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4.0_Residences at 1300 Bristol Street_1_Staff Report_PA2021-161
CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT February 17, 2022 Agenda Item No. 4 SUBJECT: Residences at 1300 Bristol Street (PA2021-161) ▪Major Site Development Review No. SD2021-003 ▪Environmental Impact Report Addendum No. ER2022-001 ▪Affordable Housing Implementation Plan No. AH2022-001 ▪Traffic Study No. TS2022-001 ▪Transfer of Development Rights No. TD2022-001 SITE LOCATION: 1300 North Bristol Street APPLICANT & OWNER: BCD Newport Beach, LLC PLANNER: Chelsea Crager, Associate Planner 949-644-3227 or ccrager@newportbeachca.gov PROJECT SUMMARY The Residences at 1300 Bristol Street Project includes 193 apartment units atop a 346- space parking structure. The project is located in the Newport Place Planned Community, and at the northeast corner of Bristol Street North and Spruce Street in the Airport Area. Implementation of the proposed project would require demolition of the existing 33,292- square-foot office building and surface parking within the 1.97-acre site. RECOMMENDATION 1)Conduct a public hearing; 2)Find that potential environmental impacts have been previously mitigated through the implementation of the policies of the General Plan as evaluated in Program Environmental Impact Report for the 2006 General Plan Update (SCH No. 2006011119), and the City of Newport Beach Housing Element Initial Study/Negative Declaration (collectively, the PEIR); therefore, in accordance with Section 15164 of the California Environmental Quality Act (CEQA) Guidelines, an addendum to the previously adopted PEIR is the appropriate environmental documentation for the project; and 3)Adopt Resolution No. PC2022-003 (Attachment No. PC 1) recommending the City Council adoption of Environmental Impact Report Addendum No. ER2022-001, and approval of Major Site Development Review No. SD2021-003, Affordable Housing Implementation Plan No. AH2022-001, Traffic Study No. TS2022-001, and Transfer 1 Residences at 1300 Bristol Street (PA2021-161) Planning Commission, February 17, 2022 Page 2 of Development Rights No. TD2022-001 for Residences at 1300 Bristol Street Project located at 1300 Bristol Street (PA2021-161). 2 Residences at 1300 Bristol Street (PA2021-161) Planning Commission, February 17, 2022 Page 3 VICINITY MAP GENERAL PLAN ZONING LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE Mixed-Use Horizontal (MU-H2) Newport Place (PC-11) 33,292-square-foot office building and surface parking NORTH MU-H2 PC-11 Fletcher Jones’s vehicle storage SOUTH N/A N/A California State Route 73 EAST MU-H2 PC-11 Fletcher Jones’s vehicle storage WEST General Commercial Office (CO-G) PC-11 Two-story office development and surface parking Subject Site (Receiver) Uptown Newport (Donor Site) 3 INTENTIONALLY BLANK PAGE4 Residences at 1300 Bristol Street (PA2021-161) Planning Commission, February 17, 2022 Page 4 INTRODUCTION Project Setting The subject property is located in the Newport Place Planned Community (PC-11) and approximately 1.97 acres in size. It is rectangular in shape, located at the northeast corner of Bristol Street North and Spruce Street, and adjacent to a surface parking lot utilized by Fletcher Jones Motorcars to the north and east. The subject property is currently improved with a two-story, 33,292-square-foot office building and a surface parking lot. Project Description The applicant, BCD Newport Beach, LLC (The Picerne Group), proposes to demolish the existing office building and associated surface parking and landscaping at the project site and construct 193 apartment units atop a 346-space subterranean parking structure. The base density allotted to the property is 77 units. This density is based on the conversion of existing 33,292 square feet of office use and is consistent with the Land Use Element of the General Plan. The applicant also proposes a 50 percent increase of the base units in density of 39 units, pursuant to Government Code Section 65915 (Density Bonus Law), and a transfer of development rights of 77 units from the nearby Uptown Newport development at 4311 Jamboree Road, for a total of 193 residential units. The Applicant’s project description is provided as Attachment No. PC 2. The application consists of the following components: • Major Site Development Review No. SD2021-003: A site development review in accordance with the Newport Place planned community and Section 20.52.80 (Site Development Reviews) of the Newport Beach Municipal Code (“NBMC”), for the construction of the Project; • Traffic Study No. TS2022-001: A traffic study pursuant to Chapter 15.40 (Traffic Phasing Ordinance) of the NBMC; • Affordable Housing Implementation Plan No. AH2022-001: A program specifying how the Project would meet the City’s affordable housing requirements, in exchange for a request of 50 percent increase in density. The Applicant requests six (6) development standard waivers related to park land dedication, building setbacks, building height, private open space for the studio-size rental units, common open space for the entire Project, and overall residential project density, pursuant to NBMC Chapter 20.32 (Density Bonus) and Government Code Section 65915 (Density Bonus Law). Additionally, the Applicant also seeks two (2) development concessions related to the mix of affordable units and park in-lieu fee payment; 5 Residences at 1300 Bristol Street (PA2021-161) Planning Commission, February 17, 2022 Page 5 • Transfer of Development Rights No. TD2022-001: A transfer of development rights for 77 residential dwelling units from the Uptown Newport Phase 1 Development located at 4311 Jamboree Road to the subject site, pursuant to NBMC Chapter 20.46 (Transfer of Development Rights) ; and • Addendum to the 2006 General Plan Update Program Environmental Impact Report No. ER2022-001: Pursuant to the California Environmental Quality Act (“CEQA”), the addendum addresses reasonably foreseeable environmental impacts resulting from the proposed development. Project Components: Residential Development The proposed rectangular-shaped, multiple-unit residential building is designed as a “podium style” structure that consists of five stories over one level of on-grade parking and two levels of below grade parking. The building height would be 78 feet, including architectural elements, parapet, rooftop mechanical equipment, elevator shafts, and emergency staircase. The 193 rental units include 25 studio units, 89 one-bedroom units, and 79 two-bedroom units. The studios would be 515 square feet. The one-bedroom units would range from 613 to 848 square feet, and the two-bedroom units would range from 1,000 to 1,300 square feet in size. Of the 193 rental units, 24 units would be affordable and restricted to lower income households (12 units for very-low-income households and 12 units for low-income households). The remaining 169 units would be market-rate rental units. The proposed unit mix for the affordable units is 10 studio units, 12 one-bedroom units, and two two- bedroom units. The affordable units would consist of the same size and amenities as the market-rate units and would be distributed throughout the project. The proposed residential building is designed with a contemporary modern architectural style, intended to be reflective of the surrounding office setting, according to the applicant. The color scheme is proposed to be generally white, dark grey, and beige. Metal awnings and metal railings on the private balconies provide façade articulation. The project’s corners are enhanced with rich materials to bring attention and articulate the prominent areas of the project. The courtyard is turned inward away from Bristol Street North and Spruce Street to create a more sheltered refuge for residents in the greater business development area. 6 Residences at 1300 Bristol Street (PA2021-161) Planning Commission, February 17, 2022 Page 6 Parking and Vehicular Access The project is designed with two vehicular access driveways using the existing driveway locations; one on Spruce Avenue and one on Bristol Street. The two vehicular entry ways will be connected with a 24-foot wide, private driveway that wraps around the back of the building and allows intuitive circulation around the project. Three levels of parking, one at grade and two levels located below grade, would provide a total of 346 parking spaces. Vehicular access to the parking structure would be provided by two gated entrances, one residents-only near Bristol Street, and one near Spruce Avenue for both residents and guests. A designated turn out area is proposed on Spruce Street for ride share pick up and drop offs. Project Amenities The proposed project includes a variety of private on-site recreation and amenities for residents and guests including: • A dog wash, dog park, leasing lounge, and business center on Level 1 – Ground Level; • A courtyard with a pool and spa, clubroom, and fitness room on Level 2 – Podium Level; • A roof deck with seating area on Level 6; and • Private balconies for one and two-bedroom units on Levels 2-6. Construction Phasing and Parking The demolition and construction activities for the proposed project will be done in two continuous phases, over an approximate 28-month period. Phase 1 will consist of site improvement construction including excavation, shoring, retaining walls, wet and dry utilities, interior access road, curb and gutters. Phase 2 will consist of the residential building construction. The applicant has submitted a draft construction management plan, subject to staff approval that will be finalized prior to the issuance of a building permit and is included as Attachment No. PC 2. DISCUSSION General Plan Consistency The subject property is located in the Airport Area and has a General Plan Land Use Element designation of Mixed-Use Horizontal 2 (MU-H2), which provides for a horizontal intermixing of uses that may include regional commercial office, multifamily residential, vertical mixed-use buildings, industrial, hotel rooms, and ancillary neighborhood commercial uses. The MU-H2 designation applies to a majority of properties in the Airport Area outside the higher noise levels from John Wayne Airport. The MU-H2 allows a 7 Residences at 1300 Bristol Street (PA2021-161) Planning Commission, February 17, 2022 Page 7 maximum of 2,200 residential units as replacement of existing office, retail, and/or industrial uses at a maximum density of 50 units per net acre. Any eligible density bonus allowed by Government Code Section 65915 (State density bonus law) and NBMC Chapter 20.32 (Density Bonus) are not included in the 2,200 allowance or the 50 dwelling units per acre standard. Of 2,200 units, a total of 550 units are identified as additive units meaning they are not replacement units that would replace existing development. These 550 units may be constructed as “infill” on existing surface parking lots or areas not used as occupiable buildings on properties within the Conceptual Development Plan Area (CDPA) located east of MacArthur Boulevard, as depicted on Figure LU22 Airport Business Area of the Land Use Element. These units have been since allocated to the Uptown Newport and Residences at 4400 Von Karman developments. The remaining 1650 units are allocated as replacement units, meaning they replace existing uses based upon traffic trip generation. Residential units approved, proposed and remaining within the MU-H2 designation of the Airport Business Area are listed in the table below. Airport Area Residential Units Residential Development Allocation Base Units Density Bonus Units Project Totals with Density Bonus Replacement Units Additive Units Transferred Units Total Units General Plan Unit Limit (MU-H2) 1,650 550 0 2,200 Approved Projects Uptown Newport 632 290 -77 845 322 1,167 Newport Crossings 259 0 0 259 91 350 Newport Airport Village 329 0 0 329 115 444 Residences at 4400 Von Karman 260 0 260 52 312 Projects Under Review Residences at 1300 Bristol 77 0 +77 154 39 193 Remaining Development Allocation 353 0 353 The subject property has 33,292 square feet of existing office use, and is consistent with the development limit per Anomaly No. 17 of the General Plan Land Use Element. By using the City’s adopted land use conversion factors to maintain traffic trip neutrality, the applicant can replace the existing office development with a maximum of 77 residential units. The conversion factors provided in “Airport Area Residential & Mixed-Use Adjustment Factors for Traffic Analyses in Newport Beach”, are provided as Attachment No. PC 4. An additional 39 units (50 percent) are requested as density bonus units authorized by the Density Bonus Law. Lastly, the remaining 77 units are being transferred from the Uptown Newport Phase 1 development, pursuant to NBMC Chapter 20.49 (Transfer of Development Rights). 8 Residences at 1300 Bristol Street (PA2021-161) Planning Commission, February 17, 2022 Page 8 The General Plan contains a number of policies that provide for the orderly evolution of the Airport Area, from a business park, to a mixed-use district with cohesive residential villages integrated within the existing fabric of office, industrial, retail, and airport-related businesses. Residential opportunities are to be developed as clusters of residential villages centering on neighborhood parks and interconnected by pedestrian walkways. These would contain a mix of housing types and buildings that integrate housing with ground level convenience retail uses and would be developed at a sufficient scale to achieve a complete neighborhood. The draft Planning Commission resolution (Attachment No. PC 1) includes facts in support of a finding of consistency of relevant Airport Area policies. Furthermore, the EIR Addendum includes a comprehensive analysis of all relevant General Plan policies. The project, as proposed, is consistent with all relevant General Plan policies. Newport Place Planned Community (Zoning Code) Consistency The Property is located within Residential Overlay (Attachment No. PC 5) of the Newport Place Planned Community (PC11) General Commercial Site 4. The Residential Overlay allows for multiple residential development as a stand-alone use provided a residential project include a minimum 30 percent of the base density for lower income households. The proposed project provides this minimum number of affordable units (77-unit base density X 30% = 23.1 ~ 24 units will be included). The Overlay also contains development standards for multiple residential development, including density, height, setbacks, parking, signage, airport noise compatibility, amenities, and landscaping. Although the Project includes waivers or reductions of six development standards, the overall intent of providing residential opportunities in the Newport Place Planned Community, consistent with the MU-H2 land designation has been met. Transfer of Development Rights The project includes a transfer of development rights, pursuant to General Plan Land Use Element Policy LU4.3 and NBMC Chapter 20.46 (Transfer of Development Rights), for 77 residential units from Phase 1 of the Uptown Newport project at 4311 Jamboree Road to the project site at 1300 Bristol Street (Exhibit E of Attachment No. PC 1). Pursuant to NBMC Chapter 20.46 (Transfer of Development Rights), the 77 unbuilt residential units may be transferred from Uptown Newport Phase 1 to the subject site if the following findings are made: 1) The reduced density/intensity on the donor site provides benefits to the City; 2) The transfer of development rights will not result in any adverse traffic impacts and would not result in greater intensity than development allowed without the transfer and the proposed uses and physical improvements would not lend themselves to conversion to higher traffic generating uses; 9 Residences at 1300 Bristol Street (PA2021-161) Planning Commission, February 17, 2022 Page 9 3) The increased development potential transferred to the receiver site will be compatible and in scale with surrounding development and will not create abrupt changes in scale or character; and 4) The receiver site is physically suitable for the development proposed taking into consideration adjacent circulation patterns, protection of significant public views and open space, and site characteristics, including any slopes, submerged areas, and sensitive resources. As detailed in the draft resolution (Attachment No. PC 1), staff believes these findings can be made and the transfer is consistent with NBMC Chapter 20.46. Pursuant to Uptown Newport Development Agreement No. DA2012-003 (DA), Uptown Newport is entitled for up to 1,244 residential units developed to be built in two separate phases with a maximum of 680 units in Phase 1 and 564 units in Phase 2. Phase 1 of the development is nearing completion, with 548 units constructed, under construction, or under entitlement review. The reduction of 77 units from the Uptown Newport development will be reflected in the Phase 1 development and the remaining 55 unbuilt units in this phase will be automatically transferred to Phase 2 for future development. A letter of authorization from the Uptown Newport property owner is attached as Attachment No. PC 6. The 77 transferred units will be subject to a park in-lieu fee and a public benefit fee pursuant to the terms and conditions of the Uptown Newport DA. The use of park in-lieu fees is subject to City Council Policy B-1 (Park Fee Policy). The use of public impact fees is subject to the discretion of City Council. The applicant is responsible for the payment of these fees upon issuance of a building permit. Site Development Review Residential development pursuant to the Residential Overlay of PC 11 requires a site development review, consistent with MBMC Section 20.52.080 (Site Development Review). In accordance with Section 20.52.080(F), the Planning Commission may approve or conditionally approve a site development review application, only after first finding that the proposed development is: 1. Allowed within the subject zoning district; 2. In compliance with all of the applicable criteria identified in 20.52.080(C)(2)(c) below: i. Compliance with this section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; 10 Residences at 1300 Bristol Street (PA2021-161) Planning Commission, February 17, 2022 Page 10 ii. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether the relationship is based on standards of good design; iii. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; iv. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; v. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and vi. The protection of significant views from public right(s)-of-way and compliance with Section 20.30.100 (Public View Protection). 3. Not detrimental to the harmonious and orderly growth of the City, nor endangers, jeopardizes, or otherwise constitutes a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. The project implements the MU-H2 General Plan designation and the intent of the Residential Overlay of PC-11 by providing 193 new residential units to an existing major employment center (the Airport Area and Irvine Business Complex), including setting aside 24 residential units for low and very low-income households. The proposed site plan shows the configuration of the proposed residential building, including driveways, location of open space, entrances to the parking structure, and the driveway that wraps around the building, private driveways, pedestrian ways, and locations of park and open space. The building would be six stories tall and no more than 78 feet in height including architectural elements, rooftop mechanical equipment, elevator shafts, and emergency staircase. The project’s building mass and scale are similar to the nearby existing office developments in the Airport Area. The Project includes pedestrian connectivity to public sidewalks along Bristol Street and Spruce Street and pedestrian- scale landscaped areas around the apartment building. The contemporary architectural style of the residential building would be compatible with the surrounding office buildings within the Newport Place planned community and the surrounding area as it generally exhibits contemporary architectural styles. NBMC Section 20.40.040, Off-Street Parking Requirements, identifies that multi-family developments with more than four dwelling units are required to provide two covered parking spaces per unit and 0.5 space per unit for guest parking. Based on these criteria, the proposed Project, if it were not a project requesting consideration pursuant to Density Bonus Laws, would be required to provide 386 resident parking spaces and 97 guest parking spaces for a total of 483 parking spaces. 11 Residences at 1300 Bristol Street (PA2021-161) Planning Commission, February 17, 2022 Page 11 As provided for in Government Code Section 65915 Density Bonus Law and NBMC Section 20.32.040 Parking Requirements in Density Bonus Projects, the applicant is requesting a reduction in the number of required parking spaces for the project. NBMC Section 20.32.040, reflects the language of Government Code Section 65915 provision of one parking space for studio and one-bedroom units and two parking spaces for units with two or more bedrooms. Parking for the project is based on application of regulatory standards for density bonus projects and under these regulatory standards, the proposed Project would be required to provide 233 parking spaces. The project as presently designed includes 346 parking spaces. The parking ratio of the proposed project would be 1.79 parking spaces per dwelling unit inclusive of guest parking, which exceeds the minimum parking requirement specified by the Density Bonus parking requirements. The project site does not have the potential to obstruct public views from identified public view points and corridors, as identified on General Plan Figure NR 3 (Coastal Views), to the ocean, bay, harbor, or other scenic or historical resources due to the location of the project site. The proposed building will be highly visible along the Bristol Street corridor and it will be seen from State Route 73, but these areas are not considered scenic. The applicant has requested two concessions or incentive related to the mix of affordable unit types and payment of park in-lieu fees, and six waivers or reductions of development standards which are described in more detail in the Affordable Housing Implementation Plan section of this report below. The applicant contends the incentives are necessary to make the project financially feasible and that the waivers are necessary to physically accommodate the proposed construction at the project site. The City must approve the requested incentives and waivers of development standards pursuant to State Bonus Density law and the Zoning Code. The housing included in the proposed project will help the city meet its housing production targets under the city’s existing Regional Housing Needs Assessment (RHNA) target, and under the proposed Sixth Cycle RHNA target which includes both past unmet and future forecasted housing targets. The project is also consistent with the current Sustainable Communities Strategy (Connect SoCal) adopted by the Southern California Association of Governments in September 2020, which prioritizes adding housing to coastal job centers as well as higher density, mixed-income housing located near employment opportunities. As discussed above, the project has been designed to ensure that potential conflicts with surrounding land uses are minimized to the extent possible to maintain a healthy environment for both businesses and residents by providing an architecturally pleasing project with articulation and building modulations to enhance the urban environment. The proposed project is consistent with the General Plan as it would integrate residential uses into the existing surroundings, which are primarily nonresidential, as anticipated by the General Plan. Staff believes facts to support the required findings exist to approve the Site Development Review, and they are included in the attached draft resolution for approval (Attachment No. PC 1). 12 Residences at 1300 Bristol Street (PA2021-161) Planning Commission, February 17, 2022 Page 12 Affordable Housing Implementation Plan The applicant has prepared a draft Affordable Housing Implementation Plan (AHIP), dated December 2, 2021 (Exhibit C of Attachment No. PC 1) to illustrate compliance with the affordable housing requirements of the Residential Overlay of Newport Place Planned Community and density bonus allowances pursuant Government Code Section 65915- 65918 (Density Bonus Law) and NBMC Chapter 20.32 (Density Bonus Code). Consistent with the affordable housing requirements of the Residential Overlay, 30 percent or 24 units of the project’s 77 base apartment units would be set aside as affordable units to lower income households. Of the 24 affordable units provided, 12 units would be set aside for very low-income households for a minimum of 55 years, consistent with the Density Bonus Law, and 12 units would be set aside for low-income households for minimum of 30 years, consistent with the requirements of the Newport Place Planned Community. As encouraged by the Residential Overlay, and as authorized pursuant to Government Code Section 65915-65918 (Density Bonus Law) and NBMC Chapter 20.32 (Density Bonus Code), with the 30 percent allocation for low-income households, the project is entitled to a maximum density bonus of 50 percent (39 units) above the maximum number of units allowed by the General Plan. In addition to the 39 density bonus units, pursuant to Government Code Section 65915(d)(1), the Project is eligible to receive up to three incentives or concessions that would result in identifiable, financially sufficient, and actual cost reductions. Government Code Section 65915(e)(1) also entitles developers to waivers or modifications of development standards that, if applied, would physically preclude development of housing with the provided density bonus. The proposed project includes a request for two development incentives and a waiver of six development standards as follows: Incentive Requests: The applicant requests for two development incentives as follows: 1) Affordable Unit Mix - NBMC Section 20.32.070 requires affordable units in a density bonus project reflect the same range of unit types in the residential development as a whole. As illustrated in the table below, the Project provides a higher percentage of affordable studio units and fewer affordable two-bedroom units compared to the market rate units provided. Granting this incentive will result in identifiable, financially sufficient, and actual project cost reductions by reducing the long-term rental subsidy costs associated with the two-bedroom units and thereby affording additional rental income for the project ensuring financial feasibility. 13 Residences at 1300 Bristol Street (PA2021-161) Planning Commission, February 17, 2022 Page 13 Unit Type Total Units Percent of Total Units Total Affordable Units Percent of Total Affordable Units Studio 25 13% 10 42% 1 Bedroom 89 46% 12 50% 2 Bedroom 79 41% 2 8% Total 193 100% 24 100% 2) Park In-lieu Fee Payment – General Plan Policy LU 6.15.13 requires the dedication and improvement of a neighborhood park; however, this requirement may be waived where it can be demonstrated that the development site is too small to feasibly accommodate the park or inappropriately located to serve the needs of nearby residents. Policy LU6.15.13 requires the payment of an in-lieu fee to the City for the acquisition and improvement of other properties as parklands to serve the airport area if the neighborhood park dedication is waived. In this case, the project site is too small to feasibly accommodate the park and the applicant requests a waiver of the in-lieu fee as a non- mandatory concession. This waiver of an in-lieu fee is an actual cost reduction that makes the development of the housing units financially feasible and staff supports a recommendation to the City Council to approve the fee waiver. It should be noted that the 77 units transferred from the Uptown Newport development will be subject to park in-lieu fees as required by the Uptown Newport Development Agreement and waiving this fee is not included in the applicant’s incentive request. The payment of the park in-lieu fees associated with the 77-transferred units will be used to improve nearby parks pursuant to City Council B-1 (Park Fee Policy) to help offset the project’s incremental impact on park usage. Development Standard Waiver Request: In addition to the density bonus units and financial concessions, the Project is entitled to receive waivers or reductions of development standards if they would physically prevent the project from being built at the permitted density. In this case, the Project applicant requests a waiver of the following development standards: 1. Park dedication requirement. General Plan Land Use Policy LU 6.15.13 requires a public park equal to eight percent of the gross land area of the development, or a minimum one-half acre, whichever is greater, be provided. In this case, the project is required to provide a 0.50-acre public park. As noted, the 1.97-acre Project site is too small to feasibly accommodate the required 0.50-acre park and if it were dedicated, the resulting smaller site could not physically accommodate the proposed affordable housing development. 14 Residences at 1300 Bristol Street (PA2021-161) Planning Commission, February 17, 2022 Page 14 2. Street setbacks. The Newport Place Planned Community (PC-11) requires street setbacks of 30 feet from property lines. In this case, 30-foot setbacks along Bristol Street North and Spruce Street would substantially decrease the development of the footprint of the project. The Project is designed with 8-foot setbacks to Spruce Street and 17-foot setbacks to Bristol Street (18 feet to building face, 17 feet to balconies). The reduced street setbacks are necessary to provide sufficient area for the building as well as a 24-foot wide, 2-way driveway around the back side of the proposed building that also serves as a required fire lane. The reduced setbacks will be sufficiently deep to provide a significant landscape buffer. 3. Building height. The Newport Place Planned Community (PC-11) limits building residential building height to 55 feet from established grade. In this case, a higher building height is necessary to accommodate 193 residential units. The Project is designed with a height of 78 feet from established grade. 4. Private open space. NBMC Section 20.18.030 requires a minimum of 5 percent of the gross floor area of each unit with a minimum dimension of 6 feet to be provided as private open space. The Project as designed does not provide this minimum open space for the studio floor plan units due to their size and location within the project. 5. Residential density. General Plan Land Use Policy LU 6.15.7 requires overall residential density between 30-50 units per acre. Inclusive of the base units (77 units), density bonus units (39 units), and transferred units (77 units), the Project totals 193 dwelling units at a density of 98 units per acre. 6. Common open space. NBMC Section 20.18.030 requires a minimum of 75 square feet per unit be provided as common open space area. In this case, the requirement is 14,475 square feet (75 square feet per unit X 193 units). The Project as designed provides 9,506 square feet of common open space due to space limitations on the 1.97-acre lot. Describe what this common area is comprised of here. Traffic Phasing Ordinance (TPO) NBMC Chapter 15.40 (Traffic Phasing Ordinance) requires a traffic study to be prepared prior to issuance of building permits if a proposed project generates in excess of 300 new average daily trips (ADT). Ganddini Group Inc. has prepared a traffic study dated November 23, 2021 (Exhibit D of Attachment No. PC 1), under the supervision of the City Traffic Engineer, pursuant to the Traffic Phasing Ordinance (TPO) and its implementing guidelines. The focus of a TPO traffic study is the conditions one year after project occupancy, or five years after project approval for larger projects not expected to be complete within five years. Baseline traffic 15 Residences at 1300 Bristol Street (PA2021-161) Planning Commission, February 17, 2022 Page 15 conditions for a TPO traffic study include previously approved projects in the City. The entire project is anticipated to be complete within a 28-month period. The Traffic Study provides an evaluation of morning and evening peak hours at 13 existing intersections that are located in the City and the adjoining City of Irvine. The Project is projected to generate 726 trips, 31 peak AM trips and 47 peak PM trips above the trip generation of the existing office building. When these trips are distributed to these studied intersections, the analysis concludes that there is no significant impact as the project will neither cause nor make worse an unsatisfactory level of service at any impacted primary intersection, and all intersections are forecasted to continue to operate at acceptable Levels of Service (LOS). Additionally, the Traffic Study includes vehicle miles traveled (VMT) analysis for only informational purposes. An analysis of VMT was not required as a part of the CEQA Addendum because the adopted Program Environmental Impact Report (PEIR), adopted in 2006, did not utilize VMT analysis. Furthermore, the TPO requires findings that, based on the weight of the evidence in the administrative record, including the traffic study, the proposed project complies with the TPO. Findings related to the preparation of the traffic study are provided in the draft resolution for project approval (Attachment No. PC 1). Environmental Review On July 25, 2006, the City Council adopted Resolution No. 2006-75, thereby certifying the adequacy and completeness of the Environmental Impact Report (“EIR”) for the General Plan 2006 Update (SCH No. 2006011119). The EIR was prepared in compliance with the CEQA set forth in the California Public Resources Code Section 21000 et seq. and its implementing State regulations set forth in the California Code of Regulations Title 14, Division 6, Chapter 3 (“CEQA Guidelines”) and City Council Policy K-3. Additionally, in accordance with Section 15168(a) of the CEQA Guidelines, the City prepared the EIR as a Program Environmental Impact Report (“PEIR”). This PEIR analyzed the potential impacts of a citywide land use plan, and the goals and policies of 10 general plan elements. Additionally, on November 22, 2011, the City Council adopted General Plan Amendment No. GP2008-003, thereby approving the City of Newport Beach Housing Element Update (2008-2014) and its associated Housing Element Initial Study/Negative Declaration. Pursuant to Section 21166 of the California Public Resources Code and Section 15162 of the CEQA Guidelines, when an EIR has been certified for a project, no subsequent EIR is required unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following: 1. Substantial changes are proposed in the project which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; 16 Residences at 1300 Bristol Street (PA2021-161) Planning Commission, February 17, 2022 Page 16 2. Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or 3. New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete, shows any of the following: a. The project will have one or more significant effects not discussed in the previous EIR; b. Significant effects previously examined will be substantially more severe than shown in the previous EIR; c. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or d. Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. The City contracted with an environmental consultant (Kimley-Horn) to prepare an Addendum to the PEIR. The entire Addendum and its technical appendixes are available online at the City’s website at: www.newportbeachca.gov/ceqa. The conclusion of the Addendum analysis supports the finding that no additional environmental document is required by CEQA. On the basis of the entire environmental review record, the project will not result in any new significant impacts that were not previously analyzed in the PEIR for the General Plan 2006 Update (SCH No. 2006011119) or the Housing Element Initial Study/Negative Declaration. All potential impacts associated with this Project would either be the same or less than those described in either the PEIR that have been appropriately mitigated. In addition, there are no substantial changes to the circumstances under which the project would be undertaken that would result in new or more severe environmental impacts than previously addressed in either the PEIR, nor has any new information regarding the potential for new or more severe significant environmental impacts been identified. Therefore, in accordance with Section 15164 of the CEQA Guidelines, an addendum to the previously adopted PEIR is the appropriate environmental document for the project. 17 Residences at 1300 Bristol Street (PA2021-161) Planning Commission, February 17, 2022 Page 17 Summary In summary, staff believes the findings for project approval can be made, with specific conditions of approval. The proposed project is consistent with General Plan Land Use designation and its land use policies related residential developments in the Airport Area. The Residential Overlay of the Newport Place Planned Community allows multi-family uses subject to approval of a site development review and facts support approval of the application request. The site development review will ensure the project will be implemented consistent with the approved development standards. The applicant proposes to redevelop the underperforming office development with a multiple family development with affordable rental units consistent with the Overlay. The proposed development with on-site recreation amenities and adequate provisions of parking, allowed by the density bonus provisions, will create a suitable urban living environment integrated into the existing nonresidential area. The proposed AHIP demonstrates how the proposed project would meet the City’s affordable housing requirements. The requests for concessions and development standard waivers are consistent with those allowed under density bonus state law and zoning code. The transfer of 77 unbuilt residential units from Uptown Newport Phase 1 is consistent with the requirements of NBMC Chapter 20.46. The traffic study for the proposed project has been prepared in compliance with the Traffic Phasing Ordinance. Lastly, the prepared Addendum is the appropriate environment document for the project. These technical reports have demonstrated that the proposed project would not result in new or increased significant impacts to the studied areas. Alternatives The Planning Commission has the following alternatives: 1. The Planning Commission may require or suggest specific design changes that are necessary to alleviate any areas of concern. If the requested changes are substantial, staff will return with a revised resolution incorporating new findings and/or conditions; or 2. If the Planning Commission chooses to deny the project, findings must be made consistent with the Housing Accountability Act (Government Code Section 65589.5) and Density Bonus Law (Government Code Section 65915). Therefore, if after consideration of all written and oral evidence presented, the Planning Commission desires to either disapprove or impose a condition that the project be developed at a lower density or with any other conditions that would adversely impact feasibility of the proposed project, the Planning Commission must articulate the factual basis for making the following findings and direct staff to return with a revised resolution incorporating the articulated findings and factual basis for the decision: 18 Residences at 1300 Bristol Street (PA2021-161) Planning Commission, February 17, 2022 Page 18 a. The housing development project would have a specific, adverse impact upon the public health or safety. As used in this paragraph, a “specific, adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. b. There is no feasible method to satisfactorily mitigate or avoid the adverse impact without rendering the development unaffordable to affordable households financially infeasible. Public Notice Notice of this hearing 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. 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: ATTACHMENTS PC 1 Draft Resolution with Findings and Conditions PC 2 Applicant’s Project Description PC 3 Construction Management Plan PC 4 Airport Area Conversion Factors PC 5 Newport Place Residential Overlay PC 6 Uptown Newport Authorization Letter PC 7 Project Plans 19 INTENTIONALLY BLANK PAGE20 Attachment No. PC 1 Draft Resolution with Findings and Conditions 21 INTENTIONALLY BLANK PAGE22 RESOLUTION NO. PC2022-003 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA RECOMMENDING CITY COUNCIL ADOPTION OF ENVIRONMENTAL IMPACT REPORT ADDENDUM NO. ER2022-001, SITE DEVELOPMENT REVIEW NO. SD2021-003, AFFORDABLE HOUSING IMPLEMENTATION PLAN NO. AH2022-001, TRAFFIC STUDY NO. TS2022-001, AND TRANSFER OF DEVELOPMENT RIGHTS NO. TD2022-001 FOR THE RESIDENCES AT 1300 BRISTOL PROJECT LOCATED AT 1300 BRISTOL STREET (PA2021-161) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by BCD Newport Beach, LLC (“Applicant”), with respect to property located at 1300 Bristol Street, and legally described in Exhibit “A” attached hereto and incorporated herein by reference (“Property”). 2. The Applicant is requesting an approval for the development of 193 apartment units, including a 346-space subterranean parking structure (“Project”). The following approvals are requested or required in order to implement the Project as proposed: • Major Site Development Review (“SD”) - A site development review in accordance with the Newport Place planned community and Section 20.52.80 (Site Development Reviews) of the Newport Beach Municipal Code (“NBMC”), for the construction of the Project; • Traffic Study (“TS”) - A traffic study pursuant to Chapter 15.40 (Traffic Phasing Ordinance) of the NBMC; • Affordable Housing Implementation Plan (“AHIP”) - A program specifying how the Project would meet the City’s affordable housing requirements, in exchange for a request of 50 percent increase in density. The Applicant seeks six (6) development standard waivers related to park land dedication, building setbacks, building height, private open space for each residential unit, common open space for the entire Project, and overall residential project density pursuant to Chapter 20.32 (Density Bonus) of the NBMC and Government Code Section 65915 (Density Bonus Law). The Applicant also seeks two (2) development concessions related to the mix of affordable units and park in-lieu fee payment, pursuant to Chapter 20.32 (Density Bonus) of the NBMC and Government Code Section 65915; • Transfer of Development Rights (“TDR”) – A transfer of development rights for 77 residential dwelling units from the Uptown Newport Development located at 4311 23 Planning Commission Resolution No. PC2022-003 Page 2 of 31 Jamboree Road to the subject site, pursuant to Chapter 20.46 (Transfer of Development Rights) of the NBMC; and • Addendum to the 2006 General Plan Update Program Environmental Impact Reports (“Addendum”) - Pursuant to the California Environmental Quality Act (“CEQA”), the addendum addresses reasonably foreseeable environmental impacts resulting from the Project 3. The Property is designated MU-H2 (Mixed-Use Horizonal 2) by the City of Newport Beach General Plan (“General Plan”) Land Use Element and located within the General Commercial Site 4 of Newport Place Planned Community (PC11) Zoning District. 4. The Property is not located within the coastal zone. 5. A public hearing was held on February 17, 2022 in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with Government Code Section 54950 et seq. (“Ralph M. Brown Act”), and Chapter 20.62 (Public Hearings) of the NBMC. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. On July 25, 2006, the City Council adopted Resolution No. 2006-75, thereby certifying the adequacy and completeness of the Environmental Impact Report (“EIR”) for the General Plan Update (SCH No. 2006011119). The EIR was prepared in compliance with CEQA Guidelines set forth in the California Public Resources Code Section 21000 et seq. and its implementing State regulations set forth in the California Code of Regulations Title 14, Division 6, Chapter 3 (“CEQA Guidelines”) and City Council Policy K-3. Additionally, in accordance with Section 15168(a) of the CEQA Guidelines, the City prepared the EIR as a Program Environmental Impact Report (“PEIR”). This PEIR analyzed the potential impacts of a citywide land use plan, and the goals and policies of 10 general plan elements. Additionally, on November 22, 2011, the City Council adopted General Plan Amendment No. GP2008-003, thereby approving the City of Newport Beach Housing Element Update (2008-2014) and its associated Housing Element and Initial Study/Negative Declaration under CEQA. The PEIR and Initial Study/Negative Declaration are collectively referred to herein as the “PEIR”. 2. Pursuant to Section 21166 of the California Public Resources Code and Section 15162 of the CEQA Guidelines, when an EIR has been certified for a project, no subsequent EIR is required unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following: a. Substantial changes are proposed in the project which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; 24 Planning Commission Resolution No. PC2022-003 Page 3 of 31 b. Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or c. New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete, shows any of the following: i. The project will have one or more significant effects not discussed in the previous EIR; ii. Significant effects previously examined will be substantially more severe than shown in the previous EIR; iii. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or iv. Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. 3. As the Project is within the allowable residential land use and density in the General Plan and analyzed in the PEIR, an Addendum to PEIR was prepared pursuant to Section 15162 (Subsequent EIRs and Negative Declarations) and 15164 (Addendum to an EIR or Negative Declaration) of the CEQA Guidelines. 4. The following environmental topics were analyzed for the Project: Aesthetics, Air Quality, Biological Resources, Cultural Resources, Energy, Geology and Soils, Greenhouse Gas Emissions, Hazards and Hazardous Materials, Hydrology and Water Quality, Land Use and Planning, Mineral Resources, Noise, Population and Housing, Public Services, Recreation, Transportation, Utilities and Service Systems, and Wildfire. The Addendum includes analysis of new topics that were not included in the previous EIRs; specifically, it includes a new energy section and a new wildfire section. These additional analyses are appropriate for inclusion in the Addendum, but none result in new or increased significant impacts that would require preparation of a subsequent EIR pursuant to Section 15162 of the CEQA Guidelines. 5. On the basis of the PEIR and entire environmental review record, the Project will not result in any new significant impacts that were not previously analyzed in the PEIR. The Addendum confirms and provides substantial evidence that the potential impacts associated with this Project would either be the same or less than those described in either the PEIR, as mitigated by applicable mitigation measures in the PEIR. In addition, there 25 Planning Commission Resolution No. PC2022-003 Page 4 of 31 are no substantial changes to the circumstances under which the Project would be undertaken that would result in new or more severe environmental impacts than previously addressed in either the PEIR, nor has any new information regarding the potential for new or more severe significant environmental impacts been identified. Therefore, in accordance with Section 15164 of the CEQA Guidelines, an addendum to the previously adopted PEIR is the appropriate environmental document for the Project. In taking action to approve any of the requested applications for the Project, the data presented in the PEIR, as augmented by the Addendum for this Project, are considered as part of the record. 6. The Addendum to the PEIR, is hereby recommended for adoption by the City Council given its analysis and conclusions. The Addendum to the PEIR and related and referenced documentation, constitute the administrative record upon which this decision was based, are on file with the Planning Division, City Hall, 100 Civic Center Drive, Newport Beach, California. 7. The Planning Commission finds that judicial challenges to the City's CEQA determinations and approvals of land use projects are costly and time consuming. In addition, project opponents often seek an award of attorneys' fees in such challenges. As project applicants are the primary beneficiaries of such approvals, it is appropriate that such applicants should bear the expense of defending against any such judicial challenge, and bear the responsibility for any costs, attorneys' fees, and damages which may be awarded to a successful challenger. SECTION 3. REQUIRED FINDINGS. Major Site Development Review In accordance with Section 20.52.080(F) (Site Development Reviews – Findings and Decisions) of the NBMC, the following findings and facts in support of such findings are set forth as follows: Finding: A. The proposed development is allowed within the subject zoning district. Fact in Support of Finding: The Property is located within General Commercial Site 4 of the Newport Place Planned Community (PC11) with a residential overlay. The residential overlay allows for residential development consistent with the Mixed-Use Horizontal 2 (MU-H2) land use designation and subject to site development review. Finding: B. The proposed development is in compliance with all of the following applicable criteria: 26 Planning Commission Resolution No. PC2022-003 Page 5 of 31 i. Compliance with this section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; ii. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether the relationship is based on standards of good design; iii. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; iv. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; v. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and vi. The protection of significant views from public right(s)-of-way and compliance with NBMC Section 20.30.100 (Public View Protection). Facts in Support of Finding: 1. The Property is located in the Airport Area and has a City of Newport Beach General Plan Land Use Element designation of MU-H2 (Mixed-Use Horizontal 2), which provides for a horizontal intermixing of uses that may include regional commercial office, multifamily residential, vertical mixed-use buildings, industrial, hotel rooms, and ancillary neighborhood commercial uses. The MU-H2 designation applies to a majority of properties in the Airport Area outside the high noise levels from John Wayne Airport. The MU-H2 designation allows a maximum of 2,200 residential units as replacement of existing office, retail, and/or industrial uses at a maximum density of 50 units per net acre. Any eligible density bonus allowed by Government Code Section 65915 (Density Bonus Law) and Chapter 20.32 (Density Bonus) of the NBMC are not included in the 2,200 allowance or the 50 dwelling units per acre standard. The City of Newport Beach General Plan contains a number of policies that provide for the orderly development of the MU-H2 properties in the Airport Business Area, from a business park, to a mixed-use district with cohesive residential villages integrated within the existing fabric of office, industrial, retail, and airport-related businesses. Residential opportunities are to be developed as clusters of residential villages centering on neighborhood parks and interconnected by pedestrian walkways. These would contain a mix of housing types and buildings that integrate with ground level retail and residential uses at a sufficient scale to achieve a complete neighborhood. 2. The Project is consistent with the following City of Newport Beach General Plan policies that establish fundamental criteria for the formation and implementation of new residential villages in the Airport Business Area (additional policy analysis is included in the EIR Addendum attached hereto as Exhibit “B”): 27 Planning Commission Resolution No. PC2022-003 Page 6 of 31 a. Land Use Element Policy LU 2.3 Range of Residential Choices. Provide opportunities for the development of residential units that respond to community and regional needs in terms of density, size, location, and cost. Implement goals, policies, programs, and objectives identified within the City’s Housing Element. The Project establishes 193 multi-family residential units, including 24 affordable units, that can respond to market needs and diversify the City’s housing stock. b. Land Use Element Policy LU 6.15.5 Residential and Supporting Uses. Accommodate the development of a maximum of 2,200 multi-family residential units, including work force housing, and mixed-use buildings that integrate residential with ground level office or retail uses, along with supporting retail, grocery stores, and parklands. Residential units may be developed only as the replacement of underlying permitted nonresidential uses. When a development phase includes a mix of residential and nonresidential uses or replaces existing industrial uses, the number of peak hour trips generated by cumulative development of the site shall not exceed the number of trips that would result from development of the underlying permitted nonresidential uses. However, a maximum of 550 units may be developed as infill on surface parking lots or areas not used as occupiable buildings on properties within the Conceptual Development Plan Area depicted on Figure LU22 provided that the parking is replaced on site. General Plan Land Use Policy 6.15.5 established a development limit of 2,200 maximum dwelling units for the Airport Area. Of the 2,200 residential units allowed, 1,650 units may be developed as replacement of existing office, retail, and/or industrial uses. The remaining 550 units are classified as additive units meaning they are not required to replace other units and they may be constructed as “in-fill” units to existing commercial or office development within the Conceptual Development Plan Area (“CDPA”) of the Airport Area. Any eligible density bonus allowed by Government Code Sections 65915 (Density Bonus Law) and NBMC Chapter 20.32 (Density Bonus) are not included in the 2,200-unit allowance. Considering the dwelling unit sum of the previously approved projects and the proposed Project, the remaining development allocation within the Airport Area would be 353 dwelling units (exclusive of density bonus units). c. Land Use Element Policy LU 6.15.6 Size of Residential Villages. Allow development of mixed-use residential villages, each containing a minimum of 10 acres and centered on a neighborhood park and other amenities (as conceptually illustrated in Figure LU23). The first phase of residential development in each village shall encompass at least 5 gross acres of land, exclusive of existing rights-of-way. This acreage may include multiple parcels provided that they are contiguous or face one another across an existing street. At the discretion of the City, this acreage may also include part of a contiguous property in a different land use category, if the City finds that a sufficient portion of the contiguous property is used to provide functionally proximate parking, open space, or other amenity. The “Conceptual Development Plan” area shown on Figure LU22 shall be exempt from the 5-acre minimum, but a conceptual development plan described in Policy LU 6.15.11 shall be required. 28 Planning Commission Resolution No. PC2022-003 Page 7 of 31 The Property is 1.97 acres in size. The development standards of the Residential Overlay in PC11 waive the minimum lot size requirement of LU 6.15.6, with the affordable housing provision. d. Land Use Policy LU 6.15.7. Overall Density and Housing Types. Require that residential units be developed at a minimum density of 30 units and maximum of 50 units per net acre averaged over the total area of each residential village. Net acreage shall be exclusive of existing and new rights-of-way, public pedestrian ways, and neighborhood parks. Within these densities, provide for the development of a mix of building types ranging from townhomes to high-rises to accommodate a variety of household types and incomes and to promote a diversity of building masses and scales. The Project has a base density of 40 units per acre (77 units on 1.97 acres) which is consistent with the 50 dwelling units per acre allowance. The base density does not include the 50 percent density bonus of 39 units that is allowed by the State Bonus Density law which includes 24 units set aside for affordable housing. The Project further proposed the transfer of 77 residential units from the Uptown Newport project. Altogether, the Project has an overall density of 98 dwelling units per acre. The Project includes a request to waive Land Use Policy 6.15.7. The Project is a for-rent apartment development with 193 apartment units. There is a mix of unit types, ranging from studios to two-bedroom units, accommodating a variety of household types and incomes. Of the 193 units, 24 units will be affordable to low- income households and 169 units will be market-rate housing. e. Land Use Policy LU 6.15.8 First Phase Development Density. Require a residential density of 45 to 50 units per net acre, averaged over the first phase for each residential village. This shall be applied to 100 percent of properties in the first phase development area whether developed exclusively for residential or integrating service commercial horizontally on the site or vertically within a mixed-use building. On individual sites, housing development may exceed or be below this density to encourage a mix of housing types, provided that the average density for the area encompassed by the first phase is achieved. The Project would be developed in one phase with a density of 98 units per acre. This increase in density is requested consistent with Government Code Sections 65915- 65918 (State Density Bonus Law). f. Land Use Policy LU 6.15.9 Subsequent Phase Development Location and Density. Subsequent phases of residential development shall abut the first phase or shall face the first phase across a street. The minimum density of residential development (including residential mixed-use development) shall be 30 units per net acre and shall not exceed the maximum of 50 units per net acre averaged over the development phase. See finding LU 6.15.8 First Phase Development Density above. g. Land Use Policy LU 6.15.13 Neighborhood Parks Standards. To provide a focus and identity for the entire neighborhood and to serve the daily recreational and commercial 29 Planning Commission Resolution No. PC2022-003 Page 8 of 31 needs of the community within easy walking distance of homes, require dedication and improvement of at least 8 percent of the gross land area (exclusive of existing rights-of- way) of the first phase development in each neighborhood, or ½ acre, whichever is greater, as a neighborhood park. This requirement may be waived by the City where it can be demonstrated that the development parcels are too small to feasibly accommodate the park or inappropriately located to serve the needs of local residents, and when an in-lieu fee is paid to the City for the acquisition and improvement of other properties as parklands to serve the Airport Area. In every case, the neighborhood park shall be at least 8 percent of the total Residential Village Area or one acre in area, whichever is greater, and shall have a minimum dimension of 150 feet. Park acreage shall be exclusive of existing or new rights-of-way, development sites, or setback areas. A neighborhood park shall satisfy some or all of the requirements of the Park Dedication Ordinance, as prescribed by the Recreation Element of the General Plan. The Project includes a waiver from Land Use Policy LU 6.15.13, as is allowed by the policy, due to a 1.97-acre parcel size that is too small to feasibly accommodate a park. The Applicant further requests City Council provide a concession of a waiver of the in- lieu park fee payment associated with this policy as a part of the concessions allowed through the request for density bonus, consistent with Government Code Sections 65915-65918 (State Density Bonus Law) and NBMC Section 20.32.050 (Allowed Incentives). This requested incentive does not include the park in-lieu fee payments associated with the 77 residential units transferred from the Uptown Newport Phase 1 development. h. Land Use Policy LU 6.15.14 Location. Require that each neighborhood park is clearly public in character and is accessible to all residents of the neighborhood. Each park shall be surrounded by public streets on at least two sides (preferably with on-street parking to serve the park), and shall be linked to residential uses in its respective neighborhood by streets or pedestrian ways. See finding LU 6.15.13 above. i. Land Use Policy LU 6.15.16 On-Site Recreation and Open Space Standards. Require developers of multi-family residential developments on parcels 8 acres or larger to provide on-site recreational amenities. For these developments, 44 square feet of on- site recreational amenities shall be provided for each dwelling unit in addition to the requirements under the City’s Park Dedication Ordinance and in accordance with the Parks and Recreation Element of the General Plan. On-site recreational amenities can consist of public urban plazas or squares where there is the capability for recreation and outdoor activity. These recreational amenities may also include swimming pools, exercise facilities, tennis courts, and basketball courts. Where there is insufficient land to provide on-site recreational amenities, the developer shall be required to pay cash in- lieu that would be used to develop or upgrade nearby recreation facilities to offset user demand as defined in the City’s Park Dedication Fee Ordinance. 30 Planning Commission Resolution No. PC2022-003 Page 9 of 31 The acreage of on-site open space developed with residential projects may be credited against the parkland dedication requirements where it is accessible to the public during daylight hours, visible from public rights-of-way, and is of sufficient size to accommodate recreational use by the public. However, the credit for the provision of on-site open space shall not exceed 30 percent of the parkland dedication requirements The Project exceeds the 8,492-square-foot (44 square feet x 193 units) on-site recreational amenities by providing a 9,506-square-foot podium courtyard. This outdoor recreational area includes a pool, spa, outdoor fitness area, seating, and a fire pit. In addition, the Project includes an indoor fitness center, club house, dog wash room and dog park, and roof deck. j. Land Use Policy LU 6.15.17 Street and Pedestrian Grid. Create a pattern of streets and pedestrian ways that breaks up large blocks, improves connections between neighborhoods and community amenities, and is scaled to the predominantly residential character of the neighborhoods. The Project is a podium style development with an internal driveway for vehicular circulation around the building and connecting to Bristol Street and Spruce Street. Pedestrian connections are provided to public sidewalks along Spruce Street and Bristol Street. The Project also includes a condition of approval requiring an additional 2-foot wide easement along the Bristol Street North frontage for sidewalk purposes to accommodate a future 10-foot wide sidewalk when directed by the Public Works Department. k. Land Use Policy 6.15.18 Walkable Streets. Retain the curb-to-curb dimension of existing streets, but widen sidewalks to provide park strips and generous sidewalks by means of dedications or easements. Except where traffic loads preclude fewer lanes, add parallel parking to calm traffic, buffer pedestrians, and provide short term parking for visitors and shop customers. The Project retains the curb-to-curb dimension of both Bristol Street and Spruce Street. The Project includes a condition of approval requiring an additional 2-foot wide easement along the Bristol Street North frontage for sidewalk purposes to accommodate a future 10-foot wide sidewalk when directed by the Public Works Department. l. Land Use Policy 6.15.19 Connected Streets. Require dedication and improvement of new streets as shown on Figure LU23. The illustrated alignments are tentative and may change as long as the routes provide the intended connectivity. If traffic conditions allow, connect new and existing streets across Macarthur Boulevard with signalized intersections, crosswalks, and pedestrian refuges in the median. See finding Land Use Policy LU 6.15.18 above. m. Land Use Policy 6.15.20 Pedestrian Improvements. Require the dedication and improvement of new pedestrian ways as conceptually shown on Figure LU23. The alignment is tentative and may change as long as the path provides the intended connectivity. For safety, the full length of pedestrian ways shall be visible from 31 Planning Commission Resolution No. PC2022-003 Page 10 of 31 intersecting streets. To maintain an intimate scale and to shade the path with trees, pedestrian ways should not be sized as fire lanes. Pedestrian ways shall be open to the public at all times. See finding Land Use Policy LU 6.15.18 above. n. Land Use Policy LU 6.15.22 Building Massing. Require that high-rise structures be surrounded with low- and mid-rise structures fronting public streets and pedestrian ways or other means to promote a more pedestrian scale. The proposed six-story apartment building is 78 feet in height and is compatible with nearby properties located in the Airport Area, with building mass and scale similar to the nearby existing office developments. The Project includes pedestrian connectivity to public sidewalks along Bristol Street and Spruce Street and pedestrian-scale landscaped areas around the apartment building. o. Land Use Policy LU 6.15.23 Sustainability Development Practices. Require that development achieves a high level of environmental sustainability that reduces pollution and consumption of energy, water, and natural resources. This may be accomplished through the mix and density of uses, building location and design, transportation modes, and other techniques. Among the strategies that should be considered are the integration of residential with jobs-generating uses, use of alternative transportation modes, maximized walkability, use of recycled materials, capture and re-use of storm water on-site, water conserving fixtures and landscapes, and architectural elements that reduce heat gain and loss. The Project would be required to comply with the provisions of the Building and Energy Efficiency Standards (CCR, Title 24, Parts 6 and 11) and the Green Building Standards Code (CCR, Title 24, Part 11 - CALGreen). Additionally, the Project would implement water-efficient landscaping, water quality best management practices to treat surface runoff from the project site, and low impact development practices. The Project is also adjacent to office developments in the Airport Area and would provide housing near employment opportunities. The Project includes pedestrian linkage to public sidewalks that would provide connections throughout the site and to adjacent and surrounding uses, thereby providing an alternative mode of public transportation for the residents and their visitors. The Project would also provide alternative forms of transportation to residents by locating close to the existing Orange County Transportation Authority (“OCTA”) bus routes provided along Bristol Street and Birch Street. p. Land Use Policy LU 6.15.24 Airport Compatibility. Require that all development be constructed in conformance with the height restrictions set forth by Federal Aviation Administration (FAA), Federal Aviation Regulations (FAR) Part 77, and Caltrans Division of Aeronautics, and that residential development be located outside of the 65 dBA CNEL noise contour specified by the 1985 JWA Master Plan. 32 Planning Commission Resolution No. PC2022-003 Page 11 of 31 The Project is located at 1300 Bristol Street, which is located outside the 65 dBA CNEL contour as that noise contour is mapped by the 2008 JWA Airport Environs Land Use Plan that accounts for the most recent update to the JWA Master Plan. The Federal Aviation Administration (“FAA”) conducted an aeronautical study of the Project pursuant to applicable Federal regulations and has determined no hazard to air navigation for the project. 3. The proposed six-story residential building would be 78 feet in height inclusive of architectural elements and rooftop mechanical equipment. The architecture would be high- quality and incorporate neutral colors with stone/tile, metal, and glass features. The Project’s building mass is compatible with the surrounding office developments 4. The Project includes a variety of enhanced amenities such as private balconies for most of the units, an outdoor courtyard with pool and spa, a clubroom, a fitness center, a dog wash room and a dog park, and a roof deck. 5. The Project includes 346 onsite parking spaces located in a subterranean gated parking structure. Therefore, upon completion of the Project, there would be adequate onsite parking exceeding the minimum required residential standard pursuant to Density Bonus Law. 6. The Project site is generally flat and bordered by existing office buildings, storage, and developed roadways. The City’s General Plan does not identify any scenic vistas or view points on or proximate to the Project site. The nearest public view point to the Project site identified in the City’s General Plan is approximately 3,000 feet to the south at Bayview Park. The nearest coastal view designated portion of Jamboree Road is approximately 3,000 feet south of the site. Due to the distance and highly urbanized nature of the Project area, public coastal views along this view corridor would not be impacted by the Project. Finding: C. The proposed development is not detrimental to the harmonious and orderly growth of the City, nor will it endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of person residing or working in the neighborhood of the proposed development. Facts in Support of Finding: 1. The Project has been designed to ensure that potential conflicts with surrounding uses are minimized to the extent possible to maintain a healthy environment for both surrounding businesses and residents by providing an architecturally pleasing project with articulation and building modulations to enhance the urban environment. 2. The proposed residential building has been designed to accommodate and provide safe access for emergency vehicles, delivery trucks, and refuse collections vehicles, as determined by the City Traffic Engineer. Refuse collection is accommodated via an on-site staging area along the private driveway to ensure safe maneuvering by refuse vehicles. Emergency vehicles will have access via Bristol Street and Spruce Street. 33 Planning Commission Resolution No. PC2022-003 Page 12 of 31 3. The Project site is located approximately 0.57 mile east of the southernmost John Wayne Airport runway and is within the notification area of the AELUP for John Wayne Airport. However, the Project is below the maximum transitional imagery surface heights, and thus the Project is within the building height limits of the AELUP. The property is located within the 60dBA CNEL noise contours for John Wayne Airport and Safety Zone 6 (Traffic Pattern Zone), where the likelihood of an accident is low. Consistent with the residential overlay, the Project has been conditioned to provide notice to all future residents of potential annoyances or inconveniences associated with residing in proximity to airport operations. 4. The Project will comply with all Building, Public Works, Fire Codes, City ordinances, and all conditions of approval. Traffic Study In accordance with Section 15.40.030 (Standards for Approval—Findings—Exemptions) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: A. That a traffic study for the project has been prepared in compliance with this chapter and Appendix A [NBMC Chapter 15.30], Facts in Support of Finding: 1. A traffic study, entitled Picerne Residential (1300 Bristol Street North) Traffic Impact Analysis, prepared by Ganddini Group, Inc., dated November 23, 2021, was prepared for the Project in compliance with Municipal Code Chapter 15.40 (Traffic Phasing Ordinance and Appendix A). 2. That, based on the weight of the evidence in the administrative record, including the traffic study, one of the findings for approval in subsection (B) [NBMC Section 15.40.030(B)(1)] can be made: Section 15.40.030(B)(1) (Findings for Approval) of the NBMC states: Construction of the project will be completed within sixty (60) months of project approval; and a. The project will neither cause nor make worse an unsatisfactory level of traffic service at any impacted primary intersection, or b. The project including circulation improvements that the project proponent is required to make and/or fund, pursuant to a reimbursement program or otherwise, will neither cause nor make worse an unsatisfactory level of traffic service at any impacted primary intersection, or c. The project trips will cause or make worse an unsatisfactory level of traffic service at one or more impacted primary intersection(s) but the project proponent is required to 34 Planning Commission Resolution No. PC2022-003 Page 13 of 31 construct and/or fund, pursuant to a reimbursement program or otherwise, circulation improvements, or make contributions, such that: 1. The project trips will not cause or make worse an unsatisfactory level of traffic service at any impacted primary intersection for which there is a feasible improvement, and 2. The benefits resulting from circulation improvements constructed or funded by, or contributions to the preparation or implementation of a traffic mitigation study made by, the project proponent outweigh the adverse impact of project trips at any impacted primary intersection for which there is (are) no feasible improvement(s) that would, if implemented, fully satisfy the provisions of Section 15.40.030 (B)(1)(b). In balancing the adverse impacts and benefits, only the following improvements and/or contributions shall be considered with the greatest weight accorded to the improvements and/or contributions described in subparagraphs (a) and (b) below: a. Contributions to the preparation of, and/or implementation of some or all of the recommendations in, a traffic mitigation study related to an impacted primary intersection that is initiated or approved by the City Council, b. Improvements, if any, that mitigate the impact of project trips at any impacted primary intersection for which there is (are) no feasible improvement(s) that, if implemented, would satisfy the provisions of Section 15.40.030(B)(1)(b), c. Improvements that mitigate the impacts of project trips on any impacted primary intersection in the vicinity of the project, d. Improvements that mitigate the impacts of project trips on any impacted primary intersection operating, or projected to operate, at or above 0.80 ICU, or d. The project complies with (1)(b) upon the completion of one or more circulation improvements; and: 1. The time and/or funding necessary to complete the improvement(s) is (are) not roughly proportional to the impacts of project-generated trips, and 2. There is a strong likelihood the improvement(s) will be completed within forty-eight (48) months from the date the project and traffic study are considered by the Planning Commission, or City Council on review or appeal. This finding shall not be made unless, on or before the date of approval, a conceptual plan for each improvement has been prepared in sufficient detail to permit estimation of cost and funding sources for the improvement(s); the improvement(s) is (are) consistent with the circulation element or appropriate amendments have been initiated; an account has been established to receive all funds and contributions necessary to construct the improvement(s) and the improvement is identified as one to be constructed pursuant to the five year capital improvement plan and as specified in Appendix A, and 35 Planning Commission Resolution No. PC2022-003 Page 14 of 31 3. The project proponent pays a fee to fund construction of the improvement(s). The fee shall be calculated by multiplying the estimated cost of the improvement(s) by a fraction. The fraction shall be calculated by dividing the “effective capacity decrease” in the impacted primary intersection attributable to project trips by the “effective capacity increase” in the impacted primary intersection that is attributable to the improvement. The terms “effective capacity increase” and “effective capacity decrease” shall be calculated in accordance with the provisions of Appendix A. Facts in Support of Finding: 1. Based on the weight of the evidence in the administrative record, including the Traffic Study, and the conditions of approval, all of the findings for approval in Section 15.40.030(B)(1)(a) can be made in that: a. The Project is anticipated to be complete within a 28-month period, well within the 60- month criteria. Therefore, the Traffic Study addresses the entire project development. b. The Traffic Study provides an evaluation of morning and evening peak hours at 13 existing intersections that are located in the City and the adjoining City of Irvine. c. The Project is projected to generate an additional 726 trips, 31 peak AM trips and 47 peak PM trips. When these trips distributed to these studied intersections, the analysis concludes that there is no significant impact as the Project will neither cause nor make worse an unsatisfactory level of service at any impacted primary intersection, and all intersections are forecasted to continue to operate at acceptable Levels of Service. Finding: A. That the project proponent has agreed to make or fund the improvements, or make the contributions, that are necessary to make the findings for approval and to comply with all conditions of approval. Fact in Support of Finding: The Project will be required for the payment of Fair Share fees in accordance with Chapter 15.32 (Underground Utilities) that will be used to fund future planned improvements to the City’s circulation system. Additionally, the Project will be required to pay any applicable fees for the Major Thoroughfare and Bridge Fee Program. Affordable Housing Implementation Plan The proposed Affordable Housing Implementation Plan (“AHIP”) is consistent with the intent to implement affordable housing goals within the City pursuant to Government Code Sections 65915-65918 (State Density Bonus Law), and Title 20, Chapter 20.32 (Density Bonus) of the NBMC for the following reasons: 36 Planning Commission Resolution No. PC2022-003 Page 15 of 31 1. Consistent with the requested 50 percent density bonus30 percent (24 units) of the Project’s base units (77) would be set aside as affordable units to lower income households. Lower income households are defined as households 80 percent or less of the area median income, adjusted for family size for minimum term of 55 years for very low-income households, consistent with the Density Bonus Law and 30 years for low- income households, consistent with Residential Overlay of Newport Place Planned Community. 2. The State Density Bonus Law and the City’s Density Bonus Code provide for an increase in the number of units above General Plan and zoning limits for projects that include a minimum of 30 percent of the base units affordable to low-income households earning 680 percent or less of area median income. The Project’s inclusion of 24 low-income units, which is 30 percent of the base unit count of 77 units makes the Project eligible for 39 additional units. Inclusive of 77 units transferred from a 4311 Jamboree Road, the project total is 193 units. 3. In addition to the 39 density bonus units, the Project is entitled to receive up to three incentives or concessions that would result in identifiable, financially sufficient, and actual cost reductions. The Project applicant includes requests to the City Council for two development concessions: for the proposed affordable unit mix that does not meet NBMC Section 20.32.070 (Design and Distribution of Affordable Units) and for a waiver of the park in-lieu fee described in General Plan Land Use Policy LU 6.15.13. NBMC Section 20.32.070 (Design and Distribution of Affordable Units) requires affordable units in a density bonus project reflect the same range of unit types in the residential development as a whole. In this case, the Project provides a higher percentage of affordable studio units and fewer affordable two-bedroom units compared to market rate units. Granting this incentive will result in identifiable, financially sufficient, and actual project cost reductions by reducing the long-term rental subsidy costs associated with the two-bedroom units and affording additional rental income for the project to ensure financial feasibility. 4. In addition to the density bonus units and financial concessions, the Project is entitled to receive waivers or reductions of development standards if the development standard would physically prevent the project from being built at the permitted density. In this case, the Project Applicant requests waivers of the following development standards: a. Park dedication requirement. General Plan Land Use Policy LU 6.15.13 requires a public park equal to eight percent of the gross land area of the development, or a minimum one-half acre, whichever is greater, be provided. In this case, the 1.97-acre Project site is too small to feasibly accommodate a half-acre park. b. Street setbacks. The Newport Place Planned Community (PC-11) requires street setbacks of 30 feet from property lines. In this case, 30-foot setbacks along Bristol Street and Spruce Street would substantially decrease the development of the footprint of the Project. The Project is designed with 8-foot setbacks to Spruce Street and 17-foot setbacks to Bristol Street (18 feet to building face, 17 feet to balconies). 37 Planning Commission Resolution No. PC2022-003 Page 16 of 31 c. Building height. The Newport Place Planned Community (PC-11) limits building height to 55 feet from established grade. In this case, a higher building height is necessary to accommodate 193 residential units. The Project is designed with a height of 78 feet from established grade. d. Private open space. NBMC Section 20.18.030 (Residential Zoning Districts General Development Standards) requires a minimum of 5 percent of the gross floor area of each unit to be provided as open space. The Project as designed does not provide this minimum open space for the studio floor plan units due to their size and location within the project. e. Residential density. General Plan Land Use Policy LU 6.15.7 requires residential density between 30-50 units per acre. Inclusive of the base units (77 units), density bonus units (39 units), and transferred units (77 units), the Project totals 193 dwelling units at a density of 98 units per acre. f. Common open space. NBMC Section 20.18.030 (Residential Zoning Districts General Developments Standards) requires a minimum of 75 square feet per unit be provided as common open space area. In this case, the requirement is 14,475 square feet (75 square feet per unit x 193 units). The Project as designed provides 9,506 square feet of common open space due to space limitations on the 1.97-acre lot. Transfer of Development Rights In accordance with Section 20.46.050 (Findings) of the NBMC, the following findings and facts in support of such findings are set forth: Finding: A. The reduced density/intensity on the donor site provides benefits to the City. Fact in Support of Finding: Uptown Newport is entitled for up to 1,244 residential units developed in two phases with a maximum of 680 units in Phase 1 and 564 units in Phase 2. Phase 1 of the development is nearing completion, with 548 units constructed, under construction, or submitted for entitlement review. The reduction of 77 units from the Uptown Newport development will more accurately reflect the Phase 1 development and result in a more efficient use of land to be developed in Phase 2. Finding: B. The transfer of development rights will not result in any adverse traffic impacts and would not result in greater intensity than development allowed without the transfer and the proposed uses and physical improvements would not lend themselves to conversion to higher traffic generating uses. 38 Planning Commission Resolution No. PC2022-003 Page 17 of 31 Fact in Support of Finding: See facts in support of findings for Traffic Study, above. Finding: C. The increased development potential transferred to the receiver site will be compatible and in scale with surrounding development and will not create abrupt changes in scale or character. Facts in Support of Finding: See facts in Support of Findings B and C for Major Site Development Review, above. Finding: D. The receiver site is physically suitable for the development proposed taking into consideration adjacent circulation patterns, protection of significant public views and open space, and site characteristics, including any slopes, submerged areas, and sensitive resources. Facts in Support of Finding: 1. See Facts in Support of Finding B for Major Site Development Review, above. 2. The 77-transferred units will be subject to the payment of park in-lieu fee and a public benefit fee, pursuant to the terms and conditions of the Uptown Newport DA. The use of park in-lieu fees is subject to City Council Policy B-1 (Park Fee Policy). The use of public impact fees is subject to the discretion of City Council. The applicant is responsible for the payment of these fees upon issuance of a building permit. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: The Planning Commission of the City of Newport Beach hereby recommends the following to the City Council: a. Adopt Environmental Impact Report Addendum No. ER2022-001 to the 2006 General Plan Update (SCH2006011119), as depicted in Exhibit “B” which is attached hereto and incorporated by reference; b. Approve Affordable Housing Implementation Plan No. AH2022-001, including requested development standard waivers related to park land dedication, building setbacks, building height, private open space for the studio-size rental units, common open space for the entire Project, and overall residential project density, and development concessions related to the mix of affordable units and park in-lieu 39 Planning Commission Resolution No. PC2022-003 Page 18 of 31 fee payment, as depicted in Exhibit “C” which is attached hereto and incorporated by reference; c. Approve Traffic Study No. TS2022-001, as depicted in Exhibit D, with conditions of approval as depicted in Exhibit “D” which is attached hereto and incorporated by reference; d. Approve Transfer of Development Rights No. TD2022-001, as depicted in Exhibit “E” which is attached hereto and incorporated by reference; and e. Approve Major Site Development Review No. SD2021-003, with conditions of approval as depicted in Exhibit “F” which is attached hereto and incorporated by reference. PASSED, APPROVED, AND ADOPTED THIS 17 DAY OF FEBRUARY, 2022. AYES: NOES: ABSTAIN: ABSENT: BY:_________________________ Lee Lowrey, Chairman BY:_________________________ Curtis Ellmore, Secretary Attachment(s): Exhibit A – Legal Description Exhibit B – Addendum to the 2006 General Plan Update (SCH NO. 2006011119) Exhibit C – Affordable Housing Implementation Plan Exhibit D – Traffic Study Exhibit E – Transfer of Development Rights Exhibit F – Conditions of Approval 40 Planning Commission Resolution No. PC2022-003 Page 19 of 31 EXHIBIT “A” LEGAL DESCRIPTION PARCEL 2, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 49, PAGE 18 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. 41 Planning Commission Resolution No. PC2022-003 Page 20 of 31 EXHIBIT “B” ADDENDUM TO THE 2006 GENERAL PLAN UPDATE (SCH NO. 2006011119) Available separately due to bulk at: www.newportbeachca.gov/ceqa 42 Planning Commission Resolution No. PC2022-003 Page 21 of 31 EXHIBIT “C” AFFORDABLE HOUSING IMPLEMENTATION PLAN 43 1300 BRISTOL STREET AFFORDABLE HOUSING IMPLEMENTATION PLAN AND DENSITY BONUS APPLICATION DECEMBER 3, 2021 Prepared by 44 1 1300 BRISTOL STREET AFFORDABLE HOUSING IMPLEMENTATION PLAN AND DENSITY BONUS APPLICATION OCTOBER 7, 2021 Project Description & Affordability Level The Picerne Group (“Picerne”) is proposing the 1300 Bristol Street development on a 1.97 acre site located in the Newport Place Planned Community. The site is generally bounded by Bristol Street North on the South and Spruce Street on the West, with an auto storage yard on the North and East sides. The Newport Beach General Plan designates the project site as Mixed-Use Horizontal 2 (MU-H2) and the zoning is Planned Community 11, Newport Place (PC 11). The site is developed as a 1970’s vintage two story office building with surface parking. The project is planned to consist of 193 units including 77 base units, 39 density bonus units, and 77 Transfer of Development Rights (“TDR”) units. The 77 TDR units are transferred from the approved Uptown Newport Master Plan, as authorized by Chapter 20.46 of the Newport Beach Municipal Code. The Newport Place Development Standards (“Development Standards”) provide that 30 percent of the Base units within a residential development shall be affordable to Lower Income households. Lower Income Households, as defined in California Health and Safety Code Section 50079.5, are defined as households earning 80 percent or less of area median income, adjusted for family size, including both Very Low and Low income categories. The affordable housing requirement for this project, as required by the Development Standards, is 24 units (30% of 77 Base units). Eligibility for Density Bonus and Compliance with Newport Place Development Standards Affordability Requirements To meet a portion of the project’s affordable housing requirements, Picerne will be providing 12 units (15% of Base units) affordable to Very Low Income households (“Required Density Bonus Very Low Income Units”). This will comply with the provisions of Government Code Section 65915 applicable to a 50% density bonus. Rents for the Required Density Bonus Very Low Income Units will be computed in accordance with Health and Safety Code Sec. 50053, as required by Government Code Section 65915(c)(1). To meet the remainder of the affordable units required by the Development Standards, the project will provide 12 units affordable to Low Income households (“Development Standards Additional Low Income Units”). Rents for those units will be computed based on income limits for Low Income households, as published annually by the Department of Housing and Community Development. 45 1300 Bristol Street Affordable Housing Plan October 7, 2021 2 Density Bonus Computation and Term of Affordability The density bonus computation for the project per Government Code Section 65915 is shown below: Table 1 Density Bonus Computation Base Units 77 Density Bonus 39 TDR Units 77 Total Units 193 Picerne intends to operate the apartment project as a rental community. The 12 Required Density Bonus Very Low Income Units will remain rent restricted for a minimum of 55 years, per Government Code Section 65915(c)(1), more than the 30-year affordability term set forth in the Development Standards. Rents for the 12 Development Standards Additional Low Income Units will remain restricted for the required 30-year term. Reduction in Parking As provided for in Government Code Sec. 65915(p) and Section 20.32.030 of the City’s Zoning Code the 1300 Bristol Street project is eligible for a reduction in parking requirements. Government Code Section 65915(p) provides the following: (1) Upon the request of the developer, no city, county, or city and county shall require a vehicular parking ratio, inclusive of handicapped and guest parking, of a development meeting the criteria of subdivision (b), that exceeds the following ratios: a. Zero to one bedroom: one onsite parking space per unit b. Two to three bedrooms: 1.5 onsite parking spaces per unit. (2) If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded up to the next whole number. For purposes of this subdivision, a development may provide “onsite parking” through tandem parking or uncovered parking, but not through street parking. 46 1300 Bristol Street Affordable Housing Plan October 7, 2021 3 Table 2 below is a summary of Government Code Sec. 65915 parking requirements vs. spaces to be provided: Table 2 Parking Requirements Picerne requests that parking requirements be calculated in accordance with Government Code Sec. 65915(p). As shown above, the project will provide 346 onsite parking spaces for its residential units which is 113 spaces more than the requirements of Sec. 65915 (p). Development Incentive Request Pursuant to Government Code Section 65915(d)(1) and Section 20.32 of the City’s Zoning Code, Picerne is entitled to three concessions or incentives because of providing at least fifteen percent (15%) of the units as affordable for Very Low Income households. Picerne requests the following development incentives: 1. Section V.F.1 of the Development Standards provides that “Affordable units shall reflect the range of numbers of bedrooms provided in the residential development project as a whole.” Picerne requests that the 24 Lower Income units be provided utilizing the unit mixes as shown below: Table 3 Unit Mix 2. As the second incentive, the applicant requests a waiver of the park in lieu fee referenced in General Plan Policy LU 6-15.13 and in Section 19.52 of the City’s Unit Type Number of Units Stalls/Unit Per Gov. Code 65915 Total Stalls Per Gov. Code 65915 Studio 25 1 25 1 BR 89 1 89 2 BR 79 1.5 119 TOTAL PARKING STALLS REQUIRED 193 233 TOTAL PARKING STALL PROVIDED 346 PARKING PROVIDED IN EXCESS OF MINIMUM REQUIREMENT 113 Unit Type Total Units Required Density Bonus Very Low Income Units Development Standards Additional Low Income Units Total Lower Income Units Studio 25 5 5 10 1 Bedroom 89 6 6 12 2 Bedroom 79 1 1 2 Total 193 12 12 24 47 1300 Bristol Street Affordable Housing Plan October 7, 2021 4 Subdivision Code. That amount of $1,837,500 is computed utilizing the ½ acre minimum neighborhood park size and a land value of $3,675,000 per acre (set by City Council Resolution No. 2020-95), These incentives will result in cost reductions which will provide for the affordable rents to be set in accordance with Government Code Sec. 65915(c). Development Standards Waiver Request Government Code Sec. 65915(e)(1) provides that a city or county may not apply any development standard (including height limits) that will have the effect of physically precluding the construction of a density bonus project at the density permitted under the density bonus statute. For the proposed project, the applicant is requesting the following development waivers consistent with Government Code Sec. 65915(e)(1): (1) Waiver of General Plan Policy LU 16-15.13 public park dedication requirement (2) Waiver of Planned Community Text No. PC 11 (Newport Place) 30’ street setback requirement as well as the corresponding Covenant and Agreement Regarding Maintenance of Yards for an Oversized Building in Favor of the City of Newport Beach Recorded May 16, 1977 in Book 12196, Page 750, O.R. (3) Waiver of Planned Community Text No. PC 11 (Newport Place) 55’ height limit (4) Waiver of Newport Beach Municipal Code Section 20.18.030 (Table 2-3) private open space requirement (5) Waiver of General Plan Land Use Policy 6.15.7 maximum density requirement (6) Waiver of Newport Beach Municipal Code minimum sidewalk width requirement (7) Waiver of Newport Beach Municipal Code Section 20.18.030 (Table 2-3) minimum common open space requirement Waiver of these requirements is necessary to accommodate the additional units permitted by the density bonus. As previously discussed, Government Code Section 65915(e)(1) requires that the waiver requests be approved. Additional detail as to these waiver requests has been submitted separately as part of the development application. 48 1300 Bristol Street Affordable Housing Plan October 7, 2021 5 Income Limits and Examples of Eligible Tenants for Affordable Homes Lower Income Households are defined as households whose gross income does not exceed 80% of area median income, adjusted for household size. Table 4 below shows the maximum income limits as determined by the U.S. Department of Housing and Urban Development and the California Department of Housing and Community Development (“HCD”) for Lower Income households with household sizes appropriate for 1300 Bristol Street: Table 4 Maximum Income Limits Higher income limits apply to larger families; those families however are not considered to be a target market for 1300 Bristol Street, where the unit mix consists of studios, one-bedroom, and two-bedroom apartment homes. These income limits are updated annually. The 24 affordable homes that Picerne will provide will be rented to eligible Lower Income Households. As shown in Table 4, Lower Income Households includes incomes ranging from $47,100 per year for a one-person household to $116,240 per year for a five-person household. As such this could include City employees, school district employees, health care professionals, restaurant and other retail workers, and other occupations which provide needed services to our community. While household size, overtime pay, summer jobs, or second jobs may affect eligibility, the income limits above are reflective of pay to many public or health care sector workers, as shown in Table 5 on the following page: Household Size Very Low Income Units Maximum Annual Income - 2021 Low Income Units (80% of Area Median Income) Maximum Annual Income - 2021 1 Person $47,100 $75,360 2 Person 53,800 86,080 3 Person 60,550 96,880 4 Person 67,250 107,600 5 Person 72,650 116,240 49 1300 Bristol Street Affordable Housing Plan October 7, 2021 6 Table 5 Examples of Qualifying Salaries The pay ranges shown above are as of 2021 and are subject to update. Retired persons or couples or young business professionals starting their careers may also qualify to rent the affordable homes at 1300 Bristol Street. In order to provide opportunities to workers to live in one of the affordable homes, the City could provide guidelines providing for acceptance of applications on a priority basis from classes of individuals who qualify under the income limits in effect. The guidelines could provide for priority treatment for police officers, firemen, other City employees, employees of the local school district, and employees of major health care institutions or other categories identified by the City for priority treatment. Rental Rate Limits for Affordable Homes The 12 Required Density Bonus Very Low Income Units shall be rented at an affordable rent calculated in accordance with the provisions of Section 50053 of the Health and Safety Code. Section 50053 of the Health and Safety Code limits affordable rent to 30% of total income for a Very Low Income household, as calculated in Table 6 on the following page. That section also requires that the rent for a studio unit assumes a one-person household for rent calculation purposes, a one-bedroom unit assumes a two-person household, and a two-bedroom unit assumes a three-person household. The rents calculated are then adjusted by a utility allowance as determined annually by the County of Orange Housing & Community Services Department. As of December 1, 2020, the reduction for the utility allowance is $138.00 per month for a studio unit, $152.00 per month for a one-bedroom unit, and $206.00 per month for a two-bedroom unit. The utility allowance utilized assumes gas cooking, gas space heating, gas water heating, as well as water, and sewer, and trash fees which are assumed to be paid by the tenant. The 12 Development Standards Additional Low Income Units will be rented at an affordable rent calculated based on 30% of the income limits for Low Income households, as published annually by the Department of Housing and Community Development. Those rents will be calculated at Position Pay Range Information Source Comments Police Recruit or Academy Graduate $63,708-$70,344 City Starting salaries shown. Will qualify for Low Income units Maintenance Worker I/II $47,352-$69,948 City Will qualify for Very Low Income units. Licensed Vocational Nurse (LVN)43,551-57,031 Ziprecruiter Will qualify for Very Low Income units.. Registered Nurse 66,000-120,000 Glassdoor Will qualify for Low Income units. Newport-Mesa Unified School District ("NMUSD") Teacher 58,766-89,913 NMUSD Website Credentialed teacher with no advanced education or with Masters and up to 9 years experience will qualify for Low Income units. NMUSD Library Technician.38,420-47,060 NMUSD Website Will qualify for Very Low Income units. NMUSD Maintenance Painter 57,902-70,919 NMUSD Website Will qualify for Low Income units. 50 1300 Bristol Street Affordable Housing Plan October 7, 2021 7 30% of total income utilizing the income limits for Low Income households as shown in Table 4 and updated annually. Assumptions of household size for each type of unit and utility allowances are consistent with the prior paragraph. Table 6 1, 2 Maximum Rents by Bedroom Count Picerne will enter into an affordable housing agreement, in recordable form, with the City prior to obtaining the first building permit for any residential unit. That agreement will ensure that the maximum rents for the affordable apartment homes will be calculated using the methodologies as utilized in Table 6. The rental rates shown will be updated prior to the commencement of rental activities and on an ongoing basis to reflect then current income limits, utility allowances, and any changes in applicable regulations and statutes. Unit Mix, Design, and Location of Affordable Homes While the exact location of each of the affordable homes within the 1300 Bristol Street site has not yet been determined, the affordable homes will be spread throughout the development to avoid concentration of affordable homes in any area. The affordable homes shall be comparable in the quality of construction and exterior design to the market rate homes. As provided for in the Development Standards, all affordable homes will have access to the facilities and amenities offered by the development. 1 Rents for Required Density Bonus Very Low Income units calculated in accordance with Section 50053 of the Health and Safety Code. 2 Rents for Development Standards Additional Low Income Units calculated based on income limits for Low Income households, as published annually by the Department of Housing and Community Development. Bedrooms Maximum Annual Rent Maximum Monthly Rent Utility Allowance Affordable Rent Required Very Low Income Density Bonus Units 1 Studio $11,205 $934 $138 $796 1 Bedroom 12,803 1,067 152 915 2 Bedroom 14,408 1,201 206 995 Development Standards Additional Low Income Units2 Studio $22,608 $1,884 $138 $1,746 1 Bedroom 25,824 2,152 152 2,000 2 Bedroom 29,064 2,422 206 2,216 51 1300 Bristol Street Affordable Housing Plan October 7, 2021 8 Requested City of Newport Beach Assistance Financial Assistance Picerne is not requesting any direct financial assistance from the City of Newport Beach for this project. 52 Planning Commission Resolution No. PC2022-003 Page 22 of 31 EXHIBIT “D” TRAFFIC STUDY Available separately due to bulk at: https://www.newportbeachca.gov/PLN/Planning Commission_Large/TPO.pdf 53 Planning Commission Resolution No. PC2022-003 Page 23 of 31 EXHIBIT “E” TRANSFER OF DEVELOPMENT RIGHTS: A TRANSFER OF 77 UNBUILT RESIDENTIAL UNITS FROM UPTOWN NEWPORT PHASE 1 DEVELOPMENT (4311 JAMBOREE) TO SUBJECT SITE (1300 BRISTOL NORTH STREET) 54 501 301350127 37 3525232119 1715119753 1 3739 4135 27 33 31 2932 34 36 30 28404238445246504851 53 49 55 57 59 676163 65 58 56 5460 62 161412182026222410 84 26686670647872747684 82 8680 94 88 92 90 138 136140 132 126134130128 1009896 102 104 1061081101121141161241181201221011002014 2 2013 2 2012 2 2011 2 2010 2 2009 2 2008 2 2007 2 2006 22008 1 2009 1 2010 1 2011 1 (1-25)360110001300 1301 (100- 2 0 0 ) 1100 1200 1300 1000 39011400 1401 13011201404140404000 9011101 1451 1400 1501 1550 1701 40011420 1151 3991120013005 42131500 10011101-1111900 420010002424 2005 22452243224222412 366136658952350249123722382 1/2423940003955 3975 4001 4023 4060 4043 4063 41004030392040004020401940294101412019003900 390140011800 41211801 1901 4100 4400 4343 39194200 4299160042214251 41103929A-39371811 3990 4000 1601 1660 42514253 424114014141410143004100 42204106 UNIT S 1 4 5 200 4112 4350 4340 100 -400432143202372 1/223821375(A120 - Z 2 4 0 ) 4225 420142014141SPRUCE AVEZENI T H A V E BOWSPRIT DR BAY VIEW AVEHALF D OME P L BAYVIEW PLSPRUCE STNEWPORT PLACE DR FAIRCHILDRDBAYCRESTCTBAYVIEW CIR D O V E S T QU A I L S TWESTERLY PLBRIS T O L S TBIRCH STBRIS T O L S T N VON KARMAN AVEJAMBOREE RDMACAR T HU R B L V DMACARTHUR BLVDUptown Park PA2021-161_1300_Bristol.mxd 0 475237.5 FeetI City of Newport BeachGIS DivisionFebruary 04, 2022 PA2021-1611300 Bristol St Transfer of Development Rights 4311Receiver Site1300 Bristol St Donor Site4311 Jamboree RdUptown Newport Phase 1 55 Planning Commission Resolution No. PC2022-003 Page 24 of 31 EXHIBIT “F” CONDITIONS OF APPROVAL (Project-specific conditions are in italics) Planning Division 1. The development shall be in substantial conformance with the approved site plan, floor plans, landscape plans, and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. The Project is subject to compliance with all applicable submittals approved by the City of Newport Beach (“City”) and all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. Site Development Review No. SD2021-003, Affordable Housing Implementation Plan No. AH2022-001, Traffic Study No. TS2022-001, and Transfer of Development Rights No. TD2022-001 shall expire unless exercised within twenty-four (24) months from the date of approval as specified in Section 20.54.060 of the Newport Beach Municipal Code (“NBMC”), unless an extension is otherwise granted. 4. The proposed residential development shall consist of 193 apartment units, inclusive of 77 base units, 77 transferred units, and 39 density bonus units. 5. A minimum of 233 on-site parking spaces shall be provided for residents and guest parking to be located within the residential parking structure. 6. A minimum of 12 apartment units shall be made affordable to very-low-income households and 12 apartment units shall made affordable to low-income households consistent with the approved Residences at 1300 Bristol Street Affordable Housing Implementation Plan (AH2022-001) dated January 7, 2022. 7. Prior to the issuance of a building permit, an affordable housing agreement shall be executed in a recordable form as required by the City Attorney’s Office. 8. On-site recreational amenities: private balconies, a clubroom, a fitness center, podium courtyard, a roof terrace, a dog wash room and dog park, leasing lounge and business center as illustrated on the approved plans shall be provided and maintained for the duration of the Project. 9. Maximum building height of the residential structure shall be 78 feet, inclusive of architectural features and mechanical equipment. 10. The residential parking garage shall have the following features: a. A safe, secure and well lighted and signed pedestrian paths for all users. 56 Planning Commission Resolution No. PC2022-003 Page 25 of 31 b. Adequate and uniform lighting throughout each parking level. c. Panic alarms and two-way communication systems in prominent locations on each parking level. 11. Prior to the issuance of a building permit, an acoustical analysis report, prepared by an acoustical engineer, shall be submitted to the Planning Division describing the acoustical design features of the structure that will satisfy the exterior and interior noise standards. The Project shall be attenuated in compliance with the report. 12. Prior to the issuance of a building permit, the Applicant shall submit to the Community Development Department a final copy of FAA Determination of No Hazard to Air Navigation reflective of the proposed building height. 13. The Applicant shall comply with all applicable provisions of NBMC Chapter 15.38, Fair Share Traffic Contribution Ordinance, and Chapter 15.42, Major Thoroughfare and Bridge Fee Program. Prior to the issuance of a building permit, Fair Share and Transportation Corridor Agency fees shall be paid for the Project. 14. Prior to the issuance of a building permit, the Applicant shall pay applicable school fees for the Project. 15. Prior to the issuance of a building permit, the Applicant shall pay applicable property development tax as required pursuant to NBMC Chapter 3.12 (Property Development Tax) for the Project. 16. Prior to the issuance of a building permit, the Applicant shall pay applicable park in lieu fee for the 77 transferred units from Uptown Newport Planned Community, in accordance with Uptown Newport Development Agreement No. DA2012-003. 17. Prior to the issuance of a building permit, the Applicant shall pay applicable public benefit fee for the 77 transferred units from Uptown Newport Planned Community, in accordance with Uptown Newport Development Agreement No. DA2012-003. 18. Prior to the issuance of a building permit, the Applicant shall pay the Project’s fair share of public safety fee, as determined by the Community Development Director, to fund the cost of staffing, services and equipment as necessary for fire-related public safety purposes. 19. The property management company shall distribute a written disclosure statement prior to lease or rental of any residential unit. The disclosure statement shall indicate that the occupants will be living in an urban type of environment and that the noise, odor, and outdoor activity levels may be higher than a typical suburban residential area. In addition, potential annoyances or inconveniences associated with residing in proximity to airport operations such as noise, vibration, and odor may occur. The disclosure statement shall include a written description of the potential impacts to residents of both 57 Planning Commission Resolution No. PC2022-003 Page 26 of 31 the existing environment and potential impacts based upon the allowed uses in the zoning district and proximity to airport. Each and every lessee or renter shall sign the statement acknowledging that they have received, read, and understand the disclosure statement. The Applicant shall covenant to include within all deeds, leases or contracts conveying any interest in the Project: (1) the disclosure and notification requirement stated herein; (2) an acknowledgment by all grantees or lessees that the property is located within an urban type of environment and that the noise, odor, and outdoor activity levels may be higher than a typical suburban residential area; and (3) acknowledgment that the covenant is binding for the benefit and in favor of the City of Newport Beach. 20. Any substantial modification to the approved Site Development Review plans, as determined by the Community Development Director, shall require an amendment to this Site Development Review application or the processing of a new application. 21. A copy of the Resolution, including conditions of approval Exhibit “F” shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 22. Prior to the issuance of a building permit, Applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Site Development Review file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Site Development Review and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 23. Prior to the issuance of a building permit, Applicant shall submit a detailed landscape and irrigation plan prepared by a licensed landscape architect for the Project. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the Planning Division. 24. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 25. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Director of Community Development, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 58 Planning Commission Resolution No. PC2022-003 Page 27 of 31 26. Prior to the issuance of a building permit, the Applicant shall prepare photometric study for the Project in conjunction with a final lighting plan for approval by the Planning Division. All outdoor lighting fixtures shall be designed, shielded, aimed, located, and maintained to shield adjacent properties and to not produce glare onto adjacent properties or roadways. Parking lot light fixtures and light fixtures on buildings shall be full cut-off fixtures. 27. Prior to the issuance of Final Certificate of Occupancy, the Applicant shall schedule an evening inspection by the Code and Water Quality Enforcement Division to confirm control of light and glare specified in conditions of approval. 28. Prior to the issuance of a building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 29. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified time periods unless the ambient noise level is higher: Between the hours of 7:00AM and 10:00PM Between the hours of 10:00PM and 7:00AM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 30. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 31. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday, and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on Sundays or Holidays. 32. Refuse collection shall comply with the Waste Management Plan included in the approved plans. The Applicant’s property management company shall contract with a franchised hauler on the City list of authorized companies. 33. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self-latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. 59 Planning Commission Resolution No. PC2022-003 Page 28 of 31 34. The Applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of NBMC Title 14 (Water and Sewers), including all future amendments (including Water Quality related requirements). 35. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of Residences at 1300 Bristol Street including, but not limited to, Site Development Review No. SD2021-003, Affordable Housing Implementation Plan No. AH2022-001, Traffic Study No. TS2022-001, and Addendum to the 2006 General Plan Update Program Environmental Impact Reports No. ER2022-001 (PA2021-161). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by Applicant, City, and/or the parties initiating or bringing such proceeding. The Applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The Applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Fire Department 36. Two fire hydrants shall be provided on-site to serve the Project. The precise location of the proposed fire hydrants shall be approved by the Fire Marshal. 37. Prior to the issuance of any occupancy permits (temporary or final), all fire and life safety systems, and the emergency responder radio system shall be inspected and approved by the Fire Marshal. 38. Prior to the building permit issuance, a fire master plan shall be submitted and approved by the Fire Marshall. 39. Prior to any foundation permit issuance for the garage basement area, Fire Department access and fire hydrants shall be installed and operating; and the stand pipe system and fire sprinkler system shall be operational in the garage basement areas to be used for parking by the construction crews. 40. One elevator shall be gurney sized and equipped as a medical emergency elevator as CBC Section 3002. 60 Planning Commission Resolution No. PC2022-003 Page 29 of 31 41. Emergency responder radio coverage shall be required to comply with NBFD Guideline D.05 “Public Safety Radio Coverage” and CFC Section 510. 42. Emergency power and Standby Power System shall be required as per CFC Section 604.2.14. 43. An automatic sprinkler system shall be installed in accordance with CFC Section 903.2 amendment shall be provided throughout all buildings. 44. A standpipe system shall be required and installed as per CFC Section 905.3.1. 45. Fire Alarm system shall be provided as per CFC Section 907.2.9. Building Division 46. The Applicant is required to obtain all applicable permits from the City’s Building Division and Fire Department. The construction plans must comply with the most recent, City- adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 47. The Applicant shall employ the following best available control measures (“BACMs”) to reduce construction-related air quality impacts: Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 mph. Emissions • Require 90-day low-NOx tune-ups for off road equipment. • Limit allowable idling to 30 minutes for trucks and heavy equipment. Off-Site Impacts • Encourage carpooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off-site. • Sweep access points daily. • Encourage receipt of materials during non-peak traffic hours. • Sandbag construction sites for erosion control. Fill Placement • The number and type of equipment for dirt pushing will be limited on any day to ensure that SCAQMD significance thresholds are not exceeded. 61 Planning Commission Resolution No. PC2022-003 Page 30 of 31 • Maintain and utilize a continuous water application system during earth placement and compaction to achieve a 10 percent soil moisture content in the top six-inch surface layer, subject to review/discretion of the geotechnical engineer. 48. Prior to the issuance of a grading permit, a Storm Water Pollution Prevention Plan (SWPPP) and Notice of Intent (NOI) to comply with the General Permit for Construction Activities shall be prepared, submitted to the State Water Quality Control Board for approval and made part of the construction program. The Project Applicant will provide the City with a copy of the NOI and their application check as proof of filing with the State Water Quality Control Board. This plan will detail measures and practices that will be in effect during construction to minimize the project’s impact on water quality. 49. Prior to the issuance of a grading permit, the Applicant shall prepare and submit a Water Quality Management Plan (WQMP) for the proposed project, subject to the approval of the Building Division and Code and Water Quality Enforcement Division. The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. 50. A list of “good housekeeping” practices will be incorporated into the long-term post- construction operation of the site to minimize the likelihood that pollutants will be used, stored or spilled on the site that could impair water quality. These may include frequent parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful fertilizers or pesticides, and the diversion of storm water away from potential sources of pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list and describe all structural and non-structural BMPs. In addition, the WQMP must also identify the entity responsible for the long-term inspection, maintenance, and funding for all structural (and if applicable Treatment Control) BMPs. 51. Prior to the building plan check submittal, the Applicant shall submit the Project for Building Code Preliminary Review. 52. The residential dwelling units and their common use areas shall comply with Housing Accessibility per Chapter 11A. 53. The nonresidential portion of the development shall comply with the public accommodation requirements per Chapter 11B. Public Works Department 54. All improvements shall be constructed as required by Ordinance and the Public Works Department. 55. An encroachment permit shall be required for all work activities within the public right- of-way. 62 Planning Commission Resolution No. PC2022-003 Page 31 of 31 56. The final Construction Management Plan (CMP) shall be reviewed and approved by the Community Development Director and City Traffic Engineer prior to building permit issuance. 57. A Parking Management Plan (PMP) shall be reviewed and approved by the Community Development Director and City Traffic Engineer prior to building permit issuance. The PMP shall include information regarding gate operation, move-in and move-out, ride- share area, guest parking areas and residential parking areas. 58. Parking layout shall comply with the City Parking Lot standard STD-805. Dead-end drive aisle in public areas and or unassigned parking area shall provide a dedicated turnaround space and minimum 5-foot drive aisle extension. 59. The Applicant shall reconstruct all existing broken and/or otherwise damaged concrete curb, gutter and sidewalk along the Spruce Avenue and Bristol Street North frontages per City Standard. 60. The Applicant shall construct an 8-foot wide sidewalk along the Bristol Street North project frontage. 61. The Applicant shall provide an additional 2-foot wide easement along the Bristol Street North frontage for sidewalk purposes to accommodate a future 10-foot wide sidewalk. The Applicant shall construct a 10-foot wide sidewalk along the Bristol Street North project frontage when other development in the area occurs and/or future pedestrian volumes/usage increase, as directed by the Public Works Department. 62. All delivery and moving vehicles shall be accommodated on-site and prohibited from parking or stopping within the public right-of-way. Only ride share vehicles shall be permitted to utilize the pull-out area located on Spruce Street. 63. The proposed driveways shall be constructed per City Standard STD-161. The radius for the Bristol Street North driveway shall be 20-foot minimum and the radius for the Spruce Street driveway shall be 15-foot minimum. 64. All on-site fire hydrants shall be privately owned and maintained. 65. All on-site Project drainage shall comply with the latest City Water Quality requirements. 63 INTENTIONALLY BLANK PAGE64 Attachment No. PC 2 Applicant’s Project Description 65 INTENTIONALLY BLANK PAGE66 087646\13897399v1 1300 Bristol Street Project Project Description The 1300 Bristol Street apartment project is a proposed development of 193 apartment units, of which 169 units are market rate and 24 units are affordable to low-income households. The project’s density assumes a 50% density bonus (i.e., 39 units) on top of the base density (i.e., 77 units) in exchange for providing the necessary affordable housing. Additionally, the project contemplates transferring 77 units in from the approved Uptown Newport Master plan through the TDR (Transfer of Development Rights) process contemplated in Chapter 20.46 of the Newport Beach Municipal Code. The proposed project is located on a 1.97-acre site at the North-East corner of Bristol Street N and Spruce Avenue. The current use is a 33,292 s.f. two-story office complex with surface parking behind. The proposed project is a 6 story podium building with 5 levels of residential apartment (type III) over 1 level on-grade parking garage and 2 levels of sub-terranean parking (type I). The project will have units consisting of Studios, One-Bedrooms and Two-bedroom units ranging in size from approximately 515 s.f. to 1300 s.f. A leasing office, mailroom, and business center will be on the ground level on the corner of Bristol and Spruce. Vehicular access to the building will be from a driveway on Bristol and second driveway on Spruce. A two-way vehicular and fire circulation lane is also provided around the site. Government Code Sec. 65915(e)(1) provides that a city or county may not apply any development standard (including height limits) that will have the effect of physically precluding the construction of a density bonus project at the density permitted under the density bonus statute. For the proposed project, the applicant is requesting the following development waivers consistent with Government Code Sec. 65915(e)(1): 1. General Plan Park Dedication Requirement: Pursuant to General Plan Policy LU 16- 15.13, a public park equal to 8 percent of the gross land area of the total development, or a minimum one-half-acre, whichever is greater, shall be provided. This requirement would mandate a one-half-acre park on the 1.97 acre project site. The General Plan allows a waiver of its park dedication requirement where it can be demonstrated that the development parcels are too small to feasibly accommodate the park or inappropriately located to serve the needs of local residents. Here, the 1.97 acre project site is too small to feasibly accommodate a half-acre park. The applicant therefore requests a waiver of the General Plan Policy LU 16-15.13 public park dedication requirement. 2. PC 11 Development Standards Deviation (30-foot Setback): PC 11 development standards require street setbacks of 30 feet from the property line. This requirement is also noted in the Covenant and Agreement Regarding Maintenance of Yards for an Oversized 67 087646\13897399v1 Building in Favor of the City of Newport Beach recorded on May 16, 1977. A 30-foot setback would substantially reduce the project’s development footprint, making it infeasible to support the proposed 193 units. The applicant therefore requests a waiver of the PC 11 30-foot setbacks as follows: (1) Spruce Avenue – 8 feet to the building and balconies; and (2) Bristol Street – 18 feet to the building and 17 feet to balconies. 3. PC 11 Development Standards Deviation (Building Height): PC-11 development standards limit building heights to 55 feet. Given the constraints imposed by the street setbacks, the perimeter road, and the utilities required to serve the project site, the 193-unit project would be infeasible with the 55 feet building height limit. Therefore, the applicant is requesting a waiver for building height limitations. The proposed building height is 78 feet. 4. Newport Beach Municipal Code Private Open Space: Newport Beach Municipal Code Section 20.18.030 (Table 2-3) requires a minimum of 5% of the gross floor area of each unit to be set aside as private open space with a minimum dimension of 6 feet. The project’s studio units are unable to achieve these minimum private open space standards given their size and location. Therefore the applicant is requesting a waiver from this private open space requirement. 5. General Plan Land Use Policy 6.15.7: General Plan Land Use Policy 6.15.7 (Overall Density and Housing Type) requires a density of 30-50 units per acre in the Airport Area, including the Project site. The Project proposes 77 “base” units at a density of 40 du/ac based on a 1.97 net acre Project site, which is consistent with Policy 6.15.7. The Project also proposes (1) a 50 Percent Density Bonus (i.e., 39 additional units) in exchange for its provision of 24 low-income affordable units, which is consistent with Government Code Section 65915 (as amended by Assembly Bill 2345) and Chapter 20.32 of the Municipal Code; and (2) a TDR from the approved Uptown Newport Project (77 units), consistent with Municipal Code Section 20.46. In light of the above-described density bonus and transfer of development rights, a waiver from Policy 6.15.7 has been requested in order to allow a density of 98 du/ac. 6. Newport Beach Municipal Code Sidewalk Width: The Newport Beach Municipal Code requires a minimum sidewalk width of 10 feet on Bristol Street. Adhering to the 10 foot minimum standard would reduce the project’s development footprint, making it infeasible to support the proposed 193 units when combined with the constraints imposed by the street setbacks, the perimeter road, and the utilities required to serve the project site. Consistent with that, development waiver #2, above, requests a waiver from the PC 11 Development standard street setbacks of 30 feet from the property line. Here, the applicant requests an additional waiver that would allow for a 8’ sidewalk width along Bristol Street. 7. Newport Beach Municipal Code Common Open Space: Newport Beach Municipal Code Section 20.18.030 (Table 2-3) requires a minimum of 75 square feet/unit (14,475 sf total) to be designated as common open space. The applicant requests a waiver to reduce the 75 square feet/unit (14,475 sf total) requirement to approximately 49 square feet/unit (9,506 sf total, or 4,969 sf less than the City requirement). This waiver is necessary in 68 087646\13897399v1 order to accommodate the project’s proposed density given the constraints imposed by the street setbacks, the perimeter road, and the utilities required to serve the project site. In addition, the applicant requests density bonus concessions/incentives under Newport Beach Municipal Code Section 20.32.050 in order to: (1) provide a range of affordable unit sizes that does not proportionally reflect the range of unit sizes provided in the project as a whole, as would be required by Newport Beach Municipal Code Section 20.32.070.A; and (2) waive payment of a park in lieu fee under General Plan Policy LU 16-15.13. Consistent with Newport Beach Municipal Code Section 20.32.050, these concessions/incentives (1) are necessary in order to make the housing units economically feasible; (2) would not have a specific adverse impact (as defined in Government Code Section 65589.5(d)(2)) upon public health and safety or the physical environment, or on any real property listed in the California Register of Historical Resources; and (3) would not be contrary to State or Federal law. Specifically, by reducing both the long-term rental subsidy costs associated with larger unit sizes and the project’s development fees, the requested concessions/incentives would result in identifiable, financially sufficient, and actual project cost reductions thereby ensuring the project’s financial feasibility. 69 INTENTIONALLY BLANK PAGE70 Attachment No. PC 3 Construction Management Plan 71 INTENTIONALLY BLANK PAGE72 CONSTRUCTION MANAGEMENT & CONTROL PLAN for 1300 Bristol 1300 Bristol St N. Newport Beach, CA 92660 Site & BUILDING IMPROVEMENTS 73 Table of Contents 1.0 PROJECT INTRODUCTION 1.1 Project Location 1.2 Construction Project Description 1.3 Scope of Work 1.4 Sequence of Developer Work 1.5 Sequence of Lot 3 – 4 Developer Work 2.0 PROJECT IMPLEMENTATION 2.1 Dates of Construction 2.2 Hours of Construction 2.3 Construction Personnel Trip Generation and Parking 2.4 Sequence of Site Improvement Construction 2.5 Construction Schedule 2.6 Construction Equipment 3.0 PARKING MANAGEMENT 3.1 Construction Parking Details 3.2 Staging Areas 3.3 Construction Trailer, Materials Storage, and Waste Management 4.0 TRAFFIC CONTROL 4.1 Haul Routes 4.2 Delivery Requirements 4.3 Traffic Control Plan 5.0 SAFETY AND SECURITY 5.1 Pedestrian Protection 5.2 Project Fencing 5.3 Safety and Security 6.0 AIR QUALITY CONTROL, FUGITIVE DUST CONTROL, NOISE SUPPRESSION, AND VIBRATION MONITORING 6.1 Emissions/Air Quality Control 6.2 Fugitive Dust Control 6.3 Noise Control 6.4 Noise Control Consideration 6.5 Vibration Monitoring 7.0 ENVIRONMENTAL COMPLIANCE/ PROTECTION 7.1 Erosion, Sediment Control and Beach Protection 7.2 Water Quality Control 74 1.0 PROJECT INTRODUCTION Developer: The Picerne Group, Inc. 5000 Birch Street Suite 600 Newport Beach, CA 92660 Attn: Patrick Coyle Facsimile: 949-487-6263 Phone: 949-267-1553 General Contractor: Picerne Construction Company LLC Inc. 1.1 Project Location The subject property (the "Site") consists of Parcel 427-342-01 project location is shown below in Figure 1. 1.2 Construction Project Description The Residences at 1300 Bristol and site improvements (the "Project") consists of (a) 193 Unit for lease apartments. (b) grading/excavation/shoring and site utilities. (c) Building improvements structure shall include the construction of a single type III wood framed podium building over a type I concrete subterranean/at grade parking 346 stall garage and podium structure. (d) Final connections from building structures to newly constructed water, sewer, storm drain and dry utility services by developer. 1.3 Scope of Work This Construction Management Plan (“CMP”) is designed to minimize the Project's construction related environmental effects and to foster public safety during Project construction. The General Contractor, and all sub-contractors must adhere to all provisions as stated in this Construction Management Plan. As building construction is in process, this CMP commences at the time of mobilization onsite by the General Contractor. 1.4 Sequence of Developer Work Phase I Site Improvements Work 1 – Site Improvement Construction including excavation, shoring, retaining walls, wet utilities, dry utilities, and interior access road, curb and gutters. Construction of the building structure may or may not be concurrent. Phase II Residential Building The Southern entrance from Bristol St N. and Northern entrance from Spruce Ave. will be utilized during construction and will be the new non-construction access to the project. It is proposed during the builder’s vertical construction that a construction fence and gates be installed along the perimeter limits of the project improvements (FIG. 1) 75 Figure 1 Fencing Requirements: *Final location of construction fence to be approved by Public Works to ensure fencing will not impact line of sight. Figure 2 Site Location and Boundaries: 76 Figure 4 Building Site Plan: 2.0 PROJECT IMPLEMENTATION 2.1 Dates of Construction The Site improvements and building construction of the proposed Project covered in this CMP will have a duration of approximately 28 months. 2.2 Hours of Construction Site improvement construction activities will be restricted to (Monday through Friday, Saturdays and non-holiday weekdays from 7:00 a.m. to 6:30 p.m., per City of Newport Beach Municipal Code Section 10.28.040. 2.3 Construction Personnel Trip Generation and Parking The total number of construction personnel at the Site will vary depending on the construction activity. It is anticipated that there will be a maximum of 125 workers daily at the job site. During the type I concrete construction, workforce could be up to 50-60 workmen which will park offsite due to site constraints and workers will be prohibited from parking on the City streets. The offsite parking location and agreement to be provided to City prior to permit issuance Construction parking will move onsite once the parking structure is completed. Peak workmen onsite will occur when the framing is 75% complete and drywall has started. At this time the majority of construction parking will be accommodated within the parking structure as Building department will allow parking in the garages when required. 77 2.4 Sequence of Construction Demo and Site Work ( 14wks ) • Demo of parking area • Remove and replace existing storm drain and related improvements Residential Parking and Podium Structure ( 19 wks ) • Export and Shoring. - Soil export of garage will be approximately 46,000CY. It is anticipated that as much as 2,240 CY per day or 115 loads/trips. Shoring construction along four sides will be concurrent with the export activities. • Haul route permit shall be obtained from Public Works department prior to hauling. Concrete Podium Construction ( 31 weeks ) • This operation includes foundation excavations, forming, foundation steel, concrete, shot-crete, post tensioned concrete and structure backfill. • Approximately 1,135 concrete truck trips. Vertical Wood Framing ( 21 Wks ) • Wood framing, Mechanical, Electrical, Plumbing, Fire sprinklers • Approximately 75 delivery trips. Exterior and interior finishes ( 48 wks ) • This operation includes exterior facades, roofing, drywall, interior finishes, and landscaping • Approximately 125 delivery trips. Total Length of Construction Time: Approx. 121 weeks or 28 months 78 2.5 Construction Schedule A complete and final building schedule will be generated by the General Contractor. Below is a typical one building structure schedule. 2.6 Construction Equipment Construction equipment for the Project can include the following: Compressors Concrete Mixer and pumper Conveyor (electrical) Dozer Drill Rig Dump Trucks Excavator Flat bed delivery trucks Loader Ram Hoe Backhoe Hand Tools Pneumatic Nailers Drills Crane Man-lift All Terrain Fork Lift Pick Up Truck 79 3.0 PARKING MANAGEMENT 3.1 Construction Parking Details 3.1.1 On-Site Parking for contractor employees and construction crew members During the duration of construction for the site improvements described in this CMP, construction worker parking will be accommodated off-site (location to be determined) during type I concrete structural construction due to site constraints and will be prohibited from parking on City streets. Construction worker parking will be moved on site once the parking structure is complete. The actual parking area will vary during the sequence of site improvement construction (Figure 6). For this operation, the maximum number of construction personnel on-site at one time is anticipated to be a maximum of 125 persons. There is sufficient parking to accommodate the workforce during the construction of these buildings. Carpooling shall also be encouraged among all construction professionals. See Fig. 6 for parking layout. 3.1.2 Short Term Parking Short-term visitors to the Site such as City inspectors, City staff, engineers, consultants, and owner’s representatives will be accommodated on-site at the construction trailer location. Figure 6 Parking During Construction: 80 3.2 Staging Areas During the duration of construction for the building improvements described in this CMP, all equipment and materials staging will be accommodated on-site. During the initial stages of concrete construction, framing and drywall, materials will be located approx. in areas #1. Staging of materials on interior street shall not interfere with emergency access for first responders. After framing and drywall, most materials will be placed as delivered into units and corresponding locations as required and in area #2 inside the structures. Figure 7 Staging Area During Construction: 3.3 Construction Trailer, Materials Storage, and Waste Management A temporary field office will be set up on the Site within the property and will be equipped with power, phone, computers, and fax. Temporary toilet facilities will be provided on the Site. (Ref. fig 7) 81 4.0 TRAFFIC CONTROL 4.1 Haul Routes Haul operations shall be monitored by the General Contractor. The following conditions shall apply with respect to haul routes and hauling activities when applicable (see fig. 8 for haul map): • The haul route to and from the project site for all dirt haul-off operations will be from California State Route 73 bound on Jamboree Road making a left turn to Bristol St N. to the Site. Trucks entering the Site will enter at Bristol St N. Trucks exiting the Site will exit Spruce Ave. making a left hand turn to Bristol St N. Materials being delivered to or removed from the Site during the construction period will be scheduled at traffic times so as to minimize the inconvenience experienced by the public when at all possible. The contractor will be required to obtain a Haul Route Permit from the City of Newport Beach. City of Irvine public works does not require a permit before commencing any construction deliveries. • For the export portion of the project, General Contractor will hire a hauling contractor. The hauling contractor will prepare a truck haul route plan, which would include the approximate number of truck trips, the hours during which transport activities are expected to occur and measures to keep all haul routes clean and free of debris/gravel/dirt attributable to the hauling operation of the project site including required sweeping. It is anticipated that export hauling will commence with the beginning of the residential project and consist of approx. 46,000 cubic yards of export. • During the excavation and hauling phase, the staging of construction vehicles will be accommodated on-site at all times. No staging of haul vehicles will be done in public right of way and it will be ensured that they will not arrive prior to 7:00 a.m. • The City of Newport Beach Public Works Department will be notified prior to beginning any haul period of more than ten trucks per day. If hauling is suspended, the City will be notified when hauling will resume. • All trucks and construction personnel traffic will enter and exit the site using the existing driveways. All truck traffic will be coordinated at times which will cause the least inconvenience to the public. • All trucks and construction-related vehicles exiting the project site will be directed to yield at all times to public traffic. • Traffic control plans will be submitted to the City prior to building permit issuance. • The General Contractor will maintain the temporary green screen chain link fence along the project site perimeter during excavation as a pedestrian safety precaution. • The General contractor will have a designated employee controlling the logistics of all deliveries. The designated employee shall be responsible for controlling vehicular traffic entering and exiting the Site during all portions of the site improvement construction. The City will be provided the name and contact information of designated traffic controller. • All trucks leaving the Site during excavation operations will be watered down before entering the City streets and shall be covered or have water applied to the exposed surface to prevent dust from impacting the surrounding areas. A minimum of 6” freeboard will be maintained between the top rail of the trailer and the surface of the material loaded. If there is any accumulation of construction mud at the entrances to the project site or nearby streets, such areas shall be cleaned (swept). The contractor will comply with the Best Management Practices (BMPs) as stipulated in the approved SWPPP and Water Quality Management Plans. The street shall be swept daily. 82 Fig. 8 Haul Route Map: 4.2 Delivery Requirements • All deliveries will use the Haul Route (Fig. 8) • All delivery of material and storage of material will occur on-site. 4.3 Traffic Control Plan • A traffic control plan will be prepared, signed and stamped by a California Registered Traffic Engineer for any temporary street, sidewalk, parking or lane closures. A Temporary Street and Sidewalk Closure Permit will be obtained from the City of Newport Beach Public Works Department, Traffic Engineering Division for the above mentioned closures. No full street closures will be required. • General Contractor will monitor to ensure safe and efficient traffic flow and if necessary meet with the City Traffic Engineer / Community Development Director to propose any necessary modifications. The City Traffic Engineer / Community Development Director shall monitor the ongoing construction operation and, if necessary, is authorized to modify the construction traffic management and control plan to ensure safe and efficient traffic flow. City of Irvine will be apprised of the Construction Traffic Management & Construction Development prior to start of construction. • Traffic control will be coordinated with the Police Department and Public Works Department, Traffic and Development Services Division, so that street traffic is not obstructed. 83 5.0 SAFETY AND SECURITY 5.1 Pedestrian Protection Currently, there is a pedestrian sidewalk adjacent to the Site, along the south side facing Bristol St N. and the East side facing Spruce Ave. Secure fencing will be installed to foster pedestrian safety. At various times prior to the construction buildings, a temporary street and or sidewalk closure permit may be required so that the walk may be closed for pedestrian use due to the installation of landscaping, permanent public sidewalks and other misc. activities. 5.2 Project Fencing The entire perimeter of the Site will be fenced with a 6 foot high fence. Two gates, one at Bristol St N., the south entrance to the Site, and one at the current north entrance to the Site at Spruce Ave. will provide access into the Site and will be locked for security at the end of each day. Final location of construction fence to be approved by Public Works to ensure fencing will not impact line of sight. 5.3 Safety and Security Appropriate signage will be posted at the Site indicating "No Trespassing," "Hard Hat Required," "Authorized Personnel Only," and other visitor and delivery information. Daily safety inspections will be done by the onsite superintendent. 6.0 AIR QUALITY CONTROL, FUGITIVE DUST CONTROL, NOISE SUPPRESSION, AND VIBRATION MONITORING 6.1 Emissions/Air Quality Control Construction activities will follow the 2007 Air Quality Management Plan (AQMP} adopted by the South Coast Air Quality Management District and all Mitigation Measure and Conditions of Approval to reduce air pollution and emissions impact. 6.2 Fugitive Dust Control The project shall comply with the Fugitive Dust Emission and Control Plan approved by the South Coast Air Quality Management District (under District Rule 403} and all Mitigation Measure and Conditions of Approval. Dust will be minimized using water as control. During grading activities, any exposed soil areas shall be watered as needed daily. Stockpiles of crushed cement, dirt or other materials shall be covered or watered as needed daily. In addition, trucks carrying soil and debris shall be wetted or covered prior to leaving the Site. On windy days, or when fugitive dust can be observed leaving the Site, additional applications of water shall be applied to maintain minimum moisture content as defined by SCAQMD Rule 403. Soil disturbance shall be terminated whenever wind conditions exceed 25 miles per hour. 6.3 Noise Control Construction activities will adhere to the hours prescribed by the City of Newport Beach's Noise Ordinance (Municipal Code Section 10.28.040}. Specifically, construction activities will be restricted to (Monday through Friday), Saturday and non-holiday weekdays from 7:00 a.m. to 6:30 p.m., per Section 10.28.040. The General contractor shall provide business tenants and owners within 100 feet of the Site with a construction schedule for the project prior to the commencement of construction and shall keep them informed of any material changes to the schedule. The notification shall also identify the name and phone number of a contact person with whom to register complaints. 6.4 Noise Control Consideration Noise from construction activities on this project will be a function of the noise generated by individual construction equipment items (as listed in Section 2.7 Construction Equipment), the equipment location (much of this construction noise 84 will be insulated by distance from buildings and the depth of the excavation), and the timing and duration of noise-generated activities. It is important to note that all equipment is not generally operated continuously or used simultaneously. The number, type, distribution, and usage of construction equipment will differ from phase to phase. The noise generated is both temporary in nature and limited in hours by the City's Noise Ordinance (Section 10.28.040). 7.0 ENVIRONMENTAL COMPLIANCE/ PROTECTION 7.1 Erosion, Sediment Control and Beach Protection Per the State's NPDES permit, the project has prepared a Storm Water Pollution Prevention Plan (SWPPP) with erosion control measures to ensure soils resulting from grading and earthwork activities are prevented from leaving the Site In addition, an erosion control plan will be provided with the project's rough grading plan per the project's conditions of approval. Please refer to Storm Water Pollution Prevention Plan prepared by Hall & Foreman for more detailed information. 7.2 Water Quality Control The Project has prepared a Water Quality Management Plan which incorporates a variety of BMPs that will be used onsite to control predictable pollutant runoff. Please refer to conceptual Water Quality Management Plan (WQMP). 85 INTENTIONALLY BLANK PAGE86 Attachment No. PC 4 Airport Area Conversion Factors 87 INTENTIONALLY BLANK PAGE88 89 90 91 92 93 94 95 96 97 98 99 100 101 102 103 104 105 106 107 INTENTIONALLY BLANK PAGE108 Attachment No. PC 5 Newport Place Residential Overlay 109 INTENTIONALLY BLANK PAGE110 Newport Place Residential Overlay 111 INTENTIONALLY BLANK PAGE112 Attachment No. PC 6 Uptown Newport Authorization Letter 113 INTENTIONALLY BLANK PAGE114 115 INTENTIONALLY BLANK PAGE116 Attachment No. PC 7 Project Plans 117 INTENTIONALLY BLANK PAGE118 TPG (KCN) ACQUISITION LLC1300 BRISTOL STSITE DEVELOPMENT REVIEWJANUARY 07, 2022SITEBRISTOL ST.SPRUCE AVE119 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 07, 2022PROJECT INDEXG-0.1PROJECT TEAMDEVELOPER: ARCHITECT:LANDSCAPE ARCHITECT:CIVIL ENGINEER:PROJECT DESCRIPTIONThe proposed project site is located on a 1.97 acre site at the North-East corner of Bristol St N and Spruce Ave in Newport Beach, California. The current land-use is a 2 story offi ce complex with surface parking behind.The project is a 6 story 193 unit podium building, with 5 levels of residential apartment (type III) over 1 level on-grade parking garage and 2 levels of sub-terranean parking (type I). The project will have units consisting of Studios, One-Bedrooms and Two-bedroom units ranging from 515 s.f. to 1300 s.f. A leasing offi ce, mail room, and business center will be on the ground level on the corner of Bristol and Spruce. Vehicular access to the building will be from a driveway on Bristol and second driveway on Spruce. A two-way drive aisle is provided around the site.The Project’s design approach is intended to be refl ective of the surrounding offi ce context. Its contemporary forms complement the existing offi ce buildings to create a building that is respectful of the current condition while creating a distinctly unique identity. The Project corners are enhanced with rich materials to bring attention and articulate the prominent areas of the Project. The approach to the building site orientation was done to create a sheltered refuge in the greater business development by turning the courtyards inward away from the busy roadways of Spruce Ave and Bristol Street. The project enhances the existing pedestrian connections by providing lush landscaping along the public right-of-way. The Project will promote walkability given its proximity to the surrounding offi ce-uses. It is anticipated that some of the surrounding offi ce users will choose to live in the development and therefore be able to walk to work.The Project will comply with the Cal-Green building code and utilize the following sustainable features: • Low fl ow plumbing fi xtures• Moisture based irrigation controller• Stormwater infi ltration• EV ready parking stalls• Low-E glazing• Low VOC paint & coatings • LED light fi xtures• Low VOC emitting fi nished (carpet, resilient fl ooring, wood)• Building PV ready• Energy Star appliances and bathroom fi xturesVICINITY MAPINDEXCOVER SHEETGENERAL:ARCHITECTURE:LANDSCAPE:CIVIL:FIRE:Corona Del Mar FreewayaySoutheast Bristol StreetNorth Bristol StreetMacArthur Boulevard Jamboree RoadNewport Place DriveBirch StreetBowsprit DriveQuail StreetDove Street Zenith Avenuece AvenueSpruceAvenueOrchid StreetThe Picerne Group5000 Birch St. East Tower, Suite 600Newport Beach, CA 92660 Contact: Dan MatulaP: 949.267.1573www.thepicernegroup.comdmatula@picernegroup.comTCA Architects19782 MacArthur Blvd., Suite 300Irvine, CA 92612 Contact: Irwin YauP: 949.862.0270P: 949.862.0289www.tca-arch.comiyau@tca-arch.comL.1L.2L.3L.4L.5L.6L.7L.8COMPOSITE LANDSCAPE PLANGROUND LEVEL LANDSCAPE PLANPODIUM LEVEL ENLARGEMENTROOF DECK LEVEL ENLARGEMENTLIFESTYE IMAGERYPLANT IMAGERYTREE PLANHYDROZONE PLANTITLE SHEETEXISTING CONDITIONCONCEPTUAL GRADING PLANCONCEPTUAL UTILITY PLANCONCEPTUAL WQMP PLOT PLANCONCEPTUAL FIRE ACCESS EXHIBITMJS Landscape Architecture507 30th StreetNewport Beach, CA 92663 Contact: Matt JacksonP: 949.675.9964www.mjs-la.commatt@mjs-la.comTAIT & Associates, Inc.801 N Parkcenter DriveSanta Ana, CA 92705 Contact: David Sloan, PEP: 714.560.8643 P: 562.547.0705www.tait.comdsloan@tait.comC1.01C2.01C3.01C4.01C5.01F-1A-0.1A-1.1A-1.2A-1.3A-1.4A-1.5A-1.6A-1.7A-1.8A-1.9A-2.1A-2.2A-2.3A-2.4A-3.1A-4.1A-4.2A-4.3A-4.4A-4.5G-0.1G-0.2G-0.3G-0.4ARCHITECTURAL SITE PLANLEVEL B2 - BASEMENT FLOOR PLANLEVEL B1 - BASEMENT FLOOR PLANLEVEL 1 - GROUND FLOOR PLANLEVEL 2 - PODIUM FLOOR PLANLEVEL 3 - FLOOR PLANLEVEL 4 - FLOOR PLANLEVEL 5 - FLOOR PLANLEVEL 6 - FLOOR PLANCONCEPTUAL ROOF PLANWEST ELEVATIONNORTH ELEVATIONEAST ELEVATIONSSOUTH ELEVATIONBUILDING SECTIONSMATERIALSALLOWABLE AREASHEIGHT ANALYSISCOMMON OPEN SPACE AND AMENITY ARESPRIVATE OPEN SPACE EXHIBITPROJECT INDEXPROJECT SUMMARIESPROJECT PERSPECTIVE - VIEW FROM BRISTOLPROJECT PERSPECTIVE - VIEW FROM SPRUCE120 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 07, 2022PROJECT SUMMARIESG-0.2PROJECT ADDRESS:1300 BRISTOL STPARCEL NUMBER:427-342-01ZONING:PC-11EXISTING LAND USE:Offi ce, surface parkingPROPOSED LAND USE:Multi-story ResidentialGOVERNING CODES:2019 CBC, 2019 CRC, 2019 CA Mechanical Code, 2019 CA Plumbing Code, 2019 CA Electrical Code, 2019 CA Energy Code, 2019 CALGreen, City of Newport Beach Municipal Code, TYPES OF CONSTRUCTION:Type III-A Residential, Residential AmenitiesType I-B Parking GarageNFPA-13 fi re sprinkler system throughout.OCCUPANCY CLASSIFICATION:R-2 Residential UnitsB LeasingA-3 Residential AmenitiesS-2 Garage (Mechanically Ventilated), StorageSITE AREA: 85,813 SF 1.97 acBUILDING AREAS:Total Building Area 393,940 SFGarage Area 153,479 SFNet rentable 176,695 SFALLOWED DENSITY: (PER PC-11)Max Density 50 du/ac 99 unitsPROPOSED DENSITY:Proposed Density 98 du/ac 193 unitsBUILDING HEIGHT LIMITATION: (PER PC-11)Height Limit: 55’-0”PROPOSED BUILDING HEIGHTPROPOSED: 78’-0” 6-STORIESREQUIRED SETBACKS:(PER PC-11)Street: 30’-0”Interior: 10’-0” PROPOSED SETBACKS:Bristol Street: 18’-0” to bldg / 17’-0” to balconySpruce Ave: 8’-0”Side yard: 10’-0” Rear yard: 10’-0” PARKING SUMMARYBUILDING GROSS AREASAMENITY AREASCOMMON OPEN SPACEUNIT SUMMARYCODE ANALYSISPROJECT DATAGARAGE:CONSTRUCTION TYPE: I-BOCCUPANCY TYPE: S-2PRIMARY STRUCTURAL FRAME: 2-HOURSBEARING WALLS: 2-HOURSNON-BEARING WALLS: NON-RATEDFLOOR CONSTRUCTION: 2-HOURSROOF CONSTRUCTION: 1-HOUREXTERIOR WALL AGAINST APT: 2-HOURS APARTMENTS AND RESIDENTIAL AMENITIESCONSTRUCTION TYPE: III-AOCCUPANCY TYPE: R-2 B (LEASING/AMENITIES) A-3 (CLUB ROOM)PRIMARY STRUCTURAL FRAME: 1-HOURBEARING WALLS (EXTERIOR): 2-HOURSBEARING WALLS (INTERIOR): 1-HOURNON-BEARING WALLS (INTERIOR): NON-RATEDFLOOR CONSTRUCTION: 1-HOURROOF CONSTRUCTION: 1-HOURFIRE WALLS: 3-HOURS Leasing/Mail/BusinessCenterͲType15,210SFResidential229,748SFGarage(Level1)46,755SFBasement(LevelB1&B2)106,724SFAmenityͲTypeIII5,503SFTOTAL 393,940SFREQUIRED44SF/UNIT x193UNITS8,492SFPROVIDED*LeasingLounge1,010SFBusinessCenter1,730SFClubroom1,653SFDogSpa574SFDogPark1,099SFFitness2,267SFRoofDeck750SFTOTAL9,083SF*LeasingLoungeareaexcludesofficespace.REQUIRED75SF/UNITx193UNITS14,475SFPROVIDEDPodiumCourtyard9,506SFTOTAL9,506SFAverage Req. ProvidedAvg. Total#TotalTotalUNITTYPE SF* BalconySF BalconySF Units UnitMix N.R.S.F. BalconySFStudio:ES101515 26 0 10 5.2% 5,150 0S101515 26 0 15 7.8% 7,725 0SUBTOTAL5152513.0%12,875 01Bedroom:EA105613 31 60 12 6.2% 7,356 720A105613 31 60 3 1.6% 1,839 180A110641 32 56 10 5.2% 6,410 560A406763 38 68 25 13.0% 19,075 1,700A600822 41 55 1 0.5% 822 55A710848 42 148 38 19.7% 32,224 5,624SUBTOTAL7618946.1%67,726 8,8392Bedrooms:EB1011,000 50 60 2 1.0% 2,000 120B1011,000 50 60 8 4.1% 8,000 480B4011,122 56 68 5 2.6% 5,610 340B4021,194 60 68 19 9.8% 22,686 1,292B6011,270 64 55 9 4.7% 11,430 495B7081,273 64 68 16 8.3% 20,368 1,088B9211,300 65 84 20 10.4% 26,000 1,680SUBTOTAL1,2167940.9%96,094 5,495TOTAL 916193176,695 14,334*Netrentablesquarefootageistakenfromcenterlineofpartywallsandoutsideofexteriorwalls,excludingalldecksandbalconies.REQUIREDPARKINGUnitType#Units RatioTotalStudio251.0251ͲBedroom891.0892ͲBedrooms791.5118.5193233*RequiredparkingperaffordableparkingratiosPROVIDEDPARKINGLEVELResident ADA EV GuestADAGuestEVGuest TotalBasement2 119 0 12 0 0 0131Basement1 112 4 12 0 0 0128Level14328282487TOTAL274 6 32 28 2 43461.79RATIO34TotalGuest312TotalResident*REQUIREDACCESSIBLEPARKING(PARTOFREQUIREDPARKINGSPACES)UnitType#ofStalls RatioTotalAssigned3120.026Unassigned340.05234681accessiblevanstallrequiredforresidentialparking*REQUIREDEVPARKING(PARTOFREQUIREDPARKINGSPACES)#ofStalls RatioTotalResidential3120.1031.2Guest410.104TOTAL35121 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 07, 2022PROJECT PERSPECTIVE VIEW FROM BRISTOLG-0.3122 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 07, 2022PROJECT PERSPECTIVEVIEW FROM SPRUCEG-0.4123 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 07, 202220’0’40’80’ARCHITECTURAL SITE PLANA-0.1%8,/',1*6(7%$&. %8,/',1*6(7%$&. LOADING ZONE/TRASH STAGING%8,/',1*6(7%$&. STAIR 1ROOF ACCESSSTAIR 2STAIR 3ROOF ACCESSSTAIR 45-STORY APARTMENTS (TYPE-III)OVER 1-STORY AT GRADE PARKING GARAGE (TYPE-I)OVER 2 LEVELS SUB-T PARKING GARAGE (TYPE-I)TTLINE OF EXISTING R.O.W. DEDICATIONBRISTOL STSPRUCE AVEGROUND ENTRY - RESIDENT ONLYGROUND LEVEL PARK'G ENTRY -GUEST AND RESIDENTPODIUM ABOVE 72%/'*$%9 72%/'*$%9 72%/'*$%9 72%/'*$%9 %$/&21<6(7%$&. %8,/',1*6(7%$&. ACCESSIBLE PATH OF TRAVELSITE PLAN LEGENDPODIUM ABOVEPARKING STALL SIZESPROVIDED STALLHC VANHC8'-6"9'-0"8'-0"9'-0"5'-0"18'-0"17'-0"WALL OR OBSTRUCTION*CITY OF NEWPORT BEACH MUNCIPAL CODE CH20.40 TABLE 3-13*WHERE LENGTH OF PARKING SPACE ABUST A WALL, OR SIMILAR OBSTRUCTION, THE REQUIRED WIDTH SHALL BE 9'-0"PARALLEL22'-0"8'-0"124 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 07, 202220’0’40’80’LEVEL B2 - BASEMENT FLOOR PLANA-1.1BRISTOL STSPRUCE AVERESIDENT PARKINGELEV 1ELEV 2STAIR 1STAIR 3STAIR 4VENTILATION SUPPLY SHAFTVENTILATION SUPPLY SHAFTRAMP UP15%7.5%%8,/',1*6(7%$&. %8,/',1*6(7%$&. %8,/',1*6(7%$&. +$00(5+($' %$/&21<6(7%$&. %8,/',1*6(7%$&.PARKING STALL SIZESPROVIDED STALLHC VANHC8'-6"9'-0"8'-0"9'-0"5'-0"18'-0"17'-0"WALL OR OBSTRUCTION*CITY OF NEWPORT BEACH MUNCIPAL CODE CH20.40 TABLE 3-13*WHERE LENGTH OF PARKING SPACE ABUST A WALL, OR SIMILAR OBSTRUCTION, THE REQUIRED WIDTH SHALL BE 9'-0"PARALLEL22'-0"8'-0"UNITSLOBBY / LEASING / AMENITYCORRIDORRESIDENTIAL VERT. CIRC.KEYPARKINGBOHUNIT BALCONY125 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 07, 202220’0’40’80’LEVEL B1 - BASEMENT FLOOR PLANA-1.2BRISTOL STSPRUCE AVERESIDENT PARKINGRAMP UP15%RAMP DN15%ELEV 1ELEV 2STAIR 1STAIR 3STAIR 4VENTILATION SUPPLY SHAFTVENTILATION SUPPLY SHAFT7.5%7.5%%8,/',1*6(7%$&. %8,/',1*6(7%$&. %8,/',1*6(7%$&. ACCESSIBLE EV STALL %$/&21<6(7%$&. %8,/',1*6(7%$&. PARKING STALL SIZESPROVIDED STALLHC VANHC8'-6"9'-0"8'-0"9'-0"5'-0"18'-0"17'-0"WALL OR OBSTRUCTION*CITY OF NEWPORT BEACH MUNCIPAL CODE CH20.40 TABLE 3-13*WHERE LENGTH OF PARKING SPACE ABUST A WALL, OR SIMILAR OBSTRUCTION, THE REQUIRED WIDTH SHALL BE 9'-0"PARALLEL22'-0"8'-0"UNITSLOBBY / LEASING / AMENITYCORRIDORRESIDENTIAL VERT. CIRC.KEYPARKINGBOHUNIT BALCONY126 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 07, 202220’0’40’80’A-1.3LEVEL 1 - GROUND FLOOR PLANBRISTOL ST%8,/',1*6(7%$&. %$/&21<6(7%$&. %8,/',1*6(7%$&.PODIUM ABOVE,TYPICALSPRUCE AVETRASHGENERATORVENTILATION SUPPLY SHAFTVENTILATION SUPPLY SHAFTLOADING ZONE/TRASH STAGINGRESIDENT PARKINGELEC.26' WIDE HIGH SPEED ROLL-UP GATE3 CAR QUEUING STAIR 1ROOF ACCESSSTAIR 2STAIR 3ROOF ACCESSHIGH SPEED ROLL-UP GATEOPEN DURING BUSINESS HOURSSTAIR 4ELEV 1ELEV 2FIRE CONTROLMAINT.OVERHANG ABOVEPODIUM ABOVE,TYPICALPODIUM ABOVE,TYPICALPOOL ABOVESPA ABOVE%8,/',1*6(7%$&. %8,/',1*6(7%$&. TRASHSUB ELEC.POOL EQUIPMENT72%$&.2)&85% ACCESSIBLE EV STALLGUEST PARKING384 SFTURNAROUND SPACE384 SF DOG SPARAMP DN15% 7.5% 26' WIDE HIGH SPEED ROLL-UP GATE BUSI. CTR.1,730 SFLEASING1,743 SFMAIL627 SF 3 CAR QUEUING 492 SFSUB ELEC.LOBBY510 SFRESIDENT PARKINGFENCETURNAROUND SPACE FLUSH MOUNT CALL BOXRESIDENT PARKING RESIDENTGARAGEENTRYGARAGEENTRYPARKING STALL SIZESPAARKING LEGENDGREVEV-GHCVANGUEST PARKING STALLSRESIDENTIAL PARKING STALLELECTRIC VEHICLE PARKINGELECTRIC VEHICLE GUEST PARKINGACCESSIBLE STALLVAN ACCESSIBLE STALLPROVIDED STALLHC VANHC8'-6"9'-0"8'-0"9'-0"5'-0"18'-0"17'-0"WALL OR OBSTRUCTION*CITY OF NEWPORT BEACH MUNCIPAL CODE CH20.40 TABLE 3-13*WHERE LENGTH OF PARKING SPACE ABUST A WALL, OR SIMILAR OBSTRUCTION, THE REQUIRED WIDTH SHALL BE 9'-0"PARALLEL22'-0"8'-0"UNITSLOBBY / LEASING / AMENITYCORRIDORRESIDENTIAL VERT. CIRC.KEYPARKINGBOHUNIT BALCONY127 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 07, 202220’0’40’80’A-1.4LEVEL 2 - PODIUM FLOOR PLANFITNESS2,267 SFDBL VOLUMEBREEZEWAYBREEZEWAY A710A710A710B101B101B921B921A710A710B601A600A110B401B921A110A105BRISTOL STSPRUCE AVECLUB1,653 SFDBL VOLUMEB402B402B402B402SGL VOLUMEB708B708 A710 B921A105 A105STAIR 1ROOF ACCESSSTAIR 2STAIR 3ROOF ACCESSSTAIR 4REST.REST.SHOWERELEV 1ELEV 2 S101S101S101S101LOW ROOF A406 A406S101A406A406A406%8,/',1*6(7%$&. %$/&21<6(7%$&. %8,/',1*6(7%$&.%8,/',1*6(7%$&. %8,/',1*6(7%$&. UNITSLOBBY / LEASING / AMENITYCORRIDORRESIDENTIAL VERT. CIRC.KEYPARKINGBOHUNIT BALCONY128 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 07, 202220’0’40’80’LEVEL 3 - FLOOR PLANA-1.58"8"A710A710A710B101B921B402B402B921A710A710B601B601A110B401B921A110A105BRISTOL STSPRUCE AVEOPEN TO BELOWA710B402B402B708 B708A710A710 B921A105 A105STAIR 1ROOF ACCESSSTAIR 2STAIR 3ROOF ACCESSSTAIR 4S101S101S101 %8,/',1*6(7%$&. %8,/',1*6(7%$&. %8,/',1*6(7%$&. A406 A406S101 B101S101A406A406A406 %$/&21<6(7%$&. %8,/',1*6(7%$&. ELEV 1ELEV 2UNITSLOBBY / LEASING / AMENITYCORRIDORRESIDENTIAL VERT. CIRC.KEYPARKINGBOHUNIT BALCONY129 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 07, 202220’0’40’80’A-1.6LEVEL 4 - FLOOR PLAN8"8"A710A710A710B101B921B402B402A710A710A710B601B601A110B401B921A110A105BRISTOL STSPRUCE AVEB402A710A710B708 B708B708B708 A406A105 A105 B921B921STAIR 1ROOF ACCESSSTAIR 2STAIR 3ROOF ACCESSSTAIR 4S101S101S101B402%8,/',1*6(7%$&. %8,/',1*6(7%$&. A406 A406S101S101B101A406A406 %$/&21<6(7%$&. %8,/',1*6(7%$&. ELEV 1ELEV 2UNITSLOBBY / LEASING / AMENITYCORRIDORRESIDENTIAL VERT. CIRC.KEYPARKINGBOHUNIT BALCONY130 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 07, 202220’0’40’80’LEVEL 5 - FLOOR PLANA-1.78"8"A710A710A710B101B101B921B402B402B921A710A710A710B601B601A110B401B921A110A105BRISTOL STSPRUCE AVEB402B402B708B708B708B708A710A710 A105 A105A406B921STAIR 1ROOF ACCESSSTAIR 2STAIR 3ROOF ACCESSSTAIR 4S101S101S101S101%8,/',1*6(7%$&. %8,/',1*6(7%$&. %8,/',1*6(7%$&. A406S101A406A406A406 %$/&21<6(7%$&. %8,/',1*6(7%$&. ELEV 1ELEV 2UNITSLOBBY / LEASING / AMENITYCORRIDORRESIDENTIAL VERT. CIRC.KEYPARKINGBOHUNIT BALCONY131 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 07, 202220’0’40’80’LEVEL 6 - FLOOR PLANA-1.88"A710A710A710S101S101S101S101B101B921B402B402B921A710A710A710B601B601A110B401A110A105BRISTOL STSPRUCE AVEB402B921B708 B708B708B708A710A710 B921A105 A105A406B101 ROOF DECKSTAIR 1ROOF ACCESSSTAIR 2STAIR 3ROOF ACCESSSTAIR 4%8,/',1*6(7%$&. %8,/',1*6(7%$&. %8,/',1*6(7%$&. A406 A406S101A406A406 %$/&21<6(7%$&. %8,/',1*6(7%$&. ELEV 1ELEV 2UNITSLOBBY / LEASING / AMENITYCORRIDORRESIDENTIAL VERT. CIRC.KEYPARKINGBOHUNIT BALCONY132 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 07, 202230’0’60’120’CONCEPTUAL ROOF PLANA-1.98"ELEVATOR OVERRUNELEVATOR OVERRUNRAISED PLATE HEIGHTS AT CORNER UNITS, TYPICALSTAIR 1ROOF ACCESSSTAIR 2HATCH ACCESSSTAIR 3ROOF ACCESSSTAIR 4HATCH ACCESSOCCUPIED ROOFBELOWLINE OF CORRIDOR BELOWOPEN TO BELOWMECHANICAL EQUIPMENT ON PLATFORM, TYP.42" HIGH PARAPET MIN. ABV. FINISHED ROOFVENTILATION SHAFTAWNINGSLOW ROOFAWNINGSAWNINGSAWNINGSTRASH CHUTE VENTILATION SHAFTTRASH CHUTE VENTILATION SHAFT%8,/',1*6(7%$&. %8,/',1*6(7%$&. %8,/',1*6(7%$&. %$/&21<6(7%$&. %8,/',1*6(7%$&.STAIR TO ROOFROOF LEGENDMECHANICAL EQUIPMENTUTILTIY SHAFT TO ROOF133 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 07, 202216’0’32’64’WEST ELEVATIONA-2.15'-1"MIN.13'-0"10'-1"10'-1"10'-1"12'-1"13'-0"10'-1"10'-1"10'-1"10'-1"11'-0"@ CORNER UNITS ONLY@ UPPER FLOOR UNITS10'-1"1)WEST ELEVATION 2) VIEW FROM BRISTOL STREETS-1ST-1ST-1SN-1SN-1W-1S-1G -1R-1S-1SF-1A-1A-112KEY PLANSPRUCE AVE.BRISTOL ST.MATERIAL LEGEND: STUCCO - 20/30, VARIOUS COLORS TILE VENEER OR SIM. STOREFRONT VINYL WINDOW METAL AWNING METAL RAILING GARAGE LOUVERED OPENING SIGN LOCATIONS-1:ST-1:SF-1:W-1:A-1:R-1:G-1:SN-1:134 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 07, 202216’0’32’64’NORTH ELEVATIONA-2.25'-1"MIN.13'-0"10'-1"10'-1"10'-1"12'-1"@ CORNER UNITS ONLY13'-0"10'-1"10'-1"10'-1"10'-1"11'-1"@ UPPER FLOOR UNITS10'-1"1) NORTH ELEVATION 2) VIEW FROM SPRUCE AVE.S-1ST-1ST-1SN-1SN-1W-1S-1S-1G -1R-1S-1A-1A-112KEY PLANSPRUCE AVE.BRISTOL ST.SPRUCE AVE.BRISTOL ST.MATERIAL LEGEND: STUCCO - 20/30, VARIOUS COLORS TILE VENEER OR SIM. STOREFRONT VINYL WINDOW METAL AWNING METAL RAILING GARAGE LOUVERED OPENING SIGN LOCATIONS-1:ST-1:SF-1:W-1:A-1:R-1:G-1:SN-1:135 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 07, 202216’0’32’64’EAST ELEVATIONSA-2.313'-0"13'-0"5'-1"MIN.10'-1"10'-1"10'-1"10'-1"11'-1"@ UPPER FLOOR UNITS10'-1"10'-1"10'-1"10'-1"12'-1"@ CORNER UNITS ONLY1) EAST ELEVATION 2) VIEW FROM SOUTHEASTS-1S-1ST-1W-1S-1S-1R-1S-1G-1A-1A-112KEY PLANSPRUCE AVE.BRISTOL ST.MATERIAL LEGEND: STUCCO - 20/30, VARIOUS COLORS TILE VENEER OR SIM. STOREFRONT VINYL WINDOW METAL AWNING METAL RAILING GARAGE LOUVERED OPENING SIGN LOCATIONS-1:ST-1:SF-1:W-1:A-1:R-1:G-1:SN-1:136 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 07, 202216’0’32’64’SOUTH ELEVATIONA-2.45'-1"MIN.13'-0"10'-1"10'-1"10'-1"12'-1"13'-0"10'-1"10'-1"10'-1"10'-1"11'-1"@ CORNER UNITS ONLY@ UPPER FLOOR UNITS10'-1"1) SOUTH ELEVATION 2) VIEW FROM BRISTOL STREETS-1ST-1SL-1W-1S-1S-1G -1R-1S-1A-1A-112KEY PLANSPRUCE AVE.BRISTOL ST.MATERIAL LEGEND: STUCCO - 20/30, VARIOUS COLORS TILE VENEER OR SIM. STOREFRONT VINYL WINDOW METAL AWNING METAL RAILING GARAGE LOUVERED OPENING SIGN LOCATIONS-1:ST-1:SF-1:W-1:A-1:R-1:G-1:SN-1:137 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 07, 202230’0’60’120’BUILDING SECTIONSA-3.13RD LEVEL4TH LEVEL5TH LEVELROOFTOP OF PARAPET2ND LEVEL1ST LEVEL6TH STORYBASEMENT 1BASEMENT 2 PROPERTY LINEPROPERTY LINERAISED POOL DECK PER LANDSCAPE3RD LEVEL4TH LEVEL5TH LEVELROOFTOP OF PARAPET2ND LEVEL1ST LEVEL6TH STORYBASEMENT 1BASEMENT 2 PROPERTY LINEPROPERTY LINERAISED POOL DECK BEYONDTOP OF STAIR TOWER BEYOND0,11) SECTION A2) SECTION BAMENITYUNITSUNITSUNITSUNITSCOURTYARDCOURTYARDPARKINGPARKINGPARKINGBRISTOL ST.SPRUCE AVEPARKINGPARKINGPARKINGPARKINGPARKINGPARKINGAABBAKEY PLANSPRUCE AVE.BRISTOL ST.138 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 07, 2022MATERIALSA-4.0A-4.1W-1VINYL WINDOWST-1STONE/TILE VENEER OR SIM.R-1PAINTED METAL RAILINGA-1METAL AWNINGSF-1STOREFRONTG-1GARAGE LOUVERSS-120/30 STUCCO, VARIOUS COLORS139 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 07, 202240’0’80’160’ALLOWABLE AREASA-5.1 A-4.23HR FIRE WALL, TYP.HORIZONTAL EXITHORIZONTAL EXITSTAIR 2STAIR 3ROOF ACCESSSTAIR 4STAIR 1ROOF ACCESS FIRE AREA 1:LVL 2: 7,478 S.F.LVL 3: 8,468 S.F.LVL 4: 9,875 S.F.LVL 5: 9,875 S.F.LVL 6: 9,875 S.F.TOTAL AREA: 45,571 S.F. FIRE AREA 2:LVL 2: 3,824 S.F.LVL 3: 3,824 S.F.LVL 4: 3,824 S.F.LVL 5: 3,824 S.F.LVL 6: 3,824 S.F.TOTAL AREA: 19,120 S.F. FIRE AREA 3:LVL 2: 9,654 S.F.LVL 3: 9,654 S.F.LVL 4: 9,654 S.F.LVL 5: 9,654 S.F.LVL 6: 9,654 S.F.TOTAL AREA: 48,270 S.F. FIRE AREA 6:LVL 2: 5,080 S.F.LVL 3: 6,070 S.F.LVL 4: 7,355 S.F.LVL 5: 7,355 S.F.LVL 6: 7,355 S.F.TOTAL AREA: 33,215 S.F. FIRE AREA 5:LVL 2: 6,212 S.F.LVL 3: 6,718 S.F.LVL 4: 6,718 S.F.LVL 5: 6,718 S.F.LVL 6: 6,718 S.F.TOTAL AREA: 33,084 S.F. FIRE AREA 4:LVL 2: 9,260 S.F.LVL 3: 9,260 S.F.LVL 4: 9,260 S.F.LVL 5: 9,260 S.F.LVL 6: 9,260 S.F.TOTAL AREA: 46,300 S.F.ALLOWABLE BUILDING AREA:EQUATION 5-2 PER CBC 506.2.3:AA = [AT + (NS X IF)] X SA, WHERE...AA = ALLOWABLE AREA (SQUARE FEET)AT = TABULAR ALLOWABLE AREA FACTOR PER TABLE 506.2NS = TABULAR AREA FACTOR PER TABLE 506.2 FOR NON SPRINKLERED BUILDINGIF = AREA FACTOR INCREASE DUE TO FRONTAGE PER 506.3SA = 2FRONTAGE INCREASE:MINIMUM FRONTAGE DISTANCE EQUATION 5-4 PER CBC 506.3.2:W = (L1 x W1 + L2 x W2 + L3 x W3...)/F WHERE...W =CALCULATED WIDTH OF PUBLIC WAY OR OPEN SPACE (FEET)Ln = LENGTH OF A PORTION OF THE EXTERIOR PERIMETER WALLWn = WIDTH ( 20 FEET) OF PUBLIC WAY OR OPEN SPACE ASSOCIATED WITH THAT PORTION OF EXTERIOR PERIMETER F = BUILDING PERIMETER THAT FRONTS ON A PUBLIC WAY OR OPEN SPACE HAVING A WIDTH OF 20 FEET OR MOREAMOUNT OF INCREASE EQUATION 5-5 PER CBC 506.3.3:If = [F/P - 0.25]W/30 WHERE...If = AREA FACTOR INCREASE DUE TO FRONTAGEF = BUILDING PERIMETER THAT FRONTS ON A PUBLIC WAY OR OPEN SPACE HAVING A WIDTH OF 20 FEET OR MOREP = PERIMETER OF ENTIRE BUILDINGW = WIDTH OF PUBLIC WAY OR OPEN SPACE (FEET)CODE ANALYSIS:CONSTRUCTION TYPE: TYPE-IIIA(APARTMENTS) O/ TYPE-I (PODIUM)OCCUPANCIES: R-2 (APARTMENTS) S-2 (GARAGE) B (LEASING, DOG WASH, BIKE SHOP) A-3 (AMENITIES)EGRESS NOTES:THE PROPOSED BUILDING WILL UTILIZE 2 HORIZONTAL EXITS, EACH EXIT COMPARTMENT WILL CONTAIN 2 EGRESS STAIRS PROVIDING 2 POINTS OF CONTINUOUS EGRESS TO THE PUBLIC RIGHT OF WAY. ALL EGRESS TRAVEL DISTANCES WILL BE WITHIN THE DISTANCES ALLOWABLE BY CODE. EXIT ACCESS TRAVEL DISTANCE: 250’ADDITIONALLY, EACH EXIT COMPARTMENT PROVIDES 1 STAIR WITH ROOF ACCESS. AA = [24,000 S.F. + (24,000 S.F. X 0)] X 2 = 48,000 SFTOTAL ALLOWABLE AREA PER BUILDING =48,000 SFAA = [24,000 S.F. + (24,000 S.F. X .36)] X 2 =65,280 SFW = (139’ x 30’) + (91’ x 30’) + (90’ x 0’) + (49’ x 30’) + (91’ x 0’)/279’ =30’AREA INCREASE FOR FIRE AREA 3If = [279’/460’ - 0.25]30/30= .36 TYPICAL LEVEL140 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 07, 202240’0’80’160’A-4.3HEIGHT ANALYSIS OPEN TO BELOW T.O.P.T.O.P.T.O.P.T.O.P.SLOPE POLYGONPER NBMC 20.30.050(+/-) 78.00'130.54'(+/-) 76.00'128.54'(+/-) 78.00'130.54'(+/-) 76.00'128.54'54.37'52.75’ESTABLISHED GRADE52.75’ESTABLISHED GRADE 1) ELEVATION A 2) ELEVATION B 3) ELEVATION C 4) ELEVATION DABCDESTABLISHED GRADE NBMC 20.30.050HIGHEST GRADE ELEVATION 54.00’LOWEST GRADE ELEVATION 51.00’ SITE SLOPE +/-1.4%ESTABLISHED GRADE CACLULATION:51.00’ + 52.00’ + 54.00’ + 54.00’ = 211.00’/4 = 52.75’ ESTABLISHED GRADE141 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 07, 202240’0’80’160’A-4.4COMMON OPEN SPACE AND AMENITY AREASBUSI. CTR. LEASING/LOUNGE1,010 SF*1,730 SFDOG PARK1,099 SFDOG SPA574 SFOPEN SPACE9,506 SFAMENITY 2,267 SFAMENITY 1,643 SFROOF DECK750 SFAMENITIESREQUIRED44SF/UNIT x 193UNITS8,492SFPROVIDED*LeasingLounge1,010SFBusinessCenter1,730SFClubroom1,653SFDogSpa574SFDogPark1,099SFFitness2,267SFRoofDeck750SFTOTAL9,083SFCOMMONOPENSPACEREQUIRED75SF/UNITx193UNITS14,475SFPROVIDEDPodiumCourtyard9,506SFTOTAL9,506SF*LeasingLoungeareaexcludesofficespace.GROUND LEVEL2ND LEVEL 6TH LEVEL 142 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 07, 2022A-4.5PRIVATE OPEN SPACE S101 & ES101STUDIO UNITS1 BEDROOM UNITS2 BEDROOM UNITSEA105A110A406A600A710B101 & EB101B401B402B708B921B601NET RENTABLE AREA 515 SFREQUIRED BALCONY (5%) 26 SFPROVIDED BALCONY 0 SFNET RENTABLE AREA 613 SFREQUIRED BALCONY (5%) 31 SFPROVIDED BALCONY 60 SFNET RENTABLE AREA 1,000 SFREQUIRED BALCONY (5%) 50 SFPROVIDED BALCONY 60 SFNET RENTABLE AREA 1,273 SFREQUIRED BALCONY (5%) 64 SFPROVIDED BALCONY 68 SFNET RENTABLE AREA 1,300 SFREQUIRED BALCONY (5%) 65 SFPROVIDED BALCONY 84 SFNET RENTABLE AREA 1,122 SFREQUIRED BALCONY (5%) 56 SFPROVIDED BALCONY 68 SFNET RENTABLE AREA 1,194 SFREQUIRED BALCONY (5%) 60 SFPROVIDED BALCONY 68 SFNET RENTABLE AREA 1,270 SFREQUIRED BALCONY (5%) 64 SFPROVIDED BALCONY 64 SFNET RENTABLE AREA 641 SFREQUIRED BALCONY (5%) 32 SFPROVIDED BALCONY 56 SFNET RENTABLE AREA 763 SFREQUIRED BALCONY (5%) 38 SFPROVIDED BALCONY 68 SFNET RENTABLE AREA 822 SFREQUIRED BALCONY (5%) 41 SFPROVIDED BALCONY 55 SFNET RENTABLE AREA 848 SFREQUIRED BALCONY (5%) 42 SFPROVIDED BALCONY 148 SFPRIVATE OPEN SPACEREQUIRED PRIVATE OPEN SPACE PER NBMC SHALL BE 5% OF UNIT AREA143 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 7, 2022THE PICERNE GROUPCOMPOSITE LANDSCAPE PLAN32’16’8’0’TTPODIUM LEVEL• see sheet L.3ROOFTOP• see sheet L.4GROUND LEVEL• see sheet L.2CLUBFITNESSSPRUCE AVEBRISTOL STREETLINE OF SIGHT• all shrubs to be maintained at 24” height maximum within limited use areaL.1144 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 7, 2022THE PICERNE GROUPGROUND LEVEL LANDSCAPE PLAN32’16’8’0’WATER QUALITY BASINS ENHANCED PLANTINGENTRY DRIVE• concrete pavingENTRANCE TO GARAGETTDOG PARK• synthetic turf• bench• water stationTWO WAY ACCESS LANE•DVSKDOWZåXVKFXUEMOVE IN / LOADINGENTRY DRIVE• concrete pavingLINE OF SIGHT• all shrubs to be maintained at 24” height maximum within limited use areaDOG SPALOBBY / LEASING / MAIL / BUISNESS CENTERSPRUCE AVEBRISTOL STREETTRANSFORMERS TO BE SCREENED BY HEDGE• see sheet L.7LINE OF SIGHT• all shrubs to be maintained at 24” height maximum within limited use areaLINE OF SIGHT• all shrubs to be maintained at 24” height maximum within limited use area4’-0”L.2145 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 7, 2022THE PICERNE GROUPPODIUM LEVEL ENLARGEMENT16’8’4’0’POOL TERRACE• 16’ X 50’ pool• cabanas• palms• concrete pool deck• glass pool enclosure• umbrellas ENTRY STEPS SPA DECK • 8’ x 14’ spa• chaise lounge• umbrellasENTRY STEPS AND RAMP BREEZEWAYBREEZEWAYBREAK-OUT FITNESS • pottery with screen hedge• festival lightsFIRESIDE LOUNGE •äUHSLW• lounge seating• tables• potterySOCIAL • outdoor kitchen w/ bbqs (2)• dining tables• sit-up bar with tvCLUBFITNESS+30”+30”+0”L.3146 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 7, 2022THE PICERNE GROUPROOF DECK LEVEL ENLARGEMENT 8’4’2’0’OUTDOOR DINING• sit- up counter• shade structure• pendant lights•TV• cafe tables• bbq (2)OUTDOOR LOUNGE• festival lights•äUHSLW• lounge seatingRESTROOML.4147 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 7, 2022THE PICERNE GROUPLIFESTYLE IMAGERYL.5148 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 7, 2022THE PICERNE GROUPPLANT IMAGERYCERCIDIUM ‘DESERT MUSEUM’THORNLESS PALO VERDEDRACAENA DRACODRAGON TREELAURUS X ‘SARATOGA’SARATOGA HYBRID LAURELLYONOTHAMNUS F. ASPLENIFOLIUSFERNLEAF CATALINA IRONWOODMAGNOLIA G. ‘LITTLE GEM’MAGNOLIAMELALEUCA QUINQUENERVIACAJEPUT TREETRISTANIA CONFERTA BRISBANE BOXOLEA ‘SWAN HILL’FRUITLESS OLIVEMETROSIDEROS EXCELSANEW ZEALAND CHRISTMASALOE BAINESIITREE ALOEARBUTUS X MARINASTRAWBERRY TREEARCHOTOPHOENIX CUNNINGHAMIANAPINUS ELDARICAAFGHAN PINEPHOENIX DAC. ‘MEDJOOL’DATE PALMTREESTREESAEONIUM X ‘MINT’GREEN AEONIUMFESTUCA OVINA GLAUCABLUE FESCUEDIANELLA REVOLUTAFLAX LILYROSMARINUS PROSTRATUSDWARF ROSEMARYDASYLIRION WHEELERIDESERT SPOONSALVIA CLEVELANDIIBLUE SAGEMISCANTHUS S. ‘ADAGIO’ADAGIO MAIDEN GRASSTEUCRIUM CHAMAEDRYSGERMANDERCHONDROPETALUM ELEPHANTINUMLARGE CAPE RUSHPITTOSPORUM T. ‘GOLF BALL’‘GOLF BALL’ KOHUHUCRASSULA A. ‘BLUE WAVES’JADE PLANTPRUNUS ILICIFOLIA SPP. LYONIICATALINA CHERRYAGAVE AMERICANACENTURY PLANTFURCRACEA FOETIDA ‘MEDIOPICTA’MAURITUS HEMPSHRUBSSHRUBSL.6149 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 7, 2022THE PICERNE GROUPTREE PLAN32’16’8’0’TREESBOTANICAL / COMMON NAME SIZE WUCOLS QTYARBUTUS X `MARINA`ARBUTUS MULTI-TRUNK36"BOX LOW1ARCHONTOPHOENIX CUNNINGHAMIANAMULTI-TRUNK KING PALM36"BOXMEDIUM 9LYONOTHAMNUS FLORIBUNDUS ASPLENIFOLIUSFERNLEAF CATALINA IRONWOOD24"BOX LOW4MELALEUCA QUINQUENERVIACAJEPUT TREE MULTI-TRUNK24"BOXMEDIUM 23METROSIDEROS EXCELSANEW ZEALAND CHRISTMAS TREE24"BOXMEDIUM 1OLEA EUROPAEA `SWAN HILL` TMSWAN HILL OLIVE36"BOXMEDIUM 1PHOENIX DACTYLIFERA 'MEDJOOL'DATE PALM20` B.T.H.LOW9PRUNUS CAROLINIANA 'BRIGHT N' TIGHT'CAROLINA LAUREL CHERRY15 GAL.MEDIUM 21TRISTANIA CONFERTABRISBANE BOX36"BOXMEDIUM 4ACCENT TREES BOTANICAL / COMMON NAME SIZE WUCOLS QTYALOE BAINESIIALOE36"BOX LOW 8DRACAENA DRACODRAGON TREE36"BOX LOW 11LAURUS X `SARATOGA`SARATOGA HYBRID LAUREL24"BOXMEDIUM 2QUERCUS ILEXHOLLY OAK24"BOX LOW8PLANT SCHEDULEPLANTING NOTES:ALL PLANTS ARE CAL-IPC NON-INVASIVE AND WUCOLS MEDIUM/LOW WATERCONSUMPTION (REGION 3 -SOUTH COASTAL) VARIETIES FOR THEIR PROPOSEDGROWING CONDITIONS. THESE PLANTS ARE WATER CONSERVING AND USED FORTHEIR DEEP ROOT SYSTEMS WHICH STABILIZES SOIL AND MINIMIZES EROSIONIMPACTS.NO TREES TO BE PLANTED IN THE PUBLIC RIGHT-OF-WAY.LINE OF SIGHT• all shrubs to be maintained at 24” height maximum within limited use areaLINE OF SIGHT• all shrubs to be maintained at 24” height maximum within limited use areaLINE OF SIGHT•all shrubs to be maintained at 24” heigmaximum within limited use areaNO TREES TO BE PLANTED IN R.O.WL.7150 1300 BRISTOLNEWPORT BEACH, CALIFORNIATCA # 2021-009SITE DEVELOPMENT REVIEWJANUARY 7, 2022THE PICERNE GROUPWATER CONSERVATION FEATURESTHE FOLLOWING MEASURES WILL BE INCORPORATED INTO THE PROJECT TOCONSERVE WATER:1. Installation of automatic 'smart' irrigation controller with rain-sensor.2. The use of low precipitation/low angle irrigation spray heads.3. The use of low water consuming plants.4. Soil amendment to achieve good soil moisture retention.5. Mulching to reduce evapotransporation from the root zone.6. Installation of automatic irrigation system to provide deep-root watering to trees isrequired.IRRIGATION HYDROZONES:HYDRO-ZONE 1 South West Perimeter - Sub Surface Irrigation -4,259 s.f.WATER CONSERVATIONSTATEMENTPURPOSE: To provide the maintenance staff a mechanical device todistribute water and ensure plant survival in the most efficientmanner and within a time frame that least interferes with theactivities of the community.The Irrigation system for each hydrozone will be automatic andincorporate low volume drip emitters, bubblers and high efficiencylow angle spray heads at turf only. Drip irrigation systems may beemployed where considered to be effective and feasible. Irrigationvalves shall be separated to allow for the systems operation inresponse to orientation and exposure.Planting will be designed to enhance the visual character of the siteand the architectural elements. Plants shall be grouped with similarwater, climatic and soil requirements to conserve water and create adrought responsive landscape.Each hydrozone consists of moderate to low water consuming plants.In areas of moderate water consuming plants they shall be properlyamended to retain moisture for healthy growth and to conservewater.Plant Material within each hydrozone shall be specified inconsideration of north, south, east and west exposures.Soil shall be prepared and emended to provide for maximummoisture retention and percolation. Planted beds shall be mulchedto retain soil moisture and reduce evapotransporation.To avoid wasted water, the controls will be overseen by a flowmonitor that will detect any broken sprinkler heads to stop thatstation's operation, advancing to the next workable station. In theevent of pressure supply line breakage, it will completely stop theoperation of the system. All material will be nonferrous, with theexception of the brass piping into and out of the backflow units. Allwork will be in the best acceptable manner in accordance withapplicable codes and standards prevailing in the industry.HYDRO-ZONE 2 - North East Perimeter - Sub Surface Irrigation- 5,461 s.f.HYDRO-ZONE 3 -Water Quality Basins - Sub Surface Irrigation- 1,384 s.f.TOTAL LANDSCAPE AREA: 16,987 s.f.WUCOLS, Water Use Classification of Landscape Species, is aUniversity of California Cooperative Extension Publication and is a guideto the water needs of landscape plants.CROP FACTORPERCENT OF EToH - HIGH70% - 90%M - MEDIUM40% - 60%L - LOW10% - 30%VL - VERY LOW< 10%WATER USE CLASSIFICATION of LANDSCAPE SPECIES(WUCOLS):HYDRO-ZONE 4 - Enhanced Entry Ground Level - SubIrrigation 2,581 s.f.HYDRO-ZONE 5 - Podium Level Landscape - Sub SurfaceIrrigation - 1,852 s.f.HYDRO-ZONE 6 - Water Features - Pool/Spa - 1,374 s.f.WUtHYDROZONE PLAN32’16’8’0’L.8151 NO. DESCRIPTION BY DATE CHKREVISIONS1300 BRISTOL STREETTPG (KCN) ACQUISITION, LLC BENCHMARKLEGAL DESCRIPTIONBASIS OF BEARINGSSCALE: 1" = 40'INDEX MAPFLOOD NOTEAPPLICANTCIVILSHEET INDEXARCHITECTLANDSCAPE ARCHITECTAREA SUMMARYUTILITY COMPANIESASSESSOR'S PARCEL NUMBERVICINITY MAPNOT TO SCALEN152 NO. DESCRIPTION BY DATE CHKREVISIONS1300 BRISTOL STREETTPG (KCN) ACQUISITION, LLC N153 NO. DESCRIPTION BY DATE CHKREVISIONS1300 BRISTOL STREETTPG (KCN) ACQUISITION, LLC NCONCEPTUAL GRADING NOTES: 154 NO. 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" " " " "" " %ƇÕĺ$Ƈ %Ƈôğ.Ƈ O3"$"8;-@8O#2A& O:?/;'OO/8A/4'O$"O OO4O'1O%"3/45O8'"2O:?.='OO:"4O%2'3'4='O%"O OO#/8$+O:; O'":;O=5C'8O:?.='OO4'C659;O#'"%-O%"O O6 O O6 O O6 O O "" " " "#8.:;51OHOFFFGO!N:;8'';O & -- -- '4*)+0< $!)+' <*,$<'2&76< < +#"%)- - %-# %) )-%+$ƇOG+$Ƈ .'KD@'K9*KA.'@'K:3 7@K 6&K@:'"2+" B297@K@/ 34K!'K='@B=2"C'&KB9KB0'K9=2-17 3K@2A'K,;KF/2".KA.'IKF'<'K:;': ;'&K 7&K:D!31" A197KB/';'9)K2@K'G:='@@3IK4152A'&KB9K@D"/KE@' K':=9$D"A197K:D!32" A198K9;K=' D@'K!IK 7IK5(A.#H K18KF.93'K9=K18K: ?KF2A.9DAKA/'K'G:;'@@K%7@'6AK9)K KK K2@K:>/2!1A'& K157 Planning Commission - February 17, 2022 Item 4a - Additional Materials Received Residences at 1300 Bristol Street (PA2021-161) NEWMEYER DILLION 00 Newmeyer & Dillion LLP 895 Dove Street Fifth Floor Newport Beach, CA 92660 949 854 7000 February 14, 2022 Michael B. McClellan Michael.McClellan@ndlf.com City of Newport Beach Planning Commission and City Council 100 Civic Center Drive Newport Beach, California 92660 Re: The Picerne Group — 1300 Bristol Street Ladies and Gentlemen: l am writing this letter to express our support for The Picerne Group's proposed luxury apartment community development at 1300 Bristol Street in Newport Beach. We expect this project will bring new life to the area, expand the customer base for local retail businesses, and provide needed housing for the Airport Area employment base. Newmeyer DiIlion's headquarters at 895 Dove Street is within a few city blocks of the proposed development. As a law firm, we employ a variety of people who would be attracted to the walkability to our office while also enjoying the retail choices in the immediate area and access to the Newport Beach lifestyle. We have come to know The Picerne Group as a committed community member that takes a strong interest in the wellbeing of Newport Beach. We also understand that they are self-funded, which is atypical in today's development industry, and that they buy their Southern California properties to hold for the long term. We encourage you to Vegas Ne,,A,iport Beach newmeyerdillion.com Planning Commission - February 17, 2022 Item 4a - Additional Materials Received Residences at 1300 Bristol Street (PA2021-161) City of Newport Beach February 14, 2022 Page 2 approve this development, which we regard as a positive step towards creating an airport market village where people will live, work, and shop. Michael B. McClellan 9999.MBM / 9698162.1 Planning Commission - February 17, 2022 Item 4a - Additional Materials Received Residences at 1300 Bristol Street (PA2021-161) Planning Commission - February 17, 2022 Item 4a - Additional Materials Received Residences at 1300 Bristol Street (PA2021-161) Planning Commission - February 17, 2022 Item 4a - Additional Materials Received Residences at 1300 Bristol Street (PA2021-161) Planning Commission - February 17, 2022 Item 4a - Additional Materials Received Residences at 1300 Bristol Street (PA2021-161) Planning Commission - February 17, 2022 Item 4a - Additional Materials Received Residences at 1300 Bristol Street (PA2021-161) Planning Commission - February 17, 2022 Item 4a - Additional Materials Received Residences at 1300 Bristol Street (PA2021-161) Planning Commission - February 17, 2022 Item 4a - Additional Materials Received Residences at 1300 Bristol Street (PA2021-161) Planning Commission - February 17, 2022 Item 4a - Additional Materials Received Residences at 1300 Bristol Street (PA2021-161) Planning Commission - February 17, 2022 Item 4a - Additional Materials Received Residences at 1300 Bristol Street (PA2021-161) Planning Commission - February 17, 2022 Item 4a - Additional Materials Received Residences at 1300 Bristol Street (PA2021-161) Planning Commission - February 17, 2022 Item 4a - Additional Materials Received Residences at 1300 Bristol Street (PA2021-161) Planning Commission - February 17, 2022 Item 4a - Additional Materials Received Residences at 1300 Bristol Street (PA2021-161) Planning Commission - February 17, 2022 Item 4a - Additional Materials Received Residences at 1300 Bristol Street (PA2021-161) Planning Commission - February 17, 2022 Item 4a - Additional Materials Received Residences at 1300 Bristol Street (PA2021-161) Planning Commission - February 17, 2022 Item 4a - Additional Materials Received Residences at 1300 Bristol Street (PA2021-161) Planning Commission - February 17, 2022 Item 4a - Additional Materials Received Residences at 1300 Bristol Street (PA2021-161) From:Crager, Chelsea To:Rodriguez, Clarivel Subject:FW: Proposed Apartment Building/1300 Bristol Street North Date:February 17, 2022 3:54:59 PM Clarivel, This was received for PA2021-161 CHELSEA CRAGER Community Development Department Associate Planner ccrager@newportbeachca.gov 949-644-3227 -----Original Message----- From: Satish Lion <slion@picernegroup.com> Sent: February 17, 2022 3:47 PM To: Crager, Chelsea <ccrager@newportbeachca.gov> Cc: Ung, Rosalinh <rung@newportbeachca.gov> Subject: FW: Proposed Apartment Building/1300 Bristol Street North [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Chelsea, Please see below. Satish Lion SR. VICE PRESIDENT | ACQUISITIONS, ENTITLEMENT & DEVELOPMENT M 949.910.3428 5000 BIRCH ST #600 | NEWPORT BEACH, CA 92660 -----Original Message----- From: Kimberly Woloson <kimberly@wolosonco.com> Sent: Thursday, February 17, 2022 2:34 PM To: Satish Lion <slion@picernegroup.com> Cc: LAURENT VRIGNAUD <laurent@moulin.com>; Travis Woloson <travis@wolosonco.com> Subject: Proposed Apartment Building/1300 Bristol Street North Hello Satish, I’m sorry we could not get together this week to review the particulars of your project. That being said, we support the proposed apartment building and feel it would compliment the other office and retail currently located in the area. Our Center, Plaza Newport, was developed in 1979. We have a very successful group of restaurants, service and retail that would mutually benefit from the proposed project. We have discussed the project with our Tenant, Moulin, owned by Laurent Vrignaud. Laurent also owns the restaurant Boullion in the Center. Laurent Vrignaud supports the project. Planning Commission - February 17, 2022 Item 4b - Additional Materials Received After Deadline Residences at 1300 Bristol Street (PA2021-161) We feel the synergy and proximity to our Center would be mutually beneficial. We are in support of this project. Kimberly Woloson Plaza Newport LP Plaza Newport 1000 Bristol Street North Newport Beach, Ca. 92660 Laurent Vrignaud Moulin 1000 Bristol Street North Newport Beach, Ca. 92660 Planning Commission - February 17, 2022 Item 4b - Additional Materials Received After Deadline Residences at 1300 Bristol Street (PA2021-161) Residences at 1300 Bristol Street 1300 North Bristol Street Planning Commission Public Hearing February 17, 2022 Planning Commission - February 17, 2022 Item 4c - Additional Materials Presented at Meeting by Staff Residences at 1300 Bristol Street (PA2021-161) Introduction Residences at 1300 Bristol Street 193 apartments 346-space parking garage 6 story building above grade 5 residential levels over 1 level of on-grade parking over 2 levels of below grade parking 78 feet overall building height 1.97-acre site Community Development Department -Planning Division 2 Planning Commission - February 17, 2022 Item 4c - Additional Materials Presented at Meeting by Staff Residences at 1300 Bristol Street (PA2021-161) Vicinity Map Community Development Department -Planning Division 3 Planning Commission - February 17, 2022 Item 4c - Additional Materials Presented at Meeting by Staff Residences at 1300 Bristol Street (PA2021-161) Airport Area - MU-H2 Community Development Department -Planning Division 4 MU-H2 allows intermixing of uses of regionalcommercialoffice,2,200 multi-family residential units,mixed-use buildings, industrial, hotel rooms,and ancillary neighborhood commercial uses. Planning Commission - February 17, 2022 Item 4c - Additional Materials Presented at Meeting by Staff Residences at 1300 Bristol Street (PA2021-161) Unit Components 77 base units: replacement of existing 33,292 sf. office (trip neutral) 39 density bonus units: 50% of base units 77 transferred units from Uptown Newport 193 total units and 98 du/ac Community Development Department -Planning Division 5 Planning Commission - February 17, 2022 Item 4c - Additional Materials Presented at Meeting by Staff Residences at 1300 Bristol Street (PA2021-161) Project Details 1.97-acre site, 193 total units 25 studio units 89 one-bedroom units 79 two-bedroom units 24 affordable & 169 market-rate rentals Affordable unit mix: 10 studios 12 one-bedrooms 2 two-bedrooms Rectangular-shaped, “podium style” structure Community Development Department -Planning Division 6 Planning Commission - February 17, 2022 Item 4c - Additional Materials Presented at Meeting by Staff Residences at 1300 Bristol Street (PA2021-161) Level 1 – Ground Floor Community Development Department -Planning Division 7 Planning Commission - February 17, 2022 Item 4c - Additional Materials Presented at Meeting by Staff Residences at 1300 Bristol Street (PA2021-161) Resident Amenities Pool/spa courtyard –second level Clubroom & fitness center –second level Dog wash room –ground floor Dog park/relief area –outside ground level Roof terrace –Level 6 Small private balconies for most units Community Development Department -Planning Division 8 Planning Commission - February 17, 2022 Item 4c - Additional Materials Presented at Meeting by Staff Residences at 1300 Bristol Street (PA2021-161) Required Applications Major Site Development Review (SD2021-003) Transfer of Development Rights (TD2022-001) Affordable Housing Implementation Plan (AH2022-001) Traffic Study (TS2022-001) Community Development Department -Planning Division 9 Planning Commission - February 17, 2022 Item 4c - Additional Materials Presented at Meeting by Staff Residences at 1300 Bristol Street (PA2021-161) Major Site Development Review Community Development Department -Planning Division 10 Consistency with Newport Place PC – Residential Overlay Overlay required by Housing Element Provides zoning and eliminates constraints Key Standards 30-50 du/ac + density bonus 30% affordability Setbacks 30’ street, 10’ interior 55’ height limit, higher with SDR Amenities and neighborhood integration Planning Commission - February 17, 2022 Item 4c - Additional Materials Presented at Meeting by Staff Residences at 1300 Bristol Street (PA2021-161) Transfer of Development Rights Community Development Department -Planning Division 11 •77 residential units transferred from Uptown•Included in traffic analysis•Uptown Newport Development Agreement fees required•City Council consideration required Planning Commission - February 17, 2022 Item 4c - Additional Materials Presented at Meeting by Staff Residences at 1300 Bristol Street (PA2021-161) Affordable Housing Implementation Plan (AHIP) 24 units (30% of base units) allocated as affordable 12 very low income 55-year restriction (consistent with Density Bonus Law) 12 low income 30 years restriction (consistent with Residential Overlay) Density Bonus Request 39-unit (50% of base units) density bonus Community Development Department -Planning Division 12 Planning Commission - February 17, 2022 Item 4c - Additional Materials Presented at Meeting by Staff Residences at 1300 Bristol Street (PA2021-161) Development Standard Waivers Requests Community Development Department -Planning Division 13 Development Standard Required Proposed Park dedication ½-acre park No park dedication Street setbacks 30 feet minimum 8 feet to Spruce & 17 to 18 feet to Bristol Building height 55 feet maximum 78 feet Private open space 5% gross area per unit minimum No private open space for studio units Residential density 30-50 units per acre 98 units per acre Common open space 14,475 minimum 9,506 square feet Planning Commission - February 17, 2022 Item 4c - Additional Materials Presented at Meeting by Staff Residences at 1300 Bristol Street (PA2021-161) Incentives Requests Affordable unit mix Value of ½-acre park land in-lieu fee payment Does not waive fees associated with transferred units Community Development Department -Planning Division 14 Planning Commission - February 17, 2022 Item 4c - Additional Materials Presented at Meeting by Staff Residences at 1300 Bristol Street (PA2021-161) Traffic Study (Traffic Phasing Ordinance) Study pursuant to Traffic Phasing Ordinance -Ganddini Group, Inc. 13 intersections in Newport Beach and Irvine studied Net increase of trips 726 daily trips 31 AM & 47 PM No significant impacts Community Development Department -Planning Division 15 Planning Commission - February 17, 2022 Item 4c - Additional Materials Presented at Meeting by Staff Residences at 1300 Bristol Street (PA2021-161) CEQA Review Addendum to EIR for 2006 General Plan and IS/MND for fourth cycle Housing Element Addendum prepared by Kimley- Horn No new impacts identified Community Development Department -Planning Division 16 Planning Commission - February 17, 2022 Item 4c - Additional Materials Presented at Meeting by Staff Residences at 1300 Bristol Street (PA2021-161) Condition Change 39. Prior to any foundation permit issuance for the garage basement area,Fire Department access and fire hydrants shall be installed and operating; and the stand pipe system and fire sprinkler system shall be operational in the garage basement areas to be used for parking by the construction crews. 39. Prior to any foundation permit issuance for the garage basement area,a temporary fire department access way, as approved by the Fire Department, shall be provided until the permanent fire access way is installed.Required fire and life safety systems, including the fire sprinkler system, shall be operational in the garage basement areas used for parking by the construction crews and for storage of building materials and construction equipment. Community Development Department -Planning Division 17 Planning Commission - February 17, 2022 Item 4c - Additional Materials Presented at Meeting by Staff Residences at 1300 Bristol Street (PA2021-161) Project Consistent with City’s Zoning and State Laws MU-H2 land use category – consistent Neighborhood compatibility - consistent Connected/walkable streets –provided Building massing –not a high rise Parking –onsite parking provided Sustainability –included in proposed design NPPC Residential Overlay – consistent State Density Bonus Law - consistent Community Development Department -Planning Division 18 Planning Commission - February 17, 2022 Item 4c - Additional Materials Presented at Meeting by Staff Residences at 1300 Bristol Street (PA2021-161) Recommended Action and Next Steps Conduct a public hearing; Approve EIR Addendum; and Adopt Resolution No. PC2022-002, recommending project approval to the City Council. City Council –March 22, 2022 Community Development Department -Planning Division 19 Planning Commission - February 17, 2022 Item 4c - Additional Materials Presented at Meeting by Staff Residences at 1300 Bristol Street (PA2021-161) For more information Contact Thank you. Questions? Chelsea Crager 949-644-3227 ccrager@newportbeachca.gov www.newportbeachca.gov Community Development Department -Planning Division 20 Planning Commission - February 17, 2022 Item 4c - Additional Materials Presented at Meeting by Staff Residences at 1300 Bristol Street (PA2021-161) 1300 BRISTOL Residences at Bristol Street Planning Commission 2/17/22 Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) OUTLINE Project Team Project Sponsor Introduction Project Overview Community Support Project Benefits 2022 1300 BRISTOL STREET 2 Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) PROJECT TEAM 2022 1300 BRISTOL STREET 3 Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) Stable:•Founded in 1988•Privately-owned and self-funded, family office headquartered in Newport Beach, California Reliable:•Long-term ownership•Proven track record in Newport Beach as developer of One Uptown Newport Community-Minded:•Community involvement and investment through the Picerne Family Foundation•Thoughtful urban planners and community developers•Commitment to Newport Beach and developing a walkable residential neighborhood in the Airport Area Experienced:•Executive Team comprised of leading industry professionals ONE UPTOWN (NEWPORT BEACH, CA) BLU (LAGUNA NIGUEL, CA) 2022 1300 BRISTOL STREET 4 Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) 2022 1300 BRISTOL STREET 5 Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) PROJECT OVERVIEW Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) VICINITY MAP 2022 1300 BRISTOL STREET 7 Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) EXISTING CONDITIONS 2022 1300 BRISTOL STREET 8 Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) PROJECT CONTEXT 2022 1300 BRISTOL STREET 9 Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) SITE PLAN 2022 1300 BRISTOL STREET 10 Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) PROJECT PERSPECTIVE FROM BRISTOL 2022 1300 BRISTOL STREET 11 Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) PROJECT PERSPECTIVE FROM SPRUCE 2022 1300 BRISTOL STREET 12 Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) ELEVATIONS 2022 1300 BRISTOL STREET 13 Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) BUILDING SECTIONS 2022 1300 BRISTOL STREET 14 Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) MATERIALS 2022 1300 BRISTOL STREET 15 Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) LIFESTYLE IMAGERY 2022 1300 BRISTOL STREET 16 Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) COMPOSITE LANDSCAPE PLAN 2022 1300 BRISTOL STREET 17 Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) GROUND LEVEL AMENITIES 2022 1300 BRISTOL STREET 18 Water quality basins Dog park Entry drive Entry drive Leasing lounge and business center Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) PODIUM LEVEL AMENITIES 2022 1300 BRISTOL STREET 19 Pool terrace Breakout fitness Spa deck Social area/fireside lounge Fitness centerClub Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) ROOF DECK AMENITIES 2022 1300 BRISTOL STREET 20 Outdoor dining Outdoor lounge Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) EXAMPLE AMENITY IMAGERY 2022 1300 BRISTOL STREET 21 Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) PLANT IMAGERY 2022 1300 BRISTOL STREET 22 Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) COMMUNITY SUPPORT Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) LETTERS OF SUPPORT 2022 1300 BRISTOL STREET 24 Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) PROJECT BENEFITS Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) OUR COMMITMENT TO THE COMMUNITY Address Housing Need •Contribute to City’s housing stock •Provide housing affordable to lower- income households •Help meet City’s 2021-2029 RHNA Support Local Businesses •Bring new residents near goods and services •Support businesses throughout the day (morning, lunch, and evening) •Be “good neighbors” by creating a safe and well-designed project Respect the Community •History of working in Newport Beach •Coordination with the community to address potential concerns •Revitalization of the Airport Area into a dynamic walkable village 2022 1300 BRISTOL STREET 26 Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) CONCLUSION Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) PROJECT SUMMARY 2022 1300 BRISTOL STREET 28 Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) PROJECT SUMMARY 2022 1300 BRISTOL STREET 29 Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) PROJECT REVIEW AND REVISION PROCESS 2022 1300 BRISTOL STREET 30 Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) HEIGHT CONTEXT 2022 1300 BRISTOL STREET 31 Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) VIEW SIM 2022 1300 BRISTOL STREET 32 Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161) VIEW SIM 2022 1300 BRISTOL STREET 33 Planning Commission - February 17, 2022 Item 4d - Additional Materials Presented at Meeting by Applicant Residences at 1300 Bristol Street (PA2021-161)