susceptible to aircraft accidents, and to ensure that no structures or activities adversely affect navigable airspace. Additionally, Section 2.1.4 of the AELUP for JWA and PUC Section 21674 charge the Commission to coordinate at the local level to ensure compatible land use planning. The City's proposed project would place residential uses within the 65 dBA Community Noise Equivalent Levels (CNEL) and Safety Zones 4 and 6, which would result in exposure to significant risks, noise and aircraft overflight, the City's proposed actions are inconsistent with the AELUP.
ALUC has the following additional comments regarding the findings and facts of support included in Resolution No. 2024-9.
Response to Finding and Fact in Support A - Regarding Noise Standards:
Pursuant to AELUP Section 2.1.1, "... aircraft noise emanating from airports may be incompatible with the general welfare of the inhabitants within the vicinity of an airport.
As noted in the City's discussion, the CNEL standards are set forth in the AELUP. As part of the review of the proposed Residences at 1401 Quail Street, it was noted that the project site is within the JWA 65 dBA noise contour. The ALUC believes that the proposed residential uses would be highly affected by airport noise due to the close proximity to the airport and that the past and current land use designation of General Commercial Office (CO-G) is the appropriate designation for this site.
Finding of Fact A states that "the project is located within the updated 60 dBA CNEL contour consistent with the approved 6th Cycle Housing Element Implementation Noise -Related Amendments." This "updated 60 dBA CNEL contour" was included as part of the Housing Element Implementation/Noise Related Amendments which was found inconsistent by the ALUC on August 17, 2023 and overruled by the City on November 14, 2023. With the 2023 Noise Amendments, the City replaced the existing noise contours which are currently consistent with the adopted AELUP for JWA, with more narrow noise contours which were included in 2014 Settlement Agreement EIR 617, which did not provide an analysis of the potentially significant impacts of placing future residential uses within the 65 dB CNEL contour.
As stated in our December 5, 2023 letter to you, and in the August 17, 2023 ALUC Staff Report for Item 1: Housing Implementation/Noise-Related Amendments, "the AELUP continues to reflect the EIR 508 noise contours for purposes of determining whether a project is consistent with the AEL UP noise policies and provisions.
Therefore, for purposes of the AELUP consistency analysis, the City and ALUC are required to utilize the noise contours that are provided in the AELUP. Neither the City nor the AL UC can provide a consistency analysis based on different and updated noise contours unless and until those noise contours have been included in the AELUP. Rather, any submittal must be based on the policies and contours currently in the existing AEL UP. "
The proposed Housing Element Implementation - Noise Related Amendments would allow residential uses which are not suitable and would subject the future residents to excessive 11-262
DocuSign Envelope ID: 1 EAF590A-C39C-4868-9172-7D7F41 DC83C4 1400 Bristol Street Residences
March 12, 2024
noise regardless of which noise contours are utilized. The ALUC has historically found residential uses in the vicinity of JWA to be inconsistent with the AELUP for JWA.
Response to Fact in Support B - Regarding SafetyL
Pursuant to AELUP Section 2.1.2, "[s]afety and compatibility zones depict which land uses are acceptable and which are unacceptable in various portions of airport environs. The purpose of these zones is to support the continued use and operation of an airport by establishing compatibility and safety standards to promote air navigational safety and to reduce potential safety hazards for persons living, working or recreating near JWA." The proposed project is located in Safety Zone 6 — Traffic Pattern Zone. According to the California Airport Land Use Planning Handbook, noise and overflight should be considered in Safety Zone 6. Flight tracks for the property were included in the ALUC staff report which show a high number of flights over the proposed project site. Considering the proposed density, proximity to JWA and the number of flights over the property, this project is an inappropriate use for the site.
Response to Fact in Support C - Regarding "Intent of the AELUP":
By virtue of being clearly stated in AEL UP for JWA Sections 1.2 "Purpose and Scope" and
2.0 "Planning Guidelines," the ALUC understands the complex legal charge to protect public airports from encroachment by incompatible land use development, while simultaneously protecting the health, safety and welfare of citizens who work and live in the airport's environs. To this end, and as also statutorily required, ALUC proceedings are benefited by several members having expertise in aviation. Based upon careful consideration of all information provided, and input from ALUC members with expertise in aviation, the ALUC unanimously found the proposed 1400 Bristol Street Residences to be inconsistent with the AEL UP for JWA.
We urge the City Council to take ALUC's concerns into consideration in its deliberations prior to deciding whether to overrule ALUC. Thank you for the opportunity to provide these comments.
Sincerely,
DocuSigned by:
M.a v At. w-vu
09C77A2D7F2448&
Mark Monin
Vice -Chairman
cc: Airport Land Use Commission for Orange County
Jonathan Huff, Caltrans/Division of Aeronautics
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STATE OF CALIFORNIA—CALIFORNIA STATE TRANSPORTATION AGENCY Gavin Newsom, Governor
DEPARTMENT OF TRANSPORTATION
AERONAUTICS Program- M.S. #40
1 120 N STREET
P. O. BOX 942874
SACRAMENTO, CA 94274-0001
PHONE (916) 654-4959
FAX (916) 653-9531
TTY 711
www.dot.ca.gov
March 12, 2024
Liz Westmoreland, AICP, Principal Planner
City of Newport Beach
Community Development Department
100 Civic Center Drive
Newport, CA 92660-3267
Dear Ms. Westmoreland:
Making Conservation
a California Way of Life.
Electronically Sent
[email protected]
The Aeronautics Program (Program) at the California Department of Transportation (Caltrans) appreciates receiving the Notice of Intent dated February 14, 2024, from the City of Newport Beach (City), to overrule a determination of the Orange County Airport Land Use Commission (ALUC). The ALUC has reported that the 1400 Bristol Project (Project) is inconsistent with the Airport Environs Land Use Plan (AELUP) for the John Wayne Airport (JWA). The Notice of Intent concerns the City's Resolution (No.) 2024-9 (Resolution), and specific "Facts in Support" related to the AELUP. In advance of a public hearing on the Resolution to consider overruling the ALUC's determination, the Program is providing the following comments pursuant to California Public Utilities Code (PUC) section 21676. The Program strongly recommends that the City modify the Project to address the issues raised by the ALUC.
Facts in Support #1 -The Project is consistent with the noise standards of the AELUP.
Citing AELUP section 3.2.3 for "residential uses to be developed with advanced insulation systems to bring the sound after attenuation to no more than 45 dB inside" overlooks a key provision of the section that is seen prior to quoting the conclusion of the section that says, "residential uses within the 65- 70 dBA CNEL noise contour are required to be 'indoor - oriented' to preclude noise impingement on outdoor living areas." The provision in between states, "All residential units are inconsistent in this area unless it can be shown conclusively that such units are sufficiently sound attenuated for present and projected noise exposures, which shall be the energy sum of all noise impacting the project, so as not to exceed an interior standard of 45 dB CNEL."
In addition, though the city notes that it intends to require noise attenuation to be addressed during design, the city, as the permitting authority, can, as a provision of final occupancy permit issuance, require the developer to demonstrate interior noise attenuation below 45 dB.
As flight tracks demonstrate, it will not be difficult to find a representative time of day to test noise with multiple flights over the project. This will ensure that the end user, be it homeowner or renter, is not left with the arduous task of perusing legal action against all the relevant parties to have their new home rebuilt with proper noise attenuation.
Furthermore, though the city intends to require disclosures related to aircraft noise, pollution and odors, again, as a condition of the permit, should require avigation easements that will protect the airport from litigation related to noise, nuisance, and pollution. "Provide a safe, sustainable, integrated, and efficient transportation system to enhance California's economy and livability"
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Ms. Liz Westmoreland
March 12, 2024
Facts in Subbort #2 - The or000sed Proiect is consistent with the safety standards of the AELUP.
This Fact in Support is deficient for not adequately citing the reference to Safety Zone 6 (Traffic Pattern Zone) of the AELUP. As used in the Notice of Intent, the statement that states, "risk factors associated with Safety Zone 6 generally include a low likelihood of accident occurrence," is drawn from the AELUP, but it overlooks the AELUP's reference to the 2002 California Airport Land Use Planning Handbook (Handbook; published by the Program). It is Table 9B in the 2002 Handbook that refers to "a low likelihood of accident occurrence." Unfortunately, the AELUP does not account for the current Handbook of 2011. The City also does not account for it.
The 2011 Handbook allows for low risk of accidents in the zone for an airport traffic pattern, but it goes further to quantify accident risk (Chapter 4, page 4-25). Owing to a relatively large area, the Handbook indicates 18-29 percent of accidents near a runway could occur in the traffic pattern zone (attributable also to lower and slower flight profiles for less time and altitude to recover from distress). The 2011 Handbook also allows for residential land use in the traffic pattern zone, but with the condition that says, "where ambient noise levels are low."
By accounting for this discrepancy, the Program recommends that the City evaluate ambient noise levels in the JWA Safety Zone 6 before taking further action on the proposed ALUC overrule. It would be a prudent means for abiding by PUC section 21670 "to prevent new noise and safety problems."
Facts in Support #3 - The proposed Project is consistent with the purpose and intent of the AELUP and will not result in incompatible land uses adjacent to JWA.
Citing the City's intention related to the Project that states, "any development on the proposed housing opportunity sites will comply with the noise criteria and safety standards," contained in Sections 2 and 3 of the AELUP, is appreciated by the Program. Sections 2 and 3 of AELUP provide overall policies for planning and land use around JWA, including certain specific criteria. The points made in this letter concerning specific criteria should be considered for their value to ensure accurate compliance with PUC section 21670.
Otherwise, the Program contends that any less effort compromises both the City's declared position in the Notice of Intent and the public's welfare.
As noted, the Program strongly recommends that the City modify the Project to address the issues raised by the ALUC, but in the event that the City overrules the ALUC determination of inconsistency, please include these comments in the public record for this agenda item.
If you have further questions, or we can assist in any way, please reach out at the phone number or email below.
Sincerely,
Originally signed by
Jonathan Huff
Associate Transportation Planner
"Provide a safe, sustainable, integrated, and efficient transportation system to enhance California's economy and livability"
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Ms. Liz Westmoreland
March 12, 2024
c: Lea U. Choum, Executive Officer, Orange County Airport Land Use Commission; [email protected] bc: Lan Zhou, Deputy District Director, District 12; [email protected] "Provide a safe, sustainable, integrated, and efficient transportation system to enhance California's economy and livability"
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Attachment J
Fiscal Impact Memorandum dated March 12, 2024
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MEMO
TO: Liz Westmoreland, Senior Planner
City of Newport Beach
FROM: Doug Svensson
DATE: March 12, 2024
SUBJECT: Fiscal Analysis for the 1400 Bristol St. North Project
INTRODUCTION
The fiscal analysis uses the Newport Beach Fiscal Impact Model to help calculate revenue and cost impacts of the proposed project. This model was initially developed in support of the General Plan Update, which was adopted in 2006.1 The model has been updated to reflect Fiscal Year 2023-2024 costs and revenues from the Adopted Newport Beach City Budget. The fiscal impact model calculates public service impacts for specific land uses that support the residential population, the employment base and the visitor population in Newport Beach. It also calculates the public revenues that each type of land use typically generates for the City, including property taxes, sales taxes and other taxes as well as a variety of user charges and fees.
The fiscal impact model is designed to calculate the average cost of public services required by new development, on the assumption that new development affects City services in approximately the same way that existing development does. The model nets out certain costs that are unlikely to change with expansion of City government, such as the number of City Department Directors and Division managers, as well as the City Council and City Clerk expenditures, but otherwise assumes that City administrative support and overhead tends to increase as City government activities grow to provide services to an expanding population and employment base. Over the long term, this is clearly the dynamic that local governments experience. In the short term, development projects may have 1 A technical description of the fiscal impact model may be found in: Applied Development Economics, Fiscal Impact Analysis and Model, Newport Beach General Plan Update, January 2004. 3527 Mt. Diablo Blvd. #248, Lafayette, CA 94549 ■ Tel 925.934.8712 www.adeusa.com
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lower or higher cost impacts depending on the existing capacity of City services to accommodate more development, and the level of expenditure needed to expand services incrementally if existing capacity is not available.
PROJECT DESCRIPTION
THE PROPOSED PROJECT
The proposed project would convert two existing 2-story office buildings, with a total of 38,764 sq. ft., to a 6-story apartment building comprised of 229 residential units, podium level amenity space, a business center and parking. Residential units within the project will include a mix of studios, one - bedroom units, and two -bedroom units ranging from 515 sq. ft. to 1,469 sq. ft. Of the 229 total units, 206 will be market rate units and 23 will be affordable units.
SOCIOECONOMIC CHARACTERISTICS
In order to calculate the fiscal effects of the proposed changes, it is necessary to estimate certain socio-economic characteristics of the land uses, including population and employment, assessed value, household spending on taxable retail goods in Newport Beach, and direct sales taxes from the existing non-residential uses. Based on 2023 data from the State Department of Finance, the average household size in Newport Beach is 2.17 persons, which would imply the proposed project would have a resident population of 497 persons. The existing office uses are estimated to support 141 jobs based on standard employee density ratios for office space.
The assessed value for the proposed project has been derived from analysis of estimated rents for the proposed project and multifamily unit sales in Newport Beach over the past year July 2022 - July 2023. The project sponsor provided bedroom counts and units sizes in square feet for one model of studio and six models each for one -bedroom and two -bedroom units. The average units sizes are 515 sq. ft. for studios, 776 sq. ft. for one -bedroom and 1,250 sq. ft. for two -bedrooms.
ADE researched current asking rents for several major apartment complexes in Newport Beach on the Zillow website (Table 1). The average rents for units that are available ranged from $5.54/sq. ft. for studios to $3.87/sq. ft. for two -bedroom units. The project sponsor has indicated that rents for the proposed project would be similar to the One Uptown Newport project, at the upper end of the range, which they also own and operate. These are market rate rents. The rents for affordable units are specified under HUD guidelines for Orange County and range from $1,042 for studios (1-person household) to $1,340 for two bedroom units (combined 3- and 4-person households) (Table 2).
In terms of assessed value for the units for property tax purposes, ADE obtained sales records for 198 multi -family and condominium units that sold between July 2022 and July 2023 in Newport Beach. As shown in Table 3, while there is some variation in sales price for condos based on the age of the units, there is no correlation with age for units classified as multi -family units in this sample. Also, there is no correlation based on whether the units are owner occupied or rented. In most market settings, however, we would expect for -sale units to carry a higher value than rental units.
Applied Development Economics I Page 2
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SELECTED APARTMENT
PRO]ECT/SIZE
ASKING RENTS, TABLE 1:
AUGUST 2023
STUDIO
1 BDRM 2 BDRM
One Uptown
Newport - 21
Units
Sq. Ft.
515
839
1,147
Monthly Rent
$3 039
4,079
5,313
Rent/Sq. Ft
$5.90
$4.86
$4.63
Newport North
- 18 Units
Sq. Ft.
779
1,056
Monthly Rent
3,170
3,756
Rent/Sq. Ft
$4.07
$3.56
Colony at
Fashion Island
- 28 Units
Sq.Ft.
1,087
1,395
Monthly Rent
$4,480
5,095
Rent/Sq. Ft
$4.12
$3.65
Newport Bluffs
- 46 Units
Sq. Ft.
549
795
1,104
MonthlyRent
$3,050
3,429
4,141
Rent/Sq. Ft
$5.56
$4.31
$3.75
Park Newport -
51 Units
Sq. Ft.
513
745
1,163
MonthlyRent
$2 650
3,120
3,951
Rent/Sq. Ft
$5.17
$4.19
$3.40
Total Average
Rent/Sq. Ft
$5.54
$4.38
$3.87
Source: ADE, Inc., based on data obtained from Zillow.com
AVERAGE
UNIT
TYPE
UNIT
TABLE 2:
SIZES AND PROJECTED RENT LEVELS
BRISTOL PROJECT
MARKET RATE
FOR• • .
AFFORDABLE
1400
SIZE
NO.
RENT/
SQ.
FT.
RENT/
UNIT
NO.
RENT/
SQ. FT.
RENT/
UNIT
TOTAL
UNITS
Studio
515
36 $6.10
$3,143
4 $2.02
$1,042
40 1 Bdrm
776
110
$4.98
$3,864
12 $1.53
$1,191
122
2 Bdrm
1,250
60 $4.20
$5 245
7 $1.07
$1 340
67 206
23 229
Source: ADE, Inc.
In order to correlate the anticipated rent levels for the proposed units with the sales data in Table 3, ADE researched recent cap rates in the multi -family real estate market.z Data published by CBRE, Inc. indicate that cap rates for multi -family developments in the Los Angeles market area in 2022 ranged from 4.0% to 4.5%.3 Based on the rent levels estimated for the proposed project in Table 2, the overall average building value of $1,111 per sq. ft. shown in Table 3 would be equivalent to a cap rate z In investment terms, rental projects create a stream of revenue for the building owner and the capitalization ("cap") rate calculates how much an investor would be willing to pay for that income stream. 3 CBRE Research, "Underwriting Assumptions Exceed Pre -Pandemic Levels or Prime Multifamily Assets". January 13, 2023.
Applied Development Economics I Page 3
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of about 4.2%, which falls within the reported range. Therefore, for the property tax analysis in this report, we have used an average assessed value for the proposed project market rate units of $1,210 per sq. ft., which equates to an average of $1.1 million per unit. For the affordable units, the value is prorated to $364 per sq. ft. based on the difference in rent levels. Based on these values, the apartment units would have an aggregate assessed value of $235.0 million.
AVERAGE SALES
SALES IN
UNIT
CLASSIFICATION
TABLE
PRICES PER
NEwpoRT BEACH,
YEAR BUILT
3:
• FOR
2022-2023
NO. OF
ADDRESSES
AVERAGE SALES
PRICE PER SQ.
FT.
Multi -Family
1924-1977
37 $1337
Condominium
1960-1997
140
$981
Condominium
2001-2012
12 $1098
Condominium
2015-2021
9 $1,392
Total Average
1 198
$1,111
Value Assumed for 1400 Bristol Market Rate Units
$1 210
Value Assumed for 1400 Bristol Affordable Units
$364
Source: ADE, Inc., based on data obtained from CoreLogic, Inc.
The analysis also estimates household income for the resident for the purpose of calculating annual sales taxes that may be generated for the City. The project sponsor has indicated that at the One Uptown Newport project, the average household income is $180,000, with a significant number of the residents earning above $200,000 and $300,000. For the affordable units, the allowable household incomes are set by HUD guidelines. The combined spending profile for the project is shown in Table 4.
AIDE has analyzed consumer expenditure surveys published by the Bureau of Labor Statistics, and at these income levels, households typically spend less than 30 percent of their income on taxable retail goods, and the percentages decline as income goes up. We have assumed for purposes of these calculations that households would spend two-thirds of their annual retail budget in Newport Beach, and the remaining one-third would be spent at retail centers in other cities or on out-of-town trips.
The City receives sales tax at the rate of one percent of taxable sales.
FISCAL IMPACTS
The analysis, summarized in Table 5 below, estimates the projected fiscal impact of the proposed project as well as the estimated current impact of the existing office use on the site. For the residential project and office buildings, the primary revenue source generated for the City is the property tax. The City receives about 16 percent of the base property tax that property owners pay, but in addition the City gets a share of property tax from the state in lieu of vehicle license fees, which adds about ten percent to the total property tax revenues for Newport Beach.
Applied Development Economics I Page 4
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4W�-
UNIT
TYPE
INCOME
PERCENT
TAXABLE
SALES
UNITS
TOTAL
ANNUAL
SALES
TAX
Affordable Units
Studio
$47,450
27.5%
4 $350
1 Bdrm
$54,200
24.6%
12 $1,090
2 Bdrm
$64,375
23.5%
7 $689
Market Rate Units
Studio
$125,720
20.0%
36 $6,065
1 Bdrm
$160 000
18.8%
110
$22 129
2 Bdrm
$250,000
13.8%
60 $13,938
Total
229
$44,261
Source: ADE, Inc.
In addition to the property tax and sales tax, the residents of the proposed project would be expected to generate a variety of other more incidental revenues for the City General Fund, including fees for recreation programs, parking fees and fines, utility franchise fees and other permit revenue. The total General Fund revenue is projected to exceed $567,600 per year. In terms of non -General Fund revenue, the added population will contribute to the City receiving additional Gas Tax revenues from the state for street maintenance. Also, Measure M is a countywide sales tax fund which is used for transportation projects. The added taxable sales purchases made by project residents will add to these funds. The total revenue generated from all sources by the proposed project is estimated at $608,060.
The proposed project is estimated to cost the City about $682,600 per year for services. The bulk of these costs are for police and fire protection, but they also include street maintenance and costs for recreation, library, and senior services as well as general government functions. The project site is in an intensely developed urban area of the City and existing service capacities are likely sufficient to provide services to the proposed uses on the site. However, with the more intensive residential uses, it may be expected that there would be some additional calls for service, particularly for public safety and perhaps traffic related incidents, compared to the existing use on the site.
It is important to recognize that the fiscal model cost factors are based on citywide averages across all socioeconomic groups in the City. The project sponsors have indicated that their experience at the One Uptown Newport project suggests that these types of units attract a younger demographic, with a median age of 35 years and an average age of 40 years. The median age in the City of Newport Beach is 42.8 years. In general, the City does not have data to indicate how different age groups impact City services, with the exception of emergency medical (EMS) response calls by the Fire Department, where the age of patients is tracked. As may be expected, the data indicate the older segments of the City population generate a higher rate of EMS calls. Based on the anticipate age breakdown for the Applied Development Economics I Page 5
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proposed project provided by the project sponsor, ADE estimates that the project may generate 28 percent fewer EMS calls than the City population as a whole. This has been factored into the Fire Department costs shown in Table 5 below.
Overall, the service cost figures by Department in Table 5 are generally below levels equivalent to hiring an additional fulltime staff person, and it is possible that the service impacts would be an incremental increase of service activity for existing personnel. However, based on the assumptions used in the fiscal model analysis, the proposed project may cost the City about $75,500 per year over and above the revenues it generates.
TABLE 5:
PROJECTED FISCAL IMPACT OF THE PROPOSED PROJECT AT 1400 BRISTOL AND THE
EXISTING OFFICE USE
Annual Revenues/Costs
Budget Category Proposed Project Existing Office Use
REVENUES
GENERALFUND
Property Tax
$375,509
$18,940
Property Tax in lieu of Vehicle License Fees
$38,499
$1,942
Sales Tax
$44,261
$17,507
Transient Occupancy Tax
$0
$0
Franchise Fees
$4,661
$4,551
Business Licenses
$0
$8,165
Other Intergovernmental
$6,197
$1,762
Charges for Service
$49,551
$14,086
Fines, Penalties, and Forfeitures
$10,286
$2,924
Licenses and Permits
$1,155
$328
Use of Property
$24,542
$6,976
Other Revenue
$9,657
$2,745
Interest Income
$3 248
$460
SUBTOTAL GENERAL FUND
$567 565
$80 386
GAS TAX
$24,198
$0
MEASURE M
$16 297
$2 249
SUBTOTAL OTHER FUNDS
$40,495
$2,249
TOTAL REVENUE
EXPENDITURES
GENERALFUND
$8,875
General Government
$46,649
Police
$200,183
$40,762
Fire
$131,216
$32,844
Public Works
$136,072
$38,680
Community Development
$9,875
$2,807
Community Services
$149,872
$8,875
SUBTOTAL GENERAL FUND
$673,868
$123,969
GAS TAX
$5,072
$3,439
MEASURE M
$3,623
$2,456
SUBTOTAL OTHER FUNDS
$8,696
$5,896
TOTAL EXPENDITURES
$682,563
$129,865
NET (COST/REVENUE
($74,503)
($47,229)
Source: ADE, Inc.
Applied Development Economics I Page 6
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The existing office use is also estimated to generate a negative fiscal impact for the City, estimated at about $47,200 per year. This is consistent with the original General Plan Fiscal Analysis for office uses.
Office uses have lower assessed values than residential and therefore create less property taxes. The figures in Table 5 are based on the assessed value of the site in 2022 prior to the recent purchase by the proposed project sponsors. At $11.85 million, the assessed value is equivalent to about $306 per sq. ft. for the office space.
Office uses also generate much less sales tax than do retail uses, which generate a high positive fiscal benefit for the City. At times, office -based businesses have a point of sale operation that generates sales tax even though it is not a store front retail operation, but most often professional services, financial offices and other businesses that occupy office space do not provide taxable goods or services. Office workers do generate some sales taxes in restaurants and other retail stores. In terms of municipal services, however, the high employee densities in offices increase costs for traffic related services. The post -pandemic trends toward increased remote working may lessen this impact, but it also further reduces market values for office real estate.
The proposed rental residential use of the site would generate a negative fiscal impact for the City, higher than the negative fiscal impact of the existing office use of the site. This consistent with the original fiscal analysis of residential uses in the 2006 General Plan, although in recent years some very high value luxury residential projects have shown a positive fiscal benefit. The 2006 General Plan designated the site for non-residential use, consistent with the office use. Overall, the General Plan increased development potential for commercial and lodging uses substantially, in addition to the new residential units it would permit. The net impact of the growth in land uses at buildout of the General Plan compared to existing land uses in 2006 when the plan was adopted, would result in a positive fiscal impact for the General Fund of $21.7 million per year.4 Therefore, the negative fiscal impact of the proposed project is well below the potential upside of other sites designated for non-residential development throughout the City. Lastly, it is important to note the fiscal analysis is intended to provide a high-level overview of the possible fiscal impacts that may result from changing a land use without considering the specific nuances of a project.
4 Applied Development Economics, Fiscal Impact Analysis Land Use Element Amendment, April 4, 2014. p. 3.
Applied Development Economics I Page 7
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Attachment K
Applicant's Project Description and Project Plans
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1400 Bristol Street North Project
Supplemental Project Description
The Piceme Group Inc. ("Applicant"), applicant of the proposed project at 1400 Bristol Street North (the "Property"), hereby submits the following supplemental project description to the City of Newport Beach, Community Development Department.
The 1400 Bristol Street North Project is a proposed 6-story apartment building comprised of 229 residential units, podium level amenity space, a business center, and 422 parking spaces within an on -grade parking garage with two subterranean levels (the "Project"). Residential units within the Project will include a mix of studios, one -bedroom units, and two -bedroom units ranging from 515 square feet ("sq. ft.") to 1,469 sq. ft.
The Project is located on 2.38 acre site at the corner of Bristol St N. and Spruce Ave. The current use is two, 2-story office buildings consisting of 38,764 sq. ft. and a surface parking lot. The Property is currently zoned Planned Community ("PC") -I I and designated as Industrial Site 3A, and is designated as General Commercial -Office ("CO-G") under the City's General Plan.
Applicant proposes a PC Amendment to include the Property in the PC -I I Residential Overlay, and a General Plan Amendment to redesignate the property as Mixed Use Horizontal 2 ("MU- 112") and obtain additional density, as described below.
Of the 229 total units, 206 will be market rate units and 23 will be affordable units. The Project's base density consists of 153 units (89 units from the conversion of the office building to residential and 64 additional units allocated to the Airport Area (Statistical Area L4), which are sought via a General Plan Amendment. The Project qualifies for a 50% density bonus (i.e., 77 units, of which 76 units are being utilized) in exchange for providing the necessary level of affordable housing. The 64 additional base units referenced above will not constitute a "major amendment" for purposes of Section 423 of the City's Charter.
Under the State Density Bonus Law ("SDBL"),1 the Project is entitled to a 50% density bonus, three (3) concessions/incentives,2 and unlimited waivers from development standards that would physically preclude construction of the Project at the density sought.3 Applicant is requesting the following six (6) development waivers for the Project 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 2.38 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 2.38 acre Property is too small to feasibly accommodate a half - acre park with the 229 dwelling unit density that the Project proposes. Applicant therefore 1 Gov. Code §§ 65915 et seq.
2 Gov. Code § 65915(d)(2)(C).
s Gov. Code § 65915(e).
11-276
requests a waiver of the General Plan Policy LU 16-15.13 public park dedication requirement.
2. PC-11 Development Standards Deviation (30-foot Street Setback): PC-11 development standards require street setbacks of 30 feet from the property line. A 30-foot setback would substantially reduce the Project's development footprint, making it infeasible and impossible to support the proposed 229 dwelling units. Applicant therefore requests a waiver of the PC- 11 30-foot setbacks in favor of the following setbacks: (1) Spruce Avenue — 8 feet to the building; and (2) Bristol Street — 18 feet to the building. Balconies shall be allowed to encroach into the setbacks up to 5 feet.
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 Property, imposition of the 55 foot height limit would physically preclude the development of the proposed 229 dwelling units. The proposed building height is 85 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 dwelling units and 9 two -bedroom units (including 4 units which provide 2 square feet less than the private open space requirement) are unable to achieve these minimum private open space standards given their size and location. Therefore, Applicant requests a waiver from this private open space requirement since adherence to this development standard would physically preclude the Project as proposed.
5. 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 (17,175 sf total) to be designated as common open space. The applicant requests a waiver to reduce the 75 square feet/unit (17,175 sf total) requirement to approximately 60 square feet/unit (13,800 sf total, or 3,375 sf less than the City requirement). This waiver is necessary in 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.
6. General Plan Land Use Policy 6.15.7: General Plan Land Use Policy 6.15.7 (Overall Density and Housing Type) and Section IV.A.4 of the PC -I I zoning standards prescribe a density range of 30-50 dwelling units per acre ("du/ac"). The Project proposes 153 "base" units on a 2.38 acre parcel, which equates to 64 du/ac. The Project's 153 base units are comprised of 89 units from the conversion of the office building to residential and 64 additional units allocated to the Airport Area (Statistical Area L4) under the General Plan.
The Project qualifies for a 50% density bonus (i.e., 77 units) in exchange for providing the necessary level of affordable housing. To the extent required, Applicant requests a waiver from the maximum base density standards under LU Policy 6.15.7 and Section IV.A.4 of the PC -I I in order to construct the Project at the density sought.
In addition, Applicant requests the following concession/incentive under SDBL and Newport Beach Municipal Code Section 20.32.050: allow for a range of affordable unit sizes that does not proportionally reflect the range of unit sizes provided in the project as a whole, as required by Newport Beach Municipal Code Section 20.32.070.A. The range of affordable unit sizes will be reflected in the Project's Affordable Housing Implementation Plan ("AHIP"). Consistent with 11-277
Newport Beach Municipal Code Section 20.32.050, this concession/incentive (1) is 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 construction costs associated with larger affordable unit sizes and the project's development fees, the requested concession/incentive would result in an actual and identifiable cost reductions for the provision of affordable housing at the Project.4 Applicant reserves the right to request additional waivers and use remaining concessions/incentives to the extent required. a Gov. Code § 65915(k).
11-278
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PROJECT DESCRIPTION
The proposed "1400 Bristol" project is a luxury apartment community located on a
2.38 acre site at the North-West corner of Bristol Street North and Spruce Avenue in Newport Beach, California. The current land use is a 2 story office complex with surface parking.
The project will be a 6-story 229-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 offer a mix of unit types including Studios, One -Bedrooms, and Two -bedroom units ranging from 515 s.f. to 1469 s.f.
Vehicular entries to the building are via driveways on Spruce Avenue and Bristol Street.
Ground -level amenities will include a business center, lobby, and mail room. Additional amenities on the podium level include a large, programmed club room with an outdoor "California room" and a media center. The podium level will also have a resort -style pool, spa and outdoor seating and cabanas.
The architectural design approach at 1400 Bristol reflects the surrounding office context.
Its contemporary forms complement the existing office buildings to create a building that respects the current condition while creating a distinctly unique identity. The Project corners are enhanced with rich materials to bring attention to and articulate the prominent areas of the Project. The approach to the building site orientation was to create a sheltered refuge in the greater business development by enclosing the courtyards from the busy roadways of Spruce Avenue and Bristol Street. The project will connect to the adjacent 1300 Bristol residential project via a new pedestrian bridge.
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 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
TPG 1400 BRISTOL N.
NEWPORT BEACH, CA T�\
TCA # 2022-144
PICERNEGROUP
PROJECT TEAM
DEVELOPER:
The Picerne Group
5000 Birch St. East Tower, Suite 600
P: 949.910.3428
Newport Beach, CA 92660
www.thepicernegroup.com
PICERNEGROUP
Contact: Satish Lion
[email protected]
ARCH ITECT-
TCA Architects
TrA
19782 MacArthur Blvd., Suite 300
P: 949.862.0270
Irvine, CA 92612
P: 760.828.0738
Contact: Cory Bitting
www.tca-arch.com
A a x . E � , s
[email protected]
LANDSCAPE ARCHITECT-
Lifescapes International Inc
i r[ s c a P r s
4930 Campus Drive
P: 949.476.8888 Ext. 217
Newport Beach, CA 92660
P: 949-351-4389
Contact: Mike Meyers
www.lifescapesintl.com
[email protected]
CIVIL ENGINEER:
TAIT & Associates, Inc.
801 N Parkcenter Drive
P: 714.560.8643
TA I T
Santa Ana, CA 92705
P: 562.547.0705
Contact: David Sloan, PE
www.tait.com
[email protected]
3RD ENTITLEMENT SUBMITTAL
AUGUST 11.2023
INDEX
COVER SHEET
GENERAL:
G-0.1 PROJECT INDEX
G-0.2 PROJECT SUMMARIES
G-0.3 PROJECT PERSPECTIVE -VIEW FROM BRISTOL
ARCHITECTURE:
A-0.1
ARCHITECTURAL SITE PLAN
A-1.1
BUILDING PLAN B2 - BASEMENT FLOOR PLAN
A-1.2
BUILDING PLAN B1 - BASEMENT FLOOR PLAN
A-1.3
BUILDING PLAN LEVEL 1 - GROUND FLOOR PLAN
A-1.4
BUILDING PLAN LEVEL - PODIUM FLOOR PLAN
A-1.5
BUILDING PLAN LEVEL 3 - FLOOR PLAN
A-1.6
BUILDING PLAN LEVEL 4-FLOOR PLAN
A-1.7
BUILDING PLAN LEVEL 5 - FLOOR PLAN
A-1.8
BUILDING PLAN LEVEL 6-FLOOR PLAN
A-1.9
CONCEPTUAL ROOF PLAN
A-2.1
WEST ELEVATION
A-2.2
NORTH ELEVATION
A-2.3
EAST ELEVATION
A-2.4
SOUTH ELEVATION
A-3.1
BUILDING SECTIONS
A-4.1
PEDESTRIAN BRIDGE - SECTION & FLOOR PLAN
A-5.1
MATERIALS
A-5.2
ALLOWABLE AREAS
A-5.3
HEIGHTANALYSIS
A-5.4
COMMON OPEN SPACE AND AMENITY AREAS
A-5.5
PRIVATE OPEN SPACE EXHIBIT
A-5.6
CIRCULATION DIAGRAM
LANDSCAPE:
L-1.1
COMPOSITE LANDSCAPE PLAN
L-1.2
GROUND LEVEL LANDSCAPE PLAN
L-1.3
PODIUM LEVEL LANDSCAPE PLAN
L-1.4
CHARACTER IMAGES
L-1.5
TREE PLANT IMAGERY
L-1.6
SHRUB PLANT IMAGERY
L-1.7
TREE PLAN
L-1.8
HYDROZONE PLAN
CIVIL:
C1.01
TITLE SHEET
C2.01
EXISTING CONDITION
C3.01
CONCEPTUAL GRADING PLAN
C4.01
CONCEPTUAL UTILITY PLAN
C5.01
CONCEPTUAL WQMP PLOT PLAN
C6.01
ALTA/NSPS LAND TITLE SURVEY
FIRE:
F-1 COVER SHEET
F-2 OVERALL FIRE MASTER PLAN LAYOUT AT GRADE
F-3 LEVEL 2 & LEVEL 6 LAYOUTS
F-4 BUILDING ELEVATIONS
PROJECT INDEX
III1:1:1 h+'l I
I
PROJECT DATA
PROJECT ADDRESS:
1400 BRISTOL ST N.
PARCEL NUMBER:
427-332-02
ZONING:
PC-11
EXISTING LAND USE:
Office, surface parking
PROPOSED LAND USE:
Multi -story Residential
GOVERNING CODES:
2022 CBC, 2022 CRC, 2022 CA Mechanical Code, 2022
CA Plumbing Code, 2022 CA Electrical Code, 2022 CA
Energy Code, 2022 CALGreen,
City of Newport Beach Municipal Code.
Project Does Not Receive Any Public Funding.
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: 103,500 SF
2.38 ac
BUILDING AREAS:
Total Building Area 485,909 SF
Garage Area 205,078 SF
Net rentable 196,700 SF
ALLOWED DENSITY: (PER PC-11)
Max Density 50 du/ac
119 units
PROPOSED DENSITY:
Proposed Density 96 du/ac
229 units
BUILDING HEIGHT LIMITATION: (PER PC-11)
Height Limit: 55'-0"
PROPOSED BUILDING HEIGHT
PROPOSED: 85'-0"
&STORIES
REQUIRED SETBACKS: (PER PC-11)
Street: 30'-0"
Interior: 10'-01,
PROPOSED SETBACKS:
Bristol Street: 18'-0" to bldg
Spruce Ave: 8'-01,
Side yard: 10'-01,
Rear yard: 10'-01,
Balconies Shall be Allowed to Encroach Into the Bristol St and Spruce Ave setbacks up to 5 Feet.
TPG 1400 BRISTOL N.
NEWPORT BEACH, CA
TCA # 2022-144
T�k
UNIT SUMMARY BUILDING GROSS AREAS
NET
UNIT TYPE S.
Total #
Units
%of Total Net
Unit Mix Rent. AVG. S.F.
Req. Balcony
S.F.
Provitletl Balcony
S.F.
Total Balcony S.F.
STUDIO:
S101
515
40 20,600
26 0
SUBTOTAL
40 17.5%
20,600
515
1 BR:
A705
613
15 91195
31 62
930
A110
663
29 19,227
34 55
1,595
A406
823
15 12,345
42 68
1,020
A505
715
20 14,300
36 46
920
A602
1 896
29 1
25,984
15,498
45 1 44
65 1 1,885
A710
861
18 134
2,412
SUBTOTAL
126
55.0%
96,549
766
26 B103
1,049
20 20,980
53 63
1,260
B601
1,270
4 51080
64 61
244
B709
1,341
15 20,115
68 92
1,380
B921 A
1,309
10 13,090
66 85
850
B935
1,413
5 7,065
71 58
290
B936
1,469
9 13,221
74 261
2,349
SUBTOTAL
63 27.5%
79,551
1,263
PROJECT TOTAL
1 100.0%
196.700
859
15.135
' Square footage is taken from centerline of part! walls and outside of exterior walls, excluding decks and balconies. " Deck square footage is an average as most decks will vary slightly in size and is not included in Net Rentable Square Footage
PARKING SUMMARY
REQUIRED RESIDENTIAL PARKING
Unit Type
# Units
Ratio
Total
Studio
1-Bedroom
2-Bedrooms
40 126
63 1.0
1.0 1.5
40 126
95 229
261
TOTAL RESIDENTIAL REQ.
1.14 1261
REQUIRED ACCESSIBLE PARKING
(PART OF REQUIRED PARKING SPACES)
Unit Type
# of Stalls Ratio Total
Assigned
Unassigned
376 0.02 8
46 0.05 3
TOTAL
422 11
1 accessible van stall required for residential parking`
REQUIRED EV PARKING
Ratio Resident Guest
Total
EV Capble 0.1 35 5
EV Ready 0.25 87 10.5
EV Chargers 0.05
40 98
21 TOTAL 122 15.5 1
159
3RD ENTITLEMENT SUBMITTAL
AUGUST 11.2023
Business Center/MaiODog Spa - Type I(Leve11) 4,867 SF
Residential 266,076 SF
Garage (Level 1) 65,229 SF
Garage (Level B1 & B2) 131.849 SF
Amend - T e III Levels 2 & 5 9 888 SF
485,909 SF
AMENITY AREAS
REQUIRED
44 SF/UNIT x
229 UNITS 10,076 SF
PROVIDED
Business Center
3,400 SF
Mail Room
1,004 SF
Club Room
3,282 SF
California Room
1,850 SF
Media Center
1,469 SF
Pool RR/Showers
960 SF
Roof Lounge Area
817 SF
Roof Deck
1,510 SF
Do S a
463 SF
TOTAL 14,755 SF
COMMON OPEN SPACE
REQUIRED
75 SF/UNIT x 229 UNITS 17,175 SF
PROVIDED
Podium Courtvard 13,800 SF
13,800 SF
PROVIDED RESIDENTIAL PARKING
Standard
ADA
EV Charger
Guest
Guest ADA
G EV Charger
Total
Basement level 2
Basement level 1
Levell
160
131
57 0
5 3
0 17
3 0
0 42
0 0
3 0
0 1
160
153
109
TOTAL
348
8 20
42 3
1 TOTAL RESIDENTIAL1
376
TOTAL GUESTI
46 422
Ratio
1. CODE ANALYSIS
GARAGE:
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:
OCCUPANCY TYPE:
PRIMARY STRUCTURAL FRAME:
BEARING WALLS (EXTERIOR):
BEARING WALLS (INTERIOR):
NON -BEARING WALLS (INTERIOR):
FLOOR CONSTRUCTION:
ROOF CONSTRUCTION:
FIRE WALLS:
PROJECT SUMMARIES
III -A
R-2
B (LEASING/AMENITIES)
A-3 (CLUB ROOM)
1-HOUR
2-HOURS
1-HOUR
NON -RATED
1-HOUR
1-HOUR
3-HOURS
G-0.2
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NEWPORT BEACH, CA
TCA # 2022-144
3RD ENTITLEMENT SUBMITTAL
AUGUST 11, 2023
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TPG 1400 BRISTOL N. 3RD ENTITLEMENT SUBMITTAL
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S-1:
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SF-1
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A-1:
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S-1:
STONE/TILE VENEER
SF-1
STORE FRONT
A-1:
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1)1400 BRISTOL EAST ELEVATION
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EXTERIOR PLASTER
CS-1:
CEMENTITIOUS SIDING
S-1:
STONE/TILE VENEER
SF-1
STORE FRONT
A-1:
METAL AWNING
R-1:
METAL RAILING
GR-1:
GLASS RAILING
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S-1:
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A-1:
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NEWPORT BEACH, CA
TCA # 2022-144
Mf�\ 3RD ENTITLEMENT SUBMITTAL
AUGUST 11, 2023
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SECTION B
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NEWPORT BEACH, CA
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T�\ AUGUST 11, 2023
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TPG 1400 BRISTOL N. 3RD ENTITLEMENT SUBMITTAL
NEWPORT BEACH, CA AUGUST 11, 2023
TCA # 2022-144 TrA
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OR SIMILAR
MATERIALS
A-5.1
EGRESS NOTES:
CODE ANALYSIS:
ALLOWABLE BUILDING AREA:
THE PROPOSED BUILDING WILL UTILIZE 2 HORIZONTAL EXITS, EACH EXIT CONSTRUCTION TYPE:
TYPE-IIIA(APARTMENTS)
EQUATION 5-2 PER CBC 506.2.3:
COMPARTMENT WILL CONTAIN 2 EGRESS STAIRS PROVIDING 2 POINTS
O/ TYPE -I (PODIUM)
AA = [AL + (NS X IF)] X SA, WHERE...
OF CONTINUOUS EGRESS TO THE PUBLIC RIGHT OF WAY. ALL EGRESS
TRAVEL DISTANCES WILL BE WITHIN THE DISTANCES ALLOWABLE BY OCCUPANCIES:
R-2 (APARTMENTS)
AA = ALLOWABLE AREA (SQUARE FEET)
CODE.
S-2 (GARAGE)
Ar = TABULAR ALLOWABLE AREA FACTOR PER TABLE 506.2
EXIT ACCESS TRAVEL DISTANCE: 250'
B (LEASING, DOG WASH, BIKE SHOP)
NS = TABULAR AREA FACTOR PER TABLE 506.2 FOR NON
A-3 (AMENITIES)
SPRINKLERED BUILDING
ADDITIONALLY, EACH EXIT COMPARTMENT PROVIDES 1 STAIR WITH ROOF IF = AREA FACTOR INCREASE DUE TO FRONTAGE PER 506.3
ACCESS.
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
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STAIR 3
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LVL 3: 8,884 S.F.
LVL 4: 8,884 S.F.
LVL 5: 8,884 S.F.
LVL 6: 8,884 S.F.
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LVL 3: 11,169 S.F.
LVL 4: 11,169 S.F.
LVL 5: 11,169 S.F.
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PERIMETER LENGTH = 506'
PERIMETER OF BUILDING WITH FRONTAGE > 30' = 253' (50%) - ---- ----„---------
-
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-------------
BRISTOL STREET N
TPG 1400 BRISTOL N. 3RD ENTITLEMENT SUBMITTAL
NEWPORT BEACH, CA AUGUST 11, 2023
TCA # 2022-144 T'AO'*
`°`.1-T` PICERNEGROUP
NOT TO SCALE
TYPICAL LEVEL
FIRE AREA 4:
LVL 2:
11,195 S.F.
LVL 3:
11,195 S.F.
LVL 4:
11,195 S.F.
LVL 5:
11,195 S.F.
LVL 6:
11,195 S.F.
TOTAL AREA:
55,975 S.F.
AREA INCREASE FOR FIRE AREA 4
PERIMETER LENGTH = 527'
PERIMETER OF BUILDING WITH FRONTAGE > 30' = 261' (50%)
1 per TABLE 506.3.3 = .50
bA = [24,000 S.F. + (24,000 S.F. X.5)] X 2 = 72,000 SF
FIRE AREA 5:
14,132 S.F.
LVL 2:
LVL 3:
9,383 S.F.
LVL 4:
14,132 S.F.
LVL 5:
14,132 S.F.
LVL 6:
14,132 S.F.
TOTAL AREA:
65,911 S.F.
AREA INCREASE FOR FIRE AREA 5
PERIMETER LENGTH = 585'
PERIMETER OF BUILDING WITH FRONTAGE > 30' = 285' (50%)
1 per TABLE 506.3.3 = .5
bA = [24,000 S.F. + (24,000 S.F. X.5)] X 2 = 72,000 SF
ALLOWABLE AREAS
A-5.2
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ESTABLISHED GRADE NBMC 20.30.050
HIGHEST GRADE ELEVATION 54.00'
LOWEST GRADE ELEVATION 50.05'
SITE SLOPE +/-1.08%
ESTABLISHED GRADE CACLULATION:
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NEWPORT BEACH, CA
TCA # 2022-144
3RD ENTITLEMENT SUBMITTAL
AUGUST 11, 2023
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BRISTOL STREET N
TPG 1400 BRISTOL N.
NEWPORT BEACH, CA T�\
TCA # 2022-144
TAT v � I
--------------------------------- �l--
3RD ENTITLEMENT SUBMITTAL
AUGUST 11, 2023
PICERNEGROUP
AMENITY AREAS
REQUIRED
44 SF/UNIT x
229 UNITS 10,076 SF
PROVIDED
Business Center
3,400 SF
Mail Room
1,004 SF
Club Room
3,282 SF
Califomia Room
1,850 SF
Media Center
1,469 SF
Pool RR/Showers
960 SF
Roof Lounge Area
817 SF
Roof Deck
1,510 SF
-Dog Spa
463 SF
TOTAL 14,755 SF
COMMON OPEN SPACE
REQUIRED
75 SF/UNIT x 229 UNITS 17,175 SF
PROVIDED
Podium Courtyard 13,800 SF
TOTAL 13,800 SF
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01 ° 60'
120'
O
COMMON OPEN SPACE AND AMENITY AREAS
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NET RENTABLE AREA
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REQUIRED BALCONY (5%)
26 SF
PROVIDED BALCONY
0 SF
STUDIO UNITS
A105
NET RENTABLE AREA 613 SF
REQUIRED BALCONY (5%) 31 SF
PROVIDED BALCONY 62 SF
1 BEDROOM UNITS
B103
NET RENTABLE AREA 1,049 SF
REQUIRED BALCONY (5%) 52 SF
PROVIDED BALCONY 63 SF
2 BEDROOM UNITS
A110
A406
NET RENTABLE AREA
663 SF
NET RENTABLE AREA 823 SF
REQUIRED BALCONY (5%)
33 SF
REQUIRED BALCONY (5%) 41 SF
PROVIDED BALCONY
62 SF
PROVIDED BALCONY 68 SF
B601
NET RENTABLE AREA 1,270 SF
REQUIRED BALCONY(5%) 63 SF
PROVIDED BALCONY 52 SF
B709
NET RENTABLE AREA 1,341 SF
REQUIRED BALCONY (5%) 67 SF
PROVIDED BALCONY 92 SF
A505
NET RENTABLE AREA 715 SF
REQUIRED BALCONY (5%) 36 SF
PROVIDED BALCONY 46 SF
TPG 1400 BRISTOL N. 3RD ENTITLEMENT SUBMITTAL
NEWPORT BEACH, CA AUGUST 11, 2023
TCA # 2022-144 IrA
`.`.I..`T= PICERNEGROUP
B921 A
NET RENTABLE AREA 1,309 SF
REQUIRED BALCONY(5%) 65 SF
PROVIDED BALCONY 85 SF
A602
NET RENTABLE AREA 896 SF
REQUIRED BALCONY (5%) 45 SF
PROVIDED BALCONY 65 SF
B935
NET RENTABLE AREA 1,413 SF
REQUIRED BALCONY (5%) 71 SF
PROVIDED BALCONY 58 SF
PRIVATE OPEN SPACE
REQUIRED PRIVATE OPEN SPACE PER NBMC SHALL BE 5% OF UNIT AREA A710
NET RENTABLE AREA 861 SF
REQUIRED BALCONY (5%) 43 SF
PROVIDED BALCONY 1345F
B936
NET RENTABLE AREA 1,469 SF
REQUIRED BALCONY (5%) 73 SF
PROVIDED BALCONY 261 SF
PRIVATE OPEN SPACE
A-5.5
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- — — — — — — — > PEDESTRIAN ACCESSIBILITY
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m TRASH BIN
INDICATES GATE LOCATION
BASEMENT 2 LEGEND
TPG 1400 BRISTOL N. 3RD ENTITLEMENT SUBMITTAL
NEWPORT BEACH, CA AUGUST 11, 2023 PARKING CIRCULATION DIAGRAM • TCA # 2022-144 T'AO'*
I TPICERNEGROUP
04 GROUND LEVEL
- SEE SHEET 1-1-22
PODIUM LEVEL
- SEE SHEET 1-121�
PALMS AND COLUMNAR
TREES PROPOSED ALONG
FIRE LANE TO PREVENT
OBSTRUCTING ACCESS
1-11mr- yr alan i
- ALL SHRUBS TO BE MAINTAINED
AT A 24" MAXIMUM HEIGHT WITHIN
LIMITED USE AREA
1400 BRISTOL N. SITE DEVELOPMENT REVIEW
NEWPORT BEACH, CA L
L1FESCAPES
International Inc aFCM1TECT5August 11, 2023
TCA#2022-144
LANDSCAPE ARCHITECTS PI CERN E G RO U P
0 10 20 40 n
SCALE 1 "=20' NORTH
LINE OF SIGHT
- ALL SHRUBS TO BE MAINTAINED
AT A 24" MAXIMUM HEIGHT WITHIN
LIMITED USE AREA
LEVEL 2
- PEDESTRIAN CONNECTION
COMPOSITE LANDSCAPE PLAN
ENTRY DRIVE
- ENHANCED PAVING
MOVE IN / LOADING
TRANSFORMERS
TO BE SCREENED WITH PLANTING -
ENTRY DRIVE
- ENHANCED PAVING
1400 BRISTOL N.
NEWPORT BEACH, CA L 1 F E S C A P E S
TCA#2022-144 International Inc
LANDSCAPE ARCHITECTS
r ry Mn lnr A -A
LOW WATER PLANTING AND
GROUNDCOVER
SITE DEVELOPMENT REVIEW 0 10 20 40
August 11, 2023
15\ SCALE 1 "=20' NORTH
- -- PICERNEGROUP
ENTRY DRIVE
- ENHANCED PAVING
RAISED PLANTERS (TYR)
HTS VARY 12" - 18" HIGH
PASSENGER DROP-OFF
GROUND LEVEL LANDSCAPE PLAN
L-1.2
FIRE PIT WITH BENCH SEATING
SHADE COVERED LOUNGE AREA
SHADE UMBRELLAS
SPA DECK
CHAISE LOUNGES -
14'X14' SPA -
A505
A505
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1400 BRISTOL N. SITE DEVELOPMENT REVIEW
NEWPORTBEACH, CA L
L1 F E S C A P E
International Inc aFCM1TECT5August11,2023
TCA#2022-144
LANDSCAPE ARCHITECTS PICERNEGROU P
BBO AREA
A71 C
SHADE TRELLIS
RAISED PLANTERS
OUTDOOR FUNCTION SPACE
A60`e FIRE PLACE W/ LOUNGE SEATING
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MAGNOLIA GRANDIFLORA
METROSIDEROS EXCELSA
MICHELIA CHAMPACA
OLEA EUROPEA
PHOENIX DACTYLIFERA
PARKINSONIA X
PROSOPIS SPECIES
QUERCUS ILEX RHUS LANCEA
`LITTLE GEM'
NEW ZEALAND CHRISTMAS TREE
CHAMPACA
OLIVE
'MEDJOOL'
`DESERT MUSEUM'
MESQUITE TREE
HOLLY OAK AFRICAN SUMAC
LITTLE GEM SOUTHERN MAGNOLIA
MEDJOOL DATE PALM
DESERT MUSEUM PALO VERDE
Ii'
R
SCHINUS MOLLE
SOPHORA SECUNDIFLORA
SYAGRUS ROMANZOFFIANA
TECOMA STANS
TRISTANIA CONFERTA
WASHINGTONIA FILIFERA
YUCCA FAXONIANA
YUCCA ROSTRATA
CALIFORNIA PEPPER TREE
TEXAS MOUNTAIN LAUREL
QUEEN PALM
YELLOW BELLS
BRISBANE BOX
CALIFORNIA FAN PALM
SPANISH DAGGER
BEAKED YUCCA
1400 BRISTOL N. SITE DEVELOPMENT REVIEW
NEWPORT BEACH, CA §1 L 1 F E S C A P E S aFCM1TECT5 TREE PLANT IMAGERY TCA#2022-144 International Inc"'A August 11, 2023
LANDSCAPE ARCHITECTS P I C E R N E G R O U P
09 ;
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ACORUS GRAMINEUS'OGON' AGAVE ANGUSTIFOLIA AGAVE'BLUE GLOW' AGAVE OVATIFOLIA AGAVE PARRYI ALOE SPECIES BELOPERONE GUTTATA CARISSA MACROCARPA CASSAVA SPECIES GOLDEN VARIEGATED CARIBBEAN AGAVE AGAVE WHALE'S TONGUE AGAVE PARRY'S AGAVE ALOE SHRIMP PLANT `GREEN CARPET' CASSAVA
SWEET FLAG GREEN CARPET NATAL PLUM
FM
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CISTUS 'LITTLE MISS SUNSHINE' CISTUS 'MICKIE' COPROSMA REPENS CUPHEA AUREA CUPHEA IGNEA CYCAS THOUARSII DASYLIRION WHEELERI DIANELLA'CASSA BLUE' DUDLEYA BRITTONII
ROCKROSE ROCKROSE 'MARBLE QUEEN' GOLDEN CUPHEA CIGAR PLANT MADAGASCAR CYCAD SPOON YUCCA BLUE FLAX LILY GIANT CHALK DUDLEYA
DWARF VARIEGATED
MIRROR PLANT
■ � . z A,
. !�;rvtk
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OLEA'LITTLE OLLE' OPUNTIA BASILARIS PHILODENDRON XANADU PHORMIUM 'YELLOW WAVE' POLYGALA FRUITICOSA PORTULACARIA AFRA'AUREA' PORTULACARIA AFRA SEDUM COPPERTONE SENECIO SERPENS
DWARF FRUITLESS OLIVE BEAVERTAIL CACTUS WINTERBORN PHILODENDRON NEW ZEALAND FLAX 'PETITE BUTTERFLY' YELLOW RAINBOW BUSH 'PROSTRATA' COPPERTONE STONECROP BLUE CHALKSTICKS
SWEET PEA SHRUB DWARF ELEPHANT FOOD
l'
W
SENECIO SERPENS STENOCEREUS THURBERI TECOMA STANS TRACHELOSPERMUM ASIATICUM YUCCA FILAMENTOSA
COAST ROSEMARY ORGAN PIPE CACTUS 'ORANGE JUBILEE' ASIATIC JASMINE 'GOLDEN SWORD'
CAPE HONEYSUCKLE ADAM'S NEEDLE
BRISTOL N. L 1 F E S C A P E S SITE DEVELOPMENT REVIEW
NEWP SHRUB PLANT IMAGERY
TCA # 2022-144 L International Inc T BEACH, CA a F C M 1 T E C T 5 August 11, 2023 TCA
LANDSCAPE ARCHITECTS PI CERN E G RO U P
10 PLANTING NOTES:
ALL PLANTS ARE CAL-IPC NON-INVASIZE AND WUCCOLS MEDIUM/LOW WATER CONSUMPTION (REGION 3- SOUTH COASTAL) VARITIES FOR THEIR PROPOSED GROWING CONDITIONS. THESE PLANTS ARE WATER CONSERVING AND USED FOR THEIR DEEP ROOT SYSTEMS WHICH STABILIZES SOIL AND MINIMIZES EROSION IMPACTS.
NO TREES TO BE PLANTED IN THE PUBLIC RIGHT-OF-WAY
THIS LEGEND IS TO DEMONSTRATE GENERAL DESIGN INTENT. FINAL PLANTING DESIGN WILL BE ESTABLISHED BASED ON MATERIAL AVAILABILITY AND WATER USE REQUIREMENTS. FINAL PLANTING DESIGN & SPECIES SELECTION WILL BE SHOWN ON PERMIT DRAWINGS. 1400 BRISTOL N. SITE DEVELOPMENT REVIEW
NEWPORT BEACH, CA L
International Inc L1FESCAPES
TCA#2022-144 a F C M 1 T E C T 5 August 11, 2023
LANDSCAPE ARCHITECTS PI CERN E G RO U P
BOTANICAL NAME
COMMON NAME
ACACIA SALICINA
WILLOW ACACIA
ACACIA PENDULA
WEEPING ACACIA
ACACIA STENOPHYLLA
SHOE -STRING ACACIA
ARBUTUS UNEDO MARINA
STRAWBERRY TREE
PROSOPIS GLANDULOSA
HONEY MESQUITE
RHUS LANCEA
AFRICAN SUMAC WILLOW
AGAVE SPECIE
AGAVE
CACTUS SPECIES
CACTUS
YUCCA SPECIES
YUCCA
ALOE BANSEII
TREE ALOE
ERIOBOTRYA DEFLEXA
BRONZE LOQUAT
RHAPHIOLEPIS MAJESTIC
HAWTHORN
BEAUTY
TECOMA STANS
YELLOW ELDER
CASSIA LEPTOPHYLLA
GOLD MEDALLION TREE
CYCAS THOURII
MADAGASGAR CYCAD
STRELITZIA SPECIES
BIRD OF PARADISE
DRACENA DRACO
DRAGON TREE
CITRUS SPECIES
CITRUS
MAGNOLIA GRANDIFLORA
LITTLE GEM SOUTHERN
'LITTLE GEM'
MAGNOLIA
SOPHORA SECUNDIFLORA
TEXAS MOUNTAIN LAUREL
LIRIODENDRON TULIPIFERA
TULIP TREE
OLEA EUROPEA
OLIVE
MAGNOLIA SPECIES
MAGNOLIA
QUERCUS ILEX
HOLLY OAK
PHOENIX DACTYLIFERA
MEDJOOL DATE PALM
'MEDJOOL'
RHUS LANCEA
AFRICAN SUMAC
METROSIDEROS EXCELSUS
NEW ZEALAND TEA TREE
QUERCUS ILEX
HOLLY OAK
SYAGRUS ROMANZOFFIANA
QUEEN PALM
WASHINGTONIA FILIFERA
CALIFORNIA FAN PALM
YUCCA SPECIES
YUCCA
ARCHONTOPHOENIX
KING PALM
ALEXANDREA
HOWEA FORSTERIANA
KENTIA PALM
SYAGRUS ROMANZOFFIANA
QUEEN PALM
SIZE
QTY WUCCOLS
24 14 LOW
24 LOW
24 11 LOW
24 LOW
24 27 LOW
24 7 VERY LOW
24 MEDIUM
24 MEDIUM
24 0
24 24 4
24 24 2
24 32
24 24 34
13 24
24 24 37
24 0
15 BTH
TRISTANIA CONFERTA BRISBANE BOX 24 16
to PARKINSONIA X DESERT MUSEUM PALO VERDE
'DESERT MUSEUM'
SCHINUS MOLE CALIFORNIA PEPPER TREE
BRACHYCHITON SPECIES BOTTLE TREE 24
AGONIS FLEXUOSA WESTERN AUSTRALIAN PEPPERMINT
MICHELIA CHAMPACA CHAMPACA
TREE PLAN
MEDIUM
MEDIUM
VERY LOW
LOW
MEDIUM
MEDIUM
LOW
MEDIUM
LOW
LOW
LOW
MEDIUM
MEDIUM
TO LOW
MEDIUM
MEDIUM
TO LOW
MEDIUM
L-1.7
IRRIGATION HYDROZONES:
_HYDRO -ZONE 1 : South West Perimeter - Sub Surface
Irrigation - 8,301 S.F.
HYDRO -ZONE 2 : North East Perimeter - Sub Surface
Irrigation - 6,568 S.F.
HYDRO -ZONE 3 : Podium Level Landscape - Sub
Surface Irrigation - 3,978 S.F
HYDRO -ZONE 4 : Water Features - Pool/Spa - 1,196 S.F.
WATER USE CLASSIFICATION OF LANDSCAPE
SPECIES (WUCOLS):
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 40% - 60%
L - LOW 10% - 30%
VL - VERY LOW < 10%
1400 BRISTOL N. SITE DEVELOPMENT REVIEW
NEWPORT BEACH, CAJL
L 1 F E S C A P E 5 a F c M' T E c T 5 August 11, 2023
TCA#2022-144 Al International Inc
LANDSCAPE ARCHITECTS P I C E R N E G R O U P
0 10 20 40
SCALE 1 "=20' NORTH
WATER CONSERVATION FEATURES
The following measures will be incorporated into the project to conserve water:
1. Installation of "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 evapotranspiration from the root zone.
6. Installation of automatic irrigation system to provide deep -root watering to trees is required.
WATER CONSERVATION STATEMENT
Purpose:
To provide the maintenance staff a mechanical device to 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 with each hydrozone shall be specified in consideration of north, south, east and west exposures.
Soil shall be prepared and amended to provide for maximum moisture retention and percolation. Planted beds shall be mulched to retain soil moisture and reduce evapotranspiration.
To avoid wasted water, the controls will be overseen by a flow 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.
WATER EFFICIENT WQRKSHEET
FFAF Qlmktb s Hores.
FeWlarL Ae MAmes
TWy fTAF 7.75� ` TWU mats MAWA rap�ft
Total °.p., 10.6
.average FlAF 0..11
rag, ETV m„ rq.,n ttr W, elt, type.
NI Lordaape Areas
Ta OAF.Art. M5
Tmel Wee 20.��'
Sitewltle EfAF 0.1;
HYDROZONE PLAN
12 LEGAL DESCRIPTION
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF NEWPORT BEACH, IN THE COUNTY OF ORANGE, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:
THAT PORTION OF BLOCK 50 OF IRVINE'S SUBDIVISION, AS SHOWN ON A MAP RECORDED IN BOOK 1, PAGE 88 OF MISCELLANEOUS RECORDS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA, TOGETHER WITH THAT PORTION OF TRACT 706, AS SHOWN ON A MAP RECORDED IN BOOK 21, PAGE 25 OF MISCELLANEOUS MAPS, RECORDS OF SAID ORANGE COUNTY, DESCRIBED AS FOLLOWS:
PARCEL 2 IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A MAP FILED IN BOOK 54. PAGE 11 OF PARCEL MAPS IN THE OFFICE OF THE COUNTY RECORDER OF ORANGE COUNTY, CALIFORNIA.
EXCEPT THE FULL RIGHTS TO ALL MINERALS, PETROLEUM, GAS AND OTHER HYDROCARBON SUBSTANCES EXISTING BELOW FIVE HUNDRED (500) FEET FROM THE SURFACE OF SAID REAL
PROPERTY DESCRIBED ABOVE, PROVIDED, HOWEVER, THAT GRANTOR HEREBY 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 IN DEED RECORDED JULY 1, 1977.
FOR CONVEYANCING PURPOSES ONLY: APN 427-332-02
ASSESSOR'S PARCEL NUMBER
COUNTY OF ORANGE:
APN: 427-332-02
BASIS OF BEARINGS
THE BEARINGS N 40'38'15" E ALONG THE CENTERLINE OF SPRUCE AVENUE PER PARCEL MAP BOOK 54, PAGE 11, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CAUFORNIA, WAS USED AS THE BASIS OF BEARINGS FOR THIS SURVEY.
UNDERGROUND SERVICE ALERT
•
Call: TOLL FREE
1-800-422-4133
KNOW WHAT'S BELOW.
CALL BEFORE YOU DIG.
TWO WORKING DAYS BEFORE YOU DIG
IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA 1400 BRISTOL ST
CONCEPTUAL GRADING PLAN
,SRISTOL ST.
I
ENGINEER PREPARING THESE PLANS WALL NOT BE RESPONSIBLE FOR UABLEFOR UNAUTHORIZED
THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTIUME PIPES AND/OR S /
WGES TO 0R USES OF PLANS. ALL CHANGES TO THE PLANS MUST BE IN WRITING AND MUST BE S
STRUCTURES S SHOWN ON THESE PLANS WERE OBTAINED BY A SEARCH OF IO
'ROVED ER OF PLANS CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE
OF THESECONSTRUCTION
ETED
AVAILABLE RECORDS. TO THE BEST a OUR KNOWLEDGE, THERE ARE NO
AL Y A C
i GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BE REQUIRED TO
C CONSTRUCTION
EXISTING CTUTES EXCEPT AS SHOWN ON THESEOR PLANS CONTRACTOR
AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE CONSTRUCTION OTHECA
SHALL ASCERTAIN TRUE VERTICAL AND HORIZONTAL LOCATION OF THOSE
THESOLE
T
THE PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY, THAT THIS REQUIREMENT SHALL BE
TIE RESPONSIBLE FOR ANY
UNDERGROUND UTIUBLI TO BE USED AND SHALL
APPLY CONTINUOUSLY AND NOT CONTRACTOR
OR
UNITED TO NORMAL WOOFING HOURS, AND CONSTRUCTIONFROMANY
DAMAGE TO ANY PUBLIC OR PRIVATE SHOWN OR NOT SHOWN
O
NI AND AL
!TI@R AGREES TO DEFEND, INDEMNIFY AND HOLD DESIGN PROFESSIONAL HARMLESS FROM ANY AND ALL HEREON. IF THE CONTRACTION ENCOUNTERS ANY DISCREPANCIES,GRADINGCONFLICTS
I ENCOUNTERS A
31UTY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING 31UTY ARISING FROM THE SOLE NEGLIGENCE OF DESIGN PROFESSIONAL.
OR AREAS WHICH HE FEELS UNWORKABLE. HE SHALL NOTIFY THE GRADING ENGINEER IMMEDIATELY PRIOR TO CONTINUING OR DEVIATING FROM THIS PLAN.
INDEX MAP \
SCALE'. 1"=40' \
QWI=GT INInGv
SHEET TITLE SHEEP NUMBER
TITLE SHEET C1.01
EXISTING CONDITION C2.01
CONCEPTUAL GRADING PLAN C3.01
CONCEPTUAL UTILITY PLAN PLAN C4.01
CONCEPTUAL WQMP PLOT PLAN C5.01
ALTA/NSPS LAND TITLE SURVEY C6.01
APPLICANT
TPG (KCN) ACQUISITION, LUC
5000 BIRCH ST, SUITE 600
NEWPORT BEACH, CA 92660
(949) 267-1529
CIVIL
TAIT & ASSCOAITES
701 N. PARKCE14TER DR.
SANTA ANA, CA 92705
(714) 560-8200
ARCHITECT
TCA ARCHITECTS
19782 MACARTHUR BLVD, SUITE 300
IRVINE, CA 92612
(949) 862-0270
LANDSCAPE ARCHITECT
UFESCAPES INTERNATIONAL, INC
4930 CAMPUS DR.
NEWPORT BEACH, CA 92660
(949) 476-8888
GEOTECHNICAL ENGINEER
KLING CONSULTING GROUP, INC
18008 SKY PARK CIRCLE, SUITE 250
IRVINE, CA 92614
(949) 797-6241
GI nnn NInTC
ZONE - "X" PER FEDERAL MANAGEMENT AGENCY
MAP NO. 0659C 0286 J EFFECTIVE DATE DECEMBER 3, 2009
ZONE "X" DENOTES AREAS SUBJECT TO MINIMAL FLOODING
UTILITY COMPANIES
AT&T
SOUTHERN CALIFORNIA GAS
PHONE: (800) 288-2020
COMPANY
UNK: AT&T U-VERSE
CENTRAUZED CORRESPONDENCE
MONTEREY PARK, CA 91756
CR&R ENVIRONMENTAL SERVICES
PHONE: (800) 427-2200
2051 PLACENTIA AVE.
COSTA MESA, CA 92627
THE 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
I ANIn AQJ A
103,500 S.F. t / 2.38 ACRES t
Oily or
NEWPORT
BEACH
VICINITY MAP
NOT TO SCALE
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UNDERGROUND SERVICE ALERT
•
Call: TOLL FREE
1-800-422-4133
KNOW WHAT'S BELOW.
CALL BEFORE YOU DIG.
TWO WORKING DAYS BEFORE YOU DIG
ENGINEER PREPARING THESE PLANS WILL NOT BE RESPONSIBLE FOR UABLE FOR AND MUSED
THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTIUME PIPES AND/OR S
S
WGES TO OR USES OF THESE PLANS. ALL CHANGES TO THE PLANS MUST BE IN AND MUST BE
STRUCTURES SHOWN ON THESE PLANS WERE OBTAINED BY A SEARCH OF
IO ESWRITINGA
'ROVED BY THE PREPARER OF THESE PLANS CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE AVAILABLE RECORDS. TO THE BEST a OUR KNONIJNS. THERE ARE NO E,
i GENERALLY ACCEPTED CONSTRUCTION PRACR CONSTRUCTION CONTRACTOR KILL BE REQUIRED TO
UTUTES EXCEPT AS SHOWN ON THESE PLANS THE CONTRACTOR
AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE
JOB SITE CO
SHALLEXISTING
SHALL ASCERTAIN THE TRUE AND HORIZONTAL OF THOSE
THESOLE
THE PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY, THAT REQUIREMENT SHALL BE MADE
T HALLCONSTRUCTIONMAD
E USED RESPONSIBLE FOR ANY
UNDERGROUND UTU BLI TO BE USED AND SHALL P NSIBLN
ATHISND
APPLY AND NOT LIMITED TO NORMAL WOOFING HOURS, AND CONSTRUCTION
DAMAGE TO O
ANY PUBLIC OR PRIVATE SHOWN OR NOT SHOWN
NI ANDCONTRACTOR
:THEY AGREES TO DEFEND. INDEMNIFY AND HOLD DESIGN PROFESSIONAL HARMLESS FROM ANY AND ALL
AGREES DEFEND,
HEREON. IF THE CONTRACTOR ENCOUNTERS ANY DISCREPANCIES,
I ENCOUNTERS A
31UTY, REAL OR ALLEGED, IN 1NOF THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING
GRADING
OR AREAS WHICH HE FEELS UNWORKABLE. HE SHALL GRADING
THEFROM
E NEGUTON
31UTY ARISING FROM THE SOLE NEC{1GENCE OF DESIGN PROFESSIONAL.
DEVIATING
ENGINEER IMMEDIATELY PRIOR TO CONTINUING OR DEMATNC FROM THIS PLAN. 0 30 40
( IN FEET )
1 INCH =20 FEET
LEGEND
- —33— — - EXISTING CONTOURS
33 PROPOSED CONTOURS
CENTERLINE
RIGHT OF WAY
— — PROPERTY LINE
CITY EASEMENT LINE
PROPOSED CURB
EXISTING CURB
R RIDGE LINE/ GRADE BREAK
TW PROPOSED FIRE WATER LINE
SS PROPOSED SANITARY SEWER
w PROPOSED WATER
PROPOSED STORM DRAIN
SS EXISTING SANITARY SEWER
EXISTING STORM DRAIN
W EXISTING WATER
WM WATER METER
FF FINISH FLOOR
GFF GARAGE FINISH FLOOR
CL CENTER LINE
R PROPERTY LINE
R/W RIGHT-OF-WAY
PA PLANTED AREA
PP POWER POLE
FS FINISHED SURFACE
TC TOP OF CURB
TG TOP OF GRATE
SS SANITARY SEWER
SO STORM DRAIN
DW DOMESTIC WATER
RW RECLAIMED WATER
DCDA DOUBLE CHECK DETECTOR ASSEMBLY
FH FIRE HYRANT
ST STREET LIGHT
EV ELECTRIC VEHICLE
CAV CLEAN AIR VEHICLE
(E) EXISTING
(P) PROPOSED
`(Y EXISTING FIRE HYDRANT
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C2.01
I PE
T
IJ
PA PA
SECTION A -A
NTS
R/W SPRUCE AVE. BRISTOLST. R/W
11.69' I PASSENGER BIKE
PROP SIDEWALK I LOADING LANE
3.6' 5' RETAINING
SLOTTED
PROP. S/W CURB W
RAILING / EASEMENT
NG PROP. BUILDING PROP. BUILDING
WALL WALL
GRADE FL
TO INLET
SECTION B-B SECTION C-C
NTS NTS
4 2"
D
-8"W 16'
W
16"W
18•
3 3
LEGEND
EXISTING CONTOURS
WM
WATER METER
XISTIN
OX TC
TELECOM
BE
33 PROPOSED CONTOURS
FT
FINISH FLOOR
GFF
GARAGE FINISH FLOOR
ROTE TED
IN F
A
—
CENTERLINE
rE
CENTER LINE
�1 I
I
R�Q9
ARKWAY CU
VER
— — —
RIGHT OF WAY
R
PROPERTY UNE
i
I
KK C
STD. I WG.
309
— —
PROPERTY LINE
R/W
RIGHT-OF-WAY
t)EG
I
,(49.87)TC
— —
r
CITY EASEMENT LINE
PA
PLANTED AREA
I
(49.20)FL
PROPOSED CURB
PP
POWER POLE
PROP
PUMP
_
EXISTING CURB
FS
FINISHED SURFACE
47.30 NV IN(N)
R
RIDGE LINE/ GRADE BREAK
TC
TOP OF CURB
49.50 NV OUT()
TOP OF GRATE
S.
FW
PROPOSED FIRE WATER LINETG
SS
SANITARY SEWER
Ss
PROPOSED SANITARY SEWER
SO
STORM DRAIN
_ EXISIIN
TELEC M
DW
DOMESTIC WATER
1 MANHOIE
i
TO BE
W
PROPOSED WATER
RW
RECLAIMED WATER
PROTECTED
IN F
A
PROPOSED STORM DRAIN
FH
FIRE BYRANT
0 51.44TC/
SS
EXISTING SANITARY SEWER
ST
STREET LIGHT
\
50I94FS
_
= _ _ _ _ =
EXISTING STORM DRAIN
S/W
SIDEWALK
EV
ELECTRIC VEHICLE
a
uV
EXISTING WATER
CAV
CLEAN AIR VEHICLE
ROP. DRI
BNB STD.
WG. WAY 161 P R
(E)
EXISTING
\5•
(P)
PROPOSED
`(Y
EXISTING FIRE HYDRANT
(50.80)TC
DCDA
DOUBLE CHECK
Isn rdcl
w
DETECTOR ASSEMBLY
BRISTOL ST. I
PROP. S/W 2
W �. ' PROP. BIORETENTION BASIN
PRO (SEE SHEET C5.01)
EX. C&G ESMT. PROP. BUILDING WALL
SECTION D-D
NTS
CONCEPTUAL GRADING NOTES
1. DRIVEWAY CONFIGURATION: DRIVEWAYS ARE PROPOSED PER CITY STD. 161 WITH 15' RADIUS ON SPRUCE AVE. BRISTOL DRIVEWAY HAS BEEN CONSTRUCTED AT A 20' RADIUS AND 25' WIDE RADIUS
2. DRAINAGE &WATER QUALITY IMPROVEMENTS: FOR FURTHER DETAILS AND o w
NOTES ON DRAINAGE IMPROVEMENTS SEE SHEET C5.01. SITE GRADING AND v a
DRAINAGE HAS BEEN STRUCTURED TO MATCH EXISTING DRAINAGE CONDITIONS m u 8
WITH ALL RUNOFF BEING DISCHARGED AT GRADE.
E
d
3. LINE OF SIGHT: LINE OF SIGHT TRIANGLES HAVE BEEN DRAFTED PER CNB STD d ¢
105 WITH ADDITIONAL COORDINATION AND CONFIRMATION WITH CITY STAFF FOR SITE SPECIFIC CONDITIONS. ASSUMPTIONS ARE AS FOLLOWS:
,., a
3.1. BRISTOL STREET: ASSUMES PRIMARY STREET FOR DISTANCES. AS THERE
ARE NO SOUTHBOUND LANES, LEFT TURN MOVEMENT UNES HAVE BEEN OMITTED.
3.2. SPRUCE AVENUE: ASSUMES SECONDARY STREET. DUE TO THE FACT THAT r
EASTBOUND LANES ORIGINATE AT BRISTOL (NO THRU TRAFFIC) AND ALL
ENTERING TRAFFIC WILL BE AT REDUCED SPEEDS, LINE OF SIGHT TRANGLES
HAVE BEEN LIMITED TO ORIGINATE AT THE CROSSWALK PER COORDINATION
WITH CITY STAFF
r
0 30 40
( IN FEET )
1 INCH =20 FEET
Z
Q f— U
CL LLJ J
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of :� o
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F ---
5 I
PROP, FIRE HYDRANT
I c
I
I
I
I D L I
INI I
I
I
I
I
I I
E
P/L
I F
I
G
I
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a PROP. 6" FIRE MAIN
L=262.2 LF
11 P ^
12 13
10 1
16 1]
18 19
0 --
R/W
I
FLOOR ABOVE
PROP. IRRIGATION
BACKFLOW
SS POC
DW POC
G
PROP.15-STORY
BLDG.
PROP. 6° DOMESTIC WATER METER
AND BAGNB PER
W/SUBTERRANEAN PARKING
STE.OW DWGS.ASSEMBLY
CNB STD. DWGS. 519-8
CONNECT TO EX. 6" ACP STUB
.771NV
_ P
" VCP
L=5.8';
8' ELECTRICA
EASEMENT
TO BE QUITCLAI
EO
I
PRO .
8" VCP SEWER
L=92.1
; S=0.02
PROP.
FDIC& PIV
FW POC
BLDG. FIRE RISER
PROP. 6" FIRE SERVICE
FLOOR ABOVE
SS POC PROP. 8" VCP SEWER
L=235.7
LF
----�,-
-- --_
-_ -
---�-
--
-
--Z
- --__--
--
-
-1 "W _A W
16"W �554YDRA6 �16"W R/W 16"W
16"W
16' W 16"W 18' W
F
PROP. DCDA
TO REMAIN
N
CONNECT TO EX.
BRISTOL ST.
EX. 16" ACP WATER MAIN
a w
6" ACP STUB
UNDERGROUND SERVICE ALERT
UNAUTHORIZED CHANGES & USES:
ENGINEERS NOTE TO CONTRACTOR:
•
THE ENGINEER PREPARING THESE PLANS WILL NOT BE RESPONSIBLE FOR, OR LIABLE FOR, UNAUTHORIZED THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTIUTIES PIPES. AND/OR Call: TOLL FREE
CHANGES TO OR USES OF THESE PLANS. ALL CHANGES TO TIE PLANS MUST BE IN WRITING AND MUST BE
APPROVED BY THE PREPARER OF THESE PLANS CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE
STRUCTURES SHOWN ON THESE PLANS WERE OBTAINED BY A SEARCH OF AVAILABLE RECORDS. TO THE BEST OF OUR KNOWLEDGE, THERE ARE NO
WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BE REQUIRED TO
EXISTING UTIUTIES EXCEPT AS SHOWN ON THESE PLANS THE CONTRACTOR 1-800-422-41 33
ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION
SHALL ASCERTAIN THE TRUE VERTICAL AND HORIZONTAL LOCATION OF THOSE KNOW WHAT'S BELOW.
CALL BEFORE YOU DIG.
TWO WORKING DAYS BEFORE YOU DIG
OF THE PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY, THAT THIS REQUIREMENT SHALL BE MADE
TO APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORMING HOURS, AND CONSTRUCTION CONTRACTOR
FURTHER AGREES TO DEFEND, INDEMNIFY AND HOLD DESIGN PROFESSIONAL HARMLESS FROM ANY AND ALL
LIAS UTY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING UABIUTY ARISING FROM THE SOLE NEGLIGENCE OF DESIGN PROFESSIONAL.
UNDERGROUND UTILITIES TO BE USED AND SHALL BE RESPONSIBLE FOR ANY DAMAGE TO ANY PUBUC OR PRIVATE UTUTES. SHOWN OR NOT SHOWN HEREON. IF THE CONTRACTOR ENCOUNTERS ANY DISCREPANCIES, CONFUCTS OR AREAS WHICH HE FEELS UNWORKABLE. HE SHALL NOTIFY THE GRADING ENGINEER IMMEDIATELY PRIOR TO CONTINUING OR DEVIATING FROM THIS PLAN.
LEGEND
m
--33--- EXISTING CONTOURS WM WATER METER
33 PROPOSED CONTOURS
FF
FINISH FLOOR
3 CENTERLINE
GFF
rp
GARAGE FINISH FLOOR
CENTER LINE
—
— —
RIGHT OF WAY
R
PROPERTY LINE
—
— — —
PROPERTY LINE
CITY EASEMENT LINE
R/W
PA
RIGHT-OF-WAY
PLANTED AREA
N
ZIT
Q "1%
PROPOSED CURB
PP
POWER POLE
O
Ln
I1
8° VCP SEWER
R
EXISTING CURB
RIDGE LINE/ GRADE BREAK
PROPOSED FIRE WATER LINE
FS
TC
TG
SS
FINISHED SURFACE
TOP OF CURB
TOP OF GRATE
SANITARY SEWER
zz
a K
(S=0.004)
S&
PROPOSED SANITARY SEWER
SD
STORM DRAIN
o
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DOMESTIC WATER
w
PROPOSED WATER
RW
RECLAIMED WATER
3 PROPOSED STORM DRAIN
DCDA
DOUBLE CHECK DETECTOR ASSEMBLY
\
SS
EXISTING SANITARY SEWER
EXISTING STORM DRAIN
FH
ST
FIRE HYRANT
STREET LIGHT
_
3 Q
W
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— — — —
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ED
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EXISTING FIRE HYDRANT
v
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r
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CONNECT TO CATCH BASIN
BRISTOL ST.
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 (LOW? FLOWS TO BE PUMPED: SITE GRADING AND DRAINAGE HAS BEEN DESIGNED TO TREAT THE FULL DESIGN CAPTURE VOLUME WITHIN THE NOTED 810-BASIN AND MODULAR WETLANDS UNITS. 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 EXISTING CATCH BASIN:EXISTING CATCH BASIN ON BRISTOL STREET WILL BE REMOVED AND REPLACED WITH A TOTAL OF TWO CATCH BASINS LOCATED ON EACH SIDE FOR THE PROPOSED DRIVEWAY. CATCH BASINS WILL BE SIZED FOR EQUIVALENT
CAPTURE OF THE EXISTING CATCH BASIN
3. PEAK FLOW DISCHARGE: PEAK FLOW DISCHARGE WILL OCCUR, AT GRADE, TO THE CURB AND GUTTER ON SPRUCE AVENUE. PEAK
FLOW DISCHARGE WILL ALSO DISCHARGE TO A PROPOSED CATCH BASIN LOCATED ON BRISTOL STREET TO MATCH THE EXISTING TRIBUTARY AREAS OF THE SITE.
ENGINEERS
NOTE TO CONTRACTOR:
UNDERGROUND SERVICE ALERT
UNAUTHORIZED CHANGES & USES:
•
THE ENGINEER PREPARING THESE PLANS WILL NOT BE RESPONSIBLE FOR, OR UABLE FOR, UNAUTHORIZED THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UIIUTIES PIPES. AND/OR r Call: TOLL FREE
CHANCiS TO OR USES OF THESE PLANS. ALL CHANGES TO THE PLANS MUST BE IN WRITING AND MUST BE
APPROVED BY THE PREPARER OF THESE PLANS CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE STRUCTURES SHOWN ON THESE PLANS W1lRE OBTAINED BY A SEARCH OF AVAILABLE RECORDS. TO THE BEST OF OUR KNONIJ DGE, THERE ARE NO
WITH C-ENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOWILLBEREQUIRED TO
EXISTING UNUNES EXCEPT AS SHOWN ON THESE PLANS THE CONTRACTOR 1-800-422-4133
ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING 1HR E COURSE OF CONSTRUCTION
SHALL ASCERTAIN THE TRUE VERTICAL AND HORIZONTAL LOCATION OF THOSE KNOW WHAT'S BELOW.
CALL BEFORE YOU DIG.
TWO WORKING DAYS BEFORE YOU DIG
OF THE PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY, THAT THIS REQUIREMENT SHALL BE MADE 10 APPLY CONTINUOUSLY AND NOT BE UNITED TO NORMAL WORKING HOURS, AND CONSTRUCTION CONTRACTOR FURTHER AGREES 70 DEFEND, INDEMNIFY AND HOLD DESIGN PROFESSIONAL HARMLESS FROM ANY AND ALL
UABIUTY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING UABIUTY ARISING FROM THE SOLE NEGLIGENCE OF DESIGN PROFESSIONAL.
UNDERGROUND UNUTES TO BE USED AND SHALL BE RESPONSIBLE FOR ANY
DAMACE TO ANY PUBUC OR PRIVATE UNUNES, SHOWN OR NOT SHOWN HEREON. IF THE CONTRACTOR ENCOUNTERS ANY DISCREPANCIES, CONNC75 OR AREAS WHICH HE FEELS UNWORKABLE. HE SHALL NOTIFY THE GRADING ENGINEER IMMEDIATELY PRIOR TO CONTINUING OR DEVIATING FROM THIS PLAN.
LEGEND
— - - — PROPERTY LINE
3 1°BIO-7 \ PROPOSED BIOFILTRATION PLANTER
PROP. MWS 4'XB' NI
PROPOSED MODULAR WETLANDS UNIT
R
AREA
I
W
U
ND
L.L I
2"G
X
DRAINAGE
STORM DRAIN SIGNAGE DETAIL
GUIDANCE
-
DOWNSPOUT
WIDTH PER PLAN
3:1 MAX SLOPE
z
TOP OF a
BASIN -
24"-30" ENGINEERED MEDIANTH MIN MIN. 8 IN/HR �
PERCOLATION RATE AND 3011 % /
VOIBIOTREATMENDED PER
FACT
BUILDING WALL
I BLOCK
3" NON-FLOATADLE
SHREDDED AGED
HARDWOOD MULCH LAYER
?BOTTOM AND SIDES OF
BASIN TO BE LINED WITH
IMPERMEABLE LINER, 20
MIL MIN
—GEOIEXTILE FILTER
FABRIC AT BOTTOM OF
BID -FILTER MEDIA
12" MIN. CLEAN
WASHED r ROCK
6" PERFORATED PIPE WRAPPED IN f
GEOTE%TILE FILTER FABRIC PER NATIVE SOIL
SPPWC STD. N0. XX%. INVERT=BOTTOM OF
INVERT ELEVATION PER PLAN. BASIN PER PLAN
(PERFORATIONS ON BOTTOM)
WATER QUALITY BASIN TYPE
TUTS
8"W
0 20' 40'
- - SCALE: 1" = 20'
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C5.01
ITEMS CORRESPONDING TO SCHEDULE "B":
LAND AREA:
A LTAI N S PS LAND TITLE SURVEY
STATEMENT OF POSSIBLE ENCROACHMENTS:
BY: CHICAGO TITLE COMPANY ORDER NO.: 00183740-987-OC1-JS9 103,500 SQUARE FEET
4911 BIRCH STREET TITLE OFFICER: JASON SILVA
2.38 ACRES
1 400 SE 1 420 NORTH BRISTOL
NOTE: THE FOLLOWING IS A LISTING OF OBSERVED IMPROVEMENTS THAT NEWPORT BEACH, CA 92660 DATED: SEPTEMBER 14, 2022
CROSS PROPERTY LINES, STATEMENT OF OWNERSHIP OR POSSESSION IS (949)724-3100
C1 42.41 27.00 90'0015 `
STREET, NEWPORT BEACH, CA
NEITHER IMPLIED NOR THE INTENT OF THIS LISTING.
C2 39.27 25.00 90'0000
THERE WERE NOT OBSERVED IMPROVEMENTS THAT CROSS THE
THE FOLLOWING ITEMS WERE FOUND IN SAID COMMITMENT AND ARE REFERENCED ON THIS PROPERTY LINE.
MAP. COVENANTS AND AGREEMENTS LISTED HEREON CONTAIN NUMEROUS ITEMS THAT
AFFECT THE SUBJECT PROPERTY, CONTENTS SHOULD BE REVIEWED TO DISCERN SPECIFICS
A PERPETUAL AIR OR FLIGHT EASEMENT SOMETIMES REFERRED TO AS AMGATION RIGHTS, IN AND TO ALL THE AIR SPACE ABOVE THOSE FD. S & W LLEGIBLE ED. S & W LLEGIBLE PER QUAIL STREET PORTIONS OF PARTICULAR PLANES OR IMAGINARY SURFACES THAT CITY TIES BOOK V PAGE 73 OVERLIE SAID LAND FOR USE BY AIRCRAFT, PRESENT OR FUTURE, FROM PER CITY TIES N49'21'45"W A 68' WIDE PUBLIC RIGHT OF WAY)476.36" OR TO THE ORANGE COUNTY AIRPORT, SAID EASEMENTS AND RIGHTS OOK V PAGE 73 ( BEING MORE PARTICULARLY DESCRIBED AND DEFINED IN AND GRANTED _ - - - - - - FD. WELL MON.
TO THE COUNTY OF ORANGE BY DEED RECORDED MARCH 17, 1964 IN 2' BRASS DISK BOOK 6965, PAGE 721, OFFICIAL RECORDS, UPON THE TERMS, L=1 75. 46' PER PMB 54/11 COVENANTS AND CONDITIONS THEREIN. THIS ITEM AFFECTS THE SUBJECT R=500, 00' PROPERTY BUT IS BLANKET IN NATURE AND IS NOT PLOTTED HEREON. R _20, 06• 23" a (THIS ITEM IS CORRECT) ED. L & T ACCPETED AS
COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, ASSESSMENTS, P7PROD 5.0' O/S — --------------- ----------------
AS
LIENS, CHARGES, TERMS AND PROVISIONS IN THE DOCUMENT RECORDED _ J I ,o BOOK 9768, PAGE 919 OF OFFICIAL RECORDS. THIS ITEM AFFECTS 0� THE SUBJECT PROPERTY BUT IS BLANKET IN NATURE AND IS NOT a05.o0' PLOTTED HEREON. (THIS ITEM IS CORRECT) N49.21'45"W SURVEYOR'S BOUNDARY NOTE:
AN EASEMENT FOR PUBLIC UTILITIES, SIDEWALK AND INCIDENTAL THE BOUNDARY SHOWN HEREON MATCHES RECORD DATA PURPOSES, RECORDED AS BOOK 10624, PAGE 588 OF OFFICIAL EXACTLY AS SHOWN ON A MAP FILED IN BOOK 64, PAGE 11 OF o RECORDS. THIS ITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED o PARCEL MAPS IN THE OFFICE OF THE COUNTY RECORDER OF o HEREON. (THIS ITEM IS PLOTTED CORRECTLY) ORANGE COUNTV, CALIFORNIA. n THE EFFECT OF A MAP PURPORTING TO SHOW THE LAND AND OTHER M I w J w I THERE IS SUFFICIENT FOUND MONUMENTS SHOWN HEREON PROPERTY, FILED IN BOOK 44, PAGE 38 OF PARCEL MAPS. THIS ITEM TO ESTABLISH SAID BOUNDARY. w AFFECTS THE SUBJECT PROPERTY BUT IS BLANKET IN NATURE AND IS w D:
NOT PLOTTED HEREON. (THIS ITEM IS CORRECT) `n w wo F o ; AN EASEMENT FOR UNDERGROUND ELECTRICAL SUPPLY SYSTEMS, n a o r /A I� `/A /A
BRISTOL STREET
BASIS OF BEARINGS: (A 60' WIDE PUBLIC RIGHT OF WAY)
THE BEARING OF N 40'38'15" E ALONG THE CENTERLINE OF
SPRUCE AVENUE PER PARCEL MAP BOOK 54, PAGE 11, IN THE
CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF
CALIFORNIA, WAS USED AS THE BASIS OF BEARINGS FOR THIS
SURVEY.
PARKING SPACE TABLE
TYPE OF SPACE
TOTAL EXISTING
STANDARD
152
HANDICAP
2 TOTAL
154
FLOOD NOTE:
ZONE - "X" PER FEDERAL EMERGENCY MANAGEMENT AGENCY
MAP NO. 06059C 0286 J EFFECTIVE DATE DECEMBER 3, 2009
ZONE "X" DENOTES AREAS SUBJECT TO MINIMAL FLOODING
CITY OF
NEWPORT
BEACH
VICINITY MAP
NO SCALE
BUILDING NOTE:
BUILDING
o-
(BUILDING FOOTPRINT = 5,933 SQUARE FEET)
(BUILDING HEIGHT = 30't)
2 STORY/WOOD
BUILDING
o-
(BUILDING FOOTPRINT = 11,393 SQUARE FEET)
(BUILDING HEIGHT = 30't)
2 STORY/WOOD
BUILDING
Co-
(BUILDING FOOTPRINT = 2,369 SQUARE FEET)
(BUILDING HEIGHT = 30'i_)
2 STORY/WOOD
OH L/A
n
�SCO
WATER METER
W }
A/
LP
42.0'
Lo
~I O
INC
�_ OH
RD
UI
11W HC7
3 = Z
WATER METER }
UVf�
Q
WATER VALVE 2 U m
`SCO
m LL
W = O
DH I
I D- n
V)
L/A
w
^
w
] Q
�m
D00
IUM
o
Z
ILDO
THE ABOVE STATEMENT IS FOR INFORMATION ONLY AND THIS SURVEYOR ASSUMES NO UABILITY FOR THE CORRECTNESS OF THE CITED MAP(S). IN ADDITION, THE ABOVE
STATEMENT DOES NOT REPRESENT THIS SURVEYOR'S OPINION OF THE PROBABILITY OF FLOODING.
L/A w
J m
Ci o
'z
41�NRAFS
WATER VALVE (3
631.94'WELL MON. DISK
PER CR 2007-1924 B
1485.33'
SITE RESTRICTIONS:
SETBACKS:
FRONT - PER GENERAL PLAN
STREET SIDE - PER GENERAL PLAN
SIDE - PER GENERAL PLAN
REAR - PER GENERAL PLAN
HEIGHT - PER GENERAL PLAN
ZONE - PC-11 (PLANNED COMMUNITY)
FLOOR AREA RATIO - PER GENERAL PLAN
PARKING REQUIREMENT - 155 SPACES
ALL SITE RESTRICTIONS WERE OBTAINED PER THE ZONING
REPORT PREPARED BY ZONING REPORT SITE NO. 19-270257.1
DATED JANUARY 20,2020. ANY QUESTIONS REGARDING ZONE
DEFINITIONS OR INTERPRETATIONS SHOULD BE DIRECTED TO:
PHONE NUMBER - (949) 644-3311
ZONING AND RESTRICTIONS SHOWN HEREON WERE OBTAINED BY
A ZONING REPORT PROVIDED BY THE CLIENT. NO
REPRESENTATION IS MADE FOR THE ACCURACY OR
COMPLETENESS OF SAID THIRD PARTY INFORMATION. THIS FIRM
IS NOT AN EXPERT IN THE INTERPRETATION OF COMPLEX
ZONING ORDINANCES, COMPLIANCE IS BEYOND THE SCOPE OF
THIS SURVEY. ANY USER OF SAID INFORMATION IS URGED TO
CONTACT THE LOCAL AGENCY DIRECTLY.
LEGEND:
CB - CATCH BASIN
C.L. - CENTER LINE
CPS - CABLE PULLBOX
D/W - DRIVEWAY
DI - DRAIN INLET
DIST - DISTANCE
E. - EAST
EMH - ELECTRIC MANHOLE
EB - ELECTRIC BOX
EST. - ESTABLISHED
D. - FOUND
FDC - FIRE DEPARTMENT CONNECTION
GP - GUARD POST
INST - INSTRUMENT
L/A - LANDSCAPING
LP - LIGHT POST
N. - NORTH
NE. - NORTHEAST
NO - NUMBER
NW.A. - NORTHWEST
OH - OVERHANG
PI - PILLAR
PL - PROPERTY LINE
PIN - PLANTER
PS - PARKING STALL
PT - POWER TRANSPONDER
RD - ROOF DRAIN
REC - RECORD
S. - SOUTH
SOO - SEWER CLEAN OUT
SDMH - STORMDRAIN MANHOLE
SE. - SOUTHEAST
SF - SQUARE FEET
SFN - SEARCHED FOUND NOTHING
SN - SIGN
Sw. - SOUTHWEST
TE - TRASH ENCLOSURE
TB - TELEPHONE BOX
TYR - TYPICAL
UM - UTILTY METER
UP - UTILITY PIPE
UVT - UTILITY VAULT
W. - WEST
W/ -WITH
WC - WATER CABINET
No - WATER METER
30, 0' 30, 60,
SCALE: 1 " = 30'
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FIRE LANE SIGN DETAILS
FIRE DEPARTMENT NOTES
FIRE LANE ENTRANCE ARE REQUIRED AT ENTRY POINTS TO PROPERTIES THAT CONTAIN FIRE LANE SIGNS OR RED CURBS. SIGNS MUST BE APPROVED BY LIFE SAFETY SERVICES AND MUST BE A MINIMUM IF MINIMUM OF EIGHTEEN (18) INCHES WIDE BY TWENTY-FOUR (24) INCHES HIGH.
1. NEWPOFIT BEACH FIRE DEPARTMENT SITE INSPECTIONS ARE REQUIRED FOR THIS PROJECT. PLEASE SCHEDULE ALL FIELD INSPECTIONS AT LEAST 48 HOURS IN ADVANCE. INSPECTIONS CANCELED AFTER 1 P.M. ON THE DAY BEFORE 1400 BRISTOL N.
THE SCHEDULED DATE WILL BE SUBJECT TO A RE -INSPECTION FEE. CALL NEWPORT BEACH FIRE DEPARTMENT
FIRE MASTE R PLAN
FIRE LANE SIGN MOUNTING LEGEND NOTE:
NOTICE 2 D BACKGROUND, NG SMALLERSHALL
nN WHITESNNHEIGHT. FIRE LANE SIGNS SHALL MEET
SPECIFICATIONS PER NBFD
NO PARKING IN AREAS GUIDELINES AND SHALL BE
MARKED AS FIRE LANES 2 O Lo SMAIING SHAL NBEINEDEOSN �E E B CKGROUND, INSTALLED AS DESCRIBED THEREIN. ADDITIONAL FIRE
MARKINGS MAY BE
BE THE RIGHT NDRED W TH MINIMUM A REQUIRED ATTHE TIME OF 1 BE LETTERS. g INSPECTION DEPENDING ON
FIELD CONDITIONS.
24" 4 LETTERING SHALL BE BOLD, CONDENSED WHITE
MIN. REFLECTIVE LETTERING ON RED BACKGROUND,
VIOLATNG VEHICLES (2) INCHES IN HEIGHT.
INSPECTION SCHEDULING AT (714) 644-3255.
2. A LUMBER DROP INSPECTION SHALL BE PERFORMED PRIOR TO BRINGING COMBUSTIBLE MATERIALS ONSITE (OR DRYWALLFOR STRUCTURES OF NON-COMBUSTIBLE CONSTRUCTION). ALL-WEATHER ACCESS ROADS CAPABLE OF SUPPORTING 72,000 LBS., TOPPED WITH ASPHALT, CONCRETE, OR EQUIVALENT SHALL BE IN PACE AND HYDRANTS SHALL BE TESTED AND MADE SERVICEABLE PRIOR TO AND DURING TIME OF CONSTRUCTION.
IONS NOT COVERED BY THE FEES
3 PHASED INSTALATION OF FIRE ACCESS ROADS REQUIRES ADDITIONAL INSPECTLANE
PAID AT PAN SUBMITTAL CONTACT INSPECTION SCHEDULING TO ARRANGE FOR ADDITIONAL INSPECTIONS THAT MAY BE NEEDED AND ANY FEES THAT MAY BE DUE.
q, AN ORIGINAL APPROVED, SIGNED, WET -STAMPED NEWPORT BEACH FIRE, FIRE MASTER PAN SHALL BE AVAILABLE ON -SITE AT TIME OF INSPECTION.
5. ACCESS ROADS AND HYDRANTS SHALL BE MAINTAINED AND REMAIN CLEAR OF OBSTRUCTIONS AT ALL ITEMS DURING
CITY O F NEWPORT BEACH
WILL BE CITED 2 O ) NCLETTEHES IN HEIGHT. BACKGROUND,ING SHAL BE ED RED C
OR TOWED AT
TIMESAND F OBSTRUCTION OFTER OFIRE N. RLANES AND HYDRANTS EAS WHERE PARKING IMAY RESULT S NOT RMI INCANCELLATIONOR SUSED SHALL BE CLEARLY IPENSION OFDENTIFIED ALL
OWNER'S EXPENSE LETTERING SHALL BE BOLD, CONDENSED WHITE FIRE LANE SIGN MOUNTING DETAIL
O REFLECTIVE LETTERING ON RED BACKGROUND,
I INCH IN HEIGHT.
M.C. 12 22500.1
CVC 240.190 F 2 DEPTH OF SIGN SHALL BE i81NCHES FROM STANDARD CURB AND 241NCHES WITH ROLLED CURB TO CENTER N.B.P.D. 949-544-3717 O OF POST UNLESS INDICATED ON PLAN WITH THE LETTER 1", INDICATING PLACEMENT IN LANDSCAPE
DIRECTLY ADJACENT TO SIDEWALK OR CURB
INSPECTIONS.
6. FIRE APPARATUS ROADS SHALL BE DESIGNED AND MAINTAINED TO SUPPORT THE IMPOSED LOADS OF FIRE APPARATUS (72,000 LBS) AND TRUCK OUTRIGGER LOADS OF 75 LBS. PER SQUARE INCH OVER A TWO FOOT AREA.
CALCUATIONS STAMPED AND SIGNED BY A REGISTERED PROFESSIONAL ENGINEER SHALL CERTIFY THAT THE
PROPOSED SURFACE MEETS THE CRITERIA OF AN ALL WEATHER DRIVING SURFACE AND IS CAPABLE OF O HEIGHT OF SIGN IN SIDEWALK OR PEDESTRIAN AREA SHALL BE 7.4E, AND FW1 IN ALL OTHER AREAS.
WITHSTANDING THE WEIGHT OF 72,000 LBS. THESE LOADS ARE ALSO REQUIRED IF SURFACE IS TURF BLOCK OR ©BURYDEPTHSHALL BEA MINIMUM OF 2 INCHES AND REBAR, A CONCRETE FOOTING, OR ANOTHER METHOD TO PREVENT REMOVAL OF THE SIGN IS RECOMMENDED. FOOTINGS FOR SIGNS LOCATED IN THE PUBLIC n FIRE LANE ENTRY SIGN RIGHT-OF-WAY SHALL BE PER THE LOCAL JURISDICTION'S REQUIREMENTS.
OTHER ENGINEERED ALTERNATESURFACE.
7. TEMPORARY FUEL TANKS OF 60 OR MORE GALLONS SHALL BE REVIEWED, INSPECTED, AND PERMITTED BY NEWPORT BEACH FIRE PRIOR TO USE.
8. THE PROJECT ADDRESS SHALL BE CLEARLY POSTED AND VISIBLE FROM THE PUBLIC ROAD DURING CONSTRUCTION.
9. ALL GATES IN CONSTRUCTION FENCING SHALL BE EQUIPPED WITH EITHER A KNOX OR BREAKAWAY PADLOCK.
OR
10. BUILDINGS OF FOUR OR MORE STORIES SHALL BE PROVIDED WITH STAIRS AND A BEFORE REACHING 40 FEET IN HEIGHT.
�
�O /6
_
11. FIRE LANE WIDTHS SHALL BE MEASURED FROM TOP FACE OF THE CURB TO TOP FACE OF THE CURB FOR FIRE LANES �4/
q 4
WITH STANDARD CURBS AND GUTTERS AND FROM FLOW -LINE TO FLOW -LINE FOR FIRE LANES WITH MODIFIED CURB DESIGNS (E.G., ROLLED, RAMPED, ETC). THE DEVELOPER IS RESPONSIBLE TO VERIFY THAT ALL APPROVED PUBLIC STOPPING 5 STOPPING 5 STOPPING 5
WORKS OR GRADING DEPARTMENT STREET IMPROVEMENT PANS OR PRECISE GRADING PANS CONFORM TO THE
MINIMUM STREET WIDTH MEASUREMENTS PER THE APPROVED CITY OF NEWPORT BEACH FIRE MASTER PAN AND
FIRE FIRE FIRE
STANDARDS FOR ALL PORTIONS OF THE FIRE ACCESS ROADS.
LANE LANE LANE
12. PERMANENT, TEMPORARY, AND PHASED EMERGENCY ACCESS ROADS SHALL BE DESIGNED AND MAINTAINED TO SUPPORT AN IMPOSED LOAD OF 12,000 LBS. AND SURFACED TO PROVIDE ALL-WEATHER DRIVING CAPABILITIES.
13. FIRE LANE SIGNS AND RED CURBS SHALL MEET THE SPECIFICATIONS SHOWN ON DETAIL AND NEWPOFIT BEACH FIRE STANDARDS, AND SHALL BE INSTALLED AS DESCRIBED THEREIN. ADDITIONAL FIRE LANE MARKINGS MAY BE 12" 12' 12'
REQUIRED AT THE TIME OF INSPECTION DEPENDING ON FIELD CONDITIONS.
14. ALL ONSITE FIRE HYDRANTS SHALL HAVE A "BLUE REFLECTIVE PAVEMENT MARKER" INDICATING THEIR LOCATION PER
FIRE LANE FIRE LANE'BEGIN' FIRE LANE'END'
THE NEWPORT BEACH FIRE STANDARD. ON PRIVATE PROPERTY MARKERS ARE TO BE MAINTAINED IN GOOD
NO STOPPING SIGN NO STOPPING SIGN NO STOPPING SIGN
CONDITION BY THE PROPERTY OWNER.
n n n
c a a
15. ADDRESS NUMBERS SHALL BE LOCATED AND BE OF A COLOR AND SIZE SO AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE ROADWAY FROM WHICH THE BUILDING IS ADDRESSED. ADDRESS NUMBERS SHALL BE ILLUMINATED AT NIGHT. FIRE DEPARTMENT SHALL HAVE INPUT ON BUILDING ADDRESSING.
16. ACCESS GATES SHALL BE APPROVED PRIOR TO INSTALLATION AND SHALL BE IN COMPLIANCE WITH CHAPTER 5 OF
PREMISES IDENTIFICATION & ADDRESSING
COMBUSTIBLE CONSTRUCTION LETTER
VICINITY MAP
THE CFC.
17. VEGETATION SHALL BE SELECTED AND MAINTAINED IN SUCH A MANNER AS TO ALLOW IMMEDIATE ACCESS TO ALL PP DBJIFlCATIDPk
A. APPROVED NUMBERS OR ADDRESSES SHALL BE PLACED ON THE
FRONT ELEVATION OF ALL BUILDINGS IN SUCH A POSITION THAT IS
PLAINLY VISIBLE AND LEGIBLE FROM THE STREET OR ROAD ON
THE PROPERTY IS ADDRESSED. WHICH
B. THE NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND.
C. THE NUMBERS SHALL BEA MINIMUM OF 6 INCHES OR MORE IN
HEIGHT FOR RESIDENTIAL STRUCTURES WITH AONE-INCH STROKE
OR AS REQUIRED BY LOCAL ORDINANCE, WHICHEVER IS MORE
RESTRIIVE. BUILDING SETBACKS, ELEVATION AND LANDSCAPING CAN AFCTFECT THESE MINIMUM REQUIREMENTS.
D. NUMBERS FOR NEW BUILDINGS SHALL BE INTERNALLY OR
EXTERNALLY ILLUMINATED TO BE VISIBLE AT NIGHT.
E. NUMBERS/LETTERS SHALL BE OF NON-COMBUSTIBLE MATERIALS.
IN ADDITION TO COMMON REQUIREMENTS SPECIFIED ABOVE, THE21.
MAY 31, 2023
NEWPORT BEACH FIRE DEPARTMENT
NE CIVIC CENTER DRIVE
NEWPORC T BEACH, CA 92660
SUBJECT: COMBUSTIBLE CONSTRUCTION LETTER,
1400 BRISTOL STREET N., NEWPORT BEACH, CA.
THE PURPOSE OF THIS LETTER IS TO NOTIFY YOU THAT THE 1400 BRISTOL STREET N. SHALL INSTALL ALL REQUIRED PAVED FIRE ACCESS
ROADS THAT MEET NEWPORT BEACH FIRE DEPARTMENT ACCESS
WATER SUPPLY FOR FIREFIGHTING PURPOSES SHALL BE INSTALLED REQUIREMENTS PER THE APPROVED PLANS. ALL FIRE HYDRANTS AND
PER THE APPROVED PLANS AND SHALL MEET ALL FIRE FLOWS
REQUIREMENTS, PRIOR TO ANY COMBUSTIBLE CONSTRUCTION
MATERIALS BEING DELIVERED FOR CONSTRUCTION.INFORMATION. r
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HYDRANTS, VALVES, FIRE DEPARTMENT CONNECTIONS, PULL STATIONS, EXTINGUISHERS, SPRINKLER RISERS, ALARM CONTROL PANELS, RESCUE WINDOWS, AND OTHER DEVICES OR AREAS USED FOR FIREFIGHTING PURPOSES.
VEGETATION OR BUILDING FEATURES SHALL NOT OBSTRUCT ADDRESS NUMBERS OR INHIBIT THE FUNCTIONING OF ALARM BELLS, HORNS, OR STROBES.
18. DUMPSTERS AND TRASH CONTAINERS LARGER THAN 1.5 CUBIC YARDS SHALL NOT BE STORED IN BUILDINGS OR PLACED WITHIN 5 FEET OF COMBUSTIBLE WALLS, OPENINGS OR COMBUSTIBLE ROOF EAVE LINES UNLESS PROTECTED BY AN APPROVED SPRINKLER SYSTEM.
19. ANY FUTURE MODIFICATION TO THE APPROVED FIRE MASTER PLAN OR APPROVED SITE PAN, INCLUDING BUT NOT
LIMITED TO ROAD WIDTH, GRADE, SPEED HUMPS, TURNING RADII, GATES OR OTHER OBSTRUCTIONS, SHALL REQUIRE REVIEW, INSPECTION, AND APPROVAL BY THE NEWPORT BEACH FIRE DEPARTMENT.
20. APPROVAL OF THIS PAN SHALL NOT BE CONSTRUED AS APPROVAL OF ANY INFORMATION OR PROJECT CONDITIONS
OTHER THAN THOSE ITEMS AND REQUIREMENTS IDENTIFIED IN T BEACH FIRE STANDARDS AND RELATED PORTIONS OF THE CFC AND CBC. THIS PROJECT MAY BE SUBJECCTT TTO O ADDITIONAL REQUIREMENTS NOT STATED
HEREIN UPON EXAMINATION OF ACTUAL SITE AND PROJECT CONDITIONS OR DISCLOSURE OF ADDITIONAL A "KNOX" KEY STORAGE BOX WILL BE REQUIRED FOR EACH BUILDING. KEYS SHALL BE PROVIDED FOR ALL EXTERIOR _
e
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55 �G$ oq er swY o G s
1. FOLLOWING ADDITIONAL REQUIREMENTS PERTAIN TO EACH
BUILDING CONFIGURATION:
A. MULTI -UNIT BUILDINGS - SUITE/APARTMENT NUMBERS SHALL BE
PLACED ON OR ADJACENT TO THE PRIMARY ENTRANCE FOR EACH
SUITE/APARTMENT AND ANY OTHER DOOR PROVIDING ACCESS TO
ENTRY DOORS, FIRE PROTECTION EQUIPMENT CONTROL ROOMS, MECHANICAL ROOMS, EQUIPMENT ROOMS,
PEDES TRIAN GATES, POOL GATES AND ADDITIONAL AREAS THE FIRE INSPECTOR UPON INSPECTION FINAL FINDS NECESSARY FOR EMERGENCY RESPONSE PERSONNEL. THE KNOX BOXES SHALL BE LOCATED ON EACH BUILDING IN THE SAME CONSISTENT LOCATION. E.G. MAIN ENTRANCE ETC.
PARKING ENFORCEMENT LETTER
FIRE DEPARTMENT PERSONNEL DURING AN EMERGENCY.
22. AN UNDERGROUND PIPING PLAN IS REQUIRED FOR THE INSTALLATION OF AN AUTOMATIC FIRE SPRINKLER SYSTEM d$
B. MULTIPLE RESIDENTIAL AND COMMERCIAL UNITS HAVING ENTRANCE MAY 31, 2023
OR FOR A PRIVATE FIRE HYDRANT SYSTEM. A SEPARATE PLAN SUBMITTAL IS REQUIRED.
NIVERSITYDRU
DOORS NOT VISIBLE FROM THE STREET OR ROAD SHALL, IN
23. AN ARCHITECTURAL PLAN IS REQUIRED TO BE SUBMITTED TO THE NEWPORT BEACH FIRE DEPT. FOR REVIEW AND 3q PROJECT
r LOCATION e. SPRUCE
CN'tpU5 p0.
ADDITION, HAVE APPROVED NUMBERS GROUPED FOR ALL UNITS
WITHIN EACH STRUCTURE AND POSITIONED TO BE PLAINLY VISIBLE FROM THE STREET OR ROAD.
C. MULTI -BUILDING CLUSTERS - APPROVED NUMBERS OR ADDRESSEES
SHALL BE PLACED ON THE FRONT ELEVATION(S OF ALL BUILDINGS THAT FORM THE CLUSTER.
NEWPORT BEACH FIRE DEPARTMENT
100 CIVIC CENTER DRIVE
NEWPORT BEACH, CA 92660
RE: 1400 BRISTOL STREET N., NEWPORT BEACH, CA.
PARKING ENFORCEMENT PLAN
APPROVAL.
24. AUTOMATIC FIRE SPRINKLER SYSTEM SHALL BE INSTALLED IN COMPLIANCE WITH NFPA FULL 13, WITH APPLICABLE CODES AND LOCAL ORDINANCES, AMENDMENTS, AND GUIDELINES. A SEPARATE PAN SUBMITTAL IS REQUIRED.
25. SEPARATE PLAN SUBMITTAL AND PERMITS WILL BE REQUIRED FOR THE FOLLOWING ITEMS: FIRE ALARM SYSTEM, STANDPIPE SYSTEM.
26. A CHEMICAL CLASSIFICATION AND HAZARDOUS MATERIALS COMPLIANCE PLAN SHALL BE APPROVED BY THE °p
`J
PLACEMWT OF BULDNG IDTNTIRCATIM
NUIll )
THE FIRE LANE PARKING ENFORCEMENT PLAN FOR THE ABOVE
REFERENCED PROJECT IS STATED AS FOLLOWS:
ALL FIRE LANES WITHIN PROJECT SHALL BE MAINTAINED AND IN NO NEWPORT BEACH FIRE DEPARTMENT PRIOR TO ANY HAZARDOUS MATERIALS BEING STORED OR USED ON SITE. A SEPARATE PLAN SUBMITTAL IS REQUIRED.
27. CONSTRUCTION GATES WILL BE PROVIDED WITH A KNOX OR BREAKAWAY PADLOCK.
28. STANDPIPES SHALL BE PROVIDED FOR ALL BUILDINGS AS PER C.F.C. SEC. 905.3.1.
OEVENT
BUILDING IDENTIFICATION SIGN WITH 6" TALL MINIMUM LETTERING
SHALL PARKING BE PERMITTED ALONG ANY PORTION OF A
STREET OR DRIVE THAT REQUIRED FIRE LANES OR ANY AREA
29. EMERGENCY RESPONDER RADIO COVERAGE (800 MHZ WILL BE REQUIRED AND SHALL COMPLY WITH NEWPORT BEACH FIRE DEPARTMENT GUIDELINE & STANDARDS D.05 PUBLIC SAFETY RADIO SYSTEM COVERAGE.
DESIGNATED AS A FIRE LANE FOR TURN -AROUND OR DRIVE THROUGH
30. STAIRWELL SIGNAGE SHALL MEET NEWPORT BEACH FIRE DEPARTMENT GUIDELINE & STANDARDS D.01.
T BONtTNCNN�D n
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yv
y�' F
$
81-107ODD BUILDING IDENTIFICATION SIGNAGE EXAMPLE
6" HIGH MINIMUM LETTERS
PLAcEmENT OF IJt4R ATE N
PURPOSES.
ONSITE MANAGEMENT SHALL ADOPT REASONABLE RULES AND
REGULATIONS REGARDING THE PARKING OF VEHICLES ALONG THE
STREETS, ROADS AND OR DRIVES WITHIN THE PROJECT THAT ARE NOT IN CONFLICT WITH APPLICABLE LAW.
IN FURTHERANCE THEREOF, PROJECT ONSITE MANAGEMENT, THROUGH
ITS OFFICERS, COMMITTEES AND AGENTS WILL ESTABLISH THE
BUILDING DATA TABLE
BUILDING DESCRIPTION
OCCUPANCY
TYPE
FIRE
SPRINKLERS
CONSTRUCTION
TYPE
GROSS SQUARE
FOOTAGE
ARAGE
SUBTERRANEAN PARKING LEVELS Bi & B2
S-2
NFPA 13
I -A
139,849
LEVEL 1 AT GRADE
S-2
NFPA 13
I -A
65,674
NOTE: BUILDING NUMBERS ATTACHED TO BUILDING IN CONTRASTING "PARKING" AND "NO PARKING" AREAS WITHIN THE PROPERTY IN COLOR PER NEWPORT BEACH FIRE DEPT. SPECIFICATIONS NOTE:
ACCORDANCE WITH SECTION 22658.2 OF THE CALIFORNIA VEHICLE LEVELS 2 THRU 6
A & R-2
NFPA 13
III -A
268,061
\
MINOR ADJUSTMENTS SHALL BE ALLOWED IN THE FIELD, PER THE DISCRETION OF NEWPORT BEACH FIRE DEPT. FIELD INSPECTOR
CODE AND NEWPORT BEACH FIRE DEPARTMENT STANDARDS. THE LAW
SHALL BE THROUGH SUCH RULES AND REGULATIONS BY ALL
AWFUL MEANSRINCLUDING, WRITTEN WARNINGS, G5, C TNG, LEVYING MIN. FIRE FLOW AND FIRE HYDRANT
SPACING REQUIREMENTS
FINES AND TOWING VEHICLES IN VIOLATION.
®
ONSITE MANAGEMENT WILL CONTRACT WITH A CERTIFIED PATROL AND
TOWING COMPANY TO REMOVE VEHICLES THAT VIOLATE NO PARKING MINIMUM FIRE FLOW OF 3,000 GPM AT 20PSI FOR 4 HOURS REQUIRED PER THE LARGEST "
1. ACTUAL BUILDING ADDRESSES WILL BE COORDINATED WITH THE CITY OF NEWPORT BEACH AND THE POSTAL SERVICE. PLANS SHOWING THESE
ADDRESSES WILL BE SUBMITTED TO THE NEWPORT BEACH FIRE
DEPARTMENT UNDER A SEPARATE REVIEW.
RESTRICTIONS. FIRST TIME VIOLATORS WILL RECEIVE A WRITTEN
WARNING AND WITH SUBSEQUENT VIOLATIONS, THE VEHICLE SHALL BE SUBJECT TO TOWING. THE VEHICLE OWNER SHALL BE RESPONSIBLE
FOR ALL COSTS INCURRED IN REMEDYING SUCH VIOLATION, INCLUDING WITHOUT LIMITATION TOWING COST, CITATIONS AND LEGAL FEES.
BUILDING OF APPROXIMATELY 268,061 SCI AND TYPE III -A CONSTRUCTION. A MINIMUM OF THREE (3) FIRE HYDRANTS ARE REQUIRED SPACED NO MORE THAN 450-FEET FROM HYDRANT TO HYDRANT IN A THRU ROAD, AND NO MORE THAN 175-FEET FROM THE END OF A DEAD-END FIRE ACCESS ROAD.
NOT TO SCALE NORTH
SHEETINDEX CIVIL ENGINEER:
F-1 COVER SHEET
CIVIL ENGINEER:
ARCHRECTUREEPLANNING:
PREPARED BY
PREPARED FOR
TITLE FIRE MASTER PLAN
DATE
08/10/2023
F-2 OVERALL FIRE MASTER PLAN LAYOUT AT GRADE
LEVEL 2OVERAL LEVEL FIREM6LAYOUA flfl44 �. 1 F E 5 C A P E 5 BUILDING ELEVATIONS international Inc
4930 CAMPUS DRIVE
+
I TAIT
i..
801 N PARKCENTER DRIVE
19782 MACARTHUR BLVD. SUITE 300
iresF-3
28486 AIROSO STREET
PICERNEGROUP
5000 BIRCH ST. EAST TOWER, SUITE 600
COVER SHEET
1400 BRISTOL STREET NORTH
NEWPORT BEACH, CA
PARCEL NO.: 427-332-02
snEErF-4
F 1
NEWPORT BEACH, CA 92660
P.949.476.8888
SANTA ANA, CA 92705
P: 714.560.8643
IRVINE, CA 92612
P:949.862.0270
RANCHO MISSION VIEJO, CA 92694
OFFICE: (949)240.5911
NEWPORT BEACH, CA 92660
P: 949.267.1573
NEWPORT BEACH FIRE DEPARTMENT
The use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited 0 such use. Reproduction, publication, or re -use by any method, In whole or In part without the express consent of FIRESAFE PLANNING SOLUTIONS Is prohibited
3 5' WIDE WALKABLE
SURFACE. REFER TO
LEGEND FOR 2
STAIRS REQUIREMENTS.
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PARKING LOT. NOT A PART
I STAIR 2 PROJECT
PROJECT ROOF ACCESS BOUNDARY
BOUNDARY PODIUM ABOVE,
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SUB-E. BUSINESS CENTER
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3,400 SF
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VENTILATION SUPPLYSHAFTVENTILATION SUPPLY SHAFT
PR6AR --- —— — — — — — —
350'
FIRE HYDRANT TO
EXISTING BRISTOL STREET N.
DRAWING SCALE SHEET INDEX
F-1 COVER SHEET
N F-2 OVERALL FIRE MASTER PLAN LAYOUT AT GRADE
GRAPHIC SCALE F-3 LEVEL 2 & LEVEL 6 LAYOUTS
20' as F-4 BUILDING ELEVATIONS
1 inch
CIVIL ENGINEER:
ILIL I F E S C A P E S
International Inc
4930 CAMPUS DRIVE
NEWPORT BEACH, CA 92660
P: 949.476.8888
CIVIL ENGINEER:
11 TAIT
801 N PARKCENTER DRIVE
SANTA ANA, CA 92705
P: 714.560.8643
ARCHITECTUREEPLANNING:
AR GRI}FC}F
19782 MACARTHUR BLVD. SUITE 300
IRVINE, CA 92612
P: 949.862.0270
PREPARED BY'.
firesare
28506 AIROSO STREET
RANCHO MISSION VIEJO, CA 92694
OFFICE: 1949) 240.5911
LEGEND
ID INDICATES 'NO STOPPING - FIRE LANE' SIGNS PER DETAILS SHT. F-1 L_J O INDICATES EXISTING PUBLIC FIRE HYDRANT WITH BLUE REFLECTIVE MARKER 0 INDICATES PROPOSED PRIVATE FIRE HYDRANT WITH BLUE REFLECTIVE FIRE HYDRANT MARKER. MARKER SHALL BE PLACED 6" FROM CENTERLINE OF HYDRANT SIDE OF STREET _ INDICATES PROPOSED DOUBLE DETECTOR CHECK FOR AUTOMATIC FIRE SPRINKLER
RISER CONNECTION AND PRIVATE FIRE HYDRANTS
INDICATES PROPOSED FIRE DEPARTMENT CONNECTION FOR
AUTOMATIC FIRE SPRINKLER RISER CONNECTION
O INDICATES PROPOSED POST INDICATOR VALVE LOCATED BETWEEN THE DOUBLE
DETECTOR CHECK AND FIRE DEPARTMENT CONNECTION TO ISOLATE THE AUTOMATIC
FIRE SPRINKLER RISER CONNECTION FROM THE BALANCE OF THE PRIVATE FIRE LINE 0 INDICATES GATE ENTRY TO PARKING GARAGE
INDICATES APPROXIMATE LOCATION OF KNOX BOX WITH 3-SETS OF ENTRY DOORIGATE KEYS OR KNOX KEY SWITCH. SEE CONSTRUCTION NOTES FOR DESIGNATION.
O INDICATES APPROXIMATE LOCATION OF THE BUILDING ADDRESS, MINIMUM 6" IN HEIGHT MEETING CITY OF NEWPORT BEACH REQUIREMENTS PROVIDED ON SHEET F-1. FINAL DESIGN AND LOCATION BY OTHERS
AERIAL TRUCK LADDER ACCESS TO BUILDING
(BETWEEN 20'-40' FROM ACCESS ROAD)
INDICATES STAIR LOCATIONS
INDICATES ELEVATOR LOCATIONS
INDICATES FIRE CONTROL ROOM LOCATION
INDICATES PROPOSED BUILDING (RESIDENTIAL AND INTERIOR COMMON USE)
INDICATES PROPOSED PARKING GARAGE
INDICATES LIMITS OF BUILDING ROOFLINE
INDICATES FIRE DEPARTMENT HOSE PULL WALKABLE ACCESS - 150' MAXIMUM INDICATES 5WIDE WALKABLE PATH OF TRAVEL. FINISH SURFACE SHALL BE OF CONCRETE, PAVERS OR DECOMPOSED GRANITE. VEGETATION IS NOT PERMITTED.
INDICATES PROPOSED FIRE ACCESS LANE WITH AN ALL WEATHER PAVED SURFACE 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 LANES DO NOT REQUIRE A FIRE DEPARTMENT TURNAROUND SINCE THEY LESS THAN 150-FEET IN LENGTH PER CFC SECTION 503.2.5.
INDICATES NOT A PART OF FIRE ACCESS
�
20' 1—
sa sa
RO.\
\ FIRE DEPARTMENT HAMMERHEAD TURNAROUND PER
INDICATES FIRE APPARATUS PATH OF TRAVEL THE CITY OF NEWPORT GUIDELINE AND STANDARDS WITH A 20-FOOT WIDE PATH, 20-FOOT INSIDE
RADIUS AND 40-FOOT OUTSIDE RADIUS
CONSTRUCTION NOTES
O FIRE LANE ENTRANCE SIGN PER CITY OF NEWPORT BEACH FIRE DEPARTMENT. SEE DETAILS SHT. F-1. 0 FIRE LANE 'NO STOPPING' SIGN PER CITY OF NEWPORT BEACH FIRE DEPARTMENT. SEE DETAIL SHT. F-1. 0 FIRE LANE 'NO STOPPING BEGIN' SIGN PER CITY OF NEWPORT BEACH FIRE DEPARTMENT. SEE DETAIL SHT. F-1 ® FIRE LANE 'NO STOPPING END' SIGN PER CITY OF NEWPORT BEACH FIRE DEPARTMENT. SEE DETAIL SHT. F-1.
Q INSTALL KNOX KEY SWITCH.
© INSTALL KNOX BOX WITH 3-SETS OF ENTRY DOORIGATE KEYS. 0 INSTALL FIRE HYDRANT MARKER THAT SHALL BE PLACED 6' FROM CENTERLINE OF STREET.
PREPARED FOR TITLE DATE
FIRE MASTER PLAN
08/10/2023
LAYOUT PLAN
SHEET:
PICERNEGROUP 1400 BRISTOL STREET NORTH r ^
NEWPORT BEACH, CA F
5000 BIRCH ST. EAST TOWER, SUITE 600 PARCEL NO.: 427-332-02 1 L NEWPORT BEACH, CA 92660
P: 949.267.1573 r NEWPORT BEACH FIRE DEPARTMENT
The use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited 0 such use. Reproduction, publlcatlon, or re -use by any method, In whole or In part without the express consent of FIRESAFE PLANNING SOLUTIONS Is prohibited.
LEVEL 6 FLOORPLAN
SCALE: 1"=30'
LEVEL 2 FLOORPLAN
SCALE: 1R=301
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1 ROOFACCESS
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1 EXISTING BRISTOL STREET N.
EXISTING BRISTOL STREET N.
LEGEND
0 INDICATES APPROXIMATE LOCATION OF KNOX BOX
WITH 3-SETS OF ENTRY DOORIGATE KEYS.
INDICATES STAIR LOCATIONS
LEGEND
INDICATES ELEVATOR LOCATIONS
AERIAL TRUCK LADDER ACCESS TO BUILDING
(BETWEEN 20'-40' FROM ACCESS ROAD)
INDICATES PROPOSED BUILDING
(RESIDENTIAL AND INTERIOR COMMON USE)
CONSTRUCTION NOTES
© INSTALL KNOX BOX WITH 3SETS OF ENTRY DOORIGATE KEYS.
DRAWING SCALE
SHEET INDEX
CIVIL ENGINEER:
CIVIL ENGINEER
ARCHITECTURE,PLANNING
PREPARED BY
PREPARED FOR
TITLE FIRE MASTER PLAN
DATE
N
GRAPHIC SCALE
ao• Ba
F-1 COVER SHEET
F-2 OVERALL FIRE MASTER PLAN LAYOUT AT GRADE
F-3 LEVEL 2& LEVEL 6 LAYOUTS
F-0 BUILDING ELEVATIONS
�] L I F E S C A P E S
IneFrFn+s+o�+l Inc
I+ T� T.T'9\
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Ifires �
UPPER LEVEL FLOORPLANS
08/10/2023
SHEET:
�#
+`
PICERNEGROUP
1400 BRISTOL STREET NORTH
AR°nIT■r:Tf
28506 AIROSO STREET
NEWPORT BEACH, CA
F 3
1 inch = 30 ft.
4930 CAMPUS DRIVE
NEWPORT BEACH, CA 92660
P: 949.476.8888
801 N PARKCENTER DRIVE
SANTA ANA, CA 92705
P: 714.560.8643
19782 MACARTHUR BLVD. SUITE 300
IRVINE, CA 92612
P:949.862.0270
RANCHO MISSION VIEJO, CA 92694
OFFICE: (949)240.5911
5000 BIRCH ST. EAST TOWER, SUITE 600
NEWPORT BEACH, CA 92660
P: 949.267.1573
PARCEL NO.: 427-332-02
NEWPORT BEACH FIRE DEPARTMENT
The use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited 0 such use. Reproduction, publlcatlon, or re -use by any method, In whole or In part without the express consent of FIRESAFE PLANNING SOLUTIONS Is prohibited.
_
FUTURE 1300 BRISTOL
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SOUTH ELEVATION
NOT TO SCALE
FUTURE 1300 BRISTOL
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WEST ELEVATION
NOT TO SCALE
EAST ELEVATION
NOT
TO SCALE
DRAWING SCALE
SHEET INDEX
CIVIL ENGINEER:
CIVIL ENGINEER
ARCHITECTUREIPIANNING
PREPARED BY
PREPARED FOR
TITLE FIRE MASTER PLATY
MASTER `I
DATE
N
GRAPHIC SCALE
ao• Ea
F-1
F-2
F-3
F-0
COVER SHEET
OVERALL FIRE MASTER PLAN LAYOUT AT GRADE
LEVEL 2& LEVEL 6 LAYOUTS
BUILDING ELEVATIONS
L 1 F E IS A P E S
Inea.nas+on.I Inc
+ T� T
iresu'-
UPPER LEVEL FLOORPLANS
08/10/2023
snEEr:
+`
PICERNEGROUP
1400 BRISTOL STREET NORTH
1 inch = 30 ft.
4930 CAMPUS DRIVE
NEWPORT BEACH, CA 92660
801 N PARKCENTER DRIVE
SANTA ANA, CA 92705
Ae°X1}�strs
19782 MACARTHUR BLVD. SUITE 300
IRVINE, CA 92612
28486 AIROSO STREET
RANCHO MISSION VIEJO, CA 92694
5000 BIRCH ST. EAST TOWER, SUITE 600
NEWPORT BEACH, CA 92660
NEWPORT BEACH, CA
PARCEL NO.: 427-332-02
F 4
P: 949.476.8888
P: 714.560.8643
P:949.862.0270
OFFICE: I949)240.5911
P: 949.267.1573
NEWPORT BEACH FIRE DEPARTMENT
The use of these plans and specifications shall be resldoted to the original site for which they were prepared and publication thereof is expressly limited 0 such use. Repreduotion, publiw Non, or re -use by any method, In whole or In pad without the express consent of FIRESAFE PLANNING SOLUTIONS Is Prohibited