HomeMy WebLinkAbout04_Placentia Avenue Apartments Minor Site Development Review and AHIP_PA2023-0053CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
January 16, 2025
Agenda Item No. 4
SUBJECT: Placentia Avenue Apartments (PA2023-0053)
▪Minor Site Development Review
▪Affordable Housing Implementation Plan
SITE LOCATION: 1526 Placentia Avenue
APPLICANT: Oldham Architects
OWNER: Cefalia, James John Trust
PLANNER: Oscar Orozco, Associate Planner
949-644-3219, oorozco@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: Multiple Residential (RM)
•Zoning District: Multiple Residential (RM)
PROJECT SUMMARY
The applicant is requesting an approval of a Minor Site Development Review (SDR) and
Affordable Housing Implementation Plan (AHIP) for the development of Placentia Avenue
Apartments project which includes the demolition of an existing commercial building with
surface parking and the construction of 11 apartment units atop of a 24-space parking
structure (Project).
RECOMMENDATION
1)Conduct a public hearing;
2)Find the Project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15332 under Class 32 (In-fill Development Projects) of the CEQA
Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because
it has no potential to have a significant effect on the environment; and
3)Adopt Draft Zoning Administrator Resolution No. _ (Attachment No. ZA 1), approving
Site Development Review and Affordable Housing Implementation Plan filed as
PA2023-0053.
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PROJECT SETTING
The subject property consists of a single parcel, approximately 0.37 acres in size and is
located on the west side of Placentia Avenue and north of West 15th Street, in the West
Newport Mesa Area. The site is currently developed with a 2,700 square-foot, single-story
commercial building and surface parking.
PROJECT DESCRIPTION
The applicant, Oldham Architects, is proposing to demolish the existing commercial
building with surface parking, and construct a 3-story, 11-unit for-rent residential
development atop a 24-space parking structure. The Project’s base density consists of
seven units, as allowed under the RM zoning district. The applicant also proposes a
density bonus increase of 46.25% or four 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 11 total units, 10 units will be market-rate rentals, and one
unit will be affordable and restricted to very low-income households. Residential units
within the Project will include four, two-bedroom and seven, three-bedroom units, ranging
from 1,225 sq. ft. to 1,768 sq. ft. The affordable unit would consist of two bedrooms and
1,230 square feet total. The applicant’s full project description is provided as Attachment
No. ZA 3. The dwelling unit calculations are summarized below in Table 1.
Table 1: Dwelling Unit Summary
Unit Type Number of
Units
Base Units Per RM Zoning District 7
Density Bonus (46.25%) 4
Total Units Provided 11
The proposed multi-unit residential building is designed as a “podium style” structure that
consists of one level of parking, at ground level, and two levels of residential units above.
The building height would be approximately 33 feet, including architectural elements,
rooftop mechanical equipment, and roof access.
The Project architecture incorporates an earth-tone contemporary design with articulated
façade composed of a mix of stucco, synthetic wood siding, and veneer stone. The
contemporary design complements the surrounding residential areas and office buildings
that respects the current condition. Figure 1 below shows proposed rendering from
Placentia Avenue.
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Figure 1: Rendering from Placentia Avenue
The Project includes approximately 1,000-square-feet of common open space located on
the ground floor. This is comprised of an outdoor garden with a seating area that includes
tables and chairs as well as a turf area intended for use by the residents. In addition, each
unit includes a private balcony ranging from approximately 60 to 130 square feet each.
The Project is designed with one vehicular access point to Placentia Avenue and provides
for a total of 24 parking spaces within the one-level parking structure through a security
gate. The parking structure includes assigned parking for the residents and their guests.
Table 2: Parking Summary
Unit Type Number
of Units
Stalls/Unit (Allowed by
Density Bonus Law)
Total Stalls (Allowed by
Density Bonus Law)
2 Bedroom 4 1.5 6
3 Bedroom 7 1.5 10.5
Total Parking Stalls Required 17
Total Parking Stalls Provided 24
Parking Stalls Provided in Excess of Minimum Requirement 7
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DISCUSSION
Site Development Review
The proposed Project requires a site development review, consistent with NBMC Section
20.52.080 (Site Development Reviews), and subject to the required findings identified in
Section 20.52.080(F) (Site Development Reviews – Findings and Decision).
The subject property is located in the West Newport Mesa Area and has a General Plan
Land Use Element designation of Multiple Residential (RM) which provides for areas
appropriate for multi-unit residential developments containing attached or detached units.
The property is also located in the Multiple Residential (RM) zoning district which allows
for multiple residential development with a maximum density of 18 units per net acre. This
site is limited to a maximum site area of 2,420 square feet per dwelling unit based on net
area of the lot. Therefore, the maximum number of allowed units for the property per the
development standards of the RM zone is seven units (15,050SF/2,420SF),
consistent with the zoning designation. The applicant proposes a density bonus
increase of 46.25% or four 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).
The project application was deemed complete on October 11, 2024, prior to the most
recent NBMC update which introduced objective design standards for multiple-family
residential developments (Ordinance No. 2024-17, became effective on October 25th,
2024). Therefore, the object design standards requirement is not applicable to the
Project as outlined by SB-167 Housing Accountability Act (Section 65589.5 of the
Government Code). In addition, the Property is located in the West Newport Mesa
Streetscape Master Plan. Per section 2.4.1 of the plan and the Placentia Avenue
Streetscape Improvement Conditions map, there are no changes proposed to the
streetscape adjacent to the site. Therefore, the Project is not required to contribute
towards the streetscape master plan for this Property.
The project plans (Attachment ZA 4) show the configuration of the proposed apartment
development, including driveway, and location of common open space, landscaping.
The building is proposed to be three stories tall and approximately 33 feet in height,
including all architectural elements and rooftop mechanical equipment. The proposed
architecture design complements the surrounding residential areas and office buildings
that respects the current condition.
The project includes 24 on-site parking spaces for residents and guests located on the
ground floor. The parking garage is largely screened from public view. The project
includes landscaping along Placentia Avenue and the surroundings of the building along
with pedestrian access around the property.
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The proposed Project is required to provide 22 resident parking spaces and six guest
parking spaces for a total of 28 parking spaces, pursuant to NBMC Section 20.40.040
(Off-Street Parking Spaces Required). The applicant is requesting a reduction in the
number of required parking spaces for the project, consistent with Government Code
Section 65915 (Density Bonus Law) and NBMC Section 20.32.060 (Parking
Requirements in Density Bonus Projects). Density Bonus Law limits the City from
requiring more than 1.5 parking spaces for units with two- and three-bedrooms, or a total
of 17 parking spaces for the proposed project. The Project as presently designed includes
24 parking spaces as summarized in Table 3 above and represents a parking ratio of 2.18
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.
The project site does not have the potential to obstruct public views from identified public
viewpoints and corridors, as identified on General Plan Figure NR 3 (Coastal Views), to
the ocean, bay, harbor, or other scenic or historical resources due to the location of the
project site. The nearest public viewpoint to the Project site identified in the City’s General
Plan is over half a mile, south at Sunset View Park. Due to the distance and highly
urbanized nature of the project area, public views along this view corridor would not be
impacted by the project.
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. The Project has been designed in compliance with the development
standards and to ensure that potential conflicts with surrounding land uses are minimized
to the extent possible to maintain a healthy environment. 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 ZA 1).
Affordable Housing Implementation Plan
Table 5-1 in Section 20.50.030(B) (Multiple Permit Applications – Concurrent Processing)
of NBMC provides the Zoning Administrator is the review authority for those proposed
AHIPs, including any amendment to the AHIPs, that do not include any development
standard waiver and/or incentives/concession requests.
The applicant has prepared a draft Affordable Housing Implementation Plan (AHIP),
dated April 29, 2024 (Attachment No. B of Draft Resolution) to illustrate compliance with
the density bonus allowances pursuant to Government Code Section 65915-65918
(Density Bonus Law) and NBMC Chapter 20.32 (Density Bonus Code). The proposed
AHIP does not include any development standard waiver or incentive/concession
requests.
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As authorized pursuant to Government Code Section 65915-65918 (Density Bonus Law)
and NBMC Chapter 20.32 (Density Bonus Code), with the 14%- or one-unit allocation for
very-low-income households, the Project is entitled to a maximum density bonus of
46.25% or four units above the maximum number of units allowed by the General Plan.
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 required minimum of 5% of units for very-low-income households.
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 two-bedroom unit for
affordable housing which is consistent with the number and type of bedrooms provided.
ENVIRONMENTAL REVIEW
This Project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15332 under Class 32 (In-Fill Development Projects) of the CEQA Guidelines,
California Code of Regulations, Title 14, Chapter 3 because it has no potential to have a
significant effect on the environment.
Class 32 exempts projects which are consistent with the applicable General Plan
designation applicable policies, zoning designations and regulations, and development that
occurs within city limits on a project site of no more than five acres substantially surrounded
by urban uses. The Project includes the demolition of an existing commercial building and
the construction of a new 11-unit, three story residential building on a 0.37-acre project site.
The Project does not require a traffic study, as it generates 74 new daily trips where Section
15.40 (Traffic Phasing Ordinance) of NBMC does not require a traffic study if a project does
not generate an increase of more than 300 average daily trips. Therefore, the Project does
not result in significant impact to traffic or related air quality. The Project includes conditions
of approval to ensure compliance with noise standards of the NBMC. A preliminary Water
Quality Management Plan (WQMP) has been submitted and reviewed by the City’s
Geotechnical Engineer. The WQMP concludes that the property is located outside of areas
susceptible to erosion and that the Project is not anticipated to affect the watershed’s overall
drainage. The property is adequately served by all required utilities and public services.
PUBLIC NOTICE
Notice of this public 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 hearing, 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.
APPEAL PERIOD:
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An appeal or call for review may be filed with the Director of Community Development within
14 days following the date of the action. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Prepared by:
___________________________
Oscar Orozco
Associate Planner
RU/oo
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Description Letter
ZA 4 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2025-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA APPROVING A SITE
DEVELOPMENT REVIEW AND AFFORDABLE HOUSING
IMPLEMENTATION PLAN FOR PLACENTIA AVENUE
APARTMENTS PROJECT LOCATED AT 1526 PLACENTIA
AVENUE (PA2023-0053)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by Oldham Architects, with respect to the property located at
1526 Placentia Avenue, and legally described as parcel 1 of Parcel Map 124-25
(Property).
2.The Applicant is requesting approval to develop a three-story, apartment
building consisting of 11 residential units and 24 parking spaces (Project), which
requires the following approvals:
•Minor Site Development Review (SDR): A site development review in
accordance with Section 20.52.080 (Site Development Reviews) of the
Newport Beach Municipal Code (NBMC) to construct the Project; and
•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 46.25% increase in density pursuant to Chapter 20.32 (Density
Bonus) of the NBMC and Government Code Section 65915 et seq. (State
Density Bonus Law).
3.The subject property is designated Multiple Residential (RM) by the General Plan
Land Use Element and is located within the Multiple Residential (RM) Zoning District.
4.The subject property is not located within the coastal zone.
5.A public hearing was held on January 16, 2025 online via Zoom. 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 Chapter 20.62
(Public Hearings) of the NBMC. Evidence, both written and oral, was presented to and
considered by, the Zoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1.This Project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Sections 15332 under Class 32 (In-fill Development Projects) of the CEQA Guidelines,
California Code of Regulations, Title 14, Division 6, Chapter 3 because it has no potential
to have a significant effect on the environment.
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2.Class 32 exempts projects which are consistent with the applicable General Plan
designation applicable policies, zoning designations and regulations, and development
that occurs within city limits on a project site of no more than five acres substantially
surrounded by urban uses. The Project includes the demolition of an existing commercial
building and the construction of a new 11-unit three story residential building on a 0.37-
acre project site. The Project does not require a traffic study, as it generates 74 new daily
trips where Section 15.40 (Traffic Phasing Ordinance) of the NBMC does not require a
traffic study if a project does not generate an increase of more than 300 average daily trips.
Therefore, the Project does not result in significant impact to traffic or related air quality.
The Project includes conditions of approval to ensure compliance with noise standards of
the NBMC. A preliminary Water Quality Management Plan (WQMP) has been submitted
and reviewed by the City’s Geotechnical Engineer. The WQMP concludes that the property
is located outside of areas susceptible to erosion and that the project is not anticipated to
affect the watershed’s overall drainage. The Property is adequately served by all required
utilities and public services.
SECTION 3. REQUIRED FINDINGS.
Minor 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 zoned Multiple Residential (RM) which is intended to provide for
appropriate areas for multi-unit residential developments containing attached or
detached units. The RM zoning district allows multi-unit residential development. This
site is limited to a maximum site area of 2,420 square feet per dwelling unit, which
equates to 18 units per net acre. Therefore, the maximum number of allowed units for
the property per the development standards of the RM zone is seven units
(15,050SF/2,420SF). The project base units comply with the maximum allowed density.
The applicant proposes a density bonus increase of 46.25% or four 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).
2.The Multiple Residential (RM) zoning district requires approval of a site
development review prior to the issuance of a grading or building permit for the
construction of any new structures.
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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
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 Multiple Residential (RM) by the General Plan Land Use
Element. It provides primarily for multi-family residential development containing
attached or detached dwelling units.
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:
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 11-unit apartment building, including one affordable unit
for very-low-income households. The Project responds to market needs and
diversifies the City’s housing stock by adding additional dwelling units in the West
Newport Mesa Area.
b.Land Use Policy LU 5.1.9 (Character and Quality of Multi-Family
Residential): Require that multi-family dwellings be designed to convey a high-
quality architectural character in regard to building elevations, ground floor
treatment, roof design, parking, open space, and amenities.
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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, synthetic wood siding, and veneer stone. The contemporary
design complements the surround office and residential areas that respects the
current condition. The Project design includes ground level parking for residents
and guests. Consistency with the principles of LU 5.1.9 is ensured through
compliance with development standards.
c.Land Use Policy LU 6.6.1 (Hospital Supporting Uses Integrated with
Residential Neighborhoods): Prioritize the accommodation of medical-related
and supporting facilities on properties abutting the Hoag Hospital complex [areas
designated as “CO-M (0.5)” (Figure LU18, Sub-Area A)] with opportunities for
new residential units [areas designated as “ RM(18/ac)”] and supporting general
and neighborhood-serving retail services [“CG(0.75)” and “CN(0.3)”] respectively.
(Imp 2.1)
The Project proposes a 11-unit apartment building, including one affordable unit
for very-low-income households at a site located approximately 0.25 miles from
the Hoag Hospital Complex and within the “RM (18/ac)” designation. The Project
will provide additional dwelling units in an area with a land use policy to
accommodate new opportunities for residential units and a goal of enabling
residents to live close to their jobs.
d.Land Use Policy LU 6.6.2 (Residential Types): Support the development of a
mix of residential types consistent with the densities permitted by the General
Plan (Figure LU18), which may include single-family attached, townhomes,
apartments, and comparable units, provided the overall average project density
of 30 to 50 dwelling units per acre is not exceeded. (Imp 2.1)
The Project proposes a 11-unit apartment building, including one affordable unit
for very-low-income households at the subject site that is currently improved with
an existing vacant retail commercial building, within the “RM (18/ac)” designation
per Figure LU 18 of the General Plan. The project base units comply with the
maximum allowed density. The applicant proposes a density bonus increase of
46.25% or four 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).
e.Land Use Policy LU 6.6.4 (Livable Residential Neighborhood): Work with
property owners and encourage the preparation of a master plan for the
residential neighborhood defining park and streetscape improvements that
provide amenity for local residents and enhance the area’s identity. (Imp 3.1, 4.1)
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The property is located within the West Newport Mesa area which has a
streetscape master plan in effect. The West Newport Mesa Streetscape Master
Plan does not currently include any proposed improvements adjacent to the
property, therefore, the Project is not required to contribute towards the
streetscape masterplan for the area.
3.The proposed three-story residential apartment complex will be approximately 33 feet
in height inclusive of architectural elements and rooftop mechanical equipment. The
Multiple Residential (RM) General Plan Land Use Category sets residential design
principles to ensure an appropriate aesthetic quality related to building elevations,
ground floor treatment, roof design, parking, open space, and amenities. 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,
synthetic wood siding, and veneer stone. The contemporary design complements the
surrounding office and residential areas that respects the current condition. The Project
design includes ground level parking for residents and guests. The project design also
includes approximately 1,000-square-feet of common open space located on the ground
floor. This is comprised of an outdoor garden with a seating area that includes tables
and chairs as well as a turf area intended for use by the residents. In addition, each unit
includes a private balcony ranging from approximately 60 to 130 square feet each.
4.The Project includes 24 parking spaces where 17 parking spaces are required based
on Section 20.32.060 (Parking Requirements in Density Bonus Projects) of NBMC and
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.
5.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 public viewpoint or corridor as identified in
Figure NR3 (Coastal Views) of the Natural Resources Element of the General Plan. The
closest designated coastal view road is Superior Avenue, which begins at the south side
of the Superior Avenue and Hospital Road intersection over 1,000 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 Sunset View 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
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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
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 driveway and parking. 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 an access point along
Placentia Avenue.
3.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 46.25% density bonus, one unit (14% of the base units)
would be set aside as an affordable unit for a very-low-income household. 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.
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
affordable to very-low-income households earning 80% or less of the area median
income. The Project’s inclusion of one very-low-income unit, which is 14% of the base
unit count of seven units makes the Project eligible for four additional units.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1.The Zoning Administrator of the City of Newport Beach hereby finds this Project is
categorically exempt from the California Environmental Quality Act under Section 15332
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under Class 32 of the CEQA Guidelines, California Code of Regulations, Title 14, Division
6, Chapter 3 because it has no potential to have a significant effect on the environment.
2.The Zoning Administrator of the City of Newport Beach hereby approves a Minor Site
Development Review, with conditions of approval and Affordable Housing Implementation
Plan, which are attached hereto as Exhibits “A” and “B” respectively (PA2023-0053) and
incorporated by reference.
3.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 with the
provisions of Title 20 (Planning and Zoning) of the Newport Beach Municipal Code.
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PASSED, APPROVED, AND ADOPTED THIS 16TH DAY OFJANUARY, 2025.
_____________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
Attachments: Exhibit “A” – Site Development Review Conditions of Approval
Exhibit “B” – Affordable Housing Implementation Plan, dated January 8,
2025
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EXHIBIT “A”
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 PA2023-0053 shall expire unless exercised within 24 months
from the date of approval as specified in Section 20.54.060(A) (Time Limits and
Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise
granted.
4.The proposed residential development shall consist of 11 apartment units, inclusive of
seven base units and four density bonus units, consistent with the approved Affordable
Housing Implementation Plan (AHIP) dated April 29, 2024 and attached as Exhibit “B” of
this Resolution.
5.A minimum of one apartment unit shall be made affordable to very-low-income households
consistent with the approved Affordable Housing Implementation Plan dated April 29,
2024.
6.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.
7.The total common open space and private open space: i.e. private balconies and outdoor
garden with seating area, 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 total areas of common open space and private open space shall not be
reduced.
8.Maximum height of the residential structure shall be 33 feet. No building or any portion of
structure, architectural feature or mechanical equipment shall exceed 33 feet.
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Zoning Administrator Resolution No. ZA2025-###
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9.The residential parking garage shall have the following features:
a.A safe, secure and well lighted and signed pedestrian paths for all users.
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.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).
11.Residential uses shall be indoor-oriented to reduce noise impingement on outdoor living
areas.
12.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.
13.Prior to the issuance of a building permit, the Applicant shall pay applicable school fees for
the Project.
14.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.
15.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.
16.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.
17.Prior to the issuance of a building permit, 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.
18.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
18
Zoning Administrator Resolution No. ZA2025-###
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07-29-24
kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
19.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.
20.Prior to the issuance of a building permit, 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.
21.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.
22.Prior to the issuance of a building permit, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
23.All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 (Community Noise Control), under Sections 10.26.025 (Exterior Noise Standards)
and 10.26.030 (Interior Noise Standards), and other applicable noise control
requirements of the Newport Beach Municipal Code (NBMC).
24.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.
25.Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, which restricts hours of noise-generating construction activities that
produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday,
and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are
not allowed on Sundays or Holidays.
26.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.
27.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
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Zoning Administrator Resolution No. ZA2025-###
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07-29-24
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).
28.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 Placentia Avenue Apartments, but not limited to, Site Development
Review and Affordable Housing Implementation Plan (PA2023-0053). 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
29.Fire protection systems, and the emergency responder radio system shall be inspected
and approved by the Fire Marshall.
30.Prior to the issuance of building permits, a fire master plan shall be submitted and
approved by the Fire Marshall.
31.One elevator shall be gurney sized and equipped as a medical emergency elevator as
required by CBC Section 3002.
32.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.
33.Emergency power and a Standby Power System shall be required as per CFC Section
604.2.14.
34.An automatic fire sprinkler system shall be installed in accordance with CFC Section
903.2 and shall be provided throughout all buildings.
35.Prior to the issuance of building permits, the Applicant shall provide a plan indicating all
fire hydrant locations, laddering opportunities at emergency rescue windows and a fire
fighter hose lay demonstration on the exterior of the building.
20
Zoning Administrator Resolution No. ZA2025-###
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07-29-24
36.Fire Department access roads shall comply with Newport Beach Fire Guidelines C.01
and C.02.
37.The Project shall comply with the addressing requirements of the NBMC section
9.04.170.
Building Division
38.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.
39.The applicant shall employ the following best available control measures (BACMs) to
reduce construction-related air quality impacts:
Dust Control
•Water all active construction areas at least twice daily.
•Cover all haul trucks or maintain at least two feet of freeboard.
•Pave or apply water four times daily to all unpaved parking or staging areas.
•Sweep or wash any site access points within two hours of any visible dirt deposits
on any public roadway.
•Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty
material.
•Suspend all operations on any unpaved surface if winds exceed 25 mph.
Emissions
•Require 90-day low-NOx tune-ups for off road equipment.
•Limit allowable idling to 30 minutes for trucks and heavy equipment
Off-Site Impacts
•Encourage carpooling for construction workers.
•Limit lane closures to off-peak travel periods.
•Park construction vehicles off traveled roadways.
•Wet down or cover dirt hauled off-site.
•Sweep access points daily.
•Encourage receipt of materials during non-peak traffic hours.
•Sandbag construction sites for erosion control.
Fill Placement
•The number and type of equipment for dirt pushing will be limited on any day to
ensure that SCAQMD significance thresholds are not exceeded.
•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.
40.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
21
Zoning Administrator Resolution No. ZA2025-###
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07-29-24
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.
41.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.
42.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.
43.Obtain approval from Orange County Health for public pools, showers, and restroom
areas.
Public Works Department
44.The project driveway approach shall be constructed per City Standard 160, and the
approach bottom shall be 26-feet wide.
45.Existing driveways shall be plugged per City standard 165.
46.A minimum 3-foot-wide easement for pedestrian and sidewalk purposes shall be
provided to the City to accommodate a minimum 4-foot-wide accessible paths around
the sloped portion of the driveway.
47.The parking layout shall comply with City Standard 805. The drive aisles throughout the
proposed project shall be a minimum of 26-feet wide. The dead-end drive aisle shall
have a dedicated turn around area and minimum 5-foot drive aisle extension.
48.Gated access to the parking area shall be prohibited.
49.Construction staging, storage of materials, construction parking and construction worker
queuing shall be prohibited within the public right of way.
50.Reconstruct the curb, gutter and sidewalk along the entire Placentia Avenue frontage
per City standards.
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51.All improvements shall be constructed as required by Ordinance and the Public Works
Department.
52.An encroachment permit shall be required for all work activities within the public right-
of-way.
53.All existing overhead utilities shall be undergrounded.
54.All improvements shall comply with the City’s sight distance requirement. The wall shall
be limited to 30-inches in height maximum and landscaping shall be limited to 24-inches
in height maximum within the limited use area. See City Standard 110-L.
55.In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public right-of-way may be
required at the discretion of the Public Works Inspector.
56.Prior to the issuance of a building permit, a final Construction Management Plan (CMP)
shall be submitted for review and approval by the Community Development Director and
City Traffic Engineer. The CMP shall include construction schedule, project phasing,
anticipated equipment used during each phase, number of works during each phase,
worker parking areas, haul routes, and anticipated street closures.
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Zoning Administrator Resolution No. ZA2025-###
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EXHIBIT “B”
AFFORDABLE HOUSING IMPLEMENTATION PLAN
24
1526 PLACENTIA AVENUE
AFFORDABLE HOUSING IMPLEMENTATION PLAN AND DENSITY BONUS
APPLICATION
RESUBMITTED October 8, 2024
Prepared by
25
1526 Placentia Ave
Affordable Housing Plan
October 8. 2024
2
1526 PLACENTIA AVENUE
AFFORDABLE HOUSING IMPLEMENTATION PLAN AND DENSITY BONUS
APPLICATION
RESUBMITTED October 8, 2024
Project Description & Affordability Level
The developer, 1526 Placentia Avenue, is proposing demolition of the current market and development of
an apartment building on a .37 net acre site. The site is located North of the intersection of W 15th Street
and Placentia Avenue. The Newport Beach General Plan designates the project site as Multiple-Unit
Residential and the zoning is Multiple-Unit Residential (RM). The site is currently developed with a
Liquor Store. The development will consist of 11 residential units and open parking garage.
The site at 1526 Placentia Avenue is primarily flat and sits within an already developed area with a mix
use of residential and commercial properties. Directly adjacent to the property on the North are 2 story
residential apartments. The adjacent property to the South is a 4 story medical office building and the
property to the East is a 2 story medical office building. Adjacent across Placentia Avenue is a mobile
home park.
The subject property is 16,925 square feet. The proposed development is 1 building with 2 stories of
apartments over podium parking at ground level. Around the outside of the building will be common
landscaping, common open space with tables and benches, driveways, and walkways. The building itself
will have a center open air walkway to access each apartment unit on both floors. The ground level
parking will be sunken below street level by 2’.
The is Multiple-Unit Residential (RM) Zoning has a Floor Area limit of 1.75 and 2,420 square feet per
residential unit. This results in the following requirements:
Minimum of 4 residential units.
Maximum of 7 residential units before applying density bonus.
Maximum of 11 residential units after applying density bonus.
Living unit breakdown is as follows:
(5) 2nd Floor Units:
Unit 1A: 1,225 SF | 3 Bed - 2 Bath | 69 SF Deck
Unit 1B: 1,269 SF | 2 Bed - 2 Bath | 64 SF Deck
Unit 1C: 1,230 SF | 2 Bed - 2 Bath | 62 SF Deck
Unit 1E: 1,287 SF | 3 Bed - 2 Bath | 66 SF Deck
Unit 1F: 1,288 SF | 3 Bed - 2 Bath | 68 SF Deck
(5) 3rd Floor Units:
Unit 2A: 1,225 SF | 3 Bed - 2 Bath | 69 SF Deck
26
1526 Placentia Ave
Affordable Housing Plan
October 8. 2024
3
Unit 2B: 1,269 SF | 2 Bed - 2 Bath | 64 SF Deck
Unit 2C: 1,230 SF | 2 Bed - 2 Bath | 62 SF Deck
Unit 2E: 1,287 SF | 3 Bed - 2 Bath | 66 SF Deck
Unit 2F: 1,288 SF | 3 Bed - 2 Bath | 68 SF Deck
(1) 2 Story Unit (Entry @ 2nd Floor):
Unit D: 1,768 SF | 3 Bed - 2.5 Bath | 123 SF Deck
The developer, 1526 Placentia Avenue, is proposing demolition of the current market and
development of an apartment building on a .37 net acre site. The site is located North of the
intersection of W 15th Street and Placentia Avenue. The Newport Beach General Plan designates the
project site as Multiple-Unit Residential and the zoning is Multiple-Unit Residential (RM). The site
is currently developed with a Liquor Store. The development will consist of 11 residential units and
open parking garage.
The is Multiple-Unit Residential (RM) Zoning has a Floor Area limit of 1.75 and 2,420 square feet
per residential unit. This results in the following requirements:
Minimum of 4 residential units
Maximum of 7 residential units (before applying density bonus)
Eligibility for Density Bonus
The 1526 Placentia Avenue development will provide specific unit 1C as affordable to Very Low
Income households, 14% of the Base Units as described in Table 1 on the next page. This will
comply with the provisions of Government Code Section 65915(f)(2) applicable to a 46.25% 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
in Table 1:
27
1526 Placentia Ave
Affordable Housing Plan
October 8. 2024
4
Table 1
Density Bonus Computation
Project Area 16,275 SF
Minimum Lot Area Per Unit 2,420 SF
Allowable Residential Units Before Density Bonus
(Base Units)
7
Eligible Density Bonus (46.25%) 4
Density Bonus Utilized 4
Total Units 11
The Developer intends to operate the apartment project as a rental community. The 1 Very Low Income
unit will remain rent restricted for 55 years, per Government Code Section 65915(c)(1).
Reduction in Parking
The 1526 Placentia Ave development meets the criteria of subdivision (b) of Government Code Sec.
65915 and Section 20.32.030 of the City’s Zoning Code by providing more than five percent (5%) of the
total units of a housing development (excluding any units permitted by the density bonus awarded
pursuant to that section) for Very Low-Income households.
Government Code Section 65915(p) and Section 20.32.040 of the City’s Zoning Code 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 bedrooms: one onsite parking space.
b. Two to three bedrooms: one and ½ onsite parking spaces.
(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 next page is a summary of Government Code Sec. 65915 parking requirements vs. spaces
to be provided:
28
1526 Placentia Ave
Affordable Housing Plan
October 8. 2024
5
Table 2
Parking Requirements
Unit Type Number of Units Stalls/Unit
per Gov.
Code
Total
Stalls per
Gov. Code
2 Bedroom 6 1.5 9
3 Bedroom 5 1.5 7.5
Total Parking Stalls
Required
17
Total Parking Stalls
Provided
24
The Developer requests that parking requirements be calculated in accordance with Government Code
Sec. 65915(p).
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 for
2024 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 1526 Placentia Avenue development:
Table 3
Maximum Income Limits
Household Size
Very Low Income Units
Maximum Annual
Income-2024
1 person $55,250
2 person $63,100
3 person $71,050
4 person $78,900
Higher income limits apply to larger families; those families however are not considered to be a target
market for 1526 Placentia Avenue, where the unit mix for the affordable homes is anticipated to consist of
two-bedroom apartment homes.
The 1 affordable apartment that Developer will provide will be rented to eligible Very Low Income
Households. As shown in Table 3, Very Low Income Households includes incomes ranging from $63,100
per year for a two-person household to $78,900 per year for a four-person household. As such this could
include retail and food service industry employees, certain City employees, school district employees,
health care professionals, and other occupations which provide needed services to our community.
29
1526 Placentia Ave
Affordable Housing Plan
October 8. 2024
6
Table 4
Examples of Qualifying Salaries
Position Pay Range Information
Source
Comment
Human Resource
Specialist I
$64,356 - $90,444 City May qualify for very low units
depending on household size.
Park Patrol Officer $45,420-$63,924 City Will qualify for very low units
depending on household size.
Licensed Vocational
Nurse
$60,000-$87,000 Glassdoor May qualify for very low units
depending on household size.
Newport Mesa USD
Teacher
$64,354-$98,740 NMUSD
Website
Credential teacher with no advanced
education and up to 5 years experience
may qualify for very low income units
depending on household size.
Newport Mesa USD
Library Technician
$46,020-$55,932 NMUSD
Website
At entry level will qualify for very low
income units.
NMUSD
Maintenance Worker
$57,468-$85,116 NMUSD
Website
May qualify for very low units
depending on household size.
In order to provide opportunities to workers to live in one of the affordable homes, the City could provide
guidelines providing for acceptance of applications on a priority basis from classes of individuals who
qualify under the income limits in effect. The guidelines could provide for priority treatment for local
residents, City employees, employees of the local school district, and other categories identified by the
City for priority treatment.
Rental Rate Limits for Affordable Homes
The 1 Very Low-Income unit shall be rented at an affordable rent calculated in accordance with the
provisions of Section 50053 of the Health and Safety Code. Section 50053 of the Health and Safety Code
limits affordable rent to 30% of total income for a Very Low-Income household, as calculated in Table 5
below. That section also requires that the rent for a two-bedroom unit assumes a four-person household
for rent calculation purposes. The rents calculated are then adjusted by a utility allowance as determined
annually by the County of Orange Housing & Community Services Department. As of October 1, 2024,
the reduction for the utility allowance is $352.00 per month for a two-bedroom unit. The utility allowance
utilized assumes gas cooking, space heating, and water heating, as well as electricity, water, sewer,
refrigerator, and trash fees which will be paid by the tenant. The maximum rent levels for 2024 are shown
in Table 5 below:
30
1526 Placentia Ave
Affordable Housing Plan
October 8. 2024
7
Table 5
Maximum Rents by Bedroom Count
Bedrooms Maximum Annual Rent
30% (78,900)
Maximum Monthly
Rent
(23,670 / 12)
Utility
Allowance
Affordable Rent
(1438-215)
2 bedroom $23,670 $1,972.5 $352 $1,620.5
The Developer 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 5.
The rental rates shown will be updated prior to the commencement of rental activities and on an ongoing
basis to reflect current income limits, utility allowances, and any changes in applicable regulations and
statutes.
Unit Mix, Design, and Location of Affordable Homes
The affordable unit will be unit 1C. As required by Section b 20.32.070 of the City’s Zoning Code, the
affordable homes shall be comparable in the facilities provided and in the quality of construction and
exterior design to the market rate homes. There is only one unit designated as affordable and it is of the
same scope of design as the other 9 single story units.
Requested City of Newport Beach Assistance
Financial Assistance
Developer is not requesting any direct financial assistance from the City of Newport Beach for this
project.
31
Attachment No. ZA 2
Vicinity Map
32
VICINITY MAP
PA2023-0053
1526 Placentia Avenue
Subject Property
33
Attachment No. ZA 3
Project Description Letter
34
OLDHAM ARCHITECTS INC.
680 Langsdorf Drive, Suite 202B
Fullerton, CA 92831
p. 714.482.8296
ryan@oldham-architects.com
November 7, 2023
Community Development Department
Oscar Orozco
RE: PA2023-0053
1526 Placentia Ave Apartments
The following is a project description of the proposed development at 1526 Placentia Avenue.
The site at 1526 Placentia Avenue is primarily flat and sits within an already developed area with a mix use of
residential and commercial properties. Directly adjacent to the property on the North are 2 story residential
apartments. The adjacent property to the South is a 4 story medical office building and the property to the
East is a 2 story medical office building. Adjacent across Placentia Avenue is a mobile home park.
The subject property is 16,925 square feet. The proposed development is 1 building with 2 stories of
apartments over podium parking at ground level. Around the outside of the building will be common
landscaping, common open space with tables and benches, driveways, and walkways. The building itself will
have a center open air walkway to access each apartment unit on both floors. The ground level parking will
be sunken below street level by 2’.
The specs of the site and building are as follows:
Lot Size: 16,925 SF
Building Footprint: 9,295 SF
No. of Living Units: 11
(5) 2
nd Floor Units:
Unit 1A: 1,225 SF | 3 Bed - 2 Bath | 69 SF Deck
Unit 1B: 1,269 SF | 2 Bed - 2 Bath | 64 SF Deck
Unit 1C: 1,230 SF | 2 Bed - 2 Bath | 62 SF Deck
Unit 1E: 1,287 SF | 3 Bed - 2 Bath | 66 SF Deck
Unit 1F: 1,288 SF | 3 Bed - 2 Bath | 68 SF Deck
(5) 3
rd Floor Units:
Unit 2A: 1,225 SF | 3 Bed - 2 Bath | 69 SF Deck
Unit 2B: 1,269 SF | 2 Bed - 2 Bath | 64 SF Deck
Unit 2C: 1,230 SF | 2 Bed - 2 Bath | 62 SF Deck
Unit 2E: 1,287 SF | 3 Bed - 2 Bath | 66 SF Deck
Unit 2F: 1,288 SF | 3 Bed - 2 Bath | 68 SF Deck
(1) 2 Story Unit (Entry @ 2
nd Floor):
Unit D: 1,768 SF | 3 Bed - 2.5 Bath | 123 SF Deck
35
OLDHAM ARCHITECTS INC.
680 Langsdorf Drive, Suite 202B
Fullerton, CA 92831
p. 714.482.8296
ryan@oldham-architects.com
No. of Parking at Garage: 24 Total Spaces
18 Tandem Spaces (9 total Stalls)
35’ Depth
(3) 8’-6” wide
(6) 9’-0” wide
4 Single Spaces
18’ Depth
2 Accessible Space
9’ x 18’ per code
Bike Parking: 4
Access to units: 2 stairways and 1 elevator
Other Accessory Spaces:
(1) Trash Enclosure at Garage; 176 SF
(1) Mech Room at Garage: 201 SF
Exterior common space: 987 SF
(1) @ 492 SF
(1) @ 495 SF
Landscape Planter Areas: 756 SF
The exterior architecture of the building is contemporary with CMU facing around the ground level garage
area, and stucco and vertical wood siding at the 2nd and 3rd floor living units. There will be some brick or
stone around the deck areas of each unit. The roof is sloped standing seam metal and the guardrails at the
walk-ways and deck will be open steel rail. Windows will be fiberglass sliders in black finish.
Overall building height is just under 33’ from grade.
Landscaping is contemporary water conscious planting with strawberry trees along front streetscape.
36
Attachment No. ZA 4
Project Plans
37
c
expressed written consent of Ryan E. Oldham.
oldham
Placentia Apartments
ISSUE:
CHECK:
DRAWN:
PROJECT No.:
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06.22.23 Site Development Review #1
RO
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22077
10.25.23 Site Development Review #2
01.05.24 Site Development Review #3
04.16.24 Site Development Review #4
07.22.24 Site Development Review #5
A0.0
Project Information-
Sheet Index
Project Contacts
Area Calculations
Description of Work
Deferred Agency Submittals
Owner Project Architect
Building Footprint & Lot Coverage
Gross Floor Area
Architect's Notes to Contractor / Owner
Civil Engineer
Governing Agencies
Owner / Contractor Submittals for Architect Review
Zoning Information
NAMEROOM #
Abbreviations and Symbol Legend
Vicinity Map
Geotech Engineer
x
x
x
Established Basis of Grade
Design Architect
Unit Breakdown
Floor Area Limit
Building Code Information
24
38
c
expressed written consent of Ryan E. Oldham.
oldham
Placentia Apartments
ISSUE:
CHECK:
DRAWN:
PROJECT No.:
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06.22.23 Site Development Review #1
RO
CG
22077
10.25.23 Site Development Review #2
01.05.24 Site Development Review #3
04.16.24 Site Development Review #4
07.22.24 Site Development Review #5
A0.3
Area Diagram-
Code Plan / Area Diagram Ground Level
Ground Floor
1Scale: 116" = 1'-0"
Code Plan / Area Diagram Second Level 2Scale: 116" = 1'-0"
Code Plan / Area Diagram Third Level 3Scale: 116" = 1'-0"
Second Floor
Zoning Code Area
Third Floor
ALLOWABLE AREA
APARTMENT TOTAL GROSS FLOOR AREA
= 16,476 SF
= 16,313 SF (PROPOSED)
Legend
DEVELOPMENT FEATURE
ZONING CODE COMPLIANCE
REQUIRED/ALLOWED PROPOSED/PROVIDED
Buildable Area
9,295 SF
120 SF
BUILDABLE AREA = 9,415 SF
Building Code Notes:
24
24
39
c
expressed written consent of Ryan E. Oldham.
oldham
Placentia Apartments
ISSUE:
CHECK:
DRAWN:
PROJECT No.:
15
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06.22.23 Site Development Review #1
RO
CG
22077
10.25.23 Site Development Review #2
01.05.24 Site Development Review #3
04.16.24 Site Development Review #4
07.22.24 Site Development Review #5
A1.0
Plot Plan-
Keynotes
Plot Plan 1Scale: 18" = 1'-0"
PL
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PARKING GARAGE
40
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Placentia Apartments
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06.22.23 Site Development Review #1
RO
CG
22077
10.25.23 Site Development Review #2
01.05.24 Site Development Review #3
04.16.24 Site Development Review #4
07.22.24 Site Development Review #5
A1.1
Fire Protection Plan-
Keynotes
Site Plan 1Scale: 18" = 1'-0"
41
xxx
x
WALL TYPES:
xxx
x
DOOR & WINDOW CALL-OUTS:
c
expressed written consent of Ryan E. Oldham.
oldham
Placentia Apartments
ISSUE:
CHECK:
DRAWN:
PROJECT No.:
15
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06.22.23 Site Development Review #1
RO
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22077
10.25.23 Site Development Review #2
01.05.24 Site Development Review #3
04.16.24 Site Development Review #4
07.22.24 Site Development Review #5
A2.0
Ground Floor Plan-
Plan Legend
Keynotes
Ground Floor Plan 1Scale: 18" = 1'-0"
Floor Plan Notes
42
xxx
x
WALL TYPES:
xxx
x
DOOR & WINDOW CALL-OUTS:
c
expressed written consent of Ryan E. Oldham.
oldham
Placentia Apartments
ISSUE:
CHECK:
DRAWN:
PROJECT No.:
15
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06.22.23 Site Development Review #1
RO
CG
22077
10.25.23 Site Development Review #2
01.05.24 Site Development Review #3
04.16.24 Site Development Review #4
07.22.24 Site Development Review #5
A2.1
Second Floor Plan-
Second Floor Plan 1Scale: 18" = 1'-0"
Keynotes
Floor Plan Notes
Plan Legend
UNIT 1A
UNIT 1B
UNIT 1C
UNIT 1FUNIT 1EUNIT 1D
SEE SHEETS A2.4 THRU A2.7 FORENLARGED UNIT PLANS
43
xxx
x
WALL TYPES:
xxx
x
DOOR & WINDOW CALL-OUTS:
c
expressed written consent of Ryan E. Oldham.
oldham
Placentia Apartments
ISSUE:
CHECK:
DRAWN:
PROJECT No.:
15
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06.22.23 Site Development Review #1
RO
CG
22077
10.25.23 Site Development Review #2
01.05.24 Site Development Review #3
04.16.24 Site Development Review #4
07.22.24 Site Development Review #5
A2.2
Third Floor Plan-
Third Floor Plan 1Scale: 18" = 1'-0"
Keynotes
Floor Plan Notes
Plan Legend
UNIT 2A
UNIT 2B
UNIT 2C
UNIT 2FUNIT 2E
UNIT 1D
SEE SHEETS A2.4 THRU A2.7 FORENLARGED UNIT PLANS
44
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expressed written consent of Ryan E. Oldham.
oldham
Placentia Apartments
ISSUE:
CHECK:
DRAWN:
PROJECT No.:
15
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06.22.23 Site Development Review #1
RO
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22077
10.25.23 Site Development Review #2
01.05.24 Site Development Review #3
04.16.24 Site Development Review #4
07.22.24 Site Development Review #5
A2.3
Roof Plan
Roof Plan 1Scale: 18" = 1'-0"
Keynotes
-BASIS OF GRADE = 100.24'
45
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expressed written consent of Ryan E. Oldham.
oldham
Placentia Apartments
ISSUE:
CHECK:
DRAWN:
PROJECT No.:
15
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06.22.23 Site Development Review #1
RO
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22077
10.25.23 Site Development Review #2
01.05.24 Site Development Review #3
04.16.24 Site Development Review #4
07.22.24 Site Development Review #5
A2.4
Enlarged Floor Plan
1Scale: 14" = 1'-0"
Keynotes
-
KITCHENLIVING/DINING
BATH 2
BEDROOM 1BEDROOM 2BEDROOM 3
BATH 1
DECK
LIVING/DINING
BEDROOM 1BEDROOM 2
BATH 1BATH 2
LAUNDRY
PANTRY
KITCHEN
LAUNDRY
CLOSET
UNIT 1A
UNIT 1B
DECK
xxx
x
xx
Enlarged Floor Plan- Second Floor
46
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expressed written consent of Ryan E. Oldham.
oldham
Placentia Apartments
ISSUE:
CHECK:
DRAWN:
PROJECT No.:
15
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06.22.23 Site Development Review #1
RO
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22077
10.25.23 Site Development Review #2
01.05.24 Site Development Review #3
04.16.24 Site Development Review #4
07.22.24 Site Development Review #5
A2.5
Enlarged Floor Plan
1Scale: 14" = 1'-0"
-
BEDROOM 1
DECK
BEDROOM 2
BATH 1
BATH 2
KITCHEN
LIVING/DINING
LAUNDRY
CLOSET
BEDROOM 1
BEDROOM 2
BEDROOM 3
LAUNDRY
BATH 1
BATH 2
KITCHEN
LIVING/DINING
UNIT 1C
UNIT 1F
DECK
Keynotes
xxx
x
xx
Enlarged Floor Plan- Second Floor
47
c
expressed written consent of Ryan E. Oldham.
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Placentia Apartments
ISSUE:
CHECK:
DRAWN:
PROJECT No.:
15
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06.22.23 Site Development Review #1
RO
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22077
10.25.23 Site Development Review #2
01.05.24 Site Development Review #3
04.16.24 Site Development Review #4
07.22.24 Site Development Review #5
A2.6
Enlarged Floor Plan
1Scale: 14" = 1'-0"
-
BEDROOM 1
BATH 1
LIVING/DINING
POWDER KITCHEN
LAUNDRY
LIVING/DINING
KITCHEN
PANTRY
LAUNDRY
CLOSET
BATH 2
BEDROOM 2
DECK
UNIT 1D UNIT 1E
DECK
Keynotes
xxx
x
xx
Enlarged Floor Plan- Second Floor
48
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expressed written consent of Ryan E. Oldham.
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Placentia Apartments
ISSUE:
CHECK:
DRAWN:
PROJECT No.:
15
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06.22.23 Site Development Review #1
RO
CG
22077
10.25.23 Site Development Review #2
01.05.24 Site Development Review #3
04.16.24 Site Development Review #4
07.22.24 Site Development Review #5
A2.7
Enlarged Floor Plan
1Scale: 14" = 1'-0"
Keynotes
-
KITCHENLIVING/DINING
BATH 2
BEDROOM 1BEDROOM 2BEDROOM 3
BATH 1
DECK
LIVING/DINING
BEDROOM 1BEDROOM 2
BATH 1BATH 2
LAUNDRY
PANTRY
KITCHEN
LAUNDRY
CLOSET
UNIT 1A
UNIT 1B
DECK
xxx
x
xx
Enlarged Floor Plan- Third Floor
49
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expressed written consent of Ryan E. Oldham.
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Placentia Apartments
ISSUE:
CHECK:
DRAWN:
PROJECT No.:
15
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06.22.23 Site Development Review #1
RO
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22077
10.25.23 Site Development Review #2
01.05.24 Site Development Review #3
04.16.24 Site Development Review #4
07.22.24 Site Development Review #5
A2.8
Enlarged Floor Plan
1Scale: 14" = 1'-0"
-
BEDROOM 1
DECK
BEDROOM 2
BATH 1
BATH 2
KITCHEN
LIVING/DINING
LAUNDRY
CLOSET
BEDROOM 1
BEDROOM 2
BEDROOM 3
LAUNDRY
BATH 1
BATH 2
KITCHEN
LIVING/DINING
UNIT 1C
UNIT 1F
DECK
Keynotes
xxx
x
xx
Enlarged Floor Plan- Third Floor
50
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expressed written consent of Ryan E. Oldham.
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Placentia Apartments
ISSUE:
CHECK:
DRAWN:
PROJECT No.:
15
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06.22.23 Site Development Review #1
RO
CG
22077
10.25.23 Site Development Review #2
01.05.24 Site Development Review #3
04.16.24 Site Development Review #4
07.22.24 Site Development Review #5
A2.9
Enlarged Floor Plan
1Scale: 14" = 1'-0"
-
BEDROOM 1
BATH 1
LIVING/DINING
KITCHEN
PANTRY
LAUNDRY
CLOSET
BATH 2
BEDROOM 2
UNIT 1E
DECK
Keynotes
xxx
x
xx
Enlarged Floor Plan- Third Floor
BATH 2
BEDROOM 2
BEDROOM 1
BEDROOM 3
BATH 3
CLOSET
UNIT 1D
51
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expressed written consent of Ryan E. Oldham.
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Placentia Apartments
ISSUE:
CHECK:
DRAWN:
PROJECT No.:
15
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06.22.23 Site Development Review #1
RO
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22077
10.25.23 Site Development Review #2
01.05.24 Site Development Review #3
04.16.24 Site Development Review #4
07.22.24 Site Development Review #5
A3.0
Exterior Elevations-
West Exterior Elevation (Front)1Scale: 316" = 1'-0"
Material Legend
Keynotes
Elevation Notes
VERTICAL SIDING
STANDING SEAM METAL ROOFING
East Exterior Elevation (Rear)2Scale: 316" = 1'-0"
EXTERIOR PLASTER
EXTERIOR PLASTER
FIBERGLASS WINDOWS
MASONRY VENEER
Wall Opening Allowable Area Calculation
52
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expressed written consent of Ryan E. Oldham.
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Placentia Apartments
ISSUE:
CHECK:
DRAWN:
PROJECT No.:
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06.22.23 Site Development Review #1
RO
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22077
10.25.23 Site Development Review #2
01.05.24 Site Development Review #3
04.16.24 Site Development Review #4
07.22.24 Site Development Review #5
A3.1
Exterior Elevations-
North Exterior Elevation (Left Side)1Scale: 316" = 1'-0"
Material Legend
Elevation Notes
South Exterior Elevation (Right Side)2Scale: 316" = 1'-0"
Wall Opening Allowable Area Calculation
53
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expressed written consent of Ryan E. Oldham.
oldham
Placentia Apartments
ISSUE:
CHECK:
DRAWN:
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10.25.23 Site Development Review #2
01.05.24 Site Development Review #3
04.16.24 Site Development Review #4
07.22.24 Site Development Review #5
A3.2
Renderings & ExteriorMaterials
Exterior Materials
STANDING SEAM METAL ROOFING:
STUCCO:
SYNTHETIC WOOD SIDING:
VENEER STONE:
FIBERGLASS WINDOWS:
WIRE MESH:
STREET SCAPE VIEW SOUTH SIDE VIEW
REAR VIEW NORTH SIDE VIEW
STREET SCAPE VIEW STREET SCAPE VIEW
54
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expressed written consent of Ryan E. Oldham.
oldham
Placentia Apartments
ISSUE:
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DRAWN:
PROJECT No.:
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10.25.23 Site Development Review #2
01.05.24 Site Development Review #3
04.16.24 Site Development Review #4
07.22.24 Site Development Review #5
A4.0
Building Sections
1Scale: 316" = 1'-0"Section 1 (East/West)
2Scale: 316" = 1'-0"Section 2 (North/South)
UNIT B1
UNIT A1 UNIT B2
UNIT B2
OPEN PARKING GARAGE
OPEN PARKING GARAGE
UNIT B1
UNIT B1UNIT A1
UNIT A1
UNIT B1
UNIT B1
55
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expressed written consent of Ryan E. Oldham.
oldham
Placentia Apartments
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10.25.23 Site Development Review #2
01.05.24 Site Development Review #3
04.16.24 Site Development Review #4
07.22.24 Site Development Review #5
A4.1
Building Sections
1Scale: 316" = 1'-0"Section 1 (East/West)
2Scale: 316" = 1'-0"Section 2 (North/South)
OPEN PARKING GARAGE
OPEN PARKING GARAGE
UNIT A2UNIT C
UNIT A2UNIT C
STAIRS
UNIT D UNIT B2
UNIT B2
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-
56
(N 89°42'00" E 105.00')
(N
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0
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0
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HC
PARKINGSTRUCTURE
1 STORYCOMMERCIAL BUILDING
BUILDING BUILDING
RIGHT OF WAYLINE
PL
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139 Avenida NavarroSan Clemente, CA 92672949.492.8586www.toalengineering.com
CIVIL ENGINEERINGLAND SURVEYINGSTORMWATER QUALITY
NOTICE TO CONTRACTOR
REQUIRED CERTIFICATIONS / APPROVALS
In addition to any certifications required by the agencies having jurisdiction over
this project, the following approvals from the Civil engineer of record are required:
1. Foundation forms for improvements on or abutting property lines is requiredprior to concrete pour.2.Location, size, and depth of all drain lines prior to backfill.
3.Stormwater Best Management Practices (BMPs) at each significant
construction stage and at project completion to ensure that BMPs have been
constructed and/or installed in accordance with the approved Grading Plan and
Water Quality Management Plan.
DATE REVISED: 7-1-06
8 1 1
Know what'sbelow.Callbefore you dig.
DEVELOPMENT STATISTICS
ADDITIONAL NOTES
DRAINAGE SYSTEM NOTETEES AND 90° BENDS SHALL NOT BE INSTALLED IN THE SITE DRAINAGE
SYSTEM WITHOUT PRIOR APPROVAL FROM THE CIVIL ENGINEER.
LEGEND
DETAIL "A"LINE OF SIGHT REQUIREMENTSCITY OF N.B. STD. 105
EASEMENT NOTES:
57
DESCRIPTION
XX
123.45
P.P.
WM
F.F.
G.F.
CONC.
F.S.
M.H.
P
A.C.
T.G.
MEAS. ELEVATIONS
TOP-GRATE
ASPHALT
PLANTER
MAN-HOLE
FINISHED SURFACE
CONCRETE
GARAGE FLOOR
FINISH FLOOR
WATER METER
POWER POLE
FENCE
PROPERTY LINE
BUILDING
WALL
DECK
BRICK
REC. BRG. & DIST.
NATURAL GRADEN.G.
BENCH MARK
SCALE 1"=8’
0’ 8’ 16’
N A L D E S N E C I L R O Y E V R U S D
L I F O R N I A S T A T E O F C A
RON
MIEDEMA
No. 4653EXP. 9/30/23
C.F. CURB FACE
C.P. CONTROL POINT
FL FLOWLINE
LEAD & TAGL&T
TC TOP OF CURB
T.O.R. TOP OF ROOF
S&W SPIKE & WASHER
NOTE: RECORD EASEMENTS ARE NOT
PLOTTED IF ANY.
SURVEYOR OR ENGINEER SHALL
PERMANENTLY MONUMENT PROPERTY
CORNERS OR OFFSETS BEFORE
STARTING GRADING.
G.M. GAS METER
E.P. EDGE OF PAVEMENT
BENCH MARK #NB5-13-70
DATUM: NAVD88
ELEVATION: 91.989
A PORTION OF LOTS 715 AND 716
OF THE FIRST ADDITION TO
NEWPORT MESA TRACT
APN 424-161-08
JOB: 83-73 DATE: 5/25/22
RdM SURVEYING INC.
RON MIEDEMA L.S. 4653
23016 LAKE FOREST DRIVE #409
LAGUNA HILLS, CA 92653 949 858-2924 OFFICE 949 422-1869 CELLRDMSURVEYING@COX.NET
ADDRESS OF PROJECT
LEGAL DESCRIPTION
BENCH MARK
TOPOGRAPHIC SURVEY
PREPARED FOR
JEFF CEFALIA
VICINITY MAP
NOT TO SCALE
1526 PLACENTIA
NEWPORT BEACH, CA
LEGEND
N 89
4
2
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0
0
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1
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5
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0
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24" TREE
116.52 TOR
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99.83FS
99.51FS
99.28FS
99.91FS 98.65FS
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100.57FS
100.45FS
100.45FS 100
.
7
3
F
S
100.80FS
100.70FS
99.02FS
99.56FS
98.85FS 98.96FS
99.71FS
99.96FS
99.89
100.09FS
100.41FS
100.31FS
100.91FS 100.74FS
100.60FS
101.21FS
101.70FS
101.87FS
102.43FS
100.72FS
99.78FS
102.79FS
99.89FS
99.84FS
99.84FS
99.54FS
99.27FS
99.97FS
99.8
8
F
S
100.38FS
100.45FS
99.81FS
99.65FS
99
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99.92FS
103.00FS 103.33FS
100.69FS
99.68FS
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99.60FS
99.83FS
99.91NG
99.83NG
99.86FS 105.53TW
100.25TW
105.51TW
105.52TW
105.59TW
105.65TW
108.88TW 108.89TW
114.88TW 114.83TW 114.86TW
114.84TW
114.77TW
99.97TC
100.18TC 100.12TC 99.83TC
99.73TC
99.17TC
99.44TC
99.39TC
104.28TW 108.27TW 108.27TW 108.88TW
99.06FL
99.06FL
99.02FL
99.29FS
98.39FS
98.35FS
0" C.F.
WM
SIGN
BUMPER
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98.91 GRATE
99.61FS
101.44TW 100.80TW
100.38TW
113.78 TOR BUMPER
100.56FF
100.32FS
100.43FS
101.35TW
100.65FS
98.31 GRATE
98.75 0" C.F.
98.86FL
99.62TC X
98.98FL
100.24TC X
99.49FL
100.72TC X
100.12FL
101.35TC X
100.63FL
101.59TC 100.89FL 14.8 14.8
20.0
8.0
CF.W. 1.9 GUTTER
10.0
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100.6FS 100.7NG
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66
GMEP
GMEP
AS NOTED
2/29/24
23-A91
02/29/24 1ST PLAN CHECK
∆
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1. The entire installation shall comply with 2017 NEC, 2019 California Energy Code, 2019California Electrical Code, and all applicable local codes and regulation.
2. All electrical prefabricated equipment shall be designed and constructed in such a manner thatall portions, elements, sub-assemblies and/or parts of said equipment, and the equipment as awhole including its attachments, will resist a load which exceeds the force level used to restraintand anchor the equipment to the supporting structure.
3. All electrical materials and equipment shall be new and shall be listed by Underwriter'sLaboratories (UL) and bear their label or listed or certified by a nationally recognized testingauthority where UL does not have a listing. Custom made equipment shall have complete testdata submitted by the manufacturer attesting to its safety. In addition, the materials, equipment,
and installation shall comply with the requirements of the following:
American Society of Testing Materials (ASTM)Insulated Power Cable Engineers Association (IPCEA)American Standard Association (ASA)National Fire Protection Association (NFPA)American National Standard Institute (ANSI)NEC National Electrical Code (NEC)Institute of Electrical and Electronic Enginners(IEEE)All local codes having jurisdiction
Where the codes have different levels of requirements, the most stringent rule shall apply.
4. The contractor shall visit the site including all areas indicated on the drawings. He shallthoroughly familiarize himself with the existing conditions and by submitting a bid, accepts theconditions under which he shall be required to perform his work.
5. It shall be contractor's responsibility to obtain a complete set of contract documents, addenda,drawings and specifications. He shall check the drawings of the other trades and shall carefullyread the entire specifications and determine his responsibilities. Failure to do so shall not releasethe contractor from doing the work in complete accordance with the drawings and specifications.
6. The contractor shall coordinate his work with other trades at the site. Any costs to install workto accomplish said coordination which differs from the work as shown on the drawings shall beincurred by the contractor. Any discrepancies, ambiguities or conflicts shall be brought to theattention of the engineer during bid time for clarification. Any such conflicts not clarified prior tobid shall be subject to the interpretation of the engineer at no additional cost to the owner.
7. The contractor shall provide and keep up-to-date a complete record set of drawings. Theseprints shall be corrected accordingly and show every change from the original drawings. This setof drawing shall be kept on the job site and shall be used only as a record set. This shall not beconstrued as authorization for the contractor to make changes in the layout without definiteinstruction in each case. Upon completion of the work, a set of reproducible contract drawingsshall be obtained from the engineer, and all changes as noted on the record set of drawings shallbe incorporated on reproducible bond with black ink in a neat, legible, understandable andprofessional manner per Client's request.
8. In some instance, it may be necessary to defer work in certain areas and locations until suchtime as existing facilities can be temporarily or permanently rearranged by the owner. Therefore,whenever it becomes necessary for the contractor to perform work under this contract in existingareas in which the owner's work is being performed, the contractor shall advise the owner relativeto this requirement and shall follow closely the directive issued by the engineer insofar as time andprocedure are concerned.
9. All interruption of electrical power shall be kept to a minimum. However, when an interruption isnecessary, the shutdown must be coordinated with the owner 7 days prior to the outage. Anyovertime pay and work required to be accomplished on weekends shall be included in thecontractor's bid. Work in existing switchboards or panelboards shall be coordinated with theowner prior to removing access panels or doors.
10. It shall be responsibility of the contractor to review and to coordinate with the mechanical, fireprotection and plumbing drawings for duct lines and equipment.
11. All equipment mounted on roof for connection of HVAC equipment shall be mounted onunistrut stands utilizing approved pitch pockets, flashing, etc..
12. After all requirements of the specifications and/or the drawings have been fully completed,representatives of the owner will inspect the work. The contractor shall provide competentpersonnel to demonstrate the operation of any item or system to the full satisfactory of eachrepresentative. Final acceptance of the work will be made by the owner after receipt of approvaland recommendation of acceptance from each representative.
13. The contractor shall furnish a one year written guarantee of materials and workmanship fromthe date of substantial completion.
14. Coordinate with other trades as to the exact location and configuration of their respectiveequipment, supply power and make connection to motors and equipment requiring electricalconnections as indicated on the single line diagram, electrical drawings and drawings of othertrade. Review the drawings of other trades for control diagram, size and locations of equipment.Disconnect switches, starters, wiring, controls and conduit for mechanical and plumbingoperations shall be provided. The contractor shall be responsible for obtaining manufacturer'sshop drawings prior to roughing in all conduit to this equipment.
15. Exact method and location of conduit penetration and openings in concrete or masonry walls,gradebeams, floors or structural steel members shall be as directed by the structural engineer.Perform coring, sawcutting, patching, and refinished of walls and surfaces wherever it isnecessary to penetrate openings shall be sealed in an approved method to meet the fire rating ofthe particular wall, floor or ceiling. Exact method and locations of conduit penetrations andopenings in concrete walls or floors shall be for UL approved systems.
16. Connections to vibrating equipment, mechanical and plumbing equipment and seismicseparations:
Liquid-tight conduit in all locationsMaximum length of flexible conduit runs shall be 6'-0" u.O.N.
17. Equipment outlets, lighting fixtures, conduit, wire and connection methods in HVACair-plenums shall be approved for use in plenums and shall conform to 2019 CEC.
18. Conduit shall not be installed in any floor slab. Conduit shall be installed concealed in theceiling space, concealed in walls, or below slab on grade. Unless otherwise noted.
19. Whenever a discrepancy in quantity or size of conduit, wire, equipment devices, circuit breakers, ground faultprotection system, etc., (all materials), arises on the drawings or specifications, the contractor shall be responsible
for providing and installing all materials and services required by the strictest conditions noted on the drawings orin the specifications to ensure complete and operable systems as required by the owner and engineer.
20. It shall be contractor's responsibility to verify type of ceiling systems and to furnish approved lighting fixtures ofthe type required for mounting in subject ceiling. Where fixtures are recessed in plaster or drywall ceilings, theyshall be complete with necessary mounting hardware and plaster frames.
21. All recessed lighting fixtures, speakers, receptacles, switches, etc., mounted in the fire rated ceilings or wallsshall be enclosed with an approved enclosure carrying the same fire rating as the ceiling or wall by this contractor.
22. Utility penetrations of any kind in fire and smoke partitions and ceiling assemblies, shall be firestopped andsealed with an approved material securely installed. Utility and electrical outlets or boxes shall be securelyfastened to the stud of framing of the wall, partition or ceiling assembly. The opening in the gypsum board facingshall be cut so that the clearance between the box and the gypsum board does not exceed 1/8 inch. In smokewalls or partitions, the 1/8 inch clearance shall be filled with an approved fire-rated sealant.
23. Architectural reflected ceiling plans indicating the location of lighting fixtures shall take precedence over thelocations of same shown on the electrical drawings. Install the lighting fixtures in any given area to agree with thereflected ceiling plans. Discrepancies shall be brought to the attention of the architect.
24. The exact locations and mounting heights of lighting fixtures located in mechanical equipment spaces andstorage shall be coordinated in the field before installation to avoid interferences with ducts, piping and othermechanical equipment and all mounting hardware shall be included in base bid. When locations and mountingheights are determined, obtain approval from the engineer prior to installation.
25. Maximum number of conductors in outlet or junction boxes shall conform to 2019 CEC.
26. The exact locations of all electrical devices and equipment shall be coordinated with the architecturalelevations, details or sections prior to installation. All electrical devices and equipment shall be recessed in walls,unless otherwise noted. Outlets not indicated on architectural elevations shall be coordinated with the architectprior to rough-in, unless otherwise noted.
27. Review architectural elevations of casework. Outlets mounted above or below, or adjacent to casework shallbe coordinated with the architectural drawings, prior to final rough-in. Electrical drawings shall govern number andtype of outlets. However, locations shall be as indicated on architectural elevations. Provide conduit, wires andoutlets for work required in casework installations. Reference architectural details for method of routing conduitwithin casework construction. Provide box extensions through all casework. Finish flush with face of splash,cabinets, etc. Mounting heights of all devices and equipment are from finished floor to center of devices andequipment, unless otherwise noted. Boxes installed in locations not approved by the architect shall be relocatedas directed by the architect at no additional cost to the owner.
28. Drawings are diagrammatic only and do not show special conduit routing or lengths required for a completeinstallation. Routing of raceways shall be at the option of the contractor but shall be in strict compliance withstructural requirements and specifications, unless otherwise noted and shall be coordinated with other trades. Donot scale the electrical drawings for locations of any electrical architectural, structural, civil, or mechanical items orfeatures. Refer to architectural and structural dimensional drawings.
29. The equipment grounding conductor runs shall be installed and run continuous from panel to last outlets. Thiswire shall be pigtailed in each outlet for connection to box and device so that if device is removed, ground will notbe interrupted. All equipment grounding conductors shall be insulated green or bare conductors. Alternatemethods of identification shall be used.
30. For small ac motors not having built-in thermal overload protection, provide manual motor starters withoverload heater elements sized to the nameplate current rating of the motor. Small ac motors with built-in thermaloverload protection, provide a horse power rated toggle type disconnect switch.
31. Boxes shall be sized for the number and sizes of conductors and conduit entering the box and equipped withplaster extension rings where required.
32. Lamps: all fixtures shall be high efficacy per CEnC 2019 Table 150.0-A
33. Where lighting fixtures require the use of acrylic plastic lenses, they shall be 100 percent virgin acrylicthermoplastic, not less than 0.125" thick with an unpenetrated depth of not less than 0.045" equal to ksh-k12,unless otherwise noted.
34. Provide sound insulation at all conduit penetrations at sound barrier rated walls. Typical unless otherwisenoted.
35. Where outlets occur at tackable wall panels or other wall finishes, provide extension rings as required so thatno space will exist between device plate and backbox, per NEC 370.20, typical. See architectural elevations forwall finishes and locations.
36. All conductors for branch circuits shall be THHN/THWN copper AWG or KCML per NEC table 310.16.Grounding shall be "Green wire" or bare copper wire sizes per NEC table 250.122.
37. Grounding System:The grounding system shall be derived per NEC 250.50:A) 10' of meter underground water pipeB) Meter frame of building or structure where effectively groundedC) An electrode encased by at least 2" of concrete located within or near the bottom of a concrete foundation that is in direct contact with the earth. 20' zinc galvanized or other electrically conductive steelreinforcing bar or rod of not less than 1/2" in diameter or bare copper conductor not smaller than #4AWG.
38. Listed or labeled equipment shall be installed and used in accordance with any instructions included in thelisting or labeling. Section 110.3(b)
39. Contractor must verify locations of all equipment and points of connection and coordinate with constructionmanager, architect, civil engineer, landscape architect, and utility consultants prior to start of construction. Nocompensation will be made for relocation of equipment and associated cost.
40.This document is not for bid or construction until the plan has been reviewed and approved by all authoritieshaving jurisdiction and the permit is obtained. No compensation will be made for additional work due to theviolation of this requirement.
E-1.0
67
GMEP
GMEP
AS NOTED
2/29/24
23-A91
02/29/24 1ST PLAN CHECK
E-3.0
ELECTRICAL - BUILDING PLAN (FIRST FLOOR)
MARK VOLT DESCRIPTION MANUFACTURERMOUNT MODEL NUMBER LAMPS NOTESINPUTWATTSLEGEND
LIGHTING FIXTURE SCHEDULE
68
GMEP
GMEP
AS NOTED
2/29/24
23-A91
02/29/24 1ST PLAN CHECK
E-3.1
ELECTRICAL - BUILDING PLAN (SECOND FLOOR)
MARK VOLT DESCRIPTION MANUFACTURERMOUNT MODEL NUMBER LAMPS NOTESINPUTWATTSLEGEND
LIGHTING FIXTURE SCHEDULE
69
GMEP
GMEP
AS NOTED
2/29/24
23-A91
02/29/24 1ST PLAN CHECK
E-3.2
ELECTRICAL - BUILDING PLAN (THIRD FLOOR)
MARK VOLT DESCRIPTION MANUFACTURERMOUNT MODEL NUMBER LAMPS NOTESINPUTWATTSLEGEND
LIGHTING FIXTURE SCHEDULE
70
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1.7
2.8
3.4
3.9
2.3
2.5
3.0
3.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.3
0.7
0.2
0.7
1.7
3.0
3.6
3.8
1.3
2.2
2.6
2.5
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.4
0.9
0.2
0.6
1.4
2.3
2.7
2.7
0.7
1.4
0.1
0.4
1.3
2.0
1.9
1.9
1.1
1.8
2.6
1.4
2.5
2.4
3.6
3.1
0.8
0.0
3.0
0.1
0.1
2.3
2.2
0.2
1.8
1.9
0.2
1.4
0.8
0.2
1.1
4.4
0.3
1.0
0.5
0.2
1.0
4.4
0.3
1.1
0.8
0.2
1.6
2.0
0.2
1.9
2.2
0.2
2.6
0.7
0.2
3.1
4.7
0.3
2.8
0.5
0.2
2.1
4.0
0.3
1.7
1.0
0.2
1.1
1.6
0.2
0.0
0.8
3.3
0.2
0.2
1.2
1.6
2.3
3.0
3.7
3.6
2.9
2.5
2.0
1.6
1.4
1.3
1.3
1.3
1.8
2.2
2.9
3.1
2.5
2.0
1.7
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.1
0.6
1.0
2.0 1.9 0.7 0.5 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.1 1.0
1.5
2.0
2.9
3.4
2.9
2.1
1.7
1.4
1.3
1.2
1.2
1.2
1.2
1.5
2.3
3.0
2.7
1.9
1.4
1.21.41.10.71.01.41.82.73.12.51.71.41.11.01.01.01.21.52.02.93.12.31.61.20.90.60.40.20.10.10.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.4
0.5
0.4
0.0
0.0
0.0
5.5
1.4
1.3
1.4
5.7
2.3
2.3
2.5
2.3
2.3
6.4
2.9
3.1
2.9
6.6
2.4
2.9
3.3
2.9
2.4
1.3
1.4
1.3
1.2
1.0
1.0
1.0
1.1
1.1
2.3
2.5
2.5
2.1
1.7
1.5
1.7
2.0
2.2
3.9
4.4
4.4
3.6
2.7
2.4
2.8
3.6
4.1
3.5
5.2
6.2
6.2
5.7
5.8
6.4
6.3
5.3
3.9
3.4
4.1
5.3
5.8
5.2
3.5
2.0
4.3
6.0
6.3
7.0
7.0
7.2
7.0
6.5
6.3
4.8
4.1
5.0
6.1
5.8
5.8
4.3
2.4
4.1
5.9
6.6
6.9
6.7
6.8
7.0
6.8
6.1
4.6
4.0
4.8
6.0
6.2
5.7
4.1
2.3
3.3
5.0
6.1
5.9
5.3
5.5
6.2
6.2
5.0
3.8
3.4
3.9
5.1
5.7
4.9
3.3
1.9
2.7
3.9
4.8
4.7
4.4
4.5
5.0
4.9
4.1
3.3
3.0
3.3
4.0
4.4
3.8
2.7
1.7
2.8
4.1
5.0
4.9
4.6
4.7
5.2
5.2
4.3
3.4
3.1
3.4
4.2
4.7
4.0
2.8
1.7
3.5
5.3
6.6
6.4
5.8
5.9
6.7
6.7
5.4
4.1
3.7
4.2
5.5
6.2
5.2
3.5
2.1
4.4
6.1
6.7
7.3
7.1
7.3
7.3
7.0
6.4
4.9
4.3
5.2
6.3
6.3
5.9
4.4
2.5
4.4
6.2
6.7
7.3
7.3
7.4
7.4
6.9
6.5
5.0
4.4
5.2
6.3
6.2
6.0
4.5
2.5
3.7
5.5
6.8
6.6
6.0
6.2
6.9
6.9
5.6
4.3
3.8
4.4
5.7
6.4
5.4
3.7
2.2
2.9
4.3
5.2
5.1
4.7
4.8
5.4
5.3
4.4
3.5
3.1
3.5
4.4
4.8
4.1
2.9
1.8
2.7
3.8
4.7
4.6
4.3
4.5
4.9
4.8
4.0
3.2
2.9
3.3
4.0
4.3
3.7
2.6
1.7
3.1
4.7
5.8
5.6
5.1
5.2
5.9
5.9
4.8
3.7
3.3
3.8
4.8
5.4
4.6
3.1
1.9
3.9
5.8
6.7
6.8
6.4
6.6
7.0
6.8
5.9
4.5
3.9
4.7
5.9
6.2
5.6
4.0
2.3
4.3
6.0
6.3
7.1
7.0
7.2
7.1
6.5
6.3
4.8
4.1
5.0
6.1
5.8
5.8
4.4
2.4
3.7
5.5
6.3
6.5
6.0
6.2
6.6
6.4
5.5
4.1
3.6
4.3
5.6
5.9
5.3
3.7
2.1
2.6
3.9
4.9
4.7
4.2
4.3
4.9
4.9
3.9
2.9
2.6
3.0
4.0
4.5
3.8
2.5
1.5
1.7
2.4
2.9
2.9
2.6
2.6
2.8
2.8
2.3
1.4
1.5
2.0
2.1
2.2
1.9
1.6
1.6
1.6
1.2
0.8
NO PARKING EV EV EV
TURN-AROUNDNO PARKINGGUESTPARKINGGUESTPARKING
C @ 2' C @ 2'
C @ 2' C @ 2'
B @ 10'A @ 10'A @ 10'
A @ 10'A @ 10'
A @ 10'A @ 10'
A @ 10'
A @ 10'
A @ 10'
B @ 10'
B @ 10'
C @ 2'
C @ 2'
C @ 2' C @ 2' C @ 2' C @ 2' C @ 2' C @ 2' C @ 2'
C @ 2'
B @ 10'
B @ 10'
B @ 10'B @ 10'
GMEP
GMEP
AS NOTED
2/29/24
23-A91
02/29/24 1ST PLAN CHECK
E-4.0
PHOTOMETRIC STUDY- FIRST FLOOR
Statistics
Description Symbol Avg Max Min Max/Min Avg/Min
Garage 4.5 fc 7.4 fc 0.8 fc 9.3:1 5.6:1
Pathways 1.1 fc 4.7 fc 0.0 fc N/A N/A
Property Line 0.8 fc 3.4 fc 0.0 fc N/A N/A
Driveway 3.1 fc 6.6 fc 1.3 fc 5.1:1 2.4:1
Schedule
Symbol Label QTY Manufacturer Catalog Description Number Lamps Lamp Output LLF Input Power
A 9 Lithonia Lighting VCPG LED P3 40K T5M MVOLT VCPG LED WITH P3 - PERFORMANCE PACKAGE, 4000K, T5M OPTIC TYPE 1 6253 0.81 43.37
B 7 Lithonia Lighting DSXW1 LED 20C 350 40K T2M MVOLT HS DSXW1 LED WITH (2) 10 LED LIGHT ENGINES, TYPE T2M OPTIC, 4000K, @
350mA WITH HOUSE-SIDE SHIELDS.
1 2489 0.81 23.3
C 14 Hydrel HSL13 6LONG L LED WHT30K MVOLT Suface mount step light 1 190 0.81 5.34
71
0.7
3.8
6.4
6.2
5.0
6.4
5.6
2.6
6.2
6.6
3.9
3.2
5.4
3.7
1.9
4.3
5.2
2.2
2.4
5.2
6.1
6.3
6.9
2.7
3.3
1.7
2.0
5.2
6.1
6.3
6.9
3.0
3.6
3.2
3.9
6.4
6.9
5.0
5.8
1.7
1.8
2.7
3.2
6.2
6.9
5.2
6.2
2.7
3.1
5.6
6.5
6.2
7.0
2.8
3.3
3.3
4.1
6.4
6.9
4.7
5.5
1.1
1.2
0.1
0.1
A @ 10'
A @ 10'A @ 10'A @ 10'A @ 10'A @ 10'A @ 10'A @ 10'
A @ 10'
GMEP
GMEP
AS NOTED
2/29/24
23-A91
02/29/24 1ST PLAN CHECK
E-4.0
PHOTOMETRIC STUDY- TYPICAL CORRIDOR
Statistics
Description Symbol Avg Max Min Max/Min Avg/Min
Calc Zone #1 4.3 fc 7.0 fc 0.1 fc 70.0:1 43.0:1
Schedule
Symbol Label QTY Manufacturer Catalog Description Number Lamps Lamp Output LLF Input Power
A 9 Lithonia Lighting LDN6 35/10 LO6WR 6IN LDN, 3500K, 1000LM, WHITE, CRI80 1 859 0.81 10.44
72
GMEP
GMEP
AS NOTED
2/29/24
23-A91
02/29/24 1ST PLAN CHECK
E-5.0LED GARAGE LIGHTLED WALL LIGHT
73
GMEP
GMEP
AS NOTED
2/29/24
23-A91
02/29/24 1ST PLAN CHECK
E-5.1LED PATH LIGHT
STAIRWAY LED LIGHT
6" LED DOWNLIGHT
74
GMEP
GMEP
AS NOTED
2/29/24
23-A91
02/29/24 1ST PLAN CHECK
E-6.0
75
From: Cathy Coleman <cmcoleman33@gmail.com>
Sent: January 13, 2025 12:20 PM
To: Orozco, Oscar <oorozco@newportbeachca.gov>
Subject: Site Location: 1526 Placentia Avenue
Dear Mr. Orozco,
I am writing in response to the notice received from the City of Newport Beach in regards to the above
referenced property.
I am a resident at 811 W 15th St, Newport Beach, CA 92663, which is across the street and west a 1/2
block from the proposed new construction. I would like to have my response documented as a direct
opposition to this proposal for several reasons:
1. Traffic - traffic in this neighborhood is beyond congested with many accidents, excessive noise that is
a result from beach traffic, construction vehicles from surrounding industrial businesses and congestion
caused from the schools within 3 blocks of the proposed site.
2. Homelessness and crime - This area, whether this has been documented by reports filed by the NBPD
or not, is bad. This area abuts multiple trailer parks, low income areas that are a hotbed of crime and
harassment as well as homeless persons who continue to "camp" on the streets regardless of recent
bills that have passed to the contrary.
3. Low-income housing - I believe there is enough low-income housing in this area of Newport Beach
and any more will only exacerbate the above points. In fairness to the residents living in this area,
additional low-income housing should be delegated to other parts of the city, including Costa Mesa.
I purchased my condo in April 2024, and as a lifelong resident who grew up on
Balboa Island I am disappointed in the lack of police control in West Newport Beach. I paid well over a
million dollars for my condo, understably doesn't compare to many other properties in the city but this
area needs to be built up to strengthen property values not further decline by inviting more low-income
housing.
I appreciate your attention to this matter and hope my voice will be heard during the public hearing
meeting.
Best Regards,
Cathy Coleman
Zoning Administrator - January 16, 2025
Item No. 4a - Additional Materials Received Placentia Ave. Apartments Minor Site Development Review and Affordable Housing Implementation Plan (PA2023-0053)
--
CATHY COLEMAN, CTA
TRAVEL ADVISOR
LOZANO TRAVEL
cathy.coleman@lozano.com
+1 (949) 355-1470
201 W Del Mar Blvd #13, Laredo, TX 78041, USA
lozanotravel.com
The content of this email is confidential and intended for the recipient specified in message only. It is strictly forbidden to share any part of this message with any third party, without a written consent of the sender. If you received this message by mistake, please reply to this message and follow with its deletion, so that we can ensure
such a mistake does not occur in the future.
Zoning Administrator - January 16, 2025
Item No. 4a - Additional Materials Received Placentia Ave. Apartments Minor Site Development Review and Affordable Housing Implementation Plan (PA2023-0053)
January 16, 2024, Zoning Administrator Item 4 Comments
These comments on a Newport Beach Zoning Administrator agenda item are submitted by:
Jim Mosher ( jimmosher@yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229).
Item No. 4. Placentia Avenue Apartments Minor Site Development
Review and Affordable Housing Implementation Plan (PA2023-0053)
Handwritten page 10: Fact in Support of Finding 3.A.1 provides a very difficult to follow
explanation of the residential density entitlements for this property.
First, the 2,420 square feet described as the “maximum” site area per dwelling unit is actually
the “minimum” allowed site area per unit.
Second, that minimum comes not from the RM district – which according to Table 2-3 of the
City’s Zoning Code would normally set the minimum to 1,200 square feet (allowing a maximum
density of 36.3 units per net acre) – but rather from a “3130 / 2420” notation on the Zoning Map,
which overrides the default, and with the “2420” being consistent with the development limit of
“18 /ac” shown on Figure LU8 (and LU18) of the General Plan.
Third, there is a significant discrepancy between the applicant’s description of the “lot size”
being “16,925 SF” and the staff report’s use of “15,050 SF”, which it implies is the “net lot area.”
Based on the “Plot Plan” on handwritten page 40, the lot area (as defined in NBMC Chapter
20.70) is 16,275 square feet, which includes what is indicated as a 10x122.5 foot, or 1,225
square foot “right of way easement.” Although the term “net area” does not appear to be defined
in Title 20, staff appears to have subtracted the easement from the “lot area” to obtain the
“15,050 SF.” What the applicant based their “16,925 SF” on is unclear and seems inconsistent
with the materials provided.
Fourth, 15,050/2,420 = 6.22, which, according to Subsection 20.12.020.C.1 would normally
round down to a maximum of six units allowed on this lot, not the seven stated in the resolution.
It is only because the applicant is requesting a density bonus, that, for the purpose of calculating
the allowed number of “base units,” the result is rounded up to seven per Subsection
20.32.040.A, which echoes California Government Code Subsection 65915(q). For the same
reason, 7x46.25% = 3.24 bonus units is rounded up to four.
Finally, while it is true the four units are “in exchange for providing the necessary level of
affordable housing,” they are more specifically in exchange for the development containing one
unit “for rental or sale to very low income households, as defined in Section 50105 of the Health
and Safety Code.”
Handwritten page 12: In the first paragraph, I believe “surround” should be “surrounding.”
Handwritten page 12: In the paragraph following Land Use Policy LU 6.6.2, the seven base
units compute to a density of 20.3 units per net acre, which exceeds (and, therefore, does not
“comply”) with the City’s General Plan limit of 18 per acre. However, when the one
very-low-income unit is included, the overall density of 31.84 units/acre is allowed by state law.
Handwritten page 14: In paragraph 1 under “Affordable Housing Implementation Plan,” the
phrase “for a minimum term of 55 years” would seem to belong at the end of the first sentence,
not the second. It is not part of the definition of a “very-low-income household.”
Handwritten page 17: Condition of Approval No. 7 contains what appears to be an extraneous
colon in mid-sentence, preceding the phrase “i.e. private balconies and outdoor garden with
Zoning Administrator - January 16, 2025 Item No. 4b - Additional Materials Received Placentia Ave. Apartments Minor Site Development Review and Affordable Housing Implementation Plan (PA2023-0053)
January 16, 2025, ZA agenda Item 4 comments - Jim Mosher Page 2 of 2
seating area, as illustrated on the approved plans,” which phrase may have been intended to be
in parenthesis.
Handwritten page 17: Condition of Approval No. 8 mentions a maximum height of 33 feet. This
is also mentioned at the start of the first full paragraph on handwritten page 13. However, the
report seems to be lacking the usual table demonstrating compliance with City’s various zoning
standards, and never seems to claim the project complies with all of them, even though that
appears to be a required part of Finding 3.B.i. (the Facts in Support seem to focus on the
General Plan and ignore the more specific Zoning Code requirements, except with respect to
parking). The report also does not mention this parcel is in the Height (H) Overlay District, but
apparently not eligible because the proposed development covers less than one acre.
Handwritten page 19: Condition of Approval No. 26 refers to a three-sided trash enclosure with
“a decorative solid roof.” Doesn’t the Plot Plan (handwritten page 40) show a trash room within
the structure? Is a separate three-sided enclosure with roof required within that room? Also,
should the applicant be reminded of the new requirement to provide separate containers for
pickup of trash, organics and recyclables?
Additional comments:
1. The staff report (handwritten page 4) says “the Property is located in the West Newport
Mesa Streetscape Master Plan,” but the resolution does not mention this. Should
compliance with that plan be addressed in the resolution?
2. Similarly, doesn’t Table 2-3 of the Zoning Code impose a floor area limit of 1.75? What is the
proposed floor area? How does the limit apply to this project? And does it comply?
3. Also not mentioned in the report, and curiously seemingly not acknowledged in the “Sites
Analysis” of the recently-adopted Sixth Cycle Housing Element, this currently commercial
property was listed as a housing opportunity site on page 5-179 of the City’s 5th Cycle
Housing Element (found using the Internet Archive’s Wayback Machine because it is unclear
where or if there is a copy on the City website).
I don’t know if it is an oversight that this was not identified as a site with continuing potential
for residential development and not made part of the “HO-6—5th Cycle Housing Element
Sites” overlay of the new NBMC Section 20.28.050 (Housing Opportunity (HO) Overlay
Zoning Districts) zoning.
Curiously, had the property been made part of the new “HO-2—West Newport Mesa Area”
overlay, the applicant may have been able to develop 17 units (50 units/acre) to a height of
65 feet without any need to include any affordable units. But even if recognized as a 5th
Cycle site, it would have remained bound by the prior restraints.
Zoning Administrator - January 16, 2025 Item No. 4b - Additional Materials Received Placentia Ave. Apartments Minor Site Development Review and Affordable Housing Implementation Plan (PA2023-0053)