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HomeMy WebLinkAbout6.0_Atria Senior Living Newport Beach_PA2017-212Of��WPOR 6 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT a = March 8, 2018 Agenda Item No. 6 SUBJECT: Atria Senior Living Newport Beach (PA2017-212) • Lot Merger No. LM2017-006 • Major Site Development Review No. SD2017-007 • Minor Use Permit No. UP2017-029 • Staff Approval No. SA2018-004 SITE LOCATION: 393 Hospital Road and 4000 Hilaria Way APPLICANT: Matthew Winsryg of Atria Senior Living OWNER: Newport Beach Propco, LP PLANNER: Benjamin M. Zdeba, AICP, Associate Planner 949-644-3253, bzdeba@newportbeachca.gov PROJECT SUMMARY The Applicant proposes the redevelopment of an existing senior convalescent and congregate care facility (i.e., memory care and assisted living) on an approxiamtely 3.7 -acre site. Currently there are three parcels with two separate buildings totaling 96,039 square feet in gross floor area and 340 beds. The proposed redevelopment will merge the three underlying legal parcels to create a single building site. The southerly building will be demolished and the northerly building will be modified to create a combined 119,543 -square -foot facility with 195 beds. Also included in the design are ancillary spaces such as a common kitchen and dining area, as well as shared amenities such as a fitness room, yoga room, theater, salon, and bistro. All required parking will be provided on-site. The proposed design complies with all Zoning Code development standards and no deviations are requested. The Applicant requests an establishment of grade since portions of the building site have been altered and are not representative of the prevailing grades across the site. If approved, this action would supersede Use Permit No. UP1285, Use Permit No. UP1396, and Modification Permit No. MD3054. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15315 (Minor Land Divisions) and Section 15332 (Infill Development) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Resolution No. approving Lot Merger No. LM2017-006, Major Site Development Review No. SD2017-007, Minor Use Permit No. UP2017-029, and Staff Approval No. SA2018-004 (Attachment No. PC 1). M Atria Senior Living Newport Beach Planning Commission, March 8, 2018 Page 3 LOCATION GENERAL PLAN ZONING CURRENT USE nvalescenttcongregate care ON-SITE Private Institutions (PI) Private Institutions (PI) facility rTerrace Senior Living) Convalescent facility NORTH PI PI Flashi Healthcare Center SOUTH (across Hoag Hospital Hosp Hospital Hospital Road) PI PlannedCounity mm (Hoag Hospitao PC -03 EAST (across General Commercial Office General (OG) Various nonresidential uses Newport Boulevard Office CO -G Medical Commercial Office Medical (OM) Offices, medical WEST Office (CO -M) and and Multi -Unit (Newport Lido Medical Center) Multiple -Unit Residential RM Residential (RM) Multi -unit residential 3 V� QP �. Atria Senior Living Newport Beach Planning Commission, March 8, 2018 Page 4 INTRODUCTION Project Setting The approximately 3.7 -acre project site is comprised of three underlying legal parcels situated at the northwestern corner of Hospital Road and Newport Boulevard (State Route 55). It is currently developed with a 340 -bed convalescent and congregate care facility. The facility is composed of two separate buildings; a 51,445 -square -foot, single -story building on the southern portion and a 44,153 -square -foot, two-story building with a basement level on the northern portion. A lot line, 20 -foot -wide storm drain easement, and City storm drain separate the two buildings. The northern building is constructed over the two remaining underlying lots. Perimeter landscaping and walls surround the site with access provided by way of driveways on Hospital Road, Patrice Road, and Hilaria Way. Parking is available at each access point with 60 parking spaces within surface lots and 57 parking spaces within a subterranean garage for a total of 117 on-site parking spaces to serve the current facility. The site has a sharp downward slope on the eastern edge along Newport Boulevard with a gradual downward cross -slope from north to south. To the west is the Newport Lido Medical Center and a multi -family residential community. To the north is the Flagship Healthcare Center and the Hoag Health Center. To the south across Hospital Road is the Hoag Hospital campus and to the east across Newport Boulevard are various nonresidential uses. Background On July 20, 1967, the Planning Commission approved Use Permit No. UP1285 to allow the construction of a 200 -bed convalescent facility at 393 Hospital Road. In 1982, the Use Permit was amended to decrease the bed count to 170 and the parking requirement was also reduced. The building was constructed in 1968, and commenced operation as Newport Villa West. On October 3, 1968, the Planning Commission approved Use Permit No. UP1396 to allow the construction of a 170 -bed congregate care home at 4000 Hilaria Way. The building was constructed in 1970, and commenced operation as Newport Villa. On May 5, 1985, the Modifications Committee granted Modification Permit No. MD3054 to allow compact parking spaces at Newport Villa. The properties sold in 2017 and Atria Senior Living took over both facilities. The new operator plans to re -invest in the site and several areas for improvement have been identified to better serve the people they serve. S Atria Senior Living Newport Beach Planning Commission, March 8, 2018 Page 5 Project Description The Applicant proposes to demolish the existing southern building and replace it with a 74,756 -square -foot, two-story building over a partial basement level. The northern building will be substantially remodeled with a new connection provided between the south and north wings to create one continuous building. The total gross floor area for the structure will be 119,543 square feet, which is a net increase of 23,311 square feet over the existing development. The newly constructed south wing will have flat roofs and be up to 32 feet in height. Mechanical equipment will be on the roof and be behind screening elements that will be up to 37 feet. The exterior of the facility will include balconies and varying wall planes to provide building modulation on the street -facing fagades. The majority of the proposed replacement structure will maintain a similar footprint to the existing building to be demolished. Additionally, a larger setback to Newport Boulevard will be provided that will reduce the mass from the street and allow for additional landscaping. The majority of the existing building is set back approximately 20 feet from the Newport Boulevard and the proposed building will be set back approximately 60 feet (See Sheet Al — Site Plan in Attachment No. PC 5). The facility will continue to operate as a twenty-four hour, assisted living and memory care facility (i.e., congregate care and convalescent facility) and will be licensed by the State Department of Social Services (DSS). To better serve its residents, the project includes a reduction of beds from 340 to 195 with increased room sizes and improved amenities. As proposed, there will be 152 assisted living beds (49 "studios," 71 single bed rooms, and 7 two bed rooms) and 43 memory care beds (41 single bed rooms and 1 two bed room). Each wing of the building will have its own support spaces, such as laundry, kitchen, and dining areas; however, the continuous building will allow the opportunity to share an expanded array of other common amenities, such as a theater, fitness room, yoga studio, activity room, salon, bistro, and library. Visiting hours would be limited to between 7 a.m. and 11 p.m., seven days a week. No special events will be held at the facility. Currently, the facility operates with 39 employees between 7 a.m. and 11 p.m. The upgraded facility will operate with a maximum of 53 employees between 7 a.m. and 11 p.m. The employees will serve residents by providing personal care, medication management, dining, activities, housekeeping, maintenance, transportation, and management services. Personal care and medication management services are provided twenty-four hours per day. On-site parking is provided for employees, visitors, and deliveries with adequate circulation and turn -around areas based upon staff's review of the proposed plans. The renovated building will be a modern design with an updated appearance that includes stucco in various beige tones, weathered wood accents, and anodized bronze trim elements for windows and doors. The entire site will be upgraded with nearly 42,000 square feet of landscaping and the surface parking lot areas will be reconfigured and upgraded to comply with current accessibility and dimensional requirements. NI Atria Senior Living Newport Beach Planning Commission, March 8, 2018 Page 6 A total of 89 on-site parking spaces will be provided to serve the facility. There are 22 surface parking spaces available adjacent to the southerly wing and four surface parking spaces available adjacent to the northerly wing. The subterranean parking structure beneath the northerly wing will contain 63 parking spaces. Although not required, there is a 1968 off-site parking agreement, which already exists with the adjacent Newport Lido Medical Center property for 17 parking spaces bringing the total available parking for the proposed project to 106 parking spaces. The proposed design exceeds the Zoning Code required parking ratio of one parking space for every three beds (i.e., 195 beds / 3 = a minimum of 65 parking spaces) with a surplus of 24 parking spaces provided on-site. The Applicant's complete project description and justification are included as Attachment No. PC 2. Project implementation requires approval of the following: • A lot merger to merge three underlying legal parcels into a single development site. • A major site development review to allow the reconstruction of the southerly building and its related additions. • A minor use permit to allow the operation of a convalescent and congregate care facility in the PI District. • A staff approval to establish the grade from which height is measured, as the site has been substantially altered over time. If approved, this action would supersede previously approved entitlements for development and use of the existing site (Use Permit No. UP1285, Use Permit No. UP1396, and Modification Permit No. MD3054). Analysis Consistency with the General Plan The project site has a land use designation Private Institutions (PI), which is intended to provide for privately owned facilities that serve the public, including places for religious assembly, private schools, health care, cultural institutions, museums, yacht clubs, congregate homes, and comparable facilities. The Project will improve an existing use as a convalescent and congregate care facility, which is clearly consistent with the PI designation, as described in the General Plan Land Use Element. Furthermore, the project complies with the maximum floor area ratio (FAR) allowance of 0.75. The Land Use Element contains two policies that relate to this type of project: 7 Atria Senior Living Newport Beach Planning Commission, March 8, 2018 Page 7 Land Use Element Policy LU6.1.2 (Siting of New Development) Allow for the development of new public and institutional facilities within the City provided that the use and facilities are compatible with adjoining land uses, environmentally suitable, and can be supported by transportation and utility infrastructure. The project will improve an existing use that has not proven detrimental since it commenced operation in the late 1960s and early 1970s. Surrounding land uses include medical offices, convalescent facilities, multi -family residential and Hoag Hospital. The new construction will comply with all requirements. Although the project includes an increase in floor area, the amount of beds will be reduced and additional amenities for its clients will be provided. As a result, the intensity of use is being reduced from the current state. Land Use Element Policy LU6.1.3 (Architecture and Planning that Complements Adjoining Uses) Ensure that the City's public buildings, sites, and infrastructure are designed to be compatible in scale, mass, character, and architecture with the district or neighborhood in which they are located, following the design and development policies for private uses specified by this Plan. Design impacts on adjoining uses shall be carefully considered in development addressing such issues as lighting spillover, noise, hours of operation, parking, local traffic impacts, and privacy. The project is located adjacent to the Hoag Hospital and its upper campus, as well as the Newport Lido Medical Center, which are institutional uses. It is also near an existing residential community; however, the design maintains a setback of at least 35 feet to the nearest residentially zoned property. The majority of the redeveloped southerly building will also be set back approximately 60 feet from the property line abutting the Newport Boulevard right-of-way. The project is improving an existing facility with construction that will comply with all current regulatory requirements while reducing the overall bed count, such that any potential impacts should be minimized. A lighting plan has not been finalized. Conditions of Approval Nos. 26 and 27 are included in the draft Resolution to help mitigate potential impacts on adjoining properties related to lighting spillover. Outdoor living areas adjacent to the residential neighborhood are minimized, which will help provide privacy for occupants of the facility, as well as for the nearby residents. The larger courtyard areas are internal and are buffered by the first and second floors of the building, which will help to provide sound attenuation. Conditions of Approval Nos. 7 and 8 limit allowable hours for routine deliveries and trash pick-up, as well as visitors to the facility, which will help to ensure the hours are compatible with the adjoining neighborhood. All required parking is provided on-site, as discussed in the description above. Should there be a problem with parking in the future; Condition of Approval No. 6 is included in the draft Resolution to ensure appropriate review. The average number of daily trips to this type of facility is determined by the number of beds. Inasmuch as the 0 Atria Senior Living Newport Beach Planning Commission, March 8, 2018 Page 8 existing 340 beds are being reduced to 195 beds as part of the project, there is a calculated reduction of average daily trips to the site and thus, no foreseeable local traffic impact. Consistency with the Subdivision Code (NEMC Title 19) The proposed Lot Merger is consistent with the purpose and intent of NBMC Title 19 (Subdivisions), which are both identified in NBMC Subsection 19.04.020 (Purpose and Applicability). The Lot Merger will ensure all development is contained within the property and there is no construction crossing property lines. Lot Merger Findings and Waiver of Parcel Map Requirement The project site consists of three underlying parcels under common ownership and requires a lot merger and a waiver of a parcel map pursuant to NBMC Section 19.68.030 (Lot Mergers). The proposed development of the site is consistent with Zoning Code standards including, but not limited to, parking and height limitations. There are no minimum lot dimensions or sizes identified within Table 2-15 (Development Standards for Private Institutional Zoning District) within NBMC Chapter 20.26 (Special Purpose Zoning Districts). The proposed Lot Merger will not change the size of the overall development site. It will unify all underlying parcels into a single development site, which will prevent any construction from crossing property lines consistent with the spirit and intent of Title 19. Legal access will remain from Hospital Road, Patrice Road, and Hilaria Way with no change to the overall shape or exterior lots lines of the property. Pursuant to NBMC Subsection 19.08.030(A)(3) (Waiver of Parcel Map Requirement), the Planning Commission may waive the requirement of a parcel map for mergers resulting in the net elimination of no more than three parcels. In this case, the lot merger would result in two parcels being eliminated. The lot merger exhibits found in Attachment No. PC 4 have been reviewed by Public Works and the proposed merger meets the requirements of Title 19 (Subdivisions). Findings for approval are provided in the Draft Resolution found in Attachment No. PC 1. Consistency with the Zoning Code (NEMC Title 20) The project site is located within the Private Institutions (PI) Zoning District, which allows for congregate care homes and convalescent facilities subject to the approval of a minor use permit. NBMC Chapter 20.70 (Definitions) defines convalescent facilities as establishments that provide care on a 24-hour basis for persons requiring regular medical attention. In this case, the convalescent facility is in the form of a 43 -bed memory care facility for Alzheimer and dementia patients. Congregate care is defined as housing built specifically for the elderly that provides services, such as an on-site meal program, housekeeping, laundry, social activities, and transportation. In this case, there will be 152 beds for congregate care with various shared amenities and services provided. 0 Atria Senior Living Newport Beach Planning Commission, March 8, 2018 Page 9 Minor Use Permit Findings In accordance with NBMC Section 20.52.020 (Conditional Use Permits and Minor Use Permits), the Planning Commission must make the following findings for approval of a use permit: 1. The use is consistent with the General Plan and any applicable specific plan; 2. The use is allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning Code and the Municipal Code; 3. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity; 4. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities; and 5. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Staff believes sufficient facts exist in support of each finding. The General Plan Land Use Element and zoning designations of the project site allow for the proposed use. The proposed building complies with the development standards of the Zoning Code and no deviations are requested. The project site is located adjacent to a multi -family residential community. Although there is no required setback, the project has been designed such that the existing setback of at least 35 feet will be maintained adjacent to the residential uses. Parking areas developed with landscaping and screen walls are located within the setback area. The project site provides the required parking and circulation including turn -around areas for deliveries which has been reviewed by the City Traffic Engineer. The site will have adequate utilities from existing and proposed services to the site. Conditions of Approval Nos. 26 and 27 are included in the Resolution for approval to ensure that lighting of the facility will not create excessive glare and light spillage onto the adjacent neighbors. Conditions of Approval Nos. 7 and 8 are included limiting delivery, visiting, and commercial trash pick-up hours to minimize vehicular traffic and noise the evening and early morning hours. 10 Atria Senior Living Newport Beach Planning Commission, March 8, 2018 Page 10 A structure of similar size, scale, and use has existed at this location since the late 1960s and early 1970s. The proposed project will improve the site with construction that complies with all current requirements and will reduce the overall amount of beds. Temporary construction impacts will be mitigated through best available control measures (BACMs). Approval of the proposed project would provide an opportunity for the property owner to upgrade an existing use to provide higher value to its users while continuing to provide a needed service for an aging population. Major Site Development Review Findings Due to the proposed reconstruction and additions to the existing nonresidential buildings, a major site development review is required per NBMC Section 20.52.080 (Site Development Reviews). In accordance with Section 20.52.080(F), the Planning Commission may approve or conditionally approve a site development review application, only after first finding that the proposed development is: 1. Allowed within the subject zoning district; 2. In compliance with all of the applicable criteria identified in 20.52.080(C)(2)(c) below: Compliance with this section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure ii. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether the relationship is based on standards of good design; iii. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas, iv. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; V. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and vi. The protection of significant views from public rights) -of -way and compliance with Section 20.30. 100 (Public View Protection). 11 Atria Senior Living Newport Beach Planning Commission, March 8, 2018 Page 11 3. Not detrimental to the harmonious and orderly growth of the City, nor endangers, jeopardizes, or otherwise constitutes a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. As discussed in Consistency with General Plan, Subdivision Code, and Zoning Code sections above, the proposed project complies with all applicable policies of the General Plan and NBMC requirements. The proposed structure and use will comply with all current Building and Fire Codes. The facility is required to be licensed by the Department of Social Services (DSS) and meet all the requirements to obtain and maintain this license. The proposed structure will maintain a similar footprint to that of the existing buildings, but will increase the setback for most of the building along the Newport Boulevard frontage, as discussed in the "Project Description" section above. The total gross floor area will be 119,543 square feet, which is compliant with the maximum floor area ratio (FAR) of 0.75 allowed (i.e., 119,637 square feet). The project includes approximately 42,000 square feet of landscape area, which has been designed to meet NBMC requirements with respect to water efficiency. Although a photometric survey has not been provided, lighting of the building is conditioned to meet the requirements of the Zoning Code to mitigate impacts to neighboring properties. The proposed structure complies with the maximum height of 32 feet for a flat roof and 37 feet for a sloped roof. All mechanical equipment on the rooftop will be screened in compliance with NBMC Subsection 20.30.020 (Buffering and Screening). Although there are no required setbacks identified in the development standards for the PI District, the Project is designed such that the buildings are set back a minimum of approximately 35 feet from the adjacent residential properties and the majority of the new southerly wing is at least 60 feet back from the Newport Boulevard property line. The setback area will be improved with parking areas, landscaping, and site walls to help buffer the site. There is a substantial landscaped right-of-way area between the property line and the curb and gutterfor Newport Boulevard. The Applicant has provided photographic visual simulations of the proposed project and they are attached (Attachment No. PC 3). The project site does not have the potential to obstruct public views from public view points and corridors, as identified on General Plan Figure NR 3 (Coastal Views), to the Pacific Ocean, Newport Bay and Harbor, offshore islands, the Old Channel of the Santa River (the Oxbow Loop), Newport Pier, Balboa Pier, designated landmark and historic structures, parks, coastal and inland bluffs, canyons, mountains, wetlands, and permanent passive open space. The proposed project is not located near any public view points and there are no designated public views through or across the site. 12 Atria Senior Living Newport Beach Planning Commission, March 8, 2018 Page 12 Establishment of Grade In accordance with NBMC Subsection 20.30.050(C), the Director may establish an appropriate grade for the purpose of measuring height when the existing grade has been previously altered to the degree that the existing grade is not representative of the prevailing grades of the general area. Pursuant to NBMC Section 20.50.030 (Multiple Permit Applications), the highest review authority shall process multiple applications concurrently. When reviewing a grade establishment request, the review authority must consider the following findings: 1. The existing grade on the subject lot has been previously altered (e.g., contains retaining structures, property line walls, planters, or excavation/fill), or other conditions are present to the degree that the existing grade is not representative of the prevailing grades on adjoining lots and/or the general area and, therefore, is not appropriate for the purpose of establishing the grade of the subject lot, and 2. The grade is reasonable and comparable with the grades of adjoining lots and will not be detrimental or injurious to property and improvements on adjoining lots. The property was significantly altered in 1968, with construction of the southerly building and in 1970, with construction of the northerly building. Several retaining structures and grading improvements have been in place since this time. An easement area containing a City storm drain bisects the northerly and southerly buildings, which was created by removing soils and infilling soils to create a gravitational flow carrying storm waters in the underground pipe. This grading artificially lowered the grade in the middle of the project site and artificially lowers the grade plane when using the standard methodology to determine grade. The property slopes gradually upward from Hospital Road to the north, away from the Pacific Ocean and sharply upward from Newport Boulevard; however, the majority of the existing grade is flat and lower than the adjacent residential and commercial properties to the west. The finished floor elevation of the proposed structure is 77.34 feet North American Vertical Datum of 1988 (NAVD88), which is comparable to the existing building's finish floor elevation of 77.38 feet (NAVD88). Without this grade establishment, the grade at the northeastern corner of the southern building would be approximately 50.50 feet (NAVD88). In this case, the Applicant is requesting an established grade of 77.34 feet (NAVD88) for measuring height on the entire project site. The affected area is approximately 2,500 square feet of the overall roof area of approximately 40,000 square feet for southern building or approximately 6.25 percent. The existing northerly building will comply with the maximum height limitation from the requested grade also, but the proposed remodel is not affected by the storm drain area. The requested established grade is reasonable because it will be generally lower than the adjacent properties and will allow for redevelopment of the site with an improved structure using a flat uniform grade plan. Project design includes a greater setback to i3 Atria Senior Living Newport Beach Planning Commission, March 8, 2018 Page 13 Newport Boulevard than the existing building, of which the majority is only setback approximately 20 feet; therefore, the massing will be buffered from the Newport Boulevard frontage while maintaining a comparable finish floor to the existing condition. Opposite Newport Boulevard, the Patrice Road street -end has an average top of curb (TC) height of approximately 83.57 feet (NAVD88) and further north, the Hilaria Road street -end has an average TC of 84.17 feet (NAVD88). Accordingly, the proposed development will be measured from a grade lower than the adjacent residential streets. Measuring height from the existing grade, specifically the on-site drainage areas adjacent to the City storm drain and easement would not be appropriate due to the artificially created drainage condition. Figure 1 on the following page graphically depicts the storm drain easement area, as well as the portion of the building that is affected when using the methodology outlined in NBMC Section 20.30.050 (Establishment of Grade). IIIIII ................. Storm Drain Easement �_ �.�.�•��`•�•�•�•�•�•�•�•�•�•�•�• � 1•�. ••, I .Oi••❖:i••••O:i�i��ii�i'i!�•�i ���i��i�i�iK'a•a � - •J Oi•�� �II 'i Roof Area ! Existing Building Figure 1: Grade plane exhibit showing storm drain easement area. Summary Staff believes the findings to approve the Lot Merger, Major Site Development Review, Minor Use Permit, and Staff Approval can all be made. As proposed, the rebuilt convalescent and congregate care facility will not significantly impact public views, will not increase the intensity of use since the number of beds will be reduced and will not be In Atria Senior Living Newport Beach Planning Commission, March 8, 2018 Page 14 detrimental to City or surrounding area. Allowing renovation and improvements to the facility should help to ensure adequate accommodations are available to the City's aging population and is in furtherance of the policies set forth in the General Plan Land Use Element. Alternatives The Planning Commission may suggest specific project modifications or operational changes that are necessary to alleviate concerns. If the changes are substantial, the item should be continued to a future meeting to allow redesign of the project; or 2. If the Planning Commission believes that there are insufficient facts to support the findings for approval, the Planning Commission should deny the application request (Attachment No. PC 5). Environmental Review This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15315 under Class 15 (Minor Land Divisions) and Section 15332 under Class 32 (Infill Development) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. The project includes a lot merger, which will remove underlying interior lot lines between three legal parcels to create a single building site. The average slope of the Property is approximately between six and eight percent. The Class 15 exemption includes the division of property in urbanized areas zoned for residential, commercial, or industrial use into four or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels to local standards are available, the parcel was not involved in a division of a larger parcel within the previous two years, and the parcel does not have an average slope greater than 20 percent. The Class 32 exemption includes projects characterized as in -fill development meeting the following conditions: a. The Project consistent with the applicable general plan designation and all applicable general plan policies, as well as with applicable zoning designation and regulations; The Property is designated Private Institutions (PI) in the General Plan Land Use Element and is located within the Private Institutions (PI) Zoning District. The proposed use is permitted with the approval of a minor use permit, which is included in the Project application. The proposed design complies with all 15 Atria Senior Living Newport Beach Planning Commission, March 8, 2018 Page 15 Zoning Code development standards and no deviations are requested. A similar use has operated at this site since the 1960s. b. The proposed development occurs within city limits on a Project site of no more than five acres substantially surrounded by urban uses; The Project is proposed within city limits on a site that is approximately 3.7 acres in area and surrounded by existing residential, commercial, and institutional development. c. The Project site has no value as habitat for endangered, rare or threatened species; The site is currently developed with buildings, paving, and landscaped areas. There is no natural habitat on or adjacent to the Project site. d. Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and Traffic and Air Quality. The Project improves an existing use while reducing the amount of beds from 340 to 195, which is a net reduction of 145 beds; thus, there will be no significant impacts due to traffic. The Applicant expects construction to take approximately 9 to 12 months for the southern building and 6 to 7 months for the northern building with some overlap. All construction of the Project will be conditioned to comply with the regional Air Quality Management Plan established by the Southern California Air Quality Management District to ensure that construction Noise: The Project is conditioned to meet the Newport Beach Municipal Code (NBMC) noise regulations and will not result in any significant effects related to noise. Water Quality: The Applicant has prepared a Water Quality Management Plan (WQMP) and will be required to comply with all Newport Beach Municipal Code (NBMC) requirements related to water quality. e. The site can be adequately served by all required utilities and public services. The Project site is developed with an existing similar use. The reduction in beds and improved design will likely have a net decrease in the use of utilities and 10 Atria Senior Living Newport Beach Planning Commission, March 8, 2018 Page 16 public services. The City currently services the site with water and sewer via mains that run through an easement on the adjacent property to the west. The Gas Company and Southern California Edison will continue to service the site through existing connections. Fire and police protection facilities and services are located off 32nd Street on the Balboa Peninsula and Santa Barbara Drive in Newport Center. Therefore, the site can be adequately served by all required utilities and public services. Public Notice Notice of this hearing 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, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: X�— in deba, AICP Associate lanner ATTACHMEN Submitted by: jkko��� Jim Campbell Deputy Community Development Director PC 1 Draft Resolution for Approval PC 2 Applicant's Project Description and Justification PC 3 Photographic Visual Simulations PC 4 Lot Merger Exhibits PC 5 Project Plans PC 6 Draft Resolution for Denial 17 12 Attachment No. PC 1 Draft Resolution for Approval 19 20 RESOLUTION NO. PC2018-009 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA APPROVING LOT MERGER NO. LM2017-006, MAJOR SITE DEVELOPMENT REVIEW NO. SD2017-007, MINOR USE PERMIT NO. UP20117- 029, AND STAFF APPROVAL NO. SA2008-004 FOR THE REDEVELOPMENT OF AN EXISTING SENIOR CONVALESCENT AND CONGREGATE CARE FACILITY LOCATED AT 393 HOSPITAL ROAD AND 4000 HILARIA WAY (PA2017-212) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: 614"115004EIIIIIIIIIIIrG\riLTA :1.rr• MWITS]1601 Matthew Winsryg of Atria Senior Living ("Applicant") filed an application with respect to property located at 393 Hospital Road and 4000 Hilaria Way, legally described as a portion of Lot 169 in Block 2 of Irvine's Subdivision and Lots 6 and 7 of Tract No. 5854, respectively ("Property"), requesting approval of a lot merger, major site development review, and minor use permit. The Applicant proposes the redevelopment of an existing senior convalescent and congregate care facility (i.e., memory care and assisted living) on an approximately 3.7 - acre site ("Project") in the City of Newport Beach ("City"). Currently there are three parcels with two separate buildings totaling 96,039 square feet in gross floor area and 340 beds. The proposed redevelopment will merge all parcels to create a single building site. The southerly building will be demolished and the northerly building will be modified to create a combined 119,543 -square -foot facility with 195 beds. Also included in the design are ancillary spaces such as a common kitchen and dining area, as well as shared amenities such as a fitness room, yoga room, theater, salon, and bistro. All required parking will be provided on-site. All required parking will be provided on-site. The proposed design complies with all Zoning Code development standards and no deviations are requested. The Applicant requests an establishment of grade since portions of the building site have been altered and are not representative of the prevailing grades across the site. 3. The subject property is designated Private Institutions (PI) by the General Plan Land Use Element and is located within the Private Institutions (PI) Zoning District. 4. The Property is not located within the coastal zone. 5. A public hearing was held on March 8, 2018, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code ("NBMC"). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. 21 Planning Commission Resolution No. PC2018-009 Paqe 2 of 22 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. The Project is exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15315 under Class 15 (Minor Land Divisions) and Section 15332 under Class 32 (In -Fill Development Projects) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. 2. The Class 15 exemption includes the division of property in urbanized areas zoned for residential, commercial, or industrial use into four or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels to local standards are available, the parcel was not involved in a division of a larger parcel within the previous two years, and the parcel does not have an average slope greater than 20 percent. The Project includes a lot merger, which will remove underlying interior lot lines between three legal parcels to create a single building site. The average slope of the Property is approximately between six and eight percent. 3. The Class 32 exemption pertains to in -fill development when the following conditions are met: a. The Project is consistent with the applicable general plan designation and all applicable general plan policies, as well as with applicable zoning designation and regulations; The Property is designated Private Institutions (PI) in the General Plan Land Use Element and is located within the Private Institutions (PI) Zoning District. The proposed use is permitted with the approval of a minor use permit and lot merger, which are included in the Project application. The proposed design complies with all Zoning Code development standards and no deviations are requested. A similar use has operated at this site since the 1960s. b. The proposed development occurs within City limits on a Project site of no more than five acres substantially surrounded by urban uses; The Project is proposed within city limits on a site that is approximately 3.7 acres in area and surrounded by existing residential, commercial, and institutional development. c. The Project site has no value as habitat for endangered, rare or threatened species; The site is currently developed with buildings, paving, and landscaped areas. There is no natural habitat on or adjacent to the Project site. d. Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and 12-21-17 22 Planning Commission Resolution No. PC2018-009 Paqe 3 of 22 Traffic and Air Quality: The Project improves an existing use while reducing the amount of beds from 340 to 195, which is a net reduction of 145 beds; thus, there will be no significant impacts due to traffic. The Applicant expects construction to take approximately 9 to 12 months for the southern building and 6 to 7 months for the northern building with some overlap. All construction of the Project is conditioned to comply with the regional Air Quality Management Plan established by the Southern California Air Quality Management District to ensure that construction Noise: The Project is conditioned to meet the NBMC noise regulations and will not result in any significant effects related to noise. Water Quality: The Applicant has prepared a Water Quality Management Plan (WQMP) and will be required to comply with all NBMC requirements related to water quality. e. The site can be adequately served by all required utilities and public services. The Project site is developed with an existing similar use. The reduction in beds and improved design will likely have a net decrease in the use of utilities and public services. The City currently services the site with water and sewer via mains that run through an easement on the adjacent property to the west. The Gas Company and Southern California Edison will continue to service the site through existing connections. Fire and police protection facilities and services are located off 32nd Street on the Balboa Peninsula and Santa Barbara Drive in Newport Center. Therefore, the site can be adequately served by all required utilities and public services. SECTION 3. REQUIRED FINDINGS. Lot Merger In accordance with NBMC Section 19.68.030 (Lot Mergers), the following findings and facts in support of such findings are set forth: Finding: A. Approval of the merger will not, under the circumstances of this particular case, be detrimental to the health, safety, peace, comfort and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City, and further that the proposed lot merger is consistent with the legislative intent of this title. 12-21-17 23 Planning Commission Resolution No. PC2018-009 Paqe 4 of 22 Facts in Support of Finding: 1. The Lot Merger will combine three existing parcels by removing interior lot lines between them and will not result in the creation of additional parcels. 2. The Project is in an area with an average slope of less than 20 percent. 3. The Lot Merger is consistent with the purpose and intent of NBMC Title 19 (Subdivisions), identified in NBMC Subsection 19.04.020 (Purpose and Applicability). The Lot Merger will ensure all development is contained within the Property and there is no construction crossing legal property lines. 4. The Project is subject to the Zoning Code development standards, which are intended to promote orderly development, protect neighborhood character, and preserve public health, safety, and general welfare of the City. Finding: B. The lots to be merged are under common fee ownership at the time of the merger. Fact in Support of Finding: The three parcels to be merged are under common fee ownership, as evidenced by the Title Report submitted with the application. Finding: C. The lots as merged will be consistent or will be more closely compatible with the applicable zoning regulations and will be consistent with other regulations relating to the subject property including, but not limited to, the General Plan and any applicable Coastal Plan or Specific Plan. Facts in Support of Finding: 1. The merged parcels will retain the PI General Plan Land Use and Zoning Code designations, which are consistent and compatible with the surrounding area. The PI desinations are intended to provide for areas appropriate for privately owned facilities that serve the public, including places for assembly/meeting facilities (e.g., religious assembly), congregate care homes, cultural institutions, health care facilities, marinas, museums, private schools, yacht clubs, and comparable facilities. 2. The Project complies with the maximum floor area ratio (FAR) of 0.75 allowed for properties within the PI designations. 3. The Property is not located within the coastal zone or in a specific plan area. 12-21-17 24 Planning Commission Resolution No. PC2018-009 Paqe 5 of 22 4. Table 2-15 (Development Standards for Private Institutional Zoning District) within NBMC Chapter 20.26 (Special Purpose Zoning Districts) does not have lot area or dimensional requirements for newly created parcels within the PI District. The Lot Merger will combine three underlying legal parcels into a single building site where exisitng development is located. The overall size of the property (approximately 3.7 acres) is not changing as a result of the Merger. 5. The three existing parcels divide the development with the exisitng northerly building constructed over a legal lot line. Merging the parcels would consolidate underlying parcels and create one building site (i.e., a new parcel) for redevelopment with the Project. Finding: D. Neither the lots as merged nor adjoining parcels will be deprived of legal access as a result of the merger. Fact in Support of Finding: Legal access is provided from Hospital Road, Patrice Road, and Hilaria Way, and will remain unchanged. The site does not currently provide access to any other properties. Thus, no adjoining parcels will be deprived of legal access as a result of the merger. Finding: E. The lots as merged will be consistent with the pattern of development nearby and will not result in a lot width, depth or orientation, or development site that is incompatible with nearby lots. In making this findings, the review authority may consider the following: Whether the development of the merged lots could significantly deviate from the pattern of development of adjacent and/or adjoining lots in a manner that would result in an unreasonable detriment to the use and enjoyment of other properties. ii. Whether the merged lots would be consistent with the character or general orientation of adjacent and/or adjoining lots. iii. Whether the merged lots would be conforming or in greater conformity with the minimum lot width and area standards for the zoning district. Facts in Support of Finding: Properties adjacent to Newport Boulevard consist of nonresidential lots of varying shapes and sizes. Although the proposed lot merger will create a larger lot, it will not create an excessively large lot in comparison to many of the existing nonresidential lots in the area. The Hoag Hospital site (1 Hoag Drive) is to the south with approximately 17.53 acres in area. To the north are the Flagship Health Care site (466 Flagship Road) with approximately 1.34 acres in area and the Hoag Health Care campus (500 Superior Avenue) with approximately 13.70 acres in area. To the west is the Newport Lido 12-21-17 2.5 Planning Commission Resolution No. PC2018-009 Paqe 6 of 22 Medical Center site (351 Hospital Road) with approximately 3.62 acres in area. There are also residentially zoned lots to the west, which are inherently smaller due to the typical pattern of development for residential neighborhoods. 2. Although the current configuration contains multiple parcels, the property is used as a single development site consisting of two buildings containing a 340 -bed convalescent and congregate care facility. The Project will redevelop the site into a single building that improves the efficiency of the use, as well as the aesthetics of the area. As a result, the proposed merger will not result in a negative visible change in character to the neighborhood and will continue to allow the property to be used for a private institutional use. The overall size of the property will remain the same. 3. Orientation and access to the parcel would remain from Hospital Road, Patrice Road, and Hilaria Way. Thus, the resulting lot configuration will not change the existing pattern of development in the area. 4. See Fact in Support of Finding C3 above. Waiver of Parcel Map In accordance with NBMC Section 19.08.030(A)(3) (Waiver of Parcel Map Requirement), the Planning Commission may approve a waiver of the parcel map requirement in cases where no more than three parcels are eliminated. The following finding and facts in support of such finding are set forth: Finding: F. The proposed division of land complies with requirements as to area, improvement and design, flood water drainage control, appropriate improved public roads and property access, sanitary disposal facilities, water supply availability, environmental protection, and other applicable requirements of this title, the Zoning Code, the General Plan, and any applicable Coastal Plan or Specific Plan. Facts in Support of Finding: Approval of the proposed Lot Merger would remove the existing interior lot lines and allow the property to be utilized as a single development site. The proposed lot would comply with all design standards and improvements required for new subdivisions by Title 19, the Zoning Code, and General Plan. 2. The Property is not located within the coastal zone or a specific plan area. 3. The proposed Lot Merger combines the properties into a single parcel of land and does not result in the elimination of more than three parcels. 4. The Property is accessible from Hospital Road, Patrice Road, and Hilaria Way and is served by all of the necessary public utilities. 12-21-17 20 Planning Commission Resolution No. PC2018-009 Paqe 7 of 22 Major Site Development Review In accordance with NBMC Subsection 20.52.080(F) (Findings and Decision), the following findings and facts in support of such findings are set forth: Finding: G. The proposed development is allowed within the subject zoning district. Fact in Support of Finding: The Property is located within the Private Institutions (PI) Zoning District, which allows for congregate care homes and convalescent facilities subject to the approval of a minor use permit. NBMC Chapter 20.70 (Definitions) defines convalescent facilities as establishments that provide care on a 24-hour basis for persons requiring regular medical attention. In this case, the convalescent facility is in the form of a 43 -bed memory care facility for Alzheimer and dementia patients. Congregate care is defined as housing built specifically for the elderly that provides services, such as an on-site meal program, housekeeping, laundry, social activities, and transportation. In this case, there will be 152 beds for congregate care with various shared amenities and services provided. The total number of beds between the two components will be 195 within 169 rooms. Finding: H. The proposed development is in compliance with all of the following applicable criteria: Compliance with this section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; ii. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether the relationship is based on standards of good design; iii. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; iv. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; v. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and vi. The protection of significant views from public right(s)-of-way and compliance with Section 20.30. 100 (Public View Protection). 12-21-17 27 Planning Commission Resolution No. PC2018-009 Paqe 8 of 22 Facts in Support of Finding: 1. The Private Institutions (PI) designation is intended to provide for privately owned facilities that serve the public, including places for religious assembly, private schools, health care, cultural institutions, museums, yacht clubs, congregate homes, and comparable facilities. The Project will improve an existing use as a convalescent and congregate care facility, which is directly in line with the spirit and intent, as stated in the General Plan Land Use Element. 2. Two General Plan Land Use Element Policies relate to this type of Project: a. Land Use Element Policy LU6.1.2 (Siting of New Development). Allow for the development of new public and institutional facilities within the City provided that the use and facilities are compatible with adjoining land uses, environmentally suitable, and can be supported by transportation and utility infrastructure. The Project will improve an existing use that has not proven detrimental since it commenced operation in the late 1960s and early 1970s. Surrounding land uses include medical offices, convalescent facilities, multi -family residential and Hoag Hospital. The new construction will comply with all requirements. Although the Project includes an increase in floor area, the amount of beds will be reduced and additional amenities for its clients will be provided. As a result, the intensity of use is being reduced from the current state. All existing streets and utilities are sufficient to support the Project. b. Land Use Element Policy LU6.1.3 (Architecture and Planning that Complements Adjoining Uses). Ensure that the City's public buildings, sites, and infrastructure are designed to be compatible in scale, mass, character, and architecture with the district or neighborhood in which they are located, following the design and development policies for private uses specified by this Plan. Design impacts on adjoining uses shall be carefully considered in development addressing such issues as lighting spillover, noise, hours of operation, parking, local traffic impacts, and privacy. The project is located adjacent to the Hoag Hospital and its upper campus, as well as the Newport Lido Medical Center, which are institutional uses. It is also near an existing residential community; however, the design maintains a setback of at least 35 feet to the nearest residentially zoned property. The majority of the redeveloped southerly building will also be set back approximately 60 feet from the property line abutting the Newport Boulevard right-of-way. The project is improving an existing facility with construction that will comply with all current regulatory requirements while reducing the overall bed count, such that any potential impacts should be minimized. A lighting plan has not been finalized. Conditions of Approval Nos. 26 and 27 help mitigate any potential impacts on adjoining properties related to lighting spillover. Outdoor living areas adjacent to the residential neighborhood are minimized, which will help provide privacy for occupants of the facility, as well as for the nearby residents. The larger courtyard 12-21-17 22 Planning Commission Resolution No. PC2018-009 Page 9 of 22 areas are internal and are buffered by the first and second floors of the building, which will help to provide sound attenuation. Conditions of Approval Nos. 7 and 8 limit allowable hours for routine deliveries and trash pick-up, as well as visitors to the facility, which will help to ensure the hours are compatible with the adjoining neighborhood. All required parking is provided on-site. If there are any issues with parking in the future; Condition of Approval No. 6 ensures appropriate review. The average number of daily trips to this type of facility is determined by the number of beds. Inasmuch as the existing 340 beds are being reduced to 195 beds as part of the project, there is a calculated reduction of average daily trips to the site and thus, no foreseeable local traffic impact. 3. The proposed structure will maintain a similar footprint to that of the existing buildings. The total gross floor area will be 119,543 square feet, which is compliant with the maximum floor area ratio (FAR) of 0.75 allowed (i.e., 119,637 square feet). The Project includes approximately 42,000 square feet of landscape area, which has been designed to meet NBMC Chapter 14.17 (Water -Efficient Landscape) requirements with respect to water efficiency. Although a photometric survey has not been provided, lighting of the building is conditioned to meet the requirements of the NBMC to mitigate impacts to neighboring properties. 4. The proposed structure complies with the maximum height of 32 feet for a flat roof and 37 feet for a sloped roof. All mechanical equipment on the rooftop will be screened in compliance with NBMC Subsection 20.30.020 (Buffering and Screening). 5. The proposed structure is required to comply with all Building and Fire Codes. The facility is required to obtain a license from the Department of Social Services (DSS) of the State of California for its operation. 6. The Project will create a modern and updated appearance with building materials and finishes that include stucco in varying beige tones, weathered wood accents, and anodized bronze trim for all windows and doors. 7. Site access, including the drive aisles, driveways, parking and loading spaces have all been reviewed by the Public Works Department for adequacy, efficiency, and safety. The Project design complies with the required parking ratio of one parking space for every three beds (i.e., 195 beds / 3 = a minimum of 65 parking spaces). 8. Although there are no required setbacks identified in the development standards for the Private Institutions (PI) District, the Project is designed such that the buildings are set back a minimum of approximately 35 feet from the adjacent residential properties. The setback area will be improved with parking areas, landscaping, and site walls to help buffer the site from adjacent residential offices uses, as well as the public right-of-way. 9. All facility operations including, but not limited to, visiting hours and delivery hours to the facility are limited by the conditions of approval to help mitigate potential impacts to the adjacent residential neighbors. 12-21-17 29 Planning Commission Resolution No. PC2018-009 Paqe 10 of 22 10.The Project site does not have the potential to obstruct public views from public view points and corridors, as identified on General Plan Figure NR 3 (Coastal Views), to the Pacific Ocean, Newport Bay and Harbor, offshore islands, the Old Channel of the Santa River (the Oxbow Loop), Newport Pier, Balboa Pier, designated landmark and historic structures, parks, coastal and inland bluffs, canyons, mountains, wetlands, and permanent passive open space. The Project is not located near any public view points and there are no designated public views through or across the site. Finding: 1. The proposed development is not detrimental to the harmonious and orderly growth of the City, nor will it endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of person residing or working in the neighborhood of the proposed development. Facts in Support of Finding: 1. A structure of similar size, scale, and use has existed at this location since the late 1960s and early 1970s. The Project will improve the site with construction that complies with all current requirements and will reduce the overall amount of beds. Temporary construction impacts will be mitigated through best available control measures (BACMs). 2. Conditions of approval are included to help ensure any potential impacts are limited, including, but not limited to: a. Conditions of Approval Nos. 26 and 27 require all outdoor lighting to meet the requirements of the Zoning Code, prohibiting light and glare spillage from the facility to the adjacent properties. b. Condition of Approval No.7 limits delivery and commercial trash pick-up hours to the facility to mitigate potential impacts to the adjacent neighbors. c. Condition of Approval No. 8 limits visiting hours to the facility to mitigate potential impacts to the adjacent neighbors. d. The noise from a convalescent and/or congregate care facility is typically low. Condition of Approval No. 29 helps to ensure that the use will comply with NBMC Chapter 10.26 (Community Noise Control). 3. The Project would improve an existing use and continue to provide a needed service for the aging population, which comprises almost 25 percent of the City's total population according to latest available American Community Survey (ACS) data. 4. See Fact in Support of Finding H(2) above. 12-21-17 so Planning Commission Resolution No. PC2018-009 Paqe 11 of 22 Grade Establishment In accordance with NBMC Subsection 20.30.050(C), the Director may establish an appropriate grade for the purpose of measuring height when the existing grade has been previously altered to the degree that the existing grade is not representative of the prevailing grades of the general area. Pursuant to NBMC Section 20.50.030 (Multiple Permit Applications), multiple applications for the same project shall be processed concurrently, and shall be reviewed by the highest review authority designated by the NBMC for any of the applications. In this case, the Planning Commission has determined the height of the buildings to be measured from 77.34 feet North American Vertical Datum of 1988 (NAVD88) based on the following findings and facts in support of those findings: Finding: J. The existing grade on the subject lot has been previously altered (e.g., contains retaining structures, property line walls, planters, or excavation/fill), or other conditions are present to the degree that the existing grade is not representative of the prevailing grades on adjoining lots and/or the general area and, therefore, is not appropriate for the purpose of establishing the grade of the subject lot. Facts in Support of Finding: 1. The property was significantly altered in 1968, with construction of the southerly building and in 1970, with construction of the northerly building. Several retaining structures and grading improvements have been in place since this time. An easement area containing a City storm drain bisects the northerly and southerly buildings, which was created by removing soils and infilling soils to create a gravitational flow carrying storm waters in the underground pipe. This grading artificially lowered the grade in the middle of the project site and artificially lowers the grade plane when using the standard methodology to determine grade. The property slopes gradually upward from Hospital Road to the north, away from the Pacific Ocean and sharply upward from Newport Boulevard; however, the majority of the existing grade is flat and lower than the adjacent residential and commercial properties to the west. The finished floor elevation of the proposed structure is 77.34 feet North American Vertical Datum of 1988 (NAVD88), which is comparable to the existing building's finish floor elevation of 77.38 feet (NAVD88). Without this grade establishment, the grade at the northeastern corner of the southern building would be approximately 50.50 feet (NAVD88). 2. Measuring height from the existing grade, specifically the on-site drainage areas adjacent to the City storm drain and easement would not be appropriate due to the artificially created drainage condition. Finding: K. The grade is reasonable and comparable with the grades of adjoining lots and will not be detrimental or injurious to property and improvements on adjoining lots. 12-21-17 31 Planning Commission Resolution No. PC2018-009 Paqe 12 of 22 Fact in Support of Finding: The requested established grade is reasonable because it will be generally lower than the adjacent properties and will allow for redevelopment of the site with an improved structure using a flat uniform grade plan. Project design includes a greater setback to Newport Boulevard than the existing building, of which the majority is only setback approximately 20 feet; therefore, the massing will be buffered from the Newport Boulevard frontage while maintaining a comparable finish floor to the existing condition. Opposite Newport Boulevard, the Patrice Road street -end has an average top of curb (TC) height of approximately 83.57 feet (NAVD88) and further north, the Hilaria Road street -end has an average TC of 84.17 feet (NAVD88). Accordingly, the proposed development will be measured from a grade lower than the adjacent residential streets. Minor Use Permit In accordance with NBMC Section 20.52.020(F), the following findings and facts in support of such findings for a minor use permit are set forth: Finding: L. The use is consistent with the General Plan and any applicable specific plan; Fact in Support of Finding: The Project is consistent with the General Plan. See all Facts in Support of Findings H and I above. Finding: M. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code; Fact in Support of Finding: The Project complies with all Zoning Code and NBMC development standards including, but not imited to, height, floor area, parking, and landscaping. See all Facts in Support of Findings G and H above. Finding: N. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity, Facts in Support of Finding: 1. The Project will improve an existing use by demolishing the southerly building and constructing another building in its place with a similar footprint that connects to the 12-21-17 32 Planning Commission Resolution No. PC2018-009 Paqe 13 of 22 remodeled northerly building. The improvements will modernize and comprehensively upgrade the general appearance of all structures on the site. 2. The Property is immediately adjacent to the Newport Lido Medical Center to the west and Hoag Hospital to the south across Hospital Road, which are both sizeable institutional uses with taller buildings ranging from approximately 57 feet to 235 feet in height (above mean sea level). The Project complies with the maximum height limitations identified in the Private Institutions (PI) District and has been designed such that it will be compatible with the adjoining land uses. Multi -family condominiums in the Multi -Unit Residential (RM) District are abutting the Project site to the west above the Newport Lido Medical Center site. All proposed construction will maintain a similar footprint to the existing development and will be set back a minimum of approximately 35 feet from the property lines abutting the residential uses. 3. The existing 1960s and 1970s facility provides 340 beds. The Project will continue providing combined congregate care and convalescent facility services with 195 beds (i.e., a reduction of 145 beds). The net reduction in beds will reduce the number of users, visitors, employees, and vehicular trips to and from the site. 4. See all Facts in Support of Finding I above. Finding: O. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities; and Facts in Support of Finding: The merged Project site will be approximately 3.7 acres in area. Access to and from the site will continue to be provided by Hospital Road, Patrice Road, and Hilaria Way. 2. The Project site provides adequate parking and circulation including turn -around areas for deliveries. Conditions of approval are included to ensure compliance with all the circulation standards and the final plans are required to be reviewed and approved by the Public Works Department. 3. Adequate emergency vehicle access has been incorporated into the Project design. Conditions of approval are included to help ensure compliance with all emergency vehicle access requirements and the final plans are required to be approved by the Fire Department. 4. The Project site is developed with an existing similar use. The reduction in beds and improved design will likely have a net decrease in the use of utilities and public services. The City currently services the site with water and sewer via mains that run through an easement on the adjacent property to the west. The Gas Company and Southern California Edison will continue to service the site through existing connections. 12-21-17 33 Planning Commission Resolution No. PC2018-009 Paqe 14 of 22 Finding: P. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Fact in Support of Finding: See all Facts in Support of Finding I above. NOW, THEREFORE, BE IT RESOLVED: The Planning Commission of the City of Newport Beach hereby approves Lot Merger No. LM2017-006, Major Site Development Review No. SD2017-007, Minor Use Permit No. UP2017-029, and Staff Approval No. SA2018-004, subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference. 2. The approval of Major Site Development Review No. SD2017-007, Minor Use Permit No. UP2017-029, and Staff Approval No. SA2018-004 shall become final and effective 14 days following the date this Resolution was adopted, and approval of Lot Merger No. LM2017-006 shall become final and effective 10 days following the date this Resolution was adopted, unless within such time an appeal is filed with the City Clerk in accordance with the provisions of NBMC Title 20 and/or Title 19. 3. This Resolution supersedes Use Permit No. UP1285, Use Permit No. UP1396, and Modification Permit No. MD3054, which upon vesting of the rights authorized by this application shall become null and void. PASSED, APPROVED, AND ADOPTED THIS 8T" DAY OF MARCH, 2018. AYES: NOES: ABSTAIN: ABSENT: BY: M3 Peter Koetting, Chairman Erik Weigand, Secretary 12-21-17 34 Planning Commission Resolution No. PC2018-009 Paqe 15 of 22 EXHIBIT "A" CONDITIONS OF APPROVAL (Project -specific conditions are in italics) Planning Division 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. All proposed signs shall be in conformance with the provisions of NBMC Chapter 20.42 (Signs). 3. Lot Merger No. LM2017-006, Major Site Development Review No. SD2017-007, Minor Use Permit No. UP2017-029, and Staff Approval No. SA2018-004 shall expire unless exercised within 24 months from the date of approval as specified in NBMC (Time Limits and Extensions), unless an extension is otherwise granted. 4. The Project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. This approval may be modified or revoked by the Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 6. Any material changes in operational characteristics, including but not limited to the following, may require an amendment to this use permit or issuance of a new use permit as determined by the Community Development Director: a. Expiration without renewal, or permanent loss of a Department of Social Services (DSS) license as a Residential Care Facility for the Elderly (RCFE). b. Change in on-site staffing that creates a deficiency in parking supply or results in a parking impact to surrounding properties. C. Increase in physical capacity of facility and changes in floor area of facility. d. Request for amendment to any condition or conditions of approval. 7. Routine deliveries and commercial trash pickup at the site shall be limited to 9 a.m. to 5 p.m., Monday through Friday. 8. Visiting hours shall be limited from 7 a.m. to 11 p.m., daily. 12-21-17 S5 Planning Commission Resolution No. PC2018-009 Paqe 16 of 22 9. All employees shall park on-site. 10. The use shall be operated in compliance with applicable State and local laws. 11. The Operator shall comply with the Business License provisions of the Municipal Code. 12. The Operator shall provide and maintain public notice of the Regional DSS Office and the Long -Term Ombudsman addresses and phone numbers forreceiving inquiries and/or complaints in reference to the operation of its facility. 13. The Operator shall not allow more than two residents in one bedroom. 14. Smoking on-site shall be restricted to a designated area that will prevent second-hand smoke from traveling to the adjacent properties. This area shall be identified on the final construction drawings. 15. Prior to the issuance of the final certificate of occupancy. the Operator shall obtain approval of an RCFE license from the DSS and maintain a DSS license at all times for the memory care facility. 16. On-site assembly -type amenities within the property are limited solely to use by the residents of the facility and their visiting guests, and facility staff during their shift. . 17. Any and all medical waste generated through the operation of the facility shall be disposed of in accordance with the NBMC, and all other laws and best industry standards and practices. 18. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self -latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 19. Trash receptacles for patrons shall be conveniently located both inside and outside of the establishment, however, not located on or within any public property or right-of-way. 20. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter debris and graffiti from the premises and on all abutting sidewalks within 20 feet of the premises. 21. The Applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14; including all future amendments (including Water Quality related requirements). 12-21-17 so Planning Commission Resolution No. PC2018-009 Paqe 17 of 22 22. A copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 23. Prior to issuance of building permits, the Applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by Permit and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 24. Prior to the issuance of building permits, the Applicant shall submit a final landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the City Urban Forester and the Planning Division. The design shall comply with NBMC Chapter 14.17 (Water -Efficient Landscaping). 25. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 26. The site shall be in compliance with Zoning Code Section 20.30.070. If in the opinion of the Community Development Director, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources, the Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 27. Prior to the issuance of building permits, the Applicant shall prepare photometric study in conjunction with a final lighting plan for approval by the Planning Division. The survey shall show that lighting values are "1" or less at all property lines, unless otherwise approved by the Community Development Director. 28. Prior to the issuance of a building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 29. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the NBMC. The maximum noise shall be limited to no more than depicted below for the specified time periods unless the ambient noise level is higher: 12-21-17 37 Planning Commission Resolution No. PC2018-009 Paqe 18 of 22 30. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 31. Construction activities shall comply with NBMC Section 10.28.040, which restricts hours of noise -generating construction activities that produce noise to between the hours of 7 a.m. and 6:30 p.m., Monday through Friday and 8 a.m. and 6 p.m. on Saturday. Noise - generating construction activities are not allowed on Sundays or Holidays. 32. No outside paging system shall be utilized in conjunction with this establishment. 33. Storage outside of the building in the front or at the rear of the property shall be prohibited, with the exception of the required trash container enclosure. 34. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of the Atria Senior Living Project including, but not limited to, the Lot Merger No. 2017-006, Major Site Development Review No. SD2017-007, Minor Use Permit No. UP2017-029, and Staff Approval No. SA2018-004. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by Applicant, City, and/or the parties initiating or bringing such proceeding. The Applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The Applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Fire Department 35. The Applicant is required to obtain all applicable permits from the City's Fire Department. 36. The grade of the fire apparatus access road shall be within the limits established by the Fire Code Official based on the Fire Department's apparatus. As per Newport Beach 12-21-17 38 Between the hours of 7 a.m. and 10 P.M. Between the hours of 10 p.m. and 7 a.m. Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 30. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 31. Construction activities shall comply with NBMC Section 10.28.040, which restricts hours of noise -generating construction activities that produce noise to between the hours of 7 a.m. and 6:30 p.m., Monday through Friday and 8 a.m. and 6 p.m. on Saturday. Noise - generating construction activities are not allowed on Sundays or Holidays. 32. No outside paging system shall be utilized in conjunction with this establishment. 33. Storage outside of the building in the front or at the rear of the property shall be prohibited, with the exception of the required trash container enclosure. 34. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of the Atria Senior Living Project including, but not limited to, the Lot Merger No. 2017-006, Major Site Development Review No. SD2017-007, Minor Use Permit No. UP2017-029, and Staff Approval No. SA2018-004. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by Applicant, City, and/or the parties initiating or bringing such proceeding. The Applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The Applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Fire Department 35. The Applicant is required to obtain all applicable permits from the City's Fire Department. 36. The grade of the fire apparatus access road shall be within the limits established by the Fire Code Official based on the Fire Department's apparatus. As per Newport Beach 12-21-17 38 Planning Commission Resolution No. PC2018-009 Paqe 19 of 22 Amendments to the California Fire Code (CFC), the gradient for a fire apparatus access road shall not exceed ten percent. 37. Emergency fire access roadways shall be designed as the Newport Beach Guideline C.01 and C. 02. Emergency access roadways minimum street width shall be 20 feet with no parking on either side. The width shall be increased to 26 feet within 30 feet of a hydrant and no vehicle parking allowed. Parking on one side is permitted for streets that are a minimum of 28 feet wide. Parking on both sides is permitted for streets that are a minimum of 26 feet wide. Access roads shall have an unobstructed vertical clearance of not less than 13 feet, 6 inches. See CFC Section 503.2.1. 38. Any obstruction in required fire access roadways such as speed humps or other traffic calming measures, when approved by the Fire Code Official, shall be in accordance with the Newport Beach Public Works Department's Neighborhood Traffic Management Guidelines. 39. Approved vehicle access for firefighting shall be provided to all construction or demolition sites. Vehicle access shall be provided to within 100 feet of temporary or permanent Fire Department connections. Either temporary or permanent roads, capable of supporting vehicle loading under all weather conditions, shall provide vehicle access. Said access shall be maintained until permanent fire apparatus access roads are available. 40. The R2.1 occupancy shall be justified by specifying the proposed use of memory care facility and the type of clients it serves. 41. Grounds of a residential care facility R2.1 may be fenced and equipped with locks provided safe dispersal areas are located not less than 50 feet from the building. Dispersal areas shall be sized to provide not less than three square feet per occupant. 42. Gurney -sized accessible elevator will be required with elevator recall as per CFC Section 607 and CBC Section 3002. 43. Fire flow shall be determined as per City of Newport Beach Guideline B.01. See CFC 507.3. 44. Fire hydrants shall be provided and located within 400 feet of all portion of the building. See CFC Section 507.5.1. 45. Any property that is fenced may obstruct existing fire hydrants; therefore, hydrants that cannot be utilized due to fencing will not be considered usable with regard to fire flow requirements for the new structure. See CFC Section 507.5.4. 46. Public Safety Radio System Coverage will be required per CFC Section 510.1 and City of Newport Beach Guideline D.05. 47. Standby power shall be provided for emergency responder radio coverage systems, as required in CFC Section 510.4.2.3. The standby power supply shall be capable of 12-21-17 39 Planning Commission Resolution No. PC2018-009 Paqe 20 of 22 operating the emergency responder radio coverage system for a duration of not less than 24 hours. See CFC Section 604.2.3. 48. Pursuant to the Amendment to CFC Section 604.8, provide and electrical outlets (120 volt, duplex) connected to the emergency generator circuitry system when a generator is required by CFC Section 604.2 in every fire control room and in other areas as may be designated by the Fire Code Official in the following locations: a. In the main exit corridor of each floor adjacent to each exit enclosure; b. On every level in every stairwell, c. In each elevator lobby, d. In public assembly areas larger than 1,500 square feet; e. In every fire control room; and f. In such other areas, as may be designated by the Fire Code Official. 49. Licensed 24-hour care facilities in a Group R-2.1, R-3.1 or R-4 occupancy shall comply with CBC Section 435 for special provisions for licensed twenty-four hour care facilities in a Group R-2.1, R-3.1 or R-4 occupancy. Building Division 50. The Applicant is required to obtain all applicable permits from the City's Building Division. The construction plans must comply with the 2010 California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. 51. The Applicant shall employ the following best available control measures ("BACMs") to reduce construction -related air quality impacts: Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 m.p.h. Emissions • Require 90 -day low-NOx tune-ups for off road equipment. • Limit allowable idling to 30 minutes for trucks and heavy equipment Off -Site Impacts • Encourage carpooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off-site. • Sweep access points daily. • Encourage receipt of materials during non -peak traffic hours. 12-21-17 40 Planning Commission Resolution No. PC2018-009 Paqe 21 of 22 • Sandbag construction sites for erosion control. Fill Placement • The number and type of equipment for dirt pushing will be limited on any day to ensure that SCAQMD significance thresholds are not exceeded. • Maintain and utilize a continuous water application system during earth placement and compaction to achieve 10 percent soil moisture content in the top six-inch surface layer, subject to review/discretion of the geotechnical engineer. 52. Prior to issuance of grading permits, the Applicant shall prepare and submit a Water Quality Management Plan (WQMP) for the proposed Project, subject to the approval of the Building Division and Code and Water Quality Enforcement Division. The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. 53. A list of "good housekeeping" practices will be incorporated into the long-term post - construction operation of the site to minimize the likelihood that pollutants will be used, stored or spilled on the site that could impair water quality. These may include frequent parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful fertilizers or pesticides, and the diversion of storm water away from potential sources of pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list and describe all structural and non-structural BMPs. In addition, the WQMP must also identify the entity responsible for the long-term inspection, maintenance, and funding for all structural (and if applicable Treatment Control) BMPs. Public Works Department 54. An encroachment permit is required for all work activities within the public right-of-way. 55. All improvements shall comply with the City's sight distance standard STD -110-L. 56. In case of damage done to public improvements surrounding the development site by the private construction, said damage shall be repaired and/or additional reconstruction within the public right-of-way may be required. 57. The Applicant shall reconstruct all damaged and/or broken existing curb, gutter, sidewalk and street along the Patrice Road (approximately 120 -foot length) and Hilaria Way (approximately 100 -foot length) cul-de-sac property frontages. Specifically, the Applicant shall reconstruct the sidewalk along Hilaria Way and Patrice Road. The reconstruction shall be designed such that there is a 4 -foot -wide accessible path around the sloped portion of the driveways and alley approaches. 58. The Applicant shall reconstruct the existing storm drain line between the two buildings, from Manhole Number 02-007 to the existing terminus adjacent to the Caltrans V -gutter. Storm drain pipe shall be a minimum of 24 -inches in diameter. The alignment and extent shall be subject to approval by the Public Works Department. Additional easements may be necessary to accommodate the proposed alignment. 12-21-17 41 Planning Commission Resolution No. PC2018-009 Paqe 22 of 22 59. The awning and supports between the two buildings over the existing storm drain easement shall be removable. The awnings shall provide a minimum 14 -feet vertical clearance. Final design shall be subject to approval by the Public Works Department. Prior to installation, an encroachment permit and encroachment agreement shall be obtained. 60. Prior to building permit issuance, the existing balconies on the 4000 Hilaria Way property shall be modified such that they no longer encroach into the existing storm drain easement. 61. No structural encroachments, including but not limited to shoring, caissons, tiebacks, retaining walls and walls are permitted within the existing City easements or public rights- of-way. 62. An encroachment permit and encroachment agreement are required for all decorative paving within City easements and public rights-of-way. The decorative paving shall be consistent with City Council Policies L-6 and L-18. 63. The parking layout shall comply with City Standards STD -805 -L-A and STD -805 -L -B. 64. The Applicant shall reconstruct the driveway approach along the Patrice Way frontage per City Standard STD -160 -L-A. The reconstruction shall be designed such that there is a 4 -foot -wide accessible path around the sloped portion of the driveway. 12-21-17 42 Attachment No. PC 2 Applicant's Project Description and Justification 4S ME 3. (Continuation Sheet) — Project Description and Justification: Atria Senior Living — Newport Beach 393 Hospital Road & 4000 Hilaria Way Site Development Review (Major), Use Permit (Minor) & Lot Merger ProiectDescrintion The applicant proposes the redevelopment of the existing Senior Residential Care facilities that are located at 393 Hospital Road and 400o Hilaria Way to create a consolidated, comprehensive Senior Living facility providing Assisted Living and Memory Care housing and on-site services under a single operator, Atria Senior Living. The current entitlements (Use Permits) that were approved by the City previously, authorized the 3.7 -acre project site to be used for Senior Residential Care for a total of 34o beds (two buildings with 17o beds in each), utilizing a parking ratio of one space per three beds. The project site is currently developed with two separate buildings, (1) a 51,445 -square foot, single story, 3o -foot -high structure (South building) and; (2) a 44,153 -square foot, two- story over a basement level, 42 -foot -high structure (North building). Other existing site improvements include a total of three access driveways, one through an easement within a driveway from Hospital Road, and two separate driveways each at Patrice Road and Hilaria Way; a combined total of 117 on-site parking spaces, 6o at surface level and 57 within the basement level of the north building, plus 17 off-site spaces on the adjoining property to the west; and associated landscaping, monument and building signage. Implementation of the project will include a Lot Merger to combine the three lots (reference Parcels 1, 2 and 6 of the submitted Title Report) into a single development site. The existing South building would be demolished and a new 74,756 square foot, two-story over a partial basement level, 31 feet, nine -inches high building would be constructed approximating the same building footprint to provide an Assisted Living facility. This represents a net increase in square footage between the existing and new South building of 23,311 square feet. The interior walls of the North building will be reconfigured to provide a combined Assisted Living and Memory Care facility. The balcony areas are proposed to be enclosed adding approximately 317 square feet to each of the first and second floor levels. A 340 square foot conversion of an underutilized portion of the underground parking garage will allow for improved elevator access. Overall the redevelopment of both buildings will combine to provide a total of 195 beds; a 145 -bed reduction from the allowable number of beds authorized under the current Use Permit entitlements. Both buildings will have their own ancillary spaces, including common dining and living rooms; while the resident amenities, such as a salon, fitness room, bistro and library would be shared. The architectural program for the redevelopment of the buildings will create a modern and updated appearance through the use of building materials and finishes that include stucco in varying beige tones, weathered wood accents and anodized bronze trim for windows and doors. The exterior of the North building will be upgraded to match the new 5 October 2017 Page 1I; 45 South building. The buildings are proposed to appear connected, although separate, through the construction of a new fabric -covered open-air connection between the North and South buildings, across the portion of the site with an existing storm drain easement. Courtyards within and adjacent to each of the buildings will provide private, common open space amenities for the residents. Comprehensive upgrades to all areas of the project site are proposed including the parking lot areas and landscaping. The surface parking lot areas of the project site would be reconfigured and upgraded with new asphalt and striped surfaces including current provisions for accessible and van -accessible spaces. A total of 89 on-site parking spaces would be provided, which is a 28 -space reduction. However, the project reduces the overall number of beds to 195 from the current 34o authorized; significantly reducing the demand for parking. Applying the City's parking ratio (1 space/3 beds) for Congregate Care land uses calculates to a required 65 parking spaces. The 17 additional off-site parking spaces that exist through a recorded Parking Easement on the property at 361 Hospital Road, immediately adjacent to the westerly boundary of the site, would remain available to serve the project site resulting in a total of 106 parking spaces — a 41 space surplus. Atria Senior Living operates as a 24-hour Assisted Living and Memory Care facility. Currently, a maximum of 39 employees are on site during the hours of 7:oo am to 11:00 pm. Following the redevelopment and upon property stabilization and lease -up, a maximum of 53 employees will be on-site during the hours of 7:oo am to 11:0o pm. Standard business hours are between the hours of 8:0o am to 8:0o pm. The facilities include many on-site services for residents, including assistance with personal care and medication management, dining, activities, housekeeping, maintenance, and transportation; all staffed by Atria Senior Living employees. The majority of these services are typically provided during the hours of 8:0o am to 8:0o pm, although care services and medication management are provided 24 hours per day as outlined in each resident's care plan. Environmental Determination — The proposed project qualifies for categorical exemption from the provisions of the California Environmental Quality Act (CEQA) per State CEQA Guidelines Section 15332 (Class 32 — In -Fill Development Projects) because: (a) The project is consistent with the applicable General Plan designation and all applicable General Plan policies as well as with applicable Zoning designation and regulations; in that the use is permitted within the City's PI (Private Institutions) land use and zoning designation through approval of minor use permit, which is included as part of the application request, and has been designed to be compatible with surrounding uses. (b) The proposed development occurs within City limits on a project site of no more than five acres substantially surrounded by urban uses; in that the project site is within the City of Newport Beach, is approximately 3.7 acres in size, and is surrounded by existing residential, commercial and other private institutional developed sites. 5 October 2017 Page 217 40 (c) The project site has no value as habitat for endangered, rare or threatened species; in that the site is currently developed with buildings, paving and ornamental landscaping. (d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; in that the project decreases the number of beds at the facility, increases the number of on-site services for its residents, thereby reducing the number of trips generated; and the project implements and upgrades on-site water quality features. (e) The site can be adequately served by all required utilities and public services; in that the site is already developed with the use and the project proposes a redevelopment of the structures serving the use, and will likely have a net decrease in the use of utilities and public services due to the significant decrease in the number of beds within the buildings. Grade Determination (Also Reference SheetAio of the Proiect Concentual Plans We seek to gain the Director's approval and concurrence with our proposal to use the existing and established grade of 77.34 at the South Building thus establishing the finish pad grade elevation, upon which a maximum building height may be determined. The existing North Building height will remain as is and is not necessarily subject to this determination of grade. Because of the renovation and reuse nature of this proposal, the pad finish grade has been established at the current elevations of the existing buildings. Zoning Code Section 20.30.050 C provides that the Director can determine grade through discretionary consideration when establishing the finish grade or the natural grade plane. The Director must find that (1) the existing grade on the subject lot has been previously altered (e.g., contains retaining structures, property line walls, planters, or exaction/fill), or other conditions are present to the degree that the existing grade is not representative of the prevailing grades on adjoining lots and/or the general area and, therefore, is not appropriate for the purpose of establishing the grade of the subject site; and (2) the grade is reasonable and comparable with the grades of adjoining lots and will not be detrimental or injurious to property and improvements on adjoining lots. The subject site presents extreme and numerous topographical anomalies and lacks any geometric continuity necessary to utilize the methods for grade establishment prescribed under Zoning Code Section 20.30.04o B. There are portions of the South Building renovation that will require grading, foundation and retaining improvements. Portions of the existing South Building does not comply with the City's current grade plane requirements; and due to redevelopment being proposed within a similar footprint on the project site, portions of the proposed South Building would also not satisfy the grade plane requirements. However, the engineered grade across the entire lot has been significantly altered as the result of both the 1968 constructed South Building and the 197o constructed North Building and subsequent construction projects over time on the property; an allowable provision for the Director to determine grade. The site contains retaining structures and grading improvements now in place for nearly 50 years. When the buildings were built, the grade on the site was dramatically different than today. The construction of the buildings and the utilities associated with the 5 October 2017 Page3l, 47 buildings, along with the public storm drain bisecting the project site, dramatically impacted the finished grade by removing soils and infilling soils to carry out the improvements, including providing gravitational flow to carry storm waters in underground pipe. Due to these prior grading activities at the site, the now existing grade is almost 27 feet lower than the finished first floor of the existing South building. As such, when combining the grade plane of a previously modified grade of the project site with the height limit of 32 feet, the most north-east corner of the existing southerly parcel of the project site would be restricted to building to a height of six feet, making the existing South building non -conforming. However, due to all of the grading alterations to the site making the existing grade plane very low in some areas for drainage, and infilling of other areas to create a building pad, any calculation off the original existing grade would make the site unbuildable. Proposed grading of the project site is minimal and balanced and occurs to allow construction of the new South building with primarily the same Finish Floor elevation. The existing finished floor is at 77.38 feet, and the proposed building will be at 77.35 feet, a slightly lower (1/2") elevation. The overall height of the South building would be consistent with the 32 -foot height limit when measured from the existing building pad. This is reasonable and comparable to other portions of the site's existing grades for the fire access to the South building, which remain unchanged. This existing access is provided from Hospital Road to Patrice Road via a private driveway in front of the South Building. The elevations at the site entry from Patrice Road are between approximately 84.7 finished surface and 83.3 finished surface. The existing slope of the Fire Access in the portion between Patrice Roadway and the South Building are between approximately 11% and 15%. The preliminary grading plan shows the slope in this area to be approximately 12.7%. The Newport Beach Fire Department Life Safety Services Guidelines and Standards (Guideline C.ol) requires the gradient for fire access not to exceed 10%. However, due to the existing elevations of the Roadway and the South Building, the slopes of the Fire Access can't be below 10%. The modified siting of the reconstructed South Building is intentionally responding to and accommodating the extreme topography of the site. A majority portion of the new South Building footprint has been pulled back approximately 21 feet away from the existing building edge and the top edge of the slope. Because we are merging the various parcels, designing both buildings to complement one another stylistically and appear as a single design gesture, we are modifying the foundations and basement level at the most extreme portion of the site. If the finish grade is maintained at the current 77.34 elevation of the existing buildings, the proposed site plan and all programing necessary for the redevelopment of the residential care facility may be accomplished. It is desirable to retain comparable grades to immediately abutting properties on all sides of the project site, which significantly differ.. Utilizing the existing and established grade for the building pad on the project site also has the least impact to adjoining lots, therefore, it would not be considered a detriment or injurious to those adjoining lots. Therefore, we believe that the Director can determine the grade for the redevelopment of the project site under the City's Zoning Code Section 20.30.050 (c) acceptable as presented. 5 October 2017 Page 417 MA Project Justification Site Development Review (Major) — The required findings for the project can be supported because: 1. The project proposes redevelopment of an existing land use, Congregate Care and Convalescent facility, an allowable use within the City's PI (Private Institutions) Zoning District, subject to approval of a Minor Use Permit. 2. The project is in compliance with the City's General Plan and the Zoning Code, and other applicable criteria and policies related to the use or structure; in that: The PI designation is intended to provide for privately owned facilities that serve the public, including places for religious assembly, private schools, health care, cultural institutions, museums, yacht clubs, congregate homes, and comparable facilities. Land Use Element Policy 6.1.2 Siting of New Development: Allow for the development of new public and institutional facilities within the City provided that the use and development facilities are compatible with adjoining land uses, environmentally suitable, and can be supported by transportation and utility infrastructure. Land Use Element Policy 6.1.3 Architecture and Planning that Complements Adjoining Uses - Ensure that the City's public buildings, sites, and infrastructure are designed to be compatible in scale, mass, character, and architecture with the district or neighborhood in which they are located, following the design and development policies for private uses specified by this Plan. Design impacts on adjoining uses shall be carefully considered in development, addressing such issues as lighting spillover, noise, hours of operation, parking, local traffic impacts, and privacy. 3. The project proposes an efficient arrangement of structures on the site and has a harmonious relationship between the structures on site and to other adjacent developments; and is based on standards of good design. 4. The project is compatible in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas. 5. The project maintains and enhances adequate, efficient, and safe pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces. 6. The project maintains and enhances adequate and efficient use of landscaping and open space areas and the uses water efficient plant and irrigation materials. 5 October 2017 Page 5 1 , �9 7. The project does not alter significant views from public right(s)-of-way and complies with the applicable Municipal Code Section 20.30.100 (Public View Protection). 8. The project will not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development as the proposal is for redevelopment of an existing and developed site with similar uses and structures. Use Permit (Minor)— The required findings for the use can be supported because: 1. The use is consistent with the City's General Plan Land Use Goal 2, which responds to "What uses contribute to our Community?" and states, "A living, active, and diverse environment that complements all lifestyles and enhances neighborhoods, without compromising the valued resources that make Newport Beach unique. It contains a diversity of uses that support the needs of residents, sustain and enhance the economy, provide job opportunities, serve visitors that enjoy the City's diverse recreational amenities, and protect its important environmental setting, resources, and quality of life." 2. Congregate Care and Convalescent uses are allowed within the PI (Private Institutions) Zoning district and the proposal complies with all other applicable provisions of this Zoning Code and the Municipal Code. 3. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity as the project proposes to redevelop an existing facility by demolishing one of the buildings and constructing another in its place using approximately the same footprint; proposes to modernize and comprehensively upgrade the general appearance of all improvements on the site; and results in a net reduction in the number of beds thereby reducing the number of users, visitors, employees and vehicular trips to and from the site, all of which increase the compatibility with uses in the vicinity. 4. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and vehicle (e.g., fire and medical) access and public services and utilities as the site is currently developed with the use and the project proposes to redevelop the site retaining certain improvements and upgrading where required to current City standards. 5. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use since the project is proposing redevelopment of existing buildings and site improvements for the continuation of the existing use, with a reduction in the number of beds at the facility. 5 October 2017 Page 617 so Lot Merger — The required findings to merge three lots into one can be supported because: 1. Approval of the merger will not, under the circumstances of this particular case, be detrimental to the health, safety, peace, comfort and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City, and further that the proposed lot merger is consistent with the legislative intent of the Zoning Code in that the uses and structures will be combined on a single lot allowing for combined use of parking and other facilities. 2. The lots to be merged are under common fee ownership at the time of the merger as confirmed in the title report submitted to the City. 3. The lots as merged will be consistent or will be more closely compatible with the applicable zoning regulations and will be consistent with other regulations relating to the subject property including, but not limited to, the General Plan as all parcels have the same PI (Private Institutions) zoning and land use designation. 4. Neither the lots as merged nor adjoining parcels will be deprived of legal access as a result of the merger since none of the proposed improvements with the companion applications for Site Development Review and Use Permit propose to alter access to the merged lots or adjoining lots. 5. The lots as merged will be consistent with the pattern of development nearby and will not result in a lot width, depth, or orientation, or development site that is incompatible with nearby lots; in that the lots would not deviate from the pattern of development of adjacent lots that would result in an unreasonable detriment to the use and enjoyment of other properties, that the merged lots would be consistent with the charter and general orientation of adjacent lots, and the merged lots would be conforming with the minimum lot width and area standards for the PI (Private Institutions) Zoning district. 5 October 2017 Page 717 51 52 Attachment No. PC 3 Photographic Visual Simulations 53 M. 1 on, va 1� Memo rj 1 2 TS II,At F n .t . a _ /I EXISTIN ANEW Mel 4t' 17 -Odom 17, In Attachment No. PC 4 Lot Merger Exhibits 5g E X 0OT w Qw SHT. 1 OF 1 SHTS MERGED LEGAL DESCRWTT ON PARCELS TO BE MERGED: APN 425-261-03, 425-261-04 & 425-261-13. RECORD OWNER OF ALL PARCELS: Newport PropCo, LP, c/o Atria Management Company, LLC. LEGAL DESCRIPTION: LOTS 6 AND 7 OF TRACT NO. 5854, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A MAP RECORDED IN BOOK 213, PAGES 38 AND 39 OF MISCELLANEOUS MAPS, RECORDS OF SAID COUNTY, TOGETHER WITH THAT PORTION OF LOT 169 IN BLOCK 2 OF IRVINE'S SUBDIVISION, AS PER MAP RECORDED IN BOOK 1 PAGE 88 OF MISCELLANEOUS RECORD MAPS, RECORDS OF SAID COUNTY, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION SOUTHERLY LINE OF LAND DESCRIBED IN DOCUMENT RECORDED IN BOOK 6297 PAGE 730, OFFICIAL RECORDS OF SAID COUNTY, WITH THE NORTHWESTERLY RIGHT—OF—WAY LINE OF NEWPORT BOULEVARD DESCRIBED IN DOCUMENT RECORDED IN BOOK 2538 PAGE 66, OFFICIAL RECORDS OF SAID COUNTY, AS SHOWN ON MAP FILED IN BOOK 84 PAGE 20 OF RECORDS OF SURVEYS IN SAID RECORDER'S OFFICE; THENCE ALONG SAID SOUTHERLY LINE AS SHOWN ON SAID RECORD OF SURVEY N86'14'38"W 315.33 FEET TO THE WESTERLY LINE OF THE EASTERLY PARCEL OF LAND SHOWN ON SAID RECORD OF SURVEY; THENCE ALONG SAID WESTERLY LINE NO'13'21"E 111.56 FEET TO AN ANGLE POINT THEREON AS SHOWN ON SAID RECORD OF SURVEY; THENCE CONTINUING ALONG THE NORTHWESTERLY LINE OF THE EASTERLY PARCEL AS SHOWN ON SAID RECORD OF SURVEY, SAID LINE BEING PARALLEL WITH THE CENTERLINE OF FLAGSHIP ROAD, AS SHOWN ON SAID RECORD OF SURVEY, N40'02'11"E 225.95 FEET TO A POINT ON THE NONTANGENT CURVING RIGHT—OF—WAY OF THE THE CUL—DE—SAC AT THE SOUTH END OF PATRICIA ROAD AS SHOWN ON SAID RECORD OF SURVEY, SAID CURVE BEING CONCAVE WESTERLY AND HAVING A RADIUS OF 50.00 FEET, A RADIAL BEARING OF SAID CURVE AT SAID POINT BEING 55'13'29"E; THENCE NORTHEASTERLY, NORTHERLY, NORTHWESTERLY, AND WESTERLY ALONG SAID CURVE AND RIGHT—OF—WAY THROUGH A CENTRAL ANGLE OF 162'09'09" AN ARC LENGTH OF 141.50 FEET TO A POINT ON THE NONTANGENT NORTHWESTERLY LINE OF SAID EASTERLY PARCEL OF LAND SHOWN ON SAID RECORD OF SURVEY, A RADIAL BEARING OF SAID CURVE AT SAID POINT BEING 512'37'23"W; THENCE ALONG SAID NONTANGENT LINE PARALLEL WITH THE CENTERLINE OF FLAGSHIP ROAD AS SHOWN ON SAID RECORD OF SURVEY N40'02'11"W 54.27 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE WESTERLY AND HAVING A RADIUS OF 15.00 FEET; THENCE NORTHEASTERLY AND NORTHERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 90'01'12" AND ARC LENGTH OF 23.56 FEET TO A POINT ON THE NORTHWESTERLY PROLONGATION OF THE SOUTHWESTERLY LINE OF LOT 7 OF TRACT NO. 5854, AS SHOWN ON ON A MAP RECORDED IN BOOK 213, PAGES 38 AND 39 OF MISCELLANEOUS MAPS, RECORDS OF SAID COUNTY; THENCE ALONG SAID PROLONGATION AND SAID LOT LINE S49'59'36"E 237.46 FEET TO THE MOST SOUTHERLY CORNER OF SAID LOT 7; SAID CORNER LYING ON THE NORTHWESTERLY RIGHT—OF—WAY OF NEWPORT BOULEVARD AS DESCRIBED IN DEED RECORDED IN BOOK 2538 PAGE 66 OF SAID OFFICIAL RECORDS; THENCE ALONG THE SAID RIGHT—OF—WAY S9'29'18"E 318.17 FEET TO SAID POINT OF BEGINNING CONTAINS 146,738 SQUARE FEET, MORE OR LESS. THIS LEGAL DESCRIPTION WAS PREPARED BY ME OR UNDER MY DIRECTION IN CONFORMANCE WITH PROVISIONS OF THE LAND SURVEYORS' ACT OF THE STATE OF CALIFORNIA. y�pNPL LAN\ �5 p. VID ROBERT DAVID HENNON, PLS 5573g L.S. NO. o (LIC. EXPIRES 9-30-19) 557 Z F� �a 9TP OF DATE: OCTOBER 11017 THOM. GDE:888—HS 1�1�:�[i]r•�I�:ZH�:��Pi�[e� PROJECT NO:3565 IHIO►1►[00]NI S�_ir,��tinc �✓upr�irq nc 601 E. GLENOAKS BLVD., SUITE 208 GLENDALE, CALIFORNIA 91207 PH. (818)243-0640 FAX: (818)243-0650 EMAIL:HENNON®AOL.COM WEB: HENNON.COM �9 SCALE: 1" = 100' EXH T w " 0 Zoo,2�0 MERGEREMAP SSR +O/ 0 Co s. F r �S/OF A A>ssj . 0 iO9 � F T O/pF A9R rP of 6'. 61 �- Ai0 3g p A R6 ti Fp PC' oer� ANT \�Q L12� G) FD SPK DN 0.30, NO REF - 1 " = 100' SHT. 1 OF 4 SHTS r P Q O Cl IV 4�' C2 s �Q'Q@C L10 �s Q EX LINE /0, L1 S / EX LOT /8• -<6\ LINE I B _6 y � O5 05 ob ,moo roti PARCEL 1� I 393 HOSPITAL ROAD MERGED GROSS LOT AREA = 146,738 S0. FT., 3.369 ACRES MERGED LOT NET AREA = I 143,577 S0. FT., 3.296 ACRES l0 EX PARCEL LINE —400I �J PARCEL I W J H a U) 0 ZVARIES 1' 0 Q 4r)4tj h 211 O J � O 3 1 _ " 311.09 95.64 - A N86' 12'43"W 460.42 j 0 S P I T A L R 0 A D POINT OF BEGINNING 29' is E 26.34SEE COURSE TABLES 2xON SHEET 2 DATE: OCTOBER 4, 2017M��p�p0�p THOM. GDE:888-HS IIII fill �� VV �� VV �p ��II SuPveVn�� I 9 p�a� g°��. 601 E. GLENOAKS BLVD., GLENDALE, CALIFORNIA PH. (818)243-0640 FAX: EMAIL:HENNON®AOL.COM SUITE 208 91207 (818)243-0650 WEB: HENNON.COM ERGE5 FILE: LOT MERGER.DWG PROJECT 00 ISM M UT " " SHT. 2 OF 4 SHTS COURSE TABLE Line Table Line # Length Direction MONUMENT A — MON B — C — D — MON FD IN FD FD FD IN NOTES: STD CITY OF WELL PER RS L & TAG LS 2" IRON PIPE STD CITY OF WELL PER TR NEWPORT BEACH BRASS DISC 185/8-12 5347, NO REF LS 2707 PER RS 84/20 NEWPORT BEACH BRASS DISC NO 5854 MM 213/38-39 Curve Table Curve # Length Radius Delta C1 38.17' 50.00' 43'44'14" C2 38.35' 50.00' 43'56'41" C3 23.57' 15.00' 90'01'12" C4 141.50' 50.00' 162'09'08" Line Table Line # Length Direction L1 34.95' N49'59'34"W L2 121.95' N40'00'11"E L3 413.11' N9'29'18"E L4 238.96' S25'02'50"W L5 92.51' 54959'49"E L6 50.00' N5'13'29"W L7 225.95' S40'02'11"W L8 111.56' SO'l3'21 "W L9 315.33' S86'14'38"E L10 121.43' N40'00'11"E L11 54.26' 540'02'11"W L12 50.00' 512'37'20"W DATE: OCTOBER 4, 2017M��p�p0�p THOM. GDE:888-HS IIII fill �� VV �� VV �p ��II S00Pv6� 0nMaing, 9 &p� g° ��. 601 E. GLENOAKS BLVD., GLENDALE, CALIFORNIA PH. (818)243-0640 FAX: EMAIL:HENNON®AOL.COM SUITE 208 91207 (818)243-0650 WEB: HENNON.COM ERGE5 FILE: LOT MERGER.DWG PROJECT 01 ISM M UT " " SHT. 3 OF 4 SHTS EASEMENTS TITLE MATTERS: PER TITLE INSURANCE POLICY NO. NHSC-4983586 ORDER NO. OSA-4983586 DATED AS OF JUNE 7, 2017 BY FIRST AMERICAN TITLE INSURANCE COMPANY, ONLY THE FOLLOWING MATTERS OF RECORD AFFECT THE HEREIN DESCRIBED SUBJECT PROPERTY: ITEM 3 — THE PRIVILEGE AND RIGHT, AFFECTING PARCEL 1, TO EXTEND AND MAINTAIN DRAINAGE �J STRUCTURES, 1:1 EXCAVATION SLOPES, AND 1 �/z:i EMBANKMENT SLOPES ON SAID LAND ADJACENT TO NEWPORT BOULEVARD, A STATE HIGHWAY, AS GRANTED TO THE STATE OF CALIFORNIA BY DEED RECORDED JUNE 30, 1934 IN BOOK 683, PAGE 248, OFFICIAL RECORDS. (PLOTTED) f 4 ` ITEM 4 — A WAIVER OF ANY CLAIMS FOR DAMAGES BY REASON OF THE LOCATION, CONSTRUCTION, �J LANDSCAPING OR MAINTENANCE OF A CONTIGUOUS FREEWAY, HIGHWAY, ROADWAY OR TRANSIT FACILITY AS CONTAINED IN THE DOCUMENT RECORDED IN BOOK 683, PAGE 248 OF OFFICIAL RECORDS. (PLOTTED) ITEM 5 — ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM NEWPORT BOULEVARD, �J ADJOINING PARCEL 1 HAVE BEEN RELINQUISHED IN THE DOCUMENT RECORDED IN BOOK 2538, PAGE 66 OF OFFICIAL RECORDS. (PLOTTED) I h ITEM 6 — AN EASEMENT FOR A DRAINAGE DITCH 10 FEET AND INCIDENTAL PURPOSES, RECORDED �J OCTOBER 17, 1952 IN BOOK 2398, PAGE 70 OF OFFICIAL RECORDS. IN FAVOR OF: THE STATE OF CALIFORNIA. AFFECTS: AS DESCRIBED THEREIN. (PLOTTED) 0`ITEM 7 — A WAIVER OF ANY CLAIMS FOR DAMAGES BY REASON OF THE LOCATION, CONSTRUCTION, LANDSCAPING OR MAINTENANCE OF A CONTIGUOUS FREEWAY, HIGHWAY, ROADWAY OR TRANSIT FACILITY AS CONTAINED IN THE DOCUMENT RECORDED OCTOBER 17, 1952 IN BOOK 2398, PAGE 70 OF OFFICIAL RECORDS. (PLOTTED) 1 X ITEM 8 — ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM A PORTION OF THE STATE �J HIGHWAY EASTERLY OF SAID PARCEL 1 HAVE BEEN RELINQUISHED IN THE DOCUMENT RECORDED �� OCTOBER 17, 1952 IN BOOK 2398, PAGE 70 OF OFFICIAL RECORDS. (PLOTTED) l �/ ITEM 9 — A WAIVER OF ANY CLAIMS FOR DAMAGES BY REASON OF THE LOCATION, CONSTRUCTION, �/ LANDSCAPING OR MAINTENANCE OF A CONTIGUOUS FREEWAY, HIGHWAY, ROADWAY OR TRANSIT FACILITY AS CONTAINED IN THE DOCUMENT RECORDED IN BOOK 2538, PAGE 66 OF OFFICIAL RECORDS. (PLOTTED) i ITEM 11 — AN EASEMENT FOR EITHER OR BOTH POLE LINES, CONDUITS AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED IN BOOK 4013, PAGE 21 OF OFFICIAL RECORDS. AFFECTS PARCEL 1 (PLOTTED) ITEM 12 — AN EASEMENT FOR SEWER AND INCIDENTAL PURPOSES, RECORDED JUNE 27, 1962 IN BOOK 6159, PAGE 460 OF OFFICIAL RECORDS. IN FAVOR OF: CITY OF NEWPORT BEACH, A MUNICIPAL CORPORATION. AFFECTS: PARCELS, 1, 2 AND 4 (BLANKET) 1 j ITEM 13 — AN EASEMENT FOR SANITARY SEWER AND INCIDENTAL PURPOSES, RECORDED MAY 17, 1965 IN BOOK 7522, PAGE 158 OF OFFICIAL RECORDS. IN FAVOR OF: CITY OF NEWPORT BEACH, A MUNICIPAL CORPORATION. AFFECTS: PARCEL 1 (PLOTTED) DATE: OCTOBER 42017 THOM. GDE:888—HS 1�1�:�[i]r•�I�:ZH�:��Pi�[e� PROJECT NO:3565 IHIO►1►[00]NI S�_ir,��tinc �✓upr�irq nc 601 E. GLENOAKS BLVD., SUITE 208 GLENDALE, CALIFORNIA 91207 PH. (818)243-0640 FAX: (818)243-0650 EMAIL:HENNON®AOL.COM WEB: HENNON.COM 02 ISM M UT " " SHT. 4 OF 4 SHTS EASEMENTS TITLE MATTERS CONTINUED: %5 ITEM 15 - AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES, RECORDED IN BOOK 7611, PAGE 693 OF OFFICIAL RECORDS. IN FAVOR OF: CITY OF NEWPORT BEACH, A MUNICIPAL CORPORATION. AFFECTS: PARCEL 1 (PLOTTED) J,9 ITEM 19 - AN EASEMENT FOR UNDERGROUND ELECTRICAL SUPPLY SYSTEMS, COMMUNICATION SYSTEMS, OTHER APPURTENANT FIXTURES AND INCIDENTAL PURPOSES, RECORDED JANUARY 16, 1970 IN BOOK 9193, PAGE 36 OF OFFICIAL RECORDS. IN FAVOR OF: SOUTHERN CALIFORNIA EDISON COMPANY, A CORPORATION AFFECTS: A PORTION OF PARCEL 1 (PLOTTED) _ITEM 20 - ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM HOSPITAL ROAD FROM PARCELS C�JJ 1 AND 2 HAVE BEEN RELINQUISHED IN THE DOCUMENT RECORDED FEBRUARY 20, 1970 IN BOOK 9221, PAGE 804 OF OFFICIAL RECORDS. (PLOTTED) o -ITEM 21 - AN EASEMENT FOR STREET AND HIGHWAY AND INCIDENTAL PURPOSES, RECORDED APRIL 27, 1970 IN BOOK 9274, PAGE 206 OF OFFICIAL RECORDS. IN FAVOR OF: THE CITY OF NEWPORT BEACH, A MUNICIPAL CORPORATION AFFECTS: AS DESCRIBED THEREIN (PLOTTED) (1J4_ITEM 24 - THE RIGHT TO EXTEND AND MAINTAIN DRAINAGE STRUCTURES AND EXCAVATION AND ���� � EMBANKMENT SLOPES BEYOND THE LIMITS OF THE 60.00 FOOT RIGHT OF WAY ADJOINING SAID LAND, CONVEYED TO THE STATE OF CALIFORNIA BY DEED RECORDED JUNE 30, 1934 IN BOOK 683, PAGE 248, OFFICIAL RECORDS, SAID EMBANKMENT SLOPES TO BE 1 �lh TO 1 SLOPES AND SAID EXCAVATION ���� SLOPES TO BE 1 TO 1 SLOPES. AFFECTS PARCEL 6 (PLOTTED) *—IN 25 AN EASEMENT FOR STORM DRAIN AND INCIDENTAL PURPOSES, RECORDED OCTOBER 21, 1969 C�JJ IN BOOK 9112, PAGE 884 OF OFFICIAL RECORDS. IN FAVOR OF: THE CITY OF NEWPORT BEACH, A �� MUNICIPAL CORPORATION AFFECTS: AS DESCRIBED THEREIN (PLOTTED) @1/h ►-ITEM 26 -AN EASEMENT SHOWN OR DEDICATED ON THE MAP OF TRACT NO. 5854 ON FILE APRIL 23, 1985 IN BOOK 213, PAGES 38 AND 39, OF TRACT MAPS. FOR: STORM DRAIN AND INCIDENTAL //�� PURPOSES. (PLOTTED) @X _INDICATES A PLOTTED TITLE ITEM DATE: OCTOBER 12017 THOM. GDE:888—HS 19In= M ]r•II21:11121:41�Pi�[e� PROJECT NO:3565 IHIO►1►[0]161I S�_ir,��tinc �✓upr�irq nc 601 E. GLENOAKS BLVD., SUITE 208 GLENDALE, CALIFORNIA 91207 PH. (818)243-0640 FAX: (818)243-0650 EMAIL:HENNON®AOL.COM WEB: HENNON.COM o3 EXH0TwC FOR CONTINUATION SEE -� -7 - SEE COURSE 1° �? o I TSBLES EES ON / �\ MERGED GROSS LOT AREA = 146,738SQ. FT., o �q 3.369 ACRES i MERGED LOT NET AREA = o ZL 143,577 SQ. FT., 0' 3.296 ACRES I I 4 C9 lQ I ti �o°���� I 22.)o f 0PQ-(37 J I f!J PARCEL I 66.62' w 53.69 1 /C26.08' CO ZD H 0 t N86'12'43"W 311.09 N 460.42 A L R OSA m 3 it Q w 3 _ c LU ::) Z Q 03 s 95, POINT BEGINi 95.64 N9'29'18°E 26.34' IwLo Lo Q Cf)3 VARIES Re • _ ) S= _ DATE: OCTOBER 4, 2017M 601 E. GLENOAKS BLVD., SUITE 208 SCALE: 1" = 60' THOM. GDE:888—H5 Ifll GLENDALE, CALIFORNIA 91207 FILE: LOT MERGER.DWGH. Surveying & Mapping. Inc.� (818)243-0640 FAX: (818)243-0650 0' 60' 120' PROJECT NO:3565 EMAIL:HENNON@AOL.COM WEB: HENNON.COM SHT. 1 GSE 4 SHTS SEE COURSE s°'o TABLES ON SHEET 4 110, EX 0 ! NOTE A: ! 10' WIDE STORM DRAIN EASEMENT RECORDED 02-20-1970 IN BK 9221-797, O.R. NTE B: 6o WIDE PUBLIC UTILITY EASEMENT RECORDED / 06-23-1965 IN BK 7567. PAGE 646, O.R. Q) s�a N \ o �JUOO N rV R/c ' L2 70, / °q F C5 FD SPK 0.30, N F S/Ek �ISOT A VARIES FOR CONTINUATION SEE SHEET 1 DATE: OCTOBER 4, 2017M �� SCALE: 1" = 60' Ifll 601 E. GLENOAKS BLVD., SUITE 208 THOM. GDE:888-H5 GLENDALE, CALIFORNIA 91207 FILE: LOT MERGER.DWGPH. (818)243-0640 FAX: (818)243-0650 �lJ�eyO�� �������� Inc. EMAIL:HENNON@AOL.COM WEB: HENNON.COM O' 60' 120 PROJECT N0:3565 SHT. 2 06F 4 SHTS EXIII OT "C TITLE MATTERS: SHT. 3 OF 4 SHTS PER TITLE INSURANCE POLICY NO. NHSC-4983586 ORDER NO. OSA-4983586 DATED AS OF JUNE 7, 2017 BY FIRST AMERICAN TITLE INSURANCE COMPANY, ONLY THE FOLLOWING MATTERS OF RECORD AFFECT THE HEREIN DESCRIBED SUBJECT PROPERTY: l .5 ITEM 3 - THE PRIVILEGE AND RIGHT, AFFECTING PARCEL 1, TO EXTEND AND MAINTAIN DRAINAGE �J STRUCTURES, 1:1 EXCAVATION SLOPES, AND 1 Y2:1 EMBANKMENT SLOPES ON SAID LAND ADJACENT TO NEWPORT BOULEVARD, A STATE HIGHWAY, AS GRANTED TO THE STATE OF CALIFORNIA BY DEED RECORDED JUNE 30, 1934 IN BOOK 683, PAGE 248, OFFICIAL RECORDS. (PLOTTED) f 4 ITEM 4 - A WAIVER OF ANY CLAIMS FOR DAMAGES BY REASON OF THE LOCATION, CONSTRUCTION, \'J LANDSCAPING OR MAINTENANCE OF A CONTIGUOUS FREEWAY, HIGHWAY, ROADWAY OR TRANSIT FACILITY AS CONTAINED IN THE DOCUMENT RECORDED IN BOOK 683, PAGE 248 OF OFFICIAL RECORDS. (PLOTTED) ITEM 5 - ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM NEWPORT BOULEVARD, �J ADJOINING PARCEL 1 HAVE BEEN RELINQUISHED IN THE DOCUMENT RECORDED IN BOOK 2538, �� PAGE 66 OF OFFICIAL RECORDS. (PLOTTED) (Z (Z> -OCTOBER h Ir ITEM 6 - AN EASEMENT FOR A DRAINAGE DITCH 10 FEET AND INCIDENTAL PURPOSES, RECORDED OCTOBER 17, 1952 IN BOOK 2398, PAGE 70 OF OFFICIAL RECORDS. IN FAVOR OF: THE STATE OF CALIFORNIA. AFFECTS: AS DESCRIBED THEREIN. (PLOTTED) f / ` ITEM 7 - A WAIVER OF ANY CLAIMS FOR DAMAGES BY REASON OF THE LOCATION, CONSTRUCTION, (Z LANDSCAPING OR MAINTENANCE OF A CONTIGUOUS FREEWAY, HIGHWAY, ROADWAY OR TRANSIT FACILITY AS CONTAINED IN THE DOCUMENT RECORDED OCTOBER 17, 1952 IN BOOK 2398, PAGE 70 OF OFFICIAL RECORDS. (PLOTTED) I1{ ITEM 8 - ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM A PORTION OF THE STATE �J HIGHWAY EASTERLY OF SAID PARCEL 1 HAVE BEEN RELINQUISHED IN THE DOCUMENT RECORDED OCTOBER 17, 1952 IN BOOK 2398, PAGE 70 OF OFFICIAL RECORDS. (PLOTTED) l.4 r ITEM 9 - A WAIVER OF ANY CLAIMS FOR DAMAGES BY REASON OF THE LOCATION, CONSTRUCTION, �J LANDSCAPING OR MAINTENANCE OF A CONTIGUOUS FREEWAY, HIGHWAY, ROADWAY OR TRANSIT FACILITY AS CONTAINED IN THE DOCUMENT RECORDED IN BOOK 2538, PAGE 66 OF OFFICIAL RECORDS. (PLOTTED) J ITEM 11 - AN EASEMENT FOR EITHER OR BOTH POLE LINES, CONDUITS AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED IN BOOK 4013, PAGE 21 OF OFFICIAL RECORDS. AFFECTS PARCEL 1 (PLOTTED) ITEM 12 - AN EASEMENT FOR SEWER AND INCIDENTAL PURPOSES, RECORDED JUNE 27, 1962 IN BOOK 6159, PAGE 460 OF OFFICIAL RECORDS. IN FAVOR OF: CIN OF NEWPORT BEACH, A MUNICIPAL CORPORATION. AFFECTS: PARCELS, 1, 2 AND 4 (BLANKET) %,3 ITEM 13 - AN EASEMENT FOR SANITARY SEWER AND INCIDENTAL PURPOSES, RECORDED MAY 17, 1965 IN BOOK 7522, PAGE 158 OF OFFICIAL RECORDS. IN FAVOR OF: CITY OF NEWPORT BEACH, A MUNICIPAL CORPORATION. AFFECTS: PARCEL 1 (PLOTTED) �5 ITEM 15 - AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES, RECORDED IN BOOK 7611, PAGE 693 OF OFFICIAL RECORDS. IN FAVOR OF: CITY OF NEWPORT BEACH, A MUNICIPAL CORPORATION. AFFECTS: PARCEL 1 (PLOTTED) J ITEM 19 - AN EASEMENT FOR UNDERGROUND ELECTRICAL SUPPLY SYSTEMS, COMMUNICATION SYSTEMS, OTHER APPURTENANT FIXTURES AND INCIDENTAL PURPOSES, RECORDED JANUARY 16, 1970 IN BOOK 9193, PAGE 36 OF OFFICIAL RECORDS. IN FAVOR OF: SOUTHERN CALIFORNIA EDISON ���� COMPANY, A CORPORATION AFFECTS: A PORTION OF PARCEL 1 (PLOTTED) IJ/I`ITEM 20 - ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM HOSPITAL ROAD FROM PARCELS C�JJ 1 AND 2 HAVE BEEN RELINQUISHED IN THE DOCUMENT RECORDED FEBRUARY 20, 1970 IN BOOK 9221, PAGE 804 OF OFFICIAL RECORDS. (PLOTTED) o- ITEM 21 - AN EASEMENT FOR STREET AND HIGHWAY AND INCIDENTAL PURPOSES, RECORDED APRIL 27, 1970 IN BOOK 9274, PAGE 206 OF OFFICIAL RECORDS. IN FAVOR OF: THE CITY OF NEWPORT BEACH, A MUNICIPAL CORPORATION AFFECTS: AS DESCRIBED THEREIN (PLOTTED) DATE: OCTOBER 4, 2017 THOM. GDE:888-H5 FILE: LOT MERGER DWG PROJECT N0:3565 How N WE _ �Yin� I lul.cir� n1- 601 E. GLENOAKS BLVD., SUITE 208 GLENDALE, CALIFORNIA 91207 PH. (818)243-0640 FAX: (818)243-0650 EMAIL:HENNON®AOLCOM WEB: HENNON.COM 07 SHT. 4 OF 4 SHTS EXIII OT "C TITLE MATTERS CONTINUED: V ITEM 24 — THE RIGHT TO EXTEND AND MAINTAIN DRAINAGE STRUCTURES AND EXCAVATION AND �J EMBANKMENT SLOPES BEYOND THE LIMITS OF THE 60.00 FOOT RIGHT OF WAY ADJOINING SAID LAND, CONVEYED TO THE STATE OF CALIFORNIA BY DEED RECORDED JUNE 30, 1934 IN BOOK 683, PAGE 248, OFFICIAL RECORDS, SAID EMBANKMENT SLOPES TO BE 1 M TO 1 SLOPES AND SAID EXCAVATION �� SLOPES TO BE 1 TO 1 SLOPES. AFFECTS PARCEL 6 (PLOTTED) 1/."�►-ITEM 25 AN EASEMENT FOR STORM DRAIN AND INCIDENTAL PURPOSES, RECORDED OCTOBER 21, 1959 �J IN BOOK 9112, PAGE 884 OF OFFICIAL RECORDS. IN FAVOR OF: THE CITY OF NEWPORT BEACH, A MUNICIPAL CORPORATION AFFECTS: AS DESCRIBED THEREIN (PLOTTED) (1/hr ITEM 26 —AN EASEMENT SHOWN OR DEDICATED ON THE MAP OF TRACT NO. 5854 ON FILE APRIL 23, /\ � 1985 IN BOOK 213, PAGES 38 AND 39, OF TRACT MAPS. FOR: STORM DRAIN AND INCIDENTAL PURPOSES. (PLOTTED) @X _INDICATES A PLOTTED TITLE ITEM DATE: OCTOBER 4, 2017 1M p p p THOM. GDE: 888—H5 H � �1 � �1 � V FILE: LOT MERGER.DWG Surveying & Mapping, Inc PROJECT NO:3565 601 E. GLENOAKS BLVD., SUITE 208 GLENDALE, CALIFORNIA 91207 PH. (818)243-0640 FAX: (818)243-0650 EMAIL:HENNON®AOLCOM WEB: HENNON.COM 02 Curve Table Curve # Length Radius Delta C5 141.50' 50.00' 162'09'08" C6 23.57' 15.00' 90'01'12" C7 38.35' 50.00' 43'56'41" C8 38.17' 50.00' 43'44'14" Line Table Line # Length Direction L13 92.51' S49'59'49"E L14 238.96' S25'02'50"W L15 413.11' N9'29'18"E L16 315.33' S86°14'38"E L17 111.56' SO'13'21"W L18 121.95' N40'00'11"E L19 34.95' N49'59'34"W L20 225.95' S40'02'11"W L21 50.00' N5'13'29"W MONUMENT NOTES: A — FD STD CITY OF NEWPORT BEACH BRASS DISC L22 121.43' N40'00'11"E MON IN WELL PER RS 185/8-12 L23 54.26' 540'02'11 "W B — FD L & TAG LS 5347, NO REF L24 50.00' S12'37'20"W C — FD 2" IRON PIPE LS 2707 PER RS 84/20 L25 237.46' N49'59'36"W D — FD STD CITY OF NEWPORT BEACH BRASS DISC MON IN WELL PER TR NO 5854 MM 213/38-39 DATE: OCTOBER 4, 2017 1M p p p THOM. GDE: 888—H5 H � �1 � �1 � V FILE: LOT MERGER.DWG Surveying & Mapping, Inc PROJECT NO:3565 601 E. GLENOAKS BLVD., SUITE 208 GLENDALE, CALIFORNIA 91207 PH. (818)243-0640 FAX: (818)243-0650 EMAIL:HENNON®AOLCOM WEB: HENNON.COM 02 Attachment No. PC 5 Project Plans 09 70 Atria Newport Beach Atria Senior Living GROSS BUILDING AREA Unit Name Unit Type GROSS BUILDING AREA Qty Beds Occupancy Area (SF) Renovation Status North Building - Basement 1 49 49 340 New Al -1A 2,892 Existing North Building - First Floor 89 571 33118 317 New 2 20,601 Existing North Building -Second Floor 2673 106 ---- —-- -317 New --- IRVINE, CA 92612 20,320 Existing South Building - Basomont A7 EXTERIOR ELEVATIONS PROJECT MANAGER: JOSHUA SMITH 4,234 New South Building - First Floor LG -OA MEMORY CARE -1 BED -- ------_--- — - - 39,145 New 'South Building - Second Floor I— - - -- -. ---- ----. ---- �Ip Douglas Pancake It=� Fil A R C H I T E C T S 19000 MACARTHUR BOULEVARD, SUITE 500, IRVINE, CA 92612-1460 T: 949.720.3850 • F: 949.720.3643 • WYVW.PANCAKEARCHITECTS COM 31,377 New 119,543 sq ft UNIT MIX: PROPOSED LAYOUT UNIT MIX Unit Name Unit Type Ratio Qty Beds Area (SF) Tctal (SF) AL -OA ASSISTED LIVING - STUDIO 1 49 49 378 6048 Al -1A ASSISTED LIVING -1 BED 1.25 71 89 571 33118 AL -2A ASSISTED LIVING - 2 BED 2 7 14 891 2673 106 141 SPACES SURPLUS 0.75 MAX i NJA IRVINE, CA 92612 A6 SECTION T: (949) 720.385) A7 EXTERIOR ELEVATIONS PROJECT MANAGER: JOSHUA SMITH LANDSCAPE RATIO I NJA JOSHUAS@PANCAKEARCHITECTS.COM LG -OA MEMORY CARE -1 BED 1 41 41 301 6020 LG -2A MEMORY CARE - 2 BED 2 1 2 445 445 IRVINE. CA 92612 169 195 TITLE SHEET 74, i06 Sq ft PARKING DATA PARKING SUMMARY ZONING REO ZONING REDD. BUILDING CODE RFOn PROVIDED NOTES PARKING -STANDARD AU GROSS FLOOR AREA C.I SPACE FOR EVERY 3 BEDS PARKING - ACCESSIBLE MATTHEW WINSRYG NIA _ 101 - 150 SPACES PARKING - ACCESSIBLE VAN BASEMENT FLOOR PLAN, i 65,5T2 Sr 1 I IN EVERY 6 PARKING -EASEMENT j N/A o ( 41.1% 17 OFFSITE PARKING EASEMENT SECOND FLOOR PLAN 65 1 106 141 SPACES SURPLUS PROJECT TEAM SHEET INDEX OWNER NEWPORT PROPCO. LP, C/O ATRIA MANAGEMENT ARCHITECTURE COMPANY, LLC. ZONING REO BLDG REO 300 EAST MAR14ET STREET, SUITE 100 T TITLE LOUISVILLE, KY 40202. AU GROSS FLOOR AREA T: (714) 267-5416 Al SITE PLAN MATTHEW WINSRYG NIA MATT.WINSRYG@ATRIASENIORLIVING.COM A2 BASEMENT FLOOR PLAN, i 65,5T2 Sr A3 FIRST FLOOR PLAN ARCHITECT j N/A o ( 41.1% (65,572 SF 1159,516 SF) X 100 (INCLUDES 5,509 SF OF A4 SECOND FLOOR PLAN DOUGLAS PANCAKE ARCHITECTS _ A5 ROOF PLAN 19000 MACARTHUR BLVD., SUITE 500. 0.75 MAX i NJA IRVINE, CA 92612 A6 SECTION T: (949) 720.385) A7 EXTERIOR ELEVATIONS PROJECT MANAGER: JOSHUA SMITH LANDSCAPE RATIO I NJA JOSHUAS@PANCAKEARCHITECTS.COM A8 EXTERIOR ELEVATIONS' ' PAVINGPERCEN-AGE A9 EXTERIOR ELEVATIONS CIVIL A10 GRADE PLANE DIAGRAMS - KFPP 18400 VON KARMAN AVENUE SUITE 600. CIVIL IRVINE. CA 92612 T: (949) 252-102 C0.01 TITLE SHEET PRINCIPLE: ALI KHAMSI ct.oa SURVERY ALI.KHAMSI@KPFF.COM C1.10 DEMOLITION PLAN r LANDSCAPE ARCHITECT C1.11 DEMOLITION PLAN CONCEPTUAL DESIGN AND PLANNING COMPANY C1.20 EROSION CONTROL PLAN, 3195-C AIRPOR- LOOP, STUDIO ONE C1,21 EROSION CONTROL PLAN COSTA MESA, CA 92626 T: (949) 399.0870 C1.30 GRADING PLAN PROJECT MANAGER: JOHN PALISIN C1.31 GRADING PLAN JPALISIN@CDPCINC.COM C1.40 PAVING PLAN ENTITLEMENT ADVISORS C1.41 PAVING PLAN MIG I ENTITLEMENT ADVISORS C1.50 UTILITY PLAN 5000 BIRCH, SUITE 400 EAST TOWER C1.51 UTILITY PLAN NEWPORT BEACH, CA 92660 T: (949) 717-7939 C5.01 CIVIL DETAILS CAROL MCDERMOTT CAROL@ENTITLEMENTADVISORS.COM. LANDSCAPE 1 OF 4 CONCEPTUAL LANDSCAPE PLAN - SITE PLAN 2 OF 4 CONCEPTUAL LANDSCAPE PLAN - ENLARGEMENTS 3 OF 4 LANDSCAPE PLAN - EAST ELEVATION BUILDING DATA 4 OF 4 CONCEPTUAL LANDSCAPE PLAN - PLANT MATERIAL SITE DATA BUILDING DATA ZONING REQ i BLDG REQ N 47QRLFA--- BUILDMIO HT ALLOWABLE AREA W/ INCREASE _ FAR (RATIO) FAR (ALLOWABLE AR( UNIT AREA COMMON AREA rrM LOrM AQFAAINIT RATIO XXXX SF XXXX SF ------- ._._..__._�..-....._ _.. 0.75 MAX N/A ... ....... _—..__......-... _.----- 119,637 SF MAX N/A .... ..------................... ----- NIA i N/A VICINITY MAP 0.75 119,543 SF 74,708 SF TITLE T PROJECT NO: 17016.00. . PLOT DATE: 2/21/2018 ZONING REO BLDG REO PROVIDED NOTES NIA NIA 159,510 SF / AREA iSF I ACRES) MIN LOT SIZE WA NIA NIA DUUJW90 FOOTPRINT NJA NfA i 65,5T2 Sr {26,060 SF NORTH BLDG * 39,312 SF SOUTH BLDG) ; LOT OVERAGE NIA j N/A o ( 41.1% (65,572 SF 1159,516 SF) X 100 (INCLUDES 5,509 SF OF I[ I I SHAFT AND VERT. CIRC. AREA NOT IN BLDG. GROSS) FAR 0.75 MAX i NJA 0 7494 1(119 543 SF 1159.516 SF) LANDSCAPE RATIO I NJA N/A I........ 43 6% OF SITE 69 676 SF(60 785 SF PERVIOUS/ 8,891 SF NON-PERViOU PAVINGPERCEN-AGE NIA —'— .. I NIA ... __ 15.2%OF SITE __._. (24.268 SF [SITE DRIVE +SIDEVVALKS]! 159,516 SF) X 100 BUILDING DATA ZONING REQ i BLDG REQ N 47QRLFA--- BUILDMIO HT ALLOWABLE AREA W/ INCREASE _ FAR (RATIO) FAR (ALLOWABLE AR( UNIT AREA COMMON AREA rrM LOrM AQFAAINIT RATIO XXXX SF XXXX SF ------- ._._..__._�..-....._ _.. 0.75 MAX N/A ... ....... _—..__......-... _.----- 119,637 SF MAX N/A .... ..------................... ----- NIA i N/A VICINITY MAP 0.75 119,543 SF 74,708 SF TITLE T PROJECT NO: 17016.00. . PLOT DATE: 2/21/2018 FI FVATOR AND EQUIP. 31,377 sq ft ELEVATOR) MECHANICAL MECH I I I I STAIR ELEC I I - - - - - - - - - - - - � I I I I 4,23Ift \ I I \ I \ I ELEVATOR AND MECHANICAL SHAFT � � I I \ \ i i i FU, Douglas Pancake A R C H I T E C T S 19000 MACARTHUR BOULEVARD, SUITE 500, IRVINE, CA 92612-1460 T: 949.720.3850 9 F: 949.720.3843 0 WVAV.PANCAKEARCHITECTS COM 3Gross Area: Second Floor SCALE: 1132" = 1'-0" 2Gross Area: First Floor SCALE: 1132" = V-0" Gross Area: Basement Floor SCALE: 1/32"= 1'-0" \ � I VVV I%WVSroc"% a%W"d l TVVV laio{4*I" ■WM'i §MVWW WIW 11 WA ViVVV- . ......... ... ....... .... ... ......... ......-------- GROSS BUILDING AREA - - --- - ---- ----- - . Occupancy Area (SF) Renovation Status North Building - Basement ............ .. ---- _- - 3,232 New North Building First Floor ... 317 New 20,601 Existing NOrtn t3uuaing second Floor -- --- _... -- -- - - --------------------------- --- - --317 317 New 20,320 Existing — --- - - — - ------.... - South Building - Basement ---------- - - --- - -- - - - - � � - • - ---- --• •---- hSouth Building -First Floor �-�-�-~�--���_--- 4,234 ----------- New - 39,145 New ._ _. ....,__.... ...................._ ._ ,.... m..w.._....................... South Building - Second Floor - --------- - -- - New 119,543 sq ft -- -- --- -----31,377 ------� P NEW SIDEWALK FOR BARRIER -FREE ACCESS 4 1 0 Douglas Pancake AWA R C H I T E C T S 19000 MACARTHUR BOULEVARD, SUITE 500, IRVINE. CA 92612-1460 T 949.720.3850 • F: 949.720.3843 • MAV.PANCAKEARCHITECTS COM ! I I I I I L I L... .. .'.. ..'. ..'. .'.'..'.'.'.'.'. .'.'. .'.'.. .'.'.'. .. . .'.'.. . . .'.'.'..'. .'. .. .'.'.'. .'. .. .. .. ....'... ....... f f I I � I I ! I I I I I L I L... — —— — — — — —— -- f f F I' ..'.'.' .'.''.' ..'.'.'.'.....'..'.'.'.'...:.'..'..'.'...'.'.'.. I " I I 1. I. f f F 1, z0'4r 1 EASEMENT �1 , 1 ,1 , 1 1 4 1 1 1, 1 1� \ 1m -' Basement South / 7 " / s�23A SCALE: 1116' = 1'-0" FU, Douglas Pancake A R C H I T E C T S 19000 MACARTHUR BOULEVARD, SUITE 500, IRVINE, CA 92612-1460 T: 949.720.3850 9 F: 949.720.3843 0 WVAV.PANCAKEARCHITECTS COM z r i 289'-11" i P P f LAUNDRY �A SF SOILED LI EN 47 SF C EAN LI 128 SF LINEN STORAGE WA STORAGE Atria Newport Beach Atria Senior Living 393 Hosiptal Road 14000 Hilaria Way, Newport Beach, CA 92663 ELEV -W9 ST. iF P O P. EST. i7 SF (I G I I I I I I I I LI I P r 2Basement North SCALE: 1/16'= T-0" I I: f f I I � I I I I `• I I I I , I. 1 \ I 1, z0'4r 1 EASEMENT �1 , 1 ,1 , 1 1 4 1 1 1, 1 1� \ 1m -' Basement South / 7 " / s�23A SCALE: 1116' = 1'-0" FU, Douglas Pancake A R C H I T E C T S 19000 MACARTHUR BOULEVARD, SUITE 500, IRVINE, CA 92612-1460 T: 949.720.3850 9 F: 949.720.3843 0 WVAV.PANCAKEARCHITECTS COM z r i 289'-11" i P P f LAUNDRY �A SF SOILED LI EN 47 SF C EAN LI 128 SF LINEN STORAGE WA STORAGE Atria Newport Beach Atria Senior Living 393 Hosiptal Road 14000 Hilaria Way, Newport Beach, CA 92663 ELEV -W9 ST. iF P O P. EST. i7 SF (I G I I I I I I I I LI I P r 2Basement North SCALE: 1/16'= T-0" 11'_' 23'-0" 27.6' 23'-6' 23'-0' 11'-3" 8' 8" 24'-6" 285' 82-10' 20•S"_ 36-10' h \\ AL -1A - - AL -0A I $ \ ALT 1 AL -IA AL-IAJ�MM AL -IA AL -IIA AL -IA AL -IA AL -IIA 2SSF \ * 530 SF 537 SF T537 SF 537 SF T537 SF 537 SF T* 537 SF 537 SF 20CC F DISCOVERY / 20' d' N 3 OCC 3 OCC 3 OCC 3 OCC 3 OCC 3 OCC 3 OCC 3 OCC ? , u, 5 SF EASEMENT r` b> I AL -26 935 SF 5 OCC 9, STAIR 9• �1• :9. AL -1A 2, 537 SF 6 3 OCC AL -1 A 537 SF 3 OCC AL -1 A 537 SF 3 OCC ALAR X 3 OCC AL -1A I AL4A 537 SF 537 SF 3 DOC 3 OCC C010]11:;f/1-.11 CORRIDOR SUPPORT 11111, 1 ,7a U nrr C2 `y STAIR4 CCC LOBBY i AL -0A ED 90c16 c 1 375 SF C$D MSF .HALL v t I Eftimmm AL -0A 375 SF 2OCC AL -0A 375 SF M."" AL -0A ALT 358 SF 2 OCC 'STAIR RSD 1 149 SF I 1 uLC MEC CCC 91 SF RTI G 1 ac A"s SF 0 DM CBD IQ; SF BB' 104 SFn T er5l'. C� 71 TOILET 1 OCC 92 SF 184S-- 64S'1 IXC ISTP, HALLWAY 149S NTR 100CC orcc 103 SF l OCC ELEV PRIVATE i 208 SF L 11'_' 23'-0" 27.6' 23'-6' 23'-0' 11'-3" 8' 8" 24'-6" 285' 82-10' 20•S"_ 36-10' h \\ AL -1A - - AL -0A I $ \ ALT 1 AL -IA AL-IAJ�MM AL -IA AL -IIA AL -IA AL -IA AL -IIA 2SSF \ * 530 SF 537 SF T537 SF 537 SF T537 SF 537 SF T* 537 SF 537 SF 20CC F DISCOVERY / 20' d' N 3 OCC 3 OCC 3 OCC 3 OCC 3 OCC 3 OCC 3 OCC 3 OCC ? , u, 5 SF EASEMENT r` b> I AL -26 935 SF 5 OCC 9, STAIR 9• �1• :9. AL -1A 2, 537 SF 6 3 OCC AL -1 A 537 SF 3 OCC AL -1 A 537 SF 3 OCC ALAR X 3 OCC AL -1A I AL4A 537 SF 537 SF 3 DOC 3 OCC C010]11:;f/1-.11 CORRIDOR SUPPORT 11111, 1 ,7a U nrr C2 `y STAIR4 CCC LOBBY i AL -0A ED 90c16 c 1 375 SF C$D MSF .HALL v t I Eftimmm AL -0A 375 SF 2OCC AL -0A 375 SF M."" AL -0A ALT 358 SF 2 OCC 'STAIR RSD 1 149 SF I 1 uLC MEC CCC 91 SF RTI G 1 ac A"s SF 0 DM CBD IQ; SF BB' 104 SFn T er5l'. C� 71 TOILET 1 OCC 92 SF 184S-- 64S'1 KITCHEN 1.561 SF 8000 DINING ROOM 1,595 SF 105m(; 2OCC I Xr- r DECK PRE -DINING 576 SF 38 CCC — 1:41� I 1.565 SF CCC 0 DM CBD IQ; SF I 78 SF 1V SF CO- MEN / 1 OCC i OCC 184S-- 64S'1 IXC ISTP, HALLWAY 149S NTR 100CC orcc 103 SF OCC ELEV PRIVATE 208 SF 14oCC CORRIDOR DECK PRE -DINING 576 SF 38 CCC 63 First Floor South SCALE: 1116"= V-0- FU, Douglas Pancake A R C H I T E C T S 19000 MACARTHUR BOULEVARD, SUITE 500, IRVINE, CA 92612-1460 T: 949.720.3850 9 F: 949.720.3843 0 MAV.PANCAKEARCHITECTS COM "' 480CC YQ 280 SF 1� SF 114 SF 1 I00is 6e i4AUNDR 1 (E) CANTILEVERED 00CQ 1 BALCONIES LG -0A ALT 3 LG -0A 276 SF 274 SF 1 DOC ' LG -0A I 00 LG -OA 27A $F LG -0A LIBRARY SERVICE /"'� I 27a SF OCC ALT 5 2<SIFOCC p 5 V 18,8, LG -0A SF 1 OCC �� 0 DINING A 1 �' "Py ?7o cF 'CC ` L COURTYARD I 7W SF LG -0A 653 SF 49 OCC ELEV $F I CORRIDOF ALTS MUSIC p 72 SF I 3,937 SF 276 SF 375 SF LG E D 25 OCC G SP LSALON ' 12 SF SF t I 112SF 1OCC NU SE / CHA OCC I OCC �r LI _ 146 SF I OCC -"" r LG -0A ACTNITY r LG -0A 74 SF eI arALT 1A 277 SF 1 occ \ 1 1 465 S LIMING 41 OOC LG -0A ALT 1A 1 OCC 31 OCC r LG -0A G•OA 1 OCF Cl LG -0A 277 SF 1 ARRV �(_� L"A TSF 1 OCC 241 3F ,r r�r { LG -0A 4 SF FK 160 C \i LG -0A ALT 1A OL DCC 1 EV -� LG -0A ALT 1A 77 SF 277 SF OCC EV LG -OA' ALT 1A 1 ODC 1 ALT 1A 77 4 ' LG -0A 277 SF OCC f � _ -`T J , LG -0A SF 1 CCC l LG -0B V770SF 1 211 SF 3% SF DC__C��qq 20CC I 20'-0' EASEMENT/ I. �m . I. I. I � 1 LG -0A LG -2A LG -0A 269 SF sp �P SF LG -0A 269 SF 1 VLAI 3 LG4)A 269 SF 1 OCC 274 SF 1 OCC 1 ODC LG -0A LG -0A 80 SF LG -0 280 SF 1 OCC LG -0A 181 s 1 UCLI LG -0 280 SF 1 OCC �' LG -OA 281S 1 OCC _ 274 SF 10CC', J_= _ __-- t OCC r 280 SF I OCC I I I LANG ROOM I 1.565 SF 106 OCC 0 _o I I I 28'•9' / 63 First Floor South SCALE: 1116"= V-0- FU, Douglas Pancake A R C H I T E C T S 19000 MACARTHUR BOULEVARD, SUITE 500, IRVINE, CA 92612-1460 T: 949.720.3850 9 F: 949.720.3843 0 MAV.PANCAKEARCHITECTS COM "' 480CC YQ 280 SF 1� SF 114 SF 1 I00is 6e i4AUNDR 1 (E) CANTILEVERED 00CQ 1 BALCONIES LG -0A ALT 3 LG -0A 276 SF 274 SF 1 DOC ' LG -0A I 00 LG -OA 27A $F LG -0A LIBRARY SERVICE /"'� I 27a SF OCC ALT 5 2<SIFOCC p 5 V 18,8, LG -0A SF 1 OCC �� 0 DINING A 1 �' "Py ?7o cF 'CC ` L COURTYARD I 7W SF LG -0A 653 SF 49 OCC ELEV $F I CORRIDOF ALTS MUSIC p 72 SF I 3,937 SF 276 SF 375 SF LG E D 25 OCC G SP LSALON ' 12 SF SF t I 112SF 1OCC NU SE / CHA OCC I OCC �r LI _ 146 SF I OCC -"" r LG -0A ACTNITY r LG -0A 74 SF eI arALT 1A 277 SF 1 occ \ 1 1 465 S LIMING 41 OOC LG -0A ALT 1A 1 OCC 31 OCC r LG -0A G•OA 1 OCF Cl LG -0A 277 SF 1 ARRV �(_� L"A TSF 1 OCC 241 3F ,r r�r { LG -0A 4 SF FK 160 C \i LG -0A ALT 1A OL DCC 1 EV -� LG -0A ALT 1A 77 SF 277 SF OCC EV LG -OA' ALT 1A 1 ODC 1 ALT 1A 77 4 ' LG -0A 277 SF OCC f � _ -`T J , LG -0A SF 1 CCC l LG -0B V770SF 1 211 SF 3% SF DC__C��qq 20CC I 20'-0' EASEMENT/ I. �m . I. I. I � 1 LG -0A LG -2A LG -0A 269 SF sp �P SF LG -0A 269 SF 1 VLAI 3 LG4)A 269 SF 1 OCC 274 SF 1 OCC 1 ODC LG -0A LG -0A 80 SF LG -0 280 SF 1 OCC LG -0A 181 s 1 UCLI LG -0 280 SF 1 OCC �' LG -OA 281S 1 OCC _ 274 SF 10CC', J_= _ __-- t OCC r 280 SF I OCC a I m 39T' -Y t- / 22'4' / 23'-6" &-a. 2Y4r 22'-B" / 23-0' / 11'-3" 8'4r 24'-0" 109'-3" 20'•9" 3V-10' \ AL-tA - AL -0A 375 SF ALT 1 AL -IA 753� AL-IA AL -IIA AL -IA AL -IA AL -IA 20CC ' 530 SF 536 SF 536 SF 536 SF 536 SFT 536 SF 536 SF 3 OCC 3 OCC 3 OCC 3 OCC 3OCC 3 OCC 3 OCC L\ RCK "�'� jff'rE 73 SF Ic A 27 1 L• 2 1 i L 2 I _ AL -26 375 SF UNISE UNISEX --. - --- CORRIDOR 2Mr 87 SF 85SF ,\ CORRIDOR AL -0A .occ ; SUPPORT ;POR f. 375 SF AL•OB t_= 42 Sc ELEV 2000 _ ce inrr 2 OCC SALON q I \ AL -1A AL -1A AL -OA :. STAIR 536 SF 536 SF 375 SF s CCC \ 3OCC 3OCC A5SP 65 KRM AL -1A `'� \ SF EASEMENT AL -1A 536 SF QUIF 1 0^: 3 OCC 375 SF ELEV *\ AL -IA AL -IIA OCC \ 536 SF _ \ 3 OCC ALT 1 530 SF 30CC CORRIDOR AL-1AAL-0A DECK - 536 Sf 36 S I \ 30CC 2 0 SF — 30CC AL -0A ALT \ AL -1A FITNESS \ AL -IA 536 SF \' 536 SF ��, � 2 OCCF d5p SF / �!- 30-11 26'-9' / s �3 OCC 3 OCC YOGA 9 ocC ' / / 59'/B.. / AL4A \, T OCC 536 SF AL -0C d5 S 30CC 452 SF �. z occ STAIR i ? , DECK i b, AL -1A '32 SFAL-lA 536 SF DECK a1'0 J 536 F \\ AL -2D SUP78 SF AL -1A 3 CCC lzx 3 UI:C / I OCC 330 3F ,•- �' _ ,. . O. AL -IA 536 SF ��. 536 SF 30CC \ w 30CC f .. AL -1A s 93O 3F a' SUPPORT AL -1A 30CC ?O dol SF 536 SF ILI/-IA REFERENCE AL \ 538 SF / ti�1 $ NORTH 30CC .' AL -IIA AL -1A 536 SF 536 SF. AL -IIA 30CC 1T. 30CC 536 SF \ 30CC / J6 AL•2C ' .,\.` 732 SF ? 400C AL -0D AL -0D 9A AL -0D 9B ALT9 270 SF 270 SF 272 SF [7L -OG I AL -0D AL -0D \ \ 1 OCC 1 OCC 1 OCC 38 SF - I AL -0D ALT 1 E 274 CCr SF AL -0D WC W _ 2000 I _ ALT IE 274 SF ALT 8 " Q76 SF - 122 S 1275E AL -0D AL D 274 SF 1 CCC 27. 3F 1 LIALIAL-0F ALT 1 1 OCC RF SF 264 SF '�, 274 SF AL -OD I CCC ~LG -0A 443 SP 1 OCC ALT 8 276 SFNEW 2OCC �p - AL -00 274 SF 1 OCC AL -013 AL -0D AL -0E AL -0D 274 SF I OCC ALT 8 ALT to YA SF ALT 1 1 pcc _ AL-OD276 SF 276 SF 2 OCC AL -0D 274 SF I OCC274 SF 1 OCC q ALT 8 AL .00 1 �' 276 SF 274 SF OCC AL -011) OPEN AL -0D AL -0D 1OCC Al AA AL -0D �1p Douglas Pancake �.�A R C H I T E C T S 19000 MACARTHUR BOULEVARD, SUITE 500, IRVINE, CA 92612-1460 T: 949.720.3850 9 F: 949.720.3643 0 WYM PANCAKEARCHITECTS COM i i l rFF 71 �1p Douglas Pancake �.�A R C H I T E C T S 19000 MACARTHUR BOULEVARD, SUITE 500, IRVINE, CA 92612-1460 T: 949.720.3850 9 F: 949.720.3643 0 WYM PANCAKEARCHITECTS COM (E) CANTILEVERED PROJECTIONS OVER BALCONIES NOTE: ALL ROOF MOUNTED MECHANICAL AND ELECTRICAL EQUIPMENT SHALL BE SCREENED FROM VIEW f 20'•0" EASEMENT REMOVABLE TENISLE FABRIC AWNINGS 20'-0" EASEMENT i i Roof South SCALE: 1/16" = 1'-0" 2 Roof North SCALE: 1116"= 1'-0' Atria Newport Beach Atria Senior Living 393 Hosiptal Road 14000 Hilaria Way, Newport Beach, CA 92663 i rFF 71 i (E) CANTILEVERED PROJECTIONS OVER BALCONIES NOTE: ALL ROOF MOUNTED MECHANICAL AND ELECTRICAL EQUIPMENT SHALL BE SCREENED FROM VIEW f 20'•0" EASEMENT REMOVABLE TENISLE FABRIC AWNINGS 20'-0" EASEMENT i i Roof South SCALE: 1/16" = 1'-0" 2 Roof North SCALE: 1116"= 1'-0' Atria Newport Beach Atria Senior Living 393 Hosiptal Road 14000 Hilaria Way, Newport Beach, CA 92663 X10'-1 51/64"/ 14'-2318" _ *35'-4" Maximum Parapet Height - North Roof Peak - North +27'-3" Maximum Parapet Height - South A1U- AVeraae r5Parapet- South +22'•0" R—outhSouthS +18-1112" Second Floor - North +11' 0- Second Floor - South *8-7 112" Firsl F� loor - North - -0" 0.. First Floor - South 2.41 Basement - North -11'-0" Basement - South /10'-1 51164"/ 14'-2318" / I I REMOVABLE TENSILE FABRIC AWNINGS i 1 G-•E`r' LIVING & DINIG AL Ut LOBBY C�RF LIVING ROOM ACTIVITY ROOM 1 ' , ♦♦0���♦♦`♦O♦♦�♦`gip♦�♦♦�` ♦ `♦♦♦♦�♦�♦♦♦♦O♦♦♦♦Q♦♦♦�,`�♦1♦`�`♦♦♦♦♦♦�♦`�O♦♦♦♦♦♦`�►♦O♦♦♦♦`O♦♦♦♦♦`♦`�♦♦♦♦`♦``O� O O •� O ♦/ 01p Douglas Pancake �.�A R C H I T E C T S 19000 MACARTHUR BOULEVARD, SUITE 500, IRVINE, CA 92612-1460 T: 949.720.3850 9 F: 949.720.3843 0 WVAV.PANCAKEARCHITECTS COM MEO DORI AED ROOM I AL LO_ ['NURSE/CHART 11 SALON tl LG ED N LGEUNIT EI LG Atria Newport Beach Atria Senor Living 393 Hosiptal Road 14000 Hilaria Way, Newport Beach, CA 92663 UNIT I LG UINIT 1 L IIUNIT 1] LG TWIT PARKING LG UNIT EI LG UNIT LG UNIT TO PROTECT PIPE EXISTING STORM PIPE (24" DIAMETER) BETWEEN BUILDINGS SECTION 1 SCALE: 3)32"= 1'-0" AL UPiIT AL UNIT AL UNIT AL UNIT AL UNIT AL UNIT i AL UNIT AL UNIT Al LO_ ['NURSE/CHART 11 SALON tl LG ED N LGEUNIT EI LG Atria Newport Beach Atria Senor Living 393 Hosiptal Road 14000 Hilaria Way, Newport Beach, CA 92663 UNIT I LG UINIT 1 L IIUNIT 1] LG TWIT PARKING LG UNIT EI LG UNIT LG UNIT TO PROTECT PIPE EXISTING STORM PIPE (24" DIAMETER) BETWEEN BUILDINGS SECTION 1 SCALE: 3)32"= 1'-0" It _ 241_•0" -2" 21'-10" 23'-6" 231-811 -.-._._ 33'-4" +/- 24'-5" T-1 - W-1 -- T-1 i T-1 W-3 -i - W-1 T-2 - W 4 I - T•1 T-2 r- W 3 - T-1 T3 W 3- -I - W-3 ------- ----------7-7-----------t-_-�_-------------------_- _-- - • • It A Mod a., z4I 1. PI •v1�iYt%.idi�l�c•�ii[."k'4'is��ifac r 1 EAST ELEVATION - NEW BLDG SCALE: 1/8" = 1'-0" ai w - c 20'-0" 10' 6� 14' 0" 10 8 ........--- 14' 0" __ _ _. 10'-8" 14_0" 10'-8"........_._ 14' 0" _.._ 10'•8" _ 14'-0. 10.7„ 26. 6. i EASEMENT ! 10.8. - 14'0 I i +35'-4" Maximum -- - � - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - arapetHeight-North F-1 T-1 W-3 W-1 T-1 W-3 T-2 W-1 T-1 T-2 W-1 W-3 - W-1 T-1 T-2 W-1 iN3 W-1 T-1 I T-2 W-1 W 3 W-1 T-1 T-2 W-1 W 3 W-1 T-1 T-2 W1 W-3 W-1 T-1 T-2 W-1 W-3 W-1 i-1 T-2 W-1 W$ W-1 T-1 T-2 W-1 W-3 A+31'-0 i �ROof Peak - North *2Maximum • • : • • _ • • • • • •-i" • • t- • • . PT-3"arapet Height -South _ I . OT _ _21';10' Average • • • • • • • • �ROoapet- South Par I ` +99 ^ Ra of_nSoulh • • • • • • • • r~ • - - t I - - • • •r.�t� • • r •�� •••mmmmmomr ,'A 1 • 18"'47 I' r r r ct r OS cond Floor • Nonh ti�1 t� O FE, r . �- • . • v _ '- it "iirl.'OTI'i • • 1=r may, _ .� %iI '' i .,.�I"• �. a• s .1 ice^ �• • I w• -. : ..'. i '~ A T"b�.. ill'•.\ •• ' �• ."' bf . - • �rZ l • L. ` 1 i 1 ' �' 1 •i rte'. tf w•i ...► • ^. - 7ti% s n' SCCOnd Floor - SOU1h 1 :► �!M: -�1 �«`•''C`.r :1 ...s.ler z,t• • .• Tml `w A li :•:Zr' i�t�`�"t•�1 _ e1�k "w•T: `. 1 . 2A_w'rt� •UZt • ti.. �. Awl"•_ K f y d. :1 s�lL►. ♦} a� • ��l. y, • : S R.t p "1• E'�1�.w i 3 •fit `1_�•J::� �,�P-.�`�'•41 sY i L1�'=�-f�X _ siS _.:_�`i+1t'.i•.ivvb'�.:.`^ • r '_ice_' i� Y •�wAA1Y•1aR:S'.e•'� �Fi=o#al ��ii�yM' •7I s �► ••��y 'f1 tom• �►t!i�i..iR r s, r �y�p "vT►1C. _��•x A..i- ��. 1 . ♦ '►• �•�g {� \Y 4 N r • i.I i w i ♦ �F •1F)7 - I '1� ��'w•L __ , +� - AIYY3.•i� J �► i " !F. !ice •3i,�.�f -4 �I.A _.i. Jw t. !.h♦p� y7112•'1 S3 :dSS.t'�•� • • d i!w4..%4 .1t d? tci a t;► . w 1:" 1ST ?d•�: �a'><i 1 it 1 Q 4•f. 4 :. �' -� �1 ` d�� • '!y�'r - y'u.. �� wi' - - •+• -• r a-. _.. w't. -F • . '-T ♦�a .{•� + .M .y y. w C 4b 1 - .- _r_ • .� • - . �.. T • -�>Y'� � !E _ R r_Z . 4 . S yjl !i d / /1 •i t• M'�. l a1. .'� 1� d al.P 1r� i} _ t'1:•` 11t. JM 1 1 1 Qf� • A 1�` `Yw .."a'i L� �►_ V s� �I M1. t t �}r • _ �1�•, C. _ :b s •... a..l. ♦ W `it` v,4�Q •'. i�✓ X 1- i T ilfE'+ . b �, a • •yam�••. _� r • v r 1 • "tf► • 8• �• ' O ri C 2• ■•v • •-'ti+'• ••.� 1 t1T1 .tr _bla,1�.• rt�r �{ t • i �!. •"� �iw' �! •a.5 •7�i-: ! " - �. •.! 7� h >> 4 . ' _ O••.rl �, f t- alt' u w .. �• •t • "f -� h .. ! , c .. r / ♦ O o • Zl c t 4. a f a • S l?t AS iF. _tia First Floor •North r. �r..a • G t w # ta1� •� A iv r . `'1'y! • N •r•�. N , ')•Pti =. �i.'£�sw�•... .. = Yt U. • Ti • �, .i*r L tr-• t� • i _.4' } rly�v'r•-^•y%'• `\ t. �l�R- •.•.� �'.1 l.IP.1v L�•♦a -•t" • ri ♦ '^• Y���r� y` , a'yy�.r "•t '' _ 15rA LL -9_ Wit'• A�• _Y♦. •�- ` + 4' i ff i •w.• a✓.-•. 1 �3-ij 1.}�14 .�1•i t•w. •y `�♦' ~•i' '! �'�,A ".- ♦ _ . G♦SP w. ;•-t�{p., ti •.��ry t \ M.' -•a b r. ` __22�a �.. b.t ...\�R:t • L' ♦ '~•"�' ' .! _�. • !S. _ ) �!�5- ' •A ♦ !l- __ < b -' Y .j�� ♦� - .. G• '•,i aH" _" r, .1 - rl ��, i. - i.' �.. al _ .yy'}M1.��'r• `•t t a� •t"n• 1w11 ^.TI •�'i 1-. �""..-A. ai+/ ..7 .t-�>`•�1�j :.Yi• jK �p • �• •. ✓ ,. •'"��1 _.. • ,.ri r.. i. , ... �t'l.ft :=°A'�'4.1. • + �, tb X ••` o r ` -�..• • j'`ti .'4+h♦. 't• 4 '9Y C '. . ?, •• r '•{P,•^, .y��7� �' I. .iJ: ."J•_�.-. �4� 'i- w'�'{ ♦ iw• /}i'� ;i /!,t �' "•7 f ' _ • .�, ` y ♦ " 1� T • ` :�.1'' . �T•=• K il�'1 i 'u ,j� I �' •i •A.l�i 1 _ f•.1 •.•i �•. '�'a'i. • ,• - ` -� i tr• . w • C�~'.d(t e•wL u.'i�L♦./1 :.t :31r y w .� l `b �' J' ate• 1 tiht . '•Je t� _+l ,. '. _! j1e� • • _ r s4 •<- •'"1� • - s . a. ' ,. . :•r. . y .a♦» _ • .R ► a . •T t • � 1 F -J. ,p{t, '/. •JI. �Qt � I, �-f _a b{ W• / 1 � Y• � �_.` � �1,��� )i. ��. �� t � y 1 Y ! �'V. `0 •fit •/, ,wT� •'1►�',� ••w .♦�y 't.�► -O.' ni�.�• r► �.. iY1 4•Y s-.Fi . t '' •,,ji _III'.# - y �'-1 F . �Y• 1'�(/ , �7 -};f ... (L . R rr i , b 1 .• �}. 1 :�' -.T d• ••. �.'• t: S�1'�. �Tr�� 1 1 _ !_ t" 1' ]s t s •.. EV S �F S L`�+ �?k' ;e7 . K ` t lit � . ►1 +� K't. tw: N �� t .iF1i NSI:. Lt'• w1' v . Y ..� 1 First Floor • SoulA r•- _ �. �1 oil 4�'♦-" � Y`i-.YS A . �-4 w •tS\ ♦_ ' • ,•yr• �' � .i t t . ♦ '�+•' F `� f�� •�1u ..F.? "�_J\ f.. -c A. .i: lw{."._ - +K1 1 •A1� .t '!.S V t u +�.d'L k. _. i .�►s p •. id. . �..•._•.••`S�`•••_tiviL.�i'.'•f..s"Yf,r C. ' •.5., EXTERIOR FINISHES a1 w . ' EXTERIOR WALLS STUCCO W1 21 TYPE: EXTERIOR PLASTER CEMENT . . . . . . J ICBO NO.: STUCCO W-2 UI H STUCCO' W-3 MANUF: 20'-0" _ +35'-4" Maximum EASEMENT WOOD 51DIN3. W-4 Parapet Height -N 29'-8" TYPE: WOOD COLOR: WEATHERED _ ICBO NO.: ANODIZED BRONZE T-1 +31,,0. TRIM TYPE: - ooi Peak - N. . ICBG NO.: FOAM TRIM T-2 MANUF: WITH STUCCO FINISH TYPE: FOAM WITH STUCCO +2i•3- Maximum -- --- ------------ -----�---------,-- METAL RAILING -3 ParapetHeighl- 9. • TYPE: _ +23'-t0* Avwa e i REMOVABLE F-1 ooi Parapet- S. TFN5ILE FABRIC;- TYPE: - - � COLOR: WHITE ICBO NO.: � +22'•0" 0M+16'-7 112' nd Floor - N. 1 . I ■ +11' 0' �Seoond Floor - S. ' � '� -- � 1 ' � ♦8' 7 1/21/2" ,; �y�t�}► irsrF t Ftoor • N. Mod a., z4I 1. PI •v1�iYt%.idi�l�c•�ii[."k'4'is��ifac r 1 EAST ELEVATION - NEW BLDG SCALE: 1/8" = 1'-0" ai w - c 20'-0" 10' 6� 14' 0" 10 8 ........--- 14' 0" __ _ _. 10'-8" 14_0" 10'-8"........_._ 14' 0" _.._ 10'•8" _ 14'-0. 10.7„ 26. 6. i EASEMENT ! 10.8. - 14'0 I i +35'-4" Maximum -- - � - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - arapetHeight-North F-1 T-1 W-3 W-1 T-1 W-3 T-2 W-1 T-1 T-2 W-1 W-3 - W-1 T-1 T-2 W-1 iN3 W-1 T-1 I T-2 W-1 W 3 W-1 T-1 T-2 W-1 W 3 W-1 T-1 T-2 W1 W-3 W-1 T-1 T-2 W-1 W-3 W-1 i-1 T-2 W-1 W$ W-1 T-1 T-2 W-1 W-3 A+31'-0 i �ROof Peak - North *2Maximum • • : • • _ • • • • • •-i" • • t- • • . PT-3"arapet Height -South _ I . OT _ _21';10' Average • • • • • • • • �ROoapet- South Par I ` +99 ^ Ra of_nSoulh • • • • • • • • r~ • - - t I - - • • •r.�t� • • r •�� •••mmmmmomr ,'A 1 • 18"'47 I' r r r ct r OS cond Floor • Nonh ti�1 t� O FE, r . �- • . • v _ '- it "iirl.'OTI'i • • 1=r may, _ .� %iI '' i .,.�I"• �. a• s .1 ice^ �• • I w• -. : ..'. i '~ A T"b�.. ill'•.\ •• ' �• ."' bf . - • �rZ l • L. ` 1 i 1 ' �' 1 •i rte'. tf w•i ...► • ^. - 7ti% s n' SCCOnd Floor - SOU1h 1 :► �!M: -�1 �«`•''C`.r :1 ...s.ler z,t• • .• Tml `w A li :•:Zr' i�t�`�"t•�1 _ e1�k "w•T: `. 1 . 2A_w'rt� •UZt • ti.. �. Awl"•_ K f y d. :1 s�lL►. ♦} a� • ��l. y, • : S R.t p "1• E'�1�.w i 3 •fit `1_�•J::� �,�P-.�`�'•41 sY i L1�'=�-f�X _ siS _.:_�`i+1t'.i•.ivvb'�.:.`^ • r '_ice_' i� Y •�wAA1Y•1aR:S'.e•'� �Fi=o#al ��ii�yM' •7I s �► ••��y 'f1 tom• �►t!i�i..iR r s, r �y�p "vT►1C. _��•x A..i- ��. 1 . ♦ '►• �•�g {� \Y 4 N r • i.I i w i ♦ �F •1F)7 - I '1� ��'w•L __ , +� - AIYY3.•i� J �► i " !F. !ice •3i,�.�f -4 �I.A _.i. Jw t. !.h♦p� y7112•'1 S3 :dSS.t'�•� • • d i!w4..%4 .1t d? tci a t;► . w 1:" 1ST ?d•�: �a'><i 1 it 1 Q 4•f. 4 :. �' -� �1 ` d�� • '!y�'r - y'u.. �� wi' - - •+• -• r a-. _.. w't. -F • . '-T ♦�a .{•� + .M .y y. w C 4b 1 - .- _r_ • .� • - . �.. T • -�>Y'� � !E _ R r_Z . 4 . S yjl !i d / /1 •i t• M'�. l a1. .'� 1� d al.P 1r� i} _ t'1:•` 11t. JM 1 1 1 Qf� • A 1�` `Yw .."a'i L� �►_ V s� �I M1. t t �}r • _ �1�•, C. _ :b s •... a..l. ♦ W `it` v,4�Q •'. i�✓ X 1- i T ilfE'+ . b �, a • •yam�••. _� r • v r 1 • "tf► • 8• �• ' O ri C 2• ■•v • •-'ti+'• ••.� 1 t1T1 .tr _bla,1�.• rt�r �{ t • i �!. •"� �iw' �! •a.5 •7�i-: ! " - �. •.! 7� h >> 4 . ' _ O••.rl �, f t- alt' u w .. �• •t • "f -� h .. ! , c .. r / ♦ O o • Zl c t 4. a f a • S l?t AS iF. _tia First Floor •North r. �r..a • G t w # ta1� •� A iv r . `'1'y! • N •r•�. N , ')•Pti =. �i.'£�sw�•... .. = Yt U. • Ti • �, .i*r L tr-• t� • i _.4' } rly�v'r•-^•y%'• `\ t. �l�R- •.•.� �'.1 l.IP.1v L�•♦a -•t" • ri ♦ '^• Y���r� y` , a'yy�.r "•t '' _ 15rA LL -9_ Wit'• A�• _Y♦. •�- ` + 4' i ff i •w.• a✓.-•. 1 �3-ij 1.}�14 .�1•i t•w. •y `�♦' ~•i' '! �'�,A ".- ♦ _ . G♦SP w. ;•-t�{p., ti •.��ry t \ M.' -•a b r. ` __22�a �.. b.t ...\�R:t • L' ♦ '~•"�' ' .! _�. • !S. _ ) �!�5- ' •A ♦ !l- __ < b -' Y .j�� ♦� - .. G• '•,i aH" _" r, .1 - rl ��, i. - i.' �.. al _ .yy'}M1.��'r• `•t t a� •t"n• 1w11 ^.TI •�'i 1-. �""..-A. ai+/ ..7 .t-�>`•�1�j :.Yi• jK �p • �• •. ✓ ,. •'"��1 _.. • ,.ri r.. i. , ... �t'l.ft :=°A'�'4.1. • + �, tb X ••` o r ` -�..• • j'`ti .'4+h♦. 't• 4 '9Y C '. . ?, •• r '•{P,•^, .y��7� �' I. .iJ: ."J•_�.-. �4� 'i- w'�'{ ♦ iw• /}i'� ;i /!,t �' "•7 f ' _ • .�, ` y ♦ " 1� T • ` :�.1'' . �T•=• K il�'1 i 'u ,j� I �' •i •A.l�i 1 _ f•.1 •.•i �•. '�'a'i. • ,• - ` -� i tr• . w • C�~'.d(t e•wL u.'i�L♦./1 :.t :31r y w .� l `b �' J' ate• 1 tiht . '•Je t� _+l ,. '. _! j1e� • • _ r s4 •<- •'"1� • - s . a. ' ,. . :•r. . y .a♦» _ • .R ► a . •T t • � 1 F -J. ,p{t, '/. •JI. �Qt � I, �-f _a b{ W• / 1 � Y• � �_.` � �1,��� )i. ��. �� t � y 1 Y ! �'V. `0 •fit •/, ,wT� •'1►�',� ••w .♦�y 't.�► -O.' ni�.�• r► �.. iY1 4•Y s-.Fi . t '' •,,ji _III'.# - y �'-1 F . �Y• 1'�(/ , �7 -};f ... (L . R rr i , b 1 .• �}. 1 :�' -.T d• ••. �.'• t: S�1'�. �Tr�� 1 1 _ !_ t" 1' ]s t s •.. EV S �F S L`�+ �?k' ;e7 . K ` t lit � . ►1 +� K't. tw: N �� t .iF1i NSI:. Lt'• w1' v . Y ..� 1 First Floor • SoulA r•- _ �. �1 oil 4�'♦-" � Y`i-.YS A . �-4 w •tS\ ♦_ ' • ,•yr• �' � .i t t . ♦ '�+•' F `� f�� •�1u ..F.? "�_J\ f.. -c A. .i: lw{."._ - +K1 1 •A1� .t '!.S V t u +�.d'L k. _. i .�►s p •. id. . �..•._•.••`S�`•••_tiviL.�i'.'•f..s"Yf,r C. ' •.5., EXTERIOR FINISHES . ' EXTERIOR WALLS STUCCO W1 MANUF: TYPE: EXTERIOR PLASTER CEMENT . . . . . . COLOR: LIGHT BEIGE ICBO NO.: STUCCO W-2 NOT USED STUCCO' W-3 MANUF: TYPE: EXTERIOR PLASTER CEMENT - COLOR: MEDIUM BEIGE ICBO NO.: WOOD 51DIN3. W-4 MANUF: TYPE: WOOD COLOR: WEATHERED ICBO NO.: ANODIZED BRONZE T-1 MANUF: TRIM TYPE: - COLOR: ANODIZED BRONZE . ICBG NO.: FOAM TRIM T-2 MANUF: WITH STUCCO FINISH TYPE: FOAM WITH STUCCO COLOR: LIGHT BEIGE . . . . . . . . . . . ICBG NO.: METAL RAILING -3 MANUF; TYPE: COLOR: ANODIZED BRONZE ICBO NO.: REMOVABLE F-1 MANUF: TFN5ILE FABRIC;- TYPE: AWNING COLOR: WHITE ICBO NO.: �1p Douglas Pancake �.�A R C H I T E C T S 19000 MACARTHUR BOULEVARD, SUITE 500, IRVINE, CA 92612-1460 T: 949.720.3850 9 F: 949.720.3643 0 WYVW.PANCAKEARCHITECTS COM 1.:t r �u 11' 0" Basement -South 2EAST ELEVATION - (E) BLDG SCALE:1/8" = 1 0" 276'4 7/8" 27'-4m 5' . I' W3 CED - T-1 W-3 W-1 T-2 T•1 l W-3 WT)! T-0 T-2 T-1 W-1 ;(ID T-2 , T-1 W-1 W-1 T3 T-2 T-1 (13� Q — Fp T-2 T-3 W-3 W1 T-3 T-2 W-1 rmi 1 3mll 20'-0" EASEMENT / 9. 7„ 27'-4" FA l • ml Lu UI 12'-4" / 20'-7' c 20'-0" / I EASEMENT T-1 T-2 W-3 I _ +35'-4" Maximum W1 F-1 arapet Height - North I_ _ +a r•o oot Peak - North _ +27'-3" Maximum � arapet Height - South IJ 21'-1 • I +35'' Maximum _ 1,+23'-10' Average Roof Parapet- south STUCCO +31'-0- MANUF: oof Pcak - North +22'-0" W 4 arapet Height - South RoofSouth +23'-10" Avera e _ oof Parapet- South STUCCO. W-2 +18'-11J2" -0' W-3 Sarnnd Flaer - North _ TYPE: EXTERIOR PLASTER CEMENT Ell Second Fleor - South . . . . ICBO NO.: +8'•7112" 4First W-4 MANUF: Floor - North .� WEST ELEVATION - (E) BLDG SCALE: 1/8w = 1'-0' 24'-2" I� W I73 _ +(- 0 FLimt in (w - .S-n11Ih EXTERIOR FINISHES +35'' Maximum _ arapxet Height - North arapet ne�gnz - Nonn STUCCO +31'-0- MANUF: oof Pcak - North +2T-3- Maximum W 4 arapet Height - South COLOR: LIGHT BEIGE +23'-10" Avera e _ oof Parapet- South STUCCO. W-2 NOT USED -0' W-3 oo►R f -South _ TYPE: EXTERIOR PLASTER CEMENT +1112' Second Floor - North . . . . ICBO NO.: Second Floor - South W-4 MANUF: +7117' 8'• TYPE: WOOD First Fbof - North _ +(- 0 FLimt in (w - .S-n11Ih EXTERIOR FINISHES Maximum EXTERIOR WALLS arapet ne�gnz - Nonn STUCCO W1 MANUF: TYPE: EXTERIOR PLASTER CEMENT W 4 COLOR: LIGHT BEIGE ICBO NO.: STUCCO. W-2 NOT USED STUCCO W-3 MANUF: _ TYPE: EXTERIOR PLASTER CEMENT COLOR: MEDIUM BEIGE . . . . ICBO NO.: VVUUU SIDINt3 W-4 MANUF: TYPE: WOOD COLOR:WEATHERED ICBO NO.: ANODIZED BRONZE T-1 MANUF: TRIM TYPE: - COLOR: ANODIZED BRONZE ICBO NO.: FOAM TRIM T-2 MANUF: WITH STUCCO FINISH TYPE: FOAM WITH STUCO COLOR. LIGHT BEIGE ICBO NO.: METAL RAILING T-3 MANUF: TYPE: COLOR: ANODIZED BRONZE ICBO NO.: REMOVABLE F-1 MANUF: TENSILE FABRIC. TYPE: AWNING COLOR; WHITE ICBO NO.: FU, Douglas Pancake A R C H I T E C T S 19000 MACARTHUR BOULEVARD, SUITE 500, IRVINE, CA 92612-1460 T: 949.720.3850 9 F: 949.720.3843 0 WVAV.PANCAKEARCHITECTS COM Atria Newport Beach Atria Senior Living 393 Hosiptal Road /4000 Hilaria Way, Newport Beach, CA 92663 zl J UI �I I I 21'-10' I — I T I 3WEST SCALE: 1/8" .r- O' First Floor - South ELEVATION - NEW BLDG = 1'-0" Maximum - �. arapet ne�gnz - Nonn +31'-0° W 4 Roof Peak - North . +27'T Maxlmurn YP2iaput Haght - South PX +23'-10" Avera e _ oof Parapet- South ++22'-0.0• R- 00f . gouth Second Floor -North +11'-0" Second Floor- Soulh 7 117" First FY Ioor. North 3WEST SCALE: 1/8" .r- O' First Floor - South ELEVATION - NEW BLDG = 1'-0" T-1 - T-2 T- -(KID W-1 �� !- -,1 L` EXTERIOR FINISHES t',�,t i,. i': �i it VI EXTERIOR WALLS first Floor - South STUCCO W-1 MANUF: 4 112' TYPE: EXTERIOR PLASTER CEMENT asement - North COLOR: LIGHT BEIGE ICBO NO.: STUCCO. W-2 NOT USED STUCCO W3 MANUF: I � t , I 1 , 4 1, TYPE: EXTERIOR PLASTER CEMENT 7 COLOR: MEDIUM BEIGE f t� 1 t I 1 ICBO NO.: WOOD SIDING W-4 MANUF: ,,t�t 1 TYPE: JALOOD COLOR: WEATHERED ICBO NO.: ANODIZED BRONZE T-1 MANUF: TRIM TYPE: COLOR: ANODIZED BRONZE ICBO NO.: FOAM TRIM T-2 MANUF: WITH STUCCO FINISH TYPE: FOAM WITH STUCCO COLOR. LIGHT BEIGE . . . . . . . . . . ICBO NO.: METAL RAILING T-3 MANUF: TYPE: COLOR: ANODIZED BRONZE ICBG NO.: REMOVABLE F-1 MANUF: . TENSILE FA5R1Q . TYPE: '. AWNING COLOR; WHITE ICBO NO.: �1p Douglas Pancake �.�A R C H I T E C T S 19000 MACARTHUR BOULEVARD, SUITE 500, IRVINE, CA 92612-1460 T: 949.720.3850 9 F: 949.720.3843 0 WYVW.PANCAKEARCHITECTS COM P I I ---------.-.— Roof Peak w -a -North , µw3 T2 _ - T-1 Wa T-3 µ T-1 �W-1 W-3 T-2 T-1 yW_1 7-3 T-1 W -1W3 T-2 ) _--_{{7��1 _ F 4V-1 _- T3 I _ _ _ _ _ +2T-3"Maximum _ — i _ _ i _ _ _ _ _ — _ _ _ I —{ -� - 'I- Parapet Height -South _ _ +23' 1 p" lLvara a -• Roof Parapet- South i it ij I�'.l �,';:f{ ';'Vli{ �1t{"i'{'i ii { ', V�; 1i 'V' i,•V'!�'i „',% ', --', i,i `, i{�, ;I11'iVViV,i{,'; t',�,t i,. i': �i it VI first Floor - South Atria Newport Beach Atria Senior Living 393 Hosiptal Road 14000 Hilaria Way, Newport Beach, CA 92663 • • �-- _RSouth , NorthVseoond Floormom ♦i.,•l, ., ,.,. ,. ,. ,. , t . �t 11 ,1 � 1 l t 1 � � , , , 1 , I v .I . , SOUTH ELEVATION - NEW BLDG 1 SCALE: 1/8" = 1'-0" first Floor - South 4 112' asement - North ,. E' t. Basement - Sauth' ` I � t , I 1 , 4 1, 7 f t� 1 t I 1 ,,t�t 1 SOUTH ELEVATION - NEW BLDG 1 SCALE: 1/8" = 1'-0" �lp Douglas Pancake LOW R C H I T E C T S 19000 MACARTHUR BOULEVARD, SUITE 500, IRVINE, CA 92612-1460. T: 949.720.3850 • f: 949.720.3843 • WVMPANCAKEARCHITECTS.COM'. Atria Newport Beach Atria Senior Living 393 Hosiptal Road 14000 Hilaria Way, Newport Beach, CA 92663 AQ PROJECT NO: 17016.00 PLOT DATE: 2/28/2018 GENERAL NOTES: 1. WORK SHOWN HEREON SHALL BE DONE IN ACCORDANCE WITH THE "STANDARD. . SPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION," LATEST EDITION AND . SUPPLEMENTS, THE UNIFORM BUILDING CODE (EXCAVATION AND GRADING), AND CITY OF NEWPORT BEACH LOCAL ORDINANCES AS APPLICABLE. . 2. ALL GRADING WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE : REQUIREMENTS AND RECOMMENDATIONS CONTAINED IN THE GEOTECHNICAL REPORT, "ATRIA NEWPORT BEACH NEWPORT BEACH, CALIFORNIA GEOTECHNICAL . . EXPLORATION", BY ENGEO DATED APRIL 17, 2017. 3. FXISTING TOPOGRAPHY SHOWN HFRFON WAS TAKFN FROM A SURVFY DATFD AUGUST 16, 2017 BY HENNON SURVEYING & MAPPING, INC. 4. THE CONTRACTOR SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR. . THE JOB SITE CONDITIONS, INCLUDING SAFETY OF ALL PERSONS AND . PROPERTY, DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT. THIS' REQUIREMENT SHALL APPLY CONTINUOUSLY, AND SHALL NOT BE LIMITED TO . NORMAL WORKING HOURS. . 5. PRIOR TO COMMENCING CONSTRUCTION, CONTRACTOR SHALL HIRE A LICENSED LAND SURVEYOR TO VERIFY THAT THE ELEVATIONS SHOWN ON THE GRADING PLAN AT THE JOIN TO THE EXISTING IMPROVEMENTS MATCHES THE EXISTING ELEVATIONS IN THE FIELD. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ENGINEER OF ANY DISCREPANCIES, AND SHALL NOT BEGIN CONSTRUCTION, IN . . . . THE AREAS OF DISCREPANCIES UNTIL THE CHANGED CONDITIONS HAVE BEEN. : EVALUATED.. . . 6. PRIOR TO COMMENCING CONSTRUCTION, CONTRACTOR SHALL POTHOLE AND . VERIFY THE VERTICAL AND HORIZONTAL LOCATION OF ALL EXISTING UTILITIES WITHIN THE LIMIT OF WORK SHOWN ON THE CONSTRUCTION DRAWINGS, . INCLUDING VERTICAL AND HORIZONTAL LOCATION OF EXISTING UNDERGROUND: . . . FACILITIES AT THE POINT -OF -CONNECTIONS AND CROSSINGS WITH THE . PROPOSED UNDERGROUND FACILITIES. CONTRACTOR SHALL VERIFY THE POTHOLING INFORMATION AGAINST THE CONSTRUCTION DRAWINGS AND. IMMEDIATELY NOTIFY THE ENGINEER OF ANY DISCREPANCIES AND/OR CONFLICTS. THE CONTRACTOR SHALL NOT BEGIN CONSTRUCTION OF UNDERGROUND FACILITIES UNTIL THE CHANGED CONDITIONS HAVE BEEN EVALUATED.: . . . 7. ALL DRAWINGS ARE CONSIDERED TO BE A PART OF THE CONTRACT . DOCUMENTS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE REVIEW AND. . . . COORDINATION OF ALL DRAWINGS AND SPECIFICATIONS PRIOR TO THE START OF CONSTRIICTION. ANY nISCRFPANCIFS THAT nCCIIR SHAT I RF RROUGHT Tn THE ATTENTION OF THE ARCHITECT PRIOR TO THE START OF CONSTRUCTION : SO THAT A CLARIFICATION CAN BE ISSUED. ANY WORK PERFORMED IN CONFLICT WITH THE CONTRACT DOCUMENTS OR ANY CODE REQUIREMENTS SHALL BE CORRECTED BY THE CONTRACTOR AT THEIR OWN EXPENSE AND AT. . . NO EXPENSE TO THE OWNER OR ARCHITECT. . . . . . 8. THE ENGINEER PREPARING THESE PLANS WILL NOT BE RESPONSIBLE FOR, OR . . LIABLE FOR, UNAUTHORIZED CHANGES TO OR USES OF THESE PLANS. ALL CHANGES TO THE PLANS MUST BE !N WRITING AND MUST BE APPROVED BY THE PREPARER OF THESE PLANS. 9. NOTES AND DETAILS ON DRAWINGS SHALL TAKE PRECEDENCE OVER GENERAL NOTES AND TYPICAL DETAILS. WHERE NO DETAILS ARE GIVEN, CONSTRUCTION SHALL BE AS SHOWN FOR SIMILAR WORK. 1 D. THE EXISTENCE, LOCATION AND CHARACTERISTICS OF UNDERGROUND UTILITY INFORMATION SHOWN ON THESE PLANS HAVE BEEN OBTAINED FROM A REVIEW OF AVAILABLE RECORD DATA. NO REPRESENTATION IS MADE AS TO THE ACCURACY OR COMPLETENESS OF SAID UTILITY INFORMATION. THE CONTRACTOR SHALL TAKE PRECAUTIONARY MEASURES TO PROTECT THE UTILITY LINES . . SHOWN AND ANY OTHER LINES NOT OF RECORD OR NOT SHOWN ON THESE PLANS. . . . . . . . 11. IF AT ANY TIME DURING GRADING OPERATIONS, ANY UNFAVORABLE GEOLOGICAL CONDITIONS ARE ENCOUNTERED, GRADING IN THAT AREA WILL STOP UNTIL APPROVED CORRECTIVE MEASURES ARE ODTAINED. 12. THE PROPOSED GRADE IS THE FINAL GRADE AND NOT THE ROUGH GRADE. THE CONTRACTOR SHALL SUBTRACT THE THICKNESS OF THE PAVED SECTION. AND/OR LANDSCAPE TOPSOIL SECTION TO ARRIVE AT THE ROUGH GRADE . . . ELEVATION. . . . 13. STRAIGHT GRADE SHALL BE MAINTAINED BETWEEN CONTOUR LINES AND SPOT. ELEVATIONS UNLESS OTHERWISE SHOWN ON THE PLANS. 14. ALL DEBRIS AND FOREIGN MATERIAL SHALL BE REMOVED FROM THE SITE AND. . DISPOSED OF AT APPROVED DISPOSAL SITES. THE CONTRACTOR SHALL OBTAIN NECESSARY PERMITS FOR THE TRANSPORTATION OF MATERIAL TO AND FROM . THE SITE. . . . . . . 15. ALL FILL SOILS OR SOILS DISTURBED OR OVEREXCAVATED DURING CONSTRUCTION SHALL BE COMPACTED PER THE REQUIREMENTS OF THE SOILS. REPORT BUT NOT LESS THAN 90% MAXIMUM DENSITY AS DETERMINED BY : A.S.T.M. SOIL COMPACTION TEST D-1557. . 16. THE CONTRACTOR SHALL OBTAIN AN O.S.H.A. PERMIT FROM THE CALIFORNIA : DIVISION OF INDUSTRIAL SAFETY PRIOR TO THE CONSTRUCTION OF TRENCHES OR EXCAVATIONS WHICH ARE FIVE FEET OR DEEPER: 17, DIMENSIONS TO PIPELINES ARE TO CENTERLINE UNLESS OTHERWISE NOTED. 18. ALL WATER LINES SHALL BE INSTALLED WITH 36" MINIMUM COVER FROM TOP . OF PIPE TO FINISHED GRADE, UNLESS OTHERWISE NOTED: . . . 19. THRUST BLOCKS SHALL BE INSTALLED AT WATERLINE HORIZONTAL AND . VERTICAL BENDS, TEES, CAPPED ENDS AND REDUCERS ACCORDING TO THE DETAILS PROVIDED ON THESE PLANS. 20. CONSTRUCTION STAKING FOR IMPROVEMENTS SHOWN ON THESE PLANS SHALL . BE PERFORMED BY A LICENSED LAND SURVEYOR.. 21. THE CONTRACTOR SHALL REPLACE ALL EXISTING IMPROVEMENTS DAMAGED . DURING CONSTRUCTION TO MATCH EXISTING, INCLUDING PERMANENT TRENCH RFSIiRFACING_ 22. CONTRACTOR TO CONTACT UNDERGROUND SERVICE ALERT (800-227-2600) : PRIOR TO EXCAVATION. . 23. ALL DIMENSIONS ARE IN FEET OR DECIMALS THEREOF. 24. ALL CURB DIMENSIONS AND RADII ARE TO PAVEMENT FACE OF CURB. . : . . 25. CONTRACTOR TO BE AWARE OF ALL OVERHEAD LINES AT ALL TIMES, SO AS NOT TO DISTURB THEM. . . . . 26. WATER SHALL BE PROVIDED ONSITE AND USED TO CONTROL DUST DURING CONSTRUCTION OI ERATIONS. . . 27. CONTRACTOR SHALL OBTAIN ANY NECESSARY PERMITS FROM THE CITY OF NEWPORT BEACH FOR ALL WORK WITHIN THE PUBLIC RIGHT-OF-WAY. 28. STORM DRAINAGE SYSTEMS SHOWN ON THESE PLANS HAVE BEEN DESIGNED FOR THE FINAL SITE CONDITION AT COMPLETION OF THE PROJECT. THE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING ADEQUATE DRAINAGE OF THE SITE, DURING INTERIM CONDITIONS OF CONSTRUCTION. 29. CONTRACTOR SHALL OBTAIN ALL REQUIRED PERMITS, INCLUDING NPDES, FROM. . . THE APPROPRIATE JURISDICTIONAL AGENCIES FOR DISCHARGE OF GROUNDWATER THAT MAY BE NECESSARY TO ACCOMPLISH EXCAVATIONS SHOWN ON THE5E PLAN5. 30. BLANKET PROTECTION SHALL BE PROVIDED FOR ALL UTILITY PIPES AND. . CONDUITS UNDER DRIVEWAYS, ROADWAYS, PARKING LOTS, AND OTHER . . . VEHICULAR PATH OF TRAVEL PER APWA STANDARD PLAN 225-1 WHERE THE. . MINIMUM COVER OVER THE PIPES AND CONDUITS IS LESS THAN 36". 31. CONTRACTOR SHALL ADJUST ALL EXISTING UTILITIES SUCH AS MANHOLE . COVERS, CLEAN OUTLET COVERS, METER BOXES, PULL BOXES, VALVE BOXES, AREA DRAINS, CATCH BASINS, FIRE HYDRANTS AND OTHER SURFACE UTILITIES TO NEW FINISH GRADE. NOT ALL EXISTING SURFACE UTILITIES MAY HAVE . . BEEN IDENTIFIED ON THESE PLANS THAT MAY REQUIRE ADJUSTMENT TO NEW GRADE, THE CONTRACTOR SHALL BE RESPONSIBLE TO VISIT THE SITE TO . . . FULLY ACKNOWLEDGE, UNDERSTAND AND INCLUDE THE EXTEND OF WORK REQUIRED. : . E ELECTRIC . . . . . . . . . . . . . . . . . . . T TELEPHONE . _..-......,. Y........, PERFORATED PIPE . 0rurinT P:\2017\17001127 -19- Atno Senior Living\01VG\SHEET\C0.01-GN.dwg Lost Saved: Tuesdm7, January 23. 2018 10:03:22 AM Last PlaUed: Tuesduy. January 23. 2018 10:05:34 AM By: Twis Aatonissen GENERAL NOTES: 1. WORK SHOWN HEREON SHALL BE DONE IN ACCORDANCE WITH THE "STANDARD. . SPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION," LATEST EDITION AND . SUPPLEMENTS, THE UNIFORM BUILDING CODE (EXCAVATION AND GRADING), AND CITY OF NEWPORT BEACH LOCAL ORDINANCES AS APPLICABLE. . 2. ALL GRADING WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE : REQUIREMENTS AND RECOMMENDATIONS CONTAINED IN THE GEOTECHNICAL REPORT, "ATRIA NEWPORT BEACH NEWPORT BEACH, CALIFORNIA GEOTECHNICAL . . EXPLORATION", BY ENGEO DATED APRIL 17, 2017. 3. FXISTING TOPOGRAPHY SHOWN HFRFON WAS TAKFN FROM A SURVFY DATFD AUGUST 16, 2017 BY HENNON SURVEYING & MAPPING, INC. 4. THE CONTRACTOR SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR. . THE JOB SITE CONDITIONS, INCLUDING SAFETY OF ALL PERSONS AND . PROPERTY, DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT. THIS' REQUIREMENT SHALL APPLY CONTINUOUSLY, AND SHALL NOT BE LIMITED TO . NORMAL WORKING HOURS. . 5. PRIOR TO COMMENCING CONSTRUCTION, CONTRACTOR SHALL HIRE A LICENSED LAND SURVEYOR TO VERIFY THAT THE ELEVATIONS SHOWN ON THE GRADING PLAN AT THE JOIN TO THE EXISTING IMPROVEMENTS MATCHES THE EXISTING ELEVATIONS IN THE FIELD. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ENGINEER OF ANY DISCREPANCIES, AND SHALL NOT BEGIN CONSTRUCTION, IN . . . . THE AREAS OF DISCREPANCIES UNTIL THE CHANGED CONDITIONS HAVE BEEN. : EVALUATED.. . . 6. PRIOR TO COMMENCING CONSTRUCTION, CONTRACTOR SHALL POTHOLE AND . VERIFY THE VERTICAL AND HORIZONTAL LOCATION OF ALL EXISTING UTILITIES WITHIN THE LIMIT OF WORK SHOWN ON THE CONSTRUCTION DRAWINGS, . INCLUDING VERTICAL AND HORIZONTAL LOCATION OF EXISTING UNDERGROUND: . . . FACILITIES AT THE POINT -OF -CONNECTIONS AND CROSSINGS WITH THE . PROPOSED UNDERGROUND FACILITIES. CONTRACTOR SHALL VERIFY THE POTHOLING INFORMATION AGAINST THE CONSTRUCTION DRAWINGS AND. IMMEDIATELY NOTIFY THE ENGINEER OF ANY DISCREPANCIES AND/OR CONFLICTS. THE CONTRACTOR SHALL NOT BEGIN CONSTRUCTION OF UNDERGROUND FACILITIES UNTIL THE CHANGED CONDITIONS HAVE BEEN EVALUATED.: . . . 7. ALL DRAWINGS ARE CONSIDERED TO BE A PART OF THE CONTRACT . DOCUMENTS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE REVIEW AND. . . . COORDINATION OF ALL DRAWINGS AND SPECIFICATIONS PRIOR TO THE START OF CONSTRIICTION. ANY nISCRFPANCIFS THAT nCCIIR SHAT I RF RROUGHT Tn THE ATTENTION OF THE ARCHITECT PRIOR TO THE START OF CONSTRUCTION : SO THAT A CLARIFICATION CAN BE ISSUED. ANY WORK PERFORMED IN CONFLICT WITH THE CONTRACT DOCUMENTS OR ANY CODE REQUIREMENTS SHALL BE CORRECTED BY THE CONTRACTOR AT THEIR OWN EXPENSE AND AT. . . NO EXPENSE TO THE OWNER OR ARCHITECT. . . . . . 8. THE ENGINEER PREPARING THESE PLANS WILL NOT BE RESPONSIBLE FOR, OR . . LIABLE FOR, UNAUTHORIZED CHANGES TO OR USES OF THESE PLANS. ALL CHANGES TO THE PLANS MUST BE !N WRITING AND MUST BE APPROVED BY THE PREPARER OF THESE PLANS. 9. NOTES AND DETAILS ON DRAWINGS SHALL TAKE PRECEDENCE OVER GENERAL NOTES AND TYPICAL DETAILS. WHERE NO DETAILS ARE GIVEN, CONSTRUCTION SHALL BE AS SHOWN FOR SIMILAR WORK. 1 D. THE EXISTENCE, LOCATION AND CHARACTERISTICS OF UNDERGROUND UTILITY INFORMATION SHOWN ON THESE PLANS HAVE BEEN OBTAINED FROM A REVIEW OF AVAILABLE RECORD DATA. NO REPRESENTATION IS MADE AS TO THE ACCURACY OR COMPLETENESS OF SAID UTILITY INFORMATION. THE CONTRACTOR SHALL TAKE PRECAUTIONARY MEASURES TO PROTECT THE UTILITY LINES . . SHOWN AND ANY OTHER LINES NOT OF RECORD OR NOT SHOWN ON THESE PLANS. . . . . . . . 11. IF AT ANY TIME DURING GRADING OPERATIONS, ANY UNFAVORABLE GEOLOGICAL CONDITIONS ARE ENCOUNTERED, GRADING IN THAT AREA WILL STOP UNTIL APPROVED CORRECTIVE MEASURES ARE ODTAINED. 12. THE PROPOSED GRADE IS THE FINAL GRADE AND NOT THE ROUGH GRADE. THE CONTRACTOR SHALL SUBTRACT THE THICKNESS OF THE PAVED SECTION. AND/OR LANDSCAPE TOPSOIL SECTION TO ARRIVE AT THE ROUGH GRADE . . . ELEVATION. . . . 13. STRAIGHT GRADE SHALL BE MAINTAINED BETWEEN CONTOUR LINES AND SPOT. ELEVATIONS UNLESS OTHERWISE SHOWN ON THE PLANS. 14. ALL DEBRIS AND FOREIGN MATERIAL SHALL BE REMOVED FROM THE SITE AND. . DISPOSED OF AT APPROVED DISPOSAL SITES. THE CONTRACTOR SHALL OBTAIN NECESSARY PERMITS FOR THE TRANSPORTATION OF MATERIAL TO AND FROM . THE SITE. . . . . . . 15. ALL FILL SOILS OR SOILS DISTURBED OR OVEREXCAVATED DURING CONSTRUCTION SHALL BE COMPACTED PER THE REQUIREMENTS OF THE SOILS. REPORT BUT NOT LESS THAN 90% MAXIMUM DENSITY AS DETERMINED BY : A.S.T.M. SOIL COMPACTION TEST D-1557. . 16. THE CONTRACTOR SHALL OBTAIN AN O.S.H.A. PERMIT FROM THE CALIFORNIA : DIVISION OF INDUSTRIAL SAFETY PRIOR TO THE CONSTRUCTION OF TRENCHES OR EXCAVATIONS WHICH ARE FIVE FEET OR DEEPER: 17, DIMENSIONS TO PIPELINES ARE TO CENTERLINE UNLESS OTHERWISE NOTED. 18. ALL WATER LINES SHALL BE INSTALLED WITH 36" MINIMUM COVER FROM TOP . OF PIPE TO FINISHED GRADE, UNLESS OTHERWISE NOTED: . . . 19. THRUST BLOCKS SHALL BE INSTALLED AT WATERLINE HORIZONTAL AND . VERTICAL BENDS, TEES, CAPPED ENDS AND REDUCERS ACCORDING TO THE DETAILS PROVIDED ON THESE PLANS. 20. CONSTRUCTION STAKING FOR IMPROVEMENTS SHOWN ON THESE PLANS SHALL . BE PERFORMED BY A LICENSED LAND SURVEYOR.. 21. THE CONTRACTOR SHALL REPLACE ALL EXISTING IMPROVEMENTS DAMAGED . DURING CONSTRUCTION TO MATCH EXISTING, INCLUDING PERMANENT TRENCH RFSIiRFACING_ 22. CONTRACTOR TO CONTACT UNDERGROUND SERVICE ALERT (800-227-2600) : PRIOR TO EXCAVATION. . 23. ALL DIMENSIONS ARE IN FEET OR DECIMALS THEREOF. 24. ALL CURB DIMENSIONS AND RADII ARE TO PAVEMENT FACE OF CURB. . : . . 25. CONTRACTOR TO BE AWARE OF ALL OVERHEAD LINES AT ALL TIMES, SO AS NOT TO DISTURB THEM. . . . . 26. WATER SHALL BE PROVIDED ONSITE AND USED TO CONTROL DUST DURING CONSTRUCTION OI ERATIONS. . . 27. CONTRACTOR SHALL OBTAIN ANY NECESSARY PERMITS FROM THE CITY OF NEWPORT BEACH FOR ALL WORK WITHIN THE PUBLIC RIGHT-OF-WAY. 28. STORM DRAINAGE SYSTEMS SHOWN ON THESE PLANS HAVE BEEN DESIGNED FOR THE FINAL SITE CONDITION AT COMPLETION OF THE PROJECT. THE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING ADEQUATE DRAINAGE OF THE SITE, DURING INTERIM CONDITIONS OF CONSTRUCTION. 29. CONTRACTOR SHALL OBTAIN ALL REQUIRED PERMITS, INCLUDING NPDES, FROM. . . THE APPROPRIATE JURISDICTIONAL AGENCIES FOR DISCHARGE OF GROUNDWATER THAT MAY BE NECESSARY TO ACCOMPLISH EXCAVATIONS SHOWN ON THE5E PLAN5. 30. BLANKET PROTECTION SHALL BE PROVIDED FOR ALL UTILITY PIPES AND. . CONDUITS UNDER DRIVEWAYS, ROADWAYS, PARKING LOTS, AND OTHER . . . VEHICULAR PATH OF TRAVEL PER APWA STANDARD PLAN 225-1 WHERE THE. . MINIMUM COVER OVER THE PIPES AND CONDUITS IS LESS THAN 36". 31. CONTRACTOR SHALL ADJUST ALL EXISTING UTILITIES SUCH AS MANHOLE . COVERS, CLEAN OUTLET COVERS, METER BOXES, PULL BOXES, VALVE BOXES, AREA DRAINS, CATCH BASINS, FIRE HYDRANTS AND OTHER SURFACE UTILITIES TO NEW FINISH GRADE. NOT ALL EXISTING SURFACE UTILITIES MAY HAVE . . BEEN IDENTIFIED ON THESE PLANS THAT MAY REQUIRE ADJUSTMENT TO NEW GRADE, THE CONTRACTOR SHALL BE RESPONSIBLE TO VISIT THE SITE TO . . . FULLY ACKNOWLEDGE, UNDERSTAND AND INCLUDE THE EXTEND OF WORK REQUIRED. : . E ELECTRIC . . . . . . . . . . . . . . . . . . . T TELEPHONE . _..-......,. Y........, PERFORATED PIPE . TITLE SHEEP POINT OF CONNECTION . . . . . . '. '. . .' . . . E.N..................................... . __ -4 COORDINATION POINT ------�. CAP OR PLUG. . . . . . UTILITY MANHOLE. , . . . . . . . . . . . . . . . . . . . %§ UTILITY CLEANOUT Q STORM DRAIN INLET . . a : AREA DRAIN/PLANTER DRAIN .. . . : . . . . . . . . . GRADING PLAN TRENCH DRAIN o FIRE HYDRANT . . . . . Q : THRUST BLOCK . . V FIRE DEPARTMENT CONNECTION (FDC) A . POST INDICATOR VALVE (PIV) . . : . CALIFORNIA 811 °%G AL ErT CALL UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA FOR UNDERGROUNp LOCATING 48 HOURS BEFORE YOU DIGI s,1 www.digalert.om IMPORTANT NOTICE SLCIION 4216/421/ OF IHE GOVEKNMENI UUUE REQUIRES A DIGALERT IDENTIFICATION NUMBER BE ISSUED BEFORE A "PERMIT TO EXCAVATE" WILL BE VALID. FOR YOUR DIGALERT I.D. NUMBER CALL UNDERGROUND SERVICE ALERT TOLL FREE 811 TWO WORKING DAYS BEFORE YOU DIG ��OJECT SITE VICINITY MAP I NOT TO SCALE 18100 Von Karman Avn, Guitc 600 Irvine, CA 92612 . 0:949.252.1022 F�949.252.8082 . www. kpffcom . CONSULTANT: 'i n < N o m 0 ME a Ix - U Ill D 0 I F z (L O L) L/> z > 0 - i U Date: 01-16-2018 SHEET INDEX: CIVIL DRAWINGS ........... . C0.01 TITLE SHEEP C1.00 SURVEY (FOR REFERENCE ONLY) C1.10 DEMOLITION PIAN , C1.11. DEMOLITION PLAN. . C1.2D EROSION CONTROL PLAN (SWPPP) C1.21. EROSION CONTROL PLAN (SWPPP) C1.30 GRADING PLAN. :. . C1.31 GRADING PLAN C1.40 PAVING PLAN . . C1.41 PAVING PLAN. . C1.50 UTILITY PLAN G1.51 UTILITY PLAN CALIFORNIA 811 °%G AL ErT CALL UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA FOR UNDERGROUNp LOCATING 48 HOURS BEFORE YOU DIGI s,1 www.digalert.om IMPORTANT NOTICE SLCIION 4216/421/ OF IHE GOVEKNMENI UUUE REQUIRES A DIGALERT IDENTIFICATION NUMBER BE ISSUED BEFORE A "PERMIT TO EXCAVATE" WILL BE VALID. FOR YOUR DIGALERT I.D. NUMBER CALL UNDERGROUND SERVICE ALERT TOLL FREE 811 TWO WORKING DAYS BEFORE YOU DIG ��OJECT SITE VICINITY MAP I NOT TO SCALE 18100 Von Karman Avn, Guitc 600 Irvine, CA 92612 . 0:949.252.1022 F�949.252.8082 . www. kpffcom . CONSULTANT: 'i n < N o m 0 ME a Ix - U Ill D 0 I F z (L O L) L/> z > 0 - i U Date: 01-16-2018 r'roject Number: 1700027 Drawn By:. _ :' M.A. Checked By: T.A. Scaler AS SPECIFIED Oruring: P:\2017\1700027 -19- Atna Senior Living\DlVG\5HEET\C1.00-W.dwg Last Swed: Tuesday, January 23. ZD18 10:03:28 nN Lost Platted: Tuesday. January 23, 2018 10:05:61 AM By. Travis Anton"" -1 18900 Von Ka,Man Avn, Suitc 600 Irvine, CA 92612 .. O: 949.252.1022 F�949.252.8082 www.kAffcom. J Q0 - N .....� c) U LL CD _ O 00. ................................. 7_ Z W .: Z Qm W o �- .. o EASEMENTS (EXISTING): O z THE PRIVILEGE AND RIGHT, AFFECTING PARCEL 1, TO EXTEND: AND MAINTAIN DRAINAGE STRUCTURES, 1:1 EXCAVATION SLOPES, AND 1 1/2:1 EMBANKMENT SLOPES ON SAID LAND ADJACENT TO NEWPORT BOULEVARD, A STATE HIGHWAY, AS M GRANTED TO THE STATE OF CALIFORNIA BY DEED RECORDED JUNE 3D, 1934 IN BOOK 683, PAGE 248, OFFICIAL RECORDS. (PLOTTED) CY7,. O A WAIVER OF ANY CLAIMS FOR DAMAGES BY REASON OF THE. LOCATION, CONSTRUCTION, LANDSCAPING OR MAINTENANCE OF A CONTIGUOUS FREEWAY, HIGHWAY, ROADWAY OR TRANSIT FACILITY AS CONTAINED IN THE DOCUMENT RECORDED IN CONSULTANT: BOOK 663, PAGE 24$ OF OFFICIAL RECORDS. (PLOTTED) O ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM NEWPORT BOULEVARD, ADJOINING PARCEL 1 HAVE BEEN RELINQUISHED IN THE DOCUMENT RECORDED IN BOOK 2538; PAGE 66 OF OFFICIAL RECORDS. (PLOTTED) AN EASEMENT FOR A DRAINAGE DITCH 10 FEET AND O INCIDENTAL PURPOSES, RECORDED OCTOBER 17, 1952 IN BOOK 2398, PAGE 70 OF OFFICAL RECORDS. IN FAVOR OF: THE STATE OF CALIFORNIA. AFFECTS; AS '. DESCRIBED THEREIN. (PLOTTED) O7 A WAIVER OF ANY CLAIMS FOR DAMAGES BY REASON OF THE LOCATION, CONSTRUCTION, LANDSCAPING OR MAINTENANCE OF.' A CONTIGUOUS FREEWAY, HIGHWAY, ROADWAY OR TRANSIT: FACILITY AS CONTAINED IN THE DOCUMENT RECORDEO OCTOBER 17, 1952 IN BOOK 2398, PAGE 70 OF OFFICIAL RECORDS. (PLOTTED) 8O ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM A PORTION OF THE STATE HIGHWAY EASTERLY OF SAID PARCEL 1 HAVE BEEN RELINQUISHED IN THE DOCUMENT RECORDED OCTOBER 17, 1952 IN BOOK 2398, PAGE 70 OF OFFICIAL RECORDS. (PLOTTED) ...:..:....... . O A WAIVER OF ANY CLAIMS FOR DAMAGES BY REASON OF THE LOCATION, CONSTRUCTION, LANDSCAPING OR MAINTENANCE OF. A CONTIGUOUS FREEWAY, HIGHWAY, ROADWAY OR TRANSIT FACILITY AS CONTAINED IN THE DOCUMENT RECORDED IN BOOK 2538, PACE 66 OF OFFICIAL RECORDS. (PLOTTED) 11 AN EASEMENT FOR EITHER OR BOTH POLE LINES, CONDUITS - AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED IN GOOK 4013, PAGE 21 OF OFFICIAL RECORDS. AFFECTS N.." LU PARCEL 1. (PLOTTED) 13 AN EASEMENT FOR SANITARY SEWER AND INCIDENTAL o o PURPOSES, RECORDED MAY 17, 1965 IN BOOK 7522, PAGE 158 OF OFFICIAL RECORDS. IN FAVOR OF: CITY OF NEWPORT` BEACH, AN MUNICIPAL CORPORATION. AFFECTS: PARCEL 1 `. (PLOTTED)' . 15 AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES, RECORDED IN BOOK 7611, PAGE 693 OF OFFICIAL RECORDS. IN FAVOR OF: CITY OF NEWPORT BEACH, AN MUNICIPAL CORPORATION. AFFECTS: PARCEL 1 (PLOTTED) 19 AN EASEMENT FOR UNDERGROUND ELECTRICAL SUPPLY j 5'f5TEM5, COMMUNICATION SYSTEMS, OTHER APPURTENANT FIXTURES AND INCIDENTAL PURPOSES, RECORDED JANUARY. 16, 1970 IN BOOK 9193, PAGE 36 OF OFFICIAL RECORDS. IN FAVOR OF: SOUTHERN CALIFORNIA EDISON COMPANY, A z CORPORATION AFFECTS: A PORTION OF PARCEL 1 (PLOTTED). aj z C9 20 ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM o HOSPITAL ROAD FROM PARCELS 1 AND 2 HAVE BEEN ° RELINQUISHED IN THE DOCUMENT RECORDED FEBRUARY 2D, v 197D IN BOOK 9221, PAGE 8D4 OF OFFICIAL RECORDS._ a (PLOTTED) o F zla O W 21 AN EASEMENT FOR STREET AND HIGHWAY AND INCIDENTAL PURPOSES, RECORDED APRIL 27, 1970 IN BOOK 9274, PAGE 206 OF OFFICIAL RECORDS. IN FAVOR OF: THE CITY OF j NEWPORT BEACH, AN MUNICIPAL CORPORATION AFFECTS: AS. DESCRIBED THEREIN (PLOTTED) Date: 01-16-2018 24 THE RIGHT TO EXTEND AND MAINTAIN DRAINAGE STRUCTURES AND LXCAVAIIUN AND LMHANKMLNI SLUPLS HLYUND IHL T'roject Number: 1700027 LIMITS OF THE SIXTY FOOT RIGHT OF WAY ADJOINING SAID . Drawn By: _ M.A. LAND, CONVEYED TO THE STATE OF CALIFORNIA BY DEED Checked :. T.A. RECORDED JUNE 30, 1934 IN BOOK 683, PAGE 248, OFFICIAL RECORDS, SAID EMBANKMENT SLOPES TO BE 1 1/2 Scaler AS SPECIFIED TO 1 SLOPES AND SAID EXCAVATION SLOPES TO BE 1:1 SLOPES. AFFECTS PARCEL 6 (PLOTTED) . 25 AN EASEMENT FOR STORM DRAIN AND INCIDENTAL PURPOSES; RECORDED OCTOBER 21, 1969 IN BOOK 9112, PAGE 884 OF OFFICIAL RECORDS. IN FAVOR OF: THE CITY OF NEWPORT BEACH, A MUNICIPAL CORPORATION AFFECTS: AS DESCRIBED SHEET NAME: THEREIN (PLOTTED) 26 AN EASEMENT SHOWN OR DEDICATED ON THE MAP OF TRACT NO. 5854 ON FILE APRIL 23, 1985 IN BOOK 213, PAGES 38. AND 39, OF TRACT MAPS FOR: STORM DRAIN AN INCIDENTAL PURPOSES. (PLOTTED) SURVEY Z O SHEET NUMBER: F- C/) Z O PLAN` 0 0 15CALE:310;' = 30'-0" 60' ■ ■ O O GRAPHIC SCALE 0 Z . . GENERAL DEMOLITION NOTES: I 1. CONTRACTOR TO CLEAR PROJECT SITE AREA WITHIN THE CONFINES OF THE DEMOLITION LIMIT LINE. THE SITE . . . EXISTING UTILITIES, STRUCTURES, PLANTERS, TREES, AND ALL OTHER SITE FEATURES, SHALL BE REMOVED . .'. PROTECTED, RELOCATED AND/OR SALVAGED. AS NOTED ON THE PLANS.. 2. REMOVAL OF LF.NDSCAPING SHALL INCLUDE ROOTS AND ORGANIC MATERIALS. . . . . I!` 3. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ANY AND ALL PERMITS AND SHALL PAY ALL FEES . . . NECESSARY FOP. ENCROACHMENT, GRADING, DEMOLITION AND DISPOSAL OF SAID MATERIALS AS REQUIRED BY PRIVATE, LOCAL AND STATE JURISDICTIONS. : \_..:_ , ...:.:.::.:.I...:}: �;c L :jai:'; ,:.•tip F�AGSNP R�P1� fl 4. NOT ALL EXISTING SITE CONDITIONS AND IMPROVEMENTS MAY HAVE BEEN ;3r:::. 511OWN ON DENOLITION PLANS, THE CONTRACTOR SHALL BE RESPON5IBLE TO -" VISIT THE SITE TO FULLY ACKNOWLEDGE, UNDERSTAND AND INCLUDE THE . . . . . . I'I [,, '1` EXTENT OF DEMOLITION WORK REQUIRED FOR THE IMPROVEMENTS SHOWN ON j':I ,. THE CONTRACT PLANS. i} 1 . 5. THE CONTRACTOR SHALL VERIFY AND LOCATE ALL EXISTING ABOVE AND UNDERGROUND UTILITIES. LOCATIONS \ ` �' SHOWN ON THE PLANS ARE APPROXIMATE AND ARE SHOWN FOR GENERAL INFORMATION ONLY. . . . . . . I , ,:I j 6. DAMAGE TO ANY EXISTING UTILITIES AND SERVICES TO REMAIN SHALL BE THE RESPONSIBILITY OF THE : _ CONTRACTOR. CONTRACTOR SHALL REPAIR AND/tlR REPLACE IN KINO. . .. . . Ii .. 7. EROSION CONTROL MEASURES SHALL BE IMPLEMENTED TO PREVENT DEBRIS AND UNSUITABLE MATERIALS . - .I! 3 FRnM FNTFRIN( STI)RM nRAiNS, SANITARY SFWFRS ANI) STRFFTS. I = ,� I:' 't. I F% 8. DUST CONTROL SHALL BE IMPLEMENTED DURING DEMOLITION. . ...; . I - '` :Il I::., I : - - T;_ ........................: . --.-.---.--•--_ 9 DEMOLITION IS IMITED TO WITHIN DEMOLITION LIMIT LINE UNLESS NOT ;"\ 13 LL' '. ED OTH .., �,\., ERWISE. 0 8 �\ 1D. CONTRACTOR SHALL INCLUDE IN THEIR SCOPE OF WORK DEMOLITION OF ALL 17 l ,:......._ . T ..- ,� I z ,rte zu I o. ....I.,.__.. MXPROVEMENT5 SHOWNSONEQHE CONTRACT PLANSSREGARDLESS OFEIF 7HE I . . . . . . a F 15 i f t n . . . . . . . WOLONEDR CNDOREMOVEDPL C T . . . FND DEM HE EXISTING IMPROVEMENTS REQUIRED FOR NE LY SHOWN ON THESE PLANS TO BE 'i' .......... -. sv. b u 14 DEM . . =v�`� :- w ', p , �"' 11- DEMOLITION CALLOUTS IN THIS SECTION ARE REPRESENTATIVE OF WHAT IS TO . I r ... <u. I .:. ,,� BE DONE, NOT AN ITEMIZED ACCOUNTING FOR EACH PIPE, CATCH BASIN, -- - 18100 Von Kaman Avc:, SuRc 600 Irvine, CA 92612 0:949.252.1022 F'.949.252.8082 : . www.kpffcom . 13 12 T' I .`:r . -I �: I - t iq Y', \ :! �P:S ' \ < ...� v� rr ,✓. :a F. ..... -...� ` ..: .. t :y . �� i., tp... z ... " ". �/o . . ' \) ( WALL 13 24" STORM DRAIN TIP a �..,\o ll I :.; J o ., \ CONCRETE SHALE y / \\\ ;,, l 4 ;o . EXISTING 18° PUBLEC ", 13 '' 14 STORM DRAIN MANHOLE •- .. ` \ ', \ \ ..: a, n �_ ! STORM DRAIN LINE TO .... I ., O� . \ \.'. \ x ROTE LJ CONCRETE CURB DRAIN IML . . . . . \ f: \ :3_; � BEP CTED IN I 15 ET' . . \ �� PLACE 15 I I s ,, .` . \, f, , .'. . . . .. <; `. 8 CONCRETE STAIRS . o\ x 0 10' WIDE STORM DRAIN ( o . 16 15 STORM DRAIN . . `,\� c4 ` - ENT RE :•:, \ / EASEM CORDED . . 70 IN BK . . . 3;. 9 \ -. 3 , , 02-20�-�19: 12 I o \ \ o ` of 0 R \ \ ., o. J221 79 T DEMOLITION LEGEND: 21 \, F\; I, I . . . . r \ 4 \ i LIMIT LINE OF DEMOLITION . < \ I . .. .. . . .. .. :. . �. .. ... . . . 2D `, \ � - �. nom. W I.. ...--_.. I- �, ooh\ . {. . .. . n ;,; N . . . . PROPERTY LINE ,\ \ _, o. li...Pi`i... .......:...:1: . . . . . . . . . . . . . . . . . . . . . . . . . . . . / ..r. o - �.., .. ° . ' . i D �rdL. 25 \ `:?:=:..:.: <.. ; REMOVE CONCRETE . . _ . . . 1 . . . .' . . \ ^� . . \ \ \ % p `I o I , . I. I / . . . . . . . . , . . : \ \ \ ...r . . I .` 1 . . . V � _I . \ 1 o EN➢ 2 y„,.,; / 10 00' \ \ \:%, ) / �' REMOVE LANDSCAPE 0 \ \ �q/ \ r o' i. . o I . . ,, \ ....,. ``o' I, /I '"<I i REMOVE ASPHALT . . . . . . . ,.�. -- . . \ . . _ . < ; ns - _ . :; �� . , T EAS M NTS EXISTING \ \ \ T , \ e: /� ! \ .\ ��r _.._. _ ._... "\� ` / . / a 3 ETH PRIVIL E AND RIGHT AFFECTING PPRCEL 1 TO EXTEND 19 AN EASEMENT FOR UNDERGROUND ELECTRICAL SUPPLY . ' ,. ,..:, `, \ ..- , . , 4 , 0 : AND MAINTAIN DRAINAGE STRUCTURES, 1:1 EXCAVATION SYSTEMS, COMMUNICATION SYSTEMS, OTHER APPURTENANT . . \.'l \\ \ P L. "'' rl '" ''' SLOPES, AND 1 1 2:1 EMBANKMENT SLOES ON SAID LAND : FIXTURES AND INCIDENTAL PURPOSES, RECORDED JANUARY' . Vis„ \ .> �\ / k ` \ ?\ _ .', `, 1 I tl / 16, 197D IN BOOK 9193, PAGE 36 OF OFFICIAL RECORDS. . I .. . � ' : :::;�` ARD, A S ATE HIGHWAY, AS' \ \ o �,. ; \; ` / \ ,, 1 13 /- GRANTED OOTHEWS�ATE OFUCALIFORNIA BY DEED RECORDED IN FAVOR OF: SOUTHERN CALIFORNIA EDISON COMPANY, A 0 , <. ':'\•; ; % i ! P G F GORPORAIION AFFECTS. A PORTION OF PARCEL I L . \ ! . , , ..,.... �%:. " JUNE 30, 1934 IN BOOK 683> R E 245. V FiCiRL (P OTTED) 9 II . .. .I _ . j. . . . . . s,:... ,x RECORDS. (PLOTTE 4 . o _ /. ;. / ABUTTERS RIGHTS OF INGRESS AND EGRESS TO OR FROM'_ �. � �. D 20 �i,, "::I.. f 0 4 A WAIVER OF ANY CLAIMS FOR DAMAGES BY REASON OF THE HOSPffAL ROAD FROM PARCELS 1 AND 2 HAVE BEEN . a . . ,o . . j . . . . . . . . . . . . . :.., \ . _ OF , r ` ... .. ATI N N TR TI N N APIN R MAINT NAN I F :;:.;:\ '.�.., J -.V � -'°' j •' ,:.;\ LOC 0 ,COS UC 0 LA DSC G J E CE RELINQU SHED IN THE DOCUMENT RECORDED EBRUARY 20,' 0 \ ~'<I > u::;l J ' - UO OK 9221, PAGE 804 OF OFFICIAL RECORDS. r; A CONTG US FREEWAY HIGH AY ROAD'NAY OR TRANSIT 970 IN \``;'�': \ `; 2 0" FACILITYI AS CONTAINED IN THEWDOCUMENT RECORDED IN (PLOTTED) 0 . \ . . . . . >,% i �. . qqq . . 1j ,% '� / BOdK 683, PAGE 248 OF OFFICIAL RECORDS. (PLOTTED) . . o (:' EN i I �/. 21 AN EASEMENT FOR STREET AND HIGHWAY AND INCID TAL °-, ,, .= o r`' �'.: !o . 5 ABUTTERS RIGHTS OF INGRESS AND EGRESS TO OR FROM PURPOSES, RECORDED APRIL 27, 197D IN BOOK 9274, PAGE . . . . l . . . . o . . . . . '. ' o' . , . \ , r ' . . . . - ' . / 2D6 OF OFFICIAL RECORDS. IN FAVOR OF: THE CITY OF . \ , I \ / p/� �,- U NEWPORT BOULEVARD, ADJOINING PARCEL 1 HAVE BEEN °) \ \ ;� /- RELINQUISHED IN THE DOCUMENT RECORDED IN BOOK 2538, NEWPORT BEACH, AN MUNICIPAL CORPORATION AFFECTS: AS \` ,' c \ \ o / PACE 66 OF OFFICIAL RECORDS. (PLOTTED) nFSCRIRFn THEREIN (PL.OTTFn) \ - - 1 /` !' 24 THE RIGHT TO EXTEND AND MAINTAIN DRAINAGE STRUCTURES . — - - 1: o :r\ \'` 6 AN EASEMENT FOR A DRAINAGE DITCH 1G FEET AND .. - w o 0 ;\� \ \ \' % � ` i !. I INCIDENTAL PURPOSES, RECORDED OCTOBER 17, 1952 IN AND EXCAVATION AND EMBANKMENT SLOPES BEYOND THE \ ` /! . OOK 2398, PAGE 70 OF OFFICAL RECORDS. LIMITS OF THE SIXTY FOOT RIGHT OF WAY ADJOINING SAID. 0 \ o`\ \. -> `\ ;,,,.:,,;.,.. °' ' :,r ` /� o IN FAVOR OF: THE STATE OF CALIFORNIA. AFFECTS: AS LAND, CONVEYED TO THE STATE OF CALIFORNIA BY DEED "-- ,. \. \. 3 ,, RECORDED JUNE 30, 1934 IN BOOK 683, PAGE 248, f� : / � DESCRIBED THEREIN. L077E OFFICIAL RECORDS, SAID EMBANKMENT SLOPES TO BE 1 1/2 I rr (P D) o'`,'':\ -1 7 A WAIVER OF ANY CLAIMS FOR DAMAGES BY REASON OF THE TO 1 SLOPES AND SAID EXCAVATION SLOPES TO BE 1:1 . . . ' o \ \ ''{I " � -== :.,` . LOCATION CONSTRUCTION LANDSCAPING OR MAINTENANCE OF SLOPES. AFFECTS PARCEL 6 PLOTTED . . . . . . .. . .... . . o / ( ) \>z. A CONTIGUOUS FREEWAY HIGHWAY, ROADNAY OR TRANSIT .. ==" .. / Q \ \\\, ;. P� W FACILITY AS CONTAINED IN THE DOCUMENT RECORDED 25 AN EASEMENT FOR STORM DRAIN AND INCIDENTAL PURPOSES, \ \\\;,, \. ��(�� I r� OCTOBER 17, 1952 IN BOOK 2398, PAGE 70 OF OFFICIAL RECORDED OCTOBER121, 1969 IN BOOK 9112, PAGE 884 OF . . . . . \ ;\ \, . .., } ''' . . v J RECORDS. (PLOTTED) . OFF CIAL RECORDS. N FAVOR OF. HE CITl• OF NEWPORT . \ - ; :'' tb� I BEACH, A MUNICIPAL CORPORATION AFFECTS: AS DESCRIBED . . \'' / '` 8 ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM A THEREIN (PLOTTED) -. \ / J / �� I O PORTION OF THE STATE HIGHWAY EASTERLY OF SAID PARCEL . . . 21 , `� . . "� Q . \ .. � � 11 7 O AN EASEMENT SHOWN OR DEDICATED ON THE MAP OF TRACT ,r-! !� ` 1 HAVE BEEN RELINQUISHED IN THE DOCJMENT RECORDED 26 . \ 20 C� . . . - . . . ... . . . . . . \ Drawing: P:\2017\1700027 -19- Atno Senior Li.ing\OWG\SHEET\Cl.10-0X.dwg lost Swed: Tuesday, Januory 23. 2018 10:03:35 AM Lot Plotted: Tuesdoy. 4onuory 23. 2018 10:05:46 AM 8y: Travis Pntonissen ,e: p,l C \ > I / — .'. . I - OCTOBER 17, 1952 IN BOOK 2398, PAGE 70 OF OFFICIAL N0.5854 ON FILE APRIL 23, 1985 IN BOOK 213, PAGES 38 . . . _j. RECORDS. (PLOTTCD) . AND 39, OF TRACT MAPS FOR: STORM DRAIN AN INCIDENTAL . . . . I PURPOSES. (PLOTTED): . . . 2 . ' . . . . '. . . 9 A WAIVER OF ANY CLAIMS FOR DAMAGES BY REASON OF THE'. '. . O LOCATION, CONSTRUCTION, LANDSCAPING OR MAINTENANCE OF'. . . . . . I A CONTIGUOUS FREEWAY, HIGHWAY, ROADWAY OR TRANSIT FACILITY AS CONTAINED IN THF DOCUMFNT RFCORDFD IN BOOK 2538 PAGE 66 OF OFFICIAL RECORDS. (PLOTTED) . CONSULTANT: G a EE � U _j U1 Q W D 0 F 0. O 0 � z > o U � i Date: I2. .. 1700027 Drawn By:. _ .' 11 .. AN EASEMENT FOR EITHER OR BOTH POLE LINES, CONDUITS . . . . . . 1 ' . AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED IN . . . . GOOK 4013, PAGE 21 OF OFFICIAL RECORDS. AFFECTS I PARCEL 1. (PLOTTED) O13 AN EASEMENT FOR SANITARY SEWER AND INCIDENTAL : . PURPOSES, RECORDED MAY 17, 1965 IN BOOK 7522, PAGE : j 158 OF OFFICIAL RECORDS. IN FAVOR OF: CITY OF NEWPORT. . . . .' . . I ' . BEACH, AN MUNICIPAL CORPORATION. AFFECTS: PARCEL 1 - (PLOTTED) 15 AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL . . . ' . I PURPOSES, RECORDED IN BOOK 7611, PAGE 693 OF . . . . . . . ' .... OFFICIAL RECORDS. IN FAVOR OF: CITY OF NEWPORT BEACH, ' PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . AN MUNICIPAL CORPORATION. AFFECTS: PARCEL 1 (PLOTTED) ' . . . . . . . . . . . . . . . . SCALE: 1" = 20'-0" 1 0 10' 20' 40' .'.'. . . .'. , , ,'. .'. .'. .'. '. '. .'. .'.'. . . . . '. . . . .'. .'. .'. .'. .'.'. . . . . . . '. . . '. . . . . . . . . . .'. '. . GRAPH€C SCALE CONSULTANT: G a EE � U _j U1 Q W D 0 F 0. O 0 � z > o U � i Date: 01-16-2018 r'roject Number: 1700027 Drawn By:. _ M.A. Checked By: T.A. Scaler AS SPECIFIED 18100 von K==.q Avc„ Suitc 600 Irvine, CA 92612 0:949.252.1022 F'.949.252.8082 WWW, kpffcom. CONSULTANT: r 7 Date: 01-16-2018 r'roject Number: 1700027 Drawn By:. _ :' M.A. Checked By: T.A. Scaler AS SPECIFIED : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . � . . . . . . . . . . . . . . . . . . . � . . . . . . . . � . . . . . . . . . . . I . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ; . . . . . . . � . . . � . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . * . . . . . . . . . . . . . � . . . . � . � . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . I . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . : . . . . . . . . . . . . . . . ; . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . EROSION : . . . . . . . . . . . . . . . . . . . . . . . . . � . . � . . . . . . . . . . . . . . . s . . . . . . . . . . . . . ; . . . . . . . . . � . . . . . . . . . . . . . . . . . . . : . . . , : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . CONTROL NOTES: BMP NOTES: . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . : s : . .. . . . : . : . . .. . . . . . . . . . . . . . . . . ; . . . . . . . . . . . � s . . . . . . . . . . . . . . . . : . . . . .. . . . . . .. . . . . . . . . . . . . . : . . . . . . . . . . : : . . . . � . . . . . . . ! . . ; . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . .� . . . . . . . . . . . . . . : � . ..... . . . . ; . . . . . . . : � - . � * . ; . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . : � . . . . . : . . . . . . .. . . . . . . . . . � . . . . . . I . . I . : . . . . . . . . . . . . . . . . . . . . : . . . . . . . : . . .. . . . . . . . . . . . . .. . . . . . . .. . . . . . . . . . . . . . . . . . . . . . : .. . . . . . . . . ! . . . . . . . THE FOLLOWING BMPS AS OUTLINED IN, BUT NOT LIMITED TO, THE BEST MANAGEMENT . * 1q)ff . . . . . . � � . . . � . . . . . . . . . : . . . . . . . . . . . : . . . . . . . . . . ; . . . . . . . . . . . . . . . . : ! . . . . . . . . � . . . . . . . . . . . . . . . � . . . . : . . . . . : . ! . . . . : . . . . . . . . . . � . . . . � . . . . . . . . . . : . . . . . � . . .. . . . . . . . . . . s . . � . . . . . : . . � . . �: . . .. . . . . . . . . . . . . : . . . : . . . . . . . . . . � . : . � ! . : I I . . . . . : . . . . . : . . : ; : (�) PROVIDE . INLET PROTECTION. . � . PRACTICE HANDBOOK, CALIFORNIA STORMWATER QUALITY TASK FORCE, SACRAMENTO, . . . . . . . . . . . � . . - . . . . � . . . . : . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . : . . . : . . . . . . . . . . . . . . * . : . . . . . . . . . . . . . . . � . . . . . . . . . : . . i . , . . . . . . . . . . : : - . . . . . . . . . . . . . . . . . . . . . . . . s . . . . . . . . . . . . . I . . . . .: . . . . . . . . . . . . . . .: . . . . . . : . . . . . . . . . . . . . � . . . . . . . - . , - : : z . : . . . . . . . . . . . I . . . . : ; I � . . . CALIFORNIA 2009, OR THE LATEST REVISED EDITION, MAY APPLY DURING THE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . - . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : ! . . . . . . .. : STABILIZED CONSTRUCTION ENTRANCE. . (�) CONSTRUCTION OF THIS PROJECT (ADDITIONAL MEASURES MAY BE REQUIRED IFDEEMED . . . . . . .. . . . . . . . ; : . ; I I OE) FIBER - APPROPRIATE BY CITY INSPECTORS). ROLL. . . . . . . . . . . . . . . . . . . . 18100 Von K�r.Mzun Av��, Guitc 600 . . . . .. . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . : � . . . . . . . : . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ; . . . . . . . . . . ; . . . . � . . . . . . . . . . . . � . . . . : . . . . . . : . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . � - . : . . : . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 1 . . : . . . . . . . : . . - - . . . . . . . -STORMWATER MANAGEMENT :. . EROSION CONTROL NON . . . . Irvina, CA 92612 : : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . � . . . . . . . . : . . . . . . . . . . i : . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : � � . . . . .o . . . : . . . . . . . . . . . . . . . : . . . . . . . . . : � . . . . . . � . . . . . . . . . . . . . � . . . . . . . . . ; . : . . . *. . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . 0: 949.252.1022 . . . . : . . . . . . . . . . . . . . . . . . . . . . . . � . .. . . . . . .. � . . . . . : . . . . . . . . . . : . . . . . . . . . . . . . . : . . . . . . : . . . . . . � . . . . . . . . . . : . ; . . s : . . . . . : � . . . . : . . . . . . . � . . . . . . . . . . . . � . . . . : . . . . . . . � . . . . . . . . . . . . : . . . : . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . : . . . . . � . . . . . . � . . . . . . . . . . . . . . . . . . . . . . � � . . : . ; . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . . � . . . . . . . . . . . . . . . . . . : . . . � . . . . : . . . . . . . . . . . . . . : . . . . . . . . . : . . . . . . . � . . : . . . . . � . . . I . . ; . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. I . . . . . . . . . . . . . . . s . I . . . . . . . . .� . . . . . . . . . . . . . . . . . . . .. I .. . . . . : � . . . . . . . . . � .. . . : . * : . . : : . . . . . : . . . . . . -SCHEDULING -WATER CONSERVATION PRACTICES : . . . : - . . EC1 NS1 . . : . : . F�949.252.8082 : � . . . . . . . : - www. kpff com . . . . . . . . . . . . . . . . . . . . . . . � ­ . . . . . q . . . . . . . . . . . : . . . : . . . . . . . . . . . . � . . . I . . . . I . . . � . . . . . � � . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . : . . : . I . . . . . . . . . . .. . . . . � . . . . . . ; . . . . . . . . .. . ; . . . . . . . . . . . . . . . EC2- PRESERVATION OF EXISTING VEGETATION NS2-DEWATERING OPERATIONS .. _ . . . . . . . . . . . . . . . . . . , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1, _U... _ I 1. . . .% .F� , . 1. ..,. . " : s:. � ! �;' , , I V I . �L-­;_ �­ i�: Aff D, :.M.­F-'() i, . . . . . . . . . . . . . . . . . . EC3-HYDRAULIC MULCH NS3-PAVING AND GRINDING OPERATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . EC4-HYDROSEEDING NS4-TEMPORARY STREAM CROSSING . . . FLAGSHIP ROAD . . . . . . . . . . . . . . . . : . . . . ; . . . . . . * : . . . . . . . I . I . . . . . . . . . . : s . . . : : . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . : : : . . . : . . . . . . . . . .. � . . . . . . . . . . : . �%!I��­' __ .. . .. .. 1_ .. 1. 11 .. .. .... ... .. ... ... - . ;%��Y'513114y�` . � .... . . .. . . . . . . .. . . . :. . . . . . . . EC5-SOIL BINDERS . NS5-CLEAR WATER DIVERSION . . . : . . . . ; . . . . . . . . . . . . . � : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : : : . . � . . . . . . . . � . . . . .. . . . . ; : . . . . . . . . . . . . . .. . . . . . . . . . �. . . . . . . . . . . . : � - . � * . . ; � . � . . . . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ; . ..... .. ­ . ... ............. ...... - . . . . . . � : �, . . . . . . . . . . . . . . . . �' - .� . . . . . . . . . . . . . . . ; . . � . . . . . . . : . . � . . � . EC6-STRAW MULCH. . . . . . . NS6-ILLICIT CONN ECTION/DISC HARGE �. . . ; . : . . . . � . . . . . . . . . . . . . . .. . . . : . . . . . . . : . . . . . . . . . . . . : ! . . . . . . . . . . � . . � . . . . . . . . : . . . . : . . . . � . : . . � . . . . . . . . . . . . . . ! . . . . . . . . . . . . � . - : : : . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . *. . � . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . ; . . . . . . . . . . . . . : . . . . . . � : . . . . . . . . . . . . . . . .. . ; . . � � . ; � . _�' . . . . . . . . . � � . . . � . . , - . . . . : . : : . . . 11 I . . . . . � . . 1111`1'�?, . . . . . . . . . � _" ; . � . . . I I . . . . . � . . - - - . . . . . . . . . . . . : EC7-GEOTEXTILES � NS7-POTABLE WATER/IRRIGATION . . . . . : . . . : . . . . . . . . . : . : : . . - � : > . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � : . : . ; . . : . , . . , . . . . . . . . . - . . . . . . . . . . . . : . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . - � . . . . . . � . . . . . . .. . . . . . . .. . . . . . . � . . . . . . . . � . . .. . � . . . . . . . . . . . . . . . . . I . . 1� . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . EC8-WOOD MULCHING NSS-VEHICLE AND EQUIPMENT CLEANING. . . . . . . . . . . E09 -EARTH DIKES AND DRAINAGE SWALES . s . .. . . . . . . . . : . . .. < . . - i NS9-VEHICLE AND EQUIPMENT FUELING � I ', I .. 1� EC1D-VELOCITY DISSIPATION DEVICES -VEHICLE AND EQUIPMENT MAINTENANCE NS1 D �: . . . . ; . . . . . . . . . . . : : . . � . . . . . . . . . . . . . . . . . � . . . . . . . . . . . s . . . . : . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . : . . : . . . . .. . . . . . . . .. . . . . . . . . . . . . . . . . . .. . . . . . . . . - ­ . . . . . . . . .. . . .. .. . . .. . . : . .. > . . . . . . . . . . . . EC1 1 -SLOPE DRAINS . . . . . NS11 -PILE DRIVING OPEKAIIUNS . . . . . . .: . . : .. . : � . � . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . .� . . . . � . .. . . . . . . : . . . . . . . . ; . . . . . . . .. . . . .. . . . . . . . .. . . . . . : . . . . . . . . . . � . i . . . � . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . � . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . : : .�, . . . . " . . .. . .. . -.1 . . . . . . . : : ; : I,- . . .. . . - . . . . . : : . . . . .1 . : . .. I. . . . . . . . . . . 'I , . . I : . . . . . . s � . . < �,z . . . . . . . � . . ; ! . . : . . . . -STREAMBANK STABILIZATION: : . . . . .. . . NS12-CONCRETE CURING . - - . . EC12 .. : : . � . . . . . . . : . � . : * . . EC1 3-POLYCRYLAMIDE � . . . .. . * . . . < : . . . . . . . . . . . : . . . . . . : . . . . . . . . . . : . � . . : . . . . . . . . . . : . . . . . : . : . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . � . . . . . . . . . . ............ . : . . .. � .. . . . ..... :.... .. ; . �. . . . . . . — ........... .. . . . . . . . . . . . . i . . . . . . . . . � : "v � . . . ': .. . �.... ... . : zl� . . . . . . . . . . . �] : `� " . . . . . . . . . . 1, I : , . : . , . . . . .2 > � . . : . . 1� ��) . � . .. N, "., . . . .. . . .... . . . . . . � " . � 1. . i�: i, . . . . . . i . . . . . s . . � . . . . . � .. . i . * . . . . : . � . . . . s NS13-CONCRETE FINISHING . .. ... � . . . * . . . i -MATERIAL OVER WATER NS1 4 . . . . . : . * . (D — . . . . . . . . . . . . . . . . . . . . . . . � . . . . . � . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. .. . . � � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . . . . . . � . . . . . . . . *. . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . * . � . 1. . : . . . . . . . . . " . . . �- . . . . . . . . . . . . o.n " . . ��z . , . . > � . . . . . � . . . . . . ", . . . . . . -1 . . . . . � .,: . �� .,.", I_ . . . . . . . . . . . . . . . . . I . . . . � . . . � . . . . . . . . . . . . . . . . . . � . . . � . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . TEMPORARY SEDIMENT CONTROL . -DEMOLITION ADJACENT TO WATER NS1 5 O� (y) : � . � : . 11512 � - LLj .." . 121 ;..-� \ f � NS16-TEMPORARY BATCH PLANTS z < (.0 . . . . . . . . . . . . . . . . . . . ; . . . . . . : s : . . . . . . . . : . : . . . .. . . . . . : . . . . . . . . . . . . . . . . . . * . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . . : . . : . . . . . . . . . . . . . . : . : . : � : ,!. : . � . ,., -- . . �x. .1. . . . : . . : I �Y'. """ ".:� 0 . , - . 1. . .. . �. 1.4i, . I '['?,, , I . � . .1 � ; . I I.- . . . . I �— - 1. . . ,.,;-,,. . I I . . ­1.�Iz­i,a ,.I� ".).. . . . . . '. . . . . ! I .1 il ... . . ..; . . . . \ . .. .. : . . . I . : .1 " . . . . . . .. . �F`I-SIIT FFNC'F . . . . . . . . . . . . . . . : . . . . : . . SE2-SEDIMENT BASIN . WASTE MANAGEMENT & MATERIALS I Q0 . . _j — N . . . . . . . . . . . . . . . � . . . . . . . . . ; . .� . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : � - . . � * . . . ; � . � . . . . . . . : . . . ! . . . . . . . . . : . . . . . . . . . : . . . . . . . . . . : : . . . . . . . . . . � : ! . . . . . . . . . . . . : . . . . . . . . . . . . . s,,; �, . . . i" . it.,I; . . . . . ­ A . . 2 ) .1 � - ,F ]:;� . � . . . . . . . I . ; \ .... .. \ . , - . i - ; I I. z, �� . * Ix . I , . . I -, ; . I'll � 1 ".,"3 -1 . . . I, \�_ * . * : � ; I � I � . . . . . - : . . . . . . . . . . . � . . . .. . * : . . . . * * . . . . . SE3-SEDIMENT TRAP - . . . . . : . . . . , . . .. . . . POLLUTION ONTROL . . . I . . . . . . � . � . M . IM . . > . . . . . . . . . . . . . . . . : . � . . � . . . . . . : . . . . . : . . . . . . . . ! . . � . . . . . . .. . . . . . . . . . . . . . . . . . . . . � . � . . - . . - . . . � . . - - : . : . . . . . : . . . . . : . . . . . . . . . . . . . . . . . . � . .. . . . . .. . . . . . . . . : . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � : : . - ; . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . . . - . - . . . . . . . . . . . . . . . . . . . . . . . . . . . . '�'.,�. . . z;l i .1. . . I- ..................... . . !I� . . . � �.;. . . .1 . : .� ,� , : !I i > . .. -,. . . I . -71 , - - ; I 11 . . . .- - . , I , I... . .:� . . V I , . � I ;I .. I \ . . I :� : . . . i.q� . , j � , I ( ..; . -1 ��,­­ .. ............... . . j_- ki'l I �­ , . I I - ,� 1: ! 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SE6-GRAVEL BAG BERM WM2-MATERIAL USE � SE7 SWEEPING AND VACUUMING . . . g C) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . - . . . . . q ; . . . . . . . . . . . : . . . . . . . : . - : . . . . . . . . � . . . . � . . . . . . ; : . . . . . . .. . . . . . . . . . . : : . : . . . . : . . . . . . . . : : . . . . . . . . . . . . . . . . . � . . . . . . . ! . . . : . . . . . .. . . � . . . . . . . . : . . . . . ; . . . . . . . . . . . . . :. . . . . . . . . . . . I! . . .. . .. ....... ­'*Z�,... !� I! I I . 1� ;: . .11 I ji ;; I, 1 i . . ;. -i . . . LInF �- . .. I ". . 1i j : I . . . ..! I ._�:, 11 Its, �-.i .. . . ,�_ I . � , '. - - �ilp., I "I ... .. ......... .. ....... .I.. ; , I � !:] :6 . It .... �;, I I I ! �"Z:.;) F� ... .. .... . �I;i.. " -� . I . ­,­... "'. ­­.­ �, . :, , - ,I: c�_, I � . - , , , , . mr, .... ��,, ... .. .... . ;:�� ...-. . ..�: ,, �.; , . . ......... . � ..... ', 'IstEsaii ,.,,,,,,,,Fu� .1. " .- i� . I.:i '. " . �. �.-" ..� .­ .. .... 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WM4-SPILL PREVENTION AND CONTROL . . . . . . . . .. . . . � . . . . . . .. :. .. : SE9 -STRAW BALE BARRIER WM5 -SOLID WASTE MANAGEMENT : (D . . cr ,1:4. = . . . . . . . . . . . . . . : . . . � . . . . . . . . : . . . . . . . . . . . . . . . . : . . . . . � . . . . . ; . . . : . . . i ; . . . . ! . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . � : . . . . . . . . : . .. i . . . . . . . . . � . . . . . . . � . . . ! . . . . . . . * I : . . . . . . . . . .. . . . . . . . . . . . . � . . . . . . : . . . . . . : . . . : . . . . . . . . : . . . . . . . . . . . . . : . : * * . . . . . . i . . I ............. I ....... 11 ... -111 ..... I : . I 1, .: : '.' . I. 1i i . .� 11"T13 . I : .1. � z , . 11 .P��, , , S..., ..­. . � ,�I,_-_; Q I . ... � %, , I ... 1: . : , Al I .�, - . ,I . - iz ,.,.. z. 11 : , ." : 1- .::,�'i -.1, " . ::�.:: i "'. , , ., . ,_ _,.. .". .1 � :. ". -1.'i1%1` i 1 -,,..;_.i �. I _. .I I it . �- -,, - \ , __ . . 1'�,4, ""' �"" .,;;; , . �! -,;z . %, , . ,il:l .z.q.,- .11. , , `3 ; � �,�.', - ,,,, - - —4 � . . : : , . . � .. . . . . . . . . . . . . . . . . . . . . . . . . : . . . . .. . SE10-STORM DRAIN INLET PROTECTION WM6-HAZARDOUS WASTE MANAGEMENT : . . . .. . . . . . * . . . . . . -CHEMICAL TREATMENT : SE11 . . . : . � 0 0 0 . . . .. . . . . . . . . . . � . . . . . . . . � . . : . . .. . . .. . . . . . . . . . . . . . � .. : - ; . . . . . . . . . . . . .. . . . . . . . . . s .... . *� * * � .� . . ... .. .. ... .... . ... . . . . . . . . . . . . ... ...... ....... ... . ... . . . . . . . . . ... . . . . . . . . � . . / .1 . . .. . . . I . -------------- -� �­ .... .. .. P..i;"!! � . ...... .... ... I : .. , _ . ........ . � � , , ; . ,,, , I... ,., . 1 .:I 14 . � / ,�:),�,­,"I ,; �� 11 , .r. � 11 . . . . ., ;,t. I'.� _ ... .1jr—I ! .,:'.%1!.:1 L ,.� i . �, . g ....�� -1 .k, � . � . I . I -I'.:; 1 -, . . . . I I ... A f �. — \ � i_ � - -1 I "I, OP i '""�' 't, 3, . . . . . . . . - � . . . - . . . . : . : . .. WM 7 -CONTAMINATED SOIL MANAGEMENT . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . .. -CONCRETE WASTE MANAGEMENT WM8 . : < <�, I o - r I �N: I. : �, �1. !�;,;- i, 1'...'.' t !:. . I �r �z . 1 : it .1 . .1 . � . I / ,,�,�,, - -'st i KI . . ... . , ;:,� �111 ... 11. : ..;:," :ci.'.l . '.1 ": - �., ,u. . \ -,'�-'_;I..' 'I,.,- .:% I.. ,.��:,,:%[ I ._....ul, , ................. 'HI I... ,I:� .. ; , . ­;.� �,��._ .7.1 ......... .. I . 1\ I - �.. � � 1 : .; ��11, ��.:,.:i,I:;,! / . � EQUIPMENT TMQKING CQNTRQ -SANITARY/SEPTIC WASTE MANAGEMENT WM9 � z W _­' I ; I. 1�, .11 . / '_?_�_"�.��, .1 I � . 1: : : I I . I � . � : � ; I , . ", " ...., . : : I\ ..., � . : il.; _7_ — — — - . . �1. . . . . .......... . ......... . I , . : : : I . I . t�5kl - , , .. .. / * it I ;-- 0 . "'. 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TCI -STABILIZED CONSTRUCTION ENTRANCE/EXIT � : - . : . . : . . . � . . . . � - : . co . . . . . . . - . . . . : . . .. ! . . ! . . . . . . . . . . . . . . . . : . . . . . . /� 1,1� Ll� . . . . 11 . . .. . . . . . � . . . " . . ! . : . . . � . . . . . . . � . . . . . . . ,�, " . . . . . . . . � , ., . . : . . I : : I . . � . .. . . . . . ... . . . . . . . . . . . . ,Ii?,iI�,N, 1, R . . . � . . . . . . . . .. ,0 : I \ .. - : I . . , :1 / . . . . :; . . . .. . . / . . T -------- - - - : � ; .1� . , . , .� . . / . . . . . . . . . . . . . I . . .3..., '. .,;, iki..", �:�� ... i :! , 1. . I 1. . , . _..x__, - . I .11, .s, I , ­,� 'J . I �v""� I �1.i �� � '�111` "'], �'- ,,.ti .. . . . � I . / . . . . � . . I ................... . I : . -.1111 .;, ­� '. .. �- I F I . . .., . 1. ­'.�f� ` . . . . . .,__ \ I, . . . I 1. t .:�., �.;�, -� - . .r . \ — � � . . . . . * - - . . . . . . .. . I T . . . . . . . . . . . . . � . . . . . : . . . � : : .C2 -STABILIZED CONSTRUCTION ROADWAY : . : . . . . . . . . . . . . . . . ; . . .. . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . -C3-ENTRANCE/OUTLET TIRE WASH : . . . . . . . . . . . W �. � . 0 . .. . . . . . . . . I v . _11.3 . . . . . . . . . . . . . . '�. * , e..i; . . , �:.. . 11 . . . . � . . . .. , . , " "..'.. . . . .; , 11�,*-� . . . . . . . ; � IF . . . . . . � . . . . �,­,�,; .1. . . . _ 1�_' , . . I c., . � I :.11 ; . : , - , . ... - -, _ . ..... ­�, � . ............ .. - . � . " . - ­I�l � I I A; I., - . ,� _. � , il `� , I . �'I�,-,� ; *,I,­,,�FFF-.�.,',� ,'�: .. - . . . . ,-. �. , i�, : . . �11 I ..... �, r.." i . ;9 ! I , ( F . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . � � . � . . . . . . . . .. . . . . . . � : . . . 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PREVENTION PLAN (SWPPP), DATED T.B.D. . �_ U) z . _"-'.�,'," ..�-i%�;.:.:.;:�-,:::-.:::�:..�.::.,,�','�: ...... ............. 1�. . ..., . . . , I <, 1. _,. , _.'t is i�', - . - . � . .... ............... ..... -., � j�� I i -� ,,,,:i :. t , Irt�_:=::n;;:.:��,�.,_ __ . . .. ...... � -_."I, ....... - .... I 0 `_.- � - I:) ,�'. , ,;,­ ............ ... �­----­ .. . ..... � .......... ... ............ �,,e ........ . . ...... I----- T�n. �­,­!. /- , e, -,,] F,sie:e -, -11! .".., � , I . .- - .1 _ ! -1 "'t .1 ­ I., _I\ I , _" 1�-,,,,­t�, _ - , _.. . _� - �: . M/ - t '! , , � . xk* I-$ �'. ." . . - � I � - �� .. . . ..... I �, .: .., .. _ - - ,,�.. p ;, � ...... Ir Pi ... � .. I.- , �� NI, ",\ -,--;,-,' --r/." t, . 'I., � -q ..I&I ___�,.,�..... ..i ..I . � . , . /I , , . D _� . _1 �I-? "', ­ : !� Ix ­., . ,% " e . - : . ,�,, X, .1- : ".. ; T -1,1� . .. �� I K�f.Igli�,_�.,':,�� - 1. . . . � . . . "I ... - ; � �� \ ,r', -� , I . 119 /,�I"Yflvl ..; ,;,.,. - ,I, W;.., ", . 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I . . . . . . . . . INSPECTOR SO DIRECTS AS THE WORK PROGRESSES TO MEET "AS GRADEV . . . .. . . . . . . . . . . . . CONDITIONS. . . . . . . . : . . . . (y) . - . � . . 0) // . ,I,,;,,,,.; I 1, 1. ­.�-,­­ .; ; I . : ir , - ,,, 1, � 11 .,i � ,_.; ;�i:!..,` I " " I � -.11 I 11 N I Y,I�,. ;,,I; t, � k ."� ... . , , � � ; "��", I ,,,, i �,i;*, I,;' - , " 1� I 4� �­� �,,­ " //�, " 11 , I :1 � . lx� - , , t��- , 1 .�, � I . ,; , Is . 7, , t �, , . � , \ " �1 /. � I - . I : ­ I ." ". . P , s . /. . _ "t., ­� / i/ltl. I— .� a " , I " �� , � ...... N . �,;,,� I ,�j :.,'. F'A / I, ,,O�L � .�,Io, , . . : e:�t.')i "'. r�',.E i I:.: �. \ � 1.- ., ..�, :;,rr,�� � I � , ��t�i�- "� , I.- ; k � �.,,�.:�, ��; \� , ,_ "I Js�;!, . . . ., / . . ." " " / . " ­­.�:5­ - 1 ,:.. .. 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I . .1 �, - , I., tI.- 0 .I .. . ,_".1 : . 11,11? �.,;,,� , �'A,��,� ... . , /, - �:.."�,.-.,...:,�.n� u �', �� ........ _�, ...... i I., . .- . - _. ........ i�- 6 I r ­ ..; % I . . . __ '. . F_ F. .1 ....... .... . . ---- � ... ..... _'. , . ., ­­ z.- ...... . .. � ......... . ,c I. % . . . . /_ " .... . .. i1I " �, L_z � ..� —_,7-1 ", : . . . . . . . . . : . . . . . . . . . . . . . .. . . . . . . . . . : . . . . . . . � . . . . . . . . . . . . : . . . . . . . . . . . . . . .. . . . INSPECTOR . . . : . . . .. . : . . . . . . . . � . . . . . � . . . . . . . : . .. * . . . . . . . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . .. . : . . . . . . . . . . . . . . . . . ,,,.3� �_. . ,\ . — ___ c, P .� ......... 1� 11 . . � . — —, — — ­ — — — '. ,I ; - , I I, �, �, " � . _T�� - . � . :i ! 1 4. WHEN THE INSPECTOR SO DIRECTS, A 12 -INCH BERM SHALL BE MAINTAINED ALONG , '. �.. " - , . 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F ��­.__ ; ;..; ; - - ----------- ... ... ..A ;.. ; �,, � ........ . L . ,,I . %% I 1; = . I !-� .- / / � ''. - � ,.. - I .,,�F,� ... ?,�.:w I . . .: - .,. � " .vji._ ..... � ...... _.�� -,--,-.. . ..... %_: -- - ----- -2 � �,; "' I I /' i .w I, 1-- � ... ­%_.' I � ! - "' ; %,.!. . � 11-141 ... : ....... . 1-11.1.- .......... ­­ ... ­ ... I ............... . . ........ , I I ­­­� ... ....... 1, . � . : . ­­­­ . ............. �. , I ; . . .1.1 ..... . ­ 1. 1; � , , " .;: V ... . . : . � ^ ­ __ .. ........ I . . . . � � . _. s �-,­" �� , " ,-,),! ": . , . _J'._"�, ! . .1 .-.; - : . �� t ­ . .,..!� ,�. ,\ ­.�t'. _', . . . I " ­ . � I , ."[ . . . W I z ...... _ i � I _t" �, I .1 . . . ... � .... .. P, 1� - . . F " ` %, �7.j "I ;1I , I .­ I I � I .... �z - .�, : . I =__. . . ,�,Ii,.,. �,; ,,�.�,�. ��%, . - _1 ?�� - - . . , _ ... . .; �I .. , I -;, �n,�_ i,,,�.. . . . � _ z I , % . . 1. , ­� , t�z, I,it�. [�� . . 1-1 h . . . . . . ; .. . . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . : . : . . . . . . � . . . . 5, STORM AND SEWER DRAIN TRENCHES THAT ARE CUT THROUGH BASIN DIKES OR BASIN . . . . . . . . . . . . . . . . . . . : . : INLET DIKES SHALL BE PLUGGED WITH SANDBAGS. ' . . . : . . . . . . : . . . . . . . . : . . : . . . . . . . . . . . � � . . . . . . . . . . . . . . . . * ; � . . . : : . . . � . ! . . . . . . . . . . . . . . . . . . ; . . . . . . . . . . . . . . . . . . : . � . . . .. . . . . � : � . . : . . . : : .,.. C, ..., '.. . " / � :-_­ x .I . . . . .. : .. . .. .. . . �. . .. "��il "I . ,.. . .1, - . : . � . . . . . . : . ", �_- �, \ . ..... . ­� , ,�, "'."', \ I ,�, ", : . .F . , � -N 1. I . ........ . ... .1 I . .,- 4 ....... �,_ � � .... ,­ . 1:-: . . . . . . . . . . . . . . . . . . . . . . . N ,_X, .. � * . I :t.1-- ..... ,.I � .1� ... � I . ., I, , "". ,, .. -,. if��:: ,,� I . ,,;, ".; . . . il I- � . I � ; . , . .; � . \ _ , ,',- \ )k " '. p � I \ " , _,..3', . . . �3; !­'.. - . I, . . ... .... xs, -`., - . - :. . . : - �! ,,F :,-:,�._­�� . i. �A 1.1 / �. . . ; I . . . : I�i �'--'- I. . ." j, .. .. .. I 'I (�� ��, .1 .. ­ ­ ­ [-..,, ., - I , .... . . . k I .. '.�, .1 kv I. I .'-, .11.1 � . �11 zj; �!', .1 ", ,,,,,.,. �;!..� _1 , . ... z ; ,-, , , __� ... - ;1 : . . � ��:1.1 , � . ..I .. 'i ) . . . . . . . � - - q . . . . � . . . I . . . . - - 6. EXCEPT WHEN THE INSPECTOR DIRECTS OTHERWISE, ALL DEVICES SHOWN SHALL BE IN WORKING DAY WHEN RAIN IS FORECAST, AND SHALL BE .. . . . . . . . . . . . . � � . . . . . . . . . . . . . . . . . . . . . . . . ,!2) :-; I ;;..; ,�, /� � "I I ., .. , \ �, .1 - - , , ,I , I.. ;, �tN,! I .1. �, I " I - , .11, \ 1;�, � .1� 11- 11. � :,; � ,., � ,.,;k ,� I'. �, lx��,,�� ....... � N. "I . . . -.`;t4 -'o�, - , , " ,�, .- . . .7� � - - -,,, � , "' ,z.�.\ �-- �/ . , �e,... j .'. \ N ,�t��_z � ., . . . . N . \ . j \ . . . . : . . . . . .. . . . . . . . . . . . . . , , . : '.1 ... . . . . . . . . Is --1 :h-1 . ��....... I . . . . . . - .- ., . I .-I -141 I . N\ Z . .1" � _ - , I . . . . . 1, I \\ "A I � . , , ... . . . . I . , � ;,\. I . :� �.�.:;..;:;�-\ , . . . I ?��, � , 1�' _j 1�2­111 "? .. ; I ,.�:�Isll \ �0�itl �i , :"N � - � �. , � .% . . �� � . , . . . . I . . , 'I" , . , , , . �, . � I : �,.: :n li,i . . . . " . . . . . � . . . . . . . . i . . . . . : : , . . � - % I - I. . -, ;"V�,-��,----� - -- - ------------------------------------ ------- ----------------------------- � ....... ,�.I..'��1.1�ll.,��'ll".�ll,�I.I.I ... -1.41 .... �. ..,J.� 11 ::,;. _.. ; 1,; �1% ...... - . � . !..�_: ... ... JK;i� , " .. .1 ..� - -.1 % ­. %, : 0 . %.,..,. ,,.� N; .. I. 11 A., . . . . . . . . . . : I . . . , s'.,.\\ i - " . . . . . _-C % i� ..�,,,,,,, - . . . . . .) . . . ­ . . . . � . .. - -� -., I - . ; . . . . . � . .. , -:�.�' i I .� . Zl , .11 . . I 1� . . . . - " : . . . . . - . . . ; . . : . , \ '.. �,,k 3F I . . I . . . . . . . �,. .. - " . . . . . . . . . . : . . . . . . ; . . . � MAINTAINED DURING THE RAINY SEASON (OCTOBER 15 TO APRIL 1S). . . . . . . . . . .. . . . � . . . . . � . . . . . : . . . . . . . . . . . : � . . . . . . . . . . . . . . . . . . ; . . . . . . � . . . . . . . : . . . : . . . . . � . . : . : : : ,.,z .. . ........ . -.1. ,C� " , .; -, it .. " �! . ,,:. 'I '.'; z " r 4'. . . . -, ,,,� \ � . .1 . . � ....... % 11 ...... .... I � ,-" ------ .... � 1; I t � - , .1 , �i�, �,� '.1 .�, . . � :i; �&=.,1:,�-,; -;,�,, / , . . : : I �, : _ 'N.", ,�,,­ ... I !. . ; ... �., . , I �_, � .. ! �� 1;,s Bo , , j � i ... , � , � - ! '� ..... . . .. , , � � . . ­ K;`�� ". .. . - ) i ') . � . ,,,� `\� , - . . . : 3, , , , - ., I' , I \ � I " , � " - * , , : ... I",� .. . . . , F _L; ,',',.,., f . ,\ s- �� I - . . I- 1. I.. � � __/ � . I .I . I � , , �.a I . i ....... I 1'.__� ,,__j . �. _ ... � I . - � --- � .',..,/ .1 ., ;; ,. ; . � _�/ I'll 7 ,I,, : : : C N 1'.\ \, ..... . . . - %, , . . . . I / . . . . '. j . . . . , i, - . . . !j � ........ . . . . . I , ..:! . . . . . . . ", ��:, . � , . . ; `!. -, , . , ,i . . . V, . . . . . . ..;,! .... I 1. . . . : . . . ,,,`�, .. ", _1 . . : . , , ,%!,\ �� ­I I., _�� . . . . � . . . . . 1. .1. I", \ - __ - - - : . : ; ` t . � ", /I , , ... . -4 'i. . : . . . . "I -t t .... I \. . � % . . ,�s � , � * . . . A . . � z �', 11 , .1t 't . . ; 1:1 . . : . . . . . . . . : . . : . . . . . . . 7. SANDBAGS SHALL BE STOCKPILED ON SITE, READY TO BE PLACED IN POSITION WHEN : . . . . . . : : . . . . . . . . . . . . . . � � . . : . . . . . . � RAIN IS FORECAST. OR WHEN THE INSPECTOR SO DIRECTS . . . . � . . . . . . . . . . . . . . . : . . . . . . . .. . �. . � . . . . . . . . . . . . . . . . � . s . . . . . I . . . . : : . ..g :� . . . . � . . . . . . . . . . . . . . . . . . .1 -, . - . . \\ \ ..:: 11 111. I . . . . . . . / . \ \ > , ., ;.", . . . . . . . . . . . . . . . \ �>,,: . . . . . . . � . . . . . . � . . . . . . / / . . 1-�', ',,I' ',\1 1, - '�,��4//, \-,_,�\ .\ .� -",. � n, I. / \ . . . . . . . . . . . . . . . . . . . . . . . . . . . . �_� . . . � . . . . . . . . . , � . - -.;. ,� 7, . . '. _I�' . �, I, � %, ,I � . . . . . . " . I : -,. � � , . . . . . . . . � � ( 1'. . ,� , I . . . . . . . . . . . . '' �. F �1� " '! � ; . - . . . . . . . . . . . . . . � ­ . . . . . . . . : . . . . .. . . . . . . . . . . . . . . nSTANDBY . . . . : . � . . � . - - : . . . . . . . . . . . : . 11 ,, , , , .11 '�F41 - - V ;,% �, ` / ; � � , -, , , � . ... �, \:, I ", , \ �, �.-,., \ �.;, ., ,?� ; \ ., / -, i ". ., � \;. 11 ,\\ . ,� . - ,� I ,,� , . 1, I . , *`�/-` I, a� !� 11 _ I .- �*,�! �j j !� 1, ali . . 1 �� " �)� :." , �1 /, � : ". . El I I . ? I 8. A EMERGENCY CREWn SHALL BE ALERTED BY THE PERMIT TEE OR THE CONTRACTOR TO PERFORM EMERGENCY WORK DURING RAINSTORMS. THE PARTY TO BE '. �_Ip<". .", .. I I , >,i\, - . 11 � 11 ,�.,. X �, , . . . . . . . . . . � - " . � _,4 . . . . . : . . . : . . . - - .�,:,� . - ,. . . . . . . . .1 ,� - �,� \ ,.�\ . � . I I . . . . . . . . . . . . . \ 11.1`c.,.` ,,, � \ ��,­ -\%�, ! . . : . . . . . . . . . . . . . . ! . . . . .,; t!", '� * . - . . � . . . . . . . . � . � : . . . . . . . . . . . . . . . . ��: . . . . . . s . 7/ . . . . . . . . . . . . . . I ! i . . . . . . . . . . . . . . . : . . . . . . . . . . . ! . . . . . . � . . � . . : . . , . . . . . . . . . I - � � F.", 1 . : I . . . .. . . . . . . . lit - . . � . . . .. : . ."', �.Al . . . : . . : . . . .: : . . . . . . . . . . . . . . , " . . . . . � . . . . . . . . . . . ,- 1 �) 11 . . . . . . . 00 : .. . . . . . . . . . : : � : v . . . . . . . ; . . : . . . . . . . : . � . � . . . . . . . . . : . . . . . . . . . . CONTACTED IS: . . . . . . . . . . . . . . . . . . . . .. . . . . ; : NAME: (TO BE FILLED IN BY CONTRACTOR) . . . . . . . . . . . . . . . I . . . . . . . . . . . . . I . . . . . . . . . � . . . . . . . . . . : .11, .. . . . . . �6 . . . . . . . . . . . . . . . . . . . . . . 11, . . . . . . . . � . . . I... 11 '.; < � �1 . . . .: : . . . . . . . . . , . . . I I * , * * 1)'/ : . � I , IF) . . . \ �` "I x . . . . . � . . : . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . ; . . . : . . . : . . . . . . . . . . . . . ; . � ..,-----I.- ." . � . . . � . . . . . . . . . ... . . _.- , . , - . . . . . - . . . . — .� . . . . . . . . . . . . - - . : . . - . . . . . . . . PHONENUMBER. . . . . . . � * . . . . . . . . . . . . . . : . � : . . . . . . . . . . . . . . ; �. . � z . . ­ ­ . . . . �. - I .. ... ....... . � , ". :11-11 -1 I, I __ \ _.­t� = . %�� , . . . . . . . . . . . '!� I, - % , . ?;; ! 3.��!��ij 1� . . : . _... � � ; . . j_ ,_ . %�, ,> i ,.,.,.,qt,��, -,: ,�:-_:,::" : . - ; ; ., . I .. ; I, �- �, . 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I . . . . . . . . s . ; . . . . . . . . . . . . . : - . . . . . . . . : . , . . . . � . . . . .. . .. . . . . . .. . . . . . . . , . . . . . . . . . . . . . . LEGEND: . . . . . . . . . .. . . . . . . . . . . . . . . s . . . . . . . . . . : . . . . . . . . . . . . . . . . . : . . ­,: I ,j.,' -f ,,\ ..".) '.. ,� 1� �:. I ­� %,", �.,` � N�' ... I " e I ,::, .,,.��;;:t . , - � .. I,., I ; �:_.....: , � ,,�, ;, .11 \ . -1 _.,:) , .�. . . . . . " . 1�,�, 11.".—, � ,- ,%­" ., . . %..� " - f �. . . . . . . . . . . . . � ,'' / : 1,�'�( I)!; i" I ...//1.'*�,,, . . . . . ' - " . . . 21 1, 1, I., ... X�. .,e , / � .. ­ . , .,! I I , I � -- - \1 . . . : . . . . . , I — . . : . . . \ �:,) . . . . . . ."... I I .1 . I s . : . . . . --- I %. __ 1 . . . . : ;.,�� c. � I .) . . . . : � . . . . . . � : : . . . . . . . . . . . . . ....- I - ..) . . . . . . . . . . . . . . . I . .1t,"', . . . I" om M W: LIMIT LINE OF EROSION CONTROL . ; . , , , . . . . . . . : . . . \ , �Nl N'. . . . . . . . . . . : ,�.� ... . . . : . . . . . . - NN ,� " " ... I . . . . : . . ...< �, ... ��: " . . : . . . . . . 1. ,._� % I . I �­,; ,_� I "I O� WIDE STORM DRAIN , , . . . . . . IN p . . . . . � . I , ,\ � , "\/� /., . . . . . . . . . . . . . . . . _, . " . . . . . . ! . . . . . . . . D . . - i_ . . : . : . . . . . . . : . � . I . .. . . . ; . . . : . . . . . -_ I . ;< - �­,,--,' . . . . . . . . . . . . . . . . . . . . ;,. : ..I . . . . . - N . � \ , � I ��Ie, . �I,5.,..� / , . . . : ,N�\" J,,��) . . ... ... : .� . . . . ;; I ... I . . . . . . . . \ \ %',�\ �\\ ,\ —, . . 1. .. .1. . . . . . . . . . . . . . 7 I _. . s : : ­_ .... .. ...I 11 . . . . . . . I � ; . . . . . . . . . . . . 20 "'N ,\"��. " , -, � ... \ i I' . . . . 0 ... � _ . . . . . . � . . . . . . � I, ; . . , " U I ,�,'. 'A ....... % . ; . . . 1'11�% . . , . , - , __,� . .. . . . . � , �\\ . . . Il) . . . . . 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FACILITY AS CONTAINED IN THE DOCUMENT RECORDED (�D ORM DRAIN AND INCIDENTAL PURPOSES, In � W Q� -1 i I . : � I . � ; � I : I I 1 1 i i : I i : I I I . : I I � 1 : I i i : I ; I . . : . : : : : I i . : . 1 . . . . . . . . . . . � � , � \ \1 - .. ; , "." � . ...... . �. . ; . � . . . . . s . . . . . . . . � . . � �\ \. I . . . . . . . . . . ,.;,. , , �� ,,,,,, \ , \ I \i�,�.,�­.MN, \ ....... �7 , ',',>,:, .. . . . . . . . �\ ��?�, . . . 11, "I , I \ , , " ." %\ ': -.� \ , " , ": - -/, �;-' �� . . . ....... ........ . �;­ -�­ ­ -��. , . . . : . . . . . . . . . . . . . . . . * . - . : . ,,% ­_ 11 ." . I ... ... . t& . - . � . \ , � ,,, � � \ , : I i%A�,- ,,\,�,,% ., \�\ \ , , " . . . . . . . . . � � ,1 �ik.& \ N,—W' ", .1 . . . . . . . . . . . . . . . . . . : . . . . . . � "� N , ., , ", -.-.-.,_ . ........ . :, _. 5�-,� " . . . . . . . . . . . . � , \ . . . . . , I.. \ , .,�_ ,,�tIo\ � ". , ..., _/.. - : . \ _ ....-I6 .... v ..... . �.- - . 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Date: 01 -16-2018 \ , ,, I . , X\.. --- !.., .. . .14 �11 , , , - ... 11 \ .>� 11 I . � .�­ ..... % ... .., , , .�� . � I , . �,,�,,,__ It�',,,\ " �,,r -, .7..�..- r­m�:;"�­. , \-Ie� I., '' , -1 �� I I "_,:j%�,:, � . ,.\ " , ��,,�t_i,­6 ,�*A­�.,�,, , I ..!.,.;. ..,. ,, ��i, , ".;� 1, . , 11 11. 1\ \., I.. N�,;�. - ,,, ,,,, �. . �"" \ . .... ,'. .11, ­­ . ..... .... I ....... - 1, . -, . ,k)"'k,"­%-._'� _ .... .... . , - '' . . . . . . . . . . . . . . . . . . . . � . . . . ... , , , - I - . ....... ...... �­ .. - -.� .- , , , '. .. . . . . . . . . . . : . . : \ � W- , " . < . , 'zF', ,,, � .A ." , I .. , . �":::"...t,:�,.,�"-.:,�..,-i,',-�--"".-,:.""-",-.*"", ,.P�k - ,, .--- -, ..,. '�,:- I,,,I­ ­` " , , � . �� �`,;,�' "', 4, 2. -,­-,.,��,� . ..... .. r-.,-�`.,.--',4,-�',,-- - I.,. � � -, , , , ��'. il;- .11 �­ , �� ", -�-% I !,--, , , _. � , _.. _ , , - 11 .11.� ­ � ". I T�. 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A WAIVER OF ANY CLAIMS FOR DAMAGES BY REASON OF THE . . . . . . � . . . . ; . . . . . . . ' . ' . . � . . . . : . . . . . . . . . . ; : LOCATION, CONSTRUCTION, LANDSCAPING OR MAINTENANCE OF . : . . . . . . : . . . . . . . . . . . . . . . . . � . . . .. . � . . . . . . . : . . . . . . . . . . . . . . . . . . . . A CONTIGUOUS FREEWAY, HIGHWAY, ROAD - .. . 'NAY OR TRANSIT . . . . . * . . . . . . . : . . . � . . . . . . . : . . . . . I ., . . .. I . . . . . . . . . . . . . . . . . . . . . . . . . . . I �_ 1\ ,,�4j- 1 ,;_�' , 1� � .., � - .... ... . . . . . . . . . . . . . . . . . . . . . : - �, - 1. 41',,�, . � ICN,,,�11- - , . . . . . ; �,,,I, ,,� il. - - .. ,I-,- .. _ - . . . . : I - , ,, , - , , . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . 11 s '�."":,I�,, ,� \,\ � ...... ._e` . . . . . ,\ � . . . . . I , -11 --�_. , , ,,, ,,, - I � �� .,'� . . ..... � . ..... . . . . . . . . . . . . . . . . . . . . . � . . I ...It " "" ,,, z, - . . . . . . . . . . . . . . . . . . . : ", ,_', i� ., * ...... '. -ft , ---* vv-- �,, IF_ ,,� . . . . . . . . : s ,', '.. - � - -- - , .- -,-- 1`�','�,& ". 1. . I ,:I;t�,; I ", - . ", , 4� " 1, `- -,, -I , I . . . .. . " ,�� . : . . . . . . . .. . . . . . . . . . . . . . . Z. . : . . . . . . . . . . . . . . .. . . . � � . . . . . . . . . . . . . . . . . . . . . . . . � I I . . . . . . . . . . . . . . . . . . I . . . . . . � . . � . . . . . . . . : . . : . . . . . . * . . � . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . � . . . FACILITY AS CONTAINED IN THE DOCUMENT RECORDED IN .. . . . . . . . . . BOOK 2538, PAGE 86 OF OFFICIAL RECORDS. (PLOTTED) . . . . . . . . . . . . . . . .. . � . � .. . , ,,.­:,�, . . . . . . . . . . . . . . . . ,,,� !­ �-, .... .. . 11 ... - ...... ... , 1.%1.1, V\ "PI, . . . . . . . . . . . . . . . . , ­ ,�� . , . . . . . . . . . . . . '.. �, 1, P, .."'... I � -1 �'.n ". \ ,,11, , _.i;�� " 1.;��Q ,_ ,4�, , ,-- - _._ ,,, __ ... __ S.,, __­ ­_ _,�:,:�, I �:.e; :., , "". " .vk,,._ i'l ,?" I �.. ,,,!.�",I) -N K-111 .. .. .. \ i � >�, , \. , , ,�, .... .... � .. .... �.,��--, "', .. . �, "4 " ,,�I�.­ " "". " �� "'p, " ;­-�,, . -� --,�, . ..' 1, 4�> . . . . . . . . . . . . . . . . . . . . . . . . * . . . . . . . . I 7 . .. . . . . . . . .. .. . . . . . . . . . . . . . . . . . . . . . . . . . SHEET NAME: ,Fi _ ". _�j,,�._-- _ \ . ,, , �,� -, ,�, 1, - , - , , - 1, ". 1. '. �,�. M - ... ... ­/ I � i�' 1) ­­... -- " - '. ,� I � V:-;,�, ,; :;."'i, -�-�I��,'-_:�:.' f . ".. - ;-,I '. I_- � - !.��. .. , - .. ,.\- � "Al. I ;_ ­ , 1�14' ." � � , ",.,___� .��,�.­, , , - -, ---, " ..-'., . I" (D AN EASEMENT FOR EITHER OR ROTH POLF LINES, CONDUITS .� I ,., � . . W;;.'_ 1.1� , - " I , ..� , I , "*' �Z�,t,,; -,-�../ I"j1_* I �,, ,�, if, ,.,�-,� . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ��. , 11 " . � . . : . . � . � - - : . . . . � . . Ill .� �, , I 1;,,'-' 4 � , . . . . . . . . . . . . . . . . . ... I � / !>,',1,, 7, . . . \ , ?, 11 . : . , 1, . `.­'�� .. .. " "� � 1__' : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ! . . . . � .. . . . . . . . . . . . . . : . . . . . . . . . . . . . � - . . . . .� . . . . . . . . . . . . . . AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED IN - : . . . . . . . . . . . . . . .. . . . . . . � . . . . . . . . . � : : : . " , . .. . . . . . � . . . . . . . ,�,.�,.�",�,�,,.. . . " -, I ­ . . � . . . . : . . ; . . . . . . � . . . . . . . , ,�� � I, ,�,II,�,,, . . ; . ; . . . . . 7 i - &.� . . . . . . . . . . ��11`11 "" - . ,� , .. 1. ,., ��, �, - , �t,�,��, �, , . . . . . . . . . . . . . . . . . . . . . . . . � � . . . . . . . ; : . . : . . . . . : . . . I M : ! . . . : . . . . . . . . : � . . . . . : . . . . . . . . . . . . . . : . . . . . . � . . . . . . . . . . . . . : . . . . . . . . . � . . . . . . . . . . : . . . - . . � % 1, e� I/ i '1� . . , . . 1. ,41, ;�� "; . . . . . . . . . .. . . : . . . . . . . . . . . . . . . . . . � � . ; A "'' - - 11 .. ., . �, ... . ... .... . 1­� "A , ,�', . . . . . . . . . . . . . �,:. ,�_ .: M . .. . . . :. . .. . . . . . . . . . . . � . . . . : . . . . . . . .. . 11..._,� 1� :1 . ". '. ,, .?-,/: 1 ,,, -t -�— , �� '. -� , 11�1 . . . . . . . . . . . . . . . . . . .. .. . : : Z, . 11 , I , , t , , .- . . . . . . . . . . . . . . . . . . . . . . . . . �, ., `:'�,�j .. -, 1 .'.' �,' ,j��.��, " - � �� ,,,, . . . . ,Z� . . . . I . . . . . . . � . . . . . . . . . : . . . . . � � . . . . : . . . . . . . . : . : . . ! . . . . . . . : . ! . . . . . : . . . . . . . . . . . . . . : . . * * . . . : . . . . . . . . . � . : . . . . . . . . . . . . . . . : 0 . . . * . . . . . . . . GOOK 4013, PAGE 21 OF OFFICIAL RECORDS. AFFECTS. . . . . . . . : . . . . . . . . . . : . . . . . . . . . . . .. . . . . . . . . . . . . . � . . . . . . . . . . . . - . . . . . . . . . . . . PARCEL 1. (PLOTTED) . . . . . . : . : . . . . . . . . . . . . . . . ; . . . . . .. . . . . . . . . - , I .; . . . . . . . . . . . ­ .." _,�. ... . . . . . . . . . . . . . . . . I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . 11; I . . . ,­,:��.'. .`J�;`­i�,M, -, - �,,�, �,, . � , , I , �4-`__,�,.�, , , . __ 1. . � . s. " . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1_ ,,,- ',,,",s.,'�, \ : 1'. "' _.....'� ...-'�'! ;� .. .... . ,�--: ..4 :�; ... _6 . . . . . . . . . . . . . . . . . . . . ..... ... . � . __­� .... �z=- - .. . . - � - �; ... I.... - - . " �, .. .... � ,..,. � �j " � . . . �. . . . . . . . . . . . . . . . . . �. . . . . . . . .. . . . . . . . .. : . .; . . . . . . . � . . . . . . . . . . . . . . . . . . . . : I . . . � . . . . . . . . . � . . * . . : . - ; . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .� . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EROSION ...................... � ..... . . . . . . . . . . . . . . . . . . . . . . . ,��, I .� ..... ..- " �1 " " - "---.1. * e, , � .1 w . .:, -1 .1 �; Ii� i'_ I_, �, 3 ,-.i;.---,.. 1�. . . . . . . . . . " . . . . . . . . . . . . . . . ..... � .......... ... * * . . . �_ (TD . . . . . � .... � ...... � ......... : . . RY SEWER AND INCIDENTAL . . ,� ;, �, �4,,--- ;N� ..;. i�,. ,�2 ,�:, :!:i .:3 t, ;.,. i�� �,,�!", �`P " . . . ; .. . . . .. . . . . : s * : . . . . . . : . .. : . . .. . . " t; - ,; - . . . . . . . . . . . . .�, . �11 ;., 5_.,V_�� * : . . . . . . . . . . . . . . . . . . . . . . - " . . . . . . . . . : . . . . . . : : . .11. . . .. ;,�.:., . . . . . . . . . . . . . . . . . . . . . . ... ., . � . . . .. . . . . ; . .� . . . . . . . . . . . . . . . . . . . , , -, . . . : ; . . � ".. I . . . . . . . . . � - . � * . . � . � . . . 'i:7 .� . , � . . . : . . . . . . . . . . . , . . . . . . : . . . . . , ��) . . . . . . - \ . . * . . . : . . . . . . . : . . . . . .: . . . . . . . � - . . . . - I 9< - : . . . . . . . . . . . . . . . . . . . . . . . . � . . - . . : . : . � . . . . . . . . 1 5.. . . . . . . . . . . . . . . . . . . . . : . . : . . . . . . : . . : . . . . . ; . . . . . . . ; . : . . . . . . . . ; . . . . . . . � . � . . . . . . . . . . . . : . . . . . . . . � : . : . . . . : . . . . . . . . : . . . . . . . . . . . . . . PURPOSES, RECORDED MAY 17, 1965 IN BOOK 7522, PACE . . . . . . . . . . . . 158 OF OFFICIAL RECORDS. IN FAVOR OF. CITY OF NEWPORT . . . . . . . .. . . . : . . : , - . . . . . : . . . BEACH, AN MUNICIPAL CORPORATION. AFFECTS: PARCEL 1 . . . . . . . � . . ! . ! . . . . . . . . . . . � . . . : . . . : CONTROL PLAN . . . . . . . . . . . . . : . . . . . . . . : . s . . . . . . . . . . . . . . . .. . . . . . . . . . . . � : ! . . <F� . .. . � . . . . . . . . . . . . . . : . . . . . . . � . . � . . . . : . . . . . . . . . . ! . . . : ,�� . . . � . - . - . . . . . A * . . . . . . . . . . . � . . � - - : . : . . : . . . . ,Yl . . . . ! . . . . . . . . . . . . . . . . � . . . . . . . . . . . . � . . . . : . . . . . .. . . : - : . . . . . . . � : . . . . . . : . . . � : . .. . . � . . . ; . . . . . . . . . . � . . . . . . � . . � . . . � . . . . (PLOTTED) . :. � : . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . ­ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . o . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . �,_,�. . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � : . : . - ..; . : '� C� . . . . . . . . . . . . . . . . . . . : . . . - . . - . . . � - . . . . - . . . . . . . . . . . . . . . . . . . . . . . \ . ,___� J - . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . . . : . . . . . . . . . . : . . . . . . . . . . . . . . . . . I . . . . . . . � . .. i . .* .. . . . . . . . . . . . . . . . . . . . . . � . . . . . ... . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I . . . . . . �a) � . . . . . � . . . . . I . . � . . . . . . .. � . . . . . . . . I . . . . .. .. .. . . . . ; . . . . . . . . . .. . . . LIC UTILITIES AND INCIDENTAL .. . . . . . . . . . . . . . . . . . . �,,i'4, ''it, I . " I.,— 11N,!i :��;"! , .1 .. ...... I .11 ,4, \ , I PURPOSES, RECORDED IN BOOK 761 1, PAGE 693 OF SHEET NUMBER: , .44 .. . . . . . . . . . . . . .. . . . . . . . : . . . . . . . . . . . . . . . . � : . : . . ,-, . - � � - . . . � . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . OFFICIAL RECORDS. IN FAVOR OF: CITY OF NEWPORT BEACH, . . - . . . . . . . . . . . . . . . . . . . . : . . ; . . . . . ; . � . . . . . . . . . . . � . � . ; . . . . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . � . . . . . . . :. . . . . . . . . . . . . 4"', . .. . . . ; . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . . . . : � . ; . .. . . . . . . . . . . . . . I � . . . . . : . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . : . .. . . . . . . . . . . . . . . . . : . . . . . . . . : . . * . . . . . . x/// . . . . . . . . . . . . : . . . . . . . . . AN MUNICIPAL CORPORATION. AFFECTS: PARCEL 1 (PLOTTED) . . . . .. . . . . . . . . . : . . ­ . . . . . . . . . . . . . .. . . . . � : . . . . . � . . . . * . . �.. . . . . . . . . . . . . . . . . . . . �, . . . . � . . .. . . . . . . . . . . . . . . . . . : . . . . . . . . . .. . . . . . . � . . . . . . . . . . : � : z), � . � . . . . . . . . . . . . . : .. . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . : . : . . . . . . . . . . . I . . . . . . . . . � . . . : : . . . . . . . . . . . . . . . . . � : . : . . ! .. . . . . . : . . . . : . . . . . . . . . . . . . . . . . . . . . . . : . ; � . . . . ! . . . . . . . . . . . : . ; . . . . . . . . . . . . . . �� * . . . . . . . . . . . . . . � . : . . � : . . . .. .. . . . ".. . . � . . . . . . . . . . . . . . . . . . . ; . v, " . . . . . . . . . . . . . . . . . . . . . . . � : . - . . . . . . . . . . . . . . . . . . . . . . . . I., . . . . . : . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . ! . . . � . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . : . .. .. ; . . .. . . . � . : : . . . . . . . . . . : . ; . .: . . . . . . . � : . . . . . . . � . . . . . . : : . . � . . . � . . . , . . . . . . . . . � . . . * . . . .. . . .. . . . . . . . . . . . ; . . . . . . . . . .. � . . . . . . . . . . . . . . . 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Jonuory 23. 2018 10:05:56 AM Ely; Tcay-u Anu,,;Is�n z 0 I'_ 0 :D 01f F— U) ?I 0 0 0(- 0 LL I-_ 0 z : I �;: „ , , . FLAGSHIP ROAD . . L. N. - - . . .. . ' . . ' : . . .',. . EROSION CONTROL NOTES: BMP NOTES: EC12-STREAMBANK STABILIZATION I NS12-CI ONCRETE CURING . 1700027 THE FOLLOWING BMPS AS OUTLINED IN, BUT NOT LIMITED TO, THE BEST MANAGEMENT ; . . . . . . . .. . I. E1 PROVIDE INLET PROTECTION:. ' PRACTICE HANDBOOK, CALIFORNIA STORMWATER QUALITY TASK FORCE, SACRAMENTO,: . I CALIFORNIA 2009, OR THE LATEST REVISED EDITION, MAY APPLY DURING THE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E2 STABILIZED CONSTRUCTION ENTRANCE. CONSTRUCTION OF THIS PROJECT (ADDITIONAL MEASURES MAY BE REQUIRED IF DEEMED E) FIBER ROLL. APPROPRIATE BY CITY INSPECTORS): . EROSION CONTROL.' NON-STORMWATER MANAGEMENT . . EC1-SCHEDULING NS1-WATER CONSERVATION PRACTICES. sF1-sur FFNr.F EC2-PRESERVATION OF EXISTING VEGETATION NS2-DEWATERING OPERATIONS SE2-SEDIMENT BASIN WASTE MANAGEMENT & MATERIALS : EC3-HYDRAULIC MULCH NS3-PAVING AND GRINDING OPERATIONS SE3 SEDIMENT TRAP POLLUTION CONTROL EC4-HYDROSEEDING NS4-TEMPORARY STREAM CROSSING . EC5-SOIL BINDERS NS5-CLEAR WATER DIVERSION . EC6-STRAW MULCH. . _ '. NSB -ILLICIT CONNECTION/D€SCHARGE . . '. . . . . . . '. . . . . . . .' . ECT-GEOTEXTILES NST -POTABLE WATER/IRRIGATION .. . . . . . . . . . '. . . . .. . '. . . . . . .' . . . . . . . . ', . . . . . . .. . . . '. . '. -WOOD MULCHING NS8-VEHICLE AND EQUIPMENT CLEANING. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . C/KI CADTL nlVCC AAIB riDAIAIAtIC CWA1 CC ..-... ..-_....... ...-. -_.,....-...._ -. .-_.....- . .. 01-16-2018 EC12-STREAMBANK STABILIZATION I NS12-CI ONCRETE CURING . 1700027 . . .. . . M.A. EC13-POLYCRYLAMIDE . . NS13-CONCRETE FINISHING . T.A. I AS SPECIFIED NS14-MATERIAL OVER WATER .......................... ........... ?EMPORARY SEDIMENT CONTROL NS15-DEMOLITION ADJACENT TO WATER I NS16-TEMPORARY BATCH PLANTS ° I sF1-sur FFNr.F . . .' . . . . . . SE2-SEDIMENT BASIN WASTE MANAGEMENT & MATERIALS : . SE3 SEDIMENT TRAP POLLUTION CONTROL . . . '. . : SE4-CHECK DAM'. . . '. '. . . . '. '. . '. : . ' . ' . . . . . . . . SE5-FIBER ROLLS . . WM1-MATERIAL DELIVERY AND STORAGE . SE6-GRAVEL BAG BERM WM2-MATERIAL USE SE7-STREET SWEEPING AND VACUUMING WM3-STOCKPILE MANAGEMENT . . _ . . . . . _ . . SE6-SANDBAG BARRIER WM4-SPILL PREVENTION AND CONTROL . . . . . . . SE9-STRAW BALE BARRIER WM5-SOLID WASTE MANAGEMENT . SE10-STORM DRAIN INLET PROTECTION WM6-HAZARDOUS WASTE MANAGEMENT i- '. '. . . .'. SE11-CHEMICAL TREATMENT' WM 7 -CONTAMINATED SOIL MANAGEMENT . '. '. '. '. '. . LU . . . . . . . . . . . . . . . . . WM8-CONCRETE WASTE MANAGEMENT EQUIPMENT TRA KING CQNTRQ WM9-SANITARY/SEPTIC WASTE MANAGEMENT WM10-LIQUID WASTE MANAGEMENT. QI £: '. ' . .' TCt-STABILIZED CONSTRUCTION ENTRANCE/EXIT. ..., . !`= . ' TC2-STABILIZED CONSTRUCTION ROADWAY . i- : t; ., I i ; .. I:. . . . . . . . I`: is . - . . ' . . . . . . ' . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . -C3-ENTRANCE/OUTLET TIRE WASH' . T. . .. .. . .,, . . . . . . . .'.'. '. .'. .'. . .'. .'. .'. . . . . . .'. .'. .'. . . . . . . . '` . . WIND EROSION CONTROL . ;- ;....:.:,..:�_ I L......................_I'r „ i1 I i `l' .,. . . . . . . WE1-WIND EROSION CONTROL ,.:::::.... . . . . .'. . . .'. . . . . . . . . EROSION CONTROL NOTES: :, . °:.;. ... . .. ,I ; .'...... . . ... .. .... . ..'......... ..'.. ... ..'..... I. _.,i--= -' _' `'' 1 1. EROSION CONTROL MEASURES SHALL BE IMPLEMENTED PER STORM WATER POLLUTION F'- '.:�:n ..:: ..f J PREVENTION PLAN f' DATED T.B.D. _._. _. ,r e:, ":, I,,y... tis.; i -'A {.I ," ,:,.'II ;>,A... i '. .' . . . . :..1 `. . ' : _ . '. 2. TEMPORARY EROSION CONTROL DEVICES SHOWN ON THE GRADING PLAN WHICH . . INTERFERE THE AND THE �• t.... -a;. ,:,T . .. .. .. .. ... INSPECTOR SOHDI EC SOAS THELWORK PROGRESSESR 0 MDEET "ASSGRADED".fN " E „ .: - a "- i 6.. •. -;L.z rr 1 z . . . . CONDITIONS. .... i2 ' 11, z$1 :;<r`' '`'''' 3. ALL LOOSE SOIL AND DEBRIS SHALL BE REMOVED FROM THE STREET AREAS UPON I. ' ;, STARTING OPERATIONS AND PERIODICALLY THEREAFTER AS DIRECTED BY THE .,_' \- '•1 . F ,l > . _ INSPECTOR. . i._, ;.,;,,. ;• .M1 . `':. 1 THE TOP OF THE SLOPE OF THOSE FILLS ON WHICH GRADING IS NOT IN PROGRESS. .: ,- ,, ; 17 ;t ). ' J :" STORM AND SEWER DRAIN TRENCHES THAT ARE CUT THROUGH BASIN DIKES OR BAS :......._.:1...............:_.y". :,;.... : , ,, . . INLET IK SHA B PLUGGED D WITH SANDBAGS. . D ES LL E L E BA .. =,• . . ,,._. ,. . . . . �- , `' 11 ' 6. EXCEPT WHEN THE INSPECTOR DIRECTS OTHERWISE, ALL DEVICES SHOWN SHALL BE IN 'a. � F,p' PLACE AT THE END OF EACH WORKING DAY WHEN RAIN IS FORECAST, AND SHALL BE ,` "'\, '"-I ` MAINTAINED DURING THE RAINY SEASON (OCTOBER 15 TO APRIL 1S). ,, , 3 ` ; 7. SANDBAGS SHALL BE STOCKPILED ON SITE, READY TO BE PLACED IN POSITION WHEN a' \ . . RAIN IS FOR CA OR WH N TH INS CTOR SO DIR CT5 . . . E ST, E E PE E :.:... . . ..- $. A "STANDBY EMERGENCY CREW" SHALL BE ALERTED BY HE PERMITTEE OR THE J PERFORM EMERGENCY WORK DURING RAINSTORMS THE E _ s_.. ,, ,L. .._... "" _ \.lam '_ : _:..... "0. _...:.......... . .I. _.. :tz . . TED IS. ., ... - NA BE EDI BY ..-.I.. ,-:- ,. .__- :..... 1......'t_`:::,,' ............:1............_-:._- _.._ . . .'. NUMBER: ONE - ---- . -:._. ................ ;zi n . a2........ ............................. .........:,-.:.,:�:�.:...,1 j .;...._.... y : , - -= ..............;,,...............::_-.:: ._.,..:;:::.._.__,. .....,I _ . . l 1 ::f. .l .: . . . ... , . . .: .: LEGEND: ... f s -... -t XK y'�, . '> " .... ........ ..... :... 4:: ..., LIMIT LINE .', :. ter .: .'�.; •...:c . '-.'' ..s. I '.:_. .'a`d; ..................__._....._.,-..._.,.. ,....._.._....._......--_..._-r.>' .. . . . :................................. ....3..... 4.::- 4_.._. _I., .., . . . . . - -. PROPERTY LINE . . . . . '. . . ....... .......I....I..... ,..._ 1. ............. ::::., <; .....::- ... . :� ..._. . T:I . . . . . . . . . . . . . .., :.. .1 :._ - ".' . . . . . . . . . . . . . . . . . . . . . . occcccccoGRAVEL BAGS . ;a- - ::::._... .., :. ...... ....-::: :: ,.. ,,:....... `: :::::_..: , ,_, DIRECTION OF DRAINAGE . ♦ .. / s ,' : �/ -XXXXXXXXXXXXXXXXXX FIBER ROLL I.. .. :. . . :.'w �. .; :1;_.......I. - : . . . . . ., .v. :. . _......... :..... tt . . . . . -..: . . . . . . . . . . . . . . . INLET PROTECTION ,- 1.v ... .1."" . . :n ':! ¢: J......_. I, .. ...__..... a . . . . . . ..--..�--_...... l -`..... � -' . - EASEMENTS (EXiSTI NG): >_ .. , _ ____ _ _... .. . .ys_: ____,...... -' ' '""" . ..:i ` .,:.,., 3 O O .. THE PRIVILEGE AND RIGHT, AFFECTING PARCEL 1, TO EXTEND 19 AN EASEMENT FOR UNDERGROUND ELECTRICAL SUPPLY ,,::::.,_._..._ ....._,. Y.I ;vt5. I AND MAINTAIN DRAINAGE STRUCTURES. 1: EXCAVATION SYSTEMS. COMMUNICATION SYSTEMS. OTHER APPURTENANT __ ::::::: 11 -- _ . SLOPES, AND 1 1/2:1 EMBANKMENT SLOES ON SAID LAND : FIXTURES AND INCIDENTAL PURPOSES, RECORDED JANUARY - ADJACENT TO NEWPORT BOULEVARD, A SATE HIGHWAY, AS 16, 197D IN BOOK 9193, PAGE 36 OF OFFICIAL RECORDS. . . . '. GRANTED TO THE STATE OF CALIFORNIA BY DEED RECORDED. IN FAVOR OF: SOUTHERN CALIFORNIA EDISON COMPANY, A __ -------- . . . . . . . . . . . . . JUNE 30, 1934 IN BOOK 683, PAGE 248, OFFICIAL CORPORATION AFFECTS: A PORTION OF PARCEL 1 (PLOTTED). . . . . . . . . . . . . . . . . RECORDS. (PLOTTED) . . . 20 ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM . . . . 4O A WAIVER OF ANY CLAIMS FOR DAMAGES BY REASON OF THE HOSPITAL ROAD FROM PARCELS 1 AND 2 HAVE BEEN . LOCATION, CONSTRUCTION, LANDSCAPING OR MAINTENANCE OF RELINQUISHED IN THE DOCUMENT RECORDED FEBRUARY 20,' . . '' . . A CONTIGUOUS FREEWAY, HIGHWAY, ROADWAY OR TRANSIT 1970 IN BOOK 9221, PAGE 804 OF OFFICIAL RECORDS. FACILITY AS CONTAINED IN THE DOCUMENT RECORDED IN (PLOTTED) . BOOK 683, PAGE 248 OF OFFICIAL RECORDS. (PLOTTED) Q. 21 AN EASEMENT FOR STREET AND HIGHWAY AND INCIDENTAL . . O ABUTTER'S RIGHTS OF INGRESS AND EGRE3S TO OR FROM. . PURPOSES, RECORDED APRIL 27, 1970 IN BOOK 9274, PAGE . . . NEWPORT BOULEVARD, ADJOINING PARCEL 1 HAVE BEEN 206 OF OFFICIAL RECORDS. IN FAVOR OF: THE CITY OF . . . . . . . . .. RELINQUISHED IN THE DOCUMENT RECORDED IN BOOK 2538, NEWPORT BEACH, AN MUNICIPAL CORPORATION AFFECTS: AS ' . .. PAGE 66 OF OFFICIAL RECORDS. (PLOTTED) DESCRIBED. THEREIN (PLOTTED) . . . : ', . . '. : O AN EASEMENT FOR A DRAINAGE DITCH 1C FEET AND 24 THE RIGHT TO EXTEND AND MAINTAIN DRAINAGE STRUCTURES INCIDENTAL PURPOSES, RECORDED OCTOBER 17, 1952 IN AND EXCAVATION AND EMBANKMENT SLOPES BEYOND THE . BOOK 2398, PAGE 70 OF OFFICAL RECORDS. LIMITS OF THE SIXTY FOOT RIGHT OF WAY ADJOINING SAID . . ' ' . . ' . ' ' IN FAVOR OF: THE STATE OF CALIFORNIA. AFFECTS: AS . . LAND, CONVEYED TO THE STATE OF CALIFORNIA BY DEED . DESCRIBED THEREIN. (PLOTTED) RECORDED JUNE 30, 1934 IN BOOK 683, PAGE 245, OFFICIAL RECORDS, SAID EMBANKMENT SLOPES TO BE 1 1/2 O7 A WAIVER OF ANY CLAIMS FOR DAMAGES BY REASON OF THE TO 1 SLOPES AND SAID EXCAVATION SLOPES TO BE 1:1 LOCATION. CONSTRUCTION, LANDSCAPING OR MAINTENANCE OF SLOPES. AFFECTS PARCEL 6 (PLOTTED) . . . A CONTIGUOUS FREEWAY, HIGHWAY, ROADWAY OR TRANSIT . . . ' . . . ' FACILITY AS CONTAINED IN THE DOCUMENT RECORDED 25 AN EASEMENT FOR STORM DRAIN AND INCIDENTAL PURPOSES, OCTOBER 17, 1952 IN BOOK 2398, PAGE 70 OF OFFICIAL. RECORDED OCTOBER 21, 1969 IN BOOK 9112, PAGE 884 OF . '. . . . . . . . . . . . .. . . . . .. . .. . RECORDS. (PLOTTED) OFFICIAL RECORDS. IN FAVOR OF: THE CITY OF NEWPORT BEACH, A MUNICIPAL CORPORATION AFFECTS: AS DESCRIBED ® ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM A THEREIN (PLOTTED) . PORTION OF THE STATE HIGHWAY EASTERLY OF SAID PARCEL . . . . ' 1 HAVE BEEN RELINQUISHED IN THE DOCUMENT RECORDED 26 AN EASEMENT SHOWN OR DEDICATED ON THE MAR OF TRACT . . ' . ' . ' OCTOBER 17, 1952 IN BOOK 2398, PAGE 70 OF OFFICIAL NO, 5854 ON FILE APRIL 23, 1985 IN BOOK 213, PAGES 38 '. RECORDS. (PLOTTED) . AND 39, OF TRACT MAPS FOR: STORM DRAIN AN INCIDENTAL . _ , . . . . . . . . . . . . . . . . . . . . . . . . . _ . . . . . . . PURPOSES. (PLOTTED): . . : . . . . . . O A WAIVER OF ANY CLAIMS FOR DAMAGES BY REASON OF THE. . . . LOCATION, CONSTRUCTION, LANDSCAPING OR MAINTENANCE OF. . . A CONTIGUOUS FREEWAY, HIGHWAY, ROADWAY OR TRANSIT . . . , . . . , . '. , . . . . FACILITY AS CONTAINED IN THE DOCUMENT RECORDED IN . . . . . . . . . . . . . . ..... . . . . . . . . . .. . . . . ... . . . . . . . . . . . . . . . . . . BOOK 2538, PAGE 86 OF OFFICIAL RECORDS. (PLOTTED) . . . . '. . . . . . '. . . . . . . . . . . . 11 AN EASEMENT FOR EITHER OR BOTH POLE LINES, CONDUITS . . . AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED IN . . . . . ' GOOK 4013, PAGE 21 OF OFFICIAL RECORDS. AFFECTS . . ' ' . . . '. . . ', PARCEL 1. (PLOTTED) . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 AN EASEMENT FOR SANITARY SEWER AND INCIDENTAL . . PURPOSES, RECORDED MAY 17, 1965 IN BOOK 7522, PAGE . : . . . . 158 OF OFFICIAL RECORDS. IN FAVOR 4F: CITY OF NEWPORT . . BEACH, AN MUNICIPAL CORPORATION. AFFECTS: PARCEL 1 . (PLOTTED) . . . . . . . '. ' . '. '. . . . '. . . ' . ' . '. . . . '. . . . '. '. . . . . ' . '. 15 XX AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL . . . . . . . PURPOSES, RECORDED IN BOOK 7611, PAGE 693 OF . . . . ' . . . ' OFFICIAL RECORDS. IN FAVOR OF: CITY OF NEWPORT BEACH,. . . . . AN MUNICIPAL CORPORATION. AFFECTS: PARCEL 1 (PLOTTED) . . . . . ... � . . . . PLAN '. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . SCALE: 1" = 20'-0" .'.'. . . .'. , , ,'. .'. .'. .'. '. .'. .'.'. . . . . '. . . . .'. .'. .'. .'. .'.'. . . . . . . . .'. . . .'. . . . . . .'. . . .'.'. '. . GRAPHIC SCALE . 18100 Von Karrr:an Avc., GWtc 600 Irvine, CA 92612 0:949.252.1022 F:949.252.8082 : . www. kpffcom . . GO N S U LTANT: . t.- - < N 6 m 1`j Q 1- o a< EE O U _a U1 Q W- z1 O v �) z > o U � i Date: 01-16-2018 r'roject Number: 1700027 Drawn By:. _ :' M.A. Checked By: T.A. Scaler AS SPECIFIED SHEET NAME: EROSION CONTROL PLAN o . . . . I-_ U Of SHEET NUMBER: F- . . . U) 0 .1.21LL 0 Z Ommr.: P:\2017\1700027 -19- Atna Senior Li.ing\D19G\5HEE1\C121-ER,&q Last Saved: Tuesday, January 23. 2018 10:03:45 AM Lost Plotted: Tuesday. Jonaary 21 2018 10:06:01 AM By: Dosis Anlonimn. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : f i : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . � . . . . . . . . . . . . . . . . . . . � . . . . . . . . � . . . . . . . . . . . I . . . � . . . . . . . . � . � . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . � . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . � . . � . . . . . . . . . . . . . o . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ; . . . . . . . � . . . � . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ; . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ; . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . : . . . . . , : . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ; . . . . . . . . . . . : . . . : . . . . . . : . . . . . . . .. . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . � . . . . � . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . ! � . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . ; . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . ; : . . . . . . . . . . . . ; . . . . . � . . . � . . . . � . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . : . . . . . . . . : . . . . . . . . . . . . . ; � : . . . . . . . . . : . . . . . . . : . . . . . . . . . � . . . . . . . . . : : . . � � . � . . . . . . . . . . . . . . � . . . . . . . . . � . . . . . . . . . . . . � . . . . . . : . . . . . . . . . . . . . . . . . I . . . . . . . : . . : . . . . . . . . . . . ; . . . . . . . . . : . . . . . ; . . . . . . . . . . . . . . � . . . . . . . . . . . . .. . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . : . � . . 2 . ; . . . . . : . . . . . . . . . . . . . . . . . . � . . . . ; : . . . . . . . . . . . . . � � . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . : . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . � ! . . : . . . : . . . . � . . . . . . . . . � . . . . . . . . . . � . . � : . . . . � . . . : . . � . . . . . . . . . . . . : . . . . . . . . . . . . . . . : . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . : . . . . . .. . . . . . ! . . . : . . . . . . . . . . . . . . . . . . . . . . ..... . ­ . . .. . .. : . : � . . . .. ... . . . .. . . . . : . . . ! . . . . . . . : : . . . . . . . . . . .. .. . . . .... . . . .... . i . . . . . ... . . � . .... : . . . . . . . . : . . . . . . . . . . . . . . . . . . . . .. .. . . . . . . . . . . . .. . . . . ; . : . . . . . . . . . . . . : . . : . . ; . .... .. ...... .. . . ­.... . . . . . . . . . . ... . . . . .. .. . . . . . . : . . . . .. . : : .. . . . . o - . . . .. . . . : . . . ..... ... . ..... .. . ... .. . . .. .. .... ... ­.. .. . ....... .. .. ........ .... ...... . . . . . . . : .: . . . . . ... . . . . . ... . . . . . . . . . . . . . . . . ....... .� . . . . . . ­ .... ..... - I ** . . . . . . . . . . . . . . . . . � � . . . . .. . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . : : . . � . . ; . . . . . . . . . � - . . . : . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . � . 1 . . . . . . . . . . . . - . i :. . . . . . . . . . . . . . . . . . . . , . : . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . o . . ... .............. � . . . . . � ........... .1 : I . : . : I * : . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . : . . . . . . . . � . : . . . . . . . . � . . : . I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... . i C . 18100 Van K,ar.�.�.q Av�., Guitc 600 ' . . . . . . . . . : � . . � .. . . . : . � . . . . . . . . .. . � . . . . . . . . . . . . ; : . . . . . . . � . . . . . . . . . . . : . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . : . . . . . . . . : . . . . . . . . .. . . : . . : . . i . . . . : ; . . . . . ; . . . . . . . . . . . . . � . ; . . . . . . . . . . . . . . . . � : � . . . . . . . . . . . . . . i . . . . . . : . . . . . : . . . . . . . . . . . . . . . . . . . . : . . � . . . . . . . � : : I -F. . . � : : . . Irvina, CA 92612 * : . . . . . . . . . . . . . . . . . . � . . .. . . . . . . : . . . ! . . . . .* . . . . . . . : . . . . . .. . . . . . � . . . . . : . . . . . . . . . . . . . . . . . : . . . . : . . . . . . . . . � . . . . . . . . � . . . . . . . � . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . . i : . : . . . . . . . . . . . . . . . . : . * . . . . . . . . . . : . . . . . . . : . . � . . . . . . . . . . . � . ; . . . . . � . . . . . . . . . . . . . � . � . . ; . . . . . . . : . . . . . . : � - - � . . . . . 0: 949.252.1022 : : . . . . . . . . . . . .. . . . . . . . . . ; . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . : . . . . : . : . . � . . . . . . . . . � - 1 . . . . : . . . � . . . . . . . . . . . : . � ! . . . . . . . . . . . . . . . . . . . : . i. . . . . . : : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . �. . . . . . . . . . . . , , .: : � . . � . . . . : . . . . . . . . . . � . . . . . . . . �. ­ . � - . . . . : F�949.252.8082 . � . . . . . . . . � . . . . : . . . . . . . . . � . . . . . . . � . . . . . : . . : . . . . . .. . . . . . . . . . . . . . . . . . . . . . � . . . � . � . . . . � . : . . . . . i . . .. : � . . . . . . .. . . .. . . . . . : . . . . . . . . . . . . . . . . . . . � � . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . � . . . . . � . . . . . . . . . . * . . . . � � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . . . . . . . : . . . . . . . . . . . . : . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . I . . . . . . . . . . . . . . : . . . . . . . q . . . . . . . . . . . . . . . . . . . . I . . . . . . . ! . . . . . . . . . . . � � . . . . . . . . . . . . . . . . . . � . . . I . . . I . . . . . . . . . . . . . . . . . .. � . . . . . . . . . . . . I . . . . . . . � . . . . � . . . . . � . � . . . . . . . . . . www. Ilcpff com . . _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � I p: jn,; :..-, i� ", ;��... .�j cff "I". i, �. N. - .; - , i r .., ;: .7 1, . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . o . X,jj.',!� ; � .�.E% _., - : - ':.1 , . :11�: ,1 � % ­, Z-_ I , ­ ­� I, ;I I .;!; , : ... , � . . ..... i [ " . . . . . . . . . . . . . ... . . . .. . . . . : o * : . . . . . . : . . . : . . .. . . . . : . . . . . . . . .. . . . , ! . . . . . . . . . . -, . . . . . . . . . � � . . . . . . . . . . . . : : . . . . . . . FLAGSHIP ROAD . . . . . . . ; . . . . . . � � . .. . . . . . . . . . . . . . . . . . %�)"-;ii ; . . i, ,, . ............... ..10 - f,z' i32.,­� . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ; . . . . . . . ........ - .,." ­ 1 .115 - . . . . . . . . . : : . . . . : . . . . . . . . . . . . . . . . . . . . . : . . . . . . . . . : : . . . . . . . . . . ; : . . . . . . . . . . . . � o .. . . . . . . . i ...- - ly. I.. ­ . . . . .. . . : . . . . . . . .,�'.'-' .. . . . � . . . . . . . ; . .� . . . . . . . . .. . . . . : . .. . . . . . . . . . . . . . . . : . � . . : .. .. . . : . . . . . . . . . . . : . . . . : : .. . . . . . . : � - * ; . : . . . " * * * * i, tL J . . . . . . . . . . . . . . . . . . . . .. � � . . . . . . . . . . . . .. . . . . . . . . . . . . . � . .. � . . � . . . . : . . . . . . . . . . . � . . . : ­ . . . . . .. . . . . . . . . . . . . . . . � . . . . . . . . . . . . . 11 . - . . . . . . . . . . . . . . . � : . . . . . . . . . . . : . . . . . . � . : ! . . . . . . . . . . . . . . . . . . . . . . . . . ; . . . . . . . .. � . . . .. . . . . i : . .; ii.,.. - : . : . . . : . . . . : . . . . . . . . . . � . . . . . . . . . . � . . . . . . . . : . . . . . : . ! . . . . . . : . . . � . . . . . . . . . . . . . . . . . . . . . . . . . : . . . 2 � - . �_ . . . . . . � . . . . . . . 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", A - . . ; . . . . . . . � � . . . � i . .,�;4> . . . . . . . . . . : . . . . . . . . . . . . . . . . . .. . . � . . . . . . . . . . . . . . ; � i . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . : A ,;., ---- "' . . . . : � . : I . . . . . : . : : . . . . . . . . . . . . . . . . . . . . . . . . . ... ...... . . . . . . . . . . . . . � . . . . . . . . . ! . . . . �1� I _ . . � . . . . . . . � . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . i�: . . . . t1l.., . . . . . .. . . . . . . . . . . — . , . . . * . . . . . �.. -_ I . . . . _ . . . . . . . . . . . . . . . . .. . . . . . . . . . : I . . . . . .,.,. .: . . . . : i . . . . . . . . . : . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . � � . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .11 . It, 11 . . . . . . . . . . . . . . . .. . . . . . . . : . 1-i . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ....................... � . . . . . . . . . . . . . � ................... ........ � . . . . . . . . . � . . . . . . . . . . . . . . ......... .1L "I - :;� I... .... � . . . . . . . . . . . . . . . . . . . I ... . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . I �-.' IfIZ. �.Ij z O� Co : : :_ : 8..!I:f� Uj ;;�: ',if < (D 0 i .%_!) I : � ..".1. I ... .111C i- . . � Rr, 2 q . . 1; . , :.. ;. 11 I . 5 , I �­ . �,-., f" . . . . . . . . . . . . . . . . . . . . . . i.-. . . . . . . . . . . . . . . . . . . . . . . � . . . t ,M Mi. ) �., . . . . . . . . . . , . . . . . . . . � . . . . : . . . . . . : * : . : : . . . : 1_1 : it . -f . . . . . . o " — Q0 � _j . . . . .. .. . . . . , if .. , . . . . . . . . . . . I . . 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I� . . . . . . . : . . . . . . . . . . . . . . . . .. . . . . . . . . � . . . . . . . . � . . . . . . . � ; \ I I . . . . . . . . . ; . . . . . . . . : � - . . � * . . . ; � . � . . . � . . . . . . . . . . . . . . . . : . . . . : . . . . . .: . .-I..- . 1 ... . . . - - .:�i . . . . . . : . . . . . ; . . . . . . : . : . . . . . . . . . . . . . . f) : . . . i'. i 1 ; zq ,1 . : . : . \\\P5 I - . — N : > . . . . . . . . . . . . . : ! . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .: . . . . . � . . . . . . . . . . . . . . . . . � . . � z - . . . . ; . . : - . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . ,�.', x, ',(86.32) FS . I . . . . . . . . . . . . . � . . . . : ! . . . : . . . . . . . . . . . . . . . . . . . . ; . i ,�,, if , I ; I ; . . . . . . . . . . � . . . . . . . . . . . . . � i ,.. . . . . . . . . . : : � i . . . . :;: ... I 11 . I �.,..i-,�' . A. ' . T. 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I ... _________�1 "' - _... . . , �, I I , I . , 1 3 THE PRIVILEGE AND RIGHT, AFFECTING PARCEL 1, TO EXTEND , , , " " I i i as . . . .1 - , _ .;:�, .- ,..� " , , , I , �, , . . - � . � �w llp/-:��/ �i� .... �:�:::::: \_:��::.::..::.:fi 7 , , .�,, � . . . . - _. . .;�.. - ; �: -- - -;..: "', �__, __ I I I I I I . i _: � 24 . ,�_ 11. ii ­TE�� . ...... L.J."4 ..... .. . " � -1 , ... ... � CD " , i� I'll I . - .! " I . . . . . . ., . , , .39�- ..I ... " . . - F!; : : t j,;,!.2,- "\�' * .,\1 ", �..; r ........... ; ,�;I ".,.. _e, , I T, - - ..... 85.48 TW Tw , 83.8) '.::.�,, .i . ..... 1, �, . . . x , I , , '), , '�', �, - ' . I � - '� , . .1, . AND MAINTAIN DRAINAGE STRUCTURES, 1:1 EXCAVATION I , I , ��` , , . , . . - . 1::",�, . 11 ;1, I " ,��\ " V ',-� -_ �A. ')"/ \,,, 6 ,; I, ,k, 1, 1 2q 14 . � — U) . : . : . . 0 . . . . . �/,/,� , ., 1�.,_ . . 'I , f I . ,.'fl' 'Av',P7,,R- . ­ .,.;� , ,,,, � 1� :.� 1 + ` . r , ;:_ __i;-_- ., I ; I I � I . . . . . � �i iiiify.'�;�, .., �*,�. �,�') i� . ,., - , '7-- 7— �, I"� 1I "". ,, � 77.53 FS (SW):'\ 1\11 la/i 1: 1� �','�"", . . ,,, , - I , I , - JoI.. '? 4 1 o * . I2 . . . I is __17. ____� - .8 , � � . . . _ . M 0��pol, ... ; .-,- � ,; 5 14�1 if, �3,�87 , , , ,(�,, , //, I 'I I . . . . . . � .1 , ,.-IN", I J.", "I"! ;_­Icl. .1 . __ ��,� ==�; , , , , I SLOPES, AND 1 1/2:1 EMBANKMENT SLOPES ON SAID LAND . .-. ­,,..,� � ".. . i: . 80 _", I 1A�4 . . F� . . . . . . . . -1 - I i -.1 ., � , �.. , I - ,- v,qf,v,, --- ,-- - -- ; , ��- ,,-� Z/ x !�;; I I., . ii "' � - i . . . . . . . . . 1�.,.\ :i, N la"kM111111 ... I" .11 . 76.79 FS,j x,;I/ . . 77.19 FS (NE) ZZ F �i. N .'I� T , , i. '.. i . I `,,, _,, . . . . " � . �� -r . . . . . . .... . . . . . I � � ;;�_: , I. '. I �1, �,,�n.,. ! FG(E�' C-4 ­�Tq�,/,�.,,, : ADJACENT TO NEWPORT BOULEVARD, A STATE HIGHWAY, AS " 'i- '� `1,1 " 5�82 F � . . : . . . . . : : . . . < . . . . . . . : T. . . . .. . . : . . _'­� , . .1 .11 . . I � I I . � . "" � - ': " I .... . . . . �izlzl . ,� " . _I.� " , ",��, / ;!t. q - I - + r I `J1 0 ._!,...,.-, .. :�. // j,F$e L I i" \ ,`K% . . , - ­', 1, -11 . . � . . " .. 11 � _ ; --. .i , ­.,/� ,,,-,,,,,,-- /",'-", " /' ,� " -, , , , , . 7-. . . . . , \\­.�, N i, ( � I . � I . ,z / "" - ', 1. 11 I ...l ­ i. ;_ X 01,35. TIN �Z! -.1 �i -b,'_�%"'/ ,+� ,/" I , '. , e " " . 'i�'11 i 61 1 ,� �� JOIN ,,z �,,, �_. , __� N , . , I , , ,'\ , 51 i .. 1-11, N - , , � + . . . . . ��.x \ K V�.., ",I / . .1 ,� 5.�. 1 1. I I ,�-! I _.H j.,T..I.',, ; : GRANTED TO THE STATE OF CALIFORNIA BY DEED RECORDED . . . . . . + . � \\ ,i,, ... , , - JOIN , , -_ + .dt­ i 111!I ,\,� �� .... � . - TC ><' C. �� , , ';,,,'. i".. - .. : . + + . . . : . . . . . � . + + . . (y) __ _� , . _ I� I I., -:;�Pl I v//"-; I I -, .. ­'.....'.. .. ", , - � .- I "I" , - ­ � 7" .N. , ". " - \ I � 11 I _, ., ; �.1,1. - i + 11 �, ,� , . . I .;./ . : \ �.I\� ,�� ,'�'-N'x�_/'111�, " - " I : / � ...... . -11 ­. ", ,�,/ , �.C,:� F " 'r`,�.-, ,,, ,,, \\ - -- , � ,..� I 4� t I +!..� i.i (82 -.5D Flo �W) . i. -, / � , � , , , , 'I ,S�A..,' 1// i, JUNE 3D, 1934 IN BOOK 683, PAGE 248, OFFICIAL \ . ,--,-, �Ifl,; I I : ,-,-" `� i " �,, ,/,/,,//1//"�,�"/" , I . % , , \i � V,,,,,,,\ . , 1,111 - r //, I I/ I I - ; ".$., " 11 ., , - .1_ . Z.�iot , I:_ . Co / , � � ,�, , , .11 \"ZL,:_:: " ,�, � , , - �­ .�-J- ...... � Xf�, 11" ,_1116�59 F�� .. / � .: . � , ��, , . �, - �:% ;j "'I ��;!,�­�.� . . . � ­ ., ,\ , ... , I b[ I .G ... . , (7Q R; F) _,,.� / _� � . t, RECORD'; (pi..nrrF.n) . 76.10 FL i�� I " .. i,4 , / � , ,'. , 75 �6 t . G o 11. 1> _.. � ` " . . . . \ . ,�q, : ; ."I �; ': I . I I 77' 12 1 1 1 � I . 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" . . . + . + . + . . . . . . : . � + . . � " _,�� j___�' I " . . � + . . + . . . . . . . + � . . . . . . . + + . +. . . . + . . � . . . . . . . . . . 0%�`, '?), , ,z��f .. - , __ I.- � I ', " - ,, ��; i, ..... + . . . . . . . . . . . � . . . . -, . . . . . + . . . � . . . . . . . . . . .. . . . . . . . + . . . . . + + + + � � . . : . + . . ,� IN ly. I- . , 11� :, , . . . . + . . . . . + . . � . . . . . . . . . . . . . . . : I . U) � . . . . .. : OFFICIAL RECORDS. IN FAVOR OF: THE CITY OF NEWPORT . . . . . + j " ,.�,�_.if, - 11, .��7 .... .. ., - ,A- ,,",_��. -�,�, ," . . . . . � � . . . . : . . . . . . . . . + . . . . . . . . + . . . � . . . I . . . q . I . . . . '.��+.i? �� ..., , .", , -�-. -F, .""--- ",­­.. 11,,- �� .... ... ,, ... j,�,, , , , - .� ,.��V, " I . . . . . . . q . . . . . + . . + . : , ,�, _,�, -, - _,__,� � ...... 1�� "" . . + . . . � . . . . . . . . . I + . . + . . . . . + . + . ; . . . 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I U,uKlr.T P,\ZD17\1700027 -19- Atna 5ealor LIMnq\D1VG\5HEET\GI.30-G?.dNq last Sant. ruesalay, J,faffwy 21 2018 10,03:52 94 Lust PIDtted; TucAgy. Januwy 23. ZD13 10;06;07 AM uy� Trn,!� AntoKiss" . . . . . Z: 0 Iff- 0 :D of �_ 0 z 0 0 off 0 LL I-_ 0 z . .. .'.. .'. .. .'..'.. .'. .'..'.. ..'. .'. .. l --- .: 18100 Vo„ Karman Avn, Suitc 600 . . '. . . '. ., ., , . . '. . ., ., . . . . .' '. '. '. '. . . . . . . Irvina,CA92612 . . . 0:949.252.1022 . . . . . . .. _ I : '. . . . . . � .. .. . . ' ._ '. : ' I. ' '. : F':949.252.8082 : . . . .. . . 1 . . . , . . . . . . . . . . . , . . . . . . . . . . . , . . . . . . . '. . . . '. . . . . . . . . . . . . . . . . . ' . . . '. '. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . j'. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . www.kAffcom. 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L... 85.19 FS.-T +. r rl. / �r r � rim \� 7 .i. :r` ./ v' •� - S. /: 'z' ',z<: 1. . .\ '. `" ,, -1. _'_ ."" ,-->-�!, ,;. ,r,,.rn /.,,, ', rr' /'1 /.t/' //: /'•fir /. '/ z. �� 1 . . . - 85.72 ,,. . . F I '; ` - t,< . 8 7 87.48 TW /' t 4 8� Y 7 . .. v . 79.93 FS SW ! r r r . r r r \, 84 $a F.B-TG T 85':x. FG :, _ f '' i !_`. 's,' 'ice �/ +:e EASEMENTS EXISTING .. '. T „� :r / , / r , '> , , ' // / Xi ,:! IY`.a'i!iw l l l' .. .: ' r i '. ' :..1 -25• I F, ,' I . G , i / M it. v 84.13 TOS NE :; / /' , , .. , / .r: , ,' B -;r a-�� �.. ,, r,,,,,.,,, r / , , r-8 7 F /. Z / \, r 3 THE PRIVILEGE AND RIGHT, AFFECTING PARCEL 1, TO EXTEND . . /-....._ _�- ... . s f / i ' ). `;rte' / , r 65,6 t! 1 . .U, 1.d ,. ...,, .:. r / r ,/ O /.' //, .._, r / ,. >;/ AND MAINTAIN DRAINAGE STRUCTURES 1:1 EXCAVATION . ,... r , J dIN - / . fir' ' {, ,-%; f ' , r; ' r r /', 0 . ... . ., , , /' i ,. `: 'y, SLOPES AND 1 1 21 EMBANKMENT SLOPES ON SAID LAND / "t i ,.p. / 5, 76. 4i /: j, 5.65. •TG� 4 TW /'/' �.. E EW LEV E 85 8 ADJAC NT TON PORT BOU ARD A STAT HIGHWAY AS. ; , // Jh \: T %$5�2 " F `i ; 1 HERS' ' r , - / R S'' l rG ,}/ / G y'Y F �' , 77.53 5 SW o � j NT T TH AT F IF R I Y Y l' GRA ED 0 EST E 0 CAL O N A B DEED RECORDED EAC, ' r' FS NE `{ ' i" '\, / ', 1 PA I JUNE 3D, 934 IN BOOK 683 GE 248 OFF CIAL �.. .77.19 r< ,� . - �� .*, a: /' i"+ / R rn PI nTr n f r d.. r / E..RD. E. r / e /°, r / / Z r \, ` Oy0 �7� r' I' l :.1 • ' �r ' f 5 FG W :/ -/ ' /' 6 F } r i, ...€ / x.: d' r r 4 WAIV R F ANY I F R AMA Y R N F TH 'T A E 0 CLAMS O D GES B FASO 0 E .96 TW / 85. � FG ' ''; N/, O F A't... 0 S E 'l 'i // ' r' / l r r .{ / r. LOCATION CONSTRUCTION LANDSCAPING OR MAINTENANCE OF r' ,:: , 76.43 TC :>� f 2'B '�� i r. r / / - w 6" :66 EG, A CONTIGUOUS FREEWAY HIGMWAY ROADWAY OR TRANSIT 7 r , ` .! N LTANT: co su / /i > -; ;'-•; r , r'r,<;%'r /' r FACILITY AS CONTAENED IN THE DOCUMENT RECORDED IN �.( ' '' r,/' ,/ .... ... � rr, , , ., , . r , , r , , 3 P D - r BOOK 68 PAGE 248 OF OFFICIAL RECORDS. LOTTE ( ) „ , r ,, 85:4 T11 ' '. / . ,.,/ r.. r , 6.59 FS .,. _ r r ,' „ / / . „r„ „ 'f • 27,5 F S / . / , r , 3: r ;' . ,, // X15 S,NE . ti , ;... s. /. / - ,., , ', NEW ORTSBOULEVARDF ADJOIENING PARCERESSHAVE BEENO ;' " / „ / , , r .` < / /,,, .' / ,: F w.-+ r, , r' r'/' r .. .-..�.................... ....._ ,, ..? .... r ,./ .. / 77.1 F / / , , , / , , r r ✓ r / / , '/� / v , / / r rrr ''/ /; ;/ / /- RELIN UISHE IN THE CUMENT RE ORD r %_ 4 D DO C ED IN BDOK 2538. . „ / , r r /f , . .. v r :`; b7% r` r / r ,' i , i' r/r /f. v v v f' / r r r' ' /n v , N /.% PAGE 66 OF OFFICIAL RECORDS• (PLOTT D} 77.33. E / 11 / , , / , , , r f .' , r / , ., \�v {yam 3{(� 'u 'O' v / , / , / / / / / , ,/' , r - , y v i ~_.. ! , r / r isY .: ! ! r ! , / , , _ ! _Y . 7V" ISI' , ..'•, .�, ') :/ / r / r r r ! r / , r / r / / r r ' , tW :�. ao 77:14 F /� .. /... / / , , / / / , , , r r , r ' r ..' / , f /,' I 7fi. 6 FS ,_ ! ; - 6 AN LASLMLNI FUK R UKAINAIiL UIICH lU FLLI ANU . .,: b / „ rrrr/ r . / k / „r,,,,,, :„//,r--I o �. r . . _.. •.. . . 77.19 . ,_ , , 31 7.7.8 / , , , , , %.w x. r , - . . . . r ... 1 ,, IN T / : S C ED 0 1 952 IN' ' / ,' '/ 'i: % CIDEN AL PURPO ES, RE ORD CTOBER r r 7, . _, „r,, .: , , , r , , , „ „ „ / i / r / , / r r r / / / / , / ',' r 2i' Y r , /! ,,, 4 ` / / / , „ r / , . .. _ <.. ; � 4,- 4 BOOK 2398 . / _ PAGE 70 OF OFFICAL RECORDS . , . 77.1 . tW . F , , , -�� / „' X7..18 f... „//„,, '.� „ r / , r ' . „. r'r /r',/ r ,' IN FAVOR OF: THE STATE OF CALIFORNIA. AFFECTS AS r, i :,: /, „ r r,, r ,r ,' r <�r I.r.. ,. rr, / a .f_ r , : %. ! r' r. .. is ' f- ,' ' / ,' / / / / , r' :. DESCRIBED THEREIN. PLOTTED /. ,,,, 9�.,,,/„r,r -�`l ice' .C\ r, „. r> '' r r/,rrr„r/,,f .,,._'_.... \. . ,oq , r, , i �::. ,. ,.. . . „ ;, . , :, Z7,�3 TW , / : _ r !' A WAIVER OF ANY CLAIM FOR DAMAGE BY REA ON OF TFIE /-... ,,. rrr',// 7 O / , / / , r / r , , , / / r .. . , .. / r /' , .. 3 .. . / r 77.3 F r ,' ,' ,' r' /- .r' ATl I P MAI TE 0 t .. Wy r In LOC ON, CONSTRUCTON, LANDSCA ING OR N NANCE OF r r r , . / ,.. ., I //.': , . , , , A 9.34 ;FG , /... r_. _ . rr �. . . . . . . . , / r /If 7,T 3� , / ,)/ , <.- US FREEWAY, HIGHWAY, ROADWAY OR TRANSIT. i1a TW r ....... . , I ,/,, �:7 r/ /. 5 v ,, rr r/ r ,r ,, ,/ I/. _ , r r r r , r r / r , / , .. ... -. N / / , / .....,-.,. . , , r / , , , r / r IC' / / /� e, .. , ' , r v .v v :Y":" 1T Ce - r , r _ 0 / /., .. -” ” ... -r - ;� - / FACIO�IGAUSO CONTAENED IN THE DOCUMENT RECORDED %.. r,,..r r Cir 65 . /F / / :., v i” , r , r >- vim'': r: -'- -.. Y _ > . -' v . . OCTOBER 17 1952 IN BOOK 2398 PAGE 70 OF OFFICIAL '. ..- .. r , . . . . . . .. , . 71;. (f ` FG , . r - : _...> / r r f(SEMLNT .FE r 7,•.!I- r .. (, .l ?/ / ; ,JQt .. _ s _ s x / / / / r / , , r Y : r� / .v ... ,,., . G i,u. / 'l Z, :1v - a ., v v r _ v ;l P D ..:' ,I/ ' RECORDS. LOTTE . % ' , ( ) , j a U � r,,; , ,,r ,rr/ , r.1 _ �� _ _ rvd :.. v ' Y.N r - :, _-. ....- , :'z 8 ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM A . .,... Y, 0 a �• _ ., . : , r , , r , r ! r , ,. , �.. . •. -- ..> • ,: - ^. • 1.. - v s r v v .. - t o Qa Fey _ :. PORTION OF THE STATE HIGHWAY EASTERLY OF SAID PARCEL „rQ nl .. -.. _ .. d s= - ,rr . , . 14 •W Drr 'TOR,rypjfN. ,, - .,..r - 68.10 rEG �.. _. = :. ti 1 HAVE BEEN RELINQUISHED IN THE DOCUMENT RECORDED . .. r _ r ( ) r , / / „r' _. E RE R , , / .' .. ; . . . /EAS 64f NT , b D r _, _r . . LA „ r r :.. - x `" OCTOBER 17, 1952 IN BOOK 2396, PAGE 70 OF OFFICIAL E f SS Ip /,. . / /, _ . , ,, .... v .r :., - a2 20 9 a , r� . , r r „ r r , .. _....._. _ 4 / .. RECORDS. PLOTTED 1. Tr, / . -. ;. F r X22 �9 O.R. ;r , �,,, x..81„at}. T ...= ,:... � , v r P �0 . ! o '�. ��, F we w . . . , 60. 0 bG , , r . ., . / . r- /, / Q ,. , , / f /` ,+<� r / , . /. y Q :: `:, „ :-- w r , , r / . . , � r .,r , . , .,. _ _ 9 A WAIVER OF ANY CLAIMS FOR DAMAGES BY REASON OF THE . , ,_ . .. ., N -.. .. r.. , , .. - .v ....3- 9 a .v' v ., / / / is/, . _ ,/ ,, ,. . ' APIN R MAINT NAN , : , . :uF` = LOCATION, CONSTRUCTION, LANDSC G 0 E CE OF . - . /., /..... "x- /rte - Y '.-. , r / l;r' •,/ v r v r v -% A CONTIGUOUS FREEWAY HIGHWAY RO DWAY OR TRANSIT A w r* a � * o... r / (� V r ,. , /.: f, Eft / 9 P J• /'3i 1 - / , �+' <� \: . .> r � _ = = FACILITY AS CONTAINED IN THE DOCUMENT RECORDED IN r1 /Qd' ' ” � r , .v , „', :%' i';,:� / f t, :.; �' , „ / _ Z•O i ,,, , v/, ,, 51}.50 EG ,; .._. .; _ r I r BOOK 2538, PAGE 66 OF OFFICIAL RECORDS. (PLOTTED) . . . . . . . . . ",'::%: / / 11 AN EASEMENT FOR EITHER OR BOTH POLE LINES CONDUITS: ;i; ;: / '" CAVE . .. s -'�: . - ,- _ r' . , ,-` . i ,. . /... - T AND INCIDENTAL PURPOSES IN HE DOCUMENT RECORD D IN'. 0: 3 > FG: e'. i E . . ,- ;:• GOOK 4D13 :> ' , .: /.. , ..Q ;1 , ,_ n v, _... " 'w r..: . / PAGE 21 OF OFFICIAL RECORDS AFFECTS .i. ' / , ; , r./-:'.r' . ; , .. r _ W _ / PARCEL 1. OTTE r >, i r �;' i JQ N'/ h ,, rx`, �. :. r. ,.-. ,w . •C\: .� x a-1 r/� v , _ _ " DSANITARY ,,:..J, 'V , :r :. :� . / .r % / '7s _. J i : r',: v / .. / .. .. 4 \'.`, .P / .' ,.* „.. e '.,Y.4'#. ^a .. .. v r .. .r .a: / 'w!: fa.,...:. r i.',,.. < ', r--, 13 AN EASEMENTLFOR SEWER AND INCkDENTAL o _., ,., ; , / ' . . . .. ,,,, x < -,</ i. r,; = 21 Orawing: P:\2017\1700027 -19- Atno Senlor Living\oryG\5HEET\C7 40-PV.dw3 Last Saved: Tuesday. January 23. 2018 10:04:03 AM last Plotted: Tuesday. January 23, 2018 10:06:21 ALI er Travis Antopm,:ft i PAVING CONSTRUCTION NOTES P1 CONCRETE CURB. P2 CONCRETE CURB AND GUTTER:. P_3 CONCRETE VALLEY GUTTER. P4 ASPHALT CONCRETE PAVEMENT: P5 CONCRETE PAVEMENT:_ P6 CURB RAMP. . P7 ACCESSIBLE PARKING STALL. P8 PARKING STRIPING. . P9 V -GUTTER. . P10 RETAINING WALL, P11 CONCRETE HEADWALL.. LEGEND " ASPHALT VEHICULAR PARKING. . _.CONCRETE pg' LANDSCAPING (SEE LANDSCAPE PLAN) BUILDING (SEE ARCHITECTURAL PLAN) EASEMENTS (EXISTING):' O THE PRIVILEGE AND RIGHT, AFFECTING PARCEL 1, TO EXTEND AND MAINTAIN DRAINAGE STRUCTURES, 1:1 EXCAVATION SLOPES, AND 1 1/2:1 EMBANKMENT SLOPES ON SAID LAND ADJACENT TO NEWPORT BOULEVARD, A STATE HIGHWAY, AS . GRANTED TO THE STATE OF CALIFORNIA BY DEED RECORDED JUNE 3D, 1934 IN BOOK 683, PAGE 248, OFFICIAL RECORDS (PLOTTED) O4A WAIVER OF ANY CLAIMS FOR DAMAGES BY REASON OF THE LOCATION, CONSTRUCTION, LANDSCAPING OR MAINTENANCE OF A CONTIGUOUS FREEWAY, HIGHWAY, ROADWAY OR TRANSIT. FACILITY AS CONTAINED IN THE DOCUMENT RECORDED IN BOOK 683, PAGE 248 OF OFFICIAL RECORDS. (PLOTTED) O ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM NEWPORT BOULEVARD, ADJOINING PARCEL 1 HAVE BEEN RELINQUISHED IN THE DOCUMENT RECORDED IN BOOK 2538, PAGE 66 OF OFFICIAL RECORDS. (PLOTTED) O AN LASLMLNI FUN A UKAINAiL UIICH lU FLLI AND INCIDENTAL PURPOSES, RECORDED OCTOBER 17, 1952 IN BOOK 2398, PAGE 70 OF OFFICAL RECORDS. IN FAVOR OF: THE STATE OF CALIFORNIA. AFFECTS: AS DESCRIBED THEREIN. (PLOTTED) 7O A WAIVER OF ANY CLAIMS FOR DAMAGES BY REASON OF THE LOCATION, CONSTRUCTION, LANDSCAPING OR MAINTENANCE OF A CONTIGUOUS FREEWAY, HIGHWAY, ROADWAY OR TRANSIT. '. FACILITY AS CONTAINED IN THE DOCUMENT RECORDED OCTOBER 17, 1952 IN BOOK 2398, PAGE 70 OF OFFICIAL . RECORDS. (PLOTTED) (� ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM A PORTION OF THE STATE HIGHWAY EASTERLY OF SAID PARCEL 1 HAVE BEEN RELINQUISHED IN THE DOCUMENT RECORDED OCTOBER 17, 1952 IN BOOK 2398, PAGE 70 OF OFFICIAL RECORDS. (PLOTTED) O A WAIVER OF ANY CLAIMS FOR DAMAGES BY REASON OF THE LOCATION, CONSTRUCTION, LANDSCAPING OR MAINTENANCE OF A CONTIGUOUS FREEWAY, HIGHWAY, ROADWAY OR TRANSIT: FACILITY AS CONTAINED IN THE DOCUMENT RECORDED IN BOOK 2538, PAGE 66 OF OFFICIAL RECORDS. (PLOTTED) 11 AN EASEMENT FOR EITHER OR BOTH POLE LINES, CONDUITS: AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED IN'. GOOK 4D13, PAGE 21 OF OFFICIAL RECORDS. AFFECTS. PARCEL 1. (PLOTTED) 13 AN EASEMENT FOR SANITARY SEWER AND INCIDENTAL PURPOSES, RECORDED MAY 17, 1965 IN BOOK 7522, PAGE 158 OF OFFICIAL RECORDS. IN FAVOR OF: CITY OF NEWPORT. BEACH, AN MUNICIPAL CORPORATION. AFFECTS: PARCEL 1' (PLOTTED) 15 AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES, RECORDED IN BOOK 7611, PAGE 693 OF OFFICIAL RECORDS. IN FAVOR OF: CITY OF NEWPORT BEACH, . AN MUNICIPAL CORPORATION. AFFECTS: PARCEL 1 (PLOTTED)• 19 AN EASEMENT FOR UNDERGROUND ELECTRICAL SUPPLY SYSTEMS, COMMUNICATION SYSTEMS, OTHER APPURTENANT FIAIUKLS AND INUIULNIAL F'UKYUSLS, KLI:UKULU JANUAKY 16, 1970 IN BOOK 9193, PAGE 36 OF OFFICIAL RECORDS. IN FAVOR OF: SOUTHERN CALIFORNIA ED€SON COMPANY, A CORPORATION AFFECTS: A PORTION OF PARCEL 1 (PLOTTED) 20 ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM HOSPITAL ROAD FROM PARCELS 1 AND 2 HAVE BEEN RELINQUISHED IN THE DOCUMENT RECORDED FEBRUARY 20, . 1970 IN BOOK 9221, PAGE 804 OF OFFICIAL RECORDS. (PLOTTED) . 21 AN EASEMENT FOR STREET AND HIGHWAY AND INCIDENTAL PURPOSES, RECORDED APRIL 27, 1970 IN BOOK 9274. PAGE 206 OF OFFICIAL RECORDS. IN FAVOR OF: THE CITY OF NEWPORT BEACH, AN MUNICIPAL CORPORATION AFFECTS. AS DESCRIBED THEREIN (PLOTTED) 24 THE RIGHT TO EXTEND AND MAINTAIN DRAINAGE STRUCTURES AND EXCAVATION AND EMBANKMENT SLOPES BEYOND THE LIMITS OF THE SIXTY FOOT RIGHT OF WAY ADJOINING SAID LAND, CONVEYED TO THE STATE OF CALIFORNIA BY DEED RECORDED JUNE 30, 1934 IN BOOK 683, PAGE 248, OFFICIAL RECORDS, SAID EMBANKMENT SLOPES TO BE 1 1/2 TO 1 SLOPES AND SAID EXCAVATION SLOPES TO BE 1:1 SLOPES. AFFECTS PARCEL 6 (PLOTTED) 25 AN EASEMENT FOR STORM DRAIN AND INCIDENTAL PURPOSES,: RECORDED OCTOBER 21, 1969 IN BOOK 9112, PAGE 884 OF OFFICIAL RECORDS. IN FAVOR OF: THE CITY OF NEWPORT BEACH, A MUNICIPAL CORPORATION AFFECTS: AS DESCRIBED . THEREIN (PLOTTED) 26 AN EASEMENT SHOWN OR DEDICATED ON THE MAP OF TRACT NO. 5854 ON FILE APRIL 23, 1985 IN BOOK 213, PAGES 38 AND 39, OF TRACT MAPS FOR: STORM DRAIN AN INCIDENTAL PURPOSES. (PLOTTED). PLAN SCALE: 1" = 20'-0 0 10' 20' 40' GRAPHIC SCALE 18100 Vo„ Ka,Man Avn, Guitc 600 Irvine, CA 92612 0:949.252.1022 F':949.252.8082 www. kpffcom. CONSULTANT: Date: 01-16-2018 Project Number: 1700027 Drawn By:. _ :' M.A. Checked By: T.A. 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I-' . . . . . . . . . . . . . . . . . . . . � . . . � . . . . . . -.. ,--- I .1 I I � I - , . . . . . . . . .. . . . . . . . . . . . . . . : . . . . .. . . . . . . . . : . . . . . : . . . .1.1 , -,* .-- ,- , , - 11 . --� ; . .� . . . . . . . . . . : . . . . . . . : . . . . . . . : . . . . . . . . . . . ..., " ,., �, � I . . . . . . : . . . . . . . . . i . . . . . . . : - � . . . . . . : . . , .... ... � .. . . . . . . . . . . � . . � . . . . . . . . . . . . : . . . i . '.1.1 - .1- '. I � .z. . . . . . � . . . . . . . . . . . . . . . . . . . : . . . : . . s . - ---- - � - - .." , ). . . . . . . . . . . . � . . . . . . . ., � . - -�* - : � : . . . . . : . . . . . . - - �'. - . . . . . : . . . . . . I - ", � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . : .. . . . . .1- ,� , � � , , I I ,,.;, - � . . . . . : . . . : . . . . . - . . . . . . . . . . . . , � 11 . .. . � ------� . . . . .1 - � ., � 11 -. . . . . . . . . . . . . . . . . . . . . : . . . . � .1 . . . . . - ; , . . ,� ,�; �, .1� ., , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � .. . . . . . � ", .:; . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . -i�� " - '. C, . . . . . . . . :�- -.1 ,--��' '- - l! . -.�- - .. -.�� --- . -- -- ,.-,- ..... .... � ........... ; .... ........... . . ; . ... .............:.. : .. . : ................. PAVING CONSTRUCTION NOTES . . . . . . .. . . . . . . . . . . . a .. . . . . . . . . . . .. . . . . . . . . . . . . . ( ECONCRETE CURB. . ) . . . . . . . . . . . . . . .. . . . . . . . . CONCRETE CURB AND UTTER . . . . � . . . . . . . . . (�D . . . .. . . . . . . . .� . . . . . . . . . . . . . . . . . . . . .. . . .. . . . .. P03 CONCRETE VALLEY GUTTER. . . S ASPHALT PAVEMENT: . . . .. . : . * * * i . . . . . .. . . . . . CONCRETE PAVEMENT. . . . . . *. . . . . . . . . . . . . . . . ! . (�D . . . . . . . . . . . . . . � . . . . � . . . . . . . . . s . . . . . . . . . . . . . . . . . . . . . . . . (H) CURB RAMP. . . . . . . : . . . . .. (PD ACCESSIBLE PARKING STALL. . - . : * . . . . : . . . . . . . : : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . PARKING STRIPING. . . . . . . � . . . . . . . . . . . . . . . . . . : (�D . . . . . . I . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . (PD V -GUTTER . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ( I tLC)) RETAINING WALL. - - . : . - .- . . : . . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . ( HEADWALL.. . . . B CONCRETE ... . . . : .. . . . . . . . . . . . . . . . . . . � .. . . . . . .. . . .. . . . . . . . . . . s . . . . . . . . . . . . . . . . . . . . . . LEGEND . . . . : . . . . . . . . . . . . ; . . .. . . . . . �.'.�,�"""."-.�,,,,k,'..�'.,.,..-.'I , ASPHALT VEHICULAR PARKING. . Nffl. . . . . .. . . . . . . . . . � . . . . . . . .. . .. . . .. . . . . . . . . .. . . . . . . .. � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . . .CONCRETE :. .: . . . . . . . . . . . . . . . .. .. .� . . . . . O . . .. . . . : . . . . .. . . . . . . . . . . . .. . . . . . . . . . . . . . . . . * . . . . . . . . . . . . . . . . . . . . . . . . . . LANDSCAPING (SEE LANDSCAPE PLAN) . . . . . . . . . . . . . . . * . . . . . . . . . . . : . . . . . . . . . . : . ! . . . BUILDING (SEE ARCHITECTURAL .PLAN) . . . . .. . . . . . . . . . � . . .. . . . . . . .. . .. . . . . .. . . . . . . . . . . . .. . : .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . * . . .. EASEMENTS (EXISTING): ...... � . �. . ....... . CD THE PRIVILEGE AND RIGHT, AFFECTING PARCEL 1, TO EXTEND . . . . . .. ... : AND MAINTAIN DRAINAGE STRUCTURES, 1:1 EXCAVATION � . . SLOPES, AND 1 1/2:1 EMBANKMENT SLOPES ON SAID LAND : ADJACENT TO NEWPORT BOULEVARD, A STATE HIGHWAY, AS . . GRANTED TO THE STATE OF CALIFORNIA BY DEED RECORDED JUNE 3D, 1934 IN BOOK 683, PAGE 248, OFFICIAL RECORD'; (pi..nrrF.n) � . . . . . . . . . . CD A WAIVER OF ANY CLAIMS FOR DAMAGES BY REASON OF THE . . LOCATION, CONSTRUCTION, LANDSCAPING OR MAINTENANCE OF ... A CONTIGUOUS FREEWAY, HIGHWAY, ROADWAY OR TRANSIT i FACILITY AS CONTAINED IN THE DOCUMENT RECORDED IN BOOK 683. PAGE 248 OF OFFICIAL RECORDS. (PLOTTED) . . . . . . . . . . . . . . .ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM . . . . (D NEWPORT BOULEVARD, ADJOINING PARCEL 1 HAVE BEEN . . . .. RELINQUISHED IN THE DOCUMENT RECORDED IN BOOK 2538, . PAGE 66 OF OFFICIAL RECORDS. (PLOTTED) . . . . . . .. . � . OAN LA�iLMLNI FUN A UNAINAUL DIICH IIJ FLLI AND . . . . .. . . INCIDENTAL PURPOSES, RECORDED OCTOBER 17, 1952 IN .. . . BOOK 2398, PAGE 70 OF OFFICAL RECORDS. . . .. . . . . . . . IN FAVOR OF: THE STATE OF CALIFORNIA. AFFECTS: AS . . . . . . . . . .. DESCRIBED THEREIN. (PLOTTED) - . . .. .. .. . . 0 A WAIVER OF ANY CLAIMS FOR DAMAGES BY REASON OF THE .. . . . LOCATION, CONSTRUCTION, LANDSCAPING OR MAINTENANCE OF � . A CONTIGUOUS FREEWAY, HIGHWAY, ROADWAY OR TRANSIT. - : . . FACILITY AS CONTAINED IN THE DOCUMENT RECORDED . . . . OCTOBER 17, 1952 IN BOOK 2398, PAGE 70 OF OFFICIAL . . RECORDS. (PLOTTED) . .......... 8 ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM A : .. PORTION OF THE STATE HIGHWAY EASTERLY OF SAID PARCEL . . . 1 HAVE BEEN RELINQUISHED IN THE DOCUMENT RECORDED: . . . . . OCTOBER 17, 1952 IN BOOK 2398, PAGE 70 OF OFFICIAL . . . RECORDS. (PLOTTED) . . . . . . . . . i (DA WAIVER OF ANY CLAIMS FOR DAMAGES BY REASON OF THE . LOCATION, CONSTRUCTION, LANDSCAPING OR MAINTENANCE OF . : A CONTIGUOUS FREEWAY, HIGHWAY, ROADWAY OR TRANSIT . . . FACILITY AS CONTAINED IN THE DOCUMENT RECORDED IN - BOOK 2538, PAGE 66 OF OFFICIAL RECORDS. (PLOTTED) . .. . . . . . . . . . . . . . G AN EASEMENT FOR EITHER OR BOTH POLE LINES, CONDUITS . - . . . AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED IN GOOK 4D13, PAGE 21 OF OFFICIAL RECORDS. AFFECTS. : . . . . . ' ' . . . . PARCEL 1. (PLOTTED) .. . ;: . . . . . . . . . . . . . �� AN EASEMENT FOR SANITARY SEWER AND INCIDENTAL . . . . . . . . . PURPOSES, RECORDED MAY 17, 1965 IN BOOK 7522, PACE . . . 158 OF OFFICIAL RECORDS. IN FAVOR OF: CITY OF NEWPORT. . . .. .I . . . . BEACH, AN MUNICIPAL CORPORATION. AFFECTS: PARCEL. 1 . . . . . . . . . . . . . . . . . . (PLOTTED). 1 - . . . . . . : . . . . . . . . . . . . .. .. ; . . . . . � . . CD AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL . .. .. . .. ; . . . . PURPOSES, RECORDED IN BOOK 7611, PAGE 693 OF . . . . . .. OFFICIAL RECORDS. IN FAVOR OF: CITY OF NEWPORT BEACH, . . . . . AN MUNICIPAL CORPORATION. AFFECTS: PARCEL 1 (PLOTTED)• . . CD AN EASEMENT FOR UNDERGROUND ELECTRICAL SUPPLY SYSTEMS, COMMUNICATION SYSTEMS, OTHER APPURTENANT FIAIUKLS AND INUIULNIAL FUKFUtiLti, KLL;UKULU JANUAKY . 16, 1970 IN BOOK 9193, PAGE 36 OF OFFICIAL RECORDS. . : . . . IN FAVOR OF: SOUTHERN CALIFORNIA EDISON COMPANY, A . * . . . . CORPORATION AFFECTS: A PORTION OF PARCEL 1 (PLOTTED) . . . . 20 ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM . . . . . . . . . HOSPITAL ROAD FROM PARCELS I AND 2 HAVE BEEN RELINQUISHED IN THE DOCUMENT RECORDED FEBRUARY 20, . .. . 1970 IN BOOK 9221, PAGE 804 OF OFFICIAL RECORDS. .: . . : . . . . . . .. . �. (PLOTTED) 7 . . . . . . . . . .. .. . . .. * Q AN EASEMENT FOR STREET AND HIGHWAY AND INCIDENTAL . . PURPOSES. RECORDED APRIL 27, 1970 IN BOOK 9274. PAGE . . . . . �. . . . 206 OF OFFICIAL RECORDS. IN FAVOR OF: THE CITY OF . . . . . . � . .. . AFFECTS. AS NEWPORT BEACH, AN MUNICIPAL CORPORATION AFF . . . . . � . . . . DESCRIBED THEREIN (PLOTTED) . . . . (24 THE RIGHT TO EXTEND AND MAINTAIN DRAINAGE STRUCTURES AND EXCAVATION AND EMBANKMENT SLOPES BEYOND THE . . . . . . . LIMITS OF THE SIXTY FOOT RIGHT OF WAY ADJOINING SAID — . . . . . . . LAND, CONVEYED TO THE STATE OF CALIFORNIA BY DEED .� . . . RECORDED JUNE 30, 1934 IN BOOK 683, PAGE 248, ... ... OFFICIAL RECORDS, SAID EMBANKMENT SLOPES TO BE 1 1/2 . . TO 1 SLOPES AND SAID EXCAVATION SLOPES TO BE 1:1 * SLOPES. AFFECTS PARCEL 6 (PLOTTED) . . . . : . (25 AN EASEMENT FOR STORM DRAIN AND INCIDENTAL PURPOSES,. .. . . RECORDED OCTOBER 21, 1969 IN BOOK 9112, PAGE 884 OF :. . . . OFFICIAL RECORDS. IN FAVOR OF: THE CITY OF NEWPORT . . . . . . . . BEACH, A MUNICIPAL CORPORATION AFFECTS: AS DESCRIBED . . THEREIN (PLOTTED) : . . . .. .. . . . . . �26 AN EASEMENT SHOWN OR DEDICATED ON THE MAP OF TRACT . . . . NO. 5854 ON FILE APRIL 23, 1985 IN BOOK 213, PAGES 38 .. .. . . AND 39, OF TRACT MAPS FOR: STORM DRAIN AN INCIDENTAL . . . .. . . .. . . . PURPOSES. (PLOTTED). . . . :. .. . . . . . . .. .. . .. . . . ..� . . . . . . : . . . � . .. .. . . . . . . . .. . . . s . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � .. . . . . . � . . . . . . . . . . . . . . . . . . ; .. .. . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . --� /xx+ . . . : . . . . . . . . . . : . . . .. . .. . . . . ; . . . . . . . . . : .. . . . . . . . . . . . . . . . . . . . . PLAN . - ........ .. . .. � . . - . . . . . . . . . . . . . . . . . . . . . . � . SCALE: I" = 20'-O". 010, 20' 40' . . . . . . . . . I I I . . . . ; . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . � . . . . . . . . . . - . . . . - . : - . GRAPHIC SCALE . I . . � 18100 Von Kc;,rnzin Av,si,, Guitc 600 . . Irvine, CA 92612 * : . . . . . 0:949.252.1022 . . . : .. . F':949.252.8082 . www. kpff com . . .CONSULTANT: . . . . . � . . . . . . . . . . . . ; . . . . . � ............. : , . Date: 01-16-2018 Project Number: 1700027 Drawn By:. :: . . . M.A. Checked By'. T.A. Scale:- . AS SPECIFIED . . . : . . *. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. Owlrsq: P,\2017\1700027 -19- Atno Sealor LMnq\DlVG\5HEEl\Cj.4j-PV,dwg Lost Saved: Tuesday. January 23. 2013 10:04:08 AM Lost Plotted: Tuesday. 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I . ; . . . . . . . . . . � . � . . . STORM DRAIN . . . . . . . . . . . . . . . . . . . . . .. .. .. . . . . . . . . . . . . . C . . . . . . .. . . . . . . . . . . . : . . . . . . . .. . . . . . . . . . . . . . ; . . . . . . . . . . : . . . . . . . . . . . . . . . . .. . . � . . . . . . . . � . . . . . . . . : . . . . . : . . . . . . . : . . . . . � : : . . � . . . . . . . . . . . . . � . : ! . . . . ! . . . : . . . . . : . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . : . . . � . . . . . . . . . . . . . . t . � . . . . . . � . . . . . : . . . . .. . . . . . . . . . . . . . .� . ; . . . . .: : . . . . : � . . . . . . . . . . : . . . .. . : � . . . . . . . . . . . . . . . . . . . ! . . . . . . .. . . . . . : . . . . . . : . : . : . . . � . . : . . . . . . * : . . . . . . . . . * . . . . . . . . . . . . . . . . . . . . . . : � . . . : i : : . . . . . : . . . . . . . : . . . . : : : . ! . . . : : . . : . . . . . : I - . . . . PVC, SDR -35 PRIVATE STORM DRAIN PIPE. PIPE BEDDING PER CITY OF .� . . (�� . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . � . . . . � . . . . . . : . . . . .. . . . . . . . . . . , . � . . . . . . . . : . . : . . . . . . . : . : - . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . � : . . . . .. . . � . - . . . . . . - . . . . . 1 . . . . . . . . . � . . . . . i . . . - . . - .. . . � .. . . . . ; . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . * . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . 1 . . . . . . � . . � .. . . . . ; : . * * : : . . . . . . . . . -L. - : . . . : ... . DRAWING STD 106 . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . ... . : I" . ; : i . I OSD2 CLEANOUT. . . . . . � � . 18100 Von K�rrY:Wq Av<t�, Guitc 600 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. : � . . . . . . : . � . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . : . . . . . : . . 7 . . . . . . . . . . . . . . . . . . . � � . . . . . . . . . . : . . . . . . . . . t . . . ; . . . . . . . . . . . . . . . . . . . . . . . . q . . . . . . . � . . . . . . : . . . . . . . . . . . . . . . .. . . . . . . . . . . : . . : . . . . . . . . � : . . . . . . . . . . . . . . . . . . . . . : . . . . : . . � . � . . . . . . . . . . . . . . . .� . . i . . . . . . � . . . . . . � . . . . : . . . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . : . . . . . . . . : . . . . � . . � * : � - - . . . . ; . . . . : I f . . . . . . : q . . . . . . . . : . : . : . . . . . . : . . . . . (9 PLANTER DRAIN. . . . . . . .. . . . . . . . . : : . : ; * : . . : . . � : . . . . . . . . . � � . . . . . . . . . . . . irvina, CA 92612 : : . . . . . 0: 949.252.1022 . . . . : .. . . .. . . .. . . : . . . . . . . . . : . ; . . . . . . � . . . . . ; . . . � . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . . . . . .. . : . . . : III . . . . . . . . : . � . . . . . . . . . . . . . : � . . - . . . . . . . ! . . : . . . .. . . . . . . . . : . . . . : . . . . . . . /� � : : : . . . . . . . . . . . . . . . . . . : . ; . . s : . . . . . . . . . . . ; . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . .. . . ..!..%/.. . . . � . . . . . . . . . . . . � . . . . : . . . . . . � . . . . . . . . . . . : . . : . . . . . . . . . . . . : ; 1 . 1 . . . . . . . . . . , '' . . . .. . . . . . . . . : . . : . . . . . . . . . . . . . * . . . . . . . : z. . . . . . . . . . . . . . . . . : : . . . . : ; it - . . ; : . . . . . . . . . . . : : : . . . . . . . : . . . � . . . . . ; . . s . : . . : . � . . . . . . . . . : . . . . . . . . . . . � . . . . . . . . . * . . : . . . . . . . : . . F�949.252.8082 : . � . � . . . . . . . . . . : . . . . . . � . . � . . . . . . � . . . � . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . � : . . . . s . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . s I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . I . . . q . . . . . , . . . . I . : . . . . . . � � . . : . . . . . . . I . . . i . - . . . . . . . . . . . . . . . . . . , . . I_ : : . I . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . : � . . . . . � � . . . . . . ; . z . ; . . . (� . . . . . . . . . . . . . . . . . . . . . H BASIN. . . . . . . . . . . . . . . s . . www. kp . . . _ff com . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � - - . . . . . . . . . . . I . . . . . . . . . . . . . . . . . . . 2 " : I,, 1,us I . . 'I..iC tf:i� ..t is -, . I f �. �_-i, vj,."xlv-...; .t*,:j �'!,­' IN; Ai..;_j ..", r Iti * * (��) INFILTRATION DRYWELL WITH BUILT-IN PRETREATMENT LINIT.* i : . . . . . . . . . . . . . . . . . t . . . . * . . . . . . . . . . FLAG3HIP ROAD . I . . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . ; . . . . . . . . : s . . . : : . . .. .. . . . : . . . . . . . : .. . . . . . . . . ! ..r, 1 i . . . . . . . . . . . . . . . . . . . . . : . . ?;:to ­53.,tY:- i'�._;.,,35 . . . . . . . . . . . . . . . . . . t : : . . . ---- . . . . . . . . . . . . . . . . . . . : ... I- — - , _ . : . . . . . . . . . . . . : . . . . : : . . . . . . . . . . . . . . . .. . . s . - . . . . . � . . . . . . . ; . .� . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . � . . . . . :: . . . . . . . . . . . . . . : � - . � * . . ; � . � . . . . . . . . . . . . . . . . . . . . . . .. ! I .., . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ; . . . . . . . .. : . . . : . . . . . : : . : . . . I � ." I . . . - � . . . .... . - __ ..Z,.- - . � . - I ... . .. , I 1.14-1-1122t, . . . \ ,ti . : � . . . .. . . t� I s . . . . . : . . . . . . . * . ; . : : - . .. . . . . . (��D CONNECT TO EX. 180 PUBLIC STORM DRAIN LINE. . . : . . . . . . . . . . . . . . . . . . . : . � . . . . � . . . . : . . . .. i : : . . . . . . . . . . . . . . . � . : ! . . . . . . . . . . . . . I . . . . . . . . . . . . . . . . � . . . : . . . . . . . . . : . - . . . . : ; " I . . . . . . . . . . : . . . . . : . . ; . : , . . . . . . . . . . . . . . . . . : . . . . . : : . . t . . �. . .. . .. .. ... . . t. . . � . . - . . . . . : . ! . . . : . . . � . . . . . . . . . . . . . . . . . . . . . . � . . . .. . . . . .. . . . : . � . . . . . . . . . � . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . . . � " . . . . . . . . . . . . . . . . . . : . . . : . . . . . . . . � - . ; . . . ", . . . * * . . . . . . . . . . . . . . . . : . . . . � . . . . . . . . . . . . . . . . . I . . - : . . . : * * * . . . . . I . . . . . . . . : . . . . . . . . *. . . . ; *. . : ; -1 � .. . ... . � .. . i� - . . . . I . . .. s . : .. ­ . . : . � . . . . . . F& . : . * . , � . . . . � . . 4 . (�� TRENCH DRAIN WITH . . . . . . � . � � . . . . : 1 . . . ADA/HEEL PROOF PEDESTRIAN GRATE. . . . . . . . . : . . : ; . . � : . . - . . : .. . . . > . . . . . . . . . . . . . . � : . . . . . . - . . . . . . . � . . . : . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . :,j : . 1. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1 . . : . . . . . . . . . . . . . . . . : . . . - . . - . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . ,.; j . . . . . . . . . . . . . . . . . . . . . . . . . . . : - ;;e . . . . � . : . - .. � . . . ": . . . . . . . . . . . q . I . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . - . . . < . : : r: : t : . . � .�) . . : . . � . [2 I . � (�* STORMWATER STORAGE TANK. �: I . . . . . . . . . . . � . . . . . . . . . . . . . . : . . . .. . . . : . . . . . . . . . . . . . . . : . ; . � . . . . . . . . . . . . ; .. . . . . . . . . . . : s . : . . .. . . . . . : . . . . . . . . . . . . . . . . . . . . ; . . . . ; . . . . . . . . . I . . . . . . . . : . . . . ... . . . . . . . . . . . . . . . . . : . . . . : . . . . . . . . . . . : . . . . . . . . . . . . : . . : I . . . . . . . . . . . . . . . . . . . . . . . . . : . . . : . : . . . . . : .. . . . . . . . . . : . . . Z,2 . . : . . . . (�* STORM DRAIN MANHOLE PER CITY OF NEWPORT BEACH STANDARD DRAWING: . � . : . . . . . . . . . . . . . . � . . . . . � . . � . . . . . . . . . . . . . ! : . . . .. . . . . : . . . . . . . . . . . . . . . . , . . . . . . . . . . . . . � . : . . . . . . . . . . . . � . . : . � : : . . . >1--, I ... . . . . : ! . . . . . i * . ; . . . . . . . . -e . . . . . . � ; . . . � � � . . . . � . . . . . . � . . . . . . � . . . . : . . . . . . . . . � . . . . . . . . . . . . . . . . . . . . . . . :. - . . . . . . . . . � tls . . . . . . . . . � . . . . . . . . . . . . . . . . . _j . .1. . . . . . . . . . . ! : . . . . : . . . . . . . . . � . . . . . . ,,-,; . . :� I . . . . . . . . ­� \ � [ . . . . . . " . . . . . . : t", . : . . . . . "; . . . . ... : . . STD -307-L - . . . . . . . . : . . . . . . . : . . . . . . . . . . . . . * . . . . . . . . . . . . : . . . . . . . . . . . . . . * . < . . . . . . . .. . .. � . . . . . . . . . . . . . : . . . . . . . . . . . . . ; . . . . . . . : . . . . . . . . . . . . . . . . . . . . , . 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RECORDED APRIL 27, 1970 IN BOOK 9274. PAGE o Fo - L): � . i ; I . � ; i : . 1 . : : 1 I ; : : : : . . . . . . I - ,,�­­, . . . . . . : . . . . . . . ,`t,z;.',,,, I, . , ItI - . I . . . . . . . . . ,, � �,� �' ,,� � - . _ti " .", .-� I-,tt; - I ... ­. . . . . . . � . . . . . . . . . . - "N\-.\ 4" I-;, ,/I ,,,,,y,,,,, I- I " - . . . . 'I'A , , . . . . . . . . . . � . . . . . . . . . . : . . . . . - , \' ­�-,�"' " " I. , f, �� . � ,ol " � I),� I - :t. - I ,�,tn , . s * . . . . . . . ; . . \ it; '�� � "- � , . :�`, ll,:'11 . . . I, ,I I 1. . It.. ",' '-"'I I-, '­_'N�,­ - I .1 I ,1,ii"�ll" ,'r , , '. �, t, . . . . . . . . . . ".x, ',,� " ! . , , 9.� _. I , . . . . . . . I 'tl� , , -, ,��,-',c�', I � I I "t" . � : I^-� \ `c, ,; I ' 1, 11" . It - �5____ .,..:.,. 'I. � 1"..'' `%, -,l -� , ;4,�-",;` I `:­,-� � � .� , \\, '"' -, �. . . - . . . : . . . . . . . : . . . . . . � . . . . . � . . . . . . . . . 206 OF OFFICIAL RECORDS. 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I - - . - lt��,, 41 I. - � � ­ _ j- , �, ,Iol , " I � I I,t � 5�tttt�-�:7�­ ­� ,,�._­-� - _ I , "I., I _ I I ,�;>� �,�,;txz, ',,- " ,,it,� , "', II '.111� , 't I ,z:,��'..,:::i,,at� �%' I ,,, -_,., � OX , , ..� _� . ... I \ - . 11 �� �'.. _ ..,..'.. � . _1- ,,, " - �', I , " .. . ., , , -1 - /." , . �, I .. ,., " 1, ,-, - - ,. , , - . ,.:?��lp - -,.:�� ,,�,P.� ­.`tt ., I �� �, ,.I- .I .-,% I, . . . . . . . . . . . . . . . . I ......... 1\��.'.In\l 1"�­V . 1, '.. .. ... ... ..... �.; Ill ­."�­,­­ ". " I I ­;, - ­ I, "" V_o ._l, �, - . . . . . : . .. . . I. ,,, , � .... I , 1, ",\ I , — %.e �;,`_. ­�, tl. �,��_'-- ", - "­, . . , ,, . �', , -1 I . . ; . : s * : . . . . : . . . I .... - , __ I I, , ­,­ 11 I, ".111.,11111 I oz. \ " . . . . . . . .. . . . . . I U) . . .. . . . AND EXCAVATION AND EMBANKMENT SLOPES BEYOND THE LIMITS OF THE SIXTY FOOT RIGHT OF WAY ADJOINING SAID .. rroject Number: . . . . . . . � ,,, ­ � ,% . ..... 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Jonuory 23. YD18 10:U4:20 AM Latit Plottiid; fueudoy. Jot,tory 23� 2018 10;05:31 AN By. T,piti Antopi"u-1 z 0 I-_ 0 :D olf F- U) z 0 0 off 0 LL �_ 0 z ......................................................... .. 1111..... 1111 1111... 1111 .............. UTILITY CONSTRUCTION NOTES: --- . . . .. . . . . : . . . . '. ..' , . . . . . . . '. . STORM DRAIN . . . . . . . . . . . . . . . . . . . . . . . . . . . .' . . . . . .. . . SD1 O - D PVC, SDR 35 PRIVATE STORM RAIN PIPE. PIPE BEDDING PER CITY. OF . . . . '. . '. . '. . '. . '. . '. . '. '. '. '. . '. '. . '. . '. . '. . '. . '. . '. '. NEWPORT BEACH STANDARD DRAWING STD 106-L- . '. . '. '. I I. SD2 CLEANOUT. I. 18".00 Von Karrr:an A,l Guitc 600 . _ . . . ,' i, '. '. ._ ( irvirle, CA 92612 . . . . . . . . . . . . . . SD3 O p LANTER DRAIN. . 0:949.252.1022 . . .. . . . I . F'.949.252.8082 . . . . . . . . . . , . . . . . . . r . . . . ', '. '. I. ', . . . . . . . . . . .. .. . . . . . I I f . . . . . SD4 O PRECAST CONCRETE . . CATCH BASIN. . . . . . . www.kAffcom. '. ............... .. .. ... .. ...... ... ...... . . ..... ......... ..... .. .... I ....... SDS ....... . INFILTRATION DRYWELL WITH BUILT-IN PRETREATMENT UNIT. .' . . . .. . . . . . . :, . . .. ; __.;, ::,: a-,;:.0 ';.'j X11. A:M.: :> :!::: } . . . .. I' . 5D6 CONNECT TD EX. 1 B" PUBLIC STORM DRAIN LINE.: . . . . . . . . . . . . . . . . . ..1..11.'1....:.. .. . ' . . . . FLAGSHIP ROAD .. . sD7 T._.z : .. . . .. . . :<:;.:;•; . . TR N N TH E CH DRAT WI A DA/HEEL PROOF PEDESTRIAN GRATE.. i , .. 5D8 STORMWATER STORAGE TANK. `} ' . . . . .' . . ;.:% Q l =:. \ SD9 O STORM DRAIN MANHOLE PER CITY OF NEWPORT BEACH STANDARD DRAWING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. STD -307-L . . . . Q . . . . . . . . . . I+ . s.+ , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . } . . . . . . . II `' I W '' . . D1 24" PUBLIC STORM . . . . .. DRAIN PIPE. PIPE BEDDING PER CITY OF NEWPORT . V — LL M. :.:f' 11.1 Q j := I, J BEACH STANDARD DRAWING STD 106--L. .. 1111 rr.. ,. (i J . Q Q Q `" - SD1 DAYLIGHT 24" STORM DRAIN PIPE THROUGH CONCRETE HEADWALL. — CV . . . . . . J � :, ,. \ �` . . •.:,, j. :'. J . . . . . . . _ !. , ;11:11 �': `!yt% E"\`. . . . . . . a . . : :.1', l,i .- C' .3. ., j _ u :. I . . ... .c. ., . , ... ... ;. 1 / . 1111 ,. / .. --. ..: .. _1111 I I.:; 1111 zr:,. _r.. I 1111 ':'i ... ...:::....:..:.a =.) '., / j ;;1111 < EX}STING 24 E'UBLIC ;/ f je . . . . . . . . . NOTE U . ... :. <,.:r ST. RM DRAIN, LINE ;?'r' j::, .::. i .. :v. '' . ' .' . '. : : . : .. : i. :. ,I . kl '✓' » / 1111..-,+;: h� J .; . ,- , 13 , z ;,:; ,,, „,; ? _ :\ I ., �'' = .,, .-_ 1111 Y r.:0 .. '.: . _. . _ , _ v:.3 v' 11_11... 111_1. _ It :-',:;.{ ' �:.�...... .....I: . . . . . . 4" IPU I _._._........ , I XlSTIN 2 BL C \ rr . A ALL BURIED DUCTILE IRON AND COPPER PIPE, FITTINGS, V LVES, AND APPURTENANCES . ::_.� ...,.,.... :,..: .. . ;1111 i . i , _1111. ,:, _. ;; .:_ _ . ... ... . ...;...xr:'. 1111. , ., .. , _ :I _? -\.. . , 1111... , ,, % .''',; .' .., .r,. . 1:111 : ; -,:. ,. . , ., ,:r _.. ,,. . -_..........._.......................li _11.11 1.1:11..._ . _, ........._,. STORM DRF11N :`LINE �. 1...._` ' =-r - SHP.LL BE COATED WITH A DIELECTRIC COATING: A LIQUID EPDXY COATING SYSTEM PER _-:,,-_ _;,1 _ - - 111__1 ... .. _ - 1111__.. .. 11 :11 -r ,. .. 1111, - �. _, .. 411 1, . :11':1 1. it •. : . L '� �: \ .., ';. '. AWWA C-210 AT 24 MILS MINIMUM M FT DRY FILM THICKNESS D 3M SCOTCMKOTEfM ( ) - - ../ .. ::; :! . .. c. .. ., ._. ... ..: ... _ .. ,. ..:- ;:. .,. ;.-','..� 1111 .' _ _':: _. - :........ 1111... / .!: - 1111... . _ ........ .: n_ -........... 1111.. , -..- 1111: ;. ..: 1111.. - s .. .....:, 1111 .......... , ... 1111 ............ : / . a., ., ;.. } :1 ,> 1. 7 3231 LIQUID EPDXY COATINGS FOR CORROSION PROTECTION OR EQUIVALENT, OR A z "'''' :l"' ` ;-; x -`- :I 4 a, so INv ALLEY € ;, ': I \ j COLD APPLIED TM REE PART SYSTEM PETROLEUM WAX TAPE PER AWWA C-217 ORA 100 LU .. �. 84-00 aiM w'<,.. 1111. 111:1.. ,. , .; . 1111.. ,, �,_ .'.. , ", ,,.. ,. r ._.. _.._ . _ ... POLYURETHANE COATING OF 24 MILS MDFT SUITABLE FOR BURIED USE DEN$YL TAPE BY z Q :" } j%yI . . " ... :. v , . "70 0 ENV SD1. \;' E D OR tSO E U IVALENT. Q _. . ; . _..a-... ..-1111-1111 1_111. 1111 . ... ................... ......................-1111. _ I ` _,:'. 25 . . _1111. ` . - _ 1 .: X �\ . .. . .. .. . ... .. -- .. .. ::' r _1111.. / :...\ n:T,. . '.V .l. .:) �: :: -�- 1 INV .. s. I ! ,:,1 ;4 $li . .. . I� ., /'' k W .`..„ .> . ., 1:111.:.':' s ::'_ ,. :, 1111. ,:' ... . . - .. _ •.I,<" - . . . . . . ". i'_ .. �, ._ ... .. . ,. I.. �/ .. ,," _ -. _.� 1_111 1111 .._ v,./ . "^i. .. _ 'i .v \ ! . ' F `, i 31 INV r.. .., \: . Y '.- Y.. : PLANT PALETTE - PROPOSED LARGE VERTICAL SHRUB TREES Symbol Botanical Name Common Name WUCOLS Size Quantity ^,, Region 4 BASIS OF DESIGN- LANDSCAPE VERTICAL SCREEN TREE Cercis occidentalis Western Redbud Low 36" box 4 c'PF Koelreuterla panloulata Goldenraln Tree Low 36" box 38 Atria Senior living 393 Hospital Road Cb Logerstroemia indica Crape Myrtle Mod 361, box 4 Newport Beach, California Landscape Architect: Conceptual Design and Planning Company Tristania conferta Brisbane Box Low 36" box 21 s :`® This project is to be designed with the goals of low maintenance and Sapium sebiferum Chinese Tallow Tree Mod 48' box 1 sustainability in mind while enhancing the architectural qualities of the proposed A/j/- \ building- This will be accomplished through the use of accent plant material to OR �Qp cmphaaizc entrica and primary architectural fcatureo of the .structures and by SIT EXISTING CONCRETE screening and buffering of appropriate areas. Plants will also be used to provide SWALEshade within the parking environment. The following are directives to be c PLANT PALETTE EXISTING TREES accomplished in the design of the landscaper Vl TREES Queen Palms to be relocated MOVkD EXISTING EUCALYPTUS TREES fY TO BE REMOVEC. Palms t remain - protect in place Water conservation O Trees To Remain -protect In place The landscape for this project is intended to be provide a quality and needed d EXISTING FENCE TO REMAIN amenity for the overall project. Our focus on this design was to conserve water (PROTECT IN PLACE) and to provide an attractive landscape that conforms to City of Newport Beach o standards. The following lists the basic design features and inclusions. � SHRUBS/ GROIINIX:OVFRS �41y Symbol Botanical Name Common Name WUCOLS Size The concept of our irrigation system design is to utilize low volume, high R ion 4 efficiency bubblers, MP rotators & low volume spray heads to reduce overall ts•lo EXISTING RETAINING WALL Agave species Agave Low 5 gallon consumption REMAIN water nsumption and increase efficiency. ->� (PROTECT IN PLACE) Aloe species Aloe Low 5 gallon The new irrigation system will be connected to a water meter which is separate from thp huildinp domestic supply. Control for the new system will he from a -\` ',/ AnigozonTnosnavioUs Kangaroo POW LOW bgallon tSUILU11V17 lc"011nv 1. 111W Jc n 11 DUL:V71u1lb P. Mill rt?UK� %.V Vtd DUJrI LVW J u11Vr1 LARGE VERTICAL Sprinkler heads will be adjusted to eliminate overspray on to buildings and IRRIGATION TO REMAIN SHRUB d Calliandra eriophylla Fairy Duster Low 5 gallon hardscape or other non planted areas while providing adequate and evert DROP OFF PER ARCH ~SHADE STRUCTURE AT� (PROTECT IN PLACE) coverage to all planting areas. Callisltlnrvn v. 'Ullln Jehri Dwarf BuIlleUrush Law b gallon \1d 1D Differing conditions solar exposure, plant type) will be designed to have PLAN �� Cistus purpureus Orchid Rock Rose Low 5 gallon g ( p y separate valves to allow appropriate wafer delivery to meet plana needs and to EXISTING TREES (2) TO �`�' Hesperaloe parviflora Red Yucca LOW 5 gallon allow watering time flexibility. BE REMOVED c Ar ACCENT FLOWERING lantana montevidensis Trailing Lantana Low 5 gallon , o Drought tolerant plants_ All plants on used for this project is low to moderate TREES AND PLANTING e� 6`8 RfGhrr� K'AY LOvanal la angusuiona ,mocoile• PInK I:ngusn LaVenaer LOW b gallon water use uvui llttg to VVUCOL5 rifling fur Rte particular Site. The wnuept ur uur Leucophyllum f. 'Compacta' Texas Ranger Low 5 gallon planting design is to reduce the overall water use; EXISTING PALMS AND SHRUBS TO REMAIN Myoporum parvifolium Myoporum Low 1 gallon PROT N PLACE NEW LANDSCAPE AREA SHALL INCLUDE Maintenance and Waste reduction ( ) Myrtus communls'Compacta' Dwarf Myrtle Low 5 gallon ' r1 A COMBINATION OF SHRUBS AND p Lower maintenance plant material were selected based in order to reduce the 9 GROUND COVER. Rhaphtolepis indica India Hawthorn Low 5 gallon frequency of pruningand trimming,as well as limit the amount of required Salvia clevetandii Cleveland Sage low 5 gallon fertilization. lants ere also choen based on their limited amount of fruit, seed a Salvia r il Flame' Furman's Red Autumn Sae Low 5 gallon and leaf litter drop. This will reduce the amount of maintenance equipment EXISTING TREES 9 e9 9 a t � emissions, generation of green waste, and limit the amount of travel and labor a L " TO BE REMOVED ACCENT PLANTING required. Also, the selection of hardy, disease -resistant, and longer -lived plants v = will reduce the amount of resources needed to replace dead and dying plant Q Dietes vegeta Fortnight Uly Mod 5 gallon material. Q Hemerocallis hybrids Daylily Mod 1 gallon c c EXISTING CONCRETE SWALE Phormium tenax Hybrid New Zealand Flax Mod 5 gallon c r Rosa 'flower Carpet' Groundcover Rose Mod 5 gallon Site compatibility c END OF EXISTING CHAINLINK FENCE The landscape planting. was designed in such a way as to enhance and frame Q VERTICALICOLUMNAR SHRUB the structures, as well as reinforce the architectural volume, mass, and style. Q The design is to be compatible with the scalelheight of the building and will Podocarpus macrophylus 'Maki' Shruby Yew Pine Mod 15 gallon provide shade screening and buffering where appropriate. It also provides visual END OF EXISTING WOODEN FENCE emphasis to vehicular and pedestrian circulation routes and destinations without PARKING LOT NOTES: hiding or visually impairing traffic site lines and areas where security is a SHADE TREE SHRUB QUANTITY: 1% 15 GALLON; 94% 5 GALLON; 5% 1 GALLON concern. Plants with stiff thorns, allergens, or toxins were not used. Plants were EXISTING ROW OF SCREEN _ EXISTING EUCALYPTUS TREES chosen and arranged to be visually and environmentally appealing. TREES TO REMAIN TO BE REMOVED. OVERALL SITE LANDSCAPE = 43% (PROTECT IN PLACE) m PLANT MATERIAL NOT LISTED MAY BE USED, SUBJECT TO APPROVAL BY THE CITY. NEW LANDSCAPE AREA SHALL INCLUDE ALL LANDSCAPE PLANS AND INSTALLATIONS SHALL ADHERE TO CITY DESIGN c o GUIDELINES, CODES AND REGULATIONS. c o' A COMBINATION OF SHRUBS AND EXISTING ROW OF SCREEN c GROUND COVER. ALL LANDSCAPE AREAS SHALL RECEIVE AUTOMATIC IRRIGATION SYSTEM. Maximum Applied Water Allowance MAWA TREES TO REMAIN c MAWA = (Eto x 0.62 x 0.45 x LA) + (Eto x 0.52 x 0.55 x SLA) (PROTECT IN PLACE) ALL LANDSCAPE INSTALLATION SHALL BE PERMANENTLY MAINTAINED. Q - - MAWA = MaximumApplied Water Allowance (gallon per year) - - Etc= Relevance Evapotranspiration (inches per year) _ 45.40._ - 0.62 = Conversicn factor (to gallon per sgsare root).' - 0.62 _w44� • Q n. t v - 0.45= ET Adjustment Factor (ETAF). - = 0.45. - r a , to =' LarxlscarY Area (square foot) 42,291 Q - O 0.55= The additional ET Adjustment Factorf❑r Special Landscape Area (1-0 - 0 45 = 0.55) 0.55 - landooape arca idcnS `cd ao 6pcolal Landooapo f4ca (o4aare feat) _ _ - _ 0 TPM WA = { 45.40 x- 0.62 x 0.45 x 42,291 ). t It 45,40 x 0.62 x. 0.55 x: 0 l_= 535,683 gallon per year 7'"e' ZCONCEPTUAL IRRIGATION: Nota: There is ne recycled water system and no Spacial Landscape Areas - - - - - - - c 3, 6• ALL LANDSCAPE PLANS AND INSTALLATIONS SHALL COMPLY WITH CITY OF NEWPORT BEACH DESIGN GUIDELINES, CODES AND REGULATIONS. ` CANIS Data City of Newport Beach Ca. - - - r .� �n� , •, 90.d9at°k:� ,. .tan _6 49% roe tia�� v 4, 4?u, EXISTING PALMS TO REMAIN ❑ LOW VOLUME DISTRIBUTION IRRIGATION SYSTEM WITH WEATHER BASED 66% Apr 42 79% ,. 5 (PROTECT IN PLACE) AUTOMATIC IRRIGATION CONTROLLER SHALL BE USED IN COMPLIANCE EXISTING 3@1% Jul 5.3 1000% At,9 5.3 100% PLAM TREES 4.5 a5% Oct 33 620% Nov WITH THE CITY WATER EFFICIENT LANDSCAPE GUIDELINES. TO BE Dec 2 38% Ranaaf:Tiifat -::.+'Q5W ." REMOVED ❑ RAINBIRD SQ, STREAM BUBBLER, DRIP BUBBLER, AND HUNTER MP ROTATOR NOZZLES PROPOSED TWO STORY -* SHALL BE USED FOR LOW VOLUME IRRIGATION WATER DISTRIBUTION. BUILDING �. EXISTING LANDSCAPE AND IRRIGATION TO REMAIN ❑ IRRIGATION SYSTEM WILL BE EQUIPPED WITH MASTER VALVE AND PRESSURE _En (PROTECT IN PLACE) REGULATOR TO PREVENT WATER WASTE. r .� �n� , •, 90.d9at°k:� ,. .tan _6 49% roe a 4?u, Mar 3.5 66% Apr 42 79% May 5 $)4% Jun 47 3@1% Jul 5.3 1000% At,9 5.3 100% Sep 4.5 a5% Oct 33 620% Nov 7 5 47% Dec 2 38% Ranaaf:Tiifat -::.+'Q5W ." �, �, _ ❑ TOR AND ": SPRINKLER HEADS SHALL BE EQUIPPED WITH PRESSURE REGULATOR STATEMENT PER •-� • r NEW PROPERTY SIGN CHECK VALVE TO PREVENT MISTING AND HEAD DRAINAGE.LANDSCAPE WATER CONSERVATION STATE . -- -- -- -- --- -- - PER ARCHITECTS PLAN ❑ TREES SHALL BE IRRIGATED SEPARATELY FROM SHRUBS AND GROUND COVERS. Water conservation is actotivedin this landscapeconsIruction document asosenbed aloes. - - - - 1. All plant naterials selected for this site were appropriate for tl-e geographical location and local climate, their adaptability. to,dfoughL Data. from Wt1LCOLS III has been - HOSPITAL ROAD ❑ SPRINKLER HEADS SHALL BE INSTALLED IN LOCATIONS WHERE nadf❑r�termi❑Ingspecies' plant;apt❑rfor the water use ❑anular°n5: molvueMelvT SIGN END OF EXISTING WOODEN FENCE IRRIGATION WATER IS CONTAINED WITHIN PERVIOUS SURFACE. PER ARCHITECT WASHINGTONIA HYBRID - _ 3. 75% of lax[scape areas are planted with low water use olants, tate Mance with moderate use plants. No high water use plants are used- DECORATIVE WALL PALM TREE TO REMAIN AS EXISTING TREES TO ❑ QUICK COUPLING VALVE SHALL BE LOCKING TYPE. ACCENT PLANTING STREET TREE BE REMOVED - - - - - - - - - - 4. Irrigation sectlonslilydrozorxts are separated try considering plant species factor, plant density and mlcroclimate. If low water use olants are mixed wch moderate (PROTECT LINE (PROTECT IN PLACE) ElIRRIGATION SYSTEM SHALL BE MONITORED FOR LEAKS AND BREAKAGE WEEKLY• water use plants in Lha same hydrozone, the moderate water use factor is used for water use caicu(ations. See Hydrozone exhibit and table. 5. The irngafon system utilizes low-volume distribution system w}th a master valve, flow sensor, check valves, ET based automatic controllers with 0ic:a-FSoak and SEE SHEET L-3 FOR COURTYARD ENLARGEMENT ❑WATERING SCHEDULE SHALL BE REVIEWED QUARTERLY; water bud;etingcapability, weather station, rain shut-off: ❑ 75% OR MORE PLANT MATERIAL SHALL BE LOW OR VERY LOW WATER USE MATERIAL. 6. The use d turf is eliminated. All tree, shrub and grcundcovef areas will be dressed with Z' layer of mach moisture retention and to discourage weeds. CONCEPTUAL LANDSCAPE PLAN — SITE PLAN 7. Thereis ro Speciat Landscape Area in this project. conte t al dei n& Qlanning comgan I 1A tiENIU1 LIVIN(zi 393 HOSPITAL ROAD, NEWPORT BEACH, CALIFORNIA 92663SHEEIT OF 3195-CkipuiILuuhDi, SludiuOffe,CubluMesu,CA92626 T: 949.399.0870 F: 949.399.0882 www.cdpcinc.com DATE: 11-27-17 NEWPORT B CA 6659 Morro Road, Atascadero, CA 93422 T: 805.466.3385 F: 805.466.3204 CDPC JOB#: 17068 ASSISTED LIVING COURTYARD PLANT PALETTE - INTERIOR ASSISTED ILMNG COURTYARD PERENNIALS FOR POTS Achillea m. 'Paprika' Yarrow low Aeonium 'Sunburst' Aeonium Sunburst Low Buxus japonica Green Beauty Japanese Boxwood Mod Agave attenuata 'Kara Stripes' Variegated Agave Low Carpenteria californica Bush Anemone Low Cordyline australis'Red Star' Flaming Glow Mexican Lily Low. Clivia miniato Natal Lily Low Crassula capitella'Campfire' Campfire Crassula Low Digitalis purpurea Common Foxglove Mod Echeveria 'After Glow' Echeveria Low Gardenia josminiodes'Veitchii' Everblooming Gardenia Mod Phormium 'Bronze Baby' New Zealand Flax Mod Iris douglasiana Douglas Iris Low Sanseveria t. 'Laurentii Sport' Striped Mother -In -Law Tongue Low Lavandula a. 'Buena Vista' Lavender Buena Vista Low Sedum Morganianum Burro's Tail Low Ligustrum japonica 'Texanum Texas Privet Mod Lomandra I. 'Breeze' Dwarf Mat Rush Low Lonicera japonica Japanese Honeysuckle Low Salvia clevelandii California Blue Sage Low Stachys byzantino Lamb's Ears Mod VIDUMUm TInus Spring rsoquet LaurusTlnus Moa ENHANCED CONCRETE PAVING DECORATIVE POTS WITH ACCENT PLANT nVFRHFAD TRELLIS STRUCTURE PLANTER AREAS WITH LOW - MEDIUM HIGH SHRUBS ACCENT TREE SEATING ARRANGEMENTS BBQ COUNTER ENHANCED PAVING SHADE STRUCTURE PER ARCHITECT PLANTER AREAS WITH LOW - MEDIUM HIGH SHRUBS SCORED NATURAL GREY CONCRETE MEMORY CARE GARDEN COURTYARD PLANT PALETTE - INTERIOR_ MEMORY CARE GARDEN Achillea m. 'Paprika' Yarrow Low Carpenteria californica Bush Anemone Low Digitalis purpurea Common Foxglove Mod Gardenia jasminiodes 'Veitchii' Everblooming Gardenia Mod Iris douglasiana Douglas Iris Low Lavandula a. 'Buena Vista' Lavender Buena Vista Low Ligustrum japonica 'Texanum' Texas Privet Mod Lomandra I. 'Breeze' Dwarf Mat Rush Low Innirern inpnnirn Jnnnnpcp HnnPYsurklP Low Salvia clevelandii California Blue Sage Low Stachys byzantina Lamb's Ears Mod Viburnum tinus'Spring Boquet' Laurustinus Mod 1. I PROPOSED TWO W STORY BUILDING SMALL INTERIOR COURTYARD CONCEPTUAL LANDSCAPE PLAN -ENLARGEMENTS ATRIA SENIOR LIVING 393 HOSPITAL ROAD, NEWPORT BEACH, CALIFORNIA 92663 SHEFd OF NEWPORT BEACH, CA DATE 112'-17 7' HIGH DECORATIVE WALL DECORATIVE POTS WITH ACCENT PLANT MATERIAL TABLES AND CHAIRS WOOD DECK PAVING OVERHEAD TRELLIS STRUCTURE ACCENT FLOWERING TREES MEDIUM - HIGH SCREEN PLANTING SCORED NATURAL GREY CONCRETE LOW -MEDIUM HIGH PLANTING AT WINDOW LOCATIONS PERENNIALS FOR POTS Aoonium 'Sunburst' Aeonium Sunburst Low Agave attenuata 'Kara Stripes' Variegated Agave Low Cordyline australis'Red Star' Flaming Glow Mexican Lily Low Crassulo capitella 'Campfire' Campfire Crassula Low Echeveria'After Glow' Echeverio Low Phormium 'Bronze Baby' New Zealand Flax Mod Sanseveria t. 'Laurentii Sport' Striped Mother -In -Law Tongue Low Sedum Morganianum Burro's Tail Low ENHANCED PAVING DECORATIVE POTS WITH ACCENT PLANT MATERIAL PLANT PALETTE - INTERIOR SMALL INTERIOR COURTYARD Achillea m. 'Paprika' Yarrow Low Digitalis purpurea Common Foxglove Mod Gardenia jasminlodes'Veltchii' Everblooming Gardenia Mod Iris douglasiana Douglas Iris Low Lavandula a. 'Buena Vista' Lavender Buena Vista Low Salvia clevelandii California Blue Sage Low Stachys byzantina Lamb's Ears Mod Viburnum tinus'Spring Boquet' Laurustinus Mod 3195-C X[purl Luuiu Di, Sludiu Orle, Cuslu Mesu, CA 92626 T: 949.399.0870 F: 949.399,0882 www.cdpcinc.com 6659 Morro Road, Atascadero, CA 93422 T: 805.466.3385 F: 805.466.3204 1j CDPC JOB#: 17068 Attachment No. PC 6 Draft Resolution for Denial 97 92 RESOLUTION NO. PC2018-009 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA DENYING LOT MERGER NO. LM2017-006, MAJOR SITE DEVELOPMENT REVIEW NO. SD2017-007, MINOR USE PERMIT NO. UP20117-029, AND STAFF APPROVAL NO. SA2008-004 FOR THE REDEVELOPMENT OF AN EXISTING SENIOR CONVALESCENT AND CONGREGATE CARE FACILITY LOCATED AT 393 HOSPITAL ROAD AND 4000 HILARIA WAY (PA2017-212) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: 614"115004EIIIIIIIIIIIrG\riLTA :1.rr• MWITS]1601 Matthew Winsryg of Atria Senior Living ("Applicant") filed an application with respect to property located at 393 Hospital Road and 4000 Hilaria Way, legally described as a portion of Lot 169 in Block 2 of Irvine's Subdivision and Lots 6 and 7 of Tract No. 5854, respectively ("Property"), requesting approval of a lot merger, major site development review, and minor use permit. The Applicant proposes the redevelopment of an existing senior convalescent and congregate care facility (i.e., memory care and assisted living) on an approximately 3.7 - acre site ("Project") in the City of Newport Beach ("City"). Currently there are three parcels with two separate buildings totaling 96,039 square feet in gross floor area and 340 beds. The proposed redevelopment will merge all parcels to create a single building site. The southerly building will be demolished and the northerly building will be modified to create a combined 119,543 -square -foot facility with 195 beds. Also included in the design are ancillary spaces such as a common kitchen and dining area, as well as shared amenities such as a fitness room, yoga room, theater, salon, and bistro. All required parking will be provided on-site. All required parking will be provided on-site. The proposed design complies with all Zoning Code development standards and no deviations are requested. The Applicant requests an establishment of grade since portions of the building site have been altered and are not representative of the prevailing grades across the site. 3. The subject property is designated Private Institutions (PI) by the General Plan Land Use Element and is located within the Private Institutions (PI) Zoning District. 4. The Property is not located within the coastal zone. 5. A public hearing was held on March 8, 2018, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code ("NBMC"). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. 99 Planning Commission Resolution No. PC2018-009 Paqe 2 of 3 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. This Pursuant to Section 15270 of the California Environmental Quality Act ("CEQA") Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. SECTION 3. REQUIRED FINDINGS. Lot Merger and Waiver of Parcel Map The Planning Commission may approve a lot merger and waive the requirement for a parcel map only after making each of the required findings set forth in NBMC Section 19.68.030 (Lot Mergers) and Section 19.08.030 (Waiver of Parcel Map). In this case, the Planning Commission was unable to make the required findings based upon the following: Major Site Development Review The Planning Commission may approve a site development review only after making each of the required findings set forth in NBMC Section 20.52.080(F) (Findings and Decision). In this case, the Planning Commission was unable to make the required findings based upon the following: `p Minor Use Permit The Planning Commission may approve use permit only after making each of the required findings set forth in NBMC Section 20.52.020(F) (Findings and Decision). In this case, the Planning Commission was unable to make the required findings based upon the following: Staff Approval for Grade Establishment In accordance with NBMC Subsection 20.30.050(C), the Director may establish an appropriate grade for the purpose of measuring height when the existing grade has been previously altered to the degree that the existing grade is not representative of the prevailing grades of the general area. Pursuant to NBMC Section 20.50.030 (Multiple Permit Applications), multiple applications for the same project shall be processed concurrently, and shall be reviewed by the highest review authority designated by the NBMC for any of the applications. In this case, the Planning Commission the requested established grade is not appropriate based upon the following: 12-21-17 100 Planning Commission Resolution No. PC2018-009 Paqe 3 of 3 SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Lot Merger No. LM2017-006, Major Site Development Review No. SD2017-007, Minor Use Permit No. UP2017-029, and Staff Approval No. SA2018-004. 2. The denial of Major Site Development Review No. SD2017-007, Minor Use Permit No. UP2017-029, and Staff Approval No. SA2018-004 shall become final and effective 14 days following the date this Resolution was adopted, and denial of Lot Merger No. LM2017-006 shall become final and effective 10 days following the date this Resolution was adopted, unless within such time an appeal is filed with the City Clerk in accordance with the provisions of NBMC Title 20 and/or Title 19. PASSED, APPROVED, AND ADOPTED THIS 8T" DAY OF MARCH, 2018. AYES: NOES: ABSTAIN: ABSENT: BY: Peter Koetting, Chairman I--ya Erik Weigand, Secretary 12-21-17 101 SENIOR LIVING Newport Beach Planning Commission Meeting March 8, 2018 Planning Commission - March 8, 2018 Item No. 6a - Additional Materials Presented At Meeting Atria Senior Living Newport Beach (PA2017-212) Plannii Item No. 6a - Additional Atria Senior Livini c*w SENIOR LIVC Home to More Than 24,000 Private -Pay Residents and more than 14,600 Employees In 210 Communities Across 28 States And 7 Canadian Provinces F Repositioned As "Start Up" Management Services Business In 2011/2012 Leading Operator In Strong Wealth Demographics East And West Coast Markets Largest Market Position In The New York City Area Currently Operating Thru 3 Distinct Brands: A6a (retirement Canada We offer: Independent/Retirement Living— wd.. All the benefits of an active lifestyle without the burdens of maintaining a home Assisted Living— Discreet, personalized care for residents requiring assistance with activities of daily living, medication assistance or incontinence management Memory Care — Specialized care in a separate, secure neighborhood for those living with Alzheimer's or other forms of dementia BC AB y o�w,wwr. SK MB AVWaI4lnn, ltl..roYl�wn,Wi��lmaa •,I�n��rYfini H.,.-�PY,A. All ZIA, 11 H NV dM Hv � •. •MSlbnbls.Y9 IewBBpr.. uN N i.W N �yz \ Atria in North America has - Pwrt gHLVPdE° IduMI IMa1�PAb CaMa1MW W CO KSS AZ ......,.,w, NM •MISOv.W Nn 210 Communities 24,545 Units 28 States 7 Provinces MbJllnnWwi°•µ+U'N^M�ie ttyy �NAN4mmX TX nywrl l,,.Mi . N J� aJ jS Y H loom..n�r'A.PWv DIY Plannii Item No. 6a - Additional Atria Senior Livini c*w SENIOR Livi ON Retirement Canada QC NB " Y. ME ^E ® liL O NY m MI .� �Y. YwM�w;_ ., OH Hb..,.. , IL IN D NI Re IrLLgM$vn,Im,i p ._. m +.-u -- I xm NMmml lwA :;`AAAAY,.: auru.m ` �All �uH,uHJom..0 ub. M1v1 H. H. VA ,�. .. W KY A.HI,..., NC TN b v,,,.,.• SCAlr •A4x M1r.Hm,� ' AL GAAr w wµ,. XY„ . '�.w,.J All ..IpbVMn�Si Mlu •M J FL M X41 Al Atria Paradise 0 Atria GrassValley 0 V Atria RocWin V Atria Carmidod Oaks Abia Covell Gardens V V Atria EI Camino Gar<kns •SACRAMENTO Atria Tama¢sis Geek --_Q Atria Park of Lafayede Abia Daly City Q Atria Bayside Landing Abe Bulinganie'v AtniaWalnu[Cmek SANFRANCISCON Aoa VoLYVev Atria Fifisdale WWWAtria at Foster Square Atria Sunnyvale '"V V. Abia Willow Glen CA Plannil Item No. 6a - Additional Atria Senior Livini C SENIOR Livi Atria Santa Clarita Atria Grand Oaks Encino Terrace Senior Living Atria Hillcrest Atria Covina Atria Las Posas Atria Rancho Park Atria Del Rey Atria Woodbridge Atria Tarzana - ------ • Atria Hacienda Atria Park of Pacific Palisades - LOS ANGELES_► A, �Q Atria Palm Desert Atria Golden Creek -- -- Atria Newport Plaza — Newport Terrace Senior Living Atria San Juan Atria Encinit� Atria La joua - - - Atria has a total of - Ot VVI Atria Park of Vintage Hills %tria North Escondido Atria Rancho Penasquitos tria Collwood • SAN DIEGO Aba Santa Cana Atria Gard Oala Ended Terrace Sera firing AoA°A�� 41 Communities Atria Las lows, rsas Atria Rm>clp Pads Aboa DeIRep Atha Tanana- , d�° AtraWoodbridge a • 4,967 Apartments Aka Park Pacrfic Palisades -' OS ANGELES 9 Atria Palm Desert R1AaoGoldenNew Cade ���..-~� V Aka Pads of Vintage Hills • 2,800+ Employees Are Del Sol Atha New od Pare P Newport Tenon Senior Living �OAtria North Esconoldo Alen San vpntiAodAkio Rari �'roa $365MM Investments Abia to Job *SAN DIEGO Atria Typical Community Exteriors y :7 I W,-q� ,, . w NOW" �e NwAr'690 elk J Atria Typical Community Interiors utifully 1 � -- Bistro, additional dining venues M nge, bar and pre -dining amenities I j rM:1w� l .1 _ ii■ lam: ��■ -- Full service restaurant for *4- -.X.T�, visitors Existing Property/Facility Issues y■: �;ff +-^ Ot » � « . # . f y■: �;ff +-^ Plannii Item No. 6a - Additional Atria Senior Livini c*w SENIOR LIVC Create a Best -In -Class Senior Living Community in Newport Beach Serving Seniors with Assisted Living and Memory Care Needs • Creates a Single Atria Campus Property • South building rebuild with larger units, individual showers • North Building refurbishment for Memory Care, matching finishes • New single lobby, consolidated and centralized amenities between buildings • Single License as RCFE under the California DSS • Site Improvements — Property brought into Conformance with Various Codes • Seek LEED certification • Continue to be a Committed Community Partner Exteriors - Proposed Newport Facade W P Exteriors - Proposed Main entrance 10 - AINrP' - 'q_ ':•t Interiors - Proposed lobby / Reception `• =�•1' �fi'AM r ;`r J I 11 oil as . r i . i V , ilia .k�1 rl • Final interior design /finishes subject to change Interiors - Proposed lobby / living Room - r A Ph..� a i, • :its 12 Final interior design /finishes subject to change Interiors - Proposed lobby / living Room 1 << ffEtte, All 13 Final interior design /finishes subject to change Interiors - Proposed Main Dining Area A fl, 14 Final interior design /finishes subject to change Interiors - Proposed Lounge Area I 1 1- 15 Final interior design /finishes subject to change Plannii Item No. 6a - Additional Atria Senior Livini c*w SENIOR LIVC • Height is a maximum 32' (up to 37' as permitted for mech. enclosures) • Setbacks from adjoining residential exceeds requirements • Reduction of allowable beds with more spacious units / amenities On -Site Parking Spaces in excess of zoning requirements • 40 -year old storm drain being replaced on site • Applicant accepts all conditions of approval OWN \� 1I N jQ Planning Commission - March 8, 2018 Item No. 6b - Additional Materials Presented At Meeting Atria Senior Living Newport Beac2017 212) Atria Senior Living Newport BeacPA -� NIV tQ�Y Planning Commission Public Hearing March 8, 2o18 M I }bvx e MI 0 ' �� . Newport Lido Medical Center W 6 �Rv 4 t. 4to.� i, Planning Commission - March 8, Item j e;ted At Mearn Atria for i ing Newport each (PA2o17-212) Flagship Healthcare Center Project Site !^its ,Go A Hoag Hospital a CN 0.3 ♦C,74N - 9A .V o*ci �1 O P� P �' 4 CAFAR cO FP CO M ANOMALY 73 1 4P' LVP by Q. PI ANOhT Q I P8 q AVON S.T G0 u rR k BALBOA CpvE3 � W so.. �.4.1... 3 V MG'1%,7% Mb.a._ 3ackground 9 ■1 July 20, 1967— UP1285 approved for 200 -bed convalescent facility at 393 Hospital Road Amended in 1982 to reduce beds to 170 16 October 3, 1968 — UP1396 approved for 170 -bed congregate care facility at 400o Hilaria Way Constructed in 1.968 and 1970, minimal upgrades since Properties sold in 2017, Atria Senior Living takes over March 8, 2oi8 Community Development Department - Planning Division 1715 Olk o NorthtVly Building v.av— i Southerly Building" t ` � — r MRzamm e n. - Planning Commission Item No. 6b -Additional Materials Pre;, Atria Senior Living Newport Bebph Q� a 4hh f, Jroiect De Redevelop existing facilities by: Demolishing and reconstructing existing southern building with additional floor area Remodeling existing northern building to match ■ Connecting the northern and southern buildings ■ Reducing overall bed count to 195 ■ Adding improved ancillary spaces and shared amenities March 8, 203.8 Community Development Department - Planning Division Existing Footprint Proposed Footprint Planning Commission - Item No. 6b -Additional Materials Preser Atria Senior Uvino Newoort.&A Son ,a- _mss a EXISTING -4PT- WEr k7 r • S TiM ME Ah Lot Merger/Waiver of Parcel Map (ZA) To merge three underlying legal parcels Major Site Development Review (PC) For reconstruction in excess of 19,999 square feet of nonresidential floor area r Minor Use Permit (ZA) To allow the operation of the combined facility Staff Approval (CDD) a To establish an alternate grade for measuring height March 8, 2oi8 Community Development Department - Planning Division I SII• -� 3.62 acres TV e b q9�• �qr 9 ��. /*01 �tkRs.�Tvs, Planning Commission - March 8, Item No. 6bi�diFp�ryl y�te{i Aresented At Meetin Atria o iving ewpo each (PA2017-212) 1.34 acres 3.7 acres �k fir• X44 • • •�� ��`��-,, J ., 17.53 acres A:. • Clearly consistent with the purpose and intent of the PI designation Complies with all standards in GP and ZC: 0.75 floor are to land ratio (FAR) 32 -ft. flat and 37 -ft. sloped height limit 65 parking spaces required and 3.o6 provided Improve existing 1960s/1970s facilities March 8, 2oi8 Community Development Department - Planning Division 91916 Conditions of Approval: • 1 and 6 —Substantial conformance 7 and 8 — Routine deliveries and visiting hours 15 — State Department of Social Services license 19,2o and 21—Trash and solid waste storage 26 and z7 — Photometric study and dimming zg — Noise emission March 8, 2oi8 Community Development Department - Planning Division Storm Drain Easement Roof Area Existing Building I EXISTING I All required findings made Project improves existing uses and decreases bed count Will not be detrimental to the area, as designed and conditioned Renovation will help to ensure adequate accommodations to City's aging population March 8, 2018 Community Development Department - Planning Division nr Living Newp ( Recommendation w ■ Conduct a public hearing Find project exempt from CEQA Adopt Resolution No. PC2o18-oog approving project as submitted March 8, 2oi8 Community Development Department - Planning Division 1 For more information contact: Benjamin M. Zdeba, AICP 949-644-3253 bzdebaQa newportbeachca.gov www.newport�eachca.gov Planning Commission - March 8, 2018 Item No. 6b - Additional Materials Presented At Meeting Atria Senior Living Newport Beach (PA2017-212)