HomeMy WebLinkAboutPA2022-0225_20221031_Pre-Application_Submittal Set Preliminary_DL Redlines Community Development Department Planning Permit Application
CITY OF NEWPORT BEACH
100 Civic Center Drive Newport Beach, California 92660 949 644-3200 newportbeachca.gov/communitydevelopment
I:\Users\CDD\Shared\Admin\Planning_Division\Applications\Application_Guidelines\Planning Permit Application_2021.docx Rev: 01/24/17
1. Check Permits Requested:
Approval-in-Concept - AIC # Lot Merger Staff Approval
Coastal Development Permit Limited Term Permit - Tract Map
Waiver for De Minimis Development Seasonal < 90 day >90 days Traffic Study
Coastal Residential Development Modification Permit Use Permit -Minor Conditional
Condominium Conversion Off-Site Parking Agreement Amendment to existing Use Permit
Comprehensive Sign Program Planned Community Development Plan Variance
Development Agreement Planned Development Permit Amendment -Code PC GP LCP
Development Plan Site Development Review - Major Minor Other:
Lot Line Adjustment Parcel Map
2. Project Address(es)/Assessor’s Parcel No(s)
3. Project Description and Justification (Attach additional sheets if necessary):
4. Applicant/Company Name
Mailing Address Suite/Unit
City State Zip
Phone Fax Email
5. Contact/Company Name
Mailing Address Suite/Unit
City State Zip
Phone Fax Email
6. Property Owner Name
Mailing Address Suite/Unit
City State Zip
Phone Fax Email
7. Property Owner’s Affidavit*: (I) (We)
depose and say that (I am) (we are) the owner(s) of the property (ies) involved in this application. (I) (We) further
certify, under penalty of perjury, that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of (my) (our) knowledge and belief.
Signature(s): ________________________________ Title: Date:
MM/DD/YEAR
Signature(s): ________________________________ Title: Date: *May be signed by the lessee or by an authorized agent if written authorization from the owner of record is filed concurrently with the application. Please note, the owner(s)’ signature for Parcel/Tract Map and Lot Line Adjustment Application must be notarized.
1 Gov. Code §§ 65915 et seq.
2 Gov. Code § 65915(d)(2)(C).
3 Gov. Code § 65915(e).
1400 Bristol Street North Project
Information for Preliminary Application
The Picerne Group Inc. (“Applicant”), applicant of the proposed project at 1400 Bristol Street North,
hereby submits the following project information to the City of Newport Beach, Community
Development Department.
Project Description
The 1400 Bristol Street North Project is a proposed 6 story, podium apartment building comprised of 221
residential units (191 market rate units and 30 affordable units), podium level amenity space, a business
center/leasing office, and 423 parking spaces in an on-grade parking garage with two subterranean levels
(the “Project”). The Project will include 5 stories of apartment units with a mix of studios, one-bedroom
units, and two -bedroom units ranging from 515 square feet (“sq. ft”) to 1,410 sq. ft.
The proposed Project is located on 2.38 acre site at the corner of Bristol St N. and Spruce Ave. The
current use is two, 2-story office buildings consisting of 42,697 sq. ft and a surface parking lot.
The property is currently zoned Planned Community ("PC")-11 and identified as Industrial Site 3A, and is
designated General Commercial-Office (“CO-G”) under the City's General Plan. Applicant proposes a PC
Amendment to include the property in the PC-11 Residential Overlay, and a General Plan Amendment to
include the site in the MU-H2 designation for the Airport Sub-Area. The Project's density assumes a base
density of 98 units (41 du/ac), and a 50% density bonus (i.e., 49 units) on top of the base density in
exchange for providing the necessary level of affordable housing. Under the State Density Bonus Law
(“SDBL”)1, the Project will be entitled to a 50% density bonus, three (3) concessions/incentives2, and an
unlimited amount of waivers from development standards that would physically preclude construction of
the Project at its sought density3. Applicant reserves the right to request and apply eligible incentives,
concessions and waivers from development standards should that become necessary at a future date.
The remaining 74 units (of the total 221 unit count) authorized via the requested entitlements will not
constitute a "major amendment" for purposes of Section 423 of the City's Charter. Section 423 defines a
"major amendment" to the General Plan as one that significantly increases the maximum amount of
traffic that allowed uses could generate, or significantly increases residential density (i.e., by more than
100 units). Here, the Project is consistent with the 335 remaining units of the original 2,200 allocated to
the Airport Sub-Area in the City's General Plan and General Plan EIR, and the additional 74 units beyond
base density (and SDBL) fall within the 100-unit threshold for purposes of Charter Section 423.
Supplemental Project Information
In addition to the Property Description above, Applicant is also furnishing the following supplemental
materials.-
-Exhibit A: Property Legal Description
-Exhibit B: Supplemental Project Information in the Form of the Department of Housing and
Community Development’s (“HCD”) Preliminary Application
o Exhibit B-1: Property Owner Affidavit
-Exhibit C: 1400 Bristol Street N Pre-Application Submittal (including Site Plan and
Representative Elevations) dated October 7th, 2022.
EXHIBIT A
LEGAL DESCRIPTION
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF NEWPORT BEACH, IN THE COUNTY OF ORANGE, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:
THAT PORTION OF BLOCK 50 OF IRVINE'S SUBDIVISION, AS SHOWN ON A MAP RECORDED IN BOOK 1, PAGE 88 OF MISCELLANEOUS RECORDS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA, TOGETHER WITH THAT PORTION OF TRACT 706, AS SHOWN ON A MAP RECORDED IN BOOK 21, PAGE 25 OF MISCELLANEOUS MAPS, RECORDS OF SAID ORANGE COUNTY, DESCRIBED AS FOLLOWS:
PARCEL 2 IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS
SHOWN ON A MAP FILED IN BOOK M,_PAGE 11 OF PARCEL MAPS IN THE OFFICE OF THE COUNTY RECORDER OF ORANGE COUNTY, CALIFORNIA.
EXCEPT THE FULL RIGHTS TO ALL MINERALS, PETROLEUM, GAS AND OTHER HYDROCARBON SUBSTANCES EXISTING BELOW FIVE HUNDRED (500) FEET FROM THE SURFACE OF SAID REAL PROPERTY DESCRIBED ABOVE, PROVIDED, HOWEVER, THAT GRANTOR HEREBY EXPRESSLY WAIVES THE RIGHT TO ENTER UPON THE SURFACE OF SAID REAL PROPERTY FOR THE PURPOSE OF EXPLORING FOR, OR PRODUCING THE MINERALS, PETROLEUM, GAS AND OTHER HYDROCARBON SUBSTANCES SO RESERVED IN DEED RECORDED JULY 1, 1977.
APN: 427-332-02
EXHIBIT B
Supplemental Project Information on
HCD’s Preliminary Application Form
Housing Crisis Act of 2019 (SB 330) Preliminary Application Form (Revised April 9, 2020) Page 1 of 8
HOUSING CRISIS ACT of 2019 – SB 330
PRELIMINARY APPLICATION FORM
PURPOSE
This form serves as the preliminary application for housing development projects seeking vesting rights pursuant to SB 330, the Housing Crisis Act of 2019.
GENERAL INFORMATION
An applicant for a housing development project that includes (1) residential units (2) a mix of commercial and residential uses with two-thirds of the project’s square footage used for residential purposes; or (3)
transitional or supportive housing, shall be deemed to
have submitted a preliminary application upon provision of all of the information listed in this Preliminary Application form and payment of the permit processing fee to the agency from which
approval for the project is being sought.
After submitting this Preliminary Application to the local agency, an applicant has 180 days to submit a full application or the Preliminary Application will expire.
Submittal Date Stamp*1,2:
*1Submittal of all the information listed andpayment of the permit processing fee freezesfees and development standards as of this date,
unless exceptions per Government Code §65889.5(o) are triggered.
*2Note: Record keeping pertaining to whichstandards and fees apply at date of submittal isimperative, as penalties may apply forimposing incorrect standards
Notes:
1.California Environmental Quality Act (CEQA) and Coastal Act standards apply.
2.After submittal of all of the information required, if the development proponent revises theproject to change the number of residential units or square footage of construction changes by20 percent or more, excluding any increase resulting from Density Bonus Law, the
development proponent must resubmit the required information so that it reflects the revisions.
Housing Crisis Act of 2019 (SB 330) Preliminary Application Form (Revised April 9, 2020) Page 2 of 8
SITE INFORMATION
1.PROJECT LOCATION - The specific location, including parcel numbers, a legal description,and site address, if applicable.
Street Address ___________________________________Unit/Space Number
Legal Description (Lot, Block, Tract) Attached? YES NO
Assessor Parcel Number(s) _____________________________________________________
2.EXISTING USES - The existing uses on the project site and identification of major physicalalterations to the property on which the project is to be located.
3.SITE PLAN - A site plan showing the building(s) location on the property and approximate
square footage of each building that is to be occupied.
Attached? YES NO
4.ELEVATIONS - Elevations showing design, color, material, and the massing and height ofeach building that is to be occupied.
Attached? YES NO
5.PROPOSED USES - The proposed land uses by number of units and square feet of residentialand nonresidential development using the categories in the applicable zoning ordinance.
Housing Crisis Act of 2019 (SB 330) Preliminary Application Form (Revised April 9, 2020) Page 3 of 8
a.RESIDENTIAL DWELLING UNIT COUNT:
Please indicate the number of dwelling units proposed, including a breakdown of levelsby affordability, set by each income category.
Number of Units Market Rate
Managers Unit(s) – Market Rate
Extremely Low Income Very Low Income
Low Income
Moderate Income
Total No. of Units
Total No. of Affordable Units
Total No. of Density Bonus Units
Other notes on units:
6.FLOOR AREA - Provide the proposed floor area and square footage of residential andnonresidential development, by building (attach relevant information by building and totalshere):
Residential Nonresidential Total
Floor Area (Zoning)
Square Footage of Construction
7.PARKING - The proposed number of parking spaces:
8.AFFORDABLE HOUSING INCENTIVES, WAIVERS, CONCESSIONS and PARKINGREDUCTIONS - Will the project proponent seek Density Bonus incentives, waivers,concessions, or parking reductions pursuant to California Government Code Section 65915?
YES ☐ NO ☐
If “YES,” please describe:
Housing Crisis Act of 2019 (SB 330) Preliminary Application Form (Revised April 9, 2020) Page 4 of 8
9.SUBDIVISION – Will the project proponent seek any approvals under the Subdivision Map Act,including, but not limited to, a parcel map, a vesting or tentative map, or a condominium map?
YES ☐ NO ☐
If “YES,” please describe:
10. POLLUTANTS – Are there any proposed point sources of air or water pollutants?
YES ☐ NO ☐
If “YES,” please describe:
11. EXISTING SITE CONDITIONS – Provide the number of existing residential units on the projectsite that will be demolished and whether each existing unit is occupied or unoccupied. Provideattachment, if needed.
Occupied Residential Units
Unoccupied Residential Units
Total Residential Units Existing
To Be Demolished
12.ADDITIONAL SITE CONDITIONS –
a.Whether a portion of the property is located within any of the following:
i.A very high fire hazard severity zone, as determined by the Department ofForestry and Fire Protection, pursuant to Section 51178?
YES ☐ NO ☐
ii.Wetlands, as defined in the United States Fish and Wildlife Service Manual, Part
660 FW 2 (June 21, 1993)?
YES ☐ NO ☐
iii.A hazardous waste site that is listed pursuant to Section 65962.5, or a hazardous
waste site designated by the Department of Toxic Substances Control pursuantto Section 25356 of the Health and Safety Code?
YES ☐ NO ☐
Housing Crisis Act of 2019 (SB 330) Preliminary Application Form (Revised April 9, 2020) Page 5 of 8
iv.A special flood hazard area subject to inundation by the 1 percent annual chanceflood (100-year flood) as determined by any official maps published by theFederal Emergency Management Agency?
YES ☐ NO ☐
v.A delineated earthquake fault zone as determined by the State Geologist in anyofficial maps published by the State Geologist, unless the development complieswith applicable seismic protection building code standards adopted by the
California Building Standards Commission under the California BuildingStandards Law (Part 2.5 (commencing with Section 18901) of Division 13 of theHealth and Safety Code), and by any local building department under Chapter12.2 (commencing with Section 8875) of Division 1 of Title 2?
YES ☐ NO ☐
vi.A stream or other resource that may be subject to a streambed alterationagreement pursuant to Chapter 6 (commencing with Section 1600) of Division 2of the Fish and Game Code?
YES ☐ NO ☐
If “YES” to any, please describe:
b.Does the project site contain historic and/or cultural resources?
YES ☐ NO ☐
If “YES,” please describe:
c.Does the project site contain any species of special concern?
YES ☐ NO
If “YES,” please describe:
Housing Crisis Act of 2019 (SB 330) Preliminary Application Form (Revised April 9, 2020) Page 6 of 8
d.Does the project site contain any recorded public easement, such as easements forstorm drains, water lines, and other public rights of way?
YES ☐ NO ☐
If “YES,” please describe:
e.Does the project site contain a stream or other resource that may be subject to a
streambed alteration agreement pursuant to Chapter 6 (commencing with Section 1600)
of Division 2 of the Fish and Game Code? Provide an aerial site photograph showingexisting site conditions of environmental site features that would be subject toregulations by a public agency, including creeks and wetlands.
YES ☐ NO ☐
If “YES,” please describe and depict in attached site map:
13. COASTAL ZONE - For housing development projects proposed to be located within the
coastal zone, whether any portion of the property contains any of the following:
a.Wetlands, as defined in subdivision (b) of Section 13577 of Title 14 of the CaliforniaCode of Regulations.
YES ☐ NO ☐
b.Environmentally sensitive habitat areas, as defined in Section 30240 of the PublicResources Code.
YES ☐ NO ☐
c.A tsunami run-up zone.YES ☐ NO ☐
d.Use of the site for public access to or along the coast.YES ☐ NO ☐
14. PROJECT TEAM INFORMATION - The applicant’s contact information and, if the applicant
does not own the property, consent from the property owner to submit the application.
Applicant’s Name
Company/Firm
Address _________________________________________Unit/Space Number
City ___________________________ State _______ Zip Code
Telephone ___________________________ Email
Are you in escrow to purchase the property? YES ☐ NO ☐
Housing Crisis Act of 2019 (SB 330) Preliminary Application Form (Revised April 9, 2020) Page 7 of 8
Property Owner of Record ☐ Same as applicant ☐ Different from applicant
Name (if different from applicant)
Address _________________________________________Unit/Space Number
City ___________________________ State _______ Zip Code
Telephone ___________________________ Email
Optional: Agent/Representative Name
Company/Firm
Address _________________________________________Unit/Space Number
City ___________________________ State _______ Zip Code
Telephone ___________________________ Email
Optional: Other (Specify Architect, Engineer, CEQA Consultant, etc.)
Name
Company/Firm
Address _________________________________________Unit/Space Number
City ___________________________ State _______ Zip Code
Telephone ___________________________ Email
Primary Contact for Project: ☐ Owner ☐ Applicant ☐ Agent/Representative ☐ Other
Housing Crisis Act of 2019 (SB 330) Preliminary Application Form (Revised April 9, 2020) Page 8 of 8
PROPERTY OWNER AFFIDAVIT
Before the application can be accepted, the owner of each property involved must provide a signature to verify the Preliminary Application is being filed with their knowledge. Staff will confirm ownership
based on the records of the City Engineer or County Assessor. In the case of partnerships, corporations, LLCs or trusts, the agent for service of process or an officer of the ownership entity so authorized may sign as stipulated below.
•Ownership Disclosure. If the property is owned by a partnership, corporation, LLC or trust, a
disclosure identifying the agent for service or process or an officer of the ownership entity mustbe submitted. The disclosure must list the names and addresses of the principal owners (25percent interest or greater). The signatory must appear in this list of names. A letter ofauthorization, as described below, may be submitted provided the signatory of the letter isincluded in the Ownership Disclosure. Include a copy of the current partnership agreement,
corporate articles, or trust document as applicable.
•Letter of Authorization (LOA). A LOA from a property owner granting someone else permissionto sign the Preliminary Application form may be provided if the property is owned by apartnership, corporation, LLC or trust, or in rare circumstances when an individual property
owner is unable to sign the Preliminary Application form. To be considered for acceptance, the
LOA must indicate the name of the person being authorized to file, their relationship to the owneror project, the site address, a general description of the type of application being filed and mustalso include the language in items 1-3 below. In the case of partnerships, corporations, LLCsor trusts, the LOA must be signed by the authorized signatory as shown on the Ownership
Disclosure or in the case of private ownership by the property owner. Proof of Ownership for the
signatory of the LOA must be submitted with said letter.
•Grant Deed. Provide Copy of the Grant Deed if the ownership of the property does not matchlocal records. The Deed must correspond exactly with the ownership listed on the application.
•Multiple Owners. If the property is owned by more than one individual (e.g., John and JaneDoe, or Mary Smith and Mark Jones) signatures are required of all owners.
1.I hereby certify that I am the owner of record of the herein previously described property located in_______________________________ which is involved in this Preliminary Application, or have
been empowered to sign as the owner on behalf of a partnership, corporation, LLC, or trust as
evidenced by the documents attached hereto.2.I hereby consent to the filing of this Preliminary Application on my property for processing by theDepartment of ____________________________ for the sole purpose of vesting the proposedhousing project subject to the Planning and Zoning ordinances, policies, and standards adopted
and in effect on the date that this Preliminary Application is deemed complete.
3.Further, I understand that this Preliminary Application will be terminated and vesting will be forfeitedif the housing development project is revised such that the number of residential units or squarefootage of construction increases or decreases by 20 percent or more, exclusive of any increaseresulting from the receipt of a density bonus, incentive, concession, waiver, or similar provision,
and/or an application requesting approval of an entitlement is not filed with ____________________
within 180 days of the date that the Preliminary Application is deemed complete.4.By my signature below, I certify that the foregoing statements are true and correct.
Signature Signature
Printed Name Printed Name
Date Date
EXHIBIT B-1
Property Owner Affidavit
EXHIBIT C
1400 Bristol Street N Pre-Application Submittal
(including Site Plan and Elevations)
1400 BRISTOL STREET N
PRE-APPLICATION SUBMITTAL
OCTOBER 7, 2022
SITE
B
R
I
S
T
O
L
S
T
.SPRUCE AVE
1400 BRISTOL ST. N
Newport Beach, CA
TCA # 2022-144
PRE-APPLICATION SUBMITTAL
OCTOBER 7, 2022
G-0.1PROJECT INDEX & SUMMARIES
PROJECT TEAM
DEVELOPER:
ARCHITECT:
PROJECT DESCRIPTION
The proposed project site is located on a 2.38 acre site at the corner of
Bristol Street N and Spruce Avenue. The current land use is (two) 2 story
office buildings.
The propsed project is a 6 story 221 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
1,413 s.f.
A business center amenity and mail room will be on the ground level at the
southeast corner of the site. Vehicular access to the building will be from
a driveway on Bristol Street N and a second driveway on Spruce Avenue.
Residents and guests have access to a pool courtyard and various amenities
at the podium level. In addition to the podium courtyard, the project provides
additional common space at a roof-top deck at the 6th level facing the corner
of Bristol Street N and Spruce Avenue.
PROJECT DATA
UNIT SUMMARY
VICINITY MAP
INDEX
COVER SHEET
GENERAL:
ARCHITECTURE:
PARKING SUMMARY
PROJECT ADDRESS:
1400 & 1420 BRISTOL STREET N
PARCEL NUMBER:
427-332-02 (Master Parcel No.: 427-151-01)
ZONING:
PC-11
EXISTING LAND USE:
Office, surface parking
PROPOSED LAND USE:
Multi-story Residential
TYPES OF CONSTRUCTION:
Type III-A Residential, Residential Amenities
Type I-B Parking Garage
NFPA-13 fire sprinkler system throughout.
OCCUPANCY CLASSIFICATION:
R-2 Residential Units
B Leasing
A-3 Residential Amenities
S-2 Garage (Mechanically Ventilated), Storage
SITE AREA: 103,500 SF
2.38 ac
BUILDING AREAS:
Floor Area (per NB zoning code)* 248,936 SF
Garage Area 209,653 SF
Net rentable 202,091 SF
*FLOOR AREA INCLUDES THE AREA WITHIN EXTERIOR WALLLS. EXCLUDES STAIRWELLS
AND ELEVATOR SHAFTS ABOVE THE FIRST LEVEL, PARKING AREAS AND EXTERIOR
BALCONIES.
PROPOSED DENSITY:
Proposed Density 92.86 du/ac
221 units
PROPOSED BUILDING HEIGHT
PROPOSED: 85’-0”
6-STORIES
PROPOSED SETBACKS:
Bristol Street: 18’-0” to bldg / 17’-0” to balcony
Spruce Avenue: 8’-0”
Side yard: 10’-0”
Rear yard: 10’-0”
UNIT SUMMARY - TYPE-III PODIUM
Total #% of NET Total Net
UNIT TYPE Units Unit Mix S.F.* Rent.
LVL 02 LVL 03 LVL 04 LVL 05 LVL 06
STUDIO:
S101 55555 25 515 12,875
SUBTOTAL 55555 2511.3%12,875 515
1 BR:
A110 55555 25 655 16,375
A406 66666 30 818 24,540
A505 44444 20 715 14,300
A600 33333 15 818 12,270
A710 24444 18 848 15,264
A720 00111 3 907 2,721
AB424 10000 1 680 680
AB709 10000 1 870 870
SUBTOTAL 22 22 23 23 23 113 51.1%87,020 770
2 BR:
B101 33333 15 1,000 15,000
B402 44444 20 1,194 23,880
B424 01111 4 944 3,776
B709 23555 20 1,345 26,900
B922 33333 15 1,330 19,950
B935 22221 9 1,410 12,690
SUBTOTAL 14 16 18 18 17 83 37.6%102,196 1,231
PROJECT TOTAL 41 43 46 46 45 221 100.0%202,091 914
AVG.
S.F.
UNIT SUMMARY - TYPE-III PODIUM
Total #% of NET Total Net
UNIT TYPE Units Unit Mix S.F.* Rent.
LVL 02 LVL 03 LVL 04 LVL 05 LVL 06
STUDIO:
S101 55555 25 515 12,875
SUBTOTAL 55555 2511.3%12,875 515
1 BR:
A110 55555 25 655 16,375
A406 66666 30 818 24,540
A505 44444 20 715 14,300
A600 33333 15 818 12,270
A710 24444 18 848 15,264
A720 00111 3 907 2,721
AB424 10000 1 680 680
AB709 10000 1 870 870
SUBTOTAL 22 22 23 23 23 113 51.1%87,020 770
2 BR:
B101 33333 15 1,000 15,000
B402 44444 20 1,194 23,880
B424 01111 4 944 3,776
B709 23555 20 1,345 26,900
B922 33333 15 1,330 19,950
B935 22221 9 1,410 12,690
SUBTOTAL 14 16 18 18 17 83 37.6%102,196 1,231
PROJECT TOTAL 41 43 46 46 45 221 100.0%202,091 914
AVG.
S.F.
The Picerne Group
5000 Birch St. East Tower, Suite 600
Newport Beach, CA 92660
Contact: Satish Lion
P: 949.267.1573
P: 949.910.3428
www.thepicernegroup.com
slion@picernegroup.com
TCA Architects
19782 MacArthur Blvd., Suite 300
Irvine, CA 92612
Contact: Irwin Yau
P: 949.862.0270
P: 949.862.0289
www.tca-arch.com
iyau@tca-arch.com
A-1.1
A-1.2
A-1.3
A-1.4
G-0.1
LEVEL 1 (GROUND) BUILDING PLAN
LEVEL 2 (PODIUM) BUILDING PLAN
LEVEL 4,5 & 6 BUILDING PLANS
REPRESENTATIVE ELEVATIONS
PROJECT INDEX & PROJECT SUMMARIES
SITESITE
BR
I
S
T
O
L
S
T
.
N
BR
I
S
T
O
L
S
T
.
N
QU
A
I
L
S
T
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QU
A
I
L
S
T
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73
F
W
Y
73
F
W
YBIRCH ST.BIRCH ST.DOVE ST.DOVE ST.SPRUCE AVE.SPRUCE AVE.CAMPUS DR.CAMPUS DR.GARAGE: 3-LEVEL TYPE-I A
LEVEL 1 (GROUND) 128 STALLS
BASEMENT LEVEL 1 148 STALLS
BASEMENT LEVEL 2 147 STALLS
TOTAL 423 STALLS
PARKING RATIO 1.9
1400 BRISTOL ST. N
Newport Beach, CA
TCA # 2022-144
PRE-APPLICATION SUBMITTAL
OCTOBER 7, 2022
A-1.120’0’40’80’LEVEL 1 (GROUND)
BRISTOL STREET N
SPEED RAMP DN TO B1
POOL ABOVE
RESIDENT PARKING
GUEST PARKING
RESIDENT
GARAGE
ENTRY
RESIDENT & GUEST
GARAGE ENTRY
SPRUCE AVENUEBUSINESS
CENTER
1,791 SFGATETRASH
LOBBY
LOBBY
LOBBY
MECHANICAL
HOSE PULL DISTANCE
150'-0"
44'-1"
52'-3"24'-9"25'-7"
26'-0"26'-0"26'-0"59'-4"
TRASH
EVA
HAMMERHEAD
HOSE PULL DISTANCE
150'-0"GATE27'-0"LOADINGUTILITY19'-0"17'-2"32'-7"47'-0"MAIL
750 SF
B.O.H.
ELEC.22'-0"11'-0"T
T 30'-4"SETBACK10'-0"SETBACK10'-0"SETBACK18'-0"SETBACK8'-0"
10'-0"EVA LANE15'-0"LOBBY / LEASING / AMENITY
RESIDENTIAL VERT. CIRC.
KEY
PARKING
BOH
A R C H I T E C T S
N0'20'10' 40'YIELD STUDY1400 BRISTOL N
NEWPORT BEACH, CA OCTOBER 6, 2022
A-1.1LEVEL 1 - FLOOR PLANTPG
TCA# 2022-144
1400 BRISTOL ST. N
Newport Beach, CA
TCA # 2022-144
PRE-APPLICATION SUBMITTAL
OCTOBER 7, 2022
A-1.220’0’40’80’LEVEL 2 (PODIUM)
A406
B101
(2-STORY)
A110
A505
A406
A406
A406
A110B101
S101A406A406B922
S101
S101
A110
A110
B402 B402 B402 B402
B709
A505
A505 A600 A600 A600
73'-10"FITNESS
2,707 SF
CLUBROOM
1,911 SF
S101
B101
POOL
BRISTOL STREET N SPRUCE AVENUEPASSAGE53'-3"45'-0"OPEN TO
BELOW
S101
42'-1"
A710
A710
(1-STORY)
POOL R.R.PASSAGE B935
AB709
B935
B709
A110
(1-STORY)
(2-STORY)PASSAGEB922
AB424
A505
B922
COURTYARD
13,093 SF
184'-10 1/2"
59'-4"
SETBACK10'-0"SETBACK10'-0"SETBACK18'-0"SETBACK8'-0"30'-4"19'-0"15'-0"17'-2"25'-7"
10'-0"
52'-3"24'-9"26'-4"31'-9"24'-9"ENTRY UNITS
LOBBY / LEASING / AMENITY
CORRIDOR
RESIDENTIAL VERT. CIRC.
KEY
PARKING
BOH
CORE UNITS
LUXURY UNITS
UNITS
LOBBY / LEASING / AMENITY
CORRIDOR
RETAIL
COMMERCIAL VERT. CIRC.
RESIDENTIAL VERT. CIRC.
KEY
PARKING
BOH
A R C H I T E C T S
N0'20'10' 40'YIELD STUDY1400 BRISTOL N
NEWPORT BEACH, CA OCTOBER 6, 2022
A-1.2LEVEL 2 (PODIUM) - FLOOR PLANTPG
TCA# 2022-144
A406
B101
(2-STORY)
A110
A505
A406
A406
A406
A110B101
S101A406A406B922
S101
S101
A110
A110
B402 B402 B402 B402
B709
A505
A505 A600 A600 A600
73'-10"FITNESS
2,707 SF
CLUBROOM
1,911 SF
S101
B101
POOL
BRISTOL STREET N SPRUCE AVENUEPASSAGE53'-3"45'-0"OPEN TO
BELOW
S101
42'-1"
A710
A710
(1-STORY)
POOL R.R.PASSAGE B935
AB709
B935
B709
A110
(1-STORY)
(2-STORY)PASSAGEB922
AB424
A505
B922
COURTYARD
13,093 SF
184'-10 1/2"
59'-4"
SETBACK10'-0"SETBACK10'-0"SETBACK18'-0"SETBACK8'-0"30'-4"19'-0"15'-0"17'-2"25'-7"
10'-0"
52'-3"24'-9"26'-4"31'-9"24'-9"ENTRY UNITS
LOBBY / LEASING / AMENITY
CORRIDOR
RESIDENTIAL VERT. CIRC.
KEY
PARKING
BOH
CORE UNITS
LUXURY UNITS
UNITS
LOBBY / LEASING / AMENITY
CORRIDOR
RETAIL
COMMERCIAL VERT. CIRC.
RESIDENTIAL VERT. CIRC.
KEY
PARKING
BOH
A R C H I T E C T S
N0'20'10' 40'YIELD STUDY1400 BRISTOL N
NEWPORT BEACH, CA OCTOBER 6, 2022
A-1.2LEVEL 2 (PODIUM) - FLOOR PLANTPG
TCA# 2022-144
1400 BRISTOL ST. N
Newport Beach, CA
TCA # 2022-144
PRE-APPLICATION SUBMITTAL
OCTOBER 7, 2022
A-1.320’0’40’80’LEVELS 4, 5 & 6
A406
B101
(2-STORY)
A110
A505
A406
A406
A406
A110B101
S101A406A406B922
S101
S101
A110
A110
B402 B402 B402 B402
B709
A505
A505 A600 A600 A600
73'-10"FITNESS
2,707 SF
CLUBROOM
1,911 SF
S101
B101
POOL
BRISTOL STREET N SPRUCE AVENUEPASSAGE53'-3"45'-0"OPEN TO
BELOW
S101
42'-1"
A710
A710
(1-STORY)
POOL R.R.PASSAGE B935
AB709
B935
B709
A110
(1-STORY)
(2-STORY)PASSAGEB922
AB424
A505
B922
COURTYARD
13,093 SF
184'-10 1/2"
59'-4"
SETBACK10'-0"SETBACK10'-0"SETBACK18'-0"SETBACK8'-0"30'-4"19'-0"15'-0"17'-2"25'-7"
10'-0"
52'-3"24'-9"26'-4"31'-9"24'-9"ENTRY UNITS
LOBBY / LEASING / AMENITY
CORRIDOR
RESIDENTIAL VERT. CIRC.
KEY
PARKING
BOH
CORE UNITS
LUXURY UNITS
UNITS
LOBBY / LEASING / AMENITY
CORRIDOR
RETAIL
COMMERCIAL VERT. CIRC.
RESIDENTIAL VERT. CIRC.
KEY
PARKING
BOH
A R C H I T E C T S
N0'20'10' 40'YIELD STUDY1400 BRISTOL N
NEWPORT BEACH, CA OCTOBER 6, 2022
A-1.2LEVEL 2 (PODIUM) - FLOOR PLANTPG
TCA# 2022-144
A406
A710
B101
B709
A110
A406
A406
A406
A110B101
S101A406A406B922
S101
S101
B709B709
A505
A110
A110
B402 B402 B402 B402
A720
B709
A505
A505 A600 A600 A600
S101
B101
OPEN TO
BELOW
A710
A710
S101
B935
B709
B935
A110
OPEN TO
BELOW
B922
B424
B922
A710
POOL COURTYARD BELOW
A505
ROOF DECK
AT LEVEL 6
(1,383 SF)
ENTRY UNITS
LOBBY / LEASING / AMENITY
CORRIDOR
RESIDENTIAL VERT. CIRC.
KEY
PARKING
BOH
CORE UNITS
LUXURY UNITS
A R C H I T E C T S
N0'20'10' 40'YIELD STUDY1400 BRISTOL N
NEWPORT BEACH, CA OCTOBER 6, 2022
A-1.3TYP. LEVEL - FLOOR PLANTPG
TCA# 2022-144
1400 BRISTOL ST. N
Newport Beach, CA
TCA # 2022-144
PRE-APPLICATION SUBMITTAL
OCTOBER 7, 2022
A-1.4REPRESENTATIVE ELEVATIONS