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HomeMy WebLinkAbout01 - Museum House Residential Project (PA2015-152) - Powerpoint (Developer)November 29, 2016 Item No. 1 Museum House 850 San Clemente Drive Newport Beach, CA RASA URELATED MVE ROBERT A.M. STERN ARCHITECTS + R A R T R E R 5 Agenda Development Vision Environmental Impact Report Building Height Traffic & Water Community Support Public Benefits Robert A.M. Stern Architects Project Design ERELATED Development Vision ■ Develop in a responsible manner ■ Preserve the community's quality of life WRELATED ■ Employ the highest level of design and architectural standards ■ Extend the luxury brand of Fashion Island ■ Complement the existing Fashion Island skyline & design vocabulary ■ Limit view and shadow impacts to surrounding properties ■ Maximize outdoor open space and amenities Environmental Impact Report ■ Will not generate any long term significant impacts ORELATEn ■ Is consistent with all applicable goals and policies of the General Plan, including height and mass ■ Promotes smart growth principles ■ Reinforces the original design and complements the existing skyline of Newport Center ■ Does not obstruct any ocean views along view corridors ■ Will not result in any significant impacts to existing traffic patterns ■ Can be served by the existing water supply system 4 Ri15€L9ANOUSE WILLAPPEAR [WIEL"HOMEM-LAPPEARFWJSEUM HOUSE WILL APPEAR -474r SHORTER THAN -7d'-r SNORTER THAN -5T•11' SNORTER THAN 6% NEWPORT CENTER DRIVE 510 NEWPORT CENTER DRIVE We NEWPORT CENTER DRnE OF HIGHEST POINT OF F_ HEST NE*EWPDRTCEM DATUM PROPOSED RURfNNG r ii irk ii irk ai ir.ri 'Ni iaair� PA !flPWr� , ■ire_ ilrrti rrr.ia mmommm f -------"------"T---`--""--- -- Cil--------" ___._ ■rifaa � � Q ■i iiia r= ■i ai �� n�uirl irk ■■rM r ii irk ii irk ai ir.ri 'Ni iaair� PA !flPWr� PROJECTSITE: OFFICE BUILDING ISLAND HOTEL OFFICE BUILDING OFFICE BUILDING OFFICE BUILDING OFFICE BUILDING 850 SAN CLEMENTE DR. 660 NEWPORT CENTER DR. 69477 NEWPORT CENTER DR. 65D NEWPORT CENTER DR- 620 NEWPORT CENTER DR. 610 NEWPORT CENTER DR. 520 NEWPORT CENTER DR , I mmommm -------"------"T---`--""--- -- Cil--------" ___._ _ _____. wlwwww r= � I! ,� ri�� Irl w w w ii iir ww!!!w atR �■ �� �a■a�>. �^ q wlrrlw! wwwwww i�i�r= 4 wwwwww w w w w rw w xv fr�lr�rr�rrr ' I e•a �.�•� wlwwww � � �rwwr� �^ �I I� wwwwww � ♦ N nr�rr•�w�� •� aM _ '� ! rrl i ! ��I PROJECTSITE: OFFICE BUILDING ISLAND HOTEL OFFICE BUILDING OFFICE BUILDING OFFICE BUILDING OFFICE BUILDING 850 SAN CLEMENTE DR. 660 NEWPORT CENTER DR. 69477 NEWPORT CENTER DR. 65D NEWPORT CENTER DR- 620 NEWPORT CENTER DR. 610 NEWPORT CENTER DR. 520 NEWPORT CENTER DR Traffic Traffic Impact Study ERELATED ■ Conducted by the City ■ City's Traffic Impact Study Guidelines and Methodology ■ Scope was comprehensive from a temporal and geographic basis ■ 18 intersections analyzed Generates less than 1/10 the trips as PIMCO Tower ■ PIMCO Tower generates 3,750 trips a day Generates less than 1/3 the trips as an average Starbucks ■ Average Starbucks serves 500 customers & generates 1,000 trips a day Traffic generated will be in the opposite direction of existing traffic flows Walking distance to OCTA transportation center dock, bus lines #57 (0.2 mi), #79 (0.2 mi) and #55 (0.4 mi) Museum House generates 310 trips per day, 33 trips during peak traffic hours. Water Usage ERELATED EIR concludes the City's water system has sufficient capacity The City's water management plan accounts for population growth Museum House will assist with existing water conservation measures Condominiums use less water per capita than single family homes New construction uses significantly less water than existing homes Museum House will be LEED Silver certified and include water conservation and other energy saving features. Community Outreach and Support WREL-ATEn 90+ meetings with community stakeholders including: ■ Representatives from SPON and Line in the Sand Pac including Jean Watt, Dennis Baker, and Susan Skinner. ■ NB Police and Fire Associations ■ Canyon Crest Community Association representatives ■ Harbor View residents Newport Beach Police Officers and Firefighter's Association "We have reviewed this project and believe it is very high quality and thought out. Museum House will not significantly impact traffic patterns or water supply or calls for service." - - Vladimir Anderson, President of NB Police Association - Bobby Salerno, President of the NB Firefighters Association Canyon Crest Community Association in Big Canyon "The design, architecture, and sensitivity to the community show OCMA's commitment to the quality of life in Big Canyon and Newport Beach at large. I am particularly please that you have taken extraordinary steps in your design to protect the view from the surrounding properties, including our community." - Bill Taormina, Board Member and Representative Nearly 300 supporters have signed a petition of support for Museum House "A financial and aesthetic win for NB, and much-needed single -level, high-end housing for long-time Newport residents who are aging out of their two-level homes." — NB Resident "This is the type of project we need in our City. This is smart development" — NB Resident x Public Benefits '521.7M in Public Benefits $5.7M Permit and Impact Fees Approx. $1.8M Approx. $3.9M ■ $2.9M ■ $151K ■ $116K ■ $720K Permitting Fees Impact Fees In -lieu Park Fee Traffic Fair Share Fee Transportation Corridor Fee School Fee $7.1M Community Benefit Contribution ERELATED Donation to the City of a 0.9 acre site by OCMA valued at $8.9M Other Public Benefits: ■ Additional $ 18M in cumulative taxes and fees to the City over 30 years 0 Provides new housing for current Newport residents looking to downsize Design Architect Robert A.M. Stern Architects' first major residential project in Orange County ■ Best -in -class design and architecture ■ Internationally renowned ■ Embodies the principles of classical and traditional architecture Robert A.M. Stern, Senior Partner ■ J.M. Hoppin Professor and Dean Emeritus of the Yale School of Architecture ■ Professor of Architecture and Director of Historic Preservation at Columbia University ■ Driehaus Prize Laureate ■ Vincent Scully award winner from the National Building Museum ■ Athena Award winner from the Congress for the New Urbanism ■ Board of Directors' Honor from the Institute of Classical Architecture and Classical America Dan Lobitz, Partner ■ Award winning design leader for multi -family and private residential, planning, and resort projects ■ Project Partner for The Century in Los Angeles, 875 California Street in San Francisco, 30 Park Place Four Seasons and 70 Vestry Street in New York, Audley Square in London ■ Editor of Architecture and Body, 1987 ■ Co -Author of City Living: Apartment Houses by Robert A.M. Stern Architects 10 �� - ./ �i �'��� A` r R►� I��f [/ ��7 Houses a a• Sunstone, Quogue, New York Residence in Montecito, California F 1 hl Cottage, Seaside, Florida House in Glen Ellen, California Residence on Nassim Road, Singapore Residence in Preston #91low, Dallas Residence at Repulse Bay, Hong Kong � II Residence in North York, Toronto House on Lake Michigan X; Houses & Gardens in Southern California ,1, n------- --- "I--1_L,------- Residence in Montecito 14 Residence in Malibu Houses & Gardens in Southern California dol., ism ■�al■r�■`il�ll4%► x 15 1 1 XW x 15 Multifamily Residential Buildings Y ?xi 6' 1875 California Street, San Francisco ley Square, London One St. Thomas, Ontario =I M l' € �i3� r 1,j ..y �s 16 15 Central Park West, New York The Century, Los Angeles ml The Existing Newport Center Skyline Wr R JINIIEPP- - } 4y y �= ; 00rear. , . J " - .. � `6 _ ` , .� ` r a � I�sge Landsat �ed `, }� - 2 Ally-)' -+!c "'ire,^ - .rte ' 1-. \�. � -�• "d► Museum House 19 Museum House - Project Metrics Height: 295 feet Unit Types: 46 Three-bedroom residences 54 Two-bedroom residences Total Units: 100 Parking: 250 spaces Two (2) levels below grade Bike Parking: 100 spaces 20 The Site 4w �.. NEWPORT BAY r - y� - 1 ;lr 4A Ile t� .F^�ter• '` j NEWPORT COUNTRY ' CLUB i a k� i —Tf 47 It I fib.. . .__ --._•+--. �fa'�:1�' - _t� T� � ' . 99 r - _ �' 3 4� .i, •, 4`j � �. •; . _ 1 - !. r �' � :gid; �a _ •� . k s . - ti a)y°i*` f'�,`,g ^� - St,�f +?,��"�y ',,1• ,[�.e' yI A1`y��.!',i d , 21 NEWPORT POLICE DEPT_ NEWPOR 1,f SAN SOAQUIN ti APARTMENTS Q I ) ztt FIRE PARKING OI p EPT. STRUCTUREn7 680 WPORT v DR. z LATER OCMA i OCbIA PIMCO PARKING PARKING STRUCTURE STRUCTURE JTE / j LE -- --------------- / NEWPORT � J• BEACH ;4 -- SAN CLEMENTE DRIVE coUNTRY 1 CLUB ® i y y?C\-- TO FASHI A 7 _ \� `. ' - yy ISLATO THE COLONY;- �4_ TEEAPARTMENTS '_ COLONY- .` \�` y LAND II APARTMENTS � ,�� ��` "` RT BEA URANCE SAN' NEWPORT SDAQUIN POLICE APARTMENTS DEPT'- % NEWPOR - FIRE PARKING 4 EPT- STRUCTURE n7 �«I � 680 nWPDRT a„ f fir\ LATER OCMA � ^ a PARKING PIMCD STRUCTURE - PARKING _ 888 SAN Q LEMENTE D OFFICES L - `" . •• _ _ - NEWPORT � J• BEACH SAN CLEMENTE DRIVE COUNTRY �r 1 CLUB r.4 - TO FASHIo a\ \`` � - ISLAND TEE THE ■ COLONY APARTMENTS COLONY \ \ \\ II APARTMENTS° BEA LIFE 4' . �Jo SAN NERrPORT. JOAQUIN � POLICE APARTMENTS DEPT'- NEWPOR - FIRE PARKING 4 EPT. STRUCTURE �1 , i wa a& _ _ 680 WPORT NTER - OCMA PIMCO PARKING j PARKING STRUCTURE STRUCTURE f 1 _ 888 SAN i ` •"� t ' ��! ! /�// LEMENTE D •*�, [ i�s•'a _ f NEWPORT OFFICES • •� _ ._ - BEACH SAN CLEMENTE DRIVE COUNTRY �r CLUB .7 _-- TO FASHI g isLANn� THE COLONY THE - APARTMEN'T'S COLONY i- \ \ C` �_ HO APARTMENTS I_ \` L \` SLAlYRT BEA v ; PACIiC ��I i•. Z !��1 v� ,\ ` LIFE 4' r eU)� \�`��\ URANCE ; \\\ It.,. . �Jo SAN NERrPDRT. JaAQUIN � POLICE APARTMENTS DEPT_ NEWPOR - FIRE PARKING 4 EPT. STRUCTURE�1 , �r *sea 680 WPDRT --- w DR LATER w oCMA �^ PARKING PIMCD STRUCTURE PARKING STRUCTURE 888 SAN �_* i..i�i II - oFnCES L._ _ • ••_ _ r _ _ , NEWPORT - BEACH SAN CLEMENTE DRIVE COUNTRY �� CLUB A TO FASHI ISLAND THE A COLONY tt ` ;7...... . .......... THE APARTMEN'T'S a 5 COLONY N r ... SLAND Ha APARTMENTS ' RT BEA ~Z PACIFIC" _�11w URANCE . �Jo SAN NERrPDRT. JOAQUIN � POLICE APARTMENTS DEPT_ NEWPOR - FIRE PARKING 4 EPT. STRUCTURE n7 680D9VPORT _1 a NTER i OCMA I �, PIMCD PARKING PARKING STRUCTURE STRUCTURE 888 SANG LEMENTE D •••• s��• _ 1� i OFFICESw• • •r, NEWPORT BEACH COUNTRY SAN CLEMENTE DRIVE � �r , CLUB A _ \`k _ TOTEE FASHI Q` COLONY tt ` s� . THE i- APARTMEN'T'S 5 COLONY SLAND HO APARTMENTS RT BEA � H ,�' '�� ��•, ' �� ��\ moi, j i l l l i � l l x LIFE 4 i Site Plan 27 Site Plan Entry Court a 28 Site Plan Water Feature L7 Site Plan Pool Deck Water Feature 3U Site Plan Fountain & Sculpture Plaza Pool Deck 'AO, gmmm�,#w Water Feature 31 Jill 31 Site Plan Fountain & Sculpture Plaza Wr p } ` Pool Deck MEMO - 'AO' 32 Trellis & Seating Area 3 Site Plan Fountain & Sculpture Plaza Wr p } ` Pool Deck 33 Trellis & Seating Area 3 Garden Path -s ' Site Plan Fountain & Sculpture Plaza Wr p } ` Pool Deck w Water Feature Trellis & Seating Area 3 Garden Path . ........ ......................................... � a h 34 Garden Dining Terrace Site Plan Fountain & Sculpture Plaza . 'O'r b p } ` Pool Deck Trellis & Seating Area � F r Pl,'y Garden Path .... ........ a .......................................... 1 �r e, Garden Dining Terrace 35 75 .... ........ a .......................................... 1 �r e, Garden Dining Terrace 35 Entry Court 36 1 3 I _ 1 Vt art=r M i1� 3, 4b MY I ' i yytx'= �1 blii t 1 — x b•' 1p In II I M ry , ' ! ,. � ♦ - �►t�,t� ib � 1� -a N� ��Q ��:�. ��h��v �� rk'�`� �.�? . w,r + is s n � �. ,. � •�a �� ,�r� �j� � '''y' �� � = �aA ° nit � 1. '�{,r�,� �� � � �`' , . � � � r � � � �r" Ground Floor Plan 38 SAN CU'rtRFN'f'F. DRIVE Ground Floor Plan Amenities Lounge 40 Ground Floor Plan Amenities Lounge Garden Lobby Ground Floor Plan Amenities Lounge Garden Lobby Private Gardens 42 Ground Floor Plan Amenities • Lounge • Garden Lobby • Private Gardens • Club Room 43 Ground Floor Plan Amenities • Lounge • Garden Lobby • Private Gardens • Club Room • Library 44 Ground Floor Plan Amenities • Lounge • Garden Lobby • Private Gardens • Club Room • Library • Dining Room 45 Ground Floor Plan Amenities • Lounge • Garden Lobby • Private Gardens • Club Room • Library • Dining Room • Conservatory 46 Ground Floor Plan Amenities Lounge Garden Lobby Private Gardens Club Room Library Dining Room Conservatory Dog Spa 47 1 Y a � jyyI 1J 1 1 - VV I1 S,W C1J2 fRN7'F. DRIVE 1 I -------- ------- - -- -- -------- 1 Y _ nnonn �� +a mss I e� c�atsFt cla 9esi � r FmYM I.3 9 = B ; f7I ! tJ! J 1 1 GAJWFN ! FfOYM aGE CrAHI7F4.i rnRw 4 ZIT I1 S,W C1J2 fRN7'F. DRIVE 1 I --------------- - -- -- —------- p 1 Y_s- �{ p� I. noon POOL 0-ftFrrMSS I CE2fM r , FOYER, - i _- B R. ``g b 1 I i .11 ,T.�� GABDHNTHBFAGB 41 L I1 S,W C1J2 fRN7'F. DRIVE SAN t7.F74fF.N7'F. DRIVE S,W CUM= DRIVE Second Floor Plan Amenities • Lounge • Playroom • Media Room • Business Center • Garden Terrace & Lounge 53 ------ ------------ ----- — ---- Fld o �r� PerNOW r 4 raoL +wg�nrr mss rT7 -Sf.•r W SAN t7.F:ASF.N7'F. DRIVE Second Floor Plan Amenities • Lounge • Playroom • Media Room • Business Center • Garden Terrace & Lounge • Spa & Wellness 55 Second Floor Plan Amenities Lounge Playroom Media Room Business Center Garden Terrace & Lounge Spa & Wellness Fitness & Yoga 56 Second Floor Plan Amenities Lounge Playroom Media Room Business Center Garden Terrace & Lounge Spa & Wellness Fitness & Yoga Pool 57 UNrr D 2BR/2.5BA 2,264 SQ FT UNIT C 2BR/2.5BA 2,200 SQ FT 7th -13th Floors 17DT4, j f r�. I�f aa:i L' r �. ►�: UNrr E 2BR/2.5BA 2,341 SQ FT UNNIT A 3BRI3.5BA 3,243 SQ FT Ceiling Heights 59 Lobby Level: 16'-8" clear Amenity Level: 14'-2" clear Floors 3-23: 10'-0" clear Penthouses: 11'-8" clear View to west 60 View to southwest ROOF ELEV 295'-U' CLEAR VIEW TO OCEAN L 5 it Iff"ll ELEV 215'-G- 1 1 1 0 .. I ht ,I VIEW TO OCEAN OVER THE COLONY APTS ELEV- 95'-0- C. K- 11 11 VIA VA ROOF _ ELEV 295'-0" - IN ®ren 0 1 ®i_ CLEAR VIEW TO OCEAN ® RJLR IN , I , I l ELEV 215'-G- 1 IN 1111 0 milli logo I oil air 11� a1 VIEW TO OCEAN OVER THE COLONYAPTS film NINO ELEV95'-0"logo I ®ji III I lyl� IIIA w Nil Nil no l u muli pan 111111111 M�' 7T�7lFY`� ROOF ELEV 295'-0" CLEAR VIEW TO OCEAN ELEV 215'0" VIEW TO OCEAN OVER THE COLONY APTS ELEV 95'-0" Facade Materials 65 PAINTED METAL: WINDOW MULLIONS, ENTRY CANOPY, RAILINGS, ENTRY DOORS LIMESTONE -LIKE PRE -CAST CONCRETE: BUILDING CLADDING, PARAPETS, SILLS LIMESTONE: BUILDING BASE, TRIM, FASCIAS, COLUMNS, BAYS GRANITE: WATER TABLE High Quality Details 66 r A _ S U Sculpted Limestone Base I low LU HI ■,0 IN MEL loom-, INlu IN Nu ®u 11 lu I1 lu I� mu to mu 11 !u . 1"_ sillU ool u I I I milk i 000 i nidi 1 000 T+ i 1� I I I EUSELJ,M=E WILE, APPEAR MUSEUMHOUSE WLLL APPEAR. MUSEUM HOUSE WILL APPEAR ri7-0' SFIORTER THAN -w-r SHORTER Tran -5T.T V SHORTER THAN 667 NEWPORT CENTER D" 610 NEWPORT CENTER ORWE 63 NEWPORT CENTER ORNE HIOHESTOATUMOF RIGHEST POINT OF F�-- NEMWORTCENTER RROPOSEO BLINDINGF PROJECTSITE: OFFICE BUILDING ISLAND HOTEL OFFICE BUILDING OFFICE BUILDING OFFICE BUILDING OFFICE BUILDING 850 SAN CLEMENTE OR. 660 NEWPORT CENTER DR. 690 NEWPORT CENTER DR. 650 NEWPORT CENTER DR. 620 NEWPORT CENTER DR. 610 NEWPORT CENTER OR. 520 NEWPORT CENTER DR. ...wr. Wry ;F 4111101m in I 111110:1. I iis. � w w Tw � rI nr - wwr.rwr In Q, . *' . ■1 .■ ■.Iwo^. wwwwww w•1i� V . .■ ■rw. Pl ■ ■ - ww w>�ww ll ■ ■ ■ w �• r� Im ENO w w IE! s ipl w wwwl ::Mm �i ios i PROJECTSITE: OFFICE BUILDING ISLAND HOTEL OFFICE BUILDING OFFICE BUILDING OFFICE BUILDING OFFICE BUILDING 850 SAN CLEMENTE OR. 660 NEWPORT CENTER DR. 690 NEWPORT CENTER DR. 650 NEWPORT CENTER DR. 620 NEWPORT CENTER DR. 610 NEWPORT CENTER OR. 520 NEWPORT CENTER DR. View looking east 71 h kAl RASA ROBERT A.M. STERN ARCHITECTS WRELATED li. } P A R T N E R S TECHNICAL EXHIBITS Technical Exhibits ERELATFn FAA...................................................................................75 AmenitiesSummary...............................................................78 Open Space and Setbacks.........................................................79 Visual Simulations..................................................................81 ShadowAnalysis...................................................................90 EIR Project Alternatives...........................................................99 Lightand Glare.....................................................................106 Property Line Boundary Conditions .............................................107 LEED Silver Certification .........................................................108 WaterUsage.........................................................................109 Resident and Guest Vehicular Circulation .......................................111 Valet Parking Stacking Diagrams .................................................112 Construction Schedule and Mitigation Plan......................................118 BusRoutes...........................................................................122 San Joaquin Apt Views.............................................................123 Geotechnical..........................................................................125 74 FAA's Determination of No Hazard EREL-ATEn ■ FAA has issued a Determination of No Hazard for all 4 corners of the Museum House site: "This aeronautical study revealed that the structure would have no Substantial adverse effect on the safe and efficient utilization of the Navigable airspace by aircraft or on the operation of air navigation Facilities." (2016-AWP7722-OE, 2016 -AWP -9269 -OE, 2016 -AWP -9270 -OE, 2016 - AWP -9271 -OE). ■ Approved unanimously by the OC Airport Land Use Commission (ALUC) ■ All conditions from ALUC have been complied with. 75 FAA's Determination of No Hazard EREL-ATFn ■ FAA's Determination of No Hazard analyzes whether or not buildings pose an obstacle or are a hazard to published flight paths ■ FAA considered all aircraft "operating under both visual flight rules and instrument flight rules" ■ The Newport Beach Police Heliport (3 CA l ) ■ Is a private use facility ■ Prior permission is required to land and take off from the heliport ■ Does not have any published instrument, arrival or departure procedures ■ Pilots fly in and out of the heliport via Visual Flight Rules ■ Consistent with FAA guidelines, FAA completed its review and made a determination based on an analysis of all permissible data and concluded that "the structure would not have substantial adverse effect on the safe and efficient utilization of the navigable airspace by aircraft or on the operation of air navigation Facilities." 76 FAA's Determination of No Hazard ERELATED ■ FAA Advisory Circular AC 150/5390-2C does not apply. ■ Guidelines (not mandates) related to the design and siting of heliports. ■ Does not apply to the evaluation of the safety of newly proposed buildings. ■ The Advisory Circular states that this Advisory Circular provides "... guidelines and specifications in this AC for materials and methods used in construction of heliports. In general, use of this AC is not mandatory" 77 Amenities Summary WRELATFn Extension of the luxury brand of Fashion Island: ■ Unprecedented level of quality and luxury that is befitting of Newport Beach. ■ Fully valet operated ■ Around-the-clock concierge services Luxury lifestyle amenities envisioned: ■ Wellness center ■ State of the art fitness center, steam room, sauna, yoga and Pilates room ■ Private dining rooms with showcase kitchens and wine storage ■ Multi -media room and library ■ Business center/home office suites ■ Pet spa ■ Bicycle storage Outdoor amenities totals more than 60% of the Project site and envisioned to include: ■ Central valet motor court ■ Infinity pool deck and spa ■ Landscaped gardens with water fountains and sculptures ■ Rooftop garden terraces ■ Outdoor dinning areas with fireplaces ■ BBQ picnic areas ■ Dog retreat 78 Open Space & Setbacks rRF_LATFD I Ox the amount of open space required by the City of Newport Beach ■ Total of 93,310sf of indoor and outdoor open space 0 52,500sf of outdoor open space 0 190,343 sf of indoor common space 0 21,444sf of private open space ■ City requires 9,500sf Outdoor open space totals more than 60% of the Project site Setbacks to the building exceeds the PC text requirements ■ 3 5' setback at San Clemente (15' req' d) ■ 34' setback at east property line (5' req'd) ■ 42' setback at north property line (5' req'd) ■ 10' setback at west property line (5' req' d) Main tower is set back even further ■ 106' at San Clemente Drive ■ 50' at north property line ■ 121' from the nearest Villas apartment ■ 82' at east property line 79 1C A" BUILDING SETBACK - 31' -9" MAIN TOWER SETBACK VILLAS AT FASHION ISLAND HeR[r�c�Fss _ ' 48'-7" MAIN TOWER SETBACK 42' BUILDING SETBACK 4TOWER -74'4" BUILDING SETBACK -34'-0" MAIN TOWER SETBACK REQUIRED PROVIDED 106.8" MAIN TOWER SETBACK = MAIN TOWER FOOTPRINT --- PROPERTY LINE — - — BLDG SETBACK REQUIRED -- BLDG SETBACK PROVIDED LEGEND GROUND LEVEL �El —TEN TEIT.INE (G; crac I,=F "o .�ARAGE�uTRv�EMT Ej �AyLT =aulcirvv :,"Fj TErvcoanar ona�elrvc Cc) En.wry CH) ..RDs TREI_Eu fin, T94NTnIN ul�vm Kai ---E e..rz]Ev (p) �oAcirve oars (� sERvcETURry ARoul+c UPPER LEVELS �I s�FirviTV Ecc�coo� TRELLIS C:AEArvA SITE SUMMARY: BUILDING FOOTPRINT= 25,315 SF (39%) EXPOSED PODIUM = 39,565 SF (61%) LVL P OUTDOOR OPEN SPACE = 44,365 SF LVL 2 OUTDOOR OPEN SPACE = 8,158 SF OVERALL PODIUM = 64,860 SF TOTAL OUTDOOR OPEN SPACE = 52,232 SE TOTAL SITE ACREAGE = 86,924 SF THE RELATED COMPANIES MUSEUM HOUSE SITE PLAN + OPEN SPACE SUMMARY ROBERT A.M. STERN ARCHITECTS B50 SAN CLEMENTE DRIVE OCTOBER 07. 2016 MVE+PARTNERS NEWPORT BEACH, CA PAMELA BURTON & COMPANY View Simulations ERELATED 44 914 �+ --" f�'� • Y 08 04 ckaVoa Island l ' A' T yyyy T'�r 81 View Simulations ERELATED Yacht Resolute Street [1] 82 View Simulations ERELATED i s f Yacht Defender Street [2] 83 -.a � �.��,. i� �' .r! �-�� ���■�f. ".°'. '+4+4a „ a �.�ii z�'q _�, ..=.,it � �� Yacht Defender Street [2] 83 View Simulations ERELATED Pedestrian Bridge [41 Sea Lane [5] 84 View Simulations ERELATED MacArthur and San Joaquin Hills Road [31 MacArthur and PCH [61 85 View Simulations ERELATED PCH and Newport Center Dr. [7] Newport Center Dr. [8] 86 View Simulations ERELAi San Nicolas and Newport Center Drive [9] j 520 620 Island NCD * p NCD PIMCO Hotel Proposed Project �prrr xq _ 660 NCD) xis Big Canyon Country Club [10] 87 -' View Simulations ERELATED 660 Proposed Y Y;r_ NCD Project 44; j f ,er a Burning Tree Road [11] San Joaquin Hills Road and Jamboree [12] 88 View Simulations ' rRELATE Balboa Bay Park [13] K' Castaways Park [14] 89 Shadow Analysis ERELATED Complies with shadow policy North Newport Center PC Text ■ No more than 3 hours from 9am-3pm Pacific Standard Time ■ No more than 4 hours from 9am-5pm Pacific Daylight Savings Time Summer Months ■ Museum House does NOT cast any shadows on the Villas' pools ■ Only 1 unit is covered by shadows for a period of 45 minutes between 9am — 3pm Winter Months ■ No shadows are cast on the Villas' central pool between 12:30pm — 2:45pm ■ During these same hours, the Villas shadows its own central pool ■ The most impacted units (4 of them) are covered by shadows for approximately 2.5 hours 90 REFERENCE PLAN! SHADOW COVERAGE CHART NOTES: [1] Poficy limsks the shadow analysis during Pacific Daylight Sarong Time from gam to Spm. [2] Poficy limits the shadow analysis during Pacific Standard Time from gam to Spm. SUMMER SHADOW COVERAGE SHADOW COVERAGE REFERENCE POINT BEGINS APP13O'X ENDS DURATION tr of Apts W1 St,adrsW OoyetAie £xc 1 dhr5 NIA NIA 0 0 I; NIA NIA 0 0 NIA NIA U U NIA NJA. 0 u NIA NIA U tl NIA NIA U 0 3:"KA 4:45PM 45MIN 0 NOTES: [1] Poficy limsks the shadow analysis during Pacific Daylight Sarong Time from gam to Spm. [2] Poficy limits the shadow analysis during Pacific Standard Time from gam to Spm. SHADOW COVERAGE N rig_, •-„. BEGINS ENDS APPAOX. DURATION N of U410ts wl Sfrac [,.V coverop, ExceodJ21 3hn - 10:WAM 10 45AM 45 MIN ❑ b $q:4SAM 12 a7PM 1 HR 1S MIN O C 11:00AM 12:1SPM 1 HR IS MIN D D 12:30PM 3:00PM 121 2 HR 30 MIN 0 E 1-3DPM 3:00PM l21 1 HR 30 MIN A F 215 30oPMj21 45 MIN G NIA NJA U 4 NOTES: [1] Poficy limsks the shadow analysis during Pacific Daylight Sarong Time from gam to Spm. [2] Poficy limits the shadow analysis during Pacific Standard Time from gam to Spm. Shadow Analysis - Summer Months ERELA7 9:OOAM 9:15AM 9i3UAM 9:45AM 10:OOAM 0:15AM 10:30AM 4L 4. 4j -4� 10:45AM 1 1:OOAM 11: 15AM 1 1:30AM 11:45AM 12:00PM 12:15PM JL Iwo 12:30PM 12;45PM toopm 1:15pm 1:30PM 1:45PM 2:00PM 2:15PM 2:30PM 2:45PM 3:OOPM 3-.15PM 3:30PM 3:45PM 01 All, A -A 4:OOPM 4:15p" 43OPM 4!45PM 5:04PM �,Jf '00t,/fig A Shadow Analysis - Summer Months ERELA7 11:15AM 11:30AM 11:dSAhi 12:OOPM TT NO '� 111' �� S VIII ,�111� � ,:`�. f �• Illli', "'i :. •Y �• �• v it •• /.� 1> OWN. Arljro+K1. r aj 1: b �-' ir+"rC s+"�'i iirl (— ^ 'lai i� ��9• - �� .° .r N'I r. Y n.r/.r � 1 Yr 4� i rar. r • Y.a Ar Vrr r � 1•^ a r# �/��. t � 1� .r_ +R :; - rad ' SrRr+ ., 1 s>IC�`. � .R.r . li��iE ■s.+ . '• �'�� Pf + ref • s, "rf•+ r' r+f.+ C i .�•�",. ei,./ it 1. ii\ + �° _ '+►i+ r' A �; ly+ e' r/R.+ .1 ^� = a`.s.:� .rfr+ rY � ./R■+ .1 � rl� i rr R.+ .1 rrfr+ .i irfr+ ri dfr+'ii rrf.+ ii - 1:;1i 1' 1' !i i6R1Fi1 � A � ii ii t� �I gi it�Y1�� lt�i i Try 12:15PM 12:30PM 12:45PM 1:00PM �' „ € • � "rte +�' i I ✓ �1 4�I Ir-+'— 4 i�� s : t 1. — +•r �`'<fl ° ' 4r. ` _`^ f:41t `* a �� • r bir e l wo e.•ar r ere. i/■ +�. ie - i+e •ire■ - �°en/ii - Al/Yr�� ~ tu�r+r1 . MINIM= ur+SA�i■ r rfr.rr M r ti+'- •• l Y.rn1`1 r .++r r i ea./r1r1 r .+rr 7 NUN ✓Rr+ �• �tF t•►°+ ■ ► - ^'�' ++R/+ "stir .rrr C ��'.�► 1:15PM 1:30PM �� "• 1:45PM 1r►� 2:OOPM - tires AM Ir' 1 ...,...IR I{ ......,.. - { � � .r tin 2:15PM 2:30PM 2:45PM 3:OOPM i i r 1 f nwo =7,7 -.-r TER Shadow Analysis - Winter Months ERELATED 9 ' 9:1 y. 9:30 r 9:45 ♦ e • . 10:00 i � �Jr 10:15A OL YT 10:45AM - 11:00AM - 11:15AM - 11:30AM - 11:45AM JOK 12:00PM 12:15PM Oor 12:30PM /A 12:45PM 1:00PM � x 1! 1:15PM �AIA,f'/�`C 1:30PM �i l0� 1:45PM 2:OOPM ray 4119 4r L � 2:15PM 2-30PM 2:45PM 3:00PM 1 Shadow Analysis - Winter Months E R E L A7' 11:15AM 11 MAM 11:45AM 12:tinPM 061 fs -Y- L@/ !� ■ Eiii 12:15PM 12:30PM 12:45PM S:OGPM -i' 154 ';� IL p Ail ; 1 EbbEEE Shadow Analysis - Winter Months ERELA7m �7" 1:1'5PM t30PM# 1:45Ph1 2:00Pb9 lei 4 65 M - .n _ ' {; yp ■ � t � t mai{� l - �T• - � �'v;i'� - I� V ` 11� i� R. � T t 4 _�M ... .11 fj 2:15PPA 2:30PM# 2:45PMh 3:00 pm its ry ,T-,{L1F I «A EIR Project Alternatives Reduced Height Scenario: ■ 100 units, 6 stories (6 over 2), 65 feet ■ Rejected as an alternative ERELATED ■ The alternative doesn't mitigate any temporary construction impact ■ May increase noise on the Villa Apts as the building's edge is closer ■ The alternative creates a significant shadow impact o 12 units are shadowed for more than 3 hours during the winter solstice ■ Lot coverage would increase from 30% to approximately 90% ■ Outdoor open space would be reduced significantly Reduced Density Alternative: ■ 90 units, 23 stories and 271 feet ■ The alternative doesn't mitigate any temporary construction impacts 99 Ue Address: RESIOENTIAL 10 1$ 850 San Clemente Drive 1601Y.Wx=50 Un8s ergcre Newport Beath, CA92660 PARKING: OWNERSHIP ARCHTECT OESMARCHTECI RE!QUII __ 2SSTALI _ oaAv,eerelemre, plc Im€.F,vaS a�nnrn eanA,Nlm, RESIDENTIAL 200 STALLS so. $.No se e.I*wenso.,l s+e gpp s�Ko ly„y�ryY ppp, GUEST 50 STALLS ewe,G�t2 Mre.GetBid Lader!{laa"leb& Calan StrnunA Lmla[MtlesxF wls.e BOP.L�n T21296151W FS129a]u8e PflOVIOED: 250 STALLS OVAL LANDSCAPE Amo USE CoNSULTANr RESIDENTIAL 200 STALLS Famo.€�m quc Panan ewa,er .,� vmai waa.ncnuou ue latesvmlra„at ouccq„a mw,aa as Twn e.<n Dm.,nn GUEST 50 STALLS 'a ROP san.11�,Gsodw c°'m "kse-CAe� 'PER GENERAL PLAN PC56. 2 SPACES PER UNT INCLUDES I COVERED_ hma,Gtliprtil9lltle TI Pxneh a,e+ai GWx[aee,llalelx T}I8t19.9in ratOe>a.naaT. nada am rTtast, PLUS 05SPACES PER UNIT UPT050 UNITS, 025 THEREAFTER FOR Tltnellaaao Fltn eraaalm GUEST PARKING PROJECT DESCRIPTION FLOOR AREA THE PROJECT CONSISTS OF (1I MULTISTORY IST FLOOR AREA: 61,508SF RESIDENTIAL BUILDING. 2ND FLOOR AREAi 51,227 SF 6 STORIES OF RESIDENTIAL 3RDFLOORAREA 61,5088F 1 LEVEL OF ABCVE GRADE PARKING 4TH FLOOR AREA I1 LEVEL OF UNDERGROUND PARKING 5TH FLOOR AREA 61,508 SF BUILDING SHALL BE COMPLETELY SPRINKLERED. W FLOORAREA 615085E LEGAL DESCRIPTION n z aE ' E ' P, moon er TOTAL: 0G,7'646F Pees as µo o: ar or"a°accy.os, hiHc°N°lT"tce °F Ti c cOrwi"r aeroxlii4 ur PARKING STRUCTURE GROSS AREA: 127,281 SF - LEVEL Pt - 78,428 SF .mow. LEVEL P2- 48.855 SF xw GEGln�pu 9 F1w uN ui P�OR°°G°GR nEanm iFOY wv IF THEIF mREtAIM1c. eE MMW °F °XWA 3W 4W, if!°Eilrtfl 'wM r,4 PEPPFfLNL PiPrt u„a° lwr.c. E.Rc N+o A� l,exemn COs. wouawo �� TOTAL GROSS BUILDING AREA. 492,045 SF arsr"mEw«ms,�°a7a °mecnw,u.; u°va µ µ Faa,l wame onEn TOTAL PROPOSED FLOOR AREA: °R'cmuu°rE�,uco�eEl�'SO,uw°rt0is wo RESIDENTIAL BUILD4NG: 364,670 SF in0'o.v°.10s,�Hru",-con 'M FLOOR AREA RATII7, 14.201) rl�, wiitio°uur`'POwertn ro wu, uxc srrmF.. Ern°aE,wO w�°as'"PEs o—PTM %x"`,,, eFo arr E`Oaos caE En 'NOTE: TOTAL ENCLOSED AREA OF ALL FLOORS PER PLANNED COMMUNITY uw�la as. Asn. �a aoc« ,sma. P,�F ,se,. or aFP �ol:oc. DEVELOPMENT PLAN IPC I9 AMENDMENT) BUILDING CODE: CALIFORNIA BUILDING CODE 2013 DWELLING UNITS (BEDROOM FOCTURE COUNT): 3 BR f4 BA 6 UNITS 'NOTE. CBC201681B02fl15GODESEFFEGTIV'EJAN_012017 BUILDING TYPE OF CONSTRUCTION: TYPE d - FULLY SPRINKLERED TOTAL: 100 UNITS GOVERNING AGENCY: OPEN SPACE: CITY OF NEWPORT REACH gERUIB.�Q-------------------------------------- _____________________________ZONE COMMON OPEN SPACE 75 S.F. PER UNIT 1,500 SF ZONE COMMON INDOOR SPACE 500S.F. 500 SF LOT ZONE GENERAL PLAN DESIGNATION PRIVATE OPEN SPACE 3C S . PER 50% OF UNITS 1.500 SF TOTAL REQUIRED: 9,500 SF Lot i of Kuber Tract PC -19 San Joaquin Plan APN' 442-261.05 PROVIDED COIMAON OPEN SPACE: 19,680 SF PROPOSED ZONE - RM -100 LOT AREA AND LOT AREA COVERAGE GROUND LEVEL OUTDOOR AMENFFIES- 19,680 SF TOTAL LANDSCAPING �Li86 MIN) ____�__�__ 3,0145E Lol:Area 86924 sf(2.00 no) Lot Coverage- 78,1�sf(1.80 ape) TOTAI NON-UINDSCAPED SPACE- 16.666 SF COMMON INDOOR SPACE: 4,596 SF SETBACKS REQUIRED:________ SAN CLEMENTE DR - 15 FT GROUND LEVEL INDOOR AMENITY- 4,596 SF SIDE YARD - 5 FT REAR YARD - 5 ET PRIVATE OPEN SPACE: 1,500 SF PROY(OED----__--------------------- _-- UN71NSTANCES L50%MINj----------------50 UNITS SAN CLEMENTE DR- 15 FT TOTALRROVIOED: 25,776 SF FIVE YARD - 5 FT REAR YARD. SFT HEIGHT HeMh Defiud(Per Stocks, 400.5W,600}- Max. Heigh AJlaed 295 FT J+20' Additional HeightAlo,-ante FDrMech. PenBlause l Arch Feaiures� Proposed Building Heigh: fid' -0" 3(Rod of Lost Occupied Space I6 Sures of Re denfial over 2 Lavals of Parking) tee°^.u,c�l SA �E OCMA 850 San Clemente Drive DESIGN ALTERNATE - B5' HEIGHT VERSION 0.tieEkTAM.ST—AFIfhIITECTS 4 P a X i M E P 5 M»wndxr+r.M RC1 n L 1"•°�°, 7-, SITE PLAN & PROJECT SUMMARY ERELATED REFERENCE PLAN MUSEUM HOUSE 850 SAN CLEMENTE DRIVE NEWPORT BEACH, CA 0 SHADOW COVERAGE CHART NOTES [1] Policy limits the shadow analysis during Pacific Caylight Saving Time from 9am to Spm [2] Policy limits the shadow analysis during Pacific Standard Time from 9am to 5pm- SHADOW STUDY SUMMARY - (65' HEIGHT VERSION) JULY 28, 2018 THE RELATED COMPANIES ROBERT A.M. STERN ARCHITECTS MVE + PARTNERS DAYLIGHTSUMMER SHADOW COVERAGE REFERENCE POINT BEGINS APPROR ENDS DURATION V of Apts w/ Shadow Coverage Exceeding4hrs. A NIA NrA 0 C B NIA NIA 0 0 C NIA WA 0 0 D NIA NIA 0 0 E NIA NIA 0 C F NIA NIA 0 0 G 4 45P 5o0PM 15 MIN 0 NOTES [1] Policy limits the shadow analysis during Pacific Caylight Saving Time from 9am to Spm [2] Policy limits the shadow analysis during Pacific Standard Time from 9am to 5pm- SHADOW STUDY SUMMARY - (65' HEIGHT VERSION) JULY 28, 2018 THE RELATED COMPANIES ROBERT A.M. STERN ARCHITECTS MVE + PARTNERS WINTER STANDARD TIME SHADOW COVERAGE Reference Paint BEGINS ENDS APPROX DURATION 0 of Units w/ Shadow Coverage Exceeding3hrS A NA N/A 0 C B WA N/A 0 0 C NIA NIA 0 0 D 10:15AM 3:00PM 1 4 HR 45 MM 1 8 € 11:45AM 3:OOPM[1] 3HR 15 MIN[i] 4 F 2:00PM 3:00PM 1 HR 0 NIA NIA 0 0 NOTES [1] Policy limits the shadow analysis during Pacific Caylight Saving Time from 9am to Spm [2] Policy limits the shadow analysis during Pacific Standard Time from 9am to 5pm- SHADOW STUDY SUMMARY - (65' HEIGHT VERSION) JULY 28, 2018 THE RELATED COMPANIES ROBERT A.M. STERN ARCHITECTS MVE + PARTNERS Re,Cliwed Heloht Alternative ',�hndnw Analvcic r: R F L AT F D MUSEUM HOUSE SOLAR STUDY - WINTER X66 HEIGHT VERSION) THE RELATED COMPANIES 850 SAN CLEMENTE DRIVE JULY 282016 ROBERT A.M. STERN ARCHITECTS . NEWPORT BEACH. CA MVE + PARTNERS 9 y 9:1 — 9:30 945 10:04 10:15 10:30 10:45AM 11:OOAM s 11:15AM _ 11:30AM _ 11:.45AM 12:OOPM 12:15PM %� �Y I ^h ,� ti'^TTT^ f �/�. fes/ Rhr 12c30PM ren 12:41PM' �► 1:0 PM r � loot ,, 1AS M t� ,► . 1:30PM 1:45PM a 2:00?M 70 2.15PM 1 2:30PM 2:45PM ` 3:OOPM 1 MUSEUM HOUSE SOLAR STUDY - WINTER X66 HEIGHT VERSION) THE RELATED COMPANIES 850 SAN CLEMENTE DRIVE JULY 282016 ROBERT A.M. STERN ARCHITECTS . NEWPORT BEACH. CA MVE + PARTNERS r 19:00AM C � 11:15AM _J 11:30AM r .r 11:45AM MUSEUM HOUSE SOLAR STUDY - WINTER (65' HEIGHT VERSION) THE RELATED COMPANIES 850 SAN CLEMENTE DRIVE JULY 28, 2016 ROBERT A.M- STERN ARCHITECTS NEWPORT BEACH, CA MVE t PARTNERS 12:OOPM 12:1 SPM 12:30PM i .t.45PM q r 1 i1Y IIA 7�yYyyll 'd-1 1.. •® w 1 l e d -^ Y I iil IM ■ JJ�p pp _ M Ik TP _ 1:0OPM 1:15PM 1:30PM 1:45PM r 1 r Irl w:m j m or f•p�, �S C .E� i�9� rg \�i' -�: a0 G l " ` tmmtjc l �• \ .. 1: v e, p, 2"�3Y _ 0; i "gyp �i.•,a y '�1 . iGa� �., _ f s : ✓ _�� ieio i'.. a"ifL .�- J t = i ir�ti' I ... rte/ '5/ MUSEUM HOUSE SOLAR STUDY - WINTER (65 HEIGHT VERSION) THE RELATED COMPANIES 850 SAN CLEMENTE DRIVE JULY 26, 20t6 ROBERT A.M. STERN ARCHITECTS NEWPORT BEACH, CA MVE + PARTNERS -Yr -v Zvi \ _ t leot Mill i 3:OOPM ATP S' r : T -i A �a wT, MUSEUM HOUSE SOLAR STUDY - WINTER (65' HEIGHT VERSION) THE RELATED COMPANIES 85C SAN CLEMENTE DRIVE JULY 28, 2016 ROBERT A.M. STERN ARCHITECTS NEWPORT BEACH, CA MVE +PARTNERS Light and Glare EIR concludes: ERELATED ■ Will not create a significant or adverse increase in lighting intensity. ■ Compared to existing developments in the area, project's lighting does not represent a significant increase in the overall Fashion Island area. ■ Surrounding office buildings are often fully illuminated throughout the night and are constructed of glass, floor to ceiling. ■ Museum House's exterior is constructed of stone, masonry and residential windows. ■ Over half of the units are oriented in the direction away from Big Canyon, Harbor Cover and the Villas at Fashion Island. ■ The potential for glare is limited and less than significant. 106 Property Line Boundary Conditions Section C Section A 107 Section B ERELATED LEED Silver Certification ERFLATEn Significant reduction in energy usage per capita ■ From 2015 to 2018, LEED will generate $1.2B in energy savings 10-15% more efficient than California Energy Code (Title 24) ■ High efficiency wall and window assemblies to reduce heating/cooling ■ Energy Star appliances, refrigerators, dishwashers, washer and driers, etc. ■ High efficiency heating, cooling and domestic hot water systems ■ High efficiency LED lighting in units, common areas and landscape Water conservation ■ Low flow faucets, shower heads and toilets ■ Drip irrigation systems. Drought tolerant, native plantings in the gardens Improved air quality and lower heating bills ■ Air and Insulation systems certified by third party inspector ■ No-VOC paints and adhesives. Reduced harmful pollutants New technology ■ At least 5% of the parking spaces will have electrical vehicle charging ■ On-site sustainability awareness & education programs 108 Water Usage ERELATFn EIR concludes the City's water system has sufficient capacity The City's water management plan accounts for population growth Current water conservation measures are driven by regulations that limit water usage on a per capita (per person) basis Water Conservation Act of 2009 (SB X7-7) stipulates that water usage cannot exceed 203 gallons per capita per day (gpcd) by 2020 Newport Beach water usage in 2015 was 176 gpcd Museum House is estimated to use only 118 gpcd of water and will not impact existing water conservation measures 109 *Gallons per Capita per Day ' Three separate water calculators with a total of fourdifferent calculations were obtained from reputable sites. Flow rates and occupants were included in orderto come up with the GPCD. 2 Outdoorwater usage based on Pamela Burton & Company Landscape Architecture estimate dated 9/12/16. Estimated 318,733 gallons peryear. 3 Estimate based on actual engineering numbers from a similar sized pool (The Century). The community pool is 65,000gallons; drained and refilled once a yearwith an evaporation rate of 1 a day or 677gallons a day. This calculates to 312,105 gallons peryear (divide by 365, then by 224estimated residents for the 3.82 GPCD shown on the table above). ° CALGreen Worksheet WS-2was utilitized to estimate the average GPCD usage forthe common areas. This average assumes each of the 224 residents will have one guest per day all year. s Estimate based on a 5,610gallon fountain that is drained three times a yearfor cleaning and loses 108gallons a day from evaporation (1/2" per day). 56,250 gallons peryear. ' Estimate based on a total load of 800tons. Number includes maximum makeup and bleed on the system. Note: Estimates forestimated, minutes, washes, loads, etc. were found on the following websites for average usage: http://www.home-water-works.org/indoor-use/dishwasher https://www3.epa.gov/watersense/docs/ws shower better learning resource 508.pdf http://avonlakewater.org/for-our-customers/how-much-water-do-i-use-when-i/ https://www.energystar.gov/products/appliances/clotheS_washers http://www.trsinc.us/resources/cooling-tower-calculator OCMA Water Usage Estimates in GPCD* Calculator Version Indoor Usage' Outdoor Usage Pool Usage Common Area Usage Fountain Usage' Cooling Tower Usage' Total Version 1 63.00 3.90 3.82 13.69 0.69 25.48 110.58 Version 2 76.00 3.90 3.82 13.69 0.69 25.48 123.58 Version 3 75.90 3.90 3.82 13.69 0.69 25.48 123.48 Version 3 Efficient 6850 3.90 3.82 13.69 0.69 25.48 116.08 Average 70.85 3.90 3.82 13.69 0.69 25.48 118.43 *Gallons per Capita per Day ' Three separate water calculators with a total of fourdifferent calculations were obtained from reputable sites. Flow rates and occupants were included in orderto come up with the GPCD. 2 Outdoorwater usage based on Pamela Burton & Company Landscape Architecture estimate dated 9/12/16. Estimated 318,733 gallons peryear. 3 Estimate based on actual engineering numbers from a similar sized pool (The Century). The community pool is 65,000gallons; drained and refilled once a yearwith an evaporation rate of 1 a day or 677gallons a day. This calculates to 312,105 gallons peryear (divide by 365, then by 224estimated residents for the 3.82 GPCD shown on the table above). ° CALGreen Worksheet WS-2was utilitized to estimate the average GPCD usage forthe common areas. This average assumes each of the 224 residents will have one guest per day all year. s Estimate based on a 5,610gallon fountain that is drained three times a yearfor cleaning and loses 108gallons a day from evaporation (1/2" per day). 56,250 gallons peryear. ' Estimate based on a total load of 800tons. Number includes maximum makeup and bleed on the system. Note: Estimates forestimated, minutes, washes, loads, etc. were found on the following websites for average usage: http://www.home-water-works.org/indoor-use/dishwasher https://www3.epa.gov/watersense/docs/ws shower better learning resource 508.pdf http://avonlakewater.org/for-our-customers/how-much-water-do-i-use-when-i/ https://www.energystar.gov/products/appliances/clotheS_washers http://www.trsinc.us/resources/cooling-tower-calculator ENTRY TO SUBTERRANEAN FARKIN OA OE VEHROJLAR GATE HOUSE u Dew SOU R I&RLr AeC66S GRNE Y e t Y I w t Y Ii f• Y '•w Y I �1 �SNiGP-0FF Y � f I --------------- 1 \L M6T4R C0k1Ri Y 4 f L------ ----------------_JY l-I-.A.T - .. -.:..- - - - - - - - - -�I til!- :F7 S RE EGRESS SRE•N•;aE $5 SAH CLEMENTE➢RIVE IRESIDENT YEHR:UYAR ACUI 9RE WaRE99 PLIEST VEHICULAR ACCESS) dRgE !' PRIVATE GARAGE ACCESS 0 PYMCO PARING STRUCTURE w�,~RWL.A«EOL DIEM -_- --_-_-_-_= --------- r -------- j LEVEL v1 Ewowc I sETeYICF zone i � I co.vEEUEwcE vx�rRucN rurm.00ut I I I dER rcRR..ce I M1ER�TY pECN j I j I _ I I � � k j I LLI I I I UGO RueaWSG I %STWWCtURE UOTOWGOU.T I I I I I I , I 1 k^ . — . — . — . — . — . — .— . — .—. ;? FLATFD ...—.—.—.—.—.—.—.—.—.—.1.—.. I I SlU.{O ,RM4B T 1 G. FUSE TRUC. t $.VICE TRUG(S II 1 I I I 14.)kl f1FO i � SrA41ER7 MEA FpR SERVICE VFNRIF tJFICUTAlpR I II II I I I E10 WARkfIMr 20RF Emergency Vehicle / Fire Truck Circulation Enter through the motor court or the access lane Fire trucks can turn around: ■ In the motor court WRELATED ■ By pulling into the access lane for a depth of 200 feet and then reverse back out onto San Clemente Drive, or ■ At the circular turnaround located at the end of the access lane 113 Parking Management Plan 250 parking stalls per City of Newport Beach requirements ■ 200 resident parking spaces ■ 50 guest parking spaces Valet stacking can support an additional 54 vehicles. WRELATED ■ Garage can support a total of 104 guests or 304 vehicles total. Garage has ample capacity to accommodate all parking needs. ■ No spill over parking onto neighboring streets. 114 fiS.,1,R' i■II}—.IIIA-------------.0 SMT Ya'E Tl59r PL — •MLM156ET64CK q _ _ —( f I -- 4'..... 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NM'TM 31 i7 R I I I 1116'=1'-0'yEE LAN06CRP€DPANINGS 8 EGRESS - A • LAZE RN M RDA CO6GLWIT PEDE6TPIAN NONI1MENi bItINFGE i6EE l+WOSC+IPE GRAWRIObI . P, VE 11 IL 0 !r■=i .----------------------- - m _ 1 ILa S, • j MM SPAD€ b Yi595174 N i 1I Q GR RGEAFE EPT R I I A l • -= 111 PME spa, I T h'6158F MSF 1➢ADIRG ii III■... I ddd��� < `� _ � - ------------ ' EE%IT CORRIDOR �p - I — IREB r 'i ADAS CE III PAdaPOARFA '• �` I'; wus�l— ® 0- 'fes PUMPRM METERS MR ES ad' a-0• EP 9 SPO' as ad p k SOBSF 3136F 1P4D0.' Y 1 III�o© ®®o ®®� �� x�. ��✓✓ff y/ I 1 :�1 STORAGE S Ti 1 I { II 4 I - I I - _ + 1 1 S 95' aJr S-0• a$ P 4-0• eLB Vd A; tz a a7- , .T II T Ir � 1,7— -T a-0, z4rva er ea ; as boa 1 118.1 ' - �- II 7-9 ®o IIn) ®a ®Qa ®®® floo 000ian) ®ors j • TRANSFORMER REGNREO PIPE Tuw6m UNDERNEATH PODIUM ATLEYEL P1 MEASUREMENTS F MEAN 'Ell. IEVELMt MEASUREMENTS FROM GROUND LI FINISH GRADE PLANE TGPI. R ELATEC 9d 285-11 vP 5P' IAM CK MIM ET GK 5747f35•E 275.94' PL 7 P� a—a —.—.—. —a —a —a—aWNI_t1EIS5E"FH4CK �4 a—a—a—a—a—.— a—a� - • _ — . — _ — . — _ — _ — _ — . _ _ — . — . — _ ___ ____ — — • - BTGNAGE GSIGNAG 2MBF • SHA fAASf 2545E MSF � A I I to bo ul I 1 •1. _ — s � WSFE 6ttBF 3f MM. , a— 1- -�i o o PARKMGAAFA r - �e4aisE :{ -' '01 FwTw' saasr LEI— All 7MSF P PSF� spy+ f,es \ '.. o a3a "- �iras�s j • � -w W rt 1 rl I I 1 ® I. � v BLDG SETBACK r I l l -i FF1-11 1. 0 I� al ICI $ —^� l eRI ¢T s SF ILII NIo i�7I • • I_— —. I. as 94 88 YL'�I r'P-0' '-I- 2 i` 1 1 a' emirs hhm S PFI.n rd s c e rTf ' g eJem I 9 I&A• 9 �d - 1 Fri m o' o o o �o o 7!1 ®o i Pol iA=I i� 1 - sFGrOfNGE UK E—F F71 Til ET Rs - — - - - — - — - — - — - — - — MIN—IMLI15'SETBpff( y � I I 3 I• H I — .—.—a—a—.—r—r—T;—.—• M94dH]"W 93i9d .PL .. .s.... ............ ..• Construction Schedule 28 months to complete WRELATED Construction hours per the City of Newport Beach Municipal Code ■ Monday to Friday lam to 6:30pm ■ Saturdays from Sam to 6pm ■ Export will be limited to lam to 4pm ■ No construction will occur on Sundays and Federal Holidays Trucks will stage at an off-site location and dispatched in small groups of 5-10 Construction employees will park at an off-site lot until the garage is completed Shoring will be installed using drilled piers (vs. driven piles) 118 0 S -- � _ ML4 $ 26-11 FSS 22 !r■=i Preliminary Haul Route rRELATED 5,6 Lan ewpog r'I P��Qjico Do OFfmcnt vp C,i a c- sank t' aoTH CIO Pas Jd 120 Construction Noise WRELATFn Noise Mitigation Measures ■ Sound barrier/fencing ■ All construction trips to be routed to minimize drive-bys on neighboring residential areas ■ All heavy equipment to be fitted with mufflers, intake silences and engine shrouds ■ Engine idling will be limited to 5 minutes ■ Horns, whistles, alarms and bells will only be used for safety warning purposes ■ Electrical equipment will be used in lieu of gas powered equipment when possible 121 FoTd 0 '0 0 TA +ra C a) �b!!Nuiin Hills ne ;? FLATFD OCTA Bus Routes UCI Shuttle Route Balboa Island Ferry OCTA Bus Stops Z\ UCI Shuttle Stops mOCTA Transportation Center OCTA San Joaquin Apartment Views WRFL-ATFn ■ Views from San Joaquin Apts are predominantly in the direction of Jamboree Road and not towards the Museum House. ■ Views from San Joaquin Apts in the direction of the Museum House are limited. ■ Topography of San Joaquin Apts drops significantly towards Jamboree - limiting views in the westerly direction. ■ Existing buildings already obstruct any potential for views in the westerly direction. ■ The PIMCO garage, 888 San Clemente, Pacific Life and Colony Apartments are all taller than most units at San Joaquin Apts. 123 irk JAGUAR DE 'Y ALERSHIP 0 oqk, '� Rost. . ROWUMr1lN 201 ROOF _ S 225 ROOF 1 1C�� NEW'PORTPOLICF ROOF RFPT `•� PODIUM C t. PODIU - 18.4 % V zta 1 Ron 17-' j r i 222 r • �EWPPORTFIRE. •- ICsO- ROOF OF �` �W - �•, DEPT. PARKING STRUCJURE - 1�90 1176' ti �� ♦ - •Iia. L ! I �'� i ~� 6BQ NEWPOA7 g18ti —f• 174 170' 1 �� DRtYE CENTER PIMCOPARKINGSTRUCTURE u MNRWVMnRNT ERAK 2m CENTR" STRUCTIM I 0. • I 721' -,�� r` I rrµ i'•y�.+F�y I 215' )' I3 -r CLEMENTF 1 DR. OFFK.S- 21T t 182' 185' SAN CL.EMENTE DRIVE ....� '-- — HOTEL PARKING GARAGE i6T' - -- 235 71 03) TFfE COLONY �� 'd APARTMENTS _ a I'HE COLONY 238 ? APARTMENTS d 231' z - - I Q 45LA.� HOTEL Q rte\ L � . � NEWPCIFtT SiACN ATr 2 TWE COLONY � — LWE C�f1Y , - _ 4 TME L " f` PAC= UFEMSURR'ICE � V Geotechnical ERFL-ATFn ■ Museum House is designed with a mat foundation that varies in thickness. ■ 8-10 feet thick underneath the main tower ■ 4-6 feet thick underneath the annex wings ■ 2-4 feet thick underneath the remainder of the garage ■ The main tower's mat foundation will be founded on bedrock. 125