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Home My WebLink About2.0 - Birch Medical Offices - PA2014-121 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT February 19, 2015 Meeting Agenda Item 2 SUBJECT: Birch Medical Offices - PA2014-121 20352 - 20412 Birch Street ■ Minor Use Permit No. UP2014-032 ■ Site Development Review No. SD2014-005 ■ Traffic Study No. TS2014-006 ■ Tentative Parcel Map No. NP2014-017 APPLICANT: Jason Krotts, Real Estate Development Associates, LLC. OWNERS: Newport Executive Court, LLC., Summers Living Trust, and Richard Anton Moriarty Trust PLANNER: Fern Nueno, Associate Planner (949) 644-3227, fnueno@newportbeachca.gov PROJECT SUMMARY The applicant requests a Minor Use Permit, Site Development Review, and Traffic Study to allow the construction of two, two-story medical office buildings totaling 64,000 square feet in gross floor area and a 324-space surface parking lot. The project site is approximately 4.1 acres and contains vacant land and two single-unit residences with associated outbuildings that will be demolished. The application includes a Tentative Parcel Map to resubdivide four existing lots into three lots for commercial development and condominium purposes. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. approving Minor Use Permit No. UP2014-032, Site Development Review No. SD2014-005, Traffic Study No. TS2014-006, Tentative Parcel Map No. NP2014-017, and Addendum to the Mitigated Negative Declaration (Attachment No. PC 1). �� QP �� P P�" O� �� \�� VICINITY MAP Birch right-of-way v. ` (� Subject Property 77, GENERAL PLAN ZONING rah h. SP-7 G " ZQ ti 1 > hQ- yQ^ A A \\Rsb\ eq o, yC \ n 0 LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE General Commercial OfficeFAna Heights Specific Vacant and single-unit CO-G Santa Plan SP-7 residences General Commercial Office Santa Ana Heights Specific NORTH CO-G Plan (SP-7) Offices IF Single-Unit Residential Santa Ana Heights Specific SOUTH Detached RS-D Plan (SP-7) Single-unit residences Single-Unit Residential Santa Ana Heights Specific EAST Detached RS-D Plan (SP-7) Single-unit residences Parks and Recreation (PR) Santa Ana Heights Specific Offices, fire station, and golf WEST and General Commercial Office (CO-G) Plan (SP-7) course 3 �� QP �� P P�" O� �� \�� INTRODUCTION Project Setting The subject property is located in Santa Ana Heights at the intersection of Birch Street and Mesa Drive. The 4.1-acre site is developed with two single-unit residences at the northeast of the property with the rest of the site vacant land. The property is surrounded by low density residential uses, commercial and office uses, a fire station, a park, and a golf course. Birch Street, adjacent to the subject property, was realigned and the status of the vacation or sale of the right-of-way is under review by the Public Works Department for inclusion in the project site. Project Description The Municipal Code requires the following discretionary applications for the project: • A Minor Use Permit is required to allow a new medical office building; • A Site Development Review is required for all nonresidential construction projects over 20,000 gross square feet; • A Traffic Study is required due to the projected increase in traffic resulting from the proposed project pursuant to the City's Traffic Phasing Ordinance; and • A Tentative Parcel Map application for the resubdivision of four parcels into three parcels for commercial development and condominium purposes. The project description (Attachment No. PC 2) summarizes the applicant's intent to develop a medical office complex. As shown in the photographic simulations (Attachment No. PC 3) and the materials board (photograph provided as Attachment No. PC 4), the project design includes two grey and white buildings planned for medical office use located near the middle of the property and surrounded by surface parking, drive aisles, and landscaping. A drop-off and pick-up area is located at the front of the buildings near the vehicular entrance from Birch Street. A six-foot high block wall is proposed along the rear and side property lines. Building 1 (northeast) is 19,978 square feet in gross floor area and Building 2 (southwest) is 44,000 square feet in gross floor area. The design includes obscure glazing facing the residential properties intended to provide privacy to these properties. Both buildings will feature two-story glass entry ways with a slight curve on the front of Building 2 facing Birch Street. Both buildings have lobbies with elevators, stairs, and restrooms. An outdoor courtyard is provided between the two buildings as an amenity for employees and visitors, and will also serve as a pathway to the rear parking area and the front building entrances along Birch Street. The proposed landscaping consists of several tree species, shrubs, and groundcover, and includes drought-tolerant plants. The parcel map will combine several parcels into three lots and authorize the suites to 5 be sold as condominiums. The Tentative Parcel Map is provided as Attachment No. PC 5 and the Project Plans are provided as Attachment No. PC 6. Background On October 18, 2007, the Planning Commission adopted Resolution No. 1735 adopting a mitigated negative declaration and approving a tentative parcel map, use permit, and traffic study for the construction of four, two-story medical office buildings totaling 64,973 square feet of gross floor area with an underground parking garage. This previous project was not implemented and the Traffic Study has expired. The parcel map remains active; therefore, the previous use permit has not expired and would become null and void should the proposed project be approved and constructed. The project site included only the vacant parcels, and the proposed project includes approximately one additional acre of land. DISCUSSION Analysis Consistency with the General Plan and Zoning Code The Land Use Element of the General Plan designates the subject property as General Commercial Office (CO-G) with the maximum floor area to land area ratio ("FAR") of 0.50 (CO-G 0.50), which provides for administrative, professional, and medical offices with limited accessory retail and service uses. The subject property is located within the Business Park District of the Santa Ana Heights Specific Plan Zoning District (SP-7 BP), which provides for the development and maintenance of professional and administrative offices, commercial uses, specific uses related to product development, and limited light industrial uses. Pursuant to Section 20.90.120 (Business Park District: SP-7, BP), medical office uses are a principal permitted use subject to the approval of a minor use permit. The district guidelines emphasize the protection of the adjacent residential uses through regulation of building mass and height, landscape buffers, and architectural design features. The proposed projeFct is consistent with these designations as the project consists of medical office development with a 0.36 FAR. The proposed design includes a large setback from the abutting residential uses with a perimeter site wall, landscaping, and surface parking. Staff believes the architectural design of the project meets the intent of the SP-7 BP District as discussed below. Furthermore, the project includes the removal of nonconforming residential uses consistent with the CO-G and BP designations, helping to achieve the overall goal of a high quality business park. 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 white, light grey, and dark grey painted concrete, with high performance glazing windows and grey and white aluminum accents. The buildings are separated by a courtyard and include two-story glass entryways and a slight curve on the front of the larger building to provide architectural interest. The proposed landscaping includes a mix of trees, shrubs, and ground cover along the perimeter of the site, around the edge of the buildings, and throughout the parking areas. The proposed buildings are separated from the abutting residential properties by 78 feet to the south and 138 feet to the east, and this area would contain parking with a site wall and landscaping along the property lines. The proposed project includes two trash enclosures with a solid roof and two enclosed areas for emergency backup generators. A photometric study would be required as a condition of approval to ensure that the proposed lighting will be designed to meet City safety standards and the lighting will be maintained to shield the adjacent residential properties and not produce glare onto adjacent roadways. Staff believes the design meets the intent of the Land Use Policies. Santa Ana Heights Specific Plan Design Guidelines Pursuant to Section 20.90.030 (Design Guidelines), the intent of the Santa Ana Heights Specific Plan Design Guidelines is to promote a consistent, high quality character of development that will result in the overall enhancement of the aesthetic character of the community. These guidelines are available online: http://www.codepublishing.com/CA/NewportBeach/?newportbeach20/NewportBeach2O9O.htmI The majority of the guidelines are mandatory by the use of the term "shall" and some are flexible using terms such as "encourage;" however, most of the guidelines involve the exercise of independent judgment. Use of the guidelines in project review implements the goals of the business park area through careful use of building forms and materials, streetscape concepts, setback and buffer areas and a unifying landscape concept. These guidelines are created to address the architectural design for business park uses and landscape criteria for all uses within the Santa Ana Heights area. The proposed two-story buildings are 36 feet in height, provide sufficient setbacks from all property lines, and include a courtyard to separate the buildings. The hardscape includes enhanced paving at the pick-up/drop off area, front of the buildings, and courtyard. The architectural design creates visual interest through building articulation, window treatments, and blending with landscaping. The mechanical equipment, refuse, and generators are proposed to be screened from view. Staff believes that the project is designed within this framework and sufficiently complies with the guidelines to warrant project approval. Business Park (BP) District Development Standards Section 20.90.120 (Business Park District: SP-7 — BP) establishes the required site development standards. The subject property is required to provide a 10-foot front setback along the Birch Street property line and zero foot side setback along the northern side property line. The rear setback and southern side setback are 75 feet due to the proposed building height and because the property abuts the Residential Equestrian (REQ) District. The buildings would provide more than the minimum required setback from each property line. The maximum floor area is determined by a ratio of floor area to land area (FAR). The 178,405-square-foot site can be developed with a maximum 0.50 FAR, which allows for 89,203 square feet of gross floor area. The proposed project includes a total floor area of 64,000 square feet (0.36 FAR), which is below the maximum 0.50 FAR. The BP District regulations refer to Section 20.40.040 (Off-Street Parking Spaces Required) to establish the parking requirement. Medical office uses are required to provide one parking space for every 200 square feet of gross floor area. The gross floor area of the proposed buildings is 64,000 square feet; therefore, the proposed project would require 320 spaces. The proposed project includes surface parking with 324 parking spaces, so the project would provide a surplus of four spaces above code. Table 1 summarizes the code requirements and proposed project design, which is in compliance with the required development standards. Table 1 — Development Standards Development Standard Requirement Proposed Building Site Area 19,000 sf minimum Total for 3 lots: 178,405 sf Site Coverage 40% 18% Floor Area Ratio (FAR) 0.50 0.36 Building Height 37' 36' Front Setback 10' 77' 8" and 111' 2" Side Setback (North) 0' 46' 6" Side Setback South 75' 78' Rear Setback 75' 138' Landscaping Setback— 10' 10' Front Landscaping Setback— 3' 5' Side (North) Landscaping Setback - 10' 10' Side South & Rear Parking 320 spaces (1/200) 324 spaces g Minor Use Permit Pursuant to Section 20.90.120 (Business Park District: SP-7, BP), medical office uses are a principal permitted use subject to the approval of a minor use permit. In accordance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits), the Planning Commission must make the following findings for approval of a minor use permit: 1. The use is consistent with the General Plan and any applicable specific plan. 2. The use is allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning Code and the Municipal Code. 3. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. 4. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. 5. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. As demonstrated in the draft resolution (Attachment No. PC 1), staff believes the findings for approval can be made. The proposed project is consistent with the General Plan and Zoning District designations as it is a medical office development with a 0.36 FAR. The lot is 4.1 acres in area (178,405 square feet), generally rectangular in shape, located in a commercial area with residential uses nearby, and would be developed with two, two-story medical office buildings. The proposed buildings would be 36 feet in height, provide sufficient setbacks from all property lines, and include a courtyard to separate the buildings. The buildings would be constructed with high performance glazing windows resulting in privacy to residential uses to the south and east. The hardscape includes enhanced paving at the drop off area, front of the buildings, and courtyard. The architectural design creates visual interest through building articulation, window treatments, and blending with landscaping. The mechanical equipment, refuse, and generators are proposed to be screened from view. The proposed landscaping includes trees, shrubs, and groundcover and the landscape setbacks are met or exceeded with the proposed project design. The proposed project includes surface parking with 324 parking spaces, which would provide a surplus of four spaces above the code requirement. The subject property is located among other medical office uses along Birch Street to the north. The proposed medical office uses would operate as a typical medical office use, and the operating characteristics would be compatible with the allowed commercial and residential uses in the vicinity. The site has pedestrian and vehicular access along Birch Street and the two driveways proposed will be constructed pursuant to City Standards and reviewed and approved by the Public Works Department. The proposed site design includes the provision of emergency vehicle access and public services and utilities. The proposed use is similar to and compatible with other office uses in the vicinity, and would not be detrimental to the abutting residential uses due to the office nature of the business and location of the buildings on-site. Site Development Review Pursuant to Section 20.52.080 (Site Development Review), a Site Development Review is required for a new nonresidential building over 20,000 square feet in gross floor area to ensure a quality project with respect to consistency with the General Plan polices, the physical characteristics of the site, and minimizing potential negative visual impacts. 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. As demonstrated in the draft resolution (Attachment No. PC 1), staff believes the findings for approval can be made. The discussion within the Minor Use Permit section above includes support for the Site Development Review findings. Additionally, the proposed design would provide for harmonious relationships with one another and with the adjacent surroundings through site layout and positioning of the two buildings. The project design includes two grey and white office buildings located near the middle of the property surrounded by surface parking, drive aisles, and landscaping. Several tree species are proposed for a total of 121 trees throughout the site. The architectural design of the buildings includes obscure glazing facing the residential properties -D intended to provide privacy to the community. Both buildings would feature two story glass entry ways with a slight curve on the front of Building 2 facing Birch Street. An outdoor courtyard is provided between the two buildings as an amenity for employees and visitors, and will also serve as an access between the rear parking area and the front building entrances along Birch Street. The landscaped areas along Birch Street include shrubs to screen the parking areas from view. A six-foot high block wall is proposed along the rear and side property lines. 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 15.40.030.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 (8) can be made: 15.40.030.8.1 Construction of the project will be completed within 60 months of project approval; or 15.40.030.8.1(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 "Traffic Impact Analysis for the proposed Newport Executive Center" dated November 2014 (Provided as Appendix E to the Addendum in Attachment No. PC 7), was prepared by Kimley-Horn and Associates, Inc. under the supervision of the City Traffic Engineer pursuant to the Traffic Phasing Ordinance (TPO) and its implementing guidelines. 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 2016. The project is expected to generate 2,293 new trips on a typical weekday, with 152 morning peak hour trips and 226 evening peak hour trips. The traffic study indicates that the project will neither cause nor make worse an unsatisfactory level of service at any impacted primary intersection, and all intersections are forecasted to continue to operate at acceptable Levels of Service. Therefore, staff recommends that the Planning Commission find that the traffic 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). 11 Tentative Parcel Map The Tentative Parcel Map application is requested for the resubdivision of four parcels into three parcels and for condominium purposes. Each building would be on its own lot with the remainder of the site as a lettered common lot. Parcel 1 would be 11,159 square feet and contain Building 1, Parcel 2 would be 23,106 square feet and contain Building 2, and Parcel A would be 143,572 square feet and include parking and landscaping. Building 1 would have up to four condominium units and Building 2 would have up to six condominium units. In accordance with Section 19.12.070 (Required Findings for Action on Tentative Maps), the Planning Commission must make the following findings for approval of a parcel map: 1. That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with applicable provisions of the Subdivision Map Act and this Subdivision Code; 2. That the site is physically suitable for the type and density of development, 3. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report,- 4. eport,4. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems; 5. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. In this connection, the decision making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that these easements will be substantially equivalent to ones previously acquired by the public. This finding shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision; 6. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land; 12 7. That, in the case of a "land project" as defined in Section 11000.5 of the California Business and Professions Code: (1) There is an adopted specific plan for the area to be included within the land project; and (2) the decision making body finds that the proposed land project is consistent with the specific plan for the area; 8. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act, 9. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the region against the public service needs of the City's residents and available fiscal and environmental resources; 10. That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board; and 11.For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three of the Coastal Act. Staff believes the findings for approval can be made, as demonstrated in the draft resolution (Attachment No. PC 1). The project is consistent with the General Plan, Santa Ana Heights Specific Plan, and Subdivision Code. The Public Works Department has reviewed the proposed parcel map and has concluded that it is consistent with the Subdivision Code, and conditions of approval will be included to ensure compliance with applicable requirements. The 4.1-acre site is regular in shape, has a slope of less than 20 percent, and is not within a zone deemed to be subject to seismically induced liquefaction potential. The proposed medical office buildings would comply with the maximum 0.5 FAR. The site is suitable for the type and density of development proposed in that the infrastructure serving the site and surrounding area has been designed and developed to accommodate the proposed project. The proposed project is not located near a fish or wildlife habitat and the design of the subdivision will not cause substantial damage to habitat. The site is developed in a highly urbanized area and no significant natural resources exist in the area of the project site. The design of the development will not conflict with any easements acquired by the public at large for access through or use of property within the proposed development as there are no public access easements that are located on the property. Sufficient site access is provided with the proposed parcel map. The proposed Parcel Map locates the buildings towards the middle of the property with 30 feet between the two buildings, which allows for future passive or natural heating and cooling opportunities. I3 Alternatives The Planning Commission has the option to approve a revised project based on the required findings for approval. Should the Planning Commission deny the project if any of the required findings cannot be made, the Commission should provide direction to staff regarding the facts for denial and continue the application to allow staff time to draft a resolution for project denial. Environmental Review On October 18, 2007, the Planning Commission adopted Resolution No. 1735 adopting an Initial Study and Mitigated Negative Declaration ("IS/MND") that was prepared in compliance with the California Environmental Quality Act ("CEQA"), the State CEQA Guidelines, and City Council Policy K-3. The project reviewed under the IS/MND included a Tentative Parcel Map, Use Permit, and Traffic Study to allow the construction of four, two-story medical office buildings consisting of approximately 65,000 gross floor area over a parking structure on a vacant 3.06-acre site. The applicant proposes to include additional land area to the project site, demolition of two single-unit dwellings, and construction of two, two-story medical office buildings totaling 64,000 square feet in gross floor area. Due to these proposed changes compared with the approved project, an Addendum to the IS/MND (Attachment No. PC 7) was prepared pursuant to Section 15162 (Subsequent EIRs and Negative Declarations) and 15164 (Addendum to an EIR or Negative Declaration of the State CEQA Guidelines. The City retained Kimley-Horn and Associates to prepare the Addendum and a revised Mitigation Monitoring and Reporting Program ("MMRP") was also prepared, and all applicable mitigation measures from the previous MMRP were included. The analysis in the Addendum shows that the proposed project will not result in any new significant impacts that were not analyzed in the Newport Executive Court Project IS/MND, nor will the project cause a substantial increase in the severity of any previously identified environmental impacts. The potential impacts associated with this proposed project would either be the same or less than those described in the IS/MND. In addition, there are no substantial changes to the circumstances under which the proposed project would be undertaken that would result in new or more severe environmental impacts than previously addressed in the IS/MND, nor has any new information regarding the potential for new or more severe significant environmental impacts been identified. Therefore, in accordance with Section 15164 of the State CEQA Guidelines, this Addendum to the previously adopted IS/MND is the appropriate environmental documentation for the proposed project. In taking action on any of the approvals for the proposed project, the Planning Commission considered the whole of the data presented in the IS/MND, as augmented by this Addendum, and the previously adopted MMRP. -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�Gtf FW N ieno, /-Associate Planner Br n a wvisneslti, ICP, Deputy Director ATTACHMENTS PC 1 Draft Resolution with Findings and Conditions PC 2 Applicant's Project Description PC 3 Photographic Simulations PC 4 Photograph of Materials Board PC 5 Tentative Parcel Map PC 6 Project Plans PC 7 Addendum to Mitigated Negative Declaration 15 �� QP �� P P�" O� �� \�� Attachment No. PC 1 Draft Resolution with Findings and Conditions 1j �� QP �� P P�" O� �� \�� RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT NO. UP2014-032, SITE DEVELOPMENT REVIEW NO. SD2014- 005, TRAFFIC STUDY NO. TS2014-006, AND TENTATIVE PARCEL MAP NO. NP2014-017 FOR A MEDICAL OFFICE PROJECT LOCATED AT 20352-20412 BIRCH STREET AND RESCINDING, IN PART, PLANNING COMMISSION RESOLUTION NO. 1735 (PA2014-121) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Real Estate Development Associates, LLC. ("Applicant"), with respect to property located at 20352-20412 Birch Street, and legally described as Lots 125, 126, 127, and a portion of Lot 128 of Tract 706, requesting approval of a Minor Use Permit, Site Development Review, Traffic Study, and Tentative Parcel Map. 2. The Applicant proposes to resubdivide four lots into three lots for commercial development and condominium purposes. The project includes the construction of two, two-story medical office buildings totaling 64,000 square feet in gross floor area and a 324-space surface parking lot. 3. The subject property is located within the Santa Ana Heights Specific Plan (SP-7) Zoning District and the General Plan Land Use Element category is General Commercial Office (CO-G). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on February 19, 2015, 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 public hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. On October 18, 2007, the Planning Commission adopted Resolution No. 1735 adopting an Initial Study and Mitigated Negative Declaration ("IS/MND") that was prepared in compliance with the California Environmental Quality Act ("CEQA"), the State CEQA Guidelines, and City Council Policy K-3. The project reviewed under the IS/MND included a Tentative Parcel Map, Use Permit, and Traffic Study to allow the construction of four, two-story medical office buildings consisting of approximately 65,000 gross floor area over a parking structure on a vacant 3.06-acre site. 1O Planning Commission Resolution No. Page 2 of 18 2. The Applicant proposes to include additional land area to the project site, demolition of two single-unit dwellings, and construction of two, two-story medical office buildings totaling 64,000 square feet in gross floor area. Due to these proposed changes compared with the approved project, an Addendum to the IS/MND was prepared pursuant to Section 15162 (Subsequent EIRs and Negative Declarations) and 15164 (Addendum to an EIR or Negative Declaration of the State CEQA Guidelines). The City retained Kimley-Horn and Associates to prepare the Addendum and a revised Mitigation Monitoring and Reporting Program ("MMRP") was also prepared, and all applicable mitigation measures from the previous MMRP were included. 3. On the basis of the entire environmental review record, the proposed project will not result in any new significant impacts that were not analyzed in the IS/MND, nor will the project cause a substantial increase in the severity of any previously identified environmental impacts. The potential impacts associated with this proposed project would either be the same or less than those described in the IS/MND. In addition, there are no substantial changes to the circumstances under which the proposed project would be undertaken that would result in new or more severe environmental impacts than previously addressed in the IS/MND, nor has any new information regarding the potential for new or more severe significant environmental impacts been identified. Therefore, in accordance with Section 15164 of the State CEQA Guidelines, an Addendum to the previously adopted IS/MND is the appropriate environmental documentation for the proposed project. In taking action on any of the approvals for the proposed project, the Planning Commission considered the whole of the data presented in the IS/MND, as augmented by the Addendum, and the MMRP. 4. The Addendum to the IS/MND, including the MMRP, is hereby approved. The document and all material, which constitute the record upon which this decision was based, are on file with the Planning Division, City Hall,100 Civic Center Drive, Newport Beach, California. SECTION 3. REQUIRED FINDINGS. Minor Use Permit In accordance with Section 20.52.020(F) (Conditional and Minor Use Permits) of the Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding: 1. The Land Use Element of the General Plan designates the subject property as General Commercial Office (CO-G) with the maximum floor area to land area ratio ("FAR") of 0.50 (CO-G 0.50), which is intended to provide for administrative, professional, and medical offices with limited accessory retail and service uses. The 07-22-2014 20 Planning Commission Resolution No. Page 3 of 18 proposed project is consistent with this designation as it is a medical office development with a 0.36 FAR. 2. The subject property is located within the Business Park District of the Santa Ana Heights Specific Plan Zoning District (SP-7 BP), which is intended to provide for the development and maintenance of professional and administrative offices, commercial uses, specific uses related to product development, and limited light industrial uses. Pursuant to Section 20.90.120 (Business Park District: SP-7, BP), medical office uses are a principal permitted use subject to the approval of a minor use permit. Finding: B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. Facts in Support of Finding: 1. The subject property is located within the Business Park District of the Santa Ana Heights Specific Plan Zoning District (SP-7 BP), which is intended to provide for the development and maintenance of professional and administrative offices, commercial uses, specific uses related to product development, and limited light industrial uses. Pursuant to Section 20.90.120 (Business Park District: SP-7, BP), medical office uses are a principal permitted use subject to the approval of a minor use permit. 2. The BP District guidelines emphasize the protection of the adjacent residential uses through regulation of building mass and height, landscape buffers, and architectural design features. The proposed design includes a setback from the abutting residential uses of 78 feet to the south and 138 feet to the east with a site wall, landscaping, and surface parking, and the architectural design of the project meets the intent of the SP- 7 BP District. 3. Pursuant to Section 20.90.030 (Design Guidelines), the intent of the Santa Ana Heights Specific Plan design guidelines is to promote a consistent, high quality character of development that will result in the overall enhancement of the aesthetic character of the community. The proposed two-story buildings are 36 feet in height, provide the required setbacks from all property lines, and include a courtyard to separate the buildings. The hardscape includes enhanced paving at the drop off area, front of the buildings, and courtyard. The architectural design creates visual interest through building articulation, window treatments, and blending with landscaping. The mechanical equipment, refuse, and generators are proposed to be screened from view. The project is designed within the required framework and sufficiently complies with the guidelines. 4. Section 20.90.120 (Business Park District: SP-7 — BP) establishes the required site development standards for floor area, setbacks, and landscaping. The buildings provide more than the minimum required setback from each property line and are proposed at 0.36 FAR, where 0.50 FAR is allowed. The proposed landscaping 07-22-2014 21 Planning Commission Resolution No. Page 4 of 18 includes trees, shrubs, and groundcover and the landscape setbacks are met or exceeded with the proposed project design. 5. Pursuant to Table 3.10 in Zoning Code Section 20.40.040 (Off-Street Parking Spaces Required), medical office uses are required to provide one parking space for every 200 square feet of gross floor area. The gross floor area of the proposed buildings is 64,000 square feet; therefore, the project requires 320 spaces. The proposed project includes surface parking with 324 parking spaces, thus, the project provides a surplus of four spaces. Finding: C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1. Commercial and residential uses are allowed in the vicinity, including medical office, retail sales, personal service, restaurant, professional and administrative office, and single-unit residential uses. The subject property is located among other medical office uses along Birch Street to the north, and the proposed medical office uses are compatible with the allowed uses in the vicinity. 2. The project design locates the two-story, 36-foot high buildings towards the middle of the property with large setbacks from the property lines, which provide separation to ensure compatibility with the abutting commercial and residential properties. Furthermore, the buildings include high performance glazing windows resulting in privacy to residential uses to the south and east. 3. The buildings are proposed at 0.36 FAR, where 0.50 FAR is allowed. The 64,000- square-foot medical office use does not create any traffic impacts and is compatible with the allowed commercial and residential uses in the vicinity. 4. The proposed medical office uses will operate as a typical medical office use. The design includes a drop-off/pick-up area with seating, landscaping, and enhanced pavement. A courtyard is proposed between the two buildings as an amenity to the employees and visitors. Code required parking is provided ensuring that employees and visitors may park on-site. Therefore, the operating characteristics are compatible with the allowed commercial and residential uses in the vicinity. Finding- D. indin :D. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. 07-22-2014 22 Planning Commission Resolution No. Page 5 of 18 Facts in Support of Finding: 1. The subject property is 4.1 acres in area (178,405 square feet), generally rectangular in shape, located in a commercial area with residential uses nearby, and is proposed to be developed with two, two-story medical office buildings. 2. The project design locates the two-story buildings towards the middle of the property with large setbacks used for surface parking and landscaping. The site is proposed with 324 spaces, which is four more spaces than required by the Zoning Code. Adequate trash storage facilities for the medical office tenants is provided in two enclosed areas, thereby preventing any odor or related issues for the residential uses nearby. 3. The site has pedestrian and vehicular access along Birch Street, which is a four-lane secondary commercial road with sufficient capacity as shown by the traffic study. The two driveways proposed will be constructed pursuant to City Standards and reviewed and approved by the Public Works Department. The provision of emergency vehicle access will continue along Birch Street. 4. All water services will be approved by the Irvine Ranch Water District and all sewer services will be approved by the Costa Mesa Sanitary District. 5. The Public Works Department, Building Division, and Fire Department have reviewed the application. The project is required to obtain all applicable permits from the City Building and Fire Departments and must comply with the most recent, City-adopted version of the California Building Code. Finding: E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding- 1. inding:1. The proposed use is similar to and compatible with other office uses in the vicinity, and is not detrimental to the abutting residential uses due to the office nature of the business and location of the buildings on-site. 2. The proposed development is consistent with the planned land use for the site. The site is suitable for the type and intensity of development proposed because the infrastructure serving the site and surrounding area has been designed and developed to accommodate the anticipated commercial development use of the site. Therefore, the operation of the use is not detrimental. 07-22-2014 2S Planning Commission Resolution No. Page 6 of 18 3. As demonstrated in the traffic study, the proposed project does not result in a traffic impact; therefore, the operation of the proposed medical office use is not detrimental. 4. The proposed use does not create any adverse noise impacts, and is subject to the noise standards within the Municipal Code. 5. Adequate trash storage facilities for the commercial tenants are provided in two screened areas, thereby preventing any odor or related issues for the abutting residential uses. 6. Compliance with the Municipal Code and the conditions of approval is required and will further ensure that the proposed use will not be detrimental. Site Development Review In accordance with Zoning Code Section 20.52.080(F) (Site Development Review), the following findings and facts in support of such findings are set forth: Finding: F. Allowed within the subject zoning district. Facts in Support of Finding: 1. The subject property is located within the Business Park District of the Santa Ana Heights Specific Plan Zoning District (SP-7 BP), which is intended to provide for the development and maintenance of professional and administrative offices, commercial uses, specific uses related to product development, and limited light industrial uses. Pursuant to Section 20.90.120 (Business Park District: SP-7, BP), medical office uses are a principal permitted use subject to the approval of a minor use permit. Finding: G. In compliance with all of the applicable criteria identified in subsection [20.52.080](C)(2)(c): 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; 07-22-2014 4 Planning Commission Resolution No. Page 7 of 18 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: 1. The Land Use Element of the General Plan designates the subject property as General Commercial Office (CO-G) with the maximum 0.50 FAR (CO-G 0.50), which is intended to provide for administrative, professional, and medical offices with limited accessory retail and service uses. The proposed project is consistent with this designation as it is a medical office development with a 0.36 FAR. 2. The subject property is located within the Business Park District of the Santa Ana Heights Specific Plan Zoning District (SP-7 BP), which is intended to provide for the development and maintenance of professional and administrative offices, commercial uses, specific uses related to product development, and limited light industrial uses. Pursuant to Section 20.90.120 (Business Park District: SP-7, BP), medical office uses are a principal permitted use subject to the approval of a minor use permit. 3. The 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 two buildings. The project design includes two grey and white medical office buildings located near the middle of the property surrounded by surface parking, drive aisles, and landscaping. At the front of the buildings near the vehicular entrance from Birch Street is a drop-off/pick-up area with enhanced paving. A six-foot high block wall is proposed along the rear and side property lines. 4. The design of the buildings includes obscure glazing facing the residential properties intended to provide privacy to the community. Both buildings feature two story glass entry ways with a slight curve on the front of Building 2 facing Birch Street. An outdoor courtyard is provided between the two buildings as an amenity area for employees and visitors, and will also serve as an access between the rear parking area and the front building entrances along Birch Street. 5. The proposed 36-foot high buildings are located towards the middle of the site. The building location, surface parking, landscaping, and site walls would provide separation from the abutting residential uses. Therefore, the height, bulk, and scale of the proposed project are compatible with the commercial and residential uses in the area. 6. Appropriate vehicular and pedestrian access is provided from Birch Street with two driveways proposed. The proposed site layout provides efficient vehicular circulation throughout the site and a drop-off/pick-up area for visitors at the building entrances. Adequate pedestrian access is provided from street to the building entrances, and full pedestrian circulation would be provided between the buildings. The Public Works 07-22-2014 25 Planning Commission Resolution No. Page 8 of 18 Department has reviewed and approved the site plan and parking configuration subject to the conditions of approval. 7. The proposed landscaping is designed to meet water efficiency standards and to enhance the overall site design. The proposed landscaping includes trees, shrubs, groundcover, and vines. Several tree species are proposed for a total of 121 trees throughout the site. The landscaped areas along Birch Street include shrubs to screen the parking areas from view. The project includes a courtyard, pedestrian landscaped areas, and landscaping around the site perimeter. 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: H. 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 complies with all Building, Public Works, and Fire Codes. The project complies 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 project includes 324 parking spaces and exceeds the parking requirements provided in Municipal Code Section 20.40.040 (Off-Street Parking), which will allow for medical office uses. 4. The proposed project design includes adequate separation from the buildings to the abutting residential properties and has site walls and sufficient landscaping. Traffic Study In accordance with Municipal Code Section 15.40.030(A) (Traffic Phasing Ordinance), the following findings and facts in support of such findings are set forth- Finding: orth:Findin : 1. That a traffic study for the project has been prepared in compliance with this chapter [15.401 and Appendix A. 07-22-2014 20 Planning Commission Resolution No. Page 9 of 18 Facts in Support of Finding: 1. A traffic study, titled "Traffic Impact Analysis for the proposed Newport Executive Center" dated November 2014, was prepared by Kimley-Horn and Associates, Inc. under the supervision of the City Traffic Engineer for the project in compliance with Municipal Code Chapter 15.40 (Traffic Phasing Ordinance) and Appendix A. Finding: J. 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: Facts in Support of Finding: 1. Construction of the project is anticipated to be completed in 2016, within 60 months. If the project is not completed within 60 months of this approval, preparation of a new traffic study is required. 2. The traffic study included 15 study intersections that were analyzed for potential impacts based on the City's Intersection Capacity Utilization ("ICU") analysis. Utilizing the ICU analysis, the traffic study determined that the 15 primary intersections identified will continue to operate at satisfactory levels of service as defined by the Traffic Phasing Ordinance. Finding: K. 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 is 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. Tentative Parcel Map The Planning Commission determined in this case that the proposed parcel map is consistent with the legislative intent of Title 20 (Planning and Zoning) of the Municipal Code and is approved based on the following findings pursuant to Section 19.12.070 (Required Findings for Action on Tentative Maps) of the Municipal Code- 07-22-2014 27 Planning Commission Resolution No. Page 10 of 18 Finding L. That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with applicable provisions of the Subdivision Map Act and this Subdivision Code. Facts in Support of Finding 1. The Land Use Element of the General Plan designates the subject property as General Commercial Office (CO-G) with the maximum floor area to land area ratio ("FAR") of 0.50 (CO-G 0.50), which is intended to provide for administrative, professional, and medical offices with limited accessory retail and service uses. The proposed project is consistent with this designation as it is a medical office development with a 0.36 FAR. The subject property is located within the Business Park District of the Santa Ana Heights Specific Plan Zoning District (SP-7 BP), which is intended to provide for the development and maintenance of professional and administrative offices, commercial uses, specific uses related to product development, and limited light industrial uses. Pursuant to Section 20.90.120 (Business Park District: SP-7, BP), medical office uses are a principal permitted use subject to the approval of a minor use permit. The Tentative Parcel Map application is requested for the resubdivision of four parcels into three parcels and for condominium purposes. Each building would be located on its own lot with the third lot as the remainder of the site including parking and landscaping. Parcel 1 is 11,159 square feet and contains Building 1 , Parcel 2 is 23,106 square feet and contains Building 2, and Parcel A is 143,572 square feet. Building 1 has up to four condominium units and Building 2 has up to six condominium units. Therefore, the proposed Tentative Parcel Map and the design and improvements of the subdivision is consistent with the General Plan, Santa Ana Heights Specific Plan, and Subdivision Code. 2. The Public Works Department has reviewed the proposed parcel map and has concluded it is consistent with the Subdivision Code, and conditions of approval will be included to ensure compliance with applicable provisions. Finding M. That the site is physically suitable for the type and density of development. Facts in Support of Finding 1. The 4.1-acre site is regular in shape, has a slope of less than 20 percent, and is not within a zone deemed to be subject to seismically induced liquefaction potential. The site is large enough to accommodate the intensity proposed in compliance with all applicable Zoning requirements. The site is suitable for the type and density of development proposed in that the infrastructure serving the site and surrounding area has been designed and developed to accommodate the proposed project. 07-22-2014 �g Planning Commission Resolution No. Page 11 of 18 Finding N. That the design of the subdivision or the proposed improvements will not cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision-making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report. Facts in Support of Finding 1. The proposed project is not located near fish or wildlife habitat and the design of the subdivision will not cause substantial damage to habitat. An Addendum to the previous IS/MND has been prepared for the project consistent with the implementing regulations of CEQA. The Addendum concludes the project will have a less than significant impact to the environment with mitigation measures and does not identify any cumulative impacts. The site is developed in a highly urbanized area and no significant natural resources exist on the project site or in the area of the project site. Finding O. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. Facts in Support of Finding 1. The proposed Parcel Map is for the resubdivision of the lots and for condominium purposes. All construction for the project complies with all Building, Public Works, and Fire Codes, which are in place to prevent serious public health problems. Public improvements will be required of the developer per Municipal Code Section 19.28.010 (General Improvement Requirements) and Section 66411 (Local agencies to regulate and control design of subdivisions) of the Subdivision Map Act. Furthermore, the proposed project conforms to all applicable City ordinances. 2. No evidence is known to exist that would indicate that the proposed development will generate any serious public health problems. All mitigation measures will be implemented as outlined in the Addendum to the previously adopted IS/MND to ensure the protection of the public health. Finding P. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the decision-making body may approve a map if it finds that alternate easements, for access or for use, will be 07-22-2014 Planning Commission Resolution No. Page 12 of 18 provided and that these easements will be substantially equivalent to easements previously acquired by the public. This finding shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision. Facts in Support of Finding 1. The design of the development does not conflict with any easements acquired by the public at large for access through or use of property within the proposed development as there are no public access easements that are located on the property. Sufficient site access is provided from the abutting public right-of-way (Birch Street) with the proposed parcel map. Finding Q. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land. ek. Facts in Support of Finding 1. The property is not subject to the Williamson Act. The subject property is not designated as an agricultural preserve and is less than 100 acres. Finding R. That, in the case of a "land project" as defined in Section 11000.5 of the California Business and Professions Code: (a) there is an adopted specific plan for the area to be included within the land project; and (b) the decision-making body finds that the proposed land project is consistent with the specific plan for the area. Facts in Support of Finding 1. California Business and Professions Code Section 11000.5 was repealed by the Legislature in 2006 via Assembly Bill 2711. However, the proposed subdivision is not a "land project," as defined in prior California Business and Professions Code Section 11000.5 because it does not consist of 50 or more parcels. Finding S. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act. 07-22-2014 so Planning Commission Resolution No. Page 13 of 18 Facts in Support of Finding 1. The proposed Parcel Map locates the buildings towards the middle of the property with 30 feet between the two buildings, which allows for future passive or natural heating and cooling opportunities. The proposed building height is 36 feet, which is compatible with other structures in the area. The proposed improvements are subject to Title 24 of the California Building Code that requires new construction to meet minimum heating and cooling efficiency standards based on location and climate. The Newport Beach Building Division enforces Title 24 compliance through the plan check and inspection process. Finding T. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the region against the public service needs of the City's residents and available fiscal and environmental resources. Facts in Support of Finding 1. The General Plan and Zoning Code designate the site for commercial uses. The proposed project does not create residential units; however, the project does generate jobs. The City's Housing Element addresses the regional housing needs to ensure that job and housing are balanced. Finding U. That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board. Facts in Support of Finding 1. Wastewater discharge from the project into the existing sewer system has been designed to comply with the Regional Water Quality Control Board ("RWQCB") requirements. Finding V. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three of the Coastal Act. 07-22-2014 SI Planning Commission Resolution No. Page 14 of 18 Facts in Support of Finding 1. The subject property is not located within the Coastal Zone. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Minor Use Permit No. UP2014-032, Site Development Review No. SD2014-005, Traffic Study No. TS2014-006, and Tentative Parcel Map No. NP2014-017, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. The Minor Use Permit, Site Development Review, and Traffic Study actions shall become final and effective 14 days following the date this Resolution is adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. 3. The Tentative Parcel Map action 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. 4. Planning Commission Resolution No. 1735 is hereby rescinded, except as to that portion which adopted the IS/MND and the Mitigation Monitoring and Reporting Program. PASSED, APPROVED, AND ADOPTED THIS 19TH DAY OF FEBRUARY, 2015. AYES: NOES: ABSTAIN: ABSENT: BY: Larry Tucker, Chair BY: Jay Meyers, Secretary 07-22-2014 S2 Planning Commission Resolution No. Page 15 of 18 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans, building elevations, and photographic simulations, stamped and dated with the date of this approval, except as modified by applicable conditions of approval. 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. Minor Use Permit No. UP2014-032 and Site Development Review No. SD2014-005 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. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to Minor Use Permit No. UP2014-032 and Site Development Review No. SD2014-005 or the processing of a new Minor Use Permit. 6. 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 a building permit. 7. Prior to the issuance of a building permit, the applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the Planning Division. 8. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 9. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Director of Community Development, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. 07-22-2014 SS Planning Commission Resolution No. Page 16 of 18 The Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 10. 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. Parking lots shall be lighted so that there is a minimum illumination over the entire lot of 1.0 footcandle and an average over the entire lot of 2.5 footcandles. The survey shall show that lighting values are 1.0 footcandle or less at all property lines. 11. Prior to the issuance of a building permit, a geotechnical report shall be submitted to the Building Division for review. 12. A wheelchair accessible path of travel shall be provided from the public sidewalk to both of the buildings. 13. Commissioning and acceptance testing shall be required for both buildings. 14. A parcel Map shall be recorded. The Map shall be prepared on the California coordinate system (NAD83). Prior to recordation of the Map, the surveyor/engineer preparing the Map shall submit to the County Surveyor and the City of Newport Beach a digital-graphic file of said map in a manner described in Section 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The Map to be submitted to the City of Newport Beach shall comply with the City's CADD Standards. Scanned images will not be accepted. 15. Prior to recordation of the parcel map, the surveyor/engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments (one inch iron pipe with tag) shall be set On Each Lot Corner unless otherwise approved by the Subdivision Engineer. Monuments shall be protected in place if installed prior to completion of construction project. 16. If it is desired to record the Map or obtain a building permit prior to completion of the public improvements, the applicant will provide the City through the Public Works Department with either a refundable deposit or a Performance and Labor and Materials bond for the estimated cost of the public improvements to guarantee satisfactory completion of the required public improvements. 17. All improvements shall be constructed as required by Ordinance and the Public Works Department. 18. An encroachment permit shall be required for all work activities within the public right- of-way. 19. All unused driveway approaches shall be removed and replaced with full height curb and gutter and sidewalk per City Standards. 07-22-2014 Planning Commission Resolution No. Page 17 of 18 20. The proposed driveway approaches shall be constructed per City Standards. 21. The proposed parking lot layout shall be reviewed and approved by the City Traffic Engineer. Parking aisles and spaces shall comply with City Standard #805-L-A&B. 22. All improvements shall comply with the City's sight distance requirement, City Standard #110-L. 23. All damaged curb, gutter, sidewalk and asphalt pavement on Birch Street shall be removed and replaced per City Standards. Limits of reconstruction shall be determined by the Public Works Department. 24. All water services and/or improvements proposed for this development shall be approved by the Irvine Ranch Water District and comply with their standards. 25. All sewer services and/or improvements proposed for this development shall be approved by the Costa Mesa Sanitary District and comply with their standards. 26. A Water Quality Management Plan (WQMP) for the proposed project shall be prepared and submitted to the City for review and approval. Prior to the issuance of grading or building permits, the applicant shall have an approved final project WQMP. 27. Additional requirements may be placed on the development upon the submittal of detailed water, sewer, storm drain, pavement, parking and striping plans. 28. 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. 29. 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. 30. 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. 31. 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). 07-22-2014 S5 Planning Commission Resolution No. Page 18 of 18 32. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 8:00 a.m., daily, unless otherwise approved by the Director of Community Development, and may require an amendment to this Minor Use Permit. 33. 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. 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 the 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 the City's approval of the Birch Medical Offices including, but not limited to, Minor Use Permit No. UP2014-032, Site Development Review No. SD2014-005, Traffic Study No. TS2014-006, and Tentative Parcel Map No. NP2014-017. 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, the City, and/or the parties initiating or bringing such proceeding. The Applicant shall indemnify the City for all of the 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. 07-22-2014 so Attachment No. PC 2 Applicant's Project Description S7 �� QP �� P P�" O� �� \�� Newport Heights Medical Center Planning Permit Application Project Description and Justification 3.) Newport Heights Medical Center is a proposed 2- building office development project totaling 64,000 square feet with use permits allowing for medical office uses and or non- overnight stay surgical centers. The proposed project is located at 20352, 20354, 20362, 20372, 20382, 20392, 20402 and 20412 Birch Street in the Santa Ana Heights area of Newport Beach. The sites total 178,405 square feet and 133,000 square feet of the sites are currently vacant while the balance is improved with houses and storage structures totaling approximately 13,209 square feet. The existing structures will be razed for the construction of the planned project. Real Estate Development Associates, LLC, the applicant is proposing to raze the existing structures and build a total of 64,000 square feet of new building area for a net increase of approximately 50,791 square feet of buildable area. The buildings will be surface parked and will provide 324 stalls satisfying the City of Newport Beach parking requirement of 5/1,000 which is required for medical uses. The proposed project density will be 36% which is a reduction of density by 13% from the currently approved project for parcels 06,07,10,26 and 27 (Planning Commission Resolution No. 1735, October 18, 2007). The existing project was initially entitled for a medical office building, however it was never built. The new office buildings are designed with obscure glazing facing the residential properties to eliminate any sightlines and provide privacy to the community. Both buildings will feature two story glass entry ways with slight curve on the front of Building 2 facing Birch Street. Both buildings are designed with lobbies for patients and staffing. The lobby designed in the larger of the two buildings spans 40 feet by 32 feet and includes two elevators, men's and women's lavatories and a central stair case to enhance circulation throughout the building. The other lobby located in the smaller medical office building spans 30 feet by 20 feet and includes men and women lavatories, an elevator and a centralized stair case as well. An employee / patent out door amenity area will be situated between the two buildings and will also serve as an access point bringing patients and employees from the rear parking area to the projects front entrance along Birch Street. This court yard is planned to create a public open space in the middle of the two medical office buildings. Trees such as Brisbane Box, Fruitless Olive and Fern Pine have been planned along with low flowering shrubs and groundcover. The areas surrounding these proposed structures will consist of parking and drive lanes, landscape planters, and decorative concrete flatwork. Parking is currently not allowed on Mesa Drive or Birch Street. All designs include fire lanes and ADA entry's/exits. There will be a six foot high wall and landscaping along the border of the property between the surrounding properties. This landscaping wall will be built of CMU and will span 554 feet east/west from Birch Street along the property line and continue at a 90 degree angle spanning north/east for another 474 feet. The landscaping wall is planned to curve at another 90 degrees and stretch back to Birch Street, insuring the project if fully enveloped and separated from the surrounding residential zones. The positioning of the buildings on the site moves the buildings closer to Birch Street and additionally separates them from the adjacent neighboring residential properties at the south and west. Two trash enclosures would be located at the eastern corners of the site (one at each corner). An adequate number of bins and containers will be located and enclosed within the trash disposal areas, including a storage system for the removal of recyclable waste that is generated as byproduct of the project. The waste areas will be properly secured to prevent access by any unauthorized persons, while also allowing authorized personal to access and dispose of such materials. Along with trash enclosures the project will include two (2) separate enclosed generators for each building. The generators with be located in the North-East and South-West corners of the buildings. The generator enclosures will total approximately 18' x 25' and will be fully screened and enclosed. The two (2) buildings totaling in 64,000 square feet have a proposed height of thirty six feet (36). The project will be constructed with concrete tilt-up panels painted in an attractive color scheme to attract attention yet blend in with the surrounding adjacent commercial and residential buildings. Sewage disposal will tie directly into the Newport Beach sewage lines. An additional 22 foot drainage easement will tie into the city of Orange, located in the south/west corner of the property. Justification As the commercial real estate market has rebounded, the medical office sector has seen tremendous activity and growth. Currently, there is a 6.4% vacancy rate for medical office space in the greater Newport Beach and Costa Mesa submarket. Most of this product is either concentrated in Newport Center or adjacent to Hoag Hospital and is second or third generation product past its useful life. We believe there is a substantial void in the market for a new quality medical office buildings servicing the greater Newport Beach area. With direct access to the Newport Heights area via Irvine Ave. and the Irvine Business Center (IBC) we feel this is a great location which links the business core to the coastal residential core. Additionally, the site is strategically located near the John Wayne Airport and 73 toll road which will allow quick access to the site medical users or patients throughout Orange County. 40 Additionally, we have had discussions with several users interested in this modified project plan that would like to take advantage of the current demand in the medical office market. Accordingly, we believe the Newport Executive Center could be very successful for both the Santa Ana Heights area and the City of Newport Beach. 4.) Accompanying Written Statement: a. What is the existing use(s) of the property? The existing uses of the property are vacant land and two residential units currently rented out on a month to month basis. b. What improvements and public utilities are proposed to be made or installed and when are said improvements proposed to be completed? The projects public improvements / utilities have yet to be designed. However, the following are utilities which are serviced in the area. Water - Irvine Ranch Water District Sewer and Wastewater Treatment — City of Newport Beach Solid Waste — Orange County Integrated Waste Management Department Electricity— Southern California Edison Natural Gas- Southern California Edison There is a sewer trunk line maintained by the City of Newport Beach and a buried gas line maintained by Southern California Gas Company is currently located at the northwest corner of the site. The proposed project site previously supported residential uses, but is currently mostly vacant. The proposed project would consolidate the vacant lots and two residential lots for development of two, two-story medical offices and surface parking with associated landscaping and hardscape, surrounding the buildings. Based on preliminary engineering, each building is anticipated to require service of 3" water line, 2" wastewater and 6" sewer line. However, final engineering has not been completed. Any improvements will be completed during construction of the proposed project and in accordance with City of Newport Beach requirements, standards and municipal code. c. What is the provision(s) for sewage and sewage disposal? The Irvine Regional Water District (IRWD) provides water, recycled water, and wastewater services to the proposed project site. The IRWD has a water resources master plan (WRMP) that identifies existing and future water supply and demand. The WRMP is periodically reviewed in relationship to current and future development projects within the IRWD districts. The applicant is required to obtain a "will serve" or "statement of certification" letter from IRWD stating that adequate water and 41 wastewater treatment capacity is available to serve the project. The applicant's engineer will estimate the sewage flow generation expected of the proposed development and calculate facility sizing within the development. It is anticipated that the system will be adequate to provide sewer service to the proposed project. d. What, if any, public area(s) is proposed? The project will feature an outdoor employee and visitor gathering area. This court yard will be situated between the two buildings and will serve as a gathering area and outdoor amenity area for both employees and visitors to the project. The court yard will feature hard and soft scape which will soften the area and provide shade and an inviting ambiance. e. What, if any, tree planting(s) is proposed? Trees such as Brisbane Box, Fruitless Olive and Fern Pine have been planned along with low flowering shrubs and groundcover throughout the project. Trees with low intrusive root structures have been selected to minimize and future root damage. As well as, trees which are low in maintenance so there isn't an abundance of droppings throughout the project. f. If any, briefly list and attach a copy of any restrictive covenants proposed. The proposed projects CC&R's have not been drafted and completed at this time. Since each building will have its own footprint and the common area of the project will be a single parcel, there will be at a minimum a set of easement agreements covering the property, along with some restrictions to parking. A draft of the CC&R's will be circulated for review to the City if required. 42 Attachment No. PC 3 Photographic Simulations 43 �� QP �� P P�" O� �� \�� P •.J, oAf r � � �. ?t'.- .. �,�f ' �, � ��i.� "l,r;�,1s !� _�� M _.. ;.�; dh � - — a� I� II _ -ryy �� - �. _l` - —. _ __ i FT _ ._ - _ . - -9; - iw_o� - rf IL T J ■ Tena'an't ` licginacgcE oil mill MIN Mill! 1 V G imam _ � I oil - i I i1 I i 40 I � low 1 A.g r a - - I I �� QP �� P P�" O� �� \�� Attachment No. PC 4 Photograph of Materials Board 5S �� QP �� P P�" O� �� \�� I� 1 NOR f WeAb" Exterior Material Board yy �y * (�/y� dR E DA REAi E4TAT[f1RYE10►ME194 ASSOCtI{7ESpr-p lo%4m '�VARE ':'1t1t4►�COMB 68;Y; �� QP �� P P�" O� �� \�� Attachment No. PC 5 Tentative Parcel Map -57 �� QP �� P P�" O� �� \�� \ I ITENTATIVE RECORD OWNER: SUBDIVIDER: MAP PREPARER: PARCEL MAP NO@ 2014�171 NEWPORT EXECUTIVE COURT, LLC REAL ESTATE DEVELOPMENT ASSOCIATES, LLC WALDEN & ASSOCIATES A CALIFORNIA LIMITED LIABILITY COMPANY A CALIFORNIA LIMITED LIABILITY COMPANY 2552 WHITE RD., SUITE B / 20412 SW BIRCH STREET 4100 MACARTHUR BLVD., SUITE 120 IRVINE, CA 92614 NEWPORT BEACH, CA 92660 NEWPORT BEACH, CA 92660 (949) 660-0110 FOR CONDOMINIUM PURPOSES 949-743-1463 JEFFREY A. WALDEN, PLS 7914 JASON KROTTS �D�PL LAND IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE o�� ALLEN�,9o�i�,�� STATE OF CALIFORNIA No. 7914 BUILDING SUMMARIES Exp. 12-31-15 ` LOTS 125, 126, 127 AND A PORTION OF LOT 128 TOGETHER WITH PORTIONS OF BIRCH STREET BUILDING "A" »(PARCEL 1) BUILDING Ei' (PARCEL 2) TF OF OF TRACT NO. 706 HARBOR VIEW ADDITION TO SANTA ANA HEIGHTS FIRST FLOOR: 4 UNITS FIRST FLOOR: 6 UNITS - - - - - - FILED IN BOOK 21 , PAGE 25 OF MISCELLANEOUS MAPS, RECORDS OF COUNTY RECORDER SECOND FLOOR: 4 UNITS SECOND FLOOR: 6 UNITS ` A.P. NO.: 439-382-06, 07, 10, 26, 270 31 & 34; 439-381 -40 AREA: 4.09 ACRES GROSS SEPTEMBER 2014 EASEMENT NOTES: Q i 0 INDICATES AN EASEMENT FOR STREETS, ALLEYS, PIPE LINES, ELECTRICAL POWER, LIGHT, TELEPHONE LINES AND ELECTRIC RAILWAYS AS RESERVED BY TITLE GUARANTEE AND TRUST ,^ ;-, COMPANY IN THE DEED RECORDED JULY 27, 1929 IN BOOK 297, PAGE 147, AND RE-RECORDED 0 JANUARY 5, 1944 IN BOOK 1229, PAGE 238, BOTH OF OFFICIAL RECORDS. 1 (PORTION OF EASEMENT WITHIN MAP BOUNDARY TO BE QUITCLAIMED BY SEPARATE DOCUMENT). 3r �C © INDICATES AN EASEMENT FOR SLOPE, GRADING AND DRAINAGE PURPOSES IN FAVOR OF THE �6>>>' X/ 50 25 0 50 100 COUNTY OF ORANGE, RECORDED FEBRUARY 15, 1996 AS INSTRUMENT NO. 1996-71077, OF OFFICIAL RECORDS. p0 n B B ^�� © INDICATES AN EASEMENT FOR DISTRIBUTING ELECTRICAL ENERGY FOR TRANSMITTING INTELLIGENCE BY - - h• SCALE IN FEET ELECTRICAL MEANS AND INCIDENTAL PURPOSES, IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY, i o _ 1 inch =50 ft. RECORDED JULY 23, 1997 AS INSTRUMENT NO. 97-347737 OF OFFICIAL RECORDS. -� A F S.W. BIRCH STREET -/ - ` s9, � _ O INDICATES AN EASEMENT TO CONSTRUCT, MAINTAIN AND ACCESS AERIAL AND UNDERGROUND COMMUNICATION � D p6' \ FACILITIES, APPURTENANCES AND INCIDENTAL PURPOSES IN FAVOR OF PACIFIC BELL (NOW AT&T) RECORDED o \� AUGUST 13, 1997 AS INSTRUMENT NO. 19970386869, OF OFFICIAL RECORDS. o �o E o �O' O INDICATES AN EASEMENT FOR UTILITY AND SEWER PURPOSES PURPOSES IN FAVOR OF THE CITY OF NEWPORT BEACH AND THE COSTA MESA SANITARY DISTRICT, RECORDED FEBRUARY 28, 10' \ 2007 AS INSTRUMENT NO. 2007000129446 OFFICIAL RECORDS. o _ GQ) O INDICATES AREA TO BE DEDICATED TO THE CITY OF NEWPORT BEACH PER THIS FINAL MAP. O © INDICATES AREA TO BE ABANDONED BY THE CITY OF NEWPORT BEACH PER THIS FINAL MAP. _ O A H AN EASEMENT FOR ROADS, PIPELINES, POLE LINES AND RAILWAY LINES AND INCIDENTAL R 7 ^ \ \ F - PURPOSES IN FAVOR OF TITLE GUARANTEE AND TRUST COMPANY, A CALIFORNIA CORPORATION, R� PER GRANT DEED RECORDED JUNE 19, 1924 IN BOOK 530, PAGE 128 OF DEEDS. 020, 63 - 32 R\640 0� L_70 - ' (SAID EASEMENT IS NOT PLOTTABLE FROM RECORD DOCUMENT). 78 _ I AN EASEMENT FOR PIPE LINES, DITCHES AND INCIDENTAL PURPOSES IN FAVOR OF �� PARCEL A" - - - - - - - - - - TITLE GUARANTEE AND TRUST COMPANY, A CALIFORNIA CORPORATION, PER GRANT DEED J' 143,572 SQ. FT. 3.30 ACRES GROSS n 1 RECORDED APRIL 28, 1931 IN BOOK 478, PAGE 207 OF DEEDS. 1 I I 142,572 SQ. FT. 3.27 ACRES NET C (SAID EASEMENT IS NOT PLOTTABLE FROM RECORD DOCUMENT). - I I C J AN EASEMENT FOR AVIGATION PURPOSES IN FAVOR OF THE COUNTY OF ORANGE, LV RECORDED JANUARY 11, 1991 AS INSTRUMENT NO. 1991-015053, OF OFFICIAL RECORDS. > (SAID EASEMENT IS BLANKET IN NATURE). II K AN EASEMENT FOR AVIGATION AND INCIDENTAL PURPOSES IN FAVOR OF THE COUNTY OF ORANGE, RECORDED JULY 11, 1991 AS INSTRUMENT NO. 1991-357931, OF OFFICIAL RECORDS. (SAID EASEMENT IS BLANKET IN NATURE). PARCEL 2 w 2 3,10 6 SQ. FT. u� 0.53 ACRES PARCEL 1 F 1 1 ,159 SQ. FT. D 0.26 ACRES i 7 I N I CD I i L7 1 �7 �1 7 t PARCEL 'A" I i 473' - - - - - - - I UD L� LO ua 0 I NI JOB NUMBER ALDEN & CIVIL ENGINEERS TENTATIVE 1547-850-001 LAND SURVEYORS DATE: 11/19/2014 SSOCIATES PLANNERS PARCEL MAP N0. 2014-171 DRAWN: WA 2552 WHITE ROAD,SUITE B, IRVINE,CA 92614 CHECKED: D.B. (949)660-0110 FAX:660-0418 20352, 20354, 20362, 20372, 20382, 20392, 20402 & 20412 SHEET BIRCH STREET 1 NEWPORT BEACH, CALIFORNIA of 1 55 �� QP �� P P�" O� �� \�� Attachment No. PC 6 Project Plans 01 �� QP �� P P�" O� �� \�� PA2014-121 Attachment No. PC 6 - Project Plans iki--REDA REAL ESTATE OEVELOPMEN7 ASSOCIATE'S Real Estate Development Associates Birch Medical Office Buildings WARE MALCOMB architecture I planning I interiors BIRCH STREET NEWPORT BEACH, CA graphics I civil engineering IRV14-3012-00 CONCEPTUAL DESIGN 01.29.2015 os PA2014-121 Attachment No. PC 6 - Project Plans NEW 6'-0" TALL CMU RETAINING WALL COM . PROPERTIES PROPOSED PROPERTY LINE o� 291 ' �, -211 10001t II I � I I "-" I ><` I i I TRASH ENCLOSURE - -- II POTENTIAL FUTURE _ _ — 122 SF O II i UTILITY BOX LOCATION Ocv ON 2'—0�� TY P. � O NEW 6'-0" TALL CMU RETAINING WALL ' I ii r1_ N FUTURE GENERATOR N771-811 I 77 -8 171-011 1 i I I 28�-ot/ - - I _ _ I r7 C) I I � � 1 _ I I I I ; ` 1 �� _ n I I EXISTING PROPERTY LINE — 1 -0 81 6 1 L J 1 171-011 171-011 1 � - - 1 / oe O — 0 O 0 ® BUILDING 1I-oil 1 2-STORY A017 ® 9 -3' = 0 / 0N19,978 SF o / ® 9I-oil1 00 401 o I CID Z 0' ' 1 / , ' aN / � �— C01) LLJ / 44i o } 1 i 00 1 CO -- -- -- -- -- -- -- -- -- - 1 w 0 ' 70' _J _J w ' Q -P Q n 0 / U) Cn EXISTING STREET / ' � co Q Q 'i-' LLI 1 I C� C� 1 • ' V 1 w Q) 1 ry - � OTENTIAL FUTURE ' 00 UTILITY BOX LOCATION 191-011 00 00 C) C:) BUILDING 2 00 0N A 2-STORY ' - 44 000 SF I % O O , 91_011 0/ C:) I _ , r -- -- -- - — — — — — — -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- - - - - 26 =0 - -- -- 1 �o 1 °° � co o 1 PROJECT DATA QI 00 21.611 I 1 PROJECT DATA / I I \o , 1 = 17I-01 'cb 1 o 4. 10 AC ( 178,405 SF) 1SITE : oo 1� 1 11 127 -6 BLDG AREA: 647000 SF 0,, 1 17 0 1 II � - - � � II � II '15' II ,� 15 .6 1 �� 1 26 -0 26 -0 1 FAR .36 I II II I o = _ / - - - - - - - - - - O O - - - - - - - - - - - - - - - - - - - - - - - SIN I O\ O - L I O O 1 2 1_011 O L — J � � PARKING I / 401-711 0 REQUIRED : 320 STALLS @5/1000 9'-oil = 9 ° = FUTURE GENERATOR TRASHENCLOSURE �4 = o � = I_ 11 PROVIDED : 322 STALLS -/ I 11 O —' I I II J- —' I II O 1 10 0 / _ �� 9 -0 8'-6" TY P. EA. STALL 81-6" 00 9 _0 8'-6" TY P. EA. STALL 9 -0 9 -oil = O �` N N O x qs Q i � .40 1 11 1 11 0N1 STANDARD TALL SIZE : 8 -6 W X 7 -0 D "o END STALL SIZE : 9'-0"W X 17'-0"D C I I�� a i i O� ® `�` I; ,ll; ,l l; ,Il; I O 1 1 11 e___ye___y�___,�__ ACCESSIBLE STALL SIZE : 9 -0"W X 19 -0 D — — — — - -- - 55 -- 191-6II - -- -- -- -- -- -- O NEW 6'-0" TALL CMU RETAINING WALL ------- ---------------------------- This conceptual design is based upon a preliminary review of � 111 =201 RES . PROPERTIES '� i entitlement requirements and on unverified and possibly incomplete site and/or building information, and is intended merely to assist in exploring how the project might be developed.] ------------------------------------ 0 10 20 40 100 NORTH SCHEME 4 CONCEPTUAL SITE PLAN IfIREOA REAL ESTATE DEVELOPMENT ASSOCIATES R E D A Birch M O BSHEET I RV14-3012-00 Newport Beach, CA 01.29.2015 Z ■ 0 PA2014-121 Attachment No. PC 6 - Project Plans ' I PROPOSED PROPERTY LINE \ Ir g IF EXISTING BUILDINGS / TO BE REMOVED I \ / / \\ _� � .. j / �� r^ � \ � ,' EXISTING PROPERTY LINElip ow dW low - -- -- -- -- -- -- -- -- - -- -- -- -- -- -- -- -- -- -- -- -- -- --- ■ \ ' . . / I \ ,�4f` 1 - ,47." lei EXISTING BUILDINGS4 ` .�►� / _ s �► TO BE REMOVED =r--=s ' ` i • - / .� 4t \ LOT 127 �' EXISTING BUILDINGS �, / , • \\ TO BE REMOVED / \ Islas— \ / EXISTING PROPERTY LINE PROPOSED `\ DEVELOPMENT AREA \ r i s up T � M LOT 9 8 ' >r.• LOT 126 \ EXISTING STREET / EXISTING PROPERTY LINE / / • r•a , /fill fill/ .41 # / I/ r / LOT 99 ' I I \ LOT 125 I I / I \\ EXISTING PROPERTY LINE 554'Ole ph - 1" =20' 1 1 1 1 1 1 0 10 20 40 loo NORTH EXISTING SITE PLAN 1ARE0A REAL ESTATE DEVELOPMENT ASSOCIATES R E D A Birch M O BSHEET IRV14-3012-00 WARE COMB Newport Beach, CA 01.29.2015 Z . Z 05 PA2014-121 Attachment No. PC 6 - Project Plans 120'-10" 30'-10" 30'-0" 30'-0" 30'-0" 3'-0" 2'-0" 2'-0" 3'-0" I TYPICAL PANEL 0 I 0 I 0 ELEC. RM PROPOSED PROPOSED TENANT A TENANT B 0 0 5608 GSF 2290 GSF STAIR 0 -II 00 0 N N tj 00I v ELEVATOR MACHINE RM o M TOILET 0 ELEV. 0 TOILET LOBBY 0 0 --______---- ---------- I o L - -I C4 30'-0" 30'-0" 28'-1" 33'-9" 01 FIRST FLOOR 9989 GSF ------------------------------------ This conceptual design is based upon a preliminary review of v8"-1'_0" entitlement requirements and on unverified and possibly incomplete site and/or building information, and is intended } } } } } merely to assist in exploring how the project might be developed.] ------------------------------------ 0 4' 8' 16' 3 2' NORTH SCHEME 1 CONCEPTUAL FIRST FLOOR PLAN - BUILDING 1 f1RE0A REAL ESTATE DEVELOPMENT ASSOCIATES REDA Birch MOBSHEET IRV14-3012-00 Newport Beach, CA 01.29.2015 2 , 0 PA2014-121 Attachment No. PC 6 - Project Plans 120'-10" 30'-10" 30'-0" 30'-0" 30'-0" lo lo 3'-0" 2'-0" 2'-0" 3'-0" 6'-3" 7'-6" 6'-3" i 0 I 0 0 I r-� PROPOSED PROPOSED TENANT A TENANT B 0 0 5685 GSF 2290 GSF STAIR r 0 -I I 00 0 N N LO 00 ELEVATOR MACHINE RM o I — o r-� TOIL �7 L L) ET 0 ELEV. 0 TOILET C) 0 ---------------- N lul LOBBY 30'-0" 30'-0" 28'-1" 33'-9" SECOND FLOOR 9989 GSF ------------------------------------ This conceptual design is based upon a preliminary review of 1/8"-1'_0" entitlement requirements and on unverified and possibly incomplete site and/or building information, and is intended } } } } } merely to assist in exploring how the project might be developed.] ------------------------------------ 0 4' 8' 16' 3 2' NORTH SCHEME CONCEPTUAL SECOND FLOOR PLAN - BUILDING 1 dREOA REAL ESTATE DEVELOPMENT ASSOCIATES R E D A Birch M O BSHEET IRV14-3012-00 Newport Beach, CA 01.29.2015 21 [PA2O 14-121 Attachment No. PC 6 - Project Plans T.O.PARAPET 32'-0" MECHANICAL EQUIPMENT SCREENING ALL ROOF TOP EQUIPMENT FROM ADJACENT T.O.SCREEN PROPERTIES & PUBLIC RIGHT—AWAYS 35'-0" z 0 w O LL- 0 O 0:� J w RIDGE LINE z 0 ROOF PLAN o 9989 GSF I cV 00 I Ln 00 T.O.PARAPET 36'-0� T.O.PARAPET 35'—% Y T.O.PARAPET \ ----36 88'-1" 33'-9' 121'-10" ------------------------------------ This conceptual design is based upon a preliminary review of 1/8"-1'_0" entitlement requirements and on unverified and possibly incomplete site and/or building information, and is intended } } } } } merely to assist in exploring how the project might be developed.] ------------------------------------ 0 4' 8' 16' 3 2' NORTH SCHEME 1 CONCEPTUAL ROOF PLAN - BUILDING 1 REOA REAL ESTATE DEVELOPMENT ASSOCIATES REDA Birch MOBSHEET IRV14-3012-00 WARE MALCOMB Newport Beach, CA 01.29.2015 2 , 2 �g [PA20114-1121 Attachment No. PC 6 - Project Plans 81'-6" 6'-3„ 2'-0' 7'-6„ 2'-0" 62-3„ TYPICAL PANEL 0 T.O.PARAPE� T.O.SCREE 0 — — — — I — T.O.PARAPE� — — — 0 T.0 ROOF I N O I I In i� 0 I C) 2ND F.F. i� TIM Nil 0 I I i� F.F.E 02-0-70 NORTH EXTERIOR ELEVATION --(:SCALE: 1/8"=12-0" A CURVED WALL 66'-10 1/2" ol 0 T.O.PARAPE� I � — T.O.SCREE 0 — — MI — — T.O.PARAPE� _ CD T.O.R00 I N O I iC) 0 I — — — — — 2ND F.F. IL 0 UI -) F.F.E SOUTH EXTERIOR ELEVATION R SCALE: 1/8"=l'—O" v GENERAL NOTES =1 ALL WALLS TO BE PAINTED CONCRETE TILT UP. F2 GLAZING TO HAVE CLEAR ANODIZED MULLIONS. F 37 EIFS ROOF SCREEN PAINTED TO MATCH CONCRETE. i This conceptual design is based upon a preliminary review of 1/8"-1'_0" entitlement requirements and on unverified and possibly incomplete site and/or building information, and is intended } } } } } merely to assist in exploring how the project might be developed.] ------------------------------------ 0 4' 8' 16' 32' SCHEME 1 EXTERIOR ELEVATIONS - BUILDING 1 f1RE0A REAL ESTATE DEVELOPMENT ASSOCIATES REDA Birch MOBSHEET IRV14-3012-00 Newport Beach, CA 01.29.2015 23 PA2014-121 Attachment No. PC 6 - Project Plans 120'-10" 30'-0" 6'-3" 2 -0 7'_6,, 2'-0 6'_3» o T.O.PARAPE� TYPICAL PANEL � T.O.SCREE 0 — — — — — I — T.O.PARAPE� — T.O.R00 0 I N O _ I I i� 0 FS I 0 I r7 N _ - - - - - - - - - - 2ND F.F. I i� 0 I 0 ;n I F.F.E -. - OI-011 EAST EXTERIOR ELEVATION SCALE: 1/8"=1'_0./8"=1'-0" A 48'-0" CURVED WALL 0 T.O.PARAPET OL - - - - - - - - - - - T.O.SCREE� 0 - - I - - T.O.PARAPE - M_ Ten SOo Q 9I 1 - - - o T.O.ROOF 0 1 1 1 11 I 0 I 2ND F.F. 0 I U) L 111 11:1 - - - - - - - - - F.F.F� WEST EXTERIOR ELEVATION SCALE: 1/8"=1'-0L--*B ------------------------------------ This conceptual design is based upon a preliminary review of 1/8"-1'_0" entitlement requirements and on unverified and possibly incomplete site and/or building information, and is intended } } } } } merely to assist in exploring how the project might be developed.] ------------------------------------ 0 4' 8' 16' 32' SCHEME 1 EXTERIOR ELEVATIONS - BUILDING 1 dREOA REAL ESTATE DEVELOPMENT ASSOCIATES R E D A Birch M O BSHEET IRV14-3012-00 WARE MALCOMB Newport Beach, CA 01.29.2015 2A �o PA2014-121 Attachment No. PC 6 - Project Plans 197'-6" 17'-6" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 3'-0" 2'-0" 2'-0" 3'-0" 6'-3" 7'-6" 6'-3" I C) I 0 0 I PROPOSED PROPOSED PROPOSED TENANT C TENANT D TENANT A 0 3035 GSF 4094 GSF 4171 GSF I m co 0 I O STAICD R \ C3 / ELEC. RM UF A -L�� Lz�r I F- A U L) JANITOR � 77 ELEV. STAIR LOBBY MACHINE RM. D D ELEV. 0 ELEV. TOILET TOILET 0 PROPOSED TENANT B 0 709 6733 GSF /0- o Cn I FIRST FLOOR N 22000 GSF 00 27'-6" 30'-0" 30'-0" 20'-6" ol 108'-0" ------------------------------------ This -----------------------------------This conceptual design is based upon a preliminary review of v8"-1'_0" entitlement requirements and on unverified and possibly incomplete site and/or building information, and is intended } } } } } merely to assist in exploring how the project might be developed.] ------------------------------------ 0 4' 8' 16' 3 2' NORTH SCHEME 1 CONCEPTUAL FIRST FLOOR PLAN - BUILDING 2 dREOA REAL ESTATE DEVELOPMENT ASSOCIATES R E D A Birch M O BSHEET IRV14-3012-00 WARE MALCOMB Newport Beach, CA 01.29.2015 3 , 0 �2 PA2014-121 Attachment No. PC 6 - Project Plans 197'-6" 17'-6" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 3'-0" 2'-0" 2'-0" 3'-0" 6'-3" 7'-6" 6'-3" I 0 I O r7 0 I PROPOSED PROPOSED PROPOSED TENANT C TENANT D TENANT A 0 3035 GSF 4052 GSF 4077 GSF I 0 I O M STAIR 0 I CD ELEC. RM 0 JANITOR STAIR ELEV. D N MACHINE RM. ELEV. 0 0 I ELEV. TOILET TOILET 0 PROPOSED TENANT B 0 7096733 GSF 70' o I a SECOND FLOOR N 22000 GSF 00I 27'-6" 30'-0" 30'-0" 20'-6" 108'-0" ------------------------------------ This conceptual design is based upon a preliminary review of 1/8"-1'_0" entitlement requirements and on unverified and possibly incomplete site and/or building information, and is intended } } } } } merely to assist in exploring how the project might be developed.] ------------------------------------ 0 4' 8' 16' 3 2' NORTH SCHEME CONCEPTUAL SECOND FLOOR PLAN - BUILDING 2 fflRE0A REAL ESTATE DEVELOPMENT ASSOCIATES REDA Birch MOBSHEET IRV14-3012-00 Newport Beach, CA 01.29.2015 3 , 1 [PA2O 14-121 Attachment No. PC 6 - Project Plans 197'-6" T.O.PARAPET 2'-0 " MECHANICAL EQUIPMENT SCREENING ALL ROOF TOP EQUIPMENT FROM ADJACENT PROPERTIES & PUBLIC RIGHT-AWAYS 0 0 r` 100 1% z ROOF PLAN O O 22000 GSF w o � J w RIDGE LINE C° I i� Z_ �J O w O � w O � J w T.O.PARAPET 36'-0" 7�9, �70 T.O.SCREEN 35'-0" T.O.PARAPET \ \ 36'-0" \\T.O.PARAPET 108'-0" 32'-0„ ------------------------------------ This conceptual design is based upon a preliminary review of 1/8"-1'_p" entitlement requirements and on unverified and possibly incomplete site and/or building information, and is intended } } } } } merely to assist in exploring how the project might be developed.] ------------------------------------ 0 4' 8' 16' 3 2' NORTH SCHEME 1 CONCEPTUAL ROOF PLAN - BUILDING 2 dREOA REAL ESTATE DEVELOPMENT ASSOCIATES R E D A Birch M O BSHEET IRV14-3012-00 WARE MALCOMB Newport Beach, CA 01.29.2015 3 , 2 j3 [PA2014-121 Attachment No. PC 6 - Project Plans 69'-4" CURVED WALL 2'-0" 2'-0" o T.O.PARAPE� 6'-3" 7'-6" 6'-3" TYPICAL PANEL T.O.SCREE 0 T.O.PARAPET 0 0 a 0 M— o I T.O.R00� N O I I In i� 0 I 2ND F.F. � 0 I I i� _ _ F.F.F1 11 1 0'-0" NORTH EXTERIOR ELEVATION SCALE: 1/8"=l' A 127'-6" C T.O.PARAPE� I � — - - - - - - - - - - - T.O.SCREEN � C) 17)0 - - - _ -1 T.O.PARAPE� _ - - - oT.O.R00� I N O I 7 O I - _ 2ND F.F. gL 1 - El =F- 0 I 70!!� 773 Ln F.F.E SOUTH EXTERIOR ELEVATION R SCALE: 1/8"=1' v ------------------------------------ This conceptual design is based upon a preliminary review of 1/8"-1'_0" entitlement requirements and on unverified and possibly incomplete site and/or building information, and is intended } } } } } merely to assist in exploring how the project might be developed.] ------------------------------------ 0 4' 8' 16' 32' SCHEME 1 EXTERIOR ELEVATIONS - BUILDING 2 REOA REAL ESTATE DEVELOPMENT ASSOCIATES REDA Birch MOBSHEET IRV14-3012-00 Newport Beach, CA 01.29.2015 33 [PA2O 14-121 Attachment No. PC 6 - Project Plans CURVED WALL 108'-0" 6'-3» 2'-0" 7'-6» 2'-0 6'-3» CD T.O.PARAPE� TYPICAL PANEL - - - - - - - - - - - - - T.O.SCREE� 0 IL T.O.PARAPET - - o T.0 R 0 0 F I N ll LI ll C , 0 i — o - - - - - - - 2ND F.F. � i i� [ I 1 Il - o i Pi I WEST EXTERIOR ELEVATION SCALE: 1/8"=l' A 197'-6" C T.O.PARAP I � — T.O.SCREE 0 i T.O.PARAPE� M_ 7 CD T.O.R00� i CD 71 7 [711177 N i I u7 i O 2ND F.F. - o I Ln I Ll 11 L I F.F.E EAST EXTERIOR ELEVATION R SCALE: 1/8"=1' v ------------------------------------ This conceptual design is based upon a preliminary review of 1/8"-1'_0" entitlement requirements and on unverified and possibly incomplete site and/or building information, and is intended } } } } } merely to assist in exploring how the project might be developed.] ------------------------------------ 0 4' 8' 16' 32' SCHEME 1 EXTERIOR ELEVATIONS - BUILDING 2 fIREOA REAL ESTATE DEVELOPMENT ASSOCIATES R E D A Birch M O BSHEET IRV14-3012-00 Newport Beach, CA 01.29.2015 3A [PA2O 14-121 Attachment No. PC 6 - Project Plans PLANTING LEGEND COM . PROPERTIES MIN. SIZE/SYMBOL BOTANICAL/COMMON NAME SPACING DETAIL QUANTITY I I I TREES I CUPRESSUS SEMPERVIRENS 15 GAL. C -- + + + ITALIAN CYPRESS 0 00 - I I CUPANIOPSIS ANACARDIOIDES/ 24" BOX C -- I + CARROTWOOD I - MELALEUCA QUINQUENERVIA/ 24 BOX C I I p p O j PAPER BARK TREE 0 I 00 I • I I OLEA EUROPEA/ 24" BOX C -- + 000 PODOCARPUS GRACILIOR 24" BOX C FRUITLESS OLIVE / I -- 1 30' D.C. � � + + FERN PINE � BUILDING 1 RESIDENTIf 2—STORY p + TREES AT / �, TRISTANIA CONFERTA/ 24" BOX C L -- / BRISBANE BOX 197978 SF / r 15' 0.C. l STPJET TREE / \ / MAX SHRUBS AGAPANTHUS A. E' Q' UEEN ANNE/ 1 GAL/ A B 131 / � AT 30 O.C. LILY OF THE NILE 24" O.C. i CARISSA MACROCARPA/ 5 GAL/ A, B 141 °0 NATAL PLUM 36" O.C. 1 / 000 O + o DIANELLA TASMANICA'TASRED'/ 1 GAL/ A, B 135 / TASRED FLAX LILY 18" O.C. / LOT 127 DIETES BICOLOR/ 1 GAL/ A, B 20 FORTNIGHT LILY 30" O.C. - ` HEMEROCALLIS HYBRID 'YELLOW'/ 1 GAL/ A, B 288 / o0DAYLILY 24" O.C.\ C% + LIGUSTRUM J. 'TEXANUM'/ 5 GAL/ A B 527 I 0 TEXAS PRIVET 36" O.C. I o°o °° + MUHLENBERGIA CAPILLARIS/ 1 GAL/ A, B 41 PINK MUHLY 36" O.C. / PHORMIUM T. 'ATROPURPUREUM'/ 5 GAL/ A, B 6 0 NEW ZEALAND FLAX 36" O.C. -}- U) PHYLLOSTACHYS NIGRA/ 5 GAL/ A, B 39 UJ- - - - - - - - \ BLACK BAMBOO 30" O.C. + PITTOSPORUM T. 'WHEELER'S DWARF'/ 5 GAL/ A, B 50 DWARF MOCK ORANGE 30" O.C. I..L I ' I RHAPHILEPIS I. 'CLARA'/ 5 GAL/ A, B 278 W 0+ INDIA HAWTHORN 30" O.C. O + HOSTA'BLUE ANGEL'/ 5 GAL/ A, B 66 0 HOSTA HYBRID 36" O.C. CO + & HOSTA'PATRIOT'/ 5 GAL/ A, B 112 HOSTA HYBRID 30 O.C. / GROUNDCOVER + U) CARISSA M. 'GREEN CARPET'/ 1 GAL/ A -- o 1 , GREEN CARPET CARISSA 24" O.C. U J i L.L ® HEDERA H. 'HAHNSII'/ FLATS/ A, D -- / L•� HAHN'S IVY 8" O.C. LOT 98 / ° + -- MYOPORUM 'PACIFICUM'/ FLATS/ A, D MYOPORUM 18" O.C. BUILDING 2 � \ + � ROSMARINUS O. 'PROSTRATUS'/ FLATS/ A -- PROSTRATE ROSEMARY 12" O.C. 2-STORY TRACHELOSPERMUM JASMINOIDES/ FLATS/ A, D 447000 SF + STAR JASMINE 12" O.C. BOUGAINVILLEA'OOH LA LA'/ 5 GAL. A, D -- / - BOUGAINVILLEA 36" O.C. / p �- I 000 VINES / / + FICUS REPENS/ 5 GAL/ E 15 / \ ® CREEPING FIG PER PLAN KEENING I HEDGE \ + EACH PLANT CONTAINER SHALL INCLUDE: - CORDYLINE A. 'BURGUNDY SPIRE/ 5 GAL H 3 / \ BURGUNDY SPIRE DRACAENA PALM p O -}- + PHILODENDRON 'XANADU'/ 1 GAL H 15 6' SILEWA \ O 'XANADU' PHILODENDRON I p / I THUJA OCCIDENTALIS 'LITTLE GIANT'/ 5 GAL H 1 + LITTLE GIANT DWARF ARBORVITAE I SEDUM SPURIUM 'JOHN CREECH'/ 1 GAL H 8 JOHN CREECH STONECROP + O ! I PHYLLOSTACHYS NIGRA/ 5 GAL/ H 1 C BLACK BAMBOO / O O O O I O OPHIOPOGON P. 'NIGRESCENS' / 1 GAL/ H 8 0 BLACK MONDO GRASS 99 00 O O PARKING TABULATION + TOTAL PARKING SPACES: 322 PARKING TREES REQUIRED: 81 (1 PER 4 �•� SPACES) ' PARKING TREES PROVIDED: 121 R I D G E oo LANDSCAPE ARCHITECTS 8841 Research Drive f + + + + + + + + + + + + + + + + -� + + + + + + + + + + Suite 200 Irvine, CA 92618 Tel 949 387 1 323 - - www,ridgela,com 1 20 RES . PROPERTIES 1 1 1 1 0 10 20 40 100 NORTH CONCEPTUAL LANDSCAPE PLAN REDA Birch MOB IRV14-3012-00 SHEET NEWPORT BEACH, CA W"E I OMB 01.29.2015 L1 . 1 REAL ESTATE a E V IELaPM EN r A9 50 MATES 70 [PA2O 14-121 Attachment No. PC 6 - Project Plans LEGEND f ITALIAN CYPRESS ARCADE FOLLOWS CURVE OF BUILDING © DROUGHT TOLERANT ORNAMENTAL GRASSES AND SUCCULENTS �r � © LOW CURVING SEAT WALL WITH WOOD BENCH BUILDING 1 0 ; PLANT CONTAINER WITH ACCENT PLANT MATERIAL I I 2 � STORY ENHANCED PAVING IN RADIAL PATTERN i 1 FRUITLESS OLIVE SPECIMEN TREE J � \ f LOW FLOWERING SHRUBS AND GROUNDCOVER r( : ENHANCE PAVING AT DROP OFF AREA DETECTABLE WARNING TILES AT ZERO INCH CURB I O '/ ml BRISBANE BOX STREET TREES ANT 30' ON CENTER 1( 00 I VARIED SEATING AT BREAK AREA 1 SECTIONAL COUCHES i f -- ------ -- COFFEE TABLES I COUNTER HEIGHT TABLES I SIDE TABLES I DINING TABLES AND CHAIRS � I I ' I4, I r I I I I I _ l / - / `k O i O � � I BUILDING 2 R I D G E LANDSCAPE ARCHITECTS 2 O8841 Research Drive� STORY r Suite 200 Irvine,CA 92618 Tel 949 387 1323 \ \ \ www.ridgela.com ill =10' } 1 } } I 0 5 10 20 50 NORTH CONCEPTUAL LANDSCAPE PLAN ENLARGEMENT REOA REAL ESTATE DEVELOPMENT ASSOCIATES R E D A Birch M O B I R V 14-3 012-0 0 SHEET NEWPORT BEACH / CA 01.29.2015 L2 . 1 �� . yam// • �. 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L I l %.•' • lob ' r + ' 7 •IK4tAA 4�, Mbb PW Iowa db — a y •'air. •.` � . _ ' a �"' —r File- FF te`' • ' 1 • ' • 11 1 ' • , 1 • 1 PA2014-121 Attachment No. PC 6 - Project Plans -- 17 2 1 I I I i J' I __ - -s -'� - _ - _ _ - •, f' - „ice.. - -- - r 47T' KEY NOTES L 1 PAINTED TILT—UP CONCRETE PANELS WITH PAINTED TUBE STEEL AND FROSTED GLASS D6 SHARED AMENITY SPACE AND 514 : REVEALS AS SHOWN CANOPY AT MAIN ENTRANCES ACCESS FROM REAR PARKING HIGH PERFORMANCE GLAZING 'ITH INTEGRATED MECHANICAL SCREENS AS POSSIBLE TENANT SIGN LOCATION SPANDREL AS NEEDED 5 REQUIRED 7 ENV Q — _ - CLEAR ANODIZED ALUMINUM MULLION SYSTEM TYPICAL fi 'I ow 'fir Do' W 1W i JL i -- r - - I - - - - S.-I'F=� _ - •� _ - �� ,Jy` it 1 w ' r --- - - SCHEME 1 Conceptual Perspectives REAL ESTATE DEVELOPMENT ASSOCIATES BIRCH OB SHEET This conceptual design N. based uMn a preliminary reviewWARE- BIRCH STREET 0 1 . 2 9 . 2 0 1 5 MB of entitlement requirements and oto unverified and possibly � R1 incomplete sAe andior building information. acrd is intended E merely to assist in exploring how the project aright be developed. REAL ESTATE DEVELOPMENT AI550C IATES PA2014-121 Attachment No. PC 6 - Project Plans low 1 _- -_ I � I I I _ t I A r, I - -w -- _ - - -4- gang I A i _ � I _ 1 I A • I _ r I — -- - '� ,ak 1 IFfli '; c' .......... --moll loll I I sy l I t t o I F I I I - ---- � I I _ a I' - VI � - ' I 77 ir - w — IL s w 1 I r ' _ , 1 l a a IS _- Jilll _ - = s f SCHEME 1 Conceptual Perspectives DEAL ESTATE DEVELOPMENT ASSOCIATES BIRCH MOB I RV14.3012-00 S H E ET Ahrs canr ep4ual design is traced upon a prelimonary re4iewW"E OMB BIRCH STREET T 1 . 2 9 ' 2 0 1 5 of entixkernent requirements and on unverified and possibly incnrnplefe site andlex building role-rmaf nn, and is imended merely toassist in exploring hww the project might be derelaped IRE A 1. F S T AT F CoE VELOP ENT A SSOCIATES PA2014-121 Attachment No. PC 6 - Project Plans — ., ILL \lv� k\ c - ; _ p - - - - I�1 j- r — r� b - s� I _ r _ y _ r �y �5 f SCHEME 1 Conceptual P REAL ESTATE DEVELOPMENT ASSOCIATES BIRCH MOB I RV14-3012_00 S H E ET This conceptual resign is lased upon a preliminary reulewrW"E OMB B 0 1 . 2 9 . 2 0 1 5 BIRCH STREET T of entitlement requirements and on unverified and possibly R• incomplete site andfur building inlormatinn, and is intended E merely to assist in exploring how the project might be developed. REAL ESTATE DEVELOPME T A S G O G SATES �2 �� QP �� P P�" O� �� \�� Attachment No. PC 7 Addendum to Mitigated Negative Declaration RS �� QP �� P P�" O� �� \�� The Addendum and Appendices are available online: http://www.newportbeachca.gov/pin/CEQA DOCS.asp?path=/Birch Medical Office Addendum A. Mitigation Monitoring and Reporting Program B. Air Quality Technical Report (January 2015); Landrum & Brown C. Phase I Environmental Site Assessment (August 2014); Phase One, Inc. D. Water Quality Management Plan (January 2015) Walden & Associates E. Traffic Impact Study (November 2014); Kimley-Horn and Associates, Inc. F. Newport Executive Court Project Initial Study/Mitigated Negative Declaration 25 Planning Commission - February 19, 2015 EWP� Item No. 2a: Additional Materials Received R Birch Medical Offices (PA2014-121 ) } fit► DEVELOPMENT DEPARTMENT 1 100 Civic Center Drive l) = Newport Beach,California 92660 C ` 949 644-3200 q</FOF�N P newportbeachca.gov/communitydevelopment Memorandum To: Chair Tucker and Planning Commission From: Fern Nueno, Associate Planner Date: February 18, 2015 Re: Birch Medical Offices (PA2014-121) - SP-7 Design Guidelines The applicant provided the attached revised site plan that is directly in line with the Parking Lot Design requirements within the Santa Ana Heights Specific Plan (SP-7) Design Guidelines. The project, as originally proposed, deviated from a portion of the landscape guidelines which require a planting island every eight parking spaces that is three feet wide and the length of the parking stalls. Instead, the applicant proposed a diamond-shaped planter every five stalls with long islands at the end of some rows of parking. The revised plan includes a reduction in landscaping around the perimeter of the buildings, and is consistent with applicable Zoning Code requirements, including the minimum landscaping requirements. The revised plan includes 322 parking spaces, which is 2 more than the 320 spaces required by code (64,000/200). The Guidelines, Section 20.90.030 of the Zoning Code, are available online: http://www.codepublishing.com/CA/NewportBeach/?NewportBeach20/NewportBeach2O9O.htmI While staff believes that both the original and revised site plans meet the intent of the Design Guidelines, staff recommends that the Planning Commission consider the revised option as it is more consistent with the SP-7 parking lot landscaping requirements. Should the Commission approve the revised plan, the Resolution would need to be updated with the revised parking calculations (redlines attached). DevelopmentCommunity .. Planning Commission - February 19, 2015 Item No. 2a: Additional Materials Received Birch Medical Offices (PA2014-121 ) COM . PROPERTIES I NEW 6'-0" TALL TRASH ENCLOSURE i o CMU RETAINING p 122 SF NEW PROPERTY LINE Q)/ 2911-611 WALL ZL -1 I --------------------------------- 1: _�-'00' -------------------------------------------------------- ---- --------- - - yI I I " TALL - POTENTIAL FUTUREp - _ 81.611 91-011 2'-Q'� RETAINING NI 0 WALL CMU UTILITY BOX LOCATION _ C 0 I N I I I 110 110 N N FUTURE GENERATOR I I 17'- F C1 .0� $]''-611 110 EXISTING PROPERTY LINE N III I II 177' 0 17 -0 z �, Ill ll 60„ 16'_ w BUILDING 1 C ® 2-STORY CD ® 00, '000'-6 ' 20,000 SF � J Q � Il / O II II i � Q ill _J 10�0 i UJ II I � I i I 110 III i I I i 00 i I I i i (� C -' � Q C) II 171-0" � 701.011 137 -10" cb W 1 0,, s r I III I i I EXISTING STREET i � � I Il ■ co I I I � I 191-011 BUILDING 2 _ C 2-STORY _ C) 44,000 SF - il 17 -� C � I �0TRASH ENCLOSURE 198 SF I i- 11 10 -011 00 ® C ---- 21_611 ' PROJECT DATA 1271.611 17'-0" N SITE: 4.10 AC (178,405 SF) R2 ' ® BLDG AREA: 64,000 SF ----- --------- ------------------ ------ -------------------- --------------------------- - --------- -------- 121 ' 161.411 FAR .36 FUTURE GENERATOR I 261_011 261_011 261_011 PARKING y>1 iREQUIRED: 320 STALLS @5/1000 y - 8 -611 _ PROVIDED: 322 STALLS CD CD / o `' 8'-6" TYP. EA. STALL - r` 3'-011 TY P. �., �� O� '� N N � � - I STANDARD STALL SIZE: 8'-6"W X 17 0 D OBSTRUCTED STALL SIZE. 9 -0AW X 171-011D (_'01 ACCESSIBLE STALL SIZE: 9'-0"W X 19'-011D °--- �----®-- ---- --------------------------------------------------------------------------------------------------------- --------------------------------------------------------------------------------- ------- ------------------------------- - - - - - NEW 6'-0" TALL CMU RETAINING WALL --------------------------- ^ / \ I This conc4ual design is based upon a preliminary review of � 1° =20' RES . PROPERTIES I--I entitlement requirements and on unverified and possibly ' I incomplete site and/or building information, and is intended / \ i merely to assist in exploring how the project might be developed. ---------------------------------- 0 10 20 40 loo NORTH OPTION 2 CONCEPTUAL SITE PLAN REDA REAL ESTATE DEVELOPMENT ASSOCIATES REDA Birch MOB IRV14-3012-00 SHEET Newport Beach, CA 02.18.2015 LOA Planning Commission - February 19, 2015 Item No. 2a: Additional Materials Received Birch Medical Offices (PA2014-121 ) RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT NO. UP2014-032, SITE DEVELOPMENT REVIEW NO. SD2014- 005, TRAFFIC STUDY NO. TS2014-006, AND TENTATIVE PARCEL MAP NO. NP2014-017 FOR A MEDICAL OFFICE PROJECT LOCATED AT 20352-20412 BIRCH STREET AND RESCINDING, IN PART, PLANNING COMMISSION RESOLUTION NO. 1735 (PA2014-121) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Real Estate Development Associates, LLC. ("Applicant"), with respect to property located at 20352-20412 Birch Street, and legally described as Lots 125, 126, 127, and a portion of Lot 128 of Tract 706, requesting approval of a Minor Use Permit, Site Development Review, Traffic Study, and Tentative Parcel Map. 2. The Applicant proposes to resubdivide four lots into three lots for commercial development and condominium purposes. The project includes the construction of two, two-story medical office buildings totaling 64,000 square feet in gross floor area and a 323 2-space surface parking lot. 3. The subject property is located within the Santa Ana Heights Specific Plan (SP-7) Zoning District and the General Plan Land Use Element category is General Commercial Office (CO-G). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on February 19, 2015, 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 public hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. On October 18, 2007, the Planning Commission adopted Resolution No. 1735 adopting an Initial Study and Mitigated Negative Declaration ("IS/MND") that was prepared in compliance with the California Environmental Quality Act ("CEQA"), the State CEQA Guidelines, and City Council Policy K-3. The project reviewed under the IS/MND included a Tentative Parcel Map, Use Permit, and Traffic Study to allow the construction of four, two-story medical office buildings consisting of approximately 65,000 gross floor area over a parking structure on a vacant 3.06-acre site. Planning Commission - February 19, 2015 Item No. 2a: Additional Materials Received Planning CcBinailssMe(Me: JI0 frcN9.(PA2014-121 ) Page 2 of 18 2. The Applicant proposes to include additional land area to the project site, demolition of two single-unit dwellings, and construction of two, two-story medical office buildings totaling 64,000 square feet in gross floor area. Due to these proposed changes compared with the approved project, an Addendum to the IS/MND was prepared pursuant to Section 15162 (Subsequent EIRs and Negative Declarations) and 15164 (Addendum to an EIR or Negative Declaration of the State CEQA Guidelines). The City retained Kimley-Horn and Associates to prepare the Addendum and a revised Mitigation Monitoring and Reporting Program ("MMRP") was also prepared, and all applicable mitigation measures from the previous MMRP were included. 3. On the basis of the entire environmental review record, the proposed project will not result in any new significant impacts that were not analyzed in the IS/MND, nor will the project cause a substantial increase in the severity of any previously identified environmental impacts. The potential impacts associated with this proposed project would either be the same or less than those described in the IS/MND. In addition, there are no substantial changes to the circumstances under which the proposed project would be undertaken that would result in new or more severe environmental impacts than previously addressed in the IS/MND, nor has any new information regarding the potential for new or more severe significant environmental impacts been identified. Therefore, in accordance with Section 15164 of the State CEQA Guidelines, an Addendum to the previously adopted IS/MND is the appropriate environmental documentation for the proposed project. In taking action on any of the approvals for the proposed project, the Planning Commission considered the whole of the data presented in the IS/MND, as augmented by the Addendum, and the MMRP. 4. The Addendum to the IS/MND, including the MMRP, is hereby approved. The document and all material, which constitute the record upon which this decision was based, are on file with the Planning Division, City Hall,100 Civic Center Drive, Newport Beach, California. SECTION 3. REQUIRED FINDINGS. Minor Use Permit In accordance with Section 20.52.020(F) (Conditional and Minor Use Permits) of the Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding: 1. The Land Use Element of the General Plan designates the subject property as General Commercial Office (CO-G) with the maximum floor area to land area ratio ("FAR") of 0.50 (CO-G 0.50), which is intended to provide for administrative, professional, and medical offices with limited accessory retail and service uses. The 07-22-2014 Planning Commission - February 19, 2015 Item No. 2a: Additional Materials Received Planning CcBinailssMe(Me:JlO frcNa.(PA2014-121 ) Page 3 of 18 proposed project is consistent with this designation as it is a medical office development with a 0.36 FAR. 2. The subject property is located within the Business Park District of the Santa Ana Heights Specific Plan Zoning District (SP-7 BP), which is intended to provide for the development and maintenance of professional and administrative offices, commercial uses, specific uses related to product development, and limited light industrial uses. Pursuant to Section 20.90.120 (Business Park District: SP-7, BP), medical office uses are a principal permitted use subject to the approval of a minor use permit. Finding: B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. Facts in Support of Finding: 1. The subject property is located within the Business Park District of the Santa Ana Heights Specific Plan Zoning District (SP-7 BP), which is intended to provide for the development and maintenance of professional and administrative offices, commercial uses, specific uses related to product development, and limited light industrial uses. Pursuant to Section 20.90.120 (Business Park District: SP-7, BP), medical office uses are a principal permitted use subject to the approval of a minor use permit. 2. The BP District guidelines emphasize the protection of the adjacent residential uses through regulation of building mass and height, landscape buffers, and architectural design features. The proposed design includes a setback from the abutting residential uses of 78 feet to the south and 138 feet to the east with a site wall, landscaping, and surface parking, and the architectural design of the project meets the intent of the SP- 7 BP District. 3. Pursuant to Section 20.90.030 (Design Guidelines), the intent of the Santa Ana Heights Specific Plan design guidelines is to promote a consistent, high quality character of development that will result in the overall enhancement of the aesthetic character of the community. The proposed two-story buildings are 36 feet in height, provide the required setbacks from all property lines, and include a courtyard to separate the buildings. The hardscape includes enhanced paving at the drop off area, front of the buildings, and courtyard. The architectural design creates visual interest through building articulation, window treatments, and blending with landscaping. The mechanical equipment, refuse, and generators are proposed to be screened from view. The project is designed within the required framework and sufficiently complies with the guidelines. 4. Section 20.90.120 (Business Park District: SP-7 — BP) establishes the required site development standards for floor area, setbacks, and landscaping. The buildings provide more than the minimum required setback from each property line and are proposed at 0.36 FAR, where 0.50 FAR is allowed. The proposed landscaping 07-22-2014 Planning Commission - February 19, 2015 Item No. 2a: Additional Materials Received Planning CcBinailssMe(Me:Jl0 frcNa.(PA2014-121 ) Page 4 of 18 includes trees, shrubs, and groundcover and the landscape setbacks are met or exceeded with the proposed project design. 5. Pursuant to Table 3.10 in Zoning Code Section 20.40.040 (Off-Street Parking Spaces Required), medical office uses are required to provide one parking space for every 200 square feet of gross floor area. The gross floor area of the proposed buildings is 64,000 square feet; therefore, the project requires 320 spaces. The proposed project includes surface parking with 32='4 parking spaces, thus, the project provides a surplus of yz ` °.t spaces. Finding: C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1. Commercial and residential uses are allowed in the vicinity, including medical office, retail sales, personal service, restaurant, professional and administrative office, and single-unit residential uses. The subject property is located among other medical office uses along Birch Street to the north, and the proposed medical office uses are compatible with the allowed uses in the vicinity. 2. The project design locates the two-story, 36-foot high buildings towards the middle of the property with large setbacks from the property lines, which provide separation to ensure compatibility with the abutting commercial and residential properties. Furthermore, the buildings include high performance glazing windows resulting in privacy to residential uses to the south and east. 3. The buildings are proposed at 0.36 FAR, where 0.50 FAR is allowed. The 64,000- square-foot medical office use does not create any traffic impacts and is compatible with the allowed commercial and residential uses in the vicinity. 4. The proposed medical office uses will operate as a typical medical office use. The design includes a drop-off/pick-up area with seating, landscaping, and enhanced pavement. A courtyard is proposed between the two buildings as an amenity to the employees and visitors. Code required parking is provided ensuring that employees and visitors may park on-site. Therefore, the operating characteristics are compatible with the allowed commercial and residential uses in the vicinity. Finding: D. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. 07-22-2014 Planning Commission - February 19, 2015 Item No. 2a: Additional Materials Received Planning CcBinailssMe(Me: JI0 frcNa.(PA2014-121 ) Page 5 of 18 Facts in Support of Finding: 1. The subject property is 4.1 acres in area (178,405 square feet), generally rectangular in shape, located in a commercial area with residential uses nearby, and is proposed to be developed with two, two-story medical office buildings. 2. The project design locates the two-story buildings towards the middle of the property with large setbacks used for surface parking and landscaping. The site is proposed with 3224 spaces, which is four-two more spaces than required by the Zoning Code. Adequate trash storage facilities for the medical office tenants is provided in two enclosed areas, thereby preventing any odor or related issues for the residential uses nearby. 3. The site has pedestrian and vehicular access along Birch Street, which is a four-lane secondary commercial road with sufficient capacity as shown by the traffic study. The two driveways proposed will be constructed pursuant to City Standards and reviewed and approved by the Public Works Department. The provision of emergency vehicle access will continue along Birch Street. 4. All water services will be approved by the Irvine Ranch Water District and all sewer services will be approved by the Costa Mesa Sanitary District. 5. The Public Works Department, Building Division, and Fire Department have reviewed the application. The project is required to obtain all applicable permits from the City Building and Fire Departments and must comply with the most recent, City-adopted version of the California Building Code. Finding: E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding: 1. The proposed use is similar to and compatible with other office uses in the vicinity, and is not detrimental to the abutting residential uses due to the office nature of the business and location of the buildings on-site. 2. The proposed development is consistent with the planned land use for the site. The site is suitable for the type and intensity of development proposed because the infrastructure serving the site and surrounding area has been designed and developed to accommodate the anticipated commercial development use of the site. Therefore, the operation of the use is not detrimental. 07-22-2014 Planning Commission - February 19, 2015 Item No. 2a: Additional Materials Received Planning CcBinailssMe(Me: JIO frcNa.(PA2014-121 ) Page 6 of 18 3. As demonstrated in the traffic study, the proposed project does not result in a traffic impact; therefore, the operation of the proposed medical office use is not detrimental. 4. The proposed use does not create any adverse noise impacts, and is subject to the noise standards within the Municipal Code. 5. Adequate trash storage facilities for the commercial tenants are provided in two screened areas, thereby preventing any odor or related issues for the abutting residential uses. 6. Compliance with the Municipal Code and the conditions of approval is required and will further ensure that the proposed use will not be detrimental. Site Development Review In accordance with Zoning Code Section 20.52.080(F) (Site Development Review), the following findings and facts in support of such findings are set forth: Finding: F. Allowed within the subject zoning district. Facts in Support of Finding: 1. The subject property is located within the Business Park District of the Santa Ana Heights Specific Plan Zoning District (SP-7 BP), which is intended to provide for the development and maintenance of professional and administrative offices, commercial uses, specific uses related to product development, and limited light industrial uses. Pursuant to Section 20.90.120 (Business Park District: SP-7, BP), medical office uses are a principal permitted use subject to the approval of a minor use permit. Finding: G. In compliance with all of the applicable criteria identified in subsection [20.52.080](C)(2)(c): 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; 07-22-2014 Planning Commission - February 19, 2015 Item No. 2a: Additional Materials Received Planning CdBinailssMe(Me:Jl0 frcNa.(PA2014-121 ) Page 7 of 18 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: 1. The Land Use Element of the General Plan designates the subject property as General Commercial Office (CO-G) with the maximum 0.50 FAR (CO-G 0.50), which is intended to provide for administrative, professional, and medical offices with limited accessory retail and service uses. The proposed project is consistent with this designation as it is a medical office development with a 0.36 FAR. 2. The subject property is located within the Business Park District of the Santa Ana Heights Specific Plan Zoning District (SP-7 BP), which is intended to provide for the development and maintenance of professional and administrative offices, commercial uses, specific uses related to product development, and limited light industrial uses. Pursuant to Section 20.90.120 (Business Park District: SP-7, BP), medical office uses are a principal permitted use subject to the approval of a minor use permit. 3. The 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 two buildings. The project design includes two grey and white medical office buildings located near the middle of the property surrounded by surface parking, drive aisles, and landscaping. At the front of the buildings near the vehicular entrance from Birch Street is a drop-off/pick-up area with enhanced paving. A six-foot high block wall is proposed along the rear and side property lines. 4. The design of the buildings includes obscure glazing facing the residential properties intended to provide privacy to the community. Both buildings feature two story glass entry ways with a slight curve on the front of Building 2 facing Birch Street. An outdoor courtyard is provided between the two buildings as an amenity area for employees and visitors, and will also serve as an access between the rear parking area and the front building entrances along Birch Street. 5. The proposed 36-foot high buildings are located towards the middle of the site. The building location, surface parking, landscaping, and site walls would provide separation from the abutting residential uses. Therefore, the height, bulk, and scale of the proposed project are compatible with the commercial and residential uses in the area. 6. Appropriate vehicular and pedestrian access is provided from Birch Street with two driveways proposed. The proposed site layout provides efficient vehicular circulation throughout the site and a drop-off/pick-up area for visitors at the building entrances. Adequate pedestrian access is provided from street to the building entrances, and full pedestrian circulation would be provided between the buildings. The Public Works 07-22-2014 Planning Commission - February 19, 2015 Item No. 2a: Additional Materials Received Planning CcBinailssMe(Me: JI0 frcN9.(PA2014-121 ) Page 8 of 18 Department has reviewed and approved the site plan and parking configuration subject to the conditions of approval. 7. The proposed landscaping is designed to meet water efficiency standards and to enhance the overall site design. The proposed landscaping includes trees, shrubs, groundcover, and vines. Several tree species are proposed for a total of 121 trees throughout the site. The landscaped areas along Birch Street include shrubs to screen the parking areas from view. The project includes a courtyard, pedestrian landscaped areas, and landscaping around the site perimeter. 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: H. 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 complies with all Building, Public Works, and Fire Codes. The project complies 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 project includes 3224 parking spaces and exceeds the parking requirements provided in Municipal Code Section 20.40.040 (Off-Street Parking), which will allow for medical office uses. 4. The proposed project design includes adequate separation from the buildings to the abutting residential properties and has site walls and sufficient landscaping. Traffic Study In accordance with Municipal Code Section 15.40.030(A) (Traffic Phasing Ordinance), the following findings and facts in support of such findings are set forth: Finding: 1. That a traffic study for the project has been prepared in compliance with this chapter [15.40]and Appendix A. 07-22-2014 Planning Commission - February 19, 2015 Item No. 2a: Additional Materials Received Planning CdBinailssMe(Me: JI0 frcN9.(PA2014-121 ) Page 9 of 18 Facts in Support of Finding: 1. A traffic study, titled "Traffic Impact Analysis for the proposed Newport Executive Center" dated November 2014, was prepared by Kimley-Horn and Associates, Inc. under the supervision of the City Traffic Engineer for the project in compliance with Municipal Code Chapter 15.40 (Traffic Phasing Ordinance) and Appendix A. Finding: J. 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: Facts in Support of Finding: 1. Construction of the project is anticipated to be completed in 2016, within 60 months. If the project is not completed within 60 months of this approval, preparation of a new traffic study is required. 2. The traffic study included 15 study intersections that were analyzed for potential impacts based on the City's Intersection Capacity Utilization ("ICU") analysis. Utilizing the ICU analysis, the traffic study determined that the 15 primary intersections identified will continue to operate at satisfactory levels of service as defined by the Traffic Phasing Ordinance. Finding: K. 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 is 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. Tentative Parcel Map The Planning Commission determined in this case that the proposed parcel map is consistent with the legislative intent of Title 20 (Planning and Zoning) of the Municipal Code and is approved based on the following findings pursuant to Section 19.12.070 (Required Findings for Action on Tentative Maps) of the Municipal Code: 07-22-2014 Planning Commission - February 19, 2015 Item No. 2a: Additional Materials Received Planning CdBinailssMe(Me:Jl0 frcNa.(PA2014-121 ) Page 10 of 18 Finding L. That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with applicable provisions of the Subdivision Map Act and this Subdivision Code. Facts in Support of Finding 1. The Land Use Element of the General Plan designates the subject property as General Commercial Office (CO-G) with the maximum floor area to land area ratio ("FAR") of 0.50 (CO-G 0.50), which is intended to provide for administrative, professional, and medical offices with limited accessory retail and service uses. The proposed project is consistent with this designation as it is a medical office development with a 0.36 FAR. The subject property is located within the Business Park District of the Santa Ana Heights Specific Plan Zoning District (SP-7 BP), which is intended to provide for the development and maintenance of professional and administrative offices, commercial uses, specific uses related to product development, and limited light industrial uses. Pursuant to Section 20.90.120 (Business Park District: SP-7, BP), medical office uses are a principal permitted use subject to the approval of a minor use permit. The Tentative Parcel Map application is requested for the resubdivision of four parcels into three parcels and for condominium purposes. Each building would be located on its own lot with the third lot as the remainder of the site including parking and landscaping. Parcel 1 is 11,159 square feet and contains Building 1, Parcel 2 is 23,106 square feet and contains Building 2, and Parcel A is 143,572 square feet. Building 1 has up to four condominium units and Building 2 has up to six condominium units. Therefore, the proposed Tentative Parcel Map and the design and improvements of the subdivision is consistent with the General Plan, Santa Ana Heights Specific Plan, and Subdivision Code. 2. The Public Works Department has reviewed the proposed parcel map and has concluded it is consistent with the Subdivision Code, and conditions of approval will be included to ensure compliance with applicable provisions. Finding M. That the site is physically suitable for the type and density of development. Facts in Support of Finding 1. The 4.1-acre site is regular in shape, has a slope of less than 20 percent, and is not within a zone deemed to be subject to seismically induced liquefaction potential. The site is large enough to accommodate the intensity proposed in compliance with all applicable Zoning requirements. The site is suitable for the type and density of development proposed in that the infrastructure serving the site and surrounding area has been designed and developed to accommodate the proposed project. 07-22-2014 Planning Commission - February 19, 2015 Item No. 2a: Additional Materials Received Planning CdBinailssMe(Me:JlO frcNa.(PA2014-121 ) Page 11 of 18 Finding N. That the design of the subdivision or the proposed improvements will not cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision-making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report. Facts in Support of Finding 1. The proposed project is not located near fish or wildlife habitat and the design of the subdivision will not cause substantial damage to habitat. An Addendum to the previous IS/MND has been prepared for the project consistent with the implementing regulations of CEQA. The Addendum concludes the project will have a less than significant impact to the environment with mitigation measures and does not identify any cumulative impacts. The site is developed in a highly urbanized area and no significant natural resources exist on the project site or in the area of the project site. Finding O. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. Facts in Support of Finding 1. The proposed Parcel Map is for the resubdivision of the lots and for condominium purposes. All construction for the project complies with all Building, Public Works, and Fire Codes, which are in place to prevent serious public health problems. Public improvements will be required of the developer per Municipal Code Section 19.28.010 (General Improvement Requirements) and Section 66411 (Local agencies to regulate and control design of subdivisions) of the Subdivision Map Act. Furthermore, the proposed project conforms to all applicable City ordinances. 2. No evidence is known to exist that would indicate that the proposed development will generate any serious public health problems. All mitigation measures will be implemented as outlined in the Addendum to the previously adopted IS/MND to ensure the protection of the public health. Finding P. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the decision-making body may approve a map if it finds that alternate easements, for access or for use, will be 07-22-2014 Planning Commission - February 19, 2015 Item No. 2a: Additional Materials Received Planning CdBinailssMe(Me:JlO frcN9.(PA2014-121 ) Page 12 of 18 provided and that these easements will be substantially equivalent to easements previously acquired by the public. This finding shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision. Facts in Support of Finding 1. The design of the development does not conflict with any easements acquired by the public at large for access through or use of property within the proposed development as there are no public access easements that are located on the property. Sufficient site access is provided from the abutting public right-of-way (Birch Street) with the proposed parcel map. Finding Q. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land. Facts in Support of Finding 1. The property is not subject to the Williamson Act. The subject property is not designated as an agricultural preserve and is less than 100 acres. Finding R. That, in the case of a "land project" as defined in Section 11000.5 of the California Business and Professions Code: (a) there is an adopted specific plan for the area to be included within the land project; and (b) the decision-making body finds that the proposed land project is consistent with the specific plan for the area. Facts in Support of Finding 1. California Business and Professions Code Section 11000.5 was repealed by the Legislature in 2006 via Assembly Bill 2711. However, the proposed subdivision is not a "land project," as defined in prior California Business and Professions Code Section 11000.5 because it does not consist of 50 or more parcels. Finding S. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act. 07-22-2014 Planning Commission - February 19, 2015 Item No. 2a: Additional Materials Received Planning CcBinailssMe(Me:JlO frcN9.(PA2014-121 ) Page 13 of 18 Facts in Support of Finding 1. The proposed Parcel Map locates the buildings towards the middle of the property with 30 feet between the two buildings, which allows for future passive or natural heating and cooling opportunities. The proposed building height is 36 feet, which is compatible with other structures in the area. The proposed improvements are subject to Title 24 of the California Building Code that requires new construction to meet minimum heating and cooling efficiency standards based on location and climate. The Newport Beach Building Division enforces Title 24 compliance through the plan check and inspection process. Finding T. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the region against the public service needs of the City's residents and available fiscal and environmental resources. Facts in Support of Finding 1. The General Plan and Zoning Code designate the site for commercial uses. The proposed project does not create residential units; however, the project does generate jobs. The City's Housing Element addresses the regional housing needs to ensure that job and housing are balanced. Finding U. That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board. Facts in Support of Finding 1. Wastewater discharge from the project into the existing sewer system has been designed to comply with the Regional Water Quality Control Board ("RWQCB") requirements. Finding V. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three of the Coastal Act. 07-22-2014 Planning Commission - February 19, 2015 Item No. 2a: Additional Materials Received Planning CcBinailssMe(Me: JI0 frcN9.(PA2014-121 ) Page 14 of 18 Facts in Support of Finding 1. The subject property is not located within the Coastal Zone. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Minor Use Permit No. UP2014-032, Site Development Review No. SD2014-005, Traffic Study No. TS2014-006, and Tentative Parcel Map No. NP2014-017, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. The Minor Use Permit, Site Development Review, and Traffic Study actions shall become final and effective 14 days following the date this Resolution is adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. 3. The Tentative Parcel Map action 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. 4. Planning Commission Resolution No. 1735 is hereby rescinded, except as to that portion which adopted the IS/MND and the Mitigation Monitoring and Reporting Program. PASSED, APPROVED, AND ADOPTED THIS 19TH DAY OF FEBRUARY, 2015. AYES: NOES: ABSTAIN: ABSENT: BY: Larry Tucker, Chair BY: Jay Meyers, Secretary 07-22-2014 Planning Commission - February 19, 2015 Item No. 2a: Additional Materials Received Planning CcBinailssMe(Me:Jl0 frcN9.(PA2014-121 ) Page 15 of 18 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan, floor plans, building elevations, and photographic simulations, stamped and dated with the date of this approval, except as modified by applicable conditions of approval. 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. Minor Use Permit No. UP2014-032 and Site Development Review No. SD2014-005 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. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to Minor Use Permit No. UP2014-032 and Site Development Review No. SD2014-005 or the processing of a new Minor Use Permit. 6. 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 a building permit. 7. Prior to the issuance of a building permit, the applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the Planning Division. 8. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 9. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Director of Community Development, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. 07-22-2014 Planning Commission - February 19, 2015 Item No. 2a: Additional Materials Received Planning CdBinailssMe(Me: JI0 frcN9.(PA2014-121 ) Page 16 of 18 The Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 10. 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. Parking lots shall be lighted so that there is a minimum illumination over the entire lot of 1.0 footcandle and an average over the entire lot of 2.5 footcandles. The survey shall show that lighting values are 1.0 footcandle or less at all property lines. 11. Prior to the issuance of a building permit, a geotechnical report shall be submitted to the Building Division for review. 12. A wheelchair accessible path of travel shall be provided from the public sidewalk to both of the buildings. 13. Commissioning and acceptance testing shall be required for both buildings. 14. A parcel Map shall be recorded. The Map shall be prepared on the California coordinate system (NAD83). Prior to recordation of the Map, the surveyor/engineer preparing the Map shall submit to the County Surveyor and the City of Newport Beach a digital-graphic file of said map in a manner described in Section 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The Map to be submitted to the City of Newport Beach shall comply with the City's CADD Standards. Scanned images will not be accepted. 15. Prior to recordation of the parcel map, the surveyor/engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments (one inch iron pipe with tag) shall be set On Each Lot Corner unless otherwise approved by the Subdivision Engineer. Monuments shall be protected in place if installed prior to completion of construction project. 16. If it is desired to record the Map or obtain a building permit prior to completion of the public improvements, the applicant will provide the City through the Public Works Department with either a refundable deposit or a Performance and Labor and Materials bond for the estimated cost of the public improvements to guarantee satisfactory completion of the required public improvements. 17. All improvements shall be constructed as required by Ordinance and the Public Works Department. 18. An encroachment permit shall be required for all work activities within the public right- of-way. 19. All unused driveway approaches shall be removed and replaced with full height curb and gutter and sidewalk per City Standards. 07-22-2014 Planning Commission - February 19, 2015 Item No. 2a: Additional Materials Received Planning CdBinailssMe(Me: JIO frcNa.(PA2014-121 ) Page 17 of 18 20. The proposed driveway approaches shall be constructed per City Standards. 21. The proposed parking lot layout shall be reviewed and approved by the City Traffic Engineer. Parking aisles and spaces shall comply with City Standard #805-L-A&B. 22. All improvements shall comply with the City's sight distance requirement, City Standard #110-L. 23. All damaged curb, gutter, sidewalk and asphalt pavement on Birch Street shall be removed and replaced per City Standards. Limits of reconstruction shall be determined by the Public Works Department. 24. All water services and/or improvements proposed for this development shall be approved by the Irvine Ranch Water District and comply with their standards. 25. All sewer services and/or improvements proposed for this development shall be approved by the Costa Mesa Sanitary District and comply with their standards. 26. A Water Quality Management Plan (WQMP) for the proposed project shall be prepared and submitted to the City for review and approval. Prior to the issuance of grading or building permits, the applicant shall have an approved final project WQMP. 27. Additional requirements may be placed on the development upon the submittal of detailed water, sewer, storm drain, pavement, parking and striping plans. 28. 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. 29. 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. 30. 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. 31. 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). 07-22-2014 Planning Commission - February 19, 2015 Item No. 2a: Additional Materials Received Planning CdBinailssMe(Me:Jl0 frcN9.(PA2014-121 ) Page 18 of 18 32. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 8:00 a.m., daily, unless otherwise approved by the Director of Community Development, and may require an amendment to this Minor Use Permit. 33. 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. 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 the 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 the City's approval of the Birch Medical Offices including, but not limited to, Minor Use Permit No. UP2014-032, Site Development Review No. SD2014-005, Traffic Study No. TS2014-006, and Tentative Parcel Map No. NP2014-017. 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, the City, and/or the parties initiating or bringing such proceeding. The Applicant shall indemnify the City for all of the 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. 07-22-2014 Planning Commission - February 19, 2015 Item No 2b: Additional Materials Presented at Meeting Birch Medical Offices (PA2014-121 ) HwF+Matnrxt{SIT - Aluminum _ p.�towe-Nr Fa. } Anm i`2` 0" im Anodtl rAw fuKtw Sayrt�s 7G7tL l4r,oti+p f I V�;I�T AC-2 - ►+�w► CS,YI'Ff14�h 4 5 2 1 2 3 I 3 b 6 5 4 Yaw sow mum 5 MYAa+n� r igigl Ir ttr rrrf� mp L xter var Material Board ((;,I R�D/R'� REAL E51AtE OEYEEOPMlfAIT RSSOCi1fTES @tRCN MOB NN.�I4I�, M#1 WA �f�I�MM�t I/�YTM Planning Commission - February1 Item • 2c: Additional Materials Presented at Meeting 121 ) Birch Medical Offices ( PA2014= 121) a— TEnant Siynage • Planning Commission Public Hearin � �� g � February 1g, X015 Planning Commission - February 19, 2015 Item No. 2c: Additional Materials Presented at Meeting 121 ) Vicinity Map �SEW POST O � m F ➢ n T �"9CiFO}aP - -7 --1 7 r Z 11:1_( 10 4 _ ��,.,]yam{\��y�' ��,`► :, fA a4V - ' 7-,t IRV P AV 74 �,;.O!WI-W! ..� Community Development Department - Planning Division 2 Planning Commission - February 19, 2015 Item No. 2c: Additional Materials Presented at Meeting 121 ) Site Photograph OZ . I 1 1 1 1 Community Development Department - Planning Division 3 Planning Commission - February 19, 2015 Item No. 2c: Additional Materials Presented at Meeting 121 ) Project Description �SEW POST O � n � \ �"9CiFO}aP Minor Use Permit Site Development Review Traffic Study Tentative Parcel Map Addendum to Mitigated Negative Declaration ( MND) Community Development Department - Planning Division 4 Planning Commission - February 19, 2015 Item No. 2c: Additional Materials Presented at Meeting 121 ) Revised SI'te Plar e1 9�7F�R�a ------------------ -------------------- ---------- ------- I __ wnam+e. § b B � I 9L0' L 2L:' i arrw.0 Ilm.toanl 1 27,0 I rfG. 7 81 _ I �.00•r r 6'.0. I`16 j BUILDING 1 i s 2-STORY 5 a r o sLe 20.000 SF a 7 � w 70•. i W� —_--__—_--_�— 117.1 —_ I co l p• S i F C, a % V 05 cr lw-r BUILDING 2 § q ■ I 2-STORY i! 44,000 SF a 1 I / I o I log-o. o I RZ 'O• %' ' 17'-0" ■ 1 '7,'yl I�i I a i d •-- J i 'fa, 1 --- -- -------1 ------------------ -L 16' 'v'v[ 26L0' 74L0' 7LL0' BW'IYP.EA.$IAIt 3W TVP. LL 1ILLI I I 111 1 1 11 L P I I I I I I I � I I I I I I I I ri I I ij — _.a.._-,--_, I ..---- 5 Planning Commission - February 19, 2015 Item No. 2c: Additional Materials Presented at Meeting 121 ) Project Renderings 17 �SEW POST O � m � _ n � \ �"9CiFO}aP -- - - Community Development Department - Planning Division 6 Planning Commission - February 19, 2015 Item No. 2c: Additional Materials Presented at Meeting 121 ) Project Renderings �SEW POST O � m � _ n � \ �"9CiFO}aP 1. rrr' A "O r-r r r rr— i-r rr"" r -- — -� ' -.j- —i ----------- ----- ---- Community Development Department - Planning Division 7 Prqject Renderings ^--�-� TEnant SignagE 1.' IIIII�IIIIIIIN II IM101— I Planning Commission - February 19, 2015 Item No. 2c: Additional Materials Presented at Meeting 121 ) Project Renderings �SEW POST O � m � _ n � \ �"9CiFO}aP e a e Q i A��ti:!Ffe�s A; Community Development Department - Planning Division 9 Planning Commission - February 19, 2015 Item No. 2c: Additional Materials Presented at Meeting 121 ) Project Renderings �SEW POST O � m � _ n � \ �"9CiFO}aP ® I s I 1. :R Community Development Department - Planning Division 10 ■ ro�l ect Renderings l - - - - - � ��fes'` -,► _ 1 Planning Commission - February 19, 2015 Item No. 2c: Additional Materials Presented at Meeting 121 ) Issues SEW POST O m F ➢ n C`q</FU 1;CP Landscape Plan Revised plan that includes the planting island changes to be reviewed at plan check and approved by the Community Development Director (See Condition of Approval No . 7) F Resolution Changes On Page 8, Finding G Fact #7: Add `approximately" before "121trees" 322 parking spaces proposed, 2over the code requirement (64, 000/200=320) 12 Planning Commission - February 19, 2015 Item No. 2c: Additional Materials Presented at Meeting 121 ) SEW POST O � m F ➢ n C`q</FU 1;CP Traffic Study The traffic study indicates that the project will neither cause nor make worse an unsatisfactory level of service at any impacted primary intersection, and all intersections are forecasted to continue to operate at acceptable Levels of Service Addendum Due to the changes for the proposed project compared with the approved project, an Addendum to the MND was required 13 Planning Commission - February 19, 2015 Item No. 2c: Additional Materials Presented at Meeting 121 ) �SEW POST Line of Sight O � m F ➢ n !IT At Ai T 6 �- lu EIT H _ IT [ BUILDIN+: 2 L B 2-STOR FF.. ! � t LIT - T IK I. ii __-_-_-___ 1 t. e s�ff aPEGM *+ A 1CMTTi .mT71f 71TfiT1fTYT�- � T �4 Planning Commission - February 19, 2015 Item No. 2c: Additional Materials Presented at Meeting 121 ) Development Standards Development Standard SEW POST O � m T "9CiFO}aP Building Site Area 19,000 sf minimum Total for 3 lots: 178,405 sf Site Coverage 40% 18% Floor Area Ratio (FAR) 0.50 0.36 Building Height 37' 36' Front Setback 10' 77' 8" and 111 ' 2" Side Setback (North) 0' 52' Side Setback (South) 75' 75' Rear Setback 75' 137' 10" Landscaping Setback — Front 10' 10' Landscaping Setback — Side 3' 5' (North) Landscaping Setback - Side 10' 10' (South) & Rear Parking 320 spaces (1/200) 322 spaces 15 Planning Commission - February 19, 2015 Item No. 2c: Additional Materials Presented at Meeting 121 ) Recommendation O � m �\ �"9CiFO}aP Conduct a public hearing Adopt the draft resolution as amended approving projectthe with the revised site plan Revised number of parking spaces Revised number of trees reference Community Development Department - Planning Division 16 For more information contact: - Fern Nueno _ 949-644-3227 fnueno@newportbeachca.gov www.newportbeachca.gov -