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HomeMy WebLinkAbout05_Arrache Residence Coastal Development Permit_PA2017-090COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 949-644-3200 www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT August 24, 2017 Agenda Item No. 5 SUBJECT: Arrache Residence Coastal Development Permit (PA2017-090) SITE LOCATION: 1223 East Balboa Boulevard Coastal Development Permit No. CD2017-038 APPLICANT: Eric Aust, Architect OWNER: Ron Arrache PLANNER: Benjamin M. Zdeba, AICP, Associate Planner 949-644-3253, bzdeba@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Coastal Land Use Category: Single -Unit Residential Detached — (6.0 — 9.9 DU/AC) (RSD -B) • Coastal Zoning District: Single -Unit Residential (R-1) • General Plan: Single -Unit Residential Detached (RS -D) • Zoning District : Single -Unit Residential (R-1) PROJECT SUMMARY A coastal development permit (CDP) to allow the demolition of an existing single-family residence with attached garage and the construction of a new, approximately 2,818 square -foot, single-family residence with a 447 -square -foot attached garage. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. The project complies with all applicable development standards and no deviations are requested. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under 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 Arrache Residence CDP Zoning Administrator, August 24, 2017 Page 2 3) Adopt Draft Zoning Administrator Resolution No. approving Coastal Development Permit No. CD2017-038 (Attachment No. ZA 1). DISCUSSION Land Use and Development Standards The subject property is located in the R-1 Coastal Zoning District, which provides for single -unit residential development and 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 neighborhood is predominantly developed with two -and three-story single- family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. The proposed single-family dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced in the project plans and illustrated in Table 1 below. Coastal Land Use Plan Section 3.1.3 (Beach Encroachments) allows encroachments into the Ocean Front right-of-way on a limited basis. The project includes reconstruction of existing approximately 2 -foot tall patio walls fronting the East Ocean Front public sidewalk. The encroachment of walls into the public right-of-way is consistent with City Council Policy L-12 and Appendix C of Newport Beach Municipal Code (NBMC) Title 21. Compliance would be verified by the City's Public Works Department during the building permit plan check process. TmpIt: 01/17217 2 Table 1 — Development Standards Development Standard Standard _ Proposed Setbacks min. Front Ocean Front 10 feet 10 feet Sides 3 feet 3 feet Rear 0 feet 0 feet Allowable Floor Area 3,360 square feet 3,265 square feet Allowable 3' Floor Area 336 square feet 268 square feet Open Space min. 252 square feet 252 square feet Parkin min. 2 -car garage 2 -car garage Height (max.) 24 feet flat roof 29 feet sloped roof 24 feet 28 feet, 11 inches Coastal Land Use Plan Section 3.1.3 (Beach Encroachments) allows encroachments into the Ocean Front right-of-way on a limited basis. The project includes reconstruction of existing approximately 2 -foot tall patio walls fronting the East Ocean Front public sidewalk. The encroachment of walls into the public right-of-way is consistent with City Council Policy L-12 and Appendix C of Newport Beach Municipal Code (NBMC) Title 21. Compliance would be verified by the City's Public Works Department during the building permit plan check process. TmpIt: 01/17217 2 Arrache Residence CDP Zoning Administrator, August 24, 2017 Page 3 TF. RMOM The project site fronts the Pacific Ocean, but is separated from the shoreline by a public sidewalk (East Ocean Front) and approximately 550 feet of public beach. • The finished floor elevation of the proposed residence is 10.0 MSL (NAVD88) at East Balboa Boulevard and steps up to 11.75 MSL (NAVD 88) at East Ocean Front. Both elevations are higher than the minimum 9.00 MSL (NAVD88) elevation standard. The exterior walls of the proposed building have also been designed to incorporate adaptive waterproofing should it become necessary in the future. The reconstructed 2 -foot tall patio walls that separate the development from the East Ocean Front Boardwalk will also serve to protect the project site. A Coastal Hazard and Sea Level Rise Analysis was prepared by GeoSoils, Inc., dated August 5, 2016, for the project. The report concludes it is very unlikely that any type of wave will reach the site even considering a conservative 4.75 -foot rise in sea level that could occur by the year 2092. The report also concludes the proposed project will be reasonably safe from the shoreline erosion due to the width of the beach and lack of wave or wakes that would erode sand from the beach. Overall, the analysis concludes that the proposed project will be safe from flooding and erosion hazards for the next 75 years. • Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. • 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. Tmp1[: 01/17/17 3 Arrache Residence CDP Zoning Administrator, August 24, 2017 Page 4 Water Quality The property is located within 100 feet of coastal waters. Pursuant to NBMC Section 21.35.030, a Construction Pollution Prevention Plan (CPPP) is required to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived by construction chemicals and materials. A CPPP prepared by Toal Engineering, Inc., dated June 15, 2017, has been reviewed and approved by the City's Engineer Geologist. Pursuant to NBMC Section 21.35.050, due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. A WQHP prepared by Toal Engineering, Inc., dated June 14, 2017, has been reviewed and approved by the City's Engineer Geologist. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of a Low -Impact Development (LID) approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. Public Access The existing residential lot does not currently provide nor inhibit public coastal access. The proposed development will remain within the existing residential lot and construction would not encroach any further into the abutting public right-of- way (East Ocean Front). All reconstructed encroachments comply with City Council Policy L-12 and Appendix C of NBMC Title 21, which is in furtherance of Coastal Land Use Plan Section 3.1.3 (Beach Encroachments), first certified by the Coastal Commission in 2005. Vertical access is currently provided at multiple points at public street ends (D Street and E Street are the closest to the project site). Horizontal access is provided by the East Ocean Front boardwalk and the over 500 foot wide public beach directly to the south. 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 because the proposed development is within the private residential lot and complies with all applicable development standards including setbacks and building height. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the Tmp1r. 01/17217 .y. Arrache Residence CDP Zoning Administrator, August 24, 2017 Page 5 CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. The Class 3 exemption includes one single-family residence in a residential zone. The proposed project is the construction of a new single-family residence located within the R-1 District. PUBLIC NOTICE Notice of this application was published in the Daily Pilot, mailed to all owners and residential occupants of property 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: This action shall become final and effective 14 days following the date the Resolution is 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. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: M'1 'YAC r LF �. JWClbmz Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Tmp1[: 01/12/17 Attachment No. ZA 1 Draft Resolution 0 RESOLUTION NO. ZA2017-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-038 FOR A NEW SINGLE- FAMILY RESIDENCE LOCATED AT 1223 EAST BALBOA BOULEVARD (PA2017-090) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Eric Aust with respect to property located at 1223 East Balboa Boulevard, and legally described as Parcel J of Resubdivision No. 252 requesting approval of a coastal development permit. 2. The applicant proposes the demolition of an existing single-family residence with attached garage and the construction of a new approximately 2;;;318 square -foot single-family residence with a 447 -square -foot attached garage. The p*oposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. The project complies with all applicable development standards and no deviations are requested. 3. The subject property is designated Single -Unit Residential Detached (RS -D) by the General Plan Land Use Element and is located within the Single -Unit Residential (R-1) Zoning District. 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Single -Unit Residential Detached (6.0 — 9.9 DU/AC) (RSD -B) and it is located within the Single -Unit Residential (R-1) Coastal Zoning District. 5. A public hearing was held on August 24, 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 hearing 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 hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under 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. 2. The Class 3 exemption includes one single-family residence in a residential zone. The proposed project is the demolition of an existing single-family residence and the construction of a new single-family residence within the R-1 District. 7 Zoning Administrator Resolution No. ZA2017-### Page 2 of 8 SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Findings and Decision) 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: The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 3,360 square feet and the proposed floor area is 3,265 square feet. b. The proposed development complies with the required setbacks, which are 10 feet along the front property line abutting East Ocean Front, 3 feet along each side property line and 0 feet along the rear property line abutting the alley. The highest guardrail is less than 24 feet from established grade and the highest ridge is approximately 29 feet from established grade, which comply with the maximum height requirements. The project also proposes a rooftop deck where there is a mansard roof serving as a guardrail. The ridge of the mansard roof is also below 29 feet and the finished floor of the deck is below 24 feet. The project includes garage parking for two vehicles, meeting the minimum two - car garage parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 2. Coastal Land Use Plan Section 3.1.3 (Beach Encroachments) allows encroachments into the Ocean Front right-of-way on a limited basis. The project includes reconstruction of existing approximately 2 -foot tall patio walls fronting the East Ocean Front public sidewalk. The encroachment of walls into the public right-of-way is consistent with City Council Policy L-12 and Appendix C of Newport Beach Municipal Code (NBMC) Title 21. Compliance would be verified by the City's Public Works Department during the building permit plan check process. 3. The neighborhood is predominantly developed with two -and three-story single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. 4. The finished floor elevation of the proposed residence is 10.0 MSL (NAVD88) at East Balboa Boulevard and steps up to 11.75 MSL (NAVD 88) at East Ocean Front. Both 07-11-17 g Zoning Administrator Resolution No. ZA2017-### Page 3 of 8 elevations are higher than the minimum 9.00 MSL (NAVD88) elevation standard. The exterior walls of the proposed building have also been designed to incorporate adaptive waterproofing should it become necessary in the future. The reconstructed 2 -foot tall patio walls that separate the development from the East Ocean Front Boardwalk will also serve to protect the project site. 5. A Coastal Hazard and Sea Level Rise Analysis was prepared by GeoSoils, Inc., dated August 5, 2016, for the project. The report concludes it is very unlikely that any type of wave will reach the site even considering a conservative 4.75 -foot rise in sea level that could occur by the year 2092. The report also concludes the proposed project will be reasonably safe from the shoreline erosion due to the width of the beach and lack of wave or wakes that would erode sand from the beach. Overall, the analysis concludes that the proposed project will be safe from flooding and erosion hazards for the next 75 years. 6. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 7. 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. 8. The property is located within 100 feet of coastal waters. Pursuant to NBMC Section 21.35.030, a Construction Pollution Prevention Plan (CPPP) is required to implement temporary Best Management Practices (BMPs) during construction to minimize erosion and sedimentation and to minimize pollution of runoff and coastal waters derived by construction chemicals and materials. A CPPP prepared by Toal Engineering, Inc., dated June 15, 2017, has been reviewed and approved by the City's Engineer Geologist. 9. Pursuant to NBMC Section 21.35.050, due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. A WQHP prepared by Toal Engineering, Inc., dated June 14, 2017, has been reviewed and approved by the City's Engineer Geologist. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, use of a Low -Impact Development (LID) 07-11-17 9 Zoning Administrator Resolution No. ZA2017-### Page 4 of 8 approach to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed BMPs. 10. There is no landscaping currently proposed as part of the project. Any future landscaping will be verified for compliance with NBMC Section 21.30.075. A condition of approval is included that requires drought tolerant and prohibits invasive species. 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: RN The existing residential lot does not currently provide nor inhibit public coastal access. The proposed development will remain within the existing residential lot and construction would not encroach any further into the abutting public right-of-way (East Ocean Front). All reconstructed encroachments comply with City Council Policy L-12 and Appendix C of NBMC Title 21, which is in furtherance of Coastal Land Use Plan Section 3.1.3 (Beach Encroachments), first certified by the Coastal Commission in 2005. 2. Vertical access is currently provided at multiple points at public street ends (D Street and E Street are the closest to the project site). Horizontal access is provided by the East Ocean Front boardwalk and the over 500 foot wide public beach directly to the south. vv 3. 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 because the proposed development is within the private residential lot and complies with all applicable development standards including setbacks and building height. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-038, 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. Final action taken by the City 07-11-17 10 Zoning Administrator Resolution No. ZA2017-### Page 5 of 8 may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 24TH DAY OF AUGUST, 2017. Patrick J. Alford, Zoning Administrator 07-11-17 22 Zoning Administrator Resolution No. ZA2017-### Page 6 of 8 WA :11-311 111IM-11 CONDITIONS OF APPROVAL 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. Prior to the issuance of a building permit, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices including the repair and maintenance, enhancement, reinforcement, or any other activity affecting the bulkhead, that results in any encroachment seaward of the authorized footprint of the bulkhead or other shoreline protective device. The agreement shall be binding against the property owners and successors and assigns. 3. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify 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 development. 4. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new Coastal Development Permit. 5. Coastal Development Permit No. CD2017-038 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 6. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 7. 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 Coastal Development Permit. 8. 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 07-11-17 12 Zoning Administrator Resolution No. ZA2017-### Page 7 of 8 to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 9. 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. 10. 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. 11. Prior to issuance of the building permits, the approved Construction Pollution Prevention Plan (CPPP) and Water Quality and Hydrology Plan (WQHP) shall be submitted with the Building Permit plans. Implementation shall be in compliance with the approved CPPP and WQHP and any changes could require separate review and approval by the Building Division. 41t A 12. Prior to the issuance of building permits, the applicant shall submit a final 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. 13. 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. 14. 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. 15. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, wetland or their buffers. 16. Best Management Practices (BMPs) and Good Housekeeping Practices (GNPs) shall be implemented prior to and throughout the duration of construction activity as designated in the CPPP. 17. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in 07-11-17 i3 Zoning Administrator Resolution No. ZA2017-### Page 8 of 8 confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 18. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 19. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 20. 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. 21. 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 Arrache Residence CDP including, but not limited to, Coastal Development Permit No. CD2017-038 (PA2017-090). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/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. 07-11-17 Attachment No. ZA 2 Vicinity Map 15 yz76 . A y 7218 eA<BF. 'Y. r, N r A ,'Q lli 1300 Newport Beach Disclaimer: Every reasonable effort has been made to assure the accuracy of the data provided, however, The City of GIS0 Newport Beach and its employees and agents disclaim any and all responsibility from or relating to ��'rogr any results obtained in its use. ° m 0 40 80 �_ _ Imagery: 2009-2013 photos provided by Eagle u �" Feet Imaging www.eagleaerial.com C�<IFOP��' 10 Attachment No. ZA 3 Project Plans 17 symbols legend BUILDING ELEVATION REF. SHEET A3.0 A3.0 ELEVATION MARK -ELEVATION INFO DETAIL MARK X GLASS ELEVATION O REF. SHEET A5.0 DOOR NUMBER 01 REF. SHEET A5.0 INTERIOR ELEVATIONS REF. SHEET A4.0 deferred submittals THE FOLLOWING PLANS WILL BE SUBMITTED BY OTHERS UNDER SEPARATE PERMIT; ARCHITECT + ENGINEER OF RECORD TO REVIEW, CERTIFY AND APPROVE DRAWINGS PRIOR TO SUBMITTAL: -FIRE SPRINKLER DRAWINGS (SPRINKLERS SHALL COMPLY WITH NFPA 13D) (*OBTAIN FIRE SPINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION) -GUARDRAIL DESIGN, DETAILS AND CALCULATIONS SHALL BE DEFERRED SUBMITTAL AND SHALL BE REVIEWED BY THE STRUCTURAL ENGINEER AND ARCHITECT PRIOR TO SUBMITTAL -GLASS GUARDRAIL DESIGN, DETAILS AND CALCULATIONS SHALL BE DEFERRED SUBMITTAL AND SHALL BE REVIEWED BY THE STRUCTURAL ENGINEER AND ARCHITECT PRIOR TO SUBMITTAL -AIR CONDITIONING CONDENSER SOUND ATTENUATION DESIGN; CONTRACTOR SHALL DETERMINE EXACT CONDENSER SPECIFICATION AND PROVIDE SOUND LEVEL DATA PER CITY REQUIREMENTS CONDENSERS SHALL BE LOCATED WITHIN ALCOVE OUTSIDE GARAGE WELL SHOWN ON 1st FLOOR public works notes 1. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY 2. A CITY ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD PRIVATE IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18 3. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED BY THE PRIVATE WORK, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 4. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN 'A' LICENSED GENERAL ENGINEERING CONTRACTOR. 5. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN 'A' LICENSED GENERAL ENGINEERING CONTRACTOR. project data PROJECT NAME: ARRACHE RESIDENCE 1223 EAST BALBOA BLVD. NEWPORT BEACH, CALIFORNIA 92661 PROJECT DESCRIPTION: DEMOLITION OF EXISTING 3 BEDROOM 2,200 S.F. HOUSE, AND ATTACHED 2 CAR GARAGE. PROJECT TO CONSIST OF A NEW 2,818 S.F., SINGLE FAMILY RESIDENCE WITH 447 S.F. ATTACHED, ENCLOSED 2 CAR GARAGE APPLICABLE CODES: 2016 CALIFORNIA RESIDENTIAL CODE 2016 CALIFORNIA BUILDING CODE 2016 CALIFORNIA MECHANICAL CODE 2016 CALIFORNIA PLUMBING CODE 2016 CALIFORNIA ELECTRICAL CODE 2016 CALIFORNIA ENERGY CODE (TITLE -24) 2016 CALIFORNIA GREEN BUILDING STANDARDS CODE CONSTRUCTION TYPE: TYPE V -B SPRINKLERED OCCUPANCY GROUP: R3 U (ATTACHED GARAGE) ZONING: R-1 - SINGLE FAMILY RESIDENTIAL ASSESSOR'S PARCEL NO.: A.P.N.: 048-163-10 PARKING REQUIREMENTS: 2 COVERED PARKING SPACES PROVIDED IN AN ATTACHED, COVERED GARAGE EXISTING WALL WITHIN CITY RIGHT-OF-WAY TO BE REPLACED WITH NEW 24" TALL C.M.U. WALL WITH SMOOTH STUCCO FINISH TO MATCH HOUSE GENERAL NOTE: FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS AND HANDRAILS OR ANY COMBINATION THEREOF SHALL NOT EXCEED 42 INCHES FROM EXISTING GRADE PRIOR TO CONSTRUCTION WITHIN THE REQUIRED FRONT SETBACK AREAS AND 6 FEET FROM EXISTING GRADE PRIOR TO CONSTRUCTION WITHIN THE REQUIRED SIDE AND REAR SETBACK AREAS 1 -HOUR EAVE AT SIDE PROPERTY LINES; SEE SHEET A2.0 FOR SETBACKS: ALLOWABLE PROPOSED LOCATION AND DETAIL 2/A6.0 - SOUTH PROPERTY LINE (FRONT/BEACH): 10' 10'4, NORTH PROPERTY LINE (FRONT/STREET): 0' 0'-1" EAST PROPERTY LINE (SIDE): 3' 3'-1" WEST PROPERTY LINE (SIDE): 3' 3'-1" FIRE SPRINKLERS: FIRE SPRINKLERS ARE REQUIRED WITHIN THIS STRUCTURE AND SHALL BE SUBMITTED AS A DEFERRED SUBMITTAL UNDER A SEPARATE PERMIT BUILDING HEIGHT: MAXIMUM ALLOWABLE BUILDING HEIGHT: 29' (TO PEAK OF SLOPED ROOF) ACTUAL BUILDING HEIGHT: 28'-11" (FROM ROOF PEAK TO AVERAGE GRADE) LOT SQUARE FOOTAGE: 2,400 S.F. HOUSE AREA: EXISTING TOTAL LIVABLE AREA 2,200 S.F. (TO BE DEMOLISHED) EXISTING GARAGE AREA 472 S.F. +(TO BE DEMOLISHED) TOTAL AREA TO BE DEMOLISHED 2,672 S.F. PROPOSED 1st FLOOR 1,017 S.F. PROPOSED 2nd FLOOR 1,533 S.F. PROPOSED 3rd FLOOR 268 S.F. + PROPOSED TOTAL LIVABLE AREA 2,818 S.F. GARAGE AREA: PROPOSED TWO CAR GARAGE AREA 447 S.F. FLOOR AREA LIMIT: 1,680 BUILDABLE LOT AREA: 2x BUILDABLE LOT AREA = 3,360 S.F. 3,265 S.F. (2,818 + 447) < 3,360 S.F. ALLOWABLE = O.K. OPEN SPACE REQUIREMENT: 15% OF BUILDABLE LOT AREA TO BE OPEN SPACE 1,680 S.F. BUILDABLE LOT x 0.15 = 252 S.F. OPEN SPACE I�;u»�aral�l� ROOF VENTILATION: ROOF AREA - 268 S.F. OF ROOF AREA 38,592 S.I. / 150 = 257 S.I. REQUIRED (4) ROOF VENTS (AT TOP/ROOF) ® 72 S.I. EACH = 288 S.I. 2" DIA. FRIEZE BLOCK INTAKE VENTS AT 12" O.C. (26 L.F.)=82 S.I. TOTAL VENTILATION = 370 S.I. > 257 S.I. REQUIRED = O.K. DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE: ERIC AUST ARCHITECT SHALL SERVE AS THE DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE FOR THIS PROJECT AND SHALL BE RESPONSIBLE FOR REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS, INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR COMPATIBILITY WITH THE DESIGN OF THE BUILDING; (CBC APPENDIX CHAPTER 1, 106.3.4) COUNTY BENCH MARK / SURVEY: PER THE SURVEY PREPARED BY TOAL ENGINEERING, INC., SURVEYOR USED COUNTY BENCH MARK #11131-4-71, ELEVATION = 7.828 NAVD 88 DATUM ALLOWABLE 3rd FLOOR AREA: ALLOWABLE AREA SHALL BE 20% OF BUILDABLE LOT AREA 1,680 S.F. BUILDABLE LOT x 0.20 = 336 S.F. MAX. 3rd FLOOR AREA 268 S.F. 3rd FLOOR AREA < 336 S.F. ALLOWABLE = O.K. LANDSCAPE AREA: NO LANDSCAPING IS PROPOSED AS PART OF THIS PROJECT THEREFORE CITY OF NEWPORT BEACH MUNICIPAL CODE SECTIONS 21.30.075 AND 21.30.085 DO NOT APPLY PROVIDE R-30 BATT INSULATION AT NEW ROOF FRAMING, TYP.- CRICKET AT VALLEYS OF ROOF FOUNDATION FOOTINGS AND STRUCTURAL SUPPORT LOCATED BELOW GRADE MAY NOT ENCROACH WITHIN PUBLIC RIGHT-OF-WAY (STREET) c.o. EXISTING SIDEWALK - M X rn i Z G) N On O x 2 O C C0 m M ii 0 cn 0 0 0 m 0 0 0 0 3' 2'-io' east oceanfront -EXISTING BOARDWALK TO REMAIN N70010'00"W 30.00' 15-9" balboa blvd. PROPERTY LINE DIMENSION FROM FACE OF STRUCTURE TO PROPERTY LINE _ DIMENSION FROM ROOF EAVE TO 3 PROPERTY LINE 1 -HOUR EA SIDE ROOF VENT; OWENS CORNING 70 S.F. (1st FLOOR AT GARAGE) 'VENTSURE' LOW PROFILE 120 S.F. (1st FLOOR FRONT PATIO OFF FAMILY ROOM) VENT, MODEL #VTS572 DG - 62 S.F. (2nd FLOOR AT MASTER BEDROOM PATIO) + (72 S.I. NET FREE VENT 252 S.F. OPEN SPACE AREA EA., 4 TOTAL) 252 S.F. OPEN SPACE > 252 S.F. = O.K. NEWPORT BEACH RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS ROOF VENTILATION: ROOF AREA - 268 S.F. OF ROOF AREA 38,592 S.I. / 150 = 257 S.I. REQUIRED (4) ROOF VENTS (AT TOP/ROOF) ® 72 S.I. EACH = 288 S.I. 2" DIA. FRIEZE BLOCK INTAKE VENTS AT 12" O.C. (26 L.F.)=82 S.I. TOTAL VENTILATION = 370 S.I. > 257 S.I. REQUIRED = O.K. DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE: ERIC AUST ARCHITECT SHALL SERVE AS THE DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE FOR THIS PROJECT AND SHALL BE RESPONSIBLE FOR REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS, INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR COMPATIBILITY WITH THE DESIGN OF THE BUILDING; (CBC APPENDIX CHAPTER 1, 106.3.4) COUNTY BENCH MARK / SURVEY: PER THE SURVEY PREPARED BY TOAL ENGINEERING, INC., SURVEYOR USED COUNTY BENCH MARK #11131-4-71, ELEVATION = 7.828 NAVD 88 DATUM ALLOWABLE 3rd FLOOR AREA: ALLOWABLE AREA SHALL BE 20% OF BUILDABLE LOT AREA 1,680 S.F. BUILDABLE LOT x 0.20 = 336 S.F. MAX. 3rd FLOOR AREA 268 S.F. 3rd FLOOR AREA < 336 S.F. ALLOWABLE = O.K. LANDSCAPE AREA: NO LANDSCAPING IS PROPOSED AS PART OF THIS PROJECT THEREFORE CITY OF NEWPORT BEACH MUNICIPAL CODE SECTIONS 21.30.075 AND 21.30.085 DO NOT APPLY PROVIDE R-30 BATT INSULATION AT NEW ROOF FRAMING, TYP.- CRICKET AT VALLEYS OF ROOF FOUNDATION FOOTINGS AND STRUCTURAL SUPPORT LOCATED BELOW GRADE MAY NOT ENCROACH WITHIN PUBLIC RIGHT-OF-WAY (STREET) c.o. EXISTING SIDEWALK - M X rn i Z G) N On O x 2 O C C0 m M ii 0 cn 0 0 0 m 0 0 0 0 3' 2'-io' east oceanfront -EXISTING BOARDWALK TO REMAIN N70010'00"W 30.00' 15-9" balboa blvd. PROPERTY LINE DIMENSION FROM FACE OF STRUCTURE TO PROPERTY LINE _ DIMENSION FROM ROOF EAVE TO 3 PROPERTY LINE 2 site/roof plan AO.0 SCALE: 3/16" = 1'-0" 0 CI LINE 1/4" THICK 'VERMONT GRAY' ROOF TILES WITH STANDARD TEXTURE AND UNIFORM STANDARD LENGTH AND WIDTH; CLASS 'A' ASSEMBLY OVER 30 LB. FELT UNDERLAYMENT OVER 1/2" COX PLYWOOD SHEATHING, TYP. SEE DETAIL 10/A6.0 FOR ALL ROOF PENETRATIONS - PROVIDE R-30 BATT INSULATION 00 P AT NEW ROOF o FRAMING, TYP. m X 0 Z G) N rn O 2 O C Cl) IT! TRASH CONTAINER STORAGE ALONG SIDE YARD, BEHIND EXISTING 6' HIGH FENCE/GATE EXISTING SIDEWALK EXISTING CURB sheet index 1 -HOUR EA SIDE �PROPERTY LININ ES;S; SEE SHEET A2.0 FOR LOCATION i AND DETAIL 2/A6.0 0 TITLE -24 ENERGY CALCULATIONS NEW 6' HIGH VINYL FENCE TITLE -24 ENERGY CALCULATIONS (MEASURED FROM EXISTING GRADE); O SEE DETAIL 36/A6.1 AO.5 NEWPORT BEACH RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS - DEX-O-TEX DECK COATING I_ SYSTEM (ESR -1757) OR SIMILAR FLOOR AREA ANALYSIS WATERPROOF DECK MEMBRANE C-01 SYSTEM TO BE SELECTED BY OWNER; SLOPE PRECISE GRADING PLAN DRAINS AT OUT IDEARDS EDGEDECK 2 site/roof plan AO.0 SCALE: 3/16" = 1'-0" 0 CI LINE 1/4" THICK 'VERMONT GRAY' ROOF TILES WITH STANDARD TEXTURE AND UNIFORM STANDARD LENGTH AND WIDTH; CLASS 'A' ASSEMBLY OVER 30 LB. FELT UNDERLAYMENT OVER 1/2" COX PLYWOOD SHEATHING, TYP. SEE DETAIL 10/A6.0 FOR ALL ROOF PENETRATIONS - PROVIDE R-30 BATT INSULATION 00 P AT NEW ROOF o FRAMING, TYP. m X 0 Z G) N rn O 2 O C Cl) IT! TRASH CONTAINER STORAGE ALONG SIDE YARD, BEHIND EXISTING 6' HIGH FENCE/GATE EXISTING SIDEWALK EXISTING CURB sheet index AO.0 SITE/ROOF PLAN + PROJECT DATA AO.1 CONSTRUCTION STAGING DIAGRAM AO.2 TITLE -24 ENERGY CALCULATIONS AO.3 TITLE -24 ENERGY CALCULATIONS AO.4 TITLE -24 RESIDENTIAL MEASURES SUMMARY AO.5 NEWPORT BEACH RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS AO.6 CAL GREEN RESIDENTIAL MANADATORY MEASURES AO.7 FLOOR AREA ANALYSIS C-01 GRADING NOTES C-02 PRECISE GRADING PLAN C-03 GRADING SECTIONS + DETAILS C-04 EROSION CONTROL PLAN C-05 TOPOGRAPHIC SURVEY C-06 SOILS REPORT RECOMMENDATIONS C-07 SOILS REPORT RECOMMENDATIONS D1.0 DEMOLITION PLAN A1.0 1st + 2nd FLOOR PLANS AM 3rd FLOOR + ROOF PLANS A2.0 REFLECTED CEILING PLANS A3.0 EXTERIOR ELEVATIONS + SECTIONS A3.1 EXTERIOR ELEVATIONS A3.2 BUILDING SECTIONS A4.0 INTERIOR ELEVATIONS A5.0 DOOR & WINDOW SCHEDULE A6.0 DETAILS A6.1 DETAILS S1.0 STRUCTURAL GENERAL NOTES S2 FOUNDATION PLAN S3 2nd FLOOR FRAMING S4 3rd FLOOR + ROOF FRAMING SDI RBS CONNECTIONS SD1.1 STRUCTURAL STANDARDS SD1.2 STRUCTURAL STANDARDS SD1.3 STRUCTURAL STANDARDS SD2 STRUCTURAL DETAILS SD3 STRUCTURAL DETAILS SD4 STRUCTURAL DETAILS SD5 STRUCTURAL DETAILS SD6 STRUCTURAL DETAILS SD7 STRUCTURAL DETAILS SD8 STRUCTURAL DETAILS SD9 STRUCTURAL DETAILS SD10 STRUCTURAL DETAILS SD11 STRUCTURAL DETAILS HFX1 HFX SERIES FOUNDATION DETAILS HFX2 HFX SERIES FRAMING DETAILS HFX3 HFX SERIES FRAMING DETAILS P1.0 SCHEMATIC PLUMBING PLANS E1.0 SCHEMATIC ELECTRICAL PLANS project consultants PROPERTY OWNER: ARCHITECT: MR. + MRS. RON ARRACHE ERIC AUST ARCHITECT 1223 E. BALBOA BLVD. 62 BALBOA COVES NEWPORT BEACH, CA 92661 NEWPORT BEACH, CA 92663 TEL 310.415.6869 TEL 949.637.5220 STRUCTURAL ENGINEER: ENERGY CALCULATIONS: ANDREW VIDIKAN & ASSOC. ALLIANCE 24 TITLE CONTACT: ANDREW VIDIKAN 140 "B" STREET, SUITE 5-276 9701 W. PICO BLVD., SUITE 217 DAMS, CA 95616 LOS ANGELES, CA 90035 TEL 530.753.7510 TEL 310.203.0667 FAX 310.203.0668 GEOTECHNICAL ENGINEER: CIVIL ENGINEER: R McCARTHY CONSULTING, INC. TOAL ENGINEERING, INC. CONTACT: ROBERT McCARTHY 139 AVENIDA NAVARRO 23 CORPORATE PLAZA, SUITE 150 SAN CLEMENTE, CA 92672 NEWPORT BEACH, CA 92660 TEL 949.492.8586 TEL 949.629.2539 1 vicinity map AO.0 NOT TO SCALE __..� EWAve. PROJECT SITE - 1223 EAST BALBOA BLVD. Govee,s Aaeonetea site plan + project data 3/16"=1-0" arrache residence 1223 east balboa blvd. newport beach, California 92661 0 1' 2' 4' 01 june 2017 ©copyright 2017 job #1606 eric aunt architect 62 balboa coves newport beach, California 92663 tel 949.637.5220 client: Mr. + Mrs. ron arrache 1223 e. balboa blvd. newport beach, california 92661 tel 310.415.6869 1g construction staging notes A. NO CONSTRUCTION MATERIALS, DEBRIS, OR WASTE SHALL BE PLACED OR STORED WHERE IT MAY ENTER A STORM DRAIN OR BE SUBJECT TO TIDAL EROSION AND DISPERSION. B. ANY AND ALL DEBRIS RESULTING FROM CONSTRUCTION ACTIVITIES SHALL BE REMOVED FROM THE PROJECT SITE WITHIN 24 HOURS OF COMPLETION OF CONSTRUCTION. C. BEST MANAGEMENT PRACTICES (BMPs) AND GOOD HOUSEKEEPING PRACTICES (GNPs) DESIGNED TO PREVENT SPILLAGE AND/OR RUN—OFF OF CONSTRUCTION—RELATED MATERIALS, AND TO CONTAIN SEDIMENT OR CONTAMINANTS ASSOCIATED WITH CONSTRUCTION ACTIVITY, SHALL BE IMPLEMENTED PRIOR TO THE ON—SET OF SUCH ACTIVITY. BMPs AND GHPs WHICH SHALL BE IMPLEMENTED INCLUDE, BUT ARE NOT LIMITED TO: STORM DRAIN INLETS MUST BE PROTECTED WITH SANDBAGS OR BERMS, ALL STOCKPILES MUST BE COVERED, AND A PRE—CONSTRUCTION MEETING SHOULD BE HELD FOR ALL PERSONNEL TO REVIEW PROCEDURAL AND BMP/GHP GUIDELINES. ALL BMPs SHALL BE MAINTAINED IN A FUNCTIONAL CONDITION THROUGHOUT THE DURATION OF THE PROJECT. D. CONSTRUCTION DEBRIS AND SEDIMENT SHALL BE PROPERLY CONTAINED AND SECURED ON SITE WITH BMPs, TO PREVENT THE UNINTENDED TRANSPORT OF SEDIMENT AND OTHER DEBRIS INTO COASTAL WATERS BY WIND, RAIN OR TRACKING. CONSTRUCTION DEBRIS AND SEDIMENT SHALL BE REMOVED FROM CONSTRUCTION AREAS AS NECESSARY TO PREVENT THE ACCUMULATION OF SEDIMENT AND OTHER DEBRIS, WHICH MAY BE DISCHARGED INTO COASTAL WATERS. DEBRIS SHALL BE DISPOSED AT A DEBRIS DISPOSAL SITE OUTSIDE THE COASTAL ZONE. E. BETWEEN OCTOBER 15th AND MAY 15th, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE—DAY PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY, WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT. CONSTRUCTION SITE AT PROPERTY LINE CONSTRUCTION CORI CONSTRUCTION FEN( AS POSSIBLE TO FR LINE; PROTECT AND SIDEWALK, CURB, G( STREET DURING CON CONSTRUCTION FENCING AND CONSTRUCTION SITE LIMIT AT REAR PROPERTY LINE PROVIDE SAND BAGS FOR EROSION CONTROL PER CONSTRUCTION STAGING NOTE 'E', TYP.; EXTEND ACROSS ENTIRE SITE FRONTAGE CONSTRUCTION STAGING AREA FOR EQUIPMENT AND MATERIALS (DOUBLE HATCHED) CONSTRUCTION CORRIDOR CONSTRUCTION SITE LIMIT AT PROPERTY LINE CONSTRUCTION STAGING AREA FOR EQUIPMENT AND MATERIALS (DOUBLE HATCHED) PROVIDE SAND BAGS FOR EROSION CONTROL PER CONSTRUCTION STAGING NOTE 'E', TYP.; EXTEND ACROSS ENTIRE SITE FRONTAGE 1 construction staging diagram b a l b o a b l v d AO.1 SCALE: 1/4' = 1'-0" site plan 1/4"=1'-0" arrache residence 1223 east balboa blvd. newport beach, California 92661 RIC D. AL C-29374 Gr DATE o 0 1 ' 2 4' 8' 01 june 2017 ©copyright 2017 job #1606 eric aunt architect 62 balboa coves newport beach, California 92663 tel 949.637.5220 client: mr. + mrs. ron arrache 1223 e. balboa blvd. newport beach, california 92661 tel 310.415.6869 ?0 3 3rd floor area analysis AO.7 SCALE: 1/4" = 1'-0" ALLOWABLE 3rd FLOOR AREA: ALLOWABLE AREA SHALL BE 20% OF BUILDABLE LOT AREA 1,680 S.F. BUILDABLE LOT x 0.20 = 336 S.F. MAX. 3rd FLOOR AREA 268 S.F. 3rd FLOOR AREA < 336 S.F. ALLOWABLE = O.K. I 00 6 � "I � / (8.42) (15.58) 2 2nd floor area analysis AO.7 SCALE: 1/4" = 1'-0" 0 Ln 24'-0" 00 I N 18'-10" 5' 0„ (18.83) (5.00) 1 1st floor area analysis AO.7 SCALE: 1/4" = 1'-0" s.f. floor area analysis plans 1/4"=1'-0" arrache residence open space provided 1223 east balboa blvd. 70 s.f.1 st floor (at garage) newport beach, California 120 s.f.1st floor (at south patio) 92661 + 62 s.f. 2nd floor (at front patio) 252 s.f. total open space (252 req'd) project area analysis 447 s.f. garage 1,017 s.f.1 st floor (livable) 1,533 s.f. 2nd floor (livable) 268 s.f. 3rd floor (livable) 2,818 s.f. total area (livable) A1 CITY CORRECTIONS 01 AUGUST 2017 IC D. FUST C-29374�o �iEU_ AL DATE / o 0 1 ' 2 4' 8' 01 june 2017 ©copyright 2017 job #1606 eric aunt architect 62 balboa coves newport beach, California 92663 tel 949.637.5220 client: mr. + mrs. ron arrache 1223 e. balboa blvd. newport beach, california 92661 tel 310.415.6869 20 2 M 4 5 r� A B NOTICE TO CONTRACTOR 1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BE REQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS REQUIREMENT SHALL BE MADE TO APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS, AND CONSTRUCTION CONTRACTOR FURTHER AGREES TO DEFEND, INDEMNIFY AND HOLD DESIGN PROFESSIONAL HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF DESIGN PROFESSIONAL. 2. IF THIS PROJECT IS STAKED BY SURVEY CREWS OTHER THAN THOSE CREWS UNDER THE DIRECT SUPERVISION OF THE SIGNATORY ENGINEER, THE SIGNATORY ENGINEER WILL NO LONGER BE THE ENGINEER OF RECORD AND WILL HAVE NO RESPONSIBILITY AS TO THE FINAL CONSTRUCTED PROJECT. THE SIGNATORY ENGINEER WILL NOT BE RESPONSIBLE FOR ERRORS OR OMISSIONS THAT COULD HAVE BEEN CORRECTED DURING THE CONSTRUCTION OF THIS PROJECT, IF THE STAKING HAD BEEN DONE BY SURVEY CREWS UNDER HIS DIRECT SUPERVISION. GRADING NOTES 1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL. 2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE COMPACTION OUT TO THE FINISHED SURFACE. 3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVED BY THE SOILS ENGINEER. COMPACTION TESTS SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS. 4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED AND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL. 5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. 6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED. 7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER. 8. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL, AFTER CLEARING AND PRIOR TO THE PLACEMENT OF FILL IN CANYONS, INSPECT EACH CANYON FOR AREAS OF ADVERSE STABILITY AND DETERMINE THE PRESENCE OF, OR POSSIBILITY OF FUTURE ACCUMULATION OF, SUBSURFACE WATER OR SPRING FLOW. IF NEEDED, DRAINS WILL BE DESIGNED AND CONSTRUCTED PRIOR TO THE PLACEMENT OF FILL IN EACH RESPECTIVE CANYON. 9. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE AND GRADE. 10. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THE BUILDING DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLAT WORK PLACED OVER UNTESTED BACKFILLS TO FACILITATE TESTING. 11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE CITY GRADING ENGINEER. 12. LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH CHAPTER 15 OF THE NBMC. 13. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY AN ENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THE ENGINEERING GEOLOGIST SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENT TO THE CITY GRADING ENGINEER FOR APPROVAL. 14. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPES IS DETERMINED TO BE NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEER WILL OBTAIN APPORVAL OF DESIGN, LOCATION AND CALCULATIONS FROM THE CITY GRADING ENGINEER PRIOR TO CONSTRUCTION. 15. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THE CONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION. 16. WHEN CUT PADS ARE BROUGHT TO NEAR GRADE THE ENGINEERING GEOLOGIST SHALL DETERMINE IF THE BEDROCK IS EXTENSIVELY FRACTURED OR FAULTED AND WILL READILY TRANSMIT WATER. IF CONSIDERED NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, A COMPACTED FILL BLANKET WILL BE PLACED. 17. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING. 18. NOTIFICATION OF NONCOMPLIANCE: IF, IN THE COURSE OF FULFILLING THEIR RESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERING GEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE IN CONFORMANCE WITH APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADING WORK AND TO THE CITY GRADING ENGINEER, RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE CITY GRADING ENGINEER FOR APPROVAL. REQUIRED INSPECTIONS A PRE -GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, GRADING CONTRACTOR, DESIGN CIVIL ENGINEER, GEOLOGIST, CITY GRADING ENGINEER OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTION WILL BE OUTLINED AT THE MEETING. 2. A PRE -PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF THE SUB -GRADE PREPARATION FOR THE PAVING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, PAVING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, CITY GRADING ENGINEER OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. A I B C GENERAL GRADING NOTES 7 PRECISE GRADING PLAN FOR ARRACHE RESIDENCE PARCEL J, PMB 16/37 1223 E. BALBOA BLVD, NEWPORT BEACH 1. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NEMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT. 2. DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE. 3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING THE CONSTRUCTION PERIOD. 4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00 AM TO 6:00 PM SATURDAYS; AND NO WORK SUNDAYS AND HOLIDAYS PER SECTION 10-28 OF THE NEMC. 5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28 OF THE NBMC. 6. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES. 7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTING UTILITIES. 8. APPROVED DRAINAGE PROVISIONS AND PROTECTIVE MEASURES MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION. 9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL. 10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITY TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC. 11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND SLOPE AREAS. 12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN FORFEITURE OF THE CONSTRUCTION SITE CLEANUP DEPOSIT. 13. ALL PLASTIC DRAINAGE PIPE SHALL CONSIST OF PVC OR ABS PLASTIC AND EITHER ASTM 2751, ASTM D1527, ASTM D3034OR ASTM D1785. 14. NO PAINT, PLASTER, CEMENT, SOIL, MORTER OR OTHER RESIDUE SHALL BE ALLOWED TO ENTER STREETS, CURBS, GUTTERS, OR STORM DRAINS. ALL WASTE MATERIALS SHALL BE REMOVED FROM THE SITE. NBMC 17.32.020 EROSION CONTROL NOTES 1. TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 TO MAY 15. 2. EROSION CONTROL DEVICES SHALL BE AVAILABLE ON SITE BETWEEN OCTOBER 15 AND MAY 15. 3. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF THE YEAR, THAY SHALL BE IN PLACE AT THE END OF THE WORKING DAY WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT. 4. LANDSCAPING PLANS SHALL BE SUBMITTED FOR APPROVAL, WORK COMPLETED AND A CERTIFICATE OF CONFORMANCE RECEIVED BY THE CITY ENGINEER PRIOR TO CLOSURE OF PERMIT, UNLESS WAIVED BY THE CITY GRADING ENGINEER. 5. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED FOR THE DURATION OF THE PROJECT. EXISTING UTILITIES NOTE ALL UNDERGROUND UTILITIES OR STRUCTURES REPORTED BY THE OWNER OR OTHERS AND THOSE SHOWN ON THE RECORDS EXAMINED ARE INDICATED WITH THEIR APPROXIMATE LOCATION AND EXTENT. THE OWNER BY ACCEPTING THESE PLANS OR PROCEEDINGS WITH IMPROVEMENTS PURSUANT THERETO AGREES TO ASSUME LIABILITY AND TO HOLD UNDERSIGNED HARMLESS FOR ANY DAMAGES RESULTING FROM THE EXISTENCE OF UNDERGROUND UTILITIES OR STRUCTURES NOT REPORTED TO THE UNDERSIGNED; NOT INDICATED ON THE PUBLIC RECORDS EXAMINED; LOCATED AT VARIANCE WITH THAT REPORTED OR SHOWN ON RECORDS EXAMINED. THE CONTRACTOR IS REQUIRED TO TAKE DUE PRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR STRUCTURES SHOWN AND ANY OTHER UTILITIES OR STRUCTURES FOUND AT THE SITE. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO NOTIFY THE OWNERS OF THE UTILITIES OR STRUCTURES CONCERNED BEFORE STARTING WORK. DOCUMENTATION 1. AN AS -BUILT GRADING PLAN SHALL BE PREPARED BY THE CIVIL ENGINEER INCLUDING ORIGINAL GROUND SURFACE ELEVATIONS, AS -GRADED ELEVATIONS, LOT DRAINAGE PATTERNS AND LOCATIONS, AND ELEVATIONS OF ALL SURFACE AND SUB -SURFACE DRAINAGE FACILITIES. HE SHALL PROVIDE WRITTEN APPROVAL THAT THE WORK WAS DONE IN ACCORDANCE WITH THE FINAL APPROVED GRADING PLAN AND STATE THE NUMBER OF YARDS OF CUT AND/OR FILL MOVED DURING THE OPERATION. 2. A SOILS GRADING REPORT PREPARED BY THE SOILS ENGINEER, INCLUDING LOCATIONS AND ELEVATION OF FIELD DENSITY TESTS, SUMMARIES OF FIELD AND LABORATORY RESULTS AND OTHER SUBSTANTIATED DATA AND COMMENTS ON ANY CHANGES MADE DURING GRADING AND THEIR EFFECT ON THE RECOMMENDATIONS MADE IN THE SOILS ENGINEERING INVESTIGATION REPORT. HE SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AND COMPLETION OF WORK IN ACCORDANCE WITH THE NBMC. 3. A GEOLOGIC GRADING REPORT PREPARED BY THE ENGINEERING GEOLOGIST, INCLUDING A FINAL DESCRIPTION OF THE GEOLOGY OF THE SITE, INCLUDING ANY NEW INFORMATION DISCLOSED DURING THE GRADING AND THE EFFECT OF SAME ON RECOMMENDATIONS INCORPORATED IN THE APPROVED GRADING PLAN. HE SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AS AFFECTED BY GEOLOGIC FACTORS. PROPERTY CORNER MONUMENTATION SURVEYOR OR ENGINEER SHALL MONUMENT PROPERTY CORNERS, BEFORE STARTING GRADING, WITH PERMANENT MONUMENTS. C DEVELOPMENT STATISTICS SITE AREA 0.055 AC 2,400 SF DISTURBED AREA 0.055 AC 2,400 SF IMPERVIOUS AREA EXCAVATION 85 CY - Me.W'ewPero nnMortuary 10 e d Wn ti����W PRE -PROJECT 0.006 AC 265 SF NEW OR REPLACEMENT 0.055 AC 2,400 SF POST -PROJECT 0.055 AC 2,400 SF E OWNER RON ARRACHE 1223 E. BALBOA BLVD NEWPORT BEACH, CA 92661 310-415-6869 LEGAL DESCRIPTION PARCEL J, PMB 16/37 NEWPORT BEACH, CALIFORNIA ASSESSOR'S PARCEL NO. 048-163-10 F G H SHEET INDEX C-01 TITLE SHEET C-02 PRECISE GRADING PLAN C-03 EROSION CONTROL PLAN C-04 SECTIONS AND DETAILS C-05 TOPOGRAPHIC SURVEY C-06 SOILS REPORT RECOMMENDATIONS -01 C-07 SOILS REPORT RECOMMENDATIONS -02 CONSTRUCTION NOTES AND QUANTITY ESTIMATE: PLANS PREPARED BY: TOAL ENGINEERING, INC. O O O CIVIL ENGINEERING LAND SURVEYING STORMWATER QUALITY 139 Avenida Navarro San Clemente. CA 92672 9 4 9. 4 9 2. 8 5 8 6 www, toalengineering. com NOTE: QUANTITIES SHOWN HEREON ARE ESTIMATED FOR PERMIT PURPOSES ONLY. CONTRACTOR SHALL PERFORM OWN QUANTITY TAKEOFF FOR BIDDING AND OTHER PURPOSES. nr�tl u'9 iarbor island aamm :,,a ° �r s1"4„e c""`4nrer or m `'r >< EARTHWORK CUT FaFESsiq W o pry 'S o, fi � /,, L. Tod "CZy EXCAVATION 85 CY - Me.W'ewPero nnMortuary 10 e d Wn ti����W Deacon Fay EMBANKMENT - 0 CY W as 4 w No. 59275 � a'g okra OVEREXCAVATION/RECOMPACTION 275 CY 275 CY � EXP. 6-30-15 W EXPORT - 85 CY D] s9TF CICA oF TOTAL 360 CY 360 CY `\F��a\P 0 -CONSTRUCT CONCRETE DRIVEWAY PER CITY STANDARD STD -160 -L -C. SEE DETAIL ON SHEET C-03. 9 S.F. CONSTRUCT CONCRETE HARDSCAPE. SEE DETAIL ON SHEET C-03. 915 S.F. �'..... ADAM L. TOAL Sen JOaaain Hrlls CONSTRUCT INFILTRATION TRENCH PER DETAIL ON SHEET C-03. LENGTH = 20', WIDTH =1', DEPTH=1' 70 S.F. R.C.E. 59275 a Rd DATE: PNrM hien 4� INSTALL 4" DIA. SCHEDULE 40 PVC PIPE DRAIN SYSTEM. (ASTM D1785) 190 L.F. PREPARED FOR: 9 5� INSTALL 6" DECK DRAIN NDS TYPE 40 W/ RISER & ADAPTOR OR EQUAL AND DETAIL ON SHEET C-03. 7 EA INSTALL 3" WIDE MINI CHANNEL DRAIN (NDS 500) W/ GRATE (NDS 5528) OR EQUAL. 16 L.F. ARRACHE RESIDENCE 7- INSTALL 3" DIA SCHEDULE 40 PVC DRAIN PIPE SYSTEM. (ASTM D1785) 91 S.F. 1223 E. BBLVD. BEACH NEWPORT BEACH, CA 92663 INSTALL 18" SQUARE PRECAST CONCRETE BOX (BROOK PRODUCTS DB -181) WITH PARKWAY STEEL 1 EA 949-637-5220 COVER AND SHALLOW DEPTH KRISTAR FLOGARD0 CATCH BASIN FILTER INSERT (MODEL #FGP-18F) e fret' � Sa9"e BNlbos l'un Zone a INSTALLED PER MANUFACTURER'S RECOMMENDATIONS. p�'�a BPF Jasmine s q & INSTALL FLOGARD TRENCH DRAIN AND FILTER FG-TDOF3. 10 L.F. Way "'e"Perk PNH�A .0 Balboa Inn+ SITE w (°� SdM1el CSr.Nop peN` larbor Island Pe tea°\ r 4 E 0 Pe 9 A a 10 DEEPEN CONCRETE EDGE PER DETAIL ON SHEET C-03. SEE DETAIL ON SHEET C-03. 70 L.F. (j1 --OUTLET 3"0 THROUGH EXISTING 6" CURB FACE PER NEWPORT BEACH STD -184-L. 1 EA o 12 CONNECT DOWNSPOUT TO DRAINAGE SYSTEM UNLESS NOTED OTHERWISE. 6 EA �p a"%wa a9Lp a a NOTE: QUANTITIES SHOWN HEREON ARE ESTIMATED FOR PERMIT PURPOSES ONLY. CONTRACTOR SHALL PERFORM OWN QUANTITY TAKEOFF FOR BIDDING AND OTHER PURPOSES. nr�tl u'9 iarbor island aamm :,,a ° �r s1"4„e c""`4nrer or m `'r >< 2 u 4 M1 rr A W o pry 'S o, fi � /,, o, "CZy po• Me.W'ewPero nnMortuary 10 e d Wn Deacon Fay SOS= W as 4 U � a'g okra w O Q W D] i� 5„ nd Balboalsland aaibua me- �'..... U Sen JOaaain Hrlls lid "JO"aui"s a Rd BiMN.an[I FPnY • ;:.: 4. �, PNrM hien i �.i t�., .i), �Pdy q0 ` !./SNS\S Sp S 9 P¢ q p e fret' � Sa9"e BNlbos l'un Zone a P� p�'�a BPF Jasmine s q & Way "'e"Perk PNH�A .0 Balboa Inn+ SITE �.b9Le (°� SdM1el CSr.Nop peN` larbor Island Pe tea°\ r 4 E 0 Pe 9 A �p a"%wa a9Lp 4 fT` P a�W Harbor 4ay 9y" bP'` u Q n lsladd Reach &d r'apv s°''eQ �n R is $aCg` yy C) pl- 1He VJlas Ni a , Hill Beson Balboa Reach ARCHITECT ERIC AUST ARCHITECT 62 BALBOA COVES, NEWPORT BEACH, CA 92663 TEL: (949) 637-5220 BASIS OF BEARINGS BEING THE WESTERLY PROPERTY LINE SHOWN ON PARCEL J, PMB 16/37 AS N 19'57'47" E. F Ruck Gully Arch Rack VICINITY MAP NOT TO SCALE CIVIL ENGINEER TOAL ENGINEERING, INC. 139 AVENIDA NAVARRO SAN CLEMENTE, CA 92672 TEL: (949) 492-8586 FAX: (949) 498-8625 www.toalengineering.com BENCH MARK VI.JOM IV61-9-/ I ELEV=7.828 NAVD88 DATUM, 1989 ADJ. G 4 Andrea O` SURVEYOR FIELD SURVEY DATED 5/12/16 BY TOAL ENGINEERING, INC. SOILS ENGINEER R MCCARTHY CONSULTING,INC. 23 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 TEL: (949) 629-2539 SECTION 4216/4217 OF THE GOVERNMENT CODE REQUIRES A DIGALERT IDENTIFlCATION NUMBER BE ISSUED BEFORE A 'PERMIT TO EXCAVATE' WILL BE VALID. FOR YOUR DIGALERT I.D. NUMBER CALL UNDERGROUND SERVICE ALERT TOLL FREE 1-800-422-4133 TWO WORKING DAYS BEFORE YOU DIG. B w 0 }m i■ T U q D- yoM'hf nrhu' rn e e 1,16 o a a�"yam W o pry 'S o, fi � /,, o, "CZy po• 4 Andrea O` SURVEYOR FIELD SURVEY DATED 5/12/16 BY TOAL ENGINEERING, INC. SOILS ENGINEER R MCCARTHY CONSULTING,INC. 23 CORPORATE PLAZA, SUITE 150 NEWPORT BEACH, CA 92660 TEL: (949) 629-2539 SECTION 4216/4217 OF THE GOVERNMENT CODE REQUIRES A DIGALERT IDENTIFlCATION NUMBER BE ISSUED BEFORE A 'PERMIT TO EXCAVATE' WILL BE VALID. FOR YOUR DIGALERT I.D. NUMBER CALL UNDERGROUND SERVICE ALERT TOLL FREE 1-800-422-4133 TWO WORKING DAYS BEFORE YOU DIG. B w 0 }m i■ T U H. SCALE: N/A D- Z DRN.: O.R. DWG. NO. C_01 , co 3 W o W z CnLd 21 j J Ld W m U w O Q Q D] w M CV 04 DATE: 6/15/17 H. SCALE: N/A SURVEY DATE: 5-12-16 V. SCALE: N/A DRN.: O.R. DWG. NO. C_01 CHD.: A.T. APPD.: A.T. JOB NO. 16088 SHEET 1 OF 7 21 A I B C I D E I F G LEGEND SCOPE OF WORK CONCRETE PAVING THE EXISTING HOUSE IS BEING REMOVED AND A NEW HOUSE BEING CONSTRUCTED IN ITS D ASPHALT CEMENT (PROPOSED) PLACE. ADDITIONALLY, NEW DRIVEWAY AND ENTRY WALKWAY WILL BE CONSTRUCTED, ALONG WITH A NEW DRAINAGE SYSTEM TO COLLECT RUN OFF FROM THE DOWNSPOUTS AND SURFACE AREAS AROUND THE NEW BUILDING. THE EXISTING HARDSCAPE AND A PORTION OF THE --(100)-- CONTOUR (EXISTING) EXISTING WALLS WILL BE REMOVED. _100- CONTOUR (PROPOSED) 1 100.00 SPOT ELEVATION (PROPOSED) NOTE TO CONTRACTOR: 100.00 SPOT ELEVATION (MATCH EXISTING) CIVIL ENGINEER OF RECORD APPROVAL REQUIRED PRIOR TO ==4"== PROPOSED DRAIN LINE BACKFILL OF ALL DRAIN PIPES, CONTACT CIVIL ENGINEER TO --FM-- PROPOSED FORCE MAIN FIELD VERIFY LOCATION, SIZE, AND DEPTH OF DRAIN SYSTEM. PROPOSED BEARING/RETAINING WALL 0 8 16 PROPOSED SCREEN WALL SCALE: 1/8"= 1'-0" PROPOSED RETAINING WALL e ts' I Roof 06 I 50' 0 I I fa• fa•I a, k6.0 0% 8g1 2 tr�o9 �3 Lp o L+ �' o0 9•� olche p I 5 a°oh B Se g' �Seet°te ' • �ry^ ooh C-03 �,'�, T Existing residrT a it.• .fidI N PARCEL I �9s¢ fb<esr°f RECONSTRUGTt1 7 859v 15� 128 1g. 110 10, - 1091 n 11 ° EXISTING LOW . ° ... 'JINV>�a 9 co �: o �- i T c9 ° P.L. WALL. �� 4 S .1� ^, o ° ° X04 ^. �� 'rn�' �,n o ° 40 ° 19.68 Deck. ° C o c' y, ,12.30°� ° �� ° 4° 0• S=1%- 9.38 t FS 1� ° a' N 195047" E 80.0.1--- `- h°20 '10 7 1. 1c 95. "' FS° •3 b°1• ° ,age"• ,1.i r �_ ' �T� r 2% .g2o ec � 8.50 11.67 9.6 9.38 9• " 11 0 s r, ,,"10' 5 . 11` 0e°K of 2 FS FS 7 INV:3 :I 4 A5 INV,3 ZG I 14.37'TW "' I 1 INV 8 eS ExlStln reSldenl'@'0 4 7 9:60 9 50 �9. I 8A O 1. f l� 11' 3 m� h g v+ o FS b` r g� ° OUTLET 12 Q 9. O 00.67 TF ,:PL In bg7, I / iY� it 2%;a \ 12 CONNECT �� c l .:: S t 1d� O Lr` a o ° 3 I; ` Us. P.L. ° DOWNSPOUT ONTO Io� i 6 , MIN. '•: �0 / ° ,.. ! DOWNSPOUT TO2 ' N o HARDSCAPE W DRAINAGE SYSTEM PARCEL J 11 40 TG ' I' 2 r f PMB 16/37 1a 1a o �= r Q 6 10251'IN ,;,b �, L i c ts>Q I h% �:5� 3° 9.44 ti.1A LLI i. ° 3rii; I } S?ll. �!! � '11i \„ r _/ O 3X N• ,,, �'€,�.. FF=11_:75 11 FF=10 00 s.75 1.5% 9.,45' o'. FS' I ° V° oo� ,7- S ' T SLAB 9T' SLAB o 4% 9% gti m T/SLAB=1=1:58 T/SLAB 9.$3 �)► A ��.22 GARAGE 3 C-03 -14:37 BTW- ,� °, b y, i,, �.I 3 PAID =10'24 ' . °° ° ° 'F`A�® 8-49 1a ao 0 0 o A " Q ;I' a1 , . > s+. e/° T/SLAB=9.45 z c -o3 . 10.67 TF t v 2 ;,1 I' 27. ° 9� 1 20 ° 1 1 PAD=8.1 1 1 e P O °Nc °g30 6 m Q S F5 Y; c Z1n .,. •; 17. 2 1.67 K. °11.67 0 2 / 7 c =' g J I 1 a . au r. 4 �: �, S `1P.8% o Z" ° -°' - S=1 %_ =L,' o �.0' W p °° �1, '� 21 tiny r.. .BBQ II (k6 S� I 5 11 ; ...� , ,� : J� - - 9Trr �T.� �T� T CFS �+-.. ,.►, y. rrS .CrS/11 156 �• ' p0 r / h� o� h� ^I! / N 19%5'026" 80.01 ° 5=1�%T �> 9.3 9T96�-�9 9. M1r2% ° �, g N U7 1_z �°�i >>� P.L. _oz �. o�iri. �9'' q'0 501 5` INV'" ` I= `° rn �`m6ST` 159y15 10 ? 52j FES ° ,I6?� I 00 Existing re 1 .'0U.TL1ET `z3 �n9 B 2 PARCEL K coc DOWNSPOUT�OI&% �o' c' a0°1h 1 C-03 �?,oi a e ^'- HARDSCAPE 1. �e �• gfPa Seo�Ct\e, c Ivi uDf 1t heyo g,1 9• I I I 1j. 4 t5' CITY OF NEWPORT BEACH NOTES CONSTRUCTION NOTES ADDITIONAL NOTES 10- CONSTRUCT CONCRETE DRIVEWAY PER CITY STANDARD STD -160 -L -C. SEE DETAIL ON SHEET C-03. 1. ALL ROOFS SHALL BE GUTTERED AND DOWNSPOUTS SHALL BE CONNECTED A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED (�)_ CONSTRUCT CONCRETE HARDSCAPE. SEE DETAIL ON SHEET C-03. TO DRAINAGE SYSTEM UNLESS NOTED OTHERWISE. BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC 3o- CONSTRUCT INFILTRATION TRENCH PER DETAIL ON SHEET C-03. LENGTH = 20', WIDTH =1', DEPTH=1' 2. PAD ELEVATIONS ARE BASED ON 12" MAT SLAB OVER 15 MIL VAPOR IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK,4� INSTALL 4" DIA. SCHEDULE 40 PVC PIPE DRAIN SYSTEM. (ASTM D1785) BARRIER OVER 4" OF CLEAN GRAVEL PER SOILS REPORT. "' CONTRACTOR CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, TO VERIFY PAD W/ STRUCTURAL PLANS PRIOR TO GRADING. IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH 50- INSTALL 6" DECK DRAIN NDS TYPE 40 W/ RISER & ADAPTOR OR EQUAL AND DETAIL ON SHEET C-03. WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOXINSTALL 3" WIDE MINI CHANNEL DRAIN (NDS 500) W/ GRATE (NDS 5526) OR EQUAL. 3. WHERE EXTERIOR/INTERIOR UTILITY TRENCHES ARE PROPOSED IN A AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE DIRECTION THAT PARALLELS ANY BUILDING FOOTING, THE BOTTOM OF THESE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID 7o- INSTALL 3" DIA SCHEDULE 40 PVC DRAIN PIPE SYSTEM. (ASTM D1785) TRENCHES SHALL NOT EXTEND BELOW A 1:1 PLANE PROJECTED DOWNWARD DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THEFROM THE BOTTOM EDGE OF FOOTING. WHERE THIS OCCURS, ADJACENT DISCRETION OF THE PUBLIC WORKS INSPECTOR. INSTALL 18" SQUARE PRECAST CONCRETE BOX (BROOK PRODUCTS DB -181) WITH PARKWAY STEEL FOOTING SHALL BE DEEPENED OR UTILITY CONSTRUCTED & BACKFILLED COVER AND SHALLOW DEPTH KRISTAR FLOGARDO CATCH BASIN FILTER INSERT (MODEL #FGP-18F) PRIOR TO CONSTRUCTION. �A CITY ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD PRIVATE INSTALLED PER MANUFACTURER'S RECOMMENDATIONS. IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. ALL NON-STANDARD IMPROVEMENTS SHALL 4. FOR FOOTING AND FOUNDATION DESIGN SEE STRUCTURAL PLANS. 5 COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18. � INSTALL FLOGARD TRENCH DRAIN AND FILTER FG-TDOF3. SEE DETAIL ON SHEET C-03. AN APPROVED CITY OF NEWPORT BEACH ENCROACHMENT PERMIT IS REQUIRED FOR 5. RETAINING WALLS UNDER SEPARATE PLAN & PERMIT. ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY. 10 DEEPEN CONCRETE EDGE PER DETAIL ON SHEET C-03. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR 11 OUTLET 3"0 THROUGH EXISTING 6" CURB FACE PER NEWPORT BEACH STD -184-L. 6. PER THE SOILS REPORT, TEMPORARY CUTS FOR GRADING: 1:1 TEMPORARY OFFSETS BEFORE STARTING GRADING. CUTS A MAX OF 4' DEEP ARE ALLOWED. SLURRY CHANNELS ALONG (j2 --CONNECT DOWNSPOUT TO DRAINAGE SYSTEM UNLESS NOTED OTHERWISE. SIDEYARD ARE REQUIRED. SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE OFFICE 7. PER THE SOILS REPORT, NEAR SURFACE SOILS WERE FOUND TO HAVE A OF THE COUNTY SURVEYOR. EVIDENCE OF FILING SHALL BE SUBMITTED TO DISPOSITION NOTES MODERATE EXPOSURE TO SULFATE. TYPE V CEMENT WITH A WATER -CEMENT BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION. RATIO OF 0.5 PERCENT AND MINIMUM COMPRESSIVE STRENGTH OF 4,000 PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR A LICENSED 1� NSED � REMOVE PORTION OF EXISTING WALL. EXISTING WALL TO REMAIN. PROTECT IN PLACE. PSI IS RECOMMENDED FOR ONSITE CONCRETE, HOWEVER, STRUCTURAL ALL WORK RELATED TO DOMESTIC WATER IN THE PUBLIC RIGHT SHALL BE REQUIREMENTS MAY NECESSITATE THE USE OF A HIGHER STRENGTH GENERAL ENGINEERING CONTRACTOR. E�- EXISTING DRIVE APPROACH AND CURB CUT TO REMAIN. PROTECT IN PLACE. CONCRETE. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE E�-EXISTING SIDEWALK TO REMAIN. PROTECT IN PLACE. 8. ALL RECOMMENDATIONS IN THE PROJECT SOILS REPORT PREPARED BY PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR A LICENSED RMCCARTHY CONSULTING, INC. (DATED FEB 28, 2017; FILE NO. 8144-00) GENERAL ENGINEERING CONTRACTOR. ARE CONSIDERED A PART OF THESE PLANS. BENCHMARK NOTE: 8� ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELEIVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND OCSBM NB7-5-70 RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU ELEV=33.262 SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY 6 NAVD88 DATUM, 1992 ADJ. CONSTRUCTION AUTHORIZED BY THIS PERMIT. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT CC&R'S NOTE: PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. THE EFFECTS OF CC&R'S IF ANY, ARE NOT SHOWN HEREON. A B C D E F G H PLANS PREPARED BY: • DS DOWNSPOUT L FF FINISH FLOOR ENGINEERING, INC. FG FINISH GRADE � O FL OR FL FLOW LINE - FS FINISH SURFACE GFF GARAGE FINISH FLOOR INV INVERT CIVIL ENGINEERING LAND SURVEYING P.L. OR It PROPERTY LINE STORMWATER QUALITY R.O.W. OR R/W RIGHT OF WAY 139 Avenida Navarro TC TOP OF CURB San Clemente, CA 92672 949.492. ssss TF TOP OF FOOTING www.toalengineering.com TG TOP OF GRATE TW TOP OF WALL A SECTION LETTER ES51 10 SHEET NUMBER ytiQOPu L• t c� No. 59275 �T9TP OFpCA-NFOw I ADAM L. TOAL I R.C.E. 59275 DATE: PREPARED FOR: ARRACHE RESIDENCE 1223 E. BALBOA BLVD. NEWPORT BEACH, CA 92663 949-637-5220 a N z 0 N w Z H. SCALE: N/A � V. SCALE: N/A g DWG. NO. l� L C-02 _ O2 m APPD.: A.T. JOB NO. 16088 SHEET 1 2 OF 7 U (7 0 LLI L z Ld N C) m Z Ld j J 2 m U QU m m U LIJ Lli M N N DATE: 6/15/17 H. SCALE: N/A SURVEY DATE: 5-12-16 V. SCALE: N/A DRN.: O.R. DWG. NO. l� L C-02 _ O2 CHD.: A.T. APPD.: A.T. JOB NO. 16088 SHEET 1 2 OF 7 H 122 2 M A I B EARTH. REMOVABLE CAP - FOR PERIODIC MAINTENANCE. CONCRETE CURB. SIDEWALK. CONCRETE TRENCH DRAIN. (SHOWN) PAVEMENT. 4 11 NOTES: 1. Filter insert shall have a high flow bypass feature. 2. Filter outlet adapter shall be constructed from stainless steel Type 304. Alternate outlet adaptor for shallow installations shall be PVC SCH-40. See detail B, sheet 2 of 2. 3. Filter medium shall be Fossil Rock T"', installed and maintained in accordance with manufacturer specifications. 4. Storage capacity reflects 80% of maximum solids collection prior to impeding filtering bypass. 5. For alternate outlet adapter configurations used for extremely shallow trench drains contact Oldcastle Stormwater Solutions for engineering assistance. 6. Filter element should be a minimum of one half the length of trench. Confirm flow rate upon order. R®Gard®0 ldcastle° Stormwater Solutions �9215oulhpark Plaza, Suite 2001 Littleton, CO 1801201 Ph:800.579.88191 oldcasllestormwalercom Catch Basin Insert Filter THIS DOCUMENT IS THE PROPERTY OFOLOCASTLE PRECAST, INC. IT IS SUBMITTED FOR REFERENCE PURPOSES ONLY AND SHALL NOT BE USED IN ANY WAY INJURIOUS TO THE INTERESTS OF SAID COMPANY. COPVRIGHTO 2010 OLOCASTLE PRECAST, INC. ALL RIGHTS RESERVED. Intel Trench Drain Style DRAWING N0. REv Eco ECO -0127 DATE Filtration FG -LP -0002 G JPR 5/18/15 JPR 2/21/07 SHEET 1 OF 2 DETAIL CHANNEL DRAIN WITH FILTER INSERT NOT TO SCALE 4 FINISH SURFACE DRIVEWAYS 18" SQ. CONCRETE CATCH BASIN"/' Gy 98 /� \\ \ \��4f OUTLET. WITH PARKWAY STEEL COVERS WITH 4" BROOKS PRODUCT 1818CB B VAS o°D o° ° /�// RUBBER GASKET \\' D INSTALLED PER MANUFACTURER'S RECOMMENDATIONS MATERIAL. ° co D MAX. SAWCUT OR COLD JT. Sit% 10 OUTLET ADAPTOR SPACING NCHTION & BYPASS WEIR. 0- j J DETAIL 5 $ FILTER ELEMENT SHEATHED IN GEOTEXTILE (n NOT TO SCALE SLEEVE. z it m Q O m U FOSSIL ROCKTM ABSORBENT POUCHES. NOTES: 1. Filter insert shall have a high flow bypass feature. 2. Filter outlet adapter shall be constructed from stainless steel Type 304. Alternate outlet adaptor for shallow installations shall be PVC SCH-40. See detail B, sheet 2 of 2. 3. Filter medium shall be Fossil Rock T"', installed and maintained in accordance with manufacturer specifications. 4. Storage capacity reflects 80% of maximum solids collection prior to impeding filtering bypass. 5. For alternate outlet adapter configurations used for extremely shallow trench drains contact Oldcastle Stormwater Solutions for engineering assistance. 6. Filter element should be a minimum of one half the length of trench. Confirm flow rate upon order. R®Gard®0 ldcastle° Stormwater Solutions �9215oulhpark Plaza, Suite 2001 Littleton, CO 1801201 Ph:800.579.88191 oldcasllestormwalercom Catch Basin Insert Filter THIS DOCUMENT IS THE PROPERTY OFOLOCASTLE PRECAST, INC. IT IS SUBMITTED FOR REFERENCE PURPOSES ONLY AND SHALL NOT BE USED IN ANY WAY INJURIOUS TO THE INTERESTS OF SAID COMPANY. COPVRIGHTO 2010 OLOCASTLE PRECAST, INC. ALL RIGHTS RESERVED. Intel Trench Drain Style DRAWING N0. REv Eco ECO -0127 DATE Filtration FG -LP -0002 G JPR 5/18/15 JPR 2/21/07 SHEET 1 OF 2 DETAIL CHANNEL DRAIN WITH FILTER INSERT NOT TO SCALE 4 FINISH SURFACE DRIVEWAYS 18" SQ. CONCRETE CATCH BASIN"/' Gy 98 /� \\ \ \��4f ............... . =�Yr�Yr�Yr�Yr�Yr�Yr�Yr�Yr�Yr�Yr�Yr�Yr�Yr�Yr�Yr�Yr WITH PARKWAY STEEL COVERS WITH 4" BROOKS PRODUCT 1818CB B MIN. N/A SHALLOW DEPTH FLOGARD® CATCH BASIN C FILTER INSERT (MODEL #FGP-18F) #4®18" INSTALLED PER MANUFACTURER'S RECOMMENDATIONS w E.W.) co 3: D MAX. SAWCUT OR COLD JT. Sit% 10 TO INFITR SPACING NCHTION OUTLET PIPE 0- j J DETAIL 5 $ 10 CATCH BASIN FILTER INSERT (n NOT TO SCALE FG (PER PLAN) FINISH SURFACE (PER PLAN) 12" MIN OF 8" BELOW LOWEST ADJACENT GRADE. 6 W-18" PER SOILS REPORT DETAIL 10 DEEPENED CONCRETE EDGE NOT TO SCALE A I B C I D 30 20 10 N E I F H I I _ I I TO I`I I —2% Off/ /h)/p _ in4' OVEREXCAVATION/RECOMPACTION M 1:1 MAX TEMP CUT N I BELOW EXISTING GRADE UNDER I PER SOILS REPORT BUILDING-FOUNDATION-WITH-MIRAFI (NP) 50OX GEOFABRIC PLACED OVER EXPOSED SOIL PER SOILS REPORT PERMEABLE SOILS UNDER RECOMMENDATIONS. INFILTRATION TRENCH. A SECTION SCALE: 1/8" = V -0 - SECTION NOTES: 1. ACTUAL LIMITS OF EXCAVATION TO BE DETERMINED IN THE FIELD BY THE SOILS ENGINEER. 2. FOR FOOTING AND FOUNDATION PLANS, SEE STRUCTURAL DRAWINGS. CONSTRUCTION NOTES CONSTRUCT CONCRETE DRIVEWAY PER CITY STANDARD STD -160 -L -C. SEE DETAIL ON SHEET C-03. CONSTRUCT CONCRETE HARDSCAPE. SEE DETAIL ON SHEET C-03. 3�CONSTRUCT INFILTRATION TRENCH PER DETAIL ON SHEET C-03. LENGTH = 20', WIDTH =1', DEPTH=1' 4�INSTALL 4" DIA. SCHEDULE 40 PVC PIPE DRAIN SYSTEM. (ASTM D1785) INSTALL 6" DECK DRAIN NDS TYPE 40 W/ RISER & ADAPTOR OR EQUAL AND DETAIL ON SHEET C-03. INSTALL 3" WIDE MINI CHANNEL DRAIN (NDS 500) W/ GRATE (NDS 552B) OR EQUAL. INSTALL 3" DIA SCHEDULE 40 PVC DRAIN PIPE SYSTEM. (ASTM D1785) S�INSTALL 18" SQUARE PRECAST CONCRETE BOX (BROOK PRODUCTS DB -181) WITH PARKWAY STEEL COVER AND SHALLOW DEPTH KRISTAR FLOGARDO CATCH BASIN FILTER INSERT (MODEL #FGP-18F) INSTALLED PER MANUFACTURER'S RECOMMENDATIONS. 9o- INSTALL FLOGARD TRENCH DRAIN AND FILTER FG-TDOF3. SEE DETAIL ON SHEET C-03. 10 DEEPEN CONCRETE EDGE PER DETAIL ON SHEET C-03. 11 OUTLET 3"0 THROUGH EXISTING 6" CURB FACE PER NEWPORT BEACH STD -184-L. 12 CONNECT DOWNSPOUT TO DRAINAGE SYSTEM UNLESS NOTED OTHERWISE. NOTES: 1. THIS DETAIL IS FOR REFERENCE ONLY TO SURFACE TEXTURE, TILE, ILLUSTRATE SOILS REPORT REQUIREMENTS. PAVERS, ETC. PER HARDSCAPE DESIGN BY OTHERS. LANDSCAPE PLANS 2. SEE SOILS REPORT FOR OVEREXCAVATION AND SUBGRADE PREPARATION REQUIREMENTS. © ❑D ❑A r© SEE SOILS REPORT FOR SUBGRADE REQUIREMENTS V DRIVEWAYS HARDSCAPE ............... . =�Yr�Yr�Yr�Yr�Yr�Yr�Yr�Yr�Yr�Yr�Yr�Yr�Yr�Yr�Yr�Yr ❑A r© SEE SOILS REPORT FOR SUBGRADE REQUIREMENTS DETAIL TYPICAL DRIVEWAY / HARDSCAPE S PER SOILS REPORT BY RMCCARTHY CONSULTING, INC. NOT TO SCALE C I D 30 20 10 0 Y4" CRUSHED ROCK GEOTEXTILE FILTER FABRIC — (LAP 12" 0 TOP) 4" DIA. PERFORATED PIPE (PERFORATIONS DOWN) GROUNDWATER LEVEL PER SOILS REPORT ELEVATION OF 45— SLURRY .5' SLURRY CHANNEL PER SOILS REPORT FENCE PER ARCH PLANS I - SLURRY CHANNEL PER SOILS REPORT 4' OVEREXCAVATION/RECOMPACTION GROUNDWATER -LE -VEL -PER -SOILS— BELOW -EXISTING -GRADE -UNDER REPORT ELEVATION OF 4.5' BUILDING FOUNDATION WITH MIRAFI 50OX GEOFABRIC PLACED OVER EXPOSED SOIL PER SOILS REPORT RECOMMENDATIONS. B SECTION SCALE: 1/8" = 1'-0" E I F 5,, -- PERMEABLE SOILS UNDER tDO o INFILTRATION TRENCH. N 3 DETAIL INFILTRATION TRENCH SCALE: 1'=2' G GROUNDWATER LEVEL -4.5' ELEVATION I PLANS PREPARED BY: L ENGINEERING, INC. OA O CIVIL ENGINEERING LAND SURVEYING STORMWATER QUALITY 139 Avenida Navarro San Clemente, CA 92672 9 4 9. 4 9 2. 8 5 8 6 www.toalengineefing.com 10 ~ No. 59275 sT CIVIL �P 9TP OF CAL\10 0 ADAM L. TOAL R.C.E. 59275 DATE: PREPARED FOR: ARRACHE RESIDENCE 1223 E. BALBOA BLVD. NEWPORT BEACH, CA 92663 30 949-637-5220 n i 20 1 1 1 1 1 1 1 1> V DRIVEWAYS HARDSCAPE A MIN. SLAB THICKNESS 4" 4" B MIN. AGG. BASE THICKNESS N/A N/A C MIN. REINFORCEMENT (O.C. / #4®18" #4®18" w E.W.) co 3: D MAX. SAWCUT OR COLD JT. 10 10 LLI SPACING DETAIL TYPICAL DRIVEWAY / HARDSCAPE S PER SOILS REPORT BY RMCCARTHY CONSULTING, INC. NOT TO SCALE C I D 30 20 10 0 Y4" CRUSHED ROCK GEOTEXTILE FILTER FABRIC — (LAP 12" 0 TOP) 4" DIA. PERFORATED PIPE (PERFORATIONS DOWN) GROUNDWATER LEVEL PER SOILS REPORT ELEVATION OF 45— SLURRY .5' SLURRY CHANNEL PER SOILS REPORT FENCE PER ARCH PLANS I - SLURRY CHANNEL PER SOILS REPORT 4' OVEREXCAVATION/RECOMPACTION GROUNDWATER -LE -VEL -PER -SOILS— BELOW -EXISTING -GRADE -UNDER REPORT ELEVATION OF 4.5' BUILDING FOUNDATION WITH MIRAFI 50OX GEOFABRIC PLACED OVER EXPOSED SOIL PER SOILS REPORT RECOMMENDATIONS. B SECTION SCALE: 1/8" = 1'-0" E I F 5,, -- PERMEABLE SOILS UNDER tDO o INFILTRATION TRENCH. N 3 DETAIL INFILTRATION TRENCH SCALE: 1'=2' G GROUNDWATER LEVEL -4.5' ELEVATION I PLANS PREPARED BY: L ENGINEERING, INC. OA O CIVIL ENGINEERING LAND SURVEYING STORMWATER QUALITY 139 Avenida Navarro San Clemente, CA 92672 9 4 9. 4 9 2. 8 5 8 6 www.toalengineefing.com 10 ~ No. 59275 sT CIVIL �P 9TP OF CAL\10 0 ADAM L. TOAL R.C.E. 59275 DATE: PREPARED FOR: ARRACHE RESIDENCE 1223 E. BALBOA BLVD. NEWPORT BEACH, CA 92663 30 949-637-5220 n i 20 1 1 1 1 1 1 1 1> C N z 0 N > W CIE V SURVEY DATE: 5-12-16 _ DRN.: O.R. J CHD.: A.T. APPD.: A.T. IL Q OF 7 m U W M � 0 w co 3: MM Ld Z LLI a 0- j J W 0 10 U (n z it m Q O m U w } W N In C N z 0 N > W CIE V) N DATE: 6/15/17 V SURVEY DATE: 5-12-16 _ DRN.: O.R. J CHD.: A.T. APPD.: A.T. JOB NO. 16088 Q OF 7 m U W M � 0 W co 3: MM Ld Z LLI ZQ 0- j J W m U (n z it m Q O m U w W N V) N DATE: 6/15/17 H. SCALE: N/A SURVEY DATE: 5-12-16 V. SCALE: N/A DRN.: O.R. DWG. NO. l� C-03 _ O3 CHD.: A.T. APPD.: A.T. JOB NO. 16088 SHEET 3 OF 7 2� A 2 M 4 0 ti 15 15, C YEAR-ROUND BMP REQUIREMENTS 1. WHERE APPROPRIATE, SEDIMENT CONTROL BMPs SHALL BE IMPLEMENTED AT THE SITE PERIMETER, AT ALL OPERATIONAL STORM DRAIN INLETS, AND AT ALL NON—ACTIVE SLOPES, TO PROVIDE SUFFICIENT PROTECTION FROM STORMS. 2. WIND EROSION BMPs (DUST CONTROL) SHALL BE IMPLEMENTED AND MAINTAINED. 5 3. BMPs TO CONTROL OFF—SITE SEDIMENT TRACKING SHALL BE IMPLEMENTED AND MAINTAINED. 4. APPROPRIATE WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER BY WASTES AND CONSTRUCTION MATERIALS. 5. APPROPRIATE NON—STORM WATER BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER FROM CONSTRUCTION ACTIVITIES. 6. ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPs (TEMPORARY OR PERMANENT) SHALL BE INSTALLED AND ESTABLISHED AS SOON AS PRACTICAL FOR ALL COMPLETED SLOPES OR SLOPES IN NON—ACTIVE AREAS. THESE BMPs MUST BE MAINTAINED THROUGHOUT THE YEAR. IF A SELECTED BMP FAILS, IT MUST BE REPAIRED AND IMPROVED, OR REPLACED WITH AN ACCEPTABLE ALTERNATE AS SOON AS IT IS SAFE TO DO SO. THE FAILURE OF A BMP MAY INDICATE THAT THE BMP, AS INSTALLED, WAS NOT ADEQUATE FOR THE CIRCUMSTANCES IN WHICH IT WAS USED. REPAIRS OR REPLACEMENTS MUST RESULT IN A MORE ROBUST BMP, OR ADDITIONAL BMPs SHOULD BE INSTALLED TO PROVIDE ADEQUATE PROTECTION. 7. A DISTURBED AREA THAT IS NOT COMPLETED, BY THAT IS NOT BEING ACTIVELY GRADED (NON—ACTIVE AREA), SHALL BE FULLY PROTECTED FROM EROSION WITH TEMPORARY OR PERMANENT BMPs (EROSION AND SEDIMENT CONTROL). THE ABILITY TO DEPLOY STANDBY BMP MATERIALS IS NOT SUFFICIENT FOR THESE AREAS. EROSION AND SEDIMENT CONTROL BMPs MUST ACTUALLY BE DEPLOYED. THIS INCLUDES ALL BUILDING PADS, UNFINISHED ROADS, AND SLOPES. 8. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENT CONTROL BMPs NECESSARY TO COMPLETELY 6 PROTECT THE EXPOSED PORTIONS OF THE SITE FROM EROSION AND TO PREVENT SEDIMENT DISCHARGES SHALL BE STORED ON—SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROM EROSION USING PERMANENT PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPs ARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF THIS REQUIREMENT. 9. THERE SHALL BE A "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO DEPLOY STANDBY SEDIMENT CONTROL BMPs AS NEEDED TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE WITHIN 48 HOURS OF A PREDICTED STORM EVENT (A PREDICTED STORM IS DEFINED AS A FORECASTED, 50% CHANCE OF RAIN). 10. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BE ADEQUATELY PROTECTED BY DEPLOYING STANDBY EROSION CONTROL AND SEDIMENT CONTROL BMPs PRIOR TO A PREDICTED RAINSTORM. 7 E O 0 8 16 SCALE: 1/8"= 1'-0" F NOTE: BMPs SHOWN BELOW ARE TO BE IMPLEMENTED/USED ON THIS PROJECT. 50, 50' EROSION CONTROL BMPs .�4 e °o J2.3 �3 FS ° Z° SE -7 ' 0'I 14.371 .>10.67.1 CONTAINERS AND COVERED FROM RAIN AND WIND. ° W 1Z SURROUND INLETS WITH GRAVEL BAGS OR COVER EXPOSED RISERS WITH FILTER a 1R STORM DRAIN INLET PROTECTION ? LTJ I " e U� e e 0. e 14.37 d 10.67 1 ;moo V) e WM-3 e SOIL AND CONSTRUCTION MATERIAL STOCKPILES, IF PRESENT, SHALL BE SURROUNDED APPLIES TO ALL CONCRETE CONSTRUCTION. w ��56 6 S APPLIES TO ALL CONCRETE CONSTRUCTION. BY A TEMPORARY BARRIER AND COVERED. 1 5eo(ohel 15 15, C YEAR-ROUND BMP REQUIREMENTS 1. WHERE APPROPRIATE, SEDIMENT CONTROL BMPs SHALL BE IMPLEMENTED AT THE SITE PERIMETER, AT ALL OPERATIONAL STORM DRAIN INLETS, AND AT ALL NON—ACTIVE SLOPES, TO PROVIDE SUFFICIENT PROTECTION FROM STORMS. 2. WIND EROSION BMPs (DUST CONTROL) SHALL BE IMPLEMENTED AND MAINTAINED. 5 3. BMPs TO CONTROL OFF—SITE SEDIMENT TRACKING SHALL BE IMPLEMENTED AND MAINTAINED. 4. APPROPRIATE WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER BY WASTES AND CONSTRUCTION MATERIALS. 5. APPROPRIATE NON—STORM WATER BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER FROM CONSTRUCTION ACTIVITIES. 6. ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPs (TEMPORARY OR PERMANENT) SHALL BE INSTALLED AND ESTABLISHED AS SOON AS PRACTICAL FOR ALL COMPLETED SLOPES OR SLOPES IN NON—ACTIVE AREAS. THESE BMPs MUST BE MAINTAINED THROUGHOUT THE YEAR. IF A SELECTED BMP FAILS, IT MUST BE REPAIRED AND IMPROVED, OR REPLACED WITH AN ACCEPTABLE ALTERNATE AS SOON AS IT IS SAFE TO DO SO. THE FAILURE OF A BMP MAY INDICATE THAT THE BMP, AS INSTALLED, WAS NOT ADEQUATE FOR THE CIRCUMSTANCES IN WHICH IT WAS USED. REPAIRS OR REPLACEMENTS MUST RESULT IN A MORE ROBUST BMP, OR ADDITIONAL BMPs SHOULD BE INSTALLED TO PROVIDE ADEQUATE PROTECTION. 7. A DISTURBED AREA THAT IS NOT COMPLETED, BY THAT IS NOT BEING ACTIVELY GRADED (NON—ACTIVE AREA), SHALL BE FULLY PROTECTED FROM EROSION WITH TEMPORARY OR PERMANENT BMPs (EROSION AND SEDIMENT CONTROL). THE ABILITY TO DEPLOY STANDBY BMP MATERIALS IS NOT SUFFICIENT FOR THESE AREAS. EROSION AND SEDIMENT CONTROL BMPs MUST ACTUALLY BE DEPLOYED. THIS INCLUDES ALL BUILDING PADS, UNFINISHED ROADS, AND SLOPES. 8. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENT CONTROL BMPs NECESSARY TO COMPLETELY 6 PROTECT THE EXPOSED PORTIONS OF THE SITE FROM EROSION AND TO PREVENT SEDIMENT DISCHARGES SHALL BE STORED ON—SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROM EROSION USING PERMANENT PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPs ARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF THIS REQUIREMENT. 9. THERE SHALL BE A "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO DEPLOY STANDBY SEDIMENT CONTROL BMPs AS NEEDED TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE WITHIN 48 HOURS OF A PREDICTED STORM EVENT (A PREDICTED STORM IS DEFINED AS A FORECASTED, 50% CHANCE OF RAIN). 10. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BE ADEQUATELY PROTECTED BY DEPLOYING STANDBY EROSION CONTROL AND SEDIMENT CONTROL BMPs PRIOR TO A PREDICTED RAINSTORM. 7 E O 0 8 16 SCALE: 1/8"= 1'-0" F NOTE: BMPs SHOWN BELOW ARE TO BE IMPLEMENTED/USED ON THIS PROJECT. 50, 50' EROSION CONTROL BMPs EC -1 I SCHEDULING SCHEDULE PREPARED BY CONTRACTOR SHALL BE ON—SITE DURING CONSTRUCTION. TEMPORARY SEDIMENT CONTROL SE -6 GRAVEL BAG BERM GRAVEL BAGS SHALL BE PLACED WHERE SHOWN ON PLAN (2 ROWS, 2 BAGS HIGH). SE -7 STREET SWEEPING AND VACUUMING STREET SHALL BE SWEPT OR VACUUMED DAILY AND COLLECTED MATERIAL DISPOSED MATERIAL DELIVERY AND STORAGE CONTAINERS AND COVERED FROM RAIN AND WIND. OF ON—SITE. W WM-2 SURROUND INLETS WITH GRAVEL BAGS OR COVER EXPOSED RISERS WITH FILTER SE -10 STORM DRAIN INLET PROTECTION FABRIC, AS NEEDED. WIND EROSION CONTROL WE -1 WIND EROSION CONTROL r� LJJ ME G H NOTE PLANS PREPARED BY: THE LOCATION AND TYPE OF EROSION AND SEDIMENT CONTROL MEASURES L TO BE USED WILL CHANGE DURING THE COURSE OF CONSTRUCTION. THE CONTRACTOR SHALL IMPLEMENT THE CONTROLS NECESSARY TO PREVENT NON—STORMWATER, SEDIMENT, AND CONTAMINATED RUNOFF DISCHARGES ENGINEERING, INC. FROM THE SITE AT ALL TIMES. U/TN LEGEND xx—x BMP DESIGNATION IN CALIFORNIA CIVIL ENGINEERING STORMWATER BMP HANDBOOK — LAND SURVEYING CONSTRUCTION, LATEST EDITION, STORMWATER QUALITY BY THE CALIFORNIA STORMWATER QUALITY ASSOCIATION. 139 Ave n i da N a v a r r o San Clemente, CA 92672 9 4 9. 4 9 2. 8 5 8 6 GRAVEL BAG BERM SE -6 www.toalengineefing.com �OOOE FIBER ROLL SE -5 Lol PI— ZT � Na 58475 5d a \OF CA1. ADAM L. TOAL R.C.E. 59275 DATE: PREPARED FOR: FTA NCLllil712 RESIDENCE 1223 E. BALBOA BLVD. NEWPORT BEACH, CA 92663 949-637-5220 WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL WM_9 W THE DURATION OF THE PROJECT. NON-STORMWATER MANAGEMENT IF MATERIALS ARE STORED ON SITE, THEY SHALL BE STORED IN ORIGINAL MARKED WATER CONSERVATION PRACTICES U WM-1 MATERIAL DELIVERY AND STORAGE CONTAINERS AND COVERED FROM RAIN AND WIND. W WM-2 MATERIAL USE MATERIALS FOR CONSTRUCTION SHALL BE USED IN ACCORDANCE WITH PRODUCT CONTRACTOR SHALL REPORT ILLICIT CONNECTIONS OR ILLEGALLY DUMPED MATERIALS 2 ILLICIT CONNECTION / DISCHARGE ON SITE TO THE ENGINEER AND THE CITY INSPECTOR AND SHALL TAKE NO FURTHER DIRECTIONS. W NS -7 POTABLE WATER / IRRIGATION EXERCISE CARE DURING CONSTRUCTION TO PREVENT UNINTENDED NON—STORMWATER WM-3 STOCKPILE MANAGEMENT SOIL AND CONSTRUCTION MATERIAL STOCKPILES, IF PRESENT, SHALL BE SURROUNDED APPLIES TO ALL CONCRETE CONSTRUCTION. w CONCRETE FINISHING APPLIES TO ALL CONCRETE CONSTRUCTION. BY A TEMPORARY BARRIER AND COVERED. W AMPLE CLEAN—UP SUPPLIES FOR STORED MATERIALS SHALL BE KEPT ON—SITE. 2 WM-4 SPILL PREVENTION AND CONTROL EMPLOYEES SHALL BE EDUCATED ON THE CLASSIFICATIONS OF SPILLS AND APPROPRIATE RESPONSES. WM-5 SOLID WASTE MANAGEMENT SOLID WASTE FROM CONSTRUCTION ACTIVITIES SHALL BE STORED IN APPROPRIATE Q CONTAINERS. FULL CONTAINERS SHALL BE DISPOSED OF PROPERLY. WATER OR COVER MATERIAL SHALL BE USED TO ALLEVIATE DUST NUISANCE FROM ANY WM-8 CONCRETE WASTE MANAGEMENT AN ON—SITE CONCRETE WASHOUT AREA SHALL, BE CONSTRUCTED, USED, AND DISTURBED AREAS DURING CONSTRUCTION. DISPOSED OF IN A MANNER WHICH MEETS THE REQUIREMENTS OF THE CITY. A I B I C I D I E F G I H Z g O V) O cr L LI w a 0 a w a 0 N Z O N w Lv M CV N DATE: 6/15/17 SANITARY/SEPTIC WASTE ON—SITE FACILITIES SHALL BE PROVIDED AND MAINTAINED BY THE CONTRACTOR FOR WM_9 MANAGEMENT THE DURATION OF THE PROJECT. NON-STORMWATER MANAGEMENT NS -1 WATER CONSERVATION PRACTICES MAINTAIN EQUIPMENT TO PREVENT UNINTENDED NON—STORMWATER DISCHARGES. NS -3 PAVING AND GRINDING OPERATIONS APPLY PERIMETER CONTROLS AND VACUUMING TO PREVENT NON—STORMWATER DISCHARGES. CONTRACTOR SHALL REPORT ILLICIT CONNECTIONS OR ILLEGALLY DUMPED MATERIALS NS -6 ILLICIT CONNECTION / DISCHARGE ON SITE TO THE ENGINEER AND THE CITY INSPECTOR AND SHALL TAKE NO FURTHER ACTION UNTIL DIRECTED. NS -7 POTABLE WATER / IRRIGATION EXERCISE CARE DURING CONSTRUCTION TO PREVENT UNINTENDED NON—STORMWATER DISCHARGES. NS -12 CONCRETE CURING APPLIES TO ALL CONCRETE CONSTRUCTION. NS -13 CONCRETE FINISHING APPLIES TO ALL CONCRETE CONSTRUCTION. G I H Z g O V) O cr L LI w a 0 a w a 0 N Z O N w Lv M CV N DATE: 6/15/17 H. SCALE: N/A SURVEY DATE: 5-12-16 V. SCALE: N/A DRN.: O.R. DWG. NO. C _ O li `t CHID.: A.T. APPD.: A.T. JOB N0. 16088 SHEET 4 OF 7 24 2 4 5 A D C D E F G H February 28, 2017 File No: 814400 February 28, 2017 File No: 814400 February 28, 2017 File No: 814400 February 28, 2017 File No: 814400 Report No: L20170224-1 Report No: 201702241 Report No: ,201702241 Report No: 201702241 Page 10 Page 11 Page 12 Page 13 7. Our calculations indicate that potential settlement due to liquefaction caused by a large 2. Demolition and Clearina SMS (g) encountered during, our investigation were determined to be non -plastic, fine;silty,sands, seismic event are on the, order of/z inch to 3/4 -inch for the upper 10 feet below 0.963 The use of cement mixed in with the compacted fill soil may also be considered for with a very low expansion potential. proposed structure. Grading, foundation and.slab design recommendations are p'rovid'ed Deleterious materials, including those from the demolition, vegetation, organic matter stability of excavation bottoms if water is encountered. 1.0. in consideration of the seismic settlement potential,. and trash; should be removed and disposed of offsite. Subsurface elements of Seismic Design Category 7. Compaction Standard demolished structures should be removed. Agency requirements also apply as Excavations should be replaced with compacted, engineered fill. The horizontal limits of 8. Groundwater was encountered at depths of about 5 to 6 feet below the site P,_Y appropriate. Subsurface elements would' also Include an trench backfills foundations overexcavation should be outlined b the eotechnical engineer based on. grading. and Y 9 9 9 9. The onsite soils are anticipated to be suitable for use as compacted fill. Fill materials p_ P although not generally expected, may be a factor during grading. Tidal effects on 9 9 Y p Y 99. 9 cisterns abandoned utility lines etc. tY foundation plans when these are available for review° however- the overexcavation need P should be laced at above optimum moisture content and compacted under the P P P groundwater levels should be monitored and prepared for throughout the construction not extend beyond the planned building footprint. observation and testing of the soil engineer. The recommended minimum density for time period. Suitable drainage elements need to be installed within excavations and at 3. Subarade Preparation compacted material' is 90 percent of the maximum density as determined by ASTM D retaining structures to mitigate possible transient seepage: Hydrostatic forces should be Removals below significant hardscape improvements such as driveway aprons, patios, 1557-12. accounted for when building below grade structures, `such as swimming_ pools or The site preparation and fill placement should include the following components: and sidewalks should be sufficient to provide a 2 foot thick compacted fill zone. elevators, and adequate waterproofing should be provided insensitive areas. Removal depths of 24 -inches are expected to be adequate in exterior areas; however 8. Temporary Construction Slopes Groundwaterconditions should be addressed in accordance with local ordinances and 1. Placement of slurry channels for lateral support along the side yard property boundary conditions for removals under exterior improvements may be better addressed practices, as well as agency requirements. p 9 Y q lines to allow excavation deeper than 3 feet , when grading within 3 feet of the R (_ 9 9 subse uent to demolition when equipment can ex expose the site materials' for evaluation qP _p OSHA Temporary,slopes ex exposing onsite materials should be cut in accordance with Cal OSHA P -P 9 Cal/ line). and when improvement limits are identified on the plan. Regulations. It is anticipated that the exposed onsite earth material's may be classified 9. The soil materials that were encountered are non -expansive based upon our laboratory P ry 2. Excavation of the on-site materials to a depth of 3.5 feet below the arae and 4 P- garage as Type C'soil and temporary cuts of 1:1 horizontal: vertical may be appropriate p"to Yp P rY ( ) y test results. feet below the house. Light trackpropelled mini -loader type equipment should be used for the grading. heights of 4 feet or less; however, the material exposed in temporary excavations 3. Scarification and compaction of the removal bottom to a depth of 6 -inches: Rubber tire equipmentshall not be used until a stable subgrade is achieved. should be evaluated by the contractor during construction. Dry or running sands may 10. Although the probability of fault rupture across the property is low, ground shaking may 4. Stabilization of'the exposed bottom materials (if necessary). require flatter laybacks. Temporaryconstruction slopes should not be left exposed be strong, during a major earthquake. 9 9 J q 5. Stabilization if required, may, times be accomplished b mixing the exposed q � Y P Y 9 P The depths of overexcavation should be reviewed b the geotechnical engineer or P Y 9- 9 overnight unless approved in writing b the, eotechnical consultant. 9 PP 9 Y 9 subgrade soils with cement or by placement of geofabric and "gravel. geologist during the actual construction. Any surface or subsurface obstructions, or 11. Tsunami potential for this site is considered moderate; although historically such effects P g Y_ 6. Placement of on-site and import fill to design grades, -_- p - - -g 9- questionable material encountered durin grading, should be brought immediately to the q 9g _g,_ g Y In order to accomplish the required radin to depths of 3:5 and 4 feet at expected _ P_grading p - _ p_ have been subdued' In southern California due to topographic protection from distant attention of the, geotechnical engineer for recommendations. horizontal distances of 3 feet from the property line, the excavation areas along the seismic events and the rarity of significant offshore earthquakes. Excavations should be made to remove any soils disturbed by demolition, property lines will require _enhancement by constructing placement of sand -cement undocumented fill and surficial materials where encountered within the planned building 4. Fill Soils slurry "beams" parallel to the property lines. The existing soil should be thoroughly 12. Adverse surface discharge onto or off the site is not anticipated provided proper civil areas: Earth removals are recommended to allow densification of the sand deposits for wetted prior to excavating. The upper 2 feet of soil should then be excavated for a engineering design :and post -construction site: radin are'im implemented. The otential 9 9 g p_ g 9 P P_ settlement considerations and to provide uniform bearing conditions, below'foundation P 9 The onsite soils are anticipated to be suitable for use as compacted fill provided the P_ _ P .,P Y width of 2 feet from Toe line in 7 foot maximum segment lengths. Alternate property _ _.9 g for street floodingis referred to the Civil Engineer. 9 _ and slab areas. 'Removals should be followed b 6 -inches of scarification and re- _ _ _ Y are moisture conditioned to near o timum. This may, require_d in of siltier soil _ P- Ydrying segments may be done concurrently. The excavated material may then be replaced 9 _ Y - _ Y Y - _ R - compaction. These remedial excavations should be made within the planned building materials. Fill soils should be free of debris, organic matter, cobbles and concrete. with sand -cement slurry. When the slurry has sufficiently cured, the unfinished 13. Care must be taken duringconstruction to not disturb the adjoining properties and J 9 P p footprint. Gradin activities must be carried out in a manner that doesntremove lateral p 9 fragments greater than 6 -inches in diameter. 9 9 alternatese ments may be constructed in similar fashion: Once the slurry in all of the 9 Y rY street improvements. An appropriate monitoring program is recommended during; support or undermine the existing property line walls. We therefore recommend that segments is sufficiently cured, excavation as recommended above may commence. This construction. depths of an existing wall footings be verified when exposed following demolition and P Y g 9 p 9 Soil's; including ravels, imported to the site for use as fill below foundation and slab a p method is expected to allow removal to the recommended depth of 4 feet within 3 feet p P areas should be predominantly granular, non -expansive; non -plastic and approved by 'prior to the start of grading. Lateral support may sometimes be achieved by the use of of the property line. the geotechnical engineer prior to.imUortng. RECOMMENDATIONS bracing, slot cutting, or trenching where wall footings are shallow relative to excavation depths. Excavations should proceed in a ,manner so as not to remove lateral or bearing support Site Preparation and Grading S. Shrinkade of adjacent properties or structures. Care will be needed along the property lines. Due to the groundwater conditions observed in the area, excavations may become Shoring is not anticipated, to be required,; however, recommendations can be provided If 1. General saturated, depending on water levels. Groundwater levels were at a depth of about 5 to 'Shrinkage losses are expected to be negligible overall. This.does not include clearing requested. The soils exposed in the excavation cuts should be observed by the 6 feet below grade (about elevation +4.5) at the time of our field exploration. Planned losses from demolition that could, result in volume reductions for available fill soils. geotechnical consultant during excavation. Site grading should be performed in accordance with the requirements of the City of grading is shallower at a maximum removal depth of 4 feet with scarification to 4.5 feet. These are preliminary rough estimates and actual field' results may vary. New ort Beach the recommendations of this report, and the Standard'Grading P P For excavations that expose saturated materials, we recommend that geofabric (Mirafi The safety and stability of temporary construction slopes and cuts is deferred to the Guidelines of Appendix D. i i 500X or similar be laced on exposed soil followed b a 1 to 1.5 foot thick layer of ) P p y Y 6. Expansive Soils � general contractor, who should Implement the safety practices as. defined in Section 9 p Y CalTrans Class II filter rock prior to placement of fill soil, if necessary, to help stabilize: 1541, Subchapter 4; of Cal/OSHA T8 Regulations (2006). The geotechnical consultant the work area for compaction equipment and to bridge over softareas. Although not Expansive soil evaluations should, be performed during,grading to determine the makes no warranties as to the stability of temporary cuts. Soil conditions may vary anticipated, dewatering could be necessary to perform the grading to required depths, expansion potential of'the processed on-site and imported fill materials. On-site soils locally and the contractor(s) should be prepared to remedy local instability'if necessary. depending on water levels. Contract documents should be written in a manner that, places the Contractor in the R McCarthy Consulting, Inc. R McCarthy "Consulting, Inc. R McCarthy Consulting, Inc. R McCarthy Consulting, Inc. 23 Corporate Plaza I Suite 150 1 Newport Beach, CA 92660 1949-629-2539 23 Corporate Plaza I Suite 150 1 Newport Beach, CA 92660 1,949-629-2539 23 Corporate Plaza I Suite 150 1 Newport Beach, CA 92660 1,949-629-2539 23 Corporate Plaza I Suite 150 1 Newport Beach, CA 92660 1,949-629-2539 February 28, 2017 File No: 814400 Report No:.201702241 Page 14 position of responsibility for the stability of all temporary excavations. Stability of excavations is also time dependent., If unsupported property line cuts are made, the contractor should monitor the performance ofadjacent structures and improvements during construction. If movement or distress is noted, appropriate remedial measures should be immediately implemented. 9. Dewatering Dewatering is not expected to be necessary based on current conceptual plans. Control of groundwater, if necessary during grading and construction, may be achieved with a well dewatering system around the interior perimeter of the below grade excavation. In order to reduce the potential for settlement of adjoining properties, groundwater drawdown should be controlled during pumping in order to limit the drawdown level outside of the shored or excavated area. Drawdown limits should be based on elevation of the mean lowest low tide elevation (sometimes assumed to be approximately -0.2 feet, NAVD 1-988). Permits may be required by the Regional Water Quality Control Board for discharge of water. Itis generally the responsibility of the contractor for permitting and water quality testing. 10. Adiacent Property Assessments and Monitoring' The following measures may be considered' in order to reduce the, potential risks of damage, and perceived damage, to adjoining improvements; • Visual inspections and walk-throughs of each of the adjacent properties should be arranged in order to document pre-existing conditions and damages. • Measurements of all existing damages observed;, including crack' lengths, widths and precise locations should, be made., • Photographs should be taken to accompany written notes•that refer to damages or even lack of damages. Video may also be considered; however, videos that attempt to show these types of damages are often lacking in detail. • Floor level surveys of nearby structures may be considered especially if pre- existing damage is evident. • Vibrations from construction equipment may be monitored with portable seismographs during excavation. • Surveys to monitor lateral and vertical position of adjacent improvements during excavation and dewatering is recommended.. • It is recommended that the project geologist be on site during excavation in order to evaluate conditions' as the project. advances. Construction activities, particularly excavation equipment, produce vibrations that can be felt by occupants of adjoining properties. People will' often be annoyed by the noise and R McCarthy' Consulting, Inc. 23 Corporate' Plaza I Suite 150 1 Newport Beach, CA 92660 0949-629-2539 A L•I February 28; 2017 File No: 814400 Report No: 201702241 Page 15 vibration caused by construction activities, which prompts them to personally perform detailed inspections of their property for damage. Pre-existing damage, that previously went unnoticed, can be unfairly attributed to current, construction activities, particularly when pre -construction property inspections are not performed. At that point it may be difficult to determine what caused the damage; especially damages such as wall separations, cracks in drywall, stucco and masonry. Other common problems that may be scrutinized can include uneven doors, sticking windows, tile cracks, leaning patio posts, fences, gates, etc. Implementation of measures such as those listed above can help avoid conflicts by monitoring construction activities that may be problematic as well as provide valuable data to defend against unwarranted claims. Foundation Design 1. General It is anticipated that foundation elements for the residence will bear in re -compacted' fill and will' utilize a rigid slab and grade beam or mat slab foundation. The near surface materials are expected to exhibit a very low expansion potential. The following recommendations are based on thegeotechnical data available and. are subject to revision based on conditions actually encountered in the field. Foundations and slabs should be designed for the intended use and loading by the structural engineer. Our recommendations are considered to be generally consistent with the standards of practice. They are based on both analytical' methods and empirical methods derived from experience with similar geotechnical conditions. These recommendations are considered the minimum necessary for the likely soil conditions and are not intended to supersede the design of the Structural Engineer or criteria of governing agencies. a. ,Bearing Capacity for Foundations Strengthened Slab and Footing System A strengthened' slab and footing system may be utilized to support the proposed residence. The allowable bearing capacity for conventional spread and/or' continuous footings having a minimum width of 1S inches and founded a minimum of 24inches below the lowest adjacent grade in re -compacted fill should' not exceed 1,500 ounds per square foot. This value may be increased b one-third for short- P P q Y Y term wind or seismic loading. A continuous perimeter footing to a minimum depth of 24 -inches is also recommended. Spread footingsshould be connected to the P foundation system using grade beams tied in not less than two directions. Actual footing depths and widths should be governed by CBC requirements and the structural engineering design. R McCarthy consulting, Inc. 23 Corporate Plaza I Suite 150 1 Newport Beach, CA 92660 1'949-629-2539 C February 28; 2017 File No: 814400 Report No; 201702241 Page 16 Mat Slab Foundation' System A matslab foundation system may be considered as an alternative .tothe strengthened slab and foundation system recommended above. We recommend' that the mat slab foundation system have a minimum thickness of 12 -inches. The allowable bearing, capacity for a mat slab type system founded in re -compacted fill should not exceed 1,500 pounds per square foot. This value may be increased by one-third for short-term wind or "seismic loading. A minimum slab thickness of 12 - 'inches is recommended. For design of a mat foundation system, a modulus of subgrade reaction of 100 pounds per cubic inch may be considered (172 kips per cubic foot). The subgrade is,expected to consist of cohesionless sand. Actual thickness, depths and widths of the foundation and slab system should be governed by CBC requirements and the structural engineering design: b. Settlement Static settlement is anticipated to be less than 3/4- inch total and 1/4- inch differential between adjacent similarly loaded columns (approximately 25 feet assumed horizontal distance), provided that the recommended site grading is implemented first. These estimates should be confirmed when structural engineering plans are prepared and foundation load conditions are determined. Most of this settlement will occur immediately upon initial loading during construction. Seismic settlement is expected to, be less than 1 -inch total within the upper 10 feet below the foundation P PP level (see Appendix E)., Additional seismic settlements are possible below these depths. c. Lateral Resistance Lateral loads may be resisted by passive pressure forces developed In front of the slab/foundation system and by friction acting at the base of the mat slab. Allowable lateral resistance should not exceed 150 pounds per square foot per foot of depth equivalent fluid pressure. Resistance to sliding can be calculated using a coefficient of friction of 0.25. 'These values may be used in combination per CBC 2016 Section 1806.3.1. d. Footing Reinforcement Two No. 5 bars should' be placed at the top and two at the bottom of continuous footings in order to resist potential movement due to various factors such as subsurface 9 imperfections and seismic shaking. Dowelled connections between the P slab and footings should be provided and should consist of No. 4 bars at 24 -inches on center maximum spacing. Quanti tyand placementof reinforcing steel should be determined by the structural'engneer. R McCarthy Consulting, Inc. 23 Corporate Plaza I Suite 150 1 Newport Beach, CA 92660 1,949.629-2539 SOILS RECOMMENDATIONS ARE SHOWN FOR REFERENCE ONLY. SEE MOST UP TO DATE SOILS REPORT BY GMU GEOTECHNICAL, INC. FOR MOST UP TO DATE REPORT E F February 28, 2017 File No: 814400 Report No: 201702241 Page 17 Seismic Design Based on the geotechnical data and site parameters, the.following is provided by the USGS (ASCE 7, 2010 - with March 2013 errata) to satisfy the 20'16'CBC design criteria: Table 2, Site and Seismic Design Criteria For 2016 CBC Design Recommended Parameters Values Site Class D (Stiff Soil) Site Longitude (degrees) -117.893 W Site Latitude (degrees) 33:599 N Ss (g) 1.741 S1 (g) 0.642 SMS (g) 1:741 SM1 (g), 0.963 SDs (g) 1.160 SDl (g) 0.642 Fa 1.0. Fv 1.5 Seismic Design Category D Supporting documentation is also included on Page 6 of this report, Site Classification for Seismic Design, and in Appendix F. Slab -On -Grade Construction Slabs should be designed in accordance with the 2016 California Building Code and the City of Newport Beach Building Code Policy requirements for residential minimum shallow liquefaction mitigation methods for properties with less than 1 -inch of settlement induced by potential seismic shaking within the upper 10 feet below the foundation (Reference b). Liquefaction' is the governing concern with regard to slab design and soil expansion is not an issue on this site. Engineered, rigid slabs should be at least 6 -inches thick (actual) with a 24 -inch deep thickened edge (minimum). Mat slabs should be at least 12 -inches thick. Slab reinforcement should be R McCarthy Consulting, Inc. 23:Corporate 'Plaza I Suite 150 1 Newport Beach, CA 92660 1,949-629-2539 A li I PLANS PREPARED BY: L ENGINEERING, INC. U/N O CIVIL ENGINEERING LAND SURVEYING STORMWATER QUALITY 139 Avenida Navarro San Clemente, CA 92672 9 4 9. 4 9 2. 8 5 8 6 www. loalengineering. com 1 PREPARED FOR: IARRACHE RESIDENCE 1223 E. BALBOA BLVD. NEWPORT BEACH CA 92663 949-637-5220 W Z W N W Q' W 2 Q rI ►�I a ID z LTJ O L ii Of Of O 0- Lii O V) w a 0 a w a 0 M 0- (00 3 W Z M M p 0- > J M U m J Q m W M N N DATE: 6/15/17 H. SCALE: N/A SURVEY DATE: 5-12-16 V. SCALE: N/A DRN.: O.R. DWG. NO. l� C-06 _ O 6 CHID.: A.T. APPD.: A.T. JOB NO. 16088 SHEET 6 OF 7 2� Elmo CO) M d) FS I I \ti5s EXISTING 6' HIGH WOOD FENCES ALONG SIDE PROPERTY LINES TO REMAIN DURING CONSTRUCTION TO PROTECT ADJACENT PROPERTIES FROM DEBRIS AND EROSION; PROVIDE TARPS/SAND BAGS AS REQUIRED TO RESTRICT DRAINAGE TO ADJACENT PROPERTIES PROPERTY LINE N19050'00"E 80.00' EXISTING 2 STORY HOUSE FS 7 \ti�• TSS 23o FS /\tido FSi ---7425. FS 3y FS ---\F1 ® �a 7y 7y F -------------------9- 70 787Q---------------------- ---71'�X�171 S.W. CNER FOR ___________ S Q� 0rt ESTABLISHED GRADE 1 1 a ---------------- ?SS' FS i 702j, �_7__� N.W. CORNER FOR ESTABLISHED GRADE EXISTING senee nree FS \tib FS 1 1 1 I I I I I I I I I I EXISTING LOW WALL ALONG BOARDWALK TO BE REMOVED AND REPLACED IN SAME S LOCATION �� F I I O I I I O CY I I I I I I I 1� CS j i 7253-F i FS S C) O I I I I O I I I I I I T I O O I z I I I I I I I I PROPERTY LINE I I I I o FS `l,5 I FS 15' WM I 1 j9 FS 9�ti FS EXISTING 2,200 S.F. 1 3 BEDROOM SINGLE FAMILY RESIDENCE 00 1 TO BE DEMOLISHED 1 (SHOWN DASHED) ; O 1 GENERAL NOTE: 1 4 S'F 1S0 FS ALL DEBRIS SHALL BE WET 72] S - \ AT THE TIME OF HANDLING y FF I TO PREVENT DUST 1 O Gy r' F------- - ` r""'""""""""'1 1 1 \0 FS ' 7225 F C) 1 1 1 1 y___� 1 Z I I Y------------------ 1 r i----------- PROPERTY LINE 7 ----r---------------------------------------� 1 I r FS � 1 � /S¢' 943• \ 742191E 1 TSA' i iTS, 1 1 fl 1 FS °J L---------- b --------- _ __________________-______-____ _ Z'�' -L -� S FS I t__1 N.E. CORNER FOR I ti9 1� I ______ _________________________ _ 2j2' i \S S.E. CORNER FOR FS FS 72 , i ESTABLISHED GRADE 9q5 FS I I I OS S -----Y ESTABLISHED GRADE \ti. 7 ' FSI L----------------- ---� I `L`L`L 3 FF i S�6 FS 7Q8�,F ES F ----------- FS T93y- S\ j -r---= 6�8 ------ ---------------- ---------- i \ S --- 3S TS✓ ��\N \1 S^j0 F T I TSA' \tisk FS 7S\� i i-------------------�--� ��----------------------------------ib yso F -� c N19050'00"E 80.00' EXISTING 2 STORY HOUSE EXISTING 6' FENCE ALONG EAST PROPERTY LINE TO REMAIN I PROPERTY LINE OU 13' GENERAL NOTE: RECYCLE AND/OR SALVAGE FOR REUSE A MINIMUM OF 65% OF THE NONHAZARDOUS CONSTRUCTION AND DEMOLITION WASTE IN ACCORDANCE WITH SECTION 4.408.1 CALGREEN CODE wall legend EXISTING 2 STORY, SINGLE FAMILY RESIDENCE TO BE DEMOLISHED EXISTING ADJACENT STRUCTURE TO REMAIN 1 demolition plan D1.0 SCALE: 1/4" = 1'-0'$ CONTRACTOR SHALL INSPECT EXISTING SIDEWALK AND REPLACE ALL DAMAGED/BROKEN/LIFTED SIDEWALK PER CITY STANDARD STD -180-L EXISTING WATER METER AND SERVICE TO BE PROTECTED DURING CONSTRUCTION d1. demolition plan 1/4"=1'-0" arrache residence 1223 east bal boa blvd. newport beach, california 92661 EXISTING CURBB CUT/DRIVE APPROACH TO REMAIN EXISTING CITY TREE TO REMAIN, TYPICAL established grade and overall height ESTABLISHED GRADES: NW CORNER 9.40' NE CORNER 9.45' SW CORNER 10.70' SE CORNER 10.43' AVERAGE: 9.40 + 9.45 + 10.70 + 10.43 = 39.98 39.98/4 = 9.99' ESTABLISHED AVERAGE GRADE OS 0 1' 2' 4' ref. north 8' 01 june 2017 ©copyright 2017 job #1606 eric aunt architect 62 balboa coves newport beach, california 92663 tel 949.637.5220 client: mr. + mrs. ron arrache 1223 e. balboa blvd. newport beach, california 92661 tel 310.415.6869 22 EXISTING SEWER LINE TO BE ES CAPPED AT TIME OF DEMOLITION; $S6 PROVIDE NEW CITY STANDARD Z� SEWER CLEANOUT AS REQUIRED PER STD -406-L; SEE SHEET P1.0 R5 0 STREETS AND SIDEWALKS SHALL REMAIN CLEAN AND CLEAR OF ANY F DEBRIS DURING DEMOLITION AND S59 CONSTRUCTION OF THIS PROJECT ■ EXISTING CURBB CUT/DRIVE APPROACH TO REMAIN EXISTING CITY TREE TO REMAIN, TYPICAL established grade and overall height ESTABLISHED GRADES: NW CORNER 9.40' NE CORNER 9.45' SW CORNER 10.70' SE CORNER 10.43' AVERAGE: 9.40 + 9.45 + 10.70 + 10.43 = 39.98 39.98/4 = 9.99' ESTABLISHED AVERAGE GRADE OS 0 1' 2' 4' ref. north 8' 01 june 2017 ©copyright 2017 job #1606 eric aunt architect 62 balboa coves newport beach, california 92663 tel 949.637.5220 client: mr. + mrs. ron arrache 1223 e. balboa blvd. newport beach, california 92661 tel 310.415.6869 22 2 drawing notes _ RAMP - - RAMP ❑1 CONCRETE SLAB ON GRADE WITH EXPOSED (WASHED) FINISH s> PROPERTY LINE ❑2 EXISTING 6' HIGH C.M.U. WALL; PROVIDE SMOOTH STUCCO FINISH WITH INTEGRAL COLOR ❑3 NEW 6' HIGH VINYL FENCE AT PROPERTY LINE; ^ 3 23' D.O. "6 3' -- 3' 2'-8" 19'-10" 1'-6" 3' SEE DETAIL 36/A6.1 0 0 o ® SOLID 8" WIDE OAK PLANK HARDWOOD FLOORING WITH OIL FINISH (LOW V.O.C. FINISH); PROVIDE 1x6 PAINT GRADE RECESSED WOOD BASE ■ THROUGHOUT; PAINT GLOSS WHITE; SEE DETAIL 37/A6.1 '7� 39' N�2 NON-STRUCTURAL WETLAND 2 1 ❑5 SOLID HARDWOOD STAIR TREADS, RISERS, OUTER STRINGER AND yz �/ I��E� CORNER AT 90' CONNECTION 2 UNDERSIDE (AT WINE CLOSET) WITH STAINED FINISH (LOW V.O.C. FINISH) 7 / tiQ/PO wln �� IT B' OF SLIDER AND WINDOW, 1 st + 2nd floor plan / _ _ /_ __ 21' 6" oE_ oou_©LE SLIDER_ _ --_ i TYPICAL EACH SIDE; - - - - - - - - - - - - - - - - - - - - - - - - - - - TO MATCH FLOORS; REF. DETAIL 27/A6.1 SEE DETAIL 41/A6.1 © STONE/TILE FLOORING; OWNER TO SELECT TILE N OIIO NI 2'-5" 1 2 0 s . f . open space \5k, G02 ❑7 DEX-O-TEX DECK COATING SYSTEM (ESR -1757) OR SIMILAR - - I - O - I -'. III 30" O WATERPROOF DECK MEMBRANE SYSTEM TO BE SELECTED BY OWNER; 6" M III B.B.° 31 a r r a c e SLOPE TOWARDS DRAINS AT OUTSIDE EDGE; DECK SHALL BE FRAMED 18" f ,� 1g" NI ,h5 WITH MIN. 1/4":1'-0" SLOPE.; SEE DETAIL 26/A6.1 FOR STAIRS 19'-10'' U^oE MULTI -SLIDE 000a 04 ® i STAIN GRADE CABINETS; OWNER TO SELECT EXACT STYLE, COLOR AND � � resdence FINISH; SEE INTERIOR ELEVATIONS, SHEET A4.0 1 11'1 K 20" [FOR RE SHALL BE NO MEANS F's r 1 FOOD PREPARATION IN❑9 STAIN GRADE FLOATING WOOD SHELVES; STAIN TO MATCH MILLWORK; 1 great WET BAR AREA s open space provided 1223 east bal boa blvd. SEE SHT. A4.0 1 f00m 33 o 1 I family ill 0- 70 s.f. 1st floor atgarage)newport beach, california �� ( 10 SLAB COUNTERTOP; SEE SHT. A4.0 1 3X1 36 wet �' 141 33 120 S.f.1st floor (at south patio) 92661 l o bar 1x1 ❑ o 11 5/8" GYP. BD. WITH SMOOTH, LEVEL 5 FINISH WITH FULL THK. SOUND + 62 s.f. 2nd floor (at front patio) BATTS AT ALL INTERIOR WALLS AND FLOOR/CEILING FRAMING, TYP. 1 9A4O0 m n _ ❑ A4.0 3 252 $.f. total open sace ( 252 re 'd )THROUGHOUT; OWNER TO SELECT PAINT COLOR; PROVIDE RECESSED BASEBOARD THROUGHOUT, PER DETAIL 37/A6.1 1 2 _ s 1 J A4.0 35 ❑12 TYPE -X GYP. BD. AT CEILING AND WALLS OF GARAGE EPDXY FINISH = 1 31 f 8" 6 SIN 1 L'� 1 31 17 1, �� AT CONE. SLAB 1 141 O 1 4°\ 2 �� 4'-11" 6-52 4 project area analysis 13 5/8" M.R. GYP. BD. AT BATHROOMS, TYP. SIN N 1 18 1 1 o A3.0 = KOHLER BALLAST A3.0 IC: L MEDIA 36" REF. I - ' 3o MAK:R '-6" 447 s f garage 14 PROVIDE g6" TYPE -X GYP. BD. AT CEILING &WALLS UNDER STAIRS M 1 4.0 0 ! !� V b g g (UNDEREc"EA S) SIN 15 42" HIGH GLASS GUARDRAIL WITH 36" HIGH HANDRAIL AT STAIRCASE; I 1 10 - I °e Miuc<o"=a-ss�i 3'-10" 1 15 24 18 I 1 4'-10' 10' - - ----- __ _ as E.r CONSTRUCT TO RESIST 200# HORIZ. LOAD AT TOP OF RAIL; iO y' L z 23 21 I ^ 1 5017 s.f.1 st floor (livable) SEE DETAIL 28/A6.1; DEFERRED SUBMITTAL FOR CALCULATIONS 1 14 Pi' NEM STAIRS z 7 31 (UNDER STAIRS) J 13 44 Q, - 1 533 s f 2nd floor (livable) 16 36" HIGH HANDRAIL; ATTACH TO WALL PER DETAIL 33/A6.1 5 �' 30 1 w alk -in , DI �`--------------------------1closet 14 bath #3 22 �N + X268 s.f. 3rd floor livable 17 PLUMBING FIXTURE; REFERENCE SHEET P1.0 FOR PLUMBING SCHEDULE F ------------- --- ---- 0 4 4' 4X6 6X6 ° & 17 1 -- 18 (3) FULL HEIGHT WALLS WITH TILE OVER 1/2" CEMENT BACKER BOARD 16 15 o/ev o ,RECYCLE 1 0 ---- -I- 32 2,818 s.f. total area (livable) AT ALL TUB/SHOWER WALLS, FULL HEIGHT �I GAIT iBAjl 1 16 5 A4.0 19 --- - I O 13 ❑ FULL HEIGHT WALLS WITH TILE OVER 1/2" CEMENT BACKER BOARD AT I �� 1 I I _____-i 12 15 1 -!7 - ALL SHOWER WALLS (FULL HEIGHT); PROVIDE TILED RECESS PER PLAN A40 8 10 1 3 /TOB wall legend FOR SHAMPOO STORAGE WITHIN SHOWER; PROVIDE HOT MOP AT PAN, - - - -'-� O, 1 ____ 16 1 Eo a ege d 4'-8" 4'-4" S-10" -- - BENCH & UP WALLS +18" 2 1 2x4 FRAMING AT 16" D.C. W R-13 BATT - 4'xa' ISLAND -i- 1 11_ 141 - INSULATION THROUGHOUT; 5/8" GYP. BD. 20 DOOR THRESHOLD AT EXTERIOR DOORS TO BE MAX. OF o -�- UP---- DREADS -2' O 11" TREADS W� DOWN \��,�, I� 1 �N ¢ i�A r 5 (17) 7-1132' RISERS, TYP. <u bedroom #3 37 �� o 21 TOWEL BAR; PROVIDE BLOCKING 17 7-11 32' \ 14 4.0 16 Iw 1 I_ ❑ ) / -- entry RISERS, TYP. n j 1 20 0X1 °' 2x4 FRAMING AT 16" o.c. W/ R-13 BATT 22 TOILET PAPER HOLDER; PROVIDE BLOCKING 11" TREADS W 47 0 N o �� 11" TREADS 25 INSULATION THROUGHOUT; 5/8" GYP. BD.; ❑ 1 0 5 12X6 w/ (3) 7.. y 4 13(11) 7-1532' k I t c h e n GA 3ANGE ,� F4- �F. Ion 2" THK. EXTERIOR VENEER STONE _ RISERS, TYP. ° 23 CLOSET ORGANIZING SYSTEM TO BE SELECTED UP RISERS, TYP. 1 X 2 ' {y o"Ec 3eo - -� - -- 31 0 1 I I �P 01 38 NM 2x6 FRAMING AT 16" o.c. W/ R-13 BATT - - - - - - 24 1/2" TEMPERED CLEAR GLASS FRAMELESS SHOWER WALL; REF. INTERIOR o b a -1.h # 4 ' 1 ELEVATIONS, SHEET A4.0 BENCH ^ 1 25 CAST -IN-PLACE CONCRETE STAIR TREADS; REF. DETAIL 32/A6.1 N� 21 26 WOOD STAIR TREADS; REF. DETAIL 27/A6.1 O N - -I- 27 AT WASHER AND DRYER PROVIDE OVERFLOW PAN AND DRAIN To EXTERIOR; PROVIDE PLUMBING AND GAS PER SHEET P1.0; PROVIDE - VENT FROM DRYER TO EXTERIOR THROUGH WALL TO EXTERIOR (MAX. LENGTH 14') 1 28 FIRE SPRINKLER RISER; DESIGN BY OTHERS UNDER SEPARATE PERMIT I 1 29 EXISTING SIDEWALK, CURB AND GUTTER TO REMAIN; PROTECT DURING ' CONSTRUCTION -IN 1 H 30 42" HIGH GLASS GUARDRAIL AT STAIRCASE; SEE DET. 31/A6.1 - 31 EQUIPMENT; SEE SHEET P1.0 I 32 LARGE WHITE CONCLEAED MEDICINE CABINET FROM "THE CONCEALED - CABINET", MODEL #101W2 -BW; PROVIDE G.F.I. OUTLET WITHIN CABINET 1 18 BT b a -1.h # 4 ' 5x8 O ��0 8 x fig: r 5'x3' SHOWER, BENCH \a x x5-6 SfQ�R( 2q " A4.o 11 a P O 1 0sitINSULATION THROUGHOUT; 5/8" GYP. BD. 9 30 BEV BEV 1 2-5„ F° 10 - -- ---------7 L.F.cope°, 1 "° N CLR. 5'-7" �1' S-10" O N N SIN 1 HOUR RATED INTERIOR PARTITION: a� 2' 2' -lit" 1 07 5/8" TYPE -X GYP. BD. AT BOTH SIDES, TYP. 13 �LY 11 ' NIo O 4.0 � �d 23 16 26 1 X10-1 /2" TREADS 1N/ 1 �0 1� �� �� i/6 17 DUAL GLAZED WINDOWS, TYP. THROUGHOUT; 1�� T a _ 4.0 4.0 / SEE WINDOW SCHEDULE, SHEE A50 Dowty - 1 6 7 _ 0 i 5 7 RISERS, TYP. waK-IN � � - - I ( ) PAN TRY 1 � ,06 30MlcRo."/� 1 I I ( I DOOR; SEE DOOR SCHEDULE, SHEET A5.0 _ 1 laundry T�� bath I#2 bedroom #2 - - 27 - 21 �o w 6x8 - 5x8 0x1 --r-- -------------------II-- 1 09- ,,,� I T 3'-6"�"'V 23 1 ou¢cx am 05 18' 2218"I CLR. 1 °°; o 24 18 11 • CITY CORRECTIONS 13 .� - I master 1 ° E. 5' CLR. 1 01 AUGUST 2017 - -�'I - -� closet II 1 � - - - - - ' c9 Y] TA WK4ESS O - 0x11 3 Pq s AU. 3 SSD ARC 33 BOULEVARD DVLL48BP92 (FAMILY ROOM) AND DVLL60BP90 (GREAT I 1 24 ROOM), DIRECT VENT GAS FIREPLACE; ANSI Z21.88/CSA 2.33-2014; i - 8�Zj 3'-11" 0 11 -32' VENT THROUGH ROOF WITH MANUFACTURER'S ROOF CAP 4 ° 34 NAPOLEON VECTOR LV50 2 DIRECT VENT 2 SIDED GAS FIREPLACE; - -m a1s t e r 22 I o TTI 1 LISTED DIRECT VENT GAS APPLIANCE FIREPLACE; ANSI __I______________________I__ 1 s 10 bathroom- - Z21.88-2014/CSA 2.33-2014; VENT THROUGH EXTERIOR WALL OF HOUSE 1 e 8X17 35 18" STONE HEARTH, FLUSH WITH WOOD FINISH FLOOR-' -N ' 1 18 A4.o 20 36 18" STUCCO HEARTH AT +18" A.F.F. 1 1-9 34 a 1 37 AREA DRAIN; SEE GRADING AND DRAINAGE PLAN I ' 17 21 40 O 1 38 42" HIGH GLASS GUARDRAIL; SEE DETAIL 30/A6.1 - -O 0 1 39 TILE FINISH TO BE SELECTED BY OWNER; SET TOP OF TILE FLUSH WITH ^ 6x2 $ B 718 master 1 INTERIOR FINISH FLOOR AND MINIMAL LIFT AND SLIDE DOOR THRESHOLD n bedroom 1 -IN 3' 'p a t i o "'q` T. � 1 1 141 1 1 I -' 1 1 \.8x7 1 Lo >62 s.f.` 24 N1 /7 1 .,� 1 1 18".ice 13'-6" WINDOW 18" f 7'-6"16'-6" 3' 30' 2 2nd floorp Ian A1.0 SCALE: 1/4" = 1'-0" - 6'-112" X 5'-8" X - 11'-42° f - FIRE 2 c a r SPRINKLER 2 g a r a g e RISER 28 3 8x21 N %c 31 18' CLR. 5' CLR. �a I A 31 X12• � 17 / 4o I� a = ° trash can a I -- - ---------------------------------- -- area I I I 1 5x13 I I I I I I I I J 70 s.f. I I I I 37 I I I I ¢ a G01 /1. 18" IS GPS Zs L3' 19" 16' D.O. 6'-5" 3' 0 1 1 st floor plan A1.0 SCALE: 1/4" = 1'-0" M A3.0 cfl M ERIC D. AUST cA�` C-29574 3 2019 / �A 0arE F o 0 1 ' 2 4' 8' 01 june 2017 ©copyright 2017 job #1606 eric aunt architect 62 balboa coves newport beach, California 92663 tel 949.637.5220 client: mr. + mrs. ron arrache 1223 e. balboa blvd. newport beach, california 92661 tel 310.415.6869 ::�9 drawing notes F1 1/4" THICK 'VERMONT GRAY' ROOF TILES WITH STANDARD TEXTURE AN[ UNIFORM STANDARD LENGTH AND WIDTH; CLASS 'A' ASSEMBLY OVER 31 LB. FELT UNDERLAYMENT OVER 1/2" CDX PLYWOOD SHEATHING, TYP. F2 DECK DRAIN/OVERFLOW TO BE PIPED SEPARATELY DOWN TO GRADE F3 MURPHY BED AND MILLWORK TO BE SELECTED BY OWNER ® SOLID 8" WIDE OAK PLANK HARDWOOD FLOORING WITH OIL FINISH (LOW V.O.C. FINISH); PROVIDE 1x6 PAINT GRADE RECESSED WOOD BASE THROUGHOUT; PAINT GLOSS WHITE; SEE DETAIL 37/A6.1 F5 SOLID HARDWOOD STAIR TREADS, RISERS, OUTER STRINGER AND UNDERSIDE (AT WINE CLOSET) WITH STAINED FINISH (LOW V.O.C. FINISH; TO MATCH FLOORS; REF. DETAIL 27/A6.1 © STONE/TILE FLOORING; OWNER TO SELECT TILE F7 DEX-O-TEX DECK COATING SYSTEM (ESR -1757) OR SIMILAR WATERPROOF DECK MEMBRANE SYSTEM TO BE SELECTED BY OWNER; SLOPE TOWARDS DRAINS AT OUTSIDE EDGE; DECK SHALL BE FRAMED WITH MIN. 1/4":1'-0" SLOPE.; SEE DETAIL 26/A6.1 FOR STAIRS ® STAIN GRADE CABINETS; OWNER TO SELECT EXACT STYLE, COLOR AND FINISH; SEE INTERIOR ELEVATIONS, SHEET A4.0 F9 STAIN GRADE FLOATING WOOD SHELVES; STAIN TO MATCH MILLWORK; SEE SHT. A4.0 10 SLAB COUNTERTOP; SEE SHT. A4.0 11 5/8" GYP. BD. WITH SMOOTH, LEVEL 5 FINISH WITH FULL THK. SOUND BATTS AT ALL INTERIOR WALLS AND FLOOR/CEILING FRAMING, TYP. THROUGHOUT; OWNER TO SELECT PAINT COLOR; PROVIDE RECESSED BASEBOARD THROUGHOUT, PER DETAIL 37/A6.1 12 42" HIGH STUCCO WALL WITH FULL HEIGHT FRAMELESS GLASS WALL TO STRUCTURE ABOVE 13 5/8" M.R. GYP. BD. AT BATHROOMS, TYP. 14 PROVIDE r TYPE -X GYP. BD. AT CEILING & WALLS UNDER STAIRS 15 MONTIGO CABANAFIRE PL42VO OUTDOOR VENTLESS GAS FIREPLACE; ANSI Z21.88/CSA 2.33-2014; INSTALL PER MANUFACTURER'S RECOMMENDATIONS 16 36" HIGH HANDRAIL; ATTACH TO WALL PER DETAIL 33/A6.1 17 PLUMBING FIXTURE; REFERENCE SHEET P1.0 FOR PLUMBING SCHEDULE 18 (3) FULL HEIGHT WALLS WITH TILE OVER 1/2" CEMENT BACKER BOARD AT ALL TUB/SHOWER WALLS, FULL HEIGHT 19 18" RAISED STONE FIREPLACE HEARTH AT +18" A.F.F. 20 EQUIPMENT; SEE SHEET P1.0 21 TOWEL BAR; PROVIDE BLOCKING 22 TOILET PAPER HOLDER; PROVIDE BLOCKING 23 1/2" TEMPERED CLEAR GLASS FRAMELESS SHOWER WALL; REF. INTERIO1 ELEVATIONS, SHEET A4.0 24 FURR AND WRAP STRUCTURAL STEEL WITH SMOOTH STUCCO 1 25 12" HIGH STUCCO WALL WITH 2'-6" HIGH GLASS GUARDRAIL; SEE DETAIL 15/A6.0 4 roof plan A1.1 SCALE: 1/4" = V-0" 3' I 18 3 �N 3 A3.0 1 o T 13 17 c BAR AREA 22N 3 �N NO_MEAN�S_ A3.0 1 o T IPREPARATIOu 17 m BAR AREA C X I �n z ---- I T �N NO_MEAN�S_ 1 o T IPREPARATIOu 0 WET BAR AREA C W m -F---SLOPE 1= I 18:12 ` I I LCC L I� zC� Lz 1t= f I jLC �I 2 m F L storage (4' HEADROOM) 'NOT LIVABLE AREA 14 u 11" TREADS W� k- - (11) 7-15/32' M RISERS, TYP. N 5-2" CLR. DOWN 5 o 17 28 9q batIn #5 Cx�li 21 5 x 11 I 1 3' CLR. 24' 14'-1" roof! deck 13x2 1 Fs -if 3'-6" 6 b -92" 3'-5" 3'-6" 22 4.0 8 10 26 xs'=8" THLR(SHALL-6E NO_MEAN�S_ FOR FOOD IPREPARATIOu THE WET BAR AREA 1 1-I o'er )Ir L - 251-- 2 4'-112" J F 6�' F F.A.U. 20 HOUSE VENT. storage/ mechanical (4' HEADROOM) *NOT LIVABLE AREA 0" TREADS W/ (11) 7" RISERS, TYP. QUEEN MURPHY �3 3rd floor bonus room 0x11 11'-32" 16'" J.U. roof deck 3 x 11 45 s.f. --F71L 7'-5" 3' T� r I 13", 3 3rd floor plan A1.1 SCALE: 1/4" = 1'-0" 41( 3' —% 3rd floor + roof plan 1/4"=1'-0" arrache residence open space provided 1223 east bal boa blvd. 70 s.f.1 st floor (at garage) newport beach, California 120 s.f.1st floor (at south patio) 92661 + 62 s.f. 2nd floor (at front patio) 252 s.f. total open space (252 req'd) SIN N project area analysis 4 A3.0 447 s.f. garage 1,017 s.f.1 st floor (livable) 1,533 s.f. 2nd floor (livable) + 268 s.f. 3rd floor (livable) 2,818 s.f. total area (livable) wall legend 20 FRAMING AT 16" ox. W/ R-13 BATT INSULATION THROUGHOUT; 5/8" GYP. BD. 2x4 FRAMING AT 16" o.c. W/ R-13 BATT INSULATION THROUGHOUT; 5/8" GYP. BD.; 2" THK. EXTERIOR VENEER STONE �¢------ 2x6 FRAMING AT 16" o.c. W/ R-13 BATT INSULATION THROUGHOUT; 5/8" GYP. BD. cV I 1 HOUR RATED INTERIOR PARTITION: 5/8" TYPE -X GYP. BD. AT BOTH SIDES, TYP. DUAL GLAZED WINDOWS, TYP. THROUGHOUT; SEE WINDOW SCHEDULE, SHEET A5.0 DOOR; SEE DOOR SCHEDULE, SHEET A5.0 3' 0 1' 2' 4' 1 CITY CORRECTIONS 01 AUGUST 2017 IC D. FUST C-29574 MIN— DATE / 0 c 8' 01 june 2017 ©copyright 2017 job #1606 eric aust architect 62 balboa coves newport beach, california 92663 tel 949.637.5220 client: Mr. + Mrs. ron arrache 1223 e. balboa blvd. newport beach, california 92661 tel 310.415.6869 30 materials SYMBOI MATERIAL I DESCRIPTION (beachlside) 3 COAT SMOOTH STUCCO; COLOR TO BE INTEGRAL (WHITE) AND BE APPROVED BY THE OA STUCCO OWNERS IN THE FIELD; INSTALL WOVEN FIBERGLASS MESH INTO BASE COAT FOR CRACK ISOLATION 3/4" THICK CREAM COLORED "SONOMA" CUT LIMESTONE VENEER TILES (10 LBS./PER S.F..) INSTALLED OB STONE 0/ GALVANIZED WIRE LATH 0/ 2 LAYERS OF GRADE 'D' PAPER 0/ 1/2" A.P.A. RATED PLYWD. SHEATHING OC METAL TRIM COPPER METAL FLASHING/TRIM, TYPICAL OD WINDOW/DOOR WESTERN WINDOW SYSTEMS (U.N.O.) W/ 'BRONZE' ALUMINUM FINISH; SEE SHEET A5.0 < GLASS RAILING 42" HIGH, 1/2" THK. TEMPERED, FRAMELESS GLASS GUARDRAIL WITH STAINLESS STEEL SHOE AND BRACKETS 1/4" THICK 'VERMONT GRAY' ROOF TILES WITH STANDARD TEXTURE AND UNIFORM STANDARD LENGTH AND WIDTH; F OSLATE ROOF CLASS 'A' ASSEMBLY OVER 30 LB. FELT UNDERLAYMENT OVER 1/2" COX PLYWOOD SHEATHING, TYP. )" HEIGHT LIMIT (38.991) 10-1/2" ROOF PEAK (38.82') 3 east/west building section A3.0 SCALE: 1/4" = 1'-0" )" HEIGHT LIMIT (33.99') 1' 3rd F.F. CEILING (AT MASTER) 2nd F.F. (AT MASTER) GARAGE CEILING -1+9.99' ESTABLISHED GRADE – +29'-0" HEIGHT LIMIT (38.99') I 4 east/west building section A3.0 SCALE: 1/4" = 1'-0" 1+23-8 1/2" ROOF DECK (+33.67) —,—+10'-3" 2nd FLOOR CEILING (AT MAIN LIVING AREA) +10'-5" 2nd F.F. (AT MAIN LIVING AREA) +9'-0" 1st FLOOR CEILING +11.75' 1st F.F. (AT BEACH SIDE OF HOUSE) 1+9.99' ESTABLISHED GRADE 5-11" 19" X/ A a OPEN 19" x 5-11" ,+29'-0" HEIGHT LIMIT (38.99') I– +28'-10-1/2" ROOF PEAK (38.82') I ------- � --- +24'-0" HEIGHT LIMIT (33.99') COPPER SCUPPER AT DECK; SEE DETAIL 9/A6.0 exterior elevations 1/4"=1'-0" arrache residence 1223 east balboa blvd. newport beach, California 92661 SA 2BLASTED 0 STONE 1 north elevation (front) from street A3.0 SCALE: 1/4" = 1'-0" v� -----------------------------------------------------------------------------C--- – +29'-0" HEIGHT LIMIT (3899') ------ I– – ,+28'-10-1/2" ROOF PEAK (38.82') -------F---- -- ,+27'-2 1/2" T.O. MANSARD ROOF (37.16') I i 2 N O elevation (beachlside) A3.0 �8 = 1'-0" ------ I– – ,+28'-10-1/2" ROOF PEAK (38.82') -------F---- -- ,+27'-2 1/2" T.O. MANSARD ROOF (37.16') I i 2 south elevation (beachlside) A3.0 SCALE: 1/4" = 1'-0" O —,—+10'-3" 2nd FLOOR CEILING (AT MAIN LIVING AREA) +10'-5" 2nd F.F. (AT MAIN LIVING AREA) +9'-0" 1st FLOOR CEILING COPPER SCUPPER AT DECK; SEE DETAIL 9/A6.0 +11.75' 1st F.F. (AT BEACH SIDE OF HOUSE) 1+9.99' ESTABLISHED GRADE 1 CITY CORRECTIONS 01 AUGUST 2017 01 june 2017 ©copyright 2017 job #1606 eric aust architect 62 balboa coves newport beach, California 92663 tel 949.637.5220 client: mr. + mrs. ron arrache 1223 e. balboa blvd. newport beach, California 92661 tel 310.415.6869 31 +29'-0" HEIGHT LIMIT (38.W)_1_--� +27'-11 1/2" ROOF PEAK (+37.92')—,----I--------------------------- s 1 — — +10'-3" 2nd FLOOR CEILING AT MAIN LIVING AREA ------I------------------- I wl z J } wI � M +10'-5" 2nd F.F. (AT MAIN LIVING AREA — -- - - - - - - - - - - _ -- - +10'-3" 2nd DECK F. �� +9'-0" 1st FLOOR CEILING a ---------------- COPPER SCUPPER AT DECK; SEE DETAIL 9/A6.0 I 3 S0. COPPER DOWNSPOUT, - TYPICAL sr, I +29'-0" HEIGHT LIMIT (38.99')1 - +28'-10-1/2" ROOF PEAK (38.82')-- - +24'-0" HEIGHT LIMIT (33.99')-1— +29.00' 3rd F.F. - - +28.83' 3rd FLOOR DECK F.F. - - 8'-6" CEILING (AT MASTER) - +19.25' 2nd F.F. (AT MASTER) +18.00' GARAGE CEILING +9. materials SYMBOI MATERIAL DESCRIPTION 3 COAT SMOOTH STUCCO; COLOR TO BE INTEGRAL (WHITE) AND BE APPROVED BY THE OA STUCCO OWNERS IN THE FIELD; INSTALL WOVEN FIBERGLASS MESH INTO BASE COAT FOR CRACK ISOLATION 3/4" THICK CREAM COLORED "SONOMA" CUT LIMESTONE VENEER TILES (10 LBS./PER S.F..) INSTALLED B O STONE 0/ GALVANIZED WIRE LATH 0/ 2 LAYERS OF GRADE V PAPER 0/ 1/2" A.P.A. RATED PLYWD. SHEATHING OC METAL TRIM COPPER METAL FLASHING/TRIM, TYPICAL < WINDOW/DOOR WESTERN WINDOW SYSTEMS (U.N.O.) W/ 'BRONZE' ALUMINUM FINISH; SEE SHEET A5.0 OE GLASS RAILING 42" HIGH, 1/2" THK. TEMPERED, FRAMELESS GLASS GUARDRAIL WITH STAINLESS STEEL SHOE AND BRACKETS 1/4" THICK 'VERMONT GRAY' ROOF TILES WITH STANDARD TEXTURE AND UNIFORM STANDARD LENGTH AND WIDTH; F OSLATE ROOF CLASS 'A' ASSEMBLY OVER 30 LB. FELT UNDERLAYMENT OVER 1/2" COX PLYWOOD SHEATHING, TYP. —I - rd DECK I I.I i.•; ::.11'.11 11.. -: -- -:J = --i-_- - - -.-:- ----=.-..;.,.----.------ --—S268CE3LING (ATFLOOR F. MASTER) ----- ----------- - - - _ II I{ ,,/ 9 .. - 0 � o : O.' NIO N d 3'�-,1 1 ACCESS PANEL ih \ L- N :+19.25' 2nd F.F. (AT MASTER) t +19.08' 2nd FLOOhhtt DECK F.F. +18.00' GARAGE CEILING 5 east elevation (side) A3.1 SCALE: 1/4" = 1'-0" +9.99' ESTABLISHED GRADE I DARK BRONZE CHIMNEY CAP 12 _- -- _----------- - - - - - - - - - - - - --t-- )—+29'-0" HEIGHT LIMIT (38.99') I ----- ----- ----- --i--- )+27'-2 1/2" T.O. MANSARD ROOF (37.16') ¢ I ,I J � N I Iw J \II z J H \ \ Ia IO K \\ d -----------------II +10'-5" 2nd F.F. (AT MAIN LIVING AREA) - - - - - - - - - - - - - - - - +9'-0" 1st FLOOR CEILING COPPER SCUPPER AT DECK] SEE DETAIL 9/A6.0 REPLACE EXISTING WALL I ALONG BOARDWALK WITH I o NEW 24" HIGH C.M.U. WALL WITH SMOOTH STUCCO FINISH 6 east elevation (side) A3.0 SCALE: 1/4" = 1'-0" exterior elevations 1/4"=1'-0" arrache residence 1223 east balboa blvd. newport beach, California 92661 established grade and overall height ESTABLISHED GRADES NW CORNER 9.40' NE CORNER 9.45' SW CORNER 10.70' SE CORNER 10.43' AVERAGE: 9.40 + 9.45 + 10.70 + 10.43 = 39.98 39.98/4 = 9.99' ESTABLISHED AVERAGE GRADE 01 june 2017 ©copyright 2017 job #1606 er- is aunt architect 62 balboa coves newport beach, california 92663 tel 949.637.5220 client: mr. + mrs. Ton arrache 1223 e. balboa blvd. newport beach, california 92661 tel 310.415.6869 32 8'-6" CEILING (AT MASTER) , —L--- W w� master patio bathroom 8x7 8x17 M +19.25' 2nd F.F. (AT MASTER), ---- 2 car garage 8x21 / `4' +9.99' ESTABLISHED GRADE —3\ In laundry sxa r—J J 27 � I r—J _J great room 3x1 family room 1x1 6 north/south section A3.2 SCALE: 1/4" = 1'-0" ------------------------------- +29'-0" HEIGHT LIMIT (38.99') +27'-2 1/2" T.O. MANSARD ROOF (37.16') 12 �8 I ----- ----------------------1-- +24'-0" HEIGHT LIMIT (33.99') -------------------I -- —+10'—Y 2nd FLOOR CEILING (AT MAIN LIVING AREA) 2'-6" I mlo a 5' W s L r� W I W O -- --�,_-------------- — +10'-5" 2nd F.F. (AT MAIN LIVING AREA) r-- +9'-0" 1st FLOOR CEILING 7 north/south section A3.2 SCALE: 1/4" = 1'-0" building sections 1/4"=1'-0" arrache residence 1223 east balboa blvd. newport beach, California 92661 1 CITY CORRECTIONS 01 AUGUST 2017 01 june 2017 ©copyright 2017 job #1606 ei-ic aunt architect 62 balboa coves newport beach, California 92663 tel 949.637.5220 client: mr. + mrs. ron arrache 1223 e. balboa blvd. newport beach, california 92661 tel 310.415.6869 33 \�o Aa 4 entry 07 r—J J 27 � I r—J _J great room 3x1 family room 1x1 6 north/south section A3.2 SCALE: 1/4" = 1'-0" ------------------------------- +29'-0" HEIGHT LIMIT (38.99') +27'-2 1/2" T.O. MANSARD ROOF (37.16') 12 �8 I ----- ----------------------1-- +24'-0" HEIGHT LIMIT (33.99') -------------------I -- —+10'—Y 2nd FLOOR CEILING (AT MAIN LIVING AREA) 2'-6" I mlo a 5' W s L r� W I W O -- --�,_-------------- — +10'-5" 2nd F.F. (AT MAIN LIVING AREA) r-- +9'-0" 1st FLOOR CEILING 7 north/south section A3.2 SCALE: 1/4" = 1'-0" building sections 1/4"=1'-0" arrache residence 1223 east balboa blvd. newport beach, California 92661 1 CITY CORRECTIONS 01 AUGUST 2017 01 june 2017 ©copyright 2017 job #1606 ei-ic aunt architect 62 balboa coves newport beach, California 92663 tel 949.637.5220 client: mr. + mrs. ron arrache 1223 e. balboa blvd. newport beach, california 92661 tel 310.415.6869 33