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HomeMy WebLinkAbout15 - Coastal Development Permit Waiver for De Minimis DevelopmentCITY OF NEWPORT BEACH City Council Staff Report TO: FROM: PREPARED BY: PHONE: TITLE: ABSTRACT: June 26, 2017 Agenda Item No. 15 HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL Seimone Juris P.E. C.B.O., Community Development Director - 949-644-3232, sjuris@newportbeachca.gov Makana Nova, Associate Planner mnova _newportbeachca.gov 949-644-3249 Coastal Development Permit Waiver for De Minimis Development Located at 191 Riverside Avenue (PA2018-083) On June 18, 2018, the Community Development Director (Director) issued a Waiver of De Minimis Development (waiver) of the coastal development permit requirements for a remodel project located at 191 Riverside Avenue. The project consists of converting an existing institutional use (post office) to a retail commercial use. Pursuant to the Newport Beach Municipal Code (NBMC), City Council members have the opportunity to request that the proposed project obtain a coastal development permit instead of the waiver. Two or more City Council Members are required to make this request. Otherwise, the waiver determination will become effective. RECOMMENDATION: a) Determine this action is not a project as defined and is exempt from the California Environmental Quality Act (CEQA) pursuant to Sections 15060(c)(2) and 15060(c)(3) of the CEQA Guidelines because this action is to receive and file only and will not result in a physical change to the environment, directly or indirectly; and b) Receive and file. FUNDING REQUIREMENTS: There is no fiscal impact related to this item. BACKGROUND: On the next page is a description of the waiver to be issued by the Director. The proposed development is eligible for a waiver because the property is not located in the appeal area nor in an area where the Coastal Commission retains permit jurisdiction. Additionally, it has been determined that the proposed development will not have an adverse effect on coastal resources, the development is consistent with all applicable development standards and regulations of the Local Coastal Program and public notice of the Director's determination was provided in accordance with the NBMC. 15-1 Pending Coastal Development Permit Waiver for De Minimis Development June 26, 2018 Page 2 Pursuant to NBMC Section 21.52.055, a Waiver for De Minimis Development will become effective unless two or more City Council members request at the June 26, 2018 meeting that an application for a Coastal Development Permit be processed in accordance with the Chapter 21.52 (Coastal Development Permit Procedures) of the City's certified Local Coastal Program Implementation Plan. Proposed Waiver for De Minimis Development Project Name and Address Applicant Case Number Project Description The Garden Phil CD No. A request to convert an existing 9,292 -square - Coastal Edmondson 2018-035 foot one-story institutional building (post office) Development c/o Pacific (PA2018- to a 7,000 -square -foot general commercial Permit Coast 083) (retail) use. A portion of the building (2,292 191 Architects square feet) would be demolished to create a Riverside Avenue covered courtyard. The change in the intensity of use and reduced building floor area results in a reduction in traffic trips and code required parking. The project complies with all applicable development standards and no deviations are requested. The CDP is required to authorize the change to the intensity reduction of use in the existing structure. ENVIRONMENTAL REVIEW: Staff recommends the City Council find that to receive and file the subject waiver is not subject to the California Environmental Quality Act (CEQA) pursuant to Sections 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is not a project as defined in Section 15378) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential for resulting in physical change to the environment, directly or indirectly. The Waiver for De Minimis Development incudes a Class 3 exemption (New Construction and Conversion of Small Structures) determination by the Director as the project is a conversion of an existing nonresidential building to a commercial retail building that is less than 10,000 square feet of floor area in an urbanized area that is located on a site zoned Mixed -Use Mariners' Mile, which allows for retail development. 10 rot 0 1544 10 ra10 This agenda item has been noticed according to the Brown Act (72 hours in advance of the meeting at which the City Council considers the item). Public notice of the Waiver for De Minimis Development Director's Determination was mailed and posted on-site in compliance with Title 21 of the NBMC. ATTACHMENT: Attachment A — 191 Riverside Avenue Waiver for De Minimis Development (PA2018-083) 15-2 Attachment A 191 Riverside Avenue Waiver for De Minimis Development (PA2018-083) 15-3 COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 949-644-3200 www. newyortbeachca. ¢ov COASTAL DEVELOPMENT PERMIT WAIVER FOR DE MINIMIS DEVELOPMENT Application No. Coastal Development Permit Waiver No. CD2018-035 (PA2018-083) Applicant Pacific Coast Architects Site Location 191 Riverside Avenue Legal Description That portion of Lot F of Tract No. 919, in the City of Newport Beach, County of Orange, State of California, as shown on a map recorded in Book 29, Pages 31-34 inclusive of Miscellaneous Maps in the Office of the County Recorder (refer to Attachment CD 2, Certificate of Compliance, for full legal description) Determination Date: June 18, 2018 The Community Development Director herby waives the requirement for a Coastal Development Permit pursuant to Section 21.52.055 (Waiver for De Minimis Permit) of the City of Newport Beach Local Coastal Program Implementation Plan. The issuance of this Waiver for De Minimis Development is based on the project plans and information provided by the applicant. If, at later date, this information is found to be incorrect or the plans revised, this decision will become invalid; and any development must cease until an amendment to this Waiver for De Minimis Development is obtained or, a Coastal Development Permit (CDP) is obtained or, any discrepancy is resolved. REQUEST/PROJECT DESCRIPTION The applicant has submitted plans to convert an existing 9,292 -square -foot one-story institutional building (post office) to a 7,000 -square -foot general commercial (retail) use. A portion of the building (2,292 square feet) would be demolished to create a covered courtyard. The change in the intensity of use and reduced building floor area results in a reduction in traffic trips and code required parking. The project complies with all applicable development standards and no deviations are requested. The CDP application is required to authorize the change to the intensity (reduction) of use in the existing structure. 15-4 191 Riverside Avenue CDP Waiver June 18, 2018 Page 2 ZONING DISTRICT/GENERAL PLAN • Coastal Zoning District: MU -MM (Mixed -Use Mariners' Mile) • Coastal Land Use Category: MU -H (Mixed -Use Horizontal) Waiver: A project is eligible as "de minimis" development under Section 21.52.055 (Waiver for De Minimis Development) of the Local Coastal Program, and therefore, eligible to receive a waiver from the requirement to obtain a Coastal Development Permit if it: 1) Is not located within an area where the Coastal Commission retains permit jurisdiction and is not located within an appeal area, 2) Does not require a local public hearing, 3) Does not have the potential for any adverse effect, either individually or cumulatively, on coastal resources, and 4) Is consistent with the certified Local Coastal Program. Additionally, projects must be located in areas where similar projects have been approved as a routine matter without special conditions, opposition, or have probable public controversy. Appeal Area: The building where renovation is proposed is not located in the Appeal Area and therefore a De Minimis Waiver can be issued if the project will not adversely effect coastal resources and is consistent with the certified Local Coastal Program. The subject property is bisected by the Coastal Commission appeal area. However, the area of work at 191 Riverside Avenue is at the interior portion of the property and does not fall within the appeal area. Land Use/Zoning: The General Plan land use, Zoning Code district, Coastal land use, and Coastal zoning district were changed from PI to MU -H1 (Mixed -Use Horizontal)/MU-MM (Mixed -Use Mariners' Mile), effective August 9, 2017. The proposed building renovation will change the use of the building to match the underlying land use and zoning designations. The subject property is currently developed with a 9,292 -square -foot building on an existing lot designated for mixed- use development. Development Standards: The proposed building renovation conforms to all applicable development standards including floor area limit, setbacks, and height, 9.0 (NAVD88) minimum finished floor elevation. Parking: The renovated building was previously occupied by a post office, which required parking at a ratio of one space per 250 square feet of gross floor area, or 38 spaces (9,292/250=37.17). The proposed reduced building area for a retail use is also based on a parking ratio of one space per 250 square feet of gross floor area. This parking rate results in a parking requirement of 28 spaces :\Users\PLN\Shared\PA's\PAs - 2018\PA2018-083\PA2018-083 CDP Waiver action LTR.docxTmplt: 04/01/16 15-5 191 Riverside Avenue CDP Waiver June 18, 2018 Page 3 (7,000/250=28), or 10 fewer spaces beyond the previous post office use. The 26,720 -square -foot retail shopping center known as, "The Garden" provides 122 parking spaces on-site where a total of 107 parking spaces are required after the proposed renovation. Traffic: The renovated building was previously occupied by a post office, which generated 966 average daily trips (ADT) (9.292 thousand square feet (TSF) x 103.94 ITE trip rate/TSF = 965.81 ADT). The proposed reduced building area for a retail use, generates 280 ADT (7.000 TSF x 40 ITE trip rate/TSF = 280 ADT), or 686 fewer average daily trips. Geotechnical Stability: The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and the California Building Code (CBC) prior to building permit issuance. Water Quality: The property is not located within 200 feet of coastal waters. The project design addresses water quality with a construction erosion control plan and a post -construction drainage system. The project is required to adhere to the City's grading, erosion control, and drainage requirements that includes percolation features and retention of dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. Coastal Views: The design, bulk and scale of the development is consistent with the existing pattern of development and expected future development for the retail shopping center. The closest Public Viewpoint is located at Cliff Drive Park, approximately 60 feet to the north and 40 feet above the property. The closest Coastal View Road is West Coast Highway, which is adjacent to the subject property to the south, as designated in the Coastal Land Use Plan. The project is located entirely on private property and will not inhibit coastal views since the proposed development will remain a single -story development and will comply with the 26 -foot height limit. Due to the distance and height differential of the proposed development from these Public Viewpoints and the project's compliance with height, setbacks, and floor area ratio (FAR), the renovation and change of use of the existing building will not impact coastal views. Coastal Access: The project site is not located between the nearest public road and the sea or shoreline and re -development will not affect public recreation, access or views. Vertical access to the bay is available approximately 470 feet south of the site via a 6 -foot wide pedestrian access easement located at 2751 West Coast Highway This easement connects to a 6 -foot -wide lateral pedestrian access easement along the bulkhead between 2901 and 2751 West Coast Highway, providing views of the waterfront and harbor. :\Users\PLN\Shared\PA's\PAs - 2018\PA2018-083\PA2018-083 CDP Waiver action LTR.docxTmplt: 04/01/16 15-6 191 Riverside Avenue CDP Waiver June 18, 2018 Page 4 Local Coastal Program: The subject property is located within the Coastal Zone and meets all of the requirements of the Local Coastal Program. The project is therefore consistent with the certified Local Coastal Program and is eligible as de minimis development for a waiver in accordance with Section 21.52.055 (Waiver for De Minimis Development) of the Local Coastal Program. JfffilM4C»ya=101I/401*�? This waiver will not become effective until reported to the City Council at their June 26, 2018, meeting. If two City Council members object to this De Minimis Waiver, a Coastal Development Permit will be required. ENVIRONMENTAL REVIEW This project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 (Class 3 - New Construction and Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3. Class 3 exempts the construction of limited numbers of new, small structures, including the conversion of existing small structures from one use to another where only minor modifications are made in the exterior of the structure or the construction of up to four commercial buildings not exceeding 10,000 square feet in floor area in urbanized areas zoned for such use. The renovation of the existing building from a post office to a retail use qualifies for this exemption and does not involve the use of hazardous substances where all necessary public services and facilities are available and the surrounding area is not environmentally sensitive. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. PUBLIC NOTICE Notice of a pending Coastal Development Permit application was posted on the project site at the time the application was filed with the City. Notice of intent to issue a Waiver for De Minimis Development was mailed to all owners of property and residents within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), the applicant, the Coastal Commission and all persons who have requested notice, at least 7 days prior to the de minimis determination by the Director. Notice of Intent to issue a waiver was also posted on the subject property at least 7 days before the Director's determination consistent with the provisions of Implementation Plan Section 21.52.055.D (Waiver for De Minimis Development, Public Notice). :\Users\PLN\Shared\PA's\PAs - 2018\PA2018-083\PA2018-083 CDP Waiver action LTR.docxTmplt: 04/01/16 15-7 191 Riverside Avenue CDP Waiver June 18, 2018 Page 5 On behalf of Seimone Jurjis, Community Development Director By: Maka& N a Associate Planner GR/mkn Attachments: CD 1 Vicinity Map CD 2 Certificate of Compliance CD 3 Applicant's Project Description CD 4 Project Plans :\Users\PLN\Shared\PA's\PAs - 2018\PA2018-083\PA2018-083 CDP Waiver action LTR.docxTmplt: 04/01/16 P635 Attachment No. CD 1 Vicinity Map 15-9 VICINITY MAP Subject Property The Garden CDP Waiver June 18, 2018 Page 2 °R 4 Coastal Development Permit Waiver No. CD2018-035 (PA2018-083) 191 Riverside Avenue Wsems LN\SharedAPA$VPAs-2018VPA2018-083VPA2018-083 CDP Waiver docxTmplt 04/01/16 1510 Attachment No. CD 2 Certificate of Compliance No. CO2018- 009 (PA2018-101) 15-11 Batch 3413411 Confirmation PORT RECORDING REQUESTED BY: m f' y Community Development Department > Planning Division °�c,FoaN�P 100 Civic Center Drive, P.O. Box 1768 Newport Beach, CA 92658-8915 AND WHEN RECORDED MAIL TO: Community Development Department Planning Division 100 Civic Center Drive, P.O. Box 1768 Newport Beach, CA 92658-8915 Recorded in Official Records, Orange County Hugh Nguyen, Clerk -Recorder 11111111111111111 IIIIII I III IIIII II II IIIII IlIll 1]1111111111111111 I 15.00 *$ R 0 0 1 0 0 9 8 1 0 5$* 201800018218911:20 am 05/18/18 90 SCS C17 3 0.00 0.00 0.00 0.00 6.00 0.00 0.000.000.00 3.00 SPACE ABOVE THIS LINE FOR RECORDER'S USE CERTIFICATE OF COMPLIANCE No. CO2018-009 (PA2018-101) California Government Code Section No. 66499.35(c) CITY OF NEWPORT BEACH Owner: Mariner's Center M2, LLC, a California limited liability company Site Address: 149, .177, and 191 Riverside Avenue City of Newport Beach, County of Orange Assessor Parcel Number: ' 049-110-17, 049-110-27, and 049-110-30 Number of parcels for which this Certificate of Compliance is being issued and recorded: One (1) LEGAL DESCRIPTION That portion of Lot F of Tract No. 919 in the City of Newport Beach, County of Orange, State of California, as shown on a map recorded- in book 29 pages 31 through 34, inclusive, of Miscellaneous Maps, in the Office of the County Recorder of said County, described as follows: Commencing at a point in the northeasterly line of the California State Highway as shown on said map of Tract No. 919 distant southeasterly 750.00 feet, measured along said northeasterly line, from the southeasterly comer of the land described in the deed to Walter S. Spice and wife recorded November 17, 1930 in book 436, page 190 of Official Records thence north 2Er 59'30" east 213.59 feet to the true point of beginning; thence south 61'00' 30" east 50.00 feet to the southeasterly line of the land described in the deed to J. H. Gordon and wife recorded August 16, 1939 in book 1011 page 61 of Official Records; thence north 2Er 59' 30" east along said southeasterly line to a line parallel with and distant northeasterly 280.52 feet from the southwesterly line of said Lot F; thence southeasterly along said parallel line 50.00 feet to a_ line parallel with and. distant southeasterly 50.00 feet from said southeasterly line of J. H. Gordon; thence south 29 59' 30" west along said parallel line to the southwesterly line of said Lot F;thence south 61° 00' 30" east along said southwesterly line 25.00 feet to a line parallel with and distant southeasterly 75.00 feet from said southeasterly line of the land of J. H. Gordon; Tmnit- 01-06-15 Page 1 of 2 https:Hgs.secure-recording.com/Batch/Confirmation/3413411 05/18/2018 15-12 149, 177, and 191 Riverside Avenue Page: 2 of 3 CERTIFICATE OF COMPLIANCE California Government Code Section No. 66499.35(c) CONTINUATION Newport Beach Certificate of Compliance No. CO2018-009 (PA2018-101 thence north 28' 59' 30" east along said parallel line to the southwesterly line of the land described in a deed recorded in book 8124 page 443 of said Official Records; thence south 61° 00'30)7 east along said southwesterly line 129.15 feet to the southeasterly line of said Lot F; thence north 28' 59' 30" east along said southeasterly line 328.83 feet to the most easterly corner of said Lot F; thence northwesterly along the northeasterly line of said Lot F to a line that bears north 28' 59' 30" east from the true point of beginning; thence south 29 59' 30" west 222.59 feet to the true point of beginning. Except all oil, oil rights, minerals, mineral rights, natural gas, natural gas rights, and other hydrocarbons by whatsoever name known that may be within or under said land, together with the perpetual right of drilling, mining, exploring, and operating therefor and removing the same from said land or any other land, including the right to whipstock or directionally drill and mine from lands other than those hereinabove described, oil or gas wells, tunnels and shafts into,. through, or across the subsurface of said land and to bottom such whipstocked or directionally drilled wells, tunnels and shafts under ad beneath, or beyond the exterior limits thereof, and to redrill, retunnel, equip, maintain, repair, deepen, and operate any such wells or mines, without, however, the right to drill, mine, explore and operate through the surface or the upper 100 feet of the subsurface of the land or otherwise in such manner as to endanger the safety of any highway that may be constructed on said lands, as reserved in the deed from Frank J. O'Connor and Constance M. O'Connor recorded May 28, 1969 in book 8970, page 7 of Official Records. APN 049-110-17 and 27 Parcel 2 An easement for access and parking purposes over that portion of Lot "F" of Tract No. 919, in the City of Newport Beach, County of Orange, State of California, as shown on a map recorded in book 29 pages 31 through 34, inclusive, of Miscellaneous Maps, in the Office of the County Recorder of said County, more particularly described in the Declaration Establishing Access and Parking Easements recorded in book 13484 page 726 of Official Records, as amended by First Amendment to Declaration Establishing Access and Parking Easements recorded September 26, 1985 as Instrument No. 85-369000 of Official Records. Parcel 3 That portion of Lot F of Tract No. 919 in the City of Newport Beach, County of Orange, State of California, as shown on a map recorded in book 29 pages 31 through 34, inclusive of Miscellaneous Maps, in the office of the County Recorder of said County, more particularly described in a quitclaim deed from a A. Sandy Steiner et ux. to Riverpoint Properties, a California general partnership recorded June 21, 1985 as Instrument No. 85-00228158 of Official Records. APN 049-110-30 Tmplt: 01-06-15 15-13 149, 177, and 191 Riverside Avenue Page: 3 of 3 CERTIFICATE OF COMPLIANCE California Government Code Section No. 66499.35(c) CONTINUATION Newport Beach Certificate of Compliance No. CO2018-009 (PA2018-101 Notice: This document certifies compliance with the State Subdivision Map Act, specifically Government Code 66499.35, and the local subdivision ordinance enacted pursuant thereto. The parcel described herein may be sold, leased, or financed without further, compliance with the Subdivision Map Act or any local ordinance enacted thereto. Development of the parcel may require issuance of a permit or permits, or other grant or grants of approval. City of Newport Makana Noa, Associate Planner, for Seimone Jurjis, PE, CBO Community Development Director 05/17/2018 ACKNOWLEDGEMENT BY NOTARY PUBLIC 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 ) On titrl rq -i %'I , 20A before me, JoNr4 i iFew- P►MM Yi QI -Vv i personally appeared , Y*r\yq v. A Na A N ref A , who proved to me on the basis of satisfactory evidence to be the person(s)-whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/tlieir authorized capacity(ies), and that by his/her/their signature(s) on the instrument the perso*), or the entity upon behalf of which the person.(s) 7ennifer Ann Mulvey acted, executed the instrument. COMM #2214138 > LU. Notary Public-Califomia� ORANGE COUNTY I certify under PENALTY OF PERJURY under the laws of a ; -� MyCommission Expires occ12,2o21 the State of California that the foregoing paragraph is true and correct. WITNESS my han n official seal. Signature (Place Notary Seal Above) Siatu of No ry P Tmpk: 01-06-15 15-14 Attachment No. CD 3 Applicant's Project Description 15-15 PA2018-083 CTI PT N P OJE D E C I DATE: 3-31-18 TO: City of Newport Beach, Planning Dept. RE: 191'Riverside Avenue SUBJECT: CDP De Minimis Waiver This submittal includes a request for a Coastal Development Permit Waiver for De Minimis Development for an intensification of use from Postal Service to Retail or Food Service Use. This project consists of remodeling the existing 9,292 SF one-story building at 191. The buildings at 149 and 177 Riverside (on this one parcel also) have a total combined area of 13,,453 SF. At 191 we propose to demolish and remove 1,422 SF for a completed building size of 7,,870 SF, This combined with 149 and 177 yields a total building area of 21,,323 SF. The Total Site Area is 87,120 SF (lac) and at a FAR 0.5 yields an Allowable Floor Area of 43.,560 SF. The combined SF of the buildings on site as referenced above is below the allowable FAR, thus the proposed 7,870 SF at 191 is compliant. The existing building at 191 is approximately 18"0" tall and we propose to redesign the building to be compatible and similar to the recently Completed improvements in this shopping center at 149 and 177 Riverside Avenue and the current construction project at 2902 West Coast Highway. The redesign raises all parapets to various heights, and some are at a height of 26'-0" above the Planning Department determined existing grade as indicated in the plans. The on-site existing 106 parking stalls will be code compliant and include the required ADA ratio of required accessible parking stalls. The proposed Grading and Drainage is minor. We propose to create/replace concrete walks, slightly reconfigure the parking lay -out, provide a new 'courtyard' 15-16 PA2018-083 area (at the reduced SF area of the existing building) and minor surface drainage design. Grading Cut and Fill will be minimal. We will be disturbing less than 5,,000 SF of impervious surface area. The existing Pervious Site Area is 343 SF. We propose to increase that by 654 SF for a total Proposed Pervious Site Area of 997 SFO We propose to provide a trash enclosure structure (144 S.F.) with brick veneer, metal roof and roll -up door, all compatible with the center's design aesthetic. We also propose to place an SCE electric transformer on-site (near the 177 building) within a screened enclosure with brick veneer to match the proposed building. For required findings per Section 21.52.015 (F) (Coastal Development Permit, Required Findings): Subsection F (1): This project conforms to all applicable sections of the certified Local Coastal Program. Subsection F (2): The property at 191 Riverside Ave. is not located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone, so the policies of Chapter 3 of the Coastal Act are non -applicable. The proposed project is also in conformance with Section 20.52.080 (F) of the Zoning Code, Subsection F (1): This project is allowed within the subject zoning district (MU- MM). Subsection F (2): This project is consistent with all of the applicable criteria identified in Subsection 20.52.080(C)(2)(c). Subsection F (3): This project will not be detrimental to the harmonious and orderly growth of the City, nor endangers,, jeopardizes,, or otherwise constitutes a hazard to the public convenience, 15-17 PA2018-083 health., interest, safety, or general welfare of persons residing or working in the neighborhood of this proposed development. 15-18 The Garden CDP Waiver June 18, 2018 Page 5 Attachment No. CD 4 Project Plans :\Users\PLN\Shared\PA's\PAs - 2018\PA2018-083\PA2018-083 CDP Waiver. docxTmplt: 04/01/16 15-19 TENANT GENERAL NOTES PROJECT TEAM PROJECT WORK POINT DATUM PONT, I. FRIAR iO SUBMISSIONS PRICING AND SART OF CONSTSJCTION, the Garden Mc, LLC PROPERTY LINE OR CONTROL POINT N SXNCT FU OF THE SITE AND CONCLUDE, WHICH WILL AFFECT THIO ubRC SMALL BE MADE BT THE GENERAL mNTRaciOR WHO OWNER: 660 NEWPORT CENTER DIMENSION LINE ROOM IDENTIFICATION CRAFT COMPARE THE DRAWINGS WITH SATISFACTORY TO THE 191 RIVERSIDE AVE �A DIMENSION UNDER LUMBERWOW10 TE BE O POP BEFORE ANY QExFL1LT NEWPORT BEACH, CA 92668 ROd1 NAME OR QYIb51I N ETQ SHALL BE R£PoRRD TO POP BEFORE P Y N 999-¢545 FPoTRACTOR WITH ANY LLORK GARY JAOBLI AVE. - CENTERLINE CEILING MATERIAL- FLOOrz FINISH 2 MATERIALS A D TTI PROTECT AREA AND FEW OREXISTING DEPEND GARY®MOB LT 6COM NEWPORT BEACH, MATERAINT ANTMPORA5�WIC�D HICHMATLTNRT _ '4 COLUMN LINE/ CEILING HEIGHT CONSTRUCTION, PARCHMENT pLL9T WATER, ETC, AND SHALL PROVIDE O GRID LIFE ANTS) QUIRED MAINTAINTEMPORARYBARNIC DURING THE RF WALLA, Frc. ae ARCHITECT: PACIFIC COAST ARCHITECTS WALL FIwSH WALL BASE RPawRED rO PROTECT THE PUBLIC DURITI ruP MATERIALS, S, NEW NEWPORT BLVD... 9 SUITE „4 NUMBER IN ONE DIRECTION CTRUCTU ES PEA DAMAGE iO NEW BINLL EXISTING REPAIRED ED RIALb FEEMINSLACE Eb. NEWPORT BEACH, CA 92fifi3 NUMBERS IN THE OTHER DIRECTION EARTH THE EXPENG PEAL) HE GE E R SHALL CONTRACTOR REPAIRED OR REPEALED Ai C A 9 2 6 6 3 THE EXPENSE OF THE GENERIC THABAND P (949) 6J5_9468 3 STANDARDS AIME CATTLE NAME BT THEIR BRAND ANY TO ESTABLISH PHILIP EBMer-O LL 191 RIVERSIDE AVE ROCK PLL SUBSTITUTION EFCUALNTANDPER WITHINLIP MINT REQUEST FOR PCR®a916N1TaMn6.CBMn NEWPORT BEACH, SECTION CUT 0�RED OF SHALL BF MRD ESI DESIGNER NTS REVIEW PATS OF THE AL SECTION IDENTIFICATION RO 6 D PERACTPOF 1A PPE DESIGNERFOR FBE EW OE GED SHEET WHERE SECTION Ia DRAWN � savpmcRraRmLasiER SUNLITAVDHOUT BARECE,AVDb"ALL NOT BE R1RLHabED OR STRUCTURAL KEN OKAMOTO E ASSOCIATES CA 92663 NSTALLEO WITHOUT WRITTEN aPPRwaL ENGINEER'. 3186-F AIRWAY AVENUE VICINITY MAP 4. ALL COPENESUCTaN WOW ARCHNECNRAL MECHANICAL ELECTRICAL, COSTA MESA CA 92626 DETAIL REFERENCE 0""." OCNORETE ETC, SHALL CONFORM TO THE APPROPRIATE BWLOING pEPAR T, P (714) 444-2422 CAST IN PLACE OR PRECAST AS WELL AS ALL OTHER BEACONING BODIES AND REGIILaTICNs. F (714) 444-2122 DETAIL IDENTIFICATION 5. OmlflNfilwfi. SIVARAM NAGARAJAN, S.E. SHELF uul DATAIL 13 DRAWN METAL SIVARAM®KENOKAMOTO.COM OMIT INDICATION AT SMALL SCALE A ALL DMENSIGNS SHALL BE VERIFIED N THE FIELD AND 3 INTERIOR ELEVATION DIxREPANOES REPORTED rO PCA PRIOR rO CONSTRICTION. UNKNOWN REFERENCE WOOD, FIN15H DIMENSIONS ANP ELEVATICrJ9 ARE TO TOP WE C9HCRETE OR GENERAL 2e4 B RTWKOD FLOCKING, NOT TOP S FLOOR CAVERNS. CONTRACTOR: -ELEVATION IDENTFIOATION O ALL PARTITION DIMENSIONS ARE TO CEMERLINE UNLESS WOOD TRAMMING OTHERWISE PUSHING - CONTINUOUS MEMBER D. PC N07 SCALE pRawlNGfi, FOLLOW ENTENbIONfi OR CALL PCA FOR DEER SYMBOL VERIFICATION OR CLARIFILADOAL ELECTRICAL LINWOOD ENG. ASSOCIATES AND D, �PEA Me TAF°o DOOR NUMBER LOOP FRAM1nG ENGINEER 2301 DUPONT DRIVE, SUITE 150 N. THE COMR4crOR SHALL 0E RESFDN515LE FR CSARINATI Ka THE IRVINE, CA 92612 INTERRIPTEp MEYIBER WORK QE ALL THE TRADES AND SHALL CHECK ALL OIMENSIONS, THE P (7, 4) 424-0001 - flNI6H SYMBOL TO,'JTRaciOR SHALL BE RESFUJSIBLE TO PRE71" PCA OF O OA FINISH LEITER PLYWOOD DI6LREPANLIF6 OR CORNATICT6 N tFB0B DRAWINGS ALI DURING FRK 4)NKRETZ 04 OWNER BIDDING NNDAOR CLN6rR1CrldN PRIOR 70 PRICING OR PE60R11NG MARK PANKRETi 191 Riverside Ave, KEYNOTE ® THE BORK POPE SHALL RESOLVE ALL SUCH EASOMPANNE60R ANY M PAN KREXCLINWOODENGI NEERI NG.COM Newport Beach, CA 92663 ❑j NOTE NUMBER GLASS DOUBT AS 70 THEIR MEANING AND NOTES) THE CONTRACTOR AND OMIT INDICATION AT SMALL SCALE OWNER W17H BORDEN CLARIFICATION AS TO THE REsowTICN 6 SUCH PLUMBING LINWOOD ENG. ASSOCIATES the Garden AL2, LLC REv101oN GYPSUM BOARD ENGINEER 2301 DUPONT DRIVE, SUITE 150 OMIT PLIABLE LINES AT SMALL SCALE T ALL W.�K LISTED SHOWIN OR IMPLIED ON ANY CANST21cTIPl IRVINE, CA 29612 RE VISION NUMBER WITH CLOUD OCA UMENT6 SHALL BE SUPPLIED MID INSTALLED BT TIE GEAIERAL AROUND REVISED AREA INSULATION, BATT TRACTOR EXCEPT WHARF NOTED 07HER IBE THE GENERA P (714J 424-0001 ,K CONTRACTOR SHALL COORDINATE HIb WOW WITH THAT OF OTHER F (714) 424-0004 MATCH LME C 7N C7ORS OR YETIDORS 70 ASSURE THAT ALL SCHEDULES ARE ADAM FRANKLIN INbJLAiION, RIGID MET AND THAT ALL WOW IS DONE IN CONFORMANCE 70 SHADED PORTION INDICATES MANUFACTURER'S R QUI MENT9 AFRANKLINCLINWOODENGINEERING.COM .°o Anz>re 0. a THE 81PE CONSIDERED EXISTING LYE EXTERIOR WALL B. UNLEs5 sPEc1MEO To BT °JIPPLIEp ^Br THE TEUANT^ THE GENERAL rONTRACTCR 16 TO PROVIDE AND NOTALL ANY NEM66PFCRIED EN CIVIL BLUE PEAK ENGINEERING, INC. THE CONSTRUCTION DOCUMENT. ENGINEER: 15543 YORBA LINDA BLVD., SUITE 235 ABBREVIATIONS 9. THE GENERAL CONTRACTOR SHALL SUMMIT SHOP DRAWINGS FOR ALL YDRBA LINDA, CA 92555 AGREED: FABRICATED ITEMS, CUTS OF ALL FIXTURES EOWPMEN7 AND SAMPLES P (714) 749-3077 ACCEPTED THIS-DAY OF_ 2018 OF ALL FINISHES CALLED FOR PCA FOR APPROVAL PAPER TO F (7, 4) 281-1640 TENANT: INSTALLATION. ROBERT DEFEAT L PERPENDICULAR EMER DfffSiELE LME CATTAIL Su. SHALE 10. THE GENERAL CO'NTRacrOR SHALL PRODUCE THE MINIMAL INSURANCE RDEPRATINBLUEPEAKENG.COM BY: EONS OR NUMBER ENCL EXPOSURE LAV. LAVATORY SHE SHOVER REQUIREMENTS PEET FORTH M ARTICLE 116414 DOOYRNr ALSOF (E) EXISTING EP ELECTRICAL PMELBOAr LKR LGGKER BHT. BRIEF "GENERAL CIENDITIONS OF THE CONTRACT FOR ccMbiaCEDON"AND LANDSCAPE CONCEPTUAL DESIGN PLANNING CO. TITLE'. EL EQUAL IT LIGHT SIM SIMILAR LEASE DOCUMENT REWIRETIENTS. SELLS ADMIUMAL MEPC EWIPMENT CUBA 6MIITANG NAPKIN DI6FENbER ARCHITECT: 3195-C AIRPORT LOOP DRIVE, AUDIO DUE COMMENT'. ADDU ADDITIONAL ELL. ELECTRIC "TER CWLER MAY MARTIN SNR SANITARY"EMAN R•¢PTACLE II. THE GENERAL CONTRACTOR SHALL MAINTAIN A PERMITTED EFUD COSTA MESA. CA 92626 UPON BONDS THIS OMwrvc NL OF v AD. ATMA DRAIN EXIST. IXISiING ML TEDIOUS CABINET SPEC. SPECIFICATION COMPLETE SET CF COJSTi91CTON DOCUMENTS ON THE JOB SITE REQUIREMENTS WK BEEN ALPERW AND II WK ADJ. ADJUSTABLE EWi2. EXTEONED MAGI. MECHANICAL 6.R CAMEROON RISER DURING ALL MENSES OF CONSTRUCTION I Alp SHALL PROVIDE ALL P (949) 399-OBID X212FULL XSaR XSaREGATE EXP. IXPAI1516N PEERS I"EIMBRNNE Y2 SOWER SUB-CONTR4CTORb WITS CURRENT C/..1J6Tg1CTIOJ DOOIMIENT6 AS F (949) 612-5630 ADNEONX HIS PRONXTER MIN SAM u mn AL. ALUMINUM EM. EXIEWOR MET METAL fbT. GTAMLERSTEEL REQUIRED. ERIK PETERSON BE nxTO ME THE TMAST AffROX Aff IMAM MCI MAWFACNF SS..K SERVILE SINK EPETERSONMSCDPCINC.COM ARCH. ARCHITELTLRAL SA PIPE ALARM MH. MANWLE SEA STATION IS THE C£NE CAL CONTRACTOR SHALL REMOVE ALL RJB815H AND WASTE Ia "u,°��, ACA ASBESTOS FAP FIRE ALa9M PANEL MIH MINIMUM BTR. BTAMPAPPD MATERIALS CN A REGULAR BASIS 6 ALL YJBCONTRACiOS AND onw nx ERISEW wart w ASPH ASPHALT FA FLAT BAR MR MIRROR 57L. STEEL TRADES, AND SHALL EXERCISE STRICT CONTROL OVER JOB CLEANING -Her e�aw aH i I BD. BOARD ED.EAGER CO�,YNSATIOONN1N FEW MM1A�°a1L.KL."NOEPEENINIAG SHEET TAR STRUCTURAL ONANGE LATYFNNEAD GREASIN RR WELLC pE THE JO'0B BULL IED PCGIIS,OR SCOPE OF WORK BIN,PANDNA,'�AKEI L,^�N'; BITLTI, BITUMINOUS SE. FIRE ETEMINESIER MD. FKMMTED BISP. 5USFflN DISCARGE CF ILLEGAL POLWEMIE6, COr16ERUCTION MATERIALS, OR BLE. SUILDIW ABC FIRE HOJBE CABINET IML MODULE BTM BTMMEIRILAI BE OrIrE C17Y 67WE75 oR BrgaM DRAINS 18 BlK BLCCg FlN FINISH PROHIBITED. DEMO OF EXISTING BUILDING 9 FACADE d INTERIORS NGLUDNS BUCG g_ A11Ya FlN6 HNSIF CUR-AGE N. NORTH TREE USUAL BUY BEAM AL FLOOR NO NOT IN CONIRAQ US DWAY BAR 13. ALL WBCCNTRACT0R5 SHALL BE CRT AND STATE LICENSED. PARAPETS SO FICE AT CO ICE EMERIOR WOOD PANELING, BOT. BOTTOM FLASH FLASIIINla NO. NLMNALITTEMS DE TOP LE OWES 14. PLUMBING, ELECTRICAL MID HVAC SUBCONTRACT�3 BHA" SECURE EXTERIOR STUCCO, EXTERIOR UWLL COVERINGS, SIGNAGE FLUOR FACE OF STUDINUT NESS NOMINAL TEL TELBWONE THEIR OWN 9EPARaiE PERMITS AND PLAN cuECK EXTERIOR WINDOWS < DOSAGE WALLS, WINDCUSE A DOOR3. DEMO OF CAB CABINET HERPLAS PALE LT STUD NiS. HOT TO Y.ALE UPS,TELDIFFERENT BOARD ALL ELECTRICAL PANELS, EMERIOR LIGHTING, CUTLETS < LH. ITCH BABw Fera. FULL NET ,RE. TERRAZZO I6. ^EXIT" SAWS SHALL BE FRONDED IN aCLORpNJCE WMu 2016 PEP BWNCHES. LOM CERBNT Be. FULL 912E SE OVERALL TAG. ENDED Mp GRObvE LER CERAMIC Sr POOR S FEET DES. ON EHK TIME REEL CHAPTER DE SECTION 1011, AND 46 SHOWN LOCATED ON FLUOR OR CAST IRLN FT6 FPoTRG OL QJ CENTER PAPA iW W PAVETfIIi REELECTED CEILIFA'a PLANS(5) NEW 10 EXISTING BUILDING 191 FACADE A INTERIORS 1NCLUpING= BOB, COHNla TU� FLOWS OD. Wr510E PHAPTIER TPD. TOILET PATER DI5PoTL5ER 16. NO HAZARDOUS MATERIALS L1aWDS OR CHEMICALS SHALL BE PLACE, CAULKING NL FUMff RF OfIW LV. TELEVISION StG P OR USED WITHIN THE SUBJECT BUILDIWi AS TO BEEN a EWILi UP PARAPET$ EXTERIOR CLAPPING, WINDOWS A DOORS, CLO. CLOSET ORMS OPENING rW TLP OF WALL EAZARpa19 CLASSIFICATION PER THE 2016 cALB4ANlA BUILDING TRELLIS WASOOT NNEGe INTERIOR WALL FURRING, ELECTRICAL GLR CLEAR GA. GALGE WF. D 5X£ TY FEL. TYPICAL CODE OUTLETS d SWITCHES, NEW PARTITIONS. COL CpWM WLV. GALVANISE) CONK, CONCRETE GB GRAB BAF CREST PER -GST DR IMFINISHED 1E. ALL INTERIOR WALL$ AND PARTRIONb SMALL BE DESIGNED MID ALL NEW ROOFING DRAINAGE AND ROOF TOP EQUIPMENT. COME COMELTIRI Gi GLASS R. PLATE UNO PAGES NOTED OTHERUISE COJSiR1CTED 70 RESIST ALL LOADS 70 WHICH THEY AMC SUBJECTED COUNTS CONSTRICTION Gm GRNRp PWM PLASTIC LAMINATE LR URINAL BUT NOT LESS THAN A FORCE OF 5 POUNDS PER SQUARE FOOT COIL CONTIWIOUS GF GRADE RAS PLASTER APPLIED PETCPENOICJLAR TO THE WALLS, BHORIFG IB TO BE PRODUCED FOR ALL DEMO PHA9E3 IF NEED. REED OJRRIDOR GTP GYPSUM PATIO. PLIDOOp VER. OPTICAL FACADE AND SHELL REMODEL CHANGE OF USE AND OCCUPANCY RSK CpNJ1ERSa11NK R2 PAIR VEST DISTRIBUTE Ie. BUILDING CON9IRJCTIOU BEHALF COMPLY WINE 2016 OBC. SECTION PIAN CHECK OB 13.15 WTR COIMMER HIS ABUSE BIB PM, POINT VGL VINYL CEMENT TLE - P20FI P057 OFFICE (B) TO SHELL RETAIL SWITCHING, (BM) REDUCE 2 C CRT OBITER HL. TOLNEW LURE PER PAPER POOL DISPENSER BLDG. S.F. BY 21292 SF. PIOARMR CrnoNs NED HARDWOOD PM PARTITION W. MST S. ALL SIGNS REQUIRE SEPARATE REVIEW AND FE 17 MID SHALL 2 1 CORRECPONE 05,08.18 OBI FBI HCVD. H0.LpU CLFE PTR PAPER LEASE FELEPTALLE WA WITH PLMPLY WITH CHAPTER DEAL 6 THE COMING CODE OR AN DEET DEPARTMEM HALF_ LABODRE WL DIFFER CLOSED APPROVED SIGN FRIXaRAM, NO. OEBLRIPIION DAM TEST DIKKILIYa MAINTAIN PUTLOSS �1ONMELTAL QT WAS"TLE Wp HOLT 20. FOLNTANS POOLS, SPAS, AENCEB, PATO VJJER3, AND OTHER DEFERRED SUBMITTALS CIA DIAMETER HR HOUR R RISER WE WAIERPROS TREESTANpING OR 4CCES°IRT 9TRUICTURE9 REQUIRE SEPARATE REVIBIONB DIM DIMENSION WENT, WEIGHT RAV. RADION WfGT. WAINbCOM REVIEWS MIp EER11T6 p AWX ONE. D13PD+BER Re, RLS DRAM wT uEGHT 21. BUILDING WILL BE IJN-OCCUPIED YEN TENANT). ALL PNaL c RANTER) I. ''NO C/O NOR TEMPORARY CERTIFICATE OCCUPANCY WILL BE DN CDLN 1D. INSULA DIAMETER RF !&lERFNLE ED AR MP DR EOR a'E1+1NG Abu_ INSULATION RESER F2m1GERATCR NOR ADDITIONAL AND RNMA SCRIBBLE TO T REMAIN 7103 ABC LOCATED ON SITE • GRANTED UNTIL TOILETS ARE INS?BLEED PER CPC ?ABLE 422.111. 2g L, DnTE DR DOOR Mi INTERIOR REG1R IHGISIER 0002 &AIE)ULE AN)FMIBH BCHE)ULE EXISTING,O NAS ADDITIONAL �STROOMS WILL REtlIUREAALA PEOMB„� m 06. DRyUgQ we ROGERLBG SEPARATE PARENT, MID A CERTIFICATE OF CCCUPANCT, PER AUNRE 2, SIGN ELEVATOR EXIT SIGNALS5I AND I TEXT R DRE O013A AT LOOKS 70 INCLUDE `.$J (ly 05'09'2018 O5. MAY SHES R-0 REMBLI R FINLANDWITHOUT SIGN ELEVATION MID TYPICALER ADD E TEM PER YS 10134 AT DOORS r0 EXIT } A xb roaMxg # DEP. )RTHINES pIFE PEET . CAME 2. WITHOUT 6MII WILL NOT FOR AME RE FOR M BT CODE A cERTIFICAEE OF PASSAGEWAYS, 0 EXIT p1033 ADD ADD EXIT STAIRWAYS SHALL COMPLY WITH SECTIONS IFNIxal-I Q CIELMED 011Yv DRAWIWi RM R'MM BUILDING WILL NOT IbfAIEDWRTIE 611ELL IIB-LOC IIB-1®53. IIB-7053 ANO IIB-TOSS. (IIB-ZI6.4.DTACT TLE LLFDELLS, EN SIGNMET 9X � PE RIO REMCDE REACH�N11Ya TENDS F1 BULD-OU7 FOR HA LLOUPANLT WILL BE ISSUED PR EACH BE LOL4DEO 0" MEASURED MEASURED) TO BASE LME 6 THE HE HIGHEST BRAILLE CELLS EDLVE FINISH C' OSS \P 0� pPoXT GATE RLL. RAM WATER LEADER TENANT BUILD-OUT FOR LLI11CH SANITARY FACILITIES ARE PROVIDED FLOOR AND 60" MEASURED TO THE BASE LINE W THE HIGHESL LME OF RAISED CHARACTERS. CAL 08.13.2018 I IF SITE PLAN - NTS (SEE SHEET ST-1) LEGAL/BLDG. DESCRIPTION PROJECT DATA LIST OF DRAWINGS PACIFIC COAST 2'D feMVFNCSFUT ARCHITEcrs BL PARCEL NUAOMB• 060-110-17, DAB-110-2], 018-MY90 LI 111LESHEEI vo eure 114 L-I CONSTRUCTION PLAN \I CRY OF NEWPORT BEACH. COUNTY OF ORANGE. STATE OF CALIFORNIA. 2016 CALIFORNIA FIRE CODE _ SPECIFlCATIONS-'P� xaweom eaacx, 1]] ZONER MU-MM 1' LEGAL DE CRIPTION THAT PORTON OF LOT F OF TRACT NO. 919, IN AHE 8010 CALIFORNIA BJILpINGPLCLJpEH t 4EvL CDP WAIVER CONDITIONS O£ AFPROVAL2 L-2 CONSTRUCTION DETAILS 1 NOTES C6 F a2aa AM1WRDE AVE \ L-3 1RR1Cx4T1ON PLAN a2, ewe as e as AS SHOWN ON A MAP RECORDED IN BOOK 29. PAGES 31-34. INCLUSNE 21 CALIFORNIA MECHANICAL CODE C I PRECISE GRADING PLAN L-4 IRRIGATION DETAILS 1 NOTES rn FAX ma esae ❑ I OF MSCELL THE OFFICE OF THE COUNTY RECORDER. 2016 CALIFORNIA ELECTING CODE C 2 TOPOGRAPHIC SURVEY L-5 TREE, SHRUB 1 GROUNDCOVER LOT AREA 1.68 AC V2B02 SE) 2016 CALIFORNIA ELECTRICAL E C-3 EROSION CONTROL PLAN PLANTING PLAN YEAR BOIL 2016 CALIFORNIA ENERGY CODE 2 AwcwRunRAL L-6 PLANTING DETAILS 1 NOTES I' 2902 W COAST HIGHWAY ^� 2 L-T SPECIFICATIONS the Garden 2 ° p GHAF'TER 15 OF NEWPORT BEACH MUNICIPAL CODE 57-1 PTEA DET I SITE PLAN Ay I GOP WAIVER FOR CHANGE OF USE, CO 2010 03fi IPA2010-003) � 5r-2 51TE DETAILS F1EP JJJIII, v 31GNAGE SNIDER PA201]-006 ALL OTHER APPLICABLE CODE5 ST-3 SITE DIMENSION PLAN E-O.I ELECTRICAL LEAD SHEET 191 RIVERSIDE AVE. ® II ST-4 REFERENCE EXASTIM1 s SITE PLAN E-LI ELECTRICAL SITE PLAN J ° ° A P- @t BMOIW GOVERNING CODES A TITLE 24, FEDERAL ADDLING III LOCAL A E-2.1 ELECTRICAL PLAN \\\\\\\\\\- ° BUILDING OCCUPANCY- B/M CITY REWLATONS E-2.2 PHOTOMETRIC PLAN LOMB1RUD1ON TYPE V-B NOWSRVINKLFAED IX -I EXISTING FLOOR PLAN 1 ROOF PLAN E-3.1 SINGLE LINE DIAGRAM 1 f,CHEDULES NUMBER OF STORES 1 EX 2 EXISTING ELEVATIONS _ DEMO CLARIFICATION: EXTERIOR FINISHES TO SME REMOVED E-4.1 ELECTRICAL TITLE 24 REPORT TO EXI5TING CMU. _ MEI TOTAL GROSS FLOOR AREAS 8,202 S.F. MON-0CCIIPImI D-1 FLOOR DEMO PLANS p-2 ELEVATION DEMO PLANS P-0.1 FLUM51NG LEAD SHEET Z fEW TOTAL GROSS ROIXV AREA 7,000 8F. PC6'6 DESIGN AND OOU6T TO ISEEN DRAWINGS 44 UP BEEN DB ILITYEC TO P-21 PLUMBING PLANS F7 FII TENANT TECAL BOSNIATTLE 24E THIS TENANTS CODES ANY FI PLUMS NG SCHEDULES A DETAILS TITLESHEET 't m TENANT MODIFlCATON9 TO THESE DRAWINGS WILL BE THE TENANTS LIABILITY. A-I PROPOSED FLOOR PLAN a ROOF PLAN F R 2 BR`10 LOOR 2,292 S.F. DURING THE TENANT S OCCUPANCY 6 THE SPACE, THE CLEANUP WILL BE A-2 PROPOSED ELE VAt ONS PC SIN (TOTALEDMOIRST FAl 2,202 S.F. REDUCTION) FFEMPTOEFEB BABE)PONNE ar�a LEE24ACCESSIBLTY cones UANY A-3 BUILDING SECTION A WALL SECTIONS M-0.1 MECHANICAL LEAD SHEET O < DEVIATION BT THE TEINANT FROM CALIFORIA TILE 24 AOCP66BLIT=ED WILL A3.I BUILDING SECTIONS ,-1-21 MECHANICAL ROOF PLAN O FLEE TTPUSUAN�TS SLE WILL BE EILRITRT AND LIABILITY NEITHER PCAAARcuNECT M-3.1 ME EADENICAL TITLE 24 REPORT F RFHABLITATED LANDSCAPING BSS THEL NDET V PTA MISC. DETAILS III N //�� A-5 DOOR SCHEDULE A DETAILS W DDSWILTE f2\ LETS DETAILS 3 ALL TOTAL STS 20592 9 ICOMPUANi WITH FAR OF 0.5 98,H18F1 $M1BBf Title � B RE UEE0 PRKG. STALLS 02 2 5-1 STRUCTURAL GENERAL NOTES AND DETAILS \J PROVIDES IN 0WOE0 ON SITE 5-2 FOUNDATION AND R06 FRAMING PLANS PrO(act Number 5-3 FOUNDATION DETAILS 191-01 NOTE 5-4 FRAMING DETAILS RIVERSIDE AVE. PROJECT SITE 11 ACCESSIBLE STALLS HAVE BEEN PROVIDED AS REQUIRED PER 5 PROJECT T - _ _ - _ - _ - - - _ - - - _ - - - _ - - - _ RILE 24 2018 0.8.0 CHAPTER TB. 5 FRAME ELEVATION 1 DETAILS Sheet Number - -1 L NORTH 15-20 ��,��WN9���I�I�}yI�I� reva9i1Ylyw'1-'� 15-20 PROJECT tke I �a�CJc�n 191 RIVERSIDE AVE NEWPORT BEACH, CA 92663 OWNER the Garden M2, LLC AGREED: ACCEPTED THIS DAY OF 2018 TENANT: BY: COMMENT UPON SIGNING THIS DRAWING ALL OF MY REQUIREMENTS HAVE BEEN ADDRESSED AND HAVE FULL AUTHORITY TO BIND MY ORGANIZATION TO THIS PLAN. ANY CHANGES TO THIS PLAN AFTER THIS DATE WILL BE AN ADDITIONAL DESIGN/CONSTRUCTION COST TO ME THE TENANT. OF S WISE, ARE THE EXCLUSNE PROPERTY OF PDA AND THEIR USE AND SHALL BE RESTRICTED TO THE ORICI� BRAD OR SUITE FOR WERE PREPARED RE -USE REPRODUCTION, OR P BLICATION BY IN WHOLE DR IN PART IS ROBUST) EXCEET BY WRITTEN PER- MISSION FROM PCA. TITLE TO THEE RINS ANDEOR SPEC REMIN PCA WITHOUT PREUDICE, AND �IUAL INTACT PLAN CHECK 2 06.13.18 LEGEND CHECK A1PLAN 05.08.18 CORRECTIONS \� R U R PROPERTY LINE WM WATER METER NO. DESCRIPTION N 28•59'30" E 222.81' \o, FF FINISHED FLOOR BW BACK OF WALK z ®�„�\\ �\ TC TOP OF CURB FG FINISHED GROUND \\ FS FINISHED SURFACE INV INVERT ELEVATION m Z o FL FLOW LINE - 56- PROPOSED CONTOUR d TG TOP OF GRATE -56_ EXISTING CONTOUR `" N A\ \0GB GRADE BREAK m r 56.10 PROPOSED ELEVATION 20 5 0 10 20 Q CENTERLINE c. a (56.10) EXISTING ELEVATION o R RIDGE LINE w_ III/y. ` FIRE HYDRANT SCALE: I"=20' J' I R/W RIGHT OF WAY �s x o `d Iw IIIcPP WV WATER VALVE POWER POLE w w GRADING CONSTRUCTION NOTES o PAD=, 5. o Oi PROTECT IN PLACE EXISTING IMPROVEMENT. T 1s. a �S O2 CONSTRUCT PCC CURB PER CITY OF NEWPORT BEACH STD -182-L, TYPE B. 6" CURB FACE UNLESS OTHERWISE NOTED. w TRASH ENCLOSURE PER ARCHITECTURAL PLANS CONSTRUCT SIDEWALK PER ARCHITECTURAL PLANS. T 1 7 O T A PA F575s O5 INSTALL CURB RAMP PER CITY OF NEWPORT BEACH SID -181 -L-A, CASE C. F / Ilti O TRANSFORMER PER ELECTRICAL PLANS. LANDSCAPING PER LANDSCAPE ARCHITECTURAL PLANS. INSTALL SEWER CLEANOUT O PROPERTY LINE PER CITY STD. 406-L. CONTRACTOR TO VERIFY IN FIELD. Os ADD BACKFLOW DEVICE AFTER EX. METER PER CITY OF NEWPORT BEACH STD 520 -L-A. DRAWING ISSUE RECORD o UPSIZE EXISTING METER PER PLUMBING PLANS. DATE DEs RIPTION 3 6 s 0.00' s3s7 n GREASE TRAP PER PLUMBING PLANS. 12 CONNECT PROPOSED 4" SEWER FROM GREASE TRAP TO EX. SEWER 13 CONNECT TRASH ENCLOSURE DRAIN TO PROPOSED GREASE TRAP. CONTRACTOR TO VERIFY INVERTS IN FIELD. 14 INSTALL 12" X 12" CATCH BASIN WITH 18" DEEP ROCK (3/4" SIZE) INFILTRATION BEDDING BELOW. _- a) AD NOTES F5i6.a7 GENERAL e• s' o" 2 ® 1. PLEASE NOTE ON PLAN: "ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE Tc1 .e c1a.47 2 _ COVENANTS, CON0177ONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIA77ONS 51 .3 73.97 _ _ 7 1 PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT." r o I \ / (13) 2 TC14. 8 2. PLEASE NOTE ON PLAN: PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS =� r \ ) e DEPARTMENT" \ALL sla.zo WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE NBMC THE PROJECT SO/LS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT J. ( ) a I 4. DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE. RECORD 5. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING THE CONSTRUCTION PERIOD. No. DATE DescRlPooN 1 s/aA6 P.c. coRREciloNs 74.13 s� r 6. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY,, 8:00 AM TO 6.00 PM SATURDAYS,' AND NO WORK ON SUNDAYS AND HOLIDAYS PER p 6 13 I6 P.C. CORRECil0NS m014.38 4 C -' S14.05 SECTION 10-28 OF THE NBMC. a Esl4. MA%z 7 NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28 OF THE NBMC. _ H 4 8. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES. '\? , �? 9. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTING UTILITIES. > 10. APPROVED SHORING, DRAINAGE PROVISIONS AND PROTECTIVE MEASURES MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION. om c14.31 1 1 ' 11. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL. x TG13.00 /�\ 4 NV„ x 1 x 12 HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITY TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC. T NO RT ° - - V; 2 D < � "" ".. 13 POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND SLOPE AREAS. 'JI 13 191 RIVERSIDE AVE. FF=14.57 4 14. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER. 15. ALL PLAS77C DRAINAGE PIPES SHALL CONSIST OF PVC OR ABS PLASTIC SCHEDULE 40 OR SDR 35 OR ADS 3000 WITH GLUED JOINTS. 16. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE ALLOWED TO ENTER STREETS, CURBS, GUTTERS OR STORM DRAINS. ALL MATERIAL AND WASTE T-� 2D �QS� R SHALL BE REMOVED FROM THE SITE. 4 EROSION CONTROL C14.31 _ ¢W 1. TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 TO MAY 15. FS 13.47 s1s.e1 qso �s 2. EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-SITE BETWEEN OCTOBER 15 AND MAY 15. ©III z. z >rBSi J. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY PROBABILITY OF RAIN EXCEEDS 30 PERCENT DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY, WHENEVER THE DAILY RAINFALL PROBABILITY PROJECT NAME ®� EXCEEDS 50 PERCENT. MAX Q 4. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED FOR THE DURATION OF THE PROJECT 4 ' C 14.3 � o REQUIRED INSPECTIONS a� In 1. A PRE -GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING WITH THE FOLLOWING PEOPLE PRESENT. OWNER, GRADING CONTRACTOR, DESIGN 2 z R A CIVIL ENGINEER, SOILS ENGINEER, GEOLOGIST CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. 2. A PRE -PAVING MEE77NO SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF THE SUB -GRADE PREPARA 77ON FOR THE PAVING WITH THE FOLLOWING PEOPLE PRESENT 12 ISA e MAR. 1RS � OWNER, PAVING CONTRACTORS, DESIGN Cl NL ENGINEER, SOILS ENGINEER, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES REQUIRED FIELD INSPECTIONS WILL BE OUTLINED T 180.00' �� 50.00' ',2 98.94' s 'Rp9 AT THE MEETING. cc NEWS PAPER STAND N 28'59'30" E S SIDEWALK - _ - - - - - - - _ - _ - - II 328.94" '`9J SIDEWALK EWS APER STAN - - _ _ _� .S v GRADING FILLS/CUTS 1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL. 2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE COMPACTION OUT TO THE FINISHED SURFACE. J. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVED BY THE _ W Cr Zz p � SOILS ENGINEER. COMPACTION TESTS SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL LV Z RRSr < N sR RS r, w R r s r � o COMPACTION EFFORT APPLIED TO THE FILL AREAS. cal)� � c A I� V m 4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETA T70N AND DEBRIS, SCARIFIED AND APPROVED BY THE SO/LS ENGINEER PRIOR TO PLACING OF THE FILL. Q A 5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. _ W 'M 6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED. + 0 24 7 ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER.CIEN Q 374.99' -�- 158L74' RIVERSIDE AVENUE 8. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL, AFTER CLEARING AND PRIOR TO THE PLACEMENT OF FILL IN CANYONS, INSPECT EACH CANYON FOR AREAS OF 11 ,, '' -- Q - - - - - - - �,� N 28'ss'3D" E s41.3s' -� ADVERSE STABILITY AND DETERMINE THE PRESENCE OF, OR POSSIBILITY OF FUTURE ACCUMULATION OF, SUBSURFACE WATER OR SPRING FLOW. IF NEEDED, DRAINS WILL BE r W W m s DESIGNED AND CONSTRUCTED PRIOR TO THE PLACEMENT OF FILL IN EACH RESPECTIVE CANYON. :ft S, 9. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE AND GRADE Waft� 10. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SO/LS ENGINEER. THE BUILDING C DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLAT WORK PLACED OVER UNTESTED BACKFILLS TO FACILITATE TESTING. 11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDING DEPARTMENT JiW EARTHWORK 12. LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH CHAPTER 15 OF THE NBMC. 13 ALL CUT SLOPES SHALL BE INVESTIGATED B07H DURING AND AFTER GRADING BY AN ENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULD Z BENCHMARK EXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENPAL GEOLOGICAL HAZARDS, THE ENGINEERING GEOLOGIST SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENT STATEMENT OF QUANTITIES TO THE BUILDING DEPARTMENT FOR APPROVAL. ORANGE COUNTY PUBLIC WORKS -ORANGE COUNTY SURVEY CUD 10 CUBIC YARDS 14. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPES IS DETERMINED TO BE NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS BM DESIGNATION., 1J-78-04 FILL: 10 CUBIC YARDS ENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATION AND CALCULATIONS FROM THE BUILDING DEPARTMENT PRIOR TO CONSTRUCTION. DESCRIBED BY OCS 2005 -FOUND 3-3/4" OCS ALUMINUM BENCHMARK DISK STAMPED "1J-78-04" SET IN THE SOUTHERLY NET. 0 CUBIC YARDS 15. THE ENGINEERING GEOLOGIST AND SO/LS ENGINEER SHALL INSPECT AND TEST THE CONSTRUC77ON OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPE CORNER OF A CURVED 4 FT BY 8 FT CONCRETE CATCH BASIN. MONUMENT lS LOCATED IN THE SOUTHERLY PORTION OF AND ADJACENT STRUCTURES UPON COMPLETION. THE INTERSECTION OF PACIFIC COAST HIGHWAY AND NEWPORT BOULEVARD, 125 FT SOUTHWESTERLY OF THE CENTERLINE OF NOTE THE QUANTITIES AS SHOWN HEREON ARE FOR PERMIT AND/OR BONDING PURPOSES ONLY. THE GRADING 16. WHEN CUT PADS ARE BROUGHT TO NEAR GRADE THE ENGINEERING GEOLOGIST SHALL DETERMINE IF THE BEDROCK IS EXTENSIVELY FRACTURED OR FAUL7ED AND WILL PCH AND 180 FT. SOUTHERLY OF THE CENTERLINE OF NEWPORT BOULEVARD ALONG THE WESTERLY SIDE OF THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFICATION OF QUANTITIES PRIOR TO THE START OF GRADING AND READILY TRANSMIT WATER. IF CONSIDERED NECESSARY BY THE ENGINEERING GEOLOGIST AND SO/LS ENGINEER, A COMPACTED FILL BLANKET IMLL BE PLACED. SOUTHBOUND PCH TO NORTHBOUND NEWPORT BOULEVARD ON-RAMP. MONUMENT IS SET LEVEL WITH THE TOPOF THE CURB. ACCOUNT FOR DISTURBING ANY EXCESS MATERIAL OR SUPPLYING ANY DEFICIENCIES TO BRING SITE TO DESIGN 17 THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING. GRADE. THE ABOVE CUT AND FILL FIGURES REPRESENT PURE VOLUME FIGURES ONLY. THERE IS NO 18. NOTIFICATION OF NONCOMPLIANCE IF, IN THE COURSE OF FULFILLING THEIR RESPONSIBILITY, THE CML ENGINEER, THE SO/LS ENGINEER, THE ENGINEERING GEOLOGIST OR THE PROFESSIONAL SEAL ELEVATION = 11.930 (NA VD88) CONSIDERATION TAKEN FOR SHRINKAGE, SUBSIDENCE, OR ANY OTHER LOSS FACTOR. THE CONTRACTOR'S BID TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE IN CONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN OFESS7 WILL BE THE SOLE BASIS FOR ALL PAYMENTS FOR WORK DONE PRIOR TO START OF CONSTRUCTION, WRITING TO THE PERSON IN CHARGE OF THE GRADING WORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE oJ CONTRACTOR/OWNER SHALL LOCA 7E TOE AND TOP OF SLOPES BY FIELD MEASUREMENTS AND VERIFY PAD SUBMITTED TO THE BUILDING DEPARTMENT FOR APPROVAL. Dom( �eF'0 Fi fob F,� ELEVA TONS. DOCUMENTATION No. C060482 A 1. AN AS -BUILT GRADING PLAN SHALL BE PREPARED BY THE CML ENGINEER INCLUDING ORIGINAL GROUND SURFACE ELEVATIONS, AS GRADED GROUND SURFACE ELEVATIONS, PRIVATE ENGINEER'S NOTICE TO CONTRACTOR UTILITY NOTES LOT DRAINAGE PATTERNS AND LOCATIONS AND ELEVATIONS OF ALL SURFACE AND SUBSURFACE DRAINAGE FACILITIES. HE/SHE SHALL PROVIDE WRITTEN APPROVAL THAT THE * EXD.06-30-18 WORK WAS DONE IN ACCORDANCE WITH THE FINAL APPROVED GRADING PLAN AND STATE THE NUMBER OF YARDS OF CUT AND/OR FILL MOVED DURING THE OPERATION. T THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITIES OR STRUCTURES SHOWN IN THESE PLANS ARE OBTAINED BY 1. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED 2. A SOILS GRADING REPORT PREPARED BY THE SOILS ENGINEER, INCLUDING LOCATIONS AND ELEVATION OF FIELD DENSITY TESTS. SUMMARIES OF FIELD AND LABORATORY r A SEARCH OF AVAILABLE RECORDS, AND TO THE BEST OF OUR KNOWLEDGE, THERE ARE NOT EXISTING U77LI77ES EXCEPT PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. RESULTS AND OTHER SUBSTANTIATED DATA AND COMMENTS ON ANY CHANGES MADE DURING GRADING AND THEIR EFFECT ON THE RECOMMENDATIONS MADE IN THE SO/LS o THOSE SHOWN ON THESE PLANS. THE CONTRACTOR IS REQUIRED TO TAKE ALL PRECAUTIONARY MEASURES TO PROTECT THE 2. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 ENGINEERING INVES77GATION REPORT HE SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AND COMPLETION OF WORK IN UTIL177ES SHOWN, AND ANY OTHER LINES OR STRUCTURES NOT SHOWN ON THESE PLANS, AND IS RESPONSIBLE FOR THE LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. ACCORDANCE WITH THE JOB SPECIFICATIONS. PROTECTION OF AND ANY DAMAGE TO THESE LINES OR STRUCTURES. J. ABANDONMENT OF SEWER LA 7ERAL SHALL INCLUDE REMOVAL OF THE CLEANOUT RISER, THE 4 T BOX AND THE J. A GEOLOGIC GRADING REPORT PREPARED BY THE ENGINEERING GEOLOGIST, INCLUDING A FINAL DESCRIPTION OF THE GEOLOGY OF THE SITE, INCLUDING ANY NEW SHEET TITLE WYE, IF APPLICABLE. SEWER LATERAL SHALL THEN BE SAPPED WHERE THE WYE USED TO BE INFORMATION DISCLOSED DURING THE GRADING AND THE EFFECT OF SAME ON RECOMMENDATIONS INCORPORATED IN THE APPROVED GRADING PLAN. HE/SHE SHALL PROVIDE CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRAC77CES, 4. ABANDONMENT OF EXISTING UNUSED WATER SERVICE SHALL INCLUDE CAPPING AT MAIN (CORPORATION STOP) WRITTEN APPROVAL AS TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AS AFFECTED BY GEOLOGIC FACTORS. PRECISE CONSTRUC77ON CONTRACTOR IMLL BE REQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS AND REMOVAL OF EXISTING WATER METER, BOX AND COVER. DURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY,, THAT THIS PUBLIC WORKS NOTES GRADING REQUIREMENT SHALL B MADE TO LY CONTINUOUSLYNOT BE LIMITEDTO NORMAL WORKING UBS 1. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK AC77077ES NWTHIN THE PUBLIC RIGHT-OF-WAY. TOR FURTHER EES DEF£ND,N THE CITY, EMPLOYEES, AND 2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC PLAN AGENTS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER AND PROJECT ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER SHEET NUMBER G=01 THE CONTRACTOR SHALL BE RESPONSIBLE TO REPORT DISCREPANCIES IN PLANS AND/OR FIELD CONDI77ONS IMMEDIATELY TO BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WLL BE REQUIRED. 1009 OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030), SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. THE DESIGN ENGINEER FOR RESOLUTION PRIOR TO CONSTRUCTION, AND SHALL BE RESPONSIBLE FOR DISCREPANCIES NOT SO REPORTED AND RESOLVED. J. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18. DATE: 06/13/2018 PROJECT tke I �a�CJc�n 191 RIVERSIDE AVE NEWPORT BEACH, CA 92663 OWNER the Garden M2, LLC AGREED: ACCEPTED THIS DAY OF 2018 TENANT: BY: COMMENT UPON SIGNING THIS DRAWING ALL OF MY REQUIREMENTS HAVE BEEN ADDRESSED AND HAVE FULL AUTHORITY TO BIND MY ORGANIZATION TO THIS PLAN. ANY CHANGES TO THIS PLAN AFTER THIS DATE WILL BE AN ADDITIONAL DESIGN/CONSTRUCTION COST TO ME THE TENANT. OF S WISE, ARE THE EXCLUSNE PROPERTY OF PDA AND THEIR USE AND SHALL BE RESTRICTED TO THE ORICI� BRAD OR SUITE FOR WERE PREPARED RE -USE REPRODUCTION, OR P BLICATION BY IN WHOLE DR IN PART IS ROBUST) EXCEET BY WRITTEN PER- MISSION FROM PCA. TITLE TO THEE RINS ANDEOR SPEC REMIN PCA WITHOUT PREUDICE, AND �IUAL INTACT REVISIONS 7I�\Ti7:l DATE PRINT DATE 06.74.2078 PApC/I�FIC CC/A�aT 2600 NEWPORT AIRCHITECT5 BLVD. SUITE 114 NEWPORT BEACH, CA. 92663 41 (949) 675-9466 FAX 675-6234 The Garden 191 RIVERSIDE AVE. PRECISE GRADING PLAN Sheet Title Project Number 191-M Sheet Number C-1 15-21 PLAN CHECK 2 06.13.18 CORRECTIONS CHECK A1PLAN 05.08.18 CORRECTIONS NO. DESCRIPTION DATE REVISIONS 7I�\Ti7:l DATE PRINT DATE 06.74.2078 PApC/I�FIC CC/A�aT 2600 NEWPORT AIRCHITECT5 BLVD. SUITE 114 NEWPORT BEACH, CA. 92663 41 (949) 675-9466 FAX 675-6234 The Garden 191 RIVERSIDE AVE. PRECISE GRADING PLAN Sheet Title Project Number 191-M Sheet Number C-1 15-21 15-22 PROJECT AVON STREET PER PMB 237/35 36 o-147.55 G' N 643718' W L=425.52• ��i�. �----- tkel N 619'30 'W18521' PER PM N0. 87-106, PMB 227/9-10 o, \ \ BENCHMARK THE LAND REFERRED TO HERRN BELOW IS SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: PARCEL 1: ae, 64430 THAT PORTION OF / p DRIVEWAY LOT F OF TRACT NO. 919, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A MP RECORDED IN BOOK 29, PAGES 31 THROUGH 34, INCLUSIVE rvt P�'� ((\�-/^)JI IIJ( u SIDEWALK m SIDEWALK OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS: / p 23.55'08' R=349.51' L=98.75' L-145.91 QR 4 4=7'72'03' p O 0 9, N 6437'78' W T 110'50' ® ♦ PAVEMENT COMMENCING AT A POINT IN THE NORTHEASTERLY LINE OF THECALIFORNIASTATE HIGHWAY AS SHOWN ON SAID MAP 16'211 1 OF TRACT NO. 919 DISTANT SOUTHEASTERLY 750.00 FEET, MEASURED ALONG SAID NORTHEASTERLY LINE, FROM THE SOUTHEASTERLY CORNER OF THE LAND DESCRIBED IN THE DEED TO WALTER S. SPICE AND WIFE RECORDED NOVEMBER 17, 1930 IN BOOK 436, PAGE 190 OF OFFICIAL RECORDS THENCE NORTH 28' 59' 30" EAST 213.59 FEET 191 RIVERSIDE AVE .� CANTER ^o�4Q ^ \p. �p �o, G'h -yam p� �T RITE I TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 61' 00' 30" EAST 50.09 FEET TO THE SOUTHEASTERLY UNE OF THE LAND DESCRIBED IN THE DEED TO J. H. GORDON AND WIFE RECORDED AUGUST 16, 1939 IN BOOK 1011, PAGE 67 _ CRE 1 ILLAR ,wg a ELECTRIC OF OFFICIAL RECORDS; THENCE NORTH 28' 59' 30' EAST ALONGSAIDSOUTHEASTERLY UNE TO A UNE PARALLEL NEWPORT BEACH GRAPHIC SCALE - �� - WITH AND DISTANT NORTHEASTERLY 280.52 FEET FROM THE SOUTHWESTERLY UNE OF SAID LOT F; THENCE 20 0 10 20 / 6 \p"p. 40 W SOUTHEASTERLY ALONG SAID PARALLEL UNE 50.00 FEET TO A UNE PARALLEL WI1H AND DISTANT SOUTHEASTERLY 50.00 FEET FROM SAID SOUTHEASTERLY UNE OF J. H. GORDON; THENCE SOUTH 28' 59' 30' WEST ALONG SAID CA 92663 J40 I „".�' PARALLEL UNE TO THE SOUTHWESTERLY UNE OF SAID LOT F; THENCE SOUTH 61' 00' 30' EAST ALONG SAID 10 10Z SOUTHWESTERLY UNE 25.00 FEET TO A UNE PARALLEL WITH AND DISTANT SOUTHEASTERLY 75.00 FEET FROM SAID ( INFEET) / I n,1GQ PAVEMENT '�` W SOUTHEASTERLY UNE OF THE LAND OF J. H. GORDON, THENCE NORTH 28. 59' 30' EAST ALONG SAID PARALLEL ONE TO THE SOUTHWESTERLY UNE OF PAVEMENT > 1 inch = 20 feet / _ I .�p'p't- 0 --ELECTRIC 'Q IN A RECORDED IN OUOINEK8124, PAGE 443 OF SAID OFFICIAL THENCE es; TM LAND DEA N m VENT POSER 71 AED 6100' OLONG SAID�SWTHWESIERLY L129.15 FEET TO THE SOUTHEASTERLYNSE OF SAID OT FDS; .d °' W THENCE NORTH 28' 59' 30" EAST ALONG SAID -10N BUILDING SOUTHEASTERLY UNE 328.83 FEET TO THE MOST EASTERLY CORNER OF SAID LOT F. THENCE 00 a W I NORTHWESTERLY ALONG THE NORTHEASTERLY LINE OF SAID LOT F TO A USE THAT BEARS NORTH 28. 59' 30" EAST FROM THE TRUE PONT OF BEGINNING; THENCE SOUTH 28' 59' 30' WEST 222.59 FEET TO THE TRUE POINT OF BEGINNING. 10,y m_Qe� '•" '„� EXCEPT ALL OIL, OIL RIGHTS, MINERALS, MINERAL RIGHTS, NATURAL GAS, NATURAL GASRIGHTS,O AND OTHER ' '�`7' a HYDROCARBONS BY WHATSOEVER NAME KNOWN THAT MAY 8E WITHIN OR UNDER SAID LANND,,TOGETHER W9TH THE 10 17Y' 06 n PERPETUAL RIGHT OF DRILLING, MINING, EXPLORING AND OPERATING THEREFOR AND REMOVING THE SAME FROM SAID LAND OR ANY OTHER LAND, INCLUDING THE RIGHT TO WHIPSTOCK 10 ID ^p'0 a OR DIRECTIONALLY DRILL AND MINE FROM LANDS 11 x OTHER THAN THOSE HEREINABOVE DESCRIBED, OIL OR GAS WELLS, TUNNELS AND SHAFTS INTO, THROUGH OR Q_ ACROSS THE SUBSURFACE OF SAID LAND, AND TO BOTTOM SUCH WHIPSTOCKED OR DIRECTIONALLY DRILLED WELLS, 10 40 Q_ TUNNELS AND SHAFTS UNDER AD BENEATH OR BEYOND THE EXTERIOR LIMITS THEREOF, AND TO REDRILL, RETUNNEL, EQUIP, MAINTAIN, REPAIR, DEEPEN AND OPERATE ANY SUCH WELLS OR MINES, WITHOUT, HOWEVER, THE RIGHT TO 10 LECIRIC ILLAR VAULT DRILL, MINE, EXPLORE AND OPERATE THROUGH THE SURFACE OR THE UPPER 100 FEET OF THE SUBSURFACE OF THE x LAND OR OTHERWISE IN SUCH MANNER AS TO ENDANGER THE SAFETY OF ANY HIGHWAY THAT MAY BE CONSTRUCTED 10w ON SAID LANDS, AS RESERVED IN THE DEED FROM FRANK J. O'CONNOR AND CONSTANCE M. O'CONNOR RECORDED 6p10I 36 MAY 28, 1969 IN BOOK 8970, PAGE 7 OF OFFICIAL RECORDS10 OWNER �� CONCRETE P ,n PARCEL 2: BUILDING I IL z THAT PORTION OF LOT F OF TRACT NO. 919, IN THE CITY OF NEWPORT BEACH, COUNTY O � ,\G ,\ p7PAVEMENT ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A MAP RECORDED IN BOOK 29, PAGES 31 THROUGH 34, INCLUSIVE OF MISCELLANEOUS MPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, MORE PARTICULARLY the Garden M2 LLC °' 0 I p 9� '\�'' DESCRIBED IN A QUITCLAIM DEED FROM A. SANDY STEINER, ET UX., TO RIVERPOINT PROPERTIES, A CALIFORNIA N \p. 36 Sm GENERAL PARTNERSHIP RECORDED JUNE 21, 1985 AS INSTRUMENT NO. 85-228158 OF OFFICIAL RECORDS. N i3 a � n .9 PARCEL 3: MCA PILLAR > G G I CI E� ENT AND ING OF LOT "I" OF ACT NO. OVER THAT NA, H, 5 O ,\.`� COUNTY OFSS ATE OF CALIFORES EWPORTRBEA ORANGE, AS- SHOWN ON A M PTION RECORDED IN BOOK 29, PAGES 31 THROUGH 34, INCLUSIVE OF MISCELLANEOUS MAPS, IN THE OFFICE O' THE COUNTY RECORDER OF " VALLEY GUTTER'` SAID COUNTY, MORE PARTICULARLY DESCRIBED IN THE DECLARATION ESTABLISHING ACCESS AND PARKING LID 0'O - - - - - - EASEMENTS RECORDED IN BOOK 1348, PACE 726 OF OFFICIAL RECORDS, AS AMENDED BY FIRST AMENDMENT TO I'.�' 9 O DECLARATION ESTABLISHING ACCESS AND PARKING EASEMENTS RECORDED SEPTEMBER 26, 1985 AS INSTRUMENT NO. 10 PILLAR ^� •.•L,. ti' .� t 85-369000 OF OFFICIAL RECORDS PN: 049-710-17, 27 AND 30 `� , N 1'00'30' W 154.15' LEGEND zOR 1g P 0 I Gry � �O• I T.C. TOP OF CURB 7� K � .RPG 90"A ti 1 p _ BENCH LOS ANGELESK KCOUNTY PUBLIC WORKS -SURVEY SECTION F.L. FLOW LINE 3 .� BM NUMBER Y 12304 F.P. FINISHED PAVEMENT 10CON L&DPW TAG IN E OB 1.8M(6FT) S/0 BOR AT SE CDR NORWALK BE & CARSON ST - 10 N 61'0'30' W 50.00' F.S. FINISHED SURFACE 4 `w' I AS AULT ELEVATION = 32.471 (NAVD88) O SEWER CLEANOUT (�?a ® POWER POLE 10 AR1 6 10 10 ®GAS METER Q111 .�' ^ N ® WATER VALVE C CRETE I I w ® WATER METERON FIRE HYDRANT oe / 4)"14 ono = I THIS CIEERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH R IS BASED WAS MADE BY AN ACTUAL FIELD 1,.Qyy 777 / N SURVEY CONDUCTED UNDER MY SUPERVISION DURING NOVEMBER, 2014, THAT THE MONUMENTS EXIST AND ARE OF THE THESE oRnwINCS AND/OR ,NE ACCOMPANINc SPEanrnTloNS As INSTRUMENTS �!- BLOCK WALL N 0 I z CHARACTER DESCRIBED HEREON AND THAT THE INFORMATION SHOWN HEREON IS TRUE AND CORRECT TO THE BEST OF MY oT SERVICE, ARE THE EMLwSNE PROPERTY OF PCA AND THEIR USE AND —x— CHAIN LINK FENCE b ti KNOWLEDGE AND BELIEF. PUBISALAN SHALL BE RES71MED TO THE OwclNo SPACE OR SUITE FOR WHICH THEY WERE PREPARED. RE -USE REPRODUCTION, OR PuaucATloN BY {PJ 10 DATE: MARCH 19, 2017 LAND Q� SG ANY METHOD, IN WHOLE OR IN PART IS PROHIBITED EXCEPr RY wwTIEN PER - MISSION FRO PCP. TITLE iU THESE PUNS AND/UR SPECIRCATIDNS SHALL REMAIN PCP WITHOUT PREJUDICE. AND NSUAL CONTACT WITH THEM SHALL 'JOS WE �S p. MPT 9G CONSTUTE PRIMA PARA EVIDENCE OF ACCEPTANCE OF THESE RESIRICTONS. ' Na. 8431 z 1 KEVIN D..MACDONALD, LS. 843710 15-20 10 N P• 40? \R, BUILDING a C1 N 617730' W 13' .° > I NO / NO I ,10110 I I SO 10 10 'I I10 PAVEMENT G01 PAVEMENT / 0 n 10 I / \�� o RIO1 101 10 1010 10 I hInd 10 CONCRETE E GHT ( ^� ,ti ,•y. \ PAVEMENT\ NO. DESCRIPTION DATE \ti \ - - VALLEY GUTTER REVISIONS - Iw DRAWN I 01 o �P 'Mm N 6IV30' W TELEPHOAULT EC�ULT 129.1,GAS 5 EIEC. YAU LT DATE . \6 W I n VAULTz p CHECKED 10 z PRINT DATE I '�° - \� \'�' VALLEY GUTTER - � - - - I F ,\ g FACFC COA6T 2600 NEWPORT ARCHITECTS I I BLVD. SUITE 114 Geo S a NEWPORT BEACH, I a � Try \ w CA. 92663 1tiAxI (949) 675-9468 ,y BUILDING I FAX 675-8234 oe 9 the Garden 10 191 RIVERSIDE AVE. 10 10 I w I n CONCRETE � \ y ' Y \,S6 � •;^ .,"�G °°-- - - - ----�-- ----------------J PMETER TOPOGRAPHIC • GAS METER ARKING METE , SURVEY CTRIC VAULT UNDER SIDEWALK DRAIN I i ; PACIFIC COAST HIGHWAY Sheet Title o� Project Number 191-02 C-2 Sheet Number 15-22 NO RT N 28'59'30" E L I' m 222.81' TA PAR EI rEIf � -. II D I II \ �I NEWS PAPER STAND N 2859'30" E �� ��328.94' yy SIDEWALK 0 EWS f APER STAND SIDEWALK a x =m a UD m am ��_ m ap 374.99• _ _ _ —�— _ 158.74• RIVERSIIDE AVENUE N 28'59'30" E 541.36' 2 rF A WASTE STORAGE MATERIAL STORAGE O m DESCRIPTION DATE EI rEIf � -. II D I II \ �I NEWS PAPER STAND N 2859'30" E �� ��328.94' yy SIDEWALK 0 EWS f APER STAND SIDEWALK a x =m a UD m am ��_ m ap 374.99• _ _ _ —�— _ 158.74• RIVERSIIDE AVENUE N 28'59'30" E 541.36' 2 EROSION CONTROL NOTES INSTALL ROW OF GRAVEL BAGS o-- STABILIZED CONSTRUCTION ENTRANCE PER DETAIL HEREON CONCRETE WASHOUT PER DETAIL HEREON 20 5 0 10 20 SCALE: 1"=20' / G/�GA//••1 GRAVEL BAGS 22 FINISHED SURFACE CONTOUR EROSION CONTROL NOTES 1. IN CASE OF EMERGENCY, CALL: ROBERT DEPRAT AT (714) 749-3077. 2. EQUIPMENT AND WORKS FOR EMERGENCY WORK SHALL BE MADE AVAILABLE AT ALL TIMES DURING THE RAINY SEASON. NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARY DEVICES WHEN RAIN IS IMMINENT J. DEVICES SHALL NOT BE MOVED OR MODIFIED WITHOUT THE APPROVAL OF THE ENGINEERING DEPARTMENT 4. ALL REMOVABLE PROTECTIVE DEVICES SHOWN SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHEN THE 5 -DAY RAIN PROBABILITY FORECAST EXCEEDS 409: 5. AFTER A RAINSTORM, ALL SILT AND DEBRIS SHALL BE REMOVED FROM CHECK BERMS AND DESIL TING BASINS, AND THE BASINS PUMPED DRY. 6. GRADED AREAS AROUND THE TRACT PERIMETER MUST DRAIN AWAY FROM THE FACE OF SLOPE AT THE CONCLUSION OF EACH WORKING DAY. 7 THE CONTRACTOR SHALL BE RESPONSIBLE AND SHALL TAKE NECESSARY PRECAUTIONS TO PREVENT PUBLIC TRESPASS ONTO AREAS WHERE IMPOUNDED WATER CREATES A HAZARDOUS CONDITION. 8. SANDBAG LAYOUT SHALL BE INSTALLED AS SHOWN PER PLAN OR AS DIRECTED BY THE CITY INSPECTOR. STANDARD NPDES NOTES 1) SEDIMENT FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING STRUCTURAL CONTROLS TO THE MAXIMUM EXTENT POSSIBLE. 2) STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OR ADJACENT PROPERTIES VIA RUNOFF, VEHICLE TRACKING , OR WIND. 3) APPROPRIATE BMP'S FOR CONSTRUCTION-RELA TED MATERIALS, WASTES, SPILLS OR RESIDUES SHALL BE IMPLEMENTED TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTIES BY WIND OR RUNOFF. 4) RUNOFF FROM EQUIPMENT AND VEHICLE WASHING SHALL BE CONTAINED AT CONSTRUCTION SITES UNLESS TREATED TO REDUCE OR REMOVE SEDIMENT AND OTHER POLLUTANTS. 5) ALL CONSTRUCTION CONTRACTOR AND SUBCONTRACTOR PERSONNEL ARE TO BE MADE AWARE OF THE REQUIRED BEST MANAGEMENT PRACTICES AND GOOD HOUSEKEEPING MEASURE FOR THE PROJECT SITE AND ANY ASSOCIATED CONSTRUCTION STAGING AREAS. 6) AT THE END OF EACH DAY OF CONSTRUCTION ACTIVITY, ALL CONSTRUCTION DEBRIS AND WASTE MATERIALS SHALL BE COLLECTED AND PROPERLY DISPOSED IN TRASH OR RECYCLE BINS. 7) CONSTRUCTION SITES SHALL BE MAINTAINED IN SUCH A CONDITION THAT AN ANTICIPATED STORM DOES NOT CARRY WASTES OR POLLUTANTS OFF THE SITE DISCHARGES OF MATERIAL OTHER THAN STORMWA TER ARE ALLOWED ONLY WHEN NECESSARY FOR PERFORMANCE AND COMPLETION OF CONSTRUCTION PRACTICES AND WHERE THEY DO NOT CAUSE OR CONTRIBUTE TO A VIOLATION OF ANY WATER QUALITY STANDARD; CAUSE OR THREATEN TO CAUSE POLLUTION, CONTAMINATION OR NUISANCE, OR CONTAIN A HAZARDOUS SUBSTANCE IN A QUANTITY REPORTABLE UNDER FEDERAL REGULATIONS 40 CFR PARTS 117 AND 302. POTENTIAL POLLUTANTS INCLUDE BUT ARE NOT LIMITED T0: SOLID OR LIQUID CHEMICAL SPILLS,' WASTES FROM PAINTS, STAINS, SEALANTS, GLUES, LIME, PESTICIDES, HERBICIDES, WOOD PRESERVATIVES AND SOLVENTS, ASBESTOS FIBERS, PAINT FLAKES OR STUCCO FRAGMENTS, FUELS, OILS, LUBRICANTS, AND HYDRAULIC, RADIATOR OR BATTERY FLUIDS,' CONCRETE, DETERGENT OR FICA TABLE WASTES, WASTES FROM ANY ENGINE/EQUIPMENT STEAM CLEANING OR CHEMICAL DEGREASING, AND SUPERCHLORINA TED POTABLE WATER LINE FLUSHINGS. DURING CONSTRUCTION, DISPOSAL OF ANY SUCH MATERIALS SHOULD OCCUR IN A SPECIFIED AND CONTROLLED TEMPORARY AREA ON-SITE PHYSICALLY SEPARATED FROM POTENTIAL STORMWA TER RUNOFF, WITH ULTIMATE DISPOSAL IN ACCORDANCE WITH LOCAL, STATE AND FEDERAL REQUIREMENTS. 8) DEWATERING OF CONTAMINATED GROUNDWATER, OR DISCHARGING CONTAMINATED SOILS VIA SURFACE EROSION IS PROHIBITED. DEWATERING OF NON -CONTAMINATED GROUNDWATER REQUIRES A NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT FROM THE RESPECTIVE STATE REGIONAL WATER QUALITY CONTROL BOARD. DUST CONTROL 1) EXPOSED DIRT AREAS SHALL BE SPRINKLED UNTIL MOIST TO PREVENT WIND EROSION AND DUST 2) DEMOLITION AREA IS TO BE SWEPT AT THE END OF EACH WORK DAY. So PROg c ROP FILTER FABRIC 3" TO 6" COARSE AGGREGATE 6" R=20' 10, MI TYP OF 4 SIDE: BALE CONROURA71ON STRAW BALES (OR EQUAL) rF A R PLAN CHECK CORRECTIONS 18' m DESCRIPTION DATE REVISIONS DRAWN Y. NO, REVISION RECORD DATE DESCRIPTION 1 5/4/18 P.C. CURRECPDNS 2 A P.C. CORREC➢ONS N TN EROSION CONTROL NOTES INSTALL ROW OF GRAVEL BAGS o-- STABILIZED CONSTRUCTION ENTRANCE PER DETAIL HEREON CONCRETE WASHOUT PER DETAIL HEREON 20 5 0 10 20 SCALE: 1"=20' / G/�GA//••1 GRAVEL BAGS 22 FINISHED SURFACE CONTOUR EROSION CONTROL NOTES 1. IN CASE OF EMERGENCY, CALL: ROBERT DEPRAT AT (714) 749-3077. 2. EQUIPMENT AND WORKS FOR EMERGENCY WORK SHALL BE MADE AVAILABLE AT ALL TIMES DURING THE RAINY SEASON. NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARY DEVICES WHEN RAIN IS IMMINENT J. DEVICES SHALL NOT BE MOVED OR MODIFIED WITHOUT THE APPROVAL OF THE ENGINEERING DEPARTMENT 4. ALL REMOVABLE PROTECTIVE DEVICES SHOWN SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHEN THE 5 -DAY RAIN PROBABILITY FORECAST EXCEEDS 409: 5. AFTER A RAINSTORM, ALL SILT AND DEBRIS SHALL BE REMOVED FROM CHECK BERMS AND DESIL TING BASINS, AND THE BASINS PUMPED DRY. 6. GRADED AREAS AROUND THE TRACT PERIMETER MUST DRAIN AWAY FROM THE FACE OF SLOPE AT THE CONCLUSION OF EACH WORKING DAY. 7 THE CONTRACTOR SHALL BE RESPONSIBLE AND SHALL TAKE NECESSARY PRECAUTIONS TO PREVENT PUBLIC TRESPASS ONTO AREAS WHERE IMPOUNDED WATER CREATES A HAZARDOUS CONDITION. 8. SANDBAG LAYOUT SHALL BE INSTALLED AS SHOWN PER PLAN OR AS DIRECTED BY THE CITY INSPECTOR. STANDARD NPDES NOTES 1) SEDIMENT FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING STRUCTURAL CONTROLS TO THE MAXIMUM EXTENT POSSIBLE. 2) STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OR ADJACENT PROPERTIES VIA RUNOFF, VEHICLE TRACKING , OR WIND. 3) APPROPRIATE BMP'S FOR CONSTRUCTION-RELA TED MATERIALS, WASTES, SPILLS OR RESIDUES SHALL BE IMPLEMENTED TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTIES BY WIND OR RUNOFF. 4) RUNOFF FROM EQUIPMENT AND VEHICLE WASHING SHALL BE CONTAINED AT CONSTRUCTION SITES UNLESS TREATED TO REDUCE OR REMOVE SEDIMENT AND OTHER POLLUTANTS. 5) ALL CONSTRUCTION CONTRACTOR AND SUBCONTRACTOR PERSONNEL ARE TO BE MADE AWARE OF THE REQUIRED BEST MANAGEMENT PRACTICES AND GOOD HOUSEKEEPING MEASURE FOR THE PROJECT SITE AND ANY ASSOCIATED CONSTRUCTION STAGING AREAS. 6) AT THE END OF EACH DAY OF CONSTRUCTION ACTIVITY, ALL CONSTRUCTION DEBRIS AND WASTE MATERIALS SHALL BE COLLECTED AND PROPERLY DISPOSED IN TRASH OR RECYCLE BINS. 7) CONSTRUCTION SITES SHALL BE MAINTAINED IN SUCH A CONDITION THAT AN ANTICIPATED STORM DOES NOT CARRY WASTES OR POLLUTANTS OFF THE SITE DISCHARGES OF MATERIAL OTHER THAN STORMWA TER ARE ALLOWED ONLY WHEN NECESSARY FOR PERFORMANCE AND COMPLETION OF CONSTRUCTION PRACTICES AND WHERE THEY DO NOT CAUSE OR CONTRIBUTE TO A VIOLATION OF ANY WATER QUALITY STANDARD; CAUSE OR THREATEN TO CAUSE POLLUTION, CONTAMINATION OR NUISANCE, OR CONTAIN A HAZARDOUS SUBSTANCE IN A QUANTITY REPORTABLE UNDER FEDERAL REGULATIONS 40 CFR PARTS 117 AND 302. POTENTIAL POLLUTANTS INCLUDE BUT ARE NOT LIMITED T0: SOLID OR LIQUID CHEMICAL SPILLS,' WASTES FROM PAINTS, STAINS, SEALANTS, GLUES, LIME, PESTICIDES, HERBICIDES, WOOD PRESERVATIVES AND SOLVENTS, ASBESTOS FIBERS, PAINT FLAKES OR STUCCO FRAGMENTS, FUELS, OILS, LUBRICANTS, AND HYDRAULIC, RADIATOR OR BATTERY FLUIDS,' CONCRETE, DETERGENT OR FICA TABLE WASTES, WASTES FROM ANY ENGINE/EQUIPMENT STEAM CLEANING OR CHEMICAL DEGREASING, AND SUPERCHLORINA TED POTABLE WATER LINE FLUSHINGS. DURING CONSTRUCTION, DISPOSAL OF ANY SUCH MATERIALS SHOULD OCCUR IN A SPECIFIED AND CONTROLLED TEMPORARY AREA ON-SITE PHYSICALLY SEPARATED FROM POTENTIAL STORMWA TER RUNOFF, WITH ULTIMATE DISPOSAL IN ACCORDANCE WITH LOCAL, STATE AND FEDERAL REQUIREMENTS. 8) DEWATERING OF CONTAMINATED GROUNDWATER, OR DISCHARGING CONTAMINATED SOILS VIA SURFACE EROSION IS PROHIBITED. DEWATERING OF NON -CONTAMINATED GROUNDWATER REQUIRES A NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT FROM THE RESPECTIVE STATE REGIONAL WATER QUALITY CONTROL BOARD. DUST CONTROL 1) EXPOSED DIRT AREAS SHALL BE SPRINKLED UNTIL MOIST TO PREVENT WIND EROSION AND DUST 2) DEMOLITION AREA IS TO BE SWEPT AT THE END OF EACH WORK DAY. So PROg c ROP FILTER FABRIC 3" TO 6" COARSE AGGREGATE 6" R=20' 10, MI TYP OF 4 SIDE: BALE CONROURA71ON STRAW BALES (OR EQUAL) 36" MIN. 1: FACE SIGN TOWARD NEAREST STREET OR ACCESS POINT CONCRETE 2.- CONCRETE WASHOUT SHALL BE LOCATED WASHOUT 24" MIN. BEHIND CURB AND 50 FT. MINIMUM FROM AREA DRAINAGE INLETS OR WATERCOURSES SIGN SECTION A -A THIS SECTION REMOVED FOR GRAPHICAL REPRESENTATION ONLY. STRAW BALE PERIMETER SHALL BE CONTINUOUS. CONCRETE WASHOUT O STRAW BALES 60 MIL POLYETHYLENE 2'x2" STAKES OR #4 DEBARS 2 PER BALE TYP. PROJECT m �arcol n m 191 RIVERSIDE AVE NEWPORT BEACH, M CA 92663 � r n w cz. w w w Z �� c7 Q� w OWNER DRAWING ISSUE RECORD DAZE DESCRIHON rF A 1 R PLAN CHECK CORRECTIONS 18' NO. DESCRIPTION 36" MIN. 1: FACE SIGN TOWARD NEAREST STREET OR ACCESS POINT CONCRETE 2.- CONCRETE WASHOUT SHALL BE LOCATED WASHOUT 24" MIN. BEHIND CURB AND 50 FT. MINIMUM FROM AREA DRAINAGE INLETS OR WATERCOURSES SIGN SECTION A -A THIS SECTION REMOVED FOR GRAPHICAL REPRESENTATION ONLY. STRAW BALE PERIMETER SHALL BE CONTINUOUS. CONCRETE WASHOUT O STRAW BALES 60 MIL POLYETHYLENE 2'x2" STAKES OR #4 DEBARS 2 PER BALE TYP. PROJECT m �arcol n m 191 RIVERSIDE AVE NEWPORT BEACH, M CA 92663 � r n w cz. w w w Z �� c7 Q� w OWNER DRAWING ISSUE RECORD DAZE DESCRIHON PROFESSIONAL SEAL No. C060482 Exp.06-30-18 SHEET TITLE EROSION CONTROL PLAN SHEET NUMBER EC -01 OATS: 05/1412016 ENTIRE SHEET the Garden M2, LLC AGREED: ACCEPTED THIS—DAY OF, 2018 TENANT: BY: TITLE: COMMENT: UPON SIGNING THIS DRAWING ALL OF MY REQUIREMENTS HAVE BEEN ADDRESSED AND I HAVE FULL AUTHORITY TO BIND MY ORGANIZATION TO THIS PLAN. ANY CHANGES TO THIS PLAN AFTER THIS DATE WILL BE AN ADDITIONAL DESIGN/CONSTRUCTION COST TO ME THE TENANT. THESE DRAWINGS AND/ore THE ACCOMPANINC SPECIFIUTONS AS INSTRUMENTS OF SERVICE, ARE THE EXCLUSIVE PROPERn OF PG AND THEIR USE AND PUBucATON SHALL BE RESTRICTED TO THE ORIGINAL SPACE OR SUITE FOR WHICH THEr WERE PREPARED. RE -USE, REPRODUCTION. OR PUBUGTON BY ANY METHOD. IN WHOIE OR IN PART IS PROHIBITED EXCEPT BY WRITTEN PER- MISSION FROM PG. TIRE TO THESE PWVS AND/OR SPECIFICATONS SHALL REMAIN PCA WITHOUT PREJUDICE, AND VISUAL CONTACT WITH THEM SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF ACCEPTANCE OF THESE reESTRICRONS. \ /2\ 2 PLAN CHECK CORRECTIONS 06.13.18 1 R PLAN CHECK CORRECTIONS 05.08.18 NO. DESCRIPTION DATE REVISIONS DRAWN NO, REVISION RECORD DATE DESCRIPTION 1 5/4/18 P.C. CURRECPDNS 2 6 13 18 P.C. CORREC➢ONS PROJECT NAME PROFESSIONAL SEAL No. C060482 Exp.06-30-18 SHEET TITLE EROSION CONTROL PLAN SHEET NUMBER EC -01 OATS: 05/1412016 ENTIRE SHEET the Garden M2, LLC AGREED: ACCEPTED THIS—DAY OF, 2018 TENANT: BY: TITLE: COMMENT: UPON SIGNING THIS DRAWING ALL OF MY REQUIREMENTS HAVE BEEN ADDRESSED AND I HAVE FULL AUTHORITY TO BIND MY ORGANIZATION TO THIS PLAN. ANY CHANGES TO THIS PLAN AFTER THIS DATE WILL BE AN ADDITIONAL DESIGN/CONSTRUCTION COST TO ME THE TENANT. THESE DRAWINGS AND/ore THE ACCOMPANINC SPECIFIUTONS AS INSTRUMENTS OF SERVICE, ARE THE EXCLUSIVE PROPERn OF PG AND THEIR USE AND PUBucATON SHALL BE RESTRICTED TO THE ORIGINAL SPACE OR SUITE FOR WHICH THEr WERE PREPARED. RE -USE, REPRODUCTION. OR PUBUGTON BY ANY METHOD. IN WHOIE OR IN PART IS PROHIBITED EXCEPT BY WRITTEN PER- MISSION FROM PG. TIRE TO THESE PWVS AND/OR SPECIFICATONS SHALL REMAIN PCA WITHOUT PREJUDICE, AND VISUAL CONTACT WITH THEM SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF ACCEPTANCE OF THESE reESTRICRONS. \ /2\ 2 PLAN CHECK CORRECTIONS 06.13.18 1 R PLAN CHECK CORRECTIONS 05.08.18 NO. DESCRIPTION DATE REVISIONS DRAWN DATE PRINT DATE 06.14.2018 P.QCIBIC COAST 2600 NEWPORT ,QRCHITECT5 BLVD. SUITE 114 NEWPORT BEACH, CA. 92663 41 (949) 675-9466 FAX 675-8234 The Garden 191 RIVERSIDE AVE. EROSION CONTROL PLAN Sheet Title Project Number 191-01 Sheet Number C-3 24C -1 U J a D SITE PLAN GENERAL NOTES I ❑ SITE PLAN NOTES I PROJECT PWI. IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE 15 DAMAGED, NEW CONCRETE SIDEWALK, CURB AND CUTTER, ALLEY/STREET PAVEMENT, AND OTHER PUBLIC IMPROVEMENTS WILL BE REQUIRED BY THE CITY AT THE TIME OF PRIVATE CONSTRUCTION COMPLETION. ADDITIONALLY, IF EX15TING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER 5ERVIGE, WATER METER BOX, SEWER LATERAL AND/OR CLEAN OUT WITH BOX AND LID WILL BE REQUIRED. Immix OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL GODES 14.24.020 AND 14.00.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. PW2. AN ENCROACHMENT AGREEMENT 15 REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON -STANDING IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18. PW3. A GALTRANS ENCROACHMENT PERMIT 15 REQUIRED FOR ALL WORK WITHIN THE STATE RIGHT OF WAY. HATCHED AREA IS NOT IN SCOPE. FOR REFERENCE ONLY. 2902 WCH EXISTING AC PAVING TO REMAIN. [2 NEW PARKING STALL NUMBERS FOR CALCULATION PURPOSES. 13 NEW CITY STANDARD 4" WIDE WHITE STRIPING. 44] NEW CONCRETE CURB SEE PRECISE GRADING PLAN AND 7/ST-2. NEW CONCRETE WALKWAY W/ INTEGRAL CURB, STAIN PER EVOCAL. NEW LANDSCAPE. [7 NEW LIGHT STANDARD AND FOUNDATION PER 8/S1, NOT TALLER THAN 24'-0". [8 NEW CURB RAMP, STAIN PER EVOCAL. 991 NEW CONCRETE TIRE STOPS. TYPICAL AT ACCESSIBLE PARKING STALLS. 10 EXISTING GAS METER LOCATION. 11 ACCESSIBLE PATH OF TRAVEL. SLOPE NOT TO EXCEED 5% IN THE DIRECTION OF TRAVEL AND 2% CROSS SLOPE. 12 ACCESSIBLE PARKING STALL. 13 ACCESSIBLE PARKING SIGN. 14 EXISTING DRIVEWAY. 15 EXISTING CURB TO REMAIN, SANDBLAST & STAIN PER EVOCAL. 17 16 SITE ACCESSIBLE WARNING SIGN SEE 1/ST-2. 17 EXISTING SEWER CLEAN OUT. 18 EXISTING STOP SIGN. 9 19 EXISTING ELECTRICAL SERVICE TO BE ABANDONED AND REMOVED. 9 20 NEW ELECTRICAL TRANSFORMER: FOR 2902 WCH AND 191 RIVERSIDE AVE. x 21 NEW SWITCH GEAR ELECTRICAL CLOSET. 22 SIGHT LINE PER STD -110-L. 23 MODIFY THIS CURB TO ACHIEVE REQUIRED PARKING DIMENSIONS. 24 INDICATES A PARKING STALL CHANGE FROM EXISTING TO PROPOSED. 25 PROPOSED 344 S.F. TRASH ENCLOSURE (192 SF REQUIRED FOR 27,946 S.F. OF BUILD 26 THIS OVERHANG PROJECTS A MAX. 18" OVER PROPERTY LINE. OK. PER PUBLIC WORKS. 27 BUILDING DISTANCE TO PROPERTY LINE. 28 DECORATIVE CONCRETE SIDEWALKS CONNECTING TO THE AVON STREET SIDEWALKS REQUIRE AN ENCROACHMENT PERMIT AND ENCROACHMENT AGREEMENT. 28 CONFIRM EXISTING OR PROVIDE "VAN ACCESSIBLE" ADDITIONAL SIGNAGE X PER DETAIL 6/ST-2 AND CBC 1113-502.6. 177 Riverside Ave 11 40'-8" O 26'-0"N 2 -0 7 5 RD o Lr) I 0 z� o 26'-0" ACCESSIBLE STALLS SHALL COMPLY WITH THE LATEST ACCESSIBILITY CODES GF THE zOiB ..c. SECTION 11B-5025CcBB. 3 a" WIDE STRIPED NI 11 ACCESS CH ACCESSIBLL E STALL PAINTED BLUE ., LEAST 3 SG. FT., BORDER AND SYM BDL PAINTED WHITE. INTEI SYMf 7 ACCP RFFF Riverside Avenue PARKING STALL COUNT-. LOT EXISTING STALLS 177/149/191 106 2902 16 TOTAL: 122 L T12 L 5 00 16 0 95 96 97 ->98 0 99 100 18'-0" 101 102 103 ACCESSIBLE PARKING SIE 1, HC 13 105 ACCESSIBLE PARKING SIGN D 06 13 93.62' 93'-6" Lo A WHEEL STOP SHALL BE PROVD ®C LL(,ACCESSIIDEBLE PAEARHKING STALL 4 1 WHERE REQU RED _ SEE C.B.C. SECTION CO 11 3-502.7.2 N 86'-0" 9'-0" 3 6 22 20 125 6' 14' 2 9'-0" I c�� 0 a AISLE , ST -2 - 10, l 94 93 92 91 90 89 88 87 86 ND 9 URB TRUNCA ED TYP. 4 DDMEs 191 RIVERSIDE AVE, NEWPORT BEACH, CA 92885 (7,000 S.F. PROPOSED PER PC# 0186-2018) 6P11 PLAN CHECK ROPER Y LINE o = 98 94 CORRECTIONS 82 PARKING STALLS ARE REQUIRED. (1/250 SQ FT) ALL PARKING IS LEGAL CONFORMING. 106 PARKING STALLS ARE PROVIDED PER CBC/NEWPORT BEACH 20.38.060. (ALSO TO COMPLY PER CITY STANDARDS STD -805 -L-A & STD -805-1_-13.) PARKING SUMMARY:[(lL49,177 & 191 RIVERSIDE AVE.) 106 STALLS TOTAL:1 STANDARD STALLS + 4 ACCESSIBLE STALLS + 1 VAN ACCESSIBLE S (SEE CBC TABLE 11 B-208.2) PROPOSED SITE PLAN i� N —2)2-4 27 26 f!! -2124 18 14 27 22 0 51 10, 20, 40' PROJECT SCALE= 111II 11 -OB NORTH 191 RIVERSIDE AVE NEWPORT BEACH CA 92663 OWNER the Garden M2, LLC AGREED: ACCEPTED THISDAY OF, 2018 TENANT: BY: TITLE: COMMENT: UPON SIGNING THIS DRAWING ALL OF MY REQUIREMENTS HAVE BEEN ADDRESSED AND I HAVE FULL AUTHORITY TO BIND MY ORGANIZATION TO THIS PLAN. ANY CHANGES TO THIS PLAN AFTER THIS DATE WILL BE AN ADDITIONAL DESIGN/CONSTRUCTION COST TO ME THE TENANT. THESE DRAWINGS AND/OR THE ACCOMPANING SPECIFICATIONS AS INSTRUMENTS OF SERVICE, ARE THE EXCLUSIVE PROPERTY OF PCA AND THEIR USE AND PUBLICATION SHALL BE RESTRICTED TO THE ORIGINAL SPACE OR SUITE FOR WHICH THEY WERE PREPARED. RE—USE, REPRODUCTION, OR PUBLICATION BY ANY METHOD, IN WHOLE OR IN PART IS PROHIBITED EXCEPT BY WRITTEN PER— MISSION FROM PCD, TITLE TO THESE PLANS AND/DR SPECIFICATIONS SHALL REMAIN PCA WITHOUT PREJUDICE, AND VISUAL CONTACT WITH THEM SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. 2 PLAN CHECK 06.13.18 CORRECTIONS PLAN CHECK 05.08.18 1 CORRECTIONS NO. DESCRIPTION DATE REVISIONS DRAWN �tiv A RC, MP MONOy DATE i o94 05.08.2018 NO. C018423 Z N III2EN.12-31-19 CHECKED PE o�� OF CAS\F PRINT DATE 08.15.2018 PACIFIC COAST 2600 NEWPORT ARCHITECTS BLVD. SUITE 114 NEWPORT BEACH, CA. 92663 (949) 675-9468 FAX 875-8234 the Garden 191 RIVERSIDE AVE. PROPOSED SITE PLAN Sheet Title Project Number 191-01 Sheet Number ST -1 PROJECT I vm-� 191 RIVERSIDE AVE NEWPORT BEACH CA 92663 OWNER the Garden M2, LLC 34 35 .......... �.111' ......... . .... A 1 PARKING STALL COUNT, A", A . .......... LOT EXISTING STALLS 177/1491191 106 A 2902 16 A --T. TOTAL: 122 ................. . ......... . ................. .... .... .... . ................................... 2902a.,:'� the Garden 191 RIVERSDE AVE. -------------------------------------------- REFERENCE ... . ....... ...... ... .... .... .... EXISTING SITE PLAN ...................... . .. ...... ... ... - .................. .......... ................. I EXISTING ROOF PLAN KEY NOTES I EXISTING FLOOR PLAN KEY NOTES I PROJECT EXISTING 6" CMU PARAPET WALL EXISTING SCUPPER. F3 EXISTING ROOF ACCESS LADDER F¢ EXISTING ROOF DRAIN. EXISTING ROOF MOUNTED HVAC. EQUIPMENT. EXISTING 8" CMU PARAPET WALL. ❑7 EXISTING NO SLOPE ROOF AREA. Fg EXISTING 7" CMU WITH 1" STUCCO. EXISTING ROOF PLAN 0 EXISTING DOUBLE TOP PLATE AT 13'-11" ABOVE F.F. its EXISTING FLOOR PLAN or) PROJECT NORTH tke G(ar eln 191 RIVERSIDE AVE NEWPORT BEACH CA 92663 OWNER the Garden M2, LLC THESE DRAWINGS ANO/OR THE ACCDMPANINC SPECIFICATIONS AS INSTRUMENTS OF SERVICE, ARE THE EXCLUSIVE PROPERTY OF PCA AND THEIR USE AND PUBLICATION SHALL BE RESTRICTED TO THE ORIGINAL SPACE OR SUITE FOR WHICH THEY WERE PREPARED. RE -USE, REPRODUCTION, OR PUBLICATION BY ANY METHOD, IN WHOLE OR IN PAU IS PROHIBITED EXCEPT BY WRITTEN PER- MISSION FROM PCA. TITLE TO THESE PLANS AND/OR SPECIFICATIONS SHALL REMAIN PCA WITHOUT PREJUDICE, AND VISUAL CONTACT WITH THEM SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. NO.I DESCRIPTION REVISIONS f�V AR\ v2 S.pMO%rn/� n * (L NO. C018423 N FEN. 12-31-19 .� \�R CA1-QFC/ DATE DRAWN DATE 03.07.2018 CHECKED PRINT DATE 04.03.2018 PACIFIC COAST 2600 NEWPORT ARG-IITECTS BLVD. SUITE 114 NEWPORT BEACH, CA. 92663 (949) 675-9468 FAX 675-8234 the Garden 191 RIVERSIDE AVE. EXISTING FLOOR & ROOF PLANS Sheet Title Project Number 191-02 1 /811-11— 099 0 8 16 32 Sheet Number _1 15-26 15-27 EXISTING ELEVATION KEY NOTES PROJECT ❑1 EXISTING SOLID METAL OR WOOD DOORS. EXISTING CMU WALL TO BE MAINTAINED THROUGHOUT THE DEMO PROCESS. �3 NOT USED. tke, �5 �6 EXISTING PIPING AND EQUIPMENT. EXISTING STORE FRONT GLAZING/DOORS. EXISTING WINDOWS AND METAL WINDOW GUARDS, INCLUDING FRAMES. 6(ar • en 7❑ EXISTING ELECTRICAL PANEL SYSTEM. E8 Ig Flo] EXISTING EXTERIOR LIGHTING AT BUILDING. NOT USED. EXISTING OPENING. 191 RIVERSIDE AVE NEWPORT BEACH 11 EXISTING EXTERIOR STUCCO/PLASTER. CA 92663 12 EXISTING DRAINAGE. 13 TOP OF EXISTING PARAPETS. 14 EXISTING ROOF ACCESS LADDER. 15 EXISTING GAS LINES. 16 EXISTING LANDSCAPING. 17 EXISTING CONC. CURB & CONC. PATHWAY. 18 EXISTING STONE FACADES. 19 (E) ROOF LINES. 20 (E) EXTERIOR ROOF OVER HANG OWNER the Garden M2, LLC 20 19 13 20 19 13 3 8 8 TOP OF PARAPET TOP OF PARAPET THESE DRAWINGS AND/OR THE ACCOMPANING SPECIFICATIONS AS INSTRUMENTS OF SERVICE, ARE THE EXCLUSIVE PROPERTY OF PCA AND THEIR USE AND PUBLICATION SHALL BE RESTRICTED TO THE ORIGINAL SPACE OR SUITE FOR WHICH THEY WERE PREPARED. RE-USE, REPRODUCTION, OR PUBLICATION BY ANY METHOD, IN WHOLE OR IN PART IS PROHIBITED EXCEPT BY WRITEN PER- MISSION FROM PCA. TITLE TO THESE PLANS AND/OR SPECIFICATIONS SHALL REMAIN PCA WITHOUT PREJUDICE, AND VISUAL CONTACT WITH THEM SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ TOP OF PLATE TOP OF PLATE 12 ^i c(1 C E ^i CIO C() T.O.C. T.O.C. 6 2 6 6 17 2 10 6 6 J1 1 6 6 12 NO. DESCRIPTION DATE (E) SOUTH ELEVATION 0 8 16 32 (E) WEST ELEVATION 0 8 16 32 REVISIONS DRAWN ��p ARc tV�?S,0MOiyOy�C� 10 1 o n, * 0- NO. C018423 Z N REN. 12-31-19 .� v� �= MP DATE 03.07.2018 CHECKED PE PRINT DATE 04.03.2018 PACIF=IC GOAST 2600 NEWPORT 13 19 14 2Q ,ARCHITECTS BLVD. SUITE 774 C NEWPORT BEACH, TOP OF PARAPET TOP OF PARAPET CA. 92663 12 .. - -. .. (949) 675-9468 TOP OF PLATE TOP OF PLATE FAX 675-8234 12 -� the Garden 16 17 191 RIVERSIDE AVE. T.O.C. --------------------------------- -------------------------------- ----------------------------------------------------J T.O.C. 11 18 6 5 18 6 6 18 6 6 7 6 6 4 6 6 15 2 EXISTING EXTERIOR ELEVATIONS PROJECT Sheet Title NORTH ct Number 191-02 099 LSheet (E) EAST ELEVATION /811-11-019 0 8 16 32 (E) NORTH ELEVATION /g" L EX-2 Number 15-27 CONTRACTOR TO VERIFY SITE CONDITIONS PRIOR TO PRICING. NOTE: CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING ALL EXISTING FIELD CONDITIONS. CONTRACTOR WILL NOTIFY PCA IMMEDIATELY AS TO ANY DISCREPANCIES BETWEEN FIELD CONDITIONS AND WORKING DRAWINGS. REMOVE (E) ROOF SHEATHING AT (N) COURTYARD. CONTRACTOR TO VERIFY EXACT EXTENT. KEEP GLULAM BEAMS AND ROOF RAFTERS. RAFTER DEMO EXTENT AND LOCATION TO BE VERIFIED WITH OWNER PRIOR TO DEMO. PARTIAL CMU AND PARAPET WALLS TO REMAIN, CONTRACTOR TO VERIFY, NOTES.- EXTERIOR DEMO-. REMOVE ALL ELECTRICAL PANELS AT EXTERIOR. DEMO EXISTING SURFACE MOUNTED J -BOX AND WIRE MOLD ASSOCIATED CIRCUITRY. SAFE OFF AT SOURCE. PATCH/REPAIR AFFECTED SURFACES AND PREP TO RECEIVE NEW FINISHES. REMOVE ALL EXISTING EXTERIOR LIGHTING. REMOVE ALL EXISTING LIGHTING CONTROLS. G.C. TO VERIFY EXISTING FIRE LIFE SAFETY ITEMS AND VERIFY IF THEY CAN BE REMOVED DURING THE DEMO PROCESS. DEMO OF EXTERIOR WALLS BACK TO EXISTING CMU. DEMO GLAZING AND WALLS PER NEW OPENINGS. G.C. TO BE CAUTIOUS OF WALL REMOVAL SPACING FOR NEW OPENINGS AND GLAZING. EXISTING CMU WALLS ARE TO BE MAINTAINED THROUGHOUT DEMO PROCESS. LEGEND -DEMO r EXISTING CMU WALLS TO REMAIN CMU WALLS TO BE DEMO'D - - - _ WALLS TO BE DEMO'D r� CONCRETE COLUMN AND WALL ABOVE TO BE DEMO'D r' �J F--� MILLWORK TO BE DEMO'D CL -A SINK TO BE DEMO'D r- �1 DOORS TO BE DEMO'D. ALL EXTERIOR TO BE DEMO BACK TO EXISTING CMU OR WD. SHEATHING/FRAMING. I FE - 7=7A WINDOWS TO BE DEMO'D. ONCE DEMO IS COMPLETE A CLEAN SHELL IS TO REMAIN. LD1) NOTES= ROOF DEMO-. DEMO ALL HVAC ROOF EQUIPEMENT. DEMO EXISTING ROOF SCUPPERS, CRICKETS, OVERFLOWS & DOWNSPOUTS, (WHERE OCCURS). ONCE DEMO IS COMPLETE A CLEAN OPEN CEILING TO DECK ABOVE IS TO REMAIN. DEMO ROOFING TO ROOF SHEATHING BELOW. REMOVE (E) ROOF OVER HANG, (E) BACK SPAN STRUTS AND STEEL BEAMS ASSOCIATED WITH THIS STRUCTURE. CONTRACTOR TO VERIFY SITE CONDITIONS PRIOR TO PRICING. NOTE: CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING ALL EXISTING FIELD CONDITIONS. CONTRACTOR WILL NOTIFY PCA IMMEDIATELY AS TO ANY DISCREPANCIES BETWEEN FIELD CONDITIONS AND WORKING DRAWINGS. ROOF DEMO PLAN % OF PERIMETER WALL DEMOLITION * TOTAL L.F. OF (E) PERIMETER WALLS = 101'-0" 92'-0" 101'-0" 92'-0" 386'-0" * TOTAL L.F. OF DEMOLISHED (E) PERIMETER WALLS = 13'-6" 13'-6" 13'-6" 13'-6" 13'-6" 32'-4" 1 21 '-3" 3'-4" '-6 2 13'-6" 13'-6" 12'-6" P43'6'-0" 173'-11" 173.92 = 45.0% NI I nrhln /r\ nnkin ci AD Akin nnkln101=17 FLOOR DEMO PLAN PROJECT k e��' 6Qroen 191 RIVERSIDE AVE NEWPORT BEACH CA 92663 OWNER the Garden M2, LLC AGREED: ACCEPTED THISDAY OF 2018 TENANT: BY: TITLE: I COMMENT: UPON SIGNING THIS DRAWING ALL OF MY REQUIREMENTS HAVE BEEN ADDRESSED AND I HAVE FULL AUTHORITY TO BIND MY ORGANIZATION TO THIS PLAN. ANY CHANGES TO THIS PLAN AFTER THIS DATE WILL BE AN ADDITIONAL DESIGN/CONSTRUCTION COST TO ME THE TENANT. THESE DRAWINGS AND/OR THE ACCOMPANING SPECIFICATIONS AS INsrkuMENTs DF SERVICE, ARE THE EXCLUSIVE PRO THE DF PCA AND THEIR USE AND PUBLICATION SHALL RE RESTRICTED TO THE ORIGINAL SPACE DR SUITE FOR WHICH THEY WERE PREPARED. RE -USE REPRODUCTION, OR PUBLICATION RBY - ANS MN 'RU IN WHOLE OR IN PART IS PROHIBITED EXCEPT BY WRITTEN HALL MISSION FROM PCA. TITLE TO THESE PIANS AND ON SPECIFICATIONS SHALL REMAIN PCA WITHOUT PREJUDICE, AND VISUAL CONTACT WITH THEM SHALL coNsnruTE PRIMA FACIA EVIDENCE of ACCEPTANCE OF THESE RESTRICTIONS. PLAN CHECK yv, C RR CT ONS 105.08.18 DESCRIPTION I DATE REVISIONS DRAWN SED A pc MP ?EDMOHo�i DATE z o 05.08.2018 * 0- NO. C018423 Z N 1112-31-113 CHECKED off= PE Op CAS\�C PRINT DATE 05.14.2018 2600 NEWPORT ARCHITECTS BLVD. SUITE 114 NEWPORT BEACH, II--------- Q---- ------------- 92663 (949) --- -- ---- FAX __—__ — I II „ I II v II z (L w (E) HVAC Q II LU I I III �- I I I II --------------------------------------- III I III I III I III I III L III -----SII (E) HVAC II II II II II I I I I II I I II ii II II II � II ii II II II ii II I I LU CD1� l^L i i II I I `- I I NOTE: REMOVE ALL ROOFING AND OTHER MISC. ITEMS, INCLUDING (E) HVAC EQUIP. LEAVE ONLY PLYWOOD ROOF DECK. I II I II I II I II I II I II I II I I II I II I II I II I II I II I II I II I II I II I II I II I II I II I II I II I II I II I�________________________________________________________________________________ II II II II ii Z II (Lt13 a (E) HVAC -1 o ----- I; w III oflI CONTRACTOR TO VERIFY SITE CONDITIONS PRIOR TO PRICING. NOTE: CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING ALL EXISTING FIELD CONDITIONS. CONTRACTOR WILL NOTIFY PCA IMMEDIATELY AS TO ANY DISCREPANCIES BETWEEN FIELD CONDITIONS AND WORKING DRAWINGS. ROOF DEMO PLAN % OF PERIMETER WALL DEMOLITION * TOTAL L.F. OF (E) PERIMETER WALLS = 101'-0" 92'-0" 101'-0" 92'-0" 386'-0" * TOTAL L.F. OF DEMOLISHED (E) PERIMETER WALLS = 13'-6" 13'-6" 13'-6" 13'-6" 13'-6" 32'-4" 1 21 '-3" 3'-4" '-6 2 13'-6" 13'-6" 12'-6" P43'6'-0" 173'-11" 173.92 = 45.0% NI I nrhln /r\ nnkin ci AD Akin nnkln101=17 FLOOR DEMO PLAN PROJECT k e��' 6Qroen 191 RIVERSIDE AVE NEWPORT BEACH CA 92663 OWNER the Garden M2, LLC AGREED: ACCEPTED THISDAY OF 2018 TENANT: BY: TITLE: I COMMENT: UPON SIGNING THIS DRAWING ALL OF MY REQUIREMENTS HAVE BEEN ADDRESSED AND I HAVE FULL AUTHORITY TO BIND MY ORGANIZATION TO THIS PLAN. ANY CHANGES TO THIS PLAN AFTER THIS DATE WILL BE AN ADDITIONAL DESIGN/CONSTRUCTION COST TO ME THE TENANT. THESE DRAWINGS AND/OR THE ACCOMPANING SPECIFICATIONS AS INsrkuMENTs DF SERVICE, ARE THE EXCLUSIVE PRO THE DF PCA AND THEIR USE AND PUBLICATION SHALL RE RESTRICTED TO THE ORIGINAL SPACE DR SUITE FOR WHICH THEY WERE PREPARED. RE -USE REPRODUCTION, OR PUBLICATION RBY - ANS MN 'RU IN WHOLE OR IN PART IS PROHIBITED EXCEPT BY WRITTEN HALL MISSION FROM PCA. TITLE TO THESE PIANS AND ON SPECIFICATIONS SHALL REMAIN PCA WITHOUT PREJUDICE, AND VISUAL CONTACT WITH THEM SHALL coNsnruTE PRIMA FACIA EVIDENCE of ACCEPTANCE OF THESE RESTRICTIONS. PLAN CHECK yv, C RR CT ONS 105.08.18 DESCRIPTION I DATE REVISIONS DRAWN SED A pc MP ?EDMOHo�i DATE z o 05.08.2018 * 0- NO. C018423 Z N 1112-31-113 CHECKED off= PE Op CAS\�C PRINT DATE 05.14.2018 2600 NEWPORT ARCHITECTS BLVD. SUITE 114 NEWPORT BEACH, CA. 92663 (949) 675-9468 FAX 675-8234 the Garden 191 RIVERSIDE AVE. FLOOR DEMO PLANS Sheet Title PROJECT NORTH Project Number 191-01 1 899 � 9 �99 0 8 16 32 Sheet Number —� 15-27 DEMO KEY NOTES DEMO GENERAL KEY NOTES PROJECT OREMOVE EXISTING SOLID METAL OR WOOD DOORS. 21 DEMO/REMOVE ALL EXTERIOR STUCCO/PLASTER TO (E) SHEATHING OR CMU. WALL 1. REMOVE ALL EXISTING STOREFRONTS. COORDINATE WITH OWNER PRIOR TO DEMOLITION. OEXISTING CMU WALL TO REMAIN AND TO BE MAINTAINED THROUGHOUT THE DEMO PROCESS. SHEATHING TO REMAIN, IF CONDITIONS ARE IN WORKING ORDER. REPLACE AS NEEDED. 2. REMOVE ALL EXISTING EXTERIOR PLASTER, EXISTING PLYWOOD/WALL SHEATHING TO ODEMO ANY CORNICE FRAMING, PLYWOOD ROOF SHEATHING TO REMAIN. (WHERE OCCURS 22 DEMOLISH ALL ROOF MOUNTED EQUIPMENT. AT REMAIN, AND _BE_REUSED. PARAPET) O4 REMOVE EXISTING INTERNAL PARAPET DIAGONAL BRACING. 23 EXISTING OPENING TO REMAIN. 24 DEMOLISH ALL EXTERIOR LIGHTING AT BUILDING. 3. G.0 TO BE AWARE OF ALL EXISTING DRAINAGE, WATER LINES AND METER/GAS LINES AT VARIOUS LOCATIONS. IF ANY IS TO BE DEMOED, IT MUST BE VERIFIED AND BE PROPERLY REMOVED WITH PERMISSION BY THE CITY AND OR THE OWNER. OREMOVE EXISTING STORE FRONT GLAZING/DOORS. 25 ABANDON AND REMOVE THIS ELECTRICAL PANEL SYSTEM. 4. G.C. IS RESPONSIBLE FOR ALL SHORING AND STABILIZATION DURING DEMOLITION, AS (ar O eln ODEMO (E) WINDOWS AND METAL WINDOW GUARDS, INCLUDING FRAMES. 26 DEMO THIS PIPING AND EQUIPMENT. NEEDED. THIS WILL APPLY TO ALL DEMO PHASES. OREMOVE NON -LOAD BEARING WD. FRAMING AROUND WINDOWS. 27 DEMO (E) CMU WALLS FOR NEW ARCHED OPENING AND NEW STORE FRONT OPENING. SEE 5. ALL FIRE LIFE SAFETY MEASURES ARE TO BE IN COMPLIANCE, PER CBC 2013. REMOVE NON -LOAD BEARING WD. FRAMING AROUND STOREFRONT DOORS O/ WINDOWS. SHEET A-1 FOR DIMENSIONS. 2$ DEMO (E) CMU FOR NEW SERVICE DOOR OPENING. 191 RIVERSIDE AVE O NOT USED. 29 REMOVE (E) ROOF OVER HANG, (E) BACK SPAN STRUTS AND STEEL BEAMS ASSOCIATED NEWPORT BEACH 10 STRUCTURE INTEGRITY OF BUILDING TO REMAIN DURING/AFTER DEMO. WITH THIS STRUCTURE. CA92663 O11 DEMO ALL FACADES, INCLUDING FRAMING. 12 DEMO EXISTING DRAINAGE, T.B.D. FOR NEW DRAINAGE LOCATIONS. SEE SHEET A-2. 13 TOP OF EXISTING PARAPETS TO REMAIN. 14 DEMO LADDER. 15 GAS LINES TO REMAIN, POSSIBLE RELOCATION AS REQUIRED. (WHERE OCCURS). 16 DEMO ALL LANDSCAPING, (WHERE OCCURS). DEMO PLANTERS, THESE AREAS. 17 DEMO CONC. CURB & CONC. PATHWAY. 18 DEMO (E) STONE FACADES, INCLUDING BACKING AND METAL STAYS. 19 (E) ROOF LINES TO REMAIN. 20 (E) CURB TO REMAIN DURING DEMO, AND CONSTRUCTION, T.B.D. OWNER the Garden M2, LLC 29 27 27 22 19 27 10 13 27 27 29 22 19 27 10 13 27 3 24 27 24 TOP OF PARAPET TOP OF PARAPET _! - -- Thi THESE DRAWINGS A,ND OR THE ACCOMPANING SPECIFICA,TIOfJS AS INSTRUMENTS OF SERVICE, ARE THE EXCLUSIVE PROPERTY OF PCA AND THEIR USE AND -I --------_-- F- ----- --- ------- I I I I I I_ ._ _ _ �. TOP OF PLATE -- --.. - -- - --'-' �- - - _ _ _ __ - - - ------------------------------------------------------------------------- ------------- ------------------- ---------------- --'----------- --------------------------- - ---- ------ ---------------------- ----- --- ---- ------ - ----------- - - -- - - -- -- -- - - - TOP OF PLATE --------- -- - --- ----- ---- ----- ------ ---------�--------- - ------ - ------------- - --- --- ------ ----------- PUBLICATION SHALL BE RESTRICTED TO THE ORIGINAL SPACE OR SUITE FOR N N ANY METHOD IN WHOLE OR IN PART IS PROHIBITED EXCEPT BY WRITTEN PER MISSION FROM PCA. TITLE TO THESE PLANS AND/OR SPECIFICATIONS SHALL IIS _ I TTTT Mv _ I I 1 - � REMAIN PCA WITHOUT PREJUDICE, AND VISUAL CONTACT WITH THEM SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF ACCEPTANCE OF -THESE RESTRICTIONS I I nT r l e I—�- E \ II -; - V� { -�T I - \i5 - { T.O.C. I - - - �I ! T.O.C. �-6- 6 ' 7 1� 6 17 L7)7 6 6 7 7 7 6II_ NO. IP�4T�RIO C1� R D?-v5E DA1TE (E) SOUTH ELEVATION (E) WEST ELEVATION REVISIONS DRAWN >S cNo MP �pMOo�� DATEe 03.07.20 8 NO.C018423 z REN. 12-31-19 A CHECKED _ PE Op CF01PRINT DATE 04.03.2018 13 10 19 4 29 22 28 8— 2600 NEWPORT ARCHITECTS BLVD. SUITE 114 27 3 4 9 27 10 13 27 19 21 22 NEWPORT BEACH , TOP TOP OF PARAPET Cs92663 II L (949) 675-9468 TOP OF PLATE - . . ---6O TOP OF PLATE FAX 675-8234 ---------_ ----�-- I ---�} the Garden I � ! -, �� 2120 191 RIVERSIDE AVE. 16 17 . -r T.O.C. ------------------------, T.O.C. ------------- ---------------------------- 11 18 5c�xjt 8 5 5 5 i 25 5 5 26 5 DEMOLITION $ ,�� $ $ ,- om EXTERIOR ELEVATIONS Sheet Title Project Number 191-02 (E) EAST ELEVATION (E) NORTH ELEVATION1 �g99 19_°99 D-2 0 g 16 32 Sheet Number SHEET A-1 ROOF PLAN KEY NOTES SHEET A-1 FLOOR PLAN KEY NOTES SHEET A-1 LEGEND SHEET A-1 ELECTRICAL LEGEND PROJECT F1 (N) TPO ROOF MEMBRANE WITH MIN. 1 "/FT. SLOPE, WITH TAPERED INSULATION BELOW. n2 (E) ROOF TRANSITION LINE. F3 THIS BEAM END IS CANTILEVERED.NEW F 4]PLASTER (N) ROOF ACCESS LADDER. ❑5 NEW RAISED PARAPET WALL. SEE ELEVATIONS, SHEET A-3 FOR HEIGHTS. �6NEW 8"x12" WD. BEAM W/STEEL BRACKETS. F7 NEW 8"X8" WOOD POST. n8 NEW ROOF DRAIN SCUPPER AND OVERFLOW AT (E) DRAIN LOCATIONS. REFER TO SHT. P2.1 FOR MORE INFOMATION. NEW ROOF MOUNTED HVAC EQUIPMENT. PROVIDE CONNECTIONS FOR NEW TRELLIS LIGHTING. SEE PLAN FOR LIGHTING LOCATIONS, 10 STR 11 NEW TRELLIS W/ 2"X12" WD. STUDS 0 16" O.C. PROVIDE EDGER/HANGER ATTACHMENT TO BUILDING FACE FROM WD. POST FOR SUPPORT. G.C. TO ADD FLUSHING CAP 0 TOP OF TRELLIS. PAINT ALL TRELLIS BRACKETS & BOLTS COLOR BLACK. SPECS TO MATCH BUILDINGS 177 & 149 RIVERSIDE. ❑ALL EXPOSED WOOD TRELLIS ELEMENTS INCLUDING POSTS, BEAMS, STACKED BEAMS &TRELLIS JOISTS 12 ARE TO BE PREPPED, AND CLEANED FOR BRUSHED OIL STAINING. SPECS ARE TO MATCH BUILDINGS 177 & 149 RIVERSIDE. 13 NEW WALL WASHING LED LIGHT FIXTURE. (EXACT LOCATION T.B.D. SEE SPEC E ON A-1) ❑j NEW ALUMINUM BLACK STORE FRONT SYSTEM. CLEAR INSIDE, TYPICAL WITH ❑ EXISTING CONCRETE FLOORING TO BE PREPPED TO LIKE NEW CONDITIONS AND TO 2" FRAMES. SEE ELEVATIONS ON SHEET A-3 FOR DIMENSIONS. 18 BE SMOOTH POLISHED. 2 EXISTING CMU WALL. 1 g NEW ROOF DRAIN DOWNSPOUTS, TYP. � NEW 2"X6" WOOD STUDS 0 16" O.C., WITH THINSET VENEER OVER EXTERIOR 2p NO CURB AT THIS EDGE OF NEW WALKWAY. SEE SHEET ST -1 FOR MORE INFO. ❑3SCRATCH COAT OVER 3/4" PLYWOOD SHEATHING, AND AT WALL IN -FILL WHERE OCCURS. SEE SHEET A-1 LEGEND FOR MORE INFO. 21 PROVIDE BUILDING STANDARD EXIT SIGNS DURING CONSTRUCTION. NEW WALL MOUNTED WALL SCONCES, TYP. SEE SPEC B. 22 ALL DOOR HARDWARE TO BE IN COMPLIANCE, PER CBC 1010.1.9.3 2016. ❑4 NEW 8"X8" WOOD POST AND BASE. NEW CONCRETE WALKWAY TO ALIGN WITH EXISTING INTERIOR CONCRETE FLOORING. NEW CONCRETE BASE FOOTING. BASE SIZES: T.B.D., 23 ALL NEW DOOR THRESHOLDS TO BE ADA COMPLIANT, PER CBC 2016. (AS SHOW PER PLAN). W/RECLAIMED WOOD TOP. EXISTING DRAINAGE PIPING. G.0 TO BE MINDFUL OF DRAINAGE PIPES DURING 24 CONSTRUCTION AND TO INFORM THE OWNER IF ANY PIPES NEED TO BE LINE OF BEAM ABOVE. RELOCATED. EXISTING CONCRETE WALKWAY TO REMAIN. (VERIFY DURING CONSTRUCTION) 25 NOT USED. ® ❑9 NEW CONCRETE WALKWAY. (VERIFY DURING CONSTRUCTION) 26 OCATIONT THIS BUMP -OUT TO CREATE MATCHING COLUMN FORM AT THIS ❑ NEW CONCRETE CURB LINE. (VERIFY DURING CONSTRUCTION) ❑ 10 27 FUTURE ADA RESTROOM. 11 NEW ROOF ACCESS LADDER. NEW LOCATION FOR ELECTRICAL PANELS AND SWITCH GEAR. G.C. TO PROVIDE 12 S BWATERUNDERFE ELECTRICAL CLOSET/SHED.E TO MATCH 4CLOSET/SHED E9 RIVERSIDE XTERIOR ORCLLIIGHR�E SCONE PLACEMENT, T.B.D DURING CONSTRUCTION. EXACT DIMENSIONS OF CLOSET/SHED, T.B.D DURING CONSTRUCTION. 13 PLANTER, SEE LANDSCAPE PLANS. ❑EXISTING METER/GAS LINES. G.0 TO BE MINDFUL OF LINES DURING 14 CONSTRUCTION AND TO INFORM THE OWNER IF ANY LINES NEED TO BE RELOCATED. 2-1/2" STUD FURR-OUT 0 PERIMETER WALLS & INT. COLUMN LOCATIONS CONTRACTOR TO VERIFY SITE CONDITIONS PRIOR TO PRICING. 15 TO UNDERSIDE OF CEILING JOISTS. NOTE: CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING ALL EXISTING ❑REMOVAL OF ALL LIGHT FIXTURES. NO LIGHT FIXTURES ARE REQUIRED DUEFL-WHITE. TO (NO OCCUPANTS). SEE ROOF PLAN FOR EXISTING CONDITIONS, THIS FIELD CONDITIONS. CONTRACTOR WILL NOTIFY PCA IMMEDIATELY AS TO ANY SHEET. DISCREPANCIES BETWEEN FIELD CONDITIONS AND WORKING DRAWINGS. REPAIR ALL INTERIORS TO LIKE NEW CONDITIONS. PROVIDE NEW POWER 17 OUTLETS AS SHOWN, COLOR: WHITE. ALL INTERIORS TO BE PAINTED WHITE INCLUDING CEILING & CEILING JOISTS. ® EXISTING C.M.0 EXTERIOR WALL(N) NEW EXTERIOR WALL EXTERIOR WALL AT WALL OPENING IN -FILL .SEE 0 NEW INTERIOR WALLS, (WHERE OCCURS ), SEE STRUCTURAL DETAILS.(MAX. HT.=14 -0 ) NEW INTERIOR WALL FURR OUT6(ar SEE DETAIL # 3/A-4 LINE OF BEAM ABOVE NEW GLAZING IN BUILDING STANDARD FRAME NEW BUILDING STANDARD DOOR DOOR NUMBER HARDWARE TYPE DOOR TYPE ROOM NAME AND NUMBER ® EXIT SIGN TACTILE EXIT SIGNS PROVIDE AT EACH EXIT AU SEE DETAIL #7 ON A-5 L LOCK (ON DOOR) FE FIRE EXTINGUISHER. SEE SPEC F N NEW DS NEW DOWNSPOUT LOCATION NEW 8"X8" WOOD POST AND BASE ® NEW PLANTER NOTE: ALL ITEMS ARE EXISTING TO REMAIN, U.O.N. DUPLEX WALL OUTLET SEE SPEC A O (N) J -BOX SPEC B (N) 5"X20"X4" WALL SCONCE �� (N) WALL ARM LTS. SEE SPEC C (N) TRELLIS UP &DOWN LTS. SEE SPEC D (N) WALL STRIP LED LTS. SEE SPEC E Il/ (N) ELECTRICAL PANELS SEE ELEC. PLANS LY N NEW TYP. TYPICAL THROUGHOUT tk u u 191 RIVERSIDE AVE NEWPORT BEACH CA 92663 SPECIFICATIONS �A ELECTRICAL OUTLETS: (NEW) PER "2016 TITLE 24" SEE ELECTRICAL ENGINEERING SHEETS, COLOR: WHITE © WALL SCONCE: (NEW) "LUMENS," TWIST OUTDOOR LED WALL SCONCE, UU576124. COLOR: BRONZE, GRAPHITE © WALL ARM LTS: (NEW) "SPJ LIGHTING, INC." GOOSENECK ARM LIGHTS, 830 ARM BRACKET, 8610 SIGN SHADE. FINISH: MATTE BRONZE. I TRELLIS UP & DOWN LTS: (NEW) "SPJ LIGHTING, INC." DIRECTIONAL, UP & DOWN LIGHTS, SPJ-ALPHAI2, FINISH: MATTE BRONZE. ❑E WALL WASHING STRIP LED LTS: (NEW) "SPJ LIGHTING, INC." SPJ-LU48 16W LED UNDERWATER, MBR ❑F FIRE EXTINGUISHER: (NEW) BUILDING STANDARD FACTORY FINISH. COLOR: WHITE. (LOCATIONS T.B.D.) OWNER the Garden M2, LLC 1 - 1 p 11 12 A-6 0 - cn J J LLIOB: 7 4 z (N) STEP N--' IN PARAPET A 7 (N) STEP (N) STEP IN PAR4PET IN PARAPET 1 3 6 3 E (N) DS 4 5 3 A-6 A-3 SECTION 1 E � ' - Q0 -? �' �' �, 0 8 � - 0 _i 8 +' -� 6 - �, N A B c E _ CIf N - � � - 0 0 � 0 0 A-6 A-6 B c A-6 92 T'-0" A-6 +11 I -roll 12'-6" gll 23'-2.1 1._4.. 27'-10�'I 0� AGREED: ACCEPTED THISDAY OF 2018 TENANT: BY: 5 26 - 27 5 25 5 25 _ — O 2p K K +17'-6" ±14'-6" 6 1 O STEP IN TRELLIS 7 6 11 12 7 6 7 l 0 4'�-0�� TITLE: 26 SIM. A-6 COMMENT: UPON SIGNING THIS DRAWING ALL of MY REQUIREMENTS HAVE BEEN ADDRESSED AND I HAVE FULL AUTHORITY TO BIND MY ORGANIZATION TO THIS PLAN. ANY CHANGES TO THIS PLAN AFTER THIS DATE TRUCTION COST WILL BE AN ADDITIONAL TENANT. 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RE-usE, REPRooucrloN, ore PueucanoN BY ANY METHDD IN WHDLE DR IN PART IS PROHIBITED E%CEPT BY WRITTEN PER– MISSION FROM PCA TITLE TO THESE PLANS A CON SPECIFICATIONS SHALL REMAIN PCA wlTHouT PREJUDICE,AND VISUAL CONTACT WITH THEM SHALL CONSTITUTE PRIMA EACIA EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. N_— 10 I , _ 18 A-6 4 1' 14n 1 A-6 a o 0 0 0 — — a _ _ 1 FL]FTI - 3 15 3 15 3 15 A-4 A-5 A-4 A-5 A-5 ❑1 21 22 - ® 21 M17 16QN1.5:12 22 17 1 11 1 3 6 A-4 2R A_4 U I 9 2 7 27 cA r � ", i v �n M _ - - A6 - - — -- — — — — — — — — — — — — — — — - - — —-------------- 1 s 1 S M-\/// 26 TYP. 3 A-4 (Ai -5 �3� ��� 4 , -- 4 4'-3" 13'- " 4'-4" 30 COURT 1 6 1— A-6 14 — — — ------------- — } - - � 21 15 SUITE A g I DOUR -ARD 22 16 I 0 17 I 2s 1 s 2 - ❑1 —�- 6 30 I A-4 A-6 i - m 17 S 21 15 I A-6 c - 22 1,�4iT A i 6 18 2 - 4 COURT 1 �1 15 1 6" 6 l3 30 - 6 - — — � 2 9 I u A_4 :R q34 2R I 5'-0° (N)STEP IN PARAPET E A-3.1 SECTION (N) DS 5 q66 5 (N) STEP IN PARAPET ----- �p � m — — � 27 q_s ° \ g° 3 2 PLAN CHECK CORRECTIONS 06.13.18 1 PLAN CHECK CORRECTIONS 05.08.18 NO. DESCRIPTION DATE 5Al - 6 - REVISIONS �p A,� �Q�pMo � S/�J% *� No. cm1e4z3 z* �1 @-31-re yOQ. Op C�y(C DRAWN MP - M 7 1 o DATE 06.08.2018 8 -' Fol A-6 6 N PARAPEt 1 p 7 6 e A -g W1BBm = 3 0 A-6 0 C14 c WLlficlbN 6 (N) CHECKED PE �� - {A r —s PRINT DATE 06.18.2018 IN 5 Lw PACIFIC COAST2600 NEWPORT ARGNITECT0 LVD. SUITE 114 NEWPORT BEACH, 92883 (949) 675-9468 FAX 675-8234 v � � -' 6 7 _ A-4 - 1 - ---- - M17 I _ 21 5 I � 22 6 3 1 S r _ „ $ 0 li 2CA. A_4 I u 3 R 1 a � o 0 0 - - A 3 IuLLECIICN C F 3 A-3.1 A-6 SECTION (N) DS I— — = 21 4 6H 22 2 i y A-4 3 1 A-4 a� _a g — — — — - ------------ ----------SUITE ------�------------- , 7 A-4 I � SEC a Q I 2 - 3 0 1 `t 03 the Garden 191 RIVERSIDE AVE. — — a 3.1 IQN 19 — - 5 M17 — — A_4 �' 4 15 c� 15 15 3 A_5 A-5 18 1 a Q 0 al( 3— A-4 4 PROPOSED FLOOR AND ROOF PLAN Sheet Title — 2 - 2 4 3 R 1-1 N � 4 0- n- , 4 2 3 INTERIOR KEY W) DS 2s _g 7 42 J�i3 Project Number 191-01 1 8991 9-099 0 8 16 32 PROJECT PROPOSED FLOOR PLAN 1 /8991 9-099 PROJECT 0 8 16 32 NORTH w —1 Sheet Number /`1 15-29 SHEET A-2 ELEVATION KEY NOTES CLR. TYP. CLR. TYP. C R. TYP. HAACRYLI THIN WITHPLASTER, SCRATCH & BROWN RICK. HMOR BRICKOVER 16 LINE OF NEW PARAPET. ❑1 COATS.SYSTEM EXTERIOR PTEM GRAPHITE NEW C—CHANNEL CAP. SEE SHEET A-6 FOR DETAILS. COLOR AND TILE COUNCIL OF NORTH AMERICA DESIGN NO, W201-11 7-8 POUNDS PER SQUARE FOOT, 17 N U ❑2 THREE (3) TALL SOLDIER COURSE PATTERN ® BASE WHERE BRICK VENEER OCCURS, TYP. 18 EXISTING PLANTERS TO REMAIN, TYP. G.0 TO BE MINDFUL OF SOUTH WEST CONC. STANDARDS. COURSE IS TO BE NOT STRAIGHT LINED _ FOOTING. T.B.D. 73 SINGLE SOLIDER COURSE LOCATIONS, TYP. o I T T 19 LANDSCAPING BY: CONCEPTUAL DESIGN PLANNING, CO. ❑4 EXTERIOR 'OLD WORLD' PLASTER SYSTEM UNDER BRICK VENEER W/FLASHING AS NEEDED. VENEER— HERRINGBONE DESIGN G.0 IS TO NOTIFY THE OWNER BEFORE PRICING IF ANY LANDSCAPING WILL BE IN SCOPE. 0 OTHIN D BRICK VENEER — L, NEW ALUMINUM BLACK STORE FRONT SYSTEM. GLAZING, CLEAR INSIDE, WITH 2" FRAMES. 2,r, PRIOR TO INSTALL MUST VERIFY WITH (SUB CONTRACTOR) ALL DIM, IN FIELD TO INSURE 20 (5) HIGH SPAN PANES WINDOW/DOOR, TYP. SEE GLAZING ENLARGEMENT DETAILS. PROPER INSTALLATION, PER PLANS, REFER TO GLAZING ENLARGEMENT DETAILS ON A-3 A,B,C,D,E,F FOR REFERENCE. 21 SLOPE VARIES AT NEW FOOTING LOCATION WEST. DUE TO ADA RAMP. G.0 TO N VERIFY FOOTING HEIGHTS TO ENSURE POST AND BEAM ALIGNMENT. r6 (E) GAS METER. RELOCATE AS NEEDED. G.0 TO BE MINDFUL OF DRAINAGE PIPES DURING CONSTRUCTION AND TO INFORM 22 ❑ THE OWNER IF ANY LINES NEED TO BE RELOCATED. F7 NEW (2) 8"X12" RECLAIMED WD. BEAM W/STEEL BRACKETS. REFER TO AS—BUILT AB -1,2 FOR DETAILS. NEW 2"X12" RECLAIMED WOOD FASCIA, W/STEEL BRACKET CONNECTIONS WHERE OCCURS. G.C. TO BE MINDFUL OF ALL EXISTING SLOPE GRADES AND CHANGES IN CURB T.B.D. TO MATCH OTHERS. 23 HEIGHTS, WHICH WILL AFFECT ALIGNMENT AREAS THROUGHOUT. ❑9 NEW 8"X8" WOOD POST. 24 WHERE NEW 8"X8" WOOD POSTS OCCUR, G.0 TO PROVIDE 2"X12" RECLAIMED WOOD FASCIA WITH ITS PROPER CONNECTIONS, SIMILAR TO BLDG 149. FASCIA IS TO HAVE 10 NEW 8"X8" WOOD POST W/STEEL BRACKET CONNECTIONS WHERE OCCURS. (SEE LEGEND ON THE SAME APPEARANCE AND FINISH AS THE OTHER WOOD BEAMS THROUGHOUT. A-1 FOR FLANGE DIRECTION). EXACT CONSTRUCTION T.B.D. F11 CAST IN PLACE CONC. BASE FOOTING. W/1X RS FORM BOARD PATTERN, TYP. 25 ALIGN EXTERIOR WALL LIGHTS WITH CLOSEST ADJACENT TOP OF DOOR FRAME, TYP. (DIM. AS SHOW PER PLAN: 21 "X21 "X18" H) W/RECLAIMED WOOD TOP. (PER E VOCAL) ON WEST SIDE OF BUILDING ONLY. G.0 TO DETERMINE BASE SIZES ACCORDING TO CLEARANCE FOR WALKWAY AND PER DESIGN. 2 26PROPOSED SECONDARY PROJECT ID. (73 S.F.) PER SIGN PROGRAM, 12 NEW ROOF DRAIN DOWNSPOUTS, TYP. (EXACT LOCATIONS, T.B.D) PA -2017-006. 27 (N) SWITCH GEAR ELECTRICAL SERVICE CLOSET. 13 NEW WALL MOUNTED SCONCE & ARM LIGHTS, TYP. ARM LIGHT HEIGHTS T.B.D. SEE LEGEND & SPECS B,C ON A-1. SEE ELEVATIONS FOR REVISED SCONCE PLACEMENT. 28 (E) ELECTRICAL SERVICE TO BE ABANDONED. 14 NEW LOCATION FOR ELECTRICAL PANELS AND SWITCH GEAR. G.C. TO PROVIDE WATER PROOF ENCLOSURE TO MATCH 149 RIVERSIDE BUILDING, CONCRETE SLAB UNDER ELECTRICAL 29 (N) ROOF ACCESS LADDER. CLOSET/SHED. CLOSET/SHED EXTERIOR LIGHT SCONE PLACEMENT, T.B.D DURING CONSTRUCTION. EXACT DIMENSIONS OF CLOSET/SHED, T.B.D DURING CONSTRUCTION. 30 LINE OF NEW ROOF. 15 SEE DOOR SCHEDULE ON SHEET A-5. DOORS TO MATCH BLDG, STANDARD. 31 NEW ANGLE IRON CANTILEVERED TRELLIS SUPPORTS, TO MATCH #149. 32 THIS IS T 1 79pIN1 DEPT.) AND IS (14.35') NAVD 88. (15.26+14.17+13.62+14.06=57.11/4=14.35') 33 PROPERTY LINE WITH DIMENSION TO BUILDING. 2 34 OVERHANG AT 18" MAX. INTO R.O.W., PER PUBLIC WORKS. 34 FALSE METAL SEISMIC PLATES TO MATCH 149/177. I� I� GLAZING ELNLARGMENT DETAILS O 01 CLR. TYP. CLR. TYP. CLR. TYP. C R. TYP. NOTES qO LO VENEER — 6'-0" GRAPHITE N COLOR AND N BE SELECTED BY OWNER. G.C. N U #177, #149 TO MEET PROJECT CONSISTENCY LIGHTING, INC." DIRECTIONAL, STANDARDS. COURSE IS TO BE NOT STRAIGHT LINED _ T � o I T T � � N THIN BRICK VENEER— HERRINGBONE DESIGN 0 OTHIN D BRICK VENEER — L, 13'-6" 1 13'-6" p 3'-5" 2'-11" 2'-11" 3'-5" CLR. TYP. CLR. TYP. CLR. TYP. CLR. TYP. NOTES qO LO VENEER — U SECTION SECTION v v U INTERIOR COURTYARD ELEVATIONS I N ELEVATION FINISH NOTES qO LO VENEER — 0 GRAPHITE © COLOR AND N BE SELECTED BY OWNER. G.C. 1 #177, #149 TO MEET PROJECT CONSISTENCY LIGHTING, INC." DIRECTIONAL, STANDARDS. COURSE IS TO BE NOT STRAIGHT LINED _ APPEARANCE OF A ROUGH EDGE. 00 I 1D METAL BY E VOCAL. EXACT SIZE & LOCATION T.B.D. CO THIN BRICK VENEER— HERRINGBONE DESIGN 0 OTHIN D BRICK VENEER — L, N 23 22 C TYP.TYP. .........------------ ------ Ism 19 TYP. SOUTH ELEVATION OPEN TO COURTYARD 15 159 SECTION OPEN TO COURTYARD 15 9 E A-3.1 SECTION COURTYARD 3 VIEW O O � 32 32 g p G B A-3 A-3.1 A-3 SECTION SECTION SECTION 0 8 16 32 WEST ELEVATION 1 n F4 1 n F1 7 __MEN III _ _ r IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIYIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII 1111111111111111111111111111111111111111111111111111111111111111111111111,11111111IIIIIIIIIIIIIIYIIIIIIIIIIIIIIIIIIIII 1 ®� '��_��:111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111::=� "������ ®� ��--�®��� 1 ______... _ -__ ___ _________ �_______ -________ _—_- ----------- - �- __ _____________________ �� �- •1 �__ n _____� Illiilllll� `1111111111' `�YIIIIIIIII'-�IIIIIIYIII� IIIIIIIIGi Illilll� 1111111111--- � �•�� �� � �� �-IIIIIIIIII•--- -- ------^IIIIIIIIII'--------- �-'�^ �_�-���•1111111111----���������������--- x•111111111 1111111/ ������ -�� �. ______ .• 1 • i i� __ -___ -______.1 1,� ______________I 1�__________-� �__-- _�_ �,1 ii-___- �'I ''��� �_�_�•1 1 .• .• ■i ..1���� ����.Ic_��. �- • 1 1�-------------^�1 1.-------------��1 1----'------------- :�.:::..nl 1---- ---'1 1 m 1 111________"__• llal­ IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII.._ 11111111111111111111111111111111111111111111.. IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII-. � _ • I 11: �1 1 1 �1 I 1�___n '^I I 1 �__' ___.1 II 1Y�m��� y�,� ® • • Ili M ❑1 (E) CONCRETE SLAB -ON -GRADE. 2 (E) 2" 10" ROOF R E / (E) 1X6 DIAGONAL SHTG. 1 �3 MOUNTED MECHANICAL EQUIPMENT SHALL NOT BE VISIBLE IN ANY DIRECTION (360 DEGREES) FROM A PUBLIC RIGHT-OF-WAY OR ADJACENT RESIDENTIAL PROPERTY, AS MAY BE SEEN FROM A POINT SIX FEET ABOVE GROUND LEVEL. IN ADDITION, SCREENING OF THE TOP OF ROOF MOUNTED MECHANICAL EQUIPMENT MAY BE REQUIRED BY THE DIRECTOR, IF NECESSARY TO PROTECT VIEWS FROM A RESIDENTIAL ZONING DISTRICTtke, LOCATED AT A HIGHER ELEVATION. THIN BRICK. THIN SET WITH ACRYLIC MODIFIED MORTAR OVER SCRATCH & BROWN COATS. PROVIDE EXTERIOR PLASTER UNDER BRICK VENEER. TILE COUNCIL OF NORTH AMERICA DESIGN NO. W201-11 7-8 POUNDS PER SQUARE FOOT. (N) BEAM PER. STRUCTURAL ALUMINUM BLACK STORE FRONT SYSTEM. GLAZING, CLEAR INSIDE, WITH 2" FRAMES. G.C. PRIOR TO INSTALL MUST VERIFY WITH (SUB ALL DIM. IN FIELD TO INSURE PROPER INSTALLATION, PER PLANS. REFER TO GLAZING ENLARGEMENT DETAILS ON A-2 A,B,C,D,E,F FOR REFERENCE. �7 (N) TPO ROOFING, PER. ROOF PLAN �8 (N) OPEN DECORATIVE PANEL, PER E -VOCAL. �9 10 11 12 13 14 16 17 19 20 (N) 2"x6" WOOD STUDS WITH 1/2" PLYWOOD SHEATHING. 21 (E) CMU WALL TO REMAIN. (N) CONCRETE SIDEWALK W/ INTEGRAL CURB. (N) STEEL PIPE PARAPET BRACING. 22 (N) CONCRETE SLAB PER UTILITY REQUIREMENTS. 23 (N) ELECT. SWITCH GEAR LOCATION IN WATERPROOF ENCLOSURE. (E) CONCRETE SURFACE TO REMAIN. 24(E) (N) CAST IN PLACE CONC. BASE FOOTING. W/1X RS FORM BOARD PATTERN, TYP. DIM. AS SHOW PER PLAN: 21"X21"X18' H 25TRELLIS ( ) WOOD TOP. (PER E VOCAL). G.0 TO DETERMINE BASE[5 SIZES ACCORDING TO CLEARANCE FOR WALKWAY AND PER DESIGN. (N) DEEP FOOTINGS, PER STRUCTURAL DETAILS. (N) ASPHALT SHINGLES OVER BUILDING PAPER AND 1/2" PLYWOOD SHEATHING. (N) 2X12 ROOF JOISTS @ 16"O.C. PER STRUCTURAL. W/ GALV. CAP SAME AS 149 28 (N) CMU INFILL WHERE WINDOW SYSTEMS OCCUR, AS NEEDED. 1 29 (SEE A-1, &STRUCTURAL FOR DETAILS) WHERE (N) 8"X8" WOOD POSTS OCCUR, G.0 TO PROVIDE 2"X12" WOOD FASCIA WITH ITS PROPER CONNECTIONS, SIMILAR TO BLDG 149. FASCIA IS TO HAVE THE SAME APPEARANCE AND FINISH AS THE OTHER 1 WOOD BEAMS THROUGHOUT. EXACT CONSTRUCTION T.B.D. (N) 2"X12" RIM w 8"X12" WD. BEAM. SEE A-2 FOR ELEV. (N) 8"X8" WOOD POST W/STEEL BRACKET CONNECTIONS WHERE OCCURS. (SEE LEGEND ON A-1 FOR FLANGE DIRECTION). 2X RAFTER TO REMAIN, EXTENT PER OWNER. 1PLASTER, JOISTS TO ATTACH @BLDG. VENEER AT EACH SIDE OF FRAMES AND1 TO BE CLEAR OF ANY GLAZING. SEE A-2 ROOF TRELLIS PLAN FOR DETAILS. (N) WOOD HEADER & CONT. PLATE. SIZE AS NEEDED. SEE STRUCTURAL FOR DETAILS. (N) THIN BRICK VENEER ARCHED SURROUND. SEE A-2 ELEVS. (E) 14" CURB AT EXTERIOR FOOTING. (N) STEEL STUDS. 1 29 30 31 32 1 (N) STEEL STUDS. (N) BRICK ARCHWAY. REFER TO SHEET A-2, ELEVATIONS. (E) STEEL BEAM. (E) RIDGE. PARAPET BEYOND.❑4(N) PLYWD. ROOF DECK.W/RECLAIMED OF INSULATION.❑6(N) L BEAM.CONTRACTOR) BEYOND. Ep PROJECT oSYSTEM a p O e n 191 RIVERSIDE AVE NEWPORT BEACH CA 92663 BUILDING AND WALL SECTION KEY NOTES 3 A-6 TOP OF (N) PARAPET FE 12 9 7 35 36 31 1 5 (E) 1 4 18 I +n TOP OF (E) CMU. WALL (E) TOP OF ROOF (E) TOP OF PLATE rv/TP. 1 � 1 4 2 N v (E) CMU WALL FACE. o N 10 29 00 j M 15 28 1 (E) TOP OF SLAB 3 33 1 (N) MECH. EQUIP. 3 0 ON CURB 1 32 1 12 (E) 1 5 ON) CURB EQUIP. 4 37 2 rF1 1 ALL CEILING HEIGHTS WILL BE OPEN TO DECK ABOVE. ON 7 35 36 + 26 Z�� 38 A 18 20 5 A-5 3 A-6 TOP OF (N) PARAPET 1 9 A-6 29 25 8 TOP OF (E) CMU. WALL CD (E) CMU WALL FACE. 1 n w SLOPE 1 = _ = ROOF (VARIES) CD w w 21 ®TRELLIS rn 22 ¢ n o 1 N `` 19 ^ N � 0o -o 23 > J o z w 1 _ co o wLLJ 4 ¢ N � J 25 26 27 1 w A-6 A-6 A-6 JTITLE: 17 m Q 11 16 TO OF BE C w (E T.057. °O w ^ w _ w 00 Of �a LO � _ 1 0 N o > w w Lj Cn OWNER the Garden M2 LLC _ - - _ 34 24 18 A-6 1 N 11 AGREED: ACCEPTED THIS DAY OF 2018 TENANT: BY: COMMENT: UPON SIGNING THIS DRAWING ALL OF MY REQUIREMENTS HAVE BEEN ADDRESSED AND I HAVE FULL AUTHORITY TO BIND MY ORGANIZATION TO THIS PLAN. ANY CHANGES TO THIS PLAN AFTER THIS DATE 1 ESTABLISHED = (14.35') 1 7 1 1 GRADE 1 WILL BE AN ADDITIONAL DESIGN/CONSTRUCTION COST TO ME THE TENANT. THESE DRAWINGS AND/OR THE ACCOMPANING SPECIFICATIONS AS INSTRUMENTS OF SERVICE, ARE THE EXCLUSIVE PROPERTY OF PCA AND THEIR USE AND PUBLICATION SHALL BE RESTRICTED TO THE ORIGINAL SPACE OR SUITE FOR WHICH THEY WERE PREPARED. RE -USE, REPRODUCTION, OR PUBLICATION BY ANY METHOD, IN WHOLE OR IN PART IS PROHIBITED EXCEPT BY WRITTEN PER- MISSION FROM PCA. TITLE TO THESE PIANS AND/OR SPECIFICATIONS SHALL REMAIN PCA WITHOUT PREJUDICE, AND VISUAL CONTACT WITH THEM SHALL BUILDING SECTION SCALE: 1/4" = 1'-0" A CONSTITUTE PRIMA FACIA EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. 1 1 1 TOP OF (N) PARAPET 5 A-6 1 4 A-6 1 12 l g 7 35 36 3 A-6 TOP OF (N) PARAPET 1 1 5 A-6 4 A-6 12 l g 7 35 36 3 A-6 1 TOP OF (N) PARAPET 1 7 36 T 3 A-6 9 4 TOP OF ROOF 0 Ld _ (E) BOTTOM OF GLBw Q 1 0) O n� ON Q > bi w W Ld ^ w 1 a N I� v (E) T.O.S. = (14.57') =8 w = � [If Ur) o 1L` R- ¢ w w W Ld 9 4 TOP OF (E) CMU. WALL ; bi Q Q 0 [if19 ;.� � LO 0 > W w n 9 4 TOP OF (E) CMU. WALL ; aPACIFIC ¢ Of ;..� � N U) o 0 W w cn 9 1 PLAN CHECK CORRECTIONS 05.08.18 NO. DESCRIPTION DATE REVISIONS 25 8 SLOPE U) =d CD w TP. ®TRELLIS = 19 22 � < ¢ WINDOW HEAD ¢ Q ¢ n O0 N 25 TOP OF ROOF 5�D ARc Gam? e y°�� * d No. 0018423 0 �N.12-31-19 v� �= Op CA1-�� DRAWN MP 05.08.2018 SLOPE . TRELLIS c� w = d ¢ ¢ a Ed U.-` v 0 L o z Z 00 o J W R- m I Cf) w w CD a ¢ = d N ) p N z O R- w Li w w CHECKED PE 1 0 4 2 20 ALL CEILING HEIGHTS 26 WILL BE OPEN TO DECK ABOVE. 7 A-6 SIM. 1 1 1 5 A-5 A-5 m I 4 2 7 A-6 M ALL CEILING HEIGHTS BE OPEN TO DECK ABOVE. 29_ 1 PRINT DATE Ob.1b.2018 1 2 38 20 1 1 5 A-5 A-5 L 2600 NEWPORT COAST!nBinCo ARGI-41TPGTS BLVD. SUITE 114 NEWPORT BEACH, CA. 92663 (949) 675-9468 FAX 675-8234 4 22 10 (E) CMU WALL FACE. 23 25 A-- 6 A-- 6 A-6 11 WHERE 17 OCCURS 1 6 FT'TP@ 1 � TOP F B NCH (E) T. .S = 14 57' 1> in — 6 11 6 WHERE OCCURSWILL WHERE OCCUR 17 16 11 1 23 25 r A-6 o 26 A-6 27 A-6 TOP F BENCH _ W L_ > 0 � 0 Z J W R- m I V w w TTI 0 > the Garden 191 RIVERSIDE AVE. BUILDING SECTION & WALL SECTIONS Sheet Title 11 0CO (E) T.O4.57') , .S. _ (1 Project Number 191-01 11 ESTABLISHED GRADE = (14.35') 1 GRADE = 14.35') ESTABLISHED GRADE _ (14.35')ESTABLISHED 1 1 17 17 WALL SECTION (N) COURTYARD EXTERIOR WALL SCALE: 1/2" = 1'-0" D PARAPET (E) CMU WALL SECTION (W/ WINDOW)) SCALE: 1/2" = 1'-0" C PARAPET @ (E) CMU WALL SECTION SCALE: 1/2" = 1'-0" B A Sheet Number M