HomeMy WebLinkAboutPA2021-120_20220707_CDD Action Letter COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
949-644-3200
www.newportbeachca.gov
COMMUNITY DEVELOPMENT DIRECTOR ACTION
LETTER
Subject: Uptown Newport Residential Condominiums (PA2021-120)
▪ Minor Site Development Review No. SD2021-002
Site Location 4288 Half Dome Place
Applicant Lucien Lagrange Studio LLC
Legal Description Portion of Lot 1 of Parcel Map No. 2013-108
On July 7, 2022, the Community Development Director approved Minor Site Development
Review No. SD2021-002. This approval is based on the following findings and subject to
the following conditions.
LAND USE AND ZONING
• Zone: PC58 (Uptown Newport)
• General Plan: MU-H2 (Mixed-Use Horizontal)
PROJECT SUMMARY
Minor Site Development Review for the construction of 60 residential condominium units in
a six-story building inclusive of a two-level subterranean parking garage with 128 parking
spaces. The project includes improvements to a 30-foot wide paseo located on the westerly
half of Lot 1, within Phase 1 of Uptown Newport Planned Community.
I. BACKGROUND
On February 26, 2013, the City Council approved the zoning entitlements and certified
the environmental impact report for the Uptown Newport project, which consists of a
mixed-use planned community of up to 1,244 residential units, 11,500 square feet of
neighborhood-serving retail space, and 2, one-acre public parks to be developed in two
separate phases.
The approved zoning documents for Uptown Newport consisted of: (1) Land Uses,
Development Standards and Procedures, (2) Phasing Plan, and (3) Design Guidelines.
These documents set forth the development standards with procedures for project
implementation, phasing requirements, and design framework. These documents,
together, are called Uptown Newport Planned Community Development Plan (PCDP).
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The Land Uses, Development Standards and Procedures provides land use development
regulations, site development standards, and implementation process by requiring a
master site development review approval by the Planning Commission for the entire
Uptown Newport project; and a minor site development review approval by the
Community Development Director for the individual buildings and construction of the two
neighborhood parks.
On September 5, 2013, the Planning Commission approved the Master Site Development
Review application for the Uptown Newport project to be developed in two separate
phases. Phase 1 consists of up to 680 units, 11,500 square feet of retail, and a 1-acre
park. Phase 2, to be developed at a later date, consists of 564 units and the remaining 1-
acre park.
Phase 1 is under construction and almost completed. Construction of a 462-unit
apartment complex in two buildings and a 50-foot wide paseo was completed in
December 2019. The Phase 1 one-acre neighborhood park (Phase 1 Park) has been
completed and recently dedicated to the City. The Parkhouse Residences, a 30-unit
residential condominium project located on the easterly half of lot 1, is currently under
construction.
II. PROJECT DESCRIPTION
The applicant is proposing a 60-unit condominium development in a six-story building to be
located at the northeastern end of the Half Home Place cul-de-sac, and north of Phase 1
park. The 30-foot wide planned paseo located at the northwesterly edge, directly adjacent
to the subject site will be improved as a part of the proposed project. The remaining portion
of this paseo is under construction as part of the Parkhouse Residences project. Together,
this paseo, once completed, will provide public pedestrian access from the two
developments to the Phase 1 park Phase 1 development will be completed upon
implementation of the proposed development.
The proposed building is 75 feet in height to the main roof elevation, with the top of roof
feature at a maximum height of 79 feet 8 inches. The architecture of the building is
contemporary in style, with the common open space area facing the public park to reduce
the appearance of volume as viewed from the park. The primary building façade will feature
a masonry tile for a stone appearance in light, warm colors, and large, recessed windows to
create depth.
The building contains seven residential units at the ground level, 11 units per level on levels
two – five, and nine units on level six. Parking is provided in a two-level below grade parking
garage with 144 total parking spaces. Inclusive in the 144 total parking spaces, 14 private
garages are provided for residents. Additionally, the street level will provide amenities for
residents including a lobby/lounge, fitness center including yoga room, a clubhouse, and
tenant storage. Outdoor recreational space is provided on a second-floor deck that is open
to sky and includes a pool, spa, and amenity room.
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Vehicular access to the proposed residential development is from Half Dome Court, an
interior street of the Uptown Newport development. Construction staging will be determined
by a construction management plan, conditioned to be reviewed and approved by the Public
Works Department, Fire Department, and Community Development Department.
III. FINDINGS
Consistent with the general purposes set forth in Section 4.2 of the Land Uses,
Development Standards and Procedures of the Uptown Newport PCDP, the Community
Development Director may approve or conditionally approve a Site Development Review
application, only after first making the following findings:
A. The development shall be in compliance with all provisions of the Uptown Newport
Planned Community Development Plan Land Uses, Development Standards &
Procedures.
Facts in Support of Finding:
1. The proposed 60 residential condominium units and a 30-foot wide paseo, are consistent
with the permitted uses and open space allowed in the Uptown Newport Planned
Community Development Plan Land Uses, Development Standards & Procedures.
2. The proposed building height is 79 feet 8 inches, which is within the maximum permitted
height for low-rise and mid-rise buildings of 75 feet, with an additional 20 feet allowed to
rooftop appurtenances or architectural features. The proposed project provides setbacks
that meet or exceed the minimum setbacks from property lines and interior streets.
3. The buildings will be a minimum of 17 feet from Half Dome Court (neighborhood street),
5 feet from the public park, 15 feet from the northwestern property line (future Uptown
Newport Phase 2 development) and 15 feet from the eastern property line (Parkhouse),
and is conformance with the required building setbacks.
4. The development requires a minimum of two parking spaces per residential unit, which
are provided in two levels of below grade parking. The development also requires 18
guest parking spaces which are provided in the below-grade parking garage.
5. The project proposes approximately 3,482 square feet of recreational amenities per
dwelling unit, which consists of private balconies, an outdoor deck with pool and spa,
lounge areas, and a fitness room. These amenities exceed the minimum requirement of
44 square feet per dwelling unit. Additionally, a 30-foot wide paseo will be provided within
an established easement along the eastern edge of the development consistent with the
Planned Community Development Plan and the Master Site Development Review.
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Finding:
B. The development shall be consistent with the Uptown Newport Design Guidelines,
Phasing Plan and Master Site Development Plan.
Facts in Support of Finding:
Design Guidelines:
1. The project features private open space with a swimming pool, spa, and gathering areas
on the second-floor deck overlooking Phase 1 park. This is consistent with the private
open space requirement of the Design Guidelines.
2. The scale of the 79-foot 8-inchfoot building is brought down to the pedestrian level with
a base element of masonry tile material with a stone appearance on the first level. This
accentuates the entry and provides am anchoring element to the building.
3. The private open space is provided at the second level along the southern property line
adjacent to Phase 1 park. This open space area provides relief in the building mass
facing the public park. One minor horizontal break is required along this property line.
The provision of the open space in this location meets the requirement.
4. The buildings are designed with a clearly defined base, middle, and top. The ground
level is wrapped in masonry tile with a stone appearance. Above the first floor the
windows are recessed from the exterior wall surface to provide visual depth. The roof
overhang, which wraps around the entire building, has a warm wood tone. These design
elements are consistent with the Uptown Newport Design Guidelines.
5. The project features the introduction of enhanced design and materials at the key project
locations, primary corner elements, corner elements and building lobbies. These
provisions comply with the community focal points and architectural features criteria,
prescribed in the Uptown Newport Design Guidelines.
Phasing Plan
6. The Phasing Plan identified the necessary implementation steps for the Phases 1 and 2
developments which include the demolition, on-site improvements, off-site
improvements and actual construction of each individual building pad. Approval of the
application is in the proper sequence. The proposed project is located within Phase 1 of
the Uptown Newport Planned Community and is consistent with the anticipated phasing
arrangements.
Master Site Development Plan (MSDP)
7. The proposed project is a residential condominium development located in the parcel
permitted by the PCDP and MSDP. As stated above, the proposed development is in
substantial conformance with the MSDP as it is consistent with the prototypical building
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elevations, the conceptual paseo plans, and the preliminary master plant palette that
were approved as a part of the master site development plan for the Uptown Newport
Planned Community.
Finding:
C. Substantial Conformance with the Master Site Development Plans approved by the
Planning Commission pursuant to Section 4.1.
Fact in Support of Finding:
1. See Fact in Support of Finding B.7.
Finding:
D. On-site landscaping that is not part of the Master Site Improvements shall be consistent
with the master landscape plant palette.
Fact in Support of Finding:
1. The landscape plans for the residential development including the paseo consist of
primarily drought tolerant plant materials taken from the master plant palette, as
proposed in the Master Site Development Review application, thus ensuring a consistent
planting scheme.
Finding:
E. The following criteria shall be considered during the review of a Site Development
Review application:
1. Compliance with the Site Development Review Section, the General Plan, the
Newport Beach Municipal Code (NBMC), and other applicable criteria and policies
related to the use or structure;
2. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the
site and adjacent developments and public areas;
3. The adequacy, efficiency, and safety of pedestrian and vehicular access, including
drive aisles, driveways, and parking and loading spaces;
4. The adequacy and efficiency of landscaping and open space areas and the use of
water efficient plant and irrigation materials;
5. Not 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.
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Facts in Support of Finding:
1. The proposed project is consistent with the Newport Beach General Plan, Municipal
Code, Uptown Newport zoning documents, and applicable building and safety codes. By
complying to the building heights, setbacks, and aesthetic treatment of structures, the
proposed project will be compatible in density, scale and bulk and architectural design
when compared with the improvements planned for Uptown Newport Planned
Community. The proposed project is therefore consistent with the development
standards permitted by the General Plan and Uptown Newport Planned Community
Development Plan.
2. Appropriate vehicular access points for the development will be provided along Half
Dome Court. Pedestrian access from the development to the Phase 1 Park is provided
along the sidewalk along Half Dome Court and by the paseo walkway to the east of
the project. The Public Works Department and the Building Division have reviewed
and approved the site plan, proposed building improvements and parking
configuration and found them to be consistent with applicable standards and
regulations subject to the conditions of approval.
3. As conditions of approval, the applicant is required to submit a detailed landscape and
irrigation plan prepared by a licensed landscape architect for the paseo, private
recreational areas, and private courtyards. These plans shall incorporate drought
tolerant plantings and water efficient irrigation practices, and the plans shall be
approved by the Planning Division.
4. The project has been conditioned to ensure that potential conflicts with surrounding
land uses are minimized to the lowest extent possible to maintain a healthy
environment for both businesses and residents.
IV. CONDITIONS
Planning
1. The development shall be in substantial conformance with the approved site plan, floor
plans, building elevations, and materials sample board stamped and dated with the date
of this approval, except as modified by applicable conditions of approval.
2. The proposed residential development shall consist of 60 residential units.
3. The maximum building height of the residential structure shall be 79 feet 8 inches,
inclusive of architectural features and mechanical equipment.
4. A minimum of 144 parking spaces shall be provided for residents and guests. Parking
shall be located within the residential parking structure.
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5. Prior to the issuance of a building permit, the Applicant shall pay applicable park in-lieu
fees and public benefit fees, in accordance with Uptown Newport Development
Agreement No. DA2012-003.
6. Prior to the issuance of a building permit, the Applicant shall pay applicable school fees
for the project.
7. The Applicant shall comply with all applicable provisions of NBMC Chapter 15.38, Fair
Share Traffic Contribution Ordinance, and Chapter 15.42, Major Thoroughfare and
Bridge Fee Program. Prior to the issuance of a building permit, Fair Share and
Transportation Corridor Agency fees shall be paid for the Project.
8. Any substantial modification to the approved Site Development Review plans, as
determined by the Community Development Director, shall require an amendment to
this Site Development Review application or the processing of a new application.
9. 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
property owner or the leasing agent.
10. Any exterior walls that use a stucco finish shall utilize a smooth stucco finish.
11. The Applicant shall submit a material finish board for review and approval prior to permit
issuance.
12. Minor Site Development Review No. SD2021-002 (PA2021-120) shall expire unless
exercised within 24 months from the date of approval as specified in Section 20.54.060
(Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension
is otherwise granted.
13. 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 Minor Site
Development Review 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 this Minor Site Development
Review and shall highlight the approved elements such that they are readily
discernible from other elements of the plans.
14. Prior to the issuance of building permits, the applicant shall submit a detailed
landscape and irrigation plan prepared by a licensed landscape architect for the
paseo, private recreational areas, and private courtyards. These plans shall
incorporate drought tolerant plantings and water efficient irrigation practices, and the
plans shall be approved by the Planning Division.
15. 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
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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.
16. On-site private recreational amenities as illustrated on the Minor Site Development
Review application shall be provided and maintained.
17. The site shall not be excessively illuminated based on the luminance
recommendations of the Illuminating Engineering Society of North America, or, if in
the opinion of the Director of Community Development, 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.
18. Prior to the issuance of a building permit, 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” foot candles or less at all property lines.
19. 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.
20. The proposed project shall be in compliance with all applicable conditions identified in
City Council Resolution No. 2013-24 (Uptown Newport Tentative Tract Map No.
NT2012-002) and mitigation measures contained in the Uptown Newport
Environmental Impact Report No. ER2012-001 (PA2011-134).
21. All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 and other applicable noise control requirements of the Newport Beach Municipal
Code. The maximum noise shall be limited to no more than depicted below for the
specified time periods unless the ambient noise level is higher:
Between the hours of
7:00AM and 10:00PM
Between the hours of
10:00PM and 7:00AM
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
22. Construction activities shall comply with Section 10.28.040 (Construction Activity—
Noise Regulations) of the Newport Beach Municipal Code, which restricts hours of
noise-generating construction activities that produce noise between the hours of 7:00
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a.m. and 6:30 p.m., Monday through Friday and 8:00 a.m. and 6:00 p.m. on Saturday.
Noise-generating construction activities are not allowed on Sundays or Holidays.
23. Prior to the issuance of a building permit, the applicant shall submit a construction
management plan to be reviewed and approved by the Public Works Department, Fire
Department, and Community Development Department.
24. 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 Uptown
Newport Residential Condominiums including, but not limited to, Minor Site
Development Review No. SD2021-002 (PA2021-120). 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
Public Works
25. Prior to the issuance of a building permit, the applicant shall submit a Parking
Management Plan and Valet Operation Plan, including a narrative of the proposed
porte cochère area and proposed gate operation, to be reviewed and approved by the
Public Works Department.
26. Parking garage shall be designed such that a minimum 8-foot 6-inch clearance for
parking stalls are provided adjacent to the columns. Exact dimensions will be reviewed
during the plan check process.
27. The number and location of on-street parking spaces fronting the project shall be
consistent with the approved street improvement plans for the site. If the proposed
project plans to remove the on-street loading zone, then an on-site loading zone shall
be provided for the proposed project and subject to the review and approval of the
City Traffic Engineer.
Building
28. Submit for Building Code Preliminary Review to address major code items prior to first
plan check submittal. Allow for two weeks initial preliminary review.
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29. Building shall equipped with the National Fire Protection Association (NFPA) 13
sprinkler system .
30. Building modification required to measure fire separation distance on Northwest
exterior wall to centerline of Lot N.
31. Exterior wall opening at Northeast exterior determined based on centerline of “paseo”
easement.
32. Basement projection into “paseo” easement subject to City approval.
Electrical/Mechanical/Plumbing
33. Provide exhaust/ventilation from parking garage terminations per California
Mechanical Code (CMC) 502.2.2.
34. Ventilation requirements per Energy Code [Section 120.1(b)2] does not allow operable
windows for providing outside air to dwelling units.
Fire
35. Fire sprinklers shall be required.
36. Fire alarm shall be required.
37. Upgraded construction type shall be required to offset fire access deficiencies.
38. Parking garage shall not be used for storage of materials or vehicles during
construction of the residences until approved by the Fire Marshal.
39. Facility shall comply with amended Fire Codes adopted by the City.
APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community Development or City Clerk, as applicable, within fourteen (14) days following the date the action or decision was rendered unless a different period of time is specified by the Municipal Code (e.g., Title 19 allows ten (10) day appeal period for tentative parcel and tract maps, lot line adjustments, or lot mergers). For additional information on filing an appeal, contact the Planning Division at 949-644-3200.
Prepared by:
Approved by:
RU/cc
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Attachments:
CD 1 Vicinity Map
CD 2 Project Description
CD 3 Project Plans
Attachment No. CD 1
Vicinity Map
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VICINITY MAP
Minor Site Development Review No. SD2021-002
(PA2021-120)
4288 Half Dome Place
Subject Property
Attachment No. CD 2
Project Description
Uptown Newport - Site Development Review Log
# Comment Resolution
PLANNING COMMENTS
1 Project Description
1.a Off road parking vs. "All parking shall be provided on site" All parking has been provided on site. Street parking has been shown for
information only. Project narrative and sheet A1-100 - Site Plan have been
revised
1.b Unit count Project description has been revised to clarify 60 units total
1.c Variable building height See revised project description and elevations for building heights
1.d Connectivity to adjacent public park See updated Site Plan. A 3'-6" tall picket fenced is intended to separate the Level
1 units from the park.
1.e Amenities description See revised project description now including more information on amenities
1.f Trash pickup description See revised project description now including trash pickup description
1.g Modular wetlands description See revised project description now including modular wetlands description
1.h Project description - add revisions above See revised project description
2 Building Height
2.a Dimension to max. height of rooftop appurtenances See revised project description and elevations for building heights
3 Site Plan
3.a Show fences/walls/hedges including height on Site Plan Site Plan has been revised to show fences walls and hedges
3.b Show location of utilities on Site Plan See updated Site Plan
4 Floor Plans
4.a Show setback info on floor plans, including subterranean levels See updated floor plans now showing setback info.
4.b Provide layout info on residential units See updated Level 1 through Level 6 Floor Plans
4.c Provide layout info on Terrace/Pool area See updated Level 2 floor plan
5 Elevations - Dim. to top of rooftop appurtenances relative to tract map See revised project description and elevations for building heights
6 Planting Plans - verify consistency in planting plans See updated site plan, Level 2 Plan, civil plan, and Landscape plans
7 Attached Markups
8 Indoor and outdoor noise control required See attached environmental noise study. Internal acoustic report is underway.
Measures to meet the acoustic requirements indicated in these reports are
already included or are planned to be.
BUILDING COMMENTS
0 Note - need to submit for building prelim.
Drawings will be submitted to building dept for a preliminary plan review.
1 Openings not permitted in exterior walls on prop lines Refer to attached no-build easement documentation. Distance to centerline of 30'
easements or 15' fire separation distance is assumed.
2 Parking at basement levels not allowed beyond prop. lines Sheets have been revised to show that the east Paseo is a part of Lot 1 W, and
the building is set back 30' to maintain the easement above grade, and projects
beyond that setback below grade only. See Site Plan, Lower Level 1, Lower Level
2, and Level 1 Floor Plans
3 Private garages require pivot egress doors Swing doors have been added to private garage spaces. See Lower Level 1 and
Lower Level 2 Floor Plans
4 Unobstructed landings required on both sides of doors Curbs have been added at Lower Level exit stair doors to protect people from
automobiles and delineate between safe and traffic zones. See Lower Level 1
and Lower Level 2 Floor Plans
5 Exiting system needs to be addressed More detailed floor plans have been provided. See Lower Level 2 through Level 6
Floor Plans
6 See red lines on plans
6.1 Show width of street parking Width dimension has been added to street parking on Site Plan
6.2 Potential for wrong way driving at porte cochere See updated Site Plan for more information. "Do not enter" and other signage will
direct drivers to use the Porte Cochere as intended.
6.3 Show parking stall dims LL1 LL2
Dimensions have been added to Lower Level 1 and Lower Level 2 Floor Plans
6.4 Typ. stall width 9' adjacent to column 9' stall width has been provided at spaces adjacent to walls. See Lower Level 1
and Lower Level 2 Floor Plan
7 Pool deck assembly use exiting
Doors on hold opens have been provided to keep 20' max. dead end corridor at
Level 2 where assembly occupancy occurs. See Level 2 Floor Plan
8 Units C-04E and C-04W exiting
Refer to updated floor plan on Level 6 Floor Plan showing two exits at both units
9 Dead end 20' for 13R sprinklers NFPA 13 sprinklers will be provided. See revised project narrative.
10 Barrier gate in exit enclosure @ ground Barrier gates will be provided at ground to keep occupants from continuing down
past level 1. See revised Level 1 Floor Plan
11 Submit for Building Code Preliminary Review to address major code items
prior to first plan check submittal. Allow for 2 weeks initial plan review.
The project has been submitted for preliminary plan review - review # is
0666-2022
12 Building is equipped with NFPA 13 sprinkler system per applicant.Building shall be equipped with NFPA 13 sprinkler system.
13 Building modification required to measure fire separation distance on NW
exterior.
Per a online meeting that included Tonee Thai, the project will pursue a
request for modification similar to a previous modification (Case No.: 2021-
83) that was granted to adjacent lot. Upon approval, the fire separation
distance shall be measured from the centerline of Lot N as indicated on 1/G-
101.
14 Exterior wall opening at NE exterior. Determine based on centerline of
"paseo".Wall openings for the NE exterior wall shall be based on the centerline of
the "paseo". Refer to drawings 1/G-101 and sheet G-102 for information on
the project's fire separation distance and exterior wall opening compliance.
15 Basement projection into "paseo" easement subject to city approval.In a conversation with the Planning Department, the approval for this
projection will be permitted under an application to the City of Newport
Beach.
EMP COMMENTS
1 Exhaust / ventilation from parking garage terminations per CMC 502.2.2.Ventilation intake for parking garage will be shown on the mechanical
drawing sheets. Exhaust for parking garage provided by EF G-1,
calculations done per 2019 CMC 403.7. Exhaust for parking garage shall
terminate at roof.
2 Ventilation requirements per energy code [Sec. 120.1(b)2] does not allow
operable windows for providing outside air to dwelling units.
Dwelling units shall have outside air ducted from balcony, to be
documented on the mechanical drawing sheets.
FIRE DEPARTMENT COMMENTS
1 2019 CFC 503.1.1 Fire dept. access to within 150' of all portions of the
building
It was agreed that the required building type of IB will be increased to IA to
address this.
2 NBMC 9.04.190 Emergency responder radio coverage w/in bldg Planned - will be documented in a forthcoming FP delegated design. See
specification 284621.11 now included for reference.
3 NBMC 9.04.330 Outlets required on emergency power Planned - will be documented in a forthcoming electrical design.
4 Provide fire flow analysis, locate hydrants on plans See attached Fire Flow test. Hydrants are shown on C3.0. See updated Site Plan
or hydrant location.
5 2019 CFC 507.5.1.1 Hydrant for standpipe systems w/in 100' of FDC See updated Site Plan for hydrant and FDC locations and North Elevation for FDC
location.
6 Sprinkler system per NFPA 213 required NFPA 13 sprinklers will be provided. See revised project narrative and
specification 211313 now included for reference.
7 Class I standpipes per NFPA 14 required Planned - will be documented in a forthcoming FP delegated design. See
specification 211200 now included for reference.
8 Emergency Generator required Planned to be located in Room 135 on Level 1 and will be further documented in
the electrical design. See specification 263213.13 now included for reference.
9 2019 CFC 506.1 Key box for emergency responder access Planned - see updated site plan for location, will be further documented in
forthcoming data and key storage cabinet specification
10 2019 CFC 907.2.10.2 R-2 (smoke alarm criteria) Planned - will be documented in a forthcoming FP delegated design. See
specification 284621.11 now included for reference.
11 2019 CFC 907.2.9 R-2 Fire and Smoke Alarms, 24 hr pull station Planned - will be documented in a forthcoming FP delegated design. See
specification 284621.11 now included for reference.
12 2019 CBC 3002.4a Med. emergency elevator Planned at freight elevator E3
13 2019 CBC 3002.4.1a Stretcher elevator car size for med. elev.Planned at freight elevator E3
14 2019 CBC 3003.1.1 Standby power to elevators Planned - will be provided by the emergency generator and documented in a
forthcoming electrical design.
15 2019 CBC 3003.1.3 all elevators on standby power Planned - will be documented in a forthcoming electrical design.
16 2019 CBC 3003.1.4 Standby power at elev. machine room and vents.Planned - will be documented in a forthcoming electrical design.
17 2019 CBC 3003.2 Elevator recall and emergency operations Planned - will be documented in a forthcoming elevator design specification.
18 2019 CBC 1009.8. Two way com. system at elevator banks Planned - will be documented in a forthcoming low voltage design. See
specification 284621.11 now included for reference.
19 2019 CBC 1009.8.1 Provide two way com. system at req. loc. and central
control pt.
Planned - will be documented in a forthcoming low voltage design. See
specification 284621.11 now included for reference.
20 2019 CBC 1009.8.2 Directions for use of two way com. system Planned - will be documented in a forthcoming low voltage design.
21 Fire sprinklers required.The building shall be equipped with NFPA 13 sprinkler system
22 Fire alarm required.The building shall be equipped with a fire alarm system
23 Upgraded construction type require to off-set fire access deficiencies.The building shall be designed with a construction type of 1A, instead of
the code required 1B
24 Facility shall comply with amended fire code adopted by the city.The building shall comply wit the amended fire code as adopted by the city.
GRADING/GEOTECH COMMENTS
1 Water quality may substantially impact the project design See the updated narrative now including a Stormwater description. Also see the
Water Quality Management Plan now included.
PUBLIC WORKS
0 See mark-ups
1 Street Parking wasn't on previously approved plans - revise Site Plan has been revised to show street parking per civil drawings
2 Clarify what is planned at Porte Cochere for parking/staging See Level 1 Floor Plan for more and updated information. The Porte Cochere is
intended to be a drive-through drop-off area for residents and visitors as well as a
place for valet service. The plan north area will serve as an entry/exit for the
parking garage. Overhead signage will indicate do not enter, etc.
3 Turn-arounds for dead-end drive aisles See turn-around diagram for this area now included
4 Provide fully dimensioned parking layout per STD-805 See dimensions now provided on Lower Level 1 and Lower Level 2 Floor Plans
5 Provide narrative of the operation of the drive entry and parking struct See updated project narrative now including parking garage operation narrative
6 No enclosure is to be provided on fire backflow See updated fire backflow precedent image on sheet C2.1
7 Narrative
7.1 Provide valet operation plan.The valet operation ownership is considering would be to service vehicles
on Friday - Sunday 8 am - 10 pm, outside valet hours residents and guests
can park their own vehicles. A valet will be available in the port cochere,
during valet hours, who will be able to park residents and guests vehicles
upon arrival and request, keys will be stored in the valet kiosk until the
shift ends where he will report to the concierge what level in the garage the
vehicle is parked in and leave the keys at the front desk for overnight
guests.
7.2 If the visitor did not fill out online register prior to arrival. How will they be
accommodated? Provide valet operation plan.
For guests that did not register prior to arrival, the intent is to install a
callbox that is accessible near the garage entrance that would allow guests
to ping the concierge at the front desk, for them to be let into the garage
and park in the guest designated areas.
8 Site Plan
8.1 On-street parking has a different configuration than shown on drawing
C4.0.
Both the civil and architect's drawings have been revised to show the same
on-street parking configuration.
8.2 Provide slopes from gutter flow line to back of sidewalk.Slope will be a maximum of 15%. There will be no change in slope greater
than 11% across sidewalk and apron.
8.3 Is emergency response intended to use the driveway into the porte
cochere? If so, then it shall be a minimum of 14' wide.
No. Design intent is for emergency vehicles to utilize the street for parking.
8.4 Provide valet operation plan for the site.See response to comment 7.1
8.5 Porte cochere drive aisle shall be a minimum of 24' wide.Porte cocher drive aisle has been revised to be 24' wide
8.6 Ensure that vehicles in the porte cochere can maneuver by parked
vehicles. Use AASHTO turning templates.
Site plan drawing has been updated to show a vehicle maneuvering past a
parked vehicle in the porte cochere using an AASHTO turning template.
8.7 Garage door into parking garage to be a minimum of 26' wide.Parking garage door has been revised to be 26' wide
8.8 Clarify slope of ramp at exit portion of porte cochere. Ensure compliance
with city Standard STD-805.
Driveway to be Newport Beach standard with a maximum slope of 10% at
the apron, and 2% at the sidewalk.
9 Lower Level 2 Floor Plan
9.1 Provide dedicated turnaround and 5' minimum hammerhead.Design has been revised to provide a dedicated turnaround area at the end
of the drive aisle.
9.2 9' width required at parking space #99.Parking stall #99 has been revised to meet the required minimum width of
9'
10 Lower Level 1 Floor Plan
10.1 Column shall not encroach into parking stall #17.Column has been relocated, parking stall #17 provides the required
minimum width of 9'.
11 Level 1 Floor Plan
11.1 Garage door into parking garage to be a minimum of 26' wide.See response to comment 8.7
11.2 Provide information regarding gate operation. Show gate swing. Narrative
discusses that guests will need to pre-register. What will happen if they do
not?
Parking garage door shall be an overhead coiling door, and not a gate with
a door swing. For guests that did not register prior to arrival, the intent is
to install a callbox that is accessible near the garage entrance that would
allow guests to ping the concierge at the front desk, for them to be let into
the garage and park in the guest designated areas.
12 C2.0 Precise Grading Plan
12.1 Standard numbers have changed.The numbers have been updated to reflect current standards.
13 Landscape Plan L2.101
13.1 This project is required to install improvements at Paseo (northeast side of
building). Show full improvements.
As discussed via email on 02/09/22 the gray paseo area on sheet L2.101 is a
part of Shopoff Realty Investments responsibility. Please refer to The
Parkhouse Residences Landscape Development Plans (PC#1571-2020)
provided via email for reference. The areas in color on the same sheet are a
part of USAI Investments responsibility. Additional notes and a "red"
boundary line has been added to L2.101 for clarity purposes.
THE UPTOWN NEWPORT RESIDENCES, PORTION OF LOT 1, TR17763 PER CONDOMINIUM MAP RECORDED
DECEMBER 12, 2019 PER INSTRUMENT #2019000523570
NEWPORT BEACH, CA
PROJECT DESCRIPTION
LOCATION
The Uptown Newport Residences (PORTION OF LOT 1, Tr.17763) is a proposed for-sale luxury condominium
development located on approximately 1.06 acre site (Assessor’s Parcel Number: 445-134-17 as part of The
Uptown Newport Planned Community development Plan (Zone PC-58) within the city of Newport Beach Airport
Area (Land-Use MU-H2). Regional access to the project site is provided by Jamboree Road, Birch Street, Von
Karman Avenue, and MacArthur Boulevard.
Figure A, Condominium Map
Figure B, Uptown Newport Vicinity Maps
DEVELOPMENT
The development consists of a single multi-story residential building, which includes 60 luxury residential units
and one hundred and forty-seven (144) total in-garage parking spaces associated with their respective units and
guest parking. Two parking spaces and one 50’ loading zone will be located on Half Dome Place. The perimeter is
bounded on the west side by Half Dome Place, the existing 1-acre public park (Lot ‘A’) on the south side, by a 30’
wide paseo on the north side between the project and Lot ‘N’ of the future phase 2 development, and by a 30’
paseo on the east side between the project and Parcel 2 of Lot 1, as defined in the framework of the Uptown
Newport Planned Community Development Plan.
Figure C, Uptown Newport (Lot 1-Parcel 1) Site
Plan
PROJECT SUMMARY
TOTAL SITE AREA: +/- 1.06 ACRES
TOTAL UNITS: 60 UNITS
DENSITY: 56.60 Units/PER ACRE
PARKING:
REQUIRED: 129
PROVIDED: 145
Figure D, Overall Unit Summary
144
(145 if including 1 on-street parking spot)
DEVELOPMENT (Cont.)
The as-designed heights of the building are 6-stories (75 feet), with corresponding residential floor-to-floor
heights measuring at minimum 11 feet and 10 feet floor-to-ceiling. The building’s construction type is
designated as Type 1A (concrete structure and floor slabs) fully sprinklered per NFPA 13, with levels 1 through 6
of exterior and interior non-bearing stud framing. The gross building area for the project totals approximately
245,243 SF with overall site coverage of 32,776 SF (70.74%).
Figure E, Building Section
Figure F, Architectural Feature Height Diagram
BUILDING
The building contains 7 residential units at the ground floor level, 11 units at level above from 2 to 5, and 9
penthouse units at level 6. The overall unit mix includes five (5) 1-bedroom, single level units ranging from
1,375-1,640 sf/unit, forty-three (43) 2-bedroom, single level units ranging from 2,100-3,015 sf/unit, and twelve
(12) 3-bedroom single level units ranging from 2,810-4,650 sf/unit.
Private on-site parking is provided in two (2) below-grade levels. Lower level 1 accommodates seventy-seven
(77) spaces for the residents and visitors, and three (3) private garages for residents. Total of parking provided at
Lower Level 1 is seventy-seven (77) spaces. Mechanical spaces are also provided at this level.
Lower level 2 accommodates sixty-seven (67) spaces for the residents and visitors, and eleven (11) private
garages for residents. Total of parking provided at Lower Level 2 is sixty-seven (67) spaces. Mechanical spaces
are also provided at this level.
All units are serviced by two (2) common passenger elevators on each floor, and one (1) service elevator.
The units have additional vertical access via two (2) stairwells located on west and east wings of the building.
AMENITIES
The building program contains an open pool and hot tub deck with open terrace amenity spaces at level 2 that
overlooks the public park on Lot ‘A’, and an interior amenity room also on level 2. Amenity spaces on the ground
floor level include a 1,900 sf fitness center with yoga studio, and 1,582 sf club lounge. There is also a 105 sf dog
wash room and a 129 sf bike storage room. All amenity spaces are for the exclusive use of residents and their
guests. Connectivity to the adjacent park to the south is provided by the east paseo walkway and the Half Dome
sidewalk.
ARCHITECTURE
The exterior architectural style of the building is contemporary. Because the building fronts the park, a
traditional geometry with clearly defined edges is envisioned to help to contain the urban open space. The
concept for the shape of the building is to create a more formal and welcoming expression and to reduce the
building’s volume as viewed from the park. The building above the ground floor will be U-shaped and is oriented
with its courtyard open to the park. Its two “wings” will extend around the courtyard, like open arms, and
creates a welcoming gesture to the community. The building will have a symmetrical and formal expression.
The building form will have a clearly defined base, middle, and top. These elements will be distinguished by
color, material, pattern of fenestration, horizontal banding, and cornice/ roof line. To further break down the
mass, the building corners will be stepped with integrated terraces and articulated to have plane changes to
provide a more varied architectural expression. Variation in building height will also break up the roof line. The
facade facing the park is composed to show variation in expression to assure distinguishable separations
between the building elements. All building elevations will be designed so that they are well integrated with the
overall building composition.
The primary façade will have a solid, stone-like appearance. Large windows will be provided to reduce its solid
mass, to allow units to have ample daylight, and to capture views. Fenestration between floors will be vertically
aligned and fenestration in the main elevations facing the park will be designed to emphasize verticality. The
wall will have minimal detailing; clean lines and joints allow for a more contemporary expression. Windows will
be recessed from the exterior wall surface to highlight visual depth and to provide self-shading. Cornice lines
and horizontal bands will be introduced as a subtle means to break up the façade. They will wrap the corners of
the building, terminate at a perpendicular surface and will vary in depth. The building is crowned with a
projected chamfered roof overhang in a wood tone that wraps around the building, unifying the overall building
design.
Building Materials & Palette
Visually, the intent is to create a building that feels “natural” and to appear timeless in its context. The primary
façade will feature a light and warm buff palette with warm accents. The main façade material will be clad with a
masonry tile panel to simulate a stone appearance, or stucco. The light buff palette is warm and inviting, it will
have a texture with an appearance similar to natural stone. The ground floor base facade will be clad with
masonry panel with a slightly darker tone. Windows will be framed with aluminum and will have a bronze color
finish. All glazing will be clear and neutral in color with low reflectivity. The glass selected will be energy efficient
and will meet or exceed requirements of local codes. Metal and glass handrails will have a simple ornamental
design.
Figure F, Building Perspective
FIRE/EMERGENCY ACCESS
Proposed circulation for service and emergency vehicles is consistent with the guidelines set forth in the Uptown
Newport Planned Community Development Plan. Fire access is provided from Half Dome Place. An appropriate
fire turnaround is provided by the cul-de-sac at the north end of Half Dome Place. The building is also serviced
by fire hydrants located on the north-west corner of the building and along the north paseo (see Fire Flow
Exhibit for water flow test results data). Further, the required building fire resistance construction type IB will be
exceeded, with type IA construction.
Figure G, Fire Truck Access & Turn-Around
CONSTRUCTION
It is anticipated that the project will begin construction later in 2022.
PHASING
Construction of the building will be sequential as the construction of various trades move from one level to the
next. At this time, the sequence of construction and completion will commence with the excavation and shoring
of the underground parking structures, the foundation system and superstructure will be next, followed by
building enclosure and interior build out.
REFUSE NARRATIVE
Residents will use the recycling and waste chutes located on each floor, which leads to the refuse room in LL1.
Chutes deposit recycling and waste into the compactor and portable two (2) yard bins. Portable bins are
periodically transported to the street to meet the collection truck where they are emptied, then brought back
into the building. Two (2) yard portable bin transport is intended to be done with a scout truck (flat bed pickup
with rear-facing forklift) or by building management staff assisted by a rechargeable battery powered moving
dolly or a utility vehicle. The trash truck will park in the on street loading zone on the west side of Half Dome
Place while the bins are retrieved.
Compost bins (when required) will be placed in the refuse rooms next to the trash chute doors and will be
emptied periodically by building staff or contracted waste management personnel.
Level 1 units refuse management options are periodic refuse valet and residents accessing chutes in the level 1
freight elevator/trash room.
This description has been developed with review and input from a local waste services company.
PARKING OPERATION NARRATIVE
Residents will gain access to the parking garage through the locked sectional entry door in the porte cochere via
electronic fob readers. Visitors will be given access by inputting license plate numbers into an online registry
application, and the door will open using a visual reader when their cars pull up within range. Additionally, valet
parking is planned to be available to both residents and visitors.
STORMWATER
Modular Wetlands shall be installed to treat all of the building’s rainwater runoff up to the 85th percentile
Storm Event. Large storm events shall bypass the modular wetlands and drain directly to the existing storm drain
main lines built as part of the Master Development, Phase 1. Onsite detention is not required as the Uptown
Newport Project taken as a whole reduces total runoff and peak flows over the former existing condition of the
office/industrial campus.
EXHIBITS:
The pages following include the exhibits listed below.
· Water Flow Test Data
· No Build Easements
· Environmental Noise Study
· Interior Acoustic Recommendations
· Specifications for Standpipes, Sprinklers, Fire Pump, Emergency Generator, and Alarms
NO BUILD EASEMENTS EXHIBIT: See Civil Drawings for Site Plan “No-Build Easments Exhibit”
Uptown Newport Lot 1 Building 1
Condominium Development
CCR Title 24 Noise Study Report
April 27, 2021
Prepared for:
Paul Cheng
USAI Investments
16610 N. Dallas Parkway, Suite 1600
Dallas, Texas 75248
Prepared by:
Robert Ortiz
Associate
Patrick Murphy
Associate Principal
WI Project 21-031
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Contents
Introduction .................................................................................................................................................. 2
1 Applicable Noise Standards – Noise Study Criteria ............................................................................... 2
1.1 Interior Noise due to Exterior Sources .......................................................................................... 2
1.2 Ventilation Requirements ............................................................................................................. 2
1.3 Noise Levels at Outdoor Living Areas............................................................................................ 3
1.4 Suggested Interior Noise Criteria for Minimizing Sleep Disturbance ........................................... 3
2 Environmental Noise Survey Methodology .......................................................................................... 3
2.1 Long-Term Measurements ............................................................................................................ 3
2.2 Short-Term Measurements ........................................................................................................... 4
3 Environmental Noise Survey Results .................................................................................................... 4
3.1 Measured Existing Noise Levels .................................................................................................... 5
3.2 Projected Future Noise Levels ...................................................................................................... 5
4 Noise Abatement Recommendations ................................................................................................... 6
4.1 Windows and Exterior Doors ........................................................................................................ 6
4.2 Exterior Walls ................................................................................................................................ 7
4.3 Roof Noise Mitigation ................................................................................................................... 7
4.4 Balcony and Terrace Noise Control ............................................................................................... 7
4.5 Ventilation ..................................................................................................................................... 8
4.6 Electrical Outlets in Exterior Walls ................................................................................................ 9
Appendix A – Glossary of Acoustical Terms ................................................................................................ 23
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Introduction
This report presents an acoustical evaluation of the exterior noise and exterior to interior sound
isolation for the new 60-unit condominium development to be constructed at Lot 1 of the Uptown
Newport development in Newport Beach, CA. The proposed project is a new condominium building
with community pool and fitness facilities. The building will have 7 residential units on floor one, 11
residential units on floors two through five, and 9 residential units on floor six with individual unit
parking garages on two basement floors. An aerial photograph of the project area with Lot 1
highlighted is presented in Figure 1.
The site is dominated by mechanical equipment noise from the neighboring Tower Jazz
Semiconductor building and central plant. Aircraft flyovers to and from John Wayne Airport are also
a notable noise source, however, the project site is located outside of the 60 CNEL noise contour1.
The purpose of this noise study is to assess the exterior noise environment of the subject property
and to provide recommendations on the control of exterior-to-interior noise with respect to the
requirements of the California Code of Regulations (CCR), Title 24 (including the 2019 California
Building Code {CBC} Section 1206 - Sound Transmission Control), the California Green Building
Standard Code (CalGreen) Non-Residential Section 5.507.4 – Acoustical Control, and Mitigation
Measure 10-3 in the Uptown Newport Development Conditions of Approval.
This report provides a description of the environmental noise survey methodology, a discussion of
applicable noise standards, noise survey results, future noise level projections, and exterior-to-
interior noise mitigation recommendations. The current study is based on the Schematic Design
drawing set dated 5 March 2021 by Lucien Lagrange Studio.
1 Applicable Noise Standards – Noise Study Criteria
1.1 Interior Noise due to Exterior Sources
The 2019 CBC states that interior noise levels attributable to exterior sources should not exceed an
annual CNEL of 45 in any habitable room. Furthermore, CCR Title 24 requires that the building be
designed to have such sound insulation that, with all exterior doors and windows in the closed
position, the interior noise level attributable to exterior sources shall not exceed an annual CNEL of
45 in any habitable room.
The state of California has enacted a Green Building Standards Code (CalGreen) which prescribes a
performance criterion whereby interior noise levels due to exterior sources may not exceed an
hourly average level of 50 dBA (50 dBA Leq,1 hr.) for non-residential uses [CBC, Title 24, Part 11].
This interior noise limit is applicable to occupied, non-residential areas during normal hours of
operation, including the Club Lounge, Amenities area, and building offices.
1.2 Ventilation Requirements
For areas of the project where the exterior noise exposure exceeds 60 CNEL, the windows in
habitable spaces will have to be closed to provide the requisite amount of noise insulation; hence
1 http://www.jwair.com/reportspublications/AccessNoise/cnelnoisecontours/2019.PDF
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these spaces must be provided with alternative means of ventilation. Whether this requires
mechanical or passive ventilation is subject to local interpretation and varies from community to
community.
1.3 Noise Levels at Outdoor Living Areas
Per Mitigation Measure 10-3 of the Environmental Impact Report for this project, the exterior noise
standard for all patios, balconies, and common outdoor living areas (playgrounds, parks, and
swimming pools) is 65 dBA CNEL.
1.4 Suggested Interior Noise Criteria for Minimizing Sleep Disturbance
We suggest a maximum interior noise level criterion of 50 dBA due to environmental noise events
during nighttime hours. This 50 dBA standard is used by some cities in California and some hotel
brands to reduce the likelihood of occupant complaints/annoyance from single noise events
associated with transportation noise sources such as aircraft and trains. As the maximum noise level
varies between individual events, we define the exterior level as the 90th percentile of the measured
nighttime events. In other words, 90 percent of typical nighttime events will satisfy the criterion,
while the occasional event will exceed it.
2 Environmental Noise Survey Methodology
The Environmental Noise Survey consisted of three long-term noise measurements along the project
boundaries, which we supplemented by a series of 12 short-term noise measurements conducted at
key locations throughout the property. Table 1 summarizes the noise measurement locations and the
types of measurements performed at each. Figure 1 shows the relative position of measurement
locations for this noise study on a site plan of the project parcel. All equipment was calibrated
immediately before and after measurements with a calibration signal traceable to the National
Institute of Standards and Technology (NIST).
2.1 Long-Term Measurements
Long-term, statistical noise levels were measured at the site by means of three precision, calibrated,
Type I logging sound level meters left unattended for over four days. Long-term meters (LT-1, LT-2,
LT-3) were placed at the locations indicated in Table 1 and Figure 1. LT-1 and LT-2 were each secured
to trees and LT-3 was secured to a light pole. All long-term meters were positioned at a height of
approximately 12 ft above grade. The sound meters monitored noise levels continuously for several
24-hour periods, providing hourly-averaged and statistical noise levels throughout the survey
duration. Hourly equivalent noise data (Leq2) were subsequently used to calculate the daily and
typical Community Noise Equivalent Level (CNEL) at each location, as required by the CCR Title 24,
and to establish the hourly noise exposure for the CalGreen assessment.
2 Appendix A is a glossary of acoustical terminology.
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It should be noted that due to a power failure, monitor LT-2 only collected noise measurement data
for approximately 16 hours. Data collected at this location was reviewed and compared to LT-1 and
LT-3 to approximate a 24-hour CNEL at this location.
2.2 Short-Term Measurements
10 short-term (i.e., 10 to 15-minute) noise measurements were conducted between 12:00 PM and
3:00 PM on April 8, 2021 at the locations indicated in Table 1 and Figure 1 at a height of 5 feet and
25 feet. The short-term measurements are used to measure sound across the site and as additional
data points for verifying our acoustical model. The short-term measurements were correlated with
the long-term measurements to calculate the CNEL at these measurement locations.
Table 1: Environmental Noise Survey Measurement Locations
Label Measurement Type* Location Description**
LT-1 Long-Term – 12 ft
microphone height North East Corner of Lot 1, on tree
LT-2 Long-Term – 12 ft
microphone height North West Corner of Lot 1, on tree
LT-3 Long-Term – 12 ft
microphone height South West Corner of Lot 1, on light pole
ST-1 Short-Term –
5 ft, 25 ft
North East Corner of Lot 1,
~5 ft south of LT-1
ST-2 Short-Term –
5 ft, 25 ft
Along East Property Line,
~50 ft south of LT-1
ST-3 Short-Term –
5 ft, 25 ft
South East Corner,
~150 ft south of LT-1
ST-4 Short-Term –
5 ft, 25 ft
Along North Property Line,
~130 ft east of LT-1
ST-5 Short-Term –
25 ft
North West Corner of Lot 1,
~15 ft south of LT-2
ST-6 Short-Term –
25 ft
South West Corner of Lot 1,
~5 ft north of LT-3
*See descriptions of measurement types above
** North, south, east, and west directions are project oriented, not cardinal
directions
3 Environmental Noise Survey Results
Existing noise levels were determined by analyzing the measurement data obtained at the site; future
noise levels were extrapolated from existing noise levels based on proposed building configurations
and assumed future increases or changes in street traffic. Exterior-to-interior noise insulation
requirements were determined by evaluating the existing and projected future noise levels at the
project site.
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3.1 Measured Existing Noise Levels
The results of the environmental noise survey indicate that existing noise levels at the project site
are currently consistently at or above 60 CNEL. The north and east facades have line-of-site to the
adjacent Tower Jazz Semiconductor building and central plant mechanical equipment. Figure 2,
Figure 3 and Figure 4 present the equivalent noise levels (Leq) measured in hourly intervals for each
monitoring day at each long-term monitoring location. The calculated CNEL value for each complete
24-hour period is also included. The calculated CNEL values were used as the basis for residential
design recommendations, and the loudest hourly Leq at each location was used as the basis of design
for non-residential spaces.
Table 2: Community Noise Equivalent Levels (CNEL) by Measurement Location and Height.
Label Measurement
Height
Equivalent
Project Floor
Existing CNEL
(dBA)
90th Percentile
Nighttime
Max Level
(dBA)
LT-1 12 ft First 65 ‡ 69 ‡
LT-2 12 ft First 62 ‡ 68 ‡
LT-3 12 ft First 60 ‡ 68 ‡
ST-1 5 ft First 63 † 68 †
25 ft First 65 † 69 †
ST-2 5 ft First 63 † 68 †
25 ft Second 63 † 68 †
ST-3 5 ft First 63 † 68 †
25 ft Second 64 † 68 †
ST-4 5 ft First 63 † 68 †
25 ft Second 64 † 69 †
ST-5 25 ft Second 60 † 67 †
ST-6 25 ft Second 60 † 68 †
‡ CNEL computed from long-term measurement data
† CNEL estimated from short-term measurement data
3.2 Projected Future Noise Levels
Future noise levels are typically extrapolated from existing noise levels based on predicted increased
traffic operations on local streets.
In terms of noise impacts from the increased traffic, a 1 dB increase in the daily CNEL can be expected
if traffic levels increase 30% on any local thoroughfare, assuming vehicle speeds and free-flow
conditions remain the same. Typical traffic volume increases in developed urban areas such as this
neighborhood are on the order of 1% per year, therefore net increases of less than 1 dB can be
expected in the next 10 years. This assumes that there will be no significant improvements in tire,
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pavement, and/or engine technologies which would serve to reduce the overall noise emission from
vehicular traffic, as has been the case in the past.
However, this project is sufficiently shielded from the nearest local streets, Jamboree Rd., MacArthur
Blvd., and Von Karman Ave., either by existing buildings or by distance, that there is no anticipated
increase in future noise levels. Local trips created by this project and adjacent developments are not
expected to be sufficient to increase future CNEL noise levels.
The Environmental Impact Report No. 627 for John Wayne Airport General Aviation Improvement
Program3, future projections show the project will remain approximately 1,500 ft beyond the 60
CNEL contour. Based on this, we did not increase the expected future noise level for the project due
to operations associated with John Wayne Airport.
In addition, it is foreseen that the Tower Jazz facility will close in several years and be replaced by
additional residential development. When that occurs, the noise levels on the North and East facades
will also decrease.
4 Noise Abatement Recommendations
For residential units on upper floors that are exposed directly to noise from adjacent roadways or
elevated mechanical equipment, it is not practical to use sound barrier walls at the property lines to
reduce noise levels at the project building facades because of the height that would be required.
However, such design features are not necessary to provide compliant interior noise levels at
residential units, because specifying acoustical designs for glazing and window types, exterior walls,
exterior entrances, and supplemental ventilation systems can provide the mitigation necessary to
achieve a code-compliant interior noise environment at perimeter units.
Where the exterior noise level on a balcony or deck exceeds the limit, an acoustical barrier specific
to that balcony or deck will provide the mitigation necessary to achieve a conditions of approval
compliant outdoor noise environment.
4.1 Windows and Exterior Doors
The following acoustical ratings apply to exterior doors with glazing panels as well as window
assemblies. These apply to the glazing assemblies as a whole, not just the glazing elements in the
windows and doors. These are the minimum acoustic ratings required to meet the Title 24 interior
noise requirements. Acoustic performance ratings are presented in terms of Outdoor-Indoor
Transmission Class (OITC) and Sound Transmission Class (STC), both of which should be met by the
window/door manufacturer by providing laboratory test data for the specific window or door
assembly types submitted for this project. Three classifications of acoustically-rated exterior glazing
assemblies are required for this project:
3 https://files.ocair.com/media/2020-
12/Appendix%20H%20GAIP%20Noise%20Tech%20Appendix.pdf?ww0BSgrVCj0YAEeCP4b3zKPtjhzY1dz1=
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• Class I: OITC 24, STC 30
• Class II: OITC 26, STC 33
• Class III: OITC 28, STC 35
The locations of these various classes are indicated below and shown in Figure 7 through Figure 10.
All other facades where no specific OITC/STC class recommendations are indicated do not require
acoustically-rated glazing because any dual-pane window that is used to meet CBC thermal insulation
requirements will also be sufficient to meet the acoustical requirements.
4.2 Exterior Walls
At this time there are no specific wall assemblies called out on floor plan drawings. Details on Sheet
A8-120 indicate metal stud construction will be used and also indicate that the exterior wall finishes
are to be stucco or cast stone. Therefore, the following typical metal-framed exterior wall assemblies
were assumed to determine the acoustic rating of the glazing assemblies.
• EIFS system (stucco) finish, a weather resistive barrier, a layer of 5/8” exterior glass mat
sheathing, 8” metal studs 16” o.c, 6” thick fiber glass batt insulation, 1 layer of 5/8” type X
gypsum. This assembly has an approximate STC-58 rating.
• Cast stone (3-5/8” thick) finish, minimum 1” air gap, 2” continuous XPS insulation, a weather
resistive barrier, a layer of 5/8” glass mat sheathing, 6” metal studs 16” o.c, 6” thick fiber glass
batt insulation, 1 layer of 5/8” type X gypsum. This assembly has an approximate STC-67
rating.
4.3 Roof Noise Mitigation
The typical concrete slab roof/ceiling assemblies that will be used is shown on Detail 3 on Sheet
A8-121. This is sufficient for noise control.
• Roofing membrane, 1/2" cover board, rigid insulation, vapor barrier, 8” thick concrete slab
(expected rating is STC-58).
4.4 Balcony and Terrace Noise Control
To achieve the Mitigation Measure 10-3 65 CNEL noise standard at the balconies, noise control
measures will be required at those with direct exposure to the Tower Jazz facility (project north and
east). See Figure 11 for the approximate locations of the balconies where the following noise control
measures are recommended. Figure 12 shows schematic placement of the noise control
recommendations.
• Balconies on Second through Fifth Floors:
o Glass and metal rails should be of solid construction, with sealed gaps between panels
and only minimal openings at the bottom for drainage. Height of rails should be at
least 3.5 ft above the finished floor. A clear barrier such as the glass and metal
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8
currently shown in the elevations, with the gaps between panels and opening at the
bottom sealed/closed, is appropriate.
o Ceilings above balconies should be finished with an acoustically absorptive material
with a minimum NRC-0.70 rating.
o A solid barrier should extend 2 ft from the underside of the level above, at the
perimeter of the balcony. A translucent barrier with a similar design to the rails would
be appropriate. Alternatively, the balcony could be converted to a sunroom with
operable windows. This would not be considered a habitable space under Title 24, so
it would not be subject to the 45 CNEL limit. There would be no requirements for the
glass and probably also not for the ventilation, but that should be confirmed with the
project mechanical engineer.
• Balconies on Sixth Floor:
o Recommendations for sixth floor balconies are similar to lower floor
recommendations in regard to the glass and metal rails. However, since sixth floor
balconies do not have a ceiling above to apply absorptive material, it is recommended
that the rails at this floor be a minimum of 5 ft high to provide necessary sound
mitigation.
The common outdoor pool and terrace space on the second floor is sufficiently shielded by the project
building such that no noise control measures are required.
4.5 Ventilation
Mitigation requirements are based on community noise equivalent levels (CNEL) of 60-65 dBA at the
project facades. A typical bedroom/living room window will allow for a reduction of approximately
15 decibels when partially open. Therefore, given the exterior noise exposures it will not be possible
for the interior noise requirement of CNEL 45 dBA to be met with any open exterior windows if a
habitable space is exposed to a CNEL above 60 dBA. Supplemental ventilation must be provided at
all rooms for which acoustically-rated glazing assemblies are recommended in this report. The
acoustical performance of the ventilation system should be equal or higher to the STC rating required
for a specific unit’s exterior glazing, as shown in Figure 7 through Figure 10.
Supplemental ventilation can be provided in several forms:
• A ducted fresh air system could be incorporated into the HVAC system. Other projects have
used passive, ducted air inlets that extend from the building’s rooftop to soffits within each
unit. Ducted air inlets should be acoustically lined through the first 10 feet in length away
from the exterior opening and incorporate one or more 90-degree bends between openings,
so as to not compromise the noise insulating performance of the residential unit’s exterior
envelope.
• Instead of serving unit stacks with a vertical duct drawing air from the room, air could also
be drawn through the floor-ceiling assembly to a register in the ceiling. In either system, ducts
should be located within gypsum shafts so as to not create a direct noise path from exterior
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9
penetration to the unit interior. We will gladly review and comment on designs provided by
the project’s architect or mechanical engineer.
• Another means of providing fresh air ventilation without compromising the degree of
acoustical isolation is to incorporate a “Z-duct” fresh air intake device in the building facade.
If a Z-duct method is chosen to provide outside air intake at individual units, the vertical duct
should be at least 5 ft in length and lined with 1/2" or 1" thick acoustical liner. These
requirements are essential to make the Z-duct provide adequate noise insulation and not
compromise the noise insulating performance of the window and wall assemblies.
Commercially available units include:
o Vibro-Acoustics Model CT Silencer (http://www.vibro-acoustics.com)
o Ruskin Model L Air Vent Silencers (www.ruskinsound.com)
o Commercial Acoustics Transfer Silencers Model ‘L’ (www.mfmca.com)
4.6 Electrical Outlets in Exterior Walls
Apply outlet box pads and caulk to all electrical boxes in exterior walls (both interior and exterior
faces), as one would in all corridor, party and other sound rated interior partitions (including floor-
ceiling assemblies). Thoroughly caulk around all edges of electrical outlet boxes and other
penetrations with non-hardening acoustical sealant. See schematic detail in Figure 13.
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Figure 1: Project area map with long-term (LT-1, LT-2 & LT-3) and short-term (ST-1, ST-2, ST-3, ST-4,
ST-5 & ST-6) measurement locations
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Figure 2: Hourly equivalent noise levels (Leq) and corresponding community noise equivalent levels
(CNEL) measured at Location LT-1, North East Corner (2021)
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Figure 3: Hourly equivalent noise levels (Leq) and corresponding community noise equivalent levels
(CNEL) measured at Location LT-2, North West Corner (2021)
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Figure 4: Hourly equivalent noise levels (Leq) and corresponding community noise equivalent levels
(CNEL) measured at Location LT-3, South West Corner (2021)
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Figure 5: Predicted Community Noise Equivalent Level (CNEL) contours on first floor
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Figure 6: Predicted Community Noise Equivalent Level (CNEL) contours on second though sixth floors
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Figure 7: First floor glazing assemblies acoustical rating recommendations.
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Figure 8: Second floor glazing assemblies acoustical rating recommendations.
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Figure 9: Third, fourth, and fifth floors glazing assemblies acoustical rating recommendations.
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Figure 10: Sixth floor glazing assemblies acoustical rating recommendations.
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Figure 11: Balconies (red highlighted areas) where noise control measures are required on second through sixth floors.
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Figure 12: Balcony noise control sketch. Dashed pink lines show ceiling areas to be finished with
acoustically absorptive material. Green boxes show where barriers should be extended down from the
balcony above or where the existing railing is to be extended up.
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Acceptable products or approved equivalent:
Acoustical pads:
a. Nelson Fire Rated FSP Putty Pads manufactured by EGS Electrical
(www.nelsonfirestop.com)
b. BioStop Fire Rated Putty Pads (www.biofireshield.com)
c. SpecSeal Putty Pads (www.stifirestop.com)
d. IsoBacker Outlet Backer Pad by Kinetics Noise Control (www.kineticsnoise.com)
General drywall caulking:
a. Sheetrock Acoustical Sealant manufactured by USG (www.usg.com)
Caulking of fire-rated openings:
a. 3M Fire Barrier Sealant CP 25WB+ (www.3M.com)
b. FS-ONE by Hilti (www.hilti.com)
Figure 13: Acoustical isolation of electrical boxes and other recessed elements at exterior walls.
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Appendix A – Glossary of Acoustical Terms
A-Weighted Sound Level (dBA):
The sound pressure level in decibels as measured on a sound level meter using the internationally
standardized A-weighting filter or as computed from sound spectral data to which A-weighting
adjustments have been made. A-weighting de-emphasizes the low and very high frequency
components of the sound in a manner similar to the response of the average human ear. A-weighted
sound levels correlate well with subjective reactions of people to noise and are universally used for
community noise evaluations.
Airborne Sound:
Sound that travels through the air, as opposed to structure-borne sound.
Ambient Noise:
The prevailing general noise existing at a location or in a space, which usually consists of a composite
of sounds from many sources near and far.
Community Noise Equivalent Level (CNEL):
The Leq of the A-weighted noise level over a 24-hour period with a 5 dB penalty applied to noise levels
between 7 p.m. and 10 p.m. and a 10 dB penalty applied to noise levels between 10 p.m. and 7 a.m.
Day-Night Sound Level (Ldn):
The Leq of the A-weighted noise level over a 24-hour period with a 10 dB penalty applied to noise
levels between 10 p.m. and 7 a.m.
Decibel (dB):
The decibel is a measure on a logarithmic scale of the magnitude of a particular quantity (such as
sound pressure, sound power, sound intensity) with respect to a reference quantity.
Energy Equivalent Level (Leq):
The level of a steady noise which would have the same energy as the fluctuating noise level integrated
over the time period of interest. Leq is widely used as a single-number descriptor of environmental
noise. Leq is based on the logarithmic or energy summation and it places more emphasis on high
noise level periods than does L50 or a straight arithmetic average of noise level over time. This
energy average is not the same as the average sound pressure levels over the period of interest but
must be computed by a procedure involving summation or mathematical integration.
Field Impact Insulation Class (FIIC):
A single number rating similar to the IIC except that the impact sound pressure levels are measured
in the field.
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Field Sound Transmission Class (FSTC):
A single number rating similar to STC, except that the transmission loss values used to derive the
FSTC are measured in the field. All sound transmitted from the source room to the receiving room is
assumed to be through the separating wall or floor-ceiling assembly.
Frequency (Hz):
The number of oscillations per second of a periodic noise (or vibration) expressed in Hertz
(abbreviated Hz). Frequency in Hertz is the same as cycles per second.
Impact Isolation Class (IIC):
A single number rating used to compare the effectiveness of floor-ceiling assemblies in providing
reduction of impact generated sounds such as footsteps. It is derived from the measurement of
impact sound pressure levels across a series of 16 test bands using a standardized tapping machine.
Noise Isolation Class (NIC):
A single number rating derived from measured values of noise reduction between two enclosed
spaces that are connected by one or more paths. The NIC is not adjusted or normalized to a standard
reverberation time.
Normalized Noise Isolation Class (NNIC):
A single number rating similar to the NIC, except that the measured noise reduction values are
normalized to a reverberation time of 1/2 second.
Outdoor-Indoor Transmission Class (OITC):
A single number classification, specified by the American Society for Testing and Materials (ASTM E
1332 issued 1994), that establishes the A-weighted sound level reduction provided by building
facade components (walls, doors, windows, and combinations thereof), based upon a reference
sound spectra that is an average of typical air, road, and rail transportation sources. The OITC is the
preferred rating when exterior facade components are exposed to a noise environment dominated
by transportation sources.
Octave Band - 1/3 Octave Band:
One octave is an interval between two sound frequencies that have a ratio of two. For example, the
frequency range of 200 Hz to 400 Hz is one octave, as is the frequency range of 2000 Hz to 4000 Hz.
An octave band is a frequency range that is one octave wide. A standard series of octaves is used in
acoustics, and they are specified by their center frequencies. In acoustics, to increase resolution, the
frequency content of a sound or vibration is often analyzed in terms of 1/3 octave bands, where each
octave is divided into three 1/3 octave bands.
Sound Absorption Coefficient ():
The absorption coefficient of a material is the ratio of the sound absorbed by the material to that
absorbed by an equivalent area of open window. The absorption coefficient of a perfectly absorbing
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surface would be 1.0 while that for concrete or marble slate is approximately 0.01 (a perfect reflector
would have an absorption of 0.00).
Sound Pressure Level (SPL):
The sound pressure level of sound in decibels is 20 times the logarithm to the base of 10 of the ratio
of the RMS value of the sound pressure to the RMS value of a reference sound pressure. The standard
reference sound pressure is 20 micro-pascals as indicated in ANSI S1.8-1969, "Preferred Reference
Quantities for Acoustical Levels".
Sound Transmission Class (STC):
STC is a single number rating, specified by the American Society for Testing and Materials, which can
be used to measure, in decibels, the sound insulation properties of interior building partitions for
noise sources such as speech, radio, and television. It is used extensively for rating sound insulation
characteristics of building materials and products.
Structure-Borne Sound:
Sound propagating through building structure. Rapidly fluctuating elastic waves in gypsum board,
joists, studs, etc.
Statistical Distribution Terms:
L99 and L90 are descriptors of the typical minimum or "residual" background noise (or vibration)
levels observed during a measurement period, normally made up of the summation of a large number
of sound sources distant from the measurement position and not usually recognizable as individual
noise sources. Generally, the prevalent source of this residual noise is distant street traffic. L90 and
L99 are not strongly influenced by occasional local motor vehicle passbys. However, they can be
influenced by stationary sources such as air conditioning equipment.
L50 represents a long-term statistical median noise level over the measurement period and does
reveal the long-term influence of local traffic.
L10 describes typical or average levels for the maximum noise levels occurring, for example, during
nearby passbys of trains, trucks, buses, and automobiles, when there is relatively steady traffic. Thus,
while L10 does not necessarily describe the typical maximum noise levels observed at a point, it is
strongly influenced by the momentary maximum noise level occurring during vehicle passbys at most
locations.
L1, the noise level exceeded for 1% of the time is representative of the occasional, isolated maximum
or peak level which occurs in an area. L1 is usually strongly influenced by the maximum short-
duration noise level events which occur during the measurement time period and are often
determined by aircraft or large vehicle passbys.
UptownNewport_Lot_1_Title24_NoiseReport_WilsonIhrig_20210427.docx
WI #21-031
08 October 2021
USAI Investments
Attn: Paul Cheng
16610 N. Dallas Parkway, Suite 1600
Dallas, Texas 75248
Cc: Alfredo Marr (Lucien LaGrange Studio) via email
Subject: Uptown Newport – Lot 1 – Building 1
Acoustic Basis of Design and Review 100% Design Development Drawings
Dear Mr. Cheng:
The following report presents our acoustics Basis of Design and our review of the 100% Design
Development Set, dated June 11, 2021 and our discussions with the project design team. Our
acoustical recommendations are based on satisfying the project acoustical criteria and our
experience with similar condominium projects.
1 Project Description
The proposed project will be located at in the northwest corner, in Lot 1, of the One Uptown Newport
complex located at 4201 Jamboree Rd in Newport Beach, CA. The building will be constructed as a
six-story building of Type 1-A construction, which will include 60 condominium units. The project
will also include a main lobby, lobby lounge, club lounge, fitness center, yoga, sauna, amenity room
and a community pool.
This report provides acoustical recommendations for the project, based on the 100% Design
Documents Set, dated June 11, 2021.
2 Acoustical Criteria
The following subsections summarize the relevant acoustical criteria for the project. For those
adjacencies and spaces that are not directly addressed by the City’s General Plan, City’s Municipal
Code or State Building Code, we have based our recommendations on industry-standard acoustical
criteria for luxury condominiums in California and our experience.
Uptown Newport-Lot 1- Building 1 –100% DD Set Review
Newport Beach, CA
2
2.1 Interior Separations
The California Building Code (CBC) has requirements for Inter-dwelling and Nonresidential interior
sound transmission control. The minimum Sound Transmission Class (STC1) and Impact Insulation
Class (IIC2) ratings, as prescribed by the CBC, are summarized in Table 1 below.
Table 1: Code Required Criteria for Interior Separations
Occupancy Partition Type
Code Required
Minimum Rating Applicable Code
Residential Separation* Walls STC 50 2019 CBC3
Section 1207
Floor-Ceiling STC 50
IIC 50
2019 CBC
Section 1207
Nonresidential Tenant
Separation*
Walls STC 40
2019 CALGreen4
Section 5.507 Floor-Ceiling STC 40
*Wall and floor-ceiling assemblies separating dwelling units, guest rooms or tenant spaces from each other
and from public or service spaces.
The acoustical criteria presented in the CBC should be considered the minimum acoustical criteria
for residential buildings and is not appropriate for luxury condominium buildings. For luxury
condominium buildings, we recommend acoustical criteria that exceeds the acoustical Grade A
Performance as described in the International Code Council (ICC) G2-2010 Guideline for Acoustics5.
Tables 2 and 3 present the CBC minimum acoustic criteria and our recommended criteria for
condominium buildings with a subjective description for reference.
1 Sound Transmission Class (STC): A single number rating, specified by the American Society for Testing and Materials, which
can be used to measure the sound isolation properties for comparing the sound transmission capability of interior building
partitions for noise sources such as speech, radio, and television. It is used extensively for rating sound isolation characteristics
of building materials and products.
2 Impact Insulation Class. A single number rating used to compare the effectiveness of floor ceiling assemblies in providing
reduction of impact generated sounds such as footsteps. It is derived from the measurement of impact sound pressure levels
across a series of 16 test bands using a standardized tapping machine.
3 2019 California Building Code (CBC), California Code of Regulations, Title 24, Volume 1, Section 1206
4 https://codes.iccsafe.org/content/CAGBSC2019/chapter-5-nonresidential-mandatory-measures
5 https://www.iccsafe.org/wp-content/uploads/asc_a117/Supporting_doc_8-15-5_ICC_G2-2010_Guideline_for_Acoustics-
A1171_Committee.pdf
Uptown Newport-Lot 1- Building 1 –100% DD Set Review
Newport Beach, CA
3
Table 2: Sound Isolation – Wall and Floor-Ceiling Demising Assemblies
Sound Isolation Privacy Rating Organization
Subjective Description of Privacy and
Sound Isolation
STC 50 Code Minimum California Building Code
• Normal voices are audible but
unintelligible most of the time. Raised
voices are partially intelligible.
• Code minimum
STC 65
Excellent (appropriate
for luxury
condominiums)
Wilson Ihrig’s
Recommendation
• Voices at normal levels and raised
voices are not audible or intelligible.
• “Practically eliminates the negative
effects of neighbor’s noises6.”
Table 3: Structure-Borne Sound Isolation – Floor-Ceiling Demising Assemblies
Structure-Borne
Sound Isolation Subjective Rating Organization
Subjective Description of Privacy and
Sound Isolation
IIC 50 Code Minimum California Building Code
• Hard-soled footfalls are audible and
heavy impacts are deemed intrusive.
• Code minimum
IIC 65
Excellent (appropriate
for luxury
condominiums)
Wilson Ihrig’s
Recommendation
• Hard-soled footfalls are barely audible
and heavy impacts are audible.
For condominium corridor partitions, we recommend an STC 55 assembly between the residential
unit and corridor or public space. For reference purposes, we have included Section 1207 from the
CBC for reference.
2.2 Background Noise Criteria – Residential and Amenity Spaces
Table 2 outlines room types and a range of preferred background Noise Criteria (NC7) ratings to
achieve for HVAC equipment based on design guidelines presented in Chapter 49, “Sound and
Vibration Control,” of the ASHRAE8 Handbook and our experience with similar projects.
Table 4: Background Noise (HVAC) Criteria
Space NC/RC
Living Areas 30
Bathrooms, kitchens, utility rooms 35
Corridors/lobbies 40
Service/support areas 45
6 Bradley, J.S., Deriving Acceptable Values for Party Wall Sound Insulation from Survey Results, Inter Noise
Proceedings, pp. 1505–1510, The Hague, Netherlands, 2001
7 Noise Criteria (NC)/Room Criteria(RC): A single number rating describing a continuous noise in terms of level and spectrum. NC
and RC are typically used to rate the subjective loudness of mechanical equipment noise indoors.
8 ASHRAE: American Society of Heating, Refrigerating and Air-Conditioning Engineers, Inc.
Uptown Newport-Lot 1- Building 1 –100% DD Set Review
Newport Beach, CA
4
Table 3 outlines room types and the preferred noise criteria to achieve for plumbing systems based
noise levels presented in Table 5 of Chapter 49, “Sound and Vibration Control,” of the ASHRAE
Handbook and our experience with similar projects.
Table 5: Plumbing Noise Criteria
Residential Space Lmax, dBA
Bedrooms 35
Living Rooms 35
Dining Rooms 35
3 Acoustical Review and Recommendations
The following section includes an itemized list of our acoustical comments and recommendations
based on our review of the Value Engineering drawing set, dated July 12, 2020.
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 1 of 33
Item Sheet Issue / Question Comment / Recommendation
Interior Partitions Review
1 A8-100
Wall Type ‘A’ – Balanced
Single Layer Non-Bearing
Gyp.Bd. Partition
Wall Type, ‘A’, is a single stud wall with one layer of 5/8-
inch thick type ‘x’ gypsum board on either side of the
studs. Wall Type ‘A’ has four variations based on stud
size. Assuming the walls will include batt insulation
equivalent to the stud size, below are the corresponding
STC ratings, assuming 25 gauge metal studs, with a
transmission loss test report number for reference:
Note: If the wall assemblies do not include batt insulation,
the STC rating is expected to decrease by 5 to 8 points.
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 2 of 33
Item Sheet Issue / Question Comment / Recommendation
2 A8-100
Wall Type ‘D’ – Balanced
Double Layer Studs and
Gyp.Bd. Partition
Wall Type D, is a double steel stud, wall with two
layers of 5/8-inch thick type ‘x’ gypsum board on
either side of the studs. There are two variations
of this wall – Type D4-1 and Type D4-1A. Type
D4-1 show 2 ½-inch metal studs and D4-1A
shows 3 5/8-inch metal studs. These
constructions are expected to have STC ratings
of 64 (Type D4-1) and 67 (Type D4-1A), which
both satisfy the CBC requirement, but Type D4-1
does not meet the recommend STC criteria for a
demising wall between condominiums.
Although the STC ratings vary by 3 points, there
are more significant differences if the 1/3 octave
transmission loss values are compared. To
demonstrate, the graph to the right compares two
laboratory tests of wall assemblies with similar
constructions as Wall Type D4-1 and D4-1A. The
graph shows the acoustical improvement that
results by increasing the stud depth from 2 ½-inch
to 3 5/8-inch revealing a significant improvement
in noise reduction in the speech frequency range, as great
as 8 dB. For reference, a noise reduction improvement of
10 dB is perceived as halving the loudness of a noise
source.
For reference, the laboratory test numbers
corresponding to each assembly are:
• Type D4-1A – NGC 2018085_R1
• Type D4-1 – NGC 2015104
These laboratory test numbers should be included on
Sheet A8-100.
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 3 of 33
Item Sheet Issue / Question Comment / Recommendation
3 A8-100
Wall Type ‘E’ – One Side
Finished Shaft Wall
Partition
Wall Type, ‘E’, is a single stud wall with one layer of 5/8-
inch thick type ‘x’ gypsum board on one side of C-H studs
and 1-inch thick type ‘x’ gypsum shaft wall liner on the
other. Wall Type ‘E’ has five variations based on stud
size. Below are the corresponding STC ratings with a
transmission loss test report number for reference:
Note: If the wall assemblies do not include batt insulation,
the STC rating is expected to decrease by 5 to 8 points.
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 4 of 33
Item Sheet Issue / Question Comment / Recommendation
4 A8-100
Wall Type ‘F’ –
Unbalanced Double
Layer Gyp.Bd. Partition
Wall Type, ‘F’, is a single 25 gauge stud wall with one
layer of 5/8-inch thick type ‘x’ gypsum board on one side
of the studs and one layer of 5/8-inch thick type ‘x’
gypsum board attached to resilient channels on the
opposite side. There is an optional 2nd layer of 5/8-inch
thick type ‘x’ gypsum board that can be added to the
resilient channel side of the wall. Also, Wall Type F4-1A
includes 4-inch studs and Wall Type F6-1A includes 6-
inch studs. Wall Type ‘F’ with two total layers of 5/8-inch
thick type ‘x’ gypsum board is expected to have an STC
rating of 50, based on laboratory test report TL07-625.
Wall Type ‘F’ with three total layers of 5/8-inch thick type
‘x’ gypsum board, where two layers are attached on the
resilient channel side, is expected to have an STC rating
of 56, based on laboratory test report TL07-628. These
laboratory test numbers should be included on Sheet A8-
100.
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 5 of 33
Item Sheet Issue / Question Comment / Recommendation
5 A8-100
Wall Type ‘G’ – Balanced
Double Layer Gyp.Bd.
Partition
Wall Type, ‘G’, is a single 25 gauge stud wall with two
layers of 5/8-inch thick type ‘x’ gypsum board on either
side of the studs. Also, Wall Type G4-2A includes 3-5/8
inch studs. Wall Type ‘G4-2A’ is expected to have an STC
rating of 58, based on laboratory test report TL-92-369.
This laboratory test number should be included on Sheet
A8-100.
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 6 of 33
Item Sheet Issue / Question Comment / Recommendation
6 A8-100
Wall Type ‘M’ – CMU.
Partition
Wall Type, ‘M’, is a CMU partition with fully grouted cells. Also,
Wall Type G4-2A includes 3-5/8 inch studs. Wall Type ‘M’ has
three variations based on wall width. Below are the
corresponding STC ratings. All tests were published by the
California Office of Noise Control.
7 A6-300 Trash Chute Vibration
Isolation – details omitted
Currently there are no details showing the configuration of the vibration isolators, chute support framing,
and floor structure. Please provide details for clarification. See Figure 1 and Figure 2 below for suggested
details.
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 7 of 33
Item Sheet Issue / Question Comment / Recommendation
Floor-Ceiling Assemblies Review
8 A8-121
Typical Floor Assembly
and Typical Ceiling
Assembly – FL-2 & GBC-
01
The details for the Typical Floor Assembly, FL-2 and Typical Ceiling Assembly, GBC-01, show the
horizontal demising floor-ceiling system between residential units will consist of a hard surface floor,
acoustical underlayment where scheduled, 8-inch thick cast-in-place concrete slab and suspended 5/8-
inch thick gypsum board ceiling. FL-2 indicates closed-cell spray foam in the ceiling plenum, we assume
the other floors do not have insulation in the
plenum.
To satisfy the project criteria of STC/IIC 65, as
presented in Tables 2 and 3, we recommend that
acoustical underlayment below the scheduled
hard surface flooring in living areas be Pliteq
GenieMat RST05, AcoustiCork EZ Floor, or
Sound Seal ProBase. Also, we recommend two
layers of 5/8-inch thick type ‘x’ for the ceiling and
a minimum 3-inch thick batt insulation in the
plenum or equivalent.
Based on the assembly presented with 5/8-inch
thick engineer hard wood and the recommended
underlayment, we expect the acoustical
performance to be STC 65 and IIC 67 based on
test reports of similar assemblies and acoustic modeling software predictions. Please see our markups to
the right.
We understand that the corridors will be carpeted. If the corridors have changed to a hard surfaced
flooring, we recommend an acoustical underlayment below the hard surface flooring as recommended
above. This will reduce the potential for transference of impact noise into adjacent living areas due to hard
soled shoes or similar.
9 A8-121 Typical Roof Assembly –
RF-2
This assembly is noted to only be used at the roof; therefore, this assembly does not have an acoustic
rating code requirement as there are no decks or common use areas and is acceptable at the roof.
10 A6-150
Stairs Adjacent to
Residential Units – Noise
Transfer of Footfalls
To reduce noise created by footfalls on stairs adjacent to residential units, we recommend stairs be
supported at the landings and stringers should not be connected to the wall shared with a residential unit,
or other sensitive space. Similarly, neither risers nor treads should contact walls. Stair treads are shown to
be concrete-filled, which is recommended.
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 8 of 33
Item Sheet Issue / Question Comment / Recommendation
11 A8-121 Floor/Wall Intersections
and Soffits
Floor/wall intersection details are not shown in the drawings. It is imperative that all resilient elements
(suspended ceiling, resilient flooring) not have direct contact with structural elements that impede their
movement. The drawings do not show partition and floor/wall intersection details. These details should
include the following elements:
1) A fully sealed 1/4” gap at the bottom of the face layers of GWB in party wall
2) A fully sealed 1/4” gap at the edge of GWB at the ceiling/wall intersection where the ceiling is hung from
resilient channels or sound isolation clips
3) A gap between the hard surface flooring in living areas and partition gypsum board
4) Resilient underlayment below the hard surface flooring with product options
12 A585 Recessed Light Fixture –
detail omitted
If recessed light fixtures are planned for the project it is important to avoid acoustical “short-circuiting”
which occurs at locations where the resilient items are bridged by a direct structural connection, via the
gypsum board enclosure and framing, with concrete slab. Please see Figure 3 for our recommended
construction for recessed light fixtures in floor-ceiling assemblies.
Floor Plan Review
13 A2-102
Demising Wall at
Residential Units – Noise
Transfer
The demising wall partition between residential units is noted as D4-1A. This assembly is expected to
have an STC of 67 as described in Item 2. This complies with CBC requirements and satisfies our
recommendation of STC 65 for the residential demising wall as stated in the BOD.
14 A2-102
Corridor Wall at
Residential Units – Noise
Transfer
The corridor wall partition is noted as F4-1A. This assembly is expected to have an STC of 56 as
described in Item 4. This complies with CBC requirements and satisfies our recommendation of STC 55
for the corridor wall as stated in the BOD.
15 A2-102 Interior Partitions in Units
– Noise Transfer
The interior partitions within residential units are noted as Wall Type A4 which has an STC rating of 48 as
described in Item 1. When noise generating spaces, such as living rooms or dining rooms, are adjacent to
noise sensitive spaces, such as a bedroom, we recommend Wall Type G4-2A which has an STC rating of
58. This will reduce the potential for noise transfer and maintain a quiet background noise level in the
bedrooms during simultaneous use of adjacent spaces.
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 9 of 33
Item Sheet Issue / Question Comment / Recommendation
16 A2-102
Club Lounge 110 – Noise
Transfer to Residential
Units Above, Speech
Intelligibility
Floor-Ceiling Assembly: We understand the Club Lounge 110 will be used for a variety of events including
community meetings and events. We understand there is a potential for an integrated sound system for
music playback. We are concerned with noise intrusion into the residential units above Club Lounge 110
during community events that will include music playback. Potential noise intrusion could be controlled at
the source by the building manager, event host or similar. If the client would like to further reduce the
potential for noise intrusion into the residential units above, we recommend the floor/ceiling system
between Club Lounge 110 and the residential units above have a minimum STC rating of 65+. Please see
our recommendations in Item 8.
Interior (Room) Acoustics: The finishes are not yet indicated on the drawings for Club Lounge 110.
Assuming hard surface flooring, gypsum board ceiling and gypsum board walls with large window areas,
we expect the reverberation time to be greater than 2.2 seconds, which is excessive and may lead to
complaints from the residence due to poor speech intelligibility and noise build-up. To reduce the
reverberation time and potential noise build-up in this space we preliminary recommend that 60% of the
ceiling and 10% of the wall area treated with acoustically absorptive material with a minimum NRC of 0.80.
We will be glad to further develop interior acoustic treatments based on visual, cost or other concerns.
Suggested acoustical treatments are below.
Type of Acoustical Treatment Suggested Products
Acoustical Curtains/Drapes • Acousti-Curtain by Acoustical Surfaces
• Quiet Curtains
Fabric-wrapped Wall Panels
• Decoustics Wall Panels
• Armstong Wall Panels
• Kinetics Wall Panels
Acoustical Tile • Armstrong Acoustical Ceiling Tiles
• USG Acoustical Ceiling Tiles
17 A2-102
Club Lounge 110 –
Window/Wall and
Corridor door
Interior Window/Wall: To maintain the sound isolation between Club Lounge 110 and Private Dining 112,
the window/wall partition demising these spaces should have a minimum STC composite rating of 35.
Door: To reduce sound transfer to and from the corridor, the door should be solid core wood or insulated
metal with full perimeter gasketing and door bottoms. Perimeter gasketing should be Pemko #S88, #312
(www.pemko.com), Zero #770, #488, #188 (www.zerointernational.com), or Hager #860S
(www.hagerco.com). Door bottoms should be either automatic door bottoms with silicone-type seals or a
saddle shoe combination. Suitable products include: Pemko #411 #420, #430, #412 (automatic door
bottoms), #270/#234 (saddle/shoe combo); Zero #369, #364, #368, #366, #367, #365 (automatic door
bottoms), #544/#52 (saddle/shoe combo); Hager #730S, #740S. The astragal should be sealed with a
bulb-type silicone seal such as Pemko #355S, Zero #383, or Hager #837S.
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 10 of 33
Item Sheet Issue / Question Comment / Recommendation
18 A2-102
Private Dining 112 –
Speech Intelligibility,
Door
Interior (Room) Acoustics: The finishes are not yet indicated on the drawings for Private Dining 112.
Assuming hard surface flooring, gypsum board ceiling and gypsum board walls with large window areas,
we expect the reverberation time to be greater than 1.7 seconds, which is excessive for this room volume
and may lead to complaints from the residence due to poor speech intelligibility and noise build-up. To
reduce the reverberation time and potential noise build-up in this space we preliminary recommend that
60% of the ceiling area treated with acoustically absorptive material with a minimum NRC of 0.80. We will
be glad to further develop interior acoustic treatments based on visual, cost or other concerns. Suggested
acoustical treatments given in Item 16.
19 A2-102
Fitness Center 126 –
Impact and Airborne
Noise Control
Floor Finish (Impact Noise Control): Fitness Center 126 has the potential to generate structure-borne
noise that will affect the adjacent spaces (Yoga and Sauna) and the residential units above on Level 2. We
understand that aerobic machines, weight machines and limited free weights are anticipated for Fitness
Center 126. To reduce the potential for impact noise transfer to adjacent spaces and the residential
spaces above, we recommend engineered fitness flooring such as Pliteq FIT30 or ECore Everlast
UltraTiles as the flooring in this space. Further recommendations will be provided as the design develops.
Floor-Ceiling Assembly: We are concerned with noise intrusion into the residential units above Fitness
Center 126 due to noise generated in the spaces and potential music playback. If the client would like to
further reduce the potential for noise intrusion into the residential units above, we recommend the
floor/ceiling system between Fitness Center 126 and the residential units above have a minimum STC
rating of 65+. Please see our recommendations in Item 8.
Demising Walls: To reduce airborne noise transfer into the adjacent sensitive spaces, Yoga 128 and
Sauna 127, we recommend Wall Type G as the demising wall construction.
20 A2-102 Yoga 128 and Sauna 127
– Entry Doors
Door: To reduce sound transfer from Fitness Center 126, the door should be solid core wood or insulated
metal with full perimeter gasketing and door bottoms. Please see our recommendations in Item 17.
21 A2-102
Generator 135, Main
Electrical 136, Fire Pump
Room 138 – Noise
transfer to residential
units above
We understand the noise-generating equipment, such emergency generators, fire pumps, mechanical
equipment and electrical equipment will be located in these spaces. To reduce noise transfer to the units
above, we recommend a floor-ceiling assembly as recommended in Item Error! Reference source not
found..
22 A2-102
A2-302
Unit U-102 to Pool Equip
121 - Demising assembly
The wall between Unit U-102 and Pool Equipment 121 is shown as Wall Type D4-1A a double stud wall
that is expected to have an STC rating of 67. This is acoustically acceptable for this adjacency.
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 11 of 33
Item Sheet Issue / Question Comment / Recommendation
23 A2-103
A2-202
Amenity Room 221 -
Noise Transfer to
Residential Units Above,
Speech Intelligibility
Floor-Ceiling Assembly: We understand the Amenity Room 221 may be used for a variety of events
including community meetings and events. We are concerned with noise intrusion into the residential units
above during community events. If the client would like to further reduce the potential for noise intrusion
into the residential units above, we recommend the floor/ceiling system between Amenity Room 221 and
the residential units above have a minimum STC rating of 65+. Please see our recommendations in Item
8.
Interior (Room) Acoustics: The finishes are not yet indicated on the drawings for Amenity Room 221. It
appears the Amenity Room 221 is comprised of three distinguishable separate spaces. We anticipate the
finishes will consist hard surface flooring, gypsum board ceiling and gypsum board walls with large window
areas. To reduce the reverberation time and potential noise build-up in this space we preliminary
recommend that 60% of the ceiling area in each space be treated with acoustically absorptive material
with a minimum NRC of 0.80. We will be glad to further develop interior acoustic treatments based on
visual, cost or other concerns. Suggested acoustical treatments are below.
24 A2-103
A2-202
Amenity Room 221 -
Noise Transfer to
Adjacent Residential
Units
Demising Assembly: A2-202 does not show the wall type for the demising assemblies between Amenity
Room 221 and adjacent residential Units U-201 and U-211. To reduce airborne noise transfer into the
adjacent residential units we recommend the demising wall construction be similar to Wall Type D4-1A, a
double stud wall, with an expected STC rating of 67.
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 12 of 33
Item Sheet Issue / Question Comment / Recommendation
25 A2-103
A5-200
Open Pool Deck 224 –
Airborne and Impact
Noise Transfer to
Residential Units Below
Floor-Ceiling Assembly: We are concerned with noise intrusion into the residential units below during
community events in the pool deck area. If the client would like to further reduce the potential for noise
intrusion into the residential units below, we recommend the floor/ceiling system between Open Pool Deck
224 and the residential units below have a minimum STC rating of 65+. Please see our recommendations
in Item 8.
Deck Assembly: The deck assembly consists of concrete pavers, pedestals, 1/2-inch cover board, R-30
rigid insulation board on a concrete slab. To reduce noise transfer and footfall impact noise into the
residence below due to activity on the pool deck terrace we recommend incorporating a resilient material,
such as Pliteq FF25 under the pedestals. Please see the marked-up detail below.
26 A2-103
Residential Units to
Trash/Stairs – Wall Type
(typ.)
The wall types between residential units and Util x01, x02 and east and west stair wells are not yet noted
on the drawings. To reduce airborne noise transfer into the adjacent residential units we recommend the
demising wall construction be similar to Wall Type D4-1A, a double stud wall, with an expected STC rating
of 67.
27 A2-103
Residential Units to
Elevators – Wall Type
(typ.)
The wall types between residential units and the elevator shaft are not yet noted on the drawings. To
reduce airborne noise transfer into the adjacent residential units we recommend the demising wall
construction be similar to Wall Type H4-1A, a CMU partition with a furred metal stud with two layers of 5/8-
inch thick type ‘x’ gypsum board. We expect this is wall assembly to have an STC rating of 65.
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 13 of 33
Item Sheet Issue / Question Comment / Recommendation
28 A8-200
A8-202
Door and Window
Schedules – OITC/STC
Ratings
The door schedule currently does not indicate the required OITC/STC ratings for the exterior balcony
doors. The required STC or OITC rating should be included on the door schedule or elevations to algin
with our recommendations in our Exterior to Interior Title 24 Noise Study report, dated, April 27, 2021.
The window and storefront schedules currently indicate an OITC rating of 35 for all exterior
windows/storefront systems. While a rating of OITC 35 complies with the required ratings described in our
Title 24 report, the owner and design team could lower the cost of the windows for the project by
implementing the OITC ratings in our Title 24 report which range from OITC 24 through OITC 28.
OITC 28/STC 35 ratings can be accomplished by using dual-pane units with, for example, 3/16”
laminated glass for the exterior layer, 5/16” air gap and 1/8” regular or tempered glass.
29 A600 Door Schedule – Unit
Doors
Unit entry doors should be 1-3/4-inch-thick, solid-core wood or insulated hollow metal and fully-gasketed
with an automatic door bottom (e.g., Pemko 434) or door shoe (e.g., Pemko 234). See Figure 4.
Mechanical Drawing Review
30 M-601
M-602
Schedules – vibration
isolation schedule
The mechanical equipment schedules do not include notation regarding vibration isolation for mechanical
units, nor is there a separate vibration isolation schedule. The mechanical equipment should be isolated
from the structure per the guidelines in the ASHRAE handbook (Chapter 49, Table 47 in the 2019 version).
Please see the table below:
Equipment Type Tag(s) Isolator Type Minimum Static
Deflection Recommended Product
Horizontal Fan Coil
Units All FCUs Spring Hangers 1-inch Mason Industries Type 30N,
Kinetics SRH or equivalent.
Condensing Units All Condensing
Units Spring Isolators 2-inch Mason Industries SLREBP,
Kinetics FRS, or equivalent.
Utility Exhaust, Supply
Fans and Garage
Exhaust Fan
All Rooftop
Exhaust and
Supply Fans
Spring Isolators 2-inch Mason Industries SLREBP,
Kinetics FRS, or equivalent.
31 M-701 Condensing Unit on
Platform – Detail 1
Detail 1 shows outdoor condensing units mounted neoprene isolator pads on a mechanical platform. This
detail should be revised to show a spring vibration isolator with 2” static deflection. To decrease the
quantity of spring vibration isolators, the mechanical engineer should consider mounting multiple
condensing units onto Unistrut supported by restrained spring type vibration isolators with a minimum 2-
inch static deflection. Also, please note that the location for the support rails must be coordinated with the
SE so that these fall on top of major framing members such as corridor wall beams so as to minimize the
deflection of the roof and thus noise generation below.
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 14 of 33
Item Sheet Issue / Question Comment / Recommendation
32 M-203
M-204
Amenity Fan Coil Units –
Initial Noise Mitigation
We understand the mechanical design for the amenity spaces is still in progress. Please provide the
developed mechanical design for these spaces and the associated octave band sound power data for the
fan coil units serving each amenity space when available. We will calculate the resultant interior noise
levels in the next phase and provide noise mitigation recommendations to comply with the project criteria,
if any are needed.
33 M-203 –
M-208
Residential Fan Coil
Units – Initial Noise
Mitigation
To satisfy the background noise criteria presented in Table 4 of the BOD, we recommend the following
noise mitigation.
Unit Duct
Internal Duct Liner
or Acoustical
Flexible Duct, ft
Minimum Quantity of
Lined Elbows before
First Terminal
FC-28 Supply 5 1
FC-12 Supply 10 1
Internal duct liner should be 1” thick and located at the inlet/outlet of the units. The acoustical flexible duct
should be Casco Silent Flex II or equivalent. This condition will be reviewed as the project progresses.
34 M-209
EF CA-1, SF CO-1, SF
CA-1 - Noise Transfer to
Residential Units Below
EF CA-1, SF CO-1 and SF CA-1 are located directly above residential units U-602 and U-609. Detail 7/A8-
121 indicates the roof structure will consist of a roof membrane, cover board, R-30 rigid insulation and
cast-in-place concrete. Detail 4/M-701 shows the EF/SF fans will be mounted on a built-up wood platform.
Even with the equipment platform, we expect the resultant noise level in the living space below the RTUs
to be NC 35, due to noise generated by the EF/SF fans transmitting through the roof structure. NC 35
exceeds the project criteria of NC 30. Where rooftop units are located over living spaces, we recommend
the roof/ceiling system have two layers of 5/8-inch gypsum board with batt insulation in the plenum similar
to recommendations given in Item 8. To reduce structure borne noise, all of the rooftop units must be
properly vibration isolated as described in Item 30.
35 M-209 SF CA-1 – Noise
Mitigation
SF CA-1 serves the corridors of the building. Based on our calculations, the ductborne noise in the 6th floor
corridor will be NC 44 as designed. We recommend 1-inch thick duct liner be incorporated between the
outlet and the first branch at the 6th floor corridor to comply with the project noise criterion.
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 15 of 33
Item Sheet Issue / Question Comment / Recommendation
36 M-209 Garage Exhaust Fan –
Location and Sound Data
The 30,000 cfm garage exhaust fan is currently located on the roof above the corridor, and ducted through
the building to the garage. We are concerned with excessive noise transfer into the corridor below the fan
and those to the side of the shaft, as the shaft is adjacent to residential units. We expect the resultant
noise level in the corridor below the GEF to be NC 42 with excessive low frequency noise, due to noise
generated by the GEF transmitting through the roof structure. NC 42 exceeds the project criterion. We
recommend one of the following noise mitigation options:
Option 1 – Relocate to Lower Level 1 or 2. The GEF should be hung from the structure with spring
isolators having a 2-inch static deflection. Further, we recommend using two smaller round ducts in
parallel at the vertical shaft instead of one large (84”x30”) rectangular duct to significantly minimize
breakout noise off the duct. We will be glad to discuss this further with the BAR and the ME.
Option 2 – If the garage exhaust fan is to remain in the same location on the roof, 4 inches of normal
weight concrete should be located on the roof under the GEF. The concrete pad should extend at least
three feet beyond the footprint of the GEF. Also, we recommend the roof/ceiling system have two layers of
5/8-inch gypsum board with batt insulation in the plenum similar to recommendations given in Item 8.To
reduce noise inside the garage to allow for good speech communication, the first 20 feet of duct from the
inlet of the GEF should be lined with 1-inch thick duct liner.
37 M-209 Rooftop Condensing
Units – Noise Transfer
Rooftop condensing units appear to be located above corridors or residential areas with soffit ceilings. We
expect the noise transfer into these spaces due to noise generated by these rooftop units to satisfy the
project criteria.
38 Mechanical Mechanical Noise and
Vibration Control
Please see our mechanical noise and vibration control guidelines in Appendix B.
Plumbing Drawing Review
39 P-001 Piping Vibration Isolation
– not indicated
The plumbing general notes and plumbing details do not indicate that the plumbing system is to be
isolated from the structure. Please see Appendix C for piping vibration isolation recommendations.
40 P-001 Pipe Materials The pipe materials are indicated to be copper aboveground water distribution and cast iron for
aboveground waste and vent piping, this is acoustically acceptable.
41 P-002 Supply pipe sizing See Appendix C below for acoustic recommendations on highest allowable FPS velocities for sizing
supply pipe, as provided on future schedule drawings.
42 P-002 Booster Pump, BP-1 and
BP-2 – Vibration Isolation
We recommend BP-1 and BP-2 be mounted to spring vibration isolators having one-inch static deflection.
43 P4.00 Pluming Walls
The maximum waste water piping diameter is unclear at this time. To avoid the pipe from direct contact
with the structure, we recommend the space between the main wall and furred plumbing metal stud wall
be sized to allow a minimum of 1-inch between pipe and gypsum board.
44 P4.04 Plumbing Risers –
Vibration Isolation
Pipe slab penetrations will need a sleeve or wrap at the slab penetration. Riser clamps will also need to be
vibration isolated. Please see our vibration isolation recommendations in Appendix C.
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 16 of 33
Item Sheet Issue / Question Comment / Recommendation
Electrical Drawing Review
45 E-001
General Notes, Outlet
Boxes – acoustical putty
pads not referenced
The electrical general notes do not comment on the outlet box condition in common walls. We recommend
outlet boxes in common walls are not back-to-back. The outlet boxes should be sealed with an acoustical
putty pad. Please provide a detail for the acoustical treatment of the outlet boxes in sound rated partitions.
See Figure 5 below for recommended acoustic treatment detail. Acoustical Guidelines for sealing
electrical outlet boxes are provided in Appendix D.
46 E-111 Emergency Generator –
Request for Sound Data
We are requesting the octave band sound power data for the proposed emergency generator to be
located in Generator 135.
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 17 of 33
Figure 1: Trash Chute Acoustical Isolation. Vertical Section – Schematic. NTS
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 18 of 33
Figure 2: Trash Chute Acoustical Isolation. Support Details – Schematic. NTS
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 19 of 33
Figure 3: Recessed Light Fixture
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 20 of 33
Figure 4: Entry Door at Residential Units
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 21 of 33
Figure 5: Electrical Box Putty Pads Example – Schematic, NTS
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 22 of 33
Appendix A
Acoustical Notes for Sound Rated Partitions & Unit Entry Doors
1. Sound rated partitions with multi-layered GWB should have base and face GWB layer joints offset by a minimum of 18”.
2. Fiberglass batt insulation within the wall cavity can significantly improve the sound isolation performance, with the improvement
being directly related to the percentage of the cavity depth filled with insulation, rather than the type or density of such insulation.
Therefore, the most cost-effective approach is to use regular fiberglass batt insulation (i.e. “acoustic” insulation is not required) of
sufficient thickness so as to fill the cavity as completely as practically feasible. Avoid all references to “sound” or “acoustic”
insulation in the design documents.
3. All penetrations as well as perimeter gaps in the outer layers of GWB must be sealed with acoustical sealant even if they will later be
taped and finished with drywall compound. The bottom of the outer layers of GWB should have a ¼” gap and be fully sealed with a
continuous bead of acoustical caulking. The intersections with other walls, the ceiling, and the floor should also be caulked.
However, joints between sheets need not be caulked. Suitable caulking products are:
For general acoustical caulking of joints and penetrations in drywall:
a. USG’s Sheetrock Acoustical Sealant www.usg.com
b. Owens-Corning’s QuietZone Acoustical Sealant www.owenscorning.com
c. Tremco’s Tremco Acoustical Sealant www.tremcosealants.com
For pipe penetrations or fire-rated openings:
a. 3M Fire Barrier Sealant CP 25WB+ www.3M.com
b. FS-ONE by Hilti www.hilti.com
4. Where a lightweight concrete topping layer is installed, a perimeter isolation strip should be provided between the topping layer and
the wall GWB. Please consult the manufacturer of the resilient underlayment product used for compatible products.
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 23 of 33
5. In the bathrooms, extend the resiliently isolated topping (lightweight concrete) layer under bathtubs, showers and toilets where
these occur above, or next to another residential unit. If construction sequencing dictates for bathtubs to be installed before the
main lightweight concrete pour, then lay the resilient isolation mat and perimeter foam strip on the subfloor under the tub area
before pouring the lightweight concrete on which the tub will be installed.
6. Joints between GWB sheets need not be caulked.
7. Electrical boxes located on opposite sides of all sound-rated partitions should be separated by at least one stud cavity, avoiding back-
to-back configurations if possible. The exterior face of the back and sides of all electrical boxes in sound-rated partitions should be
sealed with electrical pads and the gaps in the GWB around the boxes should be sealed with acoustical sealant. Indicate pads on the
architectural detail. Refer to Error! Reference source not found. for a schematic detail.
Suitable products:
a. Nelson Fire Rated FSP Putty Pads by EGS Electrical www.nelsonfirestop.com
b. BioStop Fire Rated Putty Pads www.biofireshield.com
c. SpecSeal Putty Pads www.stifirestop.com
d. QuietPutty 380 www.quietsolution.com
e. Lowry Pads manufactured by H.A. Lowry www.halowry.com
Note: Lowry pads are not fire rated, but are acoustically acceptable.
8. Entry doors should be either solid core wood or insulated hollow metal types, as doors are typically the weakest points in noise
isolation between interior spaces. Clearance of doors relative to frames, thresholds and floor finishes are critical to achieve proper
acoustic isolation, as are the proper adjustment of gaskets and thresholds during installation. Mail slots are not allowed. Glazed
openings should not be used unless door has been laboratory tested to provide sufficient isolation performance.
8.1 Install automatic door bottoms with acoustical, silicone-type seals. These could be surface-mounted units, semi-mortised
or fully mortised. Suitable products include:
a. Pemko (www.pemko.com)
i. Fully mortised: #411 PKL or #420 PKL
ii. Semi mortised: #430 MPKL
iii. Surface mounted: #412 PKL
b. Zero (www.zerointernational.com)
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 24 of 33
i. Fully mortised: #369 (preferred), #364
ii. Semi mortised: #368 (preferred), #366
iii. Surface mounted: #367 (preferred), #365
c. Hager Company (www.hagerco.com)
i. Fully mortised: #730S
ii. Semi mortised: n/a
iii. Surface mounted: #740S
8.2 Install acoustical, bulb-type silicon jam gasketing at the top and side jambs. Suitable products include:
a. Pemko #S88, #312
b. Zero #770 (preferred), #488, #188
c. Hager Company #860S
8.3 To close the bottom gap use either a combination of saddle/shoe combination such as Pemko’s #270/#234 or Zero’s
#544/#52 or approved equal
Guidelines for Resilient Channel Installation
1. Use ClarkDietrich (www.clarkdietrich.com) 25 ga RCSD Resilient Channels (1/2” thick corrosion-resistant steel resilient channels) or
approved equivalent. Most resilient channels on the market today are untested products and not equivalent to the Dietrich channels
in terms of acoustical performance. Space channels as required to maintain fire rating requirements and manufacturer’s
specifications for the specific application, keeping in mind that the wider the spacing, the higher acoustical performance is achieved,
in general.
2. At walls, position resilient channels at right angles to studs with the narrow flange down and the wide flange (free edge) up. Use the
manufacturer provided hole in the narrow flange to fasten channels to studs, aligning the open slots in the web with the studs, if
possible. Fasten channels to studs with 1” Type S screws or 1-1/4” Type S or Type W screws, as per fire code requirements. Do not
use nails. See Figure 6 for typical installation details.
At ceilings, installation is similar to that at walls. Orient all channels similarly, that is, the short flange should face in the same
direction for all channels. Cut resilient channels approximately 1” short of intersecting walls.
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 25 of 33
3. Mark the location of wall studs or floor joists or trusses before erecting GWB. Attach gypsum board to the resilient channels using 1”
Type S, bugle-head screws spaced 12” o.c. for the base layer and 1-5/8” for the face layer if 2 layers of 5/8” GWB are called for. Take
great care to avoid screw tips from making contact with studs, floor joists, trusses or any other structural element. Doing so will
short-circuit the resiliency of the channels and markedly increase noise transmission. Screws must be inserted in areas between
studs, joist or trusses only.
Once the gypsum board is installed, it can be field-checked for adequate resiliency by pressing on it slightly to verify that it “bounces”
or “floats” without touching or scraping any other building elements.
4. To minimize the possibility of mechanical short-circuits, the use of a spacing device such as Keene Products’ RC-Assurance
(http://www.keenebuilding.com/) is recommended.
5. At walls, leave an approximately ¼” gap between the wall gypsum and the floor, the ceiling, all window frames, and any other walls
(whether hung on resilient channels or not). Mark the stud location on the gypsum board to facilitate screw placement. Bear in
mind that once the gypsum board is attached to the channels, it should be able to move in-and-out slightly when pushed without
scraping any other building element.
6. Seal the gaps around the gypsum board with non-hardening, fire-rated acoustical caulk such as USG Sheetrock Acoustical Sealant (1-
3 hr fire rated) or approved equal.
7. If plywood shear sheathing is required, install such layer on side of the assembly opposite the resilient channel side. Never install
resilient channels between plywood and gypsum layers or between gypsum layers. Resilient channels must always be attached
directly to studs, joists, trusses, etc.
8. If the resilient channel is shorter than the width of the wall or ceiling, extend by overlapping two channels for a maximum of 6”.
Ensure that the overlap occurs between studs or joists and not at a stud or joist. Screw the overlapping channels together.
9. If a second layer of gypsum board is to be attached to the wall or ceiling, stagger the GWB joints by 18” minimum and attach the
second layer with 1-5/8” Type S, bugle-head screws or as per fire code requirements. Avoid drilling into studs, joists or any other
building element. Caulk and tape the face layer only.
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 26 of 33
Figure 6: Typical resilient channel installation details
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 27 of 33
Elevator Noise/Vibration Reduction Guidelines
1. Hoisting Machine: Provide double-deflection neoprene vibration isolators between hoisting machine and structure. Transmission of
perceptible vibration and structure-borne noise to the building structure shall not be permitted.
2. Roller Guides: Select the 6-1/4” rubber roller guides at the top of the car to match the standard 6-1/4” rollers at the bottom of the
car. Standard 3” roller guides for the top of the car shall not be used.
3. Final Inspection - Vibration Isolation: Verify that all isolation mounts, couplings and flexible conduit are properly installed and
aligned and are effectively preventing transmission of elevator equipment noise and vibration to the building structure. Adjust or
replace any mounts, couplings or flexible connections which are improperly adjusted, improperly installed or not functional.
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 28 of 33
Appendix B
Mechanical Noise and Vibration Control
All mechanical equipment (fan coil units, fans) shall be isolated from the building structure by means of noise and vibration isolators. No
rigid contact shall be allowed between pipes or ducts and building structures or support frames. Submit all isolation systems to acoustical
engineer for review.
1) Fan noise production not to exceed 1.5 sones at interior locations per ASHRAE standards.
2) Locate individual HVAC units and controls within each residence. Noise generated by units activated by the resident is generally
acceptable.
3) Fan units to be provided with vibration isolator pads to prevent noise transmission through structural elements.
4) Ducting (including Z-Ducts) to be lined with min. 1-inch thick duct liner between tenant spaces and/or other adjacent tenant spaces or
public spaces. Noise levels to meet the design criteria above for fan noise as measured in the tenant space.
5) System operation to result in no vibration of any elements of building or system which is detectable to persons of normal sensitivity
within occupied spaces.
6) There shall be no ventilating or conditioned air ducts located in sound rated assemblies unless specifically detailed and called out.
7) Metal ventilating and conditioned air ducts shall be lined. (exception: ducts serving only exitways, kitchen cooking facilities, and
bathrooms need not be lined.)
8) Sound producing devices such as fans shall not be permitted in sound rated assemblies.
9) Spring-type isolators shall be free-standing and laterally stable without any housing and complete with 1/4" minimum thickness natural
rubber or neoprene acoustical friction pads between the base plate and the floor. The springs shall be selected for each item of
equipment by contractor to provide the specified minimum static deflection. Submit shop drawings of proposed isolation system to
Acoustical Consultant for review. Springs shall have a minimum additional travel to solid equal to 50% of the rated deflection. Spring-
type isolators shall be by Mason, Kinetics or Vibrex.
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 29 of 33
10) Install flexible connectors on dishwashers and HVAC units in a loose, limp manner. The conduit shall make a full 360 degree loop. Install
flexible conduit to motors, pumps, roof-top condensers, or machinery in a loose limp manner with a 360 degree loop.
11) Install a 1-1/2" thickness of Manville Insulshield Black on all mechanical equipment closet rooms and FAU closet interior walls
12) Exhaust fans (bathroom and kitchen range hood) shall be low-noise, high quality units. Sound levels for kitchen range hoods shall be not
greater than 3.0 sones. Sound levels for bathroom exhaust fans no greater than 2.0 sones.
13) Bathroom fans shall not exhaust into a common duct in party wall.
14) Do not violate separation of double stud walls or partitions with wiring, conduit, bracing or tie bars connecting across the air space. The
air space between the separate stud walls shall remain completely free and clear and nothing shall cross it.
15) Maintain duct airflow velocities at the following or lower values:
a) In shaft or above drywall ceilings:
i) Rectangular ducts: 1700 fpm
ii) Round ducts: 2500 fpm
b) Above acoustic suspended ceilings:
i) Rectangular ducts: 1200 fpm
ii) Round ducts: 2000 fpm
c) Ducts within occupied spaces:
i) Rectangular ducts: 1450 fpm
ii) Round ducts: 2600 fpm
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 30 of 33
Appendix C
Plumbing Isolation Recommendations
The goal is for all piping throughout the project, with the exception of fire sprinkler pipes and gas lines, to be vibration isolated. Vent pipes
also do not require isolation, apart from near their junctions with waste pipes.
All rigid connections between the supply piping, waste piping, or drains, and the building structure and/or wall and ceiling framing
members must be eliminated.
We recommend the following measures:
1.0 PIPING MATERIAL
a) Plastic piping for waste or drain lines should be avoided at the residential levels. If PVC piping or other plastic pipe is used for waste lines
there, then pipe must be fully wrapped with acoustical pipe wrap such as that manufactured by Lowry (see attached cut sheets).
a) Cast iron waste lines should be used where piping is concealed in walls adjacent to all noise-critical areas such as bedrooms, living rooms, etc.
b) The following recommendations are based on the use of copper piping for supply water lines. Please advise if PEX or CPVC piping is planned
for this project.
2.0 PIPE ROUTING
a) Pipes routed within double stud party wall assemblies should only be routed through framing on the side of the unit being served and may
not be attached to the opposite wall/framing at any point.
b) Riser pipes at party walls can be shared. We recommend tapping off risers close to the floor plate and running separate feeder lines for each
unit so as to minimize noise transfer between adjacent units. Wrap each feeder line with Armaflex closed cell neoprene sleeves from the
branch point to the mixing valve.
c) Schedule 6″ deep studs at walls concealing waste and vent lines.
d) Install 3-1/2″ batt insulation in otherwise un-insulated stud and joist spaces containing supply piping, drain pipes or waste stacks.
3.0 PIPE ISOLATION
a) All supply lines shall be mechanically isolated from the building structure by means of resilient pipe isolators, such as Acousto-Plumb by LSP
Specialty Products (www.lspproducts.com) or the Hubbard HoldRite Silencer family of products (www.holdrite.com). Larger piping can be
isolated by means of sections of closed neoprene sleeves such as AP/Armaflex (see www.armaflex.com and attached cut sheets). No strap
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 31 of 33
hangers, punched tape or wire should be used to support piping of any kind directly, without the use of one of the isolation systems
recommended. Many manufacturers, including LSP Specialty products also make standard plastic isolators as part of other product lines that
are NOT designed for noise control and are thus NOT acceptable for this use.
b) All waste lines must be isolated, including waste lines suspended from the garage concrete deck/podium.
c) Isolation pads should also be used where piping, pipe connectors, or valves may contact framing, ductwork, structure, studs, gypsum board,
or other pipes. Acceptable pads include HoldRite isolation liners #270 and #271, or 1/8″ thick, 40-durometer rubber strips.
d) Metal and strap hangers must be fitted with neoprene isolating material between the strap and pipe, such as HoldRite isolation liners #270
and #271 or 1/8″ thick, 40-durometer rubber collars.
e) Riser clamps for supply and waste lines shall be isolated from structure (sub-floor) using Mason Super W neoprene waffle pads or HoldRite
#274 pads, or approved equal under a load bearing metal plate, or with the Hubbard HoldRite Silencer Model #276 isolation system.
f) No piping system shall contact another system, electrical conduit, or boxes. Any contact caused by misalignment of piping will require
correction.
4.0 PIPE PENETRATIONS
a) Pipes passing through plates, studs, floor joists, party walls etc. shall have holes ½" minimum larger than the pipes’ OD (i.e., ¼" minimum
clearance all around), making sure that the pipe remains mechanically isolated after construction. Care must be exercised to avoid contact
between isolated piping and framing in those places where a resilient insert is not used. Center pipes within the holes at all penetrations. If
mechanical contact occurs, then the vibration isolation will be severely compromised.
b) Trades installing wall finishes should keep tiles/wall finishes away from pipe stub outs and penetrations and must caulk gaps with acoustical
sealant.
c) There shall be no rigid connections between drain pipes and any areas of wall or ceiling assemblies. The hole for drain pipes shall be oversized
and either stuffed with insulation to form a collar, filled with caulk, or the section of pipe wrapped with a sleeve of 40 durometer rubber.
Spray foam is not acceptable, as it will harden over time.
d) We recommend using a “red” colored fire rated acoustical caulking to seal pipe penetrations through fire rated walls and floor plates.
Acceptable products are FireBarrier Sealant CP 25WB+, manufactured by 3M, Hilti FS ONE, or approved equal.
e) Any blocking in party walls or floor/ceiling assemblies that is cut or removed to facilitate piping installation such as sub-floor cuts for tub
drains, shall be suitably closed, packed or replaced to restrict noise transfer.
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 32 of 33
f) Do not use regular gypsum drywall compound to fill gaps between drywall and penetrating pipes. Use only permanently resilient, non-
hardening, fire rated compounds such as USG Acoustical caulk to fill these gaps. Use sleeves such as Specialty Products Acousto-Sleeve at all
stub-out points where pipes traverse gypsum walls. These sleeves should be fitted temporarily on the pipe to allow the drywall contractor
to finish the opening with drywall compound. The sleeve should then be removed and a resilient escutcheon inserted in its place.
5.0 WATER FLOW REQUIREMENTS
a) Limit water pressure to 55 psig at all fixtures.
b) Size supply piping to maintain maximum water-flow rates at 4 feet per second (FPS) in ½-inch to 1-inch diameter, 6 FPS in 1-¼″ to 3″
diameter branch sizes. For pipes 4 inch diameter and larger, maximum allowable flow rate is 8 to 10 FPS.
6.0 PLUMBING FIXTURES
a) Shower heads, tub spouts, and associated mixing valves can produce audible noise in adjacent units. These are generally the noisiest
plumbing component, in particular where attached to party walls. We recommend isolating the showerhead and tub spouts by means of
resilient clamps designed specifically for this purpose, such as the HoldRite #265 Acoustical Shower Head/Tub Spout Clamp.
b) Glue minimum 5 mm thick resilient underlayment such as Regupol QTscu (www.regupol.com/site/qt-scu.html) under the shower pans and
bathtubs.
c) Water hammer arrestors or shock absorbers such as those manufactured by Josam Industries (www.josam.com) or Zurn (www.zurn.com)
should be installed at connections for clothes washers, dishwashers and any other water fixtures possessing electrically-actuated solenoid
valves or other quick shut-off valves, including tank-less toilets. Size as per manufacturer recommendations. Install in an upright position as
close as possible to appliance being served, following manufacturer’s recommended installation instructions.
7.0 PLUMBING INSTALLATION REVIEW
a) The work should be reviewed during the early phases of the plumbing installation to check if systems installed by other trades have short-
circuited the plumbing isolation. Please provide a basic construction schedule, including the plumbing installation schedule, so site reviews
can be conducted at appropriate construction milestones.
b) Due to the sensitive nature of plumbing isolation, we recommend contracting with an inspection service to supervise installations at all
residential units. WIA will provide reviews of a representative number of installations and will indicate to the inspector and plumbing
subcontractor areas and issues which may contradict the design intent.
Project: Uptown Newport – Lot 1 – Building 1 Client: USAI Investments
WI Project #: 21-031 Contact: Paul Cheng
From: Patrick Murphy Reference: 100% DD drawings dated June 11, 2021
Date: October 08, 2021 Subject: Acoustical comments and recommendations
Wilson Ihrig Page 33 of 33
Appendix D
ACOUSTICAL GUIDELINES FOR ELECTRICAL SYSTEMS
We recommend the following measures:
1.0 SOUND-RATED WALL PENETRATIONS (Electrical, Data/Tel., Fire Alarm, etc.)
a) “Sound-Rated Walls” include those specified by CCR Title 24 (party walls, corridors, etc. between units and other spaces). It does
not include walls interior to a unit.
b) Apply acoustical backing pad material to seal the outside faces of the back and sides of electrical outlet / junction boxes 16 sq.
inches and smaller at all acoustically-rated partitions. Acceptable products or approved equivalent:
i. Nelson Fire Rated FSP Putty Pads manufactured by EGS Electrical
www.nelsonfirestop.com
ii. BioStop Fire Rated Putty Pads
www.biofireshield.com
iii. SpecSeal Putty Pads
www.stifirestop.com
iv. IsoBacker Outlet Backer Pad by Kinetics Noise Control
www.kineticsnoise.com
c) Leave a ¼” gap around the outlet box and the wall gypsum board. Seal the gap with acoustical, non-hardening caulk such as USG
Acoustical Sealant (1-3 hr fire rated) or approved equivalent.
d) If outlet boxes are to be placed on both sides of a wall assembly, offset the boxes by at least one stud cavity, if possible.
Attachment No. CD 3
Project Plans
REGIONAL LOCATION MAP
UPTOWN NEWPORT
PLANNED COMMUNITY
VICINITY MAP
UPTOWN NEWPORT
PLANNED COMMUNITY
DEVELOPMENT
JOHN WAYNE AIRPORT
73
55
V O N K AR M AN A V EJAMBO R E E RDCAM PUS D RBIRCH STMAC
ARTHUR BLVDBIRCH STJAMBOREE RDHALF DOME PLACEAREA OF WORK
LOT 1, PARCEL 'A'
PARKLOT 'A'
RESIDENTIAL
RESIDENTIAL LOT 1, PARCEL 'B'
RESIDENTIAL LOT '3'RESIDENTIAL LOT '2'RESIDENTIAL LOT '4'
RESIDENTIAL
PARK
RESIDENTIAL
RESIDENTIAL UPTOWN NEWPORT DR
UPTOWN NEWPORT DRSOUTHUPTOWN NEWPORT DRSOUTHCAPTAIN COURTEXISTING RETAIL
COURT HOUSE PLAZA
EXISTING KOLL CENTER NEWPORT (PC-15)
EXISTING KOLL CENTER NEWPORT (PC-15)
SCALE = 3/32" = 1’−0"
PROJECT LOCATION
0-01
UPTOWN NEWPORT
_11/11/21
NTS
REGIONAL LOCATION MAP
UPTOWN NEWPORT
PLANNED COMMUNITY
VICINITY MAP
UPTOWN NEWPORT
PLANNED COMMUNITY
DEVELOPMENT
JOHN WAYNE
AIRPORT
73
55
VON KARMAN AVEJAM BOREE RDCAMPUS DRBIR
C
H STMA
CARTHUR BLVDBIRCH STJAMBOREE RDHALF DOME PLACEAREA OF WORK
LOT 1, PARCEL 'A'
PARKLOT 'A'
RESIDENTIAL
RESIDENTIAL LOT 1, PARCEL 'B'
RESIDENTIAL LOT '3'RESIDENTIAL LOT '2'RESIDENTIAL LOT '4'
RESIDENTIAL
PARK
RESIDENTIAL
RESIDENTIAL UPTOWN NEWPORT DR
UPTOWN NEWPORT DRSOUTHUPTOWN NEWPORT DRSOUTHCAPTAIN COURTEXISTING RETAIL
COURT HOUSE
PLAZA
EXISTING KOLL CENTER NEWPORT (PC-15)
EXISTING KOLL CENTER NEWPORT (PC-15)
UNIT C-01 UNIT B-01 UNIT C-02
UNIT A-01
UNIT B-02UNIT A-02
UNIT A-03
17'-2"263'-8"2"30'-0"
POOL
EQUIP
FITNESS
CENTER
PACKAGE
RM.
LOBBY
CATERINGKITCHEN
ELEVATOR
LOBBY
CLUB
LOUNGE
TENANTSTORAGE
DOG
WASHGENERATOR
FIRE
PUMP
ROOM BACK OFHOUSE
RAMP TO LOWER LEVEL 1 PARKING
0' - 0"
1' - 0"
0' - 0"
1' - 0"
0' - 0"
-0' - 3"
1' - 0"
-4' - 0"
0' - 0"
MENS
WOMENS
UTIL E-1
1' - 0"1' - 0"
1' - 0"
1' - 0"1' - 0"1' - 0"
263'-8"
STAFF/
OFFICE MAIL
FRONTDESK
PRIVATEDINING
PROPERTY LINE, TYP.
ROOF LINE ABOVE
LOT N
LOT 1,
PARCEL 2
(NIC)
EXISTING PUBLIC
PARK (NIC)EXIST PUBLIC
RESTROOMS (NIC)
10'-0" X 8'-0" TRANSFORMER
PADS
ENTRANCE TO PORTE COCHERE
ENTRANCE TO
UNDERGROUND
PARKING
EXIT FROM UNDERGROUND
PARKING AND
PORTE COCHERE
HALF DOME PLACE15'-0" 15'-0"15'-0"NEW CONCRETE PASEO
CENTERLINE OF EASEMENT
TYP. SETBACK AT SOUTH FRONTAGE
CENTERLINE OF LOT N
EAST PORTION OF PUBLIC EASEMENT NOT IN SCOPE
5'-0"ROOF LINE ABOVE
CATCH BASIN, SEE
CIVIL
GROUND LEVEL
MODULAR WETLAND
(3) 2" DW METERS(1) 1-1/2" IRR METER & BACKFLOW; SEE CIVIL
RELOCATED TOWER JAZZ BACKFLOW;
SEE CIVIL
LOT 1 WEST
BACKFLOW;
SEE CIVIL
6.2%
10%
10%
1%
6.4%
4.1%
4.1%
7.5%
FIRE SERVICE FOR BUILDING; SEE CIVIL
MH MH
EXISTING SEWER STUB
-3.92'
-3.22'
-2.21'
-1.51'
-0.4'
-1.22'
-0.75'
-0.50'
PROPOSED STREET LIGHT LOCATION; SEE CIVIL
PROPOSED STREET
LIGHT LOCATION;
SEE CIVIL
EXISTING STREET LIGHT
4.2%1' - 3"5'-3" 12'-0"6"LOWER LEVEL BELOW
ROOF LINE ABOVE
LOWER LEVEL BELOW ROOF LINE ABOVE
LOWER LEVELS BELOW
ON-STREET 50'-0"
LOADING ZONE
ON-STREET, 22'-0"
PARKING STALL
33' - 2 1/32"
BIKE
STORAGE
30'-0" EASEMENT2"140'-10"8'-0"149'-0"311'-0"
3'-6" TALL STEEL
PICKET FENCE 3'-6" TALL STEEL PICKET FENCE50'-0"22'-0"8'-0"
GAS METER BANK
30" SEWER
DRAIN
18" SEWER DRAIN
18" SEWER
DRAIN
TREE, TYP. SEE LANDSCAPE DRAWINGS
MH
WATER LINE
WATER LINE
GAS LINE
GAS LINE
UP
DN
OVERHEAD DO NOT ENTER SIGNAGE 15'-0"15'-0"30'-0"24'-0"26'-0"145
VISITOR
PARKING 26'-0"BOLLARD, TYP.
DETECTABLE WARNING
EMERGENCY RESPONDER KEYBOX
1' - 0"
SCALE = 3/32" = 1’−0"
SITE PLAN
10
UPTOWN NEWPORT
_03/18/22
1
A5-100
2
A5-101
1 2 3 4 5 6 9 10 11 12 13 141.3
A
C
D
G
H
J
J
K
P
M
E 18'-0"DRIVE AISLE26'-0"18'-0"RAMP DOWN 5%
RAMP DOWN 5%
11'-0" 14'-4" 18'-3" 8'-9" 27'-0" 18'-6"64'-0"18'-7" 26'-11"27'-0" 14'-4" 11'-0"2"2'-0"43'-9"18'-6"15'-9"2'-8"18'-7"8'-3"2'-4"18'-4 3/4"8'-10 1/4"2'-9"1
7
8
TYP.142
A5-100
1
A5-101
STAIR
E -LL2
STAIR
W -LL2
UNEXCAVATED
TYP.1418'-0"DRIVE AISLE26'-0"-21' - 0"
STORAGE
LL2-19
STORAGE
LL2-14
STORAGE
LL2-20
264'-4 5/8"126'-0"273'-8"
-21' - 0"
PARKINGVESTIBULE
LL2-01
87 88 89 90 91
92
93
94
95
96
97
9899100101102103105106107108109110111112113114115116117118119120
121
122
123
124
125
126
127 128
129
8685848382
130
131
132133134136137138139140141142143
144
-21' - 0"
[No Slope]
[No Slope]
-25' - 8"
-25' - 8"[No Slope]
A.2
4.2 10.8 11.4
C.2
F
8080 81
TENANT
STORAGE
LL2-12
26
135
ELEV VEST
LL2-02
UTIL
LL2-03
UTIL
LL2-04
PRIVATE
GARAGE
LL2-05
PRIVATEGARAGE
LL2-07
PRIVATE
GARAGE
LL2-08
PRIVATEGARAGE
LL2-06
PRIVATE
GARAGE
LL2-15
PRIVATE
GARAGE
LL2-16
PRIVATE
GARAGE
LL2-17
PRIVATE
GARAGE
LL2-18
M8-2
M8-2
M6
M6 M6
M6
M6
TENANTSTORAGE
LL2-11
M6
M6
M6 M6
M6
M6
M6M6
M6
E4-2A
M6
E4-2A
M6
M6
M6
M6
M6
M6
M6
M6 M6
M6
M6 M6
ST-E-LL2
LL2-14
LL2-19A
LL2-20
LL2-01
LL2-11
LL2-12
LL2-04
LL2-09LL2-18PRIVATE
GARAGE
LL2-21
PRIVATE
GARAGE
LL2-22
[No Slope]
LOW RETAINING CONC WALL UP
TO MEET NORTH SIDE RAMP.
8" (GROUTED) CMU WALL ABOVE
RETAINING WALL, BETWEEN
NORTH AND SOUTH RAMPS
FOUNDATION WALL FOR TRASH ROOM
FLAT SOG (ABOVE)
FOR TRASH ROOM
LL2-05LL2-15LL2-16LL2-06
LL2-07
LL2-08
LL2-21 LL2-22
ST-W-LL2LL2-17LL2-03A
M6
E1 E2
E3
M6
M6
PRIVATEGARAGE
LL2-09
M6
M6
M6
M6
78
104
7 8
B
26'-0"3'-0"17'-0" TYP.18'-0"18'-6"18'-0"17'-0" TYP.1'-0"18'-0"17'-0"8'-6"1'-0 1/4"6"1'-1"8'-6"
4'-5"
1'-6"8'-6"3'-6"8'-6"8'-6"1'-7"8'-6"8'-6"1'-6"8'-6"8'-6"8'-6"1'-6"8'-6"8'-6"8'-0"8'-6"3'-7"8'-6"3'-6"
2'-3"8'-6"1'-6"8'-6"8'-6"8'-6"1'-6"8'-6"8'-6"8'-6"4'-0"8'-6"8'-6"5'-7"8'-6"2'-9"8'-6"8'-6"8'-6"3'-6 5/8"8'-6"5'-1"8'-6"8'-6"3'-8 5/16"8'-6"8'-6"8'-6"1'-6"8'-6"8'-6"8'-6"2'-2"9'-0"5'-2"6"3'-9"8'-6"8'-6"1'-1"6"8'-5"8'-6"3'-4"8'-6"7'-9"6"6"8'-6"8'-6"4'-7"23'-3"1'-7"8'-6"8'-3"2'-2"8'-6"1'-3"6"6'-6"8'-6"1'-10"6"9'-0"8'-6"9'-0"8'-6"8'-6"8'-6"1'-6"8'-6"8'-6"1'-6"8'-6"8'-6"1'-6"8'-6"8'-6"8'-6"1'-6"8'-6"8'-6"8'-6"1'-6"9'-0"
6'-0"9'-0"5'-0"9'-0"1'-1"6'-3"8'-6"1'-0"4'-9"
DRIVE AISLE
26'-0"18'-0"
CURB CURB
2'-2"ABOVE GRADE BUILDING EASEMENT SETBACK LINE17'-0"2'-2"ABOVE GRADE BUILDING SETBACK LINE
LL2-16A
LL2-19
LL2-09A
LL2-17A
9 CAST IN PLACE SCORED CONC SIDEWALK; SEE CIVIL
DWGS.
2 SETBACK LINE
OVERALL FLOOR PLAN KEYNOTES:
3 REMOVABLE BOLLARDS
4 SIDEWALK @ PASEO EASEMENT; SEE LANDSCAPE
5 ORNAMENTAL FENCE AT PROPERTY LINE; SEELANDSCAPE DWGS.
6 ORNAMENTAL GATE AT PROPERTY LINE FENCE; SEE
LANDSCAPE
7 PASSENGER ELEVATOR: SEE A6-200 SERIES AND
SPECIFICATIONS
8 SERVICE ELEVATOR: SEE A6-200 SERIES AND
SPECIFICATIONS
1 PROPERTY LINE
10 EXTERIOR FINISH FLOORING @ PORTE COCHERE
11 METAL LOUVERED SCREEN @ GENERATOR ROOM
12 GARAGE EXHAUST SHAFT & OVERHEAD DUCT
13 GARAGE OUTSIDE AIR VENT
14 OVERHEAD COILING DOOR
15 TRASH CHUTE & RECYCLING
16 INTERIOR RAMP
17 RAMP HANDRAILS
19 FOLDING WINDOW WALL SYSTEM; SEE SHEET A8-201FOR ELEVATIONS
20 PROJECTING CORNICE
21 ELEVATOR OVERRIDE
22 TRASH CHUTE VENT
18 POOL DECK AREA; SEE LANDSCAPE
23 STAIR TO ROOF
24 TRANSFORMER ACCESS PATH
25 BARRIER GATE SWINGS IN DIRECTION OF TRAVEL
26 HANDICAP PARKING; BORDER PAINTED BLUE.
HATCHED LINES MAX. 36" O.C. PAINTED BLUE. "NO
PARKING" TO BE PAINTED 12" HIGH IN STRIPED AREA
27 PARKING SIGNAGE; SEE SHEET G-400
28 BARRIER CABLES AT PARKING GARAGE; SEE A6-150FOR DETAILS
29 SLOPED WALKWAY WITH EDGE CURB
30 DAVIT BASE, TYP.
31 SCUPPER DRAIN AND DOWNSPOUT, PREFINISHEDMETAL COPING, AND TPO ROOFING MEMBRANESLOPED 1/4" / FT
SCALE = 3/32" = 1’−0"
LOWER LEVEL 2 FLOOR PLAN
11
UPTOWN NEWPORT
_03/18/22
A4-100
1
A4-100
2
A4-1011A4-101 2
1
A5-100
2
A5-101
1 2 3 4 5 6 9 10 11 12 13 141.3
A
C
D
G
H
J
K
P
M
E
PARKING
VESTIBULE
LL1-01
ELEV VESTIBULE
LL1-02
TENANT
STORAGE
LL1-08
209 SF
TRASHROOM
MECHANICAL
ROOM B
LL1-15
RAMP DOWN 5%
RAMP DOWN 13.5%
RAMP DOWN 5%
RAMP DOWN 8%
7'-0" 11'-0" 14'-4" 18'-3" 8'-9" 27'-0" 18'-6" 18'-6" 27'-0" 18'-6" 18'-7" 26'-11"27'-0" 14'-4" 11'-0" 7'-0"2"2'-0"16'-0"27'-9"18'-6"15'-9"2'-8"18'-7"8'-3"2'-4"18'-4 3/4"8'-10 1/4"2'-9"1
7
8
15
TYP.14
2
A5-100
1
A5-101
DRIVE AISLE26'-0"-11' - 0"
-11' - 0"
273'-8"
9'-3 3/8"264'-4 5/8"126'-0"4'-2 3/4"1 2 3 4 5 6 7 8 9
10
11
12
14
15
16
17
1819
VAN
21222324252627282930313233343536373839
41
44
45
46
47 48 49 50 51 52 53 54 55 56 57
58 59 60 61 62 63
6566676970717273747576
77
-11' - 0"
-15' - 8"
-15' - 8"
-15' - 8"
[No Slope]
[No Slope]
-11' - 0"-9' - 11"
[No Slope]
[No Slope]
43
68
A.2
4.2 10.8
C.2
F
42
TENANTSTORAGE
LL1-11
MAINELECTRICALROOM
LL1-13
13
LOW SLAB
OVERHEAD
LOW SLAB OVERHEAD
26
27
1'-0"
64
26' - 0"17' - 0" TYP.1' - 0"FUTURE ELECTRIC VEHICLE CHARGING STATIONS. TYP.
DIMENSIONS = 9'-0" X 18'-0"FUTURE EV9' - 0"FUTURE EV9' - 0"FUTURE EV9' - 0"FUTURE EV9' - 0"FUTURE EV9' - 0"FUTURE EV9' - 0"4'-9"
DRIVE AISLE
26'-0"18'-0"
9' - 0"
FUTURE EV
9' - 0"
FUTURE EV
9' - 0"
FUTURE EV
9' - 0"
STAIR
W -LL1
UTIL
LL1-03 UTIL
LL1-04
STAIR
E -LL1
PRIVATE
GARAGE
LL1-06 PRIVATEGARAGE
LL1-07
M6
M6
M6
M6
M6
M6
M8-2
M8-2
M6
M6
PRIVATEGARAGE
LL1-16
M8-2
M8-2
M8-2
M8-2
M6 M6M6
M6
M8-2 M8-2
ST-E-LL1
ST-W-LL1
LL1-5
LL1-8
LL1-15
LL1-11
LL1-10
LL1-13
LL1-4
E4-2A
LL1-07LL1-06LL1-16
28
LL1-03
E1 E2
E3
21'-9"
7'-0"4'-2 3/4"LL1-01
TENANT
STORAGE
LL1-10
EV CHARGING ONLYEV CHARGING ONLY
9' - 0"
EV CHARGING ONLYEV CHARGING ONLY
FUTURE EV
9' - 0"
20
7 8
B
A6-300
3
-16' - 11"17'-0" TYP.-16' - 4"4'-0"3'-9 1/2"10'-0"5'-11 1/2"9'-0"1'-6"8'-6"8'-6"8'-6"1'-6"8'-6"8'-6"8'-6"3'-10"8'-6"8'-6"5'-5"8'-6"3'-1"8'-6"8'-6"8'-6"3'-1"9'-0"4'-6"9'-0"8'-6"3'-8 15/16"8'-6"8'-6"8'-6"1'-6"9'-0 1/2"5'-0"12'-0"1'-7 1/2"9'-0"
3'-4"8'-6"1'-8"8'-6"8'-6"1'-6"8'-7"8'-6"1'-6"8'-6"8'-6"8'-6"1'-6"8'-6"8'-6"4'-6 1/2"5'-0"9'-0"
9'-0"8'-6"1'-6"8'-6"1'-4"8'-6"1'-1 15/16"
5'-0 7/8"8'-6"1'-6"8'-6"8'-6"8'-6"1'-6"8'-6"8'-6"8'-6"1'-6"8'-6"8'-6"1'-6"8'-6"8'-6"9"8'-6"2'-3"8'-6"8'-6"1'-6"8'-6"8'-6"1'-6"8'-6"8'-6"2'-0"11'-5"7'-11 1/2"8'-6"8'-6"1'-4 1/2"8'-6"8'-6"8'-6"1'-6"8'-4"2"17'-0"1'-6"9'-0"9'-0"8'-6"3'-5"8'-6"8'-8"8'-6"1'-8"8'-6"8'-6"8'-6"1'-8"9'-0"5'-0"5'-7"9'-0"5'-0"12'-0"
9'-4"2"2'-0"44'-0"AISLE
44'-0"4'-3"
7'-0"
CURB CURB
2'-2"
ABOVE GRADE
EASEMENT SETBACK
LINE17'-0" 2'-2"
ABOVE GRADE
BUILDING SETBACK
LINE31'-0"18'-3 7/8"40
VISITOR
PARKING
VISITOR
PARKING
VISITOR
PARKING
VISITOR
PARKING
VISITOR
PARKING
VISITOR
PARKING
VISITOR
PARKING
VISITOR
PARKING
VISITOR
PARKING
VISITORPARKING
VISITORPARKING
VISITORPARKING
VISITORPARKING
VISITORPARKING
VISITOR
PARKING
VISITORPARKING
VISITOR
PARKING
M6
9 CAST IN PLACE SCORED CONC SIDEWALK; SEE CIVILDWGS.
2 SETBACK LINE
OVERALL FLOOR PLAN KEYNOTES:
3 REMOVABLE BOLLARDS
4 SIDEWALK @ PASEO EASEMENT; SEE LANDSCAPE
5 ORNAMENTAL FENCE AT PROPERTY LINE; SEE
LANDSCAPE DWGS.
6 ORNAMENTAL GATE AT PROPERTY LINE FENCE; SEE
LANDSCAPE
7 PASSENGER ELEVATOR: SEE A6-200 SERIES AND
SPECIFICATIONS
8 SERVICE ELEVATOR: SEE A6-200 SERIES AND
SPECIFICATIONS
1 PROPERTY LINE
10 EXTERIOR FINISH FLOORING @ PORTE COCHERE
11 METAL LOUVERED SCREEN @ GENERATOR ROOM
12 GARAGE EXHAUST SHAFT & OVERHEAD DUCT
13 GARAGE OUTSIDE AIR VENT
14 OVERHEAD COILING DOOR
15 TRASH CHUTE & RECYCLING
16 INTERIOR RAMP
17 RAMP HANDRAILS
19 FOLDING WINDOW WALL SYSTEM; SEE SHEET A8-201FOR ELEVATIONS
20 PROJECTING CORNICE
21 ELEVATOR OVERRIDE
22 TRASH CHUTE VENT
18 POOL DECK AREA; SEE LANDSCAPE
23 STAIR TO ROOF
24 TRANSFORMER ACCESS PATH
25 BARRIER GATE SWINGS IN DIRECTION OF TRAVEL
26 HANDICAP PARKING; BORDER PAINTED BLUE.HATCHED LINES MAX. 36" O.C. PAINTED BLUE. "NOPARKING" TO BE PAINTED 12" HIGH IN STRIPED AREA
27 PARKING SIGNAGE; SEE SHEET G-400
28 BARRIER CABLES AT PARKING GARAGE; SEE A6-150FOR DETAILS
29 SLOPED WALKWAY WITH EDGE CURB
30 DAVIT BASE, TYP.
31 SCUPPER DRAIN AND DOWNSPOUT, PREFINISHEDMETAL COPING, AND TPO ROOFING MEMBRANESLOPED 1/4" / FT
SCALE = 3/32" = 1’−0"
LOWER LEVEL 1 FLOOR PLAN
12
UPTOWN NEWPORT
_03/18/22
UP
UP
DN
DN
A4-100
1
A4-100
2
A4-1011A4-101 2
1
A5-100
2
A5-101
1 2 3 4 5 6 9 10 11 12 13 141.1 1.3
A
C
D
G
H
J
K
6.1
P
M
E
7.5
263'-8"
POOL EQUIP
120
FITNESS
CENTER
121
PACKAGE RM.
115
LOBBY
100
CATERINGKITCHEN
111
2'-9" 8'-3" 14'-4" 18'-3" 8'-9" 5'-10" 21'-2" 18'-6"64'-0"18'-7" 26'-11"27'-0" 14'-4" 11'-0"16'-0"27'-9"17'-3"1'-3"15'-9"2'-8"18'-7"8'-3"2'-4"18'-4 3/4"8'-10 1/4"2'-9"ELEVATOR
LOBBY
118
CLUB LOUNGE
110
TENANT
STORAGE
129
DOG WASH
135
GENERATOR
131
8.0%13.5%[No Slope]
A2-201
1
FIRE PUMP
ROOM
132
BACK OF HOUSE
133
RAMP TO LOWER LEVEL 1 PARKING
1
4
4
7
8
10
11 12
14
15
TYP.19
16
0' - 0"
1' - 0"
0' - 0"
1' - 0"
0' - 0"
1' - 0"
0' - 0"
-4' - 0"
2
A5-100
MENS
108
WOMENS
107
1
A5-101
6HALF DOME PLACEUTIL E-1
128
1' - 0"1' - 0"
1' - 0"
1' - 0"1' - 0"
1' - 0"
263'-8"
STAFF/ OFFICE
116
MAIL
117
FRONT DESK
102
PRIVATE DINING
109
-1' - 1"0' - 0"
9
24
A.2
4.2
C.2
4.8
F
GL-B.7 GL-C.2GL-A.1GL-B.5 GL-B.8 GL-B.8 GL-B.7 GL-C.2 GL-B.7
GL-B.7
GL-B.7
GL-C.2
GL-B.7
GL-C.2
GL-B.8
GL-B.5
GL-B.5
GL-B.5
GL-C.2GL-B.8GL-C.2GL-C.1GL-C.1GL-C.1ST-1
ST-13
ST-8
ST-2 ST-4
FGL-4 FGL-2 FGL-2 FGL-2
FGL-2
FGL-3FGL-1FGL-2
ST-5
ST-11
ST-7
ST-6 16'-2"16' - 0"LOBBY LOUNGE
101
CLUB LOUNGEVEST
105
CORR
103
CORR
104
PANTRY
112
UTIL W-1
113
CORR
114
RES CORR
L1-S
UNIT C-01
U-101 UNIT B-01
U-102
UNIT C-02
U-103
UNIT A-01
U-104
UNIT B-02
U-105
UNIT A-03
U-107
STAIR
E -1
STAIR
W -1
104
107
110
111
108
111
112
100
ST-W-1
113
114
114A
115A
115 116
119
121
129
128
136 135A135
RES CORR
L1-E-B
RES CORR
L1-N
RES CORR
130
110A
ST-E-01
RES CORR
L1-E-A
UNIT A-02
U-106
STORAGE
119
120
SAUNA
125
YOGA
122
125
122
E1 E2
E3
L1EB
L1N
29
ST-11
BIKE STORAGE
134
5'-0"
7 8
B
4'-6"1'-0"GL-C.2 GL-C.2 GL-C.1
ST-9
ST-1
FL-3 FL-3 FL-3
FL-3
FL-3
FL-3
FL-3
26'-0"2"149'-0"311'-0"
BARRIER GATE SWINGS IN DIRECTION OF TRAVEL
2"30'-0" EASEMENT
17'-0"SETBACK
17'-0"SETBACK
-0' - 3"
1'-3 7/8"20'-0"14'-0"127
WOMENS
127
C.9
SETBACK LINE5'-0"4'-9"2
2"
TYP.19
3
25
MOP SINK
106
106
ROOM
123
ROOM
124
123
124
MENS
126
126
5
L1-S
M8-2
M6
A4
M6
M6
M8-2
G4-2
G4-2
G4-2
D4-1A
D4-1A
F4-1A
F4-1A
D4-1A
D4-1A
G4-2A
G4-2A
G4-2A
G4-2A
F6-1A
D4-1A
D4-1A
F6-1AF4-1A
D4-1A
D4-1A
F6-1A F4-1AD4-1A
D4-1A
D4-1A
G4-2A
G4-2A
A4 A4
A4 A4
A4
A4
D4-1A F4-1A
B3
133 134
9 CAST IN PLACE SCORED CONC SIDEWALK; SEE CIVILDWGS.
2 SETBACK LINE
OVERALL FLOOR PLAN KEYNOTES:
3 REMOVABLE BOLLARDS
4 SIDEWALK @ PASEO EASEMENT; SEE LANDSCAPE
5 ORNAMENTAL FENCE AT PROPERTY LINE; SEE
LANDSCAPE DWGS.
6 ORNAMENTAL GATE AT PROPERTY LINE FENCE; SEE
LANDSCAPE
7 PASSENGER ELEVATOR: SEE A6-200 SERIES AND
SPECIFICATIONS
8 SERVICE ELEVATOR: SEE A6-200 SERIES AND
SPECIFICATIONS
1 PROPERTY LINE
10 EXTERIOR FINISH FLOORING @ PORTE COCHERE
11 METAL LOUVERED SCREEN @ GENERATOR ROOM
12 GARAGE EXHAUST SHAFT & OVERHEAD DUCT
13 GARAGE OUTSIDE AIR VENT
14 OVERHEAD COILING DOOR
15 TRASH CHUTE & RECYCLING
16 INTERIOR RAMP
17 RAMP HANDRAILS
19 FOLDING WINDOW WALL SYSTEM; SEE SHEET A8-201FOR ELEVATIONS
20 PROJECTING CORNICE
21 ELEVATOR OVERRIDE
22 TRASH CHUTE VENT
18 POOL DECK AREA; SEE LANDSCAPE
23 STAIR TO ROOF
24 TRANSFORMER ACCESS PATH
25 BARRIER GATE SWINGS IN DIRECTION OF TRAVEL
26 HANDICAP PARKING; BORDER PAINTED BLUE.HATCHED LINES MAX. 36" O.C. PAINTED BLUE. "NOPARKING" TO BE PAINTED 12" HIGH IN STRIPED AREA
27 PARKING SIGNAGE; SEE SHEET G-400
28 BARRIER CABLES AT PARKING GARAGE; SEE A6-150FOR DETAILS
29 SLOPED WALKWAY WITH EDGE CURB
30 DAVIT BASE, TYP.
31 SCUPPER DRAIN AND DOWNSPOUT, PREFINISHEDMETAL COPING, AND TPO ROOFING MEMBRANESLOPED 1/4" / FT
SCALE = 3/32" = 1’−0"
LEVEL 1 FLOOR PLAN
13
UPTOWN NEWPORT
_03/18/22
DN
Ref.W.O Ref.W.ODWDW
DW DW DWDW
UP DNW.ORef.W.ORef.Ref.W.OW.ORef.DWRef.DWRef.W.ODW Ref.W.ODW Ref.W.OUP
DWRef.W.OW.ORef.DWW.ORef.
A4-100
1
A4-100
2
A4-1011
A4-101 2
1
A5-100
1
A5-101
1 2 3 4 5 6 9 10 11 12 13 141.1 1.3
A
C
G
H
J
K
P
L
E
17'-6 1/4"40'-5 3/4"10'-4"67'-4"14'-9 5/8"14'-9 1/2"
2'-9" 8'-3" 14'-4" 18'-3" 8'-9" 5'-10" 21'-2" 18'-6"64'-0"18'-7" 21'-1" 5'-10" 8'-10" 18'-2" 14'-4" 11'-0"43'-9"34'-3"2'-8"18'-7"8'-3"2'-4"18'-5"9'-1 1/4"2'-4 3/4"A2-202
1AMENITY RM
221
OPEN POOLDECK
224
POOL
225
18
2
7
815
TYP.19
TYP.19
TYP.19TYP.19
2
A5-100
3
A5-101
6'-8"125'-3 1/2"263'-8"
82'-6"98'-8"82'-6"
31'-4 1/8" 22'-6 7/8"41'-5 1/4"22'-7 3/4"41'-6 1/2"22'-6 7/8" 31'-3 1/2"25'-1 1/4"
UTIL
202
A.2
4.2 10.8 11.4
11.2
C.2
F
GL-B.8 GL-B.8 GL-C.2
FGL-1
GL-C.2
GL-B.5
FGL-2
GL-B.9
GL-C.3
GL-C.4
GL-B.9
FGL-1
GL-B.9
GL-B.9 GL-B.9GL-B.9GL-B.9
GL-B.9
FGL-1
GL-B.9
GL-C.4
GL-C.3
GL-B.9
FGL-2
GL-B.5 GL-C.2 GL-B.8 GL-B.8
GL-B.8
FGL-1
GL-C.1
GL-C.1
GL-B.5
GL-D
GL-D
GL-C.2
GL-B.7
GL-B.7
FGL-3
GL-C.2GL-C.2
FGL-3
GL-C.1GL-C.1GL-B.5GL-C.1
FGL-3FGL-3
GL-C.1GL-B.5GL-C.1GL-C.1GL-C.2GL-C.2
GL-C.2
GL-A.1
GL-B.8
GL-B.1
GL-B.4
GL-B.4
GL-B.1
FGL-2
GL-B.5
GL-C.2
STAIR
W -02 UTIL
201
ELEV LOBBY
200
MENS
222 WOMENS
223
UNIT C-03W
U-203
UNIT A-04
U-201
STAIR
E -02
UNIT B-04
U-204
UNIT B-05
U-205
UNIT B-06
U-206 UNIT B-05
U-207
UNIT B-07
U-208
UNIT A-04
U-211
UNIT B-03
U-210
UNIT C-03E
U-209
U202
U203 203U204
U205
201 U201
U206
221
222
223
221A
U207
202
U208
204U211
U209
U210
UNIT B-03
U-202
ST-E-02ST-W-02
RES CORR
02-W
RES CORR
02-E
ST-14
221C
UST
UTIL
203
UTIL
204
E1 E2
E3
7 8
B
SPA
226
GL-B.8
GL-C.8 GL-C.9 GL-C.9 GL-C.8
GL-B.8
RF-1RF-1RF-1
RF-1
RF-1 RF-1
FL-3
A6-300
4
3'-4 3/4"1'-9 5/8"5'-3 3/8"
REFER TO LANDSCAPE
DRAWINGS FOR POOL DECK
LAYOUT
ST-14
221B
9 CAST IN PLACE SCORED CONC SIDEWALK; SEE CIVIL
DWGS.
2 SETBACK LINE
OVERALL FLOOR PLAN KEYNOTES:
3 8'-0"X10'-0" TRANSFORMER ON CONC. PAD; SEE CIVIL
4 SIDEWALK @ PASEO EASEMENT; SEE LANDSCAPE
5 ORNAMENTAL FENCE AT PROPERTY LINE; SEELANDSCAPE DWGS.
6 ORNAMENTAL GATE AT PROPERTY LINE FENCE; SEELANDSCAPE
7 PASSENGER ELEVATOR: SEE A6-200 SERIES AND
SPECIFICATIONS
8 SERVICE ELEVATOR: SEE A6-200 SERIES ANDSPECIFICATIONS
1 PROPERTY LINE
10 EXTERIOR FINISH FLOORING @ PORTE COCHERE
11 METAL LOUVERED SCREEN @ GENERATOR ROOM
12 GARAGE EXHAUST SHAFT & OVERHEAD DUCT
13 GARAGE OUTSIDE AIR VENT
14 OVERHEAD SECTIONAL DOOR
15 TRASH CHUTE & RECYCLING
16 INTERIOR RAMP
17 RAMP HANDRAILS
19 FOLDING WINDOW WAL SYSTEM; SEE SHEETA8-201FOR ELEVATIONS
20 PROJECTING CORNICE
21 ELEVATOR OVERRIDE
22 TRASH CHUTE VENT
18 POOL DECK AREA; SEE LANDSCAPE
23 STAIR TO ROOF
24 TRANSFORMER ACCESS PATH
25 10'-0"X12'-0" CONC.TRANSFORMER PAD; SEE CIVIL
26 HANDICAP PARKING; BORDER PAINTED BLUE.
HATCHED LINES MAX. 36" O.C. PAINTED BLUE. "NO
PARKING" TO BE PAINTED 12" HIGH IN STRIPED AREA
27 PARKING SIGNAGE; SEE SHEET G-400
28 BARRIER CABLES AT PARKING GARAGE; SEE A6-150FOR DETAILS
29 SLOPED WALKWAY WITH EDGE CURB
30 DAVIT BASE, TYP.
31 SCUPPER DRAIN AND DOWNSPOUT, PREFINISHEDMETAL COPING, AND TPO ROOFING MEMBRANESLOPED 1/4" / FT
SCALE = 3/32" = 1’−0"
LEVEL 2 FLOOR PLAN
14
UPTOWN NEWPORT
_11/11/2021
DW DW
UPDN Ref.W.ORef.W.ORef.W.ODWDWDW Ref.W.ORef.W.ODWDW Ref.W.ODWRef.W.ORef.W.ODWRef.DWRef.W.ORef.W.O
DW
DW W.ORef.A4-100
1
A4-100
2
A4-1011
A4-101 2
1
A5-100
1
A5-101
1 2 3 4 5 6 9 10 11 12 13 141.1 1.3
A
C
G
H
K
P
E
2'-9" 8'-3" 14'-4" 18'-3" 8'-9" 27'-0" 18'-6"64'-0"18'-7" 26'-11"27'-0" 14'-4" 11'-0"16'-0"27'-9"34'-3"2'-8"18'-7"8'-3"20'-9"11'-6"1
2
7815
TYP.19
TYP.19
TYP.19
2
A5-100
3
A5-101
252'-9"
83'-4 3/8"96'-11 1/8"83'-4 1/2"
A.2
4.2 10.8 11.4
11.2
C.2
4.8
F
GL-C.2GL-C.2GL-C.1GL-C.1GL-B.5GL-C.1
GL-B.8GL-B.8GL-C.2
FGL-2
GL-B.8
GL-C.1
GL-C.2
GL-B.8GL-B.8
GL-B.8GL-B.8GL-B.7GL-B.6GL-B.6GL-B.7GL-B.8GL-B.8
GL-B.8GL-B.8
GL-C.2
GL-C.1
GL-B.8
GL-C.2GL-B.8GL-B.8
GL-B.8
FGL-1
FGL-2
GL-C.2
GL-C.2
GL-B.5
GL-B.2
GL-B.3
GL-B.3
GL-B.2
GL-B.8
GL-A.1
GL-C.2
FGL-2
GL-C.2 GL-C.2
FGL-3
GL-C.1 GL-C.1 GL-B.5 GL-C.1
FGL-3 FGL-3 FGL-3
GL-B.7
GL-B.7
GL-C.2
GL-D
GL-D
GL-B.5
GL-C.1
GL-C.1
FGL-1
18' - 5"18' - 5"30' - 6"
STAIR
W -03 UTIL
301 UTIL
302
STAIR
E -03
UNIT B-08
U-302
UNIT C-03W
U-303
UNIT B-04
U-304
UNIT B-05
U-305
UNIT B-06
U-306
UNIT B-05
U-307
UNIT B-07
U-308
UNIT B-09
U-301
UNIT B-09
U-311
UNIT C-03E
U-309
UNIT B-08
U-310
ST-E-03ST-W-03
ELEV LOBBY
300
RES CORR
03-W
RES CORR
03-E
ST-14ST-14
UBY-311 UBY-310
UTIL
303
UTIL
304
E1 E2
E3
7 8
B
GL-B.5 GL-B.5
GL-C.9 GL-C.8
GL-B.8
GL-B.8
GL-C.8 GL-C.9
UE UE
A6-300
4
FL-3FL-3FL-3FL-3FL-3
FL-3
FL-3
FL-3 FL-3
FL-3 FL-3
9 CAST IN PLACE SCORED CONC SIDEWALK; SEE CIVILDWGS.
2 SETBACK LINE
OVERALL FLOOR PLAN KEYNOTES:
3 8'-0"X10'-0" TRANSFORMER ON CONC. PAD; SEE CIVIL
4 SIDEWALK @ PASEO EASEMENT; SEE LANDSCAPE
5 ORNAMENTAL FENCE AT PROPERTY LINE; SEE
LANDSCAPE DWGS.
6 ORNAMENTAL GATE AT PROPERTY LINE FENCE; SEELANDSCAPE
7 PASSENGER ELEVATOR: SEE A6-200 SERIES ANDSPECIFICATIONS
8 SERVICE ELEVATOR: SEE A6-200 SERIES ANDSPECIFICATIONS
1 PROPERTY LINE
10 EXTERIOR FINISH FLOORING @ PORTE COCHERE
11 METAL LOUVERED SCREEN @ GENERATOR ROOM
12 GARAGE EXHAUST SHAFT & OVERHEAD DUCT
13 GARAGE OUTSIDE AIR VENT
14 OVERHEAD SECTIONAL DOOR
15 TRASH CHUTE & RECYCLING
16 INTERIOR RAMP
17 RAMP HANDRAILS
19 FOLDING WINDOW WAL SYSTEM; SEE SHEET
A8-201FOR ELEVATIONS
20 PROJECTING CORNICE
21 ELEVATOR OVERRIDE
22 TRASH CHUTE VENT
18 POOL DECK AREA; SEE LANDSCAPE
23 STAIR TO ROOF
24 TRANSFORMER ACCESS PATH
25 10'-0"X12'-0" CONC.TRANSFORMER PAD; SEE CIVIL
26 HANDICAP PARKING; BORDER PAINTED BLUE.HATCHED LINES MAX. 36" O.C. PAINTED BLUE. "NOPARKING" TO BE PAINTED 12" HIGH IN STRIPED AREA
27 PARKING SIGNAGE; SEE SHEET G-400
28 BARRIER CABLES AT PARKING GARAGE; SEE A6-150
FOR DETAILS
29 SLOPED WALKWAY WITH EDGE CURB
30 DAVIT BASE, TYP.
31 SCUPPER DRAIN AND DOWNSPOUT, PREFINISHED
METAL COPING, AND TPO ROOFING MEMBRANESLOPED 1/4" / FT
SCALE = 3/32" = 1’−0"
LEVELS 3-5 FLOOR PLAN
15
UPTOWN NEWPORT
_11/11/2021
W.ORef.DW
DW Ref.W.ORef.W.ODWDWRef.W.ODWW.ORef.W.ORef.W.O
DW
DW W.ORef.DW W.ORef.W.ORef.DW
A4-100
1
A4-100
2
A4-1011
A4-101 2
1
A5-100
1
A5-101
1 2 3 4 5 6 9 10 11 12 13 141.1 1.3
A
C
G
H
K
P
E
2'-9" 8'-3" 14'-4" 18'-3" 8'-9" 27'-0" 18'-6"64'-0"18'-7" 21'-1" 5'-10" 8'-10" 18'-2" 14'-4" 11'-0"6'-5"9'-7"27'-9"34'-3"2'-8"18'-7"8'-3"20'-9"11'-6"UNIT C-04W
UNIT B-04 PH UNIT B-05 UNIT B-06 UNIT B-05 UNIT B-07-PH
UNIT C-05 UNIT C-05
UNIT C-04E
2
7815
TYP.19
TYP.19
TYP.19TYP.19
2
A5-100
3
A5-101
252'-3"
17'-2"83'-4 3/8"96'-11 1/8"83'-4 1/2"142'-8"A.2 A.2
4.2 10.8 11.4
11.2
C.2
4.8
F
GL-F.3 GL-F.3 GL-G.2
GL-F.3
GL-G.2
FGL-6
GL-G.2 GL-F.3
GL-H
GL-F.3
GL-F.1 FGL-5
GL-E.2
GL-G.1
GL-G.1
GL-J
GL-J
GL-G.2
GL-F.2
FGL-7
GL-G.2GL-G.2
FGL-7
GL-G.1GL-G.1GL-F.1GL-G.1
FGL-7
GL-G.1GL-F.1GL-G.1GL-G.1
FGL-7
GL-G.2GL-G.2
FGL-6
GL-F.3
GL-G.2
GL-E.1
GL-F.3
GL-I
GL-I
GL-F.1
GL-G.2
GL-G.2
FGL-6GL-F.1
GL-F.3 GL-H GL-F.3 GL-G.2
FGL-6
GL-G.2
GL-F.3
GL-G.2
GL-F.3FGL-5
GL-F.3 GL-F.3
GL-I GL-I
UNIT C-04W
U-602
UNIT B-04 PH
U-603
UNIT B-05
U-604
UNIT B-06
U-605
UNIT B-05
U-606
UNIT B-07 PH
U-607
UNIT C-04E
U-608
UNIT C-05
U-609
UNIT C-05
U-601
ELEV LOBBY
600
STAIR
W -06 UTIL
601 UTIL
602
STAIR
E -06
ST-W-06 ST-E-06
602
RES CORR
06-W
RES COR
06-E
FGL-5ST-14
UBY-608
ST-14
UBY-609
E1 E2
E3
7 8
B
FL-3FL-3FL-3FL-3FL-3
FL-3
FL-3
FL-3 FL-3
FL-3 FL-3139'-9"A6-300
4
HHHHHHH
9 CAST IN PLACE SCORED CONC SIDEWALK; SEE CIVILDWGS.
2 SETBACK LINE
OVERALL FLOOR PLAN KEYNOTES:
3 8'-0"X10'-0" TRANSFORMER ON CONC. PAD; SEE CIVIL
4 SIDEWALK @ PASEO EASEMENT; SEE LANDSCAPE
5 ORNAMENTAL FENCE AT PROPERTY LINE; SEE
LANDSCAPE DWGS.
6 ORNAMENTAL GATE AT PROPERTY LINE FENCE; SEELANDSCAPE
7 PASSENGER ELEVATOR: SEE A6-200 SERIES ANDSPECIFICATIONS
8 SERVICE ELEVATOR: SEE A6-200 SERIES ANDSPECIFICATIONS
1 PROPERTY LINE
10 EXTERIOR FINISH FLOORING @ PORTE COCHERE
11 METAL LOUVERED SCREEN @ GENERATOR ROOM
12 GARAGE EXHAUST SHAFT & OVERHEAD DUCT
13 GARAGE OUTSIDE AIR VENT
14 OVERHEAD SECTIONAL DOOR
15 TRASH CHUTE & RECYCLING
16 INTERIOR RAMP
17 RAMP HANDRAILS
19 FOLDING WINDOW WAL SYSTEM; SEE SHEET
A8-201FOR ELEVATIONS
20 PROJECTING CORNICE
21 ELEVATOR OVERRIDE
22 TRASH CHUTE VENT
18 POOL DECK AREA; SEE LANDSCAPE
23 STAIR TO ROOF
24 TRANSFORMER ACCESS PATH
25 10'-0"X12'-0" CONC.TRANSFORMER PAD; SEE CIVIL
26 HANDICAP PARKING; BORDER PAINTED BLUE.HATCHED LINES MAX. 36" O.C. PAINTED BLUE. "NOPARKING" TO BE PAINTED 12" HIGH IN STRIPED AREA
27 PARKING SIGNAGE; SEE SHEET G-400
28 BARRIER CABLES AT PARKING GARAGE; SEE A6-150
FOR DETAILS
29 SLOPED WALKWAY WITH EDGE CURB
30 DAVIT BASE, TYP.
31 SCUPPER DRAIN AND DOWNSPOUT, PREFINISHED
METAL COPING, AND TPO ROOFING MEMBRANE
SLOPED 1/4" / FT
SCALE = 3/32" = 1’−0"
LEVEL 6 FLOOR PLAN
16
UPTOWN NEWPORT
_11/11/2021
1
A5-100
1
A5-101
1 2 3 4 5 6 9 10 11 12 13 141.1 1.3
A
C
D
G
HJ
K
PL
E
2'-9" 8'-3" 14'-4" 18'-3" 8'-9" 27'-0" 18'-6"64'-0"18'-7" 26'-11"27'-0" 14'-4" 11'-0"
1
2TYP.20
20
TYP.20
TYP.20
21
2222
2
A5-100
3
A5-101
23
82' - 8"74' - 0"
78' - 3"
74' - 0"
74' - 0"
21
4.2
F
1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE 1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE 1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE 1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE 1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE 1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE 1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE 1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE 1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE 1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE 1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE 1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE 1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE 1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE 1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE 1/4"/1' SLOPE
7 8
B 16'-0"27'-9"18'-6"15'-9"2'-8"18'-7"8'-3"2'-4"18'-5"9'-1 1/4"2'-4 3/4"HATCHES AREA DESIGNATED
FOR FUTURE PHOTOVOLTAIC
PANELS.
15% OF TOTAL ROOF AREA:30,000 SF X 15% = 4500 SF
TYP.30
TYP.30
TYP.30
A2-106
21/4"/1' SLOPE
1/4"/1' SLOPE
31
31
POOL
SPA
1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE 1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE 1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE
1/4"/1' SLOPE1/4"/1' SLOPE
PREFINISHED METAL COPING07 6200
RF-2
RF-2
RF-2
RF-2
RF-2
RF-1
RF-1
RF-1
9 CAST IN PLACE SCORED CONC SIDEWALK; SEE CIVIL
DWGS.
2 SETBACK LINE
OVERALL FLOOR PLAN KEYNOTES:
3 8'-0"X10'-0" TRANSFORMER ON CONC. PAD; SEE CIVIL
4 SIDEWALK @ PASEO EASEMENT; SEE LANDSCAPE
5 ORNAMENTAL FENCE AT PROPERTY LINE; SEELANDSCAPE DWGS.
6 ORNAMENTAL GATE AT PROPERTY LINE FENCE; SEELANDSCAPE
7 PASSENGER ELEVATOR: SEE A6-200 SERIES ANDSPECIFICATIONS
8 SERVICE ELEVATOR: SEE A6-200 SERIES ANDSPECIFICATIONS
1 PROPERTY LINE
10 EXTERIOR FINISH FLOORING @ PORTE COCHERE
11 METAL LOUVERED SCREEN @ GENERATOR ROOM
12 GARAGE EXHAUST SHAFT & OVERHEAD DUCT
13 GARAGE OUTSIDE AIR VENT
14 OVERHEAD SECTIONAL DOOR
15 TRASH CHUTE & RECYCLING
16 INTERIOR RAMP
17 RAMP HANDRAILS
19 FOLDING WINDOW WAL SYSTEM; SEE SHEET
A8-201FOR ELEVATIONS
20 PROJECTING CORNICE
21 ELEVATOR OVERRIDE
22 TRASH CHUTE VENT
18 POOL DECK AREA; SEE LANDSCAPE
23 STAIR TO ROOF
24 TRANSFORMER ACCESS PATH
25 10'-0"X12'-0" CONC.TRANSFORMER PAD; SEE CIVIL
26 HANDICAP PARKING; BORDER PAINTED BLUE.
HATCHED LINES MAX. 36" O.C. PAINTED BLUE. "NO
PARKING" TO BE PAINTED 12" HIGH IN STRIPED AREA
27 PARKING SIGNAGE; SEE SHEET G-400
28 BARRIER CABLES AT PARKING GARAGE; SEE A6-150FOR DETAILS
29 SLOPED WALKWAY WITH EDGE CURB
30 DAVIT BASE, TYP.
31 SCUPPER DRAIN AND DOWNSPOUT, PREFINISHED
METAL COPING, AND TPO ROOFING MEMBRANE
SLOPED 1/4" / FT
SCALE = 3/32" = 1’−0"
ROOF PLAN
17
UPTOWN NEWPORT
_11/11/2021
LEVEL 10' -0"
LEVEL 214' -2"
LEVEL 325' -10"
LEVEL 437' -6"
LEVEL 549' -2"
LEVEL 660' -10"
ROOF75' -0"14'-2"11'-8"11'-8"11'-8"11'-8"3'-0"LOUVER 14'-2"1'-8"TOP OF TYP. CORNICE
TOP OF FEATURE CORNICE
76' - 8"
79' - 8"
83' - 6"TOP OF OVERRUN
RAILING
GAS METER
ALCOVE FDC
LEVEL 10' -0"
LEVEL 214' -2"
LEVEL 3
25' -10"
LEVEL 4
37' -6"
LEVEL 549' -2"
LEVEL 660' -10"
ROOF75' -0"3'-0"11'-8"11'-8"11'-8"11'-8"14'-2"1'-8"14'-2"PRECAST EXTERIOR WALL
ASSEMBLY
COLOR 1 - EGGSHELL WHITE
PRECAST EXTERIOR WALL ASSEMBLY - LIGHT BEIGE
EXTERIOR MATERIAL LEGEND
PRECAST EXTERIOR WALL
ASSEMBLY
COLOR 2 - LIGHT TAN
DARK GRANITE BASE CLADDING
SCALE = 3/32" = 1’−0"
ELEVATIONS
18
UPTOWN NEWPORT
_11/11/2021
SCALE:3/32" = 1'-0"1 OVERALL ELEVATION -NORTH
SCALE:3/32" = 1'-0"2 OVERALL ELEVATION - SOUTH
LEVEL 10' -0"
LEVEL 214' -2"
LEVEL 325' -10"
LEVEL 437' -6"
LEVEL 549' -2"
LEVEL 660' -10"
ROOF75' -0"3'-0"11'-8"11'-8"11'-8"11'-8"14'-2"1'-8"14'-2"LEVEL 10' -0"
LEVEL 214' -2"
LEVEL 325' -10"
LEVEL 4
37' -6"
LEVEL 5
49' -2"
LEVEL 660' -10"
ROOF75' -0"3'-0"11'-8"11'-8"11'-8"11'-8"14'-2"1'-8"14'-2"PRECAST EXTERIOR WALL
ASSEMBLY
COLOR 1 - EGGSHELL WHITE
PRECAST EXTERIOR WALL ASSEMBLY - LIGHT BEIGE
EXTERIOR MATERIAL LEGEND
PRECAST EXTERIOR WALL
ASSEMBLY
COLOR 2 - LIGHT TAN
DARK GRANITE BASE CLADDING
SCALE = 3/32" = 1’−0"
ELEVATIONS
19
UPTOWN NEWPORT
_11/11/2021
OVERALL ELEVATION - EAST
OVERALL ELEVATION - WEST
ACC/RRALLGENDERUTILITYCHASEELEC
.
PANEL BCBCACC/RRALLGENDERHR EEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEE EEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEE(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)
(W)
(W)(W)(W)(W)
(W)
(W)
(W)(W)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)
(SS)(SS)
(SS)
(SS)
(SS)(SS)(SS)(SS)(SS)(SS)(SS)(SS)(SS)(SS)(SS)(SS)(SS)(SS)(SS)(SS)(SS)(SS)(SS)(SS)(SS)
(W)(W)
(W)
(W)
(W)
(W)(W)(W)
(W)
(W)
(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)
(SS)
EEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEE EEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEE(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)
(W)
(W)
(W)
(W)
(W)
(W)(W)
(W)
(W)
(W)
(W)
(W)
(W)
(W)
(W)
(W)
(W)
(W)
(W)
(W)
(W)
(W)
(W)(W)
(W)
(W)
(W)
(W)
(W)
(W)
(W)
(W)
(W)
(W)
(W)(W)
(W)
(W)
(W)
(W)
(W)
(W)
(W)
(W)(W)(W)(W)
(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)
(SS)(SS)
(SS)(SS)
(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(SS)
(SS)
(SS)
(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)
(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
SSSS
(W)
(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)
(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)
(SD)
(SD)
(SD)
(SD)(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)(SD)
(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)
(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)(SD)
(SD)
(SD)(SD)
(SD)
(SD)(SD)
(SD)
(SD)(SD)
(SD)
(SD)(SD)
(SD)
(SD)(SD)
(SD)
(SD)(SD)
(SD)
(SD)(SD)
(SD)
(SD)(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)SSSS
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SDSDSDSDSDSD
SD
SD
SD
SD
SD
SD
SD
SD
SD SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
ABANDONEDWATERLINE(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)HALF DOME PLACE
LOT "N"PHASE 2EXISTING PARKLOT "A"PASEOPARKHOUSE RESIDENCES
LOT 1 EASTLOT 1 WEST12'30'
5'EXTREME CAUTION!EX. TOWER JAZZ 66KVDUCT BANK(PROTECT IN PLACE)EXTREME CAUTION!EX. TOWER JAZZ 66KVELECTRICAL VAULT(PROTECT IN PLACE)DEMOLISHED GAS LINE(FIELD VERIFY)ABANDONED WATERLINE(EX. 30" SD) - PHASE 1PR. 30" SD- PHASE 2(EX. 30" SD)32'TRACT BOUNDARY(EX. 12" DW)TRACT BOUNDARYPR. 12" DW - PHASE 2PROPERTY LINEBUILDING SETBACK LINEEX. PUBLIC ACCESS PASEOBUILDING SETBACK LINE
PROPERTY LINESUBTERRANEAN GARAGE BUILDING SETBACK LINEEX. IRWD EASEMENT17'BUILDING SETBACK LINEEX. BACKFLOW(TO BE RELOCATED)5'SUBTERRANEAN GARAGEBUILDING SETBACK LINE 12'(EX. 30" SD) - DRY PIPE - PHASE 2EX. MODULARWETLANDS SYSTEM(EX. 18" SD)30'
EX. PUBLIC ACCESS PASEO
EX. 8' SCREEN WALL2:1 SLOPE(EX. 18" SD) - PHASE 116'16'10'(2.1%)(2.0%)(1.4%)(2.9%)DEMOLISHED ELECTRICAL LINE(FIELD VERIFY)DEMOLISHED ELECTRICAL LINE(FIELD VERIFY)N40°38'21"E 311.12'S49°21'39"E 149.26'
S49°21'39"E 149.26'N40°38'21"E 495.91'
N49°21'39"W 109.51'Δ=44°13'26"R=100.00'L=77.19'(53.88)TC(54.15)TC(54.70)TC(54.97)TC(55.22)TC(55.50)TC(55.74)TC(55.96)TC(56.16)TC(56.30)TC(53.62)TC(53.34)TC(52.91)TC (52.60)TC(52.34)TC(52.00)TCPROPERTY LINE
EXISTING SEWERSTUBEX. PUBLIC PEDESTRIANEASEMENTPROPERTY LINE
PROPERTY LINEBUILDING SETBACK LINE57.00 FF57.00FF53.
7
5
FF
57.90FF58.00FF58
.
0
0
F
F
58
.
0
0FF 53
.
7
5FF
53.
7
5FF52.25FF53.05FF58.00FFLOT 1 WEST
USA INVESTMENTS
LAND USE BASE PLANGMFGMFSSCP63SSCP64JUAB----UPTOWN NEWPORT
3/3/21USAIONWP0001C1.0
Save Date: Plot Date: 9/14/2021 11:18 AM11/12/2021 1:21 AM By: Ser P:\U\USAIONWP0001\0400CAD\EC\SHEETS\Preliminary Engineering\Lot 1 West Land Use Base Plan.dwgJustin BrownBy: File:PROJECT NO.DRAWN BY:DESIGNED BY:DATE:REVIEWED BY:
DATENO.REVISION CKBYFIRST SUBMITTAL DATE:SHEET NO.CHECKED BY:®17782 17th ST., SUITE 200TUSTIN, CA 92780Phone: 714.665.45001"= 10'scale
feet1001020UTILITIES LEGENDEX. SEWEREX. ELECTRICALEX. STREET LIGHTEX. WALLEX. STORM DRAINEX. GAS(G)EX. WATERLEGENDDWDOMESTIC WATEREX.EXISTINGPR.PROPOSEDSDSTORM DRAINSSSANITARY SEWERTCTOP OF CURB(W)(SS)(E)
POOL EQUIP121CLUB LOUNGE110LOBBY100ELEVATORLOBBY119MAIL118PACKAGE RM.116FITNESSCENTER126UNIT C-01U-101UNIT B-01U-102UNIT C-02U-103UNIT B-02U-105DOG WASH139??UNIT A-03U-107CATERINGKITCHEN112MENS108WOMENS107TENANTSTORAGE131MAINELECTRICAL &METER ROOM136Club Lounge Vest105GENERATOR135UTIL E-1133STAFF/OFFICE117FRONT DESK103PRIVATE DINING111LOBBY LOUNGE101CORR106CORR104PANTRY113UTIL W-1114CORR115RES CORRL1-SSTAIRE -1STAIRW -1RES CORRL1-E-BRES CORRL1-NRES CORR134UNIT A-02U-1068.0%13.5%[No Slope]1' - 6"BCACC/RRALL(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(T)(T)(T)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(T)(E)(E)(E)(T)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(56.38)FS(57.48)FG(57.88)FG(58.31)FG(58.85)FG(58.73)FG(58.57)FG(51.91)FS(53.29)FS(53.88)FS(54.75)FS(51.74)FS(51.29)FS(56.28)FS(55.65)FSEX. MODULARWETLANDS SYSTEMEX. 8' SCREEN WALLBLDG. FOOTPRINT(TYP.)DEMOLISHED GAS LINE(FIELD VERIFY)ABANDONED WATERLINEEX. AIR-VAC(TO BE DEMOLISHEDIN PLACE)EX. PUBLIC PEDESTRIANEASEMENTEX. BACKFLOW(TO BERELOCATED)DEMOLISHED ELECT. LINE(FIELD VERIFY)BLDG. FOOTPRINT(TYP.)JOIN EX.PARKJOIN EX.PARKJOIN EX.PASEOJOIN EX.PASEOWATERIMPROVEMENTS PERSEPARATE PLANMATCH EX.SURFACEMATCH EX.SURFACEHALF DOME PLACE
WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW10'6'12'4'5.50'22'12'5'12'5'LEVEL LEVEL
30'3'3'3'30'GBGBGBGB 17.00'BUILDING SETBACK LINEGB
GB4.7%2.0%6.6%1.9%1.0%5.0%3.0%1.0%7.9%6.3%121144446'
6'1% MIN5% MAX1% MIN5% MAX102.0%2.0%2.0%2.0%7.9%8.6%2.0%2.0%2.0%3.7%1.5%
4.9%5.0%MAXLEVEL358999957.26 TC56.76 FL56.53 TC56.03 FL55.86 TC55.36 FL57.00FS56.47FS56.53 TC56.03 FL56.35 TC55.85 FL56.13 TC55.63 FL56.54 TC56.04 FL56.57 TC56.07 FL55.63 TC55.13 FL55.98 TC55.48 FL54.88FS55.23FS55.14FS54.78FS56.59FS56.61FS57.00FF56.76FS54.68 TC54.18 FL54.00 TC53.50 FL53.09FS53.76FS53.68FS52.98FS53.30FS52.48FF58.00FF58.00FF58.00FF58.00FF54.15FS 54.72FS54.84FS55.13FS55.21FS57.50FS57.50FS57.38FS57.50FS57.50FS55.09FS57.38FS57.38FS57.38FS57.38FS52.32FS51.78FS52.13FS57.50FS57.50FS57.90FS57.90FS57.90FG32'16'16'10'EXISTING CITY PARKPHASE 2EXISTING PASEOLOT "N"LOBBY57.00 FFCOMMON AREA58.00 FFRESIDENTIAL UNITS58.00 FFRESIDENTIAL UNITS58.00 FFRESIDENTIAL UNITS58.00 FFRESIDENTIAL UNITS58.00 FFRESIDENTIAL UNITS58.00 FFRESIDENTIAL UNITS58.00 FFRESIDENTIAL UNITS58.00 FF53.35 FF52.25 FFLOT 1 WESTTRACT BOUNDARYPROPERTY LINE FUT. 30" SD- PHASE 2(EX. 30" SD)(EX. 12" DW)(EX. 30" SD) - PHASE 1PR. 18" SD-PHASE 2PROPERTY LINEBUILDING SETBACK LINEEX. PUBLIC ACCESS PASEOPROPERTY LINE(EX. 18" SD)(EX. 30" SD) - DRY PIPE - PHASE 2PROPERTY LINEBUILDING SETBACK LINETRACT BOUNDARYPR. 12" DW - PHASE 2SUBTERRANEAN GARAGE BUILDING SETBACK LINE2:1 SLOPEEX. PUBLIC ACCESS PASEO PR. PVT TJ FIRE SERVICEGBGBABANDONEDWATERLINEPROPERTY LINESUBTERRAN. GARAGEBLDG. SETBACK LINE
BUILDING SETBACK LINE
(EX. 18" SD)(EX. 18" SD)
55.07FS
55.01
FS55.33FF55.33FSGBGB
GB
GB GB3.5%
54.03FS52.98FS52.87FS53.10FS52.99FS53.23FS1.5%5.1%53.23FS52.15FS52.25FS2.8%1.5%1.6%4.0%2.1%
2.5%
1.8%
1.2%
0.6%1.5%1.5%357.38FS55.25FS55.25FS55.32FS55.33FS1.5%
1.5%
1.5%53.35 FF53.35 FF2.7%
2.7%
3.5%
3.4%4.5%57.89FS57.90FS57.90FS57.90FSPR. 2-8'X10'TRANSFORMERSPR. WATER METERSPER SPEARATE PLANSave Date: Plot Date: 11/12/2021 11:44 AM2/28/2022 3:06 PM By: Juab P:\U\USAIONWP0001\0400CAD\EC\SHEETS\Final Engineering\Onsite\Precise Grading\EC-PG-001-USAIONWP0001.dwgStevie RojasBy: File:PROJECT NO.DRAWN BY:DESIGNED BY:DATE:REVIEWED BY:
DATENO.REVISION CKBYFIRST SUBMITTAL DATE:SHEET NO.CHECKED BY:®17782 17TH ST. SUITE 200TUSTIN, CA 92780Phone: 714.665.4500PRECISE GRADING
USAI INVESTMENTS
PRECISE GRADING PLAN
ONE UPTOWN NEWPORTGMFGMFJUAB JUABUPTOWN NEWPORT - LOT 1 WEST
CITY OF NEWPORT BEACH CALIFORNIA06/10/21USAIONWP0001C5.0 OF 17
1"= 10'scalefeet1001020PLAN CHECK NO. XXXX-2021GRADING CONSTRUCTION NOTES1CONSTRUCT 6" CURB AND GUTTER PER DETAIL 1 ON SHEET 5.2CONSTRUCT 6" CURB PER DETAIL 2 ON SHEET 5.3CONSTRUCT CONCRETE PAVING PER LANDSCAPE ARCHITECTURAL PLANS. COLOR CONCRETE PERLANDSCAPE ARCHITECTURAL PLANS.4CONSTRUCT PCC SIDEWALK PER CITY OF NEWPORT BEACH STD. 180. COLOR CONCRETE PER LANDSCAPEARCHITECTURAL PLANS5CONSTRUCT VARIABLE HEIGHT ROLLED CURB AND GUTTER PER CITY OF NEWPORT BEACH STD. 183, TYPEF. REFER TO DETAIL 3 ON SHEET 5 FOR TRANSITION. CURB AND FLOWLINE ELEVATIONS PER PLAN. COLORCONCRETE PER LANDSCAPE ARCHITECTURAL PLANS6CONSTRUCT CURB AND GUTTER PER CITY OF NEWPORT BEACH STD. 182. COLOR CONCRETE PERLANDSCAPE ARCHITECTURAL PLANS.7CONSTRUCT CURB PER CITY OF NEWPORT BEACH STD. 182. COLOR CONCRETE PER LANDSCAPEARCHITECTURAL PLANS8CONSTRUCT 6" TO 0" TRANSITION PER DETAIL "X" ON SHEET CX.0.9CONSTRUCT ARMORCAST RAISED TRUNCATED DOMES. COLOR TO BE FEDERAL YELLOW WITH A MINIMUM70% CONTRAST WITH ADJACENT FINISHES (11B-705.1.1.3). 36" MINIMUM DEPTH IN DIRECTION OF PATH OFTRAVEL.10RELOCATE EXISTING FILTERRA PRECAST CURB INLET PER PLAN.
LOT 1 WEST
USA INVESTMENTS
UTILITY APPURTENANCE SAMPLESGMFGMFSSCP63SSCP64JUAB----UPTOWN NEWPORT
2/8/21USAIONWP0001C2.1
Save Date: Plot Date: 9/14/2021 11:12 AM11/12/2021 1:25 AM By: Ser P:\U\USAIONWP0001\0400CAD\EC\SHEETS\Preliminary Engineering\EC-PG-001-USAIONWP0001.dwgJustin BrownBy: File:PROJECT NO.DRAWN BY:DESIGNED BY:DATE:REVIEWED BY:
DATENO.REVISION CKBYFIRST SUBMITTAL DATE:SHEET NO.CHECKED BY:®17782 17th ST., SUITE 200TUSTIN, CA 92780Phone: 714.665.4500FILTERRA CATCH BASIN(TO BE RELOCATED AT DRIVEWAY)FILTERRA CATCH BASIN(SCHEMATIC VIEW)MODULAR WETLANDS(TO BE INSTALLED ALONG THE PARK)MODULAR WETLANDS(SCHEMATIC VIEW)PROPOSED FIRE BACKFLOW(CASING OPTIONAL)WATER METER ANDBACKFLOW DEVICE(3 TO INSTALLED FOR DOMESTIC WATER, 1 FORIRRIGATION)
(SD)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)
(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)
(W)
(W)(W)(W)(W)(W)(W)(W)
(W)(W)(W)(W)(W)(W)(W)(W)(W)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)
(W)(W)(SS)(SS)(SS)(SS)(SS)(SS)(SS)(SS)(SS)(SS)(SS)(SS)(SS)(SS)(SS)(W)(W)(W)(W)(W)(W)(W)(W)(SS)(SS)(SS)(SS)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)
(W)(W)(W)(W)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G
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(G
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(W
)(W)(W)
(W
)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(SS)(SS)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(SS)(W)(W)(W)(W)MH SHAFT #4STD 310-Ljs #7STD 315-LC=4'A=45°js #6STD 315-LC=3.46'A=60°
js #5STD 315-LC=3'A=60°
js #4STD 315-LC=3.75'A=60°
js #3STD 315-LC=3.75'A=60°
js #11MH SHAFT #6STD 310-LA=60°
MH SHAFT #5STD 310-LA=45°
MH SHAFT #7STD 310-LA=45°
MH SHAFT #2STD 310-LA=45°
MH SHAFT #3STD 310-L
STD 315-LC=4'A=60°
SD LINE ASTA 10+00SD LINE B10+00
SD LINE C10+00
SD LAT A-1
js #2STD 315-LC=6.5'A=30°
SD LINE A
FILTERRA CURB
I
N
L
E
T
W
/
I
N
T
E
R
N
A
L
BYPASS8'x6' FTCB-3 (F8)CB#2FILTERRA CURB INLET
W
/
I
N
T
ER
N
A
LBYPASS12'x4' FTCB-3.5 (F7)CB#3
SD LAT B-1SD LAT B-2
SD LAT B-3
SD LAT B-4
SD LAT B-5SD LAT B-6 SD LAT B-8 SD LAT B-7FILTERRA CURB INLET W/ROOF DRAIN SYSTEM8'x6' FTIBP0806-10C (F9)CB#4 CONTECH CURB INLET W/INTERNAL BYPASS10'x8' FTIBC-C06508V8X10-RF (F11)CB#5 4' deepCONTECH CURB INLET W/INTERNAL BYPASS8'x6' FTIBC-C0506V6X8-RF(F10)4' deepCB#6
CONTECH CURB INL
E
T
W
/
INTERNAL BYPASS8'x4' FTIBC4.504V4X
8
-
F
R
(
F
3
)
CB#9
CONTECH CU
R
B
I
N
L
ET
W
/
INTERNAL BY
P
A
S
S
8'x4' FTIBC4.5
0
4
V
4
X
8
-F
L
(
F
1
)
CB#10
FILTERRA CURB
I
N
L
E
T
W
/
I
N
T
E
R
N
A
L
BYPASSCB#126'x4' FTCB - 2
FILTERRA CURB
I
N
L
E
T
W
/
I
N
T
E
R
N
A
L
BYPASSCB#116'x4' FTCB-2 (F23
)
SD LAT C-1SD LAT C-2
SD LAT C-8
SD LAT C-7
SD LATERAL D-2 our FS=50.4plan #101-5028-782 FS=48.2diff=-2.2
EX 42" RCP INV
2
F
L
=
4
1
.
34
(
0
3
/
1
2
/
14
)
set by Field Top
o
S
h
o
t
4
1
06
1
(
3
6
"
p
i
pe
)
8" VCP
TC ELEV 54.9INV=50.9
MH SHAFT #1STD 310-L
MH SHAFT #8STD 310-LA=70°
SD LAT C-3
MH SHAFT #9STD 310-LA=60°
CONTECH CURB
I
N
L
E
T
W/
INTERNAL BYPA
S
S
CB#148'x4' FTIBC504V4
X
1
0
-
R
CONTECH CURB
I
N
L
E
T
W
/
INTERNAL BYPAS
S
CB#138'x4' FTIBC504V4
X
1
0
-
R
SD LAT C-10
SD LAT C-9
CONTECH CURB INLET W/INTERNAL BYPASSCB#1710'x8' FTIBC-C06508V8X10-LFFILTERRA CURB INLET W/ INTERNALBYPASSCB#1610'x8' FTIBC-C06508V8X10-LF
PERFL=39.6
TC ELEV 55.21INV=51.21
Inv3=41.60 (03
/
1
2
/
1
4
)
calc'd using S=
.
0
0
1
8
f
r
o
m
I
n
v
2
(
s
l
o
p
e
s
e
t
b
y
I
n
v1
-
I
n
v
2
)
INV4(SD)=40.30 (03
/
0
5
/
1
4
)
INV5=40.7 (03/1
2
/
1
4
)
calc'd from Inv2
u
s
i
n
g
S
=
.0
1
3
)
INV1=42.16 DIPED(03/05/14)
S=.013 (calc'd from
I
n
v
2
-
I
n
v
4)
SWR LAT C-1
SWR LAT C-2
SW LINE C
SW LINE B
SW LINE A
SWR LAT B-1
SWR LAT B-2
SW LAT A-1
MHSTD-401-L
(W)
STD-315-LL=3'EX. TG 50.35-3' DN
ASSUMED INV=47.
1
9
FSA-1.5' -->ASSUMED INV=43.3
8 (W)(SS)(W)(W)BROOKS 12"X12" CB1212CB INLET W/1212T12 TOP SECTION1212L12 LOWER SECTION(F9) CB#4NO EXTENSION OR MIDDLE SECTIONinv 56.1inv 56.1inv 56.0inv 55.831.5%top of CB57.5fs=57.8 fs=57.7tc=57.52.2%brooks 2424 B30TG=50.5inv=48.0L=246.4S=.006 INV=44.818"RCP INV=44.46SOFFIT=45.9618"RCPL=259SMIN=.005brooks 2424 B30TG=50.2inv=47.7 L=51.7 6" pipeS=.006inv=47.6L=18.7S=.042 bottom of footing = 49top of pipe 48.08tg=51.1tg=51inv=50L=21.6s=0.11 (SD)(G)(G)(G)(G)(G)(G)(G)(G)trench-4.8 DN Top of Pipe-4.5 DN
tc=56.48
tc=56.61
L=288 S=.005 8"pvc inv=49.37 INSTALL 45° 30"ELBOWGFE3045MH SHAFT #STD 310-L??45° 18" ELBOW 30"hdpe
(SS)(SS)45° 18" ELBOW INV 47.29INSTALL 18x6REDUCING BELLEDTEE, PRINSCOPART #GFT1806B2 INSTALL 18"-30" WYE45° GFY3018 (E)21"RCP INSTALL 24x6 REDUCINGBELLED TEE, PRINSCO PART#GFT2406B2INSTALL 24x6 REDUCINGBELLED TEE, PRINSCO PART#GFT2406B2
js #9STD 315-LC=3.5'A=60°
SD LINE C
SD LAT C-4
js #STD 311-LC=3.25'A=45°inv 56.1 FILTERRA CURB INLET W/ INTERNALBYPASS10'x6' FTCB-3.5 (F12)CB#15FILTERRA CURB INLET W/INTERNAL BYPASS8'x6' FTIBC-C040506V6X8-L(F12XX)CB#15Aflow by TO CB#15
SD LINE A
MH SHAFT #1STD 310-L
EX. 36" SDFIELD VISIT (1/29/15)EX. 30" SDFIELD VISIT (1/29/15)EX. 33"SD S=0.0012 (old as builts 02/19/15)45° REDUCING WYE,PRINSCO PART #GFY361845° 18" ELBOWGFE1845B2 tg=49.9BROOKS 1212L12 ON1212 BASEtg=50.0BROOKS 1212L12 ON1212 BASETEE GFT0808
43.34inv
INSTALL 45° BELLED 18"x18" ELBOW,PRINSCO PART #GFY1845B2 INSTALL 45° BELLED 18"x18 WYE,PRINSCO PART #GFY1818B3INSTALL 18"x8" ECCENTRIC REDUCER,PRINSCO PART #GFR1808 SD LAT D-6-1 42.16+.004*7=INV2=42.1842.18+.0012*70.7=INV3=42.2742.27+.0012*67=INV4=42.3545° 30" ELBOWGFE3045 ph2 30"ph1 30"ph1 30" interim 45° 30" ELBOWGFE3045 30" to 33" rcpD-1-123 33" RCP to 36" HDPED-1-123W/ 42x36 ECCENTRIC REDUCERGFR4236 36" 45° ELBOWGFE3645EX. 33" RCP EX. 33" RCP NEW 36" HDPE 36" 45° ELBOWGFE3645CONNECTIOND-1-112REDUCING TEEGFT3018 (W)EX. GASREMOVED POINT #2024DIPPED 5/26/11FL=39.53S:\100288\Admin\Pictures\2011-05-26 & Field Note Markups\Field Notes 05-26-11.pdfFL=39.73(SS)(SS)(SS)(SS)(SS)(SS)(SS)(SS)FILTERRA CURB INL
E
T
W
/
I
N
TE
R
N
A
L
BYPASSCB#1A8'x6' FTCB - 3 (F22)
FILTERRA CURB INLE
T
W
/
I
N
TE
R
N
A
LBYPASSCB#18'x6' FTCB - 3 (F22)
INSTALL 45° BELLED 18"x18 WYE,PRINSCO PART #GFY1818B3INSTALL 22.5° ELBOW, GFE1822
SD LAT A-1
SD LAT A-1-1
DOUBLE CHECK BACKFLOWASSEMBLY IRWS STD W-6FDC
8" WATERMETER STDW-5
45° 18" ELBOW22.5° 18" ELBOW 45° 18" ELBOW22.5° 18" ELBOW 45° 18" ELBOW22.5° 18" ELBOW 45° 18" ELBOW22.5° 18" ELBOW 45° 18" ELBOWGFE1845B2INSTALL30x18 TEEGFT3018 INSTALL 30" 45°ELBOWGFE3045INSTALL 30x18REDUCCERGFR3018(SS)(SS)(W)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(G)(W)(SS)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)
(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)(W)CONTECH CU
R
B
I
N
L
E
T
W
/
INTERNAL BY
P
A
S
S
8'x6' FTIBC-C0
6
0
6
V
6
X
8
-L
(
F
6
)
CB#7CONTECH CUR
B
I
N
L
E
T
W
/
INTERNAL BYP
A
S
S
10'x6' FTIBC-C0
7
0
6
V
6
X
10
-
R
(
F
5
)
CB#8 (SS)(SS)(SS)(SS)(SS)(SS)(SS)(SS)(SS)(SS)(SD)(SD)(SD)(SD)(SD)(SD)
(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(SD)(W)(SD)(SD)(SD)(SD)(SD)(SD)(W)SSSSSSSD
SS SS
RDSD SD SD SD SD
SDSDSD SD SD SDSDSSSSSSSSSSSSSSWWWWWWWWWWWWWWWWWWWWWWWSDSDTRACC/RRALLGENDERUTILITYCHASEELEC.PANELBC BCACC/RRALLGENDERHR
NOPARKINGPARKINGNOPARKINGNOPARKINGNO
18'18'18'13'18'18'
8'16'16'22'20'10'
10'
8'10'10'18'28'
8'8'
28
8'10'8'
10'8'10'8'20'8'8'8'16'8'8'38NOPARKINGFIRE LANENOPARKING3'21'ACCESSOPENINGACCESSOPENING13'13'10'10'8'8'
xx%EX. FHEX. FHEX. FHEX. FHFDCEX. FHEX. FHEX. FHEX. FHEX. FHEX. FHEXISTING PUBLICFIRE HYDRANTEXISTING PUBLICFIRE HYDRANTEXISTING PUBLICFIRE HYDRANTEXISTING
PUBLICFIRE HYDRANTEXISTING PUBLICFIRE HYDRANTEXISTING MEDIANEXISTING MEDIANEXISTING FIREACCESS GATEEXISTING FIREACCESS GATETO TOWER JAZZ8" DCBA WITH PIV8" DCBA WITH PIVSOUTH APARTMENTBLDG. FDCNORTH APARTMENTBLDG. FDC32PR. FH PER ADJACENTDEVELOPMENT1"= 40'scalefeet4004080SEE PARKING PLAN FOR PARKING STALLS AND RED CURB FIRE LANES.NOTES1LEGEND-NO PARKING AREAS, TURN AROUNDVEHICLE PROFILENGTE
A
NROAETFOLCAFIC Exp. 09-30-22No. 85617STIEGSR
LVII
I
ENEIREE
D
R
ROP
ISSFENAOLJUST
I
N A BROWNSave Date: Plot Date: 4/28/2021 12:15 PM11/12/2021 1:31 AM By: Juab P:\U\USAIONWP0001\0400CAD\EC\SHEETS\Preliminary Engineering\EC-EM-USAIONWP0001-FMP.dwgJustin BrownBy: File:PROJECT NO.DRAWN BY:DESIGNED BY:DATE:REVIEWED BY:
DATENO.REVISION CKBYFIRST SUBMITTAL DATE:SHEET NO.CHECKED BY:®17782 17TH ST. SUITE 200TUSTIN, CA 92780Phone: 714.665.4500PLAN CHECK NO. XXXX-XXXXBLDG PERMIT NO. XXXXX-XXXX-EXISTING FIRE HYDRANT WITH BLUE MARKER-EXISTING PAINTED RED CURB NOT A PART OFTHIS SUBMITTAL-PROPOSED FIRE HYDRANT WITH BLUEREFLECTIVE FIRE HYDRANT MARKER. MARKERSHALL BE PLACED 6' FROM CENTERLINE OFSTREET-FIRE HYDRANT
HOSE PULL - 150
' MAXIMUM-INDICATES APPROXIMATE LOCATION OF SUB-KEYEDKNOX BOX WITH 3-SETS OF ENTRY DOOR/GATE KEYSOR KNOX KEY SWITCH. SEE PLAN FOR DESIGNATION-STAIRS - NO ROOF
ACCESS-ELEVATORNTSSANSAN DIEGO FWY
COS
T
A
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E
S
A
F
W
Y
JAM
B
O
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R
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IRVI
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CAMPUSDRUNIVERSITY
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VON
KARM
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AVEBIRCHSTCORONA DEL MAR FWY4055573DIEGO FWYAVEEAUGUST 27, 2020ORANGE COUNTY FIRE AUTHORITY1 FIRE AUTHORITY ROADIRVINE, CA 92502-0125RE: PARKING ENFORCEMENT PLANUPTOWN NEWPORT LOT 1 APARTMENTS - NEWPORT BEACH,CA 92660UPTOWN NEWPORT LOT 1: (APN: 445-134-17)THE FIRE LANE PARKING ENFORCEMENT PLAN FOR THE ABOVEREFERENCED IS STATED AS FOLLOWS:ALL FIRE LANES WITHIN SITE SHALL BE MAINTAINED AND IN NOEVENT SHALL PARKING BE PERMITTED ALONG ANY PORTIONOF A STREET OR DRIVE THAT REQUIRES FIRE LANES OR ANYAREA DESIGNATED AS A FIRE LANE FOR TURN-AROUND ORDRIVE THROUGH PURPOSES.THE PRODUCT DEVELOPER SHALL ADOPT REASONABLE RULESAND REGULATIONS REGARDING THE PARKING OF VEHICLESALONG THE STREETS, ROADS, AND OR DRIVES WITHIN THEPROJECT THAT ARE NOT IN CONFLICT WITH APPLICABLE LAW.IN FURTHERANCE THEREOF, THE PROJECT DEVELOPER,THROUGH ITS OFFICERS, COMMITTEES AND AGENTS WILLESTABLISH THE 'PARKING' AND 'NO PARKING' AREAS WITHINTHE PROPERTY IN ACCORDANCE WITH SECTION 22658.2 OFTHE CALIFORNIA VEHICLE CODE AND ORANGE COUNTY FIREAUTHORITY GUIDELINES. THE LAW SHALL BE ENFORCEDTHROUGH SUCH RULES AND REGULATIONS BY ALL LAWFULMEANS, INCLUDING WRITTEN WARNINGS, CITING, LEVYINGFINES AND TOWING VEHICLES IN VIOLATION.THE PROJECT DEVELOPER WITH CONTRACT WITH A CERTIFIEDPATROL AND TOWING COMPANY TO REMOVE VEHICLES THATVIOLATE NO PARKING RESTRICTIONS. FIRST TIME VIOLATORSWILL RECEIVE A WRITTEN WARNING AND WITH SUBSEQUENTVIOLATIONS, THE VEHICLE SHALL BE SUBJECT TO TOWING. THEVEHICLE OWNER SHALL BE RESPONSIBLE FOR ALL COSTSINCURRED IN REMEDYING SUCH VIOLATION, INCLUDINGWITHOUT LIMITATION TOWING COSTS, CITATIONS AND LEGALFEES.THIS APARTMENT PROJECT IS LOCATED IN THE UPTOWNNEWPORT DEVELOPMENT CENTER CONSISTING OF:UPTOWN NEWPORT LOT 1: APN 445-134-17AUGUST 27, 2020ORANGE COUNTY FIRE AUTHORITY1 FIRE AUTHORITY ROADIRVINE, CA 92502-0125SUBJECT: COMBUSTIBLE CONSTRUCTION LETTERUPTOWN NEWPORT LOT 1 APARTMENTS - NEWPORT BEACH,CA 92660UPTOWN NEWPORT LOT 1: (APN: 445-134-17)THE PURPOSE OF THIS LETTER IS TO NOTIFY YOU THAT THISPROJECT SHALL INSTALL ALL REQUIRED PAVED FIRE ACCESSROADS THAT MEET O.C.F.A. GUIDELINES PER THE APPROVEDPLANS. ALL FIRE HYDRANTS AND WATER SUPPLY FORFIREFIGHTING PURPOSES SHALL BE INSTALLED PER THEAPPROVED PLANS AND SHALL MEET ALL FIRE FLOWREQUIREMENTS, PRIOR TO ANY COMBUSTIBLE CONSTRUCTIONMATERIALS BEING DELIVERED FOR CONSTRUCTION.-150' HOSE PULL DISTANCE - MAXIMUM-EMERGENCY TELEPHONE FACILITYIN COMPLIANCE WITH CFC SECTION 381.1 (AMENDMENT), PRIORTO ISSUANCE OF BUILDING PERMITS FOR PHASE I, THEPROJECT APPLICANT SHALL SUBMIT A GEOLOGIC STUDY FROMA STATE-LICENSED AND DEPARTMENT APPROVED INDIVIDUALOR FIRM TO THE NEWPORT BEACH FIRE DEPARTMENT FIREPREVENTION DIVISION FOR REVIEW AND APPROVAL (DUE TOTHE PROXIMITY OF THE PROPOSED PROJECT TO ASEMICONDUCTOR FACILITY.)PRIOR TO ISSUANCE OF ANY GRADING BUILDING PERMIT FORRESIDENTIAL BUILDINGS WITHIN 200 FEET OF THE ANHYDROUSAMMONIA TANK, THE APPLICANT SHALL PERFORM THEFOLLOWING TO SATISFY THE NEWPORT BEACH FIREDEPARTMENT UNDER SECTION 904.400 OF NEWPORT BEACHFIRE CODE (WHICH PROHIBITS THE STORAGE OF ANY AMOUNTOF EXTREMELY HAZARDOUS SUBSTANCES EQUAL TO ORGREATER THAN THE DISCLOSABLE AMOUNTS LISTED INAPPENDIX A. PART 355, TITLE 40, OF THE CODE OF FEDERALREGULATIONS IN A RESIDENTIAL ZONE OR ADJACENT TOPROPERTY DEVELOPED WITH RESIDENTIAL USES UNLESSMITIGATION MEASURE ARE IMPLEMENTED AND MAINTAIN, ASREQUIRED BY THE FIRE CODE OFFICIAL.)-CONSTRUCT AN AIRTIGHT ENCLOSURE AROUND THEANHYDROUS AMMONIA TANK (APPROXIMATELY 11.5 FEET WIDE,22 FEET LONG, AND 16 FEET HIGH.)-A SEISMIC ASSESSMENT FOR THE AMMONIA TANK AND PIPINGSYSTEM PROCESS CONDUCTED BY A QUALIFIED ENGINEERPER REGION I LEPC (LOCAL EMERGENCY PLANNINGCOMMISSION) GUIDANCE FOR CALARP PROGRAM SEISMICASSESSMENTS.-ENSURE THE PROPOSED AMMONIA TANK ENCLOSURE ISDESIGNED AND CONSTRUCTED WITH PROPER VENTILATION,INCLUDING:DETAILED VENTILATION CALCULATIONS.EMERGENCY BACK-UP POWER FOR THE AMMONIA TANK.-DESIGN AND PROPERTY SIZE THE PROPOSED AMMONIA TANKCONTAINMENT SUMP AND/OR SYSTEM TO CONTAIN AND/ORCONVEY THE ESTIMATED DELUGE WATER AND THE MAXIMUMAMOUNT OF AMMONIA PRODUCED.PRIOR TO THE ISSUANCE OF ANY TYPE OF OCCUPANCYPERMITS, THE APPLICANT SHALL DEMONSTRATE TO THESATISFACTION OF THE CITY OF NEWPORT BEACH FIREDEPARTMENT THAT THE FOLLOWING DISCLOSURES ANDEMERGENCY NOTIFICATION PROCEDURES/PROGRAMS ARE INPLACE:-DISCLOSURE TO POTENTIAL UPTOWN NEWPORT RESIDENCESTHAT HAZARDOUS CHEMICALS ARE USED AND STORED AT THEADJACENT TOWERJAZZ FACILITY.-INCLUSION OF PROPERTY MANAGE OR AUTHORIZEDREPRESENTATIVE OF THE UPTOWN NEWPORT RESIDENTIALCOMMUNITY TO THE EMERGENCY NOTIFICATION LIST OF THETOWERJAZZ BUSINESS EMERGENCY PLAN.-PROGRAM TO INFORM/TRAIN THE PROPERTY MANAGER ORAUTHORIZED REPRESENTATIVE OF THE UPTOWN NEWPORTRESIDENTIAL COMMUNITY IN EMERGENCY RESPONSE ANDEVACUATION PROCEDURES AND TO INCORPORATE ONGOINGCOORDINATION BETWEEN THE UPTOWN NEWPORTREPRESENTATIVE AND TOWERJAZZ TO ASSURE PROPERACTION IN THE EVENT OF AN ACCIDENT AT THE FACILITY(SHELTER IN PLACE AND/OR EVACUATION ROUTES.)-UPGRADE TOWERJAZZ EMERGENCY ALARM SYSTEM TOINCLUDE CONCURRENT NOTIFICATION TO UPTOWN NEWPORTRESIDENTS OF CHEMICAL RELEASE. PROVISIONS OF THEALARM SYSTEM AND EMERGENCY NOTIFICATION PROCEDURESHALL BE REVIEWED AND APPROVED BY THE CITY OFNEWPORT BEACH FIRE DEPARTMENT.PRIOR TO THE INTRODUCTION OF A NEW EXTREMELYHAZARDOUS SUBSTANCE (EHS) OR INCREASE IN QUANTITY OFANY EXISTING EHS AT TOWERJAZZ, AN UPDATED OCA SHALLBE PREPARED AND REVIEWED AND AUTHORIZED BY THE CITYOF NEWPORT BEACH FIRE DEPARTMENT. ANY NEW EHS SHALLBE APPROPRIATELY LOCATED AND THE INSTALLATIONDESIGNED WITH ALL NECESSARY MITIGATION SAFEGUARDSSPECIFIED BY THE CITY OF NEWPORT BEACH FIREDEPARTMENT AND THE ORANGE COUNTY HEALTH CAREAGENCY.LOT 1 WEST
USA INVESTMENTS
PRELIMINARY FIRE MASTER PLANGMFGMFJUABUPTOWN NEWPORT
3/3/21USAIONWP0001C3.0PROJECT NO.DRAWN BY:DESIGNED BY:FIRST SUBMITTAL DATE:SHEET NO.CHECKED BY:®17782 17th ST., SUITE 200TUSTIN, CA 92780Phone: 714.665.4500
SCO
SCO
SCO
SCO
SCO
SCO
97
.
4
97
.
1
97.
2
97
.
0
10
7
.
8
10
8
.
1
10
7
.
8
UVDI
PPPP
TA
N
K
TA
N
K
PIP
E
S
HYD HYD
HYD
HYDHYDHYD
HYD
UVTA
N
K
TA
N
K
PARK
IN
G
NO
PAR
K
I
N
G
NOPARK
I
N
G
NO
2R1-1
3
8
6
13
18'18'
18'
18'13'
18'
132R1-1
2 R1-1
14 TYP
14 TYP
14 TYP
2 R1-1
TYP
13 43'
R
/C
18'18'
14 TYP
2 169.4' R/C13
13
50' Y/C
14TYP 18'18'18'18'13
15
2 R1-1
3
8
8.5'8.5'8.5'9'8.5'
8.5'8.5'8.5'8.5'9'
8'
9'
8.
5
'
8.5'
8.5
'
8.
5
'
14A
100' R/C210' R/C8
2 R1-1
3
8
R1-1
3
6
0
'
R
/
C
16'16'16'16'300' R/C1350' Y/C125' R/C18'18'45' R/C
13
FH
STREET LIGHT, TYP
STREET LIGHT, TYP
2 R6-5PR6-4
14TYP
TYP
12'12'15'15'
22'20'
14A
33117' R/C50' R/
C
62' R/C 25' R/C
22.3' R/C 55' R/C 55'
R
/
C
125' R/C
28' R/C 50' Y/C 34' R/C 10' R/C
10'R/C 20'R/C
R3-5R
R1-5 2 R1-5
2R1-5
2 R1-5
FH
FH
FH
FH
2R1-5
2
TYP 13 TYP
13 TYP
TYP
14ATYPTYP
x3
8
810' R/C17' R/C13 TYP23' R/CTYPE N
34'R/CR61-5(CA)
R1-1
TYPE N
OFFSITEOFFSITEOFFSITEOFFSITE8'
R13A(CA)
1352' R/C
14TYP 25' R/C3
8
10'8'18'18'8'8'10'10'14 TYP21.5' R/C
165' R/C35' R/C
21' R/C
22' R/C
30' R/C
18'
LOADING ZONE50' TYP
22' TYP22' TYPLOADING ZONE50'32'22'8 TYP8 TYP
22' TYP
8 TYP21.5' R/C 35' R/C
13'13'19' R/C 28.5' R/C
8'
15
14213
13
4
8
6
2
5
15
8
2
3
FH
2
13
14
13
STREET LIGHT, TYP
2
1
4
15 16 17
18 19
20
21
22
23
24
30 31 32 33 34 35 36 37 38
39
40
41
42
43
44
45
46
47
48
9
8
7
6
5
10 11 12 13
25
26 2827
29
14
LOADING ZONE50' TYP
|||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||49
50
51
EX. TRANSFORMER63' R/C
13FH
20' R/C22' TYP13
|||||||||||||||||||||||||||||||||
DRAWN BY:
DESIGNED BY:
CHECKED BY:
CITY OF NEWPORT BEACH
SHT NO.:
DATE:
SCALE:
OF
NO.DESCRIPTION DATE BY
REVISONS
APPROVED BY:
CITY ENGINEER DATE Drawing Name: P:\U\USAIONWP0001\0400CAD\EC\SHEETS\Preliminary Engineering\Signing & Striping Plan\01B_100288n1_Ph1-BRIT-REV.dwgLast Opened: Nov 12, 2021 - 1:36am by: JuabR
Knoww whats'belo .Call811beforeyoudig
PER PLAN
JCH
STREET IMPROVEMENT PLANS
UPTOWN NEWPORT PHASE 1
MARK S. READER R.C.E. 44917
PREPARED UNDER THE SUPERVISION OF:
DATE:
Phone: 714.665.4500
Tustin California 92780-1947
17782 17th Street Suite 200
®
NO. 44917REGISTERED PROFESSIONAL E
N
GI
NEERSTATE OF CALIFO RN IACIVILMARK S . REA
D
EREXP. 3/31/20
C4.0
RLM/TAW
RLM OFFSITE STREET IMPROVEMENT PLAN
1"= 40'scale feet
40 0 40 80
SIGN LEGEND
R1-5
R3-5R RIGHT TURN ONLY
R1-1 STOP
YIELD HERE TO PEDESTRIANS
1. TRAFFIC SIGNS, TRAFFIC SIGNING, PAVEMENT LEGENDS, MARKINGS, AND RAISED PAVEMENT MARKERS SHALL CONFORM TO THE FOLLOWING:CALIFORNIA SUPPLEMENT TO 2006 MUTCD AND THE MAY 2006 CALTRANS STANDARD PLANS/STANDARD SPECIFICATIONS.
2.TEMPORARY TRAFFIC STRIPING AND MARKINGS SHALL BE PAINT APPLIED IN ONE COAT AND AS SOON AS POSSIBLE WITHIN 24 HOURS AFTER REMOVAL OF CONFLICTING STRIPING.
3.STRIPING AT JAMBOREE ROAD AND UPTOWN NEWPORT DRIVE INTERSECTIONS SHALL BE "SPRAYABLE REFLECTORIZED THERMOPLASTIC" APPLIED AT MINIMUM THICKNESS OF 0.45 MM.CROSSWALK AND LIMIT LINES SHALL BE APPLIED AT MINIMUM THICKNESS OF 0.90 MM. THE FINAL STRIPING SHALL NOT BE APPLIED UNTIL THE PAVING HAS BEEN IN PLACE FOR AT LEAST 15
DAYS.
4.ALL SIGN FACE REFLECTIVE SHEETING SHALL BE HIGH INTENSITY GRADE (MIN. GRADE IV) WITH PROTECTIVE OVERLAY FILM, UNLESS OTHERWISE NOTED.
5.ALL CONFLICTING LINES, EXISTING CURB PAINT, AND MARKINGS SHALL BE REMOVED BY WET SANDBLASTING, GRINDING, OR OTHER APPROVED METHOD PRIOR TO INSTALLATION OF NEWSTRIPING. ALL CONFLICTING RAISED PAVEMENT MARKERS SHALL BE REMOVED. PAVEMENT THAT IS DAMAGED DUE TO REMOVAL OF MARKERS SHALL BE REPAIRED TO THE SATISFACTION OF THE
ENGINEER.
6.NEW SIGN POSTS SHALL BE GALVANIZED STEEL, EASY ERECT BREAKAWAY, OR STEEL TUBING WITH BREAKAWAY BASE, "UNI-STRUT" OR APPROVED EQUAL, UNLESS OTHER NOTED.
5.STRIPING SHALL BE CAT TRACKED AND APPROVED BY THE ENGINEER PRIOR TO FINAL INSTALLATION.
6.ALL EXISTING SIGNING AND STRIPING SHALL BE PROTECTED IN PLACE UNLESS NOTED OTHERWISE.
7.WHERE STRIPING TO BE OVERLAID WITH CERAMIC MARKERS, STRIPING SHALL BE TWO COATS PAINT.
8.ON-SITE STRIPING SHALL TWO COATS OF PAINT. THE FINAL STRIPING SHALL NOT BE APPLIED UNTIL THE PAVING HAS BEEN IN PLACE FOR AT LEAST 15 DAYS.
GENERAL NOTES
INSTALL LEGEND AS ILLUSTRATED.
5
1
2
SIGNING AND STRIPING NOTES
4
6
INSTALL SIGN AS NOTED.
INSTALL 4" WHITE SKIP - CALTRANS DETAIL 9.
3
INSTALL 8" CHANNELIZING LINE - CALTRANS DETAIL 38.
INSTALL 12" WHITE CROSSWALK AND/OR LIMIT LINE AS SHOWN.
INSTALL 4" YELLOW NO PASSING ZONES - TWO DIRECTIONS - CALTRANS DETAIL 22.
8 INSTALL PAVEMENT LEGENDS AND MARKINGS AS SHOWN - CALTRANS DETAIL A24A - A24D.
13 INSTALL RED/YELLOW CURB AS SHOWN
14 INSTALL 4" SOLID WHITE PARKING STALL AS SHOWN PER DETAIL "A" HEREON
R6-5P
R13A(CA)NO RIGHT TURN ON RED
R6-4 ROUNDABOUT DIRECTIONAL (CHEVRONS RIGHT)
ROUNDABOUT CIRCULATION
22' TYP
22' TYP1'8'CURB1'1'1'NO PARKING ZONE (RED CURB)20' MINIMUMNO PARKING ZONE (RED CURB)20' MINIMUM
14A INSTALL 4" SOLID WHITE PARKING STRIPE AS SHOWN
TYPE N TYPE 4 OBJECT MARKER
R61-5(CA)LEFT TURN ONLY; THROUGH AND RIGHT TURN
15 INSTALL ACCESSIBLE PARKING AS SHOWN - CALTRANS DETAIL A90A
RED CURB, R/C
YELLOW CURB, Y/C (NO PARKING)
REVISED RED CURB LENGTHS AT 2 DWYS1 08/12/2016
1 1
5
5
5
REVISED RED CURB, REVISED PARKING STALLS AND ADDED PARKING SUMMARY TABLE 08/13/2018
5
1
1
8/13/2018
PARK USE ONLY GRANTED STALLS*
5
6 REVISED GENERAL NOTE 3. REVISED RED CURB, DRIVEWAY AND PARKING STALLS 10/13/2020
6
7
PARKING STALL SUMMARY TABLE
7
DENOTES STALLS PERMITTED FOR PARK USE ONLY*
HALF DOME PLACE
STREET NO. OF STALLS
2
UPTOWN NEWPORT DRIVE (SOUTHWEST STRETCH)
UPTOWN NEWPORT DRIVE (NORTHWEST STRETCH)
UPTOWN NEWPORT DRIVE (NORTH ENTRANCE)
CAPITAN COURT
4
9
16
4
4*
NO. OF HC STALLS
0
1
1
0
0
0
1*
48 3TOTAL
UPTOWN NEWPORT DRIVE (SOUTH ENTRANCE)
5
6
6
6
7
7 REVISED RED CURB, ADDED DRIVEWAYS 03/03/2021
DAVID EVANS AND ASSOCIATES17782 17TH STREET, SUITE 200TUSTIN,CA 92780PH.951.294.9338CONTACT: JUSTIN BROWNEMAIL: JUSTIN.BROWN@DEAINC.COM
CIVIL ENGINEER
TITLE SHEET
NORTHN.T.S.
SHEET FLOW 2% MIN.
FLOW LINE 2% MIN.
PLANTING AREAPA
TYPICALTYP
ONE NEWPORT DEVELOPMENT, LLC16610 N DALAS PRKWY, SUITE 1600DALLAS, TX 75248PH.214.731.9208CONTACT: PAUL CHENGEMAIL: PAUL@USAIINVESTMENTS.COM
CLIENT
ABBREVIATIONS
L0.000
PROJECT SITE
JAMBOREE RD.MACARTHURBLVD73
F
W
Y
CA
M
P
U
S
D
R
BRIGHTVIEW DESIGN GROUP8 HUGHES, STE 150IRVINE, CA 92618PH.949.238.4900CONTACT: DAN HOONEMAIL: DAN.HOON@BRIGHTVIEW.COM
LANDSCAPE ARCHITECT
L0.000 TITLE SHEET
CONSTRUCTION
L2.000 CONSTRUCTION SCHEDULE
L2.101 GROUND FLOOR CONSTRUCTION PLAN
L2.102 POOL DECK CONSTRUCTION PLAN
L2.301 CONSTRUCTION DETAILS
PLANTING
L4.000 PLANTING SCHEDULE
L4.101 GROUND FLOOR PLANTING PLAN
L4.102 POOL DECK PLANTING PLAN
SHEET TITLE REVISION DATE SHEET TITLE REVISION DATE
LUCIEN LAGRANGE STUDIO730 W RANDOLPH STREETCHICAGO, IL 60661PH.312.414.1096 EXT. 101CONTACT: ALFREDO O. MARREMAIL: ALFREDO.MARR@LUCIENLAGRANCE.COM
ARCHITECT
PLAN CHECK # SD2021-002 (PA2021-120)1.CONTRACTOR SHALL VERIFY WITH OWNER'S REPRESENTATIVE THAT PLANS ARECURRENT AND APPROVED.2.WORK SHALL BE IN ACCORDANCE WITH THE REQUIREMENTS OF THE CITY OFNEWPORT BEACH3.THE CONTRACTOR SHALL OBTAIN ALL NECESSARY AND/OR REQUIRED PERMITS ANDPAY ALL RELATED FEES AND/OR TAXES REQUIRED TO INSTALL THE WORK ON THESEPLANS.4.THE CONTRACTOR SHALL BE APPROPRIATELY LICENSED AS REQUIRED BY THE STATEIN WHICH THE WORK TAKES PLACE.5.CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT IMMEDIATELY OF ANY ERRORS,OMISSIONS OR DISCREPANCIES IN EXISTING CONDITIONS OR WITHIN THE PLANSPRIOR TO BEGINNING THE WORK.6.DETERMINATION OF "EQUAL" SUBSTITUTIONS SHALL BE MADE ONLY BY THELANDSCAPE ARCHITECT.7.LANDSCAPE ARCHITECT SHALL BE NOTIFIED NO LESS THAN 48 HOURS IN ADVANCE OFANY SITE OBSERVATIONS OR MEETINGS.8.SITE OBSERVATIONS AND MEETINGS SHALL INCLUDE:A.PRE-CONSTRUCTION CONFERENCEB.SELECTION AND TAGGING OF SPECIMEN TREES AND NURSERIES - LANDSCAPECONTRACTOR TO COORDINATE WITH LANDSCAPE ARCHITECT, ALLOW A MINIMUMOF 48 HOURS.C.LAYOUT AND INSTALLATION OF HARDSCAPE AND LANDSCAPE STRUCTURES INRELATION TO DESIGN INTENTD.LAYOUT AND INSTALLATION OF IRRIGATION SYSTEM INCLUDING COVERAGE TESTE.PLANT MATERIAL QUALITY AND INSTALLATION AT THE PROJECT SITEF.OBSERVATION TO ESTABLISH 90-DAY MAINTENANCE PERIOD (FINAL)G.FINAL OBSERVATION AT THE END OF THE 90-DAY MAINTENANCE PERIOD (FINAL)NOTE: "LANDSCAPE" SHALL REFER TO ALL IMPROVEMENTS WITHIN THIS SET OFDOCUMENTS THAT HAVE BEEN DESIGNED BY THIS OFFICE.9.SITE OBSERVATION BY THE LANDSCAPE ARCHITECT DURING ANY PHASE OF THISPROJECT DOES NOT RELIEVE THE CONTRACTOR OF HIS PRIMARY RESPONSIBILITY TOPERFORM ALL WORK IN ACCORDANCE WITH THE PLANS, SPECIFICATIONS ANDGOVERNING CODES.10.THIS FIRM DOES NOT PRACTICE OR CONSULT IN THE FIELD OF SAFETY ENGINEERING.THIS FIRM DOES NOT DIRECT THE CONTRACTOR'S OBSERVATIONS, AND IS NOTRESPONSIBLE FOR THE SAFETY OF PERSONNEL OTHER THAN OUR OWN ON THE SITE;THE SAFETY OF OTHERS IS THE RESPONSIBILITY OF THE CONTRACTOR. THECONTRACTOR SHOULD NOTIFY THE OWNER IF HE CONSIDERS ANY OF THERECOMMENDED ACTIONS PRESENTED HEREIN TO BE UNSAFE.
APPROVALS
MINOR SITE DEVELOPMENT PLAN
ONE NEWPORT DEVELOPMENT, LLC
UPTOWN NEWPORT LOT 1 WEST. PARCEL 1 (ONE NEWPORT)
NEWPORT BEACH, CALIFORNIA
TRACT MAP 17763
SIGNATUREACCEPTED (PRINT NAME) DATE
VICINITY MAP
GENERAL NOTES NOTIFICATIONSADDITIONAL NOTES
LOCATION MAP SHEET INDEX
PLANNING DEPARTMENTCITY OF NEWPORT BEACH, CA312.000084.0000
DN
312.0000
311.9999
KOLL CENTERNEWPORT
DNUP
96.0000
110.9969 600.000023.9956
84.001089.9990
311.9999
84.0000
168.0000312.0000312.0000
312.0000 311.9999
101.998584.0010
312.0000
36.0029
JAMBOREE RD.
EXISTING JAZZ FACILITY
UPTOWN NEWPORT DR.HALF DOME PL.CAPITAN CT.PROJECT SITE
NORTHN.T.S.
LOT 1PARCEL 1 LOT 1PARCEL 2PARK
LOT 2
LOT 3 LOT 4
AQUATIC TECHNOLOGIES32232 PASEO ADELANTO, SUITE ASAN JUAN CAPISTRANO, CA 92675PH.949.493.9548CONTACT: DAVID B. HARTEMAIL:DAVE@AQUATICTECHNOLOGIES.COM
POOL ENGINEER
MUROW1151 DURYEA AVENUEIRVINE,CA 92614PH.949.398.6738CONTACT: KIP ARMSTRONGEMAIL: KARMSTRONG@MUROWCM.COM
DRY UTILITIES
1.COMPLIANCE WITH THE WATER EFFICIENT LANDSCAPE ORDINANCE (WELO) SHALL BEREQUIRED PRIOR TO PERMIT ISSUANCE.
A
B
C
D
E
F
A
B
C
D
E
F
1 2 3 4 5 6 7
1 2 3 4 5 6 7
(949) 238-4900
PLANNINGLANDSCAPE ARCHITECTUREURBAN DESIGN
8 HUGHES, SUITE 150IRVINE, CALIFORNIA 92618
BRIGHTVIEW DESIGN GROUP EXPRESSLY RESERVES ITSCOMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTSTO THESE PLANS. THESE PLANS ARE NOT TO BEREPRODUCED OR MODIFIED IN ANY FORM OR MANNER NORARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUTFIRST OBTAINING THE WRITTEN PERMISSION AND CONSENTOF BRIGHTVIEW DESIGN GROUP.ONE NEWPORT DEVELOPMENT, LLCUPTOWN NEWPORT, LOT 1 WESTPARCEL 1 (ONE NEWPORT)NEWPORT BEACH, CAMINOR SITE DEVELOPMENT PLANSHEET TITLE
SHEET NUMBER
COPYRIGHT 2019 BRIGHTVIEW DESIGN GROUP
XXXXXXXXX
PLAN REVISION DESCRIPTION
PLAN SETISSUE DATEPROJECT STATUS LOG:B11/08/2021AGENCY SUBMITTAL #2AGENCY SUBMITTAL #2BVDG JOB NUMBER:DRAWN BY:
PLAN CHECK NO:
CC/RC1730834
11/8/2021 3:19 PML:\1730834-UPTOWN NEWPORT LOT 1 PARCEL 1 WEST\04-GRAPHICS\MSDP - OVERALL ILLUSTRATION\WORKING\CAD\1730834 - L.0.000 - TITLE SHEET.DWGnowKbelow.beforedig.youwhat's8allC11RREFER TO THE SHEET INDEX ONSHEET L0.000 FOR A COMPLETELIST OF DRAWINGS.NOT FOR CONSTRUCTIONAGENCY SUBMITTAL #104/28/2021A
A
B
C
D
E
F
A
B
C
D
E
F
1 2 3 4 5 6 7
1 2 3 4 5 6 7
(949) 238-4900
PLANNINGLANDSCAPE ARCHITECTUREURBAN DESIGN
8 HUGHES, SUITE 150IRVINE, CALIFORNIA 92618
BRIGHTVIEW DESIGN GROUP EXPRESSLY RESERVES ITSCOMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTSTO THESE PLANS. THESE PLANS ARE NOT TO BEREPRODUCED OR MODIFIED IN ANY FORM OR MANNER NORARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUTFIRST OBTAINING THE WRITTEN PERMISSION AND CONSENTOF BRIGHTVIEW DESIGN GROUP.ONE NEWPORT DEVELOPMENT, LLCUPTOWN NEWPORT, LOT 1 WESTPARCEL 1 (ONE NEWPORT)NEWPORT BEACH, CAMINOR SITE DEVELOPMENT PLANSHEET TITLE
SHEET NUMBER
COPYRIGHT 2019 BRIGHTVIEW DESIGN GROUP
XXXXXXXXX
PLAN REVISION DESCRIPTION
PLAN SETISSUE DATEPROJECT STATUS LOG:B11/08/2021AGENCY SUBMITTAL #2AGENCY SUBMITTAL #2BVDG JOB NUMBER:DRAWN BY:
PLAN CHECK NO:
CC/RC1730834
11/8/2021 2:38 PML:\1730834-UPTOWN NEWPORT LOT 1 PARCEL 1 WEST\04-GRAPHICS\MSDP - OVERALL ILLUSTRATION\WORKING\CAD\1730834 - SHEETS.DWGnowKbelow.beforedig.youwhat's8allC11RREFER TO THE SHEET INDEX ONSHEET L0.000 FOR A COMPLETELIST OF DRAWINGS.NOT FOR CONSTRUCTIONAGENCY SUBMITTAL #104/28/2021A CONSTRUCTIONSCHEDULE
L2.000
CONSTRUCTION LEGEND
PAVING LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / COMMENTS
PEDESTRIAN PAVING -----
PEDESTRIAN PAVING (POOL DECK)-----
PEDESTRIAN PAVERS (PRIVATE PATIO & SPA -----
POOL COPING -----
WALL LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / COMMENTS
60" HT. GLASS FENCE ATOP 28" HT PLANTERWALL A / L2.301 ----
60" HT. ACCENT WALL ATOP 28" HT PLANTERWALL -----
FENCE LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / COMMENTS
42" HEIGHT TUBULAR STEEL FENCE B / L2.301 ----
42" HT. GLASS FENCE / GUARDRAIL -----
30" HT. PRIVATE PATIO WALL -----
60" HT. GLASS FENCE -----
GATE LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / COMMENTS
30" HT TUBULAR STEEL PATIO GATE C / L2.301 ----
72" HT. GLASS POOL GATE D / L2.301 ----
42" HT. TUBULAR STEEL ACCESS GATE B / L2.301 ----
SITE ELEMENT LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / COMMENTS
PING PONG / DINING TABLE -----
12" HT. PLANTER WALL -----
28" HT. PLANTER WALL A/L2.301 ----
BUILT-IN SEATING -----
BUILT-IN COUNTER W/ PLANTER -----
OVERHEAD STRUCTURE -----
POOL SHOWER -----
POOL -----
SPA -----
CABANA -----
SITE FURNISHING -----
UMBRELLA -----
BUILT-IN BBQ W/ VIEW BAR -----
P-01
P-02
P-03
P-04
W-01
W-02
F-01
F-02
F-03
F-04
G-01
G-02
G-03
S-01
S-02
S-03
S-04
S-05
S-06
S-07
S-08
S-09
S-10
S-11
S-12
S-13
A
B
C
D
E
F
A
B
C
D
E
F
1 2 3 4 5 6 7
1 2 3 4 5 6 7
(949) 238-4900
PLANNINGLANDSCAPE ARCHITECTUREURBAN DESIGN
8 HUGHES, SUITE 150IRVINE, CALIFORNIA 92618
BRIGHTVIEW DESIGN GROUP EXPRESSLY RESERVES ITSCOMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTSTO THESE PLANS. THESE PLANS ARE NOT TO BEREPRODUCED OR MODIFIED IN ANY FORM OR MANNER NORARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUTFIRST OBTAINING THE WRITTEN PERMISSION AND CONSENTOF BRIGHTVIEW DESIGN GROUP.ONE NEWPORT DEVELOPMENT, LLCUPTOWN NEWPORT, LOT 1 WESTPARCEL 1 (ONE NEWPORT)NEWPORT BEACH, CAMINOR SITE DEVELOPMENT PLANSHEET TITLE
SHEET NUMBER
COPYRIGHT 2019 BRIGHTVIEW DESIGN GROUP
XXXXXXXXX
PLAN REVISION DESCRIPTION
PLAN SETISSUE DATEPROJECT STATUS LOG:B11/08/2021AGENCY SUBMITTAL #2AGENCY SUBMITTAL #3BVDG JOB NUMBER:DRAWN BY:
PLAN CHECK NO:
CC/RC1730834
2/17/2022 1:09 PML:\1730834-UPTOWN NEWPORT LOT 1 PARCEL 1 WEST\04-GRAPHICS\MSDP - OVERALL ILLUSTRATION\WORKING\CAD\1730834 - SHEETS.DWGnowKbelow.beforedig.youwhat's8allC11RREFER TO THE SHEET INDEX ONSHEET L0.000 FOR A COMPLETELIST OF DRAWINGS.NOT FOR CONSTRUCTIONAGENCY SUBMITTAL #104/28/2021AC02/17/2022AGENCY SUBMITTAL #3GROUND FLOORCONSTRUCTIONPLAN
L2.101
A
B
2 3 4 5 6 7
(949) 238-4900
PLANNINGLANDSCAPE ARCHITECTUREURBAN DESIGN
8 HUGHES, SUITE 150IRVINE, CALIFORNIA 92618
BRIGHTVIEW DESIGN GROUP EXPRESSLY RESERVES ITSCOMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTSTO THESE PLANS. THESE PLANS ARE NOT TO BEREPRODUCED OR MODIFIED IN ANY FORM OR MANNER NORARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUTFIRST OBTAINING THE WRITTEN PERMISSION AND CONSENTOF BRIGHTVIEW DESIGN GROUP.PLAN REVISION DESCRIPTION
.dig.uEX ONLETENOT FOR CONSTRUCTIONCONSTRUCTION LEGEND
PAVING LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / COMMENTS
PEDESTRIAN PAVING -----
PEDESTRIAN PAVING (POOL DECK)-----
PEDESTRIAN PAVERS (PRIVATE PATIO & SPA -----
POOL COPING -----
WALL LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / COMMENTS
60" HT. GLASS FENCE ATOP 28" HT PLANTERWALL A / L2.301 ----
60" HT. ACCENT WALL ATOP 28" HT PLANTERWALL -----
FENCE LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / COMMENTS
42" HEIGHT TUBULAR STEEL FENCE B / L2.301 ----
P-01
P-02
P-03
P-04
W-01
W-02
F-01
A
B
C
A
B
C
1 2 3 4 5 6 7
(949) 238-4900
PLANNINGLANDSCAPE ARCHITECTUREURBAN DESIGN
8 HUGHES, SUITE 150IRVINE, CALIFORNIA 92618
BRIGHTVIEW DESIGN GROUP EXPRESSLY RESERVES ITSCOMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTSTO THESE PLANS. THESE PLANS ARE NOT TO BEREPRODUCED OR MODIFIED IN ANY FORM OR MANNER NORARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUTFIRST OBTAINING THE WRITTEN PERMISSION AND CONSENTOF BRIGHTVIEW DESIGN GROUP.PMENT, LLC1 WESTORT)CANT PLANPLAN REVISION DESCRIPTION
nowKbelow.beforedig.youwhat's8allC11RREFER TO THE SHEET INDEX ONSHEET L0.000 FOR A COMPLETELIST OF DRAWINGS.NOT FOR CONSTRUCTIONCONSTRUCTION LEGEND
PAVING LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / COMMENTS
PEDESTRIAN PAVING -----
PEDESTRIAN PAVING (POOL DECK)-----
PEDESTRIAN PAVERS (PRIVATE PATIO & SPA -----
POOL COPING -----
WALL LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / COMMENTS
60" HT. GLASS FENCE ATOP 28" HT PLANTERWALL A / L2.301 ----
60" HT. ACCENT WALL ATOP 28" HT PLANTERWALL -----
FENCE LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / COMMENTS
42" HEIGHT TUBULAR STEEL FENCE B / L2.301 ----
42" HT. GLASS FENCE / GUARDRAIL -----
30" HT. PRIVATE PATIO WALL -----
60" HT. GLASS FENCE -----
GATE LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / COMMENTS
30" HT TUBULAR STEEL PATIO GATE C / L2.301 ----
72" HT. GLASS POOL GATE D / L2.301 ----
42" HT. TUBULAR STEEL ACCESS GATE B / L2.301 ----
SITE ELEMENT LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / COMMENTS
PING PONG / DINING TABLE -----
P-01
P-02
P-03
P-04
W-01
W-02
F-01
F-02
F-03
F-04
G-01
G-02
G-03
S-01
A
B
C
D
1 2 3 4 5 6 7
34 - SHEETS.DWGCONSTRUCTION LEGEND
PAVING LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / COMMENTS
PEDESTRIAN PAVING -----
PEDESTRIAN PAVING (POOL DECK)-----
PEDESTRIAN PAVERS (PRIVATE PATIO & SPA -----
POOL COPING -----
WALL LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / COMMENTS
60" HT. GLASS FENCE ATOP 28" HT PLANTERWALL A / L2.301 ----
60" HT. ACCENT WALL ATOP 28" HT PLANTERWALL -----
FENCE LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / COMMENTS
42" HEIGHT TUBULAR STEEL FENCE B / L2.301 ----
42" HT. GLASS FENCE / GUARDRAIL -----
30" HT. PRIVATE PATIO WALL -----
60" HT. GLASS FENCE -----
GATE LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / COMMENTS
30" HT TUBULAR STEEL PATIO GATE C / L2.301 ----
72" HT. GLASS POOL GATE D / L2.301 ----
42" HT. TUBULAR STEEL ACCESS GATE B / L2.301 ----
SITE ELEMENT LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / COMMENTS
PING PONG / DINING TABLE -----
12" HT. PLANTER WALL -----
28" HT. PLANTER WALL A / L2.301 ----
BUILT-IN SEATING -----
BUILT-IN COUNTER W/ PLANTER -----
OVERHEAD STRUCTURE -----
POOL SHOWER -----
POOL -----
SPA -----
CABANA -----
SITE FURNISHING -----
P-01
P-02
P-03
P-04
W-01
W-02
F-01
F-02
F-03
F-04
G-01
G-02
G-03
S-01
S-02
S-03
S-04
S-05
S-06
S-07
S-08
S-09
S-10
S-11
S-12
A
B
C
D
E
1 2 3 4 5 6
OVERALL ILLUSTRATION\WORKING\CAD\1730834 - SHEETS.DWGCONSTRUCTION LEGEND
PAVING LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTU
PEDESTRIAN PAVING ---
PEDESTRIAN PAVING (POOL DECK)---
PEDESTRIAN PAVERS (PRIVATE PATIO & SPA ---
POOL COPING ---
WALL LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTU
60" HT. GLASS FENCE ATOP 28" HT PLANTERWALL A / L2.301 --
60" HT. ACCENT WALL ATOP 28" HT PLANTERWALL ---
FENCE LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTU
42" HEIGHT TUBULAR STEEL FENCE B / L2.301 --
42" HT. GLASS FENCE / GUARDRAIL ---
30" HT. PRIVATE PATIO WALL ---
60" HT. GLASS FENCE ---
GATE LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTU
30" HT TUBULAR STEEL PATIO GATE C / L2.301 --
72" HT. GLASS POOL GATE D / L2.301 --
42" HT. TUBULAR STEEL ACCESS GATE B / L2.301 --
SITE ELEMENT LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTU
PING PONG / DINING TABLE ---
12" HT. PLANTER WALL ---
28" HT. PLANTER WALL A / L2.301 --
BUILT-IN SEATING ---
BUILT-IN COUNTER W/ PLANTER ---
OVERHEAD STRUCTURE ---
POOL SHOWER ---
POOL ---
SPA ---
CABANA ---
SITE FURNISHING ---
UMBRELLA ---
BUILT-IN BBQ W/ VIEW BAR ---
P-01
P-02
P-03
P-04
W-01
W-02
F-01
F-02
F-03
F-04
G-01
G-02
G-03
S-01
S-02
S-03
S-04
S-05
S-06
S-07
S-08
S-09
S-10
S-11
S-12
S-13
PASEO CONNECTION
PASEO CONNECTION2’ CLR PASEO CONNECTION
2’ CLR
2’ CLR
LEGEND
ACCESSIBLE PATH OF TRAVEL (4’-0” WIDE MIN.)
PEDESTRIAN PATH OF TRAVEL (4’-0” WIDE MIN.)
PROPERTY LINE
LOT N
PHASE 2
N.A.P.PARKHOUSE RESIDENCESN.A.P.HALF DOME PLACEUPTOWN NEWPORT PARKN.A.P.
P-01
G-03
F-01
NOTE: THE LANDSCAPE
IMPROVEMENTS WITHIN
THIS AREA (INCLUDING
TREES) ARE A PART
OF THE PARKHOUSE RESIDENCES LANDSCAPE DEVELOPMENT PLANS (PC#1571-2020) PREPARED BY BRIGHTVIEW DESIGN GROUP. THE
LANDSCAPE WITHIN
THIS AREA WILL BE
INSTALLED ALONG WITH
THE DEVELOPMENT OF
THE ONE NEWPORT PROJECT, PER THE APPROVAL OF PC1571-2020 AND IS SHOWN HEREIN FOR REFERENCE AND COORDINATION ONLY.
NOTE: REFER TO PLANS PREPARED BY LUCIEN LAGRANGE FOR PORTE-COCHERE
INFORMATION
PER USAI INVESTMENTS RESPONSIBILITY
PER SHOPOFF REALTY INVESTMENTS RESPONSIBILITY
PER USAI INVESTMENTS
RESPONSIBILITY
PER SHOPOFF
REALTY INVESTMENTS
RESPONSIBILITY
UPTOWN NEWPORT PARK (EXISTING - N.A.P)
0’ 5’ 10’ 20‘END
POOL DECK2ND FLOORCONSTRUCTIONPLAN
L2.102
A
B
C
D
E
F
A
B
C
D
E
F
1 2 3 4 5 6 7
1 2 3 4 5 6 7
(949) 238-4900
PLANNINGLANDSCAPE ARCHITECTUREURBAN DESIGN
8 HUGHES, SUITE 150IRVINE, CALIFORNIA 92618
BRIGHTVIEW DESIGN GROUP EXPRESSLY RESERVES ITSCOMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTSTO THESE PLANS. THESE PLANS ARE NOT TO BEREPRODUCED OR MODIFIED IN ANY FORM OR MANNER NORARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUTFIRST OBTAINING THE WRITTEN PERMISSION AND CONSENTOF BRIGHTVIEW DESIGN GROUP.ONE NEWPORT DEVELOPMENT, LLCUPTOWN NEWPORT, LOT 1 WESTPARCEL 1 (ONE NEWPORT)NEWPORT BEACH, CAMINOR SITE DEVELOPMENT PLANSHEET TITLE
SHEET NUMBER
COPYRIGHT 2019 BRIGHTVIEW DESIGN GROUP
XXXXXXXXX
PLAN REVISION DESCRIPTION
PLAN SETISSUE DATEPROJECT STATUS LOG:B11/08/2021AGENCY SUBMITTAL #2AGENCY SUBMITTAL #2BVDG JOB NUMBER:DRAWN BY:
PLAN CHECK NO:
CC/RC1730834
11/8/2021 2:31 PML:\1730834-UPTOWN NEWPORT LOT 1 PARCEL 1 WEST\04-GRAPHICS\MSDP - OVERALL ILLUSTRATION\WORKING\CAD\1730834 - SHEETS.DWGnowKbelow.beforedig.youwhat's8allC11RREFER TO THE SHEET INDEX ONSHEET L0.000 FOR A COMPLETELIST OF DRAWINGS.NOT FOR CONSTRUCTIONAGENCY SUBMITTAL #104/28/2021AAMENITY CENTER
RESIDENTIALUNIT
RESIDENTIALUNITRESIDENTIALUNIT
RESIDENTIALUNIT
A
B
1 2 3 4 5 6 7
(949) 238-4900
PLANNINGLANDSCAPE ARCHITECTUREURBAN DESIGN
8 HUGHES, SUITE 150IRVINE, CALIFORNIA 92618
BRIGHTVIEW DESIGN GROUP EXPRESSLY RESERVES ITSCOMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTSTO THESE PLANS. THESE PLANS ARE NOT TO BEREPRODUCED OR MODIFIED IN ANY FORM OR MANNER NORARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUTFIRST OBTAINING THE WRITTEN PERMISSION AND CONSENTOF BRIGHTVIEW DESIGN GROUP.PLAN REVISION DESCRIPTION
nowKbelow.beforedig.youwhat's8allC11RREFER TO THE SHEET INDEX ONSHEET L0.000 FOR A COMPLETELIST OF DRAWINGS.NOT FOR CONSTRUCTIONCONSTRUCTION LEGEND
PAVING LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / COMMENTS
PEDESTRIAN PAVING -----
PEDESTRIAN PAVING (POOL DECK)-----
PEDESTRIAN PAVERS (PRIVATE PATIO & SPA -----
POOL COPING -----
WALL LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / COMMENTS
60" HT. GLASS FENCE ATOP 28" HT PLANTERWALL A / L2.301 ----
60" HT. ACCENT WALL ATOP 28" HT PLANTERWALL -----
FENCE LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / COMMENTS
42" HEIGHT TUBULAR STEEL FENCE B / L2.301 ----
42" HT. GLASS FENCE / GUARDRAIL -----
30" HT. PRIVATE PATIO WALL -----
60" HT. GLASS FENCE -----
P-01
P-02
P-03
P-04
W-01
W-02
F-01
F-02
F-03
F-04
A
B
C
D
A
B
C
D
1 2 3 4 5 6 7
(949) 238-4900
PLANNINGLANDSCAPE ARCHITECTUR URBAN DESIGN
8 HUGHES, SUITE 150IRVINE, CALIFORNIA 92618
ONE NEWPORT DEVELOPMENT, LLCUPTOWN NEWPORT, LOT 1 WESTPARCEL 1 (ONE NEWPORT)NEWPORT BEACH, CAMINOR SITE DEVELOPMENT PLANPLAN REVISION DESCR - SHEETS.DWGnowKbelow.beforedig.youwhat's8allC11RNOT FOR CONSTRUCTIONCONSTRUCTION LEGEND
PAVING LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / COMMENTS
PEDESTRIAN PAVING -----
PEDESTRIAN PAVING (POOL DECK)-----
PEDESTRIAN PAVERS (PRIVATE PATIO & SPA -----
POOL COPING -----
WALL LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / COMMENTS
60" HT. GLASS FENCE ATOP 28" HT PLANTERWALL A / L2.301 ----
60" HT. ACCENT WALL ATOP 28" HT PLANTERWALL -----
FENCE LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / COMMENTS
42" HEIGHT TUBULAR STEEL FENCE B / L2.301 ----
42" HT. GLASS FENCE / GUARDRAIL -----
30" HT. PRIVATE PATIO WALL -----
60" HT. GLASS FENCE -----
GATE LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / COMMENTS
30" HT TUBULAR STEEL PATIO GATE C / L2.301 ----
72" HT. GLASS POOL GATE D / L2.301 ----
42" HT. TUBULAR STEEL ACCESS GATE B / L2.301 ----
SITE ELEMENT LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / COMMENTS
PING PONG / DINING TABLE -----
12" HT. PLANTER WALL -----
28" HT. PLANTER WALL A/L2.301 ----
BUILT-IN SEATING -----
BUILT-IN COUNTER W/ PLANTER -----
OVERHEAD STRUCTURE -----
POOL SHOWER -----
POOL -----
SPA -----
CABANA -----
SITE FURNISHING -----
P-01
P-02
P-03
P-04
W-01
W-02
F-01
F-02
F-03
F-04
G-01
G-02
G-03
S-01
S-02
S-03
S-04
S-05
S-06
S-07
S-08
S-09
S-10
S-11
A
B
C
D
1 2 3 4 5 6 7
WORKING\CAD\1730834 - SHEETS.DWGCONSTRUCTION LEGEND
PAVING LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / C
PEDESTRIAN PAVING -----
PEDESTRIAN PAVING (POOL DECK)-----
PEDESTRIAN PAVERS (PRIVATE PATIO & SPA -----
POOL COPING -----
WALL LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / C
60" HT. GLASS FENCE ATOP 28" HT PLANTERWALL A / L2.301 ----
60" HT. ACCENT WALL ATOP 28" HT PLANTERWALL -----
FENCE LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / C
42" HEIGHT TUBULAR STEEL FENCE B / L2.301 ----
42" HT. GLASS FENCE / GUARDRAIL -----
30" HT. PRIVATE PATIO WALL -----
60" HT. GLASS FENCE -----
GATE LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / C
30" HT TUBULAR STEEL PATIO GATE C / L2.301 ----
72" HT. GLASS POOL GATE D / L2.301 ----
42" HT. TUBULAR STEEL ACCESS GATE B / L2.301 ----
SITE ELEMENT LEGEND
CODE DESCRIPTION DETAIL MATERIAL / MODEL NO.COLOR / FINISH MANUFACTURER / SUPPLIER REMARKS / C
PING PONG / DINING TABLE -----
12" HT. PLANTER WALL -----
28" HT. PLANTER WALL A/L2.301 ----
BUILT-IN SEATING -----
BUILT-IN COUNTER W/ PLANTER -----
OVERHEAD STRUCTURE -----
POOL SHOWER -----
POOL -----
SPA -----
CABANA -----
SITE FURNISHING -----
UMBRELLA -----
BUILT-IN BBQ W/ VIEW BAR -----
P-01
P-02
P-03
P-04
W-01
W-02
F-01
F-02
F-03
F-04
G-01
G-02
G-03
S-01
S-02
S-03
S-04
S-05
S-06
S-07
S-08
S-09
S-10
S-11
S-12
S-13
S-08
S-05
S-10
W-02
F-02
G-02
W-02
S-02
S-07
S-12
P-03
P-02
G-01
NOTE: POOL SHALL COMPLY WITH CODE NMBC 15.09`
UPTOWN NEWPORT PARKN.A.P.
LEGEND
ACCESSIBLE PATH OF TRAVEL (4’-0” WIDE MIN.)
P-04
W-01
S-01
S-04
W-01
S-03
S-13
S-06
S-09
S-11
S-02
0’ 2’ 4’ 8‘
KEY MAP
NTSPOOL DECK2ND FLOOR
LEGEND
CONDUIT FOR ACCESS CONTROLSYSTEM.TUBULAR STEEL POST WITH METALPOST CAPTEMPERED GLASS PANEL.
PODIUM CONNECTION
TUBULAR STEEL VERTICAL FRAME
ONE PIECE CORE MOUNTFRAMELESS WINDSCREEN CLAMPCORE MOUNT INTO LOW WALLSTRUCTURAL SLAB PERARCHITECTURAL PLANSINSIDE PUSH BAR EXIT (INSIDE).
STRIKES FOR RIM EXIT DEVICE
TOP PIVOT.
SOLID STOCK TRIM BOTH SIDES OFGLASS PANEL.METAL PLATE ON FRONT ANDBACK SIDES OF GATE. SOLIDSTOCK FRAME ON THE OUTSIDEFLUSH WITH SURROUNDINGFRAME ON THE INSIDE.
CENTER HUNG HEAVY DUTYFLOOR CLOSURE
2" X 2" X 11 GA. TUBULAR STEELTOP AND BOTTOM HORIZONTALRAIL"KEEP CLOSED" SIGNAGE PERSIGNAGE CONSULTANT, OUTSIDE
KNOX BOX #3200, "RECESSEDMOUNT"
PULL HANDLE AND LOCK SET
ADJACENT PAVING
GATE STOPPER AT OPENING SIDE.
ELECTRONIC KEY FOB ACCESSPLATEADJACENT WOOD SLAT WALL
D-CLAMP
STRUCTURAL CURB TO MATCHADJACENT PAVER COLOR ANDFINISH
THIS LINE SHOULD EQUAL THE SCALE FACTOR OF YOUR DETAIL
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
SCALE:3/4"=1'-0"ELEVATION POOL GATE
2"
2"
2"
3"3"5'-10"POOL SIDE
3'-8"42" MIN. TO 44" MAX.6'6'2"3'-6"4'
2"
SCALE:3/4"=1'-0"SECTION A-A
A
A
4' MAX.SCALE:NTSENLARGEMENT A
10
4
5
8
11
13
1415
16
17
20
15
3
3
19
1
7
1/2" MAX
2"
••••
2'-4"
2
14
2
3
14
14
18
12
17
9
8
1225% OF WIDTH
50% OF WIDTH
25% OF WIDTH
6
22
REFER TO ENLARGEMENT 'A'
21
23
SCALE: 1/2"=1'-0"
GATE SECTION
2
4
5
7
8
10
3 9
6
2
3
1
6 4
5
7
8
4
6
9
10SCALE: 1/2"=1'-0"FENCE SECTION
TUBULAR STEEL PICKETSTUBULAR STEEL POST
CONCRETE FOOTING
ALL WELDS SHALL BE 1/8" FILLET WELDS ALL AROUND. GRIND ALL
PAINT ALL METAL MEMBERS WITHONE COAT PRIMER AND TWO COATS ENAMEL PAINT, PER CONST
POUR CONC. FTG. AGAINST FIRMUNDISTURBED SOIL OR PROPERLY
GEOTECHNICAL REPORT.
FINISH GRADE.
NOTE:1.
WELDS SMOOTH.
NOTES.
RECOMPACTED FILL PER
2.
3.
1
TO COMPLY WITH CITY OF NEWPORT
CODE REQUIREMENTS.BEACH AND STATE OF CALIFORNIA
FENCE SHALL BE CONSTRUCTED4.
TUBULAR TOP & BOTTOM RAILS
SHOP DRAWINGS REQUIRED:
CONTRACTOR TO SUBMIT SHOP DRAWINGSFOR LANDSCAPE ARCHITECT'S / OWNER'SAPPROVAL PRIOR TO FABRICATION.
COMPACTED SUBGRADE, PERGEOTECHNICAL REPORT
3'-0"
1/8" FLAT SHEET METAL. GRIND
SYNTHETIC TURALL WELDS SMOOTH.
LOCK SET W/ LEVER HANDLE AND
HEAVY DUTY SELF CLOSINGHINGES.
KEY FOB ACCESS. PER OWNER'SDIRECTION.
LEGEND
TEMPERED GLASS PANEL.
ONE PIECE SIDE CORE MOUNTFRAMELESS WINDSCREEN CLAMPCORE MOUNT INTO CONCRETED-CLAMPS
PLANTER WALL W/ VENEER
ADJACENT PAVING
STRUCTURAL SLAB PERARCHITECTURAL PLANS
THIS LINE SHOULD EQUAL THE SCALE FACTOR OF YOUR DETAIL
1
2
3
4
5
6
SCALE:1"=1'-0"SECTION AT SHRUB & TREE PLANTER
1
4
6
SCALE:1"=1'-0"ELEVATION
2
1
3
4
65'-0" MIN HT PER POOL CODE5'-0" PANEL WIDTH
25% OF WIDTH 50% OF WIDTH
2"
2
5
1'-0"65'-0" MIN HT PER POOL CODE5'-0"
4
5
2'-8" MIN.6
SCALE:1"=1'-0"SECTION AT SHRUB PLANTER
1
4
6
2
5
1'-0"65'-0" MIN HT PER POOL CODE5'-0"
5
25% OF WIDTH
8"PRIVATE SIDEPUBLIC SIDEPRIVATE SIDEPUBLIC SIDE4'-4"
2"
4"
3'-10"
4"
LEGEND
HEAVY DUTY SELFCLOSING GATE HINGES
TUBULAR STEEL TOP &BOTTOM RAILS & GATEFRAME
HEAVY DUTY LOCKABLEGATE LATCH.
TEMPERED GLASS PANEL
FINISH SURFACE
ADJACENT PLANTER WALL
SQ. STEEL POST. ANCHORINTO ADJACENT PLANTERWALL.
GATE STOPPER.
STRUCTURAL SLAB.
SIDEWALL ANCHOR PLATEAND BOLTS
THIS LINE SHOULD EQUAL THE SCALE FACTOR OF YOUR DETAIL
1
2
3
4
5
6
7
8
9
10
DETAIL TITLE
3
2
8
2"2'-6"1"=1'-0"SECTION
10 4
7
9
5
6
1" MAX.
1
CONSTRUCTIONDETAILS
L2.301
A
B
C
D
E
F
A
B
C
D
E
F
1 2 3 4 5 6 7
1 2 3 4 5 6 7
(949) 238-4900
PLANNINGLANDSCAPE ARCHITECTUREURBAN DESIGN
8 HUGHES, SUITE 150IRVINE, CALIFORNIA 92618
BRIGHTVIEW DESIGN GROUP EXPRESSLY RESERVES ITSCOMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTSTO THESE PLANS. THESE PLANS ARE NOT TO BEREPRODUCED OR MODIFIED IN ANY FORM OR MANNER NORARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUTFIRST OBTAINING THE WRITTEN PERMISSION AND CONSENTOF BRIGHTVIEW DESIGN GROUP.ONE NEWPORT DEVELOPMENT, LLCUPTOWN NEWPORT, LOT 1 WESTPARCEL 1 (ONE NEWPORT)NEWPORT BEACH, CAMINOR SITE DEVELOPMENT PLANSHEET TITLE
SHEET NUMBER
COPYRIGHT 2019 BRIGHTVIEW DESIGN GROUP
XXXXXXXXX
PLAN REVISION DESCRIPTION
PLAN SETISSUE DATEPROJECT STATUS LOG:B11/08/2021AGENCY SUBMITTAL #2AGENCY SUBMITTAL #2BVDG JOB NUMBER:DRAWN BY:
PLAN CHECK NO:
CC/RC1730834
11/8/2021 2:32 PML:\1730834-UPTOWN NEWPORT LOT 1 PARCEL 1 WEST\04-GRAPHICS\MSDP - OVERALL ILLUSTRATION\WORKING\CAD\1730834 - SHEETS.DWGnowKbelow.beforedig.youwhat's8allC11RREFER TO THE SHEET INDEX ONSHEET L0.000 FOR A COMPLETELIST OF DRAWINGS.NOT FOR CONSTRUCTIONAGENCY SUBMITTAL #104/28/2021A60" HT. GLASS FENCE ATOP 28" HT. PLANTER WALL
B
A
30" HT. TUBULAR STEEL PATIO GATE
D 72" HT. GLASS POOL GATE AND FENCE
42" HT TUBULAR STEEL FENCE
C
PLANTINGLEGEND
L4.000
A
B
C
D
E
F
A
B
C
D
E
F
1 2 3 4 5 6 7
1 2 3 4 5 6 7
(949) 238-4900
PLANNINGLANDSCAPE ARCHITECTUREURBAN DESIGN
8 HUGHES, SUITE 150IRVINE, CALIFORNIA 92618
BRIGHTVIEW DESIGN GROUP EXPRESSLY RESERVES ITSCOMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTSTO THESE PLANS. THESE PLANS ARE NOT TO BEREPRODUCED OR MODIFIED IN ANY FORM OR MANNER NORARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUTFIRST OBTAINING THE WRITTEN PERMISSION AND CONSENTOF BRIGHTVIEW DESIGN GROUP.ONE NEWPORT DEVELOPMENT, LLCUPTOWN NEWPORT, LOT 1 WESTPARCEL 1 (ONE NEWPORT)NEWPORT BEACH, CAMINOR SITE DEVELOPMENT PLANSHEET TITLE
SHEET NUMBER
COPYRIGHT 2019 BRIGHTVIEW DESIGN GROUP
XXXXXXXXX
PLAN REVISION DESCRIPTION
PLAN SETISSUE DATEPROJECT STATUS LOG:B11/08/2021AGENCY SUBMITTAL #2AGENCY SUBMITTAL #2BVDG JOB NUMBER:DRAWN BY:
PLAN CHECK NO:
CC/RC1730834
11/8/2021 2:32 PML:\1730834-UPTOWN NEWPORT LOT 1 PARCEL 1 WEST\04-GRAPHICS\MSDP - OVERALL ILLUSTRATION\WORKING\CAD\1730834 - SHEETS.DWGnowKbelow.beforedig.youwhat's8allC11RREFER TO THE SHEET INDEX ONSHEET L0.000 FOR A COMPLETELIST OF DRAWINGS.NOT FOR CONSTRUCTIONAGENCY SUBMITTAL #104/28/2021ABOTANICAL NAME COMMON NAME
LANDSCAPE LEGEND - LOT 1
TREES
SHRUBS AND GROUNDCOVERS
SALVIA LEUCANTHA
AGAVE ATTENUATTA FOXTAIL AGAVE
HESPERALOE PARVIFLORA
CAREX DIVULSA
RED YUCCA
BERKELEY SEDGE
MEXICAN BUSH SAGE
AGAVE FILIFERA NCN
ALOE 'BLUE ELF'NCN
DIANELLA REVOLUTA BABY BLISS BABY BLISS FLAX LILY
SESLERIA AUTUMNALIS AUTUMN MOOR GRASS
BOUGAINVILLEA 'BARBARA KARTS'BOUGAINVILLEA
PODOCARPUS MACROPHYLLUS DWARF PRINGLES
CRASSULA OVATA PINK BEAUTY JADE PLANT
EUPHORBIA CHARACIAS BRUCE'S DWARF
KALANCHOES LUCIAE PADDLE PLANT
ARBUTUS UNEDO COMPACTA DWARF STRAWBERRY TREE
ANIGOZANTHOS 'TEQUILA SUNRISE'TEQUILA SUNRISE KANGAROO PAW
ECHIUM FASTUOSUM PRIDE OF MADEIRA
FESTUCA MAIREI ATLAS FESCUE
KNIPHOFIA UVARIA RED HOT POKER
SEDUM CONFUSUM MEXICAN STONECROP
AEONIUM ARBOREUM 'ZWARTKOP'BLACK BEAUTY
AEONIUM ARBOREUM 'UNDULATUM'STALKED AEUNIUM
GREVILLEA SP.NCN
WESTRINGIA FRUTICOSA COAST ROSEMARY
PODOCARPUS MACROPHYLLUS MAKI SHRUBBY YEW
SEDUM SPECTABILE 'METEOR'SHOWY STONECROP
TRACHELOSPERMUM JASMINOIDES STAR JASMINE
NOTE: PLANT SPECIES AND SIZES ARE SUBJECT TO CHANGE
DATE PALMPHOENIX DACTYLIFERA
SYMBOL
SWAN HILL OLIVE (FRUITLESS)OLEA EUROPAEA 'SWAN HILL'
STRAWBERRY TREEARBUTUS UNEDO
EXISTING TREE
SENECIO MANDRALISCAE BLUE CHALKSTICKS
PHORMIUM TENAX NEW ZEALAND FLAX
RHAPHIOLEPIS INDICA INDIAN HAWTHORN
GROUND FLOORPLANTINGPLAN
L4.101
A
B
C
D
E
F
A
B
C
D
E
F
1 2 3 4 5 6 7
1 2 3 4 5 6 7
(949) 238-4900
PLANNINGLANDSCAPE ARCHITECTUREURBAN DESIGN
8 HUGHES, SUITE 150IRVINE, CALIFORNIA 92618
BRIGHTVIEW DESIGN GROUP EXPRESSLY RESERVES ITSCOMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTSTO THESE PLANS. THESE PLANS ARE NOT TO BEREPRODUCED OR MODIFIED IN ANY FORM OR MANNER NORARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUTFIRST OBTAINING THE WRITTEN PERMISSION AND CONSENTOF BRIGHTVIEW DESIGN GROUP.ONE NEWPORT DEVELOPMENT, LLCUPTOWN NEWPORT, LOT 1 WESTPARCEL 1 (ONE NEWPORT)NEWPORT BEACH, CAMINOR SITE DEVELOPMENT PLANSHEET TITLE
SHEET NUMBER
COPYRIGHT 2019 BRIGHTVIEW DESIGN GROUP
XXXXXXXXX
PLAN REVISION DESCRIPTION
PLAN SETISSUE DATEPROJECT STATUS LOG:B11/08/2021AGENCY SUBMITTAL #2AGENCY SUBMITTAL #2BVDG JOB NUMBER:DRAWN BY:
PLAN CHECK NO:
CC/RC1730834
11/8/2021 2:32 PML:\1730834-UPTOWN NEWPORT LOT 1 PARCEL 1 WEST\04-GRAPHICS\MSDP - OVERALL ILLUSTRATION\WORKING\CAD\1730834 - SHEETS.DWGnowKbelow.beforedig.youwhat's8allC11RREFER TO THE SHEET INDEX ONSHEET L0.000 FOR A COMPLETELIST OF DRAWINGS.NOT FOR CONSTRUCTIONAGENCY SUBMITTAL #104/28/2021ABOTANICAL NAME COMMON NAME
LANDSCAPE LEGEND - LOT 1
TREES
SHRUBS AND GROUNDCOVERS
AGAVE ATTENUATTA FOXTAIL AGAVE
CAREX DIVULSA BERKELEY SEDGE
AGAVE FILIFERA NCN
ALOE 'BLUE ELF'NCN
ARBUTUS UNEDO COMPACTA DWARF STRAWBERRY TREE
ANIGOZANTHOS 'TEQUILA SUNRISE'TEQUILA SUNRISE KANGAROO PAW
AEONIUM ARBOREUM 'ZWARTKOP'BLACK BEAUTY
AEONIUM ARBOREUM 'UNDULATUM'STALKED AEUNIUM
DATE PALMPHOENIX DACTYLIFERA
SYMBOL
SWAN HILL OLIVE (FRUITLESS)OLEA EUROPAEA 'SWAN HILL'
STRAWBERRY TREEARBUTUS UNEDO
EXISTING TREE
BOTANICAL NAME COMMON NAME
LANDSCAPE LEGEND - LOT 1
TREES
SHRUBS AND GROUNDCOVERS
AGAVE ATTENUATTA FOXTAIL AGAVE
HESPERALOE PARVIFLORA
CAREX DIVULSA
RED YUCCA
BERKELEY SEDGE
AGAVE FILIFERA NCN
ALOE 'BLUE ELF'NCN
DIANELLA REVOLUTA BABY BLISS BABY BLISS FLAX LILY
PODOCARPUS MACROPHYLLUS DWARF PRINGLES
CRASSULA OVATA PINK BEAUTY JADE PLANT
EUPHORBIA CHARACIAS BRUCE'S DWARF
KALANCHOES LUCIAE PADDLE PLANT
ARBUTUS UNEDO COMPACTA DWARF STRAWBERRY TREE
ANIGOZANTHOS 'TEQUILA SUNRISE'TEQUILA SUNRISE KANGAROO PAW
ECHIUM FASTUOSUM PRIDE OF MADEIRA
FESTUCA MAIREI ATLAS FESCUE
KNIPHOFIA UVARIA RED HOT POKER
AEONIUM ARBOREUM 'ZWARTKOP'BLACK BEAUTY
AEONIUM ARBOREUM 'UNDULATUM'STALKED AEUNIUM
GREVILLEA SP.NCN
PODOCARPUS MACROPHYLLUS MAKI SHRUBBY YEW
DATE PALMPHOENIX DACTYLIFERA
SYMBOL
SWAN HILL OLIVE (FRUITLESS)OLEA EUROPAEA 'SWAN HILL'
STRAWBERRY TREEARBUTUS UNEDO
EXISTING TREE
PHORMIUM TENAX NEW ZEALAND FLAX
RHAPHIOLEPIS INDICA INDIAN HAWTHORN
BOTANICAL NAME COMMON NAME
LANDSCAPE LEGEND - LOT 1
TREES
SHRUBS AND GROUNDCOVERS
SALVIA LEUCANTHA
AGAVE ATTENUATTA FOXTAIL AGAVE
HESPERALOE PARVIFLORA
CAREX DIVULSA
RED YUCCA
BERKELEY SEDGE
MEXICAN BUSH SAGE
AGAVE FILIFERA NCN
ALOE 'BLUE ELF'NCN
DIANELLA REVOLUTA BABY BLISS BABY BLISS FLAX LILY
SESLERIA AUTUMNALIS AUTUMN MOOR GRASS
BOUGAINVILLEA 'BARBARA KARTS'BOUGAINVILLEA
PODOCARPUS MACROPHYLLUS DWARF PRINGLES
CRASSULA OVATA PINK BEAUTY JADE PLANT
EUPHORBIA CHARACIAS BRUCE'S DWARF
KALANCHOES LUCIAE PADDLE PLANT
ARBUTUS UNEDO COMPACTA DWARF STRAWBERRY TREE
ANIGOZANTHOS 'TEQUILA SUNRISE'TEQUILA SUNRISE KANGAROO PAW
ECHIUM FASTUOSUM PRIDE OF MADEIRA
FESTUCA MAIREI ATLAS FESCUE
KNIPHOFIA UVARIA RED HOT POKER
SEDUM CONFUSUM MEXICAN STONECROP
AEONIUM ARBOREUM 'ZWARTKOP'BLACK BEAUTY
AEONIUM ARBOREUM 'UNDULATUM'STALKED AEUNIUM
GREVILLEA SP.NCN
WESTRINGIA FRUTICOSA COAST ROSEMARY
PODOCARPUS MACROPHYLLUS MAKI SHRUBBY YEW
SEDUM SPECTABILE 'METEOR'SHOWY STONECROP
TRACHELOSPERMUM JASMINOIDES STAR JASMINE
NOTE: PLANT SPECIES AND SIZES ARE SUBJECT TO CHANGE
DATE PALMPHOENIX DACTYLIFERA
SYMBOL
SWAN HILL OLIVE (FRUITLESS)OLEA EUROPAEA 'SWAN HILL'
STRAWBERRY TREEARBUTUS UNEDO
EXISTING TREE
SENECIO MANDRALISCAE BLUE CHALKSTICKS
PHORMIUM TENAX NEW ZEALAND FLAX
RHAPHIOLEPIS INDICA INDIAN HAWTHORN
LOT N
PHASE 2
PARKHOUSE RESIDENCESHALF DOME PLACEUPTOWN NEWPORT PARK
NOTE: THE LANDSCAPE IMPROVEMENTS WITHIN THIS AREA (INCLUDING TREES) ARE A PART OF THE PARKHOUSE RESIDENCES LANDSCAPE DEVELOPMENT PLANS (PC#1571-2020) PREPARED BY BRIGHTVIEW DESIGN GROUP. THE LANDSCAPE WITHIN THIS AREA WILL BE INSTALLED ALONG WITH THE DEVELOPMENT OF THE ONE NEWPORT PROJECT, PER THE APPROVAL OF PC1571-2020 AND IS SHOWN HEREIN FOR REFERENCE AND COORDINATION ONLY.
NOTE: ALL LANDSCAPE AREAS SHOWN SHALL BE IRRIGATED BY AN AUTOMATIC IRRIGATION SYSTEM. THE FINAL PLANTING AND IRRIGATION DESIGN WILL ACCOUNT FOR OVERALL SITE WATER USE, “SMART” WATER
SAVING TECHNOLOGY, AND
WILL COMPLY WITH ALL LOCAL
CODES AND ORDINANCES.
FURTHER, COMPLETE WATER
USE CALCULATIONS WILL BE
PROVIDED WITH THE FINAL LANDSCAPE DEVELOPMENT PLAN SUBMITTAL (CONSTRUCTION DOCUMENTS) IN COMPLIANCE WITH THE STATE OF CALIFORNIA AB1881 GUIDELINES.
0’ 5’ 10’ 20‘
POOL DECK2ND FLOORPLANTINGPLAN
L4.102
A
B
C
D
E
F
A
B
C
D
E
F
1 2 3 4 5 6 7
1 2 3 4 5 6 7
(949) 238-4900
PLANNINGLANDSCAPE ARCHITECTUREURBAN DESIGN
8 HUGHES, SUITE 150IRVINE, CALIFORNIA 92618
BRIGHTVIEW DESIGN GROUP EXPRESSLY RESERVES ITSCOMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTSTO THESE PLANS. THESE PLANS ARE NOT TO BEREPRODUCED OR MODIFIED IN ANY FORM OR MANNER NORARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUTFIRST OBTAINING THE WRITTEN PERMISSION AND CONSENTOF BRIGHTVIEW DESIGN GROUP.ONE NEWPORT DEVELOPMENT, LLCUPTOWN NEWPORT, LOT 1 WESTPARCEL 1 (ONE NEWPORT)NEWPORT BEACH, CAMINOR SITE DEVELOPMENT PLANSHEET TITLE
SHEET NUMBER
COPYRIGHT 2019 BRIGHTVIEW DESIGN GROUP
XXXXXXXXX
PLAN REVISION DESCRIPTION
PLAN SETISSUE DATEPROJECT STATUS LOG:B11/08/2021AGENCY SUBMITTAL #2AGENCY SUBMITTAL #2BVDG JOB NUMBER:DRAWN BY:
PLAN CHECK NO:
CC/RC1730834
11/8/2021 2:32 PML:\1730834-UPTOWN NEWPORT LOT 1 PARCEL 1 WEST\04-GRAPHICS\MSDP - OVERALL ILLUSTRATION\WORKING\CAD\1730834 - SHEETS.DWGnowKbelow.beforedig.youwhat's8allC11RREFER TO THE SHEET INDEX ONSHEET L0.000 FOR A COMPLETELIST OF DRAWINGS.NOT FOR CONSTRUCTIONAGENCY SUBMITTAL #104/28/2021ABOTANICAL NAME COMMON NAME
LANDSCAPE LEGEND - LOT 1
TREES
SHRUBS AND GROUNDCOVERS
AGAVE ATTENUATTA FOXTAIL AGAVE
CAREX DIVULSA BERKELEY SEDGE
AGAVE FILIFERA NCN
ALOE 'BLUE ELF'NCN
ARBUTUS UNEDO COMPACTA DWARF STRAWBERRY TREE
ANIGOZANTHOS 'TEQUILA SUNRISE'TEQUILA SUNRISE KANGAROO PAW
AEONIUM ARBOREUM 'ZWARTKOP'BLACK BEAUTY
AEONIUM ARBOREUM 'UNDULATUM'STALKED AEUNIUM
DATE PALMPHOENIX DACTYLIFERA
SYMBOL
SWAN HILL OLIVE (FRUITLESS)OLEA EUROPAEA 'SWAN HILL'
STRAWBERRY TREEARBUTUS UNEDO
EXISTING TREE
BOTANICAL NAME COMMON NAME
LANDSCAPE LEGEND - LOT 1
TREES
SHRUBS AND GROUNDCOVERS
SALVIA LEUCANTHA
AGAVE ATTENUATTA FOXTAIL AGAVE
HESPERALOE PARVIFLORA
CAREX DIVULSA
RED YUCCA
BERKELEY SEDGE
MEXICAN BUSH SAGE
AGAVE FILIFERA NCN
ALOE 'BLUE ELF'NCN
DIANELLA REVOLUTA BABY BLISS BABY BLISS FLAX LILY
PODOCARPUS MACROPHYLLUS DWARF PRINGLES
CRASSULA OVATA PINK BEAUTY JADE PLANT
EUPHORBIA CHARACIAS BRUCE'S DWARF
KALANCHOES LUCIAE PADDLE PLANT
ARBUTUS UNEDO COMPACTA DWARF STRAWBERRY TREE
ANIGOZANTHOS 'TEQUILA SUNRISE'TEQUILA SUNRISE KANGAROO PAW
ECHIUM FASTUOSUM PRIDE OF MADEIRA
FESTUCA MAIREI ATLAS FESCUE
KNIPHOFIA UVARIA RED HOT POKER
SEDUM CONFUSUM MEXICAN STONECROP
AEONIUM ARBOREUM 'ZWARTKOP'BLACK BEAUTY
AEONIUM ARBOREUM 'UNDULATUM'STALKED AEUNIUM
GREVILLEA SP.NCN
PODOCARPUS MACROPHYLLUS MAKI SHRUBBY YEW
DATE PALMPHOENIX DACTYLIFERA
SYMBOL
SWAN HILL OLIVE (FRUITLESS)OLEA EUROPAEA 'SWAN HILL'
STRAWBERRY TREEARBUTUS UNEDO
EXISTING TREE
PHORMIUM TENAX NEW ZEALAND FLAX
RHAPHIOLEPIS INDICA INDIAN HAWTHORN
BOTANICAL NAME COMMON NAME
LANDSCAPE LEGEND - LOT 1
TREES
SHRUBS AND GROUNDCOVERS
SALVIA LEUCANTHA
AGAVE ATTENUATTA FOXTAIL AGAVE
HESPERALOE PARVIFLORA
CAREX DIVULSA
RED YUCCA
BERKELEY SEDGE
MEXICAN BUSH SAGE
AGAVE FILIFERA NCN
ALOE 'BLUE ELF'NCN
DIANELLA REVOLUTA BABY BLISS BABY BLISS FLAX LILY
SESLERIA AUTUMNALIS AUTUMN MOOR GRASS
BOUGAINVILLEA 'BARBARA KARTS'BOUGAINVILLEA
PODOCARPUS MACROPHYLLUS DWARF PRINGLES
CRASSULA OVATA PINK BEAUTY JADE PLANT
EUPHORBIA CHARACIAS BRUCE'S DWARF
KALANCHOES LUCIAE PADDLE PLANT
ARBUTUS UNEDO COMPACTA DWARF STRAWBERRY TREE
ANIGOZANTHOS 'TEQUILA SUNRISE'TEQUILA SUNRISE KANGAROO PAW
ECHIUM FASTUOSUM PRIDE OF MADEIRA
FESTUCA MAIREI ATLAS FESCUE
KNIPHOFIA UVARIA RED HOT POKER
SEDUM CONFUSUM MEXICAN STONECROP
AEONIUM ARBOREUM 'ZWARTKOP'BLACK BEAUTY
AEONIUM ARBOREUM 'UNDULATUM'STALKED AEUNIUM
GREVILLEA SP.NCN
WESTRINGIA FRUTICOSA COAST ROSEMARY
PODOCARPUS MACROPHYLLUS MAKI SHRUBBY YEW
SEDUM SPECTABILE 'METEOR'SHOWY STONECROP
TRACHELOSPERMUM JASMINOIDES STAR JASMINE
NOTE: PLANT SPECIES AND SIZES ARE SUBJECT TO CHANGE
DATE PALMPHOENIX DACTYLIFERA
SYMBOL
SWAN HILL OLIVE (FRUITLESS)OLEA EUROPAEA 'SWAN HILL'
STRAWBERRY TREEARBUTUS UNEDO
EXISTING TREE
SENECIO MANDRALISCAE BLUE CHALKSTICKS
PHORMIUM TENAX NEW ZEALAND FLAX
RHAPHIOLEPIS INDICA INDIAN HAWTHORN
AMENITY CENTER
RESIDENTIAL
UNIT
RESIDENTIAL
UNIT
RESIDENTIAL
UNIT
RESIDENTIAL
UNIT
UPTOWN NEWPORT PARK
N.A.P.
NOTE: ALL LANDSCAPE AREAS
SHOWN SHALL BE IRRIGATED
BY AN AUTOMATIC IRRIGATION
SYSTEM. THE FINAL PLANTING
AND IRRIGATION DESIGN WILL ACCOUNT FOR OVERALL SITE WATER USE, “SMART” WATER SAVING TECHNOLOGY, AND WILL COMPLY WITH ALL LOCAL CODES AND ORDINANCES. FURTHER, COMPLETE WATER USE CALCULATIONS WILL BE PROVIDED WITH THE FINAL LANDSCAPE DEVELOPMENT PLAN SUBMITTAL (CONSTRUCTION DOCUMENTS) IN COMPLIANCE WITH THE STATE OF CALIFORNIA AB1881 GUIDELINES.
0’ 2’ 4’ 8‘
KEY MAP
NTSPOOL DECK2ND FLOOR
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.1 0.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.2 2.4 6.7 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.1 1.9 46.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.1 0.7 3.3 1.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.2 1.4 3.0 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.2 3.4 29.9 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.2 2.7 15.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.2 1.1 2.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.1 0.8 14.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.1 0.8 17.6 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.2 0.8 2.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.3 2.6 2.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.5 12.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.1 0.5 5.9 0.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.1 0.4 1.2 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.2 1.9 18.9 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.1 1.1 18.0 0.9 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.3 1.9 1.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.2 1.2 0.8 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.4 5.8 1.7 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.1 0.6 11.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.1 0.1 0.7 2.8 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0
1.9 0.4 2.6 4.9 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
6.7 8.8 11.2 1.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.5 1.0 5.8 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.1 0.5 1.9 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.1 0.4 6.0 1.8 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.2 3.3 20.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.1 0.9 1.8 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.1 0.4 2.4 2.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.4 8.4 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.1 0.4 4.3 1.7 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.1 0.6 1.5 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.0 0.1 0.0 0.0 0.1 0.5 7.7 0.6 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.3 0.4 0.4 0.3 0.3 0.3 0.2 0.2 0.2 0.3 0.4 0.6 0.6 0.4 0.3 0.2 0.2 0.2 0.2 0.2 0.3 0.5 0.8 0.7 0.6 0.6 0.5 0.3 0.2 0.2 0.2 0.3 0.5 0.8 0.6 0.7 0.9 0.7 0.4 0.3 0.3 0.3 0.4 0.6 0.6 0.5 0.5 0.5 0.4 0.3 0.3 0.3 0.7 11.9 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.9 5.3 8.0 2.4 2.4 6.4 3.1 1.1 2.2 4.0 1.9 2.3 13.1 10.8 2.0 3.1 4.1 1.6 1.0 2.2 2.5 1.4 3.8 20.4 8.1 2.9 10.8 7.7 1.3 1.6 3.8 2.4 1.1 5.4 20.3 5.1 4.0 22.0 9.1 1.5 3.0 4.3 1.7 1.6 11.2 13.0 2.5 4.9 11.9 3.1 1.5 4.3 4.3 1.4 2.5 0.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.4 1.5 0.1 1.2 3.5 2.5 6.0 1.1 9.9 49.6 4.9 0.5 0.1 0.2 0.9 12.2 26.1 2.8 1.5 21.3 35.4 2.2 0.4 0.1 0.3 0.4 0.1 0.9 0.5 3.9 41.9 11.8 0.8 0.4 0.1 0.3 0.2 0.1 0.2 0.8 11.4 27.9 2.9 0.3 0.1 0.1 0.4 1.0 0.1 1.0 1.3 9.0 9.0 1.3 0.4 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
1.0 1.1 1.5 1.9 2.1 2.2 2.1 1.9 1.4
1.0 1.7 2.4 3.0 3.4 3.5 3.5 3.2 2.2
0.9 2.3 3.2 3.9 4.3 4.5 4.6 4.3 3.0
2.7 3.5 4.2 4.6 4.9 5.0 4.7 3.3
2.7 3.6 4.3 4.7 4.9 5.1 4.9 3.4
1.5 2.6 3.6 4.3 4.8 5.0 5.2 4.8 3.3
1.5 2.4 3.3 4.1 4.5 4.8 4.9 4.4 3.1
1.3 2.1 2.9 3.6 4.1 4.3 4.2 3.8 2.8
1.3 2.1 2.8 3.4 3.9 4.1 4.0 3.7 2.7
0.9 2.4 3.2 3.9 4.4 4.5 4.6 4.3 3.0
2.6 3.5 4.1 4.5 4.8 4.9 4.7 3.3
0.9 2.6 3.5 4.1 4.5 4.8 5.0 4.8 3.3
1.3 2.4 3.5 4.1 4.5 4.8 5.0 4.7 3.2
1.2 2.2 3.2 4.0 4.4 4.7 4.6 4.2 2.9
1.1 1.7 2.4 3.0 3.4 3.6 3.5 3.1 2.1
0.7 1.1 1.5 1.9 2.1 2.2 2.1 1.8 1.3
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.6 10.1 52.7 5.2 2.3 29.4 22.5 1.8 5.5 52.8 9.8 1.4 12.8 41.7 3.7 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.5 2.1 3.8 1.8 1.4 2.9 0.0 0.0 0.0 0.0 0.0 1.1 2.4 3.5 1.4 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.1
0.0 0.0 0.0 0.0 0.0 0.1
0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0
0.1 0.1 0.1 0.1 0.1 0.0
0.1 0.1 0.1 0.1 0.1 0.1
0.1 0.1 0.1 0.2 0.2 0.1
0.1 0.2 0.2 0.2 0.3 0.3
0.2 0.2 0.3 0.4 0.5 0.6
0.2 0.3 0.5 0.6 0.8 1.0
0.3 0.4 0.7 1.1 1.7 2.1
0.3 0.5 0.8 1.6 3.3 5.8
0.3 0.5 0.9 1.7 3.5 6.5
0.3 0.5 0.8 1.3 2.1 2.7
0.3 0.5 0.7 1.0 1.3 1.5
0.3 0.4 0.6 0.8 1.0 1.2
0.3 0.5 0.7 1.0 1.4 1.6
0.3 0.5 0.8 1.4 2.4 3.2
0.3 0.5 0.9 1.7 3.6 7.1
0.3 0.5 0.8 1.4 2.8 4.6
0.3 0.4 0.6 1.0 1.5 1.8
0.2 0.3 0.4 0.6 0.8 1.1
0.2 0.2 0.3 0.4 0.5 0.7
0.1 0.2 0.2 0.3 0.4 0.5
0.1 0.1 0.2 0.2 0.2 0.3
0.1 0.1 0.1 0.1 0.2 0.2 0.1 0.0
0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0
0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0
W.ORef.DW
DW
Ref.
DW
W.O
DW
Ref.W.O
DWRef.W.ODW
Ref.W.ODW
Ref.W.OW.ORef.DN
UP
UP
Luminaire Schedule
Symbol Qty Label Description Lum. Watts Lum. Lumens
216 L50-I-12-06-30-80-MULT-ASYM L50-I-12-06-30-80-MULT-ASYM 6 400
30 99058K3_BEGA_IES 14.5 1414
2 OW5303-L35K OW5303 48.5 5961
Calculation Summary
Label Avg Max Min Avg/Min Max/Min
East Site 0.84 46.1 0.0 N.A. N.A.
North Site 1.51 49.6 0.0 N.A. N.A.
Porte Cochere 3.28 5.2 0.7 4.69 7.43
South Site 0.65 52.8 0.0 N.A. N.A.
West Site 0.51 7.1 0.0 N.A. N.A.
PROPERTY LINE
THESE DRAWINGS AND ALL COPIES ARE AND SHALL REMAIN THE PROPERTY AND COPYRIGHT OF THE ARCHITECT AND SHALL NOT BE REPRODUCED IN WHOLE OR IN PART BY ANY MEANS, MECHANICAL OR ELECTRONIC, WITHOUT EXPRESS WRITTEN PERMISSION OF THE ARCHITECT. THEY SHALL BEUSEDONLY WITH RESPECT TO THIS PROJECT AND ARE NOT TO BE USED ON ANY OTHER PROJECT OR WORK WITHOUT PRIOR WRITTEN PERMISSION FROM THE ARCHITECT. COPYRIGHT 2021, BY LLS
PROJECT NUMBER
DATE
DRAWN BY
CHECKED BY
NOT FOR
CONSTRUCTION
CLIENT
SHEET NAME:
USA INFRASTRUCTURE INVESTMENTS16610 DALLAS PARKWAY #1600DALLAS, TEXAS
12/23/2020
4/20/2021 3:38:12 PMC:\Users\samritage\Documents\20202 Elec Uptown Newport - R20_sarmitageQEPBC.rvtE-100
ARCHITECT
730 WEST RANDOLPH STREET
CHICAGO, ILLINOIS
(312) 414-1096
LANDSCAPE DESIGN
CIVIL
STRUCTURAL
MEP
VERTICAL TRANSPORTATION
UPTOWN NEWPORTXX/XX/2021 / DESIGN DEVELOPMENTOVERALL SITE PHOTOMETRY
PLAN
19011
Author
Checker
NO. ISSUED FOR: DATE
3/32" = 1'-0"1 OVERALL ELECTRICAL SITE PLAN