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HomeMy WebLinkAbout06_Sharp Residence Coastal Development Permit_PA2017-016 COMMUNITY DEVELOPMENT DEPARTMENT U N6PLANNING DIVISION e� 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 cq<<FOR�vP 949-644-3200 www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT April 13, 2017 Agenda Item No. 6 SUBJECT: Sharp Residence Coastal Development Permit. No. CD2017-001 (PA2017-016) SITE 5223 River Avenue LOCATION: APPLICANT: Pacific Coast Architects, Phil Edmonson OWNER: Jody Sharp PLANNER: Gregg Ramirez, Senior Planner (949) 644-3219, gramirez@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Coastal Zoning District: R-2 (Two-Unit Residential) • Coastal Land Use Category: RT-E (Two Unit Residential — 20.0-29.9 DU/AC) • Zone: R-2 (Two-Unit Residential) • General Plan: RT (Two-Unit Residential) PROJECT SUMMARY A request for a Coastal Development Permit for the demolition of an existing duplex and attached garage and the construction of a new 3,155 square foot single-family residence with an attached garage. The development also includes hardscape, drainage, and landscaping. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 1 Sharp Residence Zoning Administrator, April 13, 2017 Page 2 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No. CD2017-003 (Attachment No. ZA 1). DISCUSSION • The subject property is located in the R-2 Coastal Zoning District which is consistent with the City's Coastal Land Use Plan, General Plan and Zoning Code. The property is located in the Appeal Area and therefore a Coastal Development Permit is required and a Waiver for De Minimis Development cannot be issued. • The subject property is currently developed with a single family home on a lot designated for residential development. • The property is located in an area eligible for a Categorical Exclusion, however, the proposed duplex exceeds the 1.5 floor area limit identified in Categorical Exclusion Order (CEO) CE-5-NPB-16-1. The development otherwise complies with all other applicable CEO limits and standards. Additionally, the proposed duplex and accessory structures conform to all applicable development standards including floor area limit, setbacks, height, 9.0 (NAVD88) minimum finished floor elevation and off- street parking (two spaces per unit). • The project site is not located between the nearest public road and the sea or shoreline and re-development will not affect public recreation, access, or views. • The residential lot does not currently provide nor inhibit public coastal access. The property is located approximately 300 feet from the public beach and multiple access points are provided at street ends throughout Balboa Peninsula and along the West Ocean Front boardwalk. • The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. • The property is not located within 100 feet of coastal waters. A construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on- site ensure the project design incorporates appropriate water quality protection features. Any water not retained on-site is directed to the City's storm drain system. TmpIC 01/17217 Sharp Residence Zoning Administrator, April 13, 2017 Page 3 • The design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. The property is not located near Public View Points or Coastal View Roads, as designated in the Coastal Land Use Plan, and will not impact public coastal views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners of property and residents within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting which was posted at City Hall and on the City website. APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at (949) 644-3200. Prepared by: Gregg R ir irez Senior Planner BW/gbr Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Applicant's Project Description and Project Plans Tmpl[:01/17/17 3 Attachment No. ZA 1 Draft Resolution 4 RESOLUTION NO. ZA2017-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-001 FOR A NEW SINGLE UNIT RESIDENCE LOCATED AT 5223 RIVER AVENUE (PA2017- 016) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Phil Edmondson of Pacific Coast Architects, with respect to property located at 5223 River Avenue and legally described as Resubdivision 54, Parcel 2 requesting approval of a Coastal Development Permit. 2. The applicant proposes the demolition of an existing duplex and attached garage and the construction of a new 3,155 square foot single-family residence with an attached garage. The development also includes hardscape, drainage, and landscaping. 3. The subject property is located within the Two-Unit Residential (R-2) Zoning District and the General Plan Land Use Element category is Two-Unit Residential (RT). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Two-Unit Residential—20.0-29.9 DU/AC (RT-E)and the Coastal Zoning District is Two-Unit Residential (R-2). 5. A public hearing was held on April 13, 2017, in the Corona del Mar Conference Room (Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations (Section 15315, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures). 2. Class 3 exempts the construction of limited numbers of new, small structures, including one single-family residence. The proposed project is a new single-family residence located in the R-2 Coastal Zoning District. 5 Zoning Administrator Resolution No. ZA2017-### Page 2 of 5 SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1 . The proposed development complies with applicable residential development standards including floor area limit, setbacks, height, and parking. The resulting design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 2. The proposed development is not located on the shoreline and is approximately 300 feet from the nearest beach. The proposed finished floor is 11.15 MSL (NAVD88) which is higher than the 9.00 MSL (NAVD88) standard. Impacts from wave run-up and sea live rise are not anticipated. 3. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 4. Project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drained and percolation features designed to retain dry weather and minor rain event runoff on-site. Any water not retained on-site is directed to the City's storm drain system. 5. Proposed landscaping complies with Implementation Plan Section 21.30.075. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: The proposed project is not located between the nearest public road and the sea or shoreline. 01-03-17 Zoning Administrator Resolution No. ZA2017-### Page 3 of 5 SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-001, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 13th DAY OF APRIL, 2017. Patrick J. Alford, Zoning Administrator 01-03-17 Zoning Administrator Resolution No. ZA2017-### Page 4 of 5 EXHIBIT "A" CONDITIONS OF APPROVAL (Project-specific conditions are in italics) PLANNING 1 . The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval.) 2. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new Coastal Development Permit. 3. Coastal Development Permit No. CD2017-001 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 of the Newport Beach Municipal Code, unless an extension is otherwise granted. 4. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 6. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 7. Prior to issuance of the building permits, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 8. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 9. Prior to the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 01-03-17 g Zoning Administrator Resolution No. ZA2017-### Page 5 of 5 10. Prior to the issuance of building permits, the applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 11. Prior to the issuance of building permits, the applicant shall submit a landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 12. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 13. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 14. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner, or the leasing agent. 15. This approval shall expire and become void unless exercised within 24 months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 21 Planning and Zoning of the Newport Beach Municipal Code. 16. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees,and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Sharp Residence Coastal Development Permit including, but not limited to, Coastal Development Permit No. CD2017-001. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attomeys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/orthe parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 01-03-17 9 Attachment No. ZA 2 Vicinity Map 10 VICINITY MAP +F� '� • CDRSTR v S r./ 5`�'-�° 1 .� .� r,��`♦ do \•v T dry,✓". ..SF�'.... 4'ae �-' .�•.� f o�E� RFOR y� yS Newport 9eaoh Disclaimer. aEwtycmraasonedete das Eeenmade lOneflee dq eccurarl of the dela tromped. es and Tine City m OI$ dh w." BaacM1 and its empbyees an0 a¢.rle 6scklm arty end el raspcnudity Iran or roleirq b aM rosJls adelrcd in Rs use. 6 y. 0 200 400 Imagery: ]00 Wl3plcg tosandeddy Eepe Feet Inladirg wrx.vapeaedelcwn LSlal CDP No. CD2017-001 PA2017-016 5223 River Avenue 22 Attachment No. ZA 3 Project Plans 12 PA2017-016 f*EhC nic CoAsT ARCHITECTS 29 January 2017 To: City of Newport Beach Planning Department From: Pacific Coast Architects 2600 NewportBlvd. Suite 114 Newport Beach, CA. 92663 Phil Edmondson Re: CDP "de minimis" application for 5223River Ave. Subject: Letter of Project Description and Justification To whom it may concern, This project consists of demolishing a two story duplex with`a two car garage We propose to construct a new three story-single family residence with,-4 two car ga"rage,(3,155 gross-SF). We propose to construct ani;n-ground jacuzzi and cold dip pool with a below grade equipment vault in the-rear yard.We also propose to : construct new masonry block wails and or vinyl fencing at the side yards;new. concrete'-walks, drive, and a stone paved courtyard. Landscape improvements are proposed, but totai,less"th'an 500SF: We""also propose to coristructa drdina&�,systemi consisting of roof gutters,°downspouts and deok'drains tied to.a ` sub`surfacedrafnage system`with-grouneveiplanter and"areadrains. This entiresystern'drains'through per""6610on type drainage% &atdres nd eventually " 'outlets at"the adjacent curbs,;V.V estimate'grading of:approximately 215 C.Y. As ithe Architect working ori`this GDl? application; I have reviewed all applicable" sections of the City of Newport"Beach Local Coastal Plan, and in my opinion this project complies"with....all %terns necessary to qualify for a "de min imis"waiver ` ' status for approval'. I "hope you"agre'e" and process this application accordingly:. Please"contact me as you review #his application"if you' have"any questions cir concerns. 'i would "be more;than happy to discuss this or provide any further St o assist you in'your"review/determination: I th n yo '1n Vance for your'attenfion to this matter, I d and"son rind 1, Pacific:Coast Architects :;049 675-94.68` ' Z6pp NEWPd RY:' ©LVO. SU.TE 114 .. (949] 6° 6 9466 FAX 615 8234 13 PA2017-016 NO.C018423 REN.12-31-11 4� In 04 (V _ � V - - o QCUSTOM FRCS DDEN EVICINiT` I MAP. z Lu01 � iYme NITS � m � _ O_ /1z' D D 0cgWF co SHA O m S,�`q �ir1,fi-4L ���r � � AVENUE oc Syo eco p522 3 RVE � 3 4S11E.r�� � Y `Y _ �o►�� ��. 4L� O p EA 0 9 " " 3 NEWP0 � � LED U9 � Ao � PROJECT LOCATION: � ' 3'-2 " 5223 RIVER AVE. 3'-2IIni f : 1 2'-2? ... • I �� EN Y DEFERRED 5U5MITTAL5: PROJECT DATA: ` THIS PROJECT SHALL COMPLY WITH 2016 CALIFORNIA � STANDARDS CODE (2016 CRC, GBG, CMC, CPC, AND CEC) (DEFERRED SUBMITTALS TO BE REVIEWED BY THE APN: 424-503-12 PROPOSED 3-STORY I :. AND LOCAL ORDINACES. PROJECT ARCHITECT OR ENGINEER of RECORD AND OCCUPANCY TYPE: RT-2 UNIT RES. 15 -1 RESIDENCE CERTIFIED PRIOR TO SUBMITTAL FOR PLAN CHECK OR 1E TO CL OF 5TF ET DB, . APPROVAL BY THE CITY) BUILDING TYPE: w SPRINKLERED (PER NFPA 13D) YES e1DE 1. FIRE SPRINKLER PLANS ARE REQUIRED TO BE S E. 5ETACK SUBMITTED t0 NBFD. OBTAIN FIRE SPRINKLER PERMIT ZONE SET )AGK V J fee l\ �if�eTiOIVS: PRIOR t0 CALLING FOR ROOF SHTG. INSPECTION, FRONT SETBACK 10'-0" 2. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC SIDE YARD SETBACK 3'-0" AB ANCHOR BOLT EXP EXPANSION NS NEARSIDE EQUIPMENT PER ARI STD. 215. SOUND LEVEL NOT TO ' n ABV ABOVE EW EXTERIOR OC NOT TO ON EXCEED 50 DBA (55 DBA WITH TIMER 65 DBA WITH REAR SETBACK 10'-0° AC ASPHALTIC CONCRETE EW EACH WAY OG ON GEN'fER � � ACOU ACOUSTICAL FDIC. FIRE DEPARTMENT CON). OPG OPENING TIMER AND NEIGHBOR'S CONSENT), PER SECTION HEIGHT LIMIT 29'-0" AD AREA DRAIN FF FINISH FLOOR OD OUTSIDE DIMENSION In ADD'L ADDITIONAL FG FINISH GRADE OH OVERHEAD 1026.045 OF THE NEMC. LOCATION MEASUREMENT t0 BE ADJ ADJACENT FIN FINISH F'FJ PERIMETER FELT JOINT At ADJACENT PROPERTY PATIO OR OPENING. THIS ITEM LOT AREA 2,641 SF, 21-21 AL,ALUM ALUMINUM FIN.SRF. FINISH SURFACE PG PAINT GRADE ALT ALTERNATE FJ FLOOR JOIST PL PLATE *, 1 'Z' 20 - APPROX APPROXIMATE FLR FLOOR PLAS PLASTER IS TO BE DEFERRED. (Ix BUILDABLE) y BUILDABLE AREA 1621 SF. (J GL w�.. '� ASB ASBESTOS FL FLOW LINE PLEWD PLYWOOD ASP ASPHALT FOF FACE OF FIN PLUMB PLUMBING 3. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND MAX. ALLOWABLE S.F. (2x BUILDABLE) 3,254 Sr. ; (L. ASBO AS SELECTED BY OWNER FOC FACE OF CONCRETE PR PAIR OCHER FREESTANDING STRUCTURES REQUIRE SEPERATE IILL BD BOARD FOM FACE OF MASONRY PRF PROOF ° OF BUILD ABLE) 4; BEL BELOW FOS FACE OF STUD PROV PROVIDED REVIEWS AND PERMITS. MAX. ALLOWABLE 3rd -LR. SF. (2(dia 325 Sr (1 5 ' _� 2-CAR GARAGE V BLDG BUILDING FP FIRE PROOF R RAD RADIUS Lu BLK,BLKG BLOCK,BLOCKING FS FAR SIDE,FINISH SURFACE RD ROOF DRAM MIN. READ. OPEN SPACE S.I . (159- OF BUILDABLE) 244 SF. 6 BM BEAM FT FOOT REF REFER BN BOUNDRY NAILING FTG FOOTING REG REGISTER 3,-2 „ 0.. BOT BOTTOM GA GAUGE REINF REUFORGED * BASED ON EXACTLY 3(T'-m" WIDE LOT BR BEDROOM GALV GALVANIZED REQ,REOD REQUIRED BRG BRACKET GD GARAGE DISPOSAL REV REVISED PER PLANNING DIVISION 1 - - -� - - - 31-2711 CAB BETWEEN G.I. GALVANIZED IRON RM ROOM GENERAL � I � L 1`I OT V 8 I �l �� ; .' CAB CABINET GL GLASS RO ROUGH 1 CIS CLG CATCH BASIN GRD.BM. GRAYP DE iBEAM R-0. ROUGH RWID OPENING WATER FEATURE CER CERAMIC HB HOSE BIBS SG SOLID CARE PROPOSED FLOOR AREA: OLD; SSPAO C.I. CASTIRON HOLLOW CORE SC4 SCHEDULE CJ CEILING JOIST HDR HEADER SCR SCREEN 8 FIRST FLOOR AREA (CONDITIONED) 10610SF. 7 o DIP - , C H n r _ TIL ) STEP /�� Q c CL CENTERLINE HDRM HEADROOM SECT SECTION 1. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT x I CL,CLR CLEAR HDUDR HARDWARE SP SUWLOOR SECOND FLOOR AREA (CONDITIONED) 1,235.82 SF. 0 L 1n J =/moo o` ,op'n�' o c`_ ???? CLD CLADDING HGR,HNGR HANGER SHT SHEET OF WAY, AN APPROVED ENCROACHMENT PERMIT IS CLOS CLOSET HM HOLLOW METAL SHTG SHEETING CLS CLOSING HORIZ HORIZONTAL SIM SIMILIAR REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE THIRD FLOOR AREA (CONDITIONED) 292,68 S.F. L ~ J JL YY Y2 YS Y Y2YY Z �" CMT CEMENT HR HOUR SPECS SPECIFICATIONS PUBLIC RIGHT OF WAY. TOTAL CONDITIONED 2,586.58 S.F. CMU CONCRETE MAS.LNIT HT HEIGHT SQ SQUASE NSKJ°231 59"W L= 0 .0 4' GN CONTINUOUS NAILING HVAC HEATING,VENT,,AC. STAGG STAGGERED 2. A PUBLIC WORKS DEPT. ENCROACHMENT PERMIT COL COLUMN HUI HOT WATER STD STANDARD GARAGE AREA (NON-CONDITIONED) 534.19 SR CONC CONCRETE HIM HARDWOOD STL STEEL INSPECTION IS REQUIRED BEFORE THE BUILDING DEPT. COND CONDITION ID INSIDE DIMENSION STOR STORAGE TOTAL GROSS AREA 3,12231 SF. 4 9 10 II CONN CONNECTION IN INCH STR,STRUCT STRUCTURAL PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC CONST CONSTRUCTION INSUL INSULATION SUSP SUSPENDED CONT CONTINUOUS INT INTERIOR i 4 B 70P 1 BOTTOM WORKS DEPT. INSPECTION, IF ANY OF THE EXISTING OPEN SPACE PROVIDED 249.00 SF. CONTRS CONTRACTORS INV INVERT T 4 G TONGUE 4 GROOVE PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS BEDROOM COUNT 4 COL COLUMN JET JOIST TG TOP OF CURB 1� C.T. CERAMIC TILE JT JOINT TEL,TELE TELEPHONE DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GTR COUNTER KIT KITCHEN TEMP TEMPORARY CTSK COUNTERSINK L LENGTH TN TOE NAIL GUTTER, AND ALLEY/STREET PAVEMENT WILL BE PROPOSED LANDSCAPE AREA 213 S.F. CUD COLD WATER LAM LAMINATED TOC TOP OFCONCETE REQUIRED AND 100% PAID BY THE OWNER SAID DBL DOUBLE LAV LAVATORY TOS TOP OF FOOTING DET,DTL DETAIL LG LONG Toff TOP OF SLAB DETERMINATION AND THE EXTENT OF THE REPAIR WORK DF. DRINKING FOUNTAIN LIN.FT. LINEAR FOOT Tau,TW TOP OF WALL DH DOUBLE HUNG LINOL LINOLEUM 1P TOP PLATE SHALL BE MADE AT THE D ISCRET ION OF THE PUBLIC py DIA DIAMETER LT LIGHT TS TOP OF SLAB,W STEEL WORKS INSPECTOR DIM DIMENSION LT.UT. LIGHT WEIGHT TEP VENTING TYPICAL ? DN DOWN MANUF,MFGR MANUFAGTU�R VENT VENTING '\/,\/`J�/,/\� DF DEEP MAIL MATERIAL VER,VERT VERTICAL 3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL PROJECT 1� SCRIPTION- DO DRAWING MAX MAXIMUM Vi VINYLTILENON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC D9 DOWNSPOUT MB MACHINE BOLT VRR VENT THRU ROOF 2 EN END NAILING MECJH MECHANICAL UDNO. WULESSNOW OTHERWISE RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS EA EACH MET,MTL METAL W oWIDE, CLO SHALL COMPLY WITH CITY COUNCIL POLICY L-6.+ EF EACH FACE MIN MINIMUM Ws WAIDTH TER CLOSET S ` �FLAN N ELEC ELECTRICAL !NJ NEW UID WOE) DEMOLSH TWO STORY DUPLEX W/ 2 -GAR GARAGE. o0 7ID� ELEV ELEVATION NA NOT APPLICABLE WHI WATER HEATER CONSTRUCT NEW THREE STORY SINGLE FAMILY ,4PN 42 4-503 - 12 EQ EQUAL NAP NOT A PART U1 WROUGHT IRON 4. SURVEYOR OR ENGINEER SHALL PERMANENTLY EQUIP EQUIPMENT NAT NATURAL WR WEATHERRE616TANT MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE RESIDENC:E W/ 2 -GAR GARAGE, INCLUDING NEW GO ES EACH SIDE NIG NOT INNTF2AGT WE, WEATHER TRIP " F°LATWORIG, NEW GRADING AND DRAINAGE (RESU5IDIVISION 54, PARCEL 5) SCALE I/8 =1'-0° EXIST EXISTING UT WEIGHTT STARTING GRADING. EXP.JT. EXPANSION JOINT LLUAM WELDED WIRE MEN IMPROVEMENTS AND SITE WALLS PER PLAN. !EJ EXISTING 5. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF /J NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE 13 MAR 2011 RECORDED AGAINST THE PROPERTY OR t0 OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY L i6T OF DRAWINGS: PLAN I LAN LEGEND : ❑ SiTE PLAN NOTES: PROJECT DIRECTORY: ASSOCIATIONS PRIOR t0 COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. PACIFIC COAST 1. THIS DIMENSION IS OUTSIDE FACE OF STUD TO PACIFIC COAST ARCHITECTS I. TITLE/DATA SHEET E SITE PLAN ARCHITECTS - ARCHITECT: 6. A GAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS _ AREA OF CN) DROUGHT PROPERTY LINE. 2600 NEWPORT BLVD., SUITE 114 DEEPER THAN 5' AND FOR SHORING AND 2. TOPOGRAPHIC SURVEY o TOLERANT LANDSCAPE NEWPORT BEACH, CA 92663 2. (E) SITE WALL. (949) 615-9468 UNDERPINNING. 3. SITE GRADING E DRAINAGE PLAN W/ NOTES d DETAILS co3. (N) Y-0" MAX. HEIGHT CMU WALL. ATTN: PHIL EDMONDSON 1. FENCES, HEDGES, WALLS, RETAINING WALLS, 4. EROSION CONTROL PLAN W/ NOTES E DETAILS = ij AREA OF (N) HARDSCAPE GUARDRAILS AND HANDRAILS OR ANY COMBINATION �j 4. (N) b'-0" MAX. HEIGHT VINYL FENCE. THEROF SHALL NOT EXCEED 42 INCHES FROM EXISTING (o FLOOR PLANS m SURVEY: SOUTH COAST SURVEYING GRADE PRIOR TO CONSTRUCTION WITHIN THE REQUIRED $. 36" x 6'-0" GATE. 3214 CLAY STREET 6. ROOF PLAN E AREA CALCULATIONS ® _ (E) CMU WALL NEWPORT BEACH, CA 92663 FRONT SETBACK AREA. 1. EXTERIOR ELEVATIONS I((uh�� 2600 NEWPORT 6. 30" x V-0" GATE AT SIDE YARD. (949) 631-8840 6. THE COVERED ROOF DECK MUST REMAIN OPEN ON ONE 8. BUILDING SECTIONS BLVD. SUITE 114 ® = CN) CMU WALL, 3'-0" MAX. HT. 1. TRASH ENCLOSURE W/ PAIR DOORS. HENRY SCHNEPF SIDE AS SHOWN ON PLAN AND IS NOT ALLOWED TO BE NEWPORT BEACH, (N) VINYL FENCE, V-0" MAX. HT. 8, ACCESS DOOR TO SPA EQUIPMENT VAULT. ENCLOSED. n 92663 Iu� 1949) 675-9468 S. OUTDOOR SHOWER # CHANGING AREA. 10. 4'-0" DEEP COLD DIP, 5ELOW GRADE. 11. JACUZZI SPA, BELOW GRADE WITH WATER FEATURE d co OF: 06 14 PA2017-016 NO.C018473 REN.12-31-17 4� �c>ay m 04 N 6l Q U � Utt qLu q9 Q � mO LU � m � (vIL _ 01 U4 -5 t - to 10SS TBMI _ - FD. SPIKE (WASHER TOP X 3' 10.66 TC 1066 FS 10.14 FL O 10.13 FL 10.72 TC 10.16 FL 1059 FS 1024 FL i = 8 10.70 FS lei6 TC 1029 FS 12" TREE 103 E ❑❑ 10.69 FS 0.78 LEGEND I"S TC 2"PALM TC = TOP CURB FL = FLOW LINE SIGN 0"CF _ FS = FINISH SURFACE TS = TOP STEP 1029 FL o CONC WALK 10.70 FS EG = EXISTING GROUND 146 T.PILTW = TOP WALL 14.1 TW 10.918W SO4'5 10.76 FS TP = TOP PLANTER TOP = TOP SLOPE 10.93 BW 10.92 BW 10.9 EG TOE = TOE SLOPE 146 TPIL g 48" 1025 TC 037 FS y66.3 10.72 T FF = FINISH FLOOR 0CHANNEL DRAIN GFF = GARAGE FINISH FLOOR 10.7 EG Ii TOR = TOP ROOF BW = BACK WALK SCO = SEWER CLEANOUT PP = POWER POLE o WV = WATER VALVE 1 20.0 EAVE WM = WATER METER 10.73 TC 9 ILI14.1 TW TBM = TEMPORARY BENCHMARK 1 3 FS S.F.N. = SEARCHED FOUND NOTHING CENTERLINE v 10.9 EG 11.0 EG R = PROPERTY LINE 3 ILPJ5 FS 11.65 FF 111 F Li4 TG 12.0 TW 10"DRAIN 1013 EG ILII TS 1164 IF 1089 FS / 3L9 TOR 29.1 EAVE GAS 292 WEAVE V 1083 TC SIGN 10.91 FS 29. EA VE 1030 FL 12.0 TW 10.91 BW I ILI FS I 10.91 FS OL 3 ILI3 FS 6" TREE 0 LI-Er- TOP G m m m N i-F 0.8 X 3' 083 TC 1033 FL 1222 FF 12.0 TW IIbS TS O 10.91 I FS IL40 F5 62 TS 11.05 FS B 1137 GFF 1m m n 1122 FS N 112FS 15' 1139 GFF 3 1 WOOD FENCE U 1 1135 FS U ILI EG 1133 FS TOP X 2S' 10.90 TC 10.45 FL 1124 FS 10.6 EG I1.4 EG 112 EG 11.05 FS 10.94 7C 10.95 F5 113 EG IIS EG 10.44 FL N56'23'S9"W 10.94 TC - - �� - - 10.44 FL IL03 VINYL FENCE ILIS FS 1110 F6 I F I 1 1 13 MAR 201-1 I TOPOGRAPHIC MAP PACIFIC COAST ARCHITECTS 8 SCALE BOUNDARY NOTE: SEPTEMBER 2016 RSB 113/5 THIS IS NOT A BOUNDARY SURVEY. THE TOPOGRAPHIC FEATURES AS SHOWN ON THIS MAP MAY BE OF A BOUNDARY SURVEY. RELATIVE TO THE PLAT UPON COMPLETION 5223 RIVER AVE, NEWPORT BEACH CA. OCS BENCHMARK NB2-7-77 EL=8.565 NAVD88 DATUM SOUTH COAST SURVEYING 3214 CLAY ST. NEWPORT BEACH CA. (949)631-8840 2600 NEWPORT BLVD. SUITE 774 NEWPORT BEACH. CA. 92663 (949) 675-9466 20F, 06 PA2017-016 NO.C018423 REN.12-31-I1 GENERAL GRADING SPECIFICATIONS WATER QUALITY NOTES: o SEDIMENT FROM AREAS DISTURBED CONSTRUCTION PRACTICES AND I. ALL WORK SHALL CONFORM TO 2. EROSION CONTROL DEVICES SHALL PLACING OF THE FILL. READILY TRANSMIT WATER. IF I. BY CONSTRUCTION SHALL BE WHERE THEY DO NOT CAUSE OR GpN�'• 3 ,. �O CHAPTER 15 OF THE NEWPORT BEACH BE AVAILABLE ON SITE BETWEEN CONSIDERED NECESSARY BY THE MUNICIPLE CODE (NBMG), THE OCTOBER 15 AND MAY 15. 4. FILLS SHALL BE KEYED OR BENCHED ENGINEERING GEOLOGIST AND SOILS RETAINED ON SITE U51NG STRUCTURAL CONTRIBUTE TO VIOLATION OF ANY _ N PROJECT SOILS REPORT AND INTO COMPETENT MATERIAL. ENGINEER, A COMPACTED FILL DRAINAGE CONTROLS TO THE WATER QUALITY STANDARDS: CAUSE (/ 003 4 SPECIAL REQUIREMENTS OF THE 3. BETWEEN OCTOBER 15 AND MAY 15, BLANKET WILL BE PLACED. MAXIMUM EXTENT PRACTICABLE. OR THREATEN TO CAUSE POLLUTION, PERMIT. EROSION CONTROL MEASURES SHALL 5. ALL EXISTING FILLS SHALL BE CONTAMINATION OR NUISANCE: OR ^1, A~ �S/.. BE IN PLACE AT THE END OF EACH APPROVED BY THE SOILS ENGINEER 15. THE ENGINEERING GEOLOGIST SHALL 2. STOCKPILES OF SOIL SHALL BE CONTAIN A HAZARDOUS SUBSTANCE A� �1 q 2. DUST SHALL BE CONTROLLED BY WORKING DAY WHENEVER THE OR REMOVED BEFORE ANY PERFORM PERIODIC INSPECTIONS PROPERLY CONTAINED TO MINIMIZE IN A QUANTITY REPORTABLE UNDER `\w Ary �1 �. Q _ rb V WATERING AND/OR DUST PALLIATIVE. FIVE-DAY PROBABILITY OF RAIN ADDITIONAL FILLS ARE ADDED. DURING GR4DING. SEDIMENT TRANSPORT FROM THE SITE FEDERAL REGULATIONS 40 GFR EXCEEDS 30 PERCENT. DURING THE TO STREETS, DRAINAGE FACILITIES PARTS 111 AND 302. \@ `� _ u .� 3. SANITARY FACILITIES SHALL BE REMINDER OF THE YEAR, THEY SHALL 6. ANY EXISTING IRRIGATION LINES AND 16. NOTIFICATION OF NONCOMPLIANCE: IF, OR TO ADJACENT PROPERTIES VIA ` . x GENERAL DRAINAGE NOTES q e MAINTAINED ON THE SITE DURING THE BE IN PLACE AT THE END OF THE CISTERNS SHALL BE REMOVED OR IN THE COARSE OF FULFILLING THEIR RUNOFF, VEHICLE TRACKING, OR WIND.8. POTENTIAL POLLUTANTS INCLUDE BUT /. `_ / / �-� q CONSTRUCTION PERIOD. WORKING DAY, WHENEVER THE DAILY CRUSHED IN PLACE AND BACKFILLED RESPONSIBILITY, THE CIVIL ENGINEER, ARE NOT LIMITED TO: SEDIMENTS, 4 / rte/ / �. p- Ul 6T AND APPROVED BY THE SOILS THE SOILS ENGINEER, THE 3. CONSTRUCTION RELATED MATERIALS, CEMENT PRODUCTS, SOLID OR LIQUID �_ �/ \ - RAINFALL PROBABILITY EXCEEDS 50 8 �\ //! �/ 4. WORK HOURS ARE LIMITED FROM 1:00 ENGINEER ENGINEERING GEOLOGIST OR TH£ WASTES, SPILLS, OR RESIDUES SHALL CHEMICAL SPILLS: WASTES FROM RS"9 �� �!j•/ O�@•�) J I. ALL ROOF WATER IS DIRECTED TOWARDS AM TO 6:30 PM MONDAY THROUGH PERCENT. TESTING AGENCY FINDS THAT THE BE RETAINED ON SITE TO MINIMIZE PAINTS, STAINS, SEALANTS, GLUES, �` 3, / FRIDAY, 8:00 AM TO 6:00 PM 1. THE ENGINEERING GEOLOGIST AND TRANSPORT FROM THE SITE TO `C ���. _�= _ (� \ LANDSCAPE AREAS 4 GUTTERS 4 DOWNSPOUTS - (Y 4, LANDSCAPING PLANS SHALL BE WORK IS NOT BEING DONE IN LIME, PESTICIDES, HERBICIDES, WOOD ✓ SATURDAYS, AND NO WORK ON SUBMITTED FOR APPROVAL, WORK SOILS ENGINEER SHALL, AFTER CONFORMANCE WITH THE APPROVED STREETS, DRAINAGE FACILITIES, OR PRESERVATIVES, AND SOLVENTS, I �� - ,1 3 Ql CLEARING AND PRIOR TO THE ADJOINING PROPERTY BY WIND OR aL. __ �� WHICH TIE TO SUBSURFACE DRAINLINES THAT SUNDAYS AND HOLIDAYS PER COMPLETED AND A CERTIFICATE OF GRADING PLANS, THE DISCREPANCIES ASBESTOS FIBERS, PAINT FLAKES OR L. /N - 1L 'N SECTION 10-28 OF THE NBMG. PLACEMENT OF FILL IN CANYONS, RUNOFF. __./ � �-`. OUTLET AT EXISTING GUTTER AT 55rd ST. OR AT CONFORI'1ANCE RECEIVED BY THE SHALL G REPORTED IMMEDIATELY STUCCO FRAGMENTS, FUELS, OILS, I /-' CITY GRADING ENGINEER PRIOR TO INSPECT EACH CANYON FOR AREAS IN WRITING TO THE PERSON IN LUBRICANTS, AND HYDRAULIC, Q \ (� m 111 - 5. NOISE, EXCAVATION, DELIVERY AND Cr ADVERSE STABILITY AND 4. RUNOFF FROM EQUIPMENT AND GOU1Rt�''ARD (N TRENCH DRAIN GARAGE DRIVE. O r CLOSURE OF PERMIT, UNLESS WAIVED DETERMINCHARGE OF THE GRADING WORK AND RADIATOR OR BATTERY FLUIDS, // �/- `-� I `� O \`CJ -� PER SECTION 0-MOVAL SHALL BE OCONTF THE NOLLED BY THE CITY GRADING ENGINEER POSSIBILIEY OF FTHE UTURE OF, OR TO THE CITY GRADING ENGINEER GONTA NED AT GONSTRU CION SITE CONCRETE, DETERGENT OR 0. V,- PER / \\� ACCUMULATION OF, SUBSURFACE RECOMMENDATIONS FOR CORRECTIVE UNLESS TREATED TO REMOVE FLOATABLE WASTES: WASTES FROM Z ��J �qe Ts� 4 a\P� 2. ALL DECK DRAINS DRAIN TO SUBSURFACE �i 5. TEMPORARY DESILTING BASINS, WHEN MEASURES, IF NECESSARY, SHALL BE ANY ENGINE/EQUIPMENT STEAM i/ J/ \ DRAINS. Ul 6. THE STAMPED SET OF APPROVED WATER OR SPRING FLOW. IF NEEDED, SEDIMENT AND OTHER POLLUTANTS. / /\/) (S�'' / >�/� PLANS SHALL BE ON THE JOB SITE REQUIRED, SHALL HE INSTALLED AND SUBMITTED TO THE CITY GRADING CLEANING OR CHEMICAL ��'/� T! � O - AT ALL TIMES. MAINTAINED FOR THE DURATION OF DRAINS WILL BE DESIGNED AND ENGINEER FOR APPROVAL. 5. ALL CONSTRUCTION CONTRACTOR DEGREASING: AND THE PROJECT CONSTRUCTED PRIOR TO THE SUPER-CLORINATED POTABLE WATER 8/ i ,1 O \ ) ` \ - 4 I 5. ALL WORK RELATED TO WATER IN THE PUBLIC PLACEMENT OF FILL IN EACH AND SUBCONTRACTOR PERSONNEL , 8, ;-'�. �Z 1. PERMITTEE AND CONTRACTOR ARE IZEGI111ZED INSPECTIONS: RESPECTIVE CANYON. DOCUMENTATION. ARE TO B£ MADE AWARE OF THE LINE FLUSHINGS. 'YL . . j! I 1'""" RIGHT OF WAY SHALL BE PERFORMED BY A RESPONSIBLE FOR LOCATING AND REQUIRED BEST MANAGEMENT (j0 G-54 LICENSED PIPELINE CONTRACTOR OR AN A PROTECTING UTILITIES. I. AN AS-BUILT GRADING PLAN SHALL S. DURING CONSTRUCTION, DISPOSAL OF /!. I. A PRE-GRADING MEETING SHALL BE 8. THE EXACT LOCATION OF SUBDRAIN5 BE PREPARED BY THE CIVIL PRACTICES AND GOOD MATERIALS AND POTENTIAL / - - - - - - - - - - - -� 8. APPROVED DRAINAGE PROVISIONS SCHEDULED 48 HOURS PRIOR TO SHALL BE SURVEYED IN THE FIELD ENGINEER INCLUDING ORIGINAL HOUSEKEEPING MEASURES FOR THE POLLUTANTS SHOULD OCCUR INA `�� B 1A'' �� LICENSED GENERAL ENGINEERING CONTRACTOR. START OF GRADING WITH THE FOR LINE AND GRADE. GROUND SURFACE ELEVATIONS PROJECT SITE AND ANY ASSOCIATED SPECIFIED AND CONTROLLED '�L 1132' \� FS AND PROTECTIVE MEASURES MUST BE DD USED TO PROTECT ADJOINING FOLLOWING PEOPLE PRESENT: OWNER, CONSTRUCTION STAGING AREAS. INv I 4. ALL WORK RELATED TO WASTE WATER IN THE 9. ALL TRENCH BACKFILLS SHALL BE ELEVATIONS, GROUND DRAINAGE TEMPORARY AREA ON-SITE (� II , PROPERTIES DURING THE GRADING GRADING CONTRACTOR, DESIGN CIVIL ELEVATIONS, LOT DRAINAGE PHYSICALLY SEPARATED FROM 't COMPACTED THROUGHOUT TO 6. AT THE END OF EACH DAY OF \\�� OPERATIONS. ENGINEER, SOILS ENGINEER, PATTERNS AND LOCATIONS, AND POTENTIAL STORM-WATER RUN-OFF, 1 ll' II .. I PUBLIC RIGHT OF WAY SHALL BE PERFORMED BY GEOLOGIST, CITY GRADING ENGINEER MINIMUM OF 90 PERCENT RELATIVE CONSTRUCTION DEBRIS ALL S:, �; ( , OR THEIR REPRESENTATIVES. COMPACTION, AND APPROVED BY ELEVATIONS DRAINAGEACE ALL FACT AND CONSTRUCTION DEBRIS AND WASTE WITH ULTIMATE DISPOSAL IN cv 4j A G-42 LICENSED SANITATION SEWER 9. CESSPOOLS AND SEPTIC TANKS THE SOILS ENGINEER THE BUILDING HE SHALL PROVIDE WRITTEN MATERIALS SHALL BE COLLECTED AND FEDERAL WITH LOCAL, STATE L\ \@� CONTRACTOR OR AN A LICENSED GENERAL SHALL IA ABANDONED IN REQUIRED FIELD INSPECTIONS WILL DEPT. MAY REQUIRE CORING OF AND PROPERLY DEPOSITED IN ` �G 2 COMPLIANCE WITH THE UNIFORM BE OUTLINED AT THE MEETING. APPROVAL THAT THE WOW WAS I� I' ENGINEERING CONTRACTOR. THE BUILDING OFFICIAL. CONCRETE FLAT WORK PLACED TRASH OR RECYCLING BINS. ) PLUMBING CODE AND APPROVED BY DONE IN ACCORDANCE WITH THE 10. DEWATERING OF CONTAMINATED - 2. A PRE-PAVING MEETING SHALL BE OVER UNTESTED BACKFILLS TO GROUNDWATER, OR DISCHARGING 9 ) FINAL APPROVED GRADING PLAN 1. CONSTRUCTION SITES SHALL BE SCHEDULED 48 HOURS PRIOR TO FACILITATE TESTING. AND STATE THE NUMBER OF YARDS MAINTAINED IN SUCH A CONDITION CONTAMINATED SOILS VIA SURFACE O)� TMP• \�" yv� 5. NO 90 DEGREE TURNS ARE ALLOWED FOR 10. HAUL ROUTES FOR IMPORT OR START OF THE SUB-GRADE OF CUT AND/OR FILL MOVED DURING THAT UNANTICIPATED STORM DOES EROSION 15 PROHIBITED. TRUE \ I \�• ` I \� EXPORT OF MATERIALS SHALL BE PREPARATION FOR THE PAVING WITH 10. THE STOCKPILING OF EXCESS DEWATERING OF NON-CONTAMINATED \\`U' ')9 D$� \N 5UB-SURFACE DRAIN LINES. USE MAX. 45 DEGREE MATERIAL SHALL BE APPROVED BY THE OPERATION. NOT CARRY WASTES OR POLLUTANTS APPROVED BY THE CITY TRAFFIC THE FOLLOWING PEOPLE PRESENT: THE CITY GRADING ENGINEER F GROUNDWATER REQUIRES A NATIONAL ENGINEER AND PROCEDURES SHALL OWNER, PAVING CONTRACTOR, DESIGN OFF THE SITE. DISCHARGES O 2. A SOILS GRADING PLAN SHALL BE MATERIAL OTHER THAN POLLUTANT DISCHARGE ELIMINATION 3 j� I p� II I J BENDS. CONFIRM WITH CHAPTER 15 OF THE CIVIL ENGINEER, SOILS ENGINEER, II. LANDSCAPING OF ALL SLOPES AND PREPARED BY THE CIVIL ENGINEER STORM-WATERARE ALLOWED ONLY SYSTEM CNPDES) PERMIT FROM THE NEMC. CITY GRADING ENGINEER OR THEIR INCLUDING LOCATIONS AND RESPECTIVE STATE REGIONAL WATER REPRESENTATIVES REQUIRED FIELD PADS SHALL BE IN ACCORDANCE WHEN NECESSARY FOR II. POSITIVE DRAINAGE SHALL BE INSPECTIONS WILL BE OUTLINED AT WITH CHAPTER 15 OF THE NBMG. ELEVATION OF FIELD DENSITY TESTS. PERFORMANCE AND COMPLETION OF QUALITY CONTROL BOARD. SUMMARIES OF FIELD AND r ' MAINTAINED AWAY FROM ALL THE MEETING. 12. ALL CUTS SLOPES SHALL BE LABORATORY RESULTS AND OTHER 8.8 'I BUILDING AND SLOPE AREAS. INVESTIGATED BOTH DURING AND SUBSTANTIATED DATA ANDI II GRADING FILLS/CUTS: s J' AFTER GRADING BY AN ENGINEERING COMMENTS ON ANY CHANGES MADE 12. FAILURE TO REQUEST INSPECTIONS .I I. GRADED SLOPES SHALL BE NO GEOLOGIST TO DETERMINE IF ANY DURING GRADING AND THEIR EFFECT '`T�� AND/OR HAVE REMOVABLE EROSION I I I �C NOT )JI ' STEEPER THAN 2 HORIZONTAL TO I STABILITY PROBLEM EXISTS. SHOULD ON THE RECOMMENDATIONS MADE IN ., CONTROL DEVICES ON-SITE AT THE VERTICAL. EXCAVATION DISCLOSE ANY THE SOILS ENGINEERING >I kd°t I� \\�� DD -r_-1 /8 APPROPRIATE TIMES SHALL RESULT GEOLOGICAL HAZARDS OR INVESTIGATION REPORT. HE SHALL IN FORFEITURE OF THE CONSTRUCTION I. SLOPE CRITERIA FOR PAVED I. POOLS, SPAS, WALLS, FENCE, PATIO I 2. FILL SLOPES SHALL BE COMPACTED POTENTIAL GEOLOGICAL HAZARDS, PROVIDE WRITTEN APPROVAL AS TO 4 51TE CLEANUP DEPOSIT. SURFACES SHALL BE 1% MINIMUM, COVERS AND OTHER FREESTANDING INV - j; \\`U' 40 \ �p I . TO NO LESS THAN 90 PERCENT THE ENGINEERING GEOLOGISTS SHALL THE ADEQUACY OF THE SITE FOR THE (1/8„�T.) STRUCTURES REOUIRE SEPARATE �' r.�' j: `j \0 \ 13. ALL PLASTIC DRAINAGE PIPE SHALL RELATIVE COMPACTION OUT TO THE RECOMMEND AND SUBMIT NECESSARY INTENDED USE AND COMPLETION OF I \N \� CONSISTS OF PVC OR ABS PLASTIC FINISHED SURFACEALL FILLS SHALL TREATMENT TO THE CITY GRADING WORK IN ACCORDANCE WITH THE JOB REVIEWS AND PERMITS. \\,� \\�� I T PLAN LEGEND : 2. SLOPE CRITERIA FOR UNPAVED I, I I EITHER ASTM 2151, ASTM 0I5: -1 ATM BE COMPACTED THROUGHOUT TO A ENGINEER FOR APPROVAL. SPECIFICATIONS. DD MINIMUM OF 90 PERCENT RELATIVE SURFACES SHALL BE 2% MINIMUM, 8. SOILS ENGINEER TO INSPECT AND \\�, D3034 OR ASTM DI-185. COMPACTION AS DETERMINED BY 13. WHERE SUPPORT OR BUTTRESSING OF 3. A GEOLOGIC GRADING REPORT (1/4"/FT.) CERTIFY THE FOLLOWING PRIOR TO 14. NO PAINT, PLASTER, CEMENT, SOIL, A5TM TEST METHOD 1551, AND CUT AND NATURAL SLOPES IS PREPARED BY THE ENGINEERING POURING: MORTAR OR OTHER RESIDUE SHALL APPROVED BY THE SOILS ENGINEER DETERMINED TO BE NECESSARY BY GEOLOGIST, INCLUDING A FINAL 3. MINIMUM SLOPE AWAY FROM AREA of CN) DROUGHT BE ALLOWED TO ENTER STREETS, COMPACTION TESTS SHALL BE THE ENGINEERING GEOLOGIST AND DESCRIPTION OF THE GEOLOGY OF BUILDING PAD SHALL BE 2ro AT A. FOOTING EXCAVATION 4 DESIGN �1' �' I PROPOSED I' I I TOLERANT LANDSCAPE CURBS GUTTERS OR STORM DRAINS. PREFORMED APPROXIMATELY EVERY SOILS ENGINEER, THE SOILS ENGINEER THE SITE, INCLUDING ANY NEW UNPAVED SURFACES, 1% AT PAVED BEARING PRESSURE. I j� ENTRY ALL MATERIAL AND WASTE SHALL BE TWO FEET IN VERTICAL HEIGHT AND WILL OBTAIN APPROVAL OF DESIGN, INFORMATION DISCLOSED DURING THE SURFACES. 3-.STORY REMOVED FROM THE SITE. NEMC OF SUFFICIENT QUANTITY TO ATTEST LOCATION AND CALCULATIONS FROM GRADING AND THE EFFECT OF SAME B. ALL GRADING 4 COMPACTION OF �� I� RESIDENCE 11.32.020. TO THE OVERALL COMPACTION THE CITY GRADING ENGINEER PRIOR ON RECOMMENDATIONS 4. MINIMUM SLOPE FOR SUBSURFACE SUB-GRADE. I. LU EFFORT APPLIED TO THE FILL AREAS. TO CONSTRUCTION. INCORPORATED IN THE APPROVED DRAIN LINES. SHALL BE 0.59,. AREA OF (N) HARDSCAPE }} V EROSION CONTROL: GRADING PLAN. SHALL PROVIDE 14. WHEN CUTS PADS ARE BROUGHT TOAPPROVAL .. \\�yJ F.F• = 11.32' I . . ` • ' 3. AREAS TO RELIEVE FILL SHALL BE WRITTEN AS TO THE 5. SUBSURFACE DRAIN LINES SHALL 1. TEMPORARY EROSION CONTROL CLEARED OF ALL VEGETATION AND NEAR GRADE THE ENGINEERING ADEQUACY OF THE SITE FOR THE PLANS ARE REQUIRED FROM DEBRIS SCARIFIED AND APPROVED GEOLOGIST SHALL DETERMINE IF THE INTENDED USE AS AFFECTED BY HAVE MINIMUM 6�� COVERAGE U.N.O. OCTOBER 15 TO MAY 15. BY THE SOILS ENGINEER PRIOR TO BEDROCK 15 EXTENSIVELY GEOLOGIST FACTORS. 6. CARE SHALL BE TAKEN TO AVOID ' \7\' \l ! !' Piii//iiii/= = (E) CMU WALL FRACTURED OR FAULTED AND WILL ANY AND ALL ROOTS OF EXIST. TREES TO REMAIN. 1 I I _;=Z%%%%% = (N) CMU WALL, V-0" MAX. NT. Z oo I, I \\'1\' 9oj = (N) VINYL FENCE, 6'-0" MAX. HT. J-1--L = (N) CONTINUOUS TROUGH DRAIN +--� CCINC. SSLAWB5/ RAISED FLOOR 5�o At UNPAVED AREAS j . : .>' C��.10) EXISTING SPOT ELEVATION „^ 4 v DRAIN INLET W/ o e I. \��9 II j I ,cs 1 .10 PROPOSED SPOT ELEVATION DO NOT USE 90 ELLS I. DA PER PLAN rr rr rr \�- 9°� I I' TW TOP OF WALL J-1--L DOME TOP WHERE DO NOT USE 90 ELLS ) D.S.EXTENSION,W/lU SCAM EA SIDE r I j I \r\`1 I I I TC TOP OF CURB Add- OCCURS PER OR TEES FOR DRAIN- OR TEES FOR DRAIN- 'C I I I PLAN LINE SYSTEM LINE SYSTEM 1 DS. ADAPTOR NS �3 OR EOJIAL I j I _ TR TOP OF GUARDRAIL 4" BLACK ROUND GRATE FLOW e I o I I 1 TS TOP OF GONG. SLAB O 5qe FCx. �=� FCs. PER PLAN LINE e� 83� j I m ,� I - FF FINISH FLOOR MIN. ABS RISER � •� I 3J� r� rl0%� j I Al ��@ry I I I ° ° 2% ® ABS 45°ELL l Fg. I IBJ I I I FG FINISH GRADE a a ° a F.S.MI I" MIN. TOP OFIt (I/0r�,j' \\� FS FINISH SURFACE ABS RISER a Vy 2% MIN. FOUNDATION F� �I I I /'� // 1 I I . .:% 5 a\p'( DS DOWNSPOUT \ 1'IIN. 2go e 1. �. �� •0231 .j j pS I /Nl' 3? I ti 5� e 4 DIA. ABS SDR L_�x g 9 Ffs.MI 30 DRAINLINE, DD DECK DRAIN r 't ° °a, INV a\,\\� D _=� INL INLET ELEVATION `J AE3S 4�ELL SLOPE PER PLAN ll _ r I - \� I a wry I I �N ' ' Pas, INV INVERT ELEVATIONAdtk " ; r 4" PIA. ABS SDR ° a , - r � 1 \\\5 3) CN) 4"0 SCHED 40A58 DRAINLINE T TM30 DRAINLINE, a CONCRETE ® (N) 6"0 FLUSH DRAIN INLET SLOPE PER PLAN WALIGI 8" UNP;4I�ED Sk h r \� �I K I \\?j \ l/bS I ® (N) &"0 DOME TOP ABS DRAIN INLET v l l l l d l l l l l III l IT S TC I 'I j (N) CLEAN-OUT DOMED INLET DRAIN DOWN SPOUT INLET SWALE SIDEYARD /� � �r FLOW LINE ARROW � 3 SCALE: 1-1/2"0'-0" SCALE: 11/2"=1'-0" SCALE: 3/4"=1'-0" II / 1 I I I FL FLOW LINE c) I NV HI-PT HIGH POINT _ ^ qI \N - - - EDGE OF (E) FOUNDATION t0 BE MIN. 4" CONCRETE p j 2-CAR GARAGE , D 1 _ I REMOVED OR 6" TOPSOIL 0- v I p � j Q ` 11 \ Y STONE CAP �U p 2 SLOPE 2 /// \�J II . r 00 ( 0 0°`, 0 o O Z \A\- 4" STONE CAP 0 FRENCH DRAIN W/ 0 0 0 0° 1° PERFORATIONS ® 8011. ' n - 0` 0 0 0� cA U TW a0° o ; III I' Ali ' ❑ SITS G/D NOTES: / 3/4 CRUSHED ROCK o 0 0 0000 U _ I ��,� I FILTER CLOTH- °°°°o°n�° u�l U j I �'� ti / I . . .i j ... 1 LAP 12" At TOPLu lll - z a II 1. 4 WIDE TRENCH DRAIN. / I 0- �s -\�\.\\��3 - - - - - - - - - - - - - - -s I 1�1� 2. 6" MIN. WIDE METAL GRATE AT FRENCH DRAIN, 6" CMU WALL 1211 9 - - / \ SEE DETAIL 1. / 6" CMU WALL / Q D -� DD FRENCH DRAIN _i 1 .] \a S\�0 3. RELOCATE THIS N. COURDINATE W/ CITY STONE OF NEWPORT BEACH. -0 )0 NITS �ftVENEER y WATER FEATURE �I I� 4. THIS DECK DRAIN OUTLETS AT EDGE of FOUNDATION �I GOLD � ' � I g' 13 MAR 2011 I ACCESS ��� AND OUTLETS ONTO ADJACENT PAVED SURFACE. �j> \� F(y = // CONC. FTG. PER / 8 / STRUCTURAL _ �.� I - FS // F$ 3 11 � -I i% � SEAT�Y ///O IN TRASH � \� ARCHITECTS 6 MIN WIDE TRAFFIC SAFE METAL _ �� '� v L! ', PACIFIC COAST NOTE: NO PORTION OF FRAME t GRATE 3/8 SLOT OPENING I _ ___�,__�� �-�_ J= !� / a " THIS WALL SHALL PROJECT - EAST JORDAN IRON WORKS F_ __ __ J - - - - - - - - - - - - - - - - - - - ° a .4 , BEYOND THE PROPERTY OR EC>?uUAL 1800) 874-4100 J�� Ute,\ O �_ / I LINE. _ � 0 _ 0 _ 0 TRASH �� I GRADING QUANTITIES >°0 0 p o 0 00 0 0 '4 f�BAR TOP d BOTTOM L _ _ J / hy qa ? yo 0 ° 0 0 0 0 /,S, CUT 215 CY / SITE WALL AT iE ° ° ° - - a .. 0 0 00oo°oc OS / SCALE: 1-1/2"d'-0" u 0 U °°°oon°°o�°° o v 0 �@ o a: ^ 3 a: 3 FILL 215 CY CONC. FTG. PER o°6°�I o ,°0 0 0° 0 0 0° 0 o o° 0 0 0 0c CRISHED ROCK W/ FILTER CLOTH \�( � \@ o>� \@' `� \ @oil l C Q \ 2600 NEWPORT STRUCTURAL - o o= �0°0 0°0° 0 0 0° 00°0 0°0° / A �� @`� �2- A \\ EXPORT 35 CY FS / FS >° oo° ° o° 0000 00° ° 0o°°000 °�`�� \� SeJ,J \ �j l �5 BLVD. SUITE 774 NOTE: NO PORTION ° O� O O n�° O n�°o0 O OO O OO�O l\�• 1� NEWPORT BEACH, 1 CA. 92663 `\�• a " THIS WALL SHALL PROJECT (949) 675-9468 � ° ' . a .4 BEYOND THE PROPERTY 11 e LINE. ' 24 O SITE WALL AT fL' GRATE AT TRENCH DRAIN SITE GRADING 4 DRAINAGE PLAN ro SCALE: 1-1/2"d'-011 SCALE: 1 1/2"=l'-011 SCALE: 1/4"=I'-0" OF 08 10 PA2017-016 NO.C018423 REN.11-31-19 EROSION CONTROL STAND ARDS: I. THE FACES OF CUT AND FILL SLOPES AND PROJECT SITE SHALL BE PREPARED AND MAINTAINED AT ALL DETERMINED BY THE BUILDING OFFICIAL. TIMES TO CONTROL AGAINST EROSION IN ACCORDANCE WITH THESE STANDARDS. WHERE CUT SLOPES ARE NOT O 0) SUBJECT TO EROSION DUE TO THE EROSION-RESISTANT CHARACTER OF THE MATERIALS, SUCH PROTECTION cJ. THE EROSION CONTROL PROVISIONS SHALL TAKE INTO ACCOUNT DRAINAGE PATTERNS DURING THE CURRENT MAY BE OMITTED UPON APPROVAL BY THE BUILDING OFFICIAL. EARTH THAT IS GENERATED DURING AND FUTURE PHASES OF GRADING OR BUILDING. N FOUNDATION EXCAVATION MUST NOT BE PLACED ON SLOPES± IT MUST EITHER BE REMOVED FROM THE SITE 10. ALL REMOVABLE PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHEN THE 1 6l OR STORED ON-SITE IN AN APPROVED LOCATION THAT WILL NOT CAUSE EROSION OR DRAINAGE PROBLEMS. FIVE (5) DAY RAIN PROBABILITY FORECAST EXCEEDS FORTY (40) PERCENT. _ U 2. WHERE NECESSARY, TEMPORARY AND/OR PERMANENT EROSION CONTROL DEVICES OR METHODS, AS 11. GRADED AREAS MUST DRAIN AWAY FROM THE FACE OF SLOPES AT THE CONCLUSION OF EACH WORKING DAY. APPROVED BY THE BUILDING OFFICIAL, SHALL BE EMPLOYED TO CONTROL EROSION AND PROVIDE SAFETY. DRAINAGE MUST BE DIRECTED TOWARD DESILTING FACILITIES. SEDIMENT SHALL BE RETAINED ON SITE. U �Y 3. NO BUILDING OR GRADING WORK WILL BE ALLOWED ON ANY BUILDING OR GRADING SITE UNDER PERMIT EROSION CONTROL MAINTENANCE: (L Q W 01) UNLESS AN EROSION CONTROL SYSTEM HAS BEEN APPROVED AND INSTALLED OR WAIVED BY THE BUILDING I. PRIOR TO EACH RAINSTORM THE EROSION CONTROL SYSTEM SHALL BE INSPECTED AND DEFICIENCIES Q 0 OFFICIAL. CORRECTED. _ 4. PAVED STREETS, SIDEWALKS, AND OTHER IMPROVEMENTS SHALL BE MAINTAINED INA NEAT AND CLEAN (X O tp CONDITION FREE OF LOOSE SOIL, CONSTRUCTION DEBRIS AND TRASH. STREET SWEEPING OR OTHER EQUALLY 2, AFTER EACH RAINSTORM, SILT AND DEBRIS SHALL BE REMOVED FROM CHECK BERMS AND DESILTING BASINSIL EFFECTIVE MEANS SHALL BE USED ON A REGULAR BASIS TO PREVENT CONSTRUCTION RUN-OFF OF STORM AND THE BASINS PUMPED DRY. ONLY GLEAN WATER FROM THE BASINS CAN BE PUMPED TO THE STORM I C1 0 IL er FLOWS FROM CARRING SEDIMENT AND DEBRIS OUTSIDE THE PROJECT BOUNDARIES. WATERING SHALL ONLY DRAINS. (FILTER MATERIAL MAY BE USED). I Q c(l 111 r BE USED TO CLEAN STREETS EXCEPT WHEN ALL STORM DRAINS ARE BLOCKED AND WHEN ALL WA6H-WATER -5 z IS RECOVERED. NO WASH-WATER MAY ENTER THE STORM DRAIN. 3. AFTER EACH RAINSTORM, THE PERFORMANCE OF THE EROSION CONTROL SYSTEM SHALL BE EVALUATED AND (i REVISED AND REPAIRED AS NECESSARY. 111 5. THE CIVIL ENGINEER OR OTHER QUALIFIED INDIVIDUAL WHO PREPARED THE GRADING OR BUILDING PLAN 4. DEVICES SHALL NOT BE MOVED OF MODIFIED WITHOUT THE APPROVAL OF THE BUILDING OFFICIAL. SHALL BE RESPONSIBLE FOR INSPECTION AND MODIFICATION OF THE EROSION CONTROL DEVICES, AS O NECESSARY. 5. THE CONTRACTOR SHALL BE RESPONSIBLE AND SHALL TAKE NECESSARY PRECAUTIONS TO PREVENT PUBLIC 6. A PROPERLY DESIGNED STORM-WATER DESILTING BASIN SHOULD BE USED WHENEVER POSSIBLE AT TRESPASS ONTO AREAS WHERE IMPOUNDED WATER CREATES A HAZARDOUS CONDITION. DRAINAGE OUTLETS FROM THE CONSTRUCTION SITE. DESILTING BASINS MUST REMOVE ALL SEDIMENT PRIOR TO 6. THE CONTRACTOR AND PERMITEE OR PROJECT OWNER SHALL BE RESPONSIBLE FOR CONTINUAL DISCHARGING STORM WATER FROM THE SITE. MAINTENANCE OF THE DEVICES. IN THE EVENT OF FAILURE OR REFUSAL BY THE CONTRACTOR, PER111TEE OR PROJECT OWNER TO PROPERLY MAINTAIN THE DEVICES, THE BUILDING OFFICIAL MAY CAUSE EMERGENCY — — — — — — — — — — — — — — — — — — — — — — l. EQUIPMENT AND WORKERS FOR EMERGENCY WORK SHALL BE MADE AVAILABLE AT ALL TIMES. NECESSARY MAINTENANCE WORK TO BE DONE TO PROTECT ADJACENT PRIVATE AND PUBLIC PROPERTY. THE COST SHALL MATERIALS SHALL BE AVAILABLE ON-SITE AND STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE BE CHARGED TO THE OWNER AND SHALL INCLUDE AN INITIAL MOBILIZATION COST PLUS THE COST OF DOING RAPID CONSTRUCTION OF TEMPORARY DEVICES WHEN RAIN IS IMMINENT. THE WORK. 5. EROSION PROTECTION SHALL CONSIST OF TEMPORARY SLOPE STABILIZATION MATERIAL OR THE EFFECTIVE 1. IN THE EVENT THE BUILDING OFFICIAL MUST CAUSE EMERGENCY MAINTENANCE WORK TO BE DONE, HE MAY PLANTING OF ALL SLOPES IN EXCESS OF FIVE (5)FEET HIGH UNLESS OTHERWISE APPROVED BY THE BUILDING REVOKE THE BUILDING OR GRADING PERMIT IN WRITING. THE PERMIT SHALL NOT BE RENEWED UNTIL AN OFFICIAL. SLOPES EXCEEDING FIFTEEN (15)FEET HIGH MAY REQUIRE AN ADEQUATE SPRINKLER SYSTEM, AS EROSION CONTROL SYSTEM APPROVED BY THE BUILDING OFFICIAL IS INSTALLED AND A FEE OF ONE-HALF 1 1 THE AMOUNT REQUIRED FOR THE ORIGINAL PERMIT PAID BY THE OWNER THE BUILDING OFFICIAL MAY WAIVE INSTALLATION OF AN EROSION CONTROL SYSTEM BEFORE OCTOBER 01 AND AFTER APRIL 30. II I, I I I SANDBAG I ' BARRIER II I SLOPE C C TOE OF SLOPE 1 I PROPOSED TOE OF SLOPE - 3-STORY I E SLOPE RESIDNCE I END DETAIL CROSS BARRIER DETAIL SETBACK VARIES 1 (SEE NOTE 3) I II II � cn SLOPE B SANDBAG BARRIER SANDBAGSTOE a (SEE NOTE 4) I I I O SLOPE I !1 SEE NOTE 6 (op LL, I I I C, II 0 f1 g I II V J SECTION C-C SECTION B-B SECTION A- A U 5)4ND5AG BARRIER DETAILS ;I ; (3 1 NTS II I II II � 'I II PER PLANIlL10 MIL I I 10 MIL PLASTIC LINING I I I FLAN LEGEND : PLASTIC LINING: STAPLES STAKE l2 PER BALE) BINDING WIC I I C30000 = SAND BACs BARRIER (TYP.) I . . . . . . . II II I z _ _ WOOD ORSTOW BALE 1 I 4 METAL SLAKES CL g - - g (2 PER BALE) (tYP) I I w NATIVE MATERIAL I CL (OPTIONAL) SECTION B-S NOT TO SCALE I I PLAN PLYWOOD - - - - - - - - - - - - - - - - - - - - - - NOT t0 SCALE $TAW BALE 48"x24" (TYP) PAINTED WHITE — — — — — — — — — — TYPE: "ABOVE GRADE" BLACK LETTERS F—————— 13 MAR 201-1 WITH STRAW BALES o CRETE 6" HEIGHT I NOTES: WASHOUT 05" LAC: SCREWS 1) ACTUAL LAYOUT DETERMINED IN FIELD WOOD POST YxYxV PACIFIC COAST 2� 2) THE CONCRETE WASHOUT SIGN SHALL ARCHITECTS BE INSTALLED WITHIN 30' OF THE 3' 0 TEMP. CONCRETE WASHOUT FACILITY. 3, I L _- ---J J � STEEL WIC 1411 4' CONCRETE WASHOUT J o 0 SIGN DETAIL — — — — — — — STAFLE DETAIL (OR EQUIVALENT) 2 2600NEWPORT BLVD. SUITE 774 NEWPORT BEACH, CA. 92663 2 CONCRETE WASTE MANAGEMENT DETAILS (949) 675-9468 NITS S 1 TE EROS 1 ON CONTROL PLAN AFN 424-412 - 1(o SCALE 1/4"=1'-0" a OF 06 -17 PA2017-016 22'-I" 23'-�" 3'-2}" 3'-21" 4112 1-(o 11 1�'-�" 2'-C" 3 ' 13'-ilk" I'-3" 8'-4 " 2'-11}" 3" 13'-II}" I'-3" 8'-4 " " 2'-II}" Je NO.C018423 REN.12-31-11 2'-9" 2 " 2'-4 " A – � A – � 7714 717,7FLANTER03 PLANTER0O7D COURTYARD Q 0 Dr 0- Q W 01 Ir- - - - - - - - - - - - - - — _ _ °I I r I 0 0 �t if' DD - F- cv N SC — DD ova N °p C L 0 iQ Z ter.. o GUEST BALCONY Ilk PD DD ^ '— 1249 SF PEN SPACE) DID WALL BAR Lu I I I ( I ,n ABOVE ,n O' WALLO v� I ,n 12'-2?" 121' Ln - - - - - BELOW - - - - - - - - L - - - - - , I r r - - - - - – - - - GUESx2SUItE12 ® LIVING ---- 11 0:3 1 o l I I o I W Q I Dw o N I Q I I w l = °S I a = I ---- I® IDs 1 t 1LL �� , ' ; a p it FP" TVW I C IQQ ' NORTH_� \ _ m D i RANCsE 00 2 N BALCONY cn TV m I EJ 100 II I u m DD I B O i J 42 DD I B W O ® 8 I KITCHEN I 8 - E> - - - - Q7 D - - - - - - - - -CD � 42"' D BUITL-IN � I _ I Q I I I FOYER I REF — J SI BE 1 C; 'G[1 OPEN TO ENTRY I I L J STORAGE , BELOW _ N TO GUEST UPPER _ B a T1 1 � j I ? \ ABOVE I PANTRY HALL I IE:A\ 1 I I UP I – IUP 1 = p 16R a p 1168 p Ed I I NI I , °; OPEN TO Z� M77 IDDLE 8 �, i POWDER 0 $ BELOW 3o POWDER 2 Im 11I I. I _II I _I I I DN I 1 = DIN „ SIDE z ipi 1 I ul�l �ullll�Il 16R 16R S,B, Q ' I ' nvv mtY J V mlv I ',1LD - 0 DS 1 J 000 o A) LI I- — — — — — - I m m I I I_I�_ �_�I I_I-�I I��_rr_I �� � I�I BATH 4 I � - 0 m \' y11 O IDS I 0 C I '_ ,I I ��Il1 II I I 111 -1 I I I ,� 3 -m HALL 1 3'- " J 1 1 13 -1 SIDE BEDROOM 3 SID °UBBaR ® _ 5.51 u I - S.B. IC xlClm S.B O 1 QQ ,_OI, 0 El I BEDROOM 4 I 0 BATH 3 1n 1 O O 00 IDE a� I 116x98 00 1 j WEEN —I� �j=- it = -2#"12" B€p I O 1-� � J 42" — � i ,DS E� � � D — ° = I 1 � SOUTH 1 48" 1 = cI= I ❑ ❑ DD I O I _ i ® Flf WALK IN u_ m BALCONY 1 �F 1 1 0 CLOSET I I 1 1 , I� III BUILT-IN N '`f In I — J N �� --- -rQ- � 42.1 _. .a D r, DDc =i= DD U- 2'-21' 2 ' – O L 1 I DS ,''S`�° I I , ----- 2 ---- I I – 1 I 2'-2¢,I w I 1 � 24" 1 _ 1 — — — REF. j C MASTER SUITE 6, CSAR 1 $ ® 126x210 8 10 4 D ElDs , oll TUB — — — — � r — — — — — — — — — — — — J BEJ/ N 67 DRIVE SLOPE 1 2 GAR GARAGE N u_ m COVERED �� I I I I I ,� MEGN. `�11 J�J L PATIO ��� a� ❑ MASTER I GEAR I . N ® I I pp I I I I I I DD I I O � IDD I I I J IDD - WC ------------------ c11 L — — - - - - - - - - - - - - — — � WATER FEATURE ACCESS DID SPA 1 I Y I I I I 1 Lu w w ca I I I Il I I SHOWER I 13 MAR 2011 I I I I I 1 — — — — — — — — — — — — — — — — — — PLANTER PACIFIC COAST ARCHITECTS 2'-9" 2 " 2'-9l" 5'-1 " I'-3 ' ifl�'-lm" 1'-3 ' 4'--11 13'-3" (o'-2" 4'-2" 2'-11}"3' 12' 21'--1 211 "3'-m" 11 q 2600 NEWPORT L`r FLAN Y C] r/�- �VI `LT FLAN Y `Lr Y ,( BLVD. SUITE 114 THIRD FLOOR A \ � V COI ,D FLOOR LA 1 � I 5T FLOOR AN �Y NEWPORT BEACH. � �" �� CA. 92663 SCALE 1/4"=1'-011 SCALE 1/4"=1'-011 SCALE 1/4"=1'-011 (949) 675-9468 NOTE: THE COVERED ROOF DECK MUST REMAIN El FLOOR FLAN IVO IS: OPEN ON ONE SIDE AS SHOWN ON PLAN AND IS NOT ALLOWED TO BE ENCLOSED. 1. (N) GAS METER, RECESSED IN WALL. 2. (N) 200 AMP ELEC. PANEL. 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I I DS I I I I I i II II I I _ 1 h- - - - - - 11 TI- - - - � -� N I I N � i II II i 14'- ' II II a, I c„ 1 I i a m 1.56 SF 1.56 SF - I I I I I I _ F-1 F-1 - �� - - ice N O N O -l'-2? 24" 121-111 24" 6'-31 1 O-H. _ N N I 1 THIRD FLOOR CONDITIONED SECOND FLOOR CONDITIONED FIRST FLOOR CONDITIONED I I 03 289.00ro S.F. 1,235.82 S.F. 1,0(01.08 S.F. I I 13 MAR 2011 PACIFIC COAST ARCHITECTS THIRD FLOOR CAL. C ' S SECOND FLOOR GALC; 15 FifRST FLOOR CAL. C ' S ek,SCALE 1/411=11-011 SCALE 1/411=11-011 SCALE 1/411=11-011 ROOF FLAN SCALE 1/411=11-011 2600 NEWPORT BLVD. SUITE 114 NEWPORT BEACH. El ROOF FLAN el�I\ 1�I\OTE5- CA. 92663 (949) 675-9468 1. ROOF MATERIAL: MIN. CLASS 'A' STANDING SEAM METAL ROOFING. 2. 5" COPPER GUTTER E 4" SQ. COPPER DOWNSPOUT. O OF 08 ?9 PA2017-016 ��JQ NO.0018423 REN.12-31-I1 4� In N 4 j i r_____ir_____ir_____i HT. LIMIT 40.00' NT. LIMIT 40.00' q Lu 01 4 0 12 3 TOP OF RIDGE 33 TOP OF RIDGE 4 0 0 TP TP 0 (L Y - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - HD. HT. HD. Ht. O Z X cz - 0 TRAIL W I SF SF — - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - — — - - — - - - - — - - - -- - ----------- TI= — - - — - - - — - - — - - ----------rr-------------- ---- ---------------- ---------- --------- ------- -------- TP - - - - - - - - - - . . . . . . . . .. . . . . m co m B _1 r- _ r- I II I II I SF N SF Li TP N TP N — - - - - - - - - - - - - - - - - - - - - - - - - - - — - - - - — - - - - — - — - - - - — — - - - - — - - - - — - - — - - — — - - — - - - - — - - — - - - - — - - — - - — - - — - - - - - - — - HD_ HT, HD_ HT. --- rl--- _________ ______ __ ____ �^.___. - ---->-L- _-____ _--_.__. ------- ------ _.__-_ __-_._._ --------- ---------- ----It-------------_ ---_MEN r_ _------ -------- _______ _ _ _______ ------------- -------- ------------- I I I � I I I I II I � II I __ I I __ II I � II I - �1 � I —1 II II O ------------------- T7_ I I r II II I I EE:1 _ FF 11.32' FF 11.32' DD DS DD DS DD DS (11,00') (E) GRAD (11.0(4 ) (E)SPA GRAD EQUIP. COLD L _ T - - - - - - - - - - - - �(1 VAULT DIP v�� I I L � Z O EA5T ELEVATiON ' LEFT 51DE ' &CUTH ELEVATION 'REEF �- SCALE 1/411=1'-011 SCALE 1/411=11_/A11 41-/SII 41-/SII NOTE: HEIGHT CERTIFICATION REQUIRED 2411 MAX.KMAX MAX. 0 0 i r_____i r_----I I r_____i r_____i 1 �r al 1 <r Q N 00' "' T LIMIT T 40 00' HT. LIMIT 40. H I - - - - - - - — 12 TOP OF RIDGE 12 12 tOP OF RIDCxE 2 TER TP TRAIL TRAIL �t TRAIL _ _ _ _ _ _ _ _ _ _ _ SF SF - Yr = _ r If 11 11 iT HI t I.'I-- - --- --------------------------------------------- I .. . r TP N r 7 TP N _HD_ HT. _HD_ HT. 00 - . . I I rT it r I 1 i II 11 4I; II I I : 1 1 l. I. N SF N SF TP (V TP (V - - - - - - - -.—. -,ter.- - - - - - - -- - - - - - - - - f - - - - - - HD_ HT. - - - - i, - - - - - - - - - - - - - - - - - - - 5 1 kv _____ _________ r- .. 1, co co � „' r - U! LEI. - - -Y.-LL -- --� r * _ ____=i-- -------- - - ------ --------- ----- --- _T__i� - - — FF 11.32 1 \ - - - - - ---- --- - '� - - - - - - - - -I - it 1132' 13 MAR 201 IN --- --- ---------------------- ------- ---- ------------------------------------------------------- DD DS DD DS DD (II-00') (E) GRAD DD DD (11.00') (E) GRAD PACIFIC COAST ARCHITECTS WE5T ELEVATION IRIGHT 51DE ' NORTH ELEVATION FfRONT ' c SCALE 1/411=11-011 SCALE 1/411=11-011 ❑ E L E ` /AT ION NOTE /'' : BLVD NEWPORT \�(/ 1`_/' BLVD. SUITE 114 NEWPORT BEACH, 1. STANDING SEAM METAL ROOF 6. COPPER CHIMNEY CAP SHROUD 92663 2. COPPER GUTTER E DOWNSPOUTS 1. SMOOTH FINISH STUCCO AT CHIMNEY (949) 675-9468 003 3, WOOD COLUMN 8. DECK DRAIN E SCUPPER 4. WOOD SIDING 9. WOOD DOORS E WINDOWS -RAI/1111 5. STONE FINISH OF 06 20 PA2017-016 NO.C018423 REN.12-31-11 4� In (V 4 U U ____ ____ Q Lu 4p 11 L,____� L L f n- � � MM ll.l0 _ I-IT. LIMIT 40.00' (v TOP OF 0 a 00 � �t 0 nz� TP - - - - - - - - - - - - - - HD. HT� Ul UPPER i COVERED SOUTHEl HALL NORTH - O PATIO BALCONY BALCONY cp 0 1 , II \ II \ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - SF TP --- — HD. HT. / -------- _ - / � 0 MASTER // MIDDLE GUEST BEDROOM / HALL BEDROOM Q \ I \ I SF H - - - - i 1 - - - - TP-HE). P N ---�---- HD. HT. 54TH 3 HALL 1 -- CSYE LIVING 2-GAR cp GARAGE \ \ \ \ 11.32' FF - - - - - - . . . . .. .. . .. , 1 I I—I I1— _ — _ — 'n= ISII�1—I-I 1 .I,. ' (11.00') (E) GRAD _III ���_���—���_���—���—���_ .. . .I 11=III=1 11=1 11=III=1 11=1 11=III=1 11=1 11=III=1 11=1 11=III=1 11=1 11=III=1 11=1 11=III=1 11=1 11=III=1 11=1 11=III=1 11=1 11=III=1 11=1 11=III=1 11=1 11=III=1 11=1 11=III=1 11=1 11=III=1 11=1 11=III=1 11=1 11=III=1 11=1 11=111_1 I . . ..I I_I I I—I 1=1_I I I_I I 1=1 =1 1=1 1=1 1=1 1=1 1=1 =1 1=1 1=1 1=1 1=1 1=1 =1 1=1 1=1 1=1 1=1 1=1 1=1 1=1 1=1 1=1 =1 1=1 1=1 1=1 1=1 1=1 =1 1=1 1=1 I- 1=1 1=1 1=1 1=1 1=1 I- 1=1 1=1 1=1 1=1 1=1 I- 1=1 1=1 1=1 1=1 1=1 I- 1=1 1=1 1=1 1=1 1=1 I- 1=1 1=1 1=1 1=1 1=1 I- 1=1 1=1 1=1 1=1 1=1 I- I_.. _I 1=111=1 I— `' -1 -1 -1 -' ' Ll - -"'_'a=111=111=111=111=111=1 a='11=1"=1 a=111=1 -1 -1 -1 1=1 I- -III-1 -1 -11-1 I L 111—"'—"'—"'—"'—"'— "'—"'—"'—"'—"'—"'—"'_'11=111=1 n=111=III_III-1 -1 1=1 1=1 1=1 1=1 1=1 1= _ _ _ _ _ _ _ =1 1=1 1=1 1=1 1=1 1=1 1=1 1=1 = _ _ _ _ _ "LI11=I =111_111=111=11 H I1=1" -" -111=111=1I H I1=111=111=111=1"-- — — — — — — — ---------------_ — — — — — — — — —1I II 111_I__ I_I I_= I I—I 11—I I I_I I I ' 111.-111=111=111=111=111= "-111=111=111=111=111= -111.-1I—I I1=111= "-1TI="" v SECTION A O SCALE 1/4"=11-0" U w _ PT LIMIT 4000, HT. LIMIT 40,00"1HT. LIMIT 40.00' - — — — — — — — — — — — TOP OF RIDGE TOP OF RIDGE--y ' TOP OF RIDGE TP TP TP TP - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - — - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - HD. HT. \ HD. HT. - HD. i \ POWDER 2 WINE E NORTH BALG NY � � BALCONY 61 SF SF SF - - — - - — - - — - - - - — - - - - - - — - - — — - - — - - — - - - - - - - - - - - — - - — i- TP TP N TP N - _ HE), HT. -HD. HT. _ HD. HT. i G EST MID E c _ = c0 MASTER M ATN _ _ 6, GUEST WE / \ QO 01 B 4TH / NA L 61 ( "' BEDROOM �' N ( BALCONY DR N SHOWER \ SF SF SF - - - - - - - - — - - — - - - - - - - — — - - — - - - - - — - - — O TP _ - TP TP N — - - — - - - - - — - - — - - - - - — - - — �9 HD. HT. ----------------- - HD. HT. HD. HT. - - - - - - - - - - - - - - - - - f PO ER 4ALL 1 I = - \\ 2-CAR z O -M' I \ GARAGE O _MM� I LI NIG KI EN O MMI I - I -1 W I -I W -IVRI W Ll \ L 13 MAR 2011 11.32' FF / 11.32' FF 11.32' FF — - — - - - — — - - — - - - - - - - — — - - — - - - - - - - — •:. • '• =1 rl l 1=111=11 I—iii—iii— t —— —' =I 1=1 =1 1=I = = = =i', '•`1=1 1=1 1=1 1=I 1=1 1=111— _ :,:_ — — — — — — _ "• II III—III=III-111=111-' _1 (E) GRAD - ( ) Cx A 1- - - - - - (11.(d,a ) ( ) Cs A .. .. . 111.D,a ) _.... . - - - - � (11.0,a ) E R D I . , . .,,.. .. E R D I I—III—I I—III—I —I I—I I—III—I —I I—I — I—I I—I - - I—I I— I—I I—I I- - I—I I— — I—I I- - _I I- - I—I I— I—I I — I—I I- -I I—I I- - I—I I- -I I—I I- - I—I I- -I I—I I- - I—I I- -I I—I I- - —I I—I I- - �I I� — I� III . , . —I III I- - — — — — — 1 L 1 L — — L — — — L L .. . _ L L. — — — ._� _ L _ L — 1 L L — — L L — — L L — — L 1 — — 1 .::: . 1 — — L I_I I_I I1=III_ '.'1=111=I ": a n=111=111=1 n=111=1I=1I I=111=111=I =I I I=111=1I=111=111=111=111=111=111=111=111=111=111=111= =111=111=111_ _ PACIFIC COAST — _ - - - - — — — — — I:§ — — n1- - - - — - - - - - —n P II III III II I_III—III—III—III—III-111_111—III—III—III—III—III_III—III—III—III—III-111_111—III—IIHII—III—III_ IIHII—III II _ _ — 1- _ —I —I _ I_ _ —III—I _ —III—I _ —III—I _ —III—I _ —III—I _ —III—I _ —III—I _ —III—I _ I_ :_ _ _ ........ _ — —,,,—,,, _ _ _ _ _ _ _ — —,,,—:::—. :—,,,— _ _ _ _ - ..... _ _ _ _ 11=111-111=11. �.I I1=111-� =111-111=111=111-111=111=111=111=111=111=111=111=111=111=111=111=111=111=111=111=111=111=111=111_ ._I I1=111—I I —���—� �— — — �—� ��—� — '— — — — ..— — —I 1=11 —iii n—I 1=I I— — — — I—III-11 _III— — — — ..• :�11 . - — — — — — — —I 1=n — _I I I—III-111_ �I I—III_ I I I_I I I—I I I_I I _III—III—III—III. I—III—III—I '1= _ - _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ — _ n I-1 I I=1I I=11 I '' :: ARCHITECTS -11= _ _ _ _ _ _ — _ _ _ =1,. _I I_I I_ I_I I_I 1_, 1_I I_I I_I I_I III III_111_111_1 I_I I_I I_I I_I I_I I_I I_111_111_1 I_I I_I �I I_I I_I �I I_I I 1=1 I_I - -1 I_I 1=1 1=1 1=1 - -1 1=1 1=1 1=1 1=1 =1 I- —I 1=1 1=1 1=111=1 1=1 I1=1 1=1 1=1 1=111=1 1_ =111—I 1-111=1 1=1 I1=111=1 1=1 1=1 I1=1 1=1 I1=111=1 1=1 -1 I1=1 1=1 1=111=1 1=1 -111=1 1=1 — — - _I I-111=111=111=111=' =111-111=111=111=111=111=111=111=111= -"'—"""—"'—"""—"' 11=111=11 H I1=111= — 1=111= =111=111=111=' =1I I-111=111=1I "'� 1=1I-1I I-I1=111=111-' —I I1=111=1 i'- "=111=1I H I1= "1=111=11 , N I" ��=1Ti=� SE CT I Oil 1D SE CT I Oil C SE CT I Oil 5 SCALE 1/411=1'-011 SCALE 1/411=1'-011 SCALE 1/41'=1'-011 2600 NEWPORT BLVD. SUITE 114 NEWPORT BEACH, CA. 92663 (949) 675-9468 O O 06 21