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HomeMy WebLinkAbout05_3990 and 4000 Westerly Place Parking Modification Permit_PA2017-037 COMMUNITY DEVELOPMENT DEPARTMENT U N6PLANNING DIVISION e� 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 cq<<FOR�vP 949-644-3200 www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT Aprilo 13, 2017 Agenda Item No. 5 SUBJECT: 3990 and 4000 Westerly Place Parking Modification (PA2017-037) SITE LOCATION: 3990 and 4000 Westerly Place • Modification Permit No. MD2017-003 APPLICANT: Shlemmer Algaze Associates OWNER: Ocean West CP PLANNER: Melinda Whelan, Assistant Planner (949) 644-3221 , mwhelan@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Zone: PC- 11(Newport Place Planned Community) Professional and Business Office Sites 1 & 2 • General Plan: CO-G (General Commercial Office) PROJECT SUMMARY A request for a modification permit to reduce the parking requirement from one space per 225 square feet of net floor area to one space per 250 square feet of net floor area. The request is associated with a remodel of the existing office buildings including the addition elevators in each building and a common exterior seating area. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 (Existing Facilities) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Modification Permit No. MD2017-003 (Attachment No. ZA 1). 1 3990 and 4000 Westerly Place Parking Modification Zoning Administrator, April 13, 2017 Page 2 DISCUSSION • The subject properties are located north of the 73 Freeway, northeast of John Wayne Airport and mid-block of Westerly Place. 3990 Westerly Place is developed with a 23,931-net-square—foot office building and 4000 Westerly Place is developed with a 23,877-net-square-foot office building. The existing shared parking lot provides 199 parking spaces and is located between the two buildings. • The applicant is proposing an extensive renovation of the office buildings, including a 308-square-foot addition to accommodate one new elevator for each building. Renovations also include new landscaping, trellises and a common exterior seating area for the office tenant use. The site renovation results in the loss of one parking space, leaving 198 parking spaces shared between both buildings. • The site is located within the Newport Place Planned Community (PC-11), Professional and Business Office Sites 1&2, which requires a parking ratio of one space for each 225 square feet of net floor area for professional offices. In addition, it allows the parking ratio to be lowered to one space for each 250 square feet of net floor area upon review and approval of a modification permit. • As currently developed, the office buildings provide a parking ratio of approximately one space per 240 square feet of net floor area (47,808 square feet/199 spaces= 240), which is nonconforming with the PC-11 parking ratio for professional offices. • The proposed parking ratio of one space per 250 square feet of net public area is consistent with the standard Zoning Code parking ratio for office uses, which requires parking as follows: First 50,000 sq. ft. - one space per 250 sq. ft. net floor area; Next 75,000 sq. ft. -one space per 300 sq. ft. net floor area; Floor area above 125,000 sq. ft. - one space per 350 sq. ft. net floor area. These standard ratios have proven sufficient for general office uses citywide, including other office buildings in the Airport Area. • The purpose and intent of the Zoning Code is to promote the orderly development of the City; promote and protect the public health, safety, peace, comfort, and general welfare; protect the character, social, and economic vitality of neighborhoods; and to ensure the beneficial development of the City. The change in the parking requirement will not change the use of the general office buildings, but will allow the addition of the elevators and the exterior renovations to improve the accessibility and aesthetics of the site, and thereby improving the character and vitality of the site and neighborhood. Utilizing a parking ratio of one space per 250 square feet of net floor area, a parking requirement of 193 spaces will be required after the 308-square-foot elevator addition, and resulting in a surplus of five spaces (198 provided-193 required). Tmp1[:01/12217 2 3990 and 4000 Westerly Place Parking Modification Zoning Administrator, April 13, 2017 Page 3 • The requested change in parking ratio is a small change from current conditions, which has not proven to be detrimental to date and is consistent with the parking rates established in other parts of the City. The Modification Permit will also bring the property into conformance and allow for the proposed renovations and future flexibility. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. This exemption includes minor alterations to existing structures involving negligible or no expansion of use. The change to the parking ratio and related tenant improvements, including the elevator additions, results in a negligible expansion of the existing general office use. PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at (949) 644-3200. Prepared by: Melinda Whelan Assistant Planner JWM5W TmpIC 01/17,17 3990 and 4000 Westerly Place Parking Modification Zoning Administrator, April 13, 2017 Page 4 Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans TmpIC 01/17/17 Attachment No. ZA 1 Draft Resolution 5 RESOLUTION NO. ZA2017-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MODIFICATION PERMIT NO. MD2017-003 REDUCING THE PARKING RATIO FOR AN EXISTING OFFICE COMPLEX LOCATED AT 3990 AND 4000 WESTERLY PLACE (PA2017-037) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Shelmmer Algaze Associates, with respect to property located at 3990 and 4000 Westerly Place, and legally described as Parcel 2 and Parcel 3 in Resubdivision 0312 in Book 1, Page 88 of Miscellaneous Record Maps, Records of Orange County requesting approval of a modification permit. 2. The applicant proposes a modification permit to change the parking requirement for the subject properties from one space per 225 square feet of net public area to one space per 250 square feet of net public area per the Newport Place Planned Community (PC-11) Zoning Regulations. 3. The subject property is located within the Newport Place Planned Community (PC-11) Zoning District and the General Plan Land Use Element category is General Commercial Office (General Commercial Office). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on April 13, 2017 in the Corona del Mar Conference Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project has been determined to be categorically exempt pursuant to Title 14 of the California Code of Regulations (Section 15301, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act) under Class 1 (Existing Facilities) of the Guidelines for CEQA. 2. This exemption includes minor alterations to existing structures involving negligible or no expansion of use. The change to the parking ratio and related tenant improvements including the elevator additions results in a negligible expansion of the existing general office use. Zoning Administrator Resolution No. ZA2017-### Page 2 of 6 SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.050.E (Modification Permits — Required Findings) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. The requested modification will be compatible with existing development in the neighborhood. Facts in Support of Finding: 1. The surrounding neighborhood is developed with a range of low-rise to high-rise office buildings, including business park-type developments with shared parking between buildings. The subject buildings will remain occupied by general office uses, a permitted use within the PC-11 Professional and Business Office Sites 1 & 2. The change to the parking requirement for the buildings does not change the general office use. 2. The proposed site renovation and elevators will comply with all applicable development standards and Building Codes. 3. The Modification Permit will allow for the installation of a new elevator in each building to improve accessibility, consistent with other buildings in the area. 4. The proposed parking ratio of one space per 250 square feet of net public area is consistent with the standard Zoning Code parking ratio for office uses, which requires parking as follows: First 50,000 sq. ft. - one space per 250 sq. ft. net floor area; Next 75,000 sq. ft. - one space per 300 sq. ft. net floor area; Floor area above 125,000 sq. ft. - one space per 350 sq. ft. net floor area. These standard ratios have proven sufficient for general office uses citywide, including other office buildings in the Airport Area. 5. The existing development on the site is two-story office buildings. There is no change to the density or intensity as a result of the proposed tenant improvements, with the exception of the small elevator additions. Finding: B. The granting of the modification is necessary due to the unique physical characteristic(s) of the property and/or structure, and/or characteristics of the use. 01-03-17 Zoning Administrator Resolution No. ZA2017-### Page 3 of 6 Facts in Support of Finding: 1. The site is located within the Newport Place Planned Community (PC-11), Professional and Business Office Sites 1&2, which requires a parking ratio of one space for each 225 square feet of net floor area for professional offices. In addition, it allows the parking ratio to be lowered to one space for each 250 square feet of net floor area upon review and approval of a modification permit. 2. As currently developed, the office buildings provide a parking ratio of approximately one space per 240 square feet of net floor area (47,808 square feet/199 spaces= 240), which is nonconforming with the PC-11 parking ratio for professional offices. 3. The office buildings were constructed in 1972 and 1977, and are in need of renovation. The addition of the new elevator towers would not be possible without changing the parking requirement. Finding: C. The granting of the modification is necessary due to practical difficulties associated with the property and that the strict application of the Zoning Code results in physical hardships that are inconsistent with the purpose and intent of the Zoning Code. Facts in Support of Finding: 1. The purpose and intent of the Zoning Code is to promote the orderly development of the City; promote and protect the public health, safety, peace, comfort, and general welfare; protect the character, social, and economic vitality of neighborhoods; and to ensure the beneficial development of the City. The change in the parking requirement will not change the use of the general office buildings, but will allow the addition of the elevators and the exterior renovations to improve the accessibility and aesthetics of the site, and thereby improving the character and vitality of the site and neighborhood. 2. The addition of the new elevator towers would not be possible without changing the parking requirement. Utilizing a parking ratio of one space per 250 square feet of net floor area, a parking requirement of 193 spaces will be required after the 308-square- foot elevator addition, and resulting in a surplus of five spaces (198 provide-193 required). 4. The granting of the Modification Permit is necessary to allow a reasonable addition and tenant improvement to existing office buildings with existing parking that is adequate for the general office uses. 01-03-17 g Zoning Administrator Resolution No. ZA2017-### Page 4 of 6 Finding: D. There are no alternatives to the modification permit that could provide similar benefits to the applicant with less potential detriment to surrounding owners and occupants, the neighborhood, or to the general public. Facts in Support of Finding: 1. The improvements include restriping the parking to the minimum stall sizes required by Code, but a one-space reduction results. The site cannot be reconfigured further to provide additional stalls. 2. The other alternative is to eliminate the elevator additions; however, this does not meet the applicant's objectives and results in an office building that lacks accessibility. Given that the site has operated with the existing parking with no issues, the improved accessibility and modernization of the site would help the owner maintain the leases in the building and improve the aesthetics in the neighborhood, and is a valuable project with little or no impact. Finding: E. The granting of the modification would not be detrimental to public health, safety, or welfare, to the occupants of the property, nearby properties, the neighborhood, or the City, or result in a change in density or intensity that would be inconsistent with the provisions of this Zoning Code. Facts in Support of Finding: 1. The requested change in parking ratio is a small change from current conditions, which has not proven to be detrimental to date and is consistent with the parking rates established in other parts of the City. The Modification Permit will also bring the property into conformance and allow for the proposed renovations and future flexibility. 2. The site improvements, including the addition of the elevators has been reviewed and approved by Building, Fire, and Public Works Divisions. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Modification Permit No. MD2017-003, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 01-03-17 9 Zoning Administrator Resolution No. ZA2017-### Page 5 of 6 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 131h DAY OF APRIL 2017. Patrick J. Alford, Zoning Administrator 01-03-17 2� Zoning Administrator Resolution No. ZA2017-### Page 6 of 6 EXHIBIT "A" CONDITIONS OF APPROVAL PLANNING 1 . The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. Modification Permit No. MD2017-003 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.91.050 of the Newport Beach Municipal Code, unless an extension is otherwise granted. 3. The parking rate for general office shall be one space per 250 square feet of net floor area. All other uses shall be parked at the parking ratios provided in the Newport Place Planned Community (PC-11) Regulations. 4. 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 3990 and 4000 Westerly Place Parking Modification including, but not limited to Modification Permit No. MD2017-003 (PA2017-037). 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, attomeys' 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. 01-03-17 22 Attachment No. ZA 2 Vicinity Map 12 VICINITY MAP OLwi �S ��. \:; �. _ 4000 Westerly Place .• � ' l� wr 3990 Westerly Place \ �, • w�'' , `� " '•� '� r - � o -orf ,��•' ie r'r R� ' S ri a ; .ti �R •`' � -�. L :.fid/�/!� � �-nw�'.M �I i a` Modification Permit No. MD2017-003 PA2017-037 3990 and 4000 Westerly Place Attachment No. ZA 3 Project Plans 14 PA In I M37 FIRE PREVENTION CONTACT DIRECTORY PROJECT INFORMATION DRAWING INDEX, CONT. DRAWING INDEX PROS CIVIL ENGINEER: CLIENT: STRAND PROJECT: �1 /� & AND LTG LIGHTING 1. EXIT DOORS SHALL SWING IN THE DIRECTION OF EXIT TRAVEL WHEN SERVING ANY HAZARDOUS 1. BUILDING PERMIT INFORMATION THE L ANGLE LTWT UGHT WEIGHT AREA OR WHEN SERVING AN OCCUPANT LOAD OF 50 OR MORE. TOAL ENGINEERING, INC. OCEAN WEST CP BUILDING 3990-4000 WESTERLY PL NQTE: REPOSITIONING 139 AVENIDA NAVARRO 315 WEST 9TH STREET SITE WORK WILL BE UNDER SEPARATE PERMIT FOR EACH ADDRESS ® AT LIN LINEAR ADDRESS: NEWPORT BEACH, CA 92660 STRUCTURAL PLANS TL 2. EXIT DOORS SHALL BE OPERABLE FROM THE INSIDE WITHOUT THE USE OF A KEY OR ANY SAN CLEMENTE, CA 92672 SUITE 808 DETACHED TRELLIS STRUCTURES WILL BE UNDER SEPARATE PERMIT FOR EACH ADDRESS. CENTERLINE LONG LONGITUDINAL 1. S1.1 COVER SHEET r CHANNEL LP LOW POINTSPECIAL KNOWLEDGE OR EFFORT. (2013 CBC 1008.1.9). PHONE: 949-492-8586 LOS ANGELES, CA 90015 BUILDING OWNER: OCEAN WEST CP 2. 51.1.1 GENERAL NOTES BUILDINGS WILL BE UNDER SEPARATE PERMIT FOR EACH ADDRESS. CONTACT: ADAM TOAL PHONE: 310-899-6064 D � DIAMETER OR ROUND LKR LOCKER 315 WEST 9TH STREET, SURE 808 3. S1.2 TYPICAL FOUNDATION DETAILS FOOT (FEET) LVR LOUVEREMAIL: ATOALOTOALENGINEERING.COM NAME: TED BISCHAK LOS ANGELES, CA 90015 4. S1.3 TYPICAL STEEL DETAILS CIVIL PLANS MAX MAXIMUM OCCUPANCY IF THERE IS A VISIBLE, DURABLE SIGN ON OR ADJACENT TO THE DOOR STATING LANDSCAPE ARCHITECT: INCH (INCHES) 3. EXCEPTION: THIS REQUIREMENT SHALL NOT APPLY TO EXTERIOR EXIT DOORS INA GROUP "B" EMAIL: TBISCHAKOOCEANWESTCP.COM PHONE: 310-899-6064 5. S1.4 TYPICAL INTERIOR METAL STUD DETAILS 1. C-1 TiTLE SHEET TYPICAL RIO METAL 2. C-2 PARKING LOT L PERPENDICULARGENERAL CONTRACTOR: TBSCHAKOOCEANWESTCP.COM 7. 51.51 TYPICAL CEILINGRDETAILS STUD DETAILS 3. C-3 EROSION CONTROL PLAN NT PLAN 3990 WESTERLY PLACE POUND OR NUMBER MDF MEDIUM DENSITY 'THIS DOOR TO REMAIN OPEN DURING BUSINESS HOURS". THE LETTERS SHALL BE NOT LESS RIDGE LANDSCAPE ARCHITECTS FIBERBOARD THAN 1 INCH HIGH ON A CONTRASTING BACKGROUND. THE LOCKING DEVICE MUST BE A TYPE 8841 RESEARCH DR. COASTLINE DEVELOPMENT INC. 8. S2.0 OVERALL FLOOR PLAN I SQUARE FOOT (FEET) MECH MECHANICAL THAT WILL BE READILY DISTINGUISHABLE AS LOCKED. SUITE 200 13911 ENTERPRISE DRIVE CONSTRUCTION TYPE: V-B 4000 WESTERLY PLACE 9. S2.1 4000 WESTERLY ENLARGED FOUNDATION/SECOND FLOOR FRAMING P ANS ABV ABOVE MED MEDIUM IRVINE, CA 92618 GARDEN GROVE, CA 92843 A/C AIR CONDITIONING MEMS MEMBRANE 4. PANIC HARDWARE, WHEN INSTALLED, SHALL COMPLY WiTH ALL APPUCABLE BUILDING CODE PHONE: 949-387-1323 PHONE: 714-265-0250 OCCUPANCY: B 1 .10. S2.2A 4000 WESTERLY ENLARGED 3990 WESTERLY ENLARGED ROOF RAMING NS PLAN LANDSCAPE PLANS SHEET NEWPORT BEACH, CA 92660 ACC ACCESS MET METAL REQUIREMENTS. THE ACTIVATING MEMBER SHALL BE MOUNTED AT A HEIGHT OF NOT LESS CONTACT: JIM RIDGE NAME: JEFF BOCHESA 12. S2.2A 3990 WESTERLY ENLARGED FRAMING PLANS 2. L1.1 HARDSCAPE PLAN ACOUS ACOUSTICAL THAN 30 INCHES NOR MORE THAN 44 INCHES ABOVE THE FLOOR. THE UNLATCHING FORCE EMAIL: JIMORIDGELA.COM 13. S2.3 TRELLIS FRAMING PLANS MEZZ MEZZANINE EMAIL: JBOCHESAOCOASTLINEDEVELOPMENT.COM SPRINKLER BUILDING: YES 3. L2.1 HARDSCAPE ENLARGEMENT PLAN ACT ACOUSTIC TILE MFR MANUFACTURER SHALL NOT EXCEED 15 POUNDS WHEN APPLIED IN THE DIRECTION OF EXIT TRAVEL. 14. S2.4 STAIR FRAMING PLANS 4. L2.2 HARDSCAPE ENLARGEMENT PLAN ADJ ADJUSTABLE MIC MICROWAVE STRUCTURAL ENGINEER: ARCHITECT OF RECORD: NUMBER OF FLOORS: 2 15. S3.1 SECTIONS AND DETAILS 5. L3.1 IRRIGATION PLAN AD ACCESS DOOR MIN MINIMUM 5. THE MEANS OF EGRESS, INCLUDING THE EXIT DISCHARGE SHALL BE ILLUMINATED AT ALL TIMES GRIMM & CHEN SHLEMMER+ALGAZE+ASSOCIATES 16. S3.1.1 SECTIONS AND DETALS 6. L4.1 IRRIGATION LEGEND AND CALCULATIONS AFF ABOVE FINISHED FLOOR MIR MIRROR THE BUILDING SPACE SERVED BY THE MEANS OF EGRESS IS OCCUPIED. THE MEANS OF STRUCTURAL ENGINEERING INC. INTERIORS AND ARCHITECTURE 3990 BUILDING EXISTING FLOOR AREA: 3990 1ST FLOOR WESTERLY PL AREA = ±11,908 SQ. FT. 7. L4.2 IRRIGATION NOTES AL ACTIVE LEAF MISC MISCELLANEOUS EGRESS ILLUMINATION LEVEL SHALL NOT BE LESS THAN 1 FOOT-CANDLE (11-LUX) AT THE 17500 REDHILL AVENUE 18201 VON KARMAN AVE. SUITE 120 3990 2ND FLOOR WESTERLY PL AREA = ±11.869 SO. FT. B. L4.3 IRRIGATION DETAILS ALUM ALUMINUM MUL MULLION WALKING SURFACE LEVEL. (2013 CBC 1006.1, 1006.2) SUITE 240, IRVINE, CA 92612 3990 TOTAL FLOOR AREA = ±23,777 SO. FT. 9. L5.1 PLANTING PLAN ALT ALTERNATE MACH MACHINE IRVINE, CA 92614 ELECTRICAL AND MECHANICAL PLANS PHONE: 949-724-8958 1. E-1 COVER SHEET 10. L6.1 PLANTING DETAILS AND NOTES MOD ANODIZED MAINT MAINTENANCE 6. EXiT ILLUMINATION SHALL COMPLY WiTH 2013 CBC SECTION 1006 AND 1011. PHONE: 949-250-3150 AP ACCESS PANEL CONTACT: JEFF CHEN FAX: 949-724-1981 NEW FLOOR AREA ADDED: 3990 1ST FLOOR ELEVATOR TOWER = 1154 SQ. FT. 2• E-2 SPECIFICATIONS it. L7.1 SPECIFICATIONS SHLEMMER • ALGAZE " ASSOCIATES APPROX APPROXIMATE MSTC MASTIC CONTACT: DICKSON 01 12. L7.2 SPECIFICATIONS MATL MATERIAL 7. EXIT SIGNS SHALL BE INSTALLED AT REQUIRED EXIT DOORWAYS AND WHERE OTHERWISE PHONE: JEFFCOGC-SE.COM 3. E-3 SPECIFICATIONS CULVER CITY,CA • IRVINE,CA LOS ANGELES,CA APPY APPROVED EMAIL: DOIOSAAIA.COM TOTAL BUILDING AREA: 3990 BUILDING AREA = ±23,931 SQ. Fi. 4. E-4.1 TITLE 24 CALCULATIONS 13. L7.3 SPECIFICATIONS MT METALTHRESHOLD NECESSARY TO CLEARLY INDICATE THE DIRECTION OF EGRESS WHEN THE EXIT SERVES AN 5. E-5.1 LANDSCAPE LIGHTING PLAN SAN FRANCISCO,CA • ISELIN,NJ • NEW YORK,NY ARCH ARCHITECTURAL MLDG MOLDING OCCUPANT LOAD OF 50 OR MORE. MEP: AREA OF WORK THIS PERMIT: 3990 1ST FLOOR WESTERLY PL AREA = ±532 SQ. FT. 6. E-5.2 1ST AND 2ND FLOOR LOBBY LIGHTING PLANS AUTO AUTOMATIC MTD MOUNTED SORIN BRIE 3990 2ND FLOOR WESTERLY PL AREA = ±617 SQ. FT. 7• E-6 SINGLE LINE DIAGRAM 6083 Bristol Parkway T 310.553.3252 AVG AVERAGE N NORTH B. EXCEPTION: MAIN EXTERIOR EXIT DOORS WHICH OBVIOUSLY AND CLEARLY ARE IDENTIFIABLE AS ENGINEERED SPACES, INC. TOTAL FLOOR AREA =±1,149 SQ. FT. 8• E-7 LIGHTING CONTROL DIAGRAMS Culver City, CA 90230 BD BOARD N NEW EXITS NEED NOT BE SIGNED WHEN APPROVED BY THE BUILDING OFFICIAL 1250 GENE AUTRY WAY 9. E-8 ELECTRICAL DETAILS BATT INSUL BATTEN INSULATION NAT NATURAL ANAHEIM, CA 92805 4000 BUILDING EXISTING FLOOR AREA: 4000 IST FLOOR WESTERLY PL AREA = ±11,810 SQ. FT. 10. M-1 COVER SHEET ARCHITECTURAL PLANS 18201 Von Karman Ave., Suite 120 T 949.724.8958 BJ BUTT JOINT NIC NOT IN CONTRACT 9. WHEN NECESSARY, THE FINAL LOCATION AND QUANTITY OF EXIT SIGNS SHALL BE DETERMINED PHONE: 714-449-1646 4000 2ND FLOOR WESTERLY PL AREA = ±11.912 SQ. FT. 11. M-2 1ST AND 2ND FLOOR LOBBY HVAC PLANS 1. CS COVER SHEET Irvine, CA 92612 BKG BACKING NO NUMBER BY THE FIRE DEPARTMENT PRIOR TO CONSTRUCTION OF ANY WORK. CONTACT: SORIN BRIE 4000 EXISTING FLOOR AREA = ±23,723 SQ. FT, 2. A-0.1 ABBREVIATIONS, GENERAL NOTES, SYMBOLS, DRAWING INDEX, LOCATION MAP, BLDG BUILDING SORINBRIEOESI-ENG.COM 12. M-3 ROOF ELEVATOR MACHINE ROOMS HVAC PLAN 515 South Flower St., Suite 100 T 213.929.1400 PROJECT INFORMATION, FIRE LIFE SAFETY AND DISABLED ACCESS NOTES. NOM NOMINAL 1 Los Angeles, CA 90071 BILK BLOCK NRC NOISE REDUCTION 10. THE COLOR AND DESIGN OF LETTERING, ARROWS AND OTHER SYMBOLS ON EXIT SIGN SHALL NEW FLOOR AREA ADDED 4000 1ST FLOOR ELEVATOR TOWER = ±154 SQ. FT. 3. A-0.2 GENERAL NOTES BLKG BLOCKING COEFFICIENT BE IN HIGH CONTRAST WITH THEIR BACKGROUND (3/4" x 6" LETTERS MIN.) 4. A-0.2a CAL GREEN NOTES 535 Mission St., Suite 1563 T 415.390.6793 BM BEAM NTS NOT TO SCALE BUILDING CODE ANALYSIS 5. A-0.3 GENERAL NOTES San Francisco, CA 94105 BMK BENCH MARK 11. ALL RATED CORRIDOR DOORS SHALL HAVE A THRESHOLD WITH A SMOKE AND DRAFT SEAL AT TOTAL BUILDING AREA: 4000 BUILDING AREA = ±23,877 SQ. FT. 6. A-0.4 SPECIFICATIONS OC ON CENTER 485A US Route 1 South, Suite 100 T 848.200.1200 BOW BACK OF WALL HEAD AND JAMBS. 7. A-0.5a EXIT ANALYSIS-3990 WESTERLY Iselin, NJ 08830 BUT BOTTOM OD OUTSIDE DIAMETER ALLOWABLE FLOOR AREA AND BULDIdG HBGfR LMT PER BULDNG CODE TABLE 503 B. A-0.5b EXIT ANALYSIS-4000 WESTERLY DIMENSION BOTH BUILDINGS AT 3990 AND 4000 WESTERLY ARE TYPE VB CONSTRUCTION AND GROUP B OCCUPANCY 9. A-0.5 SITE PLAN AND ACCESSIBILITY PATH OF TRAVEL 120 East 23rd St., 5th Floor T 917.512.6688 BRKT BRACKET 12. INTERIOR WALL AND CEILING FINISHES SHALL BE NON-COMBUSTIBLE OR HAVE A FLAME AREA OF WORK THIS PERMIT: 4000 1ST FLOOR WESTERLY PL AREA = ±532 SQ. FT. 10. A-0.6 BASE BUILDING ACCESSIBILITY NOTES New York, NY 10010 OFCI OWNER FURNISHED BTWN BETWEEN SPREAD INDEX OF 0 TO 25; SMOKE-DEVELOPED INDEX 0-450. 4000 2ND FLOOR WESTERLY PL AREA = ±617 SQ. Fi. 1 11. A-0.7 BASE BUILDING RESTROOM ACCESSIBILITY PLANS CONTRACTOR INSTALLED 3990 WESTiRLY CALCULATIONS CAB CABINET OH OPPOSITE HAND TOTAL FLOOR AREA = ±1,149 SQ. FT. SCOPE OF WORK AND PERMITS: CLG CEILING OPNG OPENING 13. ALL DRAPES, HANGING CURTAINS AND OTHER DECORATIVE MATERIALS SHALL BE TREATED AND 12. AS-1.0 DEMOLITION SITE PLAIN www.saaia com CLKG CAULKING OVHD OVERHEAD MAINTAINED IN A FLAME RETARDANT CONDITION. ALLOWABLE ACTUAL ALLOWABLE ACTUAL ALLOWABLE FLOOR ACTUAL FLOOR AREA EACH BUILDING REQUIRES A SEPARATE PERMIT - TOTAL OF 2 PERMITS, 1 PER ADDRESS. 13. AS-1.1 3990 WESTERLY ENLARGED SITE DEMO PLAN CLO CLOSET OFF OFFICE STORIES STORIES HEIGHT HEIGHT AREA PER STORY PER STORY SCOPE OF WORK: TENANT IMPROVEMENT WORK ON ±2,190 SQ. FT. OF THE TOTAI_ 14. AS-1.2 4000 WESTERLY ENLARGED SITE DEMO PLAN SEAL AND STAMP: CUR CLEAR OF01 OWNER FURNISHED 14. FIRE DAMPERS OR DOORS SHALL BE PROVIDED WHERE AIR DUCTS PENETRATE FIRE RATED FLOOR AREA. NEW WALL, POWER, LIGHTING AND FINISHES. NEW SITE WORK REQUIRES A SEPARATE PERMTr - TOTAL OF 2 PERMITS, 1 PER ADDRESS. 15. AS-1.3 CENTRAL HARDSCAPE ENLARGED DEMO PLAN COL COLUMN OWNER INSTALLED WALLS OR CEILING AS PER 2013 CBC SECTION 716. SMOKE DAMPERS SHALL BE PROVIDED 2 STORIES 2 STORIES 40 FEET 37+/-FEET 9,000 SF OR 11,908 SF 1ST FLOOR* ELEVATOR AND MACHINE ROOM AT EACH ADDRESS. NEW SITE WOR 16. AS-2.0 SITE PLAN CONC CONCRETE WHERE AIR DUCTS PENETRATE FIRE RATED WALLS OR CEILING AS PER 2013 CBC SECTION 18,000 SF* 11,869 SF 2ND FLOOR* AT PARKING LOT, INCLUDING NEW LANDSCAPE PAVING. NEW 17. AS-2.1 3990 WESTERLY ENLARGED SITE PLAN P PAINT / �(fERIOR TRELLISES REQUIRES SEPARATE PERMITS - TOTAL OF 2 PERMITS, 1 PER ADDRESS. 18. AS-2.2 4000 WESTERLY ENLARGED SITE PLAN CONF CONFERENCE 716. 1� EXTERIOR TRELLISES. NOTE DEFERRED SUBMITTAL UNDER PAR PARALLEL * 19, AS-2.3 CENTRAL HARDSCAPE PLAN CONN CONNECTION ALLOWABLE AREA INCREASE PER 506.3: WHERE A BUILDING IS EQUIPPED THROUGHOUT WffH AN SEPARATE PERMIT FOR EYEBROW CANOPIES AND CANTILEVERED 20. AS-2.4 TRELLIS ELEVATIONS AND DETAILS PBD PARTICLE BOARD CONSTR CONSTRUCTION PC PERSONAL COMPUTER 15. EXTEND/MODIFY FIRE/LIFE SAFETY SYSTEM AS REQUIRED. APPROVED AUTOMATIC SPRINKLER SYSTEM, THE BUILDING AREA LIMITATION IN TABLE 503 IS PERMITTED TREWS AT 3990 AND 4000 BUILDINGS. 21. A-1.0 LOBBY DEMOLITION PLANS-1ST AND 2ND FLOOR CONT CONTINUOUS IOC PIECE TO BE INCREASED BY AN ADDITIONAL 200 PERCENT. CORR CORRIDOR i6. EXTEND FIRE SPRINKLERS SYSTEMS AS REQUIRED. 2. C.E.C. TITLE 24 DISABLE ACCESS COMPLIANCE 22. A-2.0 FIRST FLOOR CONSTRUCTION PLANS CPT CARPET PERP PERPENDICULAR / 23. A-2.1 SECOND FLOOR CONSTRUCTION PLANS IOL PLATE 4000 WESTSILY CALCULATKNrS THE PROJECT SHALL COMPLY WITH C.A.C. TITLE 24 FOR ENERGY COMPLIANCE AND DISABLED (ADA) ACCES 24. A-2.2 ROOF CONSTRUCTION PLANS CSMT CASEMENT 17. FIRE SPRINKLER OR LIFE SAFETY PLANS MUST BE SUBMITTED TO THE CITY FOR RLVILIN AND PLANT PLASTIC LAMINATE REQUIREMENTS. 25. A-2.3 LOBBY CONSTRUCTION PLANS_iST AND 2ND FLOOR CT CERAMIC TILE APPROVAL PRIOR TO BUILDING PERMIT ISSUANCE. CTR CENTER PEAS PLASTER ALLOWABLE ACTUAL ALLOWABLE ACTUAL ALLOWABLE FLOOR ACiUAL FLOOR AREA 26. A-4.0 LOBBY REFLECTED CEILING PLANS_1ST AND 2ND FLOOR PLYWD PLYWOOD STORIES STORIES HEIGHT HEIGHT AREA PER STORY PER STORY 3. EXISTING UFE-SAFETY SYSTEMS TO BE MODIFIED 27. A-20.0 EXTERIOR ELEVATIONS-3990 WESTERLY CWK CASEWORK PAIL PANEL 18. FIRE SPRINKLER SYSTEM PLAN MUST BE REVISED AND APPROVED BY THE CITIES FIRE EXISTING FIRE LIFE SAFETY SYSTEM IS TO BE MODIFIED TO COMPLY TO CURRENT FIRE LIFE SAFETY 28. A-20.1 EXTERIOR ELEVATIONS-4000 WESTERLY CFCI CONTRACTOR FURNISHED DEPARTMENT PRIOR TO THE INSTALLATION OR MODIFICATION OF SPRINKLER SYSTEMS. STANDARDS. REFER TO ELECTRICAL ENGINEER DRAWING FOR SCOPE OF WORK. CONTRACTOR INSTALLED POL POLISH 2 STORIES 2 STORIES 40 FEET 37+/-FEET 9,000 SF OR 11,810 SF IST FLOOR* 29. A-20.2 INTERIOR ELEVATIONS-3990 WESTERLY LOBBY STAIRWAY PR PAIR 18,000 SF* 11,912 SF 2ND FLOOR* 30. A-21.0 BUILDING SECTIONS AND DETAILS CIR CIRCULAR 19. A PORTABLE FIRE EXTINGUISHER WITH A MINIMUM 2A1OBC RATING SHALL BE PROVIDED EVERY 4. CODE COMPLIANCE CJ CONTROL JOINT PTN PARTITION 31. A-21.1 ELEVATOR ELEVATION AND DETAILS PTD PAPER TOWEL DISPENSER 75' OF TRAVEL DISTANCE FROM ANY POINT WITHIN THE AREA DEFINED AS SCOPE OF WORK *ALLOWABLE AREA INCREASE PER 506.3: WHERE A BUILDING IS EQUIPPED THROUGHOUT WiTH AN THE PROJECT SHALL COMPLY WiTH CODES, ORDINANCES, OR LAWS HAVING JURISDICTION ON THE PROJECT. 32. A-30.0 EXTERIOR BUILDING DETAILS CNTR COUNTER PTDR PAPER TOWEL DISPENSER PER THESE PLANS. PROVIDE FIRE EXTINGUISHERS AS REQUIRED BY FIRE DEPARTMENT FIELD WHICH INCLUDE, BUT ARE NOT LIMBED TO: DBL DOUBLE RECEPTACLE INSPECTOR. APPROVED AUTOMATIC SPRINKLER SYSTEM, THE BUILDING AREA LIMITATION IN TABLE 503 IS PERMITTED TO BE INCREASED BY AN ADDITIONAL 200 PERCENT. DEMO DEMOLISH (DEMOLITION) PTR PAPER TOWEL RECEPTACLE 2013 CALIFORNIA BUILDING CODE - ( PART 2, TiTLE 24, CCR ) CONSULTANTS: DEPT DEPARTMENT PLBG PLUMBING 20. ALL EMERGENCY LIGHTING SOURCES SHALL EMIT A MINIMUM VALUE OF ONE FOOT CANDLE � i1VE CODE REOlAT�13 2013 CAUFORNIA ELECTRICAL CODE- ( PART 3, TITLE 24, CCR ) DET DETAIL PT POINT MEASURED AT FLOOR LEVEL. 2013 CALIFORNIA MECHANICAL CODE- ( PART 4, TITLE 24, CCR ) OF DRINKING FOUNTAIN LBS POUNDS CODE FIRE RESISTIVE REQUIREMENTS INCLUDING EXTERIOR WALLS, ROOF/FLOOR HORIZONTAL 2013 CALIFORNIA PLUMBING CODE- ( PART 5, TITLE 24, CCR ) DIA DIAMETER PSF POUND SQUARE FOOT 21. PROVIDE EMERGENCY NOTIFICATION SYSTEM FOR THE HEARING AND VISUAL IMPAIRED PER ASSEMBLY, OPENINGS, OCCUPANCY SEPARATION AND SHAFTS/EXIT ENCLOSURES. 2013 CALIFORNIA FIRE CODE- (PART 9, TITLE 24, CCR ) DIM DIMENSION PSI POUND SQUARE INCH A.D.A. REQUIREMENTS. 2013 CALIFORNIA BUILDING STANDARDS CODE ( PART 12, TITLE 24, CCR ) DISP DISPENSER PRCST PRECAST PER TABLE 601. FOR TYPE VB CONSTRUCTION: AMERICANS WITH DISABILITIES ACT ADA DIV DIVISION PREFAB PREFABRICATED PRIMARY STRUCTURAL FRAME 0 HOURS (ADA) ON DOWN PROJ PROJECTION EXTERIOR WALLS 0 HOURS DO DOOR OPENING 5. SEPARATE PERMITS DR DOOR QTY QUANTITY INTERIOR WALLS/PARTITIONS 0 HOURS PROVIDE SEPARATE PERMITS FOR THE SIGNS, FIRE SPRINKLER AND FIRE PROTECTION. DW DISH-WASHER QUAL QUALITY CBC 703.2 FLOOR CONSTRUCTION/SECONDARY MEMBERS 0 HOURS DWG DRAWING QT QUARRY TILE FIRE RESISTANCE RATING OF BUILDING ELEMENTS, COMPONENTS OR ASSEMBLIES SHALL BE ROOF CONSTRUCTION/SECONDARY MEMBERS 0 HOURS DWG DRAWER QTRS QUARTERS DETERMINED IN ACCORDANCE WITH THE TEST PROCEDURES SET FORTH IN ASTM E119 OR UL 263 KEY PLAN DIAL DIAGONAL R RISER OR WITH SECTION 703.3. OCCUPANCY SEPARATION: E EAST R RELOCATED NOT REQUIRED - B OCCUPANCY ONLY RA RETURN AIR (E) EXISTING RAD RADIUS 1 SHAFT ENCLOSURES: EA EACH RB RESILIENT BASE PER CODE SECTION 713.4, ELEVATOR SHAFT ENCLOSURE IS REQUIRED TO HAVE A FIRE RESISTIVE Al SCOPE OF WORK EL ELEVATION REBAR REINFORCING BAR RATING OF NOT LESS THAN 1 HOUR. LESS THAN 4 STORIES, 1 HOUR RATED SHAFT REQUIRED. ELEC ELECTRICAL REF REFERENCE ELEV ELEVATOR REFL REFLECTED DRAFTING CONVENTION NOTES ELEVATOR TYPICAL MOUNTING HEIGHT ELEVATION ENTER EMERGENCY REFR REFRIGERATOR - ENAM ENAMEL REINF REINFORCED ENCL ENCLOSURE REQ REQUIRED 1. LARGE SCALE DRAWINGS TAKE PRECEDENCE OVER SMALL ENG ENGINEER RESIL RESILIENT SCALE DRAWINGS. DETAILS TAKE PRECEDENCE OVER ALL NOTIFY ARCHITECT OF t _ _ami-r _ o o o _ ------ ENT ENTRANCE CONFLICTS OR DISCREPANCIES IN WRITING. ___ __ 1 L !_i__ REV REVISION / REVISED CALL BUTTON ---------- --- -- - ------- - - -- ------------- - - - -----+--------- i - - r 4 E EQUAL T Q Q RH RIGHT HAND BOOR LANDING ON BOTH SIDES EQPT EQUIPMENT 2. DIMENSION CONVENTIONS: RM ROOM -�$ �j$ $�- EWC ELECTRIC WATER COOLER RO ROUGH OPENING HALL LANTERN ='- L E = I i IXH EXHAUST o) HORIZONTAL DIMENSIONS ARE SHOWN FROM FACE OF FINISH, UNLESS OTHERWISE NOTED. -T -- EXP EXPANSION RT RESILIENT TiLE 2" IE`=°°°°°°° ° RUB RUBBER EXPO EXPOSED RAID ROUND b) DIMENSIONS NOTED CLEAR" OR "CUR." MUST BE PRECISELY MAINTAINED: ALLOWING FOR *1 EXT EXTERIOR RB RUBBER BASE THICKNESS OR MATERIALS. FA FIRE ALARM S SOUTH _j FD FLOOR DRAIN SA SUPPLY AIR c) DIMENSIONS ARE NOT ADJUSTABLE WITHOUT ARCHITECT'S APPROVAL, UNLESS NOTED. I ( 1 FDC FIRE DEPARTMENT SIC SOLID CONNECTION SCH SCHEDULE E d) DIMENSIONS TO EXTERIOR WINDOW WALL ARE TO INSIDE FINISHED FACE OF THE WALL, CONTROL PANEL n m -� FDN FOUNDATION SPEC SEMI-RECESSED FIRE UNLESS OTHERWISE NOTED. SEE BELOW 1 1/2"MIN. FE FIRE EXTINGUISHER EXTINGUISHER CABINET `� FEC FIRE EXTINGUISHER CABINET SHT SHEET e) DIMENSIONS TO EXTERIOR GLAZING ARE TO THE INSIDE FACE OF THE EXTERIOR GLAZING. FF FINISH FACE SIM SIMILAR I S o w a FHC FIRE HOSE CABINET SK SINK f) VERTICAL DIMENSIONS ARE FROM THE TOP OF THE FINISHED FLOOR, UNLESS OTHERWISE o oD r I I i I FIN FINISH SMD SEE MECHANI NOTED. ELEVATOR EXTERIOR ELEVATION w RAIL N CD m FIR FFIX LOOR SND SANITARY NAPKIN DISPENSOR w L FLUOR FLUORESCENT SNR SANITARY NAPKIN g) DO NOTE SCALE DRAWINGS. IF ANY ITEM OF WORK CANNOT BE LOCATED, DO NOT PROCEED NOTE: THE AUTOMATIC DOOR REOPENING RECEPTACLE WITH THE WORK BEFORE CLARIFYING WITH ARCHITECT. DEVICE IS ACTIVATED IF AN OBJECTFO FACE OF L FRPF FIREPROOF SPD SEE PLUMBING DRAWINGS PASSES THROUGH EITHER LINE A OR LINE ELEVATOR INTERIOR ELEVATION # # SPEC SPECIFICATION (S) h) VERIFY DIMENSIONS MARKED "V.I.F." PRIOR TO START OF CONSTRUCTION. REPORT B. LINE A AND LINE B REPRESENT THE FR FIRE RESISTANT SPKR SPEAKER INCONSISTENCIES TO ARCHITECT. VERTICAL LOCATION OF THE DOOR 1 L FRMG FRAMING REOPENING DEVICE NOT REQUIRING I j FS FULL SIZE SQ SQUARE CONTACT. L SSD SEE STRUCTURAL DRAWINGS 3. DEFINITION OF TERMINOLOGY: , FT FOOT OR FEET � � L STD STANDARD FOC FACE OF CONCRETE STL STEEL i "TYPICAL" MEANS IDENTICAL FOR ALL CONDITIONS, UNLESS OTHERWISE NOTED. FOS FACE OF STUDS ) STOR STORAGE MIN. CHARACTERS AND L FOW FACE OF WALL S" STRL STRUCTURAL DRAWINGS ISSUE FES FIR EXTINGUISHER SURFACE SUR SURFACE 1) "SIMILAR" MEANS COMPARABLE CHARACTERISTICS FOR THE CONDITIONS NOTED. VERIFY SYMBOLS HEIGHT L I i MOUNTED DIMENSIONS AND ORIENTATION ON PLANS AND ELEVATIONS. DATE DESCRPTiON DELTA SUSP SUSPENDED FD FLOOR DRAIN PLACE STAR SYM SYMMETRICAL FURG FURRING SYS SYSTEM k) "PROVIDE" MEANS FURNISH AND INSTALL, COMPLETE AND IN PLACE. 5'-8" MIN. ALONGSIDE - 12.23.2016 PLAN CHECK SUBMITTAL MAIN EXIST � - - - - - GB GRAB BAR SCD SEAT COVER DISPENSER "FURNISH" MEANS FURNISH ONLY, INSTALLATION BY GENERAL CONTRACTOR UNLESS FLOOR NUMBER GD GARBAGE DISPOSAL SECT SECTION ) i 02.08.2017 PLAN CHECK CORRECTIONS 1 OTHERWISE NOTED. 3/4" L GEN GENERAL SOK SERVICE SINK Z GRABAR L GL GLASS SD SOAP DISPENSER m "INSTALL" MEANS PUT INTO PLACE, SUPPLIED BY GENERAL CONTRACTOR UNLESS OTHERWISE GND GROUND SM SHEET METAL ) _ GYP GYPSUM STA STATION NOTED. GA GAGE OF GAUGE GALV GALVANIZED T �� n) "ALIGN" MEANS ACCURATELY LOCATE FINISH FACES IN THE SAME PLANE. a < 1 O 2 O G GAS TAN TANGENT CD C a S O 9 0- GYP TBD TO BE DETERMINED BD GYPSUM WALLBOARD 3 O" L Z TEL TELEPHONE -I -i Z GC GENERAL CONTRACTOR MIN. TEMP TEMPERED ,i o 0 0 m O �N �� N HDCP HANDICAPPED THRES THRESHOLD SIDE OPENING DOOR ¢ OPEN CLOSE HDF HIGH DENSITY FIBERBOARD TO TOP OF DRAFTING CONVENLA-TIONS A s� HDWD HARDWOOD 6'-8" MIN. , HDWE HARDWARE TPD TOILET PAPER DISPENSER HM HOLLOW METAL TV TELEVISION ��3-0 k z HQ HOLD OPEN TYP TYPICAL A MIN. I TYPICAL MOUNTING HEIGHT ELEVATION LOCATION PLAN HOR HORIZONTAL TEMP TEMPERATURE INTERIOR ELEVATION HR HOUR TER TERRAllO A GRABAR X DETAIL NUMBER CONTROL ELEVATIONS ARE COMPRISED HR HAND NOTES: Hi HEIGHT TOIL TOILET D X B SHEET NUMBERJELEVATOR CONTROL PANEL OF: 1. ALL VERTICAL DIMENSIONS ARE TOC TOP OF CONCRETE MILLWORK MOUNTING HEIGHTS HVAC HEATING VENTING AIR TC TOP OF CURB COLUMN GRID LINES °� ° FINISH CEILING LEVEL (FCL) SHOWN FROM FINISH FLOOR TO CONDITIONING TOS TOP OF STEEL VIEWS) SHOWN p� FINISH FLOOR LEVEL (FFL) ELECTRICAL MOUNTING HEIGHTS LOCATION SHOWN. GENERAL NOTE: tiJ OWNEPSHIPANDUSE0F00ClIMENTSALLGRAWINGS,SPECIFICATIONS PNOCOPIESTHEflEOFFWWISHEO HW HOT WATER TS TUBULAR STEEL TOP OF SLAB (TOS) CONTROL ELEVATIONS 2. THE THERMOSTAT AND CARD HWH HOT WATER HEATER TW TOP OF WALL 1 •D KEYNOTE PASSENGER ELEVATORS SHALL BE ACCESSIBLE. AL DIMENSIONS GIVEN ARE FROM FFL READERS SHALL BE LOCATED SO THSAAINTSCT REDER OHISMAINR REPRODUCTION ARE TO SSO AUOR OTHER DISPOSITION RESPECTTO ELEVATORS REQUIRED TO BE ACCESSIBLE THISFfiOJECCESARELIAw PROHISITs EREPROOucrION,GISPUv, OR OTHER OISPoSIrION OF HDR HANDRAIL TB TOWEL BAR DATUM. FINISH FLOOR MATERIAL IS CL . HT. THAT THE TOP OF THE OUTLET BOX THIS DOCUMENT WITHOUT THEE%PRESS WRITTEN CONSENT OF SHLEMMER ALGAZE ASSOCIATES. HBD HARDBOARD 1 MIN. SHALL BE DESIGNATED AND CONSTRUCTED TO ASSUMED TO BE 3/8" THICK GLUE IS NO MORE THAN 48" NOR LESS COPYRIGHT t 2P'sSHLEMMERALGAZEASSOCIATES ALLR'GHTSRESERSEG UNF UNFINISHED COMPLY WITH CBC SECTION 116-407 AND HTR HEATER WORK POINT DOWN CARPET. FLOOR FINISH AND THAN 15" TO THE BOTTOM OF THE DATE: 12/16/16 HT HEIGHT LION UNLESS OTHERWISE NOTED CONTROL POINT ALIGN SURFACES CENTER OPENING DOOR WITH ASME A17.1, SAFETY CODE FOR THICKNESS WILL VARY FROM LOCATION 6 OUTLET BOX ABOVE THE FINISHED Southern StateS HC HOLLOW CORE OR URINAL DATUM POINT ELEVATORS AND ESCALATORS. TO LOCATION. REFER TO PLANS AND COAT CLOSET SHELF +5'-6" MIN. CUR. RAWN: HC UTIL UTILITY Iii!1- _ _ _ FLOOR (2013 CBC 118-308.2.2). Californiaf (317L9rmDC UnJVetsL ,._ hleWpOTt.-. HMI HOLLOW METAL INSULATED DETAILS FOR SPECIFIC FLOORING FIRE EXTINGUISHER CABINET, SEE A2.0 COTI L OOndin REVIEWED: DO UL UNDERWRITERS ELEVATOR SIGNAGE p €� CP:'1tr.,. __ INCAN INCANDESCENT LABORATORIES MATCH LINE INSTALLED MILLWORK INFORMATION. FOR TYPE. PAINT CABINET TO MATCH WALL MOUNTED F.L.S. -SHADED PORTION IS PROJECT N0: 616120 INCL INCLUDING VAR VARIABLE IDENTIFICATION FOR THE VISUALLY IMPAIRED SHALL BE AS FOLLOWS PASSENGER ELEVATOR CONTROLS ADJACENT WALL PROVIDE NEW FIRE STROBE DEVICE. INFO INFORMATION SIDE NO ALLOWANCE HAS BEEN MADE FOR EXTINGUISHER SUSPENDED IN CABINET SCALE: INSUL INSULATION VIF VERIFY IN FIELD CONSIDERED NO WORK IN THIS SHALL HAVE A MINIMUM DIMENSION OF 3/4 INCHES AND SHALL BE RAISED 1/8 INCH PLUS OR MINUS ANY DEPRESSIONS OR ELEVATIONS IN DOOR HANDLE *, rT AS NOTED INT INTERIOR AN VINYL AREA (N.I.C.) 1/32 ABOVE THE SURROUNDING SURFACE. CONTROL BUTTONS SHALL HAVE SQUARE SHOULDERS, AND THE SLAB. ELEVATION HEIGHTS SHOULD / 4000Wemerly Place Lam''' SHEET TITLE: VERT VERTICAL 12 DETAIL NUMBER SHALL BE ACTIVATED BY MECHANICAL MOTION WHICH IS DETECTABLE. ALL CONTROL BUTTONS SHALL BE TAKE INTO ACCOUNT ANY VARIATIONS IN KEY CARD READER OR THERMOSTAT INTER INTERMEDIATE VEST VESTIBULE A8.4 SHEET NUMBER DESIGNATED BY A 5/8 INCH MINIMUM, ARABIC NUMERAL, STANDARD ALPHABET CHARACTER, OR STANDARD THE FLOOR SLAB. BOT. OF MILLWORK OVHDS. IN INCH VCT VINYL COMPOSITION TILE AREA OF DETAIL OWNER FURNISHED WALL SWITCH, DIMMER OR WALL ' ID INSIDE DIAMETER N.I.C. SYMBOL IMMEDIATELY TO THE LEFT OF THE CONTROL BUTTON. A BRAILLE SYMBOL SHALL BE LOCATED +60" IDENT IDENTIFICATION VI VINYL WALL COVERING O ITEM IMMEDIATELY BELOW THE NUMERAL, CHARACTER, OR STANDARD SYMBOL. A MINIMUM CLEARANCE OF 3/8 MOUNTED MOTION SENSOR, WALL ABBREVIATIONS,NOTES, W WEST (NOT IN CONTRACT) INCH OR OTHER SUITABLE MEANS OF SEPARATION SHALL BE PROVIDED BETWEEN ROWS OF CONTROL PHONES AND "J" BOXES AT SYMBOLS,INDEX MAP JAN JANITOR W WITH COUNTERS. MULTIPLE SWITCHES TO JB JUNCTION BOX THICKENED UNE ADDENDUM BUTTONS. NOTE SEE FIGURE BELOW. THE RAISED CHARACTERS SHALL BE WHITE ON BLACK BACKGROUND. BE GANGED INTO ONE COVER PLATE. JUNC JUNCTION WC WALL COVERING 12 A CONTROLS AND EMERGENCY EQUIPMENT IDENTIFIED BY RAISED SYMBOLS SHALL INCLUDE, BUT NOT BE �, WC WATER CLOSET SHOWS ADDENDUM LEITER JT JOINT WD WOOD A8'4 AREA OF SECTION AREA OF REVISION LIMITED TO DOOR OPEN, DOOR CLOSED, ALARM BELL, EMERGENCY STOP, AND TELEPHONES. COUNTER +2'-10" -- D OR I�NDLEJ m DIMENSION SHOWN FOR REFERENCE BUILDING DATA, ETC. JST JOIST WIN WINDOW DETAIL CERTAIN ELEVATION DIMENSIONS ARE (► +2'-10" MAX.) +34'V\44" 6" = ONLY. FINAL LOCATION TO BE PASSENGER ELEVATOR LANDING JAMBS ON ALL ELEVATOR FLOORS, SHALL HAVE THE NUMBER OF THE ASSOCIATED WITH CODE REQUIRED o K KEY WO WHERE OCCURS 1 REVISION FLOOR ON WHICH THE JAMB IS LOCATED DESIGNATED BY RAISED ARABIC NUMERALS WHICH AREA MILLWORK DESK 12" o APPROVED BY SAA AND/OR TENANT. ,, KL KEY LOCK WO WITHOUT WALL SECTION KEY MINIMUM OF 2 INCHES IN HEIGHT AND RAISED BRAILLE SYMBOLS TO BE LOCATED APPROXIMATELY 5 FEET MAXIMUM OR MINIMUM MOUNTING ------------ REVISION NUMBER SHEET NO: KP KICK PLATE AREA OF REVISION HEIGHTS. SUCH DIMENSIONS SHOULD +2'-6" o ADJUST CENTERLINE DIMENSION TOI WP WATERPROOF DETAIL NUMBER N ABOVE THE FLOOR ON THE JAMB PANELS ON BOTH SIDES OF THE DOOR SO THAT THEY ARE VISIBLE BE HELD DESPITE VARIATIONS IN THE J BOX AT DESK +21" 12" AS REQUIRED TO ACCOMMODATE KIT KITCHEN WPT WORK POINT 12 FROM WITHIN THE ELEVATOR. RAISED BRAILLE SYMBOLS SHALL BE PLACED DIRECTLY TO THE LEFT OF -------------'-- SLAB. CODE DIMENSIONS ARE IN » MULTIPLE GANGED DEVICES LAM LAMINATE WR WATER RESISTANT 8, SHEET NUMBER NORTH THE CORRESPONDING RAISED ARABIC NUMERALS. THE RAISED CHARACTERS SHALL BE ON A CONTRASTING PARENTHESIS WITH AN ASTERISK NEXT NP• J_BOX OUTLET +18 LAV LAVATORY WS WEATHERSTRIPING BACKGROUND. WT WEIGHT VIEW DIRECTION TO THE CRITICAL DIMENSION. E.G.: (* ELECT. WALL OUTLET. MULTIPLE N LH LEFT HANDED �� o � °+° LAB LABORATORY WNSCT WAINSCOT SEE ALSO SHEET A-0.4 FOR ELEVATOR EQUIPMENT/CAB SPECIFICATIONS +15" MIN.) FIN. FLIT. 0'- 0" OUTLETS TO BE GANGED INTO ONE 3990-4000 WESTERLY PL BITE LOCATION.COVER PLATE LT LIGHT WDT WIDTH CL CENTER LINE NEWPORT BEACH, CA 926604) A 0 a 1S PA - PROJECT: THE STRAND REPOSITIONING 18 19 7 17" LANDSCAPE AND PAVEMENT, - - 4'-0' Ir WHERE OCCURS MIN. � "UNAUTHORIZED VEHICLES SLOPE DN 0° CONCRETE CURB PARKED IN DESIGNATED WHITE LETTERS, 1" MIN. HEIGHT 3990 WESTERLY PLACE 8.33% MAX. ACCESSIBLE SPACE NOT 4000 WESTERLY PLACE 5q DISPLAYING DISTINGUISHING N PLACARDS OR SPECIAL NEWPORT BEACH, CA 92660 CONCRETE CURB LICENSE PLATES ISSUED FOR 12 GA. GI SHEET METAL (NOT ROLLED) 16 CONCRETE WHEEL STOP PERSONS WITH DISABILITIES MAY BE TOWED AWAY AT o 4° WIDE STRIPE PAINTED OWNER'S EXPENSE. TOWED �• BLUE VEHICLE MAY BE RECLAIMED NOTE' N =' VERIFY RECLAIMED LOCATION AND PHONE 7" BY TELEPHONING THE NUMBER BY OWNER, PRIOR TO 4° WIDE STRIPING "-, FABRICATION. i - � PAINTED WHITE, TYP. FOLIC SHLEMMER • ALGAZE • ASSOCIATES ® z CULVER CITY,CA IRVINE,CA LOS ANGELES,CA WITHIN THE LOADING AND PARKIN UNLOADING ACCESS AISLE a (949)644-3681 . � SAN FR4NCISCO,CA ISELIN,NJ NEW YORK,NY PAINT THE WORD "NO G 2 Q. 6083 Bristol Parkway T 310.553.3252 12 - PARKING" IN 12" HIGH Culver City, CA 90230 SEE PLAN - 9'-0" 8'-O' 0 VAN LETTERS Mll 18201 Von Kerman Ave., Suite 120 T 949.724.8958 REGULAR STALL ACCESSIBLE STALL Irvine, CA 92612 NOTE: NOTE: 515 South Flower St., Suite 100 T 213.929.1400 _ _ _ _ — — PAINT DIRECTIONAL ARROWS AT DRIVEWAY 1. HELVERCA MEDIUM - UPPER AND LOWER CASE 1" LETTER. Los Angeles, CA 90071 AND ENTRY PARKING AS REQUIRED PER 2. BLANK SPACES ARE TO BE FILLED IN WITH THE APPROPRIATE INFORMATION 535 Mission St., Suite 1563 T 415.390.6793 CITY STANDARDS. AS FERMENT PART OF THE SIGN. San Francisco, CA 94105 485A US Route 1 South, Suite 100 T 848.200.1200 TYPICAL PARKING STALLS SCALE- . 17 ENTRY SIGNAGE SCALE 0 Iselin,East 08830 1/8 - 1 0 1-1/2" = 1'-0" 17 -- -- c — -- NewYork?NY110010 Floor 7917.512.6688 - - - - - - _-- - - - - - — - - 4 www.saaia.com VaL SEAL AND STAMP:— � — ❑ I ACCESSIBLE PATH — I I - ACCESSIBLE PATH — NEW WALK NEW CURB RAMP OF TRAVEL OF TRAVEL LF 5% MAX. SLOPE 8.33% MAX. SLOPE MAIN ENTRANCE 3'-0" NEW WALK 2 6 3 4 8a I I1 4 4 MAIN ENTRANCE 14 5% MAX. SLOPE 5 a VEEXISTING BUILDING w I " " 5 I6,rvo: EXISTING BU ILDING 3990 I,o a ° °0°°°°°°° HICULAR WAY 4000 00000 ,. 0 0 0 0 0 0 00000000000 2 w I In 2 S'11 IDI N o°o°o°o°o°o 4 4 Q 00000000000 3 IT • 3 Q 0000000000 ° 0 Q 0O° ° ° ° ° 0O0O0O0O0 „.ADA N I ®In CONSULTANTS °° 0000 0°°°°°°°°°° o° 00 00 00 0 . IF, O000 2 6 3 4 8 IN w 1n R ,a ,• 7j X\ RI a TRUNCATED DOMES ' - - — - - - - IN °` '° " " a ,w ,. 4 0" CURB FACE - " " --- — — — — 94 7 a w sr 114 ,a Iw / IIs 1. IN '*Rk " a 1 5 H • n / 2.3" - 2.4" C-�•, VEHICULAR WAYR a, I 26 w W ,,, IN Iw I R . N 118 w ® w, " CURB RAMP "-� in p �° O1 PAVEMENT IIT I / RAISED TRUNCATED O ACCESSIBLE ROUTE OF PEDESTRIAN TRAVEL 48" MIN. (UNLESS OTHERWISE NOTED 12 DOME PATTERN ON PLANS) i O TOP FACE Of CURB . ,s N ,° m n . I. 1. N . ,® ,N ,. . . I. I. . . . T „ . R 1. ,. NN ,N w, N. a 1. w, ,N Na 181 IN is ,N la a in " 12" X 24 REFLECTORIZED SIGN. WHEEL `� CHAIR SHALL BE WHITE ON BLUE o O WALL, FENCE, LANDSCAPING OR OTHER OBSTRUCTION F / BACKGROUND WITH "MINIMUM FINE 0.45'-0.47" °^° I i' =250" ' of O ON CURB FACE WITH 1/4' UP (SEE DETAIL) B AI K �I 20 �� N r NG O O6 THE RAMP SHALL HAVE A 120 BORDER WITH 1/4° GROOVES APPROXIMATELY 3/4' 0 11 t *gy0.9"-0.92' ON CENTER. GROOVES MUST BE (SEE GROOVING DETAIL). VAN ACCESSIBLE SIGN WITH WHITE v LAAAAAAAAAAAAAA\ $250 BEADED TEXT OR EQUAL ON BLUE RAISED TRUNCATED O7 SCORE MARK, BACK TOP OF CURB BACKGROUND. WHERE OCCURS. DOME O8 A MINIMUM 36-INCH WIDE SECTION OF TRUNCATED DOMES SHALL BE PROVIDED Vm WHEN FLAT TRAVEL SURFACE ADJOINS A VEHICULAR WAY (O" CURB FACE) a 2" x 3" x 3/16° GALV. STEEL TUBE GSR 1 0" AND PAINTED, CAP TUBE END. 8° TRUNCATED DOMES SHALL BE PROVIDED ON THE FULL SURFACE OF THE RAMP PARKING CALCULATIONS WHEN RAMP ADJOINS A VEHICULAR WAY. 0" CURB FACE). ACCESSIBLE PARKING REQUIREMENT: ( ) TOTAL BUILDING SQUARE FOOTAGE FOR 3990 WESTERLY PLACE: 23,931 S.F. FINISH GRADE / PAVEMENT RAMP TOTAL BUILDING SQUARE FOOTAGE FOR 4000 WESTERLY PLACE: 23.877 S.F. MINIMUM NUMBER OF REQUIRED ACCESSIBLE PARKING SPACES PER CBC 2013, CH. 11B, CONTRACTOR TO PROVIDE A DETECTABLE WARNING PRODUCT SAMPLE TO THE TOTAL 47,808 S.F. TABLE AAB-208.2 PARKING SPACES BUILDING INSPECTOR FOR APPROVAL OF COLOR CONTRAST WITH FINISH CALCULATIONS PER STEVENSON SYSTEM'S INC. REPORT PLUS NEW SQUARE FOOTAGE OF ELEVATOR TOWERS PER 198 EXISTING PARKING STALLS WE REQUIRE (6) STALLS TO BE ACCESSIBLE. 45' SURFACE. PER NEWPORT BEACH, CALIFORNIA ZONING CODE - TABLE 3-10 OFF-STREET PARKING REQUIREMENTS, I III=III=I �— CONCRETE FOOTING 20.40.040 OFF STREET PARKING SPACES REQUIRED, SERVICE USES - BUSINESS PROVIDED: -III a =_ UP OF RAMP NOTES: 1 " =I�—III aUSE RATIO 198 PARKING STALLS IN TOTAL IIIIIIII- A. DETECTABLE WARNING SURFACES, AT THE OPTION OF THE CONTRACTOR, SHALL BE COMMERCIAL (B-OCC) 1 PER 225 • 4 ACCESSIBLE STALLS =0 7w, I I I a III—III- CONSTRUCTED BY CAST-IN-PLACE OR STAMPED METHOD, OR CONSIST OFA 2 VAN ACCESSIBLE STALLS a - 13/4• \ PREFABRICATED SURFACE. THE PREFABRICATED SURFACE (NO RUBBER MATS _ ALLOWED) SHALL BE EITHER TACTILE TILES, BY CARSONITE INTERNATIONAL WITH THIS PERMIT, CLIENT IS APPLYING FOR MODIFICATION PERMIT TO ALLOW THE FOLLOWING: CORPORATION OR DETECTABLE WARNING MATS, BY DETECTABLE WARNING SYSTEMS, PARKING REQUIREMENT MAY BE LOWERED TO ONE (1) SPACE FOR EACH 250 SQUARE FEET OF NET FLOOR DRAWINGS ISSUE Z DATE DEBCFIP710N DATA 1/ OR APPROVED EQUAL AREA UPON REVIEW AND APPROVAL OF A MODIFICATION PERMIT. 1'-0° MINIMUM RAMP THICKNESS SHALL BE 4' P.C.C. OVER 4' CLASS II A.B. WITH APPROVED MODIFICATION PERMIT: FOR REFERENCE ONL 12.23.2016 PLAN CHECK SUBMITTAL 'Yj GROOVING DETAIL B. OVER 6" OF SUBGRADE. ALL AB AND/OR SUBGRADE SHALL BE PROCESSED TO TOTAL PARKING FOR COMMERCIAL/ BUSINESS: Q BORDER & LEGEND - WHITE (RETROREFLECTIVE) 957 RELATIVE COMPACTION. N 02.08.2017 PLAN CHECK CORRECTIONS 1 BACKGROUND - BLUE (RETROREFLECTIVE) 47,808 SF/ 250 = 191.23 OR 192 PARKING STALLS REQUIRED 1Q TOTAL PARKING STALLS PROVIDED: 198 STALLS, INCLUDING ACCESSIBLE STALLS VAN ACCESSIBLE SIGNAGE SCALE- " 19 TRUNCATED DOMES RAMP AND GROOVES SCALE 15 SITE PLAN AND PATH OF TRAVEL SCALE: 1 3/4 - 1'-0* + + 1-1/2 - 1 -0 1/32 -1'-0' LEGEND 36' — — — EGRESS COMMON PATH OF TRAVEL 1'-0' 1'-0' PARKING STALL 1 1/2' ,., EGRESS COMMON PATH OF TRAVEL 2'-O' OVERIDE — - - ♦ EGRESS PATH OF TRAVEL 8" N PRE-CAST CONC. ADA COMMON PATH OF TRAVEL WHEEL STOP OWNERSHIPAND USE OF DOCUMENTSALL DRAWINGS,SPECIFICATIONS PNDCOPIESTHEREOFF_FNISHED IN BYSP41MERCES AFE AND SHALL REMAIN TS PROPER,Y.THEY ARE TO SE USED ONLY WOH RESPECTTO THSCONCRETE OR 7^ O HIS DOCUMENT WJECT ITHOUT HEERALIHAWP OXPRESS WR7EN CONSENT OUSTS THE REPRODUCTION F SHUEMME ALOGAZE ASSOCIpTESR OTHER TION OF N A.C. PAVING 0 2^ COPYRIGHT t 2515 SHlEMMEALGAZE ASSOCIATES ALLPIGHTSRESERVED TD DATE: 12/16/16 1 d N o n Dd a 12 1/2' DRAWN: HC � 4' d" OR LLLL REVIEWED: DO Ell N O \. ® A 0 3^ 5 5/8" `� 1� 3• KEYNOTES AM-1- ALLE-ML PROJECT N0: 616120 IN oN� . "' NO. 4 REBAR 1 I o SITE ENTRANCE SIGNAGE. SEE DETAIL 17/A-0.5. SCALE: AS NOTED ImumR99 (CA) 14. Q:) PARKING SPACE SIGNAGE. SEE DETAIL 19/A-0.5. SHEET TITLE: NOTE: 1• 5° PARKING SPACE EMBLEM. SEE DETAIL 12/A-0.5. SITE PLAN AND `, �� p�pp�® USE Ill LONG WHEEL STOP AT DOUBLE STALL CONDITIONS �IU�Ium CENTERED ON STRIPING ® NEW ACCESSIBLE PATHWAY. SEE DETAIL 15/A-0.5. R99C (CA) a USE 4'-0" LONG WHEEL STOP AT SINGLE STALL CONDffIONS ACCESSIBILITY PATH OF � THE WE $ 250 1'-0" FROM CENTERLINE OF STRIPING ' , I CH S H GH ON CONWORDS 'NO TRASTING BACKGROUND DG' SHALL BE DOR PER JUIN THE RISDICTION SD CT ON STANDARNG AND IDS AND LOCATE SONG AREA IN WHITE �THAT ITS VIS BLE TO ERS NO LESS THAN 12 © TYPICAL ACCESSIBLE STALL SEE DETAIL 17/A-0.5. TRAVEL COLOR: N TRAFFIC ENFORCEMENT. BORDER & LEGEND - WHITE (RETROREFLECTIVE) R99B (CA) ACCESS PARKING STALL EMBLEM, MIN. BACKGROUND - BLUE (REIROREFLECTNE) 36°X36°, WHITE BORDER, WHITE WHEEL SHEET NO: CHAIR, BLUE BACKGROUND, TYP. ACCESSIBLE SIGNS SCALE _ . 20 CONCRETE WHEEL STOP SCPARKING SPACE EMBLEM SCALE D. 12 'NO PARKING' PAVEMENT MARKING SCALE 8 A � 0 . 5 1-1/2 - 1 0 1-1/2 Al- 1'-0 -0 1' = 1'-0' 10 PA n I M37 i 1ST FLOOR—EXIT ANALYSIS THE STRAND IL USE SQUARE FOOTAGE LOAD FACTOR OCCUPANTS LOAD REPOSITIONING LOBBY 389 100 4 OCCUPANT CALCULATION 3990 WESTERLY PLACE _ 4000 WESTERLY PLACE �1MAXIMUM TOTAL # OF OCCUPANTS 114 NEWPORT BEACH, CA 92660 q TOTAL OCCUPANT SQUARE FOOTAGE 11,365 , # OF EXITS REQUIRED FOR TABLE 1004.1.1 & 1021.1 2 1 I ---- ---- SHLEMMER • ALGAZE • ASSOCIATES BUILDING EXITCULVER CITY,CA • IRVINE,CA LOS ANGELES,CA SAN FRANCISCO,CA • SiINEW YORK, NY EXIT CALCULATIONS BASED ON SPRINKLERED 6083 Bristol Parkway T 310.553.3252 B I ( Culver City, CA 90230 18201 Von Karmen Ave., Suite 120 T 949.724.8958 Irvine, CA 92612 J REQUIRED STAIR WIDTH (INCHES) 0.3 X 114 = 34.2" REQUIRED 46" PROVIDED 515 South Flower St., Suite 100 T 213.929.1400 Los Angeles, CA 90071 '7 )\,7 aa 535 Mission St Suite 1563 T 415.390.6793 REQUIRED EXIT WIDTH (INCHES) 0.15 X 110 = 16.5" REQUIRED 108" PROVIDED San Francisco, CA 94105 J 485A US Route 1 South, Suite 100 T 848.200 1200 4 Q Iselin, NJ 08830 HOUR RATED CEILING 120 East 23rd St , 5th Floor T 917.512.6688 — UNDER USABLE SPACE New York, NY 10010 OF STAIRS www saaia com SEAL AND STAMP: 7`01 \1F7 I LOBBY 0T <^II^I�^'F, ,D, ILII lJ II L_ J BUILDING EXIT CONSULTANTS: 1ST FLOOR COMMON PATH OF EGRESS DISTANCE / MAXIMUM TRAVEL DISTANCE / TACTILE EXIT SIGN LOCATIONS SCALE: 1 2ND FLOOR__EXIT ANALYSIS USE SQUARE FOOTAGE LOAD FACTOR OCCUPANTS LOAD r BRIDGE 169 100 2 OCCUPANT CALCULATION MAXIMUM TOTAL # OF OCCUPANTS 110 INI F.E.V TOTAL OCCUPANT SQUARE FOOTAGE 10,937 I I I # OF EXITS REQUIRED FOR TABLE 1004.1.1 & 1021.1 2 1 1 EXIT CALCULATIONS BASED ON SPRINKLERED EXIT #2 ® ® BU L IN REQUIRED STAIR WIDTH (INCHES) 0.3 X 110 = 33" REQUIRED 46" PROVIDED REQUIRED EXIT WIDTH (INCHES) 0.15 X 110 = 16.5" REQUIRED — 7 1 I EXI #1 I 4 8E 2011 DRAWINGS ISSUE DATA DP_8CF>t'T10N IATA 12.23.2016 PLAN CHECK SUBMITTAL 02.08.2017 PLAN CHECK CORRECTIONS ZL ------------------- -------------------------------- — 7 0 2ND FLOOR COMMON PATH OF EGRESS DISTANCE / MAXIMUM TRAVEL DISTANCE / TACTILE EXIT SIGN LOCATIONS SCALE: cl 2 TACTILE EXIT SIGNS KEYNOTES LEGEND TACTILE EXIT SIGN TACTILE EXIT SIGNS SHALL BE REQUIRED AT THE FOLLOWING LOCATIONS: 3. EACH EXIT DOOR THAT LEADS DIRECTLY TO A GRADE LEVER EXTERIOR EXIT BY MEANS OFA 1 STAIRWAY SHALL BE IDENTIFIED BY A TACTILE EXIT SIGN WITH THE FOLLOWING WORDS AS O TACTILE EXIT SIGNAGE. SEE DETAIL #1 AREA NOT IN CONTRACT (NIC" ')' OWNERSHIPANO USE OF DOCUMENTS ALL DRAWINGS,SPECIFICATIONS AND COPIES THEREOF FURNISHED PERMANENT SIGNAGE TO BE INSTALLED ON THE WALL ADJACENT TO THE LATCH SIDE OF THE DOOR AT 1. A TACTILE EXIT SIGN WITH THE WORD "EXIT", SHALL IDENTIFY EACH GRADE LEVEL APPROPRIATE "EXIT STAIR DOWN" By THIS PROJECCTTAINTEFSABEANDSHAUREMAINTSPBDPERW.THEYARETOBEUSEDONLYWIHBESPEOTo . FEDERAL l NW PROHIBITS THE REPRODUCTION,DISPHAY,SNL OR OTHER DISPOSITION OF +60" A.F.F. MOUNTED LOCATION MUST ALLOW A PERSON TO APPROACH WITHOUT ENCOUNTERING EXTERIOR EXIT DOOR. THIS DOCUMENT WITHOUT THE EXPRESS WR17ENCONSENT OFSHLFMMERALGAZEASSOCIATES. TACTILE EXIT ROUTE SIGNAGE. SEE DETAIL #2 EXISTING CONSTRUCTION TO REMAIN. PROTRUDING 4 BJEAND,TSBOR03TANDING WITHIN EXIT S WIINGEXIT PATH OF THE DOOR [11B-307 (PROTRUDING OBJECTS); CORRESPONDING CORRESPONDING DATEigM15SHLEMMERALGAZEASSOCIATES ALLRIGHTSRESERVED 2/16/16 GRADE II BRAILLE EGRADE II BRAILLE E) � TACTILE EXIT STAIR SIGNAGE. SEE DETAIL #3 STAT NEW CONSTRUCTION, TYPICAL PARTITION UNLESS OTHERWISE NOTED. LETTERS & NUMBERS SHALL BE RAISED � DRAWN: HC ® 1/32", UPPER CASE, SANS SELF TYPE ® TACTILE STAIR LEVEL IDENTIFICATION SIGNAGE. SEE DETAIL #4 REVIEWED: DO AND SHALL BE ACCOMPANIED WITH GRADEAT LINE OF FINISHED FLOOR $ 12" II BRAILLE RAISED CHARACTERS. SHALL BE 5O PROVIDE NEW OCCUPANT LOAD SIGNAGE PER SECTION 1004.3 SIGN WALL — — — COMMON PATH OF EGRESS PROJECT N0: 616120 AT LEAST J" HIGH, BUT NO HIGHER THAN CORRESPONDING 5 LINE OF FINISHED FLOOR SHALL BE POSTED IN A CONSPICUOUS PLACE NEAR THE MAIN EXIT OR EXIT SCALE: 2" CHARACTERS AND BRAILLE SHALL BE _ GRADE II BRAILLE ACCESS DOORWAY FROM THE ROOM. REFER TO APPLICABLE OCCUPANT LOAD 1/8"-1 —0 IN HORIZONTAL FORMAT AND WffHEQ EQ $ CALCULATION PER EXIT ANALYSIS TABLE ON THIS SHEEP. — _ _ ♦ MAXIMUM PATH OF TRAVEL SHEET TITLE: BRAILLE PLACED J" MIN AND }" MAX 2. A TACTILE EXIT SIGN WITH THE WORDS "EXIT ROUTE" SHALL IDENTIFY EACH EXIT ACCESS DOOR © INTERNATIONAL SYMBOL OF ACCESSIBILITY LOCATED ON 1st FLOOR. SEE DETAIL #5 DIRECTLY BELOW THE TACTILE FROM AN INTERIOR ROOM OR AREA TO A CORRIDOR OR HALLWAY THAT IS REQUIRED TO HAVE A CHARACTERS; FLUSH LEFT OR CENTERED. VISUAL EXIT SIGN. 4. A TACTILE SIGN WITH THE FOLLOWING WORDS AS APPRPRIATE: NOTES CORRESPONDING "LEVEL #' O7 =EZWH 1007.8, A TWO—WAY COMMUNICATION SYSTEM SHALL BE PROVIDED ADA COMMON PATH OF TRAVEL 1. SIGNS W/ RAISED CHARACTERS AND BRAILLE SHALL BE LOCATED 46' MINIMUM ABOVE FINISH FLOOR OR GROUND EXIT GRADE II BRAILLE **AT EXIT DISCHARGE, SIGN SHALL HAVE RAISED FIVE—POINTED LANDING ON EACH ACCESSIBLE FLOOR THAT IS ONE OR MOREEXIT ANALYSIS3990 STAR TO LEFT OF IDENTIFYING FLOOR LEVEL. THE OUTSIDE BELOW THE STORY OF EXIT DISCHARGE COMPLYING WITHSURFACE, MEASURED FROM THE BASELINE OF THE LOWEST LINE OF BRAILLE & 60" MAXIMUM ABOVE FINISH FLOOR OR DIAMETER OF STAIR SHALL BE SAME AS THE HEIGHT OF THE 1 AND 1007.8.2. WESTERLY GROUND SURFACE, MEASURED FROM THE BASELINE OF THE HIGHEST LINE OF RAISED CHARACTERS. MOUNNNG LOCATION RAISED CHARACTERS. PROVIDE ROOF ACCESS/NO ROOF ACCESS Q ® CEILING MOUNTED EXIT SIGN. DARK QUADRANT INDICATES FACE. ARROW(S) SHALL BE DETERMINED SO THAT A PERSON MAY APPROACH WITHIN 3" OF SIGNAGE WITHOUT ENCOUNTERING INDICATE DIRECTION. PROTRUDING OBJECTS OR STANDING WITHIN THE SWING OF THE DOOR. AS REQUIRED. 2. RAISED CHARACTERS ON SIGNS SHALL BE SELECTED FROM FONTS WHERE THE WIDTH OF THE UPPERCASE LEITER 'o' ® PER CFC SECTION 506.1.2, PROVIDE KEY BOXES FOR NONSTANDARDIZED ELEVATOR IS 55% MINIMUM AND 1108 MAXIMUM of THE HEIGHT OF THE UPPERCASE 'T'. STROKE THICKNESS OF THE UPPERCASE LINE OF FINISHED FLOOR KEYS. KEY BOXES SHALL COMPLY WITH SECTION 506.1 AND 506.1.2. Q FEC BUILDING STANDARD, FULLY RECESSED FIRE EXTINGUISHER CABINET. SHEET NO: 7" SHALL BE 15% MAXIMUM OF THE HEIGHT of THE CHARACTER. mina CORRESPONDING 1 NOTE: ALL SIGNAGE SHALL COMPLY WITH 2013 CBC 118-703. r GRADE II BRAILLE REFER TO SHEET A-0.6 FOR ADDITIONAL INFORMATION LITERARY BRAILLE STANDARD DIMENSIONS i o LINE OF FINISHED FLOOR DOT DIAMETER — .059" INTER—DOT SPACING — .090" SCALE: C� HORIZONTAL SEPARATION BETWEEN CELLS —.241" SYMBOL OF ACCESSIBILITY SIGNAGE NTS " VERTICAL SEPARATION BETWEEN CELLS —.395" A � 0 . 5a 1—� PA n I M37 1ST FLOOR—EXIT ANALYSIS THE STRAND ® ® USE SQUARE FOOTAGE LOAD FACTOR OCCUPANTS LOAD REPOSITIONING F -1 LOBBY 473 100 5 $ OCCUPANT CALCULATION 3990 WESTERLY PLACE ra 4000 WESTERLY PLACE MAXIMUM TOTAL # OF OCCUPANTS 112 NEWPORT BEACH, CA 92660 LOBBY 1011 TOTAL OCCUPANT SQUARE FOOTAGE 11,204 , CONFIRM EXISTING ONE HOUR RATED CEILING UNDER USABLE SPACE # OF EXITS REQUIRED FOR TABLE 1004.1.1 & 1021.1 2 1 SHLEMMER • ALGAZE • ASSOCIATES CULVER CITY,CA • IRVINE,CA LOS ANGELES,CA SAN FRANCISCO,CA • ISEUN,NJ NEW YORK,NY 6083 Bristol Parkway T 310.553.3252 EXIT CALCULATIONS BASED ON SPRINKLERED Culver City, CA 90230 18201 Von Karman Ave., Suite 120 T 949.724.8958 BUILDING Irvine, CA 92612 0 0 515 South Flower St., Suite 100 T 213.929.1400 ) 0 O 0 INCHES .3 X 112 33.6" REQUIRED REQUIRED STAIR WIDTH ( Los Angeles, CA 90071 = — 4 4 ® 535 Mission St., Suite 1563 T 415.390.6793 San Francisco, CA 94105 ®T 0.15 X 112 = 16.8" 485A US Route 1 South, Suite 100 T 848.200.1200 REQUIRED 108" PROVIDED REQUIRED EXIT WIDTH (INCHES) Iselin, NJ 08830 120 East 23rd St., 5th Floor T 917.512.6688 Q New York, NY 10010 www.saaia com SEAL AND STAMP: I e TMT l ! CONSULTANTS 1ST FLOOR COMMON PATH OF EGRESS DISTANCE / MAXIMUM TRAVEL DISTANCE / TACTILE EXIT SIGN LOCATIONS SCALE: i 2ND FLOOR—EXIT ANALYSIS USE SQUARE FOOTAGE LOAD FACTOR OCCUPANTS LOAD ® 0 BRIDGE 198 100 2 1 -------------------------- -------------------------- -------------------------- -------------------------- ------ ------------ O ------------------------- OCCUPANT CALCULATION MAXIMUM TOTAL # OF OCCUPANTS 111 Q BRIDGE TOTAL OCCUPANT SQUARE FOOTAGE 11,045 201 EXIT 1 # OF EXITS REQUIRED FOR TABLE 1004.1.1 & 1021.1 2 1 _]i C 44 SUITE 260 SUITE 270 SUITE 2Bo ' -a EXIT CALCULATIONS BASED ON SPRINKLERED 0 — _ I BUILDING r EXIT #2 I [) ,S C. REQUIRED STAIR WIDTH (INCHES) 0.3 X 112 = 33.6" REQUIRED 46" PROVIDED C 3 4 126'-10" - 0 = ;1 0.15 X 112 = 16.8" REQUIRED 36" CIIr�j REQUIRED EXIT WIDTH (INCHES) — — — — — - - — - - — - - — - - — - - — - - — - - — - - — - - — - - — - - — - - — - - — - - — - - — — ' V 1 ® SUITE D (200) ZL 1Cs C. V) - - - �- - -1 APPROX 2,056 US Ea S.0 s c. SUI SUITE E (240) SUITE G (220) c -44" APPR X 1 ,354 USF APPROX 1 ,230 USF APPROX 1 ,947 USF DC DRAWINGS ISSUE 7S.C. DATA DP_BCFrT10N DB-TA 'I'9T ACCENT S. S.C. 12.23.2016 PLAN CHECK SUBMITTAL WALL 0 s V 02.08.2017 PLAN CHECK CORRECTIONS S.0 S.C. C. S.C. S.C. S.0 S.C. S C. S.C. S C. S.C. e +44" � S. . S.C. S.C. 14 S.C. S.0 S.C. S.C. S C. S.C. a C. C. Iry 69 2ND FLOOR COMMON PATH OF EGRESS DISTANCE / MAXIMUM TRAVEL DISTANCE / TACTILE EXIT SIGN LOCATIONS SCALE: n TACTILE EXIT SIGNS KEYNOTES LEGEND TACTILE EXIT SIGN TACTILE EXIT SIGNS SHALL BE REQUIRED AT THE FOLLOWING LOCATIONS: 3. EACH EXIT DOOR THAT LEADS DIRECTLY TO A GRADE LEVER EXTERIOR EXIT BY MEANS OFA 1 TACTILE EXIT SIGNAGE. SEE DETAIL 1 AREA NOT IN CONTRACT NIC PERMANENT SIGNAGE TO RE INSTALLED ON THE WALL ADJACENT TO THE LATCH SIDE OF THE DOOR AT 1. A TACTILE EXIT SIGN WITH THE WORD "EXIT", SHALL IDENTIFY EACH GRADE LEVEL STAIRWAY SHALL BE IDENTIFIED BY A TACTILE EXIT SIGN WITH THE FOLLOWING WORDS AS O # ( ) BYW,ME p SAR OF DSHAUSEMANTSPR FrvEHEV SPECIFICATIONS ME USEDPONLY wWTH RESPEECTTO +60" A.F.F. MOUNTED LOCATION MUST ALLOW A PERSON TO APPROACH WITHOUT ENCOUNTERING EXTERIOR EXIT DOOR. APPROPRIATE "EXIT STAIR DOWN" THSoUMENTWITHOUTTHEEXXPNESS WR17EN CONSENT OF SHIU£MMEER ALG OTHER DISPOSITION of TACTILE EXIT ROUTE SIGNAGE. SEE DETAIL #2 EXISTING CONSTRUCTION TO REMAIN. PROTRUDING DIN4 BJE, BTSOR03TANDING WITHIN S WGEXIT IINPATH OF THE DOOR [11B-307 (PROTRUDING OBJECTS); CORRESPONDING CORRESPONDING igM15SHLEMMERALGAZEASSOCIATES ALLRIGHTSRESERVEry AND EXITGRADE II BRAILLE EGRADE II BRAILLE O3 TACTILE EXIT STAIR SIGNAGE. SEE DETAIL #3 DATE2/16/16 ST NEW CONSTRUCTION, TYPICAL PARTITION UNLESS OTHERWISE NOTED. LETTERS & NUMBERS SHALL BE RAISED � DRAWN: HC ® 1/32", UPPER CASE, SANS SELF TYPE ® TACTILE STAIR LEVEL IDENTIFICATION SIGNAGE. SEE DETAIL #4 REVIEWED: DO AND SHALL BE ACCOMPANIED WITH GRADEAT 13 LINE OF FINISHED FLOOR $ 12" II BRAILLE RAISED CHARACTERS. SHALL BE O PROVIDE NEW OCCUPANT LOAD SIGNAGE PER SECTION 1004.3 SIGN WALL — — — COMMON PATH OF EGRESS PROJECT NO: 616120 AT LEAST J" HIGH, BUT NO HIGHER THAN CORRESPONDING 5 LINE OF FINISHED FLOOR SHALL BE POSTED IN A CONSPICUOUS PLACE NEAR THE MAIN EXIT OR EXIT SCA E: 1 g"_1 _p^ 2" CHARACTERS AND BRAILLE SHALL BE _ GRADE II BRAILLE ACCESS DOORWAY FROM THE ROOM. REFER TO APPLICABLE OCCUPANT LOAD IN HORIZONTAL FORMAT AND WffHEQ EQ $ CALCULATION PER EXIT ANALYSIS TABLE ON THIS SHEET. — _ _ ♦ MAXIMUM PATH OF TRAVEL SHEET TITLE: BRAILLE PLACED J" MIN AND }" MAX 2. A TACTILE EXIT SIGN WITH THE WORDS "EXIT ROUTE" SHALL IDENTIFY EACH EXIT ACCESS DOOR IjRR SYMBOL OF ACCESSIBILITY LOCATED ON 1st FLOOR. SEE DETAIL 5 DIRECTLY BELOW THE TACTILE FROM AN INTERIOR ROOM OR AREA TO A CORRIDOR OR HALLWAY THAT IS REQUIRED TO HAVE A CHARACTERS; FLUSH LEFT OR CENTERED. VISUAL EXIT SIGN. 4. A TACTILE SIGN WITH THE FOLLOWING WORDS AS APPROPRIATE: TION 1007.8 ATWO WAY COMMUNICATION SYSTEM SHALL BE PROVIDEDNOTES CORRESPONDING "LEVEL #" ADA COMMON PATH OF TRAVEL**AT EXIT DISCHARGE, SIGN SHALL HAVE RAISED FIVE-POINTED TOR LANDING ON EACH ACCESSIBLE FLOOR THAT IS ONE OR MORE EXIT ANALYSIS 1. SIGNS W/ RAISED CHARACTERS AND BRAILLE SHALL BE LOCATED 48' MINIMUM ABOVE FINISH BOOR OR GROUND EXIT GRADE II BRAILLE E OR BELOW THE STORY OF EXIT DISCHARGE COMPLYING WITH4000 WESTERLY STAR TO LEFT OF IDENTIFYING FLOOR LEVEL. THE OUTSIDESURFACE, MEASURED FROM THE BASELINE OF THE LOWEST UNE OF BRAILLE & 60" MAXIMUM ABOVE FINISH FLOOR OR DIAMETER OF STAIR SHALL BE SAME AS THE HEIGHT OF THE 7.8.1 AND 1007.8.2. , GROUND SURFACE, MEASURED FROM THE BASELINE OF THE HIGHEST LINE OF RAISED CHARACTERS. MOUMING LOCATION RAISED CHARACTERS. PROVIDE ROOF ACCESS NO ROOF ACCESS ® CEILING MOUNTED EXIT SIGN. DARK QUADRANT INDICATES FACE. ARROW(S) SHALL BE DETERMINED SO THAT A PERSON MAY APPROACH WITHIN 3" OF SIGNAGE WITHOUT ENCOUNTERING / INDICATE DIRECTION. PROTRUDING OBJECTS OR STANDING WITHIN THE SWING OF THE DOOR. AS REQUIRED. 2. RAISED CHARACTERS ON SIGNS SHALL BE SELECTED FROM FONTS WHERE THE WIDTH OF THE UPPERCASE LETTER "0" ® PER CFC SECTION 506.1.2, PROVIDE KEY BOXES FOR NONSTANDARDIZED ELEVATOR FEC BUILDING STANDARD, FULLY RECESSED FIRE EXTINGUISHER CABINET. IS 55% MINIMUM AND 110% MAXIMUM OF THE HEIGHT OF THE UPPERCASE "T'. STROKE THICKNESS OF THE UPPERCASE LINE OF FINISHED FLOOR KEYS. KEY BOXES SHALL COMPLY WffH SECTION 506.1 AND 506.1.2. o SHEET NO: 7" SHALL BE 15% MAXIMUM OF THE HEIGHT OF THE CHARACTER. mina CORRESPONDING1� NOTE: ALL SIGNAGE SHALL COMPLY WITH 2013 CBC 118-703. r GRADE II BRAILLE REFER TO SHEET A-0.6 FOR ADDITIONAL INFORMATION LITERARY BRAILLE STANDARD DIMENSIONS �o LINE OF FINISHED FLOOR DOT DIAMETER - .059" INTER-DOT SPACING - .090" SCALE: C� HORIZONTAL SEPARATION BETWEEN CELLS -.241" SYMBOL OF ACCESSIBILffY SIGNAGE NTS " VERTICAL SEPARATION BETWEEN CELLS -.395" A � 0 . 5b PA - PROJECT: THE STRAND REPOSITIONING WESTERLY PLACE As-,.2 3990 WESTERLY PLACE 4000 WESTERLY PLACE NEWPORT BEACH, CA 92660 6 0 mo 6 _ ❑ _ ® - - - - - - CA 1 I t I ® _ SHLEMMER • AR GAZE ASSOCIATES SALVERSITN CA • VI • L0AGELES SAN SCO,CA ISELIN,NJ NEW YORK,NY � 6083 Bristol Parkway T 310.553.3252 Culver City, CA 90230 4 I I I 4 I j 18201 Von Karman Ave., Suite 120 T 949.724.8958 I _ Irvine, CA 92612 I I I I I I — �—I T�, I J 515 South Flower St., Suite 100 T 213.929.1400 I I Los Angeles, CA 90071 I I I Il I I I I I I I II I I II 535 Mission St., Suite 1563 T 415.390.6793 III II II I I I I_ _ I _ -- I I II I III I I I I III I I I I I S I I I I I I I I II I I I II San Francisco, CA 94105 I 11 II I I I I I II I I 1 485A US Route 1 South, Suite 100 T 848.200.1200 J I I III I I I I I I I II I I II Iselin, NJ 08830 120 East 23rd St., 5th Floor T 917.512.6688 11 Il I 11 I New York, NY 10010 jl I I II 3 3 II www.saaia.com LL- Jh SEAL AND STAMP: El III — T - 2 IUI j El I II 9 r � II II L JI IIJ I 1 - - - - - II 1I _ LJ 11 - - - - - - - - -- - II � - - - � LL - - - L� I � II II 11 - - - - - - - - - - i - - -- - I� CONSULTANTS: 11 L� - - - - I - - - - - FJ' - - - - - - - - - - I 3 3 F—= II I I - -- - - I I - - 5 - I 5 - - - I - - - - - - - 4 - - 10 - - -- - I — 10 - - _ 10 — — I — — — - - - - - - I I 8 I 8 5 - - - - - I - - - -- 5 4 3990 4 1 3 - - I - - - - - cp 4 4000 4 1 3 I , DRAWINGS ISSUE DATE DEBCFIpi1ON DATA 1 I I I I I I I I I I I I I I I I I I I r - - - I I I I I I I I I I I I I I I 10 1 12.23.2016 PLAN CHECK SUBMITTAL I I I I I I I I I I I I I I I I 10 I I I I I I I I I I I I I I I I I I I I I I I I I I Q I I I I I 02.08.2017 PLAN CHECK CORRECTIONS 1 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I II DEMOLITION SITE PLAN SCALE � ,/1s 1 0 — GENERAL NOTES DEMOLITION KEYNOTES ,1V1\OTES OWNERSHIPAND USE OF DOCUMENTSALL DRAWINGS,SPECIFICATIONS MI)COPIESTHEREOFFURNI$HED BYSPR IMERCES ARE AND SHALL PEMAIN TS PROPERTY THEY ARE TO BE USED ONLY WOH RESPECTTO THIS PROJECT.FEDERAL lAW PROHIBITS THE REPRODUCTION,DISPLAY,SALE,OR OTHER DISPOSITION OF THIS DOCUMENT WITHOUT THE EXPRESS WRITTEN CONSENT OF SHl£MMER ALGAZE ASSOCIATES. COPYRIGHT F M15 SHLEMMERALGKE ASSOCIATES ALLRIGHTB RESERVED 1. REFER TO CIVIL DRAWINGS FOR SITE DEMOLITION WORK AT CURBS, REGRADING FOR NEW O EXISTING PROPERTY LINE DATE: 12/16/16 HARDSCAPE, RAMPS, STAIRS, DECKS, REPAVING AT ADA STALLS AND WHERE REQUIRED. O EXISTING CONCRETE PAVING TO REMAIN IN PARKING LOT DRAWN: HC 2. CAP ALL EXISTING BURIED AND OVERHEAD UTILITY LINES PRIOR TO START OF WORK. REVIEWED: DO NOTIFY ARCHITECT AND ENGINEERS OF ANY LINES THAT ARE NOT RECORDED. EXISTING CONCRETE GUTTERS TO REMAIN PROJECT N0: 616120 3. ALL PARKING STALLS TO BE RE—STRIPPED AND WHEEL STOPS TO BE REMOVED AND ® EXISTING CURB TO REMAIN RELOCATED . SCALE: 1/16":=I �5 EXISTING LIGHT POLE TO REMAIN 4. NEW PARKING STRIPING, REFER TO AS-2.0. SHEET TITLE: © EXISTING PUBLIC SIDEWALK, PROTECT IN PLACE 5. REFER TO LANDSCAPE ARCHITECTS DRAWINGS FOR EXISTING PLANTING TO BE REMOVED OR RELOCATED. FOLLOW HARDSCAPE ARCHITECTS INSTRUCTIONS FOR PROTECTION OF ANY EXISTING TRASH ENCLOSURE TO REMAIN. REFER TO LANDSCAPE REMAINING PLANT MATERIAL. AND CIVIL FOR MODIFICATIONS TO CURB/ HARDSCAPE DEMOLITION SITE PLAN 6. G.C. TO DEVELOP STAGING PLAN FOR SAFE REMOVAL OF MATERIAL ® EXISTING STEPS TO REMAIN DEMO PLANTER 10 EXISTING PARKING STALL TO BE RE-PAINTED. REFER TO SHEET SHEET N0: AS-2.0 FOR NEW LAYOUT AS � 1 . 0 19 PA - SITE PLAN LEGEND KEYNOTES PROJECT: THE STRAND AREA NOT IN CONTRACT (N.I.C.). O1 EXISTING PROPERTY LINE REPOSITIONING PROPERTY LINE EXISTING PUBLIC SIDEWALK, PROTECT IN PLACE EXISTING TO REMAIN O EXISTING PAVING TO REMAIN TO BE DEMOLISHED ® EXISTING LOW WALL TO REMAIN 3990 WESTERLY PLACE EXISTING WATER VALVE AND FIRE HYDRANT TO REMAIN EXISTING STEPS TO REMAIN 4000 WESTERLY PLACE WESTERLY PLACE © EXISTING CURB TO REMAIN NEWPORT BEACH, CA 92660 ( EXISTING LANDSCAPE AREA. REFER TO LANDSCAPE DRAWINGS FOR NEW LAYOUT AND ADDITIONAL INFORMATION ® EXISTING CONCRETE GUTTERS TO REMAIN , Og EXISTING CONCRETE PAVING TO REMAIN 2 10 EXISTING PLANTERS TO BE DEMOLISHED 11 EXISTING HARDSCAPE TO BE DEMOLISHED SHLEMMER • ALGAZE • ASSOCIATES CULVER CITY,CA • IRVINE,CA LOS ANGELES,CA EXISTING ADA STALLS TO BE RE—STRIPPED SAN FRANCISCO,CA • ISEUN,NJ NEW YORK,NY LJ L_l�lJ — — — — — -- 13 EXISTING STEPS TO BE DEMOLISHED 6083 Bristol Parkway T 310.553.3252 r— 1 Culver City, CA 90230 3 �J 14 EXISTING PARKING STALL TO BE RE—STRIPED 18201 Von Karman Ave., Suite 120 T 949.724.8958 Irvine, CA 92612 515 South Flower St., Suite 100 T 213.929.1400 Los Angeles, CA 90071 535 Mission St., Suite 1563 T 415.390.6793 San Francisco, CA 94105 SITE PLAN LEGEND 485A US Route 1 South, Suite 100 T 848.200.1200 7 Iselin, NJ 08830 120 East 23rd St., 5th Floor T 917.512.6688 1. REFER TO CIVIL DRAWINGS FOR SITE DEMOLITION WORK AT CURBS, REGRADING FOR NEW New York, NY 10010 4 11 HARDSCAPE, RAMPS, STAIRS, DECKS, REPAVING AT ADA STALLS AND WHERE REQUIRED. www.saaia.com g 2. CAP ALL EXISTING BURIED AND OVERHEAD UTILITY LINES PRIOR TO START OF WORK. NOTIFY ARCHITECT AND ENGINEERS OF ANY LINES THAT ARE NOT RECORDED. SEAL AND STAMP: II 3. ALL PARKING STALLS TO BE RE—STRIPPED AND WHEEL STOPS TO BE REMOVED AND L — — — — 1 1 8 RELOCATED . 4. NEW PARKING STRIPING, REFER TO AS-2.0. I 1 I 1 I 5. REFER TO LANDSCAPE ARCHITECTS DRAWINGS FOR EXISTING PLANTING TO BE REMOVED OR I I 1 1 1 I RELOCATED. FOLLOW HARDSCAPE ARCHITECTS INSTRUCTIONS FOR PROTECTION OF ANY 1 1 1 I 1 1 REMAINING PLANT MATERIAL. I II 1 1 1 I I I 6. G.C. TO DEVELOP STAGING PLAN FOR SAFE REMOVAL OF MATERIAL. I 1 1 I I II I I I I I I 111 I I I I II I I I I I 11 1 I I 1 1 II I I I I 11 I I II I I I I I I 111 I I I I II I I I I I CONSULTANTS: 01 III II II I 1 11 1 1 I I II II II II s 111 II II II IJ � _ _ J I I 1 II J 111 I 13 i 10 9 I s 1 LJ L — — — — — — 7_ _1 I F- - - -1 - - - - - - 1I I I 10 1 I I II I 11 11 11 I II II n rt II II r - - = I 11 11 I � I II II L- _ _ 1 II II II r = I � I - - - - U II I 11 I J DRAWINGS ISSUE LL- - - - - - - - - -- -- - KEY PLAN DATE DESCFETION (DELTA 1 12.23.2016 PLAN CHECK SUBMITTAL F SCOPE OWORK Q1 — 02.08.2017 PLAN CHECK CORRECTIONS II - - _j - - — — — I — — — — — — — — — — — I -- - - - - I 7 - - - - - - - - - - - - I I� I 1 I� BYW I HIPANDOSEOFDDCHAUNTSALLDRAWING$SPECIFICATIONS RETO SO USEDIESTXERHRESPE ISXED BYSA41MECT REEK ANDSHALLPEMAINEREPRODUCITHEYIM TO SO USED ONLYR DIS PESPION TO THISD CUME DOCUMENT HAWPROHIBITS THE REPRODUCTION,F SHUEM ERAOROTHER ASSOCIATES OF THIS DOCUMENT WITHOOTTHE EXPRESS WRITTEN CONSENT OF SHl£MMEfl ALGAZEASSOCIAIES. COPYRIGHT t M15 SHLEMMER ALGAZE ASSOCIATES ALLPIGHTSRESERVED DATE: 12/16/16 DRAWN: HC REVIEWED: DO PROJECT NO: 616120 SCALE: SHEET TITLE: 3990 WESTERLY ENLARGED SITE DEMO rF--P -- -- PLAN SHEET NO: N 3990 WESTERLY ENLARGED SITE DEMO PLAN SCALE: i AS � 1 .1 20 PA - SITE PLAN LEGEND KEYNOTES PROJECT: THE STRAND AREA NOT IN CONTRACT (N.I.C.). O EXISTING PROPERTY LINE REPOSITIONING 0 PROPERTY LINE EXISTING PUBLIC SIDEWALK, PROTECT IN PLACE EXISTING TO REMAIN 0 EXISTING PAVING TO REMAIN ®TO BE DEMOLISHED EXISTING LOW WALL TO REMAIN EXISTING STEPS TO REMAIN 3990 WESTERLY PLACE EXISTING WATER VALVE AND FIRE HYDRANT TO REMAIN 4000 WESTERLY PLACE ��( © EXISTING CURB TO REMAIN NEWPORT BEACH, CA 92660 EXISTING LIGHT POLE TO REMAIN j 1 07 EXISTING LANDSCAPE AREA. REFER TO LANDSCAPE DRAWINGS FOR NEW LAYOUT AND JY_ ADDITIONAL INFORMATION ® EXISTING CONCRETE GUTTERS TO REMAIN , Og EXISTING CONCRETE PAVING TO REMAIN 10 EXISTING PLANTERS TO BE DEMOLISHED 11 EXISTING HARDSCAPE TO BE DEMOLISHED SHLEMMER • ALGAZE • ASSOCIATES CULVER CITY,CA • IRVINE,CA LOS ANGELES,CA 12 EXISTING ADA STALLS TO BE RE—STRIPPED SAN FRANCISCO,CA • ISEUN,NJ NEW YORK,NY 13 EXISTING STEPS TO BE DEMOLISHED 6083 Bristol Parkway T 310.553.3252 Culver City, CA 90230 14 EXISTING GAS METER TO REMAIN 18201 Von Karman Ave., Suite 120 T 949.724.8958 15 14 15 EXISTING CABLE/ TELEPHONE BOX TO REMAIN Irvine, CA 92612 515 South Flower St., Suite 100 T 213.929.1400 Los Angeles, CA 90071 1 535 Mission St., Suite 1563 T 415.390.6793 SITE PLAN LEGEND San Francisco, CA 94105 485A US Route 1 South, Suite 100 T 848.200.1200 Iselin, NJ 08830 4 120 East 23rd St., 5th Floor T 917.512.6688 — — — — — — — — — — — — — — — — — — — — — 1. REFER TO CIVIL DRAWINGS FOR SITE DEMOLITION WORK AT CURBS, REGRADING FOR NEW New York, NY 10010 HARDSCAPE, RAMPS, STAIRS, DECKS, REPAVING AT ADA STALLS AND WHERE REQUIRED. � 9 2. CAP ALL EXISTING BURIED AND OVERHEAD UTILITY ONES PRIOR TO START OF WORK. NOTIFY www.saaia.com ARCHITECT AND ENGINEERS OF ANY LINES THAT ARE NOT RECORDED. SEAL AND STAMP: II I 3. ALL PARKING STALLS TO BE RE—STRIPPED AND WHEEL STOPS TO BE REMOVED AND RELOCATED . 11 4. NEW PARKING STRIPING, REFER TO AS-2.0. 5. REFER TO LANDSCAPE ARCHITECTS DRAWINGS FOR EXISTING PLANTING TO BE REMOVED OR RELOCATED. FOLLOW HARDSCAPE ARCHITECTS INSTRUCTIONS FOR PROTECTION OF ANY _ — J REMAINING PLANT MATERIAL. 6. G.C. TO DEVELOP STAGING PLAN FOR SAFE REMOVAL OF MATERIAL. I II it 5 I II I I I I II I II I I I I II I II I I I I II I II I I I I II CONSULTANTS: Ii i i l i 10 III IL � II I I I I II II I I I I II II I I I I II II I I I I II II I I I I II II I I I I II I I I I I I I I II I I I I II II L I— n III I s Ij11 13 L _J 10 II II � -1 ��� - - - � LJ F- /ice- jl II II I - - - - - - - - - - - - SI I 12 II jl I � F_ -D II II KEY PLAN DRAWINGS ISSUE — —— DATE DEBCFr7lON DELTA Fl F3 I � 12.23.2016 PLAN CHECK SUBMITTAL SCOPE OF WORK 02.08.2017 PLAN CHECK CORRECTIONS I L - - - - - - - - - r=- - - F— I I 12 � l II —rten. - - J - - - - - - - - - - - FEET -� — — — I - - - - - - - - - - - - - El - - — 7 s I ® ® I I Ea 1151 OWNERSHIPAND USE OF DOCUMENTSALL DRAWINGS,SPECIFICATIONS PNDCOPIESTHEREOFFWWISHED - - - - - - - - - ® ® BYSP41MERCESAFEANDSHALLPEMAINIISPROPERTY THEY ARE TO SE USED ONLYWOH RESPECTTO THIS PROJECT.FEDERAL HAW PROUSITS THE REPRODUCTION,DISPLAY,SALE,OR OTHER DISPOSITION OF THIS DOCUMENT WITHOUT THE EXPRESS WRITTEN CONSENT OF SHH£MMER ALGAZE ASSOCIATES. A COPYRIGHT t M15 SHLEMMER ALGAZE ASSOCIATES ALLPIGHTSRESERVED +f DATE: 12/16/16 DRAWN: HC REVIEWED: DO PROJECT NO: 616120 SCALE: SHEET TITLE: I 4000 WESTERLY ENLARGED SITE DEMO PLAN UUMUU i m I Luff SHEET NO: N 4000 WESTERLY ENLARGED SITE DEMO PLAN SCALE: i AS � 1 . 2 �2 PA - SITE PLAN LEGEND KEYNOTES PROJECT: THE STRAND AREA NOT IN CONTRACT (N.I.C.). 01 EXISTING PROPERTY LINE REPOSITIONING 0 EXISTING PUBLIC SIDEWALK, PROTECT IN PLACE PROPERTY LINE O3 EXISTING PAVING TO REMAIN EXISTING TO REMAIN ® EXISTING PARKING STALLS TO BE REMOVED. REFER TO SHEET TO BE DEMOLISHED AS-2.0 AND LANDSCAPE DRAWINGS FOR NEW LAYOUT 3990 WESTERLY PLACE 0 EXISTING STEPS TO REMAIN EXISTING WATER VALVE AND FIRE HYDRANT TO REMAIN © EXISTING ELECTRIC BOX TO REMAIN 4000 WESTERLY PLACE NEWPORT BEACH, CA 92660 7O EXISTING MAILBOX TO REMAIN EXISTING LIGHT POLE TO REMAIN ® EXISTING CONCRETE GUTTERS TO REMAIN , 0 EXISTING PARKING STALL TO BE REMOVED SHLEMMER • ALGAZE • ASSOCIATES CULVER CIlY,CA • IRVINE,CA LOS ANGELES,CA SAN FRANCISCO,CA • ISELIN,NJ NEW YORK, NY 6083 Bristol Parkway T 310.553.3252 Culver City, CA 90230 18201 Von Karman Ave., Suite 120 T 949.724 8958 Irvine. CA 92612 515 South Flower St., Suite 100 T 213.929.1400 Los Angeles, CA 90071 535 Mission St„ Suite 1563 T 415.390.6793 San Francisco, CA 94105 SITE PLAN LEGEND 485A US Route 1 South, Suite 100 T 848.200 1200 Iselin, NJ 08830 120 East 23rd St„ 5th Floor T 917.512.6688 1. REFER TO CIVIL DRAWINGS FOR SITE DEMOLITION WORK AT CURBS, REGRADING FOR NEW New York, NY 10010 HARDSCAPE, RAMPS, STAIRS, DECKS, REPAVING AT ADA STALLS AND WHERE REQUIRED. www saaia.com 2 CAP ALL ARCHITECTXISTING BURIED AND AND ENGINEERS OF ANYRHEAD UTILITY LINES PRIOR TO LINES THAT RE NOT RECORDED. SEAL OF WORK. NOTIFY SEAL AND STAMP: 3. ALL PARKING STALLS TO BE RE—STRIPPED AND WHEEL STOPS TO BE REMOVED AND RELOCATED . 4. NEW PARKING STRIPING, REFER TO AS-2.0. 5. REFER TO LANDSCAPE ARCHITECT'S DRAWINGS FOR EXISTING PLANTING TO BE REMOVED OR RELOCATED. FOLLOW HARDSCAPE ARCHITECTS INSTRUCTIONS FOR PROTECTION OF ANY REMAINING PLANT MATERIAL. 6. G.C. TO DEVELOP STAGING PLAN FOR SAFE REMOVAL OF MATERIAL. 8 ❑00 2 CONSULTANTS 8 - - I 43 I I 3D 7 ZC V V - - - - - - - - - - - - I II V17 I II 9 s II I II I - - - - - �---- - - - - - KEY PLAN DRAWINGS ISSUE DATE DESCFE ION DELTA 12.23.2016 PLAN CHECK SUBMITTAL SCOPE OF WORK 02.08.2017 PLAN CHECK CORRECTIONS �r �11 SOL e e _ I I B I = I I ® I ® I OWNERSHIP AND USE OF DOCUMENTS ALL DRAWINGS,SPECIFICATIONS AND COPIES THEREOF FURNISHED ® ® BY SAA IMEFIONS ME AND SHALL REMAIN ITS PROPERTY THEY ARE TO BE USED ONLY WITH RESPECT TO THIS PROJECT.FEDERAL l NW PROHIBITS THE REPRODUCTION,DISAI Y,SALE,OR OTHER DISPOSITION OF THIS DOCUMENT WITHOUT THE EXPRESS WRIREN CONSENT OF SHLEMMER ALGAZE ASSOCIATES. COPYRIGHT F M15 SHLEMMER ALGAZE ASSOCIATES ALLPIGHTSRESERVED # I DATE: 12/16/16 DRAWN: HC I I I REVIEWED: DO PROJECT NO: 616120 SCALE: 1/811=1 I-011 SHEET TITLE: I CENTRAL HARDSCAPE �- DEMO PLAN SHEET No: N AS � 1 . 3_ CENTRAL HARDSCAPE DEMO PLAN SCALE: i 22 PA - PROJECT: THE STRAND REPOSITIONING AS-2.1 AS-2.3 AS-2.2 - - - — — — — — — — — — — — — — — — — — — — — — - - — — — — — — — — — — — — — — — — — — — — — — — — 3990 WESTERLY PLACE 4000 WESTERLY PLACE NEWPORT BEACH, CA 92660 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - & aa- I ° I 6 I m❑ I s I ° I I LAA - I QT_-_—I -------------- --------------- O LJ SHILEMMER • ALGAZE • ASSOCIATES I I r ---- ---------------- --------------------- I I --I ----------- �' I ------------------------------------ ------- -- � 1 I i ---�-- CULVERCIiY,CA IRVINE,CA LOSANGELES,CA- --------------- --------------------�- I I SANFRANCISCO CA ISELIN,NJ NEWYORKNY----------------- t--- — 1 ------- --------------- ---------------------------- --- -------------------------------------------------- 13 I 6083 Bristol Parkway T 310.553 3252 Culver City, CA 90230 4 I 1 I 1 4 I I I 18201 Von Karman Ave., Suite 120 T 949.724 8958 1 g I I I Irvine. CA 92612 n- 1 I .. .;; I PARKING BAY 1 .a±___-----a ___: 1 :__= F__= ---±F_ TiP. PARKING BAY 2 I I I 515 South Flower St., Suite 100 T 213.929.1400 09.R• - ' — I _ -- T 1 Los Angeles, CA 90071 i+ 1 _ I 13 535 Mission St„ Suite 1563 T 415.390.6793 1 i+ _ I - U-1,111 I San Francisco, CA 94105 M 2 3 4 5 6 7 _� 1 _ 8 9 0 12 3 = _ __ I 485A US Route 1 South, Suite 100 T 848.200 1200 I ----- �6=== _- I I ,� I --------- I - -------------------=yT-----y -•1------,F--- I - 1 ------ - I — — — ----- Iselin, NJ 08830 �__ - ----- =y = I +' -- ---�------- ------------------- ---- _ yL f N _ _ i 120 East 23rd St 5th Floor T 917.512.6688 - - ------ ----- i New York, NY 10010 13 — — — — — — — — — I - --- ----- ---- I wwwsaaia.com _,L_____ _ 1 _ _____________________ -_ I i I -- - ' - I 3 3 I - - - - - - - g „ I I SEAL AND STAMP: I 3 11 2 3 TYP. i 2 TYP. I 15 =� I 15 I I - I I 14 _ ❑ - - 16 I 29 46 63 83 103 120 1 16 1 = _ I I 30 47 1:IlI = I I - -_ I 64 1 84 104 121 I - - 1I 137 ADA I 15 ADA ® I 31 48 65 1 85 105 122 32 49 1 86 06 123 I _ 66 16 ADA ® I i i ®138 VAN ADA CONSULTANTS: I I 33 50 1 87 107 124 I � I 67 - I 34 51 68 1 88 106 125 I - 17 VAN ADA ® 1 i 1 ®139 ADA 1 35 52 69 1 89 109 126 16 I 1 I 140 36 TYP. 53 70 1 90 110 O 127 19 I 141 I _ I 91 I = 20 I 37 54 71 i 111 I 142 - - 1 128 - - 1 — — — — — — — - — 72 I 92 21 1 Q 38 55 1 0 1 Q 1 1 0 1 0 112 129 1 Q 1 Q 143 _ -_ 56 73 1 93 = _ 39113 30 22 1 1 Q 44 _ 11 74 1 94 23 40 57 1 114 131 145 = I _ _ I 95 75 1 _ _ _. 24 41 58 1 115 132 146MIN = - I 76 1 96 25 42 59 i 116 133 147 = _ 77 1 97 2fi 43 60 1 117 134 148 1 _ 78 1 98 27 44 61 1 118 135 149 _ 79 I 99 $ 28 45 62 119 136 150 1 y,. 8 BO 1 100 Tfl 4 3990 PARKING BAY 3 PARKING BAY 4 1 PARKING BAY 7 4000 s PARKING BAY 6 4 4 1 101 i I I I az 1 102 PARKING BAY 8 3 PARKING BAY 5 TYP. 3 PARKING BAY 9 DRAWINGS ISSUE 10 1 10 DATE DESCRvnON DELTA I 12.23.2016 PLAN CHECK SUBMITTAL 151 152 153 154 155 156 157 156 159 160 161 162 163 164 165 166 167 166 169 170 171 172 173 174 I 175 176 177 178 179 180 181 162 183 184 185 186 187 188 189 190 191 192 193 194 195 196 197 198 Q 1 02.08.2017 PLAN CHECK CORRECTIONS 1 I I �I cD 1 `. i i N i SCALE: SITE PLAN SCALL: uE c° E1E"T FP ° E I _" ''LCT _ LT"'= a� LTP s PTe.DSSP FH�Ts P THFPETaTJTPTti SPTT TGENERAL NOTES DEMOLITION KEOTES TS`PCJ GT - LASE % FO J i "ISPP V LC 010 ry FD ` i CO F THIS DOCI'M NIT-OUT THE E%PgEBB AT UTE',CONS' T OF SIT 1 E9 qLL-lZE/+H60GI0.—S COPPPG-T U 201a SULEn,F+AEP•LE>ZEPSSO'LY SFLLPIC TSPES['V n 1. REFER TO CIVIL DRAWINGS FOR SITE DEMOLITION WORK AT CURBS, REGRADING FOR NEW HARDSCAPE, RAMPS, STAIRS, DECKS, REPAVING AT ADA STALLS 12 PROVIDE PAVERS AT INDICATED AREAS. REFER TO LANDSCAPE 01 EXISTING PROPERTY LINE DATE: 12/16/16 AND WHERE REQUIRED. O AND CIVIL DRAWINGS FOR NEW LAYOUT AND ADDITIONAL DRAWN: HC EXISTING CONCRETE PAVING TO REMAIN IN PARKING LOT 2. CAP ALL EXISTING BURIED AND OVERHEAD UTILITY LINES PRIOR TO START OF WORK. NOTIFY ARCHITECT AND ENGINEERS OF ANY LINES THAT ARE NOT INFORMATION. REVIEWED: DO RECORDED. 13 PROVIDE ACCESSIBLE RAMP SLOPING AT A MAX OF 8.337 EXISTING CONCRETE GUTTERS TO REMAIN REFER TO LANDSCAPE AND CIVIL DRAWINGS FOR NEW LAYOUT PROJECT NO: 616120 3. ALL PARKING STALLS TO BE RE-STRIPPED AND WHEEL STOPS TO BE REMOVED AND RELOCATED . AND ADDITIONAL INFORMATION. ® EXISTING CURB TO REMAIN SCALE: 1/16'1'-0" 4. NEW PARKING STRIPING, REFER TO AS-2.0. LCE. REFER TO5 EXISTING LIGHT POLE TO REMAIN SHEET TITLE: 14 ANDACIVILIRS ADRAWINDRT MAIN AWINGSFORINFORMATION O 5. REFER TO LANDSCAPE ARCHITECTS DRAWINGS FOR EXISTING PLANTING TO BE REMOVED OR RELOCATED. FOLLOW HARDSCAPE ARCHITECTLANDSCAPE'S INSTRUCTIONS © EXISTING PUBLIC SIDEWALK, PROTECT IN PLACE FOR PROTECTION OF ANY REMAINING PLANT MATERIAL. NEW 15 STRUCTURAL DRAWINGS. RE. REFER TO ENLARGED PLANS AND Oj EXISTING TRASH ENCLOSURE TO REMAIN. REFER TO LANDSCAPE 6. G.C. TO DEVELOP STAGING PLAN FOR SAFE REMOVAL OF MATERIAL. AND CIVIL FOR MODIFICATIONS TO CURB/ HARDSCAPE SITE PLAN 7. G.C. TO SURVEY EXISTING CURB FOR MINOR PATCH AND REPAIR WHERE REQUIRED. 16 PERMILEVERED TREWS TO BE DEFERRED SUBMITTAL SEPARATE Q ® EXISTING STEPS TO REMAIN 8. REFER TO CIViL DRAWINGS FOR DRAINAGE PLAN AND NEW AREAS DRAINS. 0 NEW ASPHALT SLURRY COAT AT PARKING LOT AND DRIVEWAYS 9. ALL PARKING STALLS TO CONFORM WITH CITY OF NEWPORT BEACH PARKING REQUIREMENTS. TYPICAL STALL 8'-6" X 17'-0" WITH A 2'-6" MAX FOR SHEET NO: BUMPER OVERLAY. 10 NEW PARKING STRIPING AND WHEEL STOPS TO BE RELOCATED THROUGHOUT PARKING LOT 1 1 NEW CONCRETE CURB PER CIVIL ENGINEER. REFER TO CIVIL DRAWINGS AS � 2 . 0 PA - SITE PLAN LEGEND KEYNOTES PROJECT: THE STRAND AREA NOT IN CONTRACT (N.I.C.). Oj EASEMENT(S) FOR EITHER OR BOTH UNDERGROUND LINES, CONDUITS AND INCIDENTAL REPOSITIONING PURPOSES RECORDED JANUARY 3, 1972 RECORDING NO. BOOK 9952, PAGE 595 OFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON. PROPERTY LINE O2 EXISTING PAVING TO REMAIN. EXISTING TO REMAIN O3 EXISTING CURB TO REMAIN. TO BE DEMOLISHED ® EXISTING STAIRS TO REMAIN. 3990 WESTERLY PLACE 100.00 EXISTING ELEVATION 0 EXISTING PARKING TO REMAIN. 4000 WESTERLY PLACE © EXISTING POLE LIGHT TO REMAIN. 0 ,00.00xx PROPOSED ELEVATION NEWPORT BEACH, CA 92660 7 EXISTING CONCRETE GUTTER. • 1 Fi EXISTING FIRE HYDRANT TO REMAIN ® NEW CONCRETE PAVING. REFER TO LANDSCAPE AND CIVIL DRAWINGS. Lfj22'-5" O9 NEW CONCRETE CURB. REFER TO LANDSCAPE AND CIVIL DRAWINGS. , 14'-0* ® EXISTING WATER VALVE TO REMAIN 10 NEW PARKING STRIPING. 11 NEW CURB RAMP. REFER TO LANDSCAPE AND CIVIL DRAWINGS. EXISTING LIGHT POLE 12 NEW DETECTABLE WARNINGS. REFER TO LANDSCAPE DRAWINGS. 13 . SHLEMMER • ALGAZE • ASSOCIATES NEW ADA PARKING SPACES 20 CULVER CITY,CA • IRVINE,CA LOS ANGELES,CA EL.50.38' NEW TREE IN RAISED PLANTER. TREE TO BE: PROVIDE 14 NEW ADA SIGNAGE. SAN FRANCISCO,CA • ISELIN,NJ NEW YORK, NY EL.51.63' SPECIFICATION. I� 15 NEW STAIRS. REFER TO LANDSCAPE ADDITIONAL INFORMATION AND DETAIL, A/L3.2. 6083 Bristol Parkway T 310.553.3252 RAISED PLANTER, SEE DETAIL XX/—. PLANTER IS TO BE 16 NEW HANDRAILS. REFER TO LANDSCAPE DRAWINGS. Culver City, CA 90230 SUPPLIED WITH EARTH ONLY. 18201 Von Karman Ave., Suite 120 T 949.724 8958 ® . 17 NEW CONCRETE RAISED PLANTER WITH STUCCO FINISH. REFER TO LANDSCAPE AND CIVIL DWGS. Irvine, CA 92612 0 a 18 NEW CONCRETE C.I.P. LOW WALL WITH STUCCO FINISH. REFER TO LANDSCAPE AND CIVIL DRWGS. 515 South Flower St., Suite 100 T 213.929.1400 Los Angeles, CA 90071 19 NEW CONCRETE C.I.P. LOW WALL CLAD WITH IPE PLANK. REFER TO LANDSCAPE AND CIVIL DRWG . 4 3 535 Mission St„ Suite 1563 T 415.390.6793 20 CONCRETE RAMP. REFER TO LANDSCAPE AND CIVIL DRAWINGS. San Francisco, CA 94105 EL.52.82' 21 NEW DECKING. REFER TO LANDSCAPE AND CIVIL DRAWINGS. 485A US Route 1 South, Suite 100 T 848.200 1200 EL.52.8 selinI NJ 08830 22 NEW CURB AND FENCE. REFER TO LANDSCAPE AND CIVIL DRAWINGS. 120 East 23rd St„ 5th Floor T 917.512.6688 18 23 NEW TREWS STRUCTURE. REFER TO DETAILS 1 AND 2 ON SHEET AS-2.4 New York, NY 10010 5'-3 1 1T-6" 23 17 24 NEW PLANTING AND IRRIGATION, REFER TO LANDSCAPE DRAWINGS. wwwsaaia.com 1 2 3 4 5 6 7 25 NEW SLURRY COAT FINISH AT EXISTING PARKING LOT. 1 SEAL AND STAMP: <v GENERAL NOTE: REFER TO CIVIL DRAWINGS FOR ALL ELEVATION POINTS AND DIMENSIONS. 0 0 rn ` TYP. 20 7 ° ° CONSULTANTS: 26 d"° a 2 2 d �O e e . a e. a d 15 a 9 29 46 de d a ° d 30 47 ° °. w ° d T d 1 15 ADA „ 31 48 21 � 32 49 12 16 ADA ' 33 50 Mzo.o 0 34 51 17 VAN ADA 35 52 KEY PLAN DRAWINGS ISSUE DATE DESCRvni DELTA 18 12.23.2016 PLAN CHECK SUBMITTAL 3653 SCOPE OF WORK 02.08.2017 PLAN CHECK CORRECTIONS 21 3 ----------- ----------- — — --- ----- — --- ----- ------- --- --------- — - — -------------------------------- - 19 1-------41------^1 e e r r 54 ' 20 37 ' r � — r r f r r r r In r 38 55 21 0 r 39 56 r r OWNERSHIP AND USE OF DOCUMENTS RE ALL DRAWINGS,TY THEN ARE TO AND COPIESTHEREOFWITH RESPECT HER TO TBY HSA PROJECT FE ER AND SHALL PROHIBITS T E REPRODUCTION THEY ARE TO BE USED ONLY WRH PESPION TO ® ' ® THIS DOCUMENT WITHOUTTHEAL LAN EXPRESS THE flENCONSENT OFDISPLAY HILEMMSALE ALGAZE HER ASSOCIATES OF 22 � � THIS DOCUMENT WITHOUT THE EXPRESS WRIREN CONSENT OF SHl£MMEfl ALGAZEASSOCIAIES. r , A � COPYPIGrvT F 24155HLEMMEP ALGAZE ASSOCIATES ALLflIGHIS RESERVED f DATE: 12/16/16 r 21 -- — ----- — DRAWN: HC REVIEWED: DO 23 40 57 PROJECT NO: 616120 J SCALE: 1/811=1 I-011 SHEET TITLE: 24 41 58 9 1 3990 WESTERLY L ENLARGED SITE PLAN 21 25 42 59 / sHEET No: i N 3990 WESTERLY ENLARGED SITE PLAN 1/$CA, 1 / AS � 2 .1 �24 PA - SITE PLAN LEGEND KEYNOTES PROJECT: THE STRAND AREA NOT IN CONTRACT (N.I.C.). Oj EASEMENT(S) FOR EITHER OR BOTH UNDERGROUND LINES, CONDUITS AND INCIDENTAL REPOSITIONING PURPOSES RECORDED JANUARY 3, 1972 RECORDING NO. BOOK 9952, PAGE 595 OFFICIAL PROPERTY LINE RECORDS. THIS ITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON. 0 EXISTING PAVING TO REMAIN. EXISTING TO REMAIN 1 ---- — —�_—_--�_— _— 0 EXISTING CURB TO REMAIN. TO BE DEMOLISHED ® EXISTING STAIRS TO REMAIN. 3990 WESTERLY PLACE ( EXISTING PARKING TO REMAIN. 4000 WESTERLY PLACE ------- --------------------------- ---- • •O ------- (100-00) © EXISTING POLE LIGHT TO REMAIN. NEWPORT BEACH, CA 92660 -------- ---------------------------------- EXISTING ELEVATION . . 7 EXISTING CONCRETE GUTTER. -––– ------------------------------------------ • ------ ---------------------------------- 100.00XX PROPOSED ELEVATION ® NEW CONCRETE PAVING. REFER TO LANDSCAPE AND CIVIL DRAWINGS. 8. • a <Q n 0 NEW CONCRETE CURB. REFER TO LANDSCAPE AND CIVIL DRAWINGS. EL.51.63' 579) EXISTING FIRE HYDRANT TO REMAIN 10 NEW PARKING STRIPING. ® EXISTING WATER VALVE TO REMAIN 11 NEW CURB RAMP. REFER TO LANDSCAPE AND CIVIL DRAWINGS. 20 12® NEW DETECTABLE WARNINGS. REFER TO LANDSCAPE DRAWINGS. SHLEMMER • ALGAZE • ASSOCIATES EXISTING LIGHT POLE 13 NEW ADA PARKING SPACES. CULVER CITY,CA • IRVINE,CA LOS ANGELES,CA 1-50.45' JJ��.��� 14 NEW ADA SIGNAGE. SAN FRANCISCO,CA ISELIN,NJ NEW YORK, NY 3 NEW TREE IN RAISED PLANTER. TREE TO BE: PROVIDE 15 NEW STAIRS. REFER TO LANDSCAPE ADDITIONAL INFORMATION AND DETAIL, AA3.2. 6083 Bristol Parkway T 310.553.3252 51.23'FS 4 SPECIFICATION. Culver City, CA 90230 EL. 2.49' 16 NEW HANDRAILS. REFER TO LANDSCAPE DRAWINGS. 18201 Von Karman Ave., Suite 120 T 949.724 8958 RAISED PLANTER, SEE DETAIL XX/–. PLANTER IS TO BE 17 NEW CONCRETE RAISED PLANTER WITH STUCCO FINISH. REFER TO LANDSCAPE AND CIVIL DI Irvine., CA 92612 17 SUPPLIED WITH EARTH ONLY. 18 NEW CONCRETE C.I.P. LOW WALL WITH STUCCO FINISH. REFER TO LANDSCAPE AND CIVIL DRWGS. 515 South Flower St., Suite 100 T 213.929.1400 18Los Angeles, CA 90071 23 23 19 NEW CONCRETE C.I.P. LOW WALL CLAD WITH WE PLANK. REFER TO LANDSCAPE AND CIVIL DRWG . 535 Mission St„ Suite 1563 T 415.390.6793 11 12 13 14 1 _ -------------------------------------------- # 1 20 CONCRETE RAMP. REFER TO LANDSCAPE AND CIVIL DRAWINGS. San Francisco, CA 94105 – NEW DECKING. REFER TO LANDSCAPE AND CIVIL DRAWINGS. 485A US Route 1 South, Suite 100 T 848.200 1200 - r Iselin, NJ 08830 _. .rk ------------------—- PA - SITE PLAN LEGEND KEYNOTES PROJECT: THE STRAND AREA NOT IN CONTRACT (N.I.C.). O EASEMENT(S) FOR EITHER OR BOTH UNDERGROUND LINES, CONDUITS AND INCIDENTAL REPOSITIONING PURPOSES RECORDED JANUARY 3, 1972 RECORDING NO. BOOK 9952, PAGE 595 OFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON. PROPERTY LINE 0 EXISTING PAVING TO REMAIN. EXISTING TO REMAIN 0 EXISTING CURB TO REMAIN. EASEMENT ® NOT USED 3990 WESTERLY PLACE O NOT USED ,00.00 EXISTING ELEVATION 4000 WESTERLY PLACE ❑❑� © NEW CONCRETE PAVING. NEWPORT BEACH, CA 92660 100.00XX PROPOSED ELEVATION 07 NEW CONCRETE CURB. ® NOT USED RAISED PLANTER, SEE DETAIL XX/-. PLANTER IS TO BE 0 NEW CONCRETE RAISED PLANTER WITH STUCCO FINISH. , SUPPLIED WITH EARTH ONLY. 10 NEW CONCRETE C.I.P. LOW WALL WITH STUCCO FINISH. SHRUBNEW IN RAISED PLANTER. REFER TO LANDSCAPE 11 NEW TREWS STRUCTURE - PAINTED STEEL COLUMNS AND EXISTING ELECTRIC BOX DRAWINGS BEAMS WITH WE WOOD PLANKS NEW PLANTING AND IRRIGATION, REFER TO LANDSCAPE DRAWINGS. SHLEMMER • ALGAZE • ASSOCIATES CULVER CITY,CA • IRVINE,CA LOS ANGELES,CA g ❑ 000 EXISTING MAIL BOXES TO REMAIN 13 NEW SLURRY COAT FINISH AT EXISTING PARKING LOT. SAN FRANCISCO,CA • ISELIN,NJ NEW YORK, NY 6083 Bristol Parkway T 310.553.3252 U Culver City, CA 90230 RAISED PLANTER, SEE LANDSCAPE AND Cl DRAWINGS FOR ADDITIONAL INFORMATION. SEE DETAIL XX/-. PLANTER IS TO BE 18201 Von Karman Ave., Suite 120 T 949.724 8958 IZ SUPPLIED WITH EARTH ONLY vine. CA 92612 515 South Flower St., Suite 100 T 213.929.1400 ZE 32'-0" c 1 os Angeles, CA 90071 o 535 Mission St„ Suite 1563 T 415.390.6793 San Francisco, CA 94105 — — — — — — — — — 485A US Route 1 South, Suite 100 T 848.200 1200 Iselin, NJ 08830 120 East 23rd St„ 5th Floor T 917.512.6688 New York, NY 10010 i `* 9 www saaia.com SEAL AND STAMP: N I 12 I I 3 10' SIDEYARD PROPERTY LINE 10' SIDEYARD SETBACK I SETBACK I I I I TRELLIS 'C' I 6 I TREWS V - 1 I 1 CONSULTANTS 4 _ _ � f1� = ter= = — _— _ — � 130' FRONT YARD _ _ _ � _ Tr - Al� _ _ __ _ _ __ � 11 I 11 � _ _ _ _ - - - � _ IT - - - - - - -- , - - LI- - c _ _ J - - - - cA-1- - - - - - _ _ _ _ - I c = = = = _ _ _ = = - - -1-41 - - - - - - - - N c l 11- - - - - - - - - - - - - - - - I II 7'-0" 7'-0' MIN. MIN. 7'-9" 10'-0" 11 S-10" MIN. MIN. CENTRAL HARDSCAPE PLAN SCALE: i KEY PLAN DRAWINGS ISSUE 1/4"=1'-0' I DATE DESCIvni DELTA 12.23.2016 PLAN CHECK SUBMITTAL SCOPE OF WORK 02.08.2017 PLAN CHECK CORRECTIONS �r m T J I � I ® I ® I ® I ® OWNERSHIP AND USE OF DOCUMENTS ALL DRAWINGS,SPECIFICATIONS AND COPIES THEREOF FURNISHED BY SAA IMEFIONS ME AND SHALL REMAIN ITS PROPERTY THEY ARE TO BE USED ONLY WITH RESPECT TO THIS PROJECT.FEDERAL LAW PROHIBITS THE REPRODUCTION,DISPLAY,SALE,OR OTHER DISPOSITION OF Jy THIS DOCUMENT WITHOUT THE EXPRESS WRIREN CONSENT OF SHLEMMER ALGAZE ASSOCIATES. Y y COPYRIGHT t M15 SHLEMMER ALGAZE ASSOCIATES ALLPIGHTSRESERVED DATE: 12/16/16 DRAWN: HC REVIEWED: DO PROJECT NO: 616120 SCALE: 1/4"=l'—O" SHEET TITLE: CENTRAL HARDSCAPE rI-1 Q AREA SHEET NO: ON A S - 2 . 3_ 20 PA n I 7-n37 PROJECT: THE STRAND I I I REPOSITIONING I � I I 2 X 8'S IPE WOOD PLANKS 3990 WESTERLY PLACE 4000 WESTERLY PLACE NEWPORT BEACH, CA 92660 m HSS 6X8, PAINTED REFER TO STRUCTURAL HSS 6X8, PAINTED REFER TO STRUCTURAL SHLEMMER • ALGAZE • ASSOCIATES CULVER CITY,CA • IRVINE,CA LOS ANGELES,CA I p o � SAN FRANCISCO,CA • ISELIN,NJ • NEW YORK,NY 0 6083 Bristol Parkway T 310.553.3252 1 x Culver City, CA 90230 x ~ I I 18201 Von Karman Ave., Suite 120 T 949.724.8958 c I I Irvine, CA 92612 I 1 I o I I 515 South Flower St., Suite 100 T 213.929.1400 * I I Los Angeles, CA 90071 j 1 U 535 Mission St., Suite 1563 T 415.390.6793 •. :. -.• - an Francisco, CA 94105 -1 I = 1 _� 1 ll _ a FIN. PAVING TRELLIS v f AND v t 4Iselin,UNJ R08830 TRELLIS 'A' SOUTH EL ON TRELLIS 7A7 EAST ELEVATION 120 East 23rd St., t1 S5othutFloor ite 100 TT 984187..520120..6126088 New York, NY 10o10 0 wwwsaaiacom EAST/WEST ELEVATIONS AT CENTRAL TRELLIS STRUCTURES 'C' AND 'D' (3900 AND 4000) 3/SCALE 0• 4 ELEVATIONS OF TRELLIS 'A' AT 3990 ('B' AT 4000, OPP. SIM.) 3/SCALED 1 SEAL AND STAMP: - - - - - - - - - - - -- 10'-0" MIN. LOCATION OF 4 X 8 TUBE STEEL 7'_0" I INTERMEDIATE BEAMS, PROPERTY LINE 2 X 8'S IPE WOOD PLANKS I 5'-3" 17'-6" PAINTED 2'_9" MIN. 1. L Ile 2 X 8'S IPE WOOD PLANKS ATTACH leo ■ BUILDING 0 EXISTING 5'-10• 5'-10" 5'-10" 6 X 8 TUBE STEEL PERIMETER BEAMS, PAINTED 4 X 8 TUBE STEEL _ _ __ ______ ___= CONSULTANTS: BEAMS, PAINTED $ $ - — -__ - _ k —_________________ — ___- __ # I -- - --------------------------------------- - I I I 1 I a' 6 X 6 TUBE STEEL ______ _ _ _ ___' Y .. .. _ .. .. _ ... - � T--T POSTS, PAINTED _ _ _ _ _---------_---' $ ----------- -----__-___-_-________ ___ _- — —_ J ---------- ---------------------------- -------------------- W HSS 6X8, PAINTED. REFER TO STRUCTURAL ____________________________________ t — __ - - t - - - C.I.P. CONCRETE PLANTER I w v v I I i I i !_----------------------------- w SLY 1 l i W _______________________________$_�_____________—_____________-__ ------------------ w TRELLIS C TRELLIS 'D' _ - - ---------------- = - - ---------J-- ----------- i -- PA - PARTITION LEGEND PARTITION KEYNOTES PROJECT: THE STRAND 1 EXISTING ELECTRICAL ROOM TO REMAIN. VERIFY E CEILING IS ONE HOUR RATED. ' REPOSITIONING AREA NOT IN CONTRACT (N.I.C.) 0 EXISTING GYP. BD. WALLS TO REMAIN, PAINT FINISH, DUNN EDWARDS DEW380 WHITE 1Q EXISTING CONSTRUCTION TO REMAIN. 3 EXISTING STRUCTURAL COLUMN. EXISTING DOOR, DOOR FRAME AND DOOR HARDWARE IS TO REMAIN AT ® EXISTING FOOTING OF COLUMN. LOCATION SHOWN. NEW CONSTRUCTION, TYPICAL PARTITION UNLESS OTHERWISEFR NOTED. O NEW WALLS ELEVATOR TOWER. 3990 WESTERLY PLACE NEW METAL FRAMED WALL AT ELEVATOR OPENING. 4AOO WESTERLY PLACE NEW CONSTRUCTION, 8" CONCRETE MASONRY UNIT WALL O EXISTING STAIRS TO HAVE NEW IPE WOOD FINISH ON TREAD AND RISER. PROVIDE SLIP Q Y R IST NT LE FI ISH NEWPORT BEACH CA 92660 I I � NEW STOREFRONT GLAZING TO MATCH EXISTING STOREFRONT SYSTEM 8 E FU H GH ST E NTS M 0 T E TI S ° 3 8 > 5 > 5 8 3 1 NEW SLIDING GLASS DOORS, FULL HEIGHT. SEE DOOR SCHEDULE BELOW. I PARTITION TYPE SYMBOL. 10 EXISTING HANDRAIL AND GUARDRAIL TO REMAIN, TYP. THROUGHOUT, U.O.N. GC TO VERIFY , r OB SEE PARTITION TYPES LEGEND E CODE COMPLIANT, UPGRADE AS NEEDED. 6 ----- n n n n ---- 6 4 W77 F 11 NEW FEATURE WALL. 0 ® ® I2 20 EXISTING DOOR, DOOR FRAME AND HARDWARE IS TO BE RE-USED AT NEW 12 NOT USED 4 4 21 R LOCATION. L4 2 21 SHLEMMER • ALGAZE • ASSOCIATES to to 1A 1 / _ _ J 13 NEW SECOND FLOOR BRIDGE TO ELEVATOR IN WE WOOD FINISH. P CON B 22 NEW SINGLE DOOR, DOOR FRAME AND HARDWARE. CULVER CIlY,CA • IRVINE,CA LOS ANGELES,CA 14 CANTILEVERED TREWS CANOPY ABOVE FIRST FLOOR STOREFRONT. DEFERRED SUBMITTAL UNDER p CONC B 6 6 18 1 ' ' SEPARATE PERMIT SAN FRANCISCO,CA ISELIN,NJ NEW YORK,NY 1 1 1 0 1 1 20 15 EYEBROW CANOPY ABOVE SECOND FLOOR STOREFRONT. DEFERRED SUBMITTAL UNDER 1 6083 Bristol Parkway T 310.553.3252 1 A-21.0 A-21A NEW DOUBLE DOOR, DOOR FRAME AND HARDWARE. "A° ACTIVE LEAF. SEPARATE PERMIT Culver City, CA 90230 20 8 18 6 ® ® 6 8 TYP. THROUGHOUT, JA 16 U E E IS-n G B ILDI G ACA E A 0 TYP. THROUGHOUT, U.O.N. 18201 Von Karman Ave., Suite 120 T 949.724 8958 17 PROVIDE POLISHED CONCRETE FLOORING AT LOBBY AREA, TYP. THROUGHOUT, U.O.N Irvine, CA 92612 U.O.N. pommommmI 0 LOBBYNAME- ROOM KEY SYMBOL _ 515 South Flower St., Suite 100 T 213.929.1400 101 ROOM NAME 18 PROVIDE PAINT FINISH AT WALLS IN SATIN FINISH. SPEC: DUNN EDWARDS DEW380 WHITE 2 20 LOBBY 100 ROOM NUMBER Los Angeles, CA 90071 101 < 20 2 19 PROVIDE LEVEL 5 FINISH AT FEATURE WALL FOR NEW WALLCOVERING. SPEC: TBD 535 Mission St„ Suite 1563 T 415.390.6793 1 9 n 9 San Francisco, CA 94105 ' 11 19 1 1OOR SYMBOL 20 PROVIDE FLUSH 4" MDF WALL BASE. PAINT FINISH TO MATCH WALL 485A US Route 1 South, Suite 100 T 848.200.1200 19 2 A-201 4 1 DOOR CODE SEE SHEET A10.0 J 1 FOR DOOR SPEC'S AND HARDWARE 21 DIRECTORY, BY OWNER. 1 Iselin, 08830 3 3 I 20 Easstt 23rd St., 5th Floor T 917.512.6688 Y-AAA-21.0 p-21,0 2 A p1 4 NOTE: ALL NEW DOOR PULL HARDWARE TO BE ACCESSIBLE, APPROVED "LEVER" TYPE. 22 EXISTING DOORS TO REMAIN. SAND DOWN AND PAINT EXISTING DOOR, WHITE PAINT FINISH New York, NY 10010 - NOTE: ALL NEW DOORS ARE TO BE 3'-0° WIDE MIN. UNLESS OTHERWISE NOTED. 14 14 c ® 23 PROVIDE NEW CODE COMPLIANT STAIRS. CONSTRUCTION TO MATCH EXISTING PATH NEW IPE www.saaia.com FEC BUILDING STANDARD, FULLY RECESSED FIRE EXTINGUISHER CABINET. WOOD FINISH ON RISER AND TREAD. UP © 25 c I OHEOSITERSIM. OF o REFER TO DETAILS #12 AND #16/A-30.0 24 EXISTING STAIRS TO REMAIN. PROTECT IN PLACE. SEAL AND STAMP: p ® 1 25 PROVIDE NEW PARTITION TO MATCH PROFILE OF EXISTING. +00. I 1 1 c FIRST 1 1 O 26 PROVIDE NEW HANDRAILS TO MATCH EXISTING. 29 ALL INTERIOR STAIRS TO HAVE UPPER APPROACH AND LOWER TREAD MARKED BY 27 PROVIDE NEW 1-1/2" DIA. STAINLESS STEEL HANDRAIL AT 36" Al PROVIDE NEW 1-1/20 A 200 A 101 c UP D BAR STOCK INSET STRIPE, PER TREADBORIAPPR 4.4.1 FULL IDE 2H'OWIDE FLUSH STAINLESS STEEL DIA. STAINLESS STEEL GUARDRAIL AT 420 AFF WITH CABLE RODS SPACED AT 4" O.C. 28 PROVIDE NEW GUARDRAIL TO MATCH EXISTING. c DOOR SCHEDULE 8 I � III TYPE DOOR YAM o�o HEIII MAT. FNI#I MANUF NOTA ALUM/GLASS AUTOMATIC BI-PART (2)42 3/8" 72" 8'-0" ALUM MATCH (E) DORMA ESA200 MOTION SENSORS EACH SIDE, NARROW STILE, MATCH (E)STOREFRONT, 3 PT. LOCK D101 UP UP SUDING/FULL BREAKOUT REINF. STRIKE, RECESSED EXIT DEVICE 120V 2 FIXED SIDELTS, MATCH E GLAZIN 23 WD cWD > ALUM/GLASS AUTOMATIC BI-PART MOTION SENSORS EACH SIDE, NARROW STILE, MATCH (E)STOREFRONT, 3 PT. LOCK D102 27 c 20 1 Q SUDING/FULL BREAKOUT (2)42 3/8" 72" 8'-0" ALUM MATCH (E) DORMA ESA200 REINF. STRIKE RECESSED EXIT DEVICE 120V 2 FIXED SIDELTS MATCH E GLAZIN c CONSULTANTS -+---k----,I �$� SLIDING DOORS SHALL MEET CBC 1008.1.4.3: •..,"�S."..",m'"rma"35�, 1008.1.4.3 HORIZONTAL SLIDING DOORS. IN OTHER THAN GROUP H OCCUPANCIES, HORIZONTAL SLIDING DOORS PERMITTED TO BE A COMPONENT OF A MEANS OF EGRESS . A. '- lor y �----� v IN ACCORDANCE PATH EXCEPTION 6 TO SECTION 1008.1.2 SHALL COMPLY WITH ALL OF THE FOLLOWNG CRITERIA: ®E F Ie s � = n, ti -�--�^�• 1. THE DOORS SHALL BE POWER OPERATED ADN SHALL BE CAPABLE OF BEING F OR S I D E ELEVATOR CAB DIMENSIONS FOR INSIDE ELEVATOR CAB DIMENSIONS " _ =�� ;=- OPERATED MANUALLY IN THE EVENT OF POWER FAILURE. "=='"- "" 2. THE DOORS SHALL BE OPENABLE BY A SIMPLE METHOD FROM BOTH SIDES > > 4 ::, ia;a.:� �"" WITHOUT SPECIAL KNOWLEDGE OR EFFORT. �•�p �;; ,- �— 3. THE FORCE REQUIRED TO OPERATE THE DOOR SHALL NOT EXCEED 30 POUNDS .q REFERTO A- 0. 4 PLEASE REFER TO A- 0. 4 g d D•��gn� (133N) TO SET THE DOOR IN MOTION AND 15 POUNDS (67N) TO CLOSE THE 10 10 '• -- ;ti d m :gym , DOOR OR OPEN IT TO THE MINIMUM REQUIRED WIDTH. 4. THE DOOR SHALL BE OPENABLE WITH A FORCE NOT TO EXCEED 15 POUNDS ° - _ - - WHEN A FORCE OF 250 POUNDS (1100N) IS APPLIED PERPENDICULAR TO SCALE: SCALE: _ r9 M �' _ THE DOOR ADJACENT TO THE OPERATING DEVICE. 3990 WESTERLY ENLARGED LOBBY CONSTRUCTION PLAN 1ST FLOOR "_ ._ ., 1 4000 WESTERLY ENLARGED LOBBY CONSTRUCTION PLAN 1ST FLOOR "_ 2 I° I S - 5. THE DOOR ASSEMBLY SHALL COMPLY WITH THE APPLICABLE FIRE PROTECTION 1/4 -1 0 1/4 -1 0 °E i —I � ~�"" ~ qr RATING AND, WHERE RATED, SHALL BE SELF-CLOSING OR AUTOMATIC CLOSING sp BY SMOKE DETECTION IN ACCORDANCE WITH SECTION 716.5.9.3, SHALL BE I( m ® e s^^" -'� "' INSTALLED IN ACCORDANCE WITH NFPA 80 AND SHALL COMPLY WITH SECTION 716. THE DOOR ASSEMBLY SHALL HAVE AN INTEGRATED STANDBY POWER SUPPLY. A,IlIR£o -, 7. THE DOOR ASSEMBLY POWER SUPPLY SHALL BE ELECTRICALLY SUPERVISED. M" PRE ..—' .m 1 rv,n,mwlrt ..." ..,�,� 8. THE DOOR SHALL OPEN TO THE MINIMUM REQUIRED WIDTH WITHIN 10 SECONDS AFTER ACTIVATION OF THE OPERATING DEVICE. DOOR SPECIFICATIONS FOR REFERENCE NOTE THAT BEVELED THRESHOLD PROVIDED BY DORMA IS ADA COMPLIANT - 3-1/40 X HIGH 4 II j PARITION IYPE TYPE DEFAIL DESCRIPTION I + + 1A1 7/A-21.1 FULL HEIGHT ONE HOUR RATED WALL, PROVIDE INSULATION IN THE STUD CAVITY AT EXTERIOR WALLS. I - - ' `' " INTERIOR FLOOR AND WALL FINISHES T I _ __ OOD FLOORING y n n ® n n Bl ITEM :MDF WALL BASE WD ITEM JPE LOCATION :P BrBO H W��IES1 LOCATION MANUFACTURER ,STAIRS:STAIRS, OVERLAY , BRIDGE FLOORING LO ATION :STAINED RSLL OR P MANUFACTURER DUNN W� ORLOCATION p BD ® ® SIZE ;4" WITH REVEAL COLOR :NATURAL FINISH :DIAMOND POLISHED COLOR :DEW380 Q 1A SIZE :6" PLANKS FINISH, SEAL WITH SUP FINISH :EGGSHELL 1 1A INSTALLATION :RECESSED FINISH :CLEAR SEALED, SUP RESISTANT FINISH RESISTANT FINISH INSTALLATION :2 COATS MINIMUM INSTALLATION :SEE INTERIOR ELEVS OEM DRAWINGS ISSUE A-21.0 A-21A ® YID DATE DEBCRPi10N DE_TA i zu WA T I - KEY PLAN 12.23.2016 PLAN CHECK SUBMITTAL 27 I 28 SCOP 3 990 WORK SCOPE400 F0 WORK 02.08.2017 PLAN CHECK CORRECTIONS 4> 4> I ll 1 1 , 2 A-20 4 2 A-201 4a VIP �r 3 YA3 , 1 A-21.0 A 21.0 ! OPPOSITE IM. OF THE OTHE BUILDING - -- ---- ------ - - 26 16 16 i I FEE 23 - _ I UP 25 7 15 15 I � Q 10 T­ 51 1 9 I I I A20.0 A20.1 I PEd I I I I I ❑ ® ® OWNERINTERCDUSE OFDDCHAUSE ALLDRAWINGS SPECIFICATIONS RETO SO USEDIESTXEREOF SPECTTED F I I BHS PROJECT FS ME L THAW P LL PEMAIN E REPRODUCTION ION DISFE TO SE USED OTHER DIS PESPION TO 1 I + THSPROJECT FEDEDOCUMENT HAW PROHIBITS THE flEN CONSENT,F SHUEM ERA OR OTHER ASSOCIATES DISPOSITION OF THIS DOCUMENT WITHOOTTHE EXPRESS WRITTEN CONSENT OF SHl£MMEfl ALGAZEASSOCIAIES. COPYRIGHT t M15 SHLEMMER ALGAZE ASSOCIATES ALLPIGHTSRESERVED UP I I I DRAWN: HC 4'-8 4'-8" .I 4'-8' 5'-0' o REVIEWED: DO 27 WD i 2 ❑1 1Q 20 I I PROJECT N0: 616120 SCALE: 1/4"=1'-0" 0--- ----- ----- --------------------------0 ---- ', I i SHEET TITLE: 0 i IST AND 2ND FLOOR ENLARGED LOBBY CONSTRUCTION PLANS SHEET NO: 3990 WESTERLY ENLARGED LOBBY CONSTRUCTION PLAN-2ND FLOORSCALE: 3 4000 WESTERLY ENLARGED LOBBY CONSTRUCTION PLAN-2ND FLOOR SCALE: 4 1/4"=1'-0" 1/4'=l'-O" A � 2 . 3 PA In I 7-n37 PROJECT: 1 z 3 4 56 THE STRAND REPOSITIONING I � MECHANICAL SCREEN 1 TOP OF " ROOF 3990 WESTERLY PLACE . I . 1 4000 WESTERLY PLACE r �{ NEWPORT BEACH, CA 92660 F\\\ a a s a a a a s a a a a a a s � a a a a � s a a a a s a s a a a a a a a a a & aa 2ND FIN. • 1 >' '.1. .. 1 : 1 .. 1 - - - FLR. 2 10 -- ER • ALGAZE • ASSOCIATES SHLEMM a s e s s s s a a s a a a CULVER CITY,CA IRVINE,CA LOS ANGELES,CA � SAN FRANCISCO,CA ISELIN,NJ NEW YORK,NY 6083 Bristol Parkway T 310.553.3252 Culver City, CA 90230 1ST FIN. 18201 Von Karman Ave., Suite 120 T 949.724.8958 1 FLR. Irvine, CA 92612 9 515 South Flower St., Suite 100 T 213.929.1400 Los Angeles, CA 90071 535 Mission St., Suite 1563 T 415.390.6793 San Francisco, CA 94105 485A US Route 1 South, Suite 100 T 848.200.1200 SCALE: SCALE: Iselin, NJ 08830 NOT USED SPECIFY 17 3990 WESTERLY - EAST EXTERIOR ELEVATION ,/$"=,._D.. 1 120 East New 23rdS00105th Floor T917,512.6688 www.saaia corn 7 6 5 4 3 2 1 SEAL AND STAMP --------------- MECHANICAL SCREEN O 1 O TOP OF I I ROOF I' ------------ --- I i i is i i . :: .../ •. . i i i i i i . : .i / ' i •; CONSULTANTS 2ND FlN. . . FLR. 1ST FIN. FLR. NOT USED SCALE: 18 3990 WESTERLY - WEST EXTERIOR ELEVATION SCALE: 2 SPECIFY V W X Y z MEC ICAL SCREEN 0 TOP OF ,� ROOF 1 - --`--- ---` ,-1-- --,-' __ --_.- -. . i' i': O .................. :' E\\\ L111 4 i i i h i i i i i i 2ND------------------------------ 4. FlN. 3990 0 Q ® L. DRAWINGS ISSUE 1ST FIN. DATE DESORPTION DELTA FLR. 12.23.2016 PLAN CHECK SUBMITTAL I I IL 1 02.08.2017 PLAN CHECK CORRECTIONS NOT USED SCALE: 19 NOT USED SCALE: 15 NOT USED SCALE: 11 3990 WESTERLY - NORTH EXTERIOR ELEVATION SCALE: 3 SPECIFY SPECIFY SPECIFY 1/8"=1'-0" GENERAL EXTERIOR ELEVATION NOTES: 1. REVIEW STUCCOTODITION OF BE CLEANED EXISTING PR PPED FOR NEWSURFACES ELASTOMERIC PAINT FINISH.PATCHING. EXISTING V V W \/ 2. REFER TO A-21.0 AND A-21.1 FOR SECTIONS AND ELEVATIONS OF ELEVATOR TOWER. /� V 3. REVIEW ALL WALL MOUNTED CARD KEY READERS, SECURITY EQUIPMENT, LIGHTS, ETC..FOR REPAIR AND RELOCATION. 4. RENEW CONDITION OF EXISTING STOREFRONT SYSTEM AND GLAZING FOR REPAIR AND MECHANICAL SCREEN CLEANING. O 7 �. _____L__ ____ .. . .. . .. GWNERINTERCDUSE GEGDCHIMENTSALL DRAWINGS,SPECIFICATIONS RETO SO USEDIESTXERHRESPE ISXED SYSA41MEFgPS ME AND SHALL PEMAIT E REPRODUCTION ION DISFE TO SAI OR OTHER DISRESPECT TO • "''. "' : `: ', THS DPROJECT UMENT WITHALIHt%WPOUTTHEREXPgEOUSTS THE flENCONSENT FSHUEMME ALGAZE ASSOCIATES OF 't, , .. :. �.". .:. �. ., ,, t� THIS DOCUMENT WITHOHITTHE EXPRESS WRITTEN CONSENT OF SHI£MMEfl ALGAZEASSOCIAIES. COPYRIGHT€2D15 SHLEMMEP ALGAZE ASSOCIATES ALLPIGHTSRESERVED a i i f . DATE: 12/16/16 i a i i i a a a Ot NEW EYEBROW CANOPIES ABOVE SECOND FLOOR STOREFRONT. DEFERRED SUBMITTAL UNDER DRAWN: HC SEPARATE PERMIT Q a A, s REVIEWED: DO O2 NEW OPEN CANTILEVERED TREWS. DEFERRED SUBMITTAL UNDER SEPARATE PERMIT. , PROJECT NO: 616120 NEW ELEVATOR TOWER. ----- SCALE: AS NOTED ® EXISTING STOREFRONT - TYPICAL ALL SIDES OF BUILDING, EXCEPT FOR LOBBY SHEET TITLE: O NEW STOREFRONT AT LOBBY AND ELEVATOR TOWER, TO MATCH EXISTING STOREFRONT i i i i s s i i i z s SYSTEM AND FINISH. i © EXISTING ROOF PARAPET I I I:. ® O EXTERIOR ELEVATIONS_ O EXISTING MECHANICAL SCREEN 3990 WESTERLY ® NEW ELEVATOR MACHINE ROOM — SIDING TO MATCH EXISTING MATERIAL OF MECHANICAL SCREEN 0 0 NEW SLIDING/BREAK OUT ENTRANCE DOOR UNIT. MATCH FINISH/STILE DIMENSIONS OF L____________J SHEET N0: EXISTING STOREFRONT SYSTEM. 10 NEW TRELLIS — FREESTANDING AND ATTACHES TO ADJACENT BUILDING. SEE AS-2.4 FOR ELEVATIONS AND DETAILS. NOT USED SCALE: 20 NOT USED SCALE: 16 GENERAL NOTES AND KEYNOTES SCALE: 12 3990 WESTERLY - SOUTH EXTERIOR ELEVATION SCALE: 4 SPECIFY SPECIFY SPECIFY 1 1/8"=1'-0" A � 20 . 0 -9 PA In I 7-n37 PROJECT: Till, 5 4 3' 0 REPOSITIONING MECHANICAL SCREEN I TOP OF 4. .. ROOF : 3990 WESTERLY PLACE » 4000 WESTERLY PLACE NEWPORT BEACH, CA 92660 4 4 F/ zTO i i AN i i i i a i i i i i i i i i i m i A/ i 1 10 .. 2.'..' 2ND FIN. ,� ZLY Q FLR. SHLEMMER : ALGAZE ••ASSOCIATES % % % % ® ANGELES,CA ® I SAN CULVFRAN SCO,CA ER CITY,CA IRVINE,SELIN,NJ LOSNEW Y RK,NY % % % % % 7 6083 Bristol Parkway T 310.553.3252 1ST FIN. Culver City, CA 90230 FLR. 18201 on Karman Ave., Suite 120 T 949.724.8958 9 1 Irvine, CA 92612 515 South Flower St., Suite 100 T 213.929.1400 Los Angeles, CA 90071 535 Mission St., Suite 1563 T 415.390.6793 San Francisco, CA 94105 485A US Route 1 South, Suite 100 T 848.200.1200 SCALE: SCALE: Iselin, NJ 08830 NOT USED SPECIFY 17 4000 WESTERLY - WEST EXTERIOR ELEVATION ,/$"=,._D.. 1 120 East New 23rdS00105th Floor T917,512.6688 www.saaia corn SEAL AND STAMP: 1 2 3 4 5 6 7 =MECHANICAL SCREEN TOP OF L ROOF / . j i ., /, / i / . / / I I � I I % % % % % % % % % % % //r % % % % % % % % % h CONSULTANTS: ' 2ND FIN. FLR. All i a i i i i i i i i z z i i z z i a i ell, 1• 1ST FIN. FLR. NOT USED SCALE: 18 4000 WESTERLY - EAST EXTERIOR ELEVATION SCALE: 2 SPECIFY E D C B A O MECHANI SCREEN TOP OF ROOF »�. . I I , r z A, i i m i 4000 2ND FIN. FLR. y DRAWINGS ISSUE a A/ m i i m i i i i i h i s DATE DESCF&I DELTA 1ST FIN. 12.23.2016 PLAN CHECK SUBMITTAL FLR. Q 02.08.2017 PLAN CHECK CORRECTIONS NOT USED SCALE: 19 NOT USED SCALE: 15 NOT USED SCALE: A 4000 WESTERLY - NORTH EXTERIOR ELEVATION SCALE: 3 SPECIFY SPECIFY SPECIFY 1/8"=1'-0" GENERAL EXTERIOR ELEVATION NOTES: 1. REVIEW CONDITION OF EXISTING STUCCO SURFACES FOR REPAIR AND PATCHING. EXISTING STUCCO TO BE CLEARNED AND PREPPED FOR NEW ELASTOMERIC PAINT FINISH. 2. REFER TO A-21.0 AND A-21.1 FOR SECTIONS AND ELEVATIONS OF ELEVATOR TOWER. A B C D E 3. REVIEW ALL WALL MOUNTED CARD KEY READERS, SECURITY EQUIPMENT, LIGHTS, ETC..FOR REPAIR AND RELOCATION. 4. REVIEW CONDITION OF EXISTING STOREFRONT SYSTEM AND GLAZING FOR REPAIR AND CLEANING. =MECHANICAL SCREEN OWNESSTOP OF ROOF BYWIHIPANDUSEOFDDCUMENTSALLDRAWINGESPECIFICATIONS RETO SO USEDIESTXEREOFSPECTTED B1"SA41MERgPS ME ANp SHALL REMAIN TI'S PFOPEFrv.THEY ARE TO BE USED ONLY WOH RESPECT TO ' THISPFOJECT.FEDEPALIAWPROHISITS THE REPRODUCTION,DISPUY,SALE DP OTHER DISPOSITION OF THIS DOCUMENT WITHOUT THE EXPRESS WRITTEN CONSENT OF SHIMMER ALGAZE ASSOCIATES. COPYRIGHT€.15 SHLEMMER ALGAZE ASSOCIATES ALLPIGHTSRESEPVED DATE: 12/16/16 f= NEW EYEBROW CANOPIES ABOVE SECOND FLOOR STOREFRONT. DEFERRED SUBMRTAL UNDER DRAWN: HC SEPARATE PERMIT REVIEWED: DO 0 NEW OPEN CANTILEVERED TRELLIS. DEFERRED SUBMITTAL UNDER SEPARATE PERMIT. Q 2 A/ i i i �' i i i PROJECT NO: 616120 l= NEW ELEVATOR TOWER. ® SCALE: AS NOTED ® EXISTING STOREFRONT - TYPICAL ALL SIDES OF BUILDING, EXCEPT FOR LOBBY SHEET TITLE: OS NEW STOREFRONT AT LOBBY AND ELEVATOR TOWER, TO MATCH EXISTING STOREFRONT SYSTEM AND FINISH. © EXISTING ROOF PARAPET FLR EXTERIOR ELEVATIONS_ 2ND FIN: ,� 0 4000 WESTERLY = EXISTING MECHANICAL SCREEN ® I> ® NEW ELEVATOR MACHINE ROOM - SIDING TO MATCH EXISTING MATERIAL OF MECHANICAL SCREEN O3 ` 0 NEW SLIDING/BREAK OUT ENTRANCE DOOR UNIT. MATCH FINISH/STILE DIMENSIONS OF 1ST FIN. SHEET NO: EXISTING STOREFRONT SYSTEM. FLR. 1 0 NEW TRELLIS - FREESTANDING AND ATTACHES TO ADJACENT BUILDING. SEE AS-2.4 FOR ELEVATIONS AND DETAILS. NOT USEDSCALE: 20 NOT USED SCALE: 16 GENERAL NOTES AND KEYNOTES SCALE: 12 4000 WESTERLY - SOUTH EXTERIOR ELEVATION SCALE: :4 ] SPECIFY ISPECIFY SPECIFY :�J PA FOR BRIDGE DESIGN IN BUILDING 3990 AND PROJECT: NOTE: FOR NOTEBRIDGE DESIGN IN BUILDING 3990 AND THE STRAND 4000, REFER TO ELEVATION #1, 2 AND 4. 4000, REFER TO ELEVATION #1, 2 AND 4. REPOSITIONING GYP BR WALL OVER FRAMING � 3990 WESTERLY PLACE 1 1/2. * j 4000 WESTERLY PLACE j NEWPORT BEACH, CA 92660 1 1/2" DIA. X 11 GA ALUM. #4 BRUSH FINISH Go WELD ON ALUM BRACKET EXISTING DRYWALL CEILING � 3/8" DIA LAG BOLT NEW GUARDRAIL j NEW STOREFRONT SYSTEM, R; BEYOND SHM LEMER • ALGAZE • ASSOCIATES GUARDRAIL OPEN TO (E)CORRIDOR HANDRAIL 1-1/2" DIA. N S.S. CULVER CITY,CA • IRVINE,CA LOS ANGELES,CA METAL BACKING OR FIRE TREATED HANDRAIL IN S.S. 12" SAN FRANCISCO,CA • ISELIN,NJ • NEW YORK,NY WOOD BLOCKING 4--------------------- STEEL CABLES SPACED -�-- --------- 6083 Bristol Parkway 7310.553.3252 EVERY 4" MAX. Culver City, CA 90230 INT j CONTINUED GUARDRAIL, BEYOND 18201 Von Karman Ave., Suite 120 T 949.724.8958 EXISTING WALL, PAINT OVER GYP. o / Irvine, CA 92612 PER FINISH SCHEDULE M "' 515 South Flower St., Suite 100 T 213.929.1400 Los Angeles, CA 90071 SECOND FLOOR SECOND FLOOR 535 Mission St., Suite 1563 T 415.390.6793 ® 4" ® 13'-4" San Francisco, CA 94105 NEW DRYWALL, WHITE 485A US Route 1 South, Suite 100 T 848.200.1200 SCALEEXISTING UPPER STAIR RUN PAINT FINISH j Iselin, NJ 08830 HANDRAIL AT WALL DETAIL 3.=11-0" 5 r CTO REMAIN. REPLACE ARPETED TREADS AND 120 East 23rd S0010h Floor T 917,512.6688 REPLACE EXISTING TREADS AND (E) BEAM RISERS WITH NEW IPE WOOD CEILING UNDER RISERS WITH 1-1/2" THICK IPE WOOD PLANKS. wwwsaaiacom BRIDGE, W/RECESSED WOOD STAIR TREAD AND RISER NEW WOOD DOWN LIGHT FIXTURES. CEILING HEIGHT j SEAL AND STAMP: 1 -0" 1 1/2" DIA X 11 GA HANDRAIL TUBE WITH Kt" REVEAL CEILING SYSTEM ,'•• '• REFER TO RCP. ® 9'-0" AFF I NEW W12X45, REFER STRUCTURAL EXISTING SOFFIT TO REMAIN I I I i OPEN TO (E)CORRIDOR o j 3/16" DIA CABLE SYSTEM I I c 44 I o j NEW STOREFRONT SYSTEM, M BEYOND CONSULTANTS: EXISTING WALL TO 2'-0" I CORE DRILL 2 }" DIA FOLE WITH RAPID BE MODIFIED SET CEMENT ALL HIGH STRENGTH NON-SHRINK GROUT V-----EXISTING PARTITION TO REMAIN j I I j I FINISH FLOOR GUARDRAIL DETAIL SCALE_ • 6 ELEVATION AT LOBBY 3990 SCALE . 2 ELEVATION AT LOBBY 3990 SCALE 1-1/2 -1 0 3/8 - 1 -0 3/B - NOTE: FOR BRIDGE DESIGN IN BUILDING 3990 AND 4000, REFER TO ELEVATION #1, 2 AND 4. 11" ILL! 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I 1w.. — rc.v � .ti7 _ I— I I 1111111111 I III __o I1I11I11I11I ADJACENTEXISTING FOOTING I TO REMAIN INTACT, SEE I 1—III , I 1111 1 ,ter 1 III—lI STRUCTURAL =I1 11=I I I I III—I I I I—III— I PROVIDE LADDER PER 0 I ♦` I 11: 1 I I 111-111-1I CODES REGULATIONS BOTTOM OF HOISTWAY AL —II I —II III—III- —III -- a _ I - I1=111=11 =1 I—I d I I III-1 I —III—III- DRAWINGS ISSUE II—III b I .° I. III -III—III—III-1I DATE DEl�T10N D&TA —1 11=11 — _ =i=_ _ =1 III=1 I 1=1 I—I I— I I-111=III=1I1=1I1=III=1I1=1I1EII1=1 I I�I1�H:z--41�1 11=1 11=1 11=11 12.23.2016 PLAN CHECK SUBMITTAL —III—IIl—lI1—IIT=1I1—lIl—III=W-I=+_ —11 =11 I—I I 1-1 I 1-1 I I-1 I I- 02.08.2017 PLAN CHECK CORRECTIONS 0 I-111-111-111-111—I I-111-111-111-1II= � 1 1 11 I111111I111111I111111I111111I111111I111111I111111I11I I IIiI 1111i11111i11111I111�IiI��I 111111TH i SECTION/ELEVATION ADJACENT TO ELEVATOR TOWER SCALE: n SECTION THROUGH NEW ROOF CANOPY SCALE: 2 SECTION THROUGH ELEVATOR HOISTWAY SCALE: 1 1 2"=1'-0" t7 1/2"=1'-0" 1/2"=1'-0' STUCCO AND LATH OVER BUILDING PAPER OVER 5/8" (E)STUCCO FINISH - REMOVE SECTION DENSGLASS SHEATHING ABOVE EYEBROW CANOPY TO INSTALL NEW ATTACHMENTS AND FLASHING. STEEL FRAMING PER METAL COPING OVER TOP OF PARAPET PATCH AND REPAIR WITH NEW STUCCO STRUCTURAL FINISH TO MATCH EXISTING. 5/8' TYPE 'X' IIIII METAL COPING FLASHING GYPSUM BOARD ALL WALLS AND CEILING RAISED CONCRETE CURB lr���� BUILDING PAPER OF HOISTWAY 1X IPE HORIZONTAL WOOD PLANKS AT I 22 WOOD BLOCKING J::::: SIDE PANELS l NEW HARDSCAPE PER II II ,, NEW FLASHING i I LANDSCAPE AND CML li i' R OWNERSHIPAND USE OF DocuMENTSALL DRAWINGS,SPECIFICATIONS PNDCOPIESTNEREOFFWWISNED ,: 5 BYSP41MERgPS MEANp SHALL PEMAIN II'S PHOPEHrv.THEY ARE TO BE USEOONLY WOH RESPECTTO ,:::::�:d ° THIS PROJECT.FEDERAL IAW PROUSITS THE REPRODUCTION,DISPUY,SALE,OR OTHER DISPOSITION OF 2-0 i PROVIDE STRUCTURE AS REQUIRED. a a CONTINUOUS CAULKING AND I THIS DOCUMENT WITHOUT THEEXPRESSWR17ENCONSENT OFSHUEMMERALGAZEASSOCIATES . �0�fi ER F=MW NEW METAL ROOF REFER TO STRUCTURAL ENGINEER BACKER ROD (__NF � EXISTING BUILDING STRUCTURE � DRAWINGS. I . . d d it cocYRlc,:r .m,s sHLEMMER ALGAze assacwres AURIGHrs RESERveD I' DATE: 12/16/16 AL DRIP EDGE PRE-MOLDED JOINT FILLER WATERPROOFING DRAWN: HC 1X IPE WOOD FASCIA INSIDE OF ELEVATOR ° o REVIEWED: DO ( IFI FURRING CHANNELS PIT a — — I; = WATERPROOFING INSIDE OF I',' PROJECT N0: 616120 PROVIDE STRUCTURE AS REQUIRED. IDE STRUCTURE AS REQUIRED. ° _ PROVIDE STRUCTURE AS REQUIRED. REFER TO STRUCTURAL ENGINEER ____ _ _____ REFER UCTURAL ENGINEER BUILDING PAPER = — ELEVATOR PIT DRAWINGS. DRAWINGS. i ° III III_ III a •, a ' • ' 't DRAWINGS. STRUCTURAL ENGINEER SCALE: AS NOTED VgTP5/8' FlBER MAT CEMENTITIOUS BOARD + e. (DENSGLASS SHEATHING) IT III JI 11 a .• . I •• SHEET TITLE: CONTINUOUS METAL FLASHING a — WATERPROOF MEMBRANE - 11 11 BUILDING PAPER ° 11 BRING UP TO CAULKING AT :" SLOPE I 1=1 11= I - STAB !I !: .. BUILDING SECTIONS/DETAILS 5/8" FIBER MA TITIOUS BOARD 5/8" FIBER MAT CEMENTITIOUS BOARD E� III=III=1 1 1— II ;I ' STUCCO AND LATH OVER BUILDING (DEN SHEATHING OR EQUAL) (DENSGLASS SHEATHING) 4 PAPER OVER DENSGLASS SHEATHING 3990 WESTERLY 1X8 NOM. IPE WOOD AT UNDERSIDE FURRING CHANNELS `c a ° a I = = DRAINAGE BOARD ,I °a III 1=1 I 1=1 I 1=. ; :; '� 4000 WESTERLY OPP. SIM. Of CANOPY AND NEXT TO a °a STOREFRONT SYSTEM 1X8 NOM. IPE WOOD AT UNDERSIDE 1X IPE WOOD PLANT AT UNDERSIDE VISQUEEN MEMBRANE OF CANOPY OF CANOPY SIDE PANEL ° III—I I I—I I I UNDER FOOTING AND MIN. 11 : BATT INSULATION ALL SHEET N0: (E) OR NEW STOREFRONT SYSTEM -ITI�TT�IT-( T�ITI=TTI=11 — 11=III=III—III 12" BEHIND WATERPROOF EXTERIOR WALLS R-13 IPE WOOD PLANKS AT SIDE PANEL OF EDGE STING STUCCO SILL II—III—III—III—III=III—III—III— — — — MEMBRANE CANOPY =1 11=1 11=1 11=1 11=1 11=1 11=1 1 1= I 1-1 - COMPACTED FILL SCALE: SCALE: SCALE: SCALE: SCALE: EYEBROW CANOPY/STOREFRONT DETAIL —,/2:.=,,_o, 8 EYEBROW CANOPY DETAIL —1/2"=:I.—o: 7 EYEBROW CANOPY DETAIL —,/2"=,:-0 6 4 ELEVATOR PIT DETAIL 111=1'—O" 5 PARAPET DETAIL _1/2:.=,:_o: 4 A � 21 . 0 _J PA n I M37 OCEAN WEST CP TH E STRAN D THE STRAND 3990-4000 WESTERLY PL NEWPORT BEACH, CA LANDSCAPE CONSTRUCTION DOCUMENTS aaa 3990-4000 WESTERLY PLACE SHLEMMER ■ ALGAZE- ASSOCIATES CULVER CITY,CA • IRVINE,CA - LOS ANGELES,CA NEWPORT BEACH CALIFORNIA SAN FRANCISCO, CA • NEW YORK,NY • ISEUR NJ 6083 Bristol Parkway T 310.553.3252 Culver City, CA 90230 18201 Von Karmen Avenue, Suite 120T 949.724.8958 Irvine, CA 92612 515 South Flower Street,Suite 100 T 213.929.1400 Los Angeles, CA 90071 GENERAL NOTES VICINITY MAP MAINTENANCE OWNER 535 Mission Street, Suite 1563 T415.390.6793 San Francisco, CA 94105 120 East 23rd Street, 5th Floor T 917.512.6688 A. VISIT SITE PRIOR TO SUBMITTING BIDS. OCEAN WEST CP New York, NY 10010 MAINTENANCE RESPONSIBILITY 485A US Route 1 South, Suite 100 T 848.200.1200 B. VERIFY ALL EEISTING CONDITIONS, DIMENSIONS AND ELEVATIONS BEFORE PROCEEDING WITH THE WORE. NOTIFY LANDSCAPE 315 WEST 9TH STREET STE 808 CONTACT: TED BISCHA❑ Iselin, NJ 08830 ARCHITECT IMMEDIATELY SHOULD FIELD CONDITIONS VARY FROM THOSE SHOWN ON PLANS. A. ALL IMPROVEMENTS TO BE MAINTAINED BY PROPERTY OWNER LOS ANGELES, CA 90015 PH: 18104899-6064 www.saaia.com C. DO NOT SCALE DRAWINGS. ® EMAIL: TBISCHA @OCEANWESTCP.COM MAINTENANCE PERIOD SEAL AND STAMP D. ALL WORD CONSTRUCTION AND MATERIALS SHALL COMPLY WITH ALL PROVISIONS OF THE LATEST BUILDING CODE AND WITH John Wayne A. ALL LANDSCAPED AREAS ARE SUBJECT TO A 90-CALENDAR DAY MINIMUM,180-CALENDAR DAY PROJECT TEAM OTHER RULES, REGULATIONS AND ORDINANCES GOVERNING THE LOCATION OF THE WORE. BUILDING CODE REQUIREMENTS ® Airport MAZIMUM, LANDSCAPE MAINTENANCE PERIOD. TAZE PRECEDENCE OVER THE DRAWINGS AND IT SHALL BE THE RESPONSIBILITY OF ANYONE SUPPLYING LABOR OR MATERIALS OR BOTH TO BRING TO THE ATTENTION OF THE LANDSCAPE ARCHITECT ANY DISCREPANCIES OR CONFLICT BETWEEN THE B. SODDED AREAS- NORMAL MAINTENANCE AND ESTABLISHMENT PERIODS. RE: UIREMENTS OF THE CODE AND THE DRAWINGS. ARCHITECT LANDSCAPE MEP E. REFERENCE TO ANY DETAIL OR DRAWING IS FOR CONVENIENCE ONLY AND DOES NOT LIMIT THE APPLICATION OF SUCH DETAIL C. SEEDED AREAS - NORMAL MAINTENANCE AND ESTABLISHMENT PERIODS PLUS AN ADDITIONAL 60 OR DRAWINGS. „„o o, © CALENDAR DAYS. SAA RIDGE LANDSCAPE SORIN BRIE ENGINEERED 18201 VON ARMAN AVE, STE ARCHITECTS SPACES, INC. F. DISCREPANCIES IN THE DRAWINGS OR BETWEEN THE DRAWINGS AND ACTUAL FIELD CONDITIONS SHALL BE REPORTED TO THE p WARRANTY PERIOD 120 8841 RESEARCH DR STE 200 1250 GENE AUTRY WAY LANDSCAPE ARCHITECT. CORRECTED DRAWINGS OR INSTRUCTIONS SHALL BE ISSUED PRIOR TO THE CONTINUATION OF THIS IE3 IRVINE, CA 92612 IRVINE, CA 92618 ANAHEIM, CA 92805 WORa THE CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ALL NECESSARY CORRECTIONS DUE TO FAILURE TO SHRUBS, GROUNDCOVER, AND TURF: 90 CALENDAR DAYS CONTACT: DICLSON OI CONTACT: MISE MICHALE_ CONTACT: SORIN BRIE REPORT ZNOWN DISCREPANCIES. p CANOPY TREES: 1 YEAR EMAIL: EMAIL: MIQE@RIDGELA.COM EMAIL: ® PALM TREES: 2 YEARS PH: i�949-724-8958 PH: L949E387-1323 E T 23 SORINBRIE@ESI-ENG.COM G. GENERAL CONTRACTOR IS RESPONSIBLE FOR ALL WORE SHOWN ON THESE DRAWINGS AND SPECIFICATIONS UNLESS PROJECT IRRIGATION SYSTEM, INCLUDING TRENCHING: 1 CALENDAR YEAR PH: 1714Q449-1646 SPECIFICALLY NOTED OTHERWISE. SamaAnacuoorryrh,L ® LOCATION CIVIL STRUCTURAL H. THE CONTRACT DRAWINGS AND SPECIFICATIONS REPRESENT THE FINISHED STRUCTURE UNLESS OTHERWISE SHOWNCTHEY DO TOAL ENGINEERING CONSULTANTS NOT INDICATE THE METHOD OF CONSTRUCTION. THE GENERAL CONTRACTOR SHALL SUPERVISE AND DIRECT THE WORE AND HE 139 AVENIDA NAVARRO GRIMM Ll CHEN SHALL BE SOLELY RESPONSIBLE FOR ALL CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES AND PROCEDURES. SAN CLEMENTE, CA 92672 17500 REDHILL AVENUE STE 240 OBSERVATION VISITS TO THE SITE BY FIELD REPRESENTATIVES OF THE LANDSCAPE ARCHITECT SHALL NOT INCLUDE o^ CONTACT: ADAM TOAL IRVINE, CA 92614 INSPECTIONS OF THE PROTECTIVE MEASURES OR THE CONSTRUCTION PROCEDURES REELI RED FOR SAME, WHICH ARE THE '` EMAIL: CONTACT: JEFF CHEN SOLE RESPONSIBILITY OF THE GENERAL CONTRACTOR. ANY SUPPORT SERVICES PERFORMED THE LANDSCAPE ARCHITECT STATEMENT OF COMPLIANCE ATOAL@TOALENGINEERING.COM EMAIL: JEFF @GC-SE.COM DURING CONSTRUCTION SHALL BE DISTINGUISHED FROM CONTINUOUS AND DETAILED INSPECTION SERVICES WHICH ARE PH: :949Q492-8586 PH: -949Q250-3150 FURNISHED BY OTHERS. THESE SUPPORT SERVICES PERFORMED BY THE LANDSCAPE ARCHITECT, WHETHER OF MATERIAL OR _ WORE, AND WHETHER PERFORMED BEFORE, DURING OR AFTER COMPLETION OF CONSTRUCTION ARE PERFORMED SOLELY FOR I HAVE COMPLIED WITH THE CRITERIA OF THE WATER EFFICIENT LANDSCAPE ORDINANCE AND THE PURPOSE OF ASSISTING IN QUALITY CONTROL AND IN ACHIEVING CONFORMANCE WITH CONTRACT DRAWINGS AND APPLIED THEM ACCORDINGLY FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DESIGN 8841 RESEARCH DR SPECIFICATIONS, BUT THEY DO NOT GUARANTEE GENERAL CONTRACTORS PERFORMANCE AND SHALL NOT BE CONSTRUED AS PLAN. SUITE 200 SUPERVISION OF CONSTRUCTION. r'` 02-08-2017 SHEET I N D E ❑ upper . IRVINE -(A 92618 Newoort gay I. A PROTECTION FENCE SHALL BE CONSTRUCTED AND MAINTAINED DURING CONSTRUCTION CONFORMING TO THE REZJAMES J. RIDGE, DSCAPE ARCHITECT RLA 1L2809 DATE UIREMENTS • 949.387.1323 OF THE BUILDING CODE. SHEET NO. DESCRIPTION SCALE NO. RIDGELA.COM J. MAINTAIN SANITARY TOILET FACILITIES DURING CONSTRUCTION AS REQUIRED BY APPLICABLE REGULATIONS. SCALE: NOT TO SCALE LO.0 COVER SHEET 1 Q. THE GENERAL CONTRACTOR WARRANTS TO THE OWNER AND THE LANDSCAPE ARCHITECT THAT ALL MATERIALS AND EQUIPMENT L1.1 HARDSCAPE PLAN 1:20 2 FURNISHED WILL BE NEW UNLESS OTHERWISE SPECIFIED AND THAT ALL WORE WILL BE OF GOOD QUALITY, FREE FROM FAULTS SITE MAP AND DEFECTS. L2.1 - L2.2 HARDSCAPE PLAN ENLARGEMENTS 1:10 3-4 L. THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING HIS WORE AND/OR EQUIPMENT SUPPLIED BY THE L3.1 - L3.2 HARDSCAPE DETAILS 5-6 OWNER. L4.1 IRRIGATION PLAN 1:20 7 M. PROVIDE FACILITIES FOR THE PHYSICALLY HANDICAPPED IN ACCORDANCE WITH C.A.C. TITLE 24 AND AS REZUIRED BY THE L5.1 - L5.2 IRRIGATION LEGEND Z NOTES 8-9 LATEST VERSION OF THE CALIFORNIA BUILDING CODE. L5.3 IRRIGATION DETAILS -- 10 N. IT SHALL BE THE RESPONSIBILITY OF THE GENERAL CONTRACTOR TO LOCATE ALL EEISTING UTILITIES WHETHER SHOWN HEREON WESTERLY PL Li PLANTING PLAN 1:20 11 OR NOT AND TO PROTECT THEM FROM DAMAGE. THE GENERAL CONTRACTOR SHALL BEAR ALL EQPENSE OF REPAIR OR REPLACEMENT IN CONJUNCTION WITH THE EnECUTION OF THIS WORE. o L7.1 PLANTING DETAILS AND NOTES 12 O. PAVING, MASONRY AND CONCRETE SUBCONTRACTORS ARE TO COORDINATE WITH THE ELECTRICIAN, DRAINLINE J L8.1 - L8.3 SPECIFICATIONS 13-15 SUBCONTRACTOR AND IRRIGATION SUBCONTRACTOR FOR SLEEVING, PIPING AND/OR CONDUIT INSTALLATION UNDER OR THROUGH HARDSCAPE ELEMENTS. E P. VERIFY ALL PROPERTY LINES OR OTHER LIMIT OF WORE LINES PRIOR TO COMMENCING WORE. I E. IN THE CASE OF DISCREPANCIES IN THE DRAWINGS, SPECIFICATIONS TAQE PRECEDENCE OVER DETAILS, AND DETAILS TAEE PRECEDENCE OVER PLANS. 3990 ® ® 4000 1 R. SUBSTITUTIONS MUST BE APPROVED IN WRITING BY THE OWNER. S. THE GENERAL CONTRACTOR SHALL ENSURE THAT ALL TRADES ARE PROVIDED WITH CURRENT DRAWINGS AND SPECIFICATIONS APPROVED FOR CONSTRUCTION. DO NOT ALLOW DOCUMENTS NOT APPROVED FOR CONSTRUCTION TO BE USED IF SEEN ON JI SITE. L-31- L I J F� T. REPAIR OR REPLACE ANY DAMAGE TO ADJACENT PROPERTIES, CURBS, WALLS, PLANTING, WALLS, ETC. AT NO ADDITIONAL COST Appendix B TO THE OWNER —LLLLLII 1111111111111111L III I 1111111j11111111 CERTIFICATION OF LANDSCAPE DESIGN U. LOCATIONS OF N.I.C. CONSTRUCTION ELEMENTS SUCH AS LIGHTS, SIGNS, VENTS, HYDRANTS, TRANSFORMERS, ETC. ARE APPROEIMATE. NOTIFY THE LANDSCAPE ARCHITECT IMMEDIATELY SHOULD THE LOCATION OF THESE ITEMS INTERFERE WITH THE N I hereby certify that: DRAWINGS ISSUE PROPER E-ELUTION OF WORD. (1) 1 am a professional appropriately licensed in the State of California to provide DATE DESCRIPTION DELTA V. PROVIDE THE OWNER WITH ALL WARRANTIES, GUARANTEES, AND INSTRUCTION MANUALS FOR EZUIPMENT, APPLIANCES, professional landscape design services. 12.23.2016 PLAN CHECK SUBMITTAL FIQTURES, ETC. AS DESCRIBED IN THE SPECIFICATIONS. W.NOTIFY THE CITYS AUTHORIZED REPRESENTATIVE 48 HOURS PRIOR TO COMMENCEMENT OF WORE TO COORDINATE PROJECT (2) The landscape design and water use calculations for the property located at_ 02.08.2017 PLAN CHECK CORRECTIONS INSPECTION SCHEDULES. 399004000 WESTERLY PLACE, NEWPORT BEACH, CALIFORNIA (provide street address or parcel number(s)) were prepared by me or under my E. CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS REQUIRED TO PERFORM THE WORE INDICATED HEREIN BEFORE supervision. BEGINNING WORE. (3) The landscape design and water use calculations for the identified property Y. CONTRACTOR SHALL OBTAIN THE PERTINENT ENGINEERING OR ARCHITECTURAL PLANS BEFORE BEGINNING WORE. comply with the requirements of the City of NEWPORT BEACH Water SCALE: NOT TO SCALE Efficient Landscape Ordinance (Municipal Code Sections ) and the City of NEWPORT BEACH Design Standards for Implementation of ABBREVIATIONS the City of NEWPORT BEACH Water Efficient Landscape Ordinance. (4) The information I have provided in this Certificate of Landscape Design is true and correct and is hereby submitted in compliance with the City of NEWPORT BEACH Guidelines for Implementation of the City of NEWPORT BEACH Water Efficient Landscape @ AT N.A.P. NOT A PART Ordinance. rL CENTERLINE NCN NO COMMON NAME JIM RIDGE 02-08-2017 ❑ NUMBER NIC NOT IN CONTRACT AC ASPHALTIC CONCRETE NTS NOT TO SCALE Print Name Date CF CUBIC FOOT O.C. ON CENTER CLR CLEAR O.D. OUTSIDE DIAMETER OWNERSHIP AND USE OF DOCUMENTS All Drawings,Specifications and copies thereof furnished by SAA CONC CONCRETE PL PROPERTY LINE Interiors are and shall remain it's property. They are to CTR CENTER P.A. PLANTER AREA 2809 be used only with respect to this project. Federal law prohibits the ---���.••!!//��� reproduction,display,sale,or other disposition of this document without DIA DIAMETER P.I.P POURED IN PLACE Signature V License Number the express written consent of Snlemmer+Algaze+Associates Interiors B Architecwre. DIM DIMENSION R RADIUS DATE: 02/08/2017 EJ EQPANSION JOINT REV REVISION 8841 RESEARCH DRIVE, STE. 200, IRVINE, CA 92618 Ell EQUAL R.O.W. RIGHT OF WAY DRAWN: MM, MR ,MJ E.W. EACH WAY SHT SHEET Address REVIEWED: MM EE. EEISTING SPEC SPECIFICATION FG FINISH GRADE SF SZUARE FOOT PROJECT NO: 616120 UNDERGROUND SERVICE FS FINISH SURFACE SZ SZUARE49Z3S7-1323 JIM@RIDGELA.COM SCALE: ALERT GA GAUGE SS STAINLESS STEEL Telephone E-mail Address CALL: TOLL FREE GALV GALVANIQED STD STANDARD SHEETTITLE: HOME HORIEONTAL T TRANSFORMER Landscape Design Professional's Stamp HT HEIGHT T.C. TOP OF CURB If Iicab 811 I.D. INSIDE DIAMETER T.D. TOP OF DRAIN INCL INCLUDING T.R. TOP OF RAILING TWO WOR ING DAYS BEFORE YOU DIG INV INVERT ELEVATION T.S. TOP OF STEP J. R d TITLE SHEET L.O.W. LIMIT OF WORL T.W. TOP OF WALL L- 280 SECTION 4216/4217 OF THE GOVERNMENT CODE REQUIRES A DIG M METER TYP TYPICAL ALERT IDENTIFICATION NUMBER BE ISSUED BEFORE A "PERMIT TO MAE MAQIMUM VERT VERTICAL S EXCAVATE” WILL BE VALID. FOR YOUR DIG ALERT IDENTIFICATION MFR MANUFACTURER W/ WITH tn� 02/08/2017 \P NUMBER CALL UNDERGROUND SERVICE ALERT. MH MANHOLE W.I. WROUGHT IRON qT D_- SHEET N0: MIN MINIMUM WT WEIGHT F CALF MISC MISCELLANEOUS PA n I M37 OCEAN WEST CP CONSTRUCTION KEYNOTES DETAIL THE STRAND WESTERLY PLACE SYMBOL DESCRIPTION REF. OCONSTRUCT PEDESTRIAN RATED CONCRETE PAVING 3990-4000 WESTER/SLY PL MINN NINE MINN NINE NINE MINN NINE MINN MINN �_� O CONSTRUCT CONCRETE PAVERS NEWPORT BEACH, CA IF I 0 O - I — CONSTRUCT SAWCUT CONTRACTION JOINT. , ® o no 0 I ® CONSTRUCT TOOLED CONTRACTION JOINT. b b b b — — — 1 Frj CONSTRUCT EXPANSION JOINT. sPT. ......... •A. P.A. © CONSTRUCT HIDDEN EXPANSION JOINT. SHLEMMER ■ ALGAZE• ASSOCIATES ,,• I I I I I CULVER CITY,CA IRVINE,CA LOS ANGELES,CA O CONSTRUCT ISOLATION JOINT-OCCURS WHERE ping EjMk7 CONCRETE PAVING MEETS VERTICAL SURFACE SAN FRANCISCO, CA NEW YORK,NY ISELIN,NJ diver City CA 90230 T 310.553.3252 ® 6083 Bristol Parkway CONSTRUCT CONCRETE PAVING AT CURB CONNECTION C 18201 on Karman Avenue, Suite 120T 949.724.8958 1 a z I I 4 rw I I O CONSTRUCT NEW TO EXISTING PAVING CONNECTION. Irvine, CA 92612 I 1 Q CONSTRUCT P.I.P. CONCRETE STEPS WITH HANDRAILS. 515 South Flower Street,Suite 100 T 213.929.1400 Los Angeles, CA 90071 • ' SEE JHEET L3.1 U b 535 Mission Street, Suite 1563 T 415.390.6793 FOR ENL(1RGEMENT 'B' I I I 11 FURNISH AND INSTALL TRUNCATED DOME PAVERS San Francisco, CA 94105 CONSTRUCT P.I.P. CONCRETE ACCESSIBLE RAMP WITH 120 East 23rd Street, 5th Floor T 917.512.6688 HAND RAILS. 12 New York, NY 10010 D O i U U O 485A US Route 1 South, Suite 100 T 848.200.1200 CONSTRUCT WOOD CLAD PLANTER WALL nn 13 Iselin, NJ 08830 a np 4. , NINE 0=0 MEN 1111111111111111M mmm�•� I U U �I I 0 14 CONSTRUCT P.I.P. CONCRETE WALL www.saaia.com i I ISEAL AND STAMP SEE SHEET L3.1 I ® I I 15 CONSTRUCT CMU RETAINING WALL SEE SHEET L3.2 FOR ENLARGEMENT 'A' D I �! FOR ENLARGEMENT 'C' I 16 CONSTRUCT COBBLE MAINTENANCE BAND 17 CONSTRUCT WOOD FENCING 1$ CONSTRUCT WOOD GATE EXISTING I EXISTING I 19 FURNISH AND INSTALL NEW HANDRAIL AT EXISTING STEPS BUILDING ® I ® 0 BUILDING I I O FURNISH AND INSTALL SITE FURNISHINGS- REFER TO SITE FURNISHING I 20 SCHEDULE. 3990 I P.A. PSA. PA. 4000 CONSULTANTS: 4 I I THE FOLLOWING ITEMS ARE FOR REFERENCE ONLY. 6841 RESEARCH DR A CONCRETE CURB PER CIVIL ENGINEER'S PLANS . SUITE 200 IRVINE • (A 92618 OB ASPHALT PAVING PER CIIL ENGINEERS PLANS . 949.387.1323 O , I I I I C EXISTING PARKING LOT LIGHT (PROTECT IN PLACE) RIDGELA.(OM Op EXISTING CONCRETE PAVING (PROTECT IN PLACE) OEXISTING SIGN (PROTECT IN PLACE) OMONUMENT SIGN PER SEPARATE PERMIT © FACE OF BUILDING OH BUILDING COLUMN PER ARCHITECT'S PLANS 1111111 WINN EMN MINN MINN MINN EMN MINN MINIM MINMI MINN MINIM MINN mm OI TRANSFORMER EQUIPMENT PAD PER ELECTRICAL PLANS OJ TRELLIS STRUCTURE PER ARCHITECT'S PLANS F .A. OADA RAMP TO H.C. PARKING STALLS PER CIVIL ENGINEER'S PLANS P.A. P.A. O EXISTING STEPS, WALLS & HANDRAIL(PROTECT IN PLACE) 10 ^ — OEXISTING WALL (PROTECT IN PLACE) V 0 DRAWINGS ISSUE DATE DESCRIPTION DELTA 12.23.2016 PLAN CHECK SUBMITTAL MOC❑-UP RE❑ UIREMENTS HARDSCAPE NOTES GRADING DRAINAGE NOTES 0 N. PROVIDE A REPRESENTATIVE SAMPLE OF EACH PAINTED OR STAINED ELEMENT TO THE OWNER FOR 02.08.2017 PLAN CHECK CORRECTIONS REVIEW AND APPROVAL PRIOR TO APPLYING FINISH. REFER TO DETAILS AND SPECIFICATIONS FOR A. CROSS SLOPE OF SIDEWAL-TO BEA MA-. OF 2 CA BUILDING CODE 11113-405.5E A. HARDSCAPE PAVING - PROVIDE 1 4 4 S UARE MOCL-UP FOR EACH PAVING TYPE NOTED IN THE A. VISIT THE SITE PRIOR TO SUBMITTING BIDS. SPECIFIC SUBMITTAL REZUIREMENTS. HARDSCAPE AND PAVING SCHEDULE. EACH MOCL-UP TO INCLUDING THE SPECIFIED COLOR, FINISH, B. THE MAZIMUM SLOPE OF A RAMP THAT SERVES ANY EZIT WAY, PROVIDES AND AN EZAMPLE OF EACH JOINTING TYPE NOTED IN THE CONSTRUCTION ❑EYNOTES AND DETAILS. B. SUBMIT A UNIT COST FOR IMPORT SOIL IN-PLACE AND BE COMPLETELY AWARE OF THE AMOUNT OF O. PROVIDE A SAMPLE OF EACH HARDSCAPE ELEMENT. ITEMS TO INCLUDE, BUT ARE NOT LIMITED TO SOIL NECESSARY TO REACH THE SATISFACTORY GROUND LEVEL. PAVING AND WALL TYPES NOTED IN THE COLOR AND FINISH SCHEDULES. SAMPLES TO BE PLACED IN A ACCESS FOR PERSONS WITH DISABILITIES, OR IS IN THE PATH OF TRAVEL SHALL B. MOCL-UP LEAD TIMES. BE AWARE OF POSSIBLE LEAD TIMES FOR ITEMS SUCH AS BUT NOT LIMITED TO LOCATION SPECIFIED BY THE OWNERS AUTHORIZED REPRESENTATIVE FOR REVIEW AND APPROVAL BE 1" RISE IN 12" OF HORIZONTAL RUN, CROSS SLOPE OF RAMP RUNS SHALL NOT PRE-CAST CONCRETE PAVERS. SIMILAR COLORS AND SIZES WILL NOT BE ACCEPTED AS A MOCL-UP C. VERIFY ALL PROPERTY LINES OR OTHER LIMIT OF WORT LINES PRIOR TO COMMENCING WORE. BY THE OWNER AND LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. REFER TO MOCD-UP BE STEEPER THAN 1:48. ECA BUILDING CODE 11 B405.2L REVIEW. D. REPAIR OR REPLACE ANY DAMAGE TO ADJACENT PROPERTIES, CURBS, WALLS, PLANTING, WALLS, RELUIREMENTS AND SPECIFICATIONS FOR ADDITIONAL INFORMATION. C. SLOPE ALL HARDSCAPE TO ACHIEVE POSITIVE DRAINAGE AWAY FROM BUILDING. C. HARDSCAPE ELEMENTS- PROVIDE A PHYSICAL SAMPLE OF SPECIFIED MATERIALS ECOLOR, FINISH, ETC.AT NO ADDITIONAL COST TO THE OWNER. P. WHERE PAVING AND FINISH GRADE MEET, DEPRESS FINISH GRADE 1" IN TURF AREAS AND 1-1/2" IN AND SEALERLTO THE OWNER AND LANDSCAPE ARCHITECT FOR REVIEW AND APPROVAL PRIOR TO GROUND COVER/SHRUB AREAS, UNLESS OTHERWISE INDICATED. D. VERIFY GRADES WITH CIVIL ENGINEER SHEETS. PLACING ORDER. ITEMS SUCH AS BUT NOT LIMITED TO PLANTER POTS AND OTHER SITE FURNISHINGS. E. VERIFY ALL ELISTING CONDITIONS, DIMENSIONS AND ELEVATIONS BEFORE PROCEEDING WITH THE WORE. NOTIFY THE LANDSCAPE ARCHITECT IMMEDIATELY SHOULD FIELD CONDITIONS VARY FROME. CONNECT LANDSCAPE DRAINS TO STORM DRAIN SYSTEM AS INDICATED ON CIVIL D. WALLS - PROVIDE �L3ZLALL BY 3-LONG BY 8"WIDE MOCZ-UP FOR EACH WALL TYPE NOTED IN THE THOSE SHOWN ON PLAN. L. PROJECT WALZS SHALL NOT ELCEED A SLOPE OF 20:1 L5L GRADIENTLUNLESS OTHERWISE INDICATED. ENGINEERS DRAWINGS. i WALL SCHEDULE. EACH MOCG-UP TO INCLUDING THE SPECIFIED COLOR, FINISH, JOINTING, EDGING, R. HANDICAP RAMPS SHALL NOT ELCEED 12:1 OR 8.33L. AND CAP AS NOTED IN CONSTRUCTION EYNOTES AND DETAILS. F. REPORT DISCREPANCIES IN THE DRAWINGS OR BETWEEN THE DRAWINGS AND ACTUAL FIELD CONDITIONS TO THE LANDSCAPE ARCHITECT. CORRECTED DRAWINGS OR INSTRUCTIONS SHALL BE S. PLANTER AREAS SHALL NOT ELCEED 2:1 SLOPE UNLESS OTHERWISE INDICATED. E. MOCD-UPS TO BE PROTECTED ON-SITE THROUGHOUT THE DURATION OF THE CONSTRUCTION ISSUED PRIOR TO THE CONTINUATION OF THIS WORD. ASSUME FULL RESPONSIBILITY FOR ALL SCHEDULE. NECESSARY CORRECTIONS DUE TO FAILURE TO REPORT LNOWN DISCREPANCIES. T. HOLD FINISH GRADE A MINIMUM OF 6" BELOW FINISH FLOOR, UNLESS OTHERWISE INDICATED. F. REMOVE MOCL-UPS AT COMPLETION OF CONSTRUCTION WHEN DIRECTED BY THE OWNER OR G. LOCATE ALL EXISTING UTILITIES WHETHER SHOWN HEREON OR NOT AND PROTECT THEM FROM U. CONSTRUCT ALL CURVE TO CURVE AND CURVE TO TANGENT LINES TO BE NEAT, TRIM, SMOOTH AND OWNERSHIP AND USE OF DOCUMENTS All Drawings,Specifications and copies thereof furnished by SAA LANDSCAPE ARCHITECT. DAMAGE. NOTIFY THE OWNER IMMEDIATELY IF DAMAGE OCCURS AND ASSUME FULL RESPONSIBILITY UNIFORM. Interiors are and mall remain ns property. They erste FOR ELPENSE OF REPAIR OR REPLACEMENT. re used only with respect to this project. Federal law prohibits the reproduction,display,sale,or other disposition of this document without G. SEE SPECIFICATIONS FOR ADDITIONAL INFORMATION. V. CONSTRUCT ALL CONCRETE WITH A MINIMUM COMPRESSIVE STRENGTH OF 3,000 PSI @ 28 DAYS, the express written consent of shlemmer+Alga,e+Associates Interiors&Archtlecwre. H. COMPLY WITH ALL PROVISIONS OF THE LATEST BUILDING CODE, CURRENT EDITION OF THE ADA UNLESS OTHERWISE INDICATED. DATE: 02/08/2017 STANDARDS FOR ACCESSIBLE DESIGN, AND WITH OTHER CURRENT RULES, REGULATIONS AND DRAWN: MM, MR ,MJ ORDINANCES GOVERNING THE PLACE OF THE WOR-1. BUILDING CODE RELUIREMENTS TA-E W. ALL CONCRETE PAVING BANDS AND CONCRETE CAPS SHALL HAVE CONTROL JOINTS AT 5E-0" ON PRECEDENCE OVER THE DRAWINGS AND IT SHALL BE THE RESPONSIBILITY OF ANYONE SUPPLYING CENTER MAAMUM UNLESS NOTED OTHERWISE ON THE PLANS. ALL WALLS SHALL HAVE CONTROL REVIEWED: MM LABOR OR MATERIALS OR BOTH TO BRING TO THE ATTENTION OF THE LANDSCAPE ARCHITECT ANY JOINTS AT 20--D"O.C. MALIMUM UNLESS NOTED OTHERWISE ON THE PLANS. PROJECT NO: 616120 DISCREPANCIES OR CONFLICTS BETWEEN THE RELUIREMENTS OF THE CODE AND THE DRAWINGS. L. PROVIDE THE OWNER WITH ALL WARRANTIES, GUARANTEES, AND INSTRUCTION MANUALS FOR SCALE: I. LOCATIONS OF N.I.C. CONSTRUCTION ELEMENTS SUCH AS LIGHTS, SIGNS, VENTS, HYDRANTS, ELUIPMENT, APPLIANCES, FILTURES, ETC. AS DESCRIBED IN THE SPECIFICATIONS. TRANSFORMERS, ETC., ARE APPROLIMATE. NOTIFY THE LANDSCAPE ARCHITECT IMMEDIATELY SHEETTITLE: SHOULD THE LOCATION OF THESE ITEMS INTERFERE WITH THE PROPER EZECUTION OF WORZ. J. VERIFY ALL PAVING AND HARDSCAPE CONSTRUCTION DRAWINGS WITH SOIL ENGINEERS REPORT WITH REGARD TO BASE PREPARATION AND FOOTING RELUIREMENTS. NOTIFY THE OWNER IMMEDIATELY IF SOILS REPORT RECOMMENDATIONS DIFFER FROM DRAWINGS. THE SOILS REPORT RECOMMENDATIONS, IF MORE STRINGENT THAN THE DRAWINGS, SHALL TALE PRECEDENCE. HARDSCAPE PLAN L. BE RESPONSIBLE FOR COORDINATION BETWEEN SUBCONTRACTORS FOR PROPER AND TIMELY PLACEMENT OF SLEEVING, PIPING AND /OR CONDUIT INSTALLATION UNDER OR THROUGH LANDSCAPE ELEMENTS. SHEET NO: L. LANDSCAPE LIGHT FILTURE LOCATIONS AS INDICATED ON THESE PLANS ARE APPROAMATE. FINAL LOCATION TO BE VERIFIED BY LANDSCAPE ARCHITECT ON SITE. FOR HARDSCAPE ENLARGEMENT PLANS, SEE SHEETS L2. 1 - L2.2 M. DO NOT SCALE DRAWINGS. FOR LANDSCAPE SPECIFICATIONS, SEE SHEETS L8. 1 - L8.3 0 10 20 40 60 PA n I M37 OCEAN WEST CP D CONSTRUCTION KEYNOTES ® ❑ DETAIL SYMBOL DESCRIPTION REF. THE STRAND �® O CONSTRUCT PEDESTRIAN CONCRETE PAVING CONSTRUCT CONCRETE PAVERS 3990-4000 WESTERLY PL CONSTRUCT SAWCUT CONTRACTION JOINT. NEWPORT BEACH, CA P.AP.A. 14 P d ® CONSTRUCT TOOLED CONTRACTION JOINT. & aa(51,55: EQ. 32' EQ. O CONSTRUCT EXPANSION JOINT. M 14 P.A. 11 P.A. P.A. © CONSTRUCT HIDDEN EXPANSION JOINT. 23 a.so.7a' P.A. lift14 ❑ CONSTRUCT ISOLATION JOINT- OCCURS WHERE SHLEMMER • ALGAZE • ASSOCIATES G CONCRETE PAVING MEETS VERTICAL SURFACE (5Z 7 FS 2 ❑ CULVER CITY,CA IRVINE,CA LOS ANGELES,CA 5282, 51.18 $ CONSTRUCT CONCRETE PAVING AT CURB CONNECTION. SAN FRANCISCO, CA • NEW YORK,NY • ISEUR NJ """""' CONSTRUCT NEW TO EXISTING PAVING CONNECTION 6083 Bnstol Parkway T 310.553.3252 } 1 � - ,�� � g Culver City, CA 90230 H 16 2 4'-8" :5 : 18201 Von Karmen Avenue, Suite 120T 949.724.8958 14 - 1 p CONSTRUCT P.I.P. CONCRETE STEPS WITH HANDRAILS. Irvine, CA 92612 p 5E.3 r 515 South Flower Street,Suite 100 T 213.929.1400 1 1 FURNISH AND INSTALL TRUNCATED DOME PAVERS Los Angeles, CA 90071 P.A. - _ ❑ CONSTRUCT P.I.P. CONCRETE ACCESSIBLE RAMP WITH 535 Mission Street, Suite 1563 T 415.390.6793 A 52.93 TOW 52.95 Tow 1 HAND RAILS.00, San Francisco, CA 94105 T s3 s ' ' 120 East 23rd Street, 5th Floor T 917.512.6688 CONSTRUCT WOOD CLAD PLANTER WALL New York, NY 10010 ��• 485A US Route 1 South, Suite 100 T 848.200.1200 53.3 N _ 13 14 CONSTRUCT P.I.P. CONCRETE WALLIselin, NJ 08830 EQ.EQ.EQ.EQ. 15 CONSTRUCT CMU RETAINING WALL www.saaia.com iii:4 d, V. 16 CONSTRUCT COBBLE MAINTENANCE BAND SEAL AND STAMP 1 17 CONSTRUCT WOOD FENCING 1 p I 18 CONSTRUCT WOOD GATE I _ 1. tN' s 1 g FURNISH AND INSTALL NEW HANDRAIL AT EXISTING STEPS P.A. P P.A. 20 FURNISH AND INSTALL SITE FURNISHINGS - REFER TO SITE FURNISHING A ❑ . .•: I 00 SCHEDULE. 53.3 e} FIN. 12'-6" 12'- 11 i ENLARGEMENT ❑ CONSULTANTS 17 :::: f, I P.A. P.A. I::::?i: 13 c:4 N 1 Za. THE FOLLOWING ITEMS ARE FOR REFERENCE ONLY. COLOR AND FINISH SCHEDULE CONCRETE CURB PER CIVIL ENGINEER'S PLANS 8841 RESEARCH DR SYMBOL DESCRIPTION MANUFACTURER COLOR FINISH COMMENTS 15 OB ASPHALT PAVING PER CIIL ENGINEERS PLANS SUITE 200 PAVING IRVINE •CA 92618 P.A- s' I 12 ❑ O EXISTING PARKING LOT LIGHT (PROTECT IN PLACE) • . 949.387.1323 NATURAL JOINTS: SAWCUT AND HIDDEN , RIDGELA.COM U — CONCRETE PAVING -- TOPCAST#03 GREY EXPANSION O EXISTING CONCRETE PAVING (PROTECT IN PLACE) 18 LAYOUT: STACKED BOND. �og000 PRIOR TO INSTALLATION, O EXISTING SIGN (PROTECT IN PLACE) EXISTING _ PRE-CAST CONCRETE STANDARD CONTRACTOR TO PROVIDE A WAUSAU TILE TRUNCATED DOME CHARCOAL FINISH FACE DETECTABLE WARNING PRODUCT P.A. P.A. PAVERS (562) 716-8677 MIX SAMPLE TO THE BUILDING INSPECTOR O MONUMENT SIGN PER SEPARATE PERMIT BUILDING Z3 I � � FOR APPROVAL OF COLOR CONTRAST WITH FINISH SURFACE. OG FACE OF BUILDING COBBLE AT SOUTHWEST BOULDER AND OH BUILDING COLUMN PER ARCHITECT'S PLANS 3990 MAINTENANCE BAND STONE SIZES: 100%: 1.5"- 3" AND PATIO AREAS (877) 792-7625 B OI TRANSFORMER EQUIPMENT PAD PER ELECTRICAL PLANS P.A. PRECAST PERMEABLE ACKER-STONE TBD TBD AQUA-VIE O TRELLIS STRUCTURE PER ARCHITECT'S PLANS CONCRETE PAVERS (951) 674-0047 NOTES: OK ADA RAMP TO H.C. PARKING STALLS PER CIVIL ENGINEER'S PLANS A. MOCK-UPS AND SAMPLES ARE REQUIRED ON THIS JOB. SEE MOCK-UP REQUIREMENTS ON SHEET L3.1. OEXISTING STEPS, WALLS & HANDRAIL (PROTECT IN PLACE) RAILINGS AND FENCING M EXISTING WALL (PROTECT IN PLACE) SYMBOL DESCRIPTION MANUFACTURER COLOR FINISH COMMENTS P.A. P.A. CONTRACTOR PAINT TO MATCH TO PROVIDE PAINT TO MATCH STEPS HANDRAILS SHOP BUILDING BUILDING MULLIONS DRAWINGS MULLIONS 2 CONTRACTOR PAINT TO MATCH TO PROVIDE PAINT TO MATCH J e RAMP HANDRAILS SHOP BUILDING BUILDING MULLIONS DRAWINGS MULLIONS CONTRACTOR PAINT TO MATCH — — — PATIO FENCE & GATES TO PROVIDE BUILDING PAINT TO MATCH SHOP MULLIONS BUILDING MULLIONS DRAWINGS ISSUE DRAWINGS DATE DESCRPf10N DELTA 12.23.2016 PLAN CHECK SUBMITTAL 02.08.2017 PLAN CHECK CORRECTIONS ❑ P.A. P.A. 17 WALLS SYMBOL DESCRIPTION MANUFACTURER COLOR FINISH COMMENTS 15 ® WOOD CLAD CMU WOOD: TBD TBD BLOCK WALL P.A. P.A. A SIDES: BOARD FORM FORMLINER ?; 16 P.I.P. CONCRETE WALL NATURAL TEXTURE; TOP: TOPCAST#03 CONTROL JOINTS? Z3 I CMU RETAINING WALL TBD TBD BURNISHED I P.A. OWNERSHIP AND USE OF DOCUMENTS ........... All Drawings,Specifications and copies thereof furnished by SAA 1 Interiors are and shall remain it's property. They are to ,--� � be used only with respect to this project. Federal law prohibits the P.A. P.A. GRADING & DRAINAGE NOTES reproduction,display,sale.orotherdisposltie,o bfthis document s&Arcwithout the express written consentof ,or other di posAssociates Interiors&Architecture. DATE, 02/08/2017 A. CROSS SLOPE OF SIDEWALK TO BE A MAX. OF 2%. DRAWN: MM, MR ,MJ B. SLOPE ALL HARDSCAPE TO ACHIEVE POSITIVE DRAINAGE AWAY FROM REVIEWED: MM 5'-10" BUILDING. PROJECT NO: 616120 C. VERIFY GRADES WITH CIVIL ENGINEER'S SHEETS. SCALE: D. CONNECT LANDSCAPE DRAINS TO STORM DRAIN SYSTEM AS INDICATED ON SHEETTITLE: CIVIL ENGINEER'S DRAWINGS. HARDSCAPE ENLARGEMENT ENLARGEMENT �A ❑ SYMBOL LEGEND PLAN ----- EXPANSION JOINT SAWCUT JOINT SHEET NO: PA PLANTER AREA FOR HARDSCAPE PLAN, SEE SHEET L1 . 1 j IN— FOR LANDSCAPE SPECIFICATIONS, SEE SHEETS L8. 1 — L8.3 0 5 10 20 30 1s PA n I M37 OCEAN WEST CP COLOR AND FINISH SCHEDULE CONSTRUCTION KEYNOTES V SYMBOL DESCRIPTION MANUFACTURER COLOR FINISH COMMENTS DETAIL SYMBOL DESCRIPTION REF. PAVING O O CONSTRUCT PEDESTRIAN RATED CONCRETE PAVING THE STRAND NATURAL JOINTS: SAWCUT AND HIDDEN D CONCRETE PAVING - GREY TOPCAST#03 EXPANSION 2 CONSTRUCT CONCRETE PAVERS #� • • - - - - - - - - - - - - - - - - - L3990-4000 WESTERLY PL LAYOUT: STACKED BOND. 6' 6'-10" PRIOR TO INSTALLATION, O CONSTRUCT SAWCUT CONTRACTION JOINT. NEWPORT BEACH, CA PRE-CAST CONCRETE WAUSAU TILE STANDARD CONTRACTOR TO PROVIDE A TRUNCATED DOME CHARCOAL FINISH FACE DETECTABLE WARNING PRODUCT ® CONSTRUCT TOOLED CONTRACTION r JOINT.o ogogog%oo (562) 716-8677 a— FOR PAVERS MIX SAMPLE TO THE BUILDING INSPECTOR APPROVAL OF COLOR CONTRAST CONSTRUCT EXPANSION JOINT. P.A� 14 P.A. I WITH FINISH SURFACE. O 14 M COBBLE ATBOULDER AND © CONSTRUCT HIDDEN EXPANSION JOINT. 11 11 p A STONE MAINTENANCE BAND NE - - SIZES: 100%: 1.5" - 3" a a so.as' 23 AND PATIO AREAS STO 792-7625 O CONSTRUCT ISOLATION JOINT-OCCURS WHERE CONCRETE PAVING MEETS VERTICAL SURFACE SHLEMMER ■ ALGAZE• ASSOCIATES ..5 FS G PRECAST PERMEABLE ACKER-STONE ®TBD TBD AQUA-VIE'F5 CONSTRUCT CONCRETE PAVING AT CURB CONNECTION. CULVER CITY,CA IRVINE,CA LOS ANGELES,CA St.2JCONCRETE PAVERS (951) 674-0047 SAN FRANCISCO, CA • NEW YORK,NY • ISEUR NJ EL. .49' ❑ NOTES: g CONSTRUCT NEW TO EXISTING PAVING CONNECTION. 6083 Bristol Parkway T 310.553.3252 A. MOCK-UPS AND SAMPLES ARE REQUIRED ON THIS JOB. SEE MOCK-UP REQUIREMENTS ON SHEET L3.1. Culver City, CA 90230 { 16 1 Q CONSTRUCT P.I.P. CONCRETE STEPS WITH HANDRAILS. 18201 Von Karmen Avenue, Suite 120T 949.724.8958 id Irvine, CA 92612 RAILINGS AND FENCING 11 FURNISH AND INSTALL TRUNCATED DOME PAVERS 515 South Flower Street,Suite 100 T 213.929.1400 CONSTRUCT P.I.P. CONCRETE ACCESSIBLE RAMP WITH Los Angeles, CA 90071 SYMBOL DESCRIPTION MANUFACTURER COLOR FINISH COMMENTS 12 HAND RAILS. 535 Mission Street, Suite 1563 T 415.390.6793 A CONTRACTOR San Francisco, CA 94105 PAINT MATCH EL50.95' - - - - - - 2 STEPS HANDRAILS BUILDINGNG CONSTRUCT WOOD CLAD PLANTER WALL TO PROVIDE PAINT TO MATCH 13 120 East 23rd Street, 5th Floor T 917.512.6688 � SHOP MULLIONS BUILDING MULLIONS New York, NY 10010 11 P.A. N J DRAWINGS 14 CONSTRUCT P.I.P. CONCRETE WALL 485A US Route 1 South, Suite 100 T 848.200.1200 cN CONTRACTOR Iselin, NJ 08830 13 - EL.52.94' TO PROVIDE PAINT TO MATCH PAINT TO MATCH RN. RR. RAMP HANDRAILS SHOP BUILDING BUILDING MULLIONS 15 CONSTRUCT CMU RETAINING WALL www.saaia.com DRAWINGS MULLIONS w CONTRACTOR O SEAL AND STAMP I I PAINT TO MATCH 16 CONSTRUCT COBBLE MAINTENANCE BAND tl — - — PATIO FENCE & GATES TO PROVIDE BUILDING PAINT TO MATCH SHOP MULLIONS BUILDING MULLIONS 1] CONSTRUCT WOOD FENCING PL , DRAWINGS 7'-8'-: 12110'-2" 1$P.A. CONSTRUCT WOOD GATE L. ..... ........... .. .. .......... .......... 1 g FURNISH AND INSTALL NEW HANDRAIL AT EXISTING STEPS FURNISH AND INSTALL SITE FURNISHINGS- REFER TO SITE FURNISHING x - -- 20 SCHEDULE. tl 1O 2 I WALLS .......... ........... SYMBOL DESCRIPTION MANUFACTURER COLOR FINISH COMMENTS ..... ...... -- I ® WOOD CLAD CMU WOOD: TBD TBD BLOCK WALL :;;;.;. SIDES: BOARD FORM CONSULTANTS: ......... ......... . ................... P.I.P. CONCRETE WALL NATURAL TEXTURE; TOP: CONTROL JOINTS? FORMLINER ?; N 13 K TOPCAST#03 THE FOLLOWING ITEMS ARE FOR REFERENCE ONLY. 12 •o odeCMU RETAINING WALL TBD TBD BURNISHED CONCRETE CURB PER CIVIL ENGINEER'S PLANS .. -- 1 7 8841 RESEARCH DR O ASPHALT PAVING PER CIIL ENGINEERS PLANS SUITE 200 "� EXISTING PARKING LOT LIGHT (PROTECT IN PLACE) IRVINE •CA 92618 949.37. 323GRADING & DRAINAGE NOTES p EXISTING CONCRETE PAVING (PROTECT IN PLACE) O , IDGELA,COM iq I 18 A. CROSS SLOPE OF SIDEWALK TO BE A MAX. OF 2%. O EXISTING SIGN (PROTECT IN PLACE) EXISTING B. SLOPE ALL HARDSCAPE TO ACHIEVE POSITIVE DRAINAGE AWAY FROM o � BUILDING. O MONUMENT SIGN PER SEPARATE PERMIT P.A. P.A. C. VERIFY GRADES WITH CIVIL ENGINEER'S SHEETS. © FACE OF BUILDING BUILDING D. CONNECT LANDSCAPE DRAINS TO STORM DRAIN SYSTEM AS INDICATED ON CIVIL ENGINEER'S DRAWINGS. OH BUILDING COLUMN PER ARCHITECT'S PLANS 15 4000 I OI TRANSFORMER EQUIPMENT PAD PER ELECTRICAL PLANS V SYMBOL LEGEND O TRELLIS STRUCTURE PER ARCHITECT'S PLANS I 2 - ---- O ADA RAMP TO H.C. PARKING STALLS PER CIVIL ENGINEER'S PLANS EXPANSIONJOINT P.A. SAWCUT JOINT O EXISTING STEPS, WALLS& HANDRAIL(PROTECT IN PLACE) PA PLANTER AREA O EXISTING WALL (PROTECT IN PLACE) P.A. A 16 DRAWINGS ISSUE DATE DESCRIPTION DELTA 12.23.2016 PLAN CHECK SUBMITTAL 1 5 I 02.08.2017 PLAN CHECK CORRECTIONS J P.A. 10 OWNERSHIP AND USE OF DOCUMENTS All Drawings,Specifications and copies thereof furnished by SAA 1 All Drawings, are and shall remain it's property. They are to be used only with respect to this project. Federal law prohibits the P.A.A reproduction,display,sale,or other disposition of this document without P.A. the express written consent of Shlemmer+Alga,e+Associates Interiors&Archilecwre. DATE: 02/08/2017 DRAWN: MM, MR ,MJ REVIEWED: MM PROJECT NO: 616120 SCALE: SHEET TITLE: HARDSCAPE ENLARGEMENT ENLARGEMENT C ❑ PLAN SHEET NO: FOR HARDSCAPE PLAN , SEE SHEET L1 . 1 FOR LANDSCAPE SPECIFICATIONS, SEE SHEETS L8. 1 - L8.3 0 5 10 20 30 L2m2 J PA n I M37 OCEAN WEST CP EXISTING PLANT LEGEND WESTERLY PLACE SYMBOL CALL OUT BOTANICAL NAME COMMONNAME SIZE SPACING QTY WUCOLS DETAIL MUH FES TREES THE STRAND MAI 'RM' MA/ 0 o O LAURUS NOBILIS 24" BOX 3990-4000 WESTERLY PL ppp • SWEET BAY 24 LOW B, C ® o 0 0 'SARATOGA' STD. NEWPORT BEACH, CA ovv o�govv vv vvvvov ovv ovvo vv vv ovv vvvvvvvv vvv vvo vovovvovvovvvvvvv vovv ovvo ovvvvvv vvvvvv vvvvvvvv ovv vvov vvo vvo vv ovvovvo v vvvv vvovv vvo vo vvvvv vvvvvvvv vvvovvo vov vvo vvo v vvvvv oovovvovvov vvov vvv vo vvvvvvvvv ovv ovv vv ov vvvvvvvv, vvvovvo vvvvvvvvv vvvvvvv vvvvov vo ov ovv vvvvvv vvv vvvvvvv vvo ovoovovvo vo ovvvvvv vvvvov ovvo ov ovv vvvvvv vvvvvvvvv o, vov vOtvvv ovv vvvv ov avOvovo voovovvovvoyvvo vvovv o v o vvo vvvv ,vvvv vvvv ovv ov ovvmvv oo ov vvvvv vvovv vovv iav ovv ovvovvo ov vvvvvvv vvvvv vv oovooy vvv v vvvvvvv vvo ov vvvvvvv vvov vv (F vvvv vv vvoAv vvv vvovvvavvvOOvavv vvvvvv vvvvWOovvv vvo vvo oo vv vvavOCbvvv vvvvvvv vvvvWovvvv vvvvvvv vvv-av d'Pv a-i?Ovd vWVvd'D-P v1+-V aDOCVv vdVO�—v adro�]Q,WV-Pv v0"VV d"O'Pvva vvovv vvva"OW vv vvv vvvvvvvv vvvvvv vvvvvvvvv vvvvvv vvvvvvvv vv vvv vv vvov vvvvvvvvv vvvvvvv oovovvovvov vvvvv vvvvv vvvvvvvvv av vvvvvvvv vvvvvvv vv vvvvvvvavv vvvv vv vo vvvvvvv vv vvvvvvavovvavv vvvv vvvv ov v -vvvvvvv vvvvvv avo�ovvo vvvvvvv o R ovvo ovvvvvv vap_vvvvv vvvvvvvvv vvvvv oo ( vvvevwa_�gq vvvvv vvvvv°ovv vvvvvvvv avvav;w, vv vgvov ovovvvvvv vvvvvavvavovbav OLEAEUROPEA- FIELD-GROWN 20HX vvov vvvvv vvvvvv vv vvvvov R v vvvv-v v.v_ vsvv vv o 010 000 o vwvov v ovoovovvo vvv vvvv v o°0 29 LOW A, C 45 ) HERITAGE HERITAGE OLIVE 20'W (E) `�" ' SHRUBS, VINES AND GROUNDCOVERS • • ns 4 s AGA BLUE GLOW FOXTAIL 5 GAL. / SHLEMMER ■ ALGAZE• ASSOCIATES iicaa AGAVE 'BLUE GLOW 112 LOW D, E, F MlS LAN N BG' AGAVE 30"O.C. MIS LAN CULVER CITY,CA IRVINE,CA LOS ANGELES,CA (E) ML NG ML G oa I oo ML NG ML' `Ni AGA s` I AGA ALO 5 GAL. / SAN FRANCISCO, CA • NEW YORK,NY • ISEUR NJ - , LG' ALOE TITTLE GEM' LITTLE GEM ALOE 24" O.C. 175 LOW D, E, F (E • :•_ • CAL BG Rai" LJ' • • • • • _ ' CAL CALLI STEMON 'LITTLE 5 GAL. / Y, Y 6083 Bristol Parkway T 310.553.3252 Culver Cit CA 90230 ALO ALO DWARF BOTTLEBRUSH 645 LOW D, E, F 18201 Von Kerman Avenue, Suite 120T 949.724.8958 ams kp LJ' JOHN' 30"O.C. x . (E) 0 ( LG' LG' LG' LG ` • (R) Irvine, CA 92612 « ' ; CAR CAREX DIVULSA BERKELEY SEDGE 1 GAL. / 477 LOW D, E, F 515 South Flower Street,Suite 100 T 213.929.1400 (R) a„z. DIV 24” O.C. Los Angeles, CA 90071 CAR MUH (R) FES 1 GAL. / Sim DIV ' ' 0 0 0 0 0'0 o MA/ FESTUCA MARE ATLAS FESCUE 30"O.C. 831 LOW D, E, F 535 Mission Street, Suite 1563 T 415.390.6793 0 esz rs vvvvvvvv San Francisco, CA 94105 E LAN 5 GAL. / 120 East 23rd Street, 5th Floor T 917.512.6688 O ( ; . Fld' (R) I (R) (R) (R) (R) (R) ® ,NG, LANTANA'NEW GOLD' NEW GOLD LANTANA 36"O.C. 394 LOW D, E, F New York, NY 10010 = y. • • 485A US Route 1 South, Suite 100 T 848.200.1200 : : (R) 'I ( ) M/S MISCANTHUS S. 5 GAL. / Iselin, NJ 08830 (R) " _ ". : ML' MORNING LIGHT' SILVER GRASS 42" O.C. 134 MOD D, E, F www.saaia.com (R) ® =;w MUH MUHLENBERGIA C. PINK MUHLY 5 GAL. 1 447 LOW D, E, F (R) RM 'REGAL MIST' 36"O.C. SEAL AND STAMP: (R) I (R) • DENO ES SOILINFORMATION.SALELOCATION - REFER TO NOTE 'H' OF PLANTING NOTES, SHEET L8.1, FOR AL Is3 (R) (R) e;a � LGI *F (R) (R) EXISTING `° . . ROOT BARRIERS SHALL BE INSTALLED AT ALL TREES WITHIN 5 FEET OF ANY HARDSCAPE, <� � EXISTING (R) (R) : � PAVEMENT, CURB OR WALLS. ROOT BARRIERS ARE TO BE 'UB24-2' BY DEEP ROOT CORPORATION, BUILDING 0 � ® 0 � BUILDING (800)458-7668, INSTALLED PER MANUFACTURER'S SPECIFICATIONS. NOTE: ROOT BARRIERS SHALL ® " • y NOT BE WRAPPED AROUND THE ROOTBALL. •` , (R) 3990 RM' I I �. 4000 NOTES: G (R) 4 I Cx • MULCH ALL LANDSCAPE AREAS HAVING LESS THAN A 2:1 SLOPE WITH A 3" LAYER OF MEDIUM (R) � � „ „ GRIND BARK MULCH, PER SPECIFICATIONS, AT THE CONCLUSION OF PLANTING OPERATIONS. PROVIDE JUTE NETTING WITH 12" LONG SOIL STAPLES ON SLOPES 2:1 OR GREATER. • SEE SHEET L8.1 FOR PLANTING DETAILS. ALO (R) (R) I (R) I RM, 'LG' �, CAL CONSULTANTS: LJ' EXISTING PLANT LEGEND (R) (R) (R) SYMBOL BOTANICAL NAME COMMON NAME TREES DIVOT C I C ''I 8841 RESEARCH DR OR (R) (R SUITE 200 (R) 3 FICUS SPP. FICUS _ ' p RM' • . . IRVINE •CA 92618 . vi I • W. 949.387.1323(R RIDGELA.COM R) ) (R) (R) I (R �C� I (R) (R) (E) x x x xCAR I CAR PLATANUS RACEMOSA CALIFORNIA SYCAMORE DIV DIV4 ' (E) E) B (R) (R) (R) I (R) (R) BG' (E) PRUNUS CERISAFERA PURPLE LEAF PLUM (E (R) EXISTING PLANTING TO CUPANIOPSIS (E) REMAIN (PROTECT IN PLACE) (E) + ANACARDIOIDES CARROTWOOD EUCALYPTUS RED IRONBARK O O SIDEROXYLON (E) (E) (E) (E) (E) (E) (E) (E) (E) (E) (E) (E) (E (E) (E) (E) (E) SYAGRUS QUEEN PALM ROMANZOFFIANA PINUS SPP. PINE LIQUIDAMBAR AMERICAN SWEETGUM STYRACIFLUA TREES MARKED WITH AN (E)ARE EXISTING TO REMAIN, TREES MARKED WITH AN (R)ARE TO BE REMOVED. DRAWINGS ISSUE i EXISTING SHRUBS AND GROUNDCOVER TO REMAIN DATE DESCRIPTION DELTA 12.23.2016 PLAN CHECK SUBMITTAL PLANT CONTAINER LEGEND 02.08.2017 PLAN CHECK CORRECTIONS WATER QTY. PER SYMBOL BOTANICAL NAME COMMON NAME SIZE USE * POT ALOE 'LITTLE GEM' LITTLE GEM ALOE 5 GAL L 4 0 ADD LAYER OF MEXICAN BEACH MIXED COBBLE, 2"-3"SIZE AT BASE OF PLANTING. Q 1 * WATER USE BASED ON WUCOLS IV SPECIES EVALUATION LIST; L =VERY LOW, L= LOW, M = MODERATE, H = HIGH TREE SUMMARY PARKING AREA TREES: NUMBER OF PARKING STALLS: 198 NUMBER OF TREES REQUIRED: 40 (I.E. 1 TREE PER 5 PARKING STALLS) NUMBER OF TREE PROVIDED: 40 (19 EXISTING) OWNERSHIP AND USE OF DOCUMENTS All Drawings,Specifications and copies thereof furnished by SAA NUMBER OF BOUNDARY TREES REQUIRED: 22 Interiors are and shall remain it's property. They are to be used only with respect to this project. Federal law prohibits the (I.E. 1 TREE PER 25 LF OF INTERIOR PROPERTY) reproduction,display,sale,or other disposition of this document without NUMBER OF TREES PROVIDED: 22 the express written consent of Shlemmer+Algaze+Associates Interiors&Archilecwre. DATE: 02/08/2017 DRAWN: MM, MR ,MJ REVIEWED: MM PROJECT NO: 616120 SCALE: SHEET TITLE: PLANTING PLAN SHEET NO: FOR PLANTING NOTES ❑ DETAILS, SEE SHEET L7. 1 FOR LANDSCAPE SPECIFICATIONS, SEE SHEETS L8. 1 - L8.3 0 10 20 40 60 L601 .sem B C D E F G H I J PLANS PREPARED BY: TOAL ENGINEERING, INC. PARKINGIMPROVEMENT PLAN . ,R o 000 FOR CIVIL ENGINEERING THE STRAND LAND SURVEYING STORMWATER QUALITY 139 Avenida Navarro San Clemente, CA 92672 9 4 9 . 4 9 2 . 8 5 8 6 PARCELS 1 AND 2, PMB 39/18 www.toa lengi nee ring.com 3990 AND 4000 WESTERLY PL, NEWPORT BEACH SHEET INDEX pROFEss,oN TITLE SHEET C-1 �� P 9l c PARKING LOT IMPROVEMENT PLAN C-2 � No. 59275 A EROSION CONTROL PLAN C-3 s� CIVIL CONSTRUCTION NOTES AND QUANTITY ESTIMATE 2 EARTHWORK CUT FILL NOTICE TO CONTRACTOR GENERAL GRADING NOTES EXCAVATION 15 CY - ADAM L. TOAL 1CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION 1. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NBMC), THE EMBANKMENT - 44 CY R.C.E. 59275 . PRACTICES, CONSTRUCTION CONTRACTOR WILL BE REQUIRED TO ASSUME SOLE AND COMPLETE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT. OVEREXCAVATION/RECOMPACTION CY CY DATE: RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THE PROJECT, IMPORT 29 CY - INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL BE MADE TO APPLY 2. DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE. PREPARED FOR: CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS, AND CONSTRUCTION CONTRACTOR 3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING THE CONSTRUCTION PERIOD. TOTAL 22 CY 44 CY COASTLINE DEV. INC. FURTHER AGREES TO DEFEND, INDEMNIFY AND HOLD DESIGN PROFESSIONAL HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, 13911 ENTERPRISE DRIVE EXCEPTING LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF DESIGN PROFESSIONAL. 4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00 AM TO 6:00 GARDEN GROVE,CA 92843 PM SATURDAYS; AND NO WORK SUNDAYS AND HOLIDAYS PER SECTION 10-28 OF THE NBMC. TEL:714-265-0250 2. IF THIS PROJECT IS STAKED BY SURVEY CREWS OTHER THAN THOSE CREWS UNDER THE DIRECT CONSTRUCTION NOTES EMAIL: JBOCHESA@COASTLINEDEVELOPMENT.COM SUPERVISION OF THE SIGNATORY ENGINEER, THE SIGNATORY ENGINEER WILL NO LONGER BE THE 5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28 OF THE NBMC. ENGINEER OF RECORD AND WILL HAVE NO RESPONSIBILITY AS TO THE FINAL CONSTRUCTED PROJECT. THE SIGNATORY ENGINEER WILL NOT BE RESPONSIBLE FOR ERRORS OR OMISSIONS THAT COULD HAVE 6. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES. 1-CONSTRUCT CONCRETE HARDSCAPE PER ARCHITECTURAL PLANS. 2,916 S.F. w BEEN CORRECTED DURING THE CONSTRUCTION OF THIS PROJECT, IF THE STAKING HAD BEEN DONE BY INSTALL PERMEABLE PAVERS PER LANDSCAPING PLANS. 4,698 S.F. SURVEY CREWS UNDER HIS DIRECT SUPERVISION. 7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTING UTILITIES. 8. APPROVED DRAINAGE PROVISIONS AND PROTECTIVE MEASURES MUST BE USED TO PROTECT ADJOINING Q_-CONSTRUCT 6" CURB PER NEWPORT BEACH STD-182. 240 L.F. o 3 GRADING NOTES PROPERTIES DURING THE GRADING OPERATION. &&-PAINT STRIPING PER ARCHITECTURAL PLANS. - CL 9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM PLUMBINGSAWCUT AND REMOVE EXIST. ASPHALT PAVING AND BASE. REPLACE WITH FULL 1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL. CODE AND APPROVED BY THE BUILDING OFFICIAL. (�)_DEPTH ASPHALT PAVING (8" MIN.). 638 S.F. w 2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE COMPACTION OUT TO THE 10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITY TRAFFIC 6o-CONSTRUCT HANDICAP RAMP CASE "C" PER NEWPORT BEACH STD-181 2 EA. o FINISHED SURFACE. ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC. 7o-INSTALL TRUNCATED DOMES PER NEWPORT BEACH STD-181 2 EA. 3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION AS 11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND SLOPE AREAS. 8o-INSTALL 3" DIA. PVC SCHEDULE 40 OR SDR 35 PIPE DRAIN SYSTEM. 40 LF. m DETERMINED BY ASTM TEST METHOD 1557, AND APPROVED BY THE SOILS ENGINEER. COMPACTION TESTS SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT 12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE AT 9o-INSTALL 6" ATRIUM DRAIN NDS 90 W/ RISER & ADAPTER OR EQUAL. 4 EA. QUANTITY TO ATTEST TO THE OVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS. THE APPROPRIATE TIMES SHALL RESULT IN FORFEITURE OF THE CONSTRUCTION SITE CLEANUP DEPOSIT. NOTE: QUANTITIES SHOWN HEREON ARE ESTIMATED FOR PERMIT PURPOSES ONLY. 4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED AND APPROVED 13. ALL PLASTIC DRAINAGE PIPE SHALL CONSIST OF PVC OR ABS PLASTIC AND EITHER ASTM 2751, ASTM CONTRACTOR SHALL PERFORM OWN QUANTITY TAKEOFF FOR BIDDING AND OTHER PURPOSES. BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL. D1527, ASTM D3034OR ASTM D1785. 5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. 14. NO PAINT, PLASTER, CEMENT, SOIL, MORTER OR OTHER RESIDUE SHALL BE ALLOWED TO ENTER STREETS, CURBS, GUTTERS, OR STORM DRAINS. ALL WASTE MATERIALS SHALL BE REMOVED FROM THE SITE. NBMC 6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANY ADDITIONAL 17.32.020 FILLS ARE ADDED. 7 BACKFELLEDANDAPPROVED BYTHE SOILSENGINEER. INIRRIGATION LINES CISTERNS SHALL BE REMOVED OR CRUSHED IN PLACE AND EROSION CONTROL NOTES 4 8. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL, AFTER CLEARING AND PRIOR TO THE 1. TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 TO MAY 15. PLACEMENT OF FILL IN CANYONS, INSPECT EACH CANYON FOR AREAS OF ADVERSE STABILITY AND DETERMINE THE PRESENCE OF, OR POSSIBILITY OF FUTURE ACCUMULATION OF, SUBSURFACE WATER OR 2. EROSION CONTROL DEVICES SHALL BE AVAILABLE ON SITE BETWEEN OCTOBER 15 AND MAY 15. SPRING FLOW. IF NEEDED, DRAINS WILL BE DESIGNED AND CONSTRUCTED PRIOR TO THE PLACEMENT OF FILL IN EACH RESPECTIVE CANYON. 3. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING 9. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE AND GRADE. THE REMAINDER OF THE YEAR, THAY SHALL BE IN PLACE AT THE END OF THE WORKING DAY WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT. 10. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THE BUILDING DEPARTMENT MAY REQUIRE 4. LANDSCAPING PLANS SHALL BE SUBMITTED FOR APPROVAL, WORK COMPLETED AND A CERTIFICATE OF CORING OF CONCRETE FLAT WORK PLACED OVER UNTESTED BACKFILLS TO FACILITATE TESTING. CONFORMANCE RECEIVED BY THE CITY ENGINEER PRIOR TO CLOSURE OF PERMIT, UNLESS WAIVED BY THE CITY GRADING ENGINEER. 11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE CITY GRADING ENGINEER. �o 5. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED FOR THE 12. LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH CHAPTER 15 OF THE NBMC. DURATION OF THE PROJECT. FFr 13. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY AN ENGINEERING o� � o GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANYQJ5 m - GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THE ENGINEERING GEOLOGIST SHALL EXISTING UTILITIES NOTE �P� �� Pv� o co RECOMMEND AND SUBMIT NECESSARY TREATMENT TO THE CIN GRADING ENGINEER FOR APPROVAL. 5�o aQSITE > w 5 14. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPES IS DETERMINED TO BE NECESSARY BY ALL UNDERGROUND UTILITIES OR STRUCTURES REPORTED BY THE OWNER OR OTHERS AND THOSE SHOWN ON [If THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEER WILL OBTAIN APPORVAL OF THE RECORDS EXAMINED ARE INDICATED WITH THEIR APPROXIMATE LOCATION AND EXTENT. AVENUE VON KARMAN DESIGN, LOCATION AND CALCULATIONS FROM THE CITY GRADING ENGINEER PRIOR TO CONSTRUCTION. THE OWNER BY ACCEPTING THESE PLANS OR PROCEEDINGS WITH IMPROVEMENTS PURSUANT THERETO AGREES 15. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THE CONSTRUCTION OF ALL TO ASSUME LIABILITY AND TO HOLD UNDERSIGNED HARMLESS FOR ANY DAMAGES RESULTING FROM THE EXISTENCE OF UNDERGROUND UTILITIES OR STRUCTURES NOT REPORTED TO THE UNDERSIGNED; NOT p BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON �i INDICATED ON THE PUBLIC RECORDS EXAMINED; LOCATED AT VARIANCE WITH THAT REPORTED OR SHOWN ON sT COMPLETION. of Po RECORDS EXAMINED. 3 S o0 16. WHEN CUT PADS ARE BROUGHT TO NEAR GRADE THE ENGINEERING GEOLOGIST SHALL DETERMINE IF THE THE c �FFT QGgI oho BEDROCK IS EXTENSIVELY FRACTURED OR FAULTED AND WILL READILY TRANSMIT WATER. IF CONSIDEREDNECESSSTRUCTURES ACSHOWN AND R IS QANY DOTHER AUTILIKE DTES ORUE ECSTRUCTURES NARY M OUNDEATTOTHE RSOITECT THSHALLTHE ITBESTHE No� o �o�q � sr�FFT ,Poo PLACED. CONTRACTOR'S BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, A COMPACTED FILL BLANKET WILL BE CONTRACTOR'S RESPONSIBILITY TO NOTIFY THE OWNERS OF THE UTILITIES OR STRUCTURES CONCERNED of BEFORE STARTING WORK. q�F� 17. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING. FF�gy 18. NOTIFICATION OF NONCOMPLIANCE: IF, IN THE COURSE OF FULFILLING THEIR RESPONSIBILITY, THE CIVIL DOCUMENTATION ENGINEER, THE SOILS ENGINEER, THE ENGINEERING GEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE IN CONFORMANCE WITH APPROVED GRADING PLANS, THE DISCREPANCIES 1. AN AS-BUILT GRADING PLAN SHALL BE PREPARED BY THE CIVIL ENGINEER INCLUDING ORIGINAL GROUND SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADING WORK AND SURFACE ELEVATIONS, AS-GRADED ELEVATIONS, LOT DRAINAGE PATTERNS AND LOCATIONS, AND TO THE CITY GRADING ENGINEER, RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL ELEVATIONS OF ALL SURFACE AND SUB-SURFACE DRAINAGE FACILITIES. HE SHALL PROVIDE WRITTEN BE SUBMITTED TO THE CITY GRADING ENGINEER FOR APPROVAL. APPROVAL THAT THE WORK WAS DONE IN ACCORDANCE WITH THE FINAL APPROVED GRADING PLAN AND 6 STATE THE NUMBER OF YARDS OF CUT AND/OR FILL MOVED DURING THE OPERATION. 2. A SOILS GRADING REPORT PREPARED BY THE SOILS ENGINEER, INCLUDING LOCATIONS AND ELEVATION OF VICINITY MAP O REQUIRED INSPECTIONS FIELD DENSITY TESTS, SUMMARIES OF FIELD AND LABORATORY RESULTS AND OTHER SUBSTANTIATED DATA NOT TO SCALE N AND COMMENTS ON ANY CHANGES MADE DURING GRADING AND THEIR EFFECT ON THE RECOMMENDATIONS 1. A PRE-GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING WITH THE MADE IN THE SOILS ENGINEERING INVESTIGATION REPORT. HE SHALL PROVIDE WRITTEN APPROVAL AS TO FOLLOWING PEOPLE PRESENT: OWNER, GRADING CONTRACTOR, DESIGN CIVIL ENGINEER, GEOLOGIST, CITY THE ADEQUACY OF THE SITE FOR THE INTENDED USE AND COMPLETION OF WORK IN ACCORDANCE WITH GRADING ENGINEER OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTION WILL BE OUTLINED AT THE THE NBMC. MEETING. 3. A GEOLOGIC GRADING REPORT PREPARED BY THE ENGINEERING GEOLOGIST, INCLUDING A FINAL 2. A PRE-PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF THE SUB-GRADE DESCRIPTION OF THE GEOLOGY OF THE SITE, INCLUDING ANY NEW INFORMATION DISCLOSED DURING THE PREPARATION FOR THE PAVING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, PAVING CONTRACTOR, GRADING AND THE EFFECT OF SAME ON RECOMMENDATIONS INCORPORATED IN THE APPROVED GRADING OWNER ARCHITECT CIVIL ENGINEER/SURVEYOR DESIGN CIVIL ENGINEER, SOILS ENGINEER, CITY GRADING ENGINEER OR THEIR REPRESENTATIVES. PLAN. HE SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUACY OF THE SITE FOR THE INTENDED OCEAN WEST CP SHLEMMER ALGAZE ASSOCIATES TOAL ENGINEERING, INC. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. USE AS AFFECTED BY GEOLOGIC FACTORS. 315 WEST 9TH STREET 18201 VON KARMAN AVE 139 AVENIDA NAVARRO 2 SUITE 808 SUITE 120 SAN CLEMENTE, CA 92672 U PROPERTY CORNER MONUMENTATION LOS ANGELES, CA 90015 IRVINE, CA 92612 TEL: (949) 492-8586 w TEL: (310) 899-6064 TEL: (949) 724-8958 FAX: (949) 498-8625 DD TBISCHAK®OCEANWESTCP.COM HCHOU®SAAIA.COM www.toolengineering.com SURVEYOR OR ENGINEER SHALL MONUMENT PROPERTY CORNERS, BEFORE STARTING GRADING, WITH co PERMANENT MONUMENTS. 0 7 LANDSCAPE ARCHITECT LEGAL DESCRIPTION BASIS OF BEARINGS p w g z RIDGE LANDSCAPE ARCHITECTS PARCEL 1 AND 2, PMB 39/18 REFER TO TOPOGRAPHIC SURVEY Q = N d 8841 RESEARCH DR NEWPORT BEACH, CALIFORNIA SUITE J RVINE,2CA92618 BENCH MARK U Q w TEL: (949) 492-8586 REFER TO TOPOGRAPHIC SURVEY LU w LU JIM@RIDGELA.COM w LU � o a v p T Z a Q m o ; w rn M •> U m a c .3 0 0 m n 8 DATE: H.SCALE: x 2/8/17 N/A m D D SURVEY DATE: V.SCALE: z SECTION 4216/4217 OF THE GOVERNMENT CODE 10/27/16 N/A REQUIRES A DIGALERT IDENTIFICATION NUMBER BE DRN.: P.B. DWG.NO. ISSUED BEFORE A T I.D. N M EXCAVATE"U WILL BE VALID. CHID.: A.L.T. a FOR YOUR DIGALERT I.D. NUMBER CALL UNDERGROUND SERVICE ALERT TOLL FREE 1-800-422-4133 TWO C-1 0 v WORKING DAYS BEFORE YOU DIG. APPD.: A.L.T. JOB NO. SHEET OF N 16176 1 3 1 A B C D E F G H I J se PA20 17-037 B C D E F G H I J PLANS PREPARED BY: Aa(O1 A�1A Agg2 Aq� �� �1y �1y hop, 'jop9 Aq,0.h Achy Aa(06 Aq� TOAL _ ENGINEERING, INC. a1q A. 1 O O vO 1 CIVIL ENGINEERING m0\ LAND SURVEYING ( yGa\e �• Pe ASG• v b v .\G• 1bbp. `b ' 2 pq., . .°e .: .. , i 0* p S• ' 1/ SwTwOwRMoaWleAnTgEinReeQUALITY t ( �010� (ee p p� 139 Avenida NavarroSo �' \e( y cj 1 0 p qyop am98oSan Clemente, CA 92672 a 40, pJ\6 p �3ab 6 1ae ge Po o. a v q• A A o0 P .. o ' v ? _ . q� 3A-'v - ov . . ° - . . v ..5U _ -�. - = = - 0y8•' '. - _ ' 50 A � 0 tp - - SC-ALE:-1'_ 10' cQ�RpMOFESsTipC� 50 L504950.18FS a 40'39'17" 0_00'' �2 N 4039'17" E 230.00' . 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S1. 111A o °® MI5 5 9 18' [CO 51• 1 Existing building I I i I hti 3 �� LEGEND hyh 0 52.i5TC IN 51.56FS 51.65FS PERMEABLE PAVERS PROPOSED SCREEN WALL 52.osTC h • - AND BASE STONE INSTALL PAVER FLUSH 3 LANDSCAPE AREA _ WITH TOP OF WALL CMU WALL PER PROPOSED RETAINING WALL PER SEPARATE PLAN CONCRETE PAVING ' 61 1G A6 PLANS LANDSCAPE FS FINISH SURFACE 0y AND PERMIT N 2� Iv " GFF GARAGE FINISH FLOOR 1 a 2 - -100- - CONTOUR (EXISTING) PROVIDE SUB DRAINAGE I INV INVERT ° THROUGH WEEP HOLES -100- CONTOUR (PROPOSED) P.L. OR R PROPERTY LINE INT PA PLANTER AREA I _ I (OMIT VERTICAL JO MORTAR IN FIRST 100.00 SPOT ELEVATION (PROPOSED) 11 h ) p p D COURSE EACH 32") TC TOP OF CURB 9 _ 2% 100.00 SPOT ELEVATION (MATCH EXISTING) TF TOP OF FOOTING 6 r111J7T EXIST WALL TO REMAIN. TG TOP OF GRATE I P iI II 0 DS DOWNSPOUT TP TOP OF PILASTER FF FINISH FLOOR TW TOP OF WALL III =III= FG FINISH GRADE DF DEEPENED FOOTING II iTi-II1=1I1=1 I FL OR FL FLOW LINE 51 o 53.11 n41 015° DETAIL 4 Z 3 51.78'it rL z PAVER DRAINAGE THROUGH WALL NOT TO SCALE CITY OF NEWPORT BEACH NOTES I J i y12A > 1• ti2A I �A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT U PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING I Q 2 I PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND pwp ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMEND z H KEY NOTES SUBSTANDARD, A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LU eo � LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 a 10-MASONRY WALL PER SEPARATE PLAN AND PERMIT. AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF w m w THE PUBLIC WORKS INSPECTOR. 0 > a Z I 2o-SAWCUT & JOIN EXIST. PAVING I z A CITY ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD PRIVATE IMPROVEMENTS WITHIN THE PUBLIC Z Q -- 3o-EXIST. WALL TO REMAIN. RIGHT-OF-WAY. I �/ J 3 AN APPROVED CITY OF NEWPORT BEACH ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE U) Z Of Lu CONSTRUCTION NOTES PUBLIC RIGHT-OF-WAY. _ 6 I 4_SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. � w 5321 I1� h hy32° y1 y131 1�CONSTRUCT CONCRETE HARDSCAPE PER ARCHITECTURAL PLANS. I = I O 0 Lu o iOf CD INSTALL PERMEABLE PAVERS PER LANDSCAPING PLANS. 50-SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE OFFICE OF THE COUNTY SURVEYOR. EVIDENCE J a ov OF FILING SHALL BE SUBMITTED TO BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION. 3_CONSTRUCT 6" CURB PER NEWPORT BEACH STD-182. ALL WORK RELATED TO DOMESTIC WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 Q r 5 4 _PAINT STRIPING PER ARCHITECTURAL PLANS. LICENSED PIPELINE CONTRACTOR OR A LICENSED GENERAL ENGINEERING CONTRACTOR. Z o 1A��' DEPTH ASPHALT PAVING (8SAWCUT AND REMOVE T MINS ALT PAVING AND BASE. REPLACE WITH FULL i 7o-ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED 2 _ E m y2 SANITATION SEWER CONTRACTOR OR A LICENSED GENERAL ENGINEERING CONTRACTOR. „ -' 53.11TW 6o-CONSTRUCT HANDICAP RAMP CASE "C" PER NEWPORT BEACH STD-181 e 51.787E 116 h16�0 g�PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED 1 Q o INSTALL TRUNCATED DOMES PER NEWPORT BEACH STD-181 FROM THE PUBLIC WORKS DEPARTMENT. �+ glfop " ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL 8 INSTALL 3 DIA. PVC SCHEDULE 40 OR SDR 35 PIPE DRAIN SYSTEM. 8 y11y 5113 S2o rc by I REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE DATE: H.SCALE: x 0�ti\e� 9o-INSTALL 6" ATRIUM DRAIN NDS 90 W/ RISER & ADAPTER OR EQUAL. I PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT 2/8/17 N/A zz d(as OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. SURVEY DATE: V.SCALE: a 10/27/16 N/A SIS 1. 1,AZ DRN.: P.B. DWG. NO. y1h0 yaAq Sly y1A2y1A \�h CHD.: A.L.T. a 2 I APPD.: A.L.T. y15� g4° gl• y13 I JOB NO. SHEET OF N 16176 2 3 A B C D E F G H I J 39 PA20 17-037 B C D E F G H I J PLANS PREPARED BY: Aa61 Ag1A Agg2 Agg1 � 5015 5015 5001 03 Aq 4001 Ag66 Aq6° TOAL - - - - - _ ENGINEERING, INC. a1q A. ye 5o y 1 CIVIL ENGINEERING yysmb\ v STORMWATERVQUAIL TY °U'6\e� e r d<a ( ma`s ete( fie( \me Ja\ve te( (� b°pie b°� G• '�\`o°�'ey JaJ\� o• \e �v °h°°e �p �e�e(We k. °\e 01• 0��\e� M 1 3 9 Avenida Navarro AgzO 0 d( Aa30 \( �� ��r�e( 2 vMfi �•fi���30 5r59 me Aq,56 500 G,fie\e Se\eh A�6a y0 g1,GAg61 Ag81 yp26 S• �0,�2,L, Ag15 (03 AAg60 y0 \\�'� A�y2 �0°Z. Aq,A1 Aq eR�31 �01�. �s�e( Gey `A�,O �\, <�\t\ A�131• . 9San 4 9 4 9 2 8 5 8 6 Aq' P. ,. . : -q. .A ' . .'. ; q ' Aq' v .. .p .. 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Q 5::. 4TC y1' P > 6 51.9£" NS, 3` ° ° °II 'I51.r,�,TC FS P ' . „ �.- 51.48TI;�FSI INS�3. 513 EROSION CONTROL BMPs yti13 y1'y11A ° (3)115 jI//_18 YEAR-ROUND BMP REQUIREMENTS I /0 I•o EC-1 SCHEDULING SCHEDULE PREPARED BY CONTRACTOR SHALL BE ON-SITE DURING CONSTRUCTION. y:�'' Eui5tilrg buildflrg J-- 1. WHERE APPROPRIATE, SEDIMENT CONTROL BMPs SHALL BE IMPLEMENTED AT THE SITE PERIMETER, AT ALL OPERATIONAL I� PROVIDE GEOTEXTILE MATS IN PROPOSED UNLINED SWALES. MAY USE GEOTEXTILE --L � rc STORM DRAIN INLETS, AND AT ALL NON-ACTIVE SLOPES, TO PROVIDE SUFFICIENT PROTECTION FROM STORMS. N 52csiC (Si TC EC-7 GEOTEXTILES AND MATS OR BIODEGRADABLE MATS SUCH AS JUTE ON SLOPES IF DESIRED AND/OR 51.__'5, 0 3 NECESSARY WITH APPROVAL OF CITY INSPECTOR. 5 l 2. WIND EROSION BMPs (DUST CONTROL) SHALL BE IMPLEMENTED AND MAINTAINED. Q 61 G• A6 EC-9 EARTH DIKES AND DRAINAGE SWALES CONSTRUCT SWALES WHERE SHOWN ON PLAN. q a0y °1 3. BMPs TO CONTROL OFF-SITE SEDIMENT TRACKING SHALL BE IMPLEMENTED AND MAINTAINED. TEMPORARY SEDIMENT CONTROL 111 4. APPROPRIATE WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL BMPs SHALL BE IMPLEMENTED TO PREVENT THE z SE-1 SILT FENCE PLACE AS SHOWN ON PLAN. I CONTAMINATION OF STORM WATER BY WASTES AND CONSTRUCTION MATERIALS. I INSTALL GRAVEL BAG OR ROCK CHECK DAMS IN SWALES WHERE INDICATED ON SE-4 CHECK DAMS PLAN. Q Q 5. APPROPRIATE NON-STORM WATER BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER FROM CONSTRUCTION ACTIVITIES. SE-5 FIBER ROLLS PLACE AS SHOWN ON PLAN.Ji Q 4511 Pyr 5118 6. ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPs (TEMPORARY OR PERMANENT) SHALL BE INSTALLED AND I SE-6 GRAVEL BAGS PLACE AS SHOWN ON PLAN. (ALL ROWS SHOWN TO BE 2 BAGS HIGH.) ESTABLISHED AS SOON AS PRACTICAL FOR ALL COMPLETED SLOPES OR SLOPES IN NON-ACTIVE AREAS. THESE BMPs 6 STREET SHALL BE SWEPT AND SEDIMENT COLLECTED AND PROPERLY DISPOSED OF; � I MUST BE MAINTAINED THROUGHOUT THE YEAR. IF A SELECTED BMP FAILS, IT MUST BE REPAIRED AND IMPROVED, OR I SE-7 STREET SWEEPING AND VACUUMING ON OR OFF-SITE, ON A DAILY BASIS. � 0 REPLACED WITH AN ACCEPTABLE ALTERNATE AS SOON AS IT IS SAFE TO DO SO. THE FAILURE OF A BMP MAY INDICATE Q 0 I SE_7 THAT THE BMP, AS INSTALLED, WAS NOT ADEQUATE FOR THE CIRCUMSTANCES IN WHICH IT WAS USED. REPAIRS OR 5E-10 STORM DRAIN INLET PROTECTION ONCE INLET RISERS ARE CONSTRUCTED, SURROUND RISERS WITH GRAVEL BAGS OR CAP Q 0 REPLACEMENTS MUST RESULT IN A MORE ROBUST BMP, OR ADDITIONAL BMPs SHOULD BE INSTALLED TO PROVIDE THE RISER TO REDUCE SEDIMENT INTRODUCTION TO THE AREA DRAIN SYSTEM, Q ADEQUATE PROTECTION. WIND EROSION CONTROL 0 5 1TF5 7. A DISTURBED AREA THAT IS NOT COMPLETED, BY THAT IS NOT BEING ACTIVELY GRADED (NON-ACTIVE AREA), SHALL BE I WE-1 WIND EROSION CONTROL WATER OR COVER MATERIAL SHALL BE USED TO ALLEVIATE DUST NUISANCE FROM O qq - FULLY PROTECTED FROM EROSION WITH TEMPORARY OR PERMANENT BMPs (EROSION AND SEDIMENT CONTROL). THE I ANY DISTURBED AREAS DURING CONSTRUCTION. 53.'1 iAJI1 ABILITY TO DEPLOY STANDBY BMP MATERIALS IS NOT SUFFICIENT FOR THESE AREAS. EROSION AND SEDIMENT CONTROL �5 51•;=�5ti11 °1 BMPs MUST ACTUALLY BE DEPLOYED. THIS INCLUDES ALL BUILDING PADS, UNFINISHED ROADS, AND SLOPES. TRACKING CONTROL 4 Q O B. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENT CONTROL BMPs NECESSARY TO COMPLETELY TC-1 STABILIZED CONSTRUCTION EXIT CONSTRUCT WHERE SHOWN ON PLAN. O 0 • PROTECT THE EXPOSED PORTIONS OF THE SITE FROM EROSION AND TO PREVENT SEDIMENT DISCHARGES SHALL BE STORED _ A 1• . ON-SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROM EROSION USING PERMANENT PHYSICAL STABILIZATION OR I WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL 0 Z y12 ESTABLISHED VEGETATION STABILIZATION BMPs ARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF THIS Q r REQUIREMENT. I WM-1 MATERIAL DELIVERY AND STORAGE IF MATERIALS ARE STORED ON SITE, THEY SHALL BE STORED IN ORIGINAL MARKED Q Lu CONTAINERS AND COVERED FROM RAIN AND WIND. 0 J L 9. THERE SHALL BE A "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO DEPLOY STANDBY SEDIMENT CONTROL BMPs MATERIALS FOR CONSTRUCTION SHALL BE USED IN ACCORDANCE WITH PRODUCT 00 � VVM-2 MATERIAL USE p AS NEEDED TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE WITHIN 48 HOURS OF A PREDICTED STORM DIRECTIONS. J , 0- EVENT (A PREDICTED STORM IS DEFINED AS A FORECASTED, 50% CHANCE OF RAIN). O co � WM-3 STOCKPILE MANAGEMENT SURROUNDEDOIL LBY PERIMETER CONTROLS ATES SHALL BE COVERED NALLOTIMEST IN USE AND SHALL BE 8' SE-s- m Lu 10. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BE ADEQUATELY PROTECTED D � 7 O BY DEPLOYING STANDBY EROSION CONTROL AND SEDIMENT CONTROL BMPs PRIOR TO A PREDICTED RAINSTORM. I AMPLE CLEAN-UP SUPPLIES FOR STORED MATERIALS SHALL BE KEPT ON-SITE. Q � 0- -- WM-4 SPILL PREVENTION AND CONTROL EMPLOYEES SHALL BE EDUCATED ON THE CLASSIFICATIONS OF SPILLS AND F+� yyA1 APPROPRIATE RESPONSES. O z z Of 0 - 5�•" z ° SOLID WASTE FROM CONSTRUCTION ACTIVITIES SHALL BE STORED IN APPROPRIATE ' O Q Lu 1. WM-5 SOLID WASTE MANAGEMENT LLJ U H y3 , CONTAINERS. FULL CONTAINERS SHALL BE DISPOSED OF PROPERLY. 11 = 07 07 Q 5 > 51 631 I AN ON-SITE CONCRETE WASHOUT AREA SHALL, BE CONSTRUCTED, USED, AND � Lu 32 y1- VVM-8 CONCRETE WASTE MANAGEMENT 0 z Lu 21 �i yL ������ I DISPOSED OF IN A MANNER WHICH MEETS THE REQUIREMENTS OF THE CITY. � � � � o 5 NOTE ON-SITE FACILITIES SHALL BE PROVIDED AND MAINTAINED BY THE CONTRACTOR - Q CD O WM-9 SANITARY/SEPTIC WASTE MANAGEMENT FOR THE DURATION OF THE PROJECT. r Q (n a M THE LOCATION AND TYPE OF EROSION AND XX-X BMP DESIGNATION IN CALIFORNIA O O D O SEDIMENT CONTROL MEASURES TO BE STORMWATER BMP HANDBOOK - NON-STORMWATER MANAGEMENT O 51 USED WILL CHANGE DURING THE COURSE CONSTRUCTION, LATEST EDITION, ' OF CONSTRUCTION. THE CONTRACTOR NS-1 WATER CONSERVATION PRACTICES MAINTAIN EQUIPMENT TO PREVENT UNINTENDED NON-STORMWATE DISCHARGES. o SHALL IMPLEMENT THE CONTROLS BY THE CALIFORNIA STORMWATER �0000�P0000� �oo�Poo�Poo� w rn y21A1�. NECESSARY TO PREVENT QUALITY ASSOCIATION. I NS-3 PAVING AND GRINDING OPERATIONS APPLY PERIMETER CONTROLS AND VACUUMING TO PREVENT NON-STORMWATER �0000 0000 oo oo ooh m H DISCHARGES. 53.111" NON-STORMWATER, SEDIMENT, AND 6 CONTRACTOR SHALL REPORT ILLICIT CONNECTIONS OR ILLEGALLY DUMPED 5�n 51.781E 116 516 CONTAMINATED RUNOFF DISCHARGES FROM � � SILT FENCE SE-1 NS-6 ILLICIT CONNECTION / DISCHARGE MATERIALS ON SITE TO THE ENGINEER AND THE CITY INSPECTOR AND SHALL TAKE 1 0 11 1 THE SITE AT ALL TIMES. NO FURTHER ACTION UNTIL DIRECTED. (o° FIBER ROLLS SE-5 EXERCISE CARE DURING CONSTRUCTION TO PREVENT UNINTENDED 6 511 5113 s2o rc yy y1 I NS-7 POTABLE WATER / IRRIGATION NON-STORMWATER DISCHARGES. DATE: H.SCALE: x QOO�00 GRAVEL BAGS SE-6 2/8/17 N/A zz pOti� • ' I NS-8 VEHICLE AND EQUIPMENT CLEANING ALL VEHICLES AND EQUIPMENT WILL BE CLEANED OFF-SITE. (as SURVEY DATE: V.SCALE: z A d g 1.2A2 NS-10 VEHICLE AND EQUIPMENT FUELING ALL VEHICLES AND EQUIPMENT WILL BE FUELED OFF-SITE. 10/27/16 N/A Z� 1 GRAVEL BAG ARRANGEMENT NS-10 VEHICLE AND EQUIPMENT MAINTENANCE ALL VEHICLES AND EQUIPMENT WILL BE MAINTAINED OFF-SITE. DRN.: P.B. DWG. NO. q y15° y�A s� y1A2y1A �5 cFD.: A.L.T. �'-3 a NS-12 CONCRETE CURING APPLIES TO ALL CONCRETE CONSTRUCTION. a APPD.: A.L.T. 51y2 > ''p o y1 ' • 51 P 2 y13 i NS-13 CONCRETE FINISHING APPLES TO ALL CONCRETE CONSTRUCTION. JOB NO. SHEET OF w 0 16176 3 3 A B C D E F G H I J 40