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2016-128 - Approving Site Development Review No. SD2016-001 for the 100-Unit Museum House Residential Project and Revoking Use Permit No. UP2005-017 and Modification Permit No. MD2004-059 Related to the Orange County Museum of Art Located at 850 San Cleme
RESOLUTION NO. 2016-128 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING SITE DEVELOPMENT REVIEW NO. SD2016-001 FOR THE 100 -UNIT MUSEUM HOUSE RESIDENTIAL PROJECT AND REVOKING USE PERMIT NO. UP2005-017 AND MODIFICATION PERMIT NO. MD2004-059 RELATED TO THE ORANGE COUNTY MUSEUM OF ART LOCATED AT 850 SAN CLEMENTE DRIVE (PA2015-152) WHEREAS, an application was filed by Related California Urban Housing, LLC (Applicant) with respect to property located at 850 San Clemente Drive, and legally described as Parcel 2 of the Parcel Map, in the City of Newport Beach, County of Orange (County), State of California, as shown on a map recorded in Book 81, Pages 8 and 9 of Parcel Maps, in the office of the County Recorder of said County; WHEREAS, the project includes demolition of the existing 23,632 -square -foot Orange County Museum of Art (OCMA) building to accommodate the development of a 25 -story, 100 -unit residential condominium building with two levels of subterranean parking. The Applicant requests the following approvals from the City of Newport Beach (City): • General Plan Amendment (GPA) — To amend Anomaly No. 49 to remove the property and to reduce the allowed development from 45,208 square feet to 21,576 square feet (Table LU2 and associated figures), and to change the land use designation for the property from Private Institutional (PI) to Multi -Unit Residential (RM -100) with a maximum development limit of 100 units. • Planned Community Development Plan Amendment (Zoning) — To change the San Joaquin Plaza Planned Community (PC) land use designation from Civic/Cultural/Professional/Office to Multi -Unit Residential. The PC amendment also includes new residential development standards including a 295 -foot height limit measured from finished grade. • Tentative Vesting Tract Map — To allow the 100 individual dwelling units to be sold separately as condominiums. • Site Development Review — To ensure site development is in accordance with the applicable planned community and zoning code development standards and regulations pursuant to Newport Beach Municipal Code (NBMC) Section 20.52.080 (Site Development Reviews). • Traffic Study — To study potential traffic impacts pursuant to the City of Newport Beach Traffic Phasing Ordinance. • Development Agreement —To voluntarily enter into a Development Agreement to provide surety and consistency in the future development of the Applicant's project. Resolution No. 2016-128 Page 2 of 9 • Environmental Impact Report (EIR) — To address reasonably foreseeable environmental impacts resulting from the legislative and project specific discretionary approvals pursuant to the California Environmental Quality Act (CEQA). • Revoke Use Permit - To revoke Use Permit No. UP2005-017 (PA2005-086), which allows beer and wine sales at the museum. • Revoke Modification Permit - To revoke Modification Permit No. MD2004-059 (PA2004-184), which allows flagpoles/signage beyond that allowed by the NBMC; WHEREAS, the subject property is located within the PC -19 (San Joaquin Plaza) Zoning District and the General Plan Land Use Element category is PI (Private Institutional); WHEREAS, the subject property is not located within the coastal zone; WHEREAS, a study session was held on April 7, 2016, in the Council Chambers located at 100 Civic Center Drive, Newport Beach to introduce the project to the Planning Commission. No action was taken at the study session; WHEREAS, a study session was held on September 1, 2016, in the Council Chambers located at 100 Civic Center Drive, Newport Beach to update the status of the project to the Planning Commission and review the conclusions of the draft EIR. No action was taken at the study session; WHEREAS, a public hearing was held on October 20, 2016, in the Council Chambers located at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the public hearing was given in accordance with the NBMC. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing; WHEREAS, the Planning Commission adopted Resolution No. 2033 by a unanimous vote of 7-0 recommending approval of the proposed project to the City Council; WHEREAS, a public hearing was held on November 29, 2016, in the Council Chambers located at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the public hearing was given in accordance with the NBMC. Evidence, both written and oral, was presented to, and considered by, the City Council at this public hearing; Resolution No. 2016-128 Page 3 of 9 WHEREAS, the City Council adopted City Council Resolution No. 2016-127 approving General Plan Amendment No. GP2015-001 to amend Anomaly No. 49 to remove the property and to reduce the allowed development from 45,208 square feet to 21,576 square feet (Table LU2 and associated figures), and to change the land use designation for the property from Private Institutional (PI) to Multi -Unit Residential (RM - 100) with a maximum development limit of 100 units; WHEREAS, the City Council adopted Ordinance No. 2016-23 to change the San Joaquin Plaza PC land use designation from Civic/Cultural/Professional/Office to Multi - Unit Residential. The PC amendment also includes new residential development standards including a 295 -foot height limit measured from finished grade; WHEREAS, a site development review is required for the construction of five or more residential units processed in conjunction with a tentative tract map. The site development review analyzes the project as a whole for compatibility with the site and surrounding land uses. In accordance with NBMC Section 20.52.080(F) (Site Development Reviews), the following findings and facts in support of a site development review are set forth: Finding: A. Allowed within the subject Zoning district; Fact in Support of Finding: The proposed Site Development Review for a 100 -unit condominium project is consistent with the amended San Joaquin Plaza PC Development Plan that allows 100 residential units. Finding: B. In compliance with all of the applicable criteria in (NEMC Subsection 20.52.080(C) (2) (c) j: a. Compliance with this Section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; b. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent development; and whether the relationship is based on standards of good design; C. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; d. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces, Resolution No. 2016-128 Page 4 of 9 e. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and F The protection of significant views from public right(s)-of-way and compliance with [NEMC] Section 20.30. 100 (Public View Protections); and Facts in Support of Finding: 1. The project is consistent with the amended Multiple -Unit Residential (RM) General Plan land use designation and amended PC -19 (San Joaquin Plaza PC Development Plan) Zoning District. 2. The project has been designed as 100 units with interior amenities and shared spaces within a 25 -story building that provides effective open space, light, and air for each unit. The project is integrated as a unified development through the use of similar architectural style and design elements, on-site parking, and adequate vehicular and pedestrian access to the site. 3. The building, including the relatively small footprint, is designed to be compatible with surrounding residential, office and commercial development in Newport Center and Fashion Island. The building architecture provides a stone and masonry exterior with large window openings, a textured stone base, masonry frames and detailed metalwork. Massing offsets, multi -story bay windows, balconies, varied textures, recesses, articulation, and design accents on all building elevations are integrated to enhance the overall architectural style of the building. 4. The height, bulk, and scale of the residential building are comparable to height limits on surrounding properties and existing building heights throughout the northern half of Newport Center. The building is designed to provide variation and modulation for visual interest, especially at the higher floors. The front facades include both vertical and horizontal offsets and utilize a variation of building materials to provide enhanced visual relief. The project's orientation toward Newport Center Drive and San Clemente Drive creates a cohesive and visual connection to the interior of Newport Center. 5. Mechanical equipment for the residential units have been located within enclosures at the roof level to reduce noise impacts and the enclosures will provide effective screening below the roof parapet level to minimize aesthetic impacts. 6. The project has been designed to avoid long-term conflicts among uses, such as noise, vibration, lighting, odors, and similar impacts. The podium wall provides a buffer between a portion of the top floor parking garage units and the adjacent commercial development to the east and west and the residential development to the north. 7. Walkways and egress are sufficient throughout the site as reviewed by the Building Division and the City Traffic Engineer. Resolution No. 2016-128 Page 5 of 9 8. Pursuant to the Zoning Code, the project provides the required 200 residential parking spaces, and 50 guest parking spaces, which are provided entirely on site. Additionally, the use of valet and the parking management increases the number of parking spaces. 9. Access to the site, on-site circulation, and parking areas are designed to provide standard -sized parking spaces, adequate drive aisles, and the minimum vehicle turning radius to provide safe access for residents and guests, emergency vehicles, delivery trucks, and refuse collections vehicles, as determined by the City Traffic Engineer. 10. The project's primary access would be at a new curb cut across from the intersection of San Clemente Drive and Santa Maria Road, and would include two main entry lanes and a guard station that would be setback from San Clemente Drive by approximately 60 feet. An exit lane would be adjacent to the entry lanes, though separated by a landscaped median and the guard station. The entry lanes would lead into a motor court that will be used for drop-off/pick- up of residents and guests, short-term parking, and pedestrian access to the building lobby. 11. Operationally, the project will provide 24-hour valet service to residents and guests. The use of valet will optimize the area available for parking and ensure all residents and guests can park on-site. The final valet/parking management plan is subject to the review and approval by the City Traffic Engineer. 12. The project does not change any street parking configurations as no parking is allowed on San Clemente Drive. The site design provides three curb cuts, one each for ingress and egress and one for emergency and delivery vehicle access. The project provides adequate sight distance at each driveway, as determined by the City Traffic Engineer. 13. Landscaping is provided throughout the site in areas that are not utilized by the existing units or areas for parking circulation. The project's perimeter and street landscaping will complement the street tree pattern, enhance the pedestrian experience, and soften the view of the building fagade. The majority of setback areas are landscaped. A variation of ornamental groundcover, vines, shrubs, and trees are utilized to help soften and buffer the massing of the building and podium at ground level. 14. New street trees will be provided along San Clemente Drive. 15. The existing pedestrian sidewalk and bicycle lanes along the San Clemente Drive frontage are maintained and will connect future residents to Fashion Island and Newport Center's other commercial and entertainment opportunities. To further facilitate vehicle independence and pedestrian use of nearby resources, the project includes storage for resident bicycles (two bicycles per unit) to take advantage of existing bicycle infrastructure within the City. Resolution No. 2016-128 Page 6 of 9 16. The project is subject to the City's Water -Efficient Landscape requirements (NBMC Chapter 14.17) and compliance will be confirmed at plan check prior to issuing building permits. 17. The proposed residential development provides a series of common outdoor living areas that includes pools, a dog run, open plazas, and landscaped seating. Half of the units provide private outdoor living space in the form of balconies or decks. 18. The site is visible from several coastal view roads including Avocado Avenue, Jamboree Road, MacArthur Boulevard and Newport Center Drive as identified by the General Plan. These roads have been designated as Coastal View Roads because portions of them offer views of the coast. In this case, although the project may be seen from portions of these designated coastal view roads; it will not block or obstruct views of the coast. As shown in in the view simulations and discussed in the analysis of the Aesthetics chapter of the Final EIR, the project does not affect existing public views does not detract from the character of the area. The overall project height is consistent with the height limit on properties in the northern area of Newport Center and existing building heights on nearby blocks. Finding C. The proposed development is not detrimental to the harmonious and orderly growth of the City, or endanger jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. Facts in Support of Finding: 1. The residential project has been designed to ensure that potential conflicts with surrounding land uses are minimized to the extent possible to maintain a healthy environment for both businesses and residents by providing an architecturally pleasing project with articulation and building modulations to enhance the urban environment consistent with development in Newport Center. 2. The proposed building has been designed to accommodate and provide safe access for emergency vehicles, delivery trucks, and refuse collections vehicles, as determined by the City Traffic Engineer. Emergency, refuse and delivery trucks will utilize the service entry drive that leads to parking level 1 at the easterly side of the property. The final size, design, location, and screening of the refuse enclosures will comply with the requirements of NBMC Section 20.30.120 (Solid Waste & Recyclable Materials Storage), ensuring compatibility with the on- site and adjacent uses. 3. The project, which would introduce approximately 224 new residents, would not impact the ability of public service providers, including police, fire protection, and emergency services, to meet standard levels or jeopardize the ability to meet existing response times. Resolution No. 2016-128 Page 7 of 9 4. The project redevelops an existing lot and introduces new residents into an area of Newport Beach with the intent of providing opportunities for residents to live in a pedestrian -friendly environment close to jobs, commerce, entertainment, and recreation. 5. While the project would generate new sources of light, the project site is located in the highly developed, urban Newport Center area that consists of substantial sources of light. Also, all exterior project lighting is required to comply with NBMC Section 20.30.070, which requires all outdoor lighting fixtures to be designed, aimed, located, and maintained to shield adjacent properties from light spillage. 6. The City has sufficient water supply to serve the project, which was accounted for in the City's 2015 Urban Water Management Plan (UWMP) water demand projections. Also, the project includes the installation of water -efficient fixtures in each unit to reduce water use and landscape irrigation systems designed with weather sensors, timers, and low -flow irrigation devices. 7. The project is within the notification area of the Airport Environs Land Use Plan (AELUP) for John Wayne Airport. However, the project is below the maximum transitional imagery surface heights, and thus the project is within the building height limits of the AELUP. The project site also falls outside the 60 dBA Community Noise Equivalent Level contour line established by the AELUP and would, therefore, not conflict with any land use compatibility issues related to noise. Finally, the project site does not fall within any of the AELUP Safety Zones, in which certain land uses have been identified as incompatible and restricted. 8. The project does not involve the use or manufacture of any hazardous substances that could impact nearby development. Moreover, project construction would comply with all applicable laws and regulations governing application and disposal of any hazardous materials discovered during construction. 9. Roof -top mechanical equipment for each unit is fully enclosed within an equipment screen and is not visible from the public right-of-way. 10. The new construction complies with all Building, Public Works, Fire Codes, City ordinances, and all conditions of approval. WHEREAS, revocation of Use Permit No. 2005-017 is requested by the applicant. Use Permit No. 2005-017 allowed beer and wine sales at the museum. Revocation of Modification Permit No. MD2004-059 which allowed additional flagpoles/signage beyond that allowed by the NBMC is also requested by the applicant. In accordance with NBMC Section 20.68.050(B)(4)(a) (Review Authority's Action), the following finding and fact in support of the revocation are set forth: Resolution No. 2016-128 Page 8 of 9 Finding: D. The permit or approval was issued in error or circumstances under which the permit or approval was granted have been modified to an extent that one or more of the findings that justified the original approval can no longer be made and the public health, safety, and welfare require the revocation or modifications. Fact in Support of Findinq: The property is subject to changed circumstances (General Plan amendment to RM) under which the site will no longer be improved with the infrastructure and occupied by the museum contemplated by UP2015-017 and MD2004-059. NOW, THEREFORE, the City Council of the City of Newport Beach resolves as follows: Section 1: The City Council has considered the recommendation of the Planning Commission and has determined that modifications to the project made by the City Council, if any, are not major changes that require referral back to the Planning Commission for consideration and recommendation. Section 2: The City Council hereby approves Site Development Review No. SD2016-001, subject to the conditions of approval set forth in Exhibit "A," which is attached hereto and incorporated herein by reference. Section 3: The City Council of the City of Newport Beach, at the request of the Applicant, hereby revokes Use Permit No. 2005-017 and Modification Permit No. MD2004-059, which upon issuance of grading permits for the proposed project, shall become null and void. Section 4: The recitals provided in this resolution are true and correct and are incorporated into the operative part of this resolution. Section 5: If any section, subsection, sentence, clause or phrase of this resolution is, for any reason, held to be invalid or unconstitutional, such decision shall not affect the validity or constitutionality of the remaining portions of this resolution. The City Council hereby declares that it would have passed this resolution, and each section, subsection, sentence, clause or phrase hereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared invalid or unconstitutional. Resolution No. 2016-128 Page 9 of 9 Section 6: CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. The Museum House Project Final Environmental Impact Report (SCH No. 2016021023) was prepared for the project in compliance with CEQA, the State CEQA Guidelines, and City Council Policy K-3. By Resolution No. 2016-126, the City Council, having final approval authority over the project, adopted and certified as complete and adequate the Museum House Project Final EIR (SCH No. 2016021023) and adopted "Mitigation Monitoring and Reporting Program." Resolution No. 2016-126 is hereby incorporated by reference. Section 7: This resolution shall take effect immediately upon the effective date of City Council Ordinance No. 2016-23 adopting Planned Community Development Plan No. PC2015-001 and the City Clerk shall certify the vote adopting the resolution. ADOPTED this 29th day of November, 2016. ATTEST: Lei ni I. Brown City Clerk APPROVED AS TO FORM: CITY ATTORNEY'S OFFICE ll Aaron C. Harp City Attorney Exhibit A: Conditions of Approval Exhibit B: Project Plans EXHIBIT "A" CONDITIONS OF APPROVAL (Project -specific conditions are in italics) The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. The site development review authorizes the approval of a 100 -unit condominium development as specified in the adopted Planned Community Development Plan. 3. The project shall adhere to the development standards established in the amended PC -19 (San Joaquin Plaza Planned Community Development Plan) for the project site. 4. The applicant shall comply with all project design features, mitigation measures, and standard conditions contained within the approved mitigation monitoring reporting program (MMRP) of EIR SCH No. 2016021023 for the project. 5. 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. 6. 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 approval. A copy of the Resolution, including these conditions of approval shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 8. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the project file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Site Development Review and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 9. 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. 10. Prior to the issuance of building permits, Fair Share Traffic Fees shall be paid for the new dwelling units (currently $1,748.00 per new additional dwelling unit) in accordance with NBMC Chapter 15.38. The applicant shall be credited for the reduction in commercial square footage and the remaining balance shall be charged or credited to the applicant. 11. Prior to the issuance of building permits, San Joaquin Transportation Corridor Fees shall be paid for the new dwelling units (currently $2,398.00 per new additional dwelling unit). The applicant shall be credited for the reduction in commercial square footage and the remaining balance shall be charged or credited to the applicant. 12. Prior to the issuance of building permits, the applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the Planning Division demonstrating compliance with the requirements of NBMC Chapter 14.17 (Water -Efficient Landscaping Ordinance). 13. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. Replacement street trees shall be a minimum 36 -inch box and shall be replaced at the applicant's cost. 14. Prior to the issuance of building permits, the applicant shall submit a valet parking and management plan subject to the review and approval by the City Traffic Engineer and the Planning Division. 15. The parking structure will be valet operated by parking attendants 16. The guard house shall be manned 24 hours a day and turnaround shall be provided on-site, when necessary, with direction from parking attendants. The turn around may be provided within the motor court, behind the main entrance gates. 17. Prior to the issuance of building permits, the applicant shall prepare photometric study in conjunction with a final lighting plan for approval by the Planning Division. 18. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self -latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. The final design of the trash enclosure shall be subject to the review and approval of Community development Director prior to the issuance of building permits. 19. The exterior of the property shall be maintained free of litter and graffiti at all times. The homeowner's association shall provide for daily removal of trash, litter, debris, and graffiti from the premises and on all abutting sidewalks within 20 feet of the premises. 20. The homeowner's association shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of NBMC Title 14, including all future amendments (including Water Quality related requirements). 21. All proposed signs shall be in conformance with an approved Comprehensive Sign Program for the project site and provisions of NBMC Chapter 20.42 (Signs). 22. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on-site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 23. During construction activities, the project applicant shall allow representatives of cultural organizations, including Native American tribes (i.e., Gabrieleno Band of Mission Indians), to access the project site on a volunteer basis to monitor grading and excavation activities. Representatives shall follow all site safety and security protocols. 24. Prior to the issuance of building permits, the Planning Commission shall review the final exterior building materials, landscaping, and resident site amenities for substantial conformance with the project plans as approved. 25. 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 Museum House Residential Project including, but not limited to, the General Plan Amendment No. GP2015-001, Planned Community Development Plan No. PC2015-001, Site Development Permit No. SD2016-001, Tentative Tract Map No. NT2016-001, Traffic Study No. TS2015-004, Development Agreement No. DA2016-001, certification of Environmental Impact Report No. ER2016-002. 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. Fire Department Conditions 26. Provide on-site fire hydrants and mains capable of supplying the required fire flow. See NBFD Guideline B.01 for determination of fire flow. The number of fire hydrants will also be determined by the required fire flow for the structure. CFC Sec. 507.5.1 27. Effective emergency responder radio coverage (800 MHz) will be required and shall comply with Newport Beach Fire Department Guideline & Standards D.05 Public Safety Radio System Coverage. CFC Sec. 510.1 28. One (1) Gurney sized elevator with phase I recall will be required as per California Building Code (CBC) Sec. 3002.4a. 29. In buildings with an occupied floor more than 120 feet above the lowest level of Fire Department vehicle access, no fewer than two fire service access elevators, or all elevators, whichever is less, shall be provided in accordance with Section 3007. Each fire service access elevator shall have a capacity of not less than 3500 pounds. CBC Sec. 403.6.1. Only one (1) fire service access elevator shall be required to provide Gurney access. 30. The fire service access elevator shall open into a fire service access elevator lobby. CBC Sec. 3007.7. 31. The fire service access elevator lobby shall have direct access from the enclosed elevator lobby to a smokeproof enclosure complying with Section 909.20. Exception: Access to a smokeproof enclosure shall be permitted to be through a protected path of travel that has a level of fire protection not less than the elevator lobby enclosure. The protected path shall be separated from the enclosed elevator lobby through an opening protected by a smoke and draft control assembly in accordance with Section 716.5.3. 32. Actuation of any building fire alarm -initiating device shall initiate Phase I emergency recall operation on all fire service access elevators in accordance with California Code of Regulations, Title 8, Division 1, Chapter 4 Subchapter 6, elevator Safety Orders. CFC Sec. 3007.2 33. The fire service access elevator lobby shall be enclosed with a smoke barrier having a fire -resistance rating of not less than 1 hour, except that lobby doorways shall comply with Section 3007.7.3. CBC Sec. 3007.7.2 34. Other than the door to the hoistway, each doorway to a fire service access elevator lobby shall be provided with a % hour fire door assembly complying with section 716.5. The fire door assembly shall also comply with the smoke and draft control door assembly requirements of Section 716.5.3.1 with the UL 1784 test conducted without the artificial bottom seal. CBC Sec. 3007.7.3 35. The enclosed fire service access elevator lobby shall be not less than 150 square feet in area with a minimum dimension of 8 feet. CBC Sec. 3007.7.4 36. The following features serving each fire service access elevator shall be supplied by both normal power and Type 60/Class 21 Level 1 standby power: a. Elevator equipment. b. Elevator hoistway lighting. c. Elevator machine room ventilation and cooling equipment. d. Elevator controller cooling equipment. CBC Sec. 3007.9 37. Wires or cables that are located outside of the elevator hoistway and machine room and that provide normal or standby power, control signals, communication with the car, lighting, heating, air condition, ventilation and fire -detecting systems to fire service access elevators shall be protected by construction having a fire - resistance rating of not less than 2 hours, or shall be circuit integrity cable having a fire -resistance rating of not less than 2 hours. CBC Sec. 3007.9.1 38. A class I standpipe hose connection in accordance with Section 905 shall be provided in the interior exit stairway and ramp having direct access from the fire service access elevator lobby. CBC Sec. 3007.10 39. The exit enclosure containing the standpipe shall have access to the floor without passing through the fire service access elevator lobby. CBC Sec. 3007.10.1 40. Building and structures shall be equipped throughout with an automatic sprinkler system in accordance with Section 903.3.1.1 and a secondary water supply where required by Section 903.3.1.1 and a secondary water supply where required by Section 903.3.5.2. A sprinkler water -flow alarm -initiating device and a control valve with a supervisory signal -initiating device shall be provided at the lateral connection to the riser for each floor. CBC Sec. 403.3 41. Redundant fire pump systems shall be required for high-rise buildings having an occupied floor more than 200 feet above the lowest level of Fire Department vehicle access. Each fire pump system shall be capable of automatically supplying the required demand of the automatic sprinkler and standpipe systems. CBC Sec. 403.3.2.1 42. An automatic secondary on-site water supply having a usable capacity of not less than the hydraulically calculated sprinkler demand including the hose stream requirement shall be provide for high-rise buildings and Group 1-2 occupancies having occupied floor located more than 75 feet above the lowest level of Fire Department vehicle access assigned to Seismic Design Category C, D, E, or F as determined by the California Building Code. The secondary water supply shall have duration of not less than 30 minutes as determined by the occupancy hazard classification in accordance with NFPA 13, whichever is greater. CFC Sec. 903.3.5.2 43. Required fire pumps shall be supplied by connections to no fewer than two water mains located in different streets. For purposes of this project, a water main off of San Clemente Drive and a second water main off of the project's access lane located along the east edge of the property satisfy this requirement. Separate supply piping shall be provided between each connection to the water main and the pumps. Each connection and the supply piping between the connection and the pumps shall be sized to supply the flow and pressure required for the pumps to operate. CBC Sec. 403.3.2 44. Fire pumps shall be located in rooms that are separated from all other areas of the building by 2 -hour fire barriers constructed in accordance with Section 797 or 2 -hour horizontal assemblies constructed in accordance with section 711, or both CFC Sec. 913.2.1 45. Engine -driven fire pumps and electric drive fire pumps supplied by generators shall both be provided with an on -premises fuel supply, sufficient for not less than 8 -hour full -demand operation at 100 percent of the rated pump capacity in addition to all other required supply demands in accordance with Sections 9.6 and 11.4.2 of NFPA 20 and this section. CFC Sec. 913.2.1 46. Area smoke detectors shall be provided in accordance with this section. Smoke detectors shall be connected to an automatic fire alarm system. The activation of any detector required by this section shall activate the emergency voice/alarm communication system in accordance with Section 907.5.2.2. In addition to smoke detectors required by Sections 907.2.1 through 907.2.1-0, smoke detectors shall be located as follows: a. In each mechanical equipment, electrical, transformer, telephone equipment or similar room which is not provided with sprinkler protection. b. In each elevator machine room and in elevator lobbies. CFC Sec 907.2.13.1.1 47. Smoke detectors listed for use in air duct systems shall be provided in accordance with this section and the California Mechanical Code. The activation of any detector required by this section shall initiate a visible and audible supervisory signal at a constantly attended location. CFC Sec. 907.2.13.1.2 48. A fire alarm system shall be provided in accordance with Section 907.2.13. CBC Sec. 403.4.3 49. Smoke detectors will be required for the individual dwelling units as per CFC Sec. 907.2.11.2. 50. A high-rise building shall be equipped with a standpipe system as required by CFC Section 905.3. CBC Sec. 403.4.3 51. An emergency voice/alarm communication system shall be provided with a fire command center for fire department operations. CFC Sec. 911.1 52. The location and accessibility of the fire command center shall be approved by the fire chief. The fire command center shall be located at the perimeter of the structure and accessible from the fire access roadway. CFC Sec. 911.1.1 53. The fire command center shall be separated from the remainder of the building by not less than a 1 -hour fire barrier constructed in accordance with Section 707 or horizontal assembly constructed in accordance with Section 711, or both. CFC Sec. 911.1.2 54. The fire command center shall be a minimum of 200 square feet with a minimum dimension of 10 feet. CFC Sec. 911.1.3 55. A layout of the fire command center and all features required by this section to be contained therein shall be submitted for approval prior to installation. CFC Sec. 911.1.4 56. The fire command center shall comply with NFPA 72 and shall contain the following features: a. The emergency voice/alarm communication system control unit. b. The fire department communications system. c. Fire alarm system zoning annunciator panel required by CFC Section 907.6.3.3. d. Annunciator unit visually indicating the location of the elevators and whether they are operational. e. Status indicators and controls for air distribution systems. f. The fire-fighter's control panel required by CFC Section 909.16 for smoke control systems installed in the building. g. Controls for unlocking stairway doors simultaneously. h. Sprinkler valve and water flow detector display panels. i. Emergency and standby power status indicators. j. A telephone for Fire Department use with controlled access to the public telephone system k. Fire pump status indicators. I. Schematic building plans indicating the typical floor plan and detailing the building core, means of egress, fire protection systems, fire -fighting equipment and fire department access and the location of fire walls, fire barriers, fire partitions, smoke barriers and smoke partitions. m. An approved Building Information Card that contains all items listed in CFC Sec. 911.1 (13). n. Work table. o. Generator supervision devices, manual start and transfer features. p. Public address system, where specifically required by other sections of this code. q. Elevator fire recall switch in accordance with California Code of Regulations, Title 8, Division1, Chapter 4, Subchapter 6, Elevator safety Orders. r. Elevator emergency or standby power selector switch, where emergency or standby power is provided. s. A master switch for unlocking elevator lobby doors permitted by Section 1008.1.4.6. CFC Sec. 911.1.5 57. The fire command center shall be provided with an independent ventilation or air- conditioning system. CFC Sec. 911.1.6 58. Emergency power outlets are required as per Newport Beach Fire Department Amendment to the California Fire Code. Amendment states: Provided and install electrical outlets (120 volt, duplex) that are connected to the emergency generator circuitry/ system when a generator is required by Section 604.2 of the CFC. The electrical outlets shall be provide in the flowing locations: a. In the main exit corridor of each floor, adjacent to each exit enclosure. b. On every level in every stairwell. c. In each elevator lobby. d. In public assembly areas larger than 1,500 square feet. e. In every fire control room. f. In such other areas as may be designated by the fire code official. 59. High-rise buildings shall be provided with a passive or active smoke control system or combination thereof in accordance with Section 909. CBC Sec. 403.4.7.1 60. Smoke proof enclosures shall be constructed and shall consist of an enclosed interior exit stairway that conforms to California Fire Code Section 1022.2 and an open exterior balcony or vestibule meeting the requirements of this section. Where access to the roof is required by the California Fire Code, such access shall be from the smokeproof enclosure (all exiting stairwells) where a smokeproof enclosure is required. CFC Sec. 909.20 61. The smokeproof enclosure shall be separated from the remainder of the building by not less than 2 -hour fire barriers constructed in accordance with Section 707 or horizontal assemblies constructed in accordance with Section 711, or both. Openings are not permitted other than the required means of egress doors. The vestibule shall be separated from the stairway by not less than 2 -hour fire barriers constructed in accordance with California Building Code Section 707.1 (Fore Barrier Requirements) or horizontal assemblies constructed in accordance with California Building Code Section 711.1 (Horizontal Assembly Requirements), or both. The open exterior balcony shall be constructed in accordance with the fire -resistance rating requirements for floor assemblies. CFC Sec. 909.20.2 62. The parking garage shall meet requirements of CFC Sec. 914.5 if applicable. 63. No vehicular parking shall be allowed along the first 200 feet of the access lane located at the eastern property line (beginning at San Clemente Drive). 64. If fire access is to cross a property line then an agreement for access will need to be legally recorded for fire access use. 65. For all vegetated roofing systems abutting combustible vertical surfaces, a Class A -rated roof system complying with ASTM E 108 or UL 790 shall be achieved for a minimum 6 -foot wide continuous border placed around rooftop structures and all rooftop equipment including, but not limited to mechanical and machine rooms, penthouses, skylight, roof vents, solar panels, antenna supports, and building service equipment. CFC Sec. 317.3 66. Buildings or structures that have rooftop gardens or landscaped roofs and that are equipped with a standpipe system shall have the standpipe system extended to the roof level on which the rooftop garden or landscaped roof is located. CFC Sec. 905.3.8 67. A 2A 10BC fire extinguisher will be required for the R-2, M and B occupancies. The extinguishers must be located so that it is not more than 75 feet travel distance to reach an extinguisher from the front door of each unit. CFC Sec. 906.1 68. The parking garage is classified as an ordinary hazard occupancy which requires a 2A 20BC fire extinguisher. This fire extinguisher will cover 1500 square feet of floor area and the extinguisher must be located so that it is not more than 50 feet travel distance to reach an extinguisher from the garage floor area. CFC Sec. 906.1 69. Car charging stations will need to be shown on plans and must comply with National Electrical Code Sec. 625.5. 70. Address shall be placed on all new buildings in such a position that is plainly visible and legible from the street or road fronting the property. CFC Sec. 505.1 71. Stairwell signage shall meet Newport Beach Fire Department Guideline & Standards D.01. 72. Areas with an "A" occupancy will need to meet all requirements for an assembly type occupancy referenced in CFC Sec. 1028. 73. Dumpster locations will need to meet Newport Beach Fire Department Guideline & Standard A.16 with regard to requirements for locations of dumpsters. 74. A pictorial symbol of a standardized design designating which elevators are fire service access elevators shall be installed on each side of the hoistway door frame on the portion of the frame at right angles to the fire service access elevator lobby. CBC Sec. 3007.7.5 75. The fire service access elevator shall be continuously monitored at the fire command center by a standard emergency service interface system meeting the requirements of NFPA 72. CBC Sec. 3007.8 76. A telephone or other two-way communications system connected to an approved constantly attended station shall be provided at not less than every fifth floor in each stairway where the doors to the stairway are locked. CBC Sec. 403.5.4 77. Provide standby power system as per CFC Sec. 604.2.14.1. 78. A Knox box will be required for the proposed structure. The Knox box must contain keys which will gain entrance to the building in an emergency situation. Also, keys to any mechanical room or equipment room will need to be placed in the Knox box. CFC Sec. 506.1 79. Barbecues on balconies will require fire sprinklers in balcony area over the barbecues. Terraces open to above and with Barbeques will not require sprinklers. 80. Access areas will need to meet Newport Beach Guideline C.01 with regard to weight supported, turnaround, widths, etc. 81. Fire lane access markings for the front entrance shown on Fire Master Plan will need to comply with Newport Beach Guideline C.02 with signs and red curbs or signs only. 82. Rooftop garden or landscaped roof areas shall not exceed 15,625 square feet in size for any single area with a maximum dimension of 125 feet in length or width. A minimum 6 -foot wide clearance consisting of a Class A -rated roof system complying with ASTM E 108 or UL 790 shall be provide between adjacent rooftop gardens or landscaped roof areas. The gardens and landscaped areas at the podium deck level, and rooftop pools are not subject to these limitations. CFC Sec. 317.2 83. Clearances with the gas fire table must be met as per the manufactures recommendations and the California mechanical Code. Buildina Division Conditions 84. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City -adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 85. The applicant shall employ the following best available control measures ("BACMs") to reduce construction -related air quality impacts: Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty material. • Suspend all operations on any unpaved surface if average winds exceeding 25 mph. Emissions • Require 90 -day low-NOx tune-ups for off road equipment. • Limit allowable idling to 30 minutes for trucks and heavy equipment Off -Site Impacts • Encourage carpooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off-site. • Sweep access points daily. • Encourage receipt of materials during non -peak traffic hours. • Sandbag construction sites for erosion control. Fill Placement • The number and type of equipment for dirt pushing will be limited on any day to ensure that SCAQMD significance thresholds are not exceeded. 86. Prior to the issuance of grading permits, a Storm Water Pollution Prevention Plan (SWPPP) and Notice of Intent (NOI) to comply with the General Permit for Construction Activities shall be prepared, submitted to the State Water Quality Control Board for approval and made part of the construction program. The project applicant will provide the City with a copy of the NOI and their application check as proof of filing with the State Water Quality Control Board. This plan will detail measures and practices that will be in effect during construction to minimize the project's impact on water quality. 87. Prior to issuance of gradin, permits, the applicant shall prepare and submit a Water Quality Management Plan (WQMP) for the proposed project, subject to the approval of the Building Division and Code and Water Quality Enforcement Division. The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. 88. A list of "good house -keeping" practices will be incorporated into the long-term post -construction operation of the site to minimize the likelihood that pollutants will be used, stored or spilled on the site that could impair water quality. These may include frequent parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful fertilizers or pesticides, and the diversion of storm water away from potential sources of pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list and describe all structural and non-structural BMPs. In addition, the WQMP must also identify the entity responsible for the long-term inspection, maintenance, and funding for all structural (and if applicable Treatment Control) BMPs. 89. A grading and shoring bond shall be required prior to grading or building permit issuance. The bond shall be based on the total value of excavation, grading and shoring work. 90. A geotechnical report shall be submitted to the Building Division for review prior to permit issuance. The review shall include a study on the potential for liquefaction. 91. A drainage and hydrology study shall be submitted for review prior to permit issuance. 92. Cal Green and Energy commissioning and acceptance testing may be required at the time of permit issuance. 93. A shoring plan shall be submitted prior to building permit issuance. Tie back system will not be allowed under street or public improvements without obtaining public works approval. EXHIBIT "B" PROJECT PLANS OCMA ENTITLEMENT SET OCTOBER 12, 2016 suaEr�x_ra„a m eAWa co- s nri.s 4£>• '19Yw'f6 YIiP -. LOC4t9PFA9f - aB.TR1eE)NCS6I/ R� s4 '-NQ;.�FlfLt.Wag tdi�IR 1'YiGiA�.9Ei. _ — RNiIMi ReTY-SKI-iOGPf .W�gEE1 R1RivdihAV[-XYZ rW5a4a5 IVM6P+91�11 YXNfra Myo- PLAMiSAi OCMA BS4 San Clemente Drive COVER SHEE7 G R E L p,T E D ��. M!P P hx {'.TFxT1 h71C4LL72C15 mw sW •~ �• IROJECT MFORMATION le Address: RESIDENTIAL DEttSr Y 0 San C memle Drh� 100 Micz.9ftipefAcre PARKING: wpod Beach, CA 925fi0 RgEF +IF ARCHnEC1 DE4Q1AACWTECT .RMMIE--------------------------- WE';as ra.■■YsY■war.cs.:l;' RESIDENTIAL 200 STALLS nrr:rrnAaYr. ls+mse GUEST 50 STALLS .CAW. as UimlJ r wbre FSAMut.+ Trlxtsac a l arrssY R5n%Wti__-_--------------------25ISTALLS *WYMur■+/+o4 r�mt rteq3+x asaroll�s L/1�6Cn Luc usEcrosm RESIDENTIAL _ 200 STALLS :1L bF— GUEST STALLS 50 sr„Bn. �opwaw m almum-o i -pi. elm sru+AsoCAWA cmu—CAr3 lUI69COLPLANPi.5&2SPAmSP€NLw14r' wE51CD1mAM-5 mzvobee mM fl -1.3w T n�+x�so s x SPACESPER I.MIPTD56MOZIWFAAFi-tRFOR MVPAWQ D>tia.w fl-Mm'm TOJECT DEWAPT10N FLOOR AREA f PROJECT CONSISTS OF (11 MULTI -STORY IST FLOOR AFEt 21.40 SF 191HR00RAI1FJl 16J21 SIF -SIDENTLSLBUIDING. 2WROORWA 17gNSF ISTHROOFILEA 16p1tSF ,STORIES OFRESIDEN'T1AL 3RD9DOR"A. 17,591SF 16THROOB)Xk, 1501151 -EYELSOfUNDERGROUND PARKiNG ATHR_OORMEA: 1739TSF uTHROORAFEA H5a6SF ALDINGSHIALLBECOMPLETELY SPANKLERED, 5TH FLOMAFEJL- 17NSF 10HRMAFE STH RAXRAEEA 16215 SF t5MRAORAAEA lk%SF IMSF GAL1}ESCRF71I M A a 'It w. ft wr... *.t: on a ,cram B ADA sawn a M s ; a. ��� 14 � SMI w 4 MW ■[r0�.0 w BPM t. 7TH FLMAPFA 16,329SF 2681 RDORA)951� 1495951 6THFLOORAKk IMSF 21THFLOMA%k- I&W8F n aay.s ca +t a wws .a co.s .•A w n wn. 9TH FLOOR Af1EA 16,31951 ZN FLOCA M mm EF r 'm W-0. af.•► >� .■D � .■awn'+s rr.sra r•♦a...� a *o ,acw.r. IM FLOOR APEk 96.325 SF 22FDROORAFFk 12 15 6F YM w Ywwe■+t.sa+ArB c..a •u+ v - ■. ec r•Ati • ttTHFLONAFU 15229SF 24TH -FtOORXU 11,726 SF P000. YBie DMIa.■f sw D-E�.L Yi•O:1K MO S•aMi n 10 V W W sC■r +.o■ a■D u o as .+ aYr• ..vAs •aw u w s � +Bo w am a.u: no r•[ r•w u.A.s :^.r• 1TTH Fi4ORA 4 IEMSF $ STH FIOOi ARK 11,71 SF k so +aa, n a■ a:.ous ++e•cs .a urns .ua •saw. ". = CA r)iQ� M y■rpA+rY(( •■ M fYP WJ rb +a +orvY iti 13TH FLOLTIAiE1 161''1 SF TOTAL 191,1515E +s■ooaewa■u..Pw. acm sus w.ons ..o wns wcr• a• .Do a es t. Dw■ a■ A naao-r. sa •a++u_ -------- -`-------`-------'__--.-__-______� PAirIONG STALtCiUF#E GTbOSS ARFJS. 15828 S .al' tWM. l ■[.M. 0 CFL .s'4.K en 3.G• .l�S •maw. e.•x.. +. ro. a wu. -C s+� onve. Yc LEVEL Pt - 60x'59 SF we w , 4 .rsr..e7 tr sr aw.t I W V . •+t l •tea�to we 0& .6 W :Y.t'r a■ n< 100 CN sm .RT S •c womma Rw.+9 •`■T.. + 110. +IOY_ •�Q .N., a A.bMc YCN@l LEVEL P2 TOTAL GROSS HUKDLNGAREA, 55S69 SF 506.966 SF JLDINGCO0ECALIFORNIA BUILDIGCODE 21113 3TE'CBC M$&K2015CMEFFECTIVE iVt0*201T TD'TAL"QPQWFLQQB-MF.P---------- ------- RES:—,7 _ RLTLDWG: FLG -_ - 1AT1Q 391.158$F 143:11 JTLD>INGTYPE OFCONSFRUCTIOft 'PE I -A. FULLY SPAINKLERED HOrErG+k ICLos IA 6AC 41Lfi4r SPq-PLkVnCOfikhm r dp 3VE9NING AGENCY: TY OF NEIYPORT BEACH NNE DW ELLNG UNITS (BEDROOM + FIXTURE COUNT): 2 BA 3 EA ' DR _r B.A- -- _ _ TOTAL -- 54 UNITS UNITS - 100UIITS LOT ZONE GENERAL PLAN DESIGNATION IdRbgTraj PC -9 Sm1ea,Tx.ptaa +L+i12t6i{�: OPEI'1SPACE: S 30POED ZON E - RM -100 REQUIRED___--___---- )TAREA AND LOT AREA COVERAt R11J'5N6W§0CDACE 7syr. -p Ffg IT -------- COMf.40N INDOOR SPACE 5W S.F. 7,5]-OgF 500 SF A Mq o2� gg2gq q Cpm. Iiia#� 00apa1 PRMATEOPEN SPACE 30S-FPER5L.OFUNITS 1,500SF Tycr{ 2SiSilEA� ?I TOTALREOVIRED- 9,500 SF ............ 86Al2g4reaF) PRQv1Dm COMMON OPEN SPACE GROUND LEVEL OLaDOOfT AMENITIES • 52,523 SF 44,365 SF 3T6ACK5 _TBACK : WCL.EMENTEDR -------------------- 151=1= LEv_ELZ0U1 Q4AAWERIIY_---------------DRSE DE YARD - 5 FT TOTAL LAAO-SCAPM f 10% A1WJ - 17,581 SF =AR YARD - 5 FT TOTAL AIOW AVOSCAPED SPACE - 3e.536 SF 10VIDEO: vi'GLE1jEN bw------------------ i5FT COWAOONRVOORSPACE.. 19.343 SF DE YARD - (OKI 1D FT GRDL94D LEVEL INDOOR AMENITY - 6,991 SF EAR YARD - 19 FT LEVEL 2 INDOOR AMEWITY - 12,345 SF EIGHT fyO�xi{PeBcdst905'�84 •1 HxftAls�i 29SE PRIVATE OPEN SPACE: 21,444 SF 7AdWAHe4hIAbomFYM1•hP-,ft el kmi?9Ct;?5! ---W11aN5TANCES%504:AMNk� ----------------99UNFTS TOTAL PRiOYDED: 93,310 SF VoWMin H*t 29T`6"O(%dcl1ast(kcpl *a) VX* POW 00 SPACE UATOWIGEWPM&TDESIGN % L SImdRteas2LsAKfPubt2 EAC THEIEO0W91FaT14. �{ C 110 San Cleme+tte Drive r!.B€FJ AAt T1IrN ARC11aRCTs . . , ■ r w [ r s r ' r*.r .-IonuB r - r� ------------------------- 2tre..� roo� I I affu.•rJr. �eYea.+r+va •rI i -__ ------------'ti 7``'\FYI I. • m--••xwwrw �. �a.■.x+mrc:rf rz+. � I r FI F ca ttr T iN, 5 +•--•------- N IN n - 11L +lsAGB.a■.c �►:Ye w(L�.S .�.[Y... ,Eies_.�a+,•, ..n?+n4a.. �.r�a.c...c.-na � I � s.rzu►:. swCaE#IEtar6 DR, I i al w:`I SITE PLAN Yr l+ROJEE' SLPh4A Ai.Y 7r GRELATED CY�r..W0101 F w.rsII.CIBr>•� 9lYT fLiw650Ppi 51A�M15Fb9r� 5mpav> M . 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S _ M. +3 3 S]c 3� +�•4 2 25+Y y _ IJ d[s sracF � rwaE-aro-soucE � notal[-osa 3'� y5] ]�C 1*3# nsF E NZ A P. ff .In ev +y',LIXC�I1pNa �yCl na bin.--�a ��—J '.Rf.L ItUS VCCNHIbvd lvl uflP EM+. YM ��i4llRli6rn �;s��36'�rnc Bn lca.u�em �ecueslcflufn. � C: S S.NI£lM.lfsal�u qs R"SA MVE QCMA Y W R ELATED 954 San GFemsnte Drive t?iT€N SPACE 01AGRAdw15 RIVATF t�PfaV SP 1C€ W-45 .- OJA STEW. ARGlrrtm 1 —.7 .B.c :�w_•arc 7.; r � LEVEL ve li$TVP.1 LEVEL go R PLEVEL V j FLOOR SUMMARY LEVEL TP' FLOOR SUMMARY EYL €L33 FLOOR SUMMARY LEGEND FLOOR SUMMARY LEGEND FLOOR SUMMARY LEGEND FLOOR SUMMARY LEGEND FLOOR SUMMARY LEGEND FLOOR SUMMARY CONNJN-LUTpOOA pa bHl'1 PN'ya110Y1�N nAck EL rf i.Y COYMGa-OOLppM 4YYC1 yir EF. PNNx16 OYEN SYACf FrW p�VFOYI•pYI➢OOaN sNYAI PWYnil IlpY-AI gaNGr It311 �COAaapw bUapppa AR M CT "MM111YNNRACa. A3af ®Epr,WON-pUliWpa 9o: X' p�� -5111—ry�Yl ppNYetl�l-1lmpga 3RAOf �� as � CpwMON-Wppa SRaCE lavF Noma rive- � OpYYOY•wngpa ARACC AnaYl AAM Ns! � epYYal-HleppA 9axf,{ 4a6 {�� L -1-1 CVM4HN-RIOCM3a.eYYCC •�._ C_ � L � � _ _ ._ ..I PAIYATE •OYErt 9PACp l+.+rt IlhaA aaYR'lli UHI9 tl1 11M ,L a... 1 Yi' � YIaYATL•OYAN tYa4E 1 1 w.6 S'v IIFIIT-A dl We6:C uAi Y 1 ! lmrt.p rud ® aY1YYAtr . M'[a RACY taaq 7l WI•• YU SF ' - _SF YY.- - 1 r:,p 51 aa.Itl r� -YFt1 Q rrATE.aP.fN YPaeE n6tl •A � 1 - W.Y -Y 11A „L ©Y a1Y/T[-PRLN RACL 621 V4rA 1( lwrw.r v1rt Y Y 2 ..a xA Nnlr.c 19 .D - .! YI Y uurt.n � 1/nYvl 1 i�Yu Wras •L MV a - I I Np - a • - - Y qK1 !af[-0�ll?ffaaan�cwal :'ti'1 tYtti l6Yt LONIIT4p tf'f YYRapaR FOR - 4f YPYYUTS Ip�4SOW1l9Ril[lYR 1. N [dMdp YFi lata YCa A C tY,Y pEta1 [CNIII RRurR "S'ILYiYaY t4 rz tlNnlr➢pNtt ilYEM 1p YYei•Ar1Y n hRs(Orr.YNffA LC#.if g9�Gt:rS itl Y-cs¢Mmyp(11:I.-1. x at•Fa'C V 6M4 ■EFt YR',4Ar[Pa'EN'FJUEIFHTSI LEVE TA - !LOWER LEVE670WNIIOAAE81 .EVEL 75- LUETEf.14F.VEL jQWKHQME51 R PLEVEL LEGEND FLOOR SUMMARY LEGEND FLOOR SUMMARY LEGEND FLOOR SUMMARY JraNNpw•waoopn..yRAc SFHYP•PYuvAPA [1app WY1GF O,tIF u p9YVwYN-pweeOpA YPAC rWeFTPTaan,Y dew Y.PApC M.^iq u epNYpi•WIYOpa OPAe1 WNA1➢NmpppP'YPaCP ry6 .4ax w+67e 1 4 ©pOYWM•INWpA SPACE _ lw6 _ CLv9 xRA y.n'vs SFFd 211 CP ©COYYOY•I4pptlN YRaC[ YPAVAT!-pPAN OPaCY j�—,Y tM t-�r'.�1K 6_ _ afi ":P- � PMYAI6.OPEw HPaGE I u� LJ PMYff6. bYAry aa'aCE OGMA 850 San Cfernenle Drive +tea R T Al t a i .wRra al.r u cfL6Lcwslnn "aAl1Yn• Y Y=17L RtIY 1p i,Y C{Y➢TYkpa]S Yaa1}aF apt RuE�lw �YFIFliiit YNa 9tliAatTYKdS aJQI! pp;1p Y Cpnnpt AC NR W *xW rnvatf [WA wtr mpY�Am[V OPEN SPACE DIAGRAMS PRtVA FE OPEN SPACE r REL7ATED .,`r •rF R, L{ M LSA 15 IrS _ $541 $3f1 C1pMrpJitp DrivekUeEKi Ah637E111t/JpL`t3RE�-TS - x a 91 F n s +.••. +�••• �b F 4 xv o ag�"Wa'Wrr4 F.5ES f 1 9 r ,.q„ ' I• p f 1 v I I 11= C I I 1�•I I I •(J, 91PIC2 I I 11 I 4•! 1 — C I �tlt i I I C�1 I G� I a Irk ff Ig I �17"rT d. f I I 1 . 4+r 1 I I I 111 1 1 ���„ 1 � ��$ �1=��'000 �or� ®oo 000 ora®�' I 1 py:pr ��:.>Rrar-l:FaTB h l4'•l Y. PJ1.�'S[HL rs- rr I _ I-4eyy,y�gn� �' i I ��,{ Y�1 r,�la•aaT-ard'ar4 2 1 I I I r r • 1 I .i.l [.P.Ysim �� ........ ... . — r 1 a �.. I I I i 1 I • ARKIRAC 1 VVV nxo w� �I r� L� At»:'i FLOOR PLAN - t >_vEt BI r R E L QT E D .,`r •rF R, L{ M LSA 15 IrS _ $541 $3f1 C1pMrpJitp DrivekUeEKi Ah637E111t/JpL`t3RE�-TS - x a 91 F n s +.••. +�••• 1 s. 1 4 I I f Tr- ' t C v C � 1�•I •(J, 91PIC2 I 4•! 1 — C I �tlt i I I C�1 I G� I a Irk ff Ig I �17"rT d. f I I 1 . 4+r 1 � ���„ ��� rI � ��$ �1=��'000 �or� ®oo 000 ora®�' �I•� 1 ' py:pr ��:.>Rrar-l:FaTB h I I _ I-4eyy,y�gn� �' i I ��,{ Y�1 r,�la•aaT-ard'ar4 2 1 I I I r r • ,a.•srlr.-s Yrr z 1�.—. —.—.—. —.— —T�. ... ........ ... . — �.. I I I i 1 r rte..a�lrsp Aa. s w �rrm�r.+ar=rrr � Y' IParaa�iz•F•=� ai r�vrcY b'rrr3rl-' t 6t tY - r r V es 3 srl- as Ix'w ,r n rt..lr-ur rF rava r11 :s s5Y 1 s. 1 4 rr 1 f I I g I I 11 a - 1 , . a [ 1 1 ff Ig I �17"rT r II I I 1 . 4+r 1 � ���„ ��� rI � ��$ �1=��'000 �or� ®oo 000 ora®�' �I•� 1 ' py:pr ��:.>Rrar-l:FaTB h I I _ I-4eyy,y�gn� �' i I ��,{ Y�1 r,�la•aaT-ard'ar4 2 1 I I I r r • ,a.•srlr.-s Yrr z 1�.—. —.—.—. —.— —T�. ... ........ ... . — �.. I I I i 1 r rte..a�lrsp Aa. s w �rrm�r.+ar=rrr � Y' IParaa�iz•F•=� ai r�vrcY b'rrr3rl-' t 6t tY - r r V es 3 srl- as Ix'w ,r n rt..lr-ur rF rava r11 :s s5Y At»:'i FLOOR PLAN - t >_vEt BI r R E L QT E D d a a ----------------------- ------------ -*-- .—.—.---- I.*--' I , , 91 Me fl , , k !r Pr SAS r rY pr3.1' � Ir Yr I � P114�UIPNq IW(INS. I I Rry ll'�+Z9 � U r..�r,.,r�:4x I I I I 1 .=M it=' I. -RPr4 I P+ ra i rr II rr yr! Q ri k 1 Il.�d. •� �I VwNIHV•vl,iT4r4'b f vi �1 1 CwaN • fP+3" YC' I ! F 1 12 i 1 N +.9Yw-+C4 Ctd Unr nermNi Cwnn- rib ffietnl I akt 14 IISY I 1 ' SFWPLF P(ynf I I III I vmc+rFP,uwe� ax.0 .Pb [B no aau :term, ; i I I I ura[n%� j ED a] rR o n o w ZI I� '� Q Q Q flEm_ El] 7rtPrCMriwIF R"SA a P R r M L N 5 OCMA 880 San Clemente ❑nve BOOR PLAN - LEVEL 6 ,IDA FE.1. tiY-!ei+F ----------------------- ------------ -*-- .—.—.---- I.*--' I I 91 Me 1 I ' 1 !r Pr SAS r rY pr3.1' I i ' 1Ir 10; l Rry ll'�+Z9 � U r..�r,.,r�:4x F I. -RPr4 P+ ra PurdnaxlP •Ca• n.>�wi wwnlr.r.�r rr I rr yr! Q ri k 1 Pa �I VwNIHV•vl,iT4r4'b f vi PF CwaN • fP+3" YC' F Flr6Mtr -5 .vi' 12 PF N +.9Yw-+C4 Ctd Unr nermNi Cwnn- rib ffietnl S - of akt 14 IISY SFWPLF P(ynf I M3 d �� [B no aau ED a] rR o n o w ZI I� '� Q Q Q flEm_ El] r I'P 44rr r: aP 'a Ia l5 tr I ra 5a rr r rr .P rx av ^ r- rr t r: f jP I D ®1 7 FLI IEDG7 Ca C7 Cl w ® p Etl Jslnra h II I III I '1 _ 1 lWlfelyP SEfW'Ci 1 •—. —.. —.—.. —. —.—.L. L... ' BOOR PLAN - LEVEL 6 ,IDA FE.1. tiY-!ei+F TA11 RRELATEQ WIE€f PilPt9d6 H[llppfpE 1Ir 10; l Rry ll'�+Z9 � U r..�r,.,r�:4x F I. -RPr4 P+ ra PurdnaxlP •Ca• n.>�wi wwnlr.r.�r rr Pa �I VwNIHV•vl,iT4r4'b f vi PF CwaN • fP+3" YC' F Flr6Mtr -5 .vi' 12 PF N +.9Yw-+C4 Ctd Unr nermNi Cwnn- rib ffietnl S - of akt 14 IISY TA11 RRELATEQ SSR FAnFlx 0CMA RAMSA IMVEJ an Clemonle Drive FLOOR PtAN - LEVEL 1 2 BRELATED i.vcssr w. - A ac T , �• r 1 • I �t�a I • • I ' I ' 4Y{�ElM aS1 ' � • I I II � - - Ic � I'j 1 F" - xe I�� • ----------------- ------------------ Iq LI I I r •II I - I 1j I I I Y 1 1 11 I I I 1 1 1 , V I i [�. .r.�-�......�.r�r_t� � p � ��.�.� �. �. �.L.L.�. � .�•r.•r_..�..`.���f � � � .raw •r. .�.r.r.i.•L...�.� a ar�wsurr�rw.ur[ a.a.n.wr9arrcr r+al.c olxal•+a:lr•R v.r.+=•u �a.w.,a+Rsw.... r•p? Itraa•uu.r x+.Rw.. aac nnsua uaaw.=..� enalr�wrarwtM=w� a.s.ac awr sa.'»-,� l R 1J. M SA I- oGMA SSii San Clemente Qlive nc�ae�r�vasrau•nacli/Hers . • . , . � . • •`•• ' FLDOR Pt -AN - LEWEt 3 - 6 o.,eiac,nar 1.�_ e�+woaRmurs t st a mus +.3 ne xm zt•.asc G RELATED � 1 II [ I 1 I I I- I 1- - - -...— —*sTa 9 SI TY -R •— —•---•--------1L O [IBL a-lifTA � — �_��y{—� , r�jy�yy���-.yyy _ i -y� Fr_w1[—� .lp�.-_ .. a - .may. � � -ice. .- : -. •: ..: .may �® •1.....�` ��®�� _— �����L":J �I��®r-���[��f�®�L'ul����®L�1�����®l_:Jlta'�i[��®���R:..n/� ©� �F_�a—I �'�'T' �y� � ��.—�I!'^I������.r»��i��',''T:>•i����T--a�t���1•���si�.:-sx>•i�l�'��z�l���I =MM""MEM0IFI 10a a—oEvlw�==� -=IEa©�o�©©orT 1[asFa�r3rts �rrlotr�s��al�a�o�asEaoe> �©o���* ©o�mQ�s=- a�ao�o®�eEa®rE'���IQII�o�={�©o�yQ>��oo>���•,-�©o��o�x—s,-��sn�o�� 01 � � 4CMA„ d C A -t Clemente Drive KIAL CMn.SCIAMI,91C11ITFCi3 + V r V r M f. f �•. >�-- A FLOOR PLAN - LEVEt 7 -14 �.. v ws.r,+r:..n r,►t. atnraouma.: sn T s. ! agc55' Ye Ai! ] fliux ¢ q0 50 ASMI SF G RELATED r— -----= I I I • , _ _ I .r tiff I II Q� }® .iQi>'i�SE�iQi���QQi��3�QQi�>! ��Q �Q��QQ s�� ©Q�o ®QQ�o�a xal alma �mml t �' n o 1 Qe�i onova—:. Qrs[�QEa�o3�f�IQ�sr' 1 • � I muQ� Aor slawl�a®�QomumoloQllEzas. iI I �> iI � `.tib \ .. • 1 F I � - � 1 I tk , 1 h`; ^N! 1 t' 1 I I I J1 _. � \n I I 1 / i 1 I I I I I I I i1 1 1 1 I 1 I t I I t 1 • 1 1 t I ! � d I 1 • L-------- i _ J I ! e Ot><vE sy rts'_.r A J�� QCMA T1��/� ��I� X50 San Clemente give kl.KILT A.0 FTFIW MGYI7fiCii •. e 4 e a s Y , FLOOR PIAN -LEVEL IS- 16 wart un r..� _ �anw ooh la• oc. •,.,.[mw ate•. un+.r c� rt . ' f �xa9 iG• •N 1R 1:1.95 GRELATED • , _ _ V --m— --___--- II Q� .iQi>'i�SE�iQi���QQi��3�QQi�>! ��Q �Q��QQ s�� ©Q�o ®QQ�o�a xal alma �mml t �' n o �EaQ�o� EaQ oma,: r Qe�i onova—:. Qrs[�QEa�o3�f�IQ�sr' t • � I muQ� Aor slawl�a®�QomumoloQllEzas. b i��'T" _�Ii��30�-::.-r�s-.r�rr•.-rcrs�rEjMr�l 1 I t 1 J1 _. � \n Y I `• 1 I 1 , 1 bra t � -. i lam. � • i 4t tli L- _.�____ A 4 1__ rJ 18Y �.cva u r•xa A J�� QCMA T1��/� ��I� X50 San Clemente give kl.KILT A.0 FTFIW MGYI7fiCii •. e 4 e a s Y , FLOOR PIAN -LEVEL IS- 16 wart un r..� _ �anw ooh la• oc. •,.,.[mw ate•. un+.r c� rt . ' f �xa9 iG• •N 1R 1:1.95 GRELATED Q� .iQi>'i�SE�iQi���QQi��3�QQi�>! ��Q �Q��QQ s�� ©Q�o ®QQ�o�a xal alma �mml Halal l =I= �' n o �EaQ�o� EaQ oma,: r Qe�i onova—:. Qrs[�QEa�o3�f�IQ�sr' twl�lQ—�EaQ�a�* muQ� Aor slawl�a®�QomumoloQllEzas. -- __QQ�®�,"��•,.QO�7�QQl�QOI��Iti�i�"0�:..r_a�'QOts-F���+-�w�QQE"�- i��'T" _�Ii��30�-::.-r�s-.r�rr•.-rcrs�rEjMr�l A J�� QCMA T1��/� ��I� X50 San Clemente give kl.KILT A.0 FTFIW MGYI7fiCii •. e 4 e a s Y , FLOOR PIAN -LEVEL IS- 16 wart un r..� _ �anw ooh la• oc. •,.,.[mw ate•. un+.r c� rt . ' f �xa9 iG• •N 1R 1:1.95 GRELATED ----- —............maR ,.. sFERvx �r----------------- III I i� I III I I I SII 1 k IIi I. k I1 I t 1 j y I ra ....... --_______J.1 _ ----- eI i I, 1 Ilii k I ISI1 rj 1I iIl j 1 1[II! 1 - III � I I � I —�% rj�. —-i���.r.ilii����■'ria�l%i�iY6t! I I ti pry!p���- I� �z. fll r. ` I I SII 1 k IIi I. k I1 I t 1 j y I ra ....... --_______J.1 _ ----- eI i I, 1 Ilii k I ISI1 rj 1I iIl j 1 1[II! 1 - ., .. .. :. � III®IIIIIIIII, .. - —�% rj�. —-i���.r.ilii����■'ria�l%i�iY6t! [I�II�IIjII�II�I��I'�I',,� �IIjIyI�IIIIIIII� pry!p���- I �z. vv- i � � I --=_--------- __ — —_.— WOMEN, J— .. i - IIIIIIIIIIII, IIIIIIIIIIII, ., .. .. :. � III®IIIIIIIII, .. - —�% rj�. —-i���.r.ilii����■'ria�l%i�iY6t! [I�II�IIjII�II�I��I'�I',,� �IIjIyI�IIIIIIII� pry!p���- rnvEu-.'n umr rra{• aEwt� o T F�ne� b0A ss Irgaw sr v.. ,w xxc+a ss AU, RAMS L 4 C.1Y� Bs0 Sin Clemente Drlve F1 OOR FLAN - t.FVE{ 1?- 13 G R LAT E Ff_,Ib€Ri AM. STERN +4AC114TEC11 4 . e. a . 11 e n 5 �m x ©uErta,:T vN@YIiVC}MW+�+IIE dW[Lt+U V*'9w�+�"r�!-E �+�44�?a�`1��r�6F C��/4 un xruat rah __Jcunsa�ewiSr[ �atwGun s�r�uvLaa n�wcurl Ll�+r. T+1.S tr�G�nGtM�a1MM.'�xiz I O -F4 -6I— E. Ac� oo.. OCIAA 85® Sara Clemente Drive FLOOR PLAN-tRfEL 241- 21 U R ESATE❑ EKi Ayi3TU�N n1CHiRCT1 I � � e i M 3 a s ••�� i� �. 47lMRIRVy UNR SlR.ppAYTe6li p.MEiix.4 �anT 5yuuaFlY IIn6{E rnM9aNc tial SyWupYrtDCE VeMELLY04"�A,T8 E l`l IEME�.n O'NFlltw^ WO SU~v r+1M[ owet�van+nnaerM�v r,w.¢ � � owFuraGuwr�wupv rteiE � � axE r+�u+nr sunwwm.�.E EhYF1LNGllMT frvL CCMA & FtOaR PLAN - IEVFI - �3 E L�� E Q S E0 lD k!,N Ei::T Mi-STENN n&Q1lTECTS ---------- --------- --- ---- 1-Z A M� A 0CMA MVE � 1 850'son clamenle Dave +7- . . —,n E 4 5 1-7 1.— a FLOOR PLAN - LEVEL 211 ' : RRELATED t L. -----------------s--=--- — — 0 1-Z A M� A 0CMA MVE � 1 850'son clamenle Dave +7- . . —,n E 4 5 1-7 1.— a FLOOR PLAN - LEVEL 211 ' : RRELATED rsmr Ir�c �.A�''lSA OCMA 850 San Clemente Drive d EFTA XTEKM ARCI1ITgcn 9 M f au FLOOR PLAN - KC O0 LEVEL R RELAITED OCMA RAMSA 650 San CFemenle Drive oil t. FRONT ELEVATION CRELATED RA SSA ' ocMA G R ELATED 850 San Clemency Drive BACK ELE"JATId�! 9Lffi€A1 KJ.L S7illf.h&{Gi1flKiS + .. . � R E P 5 F� -F--r 7- F - T -u --L LL IT j JFF. M RAMSA WW00AX$T1MAWMTKCn WOCMA E 850 San Clemente Drive w NORTH & SOUTH ELEVATIONS urfmlEo ShEf, BRELATED SOUTH-'dVlEST ELEVATION 17, KEY PLAN PAINTED METAL: WINDOW MULLIONS, ENTRY CANOPY, RAILINGS, ENTRY DOORS PRE -CAST CONCRETE: LIMESTONE -LIKE BUILDING CLADDING, PARAPETS, SILLS LIMESTONE: BUILDING BASE, TRIM, FASCIAS, COLUMNS, BAYS GRANITE: WATER TABLE IQ A CCMR 854 San Clemente Drive h7A7ER1A0, 9tJARE) G R E L AT E D N,:;aE�I AA!$T£eua hkC111;{SFS — r n E a 5 r OCM4RAMSA Clementegine + F N f"k [ A 6 nMvrui �wv r♦ SITETSECTION 1 , IPCA YF..0 Fr@r'* A0=1 i%A=IW: w«-. �� � 51Gw R FAt4 Fe�+T'� %EEClg15F£.EN75 nomEn Erarw#T compul � ----. 1 �^... ' - - - _ - •r♦__ lo�cliMnNarAnk M& SiIOOM - - - 4W{IYi6 #Fi lltfi.. g ^moi f o 1 - n • _ � - • j ! art moceFF4F7tt N:F• fL q[[gl.H.F! _ _ g+rfcrr�.ry. 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As.wsd. aae�'1l n..,uuwa FUSCQE — t • • i [ 1 .-...,.v fir 5�r _ .�..--- •.a.n(aE NEFAur+rORUSA Mlr►E ��R>R - Mag S+t/�6ELE11tE Om'F_ NEWPORT BEACH F_1 u��.ar�m.y` ..-t_.ru+..iaa •-wwa.+a.s�r...ts PROPERT:E4 V - - WE ADDRESS I �---------LEGAL OESICRIKION � �(FI I _tv � vii m.s++•a s. a w.�m .vs . +c ana � Yc nr*. �sa¢v . I � � _ EKPt 1�¢ ns x A �T. � i >•luc +n[� �.a G�.nRI I . " r aur .mss. tm� .o aau,.e nem�rc +e s•.�- ".� +j . m aivra.ni. ario .e.x ti.ss ..a z.rs ;.om � � ariM D yI- li a�aME nwtiF M T.: M& !m �m rs � I rt 1 •� a . � X. NTf, r may .S.d HLT t56:. � W4r< .E.:+QS BAMS OF BEARINGS d L r aa• - '' a�wa°Sm�'� i , iv N:aamt o- wx r x z+u s � BENCH MARK PROPERTY LINE EARTHVVOft Wig`` I 1 j -x off' lfa. !4� �� 4Nw+a 1�4r•R� tTr✓C r Yk i w ���--� I �'f��0i 6R �LY9F Y9i#IR�611GLE6'F E I y1bVY V V e0 'Ll J]thal ais:6-ai1 Yt r SE mat ..1 � !'s 3M my4 i ✓Ian.. u n � I 'I :: r�"iun .ds.c+• a �a sc� ..a t.e ac. �x. DPERTY I i • . UNE CIVIL ENCsiiVEER lel wtoi. Pw✓I'fM-tw �a�.r C isl eMl uaSiR LEGEND 4 _ - li cm::acr. I R _ — — _ _ _ — T — s _ -?- w �tiPaSTL >hBC wttr L6 ; _ 6 _ .,� ra.e oml v.b sie .way' �a 4 IIk ocw�c sac+ w He +�w* r c3ec�o- - SAN CLEMENTE PROPERTY --- ,- ,UNE-.�--- pd C-01 - —�= 11e/02/2026 RAMSA OCMA 850 San Clemente Drive = FUSCOE ... , ...... . I.wH.ne,.,..re..o..,I......r.....r.,...... CONCEPTUAL GRADING 1� R E LATE[ } P A R t N E If S R0BERTAMSTERN ARCH MECTS Ni.1rla.DnftCA .,,,. �•"m ».. 220 210 200 144 l lab 170 166 c SAN CLEMENTE A SCLC! 1'a 10' 25 206 146 wr R+1V lML r SOP 76P Sao FF arts SECTIGNS r RELe4T�D 170,` ' �"�ls, tuo r ....ems:.: IS6 ISO w e SECTIONSCALC \Q:02 4`1 - hr� pp KEY MAP SECTION C 1112 1 10' GO I i lur�.for ----------- --'---- --------- ---- u"0`Aaar s,7r7or ..7 C -OL (18102/2016 R"SA C1CMA.III FUSCC)E 85U San Clemente [?ripe II'��III�= r f r . , . . SECTIGNS r RELe4T�D H —a tao �"�ls, tuo r ....ems:.: ISO 170, 180 k r7 130 I 4`1 - hr� pp KEY MAP SECTION C 1112 1 10' GO I i lur�.for ----------- --'---- --------- ---- u"0`Aaar s,7r7or ..7 C -OL (18102/2016 R"SA C1CMA.III FUSCC)E 85U San Clemente [?ripe II'��III�= r f r . , . . SECTIGNS r RELe4T�D 1WBERTA.M.STERNARCHITECTS _ °. ° n�n . ,� a �._.. de.p,.r�.�n,to hb,eCw�eeywa, Fe}ge P�etepr geW/+ft Fe CMnye wear a•,pp•re. e•Pe+a}1,} 200 190 log 170 160 200 190 180 170 160 150 140 tF 2UG MVE ISO IOU FUSCOE 170 SECTIONS 190 K$ *IERT A.)Vt STERN ARCHITECTS 160 SECTION ISO tF 2UG MVE ISO IOU FUSCOE 170 SECTIONS 190 K$ *IERT A.)Vt STERN ARCHITECTS 160 ISO 7 -Izi; I - 170 -M %so 160 SECTION SECTION SCALE t --Io, \223 --n �\ WH� KEY MAP 190 W W 2W SW C-03 01'02�2015 RAMSA MVE ISO IOU FUSCOE 170 SECTIONS BRELATED K$ *IERT A.)Vt STERN ARCHITECTS 160 C-03 01'02�2015 RAMSA MVE OCMA IOU FUSCOE 850 San Clemente Drive SECTIONS BRELATED K$ *IERT A.)Vt STERN ARCHITECTS 200 190 1$0 170 4611 M z�v E t90 oar 1 180 i 170 1 ayr. �y 160 150 SECTION G SCALE'. 1'-l0' G 4 mrmcuue lni.e= nai-.maa Mu r SECTION H SCALE; f'••10' 204 wu�r wor srvrxr{ 200 190 tea. wcl 7J30 au 170 200 190 980 170 a' wr 160 zauuuw 150 .f KEY MAP 1. scu[: r • ao C-04 09/02/203.6 R"SA MW OCMA San Clemente rive 850 SClD = FUSC0E �'": _ r SECTIONS - - r R E LAtT E D RUBERTA.M.STERN ARCHITECTS + a a e r H ¢ er s xawa B. -h. CA .: v .+• oime°9 � kao: ce.,�.pn,.r n..�r.�l.y. s.,MKr r<+�+r• u. v.a ar:.ia`en ro, v.v .r. 5��1 IA— PROPERTY1 ZINE i i I � ROPERTY 1 r SAN CLEMENTE DRIVE LEGEND - - � IOd1 6 Mkt.WOmfAIY UiC C-05 U102tzais S MW QCMA�q Tt5!! - FUSCCyE TREE EXHIBIT R R E LATED j s 0 say Clemente Drive T a M A T A E B 5 qS}r3EElTA.M57ECt3s1ARCilCtECTS Nso�BmN.G —4a c. rsa Wy—Ta I a t e we darn ncooeroc.Ae. iRx�dor mamr�xw � wrx In rCa'%aw 4 NWFF�RIINSNNI I�1P -------------- ----- ��_»_ t r I r6•wx! ��� _f 'li=-,.1i-11—,1 I i.-�I SECTION G SCALE: 1' = 14' C 4 SECTION r H SCALE I" Ta' C 64 THE RETAINING WALL IS DESIGNED FOR THE PURPOSE OF MITIGATING THE ELEVATION GRADE DIFFERENCE BETWEEN ADJACENT PROPERTY AND FINISH GRADE ELEVATION OF THE DELIVERYIBACK OF HOUSE AREA. IT ALSO SERVES AS A SCREEN WALL TO PRESERVE AESTHETIC VIEWS OF THE ADJACENT APARTMENT FROM DIRECT LINE OF SIGHT TO THE BACK OF HOUSE OPERATIONS FOR THIS PROJECT u,---- _._._._._._-._. KEY MAP C-0 AOCnnA $50 San Clemente Drive � •� FUSCOE . , , . , . SECTIONS r R E L AT E D # A A N T N r F S j.l ;l',Lit1 A.M.S -f LILN AN.CIIi"!"ECf$ --A C, Ca NON�Lw+cyW�l d.rar.l A��Ay.S�,IMl Tq CARIrQ! m r.i K��. wLY.1a„tla a'�>, �....w�.amo.w..°.�.aw=a•�� p ;9310N 1N3AHSI13V1S3 AHVONnoa 2IN3AnNON :310N AHdVJ90d01 dVW SINIVUISNOD :SMN383=1321 VIVO 08003J u« xaVwHON39 1N3W31V1S Wf11V0 .. a �sONI8V3a =10 SISVS T :SMN383=1321 VIVO 08003J u« xaVwHON39 1N3W31V1S Wf11V0 .. a �sONI8V3a =10 SISVS uN[ f 4UK I f _ MPCRtx \\ 4 WN[ PROPEY— SAN LEGEND r— •,• — ! gpaa Oc taMY/PRiIPpl1\ LM[ ate@ M myp T Wo (dpp'j 4_� aTppg,'p fads M1Aa�ai lUC0.MMY t ar w W 3w ow scut 4—m R"SA MW L}CNtA 85QSan Clemente Drive li -USCCJE !I�,i _ FGRE HYDRANT LOCATION EXHIBIT C RELA.TEQ RUBCRTA.M.STERNARCFiITEC75 + P A P T N[ R S Npwp S-.w,CA HaJ�� Ca++e+PfuN bosyn Pxkape.5ub/�c� to Chanps la%aivpl+. ,L:.am W 4aq t9ea + dv 9�a.�r+.SES! '. i NESTING TENTATIVE TRACT MAP NO. 17970arm ��„ IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA fitL_ _ ---(FOR CONDOMINIUM PURPOSES)RAWWANCE �r h,.Tw Sa vA. L � ..—.—..T..—�'- —'— • � , �.. .1 � "I'-. ..- .�,.. '—_..-_Ylmntwadw3,lu EXISTING EASEMENTS ,Rramr rAa•aa .. c � �A a �� msc a awa �� • n (i0 8E ABANDONF� QURCLAIMED) aAal mA m I ✓! imi➢E � W I I I �` � man •ma Aw Pmin Paoaxw ~ a�M LOCATION 11AAP .. � . /% I L_ . _...__ ... {. �,. moi. PrWm.. ,Aamcnaslaw a¢ImC•. macer nm Is Q % _ _ _ I ePi o paw " _ �.m es,e I�Ii,, Is saa+m i f- - �IS*aom - .J'/ Pmamw w. ,am w.aa GENERAL NOTES so,' .... -� . - Aflml>F A Ivl4i 3•s won •ma L wm Ildc aaue a°mrt rcmil a Am HaIQ1Anr p�e®m Sb 2 nasa,m wm � tommmme6 �,�, a aa.aa ®mn mac n "a�am er aw a ora•r aAo, TUR W `Aa,S mn6f� W mlmW� annaom •/RnA. a , ys I munm m aa+nm ra,r a ,aeon ma AREAS awllw¢ 1 :t , -`► 3 - �: \._ ma�m.a ma: uo 30.1mmaou ' rlun i / P.M.H. BY ,✓ B=B-. , aIm ma. ' ! 1 "-" Pomamc ma �,aam PPaa „3,,•nAv. � �n,r m,om - ee°,04iwx a >mA< 5 I 1 1.. - AFI64 A PmaaP a 9w Ie1D AS Y•IR r ! - ° , e• - r _ ... slxaem r s.a FLOOD ZONE r 7I PARCEL 2� :. ! eIsra Aro I •a,a o.� - au� .. a�m]xal�eaa wn �raanm a�mm�misr an w. rlo r. 1 i OWNER LOT1 �� ^ 3a' •ar aew rusaa uc as 35x asSUBDIVIDER t 1l,41 my ae ` 1T —,�wml'F'..ar,i ac moR am /� -_ann i ' my °L O1 CIVIL ENGINEER PARCEL 7 / i----------�- i , ma ( amka s,ao•. Pi , r--------1— SAN CLEMENTE A Saeoe t• -m' i waML• imWl +,ttVW nm_ I I 1 1 � i WLA:!¢tltl I I I I ODS,la1 m[Dr 1 1 I 1 f � R: -i w aE la,O,m 1 1 I 1 ma kY�uWyLw�mo 1 1 I 13 �- .,i LEGEND SITE ADDRESS jl I SDC N L,mLE 1 I j I 144Eva=t6i 1a[ ea Ysc — /i,im Lom n m I"r'i• LEGAL DESCRIPTION --------- ' 1 I ESEwa ail3a T w onnsrc mou rAran a v Ta area rv, w na mr,r r i •^'�// '/ i I o' r —" '-------- P"posm MTR Gmalr m+ r.O°m a Mia v m i Vn2 eTc mrrr° I� Op e • I % i aarNmla •ASL . pswd NIt1aR tm✓B01.1 Om -a mI Pam y�nl ham' ,M�N:+NY� fid+'-aNEV mom" A!... ymy_ I ,-,,. PfanASC SIta4 r rales fpYU Sr PearA.;alm m.:m� :ar LY• C 1'iaaa - 3 4_ _� I o I�6RCIIw Of i18m Fe mmY '�' iW" - lil"YCIIuM3 wi NSW �R:Y i fiWM_ �Q 501"1 U8w6 SMlap YAq m Atm P V yi +WI i M••Pc,. w - Pr• ml, ar �.ayl w L•1 :.' ba M5 i ty _. .. JUD'L9.a � SESRit YAp w Wm _ 4 h WIVE x.w...' a u i'_ ' _ _ _ �_ _� 7 „ „� [26wic al®1 aaAm m PAIR � w 1 .Tw Rmw2 _ yc_ �q atm :1 _ _ ___ - _-_____-_ J I f t$wa a•._: n u¢ ° Tm ,„' ---- -, r . SE18W�DG*TaNE _. ..__ '' - amlaw 6tt,ms NR ei"m4Ml,134 , .., t l; .r-- . aa9W« CJI "i- � Cm'°'i - ,• -- -- _ I ;`q.• .,. _ c 6 vx LK CAl6UIr - i51: �' I 4 H NN 'Y' Y3.. I5 1. R J BASIS OF BEARINGS - -- L; - '. _t m IE a°oIm _ - :. �� _. cmaac ,um,orE Isco eaAa"a] mmni ,arm. A,R a� ,avl M erAam mnwal ••• mi !— ,•� i �T-' .-... .. "LL" f�Ww m111aL mma co] IEiBe am mrw os w+e ama r¢°ol � e t , - u w-. tm,mc SnRcr umrt ouA10A1Xrc mrAi, wirm amew w nc m nc oss[ ar na emP mm n BENCH MARK m,azz•sw - - F» • • 4 T o . - � h �v� L avm ,vmu mmn-on ,00a uennmrt - _ awou+ �. _ — aarAme Wawa rm tllA� a w a [i M *� m �� � Na�Gtlmm MlFA i MDtlEnaml : IRW 3� ! R3 YureY eCiCd� mml 6L+Pm SAN CLEMENTE1, DRIVE m�m+sman amRma s` +s��a" M C 17 lO •, - - - -• --- Q ` `�, sn,aAP,acr a ,Ice mmunumnr Pam: a ,sc rarr � e.. e. ,• . M AIm e rt ImaElnr a aR SOIA,anT aen iAt! a „[ - rau+ mnPmrt n as uvm °,x T• moewr< VESTING TENTATIVEcl1 FUSCOE TRACT MAP NO. 17970 mase 1 ' ' ' ° CITY OF NEWPORT BEACH aa,Is°� P3 4 wrz o aaswrro• e r . k l o n77.5 {®1.m -t&T.0 NiWo SAN CLEMENTE DRIVE P. Z SA [3o cQ OCMA 850 San Clemente Drive F.0BERTAnL$TEPLNARcrnTEC75 �---. NnxperaeyPcf�'GA NOM' Cencmon•�Y mnsfnn P�cAaoo.^.vMuca Ta C LEGEND Il TR Cli IT7 ME) M1YfNTRAPATH NATIIAAi GRAY PAM TE CONCREPE a 60 fl rYPATN€ TYr, 1 1, VEHICLE RATED •1 p 000 0 DECORATNE NA fl TYPE Z . GAADEO WN WALKLK STONE ACCENT PAVER NIWCON A 165 Q n IANC DRIVEWAY MONINRIGHTOf WAY \\\ SY xURF DCKa G RUNPC RUN PCRMLTCR PODIIAA LML ORNAA{ENTALM AL PENCE WITH PILA$FRR$, 6'KI' enGn NA%. 5zmn`Pnz7 \ BU LBiNG IIII11111171 L5'-0"nIGn. IRE rlVdD \ OVERHEAD L9ry {PLASTER COLUMNS O PAI1KW8 GARAGEGE RCC€9S L'1 S SCE NPT- OFLOW j �I BWLOING PLANTING AREA C'ERHEAD >1aS_o I� pA) \ U t 5 -184.8 -IM-5 ._--- _xE IV ..rte DRI'V1: [�Stif/J�Ij Q n77.5 {®1.m -t&T.0 NiWo SAN CLEMENTE DRIVE P. Z SA [3o cQ OCMA 850 San Clemente Drive F.0BERTAnL$TEPLNARcrnTEC75 �---. NnxperaeyPcf�'GA NOM' Cencmon•�Y mnsfnn P�cAaoo.^.vMuca Ta C LEGEND ME) M1YfNTRAPATH NATIIAAi GRAY INTEGRALLY fALOR€D TE CONCREPE rYPATN€ TYr, 1 1, VEHICLE RATED INTEGRALLY CREQ DECORATNE NA TYPE Z . GAADEO WN WALKLK STONE ACCENT PAVER NIWCON A IANC DRIVEWAY MONINRIGHTOf WAY WATER FEATURE SY xURF DCKa G RUNPC RUN PCRMLTCR PODIIAA LML ORNAA{ENTALM AL PENCE WITH PILA$FRR$, 6'KI' enGn NA%. 5zmn`Pnz7 GARDEN TRELLIS IIII11111171 L5'-0"nIGn. IRE rlVdD 1111111 11111 �J.VIU LV Ai, L9ry {PLASTER COLUMNS O UCNt1CPENTSIGNAGE S SCE NPT- OFLOW j PLANTING AREA NOTES 1 ENTRY MONUMENTSIGNAGE: ALL PROPOSED SIC*AGE SHALL COMPLY WITH CITY STANOMD { ML ANO MUNIQPAL CODE 30,130•TVP. 2. REFER TO CML SHEET DOI FOR ALL SITE WALL HEIGW S ANI) MTERLALS a m +n• as lea r,aaa HARDSCAPE PLAN - GROUND FLOOR 'AdlEfT i�[ V 1Grlifiolu LL.Q GRELATED gYURg TO PGD]U.11EVE1 MELLM,, PER ARCHITECT, 19- HOW Ee Pppt a --- liz — y x�" $0'.3• r� 11 fFI-TI;l rTm n FTM F11 IIl1]I 111III IIIIIII L.4LLWIJ 'l'ju11WJ 4 I I x LEVEL 2 ROOF TERRACES i TRELLIS PER ARCF MT , IY HEIGHT STAWSTG PLIGIUMLEVEL LEGEND N gTRUC PRYERS rVPE 1 STRUCTURE PAYERS TYTLIRE TYPE 7 `RATER FEATt,IR€ 6 PLANTING AkCA I" = Ptx�m ee. s.. u.o-• eo-ra:nuo� Ll:l RAMSA JOCMAi7. jI I W R E LATE D i' Q� �'� 85� San Clemente Drive F4ARDSCAPE PLAN - ROOF GARDENS RQURT A.M. 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OCTOBER 12,. 2016 L2GEND GROUND LEVEL (A) El TRY ORIvE S GATE NLUS Ill WATEPFEATURE TRELLIS -CINWG AREA lA LGEFrjTPYrEXTT {E VALET DLRKPM { TEMPOPLQY PARNPNI,, LAWN 01H P GAFRICM TRELLIS T OLIVE ALLEE Q FOUNTAIN PLAZA OK S:CULPTUR£ Gr RDEN 00GRUN £+UPPER LANDSCAPE PROJECT SIG:44GE LOADMG hOCM, SERNIcE TUN" AROUND UPPER LEVELS aor"lY EOGf POOL TDRUS - CAIRANA TRELLIS -CINWG AREA OuTpQ%R L,VING 5PA-1E STATE OF CALIFORNIA } COUNTY OF ORANGE CITY OF NEWPORT BEACH } I, Jennifer Nelson, Assistant City Clerk of the City of Newport Beach, California, do hereby certify that the whole number of members of the City Council is seven; that the foregoing resolution, being Resolution No. 2016-128 was duly and regularly introduced before and adopted by the City Council of said City at a special meeting of said Council, duly and regularly held on the 291h day of November, 2016, and that the same was so passed and adopted by the following vote, to wit: AYES: Council Member Peotter, Council Member Duffield, Council Member Selich, Council Member Curry, Mayor Pro Tem Muldoon, Mayor Dixon NAYS: Council Member Petros IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed the official seal of said City this 29`h day of November, 2016. Assistant 'y Cler Newport each, C;;alifornia (Seal)