HomeMy WebLinkAbout02_416 Marguerite Parcel Map_PA2017-170o�"""OpoR m CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
u
r'9C�ppNP October 12, 2017
Agenda Item No. 2
SUBJECT: 416 Marguerite Avenue Tentative Parcel Map (PA2017-170)
SITE LOCATION: 416 Marguerite Avenue
• Tentative Parcel Map No. NP2017-019
County Tentative Parcel Map No. 2016-179
APPLICANT: Justin Henderson, Mastercraft Residential
OWNER: HB 300 Partners, LLC, A California Limited Liability Company
PLANNER: Liane Schuller, Contract Planner
949-644-3237, Ischuller@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
• General Plan: Two -Unit Residential (RT)
• Zone: Two -Unit Residential (R-2)
PROJECT SUMMARY
A request for a tentative parcel map for condominium purposes. A single-family residence
was demolished and is being replaced with a new duplex, pursuant to Zoning and Building
Code requirements. Approval of the Tentative Parcel Map would allow each unit to be
sold individually as condominiums. No waivers of Title 19 (Subdivisions) requirements
are requested.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15315 (Minor Land Divisions) of the CEQA Guidelines, because
it has no potential to have a significant effect on the environment; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Tentative Parcel Map
No. NP2017-019 (Attachment No. ZA 1).
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416 Marguerite Avenue Tentative Parcel Map
Zoning Administrator, October 12, 2017
Page 2
DISCUSSION
• The subject property is a relatively flat lot that is approximately 3,528 square feet
in area. It is located on Marguerite Avenue, approximately 170 feet north of Coast
Highway.
• The property was formerly developed with a single-family residence originally
constructed in 1945, which has been demolished. A duplex is currently being
constructed under Building Permit No. X2016-4298. The new duplex will provide
the code required two -car parking per unit.
• Approval and recordation of the Tentative Parcel Map will allow each unit to be
sold individually as condominiums.
• The property is designated for two -unit residential use by the General Plan and
Zoning Code. The new two -unit dwelling is consistent with this designation and a
tentative parcel map for condominiums does not change the allowed use or density
on the property.
• The new condominium project will conform to current Newport Beach Municipal
Code requirements and meet all Title 19 standards.
• Public improvements will be required of the applicant per the Municipal Code and
Subdivision Map Act.
• Due to the increase in the number of units, an in -lieu park dedication fee will be
assessed prior to recordation of the Parcel Map.
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15315, of the State CEQA (California
Environmental Quality Act) Guidelines - Class 15 (Minor Land Divisions). The Class 15
exemption allows the division of property in urbanized areas zoned for residential,
commercial, or industrial use into four or fewer parcels when the division is in
conformance with the General Plan and zoning, no variances or exceptions are required,
all services and access to the proposed parcels are available, the parcel was not involved
in a division of a larger parcel within the previous two years, and the parcel does not have
an average slope greater than 20 percent. The Tentative Parcel Map is for condominium
purposes and is consistent with all of the requirements of the Class 15 exemption.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of property
within 300 feet of the boundaries of the site (excluding intervening rights-of-way and
Tmp1r. 01/17/17
416 Marguerite Avenue Tentative Parcel Map
Zoning Administrator, October 12, 2017
Page 3
waterways), including the applicant, and posted on the subject property at least 10 days
before the scheduled hearing, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at City
Hall and on the City website.
APPEAL PERIOD
An appeal may be filed with the Director of Community Development within 10 days
following the date of action. For additional information on filing an appeal, contact the
Planning Division at 949-644-3200.
Prepared by:
ane Schuller
Contract Planner
BMZfIs
Attachments: ZA 1
ZA 2
ZA 3
ZA 4
TmpIC 01/12217
Draft Resolution
Vicinity Map
Applicant's Written Statement
County Tentative Parcel Map No. 2016-179
S
Attachment No. ZA 1
Draft Resolution
4
RESOLUTION NO. ZA2017-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING TENTATIVE PARCEL
MAP NO. NP2017-019 FOR TWO -UNIT CONDOMINIUM
PURPOSES LOCATED AT 416 MARGUERITE AVENUE (PA2017-
170)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Justin Henderson, Mastercraft Residential (Applicant), on
behalf of HB 300 Partners, LLC, A California Limited Liability Company (Property Owner),
with respect to property located at 416 Marguerite Avenue, and legally described as Lot
10, Block 439 of the Corona del Mar Subdivision, requesting approval of a tentative parcel
map.
2. The Applicant proposes a tentative parcel map application for two -unit condominium
purposes. No waiver of Title 19 (Subdivisions) development standards are proposed
with this application. A single-family residence was demolished and a new duplex is
currently being constructed. The Tentative Parcel Map would allow each unit to be sold
individually as condominiums.
3. The subject property is designated Two -Unit Residential (RT) by the General Plan Land
Use Element and is located within the Two -Unit Residential (R-2) Zoning District.
4. The subject property is not located within the coastal zone; therefore, no coastal
development permit is required.
5. A public hearing was held on October 12, 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 15315 under Class 15 (Minor Land Divisions) 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 15 exemption allows the division of property in urbanized areas zoned for
residential, commercial, or industrial use into four or fewer parcels when the division is
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Zoning Administrator Resolution No. ZA2017-###
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in conformance with the General Plan and zoning, no variances or exceptions are
required, all services and access to the proposed parcels are available, the parcel was
not involved in a division of a larger parcel within the previous two years, and the parcel
does not have an average slope greater than 20 percent. The Tentative Parcel Map is
for condominium purposes and is consistent with all of the requirements of the Class 15
exemption.
SECTION 3. REQUIRED FINDINGS.
The Zoning Administrator determined in this case that the Tentative Parcel Map is consistent
with the legislative intent of Title 20 (Planning and Zoning) of the Newport Beach Municipal
Code (NBMC) and is approved based on the following findings per Section 19.12.070
(Required Findings for Action on Tentative Maps):
Finding:
A. That the proposed map and the design or improvements of the subdivision are
consistent with the General Plan and any applicable specific plan, and with applicable
provisions of the Subdivision Map Act and this Subdivision Code.
Facts in Support of Finding:
1. The Tentative Parcel Map is for two -unit residential condominium purposes. A single-
family dwelling, originally constructed in 1945, was demolished and is being replaced
with a new duplex. The proposed subdivision and improvements are consistent with
the density of the R-2 Zoning District and the RT General Plan Land Use
Designation.
2. The proposed project site is not located within any specific plan area.
Finding:
B. That the site is physically suitable for the type and density of development.
Facts in Support of Finding:
1. The lot is physically suitable for two -unit development because it is rectangular in
shape and topographically flat, which is typical of lots in this area.
2. A residential use has existed on this site since at least 1945. The proposed project
will replace the previously existing single-family residence with a new duplex that is
compliant with all current code requirements.
3. The subject property has street frontage on Marguerite Avenue and is also
accessible from the alley at the rear. It is adequately served by existing utilities.
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Finding:
C. That the design of the subdivision or the proposed improvements are not likely to cause
substantial environmental damage nor substantially and avoidably injure fish or wildlife
or their habitat. However, notwithstanding the foregoing, the decision making body may
nevertheless approve such a subdivision if an environmental impact report was
prepared for the project and a finding was made pursuant to Section 21081 of the
California Environmental Quality Act that specific economic, social, or other
considerations make infeasible the mitigation measures or project alternatives identified
in the environmental impact report.
Facts in Support of Finding:
1. See Fact in Support of Finding B2.
2. The property is located in an urbanized area that does not contain any sensitive
vegetation or habitat. 'Wr
3. The project is categorically exempt under Section 15316,JArticle 19 of Chapter 3), of
the California Environmental Quality Act (CEQA) Guidelines — Class 15 (Minor Land
Divisions).
Finding: 1001%�N
D. That the design of the subdivision or the type of improvements is not likely to cause
serious public health problems.
Fact in Support of Finding:
The Tentative Parcel Map is for residential condominium purposes. All improvements
associated with the project will comply with all Building, Public Works, and Fire Codes, which
are in place to prevent serious public health problems. Public improvements will be required of
the developer per NBMC Section 19.28.010 (General Improvement Requirements) and Section
66411 (Local agencies to regulate and control design of subdivisions) of the Subdivision Map
Act. All ordinances of the City and all Conditions of Approval will be complied with.
Finding:
E. That the design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of property within
the proposed subdivision. In this connection, the decision making body may approve a
map if it finds that alternate easements, for access or for use, will be provided and that
these easements will be substantially equivalent to ones previously acquired by the
public. This finding shall apply only to easements of record or to easements established
by judgment of a court of competent jurisdiction and no authority is hereby granted to
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the City Council to determine that the public at large has acquired easements for access
through or use of property within a subdivision.
Fact in Support of Finding:
The design of the development will not conflict with easements acquired by the public at large,
for access through, or use of property within the proposed development, because there are no
public easements located on the property.
Finding:
F. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act,
if the land is subject to a contract entered into pursuant to the California Land
Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision
of the land would not be too small to sustain their agricultural use or the subdivision will
result in residential development incidental to the commercial agricultural use of the
land. ,`= "�
Facts in Support of Finding:
1. The property is not subject to the Williamson Act because the subject property is not
designated as an agricultural preserve and is less than 100 acres in area.
2. The site is developed for residential use and is within the R-2 Zoning District, which
permits residential uses.
Finding:
G. That, in the case of a "land project' as defined in Section 11000.5 of the California
Business and Professions Code: (1) there is an adopted specific plan for the area to be
included within the land project; and (2) the decision making body finds that the
proposed land project is consistent with the specific plan for the area.
1. The property is not a "land project' as defined in Section 11000.5 of the California
Business and Professions Code because the existing subdivision does not contain
fifty (50) or more parcels.
2. The project is not located within a specific plan area.
Finding:
H. That solar access and passive heating and cooling design requirements have been
satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act.
Fact in Support of Finding:
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Zoning Administrator Resolution No. ZA2017-###
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The Tentative Parcel Map and any future improvements are subject to Title 24 of the California
Building Code that requires new construction to meet minimum heating and cooling efficiency
standards depending on location and climate. The Newport Beach Building Division enforces
Title 24 compliance through the plan check and inspection process.
Finding:
That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and
Section 65584 of the California Government Code regarding the City's share of the
regional housing need and that it balances the housing needs of the region against the
public service needs of the City's residents and available fiscal and environmental
resources.
Fact in Support of Finding:
The proposed duplex is consistent with the R-2 Zoning District, which allows two (2) residential
units on the property. Therefore, the Tentative Parcel Map for condominium purposes will not
affect the City in meeting its regional housing need.
Finding: LAW
J. That the discharge of waste from the proposed subdivision into the existing sewer
system will not result in a violation of existing requirements prescribed by the Regional
Water Quality Control Board.
Fact in Support of Finding:
The new duplex has been designed and will be constructed so that wastewater discharge into
the existing sewer system complies with the Regional Water Quality Control Board (RWQCB)
requirements.
Finding:
K. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision
conforms with the certified Local Coastal Program and, where applicable, with public
access and recreation policies of Chapter Three of the Coastal Act.
Facts in Support of Finding:
1. The subject property is not located within the Coastal Zone.
2. The project is not located between the nearest public road and the sea or shoreline
of any body of water located within the Coastal Zone; therefore, the public access
and recreation policies of Chapter 3 of the Coastal Act are not applicable.
SECTION 4. DECISION.
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NOW, THEREFORE, BE IT RESOLVED:
PASSED, APPROVED, AND ADOPTED THIS 12TH DAY OF OCTOBER, 2017.
Patrick J. Alford, Zoning Administrator
a7-11-17
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Zoning Administrator Resolution No. ZA2017-###
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EXHIBIT "A"
CONDITIONS OF APPROVAL
1. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
2. Prior to recordation of the Parcel Map, the Applicant shall apply for a building permit for
a description change of the subject project development from "duplex" to
"condominium." The development will not be condominiums until this permit is
finaled. The building permit for the new construction shall not be finaled until after
recordation of the Parcel Map.
3. Prior to recordation of the Parcel Map, the Applicant shall pay an in -lieu park dedication
fee for an increase of one dwelling unit. The fee shall be charged consistent with that in
effect at the time of payment.
4. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved in
compliance with the provisions of NBMC Title 19.
5. 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 the 416 Marguerite Avenue Tentative Parcel Map including, but not limited to,
NP2017-019 (PA2017-170). 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.
6. A Final Parcel Map shall be recorded. The Map shall be prepared on the California
coordinate system (NAD83). Prior to recordation of the Map, the surveyor/engineer
preparing the Map shall submit to the County Surveyor and the City of Newport Beach
a digital -graphic file of said map in a manner described in Section 7-9-330 and 7-9-337
of the Orange County Subdivision Code and Orange County Subdivision Manual,
Subarticle 18. The Map to be submitted to the City of Newport Beach shall comply
with the City's CADD Standards. Scanned images will not be accepted.
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7. Prior to recordation of the Parcel Map, the surveyor/engineer preparing the map shall
tie the boundary of the map into the Horizontal Control System established by the
County Surveyor in a manner described in Section s 7-9-330 and 7-9-337 of the Orange
County Subdivision Code and Orange County Subdivision Manual, Subarticle 18.
Monuments (one inch iron pipe with tag) shall be set On Each Lot Corner unless
otherwise approved by the Subdivision Engineer. Monuments shall be protected in place
if installed prior to completion of construction project.
8. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
9. The Applicant shall reconstruct all damaged concrete sidewalk panels, curb and gutter
along the Marguerite Avenue property frontage and any damaged concrete alley panels
along the alley property frontage as determined by the Public Works Department.
10. All existing overhead utilities shall be undergrounded.
11. All above ground improvements shall stay a minimum 5 -foot clear of the alley setback.
12. All existing private, non-standard improvements, including but not limited to concrete
carriage walks and fences, within the public right-of-way and/or extensions of private,
non-standard improvements into the public right-of-way fronting the development site
shall be removed.
'almh, %/
13. The Applicant shall install new sod or low groundcovers of the type approved by the City
throughout the Marguerite Avenue parkway fronting the development site.
MW
14. Each unit shall be served by its individual water meter and sewer lateral and cleanout.
Each water meter and sewer cleanout shall be installed with a traffic -grade box and
cover.
15. An encroachment permit is required for all work activities within the public right-of-way.
16. All improvements shall comply with the City's sight distance requirement. See City
Standard 110-L.
17. In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public right-of-way could be
required at the discretion of the Public Works Inspector.
07-11-17
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Attachment No. ZA 2
Vicinity Map
13
VICINITY MAP
Tentative Parcel Map No. NP2017-019
PA2017-170
416 Marguerite Avenue
rm
Attachment No. ZA 3
Applicant's Written Statement
15
PA2017-170
100010
MASTERCRAFT RESIDENTIAL
20201 SW Birch St. Suite 100
Newport Beach, CA 92660
APPLICANT LETTER — TENTATIVE PARCEL MAP APPLICATION
416 Marguerite Ave.
Newport Beach, CA 92625
8/7/2017
PROJECT DESCRIPTION
Applicant/Owner:
Justin Henderson - Mastercraft Residential/ HB 300 Partners, LLC
Legal Description:
A Subdivision of Lot 10 of Block 439 of Corona Del Mar, in the City of Newport Beach,
County of Orange, State of California, as per Map recorded in Book 3, Pages 41-42 of
Miscellaneous Maps in the office of the County Recorder of said County.
Assessor's Parcel No:
459-202-03
TPM:
2016-179
Zoning:
R-2
Acreage:
0.081 AC
Proposal:
Tentative Parcel Map for two -unit condominium purposes.
History of the Property:
The site was previously developed with a 1,045 SF single-family dwelling with detached 2 -car garage built in 1945. The
residence has since been demolished
and the site has been graded.
Proposed Use of the Property:
A new 2 -unit residential duplex is proposed. Unit 1 is a 3 -story, 1,846 SF residence and Unit 2 is a 3 -story, 1,107 SF
residence. Each unit has an attached 1 -car garage and covered carport.
Proposed Improvements of Property:
Existing Water and Sewer laterals will be re -used for Unit 1. New Water and Sewer services will be constructed for Unit 2. A
new bottomless trench drainage system will be installed at the southeast end of the property. All dry utility services will
tie-in to existing mainlines and are to be undergrounded.
Proposed Sewer:
Both Sewer and Water services tie to existing City mainlines located within the abutting alley.
Proposed Public Areas:
No public areas are proposed.
Proposed Tree Planting:
Per the approved Landscape Plans; two, 24" box Majestic Hawthorns are to be installed along the northern property line
and one, 36" box Bronze Loquat in the front yard facing Marguerite Ave.
If there are any questions or comments regarding this application please do not hesitate to contact me at (949) 252-1122
ext. 108 or by email at Jhenderson@mastercraftresidential.com.
Justin HendersonI
Project Manager
Mastercraft Residential
10
Attachment No. ZA 4
Tentative Parcel Map No. 2016-179
17
0 10 20
1 1 1 1 I Feet
SCALE: 1"=10'
Legend:
AC
ASPHALTIC CONCRETE
EX
EXISTING
FH
FIRE HYDRANT
FS
FINISHED SURFACE
ST LT
STREET LIGHT
5F
SQUARE FEET
TC
TOP OF CURB
"6292" BEING NORTH 40035'00" EAST, PER RECORDS ON FILE IN THE OFFICE OF THE COUNTY SURVEYOR.
CENTERLINE
Benchmark:
CURB & GUTTER
THE ELEVATIONS SHOWN HEREON ARE BASED ON ORANGE COUNTY SURVEY VERTICAL CONTROL NUMBER
"3K-29-68".
— - -
- — DRAINAGE SWALE
— — —
PROPERTY LINE
MASTERCRAFT RESIDENTIAL
SEWER
5
TRACT BOUNDARY
wTWATER MAIN
P
WATER METER
FOR CONDOMINIUM PURPOSES
TENTATIVE PARCEL MAP NO. 2016-179
BEING A SUBDIVISION OF LOT 10 OF BLOCK 439 OF CORONA DEL MAR, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 3, PAGES 41-42 OF
MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
DATE OF PREPARATION:
September 23, 2016
Notes :
0.081 ACRES GROSS & NET
LAND NOT SUBJECT TO INUNDATION OR OVERFLOW.
NO PARKS TO BE DEDICATED
� 35.0
Proposed Land Use:
2 RESIDENTIAL CONDOMINIUM UNITS
1 PARCEL
' I
Assessor's Parcel Numbers:
35.00"
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PA CIFC COAST HIGH WA Y
R/W CL R/W
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CONC, PAVEMENT
Typical Section: Alley
NOT TO SCALE
ct
R/ W R/ W
PROJECT SITE 70'
35' 35'
15' 20' 20' 15'
I I
I I I
GUTTER (TYP)
Typical Section: Marguerite Avenue
NOT TO SCALE
459-202-03
Setback Requirements:
FRONT 20'
SIDES 3'
REAR 5'
Legal Description:
LOT 10 OF BLOCK 439 OF CORONA DEL MAR, IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 3,
PAGES 41-42 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
Basis of Bearings_
THE BEARINGS SHOWN HEREON ARE BASED UPON THE BEARING BETWEEN O.C.S. HORIZONTAL CONTROL STATION GP5 NO. "6200R1" AND STATION GPS NO.
"6292" BEING NORTH 40035'00" EAST, PER RECORDS ON FILE IN THE OFFICE OF THE COUNTY SURVEYOR.
Benchmark:
THE ELEVATIONS SHOWN HEREON ARE BASED ON ORANGE COUNTY SURVEY VERTICAL CONTROL NUMBER
"3K-29-68".
ELEVATION 84.166 FEET (NAVD88) 2001 OCS ADJ.
Owner/Subdivider:
MASTERCRAFT RESIDENTIAL
20201 SW BIRCH ST., SUITE 100
NEWPORT BEACH, CA 92660
(949) 252-1122
P
Site Address:
P
416 MARGUERITE
NEWPORT BEACH, CA
Flood Zone:
ZONE X, OUTSIDE THE 500 YEAR FLOOD BOUNDARIES. \
SITE
P� 9
Estimated Grading Quantities:
RAW CUT: 30 CY
o
RAW FILL: 30 CY
IMPORT: 0 CY
Engineer:
O �
ROBIN B. HAMERS & ASSOCIATES, INC. _-__ _---_
<z Q yKry
234 E. 17TH STREET, SUITE 205
COSTA MESA, CA 92627
(949) 548-1192 °
Easements:
PER FIRST AMERICAN TITLE COMPANY PRELIMINARY REPORT NO.
NHSC-4981789 DATED 8/4/15 FOR THE PROJECT PROPERTY, THERE
ARE NO EASEMENTS OF RECORD ON THE SITE.
P.L.
SITE -
3.5'
EXIST. P.L. FENCE
MATCH RXI
P.L. ELEVATION
I I
1'
GRADE II
—_--= — ----- —
viceoh \ �\
VICINITY MAP
NOT TO SCALE
P.L.
SITE
4.4'
I
EXIST. P BLOCK WALL
1'
ui
n F
PROP, BLDG, WALL PROP, RETAINING CL
WALL/FENCE x
Q
FINISHED FLOOR
- — GRADE II
IIIIIIIIIIIIIIIIIII _
I I III1 I11I � I III_=a-I � 1=111-1-11'11 I
NOTE:
VERTICAL SEPARATION BETWEEN FINISHED FLOOR
AND FINISHED GRADE(SOIL) SHALL BE 8" MINIMUM.
SECTION A
NOT TO SCALE
FINISHED FLOOR
I
NOTE:
VERTICAL SEPARATION BETWEEN FINISHED FLOOR
AND FINISHED GRADE(SOIL) SHALL BE 8" MINIMUM.
SECTION B
NOT TO SCALE
fe