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HomeMy WebLinkAboutNEWPORT PLACE RESIDENTIAL PROJECT DESCRIPTION AND JUSTIFICATION Project Description and Justification The Residences at Newport Place Newport Beach, California September 18, 2014; Rev. 1: March 2, 2015; Rev. 2: June 24, 2015; Rev. 3: July 8, 2015; Rev. 4: October 1, 2015 Prepared for NNeewwppoorrtt PPllaaccee RReessiiddeennttiiaall Prepared by The Residences at Newport Place Project Description and Justification Newport Beach, California by KHR Associates -1- Project Description and Justification The Residences at Newport Place Newport Beach, California September 18, 2014; Rev. 1: March 2, 2015; Rev. 2: June 24, 2015; Rev. 3: July 8, 2015; Rev. 4: October 1, 2015 The Residences at Newport Place is a proposed mixed-used development project that will replace an existing neighborhood shopping center known as “MacArthur Square.” The project site is located within the Newport Place Planned Community area of the City of Newport Beach, and is bounded by Dove Street, Scott Drive, Corinthian Way, and Martingale Way. The project site is subject to the Newport Place Planned Community Residential Overlay which allows multi-family residential uses. Description of the Existing Site The existing site is comprised of three contiguous parcels totaling 5.691-acres in size, and is wholly-owned by MacArthur Square, a California General Partnership, based in Irvine, California. The existing site has been occupied by MacArthur Square, a 40-year shopping center with a total of 58,277 square feet of rentable floor space and 462 surface parking spaces spread out within eight free-standing, single-story buildings. The street addresses of the eight buildings are 1701 Corinthian Way; 4251, 4253, and 4255 Martingale Drive; 4200, 4220, and 4250 Scott Drive; and 16600 Dove Street. The odd, pentagonal-shaped site is bounded by Corinthian Way to the northeast, Martingale Way to the east, Scott Drive to the northwest, Dove Street to the southwest, and an office building development to the south. Site access is provided by three commercial driveways – located on Dove Street, Scott Drive, and Martingale Way. Brief History Built in 1974, MacArthur Square may be currently described as an aging, underutilized, and underperforming neighborhood shopping center. Current tenants include several restaurants, a dance studio, a dry cleaner, a liquor store, a wine store, a nail salon, clothing shops, and professional and medical offices. The shopping center’s economic survival relies primary on the weekday influx of workers to the area, as there are no residential developments within a mile of the site. Since the shopping center is located on lightly traveled streets (i.e., Dove Street, Scott Drive, Corinthian Way, and Martingale Way), and not visible from MacArthur Boulevard or Birch Street, weekend business activity at the shopping center is almost nonexistent. Thus, the shopping center has never been financially successful for its tenants or the owner, and has been challenged The Residences at Newport Place Project Description and Justification Newport Beach, California by KHR Associates -2- further by other, more strategically placed shopping centers in the cities of Irvine, Costa Mesa, and Newport Beach. Although well maintained, the shopping center is 41 years old and lacks the visual appeal of newer retail establishments. Site Features Since the existing site is odd-shaped, it does not have a definable width or depth. The site frontages vary in length from 205 feet along Corinthian Way to 520 feet along Martingale Way. Existing building setbacks range from 60 to over 80 feet. The site topography can generally be described as flat, with only a 4-foot elevation difference over a length of approximately 500 feet (less than 1%. slope) from Dove Street to Martingale Way. Although sparse landscaping exists within the core of the shopping center, there is an approximately 14-foot wide existing perimeter strip of landscaping adjacent to the public sidewalk, within which there is a somewhat continuous row of approximately 3 dozen mature trees, including a dozen Italian Stone Pines (Pinus pinea), a dozen Canary Island Pines (Pinus canariensis), and a dozen London Planes (Platanus acerifolia). Underlying soil conditions may be described as stable, but unsuitable for stormwater infiltration, with a relatively shallow water table (historically measured at around 10 feet below the surface). There are no known historical, cultural, or scenic features on, or abutting, the proposed project site. There are no native plants or indigenous animal life on, or abutting, the site. Surrounding Uses General surrounding uses include an assortment of low-rise and mid-rise office buildings, commercial centers, restaurants, a car wash and service station, and a hotel. From the project site, an office condominium complex known as The Hangars is situated on the opposite side of Dove Street; A hand carwash and the Benihana Japanese restaurant are located on the opposite side of Scott Drive; the rear of the 7- and 10-story Raddison hotel and the Staples office supply store are located on the opposite side of Corinthian Way; and a 2-story bank building and 3-story office building are located on the opposite side of Martingale Way. A 4-story office building is situated on the adjacent parcel to the south. Building setbacks of surrounding uses range from 25-feet to over 50 feet, as measured from the back of sidewalk (or street curb where no sidewalk exists). Details of the Proposed Project The proposed project will replace the existing MacArthur Square shopping center with a new mixed-use development called The Residences at Newport Place. The proposed project will consist of 384 luxury multi-family residential apartments, including 298 market rate and 86 affordable units, and 5,677 square feet of integrated retail use. The current unit mix (subject to change) includes 54 studio units averaging 616 square feet in size; 173 one-bedroom units averaging 804 square feet in size; 136 two-bedroom units averaging 1,178 square feet in The Residences at Newport Place Project Description and Justification Newport Beach, California by KHR Associates -3- size; 21 three-bedroom units averaging 1,422 square feet in size. The proposed project will consist of 4 levels of residential units on a podium, and 2 levels of partially subterranean parking, with 715 full size parking spaces, including accessible spaces, electric vehicle charging stations, and a secured bicycle storage facility for nearly 80 bicycles (1 space for every 5 units). 96,000 cubic feet (12,000 square feet by 8-foot high) of secured personal storage space for residents will also be provided within the parking garage. The proposed project will afford residents the opportunity of conveniently walking or bicycling or using public transportation to nearby employment centers, rather than use private motor vehicles. Bus stops are located within one block of the project site on Birch Street and MacArthur Boulevard. Furthermore, with so many restaurants, retail shops, and personal services in the immediate area, residents will enjoy not having to drive to eat out, shop, engage services, or recreate. Local businesses will thrive by having more customers (especially on weekends), but with less traffic and parking congestion. Development Guidelines The proposed project site is located within the Newport Place Planned Community of the City of Newport Beach. The City of Newport Beach General Plan Designation for the proposed project site is MU-H2 (Mixed-Use Horizontal 2) and the Zoning is PC 11 (Planned Community 11, Newport Place). The proposed project site is also within the Airport Area Planning Sub-Area of the General Plan, and is located within the 60-dB Airport Environs Land Use Plan (AELUP) Noise Contour. Per the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) No. 06059C0286J, revised December 3, 2009, the project site is located within Flood Zone X (unshaded). Flood Zone X is defined as areas determined to be of minimal flood hazard and outside the 500-year flood or protected by levee from a 100-year flood. Construction The project would be constructed as Type V buildings over a Type I podium/parking garage. While the 4-story habitable portions of the buildings would be a maximum of 58 feet in height, construction of the project would introduce building elements up to 83 feet high to accommodate elevator/stair shafts and mechanical equipment rooms. A site survey indicates that the project will not obstruct any private views from adjacent commercial and retail uses. The distance between the proposed project buildings and the public right of way would be 18 to 30 feet (or 28 to 40 feet from the street curb). The distance between the proposed project buildings and the southerly private property line would be 59 feet. These building setbacks will ensure an aesthetically pleasing sense of scale when viewed from adjacent streets and properties. The Residences at Newport Place Project Description and Justification Newport Beach, California by KHR Associates -4- Amenities The proposed project will feature a wide-range of private and public amenities for residents and guests. Private amenities (i.e., for residents and guests only) would include, but not be limited to, a grand swimming pool with two separate spas and private cabanas; a free-standing community clubhouse; a business center; a recreation and fitness center; thematic courtyard gardens (possibly with water features and fireplaces); separate children’s play areas; an expansive dog park; barbeque and seating areas; and an assortment of other features. As a special amenity for residents, a “sky deck” roof-top gathering space will be available for private parties that can be directly catered via an express elevator in the retail space area. Public amenities would include an accessible perimeter with a park- like environment; a separate 59-foot wide linear private greenbelt that will provide public pedestrian travel during daylight hours between Dove Street and Martingale Way; and a “grand rotunda” public seating area adjacent to the corner retail space area of the project site on the corner of Dove Street and Scott Drive. It should also be noted that many of the existing mature trees within the project site would remain as part of the proposed project to assist in buffering the project buildings from the street and providing an immediate sense of privacy for residents. It should also be noted that most of the existing sewer, water, and storm drain connections have been determined to be of adequate size, and properly located, to be re-used for the proposed project, thereby minimizing service disruptions during constructions to adjacent businesses. In keeping with the City’s desire to promote pedestrian connectivity, the greenbelt area will physically link Dove Street to Martingale Way, and provide a convenient route for residents and nearby office workers to walk to adjacent restaurants, stores, and other retail businesses in the general area. Park Space The proposed project could introduce an additional 853 residents to the City based on the 2013 average of 2.22 people per household in the City of Newport Beach. Although the project will feature an abundance of on-site private open space and recreational amenities, the increase in population in the area could increase parkland demand. The Airport Area currently does not have any existing parkland due to the fact that there are currently no residential developments in this area. When completed, the recently approved Uptown Newport project, located within the Airport Area on the west side of Jamboree between Birch and MacArthur would introduce two 1-acre public parks to the Airport Area. The future residents within the Airport Area would most likely use existing facilities within the proposed project’s service area - Santa Ana Heights, which is currently identified as having a park shortage, and the Eastbluff and Big Canyon service areas, which are both identified as having substantial surpluses in park areas. In The Residences at Newport Place Project Description and Justification Newport Beach, California by KHR Associates -5- recognition of the recreational needs of project residents and potential future residential developments within the Airport Area, per the General Plan the proposed project would be required to dedicate a 0.5-acre “Neighborhood Park” to the City. After discussion with the City, it was determined that dedicating land for a 0.5-acre park would not adequately meet the goal and intent of the Neighborhood Park dedication requirement. This is due to the fact that the size and amenities would not coincide with the General Plan definition of a Neighborhood Park, as well as the park not being suitably located to service the needs of other residents within the City. Therefore, in the interest of best serving the parkland needs of larger numbers of residents, the project will instead pay an in-lieu park fee, computed per the City’s Municipal Code Section 19.52.070, and resulting in a fee amount of $1.25 million dollars. The payment of this fee will allow the City to acquire new parklands, extend access to parklands, and/or maintain and improve existing parklands. Project Description and Justification The Residences at Newport Place Newport Beach, California September 18, 2014; Rev. 1: March 2, 2015; Rev. 2: June 24, 2015; Rev. 3: July 8, 2015 Prepared for NNeewwppoorrtt PPllaaccee RReessiiddeennttiiaall Prepared by The Residences at Newport Place Project Description and Justification Newport Beach, California by KHR Associates -1- Project Description and Justification The Residences at Newport Place Newport Beach, California September 18, 2014; Rev. 1: March 2, 2015; Rev. 2: June 24, 2015; Rev. 3: July 8, 2015 The Residences at Newport Place is a proposed mixed-used development project that will replace an existing neighborhood shopping center known as “MacArthur Square.” The project site is located within the Newport Place Planned Community area of the City of Newport Beach, and is bounded by Dove Street, Scott Drive, Corinthian Way, and Martingale Way. The project site is subject to the Newport Place Planned Community Residential Overlay which allows multi-family residential uses. Description of the Existing Site The existing site is comprised of three contiguous parcels totaling 5.691-acres in size, and is wholly-owned by MacArthur Square, a California General Partnership, based in Irvine, California. The existing site has been occupied by MacArthur Square, a 40-year shopping center with a total of 58,277 square feet of rentable floor space and 462 surface parking spaces spread out within eight free-standing, single-story buildings. The street addresses of the eight buildings are 1701 Corinthian Way; 4251, 4253, and 4255 Martingale Drive; 4200, 4220, and 4250 Scott Drive; and 16600 Dove Street. The odd, pentagonal-shaped site is bounded by Corinthian Way to the northeast, Martingale Way to the east, Scott Drive to the northwest, Dove Street to the southwest, and an office building development to the south. Site access is provided by three commercial driveways – located on Dove Street, Scott Drive, and Martingale Way. Brief History Built in 1974, MacArthur Square may be currently described as an aging, underutilized, and underperforming neighborhood shopping center. Current tenants include several restaurants, a dance studio, a dry cleaner, a liquor store, a wine store, a nail salon, clothing shops, and professional and medical offices. The shopping center’s economic survival relies primary on the weekday influx of workers to the area, as there are no residential developments within a mile of the site. Since the shopping center is located on lightly traveled streets (i.e., Dove Street, Scott Drive, Corinthian Way, and Martingale Way) and not visible from MacArthur Boulevard, weekend business activity at the shopping center is almost nonexistent. Thus, the shopping center has never been financially successful for its tenants or the owner, and has been challenged further by other, newer The Residences at Newport Place Project Description and Justification Newport Beach, California by KHR Associates -2- shopping centers in Irvine and Newport Beach. Site Features Since the existing site is odd-shaped, it does not have a definable width or depth. The site frontages vary in length from 205 feet along Corinthian Way to 520 feet along Martingale Way. Existing building setbacks range from 60 to over 80 feet. The site topography can generally be described as flat, with only a 4-foot elevation difference over a length of approximately 500 feet (less than 1%. slope) from Dove Street to Martingale Way. Although sparse landscaping exists within the core of the shopping center, there is an approximately 14-foot wide existing perimeter strip of landscaping adjacent to the public sidewalk, within which there is a somewhat continuous row of approximately 3 dozen mature trees, including a dozen Italian Stone Pines (Pinus pinea), a dozen Canary Island Pines (Pinus canariensis), and a dozen London Planes (Platanus acerifolia). Underlying soil conditions may be described as stable, but unsuitable for stormwater infiltration, with a relatively shallow water table (historically measured at around 10 feet below the surface). There are no known historical, cultural, or scenic features on, or abutting, the proposed project site. There are no native plants or indigenous animal life on, or abutting, the site. Surrounding Uses General surrounding uses include an assortment of low-rise and mid-rise office buildings, commercial centers, restaurants, a car wash and service station, and a hotel. From the project site, an office condominium complex known as The Hangars is situated on the opposite side of Dove Street; A hand carwash and the Benihana Japanese restaurant are located on the opposite side of Scott Drive; the rear of the 7- and 10-story Raddison hotel and the Staples office supply store are located on the opposite side of Corinthian Way; and a 2-story bank building and 3-story office building are located on the opposite side of Martingale Way. A 4-story office building is situated on the adjacent parcel to the south. Building setbacks of surrounding uses range from 25-feet to over 50 feet, as measured from the back of sidewalk (or street curb where no sidewalk exists). Details of the Proposed Project The proposed project will replace the existing MacArthur Square shopping center with a new mixed-use development called The Residences at Newport Place. The proposed project will consist of 384 luxury multi-family residential apartments, including 298 market rate and 86 affordable units, and 5,677 square feet of integrated retail use. The current unit mix (subject to change) includes 54 studio units averaging 616 square feet in size; 173 one-bedroom units averaging 804 square feet in size; 136 two-bedroom units averaging 1,178 square feet in size; 21 three-bedroom units averaging 1,422 square feet in size. The proposed project will consist of 4 levels of residential units on a podium, and 2 levels of The Residences at Newport Place Project Description and Justification Newport Beach, California by KHR Associates -3- partially subterranean parking, with 715 full size parking spaces, including accessible spaces and electric vehicle charging stations. The proposed project will afford residents the opportunity of conveniently walking or bicycling or using public transportation to nearby employment centers, rather than use private motor vehicles. Bus stops are located within one block of the project site on Birch Street and MacArthur Boulevard. Furthermore, with so many restaurants, retail shops, and personal services in the immediate area, residents will enjoy not having to drive to eat out, shop, engage services, or recreate. Local businesses will thrive by having more customers (especially on weekends), but with less traffic and parking congestion. Development Guidelines The proposed project site is located within the Newport Place Planned Community of the City of Newport Beach. The City of Newport Beach General Plan Designation for the proposed project site is MU-H2 (Mixed-Use Horizontal 2) and the Zoning is PC 11 (Planned Community 11, Newport Place). The proposed project site is also within the Airport Area Planning Sub-Area of the General Plan, and is located within the 60-dB Airport Environs Land Use Plan (AELUP) Noise Contour. Per the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) No. 06059C0286J, revised December 3, 2009, the project site is located within Flood Zone X (unshaded). Flood Zone X is defined as areas determined to be of minimal flood hazard and outside the 500-year flood or protected by levee from a 100-year flood. Construction The project would be constructed as Type V buildings over a Type I podium/parking garage. While the 4-story habitable portions of the buildings would be a maximum of 58 feet in height, construction of the project would introduce building elements up to 83 feet high to accommodate elevator/stair shafts and mechanical equipment rooms. A site survey indicates that the project will not obstruct any private views from adjacent commercial and retail uses. The distance between the proposed project buildings and the public right of way would be 18 to 30 feet (or 28 to 40 feet from the street curb). The distance between the proposed project buildings and the southerly private property line would be 59 feet. These building setbacks will ensure an aesthetically pleasing sense of scale when viewed from adjacent streets and properties. Amenities The proposed project will feature a wide-range of private and public amenities for The Residences at Newport Place Project Description and Justification Newport Beach, California by KHR Associates -4- residents and guests. Private amenities (i.e., for residents and guests only) would include, but not be limited to, a grand swimming pool with separate spas; a business center; a recreation and fitness center; courtyard gardens with water features; children’s play areas; an expansive dog park; barbeque and seating areas; and an assortment of other features. As a special amenity for residents, a “sky deck” will be available for private parties that can be directly catered via an express elevator in the retail space area. Public amenities would include an accessible perimeter with a park-like environment; a separate 59-foot wide linear public park with a pedestrian promenade; and a large public seating area at the retail space area of the project site. It should also be noted that many of the existing mature trees within the project site would remain as part of the proposed project to assist in buffering the project buildings from the street and providing an immediate sense of privacy for residents. It should also be noted that most of the existing sewer, water, and storm drain connections have been determined to be of adequate size, and properly located, to be re-used for the proposed project, thereby minimizing service disruptions during constructions to adjacent businesses. In keeping with the City’s desire to promote pedestrian connectivity, the pedestrian promenade will physically link Dove Street to Martingale Way, and provide a convenient route for residents and nearby office workers to walk to adjacent restaurants, stores, and other retail businesses in the general area. Park Space The proposed project could introduce an additional 853 residents to the City based on the 2013 average of 2.22 people per household in the City of Newport Beach. Although the project will feature an abundance of recreational amenities, the increase in population in the area could increase parkland demand. The Airport Area currently does not have any existing parkland due to the fact that there are currently no residential developments in this area. The future residents within the Airport Area would most likely use existing facilities within the proposed project’s service area - Santa Ana Heights, which is currently identified as having a park shortage, the Eastbluff service area, and the Big Canyon service area, which are both identified as having substantial surpluses in park areas. In addition, and in accordance with the requirements of the General Plan, the proposed project would include over 21,780 square feet of park area which would be dedicated to the City per the requirement within the General Plan. This park area, in addition to the substantial amount of private on-site recreational space would serve the residents of the proposed project. When completed, the recently approved Uptown Newport project, located within the Airport Area on the west side of Jamboree between Birch and MacArthur would introduce two 1-acre public parks to the Airport Area. Project Description and Justification The Residences at Newport Place Newport Beach, California September 18, 2014; Rev. 1: March 2, 2015 Prepared for NNeewwppoorrtt PPllaaccee RReessiiddeennttiiaall Prepared by The Residences at Newport Place Project Description and Justification Newport Beach, California by KHR Associates -1- Project Description and Justification The Residences at Newport Place Newport Beach, California September 18, 2014; Rev. 1: March 2, 2015 The Residences at Newport Place is a proposed mixed-used development project that will replace an existing neighborhood shopping center known as “MacArthur Square.” The project site is located within the Newport Place Planned Community area of the City of Newport Beach, and is bounded by Dove Street, Scott Drive, Corinthian Way, and Martingale Way. The project site is subject to the Newport Place Planned Community Residential Overlay which allows multi-family residential uses. Description of the Existing Site The existing site is comprised of three contiguous parcels totaling 5.691-acres in size, and is wholly-owned by MacArthur Square, a California General Partnership, based in Irvine, California. The existing site has been occupied by MacArthur Square, a 40-year shopping center with a total of 58,277 square feet of rentable floor space and 462 surface parking spaces spread out within eight free-standing, single-story buildings. The street addresses of the eight buildings are 1701 Corinthian Way; 4251, 4253, and 4255 Martingale Drive; 4200, 4220, and 4250 Scott Drive; and 16600 Dove Street. The odd, pentagonal-shaped site is bounded by Corinthian Way to the northeast, Martingale Way to the east, Scott Drive to the northwest, Dove Street to the southwest, and an office building development to the south. Site access is provided by three commercial driveways – located on Dove Street, Scott Drive, and Martingale Way. Brief History Built in 1974, MacArthur Square may be currently described as an aging, underutilized, and underperforming neighborhood shopping center. Current tenants include several restaurants, a dance studio, a dry cleaner, a liquor store, a wine store, a nail salon, clothing shops, and professional and medical offices. The shopping center’s economic survival relies primary on the weekday influx of workers to the area, as there are no residential developments within a mile of the site. Since the shopping center is located on lightly traveled streets (i.e., Dove Street, Scott Drive, Corinthian Way, and Martingale Way) and not visible from MacArthur Boulevard, weekend business activity at the shopping center is almost nonexistent. Thus, the shopping center has never been financially successful for its tenants or the owner, and has been challenged further by other, newer shopping centers in Irvine and Newport Beach. The Residences at Newport Place Project Description and Justification Newport Beach, California by KHR Associates -2- Site Features Since the existing site is odd-shaped, it does not have a definable width or depth. The site frontages vary in length from 205 feet along Corinthian Way to 520 feet along Martingale Way. Existing building setbacks range from 60 to over 80 feet. The site topography can generally be described as flat, with only a 4-foot elevation difference over a length of approximately 500 feet (less than 1%. slope) from Dove Street to Martingale Way. Although sparse landscaping exists within the core of the shopping center, there is an approximately 14-foot wide existing perimeter strip of landscaping adjacent to the public sidewalk, within which there is a somewhat continuous row of approximately 3 dozen mature trees, including a dozen Italian Stone Pines (Pinus pinea), a dozen Canary Island Pines (Pinus canariensis), and a dozen London Planes (Platanus acerifolia). Underlying soil conditions may be described as stable, but unsuitable for stormwater infiltration, with a relatively shallow water table (historically measured at around 10 feet below the surface). There are no known historical, cultural, or scenic features on, or abutting, the proposed project site. There are no native plants or indigenous animal life on, or abutting, the site. Surrounding Uses General surrounding uses include an assortment of low-rise and mid-rise office buildings, commercial centers, restaurants, a car wash and service station, and a hotel. From the project site, an office condominium complex known as The Hangars is situated on the opposite side of Dove Street; A hand carwash and the Benihana Japanese restaurant are located on the opposite side of Scott Drive; the rear of the 7- and 10-story Raddison hotel and the Staples office supply store are located on the opposite side of Corinthian Way; and a 2-story bank building and 3-story office building are located on the opposite side of Martingale Way. A 4-story office building is situated on the adjacent parcel to the south. Building setbacks of surrounding uses range from 25-feet to over 50 feet, as measured from the back of sidewalk (or street curb where no sidewalk exists). Details of the Proposed Project The proposed project will replace the existing MacArthur Square shopping center with a new mixed-use development called The Residences at Newport Place. The proposed project will consist of 384 luxury multi-family residential apartments, including 298 market rate and 86 affordable units, and at least 5,677 square feet of integrated retail use. The current unit mix (subject to change) includes 54 studio units averaging 616 square feet in size; 173 one-bedroom units averaging 793 square feet in size; 136 two-bedroom units averaging 1,193 square feet in size; 21 three-bedroom units averaging 1,360 square feet in size. The proposed project will consist of 4 levels of residential units on a podium, and 2 levels of partially subterranean parking, with 730 full size parking spaces, including 23 accessible spaces and electric vehicle charging stations. The Residences at Newport Place Project Description and Justification Newport Beach, California by KHR Associates -3- The proposed project will afford residents the opportunity of conveniently walking or bicycling or using public transportation to nearby employment centers, rather than use private motor vehicles. Bus stops are located within one block of the project site on Birch Street and MacArthur Boulevard. Furthermore, with so many restaurants, retail shops, and personal services in the immediate area, residents will enjoy not having to drive to eat out, shop, engage services, or recreate. Local businesses will thrive by having more customers (especially on weekends), but with less traffic and parking congestion. Development Guidelines The proposed project site is located within the Newport Place Planned Community of the City of Newport Beach. The City of Newport Beach General Plan Designation for the proposed project site is MU-H2 (Mixed-Use Horizontal 2) and the Zoning is PC 11 (Planned Community 11, Newport Place). The proposed project site is also within the Airport Area Planning Sub-Area of the General Plan, and is located within the 60-dB Airport Environs Land Use Plan (AELUP) Noise Contour. Per the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) No. 06059C0286J, revised December 3, 2009, the project site is located within Flood Zone X (unshaded). Flood Zone X is defined as areas determined to be of minimal flood hazard and outside the 500-year flood or protected by levee from a 100-year flood. Construction The project would be constructed as Type V buildings over a Type I podium/parking garage. While the 4-story habitable portions of the buildings would be a maximum of 58 feet in height, construction of the project would introduce building elements up to 87 feet high to accommodate elevator/stair shafts and mechanical equipment rooms. A site survey indicates that the project will not obstruct any private views from adjacent commercial and retail uses. The distance between the proposed project buildings and the public right of way would be 18 to 30 feet (or 28 to 40 feet from the street curb). The distance between the proposed project buildings and the southerly private property line would be 54 feet. These building setbacks will ensure an aesthetically pleasing sense of scale when viewed from adjacent streets and properties. Amenities The proposed project will feature a wide-range of private and public amenities for residents and guests. Private amenities (i.e., for residents and guests only) would include, but not be limited to, a grand swimming pool with separate spas; a The Residences at Newport Place Project Description and Justification Newport Beach, California by KHR Associates -4- business center; a recreation and fitness center; courtyard gardens with water features; children’s play areas; an expansive dog park; barbeque and seating areas; and an assortment of other features. As a special amenity for residents, a “sky deck” will be available for private parties that can be directly catered via an express elevator in the retail space area. Public amenities would include an accessible perimeter with a park-like environment; a separate 54-foot wide linear park with a pedestrian promenade that will be open to the public during daylight hours; and a large public seating area at the retail space area of the project site. It should also be noted that many of the existing mature trees within the project site would remain as part of the proposed project to assist in buffering the project buildings from the street and providing an immediate sense of privacy for residents. It should also be noted that most of the existing sewer, water, and storm drain connections have been determined to be of adequate size, and properly located, to be re-used for the proposed project, thereby minimizing service disruptions during constructions to adjacent businesses. In keeping with the City’s desire to promote pedestrian connectivity, the pedestrian promenade will physically link Dove Street to Martingale Way, and provide a convenient route for residents and nearby office workers to walk to adjacent restaurants, stores, and other retail businesses in the general area. Park Space The proposed project could introduce an additional 853 residents to the City based on the 2013 average of 2.22 people per household in the City of Newport Beach. Although the project will feature an abundance of recreational amenities, the increase in population in the area could increase parkland demand. The Airport Area currently does not have any existing parkland due to the fact that there are currently no residential developments in this area. The future residents within the Airport Area would most likely use existing facilities within the proposed project’s service area - Santa Ana Heights, which is currently identified as having a park shortage, the Eastbluff service area, and the Big Canyon service area, which are both identified as having substantial surpluses in park areas. In addition, and in accordance with the requirements of the General Plan, the proposed project would include over 20,630 square feet of park area which would be accessible to the public during daylight hours. This park area, in addition to the substantial amount of private on-site recreational space would serve the residents of the proposed project. When completed, the recently approved Uptown Newport project, located within the Airport Area on the west side of Jamboree between Birch and MacArthur would introduce two 1-acre public parks to the Airport Area.