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3.0_Vivante Senior Housing Study Session_PA2018-185
04"O;""t CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT April 18, 2019 Agenda Item No. 3 SUBJECT: Vivante Senior Housing (PA2018-185) • General Plan Amendment No. GP2018-003 • Planned Community Text Amendment No. PC2018-001 • Development Agreement No. DA2018-005 • Site Development Review No. SD2018-003 • Lot Merger No. LM2018-004 • Addendum No. 1 to Environmental Impact Report No. ER2016-002 SITE 850 and 856 San Clemente Drive LOCATION: APPLICANT: Nexus Development Corporation OWNER: Nexus Development Corporation PLANNER: Makana Nova, AICP, Associate Planner 949-644-3249, mnova@newportbeachca.gov PROJECT SUMMARY The applicant is seeking approval of an 184,309 -square -foot, six -story combination senior living housing development consisting of 90 residential dwelling units and a memory care facility with 27 beds. The project site is approximately 2.91 acres and is located on San Clemente Drive across from the intersection of Santa Maria Road. The proposed project includes the demolition of the existing Orange County Museum of Art (approximately 24,000 square feet) and associated administrative office building (approximately 15,000 square feet). The development would include resident dining areas, fitness room, yoga room, indoor pool, lounge with bowling alley, salon, art room, theater, library, golf simulator, and support uses such as offices, mechanical and storage rooms, mail room, laundry, and housekeeping. On-site surface parking will provide a minimum of one space per dwelling unit and one space per three beds of memory care (115 spaces are proposed). The applicant requests an increase in the maximum height limit identified in the PC -19 (San Joaquin Plaza Planned Community) Development Plan from 65 feet to 77 feet 10 inches (including 10 feet for rooftop appurtenances) to accommodate the proposed development. 1 9 Vivante Senior Housing (PA2018-185) Planning Commission Study Session, April 18, 2019 Page 2 Surrounding uses include residential apartments (The Colony Apartments) and an office building to the south across San Clemente Drive, commercial office uses and a parking structure to the west and northwest, a parking structure to the east, and residential apartments to the north (Villas Fashion Island). The applicant, Nexus Development Corporation, requests approval of the following applications from the City of Newport Beach: • General Plan Amendment — To amend Anomaly No. 49 to change the land use category from PI (Private Institutions) to MU -H3 (Mixed -Use Horizontal). The proposed amendment also includes 90 additional dwelling units in Statistical Area L1. An initial review of the General Plan Amendment and Charter Section 423 indicates that a vote of the electorate would not be required should the General Plan Amendment be approved by the City Council. • Planned Community Text Amendment — To modify the San Joaquin Plaza Planned Community (PC -19) Development Plan to include development and design standards to allow for 90 senior dwelling units and 27 memory care beds. The applicant also requests an increase in the height limit from 65 feet to 77 feet 10 inches. • Development Agreement — Review of a proposed development agreement that would provide development rights in exchange for public benefits should the project be approved. • Conditional Use Permit — To allow the operation of the proposed senior housing development and memory care facility. • Major Site Development Review — To allow the construction of 90 senior dwelling units and a 27 -bed memory care facility, and to ensure the site is developed in accordance with the applicable planned community and zoning code development standards and regulations pursuant to Newport Beach Municipal Code (NBMC) Section 20.52.080 (Site Development Reviews). • Lot Merger — To merge the two existing lots into one parcel for development of the site. • Addendum to Environmental Impact Report (EIR) (SCH#2016021023) — To address reasonably foreseeable environmental impacts resulting from the legislative and project specific discretionary approvals, the City has determined that an addendum to a previously certified EIR is warranted pursuant to the California Environmental Quality Act (CEQA). Preparation of an addendum to the Environmental Impact Report (EIR addendum) commenced for the project in November 2018. Once completed, the addendum to the EIR will be made available on the City's website. Public hearings with the Planning Commission and John Wayne Airport Land Use Commission are anticipated to occur in late spring 2019, with subsequent City Council consideration in summer 2019. 3 Vivante Senior Housing (PA2018-185) Planning Commission Study Session, April 18, 2019 Page 3 STUDY SESSION The purpose of the study session is to introduce the requested applications 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 preliminary 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 EIR addendum can be taken by the Planning Commission at the study session. Staff has received four letters regarding the proposed project prior to the printing of the staff report (Attachment No. PC 3). Any additional correspondence received by staff will be distributed to the Planning Commission prior to the study session. 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. Members of an interest list generated for the project were sent an email notification, a message was sent to local residents through the Nextdoor online application, and an email select alert was sent for email subscribers to the Planning Division's notification list. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: Mak a N va Associate Planner ATTACHMENTS PC 1 Vicinity Map PC 2 Public Comment Letters PC 3 Project Plans Submitted by: ,lviiJ6...,,1 Jim Campbell Deputy Community Development Director 0 Attachment No. PC 1 Vicinity Map 5 w 2 Attachment No. PC 2 Public Comment Letters 9 10 From: Paul King <peakay@gmail.com> Sent: December 21, 2018 1:04 PM To: Nova, Makana Subject: RE: Vivante Senior Housing Project Is this an approved project or a proposed project? Just curious as a local NB resident. Thank you, Paul 11 From: Coralee Newman <cora@govsol.com> Sent: January 10, 2019 2:00 PM To: Nova, Makana Cc: Ramirez, Gregg Subject: Vivante Senior Living Applications Importance: High Follow Up Flag: Follow up Flag Status: Completed (Gregg- forget my previous email. I found basic data on city website.) Makana: I see a General Plan Amendment is being requested for this site and that it is being deemed "99 units". I would like to see the application and any other pertinent information on this. As you know, I worked on this site for years — (before Museum House) and was told by the city - senior living could not be deemed residential- so I am very curious as to what is going on. Appreciate being forwarded links to data if they are available. Has and EIR gone out on this? Thanks so much. Coralee uvERNMENT CORALEE NEWMAN Founding Principal Email: Cora(dgovsol.com Tel. 949-717-7944 Web: www.uovsol.com Mail: 1048 Irvine Ave. #618, Newport Beach, CA 92660 Office: 1601 DOVE STREET, SUITE 215, NEWPORT BEACH, CA 12 From: Adreana Souleles <absouleles@gmail.com> Sent: February 05, 2019 4:46 PM To: Nova, Makana Subject: Vivanti Project Follow Up Flag: Follow up Flag Status: Flagged I live near Fashion Island and am interested in the new project for seniors, Vivanti. Understand it is in the approval process but any information that is available at this time I would appreciate having. Thank you. Adreana Souleles, 10 Rue Fontainbleau, Newport Beach, Ca 92660 13 From: Sent: To: Subject: Follow Up Flag: Flag Status: Hi Makana, I hope you are doing well. Abdol Bahrami <abdol.bahrami@orco.com> April 04, 2019 1:01 PM Nova, Makana VIVANTE SENIOR HOUSING PROJECT Follow up Flagged I was hoping you would be ale to tell me who the Architect on Record is for this project? Best, Abdol Bahrami - CMT Architectural Sales Representative — Orange County ORCO Block & Hardscape I Since 1946 11100 Beach Blvd - PO Box E Stanton, CA 90680 abdol.bahrami(aborco.com I NEW! www.orco.com (714) 527-2239 office (714) 932-7125 cell (714) 897-1904 fax 7 Attachment No. PC 3 Project Plans 15 10 PA2018-185 Attachment No. PC 3 - Project Plans VIVANTE - SENIOR ASSISTED LIVING NEWPORT BEACH, CALIFORNIA 'Ell -1111 I. T. i� VP It El FBI���II n ( ly N- -_� I is pp — ----- — --- ENTITLEMENT RESUBMITTAL 1 PROJECT N0. 2212 27 PA2018-185 LOCATION SITE MAP PROJECT INFORMATION MORMUT.-T.M.M. � M TYPE OF CONSTRUCTION 1® I 11-TIR- ITIT- =T8."0'0E.E NT CO- I.-F.E-E -I 1 -- FIRE PFtTE ,!jInSYSTEUS xv —EC -T.- J - I PROJECT AREA SUMMARY I PROJECT DATA IPM NUMBERS KNO LOT AREA Attachment No. PC 3 - Project Plans INDEX OF DRAWINGS HKS 21 WA' 22222 DO10612018 ENTITLEMENT RESUBEATTAL I PROJECT INFORMATION A1.1 IN11 811 1 N." HKS 21 WA' 22222 DO10612018 ENTITLEMENT RESUBEATTAL I PROJECT INFORMATION A1.1 IM_7•.��7iE:SM Attachment No. PC 3 - Project Plans IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA VIVANTE FASHION ISLAND -SR. ASSISTED LIVING PRECISE GRADING PLANS PREPARED FOR: NEXUS COMPANIES 1 MocAR1HUR PLACE; SUNE 300 .� SANTA ANA, CA 92707 LEGAL DESCRIPTION TUE LVD MURDER US N TWO DIAGRAM s MR. 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TOR KRAFT COMPLETE ALL AGE wnllu AN TIGHT (BR BNP PENCE SHR MEBBBTBmm 'HOT WCW AT IN ACMW'H� NFL ME LATENT IN' HIM' All RENCLAVID. FOR AFTER BERRIE "-. A. 'IT PERWITTED �FYER AN ME BOOK GREMING WATER MAN SERATEM CUBA GELLER ADD BACK ARMY SM BE EST 81 THE CITY MANG ABC ARNOLD. THE 0 a .I MMAMIM RE ARANG BE GO A UN.UaEHGAHNG °�TO.EP5L� TAGUETE0MOTMMERPRaCLIA_R=AL oATTLENRUASSAY,.�PLDLLAMMORARC,EAND MEET AMR DEFEAT ) E ATC TO, 1-72T IN LL BGU�eNUMAPER F,YAT.—IBAACIA IIRAAA. C r -M COMMEAMEM DB.— PER ANY OF NEWPORT BEACH ATD-MCYL-A �2 3 -7 SIDEAMOUBLED OR GET AN HE�T BEACH PRE -MILL A Y2 3 -7 STANFORD FULLY P—EBT OR METAL 11 ..1 A INT CC H O NAME CC . , EHEAVY MY PA�� PON Onix AW MEET TE i O HAW°� A ALBy L ALL AGER EBB. GUTTER BmEARMUR AND WHEAT ANA,° SOMAN..IF BaMEM No ARGUMENT REFINING wMLL 'PLANE ELONG BER MuwA IREB B..AE..TA.A E ATERACEN FACH INALLADMIN ALL BENDS FT NRF MAxsmoxs CAM BUD SME PAD O P Q� RAFTER GARY GREW IHLY HER BEEF 3 ME CRAFT r r AM PATER IWW FW 11 ABDUL - > o NORMALE 11 IsxPmflRM RATED EL AN ARU SOWN PW oETUL o AN GUAM RR I FILLED NEW PEP (A) CAPE IN CONCRETE CAUGHT 8151N ANDrU'WE MANNICHE OA :� Dcw Q°T TAM PTFE A APE W.:RTT..OT ARWW1GIJAE PEACE OR OO PA MGE z,E.ALf OF °No CAPPxo-AaA :,o Grew AT MUST ANDIN INEW RETAIL A ON NREET rr, o BEAT ��.Go S A-12 GRATIN �M CMWWT SINN PER PreA�L„ AN WEFT x_ C p„�ALL6 A P CITY OF NEWPORT MAW c, lA Y CARER LATERAL ACCELERATOR PER BIT. OF AENPORT BEACH FRA ® ALL A GOP.E.FR ELEMENT PER NA. OF CADBURY BEANS MACY NO, BLU-<� L. AETALLSAIMAR.FEWEHNAM YADAEYEARTBEACH DEADBN A INSTALL EEE TOW PLC CHART.. IR TALL NENaN NATAL SHF LM E BAB o AMEST EIEORRE MAMr.E TO DODGE PEM NB SLOW N L WATERCONSTRMCNON NOTES Qi PERFECT IS THAN O N- N NATER METER A BAmaANY M AAWUW ASSEMBLY PAT NO CALF -EAG -L -B. INSTALL RE F.FO BGG ARTwwRE PER EMF WE ® F .MEAT ME EwsxuM E TTHTEAURE IF' AN CAL - TINT ® COMMENT TO MAILANG PLUMBING {SEF mw Puw). �1 INGATEGALL NO CAN ADD BFNF. FLANGE PEM AB STE. ® nssmBM ED RE DIP AGETTERAME AN' FINE HLOGRINT AIRE'Ll REFORM TO PEREAC LL BEACH PUBLIC MARKS YARD PER CITY ATR x WHAT MATAh WI12E:S�BAUCTION,ETRWauE OR BETOR A, IMPORT 11 (GENERALE TO LEADER uFORTALT WAA BAD PRROTEAnrnN PER FETAL ON SHEET RL 'S COMMIT TALK AA AJT HER METAL N IL SHE RR.(au TOR l4 NGTE GIF-s.M ?E 0 TA MDDwuh MANAGEMENT LOWER W (9 MAum CETRUMA G m Ss) 0 uSHEE PER BUMP GEM. DIE RmG) (cox nw m ®'ER ILL PRIM SLUTATTLE IT aw4RUTAEPmrc IL AN MEET a.InIxR IxLLP D SELVE URm Ed INSTALL TWYRIIY COrvs*reum°n reHa/sILT FEARS. 1L w TILL OR'- AB SHEa SHAM 20 HI< S JAMOTHICTELOT OCIGAT azxss.... A 12/1111/ S;% CID SET ITATICAM GENERAL NOTES 01.02 19e1W111.5E:161 DEMOLITION NOTES F] ©RSPUR I ARE BUILLYING ADD PAD 11.. ARI DIED. SIMI ADD PAII ox E] R ARER AND DDI RET,.„IrvD WALL F AND NA— RE'RESH, [7]SHE AND BECOME ED R REMRR.. PER o o a eUSE .r.D oizooz urvbYP.oE Attachment No. PC 3 - Project Pians . IF— z F1 t , 23750 sa FT, r I I l lasso Sit FL I q�] ALL PC LEI IA IFo — i PEP,- i F` , L ' "I y HKS IN A.S BASIS OF BEARINGS LEGEND e gsMUVm - - - -- _ '.'—USAN CLEMENTE DRIVE mrc' m mv,AATT„a ,: — F ^=F-. ,. SEALINEI ALLDE u11PRESENTs i eG vsrTUG or xeLxc To ruszsDu swm . LINE I'LL ac HALL BE ALL BASEAEUT HILLS I AFFEETIM ADD SIDESAFEM ARE TO REEPAIN CLEAN AND FREE HE ANY CASTRUCTERNA, - - - _ _ -- - - --1 11os AN cm rvw oexceS'I'LL ae "ALAb,L AU-,, EFT A' vomee a AND mar _ —1 11 DEA BE*nEsA —ER 15 AND MAY i woso • '* TF AD UPPER. AT EACH wcupErc DAY xwxsrEVERUIF THEPE THE N XO 9EAVICE NFAi TMNT E PROTECT — THE DAILY 'ONALL �SHAF Ee4NSTALLEDRE IN aAnAT THE INI IF 1 11—ouu,T PC WED rcR BURATTON SO THE • Call'. iDLL4133 awn 1 8064220193AAM IBH VCH AFIN PH PLAY BEFORE YOU IT A NNdb MIRK RAW HE MCA BEEN— I DESQ ANUAMABI PECRED I , CE. 21 3T1YY •••••• 3196@W 8 60% CD SET DEMOLITION PLYN 01.03 IMMO7i -MI-M y1GX114E 6IIIXIPIX4lgIEB _ _ _ _ _ _ 1 I] wu11—STYl sma[PER Pu „m[u� . J PI EVER SELF AN PLACTI [ PL .1111 ...T___ PER LANE .wa.xo — FIRE FARE n.. NISSAN' OFFERS HE IFAS oR�uwEN��UIRELFdLAERGmNE�PRx��EL a ONSHEET 5 SESSION Q mmu . �•. SYpAGREaz®6[RL°M� w w &LEuFEALIP sMETAL U ER RUT s , o SUaEP G,�, ON E 111 ' � u Attachment No. PC 3 - Project Plans iIL a , ILL- A N =1_ `OLEN r, °— a L w. — ----- —e = ---- IS I ire r` E SIT -EN "T IF NOT I ANSPITIE THEN rim EMI TOLL FREE11 aT.s SSANT— F 1-8064220193 E[Z IF LE RIX�rRexPROPITIT �u PF FIT IF I PER m rvci uAREELL 0 S5 PER LINE ANS TERVE TILLE1 PAVEMENT LEGEND EE "I 0 Fr PEE REFFELLESIVE ETE wrtreuENi 2% AIA. 22 W_Wo7i -SI-V — — r r — .v — _r—,_ _ _ y axwici Niu»�:u'm ELfCiRIG 4fHICLf PARKING 9N1 SrRIPiNG ANO SiGNAGf PH ULAEAI HER. P.IREAT o� E� ^IT imureL x"nrvux�n c BE I nv'D, lv lvuv,E ,,� N NOT 180 0 91PrarR, A� ARE Ir tiN0. xm HALFi s I sm woeµon, iw mor SE, ns mx IROrtx BE x ulx �g AT ALL MEN NOTHENAE THFN LANIE s. NN FIRE ANN Ur by nx.m ylryyCO�,.e .1 11 O O O FUELEDiesrk�.°"w"."TIF MAN IPA" IF RUN PER —I PLAIN NEENIS, All I'LL LESS MAN I IN LIGHT OO @ O vEwcu= scN oErur IDunnuruowzEo rm.x:iw iEIRTNUM PLIESERE HE°. HE g' .IIV-GUTTER Attachment No. PC 3 - Project Plans C1.05 THEI AILIAELES SHIFT BE APPLUED IN :xALL NFE SEM w� M 0 FEE HE HE IN""°`°"'" OO ED OO OO OO RNEEPRET ED woN oxFEFLE c� w u 11 O O O FUELEDiesrk�.°"w"."TIF OO @ O @ ME FORE fi HAVELM M— o,zor NETER 11. DETECT�w, ,.ow, C1.05 PA2018-1 35 PRECISE GRADING CONSTRUCTION NOTES O PROTECT IN PLACE. O2 CONSTRUCT 6" CURB & GUTTER PER CITY OF NEWPORT BEACH STD -182-L, TYPE A. O3 CONSTRUCT 6" CURB PER CITY OF NEWPORT BEACH STD -182-L, TYPE B. 4 0 CONSTRUCT COMMERCIAL DRIVEWAY PER CITY OF NEWPORT BEACH STD -160 -L-A. O5 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. 7 CONSTRUCT SIDEWALK PER CITY OF NEWPORT BEACH STD -180-L. 0 ® CONSTRUCT STANDARD DUTY PAVEMENT PER DETAIL ON SHEET 5. 0 CONSTRUCT HEAVY DUTY PAVEMENT PER DETAIL ON SHEET 5. 10 CONSTRUCT 6" THICK X 3' WIDE PCC V -GUTTER. 11 RECONSTRUCT ALL DAMAGED CURB, GUTTER, SIDEWALK AND STREET ALONG ROADWAY IF DEEMED NECESSARY BY INSPECTOR. 12 CONSTRUCT RETAINING WALL. 1 � � $ v (� ° ........ ...11--.........._ _ ... ..............A.,rr ..qq.��f.....1..6..8./:.4..6454 T...i......../..........1.6..9...7.8 .F..S.....V :...:� .. .R. .... i.::.:.7�716.78 TW� 171.54 F% 12 uF:•.2,::.:AEf+�?.,>..,�rs3-'.yS �h ^i✓ fs. M......... d _ : :.. •a is;:;%•a ... •:.-::. •.:- - ::179:13 T s. j4 uxrt737FS16. V,er, ar 78.16738F.>F5S4- •>::: o.t .. I � (::^ ..:7^'.' .-:I ':::•: _ .. ...... ♦• :-...\.. ..�>l��2r:'�:�e...«fr� ".,.... .. ❑ ❑ iI? 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ALL CHANGES TO THE PLANS MUST BE IN WRITING AND MUST BE STRUCTURES SHOWN ON THESE PLANS WERE OBTAINED BY A SEARCH OF ® ® Call: TOLL FREE APPROVED BY THE PREPARER OF THESE PLANS. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE AVAILABLE RECORDS. TO THE BEST OF OUR KNOWLEDGE, THERE ARE NO 0 30 40 d WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BE REQUIRED TO EXISTING UTIUTIES EXCEPT AS SHOWN ON THESE PLANS. THE CONTRACTOR 0 11800142214133 ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION SHALL ASCERTAIN THE TRUE VERTICAL AND HORIZONTAL LOCATION OF THOSE I I O � • DECORATIVE PAVEMENT OF THE PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY, THAT THIS REQUIREMENT SHALL BE MADE UNDERGROUND UTILITIES TO BE USED AND SHALL BE RESPONSIBLE FOR ANY )) r KNOW WHATS BELOW. TO APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS, AND CONSTRUCTION CONTRACTOR DAMAGE TO ANY PUBLIC OR PRIVATE UTILITIES, SHOWN OR NOT SHOWN l D J (IN FEET ) n FURTHER AGREES TO DEFEND, INDEMNIFY AND HOLD DESIGN PROFESSIONAL HARMLESS FROM ANY AND ALL HEREON. IF THE CONTRACTOR ENCOUNTERS ANY DISCREPANCIES, CONFLICTS C CALL BEFORE YOU DIG. / - 1 INCH = 20 FEET . LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING OR AREAS WHICH HE FEELS UNWORKABLE, HE SHALL NOTIFY THE GRADING I , I CONCRETE SIDEWALK, y TWO WORKING DAYS BEFORE YOU DIG LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF DESIGN PROFESSIONAL. ENGINEER IMMEDIATELY PRIOR TO CONTINUING OR DEVIATING FROM THIS PLAN. 182 �� CURB AND GUTTER n I /\ 1 J- - © 2018 HKS ARCHITECTS, INC. ►64 • lchment No. PC 3 - Project Plans H I<S ARCHITECT HKS ARCHITECTS, INC. 539 BRYANT STREET, SUITE 100 SAN FRANCISCO, CA 94107 LANDSCAPE PERRY BURR & ASSOCIATES 27 MARINITA AVENUE SAN RAFAEL, CA 94901 STRUCTURAL ENGINEER SIMPSON GUMPERTZ & HEGER 100 PINE STREET, SUITE 600 SAN FRANCISCO, CA 94111 MEP ENGINEER SCHNACKEL ENGINEERS 80 SOUTH LAKE AVENUE, SUITE 640 PASADENA, CA 91101 OWNER NEXUS COMPANIES 1 MacARARTHUR PLACE; SUITE 300 SANTA ANA, CA 92707 OWNER CONSULTANTS CIVIL ENGINEER TAIT & ASSOCIATES, INC 701 N. PARKCENTER DRIVE SANTA ANA, CA 92705 UTILITY ENGINEER BJ PALMER & ASSOCIATES, INC ONE RIDGEGATE DRIVE SUITE 105 TEMECULA, CA 92590 GEOTECHINICAL ENGINEER GEOTECHNICAL PROFESSIONALS INC. (GPI) 5736 CORPORATE AVENUE CYPRES, CA 90630 19 _ Z > W _ Q W W W Z O _ W z REVISION HKS PROJECT NUMBER 22222 DATE 12/18/2018 ISSUE 60% CD SET SHEET TITLE PRECISE GRADING PLAN SHEET NO. C1m06 MUMI7iEMM SECTION A -A e A A.� w OP PREIN, '. m_E"re�o SECTION E -E All � Paws e ,u Wa,10 ID IV A AN .A.. H. A PT 1 SECTION B-B NE w'wn. 7' ATALL AT AD PEAkAND, ME NA. 11 a ware SECTION F -F DID --- - ---- - - — ---- — a' == °�E_ AH `HNA V El IANANAAAA A evN n�minuJ-1' P'Arm rrwr¢ AANN SECTION H -H NA LEGEND UhKX RGMN0 8EID10E NFR! — Call: TOLL FREE 196622-0i AND PIT. INAPPLAR, ANANDATH ff S9 ANAN-PENTRANALAREPARAVELA AL f IV ANDANDARR n ®RAND _wmaw¢r, wvmrrTA r O rePArerelar ,LOE IN DETAIL'A . C=OINmruuumou w�.re' OF LEAmRTHIEN- �- -�n Oco swua aam,xas renur PER CITY wrve'Rm. snlx sio-rmt-n uvx RAIN 2D IA. NO PROPOON' $IAND.V:D PAIL aAVvw.vrT PER v— ON w[LT x 11 PER _ ITANNIVr.ED 'm'uILR 'sawnx Arm.nneeT A— nowwev f DEQM.fO 1^ NO. HHAE NA I A; NAVA ANATI o,�DEREAR FE SECTION C -C TLEAN Attachment No. PC 3 - Project Plans a� ,NO ,m.. ro IF I 'r"„ w����M SECTION GG q'wrv u L. n.Lma SECTIONDID I 25 ALL. KP _.H. LIANAND C O � V Z = W a H J W 0 m LU LU F Z Le 0 H 6 R W Z azxazs ••••• 111 um9e PRUE 60% CD SET NLEANT— SRS SECTIONS 07.07 O rePArerelar ,LOE IN DETAIL'A . C=OINmruuumou w�.re' OF LEAmRTHIEN- �- -�n Oco swua aam,xas renur PER CITY wrve'Rm. snlx sio-rmt-n uvx © LOIL9FpO [EIQ.iALLE VERNON WHOSE PER vm H IIEWWRI ernm sm-Lm-o-o. Q v'mrs sowiK PER on or NrEwwm ENAN so-rmt $IAND.V:D PAIL aAVvw.vrT PER v— ON w[LT x OLorsmuv ITANNIVr.ED 'm'uILR 'sawnx Arm.nneeT A— nowwev f DEQM.fO NEREP57 25 ALL. KP _.H. LIANAND C O � V Z = W a H J W 0 m LU LU F Z Le 0 H 6 R W Z azxazs ••••• 111 um9e PRUE 60% CD SET NLEANT— SRS SECTIONS 07.07 MUMI7i -MI-M o t ox�OT'�aI7�R <w,w snaF Isff a„�,�PE DEEP EASE AIN. R..EVas PEREFFELET ALAN DIED Mu,xOLE o E EPPA2 nP E2,_. Pa�bEox,- NSD a� Iax DEIML 3 PER ON STEEL„.,~ PETER xERT�H. CA) BR,a� lP�PET�IPAR IPEAL H. Atib& PLAAN PER EE,LL x ON EPPET aEE PETER �PEET ff, LCL o DELL ITED EPETNO SPECERETE DINED SPAIN ART DEPRECT OIL HED MANHOLE ADAPLER s�� POwP:Pa,T.TP PAPE TO Aa 6.,PLA EEE ALaEEooR.L 0.f a, 7 PwrIrc ETERS END PLMPAE-Pnu„E TO OLEAM .T PRIOR PA.m,. PER PETAL P ON EPEE, 11 AS> SERI eP H-12ETS LEANWE AND PER DLTAiL P tl, SPEET 11. n LuNSIXT PmPLAP—ED PREED CRAPPIE TLEBiE rTnr i S 1 Attachment No. PC 3 - Project Plans 1 .. T rT eT.ET SET 1 - LEGEND UI S9 E F LaII: TOLL FREE 1BOOATI-01S9 o— PARA P -DIS STONE P,w,[rtA PPT —Eo— .=LOOM PUA LEE ' ® Mou,uP A—D.STEP BASIS QF BEARINGS UTILITY' CROSSINGS TABLE T � J E En LET wE/ II F AA 1 .. 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Q o11EP6R CXPPICiEROF 54N CLEMEMERR. 22222.uuiea n RERY3 of OVERALL LANDSCAPE SITE PLAN MATEn/PErTE N TE REFER TO STEEL e'nwRPRoaEe-rPuwi wU;12012010 ENTITLEMENT Tma R,H,({) RESUBMITTAL I l��]/I LANDSWVE SITE North PLAN L1.1 31 IMMO7i -MI-M Attachment No. PC 3 - Project Plans 32 HKS Cc 0 Z _ W a V% J W ' D CO LLI LUF Z H 0 N a >aW z OF 1P 302018 ENTITLEMENT RESUBMITTALI PLANTING PALETTE L2.0 PA2018-185 Attachment No. PC 3 - Project Plans 01 MSEMENT Pv M HKS w 0 0 O W Z = > Q N J W G CO LU F Z NO N a > a W Z 22222 ?!M2wR ENTITLEMENT RESVRMfIGL I .d4E W FLOOR PLAN A2.1 MUM PA2018-185 Attachment No. PC 3 - Project Plans so HKS w 0 0 O W Z = > N J W G CO LU F Z NO N a > a W Z 22222 ?!M2we ENTIT ENT RE9N9M RGL 1 4EVEL 02 FLOOR P"N A2.3 PA2018-185 Attachment No. PC 3 - Project Plans 3:7 HKS DSCAPE w 0 0 O Z = W N J W G CO LU LU F Z N O N a > a W Z 3333] ?!M201R ENTITLEMENT RI —ST 1 LEVEL ft 0" FLOOR III A2.4 o o- 7 ,a � 1 [ 1, z "s 4 0� LEVEL ossa 9 9� 9a 3:7 HKS DSCAPE w 0 0 O Z = W N J W G CO LU LU F Z N O N a > a W Z 3333] ?!M201R ENTITLEMENT RI —ST 1 LEVEL ft 0" FLOOR III A2.4 PA2018-185 Attachment No. PC 3 - Project Plans v�. D 1 -,0 ID .a f �r+ "s 4 s a� 01 �N�E 9a w HKS w 0 0 O Z = W NJ W G CO LU LU F Z N O N a > a W Z 33232 ?!M2we ENTITLEMENT RESV9MRGL 1 LEVEL OSOB FLOOR PLiN A2.5 PA2018-185 Attachment No. PC 3 - Project Plans 07 0.00 FLEVEL 39 HKS w 0 U oZ W � N J W G CO LU F Z NO N a > a W Z 22222 ?!M2we ENTIT ENT RE9N9M RGL 1 ROOF PI A2.6 PA2018-185 Attachment No. PC 3 - Project Plans LUO HKS 1 —CENNEA ENGINEER VIM _ .,u�, ...,..'C�GR m� RNN ENGINEER 1 O Z = W N J LU/,,� OC MGROX21, AT' 10 AM Ow JUNE 21, AT' 10 AM eov 02 BE➢TEMBER 21, AT 'I OAM ,rere 1 Q W W CO i.E. my F- IEE - Z N O N a W > a Z I 1 , 7 1 1 � iF —D 2 2222U I _ / � -- l J� r avoazwe ENTITIFfOENT _ 5 re w,owe.,mre. .. 1 ;;ZOW STUDIES SHiD R OJCMAsRoreCN31,AT3 JUNE 21, AT J M 01TMHM 21, ATNMO3a na....re. AM LUO PA2018-185 Attachment No. PC 3 - Project Plans .M HKS -, ENGINEER ��._.NREA — rte n €; 3 -I 'C�GR ENGINEER r, M_, — `[rTm v1. ,,.EE. u 1 j MIN .�R. o Z = W N J W Ow OCTORER 2161E 1,1RE1 02 RECEMRER 2'I AT 1. eov ,00 � Q CO W W F Z N 0 REER N a W -.; > a .. Z , .. ,I 22222 22222 V , o16 �� � '� ENTINTITIFMEHT RE9V9MITGLI _ em RRMRw MERRIER B 03 OgRRER 21 GT 9P()IM � RECEMRER 2'I YT9PM so 0 naenxx. A3.2 .M PA2018-185 Attachment No. PC 3 - Project Plans 02 q eO11SECTION ,. -LOR0 01 BOIL OINO SECTION M HKS w 0 U oZ W � N J WW G CO LU F Z N O N a > a W Z zzszs ...... a IM2018 ENTITLEMENT !TM..1 VRWOSEO BUILOINOS SECTIONS PA2018-185 Attachment No. PC 3 - Project Plans i 01 NOuT "O sM HKS w 0 U oZ W � N J W G CO LU F Z NO N a > a W Z 22222 ?!M201E ENTITLEMENT RENVNM RGL 1 BUILDING G O VIEWS AM PA2018-185 Attachment No. PC 3 - Project Plans HKS 211 w 0 U oZ W � N J W G CO LU F Z NO N a > a W Z 22222 ?!M2we ENTITLEMENT RENVNM RGL 1 BUILDING G O VIEWS A6.2 PA2018-185 Attachment No. PC 3 - Project Plans 04 -LANDSCAPE ir 03 - MULLIONS, BALUSTRADE, PORTE COCHERE 01 -IVORY WHITE SMOOTH COAT PLASTER h 02 -TRAVERTINE STONE "s 4 I 91� sa .RE HKS C, w 0 U O Z = W N J W G CO LIJ F Z N O N a > a W Z 22222 wwZ0+E EETITIElAEET M!% M. I N Tzffl LRMEo A6.3