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HomeMy WebLinkAbout3.0 - Uptown Newport MSDR - PA2013-139CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT August 22, 2013 Meeting Agenda Item 3 SUBJECT: Uptown Newport MSDR (PA2013 -129) 4311 -4321 Jamboree Road Master Site Development Review No. SD2013 -002 APPLICANT: Shopoff Management, Inc. (Uptown Newport LP) PLANNER: Rosalinh Ung, Associate Planner (949) 644 -3208, rung @newportbeachca.gov PROJECT SUMMARY A Master Site Development Review application for the Uptown Newport mixed -use residential project which consists of 1,244 residential units, 11,500 square feet of neighborhood - serving retail space, and approximately two (2) acres of park space. The purpose of the Master Site Development Review is to ensure that project will be developed in a cohesive manner in phases consistent with the approved Uptown Newport Planned Community Development Plan (PCDP), Development Agreement, environmental mitigation measures, and applicable City codes and standards. RECOMMENDATION 1) Conduct a public hearing; 2) Provide direction to the applicant and /or staff regarding the adequacy of the architectural focal point provision at either end of the main entry drive at the Fairchild intersection; and 3) Adopt Resolution No. . finding that all environmental effects of the Uptown Newport Planned Community have been previously addressed by the certification of Environmental Impact Report No. ER2012 -001 (SCH No. 2010051094) and approving Master Site Development Review No. SD2013 -002 (Attachment No. PC 1). Uptown Newport MSDR August 22, 2013 Page 2 GENERAL VICINITY MAP i i y Costa Mesa % John Wayne Airport 0 Irvine Site.Y a• v%. Newport Beach > \ \ San Diego Creek Cha ,,'�e` � Upper Newport Bay Uptown Newport MSDR August 22, 2013 Page 3 Uptown Newport MSDR August 22, 2013 Page 4 GENERAL PLAN COG O AO ' C B MU-H2 O MU -HZ MU -H2 AO O O A PF COG I MU -H3 ® % A O� C I Ao MU -H2 2 CO� 0.H2 ' IM M Airport Area '+ C Integrated Conceptual Development Plan Uptown Newport ®W MT►11k F 4Q OA C P m =4� , PC 58 Uptown Newport MSDR August 22, 2013 Page 5 LOCATION GENERAL PLAN ZONING CURRENT USE PC -58 (Uptown ON -SITE MU -H2 (Mixed -Use Horizontal 2) Newport Planned Office /Industrial Community) PC 15 (Koll Center NORTH MU -H2 Newport Planned Office Developments Community) SOUTH UCI North Cam us 11 UCI North Campus UCI North Cam us Office Commercial EAST MU -H2 /UCI North PC15 & UCI No Developments & UCI Campus Campus North Campus WEST MU -H2 PC 15 Office Developments Project Setting The subject property is located within the Airport Area and is approximately 25.05 acres in size. The property is currently developed with two office /industrial buildings that are being leased to TowerJazz Semiconductor. Vehicular access to the project site is from Jamboree Road and Birch Street. The site is surrounded to the north, west, and south by commercial /office uses within the Koll Center Newport office park. Jamboree Road forms the eastern boundary of the project site, and beyond Jamboree Road to the east is undeveloped open space within the North Campus of the University of California, Irvine. Background On February 26, 2013, the City Council approved the following entitlement applications and environmental review for the Uptown Newport project which consists of the removal of existing office and industrial uses in two primary phases and the construction of a mixed use community consisting of 1,244 residential units, 11,500 square feet of neighborhood- serving retail space, and approximately two (2) acres of park space. The PCDP has three (3) components: 1) Land Uses, Development Standards & Procedures; 2) Phasing Plan; and 3) Design Guidelines. The PCDP also sets forth the process for implementation. Phase 1 will include demolition of the existing single -story office building "Half Dome ", and development of the westerly portion of the property and the frontage along Jamboree Road. Phase 1 will include the development of up to 680 residential units and up to 11,500 square feet of retail space, and is projected to commence in 2014 and be completed in 2018. Phase 2 will include demolition of the existing TowerJazz Uptown Newport MSDR August 22, 2013 Page 6 building, and development of the remaining 564 residential units on the easterly portion of the property. Timing for Phase 2 construction would be contingent upon the existing lease of the TowerJazz facility, which will expire in March 2017, but could be extended to March 2027 by TowerJazz. Proiect Description The MSDR application includes more detailed plans and specifications for the master site improvements proposed for the Uptown Newport mixed -use residential development, as required by the adopted PCDP regulations. The master site improvements will be developed in two phases to coincide with the approved Phasing Plan of the PCDP and will provide for the cohesive development. Pursuant to Section 4.1 of the Land Uses Development Standards and Procedures of the PCDP, review and approval of the MSDR application shall be conducted by the City of Newport Beach Planning Commission. The Uptown Newport Master Site Development Review application includes the following: 1. Prototypical Architectural Building Elevations 2. Master Landscape Plans and Plant Palette 3. Preliminary Public Parks and Paseo Plans 4. Preliminary Master Wall and Fence Plans 5. Preliminary Master Lighting Plan 6. Master Signage Plans 7. Preliminary Grading Plans 8. Preliminary Street Improvement Plans The purpose of the Master Site Development Review is to ensure that the project will be developed in a cohesive manner in phases consistent with the PCDP, Development Agreement, environmental mitigation measures, and applicable City codes and standards. A. Compliance with the Land Uses, Development Standards and Procedures of the PCDP Uptown Newport MSDR August 22, 2013 Page 7 The MSDR application includes the overall illustrative site plan that identifies the future building pads within the project site and is consistent with the Master Site Plan shown in the Land Uses, Development Standards and Procedures of the PCDP. This illustrative site plan and internal roadways are also consistent with the preliminary site plan and Tentative Tract Map 17438 that the City Council had previously considered and approved. The building pads are defined by building setbacks from perimeter property lines, Jamboree Road, and interior streets and are in conformance with the PCDP. Vehicular access to these building pads from interior streets has been planned consistent with the Master Site Plan. The Spine Street features enhanced parkways, sidewalk improvements, and increased building setbacks. The Neighborhood Street has been designed to allow for future connectivity to Von Karman Avenue through the adjacent Koll Center Newport property, and an emergency access drive is provided off the westerly Neighborhood Street in an existing access easement through the Koll Center Newport property. On- street parking will be provided throughout the project site for visitors and residents. Parking structures within individual building pads will be built at -grade and subterranean and will be encapsulated or screened. A 12 -foot wide Class I bike and multi -use trail along Jamboree Road will be provided as part of the Phase 1 development per the approved PCDP and Phasing Plan. Internal sidewalks and paseos will be provided for bicycle and pedestrian connectivity throughout the project and adjoining properties in accordance with each of the development phases. B. Compliance with the Phasing Plan of the PCDP The MSDR application includes separate Phases 1 and 2 development plans that are consistent with the Phasing Plan of the PCDP. Each plan set contains landscape plans, wall and fence plans, lighting plans, signage plans, and civil engineering plans. Please note that prototypical architectural building elevations for Phase 1, as well as for Phase 2, are illustrated in the Phase 1 plan set. Staff finds no inconsistency with the application and approved Phasing Plan. C. Compliance with the Design Guidelines of the PCDP Consistent with the criteria identified in the Land Uses, Development Standards and Procedures of the PCDP for the approval of MSDR, the following main project components have been designed to be consistent with the Design Guidelines of the PCDP. Below is a summary of each of the main project components: 1. Prototypical Architectural Building Elevations (Refer to Phase 1 Plan Set, Sheets Al -A8) Uptown Newport MSDR August 22, 2013 Page 8 a. Architectural Design /Theme The proposed contemporary architectural style for Uptown Newport is designed to be compatible with the surrounding office and commercial developments and the TowerJazz facility that will remain until Phase 2 is ready for development. The proposed architecture places emphasis to specific site locations with larger visual gestures and building compositions adjacent to Jamboree and the TowerJazz facility. Additionally, the plans show a more traditional expression in the vertically - integrated mixed use portion of the site at the Fairchild entry. The exterior material enhancements are proposed at visually prominent locations to further establish active street level uses and amenities to create a vibrant, high quality aesthetic. The variations in scale and massing of the buildings are also proposed to provide visual articulation and interest as required by the Design Guidelines. b. Materials and Colors Representations of the proposed materials and colors for each of the selected buildings will be presented at the public hearing for review and approval by the Planning Commission. The sample materials and colors will also be used for future reference and provide a range of options that will be selected by builders during future Site Development Review. The applicant submitted Phase 1 building elevations that identify a multi - family residential village with residential stoops, balconies, and retail storefronts. Sheets Al -A8 of the Phase 1 plans illustrate the architectural design /theme for the entire project. A variety of colors, materials, and architectural character are also shown on the building elevation plans. The Jamboree Road frontage contains building height variations with major and minor massing breaks in accordance with Section 3.3.3 of the Design Guidelines. The massing breaks avoid continuous building planes and provide areas of shade and shadow. The proposed prototypical exterior elevations and color and material samples have been submitted to meet the intent and commitment of achieving exemplary architectural quality and character for the entire development, as required by Chapter 3 of the Design Guidelines. The only concern staff has relates to the adequacy of architectural focal point provision at either end of the main entry drive at the Fairchild intersection. Staff requests that the Planning Commission provides input on the adequacy of this provision. The same architectural design concepts including colors, materials, building massing for Phase 1 are proposed for Phase 2 development. Uptown Newport MSDR August 22, 2013 Page 9 2. Master Landscape Plans and Plant Palette Phase 1 (Refer to Sheets LD1 -LD7, and LD13) Phase 2 (Refer to Sheets LD1 -LD6, and LD14) The landscape framework within the project site can be categorized into six principal areas. a. Jamboree Road and adjacent property transition edges - The use of palms and evergreen trees will be provided for these areas to soften the transition from the building to the adjacent streets and properties. b. Project Entry Drives — The enhanced paving and street canopy palms will be provided at the entry drives to the neighborhood parks. c. Park landscaping — A park tree framework with various canopy trees, skyline palms, accent palms and canopy palms will be provided throughout the park. d. Spine and Neighborhood Streets - Enhanced paving, benches and pottery, landscape, skyline palms and canopy- street trees elements will be provided to create visual enhancement as well as buffer between the residential buildings and public open spaces. e. The paseos offer a linear walkway with landscaping including enhanced paving, bench seating, canopy palms and canopy trees that will provide additional green spaces in the community. The submitted landscape plans implement the PCDP's landscaping requirements and are consistent with the plant list provided in Sections 5.4 and 5.6 of the Design Guidelines. 3. Preliminary Public Parks and Paseo Plans Phase 1 (Refer to Sheets LD2, LD5, and LD6) Phase 2 (Refer to Sheets LD3 -LD6) a. Public Parks Uptown Newport has two, 1 -acre parks and each will be built with each development phase. The Phase 1 Park is located adjacent to the mixed -use retail node and provides for a prominent visual entry and focal point. The Phase 1 neighborhood park amenities include: a water fountain, activity lawn, tot lot, pedestrian pathways, a hardscape plaza and promenade, a public art feature; barbeque grills; and shaded seating areas. The Phase 1 Park is also designed to accommodate vendors with small kiosks along the promenade, special events (i.e., Uptown Newport MSDR August 22, 2013 Page 10 farmers market and art shows), movies -in- the -park, and special performances if desired. The Phase 2 Park is located along the Spine Street and the secondary entry off of Jamboree Road, and provides for a prominent visual entry and focal point. The Phase 2 Park amenities include: a water fountain, open lawn areas, pedestrian pathways, a hardscape plaza, a public art feature, barbeque grills; and shaded seating areas. The Phase 2 Park also includes recreational courts such as bocce courts and a sand volleyball court. Final selection of the recreational amenities for the two (2) parks will be determined by the Parks Beach and Recreation Commission based upon the plans ultimately approved by the Planning Commission. The submitted parks plans are consistent with the Design Guidelines. b. Paseos A network of paseos is proposed to serve as pedestrian - friendly greenbelts and provide connectivity to surrounding properties. Entries to residential units are provided along paseos to provide convenient access and should encourage pedestrian activity within the paseos. The paseos could be used for passive recreational activities such as walking and jogging, as well as for quiet and leisure areas with water fountains and seating areas. The submitted landscape plans, which detail the improvements for the neighborhood parks and paseos for the entire project, are consistent with Section 3.7 of the Land Uses, Development Standards and Procedures, and Sections 5.3 and 5.5 of the Design Guidelines. 4. Preliminary Master Wall and Fence Plans Phase 1 (Refer to Sheets LD8 and LD9) Phase 2 (Refer to Sheets LD7 -LD9) Walls and fences within the project are designed to be uniform throughout the project, consistent with Section 3.8 of the Land Uses, Development Standards and Procedures, and Section 5.7.1 of the Design Guidelines. There are three (3) types of fencing for the entire project: a. A 42 -inch tubular steel barrier fence on top of a 2 -foot high retaining wall with pilasters is proposed along the northwesterly property line interface with the Koll Center Newport. b. An 8 -foot high screen /sound wall is proposed between Phases 1 and 2 boundary line, and along the existing restaurant/retail edge at Jamboree Road and Birch Street. Uptown Newport MSDR August 22, 2013 Page 11 c. A 6 -foot high tube steel fence with pilasters is proposed between Phases 1 and 2 boundary line and along the Koll Center Newport and the Courthouse Plaza edge. 5. Preliminary Master Lighting Plans Phase 1 (Refer to Sheets LD10 -LD11) Phase 2 (Refer to Sheets LD10 -LD12) The lighting plans proposed for the project site included a simple hierarchy of lighting fixtures that is consistent with Section 5.7.3 of the Design Guidelines. Lighting provision along the Jamboree Boulevard will be consistent with the City's existing light standard. The entry drives, Spine Street and Neighborhood Street lights will have a simple and energy efficient street light fixture design. The park walks and paseos will exhibit pedestrian - scaled light poles and fixtures. Accent lighting such as sign, wall building and tree and palm up lights will also be utilized. 6. Master Signage Plans Phase 1 (Refer to Sheets G1 -G3) Phase 2 (Refer to Sheets G1 -G3) The proposed sign plans include freestanding and attached signs for the residential and retail components of the entire project. Each of the sign components is intended to be an integral part of the visual identity of the project. The sign plans focus on the placement, scale, materials, colors, styles, and methods of illumination in consideration of the architectural and landscape treatments and is consistent with the Chapter 6 of the Design Guidelines. 7. Preliminary Grading Plans Phase 1 (Refer to Sheet Cl) Phase 2 (Refer to Sheets C1 and C2) The preliminary grading plans have been designed in accordance to Section 4.1 of the Design Guidelines to achieve an approximate balance of the earthwork so as to limit the amount of import or export of material. They also established preliminary building pad elevations, street grades, and grades for the parks and paseos and which are consistent with the PCDP. 8. Preliminary Street Improvement Plans Phase 1 (Refer to Sheet C2) Phase 2 (Refer to Sheets C3 and C4) The preliminary street improvement plans contain the proposed curb - and - gutter, curb access ramp locations, asphalt paving, enhanced paving, a central roundabout, street chokers for traffic calming and pedestrian safety, and on- street parking. In addition, Uptown Newport MSDR August 22, 2013 Page 12 preliminary utility locations are identified for water, sewer, street inlet locations, and storm drains. These plans have been reviewed and approved by the Public Works Department and they are consistent with Chapter 4 of the Design Guidelines and the preliminary layout shown on the Master Site Plan and tentative tract map. Site Development Review by Community Development Director Subsequent to the approval of the MSDR application by the Planning Commission, separate site development review applications for individual buildings and site improvements will be submitted for review and approval by the Community Development Director. This process is required by the PCDP prior to the issuance of a grading or building permit for the following: 1. New buildings 2. Neighborhood parks and paseos 3. On -site recreational amenities Summary Staff believes that the submitted MSDR application and plans are in compliance with the provisions of the PCDP, Development Agreement, EIR, environmental mitigation measures, and City Codes and standards. The MSDR application contains the Phase 1 building elevations identify a distinct multi - family residential village with varying colors, materials, and massing that will be used for Phase 2 development to ensure consistency between phases. The MSDR application also identifies master site improvements including site preparation, backbone storm drainage, sanitary sewer systems, reclaimed water distribution systems, street improvements, fencing and walls, park improvements, landscape improvements, streetlight and lighting improvements, dry utilities and master community signage consistent with the PCDP. Staff believes the findings for approval can be made and the facts in support of the required findings are presented in the draft resolution (Attachment No. PC 1). Alternatives Alternatively, the Planning Commission may suggest specific changes to the Master Site Development Review application or architectural plans that are necessary to alleviate any concerns. If additional changes are substantial, the item could be continued to a future meeting. Uptown Newport MSDR August 22, 2013 Page 13 Public Notice Public notice of this meeting has been provided by mailing to property owners within 300 feet of the property and to project interest groups and posting of the site at a minimum 10 days in advance of the meeting, 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. Prepared by: Submitted by: o alinh Ung Br n la Wisnesl i, ICP, Deputy Director As ociate Planner ATTACHMENTS PC 1 Draft Resolution of Approval containing the following exhibits: A. Legal Description B. Conditions of Approval PC 2 Master Site Development Plans — Phase 1 and Phase 2 Attachment No. PC 1 Draft Resolution of Approval RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING MASTER SITE DEVELOPMENT REVIEW NO. SD2013 -002 FOR THE 25.05 ACRE PLANNED COMMUNITY KNOWN AS UPTOWN NEWPORT LOCATED AT 4311 -4321 JAMBOREE ROAD (PA2011 -134) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. A. An application was filed by Uptown Newport LP ( "Uptown Newport" or "Applicant') with respect to a 25.05 -acre property generally located on the north side of Jamboree Road between Birch Street and the intersection of Von Karman Avenue and MacArthur Boulevard, legally described on Exhibit A, which is attached hereto and incorporated herein by reference (the "Property "), requesting approval of the Master Site Development Review (MSDR) application for the development of up to 1,244 residential dwelling units, 11,500 square feet of retail commercial uses, and 2.05 acres of parklands (the "Project'). B. The Property has a General Plan designation of Mixed -Use District Horizontal -2 (MU -1­12), and is zoned Uptown Newport Planned Community (PC -58) District. C. On February 26, 2013, the City Council certified the Uptown Newport Final Environmental Impact Report No. ER2012 -001 (SCH No. 2010051094) and approved the following entitlement applications for the Project: 1. Planned Community Development Plan Amendment No. PD2011 -003: An amendment to Planned Community Development Plan #15 (Koll Center Planned Community) to remove the subject property from the Koll Center Planned Community, pursuant to Chapter 20.66 (Amendments) of the Municipal Code. 2. Planned Community Development Plan Adoption No. PC2012 -001: A Planned Community Development Plan (PCDP) adoption to establish the allowable land uses, general development regulations, and implementation and administrative procedures, which would serve as the zoning document for the construction of up to 1,244 residential units, 11,500 square feet of retail commercial, and 2.05 acres of park space to be built in two (2) separate phases on a 25.05 -acre site, pursuant to Chapter 20.56 of the Municipal Code. The PCDP has three (3) components: 1) Land Uses, Development Standards & Procedures; 2) Phasing Plan; and 3) Design Guidelines. 3. Tentative Tract Map No. NT2012 -002: A tentative tract map to establish lots for residential development purposes pursuant to Title 19 of the Municipal Code. Planning Commission Resolution No. Page 2 of 8 4. Traffic Study No. TS2012 -005: A traffic study pursuant to Chapter 15.40 (Traffic Phasing Ordinance) of the Municipal Code. 5. Affordable Housing Implementation Plan No. AH2012 -001: A program specifying how the proposed project would meet the City's affordable housing requirements, pursuant to Chapter 19.53 (Inclusionary Housing) and Chapter 20.32 (Density Bonus) of the Municipal Code. 6. Development Agreement No. DA2012 -003 (adopted on March 12, 2013): A Development Agreement between the applicant and the City of Newport Beach describing development rights and public benefits, pursuant to Section 15.45.020.A.2.a of the Municipal Code and General Plan Land Use Policy LU6.15.12. D. A public hearing was held on August 22, 2013, in the City Hall Council Chambers, at 100 Civic Center Drive, Newport Beach, California. Public notice of the time, place, and purpose of the aforesaid meeting was provided in accordance with the Newport Beach Municipal Code ( "NBMC "). The staff report, and evidence, both written and oral, were presented to and considered by the Planning Commission at the scheduled hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. A. All significant environmental effects for the PCDP have been adequately addressed in the previously certified Environmental Impact Report No. ER2012 -001 (SCH No. 2010051094) ( "EIR "), which included a mitigation, monitoring and reporting program and statement of overriding considerations, and the City of Newport Beach intends to use said document for the approval of the subject MSDR application and its implementation. Copies of the previously prepared environmental document are available for public review and inspection at the Planning Division or at the City of Newport Beach website at www. newportbeachca .gov /cegadocuments. B. The MSDR application is a subsequent application required by the PCDP in order to ensure that the subject property is developed consistent with the previously approved entitlements identified above. C. None of the conditions described in Section 15162 of the CEQA Guidelines calling for preparation of a subsequent or supplemental EIR have occurred, and the MSDR application and its implementation do not require changes or additions to the EIR pursuant to Section 15164 of the CEQA Guidelines. D. No new effects would occur, nor would a substantial increase in the severity of previously identified significant effects occur as the result of this approval as the MSDR application identifies the same previously approved project with refined detailed drawings, no increase in intensity, and no changes to the development standards. Planning Commission Resolution No. Page 3 of 8 E. There are no additional reasonable alternative or mitigation measures that should be considered in conjunction with the MSDR application or its implementation. F. The Planning Commission finds that judicial challenges to the City's CEQA determinations and approvals of land use projects are costly and time consuming. In addition, project opponents often seek an award of attorneys' fees in such challenges. As project applicants are the primary beneficiaries of such approvals, it is appropriate that such applicants should bear the expense of defending against any such judicial challenge, and bear the responsibility for any costs, attorneys' fees and damages which may be awarded to a successful challenger. SECTION 3. FINDINGS. In accordance with Section 4.1 of the Land Uses, Development Standards & Procedures ( LUDSP) of the PCDP, the purpose of the Master Site Development Review is to ensure that the Uptown Newport Project is developed consistent with the PCDP, Development Agreement, applicable environmental mitigation measures, and applicable City Codes and standards. The following consistency findings and facts in support of the MSDR application are set forth: Finding A. The MSDR application is in compliance with the provisions of the Land Uses, Development Standards and Procedures of the PCDP. Fact in Support of Finding Al. The LUDSP provides for a maximum height of 75 feet for low -rise and mid -rise buildings and a maximum height of 150 feet for high -rise portions of buildings. The proposed prototypical building elevations are in compliance with these height restrictions. A2. Section 3.3 of the LUDSP identifies a network of streets centered around the internal Spine Street and traffic roundabout, and Section 3.4 allows for parking along internal streets and within integrated structured parking. The proposed MSDR plans depict street improvements for both phases that establish clear and convenient access to individual development parcels, structured parking entrances and street parking consistent with the Master Site Plan of the PCDP and Tentative Tract Map No. 17438. The MSDR plans also emphasize pedestrian connectivity, paseos, public open space, and accessibility as required by the PCDP. A3. Section 3.7 of the LUDSP requires public parks, on -site recreational amenities and open space. The MSDR plans identify areas for residential amenities, open space and balconies throughout the project consistent with this requirement. Finding B. The MSDR application is consistent with the Phasing Plan of the PCDP. Planning Commission Resolution No. Page 4 of 8 Fact in Support of Finding B1. The MSDR application includes Phases 1 and 2 development plans that are consistent with the Phasing Plan of the PCDP. Each plan set contained landscape plans, wall and fence plans, lighting plans, signage plans, and civil engineering plans designed considering the phased nature of the project. The prototypical architectural building elevations for Phase 1 and for Phase 2 are illustrated in the Phase 1 plan set. C. The MSDR application is consistent with the Design Guidelines of the PCDP. Fact in Support of Finding C1. The MSDR plans depict the ten framework principles identified in the Design Guidelines: (1) a distinct high- density, mixed -use residential village; (2) a legible internal roadway circulation with ample access to all portions of the site; (3) a sequence of spaces promoting clear way- finding; (4) incorporation of neighborhood - serving ground -level retail uses; (5) creation of neighborhood public park space as a principal focus for the village; (6) housing opportunities to serve the needs of residents; (7) pedestrian orientation with pedestrian - scaled streets and greenbelts that break up large blocks and provide connectivity; (8) on- street parking; (9) architectural massing that provides variety and interest with spatial definition along internal streets and pedestrian scale elements; and (10) establishment of a landscape character that unifies and enhances streets, paseos, and other components of the public realm. C2. The proposed prototypical architectural building elevations identify a distinct multi- family residential village with residential stoops, balconies, and retail storefronts. Sheets Al -A8 of Phase 1 plan set demonstrate the architectural design /theme for the entire project that will guide the preparation of Phase 2 plans to ensure consistent designs between the phases. A variety of colors, materials and architectural character are also shown on the building elevation plans. The Jamboree Road frontage contains building height variations and major and minor massing breaks in accordance with Section 3.3.3 of the Design Guidelines. The provided massing breaks avoid continuous uninterrupted building planes and provide shade and shadow. C3. The Phase 1 and Phase 2 street improvement and landscape plans are consistent with pedestrian connectivity and circulation goals and connect residential buildings with the on -site retail, parks, and off -site adjacencies. C4. The landscaping unifies and enhances the project design, and incorporates plants that adhere to the City's low water use standards consistent with the City's drought tolerant/water efficient landscape ordinance. C5. The MSDR plans depict a distinct, high- density, mixed -use village that incorporates various styles, materials, colors, and heights providing Architectural interest Planning Commission Resolution No. Page 5 of 8 expressing a high quality environment consistent with the Design Guidelines of the PCDP. Massing breaks avoid uninterrupted building planes and highlight the efficient arrangement of the on -site structures and their relationship to adjacent developments. C6. Section 2.2.1 of the Design Guidelines identifies Master Site Improvements including site preparation, backbone storm drainage, sanitary sewer systems, reclaimed water distribution systems, street improvements, fencing and walls, park improvements, landscape improvements, streetlight and lighting improvements, dry utilities and master community signage. As stated above, the MSDR application identifies project specific details and certain Master Site Improvements, including preliminary grading plans, preliminary street improvements plans, fencing and wall details, and landscape improvement plans. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: A. The Planning Commission of the City of Newport Beach hereby approves Master Site Development Review No. SD2013 -002, subject to the conditions set forth in Exhibit B, which is attached hereto and incorporated by reference. B. 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. PASSED, APPROVED AND ADOPTED THIS 22nd DAY OF AUGUST, 2013. AYES: NOES: ABSTAIN ABSENT: BY: Y is Bradley Hillgren, Chairman Kory Kramer, Secretary Planning Commission Resolution No. Page 6 of 8 EXHIBIT A LEGAL DESCRIPTION Being a subdivision of Lots 1 and 2 of Tract No. 7953, in the City of Newport Beach, County of Orange, State of California, as shown on a map recorded in Book 310, Pages 7 to 11 inclusive, of Miscellaneous Maps, recorded of said County. Planning Commission Resolution No. Page 7 of 8 EXHIBIT B CONDITIONS OF APPROVAL MASTER SITE DEVELOPMENT REVIEW NO. SD2013 -002 Planning Division Conditions 1. The expiration date of Master Site Development Review No. SD2013 -002 shall be consistent with the term of Development Agreement No. DA2012 -003 (the "Development Agreement "). 2. Any substantial modification to the approved Master Site Development Review plans, as determined by the Community Development Director, shall require an amendment to this Master Site Development Review application or the processing of a new application. 3. The final design of two (2), one -acre neighborhood public parks shall be consistent with Master Site Development Review No. SD2013 -002 and subject to the review and approval of the City of Newport Beach Parks Beach and Recreation Commission. 4. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the property owner or the leasing agent. 5. To the fullest extent permitted by law, the applicant shall indemnify, defend and hold harmless the 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 the City's approval of the Uptown Newport project including, but not limited to, the approval of the Master Site Development Review No. SD2013 -002. 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, from time to time, any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. The provisions herein shall not apply to the extent such damage, liability or claim is caused by the willful misconduct or sole active negligence of the City or the City's officers, officials, agents, employees, or representatives. Planning Commission Resolution No. Page 8 of 8 Fire Department Conditions 6. Emergency access roads shall be 26 feet wide within 30 feet of a fire hydrant (both sides of hydrant) with no vehicle parking allowed in the 30 feet. 7. Fire hydrant locations shall be determined based on the spacing and fire flow requirements. 8. A separate fire flow plan shall be required for each future building structure. 9. Fire lane marking and fire sign heights shall be provided as per Newport Beach Guideline C.02. Public Works Conditions 10. Prior to commencement of demolition and grading of Phases 1 and 2 of the project, the applicant shall submit a construction management and delivery plan for each phase separately to be reviewed and approved by the Public Works Department. The plan shall include discussion of the overall project phasing; parking arrangements for the site during construction; anticipated haul routes and construction mitigation. Upon approval of the plan, the applicant shall be responsible for implementing and complying with the stipulations set forth in the approved plan. 11. Traffic control and truck route plans for Phases 1 and 2 shall be reviewed and approved by the Public Works Department before their implementation. Large construction vehicles shall not be permitted to travel narrow streets as determined by the Public Works Department. Disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by proper use of traffic control equipment and flagman. 12. All improvements shall comply with the City's sight distance requirement per City Standard 100 -L. 13. All traffic related signage shall be a minimum of 7 feet in height, measured from the bottom of sign. 14. All handicap parking stalls and loading zones shall be per current ADA requirements. Path of travel shall be shown on plan and minimum of 48 inches clearance per ADA. Ramps required at tops of loading zones. All handicap stalls shall be located at the ends of aisle, not in the center, of angled parking. Attachment No. PC 2 Master Site Development Plans — Phase 1 and Phase 2 UPTOWN NEWPORT LP UPTOWN NEWPORT PHASE 1 MASTER SITE DEVELOPMENT PLAN 4311 -4321 JAMBOREE RD. NEWPORT BEACH, CALIFORNIA INDEX OF DRAWINGS I TS TITLE SHEET 2. OS OVERALL SITE ILLUSTRATIVE PLAN IT:I III . . a Al PROTOTYPICAL BUILDING ELEVATIONS 4, A2 PROTOTYPICAL BUILDING ELEVATIONS 5. A3 PROTOTYPICAL BUILDING ELEVATIONS 6. A4 PROTOTYPICAL BUILDING ELEVATIONS 7. Ab PROTOTYPICAL BUILDING ELEVATIONS 8. A6 PROTOTYPICAL BUILDING ELEVATIONS 9. A7 PROTOTYPICAL BUILDING ELEVATIONS 10. AS PROTOTYPICAL BUILDING ELEVATIONS 11. LD -1 12. LD-2 13. LDS 14, LD-4 15. LD-5 16. LD-6 17. LD -7 18. LD-8 19. LD -9 2M LD -10 21. LD -11 22. LD -12 23. LD -13 MASTER SITE DEVELOPMENT PLAN MASTER SITE DEVELOPMENT PLAN MASTER SITE DEVELOPMENT PLAN MASTER SITE DEVELOPMENT PLAN MASTER SITE DEVELOPMENT ENLARGEMENT PLAN MASTER SITE DEVELOPMENT ENLARGEMENT PLAN MASTER SITE DEVELOPMENT ENLARGEMENT PLAN PRELIMINARY MASTER WALL AND FENCE PLAN WALL AND FENCE DETAILS HP PRELIMINARY MASTER LIGHTING PLAN LIGHTING SPECIFICATIONS -ffu CONSTRUCTION MATERIALS LEGEND PLANTING SPECIFICATIONS il SIGNAGE PLANS 24. 01 PHASE 1 - PRELIMINARY MASTER SIGN LOCATION PLAN 25. G2 SIGN ELEVATIONS - TYPES S1 THRU 83 26. G3 SIGN ELEVATIONS - TYPES 87 THRU $16 CML ENGINEERING PLANS 27. C-1 PRELIMINARY GRADING PLAN 28. C -2 PRELIMINARY STREET IMPROVEMENT PLAN GENERAL NOTES INDEX LEGEND PA PLANTING AREA TP TOP OF PILASTER TF TOP OF FENCE TW TOP OF WALL FS FINISH SURFACE FG FINISH GRADE BC BACK OF CURB FC FACE OF CURB HP HIGH POINT NIC NOT IN CONTRACT -ffu FLOW LINE 2% MIN. Lf� �• All — TMITT _VII III 11111161 Id I nuill 1111111111111 I mIn wl III ii I gp"JUJI I" _ il SHEET FLOW 2% MIN. O1 LANDSCAPE CONSTRUCTION FEATURE REFERENCE LEGEND F1_1 CONSULTANT FEATURE REFERENCE LEGEND VICINITY MAP a ° .e }n ya° "nR 0 4 n H I F. Stum1. eak S Muselam Bielaryo �, n6,,, r) O Extended A,, ne"c. Hotel ?J ° ° ° °" Nan° PROJECT SITE m° O Coen Fm Wool �• �c ViOy O�yp* p S, o0O Nr;v °rorl N:•nrh � � �,P SS e 6 S, UC lrvme Arboretum 4 y I¢7 r'• a ya � r N&lBench i] >° minionBayvltwe- Ltesa Coen L Hnrnrrrn UmersLly Dr 0 VIx1a FIeAI . BP d 12 0000- NOT TO SCALE INDEX MAP I� O� 0 s == T O O , �ae=3 yi_I_I I i I r i Lu � 0 0 to m Lf� �• All — TMITT _VII III 11111161 Id I nuill 1111111111111 I mIn wl III ii I gp"JUJI I" _ aCdk= 3� Z s €d °o 0 w H �gu8$� > Z , Zy J mg 's° v I° TQ m as FFFHFM w to €-€ Lu Z M 0 �Qj` ITITITTFI — J I W N al O 0 0 Z WQ a 0] 0 W (p F_ w W al I , EXISTING INZZ FACILITY - II i I r .L.. _ to 9 0 c 0 Z W � 0 Z W Lu a o o a 0 O Z ~ N z I HHHHHHHHP 11111111111 11 FnTM7TI-I to a Z Lu W w I I •I ,i 1I IT, 11I ,I III H rR- L I I == =1 LU•r. I I � I I o I �I L. NN I4 - 4' --- --- ��II VIIIVIIM1M1IIIIIUIII IHIII � 1 _ II I Cl) �} U O� Li Z Z w O NOT TO SCALE NOTIFICATIONS AGENCY CONTACT PERSON PHONE APPLICANT UPTOWN NEWPORT, L.P. BRIAN RUPP (949) 231 -5068 CONSULTANTS ARCHITECT: MV & E ARCHITECTS KEN NILMEIER (949) 809 -3388 CIVIL ENGINEER: HALL & FOREMAN INC. JOHN HOGAN (714) 665 -4507 LANDSCAPE ARCHITECT: VALLEYCREST DESIGN GROUP MARK CARLOS (714) 557 -5852 SIGNAGE CONSULTANT: DAVIES ASSOCIATES INC. NOEL DAVIES (310) 247 -9572 UTILITY COMPANIES NOTE: THE CONTRACTOR SHALL NOTIFY THE APPROPRIATE UTILITIES OR AGENCIES FORTY —EIGHT (48) HOURS PRIOR TO STARTING CONSTRUCTION OR EXCAVATION. 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CD 0 LLII 101 ed di PPs'�i . ie ''1V� ni Ln 11 hili c wl kf _ iPrl LJ L L PSI _ IIv} IL&J [ : CD Ln - Of W V JL L1' D Ln L m CD I col D co 27 1111 1NI- 2 CL 0 I .I ry JnI ICI In[ w WX ii �I JOB Ih39'lO. 1738163 SHEET L MI rn 11 IQ�IF ' m I — vo ed di PPs'�i . ie ''1V� 11 hili c La I col D co 27 1111 1NI- 2 CL 0 I .I ry JnI ICI In[ w WX ii �I JOB Ih39'lO. 1738163 SHEET L MI 11 IQ�IF ' I col D co 27 1111 1NI- 2 CL 0 I .I ry JnI ICI In[ w WX ii �I O j 11 + ENLARGEMENT 'f' REFER TO SHEET— 0 --lasing Residential Li 7 u c Entry L jt 0 • 0 0 0 i ! u Residential n Entry u 46 ENLARGEMENT 'E' REFER TO SHEET L Residential REFER TO SHEET - LD -6 Garage TIPUANA TIPU /GUTTER &0" BOX STANDARD HANDICAP RAMP PER CIVIL PEDESTRIAN INTERLOCKING PAVERS 2 ENGINEER N/ TRUNCATED DOMES // �I \� [D TIPU TREE Q E] SITE UTILITIES 5 13RAHEA EDULi5 I8 ab PEDESTRIAN COBBLESTONE PAVERS SIGNAGE GUADALUPE PALM aSTORM Is• B.T.H ®� BUTIA.- GAPITATA CIVIL ENGINEERS PLAN O I0g FIRE HYDRANT PER CIVIL EN&INEER'S TURF BLOCK PINDO PALM PLANS 33 ESCE BRAHEA ARMATA ij 0 EXI5TINCz MEDIAN its 35 MEXICAN BLUE PALM i 36 SAND VOLLEYBALL OR HARDGOURT - TRACHYCARPU5 FORTUNEII BODGE COURT � J e WINDMILL PALM INTECRETE ACCENT PAVING Z -Ws X� W iNA5HINGTONROBU5TA a a- 0 --lasing Residential Li 7 u c Entry L jt 0 • 0 0 0 i ! u Residential n Entry u 46 ENLARGEMENT 'E' REFER TO SHEET L Residential REFER TO SHEET - LD -6 Garage + r + 1, Lobby / Amenity LANDSCAPE FEATURE REFERENCE LEGEND SYMSfJI N(i 0FSr121PTInN TIPUANA TIPU /GUTTER &0" BOX STANDARD HANDICAP RAMP PER CIVIL PEDESTRIAN INTERLOCKING PAVERS 2 ENGINEER N/ TRUNCATED DOMES // �I \� [D TIPU TREE Q E] SITE UTILITIES 5 13RAHEA EDULi5 I8 ab PEDESTRIAN COBBLESTONE PAVERS SIGNAGE GUADALUPE PALM aSTORM Is• B.T.H ®� BUTIA.- GAPITATA CIVIL ENGINEERS PLAN O I0g FIRE HYDRANT PER CIVIL EN&INEER'S TURF BLOCK PINDO PALM PLANS 33 ESCE BRAHEA ARMATA PILASTER REFER TO NALL 4 FENCE PLAN 4 DETAILS SHEETS LD -8 4 1-0-1 0 EXI5TINCz MEDIAN VEHICULAR ACCESS GATE 35 MEXICAN BLUE PALM N) 36 SAND VOLLEYBALL OR HARDGOURT - TRACHYCARPU5 FORTUNEII BODGE COURT � J e WINDMILL PALM INTECRETE ACCENT PAVING Z -Ws X� W iNA5HINGTONROBU5TA a a- U Q < 0 M D CALIFORNIA FAN PALM o 0, 0 O W a- PHOENIX. DACTYLIFERA U) NOO�pVI. IIzda.r.N / In DATE PALM '^s °3EW 0 0 PHOENIX CARAFIENS15 g o 0 Z W V�O�d >t3a a3> 0 CANARY ISLAND PALM W /\ LOPHOSTEMON CONFERTU5 V) O Z 55 36, BOX STANDARD Q BRISBANE BOX 0 V) FODOGARPU5 6RACILIOR. 5 Z a: 10 361 . BOX 5TANDARD U BRISBANE BOX uj w z MINUS HALAPENSIS 36.' 50X N 0 50% 5TANDAFV ALEPPO PINE d 122 PINUS ELDERICA 4a" PDX Law- BRANCHIN5 AFGHAN FINE 50% SEMPERVIRENS Box OCUPRE55US GYPRE55 .3f" 54 BAMBU54 MULTIPLEX GOLDEN GODDESS' 0 24" sox BAMBOO MINUS CANARIEN5I5 36' Box 25% 45 BOX sow CANARY ISLAND PINE 93 60" BOX' 35� /� FIGUS NITIDP [0��] Ib 69" E07C. STANDARD NDIAN LAUREL FIG MA6NOLIA,6RANDIFLORA O 36' Box MULTI TRUNK SOUTHERN MAGNOLIA + r + 1, Lobby / Amenity LANDSCAPE FEATURE REFERENCE LEGEND SYMSfJI N(i 0FSr121PTInN Residential + 14 + 0 o ff= r1 + + PLANTING NOTES: LANP5CAPE FEATURE REFERENCE LEGEND SYMBOL NO. DESCRIPTION ��— ElCURB /GUTTER D 2 HANDICAP RAMP PER CIVIL PEDESTRIAN INTERLOCKING PAVERS S ENGINEER N/ TRUNCATED DOMES // �I \� [D DRIVEWAY APRON Q E] SITE UTILITIES 5 aARCHITECTURE I8 ab PEDESTRIAN COBBLESTONE PAVERS SIGNAGE REFER TO LIGHTING PLANS STREET LIGHT5 AND DETAILS LD -11 4 LD -12 aSTORM DRAIN B EASEMENT PER ®� O CIVIL ENGINEERS PLAN DOG BAGS HASTE D15FENSER I0g FIRE HYDRANT PER CIVIL EN&INEER'S TURF BLOCK 10 PLANS 33 ESCE -SUB STATION PILASTER REFER TO NALL 4 FENCE PLAN 4 DETAILS SHEETS LD -8 4 1-0-1 0 EXI5TINCz MEDIAN Residential + 14 + 0 o ff= r1 + + PLANTING NOTES: LANP5CAPE FEATURE REFERENCE LEGEND SYMBOL NO. DESCRIPTION ��— Q PEDESTRIAN CONCRETE PAVING D 14 O PEDESTRIAN INTERLOCKING PAVERS S 4`�axk ® VEHICULAR INTERL OGKIN6 PAVERS- z Q SHADE UMBRELLAS m TABLES 11 5 PLANTER POTS I8 ab PEDESTRIAN COBBLESTONE PAVERS 19 REFER TO LIGHTING PLANS STREET LIGHT5 AND DETAILS LD -11 4 LD -12 O VEHICULAR COBBLESTONE PAVERS ®� O B ARRIER FENCE REFER TO NALL 4 FENCE PLAN ' 4. DETAILS SHEETS LD -6 a LD -9` DOG BAGS HASTE D15FENSER Q 2G,FER TO NALL 4 FENCE PLAN COMMUNITY PERIMETER WALL 4 DETAILS SHEETS LD -8 8 LD -9 TURF BLOCK 10 TUBULAR. STEEL FENCE ATOP REFER TO NALL 4 FENCE PLAN RETAINING, HALL 4.. DETAILS SHEETS LD- -8 4 LD -9 33 ® I. PILASTER REFER TO NALL 4 FENCE PLAN 4 DETAILS SHEETS LD -8 4 1-0-1 I V I 12 VEHICULAR ACCESS GATE I. ALL LANDSCAPE AREAS SHALL SHEET FLON @ 296 MINIMUM OR DRAIN TO AREA DRAINS 5 1% MINIMUM 2. FINAL, TREE! AND SHRUE PLACEMENT TO BE APPROVED EY OWNER/LAN05GAPE ARCHITECT PRIOR TO PLANTING. 3 ( )TYP. FLOINLINE /DIRECTI.ON OF DRAINAGE 0 1% MIN. SEE CIVIL ENS. PLANS. ALL SHRUB PLANTING. AREAS TO BE MULCHED KITH A TWO (2") INCH LAYER OF MULCH. FOREST FLOOR MULCH 1/2' -1 1/2" APPEARANCE GRADE-. 5. AGUINAGUA, FERTILIZER CO, PHONE: (844)786 -8558 APPROVE MULCH KITH OWNER PRIOR TO PURCHASE. ALL TREES THAT ARE CLOSER THAN FIVE- FEET (5') TO HARDSCAPE ELEMENTS SHALL BE PLANTED WITH AN OWNER AND A&E-NGY APPROVED LINEAR ROOT BARRIER. &. 'G' INDICATES TREES PLANTED KITH AN AGENCY AND OWNER APPROVED LINEAR ROOT BARRIER- 13 ALUMINUM TURF HEADER D 14 PASEO FOUNTAIN 42" HIGH TOT LOT LCH NALL Wl SEAT BENCHES S LOW PASEO WALLS ® �uaWairc¢_6 16 BENCH 11 TABLES AND CHAIRS ® I8 CONCRETE SEAT BENCH ik 19 REFER TO LIGHTING PLANS STREET LIGHT5 AND DETAILS LD -11 4 LD -12 L F71 LA DRINKING FOUNTAIN W/ ADA ACCE55 VENDOR K105K 21 DOG BAGS HASTE D15FENSER M? M.a•- Lf� TURF BLOCK PARK FOUNTAIN �gw 33 HANDRAIL I. ALL LANDSCAPE AREAS SHALL SHEET FLON @ 296 MINIMUM OR DRAIN TO AREA DRAINS 5 1% MINIMUM 2. FINAL, TREE! AND SHRUE PLACEMENT TO BE APPROVED EY OWNER/LAN05GAPE ARCHITECT PRIOR TO PLANTING. 3 ( )TYP. FLOINLINE /DIRECTI.ON OF DRAINAGE 0 1% MIN. SEE CIVIL ENS. PLANS. ALL SHRUB PLANTING. AREAS TO BE MULCHED KITH A TWO (2") INCH LAYER OF MULCH. FOREST FLOOR MULCH 1/2' -1 1/2" APPEARANCE GRADE-. 5. AGUINAGUA, FERTILIZER CO, PHONE: (844)786 -8558 APPROVE MULCH KITH OWNER PRIOR TO PURCHASE. ALL TREES THAT ARE CLOSER THAN FIVE- FEET (5') TO HARDSCAPE ELEMENTS SHALL BE PLANTED WITH AN OWNER AND A&E-NGY APPROVED LINEAR ROOT BARRIER. &. 'G' INDICATES TREES PLANTED KITH AN AGENCY AND OWNER APPROVED LINEAR ROOT BARRIER- CONCRETE STEPS D - 25 42" HIGH TOT LOT LCH NALL Wl SEAT BENCHES ? f 2�6 TOT LOT AND RESILIENT MULTI -COLOR SURFACE �uaWairc¢_6 1 CONCRETE BENCH Q Lu PARK FOUNTAIN Wl�y�.IxtlW�Ip Y 0 TRASH RECEPTACLE "" ".III AI IiT_MU : ,I k � 1 r ' i L F71 LA r '. VENDOR K105K _ .. 31 BARBEOUE COUNTER Lf� 3Q PARK FOUNTAIN �gw 33 BOCCE COURT '/ T< i I.L BARBEOUE 35 ETCHED PAVING N) 36 SAND VOLLEYBALL OR HARDGOURT - 57 BODGE COURT � J e Q INTECRETE ACCENT PAVING I. ALL LANDSCAPE AREAS SHALL SHEET FLON @ 296 MINIMUM OR DRAIN TO AREA DRAINS 5 1% MINIMUM 2. FINAL, TREE! AND SHRUE PLACEMENT TO BE APPROVED EY OWNER/LAN05GAPE ARCHITECT PRIOR TO PLANTING. 3 ( )TYP. FLOINLINE /DIRECTI.ON OF DRAINAGE 0 1% MIN. SEE CIVIL ENS. PLANS. ALL SHRUB PLANTING. AREAS TO BE MULCHED KITH A TWO (2") INCH LAYER OF MULCH. FOREST FLOOR MULCH 1/2' -1 1/2" APPEARANCE GRADE-. 5. AGUINAGUA, FERTILIZER CO, PHONE: (844)786 -8558 APPROVE MULCH KITH OWNER PRIOR TO PURCHASE. ALL TREES THAT ARE CLOSER THAN FIVE- FEET (5') TO HARDSCAPE ELEMENTS SHALL BE PLANTED WITH AN OWNER AND A&E-NGY APPROVED LINEAR ROOT BARRIER. &. 'G' INDICATES TREES PLANTED KITH AN AGENCY AND OWNER APPROVED LINEAR ROOT BARRIER- SCALE 1 = 20' -0" 0 20' 40 Z D - 0 co Q M g LID �uaWairc¢_6 1 ,�n o qty �.;���•� CO Lu f `?� g. _ `sus RQ— Wl�y�.IxtlW�Ip Y 0 'U�nlmmlm��l q u� ��I �rr �: � 9 - 1�. I� "" ".III AI IiT_MU : ,I k � 1 r ' i a�0 �a =w� r '. 4 ��� 96 ®i v� _ .. u -<us Lf� N.yO�p II �gw K�UQN z T< i I.L W�Omu �t� O CQ 5 0 N) SCALE 1 = 20' -0" 0 20' 40 co Z D O� 0 co Q M g LID �uaWairc¢_6 1 CO Lu -�o Y 0 U a�0 �a =w� r '. ~J1 0o. .o u -<us Lf� N.yO�p c �gw K�UQN z T< i I.L W�Omu �t� O CQ 5 0 N) a. J co Z D O� 0 co Q M W T �uaWairc¢_6 1 Z � �•a y Lu -�o Y 0 w a�0 �a =w� rY�w �o 0 N.yO�p K�UQN z T< i I.L W�Omu �t� O CQ 5 u) w C) a. J U) ° "_ V) � J e W — Z -Ws X� W IX a a- U Q < 0 M D 3 o 0, 0 O W a- C?, L1 U) NOO�pVI. W / In Z '^s °3EW 0 0 W O g o 0 Z W V�O�d >t3a a3> 0 co Z D O� 0 co Q M W T o� 1 JOB NO. 173863 SHEET LDm 13 OF 28 J U) s T_ 0 � m wA Q U /f�� V Q 1 W 0- O Lu W uj U3 W U. 0 GNSIECT .* b�2 Q M T o� 1 z Lu -�o 0 w co �o 0 z Q o� z T< i I.L p �t� O CQ 5 u) w C) a. J w V) � J W W — cn IX a a- U Q < 0 M D 3 o 0, 0 O W a- C?, L1 W / In 0 o 0 0 0 W O g o 0 Z W �a 0 W Lu V) O Z ~ z Q 0 V) 5 Z a: �r U uj w z z w N 0 O d W- D 0 JOB NO. 173863 SHEET LDm 13 OF 28 J U) s T_ 0 � m wA Q U /f�� V Q 1 W 0- O Lu W uj U3 W U. 0 GNSIECT .* b�2 Q M � Q o� 1 z -�o 0 w a: �o 0 O o� z CD `s p �t� O CQ 5 u) w C) LLJ J w V) � Q W tnc`n,,H =) — cn W Q a - o Q < M C) o 0, 0 O W a- C?, L1 Vl 0 o 0 0 0 o 0 W o 0 V) LJ w Q V) �r U w z z w 0 d JOB NO. 173863 SHEET LDm 13 OF 28 J U) s T_ 0 � m wA Q U /f�� V Q 1 W 0- O Lu W uj U3 W U. GNSIECT .* b�2 Q M � Q a0 1 .b 0 q g M ❑ O 03 1 ZOO w z CD `s �t� O CQ 5 < w C) LLJ 3b�lsr�3a [if � Q JOB NO. 173863 SHEET LDm 13 OF 28 J U) s T_ 0 � m wA Q U /f�� V Q 1 W 0- O Lu W uj U3 W U. Im� �I uj ij LLIi. 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NlhIIlll NALL a Pa T.*ILS, Si.,AEIM Ll-5 a Ill PlegO PLALM ® II! - 1Ltti,S':TiSI� RE FOR TO KA L L FrMl P'l a BETAI a 5!LE�rPi _D-2, a Lv-y. 5VAHEr- 6!a1- AT_A @ V E- HIGULgR. A+_UL T c7l.AJE @ ALi HIINLIM. ll HE AVE rPFEXIOAN 51-UE PALM N4 FA 5F0 F0uN7iAVN 1 uR hN1C_AS7J-1l' Fi?�uL!«lglill Loh IPAI_ k� ® u �® :M NHNPM11LL.PALHl 1 1',1. TABLE-5, AND' r&iAlIREE, III I phi KA'SHI TCON ROBIWA q' IeE IEET Ld6 T REPHR TO LE614VII PLANS ?t73 ill Lb-11 a ,LAS -I2 LLJ IV AI M INKING FFOUNT.,AN'LW AAA L CI= CC f Ell IBi.�l k 255E DISPENSER 5-AL. 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JOB IN O. 11738163 EMES i'Rl,lAN, IC.0Mw'F2GTE F? luuw4 ISHEET LIll I peoE.5 1Rli,a'ai'.i IIRTIEeaL061,� INS PAVERS ' @ VEIHIeVI IINTEP±LocK9 ,R& PAVERS Ell SHAVE vm �LL-%�.5' a TAOWL 5 RANTER F°O'T5 I ® M o F'E�E� II � IAN - fI n n g EFdNC.U9 -r COLE5 I N6 FiA EP.5 -_ I RE -, 6w � L '..E PLAAI 5AeR9®R r EXt"oF , PVT' Lgl Q� 6oFo-Q1u II N r"r-pumamim, 'b: AL L s DETAILS Sill LL P° 0 a LkV -9' I IO '�%� -• 4'� Y Tu WLAR STEEL F'EENL� ATOP RED TO VWLL a Fvm E PLA 4 IRE TAI . NlhIIlll NALL a Pa T.*ILS, Si.,AEIM Ll-5 a Ill u ® II! - 1Ltti,S':TiSI� RE FOR TO KA L L FrMl P'l a BETAI a 5!LE�rPi _D-2, a Lv-y. F Y II @ V E- HIGULgR. A+_UL T c7l.AJE @ ALi HIINLIM. ll HE AVE N4 FA 5F0 F0uN7iAVN 1 95, Loh IPAI_ k� ® u �® :M ' 1 1',1. TABLE-5, AND' r&iAlIREE, III I phi Gt7swlC R� u� '�;E,+ATI La+9Gla q' IeE IEET Ld6 T REPHR TO LE614VII PLANS ?t73 ill Lb-11 a ,LAS -I2 LLJ IV AI M INKING FFOUNT.,AN'LW AAA L CI= CC f Ell IBi.�l k 255E DISPENSER E. , a I � �� TU 5L r-. I I IEaP Lj HIIalk, TuT LOT Loki W`L�L_L NHl 5F_. r �iEd�GHE: m 70T L AND REIIE�!L,IIF!N7 IMULT,I.- C,0LCKR '�,JF31Fa•��r w CL ' 9 1 PX.RX F6UNTAIN OT z Ill— 4 rzell= W11 ILL bN� fll. PA'�K'POUNTA:9Nl .r xl oOG<�E COURT uj III BA.SPL� =. SLAM 't 6LLEYPA L F, O,0IJR "T 1 F E C CURT IIIIIIi- SellllR l Will 'F: FP-f Ri'I "°`Tei`AFd. .LL LANRI56,AII A EAS SHALL VEE'q' IF LONl & 2% 1Mjtl-�,�1.1�' OR IIII I TO AREA PIR-wll 61% I NW AL T ffZEir= AND `3II PLA E'EuIEH TO 10 BI= ,r�VED'ENY 4"3I F L,AS I fi FAPE A ICI TE -T FRIOR TO F'LAN`ll. OF C*AIN,ll I + 1% 4II11. "EE r uyNL !6I ', PL C. _FF ii LL 5HRV0 E- L,r`Ll = l T€?1 M rwLCHIffP {v?;ITYH LA T1V I0_9 INC-fl I A7`CR [JP MULCH 'FOREST FILGOR VWLGHII 1 /l APPEARll OR-APE. a A15U11N. 1 A FERTIlL IZER, ¢A. Fi°fC-'6"9Ee (.R4"66-95 . AFIVIRON/E MLI 'L"9I lo;i LI 6R I`RIVR 3I0 PURCHASE. A &L I�'IE CIA � eL R' -ill FIVE FEET 0) IO AR1175 l ELE; -1-'&N75 ALL BE F!LANTl KITH. 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AFIVIRON/E MLI 'L"9I lo;i LI 6R I`RIVR 3I0 PURCHASE. A &L I�'IE CIA � eL R' -ill FIVE FEET 0) IO AR1175 l ELE; -1-'&N75 ALL BE F!LANTl KITH. AN' ER ANP 'EW ,�FS> ED LINEAR ROOT B BEFZ. �'• ''6' ILNPIkC,i TEES g`Rl E P NIuTEP ME "I N ACPZMZ,-r A4P CX+f�. LL I I — s f p u lFlll _ I 1 : -' IIII 11 1WI 10 -so in I �r I I LI I r r — - SCALE 11 I - L I — �N I­I t'. I Ili it i col 't±o Lu Lij CL 9i. 0 LL J1 Lun U) m R al. JOB IN O. 11738163 ILI wI ISHEET LIll I 114" OF 28 ' 3 , 4 5 II c w �y IV y � en M A gy�ypp ' ed A ni Lgl HI Y� b AA I -� I-i Z u TH7 <Y �I c' ®®aa R €j 1 lo k� Of O col 't±o Lu Lij CL 9i. 0 LL J1 Lun U) m R al. JOB IN O. 11738163 ILI wI ISHEET LIll I 114" OF 28 ' n II col 't±o Lu Lij CL 9i. 0 LL J1 Lun U) m R al. JOB IN O. 11738163 ISHEET LIll '. 114" OF 28 ' n II II:.ILYI M LJI ed A ni Lgl LeJ1 prIl I-i Z r TH7 <Y cc CL 1 lo 0 Of O i IL I ,o C LLJ IV AI CC L. V °.-_ IEaP Lj ids, w CL ' 9 z W11 ILL uj III IIIIIIi- c* C II OL 1L col 't±o Lu Lij CL 9i. 0 LL J1 Lun U) m R al. 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AWINA&UA FERTILIZER CO PHONE: (449)756 -955D APPROVE MULCH WITH OWNER PRIOR TO PURCHASE. ALL TREES THAT ARE CLOSER THAN FIVE FEET (57 TO HARD5GAPE ELEMENTS SHALL BE PLANTED WITH AN OWNER AND A5ENGY y� j J\ ,rte p� N� I I APPROVED LINEAR ROOT 6ARRIER. � V A 67 I' I 6. '6E INDIGATE5 TREE5 PLANTED WITH AN A6ENGY AND OANER_' ,APPROVED LINEAR ROOT BARRIER, SYMBOL NO DESCRIPTION Ll O PEDESTRIAN C.ONGRETE PAVING 60, Box STANDARD O PEDESTRIAN INTERLOCKING PAVERS ❑3 O VEHICULAR INTERLOCKIN6 PAVERS CI Q SHADE UMBRELLAS @ TABLES ElI 5 PLANTER POTS = O PEDESTRIAN COBBLESTONE PAVERS - BUTIA GAPITATA t" CIFIRE O 7 VEHICULAR COBBLESTONE PAVER5 m -m ®� 8 BARRIER FENCE REFER TO WALL 4 FENCE PLAN 4 DETAILS SHEETS 1.12-8 4: LD -9 6RAHEA ARMATA �4 COMMUNITY PERIMETER WALL REFER TO WALL 4 FENCE FLAN 4 DETAILS SHEETS LD-8 d LD -9 ¢ 10 TUBULAR STEEL FENCE, ATOP REFER TO WALL 4'FENCE PLAN RETAINIH6 WALL a DETAILS SHEETS LD-B 4 LD -9 ® II PILASTER REFER TO WALL 4 FENCE PLAN 4 DETAILS SHEETS LD-8 4 LD -q r 0 VEHICULAR ACCESS 6ATE 3 ALUMINUM TURF HEADER is PASFC FOUNTAIN ® 5 LOIN PA5EO WALLS, O Ib BENCH tii ter.. I7 TABLES AND CHAIRS F— a 90' H,T.M CONCRETE SEAT BENCH 19 STREET L1CyHT5 REFER TO LI&HTIN6 PLAN5 AND DETAILS LO -II 4 LD -13 0-0 ( DRINKING FOUNTAIN W/ ADA ACCESS TREE LEGEND 5Y AMOL PLANT NAIL 6TJA:NTITY 51ZE REMARKS 0 TIFUANA TIFU GURB/6UTTER 60, Box STANDARD RAMP PER CIVIL ENGINEER Vi/ TRUNCATED DOMES TIFU TREE ❑3 DRIVEWAY APRON Q CI BRAHEA EDUL15. i. ElI ,ARCHITECTURE 42" HIGH TOT LOT LOW WALL A% SEAT BENCHES 6UADALUPE PALM 516NA6E 1B' aT:ii - BUTIA GAPITATA CONCRETE BENCH CIFIRE HYDRANT PER CIVIL ENSINII PLANS ® J PINDO PALM C Ip EXI5TIN6 MEDIAN 6RAHEA ARMATA 0 VENDOR KIOSK ¢ 3I BARBEGIUE COUNTER MEXICAN BLUE PALM 0 PARK FOUNTAIN r 0 Ti2AGHYGARPUS. FORTUNEII • BARBECUE WINDMILL PALM ETCHED PAVING Lu SAND VOLLEYBALL OR HARDCOURT WASHINGTON ROBUSTA � E30GGE "COURT tii ter.. INTECRETE AGC:ENT PAVING F— a 90' H,T.M a CALIFORNIA FAN PALM D < U7 C0 U PHOENIX DAGTYL.IFERA, - LLJ I- QO' B.T.H LaJ DATE PALM o J PHOENIX CANARIEN515 w: o u 2O' B.T.H GANARY ISLAND PALM 1' O• 'O LOPHOSTEMON GONFERTUS w • 96' Box' 13TANDARD e e BRISBANE BOX f/I < PODOGARPUS GRAGILIOR w r U Z 36' BOX STANDARD' BRISBANE BOX O -4 PINU5 HALAPEN515 -36' Box 50' STANDARD 0, ALEPPO PINE PINUS ELD'ERIGA aa' BOX LOA- e92ANCA/1F6b .AFGHAN PINE Ell - - GUPRE55U5 5EMPERVIREN5< 36• WX CYPRESS BAMBU5A MULTIPLEX '60LDEN.6OVOE55' 24" BOX BAMBOO PINU5 GANARIEN515 36' Box ]5% 4e BOX 5Os • CANARY 15LAND PINE 6O' BOX 25% FIGU5 NITIDA 60' BOX STAhIDARD. INDIAN LAUREL FIG. MAGNOLIA 6RANDIFLORA til %' BOX E•WLTI- TR1111i4 NZyjS0UTI4ERN MAGNOLIA - LANn5CAPE FEATURE REFERENCE LESEND SYMFir]I N!] r]F�l /21PTI!]N SCALE 1° V-10, 0 b 20 1II� z coQ J z Q ❑j GURB/6UTTER L7 ❑HANDICAP 2 RAMP PER CIVIL ENGINEER Vi/ TRUNCATED DOMES i/� ❑3 DRIVEWAY APRON Q CI SITE. UTILITIES i. ElI ,ARCHITECTURE 42" HIGH TOT LOT LOW WALL A% SEAT BENCHES 6 516NA6E TOT LOT AND !RESILIENT MULTI -COLOR 5URFAGE - STORM DRAIN 4 EASEMENT PER ICIVIL ENGINEER'S PLAN CONCRETE BENCH CIFIRE HYDRANT PER CIVIL ENSINII PLANS ® J N 5GE %13 STATION C Ip EXI5TIN6 MEDIAN SCALE 1° V-10, 0 b 20 1II� z coQ J z Q DO6 BA6 WASTE DISPENSER r® TURF BLOCK Q HANDRAIL CONCRETE 5TEP5 i. 42" HIGH TOT LOT LOW WALL A% SEAT BENCHES ©6 TOT LOT AND !RESILIENT MULTI -COLOR 5URFAGE CID CONCRETE BENCH SCSCSC (j ® PARK FOUNTAIN V @ TRASH REGEPTACLE L tI 0 VENDOR KIOSK ¢ 3I BARBEGIUE COUNTER 1. 0 PARK FOUNTAIN r 0 WGCE COURT • BARBECUE LLI ETCHED PAVING Lu SAND VOLLEYBALL OR HARDCOURT .ta�~3. � E30GGE "COURT tii ter.. INTECRETE AGC:ENT PAVING SCALE 1° V-10, 0 b 20 1II� z coQ J z Q 1 Ll Lu Lu c r® wo �a O i. .; CID SCSCSC - `Si L J e r 0 L to E ¢ O O w 1. (, is e • 5,1 1 Ll Lu Lu c r® wo �a O 1 �tr JV E! y� JOB NO. 173863 SHEET L. 16 OF 28 m 0- t'J r o tl C) J' J U �Z Q +4J I W W LTAI CIO w Z O i. .; m CL e r 0 0 1 O O w 1. (, e • �. L1 Lu LLI It Lu � N fN c) F— a o a • D < U7 C0 U r LLJ I- LaJ O o J 0 w: o 1' O• 'O w • CD e e N f/I < w r U Z 1 �tr JV E! y� JOB NO. 173863 SHEET L. 16 OF 28 m 0- t'J r o tl C) J' J U �Z Q +4J I W W LTAI CIO w Z O a \ o� O 0 0 1 O O w z � �. L1 Lu LLI � N fN c) F— a o a D < U7 C0 U LLJ I- LaJ O o J 0 o o Cr W O• 'O w wW CD N f/I < w r U Z Z LJ O -4 1 �tr JV E! y� JOB NO. 173863 SHEET L. 16 OF 28 m 0- t'J r o tl C) J' J U �Z Q +4J I W W LTAI CIO w TREE LEGEND ST' IWL PLANT NAME aJANTITr 51ZF REMARKS 0. TIPUANA TIPU PEDESTRIAN CONCRETE PAVING 60. 5OX 5TANDARD 2 TIPU TREE O3 VEHICULAR INTERLOCKING PAVERS 6RAHEA EDULIS 5HADE UMBRELLA5 @ TABLE5' 0 5 ,. *� G 5UADALUPE PALM V 19, n pl•I' 6! 611 EUTIA GAPITATA VEHICULAR COBBLESTONE PAVERS ®� 8 BARRIER FENCE REFER TO WALL t FENCE PLAN d DETAILS SHEETS LT7-6 4 LO -q co PINOO PALM REFER WALL t LAN COMMUNITY PERIMETER WALL t DETAIL S SHEETS LDI-6 4 LO -9 0 @TUBULAR BRAHEA ARMATA ® II PILASTER REFER TO WALL t FENCE t-LAN t DETAILS - SHEETS LD-8 t 1-D -q SUIS STATION MEXICAN BLUE PALM VEHICULAR ACCESS -GATE EXISTIN& MEDIAN 13 ALUMINUM TURF HEADER ;v J4 PASEO FOUNTAIN TRAGHYGARPUS FORTUNEI.I 15 WINDMILL PALM ® b BENCH A06HIN6TON ROBUST^ I f TABLES AND CHAIRS CONCRETE SEAT BENCH F- aoa 50' e.rJi . STREET LIGHTS Rr:rrR To LIGHTING PLANS AND DETAILS LD -II 4 LO -12 O=c CALIFORNIA" FAN PALM DRINKING FOUNTAIN W( ADA ACCESS U7 21 DOG BAG WASTE DISPENSER PHOENIX DACTYLIPERA TURF BLOCK Q HANDRAIL ao' B.T.N CONCRETE STEPS Lu DATE PALM Q 42" H16H TOT LOT" LOW WALL W/ SEAT BENCHES - I.,r J PHOENIX GANARIEN515 CONCRETE BENCH 0 0' a 20' H:T'.N O @ CANARY ISLAND rALM f W VENDOR KI05K ® LOPHOSTEMON GONFERTUS BARBEOUE COUNTER W + Are (5 56' Sox STANDARD G BRI55ANE 5OX — ETCHED PAVING G� PODOGARPU5 SAND VOLLEYBALL OR HARDCOURT :M�mo BOCCE COURT , 4 06, BOX STANDARD BRISBANE BOX O Q PINUS HALAPEN515 56' BOX � V ALEPPO FINE _.. 50% STAHnARV PINU5 ELDERICA ae" 5OX LOA- DRAWHINS AFGHAN PINE Sox CUPRESSUc SEMPERVIRENS GYPRE55 56• sox • BAMBUSA MULTIPLEX 'GOLDEN 600PE55' 24,' BOX BAMBOO PINU5 CANARIEN515 CANARY ISLAND PINE 48" Box '.O% :BOx ta 1`I6US NITIDA 0 60• BOX, 5TANDA� INDIA N LAUREL . FI6 MAGNOLIA &RANDIFLORA 96' BOX M/-TI TRUNK SOUTHERN MA6NOl.l;4 PLANTIN6 NOTES: I. ALL LANDSCAPE AREAS SHALL SHEET FLOW a 2% MINIMUM OR DRAIN TO AREA DRAINS ® 1% MINIMUM 2. FINAL TREE AND SHRUB PLAGEMENT'TO BE APPROVED BY O0'lNER/LAND5CAPE ARCHITECT PRIOR TO PLANTING. g. ( A' )TYP. FLOY"1LINE/DIRECTION OF DRAINAGE a 1% MIN. SEE CIVIL EN6. PLANS. ALL SHRUB PLANTING AREAS TO BE MULCHED WITH A TWO (2 ") INCH 4.. LAYER OF MULCH. FOREST FLOOR MULGH 1/2' -I 1/2" APPEARANCE GRADE. 5_ A6UINAGUA FERTILIZER CO. PHONE: (114q)7b6 -5558 .APPROVE MULCH WITH OWNER PRIOR TO PURCHASE, ALL TREES THAT ARE CLOSER THAN FIVE FEET (59 TO HAR05GAPE ELEMENTS SHALL BE PLANTED WITH AN OWNER AND A6ENGY APPROVED LINEAR ROOT BARRIER. 6• '6' INDICATE5 TREES PLANTED WITH AN A&ENGY AND OWNER APPROVED LINEAR ROOT BARRIER. 2 _ wi A : R, V L>ANP5CAPE FEATURE REFERENCE LE6END SYMBOL NO. DE51,RIP7'ION < f 0 PEDESTRIAN CONCRETE PAVING �LJ ❑ 2 PEDESTRIAN INTERLOCKING PAVERS O3 VEHICULAR INTERLOCKING PAVERS O 5HADE UMBRELLA5 @ TABLE5' 0 5 PLANTER POTS' t91• V PEDESTRIAN COBBLESTONE PAVERS n pl•I' 6! 611 O VEHICULAR COBBLESTONE PAVERS ®� 8 BARRIER FENCE REFER TO WALL t FENCE PLAN d DETAILS SHEETS LT7-6 4 LO -q co O REFER WALL t LAN COMMUNITY PERIMETER WALL t DETAIL S SHEETS LDI-6 4 LO -9 0 @TUBULAR STEEL FENCE ATOP REFER TO.WALL 4 FENCE PLAN RETAINING WALL 4 DETAIL5 5HECT5 LD -B t LD -9 ® II PILASTER REFER TO WALL t FENCE t-LAN t DETAILS - SHEETS LD-8 t 1-D -q SUIS STATION 12 VEHICULAR ACCESS -GATE EXISTIN& MEDIAN 13 ALUMINUM TURF HEADER ;v J4 PASEO FOUNTAIN Lu 15 LON PASE-O WALLS ® b BENCH � I f TABLES AND CHAIRS CONCRETE SEAT BENCH F- aoa I4 . STREET LIGHTS Rr:rrR To LIGHTING PLANS AND DETAILS LD -II 4 LO -12 O=c �, DRINKING FOUNTAIN W( ADA ACCESS U7 21 DOG BAG WASTE DISPENSER (L TURF BLOCK Q HANDRAIL G CONCRETE STEPS Lu o Q 42" H16H TOT LOT" LOW WALL W/ SEAT BENCHES - I.,r J TOT LOT AND'RE51LIENT MULTI -COLOR SURFACE CONCRETE BENCH 0' a PARK FOUNTAIN O @ TRASH RECEPTACLE f W VENDOR KI05K ® 31 BARBEOUE COUNTER W PARK FOUNTAIN - Are (5 1BOCCE COURT ® G BARBECUE — ETCHED PAVING G� SAND VOLLEYBALL OR HARDCOURT :M�mo BOCCE COURT , 4 I NTEGRETE ACCENT PAV I N6 LAND5GAPE FEATURE REFERENCE LEGEND 5lmp!]I. Nn OrcYnR1PTItON SCALE 133 = 10' -0A 0 td- 20 IIIIIIII Q J c Q CV OD a Lo Z cn o�� C.IJRB /5uTTER �LJ ❑ HANDICAP RAMP PER CIVIL C EN61NEER W/ TRUNCATED DOMES •� DRIVEWAY APRON 4 SITE UTILITIES 55 ARG411TECTURE Lu 6 S16NA6E o� 57ORM DRAIN 4 EASEMENT PER co CIVIL- ENGINEER'S PLAN 0 FIRE HYDRANT PER CIVIL ENGINEER5 PLANS z ElSCE SUIS STATION 10 EXISTIN& MEDIAN SCALE 133 = 10' -0A 0 td- 20 IIIIIIII Q J c Q CV OD a Lo Z cn o�� JOB NO. 173863 SHEET L 7 17 OF 28 CD r Z ffW�� V Q W 0 W W W w z Q Vi W �a O JOB NO. 173863 SHEET L 7 17 OF 28 CD r Z ffW�� V Q W 0 W W W w CT J Vi Z O W °a a Lu /.a ! o� , co lV °O 1 z O O w J z CL IW- Lu e � cn \W � N 0( F- aoa cc • �_ V U7 M U (L 0 Lu Lu o O a J � CD a i f W • 'O LLI W LJ r cn V, — G� � W r U Z Z C7 O Q �° • I JOB NO. 173863 SHEET L 7 17 OF 28 CD r Z ffW�� V Q W 0 W W W w CT J Vi Z O W °a a /.a ! o� , lV °O 1 O O w J z IW- Lu moo � cn \W � N 0( F- aoa V U7 M U wO o O a J � CD a f W O• 'O W LJ W cn V, — G� � W r U Z Z C7 O Q JOB NO. 173863 SHEET L 7 17 OF 28 CD r Z ffW�� V Q W 0 W W W w CT J Vi Q a /.a ! \ lV IW- ��151+038 �" moo JOB NO. 173863 SHEET L 7 17 OF 28 CD r Z ffW�� V Q W 0 W W W w 0I i _ IM z z LD 1 �7 1 __j M -i r Y. �j 10 II Ii tt Q% ICT Z, --7 1 )110 -z F IM ul r 'T rn 71 -T uj I > m r > dim oi lrfl, > rn m ol b M Im m Im 20, IF z > luj rn r > > I[— r V! II IM Z, IM z L Im F z > Ir :> M! m M IM rni > > r- r CONSULTANTS I I M. qWW,DjEI UMMVM: EM *7AdWLiLkW' dawffbw Awl, tram! w : un! T� FLAAL floar FLANS A� marn lwt pffIa�- M� gh -!O�I W, msm nvwi ca WOM UWANWIPM, M AAX TMH W 19, X PM P&M WN-NMf: FMM AUFMAM M. 11�F11191MM: �i CgraM OF %V11=92Y. ca". If '. Iii � � J -;Y� i I I�I�i ' J If WALL, AND! FENCE i DETAILS PROJECT STATUS OWNER IMS . III QVIDIDEMID, ISSUE 00/60/00 SUZoo/010/01D MASTERISIT GENICY SUBIMITTAL #2 TE DEVELOPMENT -I A., i I PROJECT MASTER SITE DEVELOPMENT PLAN NEWPOFM BEACH, CA REV IN IS110 ;S D� 11>11> ff ValleyC,rlest Desig-riGir-a-ulp p JPLNI LANDSCAREAroqnmrLwE LF5jkq DESM� MW (714) 557-5',852 ILI DRAWN BY JAIL 1_0HECKED HYD S W WALL, AND! FENCE i DETAILS PROJECT STATUS OWNER IMS . III QVIDIDEMID, ISSUE 00/60/00 SUZoo/010/01D MASTERISIT GENICY SUBIMITTAL #2 TE DEVELOPMENT -I A., i I PROJECT MASTER SITE DEVELOPMENT PLAN NEWPOFM BEACH, CA REV IN IS110 ;S D� 11>11> ff ValleyC,rlest Desig-riGir-a-ulp p JPLNI LANDSCAREAroqnmrLwE LF5jkq DESM� MW (714) 557-5',852 I dE jP w..I� I /I?t II • � II oEl_ �r of ->sD 0 q2 °- Ip .a s r �'J• 11 l's 0 � IS�I llP �11�t COs I ��I 1. u a < � IJIJ LI -II -1 I0aI1� L ijL�II�I�II��f- 1�l�l�L����J� --- - - - -__ - - - I - - - - - - - - - - y- - � , I � i IIE I I i .I I I - r ry� -�. ------------------ I u + L + _T- :. - r J+ I I I I I J 1 I L:)bby 1 Amenit� " I J ,o of E ...y- D 0 O ' + - D t P # k } j D D. + © o y i '� o• p a � c' I ' � o p Q D tr 1 1 o I �P •f, P I \I o I I Garage Residential �K. Residential I �..:.. 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DETAILS d z CM O O GNSIECT * Q g < Z�° , 000 LU O �o � - O Y Lo � ate° NYZ_ G W .o az 'acdi�q L6 Ny �p CD W >Z °QN vi ' Zvi aW �N > Leasing I Lobby I Residential L� Entry � —rte �- _e —:• �� I �fi�rou ne 77. — LII I� t i [_esidential Garage 0 + ` Residential s4 Lobby ! Amenity PJ Ilil I, • o � I I ��I pgf II III "If I — I�a - -I I I gllf liJ 177 -17 UzA •y �- � -{- -J i �L � �. I T– �E— Fes, ��, ICI +�� 5 1 + ' II II II II II II II II II -.1 — D '• r: I "S o> I I q } OS I{ [7 °I I 2 I�, V I _ o �k + a III' I c s �ol l f Residential; Residential R I I I - -- �_ :.I I. I �� P + II I I I II r T I f O I� L 1 9 _ ' — — — —RS �--� �� I L J! �� !.L� a •'• j,y ,i• +. �C� I � 4tS. + ..i � \ e a �'{ + —�\ " %' :';�`� � f e o v i I. ..... 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DETAILS zo d z CM O O GNSIECT * Q g < Z�° , 000 LU O �o � - O Y Lo � ate° NYZ_ G W .o az 'acdi�q L6 Ny �p CD W >Z °QN vi ' Zvi aW �N > Q w 4 zo d z O O O GNSIECT * Q W < Z�° , Z � LU O �o � - O Y o � ate° NYZ_ G W VJ � to Ny �p CD >Z °QN vi s CL WZ°ml¢.1 �N cn Q w 4 ma z U J W z =J C) C) w oaz . 7Q L - 0 O a 00 Q LU '/'� U) NO ° L > W (D O O O z °aw5 g w D� O Z n 1..� >t3a a3> V) zo d z O O O GNSIECT * Q W \ o , JOB NO. 173863 SHEET L -10 20 OF 28 J m s r 0 � m wA I� U) U ui LUQ Z O w W w cc U3 W H U) O 0 O O GNSIECT * Q T \ o O LLj ' ' I LU O �o � - O o � C0 W VJ � to Q CD w vi s CL ff �� V �N cn Q w 4 ma z U J W =J C) C) w 7Q L - 0 O 00 Q LU L > W (D O O O z W o g w D� w V) Z n 1..� a V) WLU w U z O z 0 / ~r�� z d VJ 5 w o Q LU rO. ti JOB NO. 173863 SHEET L -10 20 OF 28 J m s r 0 � m wA I� U) U ui LUQ Z O w W w cc U3 W H U) O 0 O O GNSIECT * Q \ o O LLj ' ' I O �o � - O o � O 0 W VJ � to CD w vi s ff �� V �N cn Q w 4 ma z U Q =J C) C) w 7Q L - 00 Q (D O O O w w D� w V) n 1..� V) w U z z 0 w d JOB NO. 173863 SHEET L -10 20 OF 28 J m s r 0 � m wA I� U) U ui LUQ Z O w W w cc U3 W H U) GNSIECT * Q aO N o MO CD ZOO w z s �t� O CQ 5 Q w 3b�1S!`J3a : L1 U Q JOB NO. 173863 SHEET L -10 20 OF 28 J m s r 0 � m wA I� U) U ui LUQ Z O w W w cc U3 W H U) f9)1 s PW ®ASS IMICLUDES ,5/'01 % &:m1w HIM': CM CROUPI CAN MilillUff REMMCC 1;j4 a' FLX.0 2'AI 31 IIf2" F II B00 �u?IC7JE-'� *6 0ISCL JIIw1ER SOLT CIl { BULT CIRCLE u 5 1 /2— II IIA. 4; i[n�EnLIIT €Iv "IVG 0 BASE IDETAJL STANDARD (4)r 3141- 1,1 sup -P ED I 711104 'ROLE GRE IN ADVANCE WmIlm1 MNON 0EIGE MST 4MLAR. 'B,�hlfi' ®19.5 4U�9G7-0T 1712 CA icy mwtumc: III 3/14--90 x'17 LO:. NMI aMT-5' 00 siRabw A Ii4NiUE r+lu�E1 �q C{IIw�E @I,a.� elir BEGA SEE SLIM N'AM SPECCIFICLA IOK SHEET FM A10 ITT iNAL DFFAIILEI MMIMUIWl'', UPA AT VaRI !4lS 'MPH; ALLOWS FOR 1.3 GUST FACTOR" GOOLE Ng,, -m go 20 1w 42A 0_ ICk?il —' 'kF_6+4' 7Eila; 947,7 Li�'_4 HI_GII S'2 � m Bch I(g L II _j � COI 10 110 NOTES: 1i 7q 1 1. LLIMILIAIRIE 900 LI e SEE 'SOEGIFICATIONS 39W 50i LED ARRAY � - LED' INTEGRAL 120 -=2777 ELECTI R01 1[C DRlIVE �� . POLE TOP IS NOT IREC10MMENDED Ebj!H USE MTH POLES 'M�TI-I TIEhl4 4 DUE TQI ASTHET11C REASONS. �I �. L.i'. Ln m If] 4. TAIN (LESS STEEL FACEPLATE,. . 3. AVAILABLE IN STANDARD BEG COLORS., L 1. LUMINAIRE # 7185LE:D SEE 'SPFCIEICA+TIICII FLUI IH TO! FACEPLATE. I �'I j rte. � I. [j Its _ v) ADJUSTABILITY ' 2, INTEGRAL UfNIIIVER IAL (120 -277V ELECTRONIC LED, DRAIER LL P, LOCATED IN LIP iIINAI''RE HEAD. L.1 I I _III 10 JJJ � �I w ?I 1 C) 0 i =A 4� I 1011 ra 4 IW LIB 4., AVAILABLE= INI: STANDARD IIIEGA ''IEIINIS;H;E. ,. 1 I ',:. 1 - III lP -- r' J55 @I J �Iff F II -_JF � � Ld w 1" .'_ 4 A7 II b — I PPPPPP y pp TS 94 Y. Pry o b ri.:+ ' �r -�• z air III _e air- d - z ef�fdFefid�.PF d€✓"�d'/'�d�d'F'J:� a�, idR a } €JF P"if i':%r %BFa �f L1 T Erb � C ti. d" a :r A d ? t J 10 le e e .1 J � .f 'e 'e d f A r 'n a, 4 SLIP FIT 3" O-D. POLE TOP �.r�r�,�,�t�'rr.�r�� ."�I.r'� r� ✓�' r.� rrrrx'�•r ✓,��_ ✓ } ,;r' „+r +<" f ° / a+' „!",r .+' .✓ !' -. f :r' e F d"° le i t' f 1' " _ „i .a` l n+ ,1 1' „ /" IE � ut � -0 MAXIMIU I.D. IE 23j'°"DIA. � � 41' (RE flLI A MINIMUM 4`I LENGTH HOl "I III ON I1 1018 Il am � �a OP STRAIGHT IDIIA„ POLE) E. 6 » a' � d � 9' ®� � � �, � °" f9)1 s PW ®ASS IMICLUDES ,5/'01 % &:m1w HIM': CM CROUPI CAN MilillUff REMMCC 1;j4 a' FLX.0 2'AI 31 IIf2" F II B00 �u?IC7JE-'� *6 0ISCL JIIw1ER SOLT CIl { BULT CIRCLE u 5 1 /2— II IIA. 4; i[n�EnLIIT €Iv "IVG 0 BASE IDETAJL STANDARD (4)r 3141- 1,1 sup -P ED I 711104 'ROLE GRE IN ADVANCE WmIlm1 MNON 0EIGE MST 4MLAR. 'B,�hlfi' ®19.5 4U�9G7-0T 1712 CA icy mwtumc: III 3/14--90 x'17 LO:. NMI aMT-5' 00 siRabw A Ii4NiUE r+lu�E1 �q C{IIw�E @I,a.� elir BEGA SEE SLIM N'AM SPECCIFICLA IOK SHEET FM A10 ITT iNAL DFFAIILEI MMIMUIWl'', UPA AT VaRI !4lS 'MPH; ALLOWS FOR 1.3 GUST FACTOR" GOOLE Ng,, -m go 20 1w 42A 0_ ICk?il —' 'kF_6+4' 7Eila; 947,7 Li�'_4 HI_GII S'2 � m Bch I(g L II _j � COI 10 110 1 iy� 0fT all III � - 1.. ILIUMIINIAIRE 18088 — SEE SPEGIFI AT1110 IS. ' ,:,' �' /� 2. (1 10 TJ' G4,1 2V LAMP ( L&PIPILIIED). . �� 31, LL� INAIifRE MUST RE UPPLJED WITH 11 V I�ITL L.i'. Ln m If] 4. TAIN (LESS STEEL FACEPLATE,. . � � 51, CLEAR EN11PEREiD, GLASS LEIS IIS MA,CII- IIIINE 1. LUMINAIRE # 7185LE:D SEE 'SPFCIEICA+TIICII FLUI IH TO! FACEPLATE. I �'I j rte. � I. _ v) I 2, INTEGRAL UfNIIIVER IAL (120 -277V ELECTRONIC LED, DRAIER LL P, LOCATED IN LIP iIINAI''RE HEAD. L.1 CL 3. 78x' LIED MODULE (PROVIDED BY E3EGA). �I w ?I 1 C) 0 i =A 4� 1011 ra 4 IW LIB 4., AVAILABLE= INI: STANDARD IIIEGA ''IEIINIS;H;E. ,. 1 I ',:. 1 - < v. e tl ' a E Ld w 1" 844 (� p� p 4 i. . III l' y4` AY In G . A7 b 0 ri.:+ ' �r -�• z air III _e air- d - z ef�fdFefid�.PF d€✓"�d'/'�d�d'F'J:� a�, idR a } €JF P"if i':%r %BFa �f L1 I, d" a :r A d ? t J 10 le e e .1 J � .f 'e 'e d f A r 'n a, 4 �.r�r�,�,�t�'rr.�r�� ."�I.r'� r� ✓�' r.� rrrrx'�•r ✓,��_ ✓ } ,;r' „+r +<" f ° / a+' „!",r .+' .✓ !' -. f :r' e F d"° le i t' f 1' " _ „i .a` l n+ ,1 1' „ /" IE � ut � -0 Ilb ICIf I A �l A L L Wffl IIUST° � � 41' TWI~1 WE PRUDED 03 BE, PROMBEI TOR WE d OMPLING.IINUT Bl1PMR T'111TfE E. � XTURE TO, Mud 10, 1/20 ' » a' � d � 9' 111 REM -1 B T (BY 171'H�Sti 2 3/,A -I�- -� � � �, � °" r J sF�, 1 r� CL fi L 3n '., 'd mm 114., 11 /4. .a 3mi 1: 11 4} IC, – p. I C 3 S�m� SLIP FITS ' I O.''G., —. ff m � LE DF T El4} N ° — wo I (REOUIRE' A tINI1MUTA 2 1x2" LENGI N OF I I p U V pSHOWN r ML STRAIGHT DIIA. POILE,, TENGN ) u .5. om u m; r . f9)1 s PW ®ASS IMICLUDES ,5/'01 % &:m1w HIM': CM CROUPI CAN MilillUff REMMCC 1;j4 a' FLX.0 2'AI 31 IIf2" F II B00 �u?IC7JE-'� *6 0ISCL JIIw1ER SOLT CIl { BULT CIRCLE u 5 1 /2— II IIA. 4; i[n�EnLIIT €Iv "IVG 0 BASE IDETAJL STANDARD (4)r 3141- 1,1 sup -P ED I 711104 'ROLE GRE IN ADVANCE WmIlm1 MNON 0EIGE MST 4MLAR. 'B,�hlfi' ®19.5 4U�9G7-0T 1712 CA icy mwtumc: III 3/14--90 x'17 LO:. NMI aMT-5' 00 siRabw A Ii4NiUE r+lu�E1 �q C{IIw�E @I,a.� elir BEGA SEE SLIM N'AM SPECCIFICLA IOK SHEET FM A10 ITT iNAL DFFAIILEI MMIMUIWl'', UPA AT VaRI !4lS 'MPH; ALLOWS FOR 1.3 GUST FACTOR" GOOLE Ng,, -m go 20 1w 42A 0_ ICk?il —' 'kF_6+4' 7Eila; 947,7 Li�'_4 HI_GII S'2 � m Bch I(g L II _j � COI 10 110 1 iy� 0fT all NOTE'S: � - 1.. ILIUMIINIAIRE 18088 — SEE SPEGIFI AT1110 IS. ' ,:,' �' /� 2. (1 10 TJ' G4,1 2V LAMP ( L&PIPILIIED). . �� 31, LL� INAIifRE MUST RE UPPLJED WITH 11 V . VIA A REM10TIE TRANSFORMElR ( S Y OTHERS). � L.i'. Ln m If] 4. TAIN (LESS STEEL FACEPLATE,. . � � 51, CLEAR EN11PEREiD, GLASS LEIS IIS MA,CII- IIIINE 1 FLUI IH TO! FACEPLATE. I �'I j rte. � I. _ v) I LL 1 L.1 CL �I ?I 1 C) 0 i =A 4� IW LIB 1 I ',:. 1 - lee v. e tl ' a E Ld w 1" 844 (� p� p 4 i. . III l' y4` AY In G . A7 b 0 ri.:+ ' �r -�• z air III _e air- d - ef�fdFefid�.PF d€✓"�d'/'�d�d'F'J:� a�, idR a } €JF P"if i':%r %BFa �f f as /'/'1 //.1 � ,+' sP° J' .� 11, . '.� ;i E ra' sa _ / ,� .a° d" a :r A d ? t J 10 le e e .1 J � .f 'e 'e d f A r 'n a, 4 �.r�r�,�,�t�'rr.�r�� ."�I.r'� r� ✓�' r.� rrrrx'�•r ✓,��_ ✓ } ,;r' „+r +<" f ° / a+' „!",r .+' .✓ !' -. f :r' e F d"° le i t' f 1' " _ „i .a` l n+ ,1 1' „ /" IE � ut � -0 Ilb ICIf I A �l A L L Wffl IIUST° � � 41' TWI~1 WE PRUDED 03 BE, PROMBEI TOR WE d OMPLING.IINUT Bl1PMR T'111TfE E. � XTURE TO, Mud 10, 1/20 ' » a' � d � 9' 111 REM -1 B T (BY 171'H�Sti 2 3/,A -I�- -� � � �, � °" � � U m EL sF�, 1 fi L 3n '., 'd mm f9)1 s PW ®ASS IMICLUDES ,5/'01 % &:m1w HIM': CM CROUPI CAN MilillUff REMMCC 1;j4 a' FLX.0 2'AI 31 IIf2" F II B00 �u?IC7JE-'� *6 0ISCL JIIw1ER SOLT CIl { BULT CIRCLE u 5 1 /2— II IIA. 4; i[n�EnLIIT €Iv "IVG 0 BASE IDETAJL STANDARD (4)r 3141- 1,1 sup -P ED I 711104 'ROLE GRE IN ADVANCE WmIlm1 MNON 0EIGE MST 4MLAR. 'B,�hlfi' ®19.5 4U�9G7-0T 1712 CA icy mwtumc: III 3/14--90 x'17 LO:. NMI aMT-5' 00 siRabw A Ii4NiUE r+lu�E1 �q C{IIw�E @I,a.� elir BEGA SEE SLIM N'AM SPECCIFICLA IOK SHEET FM A10 ITT iNAL DFFAIILEI MMIMUIWl'', UPA AT VaRI !4lS 'MPH; ALLOWS FOR 1.3 GUST FACTOR" GOOLE Ng,, -m go 20 1w 42A ihI1F14R ICk?il —' 'kF_6+4' 7Eila; 947,7 Li�'_4 HI_GII DER AAI '19914 W [3 MAP INOTIl [iaab V; 03 uu�3 III ii ANO I% M,h�:KINU it MUNAM WEIGHT ff 'M in CAUTION. RAI ,CR LfO4Rll OF THE PC{.E REOUIER All PRIfPERARION l NOT UN%ERFA li'�A41ATE TH F011 IRECUIRED TO RAISE CkR LCM?1ER II?e' V1 WlIgN MF'AIIII II"imli I AT S-*4r 'A iP 1 I —I I IIIJIIi* VIII I III I U �� 101 IT 1 1 L CIA. I1'," CAI.l &J.IMNUM FES7GtNd 14 +J4iUVNIili?7C IFILhTE �G'ASlSFS Au,FL'I ¢�R GRRO lN0,M- Dll X, LIE C914VENIENICE C.VTILE -f IRECEI'rAoLE COVER WTI:' EU-I COVEII PROADI M. ARE INTENDED, FOR PORTABLE TOOLS OR OTHER PIORTAIRIIE EQUIPMENT C04RECTEGII TLS THE ''[CUTLET WHEN ATTEaiII IVME IT LOCATlill !LISTED WHEN Willi '11 Cl RECEPTACLE 0JIPTION1 ,9 c IO z 1 Pr f�y F EV ^� _ cI 19 1 1�1 0 E i�I I�11 hill J 6 '® y ❑ 2 93, £': .E ILFJI r a ra, Ida n'. �m �5 01 14� �s EL d� , 4� '�I 7 9 �1 2 0b, = a - nl I — CL CL Ir i.. 1! c1 3w. Lu n6, iel -- - au co It LI CL LU 4� i,. 51. 01 fpk, Ifa__5t. I(g L II — CL CL Ir i.. 1! c1 3w. Lu n6, iel -- - au co It LI CL LU 4� i,. 51. JOIE NO. 1738 SHEIET Li D 1 1 I i �I I col 101 ID LU OL 101 LIJ Lu 0. Lu Io! I(g L II _j � COI 10 110 1 0 1 L.i'. Ln m If] Ln j rte. _ v) LL 1 L.1 CL C) 0 i =A 4� IW '� ch 1 lee z Ld w 1" b JOIE NO. 1738 SHEIET Li D 1 1 I i �I I col 101 ID LU OL 101 LIJ Lu 0. Lu Io! I(g L II _j � COI ti I�f�,�-�-55 !1--11 M LLJ UJ � _ "4 0 JOIE NO. 1738 SHEIET Li D 1 1 I i �I I col 101 ID LU OL 101 LIJ Lu 0. Lu Io! L NDSGAfi E IFEATLIIRIE EFE E1NCE n E &END BYWOOL NIA, 'IP 54,K'I TION t- IIAT.ERIAL COLOR FINISH h iA!NUF.A *NOT1=5 NOTE. MA li RIALS AND MAANUF•A'. T VIRER INFORMATION �LI�1'I'NIIA�.�°"' FflJ�e'��ES.t��L'f. BSTIIV�S ASP' HOD A ALL o AND ,AFC- !NJB.JEr5 To DEVELOPMENT V`IEL N;T tlIRK FOR SITE ' �ti gel ljl .I1s d I ':� Il u9 �%I+Ir I: �.• riN 1�21AE -17 II -I0 OF �28 J M TIRA!�TORS COhlil a: MIrHAEL 55FAULDIING co II c' X, ( W-V4 °" �ET I`Tl!I la" 'I ' II: 3t NaAaIr P- =.a I �7 A,, -KGL5T NlL PALAZZO - C T, T. ' �I T Wl s III #wITiE hr L T t - fil : u _u llL: SLZA rl (A I 0, - �I Ilol� .l m I (jI VF-HI: -U-1 A UNITE LOCKIN IFAVE 5 PALAZZO I'I,�" 24" ONrT IMIAs�'*l;AC a rnrri r CL AGI ST i PALAT r RANITEI, 5ANP5LA5T CONI TACT. FELIX f` EGRET E': = J LArB ri Lu EGRUINOX UMBRELLA, I HITS BLACK L NP5 APE FOR469 - 5IJAPE UMBRELL S Is TABL -5 F IG UIM5RIF LA IA's ) Y� 7 , Z, 6,J ul ®fl k "6Fr l Jm�e,_'_ks�lbc�06°:ar�ri,rr,is i FLAMTER. 7T a GONGREI, r AST POTS R 116HT' SMOOTH o f 6A56ADE OR IP�N'.v2L�I�I'C�;TE,t��°1Nr ne PEP P�TRIAN 0-55L w TOME PAVE LlaLLAN12 2 PLAZA boam &RANITE GA. PEL '6RIND l ZOO R5T70 N�F� HAR, TJMaLEP ' IF �ACC7IKJT l EIISRETE Lu U ,=rl roc �l tiFEHI16ULA ;GOBBLE- TrONE P,A.'�fERS HOL. NI PLAZA: eiC).rrm & NITS CAk. PI=L &RINV J` ,��K® 5ToNFl- - FAL AZZO CcPN T Af T'. F ELIr� 17�9E T�'. V�Ir:, TM:E � � _ ' - � F=T�;A:rI c ,= �L�eNa a IAI 1 I�I�NC1 � iA ?LA 517--EL , �L dC METAL12MID - -- �INT EP Mh JNIITY PE J EEP IfO NALL 4- CE e ' REG15,I]� Lr HALL ®J TH SIDES C O RPTOW PPAV100 - E¢ . $ Rift ea I MAST CONTAC I FELIIX.:NE n EP IR'IV TLJ ILAF, 5T70-M- MNc E AT OF' rF _ ` TO L s E � AN u A.ININ6 HALL I I DETAILS S's EI Lo—A d Lb-1 T UML.AR' S j �L BLA it METALIZE PREC,15,10N BLOOIC HALL -11501-H 51PE5 COOL S'Y SI'GTLABT PAV11INIS T NI55 'yNTni. =LO1 IORC7 1,,9E6ET1: MED I Iv 1115112 Kit pulke-LIZZ4=1 irm ,REMR To, NLL 4 FENCE AJ, oLA F GI II F G 'L S P� ko Ti a .oRCo`F T NT.T2 FELI P-E-Tiff DIED IR.I°;a' llZ 1 15 r l Mk s 10, f ", j @ VEHIGULAK .A OE GATE TUOULAR STEEL dS ITI OLA K IETALlEp I ALUMI;ikUu l TURF HEAPE-III ALWIV+duJM ; 'MITI H 5TAAI, -5 BLACK° V4 •45E CU IT,:AI'NI Pa.UKEP UI'9 PLAr.E �0N'rP.�- NAILL5 GUST�?M J�TC?i� I��I�N °'>�UIII FOUNTAIN N GLAS -S TALE FOUNTAIN frgALILS- Amu B,Asiu� LOO ALE, i FALLS P'ou EP iN rLA-. ro„�c, r nI To,M ,�^ 'VLI T _�-�p���� CV5 0- I II q5- - , : n � c _y �. °II N -5.� a : CO I A�r7�!REc�ATE FINII5H tl1 11 a I't,�' S JII�- BENCH FALISADE 0 D BEN OH NATURAL 5TANUDAR - FAiEN T 'PP.'rAl!NO SEALER - 41` IJ� GATEIii1A GHAIR ATTE !BLK 5L.ACK FAIN LANDS CAPE FORMS, EOUI'NOX UMBRELLA YVITE 164 TABLES AND C J1AsIF ATENA TABLETOP = CATENAa 5URFArpEMOUNT S T AINLF55 5L,AC STEEL 'FAINT' LANDECAPIE r° !L CONCRETE T fE- IL E FL• '- �'hC'F fi= 7E g T FEN t W IME SMCI07r bstp ffa+ax= leses3nrm�r� l REFER TO I! baH711 .Fl-ANt 5TREET LIOHIT MINAIR "q0 2LED 'EC7A N �T p I I ALUM, [NUM 5TRAI T V"VIA. C Id A DARK loc 3EdA olA;Y HIN Ea 5A 5E- ARFIN7UFRIAa CA. G50I: 0-01 i?FZjNKINr2 FOlJ)NT ^jN YV A;PA ACCE55 M E TAIL ,,�� -= OBEY I' P�, VA69 KA+STE P'I',5FI; N5rf.R PET'YIASTE STATION PBARK -4q'i � BL-ACK e� ef0 3 d ,Is, sac�u4,c� { URF E L,CG' `iVRFTI' Je 6 ASE ROAD 'PANiEl5 BLS 6 I aI -726 I 4 ° 6e. epffwwc�n�ary ,e�rlprrrr��bla- psar�aAmr' r�- @osv�rcTTccPf�tF acktrc�r€+aror�r HANnRAIL WBULAR 51EEL DARK PETAL12 -m 01RIEY a 11FAII TED, GE71hJGRETE STEPS FOU EP IN PLA (:-E ONq K:iiP. P05' KE5A TVFGA T 45 IC�IJ�!Fr^ P,AV 1 S 42" HI&H, T6,T LO HALL Y �EAT POURED IN FL,A CE COK- ZETE W ,A&5REGATE GVJSTc~ M GU d i IN _,H I. . 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PLACE DURING PH 1 5= 0.901 EX SD k'- N I I c I I ' 1 l L I IL I � � I I I � r n 42 RCP SECTION � s - r -, � SIT - II GRATED IINLETi� . _ Ir GI I 50k8 T ' � n \ III..I -' vP• ,� 9 - � -._,.e i.�....yl. --' �. .. - -j._ c - a- c -� -y - -4 - ^mil -_ -- III 0 49.7 FL -- I y r ----- - - - - -- -- ,. ...j - ;� - � \- PROPERT ?.oii6,: 46.2 INV a ws. _ = ` .. PH 1 CONDITION 30" RCP SD - 4 RY Vr' Y h �O•I . o T N R N P_ -- LINE l `.90 :'` ,.. ,,, ,[ - '� d 4'� -1 I:F, P _sl�" *„- _.. \.'- =� L7 N I I a- " 1 II 1 �. -- - OI -BEm CO STRUCTED DU RI G PH 1 = �Il o. o -- _ TO BE REMOVED DURING PH 2 PHASE -2 _ - - A' j a � -,- -_ - - - _ p i-i . _- I "- III • Y - - . a I _ - 3 �ti,�� -. -- - _,.-rr PHASE 1 7--PH' 41I -CON ty I I R a - I - 301 RCP 421: INV I - ' J r- N _ _ 18" RCP 36 RCP % 1 F F;PH 1 CONDITION 18 RCP SD 36 RCP 42 3 INr�' I - = I TO BE CONSTRUCTED DURING PH 1 r ' { I I. 1U TO BE'. REMOVED DURING PH 2 - 47.0 INV I- / I i C L INT 47.0 IN Ii !' C L INT 316" RCP, 42.9 INV -EX SO 1 C' 18" RCP, 44:T INV 18 RCP, 43.1 INV 18" RCP, 44.1 INV " - "1 O j Nom, I CA INT - z I 18" RCP, 44.3 INV II 1:2 PVC, 44.6 INV a� J a ° Tc 9B PH 1 CONDITION 30" RCP SO II - - ,� Of `� TO BE CONSTRUCTED DURING PH 7 526 TO LP �.,. TO BE REMOVED DURING PH 2 48.6 INV \+I II I r o L I 4 Li V)- ` 'I PE =45.00 I I I I °a G I'I C2�; �... FF =57.00 ill _ GRATED•IIVeET ;II ( TOWER JAZZ �I M I� T© REMAIN FOR PHASE 1 51.2 TG "� LP C � 1 21" - N I c?ee BEG PH 1 5D RCP ho` f� s III / I �I 47.5 INV s T = �w�i JOIN EX 21 RCP ` CD f I 44.8 INV I I i F -11 Ni 1� GRATED INLET 50.5 TG.. - LP` - �a 48.0 INV PROPERTY- LII 4?1 u, H 4. 71 54x5 FS Q U :0050 c� 1277 - GRATED INLET 50.5 TG � I LPr 48.0 INV 11 II rll'I 7 cu - -H.` r J I� , L''� Q _ I:0 ILL I - tI - �IIII,r- ,- �I a .: v _ rl �I•�. I I - -- -- T - t 0 00 CENTERLINE RAW CUT (C.Y.) N PHASE 1 60,000 N FINISH FLOOR FL FLOWLINE FS I �I HIGH POINT LP LOW POINT PE PAD ELEVATION TC TOP OF CURB v z In Sm 0 0 z_ Q 0, ;e 0 U W LLI Z .� [ ('� m (D a U � Z n EI - - - - a V) Lu o z it O V--) m U ape Q ' 0 C� LIJ zw• z I POP SURFACE ! 2% &i z1� SECTION A d NTS PE =56,00 ` u CD FF= 57.00 � ill , EX SD oIo I Lz HATCH AREA REPRESENTS " II RE- CONNECT SUMP PUMP SYSTEM °�,n l BASEMENT LEVEL DEPRESSED I' ,- 4 1 AREA) THAT UNDER EXISTING I P 1 TO EXISTING STORM DRAIN SYSTEM CONDITION DRAINS BY WAY OF &� 4.1 F I' I - LOCATION TO BE 'VERIFIED. A SUMP PUMP TO THE EXISTING EXISTING SUMP PUMP STORM DRAIN SYSTEM. - �G C _ UNKNOWN LOCATION RETAINING WALL i 0 PARS h �I HE0- RETAINING 1' EWALL RAMP TO C L INT I RETAINING WALL W r 30' RCP, 43.2 INV 18 RCP, 43.7 INV h� I HEIG T VARIES H =O 15'A BASEMENT LEVEL r -_ 54:0 TC14N LR 53.5 TC - 18!' REP 45.0 INV C L INT�o 50:0 N 53:0 FL I 540 TC N 'LP 49.5 INV 18" RCP, 45;0 INV BEG PH 1 SD 53 5 FL 30 RCP, 43.3 INV i !!!! r d M1 E 18�RCP 50:0 INV 18" RCP, 43.8 INV. Tss2 �i° '/ A77- _ C L INT Q `' `_ !rPi� /f r. f / / /// _ �- 45.QINV I Il � �G''`n '� � / /.'- � o..�` � ` /r/ff��rrF 54.0 TC � LP 1B RCP, 4 .3 INV V "`. ,.✓'�_,= - �;.., f � , ' ' c� J I ''�� 53.5 1 18 RCP, .3 INV p o �: I o ` s� �. - ' /1f �. - �✓..,`, 50.0 INV s� v S1- - 80" 1 40 - . -- -- .6 � - - s - -- 170 -- S - -- � HP - ST I B " 1" RCP ST. 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JAll ANG' STREET "i VARIES EL 56.0 - 54.0• SECTION E NTS NTS EARTHWORK QUANTITY CENTERLINE RAW CUT (C.Y.) RAW FILL (C.Y.) PHASE 1 60,000 54,400 FTATO-To-TiTWIRTAviii CA CENTERLINE INT INTERSECTION INV INVERT FF FINISH FLOOR FL FLOWLINE FS FINISH SURFACE I HIGH POINT LP LOW POINT PE PAD ELEVATION TC TOP OF CURB 40 0 40 80 scale 1"= 40' feet ±25' I EL. 56.5 - El. SI.21 " V S EXIST. EL. 40.0 -54:5 TOWER JAll BUILDING El 38.2 C!7 0, CD O: 0 ��1NEER y Crl N V a. o � In` za z � z In Sm 0 0 z_ Q 0, ;e 0 U W LLI Z .� [ ('� m (D U 7 Z n Z Lu n �2 V) Lu z d0o O V--) m U ape Q ' 0 C� LIJ zw• z O' %O CL O 0. 0 0 0 0 ■ d Z G #o 0 0 0 0 O osy -= W w D o uDi Ln d � o Qua U'go n� w >- U C ZZ �o z o >- N � =H o I-= _ .� a_ = Oa O I:r ' i a� ow _ o- C ° W ` o ow 60 W Ln C cos 0 I'S C W 9pr ya a W X0.0 C!7 0, r O: 0 ��1NEER y w 0 a. 4 r r O O � W ��1NEER y O CIO J o � o z � z 0 0 0 z_ Q 0, O 0 U W LLI Z .� [ ('� m WQ U 7 Z LLJ Z Z Lu n �2 V) Lu z d0o O V--) m U Q ' 0 C� LIJ D z O' CL O 0. 0 0 0 0 4 r O O � ��1NEER y O o � o O O � z 0 0 0 Z a.. O 4 Z w � 0 w Z) w *' Iw- =Q w ov o n �2 V) z d0o V--) m U Q ' 0 0 z O 0. 0 0 0 0 c_ LL G 0 0 0 O W w D uDi Ln d (e) n� w >- U ZZ �o o a 4 r o ��1NEER y J Z a.. O 4 Z w � P �1Sl03y Q w *' Iw- =Q ov o JOB NO. 120144 ''S HEET C -1 27 OF 28 C C 0 2 l i r N 0 ry ; .11., 1 1 1 - i I 1 0 1 1 1111 CONSTRUCTION NO TIES L I. NqMEWOVEH hbCAECATE NtE AND (311 T A IPIER (IT'S' STD, M iNa SID-TI G C*I ROLLED CURB AND CUTTER f 04-,-C MIN I SIDEIIIIIALK: PER' C1,T'I IM W STO-1130--ill 1A &-CUW ACCI RA-W I I PER -17111 UPEOf LINE, CITY SM I Nt 'STO 5� 0 j - (�)-CURB ACCESS RoW, tASEE j PER CITY STD M III -sTvidi-I A�- I�jl kb -,.r —Zz� - I I I - - -- 7--- � 11 1 1 - H. I— . . L i % 7, DEMR-A-FIVE PAVEMENT PER LAUDDIGAPE, ARICHITECT's PLAN 8 1 DEPIRMION POR. CJTY -STID M N0,,'STD-J04-J- a =a FILTIl MOREIEN-M SYSTEM It 6 CAJRB AND CUTIEl A !PER CITY STDI Q�KNASWI-:-18-2-ll -18"'CURS TYPE'll ctry' sTl Nb .STS- 111[82 7110NS' 0 E., I T—f4 AIRIBRIEVIA II 1'4 It IWA WATII:R ul A LU ragic, p InI IHASE —. , V LEGEND �F 1 7' Lobby F LIGHT CIF 3014T PER CITY Or- NEWORT 'HASE-11 U ACH C REWREME]IM LLLL-t I BEMA REqUIREMENTS I- I- L L I A-LI-1- 17-171f L A,- T T I 4 INTERIM Lobby C. 11 1 ML-ar.itk Lobby: E, 9 I 7 Tower Jazz- 1- 71 r-1 I To, ReM a 1 ni fo r IP h alse 1 12=== =at by, III sIng f Redder I PI lam, Nrnertiry` ,"V "7� J, I Armwilly I a rs 9 If L L L 1/Z TI - E 1L. tl I v Rbrk PROPERTY UNI j 11 l�� . :,L] II I I A LW Q� ._ In- Y ?Z% I Agneidit Y . 2 :1 4, II p L L1IMIl TI-1 ilia ,rte H lmd _Z1111- --I- 'NI '-I'T f IF i.- rlI J111 � w Z it M-ZI I Ell R. i r, G a rag a ut - PHASE2- k J, T , A "M13 n 1"TY 0 � 11 1 1 �'� ��t�l LINE OF SIG"IHT Lob by I kIrmnHy it lEnory n Lk -- LjI - Lass'- Imig k legIdgmWill Entry S RU a %wow um TIN61 r7lLh FILA Residenflal L. p- �- onrage Lobl, y d,Amanely �� —F'L L F ,I I LI ------ N R& TIC 4r I 66K PGAIER -XIST I C 1140',1661( POWE '66K POM51? -TO BE OEMMI, -Ml 10-11K ROT09ED. ASTIl 10-&P -TO' BE' 011010I [I 13 Il IREI QII G SE' gll� - I LIMITED. U AREA.- Z� - I&AS GAt=�GAE, UA GA GAS GAS GAS GAS GAS GAS GAS GAS GI 63 G. —GAS s,—:GAs —jws dh§IIII GAS"— 'S GAS­ �PAS GAS tg -'GAS ���GA lc� -E OF S1 GIH T —U `Fi- T -LHN'C� C,F'-"- �!C,- -T- -N CIF=H- JAMBOREE ROAD WA E JUN St A, wrrm 10MONAL.11RANKIIIIIII rALL AW ITI N 'ACOMS�-- tL I - I w 8,T- III p-r=rI A=55 ST- "B° 4^I DIAGONALPARKING STALL ST cm VARI VARIES V-Sfa 6f, CUR17 &-.1 CUTIER 1YIN INVIIII PA W, RS RQUINVA130 J TYPICAL, Sll i,6' 116' i a-,EX VAACS RMJC, -Ep-- - "WESS 50riEW CUL-Dil §TQ. I QL. 'AlThiPLANTER lUEDIAN TYPICAL E C-Tt,1011 PV PWC YZAMI MClIII A.: PEMMAK PIANAWAY -IIIA-me . 0 . I . I p Al ST -p 's 4 - N AIX. M,' Fee k c 01 > U-11 17-3 CD LL11 �WWAT� IWstiueEA M ACT -FT IMI Y VARIES V-Sfa 6f, CUR17 &-.1 CUTIER 1YIN INVIIII PA W, RS RQUINVA130 J TYPICAL, Sll i,6' 116' i a-,EX VAACS RMJC, -Ep-- - "WESS 50riEW CUL-Dil §TQ. I QL. 'AlThiPLANTER lUEDIAN TYPICAL E C-Tt,1011 PV PWC YZAMI MClIII A.: PEMMAK PIANAWAY -IIIA-me . 0 . I . I p Al ST -p 's 4 - N AIX. M,' Fee k c 01 > U-11 `I 17-3 CD LL11 IZ. Cf.) c <I U pCD -3 Ld Ems! III Z- s?1 ICY-, IrL W Lai 0, F-I L V1 m" .0 14c. ,0 z ICI Co. 2 luj W In I z w & 0 Z 75 0 (If 0- CD m CL �w LdJ 1w Z-D p 11 ILA LL Ld `I JOB NO, 11 21CYII 44- SHIEFET AI 121 2'S 011F 28 d3 . tn P A IL 0 —0 17-3 CD 41 4d c <I U pCD -3 Ld Ems! III s?1 ICY-, IrL Lai 0, F-I L V1 m" z ICI Co. ,z iLul In Lm 75 0 (If 0- CD m CL LdJ 1w Z-D L) LI Ld JOB NO, 11 21CYII 44- SHIEFET AI 121 2'S 011F 28 d3 . tn P A IL 0 —0 17-3 41 4d j:1 U wi JOB NO, 11 21CYII 44- SHIEFET AI 121 2'S 011F 28 d3 . tn P A IL 0 —0 UPTOWN NEWPORT LP UPTOWN NEWPORT PHASE 2 MASTER SITE DEVELOPMENT PLAN 4311 -4321 JAMBOREE RD. NEWPORT BEACH, CALIFORNIA INDEX OF DRAWINGS 1. TS TITLE SHEET 2- OS OVERALL SITE ILLUSTRATIVE PLAN 231-5068 3. LD -1 MASTER SITE DEVELOPMENT PLAN 4. LD -2 MASTER SITE DEVELOPMENT FLAN 5, LD -3 MASTER SITE DEVELOPMENT PLAN 6. LD -4 MASTER SITE DEVELOPMENT PLAN 7. L'D -5 MASTER SITE DEVELOPMENT PLAN 8. LD -6 MASTER SITE DEVELOPMENT ENLARGEMENT PLAN 9. LD -7 PRELIMINARY MASTER WALL AND FENCE PLAN 10. LD -8 PRELIMINARY MASTER WALL AND FENCE PLAN It LD -9 WALL AND FENCE DETAILS 112- LO -10 PRELIMINARY MASTER LIGHTING PLAN 13. LD -11 PRELIMINARY MASTER LIGHTING PLAN % LD -12 LIGHTING SPECIFICATIONS 15. LD -13 CONSTRUCTION MATERIALS LEGEND 16. LD -14 PLANTING SPECIFICATIONS SIGNAGE PLAN'S Z T7. G1 PHASE 2 - PRELIMINARY MASTER SIGN LOCATION PLAN 18. G2 SIGN ELEVATIONS - TYPES 81 THRU S3 19. G3 SIGN ELEVATIONS - TYPES S7 THRU S1.5 CIVIL ENGINEERING PLANS 20. C -1 PRELIMINARY GRADING PLAN 21- C -2 PRELIMINARY GRADING PLAN 22. C-3 PRELIMINARY STREET IMPROVEMENT PLAN 23. C-4 PRELIMINARY STREET IMPROVEMENT PLAN GENERAL NOTES INDEX LEGEND PA PLANTING AREA TP TOP OF PILASTER TF TOP OF FENCE TW TOP OF WALL FS FIN15H SURFACE FG .FINISH GRADE BC SACK OF CURB FC FACE OF CURB HP HIGH POINT NIC NOT IN CONTRACT -e6— 'FLOW LINE 2% MIN, SHEET FLOW 2% MIN. ■ LANDSCAPE CONSTRUCTION, FEATURE REFERENCE LEGEND ■ CONSULTANT FEATURE REFERENCE LEGEND VICINITY MAID ti.. 4 P,140JECT SITE rte..,. i r Y lee ..e >+� N Is -.4a NOT TO SCALE INDEX MAP 11 I IitI r ' ifr1iT11T11_fT1T11 r0` ` �w m t uI VIII III uuuluun �;�, t} NOTIFICATIONS \a — r rr o:, w 1' r II 6rl F4 t AGENCY CONTACT PERSON PH(ME APPUCANT liPTOwN NEWPORT, L BRIAN RUPP (949) 231-5068 0ONWLTANTR ARCHITECT- MV & E ARCHITECTS KEN NILMEIEP (949) 809 -3388 CIVIL ENGINEER: C HALL & FOREMAN INC, JOHN HOGAN (714) 665 -4507 LANDSCAPE ARCHITECT: 0 0 VALLEYC:REST DESIGN GROUP MARK CARLOS (714) 557 -5852 $1GNAGE CONSULTANT; a � a. W DAVIES ASSOCIATES INC. NOEL DAVIES (310) 247 -9572 UTILITY COMPANIES NOTE. THE CONTRACTOR SMALL N6TiFi THE APPROPRrATE UTUTIES OR AGENCIES FORTY —EIGHT (48) HOURS PRIOR TO STARTING CONSTRUCTION OR EXCAVATION. CE fm owla .ems I L1 »:Z91%1�9 ol CITY OF NEWPORT BEACH PLAN CHECK win _I NOT TO SCALP DATE z fn LM c z 0 co 1r In Lo 1 gL-0, s a fact c ■ cm r?1 -' LL' I LLJ W C zw 0 0 m L] a � a. W ■ C7 >W LL �0 Ld Z CL C] W rz z W d fL � co W 0 Z m W -- z Z Z F L7 CJ') m 4LI z 0 4 W � z CL W cr a I� LL 0�U a CL 0 X Z fact c ■ r?1 -' LL' I LLJ C 0 0 0 L] � f!f J ■ C7 LL Ld Z W (A W W d fL � LfI W C6 EC Q I- -- z Z F L7 CJ') 4LI z 4 W � z _j cr I� LL 0�U a 0 ■ 0 X Z 0 C7 0 l z > z LL �I �Q r 7i 4 fact c ■ r?1 -' LL' �W 3 LLJ f - JOB NO. 173883 SHEET T 1 OF 23 a z C) C) riff' Q m co D I \ as mm m O �0 t.J C37 fI �/ r i aTER SITE DEVELOPMENT - / r� ,P-5 m m x I* rL LII DRAWN BY _ f,L u I EtTFE—C-ff BY E. aTER SITE DEVELOPMENT - / r� ,P-5 m m x I* rL LII I ti +r 1 Y v� � r r kc- r =J u{ ¢I I � 0 OVERALL SITE ILLUSTRATIVE PLAID PROJECT STATUS OWNER ISSUE 00 /40%04 IE� ISSUE 00'00/00 AGENCY ISSUE 0()/00/()o CONST. ISSIJE fl4 /()O/c)n NCY SUBMITTAL # PROJECT UPTOWN NEWPORT LP UPTOWN NEWPORT - PHASE MASTER SITE DEVELOPMEW NEWPORT BEACK CA CONSULTANTS AM .oi ra K 0010MA11. a..Ua. x W40, . w...ea AN IN" on /i0 WMIOM I ®F *0tAPwjd 1K ROM" MVEMSAM �1 wwWeffT %ALLgw -{i1 0{SOd qm", UPTOWN NE's PORT 16 ValleyCreSt DesignGroup PL&W LANDSCAPE 011CH17ECTURE 3242 H+tll}Ghi' . Sll(i[ 20.1 iA'1 r , CA 9tl0G L{E /3150 (714) 557 -5852 Plan Set C►tt� 4r�rl`��'i4�1°1 u I _ I ti +r 1 Y v� � r r kc- r =J u{ ¢I I � 0 OVERALL SITE ILLUSTRATIVE PLAID PROJECT STATUS OWNER ISSUE 00 /40%04 IE� ISSUE 00'00/00 AGENCY ISSUE 0()/00/()o CONST. ISSIJE fl4 /()O/c)n NCY SUBMITTAL # PROJECT UPTOWN NEWPORT LP UPTOWN NEWPORT - PHASE MASTER SITE DEVELOPMEW NEWPORT BEACK CA CONSULTANTS AM .oi ra K 0010MA11. a..Ua. x W40, . w...ea AN IN" on /i0 WMIOM I ®F *0tAPwjd 1K ROM" MVEMSAM �1 wwWeffT %ALLgw -{i1 0{SOd qm", UPTOWN NE's PORT 16 ValleyCreSt DesignGroup PL&W LANDSCAPE 011CH17ECTURE 3242 H+tll}Ghi' . Sll(i[ 20.1 iA'1 r , CA 9tl0G L{E /3150 (714) 557 -5852 Plan Set C►tt� 4r�rl`��'i4�1°1 TEE LR,52i =t,7g sy-tsa€z Fq-&Wr IJANIW 2JANTIff. 1-ME LA NUS APF— FEATURE REFERENGE. LE&END. TIIFUI FU -- M EE. ITMAN COVISFEETE PAIAN 1 I a FIra 'rtUNT9N 6LEST.dr"1?9 E6*d'EiELGE�:I PO'�.�.."l�Fd.. W! TI R TUPI -5 — e9 ®Ld ' �I G SHADE um.151I �LLAz . *I TADLES. BARSEOUE; C,-OUNJTE 6I�ztl-(E� _[71�L95 F A RTER..P'TS. F'.kR - OUNTA W Foil FEDESTIRIAN ICODL LSTCANE PXVIERS "APNUUNi PALM p�yy , 1911H'i 3';N - ERF II Ida C AP9TA T A IE-FL'�. TL III a FENII FLAJwj R JII ♦' '.I °ENi'1F p�TSVI[ �a " 6u LR m Lx7 - P•" - 9 DETI ILa FEI LP��& 'IVNN -li r° PE PMIEI M .P' L-q 14 Wnw L w rm� °� ' SAME? VOLLE'TSAL-L OR HIARZkG,I TU®JI -P A STI FENGE ATPF� REFEW. TO eT�a ® F€e-€ r LL N RS TAINIh NA—LL NA-LL I..P -« I,637.. � ® AMEA A I 'RprmtR `Ea} e^1+3? L 9 F°_' -'W-,E PLAN. 4, .DETAILS EHE]= -j3 LD-& L!D' -9'. 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J �I _ Imo_ IC3 ' Lid 7D 11a1J'I, 1a °4 J08 NO. 173868 'FIIEET ,G 1 17 OF �I B01 -jI D UJI GL 0. - L'_ 1 ul C2I 0° 6 Imo; �I p al -1 I� af� I� co �1 I� 11Lu1 J08 NO. 173868 'FIIEET ,G 1 17 OF �I B01 -jI D UJI GL 0. - L'_ 1 ul C2I 0° 6 Imo; �I y� Y 47 Rn i -- 1 �i 1n P I� Iv C' t Z S 4� W ..vd: I� a Z C 'D og �z s ff wee Bji rn n #� w� JL1 4 � c• @(D E Ef 41 i 9 9+ M} $= 'm If Q Z+ x G �.2 Q r g 2 ago° z t5 1 rn cn b 6 1n �too T z l9? .n y H z YA J.! IR y d °➢ m � lx; 9 Q R a y AVES a 1 7� err 0r9i111r A�dirlN co DRAW_ N BY BD I W _ PROJECT STATUS _ C)viN R ISSUE 00/CO/0C} BID ISSUE 00/00 /00' CHLUKED BY ND DATE D7.1.9.I3 w An W 1 *, 114."I'44%?+ !A. IMOA} qW, 0 z T W w �I I @(D E Ef 41 i 9 9+ M} $= 'm If Q Z+ x G �.2 Q r g 2 ago° z t5 1 rn cn b 6 1n �too T z l9? .n y H z YA J.! IR y d °➢ m � lx; 9 Q R a y AVES a 1 7� err 0r9i111r A�dirlN PHASE SIGNAGE ELEVATIONS DRAW_ N BY BD I W _ PROJECT STATUS _ C)viN R ISSUE 00/CO/0C} BID ISSUE 00/00 /00' CHLUKED BY ND DATE D7.1.9.I3 I CONST. ISSUE DO /00%00 @(D E Ef 41 i 9 9+ M} $= 'm If Q Z+ x G �.2 Q r g 2 ago° z t5 1 rn cn b 6 1n �too T z l9? .n y H z YA J.! IR y d °➢ m � lx; 9 Q R a y AVES a 1 7� err MASTER SITE DEVELOPMENT - AGENCY SUBMITTAL ## PROJECT UPTOWN NEWPORT LP u =' 81% �1s UPTOWN NEWPORT — PHASE MASTER SITE DEVELOPMENT FLAN NEWPORT BEACH, CA J Y Q �x tl y G7 m m OA CA rta Z T P wn I" 4 m tT1 2 A ti cl m d 2 1'n a z f 1111 #I _� 11>11>11-,, N ti 0 0r9i111r A�dirlN PHASE SIGNAGE ELEVATIONS Davin AmK;mrl, 1K _ PROJECT STATUS _ C)viN R ISSUE 00/CO/0C} BID ISSUE 00/00 /00' AGENCY ISSUE 00/00/00 I CONST. ISSUE DO /00%00 MASTER SITE DEVELOPMENT - AGENCY SUBMITTAL ## PROJECT UPTOWN NEWPORT LP u =' 81% �1s UPTOWN NEWPORT — PHASE MASTER SITE DEVELOPMENT FLAN NEWPORT BEACH, CA J Y Q �x tl y G7 m m OA CA rta Z T P wn I" 4 m tT1 2 A ti cl m d 2 1'n a z f 1111 #I _� 11>11>11-,, N ti 0 t_J [all IleT F � t T O r I �aa f a 1 0 LC` �. Z Mal :a 8 T 6a Q 0 3�; k mUrmMil Witt. MN.0 I[VWmu k1Rr.[S ft C&AFM 1.1s bb"@e ,am 4Nrk Mftg" *%WTI m WH F. ?1dR ftx L' w 10 LL 1ki1R5h.C1k euwwk 80 ""5 ■ a mft N .walk awks"vd. we AN wN t9 11 Wi " to . 71,1141 MIT .mayl rw" WTw 1w raft" erpr Ub" Am "w" W yk"Mmp 91sm.:+eSS. UFrOWN NEWPORT LP FWa Set_ PLAN Cf}NT�t�1L rnf!�ro�� 0r9i111r A�dirlN i w l Davin AmK;mrl, 1K SvM F1T s~* M11h. CA 99310 1 *, 114."I'44%?+ !A. IMOA} qW, +wiJf{M11i`L! nR t_J [all IleT F � t T O r I �aa f a 1 0 LC` �. Z Mal :a 8 T 6a Q 0 3�; k mUrmMil Witt. MN.0 I[VWmu k1Rr.[S ft C&AFM 1.1s bb"@e ,am 4Nrk Mftg" *%WTI m WH F. ?1dR ftx L' w 10 LL 1ki1R5h.C1k euwwk 80 ""5 ■ a mft N .walk awks"vd. we AN wN t9 11 Wi " to . 71,1141 MIT .mayl rw" WTw 1w raft" erpr Ub" Am "w" W yk"Mmp 91sm.:+eSS. UFrOWN NEWPORT LP FWa Set_ PLAN Cf}NT�t�1L rnf!�ro�� 'A. A rf5 �I^ ql� un m r u 9 F -, C I � } r r y1 E 4 R Q I� C'! 9 m 9 M1L' `yam 2 Ci i 7? Vi CTi Z r n x -x u d C� i h7 4 b if an vu m m ro m G1i C 0 IM z F Q' ny r 44 I� T n H f v Ip T n2E {7 A is i al c an �l J X" r� a�- 1' 'C7 DRAWN BY B01 W rn vl CHLUKED BY ND _ „� I CONST. ISSUE 04/00%00 r IT I,c� ~ G cyG N G ��x3x v � g y � fl Its min rw g 1'1 T 1 c* V co � w 9'1 W z Q !4!�y W CD �i co w 0 N x O' S T ti O N A 4gµ or i a T f r "F1 m !n T. n Nl �m b r m } Y � o � a � Ci �y i m 4n C3 V5 G1 W m kl `I rn X g V] 4 cl A Z Q r K IIS 61 2 a C y T �Y42. 6�J�T N s xi ITnTR o � � R i 1' 'C7 DRAWN BY B01 W _ PROJECT STATUS 0 NER ISSUE 00/00/04 I31f� ISSUE 00/00/00' CHLUKED BY ND _ DATE D7,19,13 I CONST. ISSUE 04/00%00 r IT I,c� ~ .C�7 !!ll��•�III Ing N U ��x3x ti at] m min rw g 1'1 T 1 c* V M X w O O m N v 0 N x O' S T ti O N A 4gµ or i a T f r "F1 m !n T. n Nl �m b r m } Y � o � a � Ci �y i m 4n C3 V5 G1 W m kl `I rn X g V] 4 cl A Z Q r K IIS 61 2 a C y T �Y42. 6�J�T N s xi ITnTR o � � R T i; 1' 'C7 DRAWN BY B01 W _ PROJECT STATUS 0 NER ISSUE 00/00/04 I31f� ISSUE 00/00/00' CHLUKED BY ND _ DATE D7,19,13 I CONST. ISSUE 04/00%00 0 N x O' S T ti O N A 4gµ or i a T f r "F1 m !n T. n Nl �m b r m } Y � o � a � Ci �y i m 4n C3 V5 G1 W m kl `I rn X g V] 4 cl A Z Q r K IIS 61 2 a C y T �Y42. 6�J�T N s xi ITnTR o � � R MASTER SITE DEVELOPMENT - AGENCY SUBMITTAL ## PROJECT b E I� sa wa l" b cer �R sa� c a n + R g 5� J H El �a�i tQi e" atjs co 6 Ary y i T i; PHASE ;'SIGNAGE ELEVATIONS 'C7 Nvin KflKi1M MK _ PROJECT STATUS 0 NER ISSUE 00/00/04 I31f� ISSUE 00/00/00' AGENCY ISSUE 00/00/04 I CONST. ISSUE 04/00%00 MASTER SITE DEVELOPMENT - AGENCY SUBMITTAL ## PROJECT b E I� sa wa l" b cer �R sa� c a n + R g 5� J H El �a�i tQi e" atjs co 6 Ary y i T i; 'C7 Nvin KflKi1M MK Ra 12 -' ` Sy4r F1P Bwln4 MIIh, 'Sa 91131A s/. 1611.Z?Ft.M }fr Ing o.T ��x3x ti at] 1 UPTOWN NEWPORT LP UPTOWN NEWPORT - PHASE 2 MASTER SITE DEVELOPMENT FLAN NEWPORT BEACH, OA i as A w � d 4 H i r W fAQ C] p Q a m N C4 rc i C2 4 s � J d z 2 1 u b R A G F d C a a C N d CD co l lL� d i r 1 4 d 41 REVISIONS F11>>L'>D, C9 7 L I ��t Yc�yy :/ 1.r/ \i 91 ZZZ f p7- E�1�pz -pa Siiw} rw E IJ El R 11 p 'C7 Nvin KflKi1M MK -' ` Sy4r F1P Bwln4 MIIh, 'Sa 91131A s/. 1611.Z?Ft.M }fr +1.�*I.vYa'1e nr at] REVISIONS F11>>L'>D, C9 7 L I ��t Yc�yy :/ 1.r/ \i 91 ZZZ f p7- E�1�pz -pa Siiw} rw E IJ El R 11 p �n Mauirc i b['IOW �6LlF G+fR1�i alS� Il{ Cd;MrO.J lI. @6M.�J!1 A16 3Tlill .lpp.15 .9M! .1191[ia IL,.�l flrt11 KAM N!km 94=91.=aw aant 1 .w ov mwftLv�i ms"°'_ NCO 1 to url,uwn NEWFUKI: Lr elMa set 5 PLAN C{}N'TiR47L � crrf!�r1o�� l Nvin KflKi1M MK -' ` Sy4r F1P Bwln4 MIIh, 'Sa 91131A s/. 1611.Z?Ft.M }fr +1.�*I.vYa'1e nr �n Mauirc i b['IOW �6LlF G+fR1�i alS� Il{ Cd;MrO.J lI. @6M.�J!1 A16 3Tlill .lpp.15 .9M! .1191[ia IL,.�l flrt11 KAM N!km 94=91.=aw aant 1 .w ov mwftLv�i ms"°'_ NCO 1 to url,uwn NEWFUKI: Lr elMa set 5 PLAN C{}N'TiR47L � crrf!�r1o�� l Ell Ing"G. 03 rMi2 gliw - - Q, > -41 -0, g Irq CAI CAI C_ III 9 t pal II kL -j -n m I -IIIIIII Al all I ch 40�- —4 On 01C 44-nP L IIIts, HASJ9`nI SIT. It I 9 II I III III II I Ip III r A T-L LEI II fir hill Kill QII II rn jp al r r II III I I II II III II 16 it IIII III III It PRELIMUNARY GRADING PLAN Engifte',lerinigI ®1 FiRC.-JECT -:STA-TUS- s. CAI,_ Rr ISID I 0/00/010 11 7AA155-425W Inn, AGENCY TSSJUE CSI GIBE BY .4-HI I DATE 07 0 I. .0 ni Ell Ing"G. 03 rMi2 gliw - - Q, > -41 -0, g Irq CAI CAI C_ III 9 t pal II kL -j -n m I -IIIIIII Al all I ch 40�- —4 On 01C 44-nP L IIIts, HASJ9`nI SIT. It I 9 II I III III II I Ip III r A T-L LEI II fir hill Kill QII II rn jp al r r II III I I II II III II 16 it IIII III III It . . . .... .... nnnnInI nn,nnn, — ---------- s 11.2 14b eI m m PRELIMUNARY GRADING PLAN Engifte',lerinigI ®1 FiRC.-JECT -:STA-TUS- s. CAI,_ OWNER l SUE DO/m/lob ISID I 0/00/010 11 7AA155-425W Inn, AGENCY TSSJUE CSI GIBE BY .4-HI I DATE 07 . . . .... .... nnnnInI nn,nnn, — ---------- s 11.2 14b eI m m MASTER STE DEVELOPME-IN.11T AGENC.Y -SUBliv,11ITTAL #2 �F is cd JA III IN, A rL. III > Cn t m aI M m ICI I ILn 'La 'ICY !CD 10 10 -r, Cp c7D ps (n MAMHL11-NI S_EEE,&H_E_E_T C nni'2— ml -U "'I m III_ -fil <= .� "' FOP -n ml� Im III II W (m o'. PrROJECT U�I FITO,.WN--:'NI�EWIP-OIVT'L,'P UPT'01"IN"N NEWPORT ® PPIHIASE 2, RRELIMINARY 61RAIDIN10, PLAN P41EWIPORT BVAC,101, ICA -1 all F" I II f I.:I II II Ilil L %L I7P ml Inn14 II T CIO h > > M Or rAj u A C_ 8817- : 173 01 70 R, EI ­m m mm mm, 3 cll�T, !0 1 11 'END PH 1 -SO .1 - H lill V I Of ii TO t-T I X IF A 36. . Rcp —17 16, -4" II 0- N : k9e. Iz Inn 7-1 C-j �j -n in m un T Ln Im A ILA CD 0 E3 In go �- 2 cni la CD, IC• C> I 441, 7 _TF_ I L rI Ion iv� II a U Wnp In j J m R 1F- L_ v I I's I "LIN r5 > 1> PRELIMUNARY GRADING PLAN Engifte',lerinigI ®1 FiRC.-JECT -:STA-TUS- Survey'll"hig' OWNER l SUE DO/m/lob ISID I 0/00/010 11 7AA155-425W Inn, AGENCY TSSJUE III ISSULOO/ VO.C./Ilao, I MASTER STE DEVELOPME-IN.11T AGENC.Y -SUBliv,11ITTAL #2 �F is cd JA III IN, A rL. III > Cn t m aI M m ICI I ILn 'La 'ICY !CD 10 10 -r, Cp c7D ps (n MAMHL11-NI S_EEE,&H_E_E_T C nni'2— ml -U "'I m III_ -fil <= .� "' FOP -n ml� Im III II W (m o'. PrROJECT U�I FITO,.WN--:'NI�EWIP-OIVT'L,'P UPT'01"IN"N NEWPORT ® PPIHIASE 2, RRELIMINARY 61RAIDIN10, PLAN P41EWIPORT BVAC,101, ICA -1 all F" I II f I.:I II II Ilil L %L I7P ml Inn14 II T CIO h > > M Or rAj u A C_ 8817- : 173 01 70 R, EI ­m m mm mm, 3 cll�T, !0 1 11 'END PH 1 -SO .1 - H lill V I Of ii TO t-T I X IF A 36. . Rcp —17 16, -4" II 0- N : k9e. Iz Inn 7-1 C-j �j -n in m un T Ln Im A ILA CD 0 E3 In go �- 2 cni la CD, IC• C> I 441, 7 _TF_ I L rI Ion iv� II a U Wnp In j J m R 1F- L_ v I I's I "LIN r5 > 1> Engifte',lerinigI ®1 Pla non n'llnig - Survey'll"hig' 17M, 1 TO ST, SWE 20n, ® T111.115,110, (N 92178D-1947 11 7AA155-425W 0 OCAM N. ILI A% W41 VAN—aX du T�j 111 CaLf.I.-M No, a tun III AIJ� I.—Wrmi II I 60"WNI ar!WkI4 '�"Mflfoj Ipw ?@par- Lbot Gmiljnijid 1 '11-7 nu NB iii a ii it I MIATCHUNE- SEESHEEIII C-11 l,k F "I ON I C-i —1 010 -I " -il - Z_ , 103 17-6 M R -in > PRELIMINARY GRADING PLAN Engiftblefil�nigl ■1 FiRC.-JECT -:STA-TUS- Surveying im < OWNERiltSi I BY, _01 Jr AGENCY ISSUE .()(j, IM 0 Z VD,NTE 077111 M CAI fi a E3 M l CDI M QII 0 Z I.0i PRELIMINARY GRADING PLAN Engiftblefil�nigl ■1 FiRC.-JECT -:STA-TUS- Surveying OWNERiltSi I BY, _01 is 7AA155-425W AGENCY ISSUE .()(j, CHLGi ;BY VD,NTE 077111 M l CDI M QII 0 Z I.0i A GE 1 #2 MASTER SITE DEVELOPME-INI CY S. U �B i'llk TTA L Pir-ROJECT M RIM III U) M 0 IMH A L! A U�I FITO,.WN--:'NI�EWIP-OIRI:T—'L,'P i UP"T'01"M NEWPOIRT -1 PHASE 2, RK . E L 1 M11 N ARY 61R AID, 1I NG'_ c P'L AN NiEllkIPORT BE—ACI ICA 2 05 III .L�_LL_ui i M YI I PRELIMINARY GRADING PLAN Engiftblefil�nigl ■1 FiRC.-JECT -:STA-TUS- Surveying OWNERiltSi TIU15,11`1 19278D -1947 is 7AA155-425W AGENCY ISSUE .()(j, 1001i ISSUEjoo,/Ib-C-/`" A GE 1 #2 MASTER SITE DEVELOPME-INI CY S. U �B i'llk TTA L Pir-ROJECT M RIM III U) M 0 IMH A L! A U�I FITO,.WN--:'NI�EWIP-OIRI:T—'L,'P i UP"T'01"M NEWPOIRT -1 PHASE 2, RK . E L 1 M11 N ARY 61R AID, 1I NG'_ c P'L AN NiEllkIPORT BE—ACI ICA 2 05 III .L�_LL_ui i M YI I Iny -�tIelt' lI P? Engiftblefil�nigl ■1 Planning ■ Surveying IPIK 17TO ST, SUVE 20n, ® TIU15,11`1 19278D -1947 is 7AA155-425W _II ll � Mill IFF r-OWA."11"li "M JP o fill E.WO' -9; 1WI, pf. mw Ril IRwa Iny -�tIelt' lI P? z'17 j C; 4- CONSTRUCTION. NOTES 7�7 1 i '�-AC PWA EIMENT OVER AGOAMATIE 13ASE t ­-V I IlIm GUM TYPE APER CITYSTV, DIXG NO. 5TD-1,52-L .PROPERTY LINIP, (D fir- ROLLED I XRB AN'Q CUTTER —1 ilimim I— —j— — — °�® 1, r ILL :m:. _j 1- 114 0=4,p MIN PILL-31I)EINALK PER I S NO. LTG -M-L Irk ­7 7 --- TY SM'dWI CURB A= RAMP C&I PER0 f v 41 -1 UM (D-DEWRAIRIVE PAVEMENT PER 05CAPE ARCHITHEM PLAN (ta 08,- LXAL. DEPRESS ON PER 0111"Y'S"I[D'DIX POI, STD 304A A 1h L N ILTERRA HIGRETENIHONIS.YM L J 6 Asnunily- N, H S LdL!py tie r it err ogd, III IL I a e �c I�ti ;P - r -� I� 1 _II- ABBREVI�ATIIONIS �HASE 21 1 All 7L -D Cobbi S STORM OXAN LINE 9S SWYMY SET60 LINE Gifflr�ge 'WA Wl LJI E PHASE 1 SSr�i F Al L dj 1[j_ ii it -Iii III V Gormp -Pbhy Lal A! ily L1 T T IT IT IT [T- j _1 II BUT rh J5� it - Ali Rot;!dil Rlfk 4� Y.. , - r, PROPERITY'LIPE, 115m, 0!9 j QMTT b, "u T .1 V^ ji rn u. A 17 1 ittJ U I, RIB4-� ir 1 p 101 E! 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MW �Ijm MIT,= -A Aw !T, axon! ,6 UPTOWN NEWPORT • February 26, 2013: • City Council approved the Uptown Newport Planned Community Development Plan including: • Land Uses, Development Standards & Procedures (LUDS &P) • Design Guidelines • Phasing Plan • Prototypical Building Elevations • Item 8 of LUDS &P, Section 4.1.1 specified the Applicant shall provide "prototypical building elevations that clearly demonstrate the architectural style of all structures, illustrate exterior materials, exterior colors and building heights" • Master Site Improvement Plan • The Project Applicant agreed to return at a later date with Master Site Improvement Plans, the implementation of which will be the responsibility of the Master Developer. INTRODUCTION UPTOWN NEWPORT PLANNED COMMUNITY DEVELOPMENT PLAN ' .. ��• a BYO �r w �J ., atla eaaaa e a aetrtl ea ao iaoo o aaoo ap t ^' r• �+^�.��- �-- war. a __ JAMBOREE ROAD = February 9, 2013 Master Plan INTRODUCTION UPTOWN NEWPORT PLANNED COMMUNITY DEVELOPMENT PLAN • August 22, 2013 Planning Commission Hearing • Prototypical exterior building elevations for Phase 1 have been designed, with material options • Master Site Improvement Plans have been completed • Plans have been submitted to City staff for review INTRODUCTION UPTOWN NEWPORT PLANNED COMMUNITY DEVELOPMENT PLAN • Site Development Review • Community Development Director will review Site Development Review applications for consistency with Design Guidelines • If building design is in substantial conformance with Design Guidelines, Community Development Director may approve or conditionally approve a Site Development Review application • If applicant elects to make substantial changes to the building design, the revised design would need to be approved by the Planning Commission in a public hearing INTRODUCTION UPTOWN NEWPORT PLANNED COMMUNITY DEVELOPMENT PLAN 7 :J. Jj y PARK 'A' - I II � II 4 JAMBOREE ROAD I �J V �[✓y� - "!LL SLH IMP Mt IIX)lil I I 3L u; K I Phase 1 & 2 Landscape Improvements MASTER SITE IMPROVEMENTS UPTOWN NEWPORT PLANNED COMMUNITY DEVELOPMENT PLAN I, Phase 1 Park MASTER SITE IMPROVEMENTS UPTOWN NEWPORT PLANNED COMMUNITY DEVELOPMENT PLAN ball Courts I l a61?1 ad Sia& is Area i 3r1 ?t fe Phase 2 Park MASTER SITE IMPROVEMENTS UPTOWN NEWPORT PLANNED COMMUNITY DEVELOPMENT PLAN '�wl Spine Street MASTER SITE IMPROVEMENTS UPTOWN NEWPORT PLANNED COMMUNITY DEVELOPMENT PLAN *Street Activators: -Resident Serving Facilities �° (BUILDING PADi neighborhood Provide neighborhood -Retail ENVELOPE) provide connectivity and linkage to park -Lobbies . . . . Oneacrepubllcpark ' - featuring an activity lawn, -Stoops playa, and various gathering places -First Floor Patios BUILDING PAD/ Enhancedpaaing with *Leasing Offices ENVELOPE) ' '~^ crosswalks to allow for improved pedestrian p connectivity and traffic (BUILDING PAD/ calming ENVELOP . Diag°na/parking to serve "Although these elements will be _ '�� � PARKA visitors to the retail and park provided throughout Uptown - strucuredpanss fe snueundparkitg for Newport, special emphasis will be ('�',• — resident parkvsitors ts, retail, and given to activating the street level of o SPINE STREE - (see Figure 2 -25) Aatleategroundgoar buildings facing the Spine Street." . building frontage in this RETAIL zone with resident serving Design Guidelines Section 3.3.6 BLDG. uses, lobbies and stoops PADI ENV.1 Pedestrian areas to retail (BUILDING PAD/ from structured parking (typical) ENVELOPE) Massingbreakto reduce scale offatade fronting • 8 Jamboree Road _ .. .. ,... .,. ... .d. — ♦. ''r C /ass 16 /ka/mu /N -use _ tnilto be provided along Jamboree Road Design Guidelines Figure 2 -18 ARCHITECTURE UPTOWN NEWPORT PLANNED COMMUNITY DEVELOPMENT PLAN *Street Activators: -Resident Serving Facilities -Retail -Lobbies -Stoops -First Floor Patios *Leasing Offices "Although these elements will be provided throughout Uptown Newport, special emphasis will be given to activating the street level of buildings facing the Spine Street." - Design Guidelines Section 3.3.6 Activate groundlloor x building bontage in this jBUILDING PAD/ .. O zone with resident serving ENVELOPE( m uses such aess leasing offices, ' x - lobbies, fitness centers, mail roomx and retall with roundabout emphasis adjacent to roundabout •_1'��•'�l•.r'I�./'�_ — - daY— d Poseoconnection to Boll Center Newport (BUILDING PAD/ ENVELOPE) Vehicularaccess to residentialparking structures are encouraged connection between the to be located away from the Spine Street and parks (BUILDING PAD/ (BUILDING PAD/ s• • W ENVELOPE) 'a Pedestrian scale parkway •. —� andbuildingsetback Activate groundlloor x building bontage in this jBUILDING PAD/ .. O zone with resident serving ENVELOPE( m uses such aess leasing offices, ' x - lobbies, fitness centers, mail roomx and retall with roundabout emphasis adjacent to roundabout •_1'��•'�l•.r'I�./'�_ — - Expanded hardscape SPINE STREET :cr fir; r 3 >. and increased parkway andbuilding setback i{ n2 a • tealm and the PUblk realm and improve [he connection between the two neighborhood parks (BUILDING PAD/ (BUILDING PAD/ ENVELOPE) ENVELOPE) Provide pedestrian corrections to adjoining buildings /parcels from paseo n Design Guidelines Figure 2 -19 ARCHITECTURE UPTOWN NEWPORT PLANNED COMMUNITY DEVELOPMENT PLAN Resident Serving Facilities Retail Lobbies 0 I Ground Floor Street Activators ARCHITECTURE UPTOWN NEWPORT PLANNED COMMUNITY DEVELOPMENT PLAN P-40 -Consistency with Design Guidelines -Elevations were designed based on the principles established in the approved Design Guidelines -Consistency with surroundings -Buildings were designed to complement the commercial and industrial context surrounding the site -Diversity within the project •A diversity of architectural styles has been provided to create an eclectic environment consistent with other areas of Newport Beach *input from staff /commission -Incorporated design changes based on feedback received from Planning Commissioners Design Process ARCHITECTURE UPTOWN NEWPORT PLANNED COMMUNITY DEVELOPMENT PLAN Site Context ARCHITECTURE UPTOWN NEWPORT PLANNED COMMUNITY DEVELOPMENT PLAN wf, 110 Site Context ARCHITECTURE UPTOWN NEWPORT PLANNED COMMUNITY DEVELOPMENT PLAN —J' I III II II PARKA' F )s NULL CENI LH N I TL N, 11 LJ EXI STIN 3 JAll BLn LDING L 7 JAMBOREE ROAD Phase 1 Site Plan ARCHITECTURE UPTOWN NEWPORT PLANNED COMMUNITY DEVELOPMENT PLAN L = .Lf--F Building 1 ARCHITECTURE UPTOWN NEWPORT PLANNED COMMUNITY DEVELOPMENT PLAN Jim 7�1.. Building 1 ARCHITECTURE UPTOWN NEWPORT PLANNED COMMUNITY DEVELOPMENT PLAN -- I--I -- -mill all °11!x; 11111111141h 141111 il" - PAM QwI!!WFrFF- Enhanced materials may include stone, tile, limestone plaster, smooth plaster OWN III CIE AI �, .III 111111 II 111111111111 ►_ rM Ois f ■ ■ -- - -- ■■ ■ ■� ■■ M 1- 2, � IIIIL _i� _ f�IIIIIUIIIIIIII II!I!IIIIIIIIII I�i.� -, �� �..,� I��I ! ! I�!I �R ��!!; FI-olt; 01121 Fv! =Rod_' i' 'p I��1 Enhanced materials may include stone, tile, limestone plaster, smooth plaster 'm -�- I ®` 11 . .. n PROTOTYPICAL BUILDING ELEVATIONS Uptown Newport Uptown Newport LP sen YllYttti Y4�N AIiIYI SIIN NIM n4 t�ia6fY4 YIX.I YCRXIIn c.lYls.. nr'rtiif tc.rt.[[ �.r.... FILM`. rv�.n•[ILIX YLA.Y n[✓AY.iC 1!�114tN3 eWi 4 %oAfiO ,i :['ItXfl Lam. Building 1 - Typical Submittal Sheet ARCHITECTURE UPTOWN NEWPORT PLANNED COMMUNITY DEVELOPMENT PLAN .usm wwa»x�m aura n.sn� >r >nu nvwac arrw arrow � iwuo smn acvmi asrvr wr (an run COLOR /MATERIAL SCHEME I 7 415.h- Building 1 ARCHITECTURE UPTOWN NEWPORT PLANNED COMMUNITY DEVELOPMENT PLAN 71 Building 1 ARCHITECTURE UPTOWN NEWPORT PLANNED COMMUNITY DEVELOPMENT PLAN I x FLY - Cz WA Enhanced materials may include brick, stone, tile, fiber cement panel, smooth plaster s. n�`; ■ - -wwi 116 ;`. COLOR /MATERIAL SCHEME I Oman - w.awu Mwve�n i 1 1 :.. . , _ 7� � f J l�, J Building 4 ARCHITECTURE UPTOWN NEWPORT PLANNED COMMUNITY DEVELOPMENT PLAN i �=�r Enhanced materials may include stone, tile, fiber cement siding, smooth plaster I■ F%1w- COLOR /MATERIAL SCHEME 4 1 11 ■ Nib,�i RW I'_'t � l' 11 n �i� :11111 1 =11 .14 a • ��� 2Il::�.`tl'1� —Sid.: Building 3 ARCHITECTURE UPTOWN NEWPORT PLANNED COMMUNITY DEVELOPMENT PLAN FIM11711111FRIM11i, I Ik r?j I=i� poll Lo M IS 1-1 �il�l��� " II�I�! I Enhanced materials may include tile, concrete, fiber cement panel, smooth plaster I I I m ma, a u Fb. 1 1 1 i L1 b 1 1 -111 nl �� �� ■�,eli; r 'I ii iil Sri �J yt , �. • a�, Aar COLOR /MATERIAL SCHEME Building 2 ARCHITECTURE UPTOWN NEWPORT PLANNED COMMUNITY DEVELOPMENT PLAN Enhanced materials may include tile, fiber cement panel, metal panel, limestone plaster, smooth plaster COLOR /MATERIAL SCHEME le Tall" xaeo<o.rcnw nwwnF. Coil M]O VARAn� l Q I oil I • Building 2 ARCHITECTURE UPTOWN NEWPORT PLANNED COMMUNITY DEVELOPMENT PLAN - - - -- - - - -- - -- - - - - -- 0 Building 2 ARCHITECTURE UPTOWN NEWPORT PLANNED COMMUNITY DEVELOPMENT PLAN m p AK 2 � yi ISOLL CEM1d -EP. N_WPa7T � LLI PARK 'A' A cr 011, 1 - 3 - - -, s EL JAMBOREE ROAD UPTOWN NEWPORT SITE PLAN UPTOWN NEWPORT PLANNED COMMUNITY DEVELOPMENT PLAN