The Project Site is located in the Newport Center area, a mixed-use commercial district. The Fashion Island shopping center, with many surface and structured parking spaces, is directly across Newport Center Drive. A medical office plaza, with many more surface and structured parking spaces, is directly across San Miguel Drive to the northeast. There is more surface parking adjacent to the Project Site serving the other commercial uses which would remain. All this parking is free of charge and uncontrolled at the access points.
CITY PARKING REQUIREMENTS
The City identifies general off-street parking requirements for the Project’s proposed land uses in Code Section 20.40. However, the Project Site is located in a Housing Opportunity Overlay Zoning District and, thus, the residential units are subject to alternative (reduced) parking requirements identified in Code Section 20.28.050. Parking requirements for the resident office space and café are unaffected by this zoning district.
Table 1 summarizes the Code parking rates and associated requirements for the Project. As shown, the Project is required to provide 331 spaces for the residential use (including resident and visitor parking) and 389 spaces overall (i.e., 58 spaces for the commercial uses), assuming that full Code parking requirements were applied to the resident offices and the café.
Allowed Reduction of Required Parking
Code Section 20.40.110(B) allows residential and non-residential parking requirements to be reduced through the approval of a CUP under the following conditions:
1. The Project applicant provides sufficient information to demonstrate that parking demand will be less than the parking requirement or there is nearby parking available.
2. A PMP is prepared in compliance with Code Section 20.40.110(C).
As demonstrated below, the Project meets both of these conditions.
PARKING SUPPLY AND DEMAND
As discussed above, the Project proposes to provide 343 parking spaces, which exceeds the Code requirement of 331 spaces for the residential use, including 45 spaces for visitors. It does not propose providing Code-required parking for the resident offices or the café. However, there are numerous reasons that (a) the incremental parking demand for those uses would be far lower than the Code rates would suggest, and (b) there is ample available parking supply in the area to meet the needs of the Project, as required for a reduced parking requirement under Code Section
20.40.110(B). Further, the provision of a reduced parking supply would help support the City’s goals and policies for transformation of the Newport Center area into a pedestrian-oriented district.
Kevin Riley, P.E., T.E.
January 29, 2026
Low Parking Demand
The resident offices would only be available to be leased to Project residents. They are anticipated to be used as work-from-home office space or studio / workshop spaces. Residents occupying these offices would not generate additional parking demand. The café would be located on the corner of Newport Center Drive & San Miguel Drive, directly adjacent to the public sidewalk and a proposed public square. Much of its visitation would come from foot traffic, as well as from Project residents, thereby generating low parking demand.
Additionally, the location of the Project Site lends itself to the use of non-automobile trips. It is located in a mixed-use commercial district with foot traffic from the shopping center, medical office plaza, and other commercial uses nearby. The area provides good pedestrian infrastructure in the form of wide sidewalks with landscaped parkways buffering pedestrians from the street. There is also strong bicycle connectivity to surrounding residential areas in the form of bicycle lanes on many of the streets leading to Newport Center Drive (including on San Miguel Drive) and wide striped buffers between the curb and travel lanes on Newport Center Drive itself. The Project would provide on-site bicycle parking, facilitating visits by bicycle, including short-term bicycle parking adjacent to the café. Additionally, multiple bus routes operated by Orange County Transportation Authority stop on Newport Center Drive directly across the street from the Project Site.
Therefore, the characteristics of the Project’s proposed commercial uses and the Project’s location suggest there would be substantially lower parking demand than Code requirements for typical office and café uses.
Available Parking Supply
The Project proposes to provide 12 spaces above the Code requirement for residential parking.
Café staff members and any non-resident office employees would be allowed to park at the Project Site in these additional spaces. Additionally, the Code-required parking for the Project’s residential units includes 45 spaces to be reserved for visitors. Because the resident offices are only allowed to be leased to residents, any visitors to these offices could be considered guests of residents and could thus park in on-site visitor parking.
Additionally, there are thousands of parking spaces serving Fashion Island, the medical office plaza, and the commercial uses adjacent to the Project Site, all within short walking distances of the café and resident office spaces. Many visits to the Project Site are likely to made by people already visiting those surrounding uses, who could park once and visit multiple destinations. As a result, there is no shortage of available parking to serve the small commercial demand the Project may generate.
Parking Management Plan
Approval of a reduced parking requirement requires the preparation of a PMP in accordance with Code Section 20.40.110(C). A PMP was prepared by the Applicant and is provided in the Attachment. As described therein, the Project parking would be for residents and their guests and would include self-parking and valet parking options.
Kevin Riley, P.E., T.E.
January 29, 2026
CONSISTENCY WITH CITY GOALS AND POLICIES
The City’s General Plan identifies various goals and policies that support the provision of a reduced parking supply at the Project Site. Policy Land Use (LU) 3.3, Opportunities for Change, identifies Newport Center as an area for development of a mix of uses, including residential, to provide jobs and services in close proximity to housing. Page 3-97 of the General Plan provides an overview of General Plan policies for Newport Center: “emphasis is placed on the improvement of the area’s pedestrian character by improving connectivity among the ‘superblocks,’ installing streetscape amenities, and concentrating buildings along Newport Center Drive and pedestrian walkways and public spaces.” LU 6.14.5 and LU 6.14.6 encourage development that fronts Newport Center Drive and improves pedestrian access and connections to encourage pedestrian activity.
Similarly, the concentration and diversity of land uses around the Project Site helps support City goals related to reduction of trips and vehicle miles traveled (park once and walk to multiple uses), safety (reducing vehicular trip-making), and land use efficiency (not providing too much parking).
Policy Circulation Element 8.1.11, Parking Requirements for Pedestrian-Oriented and Local- Serving Uses, suggests “[revising] parking requirements for small-scale neighborhood-serving commercial uses in areas that derive most of their trade from walk-in business, especially where on-street or other public parking is available.” The Project’s proposed commercial uses fit the definition of “small-scale neighborhood-serving commercial uses,” and the City’s goal is to develop Newport Center into an area with high pedestrian connectivity. Therefore, the Project, and the proposed reduced parking supply, aligns with these policies.
CONCLUSION
The Project proposes 150 residential units along with resident office space and a public-facing café in an area designated by the General Plan for encouraging more pedestrian connectivity and a mix of land uses to put jobs, services, and housing in close proximity. It proposes providing more parking (343 spaces) than required by Code (331 spaces) for the residential uses. These additional spaces could be used by café and non-resident office employees, and office visitors could park in Project visitor parking as guests of resident office lessees.
The Project meets the criteria for a reduced parking supply through the approval of a CUP under Code Section 20.40.110(B). The resident office space and café would generate substantially less parking demand than the 58 spaces Code would require for standard office and restaurant space.
Many of the visits to the resident office space and café would be by pedestrians or bicyclists or by people already parked in one of the many alternative parking options in the immediate vicinity.
PROJECT SITE PLAN 1
FIGURE
© 2025 ROBERT A.M. STERN ARCHITECTS, LLP
NEWPORT CENTER DR
SAN MIGUEL DR
ANACAPA DRIVE
TOWER A
TOWER B
N
0 16’ 32’ 64’
MAIN ENTRY
PARKING ENTRY
LOADING ENTRY
Source: Robert A.M. Stern Architects, October 2025.
ETB
ACK + 1
' BUF
FE
15'
S5'S5' SETB
FFER
UF
F
FFE
FFE
TOWER A
TOWER A
ELEVATOR
ELEVATOR
LOBBY
LOBBY
FFE
FFE
ER
ResidentOffice
ResidentOffice
TABLE 1
NEWPORT BEACH MUNICIPAL CODE PARKING REQUIREMENTS
Land Use Parking Ratio [a] Units or Size Required Parking Residential [b]
2 Bedroom Units 1.8 spaces per unit 70 units 126
3+ Bedroom Units 2.0 spaces per unit 80 units 160
Visitor Parking 0.3 spaces per unit 150 units 45
Residential Subtotal 331
Office 1 space per 250 net sf 9,450 net sf 38
Café 1 per 100 sf 1,950 sf 20
Commercial Subtotal 58
Total Parking Requirement 389
Notes:
sf = square feet.
[a] Pursuant to Newport Beach Municipal Code Sections 20.40, except as noted. [b] Parking requirements for the residential units are found in Newport Beach Municipal Code Section
20.28.050 for projects within a Housing Opportunity Overlay Zoning District.
Attachment
Parking Management Plan
PARKING MANAGEMENT PLAN FOR
300 NEWPORT CENTER DRIVE
NEWPORT BEACH, CA
NOVEMBER 5, 2025
RELATED CALIFORNIA
11601 WILSHIRE BLVD, SUITE 2020
LOS ANGELES, CA 90025
Proposed Project
The proposed project consists of 150 residences located in two twenty-two story towers connected by a podium. It is located in Newport Center, in the City of Newport Beach, California. As shown in Figure 1, the project site will have an access driveway from Newport Center Drive. The main access driveway will be guard-gated entry for the residents and visitors. Secondary loading entrances will be in the rear of the podium. Loading Entrance #1 will access the Lower Level via a parking lot which has access oƯ Anacapa Drive and is intended for deliveries, moving trucks, and service vehicles intended for Tower A. Loading Entrances #2 and #3 will access the Ground Level via a parking lot which has access oƯ San Miguel Drive. Loading Entrance #2 and is primarily intended for trash removal while Loading Entrance #3 is intended for deliveries, moving trucks, and service vehicles intended for Tower B.
Gate Operations
Main Arrival Gate
The Main arrival area is designed with two entry lanes. This entry will have a guard house and privacy rolling gates. The guard house will be staƯed with 24 hours a day, 7 days a week security. All guests will be required to use the lane leading to the right of the guard house for verification of identity and authorization to enter the site. A turn-around area is located directly behind the guard house and in advance of the entry gate which provides for vehicles which are not cleared to enter the community. The residents will be able to bypass the guard house and enter the site by activating the gate with a transponder. The proposed entry with the turn-around area in advance of the gates will facilitate an eƯicient traƯic flow to avoid any queuing onto Newport Center Drive. Guard staƯ shall monitor vehicular queue and prohibit vehicles from queuing onto Newport Center Drive.
Loading Entrances
Access to the loading entrances will have roll-up security gates and be regulated by the on- site management staƯ. Service deliveries and trash service will be scheduled through the property management oƯice and personnel will be present at the gates to accommodate and monitor the entry and exit at the gate. The loading entrances will also serve as the delivery locations for moving trucks, furniture delivery, fedex, UPS, and emergency services. For emergency services, at least one of the loading entrances will be designed in conjunction with the fire department to accommodate adequate access to the building in the case of emergency.
Parking
Per The City of Newport Beach Municipal Code, Section 20.28.050(D)(3), Table 2-17, 286 parking stalls are required for the 150 residential units. Additionally, 45 stalls are required for visitor parking. The total number of required parking stalls is 331.
The project is providing 348 total stalls.
The resident and visitor spaces are located within a partially subterranean three-level podium under the residential towers. This parking facility will include 164 spaces in a tandem configuration and 186 single spaces. The proposed parking facility will include the required ADA Accessible and ADA Van Accessible spaces as required by the applicable codes. Further information detailing the location of resident parking, guest parking, employee parking and ADA parking is provided in Figures 2-4.
Pursuant to the City requirements, all residences will be assigned two spaces. Residents will be given the option of self-parking their vehicles or utilizing the valet. The exact amount of self-parking for the residents is not known at this time and will be based on demand. The project has estimated 199 spaces of the residential parking spaces for self-parking. StaƯ parking will also be self parked. The remaining 136 spaces will be valet parked and will be available for residents and visitors alike.
The garage entrance located prior to the gate and under Tower A will be for self-parking staƯ and residents only. The garage entrance located oƯ of the motor court and under Tower B will be for self-parking residents and the valet.
Bicycle parking will be provided at the café space at the corner of Newport Center Drive and San Miguel Drive.
343
181
131
Parking Operations and Management, Valet Operations Procedures and StaƯing for 300 Newport Center Drive, Newport Beach
Overview Parking Plan
The project is proposed to be parked by a combination of valet parking and self-parking by residents and staƯ. The exact amount of self-parked spaces will be based on the demand of the residents and is not known at this time.
All residents will be required to register their vehicles with the building management oƯice.
All resident vehicles will be issued clearly identifiable window stickers for quick identification by the management and security personnel.
Residents and visitors arriving at the site will be greeted by a full time (24 hours a day, 7 days a week) valet service upon arrival at drop oƯ, which is adjacent to the lobby entrance at the motor court. Residents choosing to self-park will proceed into the garage to their assigned space. Visitors and residents choosing the valet service will leave their vehicle at the motor court. Once visitors are past the gate, additional signage will alert them to continue to the valet stand. Valet staƯ can also accommodate the arriving guests and visitors with disabilities or guide them to the ADA parking stalls in the parking garage located within the parking garage. Additional details on the Valet parking operation are provided below.
Employee Parking
Employees will park onsite and will access to the garage via the entrance located under Tower A. Employees and are required to park in designated spaces in the on-site garage on the lower level.
Motor Court / Valet Drop OƯ Design
The Motor Court / Valet Drop OƯ is located outside of the lobby of the building. The motor court is designed with enough width for a large SUV to bypass an idle vehicle. There is also ample room for the staging of cars in case the valet stand needs to temporarily stage a vehicle to help another resident or guest.
Valet Plan Details
Arrival
• All valet arrivals will take place at the drop oƯ location adjacent to the lobby in the motor court.
• Cars can be temporarily parked in a car staging area at the motor court if the valet staƯ is busy.
• Additionally, the motor court geometry allows for cars to maneuver around idle cars in the event the valet is busy.
• The 300 Newport Center Drive staƯ will be trained to recognize the residents of the building and their vehicles.
• The staƯ shall assist guests with opening vehicle door and welcoming them home. • If the valet does not recognize the visitor, they are instructed to ask the guest who they are visiting for their first and last name.
• StaƯ shall complete valet tickets with guest’s first and last name, vehicle make, model, color and license plate information (state and plate number). • StaƯ shall hand guest valet claim ticket, point out the call down extension and Text Number as options for retrieval and explain vehicles cannot be released without the claim ticket. Secure vehicle keys to key tag portion of the valet ticket, also marked with guest’s first and last name and vehicle information.
• Secure keys on valet’s carabiner until keys can be locked in secured key room. • Complete detailed damage check on the valet ticket.
• Scan the ticket into the system, recording guest’s arrival date and time, entering the same information as entered on the valet ticket - Guest’s first and last name, vehicle make, model, color, license plate information and damage check. • Escort guest to concierge associate who will escort the guest to the resident who they are visiting.
• Park guest’s vehicle in designated parking location. Some of these spaces may be tandem.
Departure
• All valet departures will take place at the lobby entrance in the motor court of 300 Newport Center Drive.
• Guest and Residents may utilize the call down extension or the Text Number to alert valet of their departure.
• Valet warmly greets the guest upon arrival to the valet and ask how their stay was using the guest’s last name at least twice.
• If guest did not utilize the call down or text options, valet will take valet claim ticket from guest to retrieve vehicle. Retrieval time at this residences is estimated at five (5) minutes or less.
• Valet will use the service staircase of building to return to the appropriate garage level to retrieve the resident’s car.
• Upon returning to the valet, where guest is waiting for their vehicle, valet will park the vehicle, turn the vehicle oƯ, and take the keys out of the ignition. 164
166
168
196
194
176
208
234
300
202
198
194
196
200
204
192
190
188
186
184
182
180
178
176
174 172
170
PROPERTY LINE
SETBACK LINE
+228'
+228'
+228'
+212'
+212'
+212'
POOL
AMENITY
DECK
GARDEN
OPEN TO
BELOW
+172'
+188'
+192'
+192'
+228'
+212'
TOWER B
GARDEN MOTOR COURT
LANSCAPED
YARD
GARDEN
LOADING
ENTRANCE #2
LOADING
ENTRANCE
CURB CUT
+192'
+192'
LOADING
ENTRANCE
LOADING
ENTRANCE #3
LOADING
ENTRANCE
#1
+228'
+224'
+212'
TOWER A
A
B
+204'
SITE PLAN
N
300 NCD CONDOMINIUMS
300 NEWPORT CENTER DRIVE
NEWPORT BEACH, CA
SITE DEVELOPMENT REVIEW
SCALE: 1/32"=1'-0"
10/08/2025
A
TOWER
42'-0" MIN
LOWER LEVEL LOADING DOCK:
DELIVERIES AND MOVE-IN / MOVE-OUT
SIZED FOR (2) 26' BOX TRUCKS
ROLL-UP GATE AT ENTRY
LEVEL 1 LOADING DOCK:
DELIVERIES AND MOVE-IN / MOVE-OUT
SIZED FOR (2) 26' BOX TRUCKS
ROLL-UP GATE AT ENTRY
MAIN TRASH ROOM:
741 SF TRASH ROOM FOR
STAGING OF BINS, TO BE
MOVED OUTSIDE FOR PICK-UP.
ROLL-UP GATE AT ENTRY.
*
*
*
*
*
MAIL ROOM
LOBBY
CIRCULATION
- DELIVERIES / LOADING / MOVING
- TRASH PICK UP
- MAIL
- RESIDENT (PEDESTRIAN)
- RESIDENT / VISITOR (CAR)
- VALET
42'-0" MIN
A
TOWER
42'-0" MIN
30'-0"
30'-0"
30'-0"
15'-0"
15'-0"
15'-0"
15'-0"
15'-0"
15'-0"
7.5% SLOPE
SLOPE PER
CIVIL DWGS
10/24/2025
SITE DEVELOPMENT REVIE
L
FIGURE 1 - CIRCULATION PLAN
01/29/2026
PROPERTY LINESETBACK LINE
LOADINGENTRANCE#1
TOWER A
ELEVATOR
LOBBY
BUILDING FOOTPRINT ABOVE
PROPERTY LINESETBACK LINE
PARKING
+172'
TOWER A
ELEVATOR
LOBBY
FIRE WATER
TANK
FSAE
LOBBY
FSAE
FSAE
LOADING
DOCK
MEP
ROLL UP
GATE AT
GARAGE
ENTRY
STAIR 2-A
STAIR 1-A
STAIR B-3
HOME OFFICES
GENERATOR
HOME OFFICES
COURTYARD
LOBBY
+182.33
FIRE WATER
TANK
31'-0"
N
LOWER LEVEL FLOOR PLAN
SCALE: 1/16"=1'-0"
300 NCD CONDOMINIUMS
300 NEWPORT CENTER DRIVE
NEWPORT BEACH, CA
UP TO L01
18'-0" TYP.
18'-0" TYP.
18'-0" TYP.
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
R= 15'-0"
5'-0"
9'-0"
DRIVE AISLE26'-0"
26' BOX TRUCK
26' BOX TRUCK
18'-0" TYP.
9'-0"
9'-0"
9'-0"
9'-0"
18'-0"
18'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 18'-0"18'-0"
9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
18'-0"
18'-0"
18'-0"
18'-0"
18'-0" 18'-0"
26'-0"26'-0"
26'-0"
26'-0"
7.5% 15%
PARKING SCHEDULE
LEVEL PARKING COUNT
LEVEL B1 136
LEVEL 01 145
LEVEL 02 67
348
PLAN NOTES:
1. PEDESTRIAN CIRCULATION:
Pedestrian circulation paths in garage will be
separated from vehicular way via curbs and/or
detectable warnings per CBC 11B-250.1.
2. LIFE SAFETY:
High rise stairs are pressurized with vestibules to
comply with CBC 909.20. see plan for vestibules
and stair pressurization shaft locations.
3. TRASH ROOMS, TYP.:
Trash rooms are designed to accommodate the
separation of organics, recyclables, and landfill
waste in compliance with local municipal and
state waste diversion requirements. Dedicated
containers for organic waste will be provided and
maintained for tenants.
10/24/2025
SITE DEVELOPMENT REVIEW
FIGURE 2 - LOWER LEVEL PLAN
PARKING LEGEND
RESIDENT VALET PARKING
ADA PARKING
VISITOR PARKING (VALET ONLY)
STAFF PARKING
RESIDENT ASSIGNED SELF PARKING
PARKING SCHEDULE
LEVEL PARKING COUN
LEVEL B1 13
LEVEL 01 14
LEVEL 02 6
34 PARKING SCHEDULE
LEVEL PARKING COUNT
LEVEL B1 136
LEVEL 01 142
LEVEL 02 65
343
01/29/2026
A
A
15' SETBACK + 1' BUFFER
LOADING
ENTRANCE #3
PROPERTY LINE
SETBACK LINE
BOH
+172'
TOWER BELEVATOR
LOBBY
TOWER B ABOVE
TOWER A ABOVE
GALLERY
GALLERY
LOADING
ENTRANCE #2
GARDEN
GARDEN
+192'
+192'
+192'
+192'
+192'
+192'
PARKING
PARKING
PARKING
LOBBY
WAITING
LOBBY
GARDEN
+192'
+192'
+192'
+192'
+192'
208
198
194
196
192
190
188
186
184
182
180
178
176
174
172
COURTYARD
RETAIL
STAIR A-2
TOWER A
ELEVATOR
LOBBY
FSAE
LOBBY
FSAE
FSAE
STAIR A-1
GATE AT LANDING TO
INDICATE DISCHARGE
LEVEL
TRASH
ROOM
TOWER B
ELEVATOR
LOBBY
FSAE
LOBBY
FSAE
FSAE
STAIR B-2
STAIR B-1
STAIR B-1
EGRESS
FROM
STAIR B-1
MAIL
TRANSFORMER
VAULT
MAIN ELEC
FIRE PUMP
ROOM
MECH ROOM
STAIR B-3
ROLL UP
GATE AT
GARAGE
ENTRY
FIRE
COMMAND
CENTER
GENERATOR
TRASH
ROOM
741SF
NOTE: TRASH ROOM FOR
STAGING OF BINS, TO BE MOVED
OUTSIDE FOR TRASH PICKUP.
MECH ROOM
HOME OFFICE
OFFICES
OFFICES
LOBBY
+194'
MEP
GATE PER
LANDSCAP
DRAWING
HOME OFFICE
LOBBY
+195'
+202'
HOME
OFFICE
HOME
OFFICE
LOBBY
+202'COURTYARD
TRASH
31'-0"
31'-0"
RAMP
MEP
GROUND FLOOR PLAN
300 NCD CONDOMINIUMS
300 NEWPORT CENTER DRIVE
NEWPORT BEACH, CA
SITE DEVELOPMENT REVIEW
SCALE: 1/16"=1'-0"
10/08/2025
18'-0" TYP.
18'-0" TYP.
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
5'-0"
18'-0" TYP.
18'-0" TYP.
18'-0"
9'-0" 9'-0" 9'-0" 9'-0" 9'-0"
18'-0" TYP
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
5'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
18'-0"
18'-0"
9'-0"
9'-0"
11'-8"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
18'-0"
18'-0"
18'-0"
18'-0"
18'-0"
9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0"
9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 18'-0"
9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0"18'-0" 18'-0" 9'-0"
9'-0"9'-0"9'-0"9'-0"
18'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
18'-0"
18'-0"
18'-0"
18'-0"
18'-0"
18'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
18'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
18'-0"
18'-0"
18'-0"
9'-0"
9'-0" 12'-0"
26'-0"
24'-0"
26'-0"
26'-0"
30'-7"
26'-0"
26'-0"
26'-9"
26'-5"
26'-0"
26'-0"
24'-7"
26'-0"
20'-0"
9'-0"9'-0"9'-0"9'-0"9'-0"9'-0"
7.5%
15%
NOTE: TRASH ROOM FORSTAGING OF BINS, TO BE MOVED
OUTSIDE FOR TRASH PICKUP.
+192'
MOTOR COURT
188
186
4 ORMER
LT
MP
EGRESS
FROM
STAIR A-1
ATE
USE
ROLL-UP GATE AT
GARAGE ENTRE
RAMP TO LOWER
LEVEL PARKING
BELOW
GATE PER
LANDSCAPE
DRAWINGS
VALET
STAGING
VALET
DROP-OFF
/ PICK-UP
ROLL UP
GATE AT
GARAGE
ENTRY
N
PARKING SCHEDULE
LEVEL PARKING COUNT
LEVEL B1 136
LEVEL 01 145
LEVEL 02 67
348
PLAN NOTES:
1. PEDESTRIAN CIRCULATION:
Pedestrian circulation paths in garage will be
separated from vehicular way via curbs and/or
detectable warnings per CBC 11B-250.1.
2. LIFE SAFETY:
High rise stairs are pressurized with vestibules to
comply with CBC 909.20. see plan for vestibules
and stair pressurization shaft locations.
3. TRASH ROOMS, TYP.:
Trash rooms are designed to accommodate the
separation of organics, recyclables, and landfill
waste in compliance with local municipal and
state waste diversion requirements. Dedicated
containers for organic waste will be provided and
maintained for tenants.
GATE
HOUSE
10/24/2025
RESIDENT PARKING
ADA PARKING
VISITOR PARKING
STAFF PARKING
FIGURE 3 - GROUND LEVEL PLAN
26' BOX TRUCK
26' BOX TRUCK
PARKING LEGEND
RESIDENT VALET PARKING
ADA PARKING
VISITOR PARKING (VALET ONLY)
STAFF PARKING
RESIDENT ASSIGNED SELF PARKING
PARKING SCHEDULE
LEVEL PARKING COUN
LEVEL B1 13
LEVEL 01 14
LEVEL 02 6
34 PARKING SCHEDULE
LEVEL PARKING COUNT
LEVEL B1 136
LEVEL 01 142
LEVEL 02 65
343
01/29/2026
BRIDGE
PROPERTY LINESETBACK LINE
TOWER B
ELEVATOR
LOBBY
TOWER B ABOVE
GALLERY
GALLERY
MOTOR COURT BELOW
+212'
LANDSCAPED
AMENITY
DECKOPEN TO
BELOW
+212'
+212'
+212'
PARKING
PARKING
POOL
21' x 75'
AMENITY
DECK
AMENITY
DECK
GARDEN
OPEN TO
BELOW
+212'
+212'
6'-0" MIN.
TOWER A
ELEVATOR
LOBBY
YOGA
DOG
SPA
MULTI-SPORT
SIMULATION
SCREENING
PLAYROOM
GYM
LOCKER
RM
POOL
LOUNGESPA
+204'
PR
PR
LOCKER
RM
SPA
SPA
SPA
LOUNGE
STOR.
PRPR
GALLERY
+212'
STAIR B-1
STAIR B-3
STAIR B-4
STAIR B-2
STAIR B-1
FSAE
FSAE
FSAE
LOBBY
TRASH
OFFICES
OFFICES
OFFICES
OPEN TO
BELOW
OFFICES
FSAE
LOBBY
FSAEFSAETRASH
ROOM
STAIR A-2
STAIR A-1
31'-0"
31'-0"
LOBBY
+212'
LOBBY
+212'
300 NCD CONDOMINIUMS
300 NEWPORT CENTER DRIVE
NEWPORT BEACH, CA
SITE DEVELOPMENT REVIEW
N
LEVEL 2 FLOOR PLAN
SCALE: 1/16"=1'-0"
10/08/2025
300 NCD CONDOMINIUMS
18'-0" TYP.
9'-0"9'-0"9'-0"
9'-0"9'-0"9'-0"
18'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
18'-0"
9'-0"
18'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
18'-0"
18'-0"
9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 18'-0"
18'-0"
9'-0" 9'-0" 9'-0" 9'-0" 9'-0"
18'-0"18'-0"
26'-0"
26'-0"26'-0"
26'-0"
7.5%
15% 20'-0"
24'-0"
18'-0"
PARKING SCHEDULE
LEVEL PARKING COUNT
LEVEL B1 136
LEVEL 01 145
LEVEL 02 67
348
PLAN NOTES:
1. PEDESTRIAN CIRCULATION:
Pedestrian circulation paths in garage will be
separated from vehicular way via curbs and/or
detectable warnings per CBC 11B-250.1.
2. LIFE SAFETY:
High rise stairs are pressurized with vestibules to
comply with CBC 909.20. see plan for vestibules
and stair pressurization shaft locations.
3. TRASH ROOMS, TYP.:
Trash rooms are designed to accommodate the
separation of organics, recyclables, and landfill
waste in compliance with local municipal and
state waste diversion requirements. Dedicated
containers for organic waste will be provided and
maintained for tenants.
10/24/2025
FIGURE 4 - LEVEL 2 PLAN
PARKING LEGEND
RESIDENT VALET PARKING
ADA PARKING
VISITOR PARKING (VALET ONLY)
STAFF PARKING
RESIDENT ASSIGNED SELF PARKING
PARKING SCHEDULE
LEVEL PARKING COUN
LEVEL B1 13
LEVEL 01 14
LEVEL 02 6
34 PARKING SCHEDULE
LEVEL PARKING COUNT
LEVEL B1 136
LEVEL 01 142
LEVEL 02 65
343
01/29/2026