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Home My WebLink About5.0 - Ebb Tide Residential (Full Staff Report with Addtional Materials) - PA2014-110 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT August 6, 2015 Meeting Agenda Item No. 5 SUBJECT: Ebb Tide Residential - (PA2014-110) 1560 Placentia Avenue • Tentative Tract Map No. NT2014-002 • Planned Development Permit No. PL2015-001 • Traffic Study No. TS2014-007 • Mitigated Negative Declaration No. ND2015-002 APPLICANT: Ebb Tide, LLC OWNER: The Totah Family Partnership PLANNER: Fern Nueno, Associate Planner (949) 644-3227, fnueno@newportbeachca.gov PROJECT SUMMARY The project includes a Tentative Tract Map, Planned Development Permit, and Traffic Study for the construction of 81 single-unit residential condominiums, private streets, common open space, and landscaping on a 4.7-acre site. The application includes a request to exceed the 28-foot flat roof height limit by approximately 10 feet under the provisions of Zoning Code Section 20.28.060 (Height Overlay District). RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. _ adopting Mitigated Negative Declaration No. ND2015- 002 and approving Tentative Tract Map No. NT2014-002, Planned Development Permit No. PL2015-001, and Traffic Study TS2014-007 (Attachment No. PC 1). 1 V� QP �P Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 2 VICINITY MAP sl tLi � �✓,ii4111�t r�• ., w � 1 ;•;; ,� w tvnOs'fi r C 9Y \ I\ i � ro} unisTw � qo �' L 4' GENERAL PLAN ZONING 9 � IAI .N ^� I .\ IW ran r„n d JOI10 c \ eQrx ,^ 6a _ P �q 11th LL IM p m e co"f ar 71 am OM O ~o o m4 �� A a v K LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE Multiple Residential (RM) Multiple Residential (RM) Mobile home park and Height H Overla City of Costa Mesa City of Costa Mesa NORTH Light Industrial General Industrial Industrial F SOUTH Multiple Residential (RM) ulltiplHee Re i H ntial (aM) Multiple-unit residential dwellings ry EAST Commercial Office Medial (CO-M) Office Medical OM Assisted living facility and offices WEST Industrial IG Industrial (IG)_=F- Industrial 3 Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 3 INTRODUCTION Project Setting The subject property is located in the West Newport Mesa area near the intersection of Placentia Avenue and 16th Street. The lot is 4.7 acres (330' X 620') and is developed with a 73-space residential mobile home park. The subject property is located within the Multiple Residential (RM) Zoning District and is surrounded by multiple-unit residential, industrial, medical, and commercial uses. To the north, in the City of Costa Mesa, the site borders industrial property which is within the Mesa West Bluffs Urban Plan overlay district, which would allow live/work units or residential development with an approved master plan. Project Description The proposed project includes an 81-unit subdivision with private driveways, guest parking, landscaping, and common open space. The existing mobile home park will be closed and the 73 mobile homes relocated or demolished. A central business office (including a laundry room, resident club room, and small residence), swimming pool, and related surface improvements will also be demolished. Residential Units The project includes 81 single-unit detached residences that would be sold individually as condominiums. Each dwelling unit would be three stories with a roof deck and would include an attached, two-car garage. The proposed structures would exceed the 28-foot flat roof height limit for RM zoned properties by approximately 10 feet, up to a maximum height of 38 feet. The proposed residences include three plan options with gross floor areas of 2,170, 2,256, and 2,572 square feet. Plan 1 offers two bedrooms, a bonus room, and three and a half bathrooms, with the living room, dining room, kitchen, and deck on the second floor. Plan 2 and Plan 3 offer three bedrooms, a bonus room, and three and a half bathrooms, with the living room, dining room, kitchen, and deck on the second floor. Each unit would have an area within the garages to store refuse and recycling so that it is screened from view. The applicant's project description is included as Attachment No. PC 2. The applicant describes the proposed residences as a contemporary coastal architectural design that would include a combination of siding, stucco, and metal materials as shown in the visual simulations, materials and color scheme, tentative tract map, and project plans (Attachment Nos. PC 3-6). A materials board will be provided at the Planning Commission meeting. The colors of the materials would include white, beige, and brown, with red, blue, green, and grey accent colors. Any stucco on the building would have a smooth finish. The residences would be set back from the private 4 Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 4 streets in a staggered pattern. The location of the roof decks would also vary which provides added visual interest as viewed from the private streets. On-Site Improvements The proposed project includes the installation of a storm drain system with private storm drain facilities connecting to a new main on Placentia Avenue to be paid for by the applicant. The current service providers for electric, gas, cable, and telephone would continue to serve the site. All overhead utilities would be undergrounded. A 6-foot high property line site wall is proposed with 6-foot 6-inch high pilasters at each corner of the property. The vehicular entrance to the site aligns with Production Place across Placentia Avenue. Forty-four guest parking spaces are proposed throughout the subject property. A common recreational area is proposed that contains a pool/spa, restroom, seating and lounge areas, a barbeque/grill, entertainment counter, wood deck areas, turf area, enhanced paving, short-term bicycle parking, landscaping, as well as mailboxes. Walkways are provided along one side of the two longest private streets, providing pedestrian access to the recreational area. Landscaping is proposed throughout the site, with significant plantings along the front and side property lines, at the project entrance, along the two longest private streets, and in the centrally-located recreational area. A 5-foot, 6-inch high vinyl fence would be constructed around each unit to create private yards. A minimum 6-foot side yard is provided between units. Where the units face each other across the private streets, a 24- to 35-foot separation is provided between structures. Where units are clustered with the rear of the buildings facing one another, a 15-foot to 22-foot separation is provided between structures. The proposed project includes site grading and the rear of the property will be elevated for appropriate drainage. The site currently slopes away from the street with sump pumps for draining onto Placentia Avenue. Off-Site Improvements Public realm improvements along Placentia Avenue are proposed as part of the project. An 8-foot-wide sidewalk would abut the street with a 15-foot-wide strip of landscaping next to the sidewalk. The proposed landscaping includes a mix of trees, shrubs, and ground cover with a variety of plant heights and colors, as shown on Sheet L-6 of Attachment No. PC 6. The proposed subdivision wall would be located 15 feet from the front property line in comparison to the existing block wall which is located at the property line. The Municipal Code requires the following discretionary applications for the project: • A Tentative Tract Map subdivision for condominium purposes; Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 5 • A Planned Development Permit is requested to authorize the design and height of the project in lieu of a Site Development Review, which is required for residential construction with five or more units with a tentative map; and • 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. The applicant would provide an in-lieu park dedication fee pursuant to Chapter 19.52 (Park Dedications and Fees), as required for park or recreational purposes in conjunction with the approval of a residential subdivision. The existing mobile home park has 73 mobile home spaces and the proposed project would increase the number of dwelling units to 81. The in-lieu park fee would be required for the eight additional dwelling units. Credit for the existing residential units is provided because the impact to park services is related to the increase in residents associated with the new units. Background Pursuant to Government Code Section 65863.7, the applicant prepared a Relocation Impact Report ("RIR") prior to closure of the mobile home park and requested a hearing before the City Council to determine the sufficiency of the RIR. The purpose of the RIR was to determine the impact of the closure on the residents, address the availability of adequate replacement housing in mobile home parks, and determine relocation costs/benefits. City Council reviewed the RIR at its January 27, 2015, meeting and determined that the RIR was adequate pursuant to state law. The subject property is located within a Height Overlay District, which was reviewed by the Planning Commission on April 9, 2015. The City Council approved the ordinance on May 12, 2015 and it became effective on June 25, 2015. The Height Overlay District allows a project applicant to request additional building height in conjunction with enhanced project design through the Planned Development Permit application, as discussed in more detail in the analysis below. DISCUSSION Analysis Consistency with the General Plan The Land Use Element of the General Plan designates the site as Multiple Residential (RM), which is intended to provide primarily for multi-family residential development containing attached or detached dwelling units. The General Plan allows a maximum density of 18 dwelling units per acre; and therefore, 84 units would be allowed (4.7 X 18) on the subject property. The proposed 81-unit, detached residential development is consistent with this designation. Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 6 The proposed project is consistent with General Plan Policy LU 5.1.9 (Attachment No. PC 7), which requires multi-family dwellings to be designed to convey a high quality architectural character in regards to building elevations, ground floor treatment, roof design, parking, open space, and amenities. The dwelling unit entrances would face the interior private streets and not Placentia Avenue. The view from Placentia Avenue is consistent with the policy because of the proposed landscaping, wall, and building setbacks. Furthermore, the proposed design of the building elevations facing Placentia Avenue would convey a high quality architectural character through the building modulation and varying roof decks/parapets, quality materials, and multiple colors and materials. Parking is provided as attached garages integrated with the residential structures, while the guest spaces throughout the site are uncovered. Consistency with the principles of LU 5.1.9 is ensured through compliance with development standards and the Planned Development Permit as discussed further in this report. The proposed project is consistent with General Plan Policy LU 6.6.2 (Attachment No. PC 7), which promotes the development of a mix of residential types and building scales. The proposed project includes a detached product type that would contribute to the variety of housing types in the West Newport Mesa area. Consistency with the Zoning Code The proposed project is consistent with the requirements of the RM Zoning District as further described below. Table 1 — Development Standards Development Standard Requirement Proposed Lot Area 5,000 sf 204,596 sf (existing) Lot Width 50' 330' (existing) Site Area per Unit 3,100 sf min./2420 sf max. 2,500 sf Floor Area Limit 336,682 sf 191,100 sf Building Height 28' 37' 7" Front Setback 20' 25' Side Setback North 15' 13' Side Setback South 15' 13' Rear Setback 10' 10' Common Open Space 6,075 sf 75 sf/unit 9,061 sf 112 sf/unit Private Open Space 9,555 5% of GFA/unit >32,270 >393 sf/unit Parking 203 spaces 2/unit 206 spaces 2.54/unit Height Pursuant to Section 20.30.060, the height limit for RM properties is 28 feet for a flat roof and 33 feet for a sloped roof. The building height can be increased to 40 feet for a flat 7 Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 7 roof and 45 feet for a sloped roof through approval of a Planned Development Permit if certain findings are made regarding increased amenities and quality architecture, as discussed further in the Height Increase section below. The request for increased building height allows for a proposed roof deck above the three-story residences. The proposed project includes guardrail/parapet heights for the roof decks at approximately 37 feet 7 inches, which exceeds the flat roof limit by almost 10 feet. The increased height also allows for 9- and 10-foot ceiling plate heights to increase natural light and to improve the livability and proportions of the larger rooms proposed. The taller floor to ceiling heights are common in today's housing market. Setbacks The required setbacks, as stipulated within Section 20.18.030 (Residential Zoning Districts General Development Standards), apply to the overall lot and to each dwelling unit. The proposed project exceeds the minimum required 20-foot front setback along Placentia Avenue. As part of the Planned Development Permit request for additional height, the proposed project includes a 15-foot landscaped front setback and a 25-foot front setback to the structures. The proposed project provides the required 10-foot setback to the rear property line. The required side setbacks are 15 percent of the lot width, or 49.5 feet, with a maximum of 15 feet required. The proposed project includes 13-foot side setbacks, which can be authorized with the Planned Development Permit as part of a project with quality site design. A minimum 6-foot separation is provided between structures as side yards, in accordance with the Building Code. Each unit has a rear yard area and a minimum of 15 feet separation from abutting units to the rear. Each unit fronts on a private street providing a minimum separation of 26 feet to the nearest structure to the front. The proposed separation between structures provides adequate light and air to the dwelling units. Open Space Pursuant to Section 20.18.030, multiple-unit residential projects are required to provide 75 square feet per unit of common open space (6,075 square feet total) and 5 percent of the gross floor area for each unit of private open space (between 108 and 129 square feet per unit depending on the plan option). The proposed project exceeds both requirements. The common open space is provided in the recreational area toward the center of the property and is approximately 9,061 square feet, which is over 3,000 square feet above the minimum requirement. The private open space is provided for each unit by backyards, second floor decks, and roof decks. The total private open space per unit varies for each plan type and unit, but each unit significantly exceeds the minimum requirement. The backyards are approximately 300 square feet. The second floor decks range from 45 to 172 square feet and the roof decks range from 393 to 846 square feet. 8 Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 8 Parking Pursuant to Section 20.40.040 (Off-Street Parking Requirements), multiple-unit residential development projects are required to provide two parking spaces per unit and one half of a parking space per unit for guest parking. The 81-unit project requires 203 parking spaces and provides 206 (166 private garage spaces and 44 open guest spaces), which is 2.54 spaces per unit. The proposed two-car garages for each of the three plan options provide a clear interior dimension of 17 feet 6 inches wide by 19 feet deep, which is the minimum size required for narrow lots pursuant to Section 20.40.090 (Parking Standards for Residential Uses). The Planned Development Permit can authorize the minimum interior dimensions requested as part of the application due to the lot configurations and condominium plan proposed. Each residential unit is approximately 21 feet wide with 6-foot separations between the adjacent units; therefore, it is appropriate to apply the narrow lot garage standards. In addition, each garage would be slightly larger is areas (approximately 20 feet by 20 feet) to allow for refuse container storage. Tentative Tract Map A Tentative Tract Map is proposed for condominium purposes to allow multiple property owners for one parcel. 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 Tentative Tract 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. 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 9 Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 9 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; 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. 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, Subdivision Map Act, and City Subdivision Code. The 4.7-acre site is regular in shape, has a slope of less than 20 percent, and is large enough to accommodate the density proposed in compliance with all applicable Zoning requirements provided the findings for increased height and decreased side yard setbacks can be made pursuant to the Planned Development Permit. Planned Development Permit The applicant requested a Planned Development Permit to authorize the height and design of the project, which will ensure efficient use of land and enhanced amenities. Pursuant to Section 20.52.060 (Planned Development Permit), the Planning Commission must make the following findings in order to approve a Planned Development Permit: 10 Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 10 1. The proposed development would: a. Include only uses allowed within the base zoning district, b. Be substantially consistent with the purpose, intent, goals, policies, actions, and land use designations of the General Plan, and any applicable specific plan; c. Be substantially consistent with the purpose and intent of the base zoning district; d. Include sustainable improvement standards and protection of environmental resources; and e. Be compatible with other development within the zoning district and general neighborhood of the proposed project. 2. The project would produce a development of higher quality and greater excellence of design than that might otherwise result from using the standard development regulations; 3. The subject site is adequate in terms of size, shape, topography, and circumstances to accommodate the proposed development; 4. The project, as conditioned, will not have a substantial adverse effect on surrounding properties or allowed uses; 5. The project includes improved quality of life provisions and enhanced amenities, including an additional and appropriate variety of structure placement and orientation opportunities, appropriate mix of structure sizes, high quality architectural design, common open space, landscaping, parking areas, private open space, public art, recreational amenities for adults and/or children, private or separated entrances, sustainable improvement standards (e.g., energy efficient building design, construction, and operation; convenient pedestrian and bicycle circulation; water and resource conservation), etc.; and 6. The design, location, operating characteristics, and size of the project would be compatible with the existing and future uses in the vicinity, in terms of aesthetic values, character, scale, and view protection. 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 requirements of the RM designations of the General Plan and Zoning Code. The project includes a 15-foot landscaped setback at the front property line with an additional 10- foot setback or greater to the buildings. The project includes site walls and landscaping along the side and rear property lines, adequate setbacks between structures and from the property lines, increased open space above the minimum requirement, and recreational amenities. The proposed height is compatible with the single-, two-, and three-story multiple-unit residential, industrial, medical, and commercial uses in the general neighborhood. The property to the north, within the city of Costa Mesa, is in an area which allows live/work units up to 60 feet in height. The property to the southwest is an apartment development facing Placentia Avenue and is two stories with sloped roofs and heights estimated at 28 feet. Within 400 feet of the southerly property line and 11 Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 11 250 feet of the easterly property line, there are four-story medical office buildings exceeding 38 feet in height. The proposed design includes several complementary materials, building articulation and modulation, and varied roof planes to provide visual interest. The applicant describes the proposed design as contemporary coastal architecture with clean sleek design lines. The materials will include a combination of carefully detailed wood-like siding, stucco, and metal/steel elements, with several materials used on each elevation to provide visual interest. The proposed garages accommodate two vehicles, including storage and refuse areas. Setbacks ensure adequate light and air between structures. The nearest existing structure to the north is more than 30 feet from the property line. The structures on abutting properties to the south are between 15 and 25 feet away from the property line. The proposed structures are set back a minimum of 13 feet from the property line which is adequate and compatible with surrounding uses. Increased Height Pursuant to Section 20.30.060 (Height Limits and Exceptions) and Section 20.28.060 (Height Overlay District), the applicant can request additional building height through a Site Development Review or Planned Development Permit. The proposed project includes a request to allow a flat roof (roof deck guardrails) at 38 feet in height. The Planning Commission must make the following findings in order to approve the height increase: Section 20.30.060: a. The project applicant is providing additional project amenities beyond those that are otherwise required. Examples of project amenities include, but are not limited to: i. Additional landscaped open space; ii. Increased setback and open areas; iii. Enhancement and protection of public views; and b. The architectural design of the project provides visual interest through the use of light and shadow, recessed planes, vertical elements, and varied roof planes; c. The increased height will not result in undesirable or abrupt scale changes or relationships being created between the proposed structures) and existing adjacent developments or public spaces. Where appropriate, the proposed structure(s) provides a gradual transition to taller or shorter structures on abutting properties; and d. The structure will have no more floor area than could have been achieved without the approval of the height increase. Section 20.28.060: 1. The proposed project provides increased building setbacks from public streets and property lines above code requirements; 12 Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 12 2. The proposed project provides project enhancements and on-site recreational amenities for the residents above code requirements; and 3. The proposed project provides quality architecture and quality materials. Pursuant to Section 20.28.060(F), the following standards should be considered by the Commission for compliance with finding 3 above: 1. Enhanced treatment of building elevations facing public streets with respect to architectural treatment to achieve a high level of design and neighborhood quality (e.g., high quality doors, windows, moldings, metalwork, finishes, stoops, porches, etc.). 2. Building materials and colors should be selected that will complement the proposed design and existing buildings in the surrounding area. 3. Building materials should be high quality, durable, authentic to the architectural style, and applied in a quality fashion. 4. If stucco is used it should have a smooth finish. Sand and lace stucco finishes should be avoided. 5. Lighting should be selected to provide ambiance, safety, and security, without unnecessary spillover or glare. 6. Building owners and tenants should keep the building exteriors and facades clean and in good repair. Additional Requirements Pursuant to Section 20.28.060(G), in conjunction with the increased height requested through the Planned Development Permit, projects that include a subdivision shall adhere to the following criteria: 1. Overall Lot Setbacks. The Multiple Residential (RM) Zoning District setback requirements are applicable to the overall development lot. 2. Primary Structure Front Setback. The minimum setback for primary structures is twenty-five (25) feet from any front property line abutting a public street. 3. Street Enhancements. A landscaped area is required within the first fifteen (15) feet of the front setback, and shall include trees, shrubs, and ground cover. Fences, walls, or hedges are allowed beyond the fifteen (15) foot front landscape setback. 4. Side Landscape Setback. A minimum 5-foot landscape setback is required from any side property line abutting a public street, and shall include trees, shrubs, and ground cover. Fences, walls, or hedges are allowed beyond the 5-foot setback. 5. Public Sidewalks. Sidewalks are required to be a minimum width of 8 feet. A meandering sidewalk design is preferred for lots greater than three hundred (300) feet in width and must be designed to be compatible with abutting properties. 13 Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 13 6. Common Open Space. A minimum of one hundred (100) square feet of common open space per unit is required, not including pathways, and must be dedicated to recreational amenities. 7. Recreational Amenities. Recreational amenities are required and may include a recreation building, seating areas, barbecue/grill, fire pit/fireplace, swimming pool/spa, bicycle racks/storage, activity area (such as playing field/lawn, sport court, horseshoe pit, playground, etc.), or similar amenities. 8. Additional Guest Parking. Where limited off-site, on-street parking is available, guest parking is required above the code requirement and must be distributed throughout the site. As demonstrated in the draft Resolution for approval (Attachment No. PC 1), staff believes the findings can be made for approval of increased height. The front setback provided includes a 15-foot landscape setback with an additional 10-foot setback or greater to the building from the front property line. The landscape setback provides a mix of trees, shrubs, and groundcover. The subdivision wall is located 15 feet from the front property line. The amount of common open space provided is 9,061 square feet, which is above the required 100 square feet per unit (8,100 square feet). Guest parking is distributed throughout the site and three additional guest parking spaces are provided. The proposed residential units are three stories with a roof deck. The roof decks provide additional private open space beyond the minimum code requirements and allow residents to enjoy panoramic views, including views of the Pacific Ocean. The proposed architectural design includes several complementary materials, building articulation and modulation, and varied roof planes to provide visual interest. The proposed project provides additional landscaping and setbacks along Placentia Avenue and several enhanced recreational amenities consistent with the Height Overlay District requirements. The colors of the materials include white, beige, and brown, with red, blue, green, and grey accent colors. Any stucco on the building will also have a smooth finish. The increased height allows for additional private open space on roof decks above three- story structures. The total gross floor area for all units is significantly below what is allowed for the site, and the vertical design allows for significant building separation and open space throughout the site. The added height also allows for taller floor to ceiling heights common in today's housing market providing better livability within the larger rooms. 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: -4 Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 14 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; and 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 dated April 17, 2015 (provided as Appendix G to the IS/MND in Attachment No. PC 8), was prepared by DKS Associates, Inc. under the supervision of the City Traffic Engineer pursuant to the Traffic Phasing Ordinance (TPO) and its implementing guidelines. The traffic study examined the impact of an 83-unit project as it was the original proposal. Two units were subsequently eliminated from the project to increase common recreational area and the reduction does not impact the primary findings of the traffic study. 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 2018. The project is expected to generate 790 new trips on a typical weekday, with 62 morning peak hour trips and 83 evening peak hour trips. The net increase in trips after deducting trips from the mobile home park is 426 daily trips, with 29 morning peak hour trips and 40 evening peak hour trips. The traffic study indicates that the project will not cause nor make worse an unsatisfactory level of traffic service at any impacted primary intersection. 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). Alternatives The following alternatives are available: 1. The Planning Commission may require changes to the project to alleviate any concerns related to the design or the ability to make the required findings. If the changes are substantial, the item should be continued to a future meeting to allow the applicant to make the necessary adjustments and to allow staff to prepare a revised resolution incorporating new findings and/or conditions. 2. If the Planning Commission believes that there are insufficient facts to support the findings for approval, the Planning Commission should deny the application and provide facts in support of denial to be included in the attached draft resolution for denial (Attachment No. PC 9). 15 Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 15 Environmental Review In accordance with the California Environmental Quality Act (CEQA), an Initial Study/Mitigated Negative Declaration (IS/MND) was prepared for the project. Prior to taking action on the proposed project, the Planning Commission must first review, consider, and adopt the IS/MND (Attachment No. PC 8). The IS/MND is comprised of the Notice of Intent (NOI), Initial Study (IS), Environmental Analysis, and Appendices. Based upon the analysis of the Initial Study, the environmental categories within which the project would have either no impact or less than significant impact were: Aesthetics, Agricultural/Forest Resources, Biological Resources, Geology/Soils, Greenhouse Gas Emissions, Hydrology/Water Quality, Land Use/Planning, Mineral Resources, Noise, Population/Housing, Public Services, Recreation, Transportation/Traffic, and Utilities/Service Systems. Based upon the analysis of the Initial Study, the environmental categories within which the project would have potentially significant impacts were: Air Quality, Cultural Resources, and Hazards/Hazardous Materials. Specific mitigation measures have been included to reduce the potentially significant adverse effects to a less than significant level. On the basis of the analysis provided in the IS/MND, staff has concluded that the project would not have a significant impact on the environment. The IS/MND reflects the independent judgment of the City and recognizes project design features, standard construction and engineering practices, and review and reevaluation of future projects as the means to avoid potential impacts. The IS/MND was completed and circulated for a mandatory 30-day public review period that began on July 2, 2015, and concludes on July 31, 2015. One comment letter has been received to date regarding potential archeological resources (Attachment No. PC 10). Because the comment periods ends after publication of this report, any additional comment letters received will be sent subsequently to the Planning Commission for consideration prior to the hearing. 10 Ebb Tide Residential Project (PA2014-110) Planning Commission, August 6, 2015 Page 16 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: F r N eno, Associate Planner *na i, ICP, Deputy Director ATTACHMENTS PC 1 Draft Resolution —Approval PC 2 Applicant's Project Description PC 3 Visual Simulation PC 4 Materials and Color Scheme PC 5 Tentative Tract Map PC 6 Project Plans PC 7 General Plan Policies LU 5.1.9 and LU 6.6.2 PC 8 Initial Study/Mitigated Negative Declaration PC 9 Draft Resolution — Denial PC 10 MND Comment Letter 17 V� QP �P sg Attachment No. PC 1 Draft Resolution — Approval 19 V� QP �P �o RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH ADOPTING MITIGATED NEGATIVE DECLARATION NO. ND2015-002 AND APPROVING TENTATIVE TRACT MAP NO. NT2014-002, PLANNED DEVELOPMENT PERMIT NO. PL2015-001, AND TRAFFIC STUDY NO. TS2014- 007 FOR THE CONSTRUCTION OF 81 SINGLE-UNIT RESIDENTIAL CONDOMINIUMS LOCATED AT 1560 PLACENTIA AVENUE (PA2014-110) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Ebb Tide, LLC., with respect to property located at 1560 Placentia Avenue, and legally described as a portion of Lot 714 of First Addition to Newport Mesa Tract, requesting approval of a Tentative Tract Map, Planned Development Permit, and Traffic Study. 2. The applicant proposes the relocation or demolition of 73 mobile homes, and the construction of 81 single-unit residential condominiums, private streets, common open space, and landscaping on a 4.7-acre site. The application includes a request to exceed the 28-foot flat roof height limit by approximately 10 feet under the provisions of Zoning Code Section 20.28.060 (Height Overlay District). 3. The subject property is located within the Multiple Residential (RM) Zoning District in the Height (H) Overlay District, and the General Plan Land Use Element category is Multiple Residential (RM). 4. The subject property is not located within the coastal zone. 5. On January 27, 2015, the City Council deemed a Relocation Impact Report (RIR) adequate prior to the closure of the mobile home park pursuant to Government Code Section 65863.7. 6. A public hearing was held on August 6, 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 meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1 . An Initial Study and Mitigated Negative Declaration (IS/MND) have been prepared in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and City Council Policy K-3. 21 Planning Commission Resolution No. Page 2 of 28 2. The draft Mitigated Negative Declaration was circulated for a 30-day comment period beginning on July 2, 2015, and ending on July 31, 2015. The contents of the environmental document and comments on the document were considered by the Planning Commission in its review of the proposed project. 3. On the basis of the entire environmental review record, the proposed project, with mitigation measures, will have a less than significant impact upon the environment and there are no known substantial adverse effects on human beings that would be caused. Additionally, there are no long-term environmental goals that would be compromised by the project, nor cumulative impacts anticipated in connection with the project. The mitigation measures identified and incorporated in the Mitigation Monitoring and Reporting Program are feasible and will reduce the potential environmental impacts to a less than significant level. 4. The Mitigated Negative Declaration attached as Exhibit "A" and Mitigation Monitoring and Reporting Program attached as Exhibit "B" are hereby adopted. 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. Tentative Tract Map In accordance with Section 19.12.070 (Required Findings for Action on Tentative Maps) of the Newport Beach Municipal Code, the following findings and facts in support of a tentative tract map are set forth: Finding: A. That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with the applicable provisions of the Subdivision Map Act and the City Subdivision Code. Facts in Support of Finding: 1. The Land Use Element of the General Plan designates the site as Multiple Residential (RM), which is intended to provide for areas appropriate for multiple-unit residential developments containing attached or detached dwelling units. The General Plan Land Use Element Figure LU8 allows a maximum density of 18 dwelling units per acre. The proposed project does not exceed the maximum allowable density of 84 units (4.7 X 18). 2. The proposed project is consistent with General Plan Policy LU 5.1.9, which requires multi-family dwellings to be designed to convey a high quality architectural character in regards to building elevations, ground floor treatment, roof design, parking, open 03-03-2015 22 Planning Commission Resolution No. Page 3 of 28 space, and amenities. The ground treatment principles are not applicable because the dwelling unit entrances face the interior private streets. Parking is provided as attached garages integrated with the residential structures, while the guest spaces throughout the site are uncovered. Consistency with the remaining principles of LU 5.1.9 is ensured through compliance with development standards and the Planned Development Permit. 3. The proposed project is consistent with General Plan Policy LU 6.6.2, which promotes the development of a mix of residential types and building scales as the proposed project includes a detached product type that will contribute to the variety of housing types in the West Newport Mesa area. 4. The subject property is not located within a specific plan area. 5. The Public Works Department has reviewed the proposed tentative tract map and found it consistent with the Newport Beach Subdivision Code (Title 19) and applicable requirements of the Subdivision Map Act. 6. The applicant will provide an in-lieu park dedication fee pursuant to Chapter 19.52 (Park Dedications and Fees), as required for park or recreational purposes in conjunction with the approval of a residential subdivision. The existing mobile home park has 73 mobile home spaces and the proposed project would increase the number of dwelling units to 81. The in-lieu park fee would be required for the eight additional dwelling units. Credit for the existing residential units is provided because the impact to park services is related to the increase in residents associated with the new units. 7. Conditions of approval have been included to ensure compliance with Title 19. Finding: B. That the site is physically suitable for the type and density of development. Facts in Support of Finding: 1. The 4.7-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 density 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. As required by Condition of Approval Nos. 25 and 28, a drainage study and sewer demand study will be prepared to ensure that the storm drain and sewer main are adequate, and upgrades will be required if the infrastructure is not adequate. 03-03-2015 2S Planning Commission Resolution No. Page 4 of 28 Finding: C. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision-making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report. Facts in Support of Finding: 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 IS/MND has been prepared for the project consistent with the implementing regulations of CEQA. On the basis of the entire environmental review record, the proposed Project will have a less than significant impact upon the environment with the incorporation of mitigation measures for air quality, cultural resources, and hazards and hazardous materials. The mitigation measures identified in the IS/MND are feasible and reduce potential environmental impacts to a less than significant level. 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: D. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. Facts in Support of Finding: 1. The proposed Tentative Tract Map is for condominium purposes. All construction for the project will comply with all Building, Public Works, and Fire Codes, which are in place to prevent serious public health problems. Public improvements will be required of the developer per 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. Mitigation measures identified in the IS/MND reduce potential impacts associated with air quality, cultural resources, and hazards and hazardous materials to a level that is less than significant. 3. No evidence is known to exist that would indicate that the planned subdivision pattern will generate any serious public health problems. 03-03-2015 24 Planning Commission Resolution No. Page 5 of 28 Finding: E. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the decision-making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that these easements will be substantially equivalent to ones previously acquired by the public. This finding shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision. Facts in Support of Finding: 1. The 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 easements that are located on the property. Sufficient site access is provided from the abutting public right-of-way (Placentia Avenue) with the proposed parcel map. 2. Public improvements, including removal and replacement of damaged concrete curb, gutter, and sidewalk along Placentia Avenue will be required of the applicant pursuant to the Municipal Code and the Subdivision Map Act. Each residential unit will be required to provide separate water service/meter and sewer lateral and cleanout. Finding: F. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land. Facts in Support of Finding: 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: G. That, in the case of a "land project' as defined in Section 11000.5 of the California Business and Professions Code: (a) there is an adopted specific plan for the area to be included within the land project, and (b) the decision-making body finds that the proposed land project is consistent with the specific plan for the area. 03-03-2015 2.5 Planning Commission Resolution No. Page 6 of 28 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: H. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act. Facts in Support of Finding: 1. The proposed Tentative Tract Map includes detached dwelling units with open space, private streets, and walkways further separating the units. The proposed subdivision design allows for solar access and future passive or natural heating and cooling opportunities. The proposed building height is 38 feet, which is compatible with other structures in the area. Of the 81 units, 59 are aligned east-west and all units will have sufficient setbacks to provide southern exposure. 2. 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: 1. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the region against the public service needs of the City's residents and available fiscal and environmental resources. Facts in Support of Finding: 1. The maximum residential density allowed for the site will remain unchanged with project approval. The proposed 81 dwelling unit project is consistent with the RM General Plan land use designation which allows a maximum of 84 residential units on the property. The minor reduction in units will not affect the City's ability to meet its regional housing goals. 03-03-2015 20 Planning Commission Resolution No. Page 7 of 28 Finding: J. That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board. Facts in Support of Finding: 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. 2. A National Pollutant Discharge Elimination System (NPDES) permit is required from the RWQCB for the proposed construction activities. Additionally, a Water Quality Management Plan (WQMP) has been prepared, pursuant to the requirements of the NPDES permit. 3. Compliance with the NPDES permit and the Santa Ana River Basin Water Quality Control Program involves the preparation and implementation of a Stormwater Pollution Prevention Plan (SWPPP) for construction-related activities, which will specify the Best Management Practices (BMP's) that the project will be required to implement during construction activities to ensure that all potential pollutants of concern (including sediment) are prevented, minimized, and/or otherwise appropriately treated prior to being discharged from the subject property. 4. The conditions of approval include the requirement for a sewer demand study to determine if the existing sewer main on Placentia Avenue will be able to handle the sewage flows from the proposed development. Sewer connections have been conditioned to be installed per City Standards, the applicable provisions of Chapter 14.24 (Sewer Connection, Permits), and the latest revision of the Uniform Plumbing Code. Finding: K. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three of the Coastal Act. Facts in Support of Finding: 1 . The subject property is not located within the Coastal Zone. Planned Development Permit In accordance with Section 20.52.060 (Planned Development Permits) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: 03-03-2015 27 Planning Commission Resolution No. Page 8 of 28 Finding: L. The proposed development would: a. Include only uses allowed within the base zoning district; b. Be substantially consistent with the purpose, intent, goals, policies, actions, and land use designations of the General Plan, and any applicable specific plan; c. Be substantially consistent with the purpose and intent of the base zoning district; d. Include sustainable improvement standards and protection of environmental resources; and e. Be compatible with other development within the zoning district and general neighborhood of the proposed project. Facts in Support of Finding: 1 . The Land Use Element of the General Plan and the Zoning Code designate the site as Multiple Residential (RM), which is intended to provide primarily for multiple-unit residential developments containing attached or detached dwelling units. The proposed 81-unit detached residential development is consistent with these designations. 2. See Facts Al, A2, and A3 in support of this finding. 3. The subject property is not located within a specific plan district. 4. The proposed project is consistent with the development standards within Section 20.18.030 (Residential Zoning Districts General Development Standards), including density, lot area, lot width, floor area, setbacks, open space, and parking. The proposed two-car garages for provide a clear interior dimension of 17 feet 6 inches wide by 19 feet deep, which is the minimum size required for narrow lots pursuant to Section 20.40.090 (Parking Standards for Residential Uses). The Planned Development Permit can authorize the minimum interior dimensions requested as part of the application due to the lot configurations and condominium plan proposed. Each residential unit is approximately 21 feet wide with 6-foot separations between the adjacent units; therefore, it is appropriate to apply the narrow lot garage standards. In addition, each garage is slightly larger is areas (approximately 20 feet by 20 feet) to allow for refuse container storage. The proposed setbacks are consistent with the purpose and intent of the RM district and the deviations are allowed with an approved Planned Development Permit. Setbacks ensure adequate light and air between structures. The proposed 13-foot setback is adequate and compatible with surrounding uses. The increased building height is allowed with an approved Planned Development Permit if certain findings can be made. See Facts in support of Findings R-X in support of the increased building height. 5. The proposed project includes a 15-foot landscaped setback at the front property line with an additional 10-foot setback or greater to the buildings, site walls and landscaping along the side and rear property lines, and adequate setbacks between structures and from the property lines. The proposed height is compatible with the 03-03-2015 22 Planning Commission Resolution No. Page 9 of 28 single-, two-, and three-story multiple-unit residential, industrial, medical, and commercial uses in the general neighborhood. The property to the north, within the city of Costa Mesa, is in an area which allows live/work units up to 60 feet in height. The nearest existing structure to the north is more than 30 feet from the property line. The property to the southwest is an apartment development facing Placentia Avenue and is two stories with sloped roofs and heights estimated at 28 feet. The structures on abutting properties to the south are between 15 and 25 feet away from the property line. Within 400 feet of the southerly property line and 250 feet of the easterly property line there are four-story medical office buildings exceeding 38 feet in height. 6. The structures are designed to be energy efficient and will allow for the future installation of photovoltaic solar panels. Finding: M. The project would produce a development of higher quality and greater excellence of design than that might otherwise result from using the standard development regulations. Facts in Support of Findinq: 1 . The proposed project provides increased open space compared to the minimum required by the Zoning Code, additional landscaped areas, and recreational amenities including a pool and spa, lounge areas, seating and gathering areas, shade structures, and an outdoor kitchen area. The proposed project will provide quality building design through complementary materials, building articulation and modulation, and varied roof planes to provide increased visual interest. The applicant describes the proposed design as contemporary coastal architecture with clean sleek design lines. The materials will include a combination of carefully detailed wood-like siding, stucco, and metal/steel elements. The colors of the materials will include white, beige, and brown, with red, blue, green, and grey accent colors. Any stucco on the building will have a smooth finish. The reduction in side setbacks by two feet allows for increased separation between buildings, walkways, landscaping, and an efficient vehicular access design with the private streets. 2. The increased height allows for additional private open space on roof decks above three-story structures. The total gross floor area for all units is significantly below what is allowed for the site, and the vertical design allows for significant building separation and open space throughout the site. The added height also allows for taller floor to ceiling heights common in today's housing market providing better livability within the larger rooms provided. Finding: N. The subject site is adequate in terms of size, shape, topography, and circumstances to accommodate the proposed development. 03-03-2015 �9 Planning Commission Resolution No. Page 10 of 28 Facts in Support of Findinq: 1. The subject property is 4.7 acres, rectangular in shape, and has a slope of less than 20 percent, which is adequate to accommodate the proposed 81 detached dwelling units, private streets, open space, and landscaping within the minimum and maximum density allowed by the Zoning Code and General Plan. Finding: O. The project, as conditioned, will not have a substantial adverse effect on surrounding properties or allowed uses. Facts in Support of Finding: 1. The proposed project provides adequate separation from structures to adjacent properties. The recreational area is located towards the center of the property, which will reduce any potential noise or odor impacts to the neighborhood. 2. The conditions of approval will ensure compliance with applicable rules and regulations, reduce potential lighting glare impacts, and ensure maintenance of landscaping. Finding: e� P. The project includes improved quality of life provisions and enhanced amenities, including an additional and appropriate variety of structure placement and orientation opportunities, appropriate mix of structure sizes, high quality architectural design, common open space, landscaping, parking areas, private open space, public art, recreational amenities for adults and/or children, private or separated entrances, sustainable improvement standards (e.g., energy efficient building design, construction, and operation; convenient pedestrian and bicycle circulation; water and resource conservation), etc. Facts in Support of Finding: 1. The site design includes a mix of east-west and north-south oriented buildings that provide variety of structure placement to promote visual interest. The proposed dwelling units each have a separate entrance. The units range in size between 2,170 and 2,572 square feet of gross floor area. Private open space is provided for each unit by back yards, second floor decks, and roof decks. The total private open space per unit varies for each plan type and unit, but each unit significantly exceeds the minimum requirement. The back yards are approximately 300 square feet. The second floor decks range from 45 to 172 square feet and the roof decks range from 393 to 846 square feet. Each unit includes a 2-car garage and 44 guest parking spaces are provided throughout the site. 03-03-2015 so Planning Commission Resolution No. Page 11 of 28 2. A recreational area is provided for the residents for use by both adults and children, including a pool/spa, restroom, seating and lounge areas, a barbeque, entertainment counter, wood deck areas, turf area, enhanced paving, short-term bicycle parking, and landscaping. Landscaping is proposed throughout the site, with significant plantings along the front and side property lines, at the project entrance, and in the recreational area. 3. The proposed design includes several complementary materials, building articulation and modulation, and varied roof planes to provide increased visual interest. The applicant describes the proposed design as contemporary coastal architecture with clean sleek design lines. The materials will include a combination of carefully detailed wood-like siding, stucco, and metal/steel elements. The structures are designed to be energy efficient and compatible with future installation of photovoltaic solar panels. A minimum of 70 percent of the landscaping will be drought tolerant with low water demands. Finding: Q. The design, location, operating characteristics, and size of the project would be compatible with the existing and future uses in the vicinity, in terms of aesthetic values, character, scale, and view protection. Facts in Support of Finding: V*>*N** 1. The project is located in the RM Zoning District in the West Newport Mesa area and is compatible with the existing and allowed uses in the area including multiple-unit residential, industrial, medical, and commercial uses. The project meets the minimum and maximum density standards of the Zoning Code and General Plan. The maximum floor area allowed pursuant to Section 20.18.030, Table 2-3 is 336,682 square feet, and the proposed project includes a total of 191,100 square feet. 2. The use will remain residential and the operational characteristics will not change remarkably as a result of the proposed project; and the use will remain compatible with the allowed multiple-unit residential, industrial, medical, and commercial uses in the vicinity. 3. The proposed subdivision provides a driveway aligned with Production Place, which will promote safe and convenient vehicle entry. 4. The proposed design as shown in architectural drawings includes several complementary materials, building articulation and modulation, and varied roof planes to provide visual interest. The applicant describes the proposed design as contemporary coastal architecture with clean sleek design lines. The materials will include a combination of carefully detailed wood-like siding for enhanced durability, stucco, and metal/steel elements with several materials used on each elevation to provide visual interest. With the quality design, proposed setbacks, landscaping, open space, and the total floor area significantly below the allowed gross floor area, the 03-03-2015 32 Planning Commission Resolution No. Page 12 of 28 proposed project with parapet heights at up to 38 feet is compatible with the existing and future uses in the area. 5. 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). Height In accordance with Section 20.30.060 (Height Limits and Exceptions) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: R. The project applicant is providing additional project amenities beyond those that are otherwise required. Examples of project amenities include, but are not limited to: i. Additional landscaped open space; ii. Increased setback and open areas; iii. Enhancement and protection of public views,.,L, Facts in Support of Finding: 1. Pursuant to Section 20.18.030, multiple-unit residential projects are required to provide 75 square feet per unit of common open space and 5 percent of the gross floor area for each unit of private open space; the proposed project exceeds both requirements. The common open space is provided in the recreational area towards the center of the property and provides over 3,000 square feet above the minimum requirement. Landscaping is proposed throughout the site, with significant plantings along the front and side property lines, at the project entrance, and in the common recreational area. Walkways and additional landscaping are also provided along the private streets. The back yards are fenced in for each unit providing private open space and these yards will be landscaped. 2. The required front setback along Placentia Avenue is 20 feet. A 6-foot high subdivision wall is located 15 feet from the front property line with landscaping between the wall and public sidewalk. The proposed front setback includes a 15-foot landscape setback and an additional 10-foot or greater setback to the buildings that is provided as a rear yard to the units along Placentia Avenue. The proposed residential units are three stories with a roof deck. The roof decks provide additional private open space beyond the minimum code requirements and allow residents enjoy panoramic views, including views of the Pacific Ocean. The recreational area, walkways, private streets, guest parking, and setbacks between structures provide increased setback and open areas throughout the property. 3. The increased building height allows for 9- and 10-foot ceiling plate heights that are common in today's housing market and is a desirable amenity. The higher ceilings 03-03-2015 32 Planning Commission Resolution No. Page 13 of 28 increase natural light within the buildings, improve the livability, and make the larger rooms more proportional. 4. The subject property is not located at or near a public view point or corridor as identified in the General Plan Figure NR3 (Coastal Views). However, the enhanced landscaping and 25-foot front setback to the primary structures improve the view of the site from Placentia Avenue. Finding: S. The architectural design of the project provides visual interest through the use of light and shadow, recessed planes, vertical elements, and varied roof planes. Facts in Support of Finding: 1. The proposed design as shown in architectural drawings includes several complementary materials, building articulation and modulation, and varied roof planes to provide visual interest. The applicant describes the proposed design as contemporary coastal architecture with clean sleek design lines. The materials will include a combination of carefully detailed wood-like siding for enhanced durability, stucco, and metal/steel elements with several materials used on each elevation to provide visual interest. Finding: T. The increased height will not result in undesirable or abrupt scale changes or relationships being created between the proposed structure(s) and existing adjacent developments or public spaces. Where appropriate, the proposed structure(s) provides a gradual transition to taller or shorter structures on abutting properties. Facts in Support of Finding: 1. The increased height will not result in undesirable or abrupt scale changes between the proposed structure and existing adjacent development due to the large distance between the proposed buildings and the buildings in the vicinity. The project site is surrounded by multiple-unit residential, industrial, medical, and commercial buildings that include three story buildings. A minimum 25-foot setback is provided from the front property line along Placentia Avenue to the structures. The property to the north within the city of Costa Mesa is in an area targeting live/work units and that are allowed to be up to 60 feet in height. The property to the southwest is an apartment development facing Placentia Avenue and is two stories with sloped roofs and heights estimated at 28 feet. Within 400 feet of the southerly property line and 250 feet of the easterly property line there are four-story medical office buildings exceeding 38 feet in height. 03-03-2015 33 Planning Commission Resolution No. Page 14 of 28 Finding: U. The structure will have no more floor area than could have been achieved without the approval of the height increase. Facts in Support of Finding: 1. The maximum floor area allowed pursuant to Section 20.18.030, Table 2-3 is 336,682 square feet. The proposed project includes a total of 191,100 square feet; therefore, the proposed project will have no more floor area than could have been achieved without the approved building height increase. In accordance with Section 20.28.060 (Height Overlay District) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: V. The proposed project provides increased building setbacks from public streets and property lines above code requirements. Facts in Support of Finding: 1. A minimum 20-foot front setback is required from the front property line along Placentia Avenue. Because the project includes a subdivision application, a minimum front setback of 25 feet that includes a 15-foot landscape setback is provided. The proposed project includes a subdivision wall located 15 feet from the front property line, which improves the public streetscape along Placentia Avenue. 2. Adequate separation is provided within the project site between dwelling units and a 13-foot setback is proposed from the side property lines. The proposed layout improves the views through the property along the side and rear property lines. Finding: W The proposed project provides project enhancements and on-site recreational amenities for the residents above code requirements. Facts in Support of Finding: 1. Walkways and landscaping are provided throughout the site as project enhancements affording residents the ability to walk to the common recreational area without needing to walk exclusively in the driveways. 2. The common open space required is 75 square feet per unit (6,075 square feet total), and the proposed project provides 9,061 square feet, exceeding the requirement by approximately 3,000 square feet. The common open space is provided as a recreational area that contains a pool/spa, restroom, seating and lounge areas, a 03-03-2015 S4 Planning Commission Resolution No. Page 15 of 28 barbeque, entertainment counter, wood deck areas, turf area, enhanced paving, short- term bicycle parking, and landscaping. Specific recreational amenities are not required by the Zoning Code for the common open space and are proposed as an amenity to the residents. Finding: X. The proposed project provides quality architecture and quality materials. Facts in Support of Finding: 1 . The building elevations include variation in the vertical plane, several different materials, articulation and modulation, and quality architectural treatment. The colors of the materials will include white, beige, and brown, with red, blue, green, and grey accent colors. Any stucco on the building will have a smooth finish. 2. The conditions of approval will include requirements for lighting and building upkeep to ensure the quality of the architecture remains intact. In accordance with Chapter 15.40 (Traffic Phasing Ordinance) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: Y. That a traffic study for the project has been prepared in compliance with this chapter (15.40]and Appendix A. Facts in Support of Finding: 1. A traffic study, for the proposed project dated April 17, 2015, was prepared by DKS Associates 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: Z. 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 2018, within 60 months. If the project is not completed within 60 months of this approval, preparation of a new traffic study would be required. 2. The traffic study included 12 study intersections that were analyzed for potential impacts based on the City's Intersection Capacity Utilization (`ICU") analysis and 03-03-2015 S5 Planning Commission Resolution No. Page 16 of 28 Highway Capacity Manual ("HCM") analysis. Utilizing the ICU and HCM analyses, the traffic study determined that the 12 primary intersections identified will continue to operate at satisfactory levels of service as defined by the Traffic Phasing Ordinance. Finding: AA. 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. 03-03-2015 3(o Planning Commission Resolution No. Page 17 of 28 SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby adopts Mitigated Negative Declaration No. ND2015-002 as depicted in Exhibit "A" and the Mitigation Monitoring and Reporting Program as depicted in Exhibit "B" of this resolution. 2. The Planning Commission of the City of Newport Beach hereby approves Tentative Tract Map No. NT2014-002, Planned Development Permit No. PL2015-001, and Traffic Study No. TS2014-007, subject to the conditions set forth in Exhibit "C", which is attached hereto and incorporated by reference. 3. The Mitigated Negative Declaration, Planned Development, and Traffic Study actions shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. 4. 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. PASSED, APPROVED, AND ADOPTED THIS 6T" DAY OF AUGUST, 2015. AYES: NOES: ABSTAIN: ABSENT: IV BY: Kory Kramer, Chairman BY: Peter Koetting, Secretary 03-03-2015 37 Planning Commission Resolution No. Page 18 of 28 EXHIBIT "A" Initial Study/Mitigated Negative Declaration SCH No. 2015071007 (Available separate due to document size) http://www.newportbeachca.gov/cegadocuments 03-03-2015 38 Planning Commission Resolution No. Page 19 of 28 EXHIBIT "B" Mitigation Monitoring Report Program 03-03-2015 39 Mitigation Monitoring and Reporting Program for the Ebb Tide Residential Project Newport Beach, California Prepared for: City of Newport Beach Community Development Department, Planning Division 100 Civic Center Drive Newport Beach, CA 92658 949.644.3200 Contact: Fern Nueno, AICP, Associate Planner Prepared by: AECOM 999 Town and Country Road Orange, CA 92868 714.567.2400 July 2015 40 City of Newport Beach-Ebb Tide Project(PA2014-110) Mitigation Monitoring and Reporting Program Table 1: City of Newport Beach - Ebb Tide Residential Project (PA2014-110) - Mitigation Monitoring and Reporting Program Verification of 4F�Mitigation Measure Timing of Responsible Agency/Party Completion Implementation Date Initial Section 4.3-Air Quality AQ-1. Residential Disclosure. The Applicant/Seller Prior to Project Applicant in shall provide disclosure notice to initial home occupancy coordination with buyers/residents only clearly outlining the issues Community Development associated with living in a mixed-use environment that Director or designee includes industrial/manufacturing uses. The language for this disclosure shall be specified by the Community Development Director. Copies of each signed disclosure shall be made available for review upon written request of the City. Section 4.5-Cultural Resources CUL-1. In the event that archaeological resources are During City's Project Manager encountered during grading and construction, all construction (Community Development construction activities shall be temporarily halted or Department) in redirected to permit the sampling, identification, and coordination with evaluation of archaeological materials as determined by Project Construction the City, who shall establish, in cooperation with the Contractor project applicant and a certified archaeologist, the appropriate procedures for exploration and/or salvage of the artifacts. AECOM 2 41 1 City of Newport Beach-Ebb Tide Project(PA2014-110) Mitigation Monitoring and Reporting Program Verification of jo Mitigation Measure Timing of Responsible Agency/Party Completion Implementation Date Initial CUL-2. In the event that paleontological resources are During City's Project Manager encountered during grading and construction construction (Community Development operations, all construction activities shall be Department) in temporarily halted or redirected to permit a qualified coordination with paleontologist to assess the find for significance and, if Project Construction necessary, develop a paleontological resources impact Contractor mitigation plan (PRIMP)for the review and approval by the City prior to resuming excavation activities. Section 4.8—Hazards and Hazardous Materials HAZ-1. Prior to demolition activities, a Soil Prior to Project Construction Management Plan (SMP) shall be prepared to address demolition Contractor in coordination the removal of the stormwater sump in the northern with City's Project portion of the property and any impacted soil that may Manager (Community be encountered during excavation and grading. As part Development Department) of the plan, the sump should be removed and disposed in accordance with local and state regulations. HAZ-2. During grubbing and grading operations, a During Project Construction qualified environmental professional should be on-site construction Contractor in coordination to identify issues that may arise. The SMP shall be with used as guidance during this task. City's Project Manager (Community Development Department) AECOM 3 42 City of Newport Beach-Ebb Tide Project(PA2014-110) Mitigation Monitoring and Reporting Program Verification of Mitigation Measure Timing of Responsible Agency/Party Completion Implementation JE Date Initial HAZ-3. Preventative barriers and venting systems During Project Construction shall be installed beneath each structure. The venting construction Contractor in coordination system shall be capable of conversion to an active with City's Project system should monitoring results dictate. Manager (Community Development Department) HAZ-4.Utility trench dams shall be installed in all utility During Project Construction trenches that extend beneath the building foundations. construction Contractor in coordination with City's Project Manager (Community Development Department) HAZ-5. Prior to Project completion, an operation and Prior to Project Applicant in maintenance plan (O&M) shall be prepared for the occupancy coordination with City's Project site that includes protocols for monitoring, data Project Manager acquisition, performance evaluation, and reporting (Community Development activities associated with the mitigation program. A firm Department) and contractor experienced in the design and installation of vapor mitigation measures shall be employed. Selection, design, construction, operation and monitoring of these mitigation measures shall be in accordance with DTSC vapor intrusion guidance documents. HAZ-6. During construction, stormwater runoff shall be During Project Construction permanently controlled to prevent runoff from adjoining construction Contractor in coordination properties entering the Project site. with City's Project Manager (Community Development Department) AECOM 4 -4.3 City of Newport Beach-Ebb Tide Project(PA2014-110) Mitigation Monitoring and Reporting Program Verification of Mitigation MeasureTiming of Responsible Agency/Party Completion Implementation __MXDate Initial HAZ-7. Visual inspections for areas of impact to soil During Project Construction shall be conducted during site grading. If unknown or construction Contractor in coordination suspect materials are discovered during construction by with City's Project the contractor that are believed to involve hazardous Manager/City Engineer wastes or materials, the contractor shall: • Immediately stop work in the vicinity of the suspected contaminant, removing workers and the public from the area; • Notify the City Engineer and Newport Beach Fire Department; • Secure the area(s) in question; and • Implement required corrective actions, including remediation if applicable. AECOM 5 44 Planning Commission Resolution No. Page 25 of 28 EXHIBIT "C" 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. Future additions, including enclosing decks, are prohibited. Major changes in building color, materials, or architecture require approval by the Community Development Director. 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. A copy of the Resolution, including conditions of approval Exhibit "C" shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 5. 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. 6. 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. 7. 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. 8. The fair share traffic contribution in effect at the time of building permit issuance shall be paid in accordance with the Municipal Code. 9. Prior to the recordation of the Tract Map, park dedication fees shall be paid consistent with the fee amount in effect at the time of payment as established by the City of Newport Beach Municipal Code. 10. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition consistent with the Municipal Code 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, 03-03-2015 45 Planning Commission Resolution No. Page 26 of 28 replacements, repairs, and cleaning as part of regular maintenance. A minimum of 70 percent of the landscaping shall be drought tolerant with low water demands. 11. The private open space provided as back yards shall include landscaping. 12. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. Prior to the issuance of building permits, the applicant shall demonstrate that sound within bedrooms will be attenuated to meet City interior noise standards. 13. Gated vehicular access to the site shall be prohibited due to the design of the subdivision entry driveway that would not provide for an appropriate and safe vehicle turnaround in advance of the gate. 14. Building materials shall be high quality, durable, authentic to the architectural style, and applied in a quality fashion. Any stucco on the building shall have a smooth finish. 15. Lighting shall provide ambiance, safety, and security, without unnecessary spillover or glare. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America. If in the opinion of the Community Development Director the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources, the Director may order the dimming of light sources or other remediation. 16. Building owners and tenants shall keep the building exteriors and facades clean and in good repair. 17. A Tract Map shall be recorded for this development. The Tract Map shall be reviewed and approved by City Council. 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. 18. Prior to recordation of the tract map, the surveyor/engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Section 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 Public Works Department. Monuments shall be protected in place if installed prior to completion of construction project. 19. All improvements shall be constructed as required by Ordinance and the Public Works Department. 03-03-2015 40 Planning Commission Resolution No. Page 27 of 28 20. An encroachment permit shall be required for all work activities within the public right- of-way. An encroachment agreement shall be required for any private improvements installed within the public right-of-way. 21. Proposed streets in this development shall be privately maintained streets. Proposed streets shall have no parking on both sides of the street. 22. The entry street to the development shall align with Production Place. 23. The existing damaged concrete curb, gutter, and sidewalk along the Placentia Avenue frontage shall be removed and replaced per City Standards. 24. The existing driveway approaches on Placentia Avenue not used as a part of this development shall be removed and replaced with new curb, gutter, and sidewalk per City Standards. 25. New curb access ramps shall be installed at the intersection of the new entry street and Placentia Avenue per City Standards. 26. All existing overhead utilities on-site shall be undergrounded. 27. A drainage study shall be prepared to determine if existing storm drain lines at Placentia Avenue and 15th Street can handle the drainage collected in the proposed storm drain line on Placentia Avenue. 28. Proposed storm drain line design within Placentia Avenue shall be reviewed and approved by the Public Works Department. This storm drain line shall be constructed per City Standards. 29. Improvement plans for the proposed private storm drain system on site shall be reviewed and approved by the Public Works Department. The private on-site system shall be privately maintained. 30. A sewer demand study shall be prepared to determine if the existing sewer main on Placentia Avenue will be able to handle the sewage flows from the proposed development. 31. Improvement plans for the proposed private sanitary sewer system on site shall be reviewed and approved by the Public Works Department. The private sewer system on-site shall be privately maintained. 32. A sewer manhole shall be placed at the property line on the new sewer main to the development to delineate the public sewer main from the private sewer main. 33. Each unit shall be served by its own individual water service/meter and sewer lateral and cleanout. 03-03-2015 47 Planning Commission Resolution No. Page 28 of 28 34. Water service shall be provided by the Mesa Water District. All proposed water system improvements for this development shall conform to their standards. 35. All existing sewer laterals on Placentia Avenue not used by this development shall be capped at the property line. 36. All improvements shall comply with the City's sight distance requirement per City Standard 110-L. 37. Easements for public utilities and for public emergency ingress/egress shall be granted to the City. 38. Proposed guest parking spaces shall conform to City Standard #805-L-A&B. 39. In case of damage done to public improvements surrounding the development site by the private construction, additional reconstruction within the public right-of-way could be required at the discretion of the Public Works Inspector. 40. A geological study from a state-licensed and department approved individual or firm shall be required due to the proximately of the proposed project to a metal finishing facility. C.F.C. Sec. 319.2 N.B.F.D. Amendment. 41. No person shall use or store any amount of extremely Hazardous substances (EHS) equal to or greater than the disclosable amounts as listed in Appendix A part 355, Title 40, of the code of Federal Regulations in a residential zone or adjacent to property development with residential uses, unless approved mitigation measures are implemented and maintained as required by the fire code official. C.F.C. Sec. 5004.1.1 N.B.F.D. Amendment. 42. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of the Ebb Tide Residential Project including, but not limited to, the Tentative Tract Map No. NT2014-002, Planned Development Permit No. PL2015-001, Traffic Study No. TS2014-007, and Mitigated Negative Declaration No. ND2015-002. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 03-03-2015 42 Attachment No. PC 2 Applicant's Project Description 49 V� QP �P �o June 18,2015 City of Newport Beach Community Development Department, Planning Division 100 Civic Center Drive PO Box 1768 Newport Beach, CA 92658 SUBJECT: 1560 PLACENTIA AVENUE,SITE DEVELOPMENT REVIEW AND TENTATIVE TRACT MAP APPLICATION, REVISED PROJECT DESCRIPTION Project Setting The proposed project consists of the demolition of 73 mobile homes spaces, three fixed structures(a central business office with laundry room, a resident club room with adjacent swimming pool, and a small residence), and related surface improvements to accommodate the development of 81 single family condominium dwelling units on a 4.7 acre site. The subject property is located at 1560 Placentia Avenue within the West Newport Mesa area and is generally bounded by 15`h Street and 16"Street to the north and the south, and Placentia Avenue and Superior Avenue to the west and the east. A chain link fence separates the property from the current light industrial sites to the north and the institutional and commercial sites to the east. A 5' block wall separates the property from residential sites to the south. The properties directly to the north are within the City of Costa Mesa's 19 West Urban Plan and are identified as areas of potential revitalization by encouraging the development of missed-use urban villages. The area is targeting live/work units and allows for densities up to 20 dwelling units per acre and heights up to 60 feet. The property to the southwest is an apartment development facing Placentia Avenue and is two stories with sloped roofs and heights estimated at 28 feet. The property to the southeast is an adjacent mobile home site. Within 400 feet of the southerly property line and 250 feet of the easterly property line there are four story medical office buildings exceeding 38 feet in height. 51 The property is currently designated by the Land Use Element of the General Plan and the Zoning Code for Multiple Unit Residential (RM)with a density of 18 dwelling units per acre. As stated in the General Plan "the West Newport Mesa area would benefit from revitalization" Prosect Description The underlying legal lot is 330 feet wide by 620 feet deep. The project proposes to redevelop the site as a multi-family detached residential development with 81 for sale,single family condominium homes ranging in size from approximately 1,750 square feet to 2,150 square feet. The community design provides the 81 unit residential neighborhood with both private and public open space areas offering opportunities for social gathering within an open space setting. Each unit is topped with a flat roof deck at 341"with an approximate overall height of 37'7" to the top of the roof deck parapet or guardrail. The units will provide between 2 to 4 bedrooms depending upon plan type and room options and each is similar in design with three levels of living area above grade and a roof top deck. All of the units will feature an office/den (or optional bedroom)on the first floor. The guiding design principles for the community include the following: • Feature coastal contemporary architectural designs utilizing enriched materials that both enhance and preserve the City of Newport Beach's unique character. • Provide an enjoyable outdoor experience through private open space, including roof top decks and balconies,and the common area gathering space. • Promote sustainable development practices addressing energy efficiency. As proposed the site provides over 115,000 square feet of open space with 9,061 square feet being community open space, exceeding the required 6,075 square feet of community open space required per Newport Beach Municipal Code Section 20.18.030. Approximately 4,340 square feet of the open space is designated as Community Open space. The space is intended to be a gathering place for residents and will include amenities such as an pool and spa, lounge areas, seating and gathering areas, shade structures, and an outdoor kitchen area. Per the direction of the City Engineering Department the project entrance along Placentia Avenue is aligned with the centerline of Production Place Street with two 14' drive aisles separated by an 8' median for a total 36' wide entrance. The main interior private streets are 26' curb face to curb face. Gates are not proposed at the entrance to the project. A private sewer system will be installed connecting to the existing sewer line which runs in Placentia Ave towards Superior Avenue. Sewer capacity has been verified by the District. 52 I ; Currently, the site drains from front to back and is draining onto Placentia Avenue utilizing a series of small sumps and pumps. There are currently no Storm Drain facilities in Placentia Avenue. We are proposing to install a 30" system from an existing junction structure in 15t4 Street to the front of the project site. Private Storm Drain facilities would be installed within the project site and connect to the new main in Placentia Avenue. At the request of the City Engineering Department a culvert will be added at the entrance into the site on Placentia Avenue to collect storm water from Placentia Avenue. No public funds will be utilized for the proposed mainline infrastructure. The site is currently being served by Edison for electric,So Cal Gas for gas,Time Warner for cable, and AT&T for phone. All of these providers will continue to offer services to the site. All of the proposed improvements will be complete prior to the first Occupancy. Height Increase The subject site is zoned RM, Height Overlay(H). Per Newport Beach Municipal Code 20.30.060 we are proposing a structure height of+/-37'6" at the top of the parapet or guard rail. The height of the roof deck is at 341". The height increase is integral to the design of the community and offers the following significant project amenities: • The additional parapet and roof deck railing height would allow for modern floor to ceiling heights expected in today's marketplace. The first and second floors would provide 10 foot plate heights, and the third floor would provide 9 foot plate heights. • The additional building height allows floor area to move from the first floor to the third floor. This transition of floor area space allows for a significant increase in private open space. RM zoning requires that the private open space be 5%of the gross floor area. Units in the gross floor area range of 2,150 sf to 2,500 sf(as currently proposed) would require between 107 sf and 125 sf of open space. The proposed project design provides for,on average, 733 sf of on grade open space exceeding the requirement by 580%to 680%and thus providing a significant project amenity. • The additional building height accommodates large private roof decks above each unit that complement the active coastal lifestyle and provide exceptionally usable outdoor living space. Additionally, the roof decks, as defined in the Newport Beach Zoning Code,are considered Private open space. The private roof decks range in size from approximately 393 sf to 846 sf, exceeding the private open space requirements by an additional 370%to 670%over the on grade open space. 153 • In total, the additional building height allows the project, as currently designed,to provide for approximately 10 times over the RM Zoning requirements for private open space per unit. • The roof top decks are a significant enhancement to resident views. • The flat roof tops would allow, should a resident choose,for any home within the community to install photovoltaic solar panels in an area greatly exceeding what would be achievable with sloped roofs. The proposed architecture takes into account the density and height of the structures. The elevations provide exceptional visual interest through the use of light and shadow, pop out sections, recessed planes, material changes,vertical elements, as well as articulation in the roof parapet. The high quality details and materials are characterized by carefully detailed wood like siding,steel elements,and clean sleek design lines. A typical front elevation contains,on average,five material changes and seven variations in horizontal planes. The increased height will not result in abrupt scale changes or relationships between adjacent developments as outlined in the project setting narrative. It is also important to note that the structures will have no more floor area than could have been achieved without the approval of the height increase. Parking A total of 162 garage parking spaces are required and provided by the proposed project at a rate of two garage spaces per dwelling unit. In addition,44 guest parking spaces are provided at a rate of 0.6 space per dwelling unit while only 41 are required per RM Zoning. Restrictive Covenants The proposed project is intended to be a common interest development. A Homeowner's Association (HOA)will be formed with a Declaration of Covenants, Conditions, and Restrictions (CC&R's) recorded with the county recorder. Restrictive Covenants will be developed to augment the Planned Community Development Plan for implementation and continuation of the residential dwelling units as originally intended. These Restrictive Covenants will include: • Parking. Uncovered parking spaces will be restricted to guest use. No long term parking will be permitted. • Wet Utilities. All onsite sewer,water, and storm drains will be private systems. Provisions for long term maintenance and upkeep will be included. 54 ij • Street Improvement. All onsite streets will be private. Provisions for long term maintenance, upkeep, and emergency vehicle access will be included. • Open Space. Provisions for long term maintenance and upkeep of all community open space will be included. • Community Open Space. The main community open space will be designated for community amenities. Provisions for maintenance and upkeep will be included. • Community Rules and Regulations. Rules and regulations will be put in place by the Board of Directors for the HOA. The rules and regulations will govern items such as guest parking provisions, pet restrictions, noise regulation of the community open space, and other items determined by the Board of Directors. Sincerely, zt�?k�— Sunti Kumjim Ebb Tide, LLC 55 V� QP �P Attachment No. PC 3 Visual Simulation V� QP �P �g J •I =�I 'may-STV y P f NewportPlacentia Ave. Site - Beach V� QP �P �o Attachment No. PC 4 Materials and Color Scheme 01 V� QP �P ■ Pbo*rMo Avenin Pbcenne A� IYsCm4 w.w ran cma rmw NprtM� tb(NOR9/ ...w Gfu Y/wA{M MM 7W M PbceNb Avenue Pk c W Aven� niovbou.cma w..m�Man csu.., Pbeerio Avarue WM NornM wwpIm 0rm�w 111Ren�Y a...w��•wrwr�arsw V� QP �P Attachment No. PC 5 Tentative Tract Map 05 V� QP �P TENTATIVE TRACT NO . 17772 FOR CONDOMINIUM PURPOSES COUNTY OF ORANGE CITY OF NEWPORT BEACH W16thSt W16thSt STATE OF CALIFORNIA SITE ".".11 lk" Budget E-111lizQj oll K.l Q�� FI121,11M)I i1M Q ompwMC Yr C,) C S o d Q� m� oaz `9 W,15th St 0 ss O e� 1 6.7 \ X106 4 X X104.4 X104.4 X104.7 X11 nct Y_ x ASPH ASPF ASPH v Y onx x CONC � X�O X104.2 X104.2 X104.4 ❑ X101 .8 V : 101 .=F Q�e m°e o,o a " ea / X X Medically yon d'fIce Q' X ool �O ASPH JQz aa, s l 0 5 e 1 6.6 ro X 107.5 ASPHX 106.7 X 106.6 X 104.3 3G O V oafn II G / ❑DI Cl Peal Esh,e eo N� dl , Fnt.lgy...r•.. S MH Sm, cE0 P OMH I PP 6 .99 u °° 8 14-'00"E 3 C ° VI INITY MAP ❑ SUMP 0 P ° RrsE / / ASPH NOT TO SCALE 6. X .2 X103.4 ASPH oV X101 .8 X 103.6 0 X 103.7 D SPH oVX 105.3 � X 104 X104.1 TITLE REPORT ^ ASPH o V ASPH °V X103.8 oV x .7 FIRST AMERICAN TITLE COMPANY o V o V Air N O V 18500 VON KARMAN AVENUE STE 600 o DOW CONC 0 RE IRVINE, CA 92612 X / / ¢ X 1 3.6 ORDER NO. NCS-648695-SAl X ° V TR E AS H DATED: JANUARY 09, 2014 N 106.2 S,Ga : o x104. MH LEGAL DESCRIPTION 0 ROUN DE -- THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF WM 0O + SCUR S 00 CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: ME X1 .5 NSE X 103.2 X 102.3 LOT 714 OF FIRST ADDITION OF NEWPORT MESA TRACT, AS SHOWN ON A MAP THEREOF RECORDED IN BOOK 8, PAGE 61 OF W p DCA REES ASPH O ONC MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA. / POOL U/0 SHADOW EXCEPT ONE-HALF OF ALL OIL OR OTHER HYDROCARBONS SUBSTANCES, AS GRANTED TO HAZEL S. GREGG RECORDED JULY 14, X X1 40. �- X 102.1 1953 IN BOOK 2537, PAGE 609, OFFICIAL RECORDS. j� �� CONC X x X ALSO EXCEPT ONE-QUARTER OF ALL OIL OF OTHER HYDROCARBON SUBSTANCES AS RESERVED IN THE DEED FROM FRANK STEM a[ + DENSE AND SIDONIA STEM, HUSBAND AND WIFE, RECORDED SEPTEMBER 10, 1959 IN BOOK 4873, PAGE 433, OFFICIAL RECORDS. WV x x •L X 104.3 O 0 X 103.7 X10 . ®DI REES ALSO EXCEPT THE WESTERLY 10 FEET OF SAID LAND CONDEMNED BY THE CITY OF NEWPORT BEACH UNDER SUPERIOR COURT 105.SQ ASPH U/0 ��A ° ASPH °V X103.6 ASPH XOV o CASE N0. 203614. _ ASPH fX SS MH oV °V � X104.30 V �C 103.6 Q u/0 O ` SH 'os x 104.9 x 104.3 Ao EASEMENTS X 3. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO AS GRANTED IN A DOCUMENT. O 'Cot SHADO 1009 x X OU {,C PURPOSE: PUBLIC UTILITIES STRL; X 104.3 1 4.3 B U X 1 4.1 O� RECORDED: AS BOOK 4511, PAGE 273, OF OFFICIAL RECORDS O ; O / ENSE + kl z X Co c T EES 04. OO4 X103o CURE DEVELOPERS INFORMATION UTILITY PURVEYORS � . X XE / DENSE E SE EBB TIDE LLC CABLE CONC / REES ENSE °V ¢ TRI ES / PO BOX 19583 O TREES IRVINE, CA 92623 TIME WARNER O CON O PHONE NO. 949-943-7669 1-(800) 892-2253 O WATER: 105.8 ASPH SITE ADDRESS: MESA WATER DISTRICT 0 coin 105 1560 PLACENTIA AVENUE, NEWPORT BEACH, CA 1965 PACENTIA AVENUE, COSTA MESA WWI/ ASPH ov °V gv ASPH C C SEWER NOTE: (949) 631-1200 ASPH ov °v v ov °v \V X 103.7 X 103.7 " 7 X 103.8°V SEWER: X 105.5 X 104.8 X 104.3 SHADOW PROJECT IS PROPOSED TO GRAVITY SEWER TO THE PROPOSED OFF SITE CITY OF NEWPORT BEACH " C [ � WV o CITY SEWER AND ON SITE PRIVATE SEWER SYSTEM. 100 CIVIC CENTER DRIVE o° (949) 644-3200 /// WATER NOTE: / ELECTRICITY / DO SP PROJECT IS PROPOSED TO BE SERVED BY THE COSTA MESA SOUTHERN CALIFORNIA EDISON 05.7 CONSOLIDATED WATER COMPANY. PROPOSED WATER LINES ARE 6 Q �� X 1 04.5 + CURRENTLY ADJACENT TO THE EXISTING SITE. ON SITE PROPOSED (800) 655-4555 H 4- WATER LINE TO BE PUBLIC. SS MH X IU4 ASPH X103.8 ASPH ENGINEER INFORMATION THE GAS Co. ON ASPHSHADOWX 106.8 3 ASPH X 102.6 1919 S STATE COLLEGE BLVD HADOWX1 '4 ASPH ASPH C&V CONSULTING ANAHEIM, CA 92806 27156 BURBANK V FOOTHILL RANCH, CA 92610 (714) 634-3106 Lo F/ j PHONE NO. 949-916-3800 TELEPHONE: FLOOD NOTE: AT&T Oo/ 1-(877) 213-1057 O � THE SUBJECT PROPERTY FALLS WITHIN FLOOD INSURANCE RATE MAP NUMBER FM06059CO268J, W BS URED SH DOW GROUND N ASPH X X1 PANEL NOT PRINTED NO SPECIAL FLOOD HAZARD AREAS. q� S UR D ASP S CURRENT ZONING PER NEWPORT BEACH, CA n^ (M-1-A) CONTROLLED MANUFACTURING M 104.6 LAND AREA: R H X 106. X 1 4. 103.9 I I X 103.5 AREA (GROSS) PARCEL 1 204,596 SQ. FT. = 4.70 ACRES 40' 40' TOTAL 204,596 SQ. FT. = 4.70 ACRES BASIS OF BEARINGS: THE BEARING N 00'18'00" W FOR THE CENTERLINE OF PLACENTIA LEGEND EARTHWORK SUMMARY - - AVENUE AS SHOWN ON PARCEL MAP FILED IN BOOK 124, PAGES 24 TO 25 OF MISCELLANEOUS MAPS, INCLUSIVE, IN THE OFFICE OF UTILITY POLE N SIGNAL PULLBOX CL CENTER LINE FOR PLAN CHECKING PURPOSES ONLY THE COUNTY RECORDER, CALIFORNIA. QS SEWER MANHOLE O CABLE TV PULLBOX PP POWER POLE CUT FILL QD STORM DRAIN MANHOLE 19 TELEPHONE PULLBOX BW BACK OF WALK ELEVATION NOTE: QT TELEPHONE MANHOLE E COMMUNICATIONS PULLBOX TW TOP OF WALL MASS EXCAVATION 2000 CY 15165 CY UNKNOWN MANHOLE ® STREET LIGHT PULLBOX AC ASPHALT PAVEMENT OVER EXCAVATION - 10000 CY + SHRINK 10500 CY Y FIRE HYDRANT ■ UNKNOWN PULLBOX (12.56) EXISTING ELEVATION ( ) ELEVATIONS AS SHOWN HEREON HAVE BEEN TRUNCATE BY 100.00' FLOOD LIGHT G FIRE DEPT CONNECTION CL CENTERLINE SHRINKAGE (5%) --- CY 150 CY TO ADJUST TO COUNTY OF ORANGE SURVEY DATUM ADD 100.00 Fe HOSE BIB IRON FENCE P--- SLOPE SPOILS 1500 CY 00 CY TO ALL POSTED ELEVATIONS. © SEWER CLEANOUT CHAIN LINK FENCE ® PHONE BOOTH ® WATER VALVE WOOD FENCE ':"''' CONCRETE NET TOTALS 13500 CY 25815 CY 30 0 1 30 ASSESSOR'S PARCEL MAP NO. 0 GAS VALVE BLOCK WALL QI IRRIGATION VALVE ® WATER METER TREE • GUARD POST (GP) * FILL 12,315 CY APN:424-131-189 0 GAS METER PALM CENTERLINE MAXIMUM DEPTH: 1 FT 3.0 FT ® WATER VAULT x+ PINE PROPERTY LINE FEET OWNER: © GAS VAULT BUSH FLOW LINE SCALE: 1 "=30 O ' THE TOTAH FAMILY PARTNERSHIP TELEPHONE VAULT TE TRASH ENCLOSURE v UTILITY MARKER 17 ELECTRIC VAULT TR ELECTRICAL TRANSFORMER ® GRATE 0 MONITORING WELL EP EDGE OF PAVEMENT 6, HANDICAP CAPISTRANO BEACH, CA 92624 PACIFIC COAST HIGHWAY, STE 303 i�-o STREET LIGHT FS FINISHED SURFACE � FLAG POLE o-s TRAFFIC SIGNAL FF FINISHED FLOOR O FIRE SPRINKLER RISER ® GAS RISER NG NATURAL GROUND ® SURVEY MONUMENT GUY WIRE TC TOP OF CURB -CT_ SIGN POST ® RAILROAD SIGNAL FL FLOW LINE TB TOP OF BERM ®CAR STOP TG TOP OF GRATE INV INVERT THE UTILITIES SHOWN ON THIS MAP ARE BASED UPON THE BEST AVAILABLE PUBLIC INFORMATION E LIGHT POLE GB GRADE BREAK & AERIAL TARGET OBTAINED FROM THE CITY OF NEWPORT BEACH. PCC PORTLAND CONC CEMENT DOUBLE DETECTER CHECK IRR IRRIGATION MH MAN HOLE DDC VALVE PA PLANTER LP LIGHT POLE SP SIGN POST PB PULL BOX OWNER/DEVELOPER PREPARED BY : I hereby certify that CB CATCH BASIN CB CATCH BASIN ICV IRRIGATION CONTROL REVISIONS 1. These plans have been y p TENTATIVE TRACT MAP ST STREET LIGHT PIV POST INDICATOR VALVE ARV AIR RELEASE VALVE C&V CONSULTING INC. QaOFESS/p P prepared under m ai supervision; EBB TIDE LLC �p W S 2. The grading shown hereon will not divert drainage from its natural 17772 NO DATE INITIAL DESCRIPTION APP DATE CIVIL, ENGINEERING �Q �'( Sc c^y downstream course or obstruct the drainage of adjacent properties; PO BOX 19583 LAND PLANNING AND SURVEYING �� 9� 7p��7� _2 q 3. Existing ground contours and elevations were obtained by field survey EXISTING CONDITIONS Z IR l 'll CA 92623 FOOTfIQ,L g,INCR CALE+ORMA 9ab10 Il No. 33/2'20 performed on MARCH 2014. SHEET 1 OF 3 • Exp. 6/30/2016 T. 949-943-7669 T. 949.916-3800 Civi F. 949.916-3805 SOF CAUE��y' SCALE: AS SHOWN DRAWN BY: DSK CHECKED BY: VS CVC-INC1N[ T ENGINEER DATE RCE 33520 EXP. DATE 6-30-14 CITY OF NEWPORT BEACH TENTATIVE TRACT NO . 17772 FOR CONDOMINIUM PURPOSES COUNTY OF ORANGE CITY OF NEWPORT BEACH STATE OF CALIFORNIA X104. 2 X104. 4 ❑ X101 . 8 -- ❑ ��_ X X ---------� I- 1 6. 6 j X� T�- �� n� �, ASPu � n X10 5 � n rx31 REMOVE AND REPLACE ��`� o V O 6 EX. WALL REMOVE AND REPLACE /� R OVE AN REP E O M E EX PP TO REMAIN EX. WALL W/ RETAININ ` Q ❑ D (� AND SCREEN WALL y IX PP TO REAWN X Df. WALL W/ RETAININ P �- 9.99' AND SCREEN WALL 3PooZ E- -- ------ �- - - - - - - - - - - - - - - - - - - - - - - NE 200 E - - - - - - - - - - - - - - - - -- -- - -- -- - --- - - - - - - - - - - - - - - - - - - - - - > G� 3 P/� 15' �- 7.45 TC 6.59 FL 10' EX EASEMENT j 6.91 TC 6.55 TC 6.05 FL 7.16 TC 7.52 TC r 6.96 TC 6.60 TC 7 v 1 m 6.95 FS I 6.41 FS 14 7.02 FS V/ 6.10 P/LJ � I I 1 I t IA El EAS / / � 1 I < i 1 .as Fs 14' ssa F8 T I N I I O o ^ I I I / O I - -- I ; / --- 2%I 2% 2% 2% = I O O I I X 101 1 06. 4 1 II I' N I f M a f n - 2% m eI n r; 2� N 2% 9.2' I f► N 1 li c 24, v1 9 II II M i I m 24' N I O II II II 2% y o so so Co2% I c ca I c"a 24' I ^ I I r�i• - L'L " 24' '° 4 �:: d n n 11 y II Ld w n 1 c I II c ri ri n n 2% ri II II II I 32' II �` I 30� I c� C9 Ei II c9 O I I C9 co. 1� „ fi C9 \ W 'I Ei wz _. n 11 32• II I z UJ T rQ I I CD 32' a-' 1 I - 7 LO I 7 I 2% r9i 2% m I I o m 2% N 2% o M N I c o 1 o f` o f_ r n N N Q ri 2% ri m I,i L'` n „ L4 II I n n I 2% ri II „ II y Ili `� n 11 M II II Z% 1� M M II 11 m I c9 ca vi II II II n �D ao N ZS 1 W C� o I c co c5 n m „ II vi 2% - QLID _ __ - - - �- _ - \ _ - �I; I _ 1 R:10' R:10' ui R:10' - - 1 W � 6.86 . I 0.5% -► / �O.SX �c zc 11:110' � 1 I \ 8.32 TC "5.55 TC b.58 TC 5.87 TC 5.60 TC ,5`% 1 AS H 1 5 61 PROP. SS i 5• 5.55 FL 5.58 FL 5.85 TC / t 1 0 6. 2 5.85 _ PROP. ss I 16 5.87 5.60 FL 5.95 TC T R 25' _I \ 30 26' PRIVATES EET 26' \ ' �I O 7�6 �° '4' �� P VA STREET MH I 1 © I � � 2% � � I '� 6.49 FS " v o , 6.74 FS PROP, DW 6.57 FS 6.40 FS 6.35 FS P DW I T 6.59 FS d n I I D I � j, u C) °O , C9 i ' - I I CD I z , .64 3 I R' h < - - - - - - 1 �o + =s.81 �- - - � _ - I 103. 2 X 102. 3 .77 v I I GF=6.fi4 GF=6.60 I GF=6.55 i 9' 18' J - - Z =6.8 GF=6.79 GF=6.71 I _ 20 3' G6 6.64 -6.5 I LL Ti 1 N N^ \ / /G!=17.04 fJ I � I N � N� I � - } � 2 � � . �I SHAD01� = _� - Il P/L - i L 2% , ac / \ y GF=7.21 \GF- 17 GF=7.04 GF=7.00 KI �4. QGF , 8 GFr-7.19- Al" GF=7.11 / j - FF=7.52 /,k FF=7 7 FF=7.54 ® FF=7.37 FF=7.33 FF=7.28 _ _ _ FF=7.44 - = 3 I� FF 7. 1 FF 7. 7 _ _ / 6.31 TC m - ,c 5.81 FS 1 ---- R:15' oon \ -- - -� J _ Ell 1 DENSE T � . 2 I - � - 1 8.5• 11.3' x'04. 11 i m # _ ;1 - tt' 8.s 24' I 1 REE ` : N 1 I I 27 6.08 1 1 � � 0 1 r II 6. 1 II °o >K 105. 8 3 1.5% A -: O - 1. 8.5' 11' 8.5' 11' 9' 1 S H I &5, -' ' r C 8.5• X 1 C A P I 26•V ca 1, 11 I 1 6.04 TC 6.60 Tc ; - a° FF=7.48 FF=7.47 - ® FF-F=7.39 F�_7.57 Q - 84 ---L-- FF-F=7.63 4 I � I O F _ , FF-7.48 = . - . . FF-7.77. - �_ • = FF=7.57 - I _ - _ _ - �o 1• % GF=7.15 GF 7.14 7-"1 �� GF-7.5Y M ❑O 6.57 TC g _ 1 GF=7.15 GF=7.15 I_ GF 7.06 GF-7.24 V \ ~ ❑ 3 GF 7.44 GF=7.37 GF=7.30 =7.24 I 2% _ S� 3 ❑❑❑ � 3' I - - g f a 6.13 TC R:15' - N N '� 3' - N 4Y N N 1 I N 1 - N ❑❑ 3 - v 1 N 01 GF=6.75 - I I I - GF=6.74 - I 9' ❑ GF=7.11 GF=6.75 GF=6.75 I - - GF=6.76 F=6. 4 c� 1 '? rn a; I - s - - = GF=6.97 I GF=6.90 GF=6.84 0' \ to Ti - - - s - _ _ _ n - - I 10, 9 I „ 9 � 2% � I „ R:2o - � � 6.70 FS 6.64FS 6.96 TC art M PROP. DW 6.55 FS6.54 FS PROP. DW 6.91 FS \ I M (/ 3 6.56 FS 14' , °� 26' 6.64 FS PRI V. TE STREET I I ^ 2% ; 0 30- ASPH 1 n N 3 I PROP. SS 6.70 TC k \LR TE SIRE 5. PROP. SS 6.23 TC 5.9 P SS 5.62 FL 6 I o II > 0 C U R E w 1 / _ 5.12rC - a II 6.43 TC - 6.00 TC 94 TC / 6.21' TC 27 TC 3 A[Iv�T N I 5.93 FL 5.50 1 FL 8.23 FL 5.96 FL 5.77 FL - L N a �d� i - CD �% I °. --- - R:10' R:10' 0.5% / R:10 R:10' 0.5% _ A R.10 N wC+ � R:10' us CD 3 M 1 31' I Mo p II 7.5' o 32 0 2% ^ I 32' I r- N N 31' 2% n t I p3N u CN Et 0 2% 2 cc I CO rn ,� 7.5' rn II 11 n „ rn �i ao I N I N D 2% N W u �, I ri � � n n n 2% ,o � 2% <o � � � x I 2% cc ri 0 n l 1 N 1 _ y I N W �' I r.7 ti Lt_ I y u F t`i 7 'j II I� 2% to II lI II II t+. II S; c� c� W�d W M rn o I I d 1 0 < „ 11 I I /LJ ' / 25 - n 2% I W I o >` I I I o o W _ N N a 11 I 1 10 1 'II } W � Pfd ' o O - - - - - - - 7 7 - - -- o �- -` 1 ~ I co 11.6' Ir o I M M �/ I r S P I e' I � I 2 C C I Q .� I o 2% - o °o o I . II ^ m , - - _rj 2% co g Q I co ca II II co 2% II Q I � N, 1 (`" 2% u u 2% It a n 2% II I u I n o M I ao I I 10' N °°°o o J' 1O' IILlb u, II II 0 c�a c"a I ry. I� P/L N 6 V 6 I ' o I I� I� �` n II I I� ~ I� 11 N L--� -c;�.._j ' I I� ,Ii`, N II I� n 2% -I Q I� I� o �. U w S P co o I I c� o _ c� c� ! 6' � I L I 1 'S• - I - - I 5' � 5' T 24. -- ) 24' 5, r' 30 30, I J 30, cc CO, co 4 C14 14 24 Of M N M °a ao N 3D a0' N M 1 a ro 00 rn u� 1 M I � y I ..� II II n II ° II I "' I II 2% II ^ art 2%1 �' .I-- 2% II ^ n 2% I� n ^ SII 10' II co 2% �o I n II 1 1 o � � „ II � � 2% co � <c II n I II N - IN L5� n ` ' 1 I o I II ` I ' ' I - n 11 �' I I; " `2- fin I� „ LL I 0 10, ' � �+ � i v � I _ 7.07 TC - / _L4s.es r 1 10 7.42 TC 6.62 TC - - / I J 13� 6.65 15 TC - 6.57 FL 7.43 TC I- --_ 13' 47 TC 7.11 TC I - 15 6.36 FL 7.22 TC 1 O - - - - - 6.9 /J° 6.97 FS J 6.72 FS 1 -- o - - - - - - - - - - - - - - s _ o� a 6.92 FS P L 7.79 TC 13' 6.61 FL - - - - - 1 P/L 1 1 ------- - - -�� - --- - �, REMOVE AND REPLACE 619.99' N89.42'00"E f REMOVE AND REPLACE) IX. WALL 1G, � �_' 4. 3 ASPH EX. WALL W/ RETAINING ON 1 I X 106•SHADOW ASPH SHADOWX 106. 8 ASPH L �0� IX. SALEEN RETAINING 03 L AND SCREEN WALL AND SCREEN WALL ASPH P H Ln01 T�NSITI ON U� 3 MINIS 24' ALLEY WIDTH PL PP qL PP QP FACE OF GARAGE / / PROPOSED 6' WALL ON SOUTH AND EAST GARAGE FLOOR TYPE "A" CURB AND BLDG. FACE 3 I- - BLDG. FACE PROPOSED 8' WALL ON NORTH X BLDG. FACE 26' 1/2" PREFORMED EXPANSION JOINT FR SEE PLA PROPOSED PAVEMENT 1.25% MIN VARIES %RAGE FLOOR 20 0 10 20 6'PCC SLAB OVER 6 AB GARAGE FLOOR 3.00% MAX 2-8% GARAGE FLOOR 4.5' MAX: 0' MIN RETAINING 0 27 MIN MAINTAIN GUTTER GRADE 7.2=Ax 0" CURB FACE CURB FF: SEE PU 1 GRATE INLET 2% VAR% a a FLOWLINE WHERE OCCURS ""�/i`��, FEET < ; 3" FLARED w ��/ SCALE: 1 "=20 . CURB & GUTTER I " TYPICAL ALLEY AISLE SECTION PERIMTER SECTION IIIIIIIIIIIIIIII- 1- NTS N.T.S. INTERIOR ROAD SECTION - III III-I _ _- -III III CURB TRANSITION DETAIL THE UTILITIES SHOWN ON THIS MAP ARE BASED UPON THE BEST AVAILABLE PUBLIC INFORMATION .. -III- -� I-III=1 I-III-III-III-I NTS N.T.S. OBTAINED FROM THE CITY OF NEWPORT BEACH. OWNER/DEVELOPER o PREPARED BY : I hereby certify that 0" CURB DETAIL REVISIONS 1. These plans have been prepared under my supervision; TENTATIVE TRACT MAP EBB TIDE LLC C&V CONSULTING, INC. oQaOfESS/ON's 2. The grading shown hereon will not divert drainage from its natural 17772 NO DATE INITIAL DESCRIPTION APP DATE PO BOX 19583 CIVIL ENGINEERING @@ ?� W. Sc Py downstream course or obstruct the drainage of adjacent properties; LAND PLANNING AND SURVEYING ~ �� v� c 3. Existinground contours and elevations were obtained b field survey IRVINE, CA 92623 Z„56 B W; performed on MARCH 2014. y y CONCEPTUAL GRADING No. 33520 _ FOAND UTILITY PLAN SHEET 2 OF 3 T. 949-943-7669 OITIII.L RANO$ �°RN'` 92610 • Exp. 6/30/2016 T. 949.916-3800 urw°oat eeecx F. 949.916-3805 `�./ CIVIC R@`! SCALE: AS SHOWN DRAWN BY: DSK CHECKED BY: VS CVC-INC.NCT SOF In V ENGINEER DATE RCE 33520 EXP. DATE 6-30-14 CITY OF NEWPORT BEACH 02 TENTATIVE TRACT NO . 17772 FOR CONDOMINIUM PURPOSES COUNTY OF ORANGE CITY OF NEWPORT BEACH STATE OF CALIFORNIA X104. 2 X104. 2 X104. 4 ❑ X101 . 8 X r---- � ❑ 3 1 /// X ----- --- - - >k1 6. 6 l 1 - X107. 5 X106. 7 X106. 6 x 7�3 OV (00 oMH n O ® IX PP TO REMAIN 9.99' vd IX PP TO -R'EMA'IN ❑ j.7 ---------Poo - ----- ---------- --- - - - - - - - - - - - -_----------b- ------ 90 00-E -- ------WP7 ---- ------ ------- - - ❑ P/ I ., I �' � 105 I i I I Co .- CO I I Co I I --- /----�� 711 l j 106. 4 1 I X'1 . 2 I I X103. 24' I 24' I 00 V X 1 0 3. W II 30' I I 10 3. 6 I z4 I W I ' >� I I• - -- I J 30 _ I I O V I I P E 1 5' a / 1 / --- - -- -- ° EWE I ------- W _ a / 32' 1Id I I O I T I V I g r I ' 0- 104. 1 I I X1 3. 8 OV o I j W I I I I I An' I - - - -- I a 5 I Lj 5,U_J \ / LTERRA CB Fl TERRA / LTERRA B FlLTERRA PROP / 1 10 6. 2 AIH \ Co PROP. S 14' MH � I X 26' MH I \ I 1 P. SD H 1 o r of PRIVATE STREET PRS. � H �' RIVAT II C o ' ow E I t o CD - --- --- Z M I° I III- I - _ - 103. 2 I I Z X1 UZ - -_ I OL - l - a P/L I I X U ❑ I FH co ' ❑ ' & Q 1 + IT -I = - --! - - - ❑ X 104. 3 I 1 PROP. SS MH 1 I - --- .- 0 I 24' I 1 �----- >K 105. 8 1 O 1 /� U /0 iI ---, -_-- - 00 - I 1 O V X 10- 6 'tr 18' 'V I 1 MN I -,I � -- LS� FIMH� RA �- O --- P 0 -. - - f T IX I ! I 1 10 . 9 ' - - - - --r- - -- s-- --r - ❑ 1� PROP. DW 1 - V P. DWvp PROP. SD 14' MH / I 26' PROP. SD PRIVATESTREET � --- i �Q 26. (] I MH O M X% R 1 L SI I IE PROP. SS 00 MHr4v ,L.. PROP. SSO77 MH 1 0 1 1 ' U =�- J. MH _ FlLTERRA CB LTERRA / FlL 6B FlLTERRA - $ - _ --- o '' - & I I o I I I 1 31" I I & I 32' 31 / I I I 1 , . I 171 � II ✓ // 20' I ELI I �� I I I/ I I I - 3 I -- W W O SI 10 i _ I C j- ---� X _ w r --- -- � M - W ' I Cn I - I 1 a Cq W �P/L Q I V X 03. 7 1 . 7 �< 1 62 L1L r- Li x - - - - -- I 5' 24' �'I' 24' I 24' 24' 24' ' 1 I I 30' • I I i I // I N y I I I I � I Co Jul / PL 1 y 619.99' N8942'00" �j104. 3 X103. 8 X 106 . 8 0-� X 103. 3 T -� Ln STORM DRAIN NOTE: ALL STORM DRAIN WITHIN THE SUBJECT SITE WILL BE PRIVATE AND WILL BE MAINTAINED BY THE HOA, ALL OFF SITE STORM DRAIN WITHIN THE PUBLIC RIGHT OF WAY WILL BE DEDICATED TO THE CITY. 20 0 10 20 FEET SCALE: 1 "=20' THE UTILITIES SHOWN ON THIS MAP ARE BASED UPON THE BEST AVAILABLE PUBLIC INFORMATION OBTAINED FROM THE CITY OF NEWPORT BEACH. OWNER/DEVELOPER PREPARED BY : I hereby certify that REVISIONS - 1. These plans have been prepared under my supervision; TENTATIVE TRACT MAP EBB TIDE LLC - C&V CONSULTING, INC. oQaOfESS/ON's 2. The grading shown hereon will not divert drainage from its natural 17772 NO DATE INITIAL DESCRIPTION APP DATE BOX �( 583 CIVIL ENGINEERING downstream�( W Sc Py downstream course or obstruct the drainage of adjacent properties; 11 LAND PLANNING AND SURVEYING ~ �� v� c 3. Existinground contours and elevations were obtained b field survey IRVINE, CA 92623 77156 BURBANK W; - performed on MARCH 2014. y y CONCEPTUAL UTILITY No. 33520 - PLAN SHEET 3 OF 3 T. 949-943-7669 FW7T RANCH, �°RN'` 92610 • Exp. 6/30/2016 T. 949.916-316-3 800 C I V II- \�' ur wnoat eeecx CV949.916-M INC.NCT � OFCAUE�R@ SCALE: AS SHOWN DRAWN BY: DSK CHECKED BY: VS ENGINEER DATE RCE 33520 EXP. DATE 6-30-14 CITY OF NEWPORT BEACH �9 V� QP �P �o Attachment No. PC 6 Project Plans 71 V� QP �P PA2014-110 Attachment No. PC 6 - Project Plans y _ A CITY OF COSTA MESA CITY OF COSTA MESA M CITY O F P PROJECT SUMMARY LOT 09 LOT 10 LOT 13 LOT 14 LOT 17 I N E W P 0 R T BEACH LOT 18 LOT 21 LOT 22 LOT 25 J21P3 P 2 r i , r � BUILDING AND 20NING fODE SUMMARY P3 P3 P1 P2 1 P3 P3 P1 TYPE OF CONSTRUCTION V-B --- - OCCUPANCY R-3 30 LAND USE DESIGNATION LOT 08 r LOT 11 LOT 12 LOT 15 WP3 LOT 19 LOT 20 LOT 24 5 LOT 23 P3 24 Typ' P3 P1 P2 C p3 P1 P2 1 P3 ]]P2 EXISTING/PROPOSED RM (Medium Residential) SITE SUMMARY 15' LANDSCAPE ACRES ±4.65 acres 202,554 SF N LOT 28 TOTAL UNITS PROPOSED ±81 UNITS SETBACK LOT 07 P1 DENSITY PROPOSED ±17.4 DU/AC — P3 EP _ _ _ _ FLOOR AREA RATIO (F.A.R) .94 191,100 SF TOTAL LOT 83 LOT 82 i LOT 80 LOT 79 LOT 78 P LOT 76 LOT 75 LOT 74 I TOTAL BUILDING FOOTPRINT AREA 63,285 SF , „ LOT 73 LOT 72LOT O6 P3 P2 P3 P2 P3 I P3 ii P3 P1 P3 P3 LOT COVERAGE 31% LOTL911 _ _8' 15' P3 26' 15' —, , , � ' � � 9T i � 26' I P10' w w 1 - - 11� UNIT PLAN SUMMARY -cc L—N IPLAN I PLAN 2 PLAN 3 _ _ p DESCRIPTION 3-STORY 3-STORY 3-STORY Q v - CVS Community rn i - - – _ _ _ _ _ _ — _ _ i _ _ P LOT 30 Open Space p2 Z 2BD+FLEX/BED 3, 3.5 BA 2BD+FLEX/BED 3, 3.5 BA 3BD+FLEX/BED 4, 3.5 BA Q # OF UNITS 24 24 33 1 1 1 IST FLR. (GROSS) 302 SF 311 SF 414 SF I � 2ND FLR. (GROSS) 123 SF 130 SF 873 SF W V LOT 60 LOT 61 � ' LOT 62 LOT 63 LOT 64 1 LOT 65 FI' P�3 LOT 68 LOT 69 LOT 70F JP13 3RD FLR. (GROSS) 119 SF 118 SF 854 SF P3 P2 P1 P3 P2 P3 P3 i P1 iiiP3 iJ TOTAL LIVING (GROSS) 1,144 SF 1,826 SF 2,141 SF GARAGJ LOT 05 ----s= – !---s-- =----s-- 430 43 1 P2 – - - GRANDETOTAOLS(GROSS) 2�110FSF 2,256FSF 2,512 FSF 27' NiEU ZLOT 04 8' 15' , 10' DECK (GROSS) 45 SF 10 SF 112 SF P1 �, – — – – ROOF DECK A (GROSS) 393 SF 426 SF 486 SF --- 24'Typ. 1 1 O ROOF DECK B (GROSS) 602 SF 635 SF 846 SF LOT 57 1 ' LOT 45 LOT 39 LOT 38 1 LOT 33 �– KP2 6 rP3 T 51 LOT 50 LOT 44 P1 LOT 03 p3 P3 P1 P3 ? P2 P1 PARKING SUMMARY P2 F, — – – – – – PRIVATE GARAGE SPACES 162 – – – – — – – o — – – Z OPEN PARKING SPACES 44 LOT 55 5 LOT 46 ILLOT 40 LOT 37 LOT 34 ` RATIOS 2.54 PER UNIT LOT 02 LOT 58 P3 LOT 52 ; ti LOT 49 P3 ti LOT 43 P1 P2 P2 P1 P1 P1 1 P2 P2 ____�� _____ _ _–_ OPEN SPACE SUMMARY � `moi-- - --- P2 - - � - - - - _ _ - - -- - - - 1 REQUIRED PER UNIT 15 SF PER UNIT LOT 01 ' T 59 LOT 54 LOT 53 ` ` LOT 41 LOT 36 LOT 35 GRAND TOTAL REQUIRED 6,015 SF P2 P2 P1 P2 LOT 48 LOT 47 LOT 42 i P1 P2 P1 P2 P1 P3 P `2 P P P p i P P i P ____ TOTAL PROVIDED + COMMON OPEN SPACE _9,061 SF 122 SF/UNIT Spaces to be min. 15 xl5' PRIVATE OPEN SPACE ±32,210 SF (393 SF/UNIT) See note below for requirements ROOF DECK ±46,410 SF (50% = A, 50% = B) - _ – GRAND TOTAL ±81,801 SF NEWPORT HARBOR APARTMENTS _MOBILE HOME PARK ' '•� PRIVATE OPEN SPACE 5% OF GROSS SQ.FT. The open volume area shall have a minimum dimension of at least five feet in depth from the wall plane on which it is located a r'" ,' - • _ and a minimum clear vertical dimension of at least seven and one-half feet; and be open to the outdoors on at least one side 0 15 30 60 I I I I PLACE N T I A AVE SITE ARCHITECTURAL SITE PLAN P190 Pr Ebb Tide LLC Newport Beach, CA KTGY Group, Inc. PO Box 19583 KTGY # 2014-0061 3.19.2015 Arch itecture+Planning Irvine, Ca 92623 17922 Fitch • 949.943.7669 Irvine, CA 92614 949.851 .2133a ' ktgy.com �3 PA2014-110 Attachment No. PC 6 - Project Plans LEGEND 1. R.O.W. per Civil Engineer. 2. Property line. 3. Intersection sight-line, City standards. 4. Existing concrete sidewalk, ramp & parkway, to remain. —- 5. Proposed wall / fence (per Wall & Fence Plan). 10 10 6. Proposed pilaster (per Wall & Fence Plan). 7. Proposed side/rear yard gate (per Wall & Fence Plan). 8. Proposed tree (per Planting Plan). 9. Proposed common area landscape (per Planting Plan). 10. Proposed project name lettering / signage wall or monument. 11 . Private yard, homeowner installed & maintained. 12. Community Recreational Area (with pool, spa, restroom building, shade structure & entertainment counter), see Enlargement. 6 8 11 2 16 5 19 6 13. Vehicular enhanced paving (colored concrete or pavers). U 14. 4' Wide walk crossing, natural color concrete. EXISTING INDUSTRIAL 15. Mailboxes (CBU, per local USPS specifications). 16. Natural colored concrete driveway with medium top-cast finish. do 17. 3' Wide single-unit entry walk, natural colored concrete with med-top-cast finish. 1 Limi ork 18. 4' Wide shared walk, natural colored concrete with med-top-cast finish. 19. Guest parking ADA stall, per Civil Engineer. 21 20. Street gutter, per Civil Engineer. I21 . Existing utility to remain. 11 L - - L —I ui I 4 a - 18 5 19 12 �. ■ ■Yunn n'�' omega 1 �• - • 01..4 - .�. , .__ dum. n. wmon• ■ - � F•�! _.____ — - � _ _ Z • • i - U jump 9 < J _J Pr 7 z : 13w 14 - - o _ . - - - - - - I i Y I F _4 - LU � a 10 - z _ . UJ 3 + TT < I n. mnuu uu• nm.muuu uu. mon■ ■M mun . ' un In• S.nu oon11.1 ono. ■■ . Y. a ■Yu• u..Y■ . mmur. r.mm• o :rn mmol. .mYdmm- - 4 19 15 9 I 18 z 7 t1 7 l � 5 - + i + + - + '� '� + 4 B �I I EZ 1 I - I II Limit of Work i- ��, 15 - —EXISTING RESIDENTIAL 5 7 16 8 0 15' 30' 60' NOTES: 1. All new landscaping shall have a fully automatic irrigation system. Irrigation (including spray and/or drip) will be provided, Scale: 1 =30' in the Construction Document phase, and to be installed per local California water regulations (AB1881). Schematic OLandscape Plan 3rd City Submittal Date: Mar. 18, 2015 Lm 1 Ebb Tide LLC 4 Park S a Plaz , Suite 1000 � ' te Newport Beach I Irvine, Plaza, Su Placentia Ave . Si 949.943.7669 1, 1111 LI MA: - Landscape Architecture 921:yonaul(S.270) Allen Vi,.G 92656 (www-stwdlpPAD,ro ) 74 - r - - 1 ni i n ' A. � i r 41L- IM —46 Ike O © • O O , �u - • 1. • ii � 1 • • 1 - • - 111 - • I its -1 • - •, • 1.. . 1 •. — 1 . - �. •, 4401 aA oil i - Mimi ■imp 4 rr ® - - NES u � A _ ='rte = mw OR* ;� ►tea '►tet � � �' � .�'� -. ,t, �✓- %r,aof, f 11 I00, I I • d I 1 , IN F CI y: ^.._ k -;..� 4'. ,a ! ,ie..` �." t ,fi �■ �ieeeeeese ' ` _ ■ II■ _ L !■SL-L-L-SS: �� i ■ II■` _. - i L—�'�• ■■■■■■■ HEMMER y , �� • 1 � I II II I � � — -- , _ jr I I Ii ■:■� r � II UI �■■..I• •,■■■ � II 111 � - ■■■ 1 I- �1 =ImaIImmM=MMM=Ix¢m:QII¢mmaammIIII¢mmaa:mmIIII¢mmIIamm,aaFir aa¢¢ma¢¢mIIa¢g¢mxII¢¢m;aII¢m;as¢¢mIIIIlxmmaZCMMEZC¢mma¢mmaa¢mma q■■■ nI n ■Ili n �L�IIm'�'IIIIZ>3a> L/.7■I -e d■I■ O © = - - - ~ 1 p i N. N. ■ .,�y.. ■■■ a b \ N -_— \ Q.lii - 1 R � N 1.- ■■�. � N .� �■■ f req■ � ■�_ 1 � 1 _ e — ■■■■■■E!■■■A■��■r, -- _ - = IL` ---------------------- ,:1■ ■ •!■ b � � ■SSSS — - .■ — q - ��I a n■I I■��■L q v■ INE i�iL...v iii■:.: ■*I■ d I■■■■■�I R _ o �y �I --- ■• ■S!!SIIT' IIIII mLum ' q _ 1 •._ I� � � nu 11111 ,...,.nn . al � � 1 �� ■ � 1 It■■■■■I N . N li a■ ■® mommomi Ll R ■, ' ■ ■ L mmllr= =21-TE-Em- m,g■■ u o �I n �Raml�4'III¢Cd'IIII�CI H■■■ d■I■ ■ ■ ■ ■ 1 ' � — ■ '—moi, ,� °n II n i n II 8 8 �■'■ a i■ °n i■ i■ q �®� II N ■�� II:��. N L��. ��■��■ :��.�■!■�� r■ 8 0— ��- ��■ N L��. 0 `MEMO ■SSSS■S . r -1 �aMMM311xmII'II¢mm7III¢mIIII¢G:mIIIIL:mIIIIIIImmIIII¢mIIII¢¢mIIII¢mmYT � ©ama�8>smatm��Q:eaaao:maafl:maaamm=a>zmaaamm,aaam:�aam:oaaaax� 0 ..I II LI Ir Ir 11 r 11 #� l Iq � �� Z� �� I■I I �L� � i . •y, Irl . ,,.. +,�,. . - r l I 1, � .^ a � I _ I —I � it ■i ► ■i ► . ■ � ► I � I � ■■�� ► �n IM sS MM m ■�Si= _�■■■■C . .. i.� N�■■■S'i� mom �■IS 1 1 1 I I - •II 1 1�—�- � 1 I�r� _ 1 �I- ,� SII - �� li � � I II �� 1 �i �I I I �I ■— III \iii Ll a O I I I PA2014-110 Attachment No. PC 6 - Project Plans PLANTING LEGEND Symbol Type/Form Suggestions Trunk Size WUCOL Qty. Botanical Name (Common Name) EXISTING INDUSTRIAL PALMS Vertical Phoenix dactylifera(Date Palm) Single 8.10'BT Low 13 7-F_.:. Limi ork + J + TREES ❑ -- Specimen Acacia stenophylla(Shoe String Acacia) Single B&B Low 2 I I Magnolia'Mag. Beauty(M.B.Southern Magnolia) Med II II ) I Canopy Platanus racemosa(California Sycamore) Single 24"Box Med 9 Ll V ' I Medium Agonis flexuosa(Peppermint Tree) Single 15 Gal Low 20 + Evergreen Rhus lancea(African Sumac) I — _— w _ O Small Lagerstroemia i.'Natchez'(White Crape Myrtle) Single 15 Gal Med 51 ] - +- - Deciduous Q I I0 Small 1 P ( F - Evergreen Gei'era arvilFlora Australian Willow Single 15 Gal Low 43 ~ I •. �.■■■.ur .u . •■■■.■... ■.... ■■■■■■■■■ ■■■n■■■ ■■■■■■■■ ■■■■■■ ■■■■■■■■ ■■■■■■ ■•■■■■■■' �+ - __+ ..■'■■ ■',■-■�■ ■■ ■ ■.■+ ■ ■�■ ■ ' ■ ■ ■ '■■ ■�■ �■ ■■M .■ ■■�■ ■ ■ ■■j■ ■ ■ ■ ■■ ■ ■ I Vertical Melaleuca uin uene via Pa erbark Melaleuca LU I - • 4 4 ( P ) Single 15 Gal Med 7 w - + - • 4 3 - Z _.. Buffer g Tnstania conferta(Brisbane Box) = _ Q _ _ ❑ J J� Columnar Cupressus sempervirens(Italian Cypress) Single 15 Gal Low 74 I - Juniperus'Sky Rocket'(Sky Rocket Juniper) Low a I + ® • 4 4 ._ Podocarpus macrophyllus(Yew Pine) Med — ° ® + - LLJ Z I it 6== II I - +r I i N LU -� o a O � + I SHRUBS and GROUND COVER Proposed Accent Plant from Proposed I jAl _ " Icn ~ Shrub List, this sheet. ....... ... .............. .. . . .. . . �.�. . . CI�C7..- + I — + t �. Agave sp. Agave I ; � + - — � w Echlum candicans Pride of Madeira U=.7= .. . . . .. .�. ..�. ... . .M...�.., .' .� - . ..`. ..: . .�. .w. .�. . u. . . . .. . . . ....F. . . ..w. .�. ..L. .�. .�.. .�. .a.. .M. .�. . . \_ Aeonium arboreum 'Atropurpureum' Purple Aeonium G� Anigozanthos Kangaroo Paw t --- + I Ii9_4 w Aloes . Aloe + + + + + + + + Bougainvillea sp. Bougainvillea I Callistemon 'Little John' Dwarf Callistemon I J Carex Sedges I Carissa m. 'Green Carpet' Dwarf Natal Plum I - - - - - - -- - - Ceanothus griseus 'Point Sal' Point Sal Wild Lilac I I I — I Cordyline sp. Purple Dracaena Palm I I Delosperma cooped Ice Dymondia margaretae Silveir ng Carpe Plant Lantana camara 'Rose IMP' Bandana® Rose Improved Lantana Lavandula stoechas 'Larkman Hazel' HazelTM Spanish Lavender I + \ + -_ +/ Leucophyllum spp. Sage / Texas Ranger + , + + Ligustrum japonicum "Texanum" Japanese Privet Limit of Work Nassella pulchra Purple Needlegrass Nassella tenuissima Mexican Feather Grass EXISTING RESIDENTIAL Muhlenbergia rigens Deer Grass Pittosporum tobira 'Wheeler's Dwarf Dwarf Mock Orange /\ Rosa sp. Roses & Carpet Roses ^ / Rosmarinus p. 'Huntington Carpet' GC / Prostrate Rosemary Rosmarinus officinalis 'Tuscan Blue' Rosemary Sedum sp. Sedum Mix NOTES: Senecio sp. Blue Chalk/ Fingers 1. All new landscaping shall have a fully automatic irrigation system. Irrigation (including spray and/or drip) will be provided, in the Construction Document phase, and to be installed Strelitzia reginae Bird of Paradise per local California water regulations (AB1881). 70-75% of the proposed trees, shrubs, groundcovers and vines are to be Xylosma congestum 'Compact' Compact Xylosma 2. Transformers, back-flow preventers & other above-ground utilities to be screened with landscape as permitted per local codes & regulations. drought tolerant with low water demands. 3. Landscape lighting (landscape up-lights, path lights/bollards, etc.) to be coordinated with Electrical Engineer in future phase. VINES & ESPALIERS 4. The plant palette listed provides a list of plant material to select from when preparing final landscape construction documents for this project. However, substitutions may be required due to availability, soils tests, or other conditions. Bougainvillea 'Monka' Bougainvillea 5. All trees within 5' of hardscape to be installed with deep root barriers. (Oo-La-La® Bougainvillea) Hardenbergia violacea 'Happy Wanderer' Purple Vine Lilac 0 15' 30' 60' Scale: 1" =30' Schematic Planting Plan 3rd City Submittal Date: Mar. 18, 2015 L4 Ebb Tide LLC 4 Park S a Plaz , Suite 1000 � ' te Newport Beach I Irvine, Plaza, Su Placentia Ave . Si 949.943.7669 NLWI:04I pIACJ Landscape Architecture 92A,..A(5W 270) A%o Melo CA 92856 (~M"B FAD. ) 77 r 0 . . own i t - ■■■�li il■■■■ aaaaaeee ■■■■li Ili■■■ ` a�aaea■a - _-� \ =�1 :��■■■ul ��T■■■■■e ® -�■ ■ +� �■�■■■,�� ■I ��i � �r � ■n■■■n■n■■■■m■n■■n■n■m■■■■■nmm■■■ � ��■riars■■■■■■■��m■��m■� �■ �I__ t I ■ ■, ■ ■ ��•�`. a ��■■■ w• ■I■ ® ■ .. � ■■ ■ ■■9i..OMM®E ■i■■�■■r ■ e� • ■■■ ■ ■,_ � �� ■2 mini ■ I� ■■■ o c o ■ ► 1MEMO[ _ _ ■ , 0 0 0 0 ■ I �� i �: i� 'llll`III��II ..ia�� - - ■ 1.5 ■ � � -- - •,..- - Imo■PON ■� I I I I-I 13 IMMMM_ IM _ II K I C H LER ®■�� II • 1Ip■ 7 I LOW VOLTAGE TRANSFORMER � � it ___ - I� � +� � I'� I � v ` - ! ■�� r ■I ■■L I■ I MEMO IME 01 101 II � - ��11 I�-_. .�. � ILS.•- :�. � ,�� I �. L, �I- _ �r.. ■.■■' II lei � � � I � n �I ,�' � I - II .I �� I � I■ � L L L II ]y •i '.1 ti t .-qtr: !�y r • tr ' - 'i . _>• :} d ,�.f� Myr Kv all lilt 9L 40 Ireq t i VIA- f ' i a • ,r r O I I 1 I I An • • • , PA2014-110 Attachment No. PC 6 - Project Plans 611 PROJECTION AT ENHANCED ELEVATIONS ONLY 21'-0" 21'-0" 21'-0" 21'-0" 8'-1" 12'-11" 7'-3" 13'-9" 7'-3" 13'-9" 5'-3 1/2" 15-8 1/2" (V ---- cV I LK—1yJ I F===== I A/C LINEN � ill 11 OPT. BATH 3 L---� POWDER DINING 11 _ N BEDROOM 2 UP 13'-2"x 10'-4" 5'-0 '2" LAUt11 RY 1s_1°X10-1r I � BONUS / OPT BED 3 I L---I —1— II zi _ I L_ /� I �_� I I I I 12._4,.x 10,_$�� BO l i l R UP UP � `__________ ________ .. --- ---- .. __ .. __-__ L -------- I � --- --- BAT 2 W.I. --- --- ii i I I NF — 7 --- ------ ENTRY E ' N M ------- IG — EF ROOF DECK ------- I :: O M - --- ¢ i 1111po N _______ N_____ __ :: - _ I f`- - ---- 1 1 0 1 KITCHEN I I ❑, 17'-6"X 19'-0" GARAGE CLEAR SPACE FE] i i 18'-9"x11'-2" I--- INK } i O1 ------ T VERTICAL CLEARANCE W.I.C. Y i i= EO o M M ------- Z II M ------ I I 7'-7" 5' x -8" Q I '- Cl) ------ ___ ___ - O ^ 0_ .. ., I Cl) --- --- I I I �.X s'-5" I I I A I I I 1 J ON. IDN. CDDN. I �- I I I I I I I I I I I I I I I - ---- GARAGE I I I 20'-5"x 20'-0" I I I I , I I I I I I DECK LIVING — I M. BED r 5'-4"x 9'-5" 15'-2°x 15'-2" = I r I r I I N iv I 1S'-1"x 11'-8" �- S I ROOF I I R I I I I I , I I I I I I IL_______ I I I I I I I I O I I I I N L----------------------------------------J L------------- ---------------------------------------- 5'-31/2" 16-81/2" F-31/2" 16-81/2" F-31/2" 16-81/2" ROOf PLAN THIRD fL00R SECOND KOOR FIRST fL00R AREA SUMMARY FIRST FLOOR 302 SQ. FT. SECOND FLOOR 723 SQ. FT. THIRD FLOOR 719 SQ. FT. TOTAL 1744 SQ. FT. ROOF DECK 393 SQ. FT. GARAGE 426 SQ. FT. 0 2 4 8 I I I I I PLACE N T I A AVE SITE PLAN I ILOOR PLANS - 20 + 1LEX/BED 3 , 305BA A 1 00 Ebb Tide LLC Newport Beach, CA KTGY Group, Inc. PO Box 19583 KTGY # 2014-0061 09.11.2014 Arch itecture+Planning Irvine, Ca 92623 17922 Fitch • 949.943.7669 Irvine, CA 92614 949.851 .2133 i ktgy.com go PA2014-110 Attachment No. PC 6 - Project Plans 21'-0" T-3" 13'-9" { I I A/C I I I N I r I � N I i I r I I I I I I BQ I I I I I I I I I I I I fV I I r ------- iuoEFICOUP TER � I ih ------- 1L — EF I N I I I I I I I I I �a------- oo INK ROOF DECK 5 I I I oD I I ch I I I I I I I I I I I I I I I I I I I I I I I I I I I I IDN. I CV I I I I I r I I I I I I � I N I I I I I I I I I I I I I I in I I N I I I I I I I I I I I I I I 5'-0" ROO[ PLAN AREA SUMMARY FIRST FLOOR 302 SQ. FT. SECOND FLOOR 723 SQ. FT. THIRD FLOOR 719 SQ. FT. TOTAL 1744 SQ. FT. ROOF DECK 602 SQ. FT. GARAGE 426 SQ. FT. 0 2 4 8 I I I PLACE N T I A AVE SITE PLAN 1B ILOOR PLANS - 2BDR + ILEX/BED 3 , 3 * 5BA A I , Ebb Tide LLC Newport Beach, CA KTGY Group, Inc. PO Box 19583 KTGY # 2014-0061 09.11.2014 Arch itecture+Planning Irvine, Ca 92623 17922 Fitch • 949.943.7669 Irvine, CA 92614 r 949.851 .2133 ktgy.com gs PA2014-110 Attachment No. PC 6 - Project Plans f � MATERIAL LEGEND —' roc of cuaRoruii I . FIBER CEMENT, STAINED LOOK SIDING I 3 2. NOT USED ILI TOP OF�FOE�H 3. STUCCO, LIGHT SAND FINISH s = 4. VINYL GLAZING 4 5. FIBERGLASS ENTRY DOOR 6. METAL SECTIONAL GARAGE DOOR ; 1 o ILI 1. METAL GUARDRAIL 8. METAL AWNING 7 — . 9. NOT USED ,C 10. DECORATIVE EXTERIOR LIGHTING 11 . ILLUMINATED ADDRESS SIGN 10 6 11 8 5 4 8 FRONT RIGHT 1r a IE Fm rE r r:YY 5Ll ILI 71 i PERSPECTIVE, N.T.S. REAR LEFT 0 4 8 16 I I I I I PLACE N T I A AVE SITE PLAN I =A ELEVATIONS + PERSPECTIVE A 1 02 Ebb Tide LLC Newport Beach, CA KTGY Group, Inc. PO Box 19583 KTGY # 2014-0061 09.11.2014 Arch itecture+Planning Irvine, Ca 92623 17922 Fitch • 949.943.7669 Irvine, CA 92614 949.851 .2133 i ktgy.corn 22 PA2014-110 Attachment No. PC 6 - Project Plans 3 MATERIAL LEGEND I . FIBER CEMENT, STAINED LOOK SIDING TOP OF GUARD JL - - - s TOP OFFOOFOECR 2. NOT USED 3. STUCCO, LIGHT SAND FINISH 4. VINYL GLAZING 4 5. FIBERGLASS ENTRY DOOR 1 6. METAL SECTIONAL GARAGE DOOR 0 - 1. METAL GUARDRAIL L ' 8. METAL AWNING 9. NOT USED ' 10. DECORATIVE EXTERIOR LIGHTING 4 � � ' 0 11 . ILLUMINATED ADDRESS SIGN t 6 11 8 5 10 4 FRONT RIGHT K Pt i ••V 4,) •;r i I . PERSPECTIVE, N.T.S. REAR LEFT 0 4 8 16 I I I I I PLACE N T I A AVE SITE PLAN I = B ELEVATIONS + PERSPECTIVE A 1 03 _ _ _ Ebb Tide LLC Newport Beach, CA KTGY Group, Inc. PO Box 19583 KTGY # 2014-0061 09.11.2014 Arch itecture+Planning Irvine, Ca 92623 17922 Fitch • 949.943.7669 Irvine, CA 92614 949.851 .2133 i ktgy.corn g� PA2014-110 Attachment No. PC 6 - Project Plans 611 PROJECTION AT ENHANCED ELEVATIONS ONLY W.I.C. POWDER ---------- A/C — DPT. BATH M. BED i �i� M BONUS OPT BED 4 13'-2"x12'-3 i Did / IUP U i 13'-2"x 10'-6" BQ II I I i i i i I R'- I --- --- - ------ --- __ I ❑ J `` II I — KITCHEN -------------- --- --- N --I_ ---- ° i _ 16-10"x 12'-0" 7 - 7 OP ------ -- UOKEF COUNTER w --- ------ - ¢ i /\ _ o --- --- — EF ROOF DECK -- --- ❑ ------ ST � a I — --- - _ i O__RAGTRY _I N I I I --- --- EllINK -- ---- L�D- ------ ------ — 17 6 X T9-0 GARAGE CLEAR SPACE— — — — — — — -1 --- --- -- BATH 2 ❑ M. BATH io O -----� - o --- --- .. -- io o -----�-- M --- --- - --- M o -------- o� ❑ MI co —_ DN. ca DINING I DN. DN. I I 14'-5"x 10'-9" I I I I I I I I I = I F-1 -1 LINEN LAUNI d. I I LI---� I I GARAGE I o =- ❑ :: :: � :: I 20'-5"x 20'-0" I w - I I I I I I N LIVINGPDECK ROOF M13'-11"x 14'-6" - 6'-6"x 11'-6" T CD I I BEDROOM 2 r ❑I BEDROOM 3 10'-1"x10'-0" L —JA -------------- 0'_0"x 10.0" 0 I I I N I cV J I I I I 10'-8" 10'-4" 10'-8" 10'-4" 14'-6" 6'-6" 21'-0" 21'-0" 21'_0" 21'_0" 3 BEDROOM ROOf PLAN THIRD fL00R SECOND KOOR [IMT fL00R AREA SUMMARY FIRST FLOOR 317 SQ. FT. SECOND FLOOR 730 SQ. FT. THIRD FLOOR 735 SQ. FT. TOTAL 1782 SQ. FT. ROOF DECK 423 SQ. FT. GARAGE 430 SQ. FT. 0 2 4 8 PLACE N T I A AVE SITE PLAN 2 ILOOR PLANS - 3BDR + ILEX/BED 4, 305BA A200 Ebb Tide LLC Newport Beach, CA KTGY Group, Inc. PO Box 19583 KTGY # 2014-0061 3.3.2015 Arch itecture+Planning Irvine, Ca 92623 17922 Fitch • 949.943.7669 Irvine, CA 92614 949.851 .2133 ' ktgy.com g� PA2014-110 Attachment No. PC 6 - Project Plans I A/C BQ cli W 1-10�E COUNTER N EF INK ROOF DECK 0 EO co DN. I i I I I i I i i I I I I I I I I I I I I I I N I I M I � ----------------- I I I I I I I 14'-6" 21'-0" ROO[ PLAN AREA SUMMARY FIRST FLOOR 317 SQ. FT. SECOND FLOOR 730 SQ. FT. THIRD FLOOR 778 SQ. FT. TOTAL 1826 SQ. FT. ROOF DECK 635 SQ. FT. GARAGE 430 SQ. FT. 0 2 4 B I I I I PLACE N T I A AVE SITE PLAN 2B ROOR PIANS - 2BDR + ILEX/BED 3 , IRA A291 Ebb Tide LLC Newport Beach, CA KTGY Group, Inc. PO Box 19583 KTGY # 2014-0061 09.11.2014 Arch itecture+Planning Irvine, Ca 92623 17922 Fitch • 949.943.7669 Irvine, CA 92614 949.851 .2133 i ktgy.com �..J 25 PA2014-110 Attachment No. PC 6 - Project Plans MATERIAL LEGEND iOPOFGU0AOR4L FIBER CEMENT, STAINED LOOK SIDING 2. NOT USED TOP OF ROOFOECK i� 3. STUCCO, LIGHT SAND FINISH 4. VINYL GLAZING ILI 3 - 5. FIBERGLASS ENTRY DOOR 6. METAL SECTIONAL GARAGE DOOR - 17. METAL GUARDRAIL + WIRE MESH INSET - - - 4 7 IlVS � 8. METAL AWNING 9. NOT USED ot 10. DECORATIVE EXTERIOR LIGHTING 11 . ILLUMINATED ADDRESS SIGN 6 1 11 10 4 1 5 FRONT RIGHT 4 yy.• 1 .� Ll 4 ; . ♦ J ILI 11 PERSPECTIVE, N.T.S. REAR LEFT 0 4 8 16 I I I I I PLACE N T I A AVE SITE PLAN 2-A ELEVATIONS + PERSPECTIVE A292 Ebb Tide LLC Newport Beach, CA KTGY Group, Inc. PO Box 19583 KTGY # 2014-0061 09.11.2014 Arch itecture+Planning Irvine, Ca 92623 17922 Fitch 949.943.7669 Irvine, CA 92614 949.851 .2133 i ktgy.corn g� 1 ` JP��FFry'�`. •1 � �� I ■ al rs��■ �� _`�'' M ' ��:{ i0 r, a i4 / 1 1 • • � � i • • i 1 � I1. I ' 1 � � - • • PA2014-110 Attachment No. PC 6 - Project Plans 25'-0" 25'-0" 25'-0" 25'-0" T-4" 17'-2" 4 17'-2" T_4„ 17'-2" T_4„ 17'-2" I N CV N \- - - -� I I I I I I I I __BATH 3 BONUS/BED 4 Y M. BED - - - ------- 5 9'-10" 11-8 x9 10 0,x 4 N ___ ___ ___ ___ N N - 16'-6"X 12'-0" ------- --- --- LIVING --- --- -------- '�\ I JJ ------- --- --- ------- ------- --- --- ------- 16'-6"x15'-10" --- --- ------- � � �/ ------- --- --- ------- --- --- --- --- ------- --- --- - - — — — — — — — — — — — — — ------- --- --- ROOF DECK a --- --- --- --- --- --- --- --- --- --- - - - - - � II_ \ i� - - J Jill _ __ ------ N --- --- --- --- COATS LINEN - --DN. - � DN. I O_ O O ERC UND ; R UP - - - - - - - - - - M. BATH F— 13'_4„x 6-0' .. T---- c O POWDER i i 0 17 6 X 19 0 GARAGE CLEAR SPACE - O D11" o � -17-o x 4-6"SIN 0 '� o I _ Cf)rn BATH 2 C� I I CV N TO"xT-6" -- N I I M Hul- �c`') BBQ ch — _ I - - I O M I I I ------ I r- �� i i Oi I ENTRY W i i 1 KITCHEN Z i i i ❑ 12'-8"x 1T-0" .. I UUI DINING �i0 I GARAGE 20'-0"x 20'-0" I I 11'-8"x 11,_8" I I _ OI 0 04 I 1 I I - I I I I I I I I I I 4-4 I cM ROOF i 00 BED 3 00 I I io in .. .. .. .. .. .. I BED 2 i ------------ T I I ---------------------- I j 10'-8"x 12'-0" I I I I I I I I I I I I I I I I I I I I I DEN DECK Ij 10'-S"x 5'-2" 13'_8"x 6-0" j co j II ----------------------------------i O I I O L________________________________________________________________J _ _ L-------------------------- M CO CO O O I r 11'-4" 14'-2" 20'-8" 4'-10" 25'-0" 11'-4" 13'-2" ROOf PLAN THIRD fL00R SECOND fL00R fIMT fL00R 611 PROJECTION AT ENHANCED ELEVATIONS ONLY AREA SUMMARY FIRST FLOOR 414 SQ. FT. SECOND FLOOR 873 SQ. FT. THIRD FLOOR 854 SQ. FT. TOTAL 2141 SQ. FT. ROOF DECK 486 SQ. FT. GARAGE 431 SQ. FT. 0 2 4 8 I I I I I PLACE N T I A AVE SITE PLAN 3 ILOOR PLANS - 30 + 1LEX/BED 4, 305BA A300 mm _ Ebb Tide LLC Newport Beach, CA KTGY Group, Inc. PO Box 19583 KTGY # 2014-0061 09.11.2014 Arch itecture+Planning Irvine, Ca 92623 17922 Fitch • 949.943.7669 Irvine, CA 92614 949.851 .2133 i ktgy.corn 22 PA2014-110 Attachment No. PC 6 - Project Plans 25'-0" 7--4„ 17'-2" 6" 0 (V I I I I I fV r DN. I UNDERC �1 EIR R I I I I I I SIN 0° o ROOF DECK °; N I oY BBQ I I W V N I = I O I fV --------------------------------------- 101-01, ______________________________________10'-0" 15'-0" 25'-0" ROOf PLAN AREA SUMMARY FIRST FLOOR 414 SQ. FT. SECOND FLOOR 873 SQ. FT. THIRD FLOOR 854 SQ. FT. TOTAL 2141 SQ. FT. ROOF DECK 846 SQ. FT. GARAGE 431 SQ. FT. 0 2 4 8 I I I I I PLACE N T I A AVE SITE PLAN 3B ILOOR PLANS - 3BDR + ILEX/BED 4, 305BA A301 mm _ Ebb Tide LLC Newport Beach, CA KTGY Group, Inc. PO Box 19583 KTGY # 2014-0061 09.11.2014 Arch itecture+Planning Irvine, Ca 92623 17922 Fitch • 949.943.7669 Irvine, CA 92614 949.851 .2133 i ktgy.corn g9 PA2014-110 Attachment No. PC 6 - Project Plans MATERIAL LEGEND - I . FIBER CEMENT, STAINED LOOK SIDING TOPOFGumORNL 3 TOP OF ROOFOECN 2. NOT USED II 3. STUCCO, LIGHT SAND FINISH 4. VINYL GLAZING Ell 4 i _ 5. fIBERGLASS ENTRY DOOR 1 6. METAL SECTIONAL GARAGE DOOR 0 7. METAL GUARDRAIL 8. METAL AWNING 9. NOT USED 10. DECORATIVE EXTERIOR LIGHTING 11 . ILLUMINATED ADDRESS SIGN -- T 10 6 5 3 fRONT RIGHT 4 1 r I I. FL ILI ]i t.j' �.-`- - Jrl!i i.i I ) • X M �r F1 ILI I!-] LL11 F1 1 -I PERSPECTIVE, N.T.S. REAR LEFT 0 4 8 16 I I I I I PLACE N T I A AVE SITE PLAN 3 =A ELEVATIONS + PERSPECTIVE A3 02 _ _ _ Ebb Tide LLC Newport Beach, CA KTGY Group, Inc. PO Box 19583 KTGY # 2014-0061 09.11.2014 Arch itecture+Planning Irvine, Ca 92623 17922 Fitch • 949.943.7669 Irvine, CA 92614 949.851 .2133 i ktgy.corn 9� PA2014-110 Attachment No. PC 6 - Project Plans MATERIAL LEGEND I . FIBER CEMENT, STAINED LOOK SIDING TOP OF GUARDRAIL - 2. NOT USED TOP OF ROOFOECK 1 — 3. STUCCO, LIGHT SAND FINISH 4. VINYL GLAZING 4 5. FIBERGLASS ENTRY DOOR 6. METAL SECTIONAL GARAGE DOOR 7. METAL GUARDRAIL 8. METAL AWNING - 9. NOT USED 10. DECORATIVE EXTERIOR LIGHTING 1 3 11 . ILLUMINATED ADDRESS SIGN 10 6 11 5 3 I , fRONT RIGHT Ak .r .- is •• - i t , I PERSPECTIVE, N.T.S. REAR LEFT 0 4 8 16 I I I I I PLACE N T I A AVE SITE PLAN 3 = B ELEVATIONS + PERSPECTIVE A303 _ _ _ Ebb Tide LLC Newport Beach, CA KTGY Group, Inc. PO Box 19583 KTGY # 2014-0061 09.11.2014 Arch itecture+Planning Irvine, Ca 92623 17922 Fitch • 949.943.7669 Irvine, CA 92614 949.851 .2133 i ktgy.corn 9� " 1 A -90 9� Attachment No. PC 7 General Plan Policies LU 5.1.9 and LU 6.6.2 93 V� QP �P 9� Land Use Element Multi-Family Neighborhoods LU 5.1.9 Character and Quality of Multi-Family Residential Require that multi-family dwellings be designed to convey a high quality architectural character in accordance with the following principles (other than the Newport Center and Airport Area, which are guided by Goals 6.14 and 6.15, respectively, specific to those areas): Building Elevations Treatment of the elevations of buildings facing public streets and pedestrian ways as the principal facades with respect to architectural treatment to achieve the highest level of urban design and neighborhood quality Architectural treatment of building elevations and modulation of mass to convey the character of separate living units or clusters of living units, avoiding the appearance of a singular building volume Provide street- and path-facing elevations with high-quality doors, windows, moldings,metalwork, and finishes s. 1 w r L Illustrates multi family residential infill townhomes,rowhouses,and apartments.Modulation of building volume and heights, articulated elevations,and orientation of residential units to the street Ground Floor Treatment Where multi-family residential is developed on large parcels such as the Airport Area and West Newport Mesa: Set ground-floor residential uses back from the sidewalk or from the right-of-way, whichever yields the greater setback to provide privacy and a sense of security and to leave room for stoops, porches and landscaping Newport Beach General PlaIm Land Use Element Raise ground-floor residential uses above the sidewalk for privacy and security but not so much that pedestrians face blank walls or look into utility or parking spaces Encourage stoops and porches for ground-floor residential units facing public streets and pedestrian ways Where multi-family residential is developed on small parcels, such as the Balboa Peninsula, the unit may be located directly along the sidewalk frontage and entries should be setback or elevated to ensure adequate security (as shown below). � lfl Illustrates mull/-familyresidential with lobbies and entrygates located on each street and pedestian-way frontage. Roof Design Modulate roof profiles to reduce the apparent scale of large structures and to provide visual interest and variety. Parkin Design covered and enclosed parking areas to be integral with the architecture of the residential units' architecture. Open Space and Amenity Incorporate usable and functional private open space for each unit. Incorporate common open space that creates a pleasant living environment with opportunities for recreation. (Imp 2.1) Commercial Districts OW- LU 5.2 Commercial centers and districts that are well-designed and planned, exhibit a high level of architectural and landscape quality, and are vital places for shopping and socialization. Policies LU 5.2.1 Architecture and Site Design Require that new development within existing commercial districts centers and corridors complement existing uses and exhibit a high level of architectural and site design in consideration of the following principles: Newport Beach General Plan q Land Use Element Policy Overview The General Plan provides for a mix of land uses for West Newport Mesa that include office, research, convalescent care, and retail facilities supporting Hoag Hospital, a consolidated light industrial district where non-water-dependent marine-related businesses would be encouraged to locate, enhanced housing opportunities, and supporting retail commercial services. While distinct sub-districts are defined by the Land Use Plan, the assembly and planning of multiple parcels across these districts to create a unified center that is linked by pedestrian walkways, parklands, and other amenities is encouraged. LU 6.6 A medical district with peripheral medical services and research facilities that support the Hoag Hospital campus within a well-planned residential neighborhood, enabling residents to live close to their jobs and reducing commutes to outlying areas. Policies 0 LAND USES (refer to Figure LU18) LU 6.6.1 Hospital Supporting Uses Integrated with Residential Neighborhoods Prioritize the accommodation of medical-related and supporting facilities on properties abutting the Hoag Hospital complex [areas designated as "CO-M (0.5)" (Figure LU18, Sub-Area A)] with opportunities for new residential units [areas designated as " RM(18/ac)'] and supporting general and neighborhood-serving retail services ["CG(0.75)" and "CN(0.3)"] respectively. (Imp 2.1) LU 6.6.2 Residential Types Promote the development of a mix of residential types and building scales within the densities permitted by the "RM" (Figure LU18, Sub-Area C) designation, which may include single-family attached, townhomes, apartments, flats, and comparable units. Residential densities may be increased on a property as a means of promoting a variety of housing types within Newport Mesa, provided that the overall average density of 18 units per acre is not exceeded. (Imp 2.1) STRATEGY LU 6.6.3 Cohesive and Integrated Medical Campus Development Work with property owners and encourage the development of a master plan for streetscape, pedestrian, signage, and other improvements that contribute to a definable district. Land use boundaries delineated on the Land Use Diagram may be modified by a specific plan to achieve cohesive districts that integrate a variety of land uses. (Imp 3.1, 4.1) Newport Beach General Plan V� QP �P 9g Attachment No. PC 8 Initial Study/Mitigated Negative Declaration 99 V� QP �P soo Ebb Tide Residential Project (PA2014-110) Initial Study/Mitigated Negative Declaration SCH No. 2015071007 The IS/MND is available online: http://www.newportbeachca.gov/cegadocuments 101 V� QP �P 20� Attachment No. PC 9 Draft Resolution — Denial 10� V� QP �P �o� RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH DENYING TENTATIVE TRACT MAP NO. NT2014-002, PLANNED DEVELOPMENT PERMIT NO. PL2015-001, AND TRAFFIC STUDY NO. TS2014-007 FOR THE CONSTRUCTION OF 81 SINGLE-UNIT RESIDENTIAL CONDOMINIUMS LOCATED AT 1560 PLACENTIA AVENUE (PA2014-110) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Ebb Tide, LLC., with respect to property located at 1560 Placentia Avenue, and legally described as a portion of Lot 714 of First Addition to Newport Mesa Tract, requesting approval of a Tentative Tract Map, Planned Development Permit, and Traffic Study. 2. The applicant proposes the relocation or demolition of 73 mobile homes, and the construction of 81 single-unit residential condominiums, private streets, common open space, and landscaping on a 4.7-acre site. The application includes a request to exceed the 28-foot flat roof height limit by approximately 10 feet under the provisions of Zoning Code Section 20.28.060 (Height Overlay District). 3. The subject property is located within the Multiple Residential (RM) Zoning District in the Height (H) Overlay District, and the General Plan Land Use Element category is Multiple Residential (RM). 4. The subject property is not located within the coastal zone. 5. On January 27, 2015, the City Council deemed a Relocation Impact Report (RIR) adequate prior to the closure of the mobile home park pursuant to Government Code Section 65863.7. 6. A public hearing was held on August 6, 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 meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. Pursuant to Section 15270 of the California Environmental Quality Act ("CEQA") Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. iO5 Planning Commission Resolution No. Page 2 of 3 SECTION 3. REQUIRED FINDINGS. 1. The Planning Commission may approve a Tentative Tract Map only after making each of the required findings set forth in Section 19.12.070 (Required Findings for Action on Tentative Maps) of the Municipal Code. In this case, the Planning Commission was unable to make the required findings based upon the following: a. The Tentative Tract Map is not consistent with the legislative intent of Title 19 of the Municipal Code. The proposed subdivision is not consistent with the applicable regulations and may prove detrimental to the community. 2. The Planning Commission may approve a Planned Development Permit only after making each of the required findings set forth in Section 20.52.060 (Planned Development Permit). In this case, the Planning Commission was unable to make the required findings based upon the following: a. The Planned Development Permit application for the proposed project's design is not consistent with the legislative intent of Title 20 of the Municipal Code and the findings required by Section 20.52.060 are not supported in this case. The proposed project is not consistent with the applicable criteria and may prove detrimental to the community for the following reasons: i. 3. The Planning Commission may approve increased height after making each of the required findings set forth in Section 20.30.060 (Height Limits and Exceptions) and Section 20.28.060 (Height Overlay District). In this case, the Planning Commission was unable to make the required findings based upon the following: a. The Planned Development Permit application for the proposed project's height is not consistent with the legislative intent of Title 20 of the Municipal Code and the findings required by Section 20.30.060 and Section 20.28.060 are not supported in this case. The proposed project does not provide sufficient project amenities or visual interest and the added height may prove detrimental to the community. 5. The Planning Commission may approve a Traffic Study only after making each of the required findings set forth in Section 15.40 (Traffic Phasing Ordinance). In this case, the Planning Commission was unable to make the required findings based upon the following: a. The Traffic Study is not consistent with the legislative intent of Chapter 15.40 of the Municipal Code. 03-03-2015 100 Planning Commission Resolution No. Page 3 of 3 SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Tentative Tract Map No. NT2014-002, Planned Development Permit No. PL2015-001, and Traffic Study No. TS2014-007. 2. The Planned Development and Traffic Study actions shall become final and effective fourteen (14) days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 (Planning and Zoning), of the Newport Beach Municipal Code. 3. The Tentative Parcel Map action shall become final and effective ten (10) days after the adoption of this Resolution unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 19 Subdivisions, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 6T" DAY OF AUGUST, 2015. AYES: NOES: ABSTAIN: ABSENT: <M41 BY: � Kory Kramer, Chair BY: Peter Koetting, Secretary 03-03-2015 ZOj V� QP �P zog Attachment No. PC 10 MND Comment Letter 109 V� QP �P 220 CCIR A California Cultural Resource Preservation Alliance, enc. P.O. Box 54132 An alliance of American Indian and scientific communities working for Irvine,CA 92619-4132 the preservation of archaeological sites and other cultural resources. cGSIVED g; r July 10, 2015 coMMuNrry Fern Nueno, AICP, Associate Planner JUL 1. 4 Z015 City Council Chambers,Newport Beach City Hall 100 Civic Center Drive C DEVELOPMENT aZ- Newport Beach, CA 92658-9518 o e`�P F NEWPO� Re: Ebb Tide Residential Project—Planning application PA2014-110/Planned Development Permit No. PL2015-001 Dear Ms Nueno: We are concerned that the proposed project area is culturally sensitive with a high potential for the presence of buried archaeological resources and Native American human remains. As indicated by the presence of archaeological sites at Banning Ranch in Newport Beach and Fairview Park in Costa Mesa, the region was densely occupied by prehistoric populations prior to European contact. Although the Area of Potential Effect is developed with mobile home spaces, etc., if the development occurred prior to the passage and implementation of the California Environmental Quality Act in 1970, and archaeological investigations were not conducted, the potential for buried archaeological resources remains high. Therefore, we request that this potential is given serious consideration, and that the City's regulations and guidelines regarding impacts to archaeological resources are included in the permits. Where the permits will entail ground disturbing activities,monitoring during construction by a qualified archaeologist should be required. In addition If human remains are encountered during excavations associated with this project, all work most stop, and the County coroner must be notified(Section 7050.5 of the California Health and Safety Code). The coroner will determine whether the remains are of forensic interest. If the remains are prehistoric,the coroner will contact the Native American heritage Commission(NAHC). The NAHC will designate the most likely descendant(MLD), who will be responsible for the ultimate disposition of the remains as required by Section 5097.98 of the Public Resources Code. Sincerely, Patricia Martz,Ph.D. President 111 Planning Commission - August 6, 2015 Item No. 5a: Additional Materials Received Ebb Tide Residential (PA2014-110) Comments on Ebb Tide Project (PA2014-110) IS/MND These comments on the July 2015 Initial Study/Mitigated Negative Declaration regarding the "Ebb Tide Project at 1560 Placentia Avenue" (prepared for the City of Newport Beach by AECOM) are submitted on July 31, 2015, by: Jim Mosher( iimmosher(a)vahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229) 1. The notice of the public hearing about the IS-MND before the Newport Beach Planning Commission on August 6, 2015, directs the public to a folder on the City website containing this environmental document, which is apparently California State Clearing House document number 2015071007. It would have been helpful to include in that folder the Notice of Availability (if there was one) so the public would know the deadline for submitting comments during the official review period. 2. Page 2-1: In paragraph 1, the word "bound' is presumably intended to be "bounded." 3. Page 2-1: In two places (as well as in the information supplied to the State Clearing House) the project site appears to be misidentified as "Assessor's Parcel Number 424-131-189." This seems to have too many digits for an assessor's parcel number in Orange County, California, and the Treasurer-Tax Collector's website confirms it is "invalid." I believe the correct APN may be 424-131-18. 4. Page 2-9: Portions of the Project Description read like an add for the development. For example, after saying that "The proposed Project provides 87,801 square feet of open space," the statement that"Total open space substantially exceeds the required 6,075 square feet (75 square feet per unit) required per Newport Beach Municipal Code Section 20.18.030." seems a little deceptive since the 75 square feet per unit requirement is for common open space, of which there is apparently "only" 9,061 square feet. On the other hand, the project is voluntarily providing detached multi-family units in a zoning district ("RM") allowing either attached or detached units, and if the zoning had required detached units (as is the case in "RMD")there would have apparently been no requirement at all for providing common open space. 5. Page 2-10: "The proposed project will require the import of approximately 12,315 cubic yards of soil." I was unable to find any explanation of why there is a need to import dirt. 6. Page 4-4: In paragraph 4 of response "c)" (and in line 2 from the end of page 4-5), "wood like" was probably intended to read "wood-like." 7. Page 4-5: At the start of paragraph 3 from the end, "There are residential uses ..." was probably intended to read "The residential uses ..." 8. Page 4-6: "glare, light trespass" was probably intended to read "glare and light trespass." Planning Commission - August 6, 2015 Item No. 5a: Additional Materials Received July 31, 2015: Ebb Tide IS-MND comments - Jim Mosher Ebb Tide f vi %vftPal (PA2014-110) 9. Page 4-27: Why does line 2 of Mitigation Measure MM AQ-1 contain the word "only?' (implying people will be told about the air quality problems only afterthey buy or move in)? Shouldn't the information be widely available to all? 10. Page 4-34: "referto Response 4.6.b." It took me considerable effort to figure out what this, and many other similar references, referred to, since there is nothing in the IS-MND, or in any appendix, labeled "Response 4.6.b," nor does the main Section 4.6 of the IS-MND have a subheading "b." I finally figured out this must be a reference to what I would call "Section 4.6.1.b" of the IS-MND document I was reading. 11. Page 4-34: "Additionally, the Project site has already been subject to extensive disruption and contains artificial fill materials; refer to Response 4.6.b." Since I was under the impression that most of West Newport/ Costa Mesa was a naturally flat tableland that, prior to its initial development in the 201h century, had been used for little more than cattle grazing, I found somewhat surprising this claim that the project site was highly disturbed with artificial fill, especially since I am unable to find any corroboration of that in "Response 4.6.b,"which in turn references Appendix B ("Due Diligence Soils Report') for an explanation of"thin layers of artificial file found at the site. Rather the confirming the IS-MND's claim, the summary on page 2 of that report, while warning that artificial fill could cause problems, says none was found in their test borings. I would think that a site whose previous development was confined to laying slabs for trailers (and a few utility trenches) would be one of minimal existing disruption to the subsoils rather than one of"extensive disruption." Therefore, I would think the chance of finding unexpected artifacts would be higher than normal at the project site. 12. Page 5-1: Related to this, in Mitigation Measures MM CUL-1 and MM CUL-2, it is unclear who would be monitoring the site to decide if something discovered during grading or excavation should be reported to the City for an evaluation of its possible archaeological, paleontological or geological significance. Without independent monitoring seems unlikely construction activities would be halted and hence the proposed mitigation measures may be of little practical effect. 13. Page 4-89: "The Project would not displace substantial numbers of people." This seems a bit disingenuous since as the preceding paragraph explains, people are being displaced by a separate process preceding "The Project." But that preceding process would not happen were it not for the project. A similar comment applies to the commentary on page 4-88: however one finesses it, the net effect of the project is clearly a decrease in the City's existing stock of affordable housing. Planning Commission - August 6, 2015 Item No. 5b: Additional Materials Received Ebb Tide Residential (PA2014-110) / South Coast Air Quality Management District 21865 Copley Drive, Diamond Bar, CA 91765-4178 D (909) 396-2000 • www.agmd.gov SENT VIA E-MAIL AND USPS: August 3, 2015 fnuenoA,newportbeachc a.gov Ms. Fern Nueno, Associate Planner City Council Chambers, Newport Beach City Hall 100 Civic Center Dr. Newport Beach, CA 92658 Draft Mitigated Negative Declaration (Draft MND) for the Proposed Ebb Tide Residential Project The South Coast Air Quality Management District (SCAQMD) staff appreciates the opportunity to comment on the above-mentioned document. The lead agency proposes to demolish 73 mobile home structures and construct 81-single family condominiums. The lead agency has determined that the construction and operational air quality impacts for the proposed project are less than significant. SCAQMD staff appreciates that the Draft MND for this project discusses a local facility (Hixson Metal Finishing [Hixson]) that emits hexavalent chromium in the course of its operation.] Because of the close proximity of the project to Hixson Metal Finishing, future residents would be exposed to hexavalent chromium, which is a toxic air contaminant. Table 1.1 of the California Air Resources Board Land Use Handbook2 recommends avoiding siting new sensitive land uses within 1,000 feet of a chrome plater. As discussed in the Draft MND, Hixson was required to prepare an AB2588 Air Toxics Hot Spot Health Risk Assessment (HRA) and Risk Reduction Plan (RRP) pursuant to SCAQMD Rule 1402. HRAs estimate potential health risks over a lifetime of exposure from air toxics. For Hixson, the HRA and RRP were required in response to elevated levels of hexavalent chromium that were identified at monitors located on and near Hixson's property. Assuming the facility's emissions in 2013 persisted for 30 years, people who live closest to the facility could have a maximum increased risk of 1,502 chances in one million of getting cancer. Cancer risks in this scenario were found to reach more than 200 per million on the proposed project site. Recently, SCAQMD staff approved Hixson's RRP designed to reduce these cancer risks in the community. This RRP requires that all control measures be in place at the facility by March 2016. The RRP states that after implementation of all control measures, and assuming that they all work perfectly as designed, the residual risk in the community will be about one per million. However, in its approval, SCAQMD staff noted that given the facility's history, there is the potential that a small amount of hexavalent chromium emissions may escape some of the ' For the most recent information regarding Hixon Metal Finishing,please visit: http://www.agmd.gov/home/reetdations/compliance/toxic-hot-spots-ab-2588/hixson-metal-finishing 2 California Air Resources Board. April 2005. "Air Quality and Land Use Handbook:A Community Health Perspective." Accessed at http://w .arb.ca.aov/ch/landuse.htin Planning Commission - August 6, 2015 Item No. 5b: Additional Materials Received Ebb Tide Residential (PA2014-110) designed controls. Based on a sensitivity analysis, SCAQMD staff concluded that if this happens, the risk could reach between 15 and 20 per million in the community, a level below the requirements of AB2588. However, we note that these levels are higher than SCAQMD's recommended CEQA threshold of 10 per million. SCAQMD staff recommends that the lead agency include additional evaluation of the potential need for mitigation before certifying this Draft MND. Mitigation measures that should be evaluated for appropriateness include: considering site designs that provide the maximum buffer between occupied residential spaces (including outdoor recreation areas) and emissions from industrial sources such as Hixson, and adding filtration to the ventilation systems of the project to reduce indoor particulate matter levels. The SCAQMD staff is available to work with the Lead Agency to address these concerns and any other air quality questions that may arise. Please contact Jack Cheng, Air Quality Specialist at(909) 396-2448, if you have any questions regarding these comments. Sincerely, '4 V A AO�/ Ian MacMillan Planning and Rules Manager IM:JW:JC ORC150707-12 Control Number 2 Planning Commission - August 6, 2015 Item No. 5c: Additional Materials Received AXOM Ebb Tide Residential (PA2014-110) August 4, 2015 Fern Nueno, AICP, LEED AP BD+C Associate Planner City of Newport Beach Planning Division 100 Civic Center Drive Newport Beach, CA 92660 Subject: Response to Comments on the Ebb Tide Project Initial Study/Mitigated Negative Declaration Dear Ms. Nueno: At your request, we are attaching responses to comments the City has received to date on the Initial Study/Proposed Mitigated Negative Declaration (IS/MND)for the Ebb Tide Residential Project (PA2014-110). In our estimation, these comments do not raise substantial environmental issues as to the adequacy and findings of the IS/MND. Please let me know if you have any questions or require further information. Yours sincerely, 14V*.1– -7.J�t—' Thomas F. Holm, AICP Environmental Planning Manager thomas.holm(o)aecom.com Attachment: Response to Comments Planning Commission - August 6, 2015 Item No. 5c: Additional Materials Received AXOM Ebb Tide Residential (PA2014-110) RESPONSE TO COMMENTS ON THE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION FOR THE EBB TIDE RESIDENTIAL PROJECT (PA2014-110) 1) 7/10/15 Letter from California Cultural Resource Preservation Alliance, Inc. (CCRPA), Patricia Martz, Ph.D This letter addresses the potential for buried archaeological resources at the project site and recommends cultural resources monitoring of grading activities. Response: As indicated on pages 4-33, -34 of the IS/MND,the Project site and vicinity consist of developed land that has been permanently altered with surface and subsurface improvements.The Project site is not identified in the City's General Plan as a historically/culturally significant resource (General Plan EIR Exhibit HR 1). IS/MND Mitigation Measure CUL-1 has been included, requiring that in the event archaeological resources are encountered during grading and construction, all construction activities shall be temporarily halted or redirected to permit the sampling, identification, and evaluation of archaeological materials by the City,who shall establish in cooperation with the project applicant and a certified archaeologist,the appropriate procedures for exploration and/or salvage of the artifacts.A similar Mitigation Measure(CUL-2) has been included in the event paleontological resources are encountered during grading. Code requirements are also identified that specify actions to be taken in the event human remains are encountered during construction. 2) 8/3/15 Letter from South Coast Air Quality Management District (SCAQMD), Ian MacMillan This letter reviews results of the Health Risk Assessment (HRA) and the approved Risk Reduction Plan (RRP) prepared for Hixson Metal Finishing, a metal plating facility that emits a toxic air contaminant, hexavalent chromium, in the vicinity of the Project site.The Hixson facility is located along Production Place approximately 500 ft.west of the Ebb Tide Project site.The letter recommends additional mitigation measures for City consideration as they may apply to this Project in the event cancer risk level reductions are not achieved. Measures suggested by SCAQMD for City consideration include: 1)site designs that provide the maximum buffer between occupied residential spaces(including outdoor recreation areas) and emissions from industrial sources such as Hixson; and 2)adding filtration to the ventilation systems of the Project to reduce indoor particulate matter levels. Response: Since 2013,the Hixson facility has undergone operational and procedural changes to reduce hexavalent chromium (Chrome VI) emissions.The risk contours for the Planning Commission - August 6, 2015 Item No. 5c: Additional Materials Received ��,'QM Ebb Tide Residential (PA2014-110) current operations are substantially less than the 2013 contours. The SCAQMD developed risk levels for the Air Basin as a whole in its Multiple Air Toxics Exposure Study, MATES IV (May 2015). Based on the MATES IV Study,the Ebb Tide Project site experiences a carcinogenic risk level of 251 in a million.The basinwide average is 367.Therefore, even with Hixson facility risk levels added to background levels at the Project site,the combined risk level would still be significantly below the basinwide average. Ebb Tide design alternatives that would further maximize the buffer distance between Ebb Tide homes and the Hixson facility are unnecessary and impractical.The Hixson facility is already under an order by SCAQMD to reduce toxic air contaminant emissions below risk thresholds.The Ebb Tide Project already includes a landscape buffer and setback of homes from Placentia Avenue that exceeds that of the existing mobile home park on the site. Any design alternative to further maximize a buffer between Ebb Tide and the Hixson facility would require a reduction in the number of homes.This reduction would occur without any significant reduction in risk levels,which are estimated at the Project site to be similar to risk levels identified for much of the West Newport area. The Ebb Tide Project is designed to conform to the Multiple Family(RM) designation, densities, and development standards. The addition of filters (e.g. MERV 14 or similar) to ventilation systems in the homes is an option; however, Hixson facility emissions reductions below risk thresholds are already being implemented and background carcinogenic risk levels at the Project site are already below the basinwide average. 3) 7/31/15 Comments from Jim Mosher These comments refer to errata and various clarifications suggested to the text of the Initial Study/Mitigated Negative Declaration. Response: Comments 1-4, 6-8, and 10 identifying minor corrections and clarifications to the IS/MND are noted and are hereby made for purposes of the final IS/MND. Comment 5 seeks an explanation as to why the Project requires import of approximately 12,315 cubic yards of soil. We assume this import is needed to remedy the existing sump on the site and provide positive drainage flow to the new storm drain in Placentia Avenue. Comment 9 questions use of the word "only" in Mitigation Measure AQ-1, which reads as follows: "Residential Disclosure. The Applicant/Seller shall provide disclosure notice to initial home buyers/residents only clearly outlining the issues associated with living in a mixed-use environment that includes industrial/manufacturing uses. The language for this disclosure shall be specified by the Community Development Director. Copies of each signed disclosure shall be made available for review upon written request of the City." Planning Commission - August 6, 2015 Item No. 5d: Additional Materials Received Ebb Tide Residential (PA2014-110) August 6, 2015 Newport Planning Commission 100 Civic Center Drive Newport Beach, CA 92660 RE: EBB TIDE RESIDENTIAL (PA2014-110), Agenda Item 5 Dear Commissioners, Although the City Council approved the closure of the Ebb Tide Mobile Home Park, the Planning Commission is the government body to approve all the required permits for the change from a mobile home park to a residential development. With that in mind, I wish to clarify a point of law which you may or may not be aware of, regarding the closure of the Ebb Tide Mobile Home Park. The approved relevant statutory law for the closure of a mobile home park and specific requirements for mitigation are California Government Code Section 65863.7 and Civil Code Section 798.56(8), which indicates the City prior to closure will review the steps taken by the Park Owner to mitigate any adverse impact of the closure on the ability of the displaced mobile home owners to find adequate housing. Per Civil Code Mobilehome Residency Law (MRL) Section MRL 798.56 (g)(2), the law states that " After all required permits requesting a change of use have been approved by the local governmental board, commission, or body, the management shall give the homeowners six months' or more written notice of termination of tenancy". According to the minutes from the January 27, 2015 City Council meeting, "City Attorney Harp reported that the closure report references a July 2015 date for closure, but that State law provides that closure can only occur at least six months after the change of use so there will be sufficient time for everyone to get their affairs in order before the move". "In response to Council Member Curry's question, City Attorney Harp reported that the residents will have six months from thje date of approval of entitlements." I am additionally concerned about some of the serious environmental impacts to the residents of the new proposed community. After studying the attachments to the Agenda packet, and earlier Notices of Potential Environmental Concern sent to the residents of the Ebb Tide Mobile Home Park, I do hope you follow the Planning Commission - August 6, 2015 Item No. 5d: Additional Materials Received Ebb Tide Residential (PA2014-110) advice of the South Coast Air Quality Management District (SCAQMD) in evaluating your decisions. Contaminated water flowing onto the property for numerous years from the Hixon Metal Finishing plant also needs to be addressed. One of the Notices of Potential Environmental Concern sent to the Ebb Tide residents, dated 02/02/2015, stated the following: "Pursuant to California's Safe Drinking Water and Toxic Enforcement Act of 1986 (Proposition 65), Cal. Health & Saf. Code, §25249 .5, et seq., we provide you with the following notice: WARNING: The Ebb Tide Mobile Home Park contains chemicals known to the State of California to cause cancer, birth defects and other reproductive harm." I am confident that under the eyes of the SCAQMD and other agencies, environmental safeguards will be in place during the removal of soils and construction of the infrastructure and homes. Respectfully, Mary Jo Baretich GSMOL Regional Manager 217523 Pacific Coast Hwy Sp 23A Huntington Beach, CA 92646 (714) 960-9507 1 IR Y � `¢ Ebb T. sidential 6,Y -.- Project A2014410 - IIS � -■II SII IN; r F1 I� Y I M LL ? � �� h i� ■ Ili�l��lE '�i'e � I Planning Commission Public Hearing August 6, 2015 Planning Commission - August 6, 2015 Item No. 5e: Additional Materials Presented at Meeting 110) Vicinity Map � i a "C'4G/FO0.N�P , t .. ( 11 /f^ Lasi i• e.. i +.1 - .. sh. 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Site - Newport Beach 9 Planning Commission - August 6, 2015 Item No. 5e: Additional Materials Presented at Meeting 110) Project a Rendering Plan 1A 'ct/FUpN I IIII 1 CSC n "Wow � .. �l �y 1F 5✓;, 10 Planning Commission - August 6, 2015 Item No. 5e: Additional Materials Presented at Meeting 110) Project � z a Rendering Plan 1B 'ct/FO0.NP , . t 11 Planning Commission - August 6, 2015 Item No. 5e: Additional Materials Presented at Meeting 110) Project a Rendering Plan 2A a.C'dt/FUpN -40 I wm 12 Planning Commission - August 6, 2015 Item No. 5e: Additional Materials Presented at Meeting 110) Project � z a Rendering Plan 2B 'ct/FO0.NP , S �5 lZi µ> i3 Planning Commission - August 6, 2015 Item No. 5e: Additional Materials Presented at Meeting 110) Project a Rendering Plan 3A ar 'ct/FUpN 1 Yy My y t 14 Planning Commission - August 6, 2015 Item No. 5e: Additional Materials Presented at Meeting 110) Project � z a Rendering Plan 3B a.C'dt/FO0.NP , t . ppW . r 15 Planning Commission - August 6, 2015 Item No. 5e: Additional Materials Presented at Meeting 110) Sea a House Costa C,�00.NP i4 1 I I I Q c ° � I fl 16 Planning Commission - August 6, 2015 Item No. 5e: Additional Materials Presented at Meeting 110) Sea a House Costa C,�00.NP Y - i ,I sss 17 Planning Commission - August 6, 2015 Item No. 5e: Additional Materials Presented at Meeting 110) Sea a House Costa C,�00.NP 4 Of I - sg Planning Commission - August 6, 2015 Item No. 5e: Additional Materials Presented at Meeting 110) Development • • CyV'M1.' 11 • • I Lot Area 5,000 sf 204,596 sf (existing) Lot Width 50' 330' (existing) Site Area per Unit 2420 - 3, 100 sf 2,500 sf Floor Area Limit 336,682 sf 191 , 100 sf Building Height 28' 37' T Front Setback 20' 25' Side Setback (North) 15' 13' Side Setback (South) 15' 13' Rear Setback 10' 10' Common Open Space 6,075 sf (75 sf/unit) 9,061 sf ( 112 sf/unit) Private Open Space 9,555 (5% of >327270 (>393 sf/unit) GFA/unit) Parking 203 spaces (2/unit) 206 spaces (2.54/unit) ig Planning Commission - August 6, 2015 Item No. 5e: Additional Materials Presented at Meeting 110) Project . , . g Height g a.CSt/FORN�P� z a Planned Development Permit Authorizes project design and height increase Height Overlay District Overlay allows a request for increased building height up to 4o'/flat and 45'/sloped roof Project must provide enhanced amenities Additional requirements for subdivisions 20 Planning Commission - August 6, 2015 Item No. 5e: Additional Materials Presented at Meeting 110) Traffic Study and CEQA � z a '.CSC/FORNP 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 CEQA An Initial Study/Mitigated Negative Declaration was prepared 21 Planning Commission - August 6, 2015 Item No. 5e: Additional Materials Presented at Meeting 110) Recommendation � z a a.CSt/FORNP Conduct a public hearing ■ Adopt the draft resolution adopting the Mitigated Negative Declaration and approving the project 22 1 r a ti 4 r 46 I For more information contact: Fern Nueno 949-644-3227 fnueno@newportbeachca.gov www.newportbeachca.gov Planning Commission - August 6, 2015 Item No. 5c: Additional Materials Received ��,'QM Ebb Tide Residential (PA2014-110) As worded, this measure is intended to assure that initial home buyers receive this notice. The Mitigation Monitoring and Reporting Program (MMRP)for the Project requires that such notice be provided Prior to Initial Occupancy. With the toxic air emissions reductions at the Hixson Metal Finishing facility required by SCAQMD and continued reductions in health risk levels, it is anticipated that similar notice to all subsequent or resale buyers at the Project site would not be warranted. Comment 11 takes exception to the characterization of the site as being "subject to extensive disruption and contains artificial fill materials". This comment is noted and the word "extensive" in the first complete sentence on page 4-34 is stricken. This sentence is revised to read: "Additionally, the Project site has already been subject to disruption and contains thin layers of artificial fill materials; refer to Response 4.6.1.b." Comment 12 seeks clarification of cultural discovery reporting and monitoring responsibilities under Mitigation Measures CUL-1 and CUL-2. As detailed in the Mitigation Monitoring and Reporting Program (MMRP)for this Project, the Construction Contractor has responsibility for reporting to the City any cultural materials encountered during grading and construction. Also, see previous Response to Letter 1 regarding the disposition of cultural materials discovered during grading. Comment 13 questions the IS/MND conclusion that the Project would not displace substantial numbers of people. As discussed in the IS/MND, the prior mobile home park closure process is resulting in the displacement of 73 mobile home units from the Project site, including units affordable to low income households. Under the current application, these units are proposed to be replaced with 81 single family condominium units.As the Project provides a net increase of eight dwelling units on the site and available housing in Newport Beach and other nearby communities remains available for residents displaced in the closure process, the Project would neither displace substantial numbers of existing housing nor substantial numbers of people, necessitating the construction of replacement housing elsewhere. Planning Commission - August 6, 2015 Item No. 5f: Additional Materials Presented at Meeting Ebb Tide Residential (PA2014-110) EBB TIDE Proposed Residential Development MBK HOMES BUILDING HAPPINESS Building Happiness i Planning Commission - August 6, 2015 Item No. 5f: Additional Materials Presented at Meeting Ebb Tide Residential (PA2014-110) Overview Developer/Builder Product Development Materials and Finishes Questions Planning Commission - August 6, 2015 Item No. 5f: Additional Materials Presented at Meeting Ebb Tide Residential (PA2014-110) MBK Homes — Building Happiness MBK Real Estate Companies MBK Retail MBK Homes MBK Senior Living MBK Builders MBK Homes MBK Homes Northern Southern California California Special Purpose Entity Special Purpose Entity (Multi Family) (Entitlements.) Ebb Tide LLC. Planning Commission - August 6, 2015 Item No. 5f: Additional Materials Presented at Meeting Ebb Tide Residential (PA2014-110) MBK Homes — Building Happiness MBK HOME S BUILDING HAPPINESS i ■ MBK RENTAL LIVING.,, 41rie RENEW HOME COMPANY Planning Commission - August 6, 2015 Item No. 5f: Additional Materials Presented at Meeting Ebb Tide Residential (PA2014-110) Active Developments Multifamily — Rental Properties San Diego Corona Torrey Hills Attached and Single Family Detached - For Sale City of Orange Ranch Mission Viejo City of Stanton City of Gardena City of West Covina City of Upland City of Los Angeles Planning Commission - August 6, 2015 Item No. 5f: Additional Materials Presented at Meeting Ebb Tide Residential (PA2014-110) MBK HOMES NEIGHBORHOODS (SOUTHERN 6t NORTHERN CALIFORNIA) UM as K LM! 125 4V (� 215 now ,os ArMs �� '+. po m ELI' M 1,0: Ll U. 57 rrw m © IN ©i o r 1210 60 a «Lw• ,5 „ 5 Leere V i74 s S N� iego sacnmento Q Under Conshuc Hon 39.Aragon 49.Vineland Metro 01,Altollya 07.Briar Rase 19.Santiago 25.Highponte 31.Invrrow 38.Greenbrier 41. 1600 at Artesia 50.Palisades 02.Son AbeAa 08.Somrvale 16 It 20.Highlands 26.Visiom 32.SVIValpats 42.Celamonle 46.Seofwuse 03.Serrano 11.Sascerre 21.Ersclove 27.Traditions 33.Skyview 43.Camden Place 67.Jacaando 04-Aldergote 13.Tremont 22.Emerald Square 28.Homage 34.Rivwrnisl 48.Otean Air 05.Flaentia 14.Medallion 23.Wisteria 29.Sabel 35.Foxt orough 06.Radcliffe 17.Gorden Gate 24.Annandale 30.Berkeley 37.Eton UW �. _ L-Ij _ I v t1 L, y 3' s r — aft .. �r^rte �1 —F r_ R Planning Commission - August 6, 2015 Item No. 5f: Additional Materials Presented at Meeting Ebb Tide Residential (PA2014-110) Community Involvement Family First Food Pantry Volunteering Event v The Crohn's & Colitis Foundation of America ■ =� Bocce Invitational March of Dimes Planning Commission - August 6, 2015 Item No. 5f: Additional Materials Presented at Meeting Ebb Tide Residential (PA2014-110) Commitment to our Customers 2015 Homebuyers' Choice move in Award Winner DIVISION TRENDS nvgas Zm+rnontny Report OVERALL SATISFACTION National Ranking i KEY MEASURES Overall home purchase & ownership experience ("the elianf') - 1 St Place Purchase Experience — 1st place > Construction Experience — el st place 1.% 7^ T`% _ - -_ - - � $ � � li � � "a "asggsasa 'as Design Selection Experience - 1st --SColn a n�Scora Period WtgAvg neeieelndu•try - Period WtgAvg place M.xrmsv«r+ml..aXs M.^ar.tuaNedne•tlmarei el`a� ...a...m„a u,.u...... ..�.... .„,.-..e...a o.,.•.. .. ........ ...... First Year Quality — 3rd place e l i a n t *Like J.D. Powers, Eliant First-Year Customer Service — 3rd place tracks and ranks Home Builders nationally Planning Commission - August 6, 2015 Item No. 5f: Additional Materials Presented at Meeting Ebb Tide Residential (PA2014-110) Product Development Why three story roof top deck homes? Who is our target customer??? Census Data Consultant's Market Studies Competitor Field & Phone audits Our own expertise Planning Commission - August • , 2015 Item • Additional Materials Presented at Meeting Ebb • Residential (PA2014-1 10) Initial Concept i / Y Planning Commission - August 6, 2015 Item No. 5f: Additional Materials Presented at Meeting Ebb Tide Residential (PA2014-110) Ebb Tide K 77,.y .1 Placentia Ave. Site - Newport Beach �� Planning Commission - August 6, 2015 Item No. 5f: Additional Materials Presented at Meeting Ebb Tide Residential (PA2014-110) Existing Conditions View from the Costa Mesa Entering Newport Beach i� `!� Planning Commission - August 6, 2015 Item No. 5f: Additional Materials Presented at Meeting Ebb Tide Residential (PA2014-110) Existing Conditions Existing Sidewalk Entering Newport Beach - - i,9 Planning Commission - August 6, 2015 Item No. 5f: Additional Materials Presented at Meeting Ebb Tide Residential (PA2014-110) Height Lj I I -- -- -- -- aim I I I I I I • g2 _ L _ 83 a CL I I I Q I sL l I s o. I I I JL i bl AL L_ 1 t L I ' � A b PLACENTIA AVE ,6Ua U OHM I �I� I �I I POSSIBLE BUILDING HEIGHT P1 P2 PRIVATE PI PI MATE P3 P2 P1 NEWPORT RAF"APARTABRS STREET STREETPROPOSED SITE �I Planning Commission - August 6, 2015 Item No. 5f: Additional Materials Presented at Meeting Ebb Tide Residential (PA2014-110) Materials Stucco Siding and Soffits Roof Decks Planning Commission - August 6, 2015 Item No. 5f: Additional Materials Presented at Meeting Ebb Tide Residential (PA2014-110) Stucco LaHabra- Santa Barbara Mission Finish Durable Smooth Finish Integral Color Planning Commission - August 6, 2015 Item No. 5f: Additional Materials Presented at Meeting Ebb Tide Residential (PA2014-110) Siding- Longboard Non-combustible 15 Year Finish Warranty No Maintenance �- Won't rot, warp, peel or fade Impervious to insects V-Groove Planning Commission - August 6, 2015 Item No. 5f: Additional Materials Presented at Meeting Ebb Tide Residential (PA2014-110) Siding and Soffits Planning Commission - August 6, 2015 Item No. 5f: Additional Materials Presented at Meeting Ebb Tide Residential (PA2014-110) Siding and Soffits F 1 1 / Planning Commission - August 6, 2015 Item No. 5f: Additional Materials Presented at Meeting Ebb Tide Residential (PA2014-110) Roof Decks Pli-Dek Systern- Over Plywood Galvanized Metal Lath Polymer Cement Base Coat Intermediate Coat Durable Finish Coat Plywood 2.5 Metal Lath N i . Base Coat • Intermediate Coat Desired Finish Planning Commission - August • 2015 Item • Additional Materials Presented at Meeting Ebb Tide Residential (PA2014-1 10) Mailboxes • ! .t �i.:dpi .�Fnt+:a ' r • Planning Commission - August 6, 2015 Item No. 5f: Additional Materials Presented at Meeting Ebb Tide Residential (PA2014-110) Mailboxes Sleek Contemporary Appearance Planning Commission - August 6, 2015 Item No. 5f: Additional Materials Presented at Meeting Ebb Tide Residential (PA2014-110) Ventilation Filtration Choose your air filter quality Mery 8 Mery 11 Mery 13 Pleam Filter Pleated Filter Pleated Fiber 0 00 0000 Iwsenou m�.,�ble anam� ea,vmw nnaow „y, baaen byv�lm wlMm bpo�kn pMam tr.Rn Comparable to Filtrete 1000 Comparable to Filtrete 1500 Comparable to Filtrete 2200 Pollen ✓ Pollen ✓ Pollen ✓ Dust/lint ✓ Dust lW ✓ Dust/lint ✓ Dust mites ✓ Dust mites ✓ Dust mites ✓ Debris ✓ Debris ✓ Debris ✓ Petdarder ✓ Pet Gander ✓ Petdander ✓ Mold spores Mold spores ✓ Mold spores ✓ Car fumes&smog Car fumes&smog ✓ Car fumes&smog ✓ Tobacco smoke Tobacco smoke Tobacco smoke ✓ Snake Smoke Smoke ✓ Bacteria lla<teria Bacteria ✓ Y."carriers Virus carriers Viruscarrkrs ✓ Mkroscopcallergens Microscooic allergens Mkroscopk allergens ✓ Planning Commission - August 6, 2015 Item No. 5f: Additional Materials Presented at Meeting Ebb Tide Residential (PA2014-110) Quest 'ions ?. MBK HOMES Building Happiness BUILDING HAPPINESS Planning Commission - August 6, 2015 Item No. 5g: Additional Materials Presented at Meeting Ebb Tide Residential (PA2014-110) [Potential Mitigation Measure for Ultrafine Particulate Emissions Filters with Residential Ventilation Systems] MM AQ-2 Prior to occupancy of the first residential unit,the Project Applicant shall provide evidence to the City that incremental cancer risk levels associated with operation of the existing metal finishing facility at 829 Production Place do not exceed the SCAQMD recommended cancer risk threshold of 10 in one million (1.0E-05) at the Project Site. In the event that the risk threshold is not met, the Project Applicant shall install Minimum Efficiency Reporting Value (MERV)filters rated 14 or better with the ventilation systems at all residential units.