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HomeMy WebLinkAbout2.0_Mariners_Point_PA2010-114CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT Febraury 7, 2013 Agenda Item 2 SUBJECT: Mariner's Pointe - (PA2010 -114) 100 — 300 West Coast Highway Substantial Conformance Review APPLICANT: VBAS Corporation PLANNER: Jaime Murillo, Associate Planner (949) 644 -3209, jmurillo @newportbeachca.gov PROJECT SUMMARY On August 9, 2011, the City Council approved the Mariner's Pointe project, a 19,905 - square -foot commercial building and a three -level parking structure. On June 7, 2012, the Planning Commission approved the final architectural and landscaping plans for the project. The project is under construction; however, the applicant proposes revisions to the approved building design. The revisions include: 1) changing the stone veneer exterior of a wall with awnings and commercial display boxes; 2) reducing the height of a stairfelevator tower; and 3) landscaping between the building and West Coast Highway. RECOMMENDATION 1) Conduct a public meeting; and 2) Adopt Resolution No. (Attachment No. PC1) finding the changes in the design to be in substantial conformance with the project design approved by Site Development Review No. SR2010 -001 and Conditional Use Permit No. UP2010- 024. 1 Mariner's Pointe Substantial Conformance Review February 7, 2013 Page 2 2 VICINITY MAP r.-t rr• � � °eye, �. K p >W O ' o •«n •F 300 qua g f s � - Project Site CPASi IIWY W 70 I1t 1889 u I i ' CRESNiEW DR GENERAL PLAN ZONING 6 Xwz g we 4 RS -0 �Mq / // CGMR � ­T I— • mns w wn i ' LOCATION GENERAL PLAN ZONING CURRENT USE ON -SITE General Commercial Commercial General Commercial building CG CG under construction NORTH Single Unit Residential Detached RS -D Single Unit Residential R1 Single -unit residential dwellings SOUTH L RS -D R1 Single-unit residential dwellings EAST Recreational and Marine Commercial (CM) Castaways Marina Planned Community (PC- Construction staging 37 WEST CG CG Commercial retail buildin s 2 Mariner's Pointe Substantial Conformance Review February 7, 2013 Page 3 INTRODUCTION Background On August 9, 2011, the City Council approved the Mariner's Pointe project, a 19,905 - square -foot commercial building and a three -level parking structure on a 0.76 -acre site located at the northwest corner of the intersection of West Coast Highway and Dover Drive. The exact tenant mix was unknown at the time of approval; however, it was anticipated two large restaurants (9,557 square feet) would serve as anchor tenants, with the remaining square footage to be used for retail (8,651 square feet) and medical office uses (1,697 square feet). The project included the approval of the following applications: a General Plan amendment; Zoning Code amendment; site development review; conditional use permit; variance; parcel map; and traffic study. City Council Resolution No. 2011 -86, including conditions of approval, is included as Attachment PC2. Pursuant to Condition Nos. 4 and 20, the applicant was required to submit final architectural and landscaping plans for review and approval by the Planning Commission to ensure the high level of architectural detail and landscape improvements are incorporated into the final construction drawings. The Planning Commission reviewed and approved the final architectural and landscaping plans on June 7, 2012. Planning Commission Resolution No. 2012 -1878, is included as Attachment PC3 and the hearing minutes are included as Attachment PC4. Colored renderings of the final approved elevations are included as Attachment No. PC5. Shoring wall permits were issued for the project on June 6, 2012, and building permits were issued for the construction of the parking structure and commercial building on October 19. 2012. Pursuant to Condition of Approval No. 1 of City Council Resolution No. 2011 -86, project design changes shall be in substantial conformance with the approved plans. In addition, pursuant to Condition of Approval Nos. 4 and 20, any substantial changes to the approved final architectural and landscaping plans shall require approval by the Planning Commission. The applicant has proposed a number of revisions to the approved architectural and landscape plans, some of which staff believes to be significant changes warranting further review by the Planning Commission. Affected sheets from the approved final architectural plans are included as Attachment No. PC6 for reference and the proposed architectural revisions are included as Attachment No. PC7. Colored renderings of the proposed revisions are included as Attachment No. PCB. The following discussion summarizes each of these changes in more detail. 3 Mariner's Pointe Substantial Conformance Review February 7, 2013 Page 4 Parking Structure Fagade The applicant proposes to modify the architectural treatment of a screen wall located in front of the parking structure ramps on the South Elevation of the project to provide an expanded storefront and retail presence. As approved, the screen wall was to be clad with a stone veneer and series of openings with decorative metal inserts. The stoner veneer is now proposed to be replaced with a smooth -coat plaster finish. A series of openings with decorative metal inserts would be retained along the top of the screen wall; however, the bottom of the screen wall would be improved with four display cases and four awnings to provide the appearance of a retail storefront. These four display cases would be finished in black tile background and enclosed in glass. Initially, the display cases are proposed to be used for flower display by a florist tenant to be located within Suite R -105. However, in the future, this display area could also be used for merchandise display and /or advertising space for other on -site uses. South Elevation Comparisons S Uu a Vaam City Council Approved Conceptual Architectural Design — August 9, 2011 S Bog. Planning Commission Approved Final Architectural Design - June 7, 2012 Fayade Change I Tower Change I a I Awnings Proposed Revisions to Architectural Design 4 Mariner's Pointe Substantial Conformance Review February 7, 2013 Page 5 ®0f7E7'00l�0 Flower Display Cases Fagade Change: Enlarged View Primary Elevator /Stairwell Tower An additional change to the South Elevation involves lowering the height of the primary elevator and stairwell tower from 39 feet 4 inches to 35 feet, consistent with the originally approved City Council conceptual plan. The reduction in height was made possible by eliminating elevator and stairwell access within this tower to the third level of the parking structure. The third level of the parking structure is reserved for employee and valet parking of vehicles only. Two additional stairwells would continue to provide access from the third level of the structure to the first and second levels of the commercial building. Disabled parking for employees would continue to be provided on the first and second levels of the parking structure. Staff has no concerns with this change. Parking Structure Awnings Along the front edge of the parking structure roof, the applicant is proposing canvas awnings to provide enhanced architectural interest and to complement the other awnings on the building. Staff has no concerns with this change. Landscaping The approved landscape plan (Attachment No. PC9) included extensive decorative paving, a 598 square -foot water feature, and approximately 2,460 square feet of planter area that included a variety of plant materials. The plan implements the landscape requirements of the Mariner's Mile Strategic Vision and Design Framework by providing the minimum four - foot -wide planter area with continuous hedge and palm trees. The applicant is proposing revisions (Attachment No. PC10) to the landscape plan primarily to accommodate access to the proposed display cases and to address Caltrans concerns. Caltrans maintains jurisdiction of the right -of -way along the West Coast Highway frontage and requires the curb and sidewalk be realigned to eliminate 0 Mariner's Pointe Substantial Conformance Review February 7, 2013 Page 6 the lane drop at the westerly end of the project frontage. As a result, the new curb alignment now accommodates a dedicated bus turn -out pad, and expanded decorative paving and landscaping in front of the proposed display area and parking structure. Caltrans has also recently indicated that they would not allow the proposed palms and water feature to be located within their right -of -way along Coast Highway; however, Caltrans has initiated discussions regarding entering into a maintenance agreement with the City and applicant to permit the improvements. Alternatively, the City can accept a partial relinquishment of the right -of -way from Caltrans in order to accommodate the palms and water feature. As a result of these discussions with Caltrans, the total number of palms trees has been reduced from 17 to 15 trees. Thirteen of the palms will remain on the West Coast Highway frontage. Overall, the revision results in a total of 3,035 square feet of total planter area, which is an addition of approximately 575 square feet. However, it should be noted that 1,312 square feet of the total planter area is located within the West Coast Highway right -of- way. The City's Master Plan of Streets and Highways envisions the widening of West Coast Highway in Mariner's Mile to accommodate six lanes. The possibility of widening the highway in the future could result in the elimination of significant portions of the proposed hardscaping and landscaping improvements located within the right -of -way. Staff believes the changes would continue to result in a project that is consistent with the intent of the Mariner's Mile Strategic Vision and Design Framework by providing a continuous hedge row and palm tree feature that serves as a unifying design feature that ties the Mariner's Mile corridor together. Environmental Review The environmental impacts of the project as a whole were analyzed under the Mitigated Negative Declaration (MND) that was adopted for the project by the City Council on August 9, 2011. The MND was prepared in accordance with the implementing guidelines of the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and City Council Policy K -3. With mitigation measures and standard conditions of approval indicated in the Initial Study and set forth in the Mitigation Monitoring and Reporting Program included with the MND, all potential impacts would be mitigated to a less than significant level. The changes to the project are minor in nature and do not constitute substantial changes to the project that would involve new significant environmental effects or result in additional mitigation measures. Summary Staff believes that the proposed revisions in building design are consistent with the approval of Site Development Review No. SR2010 -004 and Use Permit No. UP2010- 024, and can be found in substantial conformance with the approved plans. Furthermore, staff believes that the proposed changes continue to implement the high 0 Mariner's Pointe Substantial Conformance Review February 7, 2013 Page 7 level of architectural detail and landscape improvements illustrated in the approved building plans. The reduction in the tower is consistent with originally approved conceptual design by the City Council and will continue to meet all required Building Codes for accessibility and fire protection. The change in architectural treatment and addition of display cases helps to mask the bulk of the parking structure and provide a continued commercial storefront appearance. It should be noted that once the display cases are approved, the City would maintain limited authority to regulate the content of the merchandise or advertising materials; however, size and area of signage would be regulated through a future comprehensive sign program and off -site advertising would be prohibited. The changes in landscaping would continue to result in a project that is consistent with the intent of the Mariner's Mile Strategic Vision and Design Framework through the maintenance of the minimum number of required palm trees and continuous hedge row. Staff's only reservation is that should West Coast Highway be widened in the future, portions of the proposed improvements located in the right -of -way may be lost. Alternatives 1. Should the Planning Commission be concerned with the significant loss of landscaping should the highway be widened in the future, the Planning Commission may approve the requested changes with the exception of the proposed change to the parking structure fapade. By maintaining the stone veneer and eliminating the display cases, landscaping may be preserved on -site in front of the parking structure and would be unaffected by any future highway widening. 2. Should the Planning Commission conclude that the final design does not exhibit the high level of architectural detail and landscape improvements illustrated in the approved building design, or conclude that the design changes are not in substantial conformance, the Commission should direct the applicant to make specific revisions needed to comply. PUBLIC NOTICE Although this agenda item does not require a public hearing, notice was published in the Daily Pilot, mailed to property owners within 300 feet of the property (excluding roads and waterways) and posted at the site a minimum of 10 days in advance of this meeting consistent with the Municipal Code requirements for public hearings. The item also appeared upon the agenda for this meeting, which was posted at City Hall and on the City website. 'A Prepared by: Ime Murillo Associate Planner ATTACHMENTS Mariner's Pointe Substantial Conformance Review February 7, 2013 Page 8 Submitted by: P, Deputy Director PC 1 Draft Resolution of Approval PC 2 City Council Resolution No. 2011 -86 PC 3 Planning Commission Resolution No. 2012 -1878 PC 4 June 7, 2012, Planning Commission Minutes PC 5 June 7, 2012, Colored Renderings of Approved Architectural Plans PC 6 June 7, 2012, Final Approved Architectural Plans (Affected Sheets) PC 7 Proposed Revisions to Architectural Plan PC 8 Colored Renderings of Proposed Revisions PC 9 June 7, 2012, Final Approved Landscaping Plan PC 10 Proposed Revisions to Landscape Plan FAUsers \PLN \Shared \PA's \PAs - 20101PA2010 -114 \Planning Commission \Feb 7 2013\20130207PC report.dou IN Attachment No. PC 1 Draft Resolution of Approval I 10 RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH FINDING CHANGES IN DESIGN TO BE IN SUBSTANTIAL CONFORMANCE WITH THE DESIGN APPROVED BY SITE DEVELOPMENT REVIEW SR2010 -001 AND USE PERMIT NO. UP2010 -024 FOR THE MARINER'S POINTE PROJECT LOCATED AT 100 -300 WEST COAST HIGHWAY (PA2010 -114) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. On August 9, 2011, the City Council adopted Resolution No. 2011 -86 approving the Mariner's Pointe project, a 19,905- square -foot commercial building and a three -level parking structure on a 0.76 -acre site located 100 -300 West Coast Highway, and legally described as Lots 1, 2, 3 ,4, 5, and 6 of Tract No. 1210; and 2. In compliance with Condition Nos. 4 and 20 of City Council Resolution No. 2011 -86, the applicant was required to submit final architectural and landscaping plans for review and approval by the Planning Commission to ensure the high level of architectural detail and landscape improvements are incorporated into the final construction drawings. The Planning Commission reviewed and approved the final architectural and landscaping plans on June 7, 2012. 3. On June 7, 2012, the Planning Commission adopted Resolution No. 2012 -1878 approving the final architectural and landscaping plans for the project. 4. The applicant is requesting review of proposed revisions to the approved building design. The revisions include: 1) changing the stone veneer exterior of a wall with awnings and commercial display boxes; 2) reducing the height of a stair /elevator tower; and 3) landscaping between the building and West Coast Highway; and 5. A public meeting was held by the Planning Commission on February 7, 2013, in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting; and SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. A Mitigated Negative Declaration (SCH No. No. 2011041038) was prepared for the project in accordance with the implementing guidelines of the California Environmental Quality Act (CEQA). The document was made available for public review and comment during a 30 -day review period beginning on April 11, 2011, and ending on May 11, 2011, and subsequently approved by the City Council on August 9, 2011. A 11 Planning Commission Resolution No. _ Paqe 2 of 3 subsequent mitigated negative declaration for the project is not required to be prepared pursuant to CEQA Guidelines Section 15162 because the proposed revisions to project design are minor and do not constitute "substantial changes" to the project that would involve new significant environmental effects or result in additional mitigation measures. SECTION 3. REQUIRED FINDINGS. 1. The applicant has proposed a number of revisions to the final approved architectural and landscape plans for the project. Pursuant to Condition of Approval No. 1, the project design changes shall be in substantial conformance with the approved plans and pursuant to Condition of Approval Nos. 4 and 20, the Planning Commission may approve changes. The following facts in support of such finding are set forth: Facts in Support of Finding: A. The replacement of the stone veneer on the screen wall located in front of the parking structure ramps on the South Elevation of the project will provide an expanded storefront and stronger retail presence. A series of openings with decorative metal inserts would be retained along the top of the screen wall and four display cases and four awnings to provide the appearance of a retail storefront. These four display cases would be finished in black tile background and enclosed in glass. Initially, the display cases are proposed to be used for flower display by a florist tenant to be located within Suite R -105. However, in the future, this display area could also be used for merchandise display and /or advertising space for other on -site uses. B. The reduction in height of the primary elevator and stairwell tower on the south elevation from 39 feet 4 inches to 35 feet is consistent with the originally approved City Council conceptual plan. C. The installation of awnings along the front edge of the parking structure roof will provide enhanced architectural interest and complement the other awnings on the building. D. The proposed revisions to the landscape plan are necessary to accommodate access to the proposed display cases and to address Caltrans concerns with the curb alignment. Caltrans maintains jurisdiction of the right -of -way along the West Coast Highway frontage and required that the curb and sidewalk be pulled out to eliminate the lane drop at the westerly end of the project frontage. As a result, the new curb alignment now accommodates a dedicated bus turn -out pad, and expanded decorative paving and landscaping in front of the proposed display area and parking structure. E. Caltrans has recently indicated that they would not allow the proposed palms and water feature to be located within their right -of -way along Coast Highway; however, Caltrans has initiated discussions regarding entering into a maintenance Tmplt: 11/23/09 12 Planning Commission Resolution No. _ Page 3 of 3 agreement with the City and applicant to permit the improvements. Alternatively, the City can accept a partial relinquishment of the right -of -way from Caltrans in order to accommodate the palms and water feature. As a result of these discussions with Caltrans, the total number of palms trees has been reduced from 17 to 13 trees. Eleven of the palms will remain on the West Coast Highway frontage. F. The landscaping revisions would continue to result in a project that is consistent with the intent of the Mariner's Mile Strategic Vision and Design Framework by providing a hedge and palm tree feature that serves as a unifying design feature that ties the Mariner's Mile corridor together. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. Consistent with Condition Nos. 4 and 20 of City Council Resolution No. 2011 -86, the Planning Commission of the City of Newport Beach hereby approves the revisions to the final architectural and landscaping plans for the Mariner's Pointe project and finds said revisions to be in substantial conformance with the project approved by Site Development Review No. SR2010 -001 and Use Permit No. UP2010 -024. 2. This action shall become final and effective fourteen days after the adoption of this Resolution unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS 7TH DAY OF FEBRUARY, 2013. AYES: NOES: MN Michael Toerge, Chairman BY: Fred Ameri, Secretary Tmplt: 11/23/09 2� 14 Attachment No. PC 2 Council Resolution No. 2011 -86 1.5 10 RESOLUTION NO. 2011 -86 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH ADOPTING A MITIGATED NEGATIVE DECLARATION, FINDING TRAFFIC STUDY NO. TS2011 -001 IN COMPLIANCE WITH THE TRAFFIC PHASING ORDINANCE, APPROVING GENERAL PLAN AMENDMENT NO. GP2010 -009, SITE DEVELOPMENT REVIEW NO. SR2010 -001, CONDITIONAL USE PERMIT NO. 2010 -024, VARIANCE NO. 2010 -004, AND PARCEL MAP NO. 2010 -008, FOR A COMMERCIAL DEVELOPMENT PROJECT LOCATED AT 100 -300 WEST COAST HIGHWAY (PA2010 -114) THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by VBAS Corporation, with respect to properties located at 100- 300 West Coast Highway, and legally described as Lots 1, 2, 3 ,4, 5, and 6 of Tract No. 1210 requesting approval of a General Plan Amendment (GPA) to accommodate the development of a 23,015- square -foot, two -story commercial building and a three -story parking structure The following applications were requested or required in order to implement the project as proposed: a. An amendment to the Land Use Element of the General Plan to increase the allowable floor area for the project site from 16,518 square feet (0.5 FAR) to a maximum development limit of 23,015 square feet (approx. 0.7 FAR); b. An amendment to the Zoning Map of the Zoning Code to increase the allowable floor area limitation for the project site from 0.3/0.5 FAR to a maximum development limit of 23,015 square feet (approx. 0.7 FAR); c. A site development review to allow the construction of a 23,015- square -foot, two -story building and a three -story parking structure that will exceed the 31- foot base height limit with a maximum height of 40 feet; d. A conditional use permit to allow for the construction of a parking structure adjacent to a residential zoning district, to modify the off - street parking requirements, allow for the use of off -site parking, and to establish a parking management plan for the site; e. A variance to allow the commercial building and parking structure to encroach five feet into the five -foot rear yard setback; f. A parcel map to consolidate six lots into one parcel; and g. A traffic study pursuant to the City's Traffic Phasing Ordinance. 17 City Council Resolution No. 2011 -86 Pape 2 of 48 2. The subject property is located within the Commercial General (CG) Zoning District and the General Plan Land Use Element category is Commercial General (CG). 3. The subject property is not located within the coastal zone. 4. A public hearing was held by the Planning Commission on June 23, 2011, in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. 5. At the June 23, 2011, Planning Commission hearing, the Planning Commission voted unanimously to deny the project without prejudice. 6. On July 1, 2011, the Planning Commission's decision to deny the applicant's request was appealed by City Councilmember Edward Selich. The appeal was filed to allow the City Council an opportunity to review the project since the project sits at the western entry into the Mariner's Mile corridor, which is an area the City is trying to revitalize given the poor condition of the properties. 7. Due to the concerns expressed by the community and the Planning Commission at the June 23, 2011, Planning Commission hearing, the applicant modified the application request by reducing the project gross floor area from 23,015 square feet (approx 0.7 FAR) to 19,905 square feet (approx. 0.6 FAR), increased on -site parking supplies, and eliminating the need for off -site parking. 8. A public hearing was held by the City Council on August 9, 2011, in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the City Council at this meeting. 9. Pursuant to Section 20.64.030.C, the public hearing was conducted "de novo," meaning that it was a new hearing and the decision being appealed has no force or effect as of the date the call for review was filed. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. An Initial Study and Mitigated Negative Declaration have been prepared in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and City Council Policy K -3. 2. The draft Mitigated Negative Declaration was circulated for a 30 -day comment period beginning on April 11, 2011 and ending on May 11, 2011. The contents of the environmental document and comments on the document were considered by the City Council in its review of the proposed project. 12 City Council Resolution No. 2011 -86 Page 3 of 48 3. On the basis of the entire environmental review record, the proposed project, with mitigation measures, will have a less than significant impact upon the environment and there are no known substantial adverse affects on human beings that would be caused. Additionally, there are no long -term environmental goals that would be compromised by the project, nor cumulative impacts anticipated in connection with the project. The mitigation measures identified and incorporated in the Mitigation Monitoring and Reporting Program are feasible and will reduce the potential environmental impacts to a less than significant level. 4. The modifications proposed by the applicant do not constitute "substantial revisions" that would warrant recirculation of the MIND pursuant to CEQA Guidelines Section 15073.5. 5. The Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program attached as Exhibit A is hereby adopted. The document and all material, which constitute the record upon which this decision was based, are on file with the Planning Department, City Hall, 3300 Newport Boulevard, Newport Beach, California. 6. The City Council finds that judicial challenges to the City's CEQA determinations and approvals of land use projects are costly and time consuming. In addition, project opponents often seek an award of attorneys' fees in such challenges. As project applicants are the primary beneficiaries of such approvals, it is appropriate that such applicants should bear the expense of defending against any such judicial challenge, and bear the responsibility for any costs, attorneys' fees, and damages which may be awarded to a successful challenger. SECTION 3. REQUIRED FINDINGS. 1. The project site is located within the Mariner's Mile commercial corridor. The Land Use Element of the General Plan designates the site General Commercial (CG), which is intended to provide for a wide variety of commercial activities primarily oriented to serve citywide or regional needs. The proposed commercial building is consistent with this designation. 2. General Plan Policy LU 3.2 encourages the enhancement of existing neighborhoods, districts, and corridors, by allowing for re -use and infill with uses that are complementary in type, form, scale, and character. The policy states that changes in use and /or density /intensity should be considered only in those areas that are economically underperforming, are necessary to accommodate Newport Beach's share of projected regional population growth, improve the relationship and reduce commuting distance between home and jobs, or enhance the values that distinguish Newport Beach as a special place to live for its residents. The scale of growth and new development shall be coordinated with the provision of adequate infrastructure and public services, including standards for acceptable traffic level of service. �9 City Council Resolution No. 2011 -86 Page 4 of 48 The proposed GPA and companion Code Amendment for increased intensity is consistent with General Plan Policy LU 3.2 as follows: a. The General Plan recognizes the Mariner's Mile corridor as a location that needs revitalization. b. The increased intensity would provide an economic stimulus needed to accommodate the redevelopment of six lots into one commercial development. c. As stated in the General Plan, Newport Beach residents desire high quality development and have identified the Mariner's Mile corridor is an area that needs revitalization. d. Redevelopment of the subject property helps implement the goal of revitalizing the corridor and may encourage the redevelopment of other underperforming properties within the Mariner's Mile corridor. The project's high quality and distinctive architectural features, such as the corner tower element and cupola, will serve as a focal point and anchor into the entry into the Mariner's Mile corridor. In addition, the project's landscaping and water feature within the public right -of -way will significantly improve the streetscape in the corridor. e. The traffic impact analysis that was prepared for the project found that the addition of project - related traffic would not have a significant impact at any of the study intersections. f. The project site is served by existing infrastructure and public services. The proposed increase in intensity will not necessitate any expansion of existing infrastructure. The project will extend the transition area from three lanes to two lanes (lane drop extension) on West Coast Highway, which will improve safety of westbound traffic and improve access to the site. The removal of the three existing power poles and undergrounding of the power lines will provide a public benefit. 3. Charter Section 423 requires that all proposed General Plan Amendments be reviewed to determine if the square footage (for non - residential projects), peak hour vehicle trip, or dwelling units thresholds would be exceeded as the means to determine whether a vote by the electorate would be required to approve the General Plan Amendment. Pursuant to Council Policy A -18, voter approval is not required as the proposed General Plan Amendment represents a cumulative increase (including prior amendments) of 3,387 square feet and an increase of 10.16 a.m. and 13.55 p.m. peak hour trips. Therefore, the project and prior amendments do not cumulatively exceed Charter Section 423 thresholds as to require a vote of the electorate 4. Municipal Code Chapter 15.40 (Traffic Phasing Ordinance, or TPO) requires that a traffic study be prepared and findings be made before building permits may be approved if a proposed project will generate in excess of 300 average daily trips (ADT). For the purposes of preparing the traffic analysis for this project, the originally 20 City Council Resolution No. 2011 -86 Page 5 of 48 proposed 23,015 - square -foot commercial building was assumed to include 12,722 square feet of quality restaurant, 7,293 square feet of specialty retail, and 3,000 square feet of medical office. Combined, this land use mix is forecast to generate 1,292 additional trips per day, including 16 additional a.m. peak hour trips and 70 p.m. peak hour trips. This land use mix yields a higher project trip generation than the actual currently proposed land use mix of 9,557 square feet of restaurant, 8,651 square feet of retail, and 1,697 square feet of medical office and, therefore, the traffic analysis prepared for this project is considered to be a conservative as it over- estimates average daily trips. Pursuant to Section 15.04.030.A, the project shall not be approved unless certain findings can be made. The following findings and facts in support of such findings are set forth: Finding: A. That a traffic study for the project has been prepared in compliance with this chapter and Appendix A. Facts in Support of Finding: A -1. A traffic study, entitled "Mariner's Pointe Traffic Impact Analysis dated February 17, 2011" was prepared by RBF Consulting under the supervision of the City Traffic Engineer pursuant to the TPO and its implementing guidelines. A total of 12 primary intersections in the City were evaluated. Finding: B. That based on the eight of the evidence in the administrative record, including the traffic study, one of the findings for approval in subsection (B) can be made: 15.40.030.B.1 Construction of the project will be completed within 60 months of project approval; and 15.40.030.B. 1(a) The project will neither cause nor make an unsatisfactory level of traffic service at any impacted intersection. Facts in Support of Finding: B -1. Construction of the project is anticipated to be completed in 2012. If the project is not completed within sixty (60) months of this approval, preparation of a new traffic study will be required. B -2. The traffic study indicates that the project will increase traffic on six of the 12 study intersections by one percent (1 %) or more during peak hour periods one year after the completion of the project and, therefore, these six intersections require further Intersection Capacity Utilization (ICU) analysis. 21 City Council Resolution No. 2011 -86 Page 6 of 48 B -3. Utilizing the ICU analysis specified by the TPO, the traffic study determined that the six primary intersections identified will continue to operate at satisfactory levels of service as defined by the Traffic Phasing Ordinance, and no mitigation is required. B -4. Based on the weight of the evidence in the administrative record, including the traffic study, the implementation of the proposed project will neither cause nor make worse an unsatisfactory level of traffic service at any impacted primary intersection within the City of Newport Beach. Finding: C. That the project proponent has agreed to make or fund the improvements, or make the contributions, that are necessary to make the findings for approval and to comply with all conditions of approval. Facts in Support of Finding: C -1. Since implementation of the proposed project will neither cause nor make worse an unsatisfactory level of traffic service at any impacted primary intersection within the City of Newport Beach, no improvements or mitigation are necessary. 5. The project consists of 19,905 square feet of commercial floor area and requires Site Development Review, and in accordance with Section 20.52.080 of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Allowed within the subject zoning district. Facts in Support of Finding: A -1. A commercial building with retail, office, and restaurant uses is a permitted use pursuant to Section 20.20.020 of the Zoning Code. The specific restaurants will be required to obtain separate minor or conditional use permits prior to occupying the building. Finding: B. Compliance with this Section [20.52.080], the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure. 22 City Council Resolution No. 2011 -86 Paae 7 of 48 Facts in Support of Finding: B -1. The proposed commercial building is consistent with the CG General Plan land use designation and CG zoning district. A General Plan Amendment and Zoning Map Amendment are requested to allow the proposed increase in intensity. B -2. As required by the Zoning Code, a variance has been requested to allow for the encroachment into the rear setback. B -3. Land Use Element Policy LU 6.19.6 requires the implementation of landscape, signage, lighting, sidewalk, pedestrian crossing, and other amenities consistent with the Mariner's Mile Strategic Vision and Design Framework. Applicable to this project would be the landscape, lighting, and signage recommendations within the framework. Project signage has not yet been developed and will be submitted for a subsequent review. The project implements the landscaping requirements of the framework by providing the minimum four - foot -wide planter area with continuous hedge and palms plantings. With regard to lighting, the lighting has been designed to respect the views from above and to prevent any light spillage beyond the perimeter of the structure and to eliminate any sources of glare to the residents and motorists. The framework also includes architectural objectives that focus on responsible and sensitive design, with an emphasis on roofs and roof elements to respond to views from above. The proposed building has been designed with tiled tower elements and clean flat roofs with all mechanical equipment screened from view within an enclosure. The third level of the parking structure has been designed with a partial solid roof that screens the resident's view of vehicles and lighting. Finding: C. 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. Facts in Support of Finding: C -1. The commercial building is configured in such way to resemble a village of two - story buildings, with various roof heights, connected to parking on each of the two levels. C -2. Although the project is requesting an increase in height, the building will not block or significantly obstruct any views of the bay or harbor from the residential homes located on the 40 to 50 -foot high hillside above the project site. The residential neighbors will maintain their 180 degree private views, although the cupola feature may project slightly into the view plane toward the Bad Bay Bridge. 23 City Council Resolution No. 2011 -86 Page 8 of 48 C -3. The roof of the commercial building has been designed to respect the views of the residences above and consists of a combination of flat and sloped roof lines. Roof -top mechanical equipment would be fully enclosed within an equipment enclosure and would not be visible from the residences above. The enclosure will have louver vents directed away from the residential properties. C -4. The rear two- thirds of the parking structure would be enclosed and will screen the view of the parked vehicles and parking structure lighting from the residents located above the hillside. The parking structure roof will also provide an additional sound buffer to the residents above. C -5. The mechanical equipment enclosure has been located at the rear of the commercial building to minimize the bulk of the building as viewed from West Coast Highway. Finding: D. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas. Facts in Support of Finding: D -1. The building and parking structure includes modulated building masses and rooflines and a variation of building materials and colors that would provide visual relief. D -2. To break up the bulk and massing of the parking structure as viewed from West Coast Highway, a 1194- square -foot commercial space has been located on the 1St level of the structure, below the ramp, providing a storefront and retail presence in front the of the structure. A tower element will extend this storefront along the face of the structure. D -3. The inclusion of architectural elements such as balconies, tower features, awnings, trellises, ornamental windows and railings, and the variation in building elevations and protrusions would also enhance the visual quality of the buildings and street frontage. D-4. The project's architectural style, with the use of stone, tile and glass materials, blends in color and form with some development within Mariner's Mile, will provide a high standard of quality for future neighboring development, and complies with the Mariner's Mile Strategic Vision and Design Framework. D -5. The tower and cupola feature, the tallest portion of the building, is located at the southeasterly corner of the site, away from the nearest residential and commercial uses. To minimize the bulk of the parking structure as viewed from West Coast Highway, the parking structure roof has been setback 37 feet 5 24 City Council Resolution No. 2011 -86 Page 9 of 48 inches from the front edge of the structure. A trellis runs along the front of the roof to provide increased screening of the parking structure deck as viewed from above and improving the aesthetics of the parking structure as viewed from West Coast Highway. The height of the parking structure along the front fagade is 29 feet 4 inches providing a transition to the commercial properties to the west, with the exception of the two tower elements along the front of the parking structure which break up the massing of the parking structure and adds visual interest through a variation in roof heights. D -6. The west elevation of the building has been designed with no openings due to its proximity to the side property line and in anticipation that the commercial site to the west may be redeveloped in the future; however, until such time, the west elevation will be visible from motorist traveling south of West Coast Highway. To soften the appearance of this elevation and break up the mass of the parking structure, large green screens would be installed and separated by columns. Architectural detailing has also been added in the form of stoner veneer, columns and boarders around the green screens- D-7. The rear elevation of the building and parking structure has also been designed as a flat wall with no openings due to its placement on the rear property line and will range in height from approximately 20 feet to 35 feet from existing grade. However, the homes located on the hillside above are located a minimum of 60 feet away and approximately 40 -50 feet above the project's pad elevation with views oriented predominately over the project site towards the bay and harbor, and therefore, will not be significantly impacted by the height and bulk of the structures. Finding: E. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces. Facts in Support of Finding: E -1. The project would eliminate one existing driveway access off Dover Drive and would consolidate four existing driveways along West Coast Highway into two driveways. Therefore, the project minimizes the number of driveways along West Cost Highway, thereby reducing potential conflicts and increasing vehicular safety. The lane drop extension of Coast Highway will also enhance the safety of the highway, while providing safe access from the site, as determined by the City Traffic Engineer. E -2. The project proves adequate sight distance at each driveway, as determined by the City Traffic. 25 City Council Resolution No. 2011 -86 Pape 10 of 48 E -3. The proposed parking structure has been designed to accommodate and provide safe access for emergency, delivery, and refuse collections vehicles, as determined by the City Traffic. E -4. The project would include enhanced pedestrian walkways that provide access between the various uses and areas within the project site and to the surrounding public sidewalks and uses. E -5. The existing bus stop along the project frontage would be relocated and a new designated "Bus Only" area would be created between the two driveways. E -6. The project results in a total peak parking demand of 149 spaces, which can be entirely provided on site within the 150 -space parking structure without any adjustments in parking requirements. In addition, a shared parking analysis prepared from the project indicates that because of the different peak hours of operation of the assumed mix of tenants, not all of the uses within the project will require their full allotment of parking spaces at the same time. The analysis indicates that the total parking required has two separate peaks: 1) one peak during the early afternoon with a total demand for 122 parking spaces at 1:00 p.m.; and 2) a second peak in the early evening with a total demand of 141 parking spaces at 6:00 p.m. Therefore, the project provides a surplus of one parking space based on Code requirements and nine spaces based on the shared parking analysis. F. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials. Facts in Support of Finding: F -1. The project includes the enhanced use of landscaping, including a variation of ornamental groundcover, vines, shrubs, and trees, to help soften and buffer the massing of the parking structure and commercial building from the surrounding areas and roadways. F -2. A new water feature design would encompass the southeast corner of the project site. F -3. The landscape plan includes the requirements of the Mariner's Mile Strategic Vision and Design Framework, but also incorporates non - invasive and water conserving plant types. F -4. The project is subject to the City's Water Efficient Landscape Ordinance (Chapter 14.17 of NBMC). 20 City Council Resolution No. 2011 -86 Paqe 11 of 48 Finding: G. The protection of significant views from public right(s) -of -way and compliance with Section 20.30. 100 (Public View Protection). Facts in Support of Finding: G -1. The portion of West Coast Highway, on which the project is located, is not a designated coastal view road and is not considered a public view corridor requiring public view protection. Finding: H. Not detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. Facts in Support of Finding: H -1. The project has been conditioned to ensure that potential conflicts with surrounding land uses are minimized to the extent possible to maintain a healthy environment for both businesses and residents. H -2. The project's refuse area is located within the first level of the parking garage and will not result in odor impacts to residents above or noise associated with refuse collection. H -3. To minimize or eliminate odors associated with the restaurant uses impacting the residents above the site, the project has been conditioned to require the installation of Pollution Control Units with odor eliminators that take the exhaust from the hoods in the kitchens and filter it for particulates and odor. H-4. Any illumination of the proposed tower and cupola feature has been conditioned to consist of soft accent lighting so as not to become a visual disturbance to the views of the adjacent residents. H -5. The project is subject to the City's Outdoor Lighting requirements contained with Section 20.30.070 of the Zoning Code. H -6. The proposed 750 - square -foot outdoor dining area located within the public-right- of-away adjacent to Dover will be screened from view of the residents above the hillside and is not anticipated to result in a significant noise disturbance; however, until the specific operation of the restaurants are better known, the project has been conditioned prohibiting this outdoor patio and deferring review until the of the use permit applications for the future restaurant uses are submitted. 27 City Council Resolution No. 2011 -86 Page 12 of 48 6. The project site is located in the Nonresidential, Shoreline Height Limit Area where the height of structures are limited to 26 feet for flat roofs /parapet walls and to 31 feet for sloped roofs with a minimum 3:12 pitch. The height of a structure can be increased up to a maximum of 35 feet for flat roofs /parapet walls and up to 40 feet for sloped roofs, subject to the approval of a Site Development Review. In accordance with Section 20.30.060.C.3 of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. The project applicant is providing additional project amenities beyond those that are otherwise required. Facts in Support of Finding: A -1. The most significant amenity the project provides is the long desired redevelopment of this highly visible property that serves as a gateway into the Mariner's Mile corridor. This property is constrained due to its shallow depths and as such has proven difficult to redevelop and as fallen into disrepair. The proposed building exhibits a high level of architectural detail and includes design features that enhance the aesthetics of the building and the area. The most prominent design feature of the building is the octagonal tower and cupola at the southeasterly corner of the site intended to serve as a landmark feature and an anchor into the Mariner's Mile corridor area of the City. The proposed parking structure has been designed to incorporate a variety of materials and features (i.e. stone treatment and hanging vines) and includes vertical recessed openings and a storefront with a vertical tower element to break up the massing and monotony commonly associated with parking structures. A -2. The project includes enhanced landscaping of the public right -of -way along the West Coast Highway and Dover Drive. In addition to the continuous hedge and palm trees requirement of the Mariner's Mile Strategic Vision and Design Framework, the landscaping plan incorporates additional ornamental groundcover, vines, shrubs, and trees, to help soften and buffer the massing of the parking structure and commercial building and enhance the streetscape of Mainer's Mile. To further improve the streetscape and improve the entrance into the corridor, the applicant is proposing the installation of 280 - square —foot water feature that would encompass the southeast corner of the project site. Water effects are proposed to include a knife -edge water weir falling towards the street at the center, boarded by low walls at each end of the feature. The water feature will also include plant material and a combination or eroded, colored concrete and natural stone. A -3. The design and height of the building benefits the residential properties above and to the north by providing noise attenuation from the roadway noise generated from vehicles on West Coast Highway and Dover Drive. As 22 City Council Resolution No. 2011 -86 Page 13 of 48 illustrated in Figure 14 of the MND, a net decrease in roadway noise of up to 9 dBA CNEL is expected as a result of the noise attenuation effect of the new structures. A -4. At minimum, City policy requires the applicant to underground their utilities from the nearest power pole, allowing the power poles to remain in place. In this case, the applicant is proposing to completely remove the power poles and underground the power lines around the eastern, southern, and western perimeter of the project site. A -5. Another amenity includes the elimination of the existing driveway access off Dover Drive and the consolidation of the existing four driveways along West Coast Highway into two main access driveways. Therefore, the project minimizes the number of driveways along West Cost Highway, ensuring that the desired traffic flow along this major road is maintained and ensuring that the continuity of the street - facing building elevations would not be interrupted. The extension of the lane drop on West Coast Highway also serves to enhance the safety of the highway by extending the length of the merge lane, which providing safe access from the site Finding: B. The architectural design of the project provides visual interest through the use of light and shadow, recessed planes, vertical elements, and varied roof planes. Facts in Support of Finding: B -1. The goal of the architectural design is to simulate the appearance of a small Mediterranean village of two -story commercial buildings, resulting in modulated building masses and rooflines. The project consists mainly of flat roofs with heights between 29 feet 4 inches and 32 feet 4 inches. Several vertical elements have been included in the design such as the tower features and elevator /stairwell enclosures which range in height from 35 feet to 40 feet. The main elevator and stairwell enclosure has been integrated into the building fagade as a prominent architectural feature and creates a transition between the commercial and parking structure components of the project. To break up the bulk and massing of the parking structure as viewed from West Coast Highway, a 1194 - square -foot commercial space has been located on the first level of the structure, below the ramp, providing a storefront and retail presence in front the of the structure. A tower element extends this storefront vertically along the face of the structure. B -2. The storefronts on both the upper and lower level will be setback from the edge of the balcony along the street elevation, creating light and shadow effects. Light and shadow will also be created through the extensive use of awnings and recessed openings. The massing of the parking structure is also minimized through the use of vertical opening openings along the street frontage. 29 City Council Resolution No. 2011 -86 Paqe 14 of 48 Finding: C. The increased height will not result in undesirable or abrupt scale changes or relationships being created between the proposed structure(s) and existing adjacent developments or public spaces. Where appropriate, the proposed structure(s) provide a gradual transition to taller or shorter structures on abutting properties. Facts in Support of Finding: C -1. The tower and cupola feature, the tallest portion of the building, is located at the southeasterly corner of the site, away from the nearest residential and commercial uses. The height of the project transitions in height from east to west, minimizing the change in scale to the adjacent commercial priorities to the west. With the exception of the tower elements and mechanical equipment enclosure, the height of the commercial building is 32 feet 4 inches. To minimize the visual height and bulk of the parking structure as viewed in perspective from West Coast Highway, the partial parking structure roof cover has been setback 37 feet 5 inches from the front edge of the structure. With the exception of the two 37- foot -high tower features, the resulting height of the parking structure along the front fagade is 29 feet, 4 inches providing a transition to the commercial properties to the west as viewed from the highway. Although the adjacent commercial property is currently with one -story commercial buildings, the site has the potential to be redeveloped at heights of 31 feet without discretionary approvals. C -2. The homes on the residential lots to the north are situated at the top of the hillside that ranges in height from 40 -50 feet above the project's pad elevation. The homes are also located a minimum of 60 feet back from the rear property line. These vertical and horizontal separations between the proposed commercial building and the homes at the top of the slope minimize the impact of the proposed structure heights to the adjacent residences. Finding: D. The structure will have no more floor area than could have been achieved without the approval of the height increase. Facts in Support of Finding: D -1. The requested increase in floor area does not drive the need for the increased height. The need for the third level of the parking structure is primarily driven by the need to provide parking for the two restaurants that will serve of anchor tenants to the development. 30 4 City Council Resolution No. 2011 -86 Page 15 of 48 D -2. Even if the project is designed with only the two restaurants at the currently permitted 0.5 FAR, the third level of parking would be needed to accommodate the 105 parking spaces parking anticipated for the restaurant uses. The height of the parking structure could be reduced from 35 feet to 29 feet 4 inches if the roof cover was removed; however, the roof cover provides a benefit to the residents located above the hillside as it shields parking structure lighting and glare, and buffers vehicle noise. D -3. With regard to the height of the commercial building, the need for height is driven by the need to provide desirablel2- foot -high ceilings for the retail tenants ensuring that these commercial building will remain marketable to tenants. In order to provide 12- foot -high clear ceilings and accommodate space for mechanical systems and fire sprinklers, a total plate height between 14 feet 6 inches and 17 feet 6 inches is necessary. Plate heights within the project utilize a 14- foot -8 -inch dimension. It's also important to note that a majority of the structure will maintain a maximum height of 29 feet 4 inches, with the exception for the tower elements, designed to enhance the architecture of the building, and elevator /stairwell enclosures and mechanical equipment enclosure. 7. Pursuant to Sections 20.40.070.B.3 and 20.40.110.B.2 of the Zoning Code, a conditional use permit is required to allow for the construction of a parking structure adjacent to a residential zoning district and to establish a parking management plan. In accordance with Section 20.52.020.F of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding: A -1. The commercial building and related uses are consistent with CG General Plan land use designation. The parking structure is considered an accessory use that supports of the commercial uses. Parking structures and the use of valet are commonly associated with restaurant development and compatible with the other commercial uses located in Mariner's Mile. Finding: B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. Facts in Support of Finding: B -1. The commercial building and related uses are consistent with CG zoning district. The parking structure is considered an accessory use that supports of the commercial uses. Parking structures located adjacent to residential districts S City Council Resolution No. 2011 -86 Paqe 16 of 48 requires review and approval of a conditional use permit to minimize impacts to the residential uses. Finding: C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: C -1. The parking structure is proposed to be located at the base of the hillside adjacent to a residential district, where the neighboring residential properties are located along the top of the hillside approximately 40 -50 feet above the project's pad elevation. The height of the covered portion of the parking structure is 35 feet at the rear of the property directly adjacent to the residential district. The residential dwellings will remain approximately 22 feet higher in elevation than the surface of the third level parking deck (25 feet, 10 inches) and 12 feet, 6 inches higher in elevation than the top of the parking structure roof. The closest residential dwelling is located approximately 60 feet from the rear property line. These vertical and horizontal separations between the proposed commercial building and the homes provide adequate distance so that the mass and bulk of the parking structure should not negatively impact residents. The rear two - thirds of the parking structure would be enclosed and will screen the view of the parked vehicles and parking structure lighting from the residents located above the hillside. The parking structure roof will also provide an additional sound buffer to the residents above Finding: D. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. Facts in Support of Finding: D -1. The project results in a total peak parking demand of 149 spaces, which can now be entirely provided on site within the 150 -space parking structure without any adjustments in parking requirements. The applicant's Parking Operational Plan should ensure that employees and patrons are able to park on site. D -2. The Parking Operational Plan has been reviewed and approved by the City's Traffic Engineer. Also the Traffic Engineer and Fire Department have reviewed the parking lot design and have determined that the parking lot design will function safely and will not prevent emergency vehicle access to the establishment. Given the design constraints with providing parking in compliance with City standards on such a shallow lot, the proposed parking management plan is a reasonable solution. City Council Resolution No. 2011 -86 Page 17 of 48 Finding: E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding: E -1. Parking structures have the potential to generate noise, such as car - alarms, car horns, car audio systems, people talking, vehicle pass -bys, and engine idling, which have the potential to disturb the adjacent residences. These individual noise sources last for short durations and their occurrences are infrequent; however, they can annoy neighbors. A noise analysis was prepared by The Planning Center as part of the MND to analyze the potential noise impacts associated with the previously proposed uncovered parking structure to the adjacent residents using sound modeling. The analysis concludes that the noise generated from vehicles and service trucks within the first and second level of the structure will be attenuated given that those levels are enclosed. With regard the uncovered third level, the analysis indicates that during the daytime, traffic noise from West Coast Highway and Dover Drive would be audible over the noise generated from the third level. In the evening, noise generated from the third level would be less than the City's 45 dBL Leq exterior noise standard at the residences. In addition, the third level of the parking structure will be reserved for employee and valet parking only, avoiding potential noise disturbances that may be associated with patrons loitering in the parking area after hours. Although noise from the third level of the parking structure is not anticipated to violate the Community Noise Ordinance standards, the applicant has since proposed to partially enclose and cover the rear two- thirds of the parking structure. This roof will have the effect of further attenuating noise generated from vehicles on the third level of the parking structure. E -2. The rear two- thirds of the upper parking level will be covered and will shield illumination of the parking structure from view of the resident's above. To illuminate the uncovered portion of the parking structure, light fixtures would be recessed into the southerly and westerly walls with very low light output and shields to eliminate glare from views above. In addition, the project has been conditioned to require a nighttime light inspection to confirm there are no light and glare impacts. E -3. The project has been conditioned to require a nighttime light inspection to confirm there are no light and glare impacts. 33 City Council Resolution No. 2011 -86 Page 18 of 48 8. The proposed project encroaches five feet into the rear five - foot - setback adjacent to the residential lots to the north. In accordance with Section 20.52.090 of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. There are special or unique circumstances or conditions applicable to the subject property (e.g., location, shape, size, surroundings, topography, or other physical features) that do not apply generally to other properties in the vicinity under an identical zoning classification. Facts in Support of Finding: A -1. The subject property is wide (approx. 340 feet) and shallow (approx. 90 feet avg.). Although many of the lots along the inland side of the Mariner's Mile corridor consist of shallow lots, this property in particular is especially shallow given the acquisition of the property frontage in 1979 to accommodate the Bay Bridge realignment project. The realignment reduced the property depth approximately 27 feet on the westerly end and 47 feet on the easterly end of the property. A -2. The subject property is approximately 25 feet shallower than the adjacent properties to the west. The 60 lots on the inland side of West Coast Highway and located between the intersection of Dover Drive and the westerly boundary the Balboa Bay Club are the shallowest commercial lots within Marine's Mile corridor area. Of these 60 lots, only four lots have lot depths less than 100 feet (96.47 at its shallowest end). Over half of these lots consist of lot depths greater than 140 feet. The average lot depth of these 60 lots is approx. 120 feet. Finding: B. Strict compliance with Zoning Code requirements would deprive the subject property of privileges enjoyed by other properties in the vicinity and under an identical zoning classification. Facts in Support of Finding: B -1. The reduced lot depths do not accommodate an optimal commercial center site configuration. To design an optimal commercial building, the commercial square footage has been consolidated on the eastern portion of the site as a two -level design in order to accommodate the required on -site parking on the western portion of the site where the lot depth is greater. B -2. Due to the shallow lot depths, strict compliance with the rear 5 -foot setback would result in a parking structure design that would be substandard to the minimum parking aisle and parking stall requirements resulting in a potentially 34 City Council Resolution No. 2011 -86 Paqe 19 of 48 hazardous and difficult to access parking structure. Alternatively, the elimination of 49 spaces would be required to accommodate a parking structure that conforms both to setbacks and parking standards, depriving the property owner of the privilege of constructing a parking structure that could be constructed on the other 54 neighboring lots that have deeper lot dimensions. Finding: C. Granting of the Variance is necessary for the preservation and enjoyment of substantial property rights of the applicant. Facts in Support of Finding: C -1. The reduced lot depths do not accommodate an optimal commercial center site configuration and in order to maintain a substantial property right of developing the site for commercial use, the elimination of the rear yard setback is required to allow for the development of a parking structure that complies with City standards for vehicular access and parking. The parking structure has been located on the western portion of the site where the lots depths are greater and the commercial building has been located on the eastern half of the site where is the lot depth is narrowest (approx. 85 feet). Without the granting of the variance, the development of a commercial retail building with adequate on -site parking would not be feasible on this wide and shallow site. Finding: D. Granting of the Variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district. Facts in Support of Finding: D -1. Granting of the variance would not constitute a special privilege inconsistent with the limitations upon other properties in the Mariner's Mile corridor as it allows the applicant the ability to develop an optimal commercial center with adequate parking on site as could be developed on adjacent lots with greater lots depths. Finding: E. Granting of the Variance will not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood. S5 City Council Resolution No. 2011 -86 Page 20 of 48 Facts in Support of Finding: E -1. Four residential lots abut the project's rear property line; however, these residential properties are located up the hillside approximately 40 -50 feet above the project's pad elevation. In addition, the closest residential dwelling is located approximately 60 feet from the rear property line. These vertical and horizontal separations between the proposed commercial building and the homes provide adequate buffer equivalent to or superior to a five -foot rear setback. E -2. The five -foot encroachment will not result in a condition where the commercial development will endanger or create a hazard to those persons residing in the dwellings above. In addition, the hillside is heavily landscaped and the applicant has agreed to work with adjacent residential property owners to further landscape the slope to provide increased landscaped screening of the rear of the project. E -3. The development includes cutting into the toe of the slope; however, the preliminary geotechnical report indicates that the design and construction of the retaining wall is feasible, subject to the recommendations within the report and in compliance with Building and Grading Codes, and will not undermine the stability of the hillside. Finding: F. Granting of the Variance will not be in conflict with the intent and purpose of this Section, this Zoning Code, the General Plan, or any applicable specific plan). Facts in Support of Finding: F -1. Typically commercially zoned properties are not required to maintain rear setbacks, except when located adjacent to residentially zoned properties. The intent is to provide separation for light, air, and open space adjacent to these residential properties. In this case, four residential lots abut the project's rear property line; however, the houses are located on the hillside approximately 40- 50 feet above the project's pad elevation. The closest residential dwelling is located approximately 60 feet from the rear property line. These vertical and horizontal separations between the proposed commercial building and the homes provide adequate buffer equivalent to or superior to a five -foot rear setback. Therefore, the five -foot encroachment will not deprive the adjacent residential properties form the adequate enjoyment of light, air, and open space. 9. The property consists of six legal lots, which the applicant is proposing to consolidate into one unified site. The merger of five or more lots requires the approval of a parcel map. In accordance with Section 19.12.060 of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: so City Council Resolution No. 2011 -86 Page 21 of 48 Finding: A. That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with applicable provisions of the Subdivision Map Act and this Subdivision Code. Facts in Support of Finding: A -1. The project is consistent with the CG General Plan designation of the site. A -2. The Public Works Department has reviewed the proposed tentative map and believes it is consistent with the Newport Beach Subdivision Code (Title 19) and applicable requirements of the Subdivision Map Act. A -3. The proposed project accommodates the potential future widening of Coast Highway and all utility lines will be undergrounded. A -4. Conditions of approval have been included to ensure compliance with Title 19. Finding: B. That the site is physically suitable for the type and density of development. Facts in Support of Finding: B -1. The existing site is entirely developed and does not support any environmental resources. B -2. Portions of the development require cuts into the slope on the northern portion of the site. The geologic investigation revealed that the portions of this slope which are not improved by the proposed development may be surficially unstable; however, mitigation measures have been incorporated, as recommended by the site - specific geotechnical investigation that will reduce impacts to a less than significant level. B -3. The subject site is located at the intersection of West Coast Highway and Dover Drive and serves as the gateway into the Mariner's Mile commercial corridor of the City. Given its location, this site is ideal for the development of a commercial building. B -4. The subject parcel map allows for the consolidation of six shallow lots into one unified site large enough to accommodate a viable commercial development. Finding: C. That the design of the subdivision or the proposed improvements will not cause substantial environmental damage nor substantially and avoidably injure fish or S City Council Resolution No. 2011 -86 Paqe 22 of 48 wildlife or their habitat. However, notwithstanding the foregoing, the decision - making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report. Facts in Support of Finding: C -1. A Mitigated Negative Declaration has been prepared and concludes that no significant environmental impacts will result with proposed development of the site in accordance with the proposed subdivision map. Finding: D. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. Facts in Support of Finding: D -1. The proposed Parcel Map is for the consolidations of six existing commercial lot into one commercial development site. All construction for the project will comply with all Building, Public Works, and Fire Codes, which are in place to prevent serious public health problems. Public improvements will be required of the developer per Section 19.28.010 of the Municipal Code and Section 66411 of the Subdivision Map Act. All ordinances of the City and all Conditions of Approval will be complied with. D -2. All mitigation measures will be implemented as outlined in the Mitigated Negative Declaration to ensure the protection of the public health. D -3. No evidence is known to exist that would indicate that the planned subdivision pattern will generate any serious public health problems. Finding: E. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the decision - making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that these easements will be substantially equivalent to easements previously acquired by the public. This finding shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision. �g City Council Resolution No. 2011 -86 Page 23 of 48 Facts in Support of Finding: E -1. The design of the development will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development as there are no public easements that are located on the property. E -2. An easement through the site will be retained by the City to sewer and utilities purposes. E -3. No other public easements for access through or use of the property have been retained for use by the public at large. Finding: F. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land. Facts in Support of Finding: F -1. The property is not subject to the Williamson Act since the subject property is not considered an agricultural preserve and is less than 100 acres. Finding: G. That, in the case of a "land project" as defined in Section 11000.5 of the California Business and Professions Code: (a) there is an adopted specific plan for the area to be included within the land project; and (b) the decision - making body finds that the proposed land project is consistent with the specific plan for the area. Facts in Support of Finding: G -1. The property is not a "land project' as defined in Section 11000.5 of the California Business and Professions Code. G -2. The project is not located within a specific plan area. 39 City Council Resolution No. 2011 -86 Pape 24 of 48 Finding: H. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act. Facts in Support of Finding: G -1. The proposed Parcel Map and improvements are subject to Title 24 of the California Building Code that requires new construction to meet minimum heating and cooling efficiency standards depending on location and climate. The Newport Beach Building Department enforces Title 24 compliance through the plan check and inspection process. Finding: 1. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the region against the public service needs of the City's residents and available fiscal and environmental resources. Facts in Support of Finding: 1 -1. The proposed Parcel Map is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need. The project does not involve the elimination of residential units and therefore will not affect the City's ability to meet it share of housing needs. 1 -2. Public services are available to serve the proposed development of the site and the Mitigated Negative Declaration prepared for the project indicates that the project's potential environmental impacts are expected to be less than significant. Finding: J. That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board. Facts in Support of Finding: J -1. Waste discharge into the existing sewer system will be consistent with the existing commercial use of the property and does not violate Regional Water Quality Control Board (RWQCB) requirements. IN City Council Resolution No. 2011 -86 Paqe 25 of 48 J -2. Sewer connections have been conditioned to be installed per City Standards, the applicable provisions of Chapter 14.24 (Sewer Connection, Permits), and the latest revision of the Uniform Plumbing Code. Finding: K. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three of the Coastal Act. Facts in Support of Finding: K -1. The subject property is not located in the Coastal Zone. K -2. The subject property does not have access to any beaches, shoreline, coastal waters, tidelands, coastal parks or trails. SECTION 4. DECISION. NOUN, THEREFORE, BE IT RESOLVED: 1. The City Council of the City of Newport Beach does hereby find, on the basis of the whole record, that there is no substantial evidence that the project will have a significant effect on the environment and that the Mitigated Negative Declaration reflects the City Council's independent judgment and analysis. The City Council adopts Mitigated Negative Declaration, including the Mitigation Monitoring and Reporting Program attached as Exhibit "A ". The document and all material, which constitute the record upon which this decision was based, are on file with the Planning Department, City Hall, 3300 Newport Boulevard, Newport Beach, California. 2. The City Council of the City of Newport Beach does hereby approve General Plan Amendment No. GP2010 -009. Table LU2 and Figure LU9 of the Land Use Element of the General Plan shall be amended as provided in Exhibit "B ". 3. The City Council determines that the Project complies with the Traffic Phasing Ordinance, based on the weight of the evidence in the administrative record, including Traffic Study No. TS2011 -001. 4. The City Council of the City of Newport Beach does hereby approve Site Development Review No. SR2010 -001, Conditional Use Permit No. 2010 -024, Variance No. 2010- 004, and Parcel Map No. 2010 -008, subject to the conditions set forth in Exhibit C. 5. This resolution shall take effect immediately upon adoption. 41 City Council Resolution No. 2011 -86 Paqe 26 of 48 6. This approval was based on the particulars of the individual case and does not in and of itself or in combination with other approvals in the vicinity or Citywide constitute a precedent for future approvals or decisions. 7. This resolution was approved, passed and adopted at a regular meeting of the City Council of the City of Newport Beach, held on the 9th day of August, 2011. ATTEST: CITY CLERK MA C ��av 42 City Council Resolution No. 2011 -86 Paqe 27 of 48 EXHIBIT "A" MARINER'S POINTE PROJECT MITIGATION MONITORING PROGRAM (SCH# 2011041038) CITY OF NEWPORT BEACH Phase of I Responsible I Completion Biological Resources 1. The construction contractor shall comply with During construction City of Newport the Migratory Bird Treaty Act of 1918. The grading permit Beach Community construction contractor shall do one of the Development following: Department • Avoid grading activities during the nesting season, February 14 to September 1; or If grading activities are to be undertaken during the nesting season, a site survey for nesting birds shall be conducted by a qualified biologist prior to no more than three days prior to commencement of grading activities. If nesting birds are found in trees to be removed, removal shall be postponed until the fledglings have vacated the nest or the biologist has determined that the nest has failed. Furthermore, the biologist shall establish an appropriate buffer zone where construction activity may not occur until the fledglings have vacated the nest or the biologist has determined that the nest has failed. If nesting birds are detected in trees being preserved, the biologist shall establish an appropriate buffer zone where construction activity may not occur until the fledglings have vacated the nest or the biologist has determined that the nest has failed. Cultural Resources 2. The project applicant shall have a qualified Prior to issuance of City of Newport archaeologist conduct a Phase II archaeological grading permit Beach Community investigation and a Phase III investigated if Development warranted by the Phase II study. The Phase II Department investigation, including trenching and analysis of any resources found, shall be completed before issuance of a grading permit by the City of Newport Beach. A Phase II archaeological testing program consists of a control subsurface investigation designed to extract a small sample of the subsurface deposits, but a sample large enough to draw a conclusion on the significance of the site (assuming the site is present). If intact features of an archaeological site, such as hearths, living surfaces, or middens, are discovered in the course of the Phase II investigation, then the project applicant shall have the archaeologist: Conduct a feasibility investigation to preserve in place, any significant archaeological resource that is discovered. Feasibility can be based on but not limited to whether the significant archaeological I= City Council Resolution No. 2011 -86 Pape 28 of 48 C=' Phase of Responsible Completion Mitigation Measure Implementation Monitoring Party Date/Initials resource is beneath open space that can incorporate preservation in place. If preservation in place is feasible, such preservation shall be documented with the City's Planning Division, and no further mitigation is necessary; • If preservation in place is not feasible, the applicant's archaeologist shall conduct a Phase III investigation prior to the issuance of a grading permit. A Phase III consists of extracting a larger sample of the site materials to document the function, age, and components of the site, allowing for interpretation and comparative analysis with respect to the larger area (e.g., occupation within the Newport Bay area). The City's Planning Division shall approve the report and related actions prior to grading permit issuance. 3. The Project Applicant shall have a qualified During construction City of Newport professional archaeologist onsite to monitor for Beach Community any potential impacts to archaeological or Development historic resources throughout the duration of Department any ground disturbing activities. The professional archaeologist shall have the authority to halt any activities adversely impacting potentially significant cultural resources until the resources can be formally evaluated. The archaeologist must have knowledge of both prehistoric and historical archaeology. Additionally, the archaeological monitoring program shall include the presence of a local Native American representative (Gabrielino and /or Juaneno). Resources must be recovered, analyzed in accordance with CEQA guidelines, and curated. Suspension of ground disturbance in the vicinity of the discoveries shall not be lifted until the archaeologist has evaluated discoveries to assess whether they are classified as historical resources or unique archaeological sites, pursuant to CEQA. 4. The Project Applicant shall retain a qualified During construction City of Newport professional paleontologist to monitor for any Beach Community potential impacts to paleontological resources Development throughout the duration of ground disturbing Department activities. In the event paleontological resources are uncovered, the professional paleontologist shall have the authority to halt any activities adversely impacting potentially significant fossil resources until the resources ran be formally evaluated. If potentially significant fossils are uncovered they must be recovered, analyzed in accordance with CEQA guidelines, and curated at facilities at the Natural History Museum of Los Angeles County, or other scientific institution accredited for curation and collection of fossil specimens. Suspension of ground disturbances in the vicinity of the discoveries C=' City Council Resolution No. 2011 -86 Pape 29 of 48 Geology and Soils 5. Prior to issuance of grading permits, a detailed Phase of Responsible Completion Mitigation Measure Implementation Monitoring Party Date /Initials shall not be lifted until the paleontologist has Development evaluated the significance of the resources Department pursuant to CEQA. During construction City of Newport Geology and Soils 5. Prior to issuance of grading permits, a detailed Prior to issuance of City of Newport engineering -level geotechnical investigation grading permit Beach Community report shall be prepared and submitted with Development engineered grading plans to further evaluate Department expansive soils, soil corrosivity, slope stability, During construction City of Newport landslide potential, settlement, foundations, Beach Community grading constraints, and other soil engineering Development design conditions and to provide site - specific Department recommendations to address these conditions, if determined necessary. The engineering -level During construction City of Newport report shall include and address each of the Beach Community recommendations included in the geotechnical Development reports prepared by MACTEC (2010a and Department 2010b) and included as Appendix E. The geotechnical reports shall be prepared and signed /stamped by a Registered Civil Engineer During construction City of Newport specializing in geotechnical engineering and a Beach Community Certified Engineering Geologist. Geotechnical Development rough grading plan review reports shall be Department prepared in accordance with the City of Newport Beach Grading Ordinance. Noise 6. The contractor shall properly maintain and tune During construction City of Newport all construction equipment in accordance with grading permit Beach Community the manufacturer's recommendations to Development minimize noise emissions. Department 7. Prior to use of any construction equipment, the During construction City of Newport contractor shall ensure that all equipment is Beach Community fitted with properly operating mufflers, air intake Development silencers, and engine shrouds no less effective Department than as originally equipped by the manufacturer. 8. The construction contractor shall locate During construction City of Newport stationary noise sources (e.g., generators, Beach Community compressors, staging areas) and material Development delivery (loading /unloading) areas as far from Department residences as possible (e.g., eastern portion of the project site). 9. The construction contractor shall post a sign, During construction City of Newport clearly visible onsite, with a contact name and Beach Community telephone number of construction contractor to Development respond in the event of a noise complaint. Department Transportation and Traffic 10.Prior to issuance of a grading permit, the project Prior to issuance of City of Newport will be required to develop a Construction Traffic grading permit Beach Public Management Plan that includes the following Works Department elements: Restrict construction worker and equipment delivery trips to occur outside of the weekday AM and PM peak hours. • Identify and establish truck haul routes and restrict haul operations to occur outside of the weekday AM and PM peak hours. 5 City Council Resolution No. 2011 -86 Page 30 of 48 Mitigation Measure Phase of Implementation Responsible Monitoring Party Completion Date /Initials • Provide Traffic Control Plans for detours and temporary road closures (if necessary) that meet the minimum Caltrans, City, and County criteria. 11.The applicant shall contact OCTA and Prior to issuance of City of Newport coordinate operation of the Coast -Dover bus grading permit Beach Community stop along the project's West Coast Highway Development and frontage during project construction. Mitigation Public Works as required to suspend operation, or modify or Department temporarily relocate the bus stop during project construction activities shall be negotiated with OCTA. The applicant shall provide the plans /mitigation to the City as negotiated with OCTA for review and approval by the City of Newport Beach's Planning Division and Public Works Department prior to issuance of grading permits. The applicant shall provide OCTA with a minimum 14 -day advance notice prior to the start of construction activities by contacting either the Detour Coordinator or Field Operations. It� EXHIBIT "B" City Council Resolution No. 2011 -86 Page 31 of 48 47 City Council Resolution No. 2011 -86 Paqe 32 of 48 CT,0 Anomaly Number Statistical Area 0 aly e o Land Use Designation 0 Development Limit Development Limit LOthed Additional Information 1 L4 MU -H2 460,095 471 Hotel Rooms (not included in total square footage) 2 L4 MU -1-12 1,052,880 2.1 L4 MU -H2 18,810 11,544 sf reshicted to general office use only (included in total square footage) 3 L4 CO -G 734,641 4 L4 MU -H2 I 250,176 5 L4 MU -H2 I 32,500 6 L4 MU -H2 I 46,044 7 L4 MU -H2 I 81,372 8 L4 MU -H2 442,775 9 L4 CG 120,000 164 Hotel Rooms (included in total square footage) 10 L4 MU -H2 31,362 349 Hotel Rooms (not included in total square footage) 11 L4 CG 11,950 12 L4 MU -H2 457,880 13 L4 CO -G 288,264 14 L4 CO- G /MU -H2 860,884 15 L4 MU -H2 228,214 16 L4 CO -G 344,231 17 L4 MU -H2 33,292 304 Hotel Rooms (not included in total square footage) 18 L4 CG 225,280 19 L4 CG 228,530 21 J6 CO-G 687,000 Office: 660,000 sf, Retail: 27,000 sf CV 300 Hotel Rooms 22 J6 CO-G 70,000 Restaurant: 8000 sf, or Office: 70,000 sf 23 K2 PR 15,000 24 L3 IG 89,624 25 L3 PI 84,585 26 L3 IG 33,940 27 L3 IG 86,000 28 L3 IG 110,600 29 L3 CG 47,500 30 M6 CG 54,000 31 L2 PR 75,000 32 L2 PI 34,000 42 City Council Resolution No. 2011 -86 Paqe 33 of 48 0o v o a e o Anomaly Statistical Land Use Development Number Area Desi nation Limits Development Limit Other Additional Information Administrative Office and Support Facilitates: 30,000 sf 33 M3 PI 163,680 Community Mausoleum and Garden Crypts: 121,680 sf Family Mausoleums: 12,000 sf 34 L1 CO -R 484,348 35 L1 CO-R 199,095 36 Lt CO -R 227,797 37 Lt CO -R 131,201 2,050 Theater Seats (not included in total square footage) 38 L1 CO-M I 443,627 39 L1 MU -H3 408,084 40 L1 MU -H3 1,426,634 425 Hotel Rooms (included in total Square Footage) 41 L1 CO -R 327,671 42 Lt CO -R 286,166 43 L1 CV 611 Hotel Rooms 44 L1 CR 1,619,525 1,700 Theater Seats (not included in total square footage) 45 L1 Co- G 162,364 46 Lt MU-H3/PR 3,725 24 Tennis Courts Residential permitted in accordance with MU -H3. 47 L1 CG 105,000 48 L1 MU -1-13 337,261 49 L1 PI 45,208 50 L1 CG 25,000 51 K1 PR 20,000 52 K1 CV 479 Hotel Rooms 53 Kt PR 567,500 See Settlement Agreement 54 J1 I CM 2,000 55 H3 I PI 119,440 In no event shall the total combined 56 A3 PI 1,343,238 990,349 sf Upper Campus gross floor area of both campuses 577,889 sf Lower Campus exceed the development limit of 1,343,238 sq. ft. 57 Intentionally Blank 58 J5 PR 20,000 59 H4 MU -W1 247,402 144 Dwelling Units (included in total square footage) 60 N CV 2,660,000 2,150 Hotel Rooms (included in total square footage) 61 N CV 125,000 62 L2 CG 2,300 49 City Council Resolution No. 2011 -86 Page 34 of 48 I 0 0 0 0 0 Anomaly Statistical Land Use Development Number Area Designation Limit (so Development Limit Other Additional Information 63 G1 CN 66,000 64 M3 GN 74,000 65 M5 I CN 80,000 66 J2 CN 138,500 67 D2 PI 20,000 68 L3 PI 71,150 69 K2 CN 75,000 70 02 RM -D Parking Structure for Bay Island (No Residential Units) 71 L1 CO-G 11,630 72 L1 CO -G 8,000 73 A3 CO -M 350,000 74 L1 FR 35,000 City Hall, and the administrative 75 L1 PF offices of the City of Newport Beach, and related parking, pursuant to Section 425 of the City Charter. 1.0 FAR permitted, provided all four 76 H1 CO -G 0.5 FAR legal lots are consolidated into one parcel to provide unified site design 77 H4 CV 240,000 157 Hotel Rooms (included in total square footage) 78 85 CM 139,840 Development limit of 19,905 sq. ft. permitted, provided all six legal 79 H4 CG 03.10.5 FAR lots are consolidated into one parcel to provide unified site design 50 Resolution No. 2011 -86 Page 35 of 48 Dike Bg o R PE ry wD �o , F R �yF°y ( R a CITY of NEWPORT BEACH EACN sea 44 GENERALPLAN Ae /KI o/W A( Or Figure LU9 ar R DN STATISTICAL AREAS p � Mtddmltl NoiBRbernooda . '' E.�&l.uNI RN4«11.1 Da.mw kir l 's66T ^IW a 3Rr / 'rW P/ L7R n[ I' �.\ My av ] QTWOLNI R.YCSNW e4 e'.. [,X/ o '. OR "�� \ J �.A+pd. um RrmmNI De4[n., 1 ati aP. m� J Ge1Rma0WID,1rIC4.nd Oemi". • qq�. yp.. EQ S/ t - i- ` ` © N.gMromoet Dann—n. 2 Y. % � �,�4 I E'48IAWAY! -O.NM Cwmwtwl 1 y \` F < ./ I`.ii _.brw Hw[•Lwmm�aM JfrJ S1R. arR � 1I —_1y I-W[naarW .M 4.m. -RYwn canm.ro4 Oomm.rcbl Mee Districts <LY' I Il B ` .�' . l3 '�j J JP4Ca ft0 ¢.' ` /�Yl [O GaNrM Cwnmsrc41014u 1 ('IC y 02� Iy MM NI GOmmntlsl SIN Pi Ave tlN YJ, Y "t Re ILwnmortl.l w- J +I! p 1 Indualrlel Dlflrcla at ,04.04.04 / hVOry� J . \t A�Ire P Supporting •ron Once and SupW ep uc[s ka ? I^-� n.u+'N��' 4 '\ ©�/� �.q. .IYD� B •— ••_rte.— 1 / �.t.y �'�' \ J/. - � 'S N �'+T 1 1� Mlua .. Districts Qd U. WNN O.da.I.Iwum IM Vol DRIVE � Mrs. Use W.br flWe4p I W / - ftO PO P4bik 5.11 .EI1c.ntl brUltu.Onel - (� radene..N sun, «NplNed 4 "esters Gd.nd., 'PwIBN[lr tUl0.]I GF3000Ap1 P.VOOB-04) 01 n9 /]Oln Irn -,aid an'anader ).4 as MIl p[nnrue4 P[Py1yG ' IIwM[rY rY 1w. aid bu [r. [an[aWu[d A[e an[ NreN re ygwY yINU..INN 1010.104 @010.004 PA3010,053 Wlan010 CF[Ne.IMW111mCV Df br proP[[,l'bw[[dr SllD f2S D W. Cw,[ He—, Memn.e A—rns, fY NLLW ,. dia,m. / 1. Use ON�nulpr I.- ...r..Lt..l POmen.r m. 11,4N Bar C1N� and clunpd ,;I • wrm mnansly latla ru CY x— nu.W I.N Enters, A rnakr n,n e., pure m. r..e [ Peruen ene. aroN B• use .-.. �� ?uua. vi 101141 GP1010.[Ol PA1010.1N O40M011 E46Ee.d A—as, Nunn., i9- tanneu. M al—b4 1 p Ec Is. BW drl -�7t III. iAR brM pro4cl P[s]rwn pS FAR te0N 1AR ] "�..` WB HP_HergMs mad Aw,awW011 51 City Council Resolution No. 2011 -86 Paqe 36 of 48 EXHIBIT "C" CONDITIONS OF APPROVAL (Project- specific conditions are in italics) PLANNING 1. The development shall be in substantial conformance with the approved site plan, floor plans, roof plans, conceptual building elevations, and conceptual landscape plans stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. Site Development Review No. SR2010 -001, Conditional Use Permit No. UP2010 -024, and Variance No. 2010 -004 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060 of the Newport Beach Municipal Code, unless an extension is otherwise granted. 3. The outdoor patio and block wall proposed to encroach into the Dover Drive public right -of- way shall be eliminated, unless this conditional use permit is amended or a new conditional use permit is approved in conjunction with an eating and drinking establishment that specifically approves the construction of the outdoor patio and an encroachment or lease agreement is approved by the Public Work's Department. 4. Prior to the issuance of building permits, the final building elevations and roof plan of the final architectural plans for the commercial building and parking structure shall be reviewed and approved by the Planning Commission to ensure that the high level of architectural detail and treatments illustrated on the approved conceptual plans is implemented and incorporated into the final construction drawings for building permit issuance. The specific colors and materials (including roof colors and materials), window and door specifications, lighting specifications, and any other information deemed relevant by the Community Development Director shall be submitted to the Planning Commission for review and approval. Any substantial changes to the approved final architectural plans shall require approval by the Planning Commission. 5. Flat roof portions of the building shall be constructed to meet "cool roofs" standards for energy efficiency; however, the color and material shall not result in glare as viewed from the residents above. No mechanical equipment shall be permitted on the roof, except within the designated mechanical well and shall not be visible from West Coast Highway or the adjacent residential properties. 6. Uses shall be permitted, or conditionally permitted, within the project consistent with the provisions of the Zoning Code, so long as they do not increase the approved traffic generation for the project (TS2011 -001). 152 City Council Resolution No. 2011 -86 Page 37 of 48 7. Required parking for this project has been determined based on documentation and a number of assumptions, including: 1) the shared parking analysis prepared by LSA Associates, Inc., dated July 22, 2011; 2) a limitation that the maximum Net Public Area (NPA) of eating and drinking uses be limited to 5,210 square feet; and 3) the proposed floor area for eating and drinking uses will be occupied by fine dining establishments with very low tumover with a parking demand of 1 space per 50 square feet of NPA. Any changes to the assumed tenant mix or changes in the type of food use that would increase parking demands may require the preparation of a new shared parking analysis to ensure that adequate parking can be provided on site, and shall be subject to the review and approval of the Community Development Department. 8. A total of 150 parking spaces shall be provided on site as illustrated on the approved plans and parking management plan for the project. 9. The upper level of the parking structure shall only be used for employee or valet parking, unless an amendment to this Conditional Use Permit and new parking management plan is prepared and approved. 10. Any minor changes to the parking management plan shall be reviewed and approved by the Community Development Director and City Traffic Engineer prior to implementation. Significant changes may require an amendment to this Conditional Use Permit. 11. Should the applicant propose to alter the location and/or number of vehicular access points, or propose to take vehicular access across the adjacent property located at 320 West Coast Highway, such proposal shall be subject to review and approval by the Community Development Director and the City Traffic Engineer. 12. Should this business be sold or otherwise come under different ownership, any future owners or assignees shall be notified in writing of the conditions of this approval by the current owner or leasing company. 13. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 14. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for modification or revocation of Site Development Review No. SR2010 -001, Conditional Use Permit No. UP2010 -024, and Variance No. 2010 -004. 15. This approval was based on the particulars of the individual case and does not in and of itself or in combination with other approvals in the vicinity or Citywide constitute a precedent for future approvals or decisions. 16. This Conditional Use Permit, Site Development Review, and Variance may be modified or revoked by the City Council or Planning Commission should they determine that the proposed development, uses, and/ or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or 153 City Council Resolution No. 2011 -86 Page 38 of 48 improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 17. Hours of operations for the uses within the project shall be limited to between 6:00 a.m. and 11:00 p.m. daily, unless otherwise permitted to maintain different hours of operation pursuant to a subsequent Conditional Use Permit. 18. All employees are required to park on site, unless otherwise approved by the Community Development Director, and may require an amendment to this Site Development Review and Conditional Use Permit. 19. Any change in operational characteristics, hours of operation, expansion in area, or other modification to the approved plans, shall require an amendment to Site Development Review No. SR2010 -001, Conditional Use Permit No. UP2010 -024, and /or Variance No. 2010 -004 or the processing of new permits. 20. Prior to the issuance of building permits, the final landscape and irrigation plan, prepared by a licensed landscape architect, shall be reviewed and approved by the Planning Commission to ensure that the landscaping improvements illustrated on the approved conceptual plan are implemented and incorporated into the final construction drawings for building permit issuance. These plans shall include specifications and details for all hardscape, water features, plant materials, planting sizes (including heights, box size, trunk diameters, etc), and growth characteristics. Any substantial changes to the approved final landscape plan shall require approval by the Planning Commission, 21. All landscape materials and landscaped areas shall be installed and maintained in accordance with the final landscape plan approved by the Planning Commission per Condition No. 20, including the proposed water feature. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be reviewed by the Municipal Operations Department. All planting areas shall be provided with a permanent underground automatic sprinkler irrigation system of a design suitable for the type and arrangement of the plant materials selected. The irrigation system shall be adjustable based upon either a signal from a satellite or an on -site moisture- sensor. Planting areas adjacent to vehicular activity shall be protected by a continuous concrete curb or similar permanent barrier. Landscaping shall be located so as not to impede vehicular sight distance to the satisfaction of the Traffic Engineer. 22. Prior to the final of building permits, the applicant shall schedule an inspection by the Code Enforcement Division to confirm that all landscaping was installed in accordance with the approved plan. 23. Reclaimed water shall be used whenever available, assuming it is economically feasible. 54 City Council Resolution No. 2011 -86 Page 39 of 48 24. Water leaving the project site due to over - irrigation of landscape shall be minimized. If an incident such as this is reported, a representative from the Code Enforcement Division shall visit the location, investigate, inform and notice the responsible party, and, as appropriate, cite the responsible party and /or shut off the irrigation water. 25. Watering shall be done during the early morning or evening hours (between 4:00 p.m. and 9:00 a.m.) to minimize evaporation the following morning. 26. All leaks shall be investigated by a representative from the Code Enforcement Division and the property owner or operator shall complete all required repairs. 27. Water shall not be used to clean paved surfaces such as sidewalks, driveways, parking areas, etc. except to alleviate immediate safety or sanitation hazards. 28. Landscaping and plant selections shall be consistent with the applicable landscaping recommendations set forth by the Mariner's Mile Strategic Vision and Design Framework. 29. New utility connections shall be placed underground unless the Public Works Department determines that undergrounding the connection is physically infeasible. Appurtenant and associated utility equipment such as transformers, utility vaults, terminal boxes, meter cabinets shall be placed underground unless the Public Works Department determines that undergrounding the appurtenant and associated equipment is physically infeasible. If appurtenant and associated utility equipment cannot be placed underground, the equipment shall be located in the least visible location practical and screened from public view on -site and off -site by fencing or landscaping to the satisfaction of the Community Development Director. 30. The three existing power poles and overhead power lines shall be removed and the power lines shall be underground. 31. All ground- mounted equipment including, but not limited to backflow preventers, vents, air handlers, generators, boilers, trash bins, transformers shall be screened from view behind and fully below the top of a screen wall or a solid hedge. Screen walls shall be of same or similar material as adjacent building walls and covered with vines when possible. Chain link fencing with slats is not permitted. 32. All mechanical equipment shall be screened from view of adjacent properties and adjacent public streets within the mechanical screening equipment enclosure illustrated on the approved plans, and shall be sound attenuated in accordance with Chapter 10.26 of the Newport Beach Municipal Code, Community Noise Control. 33. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified time periods unless the ambient noise level is higher: 1515 City Council Resolution No. 2011 -86 Pace 40 of 48 34. No outside paging system shall be utilized in conjunction with this development. 35. 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. 36. The operator of the development shall be responsible for the control of noise generated by the subject facility including, but not limited to, noise generated by tenants, patrons, food service operations, and mechanical equipment. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. 37. 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. 38. All trash shall be stored within the proposed trash enclosure located within the lower level of the parking structure or other approved enclosure. The trash dumpsters shall have a top, which shall remain closed at all times, except when being loaded or while being collected by the refuse collection agency. 39. Food uses shall be required to provide temporary refrigerated trash storage to control odors associated with food wastes, unless otherwise approved by the Community Development Director. 40. Trash receptacles for patrons shall be conveniently located both inside and outside of the establishment, however, not located on or within any public property or right -of -way. 41. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter debris and graffiti from the premises and on all abutting sidewalks within 20 feet of the premises. 42. The applicant shall ensure that the trash dumpsters and /or receptacles are maintained to control odors. This may include the provision of either fully self- contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the 150 Between the hours of TOOAM and 10:OOPM Between the hours of 10:00PM and TOOAM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 34. No outside paging system shall be utilized in conjunction with this development. 35. 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. 36. The operator of the development shall be responsible for the control of noise generated by the subject facility including, but not limited to, noise generated by tenants, patrons, food service operations, and mechanical equipment. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. 37. 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. 38. All trash shall be stored within the proposed trash enclosure located within the lower level of the parking structure or other approved enclosure. The trash dumpsters shall have a top, which shall remain closed at all times, except when being loaded or while being collected by the refuse collection agency. 39. Food uses shall be required to provide temporary refrigerated trash storage to control odors associated with food wastes, unless otherwise approved by the Community Development Director. 40. Trash receptacles for patrons shall be conveniently located both inside and outside of the establishment, however, not located on or within any public property or right -of -way. 41. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter debris and graffiti from the premises and on all abutting sidewalks within 20 feet of the premises. 42. The applicant shall ensure that the trash dumpsters and /or receptacles are maintained to control odors. This may include the provision of either fully self- contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the 150 City Council Resolution No. 2011 -86 Page 41 of 48 provisions of Title 14, including all future amendments (including Water Quality related requirements). 43. To minimize conflict within the parking structure, refuse collection and deliveries for the facility utilizing large vehicles shall be allowed between the hours of 6:00 a.m. and 10:00 a.m., daily, unless otherwise approved by the Community Development Director, and may require an amendment to this Site Development Review and Conditional Use Permit. 44. Storage outside of the building or the parking structure shall be prohibited. 45. All proposed signs shall be in conformance with the provision of Chapter 20.42 of the Newport Beach Municipal Code and shall be approved by the City Traffic Engineer if located adjacent to the vehicular ingress and egress. 46. The final location of the signs shall be reviewed by the City Traffic Engineer and shall conform to City Standard 110 -L to ensure that adequate sight distance is provided. 47. Lighting shall be in compliance with applicable standards of the Zoning Code. Exterior on- site lighting shall be shielded and confined within site boundaries. No direct rays or glare are permitted to shine onto public streets or adjacent sites or create a public nuisance. "Walpak" type fixtures are not permitted. Parking area lighting shall have zero cut -off fixtures. 48. The site shall not be excessively illuminated based on the outdoor lighting standards contained within Section 20.30.070 of the Zoning Code, or, if in the opinion of the Community Development Director, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Community Development Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 49. Prior to the issuance of a building permits, the applicant shall prepare photometric study in conjunction with a final lighting plan for approval by the Planning Division. The survey shall show that lighting values are "1" or less at all property lines. 50. Any proposed illumination of the cupola and tower features shall consist of soft accent lighting so as not to become a visual disturbance to the views of the adjacent residences 51. Prior to issuance of the certificate of occupancy or final of building permits, the applicant shall schedule an evening inspection by the Code Enforcement Division to confirm control of all lighting sources. 52. A covered wash -out area for refuse containers and kitchen equipment, with minimum useable area dimensions of 36- inches wide, 36- inches deep and 72- inches high, shall be provided for all food uses, and the area shall drain directly into the sewer system, unless otherwise approved by the Building Official and Public Works Director in conjunction with the approval of an alternate drainage plan. City Council Resolution No. 2011 -86 Paqe 42 of 48 53. Kitchen exhaust fans shall be installed /maintained in accordance with the Uniform Mechanical Code. The issues with regard to the control of smoke and odor shall be directed to the South Coast Air Quality Management District. 54. The exhaust systems for any food uses shall be installed with pollution control units to filter and control odors. 55. The construction and equipment staging area shall be located in the least visually prominent area on the site and shall be properly maintained and /or screened to minimize potential unsightly conditions. 56. A six - foot -high screen and security fence shall be placed around the construction site during construction. 57. Construction equipment and materials shall be properly stored on the site when not in use. 58. 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 Mariners Pointe Project including, but not limited to, the approval of General Plan Amendment No. GP2010 -009, Code Amendment No. CA2010 -009, Site Development Review No. SR2010 -001, Conditional Use Permit No. 2010 -024, Variance No. 2010 -004, and Parcel Map No. 2010 -008; and /or the City's related California Environmental Quality Act determinations, the certification of the Mitigated Negative Declaration and /or the adoption of a Mitigation Monitoring Program for the project. 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 Conditions 59. Elevators shall be gurney- accommodating in accordance with Article 30 of the California Building Code (2007 edition). 60. Fire flow shall be provided to the property in accordance with Newport Beach Fire Department Guideline B.01. 61. Fire sprinklers shall be installed throughout the commercial building and parking structure. 152 City Council Resolution No. 2011 -86 Page 43 of 48 62. Fire apparatus access is required onto the property. The first level of the parking structure shall accommodate an inside turning radius of 20 feet and an outside turning radius of 40 feet. A clear ceiling height of 13 feet 6 inches shall be required. 63. A manual fire alarms system is required that activates the occupant notification system in Group "M" occupancies when the combined occupant load of all floors if 500 or more persons or the Group "M" occupant load is more than 100 persons or below the lowest level of exit discharge. 64. The proposed fire curtain between the parking structure and the exit corridor shall require activation by a smoke detector, unless deemed unnecessary by the Fire Marshall. A smoke detector in this location may be subject to nuisance alarms from car exhaust, which can result in false alarm fees from the City. Building Division Conditions 65. The applicant is required to obtain all applicable permits from the City Building and Fire Departments. 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. 66. Prior to the issuance of grading permits, a Storm Water Pollution Prevention Plan (SWPPP) and Notice of Intent (NOI) to comply with the General Permit for Construction Activities shall be prepared, submitted to the State Water Quality Control Board for approval and made part of the construction program. The project applicant will provide the City with a copy of the NO[ 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. 67. Prior to issuance of grading permits, the applicant shall prepare and submit a Water Quality Management Plan (WQMP) for the proposed project, subject to the approval of the Building Division. The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. 68. A list of "good house - keeping" 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. 69. The applicant shall comply with SCAQMD Rule 403 requirements as follows: `59 City Council Resolution No. 2011 -86 Page 44 of 48 Land Clearing /Earth - Moving a. Exposed pits (i.e., gravel, soil, dirt) with five percent or greater silt content shall be watered twice daily, enclosed, covered, or treated with non -toxic soil stabilizers according to manufacturers' specifications. b. All other active sites shall be watered twice daily. G. All grading activities shall cease during second stage smog alerts and periods of high winds (i.e., greater than 25 mph) if soil is being transported to off -site locations and cannot be controlled by watering. d. All trucks hauling dirt, sand, soil, or other loose materials off -site shall be covered or wetted or shall maintain at least two feet of freeboard (i.e., minimum vertical distance between the top of the load and the top of the trailer). e. Portions of the construction site to remain inactive longer than a period of three months shall be seeded and watered until grass cover is grown or otherwise stabilized in a manner acceptable to the City. f. All vehicles on the construction site shall travel at speeds less than 15 mph. g. All diesel - powered vehicles and equipment shall be properly operated and maintained. h. All diesel - powered vehicles and gasoline - powered equipment shall be turned off when not in use for more than five minutes. The construction contractor shall utilize electric or natural gas - powered equipment instead of gasoline or diesel - powered engines, where feasible. Paved Roads k. All construction roads internal to the construction site that have a traffic volume of more than 50 daily trips by construction equipment, or 150 total daily trips for all vehicles, shall be surfaced with base material or decomposed granite, or shall be paved. Streets shall be swept hourly if visible soil material has been carried onto adjacent public paved roads. m. Construction equipment shall be visually inspected prior to leaving the site and loose dirt shall be washed off with wheel washers as necessary. Unpaved Staging Areas or Roads M City Council Resolution No. 2011 -86 Page 45 of 48 n. Water or non -toxic soil stabilizers shall be applied, according to manufacturers' specifications, as needed to reduce off -site transport of fugitive dust from all unpaved staging areas and unpaved road surfaces. Public Works Conditions 71. The parking layout and circulation shall comply with City Standard STD - 805 -L -A and STD- 805 -L -B. The vehicular ramps within the parking garage should be a minimum of 24 feet wide. Ramp slopes shall not exceed 15- percent maximum. The maximum percent change is 11- percent at a minimum of five -foot intervals. The five -foot interval shall continue across the entire ramp. Parallel parking spaces shall be 8 feet wide by 22 feet long. 72. Prior to the issuance of a Building Permit, the final parking layout and circulation shall be subject to the review and approval by the City Traffic Engineer. 73. Prior to the issuance of a building or grading permit, a final valet operations plan is required to be reviewed and approved by the City Traffic Engineer. Any future changes to the approved valet plan shall be reviewed and approved by the Community Development Director and Traffic Engineer. The applicant shall immediately resolve any valet operational issues that impact the public right -of -way. 74. The ceiling height of the first level of the parking structure shall maintain an unobstructed vertical clearance of 14 feet clear. 75. Prior to the issue of a building perm it. the applicant shall obtain approval from the adjacent property owner for the proposed lane drop extension and sidewalk along West Coast Highway running through the property and shall obtain an easement/dedication for the City for Street and Sidewalk purposes. 76. The driveway entrances to West Coast Highway shall be designed to accommodate vehicular sight distance per City Standard STD - 110 -L. All planting shall be limited to 24 inches in height maximum within the limited use area. Walls or other permanent obstructions shall be limited to 30 inches in height maximum within the limited use area. 77. The westerly outbound only driveway shall be narrowed to 20 feet maximum and appropriate signage shall be installed to discourage vehicles from entering the driveway, unless otherwise approved by the City Traffic Engineer. 78. The proposed striping changes on West Coast Highway shall be reviewed and approved by Caltrans prior to implementation. 79. The water feature and other non - standard improvements within the West Coast Highway right -of -way requires approval from the State Department of Transportation ( Caltrans). 01 City Council Resolution No. 2011 -86 Paqe 46 of 48 80. Water feature along Dover Drive shall require the review and approval of a Building Permit and requires an encroachment permit and agreement from the City of Newport Beach Public Work's Department. 81. All landscaping within the public right -of -way shall be reviewed and approved by the Public Works Department and Municipal Operations Department. An encroachment agreement is required for all planting within the public right -of -way. 82. No permanent structure shall be permitted within the required 10- foot -wide sewer easement area, unless otherwise approved by the Public Work's Department. The applicant is required to replace the 8 -inch sewer main from the manhole located on the property line between 303 and 311 Kings Road and the manhole located on West Coast Highway. Knock -out panels or other improvements approved by the Public Works Department shall be installed along the entire length of the required 10 -wide sewer easement. The final design of the parking structure shall take into account the sewer main and shall be subject to further review and approval by the Public Works Department. 83. Applicant shall bear all cost (design and construction) of the necessary water system and sewer improvements needed to support the proposed project, including minimum fire flow requirements. The water system improvements may include installation of a regulator and water main extension. The final design shall be reviewed and approved by the Public Works Department. 84. Prior to issuance of demolition and grading permits, the applicant shall submit a construction management and delivery plan to be reviewed and approved by the Public Works Department. The plan shall include discussion of project phasing, parking arrangements for both sites during construction, and anticipated haul routes. Upon approval of the plan, the applicant shall be responsible for implementing and complying with the stipulations set forth in the approved plan. 85. Traffic control and truck route plans shall be reviewed and approved by the Public Works Department before their implementation. Large construction vehicles shall not be permitted to travel narrow streets as determined by the Public Works Department. Disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by proper use of traffic control equipment and flagman. Parcel Map Conditions 86. This Parcel Map shall expire if the map has not been recorded within three years of the date of approval, unless an extension is granted by the Community Development Director in accordance with the provisions of Section 19.16 of the Newport Beach Municipal Code. 87. A parcel Map shall be recorded. The Map shall be prepared on the California coordinate system (NAD88). Prior to recordation of the Map, the surveyor /engineer 02 City Council Resolution No. 2011 -86 Paqe 47 of 48 preparing the Map shall submit to the County Surveyor and the City of Newport Beach a digital - graphic file of said map in a manner described in Section 7 -9 -330 and 7 -9 -337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The Map to be submitted to the City of Newport Beach shall comply with the City's CADD Standards. Scanned images will not be accepted. 88. Prior to recordation of the parcel map, the surveyor /engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Section s 7 -9 -330 and 7 -9 -337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments (one inch iron pipe with tag) shall be set On Each Lot Corner unless otherwise approved by the Subdivision Engineer. Monuments shall be protected in place if installed prior to completion of construction project. 89. All improvements shall be constructed as required by Ordinance and the Public Works Department. 90. The sidewalk, curb and gutter shall be reconstructed along the entire project frontage of West Coast Highway and Dover Drive. The sidewalk shall be a minimum width of 10 feet on West Coast Highway and 12 feet on Dover Drive. Limits of reconstruction are at the discretion of the Public Works inspector. 91. All unused driveway approaches along Dover Drive and West Coast Highway shall be replaced with a new driveway plug per City Standards. 92. All new driveway approaches shall be constructed per City Standard STD - 166 -L. 93. All existing overhead utilities shall be undergrounded. 94. An encroachment permit is required for all work activities within the public right -of -way. 95. All improvements shall comply with the City's sight distance requirement. See City Standard 110 -L. 96. In case of damage done to public improvements surrounding the development site by the private construction, additional reconstruction within the public right -of -way could be required at the discretion of the Public Works Inspector. 97. All on -site drainage shall comply with the latest City Water Quality requirements. 98. All proposed non- standard improvements within the public right of way, are subject to further review and approval by the Public Works Department and requires an encroachment permit and encroachment agreement. 99. A 10- foot -wide sewer easement shall be provided through the lower level parking garage to accommodate the existing sewer main running through the property and connecting to West Coast Highway. o3 City Council Resolution No. 2011 -86 Paqe 48 of 48 100. The applicant shall dedicate to the City a 20' by 27' area located at the southwest corner of the property to accommodate the new transition on West Coast Highway. 101. Relocation of the safety lighting on West Coast Highway requires approval from Caltrans. Mitigation Measures 102. The applicant shall comply with all mitigation measures and standard conditions contained within the approved Mitigation Monitoring and Reporting Program of the adopted Mitigated Negative Declaration (Exhibit A) for the project. 04 STATE OF CALIFORNIA } COUNTY OF ORANGE CITY OF NEWPORT BEACH } I, Leilani I. Brown, City Clerk of the City of Newport Beach, California, do hereby certify that the whole number of members of the City Council is seven; that the foregoing resolution, being Resolution No. 2011 -86 was duly and regularly introduced before and adopted by the City Council of said City at a regular meeting of said Council, duly and regularly held on the 9th day of August, 2011, and that the same was so passed and adopted by the following vote, to wit: Ayes: Hill, Rosansky, Selich, Curry, Mayor Henn Noes: Gardner, Daigle Absent: None Abstain: None IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed the official seal of said City this 10th day of August, 2011. City Clerk Newport Beach, California (Seal) 05 00 Attachment No. PC 3 Planning Commission Resolution No. 2012 -1878 07 Wo RESOLUTION NO. 1878 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING THE FINAL ARCHITECTURAL AND LANDSCAPING PLANS FOR THE MARINER'S POINTE PROJECT LOCATED AT 100 -300 WEST COAST HIGHWAY AND FINDING CHANGES IN DESIGN TO BE IN SUBSTANTIAL CONFORMANCE WITH THE DESIGN APPROVED BY SITE DEVELOPMENT REVIEW SR2010 -001 AND USE PERMIT NO. UP2010 -024 (PA2010 -114) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. On August 9, 2011, the City Council adopted Resolution No. 2011 -86 approving the Mariner's Pointe project, a 19,905- square -foot commercial building and a three -level parking structure on a 0.76 -acre site located 100 -300 West Coast Highway, and legally described as Lots 1, 2, 3A 5, and 6 of Tract No. 1210; and 2. In compliance with Condition No. 4 of City Council Resolution No. 2011 -86, the applicant, VBAS Corporation, has submitted final architectural plans for review and approval by the Planning Commission; and 3. In compliance with Condition No. 20 of City Council Resolution No. 2011 -86, the applicant has submitted final landscaping plans for review and approval by the Planning Commission; and 4. The applicant has proposed revisions to the approved conceptual building design, which include minor increases in height to various tower elements of the parking structure and the addition and expansion of rooftop mechanical equipment enclosures; and 5. A public meeting was held by the Planning Commission on June 7, 2012, in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting; and SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. A Mitigated Negative Declaration (SCH No. No. 2011041038) was prepared for the project in accordance with the implementing guidelines of the California Environmental Quality Act (CEQA). The document was made available for public review and comment during a 30 -day review period beginning on April 11, 2011, and ending on May 11, 2011, and subsequently approved by the City Council on August 9, 2011. A subsequent mitigated negative declaration for the project is not required to be prepared pursuant to CEQA Guidelines Section 15162 because the proposed 09 Planning Commission Resolution No. 1878 Pape 2 of 4 revisions to project design are minor and do not constitute "substantial changes" to the project that would involve new significant environmental effects or result in additional mitigation measures. SECTION 3. REQUIRED FINDINGS. 1. Pursuant to Condition of Approval No. 4, the Planning Commission must find that the final architectural plans incorporate the architectural elements and high level of detail that were illustrated in the approved conceptual plans. The following facts in support of such finding are set forth: Facts in Support of Finding: A. Although minor adjustments have been made to the building elevations, the proposed final plans implement the principal architectural elements and high level of detail that was illustrated in the approved conceptual plans, including the balconies, tower features, awnings, ornamental windows and railings, cornices and moldings, stone veneer, ornamental lighting fixtures, and variation in building elevations. B. To reduce the overall mass of the building and to enhance its visual quality, the design utilizes several vertical and horizontal offsets, includes variation in height through the use of entry and corner tower elements, and utilizes multiple materials and colors. C. Additional architectural enhancements have also been added; for example, the openings within the main tower element of the parking structure have been covered with decorative metal screen that will conceal vehicles accessing the parking structure ramps and interior lighting. It also provides an additional layer to the wall plane with accent lighting to increase visual interest. D. The final plans also maintain the clean roof design with all mechanical equipment screened from view within equipment enclosures to enhance the aesthetics of the roof as viewed by the residences above. The flat portions of the roof are proposed to be constructed with materials that meet required "cool roofs" standards for energy efficiency, but will be tan in color to reduce glare. E. The lighting plans illustrate that all exterior lighting fixtures have been designed, shielded, aimed, or located to shield adjacent properties and to avoid excessive light and glare inconsistent with the project conditions of approval and the outdoor lighting standards of the Zoning Code. The cupola and tower feature located at the southeasterly corner of the building includes accent lighting around its perimeter; however, lighting has been eliminated from the interior and rear of the feature to avoid unnecessary lighting that could impact the residences above. Tmplt 11/23/09 70 Planning Commission Resolution No. 1878 Paae 3 of 4 2. Pursuant to Condition of Approval No. 20, the Planning Commission must find that the final landscaping plans implement the landscaping improvements that were illustrated in the approved conceptual plans. The following facts in support of such finding are set forth: Facts in Support of Finding: A. The approved conceptual landscape plan included extensive decorative paving, a 280 - square -foot water feature, and approximately 3,700 square feet of planter area that included a variety of plant materials. Minor revisions have been made to the final landscaping plan, including revised placement of palm trees, increased decorative paving in front of Suite R -104, and an enlarged water feature. Planter area has been reduced to approximately 2,460 square feet due to increased decorative paving and an enlarged water feature area of 598 square feet. B. The plan continues to implement the landscape requirements of the Mariner's Mile Strategic Vision and Design Framework by providing the minimum four - foot -wide planter area with continuous hedge and palms. Despite the reduction in planter area, the plans maintain a variation of ornamental groundcover, vines, shrubs, and trees to help soften and buffer the massing of the parking structure and commercial building from the surrounding areas and roadways 3. Upon completing the structural drawings for the project, a number of revisions needed to be made to the approved conceptual building. Pursuant to Condition of Approval No. 1, the project design changes shall be in substantial conformance with the approved conceptual plans and pursuant to Condition of Approval No. 4, the Planning Commission may approve changes. The following facts in support of such finding are set forth: Facts in Support of Finding: A. The increased height for the three parking structure tower elements continue to comply with the maximum 35 -foot height limit for flat roofs and 40 -foot height limit for sloping roofs that was approved under Site Development Review No. SR2010- 001. These features within the context of the overall design will provide visual interest as vertical elements that help break up the project massing. B. The changes in the design of the roof - mounted mechanical equipment screening enclosures are necessary to accommodate the installation of current and future mechanical equipment, including silencers to minimize noise and pollution control units to control odors. Since the equipment will not be under a solid roof, a noise assessment was prepared for the project by Mestre Greve Associates. In addition to the mechanical equipment system, the noise assessment analyzed the cumulative noise that may be generated from the project including the parking structure activity and outdoor dining activity. The results of the assessment verified that with the specific mechanical equipment with silencers, the noise generated will be in compliance with the City's noise standards (NBMC Section 10.26). Tmplt: 11/23/09 j -1 Planning Commission Resolution No. 1878 Page 4 of 4 C. To address the loss of the seven on -site parking spaces, when use permit applications are submitted for the future restaurant uses, they will be reviewed to ensure adequate parking is provided based on the proposed net public area. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. Consistent with Condition Nos. 4 and 20 of City Council Resolution No. 2011 -86, the Planning Commission of the City of Newport Beach hereby approves the final architectural and landscaping plans for the Mariner's Pointe project. 2. The Planning Commission finds the proposed revisions to the project design are in substantial conformance with the project approved by Site Development Review No. SR2010 -001 and Use Permit No. UP2010 -024. 3. This action shall become final and effective fourteen days after the adoption of this Resolution unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS 7TH DAY OF JUNE, 2012. AYES: Ameri, Hillgren, Kramer, and Tucker NOES: Toerge ABSTAIN: None ABSENT: Brown and Myers BY: oerge, Secretary Tmpll: 11/23/09 72 Attachment No. PC 4 June 7, 2012 Planning Commission Minutes �S 74 NEWPORT BEACH PLANNING COMMISSION MINUTES ITEM NO. 5 Mariner's Pointe (PA2010 -114) SITE LOCATION: 100 — 300 West Coast Highway 06/07/2012 Community Development Director Brandt noted this is not a public hearing but rather is being presented in compliance with conditions of approval on the project. She stated that staff provided public notice to all property owners within 300 feet of the property so that they would have the opportunity to participate in the meeting. Associate Planner Murillo presented details of the final architectural and landscaping plans for the Mariner's Pointe project which was approved by Council on August 9, 2011. The project is a two -story commercial building and a three -level parking structure on the corner of West Coast Highway and Dover Drive. He provided background information of the previously approved project and noted that the building and parking structures were designed to accommodate restaurant use, retail use and medical office use. He reported that when the Council approved the project, they noted that the project would help revitalize the Mariner's Mile corridor and would establish a new, higher standard of development for the area. He stated that to ensure the proposed architectural and landscape improvements were implemented in the final design, the Council added conditions of approval requiring the Planning Commission to review and approve the final building elevations and roof plan and landscaping improvements. Any substantial changes would also require Planning Commission review. He noted the Commission has been provided with detailed architectural and landscaping plans as well as other information to assist with the review. He presented details of the overall design, enhanced architectural details and pointed out changes to the design. Mr. Murillo addressed revisions to the building elevation and parking structure, and increases in the height of the proposed towers. He reported on the expansion of the mechanical equipment enclosure over the commercial building and the addition of a new mechanical equipment enclosure over the parking structure. He addressed details of the roof plan, the need to increase the size of the equipment enclosures due to installation of pollution control units and ventilation fans and silencers, mechanical equipment screening, and a noise assessment that was prepared to ensure compliance with the City's noise standards. He addressed colors and materials for the project, and summarized revisions to the final landscape plan including the expansion of the water feature at the corner of the project and expansion of decorative paving. He presented recommendations as stated in the report and noted that a comment letter was received by staff which was distributed to the Commission. Discussion followed regarding changes in the square footage of the retail components and in parking. Mr. Murillo reported that the exact land -use mix is unknown and explained that parking requirements were based on a number of assumptions. He also noted that due to the need to add columns to support the increased weight of the roof, the number of spaces within the parking structure has been reduced to 143 parking spaces. Interested parties were invited to address the Commission on this item. Todd Stoutenborough, Stoutenborough Architects and Planners, felt the project presents a logical solution to a difficult site. He reported that many of the Commission's suggestions were incorporated into the final drawings and noted the project was well- received by Council. He addressed the elevation of the site and adjacent bluff, original approved concept plan, the commercial building and parking structure design, colors and materials, and design concept of achieving a village look for the project. Mr. Stoutenborough addressed details of changes to building elevations, entry to the parking garage, height of the parking garage, original and revised roof plan, requirement to ventilate the garage, pavers, enhancements in the proposed fountain, additional stone veneer, architectural colors and materials, and metal screens. Mr. Stoutenborough addressed the function of the parking structure, handicap parking, land use assumptions, noise study and screening for the mechanical equipment. Page 10 of 13 75 NEWPORT BEACH PLANNING COMMISSION MINUTES 06/07/2012 Eva Verdault and Glen Verdault, property owners, presented a history of her family and addressed their family's ethics and pride. They felt that Mariner's Pointe will be a landmark to the City and bring continual renovation to the area. They addressed installation of underground utilities as well as the re- routing of sewer lines and assured the City, business owners and residents that they have done their utmost to ensure that every aspect of the project will be something loved by everyone. Jim Mosher, Newport Beach, spoke in opposition of the project including the architectural design and access. Hal Wagner, Attorney representing Cameron Merage, one of the owners residing on the bluff above the proposed project, presented a written statement to the Commission and addressed the previous denial of the project by the Planning Commission because of impacts to nearby residents and the size of the structure relative to the size of the land. He felt that the proposed changes continue to impact nearby residents including increases in the heights of the towers, the mechanical equipment area and a reduction in landscaping. Vice Chair Hillgren inquired regarding the location of decreased landscaping and Mr. Murillo reported that the decorative hardscape and the proposed water feature are considered part of the landscaping plan. He noted that the general planting area has decreased while the decorative hardscape was expanded within the parking garage and on the side adjacent to Dover. Commissioner Tucker noted that the landscaping meets the Mariner's Mile landscaping guidelines. Mr. Wagner requested that the Commission deny the proposed changes to the approved plan. Steven James commented on the size of the property and felt that the owners are proposing a building that is far superior to anything currently on Mariner's Mile. He spoke in support of the project noting that the changes only enhance what has already been presented. Jack Geerling reported he lives on the bluff above the proposed project and expressed concerns regarding elimination of his view by the project. He noted previous denial of the project by the Planning Commission, reported that his neighbors have indicated opposition to the project and addressed the possibility of decreased property values. Cameron Merage commented in opposition to the project and addressed the proposed mechanical equipment screening and related issues with noise and fumes. Albert Hanna, Newport Beach, spoke in support of the project and urged the Commission to approve it. There being no other speakers, Chair Toerge closed the public comments for this item. Todd Stoutenborough reported working closely with nearby neighbors and stated there are no view impacts or smells in relation to the project. He noted careful attention has been given and addressed the heights of the structures. Commissioner Tucker reported that the project has been approved by Council and that they imposed conditions on the Planning Commission to review elevations and the landscape plan. He inquired regarding vine pockets along the west elevation and the possibility of planting trees in place of the vines. Mr. Stoutenborough explained the wall is a four -hour firewall between adjacent properties and that there is no room to plant trees in that area. In response to Commissioner Tucker's inquiry regarding maintenance of the silencer and odor scrubber, Mr. Stoutenborough stated he would agree with the addition of a condition addressing same. Page 11 of 13 70 NEWPORT BEACH PLANNING COMMISSION MINUTES 06/07/2012 He replied to additional questions from Commissioner Tucker regarding the type of tiles proposed for the roof, the smooth trowel stucco finish, the proposed window mullions and doors and the proposed stone veneer. Community Development Director Brandt reported that the Planning Commission has been charged with the duty of reviewing and approving the exterior elevation and finishes for the building and that any future tenant wishing to change the approved exterior would require review by the Planning Commission. Regarding the plaster, Mr. Murillo reported that the notes on the architectural plans match the style shown in the colors and materials board indicating a smooth -coat finish. Commissioner Kramer addressed the increased height of the tower elements noting that it complies with maximum Code requirements. He noted that the landscaping fits within the Mariner's Mile specifications and commended the applicant for the project stating that it is fitting as an entrance to the area and sorely needed. He indicated he will vote in favor of the project. Commissioner Ameri expressed concerns with the fagade of the parking garage but indicated he will support the project. Motion made by Vice Chair Hillgren and seconded by Commissioner Kramer. Commissioner Tucker commended the applicant on the project and commented positively on it. Chair Toerge inquired regarding the decrease in parking spaces, the specific location of the loss and the number of parking stalls in the original proposal that were off site. Mr. Murillo presented a comparison between the approved and revised number of parking stalls. Mr. Stoutenborough reiterated that many of the Planning Commission's suggestions were incorporated into the plan that was presented to the City Council. Chair Toerge commended the applicant on the quality of material but expressed concerns regarding the amount of development on the site. The project modifications render the project's mass larger than that which was approved by the City Council and eliminates seven parking stalls, which represent 5 percent of the total parking provided. Chair Toerge stated that he would not be in support. Motion carried (4 — 1), to adopt the draft resolution approving the final architectural and landscaping plans for the project, and find the changes in the design to be in substantial conformance with the project design approved by Site Development Review No. SR2010 -001 and Conditional Use Permit No. UP2010 -024. AYES: Ameri, Hillgren, Kramer, and Tucker NOES: Toerge ABSTENTIONS: None ABSENT (Excused): Brown and Myers Review of Preliminary Fiscal Year 2012 -2013 Capital I mbnt Program (iaA2Q7 -131) This item was heard at the beginning of t gerfda as b staff. I. STAFF MISSIONER ITEMS TEM NO. 7 Community Development Director's report. Page 12 of 13 77 �Lg Attachment No. PC 5 June 7, 2012 Colored Renderings of Approved Architectural Plans 20 View along West Coast Highway May 17, 2012 Mariner's Pointe West Coast Highway at Dover Newport Beach, CA WINSTON'S JEWELERS do VBAS Properties, Inc 18582 Beach Bo.levard, Suite 226 Hu¢ington Beach U 92648 S T 0 U T E N B 0 R 0 U G N A r c h i t e c t s a n d P I a n n e r e 420 Alta Vista Way, Suite 100, Laguna �q99�3�h, (a 92651 T 949 715 3257 1 F 949 715 3256 1 ww w.sI r .rau g h in c. caan El D ❑ ❑ ❑ fl May 17, 2012 Mariner's Pointe West Coast Hghway at Dover Newport Beach, CA WINSTON'S JEWELERS c/o VBAS Properties, Inc inrs r.nee�w.es,..�ze .....poe..xuezw S 1 0 u 1 f ti 3 0 e 0 u c H 22 Attachment No. PC 6 June 7, 2012 Final Approved Architectural Plans (Affected Sheets) 2S R4 SIT m 0 U E ARCHITECTURAL SITE PLAN US" Vo SHEET KEYED NOTES (J crzmoxe.�Aa[miw...wrEwxws wpvma e[Xw.c[wwv[ov.xre OwnFnMEW.X[ueFN PaNM9 ONntK..W.EEEwaYaa Wnr¢ wpFG9p4iBtuY6NEUN OWuFVEm OIPrrSW✓[OEyFw,Xt G[CmW WxWS Oe riWFIXwwt1[mi puuV'S OO[.VttpaFOm utu unFwxa OwUao�'EOm¢s OaGNmt mKm(awW.X[aFltx=N'Y. 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QGgmr':murcEV.Yt wucuFxwrvx muwx.m w wuu wuce4o..enw.m.wuCms 1X1 WINSTON'S JEWELERS CIO VBAS PROPERTIES, INC. IM83 BEACH BOULEVAVO, SUITE N6 .UCSICION 2EACN. CA 916V C' S I 0 V I E X S 4 R U V GXE sMNn V¢Y WaY.3vlo 1 W U9are 49.19'X51 1 949 its 3257 3] 1 F 949 715 3336 w.w. tauroww9tigw4 0 MARINER'S POINTE VEST COAST RGICYAY AT TOAST Ca NflWORT 6EACH. CA W 03 -0912 AINITIAt AGENCY SUBMITTAL 06 w'2 L AGENCY REVISION 1 07.20.14 A BID SET U H -A A U TREE BUILDING SECTIONS o DATE O7-20.12 SCALE AS NOTED PROJECTNO. 10112005 APPROVED SHEET A -304 - - 90 nil I S 1. A., wma , 11 H I— II LCl.1. S:r 1111.1u EL ~'`LO` :IR —EWL. .n.%wAm ti 1111 -AV ICIA pRo a Wmc In' I, I—ND Al—ED By ARCIT'll S FFaceca,clel�L _I. W LnAs rt zsss ron FUUn. V, . :/flaltOrixG Lere sa A Fs EL SEC DLEUL ACO— WINTfNnm- 1 oMwrvrel ' CWALL SECTION P WALL SECTION � WALL SECTION 3X1 WINSTON'S JEWELERS GO VBAS PROPERTIES, INC. IBEB26EACH BGULEVMD. SUITE 226 M.1IRGTC: BEACH. CA 9t B C' aAgp Wtl way. Su. 'm Le9ux Bea'A. Cl 93651 1 9fS )IS 329 IF 9a9 7I5 3256 ..,.«. ro�:erowalynxw:I C ra C MARINER'S POINTE %:'EST COAST HIGHWAY AT )MR CD NEIVPORT BEACH, CA Z if 03A9A2 ^, INITIAL AGENCY SURMITTAL L 07.2042 A RIUSET � ^0 L TITLE WALL SECTIONS GARAGE O DATE 9720 12 SCALE AS NOTED PROJECT NO. 10112005 APPROVED I SHEET A -306A 1r «,. , 11 H I— II LCl.1. S:r 1111.1u EL ~'`LO` :IR —EWL. .n.%wAm ti 1111 -AV ICIA pRo a Wmc In' I, I—ND Al—ED By ARCIT'll S FFaceca,clel�L _I. W LnAs rt zsss ron FUUn. V, . :/flaltOrixG Lere sa A Fs EL SEC DLEUL ACO— WINTfNnm- 1 oMwrvrel ' CWALL SECTION P WALL SECTION � WALL SECTION 3X1 WINSTON'S JEWELERS GO VBAS PROPERTIES, INC. IBEB26EACH BGULEVMD. SUITE 226 M.1IRGTC: BEACH. CA 9t B C' aAgp Wtl way. Su. 'm Le9ux Bea'A. Cl 93651 1 9fS )IS 329 IF 9a9 7I5 3256 ..,.«. ro�:erowalynxw:I C ra C MARINER'S POINTE %:'EST COAST HIGHWAY AT )MR CD NEIVPORT BEACH, CA Z if 03A9A2 ^, INITIAL AGENCY SURMITTAL L 07.2042 A RIUSET � ^0 L TITLE WALL SECTIONS GARAGE O DATE 9720 12 SCALE AS NOTED PROJECT NO. 10112005 APPROVED I SHEET A -306A 92 Attachment No. PC 7 Proposed Revisions to Architectural Plan gs 94 ABBREVIATIONS LOS Ll. LI-11TOLS OT ISTSS CTIOST LOLL TOO OOLFWE OF OLO OF LOS TO LOT OTT LOT .T F m.q No TOOK' r»aNru[me OL- LOT LOST LOLL OTTSOLL LOT 1. PTO TOT I m ,NN,� w OTT REFTL T.. SO OTTO Nv r OT SLOSS LOT TOLO". TOT TOLLWOTS. 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RB «F,R.rR RFR,RgM4w�NaRO maRO[pRMeW.4.Wryln «na 4 �.'BW,..1Y.M UOtN V,yry.nW}B. rglq N® ," � .1 r»em,SNrLOT LOT . k HOW TO READ THESE DRAWINGS w N„»,r,NrrrCLQF.1 Nq ITUSr.awFrm._ ....[o.cs 1. TI.S .,wwBOmav,mwRr TF ' w !uWaRrro'Nwm'NNixw.so�rc�m�Nwrm'�» amrmmu,r LOTS �o PROJECT VICINITY MAP (N,T.S.) I'eI 0 e e r e I ,.1 PROJECT LOCATION (N.T.S.) n IN e `]AI c.� WINSTON'S JEWELERS C/O VBAS PROPERTIES, INC. 11iSB LP A 1i M2 i00YLEVPPO COSi4. 6t1 SIO YfF116A0�6M. VyN.A4�W eW LpuM &,I Ce B"m iB » ITS ]151 fBIBO, )- wxr.YOUeMagptme.uxn o 'pxr P 0 MARINER'S POINTE MST LWBi XIGhIAY Pi W R ca RE11PoRi BFAd.G w IXW312 QINTNLAGENCY 6NBMRTAt 660112 Qj AGENCY REVASIONI W.xiR Q W SET 0801 -120 AGENCYREMASION2 I— 10-16.12 © AGENCY REVISIONS II 47 -12 QVALUE ENGINEENNG TITLE GENERAL PROJECT INFORMATION DATE I -1819 SCALE AS NOTED PFSNECT W. 10112.05 APPNOVED I— SHEET GI -001 - 9s PLANNING AREAS TABULATION SUMMARY BUILDING AREA OFOSS LEASABLE SERVICE AREA GROSSBU1LDING(') GROUNO LEVEL A559 SF T2. SF 10, 007 SF SECOND LEVEL 8.239 SF 021 SF 9,060 SF TOTAL 11, 799SF 2,0699E 19,867 SF BITEAREA .19030 SF FLOORmAREA RATIO 0060 MUTE: INCLUDES EXIT ON ONE LEVEL ONLY CORRIDOR ON L1 a L2, ELEVATOR SHAFTS AND STAIR 2 AREAS PARKING TABULATION - SEE PARKING PLAN GI -102 JXI WINSTON'SJEWELERS C/O VRAS PROPERTIES, INC. In" NENP(AT BON£IFAD SOS TA, LA 4141 2 C> 610 XI[XI 0 1 066 X'i , ,4oMVMIN. *BUY1W 1pun &.A 5X T 1 9% en ns 441s XU ns vsfi o NOS F J oO P r� 0 MARINER'S POINTE NESiCW Si MIGMWAY AT WVER m x6vsa9r9EAw.0 W 03LAI2 QINTIAL AGENCY SUBMITTAL 06#12 Qi AGENCY REVISION 1 0730.12 Q RIDSET 1147 -12 &VALLE ENGINEERING L— _Q -A TITLE PLANNING AREAS O �� 1 -1613 SCNE AS NOTED PROJECT NO. 10112-005 APPROVED 1— SHEET ° GI -104 TRASH ROOM i I 1 tl I I � I I z I �I I I ^• I a S_ R,.E R Q�L hlal Exit ONLY 6 SHEET KEYED NOTES SHEET KEYED NOTES A „,REw,=R QSAFTSTISOP SEE AVDHAw:.L oRRE R61r ANO Ll`EO_E,EV. 05 `AALL` F SSEwE..S__,T_11 R— Oi MOEEOB.4EE ewr3,W dUwncs, OEnEnwRw�L.n4 I I, - I � � ELECTPICAL .STEEL CIECOF SYETEDICSw.u. O5EE5re C.A.E. ' Oi rvJr.EEC ED SSEAEAe OF C FSADSTLEPAL ME O V AR— CrALOnsWaLWE OEM.REAP—A.I.I.REOO SPE. EFE SHEET KEYED NOTES .,L;t 1 F —i I --- II ', ELEV1�— 1 I II MACMINEA -, - TI' >� flOOM 1 I sse I t y �I WALL TYPE GRAPHICS WALL TYPE TAGS �w a�pEEESAEL��� 0 ILA Wipe pw E, 1 -HR MIN. RATED WALLS A „,REw,=R . 'ffi_E`P m TIE wR"�E�AUa +A SAE oRRE R61r ANO Ll`EO_E,EV. , SEE Hnu,�wE"”` R— O:.PF11 AMEULTDl.F. .ALOE. OEnEnwRw�L.n4 I I, - I � � ELECTPICAL .STEEL ACCE OF TIE ­ENCAD COOP, I FEE' PICADEA11 4vE �.nwp­Lp,gOEA S EU..TE DO"T .W ED SSEAEAe OF Ewe E�YAWCES. E,C. OAEC,UR1.>o —P. EF, —SPwsE w.0 .,L;t 1 F —i I --- II ', ELEV1�— 1 I II MACMINEA -, - TI' >� flOOM 1 I sse I t y �I WALL TYPE GRAPHICS WALL TYPE TAGS �w a�pEEESAEL��� 0 ILA Wipe pw E, 1 -HR MIN. RATED WALLS .. . �PEA oRRE R61r ANO ree E AU, +,noRO,ECrcn.4EEaE,ACSAtrvOr..rtA III I ' I I, - I � � ELECTPICAL .STEEL AT ED SSEAEAe OF LH1 A2 w a W I f S I I I V/�� I I i !� / .,L;t 1 F —i I --- II ', ELEV1�— 1 I II MACMINEA -, - TI' >� flOOM 1 I sse I t y �I WALL TYPE GRAPHICS WALL TYPE TAGS �w a�pEEESAEL��� 0 ILA Wipe pw E, 1 -HR MIN. RATED WALLS .. . �PEA oRRE R61r ANO ree E AU, +,noRO,ECrcn.4EEaE,ACSAtrvOr..rtA ClFll .STEEL AT ED SSEAEAe OF A2 w a W Aia A3 s�.,5.,w ' E � A. A4 A- ""Ao- IT AS I „R A6w ne �F EA.. AIA 2 -HR RATED WALLS R "Ell OAas 81 w :. >Ew A B2 ADCOF 83 wW - 12 NON -RATED WALLS _ R N1 N3 LwUwA, :ALG,Aw WS FOR - sE56cA,R,.?ut -- WALL TYPE NOTES: V 21 <. D. z9 T p F ED ._--- I Zs KEY PLAN — — — — — — �– /.r -- �� PARKING GARAGE - FIRST LEVEL ire, -1w IN ACCORDANCE WITH SECTION 106.1 OF CBG2010 "DESIGN LIVE LOADS SHALL BE CONSPICUOUSLY POSTED BY THE OWNER IN THAT PART OF EACH STORY IN WHICH THEY EXCEED 50PSF, USING DURABLE SIGNS. IT WILL BE UNLAWFUL TO REMOVE OR DEFACE SUCH NOTICES ". )AI WINSTON'S JEWELERS CIO VBAS PROPERTIES, INC. ROISIDNADAI omEVARn COSEA, CA 1162? f' $ 1001fnf OFOY GM'e Iquro Ell TIEB . 19 <9 US 12A7 Ii959i15]EY v.M\..MwAe Yrw4Aiu.win o C�NNNG�EJ �� P C MARINER'S POINTE W ETCOASEIIIGHNAYATWVER N NEVlMRT 9EACH, CA z W 03 -9.12 QIMTIAL AGENCY SUBMITTAL 06 -04-02 Q AGENCY REVISION 1 0721-12 Q BID SET OE -Ui 12 Q AGENCY REVISION 2 11 -07.12 QVALUE ENGINEENNG L TITLE GARAGE FIRST LEVEL o DATE i -1613 SCALE AS NOTED PROJECT NO, t01II-0OS APPROVED — SHEET A -101A FLOOR PLAN NOTES bSREET,CCA �PEA ST11� E AU, +,noRO,ECrcn.4EEaE,ACSAtrvOr..rtA ClFll z9 T p F ED ._--- I Zs KEY PLAN — — — — — — �– /.r -- �� PARKING GARAGE - FIRST LEVEL ire, -1w IN ACCORDANCE WITH SECTION 106.1 OF CBG2010 "DESIGN LIVE LOADS SHALL BE CONSPICUOUSLY POSTED BY THE OWNER IN THAT PART OF EACH STORY IN WHICH THEY EXCEED 50PSF, USING DURABLE SIGNS. IT WILL BE UNLAWFUL TO REMOVE OR DEFACE SUCH NOTICES ". )AI WINSTON'S JEWELERS CIO VBAS PROPERTIES, INC. ROISIDNADAI omEVARn COSEA, CA 1162? f' $ 1001fnf OFOY GM'e Iquro Ell TIEB . 19 <9 US 12A7 Ii959i15]EY v.M\..MwAe Yrw4Aiu.win o C�NNNG�EJ �� P C MARINER'S POINTE W ETCOASEIIIGHNAYATWVER N NEVlMRT 9EACH, CA z W 03 -9.12 QIMTIAL AGENCY SUBMITTAL 06 -04-02 Q AGENCY REVISION 1 0721-12 Q BID SET OE -Ui 12 Q AGENCY REVISION 2 11 -07.12 QVALUE ENGINEENNG L TITLE GARAGE FIRST LEVEL o DATE i -1613 SCALE AS NOTED PROJECT NO, t01II-0OS APPROVED — SHEET A -101A PARKING GARAGE - ROOF 119-• 1..0. Al ; I v I I AT., ",A SHEET KEYED NOTES SHEET KEYED NOTES SHEET KEYED NOTES A q LIT, yY-.A ,,RR CCIA .•Ass 4 AAC.AA .. j EAE wA. �mmC �, :. O A.. A. CVISSIC'� &a EC,,, AS a Q Q, I PASS _ AIR 0 EVDE CMOAEVEVE.LArARITION u CL TPLAEA-V A . „ RA „ Oi EEEVA,CA° REAnurvOAMEO6ELUx. O A x e A x,vxCxEw90 �____--------- Q- __, I - I :R.uE �— , RARE CARSIVnaLOw _I 11 tea.. :1.1EGTA A E°AAl w"ITS . A6 ' AS A3 CIRCA AS wC' ACC " o]: -ee.I. A:vECVKA,REANs. Q' w,CSeo .ATAwEO.uE..PeAL Q ACT IEC QRAS fir PARKING GARAGE - ROOF 119-• 1..0. Al ; I v I I AT., ",A SHEET KEYED NOTES w, �sEC A q LIT, q ,,RR CCIA .•Ass 4 AAC.AA .. j AALLCAe SEE SEnprv. I 1.1 SPARER IIAEL .P11YEA-1. A. Al. .1AISPESTAIR I All �_ I- j SPER A2 s,C,CA '° -I v �____--------- _____ __, I - I _I 11 tea.. A3 CIRCA R.— e fir o e A5 na 7--pr A.111 __, A6 6 ARAPAll .1-1 » ' VP AT e. CALE CALLE 2 -HR RATED WALLS a RREIATI —j L LA Io SEAT 82 L ALI - — --- - - - -�I 0,T AT - - - - - - � ATA- _ I IT s B3 I (J�i � w � STRAIT ERIC, AS NON WALLS ACIPEARIA SIR — — — -- N1 ::'" j T . _ -- _,— — . —_ _ _ —_ —_ _ —_ N3 LmRTARS OAAw.ws A wE ` 4 I I� J '� b rv,OM °, .Aa.� AS A mmAwE 1 PT A PARKING GARAGE - ROOF 119-• 1..0. Al ; I v I I AT., ",A SHEET KEYED NOTES w, �sEC , LIT, REVOCIT E"Dvi ,,RR CCIA .•Ass AAC.AA .. OPRECAST AALLCAe SEE SEnprv. 1.1 SPARER IIAEL .P11YEA-1. A. Al. .1AISPESTAIR ¢gym ®: 11. JiI L WALL TYPE GRAPHICS AD I E .e WALL TYPE TAGS �,��a'��E.E��EKA,w� ASE' $I ELECARDISATIVIPIRDERID A. A. EISISPISIT.AOSSILD STEELETT 17-11 °%wa IR- ll¢aERA A. TCS,ALCrvRALCxAxLwETx mu. 1 -HR MIN. RATED WALLS , LIT, REVOCIT E"Dvi DETAILS 1.1 SPARER IIAEL SPER A2 s,C,CA '° -I v A tea.. A3 CIRCA R.— A5 na AAASTT A.111 A6 6 ARAPAll .1-1 2 -HR RATED WALLS a RREIATI —A SEAT 82 "�E ALI REARACRIS 0,T AT ATA- B3 :41 STRAIT ERIC, NON WALLS ACIPEARIA SIR 'CARPEASR TRALAIVVIIV'A 'PICIS, 'Eaiu.:°a' N1 ::'" N2 ATtELATURD' '"' `s'EU.I+CI`- a'- w`ATICALL .AS—I Es N3 LmRTARS OAAw.ws WALL TYPE NOTES I, PERIPARIORIA"All, OP 1111.1 IAISAACI —1. E E ALA DE OF III SEII PAT. CAPS RICV[ ASIA VALAS ' Y E nNTT IVia ACT n ARCTIC ANY AT I T.CiTAS%HLxoEwA "L cu�'a°s�EACAT'w anEC'o. FLOOR PLAN NOTES All Rl- w,naPnCII.T.ry s[E aETAAA ASpwc o. 1N1 WINSTON'S JEWELERS CIO VBAS PROPERTIES, INC. insB PENPORT BOULEVARD COSTA, CA 92627 x C S10U IfA60P OU 99E .....,...... ••••••Q4 AR - k.E,6uAEIW ly.IP 'IS Ce P}651 1 919 }IS ]}]]F P19 115 ]}55 A..x. AosE.mavn�..vom o c�NN�G��vEV� Q C� 0 MARINER'S POINTE WEST COAST" DESIRE AT DOVER N xEVRORI AMR, CA .., 09L9 42 QINITTIAL AGENCY SUBMITTAL 06 -0E -12 0 AGENCY REVISION 1 W-2612 Q BID SET 09-01.12 Q AGENCY REVISION 2 12]-12 QVALUE ENGINEERING —IL TIRE GARAGE ROOF O DATE 1 -1619 SCALE AS NOTED PROJECT NO, 10112-ODS APPROVED P— SHEET A-1 04A w,n m°e. • ;;3".13 •�.r EXTERIOR FINISH SCHEDULE SHOWN AS TRUE ELEVATION MATERIAL/ ITEM — — — — � A usrtA oruwonrtx \EXIEKIOK ELEVATION - GARAGE SUUTH A Id'�1'd g ,u.wrcaAra.a�rt+ C r,EmEOwuwErt p a,or rrEn E wra. cAV.ewwowo.Frc. rE°E,AAu P .z.ccEFmw.cur n,r rAA1 G euunwneE,aeeE�rrnwu A z.. ry uu.wrrwr+w°naTE.�vRnax oECwuTrvE r,u�rEr,rarASlc.,Eo I( xopurrt ranwurAFUrc...T.. 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A'��w'rAne.rteervurna. a� IXI WINSTON'S JEWELERS CIO VBAS PROPERTIES, INC. InsaxEEwoRieouEVAxo cosigcA v]rn x C:J 6I061f v.OP046. • "�.m Aave.wn wrlr Irene Le P)rl 1 P.9115 ])511 F 141 P {P )IS ])56 wn.AWENaay�n,[AOm o coss'0G\���1 Q K r", MARINER'S POINTE NFaiMASTNCdry/NVATOOVER L]7 NENRNi RFACII, LR C w 034412 QINTWLAGENCY SUBMITTAL 050412A A( A'CYREVISION 1 07- &12 Q BIG SET 11dI -12 QVALUE ENGINEEWNG 0 TITLE EXTERIOR ELEVATIONS 0 DATE 1.1&13 SCALE AS NOTED PROJECT NO, lonl -005 APPROVED SKEET A A -201 SHEET KEYED NOTES O. <as.4..4E ata4P.m,er O5a9Wy0.M�t 4KYUit.4.tIXMRf.4Y.9r OM3UK4Er¢r Miaiwri WiMUrvi &[Ft T � O uir:KUS4EnM 4[r M`�m 1uPi ��r tlWY IF O ,�g ° O 1Eravir<4.wtua [¢wu¢ .. O wr2 uRErou(m:t4iwxr@Ea�wnVxa Ossclpc a.wra.[w[ua[[tw.smxu / //. g rt+ldl.s[: cSV.hmmas x.:KV qw I I I I I 1/'��% / %� %F %� Kx - .aP4t:. W44E <rviniuxx.. O ag�u:W 4Ewv, tl3:b MvnmE. lEl D SECTION - GARAGE �BUILOING SECTION - RETAIL 2 110' =I'�0' L 5N1 WINSTON'S JEWELERS CIO VBAS PROPERTIES, INC. 11750 NE .R1000LEVAPD COSIA,CP 9101 SI OUI EM1f0A 0U EnY RO.V.vo:Senk 5uu1W i 9 <9115 126TH F 9e9 7,5 ]}$ wmv.a <rdsruONrcum o ajFO? �oN Go NNG��J�E� Q�pN MARINER'S POINTE VGSi COAST 01GM MY Ai 00VER CD NE.Sl 0EAC0, CA Z 0049-12 QINITIAL AGENCY SUBMITTAL 0644.12 0 AGENCY REVISION 1 072 12 Q BID SET 11-0I -12 QVALOE ENGINEERING - -0 0 -0 iRIE BUILDING SECTIONS 0 DATE t -1fi-13 SCALE AS NOTED PROJECT NO, 10112-005 APPROVED [— SHEET A A -304 1 " -D `I-VT 0,1-QUI BB- ER KATI 9;:EL 711RDLE,.L THV —Al SU!+s S:.EL IR— All"t. i r. 1 1 1 1. VVINS I UN 'S Jt W tLttiS C/O VBAS PROPERTIES, INC. 17MB NENPoRT BOULEVARD GOST0. CA 92EC C' SIGUIf Jfi O¢OUG X: <EBMe VWe \VeY.SMe i W TIT, 11111 Is 32 1 i 919 ITS 5251E 9a9 i15 J2M vxw.v e,meu9N¢.wm P 91 0 MARINER'S POINTE YIESicoAS9lvcre IAT.UN W NEVR ET BEACx, CA Z W 0349 -12 QINITIAL AGENCY SUBMITTAL 0 07-20.12 Q BIB SET , u4LR VALUE ENGINEERING A 0 -A TITLE WALL SECTIONS GARAGE O DATE 1 -16-13 SCALE AS NOTED PROJECT NO. 10111405 SHEET 1 WALL SECTION WALL SECTION 3 WALL SECTION A -306A J .La VJ 101 1 .I �DVAVRVEAI TUBE A. 1. EIRE.x "ETERAV,O �EOCw•4oc[ a¢¢nwua[muafi —I— ev,,c III EnINA\ELEV.TA �L Bid DIE TREATED.. .1. 1 " -D `I-VT 0,1-QUI BB- ER KATI 9;:EL 711RDLE,.L THV —Al SU!+s S:.EL IR— All"t. i r. 1 1 1 1. VVINS I UN 'S Jt W tLttiS C/O VBAS PROPERTIES, INC. 17MB NENPoRT BOULEVARD GOST0. CA 92EC C' SIGUIf Jfi O¢OUG X: <EBMe VWe \VeY.SMe i W TIT, 11111 Is 32 1 i 919 ITS 5251E 9a9 i15 J2M vxw.v e,meu9N¢.wm P 91 0 MARINER'S POINTE YIESicoAS9lvcre IAT.UN W NEVR ET BEACx, CA Z W 0349 -12 QINITIAL AGENCY SUBMITTAL 0 07-20.12 Q BIB SET , u4LR VALUE ENGINEERING A 0 -A TITLE WALL SECTIONS GARAGE O DATE 1 -16-13 SCALE AS NOTED PROJECT NO. 10111405 SHEET 1 WALL SECTION WALL SECTION 3 WALL SECTION A -306A J .La VJ 101 102 Attachment No. PC 8 Colored Renderings of Proposed Revisions 103 104 December 8, 2012 Mariner's Pointe West Coast Highway at Dover Newport Beach, CA WINSTON'S JEWELERS c/o VBAS Properties, Inc 18582 Beach Boulevard, Suite 226 Huntington Beach, CA 92648 S T 0 U T E N B 0 R 0 U G H A r c h i t e c t s a n d P l a n n e r s 420 Alla Vista Way, Suite 100, Laguna :L6Lq�, (0 92451 T 949 715 3257 F 949 715 3154 ww w.st aulen oroughinr. [om NORTH South Elevation 0' 120' January 16, 2013 40' 60' 80' Mariner's Pointe West Coast Highway at Dover Newport Beach, CA WINSTON'S JEWELERS coo VBAS Properties, Inc 18582 Beach Boulevard, Suite 226 Huntington Beach, CA 92648 S T 0 U T E N B 0 R 0 U G H A r c h i t e c t s a n d P l a n n e r s 420 A I I a Vista Way, Suite 100, L a g u n a�B era aJi, (a 92651 T 949 715 3257 1 F 949 715 3256 1 wew.s rau9F in,.rom Attachment No. PC 9 June 7, 2012 Final Approved Landscaping Plan 1 O7 102 09 LANDSCAPE ARCHITECTURAL DRAWINGS for sv.a riwvn NG <onnoyloN MARINER'S POI NTE IN6w .1NOTTREVE WEST COAST HIGHWAY. at DOVER "°"_ nGErvO FEE TORE NEWPORT BEACH, CA SPECIFIC PLAN NOTES CLIENT: OWNER: RIDGEWAYETTELOPMENT PROPERTIES 3801PORTBTTEAVEA 1858 NEWPORTB 92 92661 HUNTIEACHBOULEVARD GTON BEACH,CA till CONTlTO 92648 CONTACT: TOD RIDGEWAY 92648 MJSDesign Group_ PROJECT PLAN APPROVED BY SITE PLAN REVIEW #2009 03 ( - - '.� ,' / ✓��]II Iy ri LBnUSmPB A¢M1letlme OWNER �,� ID— t� _� — — �j, �. „�•, GENERAL NOTES: -” ' coNTR. craxsxu. NEwrc .+EwnENSONS.wo<Oxomoxs.wonro THCnuroEwxsiRUrnoN CONIMRORynwILxOTttMEOV.'xER1 RErRRx161rvf aEµrOrtCREVµpEi tweEE EORw.OwwaEncuuE000wnCGOxtrwcnox MDR ro corvsrvun Oxµn wnueExElO -1 /' . 11 } ' -I �� A j �I -' ! d I .1 u J _�I 'w 1 1'�- 1 1 /. I '.i ce ` i' a ' ( 3 J✓ CNIL ENGINEER ELECTRICAL ENGINEER THE Full COMPANY EAST xow,en j911ci�9N r..iwalerswl� MMwbrv'x+rwm wHnu>usouuronr rxsso ESUroRrswu sUR0.EEOE THE RI<pwENOnnaxsµlT DETAILS S"oMa ON THESE TOM Neo YEOEUMtMi. I -� �f>t. ,� ,0 �_ v - i3r `-. 1 i - ¢ � - E � 1 1 ' '-+ 1 - SURINTE 290CIRCLE 19M LA PAUMMAV.S 1900 EAST LA PALMAAVE. SUITE 200 gNgHEIM, C492005 O <„ TH E utr.wiOV OF UEEErro Nwum ON WE UiWnox - , ,1''fpu '> ' - D I IRVINBCA926I4 PH 719.774.1763 ]I4]A69 0 PH: 949.253.3479 HTDID: r u -TE'wwcco Niu E REO SCanunoxt EDRACErTEO nwous .1 1. AHOwouw _ _ . CONTACT: GLEN GWATNEY CONTACT: TOM RUZINA ":°; °w o° ° m m o D TD , ODOWERUk — JIB' '� -- iI� , �``llt� ARCHITECT: STOUENBOROUGH INC. MARINE1. RS POINTE -INFE xnxm....."Navmoancu o a<.uoo on�c o Eu�vsW�riwrTM�NOr uyroN SEnm TMx E �E IRTO rf w o <rrhsuE'Hxon wnowias EEw 1 1 1� oty t� - -` `\ rye^ N /e° fi`I, I _ eue I `' /� R - -S 420 ALTAVISTAWAY. SURE 100 LAGUNA BEACH. CA 92651 PH: 949.]15.325] CONTACT: SEAN MEEHgN /RYAN DAMS WEST COST HIGHWAY TS nrwuro nEwreNEn eur cE DnEmwro Ersw rcwsucxcorvonovt EneNOnE Unox. ,," -1 y I J { � \�y\ t 1 - - - -I' AT DOVER s.uECVnrE roann wxocume.ro lwrveExi unESSHrT REnur rwn. I `� �'� I O' STRDCTURAL ENGINEER: NEWPORT BEACH, CA ONnu DRETEE pxµOwnNEnipry OEHM 'MWErtEntsHWlBEVEnsIO<^<WESµOµ _ 1�ILLL q LI - TILDEN ENGINEERING 26501 R ANCHO PARKWAY `ODkNOOFENOM urcv+rwxiEE,wwuwroxnouE.+u + rcwoo rwnowHERS ®�'_ ' -�JJ� _ _ _,�� P9 J _ I_ ` I I - v SUITEOR LAKE FOREST, CA 12 nsx.0 RE USroxs altwRwEEOUarEnENrouwNCTHEwxirACroxs I _ -= -: �- P,Y 93610 PN.9g9.921.01M E ErW00. Dtu.E<o.,TreRGR yTO E :3 THE ENSURE TnwT UU-wiGry OwN HOVA%=T µO iHE.l.xmry . NnEED$0TNTTHEn„ENEyHONN Fou.eEACCDn.DDTD. ' - - �, �/� Ml -' _ ST IGH •' '(- ��- ! COA H e�f1 CONTACT: Feet DINAR! .. E ART CDNCR£TE wore snowx ON lxEyE Ill unet w000sDNG ON WATENCS.wn.0 ) ST + �'�" -- \N M.E.P.: <uExs: DALVNaIEE D MITRE EVSx NO TO moTECT WOOD SDNG. ,tf , � �: ��- _. - -' -- IDS GROUP Inc. HSTHECOmuerovsHUEVEwwuLnEUUUnENnu +DSHUEEEUSronuuewRTn [ vROe[n _ - I PETERS CANYON V.B.A.S. NSTAUADOMREEERENCEO xTHErinrnnxOV[axuTONS. er.TCONSixU<FORNOTHEEnxc THE DEP Or OETMED EACRTHE�DSwE.R<„nE<St BEME CEDAT,.,E<Ni.61I % -=- - -..-- RD #140 ExvENSEwrtHA«ErrAnIECOxncucnON. -_ " -....� IRVINE. CA PROPERTIES Inc. _ 949.387.850 I—EFTEN Ta THRI—IRSREVU[xrnTIVE, - CONTACT: MATT wgLLER 18581 BEACH BOULEVARD HUNTINGTON BEACH,CA 92648 MAINTENANCE RESPONSIBILT' NOTE: OWNER WILL BE RESPONSIBLE to MAINTAIN ALL LANDSCAPE AREAS wither THE LIMIT DI WORK SHOWN On THESE PLAINS. KEY MAP scsEP NT.s. ® CONSULTANTS UNDERGROUND SERVICE ALERT C9LL TOLL FREE: 1800.922 -9133 TWO WORKING DAYS BEFORE YOU DIGIL/ "p_ ABBREVIATIONS ARO, LT.I TITLE SHEET HORNED w,l ^n<*'EH .") LCI LANDSCAPE CONSTRUCTION PLAN n wms L-R - E.RCHnEm LC2 CONSTRUCTION NOTES and FINISH SCHEDULE a Gi. m o>uM MT. R."" LC.3 thru LC.4 LANDSCAPE CONSTRUCTION DETAILS " '°' "1j "n ONET NRxuxn or, oorE ca.EE° Do LCS LANDSCAPE CONSTRUCTION SPECIFICATIONS it .F EETRERETEDT D.R. OFFEMOOTED :ll .e� ;ED U.I LANDSCAPE IRRIGATION PLANS / ueDST 1. 7012 D. DERHORMEN ro EDDIO LL2 IRRIGATION LEGEND, NOTES and CALCULATIONS / " " NTITLE Ek ERE T 3 RAR TONE 'score wE fOS. .all so. =Ful ED vu TO "cure U.3 IRRIGATION DETAILS LL4 IRRIGATION SPECIFICATIONS PROJECT LOCATION w / CITYOF NEWPORT BEACH t TO Ta h LP.I TREE, VINE and TURF PLANS PLANNING DEPARTMENT of PTO E "E", LP.2 SHRUB PLANS 3300 NEWPORT BLVD. BUILDING'C' SHEET HG, r,�n<u torcrol R, H.T. LP.3 PARKING GARAGE PLANTING PLAN / NEWPORT BEACH, CA 92663 „GNMEN ww.N LPA PLANTING DETAILS PH: 949.644.3200 wE�EOw+RSnew LP.S PLANTING SPECIFICATIONS �P FAX: 949.644.3229 N.,„x„ NOTES: THREE LT.1 TTW Co"n[HK[nFxrrcuttrm0.v. WxT is mEAmHmorvwE ryi raccovrrRwDMAMiAoDUGR NOT TO SGIE "n Yen NOTES SHEET INDEX VICINITY MAP GOVERNING AGENCIES PERMIT/CONSTRUCTION 09 �EXTENTS I RBOWOOO HEMEP w / a E %6TNG C : PETAINING WELL ✓. • /� EE 11 12v / SEp� N J R' U. {� Mn vN4L I'MAP MoBY } ALIGN CENTERLINE of PLANTER �POCN -NI-bb CENTERUNEOI ALIGN CUR $EEETRUCTURAL LI LLLJ.S11 -1+- ImILDINGDEPARTeENT ARCXITECTUPAL RECESS. MP.) _. EQ. NVx ENGINEERFLANS IO[ LIMIT$ eI RECESSED , C���1 -I �JJ.++L " FACE OF PILSTER F FACE OF WALL MIN. CONCRETE SLAB �Y1T,'t'1 '-IYY - A�NG,- APEnIECT. - DwooD CUTA$PWJ.iI vU.SXEET e POCRET.INST Me REDWOOD PLANTING AREA R- O TTP. TINCAL `.. _.. HEADER, HEADER, EEE DEI'NU 0' / CAULKED EXPANSI ON JOINT (To NATCHPAVINGj POINT-OF- BEGINNING FIELD VFGFY ALL UTILITY 10—ONI -011. CONSTRUCTION. EE _ i i'E r y —`_., - t. .1 11111 II saM4E• -.i HEADER �Inm E%6TONG T" - PDNCENTBUILDING 'i j II j vanvw fU-m SEp� N J R' U. {� Mn vN4L I'MAP MoBY °Q ALIGN CUR CLEAR CL ImILDINGDEPARTeENT Pm EQ. NVx FACE OF CM FO. P. FACE OF PILSTER a FACE OF WALL MIN. tun, m r_. A�NG,- APEnIECT. PA. PLANTING AREA R- IUDIUSEQVPIS TTP. M a > tI _ a �o L G, My t F 1 i" �I J 1- -.BFI - ._ w_ s.,- -,:- F, -•n�F: t- r'-'t� F` �J ,:, w-�rT _ r. .+- , 1` " 1 l _. PERMIT ♦VVT � E and LIGHTING WATER FEgiORE ana LIGHTING RROUIREDFIO ENT O - CITY of NEWPORT BEACH ENCROAHMENT PERMIT NOTE: \`a `- O TMe[WarMSOP Fm Pe P -n reoreek Demme- e. Fret be tvuNblie P me O • - _ � �+_ + �_ � PAVING�n0.0.W � � �- AY CI IPUbI" W rktO pa p f YolrM eirtnBPUbI'e L REQUIREDm.ENH.Nceo ._ -IJ T COAST w= mexa ayn baa,x>sea �e.,[ox[,.[eaae wR �m.�a 1 -' f -• \ _ -� -'� W ES a'faer on .1 me PUbla Weha lnr of Ne rePYrwoM alulwl �bemWe ar rb yea I / a - ENCROACHMENT PERMIT - - -` I-I I G N W t, I LEGEND: UTRE ALIGN CUR CLEAR CL CENTERLINE Pm EQ. F.O.C. FACE OF CM FO. P. FACE OF PILSTER a FACE OF WALL MIN. MINIMUM MVL tJ I PA. PLANTING AREA R- IUDIUSEQVPIS TTP. TINCAL lO.l / a > tI _ a �o L G, My t F 1 i" �I J 1- -.BFI - ._ w_ s.,- -,:- F, -•n�F: t- r'-'t� F` �J ,:, w-�rT _ r. .+- , 1` " 1 l _. PERMIT ♦VVT � E and LIGHTING WATER FEgiORE ana LIGHTING RROUIREDFIO ENT O - CITY of NEWPORT BEACH ENCROAHMENT PERMIT NOTE: \`a `- O TMe[WarMSOP Fm Pe P -n reoreek Demme- e. Fret be tvuNblie P me O • - _ � �+_ + �_ � PAVING�n0.0.W � � �- AY CI IPUbI" W rktO pa p f YolrM eirtnBPUbI'e L REQUIREDm.ENH.Nceo ._ -IJ T COAST w= mexa ayn baa,x>sea �e.,[ox[,.[eaae wR �m.�a 1 -' f -• \ _ -� -'� W ES a'faer on .1 me PUbla Weha lnr of Ne rePYrwoM alulwl �bemWe ar rb yea I / a - ENCROACHMENT PERMIT - - -` I-I I G N W t, I LEGEND: ALIGN CUR CLEAR CL CENTERLINE EQ. EQ. F.O.C. FACE OF CM FO. P. FACE OF PILSTER F.O.W. FACE OF WALL MIN. MINIMUM MVL MAXIMUM PA. PLANTING AREA R- IUDIUSEQVPIS TTP. TINCAL lO.l CONSTRUCTION CALLOUF CAULKED EXPANSI ON JOINT (To NATCHPAVINGj POINT-OF- BEGINNING FIELD VFGFY ALL UTILITY 10—ONI -011. CONSTRUCTION. ---. e,M,I E)H - — NI. o,wxUr��,n [r,.,x�xle ©ux[nowrt ercm[[xpx,{a o Co—f oo—IL —LI .Y„ QIn xcucnwl[ ausnartru r[nfm.[xpx[Fn Ol- ROEnuE, gwn[xcw[[v Al( CONSTRUCTION CALLOUTS: I ImlUeCQmGC0NCRMWHOAkRP—o,m IT L73 p;xlE j— a ILA ofarruow -1-11K TQ!nRW VN O Iu i- I1161.11 WINCY.111.1,11 MJSDesign Group_ L,mdSN .Artnlmcwre .- x A. . .yeyrewcm+• MARINER'S POINTE WEST COAST HIGHWAY AT DOVER NEWPORT BEACH, CA V.B.A.S. PROPERTIES Inc. 18582 BEACH BOULEVARD HUNTINGTON BEACH,CA 91648 0— I .—, nn LANDSCAPE CONSTRUCTION OI Al,. I Lc.i CONSTRUCTION NOTES I. COMMROR SFMLLYE 11.1OINE GGG AND COIaOIDONS P.OA TO ME ETAaT OE NECESSNY REVISIONS OUR TO PUWRETO DAY SUCH NGUUCAUONS. I.M' LOCATION OF FEATURES TO BE CON STRURFD. NOT SPEOOCAiLY DIMENSIONED MAY BE DETERMINED BY SURNI VENFT ALL SUCH CONOTON S NIM OWNERS REPRESSES M. S. ALL CUM TOCURVE AND CURVE.TO .TANDEM UNES SHALL BE MORE TAN, SITEC JO UNIFORM. E. CONTRACTOR SMALL COORDINATE THE INSTALLATION OF All SLEEVES µ I NCXCV TON THBRA AT, PLWSWDNPANNGCONTMROR LANDS. ARCHITERPAOR TO U.N. PO. ICO MLACTOR SMALLNCTIGY LANOTCAPE MCNDFRA MINIMUM OF AB HOURS MORE TO TIME I NSPECDONI I. PAVER SHALL BE CULLUANO FREE FROM FOREIGN MATERIALS BEFORE INSTALLATION 3.INSTRUATION SHOULD START FROM A CORNER OR MAGNET EDGE AND PROCEEDFORWAAD OVER THE UNDISTURBED SAND LAYING COURSE. 3. PAVING WORK SHALL BE PLUMB, U I AND TRUE TO SANE GAME: SHALL BE INSTALLED PROPERLY. COINCIDE AND ALIGN, WITH ADJACENT WORRANO ELEVATIONS. 4. PAY NG STONES SHOULD BE INSTALLED HAND TIGHT ON TIME UNDIMMED SAND LAYING COURSE. SIRING LINES SHOULD BE LEGO TO HOLD PATTERN UNES TRUE, 5, GIVES BETWEEN THE EDGE OF THE PAVER SURFACE SXNA BE FILLED WITH STANDARD PAVERS OR WITH PAVERS CUT TO FIT. CUFF PAVERS SHOULD BE NO SMAyIERTMN ONE THIRD THE SIZE OF FULL PAVERS, CARE SHOULD BE TAKEN WHEN ESTABLISHING ME SAYING PATTERN TO INSURE THAT LESS MAN ONE THIRD PAVERS ARE MINIMIZED, 6. PAVERS ME SET IMO ME SANG LAYING COURSE BY ROLLER OR PLATE VIBRATOR CAPABLE OF 3.BW TO 5,0W COMPACTION ' ORCE. MERTON SHALL BE CONUUCLED IN CROSSING PAMS UNTIL THE PAVEMENT SURFACE IE SMOOTH AND REQUIRED ELEVATION IS ACHIEVED. GARS BETWEEN PAVERS SHOULD AT THIS POINT SHOULD BE FILLEO TO ABOUT TWO THIRDS OF ME PAVERS FULL HEIGHT. GREG BETWEEN EDGES SHOO LO OE NO MORE THAN 3 /16' .ICE AFTER VIBRATION. GAPS GREATER THAN 31le SUGGEST THAT LEESTHAN" TRMRORYI NTERLOCR WILL BE ACHIEVED. PAVERS WITHIN THREE FEET OF UN ERSTIWNFD EDGES MUST NOT BE COMPACTED. PAVERSTO ME HEIGHT OF THE JOINT BEVEL SURPLUS SAND SHOULD BE SWEPT FROM THE PAVEMI SURFACE AND DISPOSED OF. G THE COMPLETEO PAVING SFONE INSEALLATION SHOULDBE WASHED DOWN AND CLEANED TO LIST OF INSPECTIONS :NECOMMCTORFIYILCONTMiiXEOwnERi M TEST NEENE FB HOURSINAWN:CEOF,AND COORDINAFEiNFFg10wFNGINSPERIDMIBUi NOi HERDED T011 I. PREiOBCONFERENtE. R. LAYOUT OF PAVING BVI E LAYOUT DP WALLS NJD ;.POINT OF CONN F LTONS B BAGAI D.11ME NTIDN OENCES c TRENCHING FOR PIPES F. ELERRICLL CONN ELTOM ;.CONTROL WINES CO SA% T.AT0EUV VOSNLPLANTMATEWASTOTHESITE B.w ENLREESANDSHRUMS SPA MFORPIANEWGBUTBEFOREHOLESgRFE %uVATED 10. ATFINALINSPECTION. 1. THE CONTRACTOR SHALL WORRY WITH PROJECT STRUCTURAL SOILS ENGINEER THE NEED FOR FEINFORCING. GAP M,STEA.AIS PRESANMTION, ROD OTHER REQUIREMENTS FOR PAVING AREAS. 2,A L CONCBt E PAVNG SERIONSSNAEIBEA. NIMUMOF I W FNICRUNLEUCTNERMSE NOTED. 1. PAVINGANDCONCRETECOMMCTO0.S JSWLLLCOOPOINA HMN Mw1FHEUMCWI.D0. NUKE CON@AROR MDIMIGATION CONFMRORFORSLEEV WB.PIMNG, AND CONOUITUNDERALLPAVINGAS REQUIRED, A. THE CONTRACTOR SWOT III FINISH GRADE DT INCH BELOW FINISH SUPSACE. S. ME CONTRACTOR SHALL. SUCPE ALL FINISH SURFACE APFAS A MINIMUM OF ONE PERCENT. STEED NOTED OTHERWISE. 6. PY wµRS SF W t HgVE [ROSE FALL CF ON E PERCENT MI Nlry V M. F.FOUR TO FINISH SCHEDULE FOR CONCRETE FINISH. BALL. INTEMECTONSSHLLLBERBDEGPFESUNLESSNORDOME E. 9.ALLPApugi WpI:LIMENERIONSSHALLBE ld'UNLFS.t NOTEDOTXE0.WISE l�FUMDEPTHE NSIONJOLNR TOSESPACEDATM MUM2UDC..SCOREUNESTO6EI IMUM10 OC. I. ALL FORMS AND NJ GN M FM OF MINT SMALL BE INSPECTED AN D CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT A MEN N MUM OF Ae HOES M PRIOR TO INSPECTION. 12 PE FER TO PRECEt GWING PUN FCR DNGH GRADES AND DM NAGS. FOUNTAIN NOTES iHEFORNTAIN KREH4LBE INSTALLED IN CONFORMANCE WITH GOYFRNWG CODES AND ORDINANCES, ANN MANUFACTURERS SPECINCOTIONS AND INSTRUCTIONS. n. MR coNTRAROa sNqu vxonDE owN EwOEW ELOVEa a a Hoa wim Au s =,ancE vIwDNS. uTNacs. SIEEVINGMID3ERVICE PPWISIONE LANDSCAPE CONSTRUCTION NOTES I FINISH SCHEDULE MUSERCH AM- Z211801.12 IMINCYFU TOM IS MJSDesign Group., LEEKS., AUIROURU10 .1 SEMSE, IMERATME, �F....N. FRJSR'J 'STUN GAGETCH MARINER'S POINTE WEST COAST HIGHWAY AT DOVER NEWPORT BEACH, CA CUEw: V.B.A.S. PROPERTIES Inc. 18582 BEACH BOULEVARD HUNTINGTON SEACH,CA 92648 Swilp: 0 —Sy US CONSTRUCTION NOTES and FINISH SCHEDULE LICE C 1 111L.- RAmplip t ' fYl 'A� ( � I ]1' S9• f _ _ S 2I l $ERVICELrvE - .__BYOTXE0.5 - S I L /t li_ r ,IrF wnA }I n.wn.. s o.- 5... -. .+ cam. to nn .. wlTL carol .... R m i tic og"`v' fAr r F K L 3 BB �CCC,,,i r:r - R _ » ITT '-,. f .ff 1 rs dF'' _ A �-- INSTALL RNI GATION M4NU P _ _ _ - / i^AONCENT PUNTING AAFA A6 6ry) 1 L - :> ? •� �' _ - '- \_ c. -��U MIN PACR OI WALKS O N- LEn in51DEWALKW GRAPHIC CLARET( ONLY. RYR) POINT OF CONNECTION NOTE Y ,- „INSTALL IRRIGATION BACRFLOW PREVENTER MASTER VALVE .' •- HIGHWA vtl FLOW SENSOR', ADJACENT PLANTING AAFA ) _ "" THE BACKFLOVIDEVICE „EPNY OTHERAPPURTENANCE WEST COAS ARE TO BE SCREENED mrM1 PUNT MATERW. DEDICATED LANDSCAPE METER i ) IRRIGATION LEGEND SEE CI IL ENGINEERING PWJS I,r LOCATON - SYMBOI/NOIIIF GP.M /N032LE IQIX I F I MANUF. I YODELNO. /OESCRIPIION I PSI I Q I N I F I BAD IRRIGATION SPRAY HEADS d tlb0 9BO IRRIGATION BU BBLER HEADS ,o osP 0 wwgno. R-ol....- lRo x v IRRIGATION UTILITIES ❑M wvrtn Rine r oici n[, T[..... AamEU. �( EE co eEiv xFrgosuaESevumv wv, cwROZnervx.r.xnwc.aK.. "car. tolL Q a.xww tout hoot ,eauvluv,uve..<.IOCVxewSEew�. mrMM vASFwE5.vu5ncwounw,R, EaFnu[RnOiE COxmIXVUn ry¢E K[rgrvvovvrwn', rOt xerw r narv,w.BlIto s IRRIGATION CONTROL LER wxu.O w..TETM.w.O ..,a rrnsR.e,w. �owE eww,�D 0M0y AORoIRLFI `A t -o —MN,:.�,u,b., SUBSURFACE IRRIGATION ® wx.r„O ,.v n. RM.. Rwaca, lti .Ol.L.K..'.I.n...PUS,uueNr.ro4 NOWIlolRU o- - "c MEi ".c E1— R - -I- - xEVnry N w.wr FO, caw x x IX Nxo.woxN.,. ",O.rx4 At —l.eo wzw.,lEw..R,sT..e "el oFa uOP.0 O,uoElOx. "Kwon OF' EX` r..,L S".::; �o': a„ °"EOVS< "wowsmuwl.E,n..ERn.Ke.un w - 1IRB::'ue�.Fw °r,'•x•` JROF.. B W Nknvuax `.RE.Es :eEnotu XUxFC. uran.KwwnR.s,KZ...,.sRxO�>RE O',.ErnOw Q �� OriwF E.cnwvcOwwErnN.000tox MK,FOro. wi.�4�MTKt PUUFi 4 wxwECFw „ENEF.,I..TOA „Ea.UN "EUEM:E' I.I`.o,,:REE EuWeEOR NttOUwMT'.4'w BRUIREWm[MR K KNIFw„rtCRFic ORR. 'caw Rwi.W,uLUnvnNUn CITY of NEWPORT BEACH MUNICIPAL CODE 14.17- WATER ORDINANCE NOTE THE IRRIGATION SYSTEM WAS DESIGNED to MEET THE REQUIREMENTS of THE CITY of NEWPORT BEACH MUNICIPAL CODE 14.17 WATER EFFICIENT LANDSCAPE ORDINANCE. IRRIGATION PIPING — ""`P"O"E RURERLAI IRRIC.� II- 11ILI.1 ..r.+cx ".wEniwL..EO...Exto anOw .• 1-101 1.olloot .1iFow]6w.LFxu,E[wi vroewx Ewe.RE eElow4wONI- VALVE KEY: TECHLINE SUPPLY /EXHAUST LATERAL PIPE SIZING: VALVE NVMB6R 1.11B P,PG512E / GPM // Z7 SGUW 3ECUUrvEwBwGa:.- a1. A�9 3 I) B r. SOFU VAL.'OR Ron n' G ., ++r PNc REFERENCE NOTES: FOR GENERAL IRRIGATION NOTES 8 CALCULATIONS SEE SHEET U.2 FOR ESTIMATED WATER USE d SCHEDULE SEE SHEET U.2 FOR IRRIGATION DETAILS SEE SHEETS LI.3 FOR IRRIGATION SPECIFICATIONS SEE SHEET LIA 1 I ❑ 1 L II w O / I / 1 I N, a ✓ 1 MJSDesign Group.. Lemstapo Artnnanuro MARINER'S POINTE WEST COAST HIGHWAY AT DOVER NEWPORT BEACH, CA H.A.S. PROPERTIES Inc. 18582 BEACH BOULEVARD HUNTINGTON BEACH,CA 92648 UGUST I.I nRl.: LANDSCAPE IRRIGATION PLAN IT -ED USE'AREAiCINE of SIGHT) NOTE - f H I G H NN A Y REE BRANCHES lLI BE TRIMMED TO B' O BE MOVE MAIN FINISH AT 24- WEST COAST HRUBS WITHIN LIMITED USE AREA TO BE MAINTAINED AT EI' NT. -" - NUM POT and PLANT SCHEDULE LANDSCAPE MAINTENANCE NOTE: I STREET TREE REQUIREMENT ALL UNDSCIFANG TO BE MAIMNNED BY PROPERTY CORNEA N I PLANTER IRRIGATION NOTE; MAXIMUM. wE.nFRwn o ESHEx , mNG�PO EB,SGHLWL.IGPPER WL..RNHG. • ALL POTS TO RECEIVE SELF WATENNG SYSTEM CVn CLSSICR (PLAMERTECHNOLOGY WEST COAST HIGHWAY FRONTAGE: C". EA OLNEP E (AVNLTHRU.TOURNESOL)OR EQUAL. SEESELF- IRRIGATON SYSTEM DETAILS SHEET W.3) .IB- � 3 8PALMS REQUIPEO FO0.PWJTINGOETAI6 III SHEFT LP.. _ mFBGGUMa _ mBBB l REv IS PAINTS PROVIDED FO0.PWJTING SPECIFICATIONS SEE SHEET UPS . u " "`"Ow OF". ' ova ONAREDABI NOURISH ' CLOR GANINTIED ROUxn A QNCKC�F BPAd Oi I INESPOPPERE R aw HwN NFwCFW aW EPIUn '., EAGGEROULDME _T^ 09NN FOR UNNETATRUNIG QUANTITIES NOTE: Mw.CfaR TD Doti, THAT YNE DDADOOFS ON LEGEND ADD MOUNT DEATUDIAGE HAVE TDO OR QUICK REIEBE`CF OxE IS RELOMMENNED ITIAT THE CONTRACTOR NOT FOY ON ITT E QUZMF NATUSERL CONDE AT no DOE OF QUANERIEE AND EPEE SHOULD MOULD BE EROU6 rT TO ENE rHnEOATE ATTEMroN OF INE TREE ROOT BARRIER NOTE: . 'a. DNNS MUBUwaAnNE`TBAwWuBBODIG'GRACTOREAScVS HCE EG wTHD w(ttI _U, BOAT0. DORD DRUM. Fi NALL BE rMiµLED AT EN AO UZE RRA OIL BKNERENUI BE �EGTNOFTIOLDNA .I)MTHEME TREE PLACEMENT NOTE: AT OureAU DRATxuNES 1n HE ATUnoN DFTREFs AND :ONC PARTABORo EN TTYANDU.PE ARENTECT O AND CONFYCT MTH C n TREE STAKING NOTE: ALL aNDDrtµtW MNSE TO BE ETAFE °MTN„ )IDL.,N DERMANIZED METAL DEBTS ENwnFD. PAM AGRONOMIC SOILS REPORT NOTE: BE rNBLE FORDETAw TART Of AGBOxOniI BOB TEnSAVD NDADLAI FuTERw. RIB REPORT AND EOL He LOCATTERNS OF YOUR O BUDGET COAST NGAAAYAN SFEOFKATONS, WHJCHSHATLSUPEEREGFTHOEEANMNTRESPECOIFrGT ,. tlI 5 CONERACTORUPI REPANATALLGROVDRITARES .TAGtABOTR DDIBECTATL WATER TO OUTGAID INICH IN AS TO PSURBAT STANDING NATII ED F NN GCONTRACTOR 05RE CONTRA SHALL HUNG. N ALIPUNIFD ARDA FOR A VERgD OF AT GAnMER STAN O F rvuMUANDE' RE TEND. b 00IO TGR DEALT GUAWexE E SxPUBS FOR a R ONES AN DME NATERV1 FOR 12 o SEARS, lxsrI AA CT SHARE. . NPRO UHEM PY FUND 11.1 P¢ PRIOR TO NR— FEE FAI OLDER NEAT IToABOURBOODBBADFSTBGRG� NO UNN, Wss BE vNNTED TUDOR TOAD S•TO FANNG OR ED PORN DING WATER UNU.0 DI BEAGN DBY TO E U NGODDE AAOMUD7T. F DELAY v�lm WT�B NE PGVNTE D YAHEH NUPE GWwD1 ANTE OEPADDLY CONNR In SMILBA EORTYPE STMEBEPLANED D THAT Anu @FAR A- -OGETROU Dx TO NARIT H OLD PLANTED IN VNOSCME AREAS OF Vll THAN S'IN MOTH HALL BE IN.D TOHOD CATTM 5T° a BBDOOwN oOITERw NDon DOET -1TEv HA E1 ..'INFACrDAro AI DE. DR LIMITED USE AREA LINE of SIGH NOTE: LANDSCAPE MAINTENANCE NOTE: I STREET TREE REQUIREMENT ALL UNDSCIFANG TO BE MAIMNNED BY PROPERTY CORNEA N I PLANTER IRRIGATION NOTE; MAXIMUM. PER MARINERS POINTE SPECIFIC PLANREQUIREMENTS RSM • ALL POTS TO RECEIVE SELF WATENNG SYSTEM CVn CLSSICR (PLAMERTECHNOLOGY WEST COAST HIGHWAY FRONTAGE: E3 LP. REFERENCE NOTES: (AVNLTHRU.TOURNESOL)OR EQUAL. SEESELF- IRRIGATON SYSTEM DETAILS SHEET W.3) MIN. PALMS REQUIRED: I -31' BOX per 3S LF.: 8PALMS REQUIPEO FO0.PWJTINGOETAI6 III SHEFT LP.. IS PAINTS PROVIDED FO0.PWJTING SPECIFICATIONS SEE SHEET UPS . LIMITED USE AREA LINE of SIGH NOTE: LANDSCAPE MAINTENANCE NOTE: ALL TREE BRANCHES To BE TRIMMER TO B HT. ABOVE FINISH ROGER. ALL UNDSCIFANG TO BE MAIMNNED BY PROPERTY CORNEA ALL SHRUBS WITHIN UNITED USE AREA TO BE MENTIONED AT 14' MT. INCLUDING ALL PLANTS INSIDE THE RIGHTOFWAY. MAXIMUM. TREE, PALM and VINE LEGEND: INAHE 111 ITOMNENBE IOn EPEES' N TOLD IT EGA v5 RSM NA-'- �NANNUENTIOPTOLEA 4:�:�"OTI:U- DUTY . PRO, A P. BPAd INESPOPPERE PALMS' _T^ AAANre.FUNNPw+ FOR UNNETATRUNIG MMI nc.L AAEEAAAAAYY .I GREENEGNENa E nBFD.osHOt SDGF.wNs O OREQODU A D6YTlaEUOS_ ATL :'0 NA€.NF&Ad.9 o ANY,,. +,EBk,S :B AUG :BDL�EO ieuu.w rvTSwru PIGEON MJSDesign Group., Lanauap °AmM1nonul. DAIRY Lw N ITT') SPERED FAOND""vBT. 'R.'B,— MARINER'S POINTE WEST COAST HIGHWAY AT DOVER NEW PORT BEACH, CA U,Nl V.B.A.S. PROPERTIES Inc. 18582 BEACH BOULEVARD HUNTINGTON BEACTCA 92648 ma. ;�•+ 5�;�E 0 �`� A= 'zo11Lv U ,Br RA UPPAS By ms .I AWDST 1.3013 r.. TREE, PALM, VINE & TURF PLAN n1 NR.. LIP.I l I I - I NURNMUM 1 � NEVEREE I I.E. FUEL. IS Vf1EP Ox RRI Tom" �. - � sEn00r fl 1 y i I,g. ED v� - J- ' - - -- WEST COAST HIGHWAY 4REA (LINE of SIGHT)—NOTE—.--,� BE TRIMMED TOB HT. ABOVE FINISH GFUDE _ - )HIRED USE Mg TO BE HAIRTAINEO AT x4 HT // Ea C SHRUB LEGEND: .,aaF. FU - —1 I.NNENFY OT O ARGESOUNTHOL PUSH GOLD 540. Ia G.- IS SRI o ND O RRU pxrc sW . LOPY O FS Fpt 'u nw H -- © UPERGRISNIGGE.NIOUPUR.1 ON O nwp UPS HGGPNP�NQNN O ao$EniRIxUUyxVEmNGTON"T 5© �s GL uEp Q wcxsR.N, +unµSnwiOmE3 5W. P.D. SI npeysnmF QUANTITIES NOTE: °N. H ED N°N R"bMFF CF EXPEROE�NNCE ONLY. µ G.LL H.vE B _ m�I°wENOwrw, ETHLIR croc No .°++ PGS O P E PFO vxEm IN awn M'v INNEGRFTA IN SHE OF IOVµ UOUl ANY NRE . eE BxpupxL o0 SHE Iw1FDNR niRNaON OF inE Iwn°S W E.wC wrtCf. AGRONOMIC SOILS REPORT NOTE: CONTUCrOP G— BE PFSPONSe1E FOPOETN CE IPGRO..M. .". plMtµLgNfL1y,R GY1 PER ESPORTANDSOLARELOPIlENSGUI REFERENCE NOTES: FOR GENERAL PLANTING NOTES SEE SHEET LP.I FOR PLANTING DETN6 SEE SHEET LPA FOR PANTING SPEORIZATIONS SEE SHEET LP.S LANDSCAPE MAINTENANCE NOTE: ALL EANDSGPING TO BE MNNTPINED BY PROPERTY OWNERINCLUOINGNLPLNTS INSIDETHERIGHT.OF.WAY. MJSDesign Group.. Landscape ARENWER e UI BE eq ME .1BN Gi ' im FERBE1 —su PERUSES— ""0': MARINER'S POINTE W EST COAST HIGHWAY AT DOVER NEWPORT BEACH, CA V.B.A.S. PROPERTIES Inc. 10582 BEACH BOULEVARD HUNTINGTON BEACH,CA 91648 IS mmq nR PI nucusr I.vBIx SHRUB PLANTING LP.2 NEVEREE I I.E. FUEL. I -- SURE 1,101 V Vf1EP Ox RRI C o ED v� - J- ' - - -- WEST COAST HIGHWAY 4REA (LINE of SIGHT)—NOTE—.--,� BE TRIMMED TOB HT. ABOVE FINISH GFUDE _ - )HIRED USE Mg TO BE HAIRTAINEO AT x4 HT // Ea C SHRUB LEGEND: .,aaF. FU - —1 I.NNENFY OT O ARGESOUNTHOL PUSH GOLD 540. Ia G.- IS SRI o ND O RRU pxrc sW . LOPY O FS Fpt 'u nw H -- © UPERGRISNIGGE.NIOUPUR.1 ON O nwp UPS HGGPNP�NQNN O ao$EniRIxUUyxVEmNGTON"T 5© �s GL uEp Q wcxsR.N, +unµSnwiOmE3 5W. P.D. SI npeysnmF QUANTITIES NOTE: °N. H ED N°N R"bMFF CF EXPEROE�NNCE ONLY. µ G.LL H.vE B _ m�I°wENOwrw, ETHLIR croc No .°++ PGS O P E PFO vxEm IN awn M'v INNEGRFTA IN SHE OF IOVµ UOUl ANY NRE . eE BxpupxL o0 SHE Iw1FDNR niRNaON OF inE Iwn°S W E.wC wrtCf. AGRONOMIC SOILS REPORT NOTE: CONTUCrOP G— BE PFSPONSe1E FOPOETN CE IPGRO..M. .". plMtµLgNfL1y,R GY1 PER ESPORTANDSOLARELOPIlENSGUI REFERENCE NOTES: FOR GENERAL PLANTING NOTES SEE SHEET LP.I FOR PLANTING DETN6 SEE SHEET LPA FOR PANTING SPEORIZATIONS SEE SHEET LP.S LANDSCAPE MAINTENANCE NOTE: ALL EANDSGPING TO BE MNNTPINED BY PROPERTY OWNERINCLUOINGNLPLNTS INSIDETHERIGHT.OF.WAY. MJSDesign Group.. Landscape ARENWER e UI BE eq ME .1BN Gi ' im FERBE1 —su PERUSES— ""0': MARINER'S POINTE W EST COAST HIGHWAY AT DOVER NEWPORT BEACH, CA V.B.A.S. PROPERTIES Inc. 10582 BEACH BOULEVARD HUNTINGTON BEACH,CA 91648 IS mmq nR PI nucusr I.vBIx SHRUB PLANTING LP.2 MJSDesign Group.. Landscape ARENWER e UI BE eq ME .1BN Gi ' im FERBE1 —su PERUSES— ""0': MARINER'S POINTE W EST COAST HIGHWAY AT DOVER NEWPORT BEACH, CA V.B.A.S. PROPERTIES Inc. 10582 BEACH BOULEVARD HUNTINGTON BEACH,CA 91648 IS mmq nR PI nucusr I.vBIx SHRUB PLANTING LP.2 Attachment No. PC 10 Proposed Revisions to Landscape Plan 11.5 110 1-7 ARCHITECTURAL $I.I2LANDSCAPE 1 1 E9.6I4.° IS SON lNC4°ECC" O DRAWINGS for 1 ) D nN MISSION 1 v MARINER'S POI NTE w," ND A.Ucc ON WEST COAST HIGHWAY. at DOVER 8ol12 A`IBE RIn ' °N°' NEWPORT BEACH, CA SPECIFIC PLAN NOTES OWNER: CLIENT: R6MLAFAYDEVELOPMENT VBAS 2E 18582 BEACH BOULEVARD NEWPORT CA 92 NEW'PORT.505,I CA 91663 HUN INGTONOULEVARD GTON BEACH,C4 5+ 92648 92698 CONTACT: TOD RIDGEWAY CONTACT: MJSDesign Group_ PROJECT PLAN APPROVED BY SITE PLAN REVIEW p 2009. 03 _ I t --� _ -� �% +L /i [ fi LArSdEUNPe n enum — a OWNER _T 1 GENERAL NOTES:_ -. —015 - IcoN[HCrOnYwLNIrcTHE Exy PAWO 4omoxST CREmCIES orcox[MVCTpx COMM[I00.ExNLxOi IYixEOwx[ PS xEIpEfExr+iwEOrNry DI5C0.FiM'[ES _ ' • µ. - w.urrNl , cox TwcraRwAssvfarcsOU TwNptwv nE$MORTOC° RUrnON. DSH.0 eExE[o wnEF wnAUDAn.c[ xcnRUppuuxc<pxnRUrnou. — r I$ .r ISl CNIL ENGINEER ANACAL ENGINEERING CO ELECTRICAL ENGINEER: THE RU2IKA COMPANY 9iersssn ^i +a.Wm�'P.m. �I o e , 1 - ., ] 1 1' 1900 EAST IA PALMA SUITE 2 EXECUTIVE CIRCLE I . coxmvciO0.uuu oeiux A SUESONr 5TRUCrxuE wrtz uro0.r THIS sou moron SHUT -,. r T L� -' I.Q AVE. 200 SUITE 294 SUPEUEOE THE UCOMMENDArons AND DETNU NEOAAN ON THESE BENUE BED SPEf DEATIONS. 1 L 'o: ANAHEIM. CA 92805 IRVINE, CA 92619 ".1'. .cpxrt..noxixmcwwl:ureiHE mruwpry DruE WEnsu xplurm Ox mF U¢gpn I __ 1 ° e l IIQ _' - - -' - -,�.- O PH ]19.))9.1 )63 PH: 949.29.34]9 FAX )14 )] +4690 rwasvmxrAemc°xmnoa 1 _ - -- Y'A`A' . —. -..e ) IJ k I 1 CONTACT. GLEN GWATNEY CONTACT TOM RUZIKA s.uPEaroflfe Elunom EOnne[[PrtOSrwVD:urno[nsrFw°ISU + pswxxeiwsx r_ p .+mn vSHE mENEA, E i I r MARINER'S LAND E TNtOroPxTUUUNT IwxwiWEAuwren SOR U Poxwxc. ICON TMCIOPsx.ELxoTnw.OSCVEARwmcTA SHAELNTEO.LANDEB PHAR wx nun OE mxopurw°erorxElEerfrnop &�. - -. -- _-, ARCHITECT I il` STOUTENBOROUGHINC P OINTE [coxm ORzH+uxoTEETFE LTPRpEEOmmCOInwrnwwDRCuEMFFExNCEE 1 'EHExnrs°n. THAT UxRESTATI smUCTpxs AxpOR UmE d[r[RENHO EXIST TIUTnAY NOT HAW EEH.NT— LUBxcDERpx wcH ETUDDEBED Hx[.[ nM ESIBIRTDEDIXIHTTOTHE I — ` 420 ALTAVISTA WAY. SUITE 100 LAGUNA BEACH, CA 92651 xE- 111 — DOE S.wPwsE —TrvE THE COxruci°x lEEALl HE SUE usso BlVtt EORAUxE ESSwrwxsros ETOFyLUw TOCrvE HNo F[ rwxs. ` _ —_ " PH: 949.]15.325) _ 4 _ �y t his'i CONTACT; SEEN MEEHAN /RYAN DAVIS WEST COAST HIGHWAY DE Euruaz TO e[cnxsTwcnp NOT z.funuuvonwspnm nnreE V[wrcnuspcxcoNgnpxswnx 11 - 1 -_. AT DOVER Dn[vnN[pe�xiCaE OxmLRSxonEUnoN. rn1 �° n. LR 9. AUwRVETOavevF.npcunv[.TD.TU : cENruxEZ 4EgR RE xuTrwn.snon, AHAD —O ws. ! _ I T T IAN. STRUCTURAL ENGINEER: NEWPORT BEACH, CA .EEU eES. pxulp xsiuurwxoENxpseuEnEns sxuEeEPEREaev eoOU.wO _ I eN _ TILDEN ENGINEERING croxsx+u EUU Al(T- 11 -VABRe veUUAxrFF USVroRa EpnnaxE.vw PEwapwpnonxEws �,I i(i�.,'t`` _ 0 :1 26501 RANCHO PARKWAY SUITE 203 _ I S` LAKE FOREST, CA 92630 ED vnATTEOR HOUSE RESroEEDLE FORcELEDPBATEMEMDURING THE COxnucrcas nwoTENA PENOO. r �- A ` H v, PH 949A21.0141 DEAUN ONES AUEDaTEOAxp I H J Cj �, CONTACT: FARE) DINAR] CYExi: MiN[[DSOixaiixE."✓rtwuSSxovmox TxEPWan GrWa SGW Bf tCttMnODnim. I [� GOp,ST H. EUneoxOEUGI aesHOwvoxrxESEPISUSUmsvwoosOxeoxeU SOxes xsuE _ [ - MEP.: Gw.vnxi[Dn[iurvSx NCTO11.11 womsoxc _ _. ,. I - I ,. p.._ " "J y I - IDS GROUP Inc. V.B.A.S. s THE SHw rcwnw. nEnwREnENTSUp SHOE RE RESwxvuE EORTHE RANDS x nOxwwwxaDINTH[ ax[ DSP[wEU pxS O rR NS�DAEFl AHT(EOnEEpnTrHENONTR.CmR, -_,_ }.,. 6- G „- - w, - -- IPETERS CANYON �PRwALONKFEwNf.NTAE rnpxxDi "FnxG x[ ,.- RD�N4 ExPENSEVmHACC[rtulECOxSivUCTION �� _ ., - — -- IRVINE. CA PROPERTIES Inc. lONS DEAL fvTwT[ OACUxn[ snnxccoxomoxs AND unOSUEru +cUwronrtp .., " - - -` — PH: 949,38).8500 rorxEOwxERSUVwyExrAmE. CONTACT: MgTi WpLLER 18582 BEACH BOULEVARD _ HUNTINGTON BEACH,CA 92648 MAINTENANCE RESPONSIBILTY NOTE: OWNER WILL BE RESPONSIBLE To MAINTAIN ALL LANDSCAPE AREAS widEin THE LIMIT OT WORK SHOWN an THESE PLANS. KEY MAP suIE:NTS. ® CONSULTANTS UNDERGROUND SERVICE ALERT CALLTOLL FREE: 1- 80DA22AI33 / Oa TWO WORKING DAYS BEFORE YOU DIG LT.I TITLE SHEET ABBREVIATIONS Anc. ANCHITICIS ED HRUIDUEHISIOR VERSTTa," TA,'n LC.I aono:;o :h:s LANDSCAPE CONSTRUCTION PLAN A'/ 'Ac' LC.2 CONSTRUCTION NOTES and FINISH SCHEDULE t �\ cL o h10on LC.3 thru LCA LANDSCAPE CONSTRUCTION DETAILS / ` wn[ SEE, NTU,, nnv.Nn LC.5 LANDSCAPE CONSTRUCTION SPECIFICATIONS zl Py �` ° ^'� wE LI.I LANDSCAPE IRRIGATION PLAN >, IANUARY16,30D 11.2 IRRIGATION LEGEND, NOTES and CALCULATIONS �� E, u."' .'NloRCNE- LI.3 IRRIGATION DETAILS t'Y soxlna U. PROJECT co"I" Anox SL UOTHEELE I D SO HHUTG`Ucl LIA IRRIGATION SPECIFICATIONS LOCATION ITS mou w U crswTE LP. TREE, VINE, PALM and TURF PLAN "' CITY OF NEWPORT BEACH TITLE viERNE FE E LP.2 SHRUB PLAN PLANNING DEPARTMENT 3300 NEWPORT BLVD. BUILDING'C' SHEET LP.3 POTTERY PLANTING PLAN LEVEL 3 NEWPORT BEACH. CA 92663 HTH PO4" LPA PLANTING DETAILS PH: 949.644.3200 mown E.�m[DEE,anE :H LP.S PLANTING SPECIFICATIONS FAX 949.644.3229 NOTES: AND STAN, HOT BE USED ON ANTOTHE—ORK SNUBS FA,i mg Drsnw DPUw.oTHCOw �Mn1 P LT.1 ut SATASSAE ED TOnr[ ATrSxmxp AND HEAx GVpwrww TONE ps sSEES USSADNEDO ON ED— EH'DE—,AU, NOT TO SCALE IIen Seer.:, NOTES SHEET INDEX VICINITY MAP GOVERNING AGENCIES PVATICO TION ES UMNT 1-7 i II REDWOOD I HEADER /RETMENINGWALL CUT ASPHALT fo, NUUMING POCKET. INSTALL REDWOOD NSA R., SEE DETAIL 8'. WEST LOAD I REDWOOD HEADER Vf—o EXISTING A., ICENT BUILDING U@ III '@ m I III III iii jl 3 ME Ol_may"• —•• —' — — — �— nom nn. D m LEGEND: AMC. CUR CLEAR Q CENTERLINE EQ. EQUAL FOC FACE OF CURB ED P. FACE OF PILASTER F.O W. FACE OF WALL MN, MINIMUM MPX. MAY.IMUM RA, PLANTING AREA R- .1.5 EQUALS TYE. TYPICAL Q CONSTRUCTION CALLOUT CAULKED INGANSION JOINT BE TO MATCH PANNG) POINT_U, BEGINNING FI ELDVEAIPTALLUTI NTYLOUTIONSPRIOR,n CONSTRUCTION. a i n,. 'I goo non a ENGINEER PLAINS I- ' � '..... n IS St5n,i I3PY7 -- 3• IF — — �— nom nn. D m LEGEND: AMC. CUR CLEAR Q CENTERLINE EQ. EQUAL FOC FACE OF CURB ED P. FACE OF PILASTER F.O W. FACE OF WALL MN, MINIMUM MPX. MAY.IMUM RA, PLANTING AREA R- .1.5 EQUALS TYE. TYPICAL Q CONSTRUCTION CALLOUT CAULKED INGANSION JOINT TO MATCH PANNG) POINT_U, BEGINNING FI ELDVEAIPTALLUTI NTYLOUTIONSPRIOR,n CONSTRUCTION. GENERAL SITE IMPROVEMENTS �..n wreoure..,o. o,an EwuFFa Qi u Irnew.e s,u�u¢. e,mxew. ©, 'DfAx. e,[l.,.Ex41YEER Q onew C] o Ew OnY .rtxuf [xcrviFa�. Q amwun EOEw,wi. Q Fu.Ir,CFw,rt Fa[fMiEn Q ev, 5,p5WxrEnOn.ExLwFFP fnFixCmxm[. Q ocWUfGf .. e,[m,ExcrvE[n A( CONSTRUCTION CALLOUTS: i1.1613 N.oNNINGCONflYY0N SloN #2 MJSDesign Group.. Landscape A:mnenur. III MARINER'S POINTE WEST COAST HIGHWAY AT DOVER NEWPORT BEACH CA CYExI: V.B.A.S. PROPERTIES Inc. 18584 BEACH BOULEVARD HUNTINGTON BEACH,CA 94648 r v "JPLAN ��•,�• i1.1613 N.oNNINGCONflYY0N SloN #2 MJSDesign Group.. Landscape A:mnenur. III MARINER'S POINTE WEST COAST HIGHWAY AT DOVER NEWPORT BEACH CA CYExI: V.B.A.S. PROPERTIES Inc. 18584 BEACH BOULEVARD HUNTINGTON BEACH,CA 94648 r v "JPLAN ��•,�• CONSTRUCTION NOTES I.CO THI VNITY ARM ONIONSKINS AND C014DMNS PRIOR TO THE START OF CONSTRUCTION. CONOSI SMALL MOSTLY THE U—DM REPRLSENTATrvE OF AM OOCREPANOES, I. COMMCIORSHALL NOT wIUUUYPROCEEDWHOONSTALOU NMUNI IT IS OBVIOUS THAI UNENOWN oMURCITONSAND1 OR GMOEDIFFERENCES LADY THAT MAY NOT HAVE BEEN SHOWER NG DELGN. SUCH CONCH IONS SHALL BE IMMEDIATELY BROUGHT TO THE AITENHON OF I HE O OREPRESENTANA. I HE CONTRACTOR SHALL ATOMS FULL RESPONSIBILITY FOR ALL NECESLRYUPENSICNS DUE TO FAILURE TO GNE SUCH NOTTFIUTIONS. 4. NJ ELOUnorvof FFAruRES rO aP carvsrRUmFO. Nm svkCRICAta DIMENSIOrvm Mar BB DET lNEDBYSaI.VEPFFYALLSUw CONDITIONSN HCV ER5RPPESD +TITHE. S. ALL CURVGTO {URVE AND CURVE- E0.TANGENT LINES SHALL BE MAT. TITHE BMWM. AND UNIFORM. 6. CONTRACTOR SMALL COORDINATE THE INSTALLATION OF ALL SLEEVES AS INDICATED ON THE PROPORTION PLUGS VTH PANNG COMPACTOR ALLFOR SPNDALIGNMENTOFMPAGSCPPEITEMSSHALLBk INSPkCIEDONDAPPROVEDOYTHE UNDSCAPEAR ITECTMORTOPo MNOICONIMCICASHALLNOTIFY DSWEARCHMOA MINIMUM OF 4S HOURS PECATO THE INSPECTION) PAVERNOTES: 1.PAVERSHALL BE CLEAN AND FREE FROM FOREIGNMATERULS BEFORE INSTALUTON. 2. RECLAMATION SHOULD START EMMA CORNER ORSTRAIGHT EDGE AND PROCEEDFORWARD OVER THE UNDISTURBED SAND LAYING COURSE. J, PANNG WORK SHALLSE PLUMB, LEVEL. AND TRUE TO UNEGMDE: SHALL BE INSTALLED PROPERLY. COINCIDE AND ALIGN, WENT ADDCENT WORK AND ELEVATIONS, .. PANNG STONES SHOULD BE INSTALLED HAND TIGHT ON THE UNDISTHRBED SAND LAYING COURSE STRING ONES SHOULD BE USED TO HOLD PATTERN LINES TRUE. 5, GAPSBETWEEN THE EDGE OF THE PAVER SURFACE SHALL BE FILLED WITH STANDARD PAVERS OR WDH PAVERS CUT TO FM CUT PAVERS SHOULD BE NO SMALLER THAN ONE THIRD THE SIZE OF FULL PAVERS. GLRW SHOULD BE TAKEN WHEN ESTABLISHING THE LAYING PATTERNTO INSURETHAT ELSE THAN ONE THIRD PAVERS ARE MINIMIZED, 6, PAVERS ARE SOL INTO THE SAND SAYING COURSE BY FOULER OR PLATE VIBRATOR UPABLE OF S,W] TOS WB COMPACTON FORCE. VIBRATION SHALL BE CONDESI IN CR0551NG PATHS UNTIL THE FAVEMEM SURFACE IS SMOOTH AND REQUIRED ELEVATION IS ACHIEVE. GAM BETWEEN FRYERS SHOULD AT THIS POINT SHOULD BE FILLED TO ABOUT MU THIRDS OF THE PAYER'S FULL HEIGHT. GAM BETWEEN EDGES SHOULD BE NO MORE THAN 3116' WIPE AFTER VIBRATOT GAPS GREATER THAN 3116' SUGGEST THAT LESS THAN SATISFACTORY INTERLOCK WILL BE ACHIEVED, PAVERS WTTHIN THREE FEET OF UNRESTRAINED EDGES MUST NCNW COMPACTED, T. ONCE PAVERS ARE MULATTO INTO PLACE, CLEAN. DRY SANDSHALL BE GROOMED OVER ME PAVEMENT SURFACE AND VIBRATED ONCE MORE INTO TELL REMNNING UNFILLED LUIS SEM'EEN SURFACE AND DISPOSED OF. B. THE COMPLETED PAVING STONE INSTAUATION SHOULD BE WASHED DOWN AND CLEANED TO PROVIDE A CLEAN FINISHED WORKMANLIKE INSTALLATION. LIST OF INSPECTIONS THE CONTMCTORSIULL CONTACT THE OWNEES REPREIENTAINE 48 HOURS IN ADVANCE OF. AND COORDINATE. ME FOMOVnNG INTINTON51UN HOT SLIDES TO)'. I.PRI CONFERENCE, I. AT COMPLETION OF FINISH GRADING. S. SATURN OF SHOVEL N S BUT PRIOR TO INSTALLATION. A.. OF PANI+G BALI PNOR TO LGILATON. S. THOM OF WALLS AID TEACHERS BUT PwOR TO INSTALLATION. 1, R. NO E NTI RE I RWLUT ONIDITAGAYES T TO VERFY µDINSPECT THE 1.10. HE IPDT DOE US WT OF CONNECT ONS R, RACKPIOw CRIMMIS DEVICES I ETCHING FOR FIFE. U E. SEE CTWL CONNECTION. F.CONTROLVALVES I, COVERAGE WHEN NUESS 110 1"MOU ARE STAGED 101 PLAVELSO ILT BEFORE HOLDS All OUDANTIES, AT PREMANTIFINTANDE INSPECTION, CONCRETE PAVING NOTES THE CONTRACTOR SMALL VERIFY WITH PROTECT STRUCTURAL SCALY ENGINEER THE NEED FOR REINFORCING, WE HATEREAS. RESATU WTTON. AND(L. ER REQUIREMENT FOR PIING AREASS I. ALL CONCRETE PANNG SECTIONS SHALL BE A MINIMUM OF S• A' THICK UNLESS OTHERWISE NOTED. I. FAMES AND CONCRETE CONTRACTORS) SHALL COORDINATE HIS WORKWTH ELECEBOM, DRAW LINE COMPACTOR AND IRRIGTON CONTRACTOR FOR SLEEVING. PIPING, RHO CONCUR UNDER ALL PAVING AS REQUIRED, .,THE CONTRACTOR SHALL HOLD FINISH CRAER U jINCH BELOW FIN6H SURFACE, S. THE CONTRACTOR SHALL SLOPE ALL FINISH SURFACE MFRS A MINIMUM OF ONE EFFORTS, UNLESS NOTED MILERMSE. CALL WALKS SMALL HAVE CROSS FALL OF ONE PERCENT MINIMUM. T,RENRTOHNISH SCHEDULE FOR CONCRETE FINISH. B. ALL WALKINTERSECTIONS SMALL BE TO LOOKED UNLESS NOTED OTHERWISE. 9. ALL FOR AT WALK IMERSECSICNS SHALL. BE UC UNLESS NOTED OTiERMSE, 10.FULLDEPSHE NSIONIOINrSARET00ESPACEDATMNNUMIOOC .SCOREUNFSTOBEH IMUMIO OG IANu FOAL+ SADwGNMEMOFPAWNGSHALLBER +.PEKEDADcONTRA ORSHALLNOTIFY DSUPEAKRHTEC AMINIMUMOF.BMOUMPNORTOINSEErnON, 12. REFER TO PRECISE GBAGIN G PLAN FOR HINDU GM1N ES AND DRAINAGE. FOUNTAIN NOTES ATHE FOUNTAIN KRSHALLRE INSTALLEDIN CONDUCTANCE WEST DOOMING CODES AND OROINW<ES. ND MANDFACIURPOSPECRTanONSANDINSUSECTONS. LTHE CONryAMORSHAMPROUDEAND INSTALL AM SPEGHED EQNPMEM, I.MECOMRACTORSHALL UMANI SERVICE ANDTWMNNTHE DOUMAINANDO UIPMENT FORAMINIMUM OF SE LACS. TH E CONS FACTOR SHALL PROVIDE OW H A N EWDEVELOPER OR O. . WITH ALL SERVICE MAN HALT, CATALOGS. ETC FOR DQUIPM EM PROVIDED AN D INSTALLED. 6LEtVING AND SERVICE PROVISIONS SMALL B E COORDINATED WON ALL OTHE R AFFECTEDLY CONTRAC TORS, SYMBOL ?EM MANUFACNRENSUPPLIER COLOR FINISH COMMENTS FIATVORK O AACL111Sl PVry A N�w.cPAJV ECO R., xrFicTOREaP OUT URICT -- INS ANNONA. 1-1 PENTRAM ACHERS-1 n RtO =, DO FAAF n A W I1 N4 DfUARGUES nvp,w IRUM WE R°A4pNL e H wNf+erno.usa.�ro[w m SFFOENRL�CSHEETUCS 1Of AD RAVE4M MLSAO SERSTUC ID +KdW[ '.-W7CRG I -1 T UGHT 1 _ alt+] RARAM .c�.°L'u.°NIFDGI'THIIRCORLw.. ERLU O a FIAT To SHATUR ARDHA514mcw RAS, INARO ALED; A COLOR A HIIWTWI IRPtl W1 1U00AUW OREG- PERRYuNO1 V L KE.H.MUE . SITE FURNISHINGS OAI,+ N upx cuTlwx MJSDesign Group.. Landsnpe ArChLecWm xw nB;wt)6 F Wl ail &;HMIRBa. II ISO: MARINER'S POINTE WEST COAST HIGHWAY AT DOVER NEWPORT BEACH, CA V.S.A.S. PROPERTIES Inc. 18582 BEACH BOULEVARD HUNTINGTON BEACH,CA 92648 s- TIE: Mn. v, yWVARYI6.1OI3 SASS, SIT CNAN 1Pk: CONSTRUCTION NOTES and FINISH SCHEDULE LC.2 LANDSCAPE CONSTRUCTION NOTES FINISH SCHEDULE I PERMIT /CONSTRUCTION DOCUMENTS �q CITY of NEWPORT BEACH MUNICIPAL CODE 14.17 - WATER ORDINANCE NOTE THE IRRIGATION SYSTEM WAS DESIGNED to MEET THE REQUIREMENTS of THE CITY of NEWPORT REACH MUNICIPAL CODE 14.19 WATER EFFICIENT LANDSCAPE ORDINANCE. IRRIGATION PIPING — a'°° "O" sE °o'"DMDiovsEa NOrzoorrw'D,`oA"'a ' v...z • mwcso„DmnNm.aD..n.,,r mm ooa m axonooxPl.... �wE]o,N.EsseE.wc. aE,TM _____ aaP.D.E O wxs,w w vsv v VALVE KEY: TECHLINE SUPPLY /EXHAUST LATERAL PIPE SIZING: VgLVE NUMSEF v ❑M re GPM �( Fm.n, TELPSIP'ETYSINGwle PVC WM xWv A9 3.1� 9.,,]4PM ® x.w V,V.VE SIIf a E :EaE: .cc— ITN. PJG IRRIRIGATION CONTROL LERR REFERENCE NOTES: FOR GENERAL IMGATION NOTES & CALCULATIONS SEE SHEET U.2 FOR ESTIMATED WATER USE & SCHEDULE SEE SHEET U.2 FOR IRRIGATION DETAILS SEE SHEETS U.3 FOR IRRIGATION SPECIFICATIONS SEE SHEET LIA Mananat MJSDesign Group.. Landscape AmDOenore C,.mryua m,xusv n :n p 19•elr]m ssvaeu e , AVeWV.au.em PPOhCI: MARINER'S POINTE WEST COAST HIGHWAY AT DOVER NEWPORT BEACH, CA CTINT: U.A.S. PROPERTIES Inc. 18582 BEACH BOULEVARD HUNTINGTON BEACH,CA 92648 .— 0 n fFN V � VMY la. ]ell A LANDSCAPE IRRIGATION PLAN SMn N..: Us mm ooa m u IRRIGATION BUBBLER HEADS O wxs,w w vsv v PPP Ts wupTtRcLEupTTTaT $1 uu s:w euavlEUe.wsa IRRIGATION UTILITIES ❑M re DI .... EaEh.>a :EE.,<ENxE or.. �( Fm.n, amDxcEO.Exa °wa aEUO. laa'pATTPxcIAI00sTDCIuo '°OEµn .DE. Ana 1 —II .x„ex..'1.1.,�x,n,e..w..0o ® wxaA, — tp— Ina" E.uw..,.Eoc —,ntj T, ® x.w EEE.na S-. TpIleeTwa EUTTaCITD c- 01V.EVE (SIZE a :I,o.EI.,a.Pl.,.• a E :EaE: IRRIRIGATION CONTROL LERR „v— le,wxa Epr�� DO E�EEaEe.EUMK, o w. SUBSURFACE IRRIGATION ® xa.•E,m „EZEn,Im.,wacoa ul, °nmxrE«vauE ZOxEar..,PEEU °EEacxu,oE `, n`a«aE n° nun' Tn—rl . xE ,. u ,ES aa.—1 E°axc HI :u.n nw " o FOA an o,oro""E;o.,"„ "I., ENE"„�`�e aoT,TaT_" ITV �aeus[or,1n,w RCxuxEnfvuYgR.awpTIN [ lw.vutt3,v ariwEwWWe[WxECTMruxlia°. ® µxawD _ nEE ww,EnaEssurr vE . °i,cc,EVrcunrashmnxn,EnEV wnwuxnry 1. .nli iao,', E `,a+r °n",��`u.�,�'un.vcl,luawE. ^"''` Ixsru.aunE.cwa Mananat MJSDesign Group.. Landscape AmDOenore C,.mryua m,xusv n :n p 19•elr]m ssvaeu e , AVeWV.au.em PPOhCI: MARINER'S POINTE WEST COAST HIGHWAY AT DOVER NEWPORT BEACH, CA CTINT: U.A.S. PROPERTIES Inc. 18582 BEACH BOULEVARD HUNTINGTON BEACH,CA 92648 .— 0 n fFN V � VMY la. ]ell A LANDSCAPE IRRIGATION PLAN SMn N..: Us POT and PLANT SCHEOIILE CAPE MA INTENANCE NOTE: STREET TREE REQUIREMENT �NJDS 4 TO BE MNNTAWED BY PROAl SYMBOL aFr MAXIMUM. PERMNUNEa4 POINTB I Vnc1UNPEOUIRMENIS r..wrwiwulrurw) FEllu5iu5nw+TxcwwTnR.SaEmE . wvuuc.I.Nm,<. WESTCO/STW4MYAYFRONTAGE: IIO LF. VHWtiEPVMG KR puGtCUIE lvwa aaswRxxRL'- IRw11ESIXM O I .3'FV 116y]ryvMTF .pTTlawNfAR Gu MOXUWWRIRM11x4TwIGV➢EP fORPVNlIN45PECIHUTW65EESHEE TIPS oBxsRSw..c wTRSwa numew can xupcawnxaxvmaewwruo O 1 uvAww YNlllle..e oT T allacnie :'.on uwNUU+rrwpo Twuxr 5 0 RFER i1U01.1iN [DECK O 5 euFNnun RnRn xlpiPV2CNlE un CwwrllfaK aRCe<uTE `.feuL x..nrcvzw.va. mKU.Kn IS O R•IE— •PIORNWONG[CM1MCNfF QUANTITIES NOTE: amuciw TO wrETwiiw a u• . .• „alrs wvE SPNN rpoYmpo EOpawawpuNCp a yIT pcormucrop NOT RE.i ON iNE.,cOM.LV w iNE51 Oa"tim ..NEO oNTMrixon ani. vl rr wRw. carers "T TH TNS a rwxNNO IN NEB cp1.NE'w16.NO 5¢ss swao r R.o,x:Nr TO ,we INNFw.TF ” orxEKO•uo TREE ROOT BARRIER NOTE: WT WAEK uE uWRD PaWNR wwS. WxN MH KM- -I I&w Mp N N aE O SR..... IVw1< N.NIMp xrtxm 0.01WYRCNE. RIT IewwWlMIS'NI IIN RSRa ETC RWT e•RweI, Lain IS WSiruiO "T e Runmsrwcrvwsac e..NEa...uee iNE�B.cINa NpIRTwRfMpPYOFIxE F. TREE PLACEMENT NOTE: <oiu�MSwcoNl`u�Elws owmw�x luxos�uP'E�x+ovrta aN�cw'�'a.e W"Eima TRa IouT...�a..INWwM oNm uru. TREE STAKING NOTE: ,.mrt uwcreeEssTausrrAwV.m, M.N. 4NVAV @oMETNPo46NIXL1NFNi[D IMNrto MGIL OEw AGRONOMIC SOILS REPORT NOTE: bMfMRw oVll RENSIONSB.EEOROBT"M lwooll"GxONJMK%I4TFSIpMW 1F513 to ..II...'�'L��NMMEN RuuwAww�o.�NMR.ac �wsNN,,iom.RlWem xDRUTxSNS.vmcNUwsuleusoc` arpM.11Nm.l� : °EONr..rtw+5 .. uNn�TROr ..rrW.pAUwpmwreu..Nm�EnWNI WT.RUVaI MANnOI"RO Wh . < aNiN�. ia.: N. �wNaT .,.Rw,.ERST.,W.ia"NnP,.ea.R. iOOWNRCEeaEiRxONiOPRFVFMiivaouz aW� EAVOaA[RNL w "RA 5 TM NKyslNal[oAW4MR.1vFACpwW WVE WvmTOEWVNRN —NCN,w E �CWRDMwO�µSWll OXUNlEESNwK WpE XON156IlAlPII wRNN fORl1 1 NTILxiKKl f1E[TENV1nvMOVENNTwRwLPMFnFM MgPTo s ^rlwlEnnain`nwE ` v.NSroia::.ow NweRN`iiwwNO�w"Rr.ES� uNBssowuiEO IANnwsp AUlepECr. NoTU.uEaEV WHEUnrmRECVO.nH WuwxowrroNE.aT wmm woEOrEUWNa. �wPNUNEsso a��s �RF�rwmoN...i xxu<RUR "wuuwSFCem.ro 11�� o �o�K.wE.uauss TwvrRrnlomsu. eElNn.uSo .w. rwmNC sNa W � w nu nx.B oe wmNC m TH RE1O lwr ea.lvaa S l TNDedluw RroeE RwwrtTOR .aATRVIwNa THl,Mrorn Pxwrter Fwuw.vnox IN wFr000ww.uRaTm THCONIwcrw ro uapw _�... CAPE MA INTENANCE NOTE: STREET TREE REQUIREMENT �NJDS 4 TO BE MNNTAWED BY PROAl wonRPw+TwRNN. PLANTER IRRIGATION NOTE: MAXIMUM. PERMNUNEa4 POINTB I Vnc1UNPEOUIRMENIS Wrfd R M •NLPOTSTORECENE SFiF waTEprvcsrElEn . CW1C1A[iIC BVPUHTEaTECHnOLOGY WESTCO/STW4MYAYFRONTAGE: IIO LF. REFERENCE NOTES: fAVNL TAU. TOUWESOL) OR EOUµ SEE SftHNYUTION SYSTEM DUMB SHEET U'.l) HIM REQUIRED: I -RP BOX Per IO LP.: I I PALMS REQUIRED FORIWJTIN40ETNl55EE BI�EET.P.1 XM% xuw. II PHMS PRONOED fORPVNlIN45PECIHUTW65EESHEE TIPS LIMBED USE AREA LINE of SIG NOTE: CAPE MA INTENANCE NOTE: TREES: cam TlmmRpSTarpn NssaNAroeEmwaoeAaow �NJDS 4 TO BE MNNTAWED BY PROAl SHLIB5'MTHIN UMRBD USE AREA TO BE M WAINFD AT W HT. UDNGALLPLVJR INSIDETHERK .HT- OP-WAY. MAXIMUM. TREE, PALM and VINE LEGEND: .1. T---T,--- --I9l. TREES: cam TlmmRpSTarpn NssaNAroeEmwaoeAaow Hu xran�e.vnNA Awnw Wrfd R M IVBO N — „N BUGrtr RTNi1P XM% xuw. TWCON Wb% . ..0, YECwEVVwEEai” 5 PNMf WKRw W EE.y� ",KY41w <al/iEM IJ�I IILM IT0.TH oli14M5 IS tT oBCOUn Isw orwN I " �.wmf rk;i;r"iN "�^ uco.onaNS WErtw.0 1 looao TLx MNSN wBxTNO.wsooaoiwEA.N�� sw.rennsoolKru w [aVLKKIROMOMTH Rage }W. v,R:a°u^iN5RLO0F?"`c„atiN.w &nuu'�FwwN.rwvllw.xu 'WP"5 > aaaD[OVK.RgNnEUnLD MJSDesign Group. Landscape Archl lwo xs n Iwpl if XM •�Iwuplx»n eS.aeW ^caw. MARINER'S POINTE WEST COAST HIGHWAY AT DOVER NEWPORT BEACH. CA M.A.S. PROPERTIES Inc. 1858E BEACH ROVIEVARD HUNTINGTON BEACH,CA 91648 1 mw... o..aa w ISn Oan yWVRar la Ndl laR: ,aw TREE, PALM, VINE & TURF PLAN SRww LP. l C:f:Zn O O 00 _ _.. �::_ ; Sro0n .uN r� - ,SNWi rtwW, - __ ^ - +f�Y j iurz alm Suns aioi Sunaioi E 1 � L 1 ) O 1 p L gip, e ) > _ ...:,.... 1 oonSO O O 6 1l JJ �SO.SMU I G, LJ FLO.ria rt� O O. U.. 5 NNMNNS InuH CL0. A1–� Y(Et, —� p0.0UND FLL tlSC�FLOW g55FNNlt2 '�1 e 3 OAST HIGHWA Y — �— WEST O QLIMITED I IS&fi - - CINE of SIGHT) NOTE: ALL TREE RM CHES io BE TwnHED To P Hr ABOv NMSH GPADE. ALL SHRUBSW HIN LWIIED USE AREA TO BE MNTNNFD AT 24- W. e ! HPKHUM ® 00 5�p N00.TH SfAIF: I'. 10 SHRUB LEGEND: "`°`BE H.NP O FNNUV:wmos,us.io�n T�cdo 1 o 5«NNrvW.E,°° ro�5 ® ��� r 54LL - FS mWEN1{EgNVA ISG� muo ® un5nm.rwn scei n. ® u�u.SNVNwnnoR O^ rvus�dwlmTOHUwSr s� . ® ISGw - 55 SRn O MNSI6P5NMY NSMILa5F5 1 MEY QUANTITIES NOTE: HE o�uumma aN"`�0 N.o Pwrr vE 55� : H Dual N rvD; dar. n n mTxf ACCUNnwTRim a.•me...w..oHOEi ca�iw .cmRwdrw'$.iesSLwwnATranSaar eNrwrvc uo .rv+ oiscnir.Nnr w TrvR PuNr cuarvin.s ASm Sim Auwn Bt Bno1wNE To THE nnFOUn.T,EmuN a EHE IANOSwE Aawrtcr. AGRONOMIC SOILS REPORT NOTE: roSnMCTmsuueEmPORRSUrwoeTNrmc orv5lu ACwHOncwTeT modsTNLnuEEMmrirei NroMNrowucamErvwno-u. REFERENCE NOTES: FO0. GfNEMLPUNIINGNOTf55EE SHEET LP.1 fOROWJTING DETNLSffE SHEET tP_E FO0.PVJJTING SPEOHGTIONS SfE SHEET I MJSDesign Group. LenOwpe prcBXBdun MARINER'S POINTE WEST COAST HIGHWAY AT DOVER NEWPORT BEACH, CA V.B.A.S. PROPERTIES Inc. 18582 BEACH BOULEVA RD HUNTINGTON BFACH,CA 92Me ` y. .N,: SHRUB PLANTING LP.2 V,s LANDSCAPE MAINTENANCE NOTE: pLL LNJDSCMING TO BE IWMNNEO BY PROPERTY OW NF0. A'CLVOWG plL PUN55 INSNIE TS& RICHE -0i.WpT. I MJSDesign Group. LenOwpe prcBXBdun MARINER'S POINTE WEST COAST HIGHWAY AT DOVER NEWPORT BEACH, CA V.B.A.S. PROPERTIES Inc. 18582 BEACH BOULEVA RD HUNTINGTON BFACH,CA 92Me ` y. .N,: SHRUB PLANTING LP.2 ADDITIONAL MATERIALS RECEIVED :• 0 11 relTdo"ll, No r ■® T F COAST HWY W Itir tl w N7 . O ti t.5 p L I 0 m s (O A 4 r „_. 4 I I' r amity ��� Wre 1 alnJx &]WA• bP •M I .1^4o I I LIMITEOVSEIM of iii J`.T_ -- -- Sy EST • Two -story 19,905 sf commercial building and three -level structure 9,557 sf restaurants, 8,651 sf retail & 1,697 sf medical 'cna �b,P4 CSPp�4 L 4-- LIMITEOVSEIM of iii J`.T_ -- -- Sy EST • Two -story 19,905 sf commercial building and three -level structure 9,557 sf restaurants, 8,651 sf retail & 1,697 sf medical oz /07/2013 Community Development Department- Planning Division 4 [7 ins OtAnnrr oil Condition No. 4- PC review of final building elevations and roof plan to ensure that high level of architectural detail and treatments illustrated on conceptual plan are implemented a Condition No. 20- PC review of final landscape and irrigation plan to ensure landscape improvements illustrated on conceptual plan are implemented a Any substantial changes shall require PC approval oz /07/2013 Community Development Department- Planning Division F1 rr P% i + Ane + i i rn I U JIannina Commission ]Ljnp -7. 2C 17"1 02/07/2013 Community Development Department- Planning Division N oz /07/2013 Community Development Department- Planning Division . , . , , ,TFT, D f South Elevation ARR, ......... . Awnings l _ " ®®® ®m®®® Oman ANA 02/07/2013 Community Development Department - Planning Division �! `4,ou i �3 #I oz /07/2013 w 4 1{ Abl i 0DDID Community Development Department- Planning Division TI Flower Display Cases ■ 't9 II i � c2 - II vw.w+r I fl ww4 I I II _- j'I I I I n I § II T -A a COAST 11141""1 • 2,46o sf planter area • 17 palm trees (15 on WCH frontage) 02/07/2013 Community Development Department- Planning Division 10 PrnnnSPr1 4 law vr_ • i I� I 11 NW 1 , 1 1 I1 1� \ 1 1 31M� ra as \ IxWI Mr rvn� w nmrw urtuv - ( onus• x1R 1 y 1 p - X — � 1 Ir 1 � wv . urtrn - _ L A -- - / ?- WEST COAST HIGHWAY , I Q nonrraxra.� 3,035 sf planter area F 15 palm trees (13 on WCH frontage) 0 1,312 sf in WCH R.O.W., subject to widening 11 1 For more information contact: Jaime Murillo 949-644-3209 jmurilloQa newportbeachca.gov www.newportbeachca.gov Items 1, 2, and 3: Additional Materials Received Planning Commission February 7, 2013 Comments on Feb. 7, 2013 PC agenda items - Jim Mosher Page 2 of 4 Item No. 2: Mariner's Pointe (PA2010 -114) Although page 4 of the staff report nicely illustrates the proposed fagade changes, it would have seemed equally helpful to have included an exhibit highlighting how the newly proposed landscaping differs from that previously approved, and how both overlay the existing and /or proposed public rights -of -way. Perhaps that will be provided in the live report? As it is, I am unable to fully understand most of the statements about what Caltrans wants and how the proposed landscaping changes accommodate their concerns. I also recall (as is confirmed by Condition 78 of the Council Resolution reproduced on handwritten page 61), that fairly extensive changes to the striping of the roadway in front of the site were expected to be made, and it is unclear to me what kind of striping is now being proposed. In addition, the staff report suggests that (apparently to make room for the newly proposed display boxes) the new landscaping will encroach more into the rights -of -way than the previous plan, and that will leave much of the landscaping vulnerable to being lost if PCH were to be widened. Given the high volume of traffic on PCH, encroaching into the rights -of -way sounds like a very bad idea, but it remains unclear to me whether other developments in the area have been allowed similar encroachments, and how the street widening is proposed to be accomplished. However those problems are planned to be handled, it would seem any new development, such as this, should be considered with the possibility of street widening in mind. Finally, page 7 of the staff report, in discussing the possible use of the "display cases" in the screening wall for advertising rather than flowers, refers to a future, and yet -to -be determined, comprehensive sign program that may regulate their use for such purposes. I am surprised a sign program consistent with the Commission's vision for the site was not part of the previous approvals; and also wondering if this aspect of the design change might be primarily a work around to provide the applicant a place for cheap signage that could not have been logically affixed to the previously proposed stone veneer wall. I would suggest prohibiting in- window signage intended to be read from the highway. With regard to the Draft Resolution of Approval starting on handwritten page 11, the following comments and suggested changes are offered: Section 1.1: "... a 0.76 -acre site located at 100 -300 West Coast Highway... ]Section 1.2: "... to ensure the a high level of..." Section 1.4: "1) changing the stone veneer exterior of a wall with and adding awnings and commercial display boxes; 2) reducing the height of a stair /elevator tower; and 3) changing landscaping between the building and West Coast Highway." (and if I understand the proposal correctly, "eliminating the stone veneer" would seem more accurate than "changing the stone veneer.') Section 1.5: "...at this meeting,--,and" Items 1, 2, and 3: Additional Materials Received Planning Commission February 7, 2013 Comments on Feb. 7, 2013 PC agenda items - Jim Mosher Page 3 of 4 Section 2: the CEQA finding would seem to be correct only if no significant changes to the use of the highway are being proposed. It is unclear to me exactly what those changes may be. Section 3.1.A: "The replacement of the stone veneer on the screen wall located in front of the parking structure ramps on the South Elevation of the project will provide an expanded storefront and stronger retail presence." As I understand the proposal, the stone veneer is to be replaced with a plain wall, and this is to create a fake storefront rather than an actual "expanded storefront." In general I think the change from what looked like a prison wall to a fake storefront is a positive one, but I fail to see why the wall of the fake storefront could not have a stone veneer, or how its elimination is consistent with the promised high level architectural detail. Section 3.1.E: "...the total number of palms trees has been reduced from 17 to 13 trees." It might have helped to indicate, perhaps in the staff report, exactly which 4 palms are being eliminated, and why. And it is unclear from the remainder of this statement if the landscaping proposal being presented to the Planning Commission is actually going to happen. It seems contingent on future negotiations with Caltrans, the outcome of which is uncertain. Section 3.1.F: "...providing a hedge and palm tree feature that serves as a unifying design feature that ties the Mariner's Mile corridor together." For unknown reasons, in the early days of the Coastal Act the northwest corner of the PCH /Dover Drive intersection was (and I think inappropriately) removed from the Coastal Zone. However, the bulk of the Mariner's Mile corridor is in the Coastal Zone, and as characteristic as palms may seem in California coastal cities, the Coastal Commission has recently shown a decided displeasure with any use of non- native plants for landscaping (for example, allowing retention of existing palm trees at Marina Park, but not allowing their replacement should they die). As a result, the proposed palm and hedge landscaping may in the future be seen more as an anachronistic aberration than as "a unifying design feature."