HomeMy WebLinkAbout2.0_Harbor Pointe Senior Living_PA2015-210CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
September 13, 2018
Agenda Item No. 2
SUBJECT: Harbor Pointe Senior Living (PA2015-210)
General Plan Amendment No. GP2015-004
Planned Community Development Plan Amendment No. PD2015-005
Major Site Development Review No. SD2015-007
Conditional Use Permit No. UP2015-047
SITE
LOCATION: 101 Bayview Place
APPLICANT: Centerpointe Senior Living, LLC
OWNER: Kodaka, Inc.
PLANNER: Benjamin M. Zdeba, AICP, Associate Planner
949-644-3253, bzdeba@newportbeachca.gov
PROJECT SUMMARY
The applicant is seeking approval of a 120-bed combined senior assisted living and
memory care facility (i.e., congregate care and convalescent facility). The project site is
approximately 1.5 acres and is located on the southwest corner of Bristol Street and
Bayview Place. The proposed project includes demolition of the existing approximately
8,800-square-foot, single-story Kitayama restaurant building.
The three-story design and a basement level totals approximately 85,000 gross square
feet. The basement level would primarily consist of parking for 53 vehicles that will provide
the Zoning Code required parking. The height of the proposed building will comply with
the maximum height limit identified in the Bayview Planned Community Development
Plan of 35 feet to the ceiling elevation of the uppermost floor . Surrounding uses include
residential to the south and southwest, commercial office uses to the northwest and east,
and the State Route 73 freeway to the north across Bristol Street.
The application includes requests for a general plan amendment, planned community
development plan amendment, major site development review, and a conditional use
permit. Each request is described below:
General Plan Amendment No. GP2015-004 proposed to change the existing land
use designation from CO-G (General Commercial Office) to PI (Private
Institutions), and increase the development limit from 70,000 square feet of gross
floor area to 85,000 square feet of gross floor area (15,000 square foot increase).
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Planned Community Development Plan Amendment No. PD2015-005 proposed
to amend the existing Bayview Planned Community Development Plan (PC-32) to
allow for private institution uses in support for the requested project.
Major Site Development Review No. SD2015-007 is required by Municipal Code
Section 20.52.080 (Site Development Reviews) to allow the construction of a
nonresidential building over 20,000 square feet in gross floor area.
Conditional Use Permit No. UP2015-047 is requested to allow the establishment
and operation of a 120-bed combined convalescent and congregate care facility.
Preparation of a Draft Environmental Impact Report (DEIR) commenced for the project
and a scoping meeting was held on August 15, 2016. The project was also introduced at
the February 23, 2017, Planning Commission meeting as a study session item. The
applicant worked to revise the project to address some of the concerns identified in the
scoping meeting and study session. These concerns related primarily to building bulk and
general compatibility with the neighborhood.
The DEIR has been completed and was released for public review on August 10, 2018.
The public comment period is currently open and will close on September 28, 2018. Public
hearings with the Planning Commission and John Wayne Airport Land Use Commission
are anticipated to occur late October and early November 2018, with subsequent Council
consideration in January 2019. Details regarding where to access the DEIR and how to
submit comments are provided in the Notice of Availability (Attachment No. PC 2).
STUDY SESSION
The purpose of the study session is to reintroduce the revised project and provide the
Planning Commission and general public with the opportunity to learn about the project.
Additionally, the session will provide an opportunity to request additional information
about the project in advance of a future public hearing. During the study session, Staff will
provide a brief overview of the proposed project, requested approvals, and the results of the
environmental analysis. Additionally, staff will highlight how the public can participate in the
process and future hearings. The applicant will provide a more detailed presentation of the
proposed project.
No action on either the project or draft EIR can be taken by the Planning Commission at
the study session.
CORRESPONDENCE
Staff has received six letters regarding the proposed project prior to the printing of the
report (Attachment No. PC 3). Any additional correspondence received by staff will be
distributed to the Planning Commission prior to the study session.
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COURTESY NOTICE
Although not required by the Municipal Code, a courtesy notice of this study session was
published in the Daily Pilot, mailed to all owners of property within 300 feet of the
boundaries of the site (excluding intervening rights-of-way and waterways), including the
applicant, and posted on the subject property at least 10 days before the scheduled
meeting, consistent with the provisions of the Municipal Code. Members of an interest list
generated for the project since the 2016 scoping meeting was also sent notification.
Additionally, the item appeared on the agenda for this meeting, which was posted at City
Hall and on the City website.
Prepared by: Submitted by:
_____________________
Benjamin M. Zdeba, AICP
Associate Planner
ATTACHMENTS
PC 1 Vicinity Map
PC 2 Notice of Availability (NOA)
PC 3 Correspondence
PC 4 Project Plans
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Attachment No. PC 1
Vicinity Map
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Feet
Every reasonable effort has been made to assure the
accuracy of the data provided, however, The City of
Newport Beach and its employees and agents
disclaim any and all responsibility from or relating to
any results obtained in its use.
Disclaimer:
8/27/2018
0 833417
Project
Site
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Attachment No. PC 2
Notice of Availability (NOA)
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DATE: August 10, 2018
TO: Reviewing Agencies and Other Interested Parties
FROM: City of Newport Beach, Community Development Department, 100 Civic Center Drive, Newport Beach, CA 92660
PROJECT TITLE/SUBJECT: Harbor Pointe Senior Living Project - Notice of Availability of a Draft Environmental Impact Report
DRAFT ENVIRONMENTAL IMPACT REPORT REVIEW PERIOD: August 10 through September 28, 2018 (50 days)
PURPOSE OF THIS NOTICE:
Notice is hereby given that the City of Newport Beach (lead agency) has completed a Draft Environmental Impact Report (State
Clearinghouse No. 2016071062) for the Harbor Pointe Senior Living Project (Project) to address the potential environmental
effects associated with implementation of the Project. The Draft Environmental Impact Report (EIR) is available for public review
and comment pursuant to the California Environmental Quality Act (CEQA). Local residen ts, institutions, and other interested
parties wishing to comment on the Draft EIR, may do so during the Public Comment Period (Friday, August 10, 2018 through
Friday, September 28, 2018). Written comments on the Draft EIR must be submitted no later than Friday, September 28, 2018
to: Benjamin Zdeba, AICP, Associate Planner, City of Newport Beach, Community Development Department, 100 Civic Center
Drive, Newport Beach, California 92660. Comments can also be emailed to: bzdeba@newportbeachca.gov.
SIGNIFICANT ENVIRONMENTAL EFFECTS:
Implementation of the Project would result in potentially significant impacts to Geology and Soils, Cultural Resources, Noise,
and Public Services topical areas; however, mitigation measures are introduced to reduce the impacts to less than significant
levels. No significant and unavoidable impacts have been identified for this Project.
PROJECT LOCATION:
The Project site at 101 Bayview Place is approximately 1.5 acres and is
located approximately 0.30-mile north of Newport Bay. It is located
southwest of SR-73, less than 0.25-mile from the intersection of Jamboree
Road and Bristol Street. Specifically, the subject property is immediately
bound by Bristol Street and SR-73 on the northeast, Bayview Place and a
six-story office building complex on the southeast, Baycrest Court
condominiums on the southwest, and a three-story office building with
parking below and the Santa Ana Heights residential ne ighborhood to the
northwest. The Project site is illustrated on the map to the right.
PROJECT DESCRIPTION:
The proposed Harbor Pointe Senior Living Project involves demolition of
an existing approximately 8,800-square-foot restaurant and development
of an 84,517 square-foot, three-story, 101-unit (120-bed) assisted living
and memory care units and associated ancillary uses and subsurface
parking. The units would consist of 42 assisted living studios, 27 assisted
living one-bedroom units, 12 assisted living two-bedroom units, 13 memory
care one-bedroom units, and 7 memory care two-bedroom units. The
facility would also include living rooms, dining rooms, grill, fitness room,
spa/salon, theater, library, roof garden, community store, computer lab, activity room, medications rooms, and support uses
such as offices, lab, mail room, laundry, and maintenance facilities. Landscaping, drive aisles, and passenger drop-off would
also be provided on the property. Separate interior courtyards would offer seating and outdoor dining for the residents.
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CONTACT:
For questions regarding the Draft EIR, please contact Benjamin Zdeba, Associate Planner, at 949-644-3253,
bzdeba@newportbeachca.gov.
REVIEWING LOCATIONS:
Copies of the Draft EIR are available for public review at the at the City of Newport Beach, Planning Division, 100 Civic Center
Drive, First Floor - Bay 1B, Newport Beach, California, 92660 and the following locations:
Newport Beach Public Library
Central Library
1000 Avocado Avenue
Newport Beach, CA 92660
Newport Beach Public Library
Mariners Branch
1300 Irvine Avenue
Newport Beach, CA 92660
Newport Beach Public Library
Balboa Branch
100 East Balboa Boulevard
Newport Beach, CA 92660
An electronic PDF file of the Draft EIR is available online at:
https://www.newportbeachca.gov/government/departments/community-development/planning-division/projects-environmental-
document-download-page/environmental-document-download-page
Copies of the Draft EIR have been provided to several interest groups, including but not limited to, the following:
Air Resources Board
Airport Land Use Commission
California Coastal Commission
California Department of Transportation (District 12)
City of Costa Mesa
City of Huntington Beach
City of Irvine
County of Orange
Irvine Ranch Water District
Native American Heritage Commission
Newport Mesa Unified School District
Orange County Fire Authority
Santa Ana Regional Water Quality Control Board (Region 8)
South Coast Air Quality Management District
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Attachment No. PC 3
Correspondence
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From: CHRISTINE OSAKI <cosaki@cox.net>
Sent: Monday, August 27, 2018 3:06 PM
To: Zdeba, Benjamin
Subject: Harbor Pointe Senior Living Project PA2015-210
Dear Mr Zdeba,
As a resident at 100 Baycrest Court near the proposed Harbor Pointe senior care facility, I am
strongly and unwaveringly opposed to the rezoning of this site from its current CO-G
(Commercial Office) purpose of use to a PI (Private Institution).
Our quiet and safe neighborhood was never intended to include a Private Institution and I call on
you to protect our property values and safety by denying this rezoning. It has never been part of
the Master Community Plan for Bayview and therefore, this type of rezoning would set a
precedent that is neither safe or appropriate for our beautiful and serene neighborhoods or for
that matter, any other similar neighborhoods in the city of Newport Beach.
I am greatly concerned and troubled by the validity of the claims from the builder and the
Environmental Impact Report that traffic will not increase as a result of a 24 x 7 business that
includes employee shift changes, emergency vehicles and increased holiday visitor traffic.
A zoning change of this precedent setting magnitude in the city of Newport Beach (a direct zone
change from CO-G to PI) paves the way for a variety of businesses to take over the site in the
future that would tank property values and our neighborhood’s safety should the proposed senior
facility not be built, sold, or goes out of business.
Protect our property values and our neighborhoods by turning this rezoning request down. I am
not against redevelopment of this site for a use it was intended for, I am against this precedent
setting rezoning to a Private Institution.
Sincerely,
Christin Osaki
100 Baycrest Court
Newport Beach, CA 92660
15
16
August 24th, 2018
Dear Ben Zdeba ,
As a resident at Bayview near the proposed Harbor Pointe senior care
facility , I am strongly unwaveringly opposed to rezoning this site from
its current CO-G ( Commercial Office ) purpose of use to a PI ( Private
Institution )
Our quiet and safe neighborhood was never intended to include a
Private Institution and I call on you to protect our property values and
safety by denying this rezoning. . It has never been part of the Master
Community Plan for Bayview and therefore this type of rezoning
would set a precedent that is neither safe or appropriate for our
beautiful and serene neighborhoods or for that matter, any other
similar neighborhoods in the city of Newport Beach.
I am greatly concerned and troubled by the validity of the claims from
the builder and the Environmental Impact Report that traffic will not
increase as a result of a 24x7 business that includes employee shift,
changes emergency vehicles, and increase holiday visitor traffic.
A zoning change of this precedent setting magnitude in the city of
Newport Beach ( a direct zone change from CO-G to PI ) paves the
way for a variety of businesses to take over the site in the future that
would tank property values and our neighborhood’s safety should the
proposed senior facility not be built, sold, or goes out of business.
Protect our property values and our neighbors by turning this
rezoning request down. I am not against redevelopment of this site
for use it was intended I am against this precedent setting rezoning to
a Private Institution .
Sincerely, Elizabeth Pearson
17
From: Richard Sidkoff <rsidkoff@gmail.com>
Sent: Sunday, August 26, 2018 11:45 PM
To: Zdeba, Benjamin; eweigland@newportbeachca.gov; Koetting, Peter;
lowrey@newportbeachca.gov
Cc: Zak, Peter; Dunlap, Bill; Kramer, Kory; Kleiman, Lauren; kdsnyder@cox.net;
lmbrakob@outlook.com; Margaret and Lyle Brakob; Patti Lampman
Subject: Proposed Harbor Pointe facility/Kitayama
Vote NO.
Would you vote yes if this facility was to be built next to your house?
Everyone in Baycrest/Bayview Court has the same answer:NO
We all pick a place to live and then decide to buy it based on the home/condo structure But Also the
existing surrounding area.
It is expected never to change.
Kitayama should be able to sell their property but for the same use ONLY.
I can’t sell my condo to a gasoline station.
Neither should they be able to sell to an industrial user.
If facts and truth still are important:
Do not let this be the first zoning change to industrial from the original zoning/ master plan that has
never occurred before.
We elect you and expect you to exercise your fiduciary duty to protect our property value and our
neighborhood.
Remember if you think we don’t like it just place yourself in our shoes if this was to be built next door to
your house.
Vote NO.
Thank you
Richard Sidkoff
37 Baycrest Court
Newport Beach
18
From: RYAN MILLER <charlottesweb4u@cox.net>
Sent: Monday, August 27, 2018 11:01 AM
To: Zdeba, Benjamin; Zak, Peter; Weigand, Erik;
bdunla@newporbeachca.gov; kkramer@newprtbeachca.gov; Koetting,
Peter; Kleiman, Lauren; Lowrey, Lee
Subject: Harbor Pointe Senior Care
Dear City Council Members,
I currently live at Baycrest Court, near the proposed Harbor Pointe senior care facility. I am very
strongly opposed to any rezoning of this site from CO-G (Commercial Office), to PI (Private
Institution.
Baycrest Court is a quiet, safe gated community that was never intended to include a Private
Institution and I call on you to property values and safety by denying this rezoning. It has never
been part of the Master Community Plan for Bayview and therefore this type of rezoning would
set a precedent that is neither safe or appropriate for our beautiful and serene neighborhoods or
for that matter, any other similar neighborhood in the city of Newport Beach.
I am greatly concerned and troubled by the validity of the claims from the builder and the
Environmental Impact Report that traffic that includes employee shift changes, emergency
vehicles, and increased holiday visitor traffic.
A zoning change of this precedent setting magnitude in the city of Newport Beach (a direct zone
change from CO-G to PI) paves the way for a variety of businesses to take over the site in the
future that would tank property values and our neighborhood's safety should the proposed senior
facility not be built, sold or goes out of business.
Protect our property values and our neighborhoods by turning this rezoning request down. I am
not against redevelopment of the site for a use it was intended. I am against this precedent
setting rezoning to a Private Institution.
Sincerely,
Charlotte and Ryan Miller
122 Baycrest Court
p.s. our unit, 122 Baycrest Court, would be significantly impacted as we face directly lateral to
the proposed site. Again, thank you for hearing us and for your consideration.
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From: Taria Parris
Sent: Monday, August 27, 2018 11:40 PM
To: bzdeba@newportbeachca.gov
Subject: Against Harbor Pointe Senior Living Project
Dear Ben Zdeba,
I am writing this letter in extreme opposition to the proposed Harbor Pointe Senior Living Project (101 Bayview
Place) and am even more strongly opposed to rezoning this site from its current CO -G purpose of use to a private
institution for all of the reasons listed below.
Safety of all area Residents
Bristol and Jamboree is one of the most dangerous intersections in the city and county. Memory care
patients who are (per the EIR) to be housed on the lower level of the facility can potentially wander. How
will you handle the tragedy of these patients wandering out onto Bristol and potentially being killed? How
will you handle these same patients potentially wandering into Baycrest and the Terraces, into these busy
surrounding streets, yards, decks and pool areas-all potentially leading to unnecessary tragedies? This is
an absolute WRONG site for such a senior care facility.
This building would bring in 100's of people to this site including residents, their visitors, employees,
emergency response, vendors, etc. coming and going at all times of the day & night. What will happen in
the event of an emergency such as an earthquake, fire, major car accidents, etc? What is the plan? When
the fire near Fletcher Jones occurred and all of the streets were blocked off, it was an absolute nightmare.
How will the required evacuation of this institutions residents with memory care patients, the very ill and
elderly impact the safety and lives of existing residents and occupants of the office buildings in the event
of natural disaster?
Just this year there was a small aircraft that crashed into the homes of people that lived in the terraces.
Due to John Wayne Airport flight patterns, what additional risk are you putting these memory care
patients into?
The street boundary to the East (Bristol) of this location is a major one way street that already has major
traffic delays/back-ups at many times throughout the day. The building of this type of facility at this
intersection further places all residents at a higher risk for accidents. Our community can not handle this
increase in traffic flow.
The increase in traffic to this area also places residents at a higher risk for vandalism, theft, etc.
The site will have controlled substances in medication rooms which will surely put them at risk for theft
and all residents at higher risk.
Noise Concern
Restaurants and offices are not open all night. An institution like this is open ALL NIGHT with employee
shift changes, ambulances, coroners, mortuary vehicles, police activity, etc. disrupting our neighborhoods
and our lives. Baycrest and the Terraces will be particularly hard hit being adjacent to this site and people
turning around in our entry circles at all hours of the night.
The residents that would be housed here are all high risk and mostly elderly which will most definit ely
ensure emergency vehicles being called at all times of the day and night for assistance. This is not
acceptable to people who have lived here for years in a quiet community free of noise.
If there is a noise abatement law mandated by John Wayne Airpor t after 11pm to minimize noise in this
area, how can a Senior Living Facility be built directly behind the same communities that will require non -
stop traffic in and out and emergency vehicles?
A 24/7 facility includes shift changes, sirens, people from out of the area being dropped off, etc. which can
dramatically increase traffic and the tranquility of our neighborhoods at night.
20
How will distress noises from patients living there effect surrounding communities? How will outside
garden, grill and lounge areas impact noise levels next to surrounding communities?
Environmental Impact to the Back Bay Ecological Reserve and our surrounding Communities
The massive Increase in utilization of water that will be required makes no sense when we have been
under a drought for years here. How will this impact the Bay?
Increase in litter, trash to area.
How will medical waste be handled?
Level of CO2 emissions caused by building as well as increased traffic flow. How does all of this impact the
air we are breathing and each and every day?
How does another building this size effect the protected species in the Back Bay?
How many parking spaces will be provided for residents, employees, medical practitioners, visitors, etc?
Will they now park up and down Bayview place which in turn adds to more accident risk?
Rezoning
Rezoning to a private institutional design violates the general and master plan.
The rezoning from Commercial office to PI will pave the way for any type of institution including mental
institutions, drug-rehab centers, etc to do business at this site.
Financial
A building of this size, bringing in increased traffic flow, noise, pollution, etc. will surely have a negative
impact on the property value of all homes & condos in the area.
You must consider the 100s to 1000s of hard-working residents that have put their dollars into improving
their communities for years and years that will suffer a great financial loss and quality of life if such a
building is approved.
Everyone in this community purchased our homes knowing the Kitayama site is designated as a commercial office
designation, not a private institution. We have the right to expect that the cit y will protect our physical safety and
property values. I would not have purchased this property if it was next to a private institution for all of the above
reasons.
Please consider all of these reasons as to why the city should NOT approve this buildin g at this site. I welcome new
neighbors that fit within the existing Commercial Office designation for this site. This is NOT the right site for a
Senior Living Project!!
Can you please email me back confirming receipt of this email?
Thank You,
Taria Parris
Resident- 88 Baycrest Court, Newport Beach
21
From: Donna McMeikan <donnamcmeikan@gmail.com>
Sent: Tuesday, August 28, 2018 4:17 PM
To: Zdeba, Benjamin
Subject: Rezoning and Harbor Point Sr Care
Attachments: Ben Zdeba.docx
Dear Mr. Zdeba,
Please find attached my letter opposing the rezoning from CO-G
to PI for the Harbor Pointe Senior Center.
Thank you for your attention to this matter.
Donna McMeikan
22
August 28, 2018
Ben Zdeba, Associate City Planner
City of Newport Beach
Community Development Department, Planning Division
100 Civic Center Drive
Newport Beach, CA 92660
Dear Mr. Zdeba,
I am a homeowner at 20422 Bayview Avenue, Newport Beach, CA 92660, which
is near the proposed Harbor Pointe senior care facility. I am writing to you, as I
strongly oppose rezoning this site from its current CO-G (Commercial Office)
purpose of use to a PI (Private Institution).
Our neighborhood was never intended for Private Institutional use, and zoning for
private institutional use has never been part of the Master Community Plan for
Bayview. This type of zoning would set a precedent for other 24 hour 7 days a
week businesses that include employee shift changes, emergency vehicles at all
hours of the day and night, and increased holiday visitor traffic. Businesses that
require 24/7 activity, are not appropriate next to residential neighborhoods.
Current traffic down Mesa Drive and Bayview Avenue before and after work hours
is dangerous enough, as people speed through our neighborhood to cut through
from Irvine Avenue to Bristol. The addition of a 24/7 business would further
increase traffic and extend it to all day and all night, 7 days a week.
We have already had to fight to preserve our neighborhood from inappropriate
businesses like the Laugh Stop that turned into a topless bar. This bar was
completely unacceptable for a neighborhood environment. Businesses such as
23
Harbor Pointe senior care, albeit for different reasons, are as inappropriate as well,
and zoning for Private Institutions will pave the way for a variety of business to
take over the site in the future that would negatively affect our property values and
the safety of our neighborhood.
I am not against redevelopment of the site for a use that was intended in the
Master Plan. What I am against is rezoning to use for Private Institutions.
Sincerely,
Donna & Bruce McMeikan
24
From: t skeber <tskeber@yahoo.com>
Sent: Tuesday, August 28, 2018 2:42 PM
To: Zdeba, Benjamin; pza@newportbeachca.gov; Weigand, Erik; Dunlap,
Bill; Kramer, Kory; Koetting, Peter; Kleiman, Lauren; Lowrey, Lee
Subject: Harbor Pointe
To Whom it may Concern,
As a resident at 50 Cormorant Circle near the proposed Harbor Pointe senior care facility, I am strongly
and unwaveringly opposed to rezoning this site from its current CO-G (commercial office) purpose of use
to a PI (private institution).
Our quiet and safe neighborhood was never intended to include a private institution and I call on you to
protect our property values and safety by denying this rezoning. It has never been part of the master
community plan for Bayview and therefore this type of rezoning would set a precedent that is neither safe
nor appropriate for our beautiful and serene neighborhoods or for that matter, any other similar
neighborhoods in the city of Newport Beach.
I am greatly concerned and troubled by the validity of the claims from the builder and the environmental
impact report that traffic will not increase as a result of a 24/7 business that includes employee shift
changes, emergency vehicles, and increased holiday visitor traffic.
A zoning change of this precedent setting magnitude in the city of Newport Beach (a direct zone change
from CO-G to PI) paves the way for a variety of businesses to take over the site in the future that would
tank property values and our neighborhoods safety should the proposed senior facility not be built, sold,
or goes out of business.
Protect our property values and our neighborhoods by turning this rezoning request down. I am not
against redevelopment of the site for a use that it was intended, I am against this precedent setting
rezoning to a private institution.
Sincerely,
Tim Skeber
50 Cormorant Circle, Newport Beach
25
From: Wende Lichon <wendelichon@gmail.com>
Sent: Wednesday, August 29, 2018 10:32 AM
To: Zdeba, Benjamin
Subject: Harbor Pointe project
Dear Mr. Zdeba,
I am a resident in the Bayview community adjacent to the proposed Harbor Pointe senior care facility. I
am strongly opposed to this project and deeply concerned about what it will do the quality of daily life
as well as property value. Had the center been there when I first made the investment, I would not have
considered purchasing my home. I like my quiet little neighborhood and did not sign up to live next to a
private institution.
I am concerned about noise, traffic, safety and what that might do to the value of the property,
especially since this condo is really my only asset.
From what I understand, the first step for the project includes a rezoning request. I am writing to plead
with you to protect the property and neighborhood and turn down the rezoning request for Harbor
Pointe or any other private institutions.
Thank you for your consideration.
Sincerely,
Wende LIchon
26
From: nicole brunelle <nikkibrunelle@outlook.com>
Sent: Thursday, August 30, 2018 4:27 PM
To: Zdeba, Benjamin
Cc: pzak@newportbeach.gov; eweigand@newportbeach.gov;
bdunlap@newportbeach.gov; kkramer@newportbeach.gov;
pkoetting@newportbeach.gov; lkleiman@newportbeach.gov;
llowery@newportbeach.gov
Subject: Proposed zoning change -Kitayama/Bayview redevelopment
Dear Mr. Zdeba,
I am not only an original resident of the Baycrest Court neighborhood, I was also the Sales Manager in charge of the
sale for both The Court as well as the Terrace communities at this location for the J.M.Peters Co. The subject of
zoning for the surrounding area was a very hot topic as well as a large concern for the builder, the potential
homeowners, and the community in ge neral located adjacent to us.
We all purchased our homes knowing the Kitayama site was designated as a Commercial Office, in conjunction with
the other buildings directly across from our site, per our CC&R’S., and Master Community Plan. We all absolutely
have the right to expect that the city will honor their original commitment the the Master Plan and thereby protect
our property values, physical safety, and our continued quiet enjoyment of our homes and neighborhood .
Restaurants and offices are NOT open all night. An Institution is however, with employee shift changes,
ambulances, police activity, and even coroners and mortuary vehicles disrupting our neighborhoods and our
lives. Both Baycrest and the Terraces will be hardest hit with people turning ar ound in our entry circles at all hours
of the day and night.
We all know that Bristol and Jamboree is one of the most dangerous intersections in the city and county. Memory
care patients are (per the EIR) to be housed on the lower level of the facility can potentially “wander”, particularly
in the evening hours opening the opportunity for a tragic event such as their death, the death or injury of one or more
motorists, and the mental anguish of all concerned .
This is obviously the wrong site for a senior care facility for all the reasons I’ve outlined as well as many more I
could elaborate on…this leads us all to wonder why the City of Newport Beach is even considering a change of this
magnitude, when the zoning change could also lead to this or other locations being used for a drug rehab facility,
private jails, or mental institutions either in the future or even as an alternative to the senior center now being
proposed.
I would like everyone on this board to consider the reliance of all the homeowners concerned that our original
Master Community Plan with the city will be honored, and that whether you yourself live in or around this City,
many residents will be effected by the ill-considered request.
Obviously we are not opposed to a business replacing Kitayama’s as per our Commercial. Office Office designation.
Thank you,
27
Nikki Brunelle
nikkibrunelle@outlook.com
126 Baycrest Ct.
28
From: Andrea Kane <californiakane@yahoo.com>
Sent: Friday, August 31, 2018 11:57 AM
To: Zdeba, Benjamin
Subject: Harbor Pointe Senior facility proposal
Dear Ben,
As a resident of Bayview Heights near the proposed harbor Pointe senior care facility, I am “strongly” and
unwaveringly opposed to rezoning this site from its current CO-G (commercial office) purpose to use of a PI
(private institution)
Our quiet and safe neighborhood was never intended to include Private Institutions and I call on you to
protect our property values and safety by denying this rezoning. In has never been part of the Master
Community Plan for Bayview and therefore this type of rezoning would set a precedent that is neither safe or
appropriate for our beautiful and serene neighborhoods or for that matter, any other similar neighborhoods in
the City of Newport Beach.
I am greatly concerned and troubled by the validity of the claims from the builder and the Environmental
Impact Report that traffic will not increase as a result of a 24/7 business that includes employee shift changes,
emergency vehicles and increased holiday traffic.
A zoning change of this precedent setting magnitude in the city of Newport Beach (a direct zone change from
CO-G to PI) paves the way for a variety of businesses to take over the site in the future that would tank
property values and our neighborhood safety should the prosed senior facility not be built, sold or goes out of
business.
Protect our property values and our neighborhoods by turning this request down. I am not against
redevelopment of the site for use it was intended, I am abasing this precedent setting rezoning to a Private
institution.
WATER is the one resource we have that is finite and limited in its availability. WATER is the only natural
resource we have that the state and city governments have put a monetary fine and a limit on in its use and
consumption. All residents of Newport Beach have been told to reduce WATER consumption by 20%, when
Governor Jerry Brown proclaimed a fine for excessive use in 2017. Many environmentally conscientious
Newport residence have gone through the expense of removing their lawns and replacing them with stones and
some sort of succulent plant, in some cases they have removed all greenery including any plants. The majority
of citizens have followed the rules watering only twice or once a week and sacrificing there beautiful lawns by
replacing them with gravel and cement.
Newport beach has more than its fair share of high-rise hotels and commercial buildings that, in themselves,
use excessive amounts of water, most of which is not governed by the state or city. For example, two blocks
from the KITAYAMA restaurant are large office buildings and at least one high-rise hotel. The hotel alone in
my estimation, uses more water in one week than the entire Santa Ana Heights residential neighborhood in one
month. Unlike any city resident, ( the residents get a report card in every monthly bill , that shows are water
usage and how much we have been over charged if any ), any hotel guests can run tap-water and shower water
without restraints continuously for their stay if they chose, also the laundry in the hotel including the kitchen
services that run sinks continuously use excessive and exorbitant amounts of water. Within a 10 square block
of commercial buildings across the street from the KITAYAMA restaurant, there are millions of gallons of
water used daily.
29
Adding to that use is, in my opinion, reckless and unnecessary to accommodate only one business for the
purpose of expanding its footprint by eight times to increase their annual profit. You are asking Newport
residence to take a glass of water and at the same time offering a vendor a tub full, that does not support a fair
sharing of a environmental resource, in our Community.
Please do what is best for the environment and community of Newport Beach and vote NO on changing the
zoning to P1, to expand to 10 times the size of the business on the property known as KITAYAMA restaurant.
We look forward to sharing our comments in person at the meeting on September 13th.
Sincerely
Andrea Kane
30
From: Wendy Haigh <wendhaigh@gmail.com>
Sent: Tuesday, September 04, 2018 5:12 PM
To: Zdeba, Benjamin
Subject: Proposed Harbor Pointe Senior Care
Dear Mr. Zdeba,
As a resident at 84 Baycrest Court, I am strongly opposed to rezoning the proposed Harbor
Pointe Senior Care facility for the following reasons:
1. Rezoning from Commercial Office to Private Institution will pave the way for any type of
institution including mental institutions, drug re-hab centers and other private businesses on this
site.
2. Restaurants and Offices are not open all night, but an institution such as proposed will be open
all night with employee shift changes, ambulances, police activity, and mortuary vehicles
disrupting our quiet neighborhood and our lives.
3. Traffic will be increased, and parking may be used along Bayview Place.
4. How will the facility handle potentially wandering memory care patients who can wander out
onto Bristol (one of the busiest streets in Newport) or wander into the Baycrest or Terraces
communities which are private?
5. Our property values will be affected and probably go down.
We purchased our homes knowing that the Kitayama site is designated as a Commercial Office
designation, not a Private Institution. We have the right to expect that the city will protect values
and physical safety.
Please protect our property values and our neighborhoods by turning this rezoning request
down.
Sincerely,
Wendy Haigh
31
From: Sharina Ross <bgordonr@cox.net>
Sent: Tuesday, September 04, 2018 10:44 AM
To: Zdeba, Benjamin; Zak, Peter; eweigland@newportbeachca.gov;
Dunlap, Bill; Kramer, Kory; Koetting, Peter; Kleiman, Lauren; Lowrey,
Lee
Subject: 9/6/18 Meeting re: Harbor Pointe Senior Living Project SCH No.
2016071062
To the Newport Beach Planning Commissioners,
As residents of Baycrest Court near the proposed Harbor Pointe senior care facility, we are
strongly and unwaveringly opposed to rezoning this site from its current CO-G (Commercial
Office) purpose of use to a PI (Private Institution).
Our quiet and safe neighborhood was never intended to include a Private Institution and we call
on you to protect our property values and safety by denying this rezoning. It has never been part
of the Master Community Plan for Bayview, and therefore, this type of rezoning would set a
precedent which is neither safe or appropriate for our beautiful and serene neighborhoods, or for
that matter, any other similar neighborhoods in the city of Newport Beach.
We are greatly concerned and troubled by the validity of the claims from the builder and the
Environmental Impact Report that traffic will not increase as a result of a 24 X 7 business that
includes employee shift changes, emergency vehicles, and increased holiday visitor traffic.
A potential zoning change of this precedent setting magnitude in the city of Newport Beach
(a direct zone change from CO-G to PI) paves the way for a variety of businesses to take over the
site in the future and would severely have a detrimental impact on our property values and our
neighborhood’s safety should the proposed senior facility not be built, sold, or goes out of
business.
Protect our property values and our neighborhoods by turning this rezoning request down. We
are not against redevelopment of the site for a use it was intended as Commercial Office, we are
adamantly against this precedent setting rezoning to a Private Institution.
Barry and Sharina Ross
32
From: Fred Cartozian <fredcartozian@aol.com>
Sent: Wednesday, September 05, 2018 12:01 PM
To: Zak, Peter; eweigland@newportbeachca.gov; Dunlap, Bill; Kramer,
Kory; pkoeting@newportbeachca.gov; Kleiman, Lauren; Lowrey, Lee;
Zdeba, Benjamin
Cc: fredcartozian@aol.com
Subject: Protect Our Neighborhood, Bayview Terraces
Dear City Planners,
As residents for over 21 years at 3 Cormorant Circle in Newport Beach, we are very concerned over the
possible zoning change that would alter our beautiful neighborhood forever. The proposal of a senior care
center goes against the current zone CO-G into a PI zoning. Please follow the Master Community Plan
for Bayview and consider the retention of the beautiful and serene surroundings that we now enjoy as
citizens of Newport Beach.
The element inflicted by the emergency vehicles, employee shifts. as well as the outside visitor traffic will
greatly affect the environment that we now enjoy. We are not against redevelopment of this site, we are
against rezoning for a Private Institution.
Please consider the welfare of the citizens of Newport Beach who have lived in this neighborhood of
Bayview Terraces for so long.
I remain, Sincerely,
Arlene Cartozian
33
INTENTIONALLY BLANK PAGE34
Attachment No. PC 4
Project Plans
35
INTENTIONALLY BLANK PAGE36
Title
T
PROJECT NO: 15025.00
PLOT DATE: 6/6/2018
19000 MACARTHUR BOULEVARD, SUITE 500, IRVINE, CA 92612-1460
T: 949.720.3850 ● F: 949.720.3843 ● WWW.PANCAKEARCHITECTS.COM
HARBOR POINTE SENIOR LIVING, LLC
101 BAYVIEW PLACE , NEWPORT BEACH, CALIFORNIA 92660
BY: CENTERPOINTE SENIOR LIVING, LLC.
T
A1
A2
A3
A4
A5
A6
A7
A8
A9
A10
A11
Title
Site Plan
Basement Plan
First Floor Plan
Second Floor Plan
Third Floor Plan
Roof Plan
Elevations
Elevations
Sections
Elevation Study
Elevation Study
UNIT MIX
Unit
Name
AL-0A
AL-0B
AL-0C
AL-1A
AL-1B
AL-1C
AL-1D
AL-2B
AL-2C
AL-2D
AL-2E
MC-0A
MC-0A
MC-0B
MC-2A
MC-2B
MC-2C
Unit Type
ASSISTED LIVING - STUDIO
ASSISTED LIVING - STUDIO
ASSISTED LIVING - STUDIO
ASSISTED LIVING - 1 BED
ASSISTED LIVING - 1 BED
ASSISTED LIVING - 1 BED
ASSISTED LIVING - 1 BED
ASSISTED LIVING - 2 BED
ASSISTED LIVING - 2 BED
ASSISTED LIVING - 2 BED
ASSISTED LIVING - 2 BED
MEMORY CARE - 1 BED
MEMORY CARE - 1 BED
MEMORY CARE - 1 BED
MEMORY CARE - 2 BED
MEMORY CARE - 2 BED
MEMORY CARE - 2 BED
Beds
1
1
1
1
1
1
1
2
2
2
2
1
1
1
2
2
2
120
Qty
30
4
8
14
6
5
2
2
2
4
4
3
7
3
4
1
2
101
Area
(SF)
400
400
480
680
600
600
695
870
844
834
667
401
400
400
480
625
527
Total (SF)
12,000
1,604
3,840
9,520
3,606
3,000
1,390
1,740
1,688
3,336
2,660
1,203
2,801
1,203
1,920
625
1,054
53,190 sq ft
PARKING SUMMARY
PARKING - ACCESSIBLE
PARKING - ACCESSIBLE VAN
PARKING - RESIDENT
ZONING
REQD.
BUILDING
CODE
REQD.
PROVIDED
3
1
49
53
NOTES
2: 26-50 SPACES
1 PER 6
1 SPACE FOR EVERY 3 BEDS
GROSS BUILDING AREA
Basement
First Floor
Second Floor
Third Floor
Occupancy
GROSS
GROSS
GROSS
GROSS
Area (SF)
5,566
5,566 sq ft
26,287
26,287 sq ft
26,917
26,917 sq ft
25,747
25,747 sq ft
84,517 sq ft
SITE DATA
AREA (SF / ACRES) N/A N/A 65,384 SF / 1.50 ac
MIN LOT SIZE N/A N/A N/A
LOT COVERAGE N/A N/A 40% BLDG FOOTPRINT
BUILDING FOOTPRINT N/A N/A 26,287 SF
FAR N/A N/A 129% (84,517 SF / 65,384 SF) x 100
LANDSCAPE AREA N/A N/A 33% 18,859 SF PERVIOUS / 2,722 SF NON-PERVIOUS
DRIVEWAY AREA N/A N/A 27% 17,516 SF
BUILDING HEIGHT 45'-0" MAX 50'-0" MAX 39'-6"
ZONING REQ CODE REQ PROVIDED NOTES
PROJECT AREA
HARBOR POINTE SENIOR LIVING, LLC
CENTERPOINTE SENIOR LIVING, LLC.
PROJECT DATA
VICINITY MAP
SHEET INDEX
C
O
R
O
N
A
D
E
L
M
A
R
F
W
Y
S
E
.
B
R
I
S
T
O
L
S
T
B
R
I
S
T
O
L
S
T
.
N.JAMBOREE RD.MACARTHUR BLVD.BAYVIEW CIR.BAYVI
E
W
W
A
Y
2
1
-
-
-
C-1 Title Sheet
C-2 Preliminary Grading Plan
C-3 Details
WQMP Water Quality Management Plan
1 of 2 Overall Landscape Plan
2 of 2 Enlarged Landscape Plan
PROJECT TEAM
OWNER
CENTERPOINTE SENIOR LIVING, LLC.
3101 WEST COAST HIGHWAY SUITE 150A NEWPORT BEACH CA 92663
C 949-212-2901
T 949-791-8431
PAUL@CENTERPOINTESL.COM
ARCHITECT
DOUGLAS PANCAKE ARCHITECTS
19000 MACARTHUR BOULEVARD, SUITE 500, IRVINE, CA, 92612,
T: 949-720-3850
F: 949-720-3843
W: PANCAKEARCHITECTS.COM
DOUGLAS PANCAKE, AIA, ARCHITECT
CIVIL ENGINEER
TAIT AND ASSOCIATES
701 N. PARKCENTER DRIVE SANTA ANA, CA 92705
T: 714-560-8660
JACOB VANDERVIS
LANDSCAPE ARCHITECT
CONCEPTUAL DESIGN AND PLANNING COMPANY
3195-C AIRPORT LOOP DRIVE COSTA MESA, CA 92626
T: 949.399.0870
JOHN PALISIN, PROJECT MANAGER
JPALISIN@CDPCINC.COM
GEOTECHNICAL ENGINEER
NINYO AND MOORE
475 GODDARD, SUITE 200 IRVINE, CA 92618
T: (949_753-7070
DANIEL CHU
ENTITLEMENTS
MIG | ENTITLEMENT ADVISORS
5000 BIRCH, SUITE 400 EAST TOWER NEWPORT BEACH, CA 92660
T: (949) 422-2303
CAROL MCDERMOTT
CAROL@ENTITLEMENTADVISORS.COM
40
EXCESS PARKING OF 13 SPACES
37
PA2015-210 Attachment No. PC 4 - Project Plans
Site Plan
A1
PROJECT NO: 15025.00
PLOT DATE: 6/6/2018
19000 MACARTHUR BOULEVARD, SUITE 500, IRVINE, CA 92612-1460
T: 949.720.3850 ● F: 949.720.3843 ● WWW.PANCAKEARCHITECTS.COM
HARBOR POINTE SENIOR LIVING, LLC
101 BAYVIEW PLACE , NEWPORT BEACH, CALIFORNIA 92660
BY: CENTERPOINTE SENIOR LIVING, LLC.
REFERENCE
NORTH
T
R
U
E
N
O
R
T
H5.91 %RSU-30
AASHTO 2011 (US)
(c) 2016 Transoft Solutions, Inc. All rights reserved.4.33 %14.98 %10'-0"
SETBACK
20'-0"SETBACK20'-0"
SETBACK
7'-0"26'-0"
WIDE DRIVE
8'-0"37'-4"60'-8"57'-0"28'-0"40'-11 1/2"9'-6"7'-0"26'-0"WIDE DRIVE8'-0"62'-0"68'-0"62'-0"10'-0"5'-0"10'-0"SETBACK10'-0"SETBACK10'-0"SETBACK8"34'-7"33'-5"41'-0"41'-0"4'-0"9'-0"4'-0"4'-0"15'-0"11'-0"
64'-0"
9'-0"
5'-10"4'-0"5'-10"2'-0"30'-2"14'-0"18'-6"4'-6"26'-0"
WIDE DRIVE
14'-11"49'-0"6'-0"13'-0"9'-0"17'-0"13'-0"5'-0"49'-6"5'-0"
EASEMENT
5'-0"
EASEMENT
17'-0"
13'-0"
1
A7
2
A8
1
A8
6'-0" TALL CMU WALL WITH EXTERIOR
CEMENT PLASTER FINISH
3'-6" TALL CMU WALL WITH
EXTERIOR CEMENT PLASTER
FINISH - LOCATED OUT OF
VIEW AREAS
PROPOSED SIGNAGE ON WALL
PROPOSED SIGNAGE ON WALL
PROPOSED
MONUMENT SIGN
PROPOSED SIGNAGE ON WALLEMERGENCY GATE
W/ KNOX BOX
TRASH/DELIVERY TRUCK
VEHICULAR TURN-AROUND
SHOWN DASHED
EXISTING 6'-0" TALL CMU WALL
EXISTING 6'-0" TALL CMU WALL
EXISTING 6'-0" TALL CMU WALL EXISTING 6'-0" TALL CMU WALL
B R I S T O L S T R E E T S
B A Y V I E W P L A C EEXISTING
SIDEWALK
EXISTING
SIDEWALK
EXISTINGSIDEWALKPROPOSED
DRIVE
PROPOSED
TRASH - FULLY
ENCLOSED
AL
COURTYARD
PASSENGER
DROP OFF
EMERGENCY
DRIVE EXIT
ONLY
MC
COURTYARD
BAYCREST COURTBAYVIEW AVEPROPOSED CONC WALKPROPOSED CONC WALK
RAMP
DOWN TO
GARAGE
GARAGE
ENTRANCE
BELOW
PROPOSED CONC WALKMAIN
BUILDING
ENTRY
EXIT
EXIT
EXIT
EXIT
EXIT
EXIT
EXIT
EXISTING
RESIDENCE
EXISTING
RESIDENCE
EXISTING
RESIDENCE
EXISTING
RESIDENCE
EXISTING
RESIDENCE
EXISTING
GARAGE
EXISTING
GARAGE
EXISTING
GARAGE
ONE
WAY
ONLY
F.H.
F.H.
18'-8"42'-0"
1
A9
1
A9
PROPOSED
3 STORY
BUILDING
SCALE: 1/16" = 1'-0"
Site Plan
38
PA2015-210 Attachment No. PC 4 - Project Plans
Basement Plan
A2
PROJECT NO: 15025.00
PLOT DATE: 6/6/2018
19000 MACARTHUR BOULEVARD, SUITE 500, IRVINE, CA 92612-1460
T: 949.720.3850 ● F: 949.720.3843 ● WWW.PANCAKEARCHITECTS.COM
HARBOR POINTE SENIOR LIVING, LLC
101 BAYVIEW PLACE , NEWPORT BEACH, CALIFORNIA 92660
BY: CENTERPOINTE SENIOR LIVING, LLC.5.91 %26'-0"8'-6" TYP.18'-0" TYP.5'-8"25'-0"27'-0"36'-0"26'-0"36'-0"26'-0"26'-0"26'-0"16'-0"11'-0"44'-0"56'-7"54'-5"44'-0"18'-0"9'-0"8'-0"9'-0"9'-0"5'-0"9'-0"9'-0"9'-0"8'-6"
TYP.18'-0"TYP.9'-0"8'-6"8'-6"8'-6"9'-0"18'-0"
18'-0"8'-6"TYP.8'-6"
TYP.18'-0"9'-0"
9'-0"9'-0"9'-0"9'-0"9'-0"
SALON
339 SF
SPA
437 SF
ELEV EQUIP
51 SF
ELEV LOBBY
242 SF
STOR
592 SF
STOR
136 SF
STAIR
225 SF
ELEV 1
61 SF
ELEV 2
61 SF
STAIR
225 SF
THEATER CONCESSION
136 SF
P
153 SF
P
153 SF
P
153 SF
P
153 SF
P
153 SF
P
153 SF
P
153 SF
P
153 SF
P
153 SF
P
153 SF
P
162 SF
P
162 SF
P
153 SF
P
153 SF
P
153 SF
P
162 SF
P
162 SF
P
153 SF
P
153 SF
P
153 SF
P
153 SF
P
153 SF
P
153 SF
P
153 SF
P
162 SF
P
153 SF
P
153 SF
P
153 SF
P
153 SF
P
153 SF
P
153 SF
P
153 SF
P
153 SF
VAN
162 SF
P
153 SF
P
153 SF
P
162 SF
STAIR
233 SF
P
153 SF
P
153 SF
P
162 SF
P
162 SF
AC
162 SF
AC
162 SF
P
162 SF
P
153 SF
ELEC ROOM
177 SF
MECHANICAL ROOM
893 SF
COM LAUNDRY
221 SF
CORRIDOR
329 SF
FITNESS RM
339 SF
STAFF BREAK ROOM
446 SF
LOBBY
87 SF
ELEV 3
60 SF
THEATER
519 SF
TOILET
80 SF
TOILET
64 SF
AC
162 SF
P
162 SF
P
162 SF
P
162 SF
P
153 SF
P
153 SF
P
153 SF
WOMEN
64 SF
MEN
64 SF
P
162 SF
COMMUNITY STORE
338 SF
TICKET BOOTH
57 SF
CORRIDOR
1,190 SF
MAINTENANCE
453 SF
REFERENCE
NORTH
T
R
U
E
N
O
R
T
H
1
A9
SCALE: 1/8" = 1'-0"
Basement
39
PA2015-210 Attachment No. PC 4 - Project Plans
First Floor Plan
A3
PROJECT NO: 15025.00
PLOT DATE: 6/6/2018
19000 MACARTHUR BOULEVARD, SUITE 500, IRVINE, CA 92612-1460
T: 949.720.3850 ● F: 949.720.3843 ● WWW.PANCAKEARCHITECTS.COM
HARBOR POINTE SENIOR LIVING, LLC
101 BAYVIEW PLACE , NEWPORT BEACH, CALIFORNIA 92660
BY: CENTERPOINTE SENIOR LIVING, LLC.5'-0"25'-0"7'-0"25'-0"38'-0"30'-0"25'-0"7'-0"25'-0"5'-0"192'-0"213'-0"
5'-0"19'-0"6'-0"7'-0"25'-0"36'-0"25'-0"7'-0"25'-0"26'-0"32'-0"5'-0"21'-10"48'-0"32'-0"50'-0"35'-2"7'-0"35'-0"15'-4"16'-8"16'-0"16'-8"14'-8"40'-8"53'-0"187'-0"215'-0"
COVERED ENTRY
STAIR
233 SF
LOBBY
386 SF
EXEC DIRECTOR
180 SF
LOBBY
85 SF
OFFICE
120 SF
OFFICE
120 SF
LIVING ROOM
525 SF
STAIR
225 SF
WOMEN
209 SF
PVT DINING
401 SF
GRILLE
831 SF
MC LIVING ROOM
494 SF
ELEV EQUIP
70 SF
SUPPORT
81 SF
KITCHEN
981 SF
MARKETING
126 SF
ELEV 3
61 SF
MEN
190 SF
QUIET ROOM
81 SF
LIBRARY
480 SF
STAIR
225 SF
ELEV 1
61 SF
ELEV 2
61 SF
MAIL
92 SF
MC-0B
400 SF
MC CARE OFFICE
200 SF
DINING
3,469 SF
MED ROOM
76 SF
MC DINING
787 SF
AL CARE OFFICE
124 SF
WOMEN
81 SF
MEN
81 SF
COPY
100 SF
MC-0B
400 SF
MC-0B
400 SF
MC-2B
625 SF
DISCOVERY
176 SF
SERVERY
296 SF
MC-0A
400 SF
MC DIR
162 SF
MC-0A
400 SF
MC-0A
401 SF
MC-0A
401 SF
MC LOBBY
324 SF
AL COURTYARD
2,098 SF
MC COURTYARD
1,668 SF
MC-2A
480 SF
MC-2A
480 SF
MC-0A
400 SF
MC-0A
400 SF
MC-2C
527 SF
MC-2C
527 SF
MC-0A
400 SF
MC-2A
480 SF
MC-2A
480 SF
AL-0A
400 SF
AL-0A
400 SF
AL-0C
480 SF
AL-0C
480 SF
AL-0A
400 SF
MC-0A
400 SF
MC-0A
400 SF
MC-0A
401 SF
STAIR
250 SF
MC CORRIDOR
2,025 SF
AL CORRIDOR
1,977 SF
REFERENCE
NORTH
T
R
U
E
N
O
R
T
H
1
A9
1
A9
SCALE: 1/8" = 1'-0"
First Floor
40
PA2015-210 Attachment No. PC 4 - Project Plans
Second Floor Plan
A4
PROJECT NO: 15025.00
PLOT DATE: 6/6/2018
19000 MACARTHUR BOULEVARD, SUITE 500, IRVINE, CA 92612-1460
T: 949.720.3850 ● F: 949.720.3843 ● WWW.PANCAKEARCHITECTS.COM
HARBOR POINTE SENIOR LIVING, LLC
101 BAYVIEW PLACE , NEWPORT BEACH, CALIFORNIA 92660
BY: CENTERPOINTE SENIOR LIVING, LLC.14'-0"55'-10"32'-0"50'-0"35'-2"55'-4"16'-8"16'-0"16'-8"55'-4"187'-0"213'-0"
AL-1A
680 SF
AL-1A
680 SF AL-1D
695 SF
AL-2B
870 SF
AL-1C
600 SF
CORRIDOR
3,587 SF
STOR
51 SF
AL-2C
844 SF
AL-1B
600 SF
AL-1B
600 SF
LAUNDRY
162 SF
AL-0B
400 SF
COMP LAB
324 SF
AL-1B
600 SF
AL-1A
680 SF
ELEV LOBBY
306 SF
LOBBY
85 SF
ELEV EQUIP
70 SF
ELEV 3
61 SF
AL-1A
680 SF
AL-1A
680 SF
AL-1A
680 SF
STAIR
233 SF
AL-0B
400 SF
STAIR
225 SF
AL-1A
680 SF
STAIR
225 SF
ELEV 1
61 SF
ELEV 2
61 SF
AL-2D
834 SF
AL-2D
834 SF
ACTIVITY
324 SF
AL-2E
667 SF
AL-1C
600 SF
AL-2E
667 SF
AL-1C
600 SF
SUPPORT
81 SF
HK
81 SF
OFFICE
120 SF
STOR
80 SF
AL-0A
400 SF
AL-0A
400 SF
AL-0A
400 SF
AL-0C
480 SF
AL-0A
400 SF
AL-0A
400 SF
AL-0A
400 SF
AL-0A
400 SF
AL-0A
400 SF
AL-0A
400 SF
AL-0A
400 SF
AL-0A
400 SF
AL-0A
400 SF
AL-0C
480 SF
AL-0C
480 SF
AL-0A
400 SF
AL-0A
400 SF
STAIR
250 SF
REFERENCE
NORTH
T
R
U
E
N
O
R
T
H
1
A9
1
A9
SCALE: 1/8" = 1'-0"
Second Floor
41
PA2015-210 Attachment No. PC 4 - Project Plans
Third Floor Plan
A5
PROJECT NO: 15025.00
PLOT DATE: 6/6/2018
19000 MACARTHUR BOULEVARD, SUITE 500, IRVINE, CA 92612-1460
T: 949.720.3850 ● F: 949.720.3843 ● WWW.PANCAKEARCHITECTS.COM
HARBOR POINTE SENIOR LIVING, LLC
101 BAYVIEW PLACE , NEWPORT BEACH, CALIFORNIA 92660
BY: CENTERPOINTE SENIOR LIVING, LLC.14'-0"55'-10"32'-0"50'-0"35'-2"55'-4"16'-8"16'-0"16'-8"55'-4"53'-0"
213'-0"187'-0"AL-2B
870 SFAL-0B
400 SF
AL-1A
680 SF AL-1D
695 SF
AL-1A
680 SF
AL-1C
600 SF
AL-2C
844 SF
AL-1A
680 SF
AL-1A
680 SF
AL-1B
600 SF
AL-1B
600 SF
LOBBY
85 SF
ELEV EQUIP
70 SF
ELEV 3
61 SF
STAIR
233 SF
AL-1A
680 SF
AL-1A
680 SF
AL-1B
600 SF
SUPPORT
162 SF
AL-2D
834 SF
STOR
51 SF
ELEV LOBBY
306 SF
STAIR
225 SF
ELEV 1
61 SF
ELEV 2
61 SF
AL-0B
400 SF
STAIR
225 SF
AL-1A
680 SF
AL-2D
834 SF
AL-2E
667 SF
AL-2E
667 SF
AL-1C
600 SF
LAUNDRY
162 SF
SUPPORT
81 SF
HK
81 SF
COMP LAB
324 SF
AL ROOF GARDEN
1,201 SF
WOMEN
81 SF
MEN
81 SF
AL-0A
400 SF
CORRIDOR
3,587 SF
AL-0A
400 SF
AL-0C
480 SF
AL-0A
400 SF
AL-0A
400 SF
AL-0A
400 SF
AL-0A
400 SF
AL-0A
400 SF
AL-0A
400 SF
AL-0A
400 SF
AL-0C
480 SF
AL-0C
480 SF
AL-0A
400 SF
AL-0A
400 SF
AL-0A
400 SF
AL-0A
400 SF
STAIR
250 SF
REFERENCE
NORTH
T
R
U
E
N
O
R
T
H
1
A9
1
A9
SCALE: 1/8" = 1'-0"
Third Floor
42
PA2015-210 Attachment No. PC 4 - Project Plans
Roof Plan
A6
PROJECT NO: 15025.00
PLOT DATE: 6/6/2018
19000 MACARTHUR BOULEVARD, SUITE 500, IRVINE, CA 92612-1460
T: 949.720.3850 ● F: 949.720.3843 ● WWW.PANCAKEARCHITECTS.COM
HARBOR POINTE SENIOR LIVING, LLC
101 BAYVIEW PLACE , NEWPORT BEACH, CALIFORNIA 92660
BY: CENTERPOINTE SENIOR LIVING, LLC.
NOTE: ALL ROOF MOUNTED MECHANICAL AND ELECTRICAL
EQUIPMENT SHALL BE SCREENED FROM PUBLIC VIEW
REFERENCE
NORTH
T
R
U
E
N
O
R
T
H
1
A9
1
A9
SCALE: 1/8" = 1'-0"
Roof
43
PA2015-210 Attachment No. PC 4 - Project Plans
Elevations
A7
PROJECT NO: 15025.00
PLOT DATE: 6/6/2018
19000 MACARTHUR BOULEVARD, SUITE 500, IRVINE, CA 92612-1460
T: 949.720.3850 ● F: 949.720.3843 ● WWW.PANCAKEARCHITECTS.COM
HARBOR POINTE SENIOR LIVING, LLC
101 BAYVIEW PLACE , NEWPORT BEACH, CALIFORNIA 92660
BY: CENTERPOINTE SENIOR LIVING, LLC.39-6"10'-0"35'-0"32'-0"32'-0"32'-0"32'-0"32'-0"8'-0"
213'-0"
SIGNAGE ON WALL
R-1 D-1 T-2W-1 W-1W-3W-1 W-1D-1R-1 R-1T-2 T-2 D-1 W-3 W-2
39'-6"67'-8"38'-6"27'-5"29'-0"17'-6"17'-6"47'-0"10'-0"7'-0"
193'-11"6'-1"3'-6"R-1 W-1 T-2W-2 D-1 W-1 W-3W-3W-2 D-1
SIGNAGE ON WALL SIGNAGE ON WALL SIGNAGE ON WALLADDRESS AT
FRONT ENTRY
KNOX BOX AT
FRONT ENTRY
101
±0"
First Floor
+11'-0"
Second Floor
+22'-0"
Third Floor
+33'-0"
Roof
±0"
First Floor
+11'-0"
Second Floor
+22'-0"
Third Floor
+33'-0"
Roof
EXTERIOR FINISHES
EXTERIOR WALLS
STUCCO W-1 MANUF: ____________________
TYPE: EXTERIOR PLASTER CEMENT
COLOR: LIGHT BEIGE
ICBO NO.:___________________
STUCCO W-2 MANUF: ____________________
TYPE: EXTERIOR PLASTER CEMENT
COLOR: DARK BEIGE
ICBO NO.:___________________
STUCCO W-3 MANUF: ____________________
TYPE: EXTERIOR PLASTER CEMENT
COLOR: MEDIUM BEIGE
ICBO NO.:___________________
DOOR & WINDOWS D-1 MANUF: ___________________
TYPE: _____________________
COLOR: ANODIZED BRONZE
ICBO NO.:___________________
FOAM TRIM T-2 MANUF: ____________________
WITH STUCCO FINISH TYPE: FOAM WITH STUCCO
COLOR: DARK BEIGE
ICBO NO.:___________________
METAL RAILING T-3 MANUF: ____________________
TYPE: _____________________
COLOR: ANODIZED BRONZE
ICBO NO.:___________________
ROOF R-1 MANUF: ____________________
TYP E: _____________________
COLOR: BROWN ASPHALT SHINGLES
ICBO NO.:___________________
SCALE: 1/8" = 1'-0"2View from SE Bristol St
SCALE: 1/8" = 1'-0"1View from Bayview Pl
44
PA2015-210 Attachment No. PC 4 - Project Plans
Elevations
A8
PROJECT NO: 15025.00
PLOT DATE: 6/6/2018
19000 MACARTHUR BOULEVARD, SUITE 500, IRVINE, CA 92612-1460
T: 949.720.3850 ● F: 949.720.3843 ● WWW.PANCAKEARCHITECTS.COM
HARBOR POINTE SENIOR LIVING, LLC
101 BAYVIEW PLACE , NEWPORT BEACH, CALIFORNIA 92660
BY: CENTERPOINTE SENIOR LIVING, LLC.39'-6"42'-0"15'-4"16'-8"16'-0"16'-8"14'-8"40'-7"24'-7"28'-6"
215'-0"
T-2 W-1 T-2D-1 W-1 W-3T-2W-3 R-1D-1T-2 T-3T-3
±0"
First Floor
+11'-0"
Second Floor
+22'-0"
Third Floor
+33'-0"
Roof
39'-6"37'-2"50'-0"32'-0"69'-10"
R-1 W-1W-3W-1W-2 D-1 D-1T-2T-2R-1 W-3W-1
±0"
First Floor
+11'-0"
Second Floor
+22'-0"
Third Floor
+33'-0"
Roof
EXTERIOR FINISHES
EXTERIOR WALLS
STUCCO W-1 MANUF: ____________________
TYPE: EXTERIOR PLASTER CEMENT
COLOR: LIGHT BEIGE
ICBO NO.:___________________
STUCCO W-2 MANUF: ____________________
TYPE: EXTERIOR PLASTER CEMENT
COLOR: DARK BEIGE
ICBO NO.:___________________
STUCCO W-3 MANUF: ____________________
TYPE: EXTERIOR PLASTER CEMENT
COLOR: MEDIUM BEIGE
ICBO NO.:___________________
DOOR & WINDOWS D-1 MANUF: ___________________
TYPE: _____________________
COLOR: ANODIZED BRONZE
ICBO NO.:___________________
FOAM TRIM T-2 MANUF: ____________________
WITH STUCCO FINISH TYPE: FOAM WITH STUCCO
COLOR: DARK BEIGE
ICBO NO.:___________________
METAL RAILING T-3 MANUF: ____________________
TYPE: _____________________
COLOR: ANODIZED BRONZE
ICBO NO.:___________________
ROOF R-1 MANUF: ____________________
TYP E: _____________________
COLOR: BROWN ASPHALT SHINGLES
ICBO NO.:___________________
SCALE: 1/8" = 1'-0"2View from Condominiums
SCALE: 1/8" = 1'-0"1View from Santa Ana Heights
45
PA2015-210 Attachment No. PC 4 - Project Plans
Sections
A9
PROJECT NO: 15025.00
PLOT DATE: 6/6/2018
19000 MACARTHUR BOULEVARD, SUITE 500, IRVINE, CA 92612-1460
T: 949.720.3850 ● F: 949.720.3843 ● WWW.PANCAKEARCHITECTS.COM
HARBOR POINTE SENIOR LIVING, LLC
101 BAYVIEW PLACE , NEWPORT BEACH, CALIFORNIA 92660
BY: CENTERPOINTE SENIOR LIVING, LLC.
-12'-0"
Basement
0"
First Floor
11'-0"
Second Floor
22'-0"
Third Floor
33'-0"
Roof
39'-6"33'-0"12'-0"39'-6"33'-0"EXISTING
ADJACENT
GARAGE
EXISTING
ADJACENT
CONDOMINIUM
SCALE: 1/8" = 1'-0"1Section A
46
PA2015-210 Attachment No. PC 4 - Project Plans
Elevation Study
A10
PROJECT NO: 15025.00
PLOT DATE: 6/6/2018
19000 MACARTHUR BOULEVARD, SUITE 500, IRVINE, CA 92612-1460
T: 949.720.3850 ● F: 949.720.3843 ● WWW.PANCAKEARCHITECTS.COM
HARBOR POINTE SENIOR LIVING, LLC
101 BAYVIEW PLACE , NEWPORT BEACH, CALIFORNIA 92660
BY: CENTERPOINTE SENIOR LIVING, LLC.
D D D D D D D C D C D C C B A A A
A A A A A A A A A A A A A A A A A A A A A A
39'-6"67'-8"6'-1"3'-6"R-1 W-1 T-2W-2 D-1 W-1 W-3W-3W-2 D-1
101
±0"
First Floor
+11'-0"
Second Floor
+22'-0"
Third Floor
+33'-0"
Roof
±0"
First Floor
+11'-0"
Second Floor
+22'-0"
Third Floor
+33'-0"
Roof 39-6"67'-8"R-1 D-1 T-2W-1 W-1W-3W-1 W-1D-1R-1 R-1T-2 T-2 D-1 W-3 W-2
SCALE: 1/8" = 1'-0"1View from Bayview Pl
SCALE: 1/8" = 1'-0"2View from SE Bristol St
ORIGINAL CUP SUBMITTAL
ORIGINAL CUP SUBMITTAL
47
PA2015-210 Attachment No. PC 4 - Project Plans
Elevation Study
A11
PROJECT NO: 15025.00
PLOT DATE: 6/6/2018
19000 MACARTHUR BOULEVARD, SUITE 500, IRVINE, CA 92612-1460
T: 949.720.3850 ● F: 949.720.3843 ● WWW.PANCAKEARCHITECTS.COM
HARBOR POINTE SENIOR LIVING, LLC
101 BAYVIEW PLACE , NEWPORT BEACH, CALIFORNIA 92660
BY: CENTERPOINTE SENIOR LIVING, LLC.
A A A B C C D C D C D D D D D D D
A A A A A A A A A A A A A A A A A A A A A A
39'-6"67'-9"T-2 W-1 T-2D-1 W-1 W-3T-2W-3 R-1D-1T-2 T-3T-3
±0"
First Floor
+11'-0"
Second Floor
+22'-0"
Third Floor
+33'-0"
Roof
39'-6"67'-9"R-1 W-1W-3W-1W-2 D-1 D-1T-2T-2R-1 W-3W-1
±0"
First Floor
+11'-0"
Second Floor
+22'-0"
Third Floor
+33'-0"
Roof
SCALE: 1/8" = 1'-0"2View from Condominiums
SCALE: 1/8" = 1'-0"1View from Santa Ana Heights
ORIGINAL CUP SUBMITTAL
ORIGINAL CUP SUBMITTAL
48
PA2015-210 Attachment No. PC 4 - Project Plans
5.91 %10.83 %14.98 %3.83 %14.91 %B R I S T O L S T R E E T SB A Y V I E W P L A C E EXISTINGSIDEWALKEXISTINGSIDEWALKEXISTING
SIDEWALKPROPOSEDDRIVEPROPOSEDTRASHALCOURTYARDPASSENGERDROP OFFEMERGENCYDRIVE EXITONLYMCCOURTYARDPROPOSED3 STORYBUILDINGUNDERGROUND SERVICE ALERTIMPORTANT NOTICEFORREVIEWONLYPLAN CHECK: PA2015-212 OF JOB NO:
DATE:
REVISION #:
CHECKED:
DATE:
DRAWN:
DATE:
NO. DESCRIPTION BY DATE CHK
REVISIONS
701 N. Parkcenter Drive
Santa Ana, CA 92705
p: 714/560/8200 f: 714/560/8211
www.tait.com
Since 1964
Los Angeles
Ontario
Sacramento
San Diego
San Francisco
Boise
Dallas
Denver
Phoenix
Portland
701 N. Parkcenter Drive
Santa Ana, CA 92705
p: 714/560/8200 f: 714/560/8211
www.tait.com
Since 1964
Los Angeles
Ontario
Sacramento
San Diego
San Francisco
Boise
Dallas
Denver
Phoenix
Portland
CENTERPOINTE SENIOR LIVING
3101 WEST COAST HIGHWAY, SUITE 150A
NEWPORT BEACH, CA 92663
CENTER POINTE SENIOR LIVING
101 BAYVIEW PLACE
NEWPORT BEACH, CA 92660
TITLE SHEET
13GENERAL GRADING NOTES1.ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPALCODE (NBMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THEPERMIT.2.DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE.3.SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING THECONSTRUCTION PERIOD.4.WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY;8:00 AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PERSECTION 10-28 OF THE NBMC.5.NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION10-28 OF THE NBMC.6.THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES.7.PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTINGUTILITIES.8.APPROVED SHORING, DRAINAGE PROVISIONS AND PROTECTIVE MEASURES MUSTBE USED TO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION.9.CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THEUNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL.10.HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THECITY TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OFTHE NBMC.11.POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND SLOPEAREAS.12.FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROLDEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A “STOP WORK”ORDER.13.ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC OR ABS PLASTIC SCHEDULE40 OR SDR 35 OR ADS 3000 WITH GLUED JOINTS..14.NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BEALLOWED TO ENTER STREETS, CURBS, GUTTERS OR STORM DRAINS. ALL MATERIALAND WASTE SHALL BE REMOVED FROM THE SITE.SITE MAPN.T.S.PRELIMINARY GRADING PLAN FORCENTER POINTE SENIOR LIVING101 BAYVIEW PLACENEWPORT BEACHORANGE COUNTY, CA1.TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 TO MAY 15.2.EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-SITE BETWEEN OCTOBER 15 ANDMAY 15.3.BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE INPLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY PROBABILITY OFRAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE INPLACE AT THE END OF THE WORKING DAY, WHENEVER THE DAILY RAINFALLPROBABILITY EXCEEDS 50 PERCENT.4.TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED ANDMAINTAINED FOR THE DURATION OF THE PROJECT.EROSION CONTROL NOTES1.A PRE-GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADINGWITH THE FOLLOWING PEOPLE PRESENT: OWNER, GRADING CONTRACTOR, DESIGN CIVILENGINEER, SOILS ENGINEER, GEOLOGIST, CITY BUILDING INSPECTOR OR THEIRREPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING.2.A PRE-PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF THESUB-GRADE PREPARATION FOR THE PAVING WITH THE FOLLOWING PEOPLE PRESENT:OWNER, PAVING CONTRACTORS, DESIGN CIVIL ENGINEER, SOILS ENGINEER, CITY BUILDINGINSPECTOR OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BEOUTLINED AT THE MEETING.REQUIRED INSPECTIONS1.GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL.2.FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE COMPACTIONOUT TO THE FINISHED SURFACE.3.ALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVECOMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVED BY THE SOILSENGINEER. COMPACTION TESTS SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEETIN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALLCOMPACTION EFFORT APPLIED TO THE FILL AREAS.4.AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIEDAND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL.5.FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL.6.ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFOREANY ADDITIONAL FILLS ARE ADDED.7.ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED INPLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER.8.THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL, AFTER CLEARING AND PRIORTO THE PLACEMENT OF FILL IN CANYONS, INSPECT EACH CANYON FOR AREAS OF ADVERSESTABILITY AND DETERMINE THE PRESENCE OF, OR POSSIBILITY OF FUTURE ACCUMULATIONOF, SUBSURFACE WATER OR SPRING FLOW. IF NEEDED, DRAINS WILL BE DESIGNED ANDCONSTRUCTED PRIOR TO THE PLACEMENT OF FILL IN EACH RESPECTIVE CANYON.9.THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE ANDGRADE.10.ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THE BUILDINGDIVISION MAY REQUIRE CORING OF CONCRETE FLAT WORK PLACED OVER UNTESTEDBACKFILLS TO FACILITATE TESTING.11.THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDING DIVISION.12.LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH CHAPTER 15 OFTHE NBMC.13.ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY ANENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULDEXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS,THE ENGINEERING GEOLOGIST SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENTTO THE BUILDING DIVISION FOR APPROVAL.14.WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPES IS DETERMINED TO BENECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEERWILL OBTAIN APPROVAL OF DESIGN, LOCATION AND CALCULATIONS FROM THE BUILDINGDIVISION PRIOR TO CONSTRUCTION.15.THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THECONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPE ANDADJACENT STRUCTURES UPON COMPLETION.16.WHEN CUT PADS ARE BROUGHT TO NEAR GRADE THE ENGINEERING GEOLOGIST SHALLDETERMINE IF THE BEDROCK IS EXTENSIVELY FRACTURED OR FAULTED AND WILL READILYTRANSMIT WATER. IF CONSIDERED NECESSARY BY THE ENGINEERING GEOLOGIST ANDSOILS ENGINEER, A COMPACTED FILL BLANKET WILL BE PLACED.17.THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING.18.NOTIFICATION OF NONCOMPLIANCE: IF, IN THE COURSE OF FULFILLING THEIRRESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERINGGEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE INCONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BEREPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADING WORKAND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IFNECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FOR APPROVAL.GRADING FILLS/CUTSC-1TITLE SHEETC-2PRELIMINARY GRADING PLANC-3DETAILSCIVIL SHEET INDEXTAIT & ASSOCIATES: CIVIL ENGINEER701 N. PARKCENTER DRIVESANTA ANA, CA 92705PH: (714) 560-8200ARCHITECT: DOUGLAS PANCAKE ARCHITECTS19000 MACARTHUR BLVD., SUITE 500IRVINE, CA 92612PH: (949) 720-3850SOILS ENGINEER: NINYO & MOORE475 GODDARD, SUITE 200IRVINE, CA 92618PH: (949) 753-7070GEOTECHNICAL EVALUATION: CENTER POINTE SENIOR LIVING101 BAYVIEW PLACE, NEWPORT BEACH, CAREPORT DATE: DECEMBER 9, 2015 APPROVED PC# TBDPROJECT NO.: 209537001UTILITY/ GOVERNINGAGENCIES CONTACTSCITY OF NEWPORT BEACH PUBLICWORKS DEPARTMENTCITY HALL, 100 CIVIC CENTER DR.NEWPORT BEACH, CA 92660PHONE: (949) 644-3311CONTACT: MIKE LYNCH(WASTEWATER SUPERVISOR)PHONE: (949) 718-3415WATERCITY OF NEWPORT BEACH PUBLICWORKS DEPARTMENTCITY HALL, 100 CIVIC CENTER DR.NEWPORT BEACH, CA 92660PHONE: (949) 644-3311SEWERELECTRICSTORM DRAINCITY OF NEWPORT BEACH PUBLICWORKS DEPARTMENTCITY HALL, 100 CIVIC CENTER DR.NEWPORT BEACH, CA 92660PHONE: (949) 644-3311CITY OF NEWPORT BEACH PUBLICWORKS DEPARTMENTPO BOX 1768NEWPORT BEACH, CA 92658PHONE: (949) 644-3311CITY OFPUBLIC WORKSPROJECT DIRECTORYENGINEERS NOTE TO CONTRACTORTHE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITIES, PIPES, AND/ORSTRUCTURES SHOWN ON THESE PLANS WERE OBTAINED BY A SEARCH OF AVAILABLERECORDS. TO THE BEST OF OUR KNOWLEDGE, THERE ARE NO EXISTING UTILITIESEXCEPT AS SHOWN ON THESE PLANS. THE CONTRACTOR SHALL ASCERTAIN THE TRUEVERTICAL AND HORIZONTAL LOCATION OF THOSE UNDERGROUND UTILITIES TO BE USEDAND SHALL BE RESPONSIBLE FOR ANY DAMAGE TO ANY PUBLIC OR PRIVATE UTILITIES,SHOWN OR NOT SHOWN HEREON. IF THE CONTRACTOR ENCOUNTERS ANYDISCREPANCIES, CONFLICTS OR AREAS WHICH HE FEELS UNWORKABLE, HE SHALLNOTIFY THE GRADING ENGINEER IMMEDIATELY PRIOR TO CONTINUING OR DEVIATINGFROM THIS PLAN.UNAUTHORIZED CHANGES & USESTHE ENGINEER PREPARING THESE PLANS WILL NOT BE RESPONSIBLE FOR, OR LIABLE FOR, UNAUTHORIZEDCHANGES TO OR USES OF THESE PLANS. ALL CHANGES TO THE PLANS MUST BE IN WRITING AND MUST BEAPPROVED BY THE PREPARER OF THESE PLANS. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCEWITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BE REQUIRED TOASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OFCONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY, THAT THIS REQUIREMENTSHALL BE MADE TO APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS, ANDCONSTRUCTION CONTRACTOR FURTHER AGREES TO DEFEND, INDEMNIFY AND HOLD DESIGN PROFESSIONALHARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORKON THIS PROJECT, EXCEPTING LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF DESIGN PROFESSIONAL.PROPERTY DATAAPN: 442-283-05TRACT: 12528LOT: 1PROJECT AREAEXISTING: 1.5 ACRESPROJECT AREA: 1.5 ACRESPROJECT DESCRIPTIONCUT: 10,300CUBIC YARDSFILL: 100CUBIC YARDSNET: 10,200CUBIC YARDS*QUANTITIES SHOWN HEREON FOR BONDING PURPOSES ONLY. ESTIMATION DOES NOTINCLUDE SPOILS RESULTING FROM UTILITY INFRASTRUCTURE IMPROVEMENTS.CONTRACTORS ARE RESPONSIBLE FOR BIDDING A COMPLETE JOB WITH THEIR OWNQUANTITIES.EARTHWORK QUANTITIESBASIS OF BEARING: THE BASIS OF BEARINGS IS THE CENTERLINE OF BAYVIEW PLACE AS SHOWN ONTRACT NO. 12528 ON FILE IN BOOK 551, PAGES 38 THROUGH 41 INCLUSIVE, OF MAPS BEING NORTH40°38'15" EAST.BENCHMARK: PER THE COUNTY OF ORANGE SURVEY BENCHMARKSBM: #3N-61-89NAVD: 1988ADJUSTED: 2003ELEVATION: 56.989 FEETDESCRIPTION: DESCRIBED BY OCS 2003 - FOUND 3 3/4" OCS ALUMINUM BENCHMARK DISK STAMPED"3N-61-89", SET IN THE NORTHERLY CORNER OF A 4.5 FT. BY 8FT. CONCRETE CATCH BASIN. MONUMENT ISLOCATED ALONG THE SOUTHWESTERLY SIDE OF BRISTOL STREET, 450 FT. NORTHERLY OF THECENTERLINE OF JAMBOREE, 33 FT. SOUTHWESTERLY OF THE CENTERLINE OF SOUTH BOUND BRISTOLAND 28 FT. NORTHERLY OF A SINGLE LIGHT STANDARD MONUMENT IS SET LEVEL WITH THE SIDWALK.SURVEY & BENCHMARKAPPLICABLE CODESCONSTRUCTION OF THIS PROJECT SHALL AT A MINIMUM COMPLY WITH:·2016 CALIFORNIA BUILDING CODE (CBC)·2016 CALIFORNIA PLUMBING CODE (CPC)·CURRENT CITY OF NEWPORT BEACH REGULATIONS AND ORDINANCE2012 STANDARD SPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION(SSPWC) "GREENBOOK"·CITY OF NEWPORT BEACH STANDARD SPECIAL PROVISIONS FOR USEIN CONJUNCTION WITH SSPWC.·2012 STANDARD PLANS FOR PUBLIC WORKS CONSTRUCTION (SPPWC)·CITY OF NEWPORT BEACH STANDARD DRAWINGSC-1NBRISTOL STREET℄BAYVIEW PLACE ℄49PA2015-210Attachment No. PC 4 - Project Plans
BRISTOL STREET℄BAYVIEW PLACE℄COURTYARDPROPOSED3 STORYBUILDINGFF=59.50BIO-FILTRATIONPLANTERBIO-FILTRATIONPLANTERBIO-FILTRATIONPLANTERUNDERGROUND SERVICE ALERTIMPORTANT NOTICEFORREVIEWONLYPLAN CHECK: PA2015-212 OF JOB NO:
DATE:
REVISION #:
CHECKED:
DATE:
DRAWN:
DATE:
NO. DESCRIPTION BY DATE CHK
REVISIONS
701 N. Parkcenter Drive
Santa Ana, CA 92705
p: 714/560/8200 f: 714/560/8211
www.tait.com
Since 1964
Los Angeles
Ontario
Sacramento
San Diego
San Francisco
Boise
Dallas
Denver
Phoenix
Portland
701 N. Parkcenter Drive
Santa Ana, CA 92705
p: 714/560/8200 f: 714/560/8211
www.tait.com
Since 1964
Los Angeles
Ontario
Sacramento
San Diego
San Francisco
Boise
Dallas
Denver
Phoenix
Portland
CENTERPOINTE SENIOR LIVING
3101 WEST COAST HIGHWAY, SUITE 150A
NEWPORT BEACH, CA 92663
CENTER POINTE SENIOR LIVING
101 BAYVIEW PLACE
NEWPORT BEACH, CA 92660
PRELIMINARY GRADING PLAN
23PRECISE GRADING CONSTRUCTION NOTESPROTECT IN PLACE.CONSTRUCT 6" CURB & GUTTER PER CITY OF NEWPORT BEACH STD-182-L, TYPE A.CONSTRUCT 6" CURB PER CITY OF NEWPORT BEACH STD-182-L, TYPE B.CONSTRUCT COMMERCIAL DRIVEWAY PER CITY OF NEWPORT BEACH STD-160-A.CONSTRUCT CURB ACCESS RAMP PER CITY OF NEWPORT BEACH STD-181-L-A, CASE "C".CONSTRUCT DETECTABLE WARNING SURFACE PER CITY OF NEWPORT BEACH STD-181-L-D.CONSTRUCT SIDEWALK PER CITY OF NEWPORT BEACH STD-180-L.CONSTRUCT STANDARD DUTY PAVEMENT PER DETAIL 1 SHOWN HEREON.CONSTRUCT HEAVY DUTY PAVEMENT PER DETAIL 1 SHOWN HEREON.CONSTRUCT 12" CURB CUTS @ 9' O.C. PER DETAIL 2 SHOWN HEREON.INSTALL 16'X32' CUDO UNDERGROUND STORMWATER STORAGE SYSTEM PERMANUFACTURER'S SPECIFICATIONS. SEE SHEET 3 FOR DETAILS.INSTALL JENSEN TRIPLEX LIFT STATION PER MANUFACTURER'S SPECIFICATIONS. SEE SHEET 3FOR DETAILS.CONSTRUCT CONCRETE ROLLED CURB PER OC PUBLIC WORKS DEPARTMENT STD. PLAN 1201.CONSTRUCT PRIVATE DRAINS THROUGH CURB PER CITY OF NEWPORT BEACH STD-184-L.CONSTRUCT 6" THICK x 4' WIDE PCC V-GUTTER.RECONSTRUCT ALL DAMAGED CURB, GUTTER, SIDEWALK AND STREET ALONG ROADWAY IFDEEMED NECESSARY BY INSPECTOR.SEE SECTION DETAIL 1HEREONSECTION DETAIL 11" = 10'C-21AC PAVEMENT SECTIONN.T.S.LEGENDPROPERTY LINESTANDARD DUTY PAVEMENTHEAVY DUTY PAVEMENTCONCRETEBIO-RETENTION PLANTERENGINEERS NOTE TO CONTRACTORTHE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITIES, PIPES, AND/ORSTRUCTURES SHOWN ON THESE PLANS WERE OBTAINED BY A SEARCH OF AVAILABLERECORDS. TO THE BEST OF OUR KNOWLEDGE, THERE ARE NO EXISTING UTILITIESEXCEPT AS SHOWN ON THESE PLANS. THE CONTRACTOR SHALL ASCERTAIN THE TRUEVERTICAL AND HORIZONTAL LOCATION OF THOSE UNDERGROUND UTILITIES TO BE USEDAND SHALL BE RESPONSIBLE FOR ANY DAMAGE TO ANY PUBLIC OR PRIVATE UTILITIES,SHOWN OR NOT SHOWN HEREON. IF THE CONTRACTOR ENCOUNTERS ANYDISCREPANCIES, CONFLICTS OR AREAS WHICH HE FEELS UNWORKABLE, HE SHALLNOTIFY THE GRADING ENGINEER IMMEDIATELY PRIOR TO CONTINUING OR DEVIATINGFROM THIS PLAN.UNAUTHORIZED CHANGES & USESTHE ENGINEER PREPARING THESE PLANS WILL NOT BE RESPONSIBLE FOR, OR LIABLE FOR, UNAUTHORIZEDCHANGES TO OR USES OF THESE PLANS. ALL CHANGES TO THE PLANS MUST BE IN WRITING AND MUST BEAPPROVED BY THE PREPARER OF THESE PLANS. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCEWITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BE REQUIRED TOASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OFCONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY, THAT THIS REQUIREMENTSHALL BE MADE TO APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS, ANDCONSTRUCTION CONTRACTOR FURTHER AGREES TO DEFEND, INDEMNIFY AND HOLD DESIGN PROFESSIONALHARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORKON THIS PROJECT, EXCEPTING LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF DESIGN PROFESSIONAL.N212" CURB CUTN.T.S.SECTION B-BBBAASECTION A-ABIO-FILTRATION DETAILCCSECTION C-CSECTION D-DDDSECTION E-EEE50PA2015-210Attachment No. PC 4 - Project Plans
FORREVIEWONLYPLAN CHECK: PA2015-212 OF JOB NO:
DATE:
REVISION #:
CHECKED:
DATE:
DRAWN:
DATE:
NO. DESCRIPTION BY DATE CHK
REVISIONS
701 N. Parkcenter Drive
Santa Ana, CA 92705
p: 714/560/8200 f: 714/560/8211
www.tait.com
Since 1964
Los Angeles
Ontario
Sacramento
San Diego
San Francisco
Boise
Dallas
Denver
Phoenix
Portland
701 N. Parkcenter Drive
Santa Ana, CA 92705
p: 714/560/8200 f: 714/560/8211
www.tait.com
Since 1964
Los Angeles
Ontario
Sacramento
San Diego
San Francisco
Boise
Dallas
Denver
Phoenix
Portland
CENTERPOINTE SENIOR LIVING
3101 WEST COAST HIGHWAY, SUITE 150A
NEWPORT BEACH, CA 92663
CENTER POINTE SENIOR LIVING
101 BAYVIEW PLACE
NEWPORT BEACH, CA 92660
DETAIL SHEET
3 3C-351PA2015-210Attachment No. PC 4 - Project Plans
3.83 %14.91 %BRISTOL STREET℄BAYVIEW PLACE℄COURTYARDPROPOSED3 STORYBUILDINGUNDERGROUND SERVICE ALERTIMPORTANT NOTICEFORREVIEWONLYPLAN CHECK: PA2015-212 OF JOB NO:
DATE:
REVISION #:
CHECKED:
DATE:
DRAWN:
DATE:
NO. DESCRIPTION BY DATE CHK
REVISIONS
701 N. Parkcenter Drive
Santa Ana, CA 92705
p: 714/560/8200 f: 714/560/8211
www.tait.com
Since 1964
Los Angeles
Ontario
Sacramento
San Diego
San Francisco
Boise
Dallas
Denver
Phoenix
Portland
701 N. Parkcenter Drive
Santa Ana, CA 92705
p: 714/560/8200 f: 714/560/8211
www.tait.com
Since 1964
Los Angeles
Ontario
Sacramento
San Diego
San Francisco
Boise
Dallas
Denver
Phoenix
Portland
CENTERPOINTE SENIOR LIVING
3101 WEST COAST HIGHWAY, SUITE 150A
NEWPORT BEACH, CA 92663
CENTER POINTE SENIOR LIVING
101 BAYVIEW PLACE
NEWPORT BEACH, CA 92660
PRELIMINARY WQMP PLAN
1 1WQMPLEGENDPROPERTY LINEPROPOSED BIO-TREATMENT PLANTERDRAINAGE AREAACREAGEDRAINAGE AREASPROPOSED STORM DRAINENGINEERS NOTE TO CONTRACTORTHE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITIES, PIPES, AND/ORSTRUCTURES SHOWN ON THESE PLANS WERE OBTAINED BY A SEARCH OF AVAILABLERECORDS. TO THE BEST OF OUR KNOWLEDGE, THERE ARE NO EXISTING UTILITIESEXCEPT AS SHOWN ON THESE PLANS. THE CONTRACTOR SHALL ASCERTAIN THE TRUEVERTICAL AND HORIZONTAL LOCATION OF THOSE UNDERGROUND UTILITIES TO BE USEDAND SHALL BE RESPONSIBLE FOR ANY DAMAGE TO ANY PUBLIC OR PRIVATE UTILITIES,SHOWN OR NOT SHOWN HEREON. IF THE CONTRACTOR ENCOUNTERS ANYDISCREPANCIES, CONFLICTS OR AREAS WHICH HE FEELS UNWORKABLE, HE SHALLNOTIFY THE GRADING ENGINEER IMMEDIATELY PRIOR TO CONTINUING OR DEVIATINGFROM THIS PLAN.UNAUTHORIZED CHANGES & USESTHE ENGINEER PREPARING THESE PLANS WILL NOT BE RESPONSIBLE FOR, OR LIABLE FOR, UNAUTHORIZEDCHANGES TO OR USES OF THESE PLANS. ALL CHANGES TO THE PLANS MUST BE IN WRITING AND MUST BEAPPROVED BY THE PREPARER OF THESE PLANS. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCEWITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BE REQUIRED TOASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OFCONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY, THAT THIS REQUIREMENTSHALL BE MADE TO APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS, ANDCONSTRUCTION CONTRACTOR FURTHER AGREES TO DEFEND, INDEMNIFY AND HOLD DESIGN PROFESSIONALHARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORKON THIS PROJECT, EXCEPTING LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF DESIGN PROFESSIONAL.NBIO-FILTRATION DETAIL³52PA2015-210Attachment No. PC 4 - Project Plans
1
DATE: 12-15-17
CDPC JOB#:
SHEET OF 2
15083
HARBOR POINT SENIOR LIVING, LLC
conceptual design & planning company
3195-C Airport Loop Dr, Studio One, Costa Mesa, CA 92626
T: 949.399.0870 F: 949.399.0882 www.cdpcinc.com
6659 Morro Road, Atascadero, CA 93422
T: 805.466.3385 F: 805.466.3204
101 BAYVIEW PLACE, NEWPORT BEACH, CA 92660
northNEWPORT BEACH, CA SCALE: 1"=20'
0'10'20' 40' 60'
CONCEPTUAL LANDSCAPE PLAN - OVERALL
Phoenix Eriobotya japonica
'Coppertone'
Cercis
Occidentalis
Achillea millefolium
'Paprika'
Aeonium
'Sunburst'
Agave attenuata
'Kara Stripes'
Agave
species
Aloe
species
Buxus japonica
'Green Beauty'
Carissa m.
'Green Carpet'
Carpenteria
californica
Clivia
miniata
Cordyline australis
'Red Star'
Crassula capitella
'Campfire'
Dietes
vegeta
Digitalis
purpurea
Echeveria
'After Glow'
Gardenia jasminiodes
'Vetchii'
Iris
douglasiana
Lavandula
'Buena Vista'
Ligustrum
japonicum
Lomandra
'Breeze'
Lonicera
japonica
Myoporum
parvifolium
Myrtus communis
'Compacta'
Phormium tenax
'Bronze Baby'
Pittosposrum
tobira
Slavia
clevelandii
Salvia
spp
Sanseveria t.
'Laurentii Sport'
Sedum
Morganianum
Sedum s.
'Blue Chalksticks'
Stachys
byzantina
Strelitzia
nicolai
Viburnum tinus
'Spring Bouquet'
Aeonium
'Zwartkop'
Lantana
'New Gold'
Strelitzia
reginae
Westringia
'Blue Gem'
Brachychiton
populneus dactylifera
Archontophoenix
cunninghamiana
TREES / PALMS
SHRUBS AND GROUNDCOVERS
MC CORRIDOR
MC LOBBY
MC DIR
QUIET
ROOM
MC
LIVING
ROOM
STAIR
COPY
LIBRARY
LIVING
ROOM
GRILLE
LOBBY
SUPPORT
OFFICE EXEC
DIRECTOR
OFFICE
DISCOVERY
MARKETING
MAIL
ELEV ELEV
STAIRWOMEN
MEN
DINING
PVT DINING
KITCHEN
WOMEN MEN
MED
ROOM
AL
CARE
OFFICE
AL CORRIDOR
MC DINING
SERVERY
STAIR
ELEV
EQUIP ELEV LOBBY
MC
CARE
OFFICE
STAIR
AL
AL
AL
AL
AL
MC
MC
MC
MC
CMCMCMCMCMCMCMCMCM
MCMCMCMC
MC
MC MC
TRASH ENCLOSURE
SITE
SE BRISTOL ST
JAMBOREE RDBAYVIEW PLC
AL
IF
O
R
N
IA STATE R
O
UTE 73
C
O
R
O
N
A D
EL M
AR
F
W
Y
VICINITY MAP N.T.S
ALL LANDSCAPE PLANS AND INSTALLATIONS SHALL COMPLY WITH CITY
OF NEWPORT BEACH DESIGN GUIDELINES, CODES AND REGULATIONS.
LOW VOLUME DISTRIBUTION IRRIGATION SYSTEM WITH WEATHER BASED
AUTOMATIC IRRIGATION CONTROLLER SHALL BE USED IN COMPLIANCE
WITH THE CITY WATER EFFICIENT LANDSCAPE GUIDELINES.
68% OR MORE PLANT MATERIAL SHALL BE LOW OR VERY LOW WATER
USE MATERIAL.
TREES SHALL BE IRRIGATED SEPARATELY FROM SHRUBS AND
GROUND COVERS.
SPRINKLER HEADS SHALL BE INSTALLED IN LOCATIONS WHERE
IRRIGATION WATER IS CONTAINED WITHIN PERVIOUS SURFACE.
IRRIGATION SYSTEM WILL BE EQUIPPED WITH MASTER VALVE AND PRESSURE
REGULATOR TO PREVENT WATER WASTE.
SPRINKLER HEADS SHALL BE EQUIPPED WITH PRESSURE REGULATOR AND
CHECK VALVE TO PREVENT MISTING AND HEAD DRAINAGE.
QUICK COUPLING VALVE SHALL BE LOCKING TYPE.
IRRIGATION SYSTEM SHALL BE MONITORED FOR LEAKS AND
BREAKAGE WEEKLY.
WATERING SCHEDULE SHALL BE REVIEWED QUARTERLY.
RAINBIRD SQ, STREAM BUBBLER, DRIP BUBBLER, AND HUNTER MP ROTATOR
NOZZLES SHALL BE USED FOR LOW VOLUME IRRIGATION WATER DISTRIBUTION.
CONCEPTUAL IRRIGATION:
- SEATING
- WATER FEATURE
- ENHANCED PAVING
- WAY FINDING
-FLOWERING TREES
- EASE OF CIRCULATION
- SENSORY PLANT MATERIAL
- DECORATIVE POTS WITH
ACCENT PLANTS
- TABLES AND CHAIRS FOR
OUTDOOR DINING
- WATER FEATURE
-ENHANCED PAVING
- LOUNGE SEATING
- OVERHEAD TRELLIS
- FIRE FEATURE
- WOOD DECK PAVING
- DECORATIVE POTS WITH
ACCENT PLANTS
- LARGE SPECIMEN TREE IN
RAISED PLANTER
- ENHANCED PAVING
- CIRCULAR PLANTER
WITH SPECIMEN PALMS
- STAGING / WAITING AREA
FOR RESIDENTS
- WATER FEATURE
- ACCENT PLANT MATERIAL
MEMORY CARE COURTYARD
ASSISTED LIVING COURTYARDS MAIN ENTRY
SEE ENLARGEMENT A,
SHEET 2
SEE ENLARGEMENT C,
SHEET 3
SEE ENLARGEMENT B,
SHEET 2
EXISTING SIDEWALK
EXISTING SIDEWALK
EXISTING CURB
EXISTING SIDEWALK
PROPOSED TREE
TO FILL IN GAPSEXISTING TREE TO REMAIN
PERIMETER LANDSCAPE BUFFER
PERIMETER LANDSCAPE
BUFFER
PERIMETER LANDSCAPE
6' HIGH WALL, PER
ARCHITECT'S PLAN
42" HIGH WALL, PER
ARCHITECT'S PLAN
ALL LANDSCAPE INSTALLATION SHALL BE PERMANENTLY MAINTAINED.
ALL LANDSCAPE AREAS SHALL RECEIVE AUTOMATIC IRRIGATION SYSTEM.
ALL LANDSCAPE PLANS AND INSTALLATIONS SHALL ADHERE TO CITY DESIGN GUIDELINES, CODES AND REGULATIONS.
NOTES:
PLANT MATERIAL NOT LISTED MAY BE USED, SUBJECT TO APPROVAL BY THE CITY.
SHRUBS AND GROUNCOVERS
MAIN ENTRY & PERIMETER
SYMBOL BOTANICAL NAME COMMON NAME WUCOLS
REGION 3
EGASPPS AIVLAS
LANTANA 'NEW GOLD'NEW GOLD LANTANA
AGAVE SPECIES AGAVE
ALOE SPECIES ALOE
CARISSA M. 'GREEN CARPET'DWARF NATAL PLUM
MYOPORUM PARVIFOLIUM MYOPORUM
DECORATIVE ROCK/ COBBLE
BLUE CHALKSTICKSSENECIO S. 'BLUE CHALKSTICKS'
LOW
LOW
LOW
LOW
MOD
LOW
LOW
PITTOSPORUM TOBIRA MOCK ORANGE MOD
MEMORY CARE AND ASSISTED LIVING COURTYARD
LIGUSTRUM JAPONICA 'TEXANUM'TEXAS PRIVET
ACHILLEA M. 'PAPRIKA'YARROW
CARPENTERIA CALIFORNICA BUSH ANEMONE
GARDENIA JASMINIODES 'VEITCHII'EVERBLOOMING GARDENIA
CLIVIA MINIATA NATAL LILY
MOD
LOW
LOW
MOD
LOW
PERENNIALS FOR POTS
GIANT BIRD OF PARADISESTELITZIA NICOLAI MOD
MYRTUS COMMUNIS 'COMPACTA'DWARF MYRTLE LOW
DIGITALIS PURPUREA COMMON FOXGLOVE MOD
LAVANDULA A. 'BUENA VISTA'LAVENDER BUENA VISTA LOW
LOMANDRA L. 'BREEZE'DWARF MAT RUSH LOW
IRIS DOUGLASIANA DOUGLAS IRIS LOW
STACHYS BYZANTINA LAMB'S EARS MOD
LONICERA JAPONICA JAPANESE HONEYSUCKLE LOW
VINE
SALVIA CLEVELANDII CALIFORNIA BLUE SAGE LOW
AGAVE ATTENUATA 'KARA STRIPES'VARIEGATED AGAVE LOW
AEONIUM 'SUNBURST'AEONIUM SUNBURST LOW
CRASSULA CAPITELLA 'CAMPFIRE'CAMPFIRE CRASSULA LOW
CORDYLINE AUSTRALIS 'RED STAR'FLAMING GLOW MEXICAN LILY LOW
PHORMIUM 'BRONZE BABY'NEW ZEALAND FLAX MOD
SANSEVERIA T. 'LAURENTII SPORT'STRIPED MOTHER-IN-LAW TONGUE LOW
ECHEVERIA 'AFTER GLOW'ECHEVERIA LOW
SEDUM MORGANIANUM BURRO'S TAIL LOW
AEONIUM A. 'ZWARTKOP'BLACK ROSE AEONIUM LOW
GIANT BIRD OF PARADISESTELITZIA REGINAE MOD
DIETES VEGETA FORTNIGHT LILY MOD
BLUE GEM COAST ROSEMARYWESTRINGIA 'BLUE GEM'LOW
SIZE
5 GAL.
5 GAL.
5 GAL.
5 GAL.
5 GAL.
1 GAL.
1 GAL.
5 GAL.
5 GAL.
1 GAL.
5 GAL.
5 GAL.
1 GAL.
15 GAL.
5 GAL.
1 GAL.
5 GAL.
1 GAL.
5 GAL.
5 GAL.
5 GAL.
5 GAL.
5 GAL.
1 GAL.
1 GAL.
5 GAL.
5 GAL.
5 GAL.
1 GAL.
1 GAL.
5 GAL.
5 GAL.
5 GAL.
5 GAL.
DATE PALMPHOENIX DACTYLIFERA
'DEGLET NOOR'
LOW
WESTERN REDBUD WOLSILATNEDICCO SICREC
PLANT PALETTE
SYMBOL BOTANICAL NAME COMMON NAME WUCOLS
REGION 3TREES
BOTTLE TREE DOMSUENLUPOP NOTIHCYHCARB
LOQUAT TREE DOMACINOPAJ AYTOBOIRE
PALMS
SYAGRUS ROMANZOFFIANUM
WASHINGTONIA ROBUSTA
EXISTING TREES TO REMAIN
EXISTING PALMS - PROTECT IN PLACE
CUPPANIOPSIS
TRISTANIA CONFERTA
TO BE REMOVED
TRISTANIA CONFERTA
CARROTWOOD TREE
BRISBANE BOX
BRISBANE BOX
QUEEN PALM
MEXICAN FAN PALM
KING PALM DOMXINEOHPOTNOHCRA
BOTANICAL NAME COMMON NAME WUCOLS
REGION 3
SYMBOL
QUANTITY
QUANTITY
22
2
17
1
3
CUNNINGHAMIANA
ANACARDIOIDES
SIZE
SIZE
18' BTH
36" BOX
36" BOX
48" BOX
16' BTH
ADJACENT PROPERTYADJACENT PROPERTY
BRISTOL STREET
BAYVIEW PLACEEMERGENCY
DRIVE EXIT
ONLY
53
PA2015-210 Attachment No. PC 4 - Project Plans
2
DATE: 12-15-17
CDPC JOB#:
SHEET OF 2
15083
HARBOR POINT SENIOR LIVING, LLC
conceptual design & planning company
3195-C Airport Loop Dr, Studio One, Costa Mesa, CA 92626
T: 949.399.0870 F: 949.399.0882 www.cdpcinc.com
6659 Morro Road, Atascadero, CA 93422
T: 805.466.3385 F: 805.466.3204
101 BAYVIEW PLACE, NEWPORT BEACH, CA 92660
northCONCEPTUAL LANDSCAPE PLAN - ENLARGEMENTS
NEWPORT BEACH, CA
MEMORY CARE
COURTYARD
ASSISTED LIVING
COURTYARD
MC CORRIDOR
MC LOBBY
MC DIR
QUIET
ROOM
MC
LIVING
ROOM
STAIR
COPY
LIBRARY
LIVING
ROOM
GRILLE
LOBBY
SUPPORT
OFFICE EXEC
DIRECTOR
OFFICE
DISCOVERY
MARKETING
MAIL
ELEV ELEV
STAIRWOMEN
MEN
DINING
PVT DINING
KITCHEN
WOMEN MEN
MED
ROOM
AL
CARE
OFFICE
AL CORRIDOR
MC DINING
SERVERY
STAIR
ELEV
EQUIP ELEV LOBBY
AL
AL
AL
AL
AL
MC
MC
MCMCMCMC
MC
MC MC
TRASH ENCLOSURE
SCALE: 1" = 10'-0"
MEMORY CARE AND ASSISTED LIVING COURTYARDSA
SCALE: 1/4" = 1'-0"
WATER FEATUREB
SCALE: 1" = 10'-0"
MAIN ENTRYC
LOUNGE AREA LOUNGE SEATING / OUTDOOR DINING TABLE AND CHAIRS
BENCH FOUNTAIN DECORATIVE WALL WITH CAP
COURTYARD PAVING OPTIONS
PLANTER POT OPTIONS
BENCH DECORATIVE GUARDRAIL
WAITING AREA PAVING OPTION PAVING COLOR OPTIONS - DRIVEWAY
WATER FEATURE WITH COBBLE BASIN
MED
ROOM
AL
CARE
OFFICE
AL CORRIDOR
SERVERY
BAYVIEW PLACELOUNGE CHAIRS
FIRE ELEMENT
TRELLIS
LOUNGE SEATING AREA
WOOD DECK PAVING
PLANTER WALL
BENCH SEATING
PLANTING AREA
DECORATIVE POTS
WITH ACCENT PLANTING
OUTDOOR DINING
TABLES AND CHAIRS
WATER FEATURE
DECORATIVE STONE WALL WITH CAP
TRASH RECEPTACLES
DECORATIVE POTS WITH ACCENT PLANTING
LARGE SPECIMEN TREE IN RAISED PLANTER
ENHANCED CONCRETE PAVING
SMALL ACCENT TREE IN RAISED PLANTER
PLANTING AREA
DECORATIVE POTS WITH
ACCENT PLANTING
PLANTING AREA
WATER FEATURE
DECORATIVE STONE WALL WITH CAP
ROCKING BENCH SEATING
PLANTING AREA
WOOD PAVING FLUSH WITH
ADJACENT COURTYARD
PEDESTAL PAVING
PLANTER WALL
TRELLIS
WOOD DECK PAVING
SEAT WALL
CONCRETE WALK
MAIN ENTRY LANDSCAPE
SEATING FOR WAITING AREA
TIERED WATER FEATURE
WALLS WITH COBBLE BASIN
(BOTH SIDES OF ENTRY)
ENHANCED PAVING AREA
ACCENT PALM TREES
ROUNDABOUT WITH CENTER
ISLAND ACCENT PLANTING
ENHANCED CONCRETE PAVING AREA
MAIN ENTRY LANDSCAPE
PASSENGER DROP-OFF AREA
DECORATIVE GUARDRAIL
BOTH SIDES OF DRIVE AISLE
DECORATIVE POT WITH ACCENT PLANTING
54
PA2015-210 Attachment No. PC 4 - Project Plans
From: runfastalrun@aol.com
Sent: Thursday, September 06, 2018 4:40 PM
To: Zdeba, Benjamin
Subject: Re: Complaint for proposed rezoning for Harbor Pointe senior center
Attachments: Rezoning letter for Baycrest Court Sept. 2018.docx
Dear NB city council members,
Please find attached a letter in regards to opposing the rezoning of a CO -G property to a PI property.
Thank you,
The Wakelings at Baycrest Court Newport Beach
Planning Commission - September 13, 2018
Item No. 2a Additional Materials Received
Harbor Pointe Senior Living (PA2015-210)
9/5/2018
Dear Newport Beach Planning Commission,
My husband and I are very disheartened and greatly concerned to hear that the city of Newport
Beach has put forth a proposal to make a direct zone change from it’s current CO-G to PI in
regards to the Harbor Pointe senior care facility.
When we purchased our property, this was never an issue that we were concerned about
because we had checked out the city planning for the surrounding area and it was only zoned
for commercial offices. We moved to Baycrest Court because we liked the idea of living in a
small QUIET community.
Now the city wants to change the zoning and build a senior facility which will not only lower our
property values but also have a huge impact on traffic in the surrounding area.
As it stands now the traffic on the weekends from the office buildings is minimal.
The builder claims that this proposed building will not have an adverse effect on the traffic.
Seriously how could they even make a silly statement like that.
Think about it logically this is a nursing home which will have employee rotations all day
(weekends included) and night emergency vehicles (sirens) visitors etc etc.
What happens if Harbor Pointe is sold or goes out of business and the zoning is now changed so
it would not be hard for example a drug rehab or private jail to take over the premises.
GREAT destroying our property values even more
We all work very hard to achieve what we have as I am sure you do. Please help us to protect
our property values and save our neighborhood by turning this rezoning request down.
We are not against redevelopment of the site for CO-G commercial office zoning.
But we are strongly against and opposed to rezoning this property to PI for building a private
institution.
Sincerely,
The Wakelings
Planning Commission - September 13, 2018
Item No. 2a Additional Materials Received
Harbor Pointe Senior Living (PA2015-210)
From: Carol McDermott <carol@entitlementadvisors.com>
Sent: Friday, September 07, 2018 7:32 PM
To: Zak, Peter; Weigand, Erik; Dunlap, Bill; Kramer, Kory; Koetting, Peter;
Kleiman, Lauren; Lowrey, Lee
Cc: Jurjis, Seimone; Campbell, Jim; Ramirez, Gregg; Zdeba, Benjamin
Subject: Harbor Pointe Study Session on September 13 Responses from applicant to
letters of opposition (b)
Attachments: 2018-09-06 Responses to Opponents on Harbor Pointe for Planning
Commission.docx
Mr. Chairman and Members of the Commission: I am representing the applicant and
developer of the proposed Harbor Pointe assisted living and memory care facility on
your agenda September 13 for a Study Session. I have received copies of the repetitive
letters of opposition and wish to provide our responses based on the findings of the
DEIR and the plans on file with the City for this use. I have assembled them by topic on
an Issue/Response basis and hope you find this to be informative. We look forward to
presenting our revised project to you at the meeting and receiving your comments now
that we have lowered the height of the building in response to community concerns
expressed at the previous study session. Sincerely, Carol
Carol Mentor McDermott, AICP
Principal
MIG | Entitlement Advisors
3 Park Plaza 17th Floor
Irvine, Ca 92614
Office: (949) 502-6317
Mobile: (949) 422-2303
www.entitlementadvisors.com | www.migcom.com
Planning Commission - September 13, 2018
Item No. 2a Additional Materials Received
Harbor Pointe Senior Living (PA2015-210)
1
Responses to Letters from Opponents re: Harbor Pointe Assisted living
Typical Issues are as described by several residents from the Baycrest Condominium
and Santa Ana Heights communities and are excerpted below from their letters by
issue topic
Safety of all area Residents
Issue 1: Bristol and Jamboree is one of the most dangerous intersections in the city
and county. Memory care patients who are (per the EIR) to be housed on the lower
level of the facility can potentially wander. How will you handle the tragedy of these
patients wandering out onto Bristol and potentially being killed? How will you handle
these same patients potentially wandering into Baycrest and the Terraces, into these
busy surrounding streets, yards, decks and pool areas-all potentially leading to
unnecessary tragedies?
Response 1: Memory care patients are in a completely secured and
monitored portion of the building and their recreational amenities are
completely enclosed. The operator provides extensive security systems for
the Memory Care portion of the building. They train their staff thoroughly
to frequently monitor and care for memory impaired residents on a 24/7
basis; the memory care portion of the building is secured and separate from
the assisted living residents. Entrance into the memory care area is only by
using a confidential key pad code, the fire access doors are locked and if
accidently opened, an alarm sounds to allow staff to intervene immediately
if necessary. Additionally, window stops are installed on all the exterior
windows. As a result, unintentional exits by unaccompanied residents is
extremely rare. Also, the memory impaired residents are physically
incapable of entering the gated community of Baycrest.
Issue 2: This building would bring in 100's of people to this site including residents,
their visitors, employees, emergency response, vendors, etc. coming and going at all
times of the day & night.
Response 2: None of the residents are capable of driving. Unfortunately,
they receive very few visitors, and certainly not at peak hours when
residents and office employees are headed to their jobs and/or returning
home. The number of employees is expected to range between 10-20 with a
maximum of 30 employees for a brief amount of time during shift changes.
According to the traffic study attached as a technical appendix to the
Environmental Impact Report (EIR), the existing restaurant generates 738
trips per day and the proposed project is expected to generate
approximately 312 trips per day or 426 trips less.
Planning Commission - September 13, 2018
Item No. 2a Additional Materials Received
Harbor Pointe Senior Living (PA2015-210)
2
Issue 3: What will happen in the event of an emergency such as an earthquake, fire,
major car accidents, etc.? What is the plan? How will the required evacuation of this
institution’s residents with memory care patients, the very ill and elderly impact the
safety and lives of existing residents and occupants of the office buildings in the event
of natural disaster?
Response 3: The building is being designed to the most up-to-date and
stringent earthquake standards, evacuation plans are required by City fire
codes and State Department of Health Services permits, there is an
emergency exit out onto Bristol, and this senior residential community
represents no known danger to surrounding residents or employees. We
will be happy to review these restrictions with our neighbors and the
Commission and accept conditions of approval to address these concerns.
Issue 4: Just this year there was a small aircraft that crashed into the homes of
people that lived in the terraces. Due to John Wayne Airport flight patterns, what
additional risk are you putting these memory care patients into?
Response 4: As with all previous (including Baycrest) and proposed
developments in the area near the airport, this community will require
approval by the Airport Land Use Commission which will review and
require compliance with all their standards.
Issue 5: The street boundary to the East (Bristol) of this location is a major one-way
street that already has major traffic delays/back-ups at many times throughout the
day. The building of this type of facility at this intersection further places all residents
at a higher risk for accidents. Our community cannot handle this increase in traffic
flow. The increase in traffic to this area also places residents at a higher risk for
vandalism, theft, etc.
Response 5: The EIR and Traffic Study prepared by an independent
consultant under contract to the City has found that there is no increase in
traffic and in fact a significant decrease from the existing restaurant, having
little or no peak hour effects on either Bristol or Bayview Place, unlike if an
office building were developed on the same property which increases peak
hour traffic. Harbor Pointe will reduce traffic from that of the restaurant by
426 daily trips and will be less than an office building by 370 trips. Without
such feared increases, there is little likelihood of an increase in vandalism
or theft.
Issue 6: The site will have controlled substances in medication rooms which will
surely put them at risk for theft and all residents at higher risk.
Response 6: The State also controls the use, security and storage of
controlled substances eliminating risk of theft and risk to residents. We are
happy to share these restrictions with our neighbors and the Commission.
Planning Commission - September 13, 2018
Item No. 2a Additional Materials Received
Harbor Pointe Senior Living (PA2015-210)
3
Noise Concern
Issue 7: Restaurants and offices are not open all night. An institution like this is open
ALL NIGHT with employee shift changes, ambulances, coroners, mortuary vehicles,
police activity, etc. disrupting our neighborhoods and our lives. Baycrest and the
Terraces will be particularly hard hit being adjacent to this site and people turning
around in our entry circles at all hours of the night.
Response 7: The proposed use is a demonstrably quiet use and the Noise
Study in the EIR demonstrates that employees exiting and entering the
underground parking structure will generate little noise to the surrounding
community because their cars will all be underground when they leave or
arrive. The Fire Department has stated that it is their practice not to use
sirens when entering a residential community such as Harbor Pointe or
Baycrest. Signage will be required for the site to help protect the Baycrest
community from the use the Baycrest entry circles and most of the drivers
accessing the assisted living community will be either employees familiar
with the recommended traffic pattern or public safety personnel familiar
with the street patterns. Also, there is an emergency exit out onto Bristol
for emergency personnel to utilize.
Issue 8: The residents that would be housed here are all high risk and mostly elderly
which will most definitely ensure emergency vehicles being called at all times of the
day and night for assistance. This is not acceptable to people who have lived here for
years in a quiet community free of noise. If there is a noise abatement law mandated
by John Wayne Airport after 11pm to minimize noise in this area, how can a Senior
Living Facility be built directly behind the same communities that will require non-
stop traffic in and out and emergency vehicles? A 24/7 facility includes shift changes,
sirens, people from out of the area being dropped off, etc. which can dramatically
increase traffic and the tranquility of our neighborhoods at night.
Response 8: Examples of other assisted living and memory care
communities in the city have shown that medical emergencies are typically
no more frequent than in surrounding communities. Additionally,
emergency vehicles do not use their sirens in residential areas, typically
used only when moving through intersections against a signal phase. Drop-
off’s are typically done during normal working hours and a shuttle is
available to residents minimizing any additional trips to doctor’s
appointments or pharmacy visits which are all done during the day. Shift
changes are of such minimal numbers, 10-20 regular staff and a maximum
of 30 onsite due to staggered shift scheduling overlap, that no significant
increase in traffic will be experienced in the neighborhood.
Planning Commission - September 13, 2018
Item No. 2a Additional Materials Received
Harbor Pointe Senior Living (PA2015-210)
4
Issue 9: How will distress noises from patients living their effect surrounding
communities? How will outside garden, grill and lounge areas impact noise levels next
to surrounding communities?
Response 9: There are no outdoor gardens or courtyard spaces adjacent to
the surrounding residential communities. All such spaces and amenities
are internal and surrounded by the building. Additionally, there is a block
wall separating the communities on the south and west with the nearest
homes approximately 90 feet away from our building.
Environmental Impact to the Back Bay Ecological Reserve
Issue 10: The massive Increase in utilization of water that will be required makes no
sense when we have been under a drought for years here. How will this impact the
Bay? How does another building this size effect the protected species in the Back Bay?
Increase in litter, trash to area. How will medical waste be handled?
Response 10: The EIR reveals that the increase in water demand over a
restaurant or a potential office building is insignificant. Also, unlike when
Baycrest was built, stringent water quality control and run-off management
plans are required such that there will be no water quality impact to the
Bay. Since residents are always managed by staff there is little potential for
litter. The existing and proposed trees on the site provide the same buffer
for protected species as the existing development. Additionally, the site is
approximately one-third of a mile from the Back Bay with intervening
development and vegetation. Medical waste is controlled by strict State
guidelines, and we are happy to share those regulations with our neighbors
and the Commission.
Issue 11: Level of CO2 emissions caused by building as well as increased traffic flow.
How does all of this impact the air we are breathing and each and every day?
Response 11: The EIR Traffic Study shows that there is little or no increase
in traffic compared to the existing use therefore no significant increase in
CO2 emissions.
Issue 12: How many parking spaces will be provided for residents, employees,
medical practitioners, visitors, etc.? Will they now park up and down Bayview place
which in turn adds to more accident risk?
Response 12: Parking is completely provided in the underground structure
with an elevator into the building. The City requires 40 parking spaces and
the project provides 53. The excess parking ensures that the parking supply
exceeds the demand by 33%. With more than adequate parking, it is
unlikely that parking on Bayview Place will occur. The City requires that all
staff and visitors park on-site and they can all be instructed not to park on
Bayview Place.
Planning Commission - September 13, 2018
Item No. 2a Additional Materials Received
Harbor Pointe Senior Living (PA2015-210)
5
Rezoning
Issue 13: Rezoning to a private institutional design violates the general and master
plan. The rezoning from Commercial office to PI will pave the way for any type of
institution including mental institutions, drug-rehab centers, etc. to do business at this
site.
Response 13: The Bayview Planned Community Development Plan
amendment is designed to add the proposed assisted living use to the list of
land uses that requires a Use Permit approval. The proposed amendment to
the Bayview Planned Community Development Plan does not include a
provision to allow mental institutions or drug-rehab centers, etc., making it
infeasible at this location. The City’s General Plan allows for updates and
the public hearing process provides for analysis of the compatibility of a
proposal.
Financial
Issue 14: A building of this size, bringing in increased traffic flow, noise, pollution,
etc. will surely have a negative impact on the property value of all homes & condos in
the area that will suffer a great financial loss and quality of life if such a building is
approved.
Response 14: The EIR has evaluated all the factors of traffic, noise, air
quality etc. and has found no significant impacts which could affect
surrounding uses and therefore land values. Local realtors have denied the
impact of this use on home values and the operator has never seen an
impact to adjacent property values in other locations; in fact, it is most
often seen as an amenity or convenience to grown children who want their
aging relatives nearby.
Planning Commission - September 13, 2018
Item No. 2a Additional Materials Received
Harbor Pointe Senior Living (PA2015-210)
From: Paula Hurwitz <paulakhurwitz@yahoo.com>
Sent: Monday, September 10, 2018 1:32 PM
To: Zdeba, Benjamin
Subject: Harbor Pointe Senior Living
I am a resident at 112 Baycrest Ct. and am in the most visually
effected location. My front window faces directly towards the
Kityama parking lot. The restaurant is set back to be closer to
Bristol St. East. They are good neighbors and do not operate 24
hours. The new proposed footprint of the Senior center will be
less than 90 feet away from my kitchen window and the noise,
traffic, lighting will be 24 hours with no respite. How can this
be good?
This is my retirement investment. I feel threatened by the
possibility that I would no longer want to reside here. We all
purchased our units knowing that the site was designated as a
commercial site under the Master Plan. That is how we chose this
lovely area.
I can only speak to what I perceive is a massive change to the
area. I am opposed to this project on many levels and will list
them below.
Making a change to the Master Community Plan that has
protected our neighborhood will threaten the area in
safety, as well as traffic. Changing the site from CO-G to
PI would set a precedent in the entire city. It could pave
the way for a variety of businesses to take over the site
if the project fails or decides to sell to another
institutional concern.
I am troubled that the claims from the builder and the EIR
has stated that there would be no increase in traffic.n
There will be shift changes, emergency vehicle traffic and
increased visitor traffic.
Traffic safety is a concern as Bristol St going East is a
major traffic area and prone to more accidents than others
and any major disaster would be hampered in evacuation due
to the direction of the streets and intersections.
Planning Commission - September 13, 2018
Item No. 2a Additional Materials Received
Harbor Pointe Senior Living (PA2015-210)
After being urged as citizens of the city to conserve our
water and even being restricted. How does it help when an
8,000 sq foot building is replaced by an 85,000 sq foot
building with 120 or so units with showers, toilets and
sinks. The increase in water usage could effect our
abilities during a future drought. A change in zoning for
one individual business will set a bad precedent as unfair
to the neighbors surrounding the site.
I urge you to not to let this project be allowed and ruin
what we believe to be the best place in Newport Beach to
live.
Please say no to this!
Paula K. Hurwitz
Planning Commission - September 13, 2018
Item No. 2a Additional Materials Received
Harbor Pointe Senior Living (PA2015-210)
Michael and Kristina Kiper
31 Baycrest Court
Newport Beach, CA 92660
Islandmd1@aol.com
(949) 350-2884
September 9, 2018
Dear Mr. Zdeba,
We are writing to express our deep opposition to the proposed rezoning
next door to our community to allow the Harbor Pointe Senior Care Facility
development. We purchased our condo expressly for the tranquility of the
neighborhood. The rezoning of the Kitayama site threatens the safety and
peacefulness of our neighborhood.
We should not be forced to watch our property values plummet as these
“private institutions” profit. The space should remain and be used as it
always has, as a “Commercial Office” site. For the same reason that the
airport is not allowed to operate all night, nor should we be subjected to a
facility that will operate all night as we try to rest. We are sure that you as
a homeowner would not want a zoning change where you live either.
Thank you for your attention to this matter.
Sincerely,
Michael & Kristina Kiper
Planning Commission - September 13, 2018
Item No. 2a Additional Materials Received
Harbor Pointe Senior Living (PA2015-210)
From: Teresa Watanabe <teresa.watanabe@broadcom.com>
Sent: Monday, September 10, 2018 1:25 PM
To: Zdeba, Benjamin
Subject: Concerns about proposed harbor Pointe senior care facility
Dear Ben and other Newport Beach commissioners,
As a resident at Baycrest Court, near the proposed Harbor Pointe senior care facility, I am strongly and unwaveringly opposed to rezoning this site from its
current CO-G
(Commercial Office) purpose of use to a PI (Private Institution). The proposed care facility (or any future private institution) is in close proximity to our
neighborhood. In some case, it's almost adjacent to some residential properties.
Our quiet and safe neighborhood was never intended to include a Private Institution and I call on you to protect our property values and
safety by denying this rezoning. It has never been
part of the Master Community Plan for Bayview and therefore this type of rezoning would set a precedent that is neither safe or appropriate
for our beautiful and serene neighborhoods or for
that matter, any other similar neighborhoods in the city of Newport Beach.
I am greatly concerned and troubled by the validity of the claims from the builder and the Environmental Impact Report that traffic will not
increase as a result of a 24 X 7 business that
includes employee shift changes, emergency vehicles, and increased holiday visitor traffic.
A zoning change of this precedent setting magnitude in the city of Newport Beach (a direct zone change from CO-G to PI) paves the way for
a variety of businesses to take over the site in the
future that would tank property values and our neighborhood’s safety should the proposed senior facility not be built, sold, or goes out of
business.
Protect our property values and our neighborhoods by turning this rezoning request down. I am not against redevelopment of the site for a
use it was intended, I am against this precedent
setting rezoning to a Private Institution.
Sincerely,
Teresa & Ross Watanabe at Baycrest Ct.
Planning Commission - September 13, 2018
Item No. 2a Additional Materials Received
Harbor Pointe Senior Living (PA2015-210)
From: Jeanette Bianchini <hisjoyandpeace@yahoo.com>
Sent: Monday, September 10, 2018 4:08 PM
To: Zdeba, Benjamin
Subject: Fw: Ben Zdeba - City of Newport Beach RE: The Proposed Harbor
Pointe Senior Care Facility
Attachments: 20180910080548613.pdf
Dear Ben,
We are strongly against rezoning! Please read our attached letters.
Thank you for the opportunity to voice our serious concerns.
If my people, who are called by my name, will humble themselves and pray, I will hear
them from heaven and heal their land. 2 Chron. 7:14
-
Planning Commission - September 13, 2018
Item No. 2a Additional Materials Received
Harbor Pointe Senior Living (PA2015-210)
Planning Commission - September 13, 2018 Item No. 2a Additional Materials Received Harbor Pointe Senior Living (PA2015-210)
From: Carol McDermott <carol@entitlementadvisors.com>
Sent: Wednesday, September 12, 2018 1:41 PM
To: pete.zak@newportbeach.ca.gov; Weigand, Erik; Dunlap, Bill; Kramer, Kory;
Koetting, Peter; kleiman@newportbeachca.gov; Lowrey, Lee
Cc: Zdeba, Benjamin; Anne Fox
Subject: Letter from Harbor Pointe Assisted Living Neighbor (a)
Attachments: 2018-09-11 Borak Kityama Support.docx
Mr. Chairman and Members of the Commission: I received this email of support for
Harbor Pointe. Thank you for reading it. cmmc
Carol Mentor McDermott, AICP
Principal
MIG | Entitlement Advisors
3 Park Plaza 17th Floor
Irvine, Ca 92614
Office: (949) 502-6317
Mobile: (949) 422-2303
www.entitlementadvisors.com | www.migcom.com
Planning Commission - September 13, 2018
Item No. 2b Additional Materials Received
Harbor Pointe Senior Living (PA2015-210)
Mr. Chairman and Members of the Commission:
I live in Bayview Terrace, next to Baycrest condominiums which are adjacent to
Kitiyama restaurant and the proposed Harbor Pointe Assisted Living and Memory Care
project. I am in favor of the project and disagree with the negative claims made by some
residents of Baycrest Condominiums, on the impact of this project. I appreciate that the
applicant reduced the height of the building from 5 stories to 3 and are willing to add
extensive landscaping to buffer our community from the new use. I know that senior
living projects do not generate traffic nor are the residents a danger to our community. I
strongly oppose another office building replacing Kityama. An office building will create
more of the same problems I’m currently having with the office buildings across the
street from Kityama. Everyday I deal with cars speeding off of Bristol, cutting me and
my children off, and swerving into the office building turn lanes across the street. These
are business people, usually in a rush, and with absolutely no concern for the residents
that have to drive in and out of this area everyday. A retirement community will not
have the same clientele as an office building, and will not have cars speeding and driving
at dangerous speeds. Many of my neighbors share my same thoughts on this matter. As
a resident of the neighborhood, thank you for considering my concerns against building
another office building, and in support of a new retirement home.
Christine Borak
29 Shearwater Place
Newport Beach, CA 92660
Planning Commission - September 13, 2018
Item No. 2b Additional Materials Received
Harbor Pointe Senior Living (PA2015-210)
From: Suzanne Gee <suzgee23@yahoo.com>
Sent: Wednesday, September 12, 2018 7:31 PM
To: Zdeba, Benjamin
Subject: Kitayama Site Rezoning
Dear Ben,
As a resident at Baycrest near the Harbor Pointe senior care facility, I am strongly
opposed to rezoning this site from its current CO-G (Commercial Office) purpose
of use to a PI (Private Institution).
I am greatly concerned of the impact that a zoning change of this type and
magnitude will have on our quiet and safe neighborhood. It has never been part
of the Master Community Plan for Bayview to include a Private Institution and
therefore this type of rezoning would set a precedent that is neither safe or
appropriate for our beautiful and serene neighborhood.
I am greatly concerned that a 24 X 7 facility will dramatically increase traffic and
noise in our tranquil neighborhood and am greatly concerned and troubled by the
validity of the claims from the builder and the Environmental Impact Report that
traffic will not increase as a result of a 24 X 7 business that includes employee
shift changes, emergency vehicles and increased holiday traffic.
This precedent setting direct zone change from CO-G to PI would also pave the
way for a variety of businesses to take over the site in the future that would
greatly decrease our property values and our neighborhoods safety should the
senior facility not be built, sold, or goes out of business.
Please protect the property values and safety of our quiet and safe neighborhood
by denying this rezoning. I am not against redevelopment of the site for a use it
was intended, I am against this precedent setting rezoning to a Private Institution.
Sincerely,
Suzanne Gee
Planning Commission - September 13, 2018
Item No. 2c Additional Materials Received
Harbor Pointe Senior Living (PA2015-210)
1
Kirk Snyder
41 Baycrest Court
Newport Beach, CA 92660
kdsnyder@cox.net
Newport Beach Planning Commissioners
City of Newport Beach Planning Department
100 Civic Center Dr.
Newport Beach, CA 92660
Dear Planning Commissioners,
I am a homeowner at 41 Baycrest Court in Newport Beach, located in the Bayview master planned
community and the current President of our HOA. I am writing to strongly voice my personal
opposition to rezoning the current Kitayama site that sits at the corner of Bristol and Bayview from
CO-G to PI, documented to me in an email from the City of Newport Beach Planning Department as a
precedent setting direct zoning change.
There are many significant issues that I believe warrant the city to refuse this request to change the
zoning for the Harbor Pointe senior and memory care facility proposed on this site, but I will focus on
only one in this letter. The Bayview master plan never intended for any type of “institutional”
business to be included in our quiet and safe neighborhoods here at the top of our city’s beautiful
upper Newport Bay Ecological Preserve. It is loud and clear that the overwhelming majority of
residents would never have purchased their homes if this had been part of the original master
community plan. To change the zoning in this precedent setting and radical way, is to undermine the
faith that hundreds of homeowners collectively representing multi-millions of dollars of property
have in our city’s leaders to protect and preserve the value of their communities.
As President of our HOA, I am fortunate to know most of the homeowners and residents in our own
safe and tranquil neighborhood as well as the community leaders in the neighboring Terraces and
Santa Ana Heights communities. We all know that if a zoning change is permitted, it paves the way
for all types of businesses fitting under the banner of a Private Institution to set up shop on that site.
And of course, we also all know that the drug rehabilitation business is currently thriving, and a
Newport Beach address is worth a great deal of money. Therefore, it is entirely possible that the
current developers will sell the site to one of these other types of institutional businesses that would
now be sanctioned to operate less than 100 feet from the doors of many hard working, tax paying
and voting homeowners. Perhaps this would occur should their proposed senior and memory care
business fail or perhaps they would never open their doors and sell it to a drug rehabilitation center
once the rezoning occurs. Of course, this would net the developers a great deal of money based on
the rezoned PI status alone.
Because this rezoning would be precedent setting, its significance goes far beyond the master
community plan of Bayview and should sound a loud warning siren to every homeowner in Newport
Beach. If institutional businesses are allowed in one safe, quiet and tranquil neighborhood, they
Planning Commission - September 13, 2018
Item No. 2c Additional Materials Received
Harbor Pointe Senior Living (PA2015-210)
2
could be coming soon to their neighborhoods once this precedent is set. I am confident that as soon
as the entire city knows about how destructive this type of rezoning could be to their own beautiful
neighborhoods, creating a myriad of safety and crime issues, noise problems, an on-going influx of
people from outside the area visiting the facility, thousands of residents will want to be heard. Let’s
not kid ourselves with developer propaganda—no one wants to live next to any business that is
categorized as an institution.
I will end this letter by stating that based on having my ear to the ground on this issue, the majority of
homeowners in our c ommunities, myself included, welcome redevelopment on the site that fits
within the existing zoning and building parameters. We are ready to work hand in hand to create a
win-win project that does not require rezoning and will enhance our beautiful enclave of Newport. A
radical zoning change from CO-G to PI would undermine the lives of so many wonderful residents
who contribute to the city every day in so many ways.
Sincerely,
Kirk Snyder
Planning Commission - September 13, 2018
Item No. 2c Additional Materials Received
Harbor Pointe Senior Living (PA2015-210)