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Home My WebLink AboutFull Size PlansPROJECT TEAM SHEET INDEXABBREVIATIONSPROJECT SUMMARY Sheet Index Vicinity Map Project Sum. Notes SYMBOLS OWNER Earl's Partners, LLC 901 Dove Street, Suite 270, Newport Beach, CA 92660 ARCHITECT Stearns Architecture 500 Broadway Laguna Beach, CA 92651 (949) 376-7160 (949) 376-1560 FAX Attn: Lee Stearns PARKING STRUCTURE ARCHITECT Innovative Design Group 17848 Sky Park Circle Suite D Irvine , CA 92614 (949) 263-9070 (949) 263-8932 FAX Attn: Steven Kuhn STRUCTURAL ENGINEER Lawson-Burke Structural Engineers 312 Ocean Ave Laguna Beach, CA 92651 (949) 494-07766 Attn: Robert Lawson MECHANICAL & PLUMBING Glumac Engineering 18200 Von Karmen suite 100 Irvine , CA 92612 (949) 833-8190 (949) 833-0252 FAX Attn: Richard Holtzer ELECTRICAL ENGINEER OMB Electrical Engineers 8825 Research Drive Irvine, CA 92618 (949) 753-1553 (949) 753-1992 FAX Attn: Dennis McVay LIGHTING DESIGNER The Ruzika Company 2 Executive Circle Suite 290 Irvine, CA 92614 Attn: Tom Ruzika CIVIL ENGINEER LGS Engineering 628 N. Eckhoff Street Orange, CA 92868 (714) 385-0017 *714) 385-0019 Attn: Loren Sandberg LANDSCAPE MJS Design Group 511 30th Street Newport Beach, CA (949) 675-9964 (949) 675-9974 Attn: Mark Schattinger SOILS ENGINEER Borella Geology Inc. 1617 Hillcrest Drive Laguna Beach, CA 92651 (949) 494-3566 Attn: Josh Borella CONTRACTOR To be determined & AND L ANGLE @ AT c CENTERLINE Ø DIAMETER OR ROUND T PERPENDICULAR # POUND OR NUMBER (E) EXISTING ACOUS ACOUSTICAL ADD'L. ADDITIONAL A.D. AREA DRAIN ADJ. ADJUSTABLE AGGR. AGGREGATE AL. ALUMINUM APPROX.APPROXIMATE ARCH. ARCHITECTURAL ASB. ASBESTOS ASPH. ASPHALT BD. BOARD BITUM. BITUMINOUS BLDG. BUILDING BLK. BLOCK BLKG. BLOCKING BM. BEAM BOT. BOTTOM CAB. CABINET C.B. CATCH BASIIN CEM. CEMENT CER. CERAMIC C.I. CAST IRON CLG. CEILING CLKG. CAULKING CLO. CLOSET CLR. CLEAR COL. COLUMN CONC. CONCRETE CONN. CONNECTION CONST.CONSTRUCTION CONT. CONTINUOUS CORR. CORRIDOR CTSK. COUNTERSUNK CNTR. COUNTER CRT. CENTER DBL. DOUBLE DEPT. DEPARTMENT D.F. DRINKING FOUNTAIN DET. DETAIL DIA. DIAMETER DIM. DIMENSION DISP. DISPENSER DN. DOWN D.O. DOOR OPENING DR. DOOR DWR. DRAWER DS. DOWNSPOUT D.S.P. DRY. STANDPIPE DWG. DRAWING E. EAST. EA. EACH E.J. EXPANSION JOINT EL. ELEVATION ELEC. ELECTRICAL ELEV. ELEVATOR EMER. EMERGENCY ENCL. ENCLOSURE E.P. ELETRICAL PANELBOARD EQ. EQUAL EQPT. EQUIPMENT E.W.C. WATER EXIST. EXISTING EXPO. EXPOSED EXP. EXPANSION EXT. EXTERIOR F.A. FIRE ALARM F.A.P. FIRE ALARM PANEL F.B. FLAT BAR F.D. FLOOR DRAIN FND. FOUNDATION F.E. FIRE EXTINGUISHER F.H.C. FIRE HOUSE CABINET F.H. FIRE HYDREN FIN. FINISH FIN S. FINISH SURFACE FL. FLOOR FLASH FLASHING FLUOR. FLUORESCENT F.O.C. FACE OF CONC F.O.M. FACE OF MASONRY F.O.S. FACE OF STUD F.O.V. FACE OF VENEER FPRF. FIREPROOF F.S. FULL SIZE FT. FOOR OR FEET FTG. FOOTING FURR. FURRING FUT. FUTURE GA. GAUGE GALV. GALVANIZED G.B. GRAB BAR GL. GLASS GND. GROUND GR. GRADE GYP. GYPSUM H.B. HOSE BIB H.C. HOLLOW CORE HDWD. HARDWOOD HDWE. HARDWARE H.M. HOLLOW METAL HORIZ. HORIZONTAL HR. HOUR HGT. HEIGHT I.D INSIDE DIAMETER INSUL. INSULATION INT. INTERIOR JAN. JANITOR JT. JOINT KIT. KITCHEN LAB. LABORATORY LAM. LAMINATE LAV. LAVATORY LKR. LOCKER LT. LIGHT MAX. MAXIMUM M.C. MEDICINE CABINET MECH. MECHANICAL MEMB. MEMBRANE MTL. METAL MFR. MANUFACTURER MH. MANHOLE MIN. MINIMUM MIR. MIRROR MISC. MISCELLANEOUS M.O MASONRY OPENING MTD. MOUNTED MUL MULLION N. NORTH NIC. NOT IN CONTRACT NO. NUMBER NOM. NOMINAL N.T.S. NOT TO SCALE NSA NELSON STUD ATTACHMENT O.A. OVERALL OBS. OBSCURED O.C. ON CENTER O.D. OUTSIDE DIAMETER OFF. OFFICE OPNG. OPENING OPP. OPPOSITE PRCST. PRE-CAST PL. PLATE P.LAM PLASTIC LAMINATE PLAS. PLASTER PLY. PLYWOOD PR. PAIR PT. POINT P.T.D. PAPER TOWEL DISPENSER PTN. PARTITION P.T.R. PAPER TOWEL RECEPIACLE O.T. OUARRY TILE R. RISER RAD. RADIUS R.D. ROOF DRAIN REF. REFERENCE REFER. REFRIGERATOR REGTR.REGISTER REINF. REINFORCING REQ. REQUIRED RESIL. RESILLIENT RM. ROOM R.O. ROUGH OPENING RWD. REDWOOD R.W.L. RAIN WATER LEADER S. SOUTH S.C. SOLID CORE S.C.D. SEAT COVER DISPENSER SCHED. SCHEDULE S.D. SOAP DISPENSER SECT. SECTION SH. SHELF SHR. SHOWER SHT. SHEET SIM. SIMILAR S.N.D. SA1NITARY NAPKIN DISPENSER S.N.R. SANITARY NAPKIN RECEPTACLE SPEC. SPECIFICATION S.R. SPRINKLER RISER SQ. SOUARE SST. STAINLESS STEEL S SINK SERVICE SINK STA. STATION STD. STANDARD STL. STEEL STOR. STORAGE STRL. STRUCTURAL SUSP. SUSPENDED SYM. SYMMETRICAL TRD. TREAD T.B. TOWEL BAR T.C. TOP OF CURB TEL. TELEPHONE TEL.BD.TELEPHONE BOARD TRE. TERRAZZO T.& G. TONGUE AND GROOVE THK. THICK T.O.S. TOP OF SURFACE T.P. TOP OF PAVEMENT T.P.D. TOILET PAPER DISPENSER T.V. TELEVISION T.W. TOP OF WALL TYP. TYPICAL UNF. UNFINISHED U.N.O. UNLESS NOTED OTHERWISE UR. URINAL VERT. VERTICAL VEST. VESTIBULE V.C.T. VINYL CEMENT TILE W. WEST W/ WITH W.C. WATER CLOSET WD. WOOD W/O WITHOUT WP. WATERPROOF WSCT. WAINSCOT WT. WEGHT VICINITY MAP GENERAL NOTES 1. THESE DRAWINGS ARE THE PROPERTY OF THE ARCHITECT AND ARE NOT TO BE USED FOR ANY OTHER LOCATION THAN THAT SHOWN HEREON. 2. NO CHANGES ARE TO BE MADE ON THESE PLANS WITHOUT THE KNOWLEDGE OR CONSENT OF THE ARCHITECT/ENGINEER WHOSE SIGNATURE APPEARS HEREON. 3. DIMENSIONS AS INDICATED ARE THE DIMENSIONS TO BE USED FOR CONSTRUCTION. DO NOT SCALE THE DRAWINGS. 4. NO FRAMING OF ANY TYPE IS TO BE CONCEALED PRIOR TO INSPECTION BY GOVERNING AGENCIES. 5. REFERENCE TO ANY DETAIL OR DRAWING IS FOR CONVENIENCE ONLY AND DOES NOT LIMIT THE APPLICATION OF SUCH DETAIL OR DRAWING. 6. DIMENSIONS AND CONDITIONS AT THE JOB SITE SHALL BE VERIFIED BY ALL CONTRACTORS. DISCREPANCIES IN THE DRAWINGS OR BETWEEN THE DRAWINGS AND ACTUAL FIELD CONDITIONS SHALL BE REPORTED TO THE ARCHITECT AND TO THE OWNER. CORRECTED DRAWINGS OR INSTRUCTIONS SHALL BE ISSUED BY THE OWNER PRIOR TO THE INSTALLATION OF ANY WORK. THE ARCHITECT'S DRAWINGS SHALL GOVERN OVER STRUCTURAL, MECHANICAL, ELECTRICAL, AND LANDSCAPE DRAWINGS. 7. ALL WORK, CONSTRUCTION AND MATERIALS SHALL COMPLY WITH ALL PROVISIONS OF THE BUILDING CODE AND WITH OTHER RULES, REGULATIONS, AND ORDINANCES GOVERNING THE PLACE OF THE CONSTRUCTION. IT IS THE RESPONSIBILITY OF ANYONE SUPPLYING LABOR OR MATERIALS TO BRING TO THE ATTENTION OF THE ARCHITECT AND THE OWNER, ANY DISCREPANCIES OR CONFLICT BETWEEN THE REQUIREMENTS OF THE CODE AND THE DRAWINGS. THE APPLICABLE CODES SHALL INCLUDE, BUT NOT BE LIMITED TO: TITLE 24 AND 2010 CBC, CMC, CPC AND CEC. 8. THESE DRAWINGS DO NOT CONTAIN THE NECESSARY COMPONENTS FOR CONSTRUCTION SAFETY. 9. EXTERIOR STUD WALLS ARE DIMENSIONED TO THE FACE OF SHEATHING AND SLAB EDGE. INTERIOR STUD WALLS ARE DIMENSIONED TO THE FACE OF SHEATHING (WHERE OCCURS) OR FACE OF STUD, UNLESS NOTED OTHERWISE. 10. DOORS, WINDOWS AND OTHER OPENINGS THAT ARE NOT DIMENSIONED AND ARE ADJACENT TO PERPENDICULAR WALLS SHALL BE "JAMB TIGHT" TO THE WALL. 11. ALL CONSTRUCTION SHALL BE PERFORMED IN ACCORDANCE WITH THE STATE CONSTRUCTION SAFETY ORDER ENFORCED BY THE STATE DIVISION OF INDUSTRIAL SAFETY. 12. PROVIDE A PORTABLE FIRE EXTINGUISHER WITH A RATING OF NOT LESS THAN 2-A WITHIN A 75 FOOT TRAVEL DISTANCE TO ALL PORTIONS OF THE BUILDING ON EACH FLOOR DURING AND AFTER CONSTRUCTION, PER UNIFORM FIRE CODE AND N.F.P.A. 10. 13. ALL EXCAVATION OR CONSTRUCTION OF TRENCHES WHICH ARE FIVE FEET OF DEEPER AND INTO WHICH A PERSON IS REQUIRED TO DESCENT SHALL BE DONE BY A CAL OSHA LICENSED CONTRACTOR. OBTAIN NECESSARY PERMIT FROM THE STATE OF CALIFORNIA, DIVISION IN INDUSTRIAL SAFETY PRIOR TO THE ISSUANCE OF A BUILDING OR GRADING PERMIT (HSC 17922.5 EFFECTIVE 3-6-76) 14. THE CONSTRUCTION OR DEMOLITION OF ANY BUILDING STRUCTURE. SCAFFOLDING OR FRAMEWORK MORE THAN THREE STORIES OR 36 IN HEIGHT REQUIRES A PERMIT FROM THE STATE OF CALIFORNIA DIVISION OF INDUSTRIAL SAFETY PRIOR TO THE ISSUANCE OF A BUILDING PERMIT (HSC 17022.5 EFFECTIVE 3-6-76). 15. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, THE APPLICANT SHALL HAVE EVIDENCE OF CURRENT WORKMAN'S COMPENSATION INSURANCE COVERAGE ON FILE WITH THE DEPARTMENT IN COMPLIANCE WITH SECTION 3800 OF THE CALIFORNIA LABOR CODE. 16. COMPLY WITH ALL PROVISIONS OF HANDICAPPED ACCESSIBILITY/ ADAPTABILITY REQUIREMENTS OF A.D.A. 17. OBTAIN SEPARATE PERMIT FOR SITE UTILITIES. 18. NO CONSTRUCTION FOR DEFERRED ITEMS SHALL BE COMMENCED UNTIL APPROVED AND PERMITTED BY THE BUILDING OFFICIAL. PROJECT ADDRESS 2801 & 2751 West Coast Highway Newport Beach, CA 92661 PROJECT DESCRIPTION A mixed use complex with 3 buildings: -an existing 3 three story commercial building w/ office over ground level restaurant (with proposed 958 sf addition) -a proposed 3 three story mixed-use building w/ 2 levels of residential over a ground-level restaurant -a proposed 3 level above grade parking structure (Bldg Dept: parking struct & new MU are one bldg.) PROJECT INFORMATION Legal description: APN:049 130 07 & APN 049 130 08 General Plan Land Use MU-W1 Mixed-Use Water Related Zoning District MU-W1 Mixed-Use Water Coastal Land Use MU-W - Mixed Use Water Related ZONING DEVEL0PMENT STANDARDS MU-W1. PARKING TABULATION - PLANNING GROSS AREA TABULATION - PLANNING PRELIMINARY BUILDING CODE ANALYSIS FOR : NEW MIXED USE BUILDING Code: CBC - 2010 Edition Construction Type: Proposed Mixed Use Bldg: Type IIB Proposed Parking Structure Type IIB (processed as one bldg with new mixed -use) New Mixed-Use Building Occupancy A2 type IIB R2 type IIB S2 type IIB At =Tabular allowable area, per story per table 503 =9,500 s.f. 16,000 sf. 26,000 sf Is =2 for multistory with auto sprinklers per 903.3.1.1 Aa = Allowable area, per story = At + (At *If ) + (At*Is ) = 3* At =28,500 s.f. 48,000 sf. 78,000 sf 1st floor actual Areas *= 5,700 sf+/- 500 sf+/- 18,100 sf+/- 1st floor sum of ratios = A(actual)/A(allowable) .20 + .1 + .23 = 0.44 <1 2nd floor actual Areas* = 0 sf + 7,400 sf +/- 16,100 sf+/- 2nd floor sum of ratios = A(actual)/A(allowable) 0 + .16 + .21 = 0.35 <1 3rd floor actual Areas * = 0 sf + 7,300 sf +/- 15,600 sf+/- 3rd floor sum of ratios = A(actual)/A(allowable) 0 + .15 + .20 = 0.35 <1 use sec. 508.3.3 Mixed, Separated Occupancies = the sum ratios (for each story) < 1.00 therefore OK. *(areas shown do not include ext. areas (stairs, decks, ramps), or (mechanical/vent shafts above the 1st floor) Building Area for mixed use occupancies (per CBC 506.5.2) with more than 2 stories: the sum of the ratios<2.0 .44 + .35 + .35 = 1.14 +/- < 2.0 therefore o.k. FIRE SPRINKLER PROTECTION YES per- 2007 CBC 903.3.1.1.1 (NFPA 13) - used for new buildings area increase PRELIMINARY BUILDING CODE ANALYSIS FOR : COMMERCIAL BUILDING Code: CBC - 2010 Edition (existing portion was originally permitted under 1982 +/- UBC) Construction Type: Existing Building (Chart House) was originally permitted as V-1hr with sprinkler substitution for 1-hr protection Analysis below as V-B under current CBC 2010 Commercial Building Occupancy (w/ addition) A2 type VB B type VB S2 type VB At =Tabular allowable area, per story per table 503 =6,000 s.f. 9,000 sf. 13,500 sf Is =2 for multistory with auto sprinklers per 903.3.1.1 Aa = Allowable area, per story = At + (At *If ) + (At*Is ) = 3* At =18,000 s.f. 27,000 sf. 40,500 sf 1st floor actual Areas *= 5819 sf+/- 950 sf+/- 2,030 sf+/- 1st floor sum of ratios = A(actual)/A(allowable) .32 + .04 + .05 = 0.41 <1 2nd floor actual Areas* = 0 sf + 9,315 sf +/- 0 sf 2nd floor sum of ratios = A(actual)/A(allowable) 0 .35 + .0 = 0.35 <1 3rd floor actual Areas * = 0 sf + 7,851 sf +/- 0 sf 3rd floor sum of ratios = A(actual)/A(allowable) 0 + .29 + 0 = 0.29 <1 use sec. 508.3.3 Mixed, Separated Occupancies = the sum ratios (for each story) < 1.00 therefore OK. *(areas shown do not include ext. areas (stairs, decks, ramps), or elevator & mechanical shafts above the 1st floor) Building Area for mixed use occupancies (per CBC 506.5.2) with more than 2 stories the sum of the ratios must be <2.0: 0.41 + 0.35 + 0.29 = 1.05 +/- < 2.0 therefore o.k. FIRE SPRINKLER PROTECTION YES per- 2007 CBC 903.3.1.1.1 (NFPA 13) - used for buildings area increase (verify existing sytem meets current standards) PLAN CHECK # 'S / PERMIT # 'S = TBD 2 1 A D 1 A3B C 1 A3 1 A10 1 0 A A1 a Section Number Sheet Number Detail Number Sheet Number Door symbol - see Door Schedule Window type - see Window Schedule Window number - see Window Schedule Keynote symbol - see keynotes Figure Number Sheet Number Interior Elevation Number Material/color symbol - see Color/Material List Fixture symbol - see Fixture Shedule Plumbing accessory symbol - see Plumb. Accessory List Plumbing fixture symbol - see Plumb. Fixture Schedule Grid/column location p1 Drawing List - Consultants (may not be included in all sets) Sheet Number Sheet Name Sheet Issue Date Comments L1 Landscape - Paving Plan October 19, 2011 LT 1.O1 Lighting Level 1 October 18, 2011 LT 1.02 Lighting Level 2 October 18, 2011 LT 1.03 Lighting Level 3 October 18, 2011 1 of 1 Alta Survey March 3, 2010 1 of 1. Civil -TentativeTract Map October, 2011 1 of 2 Civil - Preliminary Grading & Drainage Plan October, 2011 2 of 2 Civil -Preliminary Grading - Sections October, 2011 Drawing List - Architectural Sheet Number Sheet Name Sheet Issue Date Comments A0 Cover Page October 19, 2011 A0.1 Site Plan October 19, 2011 A1 Ground Floor October 19, 2011 A2 Second Floor October 19, 2011 A3 Third Floor October 19, 2011 A4 Roof Plan October 19, 2011 A5 Elevations October 19, 2011 A6 Elevations October 19, 2011 A7 Sections October 19, 2011 A8 Parking Plans October 19, 2011 A9 3D Views October 19, 2011 A10 3D Views October 19, 2011 A11 Grade Establishment October 19, 2011 A13 Residential Units (Conceptual) October 19, 2011 A14 Signage Front October 19, 2011 A15 Signage Rear October 19, 2011 OWNER FILE MODIFIED: CURRENT SHEET ISSUE DATE: 1/31/13 2801 & 2751 W. Coast Hwy. Newport Beach, CA 10/19/2011 2:30:37 PM Earl's Landing - Mixed Use Cover Page A0 October 19, 2011 Earl's Partners, LLC 901 Dove Street, Suite 270, Newport Beach, CA 92660 SITE S N EW B A L B O A B L V D . NEWPORT BLVD. WEST COAST HWY.RIVERSIDE AVE. TUSTIN AVE. AVON C LIF F LIDO ISLE NEWPORT BAY Additional Offsite Parking Clouded Revisions Number Date Description Boat Docks (see 2/A0.1) exist 2nd floor overhead restaurant entry restaurant entry EXISTING COMMERCIAL BUILDING PROPOSED MIXED USE BUILDING RESIDENTIAL OVER GROUND LEVEL RESTAURANT 32' - 0" addition to exist bldg. re l o c a t e d e x i s t i n g ou t d o o r a c c e s s o r y d i n i n g Mech fire truck turning radius property line/u.s. bulkhead line u.s. pierhead line outdoor accessory dining 11 ' - 8 " (e ) s i d e w a l k (e) trash ramp up pr o p o s e d n e w 6 ' w i d e p e d e s t r i a n a c c e s s e a s e m e n t up up up (e) fire hydrant wall w/ water feature (basin shown hatched) (e) traffic signals (to be shifted as req.)50 ' - 0 " (e) curb cuts 23 9 . 8 8 ' N 2 8 ° 5 9 ' 3 0 " E 23 9 . 8 8 ' N 2 8 ° 5 9 ' 3 0 " E 218.10' N61°00'30W replaced existing bulkhead (see 2/A0.1)exist bulkhead below RI V E R S I D E A V E W. COAST HIGHWAY NE I G H B O R I N G B U I L D I N G NE I G H B O R I N G B U I L D I N G Project North T r u e N o rt h NE I G H B O R I N G BU I L D I N G proposed 10' wide ped. access easement (8'-5" existing min vertical clearance) proposed 10' wide pedestrian access easement (10' min vert clear, meets definition of a public way) Type 5-N - Sprinklered Type 2B - Sprinklered Service Area Elevator 3 neighbor's existing view corridor 40' - 0" (3) building fins w/ signage Type 2B - Sprinklered new 4" curb face for emergency access (see civil) planter turf block Office fire truck turning radius (existing) pl a n t e r 2' - 0" planter fire truck turning radius new ADA accessible gangway proposed 4'-0" pedestrian walkway expansion 6' - 0 " 4' - 0 " 23' - 0" ex i s t i n g b u i l d i n g e x t e n s i o n o v e r t h e s e a w a l l 55 ' - 4 " 20' - 10" . 3' - 8 " s e t b a c k t o s t r u c t u r e to walkway 30' - 8" setback (e) setback 6' - 0" up up (e) 11.50' FL (e) 12.38' FC 10% 2% 8' - 0" 24' - 0" storm drain easement existing 10' - 0" wide 24' - 0" 48". 7' - 8" 28' - 0" (e) curb cuts (dashed) 24' - 0" (e)curb (dashed) proposed curb alignment 12' - 0" walk 4' - 0" clear 14' - 0" above (see sheet A15) 2' - 5" fins overhang sidewalk 0" curb 0" curb planter proposed ped. access easement this pattern typ. existing water line facilities easement to removed or relocated access easement exist. 6' - 0" wide ped. access easement proposed 10' - 0" wide ped. PROPOSED PARKING STRUCTURE planter proposed location for sight distances per STD-110-L adjusted traffic signal easment see (tenataive tract map) existing line or conduit easement to removed & relocated existing line or conduit easement to removed & relocated fire lane (13'-6" min clear, typ.) existing building (heavy dashed- (to be removed) easement to be removed exist. 6' - 0" wide ped. easement to be removed existing 8' - 0" +/- wide (varies) access easement to be expanded existing 6' - 0" wide ped. 24' - 6" setback 6' - 0" @ upper level 24' - 3" setback exist 2nd floor overhead 6' (e) ground floor setback (e) neighbor's sign base exist 2nd floor overhead planter planter planter planter planter planter planter planter 0" curb planter planter 27' - 0" transformer vault (dashed) planter 6" curb 6" curb planter (e) stairs planter (emergency truck access) 20' - 0" (e) neighbor's public access easement (e) neighbor's transformer 0' (e) 2nd level setback setback to principal structure @ upper level 15' - 4" setback to principal structure @ ground level 0" curb setback to parking structure Dn dn 10' - 0" open to water below easement to be relocated exist. 6' - 0" wide ped. 10' - 0" 26' - 0" at ground level 40' - 8" setback 31' - 6" proposed extension over bulkhead (e)11.38 TC (e)11.37 TC (e)12.13 TC 1.75% max slope @ turf block. 1 A7 existing bulkhead to be repaired or replaced (hatched) existing bulkhead to remain (cap dashed) neighbor's existing bulkhead existing 14" sq. concrete building pilings neighbor's 24" sq. pier columns existing building above (hatched-see first floor) existing docks to be removed (dashed ) new dock sections existing boat docks, typ. new ADA accessible gangway existing gangways to be removed (or relocated) new or relocated gangway section neighboring parcel - boat docks & dock pilings not shown neighboring parcel- boat docks & dock pilings not shown neighbors existing bulkhead property line / u.s. bulkhead line u.s. pierhead line existing boat docks, typ. existing 14" dia. concrete dock pilings, typ. (e) fire hose cabinet, typ (e) fire hose cabinet 9 new T-piles to support walkway existing concrete storm drainage outlet (to be upsized by city of Newport Beach) existing dock section to be shifted 4' 4' - 0" slip 1 slip 2 slip 3 slip 4 slip 5 slip 6 slip 7 slip 8 slip 9 slip 10 slip 11 slip 12 slip 13 slip 14 slip 15 slip 16 slip 17 slip 18 up up proposed walkway/pier expansion above (see first floor) existing walkway above (see first floor) (2) dock pilings to be removed (dashed ) 10' - 0" 10' wide pedestrian pier supported by T-piles in bay remote employee parking lot Project Area W. Pacific Coast Highway Riverside Ave. Avon St. OWNER FILE MODIFIED: CURRENT SHEET ISSUE DATE: 2801 & 2751 W. Coast Hwy. Newport Beach, CA 10/20/2011 1:45:47 PM Earl's Landing - Mixed Use Site Plan A0.1 October 19, 2011 Earl's Partners, LLC 901 Dove Street, Suite 270, Newport Beach, CA 92660 1/16" = 1'-0"1 Site Plan @ ground level 1/16" = 1'-0"2 Water Level 1" = 100'-0"3 Aerial Photo - Existing Conditions Clouded Revisions Number Date Description A6 A6 A51 A5 2 1 2 1 A7 1 A7 existing bulkhead to be repaired or rebuilt (see A0.1) Outdoor Accessory Dining/Bar 450 SF +/- existing bulkhead below to remain (see A0.1) A A5 3 J. 2 5 2 A7 2 A7 F B 6431 Elevator 2Elevator 1 Restaurant A2 Occupancy Res. Stairs D relocated existing outdoor dining 5,460 gross sf (1st floor gross = 6,090 sf) 6' - 0 " 4 ' - 0 " 6 ' - 5 " 1 1 ' - 9 " 5 ' - 3 " 3 1 ' - 1 " 1 5 ' - 1 1" 1 8 ' - 2 " 6 ' - 1 0 " . 1 5 ' - 2 " 3 0 ' - 1 0 " 33 ' - 6 " 26 ' - 5 " C E G H I Elev Eq. 1 Storage Men Women Display Kitchen Bar Dining Kitchen /Service Electrical Outdoor Accessory Dining/Bar PA PB PC PD PE P1 P6 P7 Mechramp up fi r e l a n e fire lane (13'-6" min clear, typ.) 14-15% 1 1/2 hour rated roll- down fire-shutter @ PL wall, activated by smoke detector (to be approved by modification / approved in concept) imaginary PL between buildings on the same lot Parking Structure - Level 1 S2 Occupancy/Open accessory use to S2 parking structure zero curb (e) sprinkler riser room (e) sidewalk loading addition to existing building (4 ' m i n ) 4' - 4 " up 10 ' - 7 3 / 4 " Existing Commercial Building loading principal structure @ upper level 15' - 4" setback to principal structure@ ground level 24' - 6" setback to 10' - 0" Service Area (e ) c o n c r e t e w a l k w a y Level 1-Restaurant en h a n c e d p a v i n g (w h e r e s h o w n ) face of new columns 4' security gate @ stair building fins w/ signage above (3) pl a n t e r planter net public rest. area 3,050 sf max se e A 0 . 1 - s i t e p l a n f o r p r o p o s e d ea s e m e n t i n f o r m a t i o n Dock Services M W up 28' - 0" drive (e)trash Office Trash Res.Trash Comm. Elevator 3 turf block (see site plan) S2 Occupancy open to exterior (existing) Entry planter pl a n t e r Elev Eq. 2 6" curb @ PL adj. to neighbor's parking ne w p e d e s t r i a n w a l k w a y (5 % m a x s l o p e ) up 6' - 0" 34' - 11"28' - 1"27' - 8"36' - 2"27' - 8"31' - 2"26' - 5" 4' glass windscreen P3 P4 P5P2 gas fireplace 8' - 0" 24' - 0" HP 11.65'+/- 2' - 5 3/8" 9' - 0" 8' - 6" 9' - 0" 1' - 2" 9' - 0" 8' - 6" 9' - 0" 1' - 2" 9' - 0" 8' - 6" 8' - 6" 9' - 0" 1' - 2"9' - 0" 8' - 6" 9' - 0" 1' - 7 3/4" 24' - 0" 8' - 0" typ. @ column 9' - 0" typ stall 8' - 6" 17 ' - 0 " 17 ' - 0 " 17 ' - 0 " 27 ' - 0 " 18 ' - 0 " @ 4% 4' - 0" 15' - 6" 14' - 0" 2' - 6" overhang 9' - 0 " 9 ' - 0 " 5 ' - 0 " 9 ' - 0 " setback at parking structure 23' - 0" 14' - 0" 16' - 0" 12' - 0" 12' - 0" 12' - 0" 1" . 5" . wa l k 4' - 0 " setback 6' - 0" 14' - 6" 2' - 6" 10' - 0" F.F. tbd 9' - 0 " 8' - 6 " 9' - 0 " 17 ' - 0 " 1 7 ' - 0 " 1 7 ' - 0 " lighting post -see lighting plan(future) 9' - 3" 8' - 6"2' - 0 " 24' - 0" 12' - 0" 24' - 0"24' - 0" 9' - 6" 15' - 4" 4' - 0 " 10' - 1" 17' - 5" 7' - 3" 1" t o P L 1-hr rated glazing assembly (adjacent to stair)1-hr rated glazing assembly (adjacent to stair) 7' - 0 " . stretcher accomodating elevator per CBC 2011 3002.4 ResidentialCommercial 4 A8 .ramp profile 17 ' - 0 " covered by existing floor above 7"/11" ext. stairs w/ transparent risers 7"/11" ext. stairs w/ transparent risers 3' - 0" 18' - 4" 7"/11" ext. stairs (e) ext. stairs Co u r t y a r d Op e n t o a b o v e edge of (e) commercial building above edge of (e) commercial building above 10' - 0" edge of Mixed-Use balconies above edge of (e) commercial building above (e) conc walkway 4' wide conc walkway expansion new 42" guardrail @ walkway, typ entire bayfront . 18' - 0" 8' - 6" 8' - 6" 9' - 0" drivable/flexible bollards for emergency vehicles 14' - 0" clear 28' - 6" +/-. 2hr hr wall proposed (1hr required based on imaginary PL location) protected opening required adjacent to exit path- water curtain proposed at opening per 2010 CBC 705.8.2 Dining Kitchen Stair Men Women (e) equipment in cabinets (not shown) 6' - 0 " Entry planter planter planter planter planter existing curbs to be removed 6" c u r b @ P L ex i s t i n g g u a r d r a i l t o r e m a i n 4' - 0 " water backflow preventer area (shaded) primary backflow preventer location (shaded) dn 6" curb 9'-4 x 17'4" flush transformer vault (shown hatched)pl a n t e r 8' - 0" 6" c u r b existing doors to be removed ne w d o o r t o b e a d d e d 9' - 0" 8' - 0" 9' - 0" 1' - 8" 9' - 6" 9' - 6" 9' - 6" 1' - 2" 10' - 0" 10' - 0" 2' - 0 " planter open to water below (e) public access stair on neighboring site 22 ' - 0 " t y p . 17' - 0" zero curb zero curb 11 ' - 8 " (e ) n e i g h b o r ' s s i g n b a s e imaginary PL for fire rated rated construction & opening protection only 10 ' - 3 " edge of (e) commercial building above valet drop-off & pick-up new wall (e) wall edge of (e) commercial balcony above se t b a c k 6' - 2 " new emergency vehicle egress (see site plan) water feature @ wall up enclosed kitchen w/ auto sliding doors D1 New ADA gangway (see 2/A0.1)(4) exterior steel structural columns 7"/11" ext. stairs dn dn 10' - 0" open to water below up 5' - 0 " 8 ' - 0 " 2 6 ' - 0 " 1 7 ' - 0 " 1 7 ' - 0 " 10 ' - 6 " open to water below 3' - 0" 6' - 6" open to water below 10 ' - 0 " 703 SF +/- 950 SF 3' - 8 " planter bench/planter planter planter planter planter pl a n t e r pl a n t e r pl a n t e r pl a n t e r 3' - 0" dn @ upper level 24' - 3" setback beyond bulkhead 31' - 6" proposed bldg. to public walkway 20' - 7" setback A6 1B open to water below up 3' - 0" 5" face of ped. walk 7' - 0" bike racks (see landscape) planter zero curb For proposed for curb cut (see civil) (e) restaurant matt washout area 3' - 6" 7' - 4" interior 5' - 8" int. 1.75 % max slope OWNER FILE MODIFIED: CURRENT SHEET ISSUE DATE: 2801 & 2751 W. Coast Hwy. Newport Beach, CA 10/20/2011 1:44:46 PM Earl's Landing - Mixed Use Ground Floor A1 October 19, 2011 Earl's Partners, LLC 901 Dove Street, Suite 270, Newport Beach, CA 92660 1/8" = 1'-0"1 First Floor Clouded Revisions Number Date Description A6 A6 A51 A5 2 1 2 1 A7 1 A7 Residence 1 2518 gross SF A A5 3 J. 2 5 24' - 0" 12' - 0" 24' - 0" 24' - 0" 8' - 0" 1' - 6" 2 A7 2 A7 F B 6431 Elevator 2 D Balcony 2 Balcony 3Balcony 1 C E G H I Elevator 1 PA PB PC PD PE P1 P6 P7 ramp downramp up up dn 15%15% shear wall im a g i n a r y P L full height 2-hr wall for horizontal exit Proposed Mixed Use Building Level 2-Residential (R2 occupancy) Existing Commercial Building Level 2-Office (accessory use to S2 occupancy, typ) Residential Garage 1 Residential Garage 2 Residential Garage 3 (S2 occupancy) sl o p e 1 : 1 2 m a x security gate ra m p 1 : 1 2 sh a f t 19 ' - 0 " . c l r , T y p Residence 2 2507 gross SF Residence 3 2309 gross SF updn all decks satisfy private open space req. as all exceed 5% of each unit's area 17' - 5" +/-10' - 0" new roof below dn Shared Entry Landing Entry Landing res. trash chute pr o p e r t y l i n e pr o p e r t y l i n e property line Op e n t o s k y & b e l o w 2.5 : 12 dn glass canopy @ entry below 10 ' - 8 " + / - t o P L 1" t o P L parking structure 23' - 0" setback to 24 ' - 0 " (3) building fins w/ signage (see A14) structure @ upper level 15' - 4" setback to principal principal structure @ upper level 24' - 6" setback todn P3 P4 P5P2 17' - 0" 17' - 0" 24' - 0" 4' - 1" 9' - 0" 8' - 6" 9' - 0" 1' - 2" 9' - 0" 8' - 6" 8' - 6" 9' - 0" 3' - 4" 24' - 0"17' - 0" 17' - 0" gas fireplace w/ cantilevered hearth 9' - 0 " 8' - 6 " 9' - 0 " 1' - 2 " 9' - 0 " 8' - 6 " 8' - 6 " 9' - 6 " 9' - 0 " 5' - 0" @11% 12 ' - 0 " 12 ' - 0 " 5' - 0" @4% Parking Structure - Level 2 typ. @ col. 9' - 0" typ. 8' - 6" 26' - 11 1/2" 6" 26 ' - 0 " 22' - 0"22' - 0" slope 1:20 dn 1-hr rated glazing assembly see A13 for conceptual unit layouts see A13 for conceptual unit layoutssee A13 for conceptual unit layouts 4' - 1" 7' - 3" 11' - 4"6' - 2" 1' - 4"3' - 4" 18' - 4" 4 A8 .ramp profile ne w ex i s t 17 ' - 0 " 17 ' - 0 " 220 sf 269 sf 215 sf 23' - 5" +/- clr 22' - 0" 23' - 6" +/- clr 23' - 6" +/- clr 5' - 5" dn ra m p 1 : 1 2 dn Co u r t y a r d Elevator 3 11' - 4 1/8" 10' - 0" horizontal exit allows use of adjacent "building's" stairs & elevator (approved in concept by buliding dept.) exterior walkway 8' - 6" 8' - 6" 3' - 0" W 7"R / 11"T ex t e r i o r w a l k w a y ex t e r i o r w a l k w a y 3' - 0" W 7"R / 11"T 3' - 0 " (e) Exterior Balcony (e ) E x t e r i o r B a l c o n y imaginary PL for fire rated construction & opening protection only sliding exit door (s)sliding exit door (s)sliding exit door (s) 2hr rated horizontal separation wall 3' - 0" W 7/11 5' - 0 " 9 ' - 0 " 8 ' - 6 " 9 ' - 0 " 1 ' - 2 " 9 ' - 0 " 8 ' - 6 " 9 ' - 0 " 27 ' - 0 " canopy/awing below (see A14) 2hr rated separation wall rated horizontal exit door w/ magnetic hold openers connected to smoke alarm painted line only (allows 26'-0" backup) rated corridor ra t e d c o r r i d o r Lobby 26' - 6" 35' - 0" D1 ramp 1:12 ex t e r i o r w a l k w a y dn u p 5' - 0" 8' - 1 0 " 5 ' - 0 " sh a f t sh a f t dnup A6 1B 24 ' - 3 " 2 ' - 0 " 2' - 0 " (accessory use to S2 occupancy, typ) (accessory use to S2 occupancy, typ) 2hr-rated windows in fire wall (per 2010 CBC 715.2) 2. 5 : 1 2 2' - 0" typ. signage- see elevations property line up dn 24' - 6" 3-sided glass elevator OWNER FILE MODIFIED: CURRENT SHEET ISSUE DATE: 1/31/13 2801 & 2751 W. Coast Hwy. Newport Beach, CA 10/19/2011 2:46:19 PM Earl's Landing - Mixed Use Second Floor A2 October 19, 2011 Earl's Partners, LLC 901 Dove Street, Suite 270, Newport Beach, CA 92660 1/8" = 1'-0" Second Floor Clouded Revisions Number Date Description A6 A51 A5 1 2 1 A7 1 A7 A A5 3 J. 2 5 2 A7 2 A7 F B 6431 Elevator Elevator Shared Entry Landing Op e n t o s k y & b e l o w D Balcony 4 Balcony 5 Balcony 6 C E G H I to p r i v a t e g a r a g e to p r i v a t e g a r a g e s PA PB PC PD PE P1 P6 P7 ramp down 2hr rated separation wall imaginary PL 42" 2-hr parapet (per bldg. dept. agreement) Parking Structure - Level 3 dn sh a f t 2558 gross SF 2356 gross SF 2307 gross SF dn Proposed Mixed Use Building Level 3-Residential (R2 occupancy) Residence 4 Residence 5 Residence 6 all decks satisfy private open space req. as all exceed 5% of unit area Existing Commercial Building Level 3-Office Residential Garage 5 Entry Landing res. trash chute pr o p e r t y l i n e pr o p e r t y l i n e property line Residential Garage 6 Residential Garage 4 principal structureupper level 15' - 4" setback principal structure @ ground level 24' - 6" setback to 10' - 0" P3 P4 P5P2 gas fireplace with cantilevered hearth 9' - 0 " 8' - 6 " 8' - 6 " 8' - 6 " 26 ' - 0 " 24' - 0" 17' - 0" 17' - 0" 4% 5' - 0" 15% 58' - 0" 8' - 6" 8' - 6" 5' - 5" 22' - 0"22' - 0"22' - 0" 1-hr rated glazing assembly see A13 for conceptual unit layouts see A13 for conceptual unit layoutssee A13 for conceptual unit layouts 4' - 0" 7' - 4" 11' - 4" 18' - 4" parking structure 23' - 0" setback to 4 A8 . ramp profile 218 sf 239 sf 215 sf 23' - 5" +/- clr 23' - 7" +/- clr 23' - 5" +/- clr 19 ' - 0 " c l e a r , t y p . ne w ex i s t Elevator 11' - 3 5/8" 10' - 0"17' - 4 3/4" 10' - 0" Co u r t y a r d ex t e r i o r w a l k w a y existing exterior walkway 17 ' - 0 " 30 ' - 4 " 17 ' - 0 " 17 ' - 0 " bollards 42" 2-hr parapet (per bldg. dept. agreement) horizontal exit 9' - 0" 8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6" 2' - 0" (accessory use to S2 occupancy, typ) ex t e r i o r w a l k w a y 12 ' - 3 " + / - 14 ' - 2 " + / - security gate sliding exit door (s)sliding exit door (s) sliding exit door (s) 2hr rated separation wall painted line only (allows 26'-0" backup) rated corridor ra t e d c o r r i d o r 6" 5% max 5' - 0" D1 FS = 33.27+/-slope 1:20 dn sl o p e 1 : 2 0 dn 8' - 6" typ. 8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6"5' - 6" 8' - 6" 8' - 6" 9' - 0" 1' - 6" sh a f t sh a f t dn A6 1B imaginary PL for fire rated construction & opening protection only 30 ' - 3 " 2 ' - 0 " 2' - 0 " rated horizontal exit door w/ magnetic hold openers connected to smoke alarm dn roof access ladder 25 . 0 0 0 3-sided glass elevator OWNER FILE MODIFIED: CURRENT SHEET ISSUE DATE: 1/31/13 2801 & 2751 W. Coast Hwy. Newport Beach, CA 10/19/2011 2:25:33 PM Earl's Landing - Mixed Use Third Floor A3 October 19, 2011 Earl's Partners, LLC 901 Dove Street, Suite 270, Newport Beach, CA 92660 1/8" = 1'-0" Third Floor Clouded Revisions Number Date Description A6 A6 A51 A5 2 1 2 1 A7 1 A7 A A5 3 J. 2 5 2 A7 2 A7 F B 6431 D C E G H I Mechanical Area 3: 1 2 mi n 3: 1 2 mi n 3: 1 2 mi n 3: 1 2 mi n 3: 1 2 mi n 3: 1 2 mi n PA PB PC PD PE P1 P6 P7 1: 1 2 1: 1 2 3: 1 2 mi n 3: 1 2 mi n Existing Commercial Building mechanical shaft flat roof @ elevator overrun mechanical shaft fl a t r o o f b e l o w fl a t r o o f b e l o w sloped glass canopy over landing flat roof (equipment & location tbd) flat roof @ elevator overrun flat roof @ elevator overrun existing flat roof (e) at perimeter of roof, typ. 6:12 +/- 3: 1 2 mi n 3: 1 2 mi n P3 P4 P5P2 Parking Structure ( for uppermost parking plan see 3rd floor plan) (e) Mechanical Well (e) parapet fl a t r o o f b e l o w 5' parapet/screen 5' parapet/screen potential PV panel array shown dashed, typ. (e) skylight over atrium (e) depressed mechanical area (mech units not shown) D1 fl a t r o o f A6 1B ro o f a c c e s s l a d d e r fl a t o v e r h a n g & me c h a c c e s s OWNER FILE MODIFIED: CURRENT SHEET ISSUE DATE: 1/31/13 2801 & 2751 W. Coast Hwy. Newport Beach, CA 10/19/2011 2:07:22 PM Earl's Landing - Mixed Use Roof Plan A4 October 19, 2011 Earl's Partners, LLC 901 Dove Street, Suite 270, Newport Beach, CA 92660 1/8" = 1'-0" Roof Plan Clouded Revisions Number Date Description Ground Floor 0" Second Floor 12' - 10" Third Floor 24' - 6" A J. 2 A7 FB Roof Peak 40' - 0" DC E G H I Flat Roof 35' - 0" Parking Level 2 15' - 0" Parking Level 3 24' - 5" PAPBPCPDPE p.l. 1 1 2 open to parking area open to parking beyond 12 10 8 119 9 5 88 7 16 6 beyond, w/ zinc 15 13 3 1 building fins (with attached double-sided signage - see A14) 17 16 painted light color @ underside of ramps/floors @ entrance cornice/awning - see A14 D1 19 4 3 Ground Floor 0" Second Floor 12' - 10" Third Floor 24' - 6" AJ. 2 A7 F B Roof Peak 40' - 0" D CEGHI Flat Roof 35' - 0" Parking Level 2 15' - 0" Parking Level 3 24' - 5" PD PE 1 22 5 3 10 11 9 4 17 glass windscreen @ outdoor dining 4' - 0 " 8 18 D1 Ground Floor 0" AJ. 2 A7 F B Roof Peak 40' - 0" Roof Peak 40' - 0" D CEGHI Flat Roof 35' - 0" Flat Roof 35' - 0" Parking Level 2 15' - 0" Parking Level 3 24' - 5" PA PB PC PD PE 1 @ building finwall-see A14 (w/ double-sided signage) 2 7 6 16 typ, @ parking structure open to parking area open to ramp beyond 15existing building open to existing service area beyond see West Interior Elevation for new mixed use building beyond 9 8 8 1 7 3 PL D1 1 2 3 4 5 6 7 8 9 10 zinc metal roofing or siding parklex siding (natural wood encased in a uv resistant finish) dark grey ceramic tile clear glass in a narrow profile metal frame horizontal louvers - to match #2 above landscape metal mesh for creeping vines (vines not shown) architectural concrete guard-w/ stainless steel cable rails (w/ wood toprail @ building) frameless glass storefront 3-sided glass elevator tower and cab 11 12 13 14 zinc clad slab door roll-up door w/zinc or opaque glass panels guard - glass w/ stainless guardrail (glass to be etched or fritted) frameless glass door(s) 15 exist. bldg. w/ wood siding, shingle siding, & wood shingle roof 16 natural grey concrete sacked 17 glass entry canopy 18 wood framed operable windows (or doors) 19 perforated stainless steel guardrail panels OWNER FILE MODIFIED: CURRENT SHEET ISSUE DATE: 1/31/13 2801 & 2751 W. Coast Hwy. Newport Beach, CA 10/28/2011 2:50:40 PM Earl's Landing - Mixed Use Elevations A5 October 19, 2011 Earl's Partners, LLC 901 Dove Street, Suite 270, Newport Beach, CA 92660 1/8" = 1'-0" East Elevation 1/8" = 1'-0" West Interior Elevation 1/8" = 1'-0" West Elevation Material Legend Clouded Revisions Number Date Description Second Floor 12' - 10" Third Floor 24' - 6" 1 A7 Roof Peak 40' - 0" Flat Roof 35' - 0" Parking Level 2 15' - 0" Parking Level 2 15' - 0" Parking Level 3 24' - 5" Parking Level 3 24' - 5" P1P6P7 neighboring parcel's "view corridor" 45' - 0" 1 1 2 13 3@ wall beyond 1 14 typ @ parking structure beyond 15 beyondbeyond beyond 1 beyond 16 typ, @ parking structure 7 13 PL PL 16 P3P4P5 P2 beyond w/ zinc panels 12 1 @ (3) building signage fins - See A14 for more info beyond, glass 19 typ, @ parking structure beyond15 @ wall beyond beyond4beyond open to parking beyond open to parking beyondopen to parking beyondopen to parking beyond 3 water feature 3 Ground Floor 0" Second Floor 12' - 10" Third Floor 24' - 6" 1 A7 5' - 0 " 10 ' - 6 " 11 ' - 8 " 12 ' - 1 0 " 2 5 bulkhead min. 9' - 0" 6431 Roof Peak 40' - 0" Flat Roof 35' - 0" neighboring parcel's "view corridor" 45' - 0" 1 3 14 5 1 1815 1 @ slab edge 9 17 proposed signage (dashed) see sheet A15 1' - 4 1 / 4 " (nav 88) PL PL Existing Building proposed signage (dashed) see sheet A15 proposed signage (dashed) see sheet A15 5 10 8 beyond4 boat docks 1 1 2 3 4 5 6 7 8 9 10 zinc metal roofing or siding parklex siding (natural wood encased in a uv resistant finish) dark grey ceramic tile clear glass in a narrow profile metal frame horizontal louvers - to match #2 above landscape metal mesh for creeping vines (vines not shown) architectural concrete guard-w/ stainless steel cable rails (w/ wood toprail @ building) frameless glass storefront 3-sided glass elevator tower and cab 11 12 13 14 zinc clad slab door roll-up door w/zinc or opaque glass panels guard - glass w/ stainless guardrail (glass to be etched or fritted) frameless glass door(s) 15 exist. bldg. w/ wood siding, shingle siding, & wood shingle roof 16 natural grey concrete sacked 17 glass entry canopy 18 wood framed operable windows (or doors) 19 perforated stainless steel guardrail panels Second Floor 12' - 10" Third Floor 24' - 6" 1 A7 Roof Peak 40' - 0" Flat Roof 35' - 0" Parking Level 2 15' - 0" Parking Level 2 15' - 0" Parking Level 3 24' - 5" Parking Level 3 24' - 5" P1P6P7P3P4P5P2 neighboring parcel's "view corridor" 45' - 0" 3 typ @ parking structure 7 PL PL 16 1 @ (3) building signage fins - See A14 for more info open to parking beyond 16 typ, @ parking structure 19 typ, @ parking structure (elevation shows a depth of the first 95' +/- of site)3 water feature OWNER FILE MODIFIED: CURRENT SHEET ISSUE DATE: 1/31/13 2801 & 2751 W. Coast Hwy. Newport Beach, CA 10/28/2011 2:51:46 PM Earl's Landing - Mixed Use Elevations A6 October 19, 2011 Earl's Partners, LLC 901 Dove Street, Suite 270, Newport Beach, CA 92660 1/8" = 1'-0"1 North Elevation 1/8" = 1'-0"2 South Elevation Material Legend Clouded Revisions Number Date Description 1/8" = 1'-0"1B North Elevation-Parking Structure Ground Floor 0" Second Floor 12' - 10" Third Floor 24' - 6" 1 A7 25 12 ' - 1 0 " 1 1 ' - 8 " 1 0 ' - 6 " 5 ' - 0 " 6 4 3 1 PL Residential Residential Residential Residential Residential Residential Office Addition Roof Peak 40' - 0" Mech Area Flat Roof 35' - 0" Mech Area Sh a f t El e v a t o r Restaurant Restaurant El e v a t o r ground level setback 24' - 6" upper level setback 15' - 4" (e) Office (e) Office (e) Service Area (e) Balcony PL Temp. Level 1 0" Ground Floor 0" Second Floor 12' - 10" Third Floor 24' - 6" Newport Bay @ Mean Sea Level Public walkway 10' Balcony A J. PL PL bulkhead min. 9' - 0" Parking Level 3 Existing bulkhead (to be replaced- see sheet 2/A0.1) Residential Residential 2 A7 FB Roof Peak 40' - 0" DC E G H I Flat Roof 35' - 0" 40 ' - 0 " A F F 10 ' - 6 " 11 ' - 8 " 12 ' - 1 0 " Parking Level 2 15' - 0" Parking Level 3 24' - 5" PAPBPCPDPE 5' - 0 " Residential Garage 2 Residential Garage 5 Kitchen /Service Display KitchenDining 9" +/- Mech Area (FF @ interior= 10.35 Nav 88) Parking Level 2 Parking Level 1 9' - 5 " 35 ' - 0 " 5' - 0 " Established Grade 10.92' for the purpose of measuring structure height (see A11) 35' max height for flat roofs 40' max height for sloped roofs 24' - 2" upper floor setback Nav 88) 15 ' - 0 " 9' - 5 " 1' - 2 " slope 2% +/- slope 2% +/- (1 0 ' m i n c l r ) 12 ' - 0 " 5' - 0 " Balcony 13 ' - 6 " m i n c l e a r @ em e r g e n c y a c c e s s (s e e A 0 . 1 ) D1 New walkway T-pile (see sheet 2/A0.1) Temp. Level 1 0" 10' - 0" cantilevered building 9' - 5 " @11% 5' - 0" @11% 5' - 0" @ 4% 5' - 0" 58' - 0" @15% 91' - 1" @ 15% @4% 5' - 0" THIRD LEVEL SECOND LEVEL GROUND LEVEL SECOND LEVEL GROUND LEVEL VA R I E S OWNER FILE MODIFIED: CURRENT SHEET ISSUE DATE: 1/31/13 2801 & 2751 W. Coast Hwy. Newport Beach, CA 10/19/2011 2:39:19 PM Earl's Landing - Mixed Use Sections A7 October 19, 2011 Earl's Partners, LLC 901 Dove Street, Suite 270, Newport Beach, CA 92660 1/8" = 1'-0"2 Section 2 1/8" = 1'-0"1 Section 1 1/8" = 1'-0"3 Ramp Profiles Clouded Revisions Number Date Description Mech Elevator ramp up 15% Parking Structure - Level 1 ze r o c u r b wa l k (e) sprinkler riser room (e ) s i d e w a l k up (e)trash loading (e) Service Area V V V V R R R V V V VA A V RP RP V V V V V V V V V V V V V V V V V V V 8' - 0" 24' - 0" typ. @ col. 9' - 0" 24 ' - 0 " 8' - 6" 8' - 6" 9' - 0" V A V V 8' - 0" VP 24' - 0"2' - 5"9' - 0" 8' - 6" 9' - 0" 1' - 2" 9' - 0" 8' - 6" 9' - 0" 1' - 2" 9' - 0" 8' - 6" 8' - 6" 9' - 0" 1' - 2" 9' - 0" 8' - 6" 9' - 0" 1' - 8" 5' - 0 " 8 ' - 0 " 2 6 ' - 0 " V V V V A A up 2. 9 % + / - V V V V V V see site plan for proposed driveway approach @ 4% 5'. typ. 8' - 6" 28' - 0" 16' - 0" 12' - 0" VP VP 29 ' - 4 " S= 0 stalls A= 5 stalls V= 46 stalls R= 9 stalls Total =60 stalls available this level 17 ' - 0 " 1 7 ' - 0 " 1 7 ' - 0 " 4 ' - 0 " 5 " 15' - 6"2' - 6" 9' - 0 " 8 ' - 6 " 9 ' - 0 " 14' - 6" .2' - 6" 22 ' - 0 " 22 ' - 0 " 22 ' - 0 " 22 ' - 0 " wa l k 9' - 0" 8' - 0" 9' - 0" 1' - 8" 9' - 6" 0" 9' - 6" 9' - 6" 1' - 2" 10' - 0" 10' - 0" for emergency vehicles 14' - 0" clear 4' - 0 " 16 ' - 7 " 27' - 0" loading 24' - 0"33' straight body truck hammerhead turning 33' truck 1st pass & straightened 33 ' s t r a i g h t b o d y tr u c k t u r n i n g 12' - 0" 12' - 0" 9' - 0 " 5' - 0 " 9' - 0 " 9' - 0 " 18' - 0" VP V RP RP 18 ' - 0 " 2 7 ' - 0 " 1 7 ' - 0 " 1 7 ' - 0 " 1 7 ' - 0 " 17' - 0" valet drop-off & loading 17 ' - 0 " . RP RP Elevator ramp downramp up Parking Structure - Level 2 Residential Garage 1 Residential Garage 2 Residential Garage 3 S=0 stalls T=32 stalls V=8 stalls M=3 stalls Total =40 stalls available this level (total not including 3 motorcycle stalls) dn. up. 19 ' - 0 " c l e a r T T T T T T T T T T T T T TT TT TT TT TT TT TT 9' - 0 " 8' - 6 " 9' - 0 " 1' - 2 " 9' - 0 " 8' - 6 " 8' - 6 " 9' - 6 " typ. @ col. 9' - 0" typ. 8' - 6" 24 ' - 0 " 17' - 0" 17' - 0" 24' - 0" 4' - 1" 9' - 0" 8' - 6" 9' - 0" 1' - 2" 9' - 0" 8' - 6" 8' - 6" 9' - 0" 3' - 4" 24' - 0" 17' - 0"17' - 0" T 9' - 0 " T V V V V T V V V V VV 9" 9' - 0 " 8' - 6 " 9' - 0 " 1' - 2 " 9' - 0 " 8' - 6 " 9' - 0 " 27 ' - 2 " . 5' - 0 " 29 ' - 4 " pa i n t e d l i n e o n l y (a l l o w s 2 6 ' - 0 " b a c k u p ) 24' - 0" 26 ' - 0 " painted line only (allows 26'-0" backup) 26' - 11" . 22' - 0"22' - 0" 26' - 2" 17 ' - 0 " 17 ' - 0 " 5' - 5" 22' - 0" 2 stalls shown for back-up distance 24' - 4" 24' - 4" 26' - 2" typ. 10' - 0" M M M dn 24' - 8"dn dn dn u p 24' - 0" . 24' - 0" 24' - 0" Elevator ramp down Parking Structure - Level 3 Residential garage 6 Residential garage 5 Residential garage 4 19 ' - 0 " . c l r , T y p S S S S S S S S S S S S S S SV S=25 stalls V= 9 stalls Total=34 stalls available this level dn. 26 ' - 0 " 9' - 0 " 8' - 6 " 8' - 6 " 8' - 6 " painted line only (allows 26'-0" backup) 22' - 0" typ. 9' - 1" 8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6"2' - 0"24' - 0" 17' - 0" 17' - 0" 17 ' - 0 " 5' - 5" 8' - 6" 8' - 6" S S S S S S S S S S dn dn V V V V V V V V 2 stalls shown for back-up distance 5' - 6" 9' - 11" 8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6"8' - 6" 8' - 6" 9' - 0" 17 ' - 0 " 3 0 ' - 4 " 1 7 ' - 0 " Mech Elevator ramp up Parking Structure - Level 1 ze r o c u r b wa l k (e) sprinkler riser room (e ) s i d e w a l k up (e)trash loading (e) Service Area V V V V R R R V V V VA A V RP RP V V V V V V V V V V V V V V V V V V V V A V V VP V V V V A A up V V V V V V see site plan for proposed driveway approach VP VP S=0 stalls A=5 stalls V=46 stalls R=9 stalls Total =60 stalls available this level wa l k loading VP V RP RP valet drop-off & loading. RP RP Elevator ramp downramp up Parking Structure - Level 2 Residential Garage 1 Residential Garage 2 Residential Garage 3 dn. up. TT TT TT TT TT S=0 stalls T=10 stalls V=30 stalls M=3 stalls Total =40 stalls available this level (total not including 3 motorcycle stalls) V V V V V V V V V V V VV VV VV V V V V V V V V V V V VV M M M dn 24' - 8"dn dn dn u p Elevator ramp down Parking Structure - Level 3 Residential garage 6 Residential garage 5 Residential garage 4 dn. S=0 stalls T=0 stalls V=42 stalls Total =42 stalls available this level 17 ' - 0 " dn dn V V V V V V V V V V V V V V V V V V VV V V V V V V V V V V V V V V VP VP VP VP VP VP8' - 0 " VP 37' - 6" 24' - 0" 24' - 1" 25' - 6" 17' - 0" 35 ' - 0 " 8 ' - 6 " 38' - 11" 30' - 6" 5' - 6" 27' - 6" 22 ' - 4 " VP 9' - 5 " @11% 5' - 0" @11% 5' - 0" @ 4% 5' - 0" 58' - 0" @15% 91' - 1" @ 15% @4% 5' - 0" THIRD LEVEL SECOND LEVEL GROUND LEVEL SECOND LEVEL GROUND LEVELVA R I E S OWNER FILE MODIFIED: CURRENT SHEET ISSUE DATE: 1/31/13 2801 & 2751 W. Coast Hwy. Newport Beach, CA 10/19/2011 2:40:29 PM Earl's Landing - Mixed Use Parking Plans A8 October 19, 2011 Earl's Partners, LLC 901 Dove Street, Suite 270, Newport Beach, CA 92660 1/16" = 1'-0"1 First Floor - Daytime 1/16" = 1'-0"2 Second Floor - Daytime 1/16" = 1'-0"3 Third Floor - Daytime Parking Legend S = Self parking A = Accessible, self parked T = Tandem, self parked (both stalls are assigned to the same tenant) V = Valet parked R = Restaurant employee assigned only P = Peak parking times only (not to be normally used) M=Motorcycle stall, (not currently counted by city for parking supply, stalls size proposed = 5'x10') Note: See "Parking Operation Plan" for additional assigned areas & additional information 1/16" = 1'-0"5 First Floor - Night & Weekend 1/16" = 1'-0"6 Second Floor - Night & Weekend 1/16" = 1'-0"7 Third Floor - Night & Weekend 1/16" = 1'-0"4 Ramp Profiles Clouded Revisions Number Date Description OWNER FILE MODIFIED: CURRENT SHEET ISSUE DATE: 1/31/13 2801 & 2751 W. Coast Hwy. Newport Beach, CA 10/28/2011 2:45:38 PM Earl's Landing - Mixed Use 3D Views A10 October 19, 2011 Earl's Partners, LLC 901 Dove Street, Suite 270, Newport Beach, CA 92660 1 Perspective 12Perspective 2 3 Perspective 34Perspective 4 Clouded Revisions Number Date Description OWNER FILE MODIFIED: CURRENT SHEET ISSUE DATE: 1/31/13 2801 & 2751 W. Coast Hwy. Newport Beach, CA 10/28/2011 2:56:04 PM Earl's Landing - Mixed Use 3D Views A9 October 19, 2011 Earl's Partners, LLC 901 Dove Street, Suite 270, Newport Beach, CA 92660 1 3D View 123D View 2 3 3D View 343D View 4 Clouded Revisions Number Date Description bulkhead EXISTING COMMERCIAL BUILDING Office addition to exist bldg. Existing Covered Service Area Existing Property Lines Buildable Area = Property Area (seeking exception from bulkhead setback) Approximation of building footprint with a 4-sided polygon (shown hatched) Corner (1) existing grade =12.01'+/- (@ existing planter) For purposes of grade establishment portions of site beyond bulkhead are not being considered Corner (4) FS =10.30'+/- (@ existing concrete sidewalk) Corner (3) FS =9.97'+/- (@ existing concrete sidewalk) Corner (2) FS =11.40'+/- (@ existing concrete) Site is sloped 5% or less Establshed Grade (for determining building height) = 12.01+10.30+9.97+11.40 /4 = 10.92' Existing FF = 10.35' Existing Building to be removed (not shown) has existing FF = 10.80' (see also existing survey) Note all elevations given use Nav 88 benchmark PROPOSED MIXED-USE BUILDING PROPOSED PARKING STRUCTURE exist bulkhead FF = 10.35' OWNER FILE MODIFIED: CURRENT SHEET ISSUE DATE: 1/31/13 2801 & 2751 W. Coast Hwy. Newport Beach, CA 10/19/2011 2:43:34 PM Earl's Landing - Mixed Use Grade Establishment A11 October 19, 2011 Earl's Partners, LLC 901 Dove Street, Suite 270, Newport Beach, CA 92660 Clouded Revisions Number Date Description A5 2 1 A7 1 A7 A J. 2 2 A7 2 A7 F B 6431 D C E G H I PD PE Residence 1 24' - 0" 12' - 0" 24' - 0" 24' - 0" Elevator 2 Deck DeckDeck Elevator 1 Elevator updn dn Residential Garage 1 Residential Garage 2 Residential Garage 3 dn sl o p e 1 : 1 2 m a x security gate ra m p 1 : 1 2 sh a f t Residence 2 Residence 3 updn up dn all decks satisfy private open space req. as all exceed 5% of each unit's area ra m p 1 : 1 2 dn dn Shared Entry Landing Entry Landing 1: 2 0 m a x pr o p e r t y l i n e Op e n t o b e l o w dn sh a f t dn gas fireplace ra m p 1 : 1 2 slab warps 4" down to ramp dn B BR C O/G B L BR B D KL B L L B BR O/BR MEDIA / OFFICE C P BR B L K D L C BR C P DBR B K C C CB D1 sh a f t A5 2 1 A7 1 A7 AA J.J. 2 5 2 A7 F F BB 6431 DD CC EE GG HH II PD PE PE Elevator Elevator Shared Entry Landing Op e n t o b e l o w Deck Deck Deck to p r i v a t e g a r a g e dn sh a f t dn Residence 4 Residence 5 Residence 6 interior loft bedrooms receives natural light & natural ventilation from clerestory above, typ. Residential Garage 5 Entry Landing Residential Garage 6 Residential Garage 4 dn gas fireplace w/ cantilevered hearth 34.77 ra m p 1 : 1 2 dn res. trash chute Op e n t o b e l o w B C L P B CL K BR B BR K P B C K B BR D L C B L D BR C B B C L D L BR BR loft sleeping area 50% min open to Living room sliding screen wall, typ. D1D1 sh a f t sh a f t 1/8" = 1'-0"2 Second Floor 1/8" = 1'-0"3 Third Floor OWNER FILE MODIFIED: CURRENT SHEET ISSUE DATE: 1/31/13 2801 & 2751 W. Coast Hwy. Newport Beach, CA 10/19/2011 2:44:15 PM Earl's Landing - Mixed Use Residential Units (Conceptual) A13 October 19, 2011 Earl's Partners, LLC 901 Dove Street, Suite 270, Newport Beach, CA 92660 Clouded Revisions Number Date Description Ground Floor 0" Roof Peak 40' - 0" Flat Roof 35' - 0" Parking Level 2 15' - 0" Parking Level 3 24' - 5" PAPBPCPD 28 ' - 1 0 " + / - 13 ' c l e a r , t y p Coast Highway 100' - 0" ROW exist. sidewalk 11' - 8" +/- sign projects 2'-2" over public sidewalk (allowed a maximum of 5' per NBZC 20.42.080) projecting portion of sign is less than 20 sf2' - 2" Parking Level 1 Ramp Ramp Parking Level 3 Parking Level 2 proposed height to be measured from back of sidewalk, (director to determine if appropriate) concrete elevation varies 11.85-12.42 Nav 88 @ (3) sign locations proposed max height of building fins = ele 41.00 (nav 88)2' - 5" Mech PRIMARY FRONTAGE SIGN 1 for (westerly) Restaurant Tenant (Sign attached to building fin walls ) example of possible sign copy - exact copy to be determined Notes: 1. (3) primary tenant frontage signs proposed 2. Internally illuminated sign with dark colored background, typ. 3. All (3) primary frontage signs have the same dimensions and specs (see elevation #2 for typ. dimensions & areas) 4. See section #5, and elevation #2 for portion projecting into the public ROW Zinc horizontal panels on building fin walls (to match zinc panels used elsewhere on buidings)1 PRIMARY FRONTAGE SIGN 3 for (easterly) Restaurant Tenant see elevations #1 & #2 for typ notes and dimensions proposed sign area (shown shaded) 4' - 6" 5' - 1 0 " 9' - 0 " sign area 40.5 sf total projecting portion 19.5 sf 2' - 2" Notes: 1. Double-sided sign (per NBZC 20.42.060 "only one-face shall be counted in computing the permitted area of the sign" as the sign cabinet shall be less than 2' thick) 2. Total proposed buiding signage area at primary frontage = 3x40.5 sf = 122 sf 3. Total allowable buiding signage area at primary frontage= 1.5 sf x 218' = 327 sf (per NBZC table 3-16) 4. Max allowable individual buiding signage area = 75 sf max per sign (per NBZC table 3-16) 5. Onsite are three proposed buildings (commercial, mixed-use, and parking structure) and three primary commercial tenants. We are requesting (3) primary building frontage signs.pr o p e r t y l i n e see example elevation #1 for example sign copy - exact copy to be determined PRIMARY FRONTAGE SIGN 2 for Yacht Broker Tenant proposed max elevation height 41.00 Nav88 2' - 4"2' - 2" Ground Floor 0" Second Floor 12' - 10" Third Floor 24' - 6" Parking Level 2 15' - 0" Parking Level 3 24' - 5" 13' - 6" min. clear cr a s h b a r - 1 3 ' - 6 " c l e a r f o r ve h i c l e s e n t e r i n g s t r u c t u r e zinc metal parking entry canopy/awning Signage support "trapease" bar with concealed light (directed to canopy) Directional signage 8" & 12" channel letters PL (finish floor of commercial space 6/A14 4' - 0 " solid automobile screening wall 1 Second Floor 12' - 10" Third Floor 24' - 6" Roof Peak 40' - 0" Flat Roof 35' - 0" Parking Level 2 15' - 0" Parking Level 3 24' - 5" 3 A14 5 A14 2 A14 4 A14 easterly building fin #3 w/ signage1 PL PL building fin #2 w/ signage1 westerly building fin #1 w/ signage1 metal entry canopy/awning1 A14 6 4 A14 OWNER FILE MODIFIED: CURRENT SHEET ISSUE DATE: 1/31/13 2801 & 2751 W. Coast Hwy. Newport Beach, CA 10/28/2011 2:54:25 PM Earl's Landing - Mixed Use Signage Front A14 October 19, 2011 Earl's Partners, LLC 901 Dove Street, Suite 270, Newport Beach, CA 92660 1/8" = 1'-0"5 Primary Signage 1/4" = 1'-0"1 Westerly Sign (fin #1) 1/4" = 1'-0"3 Easterly Sign (fin #3) 1/4" = 1'-0"2 Middle Sign (fin #2) 8 View from Starbucks 7 View from Vespa Store 1/4" = 1'-0"4 Directional Signage Section 1/8" = 1'-0"9 North Elevation - Signage 1/4" = 1'-0"6 Parking Directional Signage Clouded Revisions Number Date Description Ground Floor 0" Second Floor 12' - 10" Third Floor 24' - 6" bulkhead min. 9' - 0" Roof Peak 40' - 0" Flat Roof 35' - 0" A15 1 A15 2 A15 3 Bayfront Sign #3Bayfront Sign #2Bayfront Sign #1 C2 11' - 6" C3 23' - 0" Yacht broker sign - signage copy to be determined (see elevation #1 for typical notes) CH 3rd floor 6' - 0 " 6' - 0" CH 2nd floor Ground Floor 0" Second Floor 12' - 10" 4 A15 6' - 0" 6' - 0 " easterly restaurant - signage copy to be determined (see elevation #1 for typical notes) 10 ' - 7 " Building Sign on secondary frontage. Wall mounted building sign=36 sf (mounted in front of guardrail) Building Sign on secondary frontage (wall mounted building sign=36 sf) exterally illuminated sign - goose neck downlight for signage lighting only sample copy for westerly restaurant Notes: 1. see elevation #2 for dimensions 2. Sign shall be less than 12" thick (per 20.42.080.i.5) 3. Bayfront frontage =218 ft 4. There are (3) buildings onsite: commercial, mixed-use, & parking structure. Proposing (3) building signs on secondary (bayside) frontage Ground Floor 0" Second Floor 12' - 10" Third Floor 24' - 6" Roof Peak 40' - 0" Flat Roof 35' - 0" 2' - 3 " 10 ' - 7 " + / - 2 cantilevered small diameter uplights 3' - 9 " 6' - 0 " Temp. Level 1 0" 9' - 0 " Public WalkwayDock Gangway OWNER FILE MODIFIED: CURRENT SHEET ISSUE DATE: 1/31/13 2801 & 2751 W. Coast Hwy. Newport Beach, CA 10/28/2011 2:46:11 PM Earl's Landing - Mixed Use Signage Rear A15 October 19, 2011 Earl's Partners, LLC 901 Dove Street, Suite 270, Newport Beach, CA 92660 1/8" = 1'-0"4.South Elevation - Signage 1/4" = 1'-0"2 Bayfront Signage 2 Elevation 1/4" = 1'-0"3 Bayfront Signage 3 Elevation 1/4" = 1'-0"1 Bayfront Signage 1 Elevation 1/4" = 1'-0"4 Signage Section Clouded Revisions Number Date Description A J. 2 5 F B 6431 D C E G H I PA PB PC PD PE P1 P6 P7P3P4P5P2 D1 WW1 WW1 WW1 WW1 WW1 WW2 WW2 WW1 PP1 PP1 PP1 PP1 PP1 PP1 BB1 BB1 BB1 BB1BB1BB1BB1 BB1 BB1BB1BB1BB1BB1 BB1 BB1 BB1 BB1 BB1 BB1 BB1 BB1 BB1 BB1 BB1 BB1 BB1 BB1 BB1 AA1 AA1 BB2 BB2 BB2 BB2 BB2 XX1 XX1 XX1 WW1 WW1 WW2 DD1 WW2 WW2 WW2 F1 F1 F1 F2 F2 F2 F1F1 D1 D1 D1 D1 D1 D1 D1 D1 D1 D1 D1 D1 D1 D1 D1 D1 F2 F2 F2 F2 F2 F2 D1 D1 D2 D2 D2 D2 D2D2D3D2D2D2D2D2 D3 D3 WW2 LL3 BB1 UU1UU1 UU1UU1 UU1UU1 J J J J J W1 W1 W1W1 W1 W1 W1 W1 W1 W1W1 W1 W1 W1 W1 W1W1W1 W1 W1 AA2 AA2 UU1 UU1 UU1 UU1 UU1 UU1 W1 W1 W1 W1 (12)UU2(3)UU2 J TBD J TBD (2) FF1 (2) FF1 (2) FF1 (2) FF1 (2) FF1 WW3 WW3 LL2 J SIGNAGE W1 A J. 2 5 F B 6431 D C E G H I PA PB PC PD PE P1 P6 P7P3P4P5P2 D1 WW2WW2 WW2WW2 WW2WW2 WW3 SL1 WW2 WW2 LL2 LL2 LL2 LL2 LL2 SL1 SL1 SL1 SL1 WW2 WW2 WW5 WW5 WW5 WW2 UU3 UU3 UU3 UU3 UU3 UU3 UU3 LL3 F1F1F1F1F1F1 F1 W1 W1 W1W1W1 W1 W1 W1 W1 W1 W1 W1 W1W1 W1 W1 F1F1 W1 W1 W1 W1 W1 W1 W1 W1W1 W1 W1 W1 W1 WW5 WW5 WW5 WW5 SL2 SL2 SL2SL2SL2SL2SL2 SL2 SL2 SL2SL2SL2SL2SL2 SL2 SL2 WW2WW2 SL3 SL3 SL3 SL3 SL3 SL3 SL3 SL3 SL3SL3 SL3 WW2 AA J.J. 2 5 F F BB 6431 DD CC EE GG HH II PA PB PC PD PE PE P1 P6 P7P3P4P5P2 D1D1 WW2 WW2 WW2 WW2 WW2 WW2 WW2 SL1 WW2 SS1 SS1 SS1 SS1 SS1SS1SS1SS1SS1SS1SS1SS1SS1SS1SS1SS1SS1SS1SS1SS1SS1SS1SS1SS1SS1 WW2 LL2 LL2 WW2 SL1 SL1 SL1 SL1 LL2 WW4 WW4 WW4 WW4 WW4 WW4 WW4 PP2 PP2 PP2 PP2 WW4WW4WW4 WW2 LL2 LL3 SS1 SS1 SS1 SS1 SS1 SS1 SS1 SS1 SS1 SL3 SL3 SL3 SL3 SL3 SL3 SL2 SL2 SL2SL2SL2SL2SL2 SL2 SL2 SL2SL2SL2SL2SL2 WW2