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HomeMy WebLinkAboutPRR PWPROJECT REVIEW REQUEST COMMUNITY DEVELOPMENT DEPARTMENT Planning Division Please Distribute to: Building/Life Safety Services — Seimone Jurjis (2 Plan Sets) Please return PRR and Plans to Staff Planner Public Works — Brine/Keely/Cho Pisani _ N a toe +�5 Rosalinh Unq, Associate Planner CorporaParks &te R Recreatird - on Sean Levin Se IV ovccil �� (949) 644-3208, rungCa�newportbeachca.gov Date: June 6, 2017 Applicant: Starboard MacArthur Square, LP Contact: Patrick Strader 949-622-0420 ps@starpointeventures.com Project Name Newport Crossings Address: 1701 Corinthian Way, 4251, 4253 & 4255 Martingale Way, 4200, 4220 & 4250 Scott Drive e 1660 Dove Street (PA2017-107) SD2017-004 NT2017-002 TS2017-001 and ER2017-001 A Site Development Review for the development of a mixed -use residenti of 350 residential units, 7,500 square feet of retail use and 0.5-acre p known as MacArthur Square. The application includes requests fo Tentative Tract Map for future condominium purposes. oject consisting park on a 5.7-acre property building height adjustment and a CLAP- i. e'r I-04b -M " IMOgP - t64.1loO Pra5r5. REPORT REQUESTED BY: June 23, 2017 PLANNING COMMISSION HEARING DATE: SELECT DATE Check all that apply: ❑ No comments on the project as presented. ❑ Application of Standard Code requirements are not expected to alter the project design. ❑ Recommended conditions of pproval are attached. Application of Standard Code equirements or the attached conditions of approval will substantially impact or alter the design of the project. ❑ I contacted the applicant on ❑ To schedule an appt. for Code review ❑ To discuss the following (see notes) Notes: A eD -ro PS' c1, 33cf�' Signature Ext. Date Please indicate the approximate time spent on reviewing this project: Tmplt: 10/10/12 S ft, -5 + / k r PA2017-107 NEWPORT CROSSINGS PROJEC aF`1 -NPE v� p�Gcor-11T7 PRP M0'�► ! LYE. ec000 DESCRIPTION J f_ The proposed Newport Crossings project would consist o 350 residential dwelling units 2,000 square feet of staurant space, an 5,500 square feet o ommercia space : t e approximately 5.69 acre property currently occupied by the 58,277 square oo • ac •i ur Square shopping center. The project site is 1 bounded by Corinthian Wa northwest, and Dove Street project site as Mixed -Use H Newport Place (PC 11). cated within the Newport P to the northeast, Marti o the southwest. T izontal 2 ce Planned Community and is generally e Way to the east, Scott Drive to the ewport Beach General Plan designates the 2) and the zoning is Planned Community 11, p tnt t» The project proposes to reserve 35 of its 350 residential units for low-income households, as required by the Newport Place Planned Community. An affordable housing in lieu fee to the City is also proposed. A 0.50 acre public park would be dedicated to the City, leaving a 5.19 acre net project site. The park site would be located south of the proposed development, with frontages on both Dove Street and Martingale Way. A total of four outdoor residential amenity areas are proposed: two interior courtyards, one park - facing courtyard with a pool and spa, and an 8,000 square foot rooftop deck. Other residential amenities include a club room and fitness facility. The project's residential component (437,127 gross square feet) would be Type III -A construction, while the parking structure (278,337 gross square feet) and commercial area (11,000 gross square feet) would both be Type 1-A construction. The Project would comply with the current California Building Codes, including the 2016 California Green Building Standards. The project will utilize a 35% density bonus, as permitted by Newport Beach Municipal Code Chapter 20.32, in order to achieve its 350 units. Of the 350 residential units, 29 would be studio units, 197 would be one -bedroom units, and 124 would be two -bedroom units. The project would exceeds the City' levels, consistent wit 318510899.2 rovide a total of 754 parking 721 parking stall require - e e talls for its residential and retail uses, which . The project would include five above -ground eac Municipal Code. la.ANNWIG MO . PA2017-107 Starboard MacArthur Square, LP Project Rent Roll �'i �ofl is P t31(, .Tenant Use 1 1 1,092 1 1 2 2 2 2 2 2 3 3 3 3 4 2 3 14 5 6 8 12 17 4 7 9 10 780 768 2,489 1,448 4,400 942 920 825 1,274 1,185 1,650 2,922 480 Vacant Barbery Cost Hair salon Vacant Gwen David Designs Vacant Vacant Vacant Vacant Vacant Vacant Vacant Vacant Urban Arts OC Tech -Optics Florist (artificial plants) Art studio Ocular prothesis 4 4 1,596 II Barone Bottega Delicatessen 4 4 4 4 5 5 5 7 12 16 17 2 10 11 3,377 1,100 895 480 822 5,500 1,501 II Barone Ristorante Vacant Vacant Pilates Donut Depot Vacant Vacant Restaurant Exercise studio Donut shop 6 13 6,255 Tapas Restaurant Restaurant 7 1 9,264 Vacant 8 2 6,312 Vacant Total 58,277 67% 39,076 Vacant 33% 19,201 Leased wJ> N T+tE S,Te vasw5 pp,�",Jt0.1S: Q. Lor—Ocrl0i3 p+F eise—SA Michael Baker INTERNATIONAL INTRODUCTION: ee5vocKnitu-- ___faimprop.o.rr — R J- ' Glkw c' r Ram- reo0, —gnu.. NEWPORT CROSSINGS EVALUATION OF TRIP GENERATION (June 5, 2017) ppa.ea 5titt4t, .NR9VIO p,— P P10t bF Pot78s-0 We Make a Difference ference This report has been prepared for the Proposed Newport Crossings Project to provide an assessment of the projected trip generation relative to generation from the prior use of the project site as well as its relationship to the site's projected trip generation relative to the City's General Plan traffic studies. The project site is located at the southwest corner of Corinthian Way and Martingale Way within the Airport Area of the City and is the site of the existing MacArthur Square commercial center. The proposed project would replace the existing commercial center with 350 residential units, 5,500 SF of retail uses and a 2,000 SF restaurant. PROJECT TRIP GENERATION: The traffic projected to be generated by the proposed project was calculated based on use of trip generation rates from the Institute of Transportation Engineers (ITE) Trip Generation Manual (9th Edition). Specifically, trip rates for the proposed project are based on ITE Land Use categories 232 for the residential units, 826 for the retail and 932 for the restaurant use. The residential trip rate (232) is identified as being applicable to high-rise condominiums/townhomes, which are defined as being facilities having three or more floors. The retail trip rate (826) is for Specialty Retail uses and is a designation that has been utilized in other recent traffic studies for similar mixed use projects. Similarly, the specific restaurant use category (932) is defined by ITE as being for High -Turnover (Sit Down) Restaurants and has also been utilized in other traffic studies recently approved traffic studies. The trip generation projections for the proposed project have been prepared using two different sets of assumptions relative to the existing uses on the site when calculating the net difference in trip generation projected to result due to implementation of the proposed project. For the City's purposes, particularly relative to evaluating the proposed project utilizing the City's Traffic Phasing Ordinance (TPO) as well as relative to City Charter Section 423, consideration is given to all uses on the site, even if currently vacant, based on the last known land use, if any, that could be resumed with no discretionary approval. Therefore, for purposes of TPO analysis, the trip generation credits when determining the net increase due to the proposed project are based on consideration of the square footage of all existing buildings on the site, including the vacant restaurant and retail space. The trip generation projections based on the TPO Ordinance's adopted methodology are shown in Table 1, which shows that the proposed project would result in a net reduction of 2,150 daily trips, with an increase of 46 trips during the AM peak hour and a reduction of 150 trips during the PM peak hour. The conclusion from these results is that a TPO Traffic Study is not needed for the proposed project since the net amount of daily trips from the project does not generate more than the 300 ADT trigger for a study per the TPO requirements. MBAKERINTL.COM Page I 1 5 Hutton Centre Dnve, Suite 500 15anta Ana, CA 92707 For purposes of the CEQA analysis, generation of the net differential in trip generation resulting from implementation of the proposed project is based on trip generation from uses that existed at the time the project application was submitted. Therefore, the trip generation that would have been associated with the vacant retail and restaurant space is not considered as the net trip generation for the proposed project is identified for the CEQA analysis. The trip generation projections for this condition are shown in Table 2, which shows that, with most of the project site being vacant at the time of the project's initiation, the proposed project would result in a net increase of 674 daily trips and 130 trips during the AM peak hour with a reduction of 70 trips during the PM peak hour. In addition to the previously discussed net trip generation projections done for the site, it is also important to consider the relationship of the proposed project's trip generation relative to generation within the overall Airport Area in order to better understand the relationship of the proposed project to City Charter Section 423. For that reason, it is important to understand that the residential portion of the project is calculated to generate approximately 75%ofthe projected daily trips. This is particularly important, given that the traffic projections made for the Traffic Studies incorporated in both the 2006 and 2014 EIRs that were approved as a part of the most recent General Plan Amendment processes both included the assumption that an increment of residential units that more than covers the number of units included in this proposed project, as well as both the residential units approved elsewhere in the Airport Area as well as other residential projects currently being considered within this planning area. An important conclusion, therefore, relative to Charter Section 423 is that, while most land use scenarios tested in the prior General Plan approvals did not include residential units on this particular site, those studies did analyze land use distributions that included residential units in the vicinity of this site and the conclusion can be made that none of the trip generation projected for this project would be considered new trips. Two other factors should be recognized relative to the trip generation characteristics of the proposed project: 1) the relationship of the proposed residential uses to the primarily job -rich proximate land uses and 2) the probable impact the previously mentioned land use relationship will have on the trip distribution and average trip length related to the proposed project. Because the project is located within a primarily business oriented area, it can be expected that a significant portion of the future residents could be expected to work within this area. This relationship could then, essentially reduce the number of new trips being added as well as tending to reduce the typical average trip length for typical residential development, within such trips could occur within a relatively short distance of the project site. H:\pdata\159995\Admin\Correspndnc\NC Evaluation of Trip Generation_06.05.2017.docx Page 12 Michael Baker INTERNATIONAL P TABLE 1 Newport Crossings Trip Generation Assessment For TPO Purposes (June 5, 2017) We Make a Difference Land Use Categories ITE Code Unit Trip Generation Rates' Daily AM Peak Hour PM Peak Hour In Out Total In Out Total Specialty Retail Center 826 KSF 44.32 * * * 1.19 1.52 2.71 Quality Restaurant 931 KSF 89.95 0.66 0.15 0.81 5.02 2.47 7.49 Medical -Dental Office Building 720 KSF 36.13 1.89 0.50 2.39 1.00 2.57 3.57 High -Turnover (Sit -Down) Restaurant 932 KSF 127.15 5.95 4.86 10.81 5.91 3.94 9.85 Residential Units2 232 DU 4.18 0.06 0.28 0.34 0.24 0.14 0.38 Land Use Quantity Unit Trip Generation Estimates Daily AM Peak Hour PM Peak Hour In Out Total In Out Total Prior Uses Specialty Retail 22.967 KSF 1,018 * * * 27 35 62 Quality Restaurant 24.130 KSF 2,170 16 4 20 121 60 181 Medical Office 5.467 KSF 198 10 3 13 5 14 19 High -Turnover (Sit -Down) Restaurant 5.713 KSF 726 34 28 62 34 23 57 Total Existing Trips 4,112 60 35 95 187 132 319 Proposed Uses Residential Units2 350 DU 1,463 21 98 119 84 49 133 Retail 5.50 KSF 244 - - - 7 9 16 High -Turnover (Sit -Down) Restaurant 2.00 KSF 255 12 10 22 12 8 20 Total Proposed Project Trips 1,962 33 108 141 103 66 169 Net Difference (Proposed Minus Prior Uses) -2,150 -27 73 46 -84 -66 -150 'Source: Institute of Transportation Engineers (ITE) Trip Generation Manual, 9'h Edition. ' High -Rise Condominium/Townhomes. H:\pdata\159995\Admin\Tables\TABLE 1_Newport Crossings TGA for TPO Purposes_06.05.2017.docx MBAKERINTL.COM Page I 1 5 Hutton Centre Drive, Suite 500 I 5anta Ana, CA 92707 Michael Baker INTERNATIONAL TABLE 2 Newport Crossings Trip Generation Assessment For CEQA Purposes (June 5, 2017) We Make a Difference Land Use Categories ITE Code Unit Trip Generation Rates1 AM Peak Hour PM Peak Hour Daily In Out Total In Out Total Specialty Retail Center 826 KSF 44.32 * * * 1.19 1.52 2.71 Quality Restaurant 931 KSF 89.95 0.66 0.15 0.81 5.02 2.47 7.49 Medical -Dental Office Building 720 KSF 36.13 1.89 0.50 2.39 1.00 2.57 3.57 High -Turnover (Sit -Down) Restaurant 932 KSF 127.15 5.95 4.86 10.81 5.91 3.94 9.85 Residential Units2 232 DU 4.18 0.06 0.28 0.34 0.24 0.14 0.38 Land Use Quantity Unit Trip Generation Estimates AM Peak Hour PM Peak Hour Daily In Out Total In Out Total Prior Uses Specialty Retail 9.089 KSF 403 * * * 11 14 25 Quality Restaurant 9.632 KSF 867 6 2 8 48 24 72 Medical Office 0.480 KSF 18 2 1 3 1 1 2 Total Existing Trips 1,288 8 3 11 60 39 99 Proposed Uses Residential Units2 350 DU 1,463 21 98 119 84 49 133 Retail 5.50 KSF 244 - - - 7 9 16 High -Turnover (Sit -Down) Restaurant 2.00 KSF 255 12 10 22 12 8 20 Total Proposed Project Trips 1,962 33 108 141 103 66 169 Net Difference (Proposed Minus Prior Uses) 674 25 105 130 -43 -27 -70 'Source: Institute of Transportation Engineers (ITE) Trip Generation Manual, 9'h Edition. 2 High -Rise Condominium/Townhomes. H:\pdata\159995\Admin\Tables\TABLE 2_Newport Crossings TGA for CEQA Purposes_06.05.2017.docx MBAKERINTL.COM Page I 1 5 Hutton Ccntrc Drive, Suite 500 I Santa Ana, CA 92707 PA2017-107 Starboard MacArthur Square, LP Project Rent Roll Building Unit RSF Tenant Use D 2 0 2 2 2 2 2 3 3 3 3 -- 4 4 4 4 4 4 Hi5 5 1 1,092 Vacant 2 780 -/ Barbery Cost 3 768 Vacant Hair salon iTt tavck'kSt $pec.eet 14 2,489 Gwen David Designs Florist (artificial plants) Spec.PArdo I 5 1,448 ' Vacant 6 4,400, Vacant 8 9421 Vacant 12 920 / Vacant 17 825 / Vacant 4 1,274 / Vacant 7 1,185 Vacant 9 1,650,/ Vacant 10 2,922 Urban Arts OC Art studio 1 / 480 Tech -Optics Ocular prothesis 4 ' 1,596 II Barone Bottega Delicatessen 7 ' 3,377 II Barone Ristorante Restaurant 12 1,100 Vacant 16 1 895 Vacant 17 1 480 Pilates 2 J 822 Donut Depot 10 / 5,500 Vacant 11 ) 1,501 Vacant 13 6,255 Tapas Restaurant 1 9,264 Vacant 2 6,312 Vacant Exercise studio Donut shop Restaurant Total 58,277 67% 39,076 Vacant 33% 19,201 Leased ptcL (jam{ -to 1 - pyvvv11 Azsc .p. akodithleoi spec. ��►.I, 1 i S+ al !Ye47.r etS ` C`1144 (I G t a tti1 uts_e rattpitoBUY raidt'_ 17. Iti(n CM (veto each (�,t& vacccc)l ? Whai oe (cai- to -r0 ,eacG vacant ulnA . rtmd-614a d4 res& A ( ec ai ? , 5f ,5 shell/4/(1 d1 rrfAnf -c+h (�ts� �•tij�r�f' p Michael Baker INTERNATIONAL INTRODUCTION: We Make a Difference NEWPORT CROSSINGS EVALUATION OF TRIP GENERATION (June 5, 2017) This report has been prepared for the Proposed Newport Crossings Project to provide an assessment of the projected trip generation relative to generation from the prior use of the project site as well as its relationship to the site's projected trip generation relative to the City's General Plan traffic studies. The project site is located at the southwest corner of Corinthian Way and Martingale Way within the Airport Area of the City and is the site of the existing MacArthur Square commercial center. The proposed project q2 would replace the existing commercial center with 350 residential units, 5,500 SF of retail uses and a 2,000 a SF restaurant. PROJECT TRIP GENERATION: The traffic projected to be generated by the proposed project was calculated based on use of trip generation rates from the Institute of Transportation Engineers (ITE) Trip Generation Manual (9th Edition). Specifically, trip rates for the proposed project are based on ITE Land Use categories 232 for the residential units, 826 for the retail and 932 for the restaurant use, The residential trip rate (232) is identified as being applicable to high-rise condominiums/townhomes, which are defined as being facilities having three or more floors. The retail trip rate (826) is for Specialty Retail uses and is a designation that has been utilized in other recent traffic studies for similar mixed use projects. Similarly, the specific restaurant use category (932) is defined by ITE as being for High -Turnover (Sit Down) Restaurants and has also been utilized in other traffic studies recently approved traffic studies. The trip generation projections for the proposed project have been prepared using two different sets of assumptions relative to the existing uses on the site when calculating the net difference in trip generation projected to result due to implementation of the proposed project. For the City's purposes, particularly relative to evaluating the proposed project utilizing the City's Traffic Phasing Ordinance (TPO) as well as relative to City Charter Section 423, consideration is given to all uses on the site, even if currently vacant, based on the last known land use, if any, that could be resumed with no discretionary approval. Therefore, for purposes of TPO analysis, the trip generation credits when determining the net increase due to the proposed project are based on consideration of the square footage of all existing buildings on the site, including the vacant restaurant and retail space. The trip generation projections based on the TPO Ordinance's adopted methodology are shown in Table 1, which shows that the proposed project would result in a net reduction of 2,150 daily trips, with an increase of 46 trips during the AM peak hour and a reduction of 150 trips during the PM peak hour. The conclusion from these results is that a TPO Traffic Study is not needed for the proposed project since the net amount of daily trips from the project does not generate more than the 300 ADT trigger for a study per the TPO requirements. MBAKERINTL.COM Page I 1 5 Hutton Centre Drive, Suite Soo I Santa Ana, CA szror For purposes of the CEQA analysis, generation of the net differential in trip generation resulting from implementation of the proposed project is based on trip generation from uses that existed at the time the project application was submitted. Therefore, the trip generation that would have been associated with the vacant retail and restaurant space is not considered as the net trip generation for the proposed project is identified for the CEQA analysis. The trip generation projections for this condition are shown in Table 2, which shows that, with most of the project site being vacant at the time of the project's initiation, the proposed project would result in a net increase of 674 daily trips and 130 trips during the AM peak hour with a reduction of 70 trips during the PM peak hour. In addition to the previously discussed net trip generation projections done for the site, it is also important to consider the relationship of the proposed project's trip generation relative to generation within the overall Airport Area in order to better understand the relationship of the proposed project to City Charter Section 423. For that reason, it is important to understand that the residential portion of the project is calculated to generate approximately 75% of the projected daily trips. This is particularly important, given that the traffic projections made for the Traffic Studies incorporated in both the 2006 and 2014 EIRs that were approved as a part of the most recent General Plan Amendment processes both included the assumption that an increment of residential units that more than covers the number of units included in this proposed project, as well as both the residential units approved elsewhere in the Airport Area as well as other residential projects currently being considered within this planning area. An important conclusion, therefore, relative to Charter Section 423 is that, while most land use scenarios tested in the prior General Plan approvals did not include residential units on this particular site, those studies did analyze land use distributions that included residential units in the vicinity of this site and the conclusion can be made that none of the trip generation projected for this project would be considered new trips. Two other factors should be recognized relative to the trip generation characteristics of the proposed project: 1) the relationship of the proposed residential uses to the primarily job -rich proximate land uses and 2) the probable impact the previously mentioned land use relationship will have on the trip distribution and average trip length related to the proposed project. Because the project is located within a primarily business oriented area, it can be expected that a significant portion of the future residents could be expected to work within this area. This relationship could then, essentially reduce the number of new trips being added as well as tending to reduce the typical average trip length for typical residential development, within such trips could occur within a relatively short distance of the project site. H:\pdata\159995\Admin\Correspndnc\NC Evaluation of Trip Generation_06.05.2017.docx Page 12 Michael Baker INTERNATIONAL TABLE 1 Newport Crossings Trip Generation Assessment For TPO Purposes (June 5, 2017) We Make a Difference. Land Use Categories ITE Code Unit Trip Generation Rates1 Daily AM Peak Hour PM Peak Hour In Out Total In Out Total Specialty Retail Center 826 KSF 44.32 * * * 1.19 1.52 2.71 Quality Restaurant 931 KSF 89.95 0.66 0.15 0.81 5.02 2.47 7.49 Medical -Dental Office Building 720 KSF 36.13 1.89 0.50 2.39 1.00 2.57 3.57 High -Turnover (Sit -Down) Restaurant 932 KSF 127.15 5.95 4.86 10.81 5.91 3.94 9.85 jaesictrawn.its2 232 DU 4.18 0.06 0.28 0.34 0.24 0.14 0.38 I96 . ) ft -kill ? Land Use Quantity Unit Trip Generation Estimates Daily AM Peak Hour PM Peak Hour In Out Total In Out Total Prior Uses Specialty Retail 22.967 KSF 1,018 * * * 27 35 62 Quality Restaurant 24.130 KSF 2,170 16 4 20 121 60 181 Medical Office 5.467 KSF 198 10 3 13 5 14 19 High -Turnover (Sit -Down) Restaurant 5.713 KSF 726 34 28 62 34 23 57 Total Existing Trips 4,112 60 35 95 187 132 319 Proposed Uses Residential Units2 350 DU 1,463 21 98 119 84 49 133 Retail 5.50 KSF 244 P-T7 9 16 High -Turnover (Sit -Down) Restaurant 2.00 KSF 255 12 10 22 12 8 20 Total Proposed Project Trips 1,962 33 108 141 103 66 169 Net Difference (Proposed Minus Prior Uses) -2,150 -27 73 46 -84 -66 -150 ' Source: Institute of Transportation Engineers (ITE) Trip Generation Manual, 9'h Edition. 2 High -Rise Condominium/Townhomes. p,cl Yam, vI Pat H:\pdata\159995\Admin\Tables\TABLE l_Newport Crossings TGA for TPO Purposes_06.0, .2017.do 5cx Vtaltij Coo'/. ✓ ex6.-1‘) S).. MBAKERINTL.COM Page I 1 5 Hutton Centre Drive, Suite 500 15anta Ana, CA 92707 Michael Baker INTERNATIONAL TABLE 2 Newport Crossings Trip Generation Assessment For CEQA Purposes (June 5, 2017) We Make a Difference Land Use Categories ITE Code Unit Trip Generation Rates' Daily AM Peak Hour PM Peak Hour In Out Total In Out Total Specialty Retail Center 826 KSF 44.32 * * * 1.19 1.52 2.71 Quality Restaurant 931 KSF 89.95 0.66 0.15 0.81 5.02 2.47 7.49 Medical -Dental Office Building 720 KSF 36.13 1.89 0.50 2.39 1.00 2.57 3.57 High -Turnover (Sit -Down) Restaurant 932 KSF 127.15 5.95 4.86 10.81 5.91 3.94 9.85 Residential Units 232 DU 4.18 0.06 0.28 0.34 0.24 0.14 0.38 Land Use Quantity Unit Trip Generation Estimates Daily AM Peak Hour PM Peak Hour In Out Total In Out Total Prior Uses Specialty Retail 9.089 KSF 403 * * * 11 14 25 Quality Restaurant 9.632 KSF 867 6 2 8 48 24 72 Medical Office 0.480 KSF 18 2 1 3 1 1 2 Total Existing Trips v " ' 1,288 8 3 11 60 39 99 Proposed Uses Residential Units2 350 DU 1,463 21 98 119 84 49 133 Retail 5.50 KSF 244 - - 7 9 16 High -Turnover (Sit -Down) Restaurant 2.00 KSF 255 12 10 22 12 8 20 Total Proposed Project Trips 1,962 33 108 141 103 66 169 Net Difference (Proposed Minus Prior Uses) 674 25 105 130 -43 -27 -70 'Source: Institute of Transportation Engineers (ITE) Trip Generation Manual, 9t8 Edition. 2 High -Rise Condominium/Townhomes. H:\pdata\159995\Admin\Tables\TABLE 2_Newport Crossings TGA for CEQA Purposes_06.05.2017.docx C n'en-/-- MBAKERINTL.COM cola rho_ (er. Page I 1 5 hutton Centre Drive, Suite 500 I `janta Ana, CA 92707 City of Newport Beach PUBLIC WORKS DEPARTMENT June 27, 2017 TO: Rosalinh Ung Associate Planner FROM: David Keely Senior Civil Engineer SUBJECT: FINDINGS AND CONDITIONS OF APPROVAL FOR: 5D2017-004, NT2017-002, TS217-001, and ER2017-001 (PA2017-107) 1701 Corinthian Way 4251, 4253, & 4255 Martingale Way 4200, 4220, & 4250 Scott Drive 1660 Dove St CONDITIONS: 1. All improvements shall be constructed as required by Ordinance and the Public Works Department. 2. An encroachment permit shall be o right-of-way. aned for all work activities within the public 3. An encroachment agreement shall be obtained for any private improvements within the public right-of-way per City Council L-6, Private Encroachments in Public Rights -of -Way; 4. Reconstruct the curb and gutter along the Dove Street, Scott Drive, Corinthian Way and Martingale Way frontages per City Standards. 5. Reconstruct a minimum 6-foot wide sidewalk along the Dove Street, Scott Drive, Corinthian Way and Martingale Way frontages per City Standards. Sidewalk maybe located at the back of curb upon prior approval from the Public Works Department. 6. New ADA compliant curb access ramps shall be constructed at the intersection of Dove Street and Scott Drive, Scott Drive and Corinthian Way, and Corinthian Way and Martingale Way per City Standards. 7. Drive aisles shall be clear of all obstructions, including but not limited to, door swing, mechanical equipment, etc. 8. All residential parking spaces shall be assigned spaces, otherwise a dedicated turn around area and 5-foot hammerhead shall be provided at all dead end drive aisles within the residential portion of the parking garage. 9. The proposed driveways shall be installed per City Standard STD-161-L with a minimum 15-foot radius. Pedestrian easements may be necessary to accommodate ADA compliant paths. 10. Proposed parking layout and on -site circulation shall be reviewed and approved by the City Traffic Engineer. The proposed parking layout, including parking spaces and aisle widths, shall be per City Standard STD-805-L-A and STD-805- L-B. 11. All proposed water and sewer connections for the proposed development shall be reviewed and approved by the Public Works Department and the Utilities Division of the Municipal Operations Department and constructed per City Standards. 12. A sewer and water demand study shall be submitted for review and approval by the Public Works and Municipal Operations Departments. The applicant is responsible for and required to upgrades the sewer and water system to accommodate the proposed project. 13. A hydrology and hydraulic analysis shall be prepared for the proposed direct connection into the City's storm drain line. 14. All improvements shall comply with the City's sight distance requirement. See City Standard 110-L. Planting within the limited use area shall have a growth characteristic of less than 24 inches in height. 15. 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. 16. An easement for emergency vehicle access shall be granted to the City for the off-street emergency vehicle staging area on Scott Drive. A mountable curb shall be used rather than a pull out design. 17. All move-ins/move-outs, deliveries and trash pickup shall be accommodated entirely on -site. Use of the public right of way shall be prohibited. 18. A construction management plan shall be submitted, reviewed and approved by the Community Development Director and City Traffic Engineer prior to building permit issuance. 19. A parking management plan shall be submitted, reviewed and approved by the Community Development Director and City Traffic Engineer prior to building permit issuance. COMMENTS AND CORRECTIONS: 1. Please also route PRR plans to the Utilities Division of MOD for review of the storm drain, sewer, water systems, and street light relocation. 2. The General Services Division of MOD will review of the City street trees along the project frontages. 3. See mark up on the Micheal Baker International letter report for the trip generation comments. 4. Show trash truck turn around on Sheet A-1.6. 5. Are all the residential spaces located behind the gates assigned? 6. A hydrology and hydraulic analysis shall be prepared for the proposed direct connection into the City's storrn drain line. Consider a connection into the catch basin. 7. Redesign the emergency access 8. Are you protecting the City street trees along Scott Drive? (check with MOD-GS) 9. Clarify the proposed residential type. Are residential units planned to be condominiums or apartments? Project Review requests indicates that the residential units are apartments. The project plans do not indicated the type of units. The tentative tract map and trip generation analysis indicate condominiums. 10. Clarify the proposed restaurant type. Based on the project plans the restaurant is fast food. The trip generation analysis indicates that the restaurant is High - turnover sit-down. Please provide a detailed description of the restaurant type. 11. Clarify the proposed retail type. Provide detailed descriptions of the anticipated retail user. 12. Please provide a detailed description of existing uses and vacant suites, including addresses, site plan, and type of use. If vacant, provide information on the previous use and when the suite was vacated. 13. Manholes shall be installed on the sewer laterals that service the site. 14. Unused water services shall be abandoned at the main (corporations stop) and removal of the existing water meter, box and cover. 15. Clearly label the residential, retail and guest parking spaces within the parking garage. 16. See mark up plans. PROJECT REVIEW REQUEST COMMUNITY DEVELOPMENT DEPARTMENT Planning Division Please Distribute to: Building/Life Safety Services — Samir Ghosn (2 Plan Sets) Public Works — Brine/Keely/Cho Corporate Yard - Mike Pisani & George Murdoch Parks & Recreation — Sean Levin Applicant: Date: August 17, 2017 Please return PRR and Plans to Staff Planner Rosalinh lino, Associate Planner (949) 644-3208, runganewportbeachca.gov Project Name Address: Starboard MacArthur Square, LP Newport Crossings Contact: Patrick Strader 949-622-0420 ps@starpointeventures.com (PA2017-107) 1701 Corinthian Way, 4251, 4253 & 4255 Martingale Way, 4200, 4220 & 4250 Scott Drive z 1660 Dove Street SD2017-004 NT2017-002 TS2017-001 and ER2017-001 REVISED PLANS - A Site Development Review for the development of a mixed -use residential apartment project consisting of 350 residential units, 7,500 square feet of retail use and 0.5-acre public park on a 5.7-acre property known as MacArthur Square. The application includes requests for building height adjustment and a Tentative Tract Map for future condominium purposes. REPORT REQUESTED BY: September 6, 2017 PLANNING COMMISSION HEARING DATE: TBD Check all that apply: ❑ No comments on the project as presented. ❑ Application of Standard Code requirements are not expected to alter the project design. ❑ Recommended conditions of approval are attached. Application of Standard Code equirements or the attached conditions of approval will substantially impact or alter the design of the project. ❑ I contacted the applicant on ❑ To schedule an appt. for Code review ❑ To discuss the following (see notes) Notes/Comments: rrJ rr vC� ct '"a CVO m f 4 2 0 a&tg Signature Please indicate the approximate time spent on reviewing this project: 33(.9 9A4?-, Ext. Date Tmplt: 10/10/12 City of Newport Beach PUBLIC WORKS DEPARTMENT September 13, 2017 June 27, 2017 TO: Rosalinh Ung Associate Planner FROM: David Keely Senior Civil Engineer SUBJECT: FINDINGS AND CONDITIONB,�'F APPROVAL :u SD2017-004, NT2017-002,'t` 17-001, and ER201Y-QQ1 (PA2017-107) 1701 Corinthian Way 4251, 4253, & 4255 Martingale Wf 4200, 4220, & 4250 $ ptt Drive 1660 Dove St CONDITIONS: 1. All improver ent's shall: be construoted;as required by Ordinance and the Public Works Department. 2. An encroachment permit shall be obtained for all work activities within the public right -of --way. 3. An encroachment agreement shall be obtained for any private improvements within the public right-of-way per City Council L-6, Private Encroachments in Public Rights -of -Way. 4. Reconstruct the curb and gutter along the Dove Street, Scott Drive, Corinthian Way and Martingale Way frontages per City Standards. 5. Reconstruct a minimum 6-foot wide sidewalk along the Dove Street, Scott Drive, and Corinthian Way and Martingale Way frontages per City Standards. Sidewalk maybe located at the back of curb upon prior approval from the Public Works Department. 6. New ADA compliant curb access ramps shall be constructed at the intersection of Dove Street and Scott Drive, Scott Drive and Corinthian Way, and Corinthian Way and Martingale Way per City Standards. 7. Drive aisles shall be clear of all obstructions, including but not limited to, door swing, mechanical equipment, etc. 8. All residential parking spaces shall be assigned spaces, otherwise a dedicated turn around area and 5-foot hammerhead shall be provided at all dead end drive aisles within the residential portion of the parking garage. 9. The proposed driveways shall be installed per City Standard STD-161-L with a minimum 15-foot radius. Pedestrian easements may be necessary to accommodate ADA compliant paths. 10. Proposed parking layout and on -site circulation shall be reviewed and approved by the City Traffic Engineer. The proposed p.�r ing layout, including parking spaces and aisle widths, shall be per City Standard STD-805-L-A and STD-805- L-B. 11. All proposed water and sewer conneciftns for the j6r ppsed development shall be reviewed and approved by the Pu lic Works Department and the Utilities Division of the Municipal Operatigrfs Department and dpnstructed per City Standards. 12. A sewer and water demand -.study shall besubmitted for review and approval by the Public Works and Municpal ,Operations Departments. The applicant is responsible for and required; trilipg,rades the sewer and water system to accommodate the proposed project. 13. A hydrology and hydraulic analysis shall be prepared for the proposed direct connection into the City's storm drain line. 14. All improvements shall comply with the City's sight distance requirement. See City Standard 110 L. , Planting`*ithin the limited use area shall have a growth characteristic:of less theta 24 inchS:fiti height. 15. In case of damage done to:public improvements surrounding the development site I y;the private construction:, additional reconstruction within the public right- of-way could be required at the discretion of the Public Works Inspector. 16. An easement for emergency vehicle access shall be granted to the City for the off-street emergency vehicle staging area on Scott Drive. A mountable 8-inch curb shall be used. 17. All move-ins/move-outs, deliveries and trash pickup shall be accommodated entirely on -site. Use of the public right of way shall be prohibited. 18. A construction management plan shall be submitted, reviewed and approved by the Community Development Director and City Traffic Engineer prior to building permit issuance. 19. A parking management plan shall be submitted, reviewed and approved by the Community Development Director and City Traffic Engineer prior to building permit issuance. COMMENTS AND CORRECTIONS: 1. A traffic study is required for the proposed development. Traffic engineering is working with our on -call traffic consultants for a scope of work and fee. Applicant shall pay all applicable fees. 2. Are all the residential spaces located behind the gates assigned? 3. A hydrology and hydraulic analysis shall be prepared for the proposed direct connection into the City's storm drain line. Consjaer a connection into the catch basin. 4. Redesign the emergency access to providean 8-mrfoh mountable curb. Provide a detail showing the proposed design. / 5. Manholes shall be installed on the s wer laterals that seniice>the site. 6. Unused water services shall be abandoned at 01 main (corporations stop) and removal of the existing water meter, box and cry 7. The emergency vehicle access Within the proposed park area shall have a deterrent to prevent non-emer- ency "vehicles from, entering the area. What is being proposed in this location: 8. The park parking lot shalt, have a dedicated turnaround area and minimum 5-foot hammerhead/drive aisle extension atthe end of the dead-end drive aisle. 9. Clearly show all gates'yivithin the parking garage area. 10. Show the emergency access and pedestrian easement along Scott Drive on the Tentative Tract Map., 11. Provide detail driveway designs and if pedestrian easements are necessary to accommodate ADA path of travel are needed, show the easements on the Tentative Tract Map. 12. See mark up plans. PROJECT REVIEW REQUEST COMMUNITY DEVELOPMENT DEPARTMENT Planning Division Please Distribute to: Building/Life Safety Services — Samir Ghosn (2 Plan Sets) Public Works —Keely Parks & Recreation — Sean Levin Date: June 5, 2018 Please return PRR and Plans to Staff Planner Jaime Murillo, Senior Planner (949) 644-3209, jmurillonewportbeachca.gov Applicant: Starboard MacArthur Square, LP Contact: Patrick Strader, 949-622-0420 ps@starpointeventures.com Project Name Newport Crossings Address: 1701 Corinthian Way, 4251, 4253 & 4255 Martingale Way, 4200, 4220 & 4250 Scott Drive and 1 E Dove Street (PA2017-107) New Application: Lot L' a Adjustment No. LA2018-004 SD2017-004 -002 TS2017-001 and ER2017-001 Site Development Review for the development of a mixed -use residential apartment project consisting of 350 residential units, 7,500 square feet of retail use and 0.5-acre public park on a 5.7-acre property known as MacArthur Square. PROJECT REVISION - The applicant has withdrawan their Tentative Tract Map request for condominimum purposes and submitted a new Lot line Adjustment request. The existing three parcels will be reconfigured to include a 0.50-acre public park dedicated to the City, a 5.08-acre parcel for the proposed mixed -use development, and a 0.11-acre parcel (to be owned by applicant) for the emergency access for the project but will also include an easement to the City for access and parking for the park. The net project site area will be 5.19 acres. Please review Lot Line Adjustment and let me know if you have any comments or additional project conditions. REPORT REQUESTED BY: June 13, 2018 PLANNING COMMISSION HEARING DATE: TBD Check all that apply: ❑ No comments on the project as presented. ❑ Application of Standard Code requirements are not expected to alter the project design. ❑ Recommended conditions of approval are attached. ❑ Application of Standard Code requirements or the attached conditions of approval will substantially impact or alter the design of the project. ❑ I contacted the applicant on ❑ To schedule an appt. for Code review ❑ To discuss the following (see notes) Notes/Comments: ocr.-4444etzt. Nietat Fve- Ler 3747 4'Afirr Ext. Date Signature Please indicate the approximate time spent on reviewing this project: Ztfr - Tmplt: 10/10/12 City of Newport Beach PUBLIC WORKS DEPARTMENT June 25, 2018 September 13, 2017 June 27, 2017 TO: Jaime Murillo Senior Planner FROM: David Keely Senior Civil Engineer SUBJECT: FINDINGS AND CONDITIONS' OF APPROVAL F SD2017-004, LA2018-004, TS217-001, and ER2017-0"01,(PA2017-107) 1701 Corinthian Way 4251, 4253, & 4255�' Martingale Wa f; � r 4200, 4220, & 4250f Scott Drive 1660 Dove St CONDITIONS: 1. All improvements shall be constructed as required by Ordinance and the Public Works Department. 2. An encroachment permit shall -of-way. tained for all work activities within the public 3. An encroachment agreement shall be obtained for any private improvements within the public right-of-way` per City Council L-6, Private Encroachments in Public Rights -of -Way. 4. Reconstruct the cur and gutter along the Dove Street, Scott Drive, Corinthian Way and Martingale Way frontages per City Standards. 5. Reconstruct a minimum 6-foot wide sidewalk along the Dove Street, Scott Drive, and Corinthian Way and Martingale Way frontages per City Standards. Sidewalk maybe located at the back of curb upon prior approval from the Public Works Department. 6. New ADA compliant curb access ramps shall be constructed at the intersection of Dove Street and Scott Drive, Scott Drive and Corinthian Way, and Corinthian Way and Martingale Way per City Standards. 7 Drive aisles shall be clear of all obstructions, including but not limited to, door swing, mechanical equipment, etc. 8. All residential parking spaces shall be assigned spaces, otherwise a dedicated turn around area and 5-foot hammerhead shall be provided at all dead end drive aisles within the residential portion of the parking garage. 9. The proposed driveways shall be installed per City Standard STD-161-L with a minimum 15-foot radius. Pedestrian easements may be necessary to accommodate ADA compliant paths. 10. Proposed parking layout and on -site circulation shall be reviewed and approved by the City Traffic Engineer. The proposedparking layout, including parking spaces and aisle widths, shall be per City Standard STD-805-L-A and STD-805- L-B. 11. All proposed water and sewer connections for the proposed development shall be reviewed and approved by the' Public Works Department and the Utilities Division of the Municipal Operations :,Department and constructed per City Standards. 12. A sewer and water demandstudy shall be subs itted for review and approval by the Public Works and Municipal: 'Operations Departments. The applicant is responsible for and required to upgrades the sewer and water system to accommodate the; proposed project. 13. A hydrology and hydraulic analysis shall be prepared for the proposed direct connection into the City's storm drain,: line. 14. All improvements shall comply with the City's sight distance requirement. See tandard 110 L. Planting within the limited use area shall have a growth characteristic of less than 24 inches in height. 15. 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. 16. An easement for emergency vehicle access shall be granted to the City for the off-street emergency vehicle staging area on Scott Drive. A mountable 8-inch curb shall be used. 17. All move-ins/move-outs, deliveries and trash pickup shall be accommodated entirely on -site. Use of the public right of way shall be prohibited. 18. A construction management plan shall be submitted, reviewed and approved by the Community Development Director and City Traffic Engineer prior to building permit issuance. 19. A parking management plan shall be submitted, reviewed and approved by the Community Development Director and City Traffic Engineer prior to building permit issuance. COMMENTS AND CORRECTIONS: 1. A traffic study is required for the proposed development. Traffic engineering is working with our on -call traffic consultants for a scope of work and fee. Applicant shall pay all applicable fees. 2. Are all the residential spaces located behind tates assigned? 3. A hydrology and hydraulic analysis shall be` reared for the proposed direct Y 9Y Y Y prepared connection into the City's storm drain line. Consider a,connection into the catch basin. 4. Redesign the emergency access to provide an 8-inch mountable curb. Provide a detail showing the proposed design. 5. Manholes shall be installe e sewer lateralsthat service the site. 6. Unused water services shall be -;abandoned at the main (corporations stop) and removal of the existing water meter, box acover. 7. The emergency vehicle access within /the proposed park area shall have a deterrent to prevent non emergency vehicles from entering the area. What is being proposed in this location? 8. The' park parking lot shall have a dedicated turnaround area and minimum 5-foot ammerhead/drive aisle extension at the end of the dead-end drive aisle. 9. Clearly show all gates within the parking garage area. 10. Show the emergency access and pedestrian easement along Scott Drive on the Tentative TractMa 11. Provide detail driveway designs and if pedestrian easements are necessary to accommodate ADA path of travel are needed, show the easements on the Tentative Tract Map. 12. Need to provide easement documentation for the park parking lot area. 13. See mark up plans. LOT LINE EXHIBIT "A' CITY OF NEWPORT BEACH SHEET 1 OF 7 004- ADJUSTMENT NO. LA 2018 - (LEGAL DESCRIPTION) OWNERS EXISTING PARCELS AP NUMBER PROPOSED PARCELS REFERENCE NUMBER STARBOARD MACARTHUR SQUARE, LP. 427-172-02 PARCEL 1 STARBOARD MACARTHUR SQUARE, LP. 427-172-03 PARCEL 2 STARBOARD MACARTHUR SQUARE, LP. 427-172-05 & 06 PARCEL 3 PARCEL 1� IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF IN BOOK 299, PAGES 15 AND 16 OF MISCELLANEOUS MAPS, OF PARCELS 1 AND 2 AS SHOWN ON A MAP FILED IN BOOK 53, BOTH IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, INTERSECTION OF CORINTHIAN WAY AND MARTINGALE DRIVE, AS 7770, THENCE ALONG SAID CENTERLINE OF MARTINGALE DRIVE SOUTH /� , SOUTH 85'55'37" WEST 34.84 FEET TO THE WESTERLY LINE OF SHOWN ON SAID TRACT NO. 7770, SAID POINT BEING ON A WESTERLY, HA)IING A RADIUS OF 90.00 FEET, A RADIAL LINE SOUTH 89'21'49 AST; SAID CURVF,.11.98 FEET THROUGH A CENTRAL ANGLE OF 07'37'42 '; 14.65 FEET TO THE TRUE POINT BEGINNING; LOT 1 OF TRACT NO. 7770, CALIFORNIA, AS PER MAP RECORDED TOGETHER WITH THOSE PORTIONS PAGE 13 OF PARCEL MAPS, DESCRIBED AS FOLLOWS: COMMENCING AT THE CENTERLINE SHOWN, ON SAID TRA T- NO. 06'59 31" EAST 495.91 FEET; THENCE LEAVING SAID CENTERLINE SAID MARTINGALE DRIVE AS NON —TANGENT CURVE, CONCAVE THROUGH SAID POINT BEARS THENCE NORTHERLY ALONG THENCE NORTH 06'59'31 WEST THENCE LEAVING SAID WESTERLY THENCE SOUTH 42'56'12 WEST SOUTHWESTERLY, VING A NORTH 47'59'42ST• THENCE NORTHWESTERLY ALONG THENCE NORTH 49'20'434WEST HAVING A RADIUS OF 15.00'rEET; THENCE NORTHWESTERLY, NORTHERLY, THROUGH A CENTRAL ANGLE ON SAID TRACT NO. 7770; THENCE ALONG SAID SOUTHEASTERLY OF A CURVE, CONCAVE SOUTHERLY, THENCE NORTHEASTERLY, EASTERp, A CENTRAL ANGLE OF 73'23'53'' THENCE ALONG SAID SOUTHWESTERLY OF A CURVE, CONCAVE SOUTHWESTERLY, THENCE SOUTHEASTERLY ALONG TO THE WESTERLY LINE OF THENCE ALONG SAID WESTERLY BEGINNING. CONTAINING 5.080 ACRES. JN: 1618-001-01 LINE OF MARTINGALE DRIVE SOUTH 85'55'37.-INVEST 324.79� FEET; 51.51 FEET TO Ay0INT ON A NON —TANGENT CURVE, CONCAVE RADIUS OF 634.004EET, A RADIAL LINE THROUGH SAID POINT BEARS 9z SAID CU5,VE 81.22/EET THROUGH A CENTRAL ANGLE OF 07'20'25"; 217.66'PEET TO THE BEGINNING OF A CURVE, CONCAVE EASTERLY, AND NORTHEASTERLY ALONG SAID CURVE 23.56 FEET OF 90'00'000 THE SOUTHEASTERLY LINE OF SCOTT DRIVE AS SHOWN / LINE NORTH 40'3 17 EAST 486.55 FEET TO THE BEGINNING HAVING A RADIUS OF 15.00 f EET; AND SOUTHEASTERLY ALONG SAID CURVE 19.22/FEET THROUGH TO THE SOUTHWESTERLY LIN OF SAID CORINTHIAN WAY; LINE SOUTH 65'56'50 EAST 20),(85 FEET TO THE BEGINNING HAVING A 5ADIUS OF 15.00 FEET; SAID CURVE 15.43'FEET THROUGH A CENTRAL ANGLE OF 58'57'19e/ SAID MARTINGALE STREET; LINE SOUTH 06'59'31'''EAST 439.84 FEET THE TRUE POINT OF LOT LINE EXHIBIT "A' CITY OF NEWPORT BEACH SHEET 2 OF 7 oout- ADJUSTMENT NO. LA 2018 - (LEGAL DESCRIPTION) OWNERS EXISTING PARCELS AP NUMBER PROPOSED PARCELS REFERENCE NUMBER STARBOARD MACARTHUR SQUARE, LP. 427-172-02 PARCEL 1 STARBOARD MACARTHUR SQUARE, LP. 427-172-03 PARCEL 2 STARBOARD MACARTHUR SQUARE, LP. 427-172-05 & 06 PARCEL 3 PARCEL 2: IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF A MAP FILED IN BOOK 53, PAGE 13 OF PARCEL MAPS, IN THE OFFICE OF SAID COUNTY, DESCRIBED AS FOLLOWS: INTERSECTION OF CORINTHIAN WAY AND MARTINGALE DRIVE, AS RECORDED IN BOOK 299(PAGES 15 AND 16, IN THE OFFICE OF SAID OF MARTINGALE DRIVE SOUTH 06'59'31EAST 495.91 FEET; SOUTH 85'55'37"/WEST 34.841EET TO THE WESTERLY LINE OF y SHOWN ON SAID TRACT NO. 7770 AND E TRUE POINT OF BEGINNING; LINE SOUTH 85'55'374VEST )_,5.96'FEET TO THE BEGINNING OF A HAVING A RADIUS OF 1.50 FEET; AND SOUTHERLY ALONG SAID CURVE 2.36FEET THROUGH A ; � 16.50'FEET; 52.00✓FEET; 16.50'rEET T9- THE BEGINNING OF A CURVE, CONCAVE RADIUS OF 1.50 FEET; AND WESTERLY ALONG SAID CURVE 2.36 FEET THROUGH A ; EST 74.UU FE T; 26.60 �T 144.40 ET TO SAID WESTERLY LINE OF MARTINGALE DRIVE; 14.65 FEET TO THE BEGINNING OF A CURVE, CONCAVE EASTERLY, SAID WESTERLY LINE AND CURVE 11.98f*'FEET THROUGH A CENTRAL ANGLE POINT OF BEGINNING. IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF,LALIFORNIA, BOOK 53, PAGE 13 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY DESCRIBED AS FOLLOWS. INTERSECTION OF CORINTHIAN WAY AND MARTINGALE DRIVE, AS SHOWN ON BOOK 299, PAGES 15 AND 16, IN THE OFFICE OF SAID COUNTY RECORDER; OF MARTINGALE DRIVE SOUTH 06'59'31 "EAST 495.9'" FEET; THAT PORTION OF PARCEL 1, CALIFORNIA, AS SHOWN ON THE COUNTY RECORDER OF COMMENCING AT THE CENTERLINE SHOWN ON TRACT NO. 7770, COUNTY RECORDER; THENCE ALONG SAID CENTERLINE THENCE LEAVING SAID CENTERLINE SAID MARTINGALE DRIVE AS THENCE LEAVING SAID WESTERLY CURVE, CONCAVE SOUTHEASTERLY, THENCE WESTERLY, SOUTHWESTERLY, CENTRAL ANGLE OF 90'00'0 THENCE SOUTH 04'04'23" AST THENCE SOUTH 85'55'37/WEST THENCE NORTH 04'04'23"/WEST SOUTHWESTERLY, HAVING A THENCE NORTHERLY, NORTHWESTERLY, CENTRAL ANGLE OF 90'00'00 THENCE SOUTH 85'55'37 THENCE NORTH 04'04'23"WEST THENCE NORTH 85'55'37AST THENCE SOUTH 06'59'31 " EASJ HAVING A RADIUS OF 90.004EET; THENCE SOUTHERLY ALONG OF 07'37'42 TO THE TRUE stee PORTIONS OF PARCEL 1 AND 2, AS SHOWN ON A MAP FILED IN RECORDER OF SAID ORANGE COUNTY, COMMENCING AT THE CENTERLINE TRACT NO. 7770, RECORDED IN THENCE ALONG SAID CENTERLINE LOT LINE EXHIBIT "A' SHEET 3 OF 7 pdqr CITY OF NEWPORT BEACH ADJUSTMENT NO. LA 2018 - (LEGAL DESCRIPTION) OWNERS EXISTING PARCELS AP NUMBER PROPOSED PARCELS REFERENCE NUMBER STARBOARD MACARTHUR SQUARE, LP. 427-172-02 PARCEL 1 STARBOARD MACARTHUR SQUARE, LP. 427-172-03 PARCEL 2 STARBOARD MACARTHUR SQUARE, LP. 427-172-05 & 06 PARCEL 3 PARCEL 3 (CONTINUED): LINE OF SAID BEGINNING OF A CURVE, ANGLE OF 90'00'00", SOUTHWESTERLY, , ANGLE OF 90'00'00"r"- STREET AS SHOWN ON CONCAVE POINT BEARS NORTH THROUGH A CENTRAL WESTERLY LINE OF EASTERLY, HAVING A / ANGLE OF 24'43'53 TO A SAID POINT BEARS A CENTRAL ANGLE OF <D.�,s,L LAB ^ ,,� �5; g . TR (D•., '1)4,,t/ THENCE LEAVING SAID CENTERLINE SOUTH 85'55'37" WEST 34.84 FEET TO THE WESTERLY MARTINGALE DRIVE AS SHOWN ON SAID TRACT NO. 7770 AND TRUE POINT OF BEGINNING; THENCE LEAVING SAID WESTERLY LINE SOUTH 85'55'37'ST 15.9( FEET TO THE CONCAVE SOUTHEASTERLY, HAVING A RADIUS OF 1.50 FEET; THENCE WESTERLY, SOUTHWESTERLY, AN) SOUTHERLY 2.36 FEET THROUGH A CENTRAL THENCE SOUTH 04'04'23"4 ST 16.501EET; THENCE SOUTH 85'55'37"'EST 52.00 FEET; THENCE NORTH 04'04'23"1IE.,ST 16.50 ET TO THE BEGINNING OF A CURVE, CONCAVE HAVING A RADIUS OF 1.50 °FEET; THENCE NORTHERLY, NORTHWESTERLY, AND WESTERLY 2.36®FEET THROUGH A CENTRAL THENCE SOUTH 85'55'37"WEST 74.00 FEE T; r'` THENCE NORTH 04'04'23":1(IEST 26.60 "F ET; THENCE SOUTH 85'55'37"/ ST 180.39 FEET; THENCE SOUTH 42'56'12"ST 51.51/FEET TO THE NORTHEASTERLY LINE OF DOVE SAID TRACT NO. 7770, SAID POINT ALSO BEING POINT ON A NON —TANGENT CURVE, SOUTHWESTERLYI-IAVING A RADIUS OF 634.00 EET, A RADIAL LINE THROUGH SAID 47'59'42" EAST; THENCE SOUTHEASTERLY ALONG SAID NORTHEASTERLY LINE AND CURVE 52.47 FEET ANGLE OF 04'44'31' TO THE SOUTHERLY LINE OF SAID PARCEL 1; THENCE ALONG SAID SOUTHERLY LINE NORTH 85'55'37"EAST 319.97 FEET TO SAID MARTINGALE, SAID POINT ALSO BEING A POINT ON A NON —TANGENT CURVE, CONCAVE RADIUS OF 50.00 FEET, A RADIAL LINE THROUGH SAID POINT BEARS SOUTH 85'56'14"NEST; THENCE ALONG SAID WESTERLY LINE AND CURVE 21.58 FEET THROUGH A CENTRAL POINT OF REVERSE CURVE HAVING A RADIUS OF 90.00 FEET, A RADIAL LINE THROUGH NORTH 6919'5WEST; THENCE N0 THEASTERLY AND NORTHERLY ALONG SAID CURVE 31.47 FEET THROUGH 20'01'56"'ID THE TRUE POINT OF BEGINNING. CONTAINING 0.500 ACRES. THIS DOCUMENT WAS PREPARED BY ME OR UNDER MY DIRECTION. `� ,.---- //--y � '•.,• No. 7854 •,:' ''`i uu • ....... • cAL KURT R. TROXELL, L.S. 7854 DATE: CITY LOT LINE ADJUSTMENT EXHIBIT OF NEWPORT "B" BEACH NO. LA 2018 - (MAP) SHEET Qntr 4 OF 7 OWNERS EXISTING PARCELS AP NUMBER PROPOSED PARCELS REFERENCE NUMBER STARBOARD MACARTHUR SQUARE, LP. 427-172-02 PARCEL 1 STARBOARD MACARTHUR SQUARE, LP. 427-172-03 PARCEL 2 STARBOARD MACARTHUR SQUARE, LP. 427-172-05 & 06 PARCEL 3 LEGEND: BE REMOVED LINE EASEMENT / ^9. �,)oQ �6 / LOT LINE /�� / O / ,� ,�1 (1.OT r P,M,B, 53/13 ;7A; CrI 2 ^)O \ ` \ NOTES: Co / /4/1. / ,�� / j S6SS�;8S, <,4 © © TACT NO, M,M, 299/15-J16 ©I / /� co // 3 \\ //., PARCEL 1 - 5.080 AC. / `° / P,M,B,� PARCEL / PARCEL / !y690 F.,- NI- 1) SEE SHEET 5 FOR DATA 2) SEE SHEET 7 FOR EASEMENT y�'q/�/ ^-) so F / 7770 C4 i 1 .,, L,, in co • c, N 't 53/ 13 34 1 2 0.110 AC. --- -/ 9 53, TABLES. NOTES. P.O.C. EXISTING PROPERTY NEW LOT LINE — — LOT LINE TO — — RIGHT OF WAY CENTERLINE - - EASEMENT LINE ® DENOTES PLOTTED i IN - ci7 1 SCALE: 1"=120' / C2"o 4) \O` e `519 ccc�.,cAt`ttt,t, ` 1�L Id�n�n w� g-. T R, (-;?t. n '�� �'��' `�: ;,. r'•o� - • ai I ac I Q I -. Z �I 0; CC o Q (1)2I —1 I 1 I 56' 14"W •,,F,7N I �`�0%b',F�� PARCEL �� 0.500 ,C5 3 r AC. C6� N 85°55' 37"E 319. 97' —," S85 SEE SHEET ���� _ '� __ i, 41 61 4, No. 7854 ; ' ~ ' u���o F CJ �� '' KURT R. TROXELL, L.S. 7854 DATE: EXHIBIT WBr SHEET 5 OF 7 CITY OF NEWPORT BEACH LOT LINE ADJUSTMENT NO. LA 2018 - 004- (MAP) OWNERS EXISTING PARCELS AP NUMBER PROPOSED PARCELS REFERENCE NUMBER STARBOARD MACARTHUR SQUARE, LP. 427-172-02 PARCEL 1 STARBOARD MACARTHUR SQUARE, LP. 427-172-03 PARCEL 2 STARBOARD MACARTHUR SQUARE, LP. 427-172-05 & 06 PARCEL 3 LEGEND: EXISTING PROPERTY LINE I LOT NEW LINE ;/ LOT W'LY LINE OF — — LOT LINE TO BE REMOVED MARTINGALE DRIVE — — RIGHT OF WAY LINE 6, W Lri > CENTERLINE oo N 1-0 / SCALE: 1"=60' T.P.O.B. / PARCEL 1 PCL 1 5.080 AC. S89°21'49"E/ „/� (RAD)--�\ ( S85°55 37 W 324.79 w ..,,,i2 , a' I o cry °) W J 8 4 I Z H 4 < , <<,/, 180.39' �0, �,��, � ��ti , �' O� PARCEL 3 144.40V L�� C11 Q � PARCEL 2 ✓7 0.110 AC. , Ci �2 L17 ���'' — / �'' �P 0.500 AC. `� 74.00'®—� —� -F-, S85'55'37"W / ' T.P.O.B. /PCL 2 & .� SE'LY LINE PCL 1 `-52.00'— (' PCL 3 �� p01 S85°55'37"W '/N6g 1 1 \ 0 N85°55'37"E4,319.97' . —40--iif NE'LY LINE DOVE 4"W STREET 11, CURVE DATA \\S85561 (RAD) vs .• \ N0. DELTA RADIUS LENGTH C1 12°04'56" 634.00' 133.69' C2 90°00'00" 15.00' . 23.56'/ C3 73°23'53V 15.00' / 19.22'r LINE TABLE C4 58°57'19" 15.00' 15.43' V C5 27°39'38" 90.00' 43.45' NO. BEARING LENGTH C6 24°43'53'r 50.00' / 21.58'� L1 S85°55'37"W/' 34.84'/ C7 90°00'00'/ 1.50' / 2.36'✓ L2 S85°55'37"W/ 15.96'/ C8 90°00'00'/ 1.50' 's 2.36' L3 SO4°04'231f 16.50'7 C9 04°44'31 " 634.00' 52.47'"" L4 N04°04'23"W( 16.50' / C10 20°01'56"/ 90.00' 31.47' L5 N04°04'23"W 26.60' " C11 07°37'42"/ 90.00' / 11.98', L6 N06°59'31 "W 7 14.65' / C12 07°20'25'/ 634.00' / 81.22' EXHIBIT '"C' SHEET 6 OF 7 CITY OF NEWPORT BEACH LOT LINE ADJUSTMENT NO. LA 2018 - 0 oIV (SITE PLAN) OWNERS EXISTING PARCELS AP NUMBER PROPOSED PARCELS REFERENCE NUMBER STARBOARD MACARTHUR SQUARE, LP. 427-172-02 PARCEL 1 STARBOARD MACARTHUR SQUARE, LP. 427-172-03 PARCEL 2 STARBOARD MACARTHUR SQUARE, LP. 427-172-05 & 06 PARCEL 3 LEGEND: NOTES: 1) SEE SHEET 7 FOR EASEMENT NOTES. EXISTING PROPERTY LOT LINE 2) BUILDINGS SHOWN TO BE DEMOLISHED. NEW LOT LINE L0 RANI• — — LOT LINE TO BE REMOVED — / I — RIGHT OF WAY LINE / � ' CENTERLINE - EASEMENT # DENOTES 141 SCALE: 1 "=120' . \L' LINE // PLOTTED EASEMENT J� /\\\ Qr /°A\R\IG\ \\\ co M.M. \\, �\\ / v 0•,(1.\* / • e 0,, 4 \N, / \ \ \ , lk \ /s , . \ e���,\. .ter \ � / \ ✓ .PARCEL 1 C \ / °tea ��� +� !! + I ///// ,ili \� //LL �\ Tp'/'1. //'t 299/16-16 si I OT 1 / ,,,..,,,, 9 —•— � � « !/ /4• / ` '9Y• — _ _, '�� A• , �., R ING rrt L` Z Q PARCEL 2 ° � a,-• ARK( 1Ty I I ' 0_ i I � ccc�ckccct tt,, << DNL LAAri, 0 '/\ ° ;c3 1 (PARCEL 3 I I I I I I I' I I44 gw�tig.TRo•.•.&i, 00T 0 III 600 ", g • V - -,__, 0 3 \ \ `* *.i Cf0 00 III _-/ ii (Pa y •. No. 7854 .� �uu4 Pr ;; ''� KURT R. TROXELL, L.S. 7854 DATE: LOT LINE EXHIBIT "C' CITY OF NEWPORT BEACH SHEET 7 OF 7 004- ADJUSTMENT NO. LA 2018 - (EASEMENT NOTES) OWNERS EXISTING PARCELS AP NUMBER PROPOSED PARCELS REFERENCE NUMBER STARBOARD MACARTHUR SQUARE, LP. 427-172-02 PARCEL 1 STARBOARD MACARTHUR SQUARE, LP. 427-172-03 PARCEL 2 STARBOARD MACARTHUR SQUARE, LP. 427-172-05 & 06 PARCEL 3 EASEMENTS: EASEMENT, FROM OR TO THE ORANGE COUNTY AIRPORT, SAID EASEMENTS PARTICULARLY DESCRIBED AND DEFINED IN AND GRANTED TO THE COUNTY OF MARCH 17, 1964 IN BOOK 6965, PAGE 721, OFFICIAL RECORDS, UPON THE CONDITIONS THEREIN. THE PLANES ABOVE WHICH SAID EASEMENT LIES ARE IN SAID DEED AND SHOWN ON A MAP THEREIN REFERRED TO. BLANKET IN NATURE AND NOT PLOTTABLE AND EGRESS AND INCIDENTAL PURPOSES IN THE DOCUMENT 08, 1972 AS BOOK 10316, PAGE 114 OF OFFICIAL RECORDS. LINES AND INCIDENTAL PURPOSES, RECORDED AS BOOK 10571, PAGE CALIFORNIA EDISON COMPANY, A CORPORATION A, AS DESCRIBED THEREIN TERMS, PROVISIONS AND CONDITIONS CONTAINED IN A DOCUMENT ENTITLED TO BUILDING ENCROACHMENT", EXECUTED BY AND BETWEEN SOUTHERN EDISON COMPANY AND MACARTHUR SQUARE, A GENERAL PARTNERSHIP, JUNE 19, 1990 AS INSTRUMENT NO. 90-323807 OFFICIAL RECORDS. RESTRICTIONS AND EASEMENTS IN THE DOCUMENT RECORDED AS BOOK 11170, RECORDS. // �� MODIFICATIONS THEREOF RECORDED AS BOOK 11454, PAGE 820 OF OFFICIAL 1. A PERPETUAL AIR OR FLIGHT AND RIGHTS BEING MORE ORANGE BY DEED RECORDED TERMS, COVENANTS AND MORE PARTICULARLY DESCRIBED NOTE: SAID EASEMENT IS V AN EASEMENT FOR INGRESS RECORDED SEPTEMBER AN EASEMENT FOR UNDERGROUND 384 OF OFFICIAL RECORDS. IN FAVOR OF: SOUTHERN AFFECTS: PARCEL NOTE: THE "CONSENT CALIFORNIA RECORDED 40 COVENANTS, CONDITIONS, PAGE 232 OF OFFICIAL DOCUMENT(S) DECLARING RECORDS. ® DENOTES PLOTTED EASEMENT Please Distribute to: Public Works —Keely PROJECT REVIEW REQUEST COMMUNITY DEVELOPMENT DEPARTMENT Planning Division Date: July 5, 2018 Please return PRR and Plans to Staff Planner Jaime Murillo, Senior Planner (949) 644-3209, jmurillognewportbeachca.gov Applicant: Starboard MacArthur Square, LP Contact: Patrick Strader, 949-622-0420 ps@starpointeventures.com Project Name Newport Crossings Address: 1701 Corinthian Way, 4251, 4253 & 4255 Martingale Way, 4200, 4220 & 4250 Scott Drive and 1 E Dove Street (PA2017-107) Lot Line Adjustment No. LA2018-004 S02017-004 NT2017-002 T52017-001 and ER2017-001 Site Development Review for the development of a mixed -use residential apartment project consisting of 350 residential units, 7,500 square feet of retail use and 0.5-acre public park on a 5.7-acre property known as MacArthur Square. PROJECT REVISION - The applicant has withdrawan their Tentative Tract Map request for condominimum purposes and submitted a new Lot line Adjustment request. The existing three parcels will be reconfigured to include a 0.50-acre public park dedicated to the City, a 5.08-acre parcel for the proposed mixed -use development, and a 0.11-acre parcel (to be owned by applicant) for the emergency access for the project but will also include an easement to the City for access and parking for the park. The net project site area will be 5.19 acres. REVISED LLA EXHIBITS AND DRAFT EASEMENT ATTACHED. PRIOR PW COMMENTS ALSO ATTACHED REPORT REQUESTED BY: July 13, 2018 PLANNING COMMISSION HEARING DATE: TBD Check all that apply: Cl No comments on the project as presented. Cl Application of Standard Code requirements are not expected to alter the project design. ❑ Recommended conditions of approval are attached. ❑ Application of Standard Code requirements or the attached conditions of approval will substantially impact or alter the design of the project. ❑ I contacted the applicant on ❑ To schedule an appt. for Code review ❑ To discuss the following (see notes) Notes/Comments: Cot.Aa tairl4 Signature Please indicate the approximate time spent on reviewing this project: E3ii7 Ext. Date /tit Tmplt: 10/10/12 EXHIBIT "A" SHEET 1 OF 7 C11Y OF NEWPORT BEACH LOT LINE ADJUSTMENT NO. LA 2018 - 004 (LEGAL DESCRIPTION) OWNERS EXISTING PARCELS AP NUMBER PROPOSED PARCELS REFERENCE NUMBER STARBOARD MACARTHUR SQUARE, LP. 427-172-02 PARCEL 1 STARBOARD MACARTHUR SQUARE, LP. 427-172-03 PARCEL 2 STARBOARD MACARTHUR SQUARE, LP. 427-172-05 & 06 PARCEL 3 PARCEL 1: IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF IN BOOK 299, PAGES 15 AND 16 OF MISCELLANEOUS MAPS, OF PARCELS 1 AND 2 AS SHOWN ON A MAP FILED IN BOOK 53, BOTH IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, INTERSECTION OF CORINTHIAN WAY AND MARTINGALE DRIVE, AS 7770, THENCE ALONG SAID CENTERLINE OF MARTINGALE DRIVE SOUTH SOUTH 85'55'37" WEST 34.84 FEET TO THE WESTERLY LINE OF SHOWN ON SAID TRACT NO. 7770, SAID POINT BEING ON A WESTERLY, HAVING A RADIUS OF 90.00 FEET, A RADIAL LINE SOUTH 89'21'49" EAST; SAID CURVE 11.98 FEET THROUGH A CENTRAL ANGLE OF 07'37'42"; 14.65 FEET TO THE TRUE POINT BEGINNING; LINE OF MARTINGALE DRIVE SOUTH 85'55'37" WEST 324.79 FEET; 51.51 FEET TO A POINT ON A NON -TANGENT CURVE, CONCAVE RADIUS OF 634.00 FEET, A RADIAL LINE THROUGH SAID POINT BEARS SAID CURVE 81.22 FEET THROUGH A CENTRAL ANGLE OF 07'20'25"; 217.66 FEET TO THE BEGINNING OF A CURVE, CONCAVE EASTERLY, FEET; AND NORTHEASTERLY ALONG SAID CURVE 23.56 FEET OF 90'00'00" TO THE SOUTHEASTERLY LINE OF SCOTT DRIVE AS SHOWN LINE NORTH 40'39'17" EAST 486.55 FEET TO THE BEGINNING HAVING A RADIUS OF 15.00 FEET; AND SOUTHEASTERLY ALONG SAID CURVE 19.22 FEET THROUGH TO THE SOUTHWESTERLY LINE OF SAID CORINTHIAN WAY; LINE SOUTH 65'56'50" EAST 204.85 FEET TO THE BEGINNING HAVING A RADIUS OF 15.00 FEET; SAID CURVE 15.43 FEET THROUGH A CENTRAL ANGLE OF 58'57'19" MARTINGALE STREET; LINE SOUTH 06'59'31" EAST 439.84 FEET THE TRUE POINT OF LOT 1 OF TRACT NO. 7770, CALIFORNIA, AS PER MAP RECORDED TOGETHER WITH THOSE PORTIONS PAGE 13 OF PARCEL MAPS, DESCRIBED AS FOLLOWS: COMMENCING AT THE CENTERLINE SHOWN ON SAID TRACT NO. 06'59'31" EAST 495.91 FEET; THENCE LEAVING SAID CENTERLINE SAID MARTINGALE DRIVE AS NON -TANGENT CURVE, CONCAVE THROUGH SAID POINT BEARS THENCE NORTHERLY ALONG THENCE NORTH 06'59'31" WEST THENCE LEAVING SAID WESTERLY THENCE SOUTH 42'56'12" WEST SOUTHWESTERLY, HAVING A NORTH 47'59'42" EAST; THENCE NORTHWESTERLY ALONG THENCE NORTH 49'20'43" WEST HAVING A RADIUS OF 15.00 THENCE NORTHWESTERLY, NORTHERLY, THROUGH A CENTRAL ANGLE ON SAID TRACT NO. 7770; THENCE ALONG SAID SOUTHEASTERLY OF A CURVE, CONCAVE SOUTHERLY, THENCE NORTHEASTERLY, EASTERLY, A CENTRAL ANGLE OF 73'23'53" THENCE ALONG SAID SOUTHWESTERLY OF A CURVE, CONCAVE SOUTHWESTERLY, THENCE SOUTHEASTERLY ALONG TO THE WESTERLY LINE OF SAID THENCE ALONG SAID WESTERLY BEGINNING. CONTAINING 5.080 ACRES. JN:1618-001-01 EXHIBIT 'A" SHEET 2 OF 7 CITY OF NEWPORT BEACH LOT LINE ADJUSTMENT NO. LA 2018 - 004 (LEGAL DESCRIPTION) OWNERS EXISTING PARCELS AP NUMBER PROPOSED PARCELS REFERENCE NUMBER STARBOARD MACARTHUR SQUARE, LP. 427-172-02 PARCEL 1 STARBOARD MACARTHUR SQUARE, LP. 427-172-03 PARCEL 2 STARBOARD MACARTHUR SQUARE, LP. 427-172-05 & 06 PARCEL 3 PARCEL 2: IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF A MAP FILED IN BOOK 53, PAGE 13 OF PARCEL MAPS, IN THE OFFICE OF SAID COUNTY, DESCRIBED AS FOLLOWS: INTERSECTION OF CORINTHIAN WAY AND MARTINGALE DRIVE, AS RECORDED IN BOOK 299, PAGES 15 AND 16, IN THE OFFICE OF SAID OF MARTINGALE DRIVE SOUTH 06'59'31" EAST 495.91 FEET; SOUTH 85'55'37" WEST 34.84 FEET TO THE WESTERLY LINE OF SHOWN ON SAID TRACT NO. 7770 AND THE TRUE POINT OF BEGINNING; LINE SOUTH 85'55'37" WEST 15.96 FEET TO THE BEGINNING OF A HAVING A RADIUS OF 1.50 FEET; AND SOUTHERLY ALONG SAID CURVE 2.36 FEET THROUGH A 16.50 FEET; 52.00 FEET; 16.50 FEET TO THE BEGINNING OF A CURVE, CONCAVE RADIUS OF 1.50 FEET; AND WESTERLY ALONG SAID CURVE 2.36 FEET THROUGH A 74.00 FEET; 26.60 FEET; 144.40 FEET TO SAID WESTERLY LINE OF MARTINGALE DRIVE; 14.65 FEET TO THE BEGINNING OF A CURVE, CONCAVE EASTERLY, FEET; SAID WESTERLY LINE AND CURVE 11.98 FEET THROUGH A CENTRAL ANGLE POINT OF BEGINNING. " IA-It‘r 'le," "PC,za. 2. 147 0.110 1)L1 vouM • IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CAUFORNIA, BOOK 53, PAGE 13 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY DESCRIBED AS FOLLOWS. INTERSECTION OF CORINTHIAN WAY AND MARTINGALE DRIVE, AS SHOWN ON BOOK 299, PAGES 15 AND 16, IN THE OFFICE OF SAID COUNTY RECORDER; OF MARTINGALE DRIVE SOUTH 06'59'31" EAST 495.91 FEET; THAT PORTION OF PARCEL 1, CALIFORNIA, AS SHOWN ON THE COUNTY RECORDER OF COMMENCING AT THE CENTERLINE SHOWN ON TRACT NO. 7770, COUNTY RECORDER; THENCE ALONG SAID CENTERLINE THENCE LEAVING SAID CENTERLINE SAID MARTINGALE DRIVE AS THENCE LEAVING SAID WESTERLY CURVE, CONCAVE SOUTHEASTERLY, THENCE WESTERLY, SOUTHWESTERLY, CENTRAL ANGLE OF 90'00'00"; THENCE SOUTH 04'04'23" EAST THENCE SOUTH 85'55'37" WEST THENCE NORTH 04'04'23" WEST SOUTHWESTERLY, HAVING A THENCE NORTHERLY, NORTHWESTERLY, CENTRAL ANGLE OF 90'00'00"; THENCE SOUTH 85'55'37" WEST THENCE NORTH 04'04'23" WEST THENCE NORTH 85'55'37" EAST THENCE SOUTH 06'59'31" EAST HAVING A RADIUS OF 90.00 THENCE SOUTHERLY ALONG OF 07'37'42" TO THE TRUE CONTAINING CRES.4____ Oil l0 PARCEL 3: PORTIONS OF PARCEL 1 AND 2, AS SHOWN ON A MAP FILED IN RECORDER OF SAID ORANGE COUNTY, COMMENCING AT THE CENTERUNE TRACT NO. 7770, RECORDED IN THENCE ALONG SAID CENTERUNE LOT LINE EXHIBIT 'A' SHEET 3 OF 7 - 004 CITY OF NEWPORT BEACH ADJUSTMENT NO. LA 2018 (LEGAL DESCRIPTION) OWNERS EXISTING PARCELS AP NUMBER PROPOSED PARCELS REFERENCE NUMBER STARBOARD MACARTHUR SQUARE, LP. 427-172-02 PARCEL 1 STARBOARD MACARTHUR SQUARE, LP. 427-172-03 PARCEL 2 STARBOARD MACARTHUR SQUARE, LP. 427-172-05 & 06 PARCEL 3 PARCEL 3 (CONTINUED): UNE OF SAID BEGINNING OF A CURVE, ANGLE OF 90'00'00"; SOUTHWESTERLY, ANGLE OF 90'00'00'; STREET AS SHOWN ON CONCAVE POINT BEARS NORTH THROUGH A CENTRAL WESTERLY UNE OF EASTERLY, HAVING A WEST; ANGLE OF 24'43'53" TO A SAID POINT BEARS A CENTRAL ANGLE OF �cckket>et,t,t,e 01`�p'L 1.: nA�� ••'.Ti.•.•0�`��n THENCE LEAVING SAID CENTERUNE MARTINGALE DRIVE AS SHOWN THENCE LEAVING SAID WESTERLY CONCAVE SOUTHEASTERLY, HAVING THENCE WESTERLY, SOUTHWESTERLY, THENCE SOUTH 04'04'23" EAST THENCE SOUTH 85'55'37" WEST THENCE NORTH 04'04'23" WEST HAVING A RADIUS OF 1.50 FEET; THENCE NORTHERLY, NORTHWESTERLY, THENCE SOUTH 85'55'37" WEST THENCE NORTH 04'04'23" WEST THENCE SOUTH 85'55'37" WEST THENCE SOUTH 42'56'12" WEST SAID TRACT NO. 7770, SAID POINT SOUTHWESTERLY, HAVING A RADIUS 47'59'42" EAST; THENCE SOUTHEASTERLY ALONG ANGLE OF 04'44'31" TO THE SOUTHERLY THENCE ALONG SAID SOUTHERLY MARTINGALE, SAID POINT ALSO RADIUS OF 50.00 FEET, A RADIAL THENCE ALONG SAID WESTERLY POINT OF REVERSE CURVE HAVING NORTH 69'19'53" WEST; THENCE NORTHEASTERLY AND NORTHERLY 20'01'56" TO THE TRUE POINT CONTAINING 0.500 ACRES. THIS DOCUMENT WAS PREPARED 4-1? SOUTH 85'55'37" WEST 34.84 FEET TO THE WESTERLY ON SAID TRACT NO. 7770 AND TRUE POINT OF BEGINNING; LINE SOUTH 85'55'37" WEST 15.96 FEET TO THE A RADIUS OF 1.50 FEET; AND SOUTHERLY 2.36 FEET THROUGH A CENTRAL 16.50 FEET; 52.00 FEET; 16.50 FEET TO THE BEGINNING OF A CURVE, CONCAVE AND WESTERLY 2.36 FEET THROUGH A CENTRAL 74.00 FEET; 26.60 FEET; 180.39 FEET; 51.51 FEET TO THE NORTHEASTERLY UNE OF DOVE ALSO BEING A POINT ON A NON —TANGENT CURVE, OF 634.00 FEET, A RADIAL LINE THROUGH SAID SAID NORTHEASTERLY UNE AND CURVE 52.47 FEET LINE OF SAID PARCEL 1; LINE NORTH 85'55'37" EAST 319.97 FEET TO SAID BEING A POINT ON A NON —TANGENT CURVE, CONCAVE UNE THROUGH SAID POINT BEARS SOUTH 85'56'14" LINE AND CURVE 21.58 FEET THROUGH A CENTRAL A RADIUS OF 90.00 FEET, A RADIAL UNE THROUGH ALONG SAID CURVE 31.47 FEET THROUGH OF BEGINNING. BY ME OR UNDER MY DIRECTION. ` St O vvvv `-, No. 7854 .� ~, RT R. TROXELL, L.S. 7854 DATE: �u�o•••••.••••o�' EXHIBIT "B' SHEET 4 OF 7 CITY OF NEWPORT BEACH LOT LINE ADJUSTMENT NO. LA 2018 - 004 (MAP) OWNERS EXISTING PARCELS AP NUMBER PROPOSED PARCELS REFERENCE NUMBER STARBOARD MACARTHUR SQUARE, LP. 427-172-02 PARCEL 1 STARBOARD MACARTHUR SQUARE, LP. 427-172-03 PARCEL 2 STARBOARD MACARTHUR SQUARE, LP. 427-172-05 & 06 PARCEL 3 LEGEND: NOTES: 1) SEE SHEET 5 FOR DATA TABLES. EXISTING PROPERTY LOT LINE 2) SEE SHEET 7 FOR EASEMENT NOTES. NEW LOT LINE CC�i — / Njy — LOT LINE TO BE REMOVED — �'9/1/ — RIGHT OF WAY LINE / ,�o CENTERLINE - - EASEMENT LINE / # DENOTES PLOT IED EASEMENT / J� C3 `S63- 0�8s, '�Y O QQ`� Sesp "� / F P.O.C. / h �cc°h 7;AC7NO, 7770 C4 MA, 200/15-16 LOT 1 i / rP \ NI/5� / 4 / ��, 4 / 3 1 / SCALE: 1"=120' / \\ // T _,_ Cin PAEL 63/13 PARCEL 1 d- o 2 PAPCrI 2 5.080 AC. / CO CD• Cr)CD N \ , 4'Q9° P,M,B, 63/13 34 gyp. / PARCEL 1 / P 2 C 0.110 AC. co (5))\ , / AD F '� p i if�` CC l I 1 I U.I Q I w C p cI ' MI ,,c , I NNC5 I rrrttt PARCEL 3 1 tt� I �`9'' p01 <�.-p,L LA�°^^ \ �� 0.500 AC. w•� g. T1�,•.,•�L' \ L— N85°5537E .97' ' S `(RAI5Y �ti_ rSEE HEET . 4A' .. '46 44'1 if ki 6 5°56'14"W . . av � No. 7854 :'.. 1 vv . • ......... ,-.. , 7 5 o0/9 u�4 J CAL K RT R. TROXELL, L.S 7854 DATE: EXHIBIT 'IT SHEET 5 OF 7 CITY OF NEWPORT BEACH LOT LINE ADJUSTMENT NO. LA 2018 - 004 (MAP) OWNERS EXISTING PARCELS AP NUMBER PROPOSED PARCELS REFERENCE NUMBER STARBOARD MACARTHUR SQUARE, LP. 427-172-02 PARCEL 1 STARBOARD MACARTHUR SQUARE, LP. 427-172-03 PARCEL 2 STARBOARD MACARTHUR SQUARE, LP. 427-172-05 & 06 PARCEL 3 LEGEND: EXISTING PROPERTY LOT LINE NEW LOT LINE W'LY LINE OF - - LOT LINE TO BE REMOVED MARTINGALE DRIVE �r ,:ci) - - RIGHT OF WAY LINE �, W CENTERLINE ro IN ci , / SCALE: 1"=60' T.P.O.B. / PARCEL 1 PCL 1 5.080 AC. S89 21 49 E .(RAp)--�\ ,,� S85 55 37 W 324.79'H w .c.rt. m - ,,, 0 P N : O I z •��o< ,'<c„- 180.39' �.< - <,S ,bti , �' 01 PARCEL 3 /_ 144.40' L6� C11 Q f PARCEL 2 e7 2 0.110 AC. C8 L2 Ll �, �' ��P 0.500 AC. -- 74.00' ,-" S85'55'37 W _, T.P.O.B. PCL 2 & �, ���%" SE'LY LINE PCL 1 ,� 52.00 PCL 3 �ti 'pS)1 S85'55'37"W ,N6 1 , ' `' (Rqe) `/1/, \$z �� 00 N85°55'37"E 319.97' _� \\ „ NE'LY LINE DOVE 14 W �� � STREET CURVE DATA `\.585•56 (RAD) 0>, \ NO. DELTA RADIUS LENGTH 01 12'04'56" 634.00' 133.69' C2 90'00'00" 15.00' 23.56' C3 73'23'53" 15.00' 19.22' LINE TABLE C4 58'57'19" 15.00' 15.43' C5 27'39'38" 90.00' 43.45' NO. BEARING LENGTH C6 24'43'53" 50.00' 21.58' L1 S85'55'37"W 34.84' C7 90'00'00" 1.50' 2.36' L2 S85'55'37"W 15.96' C8 90'00'00" 1.50' 2.36' L3 SO4'04'23"E 16.50' C9 04'44'31" 634.00' 52.47' L4 N04'04'23"W 16.50' C10 20'01'56" 90.00' 31.47' L5 N04'04'23"W 26.60' C11 07°37'42" 90.00' 11.98' L6 N06'59'31 "W 14.65' C12 07'20'25" 634.00' 81.22' LOT LINE EXHIBIT "C' SHEET 6 OF 7 - 004 CITY OF NEWPORT BEACH ADJUSTMENT NO. LA 2018 (SITE PLAN) OWNERS EXISTING PARCELS AP NUMBER PROPOSED PARCELS REFERENCE NUMBER STARBOARD MACARTHUR SQUARE, LP. 427-172-02 PARCEL 1 STARBOARD MACARTHUR SQUARE, LP. 427-172-03 PARCEL 2 STARBOARD MACARTHUR SQUARE, LP. 427-172-05 & 06 PARCEL 3 LEGEND: NOTES: 1) SEE SHEET LOT LINE 2) BUILDINGS ' BE REMOVED �Nj,' LINE \ /� // / \\ //// EASEMENT ,,,,�� k ,,� • \ iyl,�ACT NO, ' \� /ice * © _® ®o \4 \ \ Q A,' �� \ / \ \ \\ ,\ .PARCEL 1 I�,� \ \ RCE1 2 / A- NG°°tea iiiii / Or �— iiii / kl/ . i / / 7 SHOWN w R FOR EASEMENT TO BE �.q — - I_ --� ;� —` ING NOTES. DEMOLISHED. CC c, Lll Z CCt • 4 EXISTING PROPERTY NEW LOT LINE - - LOT LINE TO RIGHT OF WAY CENTERLINE - - EASEMENT LINE 0. DENOTES PLOTTED GO 141, SCALE: 1 "=120' . / . \-, . 4 \.� ccrrk`NNt,t,t� <<<��p,L L, .... . °s^A - (s. k../ L 4 .. ,, T-t ,tr_4/7?, 4 e ®ARKI — it 2- - a� ° Iiiii I I I! PARCEL / O i '/ \ ° . 0 PARCEL 3 1 1 11 1 I 1 1,'= 4- ou [ 071 iw 114r 1 N fi 1 o 1 ll" • Sfg 1 1 1 1 7854 ti uu� 'k."( �u u�OF CALZ��' �JJJJ� L KURT R. TROX LL, L.S. DATE: EXHIBIT "C' SHEET 7 OF 7 CITY OF NEWPORT BEACH LOT LINE ADJUSTAAENT NO. LA 2018 - 004 (EASEMENT NOTES) OWNERS EXISTING PARCELS AP NUMBER PROPOSED PARCELS REFERENCE NUMBER STARBOARD MACARTHUR SQUARE, LP. 427-172-02 PARCEL 1 STARBOARD MACARTHUR SQUARE, LP. 427-172-03 PARCEL 2 STARBOARD MACARTHUR SQUARE, LP. 427-172-05 & 06 PARCEL 3 EASEMENTS: EASEMENT, FROM OR TO THE ORANGE COUNTY AIRPORT, SAID EASEMENTS PARTICULARLY DESCRIBED AND DEFINED IN AND GRANTED TO THE COUNTY OF MARCH 17, 1964 IN BOOK 6965, PAGE 721, OFFICIAL RECORDS, UPON THE CONDITIONS THEREIN. THE PLANES ABOVE WHICH SAID EASEMENT LIES ARE IN SAID DEED AND SHOWN ON A MAP THEREIN REFERRED TO. BLANKET IN NATURE AND NOT PLOTTABLE AND EGRESS AND INCIDENTAL PURPOSES IN THE DOCUMENT 08, 1972 AS BOOK 10316, PAGE 114 OF OFFICIAL RECORDS. UNES AND INCIDENTAL PURPOSES, RECORDED AS BOOK 10571, PAGE CAUFORNIA EDISON COMPANY, A CORPORATION A, AS DESCRIBED THEREIN TERMS, PROVISIONS AND CONDITIONS CONTAINED IN A DOCUMENT ENTITLED TO BUILDING ENCROACHMENT", EXECUTED BY AND BETWEEN SOUTHERN EDISON COMPANY AND MACARTHUR SQUARE, A GENERAL PARTNERSHIP, JUNE 19, 1990 AS INSTRUMENT NO. 90-323807 OFFICIAL RECORDS. RESTRICTIONS AND EASEMENTS IN THE DOCUMENT RECORDED AS BOOK 11170, RECORDS. MODIFICATIONS THEREOF RECORDED AS BOOK 11454, PAGE 820 OF OFFICIAL 1. A PERPETUAL AIR OR FLIGHT AND RIGHTS BEING MORE ORANGE BY DEED RECORDED TERMS, COVENANTS AND MORE PARTICULARLY DESCRIBED NOTE: SAID EASEMENT IS ®. AN EASEMENT FOR INGRESS RECORDED SEPTEMBER ®. AN EASEMENT FOR UNDERGROUND 384 OF OFFICIAL RECORDS. IN FAVOR OF: SOUTHERN AFFECTS: PARCEL NOTE: THE "CONSENT CALIFORNIA RECORDED COVENANTS, CONDITIONS, PAGE 232 OF OFFICIAL DOCUMENT(S) DECLARING RECORDS. ® DENOTES PLOTTED EASEMENT Recording Requested by: City of Newport Beach Community Development Department When Recorded Mail to: City of Newport Beach City Clerk's Office 100 Civic Center Drive P.O. Box 1768 Newport Beach, CA 92658-8915 EXEMPT RECORDING REQUESTED PER GOVERNMENT CODE SECTION 6103 fibD A(CAVIPAcit ov :.(pletite:‹. vs-Dcumar. THIS SPACE IS FOR RECORDER'S USE av EASEMENT RAN1EEEP- FOR A VALUABLE CONSIDERATION, receipt of which is hereby acknowledged, (Grantor(s)) does/do hereby grant to the CITY OF NEWPORT BEACH, a California municipal corporation and charter city (Grantee), afl ,exlusive easement for vehicular acces and public parking purposes, over, under, along, through and across that certain re :I property situated in the City of Newport Becah, County of Orange, State of Califor a, more particularly described as follows: SEE EXHIBIT "A" AND EXHI: "B" ATTACHED HERETO AND MADE A PART HEREOF. 14-13-C. IQiO r Dated: , 20 /‘ D ,e\pos 1p ,oPr D Dpoc 19 BY: TI BY: TITLE: (All signatures must be notarized) EXHIBIT "A" EASEMENT LEGAL DESCRIPTION PARCEL 2, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON LOT LINE ADJUSTMENT NO. 2018-004, RECORDED , 2018 AS INSTRUMENT NO. , IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS: COMMENCING AT THE CENTERLINE INTERSECTION OF CORINTHIAN WAY AND MARTINGALE DRIVE, AS SHOWN ON TRACT NO. 7770, RECORDED IN BOOK 299, PAGES 15 AND 16, IN THE OFFICE OF SAID COUNTY RECORDER; THENCE ALONG SAID CENTERLINE OF MARTINGALE DRIVE SOUTH 06°59'31" EAST 495.91 FEET; THENCE LEAVING SAID CENTERLINE SOUTH 85°55137" WEST 34.84 FEET TO THE WESTERLY LINE OF SAID MARTINGALE DRIVE AS SHOWN ON SAID TRACT NO. 7770 AND THE TRUE POINT OF BEGINNING; THENCE LEAVING SAID WESTERLY LINE SOUTH 85°55'37" WEST 15.96 FEET TO THE BEGINNING OF A CURVE, CONCAVE SOUTHEASTERLY, HAVING A RADIUS OF 1.50 FEET; THENCE WESTERLY, SOUTHWESTERLY, AND SOUTHERLY ALONG SAID CURVE 2.36 FEET THROUGH A CENTRAL ANGLE OF 90°00'00"; THENCE SOUTH 04'04'23" EAST 16.50 FEET; THENCE SOUTH 85°55'37" WEST 52.00 FEET; THENCE NORTH 04°04'23" WEST 16.50 FEET TO THE BEGINNING OF A CURVE, CONCAVE SOUTHWESTERLY, HAVING A RADIUS OF 1.50 FEET; THENCE NORTHERLY, NORTHWESTERLY, AND WESTERLY ALONG SAID CURVE 2.36 FEET THROUGH A CENTRAL ANGLE OF 90°00'00"; THENCE SOUTH 85°55'37" WEST 74.00 FEET; THENCE NORTH 04°04'23" WEST 26.60 FEET; THENCE NORTH 85°55'37" EAST 144.40 FEET TO SAID WESTERLY LINE OF MARTINGALE DRIVE; THENCE SOUTH 06°59'31" EAST 14.65 FEET TO THE BEGINNING OF A CURVE, CONCAVE EASTERLY, HAVING A RADIUS OF 90.00 FEET; THENCE SOUTHERLY ALONG SAID WESTERLY LINE AND CURVE 11.98 FEET THROUGH A CENTRAL ANGLE OF 07°37'42" TO THE TRUE POINT OF BEGINNING. CONTAINING 5 ACRES, MORE OR LESS. 0.110 AS SHOWN ON EXHIBIT "B" ATTACHED HERETO AND BY THIS REFERENCE MADE A PART HEREOF. THIS LEGAL DESCRIPTION WAS PREPARED BY ME OR UNDER MY DIRECTION KURT R. TROXELL, PLS 7854 DATE CURVE DATA NO. DELTA RADIUS LENGTH C1 90°00'00" 1.50' 2.36' C2 90°00'00" 1.50' 2.36' C3 07°37'42" 90.00' 11.98' C4 04°44'31" 634.00' 52.47' C5 24°43'53" 50.00' 21.58' C6 20°01'56" 90.00' 31.47' LINE TABLE NO. BEARING LENGTH L1 S85°55'37"W 34.84' L2 S85°55'37"W 15.96' L3 SO4°04'23"E 16.50' L4 N04°04'23"W 16.50' L5 N04°04'23"W 26.60' L6 N06°59'31 "W 14.65' SCALE: 1"=60' LEGEND: LOT LINE: ADJUSTIMr1NT NO, 2O-18 OO4 PAF1.jt S85°55'37"W 324.79' ,,F,\(-) .b, . b, 0 7 <39, , 180.39' P iLVi1 C r L 3 PARCEL 2 LOT LINE RIGHT OF WAY I LOT LINES I (i CENTERLINE oI N) W'LY LINE OF I ,, MARTINCAI E DRIVE\ry, cn ID S89°21'49"E J Jj\JE F NO, 2018 i O,R, xtz, NE'LY LINE DOVE � STREET KURT R. TROXELL, L.S. 7854 N85°55'37"E 319.97' 7/03/2018 DATE: PARCEL 2 144.40' C1 LE 0.110 AC. C2� 74.00'—""-� S85°55'37"W J -"*'52.00'-- S85°55'37"W C3 L2 1' L1 P.O.C. W cc 0 MAFITINGALE T.P.O.B. /- 4/69.7 c?) �\ S85°56'14"W \ (RAD) 14FusccE :4 N E E R I N G 16795 Von Korman, Suite 100, Irvine, California 92606 tel 949.474.1960 0 fax 949.474.5315 0 www.fuscoe.com EXHIBIT 'B' SKETCH TO ACCOMPANY LEGAL DESCRIPTION EASEMENT FOR VEHICULAR ACCESS AND PUBLIC PARKING NEWPORT BEACH, CALIFORNIA DATE: JULY 3, 2018 SCALE: 1' - 60' JN: 1618-001-01 SHEET 1 OF 1 M:\MAPPING\1618\001\LEGALS\1618-001 EXH B.DWG (07-03-18) Please Distribute to: Public Works —Keely PROJECT REVIEW REQUEST COMMUNITY DEVELOPMENT DEPARTMENT Planning Division Date: July 23, 2018 Please return PRR and Plans to Staff Planner Jaime Murillo, Senior Planner (949) 644-3209, jmurillonewportbeachca.gov Applicant: Starboard MacArthur Square, LP Contact: Patrick Strader, 949-622-0420 ps@starpointeventures.com Project Name Newport Crossings Address: 1701 Corinthian Way, 4251, 4253 & 4255 Martingale Way, 4200, 4220 & 4250 Scott Drive and 1 E (PA2017-107) Lot Line Adjustment No. LA2018-004 SD2017-004 NT2017-002 T52017-001 and ER2017-001 Site Development Review for the development of a mixed -use residential apartment project consisting of 350 residential units, 7,500 square feet of retail use and 0.5-acre public park on a 5.7-acre property known as MacArthur Square. PROJECT REVISION - The applicant has withdrawan their Tentative Tract Map request for condominimum purposes and submitted a new Lot line Adjustment request. The existing three parcels will be reconfigured to include a 0.50-acre public park dedicated to the City, a 5.08-acre parcel for the proposed mixed -use development, and a 0.11-acre parcel (to be owned by applicant) for the emergency access for the project but will also include an easement to the City for access and parking for the park. The net project site area will be 5.19 acres. REVISED LLA EXHIBITS AND DRAFT EASEMENT ATTACHED. PRIOR PW COMMENTS ALSO ATTACHED REPORT REQUESTED BY: August 6, 2018 PLANNING COMMISSION HEARING DATE: TBD Check all that apply: ❑ No comments on the project as presented. U Application of Standard Code requirements are not expected to alter the project design. ❑ Recommended conditions of approval are attached. U Application of Standard Code requirements or the attached conditions of approval will substantially impact or alter the design of the project. ❑ I contacted the applicant on ❑ To schedule an appt. for Code review ❑ To discuss the following (see notes) Notes/Comments: 1/433q7 PA2hg- Sign ure Ext. Date Please indicate the approximate time spent on revie ing this project: 3 hie, Tm p lt: 10/10/12 August 22, 2018 June 25, 2018 September 13, 2017 June 27, 2017 TO: City of Newport Beach PUBLIC WORKS DEPARTMENT Jaime Murillo Senior Planner FROM: David Keely Senior Civil Engineer SUBJECT: FINDINGS AND CONDITIONS OF APPROVAL FOR: SD2017-004, LA2018-004, TS217-001, and ER2017-001 (PA2017-107) 1701 Corinthian Way 4251, 4253, & 4255 Martingale Way 4200, 4220, & 4250 Scott Drive 1660 Dove St CONDITIONS: 1. All improvements shall be constructed as required by Ordinance and the Public Works Department. 2. An encroachment permit shall be obtained for all work activities within the public right-of-way. 3. An encroachment agreement shall be obtained for any private improvements within the public right-of-way per City Council L-6, Private Encroachments in Public Rights -of -Way. 4. Reconstruct the curb and gutter along the Dove Street, Scott Drive, Corinthian Way and Martingale Way frontages per City Standards. 5. Reconstruct a minimum 6-foot wide sidewalk along the Dove Street, Scott Drive, and Corinthian Way and Martingale Way frontages per City Standards. Sidewalk maybe located at the back of curb upon prior approval from the Public Works Department. 6. New accessible curb access ramps shall be constructed at the intersection of Dove Street and Scott Drive, Scott Drive and Corinthian Way, and Corinthian Way and Martingale Way per City Standards. 7. Drive aisles shall be clear of all obstructions, including but not limited to, door swing, mechanical equipment, etc. 8. All parking sapces within the Subterranean Parking Level 1 shall be assigned parking spaces and a minimum 5-foot hammerhead/drive aisle extension shall be provided. Dead end drive aisles shall not be permitted in any other parking areas. 9. The proposed driveways shall be installed per City Standard STD-161-L with a minimum 15-foot radius. Pedestrian easements may be necessary to accommodate ADA compliant paths. 10. Proposed parking layout and on -site circulation shall be reviewed and approved by the City Traffic Engineer. The proposed parking layout, including parking spaces and aisle widths, shall be installed per City Standard STD-805-L-A and STD-805-L-B. 11. All proposed water and sewer connections for the proposed development shall be reviewed and approved by the Public Works and Utilities Departments and constructed per City Standards. 12. A sewer and water demand study shall be submitted for review and approval by the Public Works and Municipal Operations Departments. The applicant is responsible for all required upgrades to the City's sewer and water system that is necessary to accommodate the proposed project. 13. A hydrology and hydraulic analysis shall be prepared for the proposed direct connection into the City's storm drain line. The applicant is responsible for all required upgrades to the City's storm drain system that is necessary to accommodate the proposed project. 14. All improvements shall comply with the City's sight distance requirement. See City Standard 110-L. Planting within the limited use area shall have a growth characteristic of less than 24 inches in height. 15. 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. 16. An easement for emergency vehicle access shall be granted to the City for the off-street emergency vehicle staging area on Scott Drive. A mountable 8-inch curb shall be used. 17. All move-ins/move-outs, deliveries and trash pickup shall be accommodated entirely on -site. Use of the public right of way shall be prohibited. 18. A final construction management plan shall be submitted, reviewed and approved by the Community Development Director and City Traffic Engineer prior to building permit issuance. 19. A parking management plan shall be submitted, reviewed and approved by the Community Development Director and City Traffic Engineer prior to building permit issuance. COMMENTS AND CORRECTIONS: 1. A hydrology and hydraulic analysis shall be prepared for the proposed direct connection into the City's storm drain line. Consider a connection into the catch basin. 8/22/18 — Analysis was not provided in the recent submittal. 2. The emergency vehicle access within the proposed park area shall have a deterrent to prevent non -emergency vehicles from entering the area. What is being proposed in this location? 8/22/18 — Proposed bollard were not shown on the plans. Are bollards acceptable to the Fire Department. 3. Show the emergency access and pedestrian easement along Scott Drive on the Tentative Tract Map. 8/22/18 — Emergency access and pedestrian easement are not identified on the plans or Lot Line Adjustment. Provide easement documents. 4. Provide detail driveway designs and if pedestrian easements are necessary to accommodate ADA path of travel are needed, show the easements on the Tentative Tract Map. 8/22/18 — Provide details of the driveway. Clear show the accessible path across the driveway. If any portion of the accessible path is within private property, an easement shall be provide. 5. A preliminary construction management plan shall be provided for review. Recently, all large projects have provided a preliminary construction management plan for review by the Planning Commission. 6. See mark up plans. T 1.00F1- ACH, CA S1D-160-L-A a 52.75FL I/ At ij 40' M 1 0' SCALE: 1" CONCEPTUAL GRADING 20' 40' IN BOOK 368 PAGES 23 AND 24 OF NAKGtL. nwra. COUNTY RECORDER OF ORANGE COUNTY. ELEVATION BENCH MARK BENCHMARK DESIGNATION: 35-34-77 DATED: APRIL 7. 2004 45.510 FEET (NAVD88, YEAR LEVELED 2003) DESCRIPTION DESCRIBED BY OCS 2001 - FOUND 3 3/4" OCS ALUmimum RHTEAST BENCHMARK DISK STAMPED "3S-34-77", SET IN NO CATCH BASIN. HUR CORNER OF A 4.5 FT. BY 8.4 FTHE WESTERLY SIDE OF MACARTHUR BONUMENT IS 62FT.LOCATED ALONG LY OF THE CENTERUNE OF PLLA EVAND 58 FT. WESTERLY ROF THE CENTERLINE OF MACARTHUR BOULEVARD. MONUMENT IS SET LEVEL W1TH THE SIDEWALK' EARTHWORK CUT = 7,300 CY FlLL 2,600 CY EXPORT = 4,700 CY REMEDIAL - 23,000 CY NOTE: THE T ACCOUNDFOROVUANTMESARIATIIONSSDUE TOB BLOSS ROMOCLEARINGNAND GRUBBNG,,NSTRIPPING, LY AND NO SHRINKAGE, SWELL, OR UNSUITABLE MATERIALS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR DETERMINING THEIR OWN INDEPENDENT QUANTITY AND MATERIAL TAKE -OFFS TO CONSTRUCT THE DESIGN AS INDICATED ON THESE DRAWINGS AND IN CONFORMANCE WITH THE PROJECT'S GEOTECHNICAL REPORT. 40' CIVIL ENGINEER BRYAN D. SMITH, P.E. FUSCOE ENGINEERING, INC. 6390 GREENWICH DR, SUITE 170 SAN DIEGO , CA 92122 PHONE: (858) 554-1500 FAX: (858) 597-0335 LEGEND 55 —55— =sa=== n 1--'1 so 0 0 erre PROPERTY UNE RIGHT-OF-WAY CENTER LINE PROPOSED CONTOUR EXISTING CONTOUR PROPOSED SWALE FLOWUNE PROPOSED RETAINING WALL EXISTING STORM DRAIN EXISTING STORM DRAIN CURB INLETS PROPOSED STORM DRAIN PROPOSED STORM DRAIN CATCH BASIN PROPOSED STORM DRAIN CLEANOUT PROPOSED MODULAR WETLAND BMPS ABBREVIATIONS CB FF FL FS HP P/L RIM R/W SDMH TC TG TW JOB NO: DATE: • CATCH BASIN FINISH FLOOR ELEVATION FLOWLINE ELEVATION FINISH SURFACE ELEVATION HIGH POINT ELEVATION PROPERTY LINE TOP OF RIM ELEVATION RIGHT OF WAY STORM DRAIN MANHOLE TOP OF CURB ELEVATION TOP OF GRATE ELEVATION TOP OF WALL ELEVATION Ilii.. ENGIN EERING 1618-001 08-02-18 full FUSCOE i r c l o t hi n k i n g C-01 ARCHITECTS ORANGE 144 NORTH ORANGE ST. ORANGE, CA 92866 (714) 639-9860 © 2017 Architects Oran These plans am copynghl pro.'ecesd tk>'aer protection unauthorized use is not ps .. — These plans shall not be reproduced or LUC written permission by Arcrutects Chap Architects Orange 144 North Orange Street Orange, California 92866 Ph (714) 639-9860 Fax (714) 639-5286 August 02, 2018 Jaime Murillo (Senior Planner) David Keely (Senior Civil Engineer) Response to Public Works Department comments dated 6-25-2018 All Conditions: Acknowledged Comments and Corrections: 1. Omitted per Jamie Murillo Is) 2. Are all residential spaces located behind the gates assigned? All required residential stall behind the gates are assigned. Extra stalls provided behind the gates above the required number will be open for visitor or resident use. 3. A hydrology and hydraulic analysis shall be prepared for the proposed direct connection into the City's storm drain line. Consider a connection into the catch basin. Civil revised plans in previous submittal to show connection to the catch basin. We will provide hydrology report to show that peak flows to that point do not exceed existing conditions. 4. Redesign the emergency access to provide an 8-inch mountable curb. Provide a detail showing the proposed design. Please see sheet A-1.2 & A-1.3 for revised emergency vehicle access. Civil: Redesigned emergency access with an 8-inch mountable curb. See detail on Sheet C-03 5. Manholes shall be installed on the sewer laterals that service the site. Civil: Manholes are installed for all sewer laterals servicing the site. See Conceptual Utility Plan 6. Unused water services shall be abandoned at the main (corporation stop) and removal of the existing water meter, box and cover. Civil: Revised callouts for water services to be abandoned at the main. Added note to plan to remove all unused water meters, boxes, and covers. See Conceptual Utility Plan C-02 7. The emergency vehicle access within the proposed park area shall have a deterrent to prevent non -emergency vehicles from entering the area. What is being proposed in this location? Civil: Proposed 4" mountable curb and removable bollard. See Conceptual Grading Plan C-01 Newport Crossings Page 1 of 2 8. The park parking lot shall have a dedicated turnaround area and minimum 5- foot hammerhead/drive aisle extension at the end of the dead-end drive aisle. Please see Arch. Site Plan sheet A-1.2 for dedicated turnaround and 5' drive aisle extension at dead-end drive aisle. Civil: Revised parking lot area to provide turnaround stall. See Conceptual Grading Plan C-01 9. Clearly show all gates within the parking garage area. Please see Building Plan sheets A-2.1 for gate location within the center of the parking structure. 10.Show the emergency access and pedestrian easement along Scott Drive. Please see Arch. Site Plan sheet A-1.2 for emergency access and pedestrian easement along Scott Drive. Civil: Added emergency access and pedestrian easement along Scott Drive. See VTTM 11.Provide detail driveway design and if pedestrian easements are necessary to accommodate ADA path of travel are needed. Civil: Added callouts for City Standard Driveways, see Conceptual Grading Plan C-01 12. Omitted per Jamie Murillo Newport Crossings Page 2 of 2 Please Distribute to: Public Works —Keely PROJECT REVIEW REQUEST COMMUNITY DEVELOPMENT DEPARTMENT Planning Division Date: September 13, 2018 Please return PRR and Plans to Staff Planner Jaime Murillo, Senior Planner (949) 644-3209, jmurilloCa�newportbeachca.gov Applicant: Starboard MacArthur Square, LP Contact: Patrick Strader, 949-622-0420 ps©starpointeventures.com Project Name Newport Crossings Address: 1701 Corinthian Way, 4251, 4253 & 4255 Martingale Way, 4200, 4220 & 4250 Scott Drive and 1E Dove Street (PA2017-107) Lot Line Adjustment No. LA2018-004 SD2017-004, and ER2017-001 Site Development Review for the development of a mixed -use residential apartment project consisting of 350 residential units, 7,500 square feet of retail use and 0.5-acre public park on a 5.7-acre property known as MacArthur Square. PROJECT REVISION - The applicant has withdrawan their Tentative Tract Map request for condominimum purposes and submitted a new Lot line Adjustment request. The existing three parcels will be reconfigured to include a 0.50-acre public park dedicated to the City, a 5.08-acre parcel for the proposed mixed -use development, and a 0.11-acre parcel (to be owned by applicant) for the emergency access for the project but will also include an easement to the City for access and parking for the park. The net project site area will be 5.19 acres. REVISED LLA EXHIBITS AND DRAFT EASEMENTS ATTACHED. REVISED PLANS AND PRIOR PW COMMENTS ALSO ATTACHED. REPORT REQUESTED BY: September 20, 2018 PLANNING COMMISSION HEARING DATE: TBD Check all that apply: ❑ No comments on the project as presented. ❑ Application of Standard Code requirements are not expected to alter the project design. Recommended conditions of approval are attached. ❑ Application of Standard Code requirements or the attached conditions of approval will substantially impact or alter the design of the project. ❑ I contacted the applicant on ❑ To schedule an appt. for Code review ❑ To discuss the following (see notes) Notes/Comments: See Colt of ) Please indicate the approximate time spent on reviewing this project: 3)49 /b/? /-e Ext. Date Tmplt: 10/10/12 October 3, 2018 August 22, 2018 June 25, 2018 September 13, 2017 June 27, 2017 TO: City of Newport Beach PUBLIC WORKS DEPARTMENT Jaime Murillo Senior Planner FROM: David Keely Senior Civil Engineer SUBJECT: FINDINGS AND CONDITIONS OF APPROVAL FOR: 5D2017-004, LA2018-004, TS217-001, and ER2017-001 (PA2017-107) 1701 Corinthian Way 4251, 4253, & 4255 Martingale Way 4200, 4220, & 4250 Scott Drive 1660 Dove St CONDITIONS: 1. All improvements shall be constructed as required by Ordinance and the Public Works Department. 2. An encroachment permit shall be obtained for all work activities within the public right-of-way. 3. An encroachment agreement shall be obtained for any private improvements within the public right-of-way per City Council L-6, Private Encroachments in Public Rights -of -Way. 4. Reconstruct the curb and gutter along the Dove Street, Scott Drive, Corinthian Way and Martingale Way frontages per City Standards. 5. Reconstruct a minimum 6-foot wide sidewalk along the Dove Street, Scott Drive, and Corinthian Way and Martingale Way frontages per City Standards. Sidewalk maybe located at the back of curb upon prior approval from the Public Works Department. 6. New accessible curb access ramps shall be constructed at the intersection of Dove Street and Scott Drive, Scott Drive and Corinthian Way, and Corinthian Way and Martingale Way per City Standards. 7 Drive aisles shall be clear of all obstructions, including but not limited to, door swing, mechanical equipment, etc. 8. All parking spaces within the Subterranean Parking Level 1 shall be assigned parking spaces and a minimum 5-foot hammerhead/drive aisle extension shall be provided. Dead end drive aisles shall not be permitted in any other parking areas. 9. The proposed driveways shall be installed per City Standard STD-161-L with a minimum 15-foot radius. Pedestrian easements may be necessary to accommodate ADA compliant paths. 10. Proposed parking layout and on -site circulation shall be reviewed and approved by the City Traffic Engineer. The proposed parking layout, including parking spaces and aisle widths, shall be installed per City Standard STD-805-L-A and STD-805-L-B. 11. All proposed water and sewer connections for the proposed development shall be reviewed and approved by the Public Works and Utilities Departments and constructed per City Standards. 12. A sewer and water demand study shall be submitted for review and approval by the Public Works and Municipal Operations Departments. The applicant is responsible for all required upgrades to the City's sewer and water system that is necessary to accommodate the proposed project. 13. A hydrology and hydraulic analysis shall be prepared for the proposed direct connection into the City's storm drain line. The applicant is responsible for all required upgrades to the City's storm drain system that is necessary to accommodate the proposed project. 14. All improvements shall comply with the City's sight distance requirement. See City Standard 110-L. Planting within the limited use area shall have a growth characteristic of less than 24 inches in height. 15. 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. 16. An easement for emergency vehicle access shall be granted to the City for the off-street emergency vehicle staging area on Scott Drive. A mountable 8-inch curb shall be used. 17. All move-ins/move-outs, deliveries and trash pickup shall be accommodated entirely on -site. Use of the public right of way shall be prohibited. 18. A final construction management plan shall be submitted, reviewed and approved by the Community Development Director and City Traffic Engineer prior to building permit issuance. 19. A parking management plan shall be submitted, reviewed and approved by the Community Development Director and City Traffic Engineer prior to building permit issuance. 20. Final design of the bollards in the park area shall be reviewed and approved by the Fire Department and Public Works. COMMENTS AND CORRECTIONS: 1. See minor comments on the emergency access and pedestrian access easement. Recording Requested by: City of Newport Beach Community Development Department When Recorded Mail to: City of Newport Beach City Clerk's Office 100 Civic Center Drive P.O. Box 1768 Newport Beach, CA 92658-8915 EXEMPT RECORDING REQUESTED PER GOVERNMENT CODE SECTION 6103 THIS SPACE IS FOR RECORDER'S USE GRANT OF EASEMENT FOR A VALUABLE CONSIDERATION, receipt of which is hereby acknowledged, Starboard MacArthur Square, LP (Grantor(s)), owner of that certain real property in the city of Newport Beach, County of Orange, State of California, as shown as Parcel 1 of lot line adjustment no. 2018-004, recorded as Instrument no. , does/do hereby grant to the CITY OF NEWPORT BEACH, a California municipal corporation and charter city (Grantee), an exclusive easement for emergency vehicular access •urposes, over, under, along, through and across that certain real property situated n the City of Newport Beach, County of Orange, State of California, more particularly described as follows: SEE EXHIBIT "A" AND EXHIBIT "B" ATTACHED HERETO AND MADE A PART HEREOF. Dated: , 20 Starboard MacArthur Square, LP A California limited partnership By: Starboard California, Inc. a California corporation its Manager By: Dan Vittone, its Chief Financial Officer (All signatures must be notarized) EXHIBIT "A" EASEMENT LEGAL DESCRIPTION THAT PORTION OF PARCEL 1, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON LOT LINE ADJUSTMENT NO. 2018-004, RECORDED , 2018 AS INSTRUMENT NO. , IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS: COMMENCING AT THE CENTERLINE INTERSECTION OF DOVE STREET AND SCOTT DRIVE, AS SHOWN ON TRACT NO. 7770, RECORDED IN BOOK 299, PAGES 15 AND 16, IN THE OFFICE OF SAID COUNTY RECORDER; THENCE ALONG SAID CENTERLINE OF SAID SCOTT DRIVE NORTH 40°39'17" EAST 62.60 FEET; THENCE LEAVING SAID CENTERLINE SOUTH 19°20'43" EAST 34.00 FEET TO THE SOUTHEASTERLY LINE OF SAID SCOTT DRIVE AS SHOWN ON SAID TRACT NO. 7770 AND THE TRUE POINT OF BEGINNING; THENCE LEAVING SAID SOUTHEASTERLY LINE NORTH 85°39'22" EAST 13.43 FEET TO A LINE THAT IS PARALLEL AND DISTANT SOUTHEASTERLY 9.50 FEET FROM SAID SOUTHEASTERLY LINE OF SCOTT DRIVE; THENCE ALONG SAID PARALLEL LINE NORTH 40°39'17" EAST 120.82 FEET; THENCE NORTH 04°20'38" WEST 13.44 FEET TO SAID SOUTHEASTERLY LINE OF SCOTT DRIVE; THENCE ALONG SAID EASTERLY LINE SOUTH 40°39'17" WEST 139.82 FEET TO THE TRUE POINT OF BEGINNING. CONTAINING 1,238 SQUARE FEET, MORE OR LESS. AS SHOWN ON EXHIBIT "B" ATTACHED HERETO AND BY THIS REFERENCE MADE A PART HEREOF. THIS LEGAL DESCRIPTION WAS PREPARED BY ME OR UNDER MY DIRECTION KURT R. TROXELL, PLS 7854 DATE 1 SCALE: 1 "=50' LEGEND: / h1�o/ / / P.O.C. \ N /*.,„ \ EMERGENCY VEHICLE EASEMENT — RIGHT OF WAY CENTERLINE T R. TROXELL, L.S. 7854 ' LINE TABLE NO. BEARING LENGTH L1 N49°20'43'W 34.00' L2 N85°39'22"E 13.43' L3 N04°20'38"W 13.44' /2tli 9 DATE: FUSCOE ENGINEERING 16795 Von Korman, Suite 100, Irvine, California 92606 tel 949.474.1960 0 fax 949.474.5315 0 www.fuscoe.com EXHIBIT 'B' SKETCH TO ACCOMPANY LEGAL DESCRIPTION EASEMENT FOR EMERGENCY VEHICLE ACCESS NEWPORT BEACH, CALIFORNIA DATE: AUG 07, 2018 SCALE: 1' - 50' JN: 1618-001-01 SHEET 1 OF 1 M:\MAPPING\1 618\001 \LEGALS\EMERGENCY VEHICLE\1618-001 SW_EXH B.DWG (09-07-18) CERTIFICATE OF ACCEPTANCE This CERTIFICATE OF ACCEPTANCE is to certify that the interest in real property conveyed by the Grant of Easement for emergency vehicular access purposes, as more particularly described in Exhibit A to the Grant of Easement dated , 2018 from STARBOARD MACARTHUR SQUARE, LP., as Grantor and the CITY OF NEWPORT BEACH, a California municipal corporation and charter city, as Grantee, is hereby accepted on , 2018, by the undersigned officer on behalf of the CITY OF NEWPORT BEACH pursuant to authority conferred by Resolution No. 1992-82 of the City Council adopted on July 27, 1992. The City consents to the recordation of said document in the office of the County Recorder of the County of Orange, State of California. APPROVED AS TO FORM: CITY OF NEWPORT BEACH, CITY ATTORNEY'S OFFICE A California municipal corporation Date: Date: By: By: Aaron C. Harp City Attorney ATTEST: Date: Grace Leung City Manager RECOMMENDED FOR ACCEPTANCE: PUBLIC WORKS DEPARTMENT Date: By: By: Leilani I. Brown City Clerk A notary public or other officer completing this certificate Verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. State of California ) County of ORANGE ) David A. Webb Public Works Director On , 2018 before me, , a Notary Public, personally appeared Grace Leung, who proved to me on the basis of satisfactory evidence to be the person whose name is subscribed to the within instrument and acknowledged to me that he executed the same in his authorized capacity, and the by his signature on the instrument the person, or the entity upon behalf of which the person acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature (Seal) 1618-001 EVA_CLOSURE.txt FUSCOE ENGINEERING, INC. DATE: 09/07/2018 AT 11:27 AM PROJECT: 245-013 DESCRIPTION: TRACT NO. 17927 CREATED BY: RICHARD LOPEZ TRAVERSE OF: Easement 1 - EMERGENCY VEHICLE ESMT BEARING DISTANCE NORTHING EASTING STARTING AT 2189724.7151 6069636.5241 N 85°39'22" E 13.43' TO 2189725.7324 6069649.9156 N 40039117" E 120.82' TO 2189817.3924 6069728.6297 N 04°20'38" W 13.44' TO 2189830.7938 6069727.6117 S 40°39'17" W 139.82' TO 2189724.7194 6069636.5191 ERROR OF CLOSURE NORTH = 0.00427591 EAST = 0.00504152 BEARING S 49°41'51" E DISTANCE = 0.0066 AREA = 1,238 SF 0.028 ACRES PERIMETER = 287.51' PRECISION = 1 : 43492 Page 1