Agenda packet — Orange City Council, April 11, 2023 (part 14 of 14)

N:\4100\2194158 - 840 The City Drive South Apartments Project, Orange\VMT Screening Memorandum\4158 - 840 The City Drive South Apartments Project VMT Screening Memorandum, 12-11-20.docx Attachment A presents the output from the City of Orange VMT Traffic Study Screening Tool provided by City staff. As shown, the proposed Project can be screened from further VMT analysis. Specifically, for the VMT screening analysis, the Project Screening – Step 2: Low VMT Area Screening was applied to the proposed Project. As further shown in Attachment A, the proposed Project also falls well below the existing VMT per service population (i.e. 21.6 project VMT per service population versus 31.5 existing VMT per service population). Therefore based on the aforementioned criteria, this project can be screened from further VMT analysis and the project can be presumed a less than significant impact on VMT, per the City’s guidelines.
* * * * * * * * * * *
We appreciate the opportunity to provide this Technical Memorandum. Should you have any questions regarding the memorandum, please contact us at (949) 825-6175. 3206
3207
3208
TPH
TPH
TH TH
TH TH COURTYARD B COURTYARD A PASEO MULTIFAMILY LOBBY,LEASING, LOUNGE 5,602 SF POOL LOUNGE MAIL CENTER POOL BIC 1,135 SF S21X29.5 619 SF BIC 1,135 SF BIC 1,135 SF S O U T H P A R K I N G S T R U C T U R E 55 NEW SPACES ON UPPER DECK 37 TOTAL SPACES ADDED UPPER DECK 19,809 SF. GROSS TPH A27X29.5 BAY 845 SF A27X29.5 BAY 845 SF A27X29.5 BAY 845 SF A27X29.5 BAY 845 SF A27X29.5 797 SF A27X29.5 797 SF S21X29.5 BAY 667 SF S21X29.5 BAY 667 SF S21X29.5 619 SF A27X29.5 797 SF A24X29.5 708 SF A24X29.5 708 SF A24X29.5 708 SF A24X29.5 708 SF S18X29.5 531 SF S18X29.5 531 SF B-OC BAY 1,537 SF B36X29.5 BAY 1,110 SF B36X29.5 1,062 SF B36X29.5 1,062 SF S18X29.5 531 SF B-OC 1,489 SF MULTIFAMILY BUILDING 32,063 SF. GROSS FPFP FP 25'-0" 9'-0" 18'-0" 18'-0" 9,169 SQ. FT. 3,500 SQ. FT. RETAIL FITNESS 3209
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-19-4158-1 840 The City Drive South Apartments, Orange
N:\4100\2194158 - 840 The City Drive South Apartments Project, Orange\VMT Screening Memorandum\4158 - Attachment A.doc

ATTACHMENT A

VMT TRAFFIC STUDY SCREENING TOOL OUTPUT
3210
Project Information Project Trips and VMT Information
Project Name Opening Year
2022 VMT Methodology Origin Destination (OD)
Parcel Number ( OCTAM TAZ#499 )
Daily Trips: 1845 Average Trip Length: 6.9 Service Population: 592 Screening Criteria for Orange
Is the project location in a Transit Priority Area? No Project VMT Thresholds Comparison Is the project location in a low VMT generating zone? Yes OPR Guidance (15% Below Existing) Is the Project one of these land use types? No GHG Reduction Targets (14.3% Below Existing) (show land use types) Below Existing
Does the project generate fewer than 110 daily trips? No Better than General Plan Buildout (enter project land use in the section below)
The Project can be considered for screening from additional analysis.

Please refer to the ‘secondary screening checks’ table in the User Guide.

Project Land Use Information Unit
Residential : Single Family Homes 0 Dwelling Units
Residential : MultiFamily Homes 226 Dwelling Units Existing VMT per service population Project VMT per service population Chart Min 31.5 21.6 15.0 Office 0.000 1,000 Square Feet VMT per service population Checkboxes Retail 9.000 1,000 Square Feet FALSE OPR Guidance 26.8 26.8 26.8 26.8 FALSE GHG Reduction Targets (14.3% Below Existing) 27 27 27 27 Industrial 0.000 1,000 Square Feet FALSE Below Existing 31.5 31.5 31.5 31.5 TRUE Maximum Achievable Reduction 30.9 30.9 30.9 30.9 Private School 0 Students
University 0 Students
Entertainment 0.000 1,000 Square Feet
Hotel 0 Rooms
231-261-13
840 S The City Drive Residential

31.5 21.6
15 16
17 18
19 20
21 22
23 24
25 26
27 28
29 30
31 32
33 Existing VMT per service population Project VMT per service population North Orange County Collaborative VMT Traffic Study Screening Tool VMT per service population 21.6

30.9 15
20 25
30 VMT Comparison
GPB
NOCC+
3211

THIS PAGE INTENTIONALLY LEFT BLANK
3212
Appendix L:

Sewer Capacity Analysis
3213

THIS PAGE INTENTIONALLY LEFT BLANK
3214

STREET LIGHTS RESIDENTIAL ORANGE APARTMENTS
840 City Drive South, Orange, CA
Sewer Capacity Analysis Memorandum
Date: February 12, 2021
Attention to: Medel Llanes, P.E, City of Orange Public Works Department From: Shelby Shirlock, P.E & Jason Castro
Re: 840 City Drive South Mixed-Use Residential Development Sewer Capacity Project Study Description
The Street Lights Residential Apartment project proposes a mixed-use apartment structure with 226 residential units with underground garage structure, and 2 separate parking structures in the city of Orange, California. The project is bounded by Garden Grove Boulevard to the south, City Drive South to the east and existing onsite office and hotel structures to the west and north respectively. There is an existing restaurant strip that will be removed and replaced by the proposed mixed-use apartment project.

There is an existing 8-inch onsite sewer that the apartment project is proposing to connect. This onsite sewer connects to an existing 8-inch public sewer along Garden Grove Boulevard to the south that flows westerly.

Based on the sewer exhibit provided from the City of Orange Master Plan (2012), it appears that the existing flows from the 3 offices, hotel and restaurant strip onsite, as well as the apartment complex south of Garden Grove are not being tabled. With that in mind, this analysis has considered to include those existing sewage generations in the estimate.

This sewer capacity analysis memo demonstrates the impacts of the proposed apartment development to the existing onsite and offsite sewer infrastructures, by the calculations and conclusion shown on the succeeding pages of this memo.
3215
Confidential Page 2 2/12/2021

1. Existing Sewage Generation Tributary to MH 7277
(See Building Summary & Sewage Generation Factors)
* - Per City of Orange Ultimate System Flows (Chapter 5) ** - Per OCSD Buildout Land Uses Flow Projections (Appendix H/Table 3-6) Onsite
Existing Offices (3) = 8.4 Ac x 5,429 gpd/Ac ** = 45,604 gpd Existing Hotel = 3.0 Ac x 7,516 gpd/Ac** = 22,548 gpd
Ex Restaurant Strip (to be removed) = 1.1 Ac x 2,262 gpd/Ac** = 2,488 gpd Total = 70,640 gpd
or 0.0706 mgd
Offsite
Vista del Rio Apartments (offsite) = 41 DU x 109 gpd/DU* = 4,469 gpd or 0.0045 mgd
Existing Sewage Generation Tributary to MH 7277 0.0751 mgd

2. Proposed Sewage Generation Tributary to MH 7277
(See Building Summary & Sewage Generation Factors)
Onsite
Existing Offices (3) = 8.4 Ac x 5,429 gpd/Ac** = 45,604 gpd Existing Hotel = 3.0 Ac x 7,516 gpd/Ac** = 22,548 gpd
SLR Orange Apartments = 226 DU x 109 gpd/DU* = 24,634 gpd Total = 92,786 gpd
or 0.0928 mgd
Offsite
Vista del Rio Apartments (offsite) = 41 DU x 109 gpd/DU* = 4,469 gpd or 0.0045 mgd
Proposed Sewage Generation Tributary to MH 7277 0.0973 mgd

3. 840 City Drive South - Onsite Sewer Capacity Study
8” Sewer @ S=0.0040
Existing Flow = 0.0706 mgd or 0.109 cfs
Existing (8”) d/D = 0.18/0.67 = 0.269
Proposed Project Flow = 0.0928 mgd or 0.144 cfs
Proposed (8”) d/D = 0.21/0.67 = 0.313
3216
Confidential Page 3 2/12/2021

4. Offsite Sewer Capacity Study
MH 7277 to MH 7272
8” Sewer segment @ S=0.0040
Existing Flow = 0.0751 or 0.116 cfs
Existing (8”) d/D = 0.19/0.67 = 0.284
Proposed Project Flow = 0.0973 mgd or 0.151 cfs
Proposed (8”) d/D = 0.22/0.67 = 0.328
Design d/D = 0.3897
MH 7272 to MH 7268
8” Sewer segment @ S=0.0040
Existing Flow = 0.0825 or 0.128 cfs
Existing (8”) d/D = 0.20/0.67 = 0.299
Proposed Project Flow = 0.1047 mgd or 0.162 cfs
Proposed (8”) d/D = 0.22/0.67 = 0.328
Design d/D = 0.3792
Conclusion
From the calculations, it shows that the existing 8-inch onsite sewer segment that the SLR apartment project will be connecting will convey a d/D of 0.313. This will be less than the 8-inch public sewer design at segment MH 7277 to MH 7272 (d/D = 0.3897). The proposed flows into the 8-inch public sewer segments from MH 7277 to MH 7268 will be less than the intended design flows per the Sewer Master plan.

It is our conclusion that the existing sewer infrastructures will be able to accommodate the proposed project sewage generation.
3217
2/4/2021 _ags_e2d7c101877c47be8705e2781a191fab.png (1632×1056) https://gismaps.cityoforange.org/secureserver/rest/directories/arcgisoutput/CustomPrint_GPServer/_ags_e2d7c101877c47be8705e2781a191fab.png 1/1 Add 0.0751Ex = 0.0751d/D=0.2835
Vista del Rio
Ex = 0.0045mgd
d/D=0.0597 Add 0.0751 Ex = 0.0825 d/D=0.3433
Ex 840 City
Drive 8" SS
Ex = 0.0706mgd
d/D=0.2687 ESTIMATED EXISTING FLOWS
3218
2/4/2021 _ags_e2d7c101877c47be8705e2781a191fab.png (1632×1056) https://gismaps.cityoforange.org/secureserver/rest/directories/arcgisoutput/CustomPrint_GPServer/_ags_e2d7c101877c47be8705e2781a191fab.png 1/1 Add 0.0973Prop = 0.0973d/D=0.328
Vista del Rio
Ex = 0.0045mgd
d/D=0.0597 Add 0.0973 Prop= 0.1047 d/D=0.328
840 City Drive
8" SS
Prop =

0.0928mgd
d/D=0.3134 ESTIMATED PROPOSED FLOWS
3219
N PROJECT INFORMATION: · SCOPE OF WORK: RESIDENTIAL APARTMENT COMPLEX WITH 226 RESIDENTIAL UNITS IN A 5-STORY BUILDING OVER PARKING GARAGE · ZONING: UMU - URBAN MIXED USE · USE PERMIT: · PARCEL SIZE: 83,925 SF 1.92 ACRES · DENSITY: 117 UNITS PER ACRE · LOT AREA PER UNIT: 371 SF PER UNIT · AREA: RESIDENTIAL: 244,447 SF GARAGE: 109,357 SF · LOT COVERAGE: 79.97% · FAR 2.91 · BUILDING HEIGHT: 75 FEET · # OF STORIES: 7 (5 IN WOOD) · CONSTRUCTION TYPE: RESIDENTIAL: R-2 GARAGE: S-2 · SPRINKLER: RESIDENTIAL: SM GARAGE: NFPA 13 · MOTORCYCLE PARK: 933 SF. / 23 SPACES · CAR PARK: 319 SPACES APPLICANT INFORMATION: COMPANY: STREETLIGHTS RESIDENTIAL AUTHORIZED AGENT: MICHAEL YANICELLI EMAIL: [email protected] PHONE NUMBER: 214.922.1182 BUILDING CODE: · 2019 CALIFORNIA ENERGY CODE WITH AMENDMENTS · 2019 CALIFORNIA RESIDENTIAL CODE WITH AMENDMENTS · 2019 CALIFORNIA BUILDING CODE WITH AMENDMENTS · 2019 CALIFORNIA MECHANICAL CODE WITH AMENDMENTS · 2019 CALIFORNIA ELECTRICAL CODE WITH AMENDMENTS · 2019 CALIFORNIA PLUMBINNG CODE WITH AMENDMENTS · FUEL GAS: REFER TO CA BLDG CODE 2019 CALIFORNIA BUILDING CODE WITH AMENDMENTS · SWIMMING POOL: REFER TO CA BLDG CODE 2019 CALIFORNIA BUILDING CODE CHAPTER 14.03 · 2019 CALIFORNIA FIRE CODE WITH AMENDMENTS GENERAL NOTES: · ALL PARKING SPACES ARE STANDARD. · STANDARD PARKING SPACE: 9' x 18' · STANDARD BALCONY DIMENSIONS: 5' x 12' · BIC BALCONY DIMENSIONS: 7' x 19' OPEN SPACE: COMMON OPEN SPACE TOTAL 23,088 SF PRIVATE OPEN SPACE TOTAL 7,692 SF (25% PRIVATE BALCONY) 1 NOT TO SCALE VICINITY MAP GARDEN GROVE BLVD. S. LEWIS ST. BUILDING SITE GARDEN GROVE FWY THE CITY DR. S SANTA ANA RIVER TRAIL S. PARK VINE ST. COPYRIGHT 2020 STREETLIGHTS CREATIVE STUDIO, LLC 2300 N. FIELD STREET | SUITE 800 DALLAS, TEXAS 75201 | TEL. 214-922-1182 [email protected] DESIGN CONSULTANT AUTHORIZATION PROJECT TITLE DRAWING ISSUES AND REVISIONS DRAWING NUMBER AND TITLE No. Date Description 840 THE CITY
ORANGE, CALIFORNIA 11/17/2020 ENTITLEMENT PACKAGE DRAWING NUMBER AND TITLE A1.001 COVER SHEET TOTAL OPEN SPACE PROVIDED: 30,780 SF 3220
3221
3222

RESIDENT

BICYCLE

STORAGE
PET
GROOMING 95 GAL.
3 CUBIC
YARD
3 CUBIC
YARD
95 GAL.
3 CUBIC
YARD
3 CUBIC
YARD
FD

HOSE BIB
TUGGER
3 CUBIC
YARD
3 CUBIC
YARD
COMP
T
S
T
T
T
POSTAL

SERVICE

RESERVED
SPACE
FIRE

DEPARTMENT

CONNECTION
2,500 GAL.

RETAIL
GREASE
TRAP

S O U T H P A R K I N G S T R U C T U R E ABOVE

NORTH P A R K I N G S T R U C T U R E

ENTRANCE
EXIT

CALL BOX

GATE GATE

LOW CLEARANCE

BELOW RAMP

LOW CLEARANCE
BELOW RAMP 18 EXISTING SPACES REMOVED
31 EXISTING SPACES REMOVED

THE CITY DRIVE

PROP PARKING STRUCTURE

EX OFFICE BUILDING
(FF=121.6')

PROP PARKING STRUCTURE

PROP MIXED USE BUILDING

EX OFFICE

BUILDING

EX OFFICE BUILDING
(FF=121.6')
EX

PARKING

STRUCTURE

EX OFFICE

BUILDING

EX HOTEL
(FF=121.8')

W PARK CENTRAL AVE

GARDEN GROVE BLVD
COPYRIGHT 2020

STREETLIGHTS CREATIVE STUDIO, LLC
2300 N. FIELD STREET | SUITE 800
DALLAS, TEXAS 75201 | TEL. 214-922-1182
[email protected]

DESIGN CONSULTANT

AUTHORIZATION

PROJECT TITLE

DRAWING ISSUES AND REVISIONS
Key Plan
No. Date Description 840 THE CITY ORANGE, CALIFORNIA
01/13/2020ENTITLEMENT PACKAGE

E N G I N E E R I N G
16795 Von Karman, Suite 100
Irvine, California 92606
tel 949.474.1960 fax 949.474.5315
www.fuscoe.com
f u l l c i r c l e t h i n k i n g
C-3.0

CONCEPTUAL UTILITIES
LEGEND

ABBREVIATIONS
3223
840 City Drive
Existing Sewage Generation estimate
3 offices, 1 hotel and 1 restaurant strip
(see design memo calcs)
=70,640 gpd or 0.0706 mgd
Proposed SLR Orange Apartments
sewage generation
(see design memo calcs)
=24,634 gpd or 0.0245 mgd
840 City Drive
(see design memo calcs)
Proposed sewage generation estimate
=92,786 gpd or 0.0928 mgd 3224
MH 7272 MH 7268
3225
MH 7277
3226
Vista del Rio
(see calcs)
4,469 gpd
or 0.0045mgd
3227
MH 9316 MH 9317 MH 7277
Vista del Rio
(see calcs)
4,469 gpd
or 0.0045mgd
3228
CHAPTER 5

ULTIMATE SYSTEM ANALYSIS
5-1

SEWER COLLECTION SYSTEM MASTER PLAN UPDATE

5.0 ULTIMATE SYSTEM ANALYSIS

5.1 Ultimate System Flows
The ultimate system analysis is based on the ultimate build out conditions of the City as identified in the City’s 2010 General Plan. The ultimate system flows are based on projected land use changes and the projected population estimates for the entire Study Area, which are estimated to be 19.9 MGD, about a 22% increase from the existing overall flows. For the ultimate flow conditions, it is assumed that the collection system as whole will continue to flow at a rate of 109 gpd per person. Using this flow rate per person and projected population within each land use, the existing residential land use unit flow factors from Table 2-3 were increased accordingly to account for the population increase and densification with each land use. These new unit flow factors were then multiplied by the acreage for each land use at build out conditions for system flow loading allocations.

5.1.1 General Plan Focus Areas
As discussed in Chapter 1, the eight Focus Areas as described in the 2010 General Plan are anticipated to be the only areas within the City where substantial land use changes are expected, including increased residential areas with increased densities. The majority of the City’s projected population increase (within the current City limits) is anticipated to be within these eight Focus Areas.

The following table, Table 5-1, shows the increased residential area with the ultimate flow estimates and percent increase in flows from existing conditions for the areas within each of these Focus Areas.

Table 5-1 General Plan Focus Areas
Focus Area
Existing Ultimate
Percent
Increase in
Flows
Total
Residential
Acres
Total Flows
(MGD)
Total
Residential
Acres
Total Flows
(MGD)
1-Chapman Avenue/Tustin Street 50 0.31 54 0.38 22%
2-Katella Avenue Corridor 25 0.50 135 1.02 106%
3-South Main Street Corridor 9 0.46 79 0.64 41%
4-West Chapman Avenue/Uptown Orange 49 1.09 286 1.46 35% 5-Old Towne and Sante Fe Depot 368 0.73 410 1.21 66%
6-Industrial Areas 9 1.41 10 1.65 18%
7-Lemon Street Corridor 2 0.03 7 0.06 70%
8-Eckhoff Street/Orangewood Avenue - 0.19 - 0.26 38%
Total 511 4.71 983 6.70 42%

5.1.2 System Expansion Areas
The ultimate conditions analysis also includes a few low density residential areas within the City limits that are not currently connected to the sewer collection system. These areas are assumed to ultimately be served by the sewer collection system. These areas account for approximately 54 homes, and will increase system average daily flows by 0.075 MGD.

5.1.3 OPA Service Area Flows
The Orange Park Acres (OPA) service area includes County unincorporated areas and within the IRWD’s sewer service area. Although, only a small portion of the homes are currently connected to a sewer collection system, it is anticipated that a future sewer collection system will be constructed in accordance with IRWD’s OPA Sub Area Master Plan. Although there are no current plans for 3229

APPENDIX H
Orange County Sanitation District
Reference Materials and Correspondence
3230
Orange County Sanitation District 3-16 Strategic Plan Update Job No. J-101 – Volume 1 April, 2006
Buildout flows from each sewershed were computed using a completely different methodology, based on land use and per-acre unit flow factors. As noted earlier, CDR created a land use map by consolidating the information on general plan maps created by each city in Orange County, under contract to the Southern California Association of Governments (SCAG). In creating this map, CDR retained the land use categories used by each of the cities, rather than consolidating to a smaller number of general categories.

For the purposes of computing buildout flows, MWH consolidated the land uses to ten categories, corresponding to the categories used in computing buildout flows in the 1999 Strategic Plan. Mixed land uses were generally designated as commercial. The resulting land use map is shown as Figure 3-7, and the acres in each category are shown on Table 3-6.

Table 3-6
Buildout Land Uses and Flow Projections
Land Use Category Acres Unit Flow Rate
(gpd/ac)
Dry Weather Flow
(mgd)
Estate Residential 35,051 727 25.5
Low Density
Residential
48,886 1488 72.7
Medium Density
Residential
27,672 3451 95.5
Medium High Density
Residential
8,317 5474 45.5
High Density
Residential
5,624 7516 42.3
Commercial/Office 26,958 2262 61.0
Industrial 19,485 3167 61.7
Institutional 18,556 2715 50.4
High Density
Industrial/Commercial
87 5429 0.5
Open Space 43,537 0 0
Total 234,173 455
Source: Acres by land use category processed from Consolidated General Plan Land Use Map produced by CDR in 2004, based on latest available city general plans. Unit flow rates from OCSD 1999 Strategic Plan.
3231
Project Description
Friction Method Manning FormulaSolve For Normal DepthInput DataRoughness Coefficient 0.015Channel Slope 0.00400 ft/ft Diameter 0.67 ft
Discharge 0.11 ft³/s
ResultsNormal Depth 0.18 ftFlow Area 0.08 ft²Wetted Perimeter 0.74 ftHydraulic Radius 0.11 ftTop Width 0.60 ftCritical Depth 0.15 ftPercent Full 27.3 %Critical Slope 0.00865 ft/ftVelocity 1.40 ft/sVelocity Head 0.03 ftSpecific Energy 0.21 ftFroude Number 0.68Maximum Discharge 0.72 ft³/sDischarge Full 0.67 ft³/sSlope Full 0.00011 ft/ftFlow Type SubCriticalGVF Input DataDownstream Depth 0.00 ft Length 0.00 ft
Number Of Steps 0
GVF Output DataUpstream Depth 0.00 ft
Profile DescriptionProfile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 27.31 %
Downstream Velocity Infinity ft/s
Worksheet for Ex Onsite 8" Sewer - 840 City Drive
2/12/2021 7:51:17 AM
Bentley Systems, Inc. Haestad Methods Solution Cen Bentley FlowMaster V8i (SELECTseries 1) [08.11.01.0 ter 3] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2 Page 1 of 3232
GVF Output Data
Upstream Velocity Infinity ft/sNormal Depth 0.18 ftCritical Depth 0.15 ftChannel Slope 0.00400 ft/ftCritical Slope 0.00865 ft/ft Worksheet for Ex Onsite 8" Sewer - 840 City Drive
2/12/2021 7:51:17 AM
Bentley Systems, Inc. Haestad Methods Solution Cen Bentley FlowMaster V8i (SELECTseries 1) [08.11.01.0 ter 3] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2 Page 2 of 3233
Project Description
Friction Method Manning FormulaSolve For Normal DepthInput DataRoughness Coefficient 0.015Channel Slope 0.00400 ft/ft Diameter 0.67 ft
Discharge 0.14 ft³/s
ResultsNormal Depth 0.21 ftFlow Area 0.09 ft²Wetted Perimeter 0.80 ftHydraulic Radius 0.12 ftTop Width 0.62 ftCritical Depth 0.17 ftPercent Full 31.4 %Critical Slope 0.00854 ft/ftVelocity 1.51 ft/sVelocity Head 0.04 ftSpecific Energy 0.25 ftFroude Number 0.68Maximum Discharge 0.72 ft³/sDischarge Full 0.67 ft³/sSlope Full 0.00018 ft/ftFlow Type SubCriticalGVF Input DataDownstream Depth 0.00 ft Length 0.00 ft
Number Of Steps 0
GVF Output DataUpstream Depth 0.00 ft
Profile DescriptionProfile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 31.41 %
Downstream Velocity Infinity ft/s
Worksheet for Prop Onsite 8" Sewer - 840 City Drive
2/12/2021 7:48:49 AM
Bentley Systems, Inc. Haestad Methods Solution Cen Bentley FlowMaster V8i (SELECTseries 1) [08.11.01.0 ter 3] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2 Page 1 of 3234
GVF Output Data
Upstream Velocity Infinity ft/sNormal Depth 0.21 ftCritical Depth 0.17 ftChannel Slope 0.00400 ft/ftCritical Slope 0.00854 ft/ft Worksheet for Prop Onsite 8" Sewer - 840 City Drive
2/12/2021 7:48:49 AM
Bentley Systems, Inc. Haestad Methods Solution Cen Bentley FlowMaster V8i (SELECTseries 1) [08.11.01.0 ter 3] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2 Page 2 of 3235
Project Description
Friction Method Manning FormulaSolve For Normal DepthInput DataRoughness Coefficient 0.015Channel Slope 0.00400 ft/ft Diameter 0.67 ft
Discharge 0.12 ft³/s
ResultsNormal Depth 0.19 ftFlow Area 0.08 ft²Wetted Perimeter 0.75 ftHydraulic Radius 0.11 ftTop Width 0.60 ftCritical Depth 0.16 ftPercent Full 28.1 %Critical Slope 0.00860 ft/ftVelocity 1.43 ft/sVelocity Head 0.03 ftSpecific Energy 0.22 ftFroude Number 0.68Maximum Discharge 0.72 ft³/sDischarge Full 0.67 ft³/sSlope Full 0.00012 ft/ftFlow Type SubCriticalGVF Input DataDownstream Depth 0.00 ft Length 0.00 ft
Number Of Steps 0
GVF Output DataUpstream Depth 0.00 ft
Profile DescriptionProfile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 28.14 %
Downstream Velocity Infinity ft/s
Worksheet for Ex Offsite 8" Sewer - 7277-7272
2/12/2021 8:22:56 AM
Bentley Systems, Inc. Haestad Methods Solution Cen Bentley FlowMaster V8i (SELECTseries 1) [08.11.01.0 ter 3] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2 Page 1 of 3236
GVF Output Data
Upstream Velocity Infinity ft/sNormal Depth 0.19 ftCritical Depth 0.16 ftChannel Slope 0.00400 ft/ftCritical Slope 0.00860 ft/ft Worksheet for Ex Offsite 8" Sewer - 7277-7272
2/12/2021 8:22:56 AM
Bentley Systems, Inc. Haestad Methods Solution Cen Bentley FlowMaster V8i (SELECTseries 1) [08.11.01.0 ter 3] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2 Page 2 of 3237
Project Description
Friction Method Manning FormulaSolve For Normal DepthInput DataRoughness Coefficient 0.015Channel Slope 0.00400 ft/ft Diameter 0.67 ft
Discharge 0.15 ft³/s
ResultsNormal Depth 0.22 ftFlow Area 0.10 ft²Wetted Perimeter 0.81 ftHydraulic Radius 0.12 ftTop Width 0.63 ftCritical Depth 0.18 ftPercent Full 32.2 %Critical Slope 0.00858 ft/ftVelocity 1.54 ft/sVelocity Head 0.04 ftSpecific Energy 0.25 ftFroude Number 0.69Maximum Discharge 0.72 ft³/sDischarge Full 0.67 ft³/sSlope Full 0.00020 ft/ftFlow Type SubCriticalGVF Input DataDownstream Depth 0.00 ft Length 0.00 ft
Number Of Steps 0
GVF Output DataUpstream Depth 0.00 ft
Profile DescriptionProfile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 32.15 %
Downstream Velocity Infinity ft/s
Worksheet for Prop Offsite 8" Sewer - 7277-7272
2/12/2021 8:54:34 AM
Bentley Systems, Inc. Haestad Methods Solution Cen Bentley FlowMaster V8i (SELECTseries 1) [08.11.01.0 ter 3] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2 Page 1 of 3238
GVF Output Data
Upstream Velocity Infinity ft/sNormal Depth 0.22 ftCritical Depth 0.18 ftChannel Slope 0.00400 ft/ftCritical Slope 0.00858 ft/ft Worksheet for Prop Offsite 8" Sewer - 7277-7272
2/12/2021 8:54:34 AM
Bentley Systems, Inc. Haestad Methods Solution Cen Bentley FlowMaster V8i (SELECTseries 1) [08.11.01.0 ter 3] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2 Page 2 of 3239
Project Description
Friction Method Manning FormulaSolve For Normal DepthInput DataRoughness Coefficient 0.015Channel Slope 0.00400 ft/ft Diameter 0.67 ft
Discharge 0.13 ft³/s
ResultsNormal Depth 0.20 ftFlow Area 0.09 ft²Wetted Perimeter 0.77 ftHydraulic Radius 0.11 ftTop Width 0.61 ftCritical Depth 0.16 ftPercent Full 29.6 %Critical Slope 0.00862 ft/ftVelocity 1.47 ft/sVelocity Head 0.03 ftSpecific Energy 0.23 ftFroude Number 0.68Maximum Discharge 0.72 ft³/sDischarge Full 0.67 ft³/sSlope Full 0.00015 ft/ftFlow Type SubCriticalGVF Input DataDownstream Depth 0.00 ft Length 0.00 ft
Number Of Steps 0
GVF Output DataUpstream Depth 0.00 ft
Profile DescriptionProfile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 29.61 %
Downstream Velocity Infinity ft/s
Worksheet for Ex Offsite 8" Sewer - 7272-7268
2/12/2021 8:40:04 AM
Bentley Systems, Inc. Haestad Methods Solution Cen Bentley FlowMaster V8i (SELECTseries 1) [08.11.01.0 ter 3] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2 Page 1 of 3240
GVF Output Data
Upstream Velocity Infinity ft/sNormal Depth 0.20 ftCritical Depth 0.16 ftChannel Slope 0.00400 ft/ftCritical Slope 0.00862 ft/ft Worksheet for Ex Offsite 8" Sewer - 7272-7268
2/12/2021 8:40:04 AM
Bentley Systems, Inc. Haestad Methods Solution Cen Bentley FlowMaster V8i (SELECTseries 1) [08.11.01.0 ter 3] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2 Page 2 of 3241
Project Description
Friction Method Manning FormulaSolve For Normal DepthInput DataRoughness Coefficient 0.015Channel Slope 0.00400 ft/ft Diameter 0.67 ft
Discharge 0.16 ft³/s
ResultsNormal Depth 0.22 ftFlow Area 0.10 ft²Wetted Perimeter 0.83 ftHydraulic Radius 0.13 ftTop Width 0.63 ftCritical Depth 0.18 ftPercent Full 33.4 %Critical Slope 0.00859 ft/ftVelocity 1.57 ft/sVelocity Head 0.04 ftSpecific Energy 0.26 ftFroude Number 0.68Maximum Discharge 0.72 ft³/sDischarge Full 0.67 ft³/sSlope Full 0.00023 ft/ftFlow Type SubCriticalGVF Input DataDownstream Depth 0.00 ft Length 0.00 ft
Number Of Steps 0
GVF Output DataUpstream Depth 0.00 ft
Profile DescriptionProfile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 33.43 %
Downstream Velocity Infinity ft/s
Worksheet for Prop Offsite 8" Sewer - 7272-7268
2/12/2021 8:50:18 AM
Bentley Systems, Inc. Haestad Methods Solution Cen Bentley FlowMaster V8i (SELECTseries 1) [08.11.01.0 ter 3] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2 Page 1 of 3242
GVF Output Data
Upstream Velocity Infinity ft/sNormal Depth 0.22 ftCritical Depth 0.18 ftChannel Slope 0.00400 ft/ftCritical Slope 0.00859 ft/ft Worksheet for Prop Offsite 8" Sewer - 7272-7268
2/12/2021 8:50:18 AM
Bentley Systems, Inc. Haestad Methods Solution Cen Bentley FlowMaster V8i (SELECTseries 1) [08.11.01.0 ter 3] 27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2 Page 2 of 3243

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NORTH AMERICA | EUROPE | AFRICA | AUSTRALIA | ASIA
WWW.FIRSTCARBONSOLUTIONS.COM
Mitigation Monitoring and Reporting Program
for the
840 The City Drive Apartments Project
Initial Study/Mitigated Negative Declaration
City of Orange, Orange County, California
Prepared for:

City of Orange
Community Development Department Planning Division
300 East Chapman Avenue
Orange, CA, 92866
714.744.7224
Contact: Monique Schwartz, Associate Planner
Prepared by:

FirstCarbon Solutions
250 Commerce, Suite 210
Irvine, CA 92602
714.508.4100
Contact: Mary Bean, Project Director
Cecilia So, Project Manager
Report Date: January 26, 2023
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City of Orange
840 The City Drive Apartments Preface
FirstCarbon Solutions 1 Https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client (PN-JN)/5315/53150001/MMRP/53150001 840 The City Drive Apartments MMRP.docx

PREFACE
Section 21081.6 of the California Environmental Quality Act (CEQA) and CEQA Guidelines Section 15097 require a Lead Agency to adopt a Mitigation Monitoring and Reporting Program (MMRP) whenever it adopts a Mitigated Negative Declaration (MND) in conjunction with a project approval.

The purpose of the MMRP is to ensure that compliance with the mitigation measures occurs during project implementation.

The IS/MND prepared for the proposed 840 The City Drive Apartments (proposed project) concluded that project implementation could result in potentially significant effects on the environment and mitigation measures were incorporated into the proposed project or are required as a condition of project approval that reduce these potential impacts to a less than significant level. This MMRP documents how and when the mitigation measures adopted by the Lead Agency will be implemented and confirms that potential environmental impacts are reduced to less than significant levels as identified in the IS/MND.

This document does not discuss those subjects that the environmental analysis demonstrates would result in less than significant impacts and for which no mitigation was proposed or necessary. 3247

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Verification
Verification of Completion
Date Initial

5.5 Biological Resources
MM BIO-1: Pre-Construction Surveys for Nesting Birds
Construction activities that occur during the avian nesting season (generally February 15 to August 31) would disturb nesting sites for bird native species protected by the
Migratory Bird Treaty Act (MBTA) and California Fish and Game Code. No action is necessary if no active nests of native species are found during a pre-construction nesting bird survey or if construction occurs during the nonbreeding season (generally September 1 through February 14).

Implementation of the following avoidance and minimization measures would reduce impacts to nesting birds.

1. To prevent impacts to MBTA-protected birds, nesting
raptors, and their nests, removal of trees shall be limited to only those necessary to construct the proposed
project.

2. If any tree removal is necessary, then it shall occur outside the nesting season between September 1 and
February 14. If trees cannot be removed outside of the
nesting season, pre-construction surveys shall be
conducted 3 days prior to tree removal to verify the
absence of active nests.

3. If an active nest of a native species is located during preconstruction surveys, the United States Fish and Wildlife Service (USFWS) and/or the California Department of Fish and Wildlife (CDFW) (as appropriate) shall be notified
regarding the status of the nest. Construction activities shall be restricted, as necessary, to avoid disturbance of the nest until the young have fledged and/or it is
abandoned, or the agencies deem disturbance potential
to be minimal. Restrictions may include establishment of Confirm receipt of
qualified Biologist’s preconstruction survey and
review submittal of
survey documents;
confirm on‐site
monitoring by the
qualified Biologist, if
active nests are present.

Prior to issuance of
grading permit and
during the nesting
season (generally
February 15 to
August 31).

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Planning Division
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exclusion zones (no ingress of personnel or equipment at a minimum radius of 100 feet around an active raptor
nest and a 50-foot radius around an active migratory bird nest) or alteration of the construction schedule.

4. A qualified Biologist shall delineate the buffer using Environmentally Sensitive Area fencing, pin flags, and or yellow caution tape. The buffer zone shall be maintained around the active nest site(s) until the young have
fledged and are foraging independently.

5.5 Cultural and Tribal Cultural Resources
MM CUL-1: Inadvertent Discovery of Cultural Resources
In the event that buried cultural resources are discovered during construction, operations shall stop in the immediate vicinity of the find and a qualified Archaeologist shall be consulted to determine whether the resource requires
further study. The qualified Archaeologist shall make
recommendations to the Lead Agency on the measures that shall be implemented to protect the discovered resources, including but not limited to excavation and evaluation of the finds in accordance with Section 15064.5 of the CEQA
Guidelines. Potentially significant cultural resources consist of but are not limited to stone, bone, fossils, wood, or shell artifacts or features, including hearths, structural remains, or historic dumpsites. Any previously undiscovered resources found during construction within the project area shall be recorded on appropriate California Department of Parks and Recreation (DPR) forms and evaluated for significance in terms of CEQA criteria.

If the resources are determined to be unique historic
resources as defined under Section 15064.5 of the CEQA
Guidelines, mitigation measures shall be identified by the Archaeological Monitor and recommended to the Lead
If cultural resources are
encountered, confirm a
qualified Archaeologist
has been retained.

Confirm compliance with
CEQA Guidelines Section
15064.5 permit(s) and
confirm completion of
DPR forms; review
qualified Archaeologist’s
submittal of findings and
documentation.

During grounddisturbing activities,
if cultural resources
are encountered.

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American Tribe
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Agency. Appropriate mitigation measures for significant resources could include avoidance or capping, incorporation of the site in green space, parks, or open space, or data recovery excavations of the finds.

No further grading shall occur in the area of the discovery until the Lead Agency approves the measures to protect
these resources. Any archaeological artifacts recovered as a result of mitigation shall be donated to a qualified scientific institution approved by the Lead Agency where they would be afforded long-term preservation to allow future scientific study.

MM CUL-2: Inadvertent Discovery of Human Remains
In the event of inadvertent discovery or recognition of any human remains, Public Resources Code Section 5097.98 must be followed. In this instance, once project-related
earthmoving begins and if there is accidental discovery or recognition of any human remains, the following steps shall be taken:

1. There shall be no further excavation or disturbance of the site, or any nearby area reasonably suspected to overlie adjacent human remains until the County Coroner is
contacted to determine whether the remains are Native
American and if an investigation of the cause of death is required. If the Coroner determines the remains to be
Native American, the Coroner shall contact the NAHC
within 24 hours, and the NAHC shall identify the person or persons it believes to be the “most likely descendant” of the deceased Native American. The most likely
descendant may make recommendations to the
landowner or the person responsible for the excavation
work, for means of treating or disposing of, with
appropriate dignity, the human remains, and any
If human remains
encountered, confirm
proper notification
occurs.

If human remains are
encountered, confirm
compliance with Public
Resources Code Section
5097.98.

If the Coroner
determines the remains
to be Native American,
confirm the County
Coroner contacts the
NAHC within 24 hours.

During grounddisturbing activities,
if human remains
are uncovered.

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Planning Division
and Native
American Tribe
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associated grave goods as provided in Public Resources
Code Section 5097.98, or
Where the following conditions occur, the landowner or
his/her authorized representative shall rebury the Native American human remains and associated grave goods
with appropriate dignity either in accordance with the
recommendations of the most likely descendant or on
the project area in a location not subject to further
subsurface disturbance:

The NAHC is unable to identify a most likely descendant, or the most likely descendant failed to make a
recommendation within 48 hours after being notified by
the commission;
The descendant identified fails to make a
recommendation; or
The landowner or his authorized representative rejects
the recommendation of the descendant, and the
mediation by the NAHC fails to provide measures
acceptable to the landowner.

MM TCR-2: Unanticipated Discovery of Human Remains and
Associated Funerary Objects
A. Native American human remains are defined in PRC
5097.98 (d)(l) as an inhumation or cremation, and in any state of decomposition or skeletal completeness.

Funerary objects, called associated grave goods in Public Resources Code Section 5097.98, are also to be treated
according to this statute.

B. If Native American human remains and/or grave goods
discovered or recognized on the project site, then all
construction activities shall immediately cease. Health and Safety Code Section 7050.5 dictates that any
discoveries of human skeletal material shall be
immediately reported to the County Coroner and all
If buried cultural
resources encountered,
confirm construction
activities have ceased.

If buried cultural
resources encountered,
confirm the
development of
appropriate avoidance
and treatment
measures.

During construction
activities, if any
archaeological or
Tribal Cultural
Resources (TCRs)
are encountered.

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Planning Division
and Native
American Tribe
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ground-disturbing activities shall immediately halt and shall remain halted until the coroner has determined the nature of the remains. If the coroner recognizes the
human remains to be those of a Native American or has
reason to believe they are Native American, he or she
shall contact, by telephone within 24 hours, the Native American Heritage Commission, and Public Resources
Code Section 5097.98 shall be followed.

C. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section
5097.98(d)(1) and (2).

D. Construction activities may resume in other parts of the project site at a minimum of 200 feet away from
discovered human remains and/or burial goods, if the
Kizh determines in its sole discretion that resuming
construction activities at that distance is acceptable and provides the project manager express consent of that
determination (along with any other mitigation measures the Kizh monitor and/or archaeologist deems necessary). (CEQA Guidelines Section 15064.5(f).)
E. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains
and/or burial goods. Any historic archaeological material that is not Native American in origin (non-TCR) shall be curated at a public, non-profit institution with a research interest in the materials, such as the Natural History
Museum of Los Angeles County or the Fowler Museum, if
such an institution agrees to accept the material. If no institution accepts the archaeological material, it shall be offered to a local school or historical society in the area for educational purposes.

F. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.
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MM TCR-3: Procedures for Burials and Funerary Remains:

A. As the Most Likely Descendant ("MLD"), the Koo-nas-gna Burial Policy shall be implemented. To the Tribe, the term "human remains" encompasses more than human bones.

In ancient as well as historic times, Tribal Traditions included, but were not limited to, the preparation of the soil for burial, the burial of funerary objects with the deceased, and the ceremonial burning of human
remains.

B. If the discovery of human remains includes four or
more burials, the discovery location shall be treated as a cemetery and a separate treatment plan shall be created.

C. The prepared soil and cremation soils are to be
treated in the same manner as bone fragments that
remain intact. Associated funerary objects are objects
that, as part of the death rite or ceremony of a culture, are reasonably believed to have been placed with
individual human remains either at the time of death or later; other items made exclusively for burial purposes or to contain human remains can also be considered as
associated funerary objects. Cremations will either be
removed in bulk or by means as necessary to ensure
complete recovery of all sacred materials.

D. In the case where discovered human remains cannot be fully documented and recovered on the same day, the
remains will be covered with muslin cloth and a steel
plate that can be moved by heavy equipment placed over
the excavation opening to protect the remains. If this
type of steel plate is not available, a 24-hour guard
should be posted outside of working hours. The Tribe will make every effort to recommend diverting the project
and keeping the remains in situ and protected. If the
project cannot be diverted, it may be determined that
burials will be removed.

If human remains are
uncovered, confirm
construction activities
have ceased and the
County Coroner has
been contacted.

If the remains are
determined to be of
Native American origin,
confirm the MLD and
NAHC have been
contacted.

If human remains are
uncovered, confirm
compliance with CEQA
Guidelines Section
15064.5; Public
Resources Section
7050.5 and Public
Resources Section
5097.98
During grounddisturbing activities,
if human remains
are uncovered.

City of Orange
Planning Division
and Native
American Tribe
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Verification
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E. In the event preservation in place is not possible despite good faith efforts by the project applicant/developer
and/or landowner, before ground-disturbing activities
may resume on the project site, the landowner shall
arrange a designated site location within the footprint of the project for the respectful reburial of the human
remains and/or ceremonial objects.

F. Each occurrence of human remains and associated
funerary objects will be stored using opaque cloth bags.

All human remains, funerary objects, sacred objects and objects of cultural patrimony will be removed to a secure container on site if possible. These items should be
retained and reburied within six months of recovery. The site of reburial/repatriation shall be on the project site but at a location agreed upon between the Tribe and the landowner at a site to be protected in perpetuity. There shall be no publicity regarding any cultural materials
recovered.

G. The Tribe will work closely with the project's qualified archaeologist to ensure that the excavation is treated
carefully, ethically and respectfully. If data recovery is approved by the Tribe, documentation shall be prepared
and shall include (at a minimum) detailed descriptive
notes and sketches. All data recovery data recoveryrelated forms of documentation shall be approved in advance by the Tribe. If any data recovery is performed, once complete, a final report shall be submitted to the Tribe and the NAHC. The Tribe does NOT authorize any
scientific study or the utilization of any invasive and/or destructive diagnostics on human remains.

MM TCR-1: Retain a Native American Monitor Prior to
Commencement of Ground-Disturbing Activities
A. The project applicant/lead agency shall retain a Native American Monitor from or approved by the Gabrieleño
Confirm retention of a
Native American (Tribal
Monitor) from the
Gabrieleño Band of
Prior to
commencement of
any grading and/or
construction
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Planning Division
and Native
American Tribe
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Band of Mission Indians - Kizh Nation. The monitor shall be retained prior to the commencement of any "grounddisturbing activity" for the subject project at all project locations (i.e., both on-site and any off-site locations that are included in the project description/definition and/or required in connection with the project, such as public improvement work). "Ground disturbing activity" shall
include, but is not limited to, demolition, pavement
removal, potholing, auguring, grubbing, tree removal,
boring, grading, excavation, drilling, and trenching.

B. A copy of the executed monitoring agreement shall be submitted to the lead agency prior to the earlier of the commencement of any ground-disturbing activity, or the
issuance of any permit necessary to commence a grounddisturbing activity.

C. The monitor will complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing
activities, the type of construction activities performed, locations of ground disturbing activities, soil types,
cultural-related materials, and any other facts,
conditions, materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any
discovered TCRs, including but not limited to, Native
American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or ''TCR"), as well as any discovered Native American
(ancestral) human remains and burial goods. Copies of
monitor logs will be provided to the project
applicant/lead agency upon written request to the Tribe.

D. On-site tribal monitoring shall conclude upon the latter of the following (1) written confirmation to the Kizh from a designated point of contact for the project
applicant/lead agency that all ground-disturbing activities and phases that may involve ground-disturbing activities Mission Indians–Kizh
Nation Native American
tribe by receipt of a copy
of the executed
contract.

Confirm receipt of daily
monitoring logs.
activity; during
construction
activities.
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on the project site or in connection with the project are complete; or (2) a determination and written notification by the Kizh to the project applicant/lead agency that no future, planned construction activity and/ordevelopment/construction phase at the project site possesses the potential to impact Kizh TCRs.

E. Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not
resume until the discovered TCR has been fully assessed by the Kizh monitor and/or Kizh archaeologist. The Kizh will recover and retain all discovered TCRs in the form and/or manner the Tribe deems appropriate, in the
Tribe's sole discretion, and for any purpose the Tribe
deems appropriate, including for educational, cultural
and/or historic purposes.

Implement MM TCR-1 and MM TCR-2 See MM TCR-1 and MM
TCR-2
See MM TCR-1 and
MM TCR-2
See MM TCR-1 and
MM TCR-2

5.7 Geology and Soils
MM GEO-1: Implement the preliminary geotechnical
recommendations pertaining to site grading, preliminary foundation design, slabs-on-grade, temporary excavation and shoring design, drainage and landscaping, ground
improvement, and future geotechnical exploration, as
outlined on page 17 through page 24 of the Due Diligence Geotechnical Engineering Evaluation.

Confirm preliminary
recommendations from
the Geotechnical
Investigation have been
incorporated into
project construction
documents.

Prior to grounddisturbing activities
and during
construction
activities.

City of Orange
Public Works
Department
MM GEO-2: A Paleontological Resources Monitor shall be
present during all project excavations that occur 10 feet or more below ground surface. In the event that fossils or fossilbearing deposits are discovered during construction activities, excavations within a 100-foot radius of the find shall be temporarily halted or diverted, and the applicant Confirm retention of a
Paleontological
Resources Monitor
during project
excavations that occur at
Prior to and during
ground-disturbing
activities.

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Planning Division
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shall retain a qualified Paleontologist to examine the
discovery. The applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The Paleontologist shall document the discovery as needed in accordance with
Society of Vertebrate Paleontology standards and assess the significance of the find under the criteria set forth in CEQA Guidelines Section 15064.5. The Paleontologist shall notify the appropriate agencies to determine procedures that
would be followed before construction activities are allowed to resume at the location of the find. If the applicant determines that avoidance is not feasible, the Paleontologist shall prepare an excavation plan for mitigating the effect of construction activities on the discovery. The plan shall be submitted to the City of Orange for review and approval prior to implementation, and the applicant shall adhere to the recommendations in the plan
10 feet or more below
ground surface.

If any paleontological
resources are
unearthed, confirm all
work within 100-feet
have been diverted and
confirm a professional
Paleontologist has
assessed the find to
salvage and deposit
resources in an
appropriate and timely
manner.

5.9 Hazards and Hazardous Materials
MM HAZ-1: During property development, the
Owner/Developer shall retain a hazards specialist to conduct biweekly site visits to observe for areas of possible
contamination, such as, but not limited to, the presence of underground facilities, buried debris, waste drums, and tanks, stained soil, or odorous soil. Should hazardous
materials be encountered, further investigation and analysis shall be necessary as deemed appropriate by City staff and/or Orange County Health Care Agency (OCHCA). Documentation and site visit notes shall be provided to City staff for review.

Additionally, if previously unknown contamination or solid waste are encountered during site development, the
Owner/Developer shall contact Orange County Solid Waste – LEA Supervisor at (714) 433-6270 or the Environmental
Health Main Line at (714) 433-6000.

Confirm biweekly site
visits have been
completed through
review of notes and
documentation.

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5.10 Hydrology and Water Quality
Implement MM GEO-1 See MM GEO-1 See MM GEO-1 See MM GEO-1 Implement MM GEO-1 See MM GEO-1 See MM GEO-1 See MM GEO-1

5.13 Noise
MM NOI-1: To reduce potential construction noise impacts, the following multi-part mitigation measure shall be
implemented for the proposed project:
• The construction contractor shall ensure that all equipment driven by internal combustion engines shall be equipped with mufflers, which are in good condition and appropriate for the equipment.
• The construction contractor shall ensure that unnecessary idling of internal combustion engines (i.e., idling in excess of 5 minutes) is prohibited.
• The construction contractor shall utilize “quiet” models of air compressors and other stationary noise sources where such market available technology exists.
• At all times during project grading and construction, the construction contractor shall ensure that stationary noisegenerating equipment shall be located as far as practicable from sensitive receptors and placed so that emitted noise is directed away from the nearest residential land uses. • The construction contractor shall designate a noise
disturbance coordinator who would be responsible for
responding to any local complaints about construction
noise. The disturbance coordinator would determine the
cause of the noise complaints (starting too early, bad
muffler, etc.) and establishment reasonable measures
necessary to correct the problem. The construction
contractor shall visibly post a telephone number for the disturbance coordinator at the construction site.

Review of grading and
building plans.

Prior to issuance of
grading and/or
building permits.

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Verification of Completion
Date Initial
• The construction contractor shall ensure that all on-site demolition and construction activities, including deliveries and engine warm-up, shall be restricted to the hours
between 7:00 a.m. and 8:00 p.m. on any day except for
Sunday or a Federal holiday, or between the hours of 9:00 a.m. and 8:00 p.m. on Sunday or a Federal holiday.

5.17 Transportation
MM TRANS-1: The City Drive at Existing Driveway No. 1: The Applicant shall install a five-phase traffic signal with protected left-turn phasing in the northbound and
southbound directions and permissive phasing in the
eastbound and westbound directions. The installation of this improvement shall be subject to approval by the City of Orange.

Review of traffic plans
for five-phase traffic
signal and confirm
construction and
implementation of
traffic signal.

Prior to issuance of
certificate of
occupancy.

City of Orange
Public Works
Department, Traffic
Division
Implement MM TRANS-1 See MM TRANS-1 See MM TRANS-1 See MM TRANS-1

5.20 Mandatory Findings of Significance
MM BIO-1, MM CUL-1, MM CUL-2 See MM BIO-1, MM
CUL-1, and MM CUL-2
above.

See MM BIO-1, MM
CUL-1, and MM
CUL-2 above.

Implement MM BIO-1, MM CUL-1, MM CUL-2, MM GEO-1,
MM GEO-2, MM HAZ-1, and MM TRANS-1.

See MM BIO-1, MM
CUL-1, MM CUL-2, MM
GEO-1, MM GEO-2, MM
HAZ-1, and MM TRANS-1
above.

See MM BIO-1, MM
CUL-1, MM CUL-2,
MM GEO-1, MM
GEO-2, MM HAZ-1,
and MM TRANS-1
above.

Implement MM BIO-1, MM CUL-1, MM CUL-2, MM GEO-1,
MM GEO-2, MM HAZ-1, and MM TRANS-1
See MM BIO-1, MM
CUL-1, MM CUL-2, MM
GEO-1, MM GEO-2, MM
HAZ-1, and MM TRANS-1
above.

See MM BIO-1, MM
CUL-1, MM CUL-2,
MM GEO-1, MM
GEO-2, MM HAZ-1,
and MM TRANS-1
above.

See MM BIO-1, MM
CUL-1, MM CUL-2,
MM GEO-1, MM
GEO-2, MM HAZ-1,
and MM TRANS-1
above.
3260

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*$5'(1*529(%/9'
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$& 1257+ /(*(1' 5()(5(1&('2&80(17
($6(0(176&+('8/(
(;,67,1*87,/,7<127( COPYRIGHT 2021 STREETLIGHTS CREATIVE STUDIO CA Co. 2300 N. FIELD STREET | SUITE 800 DALLAS, TEXAS 75201 | TEL. 214-922-1182 [email protected] DESIGN CONSULTANT AUTHORIZATION PROJECT TITLE DRAWING ISSUES AND REVISIONS No. Date Description 02/19/2021 ENTITLEMENT PACKAGE 08/13/2021 ENTITLEMENT PACKAGE 840 THE CITY DRIVE SOUTH

ORANGE, CALIFORNIA
A1.002

ARCHITECTURAL

SITE - EXISTING

CONDITIONS
LINE DENOTES PROJECTBOUNDARY FOR AREASPARCELS WITHIN SCOPE OFWORK - 5.86 ACRES LINE DENOTES OVERALLSITE BOUNDARY WHICHTHE PROJECT SITE IS APART OF -15.1 ACRES /(*(1'
5()(5(1&('2&80(17
($6(0(176&+('8/(

(;,67,1*87,/,7<127(
ZONING: UMU (URBAN MIXED USE)APPLICANT INFORMATION:STREETLIGHTS RESIDENTIALSCOTT [email protected] 112 (E) SPACES FOR 790

BLDG TO BE REPLACED
60 (E) RETAIL SPACES TO BEREMOVED AND NEW RETAILPARKING PROVIDED PER CODE GFA +/- 98,800 SF GFA +/-189,600 SF GFA +/-98,800 SF 88 (E) SPACES FOR 790BLDG TO BE REPLACED
(E) DRIVEWAY TOBE REMOVED 103'
32' 129'
205'
R=100' L=61' R=2050' L=143' R=2050' L=198' 28' 60' 122' 28' 215' 62' R=100' L=79' 84'
156' 156'
55' 378' R=2050' L=48' R=2050' L=58' 82' 233' 365' 156' 55'
'

()* *+,-./).0

1 "1

$
2
1
1

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1
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2
A1.002
SITE

ARCHITECTURAL
- EXISTING

CONDITIONS
08/30/2022
5()(5(1&('2&80(17
($6(0(176&+('8/(

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A1.002
SITE

ARCHITECTURAL
- EXISTING

CONDITIONS
08/30/2022
3265
COPYRIGHT 2021
STREETLIGHTS CREATIVE STUDIO CA Co.
2300 N. FIELD STREET | SUITE 800
DALLAS, TEXAS 75201 | TEL. 214-922-1182
[email protected]

DESIGN CONSULTANT

AUTHORIZATION

PROJECT TITLE

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE 840 THE CITY DRIVE SOUTH ORANGE, CALIFORNIA A1.002

ARCHITECTURAL

SITE - EXISTING

CONDITIONS
83 83
/2$',1*
=21( 8636
/($6,1*
(175<
7+(&,7<'5,9(6287+
*$5'(1*529(%/9' *$5'(1*529(%/9' *$5'(1*529(%/9' 7+(&,7<'5,9(6287+
-
-
-
-
3$5.&(175$/$9(
-
1257+
(E) OFFICE BUILDING (790)
PROPOSED PARCEL 3 (2.99 AC)
APN: 231-261-17
4 STORY OFFICE BLDG
GFA +/- 98,800 SF
(E) OFFICE BUILDING (770)
PARCEL 1 (5.21 AC)
APN: 231-261-15
8 STORY OFFICE BLDG
GFA +/- 189,600 SF
(E) OFFICE BUILDING (750)
PROPOSED PARCEL 2 (4.03 AC)
APN: 231-261-17
4 STORY OFFICE BLDG
GFA +/- 98,800 SF
(E) HOTEL BUILDING (720)
3 STORIES
(NOT PART OF OVERALL SITE)
(E) HOTEL OFFICE
2 STORIES
3707 W GARDEN GROVE
(NOT PART OF OVERALL SITE)

PROPOSED PARKING STRUCTURE
CONCRETE STRUCTURE - 2 STORIES

NOT SPRINKLERED
GFA 43,059 SF (21,080 SF COVERAGE)

LINE DENOTES PROJECT

BOUNDARY FOR AREAS

PARCELS WITHIN SCOPE OF
WORK - 5.86 ACRES

LINE DENOTES OVERALL

SITE BOUNDARY WHICH

THE PROJECT SITE IS A
PART OF -15.1 ACRES
125'-1" 92'-9" 74'-3"
93'-8" 42'-7" A1.002A

ARCHITECTURAL

SITE - PROPOSED

OVERALL PLAN
(E) PARKING STRUCTURE
PARCEL 1, +/- 12' H
ZONING: UMU (URBAN MIXED USE)
APPLICANT INFORMATION:

STREETLIGHTS RESIDENTIAL

SCOTT LEVY
[email protected]
619.344.2544 PARCEL 5 (0.95 AC)
APN: 231-261-16 FIRELANE FIRELANE

FIRELANE FIRELANE
18'-0" 5'-0" 12'-1" 10'-0" 12'-4" 15'-6" 9'-0"
(E) DRIVEWAY (E) DRIVEWAY
(E) DRIVEWAY

LEASING ENTRY

OFF STREET

PARKING
ENTRY
SCE

EASEMENT

TO UPPER

PARKING TO LOWER

PARKING

DRAINAGE

EASEMENT
RETAIL
05/31/2022 ENTITLEMENT PACKAGE
(N) TRAFFIC SIGNAL TO

BE ADDED BY

DEVELOPER/ OWNER AT
INTERSECTION 76'-2" R=100'
R=2050'
L=61'
L=143' R=2050'
L=198' 28'
60' 122' 28' 215'
62'
R=100'
L=79'
84' 156'
156' 55'
378' R=2050'
L=48'
R=2050'
L=58'
82' 233'
269' 156' 55'96''
1257+
PROPOSED MIXED USE (840)
PROPOSED PARCEL 6 (1.92 AC)
APN: 231-261-13
TYPE 3A RESIDENTIAL (5 STORY
WOOD) OVER TYPE 1A RETAIL &
SUBTERRANEAN PARKING (3
LEVELS, CONC.)
GFA: 439,090 SF
64,600 SF (COVERAGE)
SPRINKLERED (NFPA 13) (E) PROPERTY LINE
TO BE ADJUSTED 19'-3" 11'-10" 26'-0"
3'-0" 15'-2" TOTAL LENGTH OF THE EAST PROPERTY
LINE IS 373 LINEAR FEET, EXCLUDING
THE SOUTH EAST ROUNDED PORTION.

TOTAL LENGTH OF THE SOUTH PROPERTY
LINE IS 579 LINEAR FEET, EXCLUDING THE
SOUTH EAST ROUNDED PORTION. 08/29/2022
#
2

FIRE LANE FIRE LANE

FIRE LANE

FIRE LANE
FIRE LANE 20' 50' 25'-0" 25'-0" 25'-0"
25'-0" 25'-0" 50'-0" 50'-0" 25'-0"
20' 50' 10'-0" 15'-6"
11/10/2022

ENTITLEMENT PACKAGE

UTILITY

EASEMENT

UTILITY

EASEMENT
08/29/2022
08/30/2022 #
2
3266
COPYRIGHT 2021
STREETLIGHTS CREATIVE STUDIO CA Co.
2300 N. FIELD STREET | SUITE 800
DALLAS, TEXAS 75201 | TEL. 214-922-1182
[email protected]

DESIGN CONSULTANT

AUTHORIZATION

PROJECT TITLE

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE 840 THE CITY DRIVE SOUTH ORANGE, CALIFORNIA A1.002A

ARCHITECTURAL

SITE - LAYOUT
PLAN
NORTH
125'-1"
76'-2"
19'-3"
26'-0"
1'-8" 3'-0" 10'-0" 74'-3"
17'-6" 15'-6"
9'-0"
PROPOSED MIXED USE (840)
PROPOSED PARCEL 6 (1.92 AC)
APN: 231-261-13

TRANSFORMERS
& ELECTRICAL
ROOM

LOADING /
MOVING 60'-0"
10'-0"
RETAIL
PARKING, 9 X 24 20'-0" 20'-0"
26'-10"

PROPOSED PARKING STRUCTURE
12'-4"

ACCESSIBLE ROUTE

CONTINUES

THROUGH GARAGE

RETAIL TRASH
FITNESS (A3)
3,628 SF

RETAIL (M)
9,000 SF

LEASING LOBBY &
LOUNGES, GROUND (B, A3)
4,216 SF ENTRY
(E) WATER METER &

DU VAULT
(E) DRIVEWAY
TO REMAIN. SCE EASEMENT

DRAINAGE

EASEMENT
(E) FH (E) FH (E) FH (E) FH (E) FH

FIREPUMP ROOM
(E) LOT LINE TO

BE REMOVED
(E) LOT LINE TO
BE REMOVED PARCEL 5 (0.95 AC)
APN: 231-261-16

RESIDENTIAL
TRASH

PACIFIC BELL

EASEMENT
6'-0" 15'-0"
10'-0"
GARAGE
ENTRY

VISITOR

PARKING
9'X24'

USPS PARKING
& ENTRY

RETAIL, VISITOR &

RESIDENT PARKING IN
GARAGE 9'-0"
18'-0" 17'-9"
9'-0"
25'-0"
(E) FH (E) FH FIRELANE FIRELANE
5'-0" 5'-0" 12'-1"

ENTRY TO

GARAGE LOWER
LEVEL

RAMP UP TO

GARAGE UPPER
LEVEL 42'-7" 29'-4"
(E) DRIVEWAY

DRAINAGE
EASEMENT 15'-0"

STREET ACCESS TO

COURTYARD AND
UNITS

STREET ACCESS TO

COURTYARD AND
UNITS
POOL

COURTYARD
DOG
PARK
92'-0"

COURTYARD WITH

ACCESS TO MULTIPLE
UNITS 26% FRONTAGE

STREET FRONTAGE
350'-7"

STREET FRONTAGE
153'-10"
11'-10"
RESIDENTIAL (R2)
249,664 SF
GREASE
TRAP
PARKING (S2)
170,163 SF
LOUNGES, UPPER (A3)
2,419 SF
(E) HOTEL BUILDING (720)
3 STORIES
(NOT PART OF OVERALL SITE) 92'-9" (E) HOTEL OFFICE 2 STORIES 3707 W GARDEN GROVE (NOT PART OF OVERALL SITE) 93'-8" A1.002B
-
COPYRIGHT 2021
STREETLIGHTS CREATIVE STUDIO CA Co.
2300 N. FIELD STREET | SUITE 800
DALLAS, TEXAS 75201 | TEL. 214-922-1182
[email protected]

DESIGN CONSULTANT

AUTHORIZATION

PROJECT TITLE
15'-2"
CONCRETE STRUCTURE - 2 STORIES

NOT SPRINKLERED
GFA 43,059 SF (21,080 SF COVERAGE)
TYPE 3A RESIDENTIAL (5 STORY
WOOD) OVER TYPE 1A RETAIL &
SUBTERRANEAN PARKING (3
LEVELS, CONC.)
GFA: 439,090 SF
64,600 SF (COVERAGE)
SPRINKLERED (NFPA 13)
(E) OFFICE BUILDING (790)
PROPOSED PARCEL 3 (2.99 AC)
APN: 231-261-17
4 STORY OFFICE BLDG
GFA +/- 98,800 SF
(E) OFFICE BUILDING (770)
PARCEL 1 (5.21 AC)
APN: 231-261-15
8 STORY OFFICE BLDG
GFA +/- 189,600 SF
(E) OFFICE BUILDING (750)
PROPOSED PARCEL 2 (4.03 AC)
APN: 231-261-17
4 STORY OFFICE BLDG
GFA +/- 98,800 SF
(E) PARKING STRUCTURE
PARCEL 1, +/- 12' H

FIRELANE
R=100'
L=61'
R=2050'
L=143' R=2050'
L=198' 28'
28'
60' 122' 215'
62'
R=100'
L=79'
84' 156'
156' 55'
378' R=2050'
L=48'
R=2050'
L=58'
82' 233'
269'
156' 55'
96'
05/31/2022 ENTITLEMENT PACKAGE
29'-6"
(E) DRIVEWAY TO
REMAIN
(N) TRAFFIC SIGNAL

TO BE ADDED BY

DEVELOPER/ OWNER

AT INTERSECTION

TOTAL LENGTH OF THE SOUTH PROPERTY
LINE IS 579 LINEAR FEET, EXCLUDING THE
SOUTH EAST ROUNDED PORTION. TOTAL LENGTH OF THE EAST PROPERTY LINE IS 373 LINEAR FEET, EXCLUDING
THE SOUTH EAST ROUNDED PORTION.

ZONING: UMU (URBAN MIXED USE)
APPLICANT INFORMATION:

STREETLIGHTS RESIDENTIAL

SCOTT LEVY
[email protected]
619.344.2544
08/29/2022

ENTITLEMENT PACKAGE

FIRE LANE FIRE LANE

FIRE LANE

FIRE LANE
20' 50' 20' 50' DCDA

DCDA FDC, SEE FMP
24'-9"
17'-9" 19'-5" 15'-11" 10'-3"
14'-7"
14'-7"

STOOP STOOP
18'-9" 18'-9" 5'-0" PODIUM PODIUM PODIUM
12'-8" 7'-5"
37'-6" 113'-5" 23'-0" 8'-6"

UTILITY

EASEMENT

UTILITY

EASEMENT
18'-9"

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE
05/31/2022 ENTITLEMENT PACKAGE 08/29/2022
#
2
11/10/2022

ENTITLEMENT PACKAGE
08/29/2022
08/30/2022 #
2
3267

PARKING TABULATIONS - STANDALONE GARAGE
EXISTING SURFACE STALLS REMOVED: 89
TOTAL STALLS IN GARAGE: 145
• STANDARD STALLS - 140
• ACCESSIBLE STALLS - 5 (1 VAN)

PARKING TABULATIONS - MIXED USE

SITE PARKING ANALYSIS
REQUIRED PARKING:

CONSIDERED PARCELS: EXISTING PARCELS 1, 2, 5, PROPOSED 3 & 6

PARKING REQUIRED FOR MIXED USE (PER CHART ABOVE)
PARKING REQUIRED FOR OFFICES (750, 770, 790):
- OFFICES SF: 387,200 SF
- REQUIRED: 1162 STALLS
- CALCULATED @3/1000 SF (PER OMC TABLE 17.34.060B; AS AMMENDED) PARKING REQUIRED FOR (E) STORAGE BUILDING:
- STORAGE SF: 5,495 SF
- REQUIRED 11 STALLS
- CALCULATED @2/1000 SF (PER OMC TABLE 17.34.060B)
TOTAL SUPPLY REQUIRED : 1,607 (434 + 1162 + 11)
PROVIDED PARKING:

EXISTING PARKING SUPPLY: 1,420 STALLS
PARKING REMOVED: 260 STALLS
- 790 OFFICE SITE: 88 STALLS
- 840 MIXED USE SITE: 172 STALLS
PARKING ADDED: 579
- 790 OFFICE SITE GARAGE: 145
- 840 MIXED USE SITE: 434
NEW PARKING SUPPLY: 1,739
750,770,790 OFFICES, (E) STORAGE: 1305
840 MIXED USE: 434
NOTES:

1. PLEASE REFER TO PARKING STUDY BY LLG

2. ONE DEDICATED STALL PROVIDED FOR USPS USE AT MIXED

USE PROJECT NOT INCLUDED IN TOTALS ABOVE STAND ALONE GARAGE EXISTING SURFACE STALLS REMOVED: 88
TOTAL STALLS IN GARAGE: 145
- STANDARD STALLS: 140
- ACCESSIBLE STALLS: 5 (1 VAN)

BLUEBEAM FILE
83 83
/2$',1*
=21( 8636
/($6,1*
(175<
7+(&,7<'5,9(6287+
*$5'(1*529(%/9' *$5'(1*529(%/9' *$5'(1*529(%/9' 7+(&,7<'5,9(6287+
-
-
-
-
3$5.&(175$/$9(

LINE DENOTES PROJECT

BOUNDARY FOR AREAS

PARCELS WITHIN SCOPE OF
WORK - 5.86 ACRES

LINE DENOTES OVERALL

SITE BOUNDARY WHICH

THE PROJECT SITE IS A
PART OF -15.1 ACRES
1257+ (E) OFFICE BUILDING (790)
PROPOSED PARCEL 3
APN 231-261-17
4 STORY OFFICE BLDG
GFA +/- 98,800 SF PROPOSED PARKING STRUCTURE
PROPOSED MIXED USE (840)
PROPOSED PARCEL 6
APN: 231-261-13
PARCEL 5
APN: 231-261-16

PARKING PROVIDED FOR
(N) RETAIL
(N) RESIDENTIAL

PLEASE SEE CHART

PARKING PROVIDED

FOR (E) OFFICE
145 STALLS
(E) OFFICE BUILDING (770)
PARCEL 1
APN 231-261-15
8 STORY OFFICE BLDG
GFA +/- 189,600 SF (E) PARKING STRUCTURE
(E) HOTEL BUILDING (720)

NOT A PART OF PROJECT SITE
(N) TRAFFIC SIGNAL TO

BE ADDED BY

DEVELOPER/ OWNER AT
INTERSECTION (E) OFFICE BUILDING (750)
PARCEL 2
APN 231-261-11
4 STORY OFFICE BLDG
GFA +/- 98,800 SF (E) PARKING SURFACE PARKING (E) PARKING SURFACE PARKING (E) HOTEL BUILDING

NOT A PART OF PROJECT SITE
5,493.34 sf

LINE DENOTES PROJECT

BOUNDARY FOR AREAS

PARCELS WITHIN SCOPE OF
WORK - 5.86 ACRES

LINE DENOTES OVERALL

SITE BOUNDARY WHICH

THE PROJECT SITE IS A
PART OF -15.1 ACRES
1257+
(E) OFFICE BUILDING (790)
PROPOSED PARCEL 3
APN 231-261-17
4 STORY OFFICE BLDG
GFA +/- 98,800 SF PROPOSED PARKING STRUCTURE
PROPOSED MIXED USE (840)
PROPOSED PARCEL 6
APN: 231-261-13
PARCEL 5
APN: 231-261-16

PARKING PROVIDED FOR
(N) RETAIL
(N) RESIDENTIAL

PLEASE SEE CHART

PARKING PROVIDED

FOR (E) OFFICE
145 STALLS
(E) OFFICE BUILDING (770)
PARCEL 1
APN 231-261-15
8 STORY OFFICE BLDG
GFA +/- 189,600 SF (E) PARKING STRUCTURE
(E) HOTEL BUILDING (720)

NOT A PART OF PROJECT SITE
(N) TRAFFIC SIGNAL TO

BE ADDED BY

DEVELOPER/ OWNER AT
INTERSECTION (E) OFFICE BUILDING (750) PARCEL 2
APN 231-261-11
4 STORY OFFICE BLDG
GFA +/- 98,800 SF (E) PARKING SURFACE PARKING

SITE PARKING ANALYSIS
REQUIRED PARKING:

CONSIDERED PARCELS: EXISTING PARCELS 1, 2, 5, PROPOSED 3 & 6

1. PLEASE REFER TO PARKING STUDY BY LLG

2. ONE DEDICATED STALL PROVIDED FOR USPS USE AT MIXED

USE PROJECT NOT INCLUDED IN TOTALS ABOVE STAND ALONE GARAGE EXISTING SURFACE STALLS REMOVED: 88
TOTAL STALLS IN GARAGE: 145
- STANDARD STALLS: 140
- ACCESSIBLE STALLS: 5 (1 VAN) (E) PARKING SURFACE PARKING (E) HOTEL BUILDING

NOT A PART OF PROJECT SITE
5,493.38 sf

LINE DENOTES PROJECT

BOUNDARY FOR AREAS

PARCELS WITHIN SCOPE OF
WORK - 5.86 ACRES

LINE DENOTES OVERALL

SITE BOUNDARY WHICH

THE PROJECT SITE IS A
PART OF -15.1 ACRES
1257+
(E) OFFICE BUILDING (790)
PROPOSED PARCEL 3
APN 231-261-17
4 STORY OFFICE BLDG
GFA +/- 98,800 SF PROPOSED PARKING STRUCTURE
PARCEL 5
APN: 231-261-16

PARKING PROVIDED

FOR (E) OFFICE
145 STALLS
(E) OFFICE BUILDING (770)
PARCEL 1
APN 231-261-15
8 STORY OFFICE BLDG
GFA +/- 189,600 SF (E) PARKING STRUCTURE
(E) HOTEL BUILDING (720)

NOT A PART OF PROJECT SITE
(N) TRAFFIC SIGNAL TO

BE ADDED BY

DEVELOPER/ OWNER AT
INTERSECTION (E) OFFICE BUILDING (750) PARCEL 2
APN 231-261-11
4 STORY OFFICE BLDG
GFA +/- 98,800 SF (E) PARKING SURFACE PARKING

SITE PARKING ANALYSIS
REQUIRED PARKING:

CONSIDERED PARCELS: EXISTING PARCELS 1, 2, 5, PROPOSED 3 & 6

1. PLEASE REFER TO PARKING STUDY BY LLG

2. ONE DEDICATED STALL PROVIDED FOR USPS USE AT MIXED

NOT A PART OF PROJECT SITE
5,493.38 sf

PARKING TABULATIONS - MIXED USE
COPYRIGHT 2021
STREETLIGHTS CREATIVE STUDIO CA Co.
2300 N. FIELD STREET | SUITE 800
DALLAS, TEXAS 75201 | TEL. 214-922-1182
[email protected]

DESIGN CONSULTANT

AUTHORIZATION

PROJECT TITLE

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE
840 THE CITY DRIVE SOUTHORANGE, CALIFORNIA
05/31/2022 ENTITLEMENT PACKAGE
A1.002C

PARKING PLAN
3$5.&(175$/$9(
29(%/9' *$5'(1*529(%/9' THE CITY DRIVE SOUTH /2$',1* =21( 83 83
/2$',1*
=21( 8636
(&,7<
(175<
08/29/2022

ENTITLEMENT PACKAGE
(175<
08/30/2022

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE
05/31/2022 ENTITLEMENT PACKAGE
08/29/2022
08/30/2022 ENTITLEMENT PACKAGE

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE
05/31/2022 ENTITLEMENT PACKAGE 08/29/2022

ENTITLEMENT PACKAGE
11/10/2022

ENTITLEMENT PACKAGE
08/29/2022
08/30/2022 ENTITLEMENT PACKAGE
3268

EDGE OF B AL CONY

OPEN TO
RAMP
BELOW
UP UP
UP

EDGE OF B AL CONY
THE CITY DRIVE S.

GARDEN
GROVE
BLVD. D
D
D
D
D
D
D
D
D
D

0.0 0

0.5 3

2.4 3

2.5 3

4.3 2

5.0 0

4.3 8

0.5 1

0.1 6
AE
I
-P
GS
T
-
S
36 T
EA
I
G
P-
T
S
S
-
63 T
AE I - P GS T - S 36T BBBC
D
D
D
D
UP
UP

EDGE OF B AL CONY

YNOCLA BFOEGDE

EDGE OF B AL CONY
J
J

EDGE OF B AL CONY
J
J
UP
UP
2,271.45 SF
Common
20'
1,042.55 SF
Common
2,642 SF
Amenity
3,628.34 SF
Amenity
1,705.77 SF
Common
840.16 SF
Amenity
7,034.1 SF
Common
971.34 SF
Common
20'
Leasing
Area
Retail Area
Mail
Room
26'
2,020.84 SF
Amenity
Fitness Facility
Resident
Lounge
Resident
Lounge
Resident
Club House
20'
557.48 SF
Amenity

PLANTER

PLANTER
20'
20'

PLANTED AREA,

NOT PART OF

SIDEWALK
20'
36'

PLANTERS ALONG

SIDEWALK
P
P
P
P
P
P
P
P
PP
P
P
P
PP
PP
P
P
PP
8'-3"
7'-3"
12'-0" 10'-7"
11'-10"
6'-1"
4'-3"
13'-6"
8'-2"
8'-11"
19'-0"
25'-11"
10'-9"
6'-3"
6'-0"
27'-8"
6'-1"
12'-2" 12'-2"
8'-9"
19'-1
19 "
'-1"
8'-9"
31'-6"
PP
47'-0"
11'-4"
12'-4"
13'-9"
20'-0"
24'-5"
18'-0"
10'-5"
4'-3"
8'-0" 7'-6" 27'-2"
<40 SF NOT

COUNTED
<40 SF NOT

COUNTED
A1.003 3
A1.003 4
12'-0".
5'-0".

60.0 SF
5'
13'
5'
6'
11'
6'
118.5 SF
Amenity Common Open Space
Common Open Space
Private Open Space
COPYRIGHT 2021
STREETLIGHTS CREATIVE STUDIO CA Co.
2300 N. FIELD STREET | SUITE 800
DALLAS, TEXAS 75201 | TEL. 214-922-1182
[email protected]

DESIGN CONSULTANT

AUTHORIZATION

PROJECT TITLE

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE 840 THE CITY DRIVE SOUTH ORANGE, CALIFORNIA 05/31/2022 ENTITLEMENT PACKAGE
A1.003

OPEN SPACE

EXHIBIT
1" = 30'-0"
1 OPEN SPACE: GROUND & PODIUM LEVELS
1" = 30'-0"
2 OPEN SPACE: LEVEL 4
1/4" = 1'-0"
3 BALCONY TYPE 1: MINIMUM SIZE
1/4" = 1'-0"
4 BALCONY TYPE 2: MINIMUM SIZE

METERMETER

METER METER
MET RE
MET RE
METER
METER
METER
METER
METER
METER
METER
METER
METER
METER
METER
120
120
FP
FP
FP
48,531.44 SF
COMP 1-S2
INCLUDED WITH B2
TURN 1
62,233.89 SF
COMP 1-S2
TURN 1
61,291.64 SF
COMP 1-S2
TURN 1
OPEN
INCLUDED @ LEVEL 1P

INCLUDED
@ LEVEL B1
14,997.75 SF
COMP 1
COMP 1, MIXED
OCCUPANCY, M, A3
TURN 1
OPEN
BELW
OPEN
BELW
OPEN
BELW
7,397.77 SF
COMP 2-A3
8,752.9 SF
COMP 7-R2
7,092.78 SF
COMP 3-R2
4,494.35 SF
COMP 6-R2
TURN 2
COMPARTMENT 1
SEE LEVEL 1 G
COMP 2 MIXED
OCCUPANCY, A3, R2 48'-4"
COMPARTMENT 2 LINE

OF FRONTAGE
5,733.9 SF
COMP 2-R2
93'-8"
(E) 790 BUILDING
4 STORIES
(N) STAND

ALONE PARKING
2 STORIES
70'-11"
76'-2"
(E) 770 BUILDING

NOT A PART
TURN 2
THE
CITY
DRIVE
S.

GARDEN GROVE BLVD.

MAIN ENTRY / FIRE LANE

ALLEY / FIRE LANE
30'-0" 30'-0"
30'-0"
30'-0"
30'-0"
COMPARTMENT 2 LINE

OF FRONTAGE
COMP 2 - FRONTAGE
P= 636' F= 554' W=30
(F/P-0.25) W/30
(393/458 - 0.25) 30/30
If = 0.62
30'-0"
COMPARTMENT 5 LINE OF
FRONTAGE (SEE LEVEL 2)
30'-0"
30'-0"

PROJECT SITE PLAN

PROPERTY LINE

PROJECT SITE PLAN

PROPERTY LINE

PROJECT SITE

PARCEL LINES
PARCEL 5
PARCEL 3
PARCEL 6
1,888.78 SF
COMP 1-R2
54'-10"
45'-5"
3 HR SEPARATION

COMPARTMENT BOUNDARY

LINE OF FRONTAGE
COPYRIGHT 2021
STREETLIGHTS CREATIVE STUDIO CA Co.
2300 N. FIELD STREET | SUITE 800
DALLAS, TEXAS 75201 | TEL. 214-922-1182
[email protected]

DESIGN CONSULTANT

AUTHORIZATION

PROJECT TITLE

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE 840 THE CITY DRIVE SOUTH ORANGE, CALIFORNIA 05/31/2022 ENTITLEMENT PACKAGE
A1.005

BUILDING

COMPARTMENT
PLANS
CHASIS COUNT TOTAL NRSF %
Turn 2
WD-A24x28 20 14,632.25 SF 9%
WD-A27x28 26 22,147.58 SF 12%
WD-A27x28-4c 5 4,180.83 SF 2%
WD-B36x28 5 5,661.87 SF 2%
WD-BIC36x36 15 16,913.57 SF 7%
WD-BOC43x34 11 15,649.96 SF 5%
WD-S18x32 1 558 SF 0%
WD-S21x28 30 19,785 SF 13%
Turn 2: 113 99,529.07 SF 50%
CHASIS COUNT TOTAL NRSF %
Turn 1
WD-A18x32 5 3,015 SF 2%
WD-A24x28 33 25,175.88 SF 15%
WD-A27x28 8 6,813.21 SF 4%
WD-A27x28-k 5 4,342.92 SF 2%
WD-B36x28 18 19,750.37 SF 8%
WD-B40.5x28 4 5,094 SF 2%
WD-BIC36x36 19 21,663.23 SF 8%
WD-BOC43x34 8 11,754 SF 4%
WD-BST 7 8,308.89 SF 3%
WD-S18x32 5 2,790 SF 2%
Turn 1: 112 108,707.49 SF 50%

UNITS TYPES BY TURN
1" = 60'-0"
1 FIRE AREAS - BASEMENT B3
1" = 60'-0"
2 FIRE AREAS - BASEMENT B2 & 2.5
1" = 60'-0"
3 FIRE AREAS - BASEMENT B1 & 1.5
1" = 60'-0"
4 FIRE AREAS - LEVEL 1G
1" = 60'-0"
5 FIRE AREAS - LEVEL 1P (SITE) DRAWING ISSUES AND REVISIONS No. Date Description 02/19/2021 ENTITLEMENT PACKAGE 08/13/2021 ENTITLEMENT PACKAGE 05/31/2022 ENTITLEMENT PACKAGE 08/29/2022
08/30/2022 ENTITLEMENT PACKAGE
3270
OPEN
BELW
10,851.98 SF
COMP 5
6,908.83 SF
COMP 4
9,972.12 SF
COMP 3 9,079.56 SF
COMP 7
3,802.46 SF
COMP 6
12,995.51 SF
COMP 2
COMP 5 - FRONTAGE
P= 531' F= 319' W=30
(F/P-0.25) 30/30
(319/531 - 0.25) 30/30
If = 0.35
TURN 2
TURN 2
TURN 2
COMPARTMENT 5 - LINE OF
FRONTAGE CONSIDERED.

PLEASE SEE LEVEL 1P FOR

SITE CONTEXT
10,833.94 SF
COMP 5-R2
6,709.55 SF
COMP 4-R2
3,802.46 SF
COMP 6-R2
9,079.56 SF
COMP 7-R2
9,972.12 SF
COMP 3-R2
14,191.54 SF
COMP 2-R2
650 -80-145
425 = 0.4
TURN 2
TURN 2
TURN 2
10,833.94 SF
COMP 5-R2
6,709.55 SF
COMP 4-R2
3,802.46 SF
COMP 6-R2
9,079.56 SF
COMP 7-R2
9,972 SF
COMP 3-R2
13,915.54 SF
COMP 2-R2
TURN 2
TURN 2
TURN 2
10,219.45 SF
COMP 5-R2
4,721.56 SF
COMP 4-R2
TURN 2 TURN 2
(THIS LEVEL
ONLY)
COPYRIGHT 2021
STREETLIGHTS CREATIVE STUDIO CA Co.
2300 N. FIELD STREET | SUITE 800
DALLAS, TEXAS 75201 | TEL. 214-922-1182
[email protected]

DESIGN CONSULTANT

AUTHORIZATION

PROJECT TITLE

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE 840 THE CITY DRIVE SOUTH ORANGE, CALIFORNIA 05/31/2022 ENTITLEMENT PACKAGE
A1.005A

BUILDING

COMPARTMENT
1" = 60'-0" PLANS
1 FIRE AREAS - LEVEL 2
1" = 60'-0"
2 FIRE AREAS - LEVELS 3-4
1" = 60'-0"
3 FIRE AREAS - LEVEL 5
1" = 60'-0"
4 FIRE AREAS - LEVEL 6 DRAWING ISSUES AND REVISIONS No. Date Description 02/19/2021 ENTITLEMENT PACKAGE 08/13/2021 ENTITLEMENT PACKAGE 05/31/2022 ENTITLEMENT PACKAGE 08/29/2022
08/30/2022 ENTITLEMENT PACKAGE
3271

3'
$
'

3 $
'

3

3'

3'
$

'
$

5"

"

"

3'

"

&

#
"
33

"

5 "

5 "

5 4! =

4!
=

4!=

=

33

4 4

4
@

;

#
"4
4!
=

#
"4

4!
=

4!
=
4!
=
4!
=
4!
= 54!
=
4!
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4!
=
4!
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4!
=
# " 4

4!
=

#
"4

4!5=
"

#
"4
4!5=
4!
=
# " 4 54!5=
" 4! =
# " 4 4! =
4!
=
"4!
=

#
"4
554!
=
5
#
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4!
= 4!5=
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=

4!
=
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#
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4!
=

#
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54!=
"4!
=
4!
=

#
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4!
=

4! =

4! =
4! =

4!=

54!
=

5
"

5
" 5
5
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"

5

5 5 "
5 "
5 5
55 5
5 5
5 4!=

4!=
23 5"

4!
=

4!=

G

"

'

3 3

$
$
B

4 4

4

@

;

4 4

4
@

;

4 4

4
@

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4! =

4!=

4!=
4! =

4!=

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4!
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4!
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54!=
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#
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4!
=

#
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4!
=

4!
=

54!
=

54!
=

4!
=
"

#
"4
54!
=

4! =

4!
=

#
"4

4! =
4!
=

4! =

#
"4

"4!
=

#
"4
" 4!=
"

#
"4
4!

=
# " 4 4!5=
4! =

#
"4

54!
=
"4!
=
4!5=
4!
=

4! =

#
"4

4!
=

#
"4

4!"=

5 4!
=

4!=

4!5=

5 "

5 5

5 55

5 "

5 5

5 "
"
5 "
5 4!=
5 "

# $

%
&

'

()* *+,-./).0

1 "1

$
2

1
1

$
2

1
1 $
2

"$

'

=
@

4!
=

! 3$
3 =
@

4!
=

! 3$
3 1
3 (

'

4 '
I

33

"4

2

$
'

'

3

)

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE
05/31/2022 ENTITLEMENT PACKAGE
08/29/2022
08/30/2022 ENTITLEMENT PACKAGE
3272

4!
=
"4!
=
=
'

3

I$
=
4!
= =

=

G

3

"

$

4 4

4

@

5
;
33

4!
=

4!=
4! =

4!
=

4!=

#
"4

4!
=

$

4 4

4
@

;

4 4

4
@

;

4 4

4
@

;

$

"4!
=
4!
=
"4!
=

#
"4

4!
=

4! =

4!
=

54!
=

4!=
54!=
4!
=
4!
=
4!
=
4!
=
4!
=
4!
= 54!
=
4!
=
4!
=
4!
= 54!
=
"

#
"4
54!
=

#
"4

4!
=

$$$

4 !
=
4!
=
4! =
4!
=
# " 4 4!5=

54!
=

4!=

#
"4

4!
=

#
"4

4!"=

4! =

#
"4

"4!=

4! =

4!
=

#
"4

4!5=

#
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"

#
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4!
=

#
"4

54!
=

5

"

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5
5

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5
5
5
5
5
5"

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5
5
55
5

5
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"
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5

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5
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5 "
5 "
5 "

5
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5

5"

# $

%
&

'

()* *+,-./).0

1 "1

$
2

1
1

$
2

1
1 $
2

"$

1=
@

4!
=
2

(

'

4 '
I

33

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2

$
'

=
@

4!
=
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3

! 3$
3 1
3
)

)
"
"

3

! '
$

2

'
'1

$
'
2
2
$

$
'

'A
J
'
$

C$

!1 =
2
B

5
$D
J
!$3

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3

2

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3$
3

F

3$

F
3$
3
F

3$

3$
3
F

F

F

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE
05/31/2022 ENTITLEMENT PACKAGE
08/29/2022
08/30/2022 ENTITLEMENT PACKAGE
3273
O.T.B.

O.T.B.

STORAGE
ROOM
BELOW

OPEN TO
BELOW
O.T.B.

FD
RAMP DOWN TO B1.5
42" AFF
GFI 36" AFF GFI 36" AFF
GFI 36" AFF
GFI 36" AFF
42" AFFGFI
D
D
D
D
D
D
D
D
D
D

OPEN TO
RAMP
BELOW
UP UP
UP

EDGE OF BALCONY
42" AFFGFI
42" AFF
42" AFF
GFI 36" AFF GFI 36" AFF
GFI 36" AFF
GFI 36" AFF
42" AFFGFI
D
D
D
D
D
D
D
D
D
D
AEI -PGST -S36T
I EA GP- - TS 63S T
AEI - PGS T - S36T
B
B
B
C
D
D D
D

EDGE OF BALCONY

EDGE OF BALCONY
A1.015
3 A1.015
2 LEASING

MAIL RESIDENT

LOUNGES
ENTRY

MIXED RETAIL
(TAKE OUT DINING ONLY)

FITNESS
BIKE
LOUNGE
ELEC
FIRE
PUMP
LOBBY
MDF
2 A1.035
1 A1.035
A1.031
2 A1.030
1 A1.030
1 A1.031
2 A1.031
341'-9"
27'-7" 270'-8" 43'-5"
152'-3"
224'-11"
75'-6"
46'-2"
65'-2"
129'-11"
SEE B1

RAMP DOWN
140'-3"
TRASH
ROOM
EL 100'
EL 100.5'
EL 100.5'

LOADING
USPS
V1

TRANSFORMERS
TYP
24'-0"
T
Y
P
9'-0"
R1 R2 R3 R4 R5 R6 R7 R8
V2
V3
V4
ELEV
STAIR ACCESS.

STAIR 01
STAIR 02
STAIR 03
SHAFT
STAIR
ACCESS.

LOBBY
ACCESS

FIREPUMP

ROOM ACCESS

MAILROOM ACCESS
V5
10 BIKE STALLS
5 BIKE
STALLS
TYP
9'-0"
3 STALLS
72'-0"
KB
KB
KB
KB
KB
KB

BIN STAGING

VISITOR

VISITOR
72'-0" (3 STALLS)
24'-0" TYP.
72'-0" (3 STALLS)
5 STALLS
120'-0"
10'-0" 60'-0"
WD-A27x28
1008
WD-A24x28
1006
WD-A24x28
1007
WD-A27x28
1009
WD-B36x28
1011
WD-B36x28
1033
WD-BIC36x36
1032
WD-A24x28
1030
WD-A24x28
1031
WD-S18x32
1029
WD-A18x32
1028
WD-A24x28
1026
WD-A24x28
1027
WD-A27x28
1016
WD-A27x28
1012
WD-BOC43x34
1013
WD
1010
-BIC36x36
WD-S21x28
1014
WD-S21x28
1018
2 A1.035
1 A1.035
A1.031
2 A1.030
1 A1.030
1 A1.031
2 A1.031
1 A1.032
2 OPEN TO BELOW

OPEN TO BELOW

OPEN TO
BELOW

OPEN TO
BELOW
PETS
LOUNGE
PET
PARK
POOL
DECK
PODIUM
DECK

RESIDENT LOUNGE &

COWORKING, UPPER

RESIDENT

LOUNGE,
GROUND
ENTRY

LEASING

MAILROOM
EL 106'
EL 106'
STAIR 01
ELEV

ELEVELEV
LOBBY
GROUND
STAIR 02 MDF
STAIR 03

OPEN TO
BELOW
SHAFT
SHAFT

OUTDOOR

PASSAGEWAY
PATIO
PATIO
PATIO
EL 100'
POOL
EQUIP
POOL
SHWR
IDF
MEP
TRASH
14 STORAGE MODULES
12 @ 3'X5' X 8.0' H = 120 CuF
2 @ 4'X4' X 8.0' H = 128 CuF
2 STORAGE MODULES
1 @ 155 CuF
6'-1" 1 @ 215 CuF
7'-3" 4'-4"
6 7 8 9 101112
14 13
5 4 3 2 1

VISITOR

VISITOR
WD-B36x28
1025
WD-BIC36x36
1024
WD-BIC36x36
1020
WD-A27x28-k
1022
WD-A24x28
1002
COPYRIGHT 2021
STREETLIGHTS CREATIVE STUDIO CA Co.
2300 N. FIELD STREET | SUITE 800
DALLAS, TEXAS 75201 | TEL. 214-922-1182
[email protected]

DESIGN CONSULTANT

AUTHORIZATION

PROJECT TITLE

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE 840 THE CITY DRIVE SOUTH ORANGE, CALIFORNIA 05/31/2022 ENTITLEMENT PACKAGE
A1.012

FLOOR PLANS -

GROUND &

PODIUM LEVEL
1" = 20'-0"
1 FLOOR PLAN - LEVEL 1G
1" = 20'-0"
2 FLOOR PLAN - LEVEL 1P
NOTES:

ARCHITECTURAL DRAWINGS USE REFERENCE
ELEVATION 100' WHICH EQUALS TRUE LOBBY
ELEVATION AT GRADE , 119'.

PROVIDE KNOX BOX COMPLIANT WITH CITY

STANDARDS WHERE INDICATED BY
N
KB

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE
05/31/2022 ENTITLEMENT PACKAGE
08/29/2022
08/30/2022 ENTITLEMENT PACKAGE
3274
3 3
' 1
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3 3 3
' 1
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3 3
3 3 3
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)

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE
05/31/2022 ENTITLEMENT PACKAGE
08/29/2022
08/30/2022 ENTITLEMENT PACKAGE
3276

STORAGE
ROOM
BELOW
FD
1/4" / 12" 1/4" / 12"
1/4" / 12" 1/4" / 12"
1/4" / 12" 1/4" / 12"
1/4" / 12" 1/4" / 12"
1/4" / 12" 1/4" / 12"
1/4" / 12" 1/4" / 12"
1/4" / 12" 1/4" / 12"
1/4" / 12" 1/4" / 12"
1/4" / 12" 1/4" / 12"

SOLARZONE
1200 SF

SOLARZONE
1750 SF

SOLARZONE
2150 SF

SOLARZONE
1350 SF

SOLARZONE
760 SF

MECHANICAL
UNITS, TYP.

RAISED PARAPETS

FOR SCREENING

RAISED PARAPETS

FOR SCREENING
30'-1 7/8"
20'-5 5/8"
11'-8 5/8"

ORGANICS
3 CUBIC
YARD
3 CUBIC
YARD
3 CUBIC
YARD
3 CUBIC
YARD
TRASH CHUTE +

COMPACTOR
ROLLUP SERVICE 3 CUBIC YARD
DOOR

PAINTED HOLLOW

METAL DOOR

EXTERIOR WALL

WITH STUCCO
FINISH

CURB CUT APRON
2 CUBIC YARD

RECYCLE
CHUTE
8'-0"

ELEVATOR
17'-7"
19'-1 3/4"
20'-2 1/4"
10'-3 3/8"
8'-0" H
8'-0" DOOR
GARAGE

AIR SHAFT
2 CUBIC
YARDS
4 CUBIC
YARDS
GARAGE

AIR SHAFT
FD

PAINTED HOLLOW

METAL DOORS

BINS ANTICIPATED - A
MIX OF 4 CUBIC YARDS

AND SMALLER BINS
6'-9"
6'-0"
CR&R 6 YARD BIN
(SHOWN FOR SPACE
PLANNING ONLY!) 6'-0"
4'-0"
4 CUBIC
YARDS
5'-6"
3'-0"
2 CUBIC
YARDS
2 CUBIC
YARDS
COPYRIGHT 2021
STREETLIGHTS CREATIVE STUDIO CA Co.
2300 N. FIELD STREET | SUITE 800
DALLAS, TEXAS 75201 | TEL. 214-922-1182
[email protected]

DESIGN CONSULTANT

AUTHORIZATION

PROJECT TITLE

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE 840 THE CITY DRIVE SOUTH ORANGE, CALIFORNIA 05/31/2022 ENTITLEMENT PACKAGE
A1.015

ROOF PLAN &

ENLARGED

TRASH PLANS
1" = 20'-0"
1 ROOF PLAN
CALIFORNIA MANDATORY SOLAR READY ROOFS (CEnC 110.10):

CATEGORY: HIGH RISE MULTI-FAMILY (4-10 STORIES)
DIMENSIONAL CONSTRAINTS:
• 5' MIN IN ANY DIRECTION
• 160 SF MIN AREA
REQUIRED: 15% OF ROOF AREA = 47,398 X 15% = 7110 SF
PROVIDED: 7210 SF
1/4" = 1'-0"
2 FLOOR PLAN - TRASH ROOM
1/4" = 1'-0"
3 FLOOR PLAN - RETAIL TRASH ROOM
N

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE
05/31/2022 ENTITLEMENT PACKAGE
08/29/2022
08/30/2022 ENTITLEMENT PACKAGE
3277

EDGE OF BALCONY EDGE OF BALCONY

EDGE OF BALCONY
PD
FD
FD
PD
FD
PD
FD
PD PD
FD
FD FD
PD
PD
FD
FD
FD
FD
FD
PD
FD FD
FD
FD
PD
FD
PD FD
FD FD
FD
PD
FD
PD
FD
PD
PD
PD
PD
FD
PD
FD
FD
PD
FD
FD
PD
PD
FD FD
PD
PD
PD
FD
FD
PD
FD
PD
PD
FD
FD
FD
PD
FD
PD PD
FD PD
FD FD
PD
FD
FD
FD
FD
PD
PD
PD
PD
THE
CITY
DRIVE
S.

GARDEN GROVE BLVD.

D
D
D
D
D
D
D
D
D
D

0.00 0.53

2.43 2.53

4.32 5.00 4.38

0.51 0.16
A E I - P G S T - S 3 6 T
- I E A G P - TS 6 3 S T
A E I - P G S T - S 3 6 T
B
B
B
C
D
D D
D

EDGE OF BALCONY

YNOCLA BF OEGDE

EDGE OF BALCONY EDGE OF BALCONY

EDGE OF BALCONY

EDGE OF BALCONY
W/D
DW

SHAFT OR MECH
CLOSET, SEEOVERALL PLANS. W/D
DW

EDGE OF BALCONY

EDGE OF BALCONY EDGE OF BALCONY
S
THE
CITY
DRIVE
S.

GARDEN GROVE BLVD.

D
D
D
D
D
D
D
D
D
D

EDGE OF BALCONY

YNOCLA BF OEGDE

EDGE OF BALCONY
J

EDGE OF BALCONY
W/D
DW

SHAFT OR MECH
CLOSET, SEEOVERALL PLANS. W/D
DW

EDGE OF BALCONY

YNOCLA BF OEGDE
SHAFT OR MECHCLOSET, SEEOVERALL PLANS.

B1b

EDGE OF BALCONY

EDGE OF BALCONY EDGE OF BALCONY
THE
CITY
DRIVE
S.

GARDEN GROVE BLVD.

D
D
D
D
D
D
D
D
D
D

EDGE OF BALCONY EDGE OF BALCONY
1018
S1b
1014
S1b

SMART VINYL
1010
B2a
VINYL
1008
A2b
VINYL
1006
A1b-3c
VINYL
1007
A1b-2.1
VINYL
1009
A2b-3.1

SMART VINYL
1011
B1a-2
VINYL
1013
B4b-1 SMART

SMART VINYL
1012
A2b

SMART VINYL
1016
A2b
VINYL
1027
A1a-3
1029
S0a-2
VINYL
1031
A1a-3

SMART VINYL
1033
B1a-c

SMART VINYL
1032
B2a-kf
VINYL
1030
A1b-f
VINYL
1028
A0a
VINYL
1026
A1b-f

SMART VINYL
1020
B2a-k

SMART VINYL
1022
A2b-k
VINYL
1002
A1b-3c

SMART VINYL
1025
B1a-3
VINYL
1024
B2a-2
VINYL
2001
B4b-k SMART
SMART
2003
A2b-5f
2005
A1b
2007
S1a
2009
S1a
2011
A2b-2
2013
A2b-4c
VINYL
2015
B4b-2 SMART
2017
B2a-c
2008
B2a-s
2006
S1b
2004
S1b
2002
B2a-c
2035
A1b
2037
B1b

SMART VINYL
2036
A2b-k
VINYL
2038
A1b-3c

SMART VINYL
2039
B3b
2030
S1b
2026
S1b
SMART
2022
B2a
2020
A2b
2018
A1b-3c
2019
A1b-2
2021
A2b-3
SMART
2023
B1a-2
VINYL
2025
B4b-1 SMART
VINYL
2024
A2b
2028
A1a-2
2032
A2b

SMART VINYL
2040
B2a-2
VINYL
2041
B1b-3
2043
A1b
2042
A1b-3
2044
A0a
2045
S0a
2046
A1b-3
2047
A1b
SMART
2049
B1b-c
VINYL
2051
B4b-3 SMART
2050
A1b
2054
A2b-2
2052
B1a
VINYL
2058
B5a-k SMART

SMART VINYL
2034
B2a-k
SMART
2048
B2a-kf
VINYL
3001
B4b-k SMART
SMART
3003
A2b-5f
3005
A1b
3007
S1a
3009
S1a SMART
3011
A2b-2
3013
A2b-4c
VINYL
3015
B4b-2 SMART
3017
B2a-c
3008
B2a-s
3006
S1b
3004
S1b
3002
B2a-c
VINYL
3038
A1b-3c

SMART VINYL
3036
A2b-k
3035
A1b
3037
B1b

SMART VINYL
3039
B3b
3030
S1b
3026
S1b
SMART
3022
B2a
SMART
3023
B1a-2
3021
A2b-3
3020
A2b
3018
A1b-3c
3019
A1b-2
VINYL
3025
B4b-1 SMART
VINYL
3024
A2b
3028
A1a-2
3032
3040 A2b
B2a-2
3041
B1b-3
3043
A1b
3045
S0a
3042
A1b-3
3044
A0a
3046
A1b-3
3047
A1b
SMART
3049
B1b-c
VINYL
3051
B4b-3 SMART
3050
A1b
3052
B1a
3054
A2b-2
VINYL
3058
B5a-k SMART
3056
B5a

SMART VINYL
3034
B2a-k
SMART
3048
B2a-kf
COPYRIGHT 2022
STREETLIGHTS CREATIVE STUDIO CA CORP.
2300 N. FIELD STREET | SUITE 800
DALLAS, TEXAS 75201 | TEL. 214-922-1182
[email protected]

DESIGN CONSULTANT

AUTHORIZATION

PROJECT TITLE

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE 840 THE CITY DRIVE SOUTH ORANGE, CALIFORNIA 05/31/2022 ENTITLEMENT PACKAGE
A1.016
UNIT

ADDRESSING
PLANS
1" = 40'-0"
1 ADDRESS PLAN - LEVEL 1P
1" = 40'-0"
2 ADDRESS PLAN - LEVEL 2
1" = 40'-0"
3 ADDRESS PLAN - LEVEL 3
08/29/2022

ENTITLEMENT PACKAGE
A1.016

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE
05/31/2022 ENTITLEMENT PACKAGE
08/29/2022
08/30/2022 ENTITLEMENT PACKAGE
3278

YNOCLA BF OEGDE

EDGE OF BALCONY

EDGE OF BALCONY EDGE OF BALCONY
W/D
DW
SHAFT OR MECHCLOSET, SEEOVERALL PLANS. W/D
DW

EDGE OF BALCONY
THE
CITY
DRIVE
S.

GARDEN GROVE BLVD.

D
D
D
D
D
D
D
D
D
D

EDGE OF BALCONY

YNOCLA BF OEGDE

EDGE OF BALCONY

EDGE OF BALCONY EDGE OF BALCONY

EDGE OF BALCONY

EDGE OF BALCONY EDGE OF BALCONY
SHAFT OR MECHCLOSET, SEEOVERALL PLANS.

B1b

EDGE OF BALCONY
W/D
DW
SHAFT OR MECHCLOSET, SEEOVERALL PLANS. W/D
DW

EDGE OF BALCONY
THE
CITY
DRIVE
S.

GARDEN GROVE BLVD.

D
D
D
D
D
D
D
D
D
D

EDGE OF BALCONY EDGE OF BALCONY
THE
CITY
DRIVE
S.

GARDEN GROVE BLVD.

D
D
D
D
D
D
D
D
D
D
VINYL
4001
B4b-k SMART
4005
A1b
4007
S1a
4009
S1a
SMART
4011
A2b-2
4008
B2a-s
4006
S1b
4004
S1b
4002
B2a-c
4013
A2b-4c
4017
B2a-c
VINYL
4015
B4b-2 SMART
4019
A1b-2
4018
A1b-3c
4020
A2b
4021
A2b-3
SMART
4023
B1a-2
SMART
4022
B2a
VINYL
4024
A2b
4028
A1a-2
4026
S1b
4030
S1b
4032
A2b
VINYL
4025
B4b-1 SMART
4040
B2a-2

SMART VINYL
4036
A2b-k
VINYL
4038
A1b-3c
4035
A1b
4037
B1b

SMART VINYL
4039
B3b
4041
B1b-3
4043
A1b
4045
S0a
4042
A1b-3
4044
A0a
4046
A1b-3
4047
A1b
4050
A1b
VINYL
4051
B4b-3 SMART
SMART
4049
B1b-c
4052
B1a
4054
A2b-2
VINYL
4058
B5a-k SMART
4056
B5a
SMART
4003
A2b-5f

SMART VINYL
4034
B2a-k
SMART
4048
B2a-kf
VINYL
5001
B4b-k SMART
SMART
5003
A2b-5f
5002
B2a-c
5004
S1b
5005
A1b
5007
S1a
5006
S1b
5008
B2a-s
5009
S1a
5011
A2b-2
5017
B2a-c
5013
A2b-4c
VINYL
5015
B4b-2 SMART
5019
A1b-2
5018
A1b-3c
5020
A2b
5021
A2b-3
SMART
5023
B1a-2
SMART
5022
B2a
5035
A1b
5037
B1b

SMART VINYL
5039
B3b

SMART VINYL
5036
A2b-k
VINYL
5038
A1b-3c
5030
S1b
5026
S1b
5041
B1b-3
5040
B2a-2
5032
A2b
5028
A1a-2
VINYL
5024
A2b
VINYL
5025
B4b-1 SMART
5043
A1b
5042
A1b-3
5044
A0a
5045
S0a
5047
A1b
5046
A1b-3
SMART
5049
B1b-c
5052
B1a
5056
B5a
VINYL
5058
B5a-k SMART
5054
A2a
5050
A1a
VINYL
5051
B4a-3 SMART

SMART VINYL
5034
B2a-k
SMART
5048
B2a-kf
VINYL
6001
B4a-k SMART

SMART VINYL
6003
A2a
6002
B2a-c.1
6004
S1b
6005
A1a
6007
S1a
6006
S1b
VINYL
6008
A1a
6009
S1a

SMART VINYL
6011
A2a
6010
S0a-2
SMART
6012
B2a-c.2
6013
A2a-4c
VINYL
6015
B4a-2 SMART
COPYRIGHT 2022
STREETLIGHTS CREATIVE STUDIO CA CORP.
2300 N. FIELD STREET | SUITE 800
DALLAS, TEXAS 75201 | TEL. 214-922-1182
[email protected]

DESIGN CONSULTANT

AUTHORIZATION

PROJECT TITLE

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE 840 THE CITY DRIVE SOUTH ORANGE, CALIFORNIA 05/31/2022 ENTITLEMENT PACKAGE
A1.017
UNIT

ADDRESSING
PLANS
1" = 40'-0"
1 ADDRESS PLAN - LEVEL 4
1" = 40'-0"
2 ADDRESS PLAN - LEVEL 5
1" = 40'-0"
3 ADDRESS PLAN - LEVEL 6
08/29/2022

ENTITLEMENT PACKAGE
A1.017

HALLWAY
BEDROOM 1
LIVING

KITCHEN
DW
W/D
29'-6"
21'-0"
CLST 1 BATH
MECH

KITCHEN

SLEEPING
W/D
DW

EXTERIOR

CONDTIONS VARY
18'-0"
33'-6"
LIVING

BEDROOM
BATH
CLST 1
MECH

KITCHEN

HALLWAY
DW
W/D
24'-0"
29'-6"

BEDROOM LIVING KITCHEN

HALLWAY
BATH
CLST 1
MECH
DW W/D
27'-0"
29'-6"

BEDROOM LIVING

HALLWAY

KITCHEN
MECH
BATH
CLST
W/D
DW

EXTERIOR

CONDITIONS VARY
27'-0"
29'-6"

BEDROOM LIVING
BATH
CLST
MECH

KITCHEN

HALLWAY
W/D
DW
4'-6 7/8"
3'-2 1/4"

EXTERIOR

CONDITIONS VARY
122 CUBIC FOOT
STORAGE (GROSS).
27'-0"
5'-0" 29'-6"
34'-6"
14'-5"

BEDROOM LIVING
MECH
CLST
BATH

KITCHEN

HALLWAY
122 CUBIC FOOT
STORAGE (GROSS).
3'-2 1/4" 4'-6 7/8"
COPYRIGHT 2021
STREETLIGHTS CREATIVE STUDIO CA Co.
2300 N. FIELD STREET | SUITE 800
DALLAS, TEXAS 75201 | TEL. 214-922-1182
[email protected]

DESIGN CONSULTANT

AUTHORIZATION

PROJECT TITLE

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE 840 THE CITY DRIVE SOUTH ORANGE, CALIFORNIA 05/31/2022 ENTITLEMENT PACKAGE
A1.020

UNIT MIX
3/16" = 1'-0"
1 WD-S18 X 32
3/16" = 1'-0"
2 WD-S21 X 28
3/16" = 1'-0"
3 WD-A18 X 32
3/16" = 1'-0"
4 WD-A24 X 28
3/16" = 1'-0"
6 WD-A27 X 28-4c
3/16" = 1'-0"
5 WD-A27 X 28
3/16" = 1'-0"
7 WD-A27 X 28-k

UNIT DATA
TOTAL UNITS = 5
UNIT SQ FT. = 603 SF

REQUIRED STORAGE IN GARAGE

UNIT DATA
TOTAL UNITS = 30
UNIT SQ FT. = 619 SF (SMALLEST VARIATION)

REQUIRED STORAGE IN GARAGE

UNIT DATA
TOTAL UNITS = 6
UNIT SQ FT. = 558 SF

REQUIRED STORAGE IN GARAGE

UNIT DATA
TOTAL UNITS = 53
UNIT SQ FT. = 672 SF

REQUIRED STORAGE IN GARAGE

UNIT DATA
TOTAL UNITS = 34
UNIT SQ FT. = 789 SF (SMALLEST VARIATION)

REQUIRED STORAGE IN UNIT

UNIT DATA
TOTAL UNITS = 5
UNIT SQ FT. = 778.5 SF (SMALLEST VARIATION)

REQUIRED STORAGE IN GARAGE

UNIT DATA
TOTAL UNITS = 5
UNIT SQ FT. = 868 SF

REQUIRED STORAGE IN UNIT

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE
05/31/2022 ENTITLEMENT PACKAGE
08/29/2022
08/30/2022 ENTITLEMENT PACKAGE
3280
T
T
BEDROOM 1 LIVING BEDROOM 2 KITCHEN HALLWAY
BATH 2
CLST 2
COAT
MECH
BATH 1
CLST 1
5'-1"
29'-0"
36'-0"
W/D
DW

EXTERIOR

CONDITIONS VARY
4'-4"

KITCHEN
COAT
MECH
CLST 1 BATH 1
BEDROOM 1
LIVING
BEDROOM 2
CLST 2
BATH 2
W/D
DW
36'-0"
36'-0"
22'-0"
22'-0"
123 CUBIC FOOT
STORAGE (GROSS).
3'-10 5/8"
40'-6"
5'-0" 29'-6"
34'-6"
BEDROOM 1 LIVING BEDROOM 2
CLST 1
CLST 2
BATH
BATH

KITCHEN

HALLWAY
W/D
DW
MECH
15'-9" 12'-7"
COPYRIGHT 2021
STREETLIGHTS CREATIVE STUDIO CA Co.
2300 N. FIELD STREET | SUITE 800
DALLAS, TEXAS 75201 | TEL. 214-922-1182
[email protected]

DESIGN CONSULTANT

AUTHORIZATION

PROJECT TITLE

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE 840 THE CITY DRIVE SOUTH ORANGE, CALIFORNIA 05/31/2022 ENTITLEMENT PACKAGE
A1.021

UNIT MIX
3/16" = 1'-0"
1 WD-B36 X 28
3/16" = 1'-0"
2 WD-BIC36 X 36
3/16" = 1'-0"
3 WD-B40.5 X 28

UNIT DATA
TOTAL UNITS = 4
UNIT SQ FT. = 1273 SF

REQUIRED STORAGE IN GARAGE

UNIT DATA
TOTAL UNITS = 23
UNIT SQ FT. = 1039 SF (SMALLEST VARIATION)

REQUIRED STORAGE IN GARAGE

UNIT DATA
TOTAL UNITS = 34
UNIT SQ FT. = 1115 SF

REQUIRED STORAGE IN UNIT

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE
05/31/2022 ENTITLEMENT PACKAGE
08/29/2022
08/30/2022 ENTITLEMENT PACKAGE
3281
T
BEDROOM 1 KITCHEN
LIVING
BEDROOM 2
BATH 2
BATH 1
CLST 1
CLST 2
MECH

HALLWAY
DW
W/D
34'-0"
43'-0"
15'-6" 27'-6"
6'-0"

EXTERIOR CONDITIONS
VARY
4'-4 1/4"
3'-10 1/4"
133 CUBIC FOOT
STORAGE (GROSS).

LIVING
BEDROOM 2
BEDROOM 1

KITCHEN
BATH 2
CLST 2
BATH 1
CLST 1
MECH
41'-0"
2'-7" 29'-6"
4'-6"
4'-0"
DW
W/D
COPYRIGHT 2021
STREETLIGHTS CREATIVE STUDIO CA Co.
2300 N. FIELD STREET | SUITE 800
DALLAS, TEXAS 75201 | TEL. 214-922-1182
[email protected]

DESIGN CONSULTANT

AUTHORIZATION

PROJECT TITLE

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE 840 THE CITY DRIVE SOUTH ORANGE, CALIFORNIA 05/31/2022 ENTITLEMENT PACKAGE
A1.022

UNIT MIX
3/16" = 1'-0"
1 WD-BOC43 X 34
3/16" = 1'-0"
2 WD-BST
148 CUBIC FOOT
STORAGE (GROSS).

UNIT DATA
TOTAL UNITS = 19
UNIT SQ FT. = 1369 SF (SMALLEST VARIATION)

REQUIRED STORAGE IN UNIT

UNIT DATA
TOTAL UNITS = 7
UNIT SQ FT. = 1177 SF (SMALLEST VARIATION)

REQUIRED STORAGE IN UNIT

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE
05/31/2022 ENTITLEMENT PACKAGE
08/29/2022
08/30/2022 ENTITLEMENT PACKAGE
3282
#

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T . O . PARAPET
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5THFLOOR
4THFLOOR
3RDFLOOR
2NDFLOOR
1STFLOOR-TOSLAB

GROUNDFLOOR
6THFLOOR
T . O . PARAPET
T . O . ROOF
5THFLOOR
4THFLOOR
3RDFLOOR
2NDFLOOR
1STFLOOR-TOSLAB

GROUNDFLOOR
6THFLOOR
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T . O . ROOF
5THFLOOR
4THFLOOR
3RDFLOOR
2NDFLOOR
1STFLOOR-TOSLAB

GROUNDFLOOR
6THFLOOR
T . O . PARAPET
T . O . ROOF
5THFLOOR
4THFLOOR
3RDFLOOR
2NDFLOOR
1STFLOOR-TOSLAB

GROUNDFLOOR
2 #3
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"78
12/16/2022
#
2
3284

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1 !1

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2

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2
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;

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1 6H
;

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T . O . PARAPET
T . O . ROOF
5THFLOOR
4THFLOOR
3RDFLOOR
2NDFLOOR
1STFLOOR-TOSLAB

GROUNDFLOOR
T . O . PARAPET
T . O . ROOF
5THFLOOR
4THFLOOR
3RDFLOOR
2NDFLOOR
1STFLOOR-TOSLAB

GROUNDFLOOR
2 &&
32 &&
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12/16/2022
#
2
3285

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12/16/2022
#
2
3286

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2

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2

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12/16/2022
#
2
3287

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12/16/2022
#
2
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2

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2

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2
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'

12/16/2022
#
2
3289
8 5 ' -0"BU I LDL I NE
100 ' -0"

GROUNDPLANE
LEVEL01GGROUND
LEVEL01POD I UM
LEVEL02
LEVEL03
LEVEL04
LEVEL05
T . O . ROOFA
T . O . ROOFB
LEVEL06
UN I T
UN I T
UN I T
UN I T
UN I T
UN I T
UN I T
UN I T

UN I TUN I T

UN I TUN I TUN I T
GARAGE
GARAGE
LEVELB1
LEVELB2
LEVELB3
GARAGE
3'-6"
LEVELB1 . 5
LEVELB2 . 5
5'-0"
11'-8" 11'-8" 11'-8" 11'-8" 11'-8"
5' -0"
10'-0"
63'-4"
10'-0" 11'-8" 10'-0"
16'-8"
75'-0"
11'-8" 11'-8" 11'-8" 11'-8" 11'-8" 10'-0"
TYPE 1 A PODIUM

WITH BASEMENT
PUMP
ROOM
5 - STORY TYPE IIIA

TYPE I I I A
WOOD
FRAMED

MULT I -FAM I LY
1HRRATED2X12
FRAMED

ASSEMBLY
SLOPED2X

FRAM I NG

ATBALCON I ES

TYPE I A

PARK I NG

STRUCTURE
3HRRATED

CONCRETEPOD I UM

SLABPERCBC
510 . 2

DEPRESSED

COURTYARD

FRAM I NG

VERT I CALOFFSET I N
3HRRATED

CONCRETE
POD I UMPERCBC510 . 2
2HRRATED

EXTER I OR
WOOD

WALLASSEMBLY
1HRRATED
ROOF

TRUSSASSEMBLY

TYPE I I I A
WOOD
FRAMED

MULT I -FAM I LY
6'-0"
11'-8" 11'-8" 11'-8" 11'-8" 11'-8"
5' -0"
10'-0"
63'-4"
10'-0"
85 ' -0"BU I LDL I NE
100 ' -0"

GROUNDPLANE

RETA I L
16'-2"

POOLCOURTYARDCOURTY ARDB
75'-0"

UN I TUN I T

UN I TUN I T
LOBBY
UN I T

UN I TUN I T

UN I TUN I T
GARAGE
GARAGE
LEVEL01GGROUND
LEVEL01PPOD I UM
LEVEL02
LEVEL03
LEVEL04
LEVEL05
T . O . ROOFA
LEVELB1
LEVELB2
11'-8"
T . O . ROOFB
11'-8" 11'-8" 11'-8" 11'-8" 11'-8" 10'-0" 10'-6" 10'-0" LEVEL06
LEVELB1 . 5
LEVELB2 . 5
GARAGE
LEVELB3
10'-0"
7'-6"

C L E A R
GARAGE
GARAGE
5 - STORY TYPE IIIA
5 - STORY TYPE IIIA
TYPE 1 A PODIUM

WITH BASEMENT
TYPE 1 A PODIUM

WITH BASEMENT

RA I SEDPOOLDECK

DEPRESSED

COURTYARD

FRAM I NG

TYPE I I I A
WOOD
FRAMED

MULT I -FAM I LY

TYPE I I I A
WOOD
FRAMED

MULT I -FAM I LY

TYPE I A

PARK I NG

STRUCTURE

DEPRESSED

COURTYARD

FRAM I NG
1HRRATED
ROOF

TRUSSASSEMBLY
1HRRATED2X12
FRAMED

ASSEMBLY
SLOPED2X

FRAM I NG

ATBALCON I ES
3HRRATED

CONCRETEPOD I UM

SLABPERCBC
510 . 2

VERT I CALOFFSET I N
3HRRATED

CONCRETE
POD I UMPERCBC510 . 2

STRUCTURAL

FRAM I NG

FORPOOLDECK
2HRRATED

EXTER I OR
WOOD

WALLASSEMBLY

TYPE I I I A
WOOD
FRAMED

MULT I -FAM I LY
!"!
#$
%
& ' ( )*
*+, -./). 0
1"1$2
11$2
11$2
15=@4! = ! ' 1 5=@ 4! = ! 2
( ' 4' I 3
3 "4
23$ ' ' 3
)

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE
05/31/2022 ENTITLEMENT PACKAGE
08/29/2022
08/30/2022 ENTITLEMENT PACKAGE
3290
S
METER
METER
S
METER
METER
METER
2 A1.052
1 A1.052
319'-7"
60'-0"
18'-0" 24'-0" 18'-0"18'-0" 24'-0" 18'-0"
9'-7"
9'-0"
18'-0"
4'-6"

RAMP DN

5.83%

ACCESSIBLE ROUTEACCESSIBLE ROUTE
1032 1031 1030 1029 1028 1027 1026 1025 1024 1023 1022 1021 1020 1019 1018 1017 1016 1015 1014 1013 1012 1011
1010 1009 1008 1007 1006 1005
1035 1038 1037 1036 1039 1040 1041 1042 1043 1044 1045 1046 1047 1048 1049 1050 1051 1052 1053 1054 1055 1056 1057 1058 1059 1060 1061 1062 1034 1033 TYP.
1'-0"
TYP.
1'-0"
9'-0"
18'-0" 24'-0" 18'-0"
1004 1003 1002 1001
1063 1064 1065 1066 1067
TYP.
.9'-0"
18'-0" 24'-0" 18'-0"
1068 1069

LOWER LEVEL OFFICE PARKING
69 STALLS

DRIVEWAY
29'-6"

GARDEN GROVE BLVD

STAIR UP

PORTIONS OF

GARAGE BELOW
GRADE

LINE OF STRUCTURE
ABOVE
(E) ENHANCED

PAVING TO

REMAIN/ REPAIRED
2 A1.052
1 A1.052

RAMP DN

5.83%
18'-0" 24'-0" 18'-0"
10'-0"
TYP.
9'-0"
DN
2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2076 2075 2074 2073 2072 2071 2070 2069 2068 2067 2066 2065 2064 2063 2062 2061 2060 2059 2058 2057 2056 2055 2054 2053 2052 2051 2050 2049 2048 2047 2046 2045 2044 2043 2042 2041 2040 2039 355'-7"
60'-0"
18'-0" 24'-0" 18'-0"18'-0" 24'-0" 18'-0"

STAIR FROM PARKING BELOW
STAIR
TRENCH
DRAIN

RAMP UP

PROPERTY
LINE
(E) TO REMAIN

LOWER LEVEL

PARKING

DRIVEWAY
29'-6"
24'-0"

GARDEN GROVE BLVD

UPPER LEVEL OFFICE PARKING
76 STALLS

FIRE ACCESS
20'-0"

DRIVEWAY
29'-4"
COPYRIGHT 2021
STREETLIGHTS CREATIVE STUDIO CA Co.
2300 N. FIELD STREET | SUITE 800
DALLAS, TEXAS 75201 | TEL. 214-922-1182
[email protected]

DESIGN CONSULTANT

AUTHORIZATION

PROJECT TITLE

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE 840 THE CITY DRIVE SOUTH ORANGE, CALIFORNIA 05/31/2022 ENTITLEMENT PACKAGE
A1.050

STAND ALONE

PARKING

GARAGE PLANS
1/16" = 1'-0"
1 FLOOR PLAN - LEVEL 1
1/16" = 1'-0"
2 FLOOR PLAN - LEVEL 2
INCLUDED IN LEVEL 1
INCLUDED IN LEVEL 1

CONCRETE COLUMNS

ADHERED BRICK

VENEER TO MATCH (E)

OFFICE BUILDING

LIGHT FIXTURE
OPEN
3'-10 5/8"
+/- 12'-0"

UPPER LEVEL

CONCRETE

COLUMNS

ADHERED BRICK

VENEER TO MATCH
(E) OFFICE BLDG

OPEN FOR VENTILATION

UPPER LEVEL

CONCRETE

COLUMNS

ADHERED BRICK

VENEER TO MATCH
(E) OFFICE BLDG

OPEN FOR VENTILATION

LIGHT FIXTURE
3'-10 5/8" +/- 12'-0"

ADHERED BRICK

VENEER TO MATCH (E)

OFFICE BUILDING

LIGHT FIXTURE

PARKING STALLS

DISTORTED IN VIEW

DUE TO ANGLE

MATERIALS LEGEND

DESCRIPTION COLOR
BK-02 TO MATCH EXISTING OFFICE BLDG
BK-02

CONC CONCRETE - SMOOTH FINISH NATURAL GRAY

ADHERED BRICK VENEER
CONC

POLE LIGHTING FIXTURE

ARCHETYPE BY KIM LIGHTING OR SIM
COPYRIGHT 2021
STREETLIGHTS CREATIVE STUDIO CA Co.
2300 N. FIELD STREET | SUITE 800
DALLAS, TEXAS 75201 | TEL. 214-922-1182
[email protected]

DESIGN CONSULTANT

AUTHORIZATION

PROJECT TITLE

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE 840 THE CITY DRIVE SOUTH ORANGE, CALIFORNIA 05/31/2022 ENTITLEMENT PACKAGE
A1.051

STAND ALONE
GARAGE

ELEVATIONS

KEY PLAN
3/32" = 1'-0"
3 EAST ELEVATION - PARKING GARAGE
3/32" = 1'-0"
1 SOUTH ELEVATION - PARKING GARAGE
2 4
3/32" = 1'-0"
2 GARAGE - NORTH ELEVATION
3/32" = 1'-0"
4 GARAGE - WEST ELEVATION

UPPER LEVEL
3 KEY PLAN
2 4 3
3 DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE
05/31/2022 ENTITLEMENT PACKAGE
08/29/2022
08/30/2022 ENTITLEMENT PACKAGE
12/16/2022
#
2
3292

GARAGE RAMPS UP

GARAGE RAMPS UP
3'-10 5/8" +/- 12'-0"

STAIR BEYOND UPPER LEVEL

LIGHT FIXTURE
3'-10 5/8" +/- 12'-0" 11'-8"

UPPER LEVEL
GARAGE

LOW POINT
5 .
8 3
%
5 .
8 3
%
COPYRIGHT 2021
STREETLIGHTS CREATIVE STUDIO CA Co.
2300 N. FIELD STREET | SUITE 800
DALLAS, TEXAS 75201 | TEL. 214-922-1182
[email protected]

DESIGN CONSULTANT

AUTHORIZATION

PROJECT TITLE

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE 840 THE CITY DRIVE SOUTH ORANGE, CALIFORNIA 05/31/2022 ENTITLEMENT PACKAGE
A1.052

STAND ALONE
GARAGE

SECTIONS
3/32" = 1'-0"
1 NORTH TO SOUTH SECTION - PARKING GARAGE
3/32" = 1'-0"
2 WEST TO EAST SECTION - PARKING GARAGE

KEY PLAN
2 24 2... 11
....

PAINTED METAL

RAILINGS
10 X 10 POSTS

CLAD WITH FIBER

CEMENT TRIM

FIBER CEMENT TRIM -

PAINTED
RIPPED 2" X 12" JOIST

FRAMING

PAINTED FIBER CEMENT
SOFFIT BD AT UNDERFACE.

DECORATIVE

SCREEN PANEL
(FIBER CEMENT)
& METAL FRAME
11'-7 7/8" (TYPICAL FLOOR)
5 1/2"
3/4"
6" 10"

CONCRETE TOPPING

OVER SLOPED FRAMING
- DRAIN TO EDGES

PAINTED METAL EDGE

FLASHING OVER

FIBER CEMENT TRIM
3B
A1.200

ALUMINUM

STOREFRONT

SYSTEM W/

CLEAR GLAZING

METAL FRAMED

CANOPY SYSTEM

ADHERED

MASONRY VENEER

SMOOTH STUCCO
TRIM

DECORATIVE

LIGHT FIXTURE

ALUMINUM STOREFRONT
SYSTEM

METAL CANOPY SYSTEM

ADHERED MASONRY

VENEER BEYOND

SMOOTH STUCCO TRIM
2'-0"
8"

ALUMINUM STOREFRONT
SYSTEM

WALL ASSEMBLY

TRIM BELOW

FURRED PILASTER
7".
2'-9".
2B
A1.200

STUCCO WALL

ASSEMBLY
WINDOW

ASSEMBLY W/

CLEAR GLAZING

FIBER CEMENT

LAP SIDING

FIBER CEMENT

TRIM SURROUND
4"
STUCCO
REVEAL

FIBER CEMENT
TRIM

FIBER CEMENT
PANEL
29'-11 3/4"
4" 4"
7'-4"
4" 4"

WALL ASSEMBLY

WINDOW ASSEMBLY
TRIM

STUCCO WALL

ASSEMBLY

WINDOW ASSEMBLY

FIBER CEMENT

TRIM & SURROUND

STUCCO WALL

ASSEMBLY

WINDOW ASSEMBLY

FIBER CEMENT TRIMS

FIBER CEMENT

LAP SIDING
6'-0" 2'-0".
11'-7 7/8" (TYPICAL)
8'-0".

COPYRIGHT 2021
STREETLIGHTS CREATIVE STUDIO CA Co.
2300 N. FIELD STREET | SUITE 800
DALLAS, TEXAS 75201 | TEL. 214-922-1182
[email protected]

DESIGN CONSULTANT

AUTHORIZATION

PROJECT TITLE

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE 840 THE CITY DRIVE SOUTH ORANGE, CALIFORNIA 05/31/2022 ENTITLEMENT PACKAGE
A1.200

ARCHITECTURAL

DETAILS
3/8" = 1'-0"
1A BALCONY ELEVATION
3/8" = 1'-0"
1B

BALCONY SECTION
3/8" = 1'-0"
3A STOREFRONT - ELEVATION
3/8" = 1'-0"
3B STOREFRONT - SECTION
3/8" = 1'-0"
3C STOREFRONT - PLAN
3/8" = 1'-0"
2A WINDOW WITH SURROUND - ELEVATION
3/8" = 1'-0"
2C WINDOW WITH SURROUND - PLAN
3/8" = 1'-0"
2B

SECTION

DECORATIVE LIGHT
FIXTURE.

WAC OBERON OR SIM.

BRONZE / BLAKC FINISH

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE
05/31/2022 ENTITLEMENT PACKAGE
08/29/2022
08/30/2022 ENTITLEMENT PACKAGE
3294

DECORATIVE METAL
PANELS

METAL FRAMED

CANOPY SYSTEM

SOLID METAL PANELS
(MATCH CANOPY FRAME)
+/- 40'-0"
EQ +/- 11'-3" (TIE) EQ
+/- 5'-0" +/- 5'-0"

DECORATIVE

METAIL PANELS

METAL FRAMED

CANOPY SYSTEM
METAL

SUPPORT
SYSTEM
8'-11" +/- 51'-4"

DECORATIVE
"TIE" SYSTEM
+/- 3'-0"
+/-6"
9".

DECORATIVE

SHADING

DEVICE (FIBER

CMENT SOFFIT)

PAINTED
METAL
COPING
1B
A1.201

DECORATIVE

METAL PANEL

PROPERTY

SIGNAGE

METAL SUPPORT
SYSTEM
(PAINTED)

PROPERTY

SIGNAGE

METAL FRAMED
CANOPY
SYSTEM

FIBER CEMENT

CLADDING O/

WALL ASSEMBLY
BEYOND

DECORATIVE
METAL

PILASTERS
5"
1C
A1.201

DECORATIVE

SHADING

DEVICE (FIBER
CMENT

SOFFIT)

PAINTED

METAL COPING
SMOOTH

STUCCO TRIM

DECORATIVE

LIGHT FIXTURE
2B
A1.201

VINYL WINDOW

SYSTEM WITH
CLEAR

GLAZING
FIBER
CEMENT
TRIMS

FIBER CEMENT

LAP SIDING
FIBER
CEMENT
PANEL
4" 4"
4"

WINDOW ASSEMBLY

BALCONY WHERE OCCURS
+/- 12'-6" (FINISHED)
+/- 4'-10"
WINDOW

ASSEMBLY
FIBER
CEMENT
TRIMS
WALL

ASSEMBLY
6'-0" 2'-0".
11'-0 7/8" 1'-8" 46'-7 5/8" 2'-10"
8"
5"
63'-6 3/4" 5'-9".

DECORATIVE

METAL COLUMNS

STUCCO TRIM

ADHERED STONE
VENEER

FIBER CEMENT

CLADDING

PAINTED METAL
COPING

DECORATIVE

SHADING DEVICE
COPYRIGHT 2022
STREETLIGHTS CREATIVE STUDIO CA CORP.
2300 N. FIELD STREET | SUITE 800
DALLAS, TEXAS 75201 | TEL. 214-922-1182
[email protected]

DESIGN CONSULTANT

AUTHORIZATION

PROJECT TITLE

DRAWING ISSUES AND REVISIONS
No. Date Description
02/19/2021 ENTITLEMENT PACKAGE
08/13/2021 ENTITLEMENT PACKAGE 840 THE CITY DRIVE SOUTH ORANGE, CALIFORNIA 05/31/2022 ENTITLEMENT PACKAGE
11/10/2022 ENTITLEMENT PACKAGE
A1.201

ARCHITECTURAL

DETAILS
1/4" = 1'-0"
1D ENTRY "TIE" - PLAN
1/4" = 1'-0"
1B
ENTRY "TIE" SECTION
1/4" = 1'-0"
1A ENTRY "TIE" ELEVATION (GARDEN GROVE BLVD.)

DECORATIVE METAL PANEL
PARASOLIEL PULSAR OR SIM.
3/8" = 1'-0"
2A

BAY ELEVATION
3/8" = 1'-0"
2C

BAY PLAN
3/8" = 1'-0"
2B

BAY SECTION
1/4" = 1'-0"
1C

PILASTER SECTION
12/16/2022
#
2
3295
3296
3297
3298
TRS
R T
STAIR 02
RETAIL
SHARED
(MF & OFFICE)

FITNESS
RES. BICYCLE
STORAGE (48) 650 SF.

RESI/ TRASH. 601 SF.

RETAIL TRASH
RETAIL
GREASE
TRAP
MAIN ELEC. 250 SF.

O.T.B.
(95'-0")
FDC
EXIT
ENT.

GARAGE FRESH

AIR SHAFT ELEV
2 SIDE
PAS
ELEV

LOBBY MULTIFAMILY

LOBBY, LEASING

PUMP ROOM
460 SF.

ELEV LOBBY
100'-0"
100'-0" 100'-0"
100'-0"
100'-0"
100'-0"
100'-0"
100'-0"
100'-0"
100'-0" USPS DOOR DOOR CAPACITOR CABINET

TRANSFORMER

THREE PHASE
750-1000 kVA DOOR

TRANSFORMER

THREE PHASE
750-1000 kVA DOOR

TRANSFORMER

THREE PHASE
750-1000 kVA DOOR RISER
100'-0" 95'-0" POTENTIAL
RETAIL

TRANSFORMER

LOCATION
RAMP
BELOW
100'-0"
GARAGE

VENTILATION
SHAFT
GARAGE

VENTILATION

SHAFT GARAGE VENTILATION SHAFT

LINE OF DEMISING

WALL ABOVE

EXIT UP

6.0%
100'-0"

MAILROOM

CURB CUT
PATIOS @ PODIUM
ABOVE
100'-0"
100'-0"
DN UP
O.T.B. O.T.B. O.T.B.

6.0%

12.25%
95'-0"

FIRE RISER
ROOM
METER

ROOM/ IDF GREASE
EXH.

O.T.B. TYP.

TYP.

THE CITY DRIVE S.

GARDEN GROVE BLVD.
42" AFF GFI36" AFF GFI36" AFF GFI36" AFF GFI 36" AFF
O.T.B.

BOX DROP R T

ELEV LOBBY RETAIL
O.T.B.

FITNESS
O.T.B.

TR. EXTERIOR PASEO

COURTYARD A
POOL

COURTYARD B

BALC BALC
BALC

BALC BALC BALC BALC BALC BALC BALC
BALC

BALC BALC BALC BALC BALC BALC BALC BALC
BALC
BOC
BAY
A 27X29.5
4' BAY
A 24X29.5
BAY
A 24X29.5
BAY
A18X33.5

BIC BIC
A 27X29.5
BAY
A 27X29.5
BAY
A 27X28
A 24X29.5
BAY
A 24X29.5
BAY
A 24X28
BAY
S 21X29.5
BAY
S 21X29.5
BAY
BIC
B 36X28
METER #4 IDF #4 HVAC BALC
A 27X29.5
4' BAY BALC
BALC
BIC
ELEV

LOBBY ELEV
2 SIDE
PAS STAIR 01

MULTIFAMILY

AMENITY LOUNGE
O.T.B.

PET
OFF
LEASH
539 SF.
100'-0" 105'-0"
100'-0" 105'-0" ELEV
LOBBY
105'-0"
RAMP
BELOW

LINE OF

DEMISING

WALL ABOVE
STO. STO. STO.
105' DN

CORRIDOR WALL ABOVE DEMISING WALL ABOVE
100'
O.T.B. 100'-0"
O.T.B. 100'-0" O.T.B. 100'-0"
O.T.B. 100'-0"
100'-0" DN 105'-0"
O.T.B. RAMP
POOL
EQP.

POOL
RR
PETS
175 SF
S18X31 TPH DN
DN STAIR 02 RISER ELEV
PASS
3500 LB
ELEV
2 SIDE
4000LB STAIR 03

FIRE RISER
ROOM
METER

ROOM/ IDF
A 24X29.5
A 24X29.5
B 36X29.5
B 36X29.5
POOL AREA PALM 8
ARCHONTOPHOENIX CUNNINGHAMIANA / KING PALM 16` BTH, M
ROYSTONEA REGIA / ROYAL PALM 16` BTH, M
PARKING LOT TREE 8
CUPANIOPSIS ANACARDIOIDES / CARROT WOOD TREE 24" BOX, M VERTICAL ACCENT TREE 6
MELALEUCA QUINQUENERVIA / CAJEPUT TREE 24" BOX, M
SCHEFFLERA PUECKLERI / TUPIDANTHUS 24" BOX, H
SMALL ACCENT TREE 16
ALOE BAINESII / ALOE 24" BOX, L
CERCIS CANADENSIS / EASTERN REDBUD 24" BOX, M
CERCIS OCCIDENTALIS / WESTERN REDBUD 24" BOX, L
DRACAENA MARGINATA / RED EDGED DRACAENA 24" BOX, M
FEIJOA SELLOWIANA / PINEAPPLE GUAVA 24" BOX, M
LAGERSTROEMIA INDICA / CRAPE MYRTLE 36" BOX, M
MEDIUM SITE TREE 9
ARBUTUS X `MARINA` / ARBUTUS STANDARD 24" BOX, M
CERCIDIUM `DESERT MUSEUM` / THORNLESS PALO VERDE 36" BOX, L ERIOBOTRYA DEFLEXA / BRONZE LOQUAT 24" BOX, M
OLEA EUROPAEA `SWAN HILL` / SWAN HILL OLIVE 48" BOX, L
LARGE SITE TREE 5
MAGNOLIA GRANDIFLORA / SOUTHERN MAGNOLIA 36" BOX, M
SPATHODEA CAMPANULATA / AFRICAN TULIP TREE 36" BOX, M
EXISTING STREET TREES TO BE REMOVED 3

LAGERSTROEMIA INDICA / CRAPE MYRTLE EXISTING, M
PROPOSED GARDEN GROVE BLVD ST. FRONTAGE TREES 15
PHOENIX DACTYLIFERA `MEDJOOL` / DATE PALM 18` BTH, L
EXISTING SITE TREES TO BE REMOVED 3

FICUS NITIDA / WEEPING FIG EXISTING
STREET TREE 17
LOPHOSTEMON CONFERTUS / BRISBANE BOX 24"BOX, M
TALL SCREEN PALM 3
WASHINGTONIA X FILIBUSTA / HYBRID FAN PALM 16` BTH, L
FOUNDATION SHRUB 56
BAMBUSA OLDHAMII / GIANT TIMBER BAMBOO 15 GAL, M
MEDIUM SHRUB 1
LIGUSTRUM JAPONICUM `TEXANUM` / WAX LEAF PRIVET 5 GAL, M PITTOSPORUM TOBIRA / MOCK ORANGE 5 GAL, M
RHAPHIOLEPIS INDICA / INDIAN HAWTHORN 5 GAL, M
SALVIA LEUCANTHA / MEXICAN BUSH SAGE 5 GAL, L
MEDIUM ACCENT SHRUB 1
AGAVE ATTENUATA / FOXTAIL AGAVE 5 GAL, L
AGAVE VILMORINIANA / OCTOPUS AGAVE 5 GAL, L
BOUGAINVILLEA `LA JOLLA` / BOUGAINVILLEA 5 GAL, L
BOUGAINVILLEA `OO-LA-LA` / OO-LA-LA BOUG. 5 GAL, L
BOUGAINVILLEA `RASPBERRY ICE` / RASPBERRY ICE BOUG. 5 GAL, L CALLISTEMON `LITTLE JOHN` / BOTTLEBRUSH 5 GAL, L
CISTUS X PURPUREUS / ORCHID ROCKROSE 5 GAL, L
CLIVIA MINIATA / CLIVIA 5 GAL, M
EQUISETUM HYEMALE / HORSETAIL REED 5 GAL, H
KNIPHOFIA UVARIA / TORCHLILY 5 GAL, L
PHILODENDRON `XANADU` / XANADU PHILODENDRON 5 GAL, M
PHORMIUM TENAX / NEW ZEALAND FLAX 5 GAL, M
RUSSELIA EQUISETIFORMIS / FIRECRACKER PLANT 5 GAL, M
ACCENT GRASSES 1
CAREX PRAEGRACILIS / CALIFORNIA FIELD SEDGE 1 GAL, M
CAREX TUMULICOLA / BERKELEY SEDGE 1 GAL, L
DIANELLA R. `LITTLE REV` / LITTLE REV FLAX LILY 1 GAL, L DIANELLA R. `VARIEGATED` / VARIEGATED FLAX LILY 5 GAL, M LEYMUS C. `CANYON PRINCE` / CANYON PRINCE BLUE RYE 5 GAL, L MUHLENBERGIA CAPILLARIS / PINK MUHLY GRASS 1 GAL, L
MUHLENBERGIA RIGENS / DEER GRASS 1 GAL, L
SMALL ACCENT SHRUB 1
AEONIUM A. `VARIEGATUM` / VARIEGATED AEONIUM 1 GAL, L
ALOE STRIATA / CORAL ALOE 1 GAL, L
ANIGOZANTHOS `BUSH SUNSET` / RED KANGAROO PAW 5 GAL, L
CALANDRINIA SPECTABILIS / PINK CALANDRINIA 1 GAL, L
SANTOLINA CHAMAECYPARISSUS / LAVENDER COTTON 5 GAL, L
VERTICAL SHRUB 1
PITTOSPORUM T. `SILVER SHEEN` / TAWHIWHI 15 GAL, M
PODOCARPUS M. 'MAKI' / SHRUBBY YEW 15 GAL, M
GROUNDCOVER - PERIMETER AREA 7,187 SF
BACCHARIS P.S `PIGEON POINT` / COYOTE BRUSH FLAT, L
CARISSA M. `GREEN CARPET` / GREEN CARPET NATAL PLUM 3,320 1 GAL, M ROSA `WHITE FLOWER CARPET` / WHITE CARPET ROSE 5 GAL, M SENECIO M. `BLUE CHALK STICKS` / BLUE CHALK STICKS 13,279 FLATS, L GROUNDCOVER - COURTYARDS 2,493 SF
CARISSA M.`GREEN CARPET` / GREEN CARPET NATAL PLUM 1 GAL, M MYOPORUM PARVIFOLIUM `PINK` / TRAILING MYOPORUM 2,591 FLAT, L ROSA `WHITE FLOWER CARPET` / WHITE CARPET ROSE 5 GAL, M TRACHELOSPERMUM JASMINOIDES / STAR JASMINE 1,152 1 GAL, M EXISTING LANDSCAPE TO REMAIN 4,821 SF
-

CONCEPT PLANT SCHEDULE

LANDSCAPE

ARCHITECTURE
& PLANNING
gmplandarch.com
T 858 558 8977
4010 Sorrento Valley Blvd.

Suite 200
San Diego, CA 92121
30 15 0 60
SCALE: 1"=30'-0"
30 90 FILE NAME:G:\19-PROJECTS\19-044-00\LANDARCH\CONCEPT\19-044 LANDSCAPE CONCEPT PLAN.DWG 12-24
Signature Renewal Date Date «
«
12-12-22

DESIGN CONSULTANT

AUTHORIZATION

PROJECT TITLE

DRAWING ISSUES AND REVISIONS
No. Date Description 840 THE CITY DRIVE SOUTH ORANGE, CALIFORNIA S:\Potential Deals\California\Orange County\840 The City Dr_City of Orange\Arch_Planning\Design\SLR LOGO.JPG 02/19/2021 ENTITLEMENT PACKAGE

COURTYARD B, SEE SHEET 4
L1

LANDSCAPE CONCEPT COMPOSITE SITE PLAN
TOTAL AREA WITHIN LIMIT OF WORK - 135,102 SF
PROPOSED NEW LANDSCAPE 9,855 SF
EXISTING LANDSCAPE :
- TO BE REFURBISHED 2,172 SF
- TO REMAIN 4,821 SF
HARDSCAPE AREA 16,848 SF

TOTAL PARKING LOT AREA
9,447 SF PROPOSED
2,710 SF LANDSCAPED PARKING AREA WITHIN 5
FEET OF PARKING STALLS, 16%. PER OMC
SECTION 17.34.130.H, A MIN. OF 10% SHALL BE
LANDSCAPED.

LIMIT OF WORK

PROPOSED TRAFFIC LIGHT

PER CIVIL ENGINEER PLANS

PUBLIC SEATING AREA WITH

TABLES, CHAIRS AND SEATWALL

FOUNDATION PLANTING TO

SCREEN GARAGE BUILDING
12/16/2022

ENTITLEMENT PACKAGE
3299
TRS
R T
STAIR 02
RETAIL
SHARED
(MF & OFFICE)

FITNESS
RES. BICYCLE
STORAGE (48)
650 SF.

RESI/
TRASH.
601 SF.

RETAIL
TRASH
RETAIL
GREASE
TRAP
MAIN ELEC.
250 SF.

O.T.B.
(95'-0")
FDC
EXIT
ENT.

GARAGE FRESH

AIR SHAFT
ELEV
2 SIDE
PAS
ELEV
LOBBY

MULTIFAMILY

LOBBY, LEASING

PUMP ROOM
460 SF.

ELEV LOBBY
100'-0"
100'-0"
100'-0"
100'-0"
100'-0"
100'-0"
100'-0"
100'-0"
100'-0"
100'-0" USPS DOOR DOOR CAPACITOR CABINET

TRANSFORMER

THREE PHASE
750-1000 kVA DOOR

TRANSFORMER

THREE PHASE
750-1000 kVA DOOR

TRANSFORMER

THREE PHASE
750-1000 kVA DOOR RISER
100'-0"
95'-0"

POTENTIAL
RETAIL

TRANSFORMER

LOCATION
RAMP
BELOW
100'-0"
GARAGE

VENTILATION
SHAFT
GARAGE

VENTILATION

SHAFT GARAGE VENTILATION SHAFT

LINE OF DEMISING

WALL ABOVE

EXIT UP

6.0%
100'-0"

MAILROOM

CURB CUT
PATIOS @ PODIUM
ABOVE
100'-0"
100'-0"
DN UP
O.T.B.

O.T.B.

6.0%

12.25%
95'-0"

FIRE RISER
ROOM
METER

ROOM/ IDF GREASE
EXH.

O.T.B. TYP.

TYP.

THE CITY DRIVE S.

GARDEN GROVE BLVD.
42" AFF GFI36" AFF GFI36" AFF GFI36" AFF GFI 36" AFF
O.T.B.

FD
TRS
R T
STAIR 02 RETAIL SHARED
(MF & OFFICE) FITNESS
RES. BICYCLE
STORAGE (48) 650 SF.

RESI/ TRASH. 601 SF.

RETAIL TRASH

RETAIL GREASE
TRAP
MAIN ELEC. 250 SF.

O.T.B. (95'-0")
FDC
EXIT ENT.

GARAGE FRESH

AIR SHAFT ELEV
2 SIDE
PAS
ELEV

LOBBY MULTIFAMILY

LOBBY, LEASING

PUMP ROOM
460 SF.

ELEV LOBBY
100'-0"
100'-0" 100'-0"
100'-0"
100'-0"
100'-0"
100'-0"
100'-0"
100'-0"
100'-0"USPS DOOR DOOR CAPACITOR CABINET

TRANSFORMER

THREE PHASE
750-1000 kVA DOOR

TRANSFORMER

THREE PHASE
750-1000 kVA DOOR

TRANSFORMER

THREE PHASE
750-1000 kVA DOOR RISER
100'-0" 95'-0" POTENTIAL RETAIL TRANSFORMER

LOCATION
RAMP
BELOW
100'-0"
GARAGE

VENTILATION
SHAFT
GARAGE

VENTILATION

SHAFT GARAGE VENTILATION SHAFT

LINE OF DEMISING WALL ABOVE

EXIT UP

6.0%
100'-0"

MAILROOM

CURB CUT
PATIOS @ PODIUM
ABOVE
100'-0"
100'-0"
DN UP
O.T.B. O.T.B. O.T.B.

6.0%

12.25%
95'-0"

FIRE RISER
ROOM
METER

ROOM/ IDF GREASE
EXH. O.T.B. TYP.TYP.

THE CITY DRIVE S.

GARDEN GROVE BLVD.
42" AFF GFI36" AFF GFI36" AFF GFI36" AFF GFI 36" AFF
O.T.B.

BOX DROP R T
ELEV LOBBY RETAIL O.T.B. FITNESS O.T.B.

TR. EXTERIOR PASEO

COURTYARD A
POOL

COURTYARD B

BALC BALC

BALC BALC BALC BALC BALC BALC BALC BALC
BALC
PANTRY- ####
PANTRY- ####

BALC BALC BALC BALC BALC BALC BALC BALC

BALC BOC
BAY
A 27X29.5
4' BAY
A 24X29.5 BAY
A 24X29.5 BAY
A18X33.5

BIC BIC
A 27X29.5 BAY
A 27X29.5 BAY
A 27X28 A 24X29.5 BAY
A 24X29.5 BAY
A 24X28 BAY
S 21X29.5 BAY
S 21X29.5 BAY
BIC
B 36X28
PANTRY- ####
METER #4 IDF #4 HVAC BALC
PANTRY- ####
PANTRY- #### A 27X29.5
4' BAY BALC
BALC
BIC
ELEV

LOBBY ELEV
2 SIDE
PAS STAIR 01 MULTIFAMILY
AMENITY LOUNGE O.T.B.

PET OFF
LEASH
539 SF.
100'-0" 105'-0"
100'-0" 105'-0" ELEV
LOBBY
105'-0"
RAMP
BELOW

LINE OF DEMISING WALL ABOVE
STO. STO. STO.
105' DN

CORRIDOR WALL ABOVE DEMISING WALL ABOVE
100'
O.T.B. 100'-0"
O.T.B. 100'-0" O.T.B. 100'-0"
O.T.B. 100'-0"
100'-0" DN 105'-0"
O.T.B. RAMP
POOL EQP.

POOL RR
PETS
175 SF
S18X31 TPH DN
DN STAIR 02 RISER ELEV
PASS
3500 LB
ELEV
2 SIDE
4000LB STAIR 03

FIRE RISER
ROOM
METER

ROOM/ IDF
A 24X29.5
A 24X29.5
B 36X29.5
B 36X29.5

LANDSCAPE

ARCHITECTURE
& PLANNING
gmplandarch.com
T 858 558 8977
4010 Sorrento Valley Blvd.

Suite 200
San Diego, CA 92121
20 10 0 40
SCALE: 1"=20'-0"
20 60 FILE NAME:G:\19-PROJECTS\19-044-00\LANDARCH\CONCEPT\19-044 LANDSCAPE CONCEPT PLAN.DWG 12-24
Signature Renewal Date Date «
«
12-12-22

DESIGN CONSULTANT

AUTHORIZATION

PROJECT TITLE

ENTRY PLAZA WITH ENHANCED PAVING SUCH AS

COLORED CONCRETE OR PAVERS

DATE PALM BOSQUE ALONG STREET FRONTAGE

BENCHES

NATURAL GRAY CONCRETE SIDEWALK

OVERSIZED LETTERS WITH PROJECT NAME AS

MONUMENT SIGN / ART
TREES IN SQUARE PLANTER (TYP.)

NATURAL GRAY CONCRETE SIDEWALK
L2

LANDSCAPE CONCEPT GROUND LEVEL

ENHANCED PAVING ALONG RETAIL FRONTAGE SUCH AS

COLORED CONCRETE OR PAVERS
BIKE RACKS FOR (5) BIKES MIN.

PEDESTRIAN WALKWAY LINKING

RESIDENTIAL UNITS TO RETAIL

AREA AND OTHER COMMERCIAL

CENTER BUSINESSES

PEDESTRIAN WALKWAY LINKING

RESIDENTIAL UNITS TO RETAIL AREA AND

OTHER COMMERCIAL CENTER BUSINESSES

FORMAL GOLDEN BARREL CACTUS PLANTING

COMPLETE LANDSCAPE SITE PLAN

PARKING STRUCTURE PER SEPARATE PERMIT
100 50 0 200
SCALE: 1"=100'-0"
100 300
GARDEN GROVE BLVD.

THE CITY DRIVE S. EXIST.

BLDG.

EXIST.

BLDG.

EXIST.

BLDG.

EXIST.

BLDG. EXIST.

BLDG.

PROPOSED TRAFFIC LIGHT

PER CIVIL ENGINEER PLANS

LIMIT OF WORK

LIMIT OF WORK
STREET TREES WITHIN 3'x5' TREE

GRATES TO BE MAINTAINED AND

IRRIGATED BY THE PROPERTY OWNER
PLANTING SHALL BE KEPT 3'

CLEAR OF BACKFLOW
PLANTING SHALL BE KEPT 3' CLEAR OF BACKFLOW

PUBLIC SEATING AREA

WITH TABLES, CHAIRS

AND SEATWALL
12/16/2022

ENTITLEMENT PACKAGE
3300

BOX DROP R T

ELEV LOBBY
RETAIL
O.T.B.

FITNESS
O.T.B.

TR.

EXTERIOR PASEO

COURTYARD A
POOL

COURTYARD B

BALC BALC
BALC

BALC BALC BALC BALC BALC BALC BALC
BALC
PANTRY-####
PANTRY-####

BALC BALC BALC BALC BALC BALC BALC BALC BALC
BOC
BAY
A 27X29.5
4' BAY
A 24X29.5
BAY
A 24X29.5
BAY
A18X33.5

BIC BIC
A 27X29.5
BAY
A 27X29.5
BAY
A 27X28
A 24X29.5
BAY
A 24X29.5
BAY
A 24X28
BAY
S 21X29.5
BAY
S 21X29.5
BAY
BIC
B 36X28
PANTRY-####
METER #4 IDF #4 HVAC BALC
PANTRY-####
PANTRY-#### A 27X29.5
4' BAY BALC BALC
BIC
ELEV
LOBBY
ELEV
2 SIDE
PAS
STAIR 01

MULTIFAMILY

AMENITY LOUNGE
O.T.B.

PET
OFF
LEASH
539 SF.
100'-0"
105'-0"
100'-0"
105'-0"
ELEV
LOBBY
105'-0"
RAMP
BELOW

LINE OF

DEMISING

WALL ABOVE
STO.

STO.

STO.
105'
DN

CORRIDOR WALL ABOVE DEMISING WALL ABOVE
100'
O.T.B.
100'-0"
O.T.B.
100'-0"
O.T.B.
100'-0"
O.T.B.
100'-0"
100'-0" DN 105'-0"
O.T.B.

RAMP
POOL
EQP.

POOL
RR
PETS
175 SF
S18X31 TPH DN
DN STAIR 02 RISER
ELEV
PASS
3500 LB
ELEV
2 SIDE
4000LB STAIR 03

FIRE RISER
ROOM
METER

ROOM/ IDF
A 24X29.5
A 24X29.5
B 36X29.5
B 36X29.5

LANDSCAPE

ARCHITECTURE
& PLANNING
gmplandarch.com
T 858 558 8977
4010 Sorrento Valley Blvd.

Suite 200
San Diego, CA 92121
20 10 0 40
SCALE: 1"=20'-0"
20 60 FILE NAME:G:\19-PROJECTS\19-044-00\LANDARCH\CONCEPT\19-044 LANDSCAPE CONCEPT PLAN.DWG 12-24
Signature Renewal Date Date « «
12-12-22

DESIGN CONSULTANT

AUTHORIZATION

PROJECT TITLE

OUTDOOR KITCHEN WITH BBQ GRILLS AND

BAR COUNTER SEATING

FIREPIT

STEPS UP TO RAISED

POOL DECK

POOL GATE

RAISED CMU PLANTER WITH

SMOOTH STUCCO FINISH

PRIVATE PATIO WITH COLORED

CONCRETE FINISH
POOL

ENHANCED POOL DECK PAVING SUCH AS

COLORED CONCRETE OR PAVERS

POOL ENTRY GATE

RAMP UP TO RAISED POOL DECK

FIREPIT LOUNGE AREA

RAISED CMU PLANTER WITH

SMOOTH STUCCO FINISH

PRIVATE PATIO WITH COLORED

CONCRETE FINISH

OUTDOOR LOUNGE

AREA WITH DEEP

SEATING SOFAS,

TABLES, CHAIRS &

UMBRELLAS

FESTOON LIGHTS ABOVE ALL
SPACES, TYP.

OFF LEASH DOG AREA WITH ARTIFICIAL TURF

SEATING AREA WITH BENCHES

STAIRS DOWN TO GROUND LEVEL

STAIRS DOWN TO GROUND LEVEL
6' HIGH GLASS POOL FENCE

OVERHEAD SHADE TRELLIS COVERING BBQ

COUNTERS AND LOUNGE AREA
L3

LANDSCAPE CONCEPT PODIUM LEVEL

GATES TO DOG AREA

POOL EQUIPMENT
SPA
3301

COURTYARD A
POOL
BALC

BALC BALC BALC BALC BALC
BALC
BOC
BAY
4' BAY
A 24X29.5
BAY
A 24X29.5
BAY
A18X33.5
4' BAY
BALC
BIC
ELEV
LOBBY STAIR 01

MULTIFAMILY

AMENITY LOUNGE
105'
DN

CORRIDOR WALL ABOVE DEMISING WALL ABOVE
POOL
EQP.

PETS
175 SF

EXTERIOR PASEO

COURTYARD B

BALC BALC

BALC BALC BALC BALC BALC BALC BALC BALC
PANTRY-####

BIC BIC
A 27X29.5
BAY
A 27X29.5
BAY A 27X28
A 24X29.5
BAY
A 24X29.5
BAY
A 24X28
BAY
S 21X29.5
BAY
S 21X29.5
BAY
B 36X28
PANTRY-####
METER #4 IDF #4 HVAC BALC
PET
OFF
LEASH
539 SF.
105'-0"
POOL

LANDSCAPE

ARCHITECTURE
& PLANNING
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T 858 558 8977
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San Diego, CA 92121 FILE NAME:G:\19-PROJECTS\19-044-00\LANDARCH\CONCEPT\19-044 LANDSCAPE CONCEPT PLAN.DWG 12-24
Signature Renewal Date Date «
«
12-12-22

DESIGN CONSULTANT

AUTHORIZATION

PROJECT TITLE

WITH TABLES, CHAIRS & UMBRELLAS

FIREPIT

STEPS UP TO RAISED

POOL DECK

POOL ENTRY GATE

RAISED CMU PLANTER WITH

SMOOTH STUCCO FINISH

PRIVATE PATIO WITH COLORED

CONCRETE FINISH
POOL

ENHANCED POOL DECK

PAVING SUCH AS

COLORED CONCRETE OR
PAVERS

POOL ENTRY GATE

RAMP UP TO RAISED POOL
DECK

OVERHEAD SHADE

TRELLIS
L4

LANDSCAPE CONCEPT ENLARGEMENTS

FIREPIT LOUNGE AREA

RAISED CMU PLANTER WITH

SMOOTH STUCCO FINISH

PRIVATE PATIO WITH COLORED

CONCRETE FINISH

OUTDOOR LOUNGE AREA WITH DEEP

SEATING SOFAS, TABLES, CHAIRS &

UMBRELLAS

FESTOON LIGHTS ABOVE ALL
SPACES, TYP.

OFF LEASH DOG

AREA WITH

ARTIFICIAL TURF

SEATING AREA

WITH BENCHES

GATES TO

DOG AREA

EXISTING SIDEWALK TO
REMAIN
PROPOSED SCREEN SHRUBS GARDEN GROVE BLVD.

COURTYARD A
1"=10'-0"

COURTYARD B
1"=10'-0"

PARKING GARAGE
1"=20'-0"

EXISTING BUS STOP TO
REMAIN

WALKWAY THROUGH GARAGE
6' HIGH GLASS POOL FENCE

EXISTING LANDSCAPE TO REMAIN,

PROTECT IN PLACE

EXISTING LANDSCAPE TO REMAIN,

PROTECT IN PLACE
SPA

BBQ COUNTER

EXISTING TREES TO REMAIN,

PROTECT IN PLACE EXISTING TREES TO REMAIN,

PROTECT IN PLACE

LIMIT OF WORK
STREET TREES WITHIN 3'x5' TREE

GRATES TO BE MAINTAINED AND

IRRIGATED BY THE PROPERTY OWNER
3302

TRS R T
STAIR 02
RETAIL
SHARED
(MF & OFFICE)

FITNESS
RES. BICYCLE
STORAGE (48)
650 SF.

RESI/
TRASH.
601 SF.

RETAIL
TRASH
RETAIL
GREASE
TRAP
MAIN ELEC.
250 SF.

O.T.B.
(95'-0")
FDC
EXIT
ENT.

GARAGE FRESH

AIR SHAFT
ELEV
2 SIDE
PAS
ELEV
LOBBY

MULTIFAMILY

LOBBY, LEASING

PUMP ROOM
460 SF.

ELEV LOBBY
100'-0"
100'-0"
100'-0"
100'-0"
100'-0"
100'-0"
100'-0"
100'-0"
100'-0"
100'-0" USPS DOOR DOOR CAPACITOR CABINET

TRANSFORMER

THREE PHASE
750-1000 kVA DOOR

TRANSFORMER

THREE PHASE
750-1000 kVA DOOR

TRANSFORMER

THREE PHASE
750-1000 kVA DOOR RISER
100'-0"
95'-0"

POTENTIAL
RETAIL

TRANSFORMER

LOCATION
RAMP
BELOW
100'-0"
GARAGE

VENTILATION
SHAFT
GARAGE

VENTILATION

SHAFT GARAGE VENTILATION SHAFT

LINE OF DEMISING

WALL ABOVE

EXIT UP

6.0%
100'-0"

MAILROOM

CURB CUT
PATIOS @ PODIUM
ABOVE
100'-0"
100'-0"
DN UP
O.T.B.

O.T.B.

6.0%

12.25%
95'-0"

FIRE RISER
ROOM
METER

ROOM/ IDF GREASE
EXH.

O.T.B. TYP.

TYP.

THE CITY DRIVE S.

GARDEN GROVE BLVD.
42" AFF GFI36" AFF GFI36" AFF GFI36" AFF GFI 36" AFF
O.T.B.

BOX DROP R T

ELEV LOBBY
RETAIL
O.T.B.

FITNESS
O.T.B.

TR.

EXTERIOR PASEO

COURTYARD A
POOL

COURTYARD B

BALC BALC
BALC

BALC BALC BALC BALC BALC BALC BALC
BALC
PANTRY-####
PANTRY- ####

BALC BALC BALC BALC BALC BALC BALC BALC BALC
BOC
BAY
A 27X29.5
4' BAY
A 24X29.5
BAY
A 24X29.5
BAY
A18X33.5

BIC BIC
A 27X29.5
BAY
A 27X29.5
BAY
A 27X28
A 24X29.5
BAY
A 24X29.5
BAY
A 24X28
BAY
S 21X29.5
BAY
S 21X29.5
BAY
BIC
B 36X28
PANTRY-####
METER #4 IDF #4 HVAC BALC
PANTRY-####
PANTRY-#### A 27X29.5
4' BAY BALC BALC
BIC
ELEV
LOBBY
ELEV
2 SIDE
PAS
STAIR 01

MULTIFAMILY

AMENITY LOUNGE
O.T.B.

PET
OFF
LEASH
539 SF.
100'-0"
105'-0"
100'-0"
105'-0"
ELEV
LOBBY
105'-0"
RAMP
BELOW

LINE OF

DEMISING

WALL ABOVE
STO.

STO.

STO.
105'
DN

CORRIDOR WALL ABOVE DEMISING WALL ABOVE
100'
O.T.B.
100'-0"
O.T.B.
100'-0"
O.T.B.
100'-0"
O.T.B.
100'-0"
100'-0" DN 105'-0"
O.T.B.

RAMP
POOL
EQP.

POOL
RR
PETS
175 SF
S18X31 TPH DN
DN STAIR 02 RISER
ELEV
PASS
3500 LB
ELEV
2 SIDE
4000LB STAIR 03

FIRE RISER
ROOM
METER

ROOM/ IDF
A 24X29.5
A 24X29.5
B 36X29.5
B 36X29.5

LANDSCAPE

ARCHITECTURE
& PLANNING
gmplandarch.com
T 858 558 8977
4010 Sorrento Valley Blvd.

Suite 200
San Diego, CA 92121
20 10 0 40
SCALE: 1"=20'-0"
30 15 0 60 60
SCALE: 1"=30'-0"
203 90 FILE NAME:G:\19-PROJECTS\19-044-00\LANDARCH\CONCEPT\19-044 LANDSCAPE CONCEPT PLAN.DWG 12-24
Signature Renewal Date Date « «
12-12-22

DESIGN CONSULTANT

AUTHORIZATION

PROJECT TITLE

LANDSCAPE CONCEPT LIGHTING PLAN

BBQ LIGHTS

SIGNAGE LIGHT
10' POLE MOUNTED SITE LIGHT

STEP LIGHT CATENARY LIGHTS

TREE UPLIGHT
LIGHTING NOTES:

ALL LIGHTING SHALL BE PERMANENT FIXTURES THAT ARE UL
TESTED AND APPROVED. THE DESIGN OF THE LIGHTING SHALL BE

DONE SO THAT MAIN ENTRANCES, FOCAL POINTS AND GATHERING AREAS ARE ILLUMINATED TO ENHANCE EACH SPACE. FIXTURES

LOCATED ON THE BUILDINGS AND WITHIN THE LANDSCAPE ARE

INTENDED TO ILLUMINATE EMERGENCY EGRESS PATHWAYS TO
MEET ALL LOCATE CODES AND REQUIREMENTS. LIGHT POLLUTION

IS A MAJOR CONCERN AND APPROPRIATE WATTAGES AND

ACCESSORIES SUCH AS CUT-OFF SHIELDS WILL BE UTILIZED TO MINIMIZE LIGHT TRESPASS INTO UNWANTED AREAS. ALL LIGHTING

SHALL COMPLY WITH THE CITY OF CARLSBAD LAND
DEVELOPMENT CODE AND OTHER APPLICABLE GUIDELINES.

BOLLARD LIGHT (36Hx9"DIA)

UPLIGHTS AT ACCENT
TREES, TYP.

STEP LIGHTS

BOLLARD LIGHTING AND POLE

MOUNTED LIGHTS TO BE USED AT

PERIMETER FOR SECURITY

STEP LIGHTS

UPLIGHTS AT PALM
TREES, TYP.

EXISTING STREET LIGHT TO
REMAIN

EXISTING STREET

LIGHT TO REMAIN

SIGNAGE LIGHTS AT OVERSIZED

PROJECT LETTERS

CATENARY LIGHTS

STEP LIGHTS

UPLIGHTS AT ACCENT
TREES, TYP.

UPLIGHTS AT PALM
TREES, TYP.

STEP LIGHTS MOUNTED IN RAISED
PLANTER WALL, TYP.

DECORATIVE POLE LIGHTS PER

PHOTOMETRIC CALCS PLAN

DECORATIVE POLE LIGHT
12/16/2022

ENTITLEMENT PACKAGE
3303

LANDSCAPE

ARCHITECTURE
& PLANNING
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T 858 558 8977
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Signature Renewal Date Date « «
12-12-22

DESIGN CONSULTANT

AUTHORIZATION

PROJECT TITLE

SMOOTH STUCCO FINISH

PLANTER WALL, COLOR

TO MATCH BUILDING

GLASS PANEL

METAL POST

PRECAST WALL CAP

FINISHED GRADE
L6

LANDSCAPE CONCEPT IMAGES & DETAILS

OUTDOOR SEATING WITH UMBRELLAS

BENCHES

PLANTER POTS

OUTDOOR LOUNGE

OVERHEAD SHADE TRELLIS OUTDOOR KITCHEN
CABANA

FIREPIT

OVERSIZED LETTERS AS SIGNAGE / ART LINEAR PAVERS AT COURTYARD AND LEASING FRONTAGE

FOUNDATION PLANTING

PROPOSED ACCENT TREE

PROPOSED EVERGREEN

FOUNDATION SHRUBS

ADJACENT SIDEWALK
PODIUM

RAIL FENCE

UNDERGROUND

PARKING

PROPOSED SCREENING
VINES
3304

LANDSCAPE

ARCHITECTURE
& PLANNING
gmplandarch.com
T 858 558 8977
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Suite 200
San Diego, CA 92121 FILE NAME:G:\19-PROJECTS\19-044-00\LANDARCH\CONCEPT\19-044 LANDSCAPE CONCEPT PLAN.DWG 12-24
Signature Renewal Date Date « «
12-12-22

DESIGN CONSULTANT

AUTHORIZATION

PROJECT TITLE

LANDSCAPE CONCEPT FINISHES

COLORED CONCRETE SELECTIONS

LINEAR PAVER COLOR SELECTIONS

STEEL DOG AREA FENCE (BRONZE OR BLACK COLOR) GLASS FENCE (BRONZE COLOR) 3305

LANDSCAPE

ARCHITECTURE
& PLANNING
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T 858 558 8977
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Suite 200
San Diego, CA 92121 FILE NAME:G:\19-PROJECTS\19-044-00\LANDARCH\CONCEPT\19-044 LANDSCAPE CONCEPT PLAN.DWG 12-24
Signature Renewal Date Date « «
12-12-22

DESIGN CONSULTANT

AUTHORIZATION

PROJECT TITLE

DRAWING NUMBER AND TITLE
COPYRIGHT 2021
STREETLIGHTS CREATIVE STUDIO CA Co.
2300 N. FIELD STREET | SUITE 800
DALLAS, TEXAS 75201 | TEL. 214-922-1182
[email protected]
08/13/2021 ENTITLEMENT PACKAGE
JOB # 19-044-00 PLOT DATE: 12/12/2022
08/30/2022 ENTITLEMENT PACKAGE
Archontophoenix cunninghamiana
King Palm
Roystonea regia
Royal Palm
Cassia leptophylla
Gold Medallion Tree
Cupaniopsis anacardioides
Carrotwood
Rhus lancea
African Sumac
Dracaena marginata
Red Edged Dracaena
Lophostemon confertus
Brisbane Box
Melaleuca quinquenervia
Paperbark Tree
Schefflera pueckleri
Tupidanthus
Aloe bainesii
Tree Aloe
Cercis canadensis
Eastern Redbud
Cercis occidentalis
Western Redbud
Dicksonia antartica
Tasmanian Tree Fern
Feijoa sellowiana
Pineapple Guava
Lagerstroemia indica
Crape Myrtle
Arbutus 'Marina'
Strawberry tree
Cercidium 'Desert Museum'
Thornless Palo Verde
Eriobotrya deflexa
Bronze loquat
Olea europaea 'Swan Hill'
Fruitless Swan Hill Olive
Koelreuteria bipinnata
Chinese Flame Tree
Magnolia grandiflora
Magnolia
Spathodaea campanulata
African Tulip Tree
Magnolia grandiflora
Magnolia
Pittosporum t. 'Marjorie channon'
Tawhiwhi
Podocarpus 'Maki'
Shrubby Yew Pine
Pittosporum t. 'Silver Sheen'
Silver Sheen Tawhiwhi
Ligustrum j. 'Texanum'
Texas Privet
Myrtus communis 'Compacta'
Dwarf Myrtle
Pittosporum tobira
Mock Orange
Rhaphiolepis indica
Indian Hawthorn
Salvia leucantha
Mexican Sage
Agave attenuata
Foxtail Agave
Agave vilmoriana
Octopus Agave
Asparagus d. 'Myers'
Foxtail Asparagus Fern
Bougainvillea 'La Jolla'
La Jolla Bougainvillea
L8

LANDSCAPE CONCEPT PLANT IMAGERY
12/16/2022

ENTITLEMENT PACKAGE
3306

LANDSCAPE

ARCHITECTURE
& PLANNING
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T 858 558 8977
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Suite 200
San Diego, CA 92121 FILE NAME:G:\19-PROJECTS\19-044-00\LANDARCH\CONCEPT\19-044 LANDSCAPE CONCEPT PLAN.DWG 12-24
Signature Renewal Date Date « «
12-12-22

DESIGN CONSULTANT

AUTHORIZATION

PROJECT TITLE

DRAWING NUMBER AND TITLE
COPYRIGHT 2021
STREETLIGHTS CREATIVE STUDIO CA Co.
2300 N. FIELD STREET | SUITE 800
DALLAS, TEXAS 75201 | TEL. 214-922-1182
[email protected]
08/13/2021 ENTITLEMENT PACKAGE
JOB # 19-044-00 PLOT DATE: 12/12/2022
08/30/2022 ENTITLEMENT PACKAGE
Bougainvillea 'Oo-La-La'
Oo-La-La Bougainvillea
Bougainvillea 'Raspberry Ice'
Raspberry Ice Bougainvillea
Cistus x purpureus
Orchid Rockrose
Callistemon 'Little John'
Little John Bottlebrush
Clivia miniata
Clivia
Equisetum hyemale
Horsetail Reed
Kniphofia uvaria
Torchlily
Philodendron xanadu
Xanadu Philodendron
Phormium tenax species
New Zealand Flax
Russelia equisetiformis
Firecracker plant
Carex praegracilis
California Field Sedge
Carex tumulicola
Berkeley Sedge
Dianella c. 'Cassa Blue'
Cassa Blue Flax Lily
Dianella r. 'Little Rev'
Little Rev Flax Lily
Dianella r. 'Variegated'
Variegated Flax Lily
Leymus c. 'Canyon Prince'
Canyon Prince Blue Rye
Muhlenbergia rigens
Deer Grass
Muhlenbergia capillaris
Pink Muhly Grass
Aeonium a. 'Variegatum'
Variegated Aeonium
Aloe striata
Coral Aloe
Santolina chamaecyparissus
Lavender Cotton
Anigozanthos 'Bush Sunset'
Red Kangaroo Paw
Calandrinia spectabilis
Pink Calandrinia
Gaura lindheimeri
White Gaura
Lantana camara
Lantana
Sansevieria trifasciata
Mother-in-law's Tongue
Baccharis p 'Pigeon Point'
Coyote Brush
Carissa m. 'Green Carpet'
Green Carpet Natal Plum
Myoporum parvifolium 'Pink'
Trailing Myoporum
Rosa 'White Flower Carpet'
White Flower Carpet Rose
Senecio m. 'Blue Chalk Sticks'
Blue Chalk Sticks
Trachelospermum jasminoides
Star Jasmine
L9

LANDSCAPE CONCEPT PLANT IMAGERY
Echinocactus grusonii
Golden Barrel Cactus
3307
3308
FW FW

W W W W W W W W
W
W
W
W
W
W
W
W
W
W
W

T T T T T T T T T
T
T
T
SS
SS

SS SS SS SS SS SS
54"SD 54"SD 54"SD 54"SD 54"SD

G G G G G G
G
54"SD
54"SD
54"SD
54"SD G
G
G
G
54"SD
54"SD
G G
W
W
W
W
W

W W W W W W W W W W W
W
W
W
W
W
W
G
G
G
G
G
G
W
W
W

SD SD W W W
W
W
W
W
W

SS SS SS
W
W
30"SD 30"SD 30"SD 30"SD 30"SD 30"SD 30"SD 30"SD 30"SD
30"SD
30"SD 30"SD 24"SD 24"SD
15"SD
SD
SD
SD
SD
SD
SS SS
15"SD
15"SD
SD SD
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G FW

E E E E E E
E
E
E
E
E
E

E E E E E E E E
E

E E E E E E
E
W
T
W
W
W
W
W
W FW

FW FW FW FW FWFW

FW FW FW FW
SS
SS
SS
SS
G
G
SS
SS

E E E E E
E
G

E E E E E
E E
GARDEN GROVE BLVD.

THE CITY DRIVE SOUTH
℄
℄
℄
℄
PARK CENTRAL AVE. ℄
℄ PARK CENTRAL AVE.
℄ PARK VINE ST PARK VINE ST
℄
℄
℄
℄

PROJECT
SITE

THE CITY

GARDEN GROVE DRIVE
BLVD. BRISTOL ST MAIN ST

CHAPMAN AVE LEWIS ST

DIAL TOLL FREE
811 or

AT LEAST TWO DAYS

BEFORE YOU DIG
1-800-422-4133
DRAWN BY: KG
CHECKED BY: ML

PROJECT
NUMBER 194224003

UNDERGROUND SERVICE ALERT(USA) OF SOUTHERN CALIFORNIA
SHEET No.___________OF__________ SCALE: HORIZ.:________________ VERT.:_________________

SEE PLAN

CITY OF ORANGE

OFFICE OF THE CITY ENGINEER
Know what's
before you dig.
below. Call 811

R NORTH

EXISTING UTILITY NOTE
LEGEND
REFERENCE DOCUMENT:

EASEMENT SCHEDULE:

SITE INFORMATION

EARTHWORK QUANTITIES NOTE
NOTES
3309
FW

W W W W W W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W

T T T T T T T
T
T
T
T
T
T
SS
SS
SS
SS
SS
SS
SS

SS SS SS SS
54"SD 54"SD 54"SD

G G G G
54"SD
54"SD
54"SD
54"SD
54"SD
G
54"SD
G
G
G
G
G
G
54"SD 54"SD
54"SD
G G G
G
G
G
G
G
W
W
W

W W W W W
W
W

SS SS SS SS SS
W
W
W
W
W
15"SD
SD
SD
SD
SD
SD
SD
SD
SS SS
15"SD
15"SD
15"SD
15"SD
W
W
W
W
W
W
G
G
G
G
G
G
G
G
G
G
G
G
G
G G G
G
G
G
G
G
G
G
G
G
G

G FW FW

E E E E
E E
E
E
E
E
E
E
E

E E E E E E E E E E E E
E
E
E E
T
T
G
SS
W
SS SS

E E E E E E E E
E
G G
W
W

E E E E E E E E

E E E E
GARDEN GROVE BLVD.

THE CITY DRIVE SOUTH
℄
℄
℄
℄

DIAL TOLL FREE
811 or

AT LEAST TWO DAYS

BEFORE YOU DIG
1-800-422-4133
DRAWN BY: KG
CHECKED BY: ML

PROJECT
NUMBER 194224003

UNDERGROUND SERVICE ALERT(USA) OF SOUTHERN CALIFORNIA
SHEET No.___________OF__________ SCALE: HORIZ.:________________ VERT.:_________________

SEE PLAN

CITY OF ORANGE

OFFICE OF THE CITY ENGINEER
Know what's
before you dig.
below. Call 811

R NORTH

EXISTING UTILITY NOTE
LEGEND
REFERENCE DOCUMENT:

EASEMENT SCHEDULE:
3310
FW

W W W W W W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W

T T T T T T T
T
T
T
T
T
T
SS
SS
SS
SS
SS
SS

SS SS SS SS
54"SD 54"SD 54"SD

G G G G G
54"SD
54"SD
54"SD
54"SD
54"SD
G
54"SD
G
54"SD 54"SD
54"SD
G G G
G
W
W
W
G
G
G
W
W
W

SD W W W W W
W

SS SS SS SS SS
W
W
W
W
15"SD
SD
SD
SD
SD
SD
SD
SD
SS

SS SS SS SS SS SS SS
15"SD
15"SD
15"SD
15"SD
W
W
W
W
W
W
SD
G
G
G
G
G
G
G
G
G
G
G
G
G
G G G
G
G
G
G
G
G
G
G
G
G

G FW FW

E E E E
E E
E
E
E
E
E
E
E

E E E E E E E E E E E E
E E
T
T
G
SS
W
SS SS

E E E E E E E E
E
G G
W
W

E E E E E E E E
E E E
GARDEN GROVE BLVD.

THE CITY DRIVE SOUTH
℄
℄

DIAL TOLL FREE
811 or

AT LEAST TWO DAYS

BEFORE YOU DIG
1-800-422-4133
DRAWN BY: KG
CHECKED BY: ML

PROJECT
NUMBER 194224003

UNDERGROUND SERVICE ALERT(USA) OF SOUTHERN CALIFORNIA
SHEET No.___________OF__________ SCALE: HORIZ.:________________ VERT.:_________________

SEE PLAN

CITY OF ORANGE

OFFICE OF THE CITY ENGINEER
Know what's
before you dig.
below. Call 811
R
ZZZ
X

DEMOLITION NOTES

GENERAL DEMOLITION NOTES

PROTECTION NOTES
LEGEND
NORTH
3311
W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W T T T T T T T T T SS SS SS SS SS 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 18"SD W W W 18"SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SS SS SS SS G G G G G G G G G G G G G G G G G G G G E E E E E E E E E E E E E T T T T SS E E E E E || || || || || || || || || || || || || ||
|| || ||
|| || || || || THE CITY DRIVE SOUTH
GARDEN GROVE BLVD.

DIAL TOLL FREE
811 or

AT LEAST TWO DAYS

BEFORE YOU DIG
1-800-422-4133
DRAWN BY: KG
CHECKED BY: ML

PROJECT
NUMBER 194224003

UNDERGROUND SERVICE ALERT(USA) OF SOUTHERN CALIFORNIA
SHEET No.___________OF__________ SCALE: HORIZ.:________________ VERT.:_________________

SEE PLAN

CITY OF ORANGE

OFFICE OF THE CITY ENGINEER
Know what's
before you dig.
below. Call 811 R
NORTH
LEGEND

CONSTRUCTION NOTES SEE FOLLOWING SHEET FOR CONTINUATION NOTES
||
3312

W W W W W W W W W W W W W
W
W
W
W

T T T T T T T T T T T T T
T
T
T
T
SS SS
SS
SS
SS

SS SS SS SS SS SS SS SS SS
54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD

G G G G G G G G G G
54"SD 54"SD 54"SD
54"SD
54"SD
54"SD

G G G G G G
G
G
G
G
G
G
G
G
G
G
G
G

G FW FW FW FW

E E E E E E E E
E
E E
E
E E
E
E
E
E

E E E E E E E

E E E E E E E E E E E E E E E

G G G G G
GARDEN GROVE BLVD.

DIAL TOLL FREE
811 or

AT LEAST TWO DAYS

BEFORE YOU DIG
1-800-422-4133
DRAWN BY: KG
CHECKED BY: ML

PROJECT
NUMBER 194224003

UNDERGROUND SERVICE ALERT(USA) OF SOUTHERN CALIFORNIA
SHEET No.___________OF__________ SCALE: HORIZ.:________________ VERT.:_________________

SEE PLAN

CITY OF ORANGE

OFFICE OF THE CITY ENGINEER
Know what's
before you dig.
below. Call 811
R

NORTH SEE PREVIOUS SHEET FOR CONTINUATION
LEGEND

CONSTRUCTION NOTES
NOTES
||
3313
W W W W W W W W W W W W W W W W W W W W W W W W W W W W T T T T T T T T T T SS SS SS SS SS SS 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 18"SD W 18"SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SS SS SS SS G G G G G G G G G G G G G G G G G G G E E E E E E E E E E E E E T T T T

SS E E E E E E LOADING ZONE

TRANSFORMERS
FDC

FIRE STAIR
EXIT
ACCESS
STAIR
ACCESS
STAIR
STOOPS

TRANSFORMERS

THE CITY DRIVE SOUTH
THE CITY DRIVE SOUTH ℄ ℄ ℄ ℄

DIAL TOLL FREE
811 or

AT LEAST TWO DAYS

BEFORE YOU DIG
1-800-422-4133
DRAWN BY: KG
CHECKED BY: ML

PROJECT
NUMBER 194224003

UNDERGROUND SERVICE ALERT(USA) OF SOUTHERN CALIFORNIA
SHEET No.___________OF__________ SCALE: HORIZ.:________________ VERT.:_________________

SEE PLAN

CITY OF ORANGE

OFFICE OF THE CITY ENGINEER
Know what's
before you dig.
below. Call 811 R
NORTH

LEGEND SEE FOLLOWING SHEET FOR CONTINUATION

EXISTING UTILITY NOTE

CONSTRUCTION NOTES

GRADING NOTE

EASEMENT NOTE
3314

W W W W W W W W W W W W W
W
W
W

T T T T T T T T T T T T T T
T
T
T
SS SS
SS
SS
SS

SS SS SS SS SS SS SS SS SS
54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD

G G G G G G G G G G
54"SD 54"SD 54"SD
54"SD
54"SD

G G G G G G
G
G
G
G
G
G
G
G
G
G
G

G FW FW FW FW

E E E E E E E
E
E
E E
E
E E
E
E
E
E

E E E E E E

E E E E E E E E E E E E E E
GARDEN GROVE BLVD.
℄
℄

DIAL TOLL FREE
811 or

AT LEAST TWO DAYS

BEFORE YOU DIG
1-800-422-4133
DRAWN BY: KG
CHECKED BY: ML

PROJECT
NUMBER 194224003

UNDERGROUND SERVICE ALERT(USA) OF SOUTHERN CALIFORNIA
SHEET No.___________OF__________ SCALE: HORIZ.:________________ VERT.:_________________

SEE PLAN

CITY OF ORANGE

OFFICE OF THE CITY ENGINEER
Know what's
before you dig.
below. Call 811
R

NORTH SEE PREVIOUS SHEET FOR CONTINUATION
LEGEND

EXISTING UTILITY NOTE

CONSTRUCTION NOTES

GRADING NOTE

EASEMENT NOTE
3315
W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W T T T T T T T T T T SS SS SS SS SS SS 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 18"SD W W 18"SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SS SS SS SS G G G G G G G G G G G G G G G G G G G E E E E E E E E E E E E E T T T T

SS E E E E E E LOADING ZONE

TRANSFORMERS
FDC

FIRE STAIR
EXIT
ACCESS
STAIR
ACCESS
STAIR
STOOPS
TRANSFORMERS ℄ ℄ ℄
GARDEN GROVE BLVD.

THE CITY DRIVE SOUTH

DIAL TOLL FREE
811 or

AT LEAST TWO DAYS

BEFORE YOU DIG
1-800-422-4133
DRAWN BY: KG
CHECKED BY: ML

PROJECT
NUMBER 194224003

UNDERGROUND SERVICE ALERT(USA) OF SOUTHERN CALIFORNIA
SHEET No.___________OF__________ SCALE: HORIZ.:________________ VERT.:_________________

SEE PLAN

CITY OF ORANGE

OFFICE OF THE CITY ENGINEER
Know what's
before you dig.
below. Call 811 R

DRAINAGE NOTES

EXISTING UTILITY NOTE
LEGEND

NORTH SEE FOLLOWING SHEET FOR CONTINUATION
3316

W W W W W W W W W W W W W
W
W
W

T T T T T T T T T T T T T T
T
T
T
SS SS
SS
SS
SS

SS SS SS SS SS SS SS SS SS
54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD

G G G G G G G G G G
54"SD 54"SD 54"SD
54"SD
54"SD

G G G G G G
G
G
G
G
G
G
G
G
G
G
G

G FW FW FW FW

E E E E E E E
E
E
E E
E
E E
E
E
E
E

E E E E E E

E E E E E E E E E E E E E E
℄
GARDEN GROVE BLVD.

DIAL TOLL FREE
811 or

AT LEAST TWO DAYS

BEFORE YOU DIG
1-800-422-4133
DRAWN BY: KG
CHECKED BY: ML

PROJECT
NUMBER 194224003

UNDERGROUND SERVICE ALERT(USA) OF SOUTHERN CALIFORNIA
SHEET No.___________OF__________ SCALE: HORIZ.:________________ VERT.:_________________

SEE PLAN

CITY OF ORANGE

OFFICE OF THE CITY ENGINEER
Know what's
before you dig.
below. Call 811
R

EXISTING UTILITY NOTE SEE PREVIOUS SHEET FOR CONTINUATION NORTH

DRAINAGE NOTES
LEGEND
3317
W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W T T T T T T T T T T SS SS SS SS SS SS 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 18"SD W W 18"SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SS SS SS SS G G G G G G G G G G G G G G G G G G G E E E E E E E E E E E E E T T T T

SS E E E E E E LOADING ZONE

TRANSFORMERS
FDC

FIRE STAIR
EXIT
ACCESS
STAIR
ACCESS
STAIR
STOOPS

TRANSFORMERS

THE CITY DRIVE SOUTH
GARDEN GROVE BLVD. FW FW FW FW FW FW

FW FW FW FW FW FW FW FW FW FW SD SD

SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD

FW FW FW FW

FW FW FW FW FW FW FW

FW FW FW FW FW FW FW FW FW FW SD SD

SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD

FW FW FW FW
FW THE CITY DRIVE SOUTH ℄ ℄ ℄

DIAL TOLL FREE
811 or

AT LEAST TWO DAYS

BEFORE YOU DIG
1-800-422-4133
DRAWN BY: KG
CHECKED BY: ML

PROJECT
NUMBER 194224003

UNDERGROUND SERVICE ALERT(USA) OF SOUTHERN CALIFORNIA
SHEET No.___________OF__________ SCALE: HORIZ.:________________ VERT.:_________________

SEE PLAN

CITY OF ORANGE

OFFICE OF THE CITY ENGINEER
Know what's
before you dig.
below. Call 811 R

DOMESTIC WATER

FIRE WATER
SEWER

STORM DRAIN

EXISTING UTILITY NOTE

NORTH SEE FOLLOWING SHEET FOR CONTINUATION

RECYCLED WATER NOTES
NOTE:

LEGEND
3318

W W W W W W W W W W W W W
W
W
W

T T T T T T T T T T T T T T
T
T
T
SS SS
SS
SS
SS

SS SS SS SS SS SS SS SS SS
54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD

G G G G G G G G G G
54"SD 54"SD 54"SD
54"SD
54"SD

G G G G G G
G
G
G
G
G
G
G
G
G
G
G

G FW FW FW FW

E E E E E E E
E
E
E E
E
E E
E
E
E
E

E E E E E E

E E E E E E E E E E E E E E
GARDEN GROVE BLVD.

SD SD SD SD SD SD SD SD
54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD
W

FW FW FW

SD SD SD SD SD SD SD SD
54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD
W

FW FW FW

FW FW FW
℄
℄

DIAL TOLL FREE
811 or

AT LEAST TWO DAYS

BEFORE YOU DIG
1-800-422-4133
DRAWN BY: KG
CHECKED BY: ML

PROJECT
NUMBER 194224003

UNDERGROUND SERVICE ALERT(USA) OF SOUTHERN CALIFORNIA
SHEET No.___________OF__________ SCALE: HORIZ.:________________ VERT.:_________________

SEE PLAN

CITY OF ORANGE

OFFICE OF THE CITY ENGINEER
Know what's
before you dig.
below. Call 811
R

DOMESTIC WATER

FIRE WATER
SEWER

STORM DRAIN

MEP SITE UTILITIES

EXISTING UTILITY NOTE

LEGEND SEE PREVIOUS SHEET FOR CONTINUATION
NORTH
3319
GARDEN GROVE BLVD.

THE CITY DRIVE SOUTH

DIAL TOLL FREE
811 or

AT LEAST TWO DAYS

BEFORE YOU DIG
1-800-422-4133
DRAWN BY: KG
CHECKED BY: ML

PROJECT
NUMBER 194224003

UNDERGROUND SERVICE ALERT(USA) OF SOUTHERN CALIFORNIA
SHEET No.___________OF__________ SCALE: HORIZ.:________________ VERT.:_________________

SEE PLAN

CITY OF ORANGE

OFFICE OF THE CITY ENGINEER
Know what's
before you dig.
below. Call 811
R
NORTH
LEGEND
3320
W W W W W W W W W W W W W W W W W W W W W W W W W W W W T T T T T T T T T T SS SS SS SS SS SS 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 18"SD W 18"SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SS SS SS SS G G G G G G G G G G G G G G G G G G G E E E E E E E E E E E E E T T T T

SS E E E E E E
120 115 110 105 10095 95
1150 1050 95 GARDEN GROVE BLVD. ℄ ℄ THE CITY DRIVE SOUTH ℄ ℄ 119

DIAL TOLL FREE
811 or

AT LEAST TWO DAYS

BEFORE YOU DIG
1-800-422-4133
DRAWN BY: KG
CHECKED BY: ML

PROJECT
NUMBER 194224003

UNDERGROUND SERVICE ALERT(USA) OF SOUTHERN CALIFORNIA
SHEET No.___________OF__________ SCALE: HORIZ.:________________ VERT.:_________________

SEE PLAN

CITY OF ORANGE

OFFICE OF THE CITY ENGINEER

DRAINAGE NOTES

GENERAL GRADING NOTES
LEGEND
NORTH SEE SHEET C-16 FOR CONTINUATION
3321

W W W W W W W W W W W W W
W
W
W

T T T T T T T T T T T T T T
T
T
T
SS SS
SS
SS
SS

SS SS SS SS SS SS SS SS SS
54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD 54"SD

G G G G G G G G G G
54"SD 54"SD 54"SD
54"SD
54"SD

G G G G G G
G
G
G
G
G
G
G
G
G
G
G

G FW FW FW FW

E E E E E E E
E
E
E E
E
E E
E
E
E
E

E E E E E E

E E E E E E E E E E E E E E
GARDEN GROVE BLVD.
℄
℄ 110 115 107 107 108 109 111 112 113 114 116
116 117
117118118

DIAL TOLL FREE
811 or

AT LEAST TWO DAYS

BEFORE YOU DIG
1-800-422-4133
DRAWN BY: KG
CHECKED BY: ML

PROJECT
NUMBER 194224003

UNDERGROUND SERVICE ALERT(USA) OF SOUTHERN CALIFORNIA
SHEET No.___________OF__________ SCALE: HORIZ.:________________ VERT.:_________________

SEE PLAN

CITY OF ORANGE

OFFICE OF THE CITY ENGINEER
LEGEND
GENERAL GRADING NOTES SEE SHEET C-15 FOR CONTINUATION
NORTH

DRAINAGE NOTES
3322

SECTION A-A

SECTION B-B

SECTION C-C

DIAL TOLL FREE
811 or

AT LEAST TWO DAYS

BEFORE YOU DIG
1-800-422-4133
DRAWN BY: KG
CHECKED BY: ML

PROJECT
NUMBER 194224003

UNDERGROUND SERVICE ALERT(USA) OF SOUTHERN CALIFORNIA
SHEET No.___________OF__________ SCALE: HORIZ.:________________ VERT.:_________________

SEE PLAN

CITY OF ORANGE

OFFICE OF THE CITY ENGINEER

SECTION A-A
HORIZONTAL SCALE: 1" = 20'
VERTICAL SCALE: 1" = 10'

SECTION B-B
HORIZONTAL SCALE: 1" = 20'
VERTICAL SCALE: 1" = 10'

SECTION C-C
HORIZONTAL SCALE: 1" = 20'
VERTICAL SCALE: 1" = 10'

SECTION D-D
HORIZONTAL SCALE: 1" = 20'
VERTICAL SCALE: 1" = 10'

SECTION E-E
HORIZONTAL SCALE: 1" = 20'
VERTICAL SCALE: 1" = 10'
3323

DIAL TOLL FREE
811 or

AT LEAST TWO DAYS

BEFORE YOU DIG
1-800-422-4133
DRAWN BY: KG
CHECKED BY: ML

PROJECT
NUMBER 194224003

UNDERGROUND SERVICE ALERT(USA) OF SOUTHERN CALIFORNIA
SHEET No.___________OF__________ SCALE: HORIZ.:________________ VERT.:_________________

SEE PLAN

CITY OF ORANGE

OFFICE OF THE CITY ENGINEER
Know what's
before you dig.
below. Call 811
R

WATER AND SEWER UTILITY NOTES

DEMOLITION NOTES

RECORD DRAWINGS

BUILDING AND SAFETY DIVISION NOTES

PROJECT CLOSEOUT

DESIGN ENGINEER'S NOTES
“ ” CITY OF ORANGE STORM DRAIN NOTES

CITY OF ORANGE SEWER NOTES

CITY OF ORANGE POLICE DEPARTMENT NOTES
“ ” CITY OF ORANGE FIRE DEPARTMENT NOTES
3324
FW FW
SS
SS
SS
SS
SS
SS

SS SS SS SS SS
SD SD

SS SS SS SS SS
SS SS
W
W
W
W
W
W

SD SD FW FW
SS
SS SS
W
W
GARDEN GROVE BLVD. FW FW FW

FW FW FW FW FW
SD

SD SD SD SD SD SD
54"SD 54"SD 54"SD 54"SD
SD

SD SD SD

FW FW FW
FW

FW FW FW FW

FW FW FW FW FW
SD

SD SD SD SD SD SD
54"SD 54"SD 54"SD 54"SD
SD

SD SD SD

FW FW FW
FW
FW

THE CITY DRIVE SOUTH
℄
℄
℄
℄

PARKING STRUCTURE

PARKING STRUCTURE UNDERNEATH

APARTMENTS

MIXED USE RESIDENTIAL

DIAL TOLL FREE
811 or

AT LEAST TWO DAYS

BEFORE YOU DIG
1-800-422-4133
DRAWN BY: KG
CHECKED BY: ML

PROJECT
NUMBER 194224003

UNDERGROUND SERVICE ALERT(USA) OF SOUTHERN CALIFORNIA
SHEET No.___________OF__________ SCALE: HORIZ.:________________ VERT.:_________________

SEE PLAN

CITY OF ORANGE

OFFICE OF THE CITY ENGINEER
NORTH
LEGEND

CONSTRUCTION NOTES

FIRE NOTES
AM
3325

DIAL TOLL FREE
811 or

AT LEAST TWO DAYS

BEFORE YOU DIG
1-800-422-4133
DRAWN BY: KG
CHECKED BY: ML

PROJECT
NUMBER 194224003

UNDERGROUND SERVICE ALERT(USA) OF SOUTHERN CALIFORNIA
SHEET No.___________OF__________ SCALE: HORIZ.:________________ VERT.:_________________

SEE PLAN

CITY OF ORANGE

OFFICE OF THE CITY ENGINEER

ORANGE CITY FIRE DEPARTMENT NOTES

CITY OF ORANGE FIRE TRUCK TURNING RADIUS CITY OF ORANGE FIRE HAMMERHEAD TEMPLATE AM

PROJECT-SPECIFIC REQUIREMENTS
3326

THE CITY DRIVE S
\\kimley-horn.com\CA_ORA\ORA_LDEV\194224003 - Granite Orange\CAD\PlanSheets\TS-01.dwg By :Chan, Tim on 7/29/22 IMPROVEMENTS PLANS CITY OF ORANGE 1100 W TOWN AND COUNTRY ROAD, SUITE 700 ORANGE, CA 92868 (714) 939-1030 CIVIL NOT FOR CONSTRUCTION NORTH GENERAL NOTES THE CITY DRIVE S. AND DRIVEWAY TRAFFIC SIGNAL PLAN PRIVATE DRIVEWAY CONSTRUCTION NOTES 3327

THE CITY DRIVE ORANGE CITY SQUARE
\\kimley-horn.com\CA_ORA\ORA_LDEV\194224003 - Granite Orange\CAD\PlanSheets\SS-01.dwg By :Chan, Tim on 7/29/22 IMPROVEMENTS PLANS CITY OF ORANGE 1100 W TOWN AND COUNTRY ROAD, SUITE 700 ORANGE, CA 92868 (714) 939-1030 CIVIL NOT FOR CONSTRUCTION

NORTH GENERAL NOTES
3328

Orange City CouncilApril 11, 2023

Orange City Council
April 11, 2023