SHEET NO. DESCRIPTION T1A1A2A4A5A7A8 A13 C3 C7 C9 C10 L61/6 L6*
L3 A12 A9 A10 C4 A14 A15 C1 C2 C5 C6A3C8A6 A11 N/A
N/A
N/A
COVER SHEET AND INDEXBLDG 1 - FIRST FLOOR PLANBLDG 1 - SECOND FLOOR PLANBLDG 1 - THIRD FLOOR PLANBLDG 1 - ROOF PLANBLDG 1 - FRONT ELEVATIONBLDG 1 - LEFT AND RIGHT ELEVATIONBLDG 1 - REAR ELEVATIONBLDG 2 - FIRST FLOOR PLANBLDG 2 - SECOND FLOOR PLANBLDG 2 - THIRD FLOOR PLANBLDG 2 - ROOF PLANBLDG 2 - FRONT ELEVATIONBLDG 2 - LEFT AND RIGHT ELEVATIONBLDG 2 - REAR ELEVATIONARCHITECTURE DETAILSAERIAL EXHIBITENCUMBRANCE MAPTENTATIVE TRACTSITE PLANSITE PLAN SITE SECTIONSCUT/FILL AND BUILDING HEIGHT EXHIBITOPEN SPACE EXHIBITPREVIOUS AND PROPOSED OVERLAYPRELIMINARY GRADINGPRELIMINARY UTILITY
LANDSCAPE CONCEPT PLAN SIGNAGE PLAN
LIGHTING CONCEPT PLAN
ARCHITECTURAL SITE PLANAERIAL, DEV. STANDARD, & SECTION EX.GEOTECH EXHIBITSVISUAL SIMULATIONS SP-1 20'-10" 9'x18' UNOBSTRUCTED CLEAR SPACE 9'x18' UNOBSTRUCTED CLEAR SPACE 9'x18' UNOBSTRUCTED CLEAR SPACE 9'x18' UNOBSTRUCTED CLEAR SPACE UP 17 R GARAGE 18 9 31 0 X ENTRY BACKYARD UTILITIES TANKLESS W/H A/C REC TRASH PLAN 2 TOTAL LIVABLE = 1,944 SQ. FT. PORCH = 205 SQ. FT. DECK = 94 SQ. FT. GARAGE = 644 SQ. FT. PLAN 2R TOTAL LIVABLE = 1,944 SQ. FT. PORCH = 205 SQ. FT. DECK = 94 SQ. FT. GARAGE = 644 SQ. FT. 5'-0" 18" CANTILEVER ABOVE PORCH 24" CANTILEVER ABOVE
24" CANTILEVER ABOVE NOTE : BACKYARD DIMENSION PER SITE PLAN 20'-10" 5'-0" 51'-10" 5'-0" 17'-5" 22'-4" 1'-6"
46'-3" GREEN
UTILITIES GARAGE 18 9 31 0 X REC TRASH GREEN ENTRY PORCH UP 17 R A/C BACKYARD 18" CANTILEVER ABOVETANKLESS W/H J:\GROUP19\94519256\DESIGN\DES_AX.X_BLDG 1 FLR.DWG 0 2 4 8 9 4 5 . 1 9 2 5 6 PLAN 2R KIT. DECK UP 17 R DN 17 RREF. LIVING 15 6 21 0 XDINING 12 0 10 8 X PLAN 2 D.W. PAN. PDR.
LINEN KIT. DECK UP 17 R DN17 R REF. LIVING 15 6 21 0 X DINING 12 0 10 8 X D.W. PAN. PDR.
LINEN FLEX W.I. PANTRY / WORK FROM HOME SPACE FLEX W.I. PANTRY / WORK FROM HOME SPACE J:\GROUP19\94519256\DESIGN\DES_AX.X_BLDG 1 FLR.DWG 0 2 4 8 9 4 5 . 1 9 2 5 6 PLAN 2 PLAN 2R PRIMARY BATH
DN
17 R LINEN BEDROOM 3 10 0 10 0 X BEDROOM 2 10 0 11 0 X ATTIC ACCESS OPT. DR PRIMARY BEDROOM 12 0 14 0 X LAU. 18 L.F. BA. 2 PRIMARY BATH DN
17 R LINEN BEDROOM 3 10 0 10 0 X BEDROOM 2 10 0 11 0 X ATTIC ACCESS PRIMARY OPT. DR BEDROOM 12 0 14 0 X LAU. 18 L.F. BA. 2 * : LOCATION OF RESCUE WINDOWS AT SLEEPING ROOMS * * * * * * J:\GROUP19\94519256\DESIGN\DES_AX.X_BLDG 1 FLR.DWG 0 2 4 8 9 4 5 . 1 9 2 5 6 ROOF PLAN A1/8"=1'-0" PITCH: 3:12 RAKE: 6" EAVE: 18" ROOF MATERIAL: CONCRETE 'S' TILE 6:12
6:12
J:\GROUP19\94519256\DESIGN\DES_AX.X_BLDG 1 ELV.DWG 0 2 4 8 9 4 5 . 1 9 2 5 6
9'x18' UNOBSTRUCTED CLEAR SPACE 9'x18' UNOBSTRUCTED CLEAR SPACE 9'x18' UNOBSTRUCTED CLEAR SPACE 9'x18' UNOBSTRUCTED CLEAR SPACE 9'x18' UNOBSTRUCTED CLEAR SPACE 9'x18' UNOBSTRUCTED CLEAR SPACE PLAN 1 TOTAL LIVABLE = 1,861 SQ. FT. PORCH = 74 SQ. FT. DECK = 98 SQ. FT. GARAGE = 699 SQ. FT. 5'-0" 20'-10" 26'-0" 5'-0" 78'-0" 5'-0" 17'-5" 22'-4" 1'-6"
46'-3" 20'-10" UP 17 R GARAGE 18 9 31 0 X ENTRY BACKYARD UTILITIES TANKLESS W/H A/C REC TRASH 18" CANTILEVER ABOVE PORCH 24" CANTILEVER ABOVE NOTE : BACKYARD DIMENSION PER SITE PLAN GREEN UP 17 R GARAGE 18 9 31 0 XENTRY
UTILITIES TANKLESS W/H A/C REC TRASHPORCH
24" CANTILEVER ABOVE GREEN REC TRASH GREEN
UP
17 R ENTRY GARAGE 20 2 20 4 XBACKYARD A/C BACKYARD 15 0 17 0 X PORCH PLAN 2 TOTAL LIVABLE = 1,944 SQ. FT. PORCH = 205 SQ. FT. DECK = 94 SQ. FT. GARAGE = 644 SQ. FT. PLAN 2R TOTAL LIVABLE = 1,944 SQ. FT. PORCH = 205 SQ. FT. DECK = 94 SQ. FT. GARAGE = 644 SQ. FT. 18" CANTILEVER ABOVE 18" CANTILEVER ABOVE
UTILITIES
J:\GROUP19\94519256\DESIGN\DES_AX.X_BLDG 2 FLR.DWG 0 2 4 8 9 4 5 . 1 9 2 5 6 PLAN 2 PLAN 1 PLAN 2R KIT. DECK UP 17 R DN 17 RREF. LIVING 15 6 21 0 XDINING 12 0 10 8 X D.W. PAN. PDR.
LINEN KIT. DECK UP 17 R DN17 R REF. LIVING 15 6 21 0 X DINING 12 0 10 8 X D.W. PAN. PDR.
LINEN UP 17 R DN 17 R LIVING 13 6 17 7 X OPEN TO BELOW KIT. REF. D.W. PDR. PAN. DECK DINING 16 0 13 9 X FLEX W.I. PANTRY / WORK FROM HOME SPACE FLEX W.I. PANTRY / WORK FROM HOME SPACE WORK FROM HOME SPACE J:\GROUP19\94519256\DESIGN\DES_AX.X_BLDG 2 FLR.DWG 0 2 4 8 9 4 5 . 1 9 2 5 6 PLAN 1 ATTIC ACCESS OPT. DR DN 17 R PRIMARY BEDROOM 15 0 14 0 X PRIMARY BATH BA. 2 LAU. LINEN 18 L.F. PRIMARY BEDROOM 2 13 0 14 3 X 16 L.F. PLAN 2 PLAN 2R OPEN TO BELOW PRIMARY BATH DN
17 R LINEN BEDROOM 3 10 0 10 0 X BEDROOM 2 10 0 11 0 X ATTIC ACCESSOPT. DR PRIMARY BEDROOM 12 0 14 0 X LAU. 18 L.F. BA. 2 PRIMARY BATH DN
17 R LINEN BEDROOM 3 10 0 10 0 X BEDROOM 2 10 0 11 0 X ATTIC ACCESS OPT. DR PRIMARY BEDROOM 12 0 14 0 X LAU. 18 L.F. BA. 2 : LOCATION OF RESCUE WINDOWS AT SLEEPING ROOMS * * * * * * * * * J:\GROUP19\94519256\DESIGN\DES_AX.X_BLDG 2 FLR.DWG 0 2 4 8 9 4 5 . 1 9 2 5 6 ROOF PLAN A1/8"=1'-0" PITCH: 3:12 RAKE: 6" EAVE: 18" ROOF MATERIAL: CONCRETE 'S' TILE 6:12
6:12
J:\GROUP19\94519256\DESIGN\DES_AX.X_BLDG 2 ELV.DWG 0 2 4 8 9 4 5 . 1 9 2 5 6
SMOOTH STUCCO O/ FOAM TRIM 4" +2" FACE OF STRUCTURE +2" FRONT VIEW SECTION VIEW 1" FACE OF STRUCTURE +2" SMOOTH STUCCO O/ FOAM TRIM 4" 4" SMOOTH STUCCO O/ FOAM TRIM
4" +1" FACE OF STRUCTURE +0" FRONT VIEW SECTION VIEW 1" 1" FACE OF STRUCTURE +0" SMOOTH STUCCO O/ FOAM TRIM4" +1" 4" SMOOTH STUCCO O/ FOAM TRIM 4" 4" +1" FACE OF STRUCTURE +0" SECTION VIEW 1" FACE OF STRUCTURE +0" SMOOTH STUCCO O/ FOAM TRIM 8'-2"
PER ELEV.
J:\GROUP19\94519256\9256DESIGNDETAILS.DWG 9 4 5 . 1 9 2 5 6 1 TYP. WINDOW TRIM 2 TYP. WINDOW TRIM - STONE 3 TYP. DOOR TRIM
ROBERT
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ICENSED
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SURVEYOR
S T A T E
O F
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L I F ORN I ANo. 8639
L I CENSED
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PLANT LEGEND Botanical Name - Common name - WUCOLS Entry Accent Trees - (2) 48" box size min.
Quercus agrifolia - Coast Live Oak-L Interior Street Trees- (12) 24" box size min.
Arbutus 'Marina'- No Common Name - M
Street Trees - (13) 24" box size min.
Tristania conferta - Brisbane Box - M
Geijera parviflora - Australian Willow - L
Slope Trees - (8) 15 gal. size min. Rhus lancea - African Sumac - L Prunus lyonii - Catalina Cherry - L Agonis flexuosa - Peppermint Tree - LArctostaphylos Spp. - Manzanita - L Active Rec. Open Space Trees - (2) 24" box size min.
Platanus acerifolia - London Plane Tree - M
Liriodendron tulipifera - Tulip Tree - M Small Accent Trees - (11) 24" box size min.
Lagerstroemia Spp. - Crape Myrtle - M
Bauhinia variegata - Orchid Tree - M
Prunus blieriana - Purple Leaf Plum - M
Shade Trees - (7) 15 gal. size (Min. Ht. 6')
To be grouped and spaced per OCFA and Fuel
Modification Plan requirements and restrictions. SHRUB AND GROUND COVER PLANTINGS Ornamental Shrubs - (400) 1 gal.-5 gal. size Agave attenuata - Foxtail Agave - L Alyogyne huegelii - Blue Hibiscus - L Bougainvillea 'Rosenka' - Bougainvillea - L Bougainvillea 'Torch Glow' - Bougainvillea - L Calandrinia spp. - Rock Purslane - L Callistemon 'Little John' - Little John Bottlebrush - L Carissa spp. - Natal Plum - L Cistus spp. - Rockrose - L Furcraea f. medio-picta - Mauritius Hemp - L Lantana spp. - Lantana - L Leucophyllum spp. - Purple Sage - L Muhlenbergia rigens - Deer Grass - L Myrtus communis - True Myrtle - L Nandina d. 'Compacta' - Dwarf Heavenly Bamboo - L Pennisetum 'Rubrum' - Red Fountain Grass - L Phlomis fruticosa - Jerusalem Sage - L Rhaphiolepis indica - Indian Hawthorne - L Rosmarinus cvs. - Trailing Rosemary - L Salvia spp. - Sage - L Westringia fruticosa - Coast Rosemary - L Xylosma congestum - Shiny Xylosma - L Ornamental Ground Cover - Flats 12" o.c. / 1 gal. size 3'o.c Aloe 'Blue Elf' - Blue Elf Aloe - L Carex tumulicola - Berkeley Bush - L Festuca glauca - Blue Fescue - L Juncus patens - California Grey Rush - L Senecio serpens - Chalk Sticks - L Slope Shrubs - (360) 70% 1 gal. size, 30% 5 gal. size) Arctostaphylos spp. - Manzanita - L Ceanothus spp. - California Wild Lilac - L Heteromeles arbutifolia - Toyon - L Salvia spp. - Sage - L Slope Ground Cover - Flats 12" o.c. / 1 gal. size 3'o.c. Baccharis spp. - Dwarf Coyote Brush - L Ceanothus spp. - California Wild Lilac - L Rosmarinus 'Prostratus' - Prostrate Rosemary - L Vines ( For South and West Facing walls) - (20) 5 gal. size Hardenbergia violacea - Lilac Vine - L Lonicera japonica - Japanese Honeysuckle - L Macfadyena Unguis-cati - Cat's Claw - L
Vines ( For North and East Facing walls) - (20) 5 gal. size Trachelospermum Jasminoides- Star Jasmine - M
Hibbertia Scandens- Guinea Gold Vine- M TurfMarathon' Dwarf Fescue - H (Min. Ht. 6') (Min. Ht. 6') (Min. Ht. 6')
(Min. Ht. 6', 30% Min. Ht. 10')
(Min. Ht. 6')
(Min. Ht. 6') Mini Park - See Enlargement on left Entry walls with Project Signage and Accent Planting. Project signage not to exceed 20SF each location. Min. 40SF of planting area in front of each sign wall.
Neighborhood Park- see
enlargement at top right
Screen Planting in Front of
Retaining Walls North The Cove at El Niguel Landscape Concept Plan Guest Parking (typ) Existing Sidewalk and R.O.W. Landscaping to remain Private Rear Yard with 5' Vinyl Fence (typ.) Slope trees- max average spacing 25' O.C. Natural Open Space to Remain Retaining Wall per Engineer Plans (7.5' to 15.5' ht.) Crown Valley Parkway
6' ht. Glass View Wall at top of
slope along Crowne Valley
Parkway
'Monterey' 12' ht Pole Light -
See Schematic (typ.)
Playa Blanca
1951 Fourth Avenue Suite 302 San Diego, CA 92101 (619) 718-9660 l a n d s c a p e a r c h i t e c t u r e EDO
A H C IS S O A
T AW R
Sr l a 2 6 8 1
20'-0" S.D. Esmt.
Retaining Wall per Engineering
Plans (3.5' to 5.4' ht.)
Landscaping at Intersection
to be Max 30" Height in
Sight Line Area
Tan Split face Masonry
Radiant heat wall per Fuel Modification Plan Scale 1" = 20' 0 20'10'0 60' 10-15' wide Transition Zone. Selectively cleared and replanted as transition to existing slope planting. Cat's Claw Vines to screen modular retaining wall (typ.) Fuel Modification Zone Planted,
Irrigated and Maintained per the Crowne Cove Fuel Modification Plan, Prepared by Firesafe and Approved by OCFA Fuel Modification Notes 1. All landscaping shall comply with the standards and requirements of the Crowne Cove Fuel Modification Plan approved by OCFA.
2. No fire-prone undesirable or invasive plant material shall be planted on the project site, per the Fuel Modification Plan #SR287968. See Notes below. LS-1 20' SD
ESMT.
25' EX. S.D. ESMT.
Wall Lights by
Garage Doors (typ.)
Tan Split Face Theme Wall Corner cut-off setback to preserve sight lines LandscapeNotes
1. Project frontage, entry, boundary, interior slopes and pedestrian area landscaping shall follow LNMC non residential landscaping guidelines contained in LNMC section 9.1-92.3, including min. tree/shrub size, percentage and placement.
2. Trees planted within fifteen (15) feet of walls or pavement shall be installed with deep root barriers.
3. Any existing hardscape or landscaping damage during
construction to be replaced to the satisfaction of the City of Laguna Niguel.
4. Owner shall be responsible for all landscape maintenance and debris maintenance of the R.O.W. This shall include trimmingof trees and along in the R.O.W., trimming of shrubs in andalong the R.O.W., control of irrigation run-off, erosion control,etc., throughout the life of the project.
5. Areas used for access adjacent to buildings and around rear yard access gates will remain clear of vegetation that would impede access to or laddering of rescue windows andrequired walkways to these areas shall remain clear of items such as condensers and other mechanical equipment, storage units, furniture, fences, locked gates, or other obstructions. Refer to Fire Master Plan SR#287969. Street trees min. 24" box size, average 30' o.c. spacing Fire Hydrant
Fire Hydrant Water Conservation Notes 1. All landscaped areas shall be permanently irrigated with an automatic irrigation system utilizing subsurface irrigation, low-flow rotator heads, tree bubblers and a smart controller.
2. All landscaped areas except slopes shall receive a 3" layer of bark mulch. 3. The estimated total water use for the site (ETWU) shall not exceed the maximum allowed water allowance (MAWA).
MSE Retaining Wall (Typ.) Screened with Guinea Gold Vines B
B
A
A Section A-A- See Sheet LS-2 Section B-B- See Sheet LS-2 Modular Wetlands System per Civil Engineer's plans.
Modular Wetlands System per
Civil Engineer's plans.
Entry Walk - 5 ft. wide at
all end units (typ)
Enhanced Paving at Project
Entry to be interlocking pavers,
Belgard 'Holland Stone',
'Toscana' color in a running
bond pattern, or equal as
approved
20'
5 gal. screening Shrubs to be
planted at 36" o.c. in the 30" space
between the retaining wall and the drive curb. Shrubs shall be 48"-60" height at maturity. Minimum planting depth to be 24".
36" wide, Tan Vinyl Emergency
Access Gate equipped with
Knox Padlock or equal, per
OCFA guidelines (typ.)
Transformer (typ.)
Tan Vinyl Yard Fence (typ.) North 1"=10' Picnic table with accent planting BBQ Concrete walk Neighborhood Park Enlargement North 1"=10' Mini Park Enlargement Bench Seating with Accent planting Fitness stations in artificial turf area Concrete walk with Dog waste station and trash receptacle Screening Vine Planting along retaining wall Dog waste station 40'x 10' Recreation Turf area with shade trees Trash receptacle The Cove at El Niguel Landscape Concept Plan
Typical Pole Mount Fixture Typical Wall Mount Fixture
Ultra-Site Charleston Recycled Bench Ultra-Site Square Receptacle Ultra-Site Bi-level Grill Site Furnishings:
Lighting:
Solid Vinyl Fence Glass View Wall Tan Split Face Theme Wall and Radiant Heat Wall Ultra-Site Multi-Pedestal Table 1951 Fourth Avenue Suite 302 San Diego, CA 92101 (619) 718-9660 l a n d s c a p e a r c h i t e c t u r e E O
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Sr l a 2 6 8 1 LS-2 MSE Retaining Wall
Typical Bollard Light Fixture
Wall and Fence Conceptual Elevations: Sections: Section A-A Section B-B Belgard 'Holland Stone' pavers, 'Toscana' color blend Solid Vinyl Gate Push Up Bar Station Fitness Station Bench Dip Station Fitness Station Note: All site furnishings shown are
typical. Manufacturer and model number
may change based on availability at time of construction The Cove at El Niguel Signage Plan North Natural Open Space to Remain Crown Valley Parkway
Proposed Fire Lane Signage
oriented to face on-coming traffic
Playa Blanca
Entry Monuments
with Project Signage Scale 1" = 20'
0 20'10'0 60' THE COVE Entry Monument with Project Signage NTS AT EL NIGUEL Fire Lane Sign B NTS
C
B
C Corner Sight Line (Typ.)
1951 Fourth Avenue Suite 302 San Diego, CA 92101 (619) 718-9660 l a n d s c a p e a r c h i t e c t u r e EDO
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Sr l a 2 6 8 1 SG-1 Fire Lane Curbs shall be painted Red, with No Parking lettering, per Detail 'D' Red Curb Details D NTS
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0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.6 3.7 3.1 2.7 2.0 1.8 0.3 0.1 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2.4 3.7 4.6 4.0 3.8 1.1 0.6 1.4 1.3 1.3 0.8 0.2 0.1 0.0
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Lighting Concept Plan
2442 Second Avenue San Diego, CA 92101 (619) 718-9660
l a n d s c a p e a r c h i t e c t u r e
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r l a 2 6 8 1
12-20-2020
North Scale 1" = 20'
0 10' 20' 60'
ͳͳ
2 0
0 .0
0.8 TYPICAL WALL MOUNT FIXTURE
NO SCALE
TYPICAL POLE MOUNT FIXTURE
NO SCALE
TYPICAL WALL MOUNT FIXTURE
NO SCALE
00 0.0
1918 17 1 16 8 9 10 11 12 13 14 2 3 6 5 7 15 4 BLDG 1 BLDG 8 BLDG 2 BLDG 7 BLDG 6 BLDG 4
BLDG 5
BLDG 3
28.0'
26.0'
15.2'
26.0' 15.0' 10.0'
12.3'
10.0'
10.0'
26.0'
9.0' 16.0'
11.0'
16.0'
26.0'
9.6'
18.1'
10.4'
12.7'
24.0'
19.0'
15.0'
15.0'
5.0'
217.4' 182.8' 234.6'
30.5'
238.7'
55.1'
483.7'
411.9' SD TO REMAIN20' SD ESMT. 16.7' 19.1' 19.0' 20.1' 15.2' 10.0' 4.0' 10.0'
19.2' 19.6'
17.1' 10.2' 10.0' 11.0'
5.0'
5.2'
13.5'
13.5'
17.5'
22.5'
17.5'
18.6' 13.6' 10.8'
16.6'
11.1' 8.1' 15.2'
17.6'14.1' 8.5' 8.5'
10.5' 17.6'
15.1'
9.5' 14.5'
9.5' 9.6'
18.0'
9.0'
18.0'
9.5'
19.0'
18.0' 9.0'
9.0' 18.0'
36.3'
31.2'
27.3'
27.2'
32.1'
26.8'
12.5'
18.5' 13.9'
29.4'
35.3'
31.6'
33.6' 39.7' 38.7' 17.6' 15.2'21.8' 43.5' Proposed Storm Drain Easement, Utility Easement, and Ingress/Egress, Maintenance, Repair and Grading. Please refer to TTM, Sheet C1 for details. Proposed Storm Drain Easement, Utility Easement, and Ingress/Egress, Maintenance, Repair and Grading. Please refer to TTM, Sheet C1 for details. DATE: Aug. 27, 2021 11:03:54 AM FILE: J:\Group15\84615152\Land Planning\CAD\210827 Architectural Site Plan.dwg Crown Valley Parkway
Playa Blanca Drive
Private Drive A
Private Drive B
Aerial View
Cross SecƟon—Northern Neighbors
Cross SecƟon— Western Neighbors
*Building heights from finished grade to top‐of‐ridge are 34 FT. 11.5 IN.
Development Standard Summary
(ResidenƟal MulƟfamily [RN] District)
REQUIRED PROVIDED
Parking Spaces – 2‐Bedroom Units, 2.0 spaces per unit (6 DU’s) 12 12 Parking Spaces – 3‐Bedroom Units, 2.5 spaces per unit (16 DU’s) 40 40 Parking Spaces – Guest Parking, 0.5 spaces per unit (22 DU’s) 11 11 Minimum Building Setback – 25 FT. from Crown Valley Parkway (Scenic Corridor) 25 FT. > 25 FT.
Minimum Building Setback – Toe‐of‐Slope 10 FT. 10 FT.
Minimum Building Setback – Top‐of‐Slope 10 FT. 10 FT.
Minimum Building Setback – Perimeter (Lot 1) 10 FT. 14 FT.
Average Building Setback – Perimeter (Lot 1) 25 FT. 29 FT.
Minimum Driveway Width 10 FT. 16 FT.Minimum Driveway Length (Private Streets – Distance from Garage to Street) 5 FT. 5 FT.
Maximum Wall Height 6 FT. 15.5 FT.Monument Signage Height Limit 6 FT. 2 FT.
Monument Signage Area (Square Feet) Limit 40 SQ. FT. 20 SQ. FT.
Common Open Area (Lot 1) – 25% of Buildable Area 0.35 Acres 0.13 Acres AcƟve RecreaƟon Area (Lot 1) – 10% of Buildable Area 0.14 Acres 0.38 Acres Total Open Area and AcƟve RecreaƟon Area (Lot 1) 0.49 Acres 0.51 Acres Maximum Building Height from ExisƟng Grade* 35 FT. 41.4 FT.
DR’
DR
VIA ESTORIL
VIA ESTORIL
N. HAMPTON RD.
CLUB HOUSE DR.
C
ROWN
VALLEY
PARKWAY
VIA ESTORIL LANDSLIDE (1998) EXHIBIT
* Approximate
MSE wall cut volume =
760 cubic yard* (0.17%)
Landslide Volume =
212,000 cubic yard*
Approximate boundary of
1998 landslide
Approximate limit of
landslide repair
Approximate
location of keyway
Approximate location of subdrains
installed during landslide repair
Approximate location of
existing storm drain
Approximate limit of
landslide repair
Buttress fill volume =
440,000 cubic yard*
Proposed site
development
Property
boundary
Property
boundary
Volume = 212,000 C.Y. *
Volume =
440,000 C.Y.*
Volume = (760 C.Y.*) (0.17%)
* Approximate
Crown Valley Parkway (Center Line)
Elevation (ft)
2:1
Approx.
Distance = 234’
MSE wall cut does not
influence buttress
stability
MSE wall
Approx. Distance = 735’
Approximate Boundaries
Proposed Cove at El Niguel Property (TR 9650)
Via Estoril
Elevation (ft)
Approximate Boundaries
Niguel Summit HOA
280
320
360
400
440
480
520
560
600
280
320
360
400
440
480
520
560
600
Typical Existing Subdrain locations (Prjd.)
(Outlet to surface drain network)
Typical Existing Subdrain locations (Prjd.)
(Outlet to surface drain network)
Landslide
Buttress Fill
Existing bedrock
Elev = 380.19’
Elev = 515.28’
135.09’
THE COVE AT EL NIGUEL – VISUAL SIMULATION COMPARISON
Location Map
THE COVE AT EL NIGUEL – VISUAL SIMULATION COMPARISON
Location C0
Existing Proposed
THE COVE AT EL NIGUEL – VISUAL SIMULATION COMPARISON
Location C1
Existing Proposed
THE COVE AT EL NIGUEL – VISUAL SIMULATION COMPARISON
Location C2
Existing Proposed
THE COVE AT EL NIGUEL – VISUAL SIMULATION COMPARISON
Location C3
Existing Proposed