Attachment E
2700 Cliff Drive Project Plans (Option A and B)
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A0
SLIM DESIGN
CONSULTING LLC.
RESIDENTIAL & COMMERCIAL
TEL: (310) 467-1387
[email protected]
PLANS BY : FIRAS SLIM
2700 CLIFF DR, NEWPORT BEACH, CA 92663, USA PRENDERGAST RESIDENCE
EXISTING GRADING PLAN
SCALE : 1/8" = 1'-0"
LEGEND
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MONUMENTS
R I V E R S I D E A V E ( 6 0 ' R / W ) ℄
A L L E Y ℄
C L I F F D R ( 8 0 ' R / W)
℄
front yard
conc. swale
drain pipe
8.0' high wall
fd lt&t tagged
ls 8173 on tc
12.40' to pc
42" wall
top of slope
drain pipe
fd lt&t tagged
ls 8173 on tc
11.91' to pc
fd lt&t tagged
ls 8516 on tc
11.91' to pc
75.07' tbm
top of curb
fd lt&t tagged ls 8173
on conc. gutter
12.40' to pc
access to
public r/w
fd lt&t tagged ls 5411 on
conc. slab 2.04' to pc
proposed
pool
20' front setback
east setback line
south setback line
proposed 3-car
garage
new retaining wall
36" high
non-obstructing
5'-0"
10'-0"
5'-0"
SETBACK 15'-0" ALLEY 11'-0"
D
R I V
E
W
A
Y
EDGE OF SIDEWALK
4'-0" setback
5'-0"
SETBACK 15'-0" ALLEY
PROPOSED 3-STORY
NEW SFR
apn: 049-031-004
CONCRETE SIDE WALK
30'-0" 20'-0" 20'-0"
existing fire
hydrant
p a r k i n g l a n e
p a r k i n g
l a n e
TRAVELED WAY 11'- 0" 11'-0" CURB
TRAFFIC VISIBILIBITY
15'-0" 15'-0"
CURB
4'-0"
5'-0" setback
2'-0"
15'-0"
SECOND
FLOOR LINE
PROPERTY LINE
THIRD FLOOR LINE
A1
SLIM DESIGN
CONSULTING LLC.
RESIDENTIAL & COMMERCIAL
TEL: (310) 467-1387
[email protected]
PLANS BY : FIRAS SLIM
2700 CLIFF DR, NEWPORT BEACH, CA 92663, USA PRENDERGAST RESIDENCE
PROPOSED SITE PLAN (OPTION A)
SCALE : 1/8 " = 1'-0"
A L L E Y
℄
C L I F F D R ( 8 0 ' R / W)
℄
front yard
conc. swale
drain pipe
fd lt&t tagged
ls 8173 on tc
12.40' to pc
42" wall
top of slope
drain pipe
fd lt&t tagged
ls 8173 on tc
11.91' to pc
fd lt&t tagged
ls 8516 on tc
11.91' to pc
access to
public r/w
fd lt&t tagged ls 5411 on
conc. slab 2.04' to pc
proposed
pool
20' front setback
side setback
east setback line
south setback line
36" high
new retaining wall
5'-0"
4'-0" SETBACK
5'-0"
SETBACK 15'-0"ALLEY
PROPOSED
3-CAR GARAGE
PROPOSED 3-STORY
NEW SFR
apn: 049-031-004
33'-0"
existing fire
hydrant 11'-0"
R I V E R S I D E A V E ( 6 0 ' R / W ) ℄
p a r k i n g l a n e
t r a v e l l a n e
p a r k i n g
l a n e
20'-0"
3'-0" 17'-0" CAR 14 slope
CONCRETE SIDE WALK EDGE OF SIDEWALK
11 slope
90 turn
25
driveway approach
4'-0"
2'-0"
PROPERTY LINE
SECOND
FLOOR LINE
THIRD FLOOR LINE
A2
SLIM DESIGN
CONSULTING LLC.
RESIDENTIAL & COMMERCIAL
TEL: (310) 467-1387
[email protected]
PLANS BY : FIRAS SLIM
2700 CLIFF DR, NEWPORT BEACH, CA 92663, USA PRENDERGAST RESIDENCE
PROPOSED SITE PLAN (OPTION B)
SCALE : 1/8 " = 1'-0"
℄
A L L E Y
33'-0"
4'-0" SETBACK
20' front setback
front yard
C L I F F D R ( 8 0 ' R / W)
℄
STALL 3: swept path hits N garage
wall/jamb (~3.3 ft overlap)
fd lt&t tagged ls 5411 on
conc. slab 2.04' to pc
access to
public r/w
PROPOSED
fd lt&t tagged
ls 8516 on tc
11.91' to pc
south setback line
42" wall
top of slope
conc. swale
TURNING CENTER (STALL 1)
fd lt&t tagged
ls 8173 on tc
11.91' to pc
drain pipe
side setback
proposed
pool
0 5 10
GRAPHIC SCALE (derived, see note 1)
15 20'
3-CAR GARAGE
apn: 049-031-004
PROPOSED 3-STORY
RESIDENTIAL ADDITION
STALL 1: swept path hits pier
between doors (~2 ft overlap)
36" high
new retaining wall
east setback line 5'-0"
O drain pipe
fd lt&t tagged
ls 8173 on tc
12.40' to pc
C NCRETE SIDE WA LK
p a rk i n g
EDGE OF SIDEWALK
l a ne
t r a v el l a
R I V E R S I D E A V E ( 6 0 ' R / W )
SCHEMATIC SECTION THROUGH DRIVEWAY APPROACH (perpendicular to alley) - NOT TO SCALE VERTICALLY GARAGE SLAB CREST: ~25% break
+/-25% APPROACH (~4.5 ft long)
15' ALLEY (+/-11% longitudinal grade)
SAG: ~25% break
PL / alley edge
City limits: ramp slope 15% max; change of slope 11% max, 5-ft min. transitions (NBMC 20.40 / PW Std. 160L).
Proposed: ~25% ramp with ~25% breaks at both ends. AASHTO P front overhang 3 ft x 25% = ~9 in. of ramp under the bumper (sag) - more than typical car front clearance; up to ~8 in. of ground rise inside the wheelbase at the crest (high-centering).
Vertical exaggerated 3x for clarity. Ramp length ~4.5 ft per A2. Shown rising to garage; breaks are the same magnitude if it falls.
Overall length
Overall width
Wheelbase
Front overhang
Rear overhang
Min. design turning radius (outer front wheel)
Centerline turning radius (CTR)
Min. inside radius (inside rear wheel)
Outer body swept radius (front corner) - computed
Template applied at minimum radius to all three stalls (swept paths shown). Radii dimensioned on Stall 1.
Swept paths computed from the template (rear-axle kinematics), not hand-drawn. n e
℄
DESIGN VEHICLE: AASHTO 'P' (PASSENGER CAR) - STANDARD TEMPLATE Per AASHTO 'A Policy on Geometric Design of Highways and Streets' (Green Book), design vehicle dimensions 19 ft
7 ft
11 ft
3 ft
5 ft
24 ft
21 ft
14.4 ft
25.6 ft
existing fire
hydrant
p a r k i n g
l a n e
5'-0"
SETBACK
20'-0"
15'-0"ALLEY 11'-0"
25 driveway approach
3'-0" 17'-0" CAR 14 slope
11 slope
90 turn
TURNING MOVEMENT EXHIBIT - ALLEY GARAGE ENTRY (OPTION B) Design vehicle: AASHTO 'P' passenger car - 19' L x 7' W, 11' wheelbase, 3' front / 5' rear overhang, min. centerline turn radius 21', inside radius 14.4'.
Maneuver: northbound up alley from Riverside Ave (+/-14% then +/-11%), single forward left turn at minimum radius into garage. Driver assumed to hug the far (east) alley line (0.3-1 ft off) - the most favorable case available.
RESULTS (swept width needed at door line = 11.2 ft; P car is only 7 ft wide):
Stall 1 - single door, ~10.7' opening < 11.2' swept width: hits pier. NOT FEASIBLE.
Stall 2 - double door, S bay: clears pier by only ~0.5 ft, with perfect driving.
Stall 3 - double door, N bay: swept path hits N wall/jamb ~3 ft. NOT FEASIBLE.
Any correction = multi-point turn / reversing within the public alley on an 11% grade.
VERTICAL (not shown in plan): The +/-25% driveway approach exceeds the 15% max. ramp slope in NBMC 20.40, and the alley-to-approach grade break (~25%) exceeds the 11% max. change of slope (5-ft min. transitions, PW Std. 160L). The turn above must be made while the vehicle climbs onto that break at an angle on an 11% alley.
NOTES: 1. Sheet A2 is marked NTS. Scale derived from the 15.00' alley R/W and 17'-0" dimensions (~10.4 pt/ft); verify against CAD/survey. 2. Door, pier and wall locations taken from A2 linework. 3. Exhibit for discussion - recommend confirmation with AutoTURN by a licensed civil engineer.
STALL 1 swept path STALL 2 swept path STALL 3 swept path R=24' (outer front wheel)
R=14.4' (inside rear wheel)
A2a
SLIM DESIGN
CONSULTING LLC.
RESIDENTIAL & COMMERCIAL
TEL: (310) 467-1387
[email protected]
PLANS BY : FIRAS SLIM
2700 CLIFF DR, NEWPORT BEACH, CA 92663, USA PRENDERGAST RESIDENCE
GARAGE ACCESS & VEHICLE TURNING EXHIBIT ALONG ALLEY
SCALE : 1/8" = 1'-0"
RIVERSIDE AVE 60' R/W
3-CAR GARAGE
36" HIGH
NEW RETAINING WALL
±14% SLOPE
4'-0" SETBACK
36" HIGH NEW
RETAINING WALL 36" high
±11% SLOPE
±25% DRIVEWAY
APPROACH
CURB
2'-0" SETBACK
A3
SLIM DESIGN
CONSULTING LLC.
RESIDENTIAL & COMMERCIAL
TEL: (310) 467-1387
[email protected]
PLANS BY : FIRAS SLIM
2700 CLIFF DR, NEWPORT BEACH, CA 92663, USA PRENDERGAST RESIDENCE
ELEVATION ALONG ALLEY
SCALE : NTS
ELEVATION ALONG RIVERSIDE AVE
SCALE : NTS
OPTION A
OPTION B
PARKING LANE
TRAVELED WAY
CURB
TRAVELED WAY
CURB
PARKING LANE
A4
SLIM DESIGN
CONSULTING LLC.
RESIDENTIAL & COMMERCIAL
TEL: (310) 467-1387
[email protected]
PLANS BY : FIRAS SLIM
2700 CLIFF DR, NEWPORT BEACH, CA 92663, USA PRENDERGAST RESIDENCE PERSPECTIVE VIEW ALONG RIVERSIDE AVE (60 R/W)
OPTION A
±25% DRIVEWAY APPROACH
±14% SLOPE
±11% SLOPE
±11% SLOPE
±25% DRIVEWAY
APPROACH
±11% SLOPE
±25% DRIVEWAY
APPROACH
PERSPECTIVE VIEW ALONG 15'-0" ALLEY
A5
SLIM DESIGN
CONSULTING LLC.
RESIDENTIAL & COMMERCIAL
TEL: (310) 467-1387
[email protected]
PLANS BY : FIRAS SLIM
2700 CLIFF DR, NEWPORT BEACH, CA 92663, USA PRENDERGAST RESIDENCE
OPTION B