes and the project's development fees, the requested concessions/incentives would result in identifiable, financially sufficient, and actual project cost reductions thereby ensuring the project's financial feasibility. 087646\13897399v1
15-465

Attachment G
Project Plans
15-466

1300 BRISTOL ST

SITE DEVELOPMENT REVIEW
JANUARY 07, 2022
TPG (KCN) ACQUISITION LLC 115k Ro 11TAI T

L A N D S C A P E

A R C H I T E C T S ARCHITECTURE
'.A

PROJECT DESCRIPTION
The proposed project site is located on a 1.97 acre site at the North-East corner of Bristol St N and Spruce Ave in Newport Beach, California. The current land -use is a 2 story office complex with surface parking behind.

The project is a 6 story 193 unit podium building, with 5 levels of residential apartment (type III) over 1 level on -grade parking garage and 2 levels of sub-terranean parking (type 1). The project will have units consisting of Studios, One -Bedrooms and Two- bedroom units ranging from 515 s.f. to 1300 s.f.

A leasing office, mail room, and business center will be on the ground level on the corner of Bristol and Spruce. Vehicular access to the building will be from a driveway on Bristol and second driveway on Spruce. A two-way drive aisle is provided around the site.

The Project's design approach is intended to be reflective of the surrounding office context. Its contemporary forms complement the existing office buildings to create a building that is respectful of the current condition while creating a distinctly unique identity. The Project corners are enhanced with rich materials to bring attention and articulate the prominent areas of the Project. The approach to the building site orientation was done to create a sheltered refuge in the greater business development by turning the courtyards inward away from the busy roadways of Spruce Ave and Bristol Street.

The project enhances the existing pedestrian connections by providing lush landscaping along the public right-of-way. The Project will promote walkability given its proximity to the surrounding office -uses. It is anticipated that some of the surrounding office users will choose to live in the development and therefore be able to walk to work.

The Project will comply with the Cal -Green building code and utilize the following sustainable features:
• Low flow plumbing fixtures
• Moisture based irrigation controller
• Stormwater infiltration
• EV ready parking stalls
• Low -E glazing
• Low VOC paint & coatings
• LED light fixtures
• Low VOC emitting finished (carpet, resilient flooring, wood) • Building PV ready
• Energy Star appliances and bathroom fixtures

BRISTOL

NEWPORT BEACH, CALIFORNIA
TCA # 2021-009

PICERNEGROUP

PROJECT TEAM
DEVELOPER:

The Picerne Group
,= 5000 Birch St. East Tower, Suite 600 P: 949.267.1573 Newport Beach, CA 92660 www.thepicernegroup.com
PICERNEGROUP Contact: Dan Matula [email protected] ARCHITECT:

LANDSCAPE ARCHITECT-
TCA Architects

COVER SHEET
T9X 19782 MacArthur Blvd., Suite 300
P: 949.862.0270
Irvine, CA 92612
P: 949.862.0289
Contact: Irwin Yau
wwwtca-arch.com

A RC R I T E C TS
[email protected]

SITE DEVELOPMENT REVIEW
JANUARY 07. 2022

LANDSCAPE ARCHITECT-
A-0.1ARCHITECTURAL

COVER SHEET
MJSLandscape Architecture
GENERAL:

G-0.1
507
507 30th Street
P: 949.675.9964

PROJECT SUMMARIES
Newport Beach, CA 92663
www.mjs-la.com
AR

ARCHITECTURE
Contact: Matt Jackson
[email protected]
LEVEL 4 - FLOOR PLAN
CIVIL ENGINEER:

LEVEL 5 - FLOOR PLAN
A-1.8
TAIT & Associates, Inc.

A-1.9

CONCEPTUAL ROOF PLAN
801 N Parkcenter Drive
P: 714.560.8643
TA I T
Santa Ana, CA 92705
P: 562.547.0705

EAST ELEVATIONS
Contact: David Sloan, PE
www.tait.com
A-3.1

BUILDING SECTIONS
[email protected]

SITE DEVELOPMENT REVIEW
JANUARY 07. 2022
LANDSCAPE:

L.1 COMPOSITE LANDSCAPE PLAN
L.2 GROUND LEVEL LANDSCAPE PLAN
L.3 PODIUM LEVEL ENLARGEMENT

LA ROOF DECK LEVEL ENLARGEMENT
L.5 LIFESTYE IMAGERY
L.6 PLANT IMAGERY
L.7 TREE PLAN
L.8 HYDROZONE PLAN
CIVIL:

C1.01
INDEX
A-0.1ARCHITECTURAL

COVER SHEET
A-1.1
GENERAL:

G-0.1

PROJECT INDEX
G-0.2

PROJECT SUMMARIES
G-0.3

PROJECT PERSPECTIVE -VIEW FROM BRISTOL
G-0.4

PROJECT PERSPECTIVE -VIEW FROM SPRUCE
LANDSCAPE:

L.1 COMPOSITE LANDSCAPE PLAN
L.2 GROUND LEVEL LANDSCAPE PLAN
L.3 PODIUM LEVEL ENLARGEMENT

LA ROOF DECK LEVEL ENLARGEMENT
L.5 LIFESTYE IMAGERY
L.6 PLANT IMAGERY
L.7 TREE PLAN
L.8 HYDROZONE PLAN
CIVIL:

C1.01
ARCHITECTURE:

A-0.1ARCHITECTURAL

SITE PLAN
A-1.1
LEVEL B2 - BASEMENT FLOOR PLAN
A-1.2
LEVEL 61 - BASEMENT FLOOR PLAN
A-1.3
LEVEL 1 - GROUND FLOOR PLAN
A-1.4
LEVEL 2 - PODIUM FLOOR PLAN
A-1.5
LEVEL 3 - FLOOR PLAN
A-1.6
LEVEL 4 - FLOOR PLAN
A-1.7
LEVEL 5 - FLOOR PLAN
A-1.8
LEVEL 6 - FLOOR PLAN
A-1.9

CONCEPTUAL ROOF PLAN
A-2.1

WEST ELEVATION
A-2.2

NORTH ELEVATION
A-2.3

EAST ELEVATIONS
A-2.4

SOUTH ELEVATION
A-3.1

BUILDING SECTIONS
A-4.1

MATERIALS
A-4.2

ALLOWABLE AREAS
A-4.3

HEIGHTANALYSIS
A-4.4

COMMON OPEN SPACE AND AMENITY ARES
A-4.5

PRIVATE OPEN SPACE EXHIBIT
LANDSCAPE:

L.1 COMPOSITE LANDSCAPE PLAN
L.2 GROUND LEVEL LANDSCAPE PLAN
L.3 PODIUM LEVEL ENLARGEMENT

LA ROOF DECK LEVEL ENLARGEMENT
L.5 LIFESTYE IMAGERY
L.6 PLANT IMAGERY
L.7 TREE PLAN
L.8 HYDROZONE PLAN
CIVIL:

C1.01

TITLE SHEET
C2.01EXISTING

CONDITION
C3.01

CONCEPTUAL GRADING PLAN
C4.01

CONCEPTUAL UTILITY PLAN
C5.01

CONCEPTUAL WQMP PLOT PLAN
FIRE:

F-1 CONCEPTUAL FIRE ACCESS EXHIBIT

PROJECT INDEX
= 5-468

PROJECT DATA
PROJECT ADDRESS:
1300 BRISTOL ST
PARCEL NUMBER:
427-342-01
ZONING:

PC -11
EXISTING LAND USE:

Office, surface parking
PROPOSED LAND USE:

Multi -story Residential
GOVERNING CODES:
2019 CBC, 2019 CRC, 2019 CA Mechanical Code, 2019
CA Plumbing Code, 2019 CA Electrical Code, 2019 CA
Energy Code, 2019 CALGreen,
City of Newport Beach Municipal Code,
TYPES OF CONSTRUCTION:

Type III -A Residential, Residential Amenities
Type I -B Parking Garage
NFPA-13 fire sprinkler system throughout.

OCCUPANCY CLASSIFICATION:

R-2 Residential Units
B Leasing
A-3 Residential Amenities
S-2 Garage (Mechanically Ventilated), Storage
SITE AREA: 85,813 SF

1.97 ac
BUILDING AREAS:

Bristol Street:

Total Building Area
393,940 SF
Garage Area
153,479 SF
Net rentable
176,695 SF
ALLOWED DENSITY: (PER PC -11)
25 89
79 Max Density
50 du/ac
Residential 312
Guest 41
99 units
PROPOSED DENSITY:
233
Proposed Density
98 du/ac
Roof Deck
193 units
BUILDING HEIGHT LIMITATION: (PER PC -11)
TOTAL 9,083 SF
Height Limit:
55'-0"

PROPOSED BUILDING HEIGHT
PROPOSED:
78'-0"
6 -STORIES
REQUIRED SETBACKS: (PER PC -11)
Street: 30'-0"
Interior: 10'-0"
PROPOSED SETBACKS:

Bristol Street:
18'-0" to bldg / 17'-0" to balcony
Spruce Ave:
8'-0"
Side yard:
10'-0"
Rear yard:
10'-0"
1300 BRISTOL

NEWPORT BEACH, CALIFORNIA
TCA # 2021-009

UNIT SUMMARY

PARKING SUMMARY

REQUIRED PARKING
Unit Type
# of Stalls
Ratio Total
Unit Type
# Units
Ratio
Total
Studio
1 -Bedroom
2 -Bedrooms
25 89
79 1.0

1.0 1.5
25 89
118.5
Residential 312
Guest 41
193

31.2 4
233
Fitness
2,267 SF
Roof Deck
750 SF
1 -HOUR
TOTAL 9,083 SF
3 -HOURS
17 695
14,334

PARKING SUMMARY

REQUIRED PARKING
Unit Type
# of Stalls
Ratio Total
Unit Type
# Units
Ratio
Total
Studio
1 -Bedroom
2 -Bedrooms
25 89
79 1.0

1.0 1.5
25 89
118.5
Residential 312
Guest 41
193

31.2 4
233
*Required parking per affordable parking ratios

REQUIRED ACCESSIBLE PARKING (PART OF REQUIRED PARKING SPACES) Unit Type
# of Stalls
Ratio Total
Assigned
Unassigned
312
34 0.02

0.05 6
2 346 8
1 accessible van stall required for residential parking* #of Stalls
RatioTotal
1,653 SF
Residential 312
Guest 41

0.10 0.10

31.2 4
IUTAL 3S

BUILDING GROSS AREAS
Leasing/Mail/Business Center - Type 1 5,210 SF
Residential 229,748 SF
Garage (Level 1) 46,755 SF
Basement (Level 61 &B2) 106,724 SF
Amenity - Typel I I 5,503 SF
TOTAL 393,940 SF

AMENITY AREAS

REQUIRED
LEVEL
44 SF/UNIT x
193 UNITS 8,492 SF

PROVIDED
Total
*Leasing Lounge
1,010 SF
Business Center
1,730 SF
Clubroom
1,653 SF
Dog Spa
574 SF
Dog Park
1,099 SF
Fitness
2,267 SF
Roof Deck
750 SF
1 -HOUR
TOTAL 9,083 SF
-Leasing Lounge area excivaes orrice space.

COMMON OPEN SPACE

REQUIRED
75 SF/UNIT x 193 UNITS 14,475 SF

PROVIDED
Podium Courtyard 9,506 SF
TOTAL 9,5065F

PROVIDED PARKING
LEVEL
Resident
ADA EV
Guest ADA Guest EV Guest
Total
Basement 2
Basement 1
Leven
119
112
43 0 12
4 12
2 8
0 0 0
0 0 0
28 2 4
131
128
87 TOTAL
274
6 32
1 28 2 4
346

1.79 RATIO
312
1 34
Total Resident*
I Total Guest
TCA
- ITE°T` PICERNEGROUP

SITE DEVELOPMENT REVIEW
JANUARY 07. 2022

CODE ANALYSIS
CONSTRUCTION TYPE:

GARAGE:

OCCUPANCY TYPE:

CONSTRUCTION TYPE:

I -B
OCCUPANCY TYPE:

S-2
PRIMARY STRUCTURAL FRAME:
2 -HOURS
BEARING WALLS:
2 -HOURS
NON-BEARING WALLS:

NON -RATED
FLOOR CONSTRUCTION:
2 -HOURS
ROOF CONSTRUCTION:
1 -HOUR
EXTERIOR WALL AGAINST APT:
2 -HOURS

APARTMENTS AND RESIDENTIAL AMENITIES
CONSTRUCTION TYPE:

III -A
OCCUPANCY TYPE:

R-2

B (LEASING/AMENITIES)
A-3 (CLUB ROOM)
PRIMARY STRUCTURAL FRAME:
1 -HOUR
BEARING WALLS (EXTERIOR):
2 -HOURS
BEARING WALLS (INTERIOR):
1 -HOUR
NON-BEARING WALLS (INTERIOR):

NON -RATED
FLOOR CONSTRUCTION:
1 -HOUR
ROOF CONSTRUCTION:
1 -HOUR
FIRE WALLS:
3 -HOURS

PROJECT SUMMARIES
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NEWPORT BEACH, CALIFORNIA
TCA # 2021-009
T�""I"SITE DEVELOPMENT REVIEW
JANUARY 07, 2022
°R°.ITE°T` PICERNEGROUP

BRISTOL ST
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JANUARY 07, 2022
°R°.ITE°T` PICERNEGROUP

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1300 BRISTOL

NEWPORT BEACH, CALIFORNIA
TCA # 2021-009
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JANUARY 07, 2022
ITE°T` PICERNEGROUP

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JANUARY 07, 2022
ITE°T` PICERNEGROUP

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1300 BRISTOL

NEWPORT BEACH, CALIFORNIA
TCA # 2021-009
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JANUARY 07, 2022
ITE°T` PICERNEGROUP

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1300 BRISTOL

NEWPORT BEACH, CALIFORNIA
TCA # 2021-009
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°.°.ITE°T` PICERNEGROUP

SITE DEVELOPMENT REVIEW
JANUARY 07. 2022

BRISTOL ST

PARKING STALL SIZES
UNITS

LOBBY / LEASING / AMENITY

MARKING LEGEND
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g' 0" ,8'4.,_

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LOBBY / LEASING / AMENITY
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UNIT BALCONY

CORRIDOR

PARKING
■
BOH
5-475

1300 BRISTOL

NEWPORT BEACH, CALIFORNIA
TCA # 2021-009
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SITE DEVELOPMENT REVIEW
JANUARY 07, 2022
°.°.ITE°T` PICERNEGROUP
ol ' 40' 80' O LEVEL 2 - PODIUM FLOOR PLAN
KEY
UNITS

LOBBY/ LEASING / AMENITY
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CORRIDOR

PARKING
■
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1300 BRISTOL

NEWPORT BEACH, CALIFORNIA
TCA # 2021-009
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SITE DEVELOPMENT REVIEW
T�\JANUARY 07, 2022
°.°.ITE°T` PICERNEGROUP
0' 20' 40' 80' O
mmmmm6mmm
'TRACK
LEVEL 3 - FLOOR PLAN
KEY
UNITS

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■
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PARKING
■
BOH
5-477

1300 BRISTOL

NEWPORT BEACH, CALIFORNIA
TCA # 2021-009
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SITE DEVELOPMENT REVIEW
T�\JANUARY 07, 2022
°.°.ITE°T` PICERNEGROUP
0' 20' 40' 80' O
mmmmm6mmm
LEVEL 4 - FLOOR PLAN
KEY
UNITS
d

LOBBY / LEASING / AMENITY
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UNIT BALCONY

CORRIDOR

PARKING
■
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1300 BRISTOL

NEWPORT BEACH, CALIFORNIA
TCA # 2021-009
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SITE DEVELOPMENT REVIEW
T�\JANUARY 07, 2022
°.°.ITE°T` PICERNEGROUP
0' 20' 40' 80' O
mmmmm6mmm
'TRACK
LEVEL 5 - FLOOR PLAN
KEY
UNITS

LOBBY/ LEASING/ AMENITY
■
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UNIT BALCONY

CORRIDOR

PARKING
■
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1300 BRISTOL

NEWPORT BEACH, CALIFORNIA
TCA # 2021-009
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SITE DEVELOPMENT REVIEW
T�\JANUARY 07, 2022
°.°.ITE°T` PICERNEGROUP
0' 20' 40' 80' O
mmmmm6mmm
'TRACK
LEVEL 6 - FLOOR PLAN
KEY
UNITS

LOBBY/ LEASING/ AMENITY
■
RESIDENTIAL VERT. CIRC.

UNIT BALCONY

CORRIDOR

PARKING
■
BOH
5-480

1300 BRISTOL

NEWPORT BEACH, CALIFORNIA
TCA # 2021-009
oo
M8'-0'

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SITE DEVELOPMENT REVIEW
JANUARY 07. 2022

LOW ROOF
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1300 BRISTOL

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TCA # 2021-009
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SITE DEVELOPMENT REVIEW
T�\---ww000' JANUARY 07, 2022
°.`.IT.`T` PICERNEGROUP
MATERIAL LEGEND:

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ST -1: TILE VENEER OR SIM.

SF -1: STOREFRONT
W-1: VINYL WINDOW
A-1: METAL AWNING
_ R-1: METAL RAILING
2) VIEW FROM BRISTOL STREET G-1: GARAGE LOUVERED OPENING SN -1: SIGN LOCATION
0' 16' 32' 64'
1)WEST ELEVATION

WEST ELEVATION
5-482

Mon Emil
11 11 IVI IIT 111MIF Ua 11 ■ 01� 1111 riT1 1 �! 111 1111 -11 11 11 11 _iii nl_ 1� II I�� _!II.11 0711
11 ! 111 1111 pori l:
_ 11 11 11 ITi7 11 III I1 �� III. III �� 1� IIII
11 11 11 ITi7 I 11 _i� ��I.11 11 i1�' �Ii_ 1�1 ITI 11 ! 111 11 1 v vII mI m
1300 BRISTOL SITE DEVELOPMENT REVIEW
NEWPORT BEACH, CALIFORNIA JANUARY 07, 2022
TCA # 2021-009 TCA
°.`.IT.`T` PICERNEGROUP
2) VIEW FROM SPRUCE AVE.

MATERIAL LEGEND:

S-1: STUCCO - 20/30, VARIOUS COLORS
ST -1: TILE VENEER OR SIM.

SF -1: STOREFRONT
W-1: VINYL WINDOW
A-1: METAL AWNING
R-1: METAL RAILING
G-1: GARAGE LOUVERED OPENING
SN -1: SIGN LOCATION
0' 16' 32' 64'
1) NORTH ELEVATION

KEY PLAN

NORTH ELEVATION
5-483

1300 BRISTOL

NEWPORT BEACH, CALIFORNIA
TCA # 2021-009
TCA
°.°.ITE°T` PICERNEGROUP

SITE DEVELOPMENT REVIEW
JANUARY 07. 2022
2) VIEW FROM SOUTHEAST
MATERIAL LEGEND:

S-1:

STUCCO - 20/30, VARIOUS COLORS
ST -1:

TILE VENEER OR SIM.

SF -1:

STOREFRONT
W-1:

VINYL WINDOW
A-1:

METAL AWNING
R-1:

METAL RAILING
G-1:

GARAGE LOUVERED OPENING
SN -1:

SIGN LOCATION
O' 16' 32' 64'
mmmmm�
ul
a
W
C3
a
y
I:1wa»:101

EAST ELEVATIONS
-------------
------------
-- -- -- -- -- -- -- -- -- -- -- I -- -- -- -- --
1) EAST ELEVATION
1 2
v L
BRISTOL ST.
5-484

BRISTOL

NEWPORT BEACH, CALIFORNIA
TCA # 2021-009
S

PICERNEGROUP

SITE DEVELOPMENT REVIEW
JANUARY 07. 2022
11 ------------
1 III 1111
-------
---------
------------
III 1111
(IIII .I n.
111
pj
III 11 11
IIII lin
1 III 111111, 1_I 11111 IU 111 n111 _
III 1111
Illi .1 ii
11 117111, III 1 1 RI 1111 ,IIIIfil 11
III 1111
SF -1:

STOREFRONT

PICERNEGROUP

SITE DEVELOPMENT REVIEW
JANUARY 07. 2022
11 IN 11111 'III IIII 1111. 1111 111 ���. 11
III 1111
IILII 111 11
1 III1 Bill" 11111 IU 111 11111[
III 1111
(IIII .I n.
111
1 .11111. X111 1II III IIII 111 .n i lil.

III 11 11
IIII lin
1 III 111111, 1_I 11111 IU 111 n111 _
III 1111
Illi .1 ii
11 117111, III 1 1 RI 1111 ,IIIIfil 11
III 1111
0' 16' 32' 64'
1) SOUTH ELEVATION
La
W
<1
MATERIAL LEGEND:

S-1:

STUCCO - 20/30, VARIOUS COLORS
ST -1:

TILE VENEER OR SIM.

SF -1:

STOREFRONT
W-1:

VINYL WINDOW
A-1:

METAL AWNING
_
R-1:

METAL RAILING
G-1:

GARAGE LOUVERED OPENING
2) VIEW FROM BRISTOL STREET
SN -1:

SIGN LOCATION
0' 16' 32' 64'
1) SOUTH ELEVATION
La
W
<1
cn

KEY PLAN

SOUTH ELEVATION
BRISTOL ST. r2
5-485

1300 BRISTOL

NEWPORT BEACH, CALIFORNIA
TCA # 2021-009
UNITS

COURTYARD I UNITS
_ TOP OF PARAPES
_ _ _ - _ _ _ _ _ L _ _ _ _ _?I
i= i`
61 iil
ROOF
_ _ _
_ _ _ _ _ _ _ y _
_ 6TH STORY I�
I
I
_ _ _ _ _ _ _ _ _
-�- -
J
- - - - - -�--�- �_-
5TH LEVEL
_ - - - _ _ - V� -
_ 4TH LEVE
- - -
RAISED POOL DECK cc
- PER LANDSCAPE- -
�AWENITY
3RD LEVEEIr
- - - - - - -
- - - -
N
2ND LEVEL I\
�
�
�
_ _ _
PARKING i �
_ - _ _
1 ST LEVEE
--PARKING
4 _ _ _
_ _ _ _ _ _
_ _ - _ _
_ BASEMENT 1 S
__ _ _ _ _
PARKING _
- BASEMENTS
1) SECTION A

SITE DEVELOPMENT REVIEW
JANUARY 07, 2022

I PICERNEGROUP
0' 30' 60' 120'
mmmmm6mmm
2) SECTION B
:1wa»:101

BUILDING SECTIONS
5-486
UNITS

COURTYARD UNITS

TOP OF STAIR TOWER BEYOND
1I
_ ��W,
_ T _ _ _
_ _ _ _ _ _ _ _ _
_ _ -A _
_ TOP OF PARAPET
I
z
- -F�
-
- - - - - - -
- - - -
N
- ROOT
�
r
6TH
W _
-
_ _ _ _ - -
_ _ _
mn-s
a I
LLl
__ _ _ _ _
I
_ _�_
o
5THLEVET
4TH LEVEL
-
__
_ _ _ _ _
_ _ _
S
�
d I
y-
--
- - - - - ��
I
- - -
3RDLEVE

RAISED POOL DECK BEYOND
-
-
-

PARKING

PARKING
i
M

PARKING

PARKING
1STLEVE
o
_

BASEMENT

PARKING

PARKING

BASEMENTT
- - - -
-

SITE DEVELOPMENT REVIEW
JANUARY 07, 2022

I PICERNEGROUP
0' 30' 60' 120'
mmmmm6mmm
2) SECTION B
:1wa»:101

BUILDING SECTIONS
5-486

BRISTOL

NEWPORT BEACH, CALIFORNIA TCA
TCA # 2021-009
°°I"`°•° PICERNEGROUP
r
V-�

GARAGE LOUVERS

SITE DEVELOPMENT REVIEW
JANUARY 07. 2022
--A-1

METAL AWNING

STOREFRONT
R-1

PAINTED METAL RAILING
IF
W-1

VINYL WINDOW
- - S-1
20/30 STUCCO, VARIOUS COLORS

MATERIALS
ST -1
STONE/TILE VENEER OR SIM.
5-487

EGRESS NOTES:

THE PROPOSED BUILDING WILL UTILIZE 2 HORIZONTAL EXITS, EACH EXIT COMPARTMENT WILL CONTAIN 2 EGRESS STAIRS PROVIDING 2 POINTS OF CONTINUOUS EGRESS TO THE PUBLIC RIGHT OF WAY. ALL EGRESS

TRAVEL DISTANCES WILL BE WITHIN THE DISTANCES ALLOWABLE BY CODE.

EXIT ACCESS TRAVEL DISTANCE: 250'
ADDITIONALLY, EACH EXIT COMPARTMENT PROVIDES 1 STAIR WITH ROOF ACCESS.

FIRE AREA 3:

IN = (139'x 30) + (91'x 30) + (90'x 0) + (49'x 30) + (91'x 0)1279'=30' 1, = [279'1460'- 0.25130/30= .36
AA = [24,000 S.F. + (24,000 S.F. X.36)] X 2 = 65,280 SF 1300 BRISTOL

NEWPORT BEACH, CALIFORNIA
TCA # 2021-009
LVL 2:
9,654 S.F.
3,824 S.F.

LVL 3:
3,824 S.F.

LVL 3:
9,654 S.F.

LVL 5:
3,824 S.F.

LVL 6:

LVL 4:
9,654 S.F.
19,120 S.F.

Ar = TABULAR ALLOWABLE AREA FACTOR PER TABLE 506.2
LVL 5:
9,654 S.F.

NS = TABULAR AREA FACTOR PER TABLE 506.2 FOR NON
A-3 (AMENITIES)
7,355 S.F.

LVL 6:
9,654 S.F.

IF = AREA FACTOR INCREASE DUE TO FRONTAGE PER 506.3
TOTAL AREA:
48,270 S.F.

AREA INCREASE FOR FIRE AREA 3
IN = (139'x 30) + (91'x 30) + (90'x 0) + (49'x 30) + (91'x 0)1279'=30' 1, = [279'1460'- 0.25130/30= .36
AA = [24,000 S.F. + (24,000 S.F. X.36)] X 2 = 65,280 SF 1300 BRISTOL

NEWPORT BEACH, CALIFORNIA
TCA # 2021-009
STAIR 1

ROOF ACCESS
CODE ANALYSIS:

FIRE AREA 2:

LVL 2:
3,824 S.F.

LVL 3:
3,824 S.F.

LVL 4:
3,824 S.F.

LVL 5:
3,824 S.F.

LVL 6:
3,824 S.F.

TOTAL AREA:
19,120 S.F.

STAIR 1

ROOF ACCESS
CODE ANALYSIS:

FIRE AREA 1:

LVL 2:
7,478 S.F.

LVL 3:
8,468 S.F.

LVL 4:
9,875 S.F.

LVL 5:
9,875 S.F.

LVL 6:
9,875 S.F.

TOTAL AREA:
45,571 S.F.

STAIR 1

ROOF ACCESS
CODE ANALYSIS:

FIRE AREA 4:

ALLOWABLE BUILDING AREA:

CONSTRUCTION TYPE: TYPE-IIIA(APARTMENTS)
LVL 3:

EQUATION 5-2 PER CBC 506.2.3:

O/ TYPE-] (PODIUM)
9,260 S.F.

AA = [Ar + (NS X IF)] X SA, WHERE...

OCCUPANCIES: R-2 (APARTMENTS)
LVL 6:

AA = ALLOWABLE AREA (SQUARE FEET)
S-2 (GARAGE)
46,300 S.F.

Ar = TABULAR ALLOWABLE AREA FACTOR PER TABLE 506.2

B (LEASING, DOG WASH,

BIKE SHOP)
NS = TABULAR AREA FACTOR PER TABLE 506.2 FOR NON
A-3 (AMENITIES)
7,355 S.F.

SPRINKLERED BUILDING
IF = AREA FACTOR INCREASE DUE TO FRONTAGE PER 506.3
SA = 2
AA = [24,000 S.F. + (24,000 S.F. X 0)] X 2 = 48,000 SF
TOTAL ALLOWABLE AREA PER BUILDING =48,000 SF
----------------------------------------------I
I
STAIR 3
R00FACCESS I I
STAIR=2.=:j==,"'\
M
�
F7
I
I I
LL=
3HR FIRE WALL, TYP.

SITE DEVELOPMENT REVIEW
JANUARY 07, 2022

PICERNEGROUP
EXIT
EXIT
FRONTAGE INCREASE:

MINIMUM FRONTAGE DISTANCE EQUATION 5-4 PER CBC 506.3.2:

W= (L, x W, + L2 x W2} L3 x W3...)/F WHERE...

W =CALCULATED WIDTH OF PUBLIC WAY OR OPEN SPACE (FEET)
L = LENGTH OF A PORTION OF THE EXTERIOR PERIMETER WALL
W =WIDTH (>_ 20 FEET) OF PUBLIC WAY OR OPEN SPACE ASSOCIATED

WITH THAT PORTION OF EXTERIOR PERIMETER
F = BUILDING PERIMETER THAT FRONTS ON A PUBLIC WAY OR OPEN SPACE HAVING A WIDTH OF 20 FEET OR MORE
AMOUNT OF INCREASE EQUATION 5-5 PER CBC 506.3.3:

I, = [F/P - 0.251W/30 WHERE...

I, = AREA FACTOR INCREASE DUE TO FRONTAGE
F = BUILDING PERIMETER THAT FRONTS ON A PUBLIC WAY OR OPEN SPACE HAVING A WIDTH OF 20 FEET OR MORE
P = PERIMETER OF ENTIRE BUILDING
W =WIDTH OF PUBLIC WAY OR OPEN SPACE (FEET)
STAIR4 I
FIRE AREA 4:

LVL 2:
9,260 S.F.

LVL 3:
9,260 S.F.

LVL 4:
9,260 S.F.

LVL 5:
9,260 S.F.

LVL 6:
9,260 S.F.

TOTAL AREA:
46,300 S.F.

STAIR4 I
FIRE AREA 5:

LVL 2:
6,212 S.F.

LVL 3:
6,718 S.F.

LVL 4:
6,718 S.F.

LVL 5:
6,718 S.F.

LVL 6:
6,718 S.F.

TOTAL AREA:
33,084 S.F.

STAIR4 I
FIRE AREA 6:

LVL 2:
5,080 S.F.

LVL 3:
6,070 S.F.

LVL 4:
7,355 S.F.

LVL 5:
7,355 S.F.

LVL 6:
7,355 S.F.
0' 40' 80' 160' O
I TOTAL AREA: 33,215 S.F.

I
I
1 ALLOWABLE AREAS

TYPICAL LEVEL
5-488

A
--------------------------------------------
SLOPE POLYGON 52.0'
1� .$? 54' PER NBMC 20.30.050 130.54'
ESTABLISHED GRADE NBMC 20.30.050
HIGHEST GRADE ELEVATION 54.00'
LOWEST GRADE ELEVATION 51.00'
SITE SLOPE +/-1.4%
ESTABLISHED GRADE CACLULATION:

51.00' + 52.00'+ 54.00'+ 54.00'= 211.00'/4 = 52.75' ESTABLISHED GRADE 1300 BRISTOL

NEWPORT BEACH, CALIFORNIA
TCA # 2021-009

SITE DEVELOPMENT REVIEW
JANUARY 07, 2022

I PICERNEGROUP
r
130.54'
[I II! W ! 91111
D
0' 40' 80' 160'
1) ELEVATION A
.11111111w
130.54'
L' r m
�r
m
3) ELEVATION C

HEIGHT ANALYSIS

52.75'

ESTABLISHED
GRADE
2) ELEVATION B
4) ELEVATION D

52.75'
ESTABL
GRADE
5-489
m m.
,riMI III
r�1
!
111 Ill 111
IN nil
[I II! W ! 91111
D
0' 40' 80' 160'
1) ELEVATION A
.11111111w
130.54'
L' r m
�r
m
3) ELEVATION C

HEIGHT ANALYSIS

52.75'

ESTABLISHED
GRADE
2) ELEVATION B
4) ELEVATION D

52.75'
ESTABL
GRADE
5-489

1300 BRISTOL

NEWPORT BEACH, CALIFORNIA
TCA # 2021-009
I �
I
I I I

I I I I
I
I l
I I
I

STH LEVEL
300 SPA
—

GROUND LEVEL

SITE DEVELOPMENT REVIEW
T�\JANUARY 07, 2022
°.°.ITE°T` PICERNEGROUP
I
I
I
—
2ND LEVEL

AMENITIES

REQUIRED
44 SF/UNIT x
193 UNITS 8,492 SF

PROVIDED
*Leasing Lounge
1,010 SF
Business Center
1,730 SF
Clubroom
1,653 SF
Dog Spa
574 SF
Dog Park
1,099 SF
Fitness
2,267 SF
Roof Deck
750 SF
TOTAL 9,083 SF
-Leasing Lounge area exauaes office space.

COMMON OPEN SPACE

REQUIRED
75 SF/UNIT x 193 UNITS 14,475 SF

PROVIDED
Podium Courtyard 9,506 SF
TOTAL 9,506 SF
01 ' 80' 160' O COMMON OPEN SPACE AND AMENITY AREAS

5101 & ES101
NET RENTABLE AREA 515 SF
REQUIRED BALCONY (5%) 26 SF
PROVIDED BALCONY 0 SF

STUDIO UNITS
111-9.

EA105
NET RENTABLE AREA 613 SF
REQUIRED BALCONY (5%) 31 SF
PROVIDED BALCONY 60 SF
1 BEDROOM UNITS
A110 A406
NET RENTABLE AREA 641 SF NET RENTABLE AREA 763 SF
REQUIRED BALCONY (5%) 32 SF REQUIRED BALCONY (5%) 38 SF PROVIDED BALCONY 56 SF PROVIDED BALCONY 68 SF
B701 & EB101 B401
NET RENTABLE AREA 1,000 SF NET RENTABLE AREA 1,122 SF
REQUIRED BALCONY (5%) 50 SF REQUIRED BALCONY (5%) 56 SF PROVIDED BALCONY 60 SF PROVIDED BALCONY 68 SF
B601
NET RENTABLE AREA 1,270 SF
REQUIRED BALCONY (5%) 64 SF
PROVIDED BALCONY 64 SF
2 BEDROOM UNITS
1300 BRISTOL

NEWPORT BEACH, CALIFORNIA
TCA # 2021-009
B708
NET RENTABLE AREA 1,273 SF
REQUIRED BALCONY (5%) 64 SF
PROVIDED BALCONY 68 SF

PICERNEGROUP
A600
NET RENTABLE AREA 822 SF
REQUIRED BALCONY (5%) 41 SF
PROVIDED BALCONY 55 SF

SITE DEVELOPMENT REVIEW
JANUARY 07. 2022
B402
NET RENTABLE AREA 1,194 SF
REQUIRED BALCONY (5%) 60 SF
PROVIDED BALCONY 68 SF
8921
NET RENTABLE AREA 1,300 SF
REQUIRED BALCONY (5%) 65 SF
PROVIDED BALCONY 84 SF
A710
NET RENTABLE AREA 848 SF
REQUIRED BALCONY (5%) 42 SF
PROVIDED BALCONY 148 SF

PRIVATE OPEN SPACE
REQUIRED PRIVATE OPEN SPACE PER NBMC SHALL BE 5% OF UNIT AREA

PRIVATE OPEN SPACE
5-491

LINE OF SIGHT
• all shrubs to be maintained at 24" height
maximum within limited use area
1300 BRISTOL SITE DEVELOPMENT REVIEW
NEWPORT BEACH, CALIFORNIA THE PICERNE GROUP JANUARY 7, 2022 TCA # 2021-009 �0

L A N D IC A P E

ARCHITECTURE
7 q'�v I I I I I COMPOSITE LANDSCAPE PLAN
0 8 ifi 32'
)UND LEVEL
;ee sheet L.2

IDIUM LEVEL
see sheet L.3

ROOFTOP
• see sheet L.4
15-492

ENTRY DRI
• concrete pavi

LINE OF SIG
• all shrubs to be maintained at 24" heic
maximum within limited use ar

WATER QUALITY BASINS

ENHANCED PLANTING

LINE OF SIG
• all shrubs to be maintained at 24" heic
maximum within limited use ar
A. I MOVE IN/ LOADING
1300 BRISTOL SITE DEVELOPMENT REVIEW
NEWPORT BEACH, CALIFORNIA THE PICERNE GROUP JANUARY 7, 2022 TCA # 2021-009 �0

L A N D S C A P E

ARCHITECTURE
(0 III 1 318 16

GROUND LEVEL LANDSCAPE PLAN

TRANSFORMERS TO BE SCREENED BY HEDGE
• see sheet L.7

TWO WAY ACCESS LANE
• asphalt w/ flush curb
)OG PARK
synthetic turf
bench
water station

ENTRY DRIVE
• concrete paving

LINE OF SIGHT
• all shrubs to be maintained at 24"
height maximum within limited use
area
15-493

SPA DECI
• 8'x14'sp
• chaise loung
• umbrella:

ENTRY STEPS AND RAMI`
SOCIAL
outdoor kitchen w/ bbqs (2)
• dining tables
• sit-up bar with tv

FIRESIDE LOUNGE
• fire pit
• lounge seating
• tables
• pottery
1300 BRISTOL SITE DEVELOPMENT REVIEW
NEWPORT BEACH, CALIFORNIA THE PICERNE GROUP JANUARY 7, 2022 TCA # 2021-009 �0

L A N D S C A P E

ARCHITECTURE

OL TERRACE
16' X 50' pool
cabanas
Palms
concrete pool deck
glass pool enclosure
umbrellas

ITRY STEPS

BREAK-OUT FITNESS
• pottery with screen hedge
• festival lights
PODIUM LEVEL ENLARGEMENT rw
15-494

1300 BRISTOL

NEWPORT BEACH, CALIFORNIA
TCA # 2021-009
�m THE PICERNE GROUP

L A N D S C A P E

ARCHITECTURE
SITE DEVELOPMENT REVIEW (40III I I
JANUARY 7, 2022
0 2' 4' 8'

OUTDOOR LOUNGE
• festival lights
• fire pit
• lounge seating

OUTDOOR DINING
• sit- up counter
• shade structure
• pendant lights
• TV
• cafe tables
• bbq (2)

ROOF DECK LEVEL ENLARGEMENT
15-495

�. ��- (�� Wit' ` ;." +�[ • i � � }y � _
, 1
d '
L I fl
op
NhM3ye".Nye We Nye YWeY1f -
-
! _�-
�ows
f
mom
IL
rq
I` a
_ r
D
1300 BRISTOL SITE DEVELOPMENT REVIEW LIFESTYLE IMAGERY
NEWPORT BEACH, CALIFORNIA THE PICERNE GROUP JANUARY 7, 2022 TCA # 2021-009

L A N D S C A P E
ARCHITECTURE 15-496

r "�i�� p' i :ti; .�'�'` `t' � ✓ ilk l+ "� `. .
•S. ~� �s'.A4. r {i. / /�j�� � : t. � '"�\ �•,`. \�1�. � ��'�/'j i 1 e� 'M�� '1 �- — �� A. rte. �• t•
ale Jr`�?�y� I .f .�� ie �� 'n �_ �,�. � � �Ir� � ri - .. _ a. - -�.•n �.; �.�...e _� �, 11.
ra F 9n.i IL� ••rY , i:Y �. � _ I 7 i�i� "lYl ��� � � �" t. e
,iy e
�,l r� _.. '--;,{ � •. � . �-Y`•r ,Y, %� ram, _yr ��-an ,e ... •W - .a _�_ __,.� ..�� ,. i i. '- �. _..ems ... '/ �' 'V�' � � i _ JY�~ �, i - � I�7.lii@e •~ ��••�ppSF'! - 4,.. ',N- . - +- _ I - - N ., -

ALOE BAINESII ARBUTUS X MARINA ARCHOTOPHOENIX CERCIDIUM 'DESERT MUSEUM' DRACAENA DRACO LAURUS X'SARATOGA LYONOTHAMNUS F ASPLENIFOLIUS

TREE ALOE STRAWBERRY TREE CUNNINGHAMIANA THORNLESS PALO VERDE DRAGON TREE SARATOGA HYBRID LAUREL FERNLEAF CATALINA IRONWOOD -J -
v .iyt.;r o a.
41 • v
,rte � J e �°+� �e '� � �� `�;� � •. �-
:

MAGNOLIA G. 'LITTLE GEM' MELALEUCA QUINQUENERVIA METROSIDEROS EXCELSA OLEA'SWAN HILL' PHOENIX DAC. 'MEDJOOL' PINUS ELDARICA TRISTANIA CONFERTA

MAGNOLIA CAI EPUT TREE NEW ZEALAND CHRISTMAS FRUITLESS OLIVE DATE PALM AFGHAN PINE BRISBANE BOX f FTI
771d
r E
9 i-
t
1 �66/�/o
AEONIUM X'MINT' AGAVE AMERICANA CHONDROPETALUM ELEPHANTINUM CRASSULA A.'BLUE WAVES' DIANELLA REVOLUTA DASYLIRION WHEELERI FESTUCA OVINA GLAUCA

GREEN AEONIUM CENTURY PLANT LARGE CAPE RUSH IADE PLANT FLAX LILY DESERT SPOON BLUE FESCUE erg �. � .• z �' � � � a' �s� F _ s�
e.
a R- Y p r ro'=ei
`rrw�.l
i
111 �?' � �' '• M .� ,
�W
- e
e
•
f
Y
.� '-^� �,ly C[: 'S y 7 ya'� � .yk Y'• �f'i�`�.' 'e��^f.•.: l'�= }� _ &. a•�-__.._. ;�, i II 'i. e ;�- �"i, '� r�ia�'�i�� :.�� iq A^�,,."r"`,b:'�•.y ..�'� :a. .�
4 FURCRACEA FOETIDA'MEDIOPICTA MISCANTHUS S. ADAGIO PITTOSPORUM T. 'GOLF BALL' PRUNUS ILICIFOLIA SPP. LYONII ROSMARINUS PROSTRATUS SALVIA CLEVELANDII TEUCRIUM CHAMAEDRYS

MAURITUS HEMP ADAGIO MAIDEN GRASS GOLF BALL' KOHUHU CATALINA CHERRY DWARF ROSEMARY BLUE SAGE GERMANDER L.6

1 1
1 1
1 1
1 1300 BRISTOL SITE DEVELOPMENT REVIEW
NEWPORT BEACH, CALIFORNIA THE PICERNE GROUP JANUARY 7, 2022 TCA # 2021-009 �0

L A N D S C A P E

ARCHITECTURE

PLANT SCHEDULE
TREES

BOTANICAL/ COMMON NAME
SIZE
WUCOLS
QTY

ARBUTUS
36"BOX
LOW
1 MULTI -

ARBUTUS MULTI-TRURU NK

ARCHONTOPHOENIX CUNNINGHAMIANA
36"BOX
MEDIUM
9 MULTI -TRUNK KING PALM

LYONOTHAMNUS FLORIBUNDUS ASPLENIFOLIUS
24"BOX
LOW
4 FERNLEAF CATALINA IRONWOOD

MELALEUCAQUINQUA
24"BOX
MEDIUM
23 CAJEPUT TREE MULTI -TRUNK
24"BOX
MEDIUM
1 NEW ZEALAROSND

NEW ZEALAND CHRISTMAS TREE

CHRISTMAS

OLEA EASWAN HILL'TM
36"BOX
MEDIUM
1 SWAN HILLILL OLIVE

PHOENIX DACTYLIFERA'MEDJOOL'
20' B.T.H.

LOW
9 DATE PALM
•

PRUNUS CAROLINIANATRIGHT N' TIGHT

CAROLINA LAUREL CHERRY
15 GAL,
MEDIUM
21 RISANIA CONFERTA
36"BOX
MEDIUM
4 BBANE BOX

ACCENT TREES

BOTANICAL/COMMON NAME
SIZE
WUCOLS
QTY
•

ALOE BAINESII
ALOE
36"BOX
LOW
8 DRACAENA DRACO

DRAGON TREE
36"BOX
LOW
11 •

LAURUS X'SARATOGA'

SARATOGA HYBRID LAUREL
24"BOX
MEDIUM
2 QUERCUS ILEX
24"BOX
LOW
8 HOLLY OAK
PLANTING NOTES:

ALL PIANTS ARE CAL -IPC NON-INVMNE AND VAICOLS MEDIUM/LOW WATER CONSUMPTION (REGION 3 -SOUTH COASTAL) VARIETIES FORTHEIR PROPOSED GROWING CONDITIONS. THESE PLANTS ARE WATERCONSERVING AND USED FOR

THEIR DEEP ROOT SYSTEMS WHICH STABILIZES SOILAND MINIMIZES EROSION IMPACTS.

NO TREES TO BE PLANTED IN THE PUBLIC RIGHT-OF-WAY.

VE OF SIGHT
all shrubs to be maintained at 24" height
maximum within limited use area
NO TREES TO BE PLANTED IN R.O.W
�0 III I 3Iff 16'
1111111»:11
15-498

1300 BRISTOL SITE DEVELOPMENT REVIEW
NEWPORT BEACH, CALIFORNIA THE PICERNE GROUP JANUARY 7, 2022 TCA # 2021-009 �0

L A N D S C A P E

ARCHITECTURE
IRRIGATION HYDROZONES:

HYDRO -ZONE I South West Perimeter - Sub Surface Irrigation - 4,259 s.f.

HYDRO -ZONE 2 - North East Perimeter - Sub Surface Irrigation - 5,461 s.f.

HYDRO -ZONE 3 -Water Quality Basins - Sub Surface Irrigation - 1,384 s.f.

HYDRO -ZONE 4 - Enhanced Entry Ground Level - Sub
Irrigation 2,581 s.f.

HYDRO -ZONE 5 - Podium Level Landscape - Sub Surface
Irrigation - 1,852 s.f.

HYDRO -ZONE 6 - Water Features - Pool/Spa - 1.374 s.f.

TOTAL LANDSCAPE AREA: 16,987 s.f.

WATER CONSERVATION FEATURES

THE FOLLOWING MEASURES WILL BE INCORPORATED INTO THE PROJECT TO CONSERVE WATER:

I . Installation of automatic'smart' irrigation controller with rain -sensor.

2. The use of low precipitation/low angle irrigation spray heads.

3. The use of low water consuming plants.

4. Soil amendment to achieve good soil moisture retention.

5. Mulching to reduce evapotransporation from the root zone.

6. Installation of automatic irrigation system to provide deep -root watering to trees is required.

WATER EFFICIENT LANDSCAPE WORKSHEET
Reference Ev.potranspiration(ET.) 45.40 ETAF for MAWA 0.55 (Residential) Hyerezone aAF
[­P-,Pn
Mno4
at
E pEr
IVF EI
realsq. n.l
a
(ET r
Re ar mlecepe Areatacn
al
MawAgnnaMoerMns Auow.a) • (eo) (o.s2)((ErAFx
vnwre 062 isawnv.. recbr151. wnwrb acre-ircnes
w). !rr-Eraq x stay)
per acre per yearto pellmsper»use
year.
fool par year, LA is tea rokl
ETAF Calculations
R alar Landsca.A—a
H ro one 1 -South West Penmeter

0.40 drip

0.81 0.49
4,259
2,103
59,201
H r—ne2- North East Perimeter

0.40 drip0.81

0.49 All Landscape as
9H
rozone3-Water Ouali Basins

0.20 tln

0.81 0.25
342
9,619
H rozone4-Enhanced En

0.30 do

0.81 0.37
956
26,90]
Hydrazone 5-Pctlium Land—W

0.40 dr

0.81 0.49
*1,374
915
25,]43
H roone6-Water Features

1.00 1
101,374
138,6]5
Blaecial Wnascapa Areas
Totals
16,911
EIWU Total
238065
Mes—,
Allowed Water Allowance
MAWA' I261606
-Hyi,oaare PFgnan9 pescdptlon
Mnl9adon Method
•pd.a —,iWU(Mnual salla.. Ra9ulrM)

0.75 rorapreyheed •Em FxArea
t,j nomlo-an
prey
weep
O.fif la tlrp
2)ww wets: a»Mannnps
3)rreNwn waist uae Menlrn9
ons par sque�lml peror
MawAgnnaMoerMns Auow.a) • (eo) (o.s2)((ErAFx
vnwre 062 isawnv.. recbr151. wnwrb acre-ircnes
w). !rr-Eraq x stay)
per acre per yearto pellmsper»use
year.
fool par year, LA is tea rokl
ETAF Calculations
R alar Landsca.A—a
To FTAFxArea
915
Average ETAF for Regular Landscape Area. must
TOWI Area
1,852
be D.55 or below for residential ....... rd 0.45 or
Average ETAF

0.69 belcw for nen-residential areas.

All Landscape as
Total ETAF n Area
915
Total Area
19,]93
EW data for city of Newport Beech
Bitewiae ETAF

0.05 from MWELO AppenckA 5/112020
�� III I 3Iff 16

HYDROZONE PLAN

WATER CONSERVATION

STATEMENT
distribute water and ensure plant survival in the most efficient manner and within a time frame that least interferes with the activities of the community.

The Irrigation system for each hydrozone will be automatic and incorporate low volume drip emitters, bubblers and high efficiency low angle spray heads at turf only. Drip irrigation systems may be employed where considered to be effective and feasible. Irrigation valves shall be separated to allow for the systems operation in response to orientation and exposure.

Planting will be designed to enhance the visual character of the site and the architectural elements. Plants shall be grouped with similar water, climatic and soil requirements to conserve water and create a drought responsive landscape.

Each hydrozone consists of moderate to low water consuming plants.

In areas of moderate water consuming plants they shall be properly amended to retain moisture for healthy growth and to conserve water.

Plant Material within each hydrozone shall be specified in consideration of north, south, east and west exposures.

Soil shall be prepared and emended to provide for maximum moisture retention and percolation. Planted beds shall be mulched to retain soil moisture and reduce evapotransporation.

To avoid wasted water, the controls will be overseen by a Row monitor that will detect any broken sprinkler heads to stop that station's operation, advancing to the next workable station. In the event of pressure supply line breakage, it will completely stop the operation of the system. All material will be nonferrous, with the exception of the brass piping into and out of the backflow units. All work will be in the best acceptable manner in accordance with applicable codes and standards prevailing in the industry.

I WATER USE CLASSIFICATION of LANDSCAPE SPECIES
WUCOLS, Water Use Classification of Landscape Species, is a University of California Cooperative Extension Publication and is a guide to the water needs of landscape plants.

CROP FACTOR PERCENT OF ETo
H - HIGH 70%-90%
M - MEDIUM 4096-60%
L - LOW 10%-30%
VL - VERY LOW < 10%
F"
15-499

LEGAL DESCRIPTION

THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF

NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:

PARCEL 2, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 49, PAGE 18

OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

EXCEPT THE FULL RIGHTS TO ALL MINERALS, PETROLEUM, GAS AND

OTHER HYDROCARBON SUBSTANCES EXISTING BELOW FIVE HUNDRED

FEET FROM THE SURFACE OF SAID REAL PROPERTY DESCRIBED ABOVE,

PROVIDED, HOWEVER, THAT GRANTOR EXPRESSLY WAIVES THE RIGHT TO

ENTER UPON THE SURFACE OF SAID REAL PROPERTY FOR THE

PURPOSE OF EXPLORING FOR OR PRODUCING THE MINERALS,

PETROLEUM, GAS AND OTHER HYDROCARBON SUBSTANCES SO
RESERVED, AS SET FORTH IN THE DEED RECORDED APRIL 4, 1973 IN BOOK 10627, PAGE 485, OF OFFICIAL RECORDS.

BENCHMARK
BM#: 3N-61-89 (ORANGE COUNTY SURVEYOR)
DESCRIPTION: FOUND 3 3/4" OCS ALUMINUM BENCHMARK DISK STAMPED 3N-61-89", SET IN THE NORTHERLY CORNER OF A 4.5 FT. BY 8 FT.

CONCRETE CATCH BASIN. MONUMENT IS LOCATED ALONG THE
SOUTHWESTERLY SIDE OF BRISTOL STREET, 450 FT. NORTHERLY OF THE CENTERUNE OF JAMBOREE, 33 FT. SOUTHWESTERLY OF THE
CENTERUNE OF SOUTH BOUND BRISTOL AND 28 FT. NORTHERLY OF A SINGLE LIGHT STANDARD. MONUMENT IS SET LEVEL WITH THE
SIDEWALK.

ELEVATION: 56.99' (NAVD 88)

BASIS OF BEARINGS
THE BEARINGS SHOWN HEREON ARE BASED ON THE BEARING BETWEEN O.C.S. HORIZONTAL CONTROL STATION GPS NO. P284 AND STATION GPS NO. 6173 BEING NORTH 2526'47" WEST PER RECORDS ON FILE IN THE OFFICE OF THE ORANGE COUNTY SURVEYOR.

ASSESSOR'S PARCEL NUMBER
COUNTY OF ORANGE:

APN: 427-342-01

EARTHWORK
STATEMENT OF QUANTITIES:

CUT: 982 CUBIC YARDS
FILL: 935 CUBIC YARDS
NET: 47 CUBIC YARDS (EXPORT)
NOTE: THE QUANTITIES AS SHOWN HEREON ARE FOR PERMIT AND/OR BONDING PURPOSES ONLY. THE GRADING CONTRACTOR SHALL BE RESPONSIBLE FOR

VERIFICATION OF QUANTITIES PRIOR TO THE START OF GRADING AND ACCOUNT FOR

DISTRIBUTING ANY EXCESS MATERIAL OR SUPPLYING ANY DEFICIENCIES TO BRING SITE TO DESIGN GRADE. THE ABOVE CUT AND ALL FIGURES REPRESENT PURE VOLUME FIGURES ONLY. THERE IS NO CONSIDERATION TAKEN FOR SHRINKAGE, SUBSIDENCE, OR ANY OTHER LOSS FACTOR. THE CONTRACTOR'S BID WILL BE THE SOLE BASIS FOR ALL PAYMENTS FOR WORK DONE.

IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA 1300 BRISTOL ST.

CONCEPTUAL GRADING PLAN
BRISTOL ST.

INDEX MAP \
SCALE: 1"=40' \

UTILITY COMPANIES
AT&T

SHEET TITLE

SHEET NUMBER

COMPANY

CENTRALIZED CORRESPONDENCE

TITLE SHEET
C1.01

CR&R ENVIRONMENTAL SERVICES

EXISTING CONDITION
C2.01

CONCEPTUAL GRADING PLAN
C3.01
PHONE: (949) 625-6735

CONCEPTUAL UTILITY PLAN PLAN
C4.01
PHONE: (800) 892-2253

CONCEPTUAL WQMP PLOT PLAN
C5.01
949 W. 16TH STREET

APPLICANT
NEWPORT BEACH, CA 92663

TPG (KCN) ACQUISITION, LLC

SOUTHERN CALIFORNIA EDISON
5000 BIRCH ST, SUITE 600
P.O. BOX 800
NEWPORT BEACH, CA 92660
�PA
(949) 267-1529
CIVIL
`

TAT & ASSCOAITES
701 N. PARKCENTER DR.
it
SANTA ANA, CA 92705
1 (714) 560-8200

FLOOD NOTE
PER FEMA WEBSITE:

ZONE 'X" (AREAS OF MINIMAL FLOOD HAZARD)
MAP NUMBER: 06059CO286J
EFFECTIVE DATE: DECEMBER 03, 2009
BRISTOL ST.

INDEX MAP \
SCALE: 1"=40' \

UTILITY COMPANIES
AT&T

SOUTHERN CALIFORNIA GAS
PHONE: (800) 288-2020
LINK: AT&T U -VERSE

COMPANY

CENTRALIZED CORRESPONDENCE
MONTEREY PARK, CA 91756

CR&R ENVIRONMENTAL SERVICES
PHONE: (800) 427-2200
2051 PLACENTIA AVE.

COSTA MESA, CA 92627

TIME WARNER CABLE
PHONE: (949) 625-6735
9260 TOPANGA CANYON BLVD.

CHATSWORTH, CA 91311

NEWPORT BEACH CITY UTILITIES
PHONE: (800) 892-2253

WATER DEPARTMENT
949 W. 16TH STREET
NEWPORT BEACH, CA 92663
PHONE: (949) 644-3011

SOUTHERN CALIFORNIA EDISON
P.O. BOX 800
RANCHO CUCAMONGA, CA 91770
PHONE: (800) 655-4555

AREA SUMMARY
GROSS AREA: 85,741 S.F. t / 1.968 ACRES t
NET AREA: 84,259 S.F. 3 / 1.934 ACRES 3
(GROSS AREA LESS TITLE EXCEPTION #3)
�v N
G)

VICINITY MAP

NOT TO SCALE

ARCHITECT

TCA ARCHITECTS
19782 MACARTHUR BLVD, SUITE 300
IRVINE, CA 92612
(949) 862-0270

LANDSCAPE ARCHITECT

MJS LANDSCAPE ARCHITECTURE
507 30TH ST.

NEWPORT BEACH, CA 92663
(949) 675-9964
H U
W
W
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L) Is
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F
LuOwdxm
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C1.01
15-500

202
Lu
Q
W
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/
LEGEND
'
--33---

EXISTING CONTOURS
WM

WATER METER
I
33 PROPOSED CONTOURS
FF

FINISH FLOORGFF

GARAGE FINISH FLOOR

CENTERLINE
CL

CENTER LINE
EX. PARKING LOT
— - - —

RIGHT OF WAY

PROPERTY LINE
R

PROPERTY LINE
Z
— — —

CITY EASEMENT LINE
R/W
PA

RIGHT-OF-WAY

PLANTED AREA
U)
�P/L

PROPOSED CURB

EXISTING CURBFINISHED
PP

POWER POLE

SURFACE
a w
- -
- - -
- - -
R

RIDGE LINE/ GRADE BREAK
TC:

TOP OF CURB
-
-N 49'21'03' W 308.23'-
- _
-
FW

PROPOSED FIRE WATER LINE
TG
SS

TOPOFGRATE

SANITARY SEWER
o
-
SS

PROPOSED SANITARY SEWER
SO

STORM DRAIN
DW

DOMESTIC WATER
W

PROPOSED WATER
RW

RECLAIMED WATER

PROPOSED STORM DRAIN
DCDA

DOUBLE CHECK DETECTOR ASSEMBLY
ss—

EXISTING SANITARY SEWER
FH
T

FIRESTREET

EXISTING STORM DRAIN
ST

STREET LIGHT
�y}
- -
Ev

ELECTRIC VEHICLE
W

EXISTING WATER
CAV

CLEAN AIR VEHICLE
{�
I
(E)

EXISTING
iol
- ' I (P) PROPOSED
'O'

EXISTING FIRE HYDRANT
v
1 /
VII
/
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oc
i
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ri
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�
c o E
°y
I
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v
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o
/
- -
9 18
0`
- - - - -
--
I
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r
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P/L �
Y
a
I
w
30'
r7-1
I
I
I

COVENANT AND AGREEMENT

FOR MAINTENANCE PURPOSES
EX. BLDG.
// M
BRISTOL ST. S 4970'48. E 470.84'
I
I
I
I H U
W J
Zyy I Z W J
Zo
� �UO�
Hm
U) Ewa
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I ZJKD�,2
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W � 2 ttl
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COVENARL.AND AGREEMENT of Z
FOR MAINTENANCE PURPOSES (n m U 8 w
I X o"Y

PUBLIC UTILITY AND I W O U

SIDEWALK EASEMENT F
\ o 1, z
�i iti Uuiy iuz
O U O K 0
0 30 40
IN ET
1 INCH '20 FEET C2.01
15-501

II
III
1 II
I
I

49.32 TC
/
I
--33---

EXISTING CONTOURS
WM
- -
- - - -53.41 FS

48.65 FL
I PROP. 4'X8'

MWS UNIT

FINISH FLOOR
PA

CENTERLINE

50.50 FG

GARAGE FINISH FLOOR

CENTER LINE
INV 6 2 4

RIGHT OF WAY

49.66 FG
-

49.95 FG

PROPERTY LINE

49.83 FG
PRl)P. 24" PARKWAY

CITY EASEMENT LINE
PA

PLANTED AREA

PROPOSED CURB
-

POWER POLE
`•

EXISTING CURB
FS
�

51.25 TC

RIDGE LINE/ GRADE BREAK
1 TOP OF CURB
P R CITY STD. 309
I\\
s
`�J�
FW --R

PROPOSED FIRE WATER LINE
7 TC ^
C
PROP. DRIVEWAY

CITY APPROACH -
161
j
Sd .59 TC

50.69 7 T

50.27 FL

50.19 FL m F
c�
`

R ED CURB
F
h 51.81 TC _ - m

51.3TFS 51.87�C a
N
" "'
7 1
FPIFW

52.03 TC
51'
F 'I

52.10 TC l

TRANSFORMERS

LINE OF SIGHT

50.09 FL
I µ;ms 51.
*
TC 51.78 TC
0" CURB-- _ 51.37 FS
w,
4 51.91 TC

51.53 FS

51.60 FS - -- -

DOUBLE CHECK DETECTOR ASSEMBLY

SEE NOTE BELOW
A. j�%,
F 51.28 FS
- 5T. 3 FS 0" CURB

51.41 FS

EXISTING STORM DRAIN
-

STREET LIGHT
EV
_
- 52.02 TC

52.14 TC
`

CLEAN AIR VEHICLE
- - - - -
o
---- - - - --

EXISTING

51.52 FS

51.64 FS
(P)

PROPOSED
LLI
I
1 `O'

51.48 FS
-'
O•

PROPOSED FIRE HYDRANT
RAS
®

WATER VALVE

52.1 52.40 FS

PROPOSED STORM DRAIN MANHOLE
CA
-'

51.50 FS 51.50 FS
-
,, -

51.6 L

52.5 TC
r 51.06 FG

50.22 TC
I
m
-

52.9 FS
LLI 49.55 FL
24'
U JOIN EX.
-
PROP. 6" SO
PROP. BIORETENTION BASIN
/
EMERGC
ti 49INV I
(SEE SHEET C5.01)
ao
EX. C&G
INV
�
FIRE A
E
• �
LJ_1
PROP. 3"

SD PIPE
I
•
NTS
'
I
PROP. 6�3D-
_
INV
PROP. PUM
- PROP. 6"
_ - '
�.5
12'

49.80INV-OUT

PERFORATED PIPE
-

46.131NV-IN
p
4 PROP. 24"

PARKWAY DRAIN

I / BIO -FILTRATION BASIN W

54.27 TC53.77
PER CITY STD. 308
/
I
--33---

EXISTING CONTOURS
WM
- -
- - - -53.41 FS
-

PROPOSED CONTOURS
I

FINISH FLOOR
N°

CENTERLINE
GFF
CL

GARAGE FINISH FLOOR

CENTER LINE
- - -

RIGHT OF WAY
R

PROPERTY LINE
- - - -

PROPERTY LINE
R/W

RIGHT-OF-WAY

CITY EASEMENT LINE
PA

PLANTED AREA

PROPOSED CURB
I

POWER POLE
`•

EXISTING CURB
FS
�

51.25 TC

RIDGE LINE/ GRADE BREAK
1 TOP OF CURB
/
C
FW --R

PROPOSED FIRE WATER LINE
I
C

50.58 FL

PROPOSED SANITARY SEWER
SD

STORM DRAIN
/

DOMESTIC WATER
UV

PROPOSED WATER
RW

RECLAIMED WATER
-

PROPOSED STORM DRAIN
DCDA

DOUBLE CHECK DETECTOR ASSEMBLY
SS

EXISTING SANITARY SEWER
FH

FIRE HYRANT
-

EXISTING STORM DRAIN
ST

STREET LIGHT
EV

ELECTRIC VEHICLE
W

EXISTING WATER
CAV

CLEAN AIR VEHICLE
- - - - -

LIMIT OF WORK
(E)

EXISTING
(P)

PROPOSED
`O'

EXISTING FIRE HYDRANT
PROP. BLDG.

PROPOSED FIRE HYDRANT
®

WATER VALVE

PROPOSED STORM DRAIN MANHOLE
CA
-'
P /L

17.53'
±6'
1 SPRUCE AVE.
24'
PROP. BIORETENTION BASIN
EMERGC
(SEE SHEET C5.01)
ao
EX. C&G
PROP. BUILDING WALL
�
FIRE A
E

SECTION A -A
I
•
NTS
I
I �
I
PA
_
12'
54,39 FSI
4 I / BIO -FILTRATION BASIN W

54.27 TC53.77
(12') (12')
al
3:1 SIDE SLOPES. SEE
1 1
FS

54.34 TCS
I,
�(

WOMP NOTE BELOW
1 II

53.84 PS

54.50 TC! 2�

53.36 FG

54.00 FS'
r
-
1 5450 TC
.
\
�I
I

54.00 S
Il
11 54.43

53.97 TC
I
1 I 53.93 FS 1

53.47 FS /

52.46 TC
_
HP

51.79 FL I
PROP. 6" SD -
1 54.49 TC \
570.005
1 53.99 FS l

EMOVE EXISTING I
7 11
�I
26'
CUR

DRAIN REPLACE
I
I
SIDE

ALK & CURB &
GUTTER (4' MIN)

54.00 S 1
1 54.41 TC
j 53.91 FS
I �
R1

54.38 TC
1 _
FF

54.35 TC
PROP53.85FS
'� 3.88 FS
1 -54.00
PERFORATED PIPE 51.80

53.84 TC

53.81 FG

53. 5 TC
Q INV

53.34 FL
PROJECTION OF 25' RADIUS.

52.8 FL
/' 54.0
FG
PROP. 6" SO - - -
.45 FT

SEE NOTE BELOW
5=0.005
PROP. DRIVEWAY APPROACH
!

54.0 FG / 3
r - -
PER CITY STD. 161
'----
----I-- SD
SD �S
QU� PROP.
6" SD
1 1 LINE OF SIGHT

54.30 TC
1 1- SEE NOTE BELOW
_

53.80 FS}
- - _
INV
LINE OF SIGHT\'

SEE NOTE BELOW

53.87TC
_-
PROP 24" PARKWAY DDDRA1N----------TC__53.20
FIL 53.91 TC
v~i

53.89 TC 53.70 TC PARKWAY DRAIN PER CIN STD. 308

53.22 FLN.0

52.43 FL - - - -REMOVE
EXISTING CURB DRRI 12) REPLACE 53.31 TC
SIDEWALK & CURB & GUTTER (4' MIN)RISTOL ST. B < yJOIN EX. 7REMOVE
JOIN EX.

EXISTING CURB DRAIN 2) &
REMOVE EXISTING CURB DRAINS (3) & REPLACE Q REPLACE SIDEWALK

SIDEWALK &
CURB & GUTTER (4' MIN)
CONCEPTUAL GRADING NOTES:

1. DRIVEWAY CONFIGURATION: DRIVEWAYS ARE PROPOSED PER CITY STD. 161 WITH 15 RADIUS ON SPRUCE AND 25

4. LINE OF SIGHT: LINE OF SIGHT TRIANGLES HAVE BEEN DRAFTED PER CNB STD 105 WITH ADDITIONAL COORDINATION RADIUS ON BRISTOL. SOUTHERLY RADIUS ON BRISTOL DRIVEWAY HAS BEEN CONSTRUCTED AT A 20' RADIUS WITH A AND CONFIRMATION 6WTH CITY STAFF FOR SITE SPECIFIC CONDITIONS. ASSUMPTIONS ARE AS FOLLOWS:

WIDENED DRIVEWAY ENTRANCE CONFIGURATION HOWEVER THE RESULTANT 25' WIDE RADIUS DRIVEWAY RADIUS AREA

4.1. BRISTOL STREET: ASSUMES PRIMARY STREET FOR DISTANCES. AS THERE ARE NO SOUTHBOUND LANES LEFT HAS BEEN RESERVED AND DEPICTED VIA DASHED LINE ON THE PLANS.

TURN MOVEMENT LINES HAVE BEEN OMITTED.
\

4.2. SPRUCE AVENUE: ASSUMES SECONDARY STREET. DUE TO THE FACT THAT EASTBOUND LANES ORIGINATE AT

2. DRAINAGE &WATER QUALITY IMPROVEMENTS: FOR FURTHER DETAILS AND NOTES ON DRAINAGE IMPROVEMENTS SEE

BRISTOL (NO THRU TRAFFIC) AND ALL ENTERING TRAFFIC WILL BE AT REDUCED SPEEDS, LINE OF SIGHT SHEET C5.01. SITE GRADING AND DRAINAGE HAS BEEN STRUCTURED TO MATCH EXISTING DRAINAGE CONDITIONS

TRANGLES HAVE BEEN LIMITED TO ORIGINATE AT THE CROSSWALK PER COORDINATION WITH CITY STAFF WITH ALL RUNOFF BEING DISCHARGED AT GRADE.

3. RIDE SHARE PICKUP ZONE: TURNOUT WIDENING FOR A RIDE SHARE PICKUP ZONE IS PROPOSED ON SPRUCE AVENUE. 0 3o ao
FINAL LENGTH AND CONFIGURATION TO BE DETERMINED DURING PERMITTING PHASE. TURNOUT WILL BE DESIGNED TO ALLOW TWO, 12' WIDE LANES OF TRAFFIC IN THE EASTBOUND DIRECTION IN ADDITION TO THE RIDE SHARE ZONE. ( IN FEET )
1 INCH =20 FEET
PRi

SECTION B -B
NTS
PA

SECTION C -C
NTS
/L R/W ESMT.
26' ±8' ±20.7
4'
I
I BRISTOL ST. I PROP. 36' S/
EX. C&G
_ - _ -
J

SECTION D -D
NTS
PROP. BIORETENTION BASIN
SEE SHEET C5.01
-PROP. BUILDING WALL
C3.01
15-502
LEGEND
--33---

EXISTING CONTOURS
WM

WATER METER
33 PROPOSED CONTOURS
FF

FINISH FLOOR

CENTERLINE
GFF
CL

GARAGE FINISH FLOOR

CENTER LINE
- - -

RIGHT OF WAY
R

PROPERTY LINE
- - - -

PROPERTY LINE
R/W

RIGHT-OF-WAY

CITY EASEMENT LINE
PA

PLANTED AREA

PROPOSED CURB
PP

POWER POLE

EXISTING CURB
FS

FINISHED SURFACE
R

RIDGE LINE/ GRADE BREAK
TC

TOP OF CURB
TG

TOP OF GATE
FW --R

PROPOSED FIRE WATER LINE
SS

SANITARY SEWER
SS

PROPOSED SANITARY SEWER
SD

STORM DRAIN
DW

DOMESTIC WATER
UV

PROPOSED WATER
RW

RECLAIMED WATER
-

PROPOSED STORM DRAIN
DCDA

DOUBLE CHECK DETECTOR ASSEMBLY
SS

EXISTING SANITARY SEWER
FH

FIRE HYRANT
-

EXISTING STORM DRAIN
ST

STREET LIGHT
EV

ELECTRIC VEHICLE
W

EXISTING WATER
CAV

CLEAN AIR VEHICLE
- - - - -

LIMIT OF WORK
(E)

EXISTING
(P)

PROPOSED
`O'

EXISTING FIRE HYDRANT
YY

PROPOSED FIRE HYDRANT
®

WATER VALVE

PROPOSED STORM DRAIN MANHOLE
CA
R/W
32' 310'

17.53'
±6'
1 SPRUCE AVE.

PROP. BIORETENTION BASIN
(SEE SHEET C5.01)
EX. C&G
PROP. BUILDING WALL

SECTION A -A
NTS
PA
PRi

SECTION B -B
NTS
PA

SECTION C -C
NTS
/L R/W ESMT.
26' ±8' ±20.7
4'
I
I BRISTOL ST. I PROP. 36' S/
EX. C&G
_ - _ -
J

SECTION D -D
NTS
PROP. BIORETENTION BASIN
SEE SHEET C5.01
-PROP. BUILDING WALL
C3.01
15-502

PROP. ONSITE FIRE HYDRANT

6..W 811W 811W 8..w 8..w 5"wR/W a"w B..w 69 8..w 8"w
o BRISTOL ST.

LEGEND

I PER CITY

OF NEWPORT BEACH
m
STD. 501
- —33 — - -

EXISTING CONTOURS
PROP.
8" DCDA & FDC
PROP. CONNECTION TO
PER

CITY OF NEWPORT BEACH
EX. 16" ACP WATER MAIN

PROPOSED CONTOURS
STD.
518 P/L

PER CITY OF NEWPORT
_ X
BEACH STD. 511 OR 514
GFF

GARAGE FINISH FLOOR

CENTERLINE
CL

CENTER LINE
RFIRE

PROP SERVICE

RIGHT OF WAY
R

FIAP W FW- FIN
PROP. B" FW LINE
pi3

PROPERTY LINE
R/W

RIGHT-OF-WAY

CITY EASEMENT LINE
PA

PLANTED AREA
w
Z
p

PROPOSED CURB
PP
FW POC
U
BLDG. FIRE RISER
N

EXISTING CURB
FS

FINISHED SURFACE
3 O
w
R

RIDGE LINE/ GRADE BREAK
TC

TOP OF CURB
fla-
^
vJ
a
tr
3 (

TOP OF GRATE
EX. 8" VCP
E NER
R/W

PROPOSED FIRE WATER LINE
SS

SANITARY SEWER
EX. DOMESTIC WRTER SERVICE
m

TO BE USED FFIR PROPOSED

PROPOSED SANITARY SEWER
SO
PROP. IRRIGATION METER

IRRIGATION UNE
o

AND BACKFLOW PER
EX. 6" WATER SER CE TO BE
DW

CITY OF NEWPORT
BEACH STD. DWG. 507 PROP. BLDG

USED FOR PROPOSED
& 519-A .

DOMESTIC NATER UNE

PROPOSED WATER
(

RECLAIMED WATER
EX. SEWER MH
(
PROP. DOMESTIC METER AND
.m
(52.04RIM)e

PROPOSED STORM DRAIN
DCDA

BACKFLOW PER CITY OF NEWPORT
(44.331NV-IN)
IZ
BEACH STD. DWG. 519-8
(44.1±INV-OUT) -

EXISTING SANITARY SEWER
FH

46.651NV-6"SD
�

45.34TOP-8"SS

8..6..W

EXISTING STORM DRAIN
ST

STREET LIGHT

SEWER POC
8"55
EV

44.901NV
X. 8" VCP SEWER
EX. B" VCP SEVER (5=0.004)

EXISTING WATER
CAV
PROP. 8" VCP SEWER J
- — -

LIMIT OF WORK
(E)
DW POC
R
CITY OF NEWPORT BEACH STD. 400
3 44.421NV-OUT
EX. 16" A P WATER MAIN

44.521NV-IN
`O'

EXISTING FIRE HYDRANT
3 FF=54.00
Yi

PROPOSED FIRE HYDRANT
1\
EX. FIRE HYDRANT

TO REMAIN

6..W 811W 811W 8..w 8..w 5"wR/W a"w B..w 69 8..w 8"w
o BRISTOL ST.

PROP. ONSITE

FIRE HYDRANT

PER CITY OF

NEWPORT BEACH
STD. 501
I (
1 — ew aw aw — \
SEX. 8" ACP WATER MAIN
EX. 6" WATER SERVICE IS UNUSED.

PROPOSED DEVELOPMENT RESERVES THEo 30 40

RIGHT TO UTILIZE WATER SERVICE FOR FIRE

PROTECTION DURING PERMITTING PHASE

DEPENDING ON FINAL PRESSURE AND FIRE ( IN FEET )
FLOW NEEDS 1 INCH - 20 FEET
C4.01
15-503
LEGEND
m
- —33 — - -

EXISTING CONTOURS
WM

WATER METER
33 PROPOSED CONTOURS
FF

FINISH FLOOR
GFF

GARAGE FINISH FLOOR

CENTERLINE
CL

CENTER LINE
— - - —

RIGHT OF WAY
R

PROPERTY LINE
— - -

PROPERTY LINE
R/W

RIGHT-OF-WAY

CITY EASEMENT LINE
PA

PLANTED AREA
Z
p

PROPOSED CURB
PP

POWER POLE
rn

EXISTING CURB
FS

FINISHED SURFACE
O
w
R

RIDGE LINE/ GRADE BREAK
TC

TOP OF CURB
a
tr
TG

TOP OF GRATE
..

PROPOSED FIRE WATER LINE
SS

SANITARY SEWER
m
SS

PROPOSED SANITARY SEWER
SO

STORM DRAIN
o
DW

DOMESTIC WATER
W

PROPOSED WATER
RW

RECLAIMED WATER

PROPOSED STORM DRAIN
DCDA

DOUBLE CHECK DETECTOR ASSEMBLY
SS

EXISTING SANITARY SEWER
FH

FIRE HYRANT
-

EXISTING STORM DRAIN
ST

STREET LIGHT
EV

ELECTRIC VEHICLE
W

EXISTING WATER
CAV

CLEAN AIR VEHICLE
- — -

LIMIT OF WORK
(E)

EXISTING
(0/

PROPOSED
p
�

PROPOSED LANDSCAPE
`O'

EXISTING FIRE HYDRANT
Yi

PROPOSED FIRE HYDRANT
®

WATER VALVE
®

PROPOSED STORM DRAIN MANHOLE
_
N
Ww
�
Eo
U �o
o �
r
a
PROP. ONSITE

FIRE HYDRANT

PER CITY OF

NEWPORT BEACH
STD. 501
I (
1 — ew aw aw — \
SEX. 8" ACP WATER MAIN
EX. 6" WATER SERVICE IS UNUSED.

PROPOSED DEVELOPMENT RESERVES THEo 30 40

RIGHT TO UTILIZE WATER SERVICE FOR FIRE

PROTECTION DURING PERMITTING PHASE

DEPENDING ON FINAL PRESSURE AND FIRE ( IN FEET )
FLOW NEEDS 1 INCH - 20 FEET
C4.01
15-503

PROP. 24r PARKWAY
PROP.' 3" CURB OUTLET -
PROP. 24" PARKWAY DRAIN
Lu
U
ryn
U)
PROP. 4'X8' MWS UNIT

0.55 \ x
/ P. P
/ 49.80INV-OUT
/ 46.131NV-IN
PROP. BIOFILTRATION
-
/V \ 1
\
\ PLANTER 1 �" e
\ A=980 IF
DCV=2,098CF „
�a
„ 5=0.005 A=410 IF »_
� DCV=878CF
PROP. 24" PARKWAY DRAIN
_aev
BRISTOL ST.

J
0 20' 40'
SCALE: 1" = 20'
LEGEND
r
- -

PROPERTY LINE
Pervious

PROPOSED BIOFILTRATION PLANTER
IrnpeMous

PROPOSED MODULAR WETLANDS UNIT
X

DRAINAGE AREA
X.XX

ACREAGE
Depth (Ie) Area (s4

DRAINAGE AREAS
Area{ac)
PROP. 6" SO
(0.75ximpF0.15)
(CedsA) BMP USED
A
19516
5=0.005
0,75 5051

0.12 0.34

0.75 0.71
878 Blomentl Dll Planter
B
40,300

0.93 0.75 3598

0.08 0.84

0.91 0.83
7,098 Bi_etention Planter
A

0.45 PROP. BIOFILTRATION
PROP 6" SO PLANTER TYPE 1
24,155
�a
„ 5=0.005 A=410 IF »_
� DCV=878CF
PROP. 24" PARKWAY DRAIN
_aev
BRISTOL ST.

J
0 20' 40'
SCALE: 1" = 20'
LEGEND
r
- -

PROPERTY LINE
Pervious

PROPOSED BIOFILTRATION PLANTER
IrnpeMous

PROPOSED MODULAR WETLANDS UNIT
X

DRAINAGE AREA
X.XX

ACREAGE
Depth (Ie) Area (s4

DRAINAGE AREAS
Area{ac)

PROPOSED LANDSCAPE

STORM DRAIN SIGNAGE DETAIL
3:1 MAX SLOPE TOP OF
BASIN
-------L- -- --
30" ENGINEERED MEDIA WITH
MIN. 8 IN/HR PERCOLATION
RATE AND 30%
VOIDED PER APPENDIX XIV.5

BIOTREATMENT BMP FACT

SHEET IN THE ORANGE
III
-III-III- I� 11 MI
COUNTY TECHNICAL-III-III-III-ri-(-
GUIDANCE DOCUMENT.1-
PIPFt,EGOW

TREATMENT FLOWS
SLO
pERFOR
6" PERFORATED PIPE WRAPPED IN INVERT=BOTTOM OF NATIVE

GEOTEXTILE FILTER FABRIC PER BASIN PER PLAN
SPPWC STD. NO. XXX.

INVERT ELEVATION PER PLAN.
(PERFORATIONS ON BOTTOM)

WATER QUALITY BASIN TYPE
NTS
project: 1300 Bristol
Total Area{ACI 1.93
Total DCV Ir.galretl) [f 2,976
PROP. BUILDING WALL
-SPLASH BLOCK
3" NON-FLOATABLE

SHREDDED AGED

HARDWOOD MULCH LAYER

BOTTOM AND SIDES OF BASIN TO BE LINED
WITH IMPERMEABLE LINER, 20 MIL MIN
,-GEOTEXTILE FILTER FABRIC AT

BOTTOM OF BIO -FILTER MEDIA
�12" MIN. CLEAN WASHED J" ROCK
SOIL
CONCEPTUAL DRAINAGE NOTES:

1. BASIN CONFIGURATION: BASIN CONFIGURATION DEPICTED ON CONCEPTUAL GRADING PLANS ARE SCHEMATIC AND INTENDED TO DEPICT THE EXTENT OF THE BASINS REQUIRED. ULTIMATE CONFIGURATION WILL BE COORDINATED WITH FINAL LANDSCAPE

IMPROVEMENT PLANS TO ALLOW TREE AND SITE AMENITY CONSTRUCTION

2. WATER QUALITY (LOWT FLOWS TO BE PUMPED: SITE GRADING AND DRAINAGE HAS BEEN DESIGNED TO TREAT THE FULL DESIGN CAPTURE VOLUME 'M THIN THE THREE NOTED BIO -BASINS. POST FILTRATION (LOW) FLOWS FROM THE SUB -DRAINS WILL BE DIRECTED TO A STORM DRAIN SUMP PUMP THAT WILL DISCHARGE THE FILTERED RUNOFF TO THE SPRUCE AVENUE CURB FACE.

3. PEAK FLOW DISCHARGE: PEAK FLOW DISCHARGE WILL OCCUR, AT GRADE, TO THE CURB AND GUTTER ON SPRUCE AVENUE AND BRISTOL STREET AA PROPOSED PARKWAY DRAINS TO MATCH THE EXISTING TRIBUTARY AREAS OF THE SITE. r52 `m
Eo
a
Z
J
LU
WZJ
d 'f-^¢ 0 A.

U) m = 7 U
d H Q
� Owdim
J u)
Q o mo
d O 2
U M
O F
U
i F!
C5.01
15-504
Rainfall Pe.ia as
Pervious
ImP-1-
IrnpeMous

C TC (MIN)
11 Q­..(1:11)DCV(c1)
Otainage Area
Area (stl
Area (AC)
Depth (Ie) Area (s4
Area (as)
Area{ac)
ratio
(0.75ximpF0.15)
(CedsA) BMP USED
A
19516

0.45 0,75 5051

0.12 0.34

0.75 0.71
878 Blomentl Dll Planter
B
40,300

0.93 0.75 3598

0.08 0.84

0.91 0.83
7,098 Bi_etention Planter
C
24,155

0.55 0.75 4818

0.11 0.44

0.80 0.75 5
D.275 D.114 I- MW54%8
Total
84,271

1.93 13,467

0.31 1.63

0.84 0.78
1 7,976
CONCEPTUAL DRAINAGE NOTES:

1. BASIN CONFIGURATION: BASIN CONFIGURATION DEPICTED ON CONCEPTUAL GRADING PLANS ARE SCHEMATIC AND INTENDED TO DEPICT THE EXTENT OF THE BASINS REQUIRED. ULTIMATE CONFIGURATION WILL BE COORDINATED WITH FINAL LANDSCAPE

IMPROVEMENT PLANS TO ALLOW TREE AND SITE AMENITY CONSTRUCTION

2. WATER QUALITY (LOWT FLOWS TO BE PUMPED: SITE GRADING AND DRAINAGE HAS BEEN DESIGNED TO TREAT THE FULL DESIGN CAPTURE VOLUME 'M THIN THE THREE NOTED BIO -BASINS. POST FILTRATION (LOW) FLOWS FROM THE SUB -DRAINS WILL BE DIRECTED TO A STORM DRAIN SUMP PUMP THAT WILL DISCHARGE THE FILTERED RUNOFF TO THE SPRUCE AVENUE CURB FACE.

3. PEAK FLOW DISCHARGE: PEAK FLOW DISCHARGE WILL OCCUR, AT GRADE, TO THE CURB AND GUTTER ON SPRUCE AVENUE AND BRISTOL STREET AA PROPOSED PARKWAY DRAINS TO MATCH THE EXISTING TRIBUTARY AREAS OF THE SITE. r52 `m
Eo
a
Z
J
LU
WZJ
d 'f-^¢ 0 A.

U) m = 7 U
d H Q
� Owdim
J u)
Q o mo
d O 2
U M
O F
U
i F!
C5.01
15-504

I I
I
2 O T
gI \ 6;

PATIO DECK AB VE
2 j

ROOF LINE
ABOVE
Z /
x 2 /
Cn
'� M Z
VJ

C LUI /
l J LL
m
m
m p
a
LEGEND

INDICATES PROPOSED BUILDING IRESIDENTIAL AND INTERIOR COMMON USE) AERIALTRUCKLADDERACCESSTOBUILDING (BETWEEN 20' - 40' FROM ACCESS ROAD)
INDICATES PROPOSED PARKING GARAGE F7 INDICATES STAIR LOCATIONS PROJECT STAIR 1 & STAIR 3 SHALL PROVIDE ACCESS TO THE ROOF BY WAY OF FULL STAIR ACCESS GENERATOR ROOM — — — INDICATES LIMITS OF BUILDING ROOFLINE STAIR2&STAIR 4 SHALL PROVIDE ACCESS TO THE ROOF BYWAY OF AN ALTERNATING TREAD BOUNDARY DEVICE AND A SELF -OPENING OVERSIZED ROOF HATCH. REFER TO DETAILS PROVIDED HEREON ROOF LINE ABOVE INDICATES RESIDENTIAL LEVELS ABOVE GRADE FOR REFERENCE ONLY.

FACE

LEVELS ABOVE INDICATES PROPOSED FIRE ACCESS LANE WITH AN ALL WEATHER PAVED SURINDICATES ELEVATOR LOCATIONS CAPABLE OF SUPPORTING 72,000 LBS FORE FIRE APPARATUS AND TRUCK OUTRIGGER LOADS OF 75 POUNDS PER SQUARE INCH OVER 2 -FOOT AREA.

FIRE ACCESS LANE$ DO NOT REQUIRE A FIRE DEPARTMENT TURNAROUND SINCE THEY INDICATES FIRE CONTROL ROOM LOCATION �_ • _� LESS THAN 150.FEET IN LENGTH PER CFC SECTION 503.2.5. 4 N B R4� I » INDICATES 'NO STOPPING- FIRE LANE'SIGNS PER DETAILS HEREON INDICATES ELEVATION LOCATION _ A - TAIR EXIT ➢ • r2�• \\ I O INDICATES EXISTING PUBLIC FIRE HYDRANT WITH BLUE REFLECTIVE MARKER

LOADING
---. y - \ PROJECT \ \ INDICATES FIRE APPARATUS PATH OF TRAVEL WITH A20 -FOOT WIDE PATH, —Z STAIR 3 \ ' I BOUNDARY Q INDICATES PROPOSED PRIVATE FIRE HYDRANT WITH BLUE REFLECTIVE FIRE HYDRANT 20 -FOOT INSIDE RADIUS AND 40.FOOT OUTSIDE RADIUS D I 2 `r./ MARKER. MARKER SHALL BE PLACED 8' FROM CENTERLINE OF HYDRANT SIDE OF STREET \ I EV i R 4 INDICATES PROPOSED DOUBLE DETECTOR CHECK FOR AUTOMATIC FIRE SPRINKLER

INNINNN N N
Essimms 11 1
D OTw 0 0 0 D
-� — M
AI
molowimmolml
RISER CONNECTION AND PRIVATE FIRE HYDRANTSINDIC�•
7® 2

RISER CONNECTION FIRE DEPARTMENT CONNECTION FOR AUTOMATIC FIRE SPRINKLER

RISER CONNECTION
INDICATES PROPOSED POST —� INDICATOR CONNECTION

OISOLTE THE AUTOMATIC UTOMATIC FIRE LANE SIGNS AND SIGN MOUNTING DETAILS LEVELS O DETECTOR CHECK FIRE DEPARTMENT VALVE

ALV LOCATE THE DOUBLE

ABOVE FIRE SPRINKLER RISER CONNECTION FROM THE BALANCE OF THE PRIVATE FIRE LINE ACUR-AND 24
IDATED
MINIMUM FIRE FLOW REQUIRED (PER CFC APPENDIX B AS LOCALLY AMENDED): O O rvoscAPE DinEcnY MCgN:r soEw �oic" IN I 3,000 GPM AT 20PSI FOR3 HOURS OSSHALL -PEDE-Tl-nR-. LL.Ero,-D B
VENTILATION SUPPLY BASED ON FIRE FLOW (PER CFC APPENDIX CASLOCALLY AMENDED): airvnuOTHERAREAs. 3 HYDRANTS MINIMUM ©o
400 -FEET AVERAGE FROM HYDRANT TO HYDRANT, 175 -FEET FROM DEAD END MAXIMUM`SI ROOF 225 FROM ANY POINT ON A STREET (450 -FEET FROM HYDRANT TO HYDRANT MAXIMUM RTHE ECUIRBL ERrs P WAY SHALLREPEPmE LOCAL �u lG`TI"Ns A
/ LINE ABOVE NOTE
DATTHETNEDP e

G F NA BE
URIE E�SIGNS SH LLL ME TSS CEFI'= No
IrvsPE�Ory DEPErvDIrvc Ory RELD corvDlAorvs. C

I NOTICE
2 2 , 4 , 4 • 4

FIRE LANE SIGN MOUNTING LEGEND
1 STOPPING 5 STOPPING 5 STOPPING 5 O sN�EnTHArv�'rvLLERT"ArvrNCT"ESnDH-IGH 2 FIRE FIRE FIRE 0 L ERNGSHALLaENCHE�ry-TEH� KD
LANE 3 LANE 3 LANE 3LE1.11. GN rvNREDWKDRDDMU
W/0,
1ss- 3 O [F[%NG SHALL [ ED
GARAGE — "a=°°'°°"", ~► ~ E mRCRr rvREDwTrvmnmum
ENTRY 1z 12 1m DHTHaorro ry crccRourvD,EIAL BE BOLD, R
:.I 3 M «a LE, �EHEs �L E CE T BOX,
FIRE LANE NO STOPPING NO STOPPING BEGIN NO STOPPING END (22)i CHES IN HEIGHT" RA 26' j _ n ENTRANCE SIGN L FIRE LANE SIGN 3 FIRE LANE SIGN 4 FIRE LANE SIGN

ROOF HATCH ACCESS DETAIL (FOR REFERENCE ONLY)
®�PHAll 31=1--1
j �h
STAIR4
RMSD �rAc,�P »9xe-.o - nEFE2"ro _.
2 0 Eu D rnwunc 5�'fC DE TAIL PROVIDED BY THE BILCO TV I COMPANY FOR REFERENCE ONLY. \ /HIS
� ANV LOCKING MECHANISMS SHALL
/ 2 foR P00F n4i 99

BE OX PADLOCK
u ITH A KNOX BOX OR
GUB
:.
-----------
v
11 11 11 ?
11• 1._ IY ,Ill 1_= 1_ _ 1II
11 11 1111
Fn
I 11 11 111 II
I L
11 11 11 FN111
It ! 1 II 1 _ 1_ r
1 11 1111
11 11 11 I„I�II
111 -1 11 _ 11 1 11
II 11 11 11
oil_
—
IF

ROOF LINE ABOVE
248, LEVELS ABOVE

FIRE HYL
EXISTING BRISTOL STREET N.

RANT

FIFREHDYRANTO
o
FIRE H`
RISER CONNECTION AND PRIVATE FIRE HYDRANTSINDIC�•
7® 2

RISER CONNECTION FIRE DEPARTMENT CONNECTION FOR AUTOMATIC FIRE SPRINKLER

RISER CONNECTION
INDICATES PROPOSED POST —� INDICATOR CONNECTION

OISOLTE THE AUTOMATIC UTOMATIC FIRE LANE SIGNS AND SIGN MOUNTING DETAILS LEVELS O DETECTOR CHECK FIRE DEPARTMENT VALVE

ALV LOCATE THE DOUBLE

ABOVE FIRE SPRINKLER RISER CONNECTION FROM THE BALANCE OF THE PRIVATE FIRE LINE ACUR-AND 24
IDATED
MINIMUM FIRE FLOW REQUIRED (PER CFC APPENDIX B AS LOCALLY AMENDED): O O rvoscAPE DinEcnY MCgN:r soEw �oic" IN I 3,000 GPM AT 20PSI FOR3 HOURS OSSHALL -PEDE-Tl-nR-. LL.Ero,-D B
VENTILATION SUPPLY BASED ON FIRE FLOW (PER CFC APPENDIX CASLOCALLY AMENDED): airvnuOTHERAREAs. 3 HYDRANTS MINIMUM ©o
400 -FEET AVERAGE FROM HYDRANT TO HYDRANT, 175 -FEET FROM DEAD END MAXIMUM`SI ROOF 225 FROM ANY POINT ON A STREET (450 -FEET FROM HYDRANT TO HYDRANT MAXIMUM RTHE ECUIRBL ERrs P WAY SHALLREPEPmE LOCAL �u lG`TI"Ns A
/ LINE ABOVE NOTE
DATTHETNEDP e

G F NA BE
URIE E�SIGNS SH LLL ME TSS CEFI'= No
IrvsPE�Ory DEPErvDIrvc Ory RELD corvDlAorvs. C

I NOTICE
2 2 , 4 , 4 • 4

FIRE LANE SIGN MOUNTING LEGEND
1 STOPPING 5 STOPPING 5 STOPPING 5 O sN�EnTHArv�'rvLLERT"ArvrNCT"ESnDH-IGH 2 FIRE FIRE FIRE 0 L ERNGSHALLaENCHE�ry-TEH� KD
LANE 3 LANE 3 LANE 3LE1.11. GN rvNREDWKDRDDMU
W/0,
1ss- 3 O [F[%NG SHALL [ ED
GARAGE — "a=°°'°°"", ~► ~ E mRCRr rvREDwTrvmnmum
ENTRY 1z 12 1m DHTHaorro ry crccRourvD,EIAL BE BOLD, R
:.I 3 M «a LE, �EHEs �L E CE T BOX,
FIRE LANE NO STOPPING NO STOPPING BEGIN NO STOPPING END (22)i CHES IN HEIGHT" RA 26' j _ n ENTRANCE SIGN L FIRE LANE SIGN 3 FIRE LANE SIGN 4 FIRE LANE SIGN

ROOF HATCH ACCESS DETAIL (FOR REFERENCE ONLY)
®�PHAll 31=1--1
j �h
STAIR4
RMSD �rAc,�P »9xe-.o - nEFE2"ro _.
2 0 Eu D rnwunc 5�'fC DE TAIL PROVIDED BY THE BILCO TV I COMPANY FOR REFERENCE ONLY. \ /HIS
� ANV LOCKING MECHANISMS SHALL
/ 2 foR P00F n4i 99

BE OX PADLOCK
u ITH A KNOX BOX OR
GUB
:.
-----------
v
SPRUCE
STREET �tI�25'
ELEVATION 1 SCALE: 1" = 20'

NOT TO SCALE SECT ON
Mill
WW 11 11 111_ 11 111 1111 11 IIT `� ! 11 111111 11-�I
11 11 i- 111 ill -
'
-
' 11 I F 11 II. II. _ _ II I�-LI J 1 11 11 111 1
ELEVATION 2 SCALE: 1" = 20'
WP(
m
15-505
11 11 11 ?
11• 1._ IY ,Ill 1_= 1_ _ 1II
11 11 1111
Fn
I 11 11 111 II
11 11 11 FN111
It ! 1 II 1 _ 1_ r
1 11 1111
11 11 11 I„I�II
111 -1 11 _ 11 1 11
II 11 11 11
oil_
—
SPRUCE
STREET �tI�25'
ELEVATION 1 SCALE: 1" = 20'

NOT TO SCALE SECT ON
Mill
WW 11 11 111_ 11 111 1111 11 IIT `� ! 11 111111 11-�I
11 11 i- 111 ill -
'
-
' 11 I F 11 II. II. _ _ II I�-LI J 1 11 11 111 1
ELEVATION 2 SCALE: 1" = 20'
WP(
m
15-505

Attachment H
Correspondence
15-506

Planning Commission - February 17, 2022
Item 4a - Additional Materials Received
Residences at 1300 Bristol Street (PA2021-161)
City of Newport Beach Planning Commission and City Council, I have lived in Newport Beach for 28 years in the Santa Ana Heights neighborhood. I had heard about ti proposed development at 1300 Bristol and was curious to see the type of product built by The Picerne Group. As a result I toured The Picerne Group's One Uptown Newport apartment community on Jamboree Blvd. It far exceeded my expectations and changed my impression of what a modern apartment is. The livability and quality of the property are extraordinary. I joked with some of my neighbors that we should go live in 1300 Bristol when it is complete.

In my opinion 1300 Bristol is appropriately designed for the immediate neighborhood which includes retail, restaurants, and office buildings. It will expand the customer base for local retail businesses as well as provide needed housing for the Airport Area employment base. The 73 freeway provides a nice buffer from the residential neighborhood that I live in. My understanding is the proposed development will count towards the state's requirement to create affordable and market rate housing which is a further benefit for the city. I believe the development is well thought out and represents good urban planning.

Thank vou.

Sincerely,
15-507

NEWMEYER
OILLION 00
February 14, 2022
City of Newport Beach Planning Commission and City Council 100 Civic Center Drive
Newport Beach, California 92660
Re: The Picerne Group — 1300 Bristol Street
Ladies and Gentlemen:

Planning Commission - February 17, 2022
Item 4a - Additional Materials Received
Residences at 1300 Bristol Street (PA2021-161)
Newmeyer & Dillion LLP
895 Dove Street
Fifth Floor
Newport Beach, CA 92660
949 8,54 7000
Michael B. McClellan
Michael. [email protected]
I am writing this letter to express our support for The Picerne Group's proposed luxury apartment community development at 1300 Bristol Street in Newport Beach. We expect this project will bring new life to the area, expand the customer base for local retail businesses, and provide needed housing for the Airport Area employment base.

Newmeyer Dillion's headquarters at 895 Dove Street is within a few city blocks of the proposed development. As a law firm, we employ a variety of people who would be attracted to the walkability to our office while also enjoying the retail choices in the immediate area and access to the Newport Beach lifestyle.

We have come to know The Picerne Group as a committed community member that takes a strong interest in the wellbeing of Newport Beach. We also understand that they are self-funded, which is atypical in today's development industry, and that they buy their Southern California properties to hold for the long term. We encourage you to newmeyerdillion.com
15-508

City of Newport Beach
February 14, 2022

Planning Commission - February 17, 2022
Item 4a - Additional Materials Received
Residences at 1300 Bristol Street (PA2021-161)
approve this development, which we regard as a positive step towards creating an airport market village where people will live, work, and shop. 9999.MBM / 9698162.1
15-509

Planning Commission - February 17, 2022
Item 4a - Additional Materials Received
Residences at 1300 Bristol Street (PA2021-161)
City of Newport Beach Planning Commission and City Council, I am writing this letter to show my support for The Picerne Group's proposed luxury apartment development at 1300 Bristol Street. This project is going to bring new life to the area and expand the customer base for local retail businesses.

As a local business owner, I am excited to welcome the residents of this new apartment project and know that this project will be a benefit to the community. The Picerne Group has a proven track record of developing successful and high-quality projects and this is exactly the type of project that our neighborhood and businesses need.

Sincerely,
15-510

Planning Commission - February 17, 2022
Item 4a - Additional Materials Received
Residences at 1300 Bristol Street (PA2021-161)
City of Newport Beach Planning Commission and City Council, I am writing this letter to show my support for The Picerne Group's proposed luxury apartment development at 1300 Bristol Street. This project is going to bring new life to the area and expand the customer base for local retail businesses.

As a local business owner, I am excited to welcome the residents of this new apartment pr^ject and know that this project will be a benefit to the community. The Picerne Group has a proven track record of developing successful and high-quality projects and this is exactly the type of project that our neighborhood and businesses need.

Sincerely,
United Studios oP

SELF DEIIRA
i
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Jarod KulpaZA
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CHIEF INSTRUCTOR
V72 ®1.9 (IRE
(949)'�,
[email protected]
3601 JAMBOREE RD. NEWPORT BEACH, CA 92660
15-511

Planning Commission - February 17, 2022
Item 4a - Additional Materials Received
Residences at 1300 Bristol Street (PA2021-161)
City of Newport Beach Planning Commission and City Council, I am writing this letter to show my support for The Picerne Group's proposed luxury apartment development at 1300 Bristol Street. This project is going to bring new life to the area and expand the customer base for local retail businesses.

As a local business owner, I am excited to welcome the residents of this new apartment project and know that this project will be a benefit to the community. The Picerne Group has a proven track record of developing successful and high-quality projects and this is exactly the type of project that our neighborhood and businesses need.

Sincerely,

NANA SAN
Japanese Restaurant
3601 Jamboree Rd. Ste, 15B
Newport Beach, CA 92660
949-474-7373
15-512

Planning Commission - February 17, 2022
Item 4a - Additional Materials Received
Residences at 1300 Bristol Street (PA2021-161)
City of Newport Beach Planning Commission and City Council, I am writing this letter to show my support for The Picerne Group's proposed luxury apartment development at 1300 Bristol Street. This project is going to bring new life to the area and expand the customer base for local retail businesses.

As a local business owner, I am excited to welcome the residents of this new apartment project and know that this project will be a benefit to the community. The Picerne Group has a proven track record of developing successful and high-quality projects and this is exactly the type of project that our neighborhood and businesses need.

Sincerer
Phillip Talieh
Master Fitter & Builder
CLUB

CHAMPION
gutter Vit ... 1 ower score's
3601 Jamboree Rd, Suite 17 • Newport Beach, CA 92660
W:949-861-3822 • C:408-839-3130
phillip@clubchampiongolf,com
15-513

Planning Commission - February 17, 2022
Item 4a - Additional Materials Received
Residences at 1300 Bristol Street (PA2021-161)
City of Newport Beach Planning Commission and City Council, I am writing this letter to show my support for The Picerne Group's proposed luxury apartment development at 1300 Bristol Street. This project is going to bring new life to the area and expand the customer base for local retail businesses.

As a local business owner, I am excited to welcome the residents of this new apartment project and know that this project will be a benefit to the community. The Picerne Group has a proven track record of developing successful and high-quality projects and this is exactly the type of project that our neighborhood and businesses need.

Sincerely,
Home Fitness
15-514

2121'92 -
City
2 City of Newport Beach Planning Commission and City Council, Planning Commission - February 17, 2022
Item 4a - Additional Materials Received
Residences at 1300 Bristol Street (PA2021-161)
I am writing this letter to show my support for The Picerne Group's proposed luxury apartment development at 1300 Bristol Street. This project is going to bring new life to the area and expand the customer base for local retail businesses.

As a local business.owner, I am excited to welcome the residents of this new apartment project and know that this project will be a benefit to the community. The Picerne Group has a proven track record of developing successful and high-quality projects and this is exactly the type of project that our neighborhood and businesses need.

S
�2i S rldJf`J �LC6(1- k
Bike House Newport Beach
1000 Bristol St N suite 26
Newport Beach, CA 92660

Planning Commission - February 17, 2022
Item 4a - Additional Materials Received
Residences at 1300 Bristol Street (PA2021-161)
City of Newport Beach Planning Commission and City Council, I am writing this letter to show my support for The Picerne Group's proposed luxury apartment development at 1300 Bristol Street. This project is going to bring new life to the area and expand the customer base for local retail businesses.

As a local business owner, I am excited to welcome the residents of this new apartment project and know that this project will be a benefit to the community. The Picerne Group has a proven track record of developing successful and high-quality projects and this is exactly the type of project that our neighborhood and businesses need.

Sincerely,
PIMA v IA
NEWpaflT Quality Medical Care
CA J W. That Fits Your Schedule
DIANA VALENCIA 949,752.6300 Office
Office Manager 949.752.6333 Fax
[email protected]
i1000 Bristol St. North, Suite I -B,
Newport Beach, CA 92660
i
I
15-516

Planning Commission - February 17, 2022
Item 4a - Additional Materials Received
Residences at 1300 Bristol Street (PA2021-161)
City of Newport Beach Planning Commission and City Council, I am writing this letter to show my support for The Picerne Group's proposed luxury apartment development at 1300 Bristol Street. This project is going to bring new life to the area and expand the customer base for local retail businesses.

As a local business owner, I am excited to welcome the residents of this new apartment project and know that this project will be a benefit to the community. The Picerne Group has a proven track record of developing successful and high-quality projects and this is exactly the type of project that our neighborhood and businesses need.

PANDORA
N a i I B a r
949.536.5540
1000 Bristol Street
Newport Beach, CA 92660
Mon - Fri; 9am-7pm
Saturday; 9am-6pm
Sunday; 10am-5pm
15-517

Planning Commission - February 17, 2022
Item 4a - Additional Materials Received
Residences at 1300 Bristol Street (PA2021-161)
City of Newport Beach Planning Commission and City Council, I am writing this letter to show my support for The Picerne Group's proposed luxury apartment development at 1300 Bristol Street. This project is going to bring new life to the area and expand the customer base for local retail businesses.

As a local business owner, I am excited to welcome the residents of this new apartment project and know that this project will be a benefit to the community. The Picerne Group has a proven track record of developing successful and high-quality projects and this is exactly the type of project that our neighborhood and businesses need.

Sincerely,
jOHNSON

FITNESS & WELLNESS
Colin Walker
Manager
Bristol
p:949-261-6363
l e: colin,[email protected]
1000 Bristol St. North
Newport Beach, CA 92660
johnsonfitness.com
15-518

Planning Commission - February 17, 2022
Item 4a - Additional Materials Received
Residences at 1300 Bristol Street (PA2021-161)
City of Newport Beach Planning Commission and City Council, I am writing this letter to show my support for The Picerne Group's proposed luxury apartment development at 1300 Bristol Street. This project is going to bring new life to the area and expand the customer base for local retail businesses.

As a local business owner, I am excited to welcome the residents of this new apartment project and know that this project will be a benefit to the community. The Picerne Group has a proven track record of developing successful and high-quality projects and this is exactly the type of project that our neighborhood and businesses need.

Sincerely,
I D'Aa-mokil
6 Z/6 �/Z 6 Z Z_
.�A21�5
71ffA,)Vz1Z11)K4
r
Robert Blackwell
EMS Specialist
[email protected]
Tel; 949.617.5990
www.nuzunafit.com
15-519

Planning Commission - February 17, 2022
Item 4a - Additional Materials Received
Residences at 1300 Bristol Street (PA2021-161)
City of Newport Beach Planning Commission and City Council, I am writing this letter to show my support for The Picerne Group's proposed luxury apartment development at 1300 Bristol Street. This project is going to bring new life to the area and expand the customer base for local retail businesses.

As a local business owner, I am excited to welcome the residents of this new apartment project and know that this project will be a benefit to the community. The Picerne Group has a proven track record of developing successful and high-quality projects and this is exactly the type of project that our neighborhood and businesses need.

Sincerely,
yawfAC& to Awt
I
MARIO LI:AMAS
;2 a"h i
949.316.4318
MARIO@MARIOSBUTCHERS H0PDELLCOM
MARIOSB UTCHERSH 0PDELI. COM
15-520

Planning Commission - February 17, 2022
�® /1 4a - Additional Materials Received
e2t 1300 Bristol Street (PA2021-161)
Cc:

City of Newport Beach Planning Commission and City Council, I am writing this letter to show my support for The Picerne Group's proposed luxury apartment development at 1300 Bristol Street. This project is going to bring new life to the area and expand the customer base for local retail businesses.

As a local business owner, I am excited to welcome the residents of this new apartment project and know that this project will be a benefit to the community. The Picerne Group has a proven track record of developing successful and high-quality projects and this is exactly the type of project that our neighborhood and businesses need.

Sincerely,
c
15-521

�� \ �1V—lan ng s�-Materials
17, 2022
Iteitfof�al Received
Residences at 1300 Bristol Street (PA2021-161)
City of Newport Beach Planning Commission and City Council, I am writing this letter to show my support for The Picerne Group's proposed luxury apartment development at 1300 Bristol Street. This project is going to bring new life to the area and expand the customer base for local retail businesses.

As a local business owner, I am excited to welcome the residents of this new apartment project and know that this project will be a benefit to the community. The Picerne Group has a proven track record of developing successful and high-quality projects and this is exactly the type of project that our neighborhood and businesses need.

Sincerely,
15-522

Planning Commission - February 17, 2022
Item 4a - Additional Materials Received
Residences at 1300 Bristol Street (PA2021-161)
City of Newport Beach Planning Commission and City Council, I am writing this letter to show my support for The Picerne Group's proposed luxury apartment development at 1300 Bristol Street. This project is going to bring new life to the area and expand the customer base for local retail businesses.

As a local business owner, I am excited to welcome the residents of this new apartment project and know that this project will be a benefit to th o community. The Picerne Group has a proven track record of developing successful and high-quality projects and this is exactly the type of project that our neighborhood and businesses need.

CELEBRITY
C L N
E r� k. F\`SIt's ready, it's right, or it's free.
3601 Jamboree Road Suite 12
Newport Beach, CA 92660
Ejanou Pham teL 949.230.4530 1 fax 949.851.5052
Proprietor mijanoufacetebritycteaners.com
15-523

Planning Commission - February 17, 2022
Item 4a - Additional Materials Received
Residences at 1300 Bristol Street (PA2021-161)
City of Newport Beach Planning Commission and City Council, I am writing this letter to show my support for The Picerne Group's proposed luxury apartment development at 1300 Bristol Street. This project is going to bring new life to the area and expand the customer base for local retail businesses.

As a local business owner, I am excited to welcome the residents of this new apartment project and know that this project will be a benefit to the community. The Picerne Group has a proven track record of developing successful and high-quality projects and this is exactly the type of project that our neighborhood and businesses need.

Sincerely,
i Qe'�
3601 Jamboree Rd Suite 23, Newport Beach, CA 92660
15-524

Planning Commission - February 17, 2022
Item 4b - Additional Materials Received After Deadline
Residences at 1300 Bristol Street (PA2021-161)
From: CracLer, Chelsea
To: Rodriguez, Clarivel
Subject: FW: Proposed Apartment Building/1300 Bristol Street North Date: February 17, 2022 3:54:59 PM
Clarivel,
This was received for PA2021-161

CHELSEA CRAGER
Community Development Department
Associate Planner
[email protected]
949-644-3227
-----Original Message -----
From: Satish Lion
Sent: February 17, 2022 3:47 PM
To: Crager, Chelsea
Cc: Ung, Rosalinh
Subject: FW: Proposed Apartment Building/1300 Bristol Street North [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe.

Chelsea,
Please see below.

Satish Lion
SR. VICE PRESIDENT I ACQUISITIONS, ENTITLEMENT & DEVELOPMENT M 949.910.3428 5000 BIRCH ST #600 1 NEWPORT BEACH, CA 92660
-----Original Message -----
From: Kimberly Woloson
Sent: Thursday, February 17, 2022 2:34 PM
To: Satish Lion
Cc: LAURENT VRIGNAUD ; Travis Woloson
Subject: Proposed Apartment Building/1300 Bristol Street North Hello Satish,
I'm sorry we could not get together this week to review the particulars of your project.

That being said, we support the proposed apartment building and feel it would compliment the other office and retail currently located in the area.

Our Center, Plaza Newport, was developed in 1979. We have a very successful group of restaurants, service and retail that would mutually benefit from the proposed project.

We have discussed the project with our Tenant, Moulin, owned by Laurent Vrignaud. Laurent also owns the restaurant Boullion in the Center. Laurent Vrignaud supports the project. 15-525

Planning Commission - February 17, 2022
Item 4b - Additional Materials Received After Deadline
Residences at 1300 Bristol Street (PA2021-161)
We feel the synergy and proximity to our Center would be mutually beneficial.

We are in support of this project.

Kimberly Woloson
Plaza Newport LP
Plaza Newport
1000 Bristol Street North
Newport Beach, Ca. 92660
Laurent Vrignaud
Moulin
1000 Bristol Street North
Newport Beach, Ca. 92660
15-526