HomeMy WebLinkAbout01 -West Marine - MD2013-005 - PA2013-040COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92660
(949) 644 -3200 Fax: (949) 644 -3229
www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
April 25, 2013
Agenda Item No. 1
SUBJECT: West Marine - (PA2013 -053)
3425 & 3433 Via Lido
Modification Permit No. MD2013 -005
APPLICANT: Perkowitz + Ruth Architects — Sean Unsell
PLANNER: Jaime Murillo, Associate Planner
(949) 644 -3209, jmurillo @newportbeachca.gov
ZONING DISTRICT /GENERAL PLAN
• Zone: CG (Commercial General)
• General Plan: CG (General Commercial)
PROJECT SUMMARY
In conjunction with proposed exterior facade renovations associated with tenant
improvements for West Marine, the applicant is requesting approval of a modification
permit to allow the height of two architectural tower elements to exceed the base height
limit of 31 feet for sloped roofs by an additional 3 feet.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. — approving Modification Permit
No. MD2013 -005 (Attachment No. ZA 1).
DISCUSSION
• The existing building has operated as a supermarket since its initial construction
in 1948. However, the building is currently undergoing interior and exterior
alterations in conjunction with tenant improvements for West Marine, a retail
boating and fishing store. As part of this remodel, the westerly entrance into the
building is being relocated, the northerly entrance is being eliminated, and the
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West Marine Towers
April 25, 2013
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easterly entrance will remain. To clearly identify the entrances into the remodeled
retail building, the applicant is proposing to construct two new tower elements.
• Section 20.30.060.D.2 of the Newport Beach Municipal Code permits
architectural features with a height greater than that allowed for a sloped roof (31
feet) subject to the approval of a modification permit. In this case, the applicant is
proposing two architectural tower features at a height of 34 feet.
• Consistent with the nautical themed architectural style of the exterior remodel,
the theme of the proposed towers were derived from a conceptual light house
design incorporating backlit frosted glass and white vertical columns cladded with
wood siding. The tower elements do not add floor area, but rather are of an open
nature on the ground level and provide a protected entry canopy for the business
• The existing building currently measures 31 feet 9 inches in height and was
constructed prior to the establishment of the 26 -foot base height limitation for flat
roofs and 31 -foot base height limitation for sloped roofs. The proposed tower
elements measure approximately 2 feet 3 inches higher than the height of the
existing building. Within the context of a 4.8 -acre site, the tower features are minor
projections.
• The tower facing Newport Boulevard is setback approximately 227 feet from the
Newport Boulevard right -of -way. The tower facing Via Oporto is setback
approximately 139 feet from the Via Oporto right -of -way and 131 feet from the
Via Lido right -of -way. Given these distances, staff believes the increase in height
is negligible and will not result in heights that are out of scale with surrounding
development.
• The Zoning Code is the primary tool used by the City to carry out the goals,
objectives, and policies of the General Plan. Section 20.16.020 of the Zoning
Code also requires compliance with other adopted criteria, guidelines, and
policies adopted by the City related to the use and development of land. In this
case, the Lido Village Design Guidelines are applicable. Both the General Plan
and Lido Village Design Guidelines includes design principles that encourage the
modulation of building masses, elevations, and rooflines to promote visual
interest. The intent of the architectural tower elements is to establish an identifying
feature for the anchor retail building visible from Newport Boulevard and Via Lido
and to identify the two entries. Strict application of the base height limits would
eliminate the ability to provide this enhanced architectural treatment encouraged by
both the General Plan and Lido Village Design Guidelines.
The proposed towers are solely architectural features that are minor in nature,
similar to the approximately 43- foot -high tower of the adjacent historic Lido Theater,
which has not proven detrimental to the visual quality of the area. In addition, a
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West Marine Towers
April 25, 2013
Page 3
condition of approval has been included to limit the illumination of the tower to soft
accent lighting at night so as not to become a visual nuisance and to control
potential light and glare impacts.
• Staff believes the findings for approval can be made and are included in the
attached draft resolution.
ENVIRONMENTAL REVIEW
The project qualifies for Class 1 (Exitsing Facilities) categorical exemption, Section
15301 of the California Environmental Quality Act. This exemption authorizes the minor
alteration of existing structures involving negligible or no expansion of use. The
proposed towers are solely architectural design elements that do not increase the
structures overall floor area and only increase the overall height of the structure by 2
feet 9 inches (6.6 percent).
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of
property within 300 feet of the boundaries of the site (excluding intervening rights -of-
way and waterways) including the applicant and posted on the subject property at least
10 days prior to the decision date, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at
City Hall and on the City website.
APPEAL PERIOD:
An appeal may be filed with the Director of Community Development within fourteen (14)
days following the date of action. For additional information on filing an appeal, contact the
Planning Division at (949) 644 -3200.
Prepared by:
,49i'me MuHlo
Associate Planner
GRfjm
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
5
0
RESOLUTION NO. ZA2013 -0##
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MODIFICATION
PERMIT NO. MD2013 -005 ALLOWING A HEIGHT INCREASE
ASSOCIATED WITH TWO ARCHITECTURAL TOWER
ELEMENTS LOCATED AT 3425 AND 3433 VIA LIDO (PA2013-
053)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Sean Unsell, Perkowitz + Ruth Architects, with respect to
property located at 3425 and 3433 Via Lido, and legally described as Parcel 1, as shown
on a Map filed in Book 85, pages 1 and 2 of Parcel Maps, in the Office of the Orange
County Recorder, requesting approval of a modification permit.
2. The applicant proposes to construct two architectural tower elements that exceed the
base height limit of 31 feet for sloped roofs by an additional 3 feet.
3. The subject property is located within the General Commercial (CG) Zoning District and
the General Plan Land Use Element category is Commercial General (CG).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is General Commercial (CG -B).
5. A public hearing was held on April 25, 2013, in the Corona del Mar Conference Room
(Bay E -1st Floor), 100 Civic Center Drive, Newport Beach, California. A notice of time,
place and purpose of the meeting was given in accordance with the Newport Beach
Municipal Code. Evidence, both written and oral, was presented to, and considered by,
the Zoning Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project has been determined to be categorically exempt under the requirements
of the California Environmental Quality Act under Class 1 (Existing Facilities).
2. Class 1 authorizes the minor alteration of existing structures involving negligible or no
expansion of use. The proposed towers are solely architectural design elements that
do not increase the structures overall floor area and only increase the overall height of
the structure by 6.6 percent.
SECTION 3. REQUIRED FINDINGS.
Section 20.30.060.D.2 of the Newport Beach Municipal Code permits architectural features
with a height greater than that allowed for a sloped roof (31 feet) subject to the approval of a
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Zoning Administrator Resolution No. ZA2013 -0 ##
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modification permit. In this case, the applicant is proposing two architectural tower features at
a height of 34 feet. In accordance with Section 20.52.050 of the Newport Beach Municipal
Code, the following findings and facts in support of such findings for a modification permit are
set forth:
Finding:
A. The requested modification will be compatible with existing development in the
neighborhood.
Facts in Support of Finding:
A -1. The subject property is designated Commercial General by the Land Use Element of the
General Plan, which is intended to provide for a wide variety of commercial activities
oriented primarily to serve citywide or regional needs. The structure which the towers are
proposed is the anchor retail building within a 4.8 -acre shopping center. The proposed
architectural features are a compatible addition to an existing commercial center.
A -2. The proposed tower elements measure 34 feet in height. This is approximately 2 feet 3
inches higher than the height of the existing building. Within the context of a 4.8 -acre site,
the tower features are minor projections.
A -3. The tower facing Newport Boulevard is setback approximately 227 feet from the
Newport Boulevard right -of -way. The tower facing Via Oporto is setback approximately
139 feet from the Via Oporto right -of -way and 131 feet from the Via Lido right -of -way.
Given these distances, the increase in height is negligible and will not result in heights
that are out of scale with surrounding development.
A -4. The proposed height of the tower elements is compatible with the height of existing
development in the neighborhood, including the historic Lido Theater located at 3459
Via Lido that measures approximately 33 feet in height to the top of the main building
and approximately 43 feet to the top of the tower element.
Finding:
B. The granting of the modification is necessary due to the unique physical characteristic(s)
of the property and /or structure, and /or characteristics of the use.
Facts in Support of Finding:
B -1. The existing building was constructed as a supermarket in 1948 at the current height
of 31 feet 9 inches, prior to the establishment of the 26 -foot base height limitation for
flat roofs and 31 -foot base height limitation for sloped roofs.
B -2. Any addition of an architectural tower feature that complements the scale of the taller
existing building necessitates exceeding the allowed height limit for architectural
features.
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Zoning Administrator Resolution No. ZA2013 -0 ##
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Finding:
C. The granting of the modification is necessary due to practical difficulties associated with
the property and that the strict application of the Zoning Code results in physical
hardships that are inconsistent with the purpose and intent of the Zoning Code.
Facts in Support of Finding:
C -1. The Zoning Code is the primary tool used by the City to carry out the goals, objectives,
and policies of the General Plan. Section 20.16.020 of the Zoning Code also requires
compliance with other adopted criteria, guidelines, and policies adopted by the City
related to the use and development of land. In this case, the Lido Village Design
Guidelines are applicable. Both the General Plan and Lido Village Design Guidelines
includes design principles that encourage the modulation of building masses,
elevations, and rooflines to promote visual interest.
C -2. General Plan Land Use Element Policy LU 5.2.1 (Architecture and Site Design) requires
that new development within existing commercial districts, centers and corridors
complement existing uses and exhibit high quality architectural and site design in
consideration of a number of design principles. One principle in particular requires
modulation of building masses, elevations, and rooflines to promote visual interest. The
intent of the architectural tower elements is to establish an identifying feature for the
anchor retail building visible from Newport Boulevard and Via Lido and to identify the two
entries.
C -3. The Lido Village Design Guidelines specifically states that towers and other
vertical /prominent building features may be used to accentuate key elements such as
building entries and that building massing should consist of a mix of heights to add
visual interest. The proposed tower elements implement these design guidelines.
C -4. Strict application of the base height limits would eliminate the ability to provide this
enhanced architectural treatment encouraged by both the General Plan and Lido Village
Design Guidelines.
Finding:
D. There are no alternatives to the modification permit that could provide similar benefits to
the applicant with less potential detriment to surrounding owners and occupants, the
neighborhood, or to the general public.
Facts in Support of Finding:
D -1. Tower heights designed to comply with the 31 -foot base height limit for sloped roofs
would remain below the height of the existing building and would not result in the
enhanced architectural treatment, variation in building heights, or a clear identification
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Zoning Administrator Resolution No. ZA2013 -0 ##
Paqe 4 of 7
of the building entries as encouraged by the General Plan and Lido Village Design
Guidelines.
D -2. The proposed tower elements measure 34 feet in height, exceeding the base height limit
by only 3 additional feet. Towers features designed at this height would not have any
more impacts to surrounding neighborhood or general public than 31- foot -high tower
elements.
Finding:
E. The granting of the modification would not be detrimental to public health, safety, or
welfare, to the occupants of the property, nearby properties, the neighborhood, or the
City, or result in a change in density or intensity that would be inconsistent with the
provisions of this Zoning Code.
Facts in Support of Finding:
E -1. The tower elements do not add floor area, but rather are of an open nature on the ground
level and provide a protected entry canopy for the business.
E -2. The tower elements are designed with sloping roofs and incorporate backlit frosted glass
to visually reduce the massing of the tower and enhance the aesthetics.
E -3. Given the location of the property, the tower features will not block any private or public
views.
E -4. The tower features are solely architectural features that are minor in nature, similar to the
tower of the historic Lido Theater, which has not proven detrimental to the visual quality
of the area.
E -5. A condition of approval has been included to limit the illumination of the tower to soft
accent lighting at night so as not to become a visual nuisance and to control potential
light and glare impacts.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Modification
Permit No. MD2013 -005, subject to the conditions set forth in Exhibit A, which is attached
hereto and incorporated by reference.
2. This action shall become final and effective fourteen days after the adoption of this
Resolution unless within such time an appeal is filed with the City Clerk in accordance
with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal
Code.
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Zoning Administrator Resolution No. ZA2013 -0 ##
Page 5 of 7
PASSED, APPROVED AND ADOPTED THIS 25" DAY OF APRIL, 2013.
Brenda Wisneski, AICP, Zoning Administrator
03 -15 -2013
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Zoning Administrator Resolution No. ZA2013 -0 ##
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EXHIBIT "A"
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, roof
plan, details, and elevations, except as noted in the following conditions.
2. The two tower elements shall not exceed a maximum height of 34 feet.
3. A building permit shall be obtained prior to commencement of the construction of and
in accordance with the applicable Building Codes.
4. A copy of the resolution, including conditions of approval Exhibit "A," shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
5. Lighting shall be in compliance with applicable standards of the Zoning Code. Exterior
onsite lighting shall be shielded and confined within site boundaries. No direct rays or
glare are permitted to shine onto public streets or adjacent sites or create a public
nuisance.
6. The site shall not be excessively illuminated based on the outdoor lighting standards
contained within Section 20.30.070 of the Zoning Code, or, if in the opinion of the
Community Development Director, the illumination creates an unacceptable negative
impact on surrounding land uses or environmental resources. The Community
Development Director may order the dimming of light sources or other remediation
upon finding that the site is excessively illuminated.
7. The proposed illumination of the tower elements shall consist of soft accent lighting so
as not to become a visual disturbance or result in excess light or glare.
8. Prior to issuance of the certificate of occupancy or final of building permits, the
applicant shall schedule an evening inspection by the Code Enforcement Division to
confirm control of all lighting sources.
9. This approval shall expire and become void unless exercised within 24 months from
the actual date of review authority approval, except where an extension of time is
approved in compliance with the provisions of Title 20 Planning and Zoning, of the
Newport Beach Municipal Code.
10. To the fullest extent permitted by law, applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers, employees,
and agents from and against any and all claims, demands, obligations, damages,
actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and
expenses (including without limitation, attorney's fees, disbursements and court costs) of
every kind and nature whatsoever which may arise from or in any manner relate (directly
or indirectly) to City's approval of the West Marine Towers including, but not limited to
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Zoning Administrator Resolution No. ZA2013 -0 ##
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Modification Permit No. MD2013 -005 (PA2013 -053) and the determination that the
project is exempt under the requirements of the California Environmental Quality Act.
This indemnification shall include, but not be limited to, damages awarded against the
City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with
such claim, action, causes of action, suit or proceeding whether incurred by applicant,
City, and /or the parties initiating or bringing such proceeding. The applicant shall
indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs
in enforcing the indemnification provisions set forth in this condition. The applicant shall
pay to the City upon demand any amount owed to the City pursuant to the
indemnification requirements prescribed in this condition.
03 -15 -2013
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Attachment No. ZA 2
Vicinity Map
1.5
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VICINITY MAP
Modification Permit No. MD2013 -005
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3425 & 3433 Via Lido
12
Attachment No. ZA 3
Project Plans
19
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EAST ELEVATION
SCALE: 1" = 20' -0"
WEST ELEVATION
SCALE: 1" = 20' -0"
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Perkowitz '- Ruth
Client
Fritz Duda Company
Project
Via Lido Plaza Renovation - Newport Beach, CA
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3425 Via Lido, Suite 250
Newport Beach, CA, 92663
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949 - 723 -7100
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SITE PLAN
SCALE: 1" = 20' -0"
BUILDING'A' SUMMARY
EXISTING BUILDING "A" NEW BUILDING "A"
GROUND FLR: 27,500 SF GROUND RETAIL 27,016 SF
MEZZ & OFFICE: 7,341 SF GROUND OFFICE: 531 SF
TOTAL 34,841 SF 2ND FLR OFFICE: 3,914 SF
TOTAL 31,461 SF
DEMOLITION OF 3,558 S.F. OF MEZZANINE AREA IN
PORTION OF MARKET MEZZANINE: 3,517 SF
NW BLDG CORNER: 41 SF
TOTAL
REDUCTION OF (2) TWO PARKING STALLS
BLDG 'A' PARKING ANALYSIS PER CBC TABLE 11B -6
BLDG AREA: 31,461 SF
PARKING REQ'D (1:250):
126 STALLS
HC REQ'D (101 -150):
* 5 STALLS
HC PARKING PROVIDED:
7 STALLS
* ONE VAN ACCESSIBLE SPACE IN EVERY EIGHT
SPACES REQUIRED (SEC1129B.3.2)
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BLDG 'A' BICYCLE PARKING
I
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5% OF BUILDING VEHICLE PARKING
43
REQUIRED (126X5%):
6 SPACES
PROVIDED:
6 SPACES
SITE PARKING ANALYSIS
REFER TO SHEET 2 -AO.51 FOR OVERALL SITE PARKING AND CALCULATIONS
EXISTING: 314 STALLS
PROPOSED: 312 STALLS
BLDG 'A' AREA ANALYSIS SITE FIXTURES
BY INNOVATIVE DESIGNS AND MANUFACTURING
BUILDING IT VB
OCCUPANCY TYPE: M, B
ALLOWABLE BLDG HEIGHT: - FT
ACTUAL BLDG HEIGHT: 31 FT
ALLOWABLE AREA: 32,130 SF
ACTUAL BLDG AREA(FOOTPRINT) 27,547 SF
ALLOWABLE AREA (PER CBC506.1):
Aa= {At +[Atx If] + [At xIs]}
Aa = {9,000 + [ 9,000 x .57] + [9,000 x 2 ] }
Aa = {9,000 + [ 5,130] + [18,000 ] }
Aa = 32,130 ALLOWABLE AREA PER FLOOR
FRONTAGE INCREASE (PER CBC506.2):
F =671
P =760
W = 7(89) + 30(671) = 27.31
If = [ P - 0.25 ] 30 760
If =[671- 0.25]2 p
760 If= [0.88- 0.25].91
If = [ 0.63] .91
If = 0.57
- PLAZA TABLE - 40" ROUND - TSF(R)2940 -LC, W/
UMBRELLA HOLES AND MOUNTING ANCHORS
- TUSCANO STACKING ARM CHAIR - AC(S)3424
- 9FT WOODEN MARKET UMBRELLA, 2 PIECE POLE
- RIBBON TRASH RECEPTACLE WITH FLAIR AND LID (1" SLATS)
- RIBBON ASH TRAY WITH FLAIR AND BOWL (1" SLATS)
- BOLLARD BIKE RACK - EXISTING TO RE- INSTALL
SITE NOTES:
LANDSCAPING:
DEMOLITION PART OF G.C. SCOPE.
LANDSCAPE REPLACEMENT WILL BE DONE BY THE
PROPERTY OPERATIONS.
EXISTING SITE FIXTURES:
STORE AND RE- INSTALL ALL SITE FIXTURES, INCLUDING:
BIKE RACKS, TRASH RECEPTACLES, ASH URNS,
BENCHES, DRINKING FOUNTAIN, SITE DIRECTORY
STANDS, TABLE, CHAIRS, UMBRELLAS, ETC.
COORDINATE FINAL LOCATION WITH OWNER.
TRUNCATED DOMES:
CONTRACTOR TO PROVIDE A DETECTABLE WARNING
PRODUCT SAMPLE TO THE BUILDING INSPECTOR FOR
APPROVAL OF COLOR CONTRAST WITH FINISH SURFACE.
SCOPE OF WORK
OLIMITS OF SCOPE OF WORK
CONSTRUCT CONCRETE CURB OR
O2 CURB AND GUTTER. REFER TO CIVIL
DRAWINGS.
CONSTRUCT PLANTER W /6"
OCONCRETE CURB, LANDSCAPE AND
IRRIGATION BY OWNER
CONSTRUCT ACCESSIBLE CURB
ACCESS RAMP AT CONCRETE
OWALKWAY W/ TRUNCATED DOME
REFER TO DETAILS 1512 -AO.6, AND
CIVIL DRAWINGS
PAINT DIAGONAL STRIPING AT
OLOADING AREA/PATH OF TRAVEL PER
DETAIL 8/2 -AO.6.
CONSTRUCT A 4" CONCRETE
WALKWAY WITH MEDIUM BROOM
OFINISH. IN SITE. REFERTO SOILS
REPORT RECOMMENDATIONS & CIVIL
PLANS.
CONSTRUCT 12" WIDE CONCRETE
STRIPWALK ADJOINING PLANTER
OCURB ADJ. TO PARKING STALL
EXCEPT WHERE NET PLANTING
WIDTH IS T -0" OR LESS. SEE DETAIL
7/2 -AO.6
8 PAINT PARKING STALL STRIPING.
SEE CIVIL STRIPING PLAN
OPAINT ACCESSIBLE PARKING STALLS.
SEE DETAIL 612 -AO.6
(N) PAVERS, PATTERN AND PAVER
TYPE TO MATCH (E). REFER TO SOILS
10 REPORT & CIVIL PLANS. PAVER TYPE:
ACKERSTONE ANTIQUE KOBBLE 6CM
RECTANGLES AND SQUARES
ANTIQUE PEWTER.
(E) PARKING STALLS (COMPLIANT)
SPACES TO REMAIN. SLURRYAND
11 RE- STRIPE PARKING LOTS - SEE
OVERALL SITE PLAN, SHEET A0.51
AND DETAIL 14/2 -AO.6
a 12 (E) LANDSCAPE AND IRRIGATION TO
REMAIN
13 (E) CONCRETE CURB TO REMAIN
14 (E) CONCRETE SIDEWALK TO REMAIN
15 (E) ELECTRICAL CLOSET.
6'X 6' TREE WELL, PROVIDE
16 IRRIGATION SLEEVES - LANDSCAPING
BY OWNER
17 MODIFY PLANTER AS NEEDED.
18 (N) CONC CURB - SEE CIVIL DWG'S
19 (N) HC ACCESS SIGN &POST AT EA.
H.C. STALL - SEE DET. 6/2 -AO.6
EXISTING VAN ACCESS. STALL. CURB
20 RAMP AND SIGN POST SHALL
COMPLY WITH DTL 2/2 -AO.6 &16/2 -AO.6
PROVIDE (N) TABLE & CHAIRS, TYP OF
4 SETS. SEE SITE FIXTURE LEGEND.
21 PROVIDE 5% OF OUTDOOR
ACCESSIBLE SEATING (W/ KNEE
SPACE 27" HIGH, 30" WIDE, 19" DEEP)
22 (N) ELECTRICAL ROOM, REFER TO
TENANT IMPROVEMENT DWGS.
PROVIDE LEVEL AREA AT ALL
23 EXTERIOR DOORS - TYP. REFER TO
CIVIL DRAWINGS FOR GRADING.
24 (E) AT &T PULL BOX TO REMAIN
25 NOT USED
26 (E) CAR OVERHANG
AREA OF ZERO CURB - PROVIDE
27 3FT STRIP OF TRUNCATED
DOMES. REFERTOCIVIL
DRAWINGS AND DETAILS 15/2 -AO.6
28 DEMO (E) CURB/WALKWAY-
REFER TO CIVIL DRAWINGS.
29 (E) FIRE RISER
30 (N) CMU WALL AND ROLL UP DOOR
- SEE FLOOR PLAN
31 (N) CONC. SIDEWALK -SEE CIVIL
FOR GRADES
32 PROVIDE TRASH RECEPTACLE -
SEE SITE FIXTURE LEGEND
REMOVE SITE FIXTURES WITHIN
SCOPE OF WORK INCLUDING, BUT
NOT LIMITED TO, PLANT POTS,
33 DRINKING FOUNTAIN, DIRECTORY,
TABLES AND CHAIRS. STORE
DURING CONSTRUCTION AND
REINSTALL AFTER PAVER
INSTALLATION. COORD W/ OWNER
34 PROVIDE ASH URN -SEE SITE
FIXTURE LEGEND
STORE AND RE- INSTALL EXISTING
35 TRASH RECEPTACLE, ASH URN
AND BENCH. COORD. LOCATION
WITH OWNER
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36 STORE AND RE- INSTALL TRASH
RECEPTACLE. COORD. W /OWNER
O37 PROTECT AND RE- INSTALL (E)
BIKE RACK BOLLARD - TYPOF(3).
(E) LIGHT POLE WITH CONCRETE
38 BASE TO REMAIN - PROTECT IN
PLACE
PROVIDE "UNAUTHORIZED
39 VEHICLE" SIGN AT EACH
DRIVEWAY ENTRANCE, 22/2 -AO.6
(E) LIGHT POLE - REMOVE AND
40 STORE PER OWNER'S
INSTRUCTIONS.
41 PATH OF TRAVEL
42 TRASH ENCLOSURE WITH SOLID
ROOF COVER
43 PROPERTY LINE
44 CONC. RAMP - REFER TO CIVIL
FOR GRADING
45 IMAGINARY PARCEL LINE, FOR
AREA ANALYSIS PURPOSES.
46 EXISTING ZERO CURB W/
TRUNCATED DOMES
47 (E) H.C. ACCESS CURB RAMP TO
REMAIN.
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36 STORE AND RE- INSTALL TRASH
RECEPTACLE. COORD. W /OWNER
O37 PROTECT AND RE- INSTALL (E)
BIKE RACK BOLLARD - TYPOF(3).
(E) LIGHT POLE WITH CONCRETE
38 BASE TO REMAIN - PROTECT IN
PLACE
PROVIDE "UNAUTHORIZED
39 VEHICLE" SIGN AT EACH
DRIVEWAY ENTRANCE, 22/2 -AO.6
(E) LIGHT POLE - REMOVE AND
40 STORE PER OWNER'S
INSTRUCTIONS.
41 PATH OF TRAVEL
42 TRASH ENCLOSURE WITH SOLID
ROOF COVER
43 PROPERTY LINE
44 CONC. RAMP - REFER TO CIVIL
FOR GRADING
45 IMAGINARY PARCEL LINE, FOR
AREA ANALYSIS PURPOSES.
46 EXISTING ZERO CURB W/
TRUNCATED DOMES
47 (E) H.C. ACCESS CURB RAMP TO
REMAIN.
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PATH: P120M11245 PAVILIONS VIA LIDO RENOVATIONICAD EXT REMODEDSHEETSI2 -A3.1 ROOFPLAN.DWG
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ROOF PLAN KEYNOTES
01 EXISTING PARAPET TO REMAIN
02 NEW PARAPET, REFER TO ELEVATIONS
03 LOWER (E) PARAPET HEIGHT, REFER TO EXTERIOR ELEVATION AND STRUCTURAL
DRAWINGS.
04 (E) PLATFORM TO REMAIN. CLEAN AND REPAIR ROOF AREA AS NEEDED.
OS DEMO ROOF, OVERHAND, PARAPET PLATFORM, WING WALLS, BRACING, CANOPY -
SEE STRUCTURAL.
06 REMOVE (E) GUTTER AND DOWNSPOUT. STORE AND REUSE PER OWNER'S
DIRECTIONS.
07 REMOVE AWNING. STORE PER OWNER'S DIRECTION.
08 (E) ROOF ACCESS LADDER. PAINT TO MATCH ADJACENT SURFACE
09 (E) ROOF DRAIN AND OVERFLOW. CLEAN AND REPAIR AS NEEDED -SEE PLUMB
FOR INTERIOR RAIN LEADER DISCHARGER.
10 (N) ROOF DRAIN AND OVERFLOW, RAIN LEADER DOWN INSIDE WALL TO8 "ABOVE
SURFACE -SEE DETAIL 15/2-A7.1 AND PLUMBING DRAWINGS
11 (N) GUTTER AND DOWNSPOUT. SEE PLUMBING AND CIVIL DWGS FOR DRAINAGE.
12 TERMINATE DOWNSPOUT 6" A.F.G., (N) DOWNSPOUTAND SPLASH BLOCK, SEE
PLUMBING & DETAIL 19 / 2 -A7.1
13 (E) DOWNSPOUT TO REMAIN. MODIFY (E) GUTTER AS NEEDED.
14 (E) CRICKET TO REMAIN.
15 (N) SCREEN WALL BRACING - REFERTO STRUCTURAL
16 (N) 8 "H x14 "W SCUPPER OPENING, REFER TO STRUCTURAL
(N) RTU. & (N) CURB, INSTALL UNIT PER MECHANICAL DRAWINGS. DUCTWORKAND
17 DISTRIBUITON PER TENANT IMPROVEMENT DRAWINGS, N.I.C., PROVIDE (N)
CRICKET - SEE DET. 43 / 2 -A7.1
18 (N) RTU ON (N) PLATFORM - SEE MECH & DET. - / --
19 RELOCATED UNIT - REFER TO MECHANICAL DRAWINGS AND STRUCTURAL FOR
G
REINFORCEMENT.
REMOVE UNUSED PLATFORM, EXHAUST FAN, VENTS, FLUE PIPES, HOODS, CURBS
20 AND DUCTWORK. INFILL OPENINGS W/ 2x6 FRAMING AT 16" O.C., 5/8" EXT. GRADE
PLYWOOD, PROVIDE (N) ROOFING TO MATCH (E). OVERLAP AS NEEDED TO
MAINTAIN A WATERTIGHT ROOF CONDITION.
21 (E) EXHAUST FAN TO REMAIN.
22 (E) ROOF MOUNTED UPLIGHT, TYP OF (3) - REMOVE AND STORE PER OWNER'S
DIRECTION. PATCH & REPAIR ROOF AS NEEDED.
(N) BRISTOLITE SKYLIGHT, MODEL AL -CM (ER- 2469) -SEE DETAIL 2612 -A7.1. REFER
23 TO ROOF FRAMING PLAN FOR LOCATION OF EXISTING ROOF MEMBER. INFORM
ARCHITECT OF ANY CONFLICTS.
24 (E) SKYLIGHT TO REMAIN. CLEAN AND REPAIR AS NEEDED, TYP
25 (E) GRAVEL ROOF
26 (E) BUILT -UP ROOF
27 (N) BUILT -UP ROOF. SEE GENERAL NOTE #1.
28 (E) ROOF OUTLINE.
REMOVE (E) UNIT AND DISPOSE PER OWNERS DIRECTION - INFILL OPENINGS W/
29 2x6 FRAMING AT 16" O.C., 5/8" EXT. GRADE PLYWOOD, PROVIDE (N) ROOFING TO
MATCH (E). OVERLAP AS NEEDED TO MAINTAIN A WATERTIGHT ROOF CONDITION.
REFER TO STRUCTURAL DRAWINGS.
30 (E) RTU TO REMAIN - REFER TO MECH PLANS.
31 PROVIDE (N) ROOF INSULATION R -19 -SEE MECH PLANS.
32 (N) STANDING SEAM MTL ROOF - SEE EXT. ELEVATIONS.
33 (E) PENTHOUSE TO REMAIN, CLEAN AND REPAIR GUTTERS & DOWNSPOUTS AS
NEEDED.
34 (E) UNIT, REMOVE & SALVAGE FOR REUSE- SEE MECH PLANS.
35 (N) SCREEN WALL - SEE SECTIONS & EXT. ELEVATIONS FOR FINISHES.
36 (N) TRELLIS BELOW.
(N) WOOD ROOF SHINGLES AND FRAMING TO MATCH (E). OVERLAP
37 UNDERLAYMENT 24" MIN TO MAINTAIN WATER TIGHT CONDITION. STAGGER (N) &
(E) SHINGLES TO BLEND IN MATERIAL.
38 (E) ROOF HATCH AND LADDER TO REMAIN.
39 LOCATION OF (N) ELEVATOR SHAFT BELOW, VERIFY STRUC CLEARANCE AND
ADVISE ARCHITECTS OF ANY CONFLICTS.
40 WALL BELOW.
41 (E) SATELITE DISH & SUPPORT BLOCKS TO REMAIN.
42 FUTURE ROOF HATCH AND LADDER. REFER TO OFFICE T.I. PLANS
REMOVE PORTION OF MECH. PLATFORM FOR INSTALLATION OF (N) SKYLIGHT.
43 INFILL AREA W/ 2x6 FRAMING AT 16" O.C., 5/8" EXT. GRADE PLYWOOD, PROVIDE (N)
ROOFING TO MATCH (E). OVERLAP MEMBRANE AS NEEDED TO MAINTAIN A
WATERTIGHT ROOF CONDITION.
44 (N) METAL DECK TRASH ENCLOSURE ROOF - SEE FLOOR AND ENLARGED PLAN.
45 TRASH ENCLOSURE SCREENWALL -SEE FLOOR PLAN
46 (N) SCREEN WALL - SEE DETAIL 17/2 -A7.1
47 PROVIDE LOUVER VENTS AT ROOFSCREEN BRACING
GENERAL NOTES
1. ALL NEW ROOFING SHALL BE CLASS "A" MINIMUM.
2. SEE EXTERIOR ELEVATION NOTES ON 2 -A4.1 AND 2 -A4.2 FOR ADDITIONAL
INFORMATION ON ROOFSCREENING
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WEST ELEVATION
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SOUTH ELEVATION
SCALE: 1/8 " =T -0" 2013 -01 -23 2- A4.1_ExtenorElevabons.dwgl96
- INDICATES TEMPERRED GLAZING
PLOTTED: 13- 012512:26 PM BY: RAOUEL MORENO
ELEVATION NOTES
KEYNOTES
01 LINE OF ROOF
02 ARCHITECTURAL ELEMENT BEYOND
03 LIGHT FIXTURE
04 CONCRETE CURB
05 EXISTING DISPLAY BOX
O6 SCREEN WALL
07 SCUPPER OPENING - PAINT TO
MATCH ADJACENT SURFACE
08 FUTURE BUILDING SIGNAGE
PROVIDE 3/4" PLYWOOD BACKING
09 BEHIND EXTERIOR BUILDING
SIGNAGE.
LINE OF (N) COVERED PATIO -
10 SEE FINISH SCHEDULE "L" FOR
FLOOR FINISH.
MATERIAL SCHEDULE
FINISH SCHEDULE
01
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L
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EXISTING
12
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PAINT T
WHITE EW383 COOL DECEMBER
WOD TRIM
04
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13 EXISTING CMU
D
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OS
GLAZING
14 EXISTING PLANTERS
AEP SPAN - COOL DARK BRONZE
06
ALUMINUM STOREFRONT SYSTEM
F
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TEMPERED WHERE INDICATED
07
GREENSCREEN MODULAR TRELLIS
SYSTEM
G
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VIRACON SIMULATED SANDBLAST
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PRE -CAST CONCRETE BASE
WHITE PRE - FINISHED
09
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SCALE: 1/8" = 1' -0" 2013-01 -22 2- A4.2_Exte,b, Elevatiw.dwg 196
INDICATES TEMPERRED GLAZING
PLOTTED: 13- 012512:26 PM BY: RAOUEL MORENO
ELEVATION NOTES KEYNOTES MATERIAL SCHEDULE FINISH SCHEDULE
01 LINE OF ROOF
02 ARCHITECTURAL ELEMENT BEYOND
03 LIGHT FIXTURE
04 CONCRETE CURB
05 EXISTING DISPLAY BOX
O6 SCREEN WALL
07 SCUPPER OPENING - PAINT TO
MATCH ADJACENT SURFACE
08 FUTURE BUILDING SIGNAGE
PROVIDE 3/4" PLYWOOD BACKING
09 BEHIND EXTERIOR BUILDING
SIGNAGE.
LINE OF (N) COVERED PATIO -
10 SEE FINISH SCHEDULE "L" FOR
FLOOR FINISH.
01
WOOD SIDING SIDING
CHEXISTING, EX PTAT
10 IC SHING, COPING,
HMDOORS, ETC
O H EDWARDS
DE 366SI VER OON
02
WOOD SHINGLES - CEDAR
FIRE TED.
NEW SHINGLES MATCH
1
STANDING SEAM METAL ROOFING
PAINT TO MATCH DUNN EDWARDS
DE6365 COLD MORNING
L
03
EXISTING
12
LIGHT FIXTURES
PAINT T
WHITE EW383 COOL DECEMBER
WOD TRIM
04
WOOD TRELLIS MEMBERS
13 EXISTING CMU
D
CLEAR ANODIZED ALUMINUM
OS
GLAZING
14 EXISTING PLANTERS
AEP SPAN - COOL DARK BRONZE
06
ALUMINUM STOREFRONT SYSTEM
F
1/4" CLEAR FLOAT GLASS
TEMPERED WHERE INDICATED
07
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SYSTEM
G
1/4" CLEAR FLOAT GLASS WITH
VIRACON SIMULATED SANDBLAST
V -1086 FRIT
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PRE -CAST CONCRETE BASE
WHITE PRE - FINISHED
09
BRICK VENEER
EXISTING FINISH TO REMAIN
PAINT TO MATCH DUNN EDWARDS
DEW385 LIGHTHOUSE
AVM SYSTEM
ELASTO FIBERDECK 100
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PLOTTED: 13 -0311 4:03 PM
BY: RAQUEL MORENO
ENTRY TOWER SECTION (WES
SCALE: 1/2 " =1' -0"
SECTION NOTES
1. STRUCTURAL MEMBERS SHOWN ON ARCHITECTURAL WALL SECTIONS ARE FOR
REFERENCE ONLY. SEE STRUCTURAL PLANS FOR SIZES OF STRUCTURAL MEMBERS
AND CONNECTION DETAILS.
2. MITER ALL WOOD SIDING AND TRIM CORNERS.
3. ELEVATOR PIT NOTES:
a. INSTALL MIRADRAIN 6000XL MEMBRANE TO THE 4 SIDES OF THE ELEVATOR PIT
RETAINING WALLS AND FOOTING.
b. INSTALL PER MANUFACTURER'S RECOMMENDATIONS.
c. BACKFILL PER SOILS REPORT RECOMMENDATIONS.
WALL SECTION KEYNOTES
01 (E) ROOFING TO REMAIN. CLEAN AND
REPAIR AS NEEDED
02 (E) WOOD SHINGLES TO REMAIN
03 (E) BUILDING WALL
(N) STANDING SEAM ROOFING 0/30#
04 FELT O/ PLYWOOD AND FRAMING -
SEE STRUCTURAL
(N) BUILT -UP ROOFING O/ TAPERED
OS 2X FURRING STRIPS AT 16 "O.C.0/
PLYWOOD & FRAMING - SEE STRUCT
06 (N) CONTINUOUS CANT STRIP
07 (E) CONC. SLAB
08 24 GA GI FLASING - PAINTED. SEE
EXTERIOR ELEVATIONS.
FUTURE TENANT SIGNAGE. PROVIDE
09 J -BOX AND 3/4" PLYWOOD BLOCKING,
SEE 14/2 -A7.2
10 (N) PRECAST WALL BASE - SEE EXT.
ELEVATIONS
(N) WOOD SIDING O/ 3/4" STRIPPING
11 O/ FELT. REFER TO EXT. ELEVS FOR
SIDING DIRECTION.
12 3x12 WOOD FASCIA - PAINTED
13 2x10 WOOD FASCIA - PAINTED
14 (N) ANOD ALUM. WINDOW W/
FROSTED GLASS
15 (N) STOREFRONT SYSTEM. SEE
DOOR SCHEDULE.
16 (N) METAL DOOR. SEE DOOR SCHED.
17 (E) DOOR TO REMAIN. PAINT PER
EXT. ELEVATIONS.
18 (N) ACCESS DOOR - REFER ROOF
PLAN AND DOOR SCHED.
19 (N) 24 GA G.I. GUTTER. SLOPE 1% MIN.
20 (N) WOOD LATTICE ELEMENT - REFER
TO STRUCT. FOR ATTACHMENT
21 (N) WOOD TRELLIS
22 (N) PLYWOOD AND FRAMING PER
STRUCTURAL
23 (N) DOWNSPOUT
24 PRECAST CONIC. SPLASHBLOCKSET
IN MASTIC - BEYOND
25 (N) LIGHT FIXTURE. COORD. WITH
ELECTRICAL.
26 (E) COL. TO REMAIN
27 (E) SHEET METAL COPING. REPAIR
AS NEEDED - PAINT PER EXT. ELEVS.
28 GYP. BOARD TAPED, SANDED AND
PAINTED.
29 4" WIDE CONT. SOFFIT VENT - SEE
11/A7.1
DEMO EXISTING WALL OR ROOF
30 STRUCTURE IN ITS ENTIRETY -SEE
DEMO PLAN, ROOF PLAN, EXT. ELEVS
AND STRUCTURAL DRAWINGS.
31 (N) FRAMING MEMBER - REFERTO
STRUCTURAL
32 (E) ROOF MEMBER - SEE STRUCT
33 (E) WALK -WAY TO REMAIN. REPAIR
AS NEEDED.
34 (N) EXTERIOR WALK-WAY 2% CROSS
SLOPE MAX.
35 (E) CONCRETE CURB. MODIFY,
REPAIR AND AS NEEDED.
36 (N) CONCRETE BASE/CURB, SEE
DETAIL 1/2 -A7.2
37 BUILDING ELEMENT BEYOND
38 (N) BUILT -UP ROOFING
39 (N) WINDOW - SEE SCHEDULE
40 (N) WOOD SIDING CEILING /SOFFIT-
PAINTED TO ADJ. MATCH TRIM.
41 FUTURE WALL FURRING BYTENANT
IMPROVEMENTS.
42 DEMO THIS PORTION OF STRUCTURE
- REFER TO DEMO PLANS.
43 (E) CMU - CLEAN AND REPAIR AS
NEEDED.
44 (N) CMU VENEER TO MATCH EXISTING
(E) RE -USED DOOR. CLEAN AND
45 REPAIR AS NEEDED. SEE DOOR
SCHEUDLE AND FLOOR PLAN
46 (N) STAIRS - COORDINATE WITH
OFFICE T. 1. PLANS
47 (N) WOOD CAP
ELASTO FIBERDECK -SEE FINISH
48 SCHEDULE "L" ON SHEET 2-A4.1 AND
PROJECT MANUAL.
O49 (N) AREA DRAIN AT COVER PATIO -
TYP OF (3)
LOWER (E) FLOOR JOISTS TO
50 ACHIEVE REQUIRED 2% SLOPE AT
PATIO - REFER TO PRODUCT SPECS.
51 (N) WOOD TRIM
0 52 WOOD POST BEYOND - SEE STRUCT
53 PROVIDE J -BOX FOR FUTURE TENANT
SIGNAGE
54 (E) SOFFIT - CLEAN AND REPAIRAS
NEEDED.
55 (N) 24" x 24" LOUVER VENT - SEE
DETAIL 12/2 -7.1
56 PROVIDE INSULATION - REFER TO
MECHANICAL DRAWINGS
57 RECESSED LIGHTING -SEE SHEET
2 -A3.2
58 (N) HORIZONTAL WOOD SIDING O/ 34'
STRIPPING O/ FELT.
STOREFRONT SUPPORT BEAM, WRAP
59 IN BREAKMETALTO MATCH - SEE
STRUCTURAL
60 (E) K -BRACE TO REMAIN - PROTECT IN
PLACE
61 FUTURE GYP.BD. CEILING BY TENANT
IMPROVEMENTS
PROVIDE RATED CEILING AND FINISH
TO MATCH (E). PROTECT ALL OTHER
62 STAIRCASE FINISHES IN PLACE.
REFER TO OFFICE TENANT
IMPROVEMENT DRAWINGS.
RE -ROUTE (E) OVERFLOW DRAIN
63 AWAY FROM (E) WINDOW. SEE
ELEVATIONS.
64 RE- INSTALL OR PROVIDE NEW
GUTTER
(N) ROOFING TO MATCH (E).
65 OVERLAP (N) MEMBRANE TO CREATE
A WATERTIGHT CONDITION.
PROVIDE (N) WATERPROOFING
66 MEMBRANE AT ALL PLANTERS
ADJACENT TO BUILDING.
67 (N) GREENSCREEN.
DOWNSPOUT AND SPLASHBLOCK -
68 SET IN MASTIC. SEE ENLARGED PLAN
ON 2 -A3.2
PROVIDE DRAINAGE PANELS OVER
WATER PROOFING, ALL SIDES.
69 REFER TO STRUCTURAL, SOILS
REPORT AND SPECS. SEE SECTION
NOTE #3
OPENING FOR ELEVATOR DOOR -
70 REFER TO SHOP DRAWINGS AND
TENANT IMPROVEMENTS PLANS.
71 2x4 WOOD TRIM - PAINTED
72 FUTURE WORK BY TENANT- SEE
TENANT IMPROVEMENT PLANS
2x6 STUD WALL - 1 -HOUR RATED WITH
73 5/8" TYPE "X" GYP. BD BOTH SIDES,
FULL HT. REFER TO STRUCTURAL.
74 ELEVATOR HOIST BEAM- SEE SHOP
DRAWINGS
75 MODIFY EXISTING GUTTER AS
NEEDED.
76 NEW SCUPPER OPENING - SEE ROOF
PLAN
77 2x6 WOOD TRIM - PAINTED
78 1x4 WOOD TRIM - PAINTED
ELECTRICAL CLOSET AND
79 SWITCHGEAR - SEE ELECTRICAL
DRAWINGS FOR OVERHEAD FEED
80 (N) CMU WALL AND PRE -CAST CONC.
WALL CAP - SEE EXT. ELEVATIONS
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Project No.: 11245.50
WALL SECTIONS
2 -A6.1
27_
PATH: P: \2011\11245 PAVILIONS VIA LIDO RENOVATION\CAD EXT REMODEL\SHEETS\2 -A6.3 WALLSECTIONS.DWG
PLOTTED: 13 -0311 4:05 PM
BY: RAQUEL MORENO
EE
WINDOW AT EAST SIDE
SCALE: 1/2 " =1' -0"
SECTION NOTES
ENTRY TOWER SECTION (EAS
SCALE: 1/2 " =1' -0"
1. STRUCTURAL MEMBERS SHOWN ON ARCHITECTURAL WALL SECTIONS ARE FOR
REFERENCE ONLY. SEE STRUCTURAL PLANS FOR SIZES OF STRUCTURAL MEMBERS
AND CONNECTION DETAILS.
2. MITER ALL WOOD SIDING AND TRIM CORNERS.
3. ELEVATOR PIT NOTES:
a. INSTALL MIRADRAIN 6000XL MEMBRANE TO THE 4 SIDES OF THE ELEVATOR PIT
RETAINING WALLS AND FOOTING.
b. INSTALL PER MANUFACTURER'S RECOMMENDATIONS.
c. BACKFILL PER SOILS REPORT RECOMMENDATIONS.
WALL SECTION KEYNOTES
01 (E) ROOFING TO REMAIN. CLEAN AND
REPAIR AS NEEDED
02 (E) WOOD SHINGLES TO REMAIN
03 (E) BUILDING WALL
(N) STANDING SEAM ROOFING 0/30#
04 FELT O/ PLYWOOD AND FRAMING -
SEE STRUCTURAL
(N) BUILT -UP ROOFING O/ TAPERED
OS 2X FURRING STRIPS AT 16 "O.C.0/
PLYWOOD & FRAMING - SEE STRUCT
06 (N) CONTINUOUS CANT STRIP
07 (E) CONC. SLAB
08 24 GA GI FLASING - PAINTED. SEE
EXTERIOR ELEVATIONS.
FUTURE TENANT SIGNAGE. PROVIDE
09 J -BOX AND 3/4" PLYWOOD BLOCKING,
SEE 14/2 -A7.2
10 (N) PRECAST WALL BASE - SEE EXT.
ELEVATIONS
(N) WOOD SIDING O/ 3/4" STRIPPING
11 O/ FELT. REFER TO EXT. ELEVS FOR
SIDING DIRECTION.
12 3x12 WOOD FASCIA - PAINTED
13 2x10 WOOD FASCIA - PAINTED
14 (N) ANOD ALUM. WINDOW W/
FROSTED GLASS
15 (N) STOREFRONT SYSTEM. SEE
DOOR SCHEDULE.
16 (N) METAL DOOR. SEE DOOR SCHED.
17 (E) DOOR TO REMAIN. PAINT PER
EXT. ELEVATIONS.
18 (N) ACCESS DOOR - REFER ROOF
PLAN AND DOOR SCHED.
19 (N) 24 GA G.I. GUTTER. SLOPE 1% MIN.
20 (N) WOOD LATTICE ELEMENT - REFER
TO STRUCT. FOR ATTACHMENT
21 (N) WOOD TRELLIS
22 (N) PLYWOOD AND FRAMING PER
STRUCTURAL
23 (N) DOWNSPOUT
24 PRECAST CONIC. SPLASHBLOCKSET
IN MASTIC - BEYOND
25 (N) LIGHT FIXTURE. COORD. WITH
ELECTRICAL.
26 (E) COL. TO REMAIN
27 (E) SHEET METAL COPING. REPAIR
AS NEEDED - PAINT PER EXT. ELEVS.
28 GYP. BOARD TAPED, SANDED AND
PAINTED.
29 4" WIDE CONT. SOFFIT VENT - SEE
11/A7.1
DEMO EXISTING WALL OR ROOF
30 STRUCTURE IN ITS ENTIRETY -SEE
DEMO PLAN, ROOF PLAN, EXT. ELEVS
AND STRUCTURAL DRAWINGS.
31 (N) FRAMING MEMBER - REFERTO
STRUCTURAL
32 (E) ROOF MEMBER - SEE STRUCT
33 (E) WALK -WAY TO REMAIN. REPAIR
AS NEEDED.
34 (N) EXTERIOR WALK-WAY 2% CROSS
SLOPE MAX.
35 (E) CONCRETE CURB. MODIFY,
REPAIR AND AS NEEDED.
36 (N) CONCRETE BASE/CURB, SEE
DETAIL 1/2 -A7.2
37 BUILDING ELEMENT BEYOND
38 (N) BUILT -UP ROOFING
39 (N) WINDOW - SEE SCHEDULE
40 (N) WOOD SIDING CEILING /SOFFIT-
PAINTED TO ADJ. MATCH TRIM.
41 FUTURE WALL FURRING BYTENANT
IMPROVEMENTS.
42 DEMO THIS PORTION OF STRUCTURE
- REFER TO DEMO PLANS.
43 (E) CMU - CLEAN AND REPAIR AS
NEEDED.
44 (N) CMU VENEER TO MATCH EXISTING
(E) RE -USED DOOR. CLEAN AND
45 REPAIR AS NEEDED. SEE DOOR
SCHEUDLE AND FLOOR PLAN
46 (N) STAIRS - COORDINATE WITH
OFFICE T. 1. PLANS
47 (N) WOOD CAP
ELASTO FIBERDECK -SEE FINISH
48 SCHEDULE "L" ON SHEET 2-A4.1 AND
PROJECT MANUAL.
O49 (N) AREA DRAIN AT COVER PATIO -
TYP OF (3)
LOWER (E) FLOOR JOISTS TO
50 ACHIEVE REQUIRED 2% SLOPE AT
PATIO - REFER TO PRODUCT SPECS.
51 (N) WOOD TRIM
0 52 WOOD POST BEYOND - SEE STRUCT
53 PROVIDE J -BOX FOR FUTURE TENANT
SIGNAGE
54 (E) SOFFIT - CLEAN AND REPAIRAS
NEEDED.
55 (N) 24" x 24" LOUVER VENT - SEE
DETAIL 12/2 -7.1
56 PROVIDE INSULATION - REFER TO
MECHANICAL DRAWINGS
57 RECESSED LIGHTING -SEE SHEET
2 -A3.2
58 (N) HORIZONTAL WOOD SIDING O/ 34'
STRIPPING O/ FELT.
STOREFRONT SUPPORT BEAM, WRAP
59 IN BREAKMETALTO MATCH - SEE
STRUCTURAL
60 (E) K -BRACE TO REMAIN - PROTECT IN
PLACE
61 FUTURE GYP.BD. CEILING BY TENANT
IMPROVEMENTS
PROVIDE RATED CEILING AND FINISH
TO MATCH (E). PROTECT ALL OTHER
62 STAIRCASE FINISHES IN PLACE.
REFER TO OFFICE TENANT
IMPROVEMENT DRAWINGS.
RE -ROUTE (E) OVERFLOW DRAIN
63 AWAY FROM (E) WINDOW. SEE
ELEVATIONS.
64 RE- INSTALL OR PROVIDE NEW
GUTTER
(N) ROOFING TO MATCH (E).
65 OVERLAP (N) MEMBRANE TO CREATE
A WATERTIGHT CONDITION.
PROVIDE (N) WATERPROOFING
66 MEMBRANE AT ALL PLANTERS
ADJACENT TO BUILDING.
67 (N) GREENSCREEN.
DOWNSPOUT AND SPLASHBLOCK -
68 SET IN MASTIC. SEE ENLARGED PLAN
ON 2 -A3.2
PROVIDE DRAINAGE PANELS OVER
WATER PROOFING, ALL SIDES.
69 REFER TO STRUCTURAL, SOILS
REPORT AND SPECS. SEE SECTION
NOTE #3
OPENING FOR ELEVATOR DOOR -
70 REFER TO SHOP DRAWINGS AND
TENANT IMPROVEMENTS PLANS.
E ROOF
_6„
FIN. FLR
+0' o"
71 2x4 WOOD TRIM - PAINTED
72 FUTURE WORK BY TENANT- SEE
TENANT IMPROVEMENT PLANS
2x6 STUD WALL - 1 -HOUR RATED WITH
73 5/8" TYPE "X" GYP. BD BOTH SIDES,
FULL HT. REFER TO STRUCTURAL.
74 ELEVATOR HOIST BEAM- SEE SHOP
DRAWINGS
75 MODIFY EXISTING GUTTER AS
NEEDED.
76 NEW SCUPPER OPENING - SEE ROOF
PLAN
77 2x6 WOOD TRIM - PAINTED
78 1x4 WOOD TRIM - PAINTED
ELECTRICAL CLOSET AND
79 SWITCHGEAR - SEE ELECTRICAL
DRAWINGS FOR OVERHEAD FEED
80 (N) CMU WALL AND PRE -CAST CONC.
WALL CAP - SEE EXT. ELEVATIONS
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Bid Date: 01 -22 -2013
Revisions
ADDENDUM B
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Project No.: 11245.50
WALL SECTIONS
2 -A6.3
2�
PATH: P: \2011\11245 PAVILIONS VIA LIDO RENOVATION\CAD EXT REMODEL\SHEETS\2 -A7.2 DETNLS.DWG
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PLOTTED: 13 -0311 324 PM
VERTICAL WOOD
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REFER TO
m STRUCTURAL
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SEE SPECS.
PLYWOOD OVER (E)
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REFER TO
STRUCTURAL
PROOF'
BY: RAQUEL MORENO
E /^/ i UVVLK SUH-1 i
l 2 SCALE: 3 " =1' -0"
NOTE:
INSTALL STANDING SEAM ROOFING PER
MANUFACTURER'S RECOMMENDATIONS
APPLY 3/8" BEAD OF
NON-SKINNING BUTYL SEALANT
ON BOTH SIDES AND TOP OF MALE
PANEL RIB BEFORE ENGAGING
FEMALE RIB OF NEXT PANEL
JOGGLE CLEAT
GUTTER AND FLASHIN
io
CONT. CLEAT
3x12 FASCIA
2x4 WOOD
TRIM
STANDING SEAM METAL ROOF
UNDERLAYMENT —
PLYWOOD SHEATHING
AND FRAMING
-SEE
STRUCTURAL
FASTENER AND BUTYL
TAPE
PANEL CLIP
BLDG PAPER O/ PLYWOOD _� 6
SHEATHING - STRUCT 2X4 WOOD TRIM
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2 9� TOWER EAVE & GUTTER
METAL FLASHING AND CLEAT
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T.O.
25'-0
CONT.
3x10 W
FASCIA
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3/4" x 4"
STRIPPI
15# BLD
PLYWO
REFER
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BEHIND
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CONT. SEALANT -
in
SILL
1x4 WOOD TRIM -
SIDING O/ O
SLOPE TO DRAIN
T.O.SILL
27' -0"
WRAP BLDG PAPER
15# BLDG PAPER O/
2x4 WOOD
2"x 4" CONT. HORIZ
STRIPPING O/ BLDG
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TRIM
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OR (N) 2x FRAMING - F
REFER TO
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PLOTTED: 13 -0311 324 PM
VERTICAL WOOD
SIDING O/
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3/4" x 4" CONT. HORIZ
STRIPPINGAT24 "O.C.
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REFER TO
m STRUCTURAL
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W/ 2% MIN. SLOPE -
SEE SPECS.
PLYWOOD OVER (E)
OR (N) 2x FRAMING -
REFER TO
STRUCTURAL
PROOF'
BY: RAQUEL MORENO
E /^/ i UVVLK SUH-1 i
l 2 SCALE: 3 " =1' -0"
NOTE:
INSTALL STANDING SEAM ROOFING PER
MANUFACTURER'S RECOMMENDATIONS
APPLY 3/8" BEAD OF
NON-SKINNING BUTYL SEALANT
ON BOTH SIDES AND TOP OF MALE
PANEL RIB BEFORE ENGAGING
FEMALE RIB OF NEXT PANEL
JOGGLE CLEAT
GUTTER AND FLASHIN
io
CONT. CLEAT
3x12 FASCIA
2x4 WOOD
TRIM
STANDING SEAM METAL ROOF
UNDERLAYMENT —
PLYWOOD SHEATHING
AND FRAMING
-SEE
STRUCTURAL
FASTENER AND BUTYL
TAPE
PANEL CLIP
BLDG PAPER O/ PLYWOOD _� 6
SHEATHING - STRUCT 2X4 WOOD TRIM
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2 9� TOWER EAVE & GUTTER
METAL FLASHING AND CLEAT
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T.O.
25'-0
CONT.
3x10 W
FASCIA
HORIZ
3/4" x 4"
STRIPPI
15# BLD
PLYWO
REFER
PROVID
BEHIND
FRAMING
CONT. SEALANT -
in
SILL
1x4 WOOD TRIM -
SLOPE TO DRAIN
T.O.SILL
27' -0"
WRAP BLDG PAPER
WOOD SIDING O/
2"x 4" CONT. HORIZ
STRIPPING O/ BLDG
PAPER
PLYWOOD OVER (E)
OR (N) 2x FRAMING -
REFER TO
STRUCTURAL
PROOF'
BY: RAQUEL MORENO
E /^/ i UVVLK SUH-1 i
l 2 SCALE: 3 " =1' -0"
NOTE:
INSTALL STANDING SEAM ROOFING PER
MANUFACTURER'S RECOMMENDATIONS
APPLY 3/8" BEAD OF
NON-SKINNING BUTYL SEALANT
ON BOTH SIDES AND TOP OF MALE
PANEL RIB BEFORE ENGAGING
FEMALE RIB OF NEXT PANEL
JOGGLE CLEAT
GUTTER AND FLASHIN
io
CONT. CLEAT
3x12 FASCIA
2x4 WOOD
TRIM
STANDING SEAM METAL ROOF
UNDERLAYMENT —
PLYWOOD SHEATHING
AND FRAMING
-SEE
STRUCTURAL
FASTENER AND BUTYL
TAPE
PANEL CLIP
BLDG PAPER O/ PLYWOOD _� 6
SHEATHING - STRUCT 2X4 WOOD TRIM
WOOD SIDING O/
3/4" x 4" CONT. HORIZ ix WOOD TRIM - W/
STRIPPING AT 24" O.C. 1/4" MIN. DRIP EDGE
2 9� TOWER EAVE & GUTTER
METAL FLASHING AND CLEAT
O/ BLDG PAPER O/ PLYWOOD.
SLOPE TO DRAIN. PAINTED
T.O.
25'-0
CONT.
3x10 W
FASCIA
HORIZ
3/4" x 4"
STRIPPI
15# BLD
PLYWO
REFER
PROVID
BEHIND
FRAMING
CONT. SEALANT -
in
SILL
1x4 WOOD TRIM -
SLOPE TO DRAIN
T.O.SILL
27' -0"
WRAP BLDG PAPER
A TOWER TRIM
1X2 WOOD TRIM
GLAZING - SEE EXT.
ELEVS
STRUCTURAL
SHEATHING O/
WOOD FRAMING -
SEE STRUCTURAL
METAL FLASHING O/
BLDG PAPER O/
PLYWOOD
n` TOWER WINDOW
L`* % SCALE: 3 " =1' -0" ` I a./ / SCALE: 3 " =1' -0"
io
STANDING SEAM METAL
ROOF
UNDERLAYMENT —
PLYWOOD SHEATHING -
SEE STRUCTURAL —
FRAMING -
SEE STRUCT
Z CLOSURE TRIM —
AND NON - SKINNING
BUTYL SEALANT
ENDS
NOTE:
INSTALL STANDING SEAM ROOFING PER
MANUFACTURER'S RECOMMENDATIONS
METAL ROO F
L!-111 / SCALE:3 " =1' -0"
VERTICAL WOOD SIDING O/ 15# BLDG
PAPER O/
3/4" x 4" CONT. HORIZ STRIPPING AT 24"
O.C. - REFER TO EXT. ELEVS. FOR SIDING
DIRECTION
2x12 WOOD HORIZ.
FASCIA TRIM
PLYWOOD OVER (E) OR (N)
2x FRAMING - REFER TO
STRUCTURAL
INTERIOR FINISH PERTENANT
IMPROVEMENT PLANS —
ALIGN BOTTOM WITH TRELLIS
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FRAMING- 3/4" x 4" CONT.
SEE STRUCT. AT 24" O.C.
PLYWOOD OVE
2x FRAMING - F
STRUCTURAL
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' v / SCALE: 3 " =1' -0"
CEMENT PLASTER FINISH —
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CONT. 2 x BACKING
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Bid Date: 01 -22 -2013
Revisions
QADDENDUMA
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QADDENDUM B
B 03/08/13
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Project No.: 11245.50
DETAILS
2 -A7.2
�9
CONT. SEALANT -
ALL SIDES - TYP. —
SILL
1x4 WOOD TRIM -
SLOPE TO DRAIN
T.O.SILL
27' -0"
WRAP BLDG PAPER
WOOD SIDING O/
2"x 4" CONT. HORIZ
STRIPPING O/ BLDG
PAPER
STRUCTURAL
SHEATHING O/
WOOD FRAMING -
SEE STRUCTURAL
METAL FLASHING O/
BLDG PAPER O/
PLYWOOD
n` TOWER WINDOW
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io
STANDING SEAM METAL
ROOF
UNDERLAYMENT —
PLYWOOD SHEATHING -
SEE STRUCTURAL —
FRAMING -
SEE STRUCT
Z CLOSURE TRIM —
AND NON - SKINNING
BUTYL SEALANT
ENDS
NOTE:
INSTALL STANDING SEAM ROOFING PER
MANUFACTURER'S RECOMMENDATIONS
METAL ROO F
L!-111 / SCALE:3 " =1' -0"
VERTICAL WOOD SIDING O/ 15# BLDG
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3/4" x 4" CONT. HORIZ STRIPPING AT 24"
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DIRECTION
2x12 WOOD HORIZ.
FASCIA TRIM
PLYWOOD OVER (E) OR (N)
2x FRAMING - REFER TO
STRUCTURAL
INTERIOR FINISH PERTENANT
IMPROVEMENT PLANS —
ALIGN BOTTOM WITH TRELLIS
BRACKET - SEE DTL 29/2 -A7.1
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SEE STRUCT.
CONT. SEALANT -
ALL SIDES - TYP.
MULLION
METAL COPING
v CLEAT. SLOPE
DRAIN. PAINTE
HI EAVE
FLASHING
CONT. CONT.SEALAN'
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FASTENER 1x8 WOOD TRIM
2x12 WOOD HO
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MEMBRANE O/
BLDG. PAPER
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SHEATHING O/ O/ 15# BLDG PP
FRAMING- 3/4" x 4" CONT.
SEE STRUCT. AT 24" O.C.
PLYWOOD OVE
2x FRAMING - F
STRUCTURAL
BUILT UP ROOF
PLYWOOD - RE
STRUCTURAL
PARAPET CAP
0 v SCALE: 3 " =1' -0"
WOOD SHINGLES SIDING O/
15# PAPER &
3/4" x 4" HORIZ STRIPPING
METAL FLASHING W/ DRIP
AND CONT. CAULKING
1x4 WOOD TRIM
3x12 WOOD HORIZ
FASCIA TRIM —
' v / SCALE: 3 " =1' -0"
CEMENT PLASTER FINISH —
2X WOOD STUD WALL —
CONT. 2 x BACKING
FUTURE TENANT SIGNAGE -
3/4" PLYWOOD
SHEATHING (SEE
STRUCT. DWGS.)
CROSS SECTION
R ACK
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ING AT SIGN
VENT SCREp9 \—�� I A 1 6"
G204�01X 11
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e.X4VVL"L)IKIM-IYF 10
VERTICAL WOOD SIDING
O/ 3/4" x 4" CONT. HORIZ STRIPPING
AT 24" O.C. O/ 15# BLDG PAPER -
SEE ELEVATIONS
PLYWOOD OVER (E) OR (N) le
2x FRAMING - REFER TO
STRUCTURAL
VENT /TRIM AT SOFFIT
SCALE: 3 " =1' -0"
VERTICAL WOOD SIDING O/ 15# BLDG
PAPER O/
3/4" x 4" CONT. HORIZ STRIPPING AT 24"
O.C. - REFER TO EXT. ELEVS. FOR
SIDING DIRECTION _
PLYWOOD OVER (E) OR (N)
2x FRAMING -REFER TO
STRUCTURAL
`v
INTERIOR FINISH PER '
TENANTIMPROVEMENT
PLANS
FASCIA TRIM DETAIL
v I % SCALE: 3 " =1' -0"
WOOD SIDING O/
CONT. HORIZ STRIPPING
PLYWOOD O/ 2x FRAMING -
REFER TO STRUCTURAL
WOOD TRIM
ANCHOR BOLT, SEE STRUCT.
DWG'S FOR SIZE & SPACING
CONT. CAULKING
(N) CONT. CURB -
SEE STRUCT
Lu
d. 4
7 1/2" _ 7 1/2 "�
Zz d
CONIC" B ASE DET IL
v ' / SCALE: 3 " =1' -0"
3x TRIM O/
WOOD SIDING O/
3/4" x 4" CONT. VERTICAL
STRIPPING AT 24" O.C. O/
15# BLDG PAPER -SEE
SECTION
CONT. SEALANT
PRECAST CONIC. BASE -SEE
EXT. ELEVATIONS
DIM. PT.
INV
3/4" PLYWOOD O/ 4
2x FURRING
4
X0
PLYWOOD O/ 2x FRAMING -
REFER TO STRUCTURAL 0 -
3" 2 1/4"
PRECAST CONIC. BASE O/ _
MORTAR BASE
09T PRECAST CONC. SILL
PLYWOOD O/ 2x FRAMING -
REFER TO STRUCTURAL
3/4" PLYWOOD O/
2x FURRING a
PRECAST CONIC. BASE O/
MORTAR BASE _
3" p: 2 1/4"
ANCHOR BOLT, SEE STRUCT.
DWG'S FOR SIZE & SPACING
4
CONT. CAULKING c
(N) CONC. PEDESTAL- p
SEE STRUCT =
p 4n
g" I
ao p
In - - <
.94/2" a
(N) CONT. d '
SIDEWALK 9 -
p
4
as
4 Q Q ..p
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4 p 4
� Q a
d Q zi 4
a
CONIC. BASE AT TOWER
SOFFIT DETAIL
V / SCALE: 3 " =1' -0"
/ERTICAL WOOD SIDING O/
I/4" x 4" CONT. VERTICAL
)TRIPPING AT 24" O.C. O/
5# BLDG PAPER
)LOPE TO DRAIN
x8 WOOD TRIM
?x12 WOOD HORIZ.
=ASCIA TRIM
2x4 FRAMING - SEE
STRUCTURAL
= RAMING - SEE
STRUCTURAL
3x12 WOOD FASCIA
2x4 WOOD TRIM
✓ERTICAL WOOD SIDING O/
V4" x 4" CONT. VERTICAL
)TRIPPING AT 24" O.C. O/
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Bid Date: 01 -22 -2013
Revisions
QADDENDUMA
A 02/04/13
QADDENDUM B
B 03/08/13
ZL
Project No.: 11245.50
DETAILS
2 -A7.2
�9
3/4" PLYWOOD
SHEATHING (SEE
STRUCT. DWGS.)
CROSS SECTION
R ACK
LE: FULL
ING AT SIGN
VENT SCREp9 \—�� I A 1 6"
G204�01X 11
rfp WOOD SIDING
STRIPPING
e.X4VVL"L)IKIM-IYF 10
VERTICAL WOOD SIDING
O/ 3/4" x 4" CONT. HORIZ STRIPPING
AT 24" O.C. O/ 15# BLDG PAPER -
SEE ELEVATIONS
PLYWOOD OVER (E) OR (N) le
2x FRAMING - REFER TO
STRUCTURAL
VENT /TRIM AT SOFFIT
SCALE: 3 " =1' -0"
VERTICAL WOOD SIDING O/ 15# BLDG
PAPER O/
3/4" x 4" CONT. HORIZ STRIPPING AT 24"
O.C. - REFER TO EXT. ELEVS. FOR
SIDING DIRECTION _
PLYWOOD OVER (E) OR (N)
2x FRAMING -REFER TO
STRUCTURAL
`v
INTERIOR FINISH PER '
TENANTIMPROVEMENT
PLANS
FASCIA TRIM DETAIL
v I % SCALE: 3 " =1' -0"
WOOD SIDING O/
CONT. HORIZ STRIPPING
PLYWOOD O/ 2x FRAMING -
REFER TO STRUCTURAL
WOOD TRIM
ANCHOR BOLT, SEE STRUCT.
DWG'S FOR SIZE & SPACING
CONT. CAULKING
(N) CONT. CURB -
SEE STRUCT
Lu
d. 4
7 1/2" _ 7 1/2 "�
Zz d
CONIC" B ASE DET IL
v ' / SCALE: 3 " =1' -0"
3x TRIM O/
WOOD SIDING O/
3/4" x 4" CONT. VERTICAL
STRIPPING AT 24" O.C. O/
15# BLDG PAPER -SEE
SECTION
CONT. SEALANT
PRECAST CONIC. BASE -SEE
EXT. ELEVATIONS
DIM. PT.
INV
3/4" PLYWOOD O/ 4
2x FURRING
4
X0
PLYWOOD O/ 2x FRAMING -
REFER TO STRUCTURAL 0 -
3" 2 1/4"
PRECAST CONIC. BASE O/ _
MORTAR BASE
09T PRECAST CONC. SILL
PLYWOOD O/ 2x FRAMING -
REFER TO STRUCTURAL
3/4" PLYWOOD O/
2x FURRING a
PRECAST CONIC. BASE O/
MORTAR BASE _
3" p: 2 1/4"
ANCHOR BOLT, SEE STRUCT.
DWG'S FOR SIZE & SPACING
4
CONT. CAULKING c
(N) CONC. PEDESTAL- p
SEE STRUCT =
p 4n
g" I
ao p
In - - <
.94/2" a
(N) CONT. d '
SIDEWALK 9 -
p
4
as
4 Q Q ..p
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d Q zi 4
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CONIC. BASE AT TOWER
SOFFIT DETAIL
V / SCALE: 3 " =1' -0"
/ERTICAL WOOD SIDING O/
I/4" x 4" CONT. VERTICAL
)TRIPPING AT 24" O.C. O/
5# BLDG PAPER
)LOPE TO DRAIN
x8 WOOD TRIM
?x12 WOOD HORIZ.
=ASCIA TRIM
2x4 FRAMING - SEE
STRUCTURAL
= RAMING - SEE
STRUCTURAL
3x12 WOOD FASCIA
2x4 WOOD TRIM
✓ERTICAL WOOD SIDING O/
V4" x 4" CONT. VERTICAL
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Bid Date: 01 -22 -2013
Revisions
QADDENDUMA
A 02/04/13
QADDENDUM B
B 03/08/13
ZL
Project No.: 11245.50
DETAILS
2 -A7.2
�9
SCALE: 3 " =1' -0"
VERTICAL WOOD SIDING O/ 15# BLDG
PAPER O/
3/4" x 4" CONT. HORIZ STRIPPING AT 24"
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SIDING DIRECTION _
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`v
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v I % SCALE: 3 " =1' -0"
WOOD SIDING O/
CONT. HORIZ STRIPPING
PLYWOOD O/ 2x FRAMING -
REFER TO STRUCTURAL
WOOD TRIM
ANCHOR BOLT, SEE STRUCT.
DWG'S FOR SIZE & SPACING
CONT. CAULKING
(N) CONT. CURB -
SEE STRUCT
Lu
d. 4
7 1/2" _ 7 1/2 "�
Zz d
CONIC" B ASE DET IL
v ' / SCALE: 3 " =1' -0"
3x TRIM O/
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3/4" x 4" CONT. VERTICAL
STRIPPING AT 24" O.C. O/
15# BLDG PAPER -SEE
SECTION
CONT. SEALANT
PRECAST CONIC. BASE -SEE
EXT. ELEVATIONS
DIM. PT.
INV
3/4" PLYWOOD O/ 4
2x FURRING
4
X0
PLYWOOD O/ 2x FRAMING -
REFER TO STRUCTURAL 0 -
3" 2 1/4"
PRECAST CONIC. BASE O/ _
MORTAR BASE
09T PRECAST CONC. SILL
PLYWOOD O/ 2x FRAMING -
REFER TO STRUCTURAL
3/4" PLYWOOD O/
2x FURRING a
PRECAST CONIC. BASE O/
MORTAR BASE _
3" p: 2 1/4"
ANCHOR BOLT, SEE STRUCT.
DWG'S FOR SIZE & SPACING
4
CONT. CAULKING c
(N) CONC. PEDESTAL- p
SEE STRUCT =
p 4n
g" I
ao p
In - - <
.94/2" a
(N) CONT. d '
SIDEWALK 9 -
p
4
as
4 Q Q ..p
d' d
4 p 4
� Q a
d Q zi 4
a
CONIC. BASE AT TOWER
SOFFIT DETAIL
V / SCALE: 3 " =1' -0"
/ERTICAL WOOD SIDING O/
I/4" x 4" CONT. VERTICAL
)TRIPPING AT 24" O.C. O/
5# BLDG PAPER
)LOPE TO DRAIN
x8 WOOD TRIM
?x12 WOOD HORIZ.
=ASCIA TRIM
2x4 FRAMING - SEE
STRUCTURAL
= RAMING - SEE
STRUCTURAL
3x12 WOOD FASCIA
2x4 WOOD TRIM
✓ERTICAL WOOD SIDING O/
V4" x 4" CONT. VERTICAL
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Bid Date: 01 -22 -2013
Revisions
QADDENDUMA
A 02/04/13
QADDENDUM B
B 03/08/13
ZL
Project No.: 11245.50
DETAILS
2 -A7.2
�9
v ' / SCALE: 3 " =1' -0"
3x TRIM O/
WOOD SIDING O/
3/4" x 4" CONT. VERTICAL
STRIPPING AT 24" O.C. O/
15# BLDG PAPER -SEE
SECTION
CONT. SEALANT
PRECAST CONIC. BASE -SEE
EXT. ELEVATIONS
DIM. PT.
INV
3/4" PLYWOOD O/ 4
2x FURRING
4
X0
PLYWOOD O/ 2x FRAMING -
REFER TO STRUCTURAL 0 -
3" 2 1/4"
PRECAST CONIC. BASE O/ _
MORTAR BASE
09T PRECAST CONC. SILL
PLYWOOD O/ 2x FRAMING -
REFER TO STRUCTURAL
3/4" PLYWOOD O/
2x FURRING a
PRECAST CONIC. BASE O/
MORTAR BASE _
3" p: 2 1/4"
ANCHOR BOLT, SEE STRUCT.
DWG'S FOR SIZE & SPACING
4
CONT. CAULKING c
(N) CONC. PEDESTAL- p
SEE STRUCT =
p 4n
g" I
ao p
In - - <
.94/2" a
(N) CONT. d '
SIDEWALK 9 -
p
4
as
4 Q Q ..p
d' d
4 p 4
� Q a
d Q zi 4
a
CONIC. BASE AT TOWER
SOFFIT DETAIL
V / SCALE: 3 " =1' -0"
/ERTICAL WOOD SIDING O/
I/4" x 4" CONT. VERTICAL
)TRIPPING AT 24" O.C. O/
5# BLDG PAPER
)LOPE TO DRAIN
x8 WOOD TRIM
?x12 WOOD HORIZ.
=ASCIA TRIM
2x4 FRAMING - SEE
STRUCTURAL
= RAMING - SEE
STRUCTURAL
3x12 WOOD FASCIA
2x4 WOOD TRIM
✓ERTICAL WOOD SIDING O/
V4" x 4" CONT. VERTICAL
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15# BLDG PAPER
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Bid Date: 01 -22 -2013
Revisions
QADDENDUMA
A 02/04/13
QADDENDUM B
B 03/08/13
ZL
Project No.: 11245.50
DETAILS
2 -A7.2
�9
Bid Date: 01 -22 -2013
Revisions
QADDENDUMA
A 02/04/13
QADDENDUM B
B 03/08/13
ZL
Project No.: 11245.50
DETAILS
2 -A7.2
�9
Items B and 1: Additional Materials
Zoning Administrator Hearing April 25, 2012
Comments on April 25, 2013, Zoning Administrator Agenda Items
Submitted by: Jim Mosher (jimmosherCcDyahoo.com ), 2210 Private Road, Newport Beach 92660 (949 -548-
6229)
I B: Minutes of April 11, 2013
• Page 4:
• paragraph 3: " residents living near the project the site were in attendance ..."
• paragraph 4: "Zoning Admt or Wisneski continued the item so that compliance with the
existing conditions related to deliverie ...
Item C. 1: West Marine Towers - Modification Permit (PA2013 -053)
• Resolution of Approval, Section 2.1: "The proposed towers are solely architectural design elements
that do not increase the structures structure's overall floor area ..."
• Facts in Support of Finding, A -1: "The structure on which the towers are proposed is ..."
• Handwritten page 10: In "Resolved, 2." 1 believe the appeal would be to the Planning Commission
and should be filed with the Community Development Director, rather than the City Clerk.
• Per Statement of Facts 1.4, the site is in the coastal zone. Does the project require a Coastal
Development Permit? If so, the requirement should probably be pointed out to the applicant in the
Conditions of Approval.
• More generally, the location of the tower entrances, encouraging patrons to enter and exit directly
from and to the parking lots, and the elimination of the existing connection to the courtyard facing
Via Lido seem incompatible, to me, with encouraging the pedestrian friendly vision of the Lido
Village Design Guidelines.