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PLAN 2 / PLAN 3 PLAN 1 / PLAN 4 PLAN 2 / PLAN 3 PLAN 1 / PLAN 4 SEE PROJECT DETAIL SECTION FOR MORE INFORMATIOr-fl IDEArc '8 MELIA HOMES II I\.RCJ-trTCCTUAL • PU'\NNl,..Q PA2017-248PLANNING COMMISSION - APPROVED 06/21/2018 (38 PAGES)
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PA2017-248 PLANNING COMMISSION - APPROVED 06/21/2018 (38 PAGES)
MOTORCOURT---,-"7---'~:=:=~----;'-e
• decoraUvevechicularpaving
IRVINE AVENUE FRONTAGE--'------==...
• street trees in 4· parkway
• 4'walkway
• lush planting
PROJECT SIGNAGE
PROJECT ENTRY-----...:...__;:.;.:.;:;.;.;.,._;_;-
• matching height palms
• festival lights
• enhanced vehicular paving
MARINER'S ELEMENTARY
L..::. ___ ~:::...__....=:._ __ _:::::... ______ :_ ___ RECREATIONAREA ENTRY
• portal
• enhanced pa~ng
• decorative pottery
• see sheet L.3
ADJACENT COMMERCIAL 111 I
PA2017-248 PLANNING COMMISSION - APPROVED 06/21/2018 (38 PAGES)
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PRELIMINARY SHRUB LIST
IPRIGATIONHYffiOZONE•
LOWWATERCONSERVlf.'3PLANTINGAREAS Cfr.'eft<~e&P<ll a,s):
IRRIGATIONHYDROZONEJ
MEDIUM/LOWTRA.NSITIONPlANTINGAREAS(Buldr,J Perrl1€1€rs)
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THESEeLA"1SAAEWATERCOHSER\.ff3ondUSE1lfORT>EIR[•HROOTSYSTEMS WHCHSTABILo:ESSOL>nd .. ra.cESEROSIONMPtcTS
PRELIMINARY TREE AND PALM LIST
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RAIN SHOWER SWIMMING POOL -17'x51' COVERED THEME CABANA OUTDOOR DINING FIRESIDE LOUNGE
• zero edge • tables am chairs • fire pit
• cabanas oo wocxl decks • overhead trellis • bancoseating
• day beds 111th urmrellas • barbecue • festival lights
• chaise lounges
POOL ENTRY
• portal with decorative gate
• decocativetile pa~ng
• pottery
FIRESIDE LOUNGE
• fireplace
• pavers in pea gravel
• soft seating
SPA-11'x8'
• daybeds on wood deck
• specimen tree
• wall rmmted water feature
OUTDOOR DINING
• farm table
• olive grove
• barbecue
• festival lights
SPECIMEN TREE 5· HI POOL ENCLOSURE FENCE
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PA2017-248 PLANNING COMMISSION - APPROVED 06/21/2018 (38 PAGES)
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36" HT MASONRY WALL to MATCH ARCHITECTURE 4· PARKWAY 111th STREET TREES 4· CONCRETE WAYKWAY PRIVATE PATIOS PROJECT SIGNAGE
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PA2017-248 PLANNING COMMISSION - APPROVED 06/21/2018 (38 PAGES)
BEACH BUNGALOW----
• ashlar blue stonepavers
• 11ivate patiol'ith potential amenities
-barbecue
-diningtable&chairs
COASTAL FARMHOUSE
• scored natural corx:rete
• private patio with potential amenities
-barbecue
-diningtalle&chairs
IRVINE AVE
36" HT MASONRY WALL to MATCH
ARCHITECTURE
BEACH COTTAGE
• runningboodlimestmepavers
• 11ivate patio l'ith potential amenities
-firefeature
-ootdoocseating
COASTAL FARMHOUSE
• scored natural coocrete
• private patio with potential amenities
-fire feature
-soft seating ~SCA.LE:l/8H=l'-O" 111 I ~ 2' (
PA2017-248 PLANNING COMMISSION - APPROVED 06/21/2018 (38 PAGES)
PRIVATE PATIO with 36" Hl
MASONRY WALL TO MATCH
ARCHITECTURE, TYP.
4· CONCRETE WAYKWAY
5· PARKWAY with LONDON PLANE TREES
5· PARKWAY with
LONDON PLANE TREES
4· CONCRETE WAYKWAY
PRIVATE PATIO with 36" Hl
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HYDROZONE KEY
HYDROZONE
H'l'DROZONE I:
SODDED WATER CONSERVING TURF
WATERUSE-HIQ--l
H'l'DROZONE 2:
ENHANaD LANDSCAPE at POOL AREA
WATER USE-MEDIUM &LOW
H'l'DROZONE 3:
TRN-JSITION at BUILDING PERIMETER
WATER USE-MEDIUM &LOW
H'l'DROZONE4:
DRIVE ISLE AND ALLEYWAYS
WATER USE-LOW
H'l'DROZONE 5:
POOLS and SPAS
WATER USE-HIGH
SQUARE
FOOTAGE
1,337SF
2,949SF
30,903SF
14,930 SF
1,122SF
TOTAL 51,241 SF
IRRIGATION NOTES:
%OF
LANDSCAPE
3%
6%
60%
29%
2%
100%
PURPOSE TO PROVIDE THE LANDSCAPE MAINTENANCE COMPANY 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 ACTrvlTIES OF THE RESIDENTIAL COMMUNITY
VALVE AND FLOW SENSOR IN ACCORDANCE WITH NEWPORT BEACH WATER DISTRICT
STANDARDS AND STATE OF CALIFORNIAMWELO STANDARDS THE SYSTEM WILL UTILIZE
VARIOUS TYPES OF IRRIGATION HEADS COMPATIBLE WITH THE AREA BEING WATERED AND
INFILTRATION RATES OF THE SOIL WITH MATCHED PRECIPITATION RATES. THE SYSTEM WILL BE
WATER CONSERVATION FEATURES:
2 INSTAlLATION OF BACKFLCM' DEVICE, MASTER VAlVE, FLCM' METER, QUICK COUPLERS
3 THE USE OF LCM' PRECIPITATION SPRAY HEADS
4 THEUSEOFSUBSURFACEIRRIGATION DRIPPERLINES
5 THEUSEOFLCM'WATERCONSUMINGPLANTS
6 SOIL AMENDMENT TO ACHIEVE GOOD SOIL MOISTURE RETENTION
7 MULCHING IN THE LANDSCAPE ARE AND AT THE BASE OF TREES
CITY of NEWPORT BEACH MUNICIPAL CODE 14.17
WATER ORDINANCE NOTE
THE IRRIGATION SYSTEM WAS CESIGNED to MEET THE REQUIREMENTS ofTHE CITY of
NE'A'PORT BEACH MUNICIPAL CODE 14.17 WATER EFFICIENT LANDSCAPE ORDNANCE
I HAVE COMPLIED WITH THE CRITERIA OF THE WATER EFFICIENT LANDSCAPE ORDINANCE
AND APPLIED THEM ACCORDINGLY FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION
DESIGN PLAN
MARK SCHATTINGER, CA REGISTERED LANDSCAPE ARCHITECT #3235
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PA2017-248 PLANNING COMMISSION - APPROVED 06/21/2018 (38 PAGES)
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PA2017-248 PLANNING COMMISSION - APPROVED 06/21/2018 (38 PAGES)
DWG: P:\M\MELA-001\dwg\Sheets\TTM\TTM-P0-01_TS.dwg BY: jhendricks May 07, 2018 - 5:01:14pmPROJ:OLSO-100 0SCALE: 1" = 50'25 100200PA2017-248PLANNING COMMISSION - APPROVED 06/21/2018 (38 PAGES)
DWG: P:\M\MELA-001\dwg\Sheets\TTM\TTM-P0-02_SP.dwg BY: jhendricks May 07, 2018 - 5:00:43pmPROJ:OLSO-100 0SCALE: 1" = 30'15 30602020202020PA2017-248PLANNING COMMISSION - APPROVED 06/21/2018 (38 PAGES)
DWG: P:\M\MELA-001\dwg\Sheets\TTM\TTM-P0-03_GP.dwg BY: jhendricks May 07, 2018 - 4:59:21pmPROJ:OLSO-100 0SCALE: 1" = 20'10 20402020202020PA2017-248PLANNING COMMISSION - APPROVED 06/21/2018 (38 PAGES)
DWG: P:\M\MELA-001\dwg\Sheets\TTM\TTM-P0-03_GP.dwg BY: jhendricks May 07, 2018 - 4:59:41pmPROJ:OLSO-100 0SCALE: 1" = 20'10 2040PA2017-248PLANNING COMMISSION - APPROVED 06/21/2018 (38 PAGES)
DWG: P:\M\MELA-001\dwg\Sheets\TTM\TTM-P0-05_SECT.dwg BY: jhendricks May 07, 2018 - 4:58:38pmPROJ:OLSO-100 EX. R/W I I 60' 17' I I 48' 17' PROP. BUILDING FF PER PLAN PROP. BUILDING / EX. R/W CITY OF COSTA MESA-•f-CITY OF NEWPORT BEACH 14' PROP. LEFT TURN LANE 2% -I I 9' PROP. MEOIAN 17' 50' 34' SECTION A-A; IRVINE AVENUE VARIES EX. R/'11 1"=10' HOR 4' PROP. S/W 6. PROP. LANDSCAPE 20· 60' 40' 4' PROP. S 4' PROP. LANDSCAPE 17' 10· EX. S 20· EX. EASEMENT I I I I 2,J ~ MIN. I EX. R/'11 I I I ~ (V~) : (VARIES) @ I ~ ... ;;,,;,,~%~, ~------------------t----------==-------~Jf=========j EX. R/'11 / VARIES ·~EX. 5• CURB & GUTTER~, I SECTION B-B; MARINERS PRIVE 1"=10' HOR 60' 6' PROP. S 4' PROP. LANDSCAPE 40' 20· 4' 6' EX. S EX. LANDSCAPE 20· EX. R/'11 I I (VARIES) : (VARIES) @ I ~,,;;;:~=,~~-------~---------t--------=-=---------~Jf----,:===j ·~EX. 6" CURB & GUTTER~, I SECTION C-C: RUTLAND ROAD 1"=10' HOR EX. 11. VARIES 4' PROP. S 2' VARIES PROP. LANDSCAPE PROP. LANDSCAPE I EX. SHOPPING CENTER I PROP. DRIVE AISLE BUILDING EX. WAil ___..,.,.~ FF PER TO REMAIN ~ 2ll: PLAN (VARIES) -------------------------i. I-'-~ 11 J I\_ EX. RETAINING WAil SECTION P-P; S'LY It 1"=10' HOR 20· 4' PROP. LANDSCAPE 15' PROP. PRIVATE YARD PROP. BUILDING FF PER PLAN 2ll: 2% t' ~ '[$, •• ~· J<.'-.0.,;'<.i('l,: • PROP. AREA DRAIN PROP. PATIO WAil PROP. BUILDING FF PER PLAN PROP. / BUILDING VARIES PROP. 4' PROP. S a· PROP. 20' 4' PROP. S a· PROP. VARIES PROP. LANDSCAPE PARAilll PARKING STAil ACCESS & UllUlY EASEMENT 11. PARAliEL PARKING STAil LANDSCAPE 10' 10' PROP. 6" CURB j PROP. 6" CURB PROP. BUILDING SECTION E-E; 20' PRIVE AISLE 2.5' DRIVEWAY 1"=10' HOR 29' 24' 2.5' DRIVEWAY ACCESS & UllUlY EASEMENT r 12' I 12' I I 1.5l! -PROP. 4" WEOGE CURB PROP. BUILDING GFF PER PLAN _,'·:· SECTION E-f; 24' INTERIOR COURT 1"=10' HOR 4' / PROP. S 'A----*VAR,el;';iES'---1----,-,=""""~24'='--=-+-~8'=~1,_~-l:VAR~IES~-I/ PROP. ACCESS & UllUlY EASEMENT PROP. PROP. / LANDSCAPE PARAl.lEL LANDSCAPE PARKING 2.5' DRIVEWAY STAil 12' 12' PROP. J' CROSS GUTTER SECTION G-G; 24' PRIVE AISLE 1"=10' HOR 24' 18' PROP. 6" CURB VARIES PROP. BUILDING FF PER PLAN PROP. BUILDING FF PER PLAN EX. 11. ACCESS & UllUlY EASEMENT PROP. PARKING STALL PROP. LANDSCAPE PROP. BUILDING PROP. o· HEADER 12' 12· PROP. J' CROSS GUTTER SECTION H-H; 24' PRIVE AISLE 1"=10' HOR REVISIONS NO DATE INITIAL DESCRIPTION I I APP DATE / PROP. BUILDING / PROP. BUILDING PREPARED BY : 4' 4' PROP. S PROP. S VARIES 24' a· VARIES PROP. ACCESS & UllUlY EASEMENT PROP. PROP. LANDSCAPE PARAliEL LANDSCAPE PARKING 11. STAil 12· 12· 2l! PROP. 6" CURB VARIES PROP. LANDSCAPE SECTION 1-1: 24' DRIVE AISLE 1"=10' HOR 26' /,t-------="-----r/ 1' 1' DRIVEWAY DRIVEWAY 24' -,<;l"l---,-;;:=,...,-.,-E-,=-===,--+f,~ ACCESS & UllUlY EASEMENT PROP. PROP. BUILDING r BUILDING 12· PROP. MODIFIED ROLLED CURB 12· PROP. O" HEADER SECTION J-J; 24' INTERIOR COURT 4' PROP. S a· PROP. PARAilll PARKING STALL 1"=10' HOR 20· ACCESS & UllUlY EASEMENT 10· 10· 4' PROP. S a· PROP. PARAilll PARKING STALL SECTION K-K: 20' DRIVE AISLE 1"=10' HOR 2% VARIES PROP. LANDSCAPE / PROP. BUILDING FF PER PLAN PROP. BUILDING FF PER PLAN rwt-an1 ~~"!: TENTATIVE TRACT MAP NO. 18135 CONSU T.-.9Hl.3800 L TING, INC. F.-.a,e.3805 CIVIL ENGINEERING LAND PLANNING & SURVEYING _CIIOl __ NC_._NEI' ____ _ SECTIONS AND DETAILS SCALE: AS SHOWN DRAWN BY: JMH, CG SHEET 5 OF 8 CHECKED BY: DT CITY OF NEWPORT BEACH PA2017-248PLANNING COMMISSION - APPROVED 06/21/2018 (38 PAGES)
DWG: P:\M\MELA-001\dwg\Sheets\TTM\TTM-P0-05_SECT.dwg BY: jhendricks May 07, 2018 - 4:59:04pmPROJ:OLSO-100 IRVINE AVENUE 2% -,, V I/ ,, ,FF PER I/ PLAN PROP. AREA DRAIN PROP. PATIO WALL PROP. 4' S/W EX. SHOPPING CENTER DRIVE AISLE V V V / V PROP. BUILDING PROP. BUILDING , . . / V V V V V V PROP. BUILDING , . . PROP. AREA DRAIN . 1.5% -' \_PROP. O" IRVINE 2% 2x ~ F~~R --- -AVENU~ - -,_,..,_r""'~="~:P. AR~ DRAIN , GFF PER PLAN GFF PER V PLAN ' -PROP. 4" RUTLAND ROAD -------~--C::::I PROP. PATIO WALL-' HEADER WEDGE CURB SECTION L-L 1"=10' HOR , GFF .eER. el.Ali. -V " I/ ,, ,, I/ , V ' V V , V ' V PROP. BUILDING ' ' ~ ' PROP. BUILDING , V ,, ' • 1, PROP. BUILDING v v PROP BUILDING ,. PROP. BUILDING ' ~ , / ' EX. FINISHED / : v · ~ '. 2% ,, Ff PER v GFF PER '. [ GRADE/ SURFACE ~ GFF PER • ~ ,, -VARIES 2% v GFF PER PLAN PLAN . J --~ -~ -<---~P.ER-l?LAN_ _ -PLAN . , 1.5:!-i, PLAN Ff PER PLAN • 2% v Ff PER PLAN GFF PER I/ GFF PER FF PER PLAN , . . . . . . 1.5:1 PROP. BUILDING . CURB & GUTIER PROP. s· S/W PROP. s· S/W HEADER SECTION M-M 1"=20' HOR B n " V " ,, / , / , V , V e ,, v ,, ,, ,, e PROP. BUILDING ' V PROP. BUILDING , , PROP. BUILDING , ' , , EX. FINISHED , , / / / / / / / / / V PROP. BUILDING / V / V , PROP. BUILDING v I/ I, v PROP. BUILDING , , , / , . " .. PROP. 5' S/W . -RUTLAND ROAD / / PROP. POOL DECK/ RECREATIONAL AREA / / / V V / / / / / I/ , MARINERS 2% 1' GFF PER PLAN ' <f ~ GFF PER PLAN / 2% ~,.-, . GFF PER PLAN V . ! FF ~E~ PLA_N . • _; _ ~ Ff PER PLAN •. '. j!_ 2"-[ ::.E/ SURFAC~--.i,;ii,B:,:m,,sGFf::i,,,;P,;;:EREPLANc"""""""';i, ~~~ -------------EX.~ETAINING WALL-;::i PROP. AREA DRAIN '1PROP. 4' S/W PROP. s· s;J I -'\_PROP.~ ~:P. 5--S~' PROP7 ~PROP .• WALL -CROSS-GUTIER PROP. 6• AREA DRAIN · 1.5% -. -~" ..... '' .. . •... , . --~~· ;,:,,,;---~~~---~-~· ~--"':'·· ~--~-~"=-·"=·-~1! ___ DRIVE---~== ~P~P. s· S/W -PROP. s· S/WJ ~-" ........ . . •/ . . -.. r • PROP. PROP. AREA DRAIN-AREA DRAIN -PROP. s· s;: J \._ PROP. 6" CURB & GUTIER PROP. 6" CURB CURB SECTION N-N 1"=20' HOR NO DATE INITIAL PROP. 6" CURB REVISIONS DESCRIPTION APP DATE PREPARED BY : rwt-an1 ~~"!: ,___. ..... ., T. -.918.3800 CONSUL TING, INC. F.-.a,e.3805 CIVIL ENGINEERING LAND PLANNING & SURVEYING CIIOiNC.NEI' --------TENTATIVE TRACT MAP NO. 18135 SECTIONS AND DETAILS SHEET 6 OF 8 SCALE: AS SHOWN I DRAWN BY: JMH, CG I CHECKED BY: DT CITY OF NEWPORT BEACH PA2017-248PLANNING COMMISSION - APPROVED 06/21/2018 (38 PAGES)
DWG: P:\M\MELA-001\dwg\Sheets\TTM\TTM-P0-07_UT.dwg BY: jhendricks May 07, 2018 - 4:57:49pmPROJ:OLSO-100 0SCALE: 1" = 30'15 30602020202020PA2017-248PLANNING COMMISSION - APPROVED 06/21/2018 (38 PAGES)
0SCALE: 1" = 30'15 3060DWG: P:\M\MELA-001\dwg\Sheets\TTM\TTM-P0-08_FA.dwg BY: jhendricks May 07, 2018 - 5:01:38pmPROJ: OLSO-100 2020202020PA2017-248PLANNING COMMISSION - APPROVED 06/21/2018 (38 PAGES)