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HomeMy WebLinkAbout05-b_Project_Plans_LARGE_FILEEXISTING RETAIL CENTER * -A L 1J FR q VEND EXISTING COMMERCIALY RETAIL JAMBOREE ROAD EXISTING UC- IRVINE FACILITY tI_I I� J .� la I WPI- NEWPORT, LLC Newport Business Plaza Cover Sheet a California limited liability company Newport Beach, CA scheme: 4 RESIDENTIAL EXISTING COMMERCIAL/ RETAIL TABLE OF CONTENTS: NEWPORT BUSINESS PLAZA: 1.1 COVER SHEET, PROJECT DATA, TABLE OF CONTENTS OWNER /CONTACT WPI- NEWPORT, LLC D.1 DEMOLITION SITE PLAN JOHN YOUNG /ANDREW SUN 4699 JAMBOREE ROAD APPROVED FIRE MASTER PLAN NEWPORT BEACH, CA 92660 FIRE UNDERGROUND FIRE PROTECTION PLAN p. 949 - 943 -8550 2.1 PROPOSED SITE PLAN ARCHITECT/ CIVIL ENGINEER WARE MALCOMB 2.2 PROPOSED PODIUM PLAN (OVERALL PLAN) 10 EDELMAN 2.3 PROPOSED 2ND FLOOR PLAN IRVINE, CA 92618 2.4 PROPOSED BIRD FLOOR PLAN p. 949- 6609128 2.5 PROPOSED 4TH FLOOR PLAN PROJECT DATA: 3.1 PROPOSED ROOF PLAN 4.1 JAMBOREE ROAD ELEVATION APN 445 -151 -08 & 445 - 151 -09 4.2 CAMPUS DRIVE ELEVATION 4.3 SOUTH -WEST ELEVATION FACING NEWPORT ADDRESS 4699 JAMBOREE ROAD, COURTHOUSE 5190 CAMPUS DRIVE 4.4 NORTH -WEST ELEVATION FACING ADJACENT NEWPORT BEACH, CA OFFICES 82660 5.1 SITE CROSS SECTIONS 5.2 SITE CROSS SECTIONS ZONE PC -15 (KOLL CENTER) E1.1 GRADE LEVEL PARKING STRUCTURE PHOTOMETRIC SITE AREA (GROSS) 1.765 AC E1.2 GRADE LEVEL PARKING STRUCTURE EGRESS PLAN E1.3 1ST LEVEL PARKING STRUCTURE PHOTOMETRIC PROPOSED BUILDING HEIGHT 62' -0" ABOVE ORIGINAL GRADE C -1.0 CONCEPTUAL GRADING PLAN FAR .61 C -2.0 CONCEPT BMP SITE MAP LANDSCAPE AREA 24,769 SF (26%) C -3.0 CONCEPT UTILITY PLAN BUILDING COVERAGE 68% 13 LANDSCAPE PLAN PROJECT DESCRIPTION: AREA TAKEOFFS PROPOSAL TO DEMOLISH AN EXISTING 1 -STORY BANK/OFFICE BUILDING, INCLUDING ALL SITEWORK, PAVEMENT, AND BASEMENT LEVELS. NEW CONSTRUCTION WILL BE TWO NEW 3 -STORY OFFICE BUILDINGS AND A 1 -STORY BANK ABOVE A NEW 1 -LEVEL ABOVE GRADE PARKING STRUCTURE. PARKING On.nl Fina AneMwnl al®aF oewm.n pml.a.ln.,nem armwel. FtS#Ilaaa M+y1 O SF ON SITE WILL FULLY SUPPORT ALL USERS ON SITE. B1M s +].m5 m6 17'm SQUARE FOOTAGE SUMMARY: DEMOLISHED BUILDING 10,800 SF GROSS 10,273 SF NET B" 'a"' Toml 0,218 (1T1 Y,OM FmmeE ea,mm rea Amemmm, CFWWwIrMfM4 Applmspp XN alwmx.s.w liam.mq v PROPOSED BUILDING 46,044 SF GROSS 42,646 SF NET jMk3:017 yos n.zu 72 PARKING ANALYSIS: PARKING REQUIRED: OFFICE -A 23,242 NSF @ 1/225 =103 SPACES OFFICE -B 15,970 NSF @ 1/225 = 71 SPACES BANK 3,434 NSF @ 1/225 = 16 SPACES 3.00 m...... •s- arms A mxe TOTAL REQUIRED 190 SPACES PARKING PROVIDED: 214 SPACES e n.eas e.a ♦m2 NOTE' THIS CONCEPTUAL DESIGN PLAN IS BASED UPON A PRELIMINARY REVIEW OF ENTITLEMENT REQUIREMENTS AND ON UNVERIFIED AND POSSIBLY INCOMPLETE SITE INFORMATION, AND IS INTENDED MERELY TO ASSIST IN ERPLORING HOW THE SITE MIGHT BE DEVELOPED. 0 20' 80' O 10' 40, scale: 1" = 20' -0" north 1.1 IRV07- 0075 -01 03 -15 -2010 VICINITY MAP WARE MALCOMB Leading Design for Commercial Real Estate integrated service I Waremalcomocom across north america EXISTING OFFICE J I I \ �E %15PNG TREE i0 BE REMOVED, ttP.- \ \ E %1511NG TRANSFORMER ENCDSURE TD \ \ BE DEM T - \ \ EXISPEXISTING G TRANSFORMER TO REMAIN \ _ _ __ --------- O O VA \ E%ISTIDO EASEMEN} TO BE \7ABANDONE➢ AS PART Cf FINAL STRIPING / CURB 0 \ EXISTING OFFICE CALI LOT USE i0 BE AOJUSYD DE G PARKING ENTRANCE/E %li i0 I DE BE OEMttISHEp EXISBNG MEANDERING SIDEWALK i0 iIR)�ATN'i BE DEMOLISHED O .fi EXISTING BUIUDNG OVERHANG TO X i ii iT # OEMOLISNEO I\ , EXISTING OFFICE (TO BE DEMOLISHED) ±10,800 S.F. F.F. ELEV. 57.21 EXISTING E XTERIOR STAIRS i0 BE DEMOLISHED EXISTNG mr LINE r0 BE ADJUSTED E%ISNI I� WPI- NEWPORT, I-I-C Newport Business Plaza Demolition Site Plan a California limited liability company Newport Beach, CA scheme 4 a I I WW N/ I..t_ Qw U ^D LL I Q U I I '? —L! D.1 I R V07- 0075 -01 03 -15 -10 NOTE: ALL SITE WORK, CURB, GUTTER, PAVEMENT, BUILDINGS, BASEMENTS, LIGHT POLES, MECHANICAL ENCLOSURES, LANDSCAPING, ETC. TO BE DEMOLISHED. THIS CONCEPTUAL DESIGN PLAN IS BASED UPON A PRELIMINARY REVIEW F ENTITLEMENT REQUIREMENTS AND ON UNVERIFIED AND POSSIBLY INCOMPLETE SITE INFORMATION, AND IS INTENDED MERELY TO ASSIST IN EXPLORING HOW THE SITE MIGHT BE DEVELOPED. 0 20' 80' 10' 40' scale: 1" — 20' -0" north WARE MALCOMB Leading Design for Commercial Real Estate integrated service waremaleomb.eom across north america EXISTING BANK (TO BE DEMOLISHED) ------------ ±10,200 S.F. F.F. ELEV. j 54.00 -UP TELLER AND 55.50 ; ! WPI- NEWPORT, I-I-C Newport Business Plaza Demolition Site Plan a California limited liability company Newport Beach, CA scheme 4 a I I WW N/ I..t_ Qw U ^D LL I Q U I I '? —L! D.1 I R V07- 0075 -01 03 -15 -10 NOTE: ALL SITE WORK, CURB, GUTTER, PAVEMENT, BUILDINGS, BASEMENTS, LIGHT POLES, MECHANICAL ENCLOSURES, LANDSCAPING, ETC. TO BE DEMOLISHED. THIS CONCEPTUAL DESIGN PLAN IS BASED UPON A PRELIMINARY REVIEW F ENTITLEMENT REQUIREMENTS AND ON UNVERIFIED AND POSSIBLY INCOMPLETE SITE INFORMATION, AND IS INTENDED MERELY TO ASSIST IN EXPLORING HOW THE SITE MIGHT BE DEVELOPED. 0 20' 80' 10' 40' scale: 1" — 20' -0" north WARE MALCOMB Leading Design for Commercial Real Estate integrated service waremaleomb.eom across north america a ------------ - - -- - — --- � - M _ SM AY iH 181 M W E'ISTI RETNxING WALL t0 BE REMOVED RE.0\ e JAMBOREE ROAD WPI- NEWPORT, I-I-C Newport Business Plaza Demolition Site Plan a California limited liability company Newport Beach, CA scheme 4 a I I WW N/ I..t_ Qw U ^D LL I Q U I I '? —L! D.1 I R V07- 0075 -01 03 -15 -10 NOTE: ALL SITE WORK, CURB, GUTTER, PAVEMENT, BUILDINGS, BASEMENTS, LIGHT POLES, MECHANICAL ENCLOSURES, LANDSCAPING, ETC. TO BE DEMOLISHED. THIS CONCEPTUAL DESIGN PLAN IS BASED UPON A PRELIMINARY REVIEW F ENTITLEMENT REQUIREMENTS AND ON UNVERIFIED AND POSSIBLY INCOMPLETE SITE INFORMATION, AND IS INTENDED MERELY TO ASSIST IN EXPLORING HOW THE SITE MIGHT BE DEVELOPED. 0 20' 80' 10' 40' scale: 1" — 20' -0" north WARE MALCOMB Leading Design for Commercial Real Estate integrated service waremaleomb.eom across north america m Q 3 c') a C N v Z 0 -i m a N m r m 1�1 O �I lid < m m 0 3 a 3 W O M m v 11 (A O c m a N m r m a 0 Z u C_ r 0 Z IT IT /r O U) c 0 z m a n m �2 U Vl O ° MM 0 M Z Z X Z Z = X X 0 0 q§ G) M 2 '� 2mf Wm2 2 2 z Az °ZO 2 Q M ia° N� c Np o< z m S v � a v v v � v c ^J< m o Z v O O =W: x m y x I+1 r (-� m m O �.j 2 O CO r O C1 ° m Z1 O m O o O A X 2 rn o p° 1�1I�I�''II ° x O N N Z ~ Z 1+°j a Z , m O Z O N ,Z*1 XM- �N N N Ofn LA Z' N m0 O O m:tl m� n m(A X O MwO m Am M �' m z °w Om° y�y D rrZ� Z� O AFAW n IM's M Ax �ZZ m AAz ZO w n I- ° o ZZ 3m !+1 O D° x Zmm O m M,x Ty w TM X m w 2 M o Df°+1° Zl M ZX NA O Owm m Z m* mp A l2+lm X Z Z v m Z- -aivvo my m � m mx m z= ZZ m2 N r rc- 00,5 VZ� m cai -vmv g y c mm '�"� A m e =Mn mo5 N M mm n ail Zm °zo m Z� o ° ;� n z w m � v ml M z< m v z w < Z Z Z Z Z A I n m m ...� w M4 n A i p y m y N m m m N r w N O O O Z Z yj M O V M 9 m r r O w z W N D O 7- m m 2 P c, m D zo Z m>i n "' �avc'i°c °o ^'i�M M �Fv I�I�I-I�-II O _ C r m Z Z Z I I I O y ^m W( n m 111 �z�wmc aZ ipN wx^c'i mw "r'fr`H pi: N mz ozc Illl'1`I A y c IA, Eyo�z �y F,m Nam m 7) o° - D AAm� °� oro Z °o_�2am md ?♦°v myy vA Ac Ill Cn N Ei D vpczi Ill m rwn z o a m j c � r- z z w w w X m (A m O ffl m y �o- �� D s o v Z r- o m 6 n m a a M A- D cn m D D G7 Z G7 1 11 fit wzm r)Ox Zvi EXISTING OFFICE BUILDING NOT A PART x EXISTING COURTHOUSE NOT A PART C1 SP ■ EXISTING OFFICE BUILDING : NOT A PART : ■ n ■ ■ NON - COMBUSTIBLE PARKING STRUCTURE PLAZA LEVEL EN TO SKY O O O � ❑ o FIRE SPRINKLER RISER O O ❑ ❑ ❑ I 3 -STORY OFFICE -A 8,482 SF FP 24,889 GROSS SF TOTAL t 23,652 NET SF TOTAL It O ❑ ❑ ❑ LOBBY 0 1 E �❑ P ❑ rn x x x x x x x x C1 PLAZA 1 C �t_SP ° q 0 0 3 -STORY OFFICE -B 5,734 SF FP 17,142 GROSS SF TOTAL _ 15,919 NET SF TOTAL LOBBY ❑ ❑ ❑ ❑ ❑ 1 -STORY BANK 1 -STORY ° 4,003 SF 4,003 NET SF SP PROPOSED ° ° ° ❑ CHROME PUBLIC FIRE HYDRANT 26' JAMBOREE ROAD ( EXISTING ACCESS) 0 PROPOSED 51 6" CDC & 4-WAT FDC GRAPHIC SCALE 0 10' 20' 30' 40' SCALE: 1"=20' WI D a Q U W W U U Q Z 1- X W UNDERGROUND FIRE PROTECTION PLAN BUILDING ELEVATIONS ILLUSTRATIONS BY WARE MALCOMB DOUBLE CHECK DETECTOR ASSEMBLY DETAIL LEGEND INSTALL 6" DOUBLE CHECK DETECTOR ASSEMBLY FEBCO 876V, WILKENS 450DA, OR DETAIL FOR REFERENCE ONLY IRWD APPROVED EQUAL. INSTALL FIRE DEPARTMENT CONNECTION MINIMUM 18" AWAY FROM BACKFLOW ASSEMBLY, ON PRIVATE SIDE OF FIRE LINE. PER MANUFACTURER'S ALARM BELL SEE AUTOMATIC FIRE SPRINKLER PLAN 8P CLASS 1 STANDPIPE IN ALL STAIRWELLS SPECIFICATIONS AND REQUIREMENTS AND PER IRWD STD. ING. W -6 (36" MINIMUM FOR CONSTRUCTION DETAILS (SHOWN FOR REFERENCE ONLY) SETBACK FROM ANY STRUCTURE, CURB OR SIDEWALK) PRIOR TO PURCHASE AND SHALL BE REVIEWED AS PART OF FIRE SPRINKLER INSTALLATION, CONTRACTOR SHALL CONFIRM ACCEPTABLE MODEL WITH IRWD. PLAN SUBMITTAL 1 '•' IRWD IRWD SPECIFIED AND CUSTOMER SPECIFIED a AUTOMATIC FIRE SPRINKLER MAINTAINED CUSTOMER MAINTAINED AND MAINTAINED RISER LOCATION PIPING PIPING �\ x 2 1/2" FIRE DEPARTMENT CONNECTION 4 -WAY FIRE DEPARTMENT CONNECTION (FDC) - POTTER ROEMER MODEL NO. 5710 -5734 1 10 GAUGE METAL PLATE OR CITY OF NEWPORT BEACH FIRE APPROVED EQUAL - FDC SHALL RED IN COLOR, SECURELY FACE FIRE DEPARTMENT ACCESS ROAD. ® DETECTOR CHECK WITH FIRE DEPARTMENT CONNECTION - - ATTACHED TO FIRE DEPT. CONNECTION- 2 EX FH • EXISTING PUBLIC FIRE HYDRANT a ` BY PRIOR APPROVAL N Q H FH � PROPOSED PUBLIC FIRE HYDRANT VIEW FROM JAMBOREE RO [SOUTH -EAST ELEVATION] o ~ Z 18" o BLUE DOT REFLECTIVE HYDRANT 0 1 0 ¢ o ,iaE oee,. m.xenio. MAX. MARKER PER NEWPORT BEACH STANDARDS, I 18 wn , BLDG Nos. 2 FEET FROM CENTERLINE C3 O CHECK U a- MIN. VALVE 18 2 6" FIRE WATER LINE OF C -900 CLASS 200 PVC - -�_ -,- -� GROUND LEVEL 6" `O ` TERMINATE LINE 6" aaaff P.C.C. ABOVE FINISH SURFACE -- - - TYP. 6" FIRE WATER LINE OF HARD METALLIC CL - I� -rlj, HI L -I C:) m 11 • I T r - - . _ - _ _ - Orvt�wEVa� - 1H TH i0 9 - Il�rl I li ICI, C1 II 111 I - ADD A PVC SLEEVE AROUND PIPING TO �1 `tom Z is 3 P PE THRIOUGH" FOUNDATONUND , THRUST BLOCK DE - - -- --- omaatvsm MIN. '°°° IRWD WATER MAIN 6" UL LISTED , SINGLE CORROSION PREPARED FOR: ruE\.n:oaa I - _ RESISTANT STAINLESS STEEL PIPE erm UNIT UNDER FOOTING - THE JOINT WPI U III 2' CONNECTING THE ONE -PIECE NEWPORT, LLC PB f;3m 6" PVC -C900 CLASS 200 " STAINLESS STEEL TRANSITION TO 6 PVC -C900 6" THE UNDERGROUND MAIN MUST BE 47M THRUST BLOCK CLASS 200 PVC -C900 CLASS 200 THE EXTERIOR SIDE OF THE FO 5190 CAMPUS THRUST BLOCK THRUST BLOCK TYPICAL FOUNDATION. NEWPORT BEACH, CA 92660 VIEW FROM CAMPUS OR [NORTH -EAST ELEVATION] TYPICAL TYPICAL (714) 662 -6900 NEWPORT BUSINESS PLAZA 4699 JAMBOREE ROAD / 5190 CAMPUS DRIVE CITY OF NEWPORT BEACH VICINITY MAP �P 1106 ���� ova FRFF�q y Q- h J C. �`SOti OR T �e q lk 'Po GPI �CO ysr e� PROJECT 0 O� �P a� CITY OF NEWPORT BEACH FIRE THRUST BLOCK DETAIL THRUST BLOCK BEARING AREA L X H IN SQUARE FEET FIAIR9 d, Size Dead End Tee or Cross 90" Bend 45" Bend 22HO Bend IIG"Bmd 4" 1.7 2.4 2.4 13 0.7 0.3 6" 3.7 53 5.3 19 IS 0.7 S. 6.7 9.4 9.4 5.1 2.6 13 12" 15.0 21.2 21.2 11.5 5.6 2.9 16" 26.6 37.6 37.6 20A 10.4 51 18" 33.7 47.6 47.6 25.8 13.1 6.6 24" 59.9 84.6 84.6 45.8 23.3 11.7 30" 93.6 132.2 1323 713 36.$ 183 APN 445 - 151 -08 & 09 FIRE DEPARTMENT NOTES INSPECTION REQUIREMENTS: 1. A MINIMUM OF THREE CITY OF NEWPORT BEACH FIRE INSPECTIONS ARE REQUIRED FOR UNDERGROUND PIPING SERVING SPRINKLER SYSTEMS AND /OR PRIVATE HYDRANTS: 1) PRE -POUR INSPECTION; 2) HYDRO INSPECTION; 3) FLUSH INSPECTION. PLEASE SCHEDULE ALL INSPECTIONS AT LEAST 48 HOURS IN ADVANCE. INSPECTIONS CANCELED AFTER 1 P.M. ON THE DAY BEFORE THE SCHEDULED DATE WILL BE SUBJECT TO A RE- INSPECTION FEE. CALL CITY OF NEWPORT BEACH FIRE INSPECTION SCHEDUUNG AT (714) 327 -7400. 2. PRE -POUR INSPECTION: THRUST BLOCK EXCAVATION SHALL BE COMPLETED, BUT THRUST BLOCK SHALL NOT BE POURED. ALL PIPE SHALL BE IN PLACE AND EXPOSED FOR VISUAL INSPECTION. PIPE SHALL BE LAID ON A MINIMUM TWELVE -INCH BED OF CLEAN SAND. TRENCH SHALL BE OF A SUFFICIENT DEPTH TO ALLOW REQUIRED COVER ABOVE PIPE. FERROUS PIPE AND FIRINGS SHALL BE ENCASED IN POLYETHYLENE TUBING (NOT WRAPPED) AND TIGHTLY TAPED TO INHIBIT WATER INFILTRATION. BOLTS AND FERROUS JOINTS SHALL BE COATED WITH ASPHALTIC SEALANT OR OTHER CORROSION RETARDING MATERIAL. SEE ITEMS 12 -17 AND 22 BELOW FOR DETAILED REQUIREMENTS. 3. HYDRO TESTING: THRUST BLOCKS SHALL BE IN PLACE. PIPE SHALL BE CENTER - LOADED WITH CLEAN SAND TO PREVENT UPLIFT, BUT ALL JOINTS SHALL REMAIN EXPOSED. THE SYSTEM SHALL BE HYDROSTATICALLY TESTED AT 200 PSI (OR 50 PSI OVER MAXIMUM STATIC PRESSURE, WHICHEVER IS GREATER) FOR AT LEAST TWO HOURS PRIOR TO ARRIVAL OF THE CITY OF NEWPORT BEACH FIRE INSPECTOR. SEE ITEMS 12, 13 AND 17 FOR DETAILED REQUIREMENTS. 4. FLUSH INSPECTION: ALL PORTIONS OF THE UNDERGROUND SYSTEM SHALL BE RUSHED TO REMOVE DEBRIS PRIOR TO CONNECTION TO OVERHEAD PIPING. ROW SHALL BE THROUGH A MINIMUM OF A FOUR -INCH HOSE OR PIPE, UNLESS OTHERWISE APPROVED BY THE CITY OF NEWPORT BEACH FIRE INSPECTOR PRIOR TO SCHEDULING THE RUSH. HOSE OR PIPE SHALL BE RESTRAINED TO PREVENT INJURY AND DAMAGE. DISCHARGED WATER SHALL BE COLLECTED OR DIVERTED IN ACCORDANCE WITH APPLICABLE SWPPP /NPDES PROVISIONS. THE LOCAL PUBLIC WORKS DEPARTMENT, WATER DISTRICT AND /OR OTHER APPLICABLE AGENCY SHALL BE NOTIFIED OF THE SCHEDULED RUSH BY THE CONTRACTOR. THE CITY OF NEWPORT BEACH FIRE RUSH AND HYDRO INSPECTIONS MAY BE SCHEDULED CONCURRENTLY. SEE ITEMS 12, 13 AND 18 -21 BELOW FOR DETAILED REQUIREMENTS. 5. UPON RUSH INSPECTION OR PRIOR TO FINAL SPRINKLER OR SITE INSPECTION, ALL DETECTOR CHECK ASSEMBLIES, CONTROL VALVES, AND FIRE DEPARTMENT CONNECTIONS (FDC) SHALL BE CLEARLY LABELED WITH THE ADDRESSES) SERVED BY THE DEVICE. ADDRESS SIGNS SHALL BE SECURELY ATTACHED TO THE DEVICE AND BE OF A DURABLE, FADE - RESISTANT MATERIAL AND VISIBLE AND LEGIBLE FROM THE FIRE LANE. FDC AND FOUR -INCH HYDRANT OUTLETS SHALL BE UNOBSTRUCTED AND ORIENTED TOWARD THE FIRE LANE. VALVES SHALL BE LOCKED IN THE OPEN POSITION WITH BREAKAWAY LOCKS. ALL VALVES AND PRIVATE HYDRANTS SHALL BE PAINTED OSHA SAFETY RED. HYDRANT AND FDC CAPS SHALL BE IN PLACE. SEE fTEMS 6 -9 AND 18 -21 FOR DETAILED REQUIREMENTS. GENERAL REQUIREMENTS: 6. INSTALLATION, INSPECTION AND TESTING SHALL CONFORM TO 2007 NFPA 13 AND NFPA 24. CITY OF NEWPORT BEACH FIRE JURISDICTION BEGINS AT THE DOWNSTREAM SIDE OF THE LAST VALVE ON THE DETECTOR CHECK ASSEMBLY. VERIFY DESIGN AND INSTALLATION REQUIREMENTS FOR THE PORTION OF THE SYSTEM PRECEDING THIS POINT WITH THE LOCAL WATER DISTRICT. 7. VEGETATION SHALL BE SELECTED AND MAINTAINED IN SUCH A MANNER AS TO ALLOW IMMEDIATE LOCATION OF AND UNOBSTRUCTED ACCESS TO ALL HYDRANTS, CONTROL VALVES, FIRE DEPARTMENT CONNECTIONS, AND OTHER DEVICES OR AREAS USED FOR FIREFIGHTING PURPOSES. 8. A MINIMUM THREE -FOOT CLEARANCE SHALL BE PROVIDED AROUND ALL HYDRANTS AND POST INDICATING VALVES. A MINIMUM THREE -FOOT CLEARANCE SHALL BE PROVIDED ON AT LEAST ONE SIDE OF A DETECTOR CHECK ASSEMBLY TO ALLOW PROPER OPERATION OF THE DEVICE. THE FRONT OF FDC AND THE ADJACENT FIRE ACCESS ROADWAY SHALL BE FREE OF ANY OBSTRUCTIONS. 9. ANY FUTURE MODIFICATION TO THE APPROVED PRIVATE UNDERGROUND PIPING SYSTEM SHALL REQUIRE REVIEW, INSPECTION AND APPROVAL BY THE CITY OF NEWPORT BEACH FIRE DEPARTMENT. 10. APPROVAL OF THIS PLAN SHALL NOT BE INTERPRETED AS APPROVAL OF ANY INFORMATION OR PROJECT CONDMONS OTHER THAN THOSE ISMS AND REQUIREMENTS OF THE CITY OF NEWPORT BEACH FIRE DEPARTMENT, AND APPLICABLE SECTIONS OF THE 2007 EDITIONS OF NFPA 13 AND NFPA 24. THIS PROJECT MAY BE SUBJECT TO ADDITIONAL REQUIREMENTS NOT STATED HEREIN UPON EXAMINATION OF ACTUAL SITE AND PROJECT CONDITIONS OR DISCLOSURE OF MOTIONAL INFORMATION. PIPE AND TRENCH REQUIREMENTS: 11. A SIX -INCH BED OF CLEAN FILL SAND SHALL BE PROVIDED BELOW AND 12- INCHES ABOVE THE PIPE (TOTAL OF 18 INCHES PLUS OUTER DIAMETER OF THE PIPE). 12. ALL PIPE SHALL BE APPROVED FOR USE IN FIRE SERVICE SYSTEMS. CLASS 150 WILL BE USED AT A MINIMUM, AND CLASS 200 PIPE SHALL BE USED WHERE THE PRESSURE AMY EXCEED 150 PSI. GALVANIZED PIPE SHALL NOT BE USED FOR PORTION OF THE SYSTEM THAT ARE BURIED. 13. ALL FERROUS PIPE AND FITTINGS SHALL BE PROTECTED WITH A LOOSE 8 -MIL POLYETHYLENE TUBE. WRAPPING THE PIPE IN POLYETHYLENE SHEETING IS NOT ACCEPTABLE. THE ENDS OF THE TUBE AND ANY SPLICES MADE FOR TEES OR OTHER PIPING COMPONENTS SHALL BE TIGHTLY SEALED WITH TWO -INCH TAPE, APPROVED FOR UNDERGROUND USE. 14. ALL BOLTS USED FOR UNDERGROUND CONNECTIONS, INCLUDING T BOLTS, SHALL BE STAINLESS STEEL ALL BOLTS AND FERROUS FITTINGS SHALL BE CLEANED AND THOROUGHLY COATED WITH ASPHALT OR OTHER CORROSION RETARDING MATERIAL AFTER ASSEMBLY AND PRIOR TO THE INSTALLATION OF POLYTUBE. 15. THRUST BLOCKS OR ANOTHER APPROVED METHOD OF THRUST RESTRAINT, SHALL BE PROVIDED WHEREVER PIPE CHANGES DIRECTION. 16. MINIMUM TWO -INCH CLEARANCE SHALL BE PROVIDED WHERE THE PIPE PASSES THOROUGH SLABS OR WALLS. UNDERGROUND SYSTEM SHALL TERMINATE AT THE RISER FLANGE, WHICH SHALL BE LOCATED A MAXIMUM OF 18 INCHES FROM AN EXTERIOR WALL AND 6 INCHES ABOVE THE SLAB. 17. THE FDC SHALL CONTAIN A MINIMUM OF TWO, TWO- AND -ONE -HALF -INCH INLETS. WHEN THE SYSTEM DESIGN DEMAND, INCLUDING THE INTERIOR HOSE STREAM DEMAND OR A STANDPIPE, IS A MINIMUM 500 GPM, FOUR, TWO- AND -ONE -HALF -INCH INLETS SHALL BE PROVIDED. FDC'S SHALL BE PAINTED OSHA SAFETY RED. 18. PIPE RUNNING UNDER A BUILDING OR BUILDING FOUNDATION SHALL BE STAINLESS STEEL AND SHALL NOT CONTAIN MECHANICAL JOINTS. HYDRANT REQUIREMENTS: (ALL HYDRANTS ON -SITE ARE PUBLIC) 19. PRIVATE FIRE HYDRANTS SHALL BE UL LISTED WITH A MINIMUM OF ONE, TWO- AND -ONE- HALF -INCH AND ONE, FOUR -INCH OUTLET. THE FOUR -INCH OUTLET SHALL FACE THE FIRE DEPARTMENT ACCESS ROAD. ALL OUTLETS SHALL BE PROVIDED WITH NATIONAL STANDARD THREADS (NST). PRIVATE HYDRANTS SHALL BE PAINTED OSHA SAFETY RED. 20. FIRE HYDRANT SUPPLY PIPING SHALL BE A MINIMUM OF SIX INCHES IN DIAMETER. THE LOWEST VALVE OPERATING NUT SHALL BE A MINIMUM OF EIGHTEEN INCHES ABOVE GRADE AND THE HYDRANT FLANGE SHALL BE A MINIMUM OF TWO- INCHES ABOVE GRADE. 21. A KEYED GATE VALVE SHALL BE PROVIDED FOR EACH HYDRANT IN AN ACCESSIBLE LOCATION. KEYED GATE VALVES SHALL BE LOCATED WITHIN TEN FEET OF THE HYDRANT IN AN AREA THAT IS UNOBSTRUCTED AND CLEARLY VISIBLE. VALVES SHALL NOT BE LOCATED IN PARKING STALLS. 22. ALL FIRE HYDRANTS SHALL HAVE A "BLUE REFLECTIVE PAVEMENT MARKER" INDICATING THEIR LOCATION PER THE CRY OF NEWPORT BEACH FIRE STANDARDS. PRIVATE HYDRANTS AND MARKERS ARE TO BE MAINTAINED IN GOOD CONDITION BY THE PROPERTY OWNER. ADDITIONAL NOTES: ALARM SYSTEM SHALL BE INSTALLED IN MULTI- FAMILY DWELLINGS THREE OR MORE STORIES IN HEIGHT. A SEPARATE ALARM SYSTEM IS NOT REQUIRED IF THE SPRINKLER SYSTEM IS SUPERVISED AND A LOCAL ALARM IS PROVIDED TO NOTIFY OCCUPANTS. BUILDING SUMMARY: 3 -STORY TYPE V -B OFFICE BUILDING (B OCCUPANCY) 1 -STORY BANK 43,584 TOTAL S.F. NON - COMBUSTIBLE PARKING STRUCTURE TYPE I -A CONSTRUCTION 52,578 TOTAL S.F. '-1D CC & R CONFORMANCE LETTER CONSTRUCTION NOTES VPI- NENUPORT, LLC 50 CONSTRUCT 6" PVC C -900 WATERLINE AND BEDDING PER CITY OF NEWPORT BEACH SIDS. (CL 200) 5190 Campus Drive O Newport Beach, California 92660 51 CONSTRUCT 6' 90' BEND AND THRUST BLOCK PER DETAIL HEREON Sender's Phone: (949) 933 -1689 52 CONSTRUCT 6' 45' BEND AND THRUST BLOCK PER DETAIL HEREON 53 January 27, 2010 CONSTRUCT 6" X 6" X 6" TEE AND THRUST BLOCK PER DETAIL HEREON 54 INSTALL 4 -WAY FIRE DEPARTMENT CONNECTION PER DETAIL Newport Beach Fire Department 55 INSTALL FEBCO 876V DOUBLE CHECK DETECTOR ASSY PER CITY OF NEWPORT BEACH STDS. City of Newport Beach OR APPROVED EQUAL WITH FIRE DEPARTMENT CONNECTION PER DETAIL HEREON. 3300 Newport Blvd. 56 INDICATES RISER LOCATION PROVIDED BY OTHERS. Newport Beach, California 92663 57 PIPE WITHIN 3' OF BUILDING FOUNDATION SHALL BE STAINLESS STEEL. Re: Jamboree Campus Center Development/"Newport Business Plaza" Copy of Approval Stamp 4699 Jamboree Road (APN 445- 151 -09) and 5190 Campus Dnve (APN 445- 151 -08) Newport Beach (WPIff: 2061) To the Newport Beach Fire Department: WPI- Newport, LLC ( "WPr') owns the property at 4699 Jamboree Road (APN 445- 151 -09) and 5190 Campus Drive (APN 445- 151 -08) in Newport Beach ( "Property"). Currently, the Property is comprised of two parcels. In furtherance of the pending General Plan Amendment for the Property (PA2008 -164), the two parcels will be combined into one parcel from which smaller office space parcels will be created via a parcel map for condominium purposes (per the city's recommendation). The entire Property, including all common areas, will be governed by CC &Rs. The governing CC &Rs for the Property will specifically state that WPI and its successors shall be responsible for maintaining all common areas of the Property, which shall include all landscaping, common lighting, all fire access roads and fire lanes, fire alarm systems and control panels, all underground fire protection systems, and all fire sprinkler systems. All systems will be regularly tested and maintained as required by the applicable fire and building codes Please feel free to contact either me at (949) 933 -1689 or David Oatis (Principal/Fire Protection Planner for Firesafe Planning Solutions) at (949) 240 -5911 if you would like any further information. We appreciate your time and attention. -c1 y, eg.. ShockIc cc: John Young (Principal. WPI- Newport. LLC) David Oatis (PrivcipalFire Protection P1az111er for Firesafe Planning Solutions) DESIGNED BY: ARCHITECT: Firesafe Planning Ware Malcomb Solutions 10 EDELMAN 302 N. EL CAMINO REAL, SUITE 200 IRVINE, CA 92618 SAN CLEMENTE, CA 92672 (949) 660 -9128 (949) 863 -1581 FAX (949) 240 -5911 (949) 388 -1367 FAX WWW.WAREMALCOMB.COM W W W.FIRESAFEPLANN ING.COM P EVJ EWE D { L, ;� o too z F-OH FIRE & UFE SAFE IY 1, F`NPORT BEACH FIRE DEPT_ -_. t2e I0,- « cony UNDERGROUND z FIRE PROTECTION PLAN FOR a Newport Business Plaza APN 445 - 151 -08 & 09 m' 4699 JAMBOREE RD., 5190 CAMPUS DR. NEWPORT BEACH, CALIFORNIA z WPI- NEWPORT, LLC a California limited liability company 44 EX SING — iRANSFORMER LIMIT 0 ID' -3" " I M -0' 9' -0' 8_6x8' -6" 9' -0° 9' ;OF B.S., ABOVE _ 1 ELEV. 14' 14L'i 13B 197 12b 135 1a4 15 00 Newport Business Plaza Newport Beach, CA Wt gyp: N c -c o;�a�w x�a a.l s1 f50 C55 G55 ts= BUILDING SETBACK -TYP. SITE INGRESS I EGRESS JAMBOREE ROAD SITE INGRESS/ EGRESS W u— n•_0• TYP. SIDE OBSTRUCTION STALL n SCALE: /B ° =1' -0' „ TYP. STALL n p SCALE: 1 /B ° =1' -0" APPROVED FIRE ACCESS VEHICLE PATH PER H APPROVED FIRE ACCESS PLAN a.z C LANDSCAPE -TYP. 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II I I VATOREL OBBY r POTENTIAL ',YP IR R (PATIO T 513 ROOF AREA 2.5 I R V07- 0075 -01 03 -15 -10 R 0 10' 40' 5' 20' scale: 1" — 10' -0" north WARE MALCOMB Leading Design for Commercial Real Estate integrated service waremalcomb.com across north america WPI- NEWPORT, LLC a California limited liability company Newport Business Plaza I Roof Plan Newport Beach, CA I scheme #4 3.1 I R V07- 0075 -01 03 -16 -10 0 10' 40' 5' 20' scale: 1" — 10' -0" north WARE MALCOMB Leading Design for Commercial Real Estate integrated service waremalcomb.com across north america NOTE. THIS CONCEPTUAL DESIGN PLAN IS BASED UPON A PRELIMINARY REVIEW OF ENTITLEMENT REQUIREMENTS AND ON UNVERIFIED AND POSSIBLY INCOMPLETE SITE INFORMATION, AND IS INTENDED MERELY TO ASSIST IN EXPLORING HOW THE SITE MIGHT BE DEVELOPED. WPI- NEWPORT, LLC a California limited liability company Newport Business Plaza NEWPORT BEACH, CA CONCEPTUAL ELEVATIONS SCHEME 4 4.1 I R V07- 0075 -01 03 -15 -10 0 10' 40' I 5' 20' scale: 1" — 10' -0" WARE MALCOMB Leading Design for Commercial Real Estate integrated service waremalcomb.com across north america CURTAIN WALL SYSTEM ALUMINUM EYEBROW T.O. EYEBROW CANOPY ALUMINUM EYEBROW CANOPY CANOPY 108.50 jI OFFICE -ROOF — 70 VARIES CMOOM STUCCO ALUMINUM RNIEX, IYP. -- EYEBROW CANOPY STUCCO OFFICE LEVEL 90.00 STOREFRONT SYSTEM. _ /—'M­ ISH, FINISH' rw. -- - - T.O. EYEBROW CANOPY - - - 91.83 DECORALVE TUBE STEEL THICKENEC PLASTER FRAMED ARCHITECTURAL ARTCULATONR FEATURE BANK_ROOF1 AreCxITECnreAL - _______ _ __ 83.00 ACCEM REVEAL TYP. — OFFICE - LEVEL 2 - R_ ]6,QN DECOR APVE METAL ftAIDNG� I 6' THICKENED ALUMINUM MULLION STOREFRONT -- S'S ME T9. PS -LEVEL 2 / OFFICE - LEVELI /PLAZA �- 62.00 - - - - - - - -- - - - - - - BANK- LEVEL1-yd,� - - -62.00 7 __ PS-LEVELI x — 52.00 __ _ f 47.50 BASELINE GRAD _________________ _______________________________ _ VEHICULAR ENTRANCE TO - --- -- - - - - - -- - - - " - -"- - _ _ ____ _ __--------- RANDS PYE METAL ___ _ ----------------------------------- - PODIUM AND LOWER LEVEL anmrvc PLAZA PEBesmIAN EXIIEnrvc MONUMEN PARKI ND PARKING STRUCTURE PARKING STRUCTURE ELAZANRE/E FIT SICK BY KOLL COMPANY uETICLE ErvTRnrvcE /ExIT PEOESICE/ ENTRANCE/EXIT BASELINE 47.00 47.00 SMOOTH stucco N.,F .HN ARCHITECTURAL REVEALS VIEW FROM JAMBOREE RD [SOUTH -EAST ELEVATION] NOTE. THIS CONCEPTUAL DESIGN PLAN IS BASED UPON A PRELIMINARY REVIEW OF ENTITLEMENT REQUIREMENTS AND ON UNVERIFIED AND POSSIBLY INCOMPLETE SITE INFORMATION, AND IS INTENDED MERELY TO ASSIST IN EXPLORING HOW THE SITE MIGHT BE DEVELOPED. WPI- NEWPORT, LLC a California limited liability company Newport Business Plaza NEWPORT BEACH, CA CONCEPTUAL ELEVATIONS SCHEME 4 4.1 I R V07- 0075 -01 03 -15 -10 0 10' 40' I 5' 20' scale: 1" — 10' -0" WARE MALCOMB Leading Design for Commercial Real Estate integrated service waremalcomb.com across north america T.O. EYEBRO 91.83 BANK -ROOF 83.00 BANK -LEVEL 62.00 BASELINE GF 47.00 NOTE: THIS CONCEPTUAL DESIGN PLAN IS BASED UPON A PRELIMINARY REVIEW OF ENTITLEMENT REQUIREMENTS AND ON UNVERIFIED AND POSSIBLY INCOMPLETE SITE INFORMATION, AND IS INTENDED MERELY TO ASSIST IN EXPLORING HOW THE SITE MIGHT BE DEVELOPED. WPI- NEWPORT, LLC a California limited liability company JIVIVV III JIVVVV III V IJ1I VIEW FROM CAMPUS OR [NORTH-EAST ELEVATION] WITH ARCHITECTURAL REVEALS Newport Business Plaza NEWPORT BEACH/ CA CONCEPTUAL ELEVATIONS SCHEME 4 4.2 IRV07- 0075 -01 03 -15 -10 0 10' 5' 201 EYEBROW CANOPY 108.50 OFFICE -ROOF VARIES OFFICE -LEVEL 3 90.00 OFFICE -LEVEL 2 76.00 'S -LEVEL 2 / OFFICE - LEVEL 1/ PLAZA 62.00 Ilk PS -LEVEL 0 47.50 \ BASELINE GRADE 47.00 scale: 1" = 10' -011 we] WARE MALCOMB Leading Design for Commercial Real Estate integrated service I waremalcomb.com across north america NOTE. THIS CONCEPTUAL DESIGN PLAN IS BASED UPON A PRELIMINARY REVIEW OF ENTITLEMENT REQUIREMENTS AND ON UNVERIFIED AND POSSIBLY INCOMPLETE SITE INFORMATION, AND IS INTENDED MERELY TO ASSIST IN EXPLORING HOW THE SITE MIGHT BE DEVELOPED. WPI- NEWPORT, LLC a California limited liability company VIEW FROM COURTHOUSE [SOUTH -WEST ELEVATION] Newport Business Plaza NEWPORT BEACH, CA CONCEPTUAL ELEVATIONS SCHEME 4 4.3 I R V07- 0075 -01 03 -15 -10 BROW CANOPY 106.50 OFFICE -ROOF VARIES IFFICE- LEVEL3 , 90.00 IFFICE - LEVER 6.7 66-4C 1 /EL 2 / OFFICE - LEVEL I /PLAZA b 62.00 GRADEY 52.00 PS -LE 7.6 4 q Y 47.50 SELINE GRADE i'* 47.00. 0 10' 40' I 5' 20' scale: 1" — 10' -0" WARE MALCOMB Leading Design for Commercial Real Estate integrated service waremalcomb.com across north america NOTE. THIS CONCEPTUAL DESIGN PLAN IS BASED UPON A PRELIMINARY REVIEW OF ENTITLEMENT REQUIREMENTS AND ON UNVERIFIED AND POSSIBLY INCOMPLETE SITE INFORMATION, AND IS INTENDED MERELY TO ASSIST IN EXPLORING HOW THE SITE MIGHT BE DEVELOPED. WPI- NEWPORT, LLC a California limited liability company wTiaV uiciil¢cnani'. REVEALS NORTH -WEST ELEVATION Newport Business Plaza NEWPORT BEACH, CA CONCEPTUAL ELEVATIONS SCHEME 4 4.4 I R V07- 0075 -01 03 -15 -10 T.0_ EYE - CANOPY 6 � 108.50 OFFICE-ROOF VARIES IN — OFFICE - LEVELS ,—Jk 90.00 l' OFFICE- LEVEL2 -------- - - - - -- 76.00 PS -LEVEL 2 / OFFICE - LEVELI /PLAZA , 62.0.00 7 GRADE 52.00 � ---- - - - -�_ _ GRADE i%� 47.50 q BASELINE GRADE 47.00 0 10' 40' I 5' 20' scale: 1" — 10' -0" WARE MALCOMB Leading Design for Commercial Real Estate integrated service waremalcomb.com across north america T.O. PARAPET 109.00 OFFICE -ROOF 1110'—VARIES_ —_ —_ OFFICE -LEVEL 3 OFFICE-LEVEL 5 E 2 IJF PS -LEVEL 21 OFFICE- LEVELIIPLAZA _—_—_—_—_—_—_—_—_—_—_—_— — — — — — — — — — — — 0 i e - 7 FIDFFICE LEASE SPACE OFFICE LEASE SPACE OFI-ICE LEASE SPACE �- 62 00 JAMBOREE ENTRY 152.00 ORIG. ELEVATION ` 47.00 SPEED RAMP UP PARKING - '4 CROSS SECTION A -A T.O. 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WERAS WARE MALCOMB Leading Design for Commercial Real Estate integrated service waremalcomb.com across north america STATISTICS aempmn symm AN I.muwn nrymin rme } + m ese one wA srn NOTE: THIS CONCEPTUAL DESIGN PLAN IS BASED UPON A PRELIMINARY REVIEW OF ENTITLEMENT REQUIREMENTS AND ON UNVERIFIED AND POSSIBLY INCOMPLETE SITE INFORMATION, AND IS INTENDED MERELY TO ASSIST IN EXPLORING HOW THE SITE MIGHT BE DEVELOPED. 0 20 80 O — 10' 40' scale: 1" — 20' -0" north E1.2 IRV07- 0075 -01 06 -19 -09 pso DESIGN ROUPG CONSULTING ENGINEERS INC. 7901 Cowan #230 A 92614 Ph 949.2539630 F- 949,253 Job p O8 -1I6 PM: V. WERAS WARE MALCOMB Leading Design for Commercial Real Estate integrated service waremalcomb.com across north america w_ %;�1� • 9 // I I I I I I I I I I I I e m m m 1n 1a m 1 1a m u 1a 1a 1a 11 a 1. m m 9t m !e 9e L Y 1. 1 Y Y m Y Y m f la Y ti M t. FE. to m Y tai W m Y Y m �m m Y Y Y Y Y Y m m m\ Y Y Y Y m m J A M B 0 F E E R 0 A D Jamboree and Campus Center Newport Beach, CA IST LEVEL PARKING STRUCTURE PHOTOMETRIC PLAN scheme: 4 W � I V / Q I I I I E1.3 IRV07- 0075 -01 06 -19 -09 LUMINA RESCHEDULE ermea wr o•�+m x"ro.. .msm. Wm � .m AL.vA9n Ap. A a �nr9is� asG�'' i .�. P A9vsmwss 449 u.72 1. uwafE s` 4 ti Y m W W Y 4 1a n Ta W 4 W W Y W El3 ' SL. n11. 9ikume 9WWP5 9url,.lm 93W3 PR IIO 19 W Y L W W 9a Y! _ W I�W u 3 S TRY OFFICE -A x5a4. s.loiN W W� W W W \� W W W 4 W W\ W \a�m W Se W W '9e m�m Y W m Y to W to to W Y Y Y L m W Y W W W W W W W \e W W W \i W W L 1 1 is JL 4 Y Y W W W W to /N_ A W ?r r W Y 4 Y 1� J A M B 0 F E E R 0 A D Jamboree and Campus Center Newport Beach, CA IST LEVEL PARKING STRUCTURE PHOTOMETRIC PLAN scheme: 4 W � I V / Q I I I I E1.3 IRV07- 0075 -01 06 -19 -09 LUMINA RESCHEDULE ermea wr o•�+m x"ro.. .msm. Wm � .m AL.vA9n Ap. A a �nr9is� asG�'' i .�. P A9vsmwss 449 u.72 1. uwafE s` El3 ' SL. n11. 9ikume 9WWP5 9url,.lm 93W3 PR IIO 19 STATISTICS Guvpkn 9Y Prp Mu AL.vA9n Ap. eIDnRi f.iR ].5k Oele f14 9SI pm DESIGN RGUPG CGNS uNGENGINEERSINC. i 71W CPW g2COW 3R A 92614 Ph 949.2539630 F- 949,253 162 Job p 08 -1I6 PM: V. WER 9 NOTE: THIS CONCEPTUAL DESIGN PLAN IS BASED UPON A PRELIMINARY REVIEW OF ENTITLEMENT REQUIREMENTS AND ON UNVERIFIED AND POSSIBLY INCOMPLETE SITE INFORMATION, AND IS INTENDED MERELY TO ASSIST IN EXPLORING HOW THE SITE MIGHT BE DEVELOPED. 0 20 80 O 10' 40' scale: 1" — 20' -0" north WARE MALCOMB Leading Design for Commercial Real Estate integrated Service wmemalcomb.com across north america WPI- NEWPORT, LLC a California limited liability company Newport Business Plaza Newport Beach, CA Grade Level Concept Grading Plan scheme: I I / W D N I a Q v C1.0 4 I RV07- 0075 -01 4 -01 -10 PLAN SPECIFIC NOTES O1 STORM DRAIN INLET (KRISTAR FILTER INLETS) O2 PARKWAY CULVERT O3 TRENCH DRAIN O4 RETAINING WALL, HEIGHT AS NOTED ON PLAN O5 PROPOSED BIOSWALE, MIN SLOPE 0.5% OPROPOSED TRASH ENCLOSURE O7 PROPOSED TRANSFORMER OPROPOSED COMMERCIAL DRIVEWAY APPROACH TYPE I PER CITY STANDARD DRAWING NO. STD - 160 —L —A OPROPOSED COMMERCIAL DRIVEWAY APPROACH TYPE I PER CITY STANDARD DRAWING NO. STD - 160 —L —A (MODIFIED 4" CURB —FACE) GRAPHIC SCALE 20 0 10 20 40 ( IN FEET ) 1 inch = 20 ft. WARE MALC MB Leading Design for Commercial Real Estate integrated service across north america i / / / / / / / / / C1.0 4 I RV07- 0075 -01 4 -01 -10 PLAN SPECIFIC NOTES O1 STORM DRAIN INLET (KRISTAR FILTER INLETS) O2 PARKWAY CULVERT O3 TRENCH DRAIN O4 RETAINING WALL, HEIGHT AS NOTED ON PLAN O5 PROPOSED BIOSWALE, MIN SLOPE 0.5% OPROPOSED TRASH ENCLOSURE O7 PROPOSED TRANSFORMER OPROPOSED COMMERCIAL DRIVEWAY APPROACH TYPE I PER CITY STANDARD DRAWING NO. STD - 160 —L —A OPROPOSED COMMERCIAL DRIVEWAY APPROACH TYPE I PER CITY STANDARD DRAWING NO. STD - 160 —L —A (MODIFIED 4" CURB —FACE) GRAPHIC SCALE 20 0 10 20 40 ( IN FEET ) 1 inch = 20 ft. WARE MALC MB Leading Design for Commercial Real Estate integrated service across north america WPI- NEWPORT, LLC a California limited liability company Newport Business Plaza Newport Beach, CA W > D 0 1 M M Q Cj I I I 1 / 1 i / W > D 0 1 M M Q Cj BMP SITEPLAN C2.0 scheme: 4 I RV07- 0075 -01 03 -19 -10 PLAN SPECIFIC NOTES STORM DRAIN INLET (KRISTAR FILTER INLETS) PARKWAY CULVERT FLOGARD LO PRO TRENCH DRAIN WITH FILTER INSERT RETAINING WALL, HEIGHT AS NOTED ON PLAN PROPOSED BIOSWALE, MIN SLOPE 0.5% PROPOSED TRASH ENCLOSURE PROPOSED TRANSFORMER FLOGARD DOWNSPOUT FILTER ASSEMBLY GRAPHIC SCALE 20 0 10 20 40 ( IN FEET ) 1 inch = 20 ft. WARE M A L C O M Leading Design for Commercial Real Estate integrated service I waremalcomb.com across north america i / / / / / / / / / BMP SITEPLAN C2.0 scheme: 4 I RV07- 0075 -01 03 -19 -10 PLAN SPECIFIC NOTES STORM DRAIN INLET (KRISTAR FILTER INLETS) PARKWAY CULVERT FLOGARD LO PRO TRENCH DRAIN WITH FILTER INSERT RETAINING WALL, HEIGHT AS NOTED ON PLAN PROPOSED BIOSWALE, MIN SLOPE 0.5% PROPOSED TRASH ENCLOSURE PROPOSED TRANSFORMER FLOGARD DOWNSPOUT FILTER ASSEMBLY GRAPHIC SCALE 20 0 10 20 40 ( IN FEET ) 1 inch = 20 ft. WARE M A L C O M Leading Design for Commercial Real Estate integrated service I waremalcomb.com across north america JUNIOR LEAGUE OF ORANGE APN 445 - 151 -06 Sa0'bPb "�V WPI- NEWPORT, LLC a California limited liability company GEOY JONES & MC APN 445 - 151 -05 Newport Business Plaza Newport Beach, CA II &91' CONCEPTUAL UTILITY PLAN GRAPHIC SCALE I ® A N W YT ) 1 n�ch -2D Il C3.0 IRV07- 0075 -02 7 -28 -10 LEGEND EXISTING PROPOSED - - - - - -- PROPERTY LINE - - - - - -- EASEMENT CURB & GUTTER O MANHOLE 0° SEWER CLEAN -OUT e ®QO® RETAINING WALL ROOF DRAIN F ELECTRICAL E fG FIBER OP ➢C PO G GAS G i IRRIGATION I sr SANITARY SEWER Ss TELEPHONE i ' WATER w D INLET < FLARED END GEDULD TEE [ PLUG [ ® THRUST BLOCK Q, CLEANOUT .0 WATER VAL E 0 A FIRE HYDRANT Ak ® WATER METER 0 IRRIGATOI CONTROL C. LIGHT POLE fJ 1 POWER POLE j1 M TELEPHONE PEDESTAL FDC (FIRE DEPARTMENT CONNECTON) } ON (POST INDICATOR VALVE) ODCA (DOUBLE DETECTOR CHECK ASSEMBLY) �> EX EXISTING PR PROPOSE. AGO SEWERCLEANO.i SMH SEWER MANHOLE DOMH STORM DRAIN MANHOLE FH FIRE HYDRANT CB CATCH BASIN FIX POST INDICATOR VALVE E.0 FIRE DEPARTMENT CONNECTION PROP PROPOSED PL PROPERTY LINE POC POINTOF CONNECTION NOTE: THIS CONCEPTUAL DESIGN PLAN IS BASED UPON A PRELIMINARY REVIEW OF ENTITLEMENT REQUIREMENTS AND ON UNVERIFIED AND POSSIBLY INCOMPLETE SITE INFORMATION, AND IS INTENDED MERELY TO ASSIST IN EXPLORING HOW THE SITE MIGHT BE DEVELOPED. WARE MALCOMB Leading Design for Commercial Real Estate integrated service waremalcomb.com across north america LEGEND 11 A. P. ANGLE POINT BFV BACK FLOW VALVE 1&_ BREAK CB vv CATCH BASIN -- --- CENTER LINE 25,340 CENTER LINE -x -x -x -CHAIN LINK FENCE D CONCREIE PAVEMENT FD OO FOUND MONUMENT D. 1. DRAIN INLET EC ELECTRIC CABINET FPS ELECTRIC PULL BOX TO TOP OF CURB ROL POINT ON LINE G STAfS HANDICAP PARKING PROPERTY LINE CATV CABLE TV BOX BRICK/REIAINING/BLOCK WALL 0 G . GUARD POST - Z EDGE OF PAVEMENT SQ.FT. SQUARE FEET ©sco SANITARY CLEAN OUT TE TRASH ENCLOSURE TIE TRANSFORMER (AF) ANGLE POINT TREE SIGN WM WATER METER PIV POST INDICATED VALVE WV WATER VALVE FF FINISH FLOOR FL FLOW LINE FS FINISH SURFACE NG NATURAL GROUND ON TOP OF OVERHANG TOP TOP OF STRUCTURE m ELECTRIC METER FIRE DEPARTMENT CONNECTI( C01 FIRE HYDRANT FLAG POLE POWER POLE 0====CO STREET LIGHT �- POWER POLE .1 STREET SIGN O ELECTRIC MANHOLE SEWER MANHOLE m WATER VALVE SS SANITARY SEWER - - - - - - - - - - - - - - - - - / IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA TENTH T /VE PARCEL MAP NO. 2070 -707 FOR COMMERCIAL CONDOMINIUM PURPOSES 50 95T USE SO. FT. 67.78 OP PARKING AREA 56.450 73.39 % PODIUM PARKING AREA 25,340 32.94 % BUILDING AREA �(�� 23.09 % SECOND BUILDING AREA 20,020 26.03 % THIRD BUILDING AREA 13,850 18.00 % FOURTH 48.71 TC .- PARKP G STAfS 50.3�5 X/N 5 .87 G 4J�J711 1FIN G STALL` �50.28F �� l50. ff ���49.89TC / S4TC +8.51 BEING A SUBDIVISION OF PARCELS 1 AND 2 OF PARCEL MAP, AS PER MAP FILED IN BOOK 142, PAGES 18 AND 19 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. ARMANDO D. DUPONT LS 7780 NOVEMBER, 2009 CALVADA SURVEYING, INC. 46.87 45.189 I COT 3 281.41 SEE DETAIL 'A" GENERAL NOTES 1. ASSESSOR'S PARCEL NOS.: 445 - 151 -08 & 445 - 151 -09 2. THE PROPERTY SHOWN HEREIN CONTAINS THE ENTIRE CONTIGUOUS OWNERSHIP. 3. TOTAL GROSS AREA = 1.766 AC. 76,920 SQ. FT. 4. ALL SITE WILL BE DEMOLISHED ENTIRELY. 5. PROPOSED 5 LEVEL BUILDING WITH 10 COMMERCIAL CONDOMINIUM. 6. PROPOSED 207 PARKING STALLS, 7 HANDICAP, TOTAL 214 PARKING STALLS. 7. LOT DIMENSIONS SHOWN HEREIN ARE APPROXIMATE. 9. THIS MAP IS COMPILED FROM RECORD INFORMATION ONLY AND IS NOT TO BE USED AS A BOUNDARY SURVEY. 10. FLOOD ZONE: "X ", COMMUNITY PANEL 06059CO28611 DATED FEBRUARY 18, 2004. 11, MINIMUM SETBACKS: AS A GENERAL GUIDELINE, THE PROPERTY LINE SEBACK FROM THE EDGE OF A BLUFF SHOULD BE LOCATED NO CLOSER TO THE EDGE OF THE BLUFF THAN THE POINT AT WHICH THE TOP OF THE BLUFF IS INTERSECTED BY A LINE DRAWN FROM THE SOLID TOE OF THE BLUFF AT AN ANGLE 0' F 26.6 DEGREES TO THE HORIZONTAL. A GREATER SETBACK DISTANCE SHALL BE REQUIRED WHERE WARRANTED BY GEOLOGICAL OR GROUNDWATER CONDITIONS, BUT IN NO CASE SHALL A PROPETY LINE BE LOCATED CLOSER THAN 40 FEET TO THE EDGE OF A BLUFF. IN ADDITION, NO PART OF A PROPOSED DEVELOPMENT SHALL BE LOCATED CLOSER THAN 20 FEET TO THE BLUFFSIDE PROPERTY LINE. THIS REQUIRED BUILDING SETBACK MAY BE INCREASED OR DECREASED BY THE PLANNING COMMISION IN THE REVIEW OF A PROPOSED SITE PLAN CONSISTENT WITH THE PURPOSES OF THIS SECTION. BENCH MARK ELEVATIONS SHOWN HEREON ARE BASED UPON ORANGE COUNTY BENCH MARK MONUMENT No. 3S- 34 -77, ELEVATION 45.592 FEET (NAVD 88). LOCATED AT THE WEST SIDE OF MocARTHUR BOULEVARD, 362.00 FEET NORTH OF NEWPORT PLACE DRIVE, WHICH IS NAMED VON KARMAN ON EAST SIDE OF MOCARTHUR, 49.6 FEET NORTH OF A STREET STANDARD 65.5 FEET SOUTH OF THE SOUTHEAST CORNER OF A 3.5 FEET HIGH BLOCK WALL AROUND THE MocARHTUR BOULEVARD PUMP STATION OF THE COUNTY SANITATION DISTRICT, SET AT THE NORTHEAST CORNER OF 4,5 FEET BY 8.4 FEET CONCRETE CATCH BASIN. UTILITY PURVEYORS LA L N ��'r `��-y(� III / g w&OILUING AN&LL WATER IRVINE RANCH WATER DISTRICT 320" (SW) 15600 SAND CANYON AVE. IRVINE, CA 92618 53.16FS - - (949) 453 -5300 N4 34 "02 c 4.00' / / b V@�i� - - - - - 5263FS / �-� / * 55.46NC 50'3fiF > t SEWER CITY OF NEWPORT BEACH 'm %�' - - --- / 3300 NEWPORT BOULEVAR x 53.51 FS x53.30PS 93.261C \ 1� 49 70T NEWPORT BEACH, CA 92663 / F- R 89 0- 49.071 (949) 644 -3011 PROPOSED / 53.04NG ,� ` 49.19 IP CHROME PUBLIC \\ / 1o6.62rOP pC r FIRE HYDRANT / F -' - - 56.00N ELECTRIC SOUTHERN CALIFORNIA EDISON COMPANY / 74.62TOP:y�.• P.O. BOX 800 BLOCK WALL (ANGLE) / 59 -33, S ' `� �, � �% � � ROSEMEAD, CA 91770 ¢1' (W) / l0 (aoo) 6ss -4sss 6222TOP 5139FS - w 53.84NC x 54.1213 " % COMPANY 54.09TC / GAS SOUTHERN CALIFORNIA GAS , 54.62TC 5 04TC i 64.28TOP STORAGE 3i 50.6 / 70 53.fi8LIP 14.22F$ 54.1 FS _ - .,4.24 , ,,,1� ; �,., / /� jc,3:gAFy //� �'`°� �° 4$ SAN DIMAS, CA 91773 P.O. BOX 3150 ` - 4 -- - -. - 4.26NG ' 54.36NG BFV eM 59. 6N 58.891W y9.18TW /,f \ 5fY.66FS x �0\.c /i` // A ( ) 427- I 54.0'1 112 ES - 58 -36 5 OP RHANG �l / .64NG 6`� ) 9 800 2200 ® 56.9( x / p `s I TELEPHONE AT & T ccpp 49 -85LP c., x ® C X19. LIP 5385NG 5L.6011 ® 0.6415 LIP _ 155 �Z 990HP �� ILI f c� P.O. BOX 60017 110.36TOP � x 54.40NG .76NG 5i 990H 100 22TOP 5 .46NG - jj (`8'.}C� -/�f . �- ° 49 66 50.3.LIP LOS ANGELES, CA 90060 55KONG - - - - Lr �° -i - - - - - - 0..6.36 �_� 54ZNC rg _ 11111�� �� �o 49�96LIP (800) 241 -3000 0 �_5 _ rte_ _�_ m -'E (UNKLVO�✓N)� -- - I _ �1� _��� CABLE COX CABLE 3U G Y'l 5 P C S 6FS - - - - -- - - - -�� 50.28TC G' • � •' z 38 1s.. • -x--.: 5 .RRTIw ' 1 -- 5� � �--HV � / Y 29947 AVENIDA DE LAS BANDERAS k -o ate: v� r5 49.651E x n- D - T1 2. 6 > 49.77LI, RANCHO SANTA MARGARITA, CA 92688 53.1`5 • _° • :. ° _ .5., DFS7 5308rS., - 7n _ _ 1 D D�� --� .n 5 EC {G Z-- o .. SIDEWALK`.F _Ixzr°e -_ :. -DNm - •e ° °� 5.2�59FS ��-� _'L� 50 aki lP. 1 (949) 240 -1212 52.06NG 52.03NG m-� �J '�f 152, 4FS �JJ �,1.66FS oc I f1'XF235FS o S E x- �J�,,,y ^ 1.1 54038126('- �223.9451- E4rS�- 5L48NG oA 514n eao'" - F__ F C 51. -4TE C rb�l n - O ` CHI Vt WAY -_ W WW w W W51 -4915 C*� W _W_- WUU - -S� _RT -G� W 53 -32IVG � W_ W W -� W -� -� "c' � -\� - W - -�- 50?94N� � W .�' ✓ -�� -� -�- W � i_' w w u �F, w w w W W W W W w �� 50.84LIP d 7 T- 31.74E T -- T T 2 z �- 15.237 ti - - -- 7'�- T ti ti �� �,- T C 51.6 NG T -z - T Jz -� 2 2T 50.93E P 50.58E P 51 46FS ��99 C� - 51.11FS to 5 o ti ti S- a Z 2 W W 2 m °' o S 2 �. - E- 50. 0.19 O of �� �� I NI �I 2 20 GRAPHIC SCALE 10 20 40 ( IN PELT) 1 inch = 20 1L. 80 LEGAL DESCRIPTION THE LAND REFERRED TO IN THIS COMMITMENT IS SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: PARCELS 1 AND 2 OF PARCEL MAP, AS PER MAP FILED IN BOOK 142, PAGES 18 AND 19 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. EXCEPT ALL OIL, GAS, HYDROCARBONS AND OTHER MINERALS OF EVERY KIND AND NATURE BELOW A DEPTH OF FIVE HUNDRED (500) FEET BENEATH THE SURFACE OF THE ABOVE 'DESCRIBED PROPERTY, WITHOUT THE RIGHT OF SURFACE ENTRY, AS RESERVED IN THE DEED FROM NOLL CENTER NEWPORT, A CALIFORNIA PARTNERSHIP, RECORDED MAY 17, 1974 IN BOOK 11146, PAGE 1342, OFFICIAL RECORDS. NOTES CORRESPONDING TO SCHEDULE B ITEMS BASED UPON TITLE REPORT No. NCS- 360477 -LA2, DATED JULY 01, 2008 AND PREPARED BY FIRST AMERICAN TITLE INSURANCE COMPANY. O A PERPETUAL AIR OR FLIGHT EASEMENT. SOMETIME REFERRED TO AS AVIGATION RIGHTS, IN AND TO ALL THE AIR SPACE ABOVE SAID LAND FOR USE BY AIRCRAFT, PRESENT OR FUTURE, FROM OR TO THE ORANGE COUNTY AIRPORT, SAID EASEMENTS AND RIGHTS BEING MORE PARTICULARLY DESCRIBED AND DEFINED IN AND GRANTED TO ILE COUNTY OF ORANGE BY DEED RECORDED MARCH 17, 1964 IN BOOK 6965, PAGE 721, OFFICIAL RECORDS. (BLANKET IN NATURE) O ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO JAMBOREE ROAD, RELINQUISHED BY THE DEDICATION PROVISIONS OF THE MAP OF TRACT 7953 FILED OR RECORDED IN BOOK 310, PAGE(S) 7 TO 11 OF MISCELLANEOUS MAPS (PLOTTED HEREON) COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS IN THE DOCUMENT RECORDED IN BOOK 10413, PAGE 569 OF OFFICIAL RECORDS (NOT PLOTTED, DOCUMENT ILLEGIBLE) © COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS IN THE DOCUMENT RECORDED, IN BOOK 10811, PAGE 683 OF OFFICIAL RECORDS (BLANKET IN NATURE, EXCEPT BUILDING AND PARKING AREAS) (7 AN EASEMENT FOR EITHER OR BOTH POLE LINES, CONDUITS AND INCIDENTAL PURPOSES, RECORDED IN BOOK 11074, PAGE 182 OF OFFICIAL RECORDS (PLOTTED HEREON) ® AN EASEMENT FOR INSTALLATION, USE AND MAINTENANCE OF A LANDSCAPE COMMON AREA BERM AND MEANDERING SIDEWALK AND BICYCLE TRAIL INCLUDING THE RIGHT TO DEDICATE SAID MEANDERING SIDEWALK AND BICYCLE TRAIL AND PUBLIC USE AND INCIDENTAL PURPOSES, RECORDED IN BOOK 11289, PAGE 916 OF OFFICIAL RECORDS (PLOTTED HEREON) AN EASEMENT SHOWN OR DEDICATED ON THE MAP FILED OR RECORDED APRIL 12, 1974 IN BOOK 60, PAGE 17 OF PARCEL MAPS FOR: BICYCLE AND PEDESTRIAN ACCESS PURPOSES AND INCIDENTAL PURPOSES (PLOTTED HEREON) �p AN EASEMENT IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY, A CORPORATION FOR WIRES, UNDERGROUND CONDUITS, CABLES, VAULTS, MANHOLES, HANDHOLES, INCLUDING ABOVE- GROUND ENCLOSURES, MARKERS, CONCRETE PADS, OTHER APPURTENANT FIXTURES AND INCIDENTAL PURPOSES, RECORDED JUNE 22, 1976 IN BOOK 11782, PAGE 1814 OF OFFICIAL RECORDS (PLOTTED HEREON) 11 COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, ASSESSMENTS, LIENS, CHARGES, TERMS AND PROVISIONS IN THE DOCUMENT RECORDED MAY 21, 1980 IN BOOK 13612, PAGE 1583 OF OFFICIAL RECORDS PARKING EASEMENT- BLANKET OVER EXISTING PARKING AREAS & DRIVEWAYS WITHIN THE COMMON AREA PEDESTRIAN PARKING- BLANKET OVER EXISTING WALKWAYS & PARKING AREAS WITHIN THE COMMON AREA UTILITY EASEMENT- BLANKET OVER COMMON AREAS Underground Service Alert Call: TOI L FREF 1 -800 227 -2600 TWO WORKING DAYS BEFORE YOU DIG VICINITY MAP TiHE TI -IOMAS GUIDE 2009, ORANGE COUNTY PAGE 859, G -7, E -3. LAND USE INFORMATION EXISTING ZONING = PC -15 (PLANNED COMMUNITY DISTRICT) EXISTING LAND USE - MIXED USE PROPOSED LAND USE - COMMERCIAL CONDOMINIUM LEVEL USE SO. FT. % OF LOT GRADE PARKING AREA 56.450 73.39 % PODIUM PARKING AREA 25,340 32.94 % BUILDING AREA 17,760 23.09 % SECOND BUILDING AREA 20,020 26.03 % THIRD BUILDING AREA 13,850 18.00 % FOURTH BUILDING AREA 13.850 18.00 % PARKING 207 STALLS HANDICAP 7 STALLS TOTAL 214 STALLS EARTHWORK QUANTITIES: AREA CUT: FILL: RAW 5,378 2.288 EXPORT 3,090 EXPORT LOCATION = TO BE DETERMINED BASIS OF BEARINGS THE BEARINGS SHOWN HEREON ARE BASED UPON THE CENTER LINE OF CAMPUS DRIVE, BEING SOUTH 49 °19'34" EAST AS SHOWN IN TRACT MAP No. 7953, RECORDED IN MICELI_ANEOUS MAP BOOK 310 PAGES 7-11, IN THE OFFICE OF THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA. E a 3 74' 54 I EXISTING STREET SECTION CAMPUS DRIVE N. T. S. I 40' EXISTING STREET SECTION JAMBOREE ROAD N.T.S. 5 60' IT I I 0 0 `o 0 IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA. TENTA T1 VE PARCEL MAP NO. 2010 -101 FOR COMMERCIAL CONDOMINIUM PURPOSES BEING A SUBDIVISION OF PARCELS 1 AND 2 OF PARCEL MAP, AS PER MAP FILED IN BOOK 142, PAGES 18 AND 19 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. CALVADA SURVEYING, INC. OCTOBER, 2009 197' -0° w 9' -0„ 8' -6 „- - - - - - - - - - IYP. 158 159 160 161 162 163 164 165 166 167 168 169 170 171 17; T ; S 157 ~ w 4' -0” 3' -0" 26' -0" 17' -0' 18' -0" 14' -0" 17' -0" 26' -0" 155 O 0 210 191 154 153 211 209 192 212 1 152 93 213 208 151 194 214 � 207 150 195 215 196 149 C 206 216 148 4 197 t I } t r 217 205 147 o ELEV. 0 218 O 146 62.00 1 204 PARCEL / 203 I I 174 _1,7,5 176 177 W 17'F- 0' 181 182 183 184 185 186 187 188 189 1 W 16' -10" 18' -0 -R4RN 1 1779 1$0_ U11 W— w 83' PROPOSED VEHICLE ACCESS EASEMENT 3 -STORY OFFICE -A 8,456 SF FP 24,782 GROSS SF TOTAL 23,242 NET SF TOTAL II I I L LLL I rI �I II I 5' WIDE _ WALKABLE SURFACE -I DRIVE APRON 3 � I I � I I �I w w w- n —i ® ® ® ® LOBBY 3 ' -0" I C,I- �( n \ 202 01 j 00 99 j 98 v J 31C CLE AND HC HC HC HC ��A PIEDEST IAN AC ES EASEME E w f'L ZA 2 ,I FE I — LLJ 1-1 LLJ U iLi Nj EXIT PASSAGE h 0 86' \Q9� BELOW PLAZA LEVEL L I - — - -- _� rl LOBBY 1 -STORY BANK I 1 -STORY -_ -- _ 4,003 SF 3 -STORY OFFICE -B 3,434 NETSIF w U 2 5,948 SF FP co W PROPOSED _ 17,259 GROSS SF TOTAL 6 CHROME PUBLIC 15,970 NET SF TOTAL O o ` FIRE HYDRANT '77 93' L � � I iio �9 _w � cr) 1 0 o Q o _z aa_ Q - - - - - - _ --- __ - - - - - _—_— �_ _ — – -- - - - - -- - U U. l NOWN) o �•�m E E ` -- E– – S40 38'26 "W 223 + Fo FO— FO sF� _ 10 FO Eo I Fo C — F o -o_Fo Fo o �E z c — F 6 Fo c — = F� s� w e w e c w c w G I c w w ww -z -i w w w w w w- - w w o w w w w w w CD W w w w �� w I— Z Cn T T— T T T T T T T Q jzi�r z -w T T T T C) << C)0w —E J A M B O R E E R 0 A D PROPOSED PLAN co it I I� II III T cn I I I I � Underground Service Alert Il Call: TOLL 1 =REE 1 -800 227 -2600 TWO WORKING DAYS 6LFORE YOU DIG 405 = V131akcr a sf VICINITY MAP Sunflower Ave �a ee of St J�F Unluersity Dr m a THE THOMAS GUIDE 2009, ORANGE COUNTY PAGE 859, G -7, E -3. GRAPHIC SCALE 20 0 10 20 40 ( IN FEET ) 1 inch = 20 ft. 80 a a s 30' -0" PROPOSED VEHICLE ACCESS EASEMENT( PROPOSED „ BBC 04 -WAY FDC- w W_ PROPOSED a CHREOME LI P FIRHYDR T SS �. PROPOSED (Wx . �xx 6" C -900 CL 200 DOMESTIC WATER I W �,°�- ?x x 7x DRIVE APRON � I �IJ II I I L LLL I rI �I II I 5' WIDE _ WALKABLE SURFACE -I DRIVE APRON 3 � I I � I I �I w w w- n —i ® ® ® ® LOBBY 3 ' -0" I C,I- �( n \ 202 01 j 00 99 j 98 v J 31C CLE AND HC HC HC HC ��A PIEDEST IAN AC ES EASEME E w f'L ZA 2 ,I FE I — LLJ 1-1 LLJ U iLi Nj EXIT PASSAGE h 0 86' \Q9� BELOW PLAZA LEVEL L I - — - -- _� rl LOBBY 1 -STORY BANK I 1 -STORY -_ -- _ 4,003 SF 3 -STORY OFFICE -B 3,434 NETSIF w U 2 5,948 SF FP co W PROPOSED _ 17,259 GROSS SF TOTAL 6 CHROME PUBLIC 15,970 NET SF TOTAL O o ` FIRE HYDRANT '77 93' L � � I iio �9 _w � cr) 1 0 o Q o _z aa_ Q - - - - - - _ --- __ - - - - - _—_— �_ _ — – -- - - - - -- - U U. l NOWN) o �•�m E E ` -- E– – S40 38'26 "W 223 + Fo FO— FO sF� _ 10 FO Eo I Fo C — F o -o_Fo Fo o �E z c — F 6 Fo c — = F� s� w e w e c w c w G I c w w ww -z -i w w w w w w- - w w o w w w w w w CD W w w w �� w I— Z Cn T T— T T T T T T T Q jzi�r z -w T T T T C) << C)0w —E J A M B O R E E R 0 A D PROPOSED PLAN co it I I� II III T cn I I I I � Underground Service Alert Il Call: TOLL 1 =REE 1 -800 227 -2600 TWO WORKING DAYS 6LFORE YOU DIG 405 = V131akcr a sf VICINITY MAP Sunflower Ave �a ee of St J�F Unluersity Dr m a THE THOMAS GUIDE 2009, ORANGE COUNTY PAGE 859, G -7, E -3. GRAPHIC SCALE 20 0 10 20 40 ( IN FEET ) 1 inch = 20 ft. 80 a a s 0 Na O LINE 3 CD CDL n 0 v Z CD O W CD n C7 10, 1 Z m O r r C7 Z CD O 00 En =� CD U) U) N w c n n O 3 CD CD cn CD CD O O M --4 N O CO O N --4 O O O Q m zA <m m <S r oO 0 0 �• CD m D Co r iU l� Cn 0 W DC m Q LO 2 Q X C Or D D z 2 mm O ° m m(mn Tm zw Q z t4 r �O m N nn �n ➢CiDJ << M D (D v z 0 m T ` /^ D = 0 m z Q A O r m D- =m m C CD y v CD A C7 �. 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J J OFFICE -ROOF VARIES OFFICE -LEVEL 3 90.00- - OFFICE -LEVEL 2 76.00 PS -LEVEL 2 /OFFICE - LEVEL 11 PLAZA 62.00 - - - - - PS LEVEL 1 52.00 - - - - - PS- _LEVEL 0 - 47.50 BASELINE GRADE 47.00 NOTE: THIS CONCEPTUAL DESIGN PLAN IS BASED UPON A PRELIMINARY REVIEW OF ENTITLEMENT REQUIREMENTS AND ON UNVERIFIED AND POSSIBLY INCOMPLETE SITE INFORMATION, AND IS INTENDED MERELY TO ASSIST IN EXPLORING HOW THE SITE MIGHT BE DEVELOPED. BANK -ROOF 83.00 BANK -LEVEL 62.00 VIEW FROM ,JAMBOREE RD [SOUTH -EAST ELEVATION] JAMBOREEXAMPUS CENTER NEWPORT BEACH, CA VIEW FROM CAMPUS OR [NORTH-EAST ELEVATION] CONCEPTUAL ELEVATIONS SCHEME 4 sheet# I RV07- 0075 -01 19 JUNE 2009 BANK-ROOF, .00 BANK -LEVEL 1� 62.0a OFFICE -ROOF VARIES )FFICE -LEVEL 3 q 7 90.00 )FFICE -LEVEL 2 76.00 VEL 2I OFFICE - LEVEL VPLAZA 62.00 s2.oa PS -LEVEL 0 47.50 ,SELINE GRADE ` 47.00 / 0 161 81 321 scale: 1/1611 = V -011 WARE MALCOMB Leading Design for Commercial Real Estate integrated service I waremalcomb.com across north america •� NOTE: THIS CONCEPTUAL DESIGN PLAN IS BASED UPON A PRELIMINARY REVIEW OF ENTITLEMENT REQUIREMENTS AND ON UNVERIFIED AND POSSIBLY INCOMPLETE SITE INFORMATION, AND IS INTENDED MERELY TO ASSIST IN EXPLORING HOW THE SITE MIGHT BE DEVELOPED. NORTH-WEST ELEVATION OFFICE-ROOF VARIES OFFICE -LEVEL 3 90.00 - - - - OFFICE - LEVEL 76.00 PS -LEVEL 21 OFFICE - LEVEL 11 PLAZA ` 62.00 GRADE - - - - - 52.00 �J �_ _ GRADE 47.50 �I SELINE GRA 47.00 0 VIEW FROM COURTHOUSE [SOUTH -WEST ELEVATION] JAMOOREEXAMPUS CENTER NEWPORT BEACH, CA CONCEPTUAL ELEVATIONS SCHEME 4 OFFICE -ROOF VARIES OFFICE -LEVEL J ` 90.00 OFFICE -LEVEL 2 ` 76.00 PS -LEVEL 21 OFFICE - -LEVEL 1! PLL 62.00 GRADE 52.00 PS -LEVEL 0 / I♦ 47.50 ___17 BASELINE GRADE sheet# I RV07- 0075 -01 19 JUNE 2009 161 81 scale: 1/16° 3 : 11 -OI" M WARE MALCOMB Leading Design for Commercial Real Estate integrated service I waremalcomb.com across north america 0 0 0 L 3 cD Q v" cr n 0 3 v FRO IRS m O C7 C n O 3 CD CD cn ZY CD CD �(7 C O CD m ---1 N 6 CO O N cn O cn I CD Q r n _. 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