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HomeMy WebLinkAbout4.0_Ford Road Residential Study Session_PA2017-22804"O;""t CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT April 18, 2019 Agenda Item No. 4 SUBJECT: Ford Road Residential (PA2017-228) • General Plan Amendment No. GP2019-002 • Zoning Code Amendment No. CA2019-002 • Site Development Review No. SD2017-009 • Tentative Tract Map No. NT2017-004 • Initial Study/Mitigated Negative Declaration No. ND2019-001 SITE 4302 Ford Road — APN 458 361 10 LOCATION: (Southeastern corner of the MacArthur Boulevard and Bonita Canyon Drive intersection) APPLICANT: Hines OWNER: Pacific Bell Telephone Company PLANNER: Benjamin M. Zdeba, AICP, Associate Planner 949-644-3253, bzdeba@newportbeachca.gov PROJECT SUMMARY The applicant is seeking approval of a residential condominium project with 21 dwelling units in a structure that is two- to three -stories high over one level of subterranean parking. The project site is approximately 1.06 acres and is located near the southeastern corner of the MacArthur Boulevard and Bonita Canyon Drive intersection. It is most visible from Bonita Canyon Drive, but is accessed from Ford Road. The proposed development would include two-bedroom, three-bedroom, and four- bedroom units ranging from 1,433 square feet to 2,277 square feet in floor area. Approximately 23,000 square feet of common area amenities would be provided for residents including a 735 -square -foot rooftop deck, 6,536 -square -foot pool deck and outdoor courtyard, and 16,210 square feet of landscaping. Also proposed is a 437 - square -foot indoor pool room and an 1,392 -square -foot indoor club room. Each unit would have private open space areas by way of patios and balconies. The subterranean parking level would have 55 parking spaces, which exceeds the minimum requirement of 53 parking spaces. The majority of the proposed building will comply with the Multi -Unit Residential (RM) Zoning District height limit of 33 feet to the ridge of a sloped roof. However, the applicant is requesting to increase the allowable height to 37 feet with a major site development review for an architectural tower element at the northwestern corner of the project site. 1 9 Ford Road Residential (PA2017-228) Planning Commission Study Session, April 18, 2019 Page 2 Surrounding uses include residential apartments to the north across Bonita Canyon Drive, Bonita Canyon Sports Park to the south with single-family residential beyond, the AT&T Switch Station building to the east, and MacArthur Boulevard to the west. In order to implement the project, the applicant requests approval of the following applications from the City of Newport Beach: • General Plan Amendment — To change the land use category from PF (Public Facilities) to RM (Multiple -Unit Residential). The proposed amendment also includes 21 additional dwelling units in Statistical Area M6. A preliminary review of the request against Charter Section 423 indicates a vote of the electorate would not be required if the City were to approve the General Plan amendment. • Zoning Code Amendment — To change the zoning district from PF (Public Facilities) to RM (Multi -Unit Residential) and to revise the Zoning Map (Newport Beach Municipal Code [NBMC] Chapter 20.14 [Zoning Mapl) to include a development limit of 21 dwelling units on the property. • Major Site Development Review — To allow the construction of 21 dwelling units with a tentative tract map and to ensure the site is developed in accordance with applicable zoning code development standards and regulations pursuant to NBMC Section 20.52.080 (Site Development Reviews). Also requested is an increase in allowable height for a corner tower element that would exceed the maximum height limit. • Tentative Tract Map —To allow the residential dwelling units to be sold separately. • Initial Study/Mitigated Negative Declaration (IS/MND) — To address reasonably foreseeable environmental impacts resulting from the legislative and project specific discretionary approvals, the City has determined that an Initial Study/Mitigated Negative Declaration (IS/MND) is warranted pursuant to the California Environmental Quality Act (CEQA) Guidelines. The IS/MND was released for public review and comment on April 12, 2019. Comments on the adequacy of the IS/MND will be accepted for a 20 -day review period that will conclude on May 2, 2019. Public hearings with the Planning Commission, John Wayne Airport Land Use Commission (ALUC), and City Council are anticipated to occur middle to late spring 2019. STUDY SESSION The purpose of the study session is to introduce the requested applications and provide the Planning Commission and general public with the opportunity to learn about the project. Additionally, the session will provide an opportunity to request additional information about the project in advance of a future public hearing. During the study session, staff will provide a brief overview of the proposed project, requested approvals, and the preliminary results of the environmental analysis. Staff will also explain how the public 3 Ford Road Residential (PA2017-228) Planning Commission Study Session, April 18, 2019 Page 3 can participate in the process and future hearings. The applicant will provide a more detailed presentation of the proposed project. No action on either the project or draft Initial Study/Mitigated Negative Declaration (IS/MND) can be taken by the Planning Commission at the study session. COURTESY NOTICE Although not required by the Municipal Code, a courtesy notice of this study session was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled meeting. A message was also sent to local residents through the Nextdoor online application, and an email select alert was sent for email subscribers to the Planning Division's notification list. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by i . Zdeba, AICP Associat lanner ATTACHMENTS PC 1 Vicinity Map PC 2 Project Plans Submitted by: Jim Campbell Deputy Community Development Director 0 Attachment No. PC 1 Vicinity Map 5 w 4 CANyoly �—n IWO A-V P R MP 054 zo 04 NEGM Disclaimer: N E W P 0 R T S E A C H Every reasonable effort has been made to assure the accuracy of the data provided, however, The City of Newport Beach and its employees and agents ( disclaim any and all responsibility from or relating to 0 417 833 any results obtained in its use. 9 Feet 4/10/201J 7 2 Attachment No. PC 2 Project Plans 9 10 i At 7`I �t( s■ "s • r - �. 7.. < W h PROJECT INFORMATION Site Address: 4302 Ford Road Newport Beach, CA 92660 CONTACT: OWNERSHIP HINES 4000 MacArthur Boulevard, Suite 110 Newport Beach, CA 92660 Contact: Tom Lawless Phone: 949 313 2206 ARCHITECT MVE+PARTNERS 1900 Main Street, Suite 800 Irvine, CA 92614 Contact: Pieter Berger Phone: 949.809.3388 LANDSCAPE IandLAB 702 Wrelton Drive San Diego, CA 92109 Contact: Neil Hadley Phone: 858.483.9817 CIVIL PSOMAS 3 Hutton Centre Drive, Suite 200 Santa Ana, CA 92707 Contact: Steven M. Zehner Phone: 714.481.7994 VICINITY MAP NTS ZONE ADDRESS: Ford Road 45,906 SF (1.054 AC) Newport Beach, CA APN: Parcell UNIT B1 2,078 SF 458-361.02 & 458-361-10 Zone: RM Designation: Multiple Residential Zoning District FAR: 1.75 Site Area: 45,906 (1.054 AC) Buildable Area: 33,569 SF LEGAL DESCRIPTION �1 49 PROJECT DESCRIPTION This Project Description and Justification is for the proposed multi -family residential project located at 4302 Ford Road, Newport Beach, CA 92660. The project will comprise of 21 dwelling units housed within a 2-3 story above grade building over 1 level of below grade parking. The project goal is to deliver dwelling units for downsizing families within the surrounding neighborhoods. The 21 dwelling units will benefit from custom home amenity features such as a pool and spa, a pool house with dining and BBQ areas, a club room, and a 3rd story amenity deck taking in sweeping views from North Orange County to Saddleback Mountain. The project design recalls architecture prevalent in the adjacent Port Streets neighborhood. The interplay between cedar shingles and clapboard siding will make up the exterior material palette in a more traditional take on architecture. Wood shutters, expansive decks, and eyebrow window rooftop dormers will all add additional character details to the design. Finally, iconic corner Lighthouse forms will connect the building as a nautical theme that ties into the Port concept of the PARCEL A; adjacent neighborhood. PARCEL 1, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF LOT AREA: CALIFORNIA, AS SHOWN ON A MAP FILED IN BOOK 65, RECORDER OF ORANGE COUNTY, Site Area: 45,906 SF (1.054 AC) CALIFORNIA. Buildable Area: 33,569 SF UNIT B1 2,078 SF Allowable Floor Area Limit: 58,746 SF (1.75 FAR) EXCEPT THEREFROM THAT PORTION DESCRIBED AS PARCEL 300180 IN THAT CERTAIN UNIT B2 1,746 SF Dwelling Units Proposed: FINAL ORDER OF CONDEMNATION, SUPERIOR COURT CASE 737614, A CERTIFIED COPY UNIT C1 2,120 SF 2BRI2.5BA 5 OF WHICH WAS RECORDED NOVEMBER 27,1995 AS INSTRUMENT NO.19950521235, OR SETBACKS OFFICIAL RECORD OF SAID ORANGE COUNTY. 28% 3BRI3.OBA 5 REQUIRED (20.18.020) ALSO EXCEPTING THEREFROM ALL OIL, OIL RIGHTS, MINERAL RIGHTS, NATURAL GAS Front: 201-011 RIGHTS AND OTHER HYDROCARBONS BY WHATSOEVER NAME KNOWN, GEOTHERMAL Side: 3'-0" (-/= 40'-0" Lot) STEAM AND ALL PRODUCTS DERIVED FROM ANY OF THE FOREGOING, THAT MAY BE 41-011(401-011- 49'-11" Lot) WITHIN OR UNDER THE PARCEL OF LAND HEREINABOVE DESCRIBED, TOGETHER WITH 38,346 sf 8% of average lot width (=/+ 50"-0" Lot) THE PERPETUAL RIGHT OF DRILLING, MINING, EXPLORING AND OPERATING THEREFORE Rear: 10'-0" AND STORING IN AND REMOVING THE SAME FROM SAID LAND OR ANY OTHER LAND, G CL Residential INCLUDING THE RIGHT TO WHIPSTOCK OR DIRECTIONALLY DRILL AND MINE FROM LANDS PROPOSED 2.5 Stalls/Units : 2.5 x 21 OTHER THAN THOSE HEREINABOVE DESCRIBED, OIL OR GAS WELLS, TUNNELS AND Front: 20'-0" SHAFTS INTO THROUGH OR ACROSS THE SUBSURFACE OR THE LAND HEREINABOVE Side: 10'-0" to 12'-0" DESCRIBED AND TO BOTTOM SUCH WHIPSTOCKED OR DIRECTIONALLY DRILLED WELLS, Rear: 10'-0" TUNNEL AND SHAFTS UNDER AND BENEATH OR BEYOND THE EXTERIOR LIMITS THEREOF, FLOOR AREA LIMIT AND TO REDRILL, RETUNNEL, EQIP, MAINTAIN, REPAIR, DEEPEN AND OPERATE ANY SUCH WELLS OR MINES WITHOUT, HOWEVER, THE RIGHT TO DRILL, MINE, SORE, EXPLORE OR Allowed Gross Area = Allowed Buildable Area x Allowed FAR 1.75 FAR OPERATE THROUGH THE SURFACE OR THE UPPER 500 FEET OF THE SUBSURFACE OF (33,569 SF x 1.75) : 58,746 SF THE LAND HEREINABOVE DESCRIBED, AS RESERVED BY THE IRVINE COMPANY IN DEED RECORDED JUNE 4,1974 IN BOOK 11161, PAGE 177, OF SAID OFFICIAL RECORDS. Total Proposed Floor Area * 48,574 SF Excluded stairwells and elevator shafts above the first level, level B1 parking garage and balconies. R RESIDENTIAL DENSITY 40% Allowable Unit # : 45,906 sf 11,200 sf = 38.255 UNITS Proposed: UNIT B1 2,078 SF 21 units DWELLING UNITS UNIT B2 1,746 SF Dwelling Units Proposed: 25% UNIT C1 2,120 SF 2BRI2.5BA 5 24% 3BR/2.5BA 6 28% 3BRI3.OBA 5 24% 4BRI3.OBA 5 24% o O N 21 DU 100% 1,825 SF AVG. N Saleable U) U) 38,346 sf PARKING ♦� L a > REQUIRED O G CL Residential LLj Z 2.5 Stalls/Units : 2.5 x 21 Co 52.5 Spaces Total Required : Z 53 Parking Spaces PROPOSED C Residential 13 Standard Prime Spaces O O 13 Guest Spaces 3 ADA Spaces 26 Tandem Spaces Total Proposed : 55 Total Spaces HEIGHT Flat Roof: 28'-0" with Height Increase: 32'-0" Sloped Roof: 33'-0" with Height Increase: 37'-0" (Measured as the vertical distance from the established grade of the pad to the highest part of the structure." (20.30.060.B2) (Increase in Height Limit - 20.30.0600.C.2) OPEN SPACE REQUIRED UNIT COUNT OPEN SPACE Minimum 75 SF/Units 21 Units 1,575 sf Total Open Space Required21 Units 1,575 sf PROPOSED Pool Deck & Courtyard: 6,536 sf Roof Deck: 735 sf Landscape/Hardscape Area 16,210 sf Total Common Open Space 23,481 sf Amenity Room: 1,829 sf Private Balcony/Decks on Podium Level 7,372 sf Total Proposed Open Space 32,681 sf PRIVATE OPEN SPACE REQUIRED 5% of the gross floor area for each unit with minimum dimension of 6 feet Total Private Open Space Required Total Proposed Private Open Space Level Level UNIT Al 1,433 SF 596 SF 40% UNIT Al 1,433 SF 596 SF 40% UNIT B1 2,078 SF 949 SF 45% UNIT B2 1,746 SF 275 SF 25% UNIT C1 2,120 SF 1,061 SF 50% UNIT C2 2,269 SF 721 SF 30% UNIT C2 2,277 SF 721 SF 30% 13,357 SF 4,919 SF 38% Total Gross Area OPEN SPACE 38,343 SF 1,917 sf 21 Units 1917 sf Level Level UNITA1 1,433 SF 188 SF 14% UNITA1 1,433 SF 188 SF 14% UNIT A2 1,410 SF 188 SF 14% UNIT 131 2,078 SF 179 SF 8% UNIT B2 1,746 SF 188 SF 11% UNIT C1 2,120 SF 106 SF 5% UNIT C2 2,269 SF 188 SF 9% UNIT C2 2,277 SF 188 SF 9% 14,767 SF 1,414 SF 1 10%1 , 7,372 sf 19% Level Level UNITA1 1,431 SF 188 SF 14% UNITA1 1,445 SF 188 SF 14% UNIT A2 1,410 SF 188 SF 14% UNIT B1 2,088 SF 179 SF 8% UNIT B2 1,746 SF 188 SF 11% UNIT C1 2,086 SF 106 SF 5% 10,205 SF 1,038 SF 38,329 SF 7,372 SF 110/( 19% 0 o N O NO. � DESCRIPTION Q U N ■� }+ SCALE 0 INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT 0 m N 0 0 1- Z D O r o O N D r _( N M U) U) r `°' ♦� L a > rnIt rn O G CL a> LLj Z Co O Z Q W W C LIMO O O V REVISIONS NO. DESCRIPTION DATE 0 � SCALE 0 INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT 0 DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & 0 D D D D D 0 0 0 SHEET TITLE COVER SHEET SHEET NUMBER NO. 20JOB 15.10197 AO O O DATE 2019-04-08 � SCALE THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSEAND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & FAI FAI W FAI FAI SHEET TITLE PRELIMINARY GRADING NJ OB NO. SHEET NUMBER 2015.10197 C DATE _ 2019.04-05 SCALE As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE 8 cn E 0 �F+ Lu ■HOME Amp � a V Hui tii w O n/ � = m o w Q w w L O Z L O LL FAI FAI W FAI FAI SHEET TITLE PRELIMINARY GRADING NJ OB NO. SHEET NUMBER 2015.10197 C DATE _ 2019.04-05 SCALE As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE 8 cn E 0 �F+ Lu SHEET TITLE PRELIMINARY UTI LITI ES NJ SHEET NUMBER NO. 20JOB 15.10197 DATE C � a SCALE a� As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR •— a s U) LU Cl) o o� �= m aW � o CL z L 0 LL SHEET TITLE PRELIMINARY UTI LITI ES NJ SHEET NUMBER NO. 20JOB 15.10197 DATE C 2019.04-05 _ SCALE As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & SHEET TITLE PRELIMINARY HORIZONTAL CONTROL SHEET NUMBER NO. 20JO 15.10197 DATE C � Q SCALE As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF V BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE 8 ui C/) O � 2 W CL w Q- Z Lm O LL SHEET TITLE PRELIMINARY HORIZONTAL CONTROL SHEET NUMBER NO. 20JO 15.10197 DATE C 2019.04-05 _ SCALE As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE 8 a� Cn a� E 0 Lu NOTES: 1. EXISTING LAND USE: VACANT PROPOSED LAND USE: RESIDENTIAL DWELLING UNITS EXISTING ZONING: PF (PUBLIC FACILITIES) PROPOSED ZONING: LOCATED IN THE PC -50 (BONITA CANYON) PLANNED COMMUNITY 2. ADJACENT ZONING/LAND USE: NORTH: MISCELLANEOUS (VACANT) SOUTH: PF (PUBLIC FACILITIES) EAST: OFFICE WEST: MISCELLANEOUS (VACANT) 3. PROPOSED UTILITIES TO BE: UNDERGROUND ELECTRICAL: SOUTHERN CALIFORNIA EDISON COMPANY GAS: SOUTHERN CALIFORNIA GAS COMPANY TELEPHONE: AT&T CABLE TELEVISION: COX CABLE DOMESTIC WATER, RECLAIMED WATER AND SANITARY SEWER: IRVINE RANCH WATER DISTRICT 4. ACREAGE: SITE GROSS ACREAGE: 1.067 ACRES (PARCEL 1) 5. DRAINAGE ON THIS SITE WILL BE CONVEYED VIA SURFACE DRAINAGE TO INFILTRATION BASINS. 6. THE TOTAL NUMBER OF MULTI—FAMILY DWELLING UNITS PROPOSED FOR THIS TENTATIVE TRACT MAP: 21 7. PROPOSED WATER FACILITIES: STANDARD DOMESTIC CONNECTIONS TO EXISTING WATER SYSTEM SHALL BE IN ACCORDANCE WITH THE CITY OF NEWPORT STANDARD SPECIFICATIONS FOR THE CONSTRUCTION OF WATER, SEWER AND RECLAIMED WATER FACILITIES. 8. PROPOSED SEWER FACILITIES: STANDARD CONNECTIONS TO EXISTING SEWER SYSTEM SHALL BE IN ACCORDANCE WITH THE CITY OF NEWPORT STANDARDS SPECIFICATIONS FOR THE CONSTRUCTION OF SEWER FACILITIES. 9. DRAINAGE FACILITIES TO BE DESIGNED IN ACCORDANCE WITH THE CITY OF NEWPORT STANDARDS 10. SUBJECT PROPERTY IS LOCATED IN ZONE X OTHER FLOOD HAZARD AREAS: AREA BEING PROTECTED FROM THE 1% ANNUAL CHANCE FLOOD HAZARD BY A LEVEE SYSTEM. FLOOD INFORMATION WAS \ �� TAKEN FROM FLOOD INSURANCE RATE MAP NO. 06059CO288J, DATED/DEC VESTING TENTATIVE TRACT MAP NO. 18144 IN THE CITY OF NEWPORT, COUNTY OF ORANGE, STATE OF CALIFORNIA (FOR CONDOMINIUM PURPOSES) PARCEL 1, AS SHOWN ON A PARCEL MAP NO. 16760 FILED IN BOOK 65, PAGE 4 OF PARCEL MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY 30' 15' 0' 30' 60' GRAPHIC SCALE Note: For reduced sized prints, original scale is in inches STATEMENT OF OWNERSHIP WE, DO HEREBY STATE THAT WE ARE THE OWNERS OF THE PROPERTY COMPRISING THIS TENTATIVE MAP, AND WE HAVE CONSENTED TO THE SUBMISSION OF SAID MAP. rrtMr LtVVLrR FORD ROAD HOLDINGS LP 11T11 ITY Pt IRVFYORS: STORM DRAIN: CITY OF NEWPORT DEPARTMENT OF PUBLIC WORKS CONTACT: 100 CIVIC CENTER DRIVE NEWPORT BEACH CA, 92660 TEL: (949) 644-3311 SEWER/WATER CITY OF NEWPORT DEPARTMENT OF PUBLIC WORKS CONTACT: 100 CIVIC CENTER DRIVE NEWPORT BEACH CA, 92660 TEL: (949) 644-3311 ELECTRICAL: SOUTHERN CALIFORNIA EDISON COMPANY CONTACT: MICHAEL BEHL 1444 E. McFADDEN AVENUE SANTA ANA, CA 92705 TEL: (714) 796-9931 FAX: (714) 796-9999 TELEPHONE/DATA: AT&T ENGINEERING CONTACT: ERNEST ESTACIO 3939 CORONADO ST. 2ND FLOOR ANAHEIM, CA 92807 TEL: (714) 575-8452 FAX: SOUTHERN CALIFORNIA GAS COMPANY CONTACT: DAVE BALDWIN 1919 SOUTH STATE COLLEGE BLVD. ANAHEIM CA. 92806 TEL: (714) 634-3267 FAX: COX COMMUNICATIONS CONTACT: CHARLES NEVEL 29947 AVENIDA DE LAS BANDERAS RANCHO SANTA MARGARITA, CA 92688 TEL: (949) 546-2810 FAX: (949) 546-3810 OWNER SHEET INDEX FORD ROAD HOLDINGS LP TITLE SHEET & NOTES 4000 MACARTHUR BLVD., SUIT 110 EXISTING SITE NEWPORT BEACH, CA 92660 TEL: (949) 313-2200 CONTACT: TOM LAWLESS ENGINEER: PSOMAS 3 HUTTON CENTRE DRIVE, SUITE 200 SANTA ANA, CA 92707 TEL: CONTACT: BOB TALAFUS PROJECT ADDRESS: 4302 FORD ROAD NEWPORT BEACH, CA 92660 PLANS PREPARED BY: PS O M A S 3 HUTTON CENTRE DRIVE, SUITE 200 SANTA ANA, CA 92707 (714) 751-7373 Fax (714) 545-8883 SHEET TITLE VESTING TENTATIVE TRACT MAP TITLE SHEET SHEET NUMBER 2 01 5810197 ■E DATE VT M -1 2019.04-05 a SCALE Arm A+ W As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF V BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE 8 U)LLI w O LL � = MM� W Q w H ON CL li Z L LL SHEET TITLE VESTING TENTATIVE TRACT MAP TITLE SHEET SHEET NUMBER 2 01 5810197 DATE VT M -1 2019.04-05 SCALE As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE 8 FIDELITY NATIONAL TITLE COMPANY PRELIMINARY REPORT ORDER NO. 997-23046485-A-TC1 DATED SEPTEMBER 18, 2014 LEGAL DESCRIPTION PARCEL A: PARCEL 1, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A MAP FILED IN BOOK 65, PAGE 4, OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF ORANGE COUNTY, CALIFORNIA. EXCEPT THEREFROM THAT PORTION DESCRIBED AS PARCEL 300180 IN THAT CERTAIN FINAL ORDER OF CONDEMNATION, SUPERIOR COURT CASE 737614, A CERTIFIED COPY OF WHICH WAS RECORDED NOVEMBER 27, 1995 AS INSTRUMENT NO. 19950521235, OF OFFICIAL RECORDS OF SAID ORANGE COUNTY. ALSO EXCEPTING THEREFROM ALL OIL, OIL RIGHTS, MINERAL RIGHTS, NATURAL GAS RIGHTS AND OTHER HYDROCARBONS BY WHATSOEVER NAME KNOWN, GEOTHERMAL STEAM AND ALL PRODUCTS DERIVED FROM ANY OF THE FOREGOING, THAT MAY BE WITHIN OR UNDER THE PARCEL OF LAND HEREINABOVE DESCRIBED, TOGETHER WITH THE PERPETUAL RIGHT OF DRILLING, MINING, EXPLORING AND OPERATING THEREFORE AND STORING IN 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 INTOK THROUGH OR ACROSS THE SUBSURFACE OF THE LAND HEREINABOVE DESCRIBED AND TO BOTTOM SUCH WHIPSTOCKED OR DIRECTIONALLY DRILLED WELLS, TUNNELS AND SHAFTS UNDER AND BENEATH OR BEYOND THE EXTERIOR LIMITS THEREOF, AND TO REDRILL, RETUNNEL, EQIP, MAINTAIN, REPAIR, DEEPEN AND OPERATE ANY SUCH WELLS OR MINES WITHOUT, HOWEVER, THE RIGHT TO DRILL, MINE, SORE, EXPLORE OR OPERATE THROUGH THE SURFACE OR THE UPPER 500 FEET OF THE SUBSURFACE OF THE LAND HEREINABOVE DESCRIBED, AS RESERVED BY THE IRVINE COMPANY IN DEED RECORDED JUNE 4, 1974 IN BOOK 11161, PAGE 177, OF SAID OFFICIAL RECORDS. APN: 458-361-10 PARCEL B: PARCEL 2 OF PARCEL MAP NO. 16760, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 65, PAGE 4 OF PARCEL MAPS, IN THE OFFICE OF THE COUNT RECORDER OF SAID COUNTY. APN: 458-361-02; 458-361-10 SCHEDULE B EXCEPTIONS ITEM 1 REFERS TO WATER RIGHTS, CLAIMS OR TITLE TO WATER, WHETHER OR NOT DISCLOSED BY THE PUBLIC RECORDS. ITEMO2 REFERS TO COVENANTS, CONDITIONS, AND RESTRICTIONS AND EASEMENTS AS SET FORTH IN A DOCUMENT RECORDED JUNE 12, 1964 IN BOOK 7085 PAGE 258 OF OFFICIAL RECORDS ITEM 3 REFERS TO COVENANTS, CONDITIONS, AND RESTRICTIONS AS SET FORTH IN A DOCUMENT RECORDED JUNE 4, 1974 IN BOOK 11161 PAGE 177 OF OFFICIAL RECORDS ITEM® REFERS TO AN EASEMENT TO THE CITY OF IRVINE FOR STREET AND HIGHWAY PURPOSES AS GRANTED IN A DOCUMENT RECORDED MAY 1, 1979 IN BOOK 13127 PAGE 1776 OF OFFICIAL RECORDS ITEM 5 REFERS TO MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED "ANNEXATION AND DEVELOPMENT" ITEM 6 REFERS TO ANY LIENS AND ENCUMBRANCES, INCLUDING BONDED TRUST INDENTURES, MADE OR SUFFERED BY PACIFIC BELL TELEPHONE ITEM 7 REFERS TO ANY RIGHTS OF THE PARTIES IN POSSESSION OF A PORTION OF, OR ALL OF, THE SUBJECT PROPERTY, WHICH RIGHTS ARE NOT DISCLOSED BY THE PUBLIC RECORDS ITEM 8 REFERS TO ANY EASEMENTS NOT DISCLOSED BY THE PUBLIC RECORDS AS TO MATTERS AFFECTING TITLE TO REAL PROPERTY, WHETHER OR NOT SAID EASEMENTS ARE VISIBLE AND APPARENT ITEM 9 REFERS TO MATTERS WHICH MAY BE DISCLOSED BY AN INSPECTION AND/OR BY THIS ALTA/ACSM LAND TITLE SURVEY AND/OR BY INQUIRY OF THE PARTIES IN POSSESSION THEREOF ITEM 10 REFERS TO TITLE COMPANY REQUIREMENTS ITEM 11 REFERS TO ITEM 12 REFERS TO MATTERS WHICH MAY BE DISCLOSED BY AN OWNER'S AFFIDAVIT OR DECLARATION. ITEM 13 REFERS TO EASEMENT TO THE CITY OF NEWPORT BEACH FOR STREET AND HIGHWAY PURPOSES AS GRANTED IN A DOCUMENT RECORDED DECEMBER 17, 1970 IN BOOK 9493, PAGE 363 OF OFFICIAL RECORDS AFFECTS A PORTION OF PARCEL B. ® INDICATES PARKING SPACES HC INDICATES HANDICAP PARKING SPACE BASIS OF BEARINGS/RECORD DATA NOTE THE EASTERLY LINE OF PARCEL 2 SHOWN AS S22'17'00"W PER PARCEL MAP NO. 238, P.M.B. 65/4 WAS HELD AS THE BASIS OF BEARINGS FOR THIS MAP. MONUMENT NOTES • INDICATES MONUMENT FOUND AS NOTED BOUNDARY ESTABLISHMENT THE PROPERTY LINES SHOWN HEREON OF PARCELS 1 AND 2 OF PARCEL MAP FILED IN BOOK 65 PAGE 4 OF PARCEL MAPS , WERE ESTABLISHED FROM RECORD INFORMATION PER SAID PARCEL MAP BY A SURVEY THROUGH FOUND MONUMENTS. THE EXCEPTION TO SAID PARCEL 1 WAS CALCULATED FROM RECORD OF SURVEY NO. 96-1029 FILED IN BOOK 161 PAGE 1 THROUGH 5 OF RECORDS OF SURVEY OF ORANGE COUNTY NOTES: FLOOD ZONE: X ZONING: PF (PUBLIC FACILITIES) MINIMUM SETBACK REQUIREMENTS AS SET FORTH IN A SPECIAL CASE FILE AVAILABLE AT THE CITY. ENCROACHMENTS NONE OBSERVED PARKING TABULATION REGULAR/COMPACT 20 HANDICAPPED 2 TOTAL 22 TABLE A NOTES ITEM 16 THERE IS NO OBSERVED EVIDENCE OF CURRENT EARTH MOVING WORK, BUILDING CONSTRUCTION OR BUILDING ADDITIONS. ITEM 17 THERE ARE NO PURPOSED CHANGES IN THE STREET RIGHT OF WAY LINES (PER CITY OF INDUSTRY). THERE IS NO OBSERVED EVIDENCE OF RECENT STREET OR SIDEWALK CONSTRUCTION OR REPAIRS. ITEM 18 THERE IS NO OBSERVED EVIDENCE OF SITE USE AS A SOLID WASTE DUMP. ITEM 19 THERE ARE NO WETLAND AREAS, AS DELINEATED BY APPROPRIATE AUTHORITIES, ON THIS SITE. PLANS PREPARED BY. PSOMAS 3 HUTTON CENTRE DRIVE, SUITE 200 SANTA ANA, CA 92707 (714) 751-7373 Fax (714) 545-8883 SHEET TITLE VESTING TENTATIVE TRACT MAP EXISTING CONDITION SHEET NUMBER 2015.10197 DATE VTM_2 2019.04-05 Q SCALE ^� W As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE B PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF V BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR ■� Z tii Z w 0 1■■V M W Lu J Q < w H Q NO Z L O LL SHEET TITLE VESTING TENTATIVE TRACT MAP EXISTING CONDITION SHEET NUMBER 2015.10197 DATE VTM_2 2019.04-05 SCALE As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE B PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE 8 m i • i Imo, i i �� J -- __- - _.. -- — w o m . - — — -- - - - - o a- ,Iw a Lu p BONITA CANYON DR. O CL --- —CD - - - -- - — -- --- Z - 1,� o O ♦ n O a 1 i - � .p O O O ♦ ♦ # p ' O f i I i EXISTING LANDSCAPE _ o TO REMAIN /J l f /� r /" � C. � ►+,. I iI I I Q ". ..i! o r MODIFIED-X'1ST1 G AT&T PARKING f o AT&T v _w N o L REVI IO SS DESCRIPTION DATE I O p \ o o I ' � D ' r � o \ ,• 11 z atX ZL � X�x � EXISTING PARK & _ �.�� SHEET TITLE -\¢ OVERALL SITE PARKING LOT a i.� _.. PLAN � I 1l 4 QLOB NO. i ~ SHEET NUMBER 2015.10197 DATE LOA 20,SCALE 2017.10-13 1 /J As indicated I THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE 8 PARTNERS `'•Y j / , INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF - _ EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT — — — — 0 9 BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR {I / DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE 8 \. \1 0 25 50 100 momw e n v i r o n m e n t a l d e s i g n BONITA CANYON DR. a� q0 L 1 317 LEGEND BIOSWALE PRIVATE TERRACE AMENITY ROOM SPA LAP POOL LOUNGEAREA AMENITY/POOL HOUSE FIRE PIT OUTDOOR BBQ/KITCHEN EXISTING WALKWAYS EXISTING PARKING LOT MODIFIED AT&T PARKING AT&T GARAGE ENTRY STONE FEATURE WALL FIRE LANE TURN -AROUND -GRASSCRETE WITH GRASS AND ROCK MULCH INFILL WITH 6" CONCRETE STRIP FIRE LANE -ASPHALT SEE SHEET A0.40 FOR FIRE ACCESS DIAGRAM e n v i r o n m e n t a l d e s i g n m REVISIONS � a 20JOB 15.10197 L 0.2 0 0 � U 0 THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE 8 PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF w Co o Q c� = m Q w w 0 O CL 0 CDZ i O LL REVISIONS DESCRIPTION DATE 20JOB 15.10197 L 0.2 0 0 0 0 THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE 8 PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TOT HERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & 0 0 0 0 SHEET TITLE SITE PLAN SHEET NUMBER NC. 20JOB 15.10197 L 0.2 0 DATE 201 3 SCALE CALF As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE 8 PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TOT HERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & Ek A ti BONITA CANYON DR. -cl 17'� 4 4 f f AEk PLANTING LEGEND TREE SHRUBS OTHERS EXISTING TREE NATIVE HILLSIDE TREE 1 fI I v ----- ---- RIPARIAN TREE ACCENT TREE POOL TREE COURTYARD PLANTING NATIVE CANYON PLANTING GRASSCRETE L 1 1911 IRRIGATION LEGEND TREE 4 -ALL TREES TO BE IRRIGATED BY BUBBLES, 2 FOR EACH TREE SHRUB A -ALL PLANTING AREA TO BE DRIP -_ IRRIGATED OTHERS - � z - ALL GRASSCRETE AREA WITH GRAVEL AND MEADOWGRASS TO BE IRRIGATED WITH MICRO -SPRAYS IRRIGATION NOTE: -ALL IRRIGATION TO MEET 2015 MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO) AND SHALL NOT EXCEED ESTIMATED TOTAL WATER USE (ETWU). -ALL CONTROLLERS WILL BE WEATHER BASED. e n v i r o n mental d e s i g n REVISIONS NC. DESCRIPTION ■i DATE 201 � a As indicated a� D EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR O a D co Co Z WO fr m Qw D Lu O Q �N0 1.i. D CD z O LL REVISIONS NC. DESCRIPTION DATE DATE 201 SCALE O As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE 8 PARTNERS D EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR O D D O D 0 SHEET TITLE PLANTING AND IRRIGATION PLAN SHEET NUMBER NC. 20JOB 15.10197 L0.30 DATE 201 SCALE As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE 8 PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TOOTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & Ek A PLANT LEGEND SIZE SPACING WATER 6=mmmm=mmm� 'PARADISE PEBBLE' SIZE TO SYMBOL BOTANICAL NAME COMMON NAME SIZE FORM WATER BOX SIZE REQ. PAVING YARROW FROM- 2'0.C. LOW SPECS AT PARKING LOT ISLANDS 1 GAL TO OFFSET SPECS TREES 1/4"-3/8" FIR AND PINE BARK 15 GAL JOHN DEERE LANDSCAPES PLANTING DETAILS. BACCHARIS PILULARIS'PIGEON POINT' COYOTE BRUSH 1 GALLON 3'-0" 4'-0" 24" BOX STANDARD & 3. ALL PLANTING SHALL BE IMPLEMENTED WITHIN 60 DAYS OF 30" O.C. LOW OLEA EUROPAEA'WILSONII' FRUITLESS OLIVE TREE 36" BOX LOW LOW 7 -10'T/6 -7'W SEE PLANS 9' O.C. 6. SEE PLANS FOR SPECIFIC PLANT LOCATIONS; SPACING IS TYPICAL 48" BOX BRANCHING SUN -LIGHT SHADE CEANOTHUS GRISEUS HORIZONTALIS -ap OLEA EUROPAEA'SWAN HILL' SWAN HILL OLIVE TREE 24" BOX 36" BOX STANDARD & LOW LOW 7 -10'T/6 -7'W SEE PLANS SUN -SHADE CERCIS OCCIDENTALIS WESTERN REDBUD 48" BOX BRANCHING LOW SUN/SHADE CONVULVULUS MAURITANICUS GROUND MORNING GLORY 1 GALLON PHOENIX DACTYLIFERA'MEDJOOL' MEDJOOL DATE PALM 15' BTH SINGLE 5' O.C. SEE PLANS GOLD' 24" BOX STANDARD & FESTUCA RUBRA'MOLATE' CREEPING RED RESCUE 18" O.C. PLATANUS MEXICANA MEXICAN SYCAMORE 36" BOX 2' O.C. 8 -10'T/4 -5'W SEE PLANS BLUE FESCUE 18"-24" O.C. 48" BOX NATURAL COMMON RUSH 30" O.C. LOW LEYMUS C.'CANYON PRINCE' CANYON PRINCE WILD RYE 24" BOX 3' O.C. LOW PLATANUS RACEMOSA CALIFORNIA SYCAMORE 36" BOX STANDARD & 8 -10'T/4 -5'W SEE PLANS 48" BOX NATURAL MYRICA CALIFORNICA PACIFIC WAX MYRTLE 5 GALLON 3'-0" 3'-0" MUHLENBERGIA RIGENS 24" BOX 3' O.C. 8 -10'T/6 -7'W ROSA CALIFORNICA CALIFORNIA ROSE QUERCUS AGRIFOLIA COAST LIVE OAK 36" BOX NATURAL LOW 11 -14'T/7 -8'W SEE PLANS LOW SUN/SHADE RHAMNUS CALIFORNICA'EVE CASE' EVE CASE COFFEEBERRY 48" BOX 3'-0" 4'-0" 14 -16'T/8 -9W BLACK SAGE 3' O.C. FULL SUN/SHADE 24" BOX GERMANDER SAGE 1 GALLON 8 -10'T/6 -7'W 4'-0" SALVIA CLEVELANDII QUERCUS ENGELMANNII ENGELMANN OAK 36" BOX NATURAL LOW 11 -14'T/7 -8'W SEE PLANS 3'-0" 4'-0" VERBENA LILACINA'DE LA MINA' 48" BOX 1 GALLON 2'-6" 14 -16'T/8 -9W WOODWARDIA FIMBRIATA GIANT CHAIN FERN 30" O.C. 24" BOX 8 -10'T/6 -7'W PART -SHADE QUERCUS ILEX HOLLY OAK 36" BOX NATURAL LOW 11 -14'T/7 -8'W SEE PLANS 48" BOX SIZE TO 14 -16'T/8 -9W RANGE 24" BOX AGAVE ATTENUATA'BLUE FLAME' 8 -10'T/6 -7'W FROM- 30" O.C. QUERCUS LOBATA VALLEY OAK 36" BOX NATURAL LOW 11 -14'T/7 -8'W SEE PLANS 15 GAL 48" BOX AGAVE CELSII'MULTICOLOR GHOST AGAVE 14 -16'T/8 -9W 30" O.C. LOW EXISTING TREE TO REMAIN SEE PLANS VARIES VARIES VARIES AGAVE DESMETIANA' VARIEGATA' SEE PLANS NATIVE CANYON PLANTING SUCH AS: SIZE SPACING WATER 6=mmmm=mmm� 'PARADISE PEBBLE' SIZE TO DECORATIVE STONE SOLUTIONS 800.699.1878 ROCK MULCH - TYPE 2 LARGE (AT 75% 3" MINUS'DUNE', 25% 10" PER RANGE BIOSWALEAREAS) MINUS'DUNE' ACHILLEA SSP YARROW FROM- 2'0.C. LOW SPECS AT PARKING LOT ISLANDS 1 GAL TO HEADER CORTEN HEADER SPECS BARK MULCH 1/4"-3/8" FIR AND PINE BARK 15 GAL JOHN DEERE LANDSCAPES PLANTING DETAILS. BACCHARIS PILULARIS'PIGEON POINT' COYOTE BRUSH 1 GALLON 3'-0" 4'-0" CAREX SPISSA SAN DIEGO SEDGE 3. ALL PLANTING SHALL BE IMPLEMENTED WITHIN 60 DAYS OF 30" O.C. LOW 4. ALL PLANTING SHALL BE MAINTAINED IN GOOD GROWING CONDITION. LOW FULL CEANOTHUS'CONCHA' CONCHA CEANOTHUS SHALL NOT BE USED. 9' O.C. 6. SEE PLANS FOR SPECIFIC PLANT LOCATIONS; SPACING IS TYPICAL UNLESS OTHERWISE NOTED BY DIMENSIONS ON PLANS SUN -LIGHT SHADE CEANOTHUS GRISEUS HORIZONTALIS LOW FULL 'YANKEE POINT YANKEE POINT CEANOTHUS 8' O.C. SUN -SHADE CERCIS OCCIDENTALIS WESTERN REDBUD 15' O.C. LOW SUN/SHADE CONVULVULUS MAURITANICUS GROUND MORNING GLORY 1 GALLON 2'-0" 3'-0" HETEROMELES ARBUTIFOLIA'DAVIS DAVIS GOLD TOYON 5' O.C. LOW SUN/SHADE GOLD' FESTUCA RUBRA'MOLATE' CREEPING RED RESCUE 18" O.C. LOW TO MEDIUM FESTUCA MAIREI ATLAS FESCUE 2' O.C. LOW FESTUCA'SISKYOU BLUE' BLUE FESCUE 18"-24" O.C. LOW JUNCUS PATENS COMMON RUSH 30" O.C. LOW LEYMUS C.'CANYON PRINCE' CANYON PRINCE WILD RYE 3' O.C. LOW LOW IVA HAYSIANA POVERTY WEED 30" O.C. GROUNDCOVER MYRICA CALIFORNICA PACIFIC WAX MYRTLE 5 GALLON 3'-0" 3'-0" MUHLENBERGIA RIGENS DEER GRASS 3' O.C. LOW ROSA CALIFORNICA CALIFORNIA ROSE 4' O.C. LOW RHAMNUS CALIFORNICA COFFEEBERRY 3' O.C. LOW SUN/SHADE RHAMNUS CALIFORNICA'EVE CASE' EVE CASE COFFEEBERRY 5 GALLON 3'-0" 4'-0" SALVIA MELLIFERA BLACK SAGE 3' O.C. FULL SUN/SHADE SALVIA CHAMAEDROIDES GERMANDER SAGE 1 GALLON 3'-0" 4'-0" SALVIA CLEVELANDII CLEVELAND SAGE 1 GALLON 3'-0" 4'-0" SALVIA L. 'SANTA BARBARA' SANTA BARBARA SAGE 1 GALLON 3'-0" 4'-0" VERBENA LILACINA'DE LA MINA' LILAC VERBENA 1 GALLON 2'-6" 3'-0" WOODWARDIA FIMBRIATA GIANT CHAIN FERN 30" O.C. MEDIUM PART -SHADE SIZE SPACING COURTYARD PLANTING SUCH AS: SIZE TO RANGE AGAVE ATTENUATA'BLUE FLAME' BLUE FLAME AGAVE FROM- 30" O.C. LOW 1 GAL TO 15 GAL AGAVE CELSII'MULTICOLOR GHOST AGAVE 30" O.C. LOW VARIEGATED DWARF AGAVE DESMETIANA' VARIEGATA' 60" O.C. LOW CENTURY PLANT AGAVE PARRYI VAR'TRUNCATA' GENTRY FORM 48" O.C. LOW AGAVE'WHALES TONGUE' WHALES TONGUE AGAVE 30" O.C. LOW ALOE X NOBILIS GOLDEN TOOTHED ALOE 30" O.C. LOW ALOE SPICATA BOTTLE -BRUSH ALOE 72" O.C. LOW CISTANTHE GRANDEFLORA'JAZZ TIME' CALANDRINIA 36 O.C. LOW DESCHAMPSIA CESPITOSA'PIXIE PIXIE FOUNTAIN TUFTED18" MEDIUM PLANT EN FOUNTAIN' HAIR GRASS .. OC MASSE DIANELLA'CASSA BLUE' BLUE FLAX LILY 2' O.C. LOW TO MEDIUM DIANELLA TASMAICA TASMAN FLAX LILY 30" O.C. MEDIUM EUPHORBIA CHARACIAS'PORTUGUESE PORTUGUESE VELVET 48" O.C. LOW VELVET' EUPHORBIA FICUS NITIDA-STAKED COLUMN INDIAN LAUREL FIG PER PLAN MEDIUM SUN/SHADE HESPERALOE PARVIFLORA RED YUCCA 4' O.C. LOW LAVANDULA GROSSO GROSSO LAVENDER 1 GALLON 2'-6" 2'-6" MISCANTHUS TRANSMORIENSIS EVERGREEN EULALIA 48" O.C. LOW MISCANTHUS SINENSIS'ADAGIO' DWARF MAIDEN GRASS 48" O.C. LOW PENNISETUM SPATHIOLATUM SLENDER VELDT GRASS 2' O.C. LOW LOW SANTOLINA VIRENS GREEN LAVENDER COTTON 30" O.C. GROUNDCOVER SEDUM SPECTABILE 'AUTUMN JOY' SHOWY STONECROP 30" O.C. LOW SESLERIA AUTUMNALIS AUTUMN MOOR GRASS 2' O.C. LOW TEUCRIUM CHAMAEDRYS X LUCIDRYS GERMANDER 30" O.C. MEDIUM 'PROSTRATA' GROUNDCOVER THYMUS VULGARIS COMMON THYME 6" O.C. LOW NO SHADE F4 *� �'. *:! GRASSCRETE +�+4 0 of GRAVEL INFILL WITH NATIVE MEADOW GRASSES GRASS PLUGS PAVING MATURE SIZE OFFSETS 2.5'-3T/W 262 347/24W 8-10'T/W 2-37/8-10'W 10-15' T/W 1341 SQ FT 6 -10'T/6 -8'W 1.5-2'T/W 2.5'-3T/W 12-18"T/W 12-18"T/W 2-3'TAM 2-3'T/W 55 4 -5'T/4 -6'W 4-8' TAN 6-10'T/6-8 W 140 3 -6'T/3 -5'W 202 282 162 205 ,42 -WW 2-3'T/W 10' CLUMPS 2'T/2 -4'W 37/4-6'W 2-37/34W 3-4'T/W 1 -2'T/1 -2'W 4 -6'T/4 -6'W 1'T/2 -3'W 1-27/1-2'W 1.5T/1.5'W 2-3'T/W 2 -3'T/3 -4'W 8-127/6-8'W 3-47/24W 393 3-47/34W 2-37/34W 1 -2'T/1 -2'W 2-3'T/W 2'T/2'W 1 -2'T/1 -2'W 4-6"T/3'W 8"T/1'W 0 2' 6' 6' 10' 5- 18" 2' 18" 12" 2' 2- 4' 6' 5' C9 0 SEE PLANS 3' 4' 3' 3' 2' 4- 2' 2- 12" 18" 3- 51 3' 3' 2' 18" 2' 18" 18" 2' 12" MULCH OTHER 50% 3/8" - 50% 3/4" PER LENGTH ROCK MULCH - TYPE 1 SMALL 'PARADISE PEBBLE' SPECS DECORATIVE STONE SOLUTIONS 800.699.1878 ROCK MULCH - TYPE 2 LARGE (AT 75% 3" MINUS'DUNE', 25% 10" PER EACH BIOSWALEAREAS) MINUS'DUNE' SPECS DECORATIVE STONE SOLUTIONS 800.699.1878 ROCK MULCH - EXISTING ROCK MULCH MM� W DRAWING SPECS AT PARKING LOT ISLANDS PER HEADER CORTEN HEADER SPECS BARK MULCH 1/4"-3/8" FIR AND PINE BARK PER JOHN DEERE LANDSCAPES PLANTING DETAILS. CD SPECS 800-347-4272 OTHER PLANTING NOTES GENERAL NOTES 1 IF THE MOISTURE CONTENT OF THE SOIL SHOULD REACH SUCH A LEVEL THAT WORKING IT WOULD DESTROY SOIL STRUCTURE, SPREADING AND GRADING OPERATIONS SHALL BE SUSPENDED UNTIL, IN THE OPINION OF THE OWNERS REPRESENTATIVE, THE MOISTURE CONTENT IS INCREASED OR REDUCED TO ACCEPTABLE LEVELS AND THE DESIRED RESULTS ARE LIKELY TO BE OBTAINED. 2 ACTUAL PLANTING SHALL BE PERFORMED DURING THOSE PERIODS WHEN WEATHER AND SOIL CONDITIONS ARE SUITABLE IN ACCORDANCE WITH LOCALLY ACCEPTED HORTICULTURAL PRACTICE AS APPROVED BY THE OWNERS REPRESENTATIVE. CONTRACTOR SHALL ONLY INSTALL AS MANY PLANTS PER DAY AS CAN BE PLANTED AND WATERED ON THAT SAME DAY. 3 ALL SCALED DIMENSIONS ARE APPROXIMATE. BEFORE PROCEEDING WITH ANY WORK, THE CONTRACTOR SHALL CAREFULLY CHECK AND VERIFY ALL DIMENSIONS AND SHALL IMMEDIATELY INFORM THE OWNERS REPRESENTATIVE OF ANY DISCREPANCY BETWEEN THE DRAWINGS AND/OR SPECIFICATIONS AND ACTUAL CONDITIONS. 4 PLANT MATERIAL QUANTITIES SHOWN ARE FOR CONVENIENCE ONLY. VERIFY COUNT AND PROVIDE NUMBER TO FULFILL INTENT OF DRAWINGS PRIOR TO ORDERING FROM NURSERIES. 5 PROTECTION OF EXISTING TREES, SHRUBS, AND GROUNDCOVER: A THE OWNERS REPRESENTATIVE SHALL IDENTIFY EXISTING TREES AND SHRUBS OF WHICH ARE TO BE PRESERVED WITHIN THE PROJECT LIMITS. PRIOR TO THE START WORK, THE CONTRACTOR SHALL FAMILIARIZE HIMSELF WITH PLANT MATERIAL TO BE PRESERVED, RELOCATED, AND REMOVED. B ALL PLANTING TO REMAIN SHALL BE PROTECTED AT ALL TIMES FROM DAMAGE BY MEN AND EQUIPMENT. WHERE IT IS NECESSARY TO EXCAVATE ADJACENT TO EXISTING TREES, THE CONTRACTOR SHALL USE ALL POSSIBLE CARE TO AVOID INJURY TO TREES AND ROOTS. EXCAVATION IN AREAS WHERE TWO (2) INCH AND LARGER ROOTS OCCUR SHALL BE DONE BY HAND. TUNNELING UNDER ROOTS 2" AND LARGER SHALL BE DONE AND ONLY DONE AFTER RECEIPT OF WRITTEN APPROVAL OF THE OWNER'S REPRESENTATIVE. CONTRACTOR SHALL PAINT CUT ROOTS WITHIN 24 HOURS; WHERE THIS IS NOT POSSIBLE, KEEP THE SIDE OF EXCAVATION ADJACENT TO TREE SHADED WITH MOIST BURLAP OR CANVAS. ALL MINOR DAMAGE BY CONTRACTOR TO EXISTING TREES AND SHRUBS SHALL BE REPAIRED AT HIS EXPENSE BY A LICENSED TREE SURGEON OR OTHER APPROVED PERSONNEL. C DAMAGE TO A TREE OR SHRUB, WHICH RESULTS IN DEATH OR PERMANENT DISFIGURATION, SHALL RESULT IN THE CONTRACTORS COMPLETE REMOVAL OF SAID TREE OR SHRUB, INCLUDING ROOTS, FROM THE SITE. THE CONTRACTOR SHALL REPLACE THE TREE OR SHRUB AS ESTABLISHED BY THE OWNERS REPRESENTATIVE WITH ONE OF EQUAL VALUE AT HIS OWN EXPENSE, OR SHALL REIMBURSE TO THE OWNER THE COST OF SAID REPLACEMENT. THE OWNERS REPRESENTATIVE SHALL BE THE SOLE JUDGE OF THE CONDITION OF ANY TREE OR SHRUB. D ALL PLANTS TO REMAIN ON-SITE WILL BE IRRIGATED AS NECESSARY DURING THE ENTIRE CONSTRUCTION CONTRACT. DEEP WATER LEACHING 1 FILL IN ALL DEPRESSIONS, VOIDS, EROSION SCARS, OR SETTLED TRENCHES GENERATED BY THE DEEP LEACHING WITH CONDITIONED SOIL, LEAVING A FINAL GRADE SMOOTH AND EVEN (IF LEACHING IS REQUIRED). FINAL GRADES 1 MINOR MODIFICATIONS TO GRADE MAY BE REQUIRED TO ESTABLISH THE FINAL GRADES. PERCOLATION TESTING AND DRAINAGE 1 A MINIMUM OF THREE (3) SOILS PERCOLATION TESTS SHALL BE PERFORMED BY FILLING TREE PLANTING PITS (SEE PLANS FOR APPROPRIATE SIZE OF TREE PIT) WITH WATER, WAITING 12 HOURS AND THEN COMPLETELY REFILLING. IF ALL THE WATER IS NOT ABSORBED WITHIN 12 HOURS OF THE SECOND FILLING IT HAS FAILED THE TEST. UPON FAILURE, CONTACT OWNERS REPRESENTATIVE FOR WITH REMEDIAL MEASURES PER SPECIFICATIONS. 2 BID PRICE SHALL BE BASED ON STANDARD TREE PLANTING PIT DETAILS SHOWN ON THE PLANS. WEED CONTROL 1 PRIOR TO PLANTING, ERADICATE WEEDS WITHIN THE LIMITS OF WORK IN THE FOLLOWING ORDER: A IRRIGATE TWICE EACH DAY FOR APPROXIMATELY 5 TO 10 MINUTES EACH WATERING TIME (AS APPROPRIATE TO SITE CONDITIONS) FOR A PERIOD OF 30 CALENDAR DAYS. B APPLY POST EMERGENT HERBICIDE (SUCH AS "ROUND -UP PRO') PER CALIFORNIA LICENSED PEST CONTROL ADVISOR AND ACCORDING TO MANUFACTURER'S RECOMMENDATIONS. TAKE CARE TO PROTECT EXISTING PLANT MATERIAL WHICH IS TO REMAIN AS SHOWN ON THE PLANS. C WAIT THE REQUIRED PERIOD FOR THE HERBICIDE TO TAKE EFFECT (APPROXIMATELY 7-14 DAYS). D PHYSICALLY REMOVE WEEDS DEAD OR ALIVE WITHIN THE PROJECT LIMITS. 2 EXISTING NATIVE VEGETATION SHALL NOT BE IRRIGATED AND IRRIGATION RUN-OFF SHALL NOT SPREAD TO AREAS WITH EXISTING NATIVE PLANTS. SOIL CONDITIONING AND FERTILIZING 1 GRUB / CLEAN AND ROTOTILL ALL PLANTING AREAS TO A DEPTH OF EIGHTEEN (18) INCHES, REMOVING ALL WEEDS, DEBRIS, ROCKS, OR OTHER DELETERIOUS MATTER V DIAMETER OR LARGER FROM THE SITE TO 12 INCH DEPTH(UNLESS SPECIFIED OTHERWISE). THEN BLEND IN CONDITIONERS CALLED FOR IN SPECIFICATIONS BASED ON SOILS REPORT. 2 PLANTER SOIL FOR RAISED PLANTER (S) SHALL BE AMENDED NATIVE TOPSOIL PER SPECIFICATIONS. GENERAL PLANTING 1 PRUNING SHALL NOT BE DONE EXCEPT BY APPROVAL OF OWNERS REPRESENTATIVE. 2 PLANT LOCATIONS SHALL BE CHECKED FOR POSSIBLE INTERFERENCE WITH EXISTING UNDERGROUND PIPING, PRIOR TO EXCAVATION OF HOLES. IF UNDERGROUND CONSTRUCTION OR UTILITY LINES ARE ENCOUNTERED IN THE EXCAVATION OF PLANTING AREAS, NOTIFY THE OWNER. EXPENSES FOR REPAIR OF DAMAGE TO EXISTING UTILITIES SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. MINIMUM TREE SEPARATION DISTANCES AREAS FOLLOWS: A TRAFFIC SIGNALS (STOP SIGNS) - 20 FEET B UNDERGROUND UTILITY LINES - 5 FEET C ABOVE GROUND UTILITY STRUCTURES -10 FEET D DRIVEWAY (ENTRIES) -10 FEET E INTERSECTIONS (INTERSECTING CURB LINES OF TWO STREETS) -25 FEET 3 ALL EXCAVATED HOLES SHALL HAVE VERTICAL SIDES WITH ROUGHENED SURFACES AND SHALL BE OF THE MINIMUM SIZES INDICATED ON DRAWINGS. HOLES SHALL BE, IN ALL CASES, LARGE ENOUGH TO PERMIT HANDLING AND PLANTING WITHOUT INJURY OR BREAKAGE OF ROOT BALLS OR ROOTS. C UPON ACCEPTANCE OF CONTRACTOR PLANT SUBMITTAL BY LANDSCAPE ARCHITECT, CONTRACTOR SHALL SECURE PLANTS WITHIN FIVE (5) DAYS AND ARRANGE FOR DELIVERY FROM NURSERIES. D THE USE OF ANY PLANT MATERIAL THAT IS LISTED IN THE CURRENT VERSION OF THE INVASIVE PLANT INVENTORY, PREPARED BY THE CALIFORNIA INVASIVE PLAN COUNCIL (CAL -IPC), IS STRICTLY PROHIBITED. A COPY OF THE COMPLETE LIST CAN BE OBTAINED FROM CAL-IPC'S WEB SITE AT http://www.cal-ipc.org. BEFORE THE INSTALLATION OF ANY TEMPORARY OR PERMANENT LANDSCAPING, ALL PLANT AND SEED LISTS SHALL BE REVIEWED AND APPROVED BY THE CITY PLANNER (OR DESIGNATE) FOR COMPLIANCE WITH THIS BAN. TREES, SHRUBS AND VINES 1 EACH TREE AND SHRUB SHALL BE PLACED IN THE CENTER OF THE HOLE AND SHALL BE SET PLUMB AND HELD RIGIDLY IN POSITION UNTIL THE PLANTING BACKFILL HAS BEEN TAMPED DOWN AROUND EACH ROOTBALL. 2 ALL PLANTS SHALL BE SET AT SUCH A LEVEL THAT AFTER SETTLING THEY ARE 2" HIGHER THAN THE SURROUNDING FINISH GRADE AS DETAILED UNLESS OTHERWISE NOTED 3 ALL PLANTS SHALL BE THOROUGHLY WATERED INTO THE FULL DEPTH OF EACH PLANTING HOLE IMMEDIATELY AFTER PLANTING. 4 ROOT BARRIERS: ROOT CONTROL BARRIERS SHALL BE INSTALLED WHERE INDICATED ON PLANTING PLANS. INSTALL ROOT BARRIERS ADJACENT, AND PARALLEL TO, EDGE OF HARDSCAPE PER MANUFACTURERS INSTRUCTIONS. (LINEAR APPLICATION) AND NOT ENCIRCLING ROOTBALL. BARRIERS SHALL BE 20- FT. MIN. LENGTH; CENTER STRIP OF ROOT BARRIER ON THE TREE TRUNK. PLANTING SOD TURF/GRASSCRETE 1 SEE SPECIFICATIONS FOR LAWN AREA SOIL PREPARATION AND SOD INSTALLATION. MAINTENANCE PERIOD 1 LANDSCAPE AREAS SHALL BE KEPT FREE OF WEEDS, NOXIOUS GRASS, AND ALL OTHER UNDESIRED VEGETATIVE GROWTH AND DEBRIS. 2 PLANT MATERIALS SHALL BE KEPT IN A HEALTHY, OPTIMUM GROWING CONDITION AND IN A VISUALLY PLEASING APPEARANCE BY WATERING, PRUNING, MOWING, FERTILIZING, RESTAKING, PEST AND DISEASE CONTROLLING, SPRAYING, WEEDING, CLEAN-UP AND ANY MAINTENANCE OPERATION NECESSARY TO INSURE A HEALTHY, VIGOROUS STAND OF PLANTS AT THE TIME OF FINAL INSPECTION. 3 SEE SPECIFICATIONS FOR APPLICATION OF THE POST PLANTING FERTILIZER AT THE RATE SPECIFIED. 4 CONTRACTOR IS RESPONSIBLE FOR THE LANDSCAPE MAINTENANCE FOR ALL PLANTED AND/OR IRRIGATED AREAS SHOWN ON THE PLANS FOR THE INITIAL 90 -DAY MAINTENANCE PERIOD. e n v i r o n m e n t a l d e s i g n 10' a LENGTH ROOTBARRIER (AT ALL TREE CUTOUTS) FROM JOHN DEERE LANDSCAPES TYPICAL BIO -BARRIER BASE OF 800-347-4272 0 TRUNK ■ EACH U)LU U) WAY QUANTITY INDICATED ON PER SOIL & PERCOLATION TEST LOCATION MM� W DRAWING SPECS PER HEADER CORTEN HEADER SPECS BOULDERS TBD 1. ALL NEW PLANTING AREAS TO RECEIVE A MIN. 3" MULCH REFER TO PLANTING DETAILS. CD 2. REMOVE ANY CONCRETE, ASPHALT AND ASSOCIATED BASE COURSE FROM ALL PLANTING AREAS. ALL NEW PLANTING AREAS TO BE RIPPED AND RECOMPACTED PER SPECIFICATIONS. 3. ALL PLANTING SHALL BE IMPLEMENTED WITHIN 60 DAYS OF O COMPLETION OF THE CONSTRUCTION. 4. ALL PLANTING SHALL BE MAINTAINED IN GOOD GROWING CONDITION. 5. RODENTICIDES CONTAINING ANY ANTICOAGULANT COMPOUNDS SHALL NOT BE USED. 6. SEE PLANS FOR SPECIFIC PLANT LOCATIONS; SPACING IS TYPICAL UNLESS OTHERWISE NOTED BY DIMENSIONS ON PLANS PLANTING NOTES GENERAL NOTES 1 IF THE MOISTURE CONTENT OF THE SOIL SHOULD REACH SUCH A LEVEL THAT WORKING IT WOULD DESTROY SOIL STRUCTURE, SPREADING AND GRADING OPERATIONS SHALL BE SUSPENDED UNTIL, IN THE OPINION OF THE OWNERS REPRESENTATIVE, THE MOISTURE CONTENT IS INCREASED OR REDUCED TO ACCEPTABLE LEVELS AND THE DESIRED RESULTS ARE LIKELY TO BE OBTAINED. 2 ACTUAL PLANTING SHALL BE PERFORMED DURING THOSE PERIODS WHEN WEATHER AND SOIL CONDITIONS ARE SUITABLE IN ACCORDANCE WITH LOCALLY ACCEPTED HORTICULTURAL PRACTICE AS APPROVED BY THE OWNERS REPRESENTATIVE. CONTRACTOR SHALL ONLY INSTALL AS MANY PLANTS PER DAY AS CAN BE PLANTED AND WATERED ON THAT SAME DAY. 3 ALL SCALED DIMENSIONS ARE APPROXIMATE. BEFORE PROCEEDING WITH ANY WORK, THE CONTRACTOR SHALL CAREFULLY CHECK AND VERIFY ALL DIMENSIONS AND SHALL IMMEDIATELY INFORM THE OWNERS REPRESENTATIVE OF ANY DISCREPANCY BETWEEN THE DRAWINGS AND/OR SPECIFICATIONS AND ACTUAL CONDITIONS. 4 PLANT MATERIAL QUANTITIES SHOWN ARE FOR CONVENIENCE ONLY. VERIFY COUNT AND PROVIDE NUMBER TO FULFILL INTENT OF DRAWINGS PRIOR TO ORDERING FROM NURSERIES. 5 PROTECTION OF EXISTING TREES, SHRUBS, AND GROUNDCOVER: A THE OWNERS REPRESENTATIVE SHALL IDENTIFY EXISTING TREES AND SHRUBS OF WHICH ARE TO BE PRESERVED WITHIN THE PROJECT LIMITS. PRIOR TO THE START WORK, THE CONTRACTOR SHALL FAMILIARIZE HIMSELF WITH PLANT MATERIAL TO BE PRESERVED, RELOCATED, AND REMOVED. B ALL PLANTING TO REMAIN SHALL BE PROTECTED AT ALL TIMES FROM DAMAGE BY MEN AND EQUIPMENT. WHERE IT IS NECESSARY TO EXCAVATE ADJACENT TO EXISTING TREES, THE CONTRACTOR SHALL USE ALL POSSIBLE CARE TO AVOID INJURY TO TREES AND ROOTS. EXCAVATION IN AREAS WHERE TWO (2) INCH AND LARGER ROOTS OCCUR SHALL BE DONE BY HAND. TUNNELING UNDER ROOTS 2" AND LARGER SHALL BE DONE AND ONLY DONE AFTER RECEIPT OF WRITTEN APPROVAL OF THE OWNER'S REPRESENTATIVE. CONTRACTOR SHALL PAINT CUT ROOTS WITHIN 24 HOURS; WHERE THIS IS NOT POSSIBLE, KEEP THE SIDE OF EXCAVATION ADJACENT TO TREE SHADED WITH MOIST BURLAP OR CANVAS. ALL MINOR DAMAGE BY CONTRACTOR TO EXISTING TREES AND SHRUBS SHALL BE REPAIRED AT HIS EXPENSE BY A LICENSED TREE SURGEON OR OTHER APPROVED PERSONNEL. C DAMAGE TO A TREE OR SHRUB, WHICH RESULTS IN DEATH OR PERMANENT DISFIGURATION, SHALL RESULT IN THE CONTRACTORS COMPLETE REMOVAL OF SAID TREE OR SHRUB, INCLUDING ROOTS, FROM THE SITE. THE CONTRACTOR SHALL REPLACE THE TREE OR SHRUB AS ESTABLISHED BY THE OWNERS REPRESENTATIVE WITH ONE OF EQUAL VALUE AT HIS OWN EXPENSE, OR SHALL REIMBURSE TO THE OWNER THE COST OF SAID REPLACEMENT. THE OWNERS REPRESENTATIVE SHALL BE THE SOLE JUDGE OF THE CONDITION OF ANY TREE OR SHRUB. D ALL PLANTS TO REMAIN ON-SITE WILL BE IRRIGATED AS NECESSARY DURING THE ENTIRE CONSTRUCTION CONTRACT. DEEP WATER LEACHING 1 FILL IN ALL DEPRESSIONS, VOIDS, EROSION SCARS, OR SETTLED TRENCHES GENERATED BY THE DEEP LEACHING WITH CONDITIONED SOIL, LEAVING A FINAL GRADE SMOOTH AND EVEN (IF LEACHING IS REQUIRED). FINAL GRADES 1 MINOR MODIFICATIONS TO GRADE MAY BE REQUIRED TO ESTABLISH THE FINAL GRADES. PERCOLATION TESTING AND DRAINAGE 1 A MINIMUM OF THREE (3) SOILS PERCOLATION TESTS SHALL BE PERFORMED BY FILLING TREE PLANTING PITS (SEE PLANS FOR APPROPRIATE SIZE OF TREE PIT) WITH WATER, WAITING 12 HOURS AND THEN COMPLETELY REFILLING. IF ALL THE WATER IS NOT ABSORBED WITHIN 12 HOURS OF THE SECOND FILLING IT HAS FAILED THE TEST. UPON FAILURE, CONTACT OWNERS REPRESENTATIVE FOR WITH REMEDIAL MEASURES PER SPECIFICATIONS. 2 BID PRICE SHALL BE BASED ON STANDARD TREE PLANTING PIT DETAILS SHOWN ON THE PLANS. WEED CONTROL 1 PRIOR TO PLANTING, ERADICATE WEEDS WITHIN THE LIMITS OF WORK IN THE FOLLOWING ORDER: A IRRIGATE TWICE EACH DAY FOR APPROXIMATELY 5 TO 10 MINUTES EACH WATERING TIME (AS APPROPRIATE TO SITE CONDITIONS) FOR A PERIOD OF 30 CALENDAR DAYS. B APPLY POST EMERGENT HERBICIDE (SUCH AS "ROUND -UP PRO') PER CALIFORNIA LICENSED PEST CONTROL ADVISOR AND ACCORDING TO MANUFACTURER'S RECOMMENDATIONS. TAKE CARE TO PROTECT EXISTING PLANT MATERIAL WHICH IS TO REMAIN AS SHOWN ON THE PLANS. C WAIT THE REQUIRED PERIOD FOR THE HERBICIDE TO TAKE EFFECT (APPROXIMATELY 7-14 DAYS). D PHYSICALLY REMOVE WEEDS DEAD OR ALIVE WITHIN THE PROJECT LIMITS. 2 EXISTING NATIVE VEGETATION SHALL NOT BE IRRIGATED AND IRRIGATION RUN-OFF SHALL NOT SPREAD TO AREAS WITH EXISTING NATIVE PLANTS. SOIL CONDITIONING AND FERTILIZING 1 GRUB / CLEAN AND ROTOTILL ALL PLANTING AREAS TO A DEPTH OF EIGHTEEN (18) INCHES, REMOVING ALL WEEDS, DEBRIS, ROCKS, OR OTHER DELETERIOUS MATTER V DIAMETER OR LARGER FROM THE SITE TO 12 INCH DEPTH(UNLESS SPECIFIED OTHERWISE). THEN BLEND IN CONDITIONERS CALLED FOR IN SPECIFICATIONS BASED ON SOILS REPORT. 2 PLANTER SOIL FOR RAISED PLANTER (S) SHALL BE AMENDED NATIVE TOPSOIL PER SPECIFICATIONS. GENERAL PLANTING 1 PRUNING SHALL NOT BE DONE EXCEPT BY APPROVAL OF OWNERS REPRESENTATIVE. 2 PLANT LOCATIONS SHALL BE CHECKED FOR POSSIBLE INTERFERENCE WITH EXISTING UNDERGROUND PIPING, PRIOR TO EXCAVATION OF HOLES. IF UNDERGROUND CONSTRUCTION OR UTILITY LINES ARE ENCOUNTERED IN THE EXCAVATION OF PLANTING AREAS, NOTIFY THE OWNER. EXPENSES FOR REPAIR OF DAMAGE TO EXISTING UTILITIES SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. MINIMUM TREE SEPARATION DISTANCES AREAS FOLLOWS: A TRAFFIC SIGNALS (STOP SIGNS) - 20 FEET B UNDERGROUND UTILITY LINES - 5 FEET C ABOVE GROUND UTILITY STRUCTURES -10 FEET D DRIVEWAY (ENTRIES) -10 FEET E INTERSECTIONS (INTERSECTING CURB LINES OF TWO STREETS) -25 FEET 3 ALL EXCAVATED HOLES SHALL HAVE VERTICAL SIDES WITH ROUGHENED SURFACES AND SHALL BE OF THE MINIMUM SIZES INDICATED ON DRAWINGS. HOLES SHALL BE, IN ALL CASES, LARGE ENOUGH TO PERMIT HANDLING AND PLANTING WITHOUT INJURY OR BREAKAGE OF ROOT BALLS OR ROOTS. C UPON ACCEPTANCE OF CONTRACTOR PLANT SUBMITTAL BY LANDSCAPE ARCHITECT, CONTRACTOR SHALL SECURE PLANTS WITHIN FIVE (5) DAYS AND ARRANGE FOR DELIVERY FROM NURSERIES. D THE USE OF ANY PLANT MATERIAL THAT IS LISTED IN THE CURRENT VERSION OF THE INVASIVE PLANT INVENTORY, PREPARED BY THE CALIFORNIA INVASIVE PLAN COUNCIL (CAL -IPC), IS STRICTLY PROHIBITED. A COPY OF THE COMPLETE LIST CAN BE OBTAINED FROM CAL-IPC'S WEB SITE AT http://www.cal-ipc.org. BEFORE THE INSTALLATION OF ANY TEMPORARY OR PERMANENT LANDSCAPING, ALL PLANT AND SEED LISTS SHALL BE REVIEWED AND APPROVED BY THE CITY PLANNER (OR DESIGNATE) FOR COMPLIANCE WITH THIS BAN. TREES, SHRUBS AND VINES 1 EACH TREE AND SHRUB SHALL BE PLACED IN THE CENTER OF THE HOLE AND SHALL BE SET PLUMB AND HELD RIGIDLY IN POSITION UNTIL THE PLANTING BACKFILL HAS BEEN TAMPED DOWN AROUND EACH ROOTBALL. 2 ALL PLANTS SHALL BE SET AT SUCH A LEVEL THAT AFTER SETTLING THEY ARE 2" HIGHER THAN THE SURROUNDING FINISH GRADE AS DETAILED UNLESS OTHERWISE NOTED 3 ALL PLANTS SHALL BE THOROUGHLY WATERED INTO THE FULL DEPTH OF EACH PLANTING HOLE IMMEDIATELY AFTER PLANTING. 4 ROOT BARRIERS: ROOT CONTROL BARRIERS SHALL BE INSTALLED WHERE INDICATED ON PLANTING PLANS. INSTALL ROOT BARRIERS ADJACENT, AND PARALLEL TO, EDGE OF HARDSCAPE PER MANUFACTURERS INSTRUCTIONS. (LINEAR APPLICATION) AND NOT ENCIRCLING ROOTBALL. BARRIERS SHALL BE 20- FT. MIN. LENGTH; CENTER STRIP OF ROOT BARRIER ON THE TREE TRUNK. PLANTING SOD TURF/GRASSCRETE 1 SEE SPECIFICATIONS FOR LAWN AREA SOIL PREPARATION AND SOD INSTALLATION. MAINTENANCE PERIOD 1 LANDSCAPE AREAS SHALL BE KEPT FREE OF WEEDS, NOXIOUS GRASS, AND ALL OTHER UNDESIRED VEGETATIVE GROWTH AND DEBRIS. 2 PLANT MATERIALS SHALL BE KEPT IN A HEALTHY, OPTIMUM GROWING CONDITION AND IN A VISUALLY PLEASING APPEARANCE BY WATERING, PRUNING, MOWING, FERTILIZING, RESTAKING, PEST AND DISEASE CONTROLLING, SPRAYING, WEEDING, CLEAN-UP AND ANY MAINTENANCE OPERATION NECESSARY TO INSURE A HEALTHY, VIGOROUS STAND OF PLANTS AT THE TIME OF FINAL INSPECTION. 3 SEE SPECIFICATIONS FOR APPLICATION OF THE POST PLANTING FERTILIZER AT THE RATE SPECIFIED. 4 CONTRACTOR IS RESPONSIBLE FOR THE LANDSCAPE MAINTENANCE FOR ALL PLANTED AND/OR IRRIGATED AREAS SHOWN ON THE PLANS FOR THE INITIAL 90 -DAY MAINTENANCE PERIOD. e n v i r o n m e n t a l d e s i g n REVISIONS NC. a DESCRIPTION A� W DATE 20, 3 SCALE 0 As indicated ■ INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF U)LU U) LL DISCLOSED TOOTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & O D_ 2 MM� W QW W H NO 2L CD Z L O Z LL REVISIONS NC. DESCRIPTION DATE DATE 20, 3 SCALE 0 As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TOOTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & 0 Z SHEET TITLE PLANTING LEGEND AND NOTES SHEET NUMBER NC. 20JOB 15.10197 LOA DATE 20, 3 SCALE As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TOOTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & Ek A PROJECT DATA Multiple Residential Zoning District (RM) Site Area: 45,906 SF (1.054 AC) Site Area per Dwelling Unit: 1,200 SF Buildable Area: 33,569 SF FAR: 1.75 Allowable Buildable Area: 58,746 SF Dwelling Units Proposed: 21 Dwelling Units Setbacks Proposed: Front Side: Rear: 20'011 10'-0" to 12'-0" 10'011 K , Height Limit: Flat Roof: with Height Increase o� /Mr Front Side ■ Rear 28'0" 32'0" Sloped Roof: 3310" with Height Increase 37'0" "Measured as the vertical distance from the established grade of the pad to the highest part of the structure. (20.30.060.6.2) (Increase in Height Limit - 20.30.060. C. 2) Pad Level/ Podium Level Established Grade Plane (E)206' 611M CONIC 201.1 (E)205' 198.9 I �� �\ \ `� VICINITY MAP NTS CD NO. L 1 L J 1 I DESCRIPTION N DATE 2019-04-08 �1 SCALE Q U N ■— }+ L) a a) N w 0 Q z � •— s U In N C W U) ' � L m rn M 0 O Q � 0 N L m O � � a w p � = tf Q W i U C o p L 0 0 L o K M 3 o m co dN LL 0 Cn m Pad Level/ Podium Level Established Grade Plane (E)206' 611M CONIC 201.1 (E)205' 198.9 I �� �\ \ `� VICINITY MAP NTS CD NO. DESCRIPTION N DATE 2019-04-08 �1 SCALE Q U N ■— }+ L) a a) N w 0 Q z � •— s In N W U) ' L m rn M 0 O Q � 0 Iii z m O a w Z tf Q W i o LL 0 0 REVISIONS NO. DESCRIPTION DATE DATE 2019-04-08 �1 SCALE As indicated VI IVL.1 111 LL SITE CONSTRAINTS SHEET NUMBER NO. 20JOB 15.10197 AO 0 DATE 2019-04-08 �1 SCALE As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & -PARTNERS-INC-4L1-RIGHTS RESERVED, © COPYRIGHT 2015. .r � -\ � �•J \ I 't t. F t _� �, � _x. � 4 • J/ � D 11 Y': I` , it or y •$ I .,. \ 40 '!k. y„ • , \ /. - I � _r" I 'I, 1. {7 4' _ ,•+ - Y'r r �T� ± r.. I tit { - -. 1r �y -I �: � _ � PINT At 44161 S1 TE � 1 1 Any - r ti - Row 1, 1 11 on TL + � �* • . �AI •� 1 1 1 G - \ I � � t -� � �' � .fir !� .� - _ 1 �rJ I CIO d Co ! / _, J x'• ;�.'.-F' • -1. .... y, 1 • 4r 0 Tor ,.. 7 . ; �`\� � 1y�y, � G �•- ,+a� 1, �' -�� ' 1 � � _ J• .��+� .A `°�fiTl�'e►<�� �I �, t t � � ; • �; � � ', ` � ` r t• � � `�ui. • � I ' a r� - KJf � f Bonita Canyon r.- - - - - -_ - -- -•,� , t�i t ��-- - E � is Q ' �1�s, _. !i • '�:� - - _ • a V I, 11 II - - ;. �, ;r� _- -_' ��- 17 \-`` `_ `` ``^`_ t �.. •+�D. !, . ` •�\. •ter M/ .r �I� D, _ •._ :-`_ _ - .` �-�_ - - '�.• ' 1',g •1�::. 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SHEET NUMBER 15.10197 20 ` ~ DATEt 1 iz�12019-04-08• _ AO.20SCALE As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE &PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF Jt EVALUATION, BIDDING OR REVIEW. MIS DOCUMENT OR ITS CONTEN TS MAY NOT BE USED FOR ANY OTHER PURPOSEAND MAY NOTBE REPRODUCED OR A. DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & ® •• r 01 s ♦ ' a, \ _ _ �, / y>t ' 1� , ►_` ��' fi "�:' n :' 1":<-:: �, P A R T N E R S r 5 1 r Irl) Yi M tt;'.(LI ,. r• o 'A 1900 Main Street, Suite 800 VICINITY MAP Irvine, California 92614 NTS 949.809.3388 �� �� www.mve-architects.com ' I l 302 03.0 � o ml a QI I o o ❑ I1.11 o a - - �� �—CD ll/ ll I I l ° ROPER ES - CKU l - -- PROPOSED FIRETRUCK HAMMER HEADS TURNAROUND PROPERTY LIN« SETBACK LINES n / �f (E)NmAmP / v SERV VING \\ \\ UCKS / ERIES TJ G I I \NOT PART OF RES E AL PA NG NO OVERNIGHT PARI O A SARKING -/ 1 TO BE ALLOWED INT P KIS LST. `\ \ \ \ \\ \\, \ \ \\� GARAG/ E ° 1 / , \ \ \ \\ NTRY EXIT D \ ED D ° / V \ 00 Ad 'yo ° F 1-11 -- - ° O ° o ° 0 \ j SITE PLANI1"=30'-011"=30'-011 CD � N NO. J DESCRIPTION U N \fPVt ■� }+ SCALE 1" = 30'-0" THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF cz m N DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & ,moo mrcovo cur nn.� 0 0 w Z D O r CD N N N M W co - }J L co rn � O G CL 0 Lu Z m O Z 1 Q w w L O m o LL 0 IZT REVISIONS NO. DESCRIPTION DATE O � SCALE 1" = 30'-0" THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSEAND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & ,moo mrcovo cur nn.� 0 D D O D SHEET TITLE SITE PLAN SHEET NUMBER NO. 20JOB 15.10197 AO � O DATE 2019-04-08 � SCALE 1" = 30'-0" THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSEAND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & ,moo mrcovo cur nn.� EXITING EGRESS / FIRE ACCESS PROPOSED NEW STANDPIPE o / so LANDSCAPE RETAINING WALL ell rN///�/�. (E) N �>^E100 FEET FIRE 111 pRANT RADIUS // as ;� (E) FIRE HYDRANT ♦ 11 �l (E) N.A.P. 0 �E) UTILITIESI`_ I I' PER NEWPORT BEFIRE DEPARTMENT GUIDELIlk �.o� -PROPOSED TURNAROUND (HAMMERHEAD) `FOR AT&T•(E)15UJILDING "T" TURNAROUND LOPE WITHIN THE TURNAROUND CANNOT EXCEED 10 PERCENT BUILDING PLAN LEGEND INDICATES 150' HOSE PULL � INDICATES NEWPORT BEACH FIRE f DEPARTMENT TURNING RADII 11 PROPOSED STANDPIPE SP FIRE SAFETY NOTES 1. SINGLE OR MULTIPLE -STATION SMOKE ALARMS SHALL BE INSTALLED AND MAINTAINED IN THE FOLLOWING LOCATIONS - A. ON THE CEILING OR WALL OUTSIDE OF EACH, SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF BEDROOMS B. IN EACH ROOM USED FOR SLEEPING PURPOSES 2. A FIRE ALARM SYSTEM IS REQUIRED AS PER CFC CHAPTER 907. 3. PUBLIC SAFETLY RADIO SYSTEM COVERAGE IS REQUIRED AS PER CFC SECTION 510.1 AND CITY OF NEWPORT BEACH GUIDELINE D.05. 4. STANDBY POWER SHALL BE PROVIDED FOR EMERGENCY RESPONDER RADIO COVERAGE SYSTEM AS REQUIRED IN SECTIN 510.4.2.3. THE STANDBY POWER SUPPLY SHALL BE CAPABLE OF OPERATING THE EMERGENCY RESPONDER RADIO COVERAGE SYSTEM AFOR A DURATION OF NOT LESS THAN 24 HOURS. CFC SECTION 604.2.3 5. FIRE SPINKLERS WILL BE REQUIRED AND MUST BE INSTALLED AS PER THE REQUIRMENTS OF CFC SECTIN 903 6. A 13R FIRE SPRINKLERS SYSTEM IS PERMITTED IN THE RESIDENTIAL PORTION OF THE BUILDING; HOWEVER, THE GARAGE AREA LOCATED BENEATH THE HORIZONTAL SEPARATION WILL BE REQUIRED TO BE NFPA 13 SYSTEM. 7. THE FIRE PIT MUS BE LOCATED AT DISTANCES FROM COMBUSTIBLES RECOMMENDED BY THE MANUFACTURE OR THE CALIFRONIA MECHANICAL CODE. 8. UWAU ' x 84" STRETCHER WITH ,DIUS CORNERS OF NOT LESS AN 5 INCHES CAB WITH CENTER OR SIDE OPENING WITH ENTER AND EXIT ON SAME SIDE FROM LEVEL 1 TO LEVEL 3 AND OPOSITE ENTER/EXIT ON BASEMENT PARKING LEVEL FIRE ACCESS DIAGRAM 1"=20'-0" 1 STRETCHER/ GURNEY ELEVAT04 1/4":,D2I VI ILL 1 1 1 1 L-9— FIRE LFIRE ACCESS DIAGRAM SHEET NUMBER CD N 20JOB 15.10197 AO 40 U N }+ SCALE As indicated m N Q Z � •- s N N N W — .o co ♦+ L � O o CL � 0 ti z - - m O a di Z tf Q m w w L O o LL 0 0 REVISIONS DESCRIPTION DATE 0 0 D 0 VI ILL 1 1 1 1 L-9— FIRE LFIRE ACCESS DIAGRAM SHEET NUMBER NO. 20JOB 15.10197 AO 40 DATE 2019-04-08 � SCALE As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSEAND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & . A RT..�GHTS RESERVED, ©COPYRIGHT 2015: PRIVATE OPEN P T _.- 188 SF -o 1 OPEN SPACE AREA - SUMMARY BY LEVEL - Level 1 COMMON INDOOR OPEN SPACE �, \ AMENITY 1,392 SF POOLROOM 437 SF COMMON OPEN SPACE (PUBLIC) OPEN SPACE 1U \ _ L P NATE OPEN SPACE LANDSCAPE 16,210 SF 1818 SF 0 (RESIDENTIAL) ) COMMON OPEN SPACE RESIDENTIAL I POOL COURTYARD 6,536 SF PRIVATE OPEN SPACE I UNIT Al 596 SF UNIT Al 596 SF O UNIT B1 949 SF UNIT B2 1 SF 7 • 8 TE OPEN SPACE UNIT C1 1,06SF I PRIVATE 0 SPA � / 1 SF UNIT C2 721 SF 188 SF \ • �; I it UNIT C2 721 SF 29,494 SF Level PRIVATE OPEN SPACE II UNIT Al 188 SF �� I I UNIT Al 188 SF i �.. PRIVATE OPEN SPACE UNIT A2 188 SF 188 SF UNIT B1 179 SF i UNIT B2 188 SF UNIT C1 106 SF \ \ UNIT C2 188 SF ��-.IV E ACE ` UNIT C2 COMMON OPEN SPACE 188 SF (RESIDENTIAL) \ PRIVATE OPEN SPACE UNIT B1 COMMON INDOOR OPEN SPACE 1,414 SF COMMON OPEN SPACE UNIT C1 (PUBLIC) Level 188 SF COMMON OPEN SPACE (RESIDENTIAL) ROOF DECK o 735 SF / PRIVATE OPEN SPACE 0 C 0 UNIT Al � 188 SF W UNIT Al 188 SF > rn 0 UNIT A2 � 0 188 SF CO UNIT B1 179 SF Q w w � l UNIT B2 m 188 SF LL o 0 0 UNIT C1 106 SF v LEGEND 1,773 SF Grand total 32,681 SF COMMON OPEN SPACE (RESIDENTIAL) OPEN SPACE AREA - SUMMARY BY USAGE PRIVATE OPEN SPACE \ COMMON INDOOR OPEN SPACE COMMON INDOOR OPEN SPACE AMENITY 1,392 SF Level 1 POOLROOM 437 SF Level 1 COMMON OPEN SPACE 1,829 SF (PUBLIC) COMMON OPEN SPACE (PUBLIC) LANDSCAPE 16,210 SF Level 1 16,210 SF COMMON OPEN SPACE (RESIDENTIAL) POOL COURTYARD 6,536 SF Level 1 ROOF DECK 735 SF Level 3 7,271 SF _ PRIVATE OPEN SPACE UNIT Al 596 SF Level 1 UNIT Al 596 SF Level 1 UNIT Al 188 SF Level 2 UNIT Al 188 SF Level 2 UNIT Al 188 SF Level 3 UNIT Al 188 SF Level 3 UNIT A2 188 SF Level 2 UNIT A2 188 SF Level 3 UNIT B1 949 SF Level 1 UNIT B1 179 SF Level 2 UNIT B1 179 SF Level 3 UNIT B2 275 SF Level 1 UNIT B2 188 SF Level 2 UNIT B2 188 SF Level 3 UNIT C1 1,061 SF Level 1 UNIT C1 106 SF Level 2 UNIT C1 106 SF Level 3 UNIT C2 721 SF Level 1 UNIT C2 721 SF Level 1 UNIT C2 188 SF Level 2 UNIT C2 188 SF Level 2 7,372 SF s0 Grand total 32,681 SF LEGEND FLOOR SUMMARY FLOOR SUMMARY OPEN SPACE AREA - L2 PRIVATE OPEN SPACE PRIVATE OPEN SPACE UNIT Al COMMON OPEN SPACE UNIT Al (RESIDENTIAL) \ PRIVATE OPEN SPACE UNIT B1 COMMON INDOOR OPEN SPACE UNIT B2 COMMON OPEN SPACE UNIT C1 (PUBLIC) FLOOR SUMMARY OPEN SPACE AREA - L2 PRIVATE OPEN SPACE PRIVATE OPEN SPACE UNIT Al 188 SF UNIT Al 188 SF UNIT A2 188 SF UNIT B1 179 SF UNIT B2 188 SF UNIT C1 106 SF UNIT C2 188 SF UNIT C2 188 SF 1,414 SF LEVEL 2 OPEN SPACE DIAGRAM 1"=30'-0" 2 ROOF PLAN OPEN SPACE DIAGRAM 1 1"=30'-0" 14 lip PRIVATE OPEN SPACE 721 SF - 6,536 O togm i R ILn L IIIIIIN INVIN 1,392 SF- e� PRIVAT 0 437 SF O \\ P 2 SF - /�I IIIII�IIIIII�II Ilill'I i111`llll�llll VIII IIIIIII�Uj11111111 11 II lu I II X1'1111 V WON �Il�l�li 1 '• I M111111111111111 .M..�� ��uL!11 1 �wanme.ca� '! I�.w.�.e�a r•r�ay�a - -- il��a��—� \ ..IIIIIIIHIII i,� Ij - �I 1 LEGEND FLOOR SUMMARY �I COMMON OPEN SPACE (RESIDENTIAL) PRIVATE OPEN SPACE OPEN SPACE AREA - LEVEL 16 COMMON INDOOR OPEN SPACE 596 SF COMMON OPEN SPACE (PUBLIC) 16,210 SF COMMON OPEN SPACE (RESIDENTIAL) 6,536 SF \ COMMON INDOOR OPEN SPACE Grand total: 4 COMMON OPEN SPACE (PUBLIC) coo n OPEN SPACE AREA - L1 PRIVATE OPEN SPACE 1,829 SF PRIVATE OPEN SPACE 24,575 SF UNIT Al 596 SF UNIT Al 596 SF UNIT B1 949 SF UNIT B2 275 SF UNIT C1 1,061 SF UNIT C2 721 SF UNIT C2 721 SF 4,919 SF LEVEL 1 OPEN SPACE DIAGRAM 1"=30'-0" 1 / G P IVATE OPEN SPACE A SF \� � • � II lI I �� / I I IVATE OPEN SPACE /ATE 0 SPA \� 1 8 SF SFIL \ I o I PRIVATE OPENS ACE / 1 \188S G � \\ RRIV E _17 F � I LEGEND FLOOR SUMMARY COMMON OPEN SPACE OPEN SPACE AREA - LEVEL 3 [OPEN SPACE AREA - L3 PRIVATE OPEN SPACE (RESIDENTIAL) PRIVATE OPEN SPACE COMMON OPEN SPACE (RESIDENTIAL) 735 SF PRIVATE OPEN SPACE Grand total: 1 735 SF UNIT Al 188 SF COMMON INDOOR OPEN SPACE \ COMMON OPEN SPACE (PUBLIC) 1,038 SF LEVEL 3 OPEN SPACE DIAGRAM 1"=30'-0" 3 I 0 N 00 UNIT Al 188 SF UNIT A2 188 SF 179 SF 188 SF UNIT Bl UNIT B2 UNIT C1 106 SF 1,038 SF LEVEL 3 OPEN SPACE DIAGRAM 1"=30'-0" 3 I 0 N 00 DESCRIPTION U N .� }+ SCALE 1" = 30'-0" THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF W m CO N DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & N o z � 0 C 0 � N W O > rn 0 0 CL � 0 Ll z CO O T- a_ Z Q w w � L 0 m LL o 0 0 v REVISIONS 00 DESCRIPTION DATE 0 DIAGRAMS SCALE 1" = 30'-0" THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSEAND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & N 0 0 O D SHEET TITLE 1 00 20JOB 15.10197 OPEN SPACE DATE 2019-04-08 DIAGRAMS SCALE 1" = 30'-0" THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSEAND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & N SHEET NUMBER NO. 20JOB 15.10197 AM O 50 DATE 2019-04-08 SCALE 1" = 30'-0" THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSEAND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & • it + P A R T N E R S • 1900 Main Street, Suite 800 Irvine, California 92614 949.809.3388 www.mve-architects.com ' E i l r arking Required: 2.5 Stalls/Unit 53 Parking Stalls 42 Stalls for Residents 11 Stalls for Guest arking Provided: eve/ B1 13 Standard Stalls 13 Guest Stalls 26 Tandem Stalls 3 ADA 55 Total i r dow r_'i "aw awpowi �0 i 41111111, NOT PART OF RESIDENTIAL PARKING NO OVERNIGHT PARKING OR DAY USE TO BE ALLOWED IN THE PARKING LOT. 'Aft Ift, 411111' �■rr � s ~~ ~ ~ �■� 6"X6"X4'-0" PRE- CAST CONCRETE WHEEL STOP AT SINGLE STALL - - - 19'- 2'-4"- - - a V-10" - - - 1'-L.10' - - - - I ---� ---� -- 4"WI. IDE PAINT STRIPES (TYP.) STANDARD STANDARD STANDARD I I I z z z I COLUMN PER or o o STRUCT. DWGS. PAINTED STALL T-6" T-0" T-6" l IDENTIFICATION GARAGE CLEAR CLEAR CLEAR (SEE PLANS) — r — r — -1 CL OF STRIP TO �\ END OF DRIVE AISLE CONDITION 91-01, TYP. � 8'-6" TYP. 9'-0" TYP, TYPICAL PARKING STALL STANDARD 3/16"= -0, 2 r r r r PAINTED STALL IDENTIFICATION (SEE GARAGE PLANS) PAINTED STALL IDENTIFICATION (SEE GARAGE PLANS) CL OF STRIP T I � TYPICAL PARKING STALL TANDEM ,r �0 i 41111111, NOT PART OF RESIDENTIAL PARKING NO OVERNIGHT PARKING OR DAY USE TO BE ALLOWED IN THE PARKING LOT. 'Aft Ift, 411111' �■rr � s ~~ ~ ~ �■� 6"X6"X4'-0" PRE- CAST CONCRETE WHEEL STOP AT SINGLE STALL - - - 19'- 2'-4"- - - a V-10" - - - 1'-L.10' - - - - I ---� ---� -- 4"WI. IDE PAINT STRIPES (TYP.) STANDARD STANDARD STANDARD I I I z z z I COLUMN PER or o o STRUCT. DWGS. PAINTED STALL T-6" T-0" T-6" l IDENTIFICATION GARAGE CLEAR CLEAR CLEAR (SEE PLANS) — r — r — -1 CL OF STRIP TO �\ END OF DRIVE AISLE CONDITION 91-01, TYP. � 8'-6" TYP. 9'-0" TYP, TYPICAL PARKING STALL STANDARD 3/16"= -0, 2 r r r r PAINTED STALL IDENTIFICATION (SEE GARAGE PLANS) PAINTED STALL IDENTIFICATION (SEE GARAGE PLANS) CL OF STRIP T END OF DRIVE I AISLE CONDITION 6"X6"X4'-0" PRE- CAST CONCRETE WHEEL STOP AT TANDEM STALL OTH TANDEM TALLS WILL BE SSIGNED TO THE AME UNIT 4" WIDE PAINT STRIPES (TYP.) COLUMN PER STRUCT. DWGS. 9'-0" TYP. 8'-6" TYP. 19'-0" TYP. Ir I � TYPICAL PARKING STALL TANDEM 3/16 = 1-0 3 10:;. THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF WHEEL STOP AT I CO DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & RIORow ��a cur SINGLE STALL I I ED 4" WIDE PAINT I I STRIPES (TYP.) 2' 4•' i4 1 _10" v 1'_10" PAINTED STALL v � L IDENTIFICATION I M O TANDEM I LL Z TANDEM 2 7 PLANS) I TANDEM I I z W I z END OF DRIVE z CLEAR AISLE CONDITION I v L — J w 0 0 \ 0 I m m N. 1N N m I I 7,_6„ I 7,_0„ 7,_6„ z CLEAR CLEAR CLEAR I I TANDEM � TANDEM TANDEM I z z z � � g I o 0 0 r• r` P 7'-6" 7'-0" 7'-6" CLEAR CLEAR CLEAR —� r--1 r--1 END OF DRIVE I AISLE CONDITION 6"X6"X4'-0" PRE- CAST CONCRETE WHEEL STOP AT TANDEM STALL OTH TANDEM TALLS WILL BE SSIGNED TO THE AME UNIT 4" WIDE PAINT STRIPES (TYP.) COLUMN PER STRUCT. DWGS. 9'-0" TYP. 8'-6" TYP. 19'-0" TYP. Ir I � TYPICAL PARKING STALL TANDEM 3/16 = 1-0 3 I TYPICAL PARKING STALL DEAD END CONDITION 3/16" = V-0" F- I � ♦ I I `♦ \ 4" WIDE PAINTED 3'-0" O.C. AT 45 DEGREE ANGLE ♦ ` AT LOADING ZONE "NO PARKING" STENCILED IN ♦ WHITE 12" HIGH ♦ LETTERS' END OF DRIVE '' ,\ ♦ ♦ ` ♦ ♦ ` AISLE COINDITION � I \ --------- LEVEL LEVEL B1 +/- 19 '\\o O \�k`NO DARKI N G w J a I w 0 8'-6" TYP. TYPICAL DEDICATED TURN -AROUND O SPACE FLOOR PLAN - B1 PARKING PLAN 3/32"=1'-0"1 3/16" = V-0" POST MOUNT ACCESSIBLE \ PARKING IDENTIFICATION SIGNAGE SEE DETAIL - I FACE OF WALL OR STALL END PER - PLAN 6"x6"x4'-0" PRE -CAST - . CONCRETE WHEEL \ STOP 4" WIDE PAINTED 3'-0" O.C. I AT 45 DEGREE ANGLE A LOADING ZONE WHITE BORDER C:) <--2% MAX. —> SLOPE 00, WHITE INTERNATIONAL 1 1 SYMBOL OF ACCESSIBI ITY ON A BLUE BACKGROU D 4" WIDE PAINT STRIPES TYP.) (1 \\\ rNO PARKING CO COLUMN PER GARAGE PLANS J I I I "NO PARKING" STENCIL¢) IN WHITE 12" HIGH LETTEFLu EO EO 0' 0" 91-01. 5' - 0" 12'-0' AT VAN ACCESSIBLE ST WA. TYP. ACCESSIBLE PARKING STALL 13/16"=1'-0" 14 53'-8" C9 / / / / / / / / / / TYPICAL TURNING RADIUS 1 3/32"=1'-0" 1 6 CD c co N I � I 6"X6"X4'4" PRE- N ■� }+ SCALE CAST CONCRETE 10:;. THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF WHEEL STOP AT I CO DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & RIORow ��a cur SINGLE STALL I I STANDARD 4" WIDE PAINT I I STRIPES (TYP.) z g I 1 o M W PAINTED STALL `o � L IDENTIFICATION rn M O 0/ i x (SEE GARAGE LL Z 2 7 PLANS) I O d Z CL OF STRIP TO W O END OF DRIVE 7'-0" CLEAR AISLE CONDITION I v L — J w J a \ w w 8'-6" TYP. N. 1N N TYPICAL PARKING STALL DEAD END CONDITION 3/16" = V-0" F- I � ♦ I I `♦ \ 4" WIDE PAINTED 3'-0" O.C. AT 45 DEGREE ANGLE ♦ ` AT LOADING ZONE "NO PARKING" STENCILED IN ♦ WHITE 12" HIGH ♦ LETTERS' END OF DRIVE '' ,\ ♦ ♦ ` ♦ ♦ ` AISLE COINDITION � I \ --------- LEVEL LEVEL B1 +/- 19 '\\o O \�k`NO DARKI N G w J a I w 0 8'-6" TYP. TYPICAL DEDICATED TURN -AROUND O SPACE FLOOR PLAN - B1 PARKING PLAN 3/32"=1'-0"1 3/16" = V-0" POST MOUNT ACCESSIBLE \ PARKING IDENTIFICATION SIGNAGE SEE DETAIL - I FACE OF WALL OR STALL END PER - PLAN 6"x6"x4'-0" PRE -CAST - . CONCRETE WHEEL \ STOP 4" WIDE PAINTED 3'-0" O.C. I AT 45 DEGREE ANGLE A LOADING ZONE WHITE BORDER C:) <--2% MAX. —> SLOPE 00, WHITE INTERNATIONAL 1 1 SYMBOL OF ACCESSIBI ITY ON A BLUE BACKGROU D 4" WIDE PAINT STRIPES TYP.) (1 \\\ rNO PARKING CO COLUMN PER GARAGE PLANS J I I I "NO PARKING" STENCIL¢) IN WHITE 12" HIGH LETTEFLu EO EO 0' 0" 91-01. 5' - 0" 12'-0' AT VAN ACCESSIBLE ST WA. TYP. ACCESSIBLE PARKING STALL 13/16"=1'-0" 14 53'-8" C9 / / / / / / / / / / TYPICAL TURNING RADIUS 1 3/32"=1'-0" 1 6 CD c co N NO. DESCRIPTION U N ■� }+ SCALE As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF m N CO DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & RIORow ��a cur 0 Z r N N N M W U) `o � L a > rn M O 0/ i x � 0 LL Z 2 7 CO O d Z IfW Q m W O LL0 0 0 v REVISIONS NO. DESCRIPTION DATE DATE 2019-04-08 ■ SCALE As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSEAND MAY NOT BE REPRODUCED OR CO DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & RIORow ��a cur 0 0 SHEET TITLE FLOOR PLAN - 61 PARKING SHEET NUMBER NO. 20JOB 15.10197 Al 0 0 DATE 2019-04-08 ■ SCALE As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSEAND MAY NOT BE REPRODUCED OR CO DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & RIORow ��a cur 1\ 2,i 1 011 1 1 V/ow- —r + l am „ ..•- go y-/ F` L SII BALCONY C1 4BR-3.5BA 1,062 SF 2 120 SF PROPERTY LINE A2.01 f SET BACK 1 \ — ow ow e no+� top r �4 am 4ft BALCONY BALCONY ~~' .. �ft n 718 SFD A 0 O 721 SFO O II II - =_- L- - O IL-- LL-- STAIR *Ab 1J C2 4BR-3.5BA C2 4BR-3.5BA 2,277 SF 2,269 SF CORRIDOR I IIII I I I I` I I (IIII II I��I I VIII _ AMENITY 1,410 SF 1991-01, I' IMI 1 ' 111_�I T rj*= 7_L. `` ♦ `R SIDENT J 4J L7 O SWIMMING POOL ALCON _ 601 SF 274 SF _ JDSCAPE ♦ \ TAINTING 991 - 011 WALL_, U�I ` l_ - B2 3BR 3.5BA ♦ 1,746 SF A2.o2 z POOLROOM 419 SF ♦ ♦ ♦ ♦ ♦`♦ Ili"II ♦ ♦ ♦ ` BALCONY ♦ 946 SF 1 ♦ A2.02 LoJ LANDSCAP ♦ �\ RETAINTING ♦ \ WALL \, NOT PART OF RESIDENTIAL PARKING NO OVERNIGHT PARKING OR DAY USE PARKING TO BE ALLOWED IN THE PARKING LOT. am Al 2BR-2.5BA u 1,433 SF u Al 2BR-2.5BA 1,433 SF u �HIIFNf�If�l STAIR 61 3BR-3.5BA 2,078 SF SERVICE / TRASH � ` MOVING TRUCKS /N7777 � DELIVERIES ♦ GARAGE \ ENTRY / EXIT 7 4S o Q) % LE, THAN 20 SLOPE FLOOR PLAN - LEVEL 1 1 3/32 V-0 1 BUILDING PLAN LEGEND Building Area Legend \ A1_2BR-2.5BA CORE ® AMENITY \\ CORRIDOR \ B1_3BR-3.5BA n POOL ROOM \ B2_3BR-3.5BA RESIDENT COURTYARD \ BALCONY \ STAIR \ C1_4BR-3.5BA Floor Area Proposed: +/- 48,574SF \\ SWIMMING POOL \ C2_4BR-3.5BA SF 6 DU A2 2BR/2.5BA 17410 PROJECT DATA 17,428 Floor Area Proposed: +/- 48,574SF Dwelling Units Proposed: Q U Al 2BR/2.5BA 11433 SF 6 DU A2 2BR/2.5BA 17410 SF 2 DU B1 3BR/3.5BA 29078 SF 3 DU B2 3BR/3.5BA 1,746 SF 3 DU C1 4BR/3.5BA 27120 SF 3 DU C2 4BR/3.5BA 2,277 SF 4 DU 21 DU BUILDING SALEABLE - 15 826 SF AVG. Z Rentable/Saleable 38,358 sf PROJECT DATA 13,357 14,767 10,205 Parking Required: Level 2 2.5 Stalls/Unit 53 Parking Stalls SF Parking Provided: W Level B1 13 Standard Stalls 13 Guest Stalls � 3 ADA Stalls O C 26 Tandem Stalls LL z 55 Total BUILDING GROSS AREA \ Level 1 AMENITY 17829 SF CIRCULATION 31036 SF UNITS 132357 SF 18,222 SF Level 2 RCULATION 21661 JITS 14,767 CD CIDN 17,428 SF Level 3 Q U N CIRCULATION 21701 SF UNITS 10,205 SF 00 12,906 SF O 481556 SF BUILDING SALEABLE - UNIT AREA Z Level 1 UNITS UNITS UNITS 13,357 14,767 10,205 SF SF SF Level 2 Level 3 38,329 SF CD CIDN 2 ADA 12'-0" X 19'-0" 1 Q U N ■� }+ 13 L) 13 Visitor 8'-6" X 19'4" a 00 N DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & O r_ D Z 0 r (0 C) N N W > > � O O C � 0 LL z ll% ` 5 m O 7 z Q w w L O m o LL 0 0 V Parking Schedule Type Count Level B1 ADA R-0" X 19'-0" 2 ADA 12'-0" X 19'-0" 1 STANDARD 8'-6" X 19'-0" 13 TANDEM 8'-6" X 19'-0" 13 TRANSFER 8'-6" X 19'-0" 13 Visitor 8'-6" X 19'4" 12 Visitor 12'X 19'-0" 1 55 REVISIONS DESCRIPTION DATE 0 Al 01 DATE 2019-04-08 . 0 As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS D EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSEAND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & O D 0 SHEET TITLE FLOOR PLAN LEVEL 1 SHEET NUMBER NO. 20JOB 15.10197 Al 01 DATE 2019-04-08 . SCALE As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSEAND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & ROS — -- Iwo f ► i A2.01 00000 1 _dam H H • (C , / �I / / C1 4BR-3.5BA / 2,120 SF U71 G C2 4BR-3.5BA 2,277 SF Q CORRIDOR DN A2 2BR-2.5BA / - 1,410 SF STAIR LINE 7;:r vm� om C2 4BR-3.5BA 2,269 SF r ED F11L B2 3BR-3.5BA 1,746 SF Al 2BR-2.5BA 1,433 SF 7 Al 2BR-2.5BA 1,433 SF 79167 STAIR B1 3BR-3.5BA �11 2,078 SF F BUILDING PLAN LEGEND Building Area Legend A1_2BR-2.5BA CORE A2_2BR-2.5BA CORRIDOR B1_3BR-3.5BA STAIR B2_3BR-3.5BA BALCONY C1_4BR-3.5BA \ C2_4BR-3.5BA 1 7 J ` ` 1 f � � o ITM FLOOR PLAN - LEVEL 2 3/32"=1'-0" 1 PROJECT DATA SF � - 1 1 I I 2,701 1 i 10,205 2� A2.01 Dwelling Units Proposed: 1 1 481556 SF Al 2BR/2.5BA 11433 SF 1 DU A2 2BR/2.5BA 11410 SF 2 1 B1 3BR/3.5BA t 1 1 l SF i I I 1 i �1 f DU I �+ 17746 1 � 1 3 DU C1 4BR/3.5BA 27120 J ` ` 1 f � � o ITM FLOOR PLAN - LEVEL 2 3/32"=1'-0" 1 PROJECT DATA SF UNITS 13,357 SF 14,767 SF 2,701 Floor Area Proposed: +/- 48,574SF 10,205 SF Dwelling Units Proposed: SF 481556 SF Al 2BR/2.5BA 11433 SF 6 DU A2 2BR/2.5BA 11410 SF 2 DU B1 3BR/3.5BA 29078 SF 3 DU B2 3BR/3.5BA 17746 SF 3 DU C1 4BR/3.5BA 27120 SF 3 DU C2 4BR/3.5BA M O 0 2,277 SF 3� 4 DU 21 DU 15 826 SF AVG. Rentable/Saleable 38,358 sf PROJECT DATA Parking Required: 2.5 Stalls/Unit 53 Parking Stalls Parking Provided: Level B1 13 Standard Stalls 13 Guest Stalls 3 ADA Stalls 26 Tandem Stalls 55 Total BUILDING GROSS AREA Level 1 AMENITY 17829 SF CIRCULATION 31036 SF UNITS 132357 SF 18,222 SF Level 2 RCULATION 21661 JITS 14,767 Level 3 CIRCULATION UNITS 17,428 SF UNITS 13,357 SF 14,767 SF 2,701 SF 10,205 SF 12,906 SF 481556 SF BUILDING SALEABLE - UNIT AREA Level 1 UNITS 13,357 SF 14,767 SF Level 2 UNITS Level 3 UNITS 10,205 SF 38,329 SF CD cco N NO. _ DESCRIPTION U N ■� }+ SCALE D As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF m co DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & �q €r 0 D z 0 r CO C) N N W U) ' L °'O M O 0 w z 3� m O T- a_ z Q w w L O m o LL 0 0 IZT REVISIONS NO. DESCRIPTION DATE O � SCALE D As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSEAND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & �q €r D 0 D D D SHEET TITLE 00 FLOOR PLAN - L2 LEVEL 2 N SHEET NUMBER NO. 20JOB 15.10197 Al 02 DATE 2019-04-08 � SCALE As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSEAND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & �q €r 4-0 • r*WE, + P A R T N E R S 1900 Main Street, Suite 800 Irvine, California 92614 949.809.3388 www.mve-architects.com ' ~- ;.` ft oft --- ECD �i Li i i \ r- � C1 4BR-3.5BALLD - -- v 2,086 SFS 0 A2.02 2 DN � -_� A2 2BR-2.5BA 1,410 SF STAIR ♦ '•l I I! I I I III is i i ROOF DECK 750 SF B2 3BR-3.5BA 1,746 SF Al 2BR-2.5BA 1,445 SF WE >i Al 2BR-2.513A 1,431 SF DN � II STAIR 131 3BR-3.5BA /` ♦ 2,088 SF i _ t _ M ECM _ FLOOR PLAN -LEVEL 3 3/32°=,�-o" � BUILDING PLAN LEGEND Building Area Legend A1_2BR-2.5BA CORE A2_2BR-2.5BA CORRIDOR B1_3BR-3.5BA ROOF DECK B2_3BR-3.5BA STAIR BALCONY 481556 C1_4BR-3.5BA Al 2BR/2.5BA l i• SF 6 DU A2 2BR/2.5BA 11410 SF 2 DU B1 3BR/3.5BA 29078 SF 3 DU B2 3BR/3.5BA 1,746 SF 3 DU C1 4BR/3.5BA 2,120 A2.02 2 DN � -_� A2 2BR-2.5BA 1,410 SF STAIR ♦ '•l I I! I I I III is i i ROOF DECK 750 SF B2 3BR-3.5BA 1,746 SF Al 2BR-2.5BA 1,445 SF WE >i Al 2BR-2.513A 1,431 SF DN � II STAIR 131 3BR-3.5BA /` ♦ 2,088 SF i _ t _ M ECM _ FLOOR PLAN -LEVEL 3 3/32°=,�-o" � BUILDING PLAN LEGEND Building Area Legend A1_2BR-2.5BA CORE A2_2BR-2.5BA CORRIDOR B1_3BR-3.5BA ROOF DECK B2_3BR-3.5BA STAIR BALCONY 481556 C1_4BR-3.5BA Al 2BR/2.5BA PROJECT DATA SF UNITS 13,357 SF 14,767 SF 2,701 Floor Area Proposed: +/- 48,574SF 10,205 SF Dwelling Units Proposed: SF 481556 SF Al 2BR/2.5BA 11433 SF 6 DU A2 2BR/2.5BA 11410 SF 2 DU B1 3BR/3.5BA 29078 SF 3 DU B2 3BR/3.5BA 1,746 SF 3 DU C1 4BR/3.5BA 2,120 SF 3 DU C2 4BR/3.5BA O o CL =z 2,277 SF 3 4 DU 21 DU 15 826 SF AVG. Rentable/Saleable 38,358 sf PROJECT DATA Parking Required: 2.5 Stalls/Unit 53 Parking Stalls Parking Provided: Level B1 13 Standard Stalls 13 Guest Stalls 3 ADA Stalls 26 Tandem Stalls 55 Total BUILDING GROSS AREA Level 1 AMENITY 17829 SF CIRCULATION 31036 SF UNITS 132357 SF 18,222 SF Level 2 RCULATION 21661 VITS 14,767 Level 3 CIRCULATION UNITS 17,428 SF UNITS 13,357 SF 14,767 SF 2,701 SF 10,205 SF 12,906 SF 481556 SF BUILDING SALEABLE - UNIT AREA Level 1 UNITS 13,357 SF 14,767 SF Level 2 UNITS Level 3 UNITS 10,205 SF 38,329 SF CD N DESCRIPTION U Nco ._ }+ SCALE D As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF 00 N 0 ��o mrcovo cur nn.� 0 6 r COz C) N D N W 0 -> O o CL =z LU � 3 CO O U % � 0 w Lm O m Lim CD 0 CD REVISIONS DESCRIPTION DATE O . SCALE D As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSEAND MAY NOT BE REPRODUCED OR 0 ��o mrcovo cur nn.� 0 D 0 0 SHEET TITLE FLOOR PLAN - L3 LEVEL 3 SHEET NUMBER20JOBNO.97 Al 0 3 DATE 20,9-04-08 . SCALE As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE & PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSEAND MAY NOT BE REPRODUCED OR DISCLOSED TOOTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & ��o mrcovo cur nn.� r %& ` ROOF PLAN 1 3/32"=1'-0" 1 1 BUILDING PLAN LEGEND 0 C Co _ N Q U Co ■� AMA N V Co Z o � N rj C/) M °' M O @ > � O / i1 (� 0 -5 LU Z z ` 5 Co O a LU Z 1= a m w L O o LL 0 0 v REVISIONS DESCRIPTION DATE 0 D D SHEET TITLE ROOF PLAN SHEET NUMBER JOB NO. 2015.10197 Al 04 2019-04-08 DATE � SCALE As indicated THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE 8 PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & PARTNERS INC: ALL RIGHTS RESERVED, ©COPYRIGHT 2015. MA4E 90 ..Suite 811 . 92614 949,809.3388 ••1• •• JOB NO. SHEET NUMBER 2015.10197 DATE A012 2019-04-08 � SCALE 118" = V-0" THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE 6 PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSEAND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE 8 + P A R T N E R S 1900 Main Street, Suite 800 Ead Irvine, California 92614 949.809.3388 www.mve-architects.com + P A R T N E R S 1900 Main Street, Suite 800 Ead Irvine, California 92614 949.809.3388 www.mve-architects.com Roof 229'- 0" Level 219' - 0„ fl ti 7 Level 2 I 209'- 0" _ w jp ' POOL °' EiL� Level 1Ll 1991-01, - III=III=III PARKING LEVELIIIIIIIIII PR North Elevation 1/8" = 1'-o' 4 PR West Elevation 1/$ , o' 3 PR South Elevation1/8" = 1'-o" 2 1 PR East Elevation 1/8"=V-0" ') CD o coN DESCRIPTION N 0 Q U N ■� }+ 0 CO 1= N _ w oil - I` 0 Z 0 0 o 0 0 li cn - }J L m rn rn � 0 G Q -5 Z w w CO O T- a_ w ma Z 1 Q m w � L C � LL0 0 0 v REVISIONS DESCRIPTION DATE 0 0 0 0 0 0 0 0 0 EXTERIOR ELEVATIONS AIN JOB NO. 2015.10197 DATE 2019-04-08 SCALE 1/8" = 1'-0" THIS DOCUMENT CONTAINS INFORMATION PROPRIETARY TO MVE A PARTNERS INC. AND IS FURNISHED IN CONFIDENCE FOR THE LIMITED PURPOSE OF EVALUATION, BIDDING OR REVIEW. THIS DOCUMENT OR ITS CONTENTS MAY NOT BE USED FOR ANY OTHER PURPOSE AND MAY NOT BE REPRODUCED OR DISCLOSED TO OTHERS WITHOUT THE PRIOR WRITTEN CONSENT OF MVE & I -PARTNERS -INC -4L1 -RIGHTS RESERVED, 0 COPYRIGHT 2015. + P A R T N E R S 1900 Main Street, Suite 800 Ead Irvine, California 92614 949.809.3388 www.mve-architects.com 0 o � N Q ■� U N }+ m N Z � 0 0 r N li M cn r `�' } 0 L o rn � G > rn O Q LU 0 Z m 0 T- a_ LU L Z Q w O m 0 LL 0 0 v + P A R T N E R S 1900 Main Street, Suite 800 Ead Irvine, California 92614 949.809.3388 www.mve-architects.com + P A R T N E R S 1900 Main Street, Suite 800 Ead Irvine, California 92614 949.809.3388 www.mve--architects.com C) m N Q ■� U N }A r1 m N Z � 0 CD 0 N -N N li W U) rj _ co It ,MJ O � O r > > 0 LU ids ` Z 5 m 0 V a w L Z� w O m 0 0 LL 0 0 v + P A R T N E R S 1900 Main Street, Suite 800 Ead Irvine, California 92614 949.809.3388 www.mve--architects.com CD Co Co N NO. 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' P _� - � " 7c� J 14 �� l • ' � - '��� �r ` ��"Y. ref t d�i-L's��s--_�r �q,l' '• ` _ �f 1. -•�..:- �,f - '//� I /^• -s�� OAK - AA ol � � I • i91I - ' f / l J �-! •� �r Wr r • 4t�/ A � f 1 , i y ` �►Jr 1 4 t t P f + P A R T N E R S 1900 Main Street, Suite 800 Irvine, California 92614 949.809.3388 www.mve-architects.com m> 0 c N Q co ■� U �T }+ a CO N I-- 0 0 Z o CO C) r N r N M W — _( Z rn G m O Q LU Z 0 0 T- a_ W Z Q W O C) LO L O O + P A R T N E R S 1900 Main Street, Suite 800 Irvine, California 92614 949.809.3388 www.mve-architects.com m> Planning Commission—April 18, 2019 Item No. 4d Additional Materials Received After Deadline Ford Road Residential (PA2017-228) From: Zdeba. Beniamin To: Lee, Amanda Subject: FW: Ford Rd Development Date: Tuesday, April 23, 2019 3:13:34 PM Attachments: imaae003 ona Hi Amanda, Please see below, which was received close to the study session start time and after the distribution cutoff. Thanks for your help! Ben Z. BENJAMIN M. ZDEBA, AICP Community Development Department Associate Planner bzdeba(a)newoortbeachca.00v 949-644-3253 From: Keith Frankel <Keith.Frankel @Tri PointeHomes.com> Sent: Thursday, April 18, 2019 3:59 PM To: Zdeba, Benjamin <bzdeba@newportbeachca.gov> Cc: Paul Casey <pcasey@zelman.com>; Ryan Chase <ryanlylechase@gmail.com>; Chris Edmonds <christopher.edmonds@calbt.com>; newportnylee@gmail.com; Polly Verfaillie <phackathorn @ hotmail.com> Subject: Ford Rd Development Hi Ben I want to voice my initial concerns related to tonight's Ford Rd discussions. Although the project looks attractive, here are the concerns I have as a neighbor: 1. Traffic: Increased traffic along Ford (and potential speeding) at the edge of a very child centric neighborhood. (can be mitigated through stop signs or speed bumps). Since the inception of Pickle Ball, we get way more speeders heading towards the pickle ball courts. Given the family centric Port Streets neighborhood, this is a super sensitive topic. 2. Parking: I'm concerned that Residents and Guests will find away to use an already busy Parking Lot at the Bonita Canyon Sports Park as overflow parking. During sporting events, this parking lot generally gets pretty full. 3. Parks: increased park use: We can anticipate more park traffic, specifically more pickle ball use. Can you share if the city has plans for additional park uses. I'd like to be made aware of any park adjustments. Planning Commission—April 18, 2019 Item No. 4d Additional Materials Received After Deadline Ford Road Residential (PA2017-228) 4. Environmental / Nature: With the development, we can expect the elimination of some very nice Eucalyptus trees that align Bonita Canyon and act as a buffer to the Port Streets neighborhood. How will the city counter the tree reduction. Hopefully the planning commission requires a nice tree buffer on all sides of the condo complex. 6. Schools: Will these owners have access to Anderson School that is already impacted? This is more of a school district issue. KEITH FRANKEL TRI Pointe Homes, Inc. 5 Peters Canyon Road, Suite 100, Irvine, CA 92606 Pointe P. 949.478.8665 c. 949.500.9548 f. 949.478.8601 rl o M € s Keith.FrankelgDTRIPOIntehomeS.com Visit us on: In This email may contain confidential and privileged material for the sole use of the intended recipient(s). Any review, use, distribution or disclosure by others is strictly prohibited. If you have received this communication in error, please notify the sender immediately by email and delete the message and any file attachments from your computer.