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. 2024-10.
Response to Finding and Fact in Support A - Regarding Noise Standards:
Pursuant to AELUP Section 2.1.1, "... aircraft noise emanating from airports may 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 61" 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 AEL UP 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 ALUC can provide a consistency analysis based on different and updated noise contours unless and until those noise contours have been included in the AEL UP. 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 12-258
DocuSign Envelope ID: C9F60E46-3286-4E70-A43A-1482986AA3B7 Residences at 1400 Quail Street Overrule Response
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 AEL UP for JWA.
Response to Fact in Support B - Regarding Safety
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 Residences at 1401 Quail Street 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 of v NIAA-W
09C77A2D7F24488...
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 15, 2024
David Lee
City of Newport Beach
Community Development Department
100 Civic Center Drive
Newport, CA 92660-3267
Dear Mr. Lee:
Dear Mr. Lee
Making Conservation
a California Way of Life.
Electronically Sent
[email protected]
One of the goals of the California Department of Transportation (Caltrans), Division of Transportation Planning, Aeronautics Program (Aeronautics), is to assist cities, counties, and Airport Land Use Commissions (ALUC) in the development and implementation of policies that protect the safety and general welfare of their communities where aeronautical activities take place. We encourage collaboration with our partners in the planning process and thank you for including us in the review of the proposed overrule of the Orange County ALUC.
On February 13, 2024, the Aeronautics received an email that included City Resolution No. #2024-10 declaring an intent to overrule the ALUC's January 18, 2024, inconsistency determination for the proposed Residences at 1401 Quail Street Project (Project) with the Airport Environs Land Use Plan for John Wayne Airport (ALEUP for JWA)).
The Project includes the construction of 67 for -sale condominium units and a 146-corner space parking structure at the northwest of Quail Street and Spruce Street.
Implementation of the proposed project would require demolition of the existing 22,956- square-foot office building and surface parking on the 1.71-acre site. The proposed multi- unit residential building consists of six stories including one level of on -grade parking and one level of subterranean parking. The building height would be approximately 132 feet above ground level, including architectural elements, parapet, rooftop mechanical equipment, and roof access.
The proposed Project, Lot 1 Parcel 1 PMB 44 / 38, is in the airport influence area of the John Wayne Airport at 18601 Airport Way, Santa Ana, CA 92707. The approximate distance from the runway nearest to the Project is 0.41 miles, or 2,156 feet.
Aeronautics shares the same concerns as the ALUC for this Project as notes below:
"Provide a safe, sustainable, integrated, and efficient transportation system to enhance California's economy and livability"
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Ms. Liz Westmoreland
March 15, 2024
1. Section 2.1.1 Aircraft Noise that the "aircraft noise emanating from airports may be incompatible with general welfare of the inhabitants within the vicinity of an airport."
2. General Policy (in pertinent part): "Within the boundaries of the AELUP, any land use may be found to be Inconsistent with the AELUP which: (1) Places people so that they are affected adversely by aircraft noise, [or] (2) Concentrates people in areas susceptible to aircraft accidents ... "
Aeronautics also share's the same concerns as Charlene V. Reynolds Director of John Wayne Airport in her letter to the city of Newport Beach dated October 9, 2023, regarding "Newport Beach Housing Element Noise -Related Amendments". Specifically, the comments from this letter noted below:
"The City's proposed Housing Element Noise Update has the potential to increase incompatible land use within the 65 dB CNEL noise contour, which could result in significant land use compatibility, noise, safety, and overflight impacts and additional encroachment of incompatible land uses within the airport environs ... In addition, the City's proposed Housing Element Noise Update is inconsistent with the 2006 Cooperative Agreement entered into between the City and the County.
Revisions are required to the Update to remove any residential uses within the 65 and 60 dB CNEL noise contours to ensure continued compliance with this important Agreement."
Aeronautics strongly encourages the City to work with both the ALUC and the Airport to address their concerns and work together to ensure the development of this area is one that is consistent with the ALEUP for JWA.
It should also be noted that new laws regarding the provision of housing do not supersede existing laws, including Section 21670 of the California Public Utilities Code, which requires counties to establish ALUCs and compatibility plans to protect public health, safety, and welfare.
PUC Section 21675.1 (f) provides: If a city or county overrules the commission pursuant to subdivision(d) with respect to a publicly owned airport that the city or county does not operate, the operator of the airport is not liable for damages to property or personal injury resulting from the city's or county's decision to proceed with the action, regulation, or permit.
Pursuant to PUC Section 21676(a), the Division and ALUC comments shall be included in the public record of any decision to overrule the ALUC. If you have questions or we may be of further assistance, please contact me at [email protected] or I can be reached at (916) 907-2219.
"Provide a safe, sustainable, integrated, and efficient transportation system to enhance California's economy and livability"
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Ms. Liz Westmoreland
March 15, 2024
Sincerely,
Vincent Ray
Aviation Planner
c: Matt Friedman, Senior Transportation Planner, Division of Aeronautics Julie Fitch, Planner, Airport Land Use Commission for Orange County Lan Zhou, Deputy District Director, Caltrans District 12 "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 November 30, 2023
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MEMO
TO: David Lee, Senior Planner
City of Newport Beach
FROM: Doug Svensson
DATE: November 30, 2023
SUBJECT: Fiscal Analysis for the 1401 Quail St. 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 single -story commercial buildings, with a total of 22,956 sq. ft., to a 6-story condominium complex comprised of 67 residential units, podium level amenity space, and parking. Residential units within the project will include a mix of two -bedroom and three -bedroom units ranging from 1,304 sq. ft. to 3,303 sq. ft. Of the 67 total units, 59 will be market rate units, six will be affordable for very low income households and two for low income households.
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 145 persons. The existing office uses are estimated to support 84 jobs based on standard employee density ratios for office space.
The assessed value for the proposed project has been derived from analysis of recent sales of condominium units in Newport Beach and particularly in the vicinity of the project site. ADE obtained sales records for 171 condominium units that sold between November 2022 and November 2023 in Newport Beach. As shown in Table 1, much of this housing inventory was built before the year 2000 and more recent construction tends to be priced higher. However, there is also price variation based on location in Newport Beach, with higher priced units concentrated around the harbor area. A selection of the condominiums sold during this period (39 units) are in the North Central portion of the City including the Airport Area, East Bluff and the Bonita Canyon Area. These units average $969 per sq. ft., about six percent below the citywide average of $1,034. Despite this, some newer, upscale units in the Airport Area are currently selling for $1,200-$1,300 per sq. ft.
Using these various data points, ADE calculated an estimated value for the proposed project by reducing the average value of units built since 2015 ($1,367/ sq. ft.) by six percent, which results in an estimate of $1,280 per sq. ft. We further analyzed price differentials between two- and three - bedroom units in the data set and calculated values for the units in the proposed project, as shown in Table 2. The three -bedroom units tend to be price slightly lower than the two -bedroom units on a per sq. ft. basis but are higher per unit. For purposes of this analysis, ADE assumed all of the two - bedroom units are 1,304 sq. ft. in size, although some may be larger. The three -bedroom units may be as large as 3,303 sq. ft., but would need to average 2,608 to fit within the overall size of the building at 139,546 net sq. ft. These calculations result in average prices of $1.7 million for the two - bedroom market rate units and $3.1 million for the three -bedroom units.
Applied Development Economics I Page 2
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TABLE
AVERAGE SALES PRICES PER
SALES IN NEWPORT BEACH,
UNIT
CLASSIFICATION YEAR BUILT_,,UNITS
1:
• •
2022-2023
NO. OF
[AVERAGE SALES
PRICE PER SC FT.
Condominium
1960-1997
146
$1,002
Condominium
2000-2012
10 $972
Condominium
2015-2021
15 $1,367
Total Average
171
$1,034
North Central Newport Beach
39 $969
Value Assumed for 1401 Quail Market Rate Units
$1,280
Two -Bedroom
Units
$1,310
Three -Bedroom
Units
$1,190
Very Low Income Affordable Units
$54
Low Income Affordable Units
$110
Source: ADE, Inc., based on data obtained from CoreLogic, Inc., Zillow, inc. and the Project Sponsor.
AVERAGE
UNIT SIZES
AND
PROJECTED
TABLE 2:
UNIT VALUES
FOR••
• 1401
QUAIL
PROJECT
MARKET RATE
AFFORDABLE
UNIT
PRICE
PRICE
PRICE
PRICE
TOTAL
TYPE
SIZE
NO.
SQ. FT.
UNIT
NO.
SQ. FT.
UNIT
UNITS
2 Bdrm
1,304
19 $1 310
$1 708 000
6 $54
$69 990
25 2 Bdrm
1,304
2 $110
$143 228
2 3 Bdrm
2,608
40 $1,190
$3,104,000
40 59
8 67
Source: ADE, Inc., based in part on data supplied by Intracorp SoCal-I,LLC.
The project sponsor has submitted an Affordable Housing Implementation Plan (AHIP), which calculates the allowable sales prices for the units allocated to very low income and low income households. These home values are shown in the right hand columns of Table 2 and range from $69,990 for very low income households to $143,228 for low income households.
Based on the values shown in Table 2, the project would have an aggregate assessed value of $157.3 million.
The analysis uses estimates of monthly housing costs to estimate household income and taxable retail spending, as shown in Table 3. The calculations for the affordable units assume that monthly housing costs comprise 30 percent of household income, which include not only mortgage payments but also utilities costs, Homeowners Association (HOA) dues, and monthly allocations of insurance and property taxes. The calculation of the mortgage payments assumes that households would invest 5% Applied Development Economics I Page 3
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of the purchase price as a downpayment. The defined household income levels are $57,500 for very low income households and $80,500 for low income households. Applying the above purchase terms to these income levels results in housing prices of $69,990 and $143,228, as shown in Table 2 above.
ESTIMATES
UNIT
TYPE
OF •
GENERATION..NEWPORT
INCOME
TABLE 3:
• . INCOME
PERCENT
TAXABLE
SALES
BEACH
UNITS
TOTAL
ANNUAL
SALES
TAX
Affordable Units
2 Bdrm
$57,500
24.4%
6 $564
2 Bdrm
$80 500
20.5%
2 $221
Market Rate Units
2 Bdrm
$425,000
13.8%
19 $7,466
3 Bdrm
$748,000
13.8%
40 $27,664
Total
67 $35 915
Source: ADE, Inc.
ADE used similar mortgage terms and monthly cost estimates to calculate the average incomes for households in the market rate units. However, given the much higher price levels of these units, we assumed households would put 20% down and would be allowed by the banks to dedicate 35% of income to housing costs. The resulting household income levels are $425,000 for the two -bedroom units and $748,000 for the three -bedroom condominiums.
ADE 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. The percentages decline as income goes up, as shown in Table 3 (households at $200,000 annual income and higher are grouped together). 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. The total annual sales tax generated by households in the proposed project would be just less than $36,000 pe year.
FISCAL IMPACTS
The analysis, summarized in Table 4 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, 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 Applied Development Economics I Page 4
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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.
4:
PROJECTED FISCAL IMPACT OF THE PROPOSED PROJECT AT 1401 QUAIL ST. AND THE
OFFICETABLE
EXISTING
Annual Revenues/Costs
Budget Category Proposed Project Existing Office Use
REVENUES
GENERALFUND
Property Tax
$251,369
$2,793
Property Tax in lieu of Vehicle License Fees
$25,771
$286
Sales Tax
$35,915
$10,368
Transient Occupancy Tax
$0
$0
Franchise Fees
$1,364
$2,695
Business Licenses
$0
$4,835
Other Intergovernmental
$1,813
$1,043
Charges for Service
$14,497
$8,341
Fines, Penalties, and Forfeitures
$3,009
$1,732
Licenses and Permits
$338
$194
Use of Property
$7,180
$4,131
Other Revenue
$2,825
$1,626
Interest Income
$1,980
$219
SUBTOTAL GENERAL FUND
$346 064
$38 264
GAS TAX
$7,080
$0
MEASURE M
$4 768
$1 332
SUBTOTAL OTHER FUNDS
$11,848
$1,332
TOTAL REVENUE
$357 911
$39 596
EXPENDITURES
GENERALFUND
General Government
$15,713
$5,581
Police
$59,285
$24,556
Fire
$65,822
$23,462
Public Works
$39,812
$22,907
Community Development
$2,889
$1,662
Community Services
$43,849
$0
SUBTOTAL GENERAL FUND
$227 370
$78 168
GAS TAX
$1,484
$2,037
MEASURE M
$1,060
$1 455
SUBTOTAL OTHER FUNDS
$2,544
$3,491
TOTAL EXPENDITURES
$229,914
$81,659
NET (COST/REVENUE
$127 997
$42 063
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 annual permit revenue.
The total General Fund revenue is projected to exceed $346,000 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.
Applied Development Economics I Page 5
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The proposed project is estimated to cost the City more than $229,900 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. The service cost figures by Department in Table 4 are well below levels equivalent to hiring additional fulltime staff, and it is likely that the service impacts would be an incremental increase of service activity for existing personnel. Based on the fiscal model analysis, the proposed project would generate a revenue surplus of about $128,000 per year.
The existing office use on the site is estimated to generate a negative fiscal impact for the City of about $42,000 per year. This is consistent with the original General Plan Fiscal Analysis for office uses.
Office uses have lower assessed values that residential and therefore create less property taxes. The figures in Table 4 are based on the current assessed value of the site, which is about $1.75 million.
This is equivalent to only $76.00 per sq. ft. of office space, which is about one -quarter of typical commercial market values. The assessed value is likely depressed due to Proposition limitations on annual assessment escalations over time. However, even if it were assessed at market value, the site would still generate a negative fiscal impact in its current use.
Office uses 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.
CONCLUSION
The proposed ownership residential use of the site would generate a positive fiscal benefit for the City, particularly as compared to the negative fiscal impact of the existing office use of the site. 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.2 The positive fiscal impact of the proposed project would further contribute to the financial health of the City.
Z Applied Development Economics, Fiscal Impact Analysis Land Use Element Amendment, April 4, 2014. p. 3.
Applied Development Economics I Page 6
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Attachment K
Project Plans
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A r,Waal
ROBERT HIDEY ARCHITECTS
11/30/2023
AP
I N T R A C 0 R P
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A2
RENDERING
A3
RENDERING
A4
RENDERING
A5
RENDERING
A6
SITE LOCATION
A7
EXISTING SITE PLAN
A8
PROPOSED SITE PLAN
A9
FIRST FLOOR
A10
BASEMENT
All
SECOND FLOOR
Al2
THIRD - FIFTH FLOOR
A13
SIXTH FLOOR
A14
ROOF
A15
SOUTHEAST ELEVATION
A16
NORTHEAST ELEVATION
A17
NORTHWEST ELEVATION
A18
SOUTHWEST ELEVATION
A19
SECTIONS
A20
UNIT PLANS
A21
UNIT PLANS
A22
UNIT PLANS
A23
UNIT PLANS
A24
UNIT PLANS
A25
UNIT PLANS
A26
UNIT PLANS
A27
UNIT PLANS
A28
UNIT PLANS
A29
COLOR & MATERIAL SELECTIONS
A30
1401 QUAIL ST.
NEWPORT BEACH. CALIFORNIA
LANDSCAPE
CONCEPTUAL LANDSCAPE PLAN -GROUND
L1
CONCEPTUAL LANDSCAPE PLAN -PODIUM
L2
CONCEPTUAL LANDSCAPE PLAN -PODIUM OVERLAY
L3
PLANTING IMAGES
L4
TECHNICAL SITE PLAN
C-1
CONCEPTUAL GRADING AND DRAINAGE PLAN
C-2
COMPOSITE UTILITY PLAN
C-3
FIRE MASTER PLAN
F-1
TENTATIVE TRACT MAP
TTM-1
INDEX
ROBERT HIDEY ARCHITECTS URBAN ARENA ADAMS STREETER I v
ARCHITECT LANDSCAPE CIVIL I N T R A C O R P
22052.01 11/30/2023 2
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URBAN ARENA
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NEWPORT BEACH, CALIFORNIA
ROBERT HIDEY ARCHITECTS
ARCHITECT
URBAN ARENA
LANDSCAPE
SITE AREA: 1.71 ACRES
0 o EXISTING MAIN ONE-STORY OFFICE BUILDING
0 o EXISTING DETACHED BUILDING
EXISTING BUILDINGS TOTAL AREA: 22,956 SF
SQUARE FOOTAGE OF EXISTING -PER CITY OF NEWPORT BEACH, OCTOBER 2, 2022 NOTICE OF
INCOMPLETE FILING LETTER
ADAMS STREETER
CIVIL
1401 QUAIL STREET
NEWPORT BEACH, CA 95660
EXISTING SITE PLAN
V
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QUAIL ST PODIUM
NEWPORT BEACH, CALIFORNIA
ROBERT HIDEY ARCHITECTS
ARCHITECT
URBAN ARENA
LANDSCAPE
UNIT MIX
PLAN TYPE
PROGRAM
UNIT SIZE
COUNT
TOTAL (SF)
MIX
PLAN 1
2 BD/ 2 BA
1,304 SF
8 10,432
12%
PLAN 2
2 BD/ 2.5 BA
1,784 SF
2 3,568
3%
PLAN 2X
2 BD/2.5 BA
1,893 SF
8 15,144
12%
PLAN 3
2 BD+OFFICE/ 2.5 BA
1,963 SF
9 17,667
13%
PLAN 4
3 BD/ 3.5 BA
2,097 SF
10 20,970
15%
PLAN 5
3 BD/ 3.5 BA
2,214 SF
2 4,428
3%
PLAN 5X
3 BD/ 3.5 BA
2,327 SF
8 18,616
12%
PLAN 6
3 BD/ 3.5 BA
2,257 SF
8 18,056
12%
PLAN 7
3 BD/ 3.5 BA
2,320 SF
5 11,600
7%
PLAN 8
3 BD/ 3.5 BA
2,405 SF
4 9,620
6%
PLAN 9
3 BD+OFFICE/ 3.5 BA
2,968 SF
1 2,968
1%
PLAN 9X
3 BD+OFFICE/ 3.5 BA
3,303 SF
1 3,303
1%
PLAN 10
3 BD/ 3.5 BA
3,174 SF
1 11
3,174
1 1%
TOTAL
1 671
139,546
1 100%
NOTE: 8 UNITS (PLAN 1) ARE AFFORDABLE
SITE AREA: 1.71 ACRES
RESIDENTIAL DENSITY: 39 DU/ACRE
BUILDING FOOTPRINT (GROSS SF): 44,161 SF
BUILDING AREA, INC. PARKING (GROSS SF): 261,790 SF
INCLUDING STAIRS & ELEVATORS ABOVE BASEMENT
BUILDING AREA, INC. PARKING (GROSS SF): 257,447 SF
EXCLUDING STAIRS & ELEVATORS ABOVE BASEMENT
ADAMS STREETER
CIVIL
PROPOSED SITE PLAN
V
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22052.01 11/30/20233 9
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R
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ARCHITECTS
i
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15 GUEST PARKING SPACES - FIRST FLOOR
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QUAIL ST PODIUM
NEWPORT BEACH, CALIFORNIA
ROBERT HIDEY ARCHITECTS URBAN ARENA ADAMS STREETER
ARCHITECT LANDSCAPE CIVIL
LEGEND
GUEST PARKING - EXTERIOR
- GUEST PARKING -IN GARAGE
- ASSIGNED PARKING - IN GARAGE
PARKING TABUTATIONS
Target:
larger: uespaas, a.aa spaces/unrt average
Provided:
146 spaces
Guest Parking: 20 spaces available for guests
20/67=.29 guest space per unit
rrowoeP. one spaces, e.aa spaces/uma average
EV Required/Provided:
Per Coigne. 4.106.4.2.2: 30%EV Capable, 25% EV Ready and 5%EV Chargers are required.
EV Capable-.10 x 146 =15 Spaces U3 at assigned.2 at unassigned/guest) EV Ready-.25 5146 = 36 Spaces (31 at assigned - 5 at unassigned/guest) EV Charger-.05 v 146 = 8 Spaces (l at assigned t 1 at unassigned/guest) Totals = 595paces (5l at assigned a8a[unassigned/guest) A .Wble Required/Provided:
Requlred-
Per CBC 1109A.1:
Each parking facility shall provide accessible parking as required by Section 1309A.
Per California Green Building 5tandards Cade 4.106.4.2.2.1.2:
One m every 25 charging spaces, but not
less than one, shall also have an 8-foot wide minimum aisle. A 5-foot wide minimum aisle shall be permitted provided the minimum width .f the EV space is 12 feet.
Provided.
Assigned provided — per 1109A.1:
2%of the assigned spaces (83 non-EV)
Assigned garage parking = 75..02 =1.5 spaces. Round -up to 2 )Includes 1 ...... ible) Assigned provided— per 4.106.4.2.2.1.2:
One per 25 spaces (51 EV)
Assigned garage parking, EV = 51/25= 2.1 spaces. Round -up to 3 (Includes 1 van accessible) Unassigned provided — per 1109AA:
5%of the unassigned )guest) spaces (10 non-EV):
Unaszipn dguestparking=30..05=.5 space. Round -up toI Imludes 1 van accessible) Unassigned (guest) provided— per 4.106.4.2.2.1.2:
One per 25 spaces )8 EV)
Unassigned guest parking, EV = 8/25 =.32 space. Round -up to 1(Includes 1 accessible) Parkingsta.dards:
All Accessible and EV Spaces are 9'-0". 18.4.
Other spaces are 8'-6".17W
All drive aisles are 26'4"
FIRST FLOOR
0 4' 8' , 6' 24'
SCALE: 3/32-=1'-O"
V
I N T RACORP
22052.01 11/30/2023
A1 0
12-282
R
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ARCHITECTS
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NEWPORT BEACH, CALIFORNIA
ROBERT HIDEY ARCHITECTS
URBAN ARENA
ADAMS STREETER
ARCHITECT
LANDSCAPE
CIVIL
BASEMENT FLOOR
0 4' 8' 16' 24'
SCALE: 3132-=1'-0"
V
I N T RACORP
22052.01 11/30/2023
A1 1
12-283
R
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HIDEY
ARCHITECTS
i---
—
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NEWPORT BEACH. CALIFORNIA
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UNIT TYPE
NO. OF UNITS
PLAN 1
2 PLAN 2
2 PLAN 2X
0 PLAN 3
2 PLAN 4
2 PLAN 5
2 PLAN SX
0 PLAN 6
2 PLAN 7
1 PLAN 8
1 PLAN 9
0 PLAN 9X
0 PLAN 10
0 TOTAL
14 SECOND FLOOR
0 4' 8' 16' 24'
SCALE: 3/32 "=1'-0"
11/30/2023
ROBERT HIDEY ARCHITECTS URBAN ARENA ADAMS STREETER v
ARCHITECT LANDSCAPE CIVIL I N T R A C O R P
22052.01
A1 2
12-284
R
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HIDEY
ARCHITECTS
1 UNIT 8
1 v
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1401 QUAIL ST.
NEWPORT BEACH. CALIFORNIA
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UNIT 1 UNIT 1
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2 PLAN 2
0 PLAN 2X
2 PLAN 3
2 PLAN 4
2 PLAN 5
0 PLAN 5X
2 PLAN 6
2 PLAN 7
1 PLAN 8
1 PLAN 9
0 PLAN 9X
0 PLAN 10
0 TOTAL
14 F
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. � 327 1� SG FT.
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— - UNI1 i.-
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0 S 124'
SCALE: 3/32 "=1'-0"
ROBERT HIDEY ARCHITECTS URBAN ARENA ADAMS STREETER I v
ARCHITECT LANDSCAPE CIVIL I N T R A C O R P
22052.01 11/30/2023 3
12-285
R H A
ROBERT HIDEY ARCHITECTS
F--— — — — — — -
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NEWPORT BEACH. CALIFORNIA
ROBERT HIDEY ARCHITECTS I URBAN ARENA ADAMS STREETER
ARCHITECT LANDSCAPE CIVIL
UNIT TYPE
NO. OF UNITS
PLAN 1
0 PLAN 2
0 PLAN 2X
0 PLAN 3
1 PLAN 4
2 PLAN 5
0 PLAN 5X
2 PLAN 6
2 PLAN 7
1 PLAN 8
0 PLAN 9
1 PLAN 9X
1 PLAN 10
1 TOTAL
11 SIXTH FLOOR
r^
0 4' 8' 16' 24'
SCALE: 3132-=1'-0"
V
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22052.01 11/30/2023 4
12-286
R H A
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------ - - - - - - - - - - - - - - - -
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1401 QUAIL ST.
NEWPORT BEACH, CALIFORNIA
ROBERT HIDEY ARCHITECTS URBAN ARENA ADAMS STREETER
ARCHITECT LANDSCAPE CIVIL
ROOF
0 4^' 16' 24
SCALE: 3132-=1'-0"
V
I N T RACORP
22052.01 11 /30/202231 5
12-287
R
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HIDEY
ARCHITECTS
tir�
1401 QUAIL ST.
NEWPORT BEACH. CALIFORNIA
ACCENTI STUCCO STUCCO
METAL COLOR 3 COLOR I
GLASS RAILING
ACCENT I
METAL
SOUTHEAST ELEVATION
(SPRUCE AVENUE)
��
o z• a' s. ,s,
SCALE: 118"=V-0"
ROBERT HIDEY ARCHITECTS URBAN ARENA ADAMS STREETER I v
ARCHITECT LANDSCAPE CIVIL I N T R A C O R P
22052.01 11/30/2023
12-288
R
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ROBERT
HIDEY
ARCHITECTS
GLASS
RAILING
1401 QUAIL ST.
NEWPORT BEACH, CALIFORNIA
ROBERT HIDEY ARCHITECTS
ARCHITECT
ACCENT 1
METAL
URBAN ARENA
LANDSCAPE
STUCCO STUCCO
COLOR 3 COLOR 1
ADAMS STREETER
CIVIL
ACCENT 1
METAL
I I
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SE7BAOK
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NORTHEAST ELEVATION
(QUAIL ST.)
��
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SCALE: 118"=V-0"
V
I N T RACORP
22052.01 11/30/2023
A1 7
12-289
R
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ARCHITECTS
STUCCO
COLOR 3 GLASS RAILING
STUCCO
COLOR 1
ACCENT 1
METAL
� I s
T7
1401 QUAIL ST.
NEWPORT BEACH, CALIFORNIA
ROBERT HIDEY ARCHITECTS
ARCHITECT
URBAN ARENA
LANDSCAPE
ADAMS STREETER
CIVIL
a�
.i f1 -.I
NORTHWEST ELEVATION
(SIDEYARD)
��
o z• a' s. ,s,
SCALE: 118"=V-0"
V
I N T RACORP
22052.01 11/30/2023
A1 8
12-290
R H A
ROBERT HIDEY ARCHITECTS
ACCENTI STUCCO ACCENTI GLASS
METAL COLOR 1 METAL RAILING
1401 QUAIL ST.
NEWPORT BEACH, CALIFORNIA
ROBERT HIDEY ARCHITECTS
ARCHITECT
URBAN ARENA
LANDSCAPE
�M-p
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ADAMS STREETER
CIVIL
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SOUTHWEST ELEVATION
(MOTORCOURT)
��
o z• a' 8. ,s'
SCALE: 118"=,'-0"
V
I N T RACORP
22052.01 11/30/2023
A1 9
12-291
1401 QUAIL ST.
NEWPORT BEACH. CALIFORNIA
ROBERT HIDEY ARCHITECTS I URBAN ARENA ADAMS STREETER
ARCHITECT LANDSCAPE CIVIL
SECTIONS
0 4' S' 16' 24'
SCALE: 3132 "=1'-0"
V
I N T RACORP
22052.01 11/30/2023 O
12-292
R
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HIDEY
ARCHITECTS
1401 QUAIL ST.
NEWPORT BEACH, CALIFORNIA
ROBERT HIDEY ARCHITECTS
ARCHITECT
J-G
BATH2
0 El
GREAT RCUM
INING
0 a
r� KITCHEN
UNIT 1
1,304 SF
URBAN ARENA
LANDSCAPE
DECK
❑
BED
TER
DOM
I
I
I
I
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V
I
MASTER
BATH
O
0 I
i
1 I
WWI.0 �.
ADAMS STREETER
CIVIL
UNIT PLANS
0 V ,� 2' 4-
8'
SCALE: 114"=V-0"
V
I N T RACORP
22052.01 11/30/2023
A2
12-293
R
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ROBERT
HIDEY
ARCHITECTS
UNIT 2X
1,893 SF
1401 QUAIL ST.
NEWPORT BEACH, CALIFORNIA
ROBERT HIDEY ARCHITECTS
ARCHITECT
URBAN ARENA
LANDSCAPE
---- 1:D------- -- r
KITCHEN LA
kFI
II
II
PDR C
- - -- MASTER
BATH
TI
II
ic
W.I.C. I
li
MASTER
___ I � ❑ BEDROOM ,q I
�S+
I
�--� GREAT ROOM i� W.I.G-
BEDROOM 2
1-1—
UNIT2
1,784 SF
ADAMS STREETER
CIVIL
UNIT PLANS
0 V ,� 2' 4-
8'
SCALE: 114"=V-0"
V
I N T RACORP
22052.01 11 /30/202232 2
12-294
R H A
ROBERT HIDEY ARCHITECTS
UNIT 4
2,097 SF
1401 QUAIL ST.
NEWPORT BEACH. CALIFORNIA
UNIT 3
1,963 SF
UNIT PLANS
0 V ,� 2' 4-
8'
SCALE: 114"=V-0"
ROBERT HIDEY ARCHITECTS URBAN ARENA ADAMS STREETER I v
ARCHITECT LANDSCAPE CIVIL I N T R A C O R P
22052.01 11 /30/202232 3
12-295
R H A
ROBERT HIDEY ARCHITECTS
UNITSX
2,327 SF
1401 QUAIL ST.
NEWPORT BEACH. CALIFORNIA
UNIT 5
2,214 SF
UNIT PLANS
0 V ,� 2' 4-
8'
SCALE: 114"=V-0"
ROBERT HIDEY ARCHITECTS URBAN ARENA ADAMS STREETER I v
ARCHITECT LANDSCAPE CIVIL I N T R A C O R P
22052.01 11 /30/2023
12-296
R H A
ROBERT HIDEY ARCHITECTS
UNIT 7
2,320 SF
1401 QUAIL ST.
NEWPORT BEACH. CALIFORNIA
UNIT 6
2,207 SF
UNIT PLANS
0 V ,� 2' 4-
8'
SCALE: 114"=V-0"
ROBERT HIDEY ARCHITECTS URBAN ARENA ADAMS STREETER I v
ARCHITECT LANDSCAPE CIVIL I N T R A C O R P
22052.01 11/30/2023 5
12-297
R
H
A
ROBERT
HIDEY
ARCHITECTS
1401 QUAIL ST.
NEWPORT BEACH, CALIFORNIA
ROBERT HIDEY ARCHITECTS
ARCHITECT
BATH 2 I' 11[ f BATH 3
BEDROOM 2
® I RING
- i
BEDROOM3
El
F-E
KITCHEN
----------------
0 ❑INING j Eg
PTRY
EEJc
111
MASTER �pp,
BEDROOM �1
DECK
fk
UNIT 8
2,405 SF
URBAN ARENA
LANDSCAPE
MASTER
BATH
LAU.
ADAMS STREETER
CIVIL
UNIT PLANS
0 V ,� 2' ' 4-
8'
SCALE: 114"=V-0"
V
I N T RACORP
22052.01 11/30/2023
A26
12-298
R H A
ROBERT HIDEY ARCHITECTS
UNIT 9
2,968 SF
1401 QUAIL ST.
NEWPORT BEACH. CALIFORNIA
UNIT PLANS
0 V ,� 2' 4-
8'
SCALE: 114"=V-0"
ROBERT HIDEY ARCHITECTS URBAN ARENA ADAMS STREETER I v
ARCHITECT LANDSCAPE CIVIL I N T R A C O R P
22052.01 11 /30/202232 7
12-299
R H A
ROBERT HIDEY ARCHITECTS
UNIT 9X
3,303 SF
1401 QUAIL ST.
NEWPORT BEACH. CALIFORNIA
UNIT PLANS
0 V ,� 2' 4-
8'
SCALE: 114"=V-0"
ROBERT HIDEY ARCHITECTS URBAN ARENA ADAMS STREETER I v
ARCHITECT LANDSCAPE CIVIL I N T R A C O R P
22052.01 11 /30/2022328
12-300
R H A
ROBERT HIDEY ARCHITECTS
UNIT 10
3,174 SF
1401 QUAIL ST.
NEWPORT BEACH. CALIFORNIA
UNIT PLANS
0 V ,� 2' 4-
8'
SCALE: 114"=V-0"
ROBERT HIDEY ARCHITECTS URBAN ARENA ADAMS STREETER I v
ARCHITECT LANDSCAPE CIVIL I N T R A C O R P
22052.01 11 /30/202232 9
12-301
R H A
ROBERT HIDEY ARCHITECTS
STUCCO 1
SHERWIN WILLIAMS SW 7060" ATTITUDE GRAY"
STUCCO 2
BENJAMIN MOORE OC-141 "CHINA WHITE"
1401 QUAIL ST.
NEWPORT BEACH. CALIFORNIA
STUCCO 3
SHERWIN WILLIAMS SW 7048"URBANE BRONZE"
ACCENT 1, VINYL DOORS, WINDOWS & SLIDERS
SHERWIN WILLIAMS SW 7048"URBANE BRONZE"
ACCENT 1, METAL PANELS, RAILING, DETAILS
SHERWIN WILLIAMS SW 7048"URBANE BRONZE"
COLOR AND MATERIAL SELECTIONS
ROBERT HIDEY ARCHITECTS URBAN ARENA ADAMS STREETER I v
ARCHITECT LANDSCAPE CIVIL I N T R A C O R P
22052.01 11 /30/202 30
12-302
■
7"1
01 'Al
11 pr6-i,
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QUAIL STREET
NEWPORT BEACH I CA
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DATE 10 103 123
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CONCEPTUAL LANDSCAPE PLAN - PO
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NEWPORT BEACH I CA
INTRACORP 1 23-003
DATE 10 103 123
wi ">E F
SPRUILL AVL.
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REMARKS. STR TREE SPECIE TO.E
AP>'NDYEO B 111OLIC MONK
IRRIGATION NOTES- THE IRRIGATION SYSTEM SHALL BE
AUTOMATIC WITH SMART CONTROLLER AND TO BE
❑ESIG NED TC COMPLY WITH THE CITY OF NEWPORT
BEACH WATER EFFICIENT LANDSCAPE ORDINANCE
(MUNIQIPAL CODE : CHAPTER 14.M
CONCEPTUAL LANDSCAPE PLAN - PODIUM LEVEL OVERLAY I L3
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0 UNIVERSITY OF
CAMFORNIA
RVINE
VICINITY MAP
N.T.S.
NOTES.
APPLICANT: INTRACORP SW, LLC
895 DOVE STREET, SUITE 400. NEWPORT BEACH, CA 92660
SURVEY/ENGINEER: ADAMS-STREETER
CIVIL ENGINEERS INC.
16755 VON KARMAN AVENUE, SUITE 150 IRVINE CA 92606
(949) 474-2330
PROJECT ADDRESS: 1401 QUAIL STREET
NEWPORT BEACH, CA 92660
APN N., 427-332-04
BOUNDARY AREA: BASED UPON MEASURED BEARINGS AND DISTANCES AS SHOWN HEREON, THE AREA IS 1,71 ACRES.
FLOOD ZONE: SUBJECT PROPERTY LIES WITHIN FLOOD ZONE X (AREA OF MINIMAL FLOOD HAZARD) AS SHOWN ON FLOOD INSURANCE RAZE MAP N0.
06059CO286J DATED DECEMBER 3, 2009 AS PUBLISHED BY THE
FEDERAL MANAGEMENT AGENCY.
EXISTING USE: OFHCE BUILDING (22,536 SF)
EXISTING LAND USE: COI GENERAL COMMERCIAL OFFICE
EXISTING ZONING: PLANNED COMMUNITY - PC11 NEWPORT PLACE PROPOSED NUMBER OF UNITS: 78 RESIDENTIAL UNITS
PROPOSED DENSITY: 45.61 DU/ACRE
PARKING: RESIDENTIAL PARKING REQUIRED (1.77 SPACES/UNIT AVERAGE): 138 SPACES RESIDENTIAL PARKING PROVIDED: 159 SPACES
LEGAL DESCRIPTION
REAL PROPERTY IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CAUFORNIA, DESCRIBED AS FOLLOWS:
PARCEL 1 OF PARCEL MAP NO. 341, AS PER MAP FILED IN BOOK 44, PAGE 38 OF PARCEL
MAPS, IN THE OFHCE OF THE COUNTY RECORDER OF SAID COUNTY
EXCEPT THE FULL RIGHTS TO ALL MINERALS, PETROLEUM, GAS AND OTHER HYDROCARBON SUBSTANCES EXISTING BELOW 500 FEET FROM THE SURFACE OF SAID REAL PROPERTY
DESCRIBED ABOVE, PROVIDED, HOWEVER, THAT GRANTOR HEREBY EXPRESSLY WAIVES WE
RIGHT TO ENTER UPON THE SURFACE OF SAID REAL PROPERTY FOR THE PURPOSE OF
EXPLORING FOR, OR PRODUCING THE MINERALS, PETROLEUM, GAS AND OTHER HYDROCARBON SUBSTANCES SO RESERVED, AS RESERVED IN THE DEED RECORDED AUGUST 22, 1973 IN BOOK 10863, PAGE 782 OF OFFICIAL RECORDS.
APN: 427-332-04
EXISTING EASEMENTS
PER PREUMINARY REPORT NO. NHSC-6827206 DATED APRIL 18, 2022 BY FIRST AMERICAN TITLE COMPANY, THERE ARE NO EXISTING EASEMENTS ENCUMBERING THE PROPERTY.
LEGEND
CENTERLINE
RIGHT OF WAY
PROPERTY LINE
................... UNE OF SIGHT
0. 0. 0. 0. 0. 0. ADA PATH OF TRAVEL
7-1 LIMITED USE AREA: WALL HEIGHT SHALL NOT EXCEED 30'
AND PLANTS SHALL NOT EXCEED 24'
GRAPHIC SCALE: 1" 20'
I
PLOT DATE
12-307
CONCEPTUAL GRADING AND DRAINAGE PLAN
FOR TENTATIVE TRACT MAP NO. 19261
CITY OF NEWPORT BEACH, COUNTY OF ORANGE,
STATE OF CALIFORNIA
A
EX. PARKING LOT I FG PRIYAIE DRIVE
770N A A
N Ls.
R VARIES - 1U MIN
3 I �
EX. PARKING LOr i 4' WALK
e fG �7 BUILDING
VC1.r//V/Y B B
Nis
EXISTING VVATER�I
(TO BE CAPPED)
�-ram-- -- -- -- -- -- -- i � I
I
BUIL
BUIL
SUIL
SI
SEC70V C—C
SEC770N D—D
NTs
SEC770N E—E
LEGEND
m PROPOSED STORM DRAIN
5EC770N F—F
PROPOSED BIOFILTRATION PLANTER BOX
REVISIONS PREPARED BY: A ^
REV DALE DESCRIPTOR J
DEVELOPER:
ppDFESS/
yP4� S p. STq�
fs
Scale: As Noted On Plon
CONCEPTUAL GRADING AND
DRAINAGE PLAN
DI°°t°a''°' °Z'
' M'
ADAMS STREETER
FOR TENTATIVE TRACT MAP NO. 19261
GRAPHIC SCALE: 1 "=20'
` �' �s'•3'
�s'��•^'•^^ - ^� � � � 3 �•a•^^^^••�•a^
s 5,,,,, „3
(:ITV nF NFWPnRT RFGl:H (:fN INN f1F f1RAN(`,F
12-308
PLOT DI
I I I II I
� I I III I
I' 41�
✓ EX. FIRE YDRANT (TYP.) a z
1 I �oplll
��d w
BIOFILTRAEO
PLANTER BOX III
REPOSED ON -SIZE
PRIVATE FIRE HYDRANT
L0 TII
PROPOSED CATCH BASIN-
m
D TwII Im
x 1 t0
o =11 I
Lu -P T ¢.Ell I W
� i o 0 0 o I Ig�nlll`�I H
OP�'Op
IRE WATER
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I�m=II
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(0 - to �II WI
6 P IV
E A R p�u 1
L? —�F, - FW o I II -
��
1 I=^ 11
w�
1 W m
0 PROPOSED CATCH BAST EXISTING WATER SERVICE 0 0 0
j
TO BE ABANOONOED AND
CAPPED AT WATER MAIN)
PROPOSED EDC
® I I
PROPOSED
P�R CITY STDC NO.ALVES 8 n=7 PLAFNTERABO% PLANTER BOX
PROPOSED WATER METE XISTING FlRE HYDRANT PER C STD. N0. 400 UTILITXIfl_NY
JOINT EXISTNG JOINT
AND BACKFLOW PREVENTON ASSEMBLY (PROTECT IN PLACE) UELITY TRENCH PROP. PRIVATE DRAIN UTILITY TRENCH PER CITY STD. NO. 519-B XISTING GAS LINE XISTING 16' WATER ADP ROP. PRIVATE DRAINS THROUGH CURB !PROTECT IN PLACE) THROUGH CURB PER Cl S D. N0 184
IIJ/ PER CITY STD. NO. 184 EXISTING SAIITHAN
AST! G SANITARY SEWER HOL
MANH LE
SEWER M NHOLE� t -
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - EXISTING 8" VC P SEWER LATERAL `EXISTING 8" VCR
(PROTECT IN PLACE) SANITARY SEWER III
SPRUCE AVENUE -4 t + _
�T
-----------------------------------
I i�IIINl�6%
I I Iw
I !ill
LEGEND
---- RIGHT OF WAY
L-- CENTERUNE
EX. STORM DRAIN LINE (WIDTH VARIES)
C :] EX. CATCH BASIN (WDTH VARIES)
EX. SO JUNCEDN STRUCTURE
EX. CONCRETE PIPE COLLAR
----
EX. WATER LINE
®
EX. WATER GATE VALVE
Y
EX. FIRE HYDRANT
- --
EX. SANITARY SEWER LINE
O
EX. SANITARY SEWER MANHOLE
- - - -
EX. GAS SERVICE
----
EX. JOINT UTILITY TRENCH
H-i
EX. LIGHT STANDARD
PROPOSED BIOFILTRAEON PLANTER BOX
PROPOSED STORM DRAIN
PROPOSED ON -SITE FIRE HYDRANT
® PROPOSED WATER GATE VALVE
�FWH PROPOSED FIRE WATER (SIZE PER PLAN)
GRAPHIC SCALE. 1"-2G'
PLOT DATE
12-309
CITY OF NEWPORT BEACH
• NOTICE
-FIRE LANE ASIGNS E REQUIREDA ENTRY POINTS
TO PROPERTIES THATCONTAIN FIRELANESIGNS OR RED
CURBS.
NO STOPPING IN AREAS
THE SIGN MUST BE APPROVED BY THE FIRE PREVENTION
MARK AS FIRE LANES
DIVISION AND MUST BE A MINIMUM OF 18" WIDE x 24" HIGH.
-LETTERING SHALL BE RED ON WHITE BACKGROUND, NO
SMALLER THAN 2" IN HEIGHT.
-THE WORDS "FIRE LANE" SHALL BE WHITE ON RED
BACKGROUND, NO SMALLER THAN 4" IN HEIGHT.
VIOLATING VEHICLES
-THE SIGN SHALL BE SECURELY MOUNTED FACING THE
✓ILL BE CITED OR TOWEE
DIRECTION OF TRAVEL AND CLEARLY VISIBLE TO VEHICULAR
AT OWNERS EXPENSE
TRAFFIC ENTERING THE PARKING AREA.
•THE SIGN SHALL BE MADE OF DURABLE MATERIAL AND
M.C. 12.40.190 F
INCLUDE ALL VERBIAGE ON SHOWN IN DIAGRAM ABOVE.
CVC 22500.1
H.P.B.0 84.1-3717
FIRE DEPARTMENT
FIRE MASTER PLAN
•SIGNS SHALL BE A MINIMUM OF 12" WIDE . 18" HIGH.
•THE WORD "NO" SHALL BE WHITE LETTERS WITH RED
BACKGROUND NOT LESS THAN 2 J" IN HEIGHT.
•THE WORDS "NO STOPPING FIRE LANE" SHALL BE RED
LETTERS WITH WHITE BACKGROUND NOT LESS THAN 2 J" IN
STOPPING
HEIGHT.
• CVC SECTION 22500.1" SHALL BE ON THE BOTTOM LEFT OF
THE SIGN, AND 'N.B.P. D. 949-644-371 ]" SHALL BE ON THE
FIREBOTTOM
LANE
RIGHT IN RED WITH MINIMUM J" LETTERS.
STOPPING
ON CENTER ISLAND
FIRE LANE
PROJECT INFORMATION REQUIREMENTS
PROJECT LOCATION: 1401 QUAIL STREET, NEWPORT BEACH, CA 92660 PARCEL MAP NUMBER:
TRACT NUMBER: 19261
LOT NUMBER:
® EMERGENCY ACCESS EASEMENTS
NUMBER OF UNITS OR HOMES IN DEVELOPMENT
78 UNITS
NUMBER OF STORIES 6
MAX. BUILDING HEIGHT 84'-8"
TYPE OF CONSTRUCTION
® TYPE IA O✓YPE IS
O TYPE ILA OTYPE JIB
® TYPE ILIA OrYPE IIIB
O TYPE IV
O TYPE VA O TYPE VB
SPRINKLERS
® NEW OMANDATORY O✓OLUNTARY
O TENANT IMPROVEMENT
TYPE
® NFPA 13
O NFPA 13D
O NFPA 13R
O FIRE PUMP
® STANDPIPES
FIRE ALARM
® NEW OMANDATORY O VOLUNTARY
O TENANT IMPROVEMENT
O VOICE EVACUATION
WATER AVAILIBILITY
FLOW: 3,614 GPM
PRESSURE: STATIC = 98 PSI, RESIDUAL = 85 PSI
® ON SITE FIRE HYDRANTS
TOTAL NUMBER: ONE(1)
THIS PROJECT HAS BEEN PERMITTED WITHOUT REVIEW AND/OR APPROVAL OF THE FOLLOWING DEFERRED SUBMITTALS. PLANS APPROVED BY NEWPORT FIRE DEPARTMENT
SHALL BE OBTAINED FOR EACH DEFERRED ITEM LISTED BELOW PRIOR TO COMMENCING ANY WORK WITHIN THE SCOPE OF SUCH DEFERRAL. DEFERRALS MUST BE REVIEWED
AND ACCEPTED BY THE ARCHITECT OR ENGINEER OF RECORD PRIOR TO SUBMITTING FOR REVIEW WITH NEWPORT FIRE DEPARTMENT. PORTIONS OF THE PROJECT THAT ARE
DEFERRED SHALL BE SUBJECT TO THE CODES, STANDARDS, AND OTHER APPLICABLE
REQUIREMENTS IN FORCE ON THE DATE THAT THE DEFERRED PLAN IS SUBMITTED
TO NEWPORT IN
DEPARTMENT.
® ARCHITECTURAL PLAN
® UNDERGROUND SYSTEM SERVING SPRINKLERS, STANDPIPES, AND/OR
PRIVATE HYDRANTS
® SPRINKLER SYSTEM
® STANDPIPE SYSTEM
® ALARM SYSTEM
CONSTRUCTION NOTES:
O1
INSTALL FIRE LANE ENTRANCE SIGN PER DETAIL HEREON.
O2
INSTALL "FIRE LANE NO STOPPING" SIGN PER DEFAIL HEREON.
Q3
INSTALL "NO STOPPING ON CENTER ISLAND" SIGN PER DETAIL HEREON. ®
INSTALL FIRE HYDRANT MARK THAT SHALL BE PLACED 6- FROM CENTERLINE OF STREET.
LEGEND
FIRE ACCESS ROAD WITH ALL-WEATHER PAVED SURFACE
SUPPORTING VEHICULAR LOADS OF 75 000 NO WITH A ROAD
BASE OVER SOIL COMPACTED TO AT LFIST 90%
STRUCTURES REQUIRED TO MEET THE 2022
OINDICATES
CAUFORNLA BUILDING CODE
INDICATES REQUIRED TURNING
pro
RADII: 211 WIDE PATH WITH 20
INSIDE AND 40 OUTSIDE
EXISTING FIRE HYDRANT
A�
PROPOSED FIRE HYDRANT
BLUE DOT REFLECTIVE HYDRANT MARKER
PROPoSED FIRE LANE SIGN AS INDICATED
ON PLAN AND DETAILS HEREON
..........
HOSE PULL (150' MAXIMUM)
PROJECT DIRECTORY
ARCHITECT/ENGINEER
BUSINESS NAME: ADAMS STREETER CIVIL ENGINEERS, INC.
CONTACT NAME: NICKSTREETER,PE
ADDRESS: 16755 VON KARMAN AVE., SUITE 150
CITY: IRVINE STATE: CA ZIP: 92606
PHONE: 949-474-2330, EXT. 211
EMAIL: NSTREETERGDADAMS-STREETER.COM
PROPERTY OWNER/HOA
BUSINESS NAME: INTRACORPSW LLC.
CONTACT NAME: RICKPUFFER
ADDRESS: 895 DOVE STREET. SUITE 400
CITY: NEWPORT BEACH STATE:CA ZIP: 92660
PHONE: 949-757-8464
EMAIL: RPUFFERWNTRACORPHOMES.COM
FIRE MASTER PLAN NOTES
1. FIRE MASTER PLAN SHALL BE SUBMITTED TO THE NEWPORT BEACH FIRE PREVENTION DIVISION FOR APPROVAL. THE PLAN SHALL INCLUDE THE FOLLOWING (BUT NOT LIMITED TO) SUBJECTS: FIRE DEPARTMENT VEHICLE ACCESS TO THE PROJECT
SITE, SECONDARY EMERGENCY VEHICLE ACCESS, FIREFIGHTER ACCESS (HOSE PULL) AROUND STRUCTURE, FIRE LANE
IDENTIFICATION, LOCATION OF FIRE HYDRANTS AND OTHER FIRE DEPARTMENT APPLIANCES, AND THE LOCATION AND TYPE OF GATES OR BARRIERS THAT RESTRICT INGRESS/EGRESS.
INSPECTION REQUIREMENTS
2. NEED SITE INSPECTIONS ARE REQUIRED FOR THIS PROJECT. PLEASE SCHEDULE ALL FIELD INSPECTIONS AT LEAST 48 HOURS IN ADVANCE.
3. ALL FIRE ACCESS ROADS AND WATER SUPPLY SHALL BE IN PLACE PRIOR TO A LUMBER DROP OR BRINGING COMBUSTIBLE MATERIALS (OR COMBUSTIBLE FIXTURES AND FINISHES FOR STRUCTURES OF NON-COMBUSTIBLE CONSTRUCTION).
ALL-WEATHER ACCESS ROADS CAPABLE OF SUPPORTING 75,000 LBS., TOPPED WTH ASPHALT, CONCRETE, OR EQUIVALENT SHALL BE IN PLACE AND HYDRANTS OPERATIONAL AT TIME OF ANY COMBUSTIBLE MATERIAL BEING BROUGHT ON SITE.
4. AN ORIGINAL APPROVED, SIGNED, WET -STAMPED NEED FIRE MASTER PLAN SHALL BE AVAILABLE ON -SITE AT TIME OF INSPECTION.
5. ACCESS ROADS AND HYDRANTS SHALL BE ALWAYS MAINTAINED AND REMAIN CLEAR OF OBSTRUCTIONS DURING AND AFTER CONSTRUCTION. AREAS WHERE PARKING IS NOT PERMITTED SHALL BE CLEARLY ALWAYS IDENTIFIED. OBSTRUCTION OF FIRE LANES AND HYDRANTS MAY RESULT IN CANCELLATION OR SUSPENSION OF INSPECTIONS.
6. THE PROJECT ADDRESS SHALL BE CLEARLY POSTED AND VISIBLE FROM THE PUBLIC ROAD DURING INSPECTION. ]. ALL GATES IN CONSTRUCTION FENCING SHALL BE EQUIPPED WITH A KNOX PADLOCK. 8, BUILDINGS OF FOUR OR MORE STORIES SHALL BE PROVIDED WITH STAIRS AND A STANDPIPE BEFORE REACHING 40 FEET IN HEIGHT.
GENERAL REQUIREMENTS
9. FIRE LANE WIDTHS SHALL BE MEASURED FROM TOP FACE OF THE CURB TO TOP FACE OF THE CURB FOR FIRE LANES
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 WORKS
OR GRADING DEPARTMENT STREET IMPROVEMENT PLANS OR PRECISE GRADING PLANS CONFORM TO THE MINIMUM STREET
WIDTH MEASUREMENTS PER THE APPROVED NBFD FIRE MASTER PLAN AND STANDARDS IDENTIFIED IN NBFD GUIDELINES COL AND C.03 FOR ALL PORTIONS OF THE FIRE ACCESS ROAD.
10. PERMANENT, TEMPORARY, AND PHASED EMERGENCY ACCESS ROADS SHALL BE DESIGNED AND MAINTAINED TO SUPPORT AN IMPOSED LOAD OF 75,000 LES. AND SURFACED TO PROVIDE ALL-WEATHER DRIVING CAPABILITIES. 11, FIRE LANE SIGNS AND RED CURBS SHALL MEET THE SPECIFICATIONS SHOWN IN NBFD GUIDELINE C.02 AND SHALL BE INSTALLED AS DESCRIBED THEREIN. ADDITIONAL FIRE LANE MARKINGS MAY BE REQUIRED AT THE TIME OF INSPECTION DEPENDING ON FIELD CONDITIONS.
12. ALL FIRE HYDRANTS SHALL HAVE A "BLUE REFLECTIVE PAVEMENT MARKER" INDICATING THEIR LOCATION. ON PRIVATE .LO
PROPERTY MARKERS ARE TO BE MAINTAINED IN GOOD CONDITION BY THE PROPERTY OWNER.
13. ADDRESS NUMBERS SHALL BE LOCATED AND BE OF A COLOR AND SIZE TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE ROADWAY FROM WHICH THE BUILDING IS ADDRESSED.
GPy�.
3 14. FIRE DEPARTMENT ACCESS ROADS SHALL COMPLY WITH NEWPORT BEACH FIRE GUIDELINES C.01 AND C.02.
15. AN APPROVED WATER SUPPLY CAPABLE OF SUPPLYING THE REQUIRED FIRE FLOW FOR FIRE PROTECTION SHALL BE /
PROVIDED TO PREMISES. FIRE -FLOW REQUIREMENTS FOR BUILDINGS OR PORTIONS OF BUILDINGS AND FACILITIES SHALL BE DETERMINED BY APPENDIX B OF THE 2019 CALIFORNIA FIRE CODE.
IN o' s' a' 20
16, WHERE A PORTION OF THE FACILITY OR BUILDING HEREAFTER CONSTRUCTED OR MOVED INTO OR WITHIN THE JURISDICTION GRAPHIC SCALE: i"=20
IS MORE THAN 400 FEET FROM A HYDRANT ON A FIRE APPARATUS ACCESS ROAD, AS MEASURED BY AN APPROVED ROUTE AROUND THE EXTERIOR OF THE FACILITY OR BUILDING, ON -SITE FIRE HYDRANTS AND MAINS SHALL BE PROVIDED.
AFIRE LANE ENTRANCE SIGN
U
OFIRE LANE NO STOPPNG SIGN
n NO STOPPING ON
CENTER ISLAND SIGN
12-310
TENTATIVE TRACT MAP NO. 19261
FOR CONDOMINIUM PURPOSES
CITY OF NEWPORT BEACH, COUNTY OF ORANGE,
STATE OF CALIFORNIA
PARCEL 2
p it it / 3 8
4TC 4TO 48.0 47 9 4].4 4].4 46.7
TC TC TC TC r m TC TG TC
LIx,
4\ 9.1 TC
48.6 FL
1 48.8 TO
RES FL
6 f
9.2 TC 50.8 T
8.7 FL 50.3 FS
50.8 TO
Cf
50.3 FS
30' _ 31'
50.8 TC
�!>
I
50.3 FS L
TO
TO
,J
9��II
A B Wg.
4qo
LI
_ti
s
yo o F�
1 TC G
LOT 1 50.5 T
-�
�\
50.9 TC
5 .4 TC GB
1 FRID
08 TC
0 g CIF
T
TC
7�%
50.5 TO DOG TC
FS Fw' CF FW FW
50.6TCSOD�FS0
OF��F
2 TC LP 2 FL 50.0 TC
J�4
49.9 TC 49.7 FS
49.5 FS p
61.8 M49.9
T C
b 49.2
� 49.5 -_
D
T
BW
D FG
WT T N40-38.15"E 301.00'
9 b O
EX W n; E _E1 EX W
EX, 16" WATER ACP
6�> M SPRUCE AVENUE
(PUBLIC STREET) - -
EX S EX S EX S ---MIND EX. 8" GEM VCR-
LEGEND
-T - T -I--
CENTERLINE
RIGHT OF WAY
PROPERTY LINE
EASEMENT LINE
d
I I k
EX PARKING LOT FC PRIME DRIVE
-� UNIVERSITY OF
I I RNNE
WNA A VICINITY MAP
I-. N.rs N.T.S.
I-�II I 1 NOTES=
R VARIES - 10' MIN OMER: NEWPORT PLACE INVESTMENT COMPANY, A GENERAL PARTNERSHIP 1401 WAIL STREET, SUITE 120, NEWPORT BEACH, CA 92660
APPLICANT: INTRACORP SW, LLC
895 DOVE STREET, SUITE 400, NEWPORT BEACH, CA 92660
I � SURVEY/ENGINEER: ADAMS-STREETER
CIVIL ENGINEERS INC.
EX. PARKING COT e FG A� BUILDING 16755 VON KARMAN AVENUE, SUITE 150 IRVNE CA 92606 so a - - MI (949) 474-2330
46.0 11.2' I PROJECT ADDRESS: 1401 WAIL STREET
FG 119' I A WORT BEACH, CA 92660
EC APN NO.: 427-332-04
VGyB B
A.T.S.BOUNDARY AREA: BASED UPON MEASURED BEARINGS AND DISTANCES AS SHOWN I I HEREON, THE AREA IS: 1.71 ACRES.
FLOOD ZONE: SUBJECT PROPERTY LIES WITHIN FLOOD ZONE X (AREA OF MINIMAL
FLOOD HAZARD) AS SHOWN ON FLOOD INSURANCE RATE MAP NO,
06059CO286J DATED DECEMBER 3, 2009 AS PUBLISHED BY THE
FEDERAL MANAGEMENT AGENCY
EXISTING USE: OFFICE BUILDING (22,536 SF)
w a > I EXISTING LAND USE: CO-G GENERAL COMMERCIAL OFFICE $ Rom, EXISTING ZONING: PLANNED COMMUNITY - PC11 NEWPORT PLACE �+ PROPOSED NUMBER OF UNITS: 78 RESIDENTIAL UNITS
PROPOSED DENSITY: 45.61 DU/ACRE
C W I VARIES 81' MIN d
L 1 I PARKING: RESIDENTIAL PARKING REQUIRED (1.77 SPACES/ONIT AVERAGE): 138 SPACES ICJ RESIDENTIAL PARKING PROVIDED: 159 SPACES
BUILDING
III I G LEGAL DESCRIPTION
REAL PROPERTY IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF 8• I ' 6 CALIFORNIA, DESCRIBED AS FOLLOWS:
4' 34' a a sroEwauc
8.1' 0' 24' 24' I ^ _ - �- _ WM/L PARCEL 1 OF PARCEL MAP N0, 341, AS PER MAP FILED IN BOOK 44, PAC{ 38 OF PARCEL ti 3 - _ _ _ _ _ _ MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
EXCEPT THE FULL RIGHTS TO ALL MINERALS, PETROLEUM, GAS AND OTHER HYDROCARBON SUBSTANCES EXISRNC BELOW 500 FEET FROM THE SURFACE OF SAID REAL PROPERTY
I DESCRIBED ABOVE, PROVIDED, HOWEVER, THAT GRANTOR HEREBY EXPRESSLY WAIVES THE
W 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 III SUBSTANCES SO RESERVED, AS RESERVED IN THE DEED RECORDED AUGUST 22, 1973 IN w F SECWN C-C BOOK 10863, PAGE 782 OF OFFICIAL RECORDS. xis APN: 427-332-04
EXISTING EASEMENTS
J a PER PRELIMINARY REPORT NO. NHSC-6827206 DATED APRIL 18, 2022 BY FIRST AMERICAN J -- TITLE COMPANY, THERE ARE NO EXISTING EASEMENTS ENCUMBERING THE PROPERTY. ° W I PROPOSED EASEMENT NOTES
D .IIII 0 I R�% e
OA NON-EXCLUSIVE EASEMENT FOR EMERGENCY VEHICULAR ACCESS AND FIRE PROTECTION FACILITIES PURPOSES.
14' I VARIES - 10 MIN td 32 O NON-EXCLUSIVE EASEMENT RESERVED FOR UTILITIES AND PRIVATE DRIVE.
T a1` O I BUILDING
© PROPOSED ELECTRICAL EASEMENT
OD PROPOSED UTILITY EASEMENT DEDICATED TO THE CITY OF NEWPORT BEACH.
SUNT ALIN
FC NE T
5 / I SIDEWALK I _ 3(I' TRAVEL WAY ANO _
SPRUCE AVENUE ., I EASEMENT FOR EMERGENCY ACCESS
__-- L - - - - - - - ml Im
8 r SECTION D D `i 2OX 4
a i CURB & GUTTER CURB
3 PRIVATE DRIVE
w Nrs
I
R/W R/W R/W R/W
68' ROW L84' ROW
CC
I roo' 24• za' roo' 16.6' az• sz' roo' '
4• 6• 6' 4' 4• 6' 6• 4•
I I
2$ 2.2% 2.23T 2% T2.2% 111 T
SIDEWALK SIDEWALK SIDEWALK SIOEWALN
QUAIL STREET (PUBLIC) SPRUCE AVENUE (PUBLIC)
N.TS N.TS.
GRAPHIC SCALE: 1" 20•
PLOT DATE: 10/3/=