HomeMy WebLinkAbout2.0_The Residences at Airport Village_PA2023-0223CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
April 18, 2024
Agenda Item No. 2
SUBJECT: The Residences at Airport Village (PA2023-0223)
▪Major Site Development Review
▪Affordable Housing Implementation Plan
▪Tentative Parcel Map
SITE LOCATION: 4540, 4570, 4600, and 4630 Campus Drive and 4525, 4533, and 4647
MacArthur Boulevard
APPLICANT: The Picerne Group
OWNER: TPG JS (MacArthur-Campus) Owner, LLC
PLANNER: Jenny Tran, Assistant Planner
949-644-3212 or jtran@newportbeachca.gov
PROJECT SUMMARY
The Residences at Airport Village project includes the demolition of seven commercial
buildings and surface parking and the construction of 444 residential rental units atop an
806-space parking structure (Project). The Project is located in Planning Area 1 of the
Newport Airport Village Planned Community (PC-60), at the northeast corner of Campus
Drive, MacArthur Boulevard, and Birch Street in the Airport Area.
RECOMMENDATION
1)Conduct a public hearing;
2)Find that all potential environmental effects for the Project have been adequately
addressed in the previously adopted Newport Airport Village Environmental Impact
Report Addendum No. 3, and the City of Newport Beach intends to use said
document for the approval of the Project; and
3)Adopt Resolution No. PC2024-005 (Attachment No. PC 1) approving Major Site
Development Review, Affordable Housing Implementation Plan, and Tentative Parcel
Map for the Residences at Airport Village Project located at 4540, 4570, 4600, and
4630 Campus Drive and 4525, 4533, and 4647 MacArthur Boulevard (PA2023-0223).
1
INTENTIONALLY BLANK
P
A
G
E
2
The Residences at Airport Village (PA2023-0223)
Planning Commission, April 18, 2024
Page 2
VICINITY MAP
GENERAL PLAN ZONING
LOCATION GENERAL PLAN ZONING CURRENT USE
ON-SITE Mixed-Use Horizontal
(MU-H2)
Planning Area1 of
Newport Airport Village
Planned Community
(PC-60)
Various commercial office, retail,
and services uses
NORTH John Wayne Airport John Wayne Airport John Wayne Airport
SOUTH MU-H2 Newport Place Planned
Community (PC-11) Hyatt Regency Hotel
EAST General Commercial
Office (CO-G)
Koll Center Planning
Community (PC-15) Offices
WEST MU-H2 PC-60 Medical office and vehicle rental
service
Project Site
3
INTENTIONALLY BLANK
P
A
G
E
4
The Residences at Airport Village (PA2023-0223)
Planning Commission, April 18, 2024
Page 3
INTRODUCTION
Project Setting
The subject property consists of five separate parcels located in Planning Area 1 of the
Newport Airport Village Planned Community (PC-60), totaling 6.44 gross acres (6.16 net
acres) in size. The Project site is located on the northeast corner of Campus Drive,
MacArthur Boulevard, and Birch Street, and adjacent to John Wayne Airport to the north
and commercial office, retail, and service uses to the south, east and west. The site is
currently developed with seven one- and two-story commercial buildings totaling
approximately 101,542 square-feet with commercial retail, office, and service uses with
surface parking.
Background
On September 22, 2020, the City Council approved a General Plan Amendment, Zoning
Code Amendment, Planned Community Development Plan (Legislative Approvals), a
development agreement, and environmental review for the creation of the Newport Airport
Village Planned Community (PC-60). PC-60 provides criteria for land uses, development
standards, and design guidelines for the future development of a mixed-use planned
community of up to 329 residential units, exclusive of density bonus units, and up to
297,572 square feet of commercial use within two planning areas (Planning Areas 1 and
2). PC-60 also sets forth the process for implementation, that includes the requirement of
site development review for construction of any new structure prior to the issuance of a
grading or building permit within both planning areas.
The development agreement (Development Agreement No. DA2014-003) provides
vested rights to develop the planned community with a 15-year term for the residential
portion and a 20-year term for the nonresidential portion and includes negotiated public
benefit fees, in-lieu of park dedication fees, and public safety fee.
Project Description
The applicant, The Picerne Group, is proposing to demolish the existing commercial
buildings with surface parking, and construct a six-story, 444-unit residential rental
development atop an 806-space parking structure. The Project’s base density consists of
329 units, as approved under PC-60. The applicant also proposes a 35% density bonus
increase (115 units above the base density), in exchange for providing the necessary
level of affordable housing pursuant to Government Code Section 65915 (Density Bonus
Law) and Newport Beach Municipal Code (NBMC) Section 20.32 (Density Bonus). Of the
444 total units, 407 units will be rented at market rate and 37 units will be set aside for
very low-income households. Residential units within the project will include a mix of
5
The Residences at Airport Village (PA2023-0223)
Planning Commission, April 18, 2024
Page 4
studios, one-bedroom units, two-bedroom and three-bedroom units ranging from 515 sq.
ft. to 1,477 sq. ft. The dwelling unit calculations are summarized below in Table 1.
Table 1: Dwelling Unit Summary
Unit Type Number of
Units
Base Units Per Planned
Community Development Plan 329
Density Bonus (35%) 115
Total Units Per Development Plan 444
Total Units Provided 444
The applicant’s full project description is provided as Attachment No. PC 2.
The following approvals are requested to implement the proposed Project.
• Major Site Development Review (SDR): An SDR in accordance with the PC-60
and Section 20.52.80 (Site Development Reviews) of the NBMC, for the construction
of the Project;
• Affordable Housing Implementation Plan (AHIP): A plan specifying how the
Project would meet the City’s affordable housing requirements, in exchange for a
request of 35% increase in density including a request for two development standard
waivers related to the overall residential project density range and private open space
for each residential unit, and a development concession related to the mix of
affordable units pursuant to Chapter 20.32 (Density Bonus) of the NBMC and
Government Code Section 65915 (Density Bonus Law); and
• Tentative Parcel Map: A tentative parcel map to consolidate five lots into one 6.44-
gross acre (6.16-net acre) parcel, pursuant to Chapter 19.12 (Tentative Map Review)
of the NBMC.
Project Components
Residential Development
The proposed multi-unit residential building is designed as a “podium style” structure that
consists of two levels of parking, one at basement level and one at ground level, and five
levels of residential units. The building height would be approximately 85 feet, including
architectural elements, parapet, rooftop mechanical equipment, and roof access.
6
The Residences at Airport Village (PA2023-0223)
Planning Commission, April 18, 2024
Page 5
The 444 rental units include 65 studio units, 235 one-bedroom units, 124 two-bedroom
units, and 20 three-bedroom units. The size of the units will range between 515 square-
feet to 1,477 square feet.
Of the 444 rental units, 37 units would be affordable and restricted to very low-income
households. The remaining 407 units would be market-rate rental units. The proposed
unit mix for the affordable units is 22 studio units, 13 one-bedroom units, and 2 two-
bedroom (refer to Table 2 below). The affordable units would consist of the same size
and amenities as the market-rate units and would be distributed throughout the Project.
Table 2: Unit Mix
The Project architecture incorporates a modern contemporary style with articulated
façade composed of a mix of stucco, fiber cement board siding, and tile veneer façade
accents with a variety of neutral colors. The contemporary design complements the
surrounding office areas that respects the current condition. The Project design includes
underground assigned parking for residents, guests, and prospective renters. It also
includes a large open courtyard in the center of the apartment complex with two pools
and an approximately 2,400-square-foot covered courtyard patio to accommodate
amenities for the residents.
Unit Type Total Units Very-Low-Income Units
Studio 65 22
1 Bedroom 235 13
2 Bedroom 124 2
3 Bedroom 20 0
Total 444 37
7
The Residences at Airport Village (PA2023-0223)
Planning Commission, April 18, 2024
Page 6
Figure 1: Rendering from MacArthur Boulevard
Vehicular Access and Parking
The Project is designed with five vehicular access points (labeled as Nos. 1 through 5):
two access points are provided via a shared drive between Campus Drive and Birch
Street; two access points are provided via a shared drive between Campus Drive and
MacArthur Boulevard; and one direct access point from Campus Drive (see Figure 2
below).
Access Point No. 1 and No. 2 along the shared driveway between Campus Drive and
Birch Street have ramps down for residents to access the underground parking. Access
Point No. 1 is also used to access the ground level parking spaces for residents with a
high-speed roll-up gate with controlled access. Trash pick-up will also be staged along
this driveway.
Access point No. 3 has a high-speed roll-up gate entrance from Campus Drive and is
available for guest and resident parking to be remain open from 8:00 a.m. to 8:00 p.m.,
daily. This entrance is designed to accommodate a private easement from the adjacent
property to the east and through the subject property onto Campus Drive. This driveway
will be closed in the event that the private easement is removed or quitclaimed prior to
issuance of a grading permit.
8
The Residences at Airport Village (PA2023-0223)
Planning Commission, April 18, 2024
Page 7
Access Points No. 4 and No. 5 are along the shared driveway between Campus Drive
and MacArthur Boulevard and provide access to both guests and residents on the ground
floor. Access Point No. 4 has a high-speed roll-up gate with controlled access for resident
access as well as a callbox for guests to use to gain entry onto the ground floor. Access
Point No. 5 is the main entry plaza closest to MacArthur Boulevard and has a high-speed
roll-up gate that will be open during business hours to accommodate deliveries, ride-share
drop offs, guests, and future tenants. Assigned resident parking spaces on the ground
floor will be separated from guest access by gates.
Figure 2: Vehicular Access
The Project provides a total of 806 parking spaces within the two-level parking structure.
The basement level parking is reserved for assigned resident parking that is accessed by
two ramps from an internal shared driveway between Campus Drive and Birch Street.
The ground level parking is reserved for both resident parking as well as guest and future
No. 1 -
Resident
Access
No. 2 -
Resident
Access
No. 3 - Resident
and Guest Access
No. 4 - Resident
and Guest
Access with
callbox
No. 5 - Main
Entry
9
The Residences at Airport Village (PA2023-0223)
Planning Commission, April 18, 2024
Page 8
tenant parking. Guest parking and resident parking on the ground floor are separated by
gates with resident access only.
Project Amenities
The proposed Project includes a variety of private on-site recreational amenities for
residents and guests including:
• A dog park on Level 1;
• A courtyard with a pool and spa, clubroom, fitness room and business center on
Level 2 – Podium Level;
• A clubroom and roof decks with seating area on Levels 4 and 5; and
• Private balconies for some studio and all one-, two- and three-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 36-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 and parking structure construction. The applicant has submitted a draft
construction management plan (Attachment No. PC 2), which if the project is approved,
is subject to review and approval by various City departments prior to the issuance of a
building permit.
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, multi-family residential,
vertical mixed-use buildings, industrial, hotel room, and ancillary neighborhood
commercial uses.
The MU-H2 designation applies to a majority of properties in the Airport Area and allows
a maximum of 2,200 residential units 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. Of 2,200 residential
units, and pursuant to General Land Use Policy 6.15.5 (Residential and Supporting Uses),
550 units are additive units and have already been allocated to the Uptown Newport and
Residences at 4400 Von Karman developments. The remaining 1,650 units are allocated
as replacement units for the Airport Area, meaning the peak hour trips generated by the
10
The Residences at Airport Village (PA2023-0223)
Planning Commission, April 18, 2024
Page 9
residential development do not exceed the number of trips generated by the underlying
permitted nonresidential development.
Residential units approved, proposed, and remaining within the MU-H2 designation of the
Airport Area are listed in the Table 3 below.
The Land Use Element of the General Plan identifies the boundaries of PC-60, including
Planning Areas 1 and 2, as Anomaly No. 86 and establishes a maximum development of
329 residential units and 297,572 square feet of nonresidential floor area. The Project is
proposed to develop the maximum base units of 329 dwelling units within Planning Area
1, and consistent with Anomaly No. 86.
The General Plan provides for the development of office, industrial, retail, and airport-
related businesses in the Airport Area, as well as the opportunity for housing and
supporting services. The latter would 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
Table 3 - 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
Residences at 4400 Von Karman 0 260 0 260 52 312
Residences at 1300 Bristol 77 0 +77 154 39 193
Residences at 1400 Bristol 89 0 0 89 229*
Residences at 1401 Quail Street 52 0 0 52 15 67
Project Under Review
**Residences at Airport Village 329 0 0 329 115 444
Remaining Development Allocation 212 0 0 212
*Project total reflects base, density bonus and GPA units. However, the density bonus units and GPA units are not
restricted by the 2,200 residential unit limit identified in the 2006 General Plan.
**The maximum development allocation of 329 residential units for Planning Area 1, in which the Project is located, has
been approved as a part of PC-60 adoption and allocated to the project site in the Land Use Element of the General
Plan as Anomaly No. 86.
11
The Residences at Airport Village (PA2023-0223)
Planning Commission, April 18, 2024
Page 10
1) includes facts in support of a finding of consistency of relevant Airport Area policies.
The Project as designed complies with the relevant goals and policies established in the
General Plan for the Airport Area.
Newport Airport Village Planned Community (Zoning Code) Consistency
PC-60 consists of two planning areas. Planning Area 1 allows the development of up to 329
residential units and 94,583 square feet of nonresidential floor area. Planning Area 2 allows
the development of up to 202,989 square feet of nonresidential floor area. PC-60 also
contains development standards for residential development, including density, height,
setbacks, common open space, private open space, affordability requirement, design
guidelines and sound mitigation.
Although the Project includes waivers or reductions of two development standards
pertaining to residential density range and private open space requirements, the overall
intent of providing residential opportunities in PC-60, consistent with the MU-H2 land
designation has been met.
PC-60 requires common open space in the amount of 75 square feet per unit with a
minimum dimension of 15 feet in any direction. The minimum square footage of common
open space for 444 units is 33,300 square feet. The Project incorporates a large open
common space area in the center of the development measuring over 65,000 square feet
in area.
The Project as designed, is consistent with the residential design guidelines by ensuring
the buildings use more than one color and finished material on all façades and will not
incorporate blank façades (without windows or balconies). Additionally, appropriate
massing and articulation is provided by incorporating variation with levels of balconies
offset by flat wall sections with windows on street-facing façades. Varying heights are
incorporated along the façade and the architecture is consistent with the design
guidelines to provide an aesthetically pleasing and modern contemporary style. See
Figure 3 below.
Figure 3: Street view from MacArthur Boulevard
12
The Residences at Airport Village (PA2023-0223)
Planning Commission, April 18, 2024
Page 11
The property is located in Planning Area 1, which is predominately located within the
updated 60 dBA CNEL noise contours for John Wayne Airport and Safety Zone 6 (Traffic
Pattern Zone). However, a small portion of the building located at upper northwestern
corner of the Project is within the updated 65 dBA CNEL noise contour for John Wayne
Airport and Safety Zone 3 (Inner Turning Zone), as shown in Figure 4 below, where
residential units would not be allowed. As designed, this small portion of the building
would be limited to residential ancillary uses, i.e. building support facilities (back of house)
and residential amenities (clubroom, fitness center, yoga), consistent with allowance of
PC-60. Furthermore, the Project has been conditioned to provide a noise study ensuring
compliance with an interior noise level of 45 dBA CNEL or less for all residential units and
notice to all future residents of potential annoyances or inconveniences associated with
residing in proximity to airport operations, consistent with sound mitigation requirements
of PC-60 and Section 20.30.080.F (Residential Use Proximate to John Wayne Airport) of
the NBMC.
Figure 4: Airport Noise Contour and Safety Zone Exhibit
13
The Residences at Airport Village (PA2023-0223)
Planning Commission, April 18, 2024
Page 12
Site Development Review
Approval of the Site Development Review application consistent with NBMC Section
20.52.080 (Site Development Review) shall be required prior to the issuance of a grading
or building permit for the construction of any new structure within the PC-60 Zoning
District. 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;
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 seeks to implement the residential development that was entitled for Planning
Area 1 of PC-60, by providing 444 new residential units, including setting aside 37
residential units for very low-income households.
The project plans (Attachment No. PC 5) show the configuration of the proposed
apartment development, including driveways, location of open spaces, landscaping, and
private amenities. The building is proposed to be six stories tall and 85 feet in height,
including all architectural elements and rooftop mechanical equipment. The architecture
incorporates a modern contemporary style with articulated façade composed of a mix of
stucco, fiber cement board siding, and tile veneer façade accents with a variety of neutral
14
The Residences at Airport Village (PA2023-0223)
Planning Commission, April 18, 2024
Page 13
colors. The contemporary design complements the surround office areas that respects
the current condition.
The project includes 806 on-site parking spaces for residents and guests located below
grade and on the ground floor. The parking garage is largely screened from public view
with the first level entirely below grade. The project includes landscaping along Campus
Drive, MacArthur Boulevard, and Birch Street and pedestrian access around the property.
NBMC Section 20.40.040, Off-Street Parking Requirements, identifies that multi-unit
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 would be required to provide 888 resident parking spaces and 222
guest parking spaces for a total of 1,110 parking spaces. However, as provided for in
Government Code Section 65915 Density Bonus Law and NBMC Section 20.32.060
(Parking Requirements in Density Bonus Projects), the applicant is requesting a reduction
in the number of required parking spaces for the project. Density Bonus Law limits the
City from requiring more than 1.0 parking spaces for studio and one-bedroom units and
1.5 parking spaces for units with two- and three-bedrooms, or a total of 519 parking
spaces for the proposed project. The project as presently designed includes 806 parking
spaces as summarized in Table 3 below and represents a parking ratio of 1.81 parking
spaces per dwelling unit inclusive of guest parking. The parking in excess of Density
Bonus parking requirements is necessary in recognition that mass transit in the area is
not as robust, and residents will rely on the automobile. As the area transitions, transit
and walkability will improve as new uses are developed to provide services and goods for
future residents in the surrounding properties.
Table 3: Parking Summary
Unit Type Number of
Units
Stalls/Unit Per Gov.
Code 65915
Total Stalls Per
Gov. Code 65915
Studio 65 1.0 65
1 Bedroom 235 1.0 235
2 Bedroom 124 1.5 186
3 Bedroom 20 1.5 30
Total Parking Stalls Required 516
Total Parking Stalls Provided 806
Parking Stalls Provided in Excess of Minimum Requirement 290
15
The Residences at Airport Village (PA2023-0223)
Planning Commission, April 18, 2024
Page 14
The City’s General Plan does not identify any scenic vistas or viewpoints on or in proximity
to the project site. The closest designated coastal view road is Jamboree Road south of
the SR-73, over 5,000 feet away from the project site. The nearest public viewpoint to the
Project site identified in the City’s General Plan is over a mile, south at Bayview Park.
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.
The applicant has requested one concession or incentive related to the mix of affordable
unit types, and two 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 incentive is necessary to make the project financially feasible
and that the waivers are necessary to physically accommodate the proposed project. The
City must approve the requested incentive and waivers of development standards
pursuant to State Bonus Density law and the Zoning Code, unless they would result in a
specific adverse impact upon public health or safety, and for which there is no feasible
method to satisfactorily mitigate or avoid the specific adverse impact, would result in an
adverse impact to a historic resource, or would be contrary to State or Federal law.
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).
Affordable Housing Implementation Plan
The applicant has prepared a draft Affordable Housing Implementation Plan (AHIP),
dated March 5, 2024 (Attachment No. PC 4) to illustrate compliance with the affordable
housing requirements of PC-60 and density bonus allowances pursuant to Government
Code Section 65915-65918 (Density Bonus Law) and NBMC Chapter 20.32 (Density
Bonus Code).
Consistent with the affordable housing requirements of PC-60, 11% or 37 units of the
project’s 329 base units would be set aside as affordable units to very-low-income
households for 55 years.
As encouraged by PC-60, and as authorized pursuant to Government Code Section
65915-65918 (Density Bonus Law) and NBMC Chapter 20.32 (Density Bonus Code), with
the 11% allocation for very-low-income households, the project is entitled to a maximum
16
The Residences at Airport Village (PA2023-0223)
Planning Commission, April 18, 2024
Page 15
density bonus of 35% (37 units) above the maximum number of units allowed by the
General Plan.
In addition to the 37 density bonus units, pursuant to Government Code Section
65915(d)(1), the Project is eligible to receive up to two 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 one
development incentive and a waiver of two development standards as follows:
Incentive/Concession Request: The applicant requests the following incentive:
a. Affordable unit mix that does not meet NBMC Section 20.32.110 (Design
and Distribution of Affordable Units). This section 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 and one-bedroom units, very few
two-bedroom units, and no three-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- and three- bedroom units and affording
additional rental income for the project to ensure financial feasibility.
Development Standard Waivers: In addition to the density bonus units, parking
reductions, and a financial concession, the project is entitled to receive unlimited
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 Applicant requests waivers of the following development standards:
a. Residential density range. General Plan Land Use Policy LU 6.15.7 (Overall
Density and Housing Types) and Section II.E.4 of PC-60 limits residential
density range of 30-50 dwelling units per acre. The project proposes 329
base units on a 6.16-acre parcel (net area), which equates to a base density
of 53 dwelling units per acre. The 329 base units complies with the
maximum base units allowed in Section II.E.4 of the PC-60, exclusive of
any density bonus. Altogether, the project has an overall density of 72
dwelling units per acre inclusive of 115 density bonus units.
b. Private Open Space. Table 2-3 of Section 20.18.030 (Residential Zoning
Districts General Development Standards) of the NBMC requires a
minimum of 5% of the gross floor area of each unit to be designated as
private open space with a minimum dimension of 6 feet. Of the project’s 444
residential units, 70 units are unable to achieve the minimum private open
17
The Residences at Airport Village (PA2023-0223)
Planning Commission, April 18, 2024
Page 16
space standards given their size and location within the project. Most of the
studio units that do not provide the minimum private open space are faced
towards Campus Drive, closest to the John Wayne Airport, where noise
from the roadway and nearby airport would create a less desirable use of
the private balconies. The Project, in return, provides a large surplus of
useable common open space courtyard and several other recreational
amenities for the residents.
Tentative Parcel Map
The project proposes to merge five lots (Lots 13, 15, 16, 17, and 18 of Tract Map No. 5169)
into one single contiguous lot that totals to 6.44 gross acres (6.16 net acres). The tentative
parcel map is essential to develop the Property into a multifamily residential housing
project. Staff believes the facts in support of the findings exists to approve a tentative
parcel map. These required findings and facts in support of findings are included in the
attached draft resolution.
The project will be of a similar size and scope as previously entitled residential projects
in the Airport Area which have not resulted in a public health and safety concern to
residents in the Airport Area or the City. All improvements associated with the project will
comply with all Building, Public Works, and Fire Codes, which are in place to prevent
serious public health problems. Public improvements will be required of the developer per
NBMC Section 19.28.010 (General Improvement Requirements) of the Subdivision Map
Act. All ordinances of the City and all Conditions of Approval will be complied with.
Environmental Review
All potential environmental effects for the Project have been adequately addressed in the
previously adopted Newport Airport Village Environmental Impact Report Addendum No.
3, and the City of Newport Beach intends to use said document for the approval of the
Project and its implementation. Copies of the previously prepared environmental
document are available for public review and inspection at the Planning Division or at the
City of Newport Beach website at www.newportbeachca.gov/ceqa.
A CEQA Consistency Memorandum has been prepared by PlaceWorks (Exhibit “A” of
Attachment No. PC 1) and determined that the Project is consistent with the Newport
Airport Village PC-60 and within the scope of Addendum No. 3. No additional
environmental review pursuant to CEQA is required.
Project’s Development Agreement Obligations
The Applicant is required to comply with all provisions of the executed development
agreement (DA2014-003), including payment and timing of the project’s share of public
benefit, park in-lieu, and public safety fees, specified in the development agreement as
follow:
18
The Residences at Airport Village (PA2023-0223)
Planning Commission, April 18, 2024
Page 17
• Public Benefit Fee1: $2,000,000 with CPI adjustment, at the time of the first building
permit(s) is issued for PC-60’s first project; and $2,000,000 with CPI adjustment,
at the time of issuance of the first certificate of occupancy or temporary occupancy
permit.
• Park In-lieu: $1,250,000 (one-half of the $2,500,000 park dedication fee) at the
time of first building permit(s) is issued for any residential unit.
• Public Safety Fee: $1,000,000 at the time of first building permit(s) is issued.
Summary
Staff believes the findings for project approval can be made, with specific conditions of
approval. The proposed project is consistent with the MU-H2 General Plan Land Use
designation, and its land use policies related to residential developments in the Airport
Area. The proposed project also implements the residential component of PC-60,
consistent with the purpose and objective of the planned community.
PC-60 allows multi-unit uses subject to approval of a site development review and facts
in support of approval of the application has been provided in Attachment No. PC 1. The
site development review will ensure the project will be implemented consisted with the
approved development standards. The applicant proposes to redevelop the commercial
office, retail, and service buildings with a residential multi-unit rental development with
affordable units in furtherance of the adopted 6th Cycle Housing Element. The proposed
development with on-site recreational amenities and adequate provisions of parking,
allowed by the density bonus provisions, will create a suitable urban living environment
integrated in the existing nonresidential area.
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
1 The development agreement also required the payment of $2,000,000 Public Benefit Fee within 30 days
of the Effective Date of the Agreement, which has been paid.
19
The Residences at Airport Village (PA2023-0223)
Planning Commission, April 18, 2024
Page 18
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:
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:
___________________________
Jenny Tran
Assistant Planner
Submitted by:
RU/jt
ATTACHMENTS
PC 1 Draft Resolution with Findings and Conditions
PC 2 Project Description
PC 3 Construction Management Plan
PC 4 Affordable Housing Implementation Plan
PC 5 Project Plans
20
Attachment No. PC 1
Draft Resolution with Findings and
Conditions
21
INTENTIONALLY BLANK
P
A
G
E
22
RESOLUTION NO. PC2024-006
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF NEWPORT BEACH, CALIFORNIA APPROVING A MAJOR
SITE DEVELOPMENT REVIEW, AFFORDABLE HOUSING
IMPLEMENTATION PLAN, AND TENTATIVE PARCEL MAP FOR
THE RESIDENCES AT AIRPORT VILLAGE PROJECT LOCATED
AT 4540, 4570, 4600, AND 4630 CAMPUS DRIVE AND 4525, 4533,
AND 4647 MACARTHUR BLVD (PA2023-0223)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by The Picerne Group (“Applicant”), with respect to the property
located at 4540, 4570, 4600, and 4630 Campus Drive and 4525, 4533, and 4647
Macarthur Blvd, and legally described as Lots 13, 15, 16, 17, and 18 of Tract Map No.
5169 (“Property”).
2. The Applicant is requesting approval to develop a six-story, apartment complex consisting
of 444 residential units and 806 parking spaces (Project), which requires the following
approvals:
• Major Site Development Review (“SDR”): A site development review in
accordance with the Newport Airport Village Planned Community (PC-60) and
Section 20.52.080 (Site Development Reviews) of the Newport Beach Municipal
Code (“NBMC”) to construct the Project;
• Affordable Housing Implementation Plan (“AHIP”): A plan specifying how the
Project would meet the City’s affordable housing requirements, in exchange for a
request of 35% increase in density including a request for two development
standard waivers related to private open space for each residential unit, and overall
residential project density along with a development concession related to the mix
of affordable units pursuant to Chapter 20.32 (Density Bonus) of the NBMC and
Government Code Section 65915 et seq. (State Density Bonus Law); and
• Tentative Parcel Map: A tentative parcel map to consolidate five lots into one 6.44-
gross acre (6.16-net acre) parcel, pursuant to Chapter 19.12 (Tentative Map
Review) of the NBMC.
3. The Property is designated Mixed-Use Horizontal 2 (MU-H2) by the City of Newport Beach
General Plan and is located within the Planning Area 1 of Newport Airport Village Planned
Community (PC-60) Zoning District.
4. The Property is not located within the coastal zone; therefore, amending the Local Coastal
Program or a coastal development permit is not required.
23
Planning Commission Resolution No. PC2024-006
Page 2 of 28
10-18-21
5. On September 22, 2020, the City Council approved the zoning entitlements and
Environmental Impact Report Addendum No. ER2020-002 (Addendum No. 3) for the
Newport Airport Village Planned Community (PC-60), which consists of a mixed-use
planned community of up to 444 residential units, inclusive of density bonus units, and up
to 297,572 square feet of commercial use.
6. A public hearing was held on April 18, 2024, in the Council Chambers at 100 Civic Center
Drive, Newport Beach. A notice of the time, place, and purpose of the hearing was given
in accordance with California Government Code Section 54950 et seq. (Ralph M. Brown
Act) and Chapters 20.62 and 21.62 (Public Hearings) of the NBMC. Evidence, both
written and oral, was presented to, and considered by, the Planning Commission at this
public hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. All potential environmental effects for the adoption of the Newport Airport Village Planned
Community (PC-60) and approval of the conceptual development plan for the entire
planned community have been adequately addressed in the previously adopted
Newport Airport Village Environmental Impact Report Addendum No. 3, and the City of
Newport Beach intends to use said document for the approval of the Project and its
implementation. Copies of the previously prepared environmental document are
available for public review and inspection at the Planning Division or at the City of
Newport Beach website at www.newportbeachca.gov/ceqa.
2. A California Environmental Quality Act (“CEQA”) Consistency Memorandum has been
prepared and determined that the Project is consistent with the Newport Airport Village
Planned Community (PC-60) and within the scope of Addendum No. 3. No additional
environmental review pursuant to CEQA is required. The accompanying adopted CEQA
Consistency Memorandum prepared for the Project, with the adopted Addendum No. 3,
are attached hereto as Exhibit "A” and incorporated by reference.
3. 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.
24
Planning Commission Resolution No. PC2024-006
Page 3 of 28
10-18-21
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.
Facts in Support of Finding:
1. The Property is located within Planning Area 1 of the Newport Airport Village Planned
Community (PC-60) which serves as the zoning ordinance for the Property and is
intended to implement the provisions of the Newport Beach General Plan. Planning Area
1 allows for residential development consistent with the Mixed-Use Horizontal 2 (MU-
H2) land use designation and subject to a site development review. The Applicant
proposes a 444-unit apartment project, consisted of 329 base residential units and 115
density bonus units, a maximum number of residential units allowed in Planning Area 1.
2. The Newport Airport Village Planned Community (PC-60) requires approval of a site
development review prior to the issuance of a grading or building permit for the
construction of any new structures within the boundaries of the Planning Areas 1 and 2.
Finding:
B. The proposed development is in compliance with all of the following applicable criteria:
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
25
Planning Commission Resolution No. PC2024-006
Page 4 of 28
10-18-21
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 categorized as Mixed-Use Horizontal 2 (MU-H2) by the General Plan
Land Use Element, which applies to properties located in the Airport Area. It provides
for a horizontal intermixing of uses that may include regional commercial office, multi-
family residential, vertical mixed-use buildings, industrial, hotel room, and ancillary
neighborhood commercial uses.
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 development in the Airport Area:
a. Land Use 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 proposes a 444-unit apartment complex, including 37 affordable units
for very-low-income households. The Project responds to market needs and
diversifies the City’s housing stock by adding additional dwelling units to the
Airport Area.
b. Land Use Policy 6.15.3 (Airport Compatibility): Require that all development
be constructed in conformance with the height restrictions set forth by the Federal
Aviation Administration (FAA), Federal Aviation Regulations Part 77, and
Caltrans Division of Aeronautics, and that residential development shall be
allowed only on parcels with noise levels of less than John Wayne Airport 65 dBA
CNEL noise contour area as shown in Figure N5 of the Noise Element of the
General Plan, unless and until the City determines, based on substantial
evidence, that the sites wholly within the 65 dBA CNEL noise contour shown in
Figure N5 are needed for the City to satisfy its Sixth Cycle RHNA mandate.
Nonresidential uses are, however, encouraged on parcels located wholly within
the 65 dBA CNEL contour area.
The Project is designed to be 85 feet in height, consistent with the maximum
building height allowance for residential development in Planning Area 1. 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.
The Project is located primarily in the 60 dBA CNEL contour as shown in Figure
N5 of the General Plan Noise Element, where residential development is allowed.
The northwest corner of the property located on 4540 Campus Drive is partially
within the 65 dBA CNEL contour where the Project is designed to have amenities
26
Planning Commission Resolution No. PC2024-006
Page 5 of 28
10-18-21
such as a fitness/yoga center, club room, and underground parking. No
residential units are proposed within the 65 dBA CNEL contour area.
c. 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 LU 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 Chapter 20.32 (Density Bonus) of the NBMC are not included in the
2,200-unit allowance.
Of the 1,650 replacement units, the approval of the Newport Airport Village
Planned Community (PC-60) entitled up to 329 replacement units within Planning
Area 1 in which the Property is located, exclusive of any density bonus.
Additionally, the Property is within Anomaly No. 86 of the General Plan which
allocates a development limit of 329 dwelling units.
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 Property is 6.16 net acres in size, smaller in size compared to the
approximate total of 7.15 acres for Planning Area 1, and proposes 329 base units
at a density of 53 dwelling units per acre, without density bonus units. A
27
Planning Commission Resolution No. PC2024-006
Page 6 of 28
10-18-21
development waiver of the density range has been requested by the Applicant as
part of the Project. However, the base density of 329 units is consistent with the
dwelling units allocated for this Anomaly in the General Plan as well as the base
units allowed per the Newport Airport Village Planned Community (PC-60). The
base density does not include the 35% density bonus of 115 units that is allowed
by the State Density Bonus Law. Altogether, the Project has an overall density of
72 dwelling units per acre, which is exclusive of rights-of-ways, public pedestrian
ways, and neighborhood parks. It’s anticipated that commercial development will
be developed within the remaining 0.99 acres in Planning Area 1, as permitted.
The Project is a for-rent apartment development with 444 units. There is a mixture
of unit types, ranging from studio to three-bedroom units, accommodating a
variety of household types and incomes. Of the 444 units, 37 units will be
affordable to very-low-income households and 407 will be market-rate housing,
which will increase the City’s overall housing stock for various household income
levels.
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 on an individual site with a density
of 72 dwelling units per acre. This increase in density is requested and consistent
with 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 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
28
Planning Commission Resolution No. PC2024-006
Page 7 of 28
10-18-21
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.
As part of the approved land use entitlements of Newport Airport Village Planned
Community (PC-60), the City Council waived the park dedication requirement for
the entire development. In lieu of dedicating the land for park improvement, the
Applicant shall be required to pay an in-lieu park fee as previously established in
Development Agreement No. DA2014-003 and as approved by City Council
Resolution No. 2020-23.
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.
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.
29
Planning Commission Resolution No. PC2024-006
Page 8 of 28
10-18-21
The Project is located on a 6.16-acre site and is not subject to Policy LU 6.15.16,
as the policy only applies to properties consisting of eight acres or larger.
However, the Project exceeds the 44 square feet per unit minimum by providing
approximately 147 square feet per unit (approximately 1.5 acres) of on-site
recreational amenities including a large central interior courtyard, clubroom,
media center, pools, and lounge areas.
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 five access points for vehicular
circulation from MacArthur Boulevard, Birch Street, and Campus Drive to the
garage entries. Pedestrian connections are provided to public sidewalks along
MacArthur Boulevard, Birch Street, and Campus Drive. The Project retains the
required curb-to-curb dimension on MacArthur Boulevard, Birch Street, and
Campus Drive. No new public right-of-way proposed.
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.
See finding Land Use Policy 6.15.17 above.
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 6.15.17 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 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 6.15.17 above.
30
Planning Commission Resolution No. PC2024-006
Page 9 of 28
10-18-21
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 Project is approximately 85 feet in height and is consistent with the approved
maximum height of the Newport Airport Village Planned Community (PC-60), as
well as the larger pattern of development in the Airport Area. The nearby property
at 4667 MacArthur Boulevard is developed with an approximately 66-foot-tall
office building. The property located west at 4501 Birch Street is developed with
an approximately 22-foot-tall office building. Additionally, the nearby property at
4500 Campus Drive is developed with an approximately 22-foot-tall vehicle rental
service with surface parking and vehicle storage. The Project includes pedestrian
connectivity to public sidewalks along McArthur Boulevard, Campus Drive, and
Birch 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 is 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 Property, 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
Property and to adjacent and surrounding uses including anticipated future
development of Planning Area 2, 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
Campus Drive and Birch Street.
3. The proposed six-story residential apartment complex will be approximately 85 feet in
height inclusive of architectural elements and rooftop mechanical equipment. The
Newport Airport Village Planned Community (PC-60) sets residential design guidelines
to ensure an appropriate aesthetic quality related to architectural variety, windows and
31
Planning Commission Resolution No. PC2024-006
Page 10 of 28
10-18-21
entries, and massing and articulation. The Project design is consistent with the
parameters set forth. The architecture incorporates a modern contemporary style with
articulated façade composed of a mix of stucco, fiber cement board siding, and tile
veneer façade accents with a variety of neutral colors. The contemporary design
complements the surround office areas that respects the current condition. The Project
design includes underground parking for residents, guests, and prospective renters. It
also includes a large open courtyard in the center of the apartment complex with two
pools and an approximately 2,400 square-foot covered courtyard patio to accommodate
amenities for the residents.
4. The Project includes a minimum of 806 parking spaces where 519 parking spaces are
required. The required parking rate is based on the requirements of Government Code
Section 65915(p) when the Applicant is seeking a density bonus for a housing
development. The Property will provide adequate onsite parking exceeding the minimum
required residential standard pursuant to State Density Bonus Law. The parking is
largely screened from public view with the first level entirely below grade.
5. The Newport Airport Village Planned Community (PC-60) requires common open space
in the amount of 75-square-feet per unit with a minimum dimension of 15-feet in any
direction. The minimum square footage of common open space for 444 units is 33,3000
square-feet. The Project incorporates a large open common space area in the center
that is approximately 1.5 acres. A conceptual landscape plan was provided showing
planting areas in the open space areas, lighting, and pedestrian walkways. A final
landscape plan will be reviewed to ensure the Project incorporates non-invasive plan
species and efficient irrigation designs. Additionally, the Municipal Operations Division
has reviewed the plans for tree planting.
6. The Property is not within the vicinity of any Coastal Views as identified in Figure NR3
of the Natural Resources Element of the General Plan nor any coastal view roads. The
closest designated coastal view road is Jamboree Road south of the SR-73, over 5,000
feet away from the Property. The nearest public viewpoint to the Property identified in
the City’s General Plan is over a mile, south at Bayview Park. 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 and
32
Planning Commission Resolution No. PC2024-006
Page 11 of 28
10-18-21
contemporary design with articulation and high-quality material to enhance the urban
environment.
2. The Project has been designed to have adequate, efficient, and safe pedestrian and
vehicular access to and from the Property within driveways, parking, and loading
spaces. The Project is also designed to accommodate and provide safe access for
emergency vehicles, delivery trucks, and refuse collections vehicles. 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 to the Project via
access points along Birch Street, Campus Drive and MacArthur Blvd.
3. The Property 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 60 dBA CNEL noise contours for John Wayne Airport and Safety Zone 6
(Traffic Pattern Zone). A small portion of the building located at upper northwestern
corner of the Project is within Safety Zone 3 (Inner Turning Zone) where no residential
units will be allowed. Uses that encroach into Safety Zone 3 would be limited to
residential ancillary uses i.e. building support facilities (back of house), and residential
amenities (clubroom, fitness center, yoga), consistent with the Newport Airport Village
Planned Community (PC-60). Furthermore, the Project has been conditioned to provide
a noise study, an interior noise level of 45 dBA CNEL or less for all residential units and
notice to all future residents of potential annoyances or inconveniences associated with
residing in proximity to airport operations, consistent with the Newport Airport Village
Planned Community (PC-60) and Section 20.30.080.F (Residential Use Proximate to
John Wayne Airport) of the NBMC.
4. The Project will comply with all Building, Public Works, Fire Codes, City ordinances, and
all conditions of approval.
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:
1. Consistent with the requested 35% density bonus, 37 units (11% of the base units)
would be set aside as affordable units for very-low-income households. Very-low-
income households are defined as households with 80% or less of the area median
income, adjusted for family size for a minimum term of 55 years. The Project is
consistent with the Newport Airport Village Planned Community (PC-60) which requires
a minimum of 5% of units for very-low-income households.
2. Government Code Section 65915 (Density Bonus Law) and Chapter 20.32 (Density
Bonus) of the NBMC provide for an increase in the number of units above the General
Plan and zoning limit for projects that include a minimum of 5% of the base units
33
Planning Commission Resolution No. PC2024-006
Page 12 of 28
10-18-21
affordable to very-low-income households earning 80% or less of the area median
income. The Project’s inclusion of 37 very-low-income units, which is 11% of the base
unit count of 329 units makes the Project eligible for 115 additional units.
3. In addition to the 115 density bonus units and parking reductions, the Project is entitled
under California Government Code Section 65915(d) and Section 20.32.070 (Allowed
Incentives or Concessions) of the NBMC, to receive up to two incentives or concessions
that would result in identifiable, financially sufficient, and actual cost reductions. The
Project includes a development concession for the proposed affordable unit mix that
does not meet Section 20.32.110 (Design and Distribution of Affordable Units) of the
NBMC.
Section 20.32.110 (Design and Distribution of Affordable Units) of the NBMC requires
affordable units in density bonus projects to reflect the same range of unit types in the
residential development. In this case, the Project provides a higher percentage of
affordable studio and one-bedroom units, very few two-bedroom units, and no three-
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- and three-bedroom units and
affording additional rental income for the project to ensure financial feasibility.
4. In addition to the density bonus units, parking reductions, and incentives, the Project is
entitled under California Government Code Section 65915(e), Section 20.32.080
(Waivers or Reductions of Development Standards) of the NBMC, and recent caselaw
to receive waivers or reductions of development standards where application of the
development standard would physically preclude construction of a density bonus
project. The Project is requesting a waiver of the following development standards:
a. Residential density range: General Plan Land Use Policy LU 6.15.7 (Overall
Density and Housing Types) and Section II.E.4 of the Newport Airport Village
Planned Community (PC-60) prescribes a residential density range of 30-50
dwelling units per acre. The Project proposes 329 base units on a 6.16-acre
parcel (net area), which equates to a base density of 53 dwelling units per acre.
The 329 base units complies with the maximum base units allowed in Section
II.E.5 of the Newport Airport Village Planned Community (PC-60), exclusive of any
density bonus. Altogether, the Project has an overall density of 72 dwelling units
per acre inclusive of 115 density bonus units.
b. Private Open Space: Table 2-3 of Section 20.18.030 (Residential Zoning
Districts General Development Standards) of the NBMC requires a minimum of
5% of the gross floor area of each unit to be designated as private open space
with a minimum dimension of 6-feet. Of the Project’s 444 residential units, 70
units are unable to achieve the minimum private open space standards given
their size and location within the Project.
Tentative Parcel Map
34
Planning Commission Resolution No. PC2024-006
Page 13 of 28
10-18-21
In accordance with Section 19.12.070 (Required Findings for Action on Tentative Maps) of the
NBMC, the following findings and facts in support of such findings are set forth:
Finding:
D. That the proposed map and the design or improvements of the subdivision are
consistent with the General Plan and any applicable specific plan, and with applicable
provisions of the Subdivision Map Act and this Subdivision Code;
Facts in Support of Finding:
1. The Project proposes to merge five lots into one single contiguous lot. The tentative
parcel map will not constitute a division of land or create any new lots.
2. The Property is not located within a specific plan area.
Finding:
E. That the site is physically suitable for the type and density of development;
Facts in Support of Finding:
1. The Project is consistent with the Newport Airport Village Planned Community (PC-60)
for the development of multiple-family residential. The Project has been reviewed by the
Building, Fire, and Public Works Department and must comply with all Building, Fire,
and Public Works Codes and City ordinances.
2. The Property is currently developed with approximately 101,542 square-feet of office,
retail, and commercial buildings with surface parking areas. The topography and size
lend itself to a residential project with the proposed density.
3. The Property is accessed by Campus Drive, Macarthur Boulevard, and Birch Street and
is adequately served by water, sewer, and electric utilities. Ingress and egress to and
from the Property have been reviewed by the Public Works Department.
Finding:
F. That the design of the subdivision or the proposed improvements are not likely to cause
substantial environmental damage nor substantially and avoidably injure fish or wildlife
or their habitat. However, notwithstanding the foregoing, the decision-making body may
nevertheless approve such a subdivision if an environmental impact report was
prepared for the project and a finding was made pursuant to Section 21081 of the
California Environmental Quality Act that specific economic, social or other
considerations make infeasible the mitigation measures or project alternatives identified
in the environmental impact report;
Facts in Support of Finding:
35
Planning Commission Resolution No. PC2024-006
Page 14 of 28
10-18-21
1. The Property is located within an existing commercial development of the Airport Area
that does not contain any sensitive vegetation, sensitive species or habitat.
Finding:
G. That the design of the subdivision or the type of improvements is not likely to cause
serious public health problems;
Facts in Support of Finding:
1. The tentative parcel map is to merge five lots into one contiguous lot. All improvements
associated with the Project will comply with all Building, Public Works, and Fire Codes,
which are in place to prevent serious public health problems. Public improvements will
be required of the developer per Section 19.28.010 (General Improvement
Requirements) of the NBMC and Section 66411 of the Subdivision Map Act. All
ordinances of the City and all Conditions of Approval will be complied with.
2. The tentative parcel map is essential to develop the Property into a multifamily
residential housing project. The Project will be of a similar size and scope as previously
entitled residential projects in the Airport Area which have not resulted in a public health
and safety concern to residents in the Airport Area or the City.
Finding:
H. That the design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property within
the proposed subdivision. In this connection, the decision-making body may approve a
map if it finds that alternate easements, for access or for use, will be provided and that
these easements will be substantially equivalent to ones previously acquired by the
public. This finding shall apply only to easements of record or to easements established
by judgment of a court of competent jurisdiction and no authority is hereby granted to
the City Council to determine that the public at large has acquired easements for access
through or use of property within a subdivision;
Facts in Support of Finding:
1. The Public Works Department has reviewed the proposed Tentative Parcel Map and
has determined that the design of the development will not conflict with easements
acquired by the public at large, for access through, or use of property within the
proposed development.
2. Any public easements for utilities or access that are within the footprint of the proposed
building are to be abandoned by recordation of the final map.
Finding:
36
Planning Commission Resolution No. PC2024-006
Page 15 of 28
10-18-21
I. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act,
if the land is subject to a contract entered into pursuant to the California Land
Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision
of the land would not be too small to sustain their agricultural use or the subdivision will
result in residential development incidental to the commercial agricultural use of the
land;
Facts in Support of Finding:
1. The Property is not subject to the Wiliamson Act because the Property is not designated
as an agricultural preserve and is less than 100 acres in area.
2. The Property is within Planning Area 1 of the Newport Airport Village Planned Community
(PC-60) which is intended for development of a multi-story residential structure and with
the opportunity for a retail/commercial component. The intended use is not for residential
development that is incidental to a commercial agricultural use.
Finding:
J. That, in the case of a “land project” as defined in Section 11000.5 of the California
Business and Professions Code: (1) There is an adopted specific plan for the area to be
included within the land project; and (2) the decision-making body finds that the
proposed land project is consistent with the specific plan for the area;
Facts in Support of Finding:
1. California Business and Professions Code Section 11000.5 has been repealed by the
Legislature. However, this Property is not considered a “land project” as previously
defined in Section 11000.5 of the California Business and Professions Code because
the Property does not contain 50 or more parcels of land.
2. The Project is not considered as a “land project”.
Finding:
K. That solar access and passive heating and cooling design requirements have been
satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act;
Facts in Support of Finding:
1. The tentative parcel map and apartment complex are subject to Title 24 of the California
Building Code which requires new construction to meet minimum heating and cooling
efficiency standards depending on location and climate. The City’s Building Division
enforces Title 24 compliance through the plan check and inspection process.
Finding:
37
Planning Commission Resolution No. PC2024-006
Page 16 of 28
10-18-21
L. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and
Section 65584 of the California Government Code regarding the City’s share of the
regional housing need and that it balances the housing needs of the region against the
public service needs of the City’s residents and available fiscal and environmental
resources;
Facts in Support of Finding:
1. The tentative parcel map is required to develop the Project that is comprised of 444
residential units, where 407 units will be rented at market rate and 37 units will be
affordable units. The Project will facilitate the City’s efforts in attaining its Sixth Cycle
Regional Housing Needs Allocation (RHNA) mandate through the provision of market-
rate and affordable units.
Finding:
M. That the discharge of waste from the proposed subdivision into the existing sewer
system will not result in a violation of existing requirements prescribed by the Regional
Water Quality Control Board; and
Facts in Support of Finding:
1. A condition of approval has been included to provide a new 10-foot-wide sewer
easement that is centered along the sewer main along the Birch Street frontage.
2. The Project will not result in a significant impact on the City’s sewer system, which has
adequate capacity to serve the Project. The Project’s wastewater is designed to
discharge into the existing system and to comply with all applicable Regional Water
Quality Control Board requirements.
Finding:
N. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision
conforms with the certified Local Coastal Program and, where applicable, with public
access and recreation policies of Chapter Three of the Coastal Act.
Facts in Support of Finding:
1. The Property is not located within the Coastal Zone.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby approves a Major Site
Development Review, Affordable Housing Implementation Plan, and Tentative Parcel
38
Planning Commission Resolution No. PC2024-006
Page 17 of 28
10-18-21
Map, subject to the conditions set forth in Exhibit “B”, which is attached hereto and
incorporated by reference.
2. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal is filed with the City Clerk in accordance
with the provisions of Title 20 (Planning and Zoning) of the Newport Beach Municipal
Code.
PASSED, APPROVED, AND ADOPTED THIS 18TH DAY OF APRIL, 2024.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:_________________________
Curtis Ellmore, Chair
BY:_________________________
Tristan Harris, Secretary
Attachments: Exhibit “A” – CEQA Consistency Memorandum
Exhibit "B” – Conditions of Approval
39
Planning Commission Resolution No. PC2024-006
Page 18 of 28
10-18-21
EXHIBIT “A”
CEQA CONSISTENCY MEMORANDUM
40
TECHNICAL MEMORANDUM
DATE April 4, 2024
TO Community Development Department
City of Newport Beach
ADDRESS 100 Civic Center Drive
Newport Beach, CA 92660
CONTACT Jenny Tran, Assistant Planner
FROM JoAnn Hadfield, Principal
SUBJECT CEQA Environmental Review for the Residences at Airport Village Project, Planning
Area 1
PROJECT NUMBER CNB-26
Purpose of this Memorandum
The purpose of this memorandum is to document PlaceWorks’ review of applicable environmental
documentation and processes pursuant to the California Environmental Quality Act (CEQA) to determine
whether the proposed Residences at Airport Village Project (Project) is within the scope, and consistent with,
the previous approvals for the Newport Airport Village Planned Community (PC-60) and its Environmental
Impact Report (EIR) Addendum. The following discussion includes the following:
» Proposed Project. Description of the currently proposed residential development for Planning Area 1 of
the Newport Airport Village Planned Community.
» Newport Airport Village EIR Addendum. Review of the history, intent, and approval of the EIR Addendum
approved for the overall Newport Airport Village Planned Community consisted of Planning Areas 1 and
2.
» Proposed Project Consistency Review. Review of the proposed Project with respect to the permitted land
uses, environmental analysis and regulatory requirements described in the Newport Airport Village EIR
Addendum.
» Conclusion. Summary of whether the proposed Project is consistent with the Newport Airport Village EIR
Addendum and whether this Addendum provides the CEQA compliance required for the proposed Project
for Planning Area 1.
41
April 4, 2024 | Page 2
Proposed Project
The applicant proposes a residential development that consists of 444 for-rent units and ancillary support
uses on a 6.16-acre site located at the northwest corner of MacArthur Boulevard and Birch Street. As
depicted in the plans submitted for site development review, the building would consist of the 444 residential
units, with a podium level and on-site amenities, a leasing office, roof-top common areas, and 806 parking
spaces (see attached figure, Building Plans, Level 2 – Podium Level Floor Plan). Of the 444 total units, 407 are
proposed to be market rate units and 37 are proposed as affordable units. The project’s base density consists
of 329 units which qualifies for a 35 percent density bonus or 115 units, in exchange for providing the
necessary level of affordable housing of 11 percent very-low-income units. The project also seeks two
waivers.
The project is located within the 7.14-acre Planning Area 1, one of the two planning areas of PC-60. Planning
Area 1 is designated as Mixed-Use Residential with a maximum of 444 residential units, inclusive of density
bonus. Planning Area 2 is approximately 9.32 acres in size and designated as Commercial with a maximum of
297,572 square feet of office and commercial uses. The proposed 6-story residential project is required to
comply with Planning Area 1 of PC-60 zoning regulations and development standards.
Newport Airport Village Planned Community EIR Addendum
The Newport Airport Village EIR Addendum (Addendum No. 3) was approved in May 2020, as the required
CEQA review for the Newport Airport Village Planned Community and its conceptual development plan. It
was prepared as an Addendum to two previously certified Environmental Impact Reports (EIRs):
» General Plan 2006 Update Final Environmental Impact Report, April 2006 (State Clearinghouse No.
2006011119), as amended by two subsequent GPEIR Addendums (November 2007 and June 2015)
» General Plan Land Use Element (LUE) Amendment, Final Supplemental Environmental Impact Report,
March 2014 (State Clearinghouse No. 201310164).
Under CEQA, preparation of an Addendum to an EIR is appropriate if minor technical changes to the
previously certified EIR are necessary, and none of the conditions specified Section 21166 of CEQA and
Section 15162 of the CEQA Guidelines requiring a Supplemental or Subsequent EIR or Negative Declaration
apply.
The discretionary approvals subject to CEQA for the Newport Airport Village Planned Community and its
conceptual development plan included the following:
» Zone Change from OA (Office Airport) to PC-60 (Newport Airport Village Planned Community)
» General Plan Amendment from AO (Airport Office and Supporting uses) to MU-H2 (Mixed Use Horizontal)
» Adoption of Newport Airport Village Planned Community Development Plan
» Approval of Development Agreement between the applicant and the City of Newport Beach
As lead agency under CEQA for this action, the City of Newport Beach was required to evaluate the
environmental impacts associated with these discretionary approvals. Per CEQA, the scope of the review for
project-related impacts for the Newport Airport Village Planned Community Addendum was limited to
changes between the land uses as evaluated in the 2006 and 2014 EIRs in comparison to the overall planned
community as proposed at that time.
42
April 4, 2024 | Page 3
The Newport Airport Village Addendum evaluated the potential environmental impacts for PC-60 adoption,
encompassing Planning Areas 1 and 2 for a total of 16.46 acres, with a maximum development impact
scenario of 444 residential units inclusive of density bonus and a mix of 297,572 square feet commercial and
its conceptual development plan. Each of the 20 environmental topics as updated for the CEQA Appendix G
checklist in 2019 were evaluated.
As included in the EIR Addendum and the adopted PC-60, Table 1 outlines the permitted uses within Planning
Area 1 and Planning Area 2.
Table 1 Permitted Uses by Planning Area
USES PLANNING AREA 1 PLANNING AREA 2 NOTES
Residential
Multi-unit dwellings P -
Live/work units P -
Mixed-use development P -
Accessory dwelling units P - Per NBMC 20.48.200
Home Occupations P - Per NBMC 20.48.110
Residential accessory uses and
amenities P P
Food, Alcohol, Entertainment
Alcohol sales (off-site) MUP MUP
Alcohol Sales (on-site) CUP CUP
Bars, lounge, nightclub - CUP
Food service, no late hours MUP MUP
Food service, late hours CUP CUP
Office, Retail, Service
Financial Institutions P P
Offices, business & professional P P
Offices, medical and dental P P
Personal services, general P P
Personal services, restricted MUP- MUP
Retail sales (less than 10,000 sq. ft.) P P
Retail sales (greater than 10,000
sq. ft.) - P
Other Uses
Uses not listed herein, but allowed in
the OA zone - A
P = Permitted Use
CUP = Conditional Use Permit
MUP = Minor Use Permit
A = Allowed subject to permit requirements provided in Table 2-4 of NBMC Section 20.20.020(C)
- = Not Permitted
43
April 4, 2024 | Page 4
Section 6, Summary, of the Newport Airport Village Project EIR Addendum concludes that the environmental
analysis included in the EIR Addendum demonstrates that the Newport Airport Village Planned Community
and its conceptual development plan would not result in any new significant impacts nor create a substantial
increase in the severity of environmental impact as disclosed in the respective programmatic EIRs (2006 GPU
EIR and 2014 LUE Amendment EIR).
Proposed Project Consistency Review
PERMITTED LAND USE AND DENSITY
The proposed Project has been reviewed by the City for consistency with the permitted land uses,
development regulations and site development standards of PC-60. A summary of these requirements is
provided in Section 3.3.2.2 of the Newport Airport Village EIR Addendum.
As shown in Table 1, Permitted Land Uses by Planning Area, and EIR Addendum Figure 7, Concept Plan, the
proposed residential use for the proposed Project is consistent with the land use evaluated in the EIR
Addendum. Consistent with the project description described in the EIR Addendum, the Project proposes a
total of 444 residential units inclusive a base density of 329 units and 115 density bonus units for the
provision of affordable housing units. The proposed Project also complies with the development standards,
including a maximum building height (inclusive architectural features and mechanical equipment) of 85 feet,
and minimum 20-foot building setbacks from streets and minimum 5-foot setback from any internal property
line.
ENVIRONMENTAL CONSIDERATIONS AND COMPLIANCE
The Newport Airport Village EIR Addendum substantiates that the proposed 444 residential units would not
result in any new significant impacts nor create a substantial increase in the severity of environmental impact
as disclosed in the respective programmatic EIRs (2006 GP EIR and 2014 GPU LUE EIR) which include the
project site. This included the review of potential impacts to environmental resources (agricultural, air
quality, biological, cultural, etc.), potential environmental hazards, and transportation and public services.
Since the proposed land use is consistent with the land use and conceptual development plan evaluated in
the EIR Addendum, the environmental conclusions are applicable to the currently proposed residential
development in Planning Area 1.
Adopted land use regulations applicable to the proposed project that were reviewed in the EIR Addendum
include the 2008 John Wayne Airport Environs Land Use Plan (AELUP) and the City’s General Plan policies
that incorporate AELUP requirements. The project site is within the following JWA zones:
» Clear Zone/Runway Protection Zones and Accident Potential Zones (Safety Zones)
» Federal Aviation Regulation (FAR) Part 77 Obstruction Imaginary Surfaces and Notification Area
» 65 dBA CNEL aircraft operation noise contours of JWA
The proposed project’s site plan has been reviewed for compliance with these zones:
Safety Zones. the Newport Airport Village EIR Addendum addresses potential hazards related to the JWA
safety zones under Section 5.9, Hazards. Safety zones in the City range from Zone 1 to Zone 6; land use
restrictions are greatest in Zone 1 and least restrictive in Zone 6.
Most of the Airport Area is in Safety Zone 6 for the long runway (Runway 19R/1L) at JWA. However, some
areas are within Safety Zone 3 for the short runway (Runway 19L/1R) (see Addendum Figure 12). Land use
44
April 4, 2024 | Page 5
restrictions and compatibility for each zone are described in EIR Addendum Table 4, Land Use Compatibility:
John Wayne Airport Safety Zones.
As shown in Figure 1, Building Plans, Level 2 – Podium Level Floor Plan, the boundary between Safety Zone 3
and Safety Zone 6 within the proposed project site transects the upper northwestern corner of the project
site. Proposed land uses for this corner of the residential building vary by project floor but do not include any
residential units. Uses that encroach into Safety Zone 3 would be limited to building support facilities (“back
of house”), and residential amenities (club room, fitness center, yoga). Per Table 1, Permitted Uses by
Planning Area, PC-60 permits residential accessory uses and amenities in both Planning Area 1 and Planning
Area 2. The proposed project’s small encroachment of these accessory uses and amenities into Safety Zone
3, is, therefore, consistent with PC-60 and land uses assumed in the EIR Addendum.
FAR Part 77 Regulation. The entire Airport Area is within the Height Restriction Zone designated in the 2008
AELUP for JWA (see Addendum Figure 11). In most of the Airport Area, the height limit is 206 feet above
mean sea level (amsl). Areas closest to the airport operations within the Airport Area limit building heights
to 150 feet. The proposed project complies with the Newport Airport Village PC-60 maximum height
requirement of 85 feet and will be consistent with the FAR Part 77 Regulation. On November 17, 2023, FAA
issued a “No Hazard Determination” for the Project.
JWA 65 dBA CNEL Contour. The Newport Airport Village EIR Addendum reviews the 2006 General Plan noise
policies and GPEIR and 2014 Amendment LUE EIR impact analysis and concludes that the project would be
consistent with applicable policies (particularly N.3.1 and N.3.2) and would not result in significant or more
severe impacts than previously addressed in these CEQA documents. Additionally, the EIR Addendum found
that the noise contours associated with Phases 1, 2, and 3 of the 2014 John Wayne Airport Settlement
Agreement Amendment EIR No. 617 shows that the residential units within the proposed project in Planning
Area 1 would remaining outside the 65 dBA CNEL contour. Subsequently, on November 28, 2023, the City
Council adopted noise-related amendments to the General Plan Land Use and Noise Elements and the
Newport Beach Municipal Codes to reflect the noise contours identified by EIR No. 617 and provide additional
noise attenuation measures for future housing units proximate to John Wayne Airport. A CEQA Guidelines
Section 15183 finding was made that the noise-related amendments are within the scope of the 2014 John
Wayne Airport Settlement Agreement Amendment EIR No. 617. The proposed site plan for the Newport
Airport Village Residential project has been reviewed to confirm this finding. The proposed project, is
therefore, consistent with, and within the scope of the EIR Addendum.
Conclusion
Based on our review as documented above, the proposed Newport Airport Village Residential Project, to be
located in Planning Area 1, is consistent with the Newport Airport Village PC-60 Zoning District and within
the scope of the EIRs, amended by the May 2020 Airport Village EIR Addendum. No additional environmental
review pursuant to CEQA is required.
45
B
I
R
C
H
S
T
.
CA
MP
US DR.CLUBROOMMACARTHUR BLVD.
ELEV 1
ELEV 2ELEV 4ELEV 3ELEV 530’
60’
120’
THE RESIDENCES AT
AIRPORT VILLAGE
NEWPORT BEACH, CALIFORNIA
TCA # 2020-098
FEBRUARY 16, 2024
SITE DEVELOPMENT REVIEW
A-4.7AIRPORT NOISE CONTOUR DIAGRAM
65 dBA CNEL
65 dBA CNEL
SAFETY Z
O
N
E
3
SAFETY Z
O
N
E
3
46
Planning Commission Resolution No. PC2024-006
Page 19 of 28
10-18-21
EXHIBIT “B”
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 plan, and building elevations stamped and dated with the date of this
approval (except as modified by applicable conditions of approval). Minor changes to the
approved development may be approved by the Community Development Director,
pursuant to Newport Beach Municipal Code Section 20.54.070 (Changes to an Approved
Project).
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. Entitlements granted under PA2023-0223 shall expire unless exercised within 24 months
from the date of approval as specified in Section 20.91.050 of the Newport Beach
Municipal Code, unless an extension is otherwise granted.
4. The proposed residential development shall consist of 444 apartment units, inclusive of
329 base units and 115 density bonus units.
5. A minimum of 37 apartment units shall be made affordable to very-low-income households
consistent with the approved Residences at Newport Airport Village Affordable Housing
Implementation Plan and Density Bonus Application dated March 5, 2023.
6. Maximum height of the residential structure shall be 85 feet. No building or any portion of
structure, architectural feature or mechanical equipment shall exceed 85 feet.
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. The on-site recreational amenities including a clubroom, podium courtyard, a roof deck,
media room, business center, etc. as illustrated on the approved plans shall be provided
and maintained for the duration of the Project. The exact mix of amenities may be
modified from the original approved plans subject to the approval by the Community
Development Director. The square footage of on-site recreational amenities shall not be
reduced so that the development no longer provides 75 square feet per dwelling unit, as
required by Section II.E.7 (Common Open Space) of PC-60.
9. The residential parking garage shall have the following features:
a. A safe, secure and well lighted and signed pedestrian paths for all users.
47
Planning Commission Resolution No. PC2024-006
Page 20 of 28
10-18-21
b. Adequate and uniform lighting throughout each parking level.
c. Panic alarms and two-way communication systems in prominent locations on
each parking level.
10. 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 pursuant to Newport Beach Municipal Code Section 20.30.080.F (Residential
Use Proximate to John Wayne Airport) and Section II.E.10 (Sound Mitigation) of PC-60.
The Project shall be attenuated in compliance with the report.
11. The residential structure shall be attenuated to provide an interior noise level of 45 dBA
CNEL or less. Use of walls, berms, interior noise insulation, double paned windows,
advance insulation systems, or other noise mitigation measures, as deemed appropriate
by the City shall be incorporated in the design of the new residential structure to provide
adequate noise attenuation.
12. The design of the residential structure shall provide adequate noise attenuation between
adjacent units (common floor/ceiling) in accordance with the California Building Code
(CBC).
13. Residential uses shall be indoor-oriented to reduce noise impingement on outdoor living
areas.
14. Advanced air filtration systems for buildings shall be considered to promote cleaner air
without the opening of windows.
15. 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.
16. 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 Traffic Fees and
Transportation Corridor Agency fees shall be paid for the Project at the fee assessed at
the time of payment.
17. In accordance with Article 11 of Development Agreement No. DA2014-003, the Applicant
shall enter into an assignment and assumption of Development Agreement No. DA2014-
003 and comply with all provisions as specified therein.
18. Prior to the issuance of a building permit, the Applicant shall pay applicable school fees for
the Project.
48
Planning Commission Resolution No. PC2024-006
Page 21 of 28
10-18-21
19. 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.
20. 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 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.
21. A deed notification shall be recorded with the County Recorder’s Office, the form and
content of which shall be satisfactory to the City Attorney. The deed notification document
shall state that the residential unit is located in a mixed-use development and that an owner
may be subject to impacts, including inconvenience and discomfort, from lawful activities
occurring in the project or zoning district (e.g., noise, lighting, odors, high pedestrian activity
levels, etc.).
22. 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.
23. A copy of the Resolution, including conditions of approval Exhibit “A” shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
24. Prior to the issuance of building permits, the applicant shall submit a landscape and
irrigation plan prepared by a licensed landscape architect. These plans shall incorporate
drought tolerant plantings and water efficient irrigation practices, and the plans shall be
approved by the Planning Division.
25. 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.
49
Planning Commission Resolution No. PC2024-006
Page 22 of 28
10-18-21
26. Prior to issuance of a building permit, a comprehensive sign program with sign materials
and lighting details shall be submitted. All proposed signs shall be in conformance with
Chapter 20.42 (Signs) of the Newport Beach Municipal Code.
27. The outdoor common areas or recreational areas shall be posted with an outdoor
notification sign to users regarding the proximity to John Wayne Airport and presence
of operating aircraft.
28. 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.
29. Prior to the issuance of building permits, the applicant shall prepare photometric study
in conjunction with a final lighting plan for approval by the Planning Division. The survey
shall show that lighting values are “1” or less at all property lines.
30. Prior to the issuance of Final Certificate of Occupancy, the Applicant shall schedule an
evening inspection by the Code Enforcement Division to confirm control of light and
glare specified in conditions of approval.
31. Prior to the issuance of building permits, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
32. 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
33. 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.
34. Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, which restricts hours of noise-generating construction activities that
50
Planning Commission Resolution No. PC2024-006
Page 23 of 28
10-18-21
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.
35. 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.
The trash enclosure shall have a decorative solid roof for aesthetic and screening
purposes.
36. 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 Title 14, including all future amendments (including Water Quality
related requirements).
37. Prior to issuance of a building permit, the City of Newport Beach Police Department shall
review development plans for the incorporation of defensible space concepts to reduce
demands on police services. Public safety planning recommendations shall be
incorporated into the project plans. The Applicant shall prepare a list of project features
and design components that demonstrate responsiveness to defensible space design
concepts. The Police Department shall review and approve all defensible space design
features incorporated into the project prior to permit issuance.
38. 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 The Residences at Airport Village Project including, but not limited to,
Site Development Review, Affordable Housing Implementation Plan, and Tentative
Parcel Map (PA2023-0223). 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
39. Fire protection systems, and the emergency responder radio system shall be inspected
and approved by the Fire Marshall.
51
Planning Commission Resolution No. PC2024-006
Page 24 of 28
10-18-21
40. Prior to building permit issuance, a fire master plan shall be submitted and approved by
the Fire Marshall.
41. One elevator shall be gurney sized and equipped as a medical emergency elevator as
required by CBC Section 3002.
42. Emergency responder radio coverage shall be required to comply with the Newport
Beach Fire Department Guideline D.02 “Public Safety Radio Coverage” and CFC
Section 510.
43. Emergency power and a Standby Power System shall be required as per CFC Section
604.2.14.
44. An automatic fire sprinkler system shall be installed in accordance with CFC Section
903.2 and shall be provided throughout all buildings.
45. Fire Department access roads shall comply with Newport Beach Fire Guidelines C.01
and C.02.
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.
52
Planning Commission Resolution No. PC2024-006
Page 25 of 28
10-18-21
• 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.
• Maintain and utilize a continuous water application system during earth
placement and compaction to achieve a 10% 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. Obtain approval from Orange County Health for public pools, showers, and restroom
areas.
Public Works Department
52. A parcel map (Map) shall be recorded prior to the issuance of building permit for new
construction. The Map shall be prepared on the California coordinate system (NAD83).
Prior to recordation of the Map, the surveyor/engineer preparing the Map shall submit
to the County Surveyor and the City of Newport Beach a digital- graphic file of said map
in a manner described in Section 7-9-330 and 7-9-337 of the Orange County
Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The Map to
be submitted to the City of Newport Beach shall comply with the City’s CADD
Standards. Scanned images will not be accepted.
53
Planning Commission Resolution No. PC2024-006
Page 26 of 28
10-18-21
53. Prior to recordation of the Map, the surveyor/engineer preparing the map shall tie the
boundary of the map into the Horizontal Control System established by the County
Surveyor in a manner described in Section s 7-9-330 and 7-9-337 of the Orange County
Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments
(one inch iron pipe with tag) shall be set On Each Lot Corner unless otherwise approved
by the City Engineer. Monuments shall be protected in place if installed prior to
completion of construction project.
54. Prior to recordation of the Map, the applicant shall provide a Faithful Performance Bond
and Labor and Materials Bond, each for 100 percent of the estimated improvement
costs for the improvements in the public right of way, public easement areas or public
utilities, as prepared by a Registered Civil Engineer and approved by the Public Works
Director, for each of the following, but not limited to, public and private improvements,
street improvements, monumentation, sidewalks, striping, signage, street lights, sewer
system, water system, storm drain system, water quality management systems,
erosion control, landscaping and irrigation within the public right of way, common open
spaces areas accessible to the public, fire access and off-site improvements required
as part of the project.
55. Prior to the recordation of the Map, the applicant shall provide a Warranty Bonds for a
minimum of 10% of the engineers cost estimate (final percentage to be determined by
the Public Works Director). Warranty Bond to be released 1-year after the
improvements have been accepted by the Public Works inspector.
56. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
57. An encroachment permit shall be required for all work activities within the public right-
of-way.
58. The final Construction Management Plan (CMP) shall be reviewed and approved by
the Community Development Director and the City Traffic Engineer prior to building
permit issuance.
59. Prior to issuance of a building permit, a Parking Management Plan (PMP) shall be
reviewed and approved by the Community Development Director and City Traffic
Engineer. The PMP shall include information regarding gate operation, move-in and
move-out, ride-share area, guest parking areas and residential parking areas.
60. Parking layout and ramp slopes shall comply with the City Parking Lot Standard 805.
Dead-end drive aisle in public areas and/or unassigned parking areas shall provide a
dedicated turn around space and minimum 5-foot drive aisle extension.
61. The applicant shall reconstruct all existing broken and/or otherwise damaged curb,
54
Planning Commission Resolution No. PC2024-006
Page 27 of 28
10-18-21
gutter, sidewalks and driveways along the Campus Drive, MacArthur Boulevard, and
Birch Street frontages per City Standards.
62.All deliveries, move-ins, move-outs, and ride share drop-off/pick-ups shall be
accommodated on-site and prohibited from parking or stopping within the public right-
of-way.
63.All on-site fire hydrants shall be privately owned and maintained.
64.All landscaping along the Campus Drive, MacArthur Boulevard, and Birch Street shall
comply with the City Line of Sight Standard 105.
65.Final design of the water and sewer services shall be subject to further review by the
Public Works Department during plan check.
66.The center Campus Drive entrance with direct access to the Level 1 Ground Floor is
proposed to have a high-speed roll-up gate. The gate shall remain in the open position
from 8:00 a.m. to 8:00 p.m. daily. If the access easement at this location is
removed/quitclaimed prior to issuance of a grading permit, the driveway shall be
abandoned and driveway shall be plugged per City standard.
67.All internal and external driveways shall be designed to provide adequate sight distance
per City Standard 105. All landscaping within the limited use area shall be limited to24-inches in height. Walls or other obstructions shall be limited to 30-inches in height.
68.Adequate turn around consistent with the American Association of State Highway and
Transportation Officials (AASHTO) turning templates for passenger cars shall be
provided at all gated garage entrance areas.
69.All driveway approaches to public streets shall be constructed per City Standard 160.
Modifications to the proposed driveway design shall be subject to further review and
approval by the Public Works Department.
70.A new 10-foot-wide sewer easement (centered along the sewer main) shall be provided
for the sewer main along the Birch Street frontage. The entire sewer main shall be
within the sewer easement (existing and proposed easement).
71.The project shall provide paved access to all City sewer manholes with the project site.
Paved access shall be reviewed and approved by Public Works and Utilities
Departments.
72.Final design of the proposed new sewer main along the Birch Street frontage shall be
subject to further review by the Public Works and Utilities Department.
55
Planning Commission Resolution No. PC2024-006
Page 28 of 28
10-18-21
73. Existing trees along Campus Drive shall either be protected in place or replacement
trees shall be planted. No new parkway trees shall be planted along Birch Street. All
trees shall be located outside of the right-of-way to avoid line-of-sight conflicts.
56
Attachment No. PC 2
Project Description
57
INTENTIONALLY BLANK
P
A
G
E
58
Newport Airport Village (Saunders Plaza)
Project Description
February 16, 2024
The Picerne Group Inc. (“Applicant”), applicant of the proposed residential development
project at Newport Airport Village, Planning Area 1 in the City of Newport Beach (the
“Project”), hereby submits the following project description in connection with a Site
Development Review application.
The Project is located on a 6.16 acre site (Net Area) at the corner of MacArthur Boulevard and
Birch Street and is bounded by Campus Drive on the north side (“Property”). The Property
currently consists of 101,542 square feet (“sq. ft.”) of office and retail buildings with a surface
parking lot. The Project is a subsect of the entitled “Newport Airport Village” project, which
the City Council approved in May 2020. The entitlements for the Newport Airport Village
project included a General Plan Amendment, Development Agreement, and zone change to
create a new Planned Community Development Plan (“PCDP”), which established the Planned
Community- (“PC”) 60 zoning regulations. Planning Area 1, which the Project seeks to
implement, was approved for a maximum build out of 329 base residential dwelling units
(excluding any density bonus allowed pursuant to California Government Code Section 65915
(hereinafter “State Density Bonus Law,” or “SDBL”)). The PCDP expressly permits
multifamily residential uses in Planning Area 1. To satisfy its obligations under the California
Environmental Quality Act (“CEQA”), the City prepared Addendum No. 3 to the 2006 General
Plan Environmental Impact Report, which the City Council approved in May 2020. The PCDP
contemplates that future development at the Airport Village Project would require “site
development review and supporting applications/information.”
The Project is wholly consistent with the PC-60 zoning regulations (including development
standards) and Addendum No. 3. As proposed, the Project will consist of a 6-story apartment
building comprised of 444 residential units, podium level and at grade amenity space, a leasing
office, roof-top common space, and 806 parking spaces. Of the 444 total units, 407 will be
market rate units and 37 will be affordable units. The Project’s base density consists of 329
units, as approved under the PCDP. The Project qualifies for a 35% density bonus (i.e., 116
bonus units, of which only 115 are being utilized) in exchange for providing the necessary level
of affordable housing (i.e., 11% very-low income units). Residential units within the Project
will include a mix of studios, one-bedroom units, two-bedroom and three-bedroom units
ranging from 515 sq. ft. to 1,477 sq. ft.
Pursuant to SDBL, the Project is entitled to a 35% density bonus, two (2)
concessions/incentives,1 and unlimited waivers from development standards that would
physically preclude construction of the Project at the density sought.2 Applicant is requesting
the following two (2) development waivers for the Project consistent with Government Code
Sec. 65915(e)(1):
1 Gov. Code § 65915(d)(2)(C).
2 Gov. Code § 65915(e).
59
2
#182881468_v1
1. Density Range: General Plan Land Use Policy 6.15.7 and Section II.E.4 of the PC-60
zoning regulations prescribe a residential density range of 30-50 dwelling units per acre
("du/ac") for the Project. The Project proposes 329 base units on a 6.16 acre parcel (Net
Area), which equates to a base density of 53 du/ac. Applicant requests a waiver from the
maximum base density standards under LU Policy 6.15.7 and Section II.E.4 in order to
construct the Project at the base density sought.
2. Newport Beach Municipal Code Private Open Space: Newport Beach Municipal Code
(NBMC) 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. Of
the Project’s 444 residential units, 70 are unable to achieve these minimum private open
space standards given their size and location. The 70 units unable to meet the minimum
private open space requirement include 40 studios, 10 one bedroom units, and 20 three
bedroom units. Applicant requests a waiver from this private open space requirement since
adherence to this development standard would physically preclude the Project at the
density proposed.
In addition, Applicant requests the following concession under SDBL and NBMC Section
20.32.050: allow for a range of affordable unit sizes that does not proportionally reflect the range
of unit sizes provided in the project as a whole, as required by NBMC Section 20.32.070.A. The
range of affordable unit sizes will be reflected in the Project’s Affordable Housing
Implementation Plan (“AHIP”). Consistent with SDBL, this concession (i) would result in actual
and identifiable cost reductions; (ii) would not have a specific adverse impact (as defined in
Government Code Section 65589.5(d)(2)) upon public health and safety, or on any real property
listed in the California Register of Historical Resources; and (iii) would not be contrary to State
or Federal law. Reducing both the long-term rental subsidy costs associated with larger unit sizes
and the project’s development fees will result in identifiable and actual cost reductions in
affordable housing costs at the Project.3
3 Gov. Code § 65915(k).
60
Attachment No. PC 3
Construction Management Plan
61
INTENTIONALLY BLANK
P
A
G
E
62
PRELIMINARY CONSTRUCTION MANAGEMENT
PLAN
for
The Residences at Airport Village
4540 Campus Drive,
4570 Campus Drive,
4600 Campus Drive,
4630 Campus Drive,
4525 MacArthur Boulevard,
4533 MacArthur Boulevard
&
4647 MacArthur Drive
Newport Beach, CA 92660
63
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
2.0 PROJECT IMPLEMENTATION
2.1 Dates of Construction
2.2 Hours of Construction
2.3 Sequence of Site Improvement Construction
2.4 Construction Schedule
2.5 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
7.0 ENVIRONMENTAL COMPLIANCE/ PROTECTION
7.1 Erosion, Sediment Control and Beach Protection
7.2 Water Quality Control
64
1.0 PROJECT INTRODUCTION
Developer: The Picerne Group, Inc.
5000 Birch Street Suite 600
Newport Beach, CA 92660
Attn: Satish Lion
Facsimile: 949-487-6263
Phone: 949-267-1553
General Contractor: Picerne Construction Company LLC
1.1 Project Location
The subject property (the "Site") consists of Parcels 427-111-03, 427-111-04, 427-111-05, 427-111-06 & 427-
111-09 project location is shown below in Figure 2.
1.2 Construction Project Description
The construction project (the "Project") consists of 444 for lease apartments. The structure consists of a
single Type III wood framed building over a Type I subterranean parking garage. Site work shall consist of
connections for electrical, internet, domestic and fire water, and sewer.
1.3 Construction Management Plan
This Construction Management Plan (“CMP”) is designed to minimize the Project's impact to the public. The
General Contractor and all sub-contractors shall adhere to all provisions as stated in this CMP. This CMP
shall remain in effect from start of demolition through Certificate of Occupancy.
1.4 Sequence of Work
Phase I - Site Improvements
Site Improvement Construction includes excavation, shoring, retaining walls, wet utilities, dry utilities, and
interior access road, curbs, and gutters. Construction of the building structure may or may not be
concurrent.
Phase II - Residential Building
The building structure consists of the parking garage, wood framed structure and all mechanical, electrical,
and plumbing work associated for a complete product. The entrances from Campus Drive, MacArthur
Boulevard & Birch Street will be utilized during construction as stabilized construction entrances.
Permanent driveway construction to be completed at the end of the project to avoid damage.
Construction fence and gates will be installed along the perimeter limits of the project improvements. The
pedestrian bridge is to be constructed entirely offsite and be installed over the course of one week
following top out of the podium structure. (Figure 1)
65
Figure 1 - Fencing Requirements
*Final location of construction fence to be approved by Public Works to ensure fencing will not impact line of sight,
including the intersections of Campus dr. & MacArthur Blvd. and MacArthur Blvd. & Birch St.
Figure 2 - Site Location and Boundaries
66
Figure 3 - Building Site Plan
2.0 PROJECT IMPLEMENTATION
2.1 Project Duration
The project duration is appx. 36 months. Start date is anticipated to be 1st quarter 2025.
2.2 Hours of Construction
Site improvement construction activities will be restricted to Weekdays from 7:00 am to 6:30 pm and Saturdays
from 8:00 am to 6:00 pm per City of Newport Beach Municipal Code 10.28.040.
2.3 Sequence of Construction
Demo and Site Work (2 months)
• Demo of parking area and office buildings
Shoring and Excavation (2 months) – 10 workers
• Export and Shoring - Soil export of garage will be approximately 60,000CY. It is anticipated that as much as
2,240 CY per day or 120 loads/trips. Shoring construction along four sides will be concurrent with the export
activities. No staging in public right-of-way. Staging will occur entirely on site.
• Haul route permit shall be obtained from Public Works department prior to hauling.
Garage Concrete Construction (12 months) – 60 Workers
• This operation includes foundation excavations, forming, foundation steel, concrete, shot-crete, post
tensioned concrete and structure backfill.
• Approximately 2,500 concrete truck trips. 67
• No staging in the public right-of-way. Staging will occur entirely on site.
Vertical Wood Framing and MEPS (16 months) – 150 Workers
• Wood framing, Mechanical, Electrical, Plumbing, Fire sprinklers
• Approximately 150 delivery trips.
Exterior and interior finishes (6 months) – 150 Workers
• This operation includes exterior facades, roofing, drywall, interior finishes, and landscaping and overlaps with the
vertical wood framing construction and MEPS
• Approximately 250 delivery trips.
68
2.4 Construction Schedule
A complete and final building schedule will be generated by the General Contractor. Below is a typical one
building structure schedule. Dates subject to change.
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
Flatbed delivery trucks
Loader
Ram Hoe
Backhoe
Hand Tools
Pneumatic Nailers
Drills
Crane
Man-lift
All Terrain Forklift
Pick Up Truck 69
3.0 PARKING MANAGEMENT
3.1 Construction Parking Details
3.1.1 On-Site Parking for contractor employees and construction crew members
Construction parking will be accommodated off-site (location to be determined) during garage construction
and will move into the garage upon completion. No shuttle will be required. There is sufficient parking to
accommodate the workforce for the duration of the project. Construction workers shall not park in the public
streets. See Figure 4 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 office trailer location.
Figure 4 - Parking During Construction
70
3.2 Staging Areas
During the duration of construction for the building improvements described in this CMP, all equipment and material shall be
staged on site. During the initial stages of concrete construction, framing and drywall materials will be located approximately
in Area #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 needed into units and corresponding locations as required and in temporarily in
Area #2 on the podium deck. No staging of materials shall be permitted within the public right-of-way (Figure 5)
Figure 5 - 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, and internet.
Temporary toilet facilities will be provided on the Site near the construction office. See Figure 4. 71
4.0 TRAFFIC CONTROL
4.1 Haul Routes and Deliveries
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 Figure 6 for haul map):
• The haul route to and from the project site for all dirt haul operations will be from California State Route 73 South, exiting
on SE Bristol St, making a left turn onto Campus Dr, then a right turn entering into the project site. Trucks will exit from the
project site on Birch St, making a right-hand turn to Bristol St N and back onto the 73 North. The contractor will obtain a
Haul Route Permit from the City of Newport Beach’s Public Works Department as required prior to any hauling activity.
• 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. 87,000 cubic yards of export. A haul route permit shall be
obtained from the Public Works Department prior to any hauling activity.
• During the excavation and hauling phase, the staging of construction vehicles will always be accommodated on-site. 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.
on weekdays and 8:00 a.m. on weekends consistent with the municipal code.
• 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 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.
• Deliveries to the Site during the construction period will be scheduled to minimize the impact to the public when at all
possible.
• 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 shall yield 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 located out of the line of sight. This will not impact the line of sight at the
entrances and intersections of Camus Dr & MacArthur Dr and Birch St & MacArthur Blvd.
• The General contractor will have a designated flagman controlling the logistics of all deliveries. The designated employee
shall be responsible for controlling vehicular traffic as required for the duration of the project.
72
Figure 6 - Haul Route
4.2 Delivery Requirements
• All deliveries will use the Haul Route (Figure 6)
• All delivery of material and storage of material will occur on-site.
• No deliveries before 7:00 AM on weekdays and 8:00 AM on Saturdays.
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 are anticipated.
• 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.
• Traffic control will be coordinated with the Police Department and Public Works Department, Traffic and Development
Services Division, to minimizes public impact.
73
5.0 SAFETY AND SECURITY
5.1 Pedestrian Protection
Currently, there is a pedestrian sidewalk adjacent to the Site, along Campus Dr., MacArthur Blvd. and Birch St. 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. Four gates, two at Campus Dr., one at MacArthur
Blvd. and one at Birch St. (see Figure 1). 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. This
also applies to the intersections of Campus Dr. & MacArthur Blvd. and MacArthur Blvd. & Birch St.
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 as well as monthly
inspections by the contractor provided safety consultant.
6.0 AIR QUALITY CONTROL, FUGITIVE DUST CONTROL AND NOISE SUPPRESSION
6.1 Emissions/Air Quality Control
Construction activities will follow the 2022 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 Weekdays from 7:00 am to 6:30 pm and
Saturdays from 8:00 am to 6:00 pm. No work on Sundays or holidays.
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 2.6 Construction Equipment), the equipment location (much of this construction noise
74
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). General Contractor
shall hire a third-party inspector to inspect compliance with the projects SWPPP and BMPs weekly and before any rain event.
75
INTENTIONALLY BLANK
P
A
G
E
76
Attachment No. PC 4
Affordable Housing Implementation Plan
77
INTENTIONALLY BLANK
P
A
G
E
78
1
RESIDENCES AT NEWPORT AIRPORT VILLAGE
AFFORDABLE HOUSING IMPLEMENTATION PLAN AND DENSITY BONUS
APPLICATION
March 5, 2024
Prepared by
79
2
RESIDENCES AT NEWPORT AIRPORT VILLAGE
AFFORDABLE HOUSING IMPLEMENTATION PLAN AND DENSITY BONUS
APPLICATION
March 5, 2024
Project Description & Affordability Level
The Picerne Group (“Picerne”) is proposing to develop the Residences at Newport Airport Village
Project (“Project”) on a 6.16 net acre site located at the intersection of Birch Street and MacArthur
Boulevard, bounded by Campus Drive on the north side (“Property”). The site is currently
developed with low rise office buildings and retail buildings with surface parking. The Newport
Airport Village Planned Community (“PC-60”), as approved by Council Ordinance No. 2020-22
on September 20, 2020, is a mixed-use development consisted of two planned areas for
residential, office or retail uses. The Project is located in Planning Area 1 of PC-60.
The Project is consists of 444 rental units which includes 329 base units and 115 density bonus
units. PC-60 requires the provision of a minimum of 5% of the base units within the development
shall be affordable to Very-Low-Income households or a minimum of 10% of the units shall be
affordable to Low-Income households. Very-Low-Income households, as defined in California
Health and Safety Code Section 50079.5, are households earning 50 percent or less of area
(Orange County) median income, adjusted for family size. The affordable housing requirement
for this project, as required by PC-60, is 17 Very-Low-Income units (5% of 329 base units) or 33
Low-Income units (10% of 329 base units). The Project is proposing to develop 37 Very-Low-
Income units, 11% of base units.
Eligibility for Density Bonus
Picerne will be providing 37 units (11% of base units) affordable to Very-Low-Income
households (“Very-Low-Income Units”). This will comply with the provisions of Government
Code Section 65915 applicable to a 35% density bonus. Rents for the 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).
Density Bonus Computation and Term of Affordability
The density bonus computation for the Project per Government Code Section 65915 is shown on
Table 1 on the following page:
80
Residences at Newport Airport Village Affordable Housing Implementation Plan
March 5, 2024
3
Table 111
Density Bonus Computation
Picerne intends to operate the apartment project as a rental community. The 37 Very-Low-
Income Units will remain rent restricted for a minimum of 55 years, per Government Code
Section 65915(c)(1).
Reduction in Parking
As provided for in Government Code Sec. 65915(p) and Section 20.32.030 of the City’s Zoning
Code the Newport Airport Village 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.
Table 2 on the following page is a summary of Government Code Sec. 65915 parking
requirements vs. spaces to be provided:
Base Units Per Planned Community
Development Plan 329
Density Bonus (35%)115
Total Units Per Development Plan 444
Total Units Provided 444
81
Residences at Newport Airport Village Affordable Housing Implementation Plan
March 5, 2024
4
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 806 onsite parking spaces for its
residential units, which is 290 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 two concessions or incentives due to providing at least eleven percent (11%)
of the units as affordable for Very-Low-Income households. Picerne requests the following
development incentive:
Section II-E-9 of PC-60 requires that “Affordable units shall reflect the range of numbers of
bedrooms be provided in the residential development project as a whole.” Picerne requests that
the 37 Very-Low-Income units be provided utilizing the unit mixes as shown below:
Table 3
Unit Mix
This incentive will result in cost reductions which will provide for the affordable rents to be set
in accordance with Government Code Sec. 65915(c). Pursuant to Government Code Sec.
65915(d)(1) “The city, county, or city and county shall grant the concession or incentive
requested by the applicant unless the city, county, or city and county makes a written finding,
based upon substantial evidence, of any of the following:” (following is summarized from
Unit Type
Studio 65 1.0 65
1 Bedroom 235 1.0 235
2 Bedroom 124 1.5 186
3 BR 20 1.5 30
Total Parking Stalls Required 516
Total Parking Stalls Provided 806
Parking Provided in Excess of Minimum
Requirement 290
Stalls/Unit
Per Gov.
Code 65915
Total Stalls
Per Gov.
Code 65915
Number of
Units
Unit Type Total Units
Very Low
Income Units
Studio 65 22
1 Bedroom 235 13
2 Bedroom 124 2
3 Bedroom 20 0
Total 444 37
82
Residences at Newport Airport Village Affordable Housing Implementation Plan
March 5, 2024
5
pertinent sections) (A) the concession or incentive does not result in identifiable and actual cost
reductions, (B) would have an adverse impact on public health and safety or on a site listed as a
historical site, or (C) is contrary to state or federal law. Government Code Sec. 65915(a)(2)
further provides that a jurisdiction “shall not condition the submission, review, or approval of an
application pursuant to this chapter on the preparation of an additional report or study that is not
otherwise required by state law, including this section.”
Development Standards Waiver Request
Government Code Sec. 65915(e)(1) provides that a city or county may not apply any
development standard that will have the effect of physically precluding the construction of a
density bonus project at the density permitted under the density bonus statute. The only
exceptions to this prohibition are if the development standards waiver would have an impact on
health and safety as delineated in Government Code Sec. 65589.5(d), impact on property listed
in the California Register of Historical Resources, or if the development standards waiver would
be contrary to state or federal law. For the proposed Project, Picerne is requesting the following
development standards waivers:
1. Density Range: General Plan Land Use Policy 6.15.7 and Section II.E.4 of the PC-60
zoning regulations prescribe a residential density range of 30-50 dwelling units per acre
("du/ac") for the Project. The Project proposes 329 base units on a 6.16 net acre parcel,
which equates to a base density of 53 du/ac. Applicant requests a waiver from the maximum
base density standards under LU Policy 6.15.7 and Section II.E.4 in order to construct the
Project at the base density sought.
2. 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. Of the Project’s 444 residential units, 70
units are unable to achieve these minimum private open space standards given their size
and location. The 70 units unable to meet the minimum private open space requirement
include 40 studios, 10 one-bedroom units, and 20 three-bedroom units. Applicant requests
a waiver from this private open space requirement since adherence to this development
standard would physically preclude the Project at the density proposed.
Additional detail as to these waiver requests has been submitted separately as part of the
development application. Waiver of these requirements is necessary to accommodate the
additional units permitted by the density bonus. Government Code Section 65915(e)(1) requires
that the waiver requests be approved.
83
Residences at Newport Airport Village Affordable Housing Implementation Plan
March 5, 2024
6
Income Limits and Examples of Eligible Tenants for Affordable Homes
Very-Low-Income Households are defined as households whose gross income does not exceed
50% 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 Very-Low-
Income Households with household sizes appropriate for the Newport Airport Village project:
Table 4
Maximum Income Limits
The 37 affordable homes that Picerne will provide will be rented to eligible Very-Low-Income
Households. As shown in Table 4, Very-Low-Income Households includes incomes ranging
from $50,250 per year for a one-person household to $77,500 per year for a five-person
household, consistent with the income limits set for Orange County, issued by the Department
of Housing and Community Development on June 6, 2023. These income limits are updated
annually.
Higher income limits apply to larger families; those families however are not considered to be a
target market for the Project, where the unit mix consists mostly of studios, one-bedroom, and
two-bedroom apartment homes.
As such these could include City employees, school district employees, health care workers,
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
Households
Maximum Annual
Income - 2023/2024
1 Person $50,250
2 Person 57,400
3 Person 64,600
4 Person 71,750
5 Person 77,500
84
Residences at Newport Airport Village Affordable Housing Implementation Plan
March 5, 2024
7
Table 5
Examples of Qualifying Salaries
The pay ranges shown above are as of 2023 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 Residences at Newport Airport Village. In order to provide opportunities for 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 City residents, 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 37 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. Government Code Section
65915(c)(1)(B)(i) requires that rents for units qualifying a project for a density bonus be set in
accordance with Section 50053 of the Health and Safety Code. Per Health and Safety Code
Section 50053, the gross rental payment for a Very-Low-Income unit is calculated based on 50%
of Median Income which results in lower rents than those set using the applicable income limits
in areas qualifying for the high-cost area adjustment. Additionally, Section 50053 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.
Position Pay Range
Information
Source Comments
Equipment Mechanic I $53,932-$79,586 City May qualify for Very Low Income
units depending on household size
Police Dispatcher $63,379-$93,650 City May qualify for Very Low Income
units depending on household size
Utilities Specialist $56,994-$84,220 City May qualify for Very Low Income
units depending on household size
Clinical Support Tech I - Irvine OR $39,686-$60,985 Hoag Will qualify for Very Low Income units
Licensed Vocational Nurse (LVN) - HHH Home Health $53,144-$81,681 Hoag May qualify for Very Low Income
units depending on household size
Newport-Mesa Unified School District ("NMUSD")
Teacher
$67,116-$75,497 NMUSD Credentialed teacher with no advanced
education and up to 4 years
expereience will qualify for Very Low
Income units.
Campus Safety Facilitator #39-24 $47,831-$58,139 NMUSD Will qualify for Very Low Income units
Information Technology Technician #35-24 $56,867-$69,120 NMUSD Will qualify for Very Low Income units
85
Residences at Newport Airport Village Affordable Housing Implementation Plan
March 5, 2024
8
The calculated rents are then adjusted by a utility allowance as determined annually by the County
of Orange Housing & Community Services Department. As of October 1, 2023, the reduction for
the utility allowance is $149.00 per month for a studio unit, $163.00 per month for a one-bedroom
unit, $215.00 per month for a two-bedroom unit and $277.00 per month for a three-bedroom unit.
The utility allowance assumes gas cooking, gas space heating, gas water heating, as well as
electricity, air conditioning, water, sewer, and trash fees to be paid by the tenant.
The maximum monthly rent payments for 2023/24 by income level are calculated in accordance
with Section 50053 of the Health and Safety Code and shown in Table 6 below:
Table 6 2
Monthly Very-Low Income Rent Payments by Bedroom Counts
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 Newport Airport Village 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 PC-
60, all affordable homes will have access to the facilities and amenities offered by the
development.
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.
Bedroom
Very Low
Income Limit
(Table 4)
Median Income
2023/24
50% of Median
Income
Gross Monthly
Rental Payment Less Utilities
Net Monthly
Housing
Payment
0 $50,250 $89,450 $44,725 $1,118 $149 $969
1 57,400 102,250 51,125 1,278 163 1,115
2 64,600 115,000 57,500 1,438 215 1,223
3 71,750 127,800 63,900 1,598 277 1,321
86
Attachment No. PC 5
Project Plans
87
INTENTIONALLY BLANK
P
A
G
E
88
THE RESIDENCES AT
AIRPORT VILLAGE
SITE DEVELOPMENT REVIEW
FEBRUARY 16, 2024
*THIS DESIGN IS CONCEPTUAL IN NATURE. THE INFORMATION AND NUMBERS PROVIDED ARE SUBJECT TO CHANGE, PENDING
VERIFICATION BY CLIENT AND AUTHORITIES HAVING JURISDICTION.
89
INTE
N
T
I
O
N
A
L
L
Y
B
L
A
N
K
P
A
G
E
90
VICINITY MAP
SITESITE
BIRC
H
S
T
.
BIRC
H
S
T
.
CAM
P
U
S
D
R
.
CAM
P
U
S
D
R
.
Ma
c
A
r
t
h
u
r
B
L
V
D
.
Ma
c
A
r
t
h
u
r
B
L
V
D
.
THE RESIDENCES AT
AIRPORT VILLAGE
NEWPORT BEACH, CALIFORNIA
TCA # 2020-098
FEBRUARY 16, 2024
SITE DEVELOPMENT REVIEW G-0.1G-0.1PROJECT INDEX
PROJECT TEAMPROJECT DESCRIPTION
The Picerne Group
5000 Birch St. East Tower, Suite 600
Newport Beach, CA 92660
Contact: Satish Lion
P: 949.910.3428
www.thepicernegroup.comslion@picernegroup.com
TCA Architects
19782 MacArthur Blvd., Suite 300
Irvine, CA 92612
Contact: Cory Bitting
P: 949.862.0270
P: 760.828.0738
www.tca-arch.com
cbitting@tca-arch.com
Lifescapes International Inc
4930 Campus Drive
Newport Beach, CA 92660
Contact: Mike Meyers
P: 949.476.8888 Ext. 217
P: 949-351-4389www.lifescapesintl.com
mike@lifescapesintl.com
TAIT & Associates, Inc.
801 N Parkcenter Drive
Santa Ana, CA 92705
Contact: David Sloan, PE
P: 714.560.8643
P: 562.547.0705
www.tait.com
dsloan@tait.com
OVERALL LANDSCAPE PLAN
GROUND LEVEL LANDSCAPE PLAN
PODIUM LEVEL LANDSCAPE PLAN
CHARACTER IMAGES
TREE PLANT IMAGES
SHRUB IMAGES
SHRUB IMAGES
GROUND LEVEL TREE PLAN
PODIUM LEVEL TREE PLAN
HYDROZONE PLAN (COMPOSITE)
TITLE SHEET
LEGAL DESCRIPTION & EASEMENTS
EXISTING CONDITION
CONCEPTUAL GRADING PLAN
CONCEPTUAL GRADING PLAN
TYPICAL SECTIONS
CONCEPTUAL UTILITY PLAN
CONCEPTUAL UTILITY PLAN
CONCEPTUAL WQMP PLAN
COVER SHEET
OVERALL FIRE MASTER PLAN LAYOUT AT GRADE
LEVEL 2 & LEVEL 6 LAYOUTS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
PODIUM LEVEL LANDSCAPE PLAN
ARCHITECTURAL SITE PLAN
BUILDING PLAN B1 - BASEMENT FLOOR PLAN
BUILDING PLAN LEVEL 1 - GROUND FLOOR PLAN
BUILDING PLAN LEVEL 2 - PODIUM FLOOR PLAN
BUILDING PLAN LEVEL 3 - FLOOR PLAN
BUILDING PLAN LEVEL 4 - FLOOR PLAN
BUILDING PLAN LEVEL 5 - FLOOR PLAN
BUILDING PLAN LEVEL 6 - FLOOR PLAN
CONCEPTUAL ROOF PLAN
ELEVATIONS - SOUTH
ELEVATIONS - EAST
ELEVATIONS - NORTH
ELEVATIONS - WEST (PARTIAL)
ELEVATIONS - WEST (PARTIAL)
ELEVATIONS - SOUTH
SECTIONS
MATERIALS
ALLOWABLE AREAS
HEIGHT ANALYSIS
PRIVATE OPEN SPACE EXHIBIT
COMMON OPEN SPACE AND AMENITY AREAS
PARKING CIRCULATION DIAGRAM
PROJECT INDEX
PROJECT SUMMARIES
PROJECT PERSPECTIVE - VIEW FROM MacArthur
INDEX
COVER PAGEGENERAL:
CIVIL:
FIRE:
ARCHITECTURE:
LANDSCAPE:
L-1
L-2
L-3
L-4
L-5
L-6
L-7
L-8
L-9
L-10
C1.01
C2.01
C2.02
C3.01
C3.02
C3.03
C4.01
C4.02
C5.01
F-1
F-2
F-3
F-4
F-5
F-6
F-7
F-8
F-9
A-0.1
A-1.1
A-1.2
A-1.3
A-1.4
A-1.5
A-1.6
A-1.7
A-1.8
A-2.1
A-2.2
A-2.3
A-2.4
A-2.5
A-2.6
A-3.1
A-4.1
A-4.2
A-4.3
A-4.4
A-4.5
A-4.6
G-0.1
G-0.2
G-0.3
The proposed project site is approximately 6.44 gross acres, bounded by MacArthur Blvd
and Birch St. to the east and Campus Drive to the north, and located adjacent to a single-
story commercial building with surface parking to the west and 4-Story commercial office
building to the east. The land is currently occupied by various single-story retail and office
buildings with surface parking.
The proposed project is a 6-story 444 units luxury apartment building, with 5 levels of
residential apartments (type III) over 1 level on-grade parking garage and 1 level of sub-
terranean parking (type I). The project will have units consisting of studios, one-bedrooms,
two-bedroom and three-bedroom units ranging from 515 s.f. to 1,477 s.f.
The building is well situated to provide ample site access with vehicular access from shared
driveways off Birch St, MacArthur Blvd, and Campus Dr. The primary entry is located
off the MacArthur Blvd. shared driveway where residents and guests enter a spacious
covered entry plaza. Adjacent to the entry plaza are the Sales (leasing) Office, mail room,
and resident services. Residents and guests can access the apartment levels above from
the main lobby. The second level provides residents with an expansive and generously
landscaped courtyard. The courtyard provides two separate experiences: an active club-
style area with a resort-style pool, spa, and other amenities and a relaxation and wellness-
focused area with a lap pool, spa, and business center. These two areas are connected
with a central covered courtyard amenity space designed to be an outdoor clubroom
with entertainment areas, lounge seating, and a bar. In addition to the amenities provided
on the podium courtyard, the project provides an amenity stack at the northwest corner
along Campus Drive. This area consists of wellness-focused amenities (gym, yoga, and
treatment rooms) on levels 2 & 3 and entertaining-focused amenities (clubroom, rooftop
lounge, roof deck, etc.) on levels 4 & 5.
A connected trail loop system provides pedestrian site access around the site and to
the surrounding public streets. This loop system also connects to a dog park along the
eastern driveway. Grand staircases at the intersection of MacArthur Blvd. and Birch St.
and along the eastern end of the building further strengthen the pedestrian connection
to the surrounding area for residents.
The architectural style is responsive to the context of John Wayne International Airport
and the surrounding office and commercial uses, providing materials and colors that
respect the surrounding aesthetic while providing a new and distinctive aesthetic to the
Newport Beach Airport Area. Simplified corners with bold massing and enhanced materials
provide hierarchy to prominent project corners and visually anchor the build. In between
the project corners, the building façade horizontal banding is utilized to break down the
larger elevation and to contrast the strong massing at the corners by creating granularity
in the façade.
91
UNIT SUMMARY
NET BALCONY Total # % of Total Net AVG. S.F.
UNIT TYPE S.F.* S.F.*Units Unit Mix Rent.
LVL 02 LVL 03 LVL 04 LVL 05 LVL 06
STUDIO:
S101 515 - 8 8 8 8 8 40 20,600
S405 551 - 5 5 5 5 5 25 13,775
SUBTOTAL 13 13 13 13 13 65 14.6% 34,375 529
1 BR:
A105 613 67 6 6 6 6 6 30 18,390
A110 663 55 9 9 10 10 10 48 31,824
A201 657 31 2 2 2 2 2 10 6,570
A406 823 62 7 7 9 9 9 41 33,743
A710 861 128 5 6 6 6 6 29 24,969
A716 879 78 8 8 9 9 9 43 37,797
A720 960 72 5 6 6 6 6 29 27,840
SUBTOTAL 42 44 48 48 48 230 51.8% 181,133 788
2 BR:
B103 1,049 67 5 5 5 5 5 25 26,225
B424 938 55 1 1 1 1 1 5 4,690
B700 1,198 79 5 6 6 6 6 29 34,742
B709 1,341 148 8 8 8 8 8 40 53,640
B900 1,280 71 2 2 2 2 2 10 12,800
B936 1,469 169 4 4 4 4 4 20 29,380
SUBTOTAL 25 26 26 26 26 129 29.1% 161,477 1,252
3 BR:
C500 1,477 654444420 29,540
SUBTOTAL 4444420 4.5% 29,540 1,477
PROJECT TOTAL 80 83 87 87 87 444 100.0% 406,525 916
* Square footage is taken from centerline of party walls and outside of exterior walls, excluding decks and balconies.
** Deck square footage is an average as most decks will vary slightly in size and is not included in Net Rentable Square Footage.
THE RESIDENCES AT AIRPORT VILLAGE
NEWPORT BEACH, CALIFORNIA
TCA # 2020-098
FEBRUARY 16, 2024
SITE DEVELOPMENT REVIEW G-0.2G-0.2
PARKING SUMMARY
BUILDING GROSS AREAS
AMENITY AREAS
COMMON OPEN SPACE
UNIT SUMMARYPROJECT DATA
PROJECT SUMMARIES
GARAGE:
CONSTRUCTION TYPE: I-A
OCCUPANCY TYPE: S-2
PRIMARY STRUCTURAL FRAME: 2-HOURS
BEARING WALLS: 2-HOURS
NON-BEARING WALLS: NON-RATED
FLOOR CONSTRUCTION: 2-HOURS
ROOF CONSTRUCTION: 1-HOUR
EXTERIOR WALL AGAINST APT: 2-HOURS
APARTMENTS AND RESIDENTIAL AMENITIES
CONSTRUCTION TYPE: III-A
OCCUPANCY TYPE: R-2
B (LEASING/AMENITIES)
A-3 (CLUB ROOM)
PRIMARY STRUCTURAL FRAME: 1-HOUR
BEARING WALLS (EXTERIOR): 2-HOURS
BEARING WALLS (INTERIOR): 1-HOUR
NON-BEARING WALLS (INTERIOR): NON-RATED
FLOOR CONSTRUCTION: 1-HOUR
ROOF CONSTRUCTION: 1-HOUR
FIRE WALLS: 3-HOURS
CODE ANALYSIS
APenities T\SeI LeYel 1 7,140
GaUaJe T\SeI LeYels B1 1 378,547
ResiGential T\SeIII LeYels 26 527,726APenities T\SeIII LeYels 26 21,125
727$/934,538
$0(1,7,(6
3529,'('
/easing0ail/obby /evel , SF
Dog Spa /evel SF
%ike 3arking /evel , SF
*olf Room /evel SF
3ool Restrooms /evel SF
&overed &ourtyard $menity /evel , SF
%usiness &enter /evel , SF
Fitness /evel , SF
<oga /evel , SF
Restrooms /evel SF
7reatment Room /evel , SF
&lubroom /evel , SF
&lubroom /evel , SFRoofDeck /evel , SF
727$/ 28,2666)
&2002123(163$&(
5(48,5('
SF8N,7 x 8N,7S 33,300 SF
3529,'('
3odium &ourtyard , SF
727$/ 78,9626)
$0(1,7,(6
3529,'('
/easing0ail/obby /evel , SF
Dog Spa /evel SF
%ike 3arking /evel , SF
*olf Room /evel SF
3ool Restrooms /evel SF
&overed &ourtyard $menity /evel , SF
%usiness &enter /evel , SF
Fitness /evel , SF
<oga /evel , SF
Restrooms /evel SF
7reatment Room /evel , SF
&lubroom /evel , SF
&lubroom /evel , SF
RoofDeck /evel , SF
727$/ 28,2666)
&2002123(163$&(
5(48,5('
SF8N,7 x 8N,7S 33,300 SF
3529,'('
3odium &ourtyard , SF
727$/ 78,9626)
REQUIRED RESIDENTIAL PARKING
Unit Type # Units Ratio Total
Studio 65 1.0 65
1-Bedroom 230 1.0 230
2&3-Bedrooms 149 1.5 224
444 519
TOTAL RESIDENTIAL REQ.1.17 519
REQUIRED ACCESSIBLE PARKING
Unit Type Total # of Stalls Ratio Total Accessible
Assigned 703 0.02 14 *
Unassigned 103 0.05 5 *
806 20
*1 in every 8 accessible stalls is required to be van accessible.
**Accessible parking included as part of required parking spaces
REQUIRED RESIDENTIAL EV-PARKING
EV-CAP EV-R EV-CH TOTAL8'-6" X 17'-0" 8'-6" X 17'-0" 9'-0" X 18'-0"Resident 71 176 40 287Guest 11 26 1*38
82 202 284
TOTAL 325
* At least 1 EV charger to be installed in common parking area
**EV parking included in provided parking counts
PROVIDED RESIDENTIAL PARKING
RESIDENTAIL GUEST
STANDARD ACCESSIBLE VAN ACCESSIBLE EV-CH STANDARD ACCESSIBLE VAN ACCESSIBLE EV-CH TOTAL
8'-6" X 17'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 8'-6" X 17'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0"
Basement Level B1 406 1 8 30 0 0 0 0 445
Ground Level 231 1 4 10 108 1 5 1 361
SUBTOTAL 637 2 12 40 108 1 5 1
691 115 806
1.56 Ratio 0.26 Ratio 1.82TOTAL
PROJECT ADDRESS:
4540, 4570, 4600, 4630 Campus Drive, 4525,4533, &
4647 MacArthur Blvd.
PARCEL NUMBER:
427-111-03, 427-111-04, 427-111-05, 427-111-06, 427-111-09
ZONING:
PC-60
EXISTING LAND USE:
Office, Commercial and surface parking
PROPOSED LAND USE:
Multi-story Residential
GOVERNING CODES:
2022 CBC, 2022 CRC, 2022 CA Mechanical Code, 2022
CA Plumbing Code, 2022 CA Electrical Code, 2022 CA
Energy Code, 2022 CALGreen,
City of Newport Beach Municipal Code.
Project Does Not Receive Any Public Funding.
TYPES OF CONSTRUCTION:
Type III-A Residential, Residential Amenities
Type I-A 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: 280,931 SF
6.44 gross ac
BUILDING AREAS:
Total Building Area 934,538 SF
Garage Area 378,547 SF
Net rentable 406,525 SF
ALLOWED DENSITY: (PER PC-60)
MINIMUM 30 du/ac
Max Density 50 du/ac
329 units
PROPOSED DENSITY:
Proposed Density 69 du/ac
444 units
BUILDING HEIGHT LIMITATION: (PER PC-60)
Height Limit: 85’-0”
PROPOSED BUILDING HEIGHT
PROPOSED: 85’-0”
6-STORIES
REQUIRED SETBACKS: (PER PC-60)
Street: 20’-0”
Interior: 5’-0”
PROPOSED SETBACKS:
Street: 20’-0”
Interior: 5’-0”
92
THE RESIDENCES AT AIRPORT VILLAGE
NEWPORT BEACH, CALIFORNIA
TCA # 2020-098
FEBRUARY 16, 2024
SITE DEVELOPMENT REVIEW G-0.3G-0.3PERSPECTIVE VIEW
VIEW FROM MACARTHUR
*LANDSCAPE IN RENDER IS CONCEPTUAL AND MAY NOT REPRESENT THE ACTUAL PLANTING OR LOCATION.
93
2
2"-4"
2"-4"
2"-4"
2"-4"
T
T
RECYCLERECYCLE
T
TTS
DN
DN
12'-0"
13'-0
"
SH ARED D RIVE 12'-0
"
26'-0
"SLOPED DR.DN 10%T TT T
T
41'-0
"
26'-0"
26'-0"
ENTRY PLAZA
39
7'-0"
604'-4"
350'-0"
16
9'-5"
379'-4"
B
I
R
C
H
S
T
.
MACARTHUR BLVD.CAMPUS DR.5-LEVEL APARTMENT BUIDLING (TYPE-III)OVER 1-LEVEL AT GRADE PARKING GARAGE (TYPE-I)OVER 1-LEVEL SUB-T PARKING GARAGE (TYPE-I)
GU
E
S
T
A
N
D
R
E
S
I
D
E
N
T
GA
R
A
G
E
E
N
T
R
Y
RESIDENT GARAGE
ENTRY
RESIDENT GARAGE ENTRY
(LEVEL B1)GUEST AND RESIDENT GARAGE ENTRYGUEST AND RESIDENT GARAGE ENTRYSAFETY ZONE
SAFET Y ZONE
SH A R E D DR I V E
SH
A
R
E
D
D
R
I
V
E
INERNAL DRIVE
20'-0"
14'-0"
ELEV 1
ELEV 2
STAIR 1(ROOF ACCESS)
STAIR 2ELEV 3ELEV 4ELEV 5STAIR 3(ROOF ACCESS)
STAIR 4
31'-0"
26'-
0
"
26'-0"
SETBACK
20
'
-
0
"
S E T BA CK20'-0"
SETB
A
C
K
5'-0"
SETBACK
5'-0"
S E T BACK20'-0"
SE
TB
A
C
K
5'-
0
"
A R C H I T E C T S
40'
20'
80'
TPG SAUNDERS
NEWPORT BEACH, CALIFORNIA NOVEMBER 11, 2023 A-1.0ARCHITECTURAL SITE PLANTPG
TCA# 2020-098 ARCHITECTURAL SITE PLAN
40’
80’
160’
ACCESSIBLE PATH OF TRAVEL
SITE PLAN LEGEND
PODIUM ABOVE
THE RESIDENCES AT AIRPORT VILLAGE
NEWPORT BEACH, CALIFORNIA
TCA # 2020-098
FEBRUARY 16, 2024
SITE DEVELOPMENT REVIEW A-0.1ARCHITECTURAL SITE PLAN
94
RAMP UPMECH.26'-0
"
26'-0
"
26'-0
"
26'-0
"
26'-0"MECHMAINT.26'-0"RAMP UPJS STORAGE1,500 SFSTORAGE
131 TOTAL UNITS• 59 - 10'-0" x 10'-0"• 12 - 5'-0" X 10'-0"• 60 - 5'-0" x 5'-0"MECHSTORAGE
11 - 5'-0" x 5'-0"
STORAGE
16 TOTAL UNITS• 3 - 10'-0" x 10'-0"• 13 - 5'-0" x 5'-0"
STORAGE
10 TOTAL UNITS• 3 - 10'-0" x 10'-0"• 7 - 5'-0" x 5'-0"7.5%10'-0
"7.5%15%26'-0"
26'-0"
26'-0
"
S E T B A C K20'-0"
SE
TB
A
C
K
5'-
0
"
SETBACK5'-0"
SETBACK
20
'
-
0
"
S E T BA CK20'-0"
S
ET
B
A
C
K
5'-0
"
SETBACK
5'-0"
ELEV 1
ELEV 2
STAIR 1(ROOF ACCESS)
STAIR 2ELEV 3ELEV 4STAIR 3(ROOF ACCESS)5'-0"
5'-0"
5'-0"
5'-0"RESIDENT PARKINGRESIDENT PARKINGELEV 5STAIR 410'-0
"RESIDENT PARKINGA R C H I T E C T S
30'
15'
60'
YIELD STUDY W/ SHARED EASEMENTTPG SAUNDERS
NEWPORT BEACH, CALIFORNIA NOVEMBER 11, 2023 A-1.1LEVEL B1 - FLOOR PLAN
TPG
TCA# 2020-098 LEVEL B1 - FLOOR PLAN
30’
60’
120’
RESIDENTIAL VERTICAL CIRCULATION
ASSIGNED-RESIDENT PARKING
UNASSIGNED-GUEST PARKING
BACK OF HOUSE (BOH)
COLOR LEGEND
PROVIDED STALL HC VAN HC
STALL SIZES:
9'-0"9'-0"8'-0"9'-0"5'-0"
18
'
-
0
"
18
'
-
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"
8’-6”
17
’
-
0
”
THE RESIDENCES AT AIRPORT VILLAGE
NEWPORT BEACH, CALIFORNIA
TCA # 2020-098
FEBRUARY 16, 2024
SITE DEVELOPMENT REVIEW A-1.1BUILDING PLANS
LEVEL B1 - BASEMENT FLOOR PLAN95
2"-4"
2"-4"
2"-4"
SSLOPE1.5%SLOPE12%B
I
R
C
H
S
T
.
EXISTING
OFFICE
EXISTING
RETAIL
EXISTING
MEDICAL
OFFICE
EXISTING CAR
RENTALTRASH1,408 SFTRASH1,114 SFELEC.MACARTHUR BLVD.
CA
M
PU
S DR.GEN.MECH.26'-0
"
26'-0
"
26'-0
"
26'-0
"RESIDENT PARKINGRESIDENT PARKINGTTLOBBY
ELEC.ELECTRICALMECHTRASH983 SF
RA
MP DNTRASH832 SFDOG SPA351 SFBIKE PARKING1,136 SF26'-0
"
26'-0"
T T
TGATEPUMPFIRE CTLRESIDENT PARKINGGUEST PARKINGGUEST PARKINGGATEMOVE-INMOVE-INMECHMOVE-IN26'-0"
10'-0
"7.5%15%RA
MP DN15%HIGH SPEED ROLL-UP GATE(CONTROLLED ACCESS ONLY)HIGH SPEED ROLL-UP GATE(OPEN DURING BUSINESS HOURS)
ENTRY PLAZAHIGH SPEED ROLL-UP GATE(CONTROLLED ACCESS ONLY)HIGH SPEED ROLL-UP GATE(CONTROLLED ACCESS ONLY)STAIR TO PODIUM
STAIR TO PODIUM
ELEV 1
ELEV 2
STAIR 1(ROOF ACCESS)
STAIR 2ELEV 3ELEV 4ELEV 5STAIR 3(ROOF ACCESS)SE
T
B
A
CK
20
'
-
0
"
S E T BA CK20'-0"
SETB
AC
K
5'-0"
SETBACK
5'-0"
S E T BACK20'-0"
S
E
T
BA
C
K
5'-0
"
DOG PARK
5'-0"
5'-0"
5'-0"
26'-0"
26'-0"
16'-2"
5'-0"
5'-0"
26'-0"
5'-0"
19'-0"
31'-0"
1
8'-0"
2
6'-0"
30'-0"
16'-
0
"
13'-0
"
26'-0"
14'-
6
"
29'-0"STAIR 426'-8"7.5%CALL BOX
CALL BOX
RIDESHARE DROP-OFF
DELIVERY DROP-OFF
26'-0"
26'-0"
A R C H I T E C T S
40'
20'
80'
TPG SAUNDERS
NEWPORT BEACH, CALIFORNIA NOVEMBER 11, 2023 A-1.2LEVEL 1 - FLOOR PLAN
TPG
TCA# 2020-098 LEVEL 1 - FLOOR PLAN
30’
60’
120’
LOBBY / LEASING / AMENITY
RESIDENTIAL VERTICAL CIRCULATION
CORRIDOR
UNITS
ASSIGNED- RESIDENT PARKING
UNASSIGNED- GUEST PARKING
BACK OF HOUSE (BOH)
COURTYARD
COLOR LEGEND
PROVIDED STALL HC VAN HC
STALL SIZES:
9'-0"9'-0"8'-0"9'-0"5'-0"
18
'
-
0
"
18
'
-
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"
8’-6”
17
’
-
0
”
LEASING OFFICE
THE RESIDENCES AT AIRPORT VILLAGE
NEWPORT BEACH, CALIFORNIA
TCA # 2020-098
FEBRUARY 16, 2024
SITE DEVELOPMENT REVIEW A-1.2BUILDING PLANS
LEVEL 1 - GROUND FLOOR PLAN96
B
I
R
C
H
S
T
.
EXISTING
OFFICE EXISTING
RETAIL
EXISTING
MEDICAL
OFFICE
EXISTING CAR
RENTAL
CA
M
PU
S DR.BREEZEWAYSGL VOLUMEFITNESS2,922 SFSGL VOLUMEBREEZEWAYDBL VOLUMEPOOL R.R.672 SFSGL VOLUMEYOGA1,113 SF14
1'-5"
58
'-3"
GOLF701 SF
DBL VOLUMERESTROOM870 SFCOVER'D COURTYARD AMENITY2,400 SF528'-9"BREEZEWAY21
4'-6"
32'-7"
40'-5"
66
'-9"
7'-2"
7'-2"
7'-
2
"
7'-2"
7'-2"BUSI. CTR.2,850 SFDBL VOLUMESTAIR TO GRADESTAIR TO
GR ADE
MACARTHUR BLVD.
ELEV 1
ELEV 2
STAIR 1(ROOF ACCESS)
STAIR 2ELEV 3ELEV 4STAIR 3(ROOF ACCESS)STAIR 4STAIR 5
SE
T
B
A
CK
20
'
-
0
"
S E T BA CK20'-0"
SETB
AC
K
5'-0"
SETBACK
5'-0"
S E T BACK20'-0"
S
E
T
BA
C
K
5'-0
"ELEV 57'-2"
7'-2"
7'-
2
"
7'-7"
7'-2"
25
'-
3"
B936 A716 A716 A406 A406 A406 A406
A406 A406 A406 B936
S101
S101
S101
C500
C500
S405
S101
A105
A105
A201 A201
A110
C500
C500
A110
S101
S101
A105
A105
B103
A105
A110
A110
S101
S101
A110
B424
A105
B103
B103
S405
S405
S405
S405
A110
B103
A110
A110
B103
A110
B936
B900
B700
B700
A720
A720
A720
B709 B
B709 B
B709 B
B709 B
A720
A720
B709 B
A710 A710
B709 B
B709 B
B709 B
A710
A710
A716
A716
B936
A716
B700
A710A716A716A716B700B700B900
A R C H I T E C T S
30'
15'
60'
YIELD STUDY W/ SHARED EASEMENTTPG SAUNDERS
NEWPORT BEACH, CALIFORNIA NOVEMBER 11, 2023 A-1.3LEVEL 2 - FLOOR PLAN
TPG
TCA# 2020-098 LEVEL 2 - FLOOR PLAN
30’
60’
120’
LOBBY / LEASING / AMENITY
RESIDENTIAL VERTICAL CIRCULATION
CORRIDOR
UNITS
BACK OF HOUSE (BOH)
COURTYARD
COLOR LEGEND
THE RESIDENCES AT AIRPORT VILLAGE
NEWPORT BEACH, CALIFORNIA
TCA # 2020-098
FEBRUARY 16, 2024
SITE DEVELOPMENT REVIEW A-1.3BUILDING PLANS
LEVEL 2 - PODIUM LEVEL FLOOR PLAN97
B
I
R
C
H
S
T
.
CA
M
PU
S DR.OPEN TO BELOWOPEN TO BELOWOPEN TO BELOWPOOL COURTYARD BELOWTREATMENT RM1,097 SFSGL VOLUMEMACARTHUR BLVD.
ELEV 1
ELEV 2
STAIR 1(ROOF ACCESS)
STAIR 2ELEV 4STAIR 3(ROOF ACCESS)SE
T
B
A
CK
20
'
-
0
"
S E T BA CK20'-0"
SETB
AC
K
5'-0"
SETBACK
5'-0"
S E T BACK20'-0"
S
E
T
BA
C
K
5'-0
"COURTYARD BELOWELEV 3STAIR 5STAIR 4ELEV 57'-2"
7'-2"
7'-
2
"
7'-2"
7'-2"
7'-2"
7'-2"
7'-
2
"
7'-7"
7'-2"
B936 A716 A716 A406 A406 A406 A406
A406 A406 A406 B936
S101
S101
S101
C500
C500
S405
S101
A105
A105
A201 A201
A110
C500
C500
A110
S101
S101
A105
A105
B103
A105
A110
A110
S101
S101
A110
B424
A105
B103
B103
S405
S405
S405
S405
A110
B103
A110
A110
B103
A110
B936
B900
B700
B700
A720
A720
A720
B709 B
B709 B
B709 B
B709 B
A720
A720
B709 B
A710 A710
B709 B
B709 B
B709 B
A710
A710
A716
A716
B936
A716
B700
A710A716A716A716B700B700B900
B700
A720
A710
A R C H I T E C T S
30'
15'
60'
TPG SAUNDERS
NEWPORT BEACH, CALIFORNIA NOVEMBER 11, 2023 A-1.4LEVEL 3 - FLOOR PLAN
TPG
TCA# 2020-098 LEVEL 3 - FLOOR PLAN
30’
60’
120’
LOBBY / LEASING / AMENITY
RESIDENTIAL VERTICAL CIRCULATION
CORRIDOR
UNITS
BACK OF HOUSE (BOH)
COURTYARD
COLOR LEGEND
THE RESIDENCES AT AIRPORT VILLAGE
NEWPORT BEACH, CALIFORNIA
TCA # 2020-098
FEBRUARY 16, 2024
SITE DEVELOPMENT REVIEW A-1.4BUILDING PLANS
LEVEL 3 - FLOOR PLAN98
B
I
R
C
H
S
T
.
CA
M
PU
S DR.CLUBROOM3,999 SFPOOL COURTYARD BELOWSINGLE VOLUME15' PLATE HEIGHTMACARTHUR BLVD.
ELEV 1
ELEV 2
STAIR 1(ROOF ACCESS)
STAIR 2ELEV 4STAIR 3(ROOF ACCESS)SE
T
B
A
CK
20
'
-
0
"
S E T BA CK20'-0"
SETB
AC
K
5'-0"
SETBACK
5'-0"
S E T BACK20'-0"
S
E
T
BA
C
K
5'-0
"COURTYARD BELOWELEV 3STAIR 5STAIR 4ELEV 57'-2"
7'-2"
7'-
2
"
7'-2"
7'-2"
7'-2"
7'-2"
7'-
2
"
7'-7"
7'-2"
B936 A716 A716 A406 A406 A406 A406
A406 A406 A406 B936
S101
S101
S101
C500
C500
S405
S101
A105
A105
A201 A201
A110
C500
C500
A110
S101
S101
A105
A105
B103
A105
A110
A110
S101
S101
A110
B424
A105
B103
B103
S405
S405
S405
S405
A110
B103
A110
A110
B103
A110
B936
B900
B700
B700
A720
A720
A720
B709 B
B709 B
B709 B
B709 B
A720
A720
B709 B
A710 A710
B709 B
B709 B
B709 B
A710
A710
A716
A716
B936
A716
B700
A710A716A716A716B700B700B900
B700
A720
A710
A716
A406
A406
A110
A R C H I T E C T S
30'
15'
60'
TPG SAUNDERS
NEWPORT BEACH, CALIFORNIA NOVEMBER 11, 2023 A-1.5LEVEL 4 - FLOOR PLAN
TPG
TCA# 2020-098 LEVEL 4 - FLOOR PLAN
30’
60’
120’
LOBBY / LEASING / AMENITY
RESIDENTIAL VERTICAL CIRCULATION
CORRIDOR
UNITS
BACK OF HOUSE (BOH)
COURTYARD
COLOR LEGEND
THE RESIDENCES AT AIRPORT VILLAGE
NEWPORT BEACH, CALIFORNIA
TCA # 2020-098
FEBRUARY 16, 2024
SITE DEVELOPMENT REVIEW A-1.5BUILDING PLANS
LEVEL 4 - FLOOR PLAN99
CLUBROOM3,074 SFROOF DECK1,427 SFFF +6' FROM CORRIDORB
I
R
C
H
S
T
.
CA
M
PU
S DR.POOL COURTYARD BELOWMACARTHUR BLVD.
ELEV 1
ELEV 2
STAIR 1(ROOF ACCESS)
STAIR 2ELEV 4STAIR 3(ROOF ACCESS)SE
T
B
A
CK
20
'
-
0
"
S E T BA CK20'-0"
SETB
AC
K
5'-0"
SETBACK
5'-0"
S E T BACK20'-0"
S
E
T
BA
C
K
5'-0
"COURTYARD BELOWELEV 3STAIR 5STAIR 4ELEV 57'-2"
7'-
2
"
7'-2"
7'-2"
7'-2"
7'-
2
"
7'-7"
7'-2"
B936 A716 A716 A406 A406 A406 A406
A406 A406 A406 B936
S101
S101
C500
C500
S405
S101
A105
A105
A201 A201
A110
C500
C500
A110
S101
A105
A105
B103
A105
A110
A110
S101
S101
A110
B424
A105
B103
B103
S405
S405
S405
S405
A110
B103
A110
A110
B103
A110
B936
B900
B700
B700
A720
A720
A720
B709 B
B709 B
B709 B
B709 B
A720
A720
B709 B
A710 A710
B709 B
B709 B
B709 B
A710
A710
A716
A716
B936
A716
B700
A710A716A716A716B700B700B900
B700
A720
A710
A716
A406
A406
A110
S101
S101
A R C H I T E C T S
30'
15'
60'
TPG SAUNDERS
NEWPORT BEACH, CALIFORNIA NOVEMBER 11, 2023 A-1.6LEVEL 5 - FLOOR PLAN
TPG
TCA# 2020-098 LEVEL 5 - FLOOR PLAN
30’
60’
120’
LOBBY / LEASING / AMENITY
RESIDENTIAL VERTICAL CIRCULATION
CORRIDOR
UNITS
BACK OF HOUSE (BOH)
COURTYARD
COLOR LEGEND
THE RESIDENCES AT AIRPORT VILLAGE
NEWPORT BEACH, CALIFORNIA
TCA # 2020-098
FEBRUARY 16, 2024
SITE DEVELOPMENT REVIEW A-1.6BUILDING PLANS
LEVEL 5 - FLOOR PLAN100
B
I
R
C
H
S
T
.
CA
M
PU
S DR.LOW ROOF/DECK BELOWOPEN TO BELOWPOOL COURTYARD BELOW7'-2"7'-2"7'-2"
MACARTHUR BLVD.
ELEV 1
ELEV 2
STAIR 1(ROOF ACCESS)
STAIR 2ELEV 4STAIR 3(ROOF ACCESS)SE
T
B
A
CK
20
'
-
0
"
S E T BA CK20'-0"
SETB
AC
K
5'-0"
SETBACK
5'-0"
S E T BACK20'-0"
S
E
T
BA
C
K
5'-0
"COURTYARD BELOWELEV 3STAIR 5STAIR 4ELEV 57'-2"
7'-2"
7'-
2
"
7'-2"
7'-2"
7'-2"
7'-2"
7'-
2
"
7'-7"
7'-2"
B936 A716 A716 A406 A406 A406 A406
A406 A406 A406 B936
S101
S101
S101
C500
C500
S405
S101
A105
A105
A201 A201
A110
C500
C500
A110
S101
S101
A105
A105
B103
A105
A110
A110
S101
S101
A110
B424
A105
B103
B103
S405
S405
S405
S405
A110
B103
A110
A110
B103
A110
B936
B900
B700
B700
A720
A720
A720
B709 B
B709 B
B709 B
B709 B
A720
A720
B709 B
A710 A710
B709 B
B709 B
B709 B
A710
A710
A716
A716
B936
A716
B700
A710A716A716A716B700B700B900
B700
A720
A710
A716
A406
A406
A110
A R C H I T E C T S
30'
15'
60'
TPG SAUNDERS
NEWPORT BEACH, CALIFORNIA NOVEMBER 11, 2023 A-1.7LEVEL 6 - FLOOR PLAN
TPG
TCA# 2020-098 LEVEL 6 - FLOOR PLAN
30’
60’
120’
LOBBY / LEASING / AMENITY
RESIDENTIAL VERTICAL CIRCULATION
CORRIDOR
UNITS
BACK OF HOUSE (BOH)
COURTYARD
COLOR LEGEND
THE RESIDENCES AT AIRPORT VILLAGE
NEWPORT BEACH, CALIFORNIA
TCA # 2020-098
FEBRUARY 16, 2024
SITE DEVELOPMENT REVIEW A-1.7BUILDING PLANS
LEVEL 6 - FLOOR PLAN101
TRASH CHUTE VENTILATION
SHAFT
RAISED PLATE HEIGHTS AT CORNER UNITS, TYPICAL
42" HIGH PARAPET MIN. ABV. FINISHED ROOF
AWNING
LOW ROOF (TYP.)
ELEVATOR OVERRUN TRASH CHUTE VENTILATION SHAFT
TRASH CHUTE
VENTILATION SHAFT
ELEVATOR
OVERRUN
ELEVATOR
OVERRUN
VENTILATION
SHAFT
VENTILATION
SHAFT
ROOFBELOWPOOL COURTYARD BELOWLOW ROOF (TYP.)
MECHANICAL EQUIPMENT ON PLATFORM,
TYP.
LINE OF CORRIDOR BELOW
S E T BACK20'-0 "
ELEV 1
ELEV 2
STAIR 1(ROOF ACCESS)
STAIR 2ELEV 3ELEV 4STAIR 3(ROOF ACCESS)STAIR 5
RAISED PLATE HEIGHTS AT CORNER UNITS, TYPICAL
TRASH CHUTE
VENTILATION SHAFT
AWNING
LOW ROOF (TYP.)
42" HIGH PARAPET MIN. ABV. FINISHED ROOF
B
I
R
C
H
S
T
.
CA
M
PU
S DR.
MACARTHUR BLVD.COURTYARD BELOWVENTILATION
SHAFTSTAIR 4ELEV 5A R C H I T E C T S
30'
15'
60'
TPG SAUNDERS
NEWPORT BEACH, CALIFORNIA NOVEMBER 11, 2023 A-1.09ROOF PLANTPG
TCA# 2020-098 ROOF PLAN
20’
40’
80’
STAIR TO ROOF
UTILITY SHAFT TO ROOF
MECHANICAL EQUIPMENT
COLOR LEGEND
STAIR TO ROOF
ROOF LEGEND
MECHANICAL EQUIPMENT
UTILTIY SHAFT TO ROOF
THE RESIDENCES AT AIRPORT VILLAGE
NEWPORT BEACH, CALIFORNIA
TCA # 2020-098
FEBRUARY 16, 2024
SITE DEVELOPMENT REVIEW A-1.8A-1.8BUILDING PLANS
CONCEPTUAL ROOF PLAN102
ENTRY PLAZA
UNIT B936 UNIT A406UNIT A406 UNIT A406
ELEVATION SKEWED IN VIEWELEVATION SKEWED IN VIEW
GARAGESTAIR 1 / TRASH CUTEGARAGE
UNIT A406 UNIT A406 UNIT A406 UNIT A406 UNIT A716UNIT A716 UNIT B936
(±
)
1
7
'
-
0
"
@ C
O
R
N
E
R
UN
I
T
S
O
N
L
Y
@ C
O
R
N
E
R
UN
I
T
S
O
N
L
Y
10
'
-
1
"
(±
)
1
5
'
-
0
"
12
'
-
1
"
10
'
-
1
"
10
'
-
1
"
10
'
-
1
"
10
'
-
1
"
12
'
-
1
"
10
'
-
1
"
10
'
-
1
"
10
'
-
1
"
85
'
-
0
"
MA
X
.
H
E
I
G
H
T
85
'
-
0
"
MA
X
.
H
E
I
G
H
T
16’
32’
64’
MacArthur BLVD
B
I
R
C
H ST.
CA
M
P
U
S D
R.
1 2
THE RESIDENCES AT
AIRPORT VILLAGE
NEWPORT BEACH, CALIFORNIA
TCA # 2020-098
FEBRUARY 16, 2024
SITE DEVELOPMENT REVIEW A-2.1A-2.1ELEVATIONS
SOUTH ELEVATION
1) SOUTH ELEVATION - MACARTHUR
KEY PLAN
P-1 G-1GR-1 P-1 V-1 SN-1MP-1P-1SN-1 MP-1P-1W-1 CP-1A-1
MATERIAL LEGEND:
EXTERIOR PLASTER
METAL PANEL
CEMENTITIOUS PANEL
STONE VENEER
STORE FRONT
GLASS RAILING
METAL AWNING
VINYL WINDOWS
METAL RAILING
GARAGE SCREENS
BUILDING SIGNAGE
P-1:
MP-1:
CP-1:
V-1:
SF-1
GR-1:
A-1:
W-1:
R-1:
G-1:
SN-1:
2) PERSPECTIVE VIEW FROM MACARTHUR
*LANDSCAPE IN RENDER IS CONCEPTUAL AND MAY NOT REPRESENT THE ACTUAL PLANTING OR LOCATION.
103
UNIT C500SHAFTUNIT 105
GARAGEGARAGE
UNIT S101 UNIT C500 UNIT C500 UNIT S101
GARAGE ENTRY
UNIT C500UNIT 105UNIT S405 UNIT S101
ENTRY PLAZA
ELEV. & CORR.UNIT A110 UNIT S101 UNIT B936
GOLF LOUNGE @ LEVEL 2
WALKWAY & COURTYARD BEYOND
EL
E
V
A
T
I
O
N
M
A
T
C
H
L
I
N
E
EL
E
V
A
T
I
O
N
M
A
T
C
H
L
I
N
E
EL
E
V
A
T
I
O
N
M
A
T
C
H
L
I
N
E
EL
E
V
A
T
I
O
N
M
A
T
C
H
L
I
N
E
(±
)
1
5
'
-
0
"
@ C
O
R
N
E
R
UN
I
T
S
O
N
L
Y
10
'
-
1
"
10
'
-
1
"
10
'
-
1
"
10
'
-
1
"
12
'
-
1
"
MA
X
.
H
E
I
G
H
T
85
'
-
0
"
@ C
O
R
N
E
R
UN
I
T
S
O
N
L
Y
10
'
-
1
"
(±
)
1
7
'
-
0
"
12
'
-
1
"
10
'
-
1
"
10
'
-
1
"
10
'
-
1
"
MA
X
.
H
E
I
G
H
T
85
'
-
0
"
16’
32’
64’
MacArthur BLVD
B
I
R
C
H ST.
CA
M
P
U
S D
R.
2
1.2
1.1
THE RESIDENCES AT
AIRPORT VILLAGE
NEWPORT BEACH, CALIFORNIA
TCA # 2020-098
FEBRUARY 16, 2024
SITE DEVELOPMENT REVIEW A-2.2A-2.2ELEVATIONS
EAST ELEVATIONS
KEY PLAN2) PERSPECTIVE VIEW FROM INTERNAL ROAD
1.2) EAST ELEVATION1.1) EAST ELEVATION - ENTRY
P-1P-1 GR-1GR-1 P-1V-1 V-1 SF-1SF-1 SF-1 SF-1 G-1P-1 P-1 MP-1 SN-1R-1R-1 W-1W-1 CP-1CP-1A-1 SN-1 MP-1
MATERIAL LEGEND:
EXTERIOR PLASTER
METAL PANEL
CEMENTITIOUS PANEL
STONE VENEER
STORE FRONT
GLASS RAILING
METAL AWNING
VINYL WINDOWS
METAL RAILING
GARAGE SCREENS
BUILDING SIGNAGE
P-1:
MP-1:
CP-1:
V-1:
SF-1
GR-1:
A-1:
W-1:
R-1:
G-1:
SN-1:
*LANDSCAPE IN RENDER IS CONCEPTUAL AND MAY NOT REPRESENT THE ACTUAL PLANTING OR LOCATION.
104
GARAGE
AMENITY STACK
GARAGE ENTRY
UNIT S101
GARAGESTAIR 4 / TRASH CHUTE / CORR.GARAGE
UNIT A105 UNIT A105
STAIR 3 GARAGE
UNIT S101 UNIT S101UNIT B103 UNIT A110 UNIT A110UNIT A110UNIT C500 UNIT S101 UNIT A105
(±
)
1
5
'
-
0
"
@ C
O
R
N
E
R
UN
I
T
S
O
N
L
Y
10
'
-
1
"
10
'
-
1
"
10
'
-
1
"
10
'
-
1
"
12
'
-
1
"
MA
X
.
H
E
I
G
H
T
85
'
-
0
"
@ C
O
R
N
E
R
UN
I
T
S
O
N
L
Y
10
'
-
1
"
(±
)
1
5
'
-
0
"
12
'
-
1
"
10
'
-
1
"
10
'
-
1
"
10
'
-
1
"
MA
X
.
H
E
I
G
H
T
85
'
-
0
"
16’
32’
64’
MacArthur BLVD
B
I
R
C
H ST.
CA
M
P
U
S D
R.
1
2
THE RESIDENCES AT
AIRPORT VILLAGE
NEWPORT BEACH, CALIFORNIA
TCA # 2020-098
FEBRUARY 16, 2024
SITE DEVELOPMENT REVIEW A-2.3A-2.3ELEVATIONS
NORTH ELEVATION
KEY PLAN2) PERSPECTIVE VIEW FROM CAMPUS LOOKING WEST
1) NORTH ELEVATION - CAMPUS DRIVE
P-1G-1 GR-1P-1 V-1SF-1 P-1SN-1SN-1 MP-1 MP-1P-1W-1 R-1CP-1
MATERIAL LEGEND:
EXTERIOR PLASTER
METAL PANEL
CEMENTITIOUS PANEL
STONE VENEER
STORE FRONT
GLASS RAILING
METAL AWNING
VINYL WINDOWS
METAL RAILING
GARAGE SCREENS
BUILDING SIGNAGE
P-1:
MP-1:
CP-1:
V-1:
SF-1
GR-1:
A-1:
W-1:
R-1:
G-1:
SN-1:
*LANDSCAPE IN RENDER IS CONCEPTUAL AND MAY NOT REPRESENT THE ACTUAL PLANTING OR LOCATION.
105
GARAGE
AMENITY STACK
GARAGE ENTRYGARAGE SHAFT MOVE-IN GARAGE
UNIT A110 UNIT B424UNIT C500
GARAGE
UNIT A105 UNIT B103 UNIT B103 UNIT S405 UNIT S405
(±
)
1
5
'
-
0
"
@ L
E
V
E
L
6
TY
P
.
@ C
O
R
N
E
R
UN
I
T
S
O
N
L
Y
10
'
-
1
"
(±
)
1
5
'
-
0
"
12
'
-
1
"
10
'
-
1
"
10
'
-
1
"
10
'
-
1
"
10
'
-
1
"
11
'
-
1
"
10
'
-
1
"
10
'
-
1
"
10
'
-
1
"
85
'
-
0
"
MA
X
.
H
E
I
G
H
T
85
'
-
0
"
MA
X
.
H
E
I
G
H
T
EL
E
V
A
T
I
O
N
M
A
T
C
H
L
I
N
E
EL
E
V
A
T
I
O
N
M
A
T
C
H
L
I
N
E
16’
32’
64’
MacArthur BLVD
B
I
R
C
H ST.
CA
M
P
U
S D
R.
2
1.1
1 1.1
1.2
THE RESIDENCES AT
AIRPORT VILLAGE
NEWPORT BEACH, CALIFORNIA
TCA # 2020-098
FEBRUARY 16, 2024
SITE DEVELOPMENT REVIEW A-2.4A-2.4ELEVATIONS
WEST ELEVATION (PARTIAL)
KEY PLAN
1) OVERALL WEST ELEVATION
1.1) WEST ELEVATION (PARTIAL)
P-1G-1GR-1 P-1MP-1SF-1MP-1SN-1 P-1W-1R-1CP-1
MATERIAL LEGEND:
EXTERIOR PLASTER
METAL PANEL
CEMENTITIOUS PANEL
STONE VENEER
STORE FRONT
GLASS RAILING
METAL AWNING
VINYL WINDOWS
METAL RAILING
GARAGE SCREENS
BUILDING SIGNAGE
P-1:
MP-1:
CP-1:
V-1:
SF-1
GR-1:
A-1:
W-1:
R-1:
G-1:
SN-1:
106
GARAGE MOVE-IN GARAGE
UNIT A110 SHAFT / CORR.UNIT B936UNIT S405 UNIT S405 UNIT B103 UNIT A110 UNIT A110 UNIT B103
STAIR 2BEYOND
UNIT A110
(±
)
1
5
'
-
0
"
@ C
O
R
N
E
R
UN
I
T
S
O
N
L
Y
10
'
-
1
"
10
'
-
1
"
10
'
-
1
"
10
'
-
1
"
12
'
-
1
"
85
'
-
0
"
MA
X
.
H
E
I
G
H
T
EL
E
V
A
T
I
O
N
M
A
T
C
H
L
I
N
E
ELE
V
A
T
I
O
N
M
A
T
C
H
L
I
N
E
@ L
E
V
E
L
6
TY
P
.
10
'
-
1
"
(±
)
1
5
'
-
0
"
11
'
-
1
"
10
'
-
1
"
10
'
-
1
"
10
'
-
1
"
MA
X
.
H
E
I
G
H
T
85
'
-
0
"
1.1 1.2
16’
32’
64’
MacArthur BLVD
B
I
R
C
H ST.
CA
M
P
U
S D
R.
2
1
1.2
THE RESIDENCES AT
AIRPORT VILLAGE
NEWPORT BEACH, CALIFORNIA
TCA # 2020-098
FEBRUARY 16, 2024
SITE DEVELOPMENT REVIEW A-2.5A-2.5ELEVATIONS
WEST ELEVATION (PARTIAL)
KEY PLAN
1.2) WEST ELEVATION (PARTIAL)
1) OVERALL WEST ELEVATION
2) PERSPECTIVE VIEW FROM BIRCH STREET
P-1P-1 G-1 GR-1P-1 A-1SF-1 MP-1W-1 R-1 CP-1
MATERIAL LEGEND:
EXTERIOR PLASTER
METAL PANEL
CEMENTITIOUS PANEL
STONE VENEER
STORE FRONT
GLASS RAILING
METAL AWNING
VINYL WINDOWS
METAL RAILING
GARAGE SCREENS
BUILDING SIGNAGE
P-1:
MP-1:
CP-1:
V-1:
SF-1
GR-1:
A-1:
W-1:
R-1:
G-1:
SN-1:
*LANDSCAPE IN RENDER IS CONCEPTUAL AND MAY NOT REPRESENT THE ACTUAL PLANTING OR LOCATION.
107
GARAGE STAIR 2
UNIT B936 UNIT B900
GARAGE MONUMENT STAIR
COURTYARD BEYOND
GARAGE
UNIT B936
(±
)
1
7
'
-
0
"
@ C
O
R
N
E
R
UN
I
T
S
O
N
L
Y
10
'
-
1
"
10
'
-
1
"
10
'
-
1
"
10
'
-
1
"
12
'
-
1
"
85
'
-
0
"
MA
X
.
H
E
I
G
H
T
EL
E
V
A
T
I
O
N
M
A
T
C
H
L
I
N
E
EL
E
V
A
T
I
O
N
M
A
T
C
H
L
I
N
E
EL
E
V
A
T
I
O
N
M
A
T
C
H
L
I
N
E
EL
E
V
A
T
I
O
N
M
A
T
C
H
L
I
N
E
@ C
O
R
N
E
R
UN
I
T
S
O
N
L
Y
10
'
-
1
"
(±
)
1
5
'
-
0
"
12
'
-
1
"
10
'
-
1
"
10
'
-
1
"
10
'
-
1
"
MA
X
.
H
E
I
G
H
T
85
'
-
0
"
16’
32’
64’
MacArthur BLVD
B
I
R
C
H ST.
CA
M
P
U
S D
R.
2
1.2
1.1
THE RESIDENCES AT
AIRPORT VILLAGE
NEWPORT BEACH, CALIFORNIA
TCA # 2020-098
FEBRUARY 16, 2024
SITE DEVELOPMENT REVIEW A-2.6A-2.6ELEVATIONS
SOUTH ELEVATION
KEY PLAN
1.2) SOUTH ELEVATION - BIRCH ST.1.1) SOUTH ELEVATION - BIRCH ST.
P-1P-1 V-1 SN-1 V-1 A-1A-1 GR-1GR-1 SN-1 MP-1SN-1 MP-1W-1 CP-1
MATERIAL LEGEND:
EXTERIOR PLASTER
METAL PANEL
CEMENTITIOUS PANEL
STONE VENEER
STORE FRONT
GLASS RAILING
METAL AWNING
VINYL WINDOWS
METAL RAILING
GARAGE SCREENS
BUILDING SIGNAGE
P-1:
MP-1:
CP-1:
V-1:
SF-1
GR-1:
A-1:
W-1:
R-1:
G-1:
SN-1:
2) PERSPECTIVE VIEW FROM BIRCH STREET
*LANDSCAPE IN RENDER IS CONCEPTUAL AND MAY NOT REPRESENT THE ACTUAL PLANTING OR LOCATION.
108
3RD STORY
4TH STORY
5TH STORY
ROOF
2ND STORY
6TH STORY
1ST STORY
BASEMENT 1
PARKING
PARKING
AMENITY
UNITS COURTYARD UNITS
PR
O
P
E
R
T
Y
L
I
N
E
SE
T
B
A
C
K
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
SE
T
B
A
C
K
L
I
N
E
UNIT BEYOND
ROLL-UP GATECONTROLLED ACCESS
RESIDENT GARAGE ENTRYFROM INTERNAL ROAD
INTERNAL
DRIVE
OPEN WALKWAY/BRIDGE ELEMENT (TYP.)
TRASH RM.
11
'
-
1
"
10
'
-
1
"
10'
-
1
"
10'
-
1
"
10'
-
1
"
17'
-
0
"
10'
-
0
"
UNITSBEYOND
3RD STORY
4TH STORY
5TH STORY
ROOF
2ND STORY
6TH STORY
1ST STORY
BASEMENT 1
10
'
-
1
"
10
'
-
1
"
10
'
-
1
"
10
'
-
1
"
11'
-
1
"
19'
-
6
"
10
'
-
0
"
PARKING
PARKING
COVEREDAMENITY
POOL POOL
UNITSCOURTYARD
RESIDENT GARAGE ENTRYFROM CAMPUS DRIVE
CA
M
P
U
S
D
R
I
V
E
ROLL-UP GATECONTROLLED ACCESS
PRO
P
E
R
T
Y
L
I
N
E
SE
T
B
A
C
K
L
I
N
E
BIR
C
H
S
T
R
E
E
T
RAMP DOWN TO LVEL B1
UNITSBEYOND
SPASPA
MONUMENT STAIR
3RD STORY
4TH STORY
5TH STORY
ROOF
2ND STORY
6TH STORY
1ST STORY
BASEMENT 1
FITNESS
CLUBROOM
PARKING
PARKING
YOGA
ROOF DECK
TREATMENT ROOM
CLUBROOM
RAMP DOWN TO LVEL B1
GENERATORROOMMECH.
OPEN DECK BEYOND 16'
-
1
"
10
'
-
1
"
10
'
-
1
"
17
'
-
2
"
10
'
-
0
"
CA
M
P
U
S
D
R
I
V
E
UNIT B424 UNIT A110 ELEV.AMENITY STACK
16
'
-
1
"
MECH.
PRO
P
E
R
T
Y
L
I
N
E
SE
T
B
A
C
K
L
I
N
E
3RD STORY
4TH STORY
5TH STORY
ROOF
2ND STORY
6TH STORY
1ST STORY
BASEMENT 1
YOGA
CLUBROOM
CLUBROOM
PARKING
AMENITY STACK UNITS
UNITSBEYOND
RESIDENT GARAGE ENTRYFROM INTERNAL ROAD
PRO
P
E
R
T
Y
L
I
N
E
SE
T
B
A
C
K
L
I
N
E
INTERNAL
DRIVE
ROLL-UP GATECONTROLLED ACCESS
16
'
-
1
"
16'
-
1
"
10
'
-
1
"
10
'
-
1
"
17
'
-
2
"
10
'
-
0
"
TREATMENT
70'
PARKING
18
'
-
0
"
0'
A R C H I T E C T S
20'10'
TPG SAUNDERS
NEWPORT BEACH, CALIFORNIA NOVEMBER 11, 2023 A-3.0OVERALL BUILDING SECTIONSTPG
TCA# 2020-098 OVERALL BUILDING SECTIONS
30’
60’
120’
MacArthur BLVD
B
I
R
C
H
ST.
CA
M
P
U
S D
R.
A
CACBB
D
THE RESIDENCES AT AIRPORT VILLAGE
NEWPORT BEACH, CALIFORNIA
TCA # 2020-098
FEBRUARY 16, 2024
SITE DEVELOPMENT REVIEW A-3.1SECTIONS
KEY PLAN
SECTION A
SECTION B
SECTION C SECTION D
109
SHERWIN-WILLIAMS
SW7068 - GRIZZLE GRAY
OR SIMILAR.
THE RESIDENCES AT
AIRPORT VILLAGE
NEWPORT BEACH, CALIFORNIA
TCA # 2020-098
FEBRUARY 16, 2024
SITE DEVELOPMENT REVIEW A-4.1A-4.1MATERIALS
G-1 GARAGE SCREENSA-1 METAL AWNINGS
GR-1 GLASS RAILINGS R-1 METAL RAILINGS
V-
1
E
X
T
E
R
I
O
R
V
E
N
E
E
R
CP
-
1
C
E
M
E
N
T
I
T
I
O
U
S
P
A
N
E
L
MP
-
1
M
E
T
A
L
P
A
N
E
L
NICHIHA - WOOD SERIES - VINTAGE WOOD
CEDAR OR SIMILAR
SF
-
1
S
T
O
R
E
F
R
O
N
T
P-
E
X
T
E
R
I
O
R
P
L
A
S
T
E
R
AC
C
E
N
T
C
O
L
O
R
S
PR
I
M
A
R
Y
C
O
L
O
R
S
OMEGA PRODUCTS - EXTERIOR PLASTER
20/30 SAND FINISH OR SIMILAR
P-3 - SHERWIN-WILLIAMS
SW6258 - TRICORN BLACK
OR SIMILAR.
P-1 - SHERWIN-WILLIAMS
SW7004 - SNOWBOUND
OR SIMILAR.
P-2 - SHERWIN-WILLIAMS
SW6254 - LAZY GRAY
OR SIMILAR.
CERACLAD - MODERN STRIPE
COLOR - CHARCOAL OR SIMILAR
ELDORADO STONE - RIDGETOP18
COLOR - WHISPER WHITE OR SIMILAR
ALPOLIC - CEMENTITIOUS PANEL
COLOR - CVG GREY OR SIMILAR
ME
T
A
L
S
(R
A
I
L
I
N
G
S
/
A
W
N
I
N
G
S
,
T
R
I
M
)
SHERWIN-WILLIAMS
SW6989 - DOMINO
OR SIMILAR.
110
10'
B
I
R
C
H
S
T
.
CA
MPU
S DR.POOL COURTYARD BELOWMACARTHUR BLVD.SETBACK
20
'
-
0
"
SETB ACK20'-0"
SETBAC
K
5'-0"
SETBACK
5'-0"
S E T BACK20'-0"
SE
T
BACK
5'-0"
ELEV 1
ELEV 2
STAIR 1(ROOF ACCESS)
STAIR 2ELEV 3ELEV 4ELEV 5STAIR 3(ROOF ACCESS)STAIR 4STAIR 5COURTYARD BELOWA R C H I T E C T S
30'
15'
60'
TPG SAUNDERS
NEWPORT BEACH, CALIFORNIA NOVEMBER 11, 2023 A-1.YFIRE AREA DIAGRAMTPG
TCA# 2020-098 FIRE AREA DIAGRAM
THE RESIDENCES AT
AIRPORT VILLAGE
NEWPORT BEACH, CALIFORNIA
TCA # 2020-098
FEBRUARY 16, 2024
SITE DEVELOPMENT REVIEW A-4.2A-4.2ALLOWABLE AREASN.T.S.
FIRE AREA 9:
LVL 2: 10,153 S.F.LVL 3: 7,231 S.F.LVL 4: 10,153 S.F.
LVL 5: 10,153 S.F.
LVL 6: 5,652 S.F.
TOTAL AREA: 43,342 S.F.
AREA INCREASE FOR FIRE AREA 10
AREA INCREASE FOR FIRE AREA 13
FIRE AREA 10:
LVL 2: 10,974 S.F.
LVL 3: 10,974 S.F.LVL 4: 10,974 S.F.
LVL 5: 10,974 S.F.
LVL 6: 10,974 S.F.
TOTAL AREA: 54,870 S.F.
FIRE AREA 8:
LVL 2: 9,049 S.F.
LVL 3: 9,049 S.F.
LVL 4: 9,049 S.F.LVL 5: 9,049 S.F.
LVL 6: 9,049 S.F.
TOTAL AREA: 45,245 S.F.
FIRE AREA 7:LVL 2: 7,726 S.F.
LVL 3: 7,726 S.F.
LVL 4: 7,726 S.F.
LVL 5: 7,726 S.F.
LVL 6: 7,726 S.F.
TOTAL AREA: 38,630 S.F.
FIRE AREA 6:
LVL 2: 5,343 S.F.
LVL 3: 5,343 S.F.LVL 4: 5,343 S.F.
LVL 5: 5,343 S.F.
LVL 6: 5,343 S.F.
TOTAL AREA: 26,715 S.F.
FIRE AREA 5:
LVL 2: 9,967 S.F.
LVL 3: 7,117 S.F.
LVL 4: 9,967 S.F.
LVL 5: 9,967 S.F.LVL 6: 9,967 S.F.
TOTAL AREA: 46,985 S.F.
FIRE AREA 4:
LVL 2: 7,235 S.F.
LVL 3: 7,235 S.F.
LVL 4: 7,235 S.F.
LVL 5: 7,235 S.F.LVL 6: 7,235 S.F.
TOTAL AREA: 36,175 S.F.
FIRE AREA 3:LVL 2: 8,569 S.F.
LVL 3: 8,569 S.F.
LVL 4: 8,569 S.F.
LVL 5: 8,569 S.F.
LVL 6: 8,569 S.F.
TOTAL AREA: 42,845 S.F.
FIRE AREA 11:
LVL 2: 8,407 S.F.LVL 3: 8,407 S.F.
LVL 4: 8,407 S.F.
LVL 5: 8,407 S.F.
LVL 6: 8,407 S.F.
TOTAL AREA: 42,035 S.F.
FIRE AREA 12:LVL 2: 9,113 S.F.
LVL 3: 9,113 S.F.
LVL 4: 9,113 S.F.
LVL 5: 9,113 S.F.
LVL 6: 9,113 S.F.
TOTAL AREA: 45,565 S.F.
FIRE AREA 13:
LVL 2: 7,750 S.F.
LVL 3: 7,750 S.F.LVL 4: 7,750 S.F.
LVL 5: 7,750 S.F.
LVL 6: 7,750 S.F.
TOTAL AREA: 38,750 S.F.
FIRE AREA 1:LVL 2: 8,767 S.F.
LVL 3: 8,767 S.F.
LVL 4: 8,767 S.F.
LVL 5: 8,767 S.F.
LVL 6: 8,767 S.F.
TOTAL AREA: 43,835 S.F.
FIRE AREA 2:
LVL 2: 8,569 S.F.
LVL 3: 8,569 S.F.
LVL 4: 8,569 S.F.
LVL 5: 8,569 S.F.LVL 6: 8,569 S.F.
TOTAL AREA: 42,845 S.F.
TYPICAL LEVEL
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 506.2
NS = TABULAR AREA FACTOR PER TABLE 506.2 FOR NON SPRINKLERED BUILDINGIF = AREA FACTOR INCREASE DUE TO FRONTAGE PER 506.3
SA = 2
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 SF
TOTAL ALLOWABLE AREA PER BUILDING =48,000 SF
AA = [24,000 S.F. + (24,000 S.F. X .5)] X 2 = 72,000 SF
PERIMETER LENGTH = 446’PERIMETER OF BUILDING WITH FRONTAGE > 30’ = 288’ (60%)If per TABLE 506.3.3 = .50
AA = [24,000 S.F. + (24,000 S.F. X .75)] X 2
= 84,000 SF
PERIMETER LENGTH = 440’PERIMETER OF BUILDING WITH FRONTAGE > 30’ = 365’ (83%)If per TABLE 506.3.3 = .75
111
85
'
-
0
"
MA
X
I
M
U
M
B
U
I
L
D
I
N
G
H
E
I
G
H
T
+137.46'
MAXIMUM HEIGHT
ADJACENT GRADE+50.00'
+52.46'
ESTABLISHED GRADE
±8
0
'
-
9
"
F.S. = +52.85'
T.O.P. = ±133.40'
85
'
-
0
"
MA
X
I
M
U
M
B
U
I
L
D
I
N
G
H
E
I
G
H
T
+137.46'
MAXIMUM
HEIGHT
ADJACENT GRADE+51.50'
+52.46'
±8
0
'
-
9
"
F.S. = +51.50'
T.O.P. = ±133.40'
ESTABLISHED GRADE
85
'
-
0
"
MA
X
I
M
U
M
B
U
I
L
D
I
N
G
H
E
I
G
H
T
+137.46'
MAXIMUM HEIGHT
ADJACENT GRADE+55.00'
+52.46'
ESTABLISHED GRADE
±7
8
'
-
9
"
F.S. = +54.5'
T.O.P. = ±131.40'
85
'
-
0
"
MA
X
I
M
U
M
B
U
I
L
D
I
N
G
H
E
I
G
H
T
+137.46'
MAXIMUM HEIGHT
ADJACENT GRADE+53.00'
+52.46'
ESTABLISHED GRADE
±8
0
'
-
9
"
F.S. = +53.0'
T.O.P. = ±133.40'
85
'
-
0
"
MA
X
I
M
U
M
B
U
I
L
D
I
N
G
H
E
I
G
H
T
+137.46'
MAXIMUM HEIGHT
ADJACENT GRADE+53.00'
+52.46'
ESTABLISHED GRADE
±7
8
'
-
9
"
F.S. = +53.0'
T.O.P. = ±131.40'
85
'
-
0
"
MA
X
I
M
U
M
B
U
I
L
D
I
N
G
H
E
I
G
H
T
+137.46'
MAXIMUM HEIGHT
ADJACENT GRADE
+50.00'
+52.46'
ESTABLISHED GRADE
±8
0
'
-
9
"
F.S. = +52.85'
T.O.P. = ±133.40'
85
'
-
0
"
MA
X
I
M
U
M
B
U
I
L
D
I
N
G
H
E
I
G
H
T
+137.46'
MAXIMUM HEIGHT
ADJACENT GRADE+51.50'
+52.46'
±8
0
'
-
9
"
F.S. = +51.50'
T.O.P. = ±133.40'
ESTABLISHED GRADE
85
'
-
0
"
MA
X
I
M
U
M
B
U
I
L
D
I
N
G
H
E
I
G
H
T
+137.46'
MAXIMUM HEIGHT
ADJACENT GRADE+55.00'
+52.46'
ESTABLISHED GRADE
±7
8
'
-
9
"
F.S. = +54.5'
T.O.P. = ±131.40'
85
'
-
0
"
MA
X
I
M
U
M
B
U
I
L
D
I
N
G
H
E
I
G
H
T
+137.46'
MAXIMUM HEIGHT
ADJACENT GRADE+53.00'
+52.46'
ESTABLISHED GRADE
±8
0
'
-
9
"
F.S. = +53.0'
T.O.P. = ±133.40'
85
'
-
0
"
MA
X
I
M
U
M
B
U
I
L
D
I
N
G
H
E
I
G
H
T
+137.46'
MAXIMUM
HEIGHT
ADJACENT GRADE+53.00'
+52.46'
ESTABLISHED GRADE
±7
8
'
-
9
"
F.S. = +53.0'
T.O.P. = ±131.40'
10'
50.00'
133.40'
133.40'
51.50'
53.00'
52.24'55.00'
53.00'
133.40'
133.40'131.40'
131.40'
T.O.P.
SLOPE POLYGONPER NBMC 20.30.050
B
I
R
C
H
S
T
.
CA
MPU
S DR.
MACARTHUR BLVD.
T.O.P.
T.O.P.
T.O.P.T.O.P.
T.O.P.POOL COURTYARD BELOWCOURTYARD BELOWA R C H I T E C T S
30'
15'
60'
TPG SAUNDERS
NEWPORT BEACH, CALIFORNIA NOVEMBER 11, 2023 A-1.XROOF PLAN Building Height
Diagram
TPG
TCA# 2020-098 ROOF PLAN Building Height Diagram
E
A
B
C
D
THE RESIDENCES AT
AIRPORT VILLAGE
NEWPORT BEACH, CALIFORNIA
TCA # 2020-098
FEBRUARY 16, 2024
SITE DEVELOPMENT REVIEW A-4.3A-4.3HEIGHT ANALYSISN.T.S.
1) ELEVATION A 1) ELEVATION B
1) ELEVATION D
1) ELEVATION C
1) ELEVATION E
ESTABLISHED GRADE NBMC 20.30.050
HIGHEST GRADE ELEVATION 55.00’
LOWEST GRADE ELEVATION 50.00’
GRADE DIFFERENCE 5.00’
BUILDING WIDTH 607.00’
SITE SLOPE ± 0.82%
ESTABLISHED GRADE CALCULATION:53.00’ + 55.00’ + 52.24’ + 53.00’ + 51.50’ + 50.00’ = 314.74’/6 = 52.46’ ESTABLISHED GRADE
ESTABLISHED GRADE PLANE
112
5'-6
"
7'-9"
10'-5 1/2"
6'-
6
"
11'-5 1/2"
5'-2
"
6'-0"
5'-2"
9'-0"
6'-
1
1
"
5'-2"
12'-0"
10'-10"
10'-11"
6'-3"
7'-
7
"
13'-0 1/2"
6'-0
"
4'-6
"
5'-
6
"
24'-0"
8'-6"
6'-6
"
12'-2"
5'-6
"
12'-3"
6'-6
"
4'-0
"
7'-
2
"
26'-9"
7'-6
"
9'-6"
4'-0"
5'-
6
"
19'-10"
20'
-
7
1
/
2
"
7'-0"7'-
6
"
A R C H I T E C T S
N.T
TPG SAUNDERS
NEWPORT BEACH, CALIFORNIA NOVEMBER 11, 2023 A-1UNITS-PRIVATE OPEN SPACETPG
TCA# 2020-098 UNITS-PRIVATE OPEN SPACE
PRIVATE OPEN SPACE
THE RESIDENCES AT
AIRPORT VILLAGE
NEWPORT BEACH, CALIFORNIA
TCA # 2020-098
FEBRUARY 16, 2024
SITE DEVELOPMENT REVIEW A-4.4A-4.4
S101
NET RENTABLE AREA 515 SFREQUIRED BALCONY (5%) 26 SF
PROVIDED BALCONY 0 SF
STUDIO UNITS
1 BEDROOM UNITS
2 BEDROOM UNITS
3 BEDROOM UNITS
A105
NET RENTABLE AREA 613 SFREQUIRED BALCONY (5%) 31 SF
PROVIDED BALCONY 62 SF
B103
NET RENTABLE AREA 1,049 SF
REQUIRED BALCONY (5%) 52 SFPROVIDED BALCONY 67 SF
C500
NET RENTABLE AREA 1,477 SFREQUIRED BALCONY (5%) 74 SF
PROVIDED BALCONY 53 SF
B424
NET RENTABLE AREA 938 SF
REQUIRED BALCONY (5%) 47 SFPROVIDED BALCONY 55 SF
B700
NET RENTABLE AREA 1,198 SF
REQUIRED BALCONY (5%) 60 SFPROVIDED BALCONY 79 SF
B709
NET RENTABLE AREA 1,341 SF
REQUIRED BALCONY (5%) 67 SFPROVIDED BALCONY 148 SF
B900
NET RENTABLE AREA 1,280 SF
REQUIRED BALCONY (5%) 64 SFPROVIDED BALCONY 71 SF
B936
NET RENTABLE AREA 1,469 SF
REQUIRED BALCONY (5%) 73 SFPROVIDED BALCONY 169 SF
S405
NET RENTABLE AREA 551 SFREQUIRED BALCONY (5%) 28 SF
PROVIDED BALCONY 38 SF
A110
NET RENTABLE AREA 663 SFREQUIRED BALCONY (5%) 33 SF
PROVIDED BALCONY 59 SF
A201
NET RENTABLE AREA 657 SFREQUIRED BALCONY (5%) 33 SF
PROVIDED BALCONY 31 SF
A406
NET RENTABLE AREA 823 SFREQUIRED BALCONY (5%) 41 SF
PROVIDED BALCONY 62 SF
A710
NET RENTABLE AREA 861 SFREQUIRED BALCONY (5%) 43 SF
PROVIDED BALCONY 128 SF
A716
NET RENTABLE AREA 879 SFREQUIRED BALCONY (5%) 44 SF
PROVIDED BALCONY 78 SF
A720
NET RENTABLE AREA 960 SFREQUIRED BALCONY (5%) 48 SF
PROVIDED BALCONY 120 SF
REQUIRED PRIVATE OPEN SPACE PER NBMC SHALL BE 5% OF UNIT AREA
N.T.S.PRIVATE OPEN SPACE
113
2"-4"
2"-4"
2"-4"
SOPEN TO BELOWOPEN TO BELOWOPEN TO BELOW58'-3"
66'-9"POOL COURTYARD BELOW7'-2"
7'-2"
7'-2
"
7'-2"31'-5"
35'-5"
B
I
R
C
H
S
T
.
MACARTHUR BLVD.
CA
MPU
S DR.
A R C H I T E C T S
TPG SAUNDERSNEWPORT BEACH, CALIFORNIA NOVEMBER 11, 2023 COMMON OPEN SPATPG
TCA# 2020-098 COMMON O
2"-4"
2"-4"
2"-4"
S
B
I
R
C
H
S
T
.
MACARTHUR BLVD.
CA
MPU
S DR.
A R C H I T E C T S
40'
20'
80'
TPG SAUNDERSNEWPORT BEACH, CALIFORNIA NOVEMBER 11, 2023 A-1.15COMMON OPEN SPACE LEVEL 2TPG
TCA# 2020-098 COMMON OPEN SPACE LEVEL 2
2"-4"
2"-4"
2"-4"
S
B
I
R
C
H
S
T
.GATEMACARTHUR BLVD.
CA
MPU
S DR.GEN.MECH.GATERESIDENT PARKINGRESIDENT PARKINGT TRAMP DN
T T
TGATEPUMPFIRE CTLRESIDENT PARKINGGUEST PARKINGGUEST PARKINGGATEMOVE-INMOVE-INMOVE-IN26'-0"
40'
20'
80'
NDERSEACH, CALIFORNIA NOVEMBER 11, 2023 A-1.14COMMON OPEN SPACE LEVEL 1
098 COMMON OPEN SPACE LEVEL 1
2"-4"
2"-4"
2"-4"
S
58'-3"
66'-9"POOL COURTYARD BELOW7'-2"
7'-2"
7'-2
"
7'-2"
7'-2"
B
I
R
C
H
S
T
.
MACARTHUR BLVD.
CA
MPU
S DR.
A R C H I T E C T S
60'
30'
120'
TPG SAUNDERSNEWPORT BEACH, CALIFORNIA NOVEMBER 11, 2023 A-1.18COMMON OPEN SPACE LEVEL 5TPG
TCA# 2020-098 COMMON OPEN SPACE LEVEL 5
2"-4"
2"-4"
2"-4"
S
58'-3"
40'-5"
66'-9"POOL COURTYARD BELOW7'-2"
7'-2"
7'-2
"
7'-2"
B
I
R
C
H
S
T
.
MACARTHUR BLVD.
CA
MPU
S DR.
40'
20'
80'
UNDERSBEACH, CALIFORNIA NOVEMBER 11, 2023 A-1.17COMMON OPEN SPACE LEVEL 4
0-098 COMMON OPEN SPACE LEVEL 4
80’
160’
320’
TPG SAUNDERS
NEWPORT BEACH, CALIFORNIA
TCA # 2020-098
NOVEMBER 10, 2023
ENTITLEMENT SUBMITTAL A-4.5COMMON OPEN SPACE & AMENITY AREAS
LEASING
5,654 SF
DOG SPA
351 SF
GOLF
701 SF
POOL R.R.
672 SF
COVERED
COURTYARD
AMENITY
2,400 SF
YOGA
1,113 SF TREATMENT CENTER
1,097 SF
FITNESS
2,922 SF
RESTROOMS
870 SF
BUSINESS
CENTER
2,850 SF
BIKE PARKING
1,136 SF
CLUBROOM
3,074 SF
CLUBROOM
3,999 SF
ROOF-DECK
1,427 SF
LEVEL 3LEVEL 2 - PODIUM
LEVEL 5LEVEL 4
LEVEL 1 - GROUND
COMMON OPEN SPACE
AMENITY AREAS
AMENITIES
PROVIDED
Leasing/Mail/Lobby (Level 1)5,654 SF
Dog Spa (Level 1) 351 SF
Bike Parking (Level 1)1,136 SF
Golf Room (Level 2)701 SF
Pool Restrooms (Level 2)672 SF
Covered Courtyard Amenity (Level 2) 2,400 SF
Business Center (Level 2)2,850 SF
Fitness (Level 2)2,922 SF
Yoga (Level 2)1,113 SF
Restrooms (Level 2)870 SF
Treatment Room (Level 3)1,097 SF
Clubroom (Level 4)3,999 SF
Clubroom (Level 5)3,074 SF
Roof-Deck (Level 5)1,427 SF
TOTAL 28,266 SF
COMMON OPEN SPACE
REQUIRED
75 SF/UNIT x 444 UNITS 33,300 SF
PROVIDED
Podium Courtyard 78,962 SF
TOTAL 78,962 SF
AMENITIES
PROVIDED
Leasing/Mail/Lobby (Level 1)5,654 SF
Dog Spa (Level 1) 351 SF
Bike Parking (Level 1)1,136 SF
Golf Room (Level 2)701 SF
Pool Restrooms (Level 2)672 SF
Covered Courtyard Amenity (Level 2) 2,400 SF
Business Center (Level 2)2,850 SF
Fitness (Level 2)2,922 SF
Yoga (Level 2)1,113 SF
Restrooms (Level 2)870 SF
Treatment Room (Level 3)1,097 SF
Clubroom (Level 4)3,999 SF
Clubroom (Level 5)3,074 SF
Roof-Deck (Level 5)1,427 SF
TOTAL 28,266 SF
COMMON OPEN SPACE
REQUIRED
75 SF/UNIT x 444 UNITS 33,300 SF
PROVIDED
Podium Courtyard 78,962 SF
TOTAL 78,962 SF
114
RAMP UPMECH.26'-0
"
26'-0
"
26'-0
"
26'-0
"
26'-0"MECHMAINT.26'-0"RAMP UPJS STORAGE1,500 SFSTORAGE131 TOTAL UNITS• 59 - 10'-0" x 10'-0"• 12 - 5'-0" X 10'-0"• 60 - 5'-0" x 5'-0"MECHSTORAGE11 - 5'-0" x 5'-0"
STORAGE16 TOTAL UNITS• 3 - 10'-0" x 10'-0"• 13 - 5'-0" x 5'-0"
STORAGE10 TOTAL UNITS• 3 - 10'-0" x 10'-0"• 7 - 5'-0" x 5'-0"7.5%10'-0
"7.5%15%26'-0"
26'-0"
26'-0
"
SETB AC K20'-0"
SETBACK
5'-0"
SETBACK5'-0"
SETBACK
20
'
-
0
"
SETBACK20'-0"
SETBACK
5'-0"
SETBACK
5'-0"
ELEV 1
ELEV 2
STAIR 1(ROOF ACCESS)
STAIR 2ELEV 3ELEV 4STAIR 3(ROOF ACCESS)5'-0"
5'-0"
5'-0"
5'-0"RESIDENT PARKINGRESIDENT PARKINGELEV 5STAIR 410'-0
"RESIDENT PARKINGT E C T S
30'
15'
60'
YIELD STUDY W/ SHARED EASEMENTTPG SAUNDERS
NEWPORT BEACH, CALIFORNIA NOVEMBER 11, 2023 A-1.1LEVEL B1 - FLOOR PLANTPG
TCA# 2020-098 LEVEL B1 - FLOOR PLAN
5
5
5
V6/23(156/23(12B
I
R
C
H
S
T
.
EXISTING OFFICE EXISTING RETAIL
EXISTING
MEDICAL OFFICE
EXISTING CAR
RENTALTRASH0S)TRASHS)ELEC.MACARTHUR BLVD.
CA
MPU
S DR.GEN.MECH.26'-0
"
26'-0
"
26'-0
"
26'-0
"RESIDENT PAR.INGRESIDENT PAR.INGTTLOBBY
ELEC.ELECTRICALMECHTRASH S)
RAMP DNTRASH2S)DOG SPA5S)BI.E PAR.INGS)26'-0
"
26'-0"
T T
TGATEPUMPFIRE CTLRESIDENT PAR.INGGUEST PAR.INGGUEST PAR.INGGATEMOVE-INMOVE-INMECHMOVE-IN26'-0"
10'-0
"55RAMP DN5+,*+S3EE'52//-83*ATE C21T52//E'ACCESS21/< +,*+S3EE'52//-83*ATE 23E1'85,1*B8S,1ESS+285S
ENTRY PLA=A+,*+S3EE'52//-83*ATE C21T52//E'ACCESS21/< +,*+S3EE'52//-83*ATE C21T52//E'ACCESS21/< STA,5T232',80
STA,5T232',80
ELEV 1
ELEV 2
STAIR 1 ROOF ACCESS
STAIR 2ELEV 3ELEV ELEV 5STAIR 3 ROOF ACCESS SE
T
B
A
CK
20'
-
0
"
SETBACK20'-0"
SETBACK
5'-0"
SETBACK
5'-0"
SETBACK20'-0"
SETBACK
5'-0"
DOG PAR.
5'-0"
5'-0"
5'-0"
26'-0"
26'-0"
16'-2"
5'-0"
5'-0"
26'-0"
5'-0"
19'-0"
31'-0"
18'-0"
26'-0"
30'-0"
16'-
0
"
13'-0"
26'-0"
14'-6
"
29'-0"STAIR 26'-8"5CA//B2;
CA//B2;
5,'ES+A5E'523-2))
'E/,9E5<'523-2))
26'-0"
26'-0"
A R C H I T E C T S
0'
20'
0'
T3*SA81'E5S1E:325TBEAC+CA/,)251,A129E0BE5202A-2LEVEL 1 - FLOOR PLANTPG
TCA2020-0 /E9E/- )/2253/A1
PEDESTRIAN ACCESSIBILITY
TRASH BIN
INDICATES GATE LOCATION
INDICATES MOVE-IN LOCATIONS
RESIDENT VEHICLE ACCESSIBILITY
RESIDENT / GUEST VEHICLE ACCESSIBILITY
TRASH PATH
COLOR LEGEND
***
*
*
*
*
**
**
**
*
*
*
***
*
*
*
*
**
**
**
*
*
*
THE RESIDENCES AT AIRPORT VILLAGE
NEWPORT BEACH, CALIFORNIA
TCA # 2020-098
FEBRUARY 16, 2024
SITE DEVELOPMENT REVIEW A-4.6A-4.6PARKING CIRCULATION DIAGRAM
GA
T
E
1
GAT
E
2
GAT
E
3
GAT
E
4
GATE 5
GAT
E
6
GAT
E
7
GATE OPERATION NARRATIVE
GATE 1 & 2 - GUEST AND RESIDENT PARKING ENTRY. GATE OPEN DURING
BUSINESS HOURS. AFTERHOURS ACCESS VIA CALL BOX. RESIDENTS WILL HAVE 24 HR FOB ACCESS. HIGH SPEED ROLL-UP GATE +/- 5 SECOND OPERATION TIME FROM CLOSE TO OPEN.
GATE 3 & 4 - RESIDENT ENTRY ONLY. AUTOMATIC GATE OPERATION VIA FOB DEVICE. HIGH SPEED ROLL-UP GATE +/- 5 SECOND OPERATION TIME FROM
CLOSE TO OPEN.
GATE 5 - GATE OPEN DURING BUSINESS HOURS. AFTER HOURS CONTROLLED ACCESS ONLY. AUTOMATIC GATE OPERATION VIA FOB DEVICE. HIGH SPEED ROLL-
UP GATE +/- 5 SECOND OPERATION TIME FROM CLOSE TO OPEN.
GATE 6 & 7 - INTERNAL GARAGE GATES RESIDENT ACCESS ONLY. AUTOMATIC
GATE OPERATION VIA FOB DEVICE.
LEASING OFFICE
115
B
I
R
C
H
S
T
.
CAM
P
US DR.CLUBROOMMACARTHUR BLVD.
ELEV 1
ELEV 2ELEV 4ELEV 3ELEV 530’
60’
120’
THE RESIDENCES AT
AIRPORT VILLAGE
NEWPORT BEACH, CALIFORNIA
TCA # 2020-098
FEBRUARY 16, 2024
SITE DEVELOPMENT REVIEW
A-4.7AIRPORT NOISE CONTOUR DIAGRAM
65 dBA CNEL
65 dBA CNEL
SAFETY
Z
O
N
E
3
SAFETY
Z
O
N
E
3
116
40’
80’
160’
THE RESIDENCES AT
AIRPORT VILLAGENEWPORT BEACH, CALIFORNIA
TCA # 2020-098
MARCH 11, 2024
ENTITLEMENT SUBMITTAL L-1GROUND + PODIUM LEVEL
OVERALL LANDSCAPE PLAN
LINE OF SIGHT- ALL SHRUBS TO BE MAINTAINED AT A 24”
MAXIMUM HEIGHT WITHIN LIMITED USE AREA
REFER TO CIVIL PLAN FOR LOCATION & LIMITS
UTILITY ACCESS & PEDESTRIAN PLAZA
LINE OF SIGHT
- ALL SHRUBS TO BE MAINTAINED AT A 24” MAXIMUM HEIGHT WITHIN LIMITED USE AREAREFER TO CIVIL PLAN FOR LOCATION & LIMITS
GARAGE VEHICLE ENTRY
2 NEW STREET TREES (MATCH EXISTING)
4 EXISTING STREET TREES TO REMAIN
GARAGE VEHICLE ENTRY
GARAGE VEHICLE ENTRY
GARAGE VEHICLE ENTRY
LINE OF SIGHT- ALL SHRUBS TO BE MAINTAINED AT A 24” MAXIMUM HEIGHT WITHIN LIMITED USE AREA
REFER TO CIVIL PLAN FOR LOCATION & LIMITS
LINE OF SIGHT- ALL SHRUBS TO BE MAINTAINED AT A 24”
MAXIMUM HEIGHT WITHIN LIMITED USE AREA
REFER TO CIVIL PLAN FOR LOCATION & LIMITS
GROUND LEVEL- SEE SHEET L1-2
PODIUM LEVEL- SEE SHEET L1-3
CAM
P
U
S
D
R
I
V
E
BIRCH ST.
MA
C
A
R
T
H
U
R
B
L
V
D
117
40’
80’
160’
THE RESIDENCES AT
AIRPORT VILLAGENEWPORT BEACH, CALIFORNIA
TCA # 2020-098
MARCH 11, 2024
ENTITLEMENT SUBMITTAL L-2
RESIDENT ENTRY WITH ENHANCED PAVING
LOADING AREA
GUEST / FUTURE RESIDENT ENTRY WITH ENHANCED PAVING
DOG EXERCISE AREA
RESIDENT PARK WITH OUTDOOR SEATING
PERIMETER FENCE & GATE
GRAND STEPS TO PODIUM LEVEL
TRANSFORMERS TO BE SCREENED WITH PLANTING
WATER QUALITY BASIN
RESIDENT ENTRY WITH ENHANCED PAVING
WATER QUALITY BASIN
ENHANCED PLANTING
WATER QUALITY BASIN
DECOMPOSED GRANITE FITNESS PATH
GRAND STEPS TO PODIUM LEVEL
ARTIFICIAL TURF
GROUND LEVEL
LANDSCAPE PLAN
TRANSFORMERS TO BE SCREENED WITH PLANTING
LOADING / MOVE IN AREA
RESIDENT ENTRY DRIVE WITH ENHANCED PAVING
DECORATIVE COBBLE BAND AT BUILDING EDGE
RESIDENT ENTRY DRIVE WITH ENHANCED PAVING
EXISTING STREET TREESTO REMAIN (4)
CAM
P
U
S
D
R
I
V
E
BIRCH ST.
MA
C
A
R
T
H
U
R
B
L
V
D
118
40’
80’
160’
THE RESIDENCES AT
AIRPORT VILLAGENEWPORT BEACH, CALIFORNIA
TCA # 2020-098
MARCH 11, 2024
ENTITLEMENT SUBMITTAL L-3PODIUM LEVEL
LANDSCAPE PLAN
ARTIFICIAL TURF PLAY AREA / OUTDOOR GAMES
OVERLOOK DECK TO PARK BELOW
GRAND STEPS TO LOWER LEVEL
SEATING AREA
SEATING AREAS, TYP.
RESIDENT GATHERING AREA
GRAND STEPS TO LOWER LEVEL
SHADE CABANAS
ARTIFICIAL TURF ACTIVITY AREAS
GRAND POOL
POOL BARRIER 5’ HIGH
OASIS SPA
SHADE TRELLIS
OASIS POOL
GRAND SPA
BBQ OPPORTUNITY
PERIMETER FENCE & GATE
119
THE RESIDENCES AT
AIRPORT VILLAGENEWPORT BEACH, CALIFORNIA
TCA # 2020-098
MARCH 11, 2024
ENTITLEMENT SUBMITTAL L-4CHARACTER IMAGES
120
AGAVE SPECIE AGAVE5-7’ H X 8-12’ W
BUTIAGRUS NABONNANDIMULE PALM20-25’ H X 15-20’ W
MAGNOLIA GRANDIFLORA‘LITTLE GEM’LITTLE GEM SOUTHERN MAGNOLIA25’ H X 10-15’ W
AGONIS FLEXUOSA PEPPERMINT TREE25-35’ H X 15-25’ W
CASSIA LEPTOPHYLLAGOLD MEDALLION TREE20-30’ H X 15-25’ W
MICHELIA CHAMPACA CHAMPACA100’ H X 50’ W
ALOE BANSEIITREE ALOE20-30’ H X 10-20’ W
CYCAS THOURIIMADAGASGAR CYCAD8-10’ H X 10-12’ W
OLEA EUROPEA OLIVE20-30’ H X 15-25’ W
ARBUTUS MARINA MARINA STRAWBERRY TREE20-30’ H X 10-20’ W
ARCHONTOPHOENIX ALEXANDREA KING PALM50-80’ H X 24-30’ W
DRACENA DRACODRAGON TREE15-25’ H X 15-25’ W
YUCCA FAXONIANASPANISH DAGGER3-10’ H X 3-6’ W
YUCCA ROSTRATABEAKED YUCCA12-15’ H X 4-10’ W
TECOMA STANSYELLOW BELLS10-25’ H X 10-20’ W
QUERCUS ILEXHOLLY OAK40-70’ H X 40-70’ W
METROSIDEROS EXCELSANEW ZEALAND CHRISTMAS TREE20-30’ H X 12-15’ W
WASHINGTONIA FILIFERACALIFORNIA FAN PALM49-66’ H X 10-20’ W
SOPHORA SECUNDIFLORATEXAS MOUNTAIN LAUREL15-25’ H X 10’ W
PARKINSONIA X ‘DESERT MUSEUM’DESERT MUSEUM PALO VERDE25-30’ H X 20-30’ W
RHUS LANCEAAFRICAN SUMAC30’ H X 35’ W
PHOENIX DACTYLIFERA ‘MEDJOOL’MEDJOOL DATE PALM50-80’ H X 20-40’ W
SYAGRUS ROMANZOFFIANAQUEEN PALM50-70’ H X 20-30’ W
TRISTANIA CONFERTABRISBANE BOX30-45’ H X 25’ W
THE RESIDENCES AT
AIRPORT VILLAGENEWPORT BEACH, CALIFORNIA
TCA # 2020-098
MARCH 11, 2024
ENTITLEMENT SUBMITTAL L-5TREE PLANT IMAGES
THIS PALETTE IS TO DEMONSTRATE GENERAL DESIGN INTENT. FINAL PLANTING
DESIGN WILL BE ESTABLISHED BASED ON MATERIAL AVAILABILITY AND WATER
USE REQUIREMENTS. FINAL PLANTING DESIGN & SPECIES SELECTION WILL BE
SHOWN ON PERMIT DRAWINGS.
121
GAZANIATREASURE FLOWERS6” H X 6-12” W
GERANIUM INACUMCARPET GERANIUM1’ H X 2’ W
GRAPTOPETALUMA SPP.GRAPTOPETALUM1’ H X 2-3’ W
GREVILLEA SPP.GREVILLEA2-4’ H X 2-4’ W
HIBISCUS ROSA-SINENSISCHINESE HIBISCUS4-10’ H X 3-6’ W
LAGERSTROEMIA SPP.CRAPE MYRTLE20-25’ H X 20’ W
LANTANA CAMARALANTANA2-6’ H X 3-10’ W
LANTANA HYBRIDSHYBRID LANTANA2-6’ H X 3-10’ W
LEUCOPHYLLUM FRUTESCENSPURPLE SAGE5-8’ H X 4-6’ W
JASMINUM SAMBACARABIAN JASMINE6-10’ H X 6-10’ W
JUNIPERUS SPP.JUNIPER4-6” H X 6-8’ W
JUSTICA BRANDEGEANASHRIMP PLANT40” H X 24-35” W
KALANCHOE SPP.KALANOCHE12” H X 12” W
LIGUSTRUM JAPONICUMJAPANESE PRIVET6-10’ H X 6’ W
LOROPETALUM CHINESEFRINGE FLOWER4-6’ H X 4-6’ W
LOTUS BERTHELOTIIPARROT’S BEAK8’ H X 2-3’ W
MACROZAMIA MOOREINEW SOUTH WALES MACROZAMIA20-25’ H X 10-15’ W
MANDEVILLA CVS.ALICE DUPONT ETC.3-10’ H X 3-4’ W
MANDEVILLA SPLENDENSMANDEVILLA3-10’ H X 3-4’ W
MONSTERA DELICIOSASPLIT LEAF PHILODENDRON10-15’ H X 8’ W
HARDENBERGIA VIOLACEA ‘MINI HAHA’MINI HAHA PURPLE VINE LILAC20’ LONG
HEBE SPP.HEBE1-6’ H X 1-3’ W
GARDENIA SPP.GARDENIA4-6’ H X 3-4’ W
FURCRAEA SPP.FURCRAEA4-5’ H X 6-8’ W
HESPERALOE PARVIFLORA ‘BRAKELIGHTS’ MOUNTAIN STATES RED YUCCA2’ H X 2’ W
HERNIARIA GLABRAGREEN CARPET3-6” H X 2-3” W
ELAEAGNUS PUNGENSSILVERBERRY6-10’ H X 6-10’ W
ERIOBOTRYA ‘COPPERTONE’COPPERTONE LOQUAT15-30’ H X 15-30’ W
EUONYMUS FORTUNEI PURPLE WINTER CREEPER1-2’ H X 3-4’ W
EUPHORBIA INGENSCANDELABRA TREE20-25’ H X 40’ W
FATSIA JAPONICAJAPANESE ARALIA6-10’ H X 6-10’ W
FICUS PUMILACREEPING FIG10-15’ H X 3-6’ W
FRAGARIA SPP.STRAWBERRY2-8” H X 1’-2’ W
HEMEROCALLIS ‘PURPLE DE ORO’DAYLILY20” H X 18-24” W
KNIPHOFIA UVARIARED HOT POKER18-24” H X 18-24” W
MURRAYA EXOTICAORANGE JESSAMINE10’ H X 6’ W
MYOPORUM PARVIFOLIUM MYOPORUM4-6” H X 5’ W
NANDINA DOMESTICA ‘PURPUREA’HEAVENLY BAMBOO2-3’ H X 2-3’ W
NANDINA DOMESTICA ‘FIREPOWER’HEAVENLY BAMBOO2-3’ H X 2-3’ W
NERIUM OLEANDEROLEANDER6-20’ H X 6-10’ W
OSMANTHUS SPP.SWEET OLIVE/OSMANTHUS10-20’ H X 6-8’ W
PACHYSANDRA TERMINALISJAPANESE SPURGE8-12” H X 12-18’ W
PANDOREA JASMINOIDESBOWER VINE20-30’ H X 8-10’ W
MYOPORUM PARVIFOLIUM YAREENACREEPING MYOPORUM1’ H X 3’ W
OLEA ‘LITTLE OLLIE’DWARF FRUITLESS OLIVE4-6’ H X 4-6’ W
THE RESIDENCES AT
AIRPORT VILLAGE
NEWPORT BEACH, CALIFORNIA
TCA # 2020-098
MARCH 11, 2024
ENTITLEMENT SUBMITTAL L-6SHRUB IMAGES
THIS PALETTE IS TO DEMONSTRATE GENERAL DESIGN INTENT. FINAL PLANTING
DESIGN WILL BE ESTABLISHED BASED ON MATERIAL AVAILABILITY AND WATER
USE REQUIREMENTS. FINAL PLANTING DESIGN & SPECIES SELECTION WILL BE
SHOWN ON PERMIT DRAWINGS.
122
PORTULACARIA AFRA ‘AUREA’YELLOW RAINBOW BUSH2-3’ H X 3-4’ W
RHAPHIOLEPIS UMBELLATA’MINOR’YEDDO HAWTHORNE2-3’ H X 2-3’ W
ROSMARINUS OFFICINALISROSEMARY4-6’ H X 4-6’ W
RUELLIA BRITTONIANAMEXICAN PETUNIA2-3’ H X 1-2’ W
RUELLIA ‘LITTLE KATIE’DWARF RUELLIA6-10” H X 12” W
ROSMARINUS CVS.ROSEMARY4-6’ H X 4-6’ W
PLUMERIA SPP.FRANGIPANI15-25’ H X 6-10’ W
PLUMBAGO AURICULATACAPE PLUMBAGO6-7’ H X 8-10’ W
PODOCARPUS MACROPHYLLUSYEW PINE8-12’ H X 4-5’ W
POLYGALA FRUTICOSA ‘PETITE BUTTERFLY”PETITE BUTTERFLY PEA SHRUB2-3’ H X 2-3’ W
PROTEA SPP.PROTEA
4-6’ H X 4-6’ W
PRUNUS LAUROCERASUSENGLISH LAUREL
10-18’ H X 20-25’ W
RHAPHIOLEPIS UMBELLATAYEDOO HAWTHORN
4-6’ H X 4-6’ W
RHAPIS EXCELSALADY PALM
15’ H X 15’ W
RHOICISSUS CAPENSISEVERGREEN GRAPE
10-15’ H
ROSA BANKSIAELADY BANKS ROSE
15-20’ H X 6-10’ W
ROSA HYBRIDSROSE3-8’ H X 2-3’ W
RHAPHIOLEPIS INDICAINDIAN HAWTHORN
4-6’ H X 4-6’ W
PHILODENDRON BIPINNATIFIDUMTREE PHILODENDRON15’ H X 5’ W
PHILODENDRON XANADUXANADU PHILODENDRON3’ H X 5’ W
PHILODENDRON EVANSIIEVAN’S PHILODENDRON10-15’ H X 10-15’ W
PHOTINIA FRASERIFRASER PHOTINIA10-15’ H X 10-15’ W
PHYLLOSTACHYS SPECIESBAMBOO (PHYLLOSTACHYS)70-100’ H X 6” W
PITTOSPORUM TENUIFOLIUMFISH POLE BAMBOO10-12’ H X 6-8’ W
PITTOSPORUM TOBIRA MOCK ORANGE15’ H X 12’ W
PLECOSTACHYS SERPYLLIFOLIASTRAW FLOWER2-3’ H X 4’ W
PLEIOBLASTUS SPP.DWARF BAMBOO3-6’ H X 3-8’ W
PELARGONIUM PELTATUMIVY GERANIUM1-2’ H X 3-5’ W
PHYLA NODIFLORAPHYLA NODIFLORA1” H X 2-3’ W
PITTOSPORUM CRASSIFOLIUMEVERGREEN PITTOSPORUM8-12’ H X 6-10’ W
RUSSELIA EQUISETIFORMISCORAL FOUNTAIN4’ H X 5’ W
SABAL SPP.PALMETTO5-10’ H X 6-8’ W
SENECIO SERPENSBLUE CHALKSTICKS12-18” H X 2-3’ W
SEMPERVIVUM TECTORUMHENS AND CHICKS6” H X 30” W
SANSIVIERIA SPP.MOTHER-IN-LAW’S TONGUE2-3’ H X 2-3” W
SASA SPP.BAMBOO8’ H X 6-10’ W
PEDILANTHUS BRACTEATUSTALL SLIPPER PLANT8’ H X 4’ W
PITTOSPORUM TOBIRA ‘CREAM DE MINT’CREAM DE MINT DWARF PITTOSPORUM24-30” H X 24-30” W
STRELITZIA REGINA JUNCEANARROW-LEAF BIRD OF PARADISE4-6’ H X 4-5’ W
TECOMA STANSYELLOW BELLS10-25’ H X 10-20’ W
SOPHORA SECUNDIFLORATEXAS MOUNTAIN LAUREL15-25’ H X 10’ W
SCHEFFLERA ACTINOPHYLLAQUEENSLAND UMBRELLA TREE6-15’ H X 12’ W
SCHEFFLERA ARBORICOLAHAWAIIAN ELF SCHEFFLERA10-15’ H X 6-15’ W
SEDUM SPP.STONE CROP6-24” H X 12-24” W
SENECIO JACOBSENIITRAILING JADE3’ LONG
THE RESIDENCES AT
AIRPORT VILLAGE
NEWPORT BEACH, CALIFORNIA
TCA # 2020-098
MARCH 11, 2024
ENTITLEMENT SUBMITTAL L-7SHRUB IMAGES
THIS PALETTE IS TO DEMONSTRATE GENERAL DESIGN INTENT. FINAL PLANTING
DESIGN WILL BE ESTABLISHED BASED ON MATERIAL AVAILABILITY AND WATER
USE REQUIREMENTS. FINAL PLANTING DESIGN & SPECIES SELECTION WILL BE
SHOWN ON PERMIT DRAWINGS.
123
40’
80’
160’
THE RESIDENCES AT
AIRPORT VILLAGENEWPORT BEACH, CALIFORNIA
TCA # 2020-098
MARCH 11, 2024
ENTITLEMENT SUBMITTAL L-8
PLANTING NOTES:
ALL PLANTS ARE CAL-IPC NON-INVASIZE AND WUCCOLS MEDIUM/LOW WATER
CONSUMPTION (REGION 3- SOUTH COASTAL) VARITIES FOR THEIR PROPOSED GROWING
CONDITIONS. THESE PLANTS ARE WATER CONSERVING AND USED FOR THEIR DEEP ROOT
SYSTEMS WHICH STABILIZES SOIL AND MINIMIZES EROSION IMPACTS.
NO TREES TO BE PLANTED IN THE PUBLIC RIGHT-OF-WAY
THIS LEGEND IS TO DEMONSTRATE GENERAL DESIGN INTENT. FINAL PLANTING DESIGN WILL
BE ESTABLISHED BASED ON MATERIAL AVAILABILITY AND WATER USE REQUIREMENTS. FINAL
PLANTING DESIGN & SPECIES SELECTION WILL BE SHOWN ON PERMIT DRAWINGS.
GROUND LEVEL
TREE PLAN
BOTANICAL NAME COMMON NAME
ARCHONTOPHOENIX ALEXANDREA KING PALM HOWEA FORSTERIANA KENTIA PALM SYAGRUS ROMANZOFFIANA QUEEN PALMPHOENIX DACTYLIFERA MEDJOOL DATE PALM
AGAVE SPECIE AGAVE ALOE BANSEII TREE ALOE CITRUS SPECIES CITRUS CYCAS THOURII MADAGASGAR CYCADDRACENA DRACO DRAGON TREE
ERIOBOTRYA DEFLEXA BRONZE LOQUATRHAPHIOLEPIS MAJESTIC BEAUTY HAWTHORN STRELITZIA SPECIES BIRD OF PARADISETECOMA STANS YELLOW ELDER YUCCA SPECIES YUCCA
BRACHYCHITON SPECIES BOTTLE TREE METROSIDEROS EXCELSUS NEW ZEALAND TEA TREE RHUS LANCEA AFRICAN SUMAC TRISTANIA CONFERTA BRISBANE BOX QUERCUS ILEX HOLLY OAK
QUERCUS SPECIES OAKOLEA EUROPEA OLIVE MAGNOLIA SPECIES MAGNOLIAPARKINSONIA X ‘DESERT MUSEUM’ DESERT MUSEUM PALO VERDEULMUS SPECIES AMERICAN ELM
BOX SIZE
24 15 BTH2424
24 24 2424 24
2424 242424
2424 2424 24
2424 24 2424
WUCCOLS
MEDIUMMEDIUMMEDIUMLOW
LOWVERY LOWLOWMEDIUM VERY LOW
MEDIUMMEDIUMMEDIUMLOWVERY LOW
MEDIUM
LOWLOWMEDIUMMEDIUM
MEDIUM
LOWMEDIUMVERY LOWLOW
REFER TO TREE & IMAGE SHEETS FOR TYPICAL HEIGHT & SPREAD
SHRUBS ARE ASSUMED TO BE A MINIMUM ONE GALLON CONTAINER
NEW TREES TO MATCH EXISTING
EXISTING TREES
124
40’
80’
160’
BOTANICAL NAME COMMON NAME
ARCHONTOPHOENIX ALEXANDREA KING PALM HOWEA FORSTERIANA KENTIA PALM SYAGRUS ROMANZOFFIANA QUEEN PALMPHOENIX DACTYLIFERA MEDJOOL DATE PALM
AGAVE SPECIE AGAVE ALOE BANSEII TREE ALOE CITRUS SPECIES CITRUS CYCAS THOURII MADAGASGAR CYCADDRACENA DRACO DRAGON TREE
ERIOBOTRYA DEFLEXA BRONZE LOQUATRHAPHIOLEPIS MAJESTIC BEAUTY HAWTHORN STRELITZIA SPECIES BIRD OF PARADISETECOMA STANS YELLOW ELDER YUCCA SPECIES YUCCA
BRACHYCHITON SPECIES BOTTLE TREE METROSIDEROS EXCELSUS NEW ZEALAND TEA TREE RHUS LANCEA AFRICAN SUMAC TRISTANIA CONFERTA BRISBANE BOX QUERCUS ILEX HOLLY OAK
QUERCUS SPECIES OAKOLEA EUROPEA OLIVE MAGNOLIA SPECIES MAGNOLIAPARKINSONIA X ‘DESERT MUSEUM’ DESERT MUSEUM PALO VERDEULMUS SPECIES AMERICAN ELM
BOX SIZE
24 15 BTH2424
24 24 2424 24
2424 242424
2424 2424 24
2424 24 2424
WUCCOLS
MEDIUMMEDIUMMEDIUMLOW
LOWVERY LOWLOWMEDIUM VERY LOW
MEDIUMMEDIUMMEDIUMLOWVERY LOW
MEDIUM
LOWLOWMEDIUMMEDIUM
MEDIUM
LOWMEDIUMVERY LOWLOW
THE RESIDENCES AT
AIRPORT VILLAGENEWPORT BEACH, CALIFORNIA
TCA # 2020-098
MARCH 11, 2024
ENTITLEMENT SUBMITTAL L-9
PLANTING NOTES:
ALL PLANTS ARE CAL-IPC NON-INVASIZE AND WUCCOLS MEDIUM/LOW WATER
CONSUMPTION (REGION 3- SOUTH COASTAL) VARITIES FOR THEIR PROPOSED GROWING
CONDITIONS. THESE PLANTS ARE WATER CONSERVING AND USED FOR THEIR DEEP ROOT
SYSTEMS WHICH STABILIZES SOIL AND MINIMIZES EROSION IMPACTS.
NO TREES TO BE PLANTED IN THE PUBLIC RIGHT-OF-WAY
THIS LEGEND IS TO DEMONSTRATE GENERAL DESIGN INTENT. FINAL PLANTING DESIGN WILL
BE ESTABLISHED BASED ON MATERIAL AVAILABILITY AND WATER USE REQUIREMENTS. FINAL
PLANTING DESIGN & SPECIES SELECTION WILL BE SHOWN ON PERMIT DRAWINGS.
PODIUM LEVEL
TREE PLAN
REFER TO TREE & IMAGE SHEETS FOR TYPICAL HEIGHT & SPREAD
SHRUBS ARE ASSUMED TO BE A MINIMUM ONE GALLON CONTAINER
125
40’
80’
160’
LEGEND
EGRESS
AUTOMATED VEHICULAR ENTRY
ACCESS
MOVE IN ACCESS DOOR
FOB OPERATED
LOW HEDGE LAYERED PLANTING
AT BUILDING BASE
PEDESTRIAN ACCESS GATE AND
FENCE - FOB OPERATED
POOL BARRIER AND GATE 5’
HIGH UNCLIMBABLE PER H.D.
REQUIREMENT - FOB OPERATED
THE RESIDENCES AT
AIRPORT VILLAGENEWPORT BEACH, CALIFORNIA
TCA # 2020-098
MARCH 11, 2024
ENTITLEMENT SUBMITTAL L-10GROUND + PODIUM LEVEL
FENCE / GATE / HEDGE PLAN
GROUND LEVEL PODIUM LEVEL
SERVICE ACCESS GATES TO MATCH BUILDING FACADE TYPICAL
SCREENING PROVIDED AT NON RESIDENTIAL AREAS AND GARAGE VENTING 6’~8’ TYPICAL
HEDGE SCREENING OF MECHANICAL EQUIP-MENT PROVIDED TO PROVIDE DENSE YEAR AROUND SCREEN (TYPICAL)
PARKING AND ON SITE CIRCULATION SHALL COMPLY
WITH NBMC CHAPTER 20.40
SCREENING / LAYERED PLANTING ALONG SETBACK AREA NOT TO EXCEED 42”
126
40’
80’
160’
LEGEND
BICYCLE CIRCULATION ON STREET
CIRCULATION / ON SIDEWALK BICYCLE
PATH TO CIRCULATION ROUTE
FITNESS CIRCULATION PATH
(DECOMPOSED GRANITE)
ENTRY / EXIT
PEDESTRIAN CIRCULATION SIDEWALK
AUTOMATED VEHICULAR ENTRY
EGRESS
THE RESIDENCES AT
AIRPORT VILLAGENEWPORT BEACH, CALIFORNIA
TCA # 2020-098
MARCH 11, 2024
ENTITLEMENT SUBMITTAL L-11GROUND LEVEL
CIRCULATION PLAN
BICYCLE CIRCULATION ROUTE AND CONNECTIONS TO CONNECT
TO EXISTING CITY BIKE PATH SYSTEM / TRAFFIC SYSTEM
127
40’
80’
160’
THE RESIDENCES AT
AIRPORT VILLAGENEWPORT BEACH, CALIFORNIA
TCA # 2020-098
MARCH 11, 2024
ENTITLEMENT SUBMITTAL L-12GROUND + PODIUM LEVEL
CONCEPT LIGHTING PLAN
GROUND LEVEL PODIUM LEVEL
ALL LIGHTING SHALL COMPLY WITH NBMC SECTION 20.30.070
TREE AND PALM LANDSCAPE LIGHTING SHALL BE
INCORPORATED THROUGHOUT THE ENTIRE LANDSCAPE
PEDESTRIAN PATH LIGHTING
LANDSCAPE POLE AND PLAZA LIGHTING
VEHICULAR LIGHTING
LANDSCAPE / ACCENT LIGHTING
A MINIMUM AVERAGE 0.5 FOOT-CANDLE SHALL
BE PROVIDED ON ALL DRIVING AND WALKING
SURFACES DURING HOURS OF OPERATION AND
ONE HOUR AFTER
ALL LIGHTING SHALL BE DESIGNED TO CONCEAL
THE LIGHT SOURCE AND MINIMIZE SPILLING /
GLARE PROPERTY BOUNDARIES
POOL WATER BODIES TO HAVE LIGHTING TO ALLOW NIGHT TIME USE PER H.D. REQUIREMENTS
EXISTING STREET LIGHTING FOR VEHICULAR AREAS AND SIDEWALK
EXISTING STREET LIGHTING FOR VEHICULAR AREAS AND SIDEWALK
EXISTING STREET LIGHTING FOR VEHICULAR AREAS AND SIDEWALK
128
THE RESIDENCES AT
AIRPORT VILLAGENEWPORT BEACH, CALIFORNIA
TCA # 2020-098
MARCH 11, 2024
ENTITLEMENT SUBMITTAL L-13CONCEPT LIGHTING DESIGN INTENT
IMAGES ARE TO DEMONSTRATE THE CONCEPT LIGHTING GENERAL DESIGN
INTENT. ACTURAL FIXTURES / COLORS AND FINISHES WILL BE SELECTED
DURING THE PERMIT PROCESS.
LANDSCAPE / ACCENT LIGHTINGVEHICULAR LIGHTING
PEDESTRIAN PATH LIGHTING
LANDSCAPE POLE AND OVERHEAD LIGHTING
129
THE RESIDENCES AT
AIRPORT VILLAGENEWPORT BEACH, CALIFORNIA
TCA # 2020-098
MARCH 11, 2024
ENTITLEMENT SUBMITTAL L-14
WATER CONSERVATION FEATURES
The following measures will be incorporated into the project to conserve water:
1. Installation of “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 evapotranspiration from the root zone.6. Installation of automatic irrigation system to provide deep-root watering to trees
is required.
WATER CONSERVATION STATEMENTPurpose:
To provide the maintenance staff a mechanical device to distribute water and
ensure plant survival in the most efficient manner and within a time frame that least interferes with the activities of the community.
The irrigation system for each hydrozone will be automatic and incorporate low
volume drip emitters, bubblers and high efficiency low angle spray heads at turf only. Drip irrigation systems may be employed where considered to be effective
and feasible. Irrigation valves shall be separated to allow for the systems
operation in response to orientation and exposure.
Planting will be designed to enhance the visual character of the site and the
architectural elements. Plants shall be grouped with similar water, climatic
and soil requirements to conserve water and create a drought responsive landscape.
Each hydrozone consists of moderate to low water consuming plants. In areas
of moderate water consuming plants they shall be properly amended to retain
moisture for healthy growth and to conserve water.
Plant material with each hydrozone shall be specified in consideration of north,
south, east and west exposures.
Soil shall be prepared and amended to provide for maximum moisture retention
and percolation. Planted beds shall be mulched to retain soil moisture and
reduce evapotranspiration.
To avoid wasted water, the controls will be overseen by a flow monitor that will
detect any broken sprinkler heads to stop that station’s operation, advancing to the next workable station. In the event of pressure supply line breakage, it
will completely stop the operation of the system. All material will be nonferrous,
with the exception of the brass piping into and out of the backflow units. All
work will be in the best acceptable manner in accordance with applicable codes and standards prevailing in the industry.
WATER USE CLASSIFICATION OF LANDSCAPE
SPECIES (WUCOLS):WUCOLS, Water Use Classification of Landscape Species, is
a University of California Cooperative Extension Publication
and is a guide to the water needs of landscape plants.
CROP FACTOR PERCENT OF EToH – HIGH 70% - 90%
M – MEDIUM 40% - 60%
L – LOW 10% - 30%VL – VERY LOW < 10%
IRRIGATION HYDROZONES:
HYDRO-ZONE 1 : South West Perimeter - Sub Surface
Irrigation - 16,836 S.F.
HYDRO-ZONE 2 : North East Perimeter - Sub Surface Irrigation - 6,209 S.F.
HYDRO-ZONE 3 : Podium Level Landscape - Sub
Surface Irrigation - 18,290 S.F.
HYDRO-ZONE 4 : Podium Level Landscape - Sub Surface
Irrigation - 2,420 S.F.
HYDRO-ZONE 5 : Water Features - Pool/Spa - 6,165 S.F.
16,836
6,209
18,290
1,389
5,194
4,244
42,739
159,744
130,532
AREA 1 (GL seast)
1 - Shrubs 0.2 Low Drip 0.89 0.2 16,836 3,783 116,348
AREA 2 (GL nwest)
1 - Shrubs 0.5 Medium Drip 0.89 0.6 6,209 3,488 107,275
AREA 3 (Pool)
1 - Shrubs 0.5 Medium Drip 0.89 0.6 18,290 10,275 316,013
AREA 4 (Pool)
1 - Shrubs 0.2 Low Drip 0.89 0.2 2,420 544 16,731
SUBTOTAL 43,755 18,090 556,367
Pool Deck
Pool/Spa 1.00 High Other 1 1.0 6,165 6,165 189,607
SUBTOTAL 6,165 6,165 189,607
745,974
844,423
REGULAR LANDSCAPE AREAS
SPECIAL LANDSCAPE AREAS
ESTIMATED TOTAL WATER USE (ETWU)
MAXIMUM ALLOWED WATER ALLOWANCE (MAWA)
ETAF CALCULATIONS
REGULAR LANDSCAPE AREAS
TOTAL ETAF X AREA 18,090
TOTAL AREA 43,755
AVERAGE ETAF
ALL LANDSCAPE AREAS
TOTAL ETAF X AREA 24,255
TOTAL AREA 49,920
SITEWIDE ETAF 0.16
NOTES:
ETWU MEETS MAWA REQUIREMENT
AVERAGE ETAF MEETS REQUIREMENT FOR THIS TYPE.
SAUNDERS
GROUND + PODIUM LEVEL
HYDROZONE PLAN130
T
T
RECYCLERECYCLE
T
T
T
B
I
R
C
H
S
T
R
E
E
T
MACARTHUR BLVD.
C
A
M
P
U
S
D
R
I
V
E
EX. OFFICE
EX. RETAIL
EX. MEDICAL
OFFICE
EX. RETAIL
PROP. 6-STORY BLDG. W/
SUBTERRANEAN PARKING
T=24"C=30'
T=20"C=25'
T=6"
C=12'
T=12"
C=20'
T=12"C=20'
T=24"
C=30'
12"
CAL.
NO'
DIA.PALM
TREE
30"
CAL.
40' DIA.PINE
TREE
JO
B
N
O
:
DA
T
E
:
RE
V
I
S
I
O
N
#
:
CH
E
C
K
E
D
:
DA
T
E
:
DR
A
W
N
:
DA
T
E
:
NO
.
D
E
S
C
R
I
P
T
I
O
N
B
Y
D
A
T
E
C
H
K
RE
V
I
S
I
O
N
S
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Sin
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Sin
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
TH
E
R
E
S
I
D
E
N
C
E
S
A
T
A
I
R
P
O
R
T
V
I
L
L
A
G
E
CI
T
Y
O
F
N
E
W
P
O
R
T
B
E
A
C
H
PI
C
E
R
N
E
G
R
O
U
P
NW
C
B
I
R
C
H
S
T
&
M
A
C
A
R
T
H
U
R
B
L
V
D
NE
W
P
O
R
T
B
E
A
C
H
,
C
A
9
2
6
6
0
UNAUTHORIZED CHANGES & USES:ENGINEERS NOTE TO CONTRACTOR:UNDERGROUND SERVICE ALERT
TWO WORKING DAYS BEFORE YOU DIG
Call: TOLL FREE
1-800-422-4133
KNOW WHAT'S BELOW.
CALL BEFORE YOU DIG.
LEGAL DESCRIPTION
FLOOD NOTE
APPLICANT
CIVIL
SHEET INDEX
ARCHITECT
LANDSCAPE ARCHITECT
LAND AREA
UTILITY COMPANIES
BASIS OF BEARINGS
ASSESSOR'S PARCEL NUMBER
427-111-03, 427-111-04, 427-111-05, 427-111-06, 427-111-09
GEOTECHNICAL ENGINEER
TI
T
L
E
S
H
E
E
T
C1.01
SCALE: 1" = 40'
INDEX MAP
SCALE: 1" = 40'
INDEX MAP
VICINITY MAP
NOT TO SCALE
NSITE
55
405
73
N
131
JO
B
N
O
:
DA
T
E
:
RE
V
I
S
I
O
N
#
:
CH
E
C
K
E
D
:
DA
T
E
:
DR
A
W
N
:
DA
T
E
:
NO
.
D
E
S
C
R
I
P
T
I
O
N
B
Y
D
A
T
E
C
H
K
RE
V
I
S
I
O
N
S
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Sin
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Sin
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
TH
E
R
E
S
I
D
E
N
C
E
S
A
T
A
I
R
P
O
R
T
V
I
L
L
A
G
E
CI
T
Y
O
F
N
E
W
P
O
R
T
B
E
A
C
H
PI
C
E
R
N
E
G
R
O
U
P
NW
C
B
I
R
C
H
S
T
&
M
A
C
A
R
T
H
U
R
B
L
V
D
NE
W
P
O
R
T
B
E
A
C
H
,
C
A
9
2
6
6
0
UNAUTHORIZED CHANGES & USES:ENGINEERS NOTE TO CONTRACTOR:UNDERGROUND SERVICE ALERT
TWO WORKING DAYS BEFORE YOU DIG
Call: TOLL FREE
1-800-422-4133
KNOW WHAT'S BELOW.
CALL BEFORE YOU DIG.
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:
PARCEL A:
PARCEL 1:
LOT 18 OF TRACT NO. 5169, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE,
STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 190, PAGES 11 THROUGH 13,
INCLUSIVE OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF
SAID COUNTY.
EXCEPT ANY AND ALL OIL, OIL RIGHTS, MINERALS, MINERAL RIGHTS, NATURAL GAS
RIGHTS, AND OTHER HYDROCARBONS BY WHATSOEVER NAME KNOWN, GEOTHERMAL
STEAM, AND ALL PRODUCTS DERIVED FROM ANY OF THE FOREGOING, THAT MAY BE
WITHIN OR UNDER THE LAND, TOGETHER WITH THE PERPETUAL RIGHT OF DRILLING,
MINING, EXPLORING AND OPERATING THEREFOR AND STORING IN AND REMOVING THE
SAME FROM THE LAND OR ANY OTHER LAND, INCLUDING THE RIGHT TO WHIPSTOCK OR
DIRECTIONALLY DRILL AND MINE FROM LANDS OTHER THAN THOSE CONVEYED HEREBY,
OIL OR GAS WELLS, TUNNELS AND SHAFTS INTO, THROUGH OR ACROSS THE
SUBSURFACE OF THE LAND, AND TO BOTTOM SUCH WHIPSTOCKED OR DIRECTIONALLY
DRILLED WELLS, TUNNELS AND SHAFTS UNDER AND BENEATH OR BEYOND THE
EXTERIOR LIMITS THEREOF, AND TO REDRILL, RETUNNEL, EQUIP, MAINTAIN, REPAIR,
DEEPEN AND OPERATE ANY SUCH WELLS OR MINES; WITHOUT, HOWEVER, THE RIGHT
TO DRILL, MINE, STORE, EXPLORE AND OPERATE THROUGH THE SURFACE OR THE
UPPER 500 FEET OF THE SUBSURFACE OF THE LAND, AS RESERVED IN THE DEED FROM
THE IRVINE COMPANY, A MICHIGAN CORPORATION, RECORDED JUNE 30, 1992 AS
INSTRUMENT NO. 92-440215 OF OFFICIAL RECORDS.
ALSO EXCEPTING THEREFROM ANY AND ALL WATER, RIGHTS OR INTERESTS THEREIN,
NO MATTER HOW ACQUIRED BY GRANTOR, AND OWNED OR USED BY GRANTOR IN
CONNECTION WITH OR WITH RESPECT TO THE LAND, TOGETHER WITH THE RIGHT AND
POWER TO EXPLORE, DRILL, REDRILL, REMOVE, AND STORE THE SAME FROM THE LAND
OR TO DIVERT OR OTHERWISE UTILIZE SUCH WATER RIGHTS OR INTERESTS ON ANY
OTHER PROPERTY OWNED OR LEASED BY GRANTOR, WHETHER SUCH WATER RIGHTS
SHALL BE RIPARIAN, OVERLYING, APPROPRIATIVE, LITTORAL, PERCOLATING,
PRESCRIPTIVE, ADJUDICATED, STATUTORY OR CONTRACTUAL; BUT WITHOUT,
HOWEVER, ANY RIGHT TO ENTER UPON THE SURFACE OF THE LAND IN THE EXERCISE
OF SUCH RIGHTS, AS RESERVED IN THE DEED FROM THE IRVINE COMPANY, A MICHIGAN
CORPORATION, RECORDED JUNE 30, 1992 AS INSTRUMENT NO. 92-440215 OF OFFICIAL
RECORDS.
PARCEL 2:
AN EASEMENT FOR DRIVEWAY PURPOSES OVER THE WESTERLY 12 FEET OF THE
NORTHERLY 60 FEET OF LOT 17 OF TRACT NO. 5169, IN THE CITY OF NEWPORT BEACH,
COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A MAP RECORDED IN BOOK
190, PAGES 11 THROUGH 13, INCLUSIVE OF MISCELLANEOUS MAPS, RECORDS OF
ORANGE COUNTY, CALIFORNIA, AS SET FORTH IN THAT CERTAIN DECLARATION OF
ACCESS EASEMENT, RECORDED JUNE 30, 1992 AS INSTRUMENT NO. 92-440213
OF OFFICIAL RECORDS, UPON THE TERMS AND CONDITIONS AS THEREIN PROVIDED.
APN: 427-111-03
PARCEL B:
PARCEL 1:
LOT 17 OF TRACT NO. 5169, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE,
STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 190, PAGES 11 THROUGH 13,
INCLUSIVE OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF
SAND COUNTY.
EXCEPTING THEREFROM ALL MINERALS, OIL, GAS, PETROLEUM, OTHER HYDROCARBON
SUBSTANCES AND ALL UNDERGROUND WATER IN OR UNDER OR WHICH MAY BE
PRODUCED FROM SAID LAND WHICH UNDERLIES A PLANE PARALLEL TO AND 500 FEET
FROM THE PRESENT SURFACE OF SAID LAND FOR THE PURPOSE OF PROSPECTING FOR,
THE EXPLORATION, DEVELOPMENT, PRODUCTION, EXTRACTION AND TAKING OF SAID
MINERALS, OIL, GAS, PETROLEUM, OTHER HYDROCARBON SUBSTANCES AND WATER
FROM SAID LAND BY MEANS OF MINES, WELLS, DERRICKS, OTHER EQUIPMENT FROM
SURFACE LOCATIONS ON ADJOINING OR NEIGHBORING LAND OR LYING OUTSIDE OF THE
ABOVE DESCRIBED LAND, IT BEING UNDERSTOOD THAT THE OWNER OF SUCH
MINERALS, OIL GAS, PETROLEUM, OTHER HYDROCARBON SUBSTANCES AND WATER AS
SET FORTH ABOVE, SHALL HAVE NO RIGHT TO ENTER UPON THE SAID LAND OR ANY
PORTION THEREOF ABOVE SAID PLANE PARALLEL TO AND 500 FEET BELOW THE
PRESENT SURFACE OF THE SAID LAND FOR ANY PURPOSE WHATSOEVER.
AS RESERVED BY THE IRVINE COMPANY, A MICHIGAN CORPORATION IN THE DEED
RECORDED FEBRUARY 19, 1993 AS INSTRUMENT NO. 93-107963 OF OFFICIAL RECORDS.
PARCEL 2:
NON-EXCLUSIVE EASEMENTS AS SET FORTH IN THAT CERTAIN INSTRUMENT ENTITLED
"DECLARATION OF ACCESS EASEMENTS (MACARTHUR/CAMPUS)" DATED JANUARY 30,
1992 AND RECORDED FEBRUARY 20, 1992 AS INSTRUMENT NO. 92-101692 AS AMENDED
AND RESTATED IN AN INSTRUMENT RECORDED APRIL 16, 1992 AS INSTRUMENT NO.
92-247260, BOTH OF OFFICIAL RECORDS OF ORANGE COUNTY, CALIFORNIA.
PARCEL 3:
NON-EXCLUSIVE EASEMENTS AS SET FORTH IN THAT CERTAIN INSTRUMENT ENTITLED
"DECLARATION OF ACCESS EASEMENT. DATED JUNE 17, 1992, AND RECORDED JUNE 30,
1992 AS INSTRUMENT NO. 92-440213 OF OFFICIAL RECORDS OF ORANGE COUNTY,
CALIFORNIA.
APN:427-111-04
PARCEL C:
PARCEL 1:
LOT 16 OF TRACT NO. 5169, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE,
STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 190, PAGES 11 TO 13 INCLUSIVE
OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID
COUNTY.
EXCEPTING THEREFROM, ANY AND ALL OIL, OIL RIGHTS, MINERALS, MINERAL RIGHTS,
NATURAL GAS RIGHTS AND OTHER HYDROCARBONS BY WHATSOEVER NAME KNOWN,
GEOTHERMAL STEAM AND OTHER MATERIAL RESOURCES AND ALL PRODUCTS DERIVED
FROM ANY OF THE FOREGOING, THAT MAY BE WITHIN OR UNDER THE LAND, TOGETHER
WITH THE PERPETUAL RIGHT OF DRILLING, MINING, EXPLORING AND OPERATING
THEREFOR AND STORING IN AND REMOVING THE SAME FROM THE LAND OR ANY OTHER
LAND, INCLUDING THE RIGHT TO WHIPSTOCK OR DIRECTIONALLY DRILL AND MINE FROM
LANDS OTHER THAN THOSE CONVEYED HEREBY, OIL OR GAS WELLS, TUNNELS AND
SHAFTS INTO, THROUGH OR ACROSS THE SUBSURFACE OF THE LAND, AND TO BOTTOM
SUCH WHIPSTOCKED OR DIRECTIONALLY DRILLED WELLS, TUNNELS AND SHAFTS
UNDER AND BENEATH OR BEYOND THE EXTERIOR LIMITS THEREOF AND TO REDRILL,
RETUNNEL, EQUIP, MAINTAIN, REPAIR, DEEPEN AND OPERATE ANY SUCH WELLS OR
MINES; WITHOUT, HOWEVER, THE RIGHT TO DRILL, MINE, STORE, EXPLORE AND
OPERATE THROUGH THE SURFACE ON THE UPPER 500 FEET OF THE SUBSURFACE OF
THE LAND, AS RESERVED IN THE DEED BY THE IRVINE COMPANY, RECORDED FEBRUARY
19, 1993 AS INSTRUMENT NO. 93-107971, OF OFFICIAL RECORDS.
20
21
21
LEGAL DESCRIPTION (CONTINUED):
ALSO EXCEPTING THEREFROM ANY AND ALL WATER, RIGHTS OR INTERESTS THEREIN,
NO MATTER HOW ACQUIRED BY GRANTOR AND OWNED OR USED BY GRANTOR IN
CONNECTION WITH OR WITH RESPECT TO THE LAND TOGETHER WITH THE RIGHT AND
POWER TO EXPLORE, DRILL, REDRILL, REMOVE AND STORE THE SAME FROM THE LAND
OR TO DIVERT OR OTHERWISE UTILIZE SUCH WATER, RIGHTS OR INTERESTS ON ANY
OTHER PROPERTY OWNED OR LEASED BY GRANTOR WHETHER SUCH WATER RIGHTS
SHALL BE RIPARIAN, OVERLYING, APPROPRIATIVE, LITTORAL, PERCOLATING,
PRESCRIPTIVE, ADJUDICATED, STATUTORY OR CONTRACTUAL; BUT WITHOUT,
HOWEVER, ANY RIGHT TO ENTER UPON THE SURFACE OF THE LAND IN THE EXERCISE
OF SUCH RIGHTS, AS RESERVED IN THE DEED BY THE IRVINE COMPANY, RECORDED
FEBRUARY 19, 1993 AS INSTRUMENT NO. 93-107971, OFFICIAL RECORDS.
PARCEL 2:
NONEXCLUSIVE EASEMENTS AS SET FORTH IN THAT CERTAIN INSTRUMENT ENTITLED
"AMENDED AND RESTATED OR ACCESS EASEMENTS (MACARTHUR/CAMPUS)", DATED
MARCH 25, 1992, RECORDED APRIL 16, 1992 AS INSTRUMENT NO. 92-247260, IN THE
OFFICIAL RECORDS OF ORANGE COUNTY, CALIFORNIA.
APN: 427-111-05
PARCEL D:
PARCEL 1:
LOT 15 OF TRACT NO. 5169, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE,
STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 190, PAGES 11 TO 13 OF
MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
EXCEPTING THEREFROM, ANY AND ALL OIL, OIL RIGHTS, MINERALS, MINERAL RIGHTS,
NATURAL GAS RIGHTS AND OTHER HYDROCARBONS BY WHATSOEVER NAME KNOWN
GEOTHERMAL STEAM, ANY OTHER MATERIAL RESOURCES AND ALL PRODUCTS DERIVED
FROM ANY OF THE FOREGOING, THAT MAY BE WITHIN OR UNDER THE LAND, TOGETHER
WITH THE PERPETUAL RIGHT OF DRILLING, MINING, EXPLORING AND OPERATING
THEREFOR AND STORING IN AND REMOVING THE SAME FROM THE LAND OR ANY OTHER
LAND INCLUDING THE RIGHT TO WHIPSTOCK OR DIRECTIONALLY DRILL AND MINE FROM.
UNDER AND BENEATH OR BEYOND THE EXTERIOR LIMITS THEREOF, AND TO REDRILL,
RETUNNEL, EQUIP, MAINTAIN, REPAIR, DEEPEN AND OPERATE ANY SUCH WELLS OR
MINES; WITHOUT HOWEVER, THE RIGHT TO DRILL MINE, STORE, EXPLORE AND OPERATE
THROUGH THE SURFACE OF THE UPPER 500 FEET OF THE SUBSURFACE OF THE LAND,
AS RESERVED IN THE DEED BY THE IRVINE COMPANY RECORDED FEBRUARY 19, 1993 AS
INSTRUMENT NO. 93-107967, OFFICIAL RECORDS.
PARCEL 2:
NONEXCLUSIVE EASEMENTS AS SET FORTH IN THAT CERTAIN INSTRUMENT ENTITLED
"AM ENDED AND RESTATED DECLARATION OF ACCESS EASEMENTS (MACARTHUR /
CAMPUS) DATED MARCH 25, 1992 RECORDED APRIL 16, 1992 AS INSTRUMENT NO.
92-247260, IN THE OFFICE RECORDS OF ORANGE COUNTY, CALIFORNIA.
PARCEL 3:
NONEXCLUSIVE EASEMENTS AS SET FORTH IN THAT CERTAIN INSTRUMENT ENTITLED
"RECIPROCAL EASEMENT AGREEMENT AND CONSENT" DATED OCTOBER 14, 1999
RECORDED NOVEMBER 19,1999 AS INSTRUMENT NO. 19990805278, AND AMENDED BY
THE CERTAIN DOCUMENT ENTITLED "WAIVER AND AMENDMENT TO RECIPROCAL
EASEMENT AGREEMENT" DATED AUGUST 24, 2015 RECORDED AUGUST 28, 2015 AS
INSTRUMENT NO. 2015000446662 IN THE OFFICE RECORDS OF ORANGE COUNTY,
CALIFORNIA
APN: 427-111-06
PARCEL E:
PARCEL 1:
LOT 13 OF TRACT NO. 5169, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE,
STATE OF CALIFORNIA, AS SHOWN ON A MAP RECORDED IN BOOK 190, PAGES 11 TO 13
INCLUSIVE, OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF
SAID COUNTY.
EXCEPTING ANY AND ALL OIL, OIL RIGHTS, MINERALS, MINERAL RIGHTS, NATURAL GASRIGHTS, AND OTHER HYDROCARBONS BY WHATSOEVER NAME KNOWN, GEOTHERMAL
STEAM, AND ALL PRODUCTS DERIVED FROM ANY OF THE FOREGOING, THAT MAY BE
WITHIN OR UNDER THE LAND, TOGETHER WITH THE PERPETUAL RIGHT OF DRILLING,MINING, EXPLORING AND OPERATING THEREFORE AND STORING IN AND REMOVING THE
SAME FROM THE LAND OR ANY OTHER LAND, INCLUDING THE RIGHT TO WHIPSTOCK OR
DIRECTIONALLY DRILL AND MINE FROM LANDS OTHER THAN THOSE CONVEYEDHEREBY, OIL OR GAS WELLS, TUNNELS AND SHAFTS INTO, THROUGH OR ACROSS THE
SUBSURFACE OF THE LAND, AND TO BOTTOM SUCH WHIPSTOCKED OR DIRECTIONALLY
DRILLED WELLS, TUNNELS AND SHAFTS UNDER AND BENEATH OR BEYOND THEEXTERIOR LIMITS THEREOF, AND TO REDRILL, RETUNNEL, EQUIP, MAINTAIN, REPAIR,
DEEPEN AND OPERATE ANY SUCH WELLS OR MINES WITHOUT, HOWEVER, THE RIGHT TO
DRILL, MINE, STORE, EXPLORE AND OPERATE THROUGH THE SURFACE OR THE UPPER500 FEET OF THE SUBSURFACE OF THE LAND, AS RESERVED IN THE DEED FROM THE
IRVINE COMPANY, A MICHIGAN CORPORATION RECORDED APRIL 16, 1992.
ALSO EXCEPTING THEREFROM ANY AND ALL WATER, RIGHTS OR INTERESTS THEREIN,
NO MATTER HOW ACQUIRED BY GRANTOR, AND OWNED OR USED BY GRANTOR IN
CONNECTION WITH OR WITH RESPECT TO THE LAND, TOGETHER WITH THE RIGHT AND
POWER TO EXPLORE, DRILL, REDRILL, REMOVE AND STORE THE SAME FROM THE LAND
OR TO DIVERT OR OTHERWISE UTILIZE SUCH WATER RIGHTS OR INTERESTS ON ANY
OTHER PROPERTY OWNED OR LEASED BY GRANTOR, WHETHER SUCH WATER RIGHTS
SHALL BE RIPARIAN, OVERLYING, APPROPRIATIVE, LITTORAL, PERCOLATING,
PRESCRIPTIVE, ADJUDICATED, STATUTORY OR CONTRACTUAL, BUT WITHOUT,
HOWEVER, ANY RIGHT TO ENTER UPON THE SURFACE OF THE LAND IN THE EXERCISE
OF SUCH RIGHTS, AS RESERVED IN DEED FROM THE IRVINE COMPANY, A MICHIGAN
CORPORATION RECORDED APRIL 16, 1992.
PARCEL 2:
NON-EXCLUSIVE EASEMENTS AS SET FORTH IN THAT CERTAIN INSTRUMENT ENTITLED
"DECLARATION OF ACCESS EASEMENTS (MACARTHUR/CAMPUS)" DATED JANUARY 30,
1992 AND RECORDED FEBRUARY 20, 1992 AS INSTRUMENT NO. 92-101692, OFFICIAL
RECORDS AND AMENDED BY DOCUMENT RECORDED APRIL 16, 1992 AS INSTRUMENT
NO. 92-247260, OFFICIAL RECORDS, IN THE OFFICIAL RECORDS OF ORANGE COUNTY,
CALIFORNIA.
PARCEL 3:
NON-EXCLUSIVE EASEMENTS AS SET FORTH IN THAT CERTAIN INSTRUMENT ENTITLED
"DECLARATION OF ACCESS EASEMENTS (BIRCH/MACARTHUR)" DATED JANUARY 30, 1992
AND RECORDED FEBRUARY 20, 1992 AS INSTRUMENT NO. 92-101691 OFFICIAL RECORDS
AND AMENDED BY DOCUMENT RECORDED APRIL 16, 1992 AS INSTRUMENT NO. 92-247259
OFFICIAL RECORDS IN THE OFFICIAL RECORDS OF ORANGE COUNTY, CALIFORNIA.
APN: 427-111-09
66
20
11
20
20
C2.01
LE
G
A
L
D
E
S
C
R
I
P
T
I
O
N
&
E
A
S
E
M
E
N
T
S
TITLE EXCEPTIONS:
THE FOLLOWING MATTERS AFFECT PARCEL A:
2 EASEMENTS FOR WATER MAIN AND RIGHTS INCIDENTAL THERETO, AS GRANTED
IN A DOCUMENT GRANTED TO THE CITY OF NEWPORT BEACH RECORDED
SEPTEMBER 30, 1960 AS INSTRUMENT NO. 172358, IN BOOK 5442, PAGE 417, OF
OFFICIAL RECORDS. (PLOTTED HEREON)
11 RECIPROCAL EASEMENTS, FOR AS DESCRIBED THEREIN AND RIGHTS INCIDENTAL
THERETO AS CREATED BY THE FOLLOWING DOCUMENT, RECIPROCAL EASEMENT
AGREEMENT RECORDED NOVEMBER 19, 1999 AS INSTRUMENT NO. 19990805278
AND MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED WAIVER AND
AMENDMENT TO RECIPROCAL EASEMENT AGREEMENT RECORDED AUGUST 28,
2015 AS INSTRUMENT NO. 2015000446662, BOTH OF OFFICIAL RECORDS.
(AFFECTS PARCEL 1 OF PARCELS A, B, C, AND D) (SAME AS PARCEL 3 OF
PARCEL D)
THE FOLLOWING MATTERS AFFECT PARCEL B:
19 EASEMENTS FOR INGRESS, EGRESS AND DRIVEWAY AND RIGHTS INCIDENTAL
THERETO AS SET FORTH IN A DOCUMENT IN FAVOR OF MESA VERDE INVESTMENT
COMPANY RECORDED AUGUST 9, 1967 AS INSTRUMENT NO. BOOK 8336, PAGE 742,
OF OFFICIAL RECORDS. (AFFECTS PARCEL 1 OF PARCEL B PLOTTED HEREON)
(PORTION OF ITEM 20 THAT LIES WITHIN LOT 17)
20 MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED DECLARATION OF
ACCESS EASEMENTS RECORDED FEBRUARY 20, 1992 AS INSTRUMENT NO.
92-101692, SAID DECLARATION WAS AMENDED AND RESTATED BY AS INSTRUMENT
RECORDED APRIL 16, 1992 AS INSTRUMENT NO. 92-247260, BOTH OF OFFICIAL
RECORDS. (AFFECTS PARCEL 1 OF PARCELS B, C, D, E AND LOT 14 PLOTTED
HEREON) (SAME AS PARCEL 2 OF PARCELS B, C, D AND E)
21 MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED DECLARATION OF
ACCESS EASEMENT RECORDED JUNE 30, 1992 AS INSTRUMENT NO. 92-440213, OF
OFFICIAL RECORDS. (PLOTTED HEREON) (SAME AS PARCEL 2 OF PARCEL A AND
PARCEL 3 OF PARCEL B)
23 EASEMENTS, COVENANTS, CONDITIONS AND RESTRICTIONS AS RESERVED BY
THE IRVINE COMPANY, A MICHIGAN CORPORATION, IN A DEED RECORDED
FEBRUARY 19, 1993 AS INSTRUMENT NO. 93-107963, OF OFFICIAL RECORDS.
(PLOTTED HEREON) (SAME AS ITEMS 20 AND 21)
24 EASEMENT(S) IN FAVOR OF COUNTY OF ORANGE FOR STREET, HIGHWAY AND
DRIVEWAY AND RIGHTS INCIDENTAL THERETO AS SET FORTH IN A DOCUMENT
RECORDED JANUARY 23, 1996 AS INSTRUMENT NO. 1996-33534, RECORDED
JANUARY 25, 1996 AS INSTRUMENT NO. 1996-37718 AND RECORDED MARCH 27,
1997 AS INSTRUMENT NO. 1997-139596, ALL OF OFFICIAL RECORDS.
(STREET AND HIGHWAY EASEMENTS AND RECIPROCAL DRIVEWAY EASEMENTS
FOR EACH INDIVIDUAL LOT PLOTTED HEREON, TEMPORARY CONSTRUCTION
EASEMENTS HAVE BEEN TERMINATED)
THE FOLLOWING MATTERS AFFECT PARCEL C:
33 EASEMENT( S) IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY FOR
PUBLIC UTILITIES AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A
DOCUMENT RECORDED JUNE 1, 1965 IN BOOK 7540, PAGE 234, OF OFFICIAL
RECORDS. (PLOTTED HEREON)
37 EASEMENTS, COVENANTS AND CONDITIONS CONTAINED IN THE DEED FROM THE
IRVINE COMPANY RECORDED FEBRUARY 19, 1993 AS INSTRUMENT NO. 93-0107971
OFFICIAL RECORDS. (AFFECTS PARCEL 1 OF PARCELS B, C, D, E AND LOT 14
PLOTTED HEREON) (SAME AS ITEM 20)
42 EASEMENT(S) FOR PUBLIC UTILITIES AND RIGHTS INCIDENTAL THERETO AS
DELINEATED OR AS OFFERED FOR DEDICATION, ON THE MAP OF SAID
TRACT/PLAT. (PLOTTED HEREON)
THE FOLLOWING MATTERS AFFECT PARCEL D:
47 NONEXCLUSIVE EASEMENT IN GROSS ON, OVER OR ACROSS THE LAND WITHIN 10
FEET FROM THE PROPERTY LINES OF THE LAND BORDERING CAMPUS DRIVE FOR
THE INSTALLATION, EMPLACEMENT, REPAIR, REPLACEMENT, OPERATION AND
MAINTENANCE OF ELECTRIC, GAS, TELEPHONE, CABLE TELEVISION, WATER,
SANITARY SEWER LINES, DRAINAGE FACILITIES OR ANY OTHER UTILITIES
RECORDED FEBRUARY 19, 1993 AS INSTRUMENT NO. 93-107967, OF OFFICIAL
RECORDS. (AFFECTS PARCEL 1 OF PARCELS B, C, D, E AND LOT 14 PLOTTED
HEREON) (SAME AS ITEM 20)
THE FOLLOWING MATTERS AFFECT PARCEL E:
54 EASEMENTS FOR PUBLIC UTILITIES AND RIGHTS INCIDENTAL THERETO AS
DELINEATED OR AS OFFERED FOR DEDICATION, ON THE MAP OF SAID
TRACT/PLAT RECORDED NOVEMBER 21, 1963 IN BOOK 190, PAGES 11 THROUGH 13,
INCLUSIVE OF MISCELLANEOUS MAPS BY RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF NEWPORT BEACH, A CERTIFIED COPY OF WHICH WAS RECORDED IN
BOOK 7311, PAGE 287, OF OFFICIAL RECORDS VACATION WAS MADE OF THAT
PORTION OF SAID EASEMENT. (PLOTTED HEREON)
58 EASEMENTS FOR PIPE LINES AND POLE LINES AND RIGHTS INCIDENTAL
THERETO AS SET FORTH IN A DOCUMENT RECORDED OCTOBER 14, 1964 IN BOOK
7260 PAGE 654, OF OFFICIAL RECORDS. (PLOTTED HEREON)
59 EASEMENTS IN FAVOR OF CITY OF NEWPORT BEACH, A MUNICIPAL
CORPORATION FOR CONSTRUCTING, OPERATING AND MAINTAINING A SEWER
MAIN AND RIGHTS INCIDENTAL THERETO RECORDED IN BOOK 7321 PAGE 475, OF
OFFICIAL RECORDS. (PLOTTED HEREON)
61 EASEMENT(S) IN FAVOR OF PACIFIC TELEPHONE AND TELEGRAPH COMPANY, A
CORPORATION FOR THE PUBLIC UTILITIES AND RIGHTS INCIDENTAL RECORDED
IN BOOK 7586 PAGE 270, OF OFFICIAL RECORDS. (PLOTTED HEREON)
62 EASEMENT(S) IN FAVOR OF JON W. KLUG AND OTHERS FOR DRIVEWAY AND
RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT RECORDED IN BOOK
8098 PAGE 370 AND RECORDED IN BOOK 8098, PAGE 374, BOTH OF OFFICIAL
RECORDS. (PLOTTED HEREON)
63 EASEMENT(S) IN FAVOR OF GERALD J. CHAZAN AND HELEN STANDISH FOR
INGRESS AND EGRESS AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN
A DOCUMENT RECORDED IN BOOK 8403 PAGE 219, OF OFFICIAL RECORD.
(PLOTTED HEREON)
64 EASEMENT(S) IN FAVOR OF GERALD J. CHAZAN AND HELEN STANDISH FOR
INGRESS AND EGRESS AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN
A DOCUMENT RECORDED IN BOOK 8557 PAGE 946, OF OFFICIAL RECORD.
(PLOTTED HEREON)
65 EASEMENT(S) IN FAVOR OF LANGDON AND WILSON INVESTMENT CO. FOR
INGRESS AND EGRESS AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN
A DOCUMENT RECORDED IN BOOK 8562 PAGE 109, OF OFFICIAL RECORD.
(PLOTTED HEREON)
66 MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED DECLARATION OF
ACCESS EASEMENTS RECORDED FEBRUARY 20, 1992 AS INSTRUMENT NO.
1992-101691 AND AMENDED BY DOCUMENT RECORDED RECORDED APRIL 16, 1992
AS INSTRUMENT NO. 1992-247259, BOTH OF OFFICIAL RECORDS. (PLOTTED
HEREON) (SAME AS PARCEL 3 OF PARCEL E)
132
MACARTHUR BOULEVARD
CL
C
A
M
P
U
S
D
R
I
V
E
C
L
B
I
R
C
H
S
T
R
E
E
T
CL
∆
∆
∆
∆
∆
JO
B
N
O
:
DA
T
E
:
RE
V
I
S
I
O
N
#
:
CH
E
C
K
E
D
:
DA
T
E
:
DR
A
W
N
:
DA
T
E
:
NO
.
D
E
S
C
R
I
P
T
I
O
N
B
Y
D
A
T
E
C
H
K
RE
V
I
S
I
O
N
S
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Sin
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Sin
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
TH
E
R
E
S
I
D
E
N
C
E
S
A
T
A
I
R
P
O
R
T
V
I
L
L
A
G
E
CI
T
Y
O
F
N
E
W
P
O
R
T
B
E
A
C
H
PI
C
E
R
N
E
G
R
O
U
P
NW
C
B
I
R
C
H
S
T
&
M
A
C
A
R
T
H
U
R
B
L
V
D
NE
W
P
O
R
T
B
E
A
C
H
,
C
A
9
2
6
6
0
UNAUTHORIZED CHANGES & USES:ENGINEERS NOTE TO CONTRACTOR:UNDERGROUND SERVICE ALERT
TWO WORKING DAYS BEFORE YOU DIG
Call: TOLL FREE
1-800-422-4133
KNOW WHAT'S BELOW.
CALL BEFORE YOU DIG.
EX
I
S
T
I
N
G
C
O
N
D
I
T
I
O
N
EX
I
S
T
I
N
G
C
O
N
D
I
T
I
O
N
C2.02
N
EASEMENT NOTES:
SEE SHEET C2.01 FOR ALL EASEMENT NOTES.
PROPERTY LINE (PL)
LEGEND:
FOUNDFD.
SIGN
FIRE HYDRANT
TRANS TRANSFORMER
FH
CENTERLINECL
ASSESSOR'S PARCEL NUMBERAPN
STORM DRAIN MANHOLED
LIGHT POLELP
TSPB TRAFFIC SIGNAL PULL BOX
ICV IRRIGATION CONTROL VALVE
WV WATER VALVE
TRAFFIC SIGNAL
BOLLARDBOL
WM WATER METER
TS
FINISH FLOORFF
SLPB STREET LIGHT PULLBOX
SL STREET LIGHT
SCO SEWER CLEANOUT
MON MONUMENT
CENTER LINE (CL)
EASEMENT
PARCEL LINES PER TITLE REPORT
GAS METERGM
ELECTRICAL CABINETECAB
SEWER LINE
ELECTRICAL PULLBOXEPB
ELECTRICAL VAULTEVLT
DRAINAGE INLETDI
HB HOSE BIB
RD ROOF DRAIN
STORM DRAIN LINE
WATER LINE
GAS LINE
OVERHEAD LINE
POWER POLE
GUY WIREGUY
CHAIN LINK FENCECLF
SEARCHED, FOUND NOTHINGSFN
133
T
T
30"CAL.
40' DIA.
PINE
TREE
A
A
B B
F
F
G
MACARTHUR BLVD.
B
I
R
C
H
S
T
.
G
EX. BLDG.
JO
B
N
O
:
DA
T
E
:
RE
V
I
S
I
O
N
#
:
CH
E
C
K
E
D
:
DA
T
E
:
DR
A
W
N
:
DA
T
E
:
NO
.
D
E
S
C
R
I
P
T
I
O
N
B
Y
D
A
T
E
C
H
K
RE
V
I
S
I
O
N
S
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Sin
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Sin
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
TH
E
R
E
S
I
D
E
N
C
E
S
A
T
A
I
R
P
O
R
T
V
I
L
L
A
G
E
CI
T
Y
O
F
N
E
W
P
O
R
T
B
E
A
C
H
PI
C
E
R
N
E
G
R
O
U
P
NW
C
B
I
R
C
H
S
T
&
M
A
C
A
R
T
H
U
R
B
L
V
D
NE
W
P
O
R
T
B
E
A
C
H
,
C
A
9
2
6
6
0
CO
N
C
E
P
T
U
A
L
G
R
A
D
I
N
G
P
L
A
N
C3.01
CONCEPTUAL GRADING NOTES
N
M
A
T
C
H
L
I
N
E
-
S
E
E
S
H
E
E
T
C
3
.
0
2
SEE SHEET C3.03 FOR SECTIONS
134
T
RECYCLE RECYCLE
T
T
T=24"
C=30'
T=20"
C=25'
T=6"C=12'
T=12"
C=20'
T=12"
C=20'T=24"
C=30'12"
CAL.NO'
DIA.
PALM
TREE
B
D
D
E
E
CAMPUS DR.
C
C
H
H
JO
B
N
O
:
DA
T
E
:
RE
V
I
S
I
O
N
#
:
CH
E
C
K
E
D
:
DA
T
E
:
DR
A
W
N
:
DA
T
E
:
NO
.
D
E
S
C
R
I
P
T
I
O
N
B
Y
D
A
T
E
C
H
K
RE
V
I
S
I
O
N
S
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Sin
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Sin
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
TH
E
R
E
S
I
D
E
N
C
E
S
A
T
A
I
R
P
O
R
T
V
I
L
L
A
G
E
CI
T
Y
O
F
N
E
W
P
O
R
T
B
E
A
C
H
PI
C
E
R
N
E
G
R
O
U
P
NW
C
B
I
R
C
H
S
T
&
M
A
C
A
R
T
H
U
R
B
L
V
D
NE
W
P
O
R
T
B
E
A
C
H
,
C
A
9
2
6
6
0
CO
N
C
E
P
T
U
A
L
G
R
A
D
I
N
G
P
L
A
N
C3.02
N
MATCHLINE - SEE SHEET C3.01
CONCEPTUAL GRADING NOTES
SEE SHEET C3.03 FOR SECTIONS
135
SECTION A-A
NTS
SECTION B-B
NTS
SECTION C-C
NTS
SECTION D-D
NTS
SECTION E-E
NTS
SECTION F-F
NTS
SECTION G-G
NTS
SECTION H-H
NTS
JO
B
N
O
:
DA
T
E
:
RE
V
I
S
I
O
N
#
:
CH
E
C
K
E
D
:
DA
T
E
:
DR
A
W
N
:
DA
T
E
:
NO
.
D
E
S
C
R
I
P
T
I
O
N
B
Y
D
A
T
E
C
H
K
RE
V
I
S
I
O
N
S
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Sin
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Sin
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
TH
E
R
E
S
I
D
E
N
C
E
S
A
T
A
I
R
P
O
R
T
V
I
L
L
A
G
E
CI
T
Y
O
F
N
E
W
P
O
R
T
B
E
A
C
H
PI
C
E
R
N
E
G
R
O
U
P
NW
C
B
I
R
C
H
S
T
&
M
A
C
A
R
T
H
U
R
B
L
V
D
NE
W
P
O
R
T
B
E
A
C
H
,
C
A
9
2
6
6
0
TY
P
I
C
A
L
S
E
C
T
I
O
N
S
C3.03136
T=24"C=30'
T=20"C=25'
T=6"
C=12'
T=12"
C=20'
T=12"C=20'
T=24"
C=30'
12"
CAL.
NO'
DIA.PALM
TREE
30"
CAL.
40' DIA.PINE
TREE
T
T
RECYCLERECYCLE
T
T
T
B
I
R
C
H
S
T
R
E
E
T
MACARTHUR BLVD.
C
A
M
P
U
S
D
R
I
V
E
EX. OFFICE
EX. RETAIL
EX. MEDICAL OFFICE
EX. RETAIL
JO
B
N
O
:
DA
T
E
:
RE
V
I
S
I
O
N
#
:
CH
E
C
K
E
D
:
DA
T
E
:
DR
A
W
N
:
DA
T
E
:
NO
.
D
E
S
C
R
I
P
T
I
O
N
B
Y
D
A
T
E
C
H
K
RE
V
I
S
I
O
N
S
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Sin
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Sin
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
TH
E
R
E
S
I
D
E
N
C
E
S
A
T
A
I
R
P
O
R
T
V
I
L
L
A
G
E
CI
T
Y
O
F
N
E
W
P
O
R
T
B
E
A
C
H
PI
C
E
R
N
E
G
R
O
U
P
NW
C
B
I
R
C
H
S
T
&
M
A
C
A
R
T
H
U
R
B
L
V
D
NE
W
P
O
R
T
B
E
A
C
H
,
C
A
9
2
6
6
0
CO
N
C
E
P
T
U
A
L
U
T
I
L
I
T
Y
P
L
A
N
C4.01
N
137
BIRCH STREET
MA
C
A
R
T
H
U
R
S
T
R
E
E
T
BIRCH STR
E
E
T
JO
B
N
O
:
DA
T
E
:
RE
V
I
S
I
O
N
#
:
CH
E
C
K
E
D
:
DA
T
E
:
DR
A
W
N
:
DA
T
E
:
NO
.
D
E
S
C
R
I
P
T
I
O
N
B
Y
D
A
T
E
C
H
K
RE
V
I
S
I
O
N
S
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Sin
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Sin
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
TH
E
R
E
S
I
D
E
N
C
E
S
A
T
A
I
R
P
O
R
T
V
I
L
L
A
G
E
CI
T
Y
O
F
N
E
W
P
O
R
T
B
E
A
C
H
PI
C
E
R
N
E
G
R
O
U
P
NW
C
B
I
R
C
H
S
T
&
M
A
C
A
R
T
H
U
R
B
L
V
D
NE
W
P
O
R
T
B
E
A
C
H
,
C
A
9
2
6
6
0
CO
N
C
E
P
T
U
A
L
U
T
I
L
I
T
Y
P
L
A
N
C4.02
N
138
T
T
RECYCLERECYCLE
T
T
T
RECYCLERECYCLE
T
RECYCLERECYCLE
RECYCLERECYCLE
RECYCLERECYCLE
RECYCLERECYCLE
RECYCLERECYCLE
RECYCLERECYCLE
T=24"
C=30'
T=20"C=25'
T=6"
C=12'
T=12"
C=20'
T=12"
C=20'
T=24"C=30'
12"
CAL.
NO'
DIA.PALM
TREE
30"
CAL.40' DIA.
PINE
TREE
BIRCH ST.
MA
C
A
R
T
H
U
R
B
L
V
D
.
CAM
P
U
S
D
R
.
FI
T
N
E
S
S
2,
9
2
2
S
F
Y
O
G
A
1,
1
1
3
S
F
GO
L
F
701
S
F
RESTR
O
O
M
870 SF
B
U
S
I
.
C
T
R
.
2,
8
5
0
S
F
JO
B
N
O
:
DA
T
E
:
RE
V
I
S
I
O
N
#
:
CH
E
C
K
E
D
:
DA
T
E
:
DR
A
W
N
:
DA
T
E
:
NO
.
D
E
S
C
R
I
P
T
I
O
N
B
Y
D
A
T
E
C
H
K
RE
V
I
S
I
O
N
S
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Sin
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Sin
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
TH
E
R
E
S
I
D
E
N
C
E
S
A
T
A
I
R
P
O
R
T
V
I
L
L
A
G
E
CI
T
Y
O
F
N
E
W
P
O
R
T
B
E
A
C
H
PI
C
E
R
N
E
G
R
O
U
P
NW
C
B
I
R
C
H
S
T
&
M
A
C
A
R
T
H
U
R
B
L
V
D
NE
W
P
O
R
T
B
E
A
C
H
,
C
A
9
2
6
6
0
CO
N
C
E
P
T
U
A
L
W
Q
M
P
P
L
A
N
C5.01
N
LEGEND
PROPERTY LINE
PROPOSED BIOFILTRATION PLANTER
PROPOSED MODULAR WETLANDS UNIT
DRAINAGE AREA
ACREAGE
DRAINAGE AREAS
PROPOSED LANDSCAPE
139
02/15/24
SHEET:
OF 9NEWPORT BEACH FIRE DEPARTMENT
The use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction, publication, or re-use by any method, in whole or in part without the express consent of FIRESAFE PLANNING SOLUTIONS is prohibited.
PREPARED FOR:PREPARED BY:DATE:TITLE:ARCHITECTURE/PLANNING:
28506 AIROSO STREET
RANCHO MISSION VIEJO, CA 92694
OFFICE: (949) 240-5911
CIVIL ENGINEER:FIRE MASTER PLANSHEET INDEX
19782 MACARTHUR BLVD. SUITE 300
IRVINE, CA 92612
P: 949.862.0270
5000 BIRCH ST. EAST TOWER, SUITE 600
NEWPORT BEACH, CA 92660
P: 949.267.1573
801 N PARKCENTER DRIVE
SANTA ANA, CA 92705
P: 714.560.8643
NWC BIRCH ST. & MACARTHUR BLVD.
NEWPORT BEACH, CA
PARCEL NO.: 427-111-03, 427-111-04, 427-111-05, 427-111-06-111-09
CIVIL ENGINEER:
4930 CAMPUS DRIVE
NEWPORT BEACH, CA 92660
P: 949.476.8888
F-1
F-2
F-3
F-4
F-5
F-6
F-7
F-8
F-9
COVER SHEET
OVERALL FIRE MASTER PLAN LAYOUT AT GRADE
LEVEL 2 & LEVEL 6 LAYOUTS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
PODIUM LEVEL LANDSCAPE PLAN
COVER SHEET
F-1
81-107 ODD
A. APPROVED NUMBERS OR ADDRESSES SHALL BE PLACED ON THE
FRONT ELEVATION OF ALL BUILDINGS IN SUCH A POSITION THAT IS
PLAINLY VISIBLE AND LEGIBLE FROM THE STREET OR ROAD ON
WHICH THE PROPERTY IS ADDRESSED.
B. THE NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND.
C. THE NUMBERS SHALL BE A MINIMUM OF 6 INCHES OR MORE IN
HEIGHT FOR RESIDENTIAL STRUCTURES WITH A ONE-INCH STROKE
OR AS REQUIRED BY LOCAL ORDINANCE, WHICHEVER IS MORE
RESTRICTIVE. BUILDING SETBACKS, ELEVATION AND LANDSCAPING
CAN AFFECT THESE MINIMUM REQUIREMENTS.
D. NUMBERS FOR NEW BUILDINGS SHALL BE INTERNALLY OR
EXTERNALLY ILLUMINATED TO BE VISIBLE AT NIGHT.
E. NUMBERS/LETTERS SHALL BE OF NON-COMBUSTIBLE MATERIALS.
IN ADDITION TO COMMON REQUIREMENTS SPECIFIED ABOVE, THE
FOLLOWING ADDITIONAL REQUIREMENTS PERTAIN TO EACH
BUILDING CONFIGURATION:
A. MULTI-UNIT BUILDINGS - SUITE/APARTMENT NUMBERS SHALL BE
PLACED ON OR ADJACENT TO THE PRIMARY ENTRANCE FOR EACH
SUITE/APARTMENT AND ANY OTHER DOOR PROVIDING ACCESS TO
FIRE DEPARTMENT PERSONNEL DURING AN EMERGENCY.
B. MULTIPLE RESIDENTIAL AND COMMERCIAL UNITS HAVING ENTRANCE
DOORS NOT VISIBLE FROM THE STREET OR ROAD SHALL, IN
ADDITION, HAVE APPROVED NUMBERS GROUPED FOR ALL UNITS
WITHIN EACH STRUCTURE AND POSITIONED TO BE PLAINLY VISIBLE
FROM THE STREET OR ROAD.
C. MULTI-BUILDING CLUSTERS - APPROVED NUMBERS OR ADDRESSEES
SHALL BE PLACED ON THE FRONT ELEVATION(S OF ALL BUILDINGS
THAT FORM THE CLUSTER.
NOTE: BUILDING NUMBERS ATTACHED TO BUILDING IN CONTRASTING
COLOR PER NEWPORT BEACH FIRE DEPT. SPECIFICATIONS NOTE:
MINOR ADJUSTMENTS SHALL BE ALLOWED IN THE FIELD, PER THE
DISCRETION OF NEWPORT BEACH FIRE DEPT. FIELD INSPECTOR
1. ACTUAL BUILDING ADDRESSES WILL BE COORDINATED WITH THE CITY
OF NEWPORT BEACH AND THE POSTAL SERVICE. PLANS SHOWING THESE
ADDRESSES WILL BE SUBMITTED TO THE NEWPORT BEACH FIRE
DEPARTMENT UNDER A SEPARATE REVIEW.
BUILDING IDENTIFICATION SIGNAGE EXAMPLE
6" HIGH MINIMUM LETTERS
BUILDING IDENTIFICATION SIGN WITH 6" TALL MINIMUM LETTERING
THE RESIDENCES AT AIRPORT VILLAGE
FIRE MASTER PLAN
CITY OF NEWPORT BEACH
BUILDING DATA TABLE
FIRE DEPARTMENT NOTES
FIRE LANE SIGN DETAILS
NOTE:FIRE LANE SIGNS SHALL MEETSPECIFICATIONS PER NBFDGUIDELINES AND SHALL BEINSTALLED AS DESCRIBEDTHEREIN. ADDITIONAL FIRELANE MARKINGS MAY BEREQUIRED AT THE TIME OFINSPECTION DEPENDING ON
FIELD CONDITIONS.
FIRE LANE ENTRANCE ARE REQUIRED AT ENTRY POINTS TO PROPERTIES THAT CONTAIN FIRE LANE
SIGNS OR RED CURBS. SIGNS MUST BE APPROVED BY LIFE SAFETY SERVICES AND MUST BE A MINIMUMOF EIGHTEEN (18) INCHES WIDE BY TWENTY-FOUR (24) INCHES HIGH.
1
2
3
4
5
A
B
C
A
B
C
FIRE LANE SIGN MOUNTING DETAIL
FIRE LANE SIGN MOUNTING LEGEND
THE WORDS "FIRE LANE" SHALL BE WHITE ON REDBACKGROUND, NO SMALLER THAN 4 INCHES IN HEIGHT.
LETTERING SHALL BE BOLD, CONDENSED REDON WHITE REFLECTIVE BACKGROUND,(2) INCHES IN HEIGHT.
"CVC SECTION 22500.1" SHALL BE ON THE BOTTOMLEFT OF THE SIGN AND "NBPD 949-644-3717" SHALLBE ON THE BOTTOM RIGHT IN RED WITH MINIMUM3/4" LETTERS.
LETTERING SHALL BE BOLD, CONDENSED WHITEREFLECTIVE LETTERING ON RED BACKGROUND,(2) INCHES IN HEIGHT.
DEPTH OF SIGN SHALL BE 18 INCHES FROM STANDARD CURB AND 24 INCHES WITH ROLLED CURB TO CENTEROF POST UNLESS INDICATED ON PLAN WITH THE LETTER "L", INDICATING PLACEMENT IN LANDSCAPEDIRECTLY ADJACENT TO SIDEWALK OR CURB
HEIGHT OF SIGN IN SIDEWALK OR PEDESTRIAN AREA SHALL BE 7"-0", AND 5"-0" IN ALL OTHER AREAS.
LETTERING SHALL BE RED ON WHITE BACKGROUND,NO SMALLER THAN 2 INCHES IN HEIGHT.
BURY DEPTH SHALL BE A MINIMUM OF 24 INCHES AND REBAR, A CONCRETE FOOTING, OR ANOTHER METHODTO PREVENT REMOVAL OF THE SIGN IS RECOMMENDED. FOOTINGS FOR SIGNS LOCATED IN THE PUBLICRIGHT-OF-WAY SHALL BE PER THE LOCAL JURISDICTION'S REQUIREMENTS.
6 LETTERING SHALL BE BOLD, CONDENSED WHITEREFLECTIVE LETTERING ON RED BACKGROUND,(1) INCH IN HEIGHT.
CVC 22500.1
FIRE LANE
NOTICE
24"
18" MINIMUM
M.C. 12.40.190 F
N.B.P.D. 949-644-3717
MIN.
FIRE LANE ENTRY SIGN1
1
2
2
2
2
PREMISES IDENTIFICATION & ADDRESSING COMBUSTIBLE CONSTRUCTION LETTER
FEBRUARY 15, 2024
NEWPORT BEACH FIRE DEPARTMENT
100 CIVIC CENTER DRIVE
NEWPORT BEACH, CA 92660
SUBJECT: COMBUSTIBLE CONSTRUCTION LETTER,
THE RESIDENCES AT AIRPORT VILLAGE
NWC BIRCH ST. & MACARTHUR BLVD., NEWPORT BEACH, CA.
THE PURPOSE OF THIS LETTER IS TO NOTIFY YOU THAT THE 1400
BRISTOL STREET N. SHALL INSTALL ALL REQUIRED PAVED FIRE ACCESS
ROADS THAT MEET NEWPORT BEACH FIRE DEPARTMENT ACCESS
REQUIREMENTS PER THE APPROVED PLANS. ALL FIRE HYDRANTS AND
WATER SUPPLY FOR FIREFIGHTING PURPOSES SHALL BE INSTALLED
PER THE APPROVED PLANS AND SHALL MEET ALL FIRE FLOWS
REQUIREMENTS, PRIOR TO ANY COMBUSTIBLE CONSTRUCTION
MATERIALS BEING DELIVERED FOR CONSTRUCTION.
PARKING ENFORCEMENT LETTER
FEBRUARY 15, 2024
NEWPORT BEACH FIRE DEPARTMENT
100 CIVIC CENTER DRIVE
NEWPORT BEACH, CA 92660
RE: PARKING ENFORCEMENT PLAN
THE RESIDENCES AT AIRPORT VILLAGE
NWC BIRCH ST. & MACARTHUR BLVD., NEWPORT BEACH, CA.
THE FIRE LANE PARKING ENFORCEMENT PLAN FOR THE ABOVE
REFERENCED PROJECT IS STATED AS FOLLOWS:
ALL FIRE LANES WITHIN PROJECT SHALL BE MAINTAINED AND IN NO
EVENT SHALL PARKING BE PERMITTED ALONG ANY PORTION OF A
STREET OR DRIVE THAT REQUIRED FIRE LANES OR ANY AREA
DESIGNATED AS A FIRE LANE FOR TURN-AROUND OR DRIVE THROUGH
PURPOSES.
ONSITE MANAGEMENT SHALL ADOPT REASONABLE RULES AND
REGULATIONS REGARDING THE PARKING OF VEHICLES ALONG THE
STREETS, ROADS AND OR DRIVES WITHIN THE PROJECT THAT ARE NOT
IN CONFLICT WITH APPLICABLE LAW.
IN FURTHERANCE THEREOF, PROJECT ONSITE MANAGEMENT, THROUGH
ITS OFFICERS, COMMITTEES AND AGENTS WILL ESTABLISH THE
“PARKING” AND “NO PARKING” AREAS WITHIN THE PROPERTY IN
ACCORDANCE WITH SECTION 22658.2 OF THE CALIFORNIA VEHICLE
CODE AND NEWPORT BEACH FIRE DEPARTMENT STANDARDS. THE LAW
SHALL BE ENFORCED THROUGH SUCH RULES AND REGULATIONS BY ALL
LAWFUL MEANS, INCLUDING, WRITTEN WARNINGS, CITING, LEVYING
FINES AND TOWING VEHICLES IN VIOLATION.
ONSITE MANAGEMENT WILL CONTRACT WITH A CERTIFIED PATROL AND
TOWING COMPANY TO REMOVE VEHICLES THAT VIOLATE NO PARKING
RESTRICTIONS. FIRST TIME VIOLATORS WILL RECEIVE A WRITTEN
WARNING AND WITH SUBSEQUENT VIOLATIONS, THE VEHICLE SHALL BE
SUBJECT TO TOWING. THE VEHICLE OWNER SHALL BE RESPONSIBLE
FOR ALL COSTS INCURRED IN REMEDYING SUCH VIOLATION, INCLUDING
WITHOUT LIMITATION TOWING COST, CITATIONS AND LEGAL FEES.
BUILDING DESCRIPTION CONSTRUCTION
TYPE
OCCUPANCY
TYPE
FIRE
SPRINKLERS
GROSS SQUARE
FOOTAGE
PARKING GARAGE AT GRADE NFPA 13 I-A
LEVEL 1 AT GRADE S-2 NFPA 13 I-A
LEVELS 2 THRU 6 A & R-2 NFPA 13 III-A
MINIMUM FIRE FLOW OF 3,000 GPM AT 20PSI FOR 4 HOURS REQUIRED PER THE LARGEST
BUILDING OF APPROXIMATELY XXXXXX SQ.FT. AND TYPE III-A CONSTRUCTION. A MINIMUM OF
THREE (3) FIRE HYDRANTS ARE REQUIRED SPACED NO MORE THAN 450-FEET FROM
HYDRANT TO HYDRANT IN A THRU ROAD, AND NO MORE THAN 175-FEET FROM THE END OF A
DEAD-END FIRE ACCESS ROAD.
MIN. FIRE FLOW AND FIRE HYDRANT SPACING REQUIREMENTS
S-2
FIRE LANE - NO PARKING
6"
STANDARD CURB
FIRE L
A
N
E
-
N
O
P
A
R
K
I
N
G
8"
6" ROLLED CURB
WEDGE CURB
8"FIRE LANE - NO PARKING
NOTE: CURBS ALONG
ACCESS LANES SHALL BE
PAINTED OSHA SAFETY RED
OR EQUIVALENT. "FIRE LANE
NO PARKING" SHALL BE
PAINTED ON TOP OF CURB IN
WHITE LETTERING 3 INCHES
HIGH AND SHALL BE SPACED
30'-0" ON CENTER OR
PORTION THEREOF.
PAINT RED
PAINT RED
PAINT RED
RED CURB DETAIL VICINITY MAP
1. NEWPORT BEACH FIRE DEPARTMENT SITE INSPECTIONS ARE REQUIRED FOR THIS PROJECT. PLEASE SCHEDULE ALL
FIELD INSPECTIONS AT LEAST 48 HOURS IN ADVANCE. INSPECTIONS CANCELED AFTER 1 P.M. ON THE DAY BEFORE
THE SCHEDULED DATE WILL BE SUBJECT TO A RE-INSPECTION FEE. CALL NEWPORT BEACH FIRE DEPARTMENT
INSPECTION SCHEDULING AT (714) 644-3255.
2. A LUMBER DROP INSPECTION SHALL BE PERFORMED PRIOR TO BRINGING COMBUSTIBLE MATERIALS ON-SITE (OR
DRYWALL FOR STRUCTURES OF NON-COMBUSTIBLE CONSTRUCTION). ALL-WEATHER ACCESS ROADS CAPABLE OF
SUPPORTING 72,000 LBS., TOPPED WITH ASPHALT, CONCRETE, OR EQUIVALENT SHALL BE IN PLACE AND HYDRANTS
SHALL BE TESTED AND MADE SERVICEABLE PRIOR TO AND DURING TIME OF CONSTRUCTION.
3. PHASED INSTALLATION OF FIRE ACCESS ROADS REQUIRES ADDITIONAL INSPECTIONS NOT COVERED BY THE FEES
PAID AT PLAN SUBMITTAL. CONTACT INSPECTION SCHEDULING TO ARRANGE FOR ADDITIONAL INSPECTIONS THAT
MAY BE NEEDED AND ANY FEES THAT MAY BE DUE.
4. AN ORIGINAL APPROVED, SIGNED, WET-STAMPED NEWPORT BEACH FIRE, FIRE MASTER PLAN SHALL BE AVAILABLE
ON-SITE AT TIME OF INSPECTION.
5. ACCESS ROADS AND HYDRANTS SHALL BE MAINTAINED AND REMAIN CLEAR OF OBSTRUCTIONS AT ALL ITEMS DURING
AND AFTER CONSTRUCTION. AREAS WHERE PARKING IS NOT PERMITTED SHALL BE CLEARLY IDENTIFIED AT ALL
TIMES. OBSTRUCTION OF FIRE LANES AND HYDRANTS MAY RESULT IN CANCELLATION OR SUSPENSION OF
INSPECTIONS.
6. FIRE APPARATUS ROADS SHALL BE DESIGNED AND MAINTAINED TO SUPPORT THE IMPOSED LOADS OF FIRE
APPARATUS (72,000 LBS) AND TRUCK OUTRIGGER LOADS OF 75 LBS. PER SQUARE INCH OVER A TWO FOOT AREA.
CALCULATIONS STAMPED AND SIGNED BY A REGISTERED PROFESSIONAL ENGINEER SHALL CERTIFY THAT THE
PROPOSED SURFACE MEETS THE CRITERIA OF AN ALL WEATHER DRIVING SURFACE AND IS CAPABLE OF
WITHSTANDING THE WEIGHT OF 72,000 LBS. THESE LOADS ARE ALSO REQUIRED IF SURFACE IS TURF BLOCK OR
OTHER ENGINEERED ALTERNATE SURFACE. FIRE DEPARTMENT ACCESS ROADS SHALL COMPLY WITH NEWPORT
BEACH FIRE GUIDELINES C.01 AND C.02.
7. 503.1.1 APPROVED FIRE APPARATUS ACCESS ROADS SHALL BE PROVIDED FOR EVERY FACILITY, BUILDING OR
PORTION OF A BUILDING HEREAFTER CONSTRUCTED OR MOVED INTO OR WITHIN THE JURISDICTION. THE FIRE
APPARATUS ACCESS ROAD SHALL COMPLY WITH THE REQUIREMENTS OF THIS SECTION AND SHALL EXTEND TO
WITHIN 150 FEET (45 720 MM) OF ALL PORTIONS OF THE FACILITY AND ALL PORTIONS OF THE EXTERIOR WALLS OF THE
FIRST STORY OF THE BUILDING AS MEASURED BY AN APPROVED ROUTE AROUND THE EXTERIOR OF THE BUILDING OR
FACILITY.
8. TEMPORARY FUEL TANKS OF 60 OR MORE GALLONS SHALL BE REVIEWED, INSPECTED, AND PERMITTED BY NEWPORT
BEACH FIRE PRIOR TO USE.
9. THE PROJECT ADDRESS SHALL BE CLEARLY POSTED AND VISIBLE FROM THE PUBLIC ROAD DURING CONSTRUCTION.
10. ALL GATES IN CONSTRUCTION FENCING SHALL BE EQUIPPED WITH EITHER A KNOX OR BREAKAWAY PADLOCK.
11. BUILDINGS OF FOUR OR MORE STORIES SHALL BE PROVIDED WITH STAIRS AND A STANDPIPE BEFORE REACHING 40
FEET IN HEIGHT.
12. FIRE LANE WIDTHS SHALL BE MEASURED FROM TOP FACE OF THE CURB TO TOP FACE OF THE CURB FOR FIRE LANES
WITH STANDARD CURBS AND GUTTERS AND FROM FLOW-LINE TO FLOW-LINE FOR FIRE LANES WITH MODIFIED CURB
DESIGNS (E.G., ROLLED, RAMPED, ETC). THE DEVELOPER IS RESPONSIBLE TO VERIFY THAT ALL APPROVED PUBLIC
WORKS OR GRADING DEPARTMENT STREET IMPROVEMENT PLANS OR PRECISE GRADING PLANS CONFORM TO THE
MINIMUM STREET WIDTH MEASUREMENTS PER THE APPROVED CITY OF NEWPORT BEACH FIRE MASTER PLAN AND
STANDARDS FOR ALL PORTIONS OF THE FIRE ACCESS ROADS.
13. PERMANENT, TEMPORARY, AND PHASED EMERGENCY ACCESS ROADS SHALL BE DESIGNED AND MAINTAINED TO
SUPPORT AN IMPOSED LOAD OF 72,000 LBS. AND SURFACED TO PROVIDE ALL-WEATHER DRIVING CAPABILITIES.
14. FIRE LANE SIGNS AND RED CURBS SHALL MEET THE SPECIFICATIONS SHOWN ON DETAIL AND NEWPORT BEACH FIRE
STANDARDS, AND SHALL BE INSTALLED AS DESCRIBED THEREIN. ADDITIONAL FIRE LANE MARKINGS MAY BE
REQUIRED AT THE TIME OF INSPECTION DEPENDING ON FIELD CONDITIONS.
15. ALL ONSITE FIRE HYDRANTS SHALL HAVE A "BLUE REFLECTIVE PAVEMENT MARKER" INDICATING THEIR LOCATION PER
THE NEWPORT BEACH FIRE STANDARD. ON PRIVATE PROPERTY MARKERS ARE TO BE MAINTAINED IN GOOD
CONDITION BY THE PROPERTY OWNER.
16. ADDRESS NUMBERS SHALL BE LOCATED AND BE OF A COLOR AND SIZE SO AS TO BE PLAINLY VISIBLE AND LEGIBLE
FROM THE ROADWAY FROM WHICH THE BUILDING IS ADDRESSED. ADDRESS NUMBERS SHALL BE ILLUMINATED AT
NIGHT. FIRE DEPARTMENT SHALL HAVE INPUT ON BUILDING ADDRESSING.
17. VEHICLE ACCESS GATES OR BARRIERS INSTALLED ACROSS A FIRE APPARATUS ROAD SHALL BE IN ACCORDANCE
WITH THE CITY’S GUIDELINES AND STANDARDS C.01 EMERGENCY FIRE ACCESS. THE MINIMUM WIDTH OF ANY GATE
OR OPENING NECESSARY OR REQUIRED AS A POINT OF ACCESS SHALL BE NOT LESS THAN 14 FEET UNOBSTRUCTED
WIDTH. NEWPORT BEACH MUNICIPAL CODE 9.04.110.
18. VEGETATION SHALL BE SELECTED AND MAINTAINED IN SUCH A MANNER AS TO ALLOW IMMEDIATE ACCESS TO ALL
HYDRANTS, VALVES, FIRE DEPARTMENT CONNECTIONS, PULL STATIONS, EXTINGUISHERS, SPRINKLER RISERS, ALARM
CONTROL PANELS, RESCUE WINDOWS, AND OTHER DEVICES OR AREAS USED FOR FIREFIGHTING PURPOSES.
VEGETATION OR BUILDING FEATURES SHALL NOT OBSTRUCT ADDRESS NUMBERS OR INHIBIT THE FUNCTIONING OF
ALARM BELLS, HORNS, OR STROBES.
19. DUMPSTERS AND TRASH CONTAINERS LARGER THAN 1.5 CUBIC YARDS SHALL NOT BE STORED IN BUILDINGS OR
PLACED WITHIN 5 FEET OF COMBUSTIBLE WALLS, OPENINGS OR COMBUSTIBLE ROOF EAVE LINES UNLESS
PROTECTED BY AN APPROVED SPRINKLER SYSTEM.
20. ANY FUTURE MODIFICATION TO THE APPROVED FIRE MASTER PLAN OR APPROVED SITE PLAN, INCLUDING BUT NOT
LIMITED TO ROAD WIDTH, GRADE, SPEED HUMPS, TURNING RADII, GATES OR OTHER OBSTRUCTIONS, SHALL REQUIRE
REVIEW, INSPECTION, AND APPROVAL BY THE NEWPORT BEACH FIRE DEPARTMENT.
21. APPROVAL OF THIS PLAN SHALL NOT BE CONSTRUED AS APPROVAL OF ANY INFORMATION OR PROJECT CONDITIONS
OTHER THAN THOSE ITEMS AND REQUIREMENTS IDENTIFIED IN NEWPORT BEACH FIRE STANDARDS AND RELATED
PORTIONS OF THE CFC AND CBC. THIS PROJECT MAY BE SUBJECT TO ADDITIONAL REQUIREMENTS NOT STATED
HEREIN UPON EXAMINATION OF ACTUAL SITE AND PROJECT CONDITIONS OR DISCLOSURE OF ADDITIONAL
INFORMATION.
22. A “KNOX” KEY STORAGE BOX WILL BE REQUIRED FOR EACH BUILDING. KEYS SHALL BE PROVIDED FOR ALL EXTERIOR
ENTRY DOORS, FIRE PROTECTION EQUIPMENT CONTROL ROOMS, MECHANICAL ROOMS, EQUIPMENT ROOMS,
PEDESTRIAN GATES, POOL GATES AND ADDITIONAL AREAS THE FIRE INSPECTOR UPON INSPECTION FINAL FINDS
NECESSARY FOR EMERGENCY RESPONSE PERSONNEL. THE KNOX BOXES SHALL BE LOCATED ON EACH BUILDING IN
THE SAME CONSISTENT LOCATION. E.G. MAIN ENTRANCE ETC.
23. CONSTRUCTION GATES WILL BE PROVIDED WITH A KNOX OR BREAKAWAY PADLOCK.
24. STANDPIPES SHALL BE PROVIDED FOR ALL BUILDINGS AS PER C.F.C. SEC. 905.3.1.
25. STAIRWELL SIGNAGE SHALL MEET NEWPORT BEACH FIRE DEPARTMENT GUIDELINE & STANDARDS D.01.
LEVEL 2
LEVEL 1
ROOF
American McFrance
40' MAXIMUM20' MINIMUM
OUTRIGGERS
16' FOR
LEVEL 3
LEVEL 4
LEVEL 5
LEVEL 6
INDICATES AERIAL TRUCK LADDERING ACCESS
ALONG THE PROPOSED STRUCTURE:
20' MINIMUM - 40' MAXIMUM FROM THE BUILDING FACE
TO FACE OF CURB AT THE FIRE ACCESS DRIVE.
AERIAL TRUCK LADDERING DETAIL
ADDITIONAL PROJECT SPECIFIC FIRE DEPARTMENT NOTES
1. 907.2.9 GROUP R-2, R-2.1 AND R-2.2. FIRE ALARM SYSTEMS AND SMOKE ALARMS SHALL BE
INSTALLED IN GROUP R-2 AND R-2.1 OCCUPANCIES AS REQUIRED IN SECTIONS 907.2.9.1 THROUGH
907.2.10.2.1.1. GROUP R-2.2 SHALL BE EQUIPPED THROUGHOUT WITH AN AUTOMATIC FIRE ALARM
SYSTEM AND SHALL HAVE A MANUAL FIRE ALARM PULL STATION AT THE 24-HOUR STAFF WATCH
OFFICE.
2. 907.5.2.3.3 IN GROUP R-2 OCCUPANCIES REQUIRED BY SECTION 907 TO HAVE A FIRE ALARM
SYSTEM, EACH STORY THAT CONTAINS DWELLING UNITS AND SLEEPING UNITS SHALL BE PROVIDED
WITH THE FUTURE CAPABILITY TO SUPPORT VISIBLE ALARM NOTIFICATION APPLIANCES IN
ACCORDANCE WITH NFPA 72. SUCH CAPABILITY SHALL ACCOMMODATE WIRED OR WIRELESS
EQUIPMENT.
3. WHEN THE FIRE FLOW DEMAND OF A SPRINKLER SYSTEM IS 500 GPM OR GREATER, INCLUDING THE
INTERIOR HOSE STREAM DEMAND WHEN A STANDPIPE IS SYSTEM IS INSTALLED, FOUR 2 ½” INLETS
SHALL BE PROVIDED. NEWPORT BEACH MUNICIPAL CODE 9.04.310
4. WITH RESPECT TO HYDRANTS, DRIVEWAYS, BUILDINGS, AND LANDSCAPING, FIRE DEPARTMENT
CONNECTIONS SHALL BE SO LOCATED THAT FIRE APPARATUS AND HOSE CONNECTED TO SUPPLY
SYSTEM WILL NOT OBSTRUCT ACCESS TO THE BUILDING FOR OTHER FIRE APPARATUS. THE
LOCATION OF THE FIRE DEPARTMENT CONNECTION SHALL BE NO MORE THAN 100 FEET FORM A
PUBLIC HYDRANT. WHEN POSSIBLE, THE FIRE DEPARTMENT CONNECTION SHALL BE LOCATED 30
FEET MINIMUM FROM THE BEGINNING OF THE RADIUS FOR DRIVEWAY APPROACH. THE LOCATION
OF FIRE DEPARTMENT CONNECTIONS SHALL BE APPROVED BY THE FIRE CODE OFFICIAL. NEWPORT
BEACH MUNICIPAL CODE 9.04.320
5. AS PART OF THE ARCHITECTURAL PLAN, PROVIDE EXIT ANALYSIS, SHOW REQUIRED NUMBER OF
EXITS, EXIT TRAVEL DISTANCE AND COMMON PATH OF EGRESS. SIZE ALL EGRESS COMPONENT
ACCORDING TO OCCUPANT LOAD PER CHAPTER 10 OF CFC/CBC 2022. SHOW WHERE IS THE EXIT
DOOR OF THE STAIRS AT THE GARAGE. EXIT CANNOT GO THROUGH A GARAGE.
6. ADDRESSING SHALL MEET THE REQUIREMENTS OF NEWPORT BEACH MUNICIPAL CODE 9.04.170.
7. KNOX BOXES SHALL MEET THE REQUIREMENTS OF NEWPORT BEACH MUNICIPAL CODE 9.04.180.
8. 510.1 NEW BUILDINGS SHALL HAVE APPROVED RADIO COVERAGE FOR EMERGENCY RESPONDERS
WITHIN THE BUILDING BASED ON THE EXISTING COVERAGE LEVELS OF THE PUBLIC SAFETY
COMMUNICATION SYSTEMS UTILIZED BY THE JURISDICTION, MEASURED AT THE EXTERIOR OF THE
BUILDING. THIS SECTION SHALL NOT REQUIRE IMPROVEMENT OF THE EXISTING PUBLIC SAFETY
COMMUNICATION SYSTEMS. SEE NEWPORT BEACH FIRE GUIDELINE D.05.
9. 1203.2.3 EMERGENCY RESPONDER RADIO COVERAGE SYSTEMS. STANDBY POWER SHALL BE
PROVIDED FOR EMERGENCY RESPONDER RADIO COVERAGE SYSTEMS AS REQUIRED IN SECTION
510.4.2.3. THE STANDBY POWER SUPPLY SHALL BE CAPABLE OF OPERATING THE EMERGENCY
RESPONDER RADIO COVERAGE SYSTEM FOR A DURATION OF NOT LESS THAN 24 HOURS.
10. 1009.8 A TWO-WAY COMMUNICATION SYSTEM COMPLYING WITH SECTIONS 1009.8.1 AND 1009.8.2
SHALL BE PROVIDED AT THE LANDING SERVING EACH ELEVATOR OR BANK OF ELEVATORS ON EACH
ACCESSIBLE FLOOR THAT IS ONE OR MORE STORIES ABOVE OR BELOW THE LEVEL OF EXIT
DISCHARGE.
11. 1009.8.2 DIRECTIONS FOR THE USE OF THE TWO-WAY COMMUNICATION SYSTEM, INSTRUCTIONS
FOR SUMMONING ASSISTANCE VIA THE TWO-WAY COMMUNICATION SYSTEM AND WRITTEN
IDENTIFICATION OF THE LOCATION SHALL BE POSTED ADJACENT TO THE TWO-WAY
COMMUNICATION SYSTEM. SIGNAGE SHALL COMPLY WITH CHAPTER 11A, SECTION 1143A OF THE
CALIFORNIA BUILDING CODE REQUIREMENTS FOR VISUAL CHARACTERS.
12. 1009.10 DIRECTIONAL SIGNAGE COMPLYING WITH CHAPTER 11B, SECTION 11B-703.5, INDICATING
THE LOCATION OF ALL OTHER MEANS OF EGRESS AND WHICH OF THOSE ARE ACCESSIBLE MEANS
OF EGRESS SHALL BE PROVIDED AT THE FOLLOWING:
A. AT EXITS SERVING A REQUIRED ACCESSIBLE SPACE BUT NOT PRO-VIDING AN APPROVED
ACCESSIBLE MEANS OF EGRESS.
B. AT ELEVATOR LANDINGS.
C. WITHIN AREAS OF REFUGE.
13. THIS BUILDING WILL REQUIRE AN EMERGENCY GENERATOR IN COMPLIANCE WITH SECTION 1203.2
OF THE CALIFORNIA FIRE CODE.
14. EMERGENCY POWER OUTLETS SHALL BE PROVIDED AND INSTALLED. OUTLETS SHALL BE
CONNECTED TO THE EMERGENCY GENERATOR CIRCUITRY/SYSTEM WHEN A GENERATOR IS
REQUIRED BY SECTION 1203.2 OF THE CALIFORNIA FIRE CODE IN EVERY FIRE CONTROL ROOM AND I
OTHER AREAS AS MAY BE DESIGNATED BY THE FIRE CODE OFFICIAL. EMERGENCY OUTLETS SHALL
BE PLACED IN THE FOLLOWING LOCATIONS:
A. IN THE MAIN EXIT CORRIDOR OF EACH FLOOR ADJACENT TO EACH EXIT ENCLOSURE.
b. ON EVERY LEVEL IN EVERY STAIRWELL.
c. IN EACH ELEVATOR LOBBY.
d. IN PUBLIC ASSEMBLY AREAS LARGER THAN 1,500 SQUARE FEET.
e. IN EVERY FIRE CONTROL ROOM.
f. IN SUCH OTHER AREAS AS MAY BE DESIGNATED BY THE FIRE CODE OFFICIAL.
15. 1203.2.2 ELEVATORS AND PLATFORM LIFTS AS REQUIRED IN SECTIONS 606.2, 1009.4.1, AND 1009.5.
16. 1203.2.5. EMERGENCY POWER SHALL BE PROVIDED FOR EXIT SIGNS AS REQUIRED IN SECTION
1013.6.3. THE SYSTEM SHALL BE CAPABLE OF POWERING THE REQUIRED LOAD FOR A DURATION OF
NOT LESS THAN 90 MINUTES.
17. 3003.1 IN BUILDINGS AND STRUCTURES WHERE STANDBY POWER IS REQUIRED OR FURNISHED TO
OPERATE AN ELEVATOR, THE OPERATION SHALL BE IN ACCORDANCE WITH SECTION 1203 OF THE
CALIFORNIA FIRE CODE AND SECTIONS 3003.1.1 THROUGH 3003.1.5 OF THIS CODE.
18. 3003.1.1 STANDBY POWER SHALL BE MANUALLY TRANSFERABLE TO ALL ELEVATORS IN EACH BANK.
19. 3003.1.3 WHERE TWO OR MORE ELEVATORS ARE CONTROLLED BY A COMMON OPERATING SYSTEM,
ALL ELEVATORS SHALL AUTOMATICALLY TRANSFER TO STANDBY POWER WITHIN 60 SECONDS
AFTER FAILURE OF NORMAL POWER WHERE THE STANDBY POWER SOURCE IS OF SUFFICIENT
CAPACITY TO OPERATE ALL ELEVATORS AT THE SAME TIME. WHERE THE STANDBY POWER SOURCE
IS NOT OF SUFFICIENT CAPACITY TO OPERATE ALL ELEVATORS AT THE SAME TIME, ALL ELEVATORS
SHALL TRANSFER TO STANDBY POWER IN SEQUENCE, RETURN TO THE DESIGNATED LANDING AND
DISCONNECT FROM THE STANDBY POWER SOURCE. AFTER ALL ELEVATORS HAVE BEEN RETURNED
TO THE DESIGNATED LEVEL, NOT LESS THAN ONE ELEVATOR SHALL REMAIN OPERABLE FROM THE
STANDBY POWER SOURCE.
20. 3003.2 ELEVATORS SHALL BE PROVIDED WITH PHASE I EMERGENCY RECALL OPERATION AND
PHASE II EMERGENCY IN-CAR OPERATION IN ACCORDANCE WITH CALIFORNIA CODE OF
REGULATIONS, TITLE 8, DIVISION 1, CHAPTER 4, SUBCHAPTER 6, ELEVATOR SAFETY ORDERS.
21. ELEVATOR HOISTWAYS SHALL HAVE A FLOOR NUMBER NOT LESS THAN 4 INCHES (102 MM) IN
HEIGHT, PLACED ON THE WALLS AND/OR DOORS OF THE HOISTWAY AT INTERVALS SUCH THAT A
PERSON IN A STALLED ELEVATOR, UPON OPENING THE CAR DOOR, CAN DETERMINE THE FLOOR
POSITION.
22. 3003.2.1.1 ALL AUTOMATIC ELEVATORS SHALL HAVE NOT LESS THAN ONE SIGN AT EACH LANDING
PRINTED ON A CONTRASTING BACKGROUND IN LETTERS NOT LESS THAN 1/2 INCH (12.7 MM) HIGH
TO READ: IN CASE OF FIRE USE STAIRWAY FOR EXIT. DO NOT USE ELEVATOR.
23. 3003.2.1.2 AUTOMATIC PASSENGER ELEVATORS SHALL HAVE CALL AND CAR OPERATION BUTTONS
WITHIN 60 INCHES (1524 MM) OF THE FLOOR. EMERGENCY TELEPHONES SHALL ALSO BE WITHIN 60
INCHES
(1524 MM) OF THE FLOOR.
24. 3003.3 ALL ELEVATORS SHALL BE EQUIPPED TO OPERATE WITH A STANDARDIZED FIRE SERVICE
ELEVATOR KEY IN ACCORDANCE WITH THE CALIFORNIA FIRE CODE.
25. WHERE ELEVATORS ARE PROVIDED IN BUILDINGS FOUR OR MORE STORIES ABOVE, OR FOUR OR
MORE STORIES BELOW, GRADE PLANE, NOT FEWER THAN ONE ELEVATOR SHALL BE PROVIDED FOR
FIRE DEPARTMENT EMERGENCY ACCESS TO ALL FLOORS. THE ELEVATOR CAR SHALL BE OF SUCH
A SIZE AND ARRANGEMENT TO ACCOMMODATE AN AMBULANCE STRETCHER 24 INCHES BY 84
INCHES (610 MM BY 2134 MM) WITH NOT LESS THAN 5-INCH (127 MM) RADIUS CORNERS, IN THE
HORIZONTAL, OPEN POSITION AND SHALL BE IDENTIFIED BY THE INTERNATIONAL SYMBOL FOR
EMERGENCY MEDICAL SERVICES (STAR OF LIFE). THE SYMBOL SHALL BE NOT LESS THAN 3 INCHES
(76 MM) IN HEIGHT AND SHALL BE PLACED INSIDE ON BOTH SIDES OF THE HOIST-WAY DOOR FRAME.
26. 3002.4.3A THE ELEVATOR(S) DESIGNATED THE MEDICAL EMERGENCY ELEVATOR SHALL BE
EQUIPPED WITH A KEY SWITCH TO RECALL THE ELEVATOR NONSTOP TO THE MAIN FLOOR. FOR THE
PURPOSE OF THIS SECTION, ELEVATORS IN COMPLIANCE WITH SECTION 3003.2 SHALL BE
ACCEPTABLE.
27. 3002.4.4A MEDICAL EMERGENCY ELEVATORS SHALL BE IDENTIFIED BY THE INTERNATIONAL SYMBOL
(STAR OF LIFE) FOR EMERGENCY MEDICAL SERVICES.
28. 3002.4.5A THE SYMBOL SHALL NOT BE LESS THAN 3 INCHES (76 MM) IN SIZE.
29. 3002.4.6A A SYMBOL SHALL BE PERMANENTLY ATTACHED TO EACH SIDE OF THE HOISTWAY DOOR
FRAME ON THE PORTION OF THE FRAME AT RIGHT ANGLES TO THE HALLWAY OR LANDING AREA.
EACH SYMBOL SHALL BE NOT LESS THAN 78 INCHES (1981 MM) AND NOT MORE THAN 84 INCHES
(2134 MM) ABOVE THE FLOOR LEVEL AT THE THRESHOLD.
30. DEMO AND PLANS FOR FIRE DEPARTMENT ACCESS DURING CONSTRUCTION SHALL BE SUBMITTED
TO THE NEWPORT BEACH FIRE DEPARTMENT. CONSTRUCTION SHALL COMPLY WITH CHAPTER 33 OF
THE CALIFORNIA FIRE CODE.
31. 507.1 AN APPROVED WATER SUPPLY CAPABLE OF SUPPLYING THE REQUIRED FIRE FLOW FOR FIRE
PROTECTION SHALL BE PROVIDED TO PREMISES. FIRE-FLOW REQUIREMENTS FOR BUILDINGS OR
PORTIONS OF BUILDINGS AND FACILITIES SHALL BE DETERMINED BY APPENDIX B OF THE 2022
CALIFORNIA FIRE CODE. SHOW THE ANALYSIS.
32. FIRE HYDRANTS SHALL BE SPACED ALONG FIRE DEPARTMENT ACCESS ROADS IN COMPLIANCE
WITH THE 2022 CALIFORNIA FIRE CODE APPENDIX C.
33. WHERE A PORTION OF THE FACILITY OR BUILDING HEREAFTER CONSTRUCTED OR MOVED INTO OR
WITHIN THE JURISDICTION IS MORE THAN 400 FEET FROM A HYDRANT ON A FIRE APPARATUS
ACCESS ROAD, AS MEASURED BY AN APPROVED ROUTE AROUND THE EXTERIOR OF THE FACILITY
OR BUILDING, ON-SITE FIRE HYDRANTS AND MAINS SHALL BE PROVIDED.
DEFERRED SUBMITTALS:
35. AN ARCHITECTURAL PLAN IS REQUIRED TO BE SUBMITTED TO THE NEWPORT BEACH FIRE DEPT.
FOR REVIEW AND APPROVAL.
36. AN UNDERGROUND PIPING PLAN IS REQUIRED FOR THE INSTALLATION OF AN AUTOMATIC FIRE
SPRINKLER SYSTEM OR FOR A PRIVATE FIRE HYDRANT SYSTEM SHALL BE SUBMITTED TO THE
NEWPORT BEACH FIRE DEPT. FOR REVIEW AND APPROVAL
37. AUTOMATIC FIRE SPRINKLER SYSTEM SHALL BE INSTALLED IN COMPLIANCE WITH NFPA FULL 13,
WITH APPLICABLE CODES AND LOCAL ORDINANCES, AMENDMENTS, AND GUIDELINES. A SEPARATE
PLAN SHALL BE SUBMITTED TO THE NEWPORT BEACH FIRE DEPT. FOR REVIEW AND APPROVAL.
38. A WET STANDPIPE SYSTEM PLAN SHALL BE SUBMITTED TO THE NEWPORT BEACH FIRE DEPT. FOR
REVIEW AND APPROVAL.
39. FIRE ALARM SYSTEMS AND SMOKE ALARMS PER NFPA 72 PLAN SHALL BE SUBMITTED TO THE
NEWPORT BEACH FIRE DEPT. FOR REVIEW AND APPROVAL.
40. A CHEMICAL CLASSIFICATION AND HAZARDOUS MATERIALS COMPLIANCE PLAN SHALL BE
APPROVED BY THE NEWPORT BEACH FIRE DEPARTMENT PRIOR TO ANY HAZARDOUS MATERIALS
BEING STORED OR USED ON SITE. A PLAN SHALL BE SUBMITTED TO THE NEWPORT BEACH FIRE
DEPT. FOR REVIEW AND APPROVAL.
140
MA
C
A
R
T
H
U
R
B
L
V
D
.
BIRCH STREE
T
CAMP
U
S
D
R
I
V
E
EXISTING
MEDICAL
OFFICE
EXISTING CAR
RENTAL
EXISTING OFFICE
EXISTING RETAIL
T
T
RECYCLERECYCLE
T
T
T
T
R
A
S
H
1,
4
0
8
S
F
TRASH
1,114
S
F
EL
E
C
.
SAL
E
S
O
F
F
I
C
E
/
M
A
I
L
5,6
5
4
S
F
LO
B
B
Y
EL
E
C
.
E
L
E
C
T
R
I
C
A
L
M
E
C
H
TRA
S
H
983
S
F
TR
A
S
H
83
2
S
F
D
O
G
S
P
A
35
1
S
F
BIKE P
A
R
K
I
N
G
1,136 S
F
ME
C
H
T
T
RECYCLERECYCLE
T
T
T
26'
31'
26'
R40'
R20'
R20
'
R20'
R2
0
'
R40'
R4
0
'
R20'
R40'R40
'
R20
'
R40'
R20'
R4
0
'
R2
0
'
1
1
1
3
4
4
3
4
4
4
4
5
5
5
1
2
2
3
2
2
2
4
EXISTING EASEMENT
OVER SHARED DRIVE
LIMITS OF
BUILDING ABOVE
02/15/24
SHEET:
OF 9NEWPORT BEACH FIRE DEPARTMENT
The use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction, publication, or re-use by any method, in whole or in part without the express consent of FIRESAFE PLANNING SOLUTIONS is prohibited.
PREPARED FOR:PREPARED BY:DATE:TITLE:ARCHITECTURE/PLANNING:
28506 AIROSO STREET
RANCHO MISSION VIEJO, CA 92694
OFFICE: (949) 240-5911
CIVIL ENGINEER:FIRE MASTER PLANSHEET INDEX
19782 MACARTHUR BLVD. SUITE 300
IRVINE, CA 92612
P: 949.862.0270
5000 BIRCH ST. EAST TOWER, SUITE 600
NEWPORT BEACH, CA 92660
P: 949.267.1573
801 N PARKCENTER DRIVE
SANTA ANA, CA 92705
P: 714.560.8643
NWC BIRCH ST. & MACARTHUR BLVD.
NEWPORT BEACH, CA
PARCEL NO.: 427-111-03, 427-111-04, 427-111-05, 427-111-06-111-09
CIVIL ENGINEER:
4930 CAMPUS DRIVE
NEWPORT BEACH, CA 92660
P: 949.476.8888
F-1
F-2
F-3
F-4
F-5
F-6
F-7
F-8
F-9
COVER SHEET
OVERALL FIRE MASTER PLAN LAYOUT AT GRADE
LEVEL 2 & LEVEL 6 LAYOUTS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
PODIUM LEVEL LANDSCAPE PLAN
OVERALL LAYOUT
AT GRADE
F-2
INDICATES PROPOSED BUILDING (RESIDENTIAL AND INTERIOR COMMON USE)
INDICATES PROPOSED PRIVATE FIRE HYDRANT WITH BLUE REFLECTIVE FIRE HYDRANT MARKER.
MARKER SHALL BE PLACED 6" FROM CENTERLINE OF HYDRANT SIDE OF STREET
AERIAL TRUCK LADDER ACCESS TO BUILDING
(BETWEEN 20' - 40' FROM ACCESS ROAD)
INDICATES EXISTING PUBLIC FIRE HYDRANT WITH BLUE REFLECTIVE MARKER
INDICATES LIMITS OF BUILDING ROOFLINE
INDICATES PROPOSED PARKING GARAGE
INDICATES STAIR LOCATIONS
INDICATES ELEVATOR LOCATIONS
INDICATES PROPOSED FIRE ACCESS LANE WITH AN ALL WEATHER PAVED SURFACE CAPABLE OF
SUPPORTING 72,000 LBS FORE FIRE APPARATUS AND TRUCK OUTRIGGER LOADS OF 75 POUNDS
PER SQUARE INCH OVER 2-FOOT AREA. FIRE ACCESS LANES DO NOT REQUIRE A FIRE DEPARTMENT
TURNAROUND SINCE THEY LESS THAN 150-FEET IN LENGTH PER CFC SECTION 503.2.5.
INDICATES PROPOSED DOUBLE DETECTOR CHECK FOR AUTOMATIC FIRE SPRINKLER
RISER CONNECTION AND PRIVATE FIRE HYDRANTS
INDICATES FIRE LANE ENTRY SIGN PER DETAIL SHT. F-1
INDICATES PROPOSED FIRE DEPARTMENT CONNECTION FOR
AUTOMATIC FIRE SPRINKLER RISER CONNECTION
FIRE LANE ENTRANCE SIGN PER CITY OF NEWPORT BEACH FIRE DEPARTMENT. SEE DETAILS SHT. F-1.1
INSTALL FIRE HYDRANT MARKER THAT SHALL BE PLACED 6" FROM CENTERLINE OF STREET.
3
LEGEND
CONSTRUCTION NOTES
INSTALL KNOX KEY SWITCH.
5
4
INDICATES GATE ENTRY TO PARKING GARAGE
INDICATES APPROXIMATE LOCATION OF KNOX BOX WITH 3-SETS OF ENTRY DOOR/GATE KEYS OR
KNOX KEY SWITCH. SEE CONSTRUCTION NOTES FOR DESIGNATION.
INSTALL KNOX BOX WITH 3-SETS OF ENTRY DOOR/GATE KEYS.
RED CURB PER CITY OF NEWPORT BEACH. SEE DETAIL SHT. F-1.2
INDICATES APPROXIMATE LOCATION OF THE BUILDING ADDRESS, MINIMUM 6" IN HEIGHT MEETING CITY OF
NEWPORT BEACH REQUIREMENTS PROVIDED ON SHEET F-1. FINAL DESIGN AND LOCATION BY OTHERS
FIRE SPRINKLER RISER TO BUILDING
0
GRAPHIC SCALE
1 inch = ft.
40'80'
40
DRAWING SCALE
INDICATES FIRE APPARATUS TURNING RADII:
20' WIDE PATH WITH 20' INSIDE AND 40' OUTSIDE
R=20'
R=40
'
20'
INDICATES PROPOSED FIRE CONTROL ROOM
INDICATES EXISTING 'NO STOPPING ENTIRE BLOCK' SIGN.
SHOWN FOR REFERENCE ONLY. NOT A PART OF THIS SUBMITTAL.
INDICATES PROPOSED PUBLIC FIRE HYDRANT WITH BLUE REFLECTIVE FIRE HYDRANT MARKER.
MARKER SHALL BE PLACED 6" FROM CENTERLINE OF HYDRANT SIDE OF STREET
INDICATES FIRE DEPARTMENT HOSE PULL WALKABLE ACCESS - 150' MAXIMUM
141
MA
C
A
R
T
H
U
R
B
L
V
D
.
BIRCH STREE
T
CAM
P
U
S
D
R
I
V
E
EXISTING
MEDICAL
OFFICE
EXISTING CAR
RENTAL
EXISTING OFFICE
EXISTING RETAIL
T
T
RECYCLERECYCLE
T
T
T
FI
T
N
E
S
S
2,
9
2
2
S
F
Y
O
G
A
1,
1
1
3
S
F
GO
L
F
701
S
F
RESTR
O
O
M
870 SF
B9
3
6
B90
0
B70
0
S40
5
S40
5
B10
3
A1
0
5
B42
4
A11
0
A72
0
A7
2
0
A7
1
0
A71
6
A7
1
6
A2
0
1
A2
0
1
C50
0
C5
0
0
S10
1
B9
3
6
B9
0
0
A7
1
0
B93
6
S10
1
S1
0
1
C5
0
0
A40
6
A40
6
A40
6
A40
6
A71
6
S40
5
S40
5
A7
2
0
B70
9
B
A7
1
6
A71
6
A7
1
6
A7
1
0
A7
1
0
B7
0
9
B
B70
9
B
A7
1
0
B7
0
9
B
B70
9
B
B7
0
9
B
B1
0
3
B7
0
0
B7
0
0
B7
0
0
B93
6
A7
1
6
B
U
S
I
.
C
T
R
.
2,
8
5
0
S
F
A72
0
A7
2
0
A40
6
A4
0
6
A40
6
A7
1
6
B7
0
9
B
B7
0
9
B
B10
3
A11
0
A1
1
0
B10
3
A11
0
S10
1
S1
0
1
A1
1
0
S1
0
1
S10
1
A1
0
5
A10
5
S1
0
1
S40
5
C5
0
0
A1
1
0
A1
1
0
B70
0
A1
0
5
A1
0
5
B10
3
A10
5
A11
0
A11
0
T
T
RECYCLERECYCLE
T
T
T+0
+0
+0
+0
+0
+0
RECYCLERECYCLE
T
RECYCLERECYCLE
+4'd
e
e
p
p
o
o
l
+4
'
D
E
E
P
L
A
P
P
O
O
L
RECYCLERECYCLE
RECYCLERECYCLE
T
T
RECYCLERECYCLE
T
T
T
RECYCLERECYCLE
RECYCLERECYCLE
RECYCLERECYCLE
Xref I:\22080\CADD\CONSULTANT\24-0214-TPGSaunders-Level 2.dwg
6
6
6
6
6
6
6
6
MA
C
A
R
T
H
U
R
B
L
V
D
.
BIRCH STREE
T
CAM
P
U
S
D
R
I
V
E
EXISTING
MEDICAL
OFFICE
EXISTING CAR
RENTAL
EXISTING OFFICE
EXISTING RETAIL
T
T
RECYCLERECYCLE
T
T
T
T
T
RECYCLERECYCLE
T
T
T
B10
3
A7
2
0
A40
6
A40
6
B9
3
6
B90
0
A7
2
0
S1
0
1
S10
1
A7
1
0
A71
0
A11
0
S4
0
5
S40
5
A1
1
0
B42
4
A7
1
0
A7
1
0
C50
0
C50
0
B93
6
B9
0
0
A71
0
A40
6
C5
0
0
A40
6
A71
6
A20
1
A2
0
1
A71
6
A7
1
6
A40
6
A4
0
6
B93
6
B70
0
C50
0
A1
0
5
A1
0
5
S1
0
1
S4
0
5
S4
0
5
A7
1
0
A72
0
B70
9
B
B7
0
9
B
B70
9
B
A11
0
B7
0
9
B
B70
9
B
A71
6
A7
1
6
A71
6
B70
9
B
S40
5
B1
0
3
B7
0
0
A71
6
B70
0
A72
0
B70
0
B7
0
0
B93
6
A7
1
6
B7
0
0
A7
2
0
A7
2
0
A4
0
6
A4
0
6
A4
0
6
A71
6
B70
9
B
B7
0
9
B
B10
3
A11
0
A1
1
0
B10
3
A11
0
A10
5
A10
5
A1
1
0
S1
0
1
S10
1
S10
1
A10
5
A1
1
0
A1
1
0
S1
0
1
S10
1
A10
5
A10
5
B10
3
02/15/24
SHEET:
OF 9NEWPORT BEACH FIRE DEPARTMENT
The use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction, publication, or re-use by any method, in whole or in part without the express consent of FIRESAFE PLANNING SOLUTIONS is prohibited.
PREPARED FOR:PREPARED BY:DATE:TITLE:ARCHITECTURE/PLANNING:
28506 AIROSO STREET
RANCHO MISSION VIEJO, CA 92694
OFFICE: (949) 240-5911
CIVIL ENGINEER:FIRE MASTER PLANSHEET INDEX
19782 MACARTHUR BLVD. SUITE 300
IRVINE, CA 92612
P: 949.862.0270
5000 BIRCH ST. EAST TOWER, SUITE 600
NEWPORT BEACH, CA 92660
P: 949.267.1573
801 N PARKCENTER DRIVE
SANTA ANA, CA 92705
P: 714.560.8643
NWC BIRCH ST. & MACARTHUR BLVD.
NEWPORT BEACH, CA
PARCEL NO.: 427-111-03, 427-111-04, 427-111-05, 427-111-06-111-09
CIVIL ENGINEER:
4930 CAMPUS DRIVE
NEWPORT BEACH, CA 92660
P: 949.476.8888
F-1
F-2
F-3
F-4
F-5
F-6
F-7
F-8
F-9
COVER SHEET
OVERALL FIRE MASTER PLAN LAYOUT AT GRADE
LEVEL 2 & LEVEL 6 LAYOUTS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
PODIUM LEVEL LANDSCAPE PLAN
LEVEL 2 & LEVEL 6
LAYOUTS
F-3
LEVEL 6 FLOORPLAN LEVEL 2 FLOORPLAN
INDICATES PROPOSED BUILDING
(RESIDENTIAL AND INTERIOR COMMON USE)
INDICATES STAIR LOCATIONS
INDICATES ELEVATOR LOCATIONS
LEGEND
INDICATES APPROXIMATE LOCATION OF KNOX BOX
WITH 3-SETS OF ENTRY DOOR/GATE KEYS.
LEGEND
AERIAL TRUCK LADDER ACCESS TO BUILDING
(BETWEEN 20' - 40' FROM ACCESS ROAD)
CONSTRUCTION NOTES
INSTALL KNOX BOX WITH 3-SETS OF ENTRY DOOR/GATE KEYS.6
SCALE: 1"=40'SCALE: 1"=40'
0
GRAPHIC SCALE
1 inch = ft.
40'80'
40
DRAWING SCALE
142
02/15/24
SHEET:
OF 9NEWPORT BEACH FIRE DEPARTMENT
The use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction, publication, or re-use by any method, in whole or in part without the express consent of FIRESAFE PLANNING SOLUTIONS is prohibited.
PREPARED FOR:PREPARED BY:DATE:TITLE:ARCHITECTURE/PLANNING:
28506 AIROSO STREET
RANCHO MISSION VIEJO, CA 92694
OFFICE: (949) 240-5911
CIVIL ENGINEER:FIRE MASTER PLANSHEET INDEX
F-1
F-2
F-3
F-4
F-5
F-6
F-7
F-8
F-9
COVER SHEET
OVERALL FIRE MASTER PLAN LAYOUT AT GRADE
LEVEL 2 & LEVEL 6 LAYOUTS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
PODIUM LEVEL LANDSCAPE PLAN
19782 MACARTHUR BLVD. SUITE 300
IRVINE, CA 92612
P: 949.862.0270
5000 BIRCH ST. EAST TOWER, SUITE 600
NEWPORT BEACH, CA 92660
P: 949.267.1573
801 N PARKCENTER DRIVE
SANTA ANA, CA 92705
P: 714.560.8643
NWC BIRCH ST. & MACARTHUR BLVD.
NEWPORT BEACH, CA
PARCEL NO.: 427-111-03, 427-111-04, 427-111-05, 427-111-06-111-09
CIVIL ENGINEER:
4930 CAMPUS DRIVE
NEWPORT BEACH, CA 92660
P: 949.476.8888
ELEVATIONS
F-4
NOTES:
1. THESE ELEVATIONS PROVIDED FOR REFERENCE ONLY.
2. DRAWING NOT TO SCALE.
143
02/15/24
SHEET:
OF 9NEWPORT BEACH FIRE DEPARTMENT
The use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction, publication, or re-use by any method, in whole or in part without the express consent of FIRESAFE PLANNING SOLUTIONS is prohibited.
PREPARED FOR:PREPARED BY:DATE:TITLE:ARCHITECTURE/PLANNING:
28506 AIROSO STREET
RANCHO MISSION VIEJO, CA 92694
OFFICE: (949) 240-5911
CIVIL ENGINEER:FIRE MASTER PLANSHEET INDEX
F-1
F-2
F-3
F-4
F-5
F-6
F-7
F-8
F-9
COVER SHEET
OVERALL FIRE MASTER PLAN LAYOUT AT GRADE
LEVEL 2 & LEVEL 6 LAYOUTS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
PODIUM LEVEL LANDSCAPE PLAN
19782 MACARTHUR BLVD. SUITE 300
IRVINE, CA 92612
P: 949.862.0270
5000 BIRCH ST. EAST TOWER, SUITE 600
NEWPORT BEACH, CA 92660
P: 949.267.1573
801 N PARKCENTER DRIVE
SANTA ANA, CA 92705
P: 714.560.8643
NWC BIRCH ST. & MACARTHUR BLVD.
NEWPORT BEACH, CA
PARCEL NO.: 427-111-03, 427-111-04, 427-111-05, 427-111-06-111-09
CIVIL ENGINEER:
4930 CAMPUS DRIVE
NEWPORT BEACH, CA 92660
P: 949.476.8888
ELEVATIONS
F-5
NOTES:
1. THESE ELEVATIONS PROVIDED FOR REFERENCE ONLY.
2. DRAWING NOT TO SCALE.
144
02/15/24
SHEET:
OF 9NEWPORT BEACH FIRE DEPARTMENT
The use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction, publication, or re-use by any method, in whole or in part without the express consent of FIRESAFE PLANNING SOLUTIONS is prohibited.
PREPARED FOR:PREPARED BY:DATE:TITLE:ARCHITECTURE/PLANNING:
28506 AIROSO STREET
RANCHO MISSION VIEJO, CA 92694
OFFICE: (949) 240-5911
CIVIL ENGINEER:FIRE MASTER PLANSHEET INDEX
F-1
F-2
F-3
F-4
F-5
F-6
F-7
F-8
F-9
COVER SHEET
OVERALL FIRE MASTER PLAN LAYOUT AT GRADE
LEVEL 2 & LEVEL 6 LAYOUTS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
PODIUM LEVEL LANDSCAPE PLAN
19782 MACARTHUR BLVD. SUITE 300
IRVINE, CA 92612
P: 949.862.0270
5000 BIRCH ST. EAST TOWER, SUITE 600
NEWPORT BEACH, CA 92660
P: 949.267.1573
801 N PARKCENTER DRIVE
SANTA ANA, CA 92705
P: 714.560.8643
NWC BIRCH ST. & MACARTHUR BLVD.
NEWPORT BEACH, CA
PARCEL NO.: 427-111-03, 427-111-04, 427-111-05, 427-111-06-111-09
CIVIL ENGINEER:
4930 CAMPUS DRIVE
NEWPORT BEACH, CA 92660
P: 949.476.8888
ELEVATIONS
F-6
NOTES:
1. THESE ELEVATIONS PROVIDED FOR REFERENCE ONLY.
2. DRAWING NOT TO SCALE.
145
02/15/24
SHEET:
OF 9NEWPORT BEACH FIRE DEPARTMENT
The use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction, publication, or re-use by any method, in whole or in part without the express consent of FIRESAFE PLANNING SOLUTIONS is prohibited.
PREPARED FOR:PREPARED BY:DATE:TITLE:ARCHITECTURE/PLANNING:
28506 AIROSO STREET
RANCHO MISSION VIEJO, CA 92694
OFFICE: (949) 240-5911
CIVIL ENGINEER:FIRE MASTER PLANSHEET INDEX
F-1
F-2
F-3
F-4
F-5
F-6
F-7
F-8
F-9
COVER SHEET
OVERALL FIRE MASTER PLAN LAYOUT AT GRADE
LEVEL 2 & LEVEL 6 LAYOUTS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
BUILDING ELEVATIONS
PODIUM LEVEL LANDSCAPE PLAN
19782 MACARTHUR BLVD. SUITE 300
IRVINE, CA 92612
P: 949.862.0270
5000 BIRCH ST. EAST TOWER, SUITE 600
NEWPORT BEACH, CA 92660
P: 949.267.1573
801 N PARKCENTER DRIVE
SANTA ANA, CA 92705
P: 714.560.8643
NWC BIRCH ST. & MACARTHUR BLVD.
NEWPORT BEACH, CA
PARCEL NO.: 427-111-03, 427-111-04, 427-111-05, 427-111-06-111-09
CIVIL ENGINEER:
4930 CAMPUS DRIVE
NEWPORT BEACH, CA 92660
P: 949.476.8888
ELEVATIONS
F-7
NOTES:
1. THESE ELEVATIONS PROVIDED FOR REFERENCE ONLY.
2. DRAWING NOT TO SCALE.
146
Planning Commission - April 18, 2024 Item No. 2a - Additonal Materials Received The Residences at Airport Village (PA2023-0223)
Planning Commission - April 18, 2024 Item No. 2a - Additonal Materials Received The Residences at Airport Village (PA2023-0223)
Planning Commission - April 18, 2024 Item No. 2a - Additonal Materials Received The Residences at Airport Village (PA2023-0223)
Planning Commission - April 18, 2024 Item No. 2a - Additonal Materials Received The Residences at Airport Village (PA2023-0223)
Planning Commission - April 18, 2024 Item No. 2a - Additonal Materials Received The Residences at Airport Village (PA2023-0223)
Planning Commission - April 18, 2024 Item No. 2a - Additonal Materials Received The Residences at Airport Village (PA2023-0223)
Planning Commission - April 18, 2024 Item No. 2a - Additonal Materials Received The Residences at Airport Village (PA2023-0223)
Planning Commission - April 18, 2024 Item No. 2a - Additonal Materials Received The Residences at Airport Village (PA2023-0223)
Planning Commission - April 18, 2024 Item No. 2a - Additonal Materials Received The Residences at Airport Village (PA2023-0223)
Planning Commission - April 18, 2024 Item No. 2a - Additonal Materials Received The Residences at Airport Village (PA2023-0223)
Planning Commission - April 18, 2024 Item No. 2a - Additonal Materials Received The Residences at Airport Village (PA2023-0223)
Planning Commission - April 18, 2024 Item No. 2a - Additonal Materials Received The Residences at Airport Village (PA2023-0223)
Planning Commission - April 18, 2024 Item No. 2a - Additonal Materials Received The Residences at Airport Village (PA2023-0223)
Planning Commission - April 18, 2024 Item No. 2a - Additonal Materials Received The Residences at Airport Village (PA2023-0223)
Planning Commission - April 18, 2024 Item No. 2a - Additonal Materials Received The Residences at Airport Village (PA2023-0223)
Planning Commission - April 18, 2024 Item No. 2a - Additonal Materials Received The Residences at Airport Village (PA2023-0223)
Planning Commission - April 18, 2024 Item No. 2a - Additonal Materials Received The Residences at Airport Village (PA2023-0223)
Planning Commission - April 18, 2024 Item No. 2a - Additonal Materials Received The Residences at Airport Village (PA2023-0223)
Planning Commission - April 18, 2024 Item No. 2a - Additonal Materials Received The Residences at Airport Village (PA2023-0223)
Planning Commission - April 18, 2024 Item No. 2a - Additonal Materials Received The Residences at Airport Village (PA2023-0223)
April 18, 2024, Planning Commission Item 2 Comments
These comments on a Newport Beach Planning Commission agenda item are submitted by:
Jim Mosher (jimmosher@yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229).
Item No. 2. THE RESIDENCES AT AIRPORT VILLAGE (PA2023-0223)
At least three things concern me about this project:
1.Development Agreement: The staff report refers to an existing development agreement
(handwritten pages 5 and ) and certain obligations the agreement imposes on the
applicant (handwritten pages 18 and 19). However this appears to be an unusual
situation in which the agreement was signed with a party different from the applicant. I
hope the agreement anticipated that situation, but the explanation is not clear.
2.Affordable Housing: The Airport Area has been widely described as an ideal place for
the City to fulfill much of its RHNA affordable housing requirement, pursuant to which, by
2029, Newport Beach is expected to produce 1,456 new dwelling units affordable to very
low-, 930 affordable to low-, and 1,050 to moderate-income households.
Toward these requirements, the present project would add only 37 very low income units
out of a total of 444 units to be built. It is worrisome that if other developments produced
very low income units at the same rate, the City would have to build more than 17,000
units to meet its very low income requirement.
But even more worrying, this project provides no progress at all toward meeting the low
income and possibly the moderate income goals.If those are not to be built in the Airport
Area, where will they be built?
3.Noise: The staff report, on handwritten page 13, details the well-documented concerns
about building within the 65 dB CNEL contour generated by aircraft operations at the
nearby John Wayne Airport – with regard to which the developer is being fastidious to
avoid residential uses in the most southerly corner of the building adjacent to Campus
Drive, and to avoid outdoor balconies on that side of the structure.
While the most recent annual noise map posted by JWA (for 2022), shows the
aircraft-related 65 dB falling considerably farther outside the project boundary, my
concern is with traffic noise.
Appendix E to the City’s recently-posted Draft Program EIR for its 6th Cycle Housing
Element implementation (cf. Item 3 on the present agenda) lists existing and projected
noise levels produced by many roadways, including those adjacent to this proposed
project.
Planning Commission - April 18, 2024 Item No. 2a - Additonal Materials Received The Residences at Airport Village (PA2023-0223)
April 18, 2024, PC agenda Item 2 comments - Jim Mosher Page 2 of 2
According to it, the existing conditions are such that on the side of this project facing
Birch Street (line 52 of the first table), the 65 dB contour from roadway noise extends
129 feet from the centerline. The side facing Campus Drive (line 1) will be noisier, with
the 65 dB contour extending 200 feet. And the grand entrance facing MacArthur Avenue
(line 23) is the noisiest of all, with a 70 dB CNEL impact extending 114 feet and a 65 dB
impact extending 362 feet from the centerline.
This traffic noise is only expected to get louder in the Housing Element’s “horizon year”
and even more with its implementation.
In other words, if CNEL is a valid metric, for most, if not all, of the project area, traffic
noise may be even more disturbing than the aircraft noise that the planning division
seems to have focused on.
And since I live above a roadway segment (line 5, Irvine Avenue between “22nd” and
23rd Streets) similar to the quietest of those abutting the project (the Birch Street
exposure), I can testify that it does not make for a pleasant outdoor living experience,
with or without the addition of the impulsive noise from the planes.
Additionally, as to the planes, the applicant proposes a sort of ring structure, with the
apartments surrounding an open courtyard, presumably assuming it will shield its users
from the airport noise. But I have heard others question if, when aircraft are at certain
angles such designs could instead create an amplifying echo chamber. Have the
acoustics of this design been studied, and are there projections for what the noise levels
within the courtyard will be?
Planning Commission - April 18, 2024 Item No. 2a - Additonal Materials Received The Residences at Airport Village (PA2023-0223)
THE RESIDENCES AT AIRPORT VILLAGE
Planning Commission, Public Hearing
April 18, 2024
Jenny Tran, Assistant Planner
949-644-3212, jtran@newportbeachca.gov
Planning Commission - April 18, 2024 Item No. 2b - Additional Materials Provided by Staff
The Residences at Airport Village (PA2023-0223)
PROJECT LOCATION
2
PC-60
Planning Area 1
Planning Commission - April 18, 2024 Item No. 2b - Additional Materials Provided by Staff
The Residences at Airport Village (PA2023-0223)
PROJECT LOCATION
3
Project Site
John Wayne Airport
Planning Commission - April 18, 2024 Item No. 2b - Additional Materials Provided by Staff
The Residences at Airport Village (PA2023-0223)
NEWPORT AIRPORT VILLAGE
PLANNED COMMUNITY
4
Planning Commission - April 18, 2024 Item No. 2b - Additional Materials Provided by Staff
The Residences at Airport Village (PA2023-0223)
PROJECT DESCRIPTION
•Demolition of 7 commercial buildings
•Construction of 444 rental units
•Podium style construction consists of
•Five levels or residential units
•Two levels of parking with 806 parking spaces
5
Planning Commission - April 18, 2024 Item No. 2b - Additional Materials Provided by Staff
The Residences at Airport Village (PA2023-0223)
DWELLING UNIT SUMMARY
6
Unit Type Number of Units
Base Units Per Planned
Community Development Plan 329
Density Bonus (35%)115
Total Units Per Development Plan 444
Total Units Provided 444
Planning Commission - April 18, 2024 Item No. 2b - Additional Materials Provided by Staff
The Residences at Airport Village (PA2023-0223)
ENTITLEMENTS REQUEST
7
•Required for new construction with the PC-60 Zoning District
•35% increase in density by providing 37 affordable units;
•2 development standards waivers; and
•A development concession
•Merge 5 lots into 1 lot
Planning Commission - April 18, 2024 Item No. 2b - Additional Materials Provided by Staff
The Residences at Airport Village (PA2023-0223)
DENSITY BONUS AND AHIP
8
Unit Type Total Units Very-Low-Income
Units
Studio 65 22
1 Bedroom 235 13
2 Bedroom 124 2
3 Bedroom 20 0
Total 444 37
Development Standard Waivers
Entitled to unlimited waiver; 2 requested:
•Waive the density range of 30-50 dwelling units per acre. 53 dwelling units per acre requested
•Waive the private open space requirement of 5% of gross area per unit. 70 units unable to achieve this minimum
Planning Commission - April 18, 2024 Item No. 2b - Additional Materials Provided by Staff
The Residences at Airport Village (PA2023-0223)
9
Planning Commission - April 18, 2024 Item No. 2b - Additional Materials Provided by Staff
The Residences at Airport Village (PA2023-0223)
CEQA MEMO
10
Planning Commission - April 18, 2024 Item No. 2b - Additional Materials Provided by Staff
The Residences at Airport Village (PA2023-0223)
PROJECT’S DEVELOPMENT
AGREEMENT OBLIGATIONS
11
•Public benefit fee: $2M at 1st building permit issuance & $2M at issuance of certificate of occupancy;
•Park in-lieu: $1.25M at 1st building permit issuance; and
•Public safety fee: $1M at 1st issuance of building permit
Planning Commission - April 18, 2024 Item No. 2b - Additional Materials Provided by Staff
The Residences at Airport Village (PA2023-0223)
REVISION TO CONDITION OF APPROVAL
12
Planning Commission - April 18, 2024 Item No. 2b - Additional Materials Provided by Staff
The Residences at Airport Village (PA2023-0223)
RECOMMENDATION
13
Planning Commission - April 18, 2024 Item No. 2b - Additional Materials Provided by Staff
The Residences at Airport Village (PA2023-0223)
QUESTIONS AND DISCUSSION
Jenny Tran, Assistant Planner
949-644-3212, jtran@newportbeachca.gov
14
Planning Commission - April 18, 2024 Item No. 2b - Additional Materials Provided by Staff
The Residences at Airport Village (PA2023-0223)
THE RESIDENCES AT AIRPORT VILLAGEPLANNING COMMISSION 4/18/2024
Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
OUTLINE
Project Team
Project Sponsor
Project Design Highlights
Project Landscaping
Community Support
Project Commitments
2024 THE RESIDENCES AT AIRPORT VILLAGE 2
Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received
The Residences at Airport Village (PA2023-0223)
PROJECT TEAM Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
2024 THE RESIDENCES AT AIRPORT VILLAGE 4
ONE UPTOWN (NEWPORT BEACH, CA)
BLU (LAGUNA NIGUEL, CA)
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
Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
PROJECT DESIGN HIGHLIGHTS
Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
CURRENT CONDITION
2024 THE RESIDENCES AT AIRPORT VILLAGE 6
Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
CONTEXT MAP
2024 THE RESIDENCES AT AIRPORT VILLAGE 7
Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
GROUND LEVEL
2024 THE RESIDENCES AT AIRPORT VILLAGE 8
Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
2024 THE RESIDENCES AT AIRPORT VILLAGE 9
GROUND LEVEL Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
2024 THE RESIDENCES AT AIRPORT VILLAGE 10
GROUND LEVEL Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
2024 THE RESIDENCES AT AIRPORT VILLAGE 11
GROUND LEVEL Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
2024 THE RESIDENCES AT AIRPORT VILLAGE 12
GROUND LEVEL Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
2024 THE RESIDENCES AT AIRPORT VILLAGE 13
GROUND LEVEL Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
2024 THE RESIDENCES AT AIRPORT VILLAGE 14
GROUND LEVEL Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
2024 THE RESIDENCES AT AIRPORT VILLAGE 15
PODIUM LEVEL Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
2024 THE RESIDENCES AT AIRPORT VILLAGE 16
PODIUM LEVEL Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
2024 THE RESIDENCES AT AIRPORT VILLAGE 17
PODIUM LEVEL Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
2024 THE RESIDENCES AT AIRPORT VILLAGE 18
PODIUM LEVEL Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
2024 THE RESIDENCES AT AIRPORT VILLAGE 19
PODIUM LEVEL Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
2024 THE RESIDENCES AT AIRPORT VILLAGE 20
PODIUM LEVEL Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
MACARTHUR PERSPECTIVE
2024 THE RESIDENCES AT AIRPORT VILLAGE 21
Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
BIRCH & MACARTHUR PERSPECTIVE
2024 THE RESIDENCES AT AIRPORT VILLAGE 22
Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
CAMPUS PERSPECTIVE
2024 THE RESIDENCES AT AIRPORT VILLAGE 23
Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
2024 THE RESIDENCES AT AIRPORT VILLAGE 24
PROJECT LANDSCAPING
Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
OVERALL LANDSCAPE PLAN
2024 THE RESIDENCES AT AIRPORT VILLAGE 25
Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
GROUND LEVEL
2024 THE RESIDENCES AT AIRPORT VILLAGE 26
Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
PODIUM LEVEL
2024 THE RESIDENCES AT AIRPORT VILLAGE 27
Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
WELLNESS POOL
2024 THE RESIDENCES AT AIRPORT VILLAGE 28
Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
GRAND POOL
2024 THE RESIDENCES AT AIRPORT VILLAGE 29
Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
COMMUNITY SUPPORT
Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
LETTERS OF SUPPORT
2024 THE RESIDENCES AT AIRPORT VILLAGE 31
1.Green Hanger Cleaners
2.Pita Pita
3.Classic Q
4.Baycourt Liquor
5.Club Champion
6.Kalaveras
7.BikeHouse
8.Mario’s Butcher Shop & Deli
9.Benihana
10.Jerry’s Sandwich Shop
11.Bar One by Il Barone
12.Scott Baugh (CA-47 Candidate)
13.FedEx
14.Sunny Fresh Cleaners
15.Gulliver’s Restaurant
16.Rockin Gyoza
17.Be Simon’s Tailoring
18.Newport Car Wash & Detail Center
19.Copy 4 Less
20.Celebrity Cleaners
Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
COMMITMENT TO THE COMMUNITY
•Create a safe, well-designed project
compatible with the surrounding
area
•Help meet City’s 2021-2029 RHNA
•Help meet City’s 2021-2029 RHNA
affordable housing requirements.
Support Local Businesses and Employers
•Bring new residents to expand the
customer base
•Support businesses for the duration
of the day (morning, lunch, and
evening)
•Create quality housing in close
proximity to the Newport Beach
Airport Area employment base.
Respect the Community
•Local developer with a history of
working in Newport Beach
•Coordination with the community to
address potential concerns
•Revitalization of the Airport Area
into a dynamic walkable village
2024 THE RESIDENCES AT AIRPORT VILLAGE 32
Address Housing Need
Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)
CONCLUSION
Planning Commission - April 18, 2024 Item No. 2c - Additional Materials Received The Residences at Airport Village (PA2023-0223)