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Home My WebLink AboutPA2021-156_20211209_APPROVED_PLANS_42x30PA2021-156 CDD ACTION - 12/16/2021 - APPROVED (18 PAGES) Capture BIRCH STREETVON KARMAN AVENUEN.A.P.N.A.P.N.A.P.N.A.P.N.A.P.N.A.P.N.A.P. SEE PREVIOUSENTITLEMENT PACKAGENUNAUTHORIZED CHANGES & USES:ENGINEERS NOTE TO CONTRACTOR:UNDERGROUND SERVICE ALERTTWO WORKING DAYS BEFORE YOU DIGCall: TOLL FREE1-800-422-4133KNOW WHAT'S BELOW.CALL BEFORE YOU DIG.TITLE SHEET BENCHMARKLEGAL DESCRIPTIONBASIS OF BEARINGSSCALE: 1" = 150'INDEX MAPFLOOD NOTEVICINITY MAPNTSAPPLICANTCIVILSHEET INDEXC1.01GEOTECHNICAL ENGINEERARCHITECTLANDSCAPE ARCHITECTUTILITY COMPANIES:JOB NO: DATE: REVISION #: CHECKED: DATE: DATE: NO. DESCRIPTION BY DATE CHK DRAWN: REVISIONS NO. DESCRIPTION BY DATE CHK 701 N. Parkcenter Drive Santa Ana, CA 92705 p: 714/560/8200 f: 714/560/8211 www.tait.com Since 1964 Los Angeles Ontario Sacramento San Diego San Francisco Boise Dallas Denver Phoenix Portland 701 N. Parkcenter Drive Santa Ana, CA 92705 p: 714/560/8200 f: 714/560/8211 www.tait.com Since 1964 Los Angeles Ontario Sacramento San Diego San Francisco Boise Dallas Denver Phoenix Portland RESIDENCES AT 4400 VON KARMAN CITY OF NEWPORT BEACH TPG (KCN) ACQUISITION, LLC 5000 BIRCH ST., SUITE 600 NEWPORT BEACH, CA 92660 ” ” ” ” ” ” “” ”” ” “” ”” ” ” ” ” ” ” ” “” ”” ” “” ”” ” PA2021-156CDD ACTION - 12/16/2021 - APPROVED (18 PAGES) UNAUTHORIZED CHANGES & USES:ENGINEERS NOTE TO CONTRACTOR:UNDERGROUND SERVICE ALERTTWO WORKING DAYS BEFORE YOU DIGCall: TOLL FREE1-800-422-4133KNOW WHAT'S BELOW.CALL BEFORE YOU DIG.NJOB NO: DATE: REVISION #: CHECKED: DATE: DATE: NO. DESCRIPTION BY DATE CHK DRAWN: REVISIONS NO. DESCRIPTION BY DATE CHK 701 N. Parkcenter Drive Santa Ana, CA 92705 p: 714/560/8200 f: 714/560/8211 www.tait.com Since 1964 Los Angeles Ontario Sacramento San Diego San Francisco Boise Dallas Denver Phoenix Portland 701 N. Parkcenter Drive Santa Ana, CA 92705 p: 714/560/8200 f: 714/560/8211 www.tait.com Since 1964 Los Angeles Ontario Sacramento San Diego San Francisco Boise Dallas Denver Phoenix Portland RESIDENCES AT 4400 VON KARMAN CITY OF NEWPORT BEACH TPG (KCN) ACQUISITION, LLC 5000 BIRCH ST., SUITE 600 NEWPORT BEACH, CA 92660 CONCEPTUAL LIMITS OF IMPACT PLAN C2.01PA2021-156CDD ACTION - 12/16/2021 - APPROVED (18 PAGES) FUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVELEV.3500LBE.C.R.ELECTRICALROOMPARKINGNO PARKINGNO PARKING NOPARKING NOSLOPE UP@ 1.2%SLOPE UP@ 5%UPUPEVJ-BOXFUTUREVANEVCSFUTURESTANDARDEVCSFUTUREAMBULATORYEVCSEVJ-BOXEVJ-BO XEVJ-BOXEVJ-BOXEVJ-BOX EVJ-BOXEVJ-BOXEVJ-BOX LONG-TERM BIKEENCLOSURE PARKINGNOPARKINGNOPARKINGNOVANFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLPARKINGNOEVJ-BOX EVJ-BO X EVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOX EVJ-BO X EVJ-BOX FF=51.78 EX. PARKINGSTRUCTUREPROP. PARKINGSTRUCTUREEX. BLDG.FF=50.00 A A BBCCDDSECTION A-ANTSSECTION B-BNTSSECTION C-CNTSSECTION D-DNTSCONCEPTUAL GRADING PLAN C3.01NJOB NO: DATE: REVISION #: CHECKED: DATE: DATE: NO. DESCRIPTION BY DATE CHK DRAWN: REVISIONS NO. DESCRIPTION BY DATE CHK 701 N. Parkcenter Drive Santa Ana, CA 92705 p: 714/560/8200 f: 714/560/8211 www.tait.com Since 1964 Los Angeles Ontario Sacramento San Diego San Francisco Boise Dallas Denver Phoenix Portland 701 N. Parkcenter Drive Santa Ana, CA 92705 p: 714/560/8200 f: 714/560/8211 www.tait.com Since 1964 Los Angeles Ontario Sacramento San Diego San Francisco Boise Dallas Denver Phoenix Portland RESIDENCES AT 4400 VON KARMAN CITY OF NEWPORT BEACH TPG (KCN) ACQUISITION, LLC 5000 BIRCH ST., SUITE 600 NEWPORT BEACH, CA 92660 PA2021-156CDD ACTION - 12/16/2021 - APPROVED (18 PAGES) FUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVELEV.3500LBE.C.R.ELECTRICALROOMPARKINGNO PARKINGNO PARKINGNO PARKINGNOSLOPE UP@ 1.2%SLOPE UP@ 5%UPUPEV J-BOXFUTUREVANEVCSFUTURESTANDARDEVCSFUTUREAMBULATORYEVCSEV J-BOX EVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOXEV J-BOXEVJ-BOXEVJ-BOX LONG-TERM BIKEENCLOSURE PARKINGNOPARKINGNOPARKINGNOVANFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLPARKINGNOEVJ-BOX EVJ-BOXEV J-BOXEVJ-BOXEVJ-BOXEVJ-BOX EVJ-BOXEVJ-BOXAAPROP. PARKINGSTRUCTURECONCEPTUAL STORM DRAIN PLAN C4.01NOTE:SECTION A-ANTSJOB NO: DATE: REVISION #: CHECKED: DATE: DATE: NO. DESCRIPTION BY DATE CHK DRAWN: REVISIONS NO. DESCRIPTION BY DATE CHK 701 N. Parkcenter Drive Santa Ana, CA 92705 p: 714/560/8200 f: 714/560/8211 www.tait.com Since 1964 Los Angeles Ontario Sacramento San Diego San Francisco Boise Dallas Denver Phoenix Portland 701 N. Parkcenter Drive Santa Ana, CA 92705 p: 714/560/8200 f: 714/560/8211 www.tait.com Since 1964 Los Angeles Ontario Sacramento San Diego San Francisco Boise Dallas Denver Phoenix Portland RESIDENCES AT 4400 VON KARMAN CITY OF NEWPORT BEACH TPG (KCN) ACQUISITION, LLC 5000 BIRCH ST., SUITE 600 NEWPORT BEACH, CA 92660 NTYPICAL DETENTION AND MODULAR WETLANDS SECTIONNTSPA2021-156CDD ACTION - 12/16/2021 - APPROVED (18 PAGES) FUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVELEV.3500LBE.C.R.ELECTRICALROOMPARKINGNO PARKINGNO PARKINGNO PARKINGNOSLOPE UP@ 1.2%SLOPE UP@ 5%UPUPEVJ-BO XFUTUREVANEVCS FUTURESTANDARDEVCSFUTUREAMBULATORYEVCSEVJ-BO XEVJ-BOXEVJ-BOXEVJ-BOX EVJ-BOXEVJ-BO XEVJ-BOXEVJ-BOX LONG-TERM BIKEENCLOSURE PARKINGNOPARKINGNOPARKINGNOVANFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLPARKINGNOEVJ-BOXEVJ-BOXEVJ-BO X EVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOX EVJ-BOXEX. PARKING STRUCTUREPROPOSEDPARKING STRUCTURECONCEPTUAL UTILITY PLAN C5.01JOB NO: DATE: REVISION #: CHECKED: DATE: DATE: NO. DESCRIPTION BY DATE CHK DRAWN: REVISIONS NO. DESCRIPTION BY DATE CHK 701 N. Parkcenter Drive Santa Ana, CA 92705 p: 714/560/8200 f: 714/560/8211 www.tait.com Since 1964 Los Angeles Ontario Sacramento San Diego San Francisco Boise Dallas Denver Phoenix Portland 701 N. Parkcenter Drive Santa Ana, CA 92705 p: 714/560/8200 f: 714/560/8211 www.tait.com Since 1964 Los Angeles Ontario Sacramento San Diego San Francisco Boise Dallas Denver Phoenix Portland RESIDENCES AT 4400 VON KARMAN CITY OF NEWPORT BEACH TPG (KCN) ACQUISITION, LLC 5000 BIRCH ST., SUITE 600 NEWPORT BEACH, CA 92660 CONCEPTUAL UTILITY NOTES: NPA2021-156CDD ACTION - 12/16/2021 - APPROVED (18 PAGES) FUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVELEV.3500LBE.C.R.ELECTRICALROOMPARKINGNO PARKINGNO PARKINGNOPARKINGNOSLOPE UP@ 1.2%SLOPE UP@ 5%UPUPEVJ-BOXFUTUREVANEVCSFUTURESTANDARDEVCSFUTUREAMBULATORYEVCSEVJ-BOXEVJ-BOXEV J-BOX EVJ-BOXEVJ-BOXEVJ-BOX EVJ-BOXEVJ-BOX LONG-TERM BIKE ENCLOSURE PARKINGNOPARKINGNOPARKINGNOVANFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLPARKINGNOEV J-BOXEVJ-BOXEVJ-BOXEVJ-BOX EVJ-BOXEV J-BOXEVJ-BOX EVJ-BOXPROP. PARKING STRUCTURECONCEPTUAL HORIZONTAL CONTROL & STRIPING PLAN C6.01JOB NO: DATE: REVISION #: CHECKED: DATE: DATE: NO. DESCRIPTION BY DATE CHK DRAWN: REVISIONS NO. DESCRIPTION BY DATE CHK 701 N. Parkcenter Drive Santa Ana, CA 92705 p: 714/560/8200 f: 714/560/8211 www.tait.com Since 1964 Los Angeles Ontario Sacramento San Diego San Francisco Boise Dallas Denver Phoenix Portland 701 N. Parkcenter Drive Santa Ana, CA 92705 p: 714/560/8200 f: 714/560/8211 www.tait.com Since 1964 Los Angeles Ontario Sacramento San Diego San Francisco Boise Dallas Denver Phoenix Portland RESIDENCES AT 4400 VON KARMAN CITY OF NEWPORT BEACH TPG (KCN) ACQUISITION, LLC 5000 BIRCH ST., SUITE 600 NEWPORT BEACH, CA 92660N PA2021-156CDD ACTION - 12/16/2021 - APPROVED (18 PAGES) 17'-0"TO PLEXISTING OFFICEBUILDINGEXISTING OFFICEBUILDINGEXISTING 2-LEVELPARKING STRUCTUREFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVELEV.3500LBE.C.R.ELECTRICALROOMPARKING NO PARKING NO PARKINGNOPARKINGNOSLOPE UP@ 1.2%SLOPE UP@ 5%UPUPEVJ-BOXFUTUREVANEVCSFUTURESTANDARDEVCSFUTUREAMBULATORYEVCSEVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOX LONG-TERM BIKE ENCLOSURE PARKINGNOPARKINGNOPARKINGNOVANFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLPARKINGNOEVJ-BOXEVJ-BOX EVJ-BOXEVJ-BOX EVJ-BOXEVJ-BOX EVJ-BOXEV J-BOXPROPOSED 4-LEVELPARKING STRUCTURE33'-7"PROPERTY LINEPROPERTYLINE10'-0" TO PL 4'-3 1/4"13'-5 3/4" TO PLVACCESSIBLEPATH OF TRAVELVACCESSIBLEPATH OF TRAVEL26'-0" DRIVE AISLE 13'-0"13'-0"5'-9"parking counts and area are preliminary and may change upon governing agencies and owner reviewc PDS all right reserved 2021A0SITE PLAN11.09.214400 VON KARMAN PARKING STRUCTURENEWPORT BEACH, CASCALE: 1/16" = 1'-0"NTRUENORTHPA2021-156CDD ACTION - 12/16/2021 - APPROVED (18 PAGES) FUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVELEV.3500LBE.C.R.ELECTRICALROOMPARKINGNO PARKINGNO PARKINGNO PARKINGNOSLOPE UP@ 1.2%SLOPE UP@ 5%UPUP1234567891011ABC1213143.6EVJ-BOXFUTUREVANEVCS FUTURESTANDARDEVCSFUTUREAMBULATORYEVCSEVJ-BOXEVJ-BOXEVJ-BOXEVJ-BO X EVJ-B OX EVJ-BOXEVJ-BO X EVJ-BOX LONG-TERM BIKE ENCLOSURE PARKINGNOPARKINGNOPARKINGNOVANFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLPARKINGNOEVJ-BO X EVJ-BOX EVJ-BOX EVJ-B OX EVJ-BO X EVJ-BOXEVJ-BOX EVJ-BO X <--164'-10"VV109'-7"-->CLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EV CLEAN AIRVAN POOL / EV CLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EV CLEAN AIRVAN POOL / EV CLEAN AIRVAN POOL / EV CLEAN AIRVAN POOL / EV1234567891011ABC121314SLOPE UP@ 5%SLOPE DN @ 5%SLOPE UP @ 4.3%SLOPE UP@ 2.78%ELEV.3500LBUPDNUPDNCLEAN AIRVAN POOL / EV<--142'-3"VV112'-4"--><--96'-4" 14 6 ' - 3 " - - >CLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVSLOPE DN@ 5%SLOPE UP@ 2.78%ELEV.3500LBDN1234567891011ABC121314CLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EV CLEAN AIRVAN POOL / EV CLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVDN DN<--201'-7"VV112'-4"--><--96'-4" 14 6 ' - 3 " - - >CLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EV CLEAN AIRVAN POOL / EV CLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EV CLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVSLOPE UP@ 5%SLOPE DN@ 5%SLOPE UP@ 2.78%1234567891011ABC121314DNELEV.3500LBUPUPDN<--142'-3"VV112'-4"--><--96'-4" 14 6 ' - 3 " - - >FUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLEVJ-BOXEVJ-BO XEVJ-BO X EVJ-B OX EVJ-BOX EVJ-BO X EVJ-BOXEVJ-BOX parking counts and area are preliminary and may change upon governing agencies and owner reviewc PDS all right reserved 2021A1.1EXITING PLANS11.09.214400 VON KARMAN PARKING STRUCTURE NEWPORT BEACH, CASCALE: 1" = 20'-0"NTIER P1 FLOOR PLANSCALE: 1:2011NTIER P2 FLOOR PLANSCALE: 1:20NTIER P4 FLOOR PLANSCALE: 1:20NTIER P3 FLOOR PLANSCALE: 1:20PA2021-156CDD ACTION - 12/16/2021 - APPROVED (18 PAGES) FUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVCLEAN AIRVAN POOL / EVELEV.3500LBE.C.R.ELECTRICALROOMPARKINGNO PARKINGNO PARKINGNOPARKINGNOSLOPE UP@ 1.2%SLOPE UP@ 5%UPUP1234567891011ABC16'-10"18'-8"18'-8"18'-8"18'-8"18'-8"18'-8"18'-8"18'-8"18'-8"63'-0"63'-0"232'-6"128'-0"26'-0"37'-0"1218'-8"1313'-6"1413'-6"13'-0"13'-0"3.610'-6"8'-2"15'-6"27'-6"20'-0"6"19'-6"A51A61A61A53A54A52A62A62EVJ-BOX1'-0"17'-0"26'-0" DRIVE AISLE 1'-0"18'-0"1'-0"FUTUREVANEVCSFUTURESTANDARDEVCS9'-0"9'-0"5'-0"9'-0"3'-0"10'-0"12'-0"5'-0"9'-0"9'-0"5'-0"9'-0"2'-6"FUTUREAMBULATORYEVCSEVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOX18'-0"17(S) @ 8'-6" = 144'-6"13(S) @ 8'-6" = 110'-6"2'-4"26'-0"DRIVE AISLE9'-10"19(S) @ 8'-6" = 161'-6"UP TO TIER P24'-6"17'-6"2'-4"16(S) @ 8'-6" = 136'-0"UP TO TIER P218'-0" LONG-TERM BIKE ENCLOSURE PARKINGNOPARKINGNOPARKINGNOVANFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLFUTUREEV STALLPARKINGNOEVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOX9'-0"9'-0"5'-0"8'-6"9'-0"8'-0"26'-0" DRIVE AISLE 5'-9"parking counts and area are preliminary and may change upon governing agencies and owner reviewc PDS all right reserved 2021A1TIER P1 FLOOR PLAN11.09.214400 VON KARMAN PARKING STRUCTURE NEWPORT BEACH, CASCALE: 1/8" = 1'-0"NPA2021-156CDD ACTION - 12/16/2021 - APPROVED (18 PAGES) PA2021-156 CDD ACTION - 12/16/2021 - APPROVED (18 PAGES) PA2021-156 CDD ACTION - 12/16/2021 - APPROVED (18 PAGES) PA2021-156 CDD ACTION - 12/16/2021 - APPROVED (18 PAGES) PA2021-156 CDD ACTION - 12/16/2021 - APPROVED (18 PAGES) PA2021-156 CDD ACTION - 12/16/2021 - APPROVED (18 PAGES) parking counts and area are preliminary and may change upon governing agencies and owner review c PDS all right reserved 2021 A0.1DRAWING INDEX & PROJECT DATA 06.18.21 4400 VON KARMAN PARKING STRUCTURE NEWPORT BEACH, CA SCALE: N/A 2019 CALIFORNIA BUILDING CODE (CBC) 2019 CALIFORNIA MECHANICAL CODE (CMC) 2019 CALIFORNIA PLUMBING CODE (CPC) 2019 CALIFORNIA ELECTRICAL CODE (CEC) 2019 CALIFORNIA REFERENCE STANDARD CODE FIRE-RESISTIVE CONSTRUCTION SHALL BE PROVIDED THROUGHOUT THE STRUCTURE. FIRE-RESISTIVE ASSEMBLIES SHALL BE BASED ON ICC APPROVED SYSTEMS PER CHAPTER 7 OF THE CBC CONC. SLAB (FLOOR OR CEILING)2-HRS. PER TABLE 601 & CBC TABLE721.1(3), ITEM# 1-1.12 HR. PROVIDED CONC. COLUMNS (3-HRS.) PERTABLE 601, CBC TABLE 721.1(1),ITEM #5-1.1. 3 HR. PROVIDED 1 1/2" CLR. TYP. 1 A8.1 DETAIL # SHEET # A A8.1 ELEVATION SHEET # ROOM IDENTIFICATION FINISHED SLAB ELEVATION REVISION CLOUD PROPERTY LINE A 1 COLUMN GRID LINES A A4.0 A A4.0 BUILDING SECTION EMERG. DRAIN, ROOF DRAIN ALIGN STANDPIPE MATCHLINE REVISION SYMBOL HARDWARE TYPE DOOR TYPE DOOR NUMBER ELEVATION SHEET # INTERIOR ELEVATION VIEW ILLUMINATED EXIT SIGN. SEE ELECTRICAL DWG'S. FIRE EXTINGUISHER CABINET 1 A1.2 ENLARGED PLAN WITH FIRE EXTINGUISHER AND OVERFLOW DRAIN A A4.0 A B C D DIAMETER OR ROUND &AND ANGLE C CENTERLINE #POUND OR NUMBEREXISTING(E) AT@ C.B. AREA DRAINACCOUSTICAL CABINETCATCH BASIN CEMENTCAST IRON CORNER GUARDCEILINGCAULKING CLOSETCLEAR CLEAN OUTCOLUMN CONCRETECONNECTIONCONSTRUCTION CONTINUOUSCORRIDOR COUNTERSINKCOUNTERCENTER CAB. CEM.C.I. CLKG. C.G.CLG. CLO. C.O.CLR. COL.CONC. CORR. CONN.CONSTR.CONT. ABOVE FINISH FLOOR CTSK.CNTR. APPROXIMATE AGGREGATEALUMINUM ASPHALT ARCHITECTURALASBESTOS A.D. ADJ.ACCOUST. ALUM.AGGR. ARCH. APPROX. ASB.ASPH. BITUMINOUSBOARD BLOCKBUILDING BLOCKING BD. ADJUSTABLE BOTTOM BITUM. BLDG. BOT. BLK.BLKG.BM. DOUBLE DETAIL DEPARTMENTDRINKING FOUNTAIN DIAMETER DOOR DIMENSION DISPENSERDOWN BEAM DRAWERDOWN SPOUTDRY STANDPIPE DRAWING DBL. DEPT.D.F. F.H.C. DET.DIA. DIM. DN.D.O.DR. DWR.D.S.D.S.P. DWG. EASTEACHEMERGENCY DRAINEXPANSION JOINT ELEVATIONELECTRICALELEVATOREMERGENCY ENCLOSUREEDGE OF SLABELECTRICAL EQUALEQUIPMENT EXISTINGEXPOSEDEXPANSION EXTERIOR E.EA. E.D.E.J.EL. ELEC. DOOR OPENING EMER. ENCL.E.O.S.E.P. EQ.EQUIP. EXST.EXPO.EXP. EXT. FIRE ALARMFLOOR DRAINFIRE DEPARTMENT FOUNDATIONFIRE EXTINGUISHERFIRE EXTINGUISHER CABINETFIRE HOSE CABINET FINISHFLOORFLASHINGFLUORESCENT FACE OF BUILDINGFACE OF CONCRETEFACE OF FINISHFACE OF SLAB FIREPROOFFINISH SURFACEFEET OR FOOTFOOTING FURRING F.A.F.D.FDC. FDN.F.E.F.E.C. ELEV. FIN.FLR.FLASH.FLUOR. F.O.B.F.O.C.F.O.F.F.O.S. FPRF.F.S.FT. FURR. A.F.F. DISP. CTR. GUAGEGALVANIZEDGRAB BARGLASS GROUNDGRADEGYPSUM GA.GALV.G.BGL. GND.GR.GYP. HOSE BIBB HOLLOW COREHARDWOODHARDWAREHOLLOW METAL HORIZONTALHOUR H.B. H.C.HDWD.HDWE.H,M. HORIZ.HR.HEIGHTHGT. INSIDE DIAMETER (DIM.)INSULATION INTERIOR JANITORJOINT KITCHEN LABORATORY I.D.INSUL. INT. JAN.JT. KIT. LAB.LAMINATELAM.LAVATORYLOCKER LIGHT LAV.LKR. LT. MAXIMUMMEDICINE CABINETMECHANICAL MEMBRANEMETAL MANUFACTURERMANHOLE MAX.M.C. MECH. MEMB.MTL.MFR.MH. MINIMUMMIN.MISCELLANEOUSMASONRY OPENINGMISC.M.O.MOUNTEDMTD. NORTHNOT IN CONTRACTNUMBER NOT TO SCALE N.N.I.C.NO. OR # N.T.S.OVERALL OBSCURE ON CENTEROVERFLOW DRAINOPENINGOPPOSITE OPPOSITE HAND O.A. OBS. O.C.O.D.OPNG.OPP. O.H. PRECASTPROPERTY LINE PLASTIC LAMINATE PLASTER PLYWOODPAIR PAINT QUARRY TILE RISERRADIUSROOF DRAINREFERENCE REFRIGERATORREGISTERREINFORCEDREQUIRED RESILIANTROOMROUGH OPENINGREDWOOD PRCST.P.L. PLAM. PLAST.PLYWD.PR. PT. Q.T. R.RAD.R.D.REF. REFR. RGTR.REINF.REQ. RESIL.RM.R.O.RWD. RAIN WATER LEADERR.W.L SOUTHSOLID CORESCHEDULESECTION SHEETSIMILARSTANDPIPE SPECIFICATIONSQUARESTAINLESS STEELSERVICE SINK STATION S.S.C.SCHED.SECT. SHT.SIM.S.P. SPEC.SQ.S.S.S.SK. STA.STANDARDSTD.STEEL STORAGE STRUCTURALSUSPENDED STL.STO. STRUCT.SUSP.SYMMETRICALSYM. TREADTOWEL BAR TOP OF CURBTRENCH DRAINTELEPHONETONGUE AND GROOVE THICKTOP OF PAVEMENTTELEVISIONTOP OF WALL TYPICAL TRD.T.B. T.C.T.D.TEL.T&G THK.T.P.T.V.T.W TYP. UNFINISHEDUNF.UNLESS OTHERWISEU.N.O. VERTICALVERT. VESTIBULEVEST. WESTWITHWATER CLOSETWOOD WITHOUTWEIGHTWATERPROOF W.W/W.C.WD. W/OWT.WP. NOTED PANELBOARD CONNECTION SQUARE FEETS.F. CONSTRUCTION TYPE PROJECT NAME DESCRIPTION TYPE IIB OCCUPANCY TYPE S-2 OPEN PARKING STRUCTURE PARKING PROVIDED TIER P1 - 43 TIER P2 - 90 TIER P3 - 91 TIER P4 - 60TOTAL = 284 STALLS P 1 1/2" MIN. CLR. SEE STRUCT. DWG'S 2019 CALIFORNIA GREEN BUILDING CODE 2019 CALIFORNIA BUILDING CODE PART 6 ENERGY CODE TOTAL PROVIDED BLDG. AREA 2019 CALIFORNIA BUILDING STANDARDS ADMIN. CODE 2019 CALIFORNIA FIRE CODE (CFC) CCR TITLE 19. PUBLIC SAFETY: DIVISION 1. STATE FIRE MARSHAL 2019 NFPA 14 - STANDPIPES 2019 NFPA 72 - NATIONAL FIRE ALARM 12"/8" MASONRY/CONCRETE WALLSRATING AS NOTED PER CBC TABLE 601 &CBC TABLE 721.1(2) ITEM#3-1.4& 4-1.1, 4-HR. PROVIDED FIRE PROTECTION NON-SPRINKLER, STAND PIPE SYSTEM ONLY F & G REFER TO 2019 CBC CH.35 & 2016 CFCCH.80 FOR ADDITIONAL STANDARDS THATMAY BE APPLICABLE OVERALL SCOPE:THE PROJECT CONSISTS OF A NEW 4-LEVEL CAST-IN-PLACE OPEN PARKING STRUCTURE (SLAB ON GRADE & 3 ELEVATED DECKS) W/ INTERIOR LIGHTING, PLUMBING & MECH.SYSTEMS FOR UTILITY ROOMS. TIER P1 - 17,197 SF TIER P2 - 28,682 SF TIER P3 - 28,094 SFTIER P4 - 18,371 SFTOTAL 92,344 SF OCCUPANT LOAD / EXITING REQ.TIER P1:17,197 SF/200 SF PER OCCUPANT = 86 TOTAL OCCUPANTSTIER P2:28,682 SF/200 SF PER OCCUPANT = 144 TOTAL OCCUPANTSTIER P3:28,094 SF/200 SF PER OCCUPANT = 141 TOTAL OCCUPANTSTIER P4:18,371 SF/200 SF PER OCCUPANT = 92 TOTAL OCCUPANTS CLEAN AIR VEHICLE REQUIRED - 8% PER 5.106.5.2 (CAL GREEN), TOTAL REQUIRED - 23 TIER P1 = 8 TIER P2 = 8 TIER P3 = 7 TIER P4 = 0 TOTAL = 23 STALLS PROVIDED FIRE RESISTANCE RATING REQUIREMENTS FOR EXTERIOR WALLS - TABLE 602 5<X<10 FIRE SEPARATION DISTANCE = X (FEET)TYPE OF CONSTRUCTION OCCUPANCYGROUP H , L OCCUPANCYGROUP F-1, M, S-1 OCCUPANCY GROUP A, B, E, F-2,I, R , S-2 , U f h h X<5 c ALL 3 1 OTHERS 2 1 IIB, VB 1 0 ALL 0 0 10<X <30 x<30 IA 3 1 IA, IB OTHERS 1 2 1 1 d d BUILDING ELEMENT PRIMARY STRUCTURAL FRAME(SEE SECTION 202) TYPE I TYPE II TYPE III TYPE VTYPE IVAAA B HT A B 3 1 1 0 HT 1 0 BEARING WALLSEXTERIOR INTEROR 33 1 211 20 21/HT 11 00 NONBEARING WALLS AND PARTITIONS EXTERIOR NONBEARING WALLS ANDPARTITIONS INTERIOR SEE TABLE 602 0 0 0 0 SEE SECTION 602.4.6 0 0 FLOOR CONSTRUCTION ANDASSOCIATED SECONDARY MEMBERS(SEE SECTION 202)2 1 1 0 HT 1 0 ROOF CONSTRUCTION ANDASSOCIATED SECONDARY MEMBER(SEE SECTION 202)112 1 1 0 HT 1bb,c b,cb,c FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS - TABLE 601 B 2 22 0 2 1b,c 2 2 0 0 1 1 1 B 0 00 0 0 0c g a a d d d f,g a a e 0 e a, d, g PARKING ANALYSIS EXITS REQUIRED PER CBC TABLE 1006.31:2 EXITS EXITS PROVIDED: STAIR #1 = 4'-0" CLEAR WIDTH PROVIDED STAIR #2 = 4'-0" CLEAR WIDTH PROVIDED REQ. EGREESS WIDTH PER CBC SECTION 1005.3:144 OCC. X 0.3 = 44" (3'-8")(BASED ON HIGHEST SF LEVEL) REFER TO SHEET A5 8 TIERS 4 LEVELS 50,000 ELECTRIC VEHICLE SPACES REQUIRED - 6% PER 5.106.5.3 (CAL GREEN), TOTAL REQUIRED - 18 TOTAL = 13 SPACES W/ EV CAPABILITY ELECTRIC VEHICLE SPACES:TIER P1 = 13TIER P2 = 0 TIER P3 = 0 TIER P4 = 0 SHORT-TERM BICYCLE PARKING REQUIRED - 5% PER 5.106.4.1.2 (CAL GREEN) TOTAL REQUIRED - 8 LONG-TERM BICYCLE PARKING REQUIRED - 5% PER 5.106.4.1.2 (CAL GREEN)TOTAL REQUIRED - 8 TOTAL = 5 SPACES PROVIDED W/ EV CHARGERS ELECTRIC VEHICLE SPACES:TIER P1 = 5 TIER P2 = 0 TIER P3 = 0 TIER P4 = 0 EVCS TYPE VAN STANDARD AMBULATORYSTALL SIZE 12'x18' 9'x18' 10'x18' TIER P1 = 1 1 0 TOTAL = 1 1 0 ELECTRIC VEHICLE SPACES: PROJECT SITE 0’20’5’ 10’ CONCEPTUAL LANDSCAPE PLAN L.1 PEDESTRIAN CONNECTIVITY to UPTOWN NEWPORT: PEDESTRIAN ACCESS CONNECTIONS TO UPTOWN NEWPORT PROJECT IS CONSISTENT WITH THE GENERAL PLAN LAND USE POLICIES AND INTEGRATED WITH THE CONCEPTUAL DEVELOPMENT PLAN. OCTOBER 22, 2021 FICUS SCREEN HEDGE CONNECTION TO EXISTING OFFICE BUILDING TRISTANIA SCREEN FICUS SCREEN HEDGEBIKE RACKS • 6 STALLS FUTURE PEDESTRIAN CONNECTION TO UPTOWN NEWPORT EXISTING TREES EXISTING TREES EXISTING TREESFICUS SCREEN HEDGE EXISTING PARKING GARAGE PROPOSED PARKING LOT PA2021-156 CDD ACTION - 12/16/2021 - APPROVED (18 PAGES) parking counts and area are preliminary and may change upon governing agencies and owner review c PDS all right reserved 2021 A0.1DRAWING INDEX & PROJECT DATA 06.18.21 4400 VON KARMAN PARKING STRUCTURE NEWPORT BEACH, CA SCALE: N/A 2019 CALIFORNIA BUILDING CODE (CBC) 2019 CALIFORNIA MECHANICAL CODE (CMC) 2019 CALIFORNIA PLUMBING CODE (CPC) 2019 CALIFORNIA ELECTRICAL CODE (CEC) 2019 CALIFORNIA REFERENCE STANDARD CODE FIRE-RESISTIVE CONSTRUCTION SHALL BE PROVIDED THROUGHOUT THE STRUCTURE. FIRE-RESISTIVE ASSEMBLIES SHALL BE BASED ON ICC APPROVED SYSTEMS PER CHAPTER 7 OF THE CBC CONC. SLAB (FLOOR OR CEILING)2-HRS. PER TABLE 601 & CBC TABLE721.1(3), ITEM# 1-1.12 HR. PROVIDED CONC. COLUMNS (3-HRS.) PERTABLE 601, CBC TABLE 721.1(1),ITEM #5-1.1. 3 HR. PROVIDED 1 1/2" CLR. TYP. 1 A8.1 DETAIL # SHEET # A A8.1 ELEVATION SHEET # ROOM IDENTIFICATION FINISHED SLAB ELEVATION REVISION CLOUD PROPERTY LINE A 1 COLUMN GRID LINES A A4.0 A A4.0 BUILDING SECTION EMERG. DRAIN, ROOF DRAIN ALIGN STANDPIPE MATCHLINE REVISION SYMBOL HARDWARE TYPE DOOR TYPE DOOR NUMBER ELEVATION SHEET # INTERIOR ELEVATION VIEW ILLUMINATED EXIT SIGN. SEE ELECTRICAL DWG'S. FIRE EXTINGUISHER CABINET 1 A1.2 ENLARGED PLAN WITH FIRE EXTINGUISHER AND OVERFLOW DRAIN A A4.0 A B C D DIAMETER OR ROUND &AND ANGLE C CENTERLINE #POUND OR NUMBEREXISTING(E) AT@ C.B. AREA DRAINACCOUSTICAL CABINETCATCH BASIN CEMENTCAST IRON CORNER GUARDCEILINGCAULKING CLOSETCLEAR CLEAN OUTCOLUMN CONCRETECONNECTIONCONSTRUCTION CONTINUOUSCORRIDOR COUNTERSINKCOUNTERCENTER CAB. CEM.C.I. CLKG. C.G.CLG. CLO. C.O.CLR. COL.CONC. CORR. CONN.CONSTR.CONT. ABOVE FINISH FLOOR CTSK.CNTR. APPROXIMATE AGGREGATEALUMINUM ASPHALT ARCHITECTURALASBESTOS A.D. ADJ.ACCOUST. ALUM.AGGR. ARCH. APPROX. ASB.ASPH. BITUMINOUSBOARD BLOCKBUILDING BLOCKING BD. ADJUSTABLE BOTTOM BITUM. BLDG. BOT. BLK.BLKG.BM. DOUBLE DETAIL DEPARTMENTDRINKING FOUNTAIN DIAMETER DOOR DIMENSION DISPENSERDOWN BEAM DRAWERDOWN SPOUTDRY STANDPIPE DRAWING DBL. DEPT.D.F. F.H.C. DET.DIA. DIM. DN.D.O.DR. DWR.D.S.D.S.P. DWG. EASTEACHEMERGENCY DRAINEXPANSION JOINT ELEVATIONELECTRICALELEVATOREMERGENCY ENCLOSUREEDGE OF SLABELECTRICAL EQUALEQUIPMENT EXISTINGEXPOSEDEXPANSION EXTERIOR E.EA. E.D.E.J.EL. ELEC. DOOR OPENING EMER. ENCL.E.O.S.E.P. EQ.EQUIP. EXST.EXPO.EXP. EXT. FIRE ALARMFLOOR DRAINFIRE DEPARTMENT FOUNDATIONFIRE EXTINGUISHERFIRE EXTINGUISHER CABINETFIRE HOSE CABINET FINISHFLOORFLASHINGFLUORESCENT FACE OF BUILDINGFACE OF CONCRETEFACE OF FINISHFACE OF SLAB FIREPROOFFINISH SURFACEFEET OR FOOTFOOTING FURRING F.A.F.D.FDC. FDN.F.E.F.E.C. ELEV. FIN.FLR.FLASH.FLUOR. F.O.B.F.O.C.F.O.F.F.O.S. FPRF.F.S.FT. FURR. A.F.F. DISP. CTR. GUAGEGALVANIZEDGRAB BARGLASS GROUNDGRADEGYPSUM GA.GALV.G.BGL. GND.GR.GYP. HOSE BIBB HOLLOW COREHARDWOODHARDWAREHOLLOW METAL HORIZONTALHOUR H.B. H.C.HDWD.HDWE.H,M. HORIZ.HR.HEIGHTHGT. INSIDE DIAMETER (DIM.)INSULATION INTERIOR JANITORJOINT KITCHEN LABORATORY I.D.INSUL. INT. JAN.JT. KIT. LAB.LAMINATELAM.LAVATORYLOCKER LIGHT LAV.LKR. LT. MAXIMUMMEDICINE CABINETMECHANICAL MEMBRANEMETAL MANUFACTURERMANHOLE MAX.M.C. MECH. MEMB.MTL.MFR.MH. MINIMUMMIN.MISCELLANEOUSMASONRY OPENINGMISC.M.O.MOUNTEDMTD. NORTHNOT IN CONTRACTNUMBER NOT TO SCALE N.N.I.C.NO. OR # N.T.S.OVERALL OBSCURE ON CENTEROVERFLOW DRAINOPENINGOPPOSITE OPPOSITE HAND O.A. OBS. O.C.O.D.OPNG.OPP. O.H. PRECASTPROPERTY LINE PLASTIC LAMINATE PLASTER PLYWOODPAIR PAINT QUARRY TILE RISERRADIUSROOF DRAINREFERENCE REFRIGERATORREGISTERREINFORCEDREQUIRED RESILIANTROOMROUGH OPENINGREDWOOD PRCST.P.L. PLAM. PLAST.PLYWD.PR. PT. Q.T. R.RAD.R.D.REF. REFR. RGTR.REINF.REQ. RESIL.RM.R.O.RWD. RAIN WATER LEADERR.W.L SOUTHSOLID CORESCHEDULESECTION SHEETSIMILARSTANDPIPE SPECIFICATIONSQUARESTAINLESS STEELSERVICE SINK STATION S.S.C.SCHED.SECT. SHT.SIM.S.P. SPEC.SQ.S.S.S.SK. STA.STANDARDSTD.STEEL STORAGE STRUCTURALSUSPENDED STL.STO. STRUCT.SUSP.SYMMETRICALSYM. TREADTOWEL BAR TOP OF CURBTRENCH DRAINTELEPHONETONGUE AND GROOVE THICKTOP OF PAVEMENTTELEVISIONTOP OF WALL TYPICAL TRD.T.B. T.C.T.D.TEL.T&G THK.T.P.T.V.T.W TYP. UNFINISHEDUNF.UNLESS OTHERWISEU.N.O. VERTICALVERT. VESTIBULEVEST. WESTWITHWATER CLOSETWOOD WITHOUTWEIGHTWATERPROOF W.W/W.C.WD. W/OWT.WP. NOTED PANELBOARD CONNECTION SQUARE FEETS.F. CONSTRUCTION TYPE PROJECT NAME DESCRIPTION TYPE IIB OCCUPANCY TYPE S-2 OPEN PARKING STRUCTURE PARKING PROVIDED TIER P1 - 43 TIER P2 - 90 TIER P3 - 91 TIER P4 - 60TOTAL = 284 STALLS P 1 1/2" MIN. CLR. SEE STRUCT. DWG'S 2019 CALIFORNIA GREEN BUILDING CODE 2019 CALIFORNIA BUILDING CODE PART 6 ENERGY CODE TOTAL PROVIDED BLDG. AREA 2019 CALIFORNIA BUILDING STANDARDS ADMIN. CODE 2019 CALIFORNIA FIRE CODE (CFC) CCR TITLE 19. PUBLIC SAFETY: DIVISION 1. STATE FIRE MARSHAL 2019 NFPA 14 - STANDPIPES 2019 NFPA 72 - NATIONAL FIRE ALARM 12"/8" MASONRY/CONCRETE WALLSRATING AS NOTED PER CBC TABLE 601 &CBC TABLE 721.1(2) ITEM#3-1.4& 4-1.1, 4-HR. PROVIDED FIRE PROTECTION NON-SPRINKLER, STAND PIPE SYSTEM ONLY F & G REFER TO 2019 CBC CH.35 & 2016 CFCCH.80 FOR ADDITIONAL STANDARDS THATMAY BE APPLICABLE OVERALL SCOPE:THE PROJECT CONSISTS OF A NEW 4-LEVEL CAST-IN-PLACE OPEN PARKING STRUCTURE (SLAB ON GRADE & 3 ELEVATED DECKS) W/ INTERIOR LIGHTING, PLUMBING & MECH.SYSTEMS FOR UTILITY ROOMS. TIER P1 - 17,197 SF TIER P2 - 28,682 SF TIER P3 - 28,094 SFTIER P4 - 18,371 SFTOTAL 92,344 SF OCCUPANT LOAD / EXITING REQ.TIER P1:17,197 SF/200 SF PER OCCUPANT = 86 TOTAL OCCUPANTSTIER P2:28,682 SF/200 SF PER OCCUPANT = 144 TOTAL OCCUPANTSTIER P3:28,094 SF/200 SF PER OCCUPANT = 141 TOTAL OCCUPANTSTIER P4:18,371 SF/200 SF PER OCCUPANT = 92 TOTAL OCCUPANTS CLEAN AIR VEHICLE REQUIRED - 8% PER 5.106.5.2 (CAL GREEN), TOTAL REQUIRED - 23 TIER P1 = 8 TIER P2 = 8 TIER P3 = 7 TIER P4 = 0 TOTAL = 23 STALLS PROVIDED FIRE RESISTANCE RATING REQUIREMENTS FOR EXTERIOR WALLS - TABLE 602 5<X<10 FIRE SEPARATION DISTANCE = X (FEET)TYPE OF CONSTRUCTION OCCUPANCYGROUP H , L OCCUPANCYGROUP F-1, M, S-1 OCCUPANCY GROUP A, B, E, F-2,I, R , S-2 , U f h h X<5 c ALL 3 1 OTHERS 2 1 IIB, VB 1 0 ALL 0 0 10<X <30 x<30 IA 3 1 IA, IB OTHERS 1 2 1 1 d d BUILDING ELEMENT PRIMARY STRUCTURAL FRAME(SEE SECTION 202) TYPE I TYPE II TYPE III TYPE VTYPE IVAAA B HT A B 3 1 1 0 HT 1 0 BEARING WALLSEXTERIOR INTEROR 33 1 211 20 21/HT 11 00 NONBEARING WALLS AND PARTITIONS EXTERIOR NONBEARING WALLS ANDPARTITIONS INTERIOR SEE TABLE 602 0 0 0 0 SEE SECTION 602.4.6 0 0 FLOOR CONSTRUCTION ANDASSOCIATED SECONDARY MEMBERS(SEE SECTION 202)2 1 1 0 HT 1 0 ROOF CONSTRUCTION ANDASSOCIATED SECONDARY MEMBER(SEE SECTION 202)112 1 1 0 HT 1bb,c b,cb,c FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS - TABLE 601 B 2 22 0 2 1b,c 2 2 0 0 1 1 1 B 0 00 0 0 0c g a a d d d f,g a a e 0 e a, d, g PARKING ANALYSIS EXITS REQUIRED PER CBC TABLE 1006.31:2 EXITS EXITS PROVIDED: STAIR #1 = 4'-0" CLEAR WIDTH PROVIDED STAIR #2 = 4'-0" CLEAR WIDTH PROVIDED REQ. EGREESS WIDTH PER CBC SECTION 1005.3:144 OCC. X 0.3 = 44" (3'-8")(BASED ON HIGHEST SF LEVEL) REFER TO SHEET A5 8 TIERS 4 LEVELS 50,000 ELECTRIC VEHICLE SPACES REQUIRED - 6% PER 5.106.5.3 (CAL GREEN), TOTAL REQUIRED - 18 TOTAL = 13 SPACES W/ EV CAPABILITY ELECTRIC VEHICLE SPACES:TIER P1 = 13TIER P2 = 0 TIER P3 = 0 TIER P4 = 0 SHORT-TERM BICYCLE PARKING REQUIRED - 5% PER 5.106.4.1.2 (CAL GREEN) TOTAL REQUIRED - 8 LONG-TERM BICYCLE PARKING REQUIRED - 5% PER 5.106.4.1.2 (CAL GREEN)TOTAL REQUIRED - 8 TOTAL = 5 SPACES PROVIDED W/ EV CHARGERS ELECTRIC VEHICLE SPACES:TIER P1 = 5 TIER P2 = 0 TIER P3 = 0 TIER P4 = 0 EVCS TYPE VAN STANDARD AMBULATORYSTALL SIZE 12'x18' 9'x18' 10'x18' TIER P1 = 1 1 0 TOTAL = 1 1 0 ELECTRIC VEHICLE SPACES: PROJECT SITE 32’16’8’4’0’ TREE PLAN, NOTES, & IMAGERY L.2 TREES BOTANICAL / COMMON NAME SIZE WUCOLS QTY ARBUTUS X `MARINA` ARBUTUS MULTI-TRUNK 24"BOX LOW 2 FICUS MICROCARPA 'GREEN GEM' TM GREEN GEM INDIAN LAUREL FIG 24"BOX MEDIUM 88 GEIJERA PARVIFLORA AUSTRALIAN WILLOW 24"BOX LOW 3 METROSIDEROS EXCELSA NEW ZEALAND CHRISTMAS TREE 24"BOX MEDIUM 6 OLEA EUROPAEA `SWAN HILL` TM SWAN HILL OLIVE 24"BOX LOW 1 TRISTANIA CONFERTA BRISBANE BOX 24"BOX MEDIUM 5 EXISTING TREES BOTANICAL / COMMON NAME SIZE WUCOLS QTY EXISTING TREE EXISTING N/A 5 PLANT SCHEDULE WUCOLS, WATER USE CLASSIFICATION OF LANDSCAPE SPECIES, IS A UNIVERSITY OF CALIFORNIA COOPERATIVE EXTENSION PUBLICATION AND IS A GUIDE TO THE WATER NEEDS OF LANDSCAPE PLANTS. WUCOLS NOTE: 1. ALL PLANTS ARE CAL-IPC NON-INVASIVE AND WUCOLS MEDIUM/LOW WATER CONSUMPTIVE (REGION 3 - SOUTH COASTAL) VARIETIES FOR THEIR PROPOSED GROWING CONDITIONS. 2. THESE PLANTS ARE WATER CONSERVING AND USED FOR THEIR DEEP ROOT SYSTEMS WHICH STABILIZES SOIL AND MINIMIZES EROSION IMPACTS. PLANT PALETTE NOTE: UTILITY SCREENING NOTE: ALL ABOVE GRADE UTILITIES TO BE SCREENED WITH PRIVET HEDGE (TYPICAL). TREES BOTANICAL / COMMON NAME SIZE WUCOLS QTY ARBUTUS X `MARINA` ARBUTUS MULTI-TRUNK 24"BOX LOW 2 FICUS MICROCARPA 'GREEN GEM' TM GREEN GEM INDIAN LAUREL FIG 24"BOX MEDIUM 88 GEIJERA PARVIFLORA AUSTRALIAN WILLOW 24"BOX LOW 3 METROSIDEROS EXCELSA NEW ZEALAND CHRISTMAS TREE 24"BOX MEDIUM 6 OLEA EUROPAEA `SWAN HILL` TM SWAN HILL OLIVE 24"BOX LOW 1 TRISTANIA CONFERTA BRISBANE BOX 24"BOX MEDIUM 5 EXISTING TREES BOTANICAL / COMMON NAME SIZE WUCOLS QTY EXISTING TREE EXISTING N/A 5 PLANT SCHEDULE WUCOLS, WATER USE CLASSIFICATION OF LANDSCAPE SPECIES, IS A UNIVERSITY OF CALIFORNIA COOPERATIVE EXTENSION PUBLICATION AND IS A GUIDE TO THE WATER NEEDS OF LANDSCAPE PLANTS. WUCOLS NOTE: 1. ALL PLANTS ARE CAL-IPC NON-INVASIVE AND WUCOLS MEDIUM/LOW WATER CONSUMPTIVE (REGION 3 - SOUTH COASTAL) VARIETIES FOR THEIR PROPOSED GROWING CONDITIONS. 2. THESE PLANTS ARE WATER CONSERVING AND USED FOR THEIR DEEP ROOT SYSTEMS WHICH STABILIZES SOIL AND MINIMIZES EROSION IMPACTS. PLANT PALETTE NOTE: UTILITY SCREENING NOTE: ALL ABOVE GRADE UTILITIES TO BE SCREENED WITH PRIVET HEDGE (TYPICAL). TRISTANIA CONFERTA BRISBANE BOX OLEA ‘SWAN HILL’ FRUITLESS OLIVE GEIJERA PARVIFOLIA AUSTRALIAN WILLOW FICUS MIROCARPA ‘ GREEN GEM’ GREEN GEM INDIAN LAUREL FIG METROSIDEROS EXCELSA NEW ZEALAND CHRISTMAS AGAVE ATTENUATA ‘RAY OF LIGHT’ FOXTAIL AGAVE ALOE STRIATA CORAL ALOE LIGUSTRUM JAPONICUM TAXANUM WAX LEAF PRIVET - COLUMNAR TEUCRIUM CHAMAEDRYS GERMANDER CHONDROPETALUM ELEPHANTINUM LARGE CAPE RUSH ARBUTUS X MARINA STRAWBERRY TREE SHRUBSSHRUBSTREESTREESLOMANDRA LONGIFOLIA ‘SEA BREEZE’ DWARF MAT BRUSH OCTOBER 22, 2021 PA2021-156 CDD ACTION - 12/16/2021 - APPROVED (18 PAGES) parking counts and area are preliminary and may change upon governing agencies and owner review c PDS all right reserved 2021 A0.1DRAWING INDEX & PROJECT DATA 06.18.21 4400 VON KARMAN PARKING STRUCTURE NEWPORT BEACH, CA SCALE: N/A 2019 CALIFORNIA BUILDING CODE (CBC) 2019 CALIFORNIA MECHANICAL CODE (CMC) 2019 CALIFORNIA PLUMBING CODE (CPC) 2019 CALIFORNIA ELECTRICAL CODE (CEC) 2019 CALIFORNIA REFERENCE STANDARD CODE FIRE-RESISTIVE CONSTRUCTION SHALL BE PROVIDED THROUGHOUT THE STRUCTURE. FIRE-RESISTIVE ASSEMBLIES SHALL BE BASED ON ICC APPROVED SYSTEMS PER CHAPTER 7 OF THE CBC CONC. SLAB (FLOOR OR CEILING)2-HRS. PER TABLE 601 & CBC TABLE721.1(3), ITEM# 1-1.12 HR. PROVIDED CONC. COLUMNS (3-HRS.) PERTABLE 601, CBC TABLE 721.1(1),ITEM #5-1.1. 3 HR. PROVIDED 1 1/2" CLR. TYP. 1 A8.1 DETAIL # SHEET # A A8.1 ELEVATION SHEET # ROOM IDENTIFICATION FINISHED SLAB ELEVATION REVISION CLOUD PROPERTY LINE A 1 COLUMN GRID LINES A A4.0 A A4.0 BUILDING SECTION EMERG. DRAIN, ROOF DRAIN ALIGN STANDPIPE MATCHLINE REVISION SYMBOL HARDWARE TYPE DOOR TYPE DOOR NUMBER ELEVATION SHEET # INTERIOR ELEVATION VIEW ILLUMINATED EXIT SIGN. SEE ELECTRICAL DWG'S. FIRE EXTINGUISHER CABINET 1 A1.2 ENLARGED PLAN WITH FIRE EXTINGUISHER AND OVERFLOW DRAIN A A4.0 A B C D DIAMETER OR ROUND &AND ANGLE C CENTERLINE #POUND OR NUMBEREXISTING(E) AT@ C.B. AREA DRAINACCOUSTICAL CABINETCATCH BASIN CEMENTCAST IRON CORNER GUARDCEILINGCAULKING CLOSETCLEAR CLEAN OUTCOLUMN CONCRETECONNECTIONCONSTRUCTION CONTINUOUSCORRIDOR COUNTERSINKCOUNTERCENTER CAB. CEM.C.I. CLKG. C.G.CLG. CLO. C.O.CLR. COL.CONC. CORR. CONN.CONSTR.CONT. ABOVE FINISH FLOOR CTSK.CNTR. APPROXIMATE AGGREGATEALUMINUM ASPHALT ARCHITECTURALASBESTOS A.D. ADJ.ACCOUST. ALUM.AGGR. ARCH. APPROX. ASB.ASPH. BITUMINOUSBOARD BLOCKBUILDING BLOCKING BD. ADJUSTABLE BOTTOM BITUM. BLDG. BOT. BLK.BLKG.BM. DOUBLE DETAIL DEPARTMENTDRINKING FOUNTAIN DIAMETER DOOR DIMENSION DISPENSERDOWN BEAM DRAWERDOWN SPOUTDRY STANDPIPE DRAWING DBL. DEPT.D.F. F.H.C. DET.DIA. DIM. DN.D.O.DR. DWR.D.S.D.S.P. DWG. EASTEACHEMERGENCY DRAINEXPANSION JOINT ELEVATIONELECTRICALELEVATOREMERGENCY ENCLOSUREEDGE OF SLABELECTRICAL EQUALEQUIPMENT EXISTINGEXPOSEDEXPANSION EXTERIOR E.EA. E.D.E.J.EL. ELEC. DOOR OPENING EMER. ENCL.E.O.S.E.P. EQ.EQUIP. EXST.EXPO.EXP. EXT. FIRE ALARMFLOOR DRAINFIRE DEPARTMENT FOUNDATIONFIRE EXTINGUISHERFIRE EXTINGUISHER CABINETFIRE HOSE CABINET FINISHFLOORFLASHINGFLUORESCENT FACE OF BUILDINGFACE OF CONCRETEFACE OF FINISHFACE OF SLAB FIREPROOFFINISH SURFACEFEET OR FOOTFOOTING FURRING F.A.F.D.FDC. FDN.F.E.F.E.C. ELEV. FIN.FLR.FLASH.FLUOR. F.O.B.F.O.C.F.O.F.F.O.S. FPRF.F.S.FT. FURR. A.F.F. DISP. CTR. GUAGEGALVANIZEDGRAB BARGLASS GROUNDGRADEGYPSUM GA.GALV.G.BGL. GND.GR.GYP. HOSE BIBB HOLLOW COREHARDWOODHARDWAREHOLLOW METAL HORIZONTALHOUR H.B. H.C.HDWD.HDWE.H,M. HORIZ.HR.HEIGHTHGT. INSIDE DIAMETER (DIM.)INSULATION INTERIOR JANITORJOINT KITCHEN LABORATORY I.D.INSUL. INT. JAN.JT. KIT. LAB.LAMINATELAM.LAVATORYLOCKER LIGHT LAV.LKR. LT. MAXIMUMMEDICINE CABINETMECHANICAL MEMBRANEMETAL MANUFACTURERMANHOLE MAX.M.C. MECH. MEMB.MTL.MFR.MH. MINIMUMMIN.MISCELLANEOUSMASONRY OPENINGMISC.M.O.MOUNTEDMTD. NORTHNOT IN CONTRACTNUMBER NOT TO SCALE N.N.I.C.NO. OR # N.T.S.OVERALL OBSCURE ON CENTEROVERFLOW DRAINOPENINGOPPOSITE OPPOSITE HAND O.A. OBS. O.C.O.D.OPNG.OPP. O.H. PRECASTPROPERTY LINE PLASTIC LAMINATE PLASTER PLYWOODPAIR PAINT QUARRY TILE RISERRADIUSROOF DRAINREFERENCE REFRIGERATORREGISTERREINFORCEDREQUIRED RESILIANTROOMROUGH OPENINGREDWOOD PRCST.P.L. PLAM. PLAST.PLYWD.PR. PT. Q.T. R.RAD.R.D.REF. REFR. RGTR.REINF.REQ. RESIL.RM.R.O.RWD. RAIN WATER LEADERR.W.L SOUTHSOLID CORESCHEDULESECTION SHEETSIMILARSTANDPIPE SPECIFICATIONSQUARESTAINLESS STEELSERVICE SINK STATION S.S.C.SCHED.SECT. SHT.SIM.S.P. SPEC.SQ.S.S.S.SK. STA.STANDARDSTD.STEEL STORAGE STRUCTURALSUSPENDED STL.STO. STRUCT.SUSP.SYMMETRICALSYM. TREADTOWEL BAR TOP OF CURBTRENCH DRAINTELEPHONETONGUE AND GROOVE THICKTOP OF PAVEMENTTELEVISIONTOP OF WALL TYPICAL TRD.T.B. T.C.T.D.TEL.T&G THK.T.P.T.V.T.W TYP. UNFINISHEDUNF.UNLESS OTHERWISEU.N.O. VERTICALVERT. VESTIBULEVEST. WESTWITHWATER CLOSETWOOD WITHOUTWEIGHTWATERPROOF W.W/W.C.WD. W/OWT.WP. NOTED PANELBOARD CONNECTION SQUARE FEETS.F. CONSTRUCTION TYPE PROJECT NAME DESCRIPTION TYPE IIB OCCUPANCY TYPE S-2 OPEN PARKING STRUCTURE PARKING PROVIDED TIER P1 - 43 TIER P2 - 90 TIER P3 - 91 TIER P4 - 60TOTAL = 284 STALLS P 1 1/2" MIN. CLR. SEE STRUCT. DWG'S 2019 CALIFORNIA GREEN BUILDING CODE 2019 CALIFORNIA BUILDING CODE PART 6 ENERGY CODE TOTAL PROVIDED BLDG. AREA 2019 CALIFORNIA BUILDING STANDARDS ADMIN. CODE 2019 CALIFORNIA FIRE CODE (CFC) CCR TITLE 19. PUBLIC SAFETY: DIVISION 1. STATE FIRE MARSHAL 2019 NFPA 14 - STANDPIPES 2019 NFPA 72 - NATIONAL FIRE ALARM 12"/8" MASONRY/CONCRETE WALLSRATING AS NOTED PER CBC TABLE 601 &CBC TABLE 721.1(2) ITEM#3-1.4& 4-1.1, 4-HR. PROVIDED FIRE PROTECTION NON-SPRINKLER, STAND PIPE SYSTEM ONLY F & G REFER TO 2019 CBC CH.35 & 2016 CFCCH.80 FOR ADDITIONAL STANDARDS THATMAY BE APPLICABLE OVERALL SCOPE:THE PROJECT CONSISTS OF A NEW 4-LEVEL CAST-IN-PLACE OPEN PARKING STRUCTURE (SLAB ON GRADE & 3 ELEVATED DECKS) W/ INTERIOR LIGHTING, PLUMBING & MECH.SYSTEMS FOR UTILITY ROOMS. TIER P1 - 17,197 SF TIER P2 - 28,682 SF TIER P3 - 28,094 SFTIER P4 - 18,371 SFTOTAL 92,344 SF OCCUPANT LOAD / EXITING REQ.TIER P1:17,197 SF/200 SF PER OCCUPANT = 86 TOTAL OCCUPANTSTIER P2:28,682 SF/200 SF PER OCCUPANT = 144 TOTAL OCCUPANTSTIER P3:28,094 SF/200 SF PER OCCUPANT = 141 TOTAL OCCUPANTSTIER P4:18,371 SF/200 SF PER OCCUPANT = 92 TOTAL OCCUPANTS CLEAN AIR VEHICLE REQUIRED - 8% PER 5.106.5.2 (CAL GREEN), TOTAL REQUIRED - 23 TIER P1 = 8 TIER P2 = 8 TIER P3 = 7 TIER P4 = 0 TOTAL = 23 STALLS PROVIDED FIRE RESISTANCE RATING REQUIREMENTS FOR EXTERIOR WALLS - TABLE 602 5<X<10 FIRE SEPARATION DISTANCE = X (FEET)TYPE OF CONSTRUCTION OCCUPANCYGROUP H , L OCCUPANCYGROUP F-1, M, S-1 OCCUPANCY GROUP A, B, E, F-2,I, R , S-2 , U f h h X<5 c ALL 3 1 OTHERS 2 1 IIB, VB 1 0 ALL 0 0 10<X <30 x<30 IA 3 1 IA, IB OTHERS 1 2 1 1 d d BUILDING ELEMENT PRIMARY STRUCTURAL FRAME(SEE SECTION 202) TYPE I TYPE II TYPE III TYPE VTYPE IVAAA B HT A B 3 1 1 0 HT 1 0 BEARING WALLSEXTERIOR INTEROR 33 1 211 20 21/HT 11 00 NONBEARING WALLS AND PARTITIONS EXTERIOR NONBEARING WALLS ANDPARTITIONS INTERIOR SEE TABLE 602 0 0 0 0 SEE SECTION 602.4.6 0 0 FLOOR CONSTRUCTION ANDASSOCIATED SECONDARY MEMBERS(SEE SECTION 202)2 1 1 0 HT 1 0 ROOF CONSTRUCTION ANDASSOCIATED SECONDARY MEMBER(SEE SECTION 202)112 1 1 0 HT 1bb,c b,cb,c FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS - TABLE 601 B 2 22 0 2 1b,c 2 2 0 0 1 1 1 B 0 00 0 0 0c g a a d d d f,g a a e 0 e a, d, g PARKING ANALYSIS EXITS REQUIRED PER CBC TABLE 1006.31:2 EXITS EXITS PROVIDED: STAIR #1 = 4'-0" CLEAR WIDTH PROVIDED STAIR #2 = 4'-0" CLEAR WIDTH PROVIDED REQ. EGREESS WIDTH PER CBC SECTION 1005.3:144 OCC. X 0.3 = 44" (3'-8")(BASED ON HIGHEST SF LEVEL) REFER TO SHEET A5 8 TIERS 4 LEVELS 50,000 ELECTRIC VEHICLE SPACES REQUIRED - 6% PER 5.106.5.3 (CAL GREEN), TOTAL REQUIRED - 18 TOTAL = 13 SPACES W/ EV CAPABILITY ELECTRIC VEHICLE SPACES:TIER P1 = 13TIER P2 = 0 TIER P3 = 0 TIER P4 = 0 SHORT-TERM BICYCLE PARKING REQUIRED - 5% PER 5.106.4.1.2 (CAL GREEN) TOTAL REQUIRED - 8 LONG-TERM BICYCLE PARKING REQUIRED - 5% PER 5.106.4.1.2 (CAL GREEN)TOTAL REQUIRED - 8 TOTAL = 5 SPACES PROVIDED W/ EV CHARGERS ELECTRIC VEHICLE SPACES:TIER P1 = 5 TIER P2 = 0 TIER P3 = 0 TIER P4 = 0 EVCS TYPE VAN STANDARD AMBULATORYSTALL SIZE 12'x18' 9'x18' 10'x18' TIER P1 = 1 1 0 TOTAL = 1 1 0 ELECTRIC VEHICLE SPACES: PROJECT SITE 32’16’8’4’0’ IRRIGATION HYDROZONE PLAN L.3 WATER CONSERVATION FEATURES THE FOLLOWING MEASURES WILL BE INCORPORATED INTO THE PROJECT TO CONSERVE WATER: 1. Installation of automatic 'smart' irrigation controller with rain-sensor. 2. The use of low precipitation/low angle irrigation spray heads. 3. The use of low water consuming plants. 4. Soil amendment to achieve good soil moisture retention. 5. Mulching to reduce evapotransporation from the root zone. 6. Installation of automatic irrigation system to provide deep-root watering to trees is required. WATER CONSERVATION STATEMENT PURPOSE: To provide the maintenance staff a mechanical device to distribute water and ensure plant survival in the most efficient manner and within a time frame that least interferes with the activities of the community. The Irrigation system for each hydrozone will be automatic and incorporate low volume drip emitters, bubblers and high efficiency low angle spray heads at turf only. Drip irrigation systems may be employed where considered to be effective and feasible. Irrigation valves shall be separated to allow for the systems operation in response to orientation and exposure. Planting will be designed to enhance the visual character of the site and the architectural elements. Plants shall be grouped with similar water, climatic and soil requirements to conserve water and create a drought responsive landscape. Each hydrozone consists of moderate to low water consuming plants. In areas of moderate water consuming plants they shall be properly amended to retain moisture for healthy growth and to conserve water. Plant Material within each hydrozone shall be specified in consideration of north, south, east and west exposures. Soil shall be prepared and emended to provide for maximum moisture retention and percolation. Planted beds shall be mulched to retain soil moisture and reduce evapotransporation. To avoid wasted water, the controls will be overseen by a flow monitor that will detect any broken sprinkler heads to stop that station's operation, advancing to the next workable station. In the event of pressure supply line breakage, it will completely stop the operation of the system. All material will be nonferrous, with the exception of the brass piping into and out of the backflow units. All work will be in the best acceptable manner in accordance with applicable codes and standards prevailing in the industry. WUCOLS, Water Use Classification of Landscape Species, is a University of California Cooperative Extension Publication and is a guide to the water needs of landscape plants. CROP FACTOR PERCENT OF ETo H - HIGH 70% - 90% M - MEDIUM 40% - 60% L - LOW 10% - 30% VL - VERY LOW < 10% WATER USE CLASSIFICATION of LANDSCAPE SPECIES (WUCOLS): IRRIGATION HYDROZONES: HYDROZONESYMBOL AREA WATER USAGE PLANT FACTOR (Kc) 4,144 S.F. HYDRO-ZONE - 1 WESTERN SUNEXPOSURE IRRIGATION TECHNIQUE SHRUBS - SUB SURFACE DRIP IRRIGATION 0.40 0.30 HYDRO-ZONE - 2 NORTHERN SUN EXPOSURE IRRIGATION TECHNIQUE SHRUBS - SUB SURFACEDRIP IRRIGATION HYDRO-ZONE - 3 SOUTHERN SUN EXPOSURE IRRIGATION TECHNIQUE SHRUBS - SUB SURFACE DRIP IRRIGATION TOTAL HYDROZONE AREA:8,656 S.F. LOW 0 S.F. 2,462 S.F. 2,050 S.F. MODERATE HYDRO-ZONE - 4 EASTERN SUN EXPOSURE IRRIGATION TECHNIQUE SHRUBS - SUB SURFACE DRIP IRRIGATION 0.30 MODERATE 0.40 LOW WATER CONSERVATION FEATURES THE FOLLOWING MEASURES WILL BE INCORPORATED INTO THE PROJECT TO CONSERVE WATER: 1. Installation of automatic 'smart' irrigation controller with rain-sensor. 2. The use of low precipitation/low angle irrigation spray heads. 3. The use of low water consuming plants. 4. Soil amendment to achieve good soil moisture retention. 5. Mulching to reduce evapotransporation from the root zone. 6. Installation of automatic irrigation system to provide deep-root watering to trees is required. WATER CONSERVATION STATEMENT PURPOSE: To provide the maintenance staff a mechanical device to distribute water and ensure plant survival in the most efficient manner and within a time frame that least interferes with the activities of the community. The Irrigation system for each hydrozone will be automatic and incorporate low volume drip emitters, bubblers and high efficiency low angle spray heads at turf only. Drip irrigation systems may be employed where considered to be effective and feasible. Irrigation valves shall be separated to allow for the systems operation in response to orientation and exposure. Planting will be designed to enhance the visual character of the site and the architectural elements. Plants shall be grouped with similar water, climatic and soil requirements to conserve water and create a drought responsive landscape. Each hydrozone consists of moderate to low water consuming plants. In areas of moderate water consuming plants they shall be properly amended to retain moisture for healthy growth and to conserve water. Plant Material within each hydrozone shall be specified in consideration of north, south, east and west exposures. Soil shall be prepared and emended to provide for maximum moisture retention and percolation. Planted beds shall be mulched to retain soil moisture and reduce evapotransporation. To avoid wasted water, the controls will be overseen by a flow monitor that will detect any broken sprinkler heads to stop that station's operation, advancing to the next workable station. In the event of pressure supply line breakage, it will completely stop the operation of the system. All material will be nonferrous, with the exception of the brass piping into and out of the backflow units. All work will be in the best acceptable manner in accordance with applicable codes and standards prevailing in the industry. WUCOLS, Water Use Classification of Landscape Species, is a University of California Cooperative Extension Publication and is a guide to the water needs of landscape plants. CROP FACTOR PERCENT OF ETo H - HIGH 70% - 90% M - MEDIUM 40% - 60% L - LOW 10% - 30% VL - VERY LOW < 10% WATER USE CLASSIFICATION of LANDSCAPE SPECIES (WUCOLS): IRRIGATION HYDROZONES: HYDROZONESYMBOL AREA WATER USAGE PLANT FACTOR (Kc) 4,144 S.F. HYDRO-ZONE - 1 WESTERN SUN EXPOSURE IRRIGATION TECHNIQUE SHRUBS - SUB SURFACE DRIP IRRIGATION 0.40 0.30 HYDRO-ZONE - 2 NORTHERN SUN EXPOSURE IRRIGATION TECHNIQUE SHRUBS - SUB SURFACE DRIP IRRIGATION HYDRO-ZONE - 3SOUTHERN SUN EXPOSURE IRRIGATION TECHNIQUE SHRUBS - SUB SURFACE DRIP IRRIGATION TOTAL HYDROZONE AREA:8,656 S.F. LOW 0 S.F. 2,462 S.F. 2,050 S.F. MODERATE HYDRO-ZONE - 4EASTERN SUN EXPOSURE IRRIGATION TECHNIQUE SHRUBS - SUB SURFACE DRIP IRRIGATION 0.30 MODERATE 0.40 LOW WATER CONSERVATION FEATURES THE FOLLOWING MEASURES WILL BE INCORPORATED INTO THE PROJECT TO CONSERVE WATER: 1. Installation of automatic 'smart' irrigation controller with rain-sensor. 2. The use of low precipitation/low angle irrigation spray heads. 3. The use of low water consuming plants. 4. Soil amendment to achieve good soil moisture retention. 5. Mulching to reduce evapotransporation from the root zone. 6. Installation of automatic irrigation system to provide deep-root watering to trees is required. WATER CONSERVATION STATEMENT PURPOSE: To provide the maintenance staff a mechanical device to distribute water and ensure plant survival in the most efficient manner and within a time frame that least interferes with the activities of the community. The Irrigation system for each hydrozone will be automatic and incorporate low volume drip emitters, bubblers and high efficiency low angle spray heads at turf only. Drip irrigation systems may be employed where considered to be effective and feasible. Irrigation valves shall be separated to allow for the systems operation in response to orientation and exposure. Planting will be designed to enhance the visual character of the site and the architectural elements. Plants shall be grouped with similar water, climatic and soil requirements to conserve water and create a drought responsive landscape. Each hydrozone consists of moderate to low water consuming plants. In areas of moderate water consuming plants they shall be properly amended to retain moisture for healthy growth and to conserve water. Plant Material within each hydrozone shall be specified in consideration of north, south, east and west exposures. Soil shall be prepared and emended to provide for maximum moisture retention and percolation. Planted beds shall be mulched to retain soil moisture and reduce evapotransporation. To avoid wasted water, the controls will be overseen by a flow monitor that will detect any broken sprinkler heads to stop that station's operation, advancing to the next workable station. In the event of pressure supply line breakage, it will completely stop the operation of the system. All material will be nonferrous, with the exception of the brass piping into and out of the backflow units. All work will be in the best acceptable manner in accordance with applicable codes and standards prevailing in the industry. WUCOLS, Water Use Classification of Landscape Species, is a University of California Cooperative Extension Publication and is a guide to the water needs of landscape plants. CROP FACTOR PERCENT OF ETo H - HIGH 70% - 90% M - MEDIUM 40% - 60% L - LOW 10% - 30% VL - VERY LOW < 10% WATER USE CLASSIFICATION of LANDSCAPE SPECIES (WUCOLS): IRRIGATION HYDROZONES: HYDROZONESYMBOL AREA WATER USAGE PLANT FACTOR (Kc) 4,144 S.F. HYDRO-ZONE - 1 WESTERN SUN EXPOSURE IRRIGATION TECHNIQUE SHRUBS - SUB SURFACE DRIP IRRIGATION 0.40 0.30 HYDRO-ZONE - 2 NORTHERN SUN EXPOSURE IRRIGATION TECHNIQUE SHRUBS - SUB SURFACE DRIP IRRIGATION HYDRO-ZONE - 3 SOUTHERN SUN EXPOSURE IRRIGATION TECHNIQUE SHRUBS - SUB SURFACE DRIP IRRIGATION TOTAL HYDROZONE AREA:8,656 S.F. LOW 0 S.F. 2,462 S.F. 2,050 S.F. MODERATE HYDRO-ZONE - 4 EASTERN SUN EXPOSUREIRRIGATION TECHNIQUE SHRUBS - SUB SURFACE DRIP IRRIGATION 0.30 MODERATE 0.40 LOW OCTOBER 22, 2021 PA2021-156 CDD ACTION - 12/16/2021 - APPROVED (18 PAGES)