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HomeMy WebLinkAbout3.0 - Westcliff Drive Medical Offices - PA2013-154CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT June 19, 2014 Meeting Agenda Item 3 SUBJECT: Westcliff Drive Medical Offices - PA2013 -154 2011, 2043, 2121, and 2131 Westcliff Drive • Site Development Review No. SD2013 -003 • Traffic Study No. TS2014 -001 • Lot Merger No. LM2013 -005 APPLICANT: Architects Orange PLANNER: Fern Nueno, Associate Planner ( 949) 644 -3227, fnueno @newportbeachca.gov PROJECT SUMMARY A Site Development Review application for the construction of two buildings and a three - level parking structure, as well as an addition to an existing building. The proposal includes the demolition of 25,339 square feet of building area. The proposed project would result in four buildings totaling 73,722 square feet. The total amount of off - street parking would be 382 spaces. The request also includes a Traffic Study pursuant to the City's Traffic Phasing Ordinance and a Lot Merger application to combine two lots into a single lot for the commercial development. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. _ approving Site Development Review No. SD2013 -003, Traffic Study No. TS2014 -001, and Lot Merger No. LM2013 -005 (Attachment No. PC 1). 1 INTENTIONALLY BLANK PAGE Westcliff Medical (PA2013 -154) June 19, 2014 Page 2 LOCATION GENERAL PLAN ZONING F CURRENT USE l g ! I General Commercial CG Commercial General CG Commercial NORTH I Neighborhood Commercial C I Commercial Neighborhood (CN) Commercial SOUTH I Multiple -Unit Residential (Rm) I Planned Community (PC -4) Apartments EAST I Multiple -Unit Residential RM Multiple -Unit Residential (RM) Multiple -unit residential WEST Costa Mesa Costa Mesa Commercial 7L'' /iii . f •• a- � GENERALPLAN EMU Mk t. A LOCATION GENERAL PLAN ZONING F CURRENT USE ON -SITE I General Commercial CG Commercial General CG Commercial NORTH I Neighborhood Commercial C I Commercial Neighborhood (CN) Commercial SOUTH I Multiple -Unit Residential (Rm) I Planned Community (PC -4) Apartments EAST I Multiple -Unit Residential RM Multiple -Unit Residential (RM) Multiple -unit residential WEST Costa Mesa Costa Mesa Commercial s Westcliff Medical (PA2013 -154) June 19, 2014 Page 3 INTRODUCTION Project Setting The project site is composed of two parcels on Westcliff Drive near the boundary with the City of Costa Mesa and opposite the Westcliff Plaza shopping center. The first subject parcel is located at the southeast corner of the intersection of Westcliff Drive and Irvine Avenue (2043, 2121, and 2131 Westcliff Drive). The parcel is 2.46 acres and is developed with multiple commercial buildings and shared surface parking. The eastern parcel (2011 Westcliff Drive) is 0.93 acres and is developed with a 14,375 - square -foot medical office complex and surface parking. To the north, east, and west of the subject properties are commercial uses and to the south of the subject property are multiple -unit residential uses. Project Description The applicant proposes to partially demolish existing buildings and construct new buildings as shown in Table 1 and Table 2 below, which results in a net increase of 19,561 square feet. The project also includes the construction of a parking structure with 269 parking spaces. The structure and a reconfigured surface parking lot create a total of 382 spaces. The project includes closing one driveway on Irvine Avenue, relocating two driveways on Sherington Place, and constructing a second driveway on Westcliff Drive. The applicant's project description is provided as Attachment No. PC 3. The design of the new construction would match the existing buildings that are remaining on site. The design includes cantilevered balconies, arcades, and varied roof heights. The primary materials would consist of plaster, stone, and metal, as shown in the materials board (board will be provided at the hearing and a photograph is Attachment No. PC 4), photographic simulations (Attachment No. PC 5), and project plans (Attachment No. PC 10). The applicant proposes a mix of medical office, retail, bank, and restaurant uses; however, future use of the site will be regulated pursuant to the General Plan and Zoning Code requirements. Table 1 — Existing Buildings and Demolition Address Existing SF Demolish SF Remaining SF 2011 14,375 14,375 0 2043 24,208 4,937 19,271 (Building 2 2121 6,037 6,037 0 2131 9,500 - 9,500 (Building 1 Total 54,110 25,339 28,771 4 Westcliff Medical (PA2013 -154) June 19, 2014 Page 4 Table 2 — Proposed Buildings Building Existing (SF) New (SF) Total (SF) 1 9,500 - 9,500 2 19,271 1,638 20,909 3 - 11,722 11,722 4 - 31,540 31,540 Total 28,771 44,900 73,671 A Site Development Review is required for all nonresidential construction projects over 20,000 square feet of gross floor area in order to ensure a quality project with respect to consistency with General Plan policies, the physical characteristics of the site, and minimizing potential negative visual impacts. A Traffic Study is required due to the projected number of trips resulting from the proposed project. The applicant requests the Lot Merger to combine the two lots into a single lot for the proposed development. The applicant anticipates that construction will take approximately 16 -33 months and will occur in 4 phases as described in the draft Construction Management Plan (Attachment No. PC 6). During construction, some tenants will continue their occupancy and code - required parking and sufficient circulation will be provided at all times. The Draft Resolution includes Condition of Approval No. 6, requiring final approval of the Construction Management Plan by the Community Development Director, as minor changes may be required once a contractor and construction management team is hired by the applicant. Analysis General Plan and Zoning Code The subject properties are designated as General Commercial (CG) within the Land Use Element of the General Plan and Commercial General (CG) within the Zoning Code. The CG designation is intended to provide for a wide variety of commercial activities oriented primarily to serve citywide or regional needs. Medical offices, banks, retail sales, and service uses are allowed uses within the CG Zoning District, and eating and drinking establishments are allowed subject to approval of a use permit. The proposed project and anticipated uses are consistent with the requirements of the General Plan and Zoning Code. Future land uses will be allowed pursuant to the CG Zoning District requirements. 0 Westcliff Medical (PA2013 -154) June 19, 2014 Page 5 Applicable General Plan Policies LU 5.2.1 (Architecture and Site Design) requires that new development exhibit a high level of architectural and site design. LU 5.2.2 (Buffering Residential Areas) requires that commercial uses adjoining residential uses be designed to be compatible and minimize impacts. The proposed buildings are designed with complementary colors and materials, including beige and brown plaster and stone. These materials are accented with black canvas awnings and grey metal rails. The buildings are modulated to promote visual interest and include cantilevered balconies, arcades, and varied roof heights. The parking structure design also uses the same colors and materials as the buildings with additional architectural features that complement the site, including green screens to soften the overall visual effect of the parking structure. The parking structure would be 8 feet under the height limit, and surrounded by a combination of shrubs and trees. The proposed project includes a 3- foot -7 -inch landscape strip adjacent to the surface parking spaces all along Westcliff Drive, where no landscaping previously existed. The project would provide a large landscaped plaza on the north side of Building 2. The proposed project also includes landscaped courtyards and pedestrian areas between Building 2 and Building 4 and between the parking structure and Buildings 2 and 4. To the south of the subject properties are residential uses that are separated by a 60- foot -wide right -of -way, including sidewalks and parkway landscaping. The parking structure is the closest structure to the residential uses, and is set back 5 feet from the property line with a landscape strip, including trees, providing a buffer and softening the view. The proposed project includes trash enclosures and all refuse will be required to be screened from view of neighboring properties. The trash enclosure will have a decorative solid roof for aesthetic and screening purposes. The proposed lighting will be designed to meet City safety standards with a combination of parking lot lighting and decorative light poles in the landscaped plazas. The lighting will be maintained to shield the adjacent residential properties and not produce glare onto adjacent roadways. Site Development Review The development standards for the proposed project are regulated by Section 20.20.030 (Commercial Zoning Districts General Development Standards). Height The height limit for structures within the nonresidential, nonshoreline height limit zone is 32 feet for a flat roof and 37 feet for a pitched roof. The height of a structure may be increase up to a maximum of 50 feet with a flat roof and 55 feet with a sloped roof through the approval of a Site Development Review. All of the buildings are proposed with a flat roof or parapet, which are limited to 32 feet in height. The height of the 0 Westcliff Medical (PA2013 -154) June 19, 2014 Page 6 proposed buildings is described in Table 3. The applicant requests an allowed increase in height for two buildings. Additionally, the elevator within the parking structure is proposed to be 35 feet in height and Building 2 includes a mechanical screen wall at 44 feet in height. Table 3 — Building Height Building Proposed Height Requested Increase 1 32' 0' 2 33.5' 1.5' 3 32' 0' 4 48' 16' Parking Structure 24' 0' Setbacks The subject property has a zero setback requirement from each property line. The proposed project includes increased setback areas and landscaping to provide a buffer from the buildings to the property lines and to soften the aesthetic from sidewalks and public rights -of -way. The two buildings that are proposed to have an increased height are located in the middle of the property over 50 feet from Westcliff Drive and over 130 feet from the Sherington Place property line. The parking structure is proposed to be setback five feet from the property line with landscaping and decorative features to soften the view from Sherington Place and the nearby residential uses. Floor Area The maximum floor area is determined by a ratio of floor area to land area (FAR). The 147,446- square -foot site can be developed with a maximum 0.50 FAR, which allows for 73,722 square feet of gross floor area. The proposed project includes a total floor area for all buildings of 73,671 square feet, which is below the maximum 0.50 FAR and no deviation from the code - requirements is requested. Parking The proposed project includes surface parking and a structure with a total of 382 parking spaces. The parking requirement for the proposed development is 372 spaces, so there is a surplus of 10 spaces. The proposed uses and parking requirements are depicted in Table 4. Future use of restaurant tenant space within the proposed development will require additional review, and the parking requirement will be established by use permit. In the analysis below, the restaurant parking requirement is based on assumptions of net public area and code - required parking. W Westcliff Medical (PA2013 -154) June 19, 2014 Page 7 Table 4 - Parking Requirement Use Parking Rate Floor Area (SF) Parking Requirement Medical Office 1/200 gross floor area 44,864 225 Retail 1/250 gross floor area 19,041 77 Bank 1/250 gross floor area 4,500 18 Restaurant 1/40 net public area 5,266 52 Total 73,671 372 Pursuant to Section 20.52.080 (Site Development Review), the Planning Commission must make the following findings in order to approve a Site Development Review: 1. Allowed within the subject zoning district; 2. In compliance with all of the applicable criteria [below]: i. Compliance with this section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; ii. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether the relationship is based on standards of good design; iii. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; iv. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; v. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and vi. The protection of significant views from public right(s) -of -way and compliance with Section 20.30. 100 (Public View Protection); and 3. Not detrimental to the harmonious and orderly growth of the City, nor endangers, jeopardizes, or otherwise constitutes a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. Pursuant to Section 20.30.060 (Height Limits and Exceptions), the Planning Commission must make the following findings in order to allow additional height in conjunction with the Site Development Review: 1. The project applicant is providing additional project amenities beyond those that are otherwise required. Examples of project amenities include, but are not limited to: Hr Westcliff Medical (PA2013 -154) June 19, 2014 Page 8 i. Additional landscaped open space; ii. Increased setback and open areas; iii. Enhancement and protection of public views; and 2. The architectural design of the project provides visual interest through the use of light and shadow, recessed planes, vertical elements, and varied roof planes; 3. 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) provides a gradual transition to taller or shorter structures on abutting properties; and 4. The structure will have no more floor area than could have been achieved without the approval of the height increase. Staff believes sufficient facts exist to support the Site Development Review request for the proposed project and increased height, as demonstrated in the draft Resolution (Attachment No. PC 1). The proposed project is consistent with the General Plan and Zoning Code. The existing and proposed structures are arranged in a way to provide for harmonious relationships with one another and with the adjacent surroundings through site layout, building positioning, and height of the various buildings. The project utilizes consistent architectural features, colors, materials, and landscape palette throughout. The height, bulk, and scale of the proposed project are compatible with the commercial and residential uses in the area. The proposed buildings provide more than the required setbacks and are of varying heights. The proposed 382 parking spaces would allow for a good mix of uses. The project includes closing one driveway on Irvine Avenue, relocating two driveways on Sherington Place, and constructing a second driveway on Westcliff Drive. Vehicular access to the abutting property will be maintained. Appropriate vehicular and pedestrian access is provided on the subject properties with the three surrounding public streets. The proposed site layout provides efficient vehicular circulation throughout the site. Adequate pedestrian access is provided from the three adjacent streets to the site and full pedestrian circulation would be provided between the buildings. The circulation and access were reviewed and approved by the City Traffic Engineer. The proposed landscaping is designed to meet water efficiency standards and to beautify and enhance the overall ensemble of buildings, parking, and open space areas. The proposed project also includes bioswales for improved water quality. The project includes several plazas and pedestrian landscape areas. The proposed project includes enhanced lighting of the site for security, which will be designed to meet City safety standards with a combination of parking lot lighting and decorative light poles in the landscaped plazas. The lighting will be maintained to shield the adjacent residential properties and not produce glare onto adjacent roadways. The subject property is not I Westcliff Medical (PA2013 -154) June 19, 2014 Page 9 located at or near a public view point or corridor where the increased height of the buildings would be a potential issue. Traffic Study Municipal Code Chapter 15.40 (Traffic Phasing Ordinance) requires that a traffic study be prepared and findings be made if a proposed project will generate in excess of 300 average daily trips (ADT). Pursuant to Section 15.04.030.A, the Planning Commission must make the following findings in order to approve the project: 1. That a traffic study for the project has been prepared in compliance with this chapter and Appendix A; 2. That, based on the weight of the evidence in the administrative record, including the traffic study, one of the findings for approval in subsection (B) can be made: 15.40.030.8.1 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. 3. 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. A traffic study, titled " Westcliff Drive Medical Offices Traffic Impact Analysis" dated June 9, 2014, was prepared by Kunzman Associates, Inc. under the supervision of the City Traffic Engineer pursuant to the Traffic Phasing Ordinance (TPO) and its implementing guidelines (Attachment No. PC 8). Project - related vehicle traffic is expected to increase by 1,727 average daily trips, 100 morning peak hour trips and 120 evening peak hour trips. The traffic study concluded that the project generated trips would not result in a significant traffic impact. Construction of the project is anticipated to be completed in 2015. The traffic study indicates that the project will increase traffic on 6 of the 16 study intersections by one percent or more during peak hour periods one year after the completion of the project and, therefore, these 6 intersections required further Intersection Capacity Utilization (ICU) analysis. Utilizing the ICU analysis specified by the TPO, the traffic study determined that the 6 primary intersections identified will continue to operate at satisfactory levels of service as defined by the Traffic Phasing Ordinance, and no mitigation is required. 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 or the City of Costa Mesa. Therefore, staff recommends that the Planning Commission find that the traffic 10 Westcliff Medical (PA2013 -154) June 19, 2014 Page 10 study has been prepared in compliance with the TPO, subject to the findings and facts in support of findings provided in the Draft Resolution (Attachment No. PC 1). Lot Merger Pursuant to Sections 19.68.030 and 19.08.030 of the Municipal Code, the Planning Commission must make the following findings in order to approve a Lot Merger: 1. Approval of the merger will not, under the circumstances of this particular case, be detrimental to the health, safety, peace, comfort and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City, and further that the proposed lot merger is consistent with the legislative intent of this title; 2. The lots to be merged are under common fee ownership at the time of the merger,• 3. The lots as merged will be consistent or will be more closely compatible with the applicable zoning regulations and will be consistent with other regulations relating to the subject property including, but not limited to, the General Plan and any applicable Coastal Plan or Specific Plan; 4. Neither the lots as merged nor adjoining parcels will be deprived of legal access as a result of the merger; 5. The lots as merged will be consistent with the pattern of development nearby and will not result in a lot width, depth or orientation, or development site that is incompatible with nearby lots. In making this finding, the review authority may consider the following: a. Whether development of the merged lots could significantly deviate from the pattern of development of adjacent and /or adjoining lots in a manner that would result in an unreasonable detriment to the use and enjoyment of other properties. b. Whether the merged lots would be consistent with the character or general orientation of adjacent and /or adjoining lots. c. Whether the merged lots would be conforming or in greater conformity with the minimum lot width and area standards for the zoning district; and 6. The proposed division of land complies with requirements as to area, improvement and design, flood water drainage control, appropriate improved public roads and property access, sanitary disposal facilities, water supply availability, environmental protection, and other applicable requirements of this title, the Zoning Code, the General Plan, and any applicable Coastal Plan or Specific Plan. 11 Westcliff Medical (PA2013 -154) June 19, 2014 Page 11 Staff believes sufficient facts exist to support the Lot Merger request for the proposed project, as demonstrated in the Draft Resolution (Attachment No. PC 1). The proposed merger lot would result in a 147,446- square -foot parcel consistent with the minimum lot area and width standards of the Zoning Code. Vehicular access to the abutting property will be maintained. Appropriate vehicular and pedestrian access would be provided on the merged lot with the three surrounding public streets. Approval of the proposed lot merger would remove the existing interior lot line, and allow the property to be used as a single site. The proposed lot would comply with all design standards and improvements required for new subdivisions by Title 19 and the General Plan. Pursuant to Zoning Code Section 19.08.030, the Planning Commission may waive the requirements for a parcel map for mergers resulting in the net elimination of no more than three parcels. In this case, the Lot Merger would result in one parcel being eliminated and staff recommends the waiver of the parcel map. The Lot Merger exhibit is provided as Attachment No. PC 9. Environmental Review Staff recommends that the Planning Commission find that the project is categorically exempt under Section 15332, of the California Environmental Quality Act (CEQA) Guidelines — Class 32 (In -Fill Development Projects). Class 32 consists of projects characterized as in -fill development meeting the following conditions discussed below: a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The subject properties are designated as General Commercial (CG) within the Land Use Element of the General Plan and are located within the Commercial General (CG) Zoning District. The CG designation is intended to provide for a wide variety of commercial activities oriented primarily to serve citywide or regional needs. The proposed uses (including medical office, bank, retail, service, and eating and drinking establishment) are allowed uses within the CG Zoning District. The project complies with the 0.5 Floor Area Ratio and other development standards with the approval of the subject application. b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The project site is within the incorporated City limits and is 3.39 acres in area. The site is surrounded by urban uses. To the north, east, and west of the project site are areas developed with commercial uses, including retail sales, restaurants, personal services, offices, and financial institutions. To the south of the project site and northeast beyond the commercial areas are multiple -unit residential neighborhoods. 12 Westcliff Medical (PA2013 -154) June 19, 2014 Page 12 c) The project site has no value as habitat for endangered, rare or threatened species. No native vegetation or habitat exists on the subject property. The site is currently developed with multiple commercial buildings and a surface parking lot with no natural habitat nearby, and therefore has no value as habitat for endangered, rare, or threatened species. d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. A traffic study was conducted pursuant to Municipal Code Chapter 15.40 (Traffic Phasing Ordinance). Project - related vehicle traffic is expected to increase by 1,727 average daily trips, 100 morning peak hour trips and 120 evening peak hour trips. The traffic study concluded that the project generated trips would not result in a significant traffic impact. Construction activities associated with the proposed project would be conducted within the daytime hours specified in the City's Noise Ordinance. Given the temporary nature of construction noise and the proposed construction phasing, the noise associated with the construction is not anticipated to result in a significant impact. The operational noise associated with the proposed project would be required to meet the City's noise requirements. Nuisance issues, truck deliveries, and mechanical equipment are all controlled by existing City policies and regulations. The allowed and proposed land uses are not expected to generate significant noise and would be required to comply with noise regulations including maximum exterior noise levels. Land uses that have been associated with noise concerns or other nuisance events in the past would require additional discretionary review, such as a large fitness facility, restaurant, or bar. The project is not anticipated to result in any air quality impacts as the project would be developed at the intensity allowed by the General Plan and Zoning Code, and the construction and operation of the project would meet all local, state, and federal requirements. Additionally, the project would not produce any toxic chemicals, pesticides, or other pollutants and the site is not in proximity to a school, convalescent facility, or other sensitive land uses. The nearest residential uses to the south are separated from the project site by a 60- foot -wide public street. The project would be conditioned to comply with the regional Air Quality Management Plan established by the Southern California Air Quality Management District to ensure that construction impacts are minimized. Therefore, the project will not result in any significant effects related to air quality. Construction and operation of the project would comply with all applicable water quality regulatory requirements. The applicant provided a water quality management plan (WQMP) that was prepared by an engineer and reviewed by the City's Building Division. Compliance with applicable regulatory requirements and implementation of the project 13 Westcliff Medical (PA2013 -154) June 19, 2014 Page 13 design features, including the Best Management Practices within the WQMP, would ensure that there are no water quality impacts as a result of the proposed project. e) The site can be adequately served by all required utilities and public services. The water and sanitary sewer services are provided by the City for the subject properties. The existing utilities and public services have been adequate for the site. City records show six sewer laterals serving this site and water mains surrounding subject properties with sufficient capacities to meet the demands of a development like the one being proposed. The applicant intends to re -route and provide power and telecom lines for the proposed project as necessary. The nearest fire station is approximately 0.6 miles north of the project site at Irvine Avenue and Dover Drive. The proposed project would continue to be adequately served by existing fire, police, and other public services. Summary The applicant's proposal is consistent with the General Plan and Zoning Code; provides enhanced landscaping, setbacks, architectural design, and other amenities; and it does not create a traffic impact. Alternatives Should the Planning Commission decide to approve a modified project based on the required findings for approval, the Commission should provide direction to the applicant and staff regarding the project design and continue the application. The Planning Commission also has the option to deny the application if any of the required findings cannot be made (a draft resolution for denial is provided as Attachment No. PC 2). 14 Westcliff Medical (PA2013 -154) June 19, 2014 Page 14 Public Notice Notice of this application was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights -of- way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by Submitted by: �iL?i`rtf F6r6 Weno, Associate Planner ATTACHMENTS PC 1 Draft Resolution - Approve PC 2 Draft Resolution - Deny PC 3 Applicant's Project Description PC 4 Photograph of Materials Board PC 5 Photographic Simulations PC 6 Draft Construction Management Plan PC 7 Water Quality Management Plan PC 8 Traffic Study PC 9 Lot Merger Exhibit PC 10 Project Plans , Deputy Director 15 INTENTIONALLY BLANK PAGE 10 Attachment No. PC 1 Draft Resolution - Approve 17 INTENTIONALLY BLANK PAGE 12 RESOLUTION NO. # # ## A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING SITE DEVELOPMENT REVIEW NO. SD2013 -003, TRAFFIC STUDY NO. TS2014 -001, AND LOT MERGER NO. LM2013 -005, FOR A NONRESIDENTIAL DEVELOPMENT PROJECT LOCATED AT 2011, 2043, 2121, AND 2131 WESTCLIFF DRIVE (PA2013 -154) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Architects Orange, with respect to property located at 2011, 2043, 2121, and 2131 Westcliff Drive, and legally described as Parcel 1 of Lot Line Adjustment No. LA2003 -041 and the northwesterly 140 feet of Lot 3, Tract 4225, requesting approval of a Site Development Review, Traffic Study, and Lot Merger. 2. The applicant requests a Site Development Review for thej�bnstruction of two buildings and a three -level parking structure, as well as an addition to an existing building. The proposal includes the demolition of 25,339 square feet of building area. The proposed project would result in four buildings totaling 73,671 gross square feet. The total amount of off - street parking would be 382 spaces. The request also includes a Traffic Study pursuant to the City's Traffic Phasing Ordinance and a Lot Merger to combine two lots into a single lot for the commercial development. 3. The subject property is located within the Commercial General (CG) Zoning District and the General Plan Land Use Element category is General Commercial (CG). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on June 19, 2014, in the Council Chambers at 100 Civic Center Drive, Newport Beach. 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. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project has been determined to be categorically exempt under the requirements of the California Environmental Quality Act under Class 32 (In -Fill Development Projects). 2. Class 32 consists of projects characterized as in -fill development meeting the following conditions discussed below: 19 Planning Commission Resolution No. #### Paqe 2 of 18 a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The subject properties are designated as General Commercial (CG) within the Land Use Element of the General Plan and are located within the Commercial General (CG) Zoning District. The CG designation is intended to provide for a wide variety of commercial activities oriented primarily to serve citywide or regional needs. The proposed uses (including medical office, bank, retail, service, and eating and drinking establishment) are allowed uses within the CG Zoning District. The project complies with the 0.5 Floor Area Ratio and other development standards with the approval of the subject application. b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The project site is within the incorporated City limits and is 3.39 acres in area. The site is surrounded by urban uses. To the north, east, and west of the project site are areas developed with commercial uses, including retail sales, restaurants, personal services, offices, and financial institutions. To the south of the project site and northeast beyond the commercial areas are multiple -unit residential neighborhoods. c) The project site has no value as habitat for endangered, rare or threatened species. No native vegetation or habitat exists on the subject property. The site is currently developed with multiple commercial buildings and a surface parking lot with no natural habitat nearby, and therefore has no value as habitat for endangered, rare, or threatened species. d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. A traffic study was conducted pursuant to Municipal Code Chapter 15.40 (Traffic Phasing Ordinance). Project - related vehicle traffic is expected to be increase by 1,727 average daily trips, 100 morning peak hour trips and 120 evening peak hour trips. The traffic study concluded that the project generated trips would not result in a significant traffic impact. Construction activities associated with the proposed project would be conducted within the daytime hours specified in the City's Noise Ordinance. Given the temporary nature of construction noise and the proposed construction phasing, the noise associated with the construction is not anticipated to result in a significant impact. The operational noise associated with the proposed project would be required to meet the City's noise requirements. Nuisance issues, truck deliveries, and mechanical equipment are all controlled by existing City policies and regulations. The allowed and proposed land uses are not expected to generate significant noise and would be required to comply with noise regulations including maximum exterior noise levels. Land uses that have been associated with noise concerns or other nuisance events in the past would require additional discretionary review, such as a large fitness facility, restaurant, or bar. 08 -09 -2013 20 Planning Commission Resolution No. #### Pace 3 of 18 The project is not anticipated to result in any air quality impacts as the project would be developed at the intensity allowed by the General Plan and Zoning Code, and the construction and operation of the project would meet all local, state, and federal requirements. Additionally, the project would not produce any toxic chemicals, pesticides, or other pollutants and the site is not in proximity to a school, convalescent facility, or other sensitive land uses. The nearest residential uses to the south are separated from the project site by a 60- foot -wide public street. The project would be conditioned to comply with the regional Air Quality Management Plan established by the Southern California Air Quality Management District to ensure that construction impacts are minimized. Therefore, the project will not result in any significant effects related to air quality. Construction and operation of the project would comply with all applicable water quality regulatory requirements. The applicant provided a water quality management plan (WQMP) that was prepared by an engineer and reviewed by the City's Building Division. Compliance with applicable regulatory requirements and implementation of the project design features, including the Best Management Practices within the WQMP, would ensure that there are no water quality impacts as a result of the proposed project. e) The site can be adequately served by all required utilities and public services. The water and sanitary sewer services are provided by the City for the subject properties. The existing utilities and public services have been adequate for the site. City records show six sewer laterals serving this site and water mains surrounding subject properties with sufficient capacities to meet the demands of a development like the one being proposed. The applicant intends to re -route and provide power and telecom lines for the proposed project as necessary. The nearest fire station is approximately 0.6 miles north of the project site at Irvine Avenue and Dover Drive. The proposed project would continue to be adequately served by existing fire, police, and other public services. SECTION 3. REQUIRED FINDINGS. Site Development Review In accordance with Section 20.52.080 (Site Development Review) of the 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: 1. The subject properties are located within the Commercial General (GC) Zoning District. The CG designation is intended to provide for a wide variety of commercial activities oriented primarily to serve citywide or regional needs. Medical offices, financial institutions, retail sales, and personal services are allowed uses within the CG 08 -09 -2013 21 Planning Commission Resolution No. #### Paqe 4 of 18 Zoning District. Eating and drinking establishments are an allowed use subject to approval of a use permit. The proposed nonresidential construction over 20,000 square feet in gross floor area is an allowed use within this district subject to the approval of a Site Development Review. Finding: B. In compliance with all of the applicable criteria [below]: a. Compliance with this Section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; b. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent development; and whether the relationship is based on standards of good design; c. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; d. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; e. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and f. The protection of significant views from public right(s) -of -way and compliance with Section 20.30. 100 (Public View Protections). Facts in Support of Finding: The subject properties are designated as General Commercial (CG) within the Land Use Element of the General Plan and Commercial General (CG) within the Zoning Code. The CG designation is intended to provide for a wide variety of commercial activities oriented primarily to serve citywide or regional needs. Medical offices, banks, retail sales, personal services, and eating and drinking establishments are allowed uses within the CG Zoning District. 2. The existing and proposed structures are arranged in a way to provide for harmonious relationships with one another and with the adjacent surroundings through site layout and positioning of the various buildings. Additionally, the project utilizes consistent architectural features, colors, materials, and landscape palette throughout. 3. The height, bulk, and scale of the proposed project are compatible with the commercial and residential uses in the area. The proposed buildings are of varying heights and provide more than the required setbacks. Building 1 and Building 3 are proposed at the 32 -foot height limit. Building 2 is proposed to be 36 feet in height, which is 4 feet above the height limit, with a mechanical screen wall at 44 feet in height. Building 4 is proposed to be 48 feet in height, which is 16 feet above the height limit. The parking structure is proposed to be 24 feet in height. The two buildings that are proposed to have an increased height are located in the middle of the property over 50 feet from Westcliff Drive and over 130 feet from the Sherington 08 -09 -2013 22 Planning Commission Resolution No. #### Pace 5 of 18 Place property line. The parking structure is proposed to be setback five feet from the property line with landscaping and decorative features to soften the view from Sherington Place and provide separation from the nearby residential uses. 4. The proposed project includes two- and three -story buildings. The buildings surrounding the site have varied heights, from one -story to the north and east, three - story buildings to the south, and a two -story and a six -story building to the west. 5. Appropriate vehicular and pedestrian access is provided with the three surrounding public streets. The proposed site layout provides efficient vehicular circulation throughout the site. Adequate pedestrian access is provided from the three adjacent streets to the site and full pedestrian circulation would be provided between the buildings. Adequate access drives exist on two of the surrounding streets to service the site and the driveways are positioned to provide safe ingress /egress at the site. The Public Works Department has reviewed and approved the parking configuration. 6. The proposed landscaping is designed to meet water efficiency standards and to beautify and enhance the overall ensemble of buildings, parking, and open space areas. The proposed project also includes bioswales. 7. The project includes several plazas, courtyards, and pedestrian landscaped areas. 8. The subject property is not located at or near a public view point or corridor as identified in the General Plan Figure NR3 (Coastal Views); and therefore, is in compliance with Section 20.30.100 (Public View Protections). Finding: C. The proposed development is 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: 1. The new construction would comply with all Building, Public Works, and Fire Codes. The project would comply with all City ordinances and conditions of approval. 2. 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. 3. The proposed lighting would be designed to meet City safety standards with a combination of parking lot lighting and decorative light poles in the landscaped plazas. The lighting will be maintained to shield the adjacent residential properties and not produce glare onto adjacent roadways and will be subject to inspection before occupancy. 08 -09 -2013 2S Planning Commission Resolution No. #### Pace 6 of 18 4. The proposed project includes 382 parking spaces and complies with the parking requirements pursuant to Chapter 20.40, which will allow for a mix of commercial uses. Height Pursuant to Section 20.30.060 (Height Limits and Exceptions), the Planning Commission must make the following findings in order to allow additional height in conjunction with the Site Development Review: Finding: D. The project applicant is providing additional project amenities beyond those that are otherwise required. Examples of project amenities include, but are not limited to: i. Additional landscaped open space; ii. Increased setback and open areas; iii. Enhancement and protection of public views. 04\' Facts in Support of Findinc: 1. The landscaping plan incorporates additional ornamental groundcover, vines, shrubs, and trees to help soften and buffer the massing of the parking structure and commercial buildings and enhance the streetscape along the three public rights -of- way. 2. The proposed project includes a 3- foot -7 -inch landscape strip adjacent to the parking spaces all along Westcliff Drive, where no landscaping previously existed. The project would provide a large landscaped plaza on the north side of Building 2. The proposed project also includes landscaped courtyards and pedestrian areas between Building 2 and Building 4 and between the parking structure and Buildings 2 and 4. 3. The proposed buildings are setback from the property lines and are separated by parking, drive aisles, landscaping, and open space. Buildings 1 and 3 are proposed along the western side of the property along Irvine Avenue. Buildings 2 and 4 are proposed in the center of the site with adjacent courtyards and plazas. 4. The subject property is not located at or near a public view point or corridor as identified in the General Plan Figure NR3 (Coastal Views). However, the additional project amenities improve the view of the site from adjacent properties and public streets. Finding: E. The architectural design of the project provides visual interest through the use of light and shadow, recessed planes, vertical elements, and varied roof planes. 08 -09 -2013 24 Planning Commission Resolution No. #### Paqe 7 of 18 Facts in Support of Finding: 1. The proposed project includes buildings that have enhanced architectural design with cantilevered balconies, arcades, varied roof (parapet) heights, and a richness of materials (plaster, stone, and metal). The parking structure design uses the same colors and materials as the buildings with additional architectural features that complement the site, including green screens to soften the overall impact of the parking structure. The varied building heights provide additional visual interest for the site. Finding: F. 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) provides a gradual transition to taller or shorter structures on abuttlit properties. Facts in Support of Findinq: 1. The increased height would not result in undesirable or abrupt scale changes between the proposed structure and existing adjacent development due to the large distance between the proposed building and the buildings in the vicinity. The site is surrounded on three sides by public streets. Building 4 is set back off of Westcliff Drive near the three -story Building 2 which has a parapet height of 33 feet 6 inches with a mechanical screening wall at a height of 44 feet. The change of scale between Building 4 and the building on the adjacent property to the east is eased by the 60 -foot distance between the two structures. The buildings to the east on Westcliff Drive are one -, two -, and three -story buildings. In addition, within a half mile radius of the subject properties, a number of buildings exceed 32 feet in height. Finding: G. 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: 1. The maximum floor area is determined by a ratio of floor area to land area (FAR). The 147,446- square -foot site can be developed with a maximum 0.50 FAR, which allows for 73,722 square feet of gross floor area. The proposed project with the request for increased height includes a total floor area for all buildings of 73, 671 square feet, which is below the maximum 0.50 FAR and no deviation from the code - requirements is requested. 08 -09 -2013 25 Planning Commission Resolution No. #### Paqe 8 of 18 Traffic Study In accordance with Section 15.40.030 (Traffic Phasing Ordinance) of the Municipal Code, the following findings and facts in support of such findings are set forth: Finding: H. That a traffic study for the project has been prepared in compliance with this chapter and Appendix A (Chapter 15.401. Facts in Support of Finding: 1. A traffic study, titled "Westcliff Drive Medical Offices Traffic Impact Analysis" dated June 9, 2014, was prepared by Kunzman Associates, Inc. under the supervision of the City Traffic Engineer for the Project in compliance w Municipal Code Chapter 15.40 (Traffic Phasing Ordinance). /� Finding: I. That, based on the weight of the evidence in the administrative record, including the traffic study, one of the findings for approval in subsection (8) can be made: 15.40.030.6.1 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: q, '% 1. Construction of the project is anticipated to be completed in 2015. If the project is not completed within sixty (60) months of this approval, preparation of a new traffic study will be required. 2. The traffic study indicates that the project will increase traffic on 6 of the 16 study intersections by one percent or more during peak hour periods one year after the completion of the project and, therefore, these 6 intersections require further Intersection Capacity Utilization (ICU) analysis. 3. Utilizing the ICU analysis specified by the TPO, the traffic study determined that the 6 primary intersections identified will continue to operate at satisfactory levels of service as defined by the Traffic Phasing Ordinance, and no mitigation is required. 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. 08 -09 -2013 20 Planning Commission Resolution No. #### Paqe 9 of 18 Finding: J. 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: 1. No improvements or mitigation are necessary because 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. Lot Merger In accordance with Sections 19.68.030 and 19.08.030 of the Municipal Code, the following findings and facts in support of such findings are set forth: Finding: K. Approval of the merger will not, under the circumstances of this particular case, be detrimental to the health, safety, peace, comfort and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City, and further that the proposed lot merger is consistent with the legislative intent of this title. Facts in Support of Finding: 1. The lot merger to combine two existing legal lots by removing the interior lot line between the lots will not result in the creation of additional parcels. 2. The project is in an area with an average slope of less than 20 percent. 3. The lot merger is consistent with the purpose and intent of Title 19 (Subdivisions). The proposed merger will protect land owners and surrounding residents, and will preserve the public health, safety, and general welfare of the City. 4. The future development on the proposed parcel will be subject to the Zoning Code development standards and the Site Development Review being processed concurrently. Finding: L. The lots to be merged are under common fee ownership at the time of the merger. Facts in Support of Finding: The two lots to be merged are under common fee ownership. 08 -09 -2013 27 Planning Commission Resolution No. #### Paqe 10 of 18 Finding: M. The lots as merged will be consistent or will be more closely compatible with the applicable zoning regulations and will be consistent with other regulations relating to the subject property including, but not limited to, the General Plan and any applicable Coastal Plan or Specific Plan. Facts in Support of Finding: 1. The subject properties are designated as General Commercial (CG) within the Land Use Element of the General Plan. The CG designation is intended to provide for a wide variety of commercial activities oriented primarily to serve citywide or regional needs. The mix of land uses will generally remain the same and the merger will not affect the uses on the subject site. 2. The merged lot would retain the Commercial General (CG) zoning designation, consistent with the properties along Westcliff Drive. The CG Zoning District is intended to provide for a wide variety of commercial activities oriented primarily to serve citywide or regional needs. Medical offices, banks, retail sales, and service uses are allowed uses within the CG Zoning District, and eating and drinking establishments are allowed subject to approval of a use permit. The proposed project and anticipated uses are consistent with the requirements of the General Plan and Zoning Code. Future land uses will be allowed pursuant to the CG Zoning District requirements. 3. Section 20.20.030 of the Zoning Code establishes minimum lot area of 10,000 square feet and a minimum width of 50 feet for newly created lots within the CG Zoning District. Each of the two existing lots provide the minimum lot area and lot width requirements, and the proposed merger of the lots would create one 147,446- square -foot parcel that would be consistent with the minimum lot standards of the Zoning Code. 4. The subject property is not located within the Coastal Zone or a Specific Plan area. Finding: N. Neither the lots as merged nor adjoining parcels will be deprived of legal access as a result of the merger. Facts in Support of Finding: 1. The lots as merged will not be deprived of legal access as the merged lot will abut three public streets (Westcliff Drive, Irvine Avenue, and Sherington Place). 2. No adjoining parcels will be deprived of legal access as a result of the merger. Vehicular access to and from the adjacent property would remain via the public streets (Westcliff Drive and Sherington Place). 08 -09 -2013 ON Planning Commission Resolution No. #### Paqe 11 of 18 Finding: O. The lots as merged will be consistent with the pattern of development nearby and will not result in a lot width, depth or orientation, or development site that is incompatible with nearby lots. In making this finding, the review authority may consider the following: a. Whether development of the merged lots could significantly deviate from the pattern of development of adjacent and /or adjoining lots in a manner that would result in an unreasonable detriment to the use and enjoyment of other properties. b. Whether the merged lots would be consistent with the character or general orientation of adjacent and /or adjoining lots. c. Whether the merged lots would be conforming or in greater conformity with the minimum lot width and area standards for the zoning district. Facts in Support of Finding: 1. The Westcliff Plaza site across Westcliff Drive from the subject properties is over 10 acres. The other CG designated lots located along the south side of Westcliff Drive range from 23,039 square feet to 71,999 square feet in area. Several of the lots along Westcliff Drive are developed with attached, multi- tenant buildings that appear to be located on the same lot as a single development. The lots as merged would result in a 147,446- square -foot (3.38 acres) parcel that is comparable to the nearby pattern of development and would not result in unreasonable detriment to the use and enjoyment of other properties. 2. The merged lot would be consistent with the nearby lots to the east that are situated between Westcliff Drive and Sherington Place. These adjacent parcels are developed with multiple- tenant commercial buildings and shared surface parking in the front and rear of the buildings along Westcliff Drive and Sherington Place. 3. Section 20.20.030 of the Zoning Code establishes minimum lot area of 10,000 square feet and a minimum width of 50 feet for newly created lots within the CG Zoning District. The proposed merger of the lots would create one 147,446 square -foot parcel that would be consistent with the minimum lot width and area standards of the Zoning Code. Finding: P. The proposed division of land complies with requirements as to area, improvement and design, flood water drainage control, appropriate improved public roads and property access, sanitary disposal facilities, water supply availability, environmental protection, and other applicable requirements of this title, the Zoning Code, the General Plan, and any applicable Coastal Plan or Specific Plan. Facts in Support of Finding: 1. The two properties involved in the merger are currently improved. 08 -09 -2013 �9 Planning Commission Resolution No. #### Page 12 of 18 2. The merged lot would be surrounded on three sides by public streets and would comply with the applicable regulations of Title 19 (Subdivisions). 3. The proposed merger lot would be a 147,446- square -foot parcel consistent with the minimum lot area and width standards of the Zoning Code. 4. Future improvements on the site will be required to comply with the development standards of the Municipal Code and General Plan. 5. The proposed lot merger combines the properties into a single parcel of land and does not result in the elimination of more than one lot. 6. Approval of the proposed lot merger would remove the existing interior lot line, and allow the property to be used as a single site. The proposed lot would comply with all design standards and improvements required for new subdivisions by Title 19 and the General Plan. 7. The subject properties are not subject to a Coastal Plan or Specific Plan. 08 -09 -2013 30 Planning Commission Resolution No. #### Paqe 13 of 18 [.9x��[�P►[�Ux�169[�7►1 NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Site Development Review No. SD2013 -003, Traffic Study No. TS2014 -001, and Lot Merger No. LM2013 -005, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. The Site Development Review and Traffic Study shall become final and effective 14 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. 3. The Lot Merger shall become final and effective 10 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 19 Subdivisions, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 19TH DAY OF JUNE, 2014. AYES: NOES: ABSTAIN: ABSENT: BY: Bradley Hillgren, BY: IN Kory Kramer, Secretary 08 -09 -2013 31 Planning Commission Resolution No. #### Paqe 14 of 18 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans, and building elevations stamped and dated with the date of this approval, except as modified by applicable conditions of approval. The development shall also be in substantial conformance with the visual simulations and materials board. 2. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. 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 revocation of this Use Permit. 4. This Site Development Review may be modified or revoked by the Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 5. A copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 6. Prior to the issuance of a building permit, the Construction Management Plan ( "CMP ") shall be reviewed and approved by the Community Development Director. The project shall be implemented (constructed) in accordance with the CMP. 7. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City - adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. The construction plans must comply with the California Green Building Standards Code. 8. 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. 9. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner, or the leasing agent. 10. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and 08 -09 -2013 Planning Commission Resolution No. #### Page 15 of 18 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. 11. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Community Development Director, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 12. Prior to the issuance of a building permit, the applicant shall prepare photometric study in conjunction with a final lighting plan for approval by the Planning Division. The study shall show that lighting values are 1" foot - candle or less at all property lines. The plan shall show the site provides sufficient lighting that is appropriate for security and lighting for night -time activities. 13. Approved vehicle access for fire fighting shall be provided to all construction areas throughout construction. Vehicles access shall be provided to within 100 feet of temporary or permanent fire department connections. Vehicle access shall be provided by either temporary or permanent roads, capable of supporting vehicle loading under all weather conditions. Vehicle access shall be maintained until permanent fire apparatus access roads are available. 14. The applicant shall comply with all applicable requirements established by the Southern California Air Quality Management District ( SCAQMD), including SCAQMD Rule 403 requirements as follows: 08 -09 -2013 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. c. 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). 33 Planning Commission Resolution No. #### Paqe 16 of 18 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. i. The construction contractor shall utilize electric or natural gas - powered equipment instead of gasoline or diesel - powered engines, where feasible. Paved Roads j. 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. k. Streets shall be swept hourly if visible soil material has been carried onto adjacent public paved roads. I. 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. 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. 15. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self - latching gate) or otherwise screened from view of neighboring properties, except when placed for pick -up by refuse collection agencies. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 16. The applicant shall ensure that the trash dumpsters and /or receptacles are maintained to control odors. This may include the provision of either fully self- contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 08 -09 -2013 3T Planning Commission Resolution No. #### Page 17 of 18 17. Storage outside of the building in the front or at the rear of the property shall be prohibited, with the exception of the required trash container enclosure. 18. Street trees proposed to be removed shall be replaced at a minimum one to one basis with an approved tree species, unless otherwise approved by the Urban Forester. Irrigation shall be provided for all new street trees. 19. Pursuant to Municipal Code Chapter 13, one (1) 36 -inch box Hymenosporum flavum (Sweetshade) street tree shall be planted along the Sherington Place frontage, unless otherwise approved by the Urban Forester. 20. All improvements shall be constructed as required by Ordinance and Public Works Department standards. 21. The existing broken and /or otherwise damaged concrete sidewalk panels, curb and gutter, and driveway approaches along the Westcliff Drive, Irvine Avenue, and Sherington Place frontages shall be reconstructed, unless otherwise approved by the Public Works Department. 22. All existing curb ramps along the project frontage shall be upgraded to current Americans with Disabilities Act (ADA) standards. 23. An encroachment permit is required for all work activities within the public right -of -way. 24. All improvements shall comply with the City's sight distance requirement pursuant to City Standard 110 -L and Municipal Code Section 20.30.130. 25. In case of damage done to public improvements surrounding the development site by the private construction, additional reconstruction within the public right -of -way shall be required at the discretion of the Public Works Inspector. 26. All on -site drainage shall comply with the latest City Water Quality requirements. 27. All unused water services to be abandoned shall be capped at the main (corporation stop) and all unused sewer laterals to be abandoned shall be capped at property line. 28. All new and existing water services (i.e., domestic, landscaping, or fire) shall have its own water meter and shall be protected by a City approved backflow assembly. 29. All new and existing sewer laterals shall have a sewer cleanout installed pursuant to City Standard STD - 406 -L. 30. All parking stalls and drive aisle widths shall be pursuant to City Standards 805 -L -A and 805 -L -B. 08 -09 -2013 35 Planning Commission Resolution No. #### Paqe 18 of 18 31. A new sidewalk and driveway shall be constructed along the 135 foot easterly property frontage on Westcliff Drive, consistent with the City Standard STD - 180 -L, unless otherwise approved by the Public Works Department. 32. Prior to issuance of a building permit, the final vehicular circulation through the site shall be reviewed and approved by the City Traffic Engineer. 33. Prior to the issuance of a building permit, Fair Share Traffic Fees shall be paid in accordance with Municipal Code Chapter 15.38. 34. This approval shall expire and become void unless exercised within 24 months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach Municipal Code. 35. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of the Westcliff Medical Project including, but not limited to, the Site Development Review No. SD2013 -003, Traffic Study No. TS2014 -001, and Lot Merger No. LM2013 -005. 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. 08 -09 -2013 so Attachment No. PC 2 Draft Resolution - Deny 37 INTENTIONALLY BLANK PAGE MIS RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH DENYING SITE DEVELOPMENT REVIEW NO. SD2013 -003, TRAFFIC STUDY NO. TS2014 -001, AND LOT MERGER NO. LM2013 -005, FOR A NONRESIDENTIAL DEVELOPMENT PROJECT LOCATED AT 2011, 2043, 2121, AND 2131 WESTCLIFF DRIVE (PA2013 -154) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. An application was filed by Architects Orange, with respect to property located at 2011, 2043, 2121, and 2131 Westcliff Drive, and legally described as Parcel 1 of Lot Line Adjustment No. LA2003 -041 and the northwesterly 140 feet of Lot 3, Tract 4225, requesting approval of a Site Development Review, Traffic Study, and Lot Merger. 2. The applicant requests a Site Development Review for the construction of two buildings and a three -level parking structure, as well as an addition to an existing building. The proposal includes the demolition of 25,339 square feet of building area. The proposed project would result in four buildings totaling 73,671 gross square feet. The total amount of off - street parking would be 382 spaces. The request also includes a Traffic Study pursuant to the City's Traffic Phasing Ordinance and a Lot Merger to combine two lots into a single lot for the commercial development. 3. The subject property is located within the Commercial General (CG) Zoning District and the General Plan Land Use Element category is General Commercial (CG). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on June 19, 2014, in the Council Chambers at 100 Civic Center Drive, Newport Beach. 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. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. Pursuant to Section 15270 of the California Environmental Quality Act ( "CEQX) Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. SECTION 3. REQUIRED FINDINGS. The Planning Commission may approve a Site Development Review only after making each of the required findings set forth in Section 20.52.080 (Site Development 39 Planning Commission Resolution No. #### Pape 2 of 3 Review). In this case, the Planning Commission was unable to make the required findings based upon the following: a. The Site Development Review application for the proposed project's design is not consistent with the legislative intent of Title 20 of the Municipal Code and the findings required by Section 20.52.080 are not supported in this case. The proposed project is not consistent with the applicable criteria may prove detrimental to the community for the following reasons: 2. The Planning Commission may approve increased height after making each of the required findings set forth in Section 20.30.060 (Height: Limits and Exceptions). In this case, the Planning Commission was unable to maXA,`t a required findings based upon the following: a. The Site Development Review application for the proposed project's height is not consistent with the legislative intent of Title 20 of the Municipal Code and the findings required by Section 20.30.060 are not supported in this case. The proposed project does not provide sufficient project amenities or visual interest and the added height may prove detrimental to the community. 5. The Planning Commission may approve a Traffic Study only after making each of the required findings set forth in Section 15.40 (Traffic Phasing Ordinance). In this case, the Planning Commission was unable to make the required findings based upon the following: ems. a. The Traffic Study is not consistent with the legislative intent of Chapter 15.40 of the Municipal Code. 6. The Planning Commission may approve a Lot Merger only after making each of the required findings set forth in Sections 19.68.030 and 19.08.030 of the Municipal Code. In this case, the Planning Commission was unable to make the required findings based upon the following: 08 -09 -2013 a. The Lot Merger is not consistent with the legislative intent of Title 19 of the Municipal Code. The proposed merger is not consistent with the applicable regulations may prove detrimental to the community. 40 Planning Commission Resolution No. #### Pape 3 of 3 SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Site Development Review No. SD2013 -003, Traffic Study No. TS2014 -001, and Lot Merger No. LM2013- 005. 2. The denial of the Site Development Review and Traffic Study shall become final and effective 14 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. 3. The denial of the Lot Merger shall become final and effective 10 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 19 Subdivisions, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 19TH DAY OF JUNE, 2014. AYES: NOES: ABSENT: Bradley Hillgren, Chairman BY: Kory Kramer, Secretary 08 -09 -2013 41 INTENTIONALLY BLANK PAGE 42 Attachment No. PC 3 Applicant's Project Description 43 INTENTIONALLY BLANK PAGE 44 'EIVED Nl- cOMMUNUY Westcliff Drive Medical Offices OCT 9 9 2013 Project Description and Justification: �r DEVELOPMENT 1. The current sites: �cMMEWPOft� lz�lp The current sites included in the proposed project consist of four existing buildings and surface parking on three existing lots: - 2131 Westcliff Drive, existing 2 story retail and medical office building on Lot 1, Parcel A, referred to as Existing Building 1 on the proposed site plan. - 2121 Westcliff Drive, existing 1 story vacant building, previously a market, on Lot 2, Parcel C. - 2043 Westcliff Drive, existing 1 and 3 story retail, food, general office and medical office building on Lot 2, Parcel C, referred to as Building 2 on the proposed site plan. - 2011 Westcliff Drive, existing 1 story general and medical office building on Lot 3, Parcel D. - Parcel B is an access agreement across the lots. 2. The proposed project: - Merge the three lots into one lot so that the new proposed buildings and parking structure do not cross property lines. - Provide a new development that does not exceed the maximum 50% FAR on the combined lots. - Leave the existing 2131 Westcliff Drive building as is- referred to as Existing Building 1 on the proposed site plan. - Demolish existing 2121 Westcliff Drive building and 2011 Westcliff Drive building. - Demolish portions and fill in portions of the existing 2043 Westcliff Drive building- referred to as Existing Building 2 on the proposed site plan and revise the exterior of the demolished and filled in portions of the building. - Add a new 2 story retail /medical office building off Irvine Avenue - referred to as New Building 3 on the proposed site plan. -Add a new 3 story retail /food /medical office building off Westcliff Drive- referred to as New Building 4 on the proposed site plan. We are asking for a height increase for this new building from 32' allowed to 48'. - Add a new 2 level over grade parking structure off Sherington Place- referred to as New Parking Structure on the proposed site plan. We are asking for a height increase for the elevator only from 32' allowed to 35'. PA2013 -154 for SD2013 -003 and LM2013 -005 2043 Westcliff Drive Architects Orange 45 - Revise surface parking around existing and new buildings and the new parking structure - Add one new drive access off Westcliff Drive, close off existing drive at Irvine Avenue and relocate two existing drives off Sherington Place. - Proposed parking to meet the current City of Newport Beach standards in configuration, circulation, and required number of stalls- see site plan and summary on sheet A2. - In addition to the proposed building and parking configuration, we are providing landscaping that meets the City of Newport Beach standards: in addition, we are providing a new landscape strip off Westcliff Drive where previously one did not exist. Also we are providing a large landscaped plaza in front of Existing Building 2 and large landscaped courtyards between Existing Building 2 and New Building 4; between Existing Building 2, New Building 4 and the New Parking Structure. See landscape plan. - Site lighting will be designed to meet the City of Newport Beach safety standards and will consist of a combination of parking lot poles in the parking lots and decorative light poles in the landscaped plazas. - Building design for the new buildings and the revised portions of the demolished and filled in areas of Existing Building 2 will match the already enhanced architectural design of Existing Buildings 1 and 2 with their cantilevered balconies, arcades, varied roof (parapet) heights and a richness of materials (plaster, stone, metal). New Buildings 3 and 4 will follow that design lead and mimic the existing buildings design using the same materials, forms and layering. The New Parking Structure also uses the colors of the new and existing buildings plus we have added architectural features and materials to the base structure that tie into the rest of the buildings (painted accent plaster, stone, metal rails, etc.) and we have added 'greenscreen" to those features to soften the overall impact of the structure. 40 COMMUNITY Westcliff Drive Medical Offices OCT 0 9 2013 Findings for Merger of Contiguous Lots: 11;�- DEVELOPMENT c� 19.68.030 Lot Mergers ®F N�VvPOVO H.1. A proposal of the merger will not, under circumstances of this particular case, be detrimental to the health, safety, peace, comfort and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the city, and further that the proposed lot merger is consistent with the legislative intent of this title: Response- All three of the lots to be merged at present have on them uses that are compatible with one another- retail, bank, food, general office and medical office. Lot 3 shares an access easement (parcel 8) with Lots 1 and 2 at present which is shared drive aisles and parking between the existing 2011 Westcliff Drive building and the 2043 Westcliff Drive building and shared access drive and parking along the Westcliff Drive frontage, so it already appears that the various buildings on the three lots are on one lot. H.2. The lots to be merged are under common fee ownership at the time of the merger. Response- The merger lots will be under common fee ownership. H.3. The lots as merged will be consistent or will be more closely compatible with the applicable zoning regulations and will be consistent with other regulations relating to the subject property including, but not limited to, the General Plan and any applicable Coastal Plan or Specific Plana Response- The new and old buildings on the merged lots will contain the same uses as were previously on the unmerged lots. The zoning will remain the same- CG (Commercial General) and no Coastal or Specific Plan has been identified for these properties. H.4. Neither the lots as merged nor adjoining parcels will be deprived of legal access as a result of the merged lots. Response- The existing east -west drive access close to Westcliff Drive between existing Lot 3 and the lot to the east will be maintained. H.5. The lots as merged will be consistent with the surrounding pattern of development and will not create an excessively large lot that is not compatible with the surrounding development: Response- The proposed lots as merged will not appear as excessively large due to the proposed arrangement of buildings and parking, and although there are similar lots in the surrounding area, there is one existing large shopping center lot on the north side of Westcliff Drive facing our project, and one existing large three story residential project on Sherington Place facing our project. PA2013 -154 for SD2013 -003 and LM2013 -005 2043 Westcliff Drive Architects Orange 47 sr COMMUNITY Westcliff Drive Medical Offices OCT o 9 2013 Findings for Site Development Review: DEVELOPMENT a� P 20.52.080 Site Development Reviews OF NEwPOO F.1. Allowed within the subject zoning district: Response- The zoning designation for these parcels are CG (Commercial General). Under this designation, retail, food, general office, medical office and bank uses are allowed. F.2. In compliance with all of the applicable criteria identified in subsection (c)(2)(c) of 20.52.080, Site Development Reviews: c.i. Compliance with this section, the General Plan, this Zoning Code, any applicable Specific Plan, and other applicable criteria and policies related to the use or structure(s): Response- The proposed project and uses comply with Section 20.52.080 and comp lies with the General Plan and the Zoning Code and no Specific Plan has been identified for these properties. c.ii. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether the relationship is based on standards of good design: Response- The existing and proposed structures are arranged in a way to provide for harmonious relationships with one another and with the adjacent surroundings through site layout and positioning of the various buildings and through the use of consistent architectural features, colors and materials throughout and a consistent landscape palette throughout. c.iii. The compatibility in terms of bulk, scale and aesthetic treatment of structures on the site and adjacent developments and public areas: Response- The proposed existing and new structures are compatible- there are two and three story buildings on the site already and we are adding on new two story building and one new three story building. There are various height buildings surrounding the site, from one story to the east and north, three story buildings to the south and a two story and six story building to the west. c. iv. The adequacy, efficiency and safety of pedestrian and vehicular access, including drive aisles, driveways and parking and loading spaces: Response- The proposed site layout provides efficient full auto circulation throughout the site. Adequate pedestrian access is provided from the three adjacent streets to the site and full pedestrian circulation is provided between the existing and proposed new buildings. There are adequate access drives on two of the surrounding streets to service the site and the drive points are positioned to provide safe ingress/egress to and from the site. 42 c.v. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials: Response- The proposed landscaping is designed to meet water efficiency standards and to beautify and enhance the overall ensemble of buildings, parking and proposed bioswales. c.vi. The protection of significant views from public right(s) -of -way and compliance with Section 20.30. 100 (Public View Protection). Response- There are no significant public view zones within or without the proposed project site. 3. Not detrimental to the harmonious and orderly growth of the city, nor endangers, jeopardizes, or otherwise constitutes a hazard to the public convenience, health interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. Response- The proposed project does not jeopardize the health and safety of persons residing or working in the neighborhood of the project; The project enhances the neighborhood by providing services people can use. 49 Westcliff Drive Medical Office ��i.IG6V GiL .lYl. COMMUNITY OCT G 9 2013 Findings for increase of height limit from 32' to 48' on new AQAJ �Wftf3d O-z' from 32' to 35' at the new parking structure elevator., °"'N�wW Oo A' Section 20.30. 060 C.3. Required Findings: A. Additional project amenities beyond those otherwise required: 1. We are providing an additional 3' -7" landscape strip adjacent to the parking stalls all along Westcliff Drive. No landscape strip previously existed along Westcliff Drive. 2. We are providing a large landscaped plaza in front of (north side oo existing Building #2. The new plaza measures approximately 100'x40'. 3. We are providing new pedestrian landscape zones between existing Building #2 and new Building #4 and also new pedestrian landscape zones between the new parking structure and existing Building #2 and new Building #4. 4. Enhancement and protection of public views are not applicable as there are no public view zones if this area. 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: 1. Existing Buildings #1 and #2 already have enhanced architectural design with cantilevered balconies, arcades, varied roof (parapet) heights and a richness of materials (plaster, stone, metal). New Buildings #3 and #4 follow that design lead and mimic the existing buildings design using the same materials, forms and layering. The new parking structure also uses the same colors as the existing buildings plus we have added architecture features and materials to the base structure that tie into the rest of the buildings (painted accent plaster, stone, metal rails, etc.), and we have added "green screens" to those features to soften the overall impact of the structure. C. The increased height will not result in undesirable or abrupt scale changes or relationships being created between the proposed structures and existing adjacent developments or public spaces: 1. The new Building #4 is sited off of Westcliff Drive adjacent to (25' from) the existing 3 story Building #2 which has a parapet height of 33' -6" with a large mechanical screen at a height of 44'. There is a similarity of the number of floors between the two buildings and a similarity of scale of the new Building #4 with the mechanical screen of existing Building #2. The change of scale of the new Building #4 and the building on the adjacent property to the east is mitigated by the large distance (60) between the two structures. In addition, within a half mile radius of our site there are a number of buildings which exceed 32' in height. Two buildings in particular are 93' and 51' high respectively- please see our Vicinity Building Heights Exhibit Sheet #A15. D. The structure will have no more floor area than could have been achieved without the approval of the height increase: 50 In order to achieve the allowed 0.5 FAR on the site, working around the existing buildings on the site and laying out the required parking, both surface and parking structure (which was maintained at two levels over grade so it did not exceed the 32' height limit), we were left with too little land surface to achieve the 0.5 FAR with a new two story building, so we are proposing a 3 story solution for the new Building #4. .51 INTENTIONALLY BLANK PAGE 152 Attachment No. PC 4 Photograph of Materials Board 53 INTENTIONALLY BLANK PAGE 154 0 0 V J 3 z F 0 0 0 3 W 0 J 3 z a 0 0 0 .J O O V Q LL W Q N To a 0 V J F U z N Z 4 r� 7� id U U W m W z v l W U LL O Q U Q W ZE W Q LL U- U W 3 J a 4 t N V 3 N u O Q V N a W 0 LL N 2 w Q X m LL K * > N LL (7 Q V Y U m m 2 N m O � Z ti W w Z p N 2 K Z = Q 5 Q U Q �- U O ? � V L ' x w 0 0 V J 3 z F 0 0 0 3 W 0 J 3 z a 0 0 0 .J O O V Q LL W Q N To a 0 V J F U z N Z 4 r� 7� id U U W m W z v l W U LL O Q U Q W ZE W Q LL U- U W INTENTIONALLY BLANK PAGE 150 Attachment No. PC 5 Photographic Simulations 57 INTENTIONALLY BLANK PAGE MRS 159 OR 01 02 63 04 05 C.: mm 07 mwwfl m 70 71- 72 :52's INTENTIONALLY BLANK PAGE 74 Attachment No. PC 6 Draft Construction Management Plan 75 INTENTIONALLY BLANK PAGE 70 PRELIMINARY CONSTRUCTION MANGEMENT (PHASING) PLAN WESTCLIFF DRIVE MEDICAL /RETAIL 2011, 2043, 2121, 2131 WESTCLIFF DRIVE NEWPORT BEACH, CALIFORNIA April 2014 Introduction A Site Development Review application is under review for the construction of two commercial buildings and a parking structure including the demolition of two existing buildings and portion of one existing building. Currently there are four existing commercial buildings located at 2011, 2043, 2121 and 2131 Westcliff Drive in the City of Newport Beach (Exhibit A). The proposed project calls for the demolition of 2011, 2121 and a small portion of 2043 Westcliff Drive. During the construction, existing tenants in 2131 and 2043 Westcliff will continue their occupancy. As a result, the project will be constructed in phases while providing the necessary parking and access throughout the construction process. This preliminary construction plan describes the phasing concepts of the project. Further adjustments are anticipated following completion of final architectural and engineering drawings along with award of construction contract to a general contractor. Any material changes to this phasing plan will be submitted to the Planning Director for approval. Interim Parking Requirements The following matrix describes existing uses and parking requirements that will continue occupancy during the phased construction process: Throughout all phases of the construction, temporary directional signs will be installed at appropriate locations to direct visitors and tenants to the parking areas and building access. 77 Bank Retail Medical Gen. Office Total 2131 Westcliff 3,678 sf -0- 5,822 sf -0- 9,500 2043 Westcliff -0- 8,143 sf 4,616 sf 8,150 sf 20,909 Total 3,678 sf 8,143 sf 10,438 sf 8,150 sf 30,409 Parking Ratio 4:1000 4:1000 5:1000 4:1000 Parking Stalls Req 15 33 53 33 134 Total minimum parking required is 134 parking stalls. Throughout all phases of the construction, temporary directional signs will be installed at appropriate locations to direct visitors and tenants to the parking areas and building access. 77 Construction Phasing Summary Phase 1: Demolition of 2011, 2121 and a small southern portion of 2043 Westcliff Drive (Exhibit B). Phase 2: Re -route of electrical power and telecomm for 2043 Westliff and construction of parking structure including new west and east driveways onto Sherrington (Exhibit C). Phase 3: Installation of new east driveway along Westcliff Drive and construction of new Buildings 3 and 4; either sequentially or simultaneously (Exhibit D /D1). Phase 4: Remodeling of the north elevation of 2043 Westcliff and filling existing breezeway along with construction of new courtyard (Exhibit E). Portions of each phase may start before the prior phase is completed, however, a minimum of 134 parking stalls for the existing tenants would be provided throughout the construction phase. CONSTRUCTION PHASING DETAILS Phase I 2011, 2121 and portions of 2043 Westcliff will be demolished with the existing slabs to remain. Removal of the each building slab will be done at the start construction of each new structure. This phase will commence shortly after approval of the Site Development application is approved and a demolition permit is issued. This phase is anticipated to take 1 -2 months. Phase II Re- routing of power and telecom lines for 2043 Westcliff and related facilities, such as transformers, along with the construction of the parking structure would be included in this phase. Construction could also include portions of infrastructure for power and telecom lines to other new buildings in the later phases. This phase is anticipated to take 6 -7 months following issuance of required permits. Phase III Construction of new Building 3 and 4, either simultaneously or sequentially. During this phase the new east driveway along Westcliff Drive would be constructed prior to construction of Building 4. This phase is anticipated to take between 9 months to 12 months depending on whether both buildings are under construction simultaneously or sequentially following issuance of required permits. 72 Phase IV This is the final phase of the construction schedule in which the north facing elevation of 2043 Westcliff, adjoining courtyard and installation of a retail suite in the existing breezeway will be completed. This phase of the work is anticipated to start toward the completion of the prior phase and completed by the end of the Phase III or 2 months following issuance of required permits. General Construction 1. Onsite Supervision will be provided by a qualified supervisory staff including an experienced Project Manager, Superintendent and Project Engineer. 2. SWPPP - Pursuant to approved construction plan and provided by a certified SWPPP specialist. 3. Parking of Construction Vehicles: Within the phasing zones designated in the attached exhibits. Following the completion of the parking structure, designated areas within the parking structure will be utilized if needed. Since the parking structure has 252 stalls, there will be significant excess of stalls available. 4. Traffic Control Plans - During construction of new driveways requires activities in the public right -of -way, a City approved traffic control plan will be executed. S. Delivery and Export Haul Routes will be provided according to the attached preliminary plan (Exhibit F). 6. Dust Control will be provided in two processes. Each subcontractor that does any soil disturbance will provide its own dust control measures. Additionally the contracted general contractor will maintain a full time water truck and operator onsite at all time of operation. ATTACHMENTS: Exhibit A: Existing Site Plan Exhibit B: Phase 1 Site Plan Exhibit C: Phase 2 Site Plan Exhibit D: Phase 3 Site Plan Exhibit D1: Phase 3A Site Plan Exhibit E: Phase 4 Site Plan Exhibit F: Preliminary Haul Routes �9 Q F- m 2 x w w 0 LL LL J U) U) w (Iavn3ino9 9NInaI w U a z z z w w U) G III 3 I I�I a�'II W C hti Z _o n U' U> V v U° U Q= W m ti O Z C U LL LL O J U Q LU W a o � Qa � O 2- W m� U 20 m n w a 0 LL LL J F co w 3� o� cyi 3 z O u � O m w o ■ j - MW 02_ c9ro i mS� FOB H�Y O � S Z 7y m 00 0 N N u K x 00 a8vn31noo 3NIAHI w g a z 0 0 z_ w w I� o, LU a pl Z o Q , U v U: z �= U Q? W a0 O z W LUU O J Q U Q) W v o: � Q U c; J US U O`s W Z' ,c a 21 U N 7 F- m _ y � m f ZNZ W F w � a rvo z a rim � JE j nlc C LL LL � J •. Lu I�' N I 1 �rf LLyy11 F mNl�2 `n r i1�2 x o w ` Oavn3lnos 9NIMI W 3 a z O C7 z a w W t ry 84 y A 3 W� N 1O U: v U$ U Q? 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W m ti cc Lu0 3 co c _U U— O J Q U Q LLJ W yY Q , � ro� a� W t U R4 w W W 0 LL LL J F W z � O Y 2 LL_ O J � � 0 U Z LL F a 0 n O yU y� w �ZOZ �a O U< UN rl z XMIEFIf-711 MTT-L f ... 1 Z J i I w U a z 0 C7 Z _ w W e � I W 8`i W� X U Q9 W 00 ti 0 3 Z C6 U U- O Q U_ W •� �U o= U O W t� U 815 EXHIBIT F - PRELIMINARY HAUL ROUTES Go ')gle earth fees ° °° meter 400 INTENDED HAUL ROUTES; - Materials derived from the demolition process will be hauled west/east, on Sherrington Place, north /soutl- on Irvine Ave., east/west on 17th street and then main traveling using the 55/Newport freeway. - Materials for construction process will be hauled using the 55 /Newport freeway, east/west on 17th street, north /south on Irvine Ave., and east/west on Sherrington Place. 001 Attachment No. PC 7 Water Quality Management Plan The document can be accessed at the following link: http: / /ecros. newportbeachca .govMeb /DocView.aspx ?id= 623940 C INTENTIONALLY BLANK PAGE Attachment No. PC 8 Traffic Study (Excerpt Attached) The entire document can be accessed at the following link: http: / /ecros. newportbeachca .govMeb /DocView.aspx ?id= 623941 5• INTENTIONALLY BLANK PAGE 90 WESTCLIFF DRIVE MEDICAL OFFICES TRAFFIC IMPACT ANALYSIS June 9, 2014 Traffic Engineering I Transportation Planning I Parking I Noise /Vibration I Expert Witness Air Quality I Global Climate Change I Health Risk Assessment 91 I K KUNZMAN ASSOCIATES, INC. WESTCLIFF DRIVE MEDICAL OFFICES TRAFFIC IMPACT ANALYSIS June 9, 2014 Prepared by: Carl Ballard, LEED GA William Kunzman, P.E. oQPOFESS /OH\ H 7 Z i ✓C/ �dtM �y 3 No. TIi0056 Z n d * TRAFf� 0FCA1 1111 Town & Country Road, Suite 34 Orange, California 92868 (714) 973 -8383 www.traffic- engineer.com 5589a 92 Table of Contents 1. Findings .................................................................................................. ..............................2 Existing Traffic Conditions ........................................................................ ..............................2 TrafficSummary ...................................................................................... ............................... 3 RecommendedImprovements ................................................................. ..............................4 Conclusions.............................................................................................. ............................... 5 2. Project Description ................................................................................ ............................... 6 Location................................................................................................... ............................... 6 Proposed Development ........................................................................... ............................... 6 3. Existing Traffic Conditions ....................................................................... ..............................9 Study Area Intersections ......................................................................... ............................... 9 Existing Travel Lanes and Intersection Controls ...................................... .............................10 Existing Master Plan of Arterial Highways ............................................... .............................10 ExistingTraffic Volumes .......................................................................... .............................10 Existing Intersection Capacity Utilization ................................................ .............................10 4. Project Traffic ........................................................................................ .............................18 TripGeneration ....................................................................................... .............................18 Trip Distribution and Assignment ............................................................ .............................18 Project-Related Traffic ............................................................................. .............................19 S. Existing (Year 2014) + Project Analysis ................................................. ............................... 25 Intersection Capacity Utilization ............................................................. .............................25 SignificanceCriteria ................................................................................. .............................25 6. TPO Analysis ........................................................................................ ............................... 29 ApprovedProjects ................................................................................... .............................29 RegionalGrowth ...................................................................................... .............................29 One - Percent Methodology ...................................................................... .............................30 Intersection Capacity Utilization ............................................................. .............................30 SignificanceCriteria ................................................................................. .............................31 7. CEQAAnalysis ........................................................................................ .............................41 CumulativeProjects ................................................................................. .............................41 Intersection Capacity Utilization ............................................................. .............................41 SignificanceCriteria ................................................................................. .............................42 S. Delay Analysis ...................................................................................... ............................... 51 DelayMethodology ................................................................................. .............................51 DelayCalculations ................................................................................. ............................... 51 9. Orange County Congestion Management Program ............................... ............................... 53 County Congestion Management Program ( CMP) .................................. .............................53 SignificanceCriteria ................................................................................. .............................53 10. Recommendations ................................................................................. .............................55 Recommended Improvements ................................................................ .............................55 Conclusions............................................................................................ ............................... 55 9 _2� Appendices Appendix A Appendix B Appendix C Appendix D Appendix E Appendix F Appendix G Appendix H Glossary of Transportation Terms Year 2012/2013 Traffic Count Worksheets Explanation and Calculation of Intersection Capacity Utilization Approved Project Data Regional Traffic Annual Growth Rate TPO One - Percent Analysis Calculation Worksheets Cumulative Project Data Explanation and Calculation of Intersection Delay 94 List of Tables Table 1. Existing (Year 2014) Intersection Capacity Utilization and Levels of Service ................11 Table 2. Project Trip Generation ................................................................... .............................20 Table 3. Existing (Year 2014) + Project Analysis Intersection Capacity Utilization and Levels ofService ........................................................................................ ............................... 26 Table 4. Approved Project List ....................................................................... .............................32 Table 5. TPO Analysis One- Percent Threshold .............................................. .............................33 Table 6. TPO Analysis Intersection Capacity Utilization and Levels of Service ...........................34 Table 7. Cumulative Project List .................................................................... .............................43 Table 8. CECA Analysis Intersection Capacity Utilization and Levels of Service ........................44 Table 9. Intersection Delay and Level of Service Summary ........................... .............................52 95 List of Figures Figure 1. Project Location Map ........................................................................ ..............................7 Figure2. Site Plan ............................................................................................ ..............................8 Figure 3. Existing Intersection Controls .......................................................... .............................12 Figure 4. Existing Travel Lanes ...................................................................... ............................... 13 Figure 5. City of Newport Beach General Plan Circulation Element ............... .............................14 Figure 6. City of Newport Beach General Plan Roadway Cross - Sections ....... .............................15 Figure 7. Existing (Year 2014) Morning Peak Hour Intersection Turning Movement Volumes... 16 Figure 8. Existing (Year 2014) Evening Peak Hour Intersection Turning Movement Volumes.... 17 Figure 9. Project Trip Distribution — Medical Office ....................................... .............................21 Figure 10. Project Trip Distribution — Retail/ Restaurant / Bank ......................... .............................22 Figure 11. Project Morning Peak Hour Intersection Turning Movement Volumes ....................... 23 Figure 12. Project Evening Peak Hour Intersection Turning Movement Volumes ........................ 24 Figure 13. Existing (Year 2014) + Project Morning Peak Hour Intersection Turning Movement Volumes......................................................................................... ............................... 27 Figure 14. Existing (Year 2014) + Project Evening Peak Hour Intersection Turning Movement Volumes......................................................................................... ............................... 28 Figure 15. Approved Projects Morning Peak Hour Intersection Turning Movement Volumes..... 35 Figure 16. Approved Projects Evening Peak Hour Intersection Turning Movement Volumes...... 36 Figure 17. Existing+ Growth (Year 2016) +Approved Projects Morning Peak Hour Intersection Turning Movement Volumes ....................................... .............................37 Figure 18. Existing+ Growth (Year 2016) +Approved Projects Evening Peak Hour Intersection Turning Movement Volumes ........................................................... .............................38 Figure 19. Existing+ Growth (Year 2016) + Approved Projects + Project Morning Peak Hour Intersection Turning Movement Volumes ....................................... .............................39 Figure 20. Existing+ Growth (Year 2016) + Approved Projects + Project Evening Peak Hour Intersection Turning Movement Volumes ....................................... .............................40 Figure 21. Cumulative Projects Morning Peak Hour Intersection Turning Movement Volumes.. 45 Figure 22. Cumulative Projects Evening Peak Hour Intersection Turning Movement Volumes ...46 Figure 23. Existing + Growth (Year 2016) + Approved Projects+ Cumulative Projects Morning Peak Hour Intersection Turning Movement Volumes ..................... .............................47 Figure 24. Existing + Growth (Year 2016) + Approved Projects+ Cumulative Projects Evening Peak Hour Intersection Turning Movement Volumes ..................... .............................48 Figure 25. Existing + Growth (Year 2016) + Approved Projects+ Cumulative Projects + Project Morning Peak Hour Intersection Turning Movement Volumes ...... .............................49 Figure 26. Existing + Growth (Year 2016) + Approved Projects+ Cumulative Projects + Project Evening Peak Hour Intersection Turning Movement Volumes ........ .............................50 Figure 27. Circulation Recommendations ......................................................... .............................57 WESTCLIFF DRIVE MEDICAL OFFICES TRAFFIC IMPACT ANALYSIS This report contains the traffic impact analysis for the Westcliff Drive Medical Offices project in the City of Newport Beach. The traffic report contains documentation of existing traffic conditions, trips generated by the project, distribution of the project generated trips to the surrounding roadway network, and an analysis of future traffic conditions. Each of these topics are contained in separate sections of the report. The first section is "Findings ", and subsequent sections expand upon the findings. In this way, information on any particular aspect of the study can be easily located by the reader. The existing project site is currently developed with retail, medical office, general office, and market land uses, on the southeast corner of the Irvine Avenue and Westcliff Drive intersection. The proposed development will consist of high- turnover (sit -down) restaurant, specialty retail, medical office, and bank land uses. Although this is a technical report, every effort has been made to write the report clearly and concisely. To assist the reader with those terms unique to transportation engineering, a glossary of terms is provided in Appendix A. 97 1. Findings This section summarizes the existing traffic conditions, project traffic impacts, and the proposed mitigation measures. Existing Traffic Conditions a. The existing project site is currently developed with retail, medical office, general office, and market land uses, on the southeast corner of the Irvine Avenue and Westcliff Drive intersection. The existing project site currently has access to Irvine Avenue, Westcliff Drive, and Sherington Place. b. Pursuant to discussions with the Cities of Newport Beach /Costa Mesa staff, the study area includes the following study area intersections: Costa Mesa Intersections: Newport Boulevard (NS) at: 19th Street (EW) Harbor Boulevard (EW) 18th Street /Rochester Street (EW) 17th Street (EW) Orange Avenue (NS) at: 17th Street (EW) Westminster Avenue (NS) at: 17th Street (EW) Santa Ana Avenue (NS) at: 17th Street (EW) Tustin Avenue (NS) at: 17th Street (EW) Newport Beach Intersections: Riverside Avenue (NS) at: West Coast Highway (EW) Tustin Avenue (NS) at: West Coast Highway (EW) r] Irvine Avenue (NS) at: 19th Street /Dover Drive (EW)' 17th Street /Westcliff Drive (EW)' Dover Drive (NS) at: Westcliff Drive (EW) 16th Street (EW) West Coast Highway (EW) Bayside Drive (NS) at: East Coast Highway (EW) C. For existing (Year 2014) traffic conditions, the study area intersections currently operate at Level of Service D or better during the morning /evening peak hours. Traffic Summary a. The proposed development will consist of high- turnover (sit -down) restaurant, specialty retail, medical office, and bank land uses. The proposed project site will have access to Westcliff Drive and Sherington Place. The Irvine Avenue driveway will be closed. b. The net new trips generated by the proposed development is projected to be approximately 1,727 daily vehicle trips, 100 additional trips of which occur in the morning peak hour and 120 additional trips of which occur during the evening peak hour. C. For existing (Year 2014) + project traffic conditions, the study area intersections are projected to operate at Level of Service D or better during the morning /evening peak hours. d. The City of Newport Beach /Costa Mesa staff provided the list of approved and cumulative projects within the study area. The approved projects consist of development that has been approved but are not fully completed. Cumulative projects are known, but not approved project developments that are reasonably expected to be completed or nearly completed at the same time as the proposed project. e. The Traffic Phasing Ordinance (TPO) analysis resulted in the following study area intersections exceeding the one - percent threshold and requiring additional analysis: Newport Beach Intersections: Irvine Avenue (NS) at: 19th Street /Dover Drive (EW) — Morning Peak Hour & Evening Peak Hour 17th Street /Westcliff Drive (EW) — Morning Peak Hour & Evening Peak Hour ' Intersection is located on the City boundary line of Costa Mesa and Newport Beach. 3 Dover Drive (NS) at: Westcliff Drive (EW) — Morning Peak Hour & Evening Peak Hour 16th Street (EW) — Morning Peak Hour & Evening Peak Hour West Coast Highway (EW) — Morning Peak Hour & Evening Peak Hour Bayside Drive (NS) at: East Coast Highway (EW) — Morning Peak Hour & Evening Peak Hour f. For existing + growth (Year 2016) + approved projects traffic conditions, the study area intersections are projected to operate at Level of Service C or better during the morning /evening peak hours. g. For existing + growth (Year 2016) + approved projects + project traffic conditions, the study area intersections are projected to operate at Level of Service C or better during the morning /evening peak hours. h. For existing + growth (Year 2016) + approved projects + cumulative projects traffic conditions, the study area intersections are projected to operate at Level of Service D or better during the morning /evening peak hours, except for the following study area intersections that are projected to operate at Level of Service E during the peak hours: Costa Mesa Intersections: Newport Boulevard (NS) at: 19th Street (EW) (Morning Peak Hour, Level of Service E) 18th Street /Rochester Street (EW) (Evening Peak Hour, Level of Service E) i. For existing + growth (Year 2016) + approved projects + cumulative projects + project traffic conditions, the study area intersections are projected to operate at Level of Service D or better during the morning /evening peak hours, except for the following study area intersections that are projected to operate at Level of Service E during the evening peak hour: Costa Mesa Intersections: Newport Boulevard (NS) at: 19th Street (EW) (Morning Peak Hour, Level of Service E) 18th Street /Rochester Street (EW) (Evening Peak Hour, Level of Service E) Recommended Improvements a. Site - specific circulation and access recommendations are depicted on Figure 27. b. On -site parking shall be provided to meet City of Newport Beach parking code requirements. C. Sight distance at project access shall comply with standard City of Newport Beach sight distance standards. The final grading, landscaping, and street improvement plans shall 4 100 demonstrate that sight distance standards are met. Such plans must be reviewed by the City and approved as consistent with this measure prior to issue of grading permits. d. On -site traffic signing and striping shall be implemented in conjunction with detailed construction plans for the project and as approved by the City of Newport Beach. Conclusions a. As shown in Table 3 for the existing (Year 2014) + project analysis, the project generated trips did not result in a significant impact at the study area intersections (increase of one - percent or more at a study area intersection operating at worse than Level of Service D during the morning /evening peak hours); therefore, no improvements are recommended at the study area intersections. b. As shown in Table 6 for the TPO analysis, the project generated trips did not result in a significant impact at the study area intersections (increase of one - percent or more at a study area intersection operating at worse than Level of Service D during the morning /evening peak hours); therefore, no improvements are recommended at the study area intersections. C. As shown in Table 8 for the CEQA analysis, the project generated trips did not result in a significant impact at the study area intersections (increase of one - percent or more at a study area intersection operating at worse than Level of Service D during the morning /evening peak hours); therefore, no improvements are recommended at the study area intersections. d. Based upon the delay methodology required by the California Department of Transportation, the delay and Level of Service summary for the study area intersections are shown in Table 9. As previously noted, the project is projected to not have a significant impact at the study area intersections. e. Based upon the CMP thresholds, the project generated trips did not result in a significant impact at the study area intersections; therefore, no improvements are recommended at the study area intersections. W 101 INTENTIONALLY BLANK PAGE 102 Attachment No. PC 9 Lot Merger Exhibit 103 INTENTIONALLY BLANK PAGE 104 EXHIBIT "A" CITY OF NEWPORT BEACH LOT MERGER NO. LM - (LEGAL DESCRIPTION) EXISTING PARCEL PROPOSED PARCEL OWNER A.P. NUMBER REFERENCE NUMBER HANKEY INVESTMENT 117 - 631 -26 AND PARCEL I COMPANY 117 -631 -14 PARCEL 1: PARCEL 1 OF LOT LINE ADJUSTMENT NO. LA- 2003 -041, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS DESCRIBED IN A DOCUMENT RECORDED JULY 9, 2004 AS INSTRUMENT NO. 2004000620758 OF OFFICIAL RECORDS OF SAID COUNTY. TOGETHER WITH THE NORTHWESTERLY 140.00 FEET OF LOT 3 OF TRACT NO. 4225, AS SHOWN ON A MAP FILED IN BOOK 153, PAGES 23 AND 24, INCLUSIVE, OF MISCELLANEOUS MAPS, RECORDS OF SAID COUNTY, SAID NORTHWESTERLY 140.00 FEET OF LOT 3 BEING THE REMAINING PORTION OF SAID LOT 3 AS PER THAT CERTAIN DOCUMENT ENTITLED "RESUBDIVISION APPLICATION OF 4 LOTS OR LESS" RECORDED MARCH 20, 1962 AS INSTRUMENT NO. 13856, IN BOOK 6044, PAGE 447 OF SAID OFFICIAL RECORDS. THE ABOVE DESCRIBED PARCEL 1 CONTAINS 3358 ACRES. SUBJECT TO EASEMENTS OF RECORDS AS SHOWN ON EXHIBIT "B" ATTACHED HERETO AND MADE A PART HEREOF. PREPARED BY ME OR UNDER MY SUPERVISION LAND SGT Spa Nq!q GF, MICHAEL NAVARRO, L.S. 7848 No. 7848 LICENSE EXPIRES 12/3112014 y Exp. 12/31/14 k �T lF OF CA�F���\P 10,5 EXHIBIT "B" CITY OF NEWPORT BEACH LOT MERGER NO. LM - (MAP) EXISTING PARCEL PROPOSED PARCEL OWNER A.P. NUMBER REFERENCE NUMBER HANKEY INVESTMENT 117 - 631 -26 AND PARCEL 1 COMPANY 117- 631 -14 W ESTCLIFF DRIVE N50'10'30 "W 489.99' 356.78'1 1 140.00' C3 ----- - - - - -- 30' 50' i 2 2 1 1,1 ------ - - - - -- - - -- Lr)� - - - -- ® ;h l� I J 1- _--- -_ - - -- ------------ c r ql F a . �o r -t __ _ _ _ i - -- -� -e _o > > - - -- 1_J �., � r r- - - - - -- li 1 0 3 Lu 0 4 , PARCEL N 1 N mi C2 - 0 3.35811 AC SI m 6��OCL M lY 140' o_ Lu - - - LOT U91 ADDJMSIffluEMT 2 to LOT 3 o Q MO. LQ�400� 04� TRACT MO 4225 N• 1 I rn D.R. MIMMo���04� °�4 0 0) HOC a - 1 L EXIS77NG LOT -- —LINE 4 - j - -- TO BE Crl 1 11 1111 2 REMOVED 356.78' 140.00' N50'10'30 "W 496.78' 15 - SHERINGTON PLACE - EXISTING EASEMENT LEGEND CURVE DATA �i PRIVATE PARKING EASEMENT PER INSTR No. 91-632703 O.R. Cl R =20.0018 20 PRIVATE INGRESS & EGRESS EASEMENT PER INSTR No. 9 1- 6 32 703 O.R. L =3328 �3 PRIVATE PEDESTRIAN SIDEWALK EASEMENT PER INSTR No. 9 1- 6 32 703 O.R. C2 x520'53" R= 370.00 4 EASEMENT FOR STREET PURPOSES, IN FAVOR OF THE CITY OF NEWPORT BEACH, PER 122421483 O.R. L =34.54 05 EASEMENT FOR STREET PURPOSES, IN FAVOR OF THE CITY OF NEWPORT SCALE 1" =100' C3 x90'0'35" BEACH, PER 122421492 O.R. R =2356 BASIS OF BEARINGS MERGED PARCEL AREA: BEARINGS HEREON ARE BASED ON THE 3.358 ACRES LAND S PERFTRACTCNO.F422 DRIVE 5, M.MN 153/370'430W" �EL PREPARED BY ME OR UNDER MY LEGEND: SUPERVISION., No. 7848 PROPOSED MERGED PARCEL LINE .k Exp. 12/31/14 EXISTING LOT LINE TO REMAIN - -- EXISTING LOT LINE TO BE REMOVED MICHAEL NAVARRO, L.S. 7848 OF CA�1E�� -- - - - - -- EXISTING EASEMENT LICENSE EXPIRES 1213112014 100 EXHIBIT "C" CITY OF NEWPORT BEACH LOT MERGER NO. LM - (SITE PLAN) EXISTING PARCEL PROPOSED PARCEL OWNER A.P. NUMBER REFERENCE NUMBER HANKEY INVESTMENT 117 - 631 -26 AND PARCEL 1 COMPANY 117- 631 -14 _ _ _ ESTCLIFF DRIVE I N50'10'30 "W °489.99' I 356.7 ' 1 140.00 30 50 i 2 1 ca J cc j �' -r -i - -- -6� -e 0.l - 'l ,� Ir --- r - - - - -- II II °O 31 I ^ r Lu s -- �I ro ono ml C2 -- - - - - -r p 3. I ACRIES MMp9n'd�h ail o o rr��� N AD , OW LOT �' O W ------ a LO 1 IIL2 0) 2 o ; 2 Q fly I r a C7 4 EXISTING LOT LINE - -rl 78' TO BE REMOVED 2 356. _ q� SHERINGTON PLACE - EXISTING EASEMENT LEGEND CURVE DATA Cl �i PRIVATE PARKING EASEMENT PER INSTR No. 91-632703 O.R. R =20.0018 20 PRIVATE INGRESS & EGRESS EASEMENT PER INSTR No. 9 1- 6 32 703 O.R. L =3328 �3 PRIVATE PEDESTRIAN SIDEWALK EASEMENT PER INSTR No. 9 1- 6 32 703 O.R. C2 x520'53" R= 370.00 4 EASEMENT FOR STREET PURPOSES, IN FAVOR OF THE CITY OF NEWPORT BEACH, PER 12242148,3 O.R. L =34.54 05 EASEMENT FOR STREET PURPOSES, IN FAVOR OF THE CITY OF NEWPORT SCALE 1" =100' C3 x90'0'35" BEACH, PER 122421492 O.R. R =2356 BASIS OF BEARINGS MERGED PARCEL AREA: BEARINGS HEREON ARE BASED ON THE 3.358 ACRES LAND S PERFTRACTCNO.F422 DRIVE 5, M.MN 153/370'430W" �EL PREPARED BY ME OR UNDER MY LEGEND: SUPERVISION., No. 7848 PROPOSED MERGED PARCEL LINE .k Exp. 12/31/14 EXISTING LOT LINE TO REMAIN - -- EXISTING LOT LINE TO BE REMOVED MICHAEL NAVARRO, L.S. 7848 OF CA�1E�� -- - - - - -- EXISTING EASEMENT LICENSE EXPIRES 1213112014 2o7 INTENTIONALLY BLANK PAGE 102 Attachment No. PC 10 Project Plans 109 INTENTIONALLY BLANK PAGE 110 APPLICANT /OWNER CIVIL ENGINEER PROJECT INFORMATION VICINITY MAP SHEET INDEX RICHARD DICK ASSOCIATES 2043 WESTCLIFF DRIVE, SUITE 210 NEWPORT BEACH, CA 92660 (949)642 -6515 ARCHITECT ARCHITECTS ORANGE 144 NORTH ORANGE STREET ORANGE, CA 92866 (714)639 -9860 BLUE PEAK ENGINEERING 18543 YORBA LINDA BL., #235 YORBA LINDA, CA 92866 (714)749 -3077 LANDSCAPE ARCHITECT R. DALE HADFIELD 27601 FORBES ROAD, #51 LAGUNA NIGUEL, CA 92677 (949)367 -9275 ADDRESS SOUTHEAST CORNER OF WESTCLIFF DRIVE AND IRVINE AVE. ZONING: CG - COMMERCIAL GENERAL i 4 fin of ®� S/ e �Ml WESTCLIFF DRIVE MEDI CAL OFFICES, NEWPORT BEACH, CA Richard Dick and Associates. 2043 Westcliff Drive, Suite 210, Newport Beach, CA 949 - 642 -6515 C COVER SHEET Al EXISTING SITE PLAN A1A DEMO SITE PLAN A2 SITE PLAN A3 BLDG. 1 AND 3 FIRST FLOOR PLAN A4 BLDG. 1 AND 3 SECOND FLOOR PLAN A5 BLDG. 2 FLOOR PLANS A6 BLDG. 4 FIRST FLOOR PLAN A7 BLDG. 4 SECOND FLOOR PLAN A8 BLDG. 4 THIRD FLOOR PLAN A9 PARKING ST. FIRST AND SECOND FLOOR PLAN A10 PARKING STRUCTURE THIRD FLOOR PLAN All BLDG. 1 AND 3 ELEVATIONS Al2 BLDG. 2 ELEVATIONS A13 BLDG, 4 ELEVATIONS A14 PARKING STRUCTURE ELEVATIONS A15 VICINITY BUILDING HEIGHTS EXHIBIT A16 COLOR /MATERIAL BOARD L1 PRELIMINARY LANDSCAPE PLAN Cl PRELIMINARY GRADING PLAN 2012 -154 APRfL 22, 2014 LPl PRELIMINARY LIGHTING PLAN 4� ARCHITECTS ORANGE 144 NORTH ORANGE S7, ORANGE, CALIFORNIA 92866 (714) 639 -9860 Q 2013 Archdecfs Omne INTENTIONALLY BLANK PAGE 11.E RETAIL 3,678 SF MEDICAL OFFICE 5,822 SF TOTAL 9,500 SF MARKET TOTAL 6,027 SF 6,027 SF RETAIL 11,442 SF MEDICAL OFFICE 8,788 SF TOTAL MEDICAL OFFICE 3,978 SF TOTAL 24,208 OF 14,375 SF 14,375 SF WESTCLIFF DRIVE MEDI CAL OFFICES, NEWPORT BEACH, CA Richard Dick and Associates. 2043 Westcliff Drive, Suite 210, Newport Beach, CA 949 - 642 -6515 THE LAND REFERRED TO HEREIN IS SITUATED IN THE STATE OF CALIFORNIA, COUNTY OF ORANGE DESCRIBED AS FOLLOWS: PARCEL A' LOT 1 OF TRACT NO 4225, IN THE Cltt OF NEWPORT BEACH, COUNTY OF ORANGE. STATE OF CALIFORNIA, AS PER MAP PIIiD IN BOOK 153 PAGE(S) 23 AND 24 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. EXCEPTING THEREFROM ALL OIL, OIL RIGHTS, MINERALS, MINERAL RIGHTS, NATURAL GAS RIGHTS, AND OTHER HYDROCARBONS BY WHATSOEVER NAME KNOWN. GEOTHERMAL STEAM. ANY OTHER MATERIAL RESOURCES AND ALL PRODUCTS DERIVED FROM ANY OF THE FOREGOING, THAT MAY BE WITHIN OR UNDER THE PARCEL OF LAND HEREINABOVE DESCRIBED, TOGETHER WITH THE PERPETUAL RIGHTS OF DRILLING, MINING, EXPLORING AND OPERATING THEREFOR, AND STORING IN AND REMOVING THE SAME FROM SAID LAND OR ANY OTHER LAND, INCLUDING THE RIGHT TO WHIPSTOCK OR DIRECTIONALLY DRILL AND MINE FROM LAND OTHER THAN THOSE HEREINABOVE DESCRIBED, OIL OR GAS WELLS, TUNNELS AND STATUS INTO, THROUGH OR ACROSS THE SUBSURFACE OF THE LAND HEREINABOVE DESCRIBED, AND TO BOTTOM SUCH WHIPSTOCKED OR DIRECTIONALLY THEREOF, AND TO REDRILL, RETUNNEL EQUIP, MAINTAIN, REPAIR, DEEPEN AND OPERATE ANY WELLS OR MINTS, WITHOUT, HOWEVER, THE RIGHT TO DRILL MINE STORE, E %PLORE AND OPERATE THROUGH THE SURFACE OF THE UPPER 500 FEET OF THE SUBSURFACE OF THE EAND HEREINABOVE DESCRIBED, AS RESERVED BY THE IRVINE COMPANY, A MICHIGAN CORPORATION, RECORDED DECEMBER 12, 1991, AS INSTRUMENT N0, 91- 683676, OFFICIAL RECORDS. PARCEL B: NONEXCLUSIVE EASEMENTS AS SET FORTH IN THAT CERTAIN INSTRUMENT ENTITLED 'DECLARATION OF ACCESS EASEMENTS" RECORDED NOVEMBER 20, 1991, AS INSTRUMENT NO 91- 632703, OFFICIAL RECORDS OF ORANGE COUNTY, CALIFORNIA PARCEL C: LOT 2 OF TRACT NO 4225, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CAJFORNIA, AS PER MAP FILED IN BOOK 153 PAGE(S) 23 AND 24 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY . EXCEPTING THEREFROM ALL OIL, OIL RIGHTS, MINERALS, MINERAL RIGHTS, NATURAL GAS RIGHTS, AND OTHER HYDROCARBONS BY WHATSOEVER NAME KNOWN, GEOTHERMAL STEAM, ANY OTHER MATERIAL RESOURCES AND ALL PRODUCTS DERIVED FROM ANY OF THE FOREGOING. THAT MAY BE WITHIN OR UNDER THE PARCEL OF LAND HEREINA60VE DESCRIBED, TOGETHER WITH THE PERPETUAL RIGHTS OF DRILLING. MINING, EXPLORING AND OPERATING THEREFOR. AND STORING IN AND REMOVING THE SAME FROM SAID LAND OR ANY OTHER AND, INCLUDING THE RIGHT TO WHIPSTOCK OR DIRECTIONALLY DRILL AND MINE FOR LAND OTHER THAN THOSE EREINASOVEDESCRISED, OIL OR GAS WELLS, TUNNELS AND SHAFTS INTO, THROUGH OR ACROSS THE SUBSURFACE OF THE LAND HEREINABOVE DESCRIBED, AND TO BOTTOM SUCH WHIPSTOCKED OR DIRECTIONALLY THEREOF. AND TO REDRILL ESTOPPEL. EQUIP, MAINTAIN, REPAIR, DEEPEN AND OPERATE ANY WELLS, OR MINES, WITHOUT, HOWEVER, THE RIGHT TO DRIIL MINE, STORE. EXPLORE AND OPERATE THROUGH THE SURFACE OF THE UPPER 500 FEET OF THE SUBSURFACE OF THE LAND HEREINABOVE DESCRIBED, AS RESERVED BY THE IRVINE COMPANY, A MICHIGAN CORPORATION. RECORDED DECEMBER 12, 1991, AS INSTRUMENT NU. 91- 683674. OFYICIPL RECORDS. PARCELS A AND C ABOVE ARE ALSO SHOWN AS PARCEL 1 OF LOT LINE ADJUSTMENT NO, LA- 2003 —D41 WHICH RECORDED JULY 9, 2904 AS INSTRUMENT NO 2004000620758, OFFICIAL RECORDS. PARCEL D: LOT 3 CF TRACT NO 4225, IN THE CITY CF NEWPORT BEACH, CCUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 153 PAGE(S) 23 AND 24 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNT. EXCEPTING THEREFROM THE SOUTHEASTERLY 110 FEET OF SAID LOT 3, AS SHOWN 0 THAT CERTAIN DOCUMENT ENTITLED "RESUBDIVISION APPLICATION OF LOTS OR LESS" RECORDED MARCH 20, 1962, AS INSTRUMENT NO 1-5856, IN BOOK 6D44, PAGE(S) 447, OFFICIAL RECORDS, EXCEPTING THEREFROM ALL OIL, OIL RIGHTS, MINERALS, MINERAL RIGHTS, NATURAL GAS RIGHTS, AND OTHER HYDROCARBONS BY WHATSOEVER NAME KNOW, GEOTHERMAL STEAM, ANY OTHER MATERIAL RESOURCES AND ALL PRODUCTS PRVED FROM ANY Or THE FOREGOING, THAT MAY BE WITHIN OR UNDER THE PARCEL OF LAND HEREINABOVE DESCRIBED, TOGETHER WITH THE PERPETUAL RIGHTS OF DRILLING, MINING EXPLORING AND OPERATING THEREFOR, AND STORING IN AND REMOVING THE SAME FROM SAID LAND OR ANY OTHER LAND, INCLUDING THE RIGHT' TO WHIPSTOCK OR DIRECTIONALLY DRILL AND MINE FROM LAND OTHER THAN THOSE HEREINABOVE DESCRIBED, OIL OR GAS 'WELLS. TUNNELS AND SHAFTS INTO, THROUGH OR ACROSS THE SUBSURFACE OF THE LAND IIEREINABOVE DESCRIBED, AND TO BOTTOM SUCH WHIPSTOCKED OR DIRECTIONALLY THEREOF, AND TO REDRILL, RETUNNEL EQUIP, MAINTAIN, REPAIR. DEEPEN AND OPERATE ANY WELLS OR MINES, WITHOUT, HOWEVER, THE RIGHT TO DRILL, MINE, STORE, EXPLORE AND OPERATE THROUGH THE SURFACE OF THE UPPER 5DC FEET OF THE SUBSURFACE OF THE BOND HEREINABOVE DESCRIBED, AS RESERVED BY THE IRVINE COMPANY, A MICHIGAN CORPORATION, RECORDED SEPTEMBER 9, 1993, AS INSTRUMENT NO 93- 608092, OFFICIAL RECORDS. END OF LEGAL DESCRIPTION_ Al 2012 -154 FEBRUARY 24, 2014 EXISTING SITE PLAN LLILILL-10 ARCHITECTS ORANGE 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714) 639 -9860 © 2013 APAXION 02gge aun�HM°c�lua "E'l���, lII�e' 'w'.a. INTENTIONALLY BLANK PAGE 1-f 4 TOTAL SQUARE FOOTAGE TO BE DEMOLISHED RETAIL - 4,937 SF MARKET - 6,027 SF MEDICAL OFFICE - 14,375 SF TOTAL SF DEMOLISHED - 25,339 SF WESTCLIFF DRIVE MEDI CAL OFFICES, NEWPORT BEACH, CA Richard Dick and Associates. 2043 Westcliff Drive, Suite 210, Newport Beach, CA 949 - 642 -6515 THE LAND REFERRED TO HEREIN IS SITUATED IN THE STATE OF CALIFORNIA, COUNTY OF ORANGE DESCRIBED AS FOLLOWS: PARCEL A' LOT 1 OF TRACT NO 4225, IN THE Cltt OF NEWPORT BEACH, COUNTY OF ORANGE. STATE OF CALIFORNIA, AS PER MAP PIIiD IN BOOK 153 PAGE(S) 23 AND 24 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. EXCEPTING THEREFROM ALL OIL, OIL RIGHTS, MINERALS, MINERAL RIGHTS, NATURAL GAS RIGHTS, AND OTHER HYDROCARBONS BY WHATSOEVER NAME KNOWN. GEOTHERMAL STEAM. ANY OTHER MATERIAL RESOURCES AND ALL PRODUCTS DERIVED FROM ANY OF THE FOREGOING, THAT MAY BE WITHIN OR UNDER THE PARCEL OF LAND HEREINABOVE DESCRIBED, TOGETHER WITH THE PERPETUAL RIGHTS OF DRILLING, MINING, EXPLORING AND OPERATING THEREFOR, AND STORING IN AND REMOVING THE SAME FROM SAID WJO OR ANY OTHER LAND, INCLUDING THE RIGHT TO WHIPSTOCK OR DIRECTIONALLY DRILL AND MINE FROM LAND OTHER THAN THOSE HEREINABOVE DESCRIBED, OIL OR GAS WELLS, TUNNELS AND STATUS INTO, THROUGH OR ACROSS THE SUBSURFACE OF THE LAND HEREINABOVE DESCRIBED, AND TO BOTTOM SUCH WHIPSTOCKED OR DIRECTIONALLY THEREOF, AND TO REDRILL, RETUNNEL EQUIP, MAINTAIN, REPAIR, DEEPEN AND OPERATE ANY WELLS OR MINTS, WITHOUT, HOWEVER, THE RIGHT TO DRILL MINE STORE, E %PLORE AND OPERATE THROUGH THE SURFACE OF THE UPPER 500 FEET OF THE SUBSURFACE OF THE EAND HEREINABOVE DESCRIBED, AS RESERVED BY THE IRVINE COMPANY, A MICHIGAN CORPORATION, RECORDED DECEMBER 12, 1991, AS INSTRUMENT N0, 91- 683676, OFFICIAL RECORDS. PARCEL B: NONEXCLUSIVE EASEMENTS AS SET FORTH IN THAT CERTAIN INSTRUMENT ENTITLED 'DECLARATION OF ACCESS EASEMENTS" RECORDED NOVEMBER 20, 1991, AS INSTRUMENT NO 91- 632703, OFFICIAL RECORDS OF ORANGE COUNTY, CALIFORNIA PARCEL C: LOT 2 OF TRACT NO 4225, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CAJFORNIA, AS PER MAP FILED IN BOOK 153 PAGE(5) 23 AND 24 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY . EXCEPTING THEREFROM ALL OIL, OIL RIGHTS, MINERALS, MINERAL RIGHTS, NATURAL GAS RIGHTS, AND OTHER HYDROCARBONS BY WHATSOEVER NAME KNOWN, GEOTHERMAL STEAM, ANY OTHER MATERIAL RESOURCES AND ALL PRODUCTS DERIVED FROM ANY OF THE FOREGOING. THAT MAY BE WITHIN OR UNDER THE PARCEL OF LAND HEREINA60VE DESCRIBED, TOGETHER WITH THE PERPETUAL RIGHTS OF DRILLING. MINING, EXPLORING AND OPERATING THEREFOR. AND STORING IN AND REMOVING THE SAME FROM SAID LAND OR ANY OTHER AND, INCLUDING THE RIGHT TO WHIPSTOCK OR DIRECTIONALLY DRILL AND MINE FOR LAND OTHER THAN THOSE EREINASOVEDESCRISED, OIL OR GAS WELLS, TUNNELS AND SHAFTS INTO, THROUGH OR ACROSS THE SUBSURFACE OF THE LAND HEREINABOVE DESCRIBED, AND TO BOTTOM SUCH WHIPSTOCKED OR DIRECTIONALLY THEREOF. AND TO REDRILL ESTOPPEL. EQUIP, MAINTAIN, REPAIR, DEEPEN AND OPERATE ANY WELLS, OR MINES, WITHOUT, HOWEVER, THE RIGHT TO DRIIL MINE, STORE. EXPLORE AND OPERATE THROUGH THE SURFACE OF THE UPPER 500 FEET OF THE SUBSURFACE OF THE LAND HEREINABOVE DESCRIBED, AS RESERVED BY THE IRVINE COMPANY, A MICHIGAN CORPORATION. RECORDED DECEMBER 12, 1991, AS INSTRUMENT NU. 91- 683674. OFYICIPL RECORDS. PARCELS A AND C ABOVE ARE ALSO SHOWN AS PARCEL 1 OF LOT LINE ADJUSTMENT NO, LA- 2003 —D41 WHICH RECORDED JULY 9, 2004 AS INSTRUMENT NO 2004000620758, OFFICIAL RECORDS. PARCEL D: LOT 3 CF TRACT NO 4225, IN THE CITY CF NEWPORT BEACH, CCUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 153 PAGE(S) 23 AND 24 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNT. EXCEPTING THEREFROM THE SOUTHEASTERLY 110 FEET OF SAID LOT 3, AS SHOWN 0 THAT CERTAIN DOCUMENT ENTITLED "RESUBDIVISION APPLICATION OF LOTS OR LESS" RECORDED MARCH 20, 1962, AS INSTRUMENT NO 1-5856, IN BOOK 6D44, PAGE(S) 447, OFFICIAL RECORDS, EXCEPTING THEREFROM ALL OIL, OIL RIGHTS, MINERALS, MINERAL RIGHTS, NATURAL GAS RIGHTS, AND OTHER HYDROCARBONS BY WHATSOEVER NAME KNOW, GEOTHERMAL STEAM, ANY OTHER MATERIAL RESOURCES AND ALL PRODUCTS PRVED FROM ANY Or THE FOREGOING, THAT MAY BE WITHIN OR UNDER THE PARCEL OF LAND HEREINABOVE DESCRIBED, TOGETHER WITH THE PERPETUAL RIGHTS OF DRILLING, MINING EXPLORING AND OPERATING THEREFOR, AND STORING IN AND REMOVING THE SAME FROM SAID LAND OR ANY OTHER LAND, INCLUDING THE RIGHT' TO WHIPSTOCK OR DIRECTIONALLY DRILL AND MINE FROM LAND OTHER THAN THOSE HEREINABOVE DESCRIBED, OIL OR GAS 'WELLS. TUNNELS AND SHAFTS INTO, THROUGH OR ACROSS THE SUBSURFACE OF THE LAND IIEREINABOVE DESCRIBED, AND TO BOTTOM SUCH WHIPSTOCKED OR DIRECTIONALLY THEREOF, AND TO REDRILL, RETUNNEL EQUIP, MAINTAIN, REPAIR. DEEPEN AND OPERATE ANY WELLS OR MINES, WITHOUT, HOWEVER, THE RIGHT TO DRILL, MINE, STORE, EXPLORE AND OPERATE THROUGH THE SURFACE OF THE UPPER 5DC FEET OF THE SUBSURFACE OF THE BOND HEREINABOVE DESCRIBED, AS RESERVED BY THE IRVINE COMPANY, A MICHIGAN CORPORATION, RECORDED SEPTEMBER 9, 1993, AS INSTRUMENT NO 93- 608092, OFFICIAL RECORDS. END OF LEGAL DESCRIPTION_ LEGEND EXISTING BUILDINGS EXISTING BUILDINGS TO BE A 1 A DEMOLISHED / \ 1 2012 -154 FEBRUARY 24, 2014 DEMO SITE PLAN ® 10 115' 130' I60' _ NORTH SCALE. 1 "= 30' -0" ARCHITECTS ORANGE 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714) 639 -9860 © 2013 APAXION 02gge aun�HM°c�lua �cry�4�/ �+FT INTENTIONALLY BLANK PAGE 110 W z W Q W Z LL KEYNCIES ❑j fi HIGH CCNCRELE CDRR LWDSCAE ARG PER L NSLOPE PLAN ASPHALT SURFACE AREA PER GRADING PUN F1LANDSCAPE SURFACE PER LANDSCAPE PUN ❑ 5 NEW PARKING STALL STRL LNG PER CITY STANDARDS El ACCESSIBLE PATH OF TRAVEL FROM RIGHT OF WAY TD BUILDING ENTRIES QACGSSSBIE LOADING AND UNLOADING PARKING STALLS a LINE OF ONE STORY PORDCN OF BUILDING i0 BE REMOVED ❑9 EXISTING ELECTRICAL TRANSFORMER TO BE RELOCATED PX EXISTING MC RMPR SIGN II NEW ULUND M SIGN 12 FIRE APPARATUS TURNING RADIUS (2D INSIDE RADIUS, BE OUTSIDE RADIUS) 13 FIRE APPARATUS HOSE PULL LOCATION (150 RADIUS) 14 CONCRETE TRASH ENCLOSURE PER CITY STANDARDS iS NEW PROPOSED TRANSFORMER LOCATION 16 RELOCATE AND REDESIGNED MONUMENT SIGN 17 EXISTING BREEI£WAY i0 BE ENCLOSED iB COURTESIES AREAS - SEE LANDSCAPE DRAWINGS 19 ASSISTING L➢W SIONE SIGATWALL 20 12' HIGH CONCRETE WALL SURROUNDING TELECOMMUNICATION EQUIPMENT WITH 8 HIGH PAINTED METAL. LATE 21 42- HIGH (METAL GWRDRAIL - ENCRUSTED 22 CONCRETE STEP SITH METAL HANDRAL D NEW FILTELRA BIG- RETENTION SISTER - SEE CINL DRAINCS 24 MAINTAIN SIDEWALK ACCESS 10 EXISTING PROPERTY i0 THE EAST 25 EXISTING STREET TREE TO BE REMOVED - TREE i0 BE DEROGATES CA REPLACED PER FLY MAGNET NOT USED $] NOT USED 28 EXISTING STREET UGW i0 BE RELOCATE PER BIG 29 EXISING STREET GULF TO REMAIN 30 EXISTING STREET TREE TO REMAIN 31 POTETAL 501 OF OUTDOOR DINING PATIO 32 POTENTIAL BRIDGE CONNECTION SUMMARY TOTAL SITE AREA 14] 446 $E TOTAL BUILDING FA.R, ALLOWED (50 %) 73]22 SF EXISTING BUILDING 1 (GROSS FLOOR AREA) FIRST RCOR PENCIL (EX611NG) 0578 SE MAGICAL OFFICE (EXISTING) 1,104 SF TOTAL (EXISTING) 4.782 SF SECOND FLUOR MEDICAL OFFICE (EXISTING) 4718 SE TOTAL (EXISTING) 4,718 SF TOTAL. BUILDING 1 9,500 S EXISTING BUILDING 2 (GROSS FLOOR AREA) HIGH FLOOR RETAIL (NEW AND EXISTING) 6.377 SF FELL $E IMCE $MALL SCALE EATING i ]66 IF AND DARNING ESTABLISHMENT LOCAL (UPS AND EXISTING) CIAO OF SECOND FLOOR MAGICAL OFFICE (EXISTING) 6385 IF TOTAL A DEC SF IRD FLOOD MEDICAL OFFICE (EXISTING) &,AAA SF TOTAL (EXISTING) 6,383 SF TOTAL BUILDING 2 2D.909 SF NEW BUILDING 3 (GROSS FLOOR AREA) FIRST FLOOR RETAIL (NEW) $946 F TOTAL (NEW) 5,946 F SECOND FLOOR MEDICAL OFFICE (NEW) 5.776 OF TOTAL (NEW) 5,776 SF TOTAL BUILDING 3 11.722 OF NEW BUILDING 4 (CRESS FLOOR AREA) FIRST FLOOR ALL SERVICE, SMALL SCALE EATING AND DRINKING ESTABLISEMENT (NEW) 3,500 OF RETAIL (NEW 3.040 OF BANK (NEVQ 4500 OF TmLL (NEW) 11.040 SF SECOND FLOOR MEDICAL OFFICE (NEW) 10.250 OF TOTAL NFOR) 10,250 OF THIRD FLOOR MEDICAL OFFICE FRED 10.250 F TOTAL (NEW) DOZO 5 TOME BUILDING 4 }1040 ST TOTAL BUILDINGS 1 -4 RETAIL 19,041 ST MEDICAL OFFICE 44.664 SF FULL SERVICE, SMALL SCALE EATING AND DRINKING ESDOGOTHAIENT 5,366 SF BANK 4.500 SF TOTAL 73,671 OF (03722 SF) PARKING RICH RED RETAIL 0 1/250 ST 77 STATES MEDICAL OFFICE ® 1/200 SF 225 STALLS FULL SESNCE SMALL SCALE EATING AND DRINKING EAABLLSTERENi: B GILDING 2, 1,766 ST UNDER PREVIOUS 8 STALLS CUP M UP2005 -035 (PALS05 -156) ,ALOENG 4, 3,500 SF ® 1 /40 $F OF DINING (ASSUME 50% DINING = 17$0 $F) OUTDOOR DINING. 437 SF (25% OF INDOOR DINING) 44 STALL$ BANK US STALLS LOTAL 372 STALLS ON GRACE PARKING BRUSSELS) STANDARD PARKING 107 STALLS ACCLSS'BIE PARKING 6 STALLS TOTAL t I I DEAL. PARKING STRUCTURE PARKING PROVIDED LEVEL C STANDARD PARKING 6 ELLS ACCESSRIE PARKING 0 STALLS LEGAL STANDARD PARKING 80 SUM I$ ACCESS�91E PARKING 3 STALLS LEVEL 2 STANDARD PARKING B1 STALLS ACCESSIBLE PARKING 2 STALLS LEGAL STANDARD PARKING AN STATES ACCESSIBLE PARKING 2 STALLS TOTAL STANDARD PARKING 262 STALLS ACC EXCELS PARKING 7 STALLS PIDAL PARKING 269 STALLS TOTAL PARKING PROVIDED STANDARD PARKING 369 STALLS ACCESSIBLE PARKING U DEALER TOTAL PARKING 362 STALLS PARKING RATIO PROVIDED 5.18 /1000 SF SITE PLAN WESTCLIFF DRIVE MIDI CAL OFFICES, NEWPORT BEACH, CA NORTH IOSC 15` 10' !fi01 Richard Dick and Associates. ARCHITECTS ORANGE 2043 Westcliff Drive, Suite 210, Newport Beach, CA 949 - 642 -6515 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714) 639 -9860 A2 2012 -154 APRIL 22, 2014 © 2013APUFMCfs CRAL96 aunPIeM°cNlua INTENTIONALLY BLANK PAGE zzg KETAATE5 OPOIENML DOOR LIIGAIIAN O GUZIMG �3 NV0,0 ABOVE SOI'Fli ABOVE O MEFAI. FENCE AND G.E ? 29 —7" }. BUILDING 3 FIRST FLOOR PLAN BUILDING 1 FIRST FLOOR PLAN BUILDINGS I AND 3 FLOOR PLAN WESTCLIFF DRIVE MEDICAL OFFICES, NEWPORT BEACH, CA NORTH 10 1 LE I8' 1!1fi' Richard Dick and Associates. ARCHITECTS ORANGE 2043 Westcliff Drive, Suite 210, Newport Beach, CA 949 - 642 -6515 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714) 639 -9860 A3 2012 -154 FEBRUARY 24, 2014 © 2013ArchitI 0,096 aun p IeM°c��w� m�e INTENTIONALLY BLANK PAGE 120 KEFOOTE5 O POTENML OCOR FCCAIION O Gl ZIMG �3 L01'I ROOF BELOW SOFFIT 1801L r5 LOIV '.-L BELO" E6 F. .-L wITR MEAL GCARpMIL FI COLUMN - XCXA FINIS11 F0 ROOF PCCESS ABOER ROOM 9� EXTERIOR WAIXWAv C LO1v ROOF BELOI. BUILDING 3 SECOND FLOOR PLAN BUILDING I SECOND FLOOR PLAN BUILDINGS I AND 3 FLOOR PLAN WESTCLIFF DRIVE MEDICAL OFFICES, NEWPORT BEACH, CA NORTH 10 1 LE I8' 1!1fi' Richard Dick and Associates. ARCHITECTS ORANGE 2043 Westcliff Drive, Suite 210, Newport Beach, CA 949 - 642 -6515 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714) 639 -9860 2012 -154 FEBRUARY 24, 2014 © 2013A¢hitI 0MR9e °un�IeM°c�lua INTENTIONALLY BLANK PAGE 1.22 VEO - SEE SITE PUN FOR EXTEAT REMOVED AND ENCLOSED INTO NEW LEASE SPACE FIRST FLOOR PLAN BUILDING 2 FLOOR PLAN WESTCLIFF DRIVE MEDICAL OFFICES, NEWPORT BEACH, CA NORTH 10 1 LE I8' 1!1fi' Richard Dick and Associates. ARCHITECTS ORANGE 2043 Westcliff Drive, Suite 210, Newport Beach, CA 949 - 642 -6515 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714) 639 -9860 A5 2012 -154 FEBRUARY 24, 2214 © 2013 Architects OmPgo °un`�°A���oleM°c�lua INTENTIONALLY BLANK PAGE 124 KETAATE5 O POIENML DOOR LCCOTIAN O GUZIDG Fg NV0,0 ABOVE SOI'Fli ABOVE Not USED E NOT USED FI PortMIAE BI ABOVE TO PARAIG STRUCTURE FIRST FLOOR PLAN NEW BUILDING 4 FLOOR PLAN WESTCLIFF DRIVE MEDICAL OFFICES, NEWPORT BEACH, CA NORTH 10 1 LE I8' 1!1fi' Richard Dick and Associates. ARCHITECTS ORANGE 2043 Westcliff Drive, Suite 210, Newport Beach, CA 949 - 642 -6515 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714) 639 -9860 U01 2012 -154 APRll. 22, 2014 © 2013ArchitI Orange aun�IeM°c�lua INTENTIONALLY BLANK PAGE 120 KEFLATE5 O POIENML COLD FCCAIION O GLAZING F, NVGIGO ABOVE SOLFli ABOVE FB LINE OF WIL MG BELO' ElCOLUMN FI PORN ➢AL DOOR ADD BRIDGE TO FARING STRUCTURE SECOND FLOOR PLAN NEW BUILDING 4 FLOOR PLAN WESTCLIFF DRIVE MEDICAL OFFICES, NEWPORT BEACH, CA NORTH 10 1 LE I8' 1!1fi' Richard Dick and Associates. ARCHITECTS ORANGE 2043 Westcliff Drive, Suite 210, Newport Beach, CA 949 - 642 -6515 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714) 639 -9860 A7 2012 -154 APRll. 22, 1014 © 2013A¢hitI 0,096 aun�IeM°c�lua _ INTENTIONALLY BLANK PAGE 122 ❑� THIRD FLOOR PLAN LJ KEFLATE5 O POIENML ALI LIIGAIION O GLAZING �3 NV0,0 ABOVE SOLFli ABOVE r B LINE OF WIL MG BELO' E-UMN NEW BUILDING 4 FLOOR PLAN WESTCLIFF DRIVE MEDICAL OFFICES, NEWPORT BEACH, CA NORTH 10 1 LE I8' 1!1fi' Richard Dick and Associates. ARCHITECTS ORANGE 2043 Westcliff Drive, Suite 210, Newport Beach, CA 949 - 642 -6515 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714) 639 -9860 • 2012 -154 APRll. 22, 1014 © 2013A¢hitI 0,096 °unp IeM°c��m` rs��w m�e INTENTIONALLY BLANK PAGE 130 BELOW GRADE PLAN - 6 STALLS KEYNOTES E1 STRIICTI14 CONCRETE CBWMNE - PNMEB n2 RAMPUP nB ELEVATOR ® STALL STRPING PER Cl. BE NEVIPORT BEACH STANBARBS E5 BELOW GRADE PLAN - 6 STALLS KEYNOTES E1 STRIICTI14 CONCRETE CBWMNE - PNMEB n2 CONCRETE GOPRDINT W4LS AND SHEV WPl1S - NIINTEO nB ELEVATOR ® STALL STRPING PER Cl. BE NEVIPORT BEACH STANBARBS E5 BNE Of PIALL IBOVE nB GREEN SCREEN PANELS 1] POTENINL BRIDGE CONNECTION TO BUILDING 4 FIRST FLOOR PLAN - 83 STALLS PARKING STRUCTURE FLOOR PLAN WESTCLIFF DRIVE MEDICAL OFFICES, NEWPORT BEACH, CA NORTH 10 18E116' 1:�2' Richard Dick and Associates. ARCHITECTS ORANGE 2043 Westcliff Drive, Suite 210, Newport Beach, CA 949 - 642 -6515 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714) 639 -9860 S FARTwA 2012 -154 APRIL 22, 2014 © 2013A¢hdecf 02 9e INTENTIONALLY BLANK PAGE IS Y Y Y 4BOVE SECOND FLOOR PLAN - 93 STALLS THIRD FLOOR PLAN - 87 STALLS KEYNOTES E1 STRIICTI14 CONCRETE CBLVMNE - PNMEB n2 CONCRETE GOPRDMT WPl1S AND SHEV WPl1S - PPINTEO nB ELEVATOR ® STALL STRPING PER R. BE NEVIPORT BEACH STANBARBS E5 BNE Of PIALL IBOVE nB GREEN SCREEN PANELS 1] POTENINL BRIDGE CONNECTION TO BUILDING 4 PARKING STRUCTURE FLOOR PLAN WESTCLIFF DRIVE MEDICAL OFFICES, NEWPORT BEACH, CA NORTH 10 18E116' 1:�2' Richard Dick and Associates. ARCHITECTS ORANGE 2043 Westcliff Drive, Suite 210, Newport Beach, CA 949 - 642 -6515 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714) 639 -9860 2012 -154 APRIL 22, 2014 'Aml © 2013A¢hdecf 02 9e INTENTIONALLY BLANK PAGE z-714 COLORS /MATERIALS I G A FRAZEE - #8232W "LULLED BEIGE' -MAIN WALLS B FRAZEE- #8235D "BRUSH BOX" - ACCENT WALLS C FRAZEE- #8775D "METAL SHAVINGS " - METAL RAILS D SUNBRELLA- #8608'BLACK'- CANVAS AWNINGS E STONE VENEER- MATCH EXISTING STONE ON BLDGS #1 + #2- STONE WALLS F ARCADIA AC -2- CLEAR ALUMINUM STOREFRONT + FASCIAS +COLUMNS TREX - TRANSCEND "SPICED RUM " - COMPOSITE WOOD WALLS ;- __ - -_ ��i■ •'.•� TK _ 3 �� ! ' ICI � � ��C �� � I �i NOTES 1. PAINTED PLASTER WALLS 2, STONE VENEER WALLS 3. COMPOSITE WOOD WALLS 4. CLEAR ALUMINUM FINISH TRIM, FASCIA AND COLUMNS 5. CANVAS AWNINGS TO MATCH EXISTING 6, CLEAR OR TINTED GLAZING IN CLEAR ALUMINUM STOREFRONT Z PAINTED PLASTER MECHANICAL EQUIPMENT SCREEN MINIMUM OF 12' BEHIND MAIN BUILDING PARAPET WALL - T O. SCREEN @ +32'. ALL TOPS OF MECHANICAL EQUIPMENT TO BE BELOW TOP OF MECHANICAL SCREEN WESTCLI FF DRIVE MEDI CAL OFFICES, NEWPORT BEACH, CA Richard Dick and Associates. 2043 Westclill Drive, Suite 210, Newport Beach, CA 949- 642 -6515 All EXISTING BUILDING 1 AND 2012-154 FEBRUARY24,2014 NEW BUILDING 3 (ELEVATIONS D '8 0 9CNE 1/16 =1 -0 ARCHITECTS ORANGE 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 /714/ 639 -9860 O20iJAMVmcb'� 13 INTENTIONALLY BLANK PAGE 2�0 ■ I ■I■ 1 ■1n�u:n�■ ■� NOTES 1. PAINTED PLASTER WALLS 2. STONE VENEER WALLS 3. COMPOSITE WOOD WALLS 4. CLEAR ALUMINUM TRIM, FASCIA AND COLUMNS 5. CANVASAWNINGS 6. CLEAR OR TINTED GLAZING IN CLEAR ALUMINUM STOREFRONT Al2 EXISTING BUILDING 2 ELEVATIONS 2012 -154 FEeauARr24.2014 WESTCLI FF DRIVE MEDI CAL OFFICES, NEWPORT BEACH, CA SCALE. 1 /16"=1'0' Richard Dick and Associates. ARCHITECTS ORANGE ®zo,3Auo�. 2043 WestcliH Drive, Suite 210, Newport Beach, CA 949 - 642 -6515 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714) 639 -9860 INTENTIONALLY BLANK PAGE 1�g `p. Y ��....1 .,. .-O. .. •.. t 45' -0" +29'" 3RD FLOOR COLORS /MATERIALS A FRAZEE- #8202W "LULLED BEIGE" -MAIN WALLS B FRAZEE- #8235. "BRUSH BOX'. ACCENT WALLS I F FRAZEE- #8775D "METAL SHAVINGS " -METAL RAILS SUNBRELLA -#8608 "BLACK " - CANVAS AWNINGS STONE VENEER- MATCH EXISTING STONE ON BLDGS #1 + #2 - STONEWALLS ARCADIA AC -2- CLEAR ALUMINUM STOREFRONT, FASCIAS +COLUMNS TREX - TRANSCEND "SPICED RUM " - COMPOSITE WOOD WALLS 48'-0, ;m NOTES 1. PAINTED PLASTER WALLS 2. STONE VENEER WALLS 3. COMPOSITE WOOD WALLS 4. CLEAR ALUMINUM TRIM, FASCIA AND COLUMNS 5, CANVAS AWNINGS 6. CLEAR OR TINTED GLAZING IN CLEAR ALUMINUM STOREFRONT 7. NEW PARKING STRUCTURE IN FOREGROUND 8. PAINTED PLASTER MECHANICAL EQUIPMENT SCREEN MINIMUM OF 12' BEHIND MAIN BUILDING PARAPET WALL - T.O. SCREEN Q +32'. ALL TOPS OF MECHANICAL EQUIPMENT TO BE BELOW TOP OF MECHANICAL SCREEN WESTCLI FF DRIVE MEDI CAL OFFICES, NEWPORT BEACH, CA Richard Dick and Associates. 2043 Westclill Drive, Suite 210, Newport Beach, CA 949- 642 -6515 7- _L_ . IM NEW BUILDING 4 (ELEVATIONS 2012-154 APRIL 22 W15 0 116 ir 9CN E 1116 = 1 0 ARCHITECTS ORANGE 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 /714/ 639 -9860 OmlJ.vavmcn� INTENTIONALLY BLANK PAGE 240 COLORS /MATERIALS I GFRAZEE- f/8232W "LULLED BEIGE " -MAIN WALLS FRAZEE-#8235D "BRUSH BOX " - ACCENT WALLS FRAZEE- #8775D "METAL SHAVINGS " -METAL RAILS SUNBRELLA- #8608'BLACK ' - CANVAS AWNINGS STONE VENEER- MATCH EXISTING STONE ON BLDGS #1i #2- STONEWALLS ARCADIA AC -2- CLEAR ALUMINUM STOREFRONT i FASCIAS +COLUMNS TREX - TRANSCEND "SPICED RUM " - COMPOSITE WOOD WALLS NOTES 1. PAINTED PLASTER WALLS 2. STONE VENEER WALLS 3. COMPOSITE WOOD WALLS 4. CLEAR ALUMINUM FINISH TRIM, FASCIA AND COLUMNS 5. PAINTED CONCRETE PARKING STRUCTURE 6. PAINTED CONCRETE SCREEN WALL 7. GREENSCREEN PANELS IN PAINTED PLASTER FRAMES 8. GREENSCREEN PANELS ON PAINTED CONCRETE WALLS 9. POTENTIAL PAINTED CONCRETE OR PLASTER BRIDGE WALL FROM PARKING STRUCTURE TO BUILDING 4 10. POTENTIAL PLASTER PORTAL @ PARKING STRUCTURE / BRIDGE TO BUILDING 4 1 A14 NEW PARKING STRUCTURE ELEVATIONS 0O'5 APRIL 22, za,< WESTCLI FF DRIVE MEDICAL OFFICES, NEWPORT BEACH, CA -�� 0 8' 76' SCALE: 1/16 " = 1'0' Richard Dick and Associates. ARCHITECTS ORANGE 2043 WestcliBDrive, Suite 210, Newport Beach, CA 949 - 642 -6515 144 NORTH ORANGE ST. ORANGE, CALIFORNIA 92866 (714) 639 -9860 Z "T 2 INTENTIONALLY BLANK PAGE 142 6 -STORY BUILDING 3 -STORY BUILDING EXISTING BUILDING HEIGHTS PLAN 3 -STORY BUILDING 3 -STORY BUILDING OVER 112 LEVEL PARKING 3 -STORY BUILDING WESTCLIFF DRIVE MEDICAL OFFICES NEWPORT BEACH,CA NOTTOSCALE NORTH Richard Dick and Associates. ARCHITECTS ORANGE 2043 Wes)cli/I Cove. Smle 2 10. Newport Beach. CA 949 -642 -6515 144 NOR TN ORANGE ST., ORANGE, CALIFORNIA 92866 (714) 639 -9860 A15 2012 -154 FEBRUARY24. 2014 Im o a 4 oa 1� 3 INTENTIONALLY BLANK PAGE 144 STOREFRONT/ FASCIA COLOR 1, 1 COMPOSITE WOOD WALL C COLORS/ MATERIALS FRAZEE - #8232W "LULLED BEIGE" - MAIN WALLS FRAZEE - #8235D "BRUSH BOX " - ACCENT WALLS FRAZEE - #8775D "METAL SHAVINGS" - METAL RAILS SUNBRELLA - #8608 "BLACK" - CANVAS AWNINGS STONE VENEER - MATCH EXISTING STONE ON BLDGS #1 + #2 - STONE WALLS ARCADIA AC -2 - CLEAR ALUMINUM STOREFRONT + FASCIAS + COLUMNS TREX - TRANSCEND "SPICED RUM" - COMPOSITE WOOD WALLS WESTCLI FF DRIVE MEDI CAL OFFICES, NEWPORT BEACH, CA Richard Dick and Associates. 2043 WestcliHOrive, Suite 210, Newport Beach, CA 949 - 642 -6515 COLOR / MATERIAL BOARD two 1012 IM FEBRUARY21. 2014 A 4 ARCHITECTS ORANGE aR ,P1,oI,n..Y 144 NORTH ORANGE SL. ORANGE, CALIFORNIA 92866 (714,1639-9860 ms, 1, 1 COMPOSITE WOOD WALL C COLORS/ MATERIALS FRAZEE - #8232W "LULLED BEIGE" - MAIN WALLS FRAZEE - #8235D "BRUSH BOX " - ACCENT WALLS FRAZEE - #8775D "METAL SHAVINGS" - METAL RAILS SUNBRELLA - #8608 "BLACK" - CANVAS AWNINGS STONE VENEER - MATCH EXISTING STONE ON BLDGS #1 + #2 - STONE WALLS ARCADIA AC -2 - CLEAR ALUMINUM STOREFRONT + FASCIAS + COLUMNS TREX - TRANSCEND "SPICED RUM" - COMPOSITE WOOD WALLS WESTCLI FF DRIVE MEDI CAL OFFICES, NEWPORT BEACH, CA Richard Dick and Associates. 2043 WestcliHOrive, Suite 210, Newport Beach, CA 949 - 642 -6515 COLOR / MATERIAL BOARD two 1012 IM FEBRUARY21. 2014 A 4 ARCHITECTS ORANGE aR ,P1,oI,n..Y 144 NORTH ORANGE SL. ORANGE, CALIFORNIA 92866 (714,1639-9860 INTENTIONALLY BLANK PAGE 140 PLANTING NOTES: A. ALL FLAT. SHRUB AID G00N:DCOVER ACAS TO EE TOP DFESSEO LTN 3' LAYER OF S SMOOEO BaQC FNLCL. ALL TOP DSMSSIIW TO BE INSTALLED TO TOP OF WALK B. ALL STREET T.R_EES AND ALL T5EE5 WTWIry 5' OF 4ARDSCAPE ELE.ENTS,'J A6 CURBS, WALLS, BIIILOLYa5 OR W4LG6, WALL BE PI ZED WTH APPF! VED RWi BARRIER CON, TL DENCES SUCH AS MODEL NO. US I8-2. AVAILABLE RR DEE. R. , 800.458.1668 OR WSTA LATICN TO EE PER MANUFACIRE.R5 FMC , DAiIORS AVD SPEGFICATIORS AID EE A Y.NI.Wt OF 0 LINEAL FEET. C. CWTRACTOR TO REPAIR OR 5SPLACe AN' EXISTING I=14IC DQ STY. OT WEB DG -IAGED WE TO CONSTF L=TIOI D. ALL PLANTING AND IRRIGATION TO CQ:RY WTH CITY OF NECPORT BEG LAIDSCA4 WIDELLL5. E. CONTRACTOR TO NOTI.-l" LANDSCAPE AgWITCT PRIOR TO K WART W ANY CONSTRUCTION SO TWAT PROJECT UTILITY LOCATIONS CAN BE RENEWI> AND PLANS CAI BE AV JWTEO ACCORDI..f LY. F. CONTRACTOR I DEVELOPER 15 TO C TACT v CITY F'OR RILL - INSPBCTION OR THE LANDSCAPE ONCE ALL OF T:.E WFK 15 G, d POST GQdOl.45 AG, g'OIJC SOILS TEST S ALL BE OBT <ItiD BY THE CONTRACTOR TO DETESTtINE NECESSA5 Y SAIL AT_NDITEKTS. ]uE C .. CTO.R B ALL INSTALL AS R_°CQSYEM1' ED BY T415 TEST A CO OF i413 TEST MUST BE D W FO!dVARDED .0 T::E LdVpSCAFE ARCHITECT FOR DOCW^. -NATIW .D REVIEW. 4. OC TRACTO.R IS TO POE COPIES OF AL• BOIL d � nMENT DELIVERY TICKETS ALQ W 7 4 A COW. OF WE ASSC OtlIC BOILS .EFORi TO TAE CITY WSFECTOR ST TALE FINAL IN5PECTICN. I. LAVOSCLPE ARCHITECT TO VERIFY LOCATION OF ALL PLANT MAISUAL BEFOSE INSTALLATION. J. ALL IRRIGATION WLL CM. Y WTW CITT G NE'JPOR; BEACH L4VD5CAPEE WIDELINE5 AS WELL AS STIM. MANDATED AB IBBI OAMQ C !WATICN P4dCTICE6. K ALL SCI, 55 AND GRONOCOK_R .E LM WATER USE M.S. TREES AND POT PLANTING ARE CCNSIDE55O LOW .O i EDWM WATER WE. L. DONT ,OR 15 Q=5. STBL E FOR CONTACTII,G TiE CIT a IKE O.. BEAL4 TO NOTIF:" 5TAW OF LW, SifNCTION AS O£LL AS WC EDULI G ALL $IT MSMCVI S FE.RTAWSLG TO CAN$ i. TIOI. EXISTING TREES TO Ei AIN (PROTECT IN PLACE) PLANTING LEGEND FLATS LAO ',,5N CA5PI y� -,gry �Layl�vGa -rw Ndrr_ ROSH FLO}ER CARPET' GRONDCO'F_R ROBE (VNITI SM61 LOW FESNCA ELLA. BLUE' 5Ttl50L EO•ANTCGLICCIINO NAT_ I GAL. ¢jg WdTE FICUS BENJGMING STREET. TREE ixee SENECIO MAIDRALIWAE BLUE C.AL/ STIC<5 FLATS 6TAGSUS .M^'1<NZCFI6Vd WEEK PALM o RWIS L<NCEA _ERIC<N SUMAC 74' BOX LOW j 5 GAL cD DISTIMIS EWCCLVdTORId BLOOD RED TFiYPET NNE 5 GAL. - - _ CHdr•<EROP9 HLL`tILl9 . I eDITERRANE<N FAN PdL-t 6YA6FIZ RLMANZQFIGVa WEEN PAL. }e' BOX LOS O EXISITI 6 TURF PAQCIIT<Y TO FSIVGIN PHOENIX DACTTLIFERa 'TIEDJCdL' V� MEDJWL DATE PALM IT• BJ.H. LOL MAGN0LId'gIS5ET' MAGNOLIA TREE 24' W. .ED EXISTING LANDSCAPE AREA: +/- 9,197 SF (6.2% OF SITE) EXISTING ON -SITE TREES: 34 TREES CIA AEROPS W ILI6 DWRF FAN PALM 24 BOX LOW CUPRE56US 9EM.EERYIRENS ITALIAN cYF SS 2' BDX LOO PROPOSED LANDSCAPE AREA: 17,602 SF (11.9% OF SITE) ELOYATWS ro nGL• ICES BLUE YEL Lan -WOOD 15 GAL Lau PROPOSED ON -SITE TREES: 104 TREES RHAPIS EXCEL” LADY PALM IS GAL LM SYRUPS I GROA41DC.O•r Rb AG.tVE ATTBWATA F .All. AAA E 5 GAL. LOO - AGAVE 'BLUE RA =' BLUE FLA a AGAK_ 5 GAL. 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Item No. 3: WESTCLIFF DRIVE MEDICAL OFFICES (PA2013 -154) Based on the extremely limited time I have had to review this application, I have the following comments: The printed staff report contains links to two large on -line only documents: a 57 page Water Quality Management Plan and a 432 page Traffic Study. a. I think it's terrific staff has made these documents readily available for public review. b. It would be even better if they were in a machine - searchable format. The versions I was able to download with the "PDF" generating icon at the link provided were not searchable. 2. In the Traffic Study, it was good to see in Section 7 ( "CEQA Analysis," starting on page 41 = page 47 of the 432 page PDF) that consideration was given to the cumulative effect of other expected projects, including, according to Table 7, three in Costa Mesa — which seems particularly relevant since the project is on the border of Newport Beach and Costa Mesa. a. Unfortunately, I can find no explanation of the details of the projects cryptically listed in Table 7, including in particular the significance of "Newport Coast — TAZ 1" through "Newport Coast — TAZ 4." b. In addition, Appendix G ( "Cumulative Project Data ") contains on page 351 of the 432 page PDF, without any explanation, a different "Cumulative Project List — February 2014." i. This list differs from Table 7 in that it lists no projects in Costa Mesa. ii. It also contains a Newport Beach Country Club project that is not listed in Table 7. iii. In addition, the Back Bay Landing project has been crossed off the City list, and whatever information it contained about Newport Coast has been redacted. c. Why is the Back Bay Landing project crossed off the Appendix G list? d. Given the conflicting tables and lack of explanation, how does the public know what future projects have been included, and not included, in the traffic analysis? Mira niaLvA ffWeiElVivilIcisLILA I,,WPoR, T O � a y Site Development Review Architecture and Design Building Height Additional Project Amenities Traffic Study — no impacted intersections Lot Merger — creates unified project site 7 ,40W PORT 4 WESTCLIFF DRIVE ooerwsI Somm, 1 MRS e•moawvrtP me ae.9wnuv}m mw mO r B } B•YbCCIkwbH ncctia. svww °«, r n�L I Q D P 0 L7 1 # e»erno suennoi 31Me MMeR11'Allq' 0111. i / } 1 I I 1 }e w cuiuie � ew.} occuvwcr 1 0}se w a +rvc w w amwnFnm M �w �wa P,NXM6Twi[11fE � I IEl£tb O•FA GR'AE LEKl Si0C0.1Nety nx }e. vwnut�m o f r I I Renderings 111mrtv BUILDING 1 WEST ELEVATION SEW PART � c94 FO FN�P Renderings BUILDING 3 EAST ELEVATION EXISTING BUILDING 1 EAST ELEVATION i��■�■■� ���■■�� ,.�; ■.� i �,�,.t ■ ��,i.■■■ ii■■ ■�■� ��.•� ■. a ...�. OWN oil all ..., EXISTING BUILDING I WEST ELEVATION NEW BUILDING 3 WEST ELEVATION 0 m U CSC /F00.0.�h :?Pnrip-rinr 10 e n d e r"i n q s 11 Renderings BUILDING 2 SOUTH ELEVATION EWPO ,. e � Cq<iFO FN�P Renderings !I!'!! IEEE! IM1,11.11. ,_sm_al NEW BUILDING 4 NORTH ELEVATION O O U T CSC�F00.0.`h IXISTING BUILDING 2 NORTH ELEVATION Renderings NEW BUILDING 4 SOUTH ELEVATION -�f WIPOkT O `' > :?P_nCiP_rinr �5 Renderings a 17 Renderings k I PARKING STRUCTURE EAST ELEVATION PARKING STRUCTURE WEST ELEVATION �O SEW PpgT n U S c9[IFp0.H�P U Tel FOTITF • F, ��,W PORT O P > j ig U Tel FOTITF • F, ��,W PORT O P > j I 20 U i rel FOTITF re U Tel FOTITF • hEWI��R >� O i4 z 22 U Tel FOTITF • pv,�oW PC) m =z 23 U Tel FOTITF • ,c94 F00.H�I Photographs lip r SEW 5 P, @� LIZ: �P O0.N l T 26 By: 11 aIis rot dr• Draft Resolution Finding B — Fact 3 Building 2 is proposed to be 33 feet 6 inches in height, which is 1.5 feet above the height limit, with a mechanical screen wall at 44 feet in height. Staff recommends approval with this clarification. 1 For more information contact: Fern Nueno (949) 644 -3227 fnueno @newportbeachca.gov www.newportbeachca.gov