HomeMy WebLinkAboutPA2021-156_20211209_APPROVED_PLANS_42x30PA2021-156
ADMINISTRATIVE ACTION 12/16/2021 -
APPROVED (18 PAGES)
Capture
BIRCH STREET
V
O
N
K
A
R
M
A
N
A
V
E
N
U
E
N.A.P.
N.A.P.
N.A.P.
N.A.P.
N.A.P.
N.A.P.
N.A.P. SEE PREVIOUS
ENTITLEMENT PACKAGE
N
UNAUTHORIZED CHANGES & USES:ENGINEERS NOTE TO CONTRACTOR:UNDERGROUND SERVICE ALERT
TWO WORKING DAYS BEFORE YOU DIG
Call: TOLL FREE
1-800-422-4133
KNOW WHAT'S BELOW.
CALL BEFORE YOU DIG.
TI
T
L
E
S
H
E
E
T
BENCHMARK
LEGAL DESCRIPTION
BASIS OF BEARINGS
SCALE: 1" = 150'
INDEX MAP
FLOOD NOTE
VICINITY MAP
NTS
APPLICANT
CIVIL
SHEET INDEX
C1.01
GEOTECHNICAL ENGINEER
ARCHITECT
LANDSCAPE ARCHITECT
UTILITY COMPANIES:
JO
B
N
O
:
DA
T
E
:
RE
V
I
S
I
O
N
#
:
CH
E
C
K
E
D
:
DA
T
E
:
DA
T
E
:
NO
.
D
E
S
C
R
I
P
T
I
O
N
B
Y
D
A
T
E
C
H
K
DR
A
W
N
:
RE
V
I
S
I
O
N
S
NO
.
D
E
S
C
R
I
P
T
I
O
N
B
Y
D
A
T
E
C
H
K
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Si
n
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Si
n
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
RE
S
I
D
E
N
C
E
S
A
T
4
4
0
0
V
O
N
K
A
R
M
A
N
CI
T
Y
O
F
N
E
W
P
O
R
T
B
E
A
C
H
TP
G
(
K
C
N
)
A
C
Q
U
I
S
I
T
I
O
N
,
L
L
C
50
0
0
B
I
R
C
H
S
T
.
,
S
U
I
T
E
6
0
0
NE
W
P
O
R
T
B
E
A
C
H
,
C
A
9
2
6
6
0
”
”
” ”
”
”
“” ”
”
”
“” ”
” ”
”
”
” ”
”
”
“” ”
”
”
“” ”
”
”
PA2021-156
ADMINISTRATIVE ACTION 12/16/2021 -
APPROVED (18 PAGES)
UNAUTHORIZED CHANGES & USES:ENGINEERS NOTE TO CONTRACTOR:UNDERGROUND SERVICE ALERT
TWO WORKING DAYS BEFORE YOU DIG
Call: TOLL FREE
1-800-422-4133
KNOW WHAT'S BELOW.
CALL BEFORE YOU DIG.
N
JO
B
N
O
:
DA
T
E
:
RE
V
I
S
I
O
N
#
:
CH
E
C
K
E
D
:
DA
T
E
:
DA
T
E
:
NO
.
D
E
S
C
R
I
P
T
I
O
N
B
Y
D
A
T
E
C
H
K
DR
A
W
N
:
RE
V
I
S
I
O
N
S
NO
.
D
E
S
C
R
I
P
T
I
O
N
B
Y
D
A
T
E
C
H
K
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Si
n
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Si
n
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
RE
S
I
D
E
N
C
E
S
A
T
4
4
0
0
V
O
N
K
A
R
M
A
N
CI
T
Y
O
F
N
E
W
P
O
R
T
B
E
A
C
H
TP
G
(
K
C
N
)
A
C
Q
U
I
S
I
T
I
O
N
,
L
L
C
50
0
0
B
I
R
C
H
S
T
.
,
S
U
I
T
E
6
0
0
NE
W
P
O
R
T
B
E
A
C
H
,
C
A
9
2
6
6
0
CO
N
C
E
P
T
U
A
L
L
I
M
I
T
S
O
F
I
M
P
A
C
T
P
L
A
N
C2.01
PA2021-156
ADMINISTRATIVE ACTION 12/16/2021 -
APPROVED (18 PAGES)
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
ELEV.
3500LB
E.C.R.
ELECTRICAL
ROOM
PA
R
K
I
N
G
NO
PA
R
K
I
N
G
NO
PARKING
NO
PARKING
NO
SLOPE UP
@ 1.2%
SLOPE UP
@ 5%
UP
UP
EVJ-BOX
FUTURE
VAN
EVCS
FUTURE
STANDARD
EVCS
FUTURE
AMBULATORY
EVCS
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EVJ-BOX
EVJ-BOX
LO
N
G
-
T
E
R
M
B
I
K
E
EN
C
L
O
S
U
R
E
PA
R
K
I
N
G
NO
PARKING
NO
PARKING
NO VAN
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
PARKING
NO
EVJ-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
FF
=
5
1
.
7
8
EX. PARKING
STRUCTURE
PROP. PARKING
STRUCTURE
EX. BLDG.
FF
=
5
0
.
0
0
A
A
B
B
C
C
D D
SECTION A-A
NTS
SECTION B-B
NTS
SECTION C-C
NTS
SECTION D-D
NTS
CO
N
C
E
P
T
U
A
L
G
R
A
D
I
N
G
P
L
A
N
C3.01
N
JO
B
N
O
:
DA
T
E
:
RE
V
I
S
I
O
N
#
:
CH
E
C
K
E
D
:
DA
T
E
:
DA
T
E
:
NO
.
D
E
S
C
R
I
P
T
I
O
N
B
Y
D
A
T
E
C
H
K
DR
A
W
N
:
RE
V
I
S
I
O
N
S
NO
.
D
E
S
C
R
I
P
T
I
O
N
B
Y
D
A
T
E
C
H
K
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Si
n
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Si
n
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
RE
S
I
D
E
N
C
E
S
A
T
4
4
0
0
V
O
N
K
A
R
M
A
N
CI
T
Y
O
F
N
E
W
P
O
R
T
B
E
A
C
H
TP
G
(
K
C
N
)
A
C
Q
U
I
S
I
T
I
O
N
,
L
L
C
50
0
0
B
I
R
C
H
S
T
.
,
S
U
I
T
E
6
0
0
NE
W
P
O
R
T
B
E
A
C
H
,
C
A
9
2
6
6
0
PA2021-156
ADMINISTRATIVE ACTION 12/16/2021 -
APPROVED (18 PAGES)
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
ELEV.
3500LB
E.C.R.
ELECTRICAL
ROOM
PA
R
K
I
N
G
NO
PA
R
K
I
N
G
NO
PARKING
NO
PARKING
NO
SLOPE UP
@ 1.2%
SLOPE UP
@ 5%
UP
UP
EV
J-BOX
FUTURE
VAN
EVCS
FUTURE
STANDARD
EVCS
FUTURE
AMBULATORY
EVCS
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
LO
N
G
-
T
E
R
M
B
I
K
E
EN
C
L
O
S
U
R
E
PA
R
K
I
N
G
NO
PARKING
NO
PARKING
NO VAN
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
PARKING
NO
EV
J-BOX
EVJ-BOX EVJ-BOX EVJ-BOX EVJ-BOX EVJ-BOX EVJ-BOX EVJ-BOX
A A
PROP. PARKING
STRUCTURE
CO
N
C
E
P
T
U
A
L
S
T
O
R
M
D
R
A
I
N
P
L
A
N
C4.01
NOTE:
SECTION A-A
NTS JO
B
N
O
:
DA
T
E
:
RE
V
I
S
I
O
N
#
:
CH
E
C
K
E
D
:
DA
T
E
:
DA
T
E
:
NO
.
D
E
S
C
R
I
P
T
I
O
N
B
Y
D
A
T
E
C
H
K
DR
A
W
N
:
RE
V
I
S
I
O
N
S
NO
.
D
E
S
C
R
I
P
T
I
O
N
B
Y
D
A
T
E
C
H
K
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Si
n
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Si
n
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
RE
S
I
D
E
N
C
E
S
A
T
4
4
0
0
V
O
N
K
A
R
M
A
N
CI
T
Y
O
F
N
E
W
P
O
R
T
B
E
A
C
H
TP
G
(
K
C
N
)
A
C
Q
U
I
S
I
T
I
O
N
,
L
L
C
50
0
0
B
I
R
C
H
S
T
.
,
S
U
I
T
E
6
0
0
NE
W
P
O
R
T
B
E
A
C
H
,
C
A
9
2
6
6
0
N
TYPICAL DETENTION AND MODULAR WETLANDS SECTION
NTS
PA2021-156
ADMINISTRATIVE ACTION 12/16/2021 -
APPROVED (18 PAGES)
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
CLEAN AIRVAN POOL / EV CLEAN AIRVAN POOL / EV CLEAN AIRVAN POOL / EV CLEAN AIRVAN POOL / EV CLEAN AIRVAN POOL / EV
ELEV.
3500LB
E.C.R.
ELECTRICAL
ROOM
PA
R
K
I
N
G
NO
PA
R
K
I
N
G
NO
PARKING
NO
PARKING
NO
SLOPE UP
@ 1.2%
SLOPE UP
@ 5%
UP
UP
EVJ-BOX
FUTURE
VAN
EVCS
FUTURE
STANDARD
EVCS
FUTURE
AMBULATORY
EVCS
EVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOXEVJ-BOX
EV
J-BOX
EVJ-BOX
LO
N
G
-
T
E
R
M
B
I
K
E
EN
C
L
O
S
U
R
E
PA
R
K
I
N
G
NO
PARKING
NO
PARKING
NO VAN
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
PARKING
NO
EVJ-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EX. PARKING STRUCTURE
PROPOSED
PARKING STRUCTURE
CO
N
C
E
P
T
U
A
L
U
T
I
L
I
T
Y
P
L
A
N
C5.01
JO
B
N
O
:
DA
T
E
:
RE
V
I
S
I
O
N
#
:
CH
E
C
K
E
D
:
DA
T
E
:
DA
T
E
:
NO
.
D
E
S
C
R
I
P
T
I
O
N
B
Y
D
A
T
E
C
H
K
DR
A
W
N
:
RE
V
I
S
I
O
N
S
NO
.
D
E
S
C
R
I
P
T
I
O
N
B
Y
D
A
T
E
C
H
K
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Si
n
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Si
n
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
RE
S
I
D
E
N
C
E
S
A
T
4
4
0
0
V
O
N
K
A
R
M
A
N
CI
T
Y
O
F
N
E
W
P
O
R
T
B
E
A
C
H
TP
G
(
K
C
N
)
A
C
Q
U
I
S
I
T
I
O
N
,
L
L
C
50
0
0
B
I
R
C
H
S
T
.
,
S
U
I
T
E
6
0
0
NE
W
P
O
R
T
B
E
A
C
H
,
C
A
9
2
6
6
0
CONCEPTUAL UTILITY NOTES:
N
PA2021-156
ADMINISTRATIVE ACTION 12/16/2021 -
APPROVED (18 PAGES)
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
ELEV.
3500LB
E.C.R.
ELECTRICAL
ROOM
PA
R
K
I
N
G
NO
PA
R
K
I
N
G
NO
PARKING
NO
PARKING
NO
SLOPE UP
@ 1.2%
SLOPE UP
@ 5%
UP
UP
EV
J-BOX
FUTUREVAN
EVCS
FUTURE
STANDARD
EVCS
FUTURE
AMBULATORY
EVCS
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EVJ-BOX
EV
J-BOX
LO
N
G
-
T
E
R
M
B
I
K
E
EN
C
L
O
S
U
R
E
PA
R
K
I
N
G
NO
PARKING
NO
PARKING
NO VAN
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
PARKING
NO
EV
J-BOX
EVJ-BOX EVJ-BOX EVJ-BOX EVJ-BOX EVJ-BOX EVJ-BOX EVJ-BOX
PROP. PARKING STRUCTURE
CO
N
C
E
P
T
U
A
L
H
O
R
I
Z
O
N
T
A
L
C
O
N
T
R
O
L
&
S
T
R
I
P
I
N
G
P
L
A
N
C6.01
JO
B
N
O
:
DA
T
E
:
RE
V
I
S
I
O
N
#
:
CH
E
C
K
E
D
:
DA
T
E
:
DA
T
E
:
NO
.
D
E
S
C
R
I
P
T
I
O
N
B
Y
D
A
T
E
C
H
K
DR
A
W
N
:
RE
V
I
S
I
O
N
S
NO
.
D
E
S
C
R
I
P
T
I
O
N
B
Y
D
A
T
E
C
H
K
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Si
n
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
70
1
N
.
P
a
r
k
c
e
n
t
e
r
D
r
i
v
e
Sa
n
t
a
A
n
a
,
C
A
9
2
7
0
5
p:
7
1
4
/
5
6
0
/
8
2
0
0
f
:
7
1
4
/
5
6
0
/
8
2
1
1
ww
w
.
t
a
i
t
.
c
o
m
Si
n
c
e
1
9
6
4
Lo
s
A
n
g
e
l
e
s
On
t
a
r
i
o
Sa
c
r
a
m
e
n
t
o
Sa
n
D
i
e
g
o
Sa
n
F
r
a
n
c
i
s
c
o
Bo
i
s
e
Da
l
l
a
s
De
n
v
e
r
Ph
o
e
n
i
x
Po
r
t
l
a
n
d
RE
S
I
D
E
N
C
E
S
A
T
4
4
0
0
V
O
N
K
A
R
M
A
N
CI
T
Y
O
F
N
E
W
P
O
R
T
B
E
A
C
H
TP
G
(
K
C
N
)
A
C
Q
U
I
S
I
T
I
O
N
,
L
L
C
50
0
0
B
I
R
C
H
S
T
.
,
S
U
I
T
E
6
0
0
NE
W
P
O
R
T
B
E
A
C
H
,
C
A
9
2
6
6
0
N
PA2021-156
ADMINISTRATIVE ACTION 12/16/2021 -
APPROVED (18 PAGES)
17'-0"
TO PL
EXISTING OFFICE
BUILDING
EXISTING OFFICE
BUILDING
EXISTING 2-LEVEL
PARKING STRUCTURE
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
ELEV.
3500LB
E.C.R.
ELECTRICAL
ROOM
PA
R
K
I
N
G
NO
PA
R
K
I
N
G
NO
PARKING
NO
PARKING
NO
SLOPE UP
@ 1.2%
SLOPE UP
@ 5%
UP
UP
EV
J-BOX
FUTURE
VAN
EVCS
FUTURE
STANDARD
EVCS
FUTURE
AMBULATORY
EVCS
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
LO
N
G
-
T
E
R
M
B
I
K
E
EN
C
L
O
S
U
R
E
PA
R
K
I
N
G
NO
PARKING
NO
PARKING
NO VAN
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
PARKING
NO
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
PROPOSED 4-LEVEL
PARKING STRUCTURE
33
'
-
7
"
PROPERTY LINE
PROPERTY
LINE
10
'
-
0
"
TO
P
L
4
'
-
3
1
/
4
"
13
'
-
5
3
/
4
"
TO
P
L
V
ACCESSIBLE
PATH OF TRAVEL
V
ACCESSIBLE
PATH OF TRAVEL
26
'
-
0
"
DR
I
V
E
AI
S
L
E
13
'
-
0
"
13
'
-
0
"
5'-9"
parking counts and area are preliminary and may change upon governing agencies and owner review
c PDS all right reserved 2021
A0SITE PLAN
11.09.21
4400 VON KARMAN PARKING STRUCTURE
NEWPORT BEACH, CA
SCALE: 1/16" = 1'-0"
NTRUE
NORTH
PA2021-156
ADMINISTRATIVE ACTION 12/16/2021 -
APPROVED (18 PAGES)
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
ELEV.
3500LB
E.C.R.
ELECTRICAL
ROOM
PA
R
K
I
N
G
NO
PA
R
K
I
N
G
NO
PARKING
NO
PARKING
NO
SLOPE UP
@ 1.2%
SLOPE UP
@ 5%
UP
UP
1 2 3 4 5 6 7 8 9 10 11
A
B
C
12 13 143.6
EV
J-BOX
FUTURE
VAN
EVCS
FUTURE
STANDARD
EVCS
FUTURE
AMBULATORY
EVCS
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
LO
N
G
-
T
E
R
M
B
I
K
E
EN
C
L
O
S
U
R
E
PA
R
K
I
N
G
NO
PARKING
NO
PARKING
NO VAN
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
PARKING
NO
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
<--164'-10"
V
V
109'-7"
-
-
>
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
CL
E
A
N
A
I
R
VA
N
P
O
O
L
/
E
V
CL
E
A
N
A
I
R
VA
N
P
O
O
L
/
E
V
CL
E
A
N
A
I
R
VA
N
P
O
O
L
/
E
V
CL
E
A
N
A
I
R
VA
N
P
O
O
L
/
E
V
CLEAN AIR
VAN POOL / EV
CL
E
A
N
A
I
R
VA
N
P
O
O
L
/
E
V
CLEAN AIR
VAN POOL / EV
1 2 3 4 5 6 7 8 9 10 11
A
B
C
12 13 14
SLOPE UP
@ 5%
SLOPE DN
@ 5%
SL
O
P
E
U
P
@
4
.
3
%
SLOPE UP
@ 2.78%
ELEV.
3500LB
UPDN
UPDN
CLEAN AIR
VAN POOL / EV
<--142'-3"
V
V
112'-4"-->
<--96'-
4
"
14
6
'
-
3
"
-
-
>
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
CL
E
A
N
A
I
R
VA
N
P
O
O
L
/
E
V
CL
E
A
N
A
I
R
VA
N
P
O
O
L
/
E
V
CL
E
A
N
A
I
R
VA
N
P
O
O
L
/
E
V
CL
E
A
N
A
I
R
VA
N
P
O
O
L
/
E
V
CL
E
A
N
A
I
R
VA
N
P
O
O
L
/
E
V
SLOPE DN
@ 5%
SLOPE UP
@ 2.78%
ELEV.
3500LB
DN
1 2 3 4 5 6 7 8 9 10 11
A
B
C
12 13 14
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
CL
E
A
N
A
I
R
VA
N
P
O
O
L
/
E
V
CL
E
A
N
A
I
R
VA
N
P
O
O
L
/
E
V
CL
E
A
N
A
I
R
VA
N
P
O
O
L
/
E
V
CL
E
A
N
A
I
R
VA
N
P
O
O
L
/
E
V
CL
E
A
N
A
I
R
VA
N
P
O
O
L
/
E
V
DN
DN
<--
2
0
1
'
-
7
"
V
V
112'-4"-->
<--96'-
4
"
14
6
'
-
3
"
-
-
>
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
CL
E
A
N
A
I
R
VA
N
P
O
O
L
/
E
V
CL
E
A
N
A
I
R
VA
N
P
O
O
L
/
E
V
CL
E
A
N
A
I
R
VA
N
P
O
O
L
/
E
V
CL
E
A
N
A
I
R
VA
N
P
O
O
L
/
E
V
CL
E
A
N
A
I
R
VA
N
P
O
O
L
/
E
V
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
SLOPE UP
@ 5%
SLOPE DN
@ 5%
SLOPE UP
@ 2.78%
1 2 3 4 5 6 7 8 9 10 11
A
B
C
12 13 14
DN
ELEV.
3500LB
UP
UPDN
<--142'-3"
V
V
112'-4"-->
<--96'-
4
"
14
6
'
-
3
"
-
-
>
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
parking counts and area are preliminary and may change upon governing agencies and owner review
c PDS all right reserved 2021
A1.1EXITING PLANS
11.09.21
4400 VON KARMAN PARKING STRUCTURE
NEWPORT BEACH, CA
SCALE: 1" = 20'-0"
N
TIER P1 FLOOR PLAN
SCALE: 1:2011
N
TIER P2 FLOOR PLAN
SCALE: 1:20
N
TIER P4 FLOOR PLAN
SCALE: 1:20
N
TIER P3 FLOOR PLAN
SCALE: 1:20
PA2021-156
ADMINISTRATIVE ACTION 12/16/2021 -
APPROVED (18 PAGES)
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
CLEAN AIR
VAN POOL / EV
ELEV.
3500LB
E.C.R.
ELECTRICAL
ROOM
PA
R
K
I
N
G
NO
PA
R
K
I
N
G
NO
PARKING
NO
PARKING
NO
SLOPE UP
@ 1.2%
SLOPE UP
@ 5%
UP
UP
1 2 3 4 5 6 7 8 9 10 11
A
B
C
16'-10"18'-8"18'-8"18'-8"18'-8"18'-8"18'-8"18'-8"18'-8"18'-8"
63
'
-
0
"
63
'
-
0
"
232'-6"
12
8
'
-
0
"
26
'
-
0
"
37
'
-
0
"
12
18'-8"
13
13'-6"
14
13'-6"
13
'
-
0
"
13
'
-
0
"
3.6
10'-6"8'-2"
15
'
-
6
"
27
'
-
6
"
20
'
-
0
"
6"
19
'
-
6
"
A5
1
A6
1
A6
1
A5
3
A5
4
A5
2
A6
2
A6
2
EV
J-BOX
1'
-
0
"
17
'
-
0
"
26
'
-
0
"
DR
I
V
E
A
I
S
L
E
1'
-
0
"
18'-0"1'-0"
FUTURE
VAN
EVCS
FUTURE
STANDARD
EVCS
9'
-
0
"
9'
-
0
"
5'
-
0
"
9'
-
0
"
3'
-
0
"
10
'
-
0
"
12'-0"5'-0"9'-0"9'-0"5'-0"9'-0"
2'-6"
FUTURE
AMBULATORY
EVCS
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
18
'
-
0
"
17(S) @ 8'-6" = 144'-6"
13(S) @ 8'-6" = 110'-6"2'-4"
26'-0"
DRIVE AISLE
9'-10"
19(S) @ 8'-6" = 161'-6"
UP TO TIER P2
4'-6"17'-6"
2'-4"16(S) @ 8'-6" = 136'-0"
UP TO TIER P2
18
'
-
0
"
LO
N
G
-
T
E
R
M
B
I
K
E
EN
C
L
O
S
U
R
E
PA
R
K
I
N
G
NO
PARKING
NO
PARKING
NO VAN
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
FUTURE
EV STALL
PARKING
NO
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
EV
J-BOX
9'-0"9'-0"5'-0"8'-6"9'-0"8'-0"
26
'
-
0
"
DR
I
V
E
A
I
S
L
E
5'-9"
parking counts and area are preliminary and may change upon governing agencies and owner review
c PDS all right reserved 2021
A1TIER P1 FLOOR PLAN
11.09.21
4400 VON KARMAN PARKING STRUCTURE
NEWPORT BEACH, CA
SCALE: 1/8" = 1'-0"
N
PA2021-156
ADMINISTRATIVE ACTION 12/16/2021 -
APPROVED (18 PAGES)
PA2021-156
ADMINISTRATIVE ACTION 12/16/2021 -
APPROVED (18 PAGES)
PA2021-156
ADMINISTRATIVE ACTION 12/16/2021 -
APPROVED (18 PAGES)
PA2021-156
ADMINISTRATIVE ACTION 12/16/2021 -
APPROVED (18 PAGES)
PA2021-156
ADMINISTRATIVE ACTION 12/16/2021 -
APPROVED (18 PAGES)
PA2021-156
ADMINISTRATIVE ACTION 12/16/2021 -
APPROVED (18 PAGES)
parking counts and area are preliminary and may change upon governing agencies and owner review
c PDS all right reserved 2021
A0.1DRAWING INDEX & PROJECT DATA
06.18.21
4400 VON KARMAN PARKING STRUCTURE
NEWPORT BEACH, CA
SCALE: N/A
2019 CALIFORNIA BUILDING CODE (CBC)
2019 CALIFORNIA MECHANICAL CODE (CMC)
2019 CALIFORNIA PLUMBING CODE (CPC)
2019 CALIFORNIA ELECTRICAL CODE (CEC)
2019 CALIFORNIA REFERENCE STANDARD CODE
FIRE-RESISTIVE CONSTRUCTION SHALL BE PROVIDED THROUGHOUT THE STRUCTURE.
FIRE-RESISTIVE ASSEMBLIES SHALL BE BASED ON ICC APPROVED SYSTEMS PER
CHAPTER 7 OF THE CBC
CONC. SLAB (FLOOR OR CEILING)
2-HRS. PER TABLE 601 & CBC TABLE
721.1(3), ITEM# 1-1.1
2 HR. PROVIDED
CONC. COLUMNS (3-HRS.) PER
TABLE 601, CBC TABLE 721.1(1),
ITEM #5-1.1. 3 HR. PROVIDED
1 1/2" CLR. TYP.
1
A8.1
DETAIL #
SHEET #
A
A8.1
ELEVATION
SHEET #
ROOM IDENTIFICATION
FINISHED SLAB ELEVATION
REVISION CLOUD
PROPERTY LINE
A
1
COLUMN GRID LINES A
A4.0
A
A4.0 BUILDING SECTION
EMERG. DRAIN, ROOF DRAIN
ALIGN
STANDPIPE
MATCHLINE
REVISION SYMBOL
HARDWARE TYPE
DOOR TYPE
DOOR NUMBER
ELEVATION
SHEET #
INTERIOR ELEVATION
VIEW
ILLUMINATED EXIT SIGN.
SEE ELECTRICAL DWG'S.
FIRE EXTINGUISHER CABINET
1
A1.2
ENLARGED PLAN
WITH FIRE EXTINGUISHER
AND OVERFLOW DRAIN
A
A4.0
A
B
C
D
DIAMETER OR ROUND
&AND
ANGLE
C CENTERLINE
#POUND OR NUMBER
EXISTING(E)
AT@
C.B.
AREA DRAIN
ACCOUSTICAL
CABINET
CATCH BASIN
CEMENT
CAST IRON
CORNER GUARD
CEILING
CAULKING
CLOSET
CLEAR
CLEAN OUT
COLUMN
CONCRETE
CONNECTION
CONSTRUCTION
CONTINUOUS
CORRIDOR
COUNTERSINK
COUNTER
CENTER
CAB.
CEM.
C.I.
CLKG.
C.G.
CLG.
CLO.
C.O.
CLR.
COL.
CONC.
CORR.
CONN.
CONSTR.
CONT.
ABOVE FINISH FLOOR
CTSK.
CNTR.
APPROXIMATE
AGGREGATE
ALUMINUM
ASPHALT
ARCHITECTURAL
ASBESTOS
A.D.
ADJ.
ACCOUST.
ALUM.
AGGR.
ARCH.
APPROX.
ASB.
ASPH.
BITUMINOUS
BOARD
BLOCK
BUILDING
BLOCKING
BD.
ADJUSTABLE
BOTTOM
BITUM.
BLDG.
BOT.
BLK.
BLKG.
BM.
DOUBLE
DETAIL
DEPARTMENT
DRINKING FOUNTAIN
DIAMETER
DOOR
DIMENSION
DISPENSER
DOWN
BEAM
DRAWER
DOWN SPOUT
DRY STANDPIPE
DRAWING
DBL.
DEPT.
D.F.
F.H.C.
DET.
DIA.
DIM.
DN.
D.O.
DR.
DWR.
D.S.
D.S.P.
DWG.
EAST
EACH
EMERGENCY DRAIN
EXPANSION JOINT
ELEVATION
ELECTRICAL
ELEVATOR
EMERGENCY
ENCLOSURE
EDGE OF SLAB
ELECTRICAL
EQUAL
EQUIPMENT
EXISTING
EXPOSED
EXPANSION
EXTERIOR
E.
EA.
E.D.
E.J.
EL.
ELEC.
DOOR OPENING
EMER.
ENCL.
E.O.S.
E.P.
EQ.
EQUIP.
EXST.
EXPO.
EXP.
EXT.
FIRE ALARM
FLOOR DRAIN
FIRE DEPARTMENT
FOUNDATION
FIRE EXTINGUISHER
FIRE EXTINGUISHER CABINET
FIRE HOSE CABINET
FINISH
FLOOR
FLASHING
FLUORESCENT
FACE OF BUILDING
FACE OF CONCRETE
FACE OF FINISH
FACE OF SLAB
FIREPROOF
FINISH SURFACE
FEET OR FOOT
FOOTING
FURRING
F.A.
F.D.
FDC.
FDN.
F.E.
F.E.C.
ELEV.
FIN.
FLR.
FLASH.
FLUOR.
F.O.B.
F.O.C.
F.O.F.
F.O.S.
FPRF.
F.S.
FT.
FURR.
A.F.F.
DISP.
CTR.
GUAGE
GALVANIZED
GRAB BAR
GLASS
GROUND
GRADE
GYPSUM
GA.
GALV.
G.B
GL.
GND.
GR.
GYP.
HOSE BIBB
HOLLOW CORE
HARDWOOD
HARDWARE
HOLLOW METAL
HORIZONTAL
HOUR
H.B.
H.C.
HDWD.
HDWE.
H,M.
HORIZ.
HR.
HEIGHTHGT.
INSIDE DIAMETER (DIM.)
INSULATION
INTERIOR
JANITOR
JOINT
KITCHEN
LABORATORY
I.D.
INSUL.
INT.
JAN.
JT.
KIT.
LAB.
LAMINATELAM.
LAVATORY
LOCKER
LIGHT
LAV.
LKR.
LT.
MAXIMUM
MEDICINE CABINET
MECHANICAL
MEMBRANE
METAL
MANUFACTURER
MANHOLE
MAX.
M.C.
MECH.
MEMB.
MTL.
MFR.
MH.
MINIMUMMIN.
MISCELLANEOUS
MASONRY OPENING
MISC.
M.O.
MOUNTEDMTD.
NORTH
NOT IN CONTRACT
NUMBER
NOT TO SCALE
N.
N.I.C.
NO. OR #
N.T.S.
OVERALL
OBSCURE
ON CENTER
OVERFLOW DRAINOPENING
OPPOSITE
OPPOSITE HAND
O.A.
OBS.
O.C.
O.D.OPNG.
OPP.
O.H.
PRECAST
PROPERTY LINE
PLASTIC LAMINATE
PLASTER
PLYWOOD
PAIR
PAINT
QUARRY TILE
RISER
RADIUS
ROOF DRAIN
REFERENCE
REFRIGERATOR
REGISTER
REINFORCED
REQUIRED
RESILIANT
ROOM
ROUGH OPENING
REDWOOD
PRCST.
P.L.
PLAM.
PLAST.
PLYWD.
PR.
PT.
Q.T.
R.
RAD.
R.D.
REF.
REFR.
RGTR.
REINF.
REQ.
RESIL.
RM.
R.O.
RWD.
RAIN WATER LEADERR.W.L
SOUTH
SOLID CORE
SCHEDULE
SECTION
SHEET
SIMILAR
STANDPIPE
SPECIFICATION
SQUARE
STAINLESS STEEL
SERVICE SINK
STATION
S.
S.C.
SCHED.
SECT.
SHT.
SIM.
S.P.
SPEC.
SQ.
S.S.
S.SK.
STA.
STANDARDSTD.
STEEL
STORAGE
STRUCTURAL
SUSPENDED
STL.
STO.
STRUCT.
SUSP.
SYMMETRICALSYM.
TREAD
TOWEL BAR
TOP OF CURB
TRENCH DRAIN
TELEPHONE
TONGUE AND GROOVE
THICK
TOP OF PAVEMENT
TELEVISION
TOP OF WALL
TYPICAL
TRD.
T.B.
T.C.
T.D.
TEL.
T&G
THK.
T.P.
T.V.
T.W
TYP.
UNFINISHEDUNF.
UNLESS OTHERWISEU.N.O.
VERTICALVERT.
VESTIBULEVEST.
WEST
WITH
WATER CLOSET
WOOD
WITHOUT
WEIGHT
WATERPROOF
W.
W/
W.C.
WD.
W/O
WT.
WP.
NOTED
PANELBOARD
CONNECTION
SQUARE FEETS.F.
CONSTRUCTION TYPE
PROJECT NAME
DESCRIPTION
TYPE IIB
OCCUPANCY TYPE S-2 OPEN PARKING STRUCTURE
PARKING PROVIDED TIER P1 - 43
TIER P2 - 90
TIER P3 - 91
TIER P4 - 60
TOTAL = 284 STALLS
P
1 1/2" MIN. CLR.
SEE STRUCT. DWG'S
2019 CALIFORNIA GREEN BUILDING CODE
2019 CALIFORNIA BUILDING CODE PART 6 ENERGY CODE
TOTAL PROVIDED BLDG. AREA
2019 CALIFORNIA BUILDING STANDARDS ADMIN. CODE
2019 CALIFORNIA FIRE CODE (CFC)
CCR TITLE 19. PUBLIC SAFETY: DIVISION 1. STATE FIRE MARSHAL
2019 NFPA 14 - STANDPIPES
2019 NFPA 72 - NATIONAL FIRE ALARM
12"/8" MASONRY/CONCRETE WALLS
RATING AS NOTED PER CBC TABLE 601 &
CBC TABLE 721.1(2) ITEM#3-1.4
& 4-1.1, 4-HR. PROVIDED
FIRE PROTECTION NON-SPRINKLER, STAND PIPE SYSTEM ONLY
F & G
REFER TO 2019 CBC CH.35 & 2016 CFC
CH.80 FOR ADDITIONAL STANDARDS THAT
MAY BE APPLICABLE
OVERALL SCOPE:
THE PROJECT CONSISTS OF A NEW 4-LEVEL CAST-IN-PLACE OPEN PARKING STRUCTURE
(SLAB ON GRADE & 3 ELEVATED DECKS) W/ INTERIOR LIGHTING, PLUMBING & MECH.
SYSTEMS FOR UTILITY ROOMS.
TIER P1 - 17,197 SF
TIER P2 - 28,682 SF
TIER P3 - 28,094 SF
TIER P4 - 18,371 SF
TOTAL 92,344 SF
OCCUPANT LOAD / EXITING REQ.TIER P1:17,197 SF/200 SF PER OCCUPANT = 86 TOTAL OCCUPANTS
TIER P2:28,682 SF/200 SF PER OCCUPANT = 144 TOTAL OCCUPANTS
TIER P3:28,094 SF/200 SF PER OCCUPANT = 141 TOTAL OCCUPANTS
TIER P4:18,371 SF/200 SF PER OCCUPANT = 92 TOTAL OCCUPANTS
CLEAN AIR VEHICLE REQUIRED - 8% PER 5.106.5.2 (CAL GREEN), TOTAL REQUIRED - 23
TIER P1 = 8
TIER P2 = 8
TIER P3 = 7
TIER P4 = 0
TOTAL = 23 STALLS PROVIDED
FIRE RESISTANCE RATING REQUIREMENTS FOR EXTERIOR WALLS - TABLE 602
5<X<10
FIRE SEPARATION
DISTANCE = X (FEET)
TYPE OF
CONSTRUCTION
OCCUPANCY
GROUP H , L
OCCUPANCY
GROUP F-1, M, S-1
OCCUPANCY
GROUP A, B, E, F-2,
I, R , S-2 , U
f
h h
X<5 c ALL 3 1
OTHERS 2 1
IIB, VB 1 0
ALL 0 0
10<X <30
x<30
IA 3 1
IA, IB
OTHERS 1
2 1
1
d
d
BUILDING ELEMENT
PRIMARY STRUCTURAL FRAME
(SEE SECTION 202)
TYPE I TYPE II TYPE III TYPE VTYPE IV
A A A B HT A B
3 1 1 0 HT 1 0
BEARING WALLS
EXTERIOR
INTEROR 3
3 1 2
1 1
2
0
2
1/HT
1
1
0
0
NONBEARING WALLS
AND PARTITIONS
EXTERIOR
NONBEARING WALLS AND
PARTITIONS INTERIOR
SEE TABLE 602
0 0 0 0
SEE SECTION 602.4.6 0 0
FLOOR CONSTRUCTION AND
ASSOCIATED SECONDARY MEMBERS
(SEE SECTION 202)
2 1 1 0 HT 1 0
ROOF CONSTRUCTION AND
ASSOCIATED SECONDARY MEMBER
(SEE SECTION 202)112 1 1 0 HT 1bb,c b,cb,c
FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS - TABLE 601
B
2
2
2
0
2
1b,c
2
2
0
0
1
1
1
B
0
0
0
0
0
0 c
g a a
d d d
f,g
a a
e
0
e
a, d, g
PARKING ANALYSIS
EXITS REQUIRED PER CBC TABLE 1006.31:
2 EXITS
EXITS PROVIDED:
STAIR #1 = 4'-0" CLEAR WIDTH PROVIDED
STAIR #2 = 4'-0" CLEAR WIDTH PROVIDED
REQ. EGREESS WIDTH PER CBC SECTION 1005.3:
144 OCC. X 0.3 = 44" (3'-8")
(BASED ON HIGHEST SF LEVEL)
REFER TO SHEET A5
8 TIERS
4 LEVELS
50,000
ELECTRIC VEHICLE SPACES REQUIRED - 6% PER 5.106.5.3 (CAL GREEN), TOTAL REQUIRED - 18
TOTAL = 13 SPACES W/ EV CAPABILITY
ELECTRIC VEHICLE SPACES:
TIER P1 = 13
TIER P2 = 0
TIER P3 = 0
TIER P4 = 0
SHORT-TERM BICYCLE PARKING REQUIRED - 5% PER 5.106.4.1.2 (CAL GREEN)
TOTAL REQUIRED - 8
LONG-TERM BICYCLE PARKING REQUIRED - 5% PER 5.106.4.1.2 (CAL GREEN)
TOTAL REQUIRED - 8
TOTAL = 5 SPACES PROVIDED W/ EV CHARGERS
ELECTRIC VEHICLE SPACES:
TIER P1 = 5
TIER P2 = 0
TIER P3 = 0
TIER P4 = 0
EVCS TYPE VAN STANDARD AMBULATORY
STALL SIZE 12'x18' 9'x18' 10'x18'
TIER P1 = 1 1 0
TOTAL = 1 1 0
ELECTRIC VEHICLE SPACES:
PROJECT SITE
0’20’5’ 10’
CONCEPTUAL LANDSCAPE PLAN L.1
PEDESTRIAN CONNECTIVITY to UPTOWN NEWPORT:
PEDESTRIAN ACCESS CONNECTIONS TO UPTOWN NEWPORT
PROJECT IS CONSISTENT WITH THE GENERAL PLAN LAND
USE POLICIES AND INTEGRATED WITH THE CONCEPTUAL
DEVELOPMENT PLAN.
OCTOBER 22, 2021
FICUS SCREEN HEDGE
CONNECTION TO
EXISTING OFFICE
BUILDING
TRISTANIA
SCREEN
FICUS SCREEN HEDGEBIKE RACKS
• 6 STALLS
FUTURE PEDESTRIAN CONNECTION
TO UPTOWN NEWPORT
EXISTING TREES
EXISTING TREES
EXISTING TREESFICUS SCREEN HEDGE
EXISTING PARKING GARAGE
PROPOSED PARKING LOT
PA2021-156
ADMINISTRATIVE ACTION 12/16/2021 -
APPROVED (18 PAGES)
parking counts and area are preliminary and may change upon governing agencies and owner review
c PDS all right reserved 2021
A0.1DRAWING INDEX & PROJECT DATA
06.18.21
4400 VON KARMAN PARKING STRUCTURE
NEWPORT BEACH, CA
SCALE: N/A
2019 CALIFORNIA BUILDING CODE (CBC)
2019 CALIFORNIA MECHANICAL CODE (CMC)
2019 CALIFORNIA PLUMBING CODE (CPC)
2019 CALIFORNIA ELECTRICAL CODE (CEC)
2019 CALIFORNIA REFERENCE STANDARD CODE
FIRE-RESISTIVE CONSTRUCTION SHALL BE PROVIDED THROUGHOUT THE STRUCTURE.
FIRE-RESISTIVE ASSEMBLIES SHALL BE BASED ON ICC APPROVED SYSTEMS PER
CHAPTER 7 OF THE CBC
CONC. SLAB (FLOOR OR CEILING)
2-HRS. PER TABLE 601 & CBC TABLE
721.1(3), ITEM# 1-1.1
2 HR. PROVIDED
CONC. COLUMNS (3-HRS.) PER
TABLE 601, CBC TABLE 721.1(1),
ITEM #5-1.1. 3 HR. PROVIDED
1 1/2" CLR. TYP.
1
A8.1
DETAIL #
SHEET #
A
A8.1
ELEVATION
SHEET #
ROOM IDENTIFICATION
FINISHED SLAB ELEVATION
REVISION CLOUD
PROPERTY LINE
A
1
COLUMN GRID LINES A
A4.0
A
A4.0 BUILDING SECTION
EMERG. DRAIN, ROOF DRAIN
ALIGN
STANDPIPE
MATCHLINE
REVISION SYMBOL
HARDWARE TYPE
DOOR TYPE
DOOR NUMBER
ELEVATION
SHEET #
INTERIOR ELEVATION
VIEW
ILLUMINATED EXIT SIGN.
SEE ELECTRICAL DWG'S.
FIRE EXTINGUISHER CABINET
1
A1.2
ENLARGED PLAN
WITH FIRE EXTINGUISHER
AND OVERFLOW DRAIN
A
A4.0
A
B
C
D
DIAMETER OR ROUND
&AND
ANGLE
C CENTERLINE
#POUND OR NUMBER
EXISTING(E)
AT@
C.B.
AREA DRAIN
ACCOUSTICAL
CABINET
CATCH BASIN
CEMENT
CAST IRON
CORNER GUARD
CEILING
CAULKING
CLOSET
CLEAR
CLEAN OUT
COLUMN
CONCRETE
CONNECTION
CONSTRUCTION
CONTINUOUS
CORRIDOR
COUNTERSINK
COUNTER
CENTER
CAB.
CEM.
C.I.
CLKG.
C.G.
CLG.
CLO.
C.O.
CLR.
COL.
CONC.
CORR.
CONN.
CONSTR.
CONT.
ABOVE FINISH FLOOR
CTSK.
CNTR.
APPROXIMATE
AGGREGATE
ALUMINUM
ASPHALT
ARCHITECTURAL
ASBESTOS
A.D.
ADJ.
ACCOUST.
ALUM.
AGGR.
ARCH.
APPROX.
ASB.
ASPH.
BITUMINOUS
BOARD
BLOCK
BUILDING
BLOCKING
BD.
ADJUSTABLE
BOTTOM
BITUM.
BLDG.
BOT.
BLK.
BLKG.
BM.
DOUBLE
DETAIL
DEPARTMENT
DRINKING FOUNTAIN
DIAMETER
DOOR
DIMENSION
DISPENSER
DOWN
BEAM
DRAWER
DOWN SPOUT
DRY STANDPIPE
DRAWING
DBL.
DEPT.
D.F.
F.H.C.
DET.
DIA.
DIM.
DN.
D.O.
DR.
DWR.
D.S.
D.S.P.
DWG.
EAST
EACH
EMERGENCY DRAIN
EXPANSION JOINT
ELEVATION
ELECTRICAL
ELEVATOR
EMERGENCY
ENCLOSURE
EDGE OF SLAB
ELECTRICAL
EQUAL
EQUIPMENT
EXISTING
EXPOSED
EXPANSION
EXTERIOR
E.
EA.
E.D.
E.J.
EL.
ELEC.
DOOR OPENING
EMER.
ENCL.
E.O.S.
E.P.
EQ.
EQUIP.
EXST.
EXPO.
EXP.
EXT.
FIRE ALARM
FLOOR DRAIN
FIRE DEPARTMENT
FOUNDATION
FIRE EXTINGUISHER
FIRE EXTINGUISHER CABINET
FIRE HOSE CABINET
FINISH
FLOOR
FLASHING
FLUORESCENT
FACE OF BUILDING
FACE OF CONCRETE
FACE OF FINISH
FACE OF SLAB
FIREPROOF
FINISH SURFACE
FEET OR FOOT
FOOTING
FURRING
F.A.
F.D.
FDC.
FDN.
F.E.
F.E.C.
ELEV.
FIN.
FLR.
FLASH.
FLUOR.
F.O.B.
F.O.C.
F.O.F.
F.O.S.
FPRF.
F.S.
FT.
FURR.
A.F.F.
DISP.
CTR.
GUAGE
GALVANIZED
GRAB BAR
GLASS
GROUND
GRADE
GYPSUM
GA.
GALV.
G.B
GL.
GND.
GR.
GYP.
HOSE BIBB
HOLLOW CORE
HARDWOOD
HARDWARE
HOLLOW METAL
HORIZONTAL
HOUR
H.B.
H.C.
HDWD.
HDWE.
H,M.
HORIZ.
HR.
HEIGHTHGT.
INSIDE DIAMETER (DIM.)
INSULATION
INTERIOR
JANITOR
JOINT
KITCHEN
LABORATORY
I.D.
INSUL.
INT.
JAN.
JT.
KIT.
LAB.
LAMINATELAM.
LAVATORY
LOCKER
LIGHT
LAV.
LKR.
LT.
MAXIMUM
MEDICINE CABINET
MECHANICAL
MEMBRANE
METAL
MANUFACTURER
MANHOLE
MAX.
M.C.
MECH.
MEMB.
MTL.
MFR.
MH.
MINIMUMMIN.
MISCELLANEOUS
MASONRY OPENING
MISC.
M.O.
MOUNTEDMTD.
NORTH
NOT IN CONTRACT
NUMBER
NOT TO SCALE
N.
N.I.C.
NO. OR #
N.T.S.
OVERALL
OBSCURE
ON CENTER
OVERFLOW DRAINOPENING
OPPOSITE
OPPOSITE HAND
O.A.
OBS.
O.C.
O.D.OPNG.
OPP.
O.H.
PRECAST
PROPERTY LINE
PLASTIC LAMINATE
PLASTER
PLYWOOD
PAIR
PAINT
QUARRY TILE
RISER
RADIUS
ROOF DRAIN
REFERENCE
REFRIGERATOR
REGISTER
REINFORCED
REQUIRED
RESILIANT
ROOM
ROUGH OPENING
REDWOOD
PRCST.
P.L.
PLAM.
PLAST.
PLYWD.
PR.
PT.
Q.T.
R.
RAD.
R.D.
REF.
REFR.
RGTR.
REINF.
REQ.
RESIL.
RM.
R.O.
RWD.
RAIN WATER LEADERR.W.L
SOUTH
SOLID CORE
SCHEDULE
SECTION
SHEET
SIMILAR
STANDPIPE
SPECIFICATION
SQUARE
STAINLESS STEEL
SERVICE SINK
STATION
S.
S.C.
SCHED.
SECT.
SHT.
SIM.
S.P.
SPEC.
SQ.
S.S.
S.SK.
STA.
STANDARDSTD.
STEEL
STORAGE
STRUCTURAL
SUSPENDED
STL.
STO.
STRUCT.
SUSP.
SYMMETRICALSYM.
TREAD
TOWEL BAR
TOP OF CURB
TRENCH DRAIN
TELEPHONE
TONGUE AND GROOVE
THICK
TOP OF PAVEMENT
TELEVISION
TOP OF WALL
TYPICAL
TRD.
T.B.
T.C.
T.D.
TEL.
T&G
THK.
T.P.
T.V.
T.W
TYP.
UNFINISHEDUNF.
UNLESS OTHERWISEU.N.O.
VERTICALVERT.
VESTIBULEVEST.
WEST
WITH
WATER CLOSET
WOOD
WITHOUT
WEIGHT
WATERPROOF
W.
W/
W.C.
WD.
W/O
WT.
WP.
NOTED
PANELBOARD
CONNECTION
SQUARE FEETS.F.
CONSTRUCTION TYPE
PROJECT NAME
DESCRIPTION
TYPE IIB
OCCUPANCY TYPE S-2 OPEN PARKING STRUCTURE
PARKING PROVIDED TIER P1 - 43
TIER P2 - 90
TIER P3 - 91
TIER P4 - 60
TOTAL = 284 STALLS
P
1 1/2" MIN. CLR.
SEE STRUCT. DWG'S
2019 CALIFORNIA GREEN BUILDING CODE
2019 CALIFORNIA BUILDING CODE PART 6 ENERGY CODE
TOTAL PROVIDED BLDG. AREA
2019 CALIFORNIA BUILDING STANDARDS ADMIN. CODE
2019 CALIFORNIA FIRE CODE (CFC)
CCR TITLE 19. PUBLIC SAFETY: DIVISION 1. STATE FIRE MARSHAL
2019 NFPA 14 - STANDPIPES
2019 NFPA 72 - NATIONAL FIRE ALARM
12"/8" MASONRY/CONCRETE WALLS
RATING AS NOTED PER CBC TABLE 601 &
CBC TABLE 721.1(2) ITEM#3-1.4
& 4-1.1, 4-HR. PROVIDED
FIRE PROTECTION NON-SPRINKLER, STAND PIPE SYSTEM ONLY
F & G
REFER TO 2019 CBC CH.35 & 2016 CFC
CH.80 FOR ADDITIONAL STANDARDS THAT
MAY BE APPLICABLE
OVERALL SCOPE:
THE PROJECT CONSISTS OF A NEW 4-LEVEL CAST-IN-PLACE OPEN PARKING STRUCTURE
(SLAB ON GRADE & 3 ELEVATED DECKS) W/ INTERIOR LIGHTING, PLUMBING & MECH.
SYSTEMS FOR UTILITY ROOMS.
TIER P1 - 17,197 SF
TIER P2 - 28,682 SF
TIER P3 - 28,094 SF
TIER P4 - 18,371 SF
TOTAL 92,344 SF
OCCUPANT LOAD / EXITING REQ.TIER P1:17,197 SF/200 SF PER OCCUPANT = 86 TOTAL OCCUPANTS
TIER P2:28,682 SF/200 SF PER OCCUPANT = 144 TOTAL OCCUPANTS
TIER P3:28,094 SF/200 SF PER OCCUPANT = 141 TOTAL OCCUPANTS
TIER P4:18,371 SF/200 SF PER OCCUPANT = 92 TOTAL OCCUPANTS
CLEAN AIR VEHICLE REQUIRED - 8% PER 5.106.5.2 (CAL GREEN), TOTAL REQUIRED - 23
TIER P1 = 8
TIER P2 = 8
TIER P3 = 7
TIER P4 = 0
TOTAL = 23 STALLS PROVIDED
FIRE RESISTANCE RATING REQUIREMENTS FOR EXTERIOR WALLS - TABLE 602
5<X<10
FIRE SEPARATION
DISTANCE = X (FEET)
TYPE OF
CONSTRUCTION
OCCUPANCY
GROUP H , L
OCCUPANCY
GROUP F-1, M, S-1
OCCUPANCY
GROUP A, B, E, F-2,
I, R , S-2 , U
f
h h
X<5 c ALL 3 1
OTHERS 2 1
IIB, VB 1 0
ALL 0 0
10<X <30
x<30
IA 3 1
IA, IB
OTHERS 1
2 1
1
d
d
BUILDING ELEMENT
PRIMARY STRUCTURAL FRAME
(SEE SECTION 202)
TYPE I TYPE II TYPE III TYPE VTYPE IV
A A A B HT A B
3 1 1 0 HT 1 0
BEARING WALLS
EXTERIOR
INTEROR 3
3 1 2
1 1
2
0
2
1/HT
1
1
0
0
NONBEARING WALLS
AND PARTITIONS
EXTERIOR
NONBEARING WALLS AND
PARTITIONS INTERIOR
SEE TABLE 602
0 0 0 0
SEE SECTION 602.4.6 0 0
FLOOR CONSTRUCTION AND
ASSOCIATED SECONDARY MEMBERS
(SEE SECTION 202)
2 1 1 0 HT 1 0
ROOF CONSTRUCTION AND
ASSOCIATED SECONDARY MEMBER
(SEE SECTION 202)112 1 1 0 HT 1bb,c b,cb,c
FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS - TABLE 601
B
2
2
2
0
2
1b,c
2
2
0
0
1
1
1
B
0
0
0
0
0
0 c
g a a
d d d
f,g
a a
e
0
e
a, d, g
PARKING ANALYSIS
EXITS REQUIRED PER CBC TABLE 1006.31:
2 EXITS
EXITS PROVIDED:
STAIR #1 = 4'-0" CLEAR WIDTH PROVIDED
STAIR #2 = 4'-0" CLEAR WIDTH PROVIDED
REQ. EGREESS WIDTH PER CBC SECTION 1005.3:
144 OCC. X 0.3 = 44" (3'-8")
(BASED ON HIGHEST SF LEVEL)
REFER TO SHEET A5
8 TIERS
4 LEVELS
50,000
ELECTRIC VEHICLE SPACES REQUIRED - 6% PER 5.106.5.3 (CAL GREEN), TOTAL REQUIRED - 18
TOTAL = 13 SPACES W/ EV CAPABILITY
ELECTRIC VEHICLE SPACES:
TIER P1 = 13
TIER P2 = 0
TIER P3 = 0
TIER P4 = 0
SHORT-TERM BICYCLE PARKING REQUIRED - 5% PER 5.106.4.1.2 (CAL GREEN)
TOTAL REQUIRED - 8
LONG-TERM BICYCLE PARKING REQUIRED - 5% PER 5.106.4.1.2 (CAL GREEN)
TOTAL REQUIRED - 8
TOTAL = 5 SPACES PROVIDED W/ EV CHARGERS
ELECTRIC VEHICLE SPACES:
TIER P1 = 5
TIER P2 = 0
TIER P3 = 0
TIER P4 = 0
EVCS TYPE VAN STANDARD AMBULATORY
STALL SIZE 12'x18' 9'x18' 10'x18'
TIER P1 = 1 1 0
TOTAL = 1 1 0
ELECTRIC VEHICLE SPACES:
PROJECT SITE
32’16’8’4’0’
TREE PLAN, NOTES, & IMAGERY L.2
TREES BOTANICAL / COMMON NAME SIZE WUCOLS QTY
ARBUTUS X `MARINA`
ARBUTUS MULTI-TRUNK
24"BOX LOW 2
FICUS MICROCARPA 'GREEN GEM' TM
GREEN GEM INDIAN LAUREL FIG
24"BOX MEDIUM 88
GEIJERA PARVIFLORA
AUSTRALIAN WILLOW
24"BOX LOW 3
METROSIDEROS EXCELSA
NEW ZEALAND CHRISTMAS TREE
24"BOX MEDIUM 6
OLEA EUROPAEA `SWAN HILL` TM
SWAN HILL OLIVE
24"BOX LOW 1
TRISTANIA CONFERTA
BRISBANE BOX
24"BOX MEDIUM 5
EXISTING TREES BOTANICAL / COMMON NAME SIZE WUCOLS QTY
EXISTING TREE
EXISTING
N/A 5
PLANT SCHEDULE
WUCOLS, WATER USE CLASSIFICATION OF LANDSCAPE SPECIES, IS A UNIVERSITY OF
CALIFORNIA COOPERATIVE EXTENSION PUBLICATION AND IS A GUIDE TO THE WATER
NEEDS OF LANDSCAPE PLANTS.
WUCOLS NOTE:
1. ALL PLANTS ARE CAL-IPC NON-INVASIVE AND WUCOLS MEDIUM/LOW WATER
CONSUMPTIVE (REGION 3 - SOUTH COASTAL) VARIETIES FOR THEIR PROPOSED
GROWING CONDITIONS.
2. THESE PLANTS ARE WATER CONSERVING AND USED FOR THEIR DEEP ROOT SYSTEMS
WHICH STABILIZES SOIL AND MINIMIZES EROSION IMPACTS.
PLANT PALETTE NOTE:
UTILITY SCREENING NOTE:
ALL ABOVE GRADE UTILITIES TO BE SCREENED WITH PRIVET HEDGE (TYPICAL).
TREES BOTANICAL / COMMON NAME SIZE WUCOLS QTY
ARBUTUS X `MARINA`
ARBUTUS MULTI-TRUNK
24"BOX LOW 2
FICUS MICROCARPA 'GREEN GEM' TM
GREEN GEM INDIAN LAUREL FIG
24"BOX MEDIUM 88
GEIJERA PARVIFLORA
AUSTRALIAN WILLOW
24"BOX LOW 3
METROSIDEROS EXCELSA
NEW ZEALAND CHRISTMAS TREE
24"BOX MEDIUM 6
OLEA EUROPAEA `SWAN HILL` TM
SWAN HILL OLIVE
24"BOX LOW 1
TRISTANIA CONFERTA
BRISBANE BOX
24"BOX MEDIUM 5
EXISTING TREES BOTANICAL / COMMON NAME SIZE WUCOLS QTY
EXISTING TREE
EXISTING
N/A 5
PLANT SCHEDULE
WUCOLS, WATER USE CLASSIFICATION OF LANDSCAPE SPECIES, IS A UNIVERSITY OF
CALIFORNIA COOPERATIVE EXTENSION PUBLICATION AND IS A GUIDE TO THE WATER
NEEDS OF LANDSCAPE PLANTS.
WUCOLS NOTE:
1. ALL PLANTS ARE CAL-IPC NON-INVASIVE AND WUCOLS MEDIUM/LOW WATER
CONSUMPTIVE (REGION 3 - SOUTH COASTAL) VARIETIES FOR THEIR PROPOSED
GROWING CONDITIONS.
2. THESE PLANTS ARE WATER CONSERVING AND USED FOR THEIR DEEP ROOT SYSTEMS
WHICH STABILIZES SOIL AND MINIMIZES EROSION IMPACTS.
PLANT PALETTE NOTE:
UTILITY SCREENING NOTE:
ALL ABOVE GRADE UTILITIES TO BE SCREENED WITH PRIVET HEDGE (TYPICAL).
TRISTANIA CONFERTA
BRISBANE BOX
OLEA ‘SWAN HILL’
FRUITLESS OLIVE
GEIJERA PARVIFOLIA
AUSTRALIAN WILLOW
FICUS MIROCARPA ‘ GREEN GEM’
GREEN GEM INDIAN LAUREL FIG
METROSIDEROS EXCELSA
NEW ZEALAND CHRISTMAS
AGAVE ATTENUATA ‘RAY OF LIGHT’
FOXTAIL AGAVE
ALOE STRIATA
CORAL ALOE
LIGUSTRUM JAPONICUM TAXANUM
WAX LEAF PRIVET - COLUMNAR
TEUCRIUM CHAMAEDRYS
GERMANDER
CHONDROPETALUM ELEPHANTINUM
LARGE CAPE RUSH
ARBUTUS X MARINA
STRAWBERRY TREE
S
H
R
U
B
S
S
H
R
U
B
S
T
R
E
E
S
T
R
E
E
S
LOMANDRA LONGIFOLIA ‘SEA BREEZE’
DWARF MAT BRUSH
OCTOBER 22, 2021
PA2021-156
ADMINISTRATIVE ACTION 12/16/2021 -
APPROVED (18 PAGES)
parking counts and area are preliminary and may change upon governing agencies and owner review
c PDS all right reserved 2021
A0.1DRAWING INDEX & PROJECT DATA
06.18.21
4400 VON KARMAN PARKING STRUCTURE
NEWPORT BEACH, CA
SCALE: N/A
2019 CALIFORNIA BUILDING CODE (CBC)
2019 CALIFORNIA MECHANICAL CODE (CMC)
2019 CALIFORNIA PLUMBING CODE (CPC)
2019 CALIFORNIA ELECTRICAL CODE (CEC)
2019 CALIFORNIA REFERENCE STANDARD CODE
FIRE-RESISTIVE CONSTRUCTION SHALL BE PROVIDED THROUGHOUT THE STRUCTURE.
FIRE-RESISTIVE ASSEMBLIES SHALL BE BASED ON ICC APPROVED SYSTEMS PER
CHAPTER 7 OF THE CBC
CONC. SLAB (FLOOR OR CEILING)
2-HRS. PER TABLE 601 & CBC TABLE
721.1(3), ITEM# 1-1.1
2 HR. PROVIDED
CONC. COLUMNS (3-HRS.) PER
TABLE 601, CBC TABLE 721.1(1),
ITEM #5-1.1. 3 HR. PROVIDED
1 1/2" CLR. TYP.
1
A8.1
DETAIL #
SHEET #
A
A8.1
ELEVATION
SHEET #
ROOM IDENTIFICATION
FINISHED SLAB ELEVATION
REVISION CLOUD
PROPERTY LINE
A
1
COLUMN GRID LINES A
A4.0
A
A4.0 BUILDING SECTION
EMERG. DRAIN, ROOF DRAIN
ALIGN
STANDPIPE
MATCHLINE
REVISION SYMBOL
HARDWARE TYPE
DOOR TYPE
DOOR NUMBER
ELEVATION
SHEET #
INTERIOR ELEVATION
VIEW
ILLUMINATED EXIT SIGN.
SEE ELECTRICAL DWG'S.
FIRE EXTINGUISHER CABINET
1
A1.2
ENLARGED PLAN
WITH FIRE EXTINGUISHER
AND OVERFLOW DRAIN
A
A4.0
A
B
C
D
DIAMETER OR ROUND
&AND
ANGLE
C CENTERLINE
#POUND OR NUMBER
EXISTING(E)
AT@
C.B.
AREA DRAIN
ACCOUSTICAL
CABINET
CATCH BASIN
CEMENT
CAST IRON
CORNER GUARD
CEILING
CAULKING
CLOSET
CLEAR
CLEAN OUT
COLUMN
CONCRETE
CONNECTION
CONSTRUCTION
CONTINUOUS
CORRIDOR
COUNTERSINK
COUNTER
CENTER
CAB.
CEM.
C.I.
CLKG.
C.G.
CLG.
CLO.
C.O.
CLR.
COL.
CONC.
CORR.
CONN.
CONSTR.
CONT.
ABOVE FINISH FLOOR
CTSK.
CNTR.
APPROXIMATE
AGGREGATE
ALUMINUM
ASPHALT
ARCHITECTURAL
ASBESTOS
A.D.
ADJ.
ACCOUST.
ALUM.
AGGR.
ARCH.
APPROX.
ASB.
ASPH.
BITUMINOUS
BOARD
BLOCK
BUILDING
BLOCKING
BD.
ADJUSTABLE
BOTTOM
BITUM.
BLDG.
BOT.
BLK.
BLKG.
BM.
DOUBLE
DETAIL
DEPARTMENT
DRINKING FOUNTAIN
DIAMETER
DOOR
DIMENSION
DISPENSER
DOWN
BEAM
DRAWER
DOWN SPOUT
DRY STANDPIPE
DRAWING
DBL.
DEPT.
D.F.
F.H.C.
DET.
DIA.
DIM.
DN.
D.O.
DR.
DWR.
D.S.
D.S.P.
DWG.
EAST
EACH
EMERGENCY DRAIN
EXPANSION JOINT
ELEVATION
ELECTRICAL
ELEVATOR
EMERGENCY
ENCLOSURE
EDGE OF SLAB
ELECTRICAL
EQUAL
EQUIPMENT
EXISTING
EXPOSED
EXPANSION
EXTERIOR
E.
EA.
E.D.
E.J.
EL.
ELEC.
DOOR OPENING
EMER.
ENCL.
E.O.S.
E.P.
EQ.
EQUIP.
EXST.
EXPO.
EXP.
EXT.
FIRE ALARM
FLOOR DRAIN
FIRE DEPARTMENT
FOUNDATION
FIRE EXTINGUISHER
FIRE EXTINGUISHER CABINET
FIRE HOSE CABINET
FINISH
FLOOR
FLASHING
FLUORESCENT
FACE OF BUILDING
FACE OF CONCRETE
FACE OF FINISH
FACE OF SLAB
FIREPROOF
FINISH SURFACE
FEET OR FOOT
FOOTING
FURRING
F.A.
F.D.
FDC.
FDN.
F.E.
F.E.C.
ELEV.
FIN.
FLR.
FLASH.
FLUOR.
F.O.B.
F.O.C.
F.O.F.
F.O.S.
FPRF.
F.S.
FT.
FURR.
A.F.F.
DISP.
CTR.
GUAGE
GALVANIZED
GRAB BAR
GLASS
GROUND
GRADE
GYPSUM
GA.
GALV.
G.B
GL.
GND.
GR.
GYP.
HOSE BIBB
HOLLOW CORE
HARDWOOD
HARDWARE
HOLLOW METAL
HORIZONTAL
HOUR
H.B.
H.C.
HDWD.
HDWE.
H,M.
HORIZ.
HR.
HEIGHTHGT.
INSIDE DIAMETER (DIM.)
INSULATION
INTERIOR
JANITOR
JOINT
KITCHEN
LABORATORY
I.D.
INSUL.
INT.
JAN.
JT.
KIT.
LAB.
LAMINATELAM.
LAVATORY
LOCKER
LIGHT
LAV.
LKR.
LT.
MAXIMUM
MEDICINE CABINET
MECHANICAL
MEMBRANE
METAL
MANUFACTURER
MANHOLE
MAX.
M.C.
MECH.
MEMB.
MTL.
MFR.
MH.
MINIMUMMIN.
MISCELLANEOUS
MASONRY OPENING
MISC.
M.O.
MOUNTEDMTD.
NORTH
NOT IN CONTRACT
NUMBER
NOT TO SCALE
N.
N.I.C.
NO. OR #
N.T.S.
OVERALL
OBSCURE
ON CENTER
OVERFLOW DRAINOPENING
OPPOSITE
OPPOSITE HAND
O.A.
OBS.
O.C.
O.D.OPNG.
OPP.
O.H.
PRECAST
PROPERTY LINE
PLASTIC LAMINATE
PLASTER
PLYWOOD
PAIR
PAINT
QUARRY TILE
RISER
RADIUS
ROOF DRAIN
REFERENCE
REFRIGERATOR
REGISTER
REINFORCED
REQUIRED
RESILIANT
ROOM
ROUGH OPENING
REDWOOD
PRCST.
P.L.
PLAM.
PLAST.
PLYWD.
PR.
PT.
Q.T.
R.
RAD.
R.D.
REF.
REFR.
RGTR.
REINF.
REQ.
RESIL.
RM.
R.O.
RWD.
RAIN WATER LEADERR.W.L
SOUTH
SOLID CORE
SCHEDULE
SECTION
SHEET
SIMILAR
STANDPIPE
SPECIFICATION
SQUARE
STAINLESS STEEL
SERVICE SINK
STATION
S.
S.C.
SCHED.
SECT.
SHT.
SIM.
S.P.
SPEC.
SQ.
S.S.
S.SK.
STA.
STANDARDSTD.
STEEL
STORAGE
STRUCTURAL
SUSPENDED
STL.
STO.
STRUCT.
SUSP.
SYMMETRICALSYM.
TREAD
TOWEL BAR
TOP OF CURB
TRENCH DRAIN
TELEPHONE
TONGUE AND GROOVE
THICK
TOP OF PAVEMENT
TELEVISION
TOP OF WALL
TYPICAL
TRD.
T.B.
T.C.
T.D.
TEL.
T&G
THK.
T.P.
T.V.
T.W
TYP.
UNFINISHEDUNF.
UNLESS OTHERWISEU.N.O.
VERTICALVERT.
VESTIBULEVEST.
WEST
WITH
WATER CLOSET
WOOD
WITHOUT
WEIGHT
WATERPROOF
W.
W/
W.C.
WD.
W/O
WT.
WP.
NOTED
PANELBOARD
CONNECTION
SQUARE FEETS.F.
CONSTRUCTION TYPE
PROJECT NAME
DESCRIPTION
TYPE IIB
OCCUPANCY TYPE S-2 OPEN PARKING STRUCTURE
PARKING PROVIDED TIER P1 - 43
TIER P2 - 90
TIER P3 - 91
TIER P4 - 60
TOTAL = 284 STALLS
P
1 1/2" MIN. CLR.
SEE STRUCT. DWG'S
2019 CALIFORNIA GREEN BUILDING CODE
2019 CALIFORNIA BUILDING CODE PART 6 ENERGY CODE
TOTAL PROVIDED BLDG. AREA
2019 CALIFORNIA BUILDING STANDARDS ADMIN. CODE
2019 CALIFORNIA FIRE CODE (CFC)
CCR TITLE 19. PUBLIC SAFETY: DIVISION 1. STATE FIRE MARSHAL
2019 NFPA 14 - STANDPIPES
2019 NFPA 72 - NATIONAL FIRE ALARM
12"/8" MASONRY/CONCRETE WALLS
RATING AS NOTED PER CBC TABLE 601 &
CBC TABLE 721.1(2) ITEM#3-1.4
& 4-1.1, 4-HR. PROVIDED
FIRE PROTECTION NON-SPRINKLER, STAND PIPE SYSTEM ONLY
F & G
REFER TO 2019 CBC CH.35 & 2016 CFC
CH.80 FOR ADDITIONAL STANDARDS THAT
MAY BE APPLICABLE
OVERALL SCOPE:
THE PROJECT CONSISTS OF A NEW 4-LEVEL CAST-IN-PLACE OPEN PARKING STRUCTURE
(SLAB ON GRADE & 3 ELEVATED DECKS) W/ INTERIOR LIGHTING, PLUMBING & MECH.
SYSTEMS FOR UTILITY ROOMS.
TIER P1 - 17,197 SF
TIER P2 - 28,682 SF
TIER P3 - 28,094 SF
TIER P4 - 18,371 SF
TOTAL 92,344 SF
OCCUPANT LOAD / EXITING REQ.TIER P1:17,197 SF/200 SF PER OCCUPANT = 86 TOTAL OCCUPANTS
TIER P2:28,682 SF/200 SF PER OCCUPANT = 144 TOTAL OCCUPANTS
TIER P3:28,094 SF/200 SF PER OCCUPANT = 141 TOTAL OCCUPANTS
TIER P4:18,371 SF/200 SF PER OCCUPANT = 92 TOTAL OCCUPANTS
CLEAN AIR VEHICLE REQUIRED - 8% PER 5.106.5.2 (CAL GREEN), TOTAL REQUIRED - 23
TIER P1 = 8
TIER P2 = 8
TIER P3 = 7
TIER P4 = 0
TOTAL = 23 STALLS PROVIDED
FIRE RESISTANCE RATING REQUIREMENTS FOR EXTERIOR WALLS - TABLE 602
5<X<10
FIRE SEPARATION
DISTANCE = X (FEET)
TYPE OF
CONSTRUCTION
OCCUPANCY
GROUP H , L
OCCUPANCY
GROUP F-1, M, S-1
OCCUPANCY
GROUP A, B, E, F-2,
I, R , S-2 , U
f
h h
X<5 c ALL 3 1
OTHERS 2 1
IIB, VB 1 0
ALL 0 0
10<X <30
x<30
IA 3 1
IA, IB
OTHERS 1
2 1
1
d
d
BUILDING ELEMENT
PRIMARY STRUCTURAL FRAME
(SEE SECTION 202)
TYPE I TYPE II TYPE III TYPE VTYPE IV
A A A B HT A B
3 1 1 0 HT 1 0
BEARING WALLS
EXTERIOR
INTEROR 3
3 1 2
1 1
2
0
2
1/HT
1
1
0
0
NONBEARING WALLS
AND PARTITIONS
EXTERIOR
NONBEARING WALLS AND
PARTITIONS INTERIOR
SEE TABLE 602
0 0 0 0
SEE SECTION 602.4.6 0 0
FLOOR CONSTRUCTION AND
ASSOCIATED SECONDARY MEMBERS
(SEE SECTION 202)
2 1 1 0 HT 1 0
ROOF CONSTRUCTION AND
ASSOCIATED SECONDARY MEMBER
(SEE SECTION 202)112 1 1 0 HT 1bb,c b,cb,c
FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS - TABLE 601
B
2
2
2
0
2
1b,c
2
2
0
0
1
1
1
B
0
0
0
0
0
0 c
g a a
d d d
f,g
a a
e
0
e
a, d, g
PARKING ANALYSIS
EXITS REQUIRED PER CBC TABLE 1006.31:
2 EXITS
EXITS PROVIDED:
STAIR #1 = 4'-0" CLEAR WIDTH PROVIDED
STAIR #2 = 4'-0" CLEAR WIDTH PROVIDED
REQ. EGREESS WIDTH PER CBC SECTION 1005.3:
144 OCC. X 0.3 = 44" (3'-8")
(BASED ON HIGHEST SF LEVEL)
REFER TO SHEET A5
8 TIERS
4 LEVELS
50,000
ELECTRIC VEHICLE SPACES REQUIRED - 6% PER 5.106.5.3 (CAL GREEN), TOTAL REQUIRED - 18
TOTAL = 13 SPACES W/ EV CAPABILITY
ELECTRIC VEHICLE SPACES:
TIER P1 = 13
TIER P2 = 0
TIER P3 = 0
TIER P4 = 0
SHORT-TERM BICYCLE PARKING REQUIRED - 5% PER 5.106.4.1.2 (CAL GREEN)
TOTAL REQUIRED - 8
LONG-TERM BICYCLE PARKING REQUIRED - 5% PER 5.106.4.1.2 (CAL GREEN)
TOTAL REQUIRED - 8
TOTAL = 5 SPACES PROVIDED W/ EV CHARGERS
ELECTRIC VEHICLE SPACES:
TIER P1 = 5
TIER P2 = 0
TIER P3 = 0
TIER P4 = 0
EVCS TYPE VAN STANDARD AMBULATORY
STALL SIZE 12'x18' 9'x18' 10'x18'
TIER P1 = 1 1 0
TOTAL = 1 1 0
ELECTRIC VEHICLE SPACES:
PROJECT SITE
32’16’8’4’0’
IRRIGATION HYDROZONE PLAN L.3
WATER CONSERVATION FEATURES
THE FOLLOWING MEASURES WILL BE INCORPORATED INTO THE PROJECT TO
CONSERVE WATER:
1. Installation of automatic 'smart' irrigation controller with rain-sensor.
2. The use of low precipitation/low angle irrigation spray heads.
3. The use of low water consuming plants.
4. Soil amendment to achieve good soil moisture retention.
5. Mulching to reduce evapotransporation from the root zone.
6. Installation of automatic irrigation system to provide deep-root watering to trees is
required.
WATER CONSERVATION STATEMENT
PURPOSE: To provide the maintenance staff a mechanical device to distribute water and
ensure plant survival in the most efficient manner and within a time frame that least interferes
with the activities of the community.
The Irrigation system for each hydrozone will be automatic and incorporate low volume drip
emitters, bubblers and high efficiency low angle spray heads at turf only. Drip irrigation
systems may be employed where considered to be effective and feasible. Irrigation valves
shall be separated to allow for the systems operation in response to orientation and
exposure.
Planting will be designed to enhance the visual character of the site and the architectural
elements. Plants shall be grouped with similar water, climatic and soil requirements to
conserve water and create a drought responsive landscape.
Each hydrozone consists of moderate to low water consuming plants. In areas of moderate
water consuming plants they shall be properly amended to retain moisture for healthy growth
and to conserve water.
Plant Material within each hydrozone shall be specified in consideration of north, south, east
and west exposures.
Soil shall be prepared and emended to provide for maximum moisture retention and
percolation. Planted beds shall be mulched to retain soil moisture and reduce
evapotransporation.
To avoid wasted water, the controls will be overseen by a flow monitor that will detect any
broken sprinkler heads to stop that station's operation, advancing to the next workable
station. In the event of pressure supply line breakage, it will completely stop the operation of
the system. All material will be nonferrous, with the exception of the brass piping into and
out of the backflow units. All work will be in the best acceptable manner in accordance with
applicable codes and standards prevailing in the industry.
WUCOLS, Water Use Classification of Landscape Species, is a University
of California Cooperative Extension Publication and is a guide to the
water needs of landscape plants.
CROP FACTOR PERCENT OF ETo
H - HIGH 70% - 90%
M - MEDIUM 40% - 60%
L - LOW 10% - 30%
VL - VERY LOW < 10%
WATER USE CLASSIFICATION of LANDSCAPE SPECIES (WUCOLS):
IRRIGATION HYDROZONES:
HYDROZONESYMBOL AREA WATER USAGE
PLANT
FACTOR (Kc)
4,144 S.F.
HYDRO-ZONE - 1
WESTERN SUN
EXPOSURE
IRRIGATION TECHNIQUE
SHRUBS - SUB SURFACE
DRIP IRRIGATION
0.40
0.30
HYDRO-ZONE - 2
NORTHERN SUN
EXPOSURE
IRRIGATION TECHNIQUE
SHRUBS - SUB SURFACE
DRIP IRRIGATION
HYDRO-ZONE - 3
SOUTHERN SUN
EXPOSURE
IRRIGATION TECHNIQUE
SHRUBS - SUB SURFACE
DRIP IRRIGATION
TOTAL HYDROZONE
AREA:8,656 S.F.
LOW
0 S.F.
2,462 S.F.
2,050 S.F.
MODERATE
HYDRO-ZONE - 4
EASTERN SUN
EXPOSURE
IRRIGATION TECHNIQUE
SHRUBS - SUB SURFACE
DRIP IRRIGATION
0.30
MODERATE 0.40
LOW
WATER CONSERVATION FEATURES
THE FOLLOWING MEASURES WILL BE INCORPORATED INTO THE PROJECT TO
CONSERVE WATER:
1. Installation of automatic 'smart' irrigation controller with rain-sensor.
2. The use of low precipitation/low angle irrigation spray heads.
3. The use of low water consuming plants.
4. Soil amendment to achieve good soil moisture retention.
5. Mulching to reduce evapotransporation from the root zone.
6. Installation of automatic irrigation system to provide deep-root watering to trees is
required.
WATER CONSERVATION STATEMENT
PURPOSE: To provide the maintenance staff a mechanical device to distribute water and
ensure plant survival in the most efficient manner and within a time frame that least interferes
with the activities of the community.
The Irrigation system for each hydrozone will be automatic and incorporate low volume drip
emitters, bubblers and high efficiency low angle spray heads at turf only. Drip irrigation
systems may be employed where considered to be effective and feasible. Irrigation valves
shall be separated to allow for the systems operation in response to orientation and
exposure.
Planting will be designed to enhance the visual character of the site and the architectural
elements. Plants shall be grouped with similar water, climatic and soil requirements to
conserve water and create a drought responsive landscape.
Each hydrozone consists of moderate to low water consuming plants. In areas of moderate
water consuming plants they shall be properly amended to retain moisture for healthy growth
and to conserve water.
Plant Material within each hydrozone shall be specified in consideration of north, south, east
and west exposures.
Soil shall be prepared and emended to provide for maximum moisture retention and
percolation. Planted beds shall be mulched to retain soil moisture and reduce
evapotransporation.
To avoid wasted water, the controls will be overseen by a flow monitor that will detect any
broken sprinkler heads to stop that station's operation, advancing to the next workable
station. In the event of pressure supply line breakage, it will completely stop the operation of
the system. All material will be nonferrous, with the exception of the brass piping into and
out of the backflow units. All work will be in the best acceptable manner in accordance with
applicable codes and standards prevailing in the industry.
WUCOLS, Water Use Classification of Landscape Species, is a University
of California Cooperative Extension Publication and is a guide to the
water needs of landscape plants.
CROP FACTOR PERCENT OF ETo
H - HIGH 70% - 90%
M - MEDIUM 40% - 60%
L - LOW 10% - 30%
VL - VERY LOW < 10%
WATER USE CLASSIFICATION of LANDSCAPE SPECIES (WUCOLS):
IRRIGATION HYDROZONES:
HYDROZONESYMBOL AREA WATER USAGE
PLANT
FACTOR (Kc)
4,144 S.F.
HYDRO-ZONE - 1
WESTERN SUN
EXPOSURE
IRRIGATION TECHNIQUE
SHRUBS - SUB SURFACE
DRIP IRRIGATION
0.40
0.30
HYDRO-ZONE - 2
NORTHERN SUN
EXPOSURE
IRRIGATION TECHNIQUE
SHRUBS - SUB SURFACE
DRIP IRRIGATION
HYDRO-ZONE - 3
SOUTHERN SUN
EXPOSURE
IRRIGATION TECHNIQUE
SHRUBS - SUB SURFACE
DRIP IRRIGATION
TOTAL HYDROZONE
AREA:8,656 S.F.
LOW
0 S.F.
2,462 S.F.
2,050 S.F.
MODERATE
HYDRO-ZONE - 4
EASTERN SUN
EXPOSURE
IRRIGATION TECHNIQUE
SHRUBS - SUB SURFACE
DRIP IRRIGATION
0.30
MODERATE 0.40
LOW
WATER CONSERVATION FEATURES
THE FOLLOWING MEASURES WILL BE INCORPORATED INTO THE PROJECT TO
CONSERVE WATER:
1. Installation of automatic 'smart' irrigation controller with rain-sensor.
2. The use of low precipitation/low angle irrigation spray heads.
3. The use of low water consuming plants.
4. Soil amendment to achieve good soil moisture retention.
5. Mulching to reduce evapotransporation from the root zone.
6. Installation of automatic irrigation system to provide deep-root watering to trees is
required.
WATER CONSERVATION STATEMENT
PURPOSE: To provide the maintenance staff a mechanical device to distribute water and
ensure plant survival in the most efficient manner and within a time frame that least interferes
with the activities of the community.
The Irrigation system for each hydrozone will be automatic and incorporate low volume drip
emitters, bubblers and high efficiency low angle spray heads at turf only. Drip irrigation
systems may be employed where considered to be effective and feasible. Irrigation valves
shall be separated to allow for the systems operation in response to orientation and
exposure.
Planting will be designed to enhance the visual character of the site and the architectural
elements. Plants shall be grouped with similar water, climatic and soil requirements to
conserve water and create a drought responsive landscape.
Each hydrozone consists of moderate to low water consuming plants. In areas of moderate
water consuming plants they shall be properly amended to retain moisture for healthy growth
and to conserve water.
Plant Material within each hydrozone shall be specified in consideration of north, south, east
and west exposures.
Soil shall be prepared and emended to provide for maximum moisture retention and
percolation. Planted beds shall be mulched to retain soil moisture and reduce
evapotransporation.
To avoid wasted water, the controls will be overseen by a flow monitor that will detect any
broken sprinkler heads to stop that station's operation, advancing to the next workable
station. In the event of pressure supply line breakage, it will completely stop the operation of
the system. All material will be nonferrous, with the exception of the brass piping into and
out of the backflow units. All work will be in the best acceptable manner in accordance with
applicable codes and standards prevailing in the industry.
WUCOLS, Water Use Classification of Landscape Species, is a University
of California Cooperative Extension Publication and is a guide to the
water needs of landscape plants.
CROP FACTOR PERCENT OF ETo
H - HIGH 70% - 90%
M - MEDIUM 40% - 60%
L - LOW 10% - 30%
VL - VERY LOW < 10%
WATER USE CLASSIFICATION of LANDSCAPE SPECIES (WUCOLS):
IRRIGATION HYDROZONES:
HYDROZONESYMBOL AREA WATER USAGE
PLANT
FACTOR (Kc)
4,144 S.F.
HYDRO-ZONE - 1
WESTERN SUN
EXPOSURE
IRRIGATION TECHNIQUE
SHRUBS - SUB SURFACE
DRIP IRRIGATION
0.40
0.30
HYDRO-ZONE - 2
NORTHERN SUN
EXPOSURE
IRRIGATION TECHNIQUE
SHRUBS - SUB SURFACE
DRIP IRRIGATION
HYDRO-ZONE - 3
SOUTHERN SUN
EXPOSURE
IRRIGATION TECHNIQUE
SHRUBS - SUB SURFACE
DRIP IRRIGATION
TOTAL HYDROZONE
AREA:8,656 S.F.
LOW
0 S.F.
2,462 S.F.
2,050 S.F.
MODERATE
HYDRO-ZONE - 4
EASTERN SUN
EXPOSURE
IRRIGATION TECHNIQUE
SHRUBS - SUB SURFACE
DRIP IRRIGATION
0.30
MODERATE 0.40
LOW
OCTOBER 22, 2021
PA2021-156
ADMINISTRATIVE ACTION 12/16/2021 -
APPROVED (18 PAGES)