HomeMy WebLinkAbout04_715 West Balboa Boulevard CDP_PA2017-137CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
a October 26, 2017
C'4GIFOFN/ Agenda Item No. 4
SUBJECT: 715 West Balboa Boulevard CDP (PA2017-137)
SITE LOCATION: 715 West Balboa Boulevard
• Coastal Development Permit No. CD2017-059
APPLICANT: Urban Arena, LLC
OWNER: Brian Huitt
PLANNER: Liz Westmoreland, Assistant Planner
949-644-3234, Iwestmoreland(c�newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
• General Plan: RS -D Single -Unit Residential Detached
• Zoning District : R-1 Single -Unit Residential
• Coastal Land Use Plan: RSD -C Single Unit Residential Detached (10.0 — 19.9
DU/AC)
• Coastal Zoning District: R-1 Single -Unit Residential
PROJECT SUMMARY
A Coastal Development Permit (CDP) to demolish an existing single-family residence and
detached garage and construct a new 3 -story single-family residence with attached
garage totaling 2,839 square feet. The design includes hardscape, walls, drainage
facilities, and approximately 73 square feet of 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 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
3) Adopt Draft Zoning Administrator Resolution No. — approving Coastal Development
Permit No. CD2017-059 (Attachment No. ZA 1).
1
715 West Balboa Boulevard CDP
Zoning Administrator, October 26, 2017
Page 2
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. A Coastal Development Permit is required
and the property is not eligible for a Waiver for De Minimis Development because the
property is located in the Appeal Area.
The property currently consists of one legal lot developed with a single-family
residence. 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 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 by the project plans and illustrated in Table 1 below.
Hazards
The development is separated from the shoreline by a public boardwalk, alley, and
beachfront properties. The project site is not protected by a bulkhead.
• The finish floor elevation of the proposed dwelling is 11.0 MSL (NAVD 88), which
complies with the minimum 9.00 MSL (NAVD88) elevation standard.
• The property owner will 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
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Table 1 — Development Standards
Development Standard
Standard
Proposed
Setbacks min.
Front
7 feet
7 feet
Sides
3 feet
3 feet
Rear
5 feet
5 feet
Allowable Floor Area
2,850 square feet
2,839 square feet
Allowable 3rd Floor Area
285 square feet
225 square feet
Open Space
214 square feet
221 square feet
Parking
2 -car garage
2 -car garage
Height
24 feet flat roof
29 feet sloped roof
24 feet flat roof
29 feet sloped roof
Hazards
The development is separated from the shoreline by a public boardwalk, alley, and
beachfront properties. The project site is not protected by a bulkhead.
• The finish floor elevation of the proposed dwelling is 11.0 MSL (NAVD 88), which
complies with the minimum 9.00 MSL (NAVD88) elevation standard.
• The property owner will 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
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715 West Balboa Boulevard CDP
Zoning Administrator, October 26, 2017
Page 3
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.
Water Quality
The property is located more than 200 feet from the nearest body of water. Therefore,
the project design addresses water quality with a construction erosion control plan
and a post construction drainage system that includes drainage and percolation
features designed to retain dry weather and minor rain event run-off on-site. Any
water not retained on-site is directed to the City's storm drain system.
Public Access and Views
The project site is located between the nearest public road and the sea or shoreline;
however, the project will not affect the public's ability to gain access to, use, and/or
view the coast and nearby recreational facilities. The property is separated from the
beach by the boardwalk, a row of residences, and West Oceanfront Alley. Location
of the property in relation to the beach precludes impacts to public view points.
Vertical access to the beach is available approximately 170 feet west of the property
on 8th Street.
• The public beach also contains a public boardwalk providing lateral access and views
of the beach and shoreline in front of the project site.
ENVIRONMENTAL REVIEW
Categorical Exemption
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).
Class 3 exempts the demolition of up to three single-family residences and additions of
up to 10,000 square feet to existing structures. The proposed project consists of the
demolition of one single-family residence and the construction of a new 2,839 -square -
foot single-family residence.
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715 West Balboa Boulevard CDP
Zoning Administrator, October 26, 2017
Page 4
PUBLIC NOTICE
Notice of this public hearing 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:
Liz We `tmoreland, Assistant Planner
GBR/law — lower case
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
Tmp1[: 09/21/17
4
Attachment No. ZA 1
Draft Resolution
5
RESOLUTION NO. ZA2017-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2017-059 TO DEMOLISH AN
EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A
NEW SINGLE-FAMILY RESIDENCE AND ATTACHED 2 -CAR
GARAGE LOCATED AT 715 WEST BALBOA
BOULEVARD(PA2017-137)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Urban Arena, LLC, with respect to property located at 715
West Balboa Boulevard requesting approval of a coastal development permit.
2. The lot at 715 Balboa Boulevard West is legally described as Lot 10, Block 8 of the East
Newport Tract 3/37.
3. The applicant proposes to demolish an existing single-family residence and detached
garage and construct a new 3 -story single-family residence with attached garage
totaling 2,839 square feet. The design includes hardscape, walls, drainage facilities,
and approximately 73 square feet of landscaping. The project complies with all
applicable development standards and no deviations are requested.
4. The subject property is designated RS -D (Single -Unit Residential Detached) by the
General Plan Land Use Element and is located within the R-1 (Single -Unit Residential)
Zoning District.
5. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RSD -C Single Unit Residential Detached (10.0 — 19.9 DU/AC) and it is
located within the R-1 Single -Unit Residential Coastal Zone District.
6. A public hearing was held on October 26, 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 categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act (CEQA) under Class 3 (New Construction or
Conversion of Small Structures).
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Zoning Administrator Resolution No. ####
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2. Class 3 exempts the demolition of up to three single-family residences and additions of
up to 10,000 square feet to existing structures. The proposed project consists of the
demolition of one single-family residence and the construction of a new 2,460 -square -
foot single-family residence with attached 379 -square -foot 2 -car garage.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Coastal Development Permits, 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 2,850 square feet and the proposed floor area
is 2,839 square feet.
b. The proposed development provides the minimum required setbacks, which are 7
feet along the front property line abutting West Balboa Boulevard, 3 feet along each
side property line and 5 feet along the rear property line abutting the alley
c. The highest guardrail is less than 24 feet from established grade (10.20 feet
NAVD88) and the highest ridge is no more than 29 feet from established grade,
which comply with the maximum height requirements.
The project includes garage parking for a total of two vehicles, complying with the
minimum two -car garage parking requirement for single-family residences with less
than 4,000 square feet of habitable floor area.
2. 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.
3. The development fronts the Newport Bay. The project site is not protected by a
bulkhead. The finished floor elevation of the proposed dwelling is 11.0 MSL (NAVD 88),
which complies with the minimum 9.00 MSL (NAVD88) elevation standard.
4. The property owner will 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). The requirements is included as a
08-15-2017
Zoning Administrator Resolution No. #I###
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condition of approval that will need to be satisfied prior to the issuance of building permits
for construction.
5. 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.
6. The property is not located within 200 feet of coastal waters. Thus, the project design
addresses water quality with a construction erosion control plan and a post construction
drainage system that includes drainage and percolation features designed to retain dry
weather and minor rain event run-off on-site. Any water not retained on-site is directed to
the City's storm drain system.
7. Proposed landscaping complies with Implementation Plan 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
8. The property is not located near designated Public View Points or Coastal View Roads,
and will not impact public coastal views.
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:
1. The project site is located between the nearest public road and the sea or shoreline;
however, the project will not affect the public's ability to gain access to, use, and/or view
the coast and nearby recreational facilities. The property is separated from the beach by
the boardwalk, a row of residences, and West Oceanfront Alley. Location of the property
in relation to the beach precludes impacts to public viewpoints. Vertical access to the beach
is available approximately 170 feet west of the property on 8"' Street.
2. The public beach also contains a public boardwalk providing lateral access and views of
the beach and shoreline in front of the project site.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
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Zoning Administrator Resolution No. ####
Paqe 4 of 7
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2017-059, 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 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 26TH DAY OF OCTOBER, 2017.
Patrick J. Alford, Zoning Administrator
08-15-2017
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Zoning Administrator Resolution No. ####
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EXHIBIT "A"
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. 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.
3. Best Management Practices (BMP's) and Good Housekeeping Practices (GNP's) shall
be implemented prior to and throughout the duration of construction activity as
designated in the Erosion and Drainage Plans.
4. 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
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.
5. 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.
6. 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.
7. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new Coastal Development Permit.
8. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
9. 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.
10. This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained is detrimental to the public health, welfare or materially injurious
to property or improvements in the vicinity or if the property is operated or maintained
so as to constitute a public nuisance.
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Zoning Administrator Resolution No. ####
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11. 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.
12. 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.
13. Prior to issuance of the building permits, the erosion control and drainage plan shall be
submitted with the Building Permit plans. Implementation shall be in compliance with the
approved plans and any changes could require separate review and approval by the
Building Division.
14. 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.
15. 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.
16. 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.
17. 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 the current
property owner or agent.
18. This Coastal Development Permit No. CD2017-059 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.
19. 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
08-15-2017
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Zoning Administrator Resolution No. ####
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approval of including, but not limited to, Coastal Development Permit No. CD2017-059.
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/or the 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.
08-15-2017
12
Attachment No. ZA 2
Vicinity Map
13
CDP No. CD2017-059
PA2017-137
715 West Balboa Boulevard
1 -
Attachment No. ZA 3
Project Plans
15
0107971 10MMe7_l�91*Y471alto] II
APN: 048-023-20
715 BALBOA BLVD W
NEWPORT BEACH, CA 92663
R-1 ZONING
OWNERS
BRIAN AND DEBBIE HUITT
715 WEST BALBOA
NEWPORT BEACH, CA 92663
T: 949.345.1001
CONSULTANTS
ARCHITECT
URBAN ARENA
3195 REDHILL AVE. LOFT F
COSTA MESA, CA. 92626
PH. 714.754.4500
LANDSCAPE ARCHITECT
URBAN ARENA
3195 REDHILL AVE. LOFT F
COSTA MESA, CA. 92626
PH. 949.366.6865
STRUCTURAL ENGINEER
ESI / FME
1800 E. 16TH STREET, SUITE B
SANTA ANA, CA 92701-3177
PH. 714.835.2800
TITLE 24
HERITAGE ENERGY
470 WALD
IRVINE, CA 92618-4638
PH. 949.789.7221
CIVIL ENGINNERING
CORE STRUCTURE, INC.
23172 PLAZA POINTE DR. SUITE 145
LAGUNA HILLS, CA 92653
PH. 949.954.7244
SOILS
R MCCARTHY CONSULTING
23 CORPORATE PLAZA, SUITE 150
NEWPORT BEACH CA 92660
PH. 949.629.2539
PROJECT DATA
APPLICABLE CODES
CALIFORNIA FIRE CODE
CALIFORNIA BUILDING CODE
CALIFORNIA MECHANICAL CODE
CALIFORNIA PLUMBING CODE
CALIFORNIA ELECTRICAL CODE
CALIFORNIA ENERGY CODE
itt
715 Ba
Custom
•
Newport Beach,
APN
PROJECT DATA - CONT'D
THESE PLANS AND ALL WORK SHALL COMPLY WITH THE
CALIFORNIA BUILDING STANDARDS CODE FOUND IN THE
STATE OF CALIFORNIA TITLE 24 AND ALL APPLICABLE STATE
AND LOCAL CODES. ALONG WITH ANY OTHER APPLICABLE
LOCAL AND STATE LAWS AND REGULATIONS.
ISSUANCE OF A BUILDING PERMIT BY THE CITY DOES NOT
RELIEVE THE APPLICANT OF THE LEGAL REQUIREMENT TO
OBSERVE COVENANTS, CONDITIONS, AND RESTRICTIONS
WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO
OBTAIN COMMUNITY ASSOCIATION APPROVAL OF PLANS.
YOU SHOULD CONTACT YOUR COMMUNITY
ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY
CONSTRUCTION AUTHORIZED BY THIS PERMIT
PRIOR TO PERFORMING ANY WORK IN THE CITY
RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE
OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. A
PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT 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,
NEW CONCRETE SIDEWAY, 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 BORN BY THE PROPERTY OWNER (MUNICIPAL
CODE 14.24.020 AND 14.08030). SAID DETERMINATION
AND THE EXTEND OF THE REPAIR WORK SHALL BE MADE AT
THE DISCRETION OF THE PUBLIC WORKS INSPECTOR
AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL
NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC
RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS
SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18
A SITE SURVEY BY A LICENSES SURVEYOR SHALL BE
REQUIRED PRIOR TO FOUNDATION CONCRETE POUR
PROJECT DESCRIPTION
THIS PROJECTS CONSISTS OF A NEW 3 -STORY SINGLE
FAMILY RESIDENCE MEASURING 2,839 SF WITH 379 SF OF
ENCLOSED GARAGE SPACE. OPEN LIVING IS THE PRIMARY
CONCEPT OF THE RESIDENCE AS THE ENTIRE HOUSE IS
DESIGNED TO BE OPENED TO ENJOY THE MILD COASTAL
CLIMATE. ROOFTOP DECKS HAVE BEEN DESIGNED TO
LOCATED IN ZONING DISTRICT R-1: 30.0-39.9 DU/AC. THIS
PROJECT IS LOCATED IN A COASTAL ZONE WITH LAND USE
R1:. THIS PROJECT IS NOT LOCATED IN A SPECIAL FIRE
PROTECTION AREA OR FIRE HAZARD SEVERITY ZONE.
TOTAL PROPOSED AREA: (SEE SHEET A1.3 FOR AREAL
FIRST FLOOR: 1,289 S.F.
SECOND FLOOR: 1,325 S.F.
2016 EDITION THIRD FLOOR: 225 S.F
2016 EDITION TOTAL 2,839 S.F.
2016 EDITION
2016 EDITION TOTAL CONDITIONED LIVABLE AREA:
2016 EDITION (1 ST LEVEL + 2ND LEVEL+ 3RD LEVEL) - (GARAGE): 2,460 S.F
2016 EDITION TOTAL GARAGE AREA: 379S.F.
SPECIAL HAZARD:
PROJECT IS IN A LIQUIFACTION ZONE. SEE SOILS REPORT,
OCCUPANCY R-3 STRUCTURAL AND CIVIL PLANS
CONSTRUCTION : TYPE V -B SPRINKLERED DEFERRED SUBMITTAL LIST:
FIRE SPRINKLER (PER NFPA 13D) SHALL BE SUBMITTED FOR
SEPARATELY PERMITS, PRIOR TO CALLING FOR ROOF
SHEATHING INSPECTION, FOR REVIEW BY THE ARCHITECT
OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO
SUBMITTAL TO THE CITY BUILDING DEPARTMENT AND FIRE
DEPARTMENT FOR PLAN REVIEW AND APPROVAL. SOUND
ATTENUATION DESIGN FOR HVAC EQUIPMENT SHALL BE
SUBMITTED PRIOR TO INSTALLATION FOR REVIEW BY THE
ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED
PRIOR TO SUBMITTAL TO THE CITY BUILDING DEPARTMENT
FOR PLAN REVIEW AND APPROVAL.
POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER
FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS
AND PERMITS.
XWe
SHEET SCHEDULE
COVER SHEET
SURVEY
-023
1 TOPOGRAPHIC SURVEY
ARCHITECTURAL
A0.1 DEMOLITION AND ARCHITECTURAL SITE PLAN/SLAB PLAN
A1.0 FIRST AND SECOND LEVEL FLOOR PLAN
A1.1 THIRD LEVEL FLOOR PLAN AND ROOF PLAN
A1.2 PROPOSED FLOOR PLAN AREA EXHIBIT
A2.0 SIDE ELEVATIONS
A2,1 FRONT AND REAR ELEVATIONS
A3.0 ARCHITECTURAL SECTIONS
CIVIL
C1
TITLE SHEET PRECISE GRADING PLAN
C2
PRECISE GRADING PLAN
C3
SECTIONS AND DETAILS
C4
EROSION CONTROL PLAN
C5
GEOTECHNICAL RECOMMENDATION
WQ-1 WQMP EXHIBIT
DATE /TIME OF PLOT (PST): 8/10/2017 3:02 PM FILE NAME: S:\2017 Projects\17-068 715 Balboa Residence -Newport BeachWRCHITECTURE\CDs\Pending SubmiHal\ACS-Cover Sheet.dwg
-20
Resi
Bence
3D IMAGE
VICINITY MAP
17
NEWPORT BEACH
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URBAN
ARENA
3195 Red Hill Avenue- Loft F
Costa Mesa, California 92626
T. 714.754.4500 F. 714.754.4545
Orange County - San Diego
REVISIONS
QC.D.P. SUB 6.29.17
Ol C.P.P. RESUB 7.25.17
P/C NO.
JOB NO.: 17-068
SCALE: N.T.S
DATE: 8-10-17
CLIENT
CALCAGN I E
GROUP
COMMUNITY REVITALIZATION, LLC
16520 BAKE PKWY. STE 105
IRVINE, CA 92618
T : (949)345-1001 F : (929)272-2380
PROJECT
CUSTOM
RESIDENCE
715 WEST BALBOA BLVD
NEWPORT BEACH, CA
APN: 048-023-20
SHEET TITLE
COVER
SHEET
SHEET NUMBER
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3195 Red Hill Avenue- Loft F
Costa Mesa, California 92626
T. 714.754.4500 F. 714.754.4545
Orange County - San Diego
REVISIONS
QC.D.P. SUB 6.29.17
Ol C.P.P. RESUB 7.25.17
P/C NO.
JOB NO.: 17-068
SCALE: N.T.S
DATE: 8-10-17
CLIENT
CALCAGN I E
GROUP
COMMUNITY REVITALIZATION, LLC
16520 BAKE PKWY. STE 105
IRVINE, CA 92618
T : (949)345-1001 F : (929)272-2380
PROJECT
CUSTOM
RESIDENCE
715 WEST BALBOA BLVD
NEWPORT BEACH, CA
APN: 048-023-20
SHEET TITLE
COVER
SHEET
SHEET NUMBER
— — — — — — — — — MONUMENT LINE
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MONUMENT NOTE
SURVEYOR OR ENGNEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS
OR OFFSETS BEFORE STARTING GRADING.
BOUNDARY NOTE:
THIS IS NOT A BOUNDARY SURVEY. THE TOPOGRAPHIC FEATURES AS SHOWN
ON THIS MAP MAY BE ADJUSTED RELATIVE TO THE PLAT UPON COMPLETION
OF A BOUNDARY SURVEY.
1"= 6'
LEGEND
TC = TOP CURB
FL = FLOW LINE
FS = FINISH SURFACE
TS = TOP STEP
NG = NATURAL GROUND
TW = TOP WALL
TP = TOP PLANTER
TOP = TOP SLOPE
TOE = TOE SLOPE
FF = FINISH FLOOR
GFF = GARAGE FINISH FLOOR
TOR = TOP ROOF
BW = BACK WALK
SCO = SEWER CLEANOUT
PP = POWER POLE
WV = WATER VALVE
WM = WATER METER
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= CENTERLINE
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PROJECT
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EXISTING FS 1 .
- - - - EXISTING
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PROPOSED RESIDENCE
ESTABLISHED GRADE ELEVATION: 10.20
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ESTABLISHED GRADE CALCULATION AND MAJOR SETBACKS SCALE: 1/4" = 1'-0"
PROJECT
NORTH
DATE /TIME OF PLOT (PST): 8/10/20.17 3:03 PM FILE NAME: S:\2017 Projects\17-068 715 Balboa Residence -Newport Beach�A,RCHITECTURE\CDs\Pending SubmittalW0.1-Arch Site Plan.dwg
EXISTING PLAN - DEMOLITION NOTES
A. SITE TO BE FENCED
B. REFER TO CIVIL SHEETS FOR SURVEY AS REQUIRED PER PLANNING
C. ALL DEBRIS SHALL BE WET AT TIME OF HANDLING TO PREVENT DUST
D. SEWER LINES SHALL BE CAPPED
E. ALL BASEMENT FILLS SHALL BE CLEAN AND UNIFORM URBAN
F. STREETS AND SIDEWALKS ARE TO REMAIN CLEAN AND CLEAR
H. PEDESTRIAN CANOPY PROTECTION REQUIRED IF DEMOLITION WITHIN 10'-0" ARENA
OF PUBLIC SIDEWALK
I. STORM WATER PROTECTION PLAN REQUIRED
3195 Red Hill Avenue- Loft F
Costa Mesa, California 92626
ESTABLISHED GRADE CALCULATIONS T. 714.754.4500 F. 714.754.4545
Corner Elevations: Orange County - San Diego
-9.64, 9.50, 10.99, 10.60
Slope across comers with largest difference: (10.99'-9.50')/62.6'= .2.3%
Calculate by average corner elev:
-(9.64 +9.50+10.99+10.60) =40.79
-40.79/4 = 10.20
Max allowable height per NBMC 20.30.060:
24'-0" to flat roof (incl. guardrail and parapet walls)
29'-0" to slope roof (min. pitch 3:12)
Max Allowable Elev. @ roof deck guardrail: 34.20
Max Allowable Elev @ top roof ridge: 39.20
Alley Flowline height: 10.15
Garage FS= 6" above Flow Line. 10.65
SITE PLAN
UNIT COUNT:
EXISTING # OF UNITS: 1 (TO BE DEMOLISHED)
PROPOSED # UNITS: 1 (NEW)
BUILDABLE AREA OF THE SITE PER NMBC 20.03.030:
TOTAL BUILDABLE AREA: 1,425.3 SF
FLOOR AREA LIMIT PER NBMC 20.18 TABLE 2-3:
GROSS AREA LIMIT (GROSS FLOOR AREA): 2.0
MAX. GROSS FLOOR AREA: (1,425.3 S.F. X 2.0)=2,850.6 S.F.
MAX. THIRD FLOOR AREA: (1,425.3 S.F. X 20%) = 285 S.F.
SITE COVERAGE:
MAX PERCENTAGE OF THE TOTAL LOT AREA THAT MAY BE COVERED BY
STRUCTURES PER NBMC 20.18: N/A REVISIONS
SETBACKS:
FRONT: 7' PER SETBACK: MAP PER NBMC 20.18 TABLE 2-3
SIDE: 3'
REAR: 5'
C.D.P. SUB 6.29.17
THIRD FLOOR SETBACKS: A C.P.P. RESUB 7.25.17
ENCLOSED SQUARE FOOTAGE LOCATED ON THE THIRD FLOOR SHALL BE SET
BACK A MINIMUM OF FIFTEEN (15) FEET FROM THE FRONT AND REAR SETBACK LINES
(NBMC 20.48.180)
TOTAL PROPOSED AREA: (SEE SHEET A1.3 FOR AREA CALCULATION VERIFICATION)
(INCLUDES EXT. WALLS, STAIRWAYS ON ONE LEVEL, ENCLOSED PARKING):
FIRST FLOOR: 1,289 S.F.
SECOND FLOOR: 1,325 S.F.
THIRD FLOOR: 225 S.F
TOTAL 2,839 S.F.
2,839 PROPOSED S.F. / 2,850.6 MAX AREA = 99.6%
2,839 SF PROPOSED / 1,425.3 BUILDABLE AREA: 2.0
OPEN VOLUME AREA: (SEE SHEET A1.3 FOR AREA CALCULATION VERIFICATION)
FIRST FLOOR: 92 S.F.
SECOND FLOOR: 129 S.F.
TOTAL 221 S.F.
TOTAL OPEN AREA VOLUME REQUIRED:
(15% BUILDABLE AREA OF THE LOT):
(15%X 1,425.3 S.F.) = 213.8 S.F.
TOTAL OPEN AREA VOLUME PROVIDED: = (221 S.F. / 1,425.3 S.F.)= 15.5%
TOTAL CONDITIONED LIVABLE AREA:
(1 ST LEVEL + 2ND LEVEL+ 3RD LEVEL) - (GARAGE): 2,460 S.F.
TOTAL GARAGE AREA: 379 S.F.
PARKING REQUIRED:
PER NBMC 20.40.040 TABLE 3-10:
SINGLE UNIT DWELLINGS: DETACHED AND LESS THAN 4,000 S.F. OF
HABITAL FLOOR AREA:
2 UNITS IN GARAGE
PARKING PROVIDED: 2 UNITS IN GARAGE
MINIMUM INTERIOR PARKING SPACE DIMENSIONS:
FOR LOTS 30' OR LESS: 17-6" X 19'-0" PER NBMC 20.40.090
PROVIDED: 17-6" X 19'-0" MIN. SEE PLANS
FOUNDATION NOTES: PSC NO.
A. PIPING FOR ROOF DRAINS AND PLANTER DRAINS TO BE JOB NO.: 17-068
DRAIN WASTE VENT.
SCALE: 1/4"=Y -O'
B. SEE STRUCTURAL DRAWINGS FOR STRUCTURAL
INFORMATION. DATE: 8-10-17
C. A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS
DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING
SITE PLAN NOTES: CLIENT
A. ALL EXTERIOR GATES TO BE SELF-CLOSING AND
SELF -LATCHING
B. ALL FENCES, HEDGES, WALLS AND RETAINING WALLS LOCATED CALCAG N I E
IN A FRONT SETBACK SHALL BE LIMITED IN HEIGHT TO 42". IF GROUP
LOCATED IN SIDE SETBACK HEIGHT LIMIT SHALL BE b'-0", AND
ALL ARE PROHIBITED TO BE LOCATES IN THE REAR SETBACK
E. DIMENSIONS FROM PROPERTY LINE COMMUNITY REVITALIZATION, LLC
MEASURED TO FACE OF FINISHED C. LANDSCAPED AREAS NOT OCCUPIED BY HARDSCAPE SHALL BE PLANTED, ALL 16520 BAKE PKWY. STE 105
MATERIAL LANDSCAPING SHALL CONSIST OF NATIVE DROUGHT TOLERANT NON-INVASIVE
PLANT SPECIES NATIVE TO COASTAL ORANGE COUNTY AND APPROPRIATE TO THE IRVINE, CA 92618
HABITAT TYPE. NO PLANT SPECIES LISTED AS PROBLEMATIC AND/OR INVASIVE BY T : (949)345-1001 F : (929)272-2380
THE CALIFORNIA NATIVE PLANT SOCIETY (HTTP://WWW.CNPS.ORGI, THE
CALIFORNIA INVASIVE PLANT COUNCIL (FORMERLY THE CALIFORNIA EXOTIC PEST
PLANT COUNCIL) (HTTP://WWW.CAL-IPC.ORG/), OR AS MAY BE IDENTIFIED FROM
TIME TO TIME BY THE STATE OF CALIFORNIA SHALL BE EMPLOYED OR ALLOWED TO
NATURALIZE OR PERSIST ON THE SITE. NO PLANT SPECIES LISTED AS A "NOXIOUS
WEED" BY THE STATE OF CALIFORNIA OR THE U.S. FEDERAL GOVERNMENT SHALL
LANDSCAPE CALCULATIONS BE UTILIZED WITHIN THE PROPERTY. ALL PLANTS SHALL BE LOW WATER USE PLANTS PROJECT
AS IDENTIFIED BY CALIFORNIA DEPARTMENT OF WATER RESOURCES
LANDSCAPE AREAS: D. BALBOA BLVD IS ON THE NEWPORT BEACH STREET CUT MORATORIUM LIST.
FRONT YARD: 3O S.F. TRENCHING INTO SAID STREET REQUIRES THE APPLICATION OF AN
ENCROACHMENT PERMIT TO BE SUBMITTED PRIOR TO ANY WORK. TERMS AND
9 S.F CONDITIONS FOR REPLACEMENT OF ASPHALT AND CONCRETE ON STREETS AND CUSTOM
TO
n /�
I C
J.5 S.F. ALLEYS WITH A MORATORIUM MUST BE MET. MORE INFORMATION IS AVAILABLE U S I f V L
VIA THE NEWPORT BEACH PUBLIC WORKS DEPARTMENT
26 S.F RESIDENCE
REAR YARD : N/A
TOTAL AREA: 72.5 S.F. SITE PLAN KEY NOTES
715 WEST BALBOA BLVD
NEWPORT BEACH, CA
IF 500 S.F. OR MORE PROVIDE ADDITIONAL PROOF OF 1. LOW WOOD GATE. MAX HEIGHT 42" FROM EXISTING GRADE PRIOR TO CONSTRUCTION
COMPLIANCE WITH CITY OF NEWPORT BEACH WATER APN: 048-023-20
2. LOW WOOD FENCE. MAX HEIGHT 42" FROM EXISTING GRADEPRIOR TO CONSTRUCTION
EFFICIENT LANDSCAPING ORDINANCE.
3.
N.A. SHEET TITLE
4. PLANTING AREA LOCATED IN FRONT SETBACK
5. PLANTING AREA LOCATED IN SIDE SETBACK N.A.
6. TOP OF FENCE WITH SLOUGH WALL SHALL NOT EXCEED 6'-0" FROM EXISTING GRADE.
SEE CIVIL PLANS
WALL LEGEND 7. 3'-0"X3-0" CONCRETE PAVER TYP. DEMOLITION
B. A/C LOCATION. VARIABLE AND TO BE DETERMINED ON-SITE IN SIDE SETBACK.
9. TRASH LOCATION A N D
EXISTING STRUCTURE TO BE 10. TALL WOODEN GATE. MAX HEIGHT 6'-0"
REMOVED 11. DRAIN GRATE PER CIVIL, PROPOSED
12. 6" THICK CONCRETE DRIVEWAY. SEE CIVIL PLANS
13. METER LOCATION SITE PLAN
BUILDING FOOTPRINT PER 14. FUTURE POSSIBLE BBQ AREA. PROVIDE GAS AND ELECTRIC HOOKUP SHEET NUMBER
j NMBC 20.30.050 FOR 15. CONCRETE DECK. SLOPE 0.5% MIN.
GRADE ESTABLISHMENT
16. LANDINGS OR FLOORS AT THE REQUIRED EGRESS DOOR SHALL NOT BE MORE THAN 1 2'
LOWER THAN TOP THRESHOLD. THE EXTERIOR LANDING OR FLOOR SHALL NOT AO*
MORE THAN 7'4" BELL NOW THE TOP OF THE THRESHOLD PROVIDED THE DOOR DOES NOT
SECOND FLOOR SWING OVER THE LOWER LANDING OR FLOOR
BOUNDARY ABOVE
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PROJECT
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0.5% SL
10.60 FS
EXISTING FS 1 .
- - - - EXISTING
NEW FO
PROPOSED RESIDENCE
ESTABLISHED GRADE ELEVATION: 10.20
F.F. SLAB
11.0 FF
GAS
ETER O
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OTPRINT ; -
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- - - - - IG _ - - 0.5% SLOPE TO DRAIN
SIDE SETBACK
16 SIDE SETBACK 15 16 6 8 CHIMNEY ENCROACHMENT
PROPOSED SITE PLAN
0.5%SLOPYPE TO DRAIN 1Tp EX
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EXISTING
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CONIC. PR PATIO
WITH TUM„ ED
STONE IN TWEEN
rd
ESTABLISHED GRADE CALCULATION AND MAJOR SETBACKS SCALE: 1/4" = 1'-0"
PROJECT
NORTH
DATE /TIME OF PLOT (PST): 8/10/20.17 3:03 PM FILE NAME: S:\2017 Projects\17-068 715 Balboa Residence -Newport Beach�A,RCHITECTURE\CDs\Pending SubmittalW0.1-Arch Site Plan.dwg
EXISTING PLAN - DEMOLITION NOTES
A. SITE TO BE FENCED
B. REFER TO CIVIL SHEETS FOR SURVEY AS REQUIRED PER PLANNING
C. ALL DEBRIS SHALL BE WET AT TIME OF HANDLING TO PREVENT DUST
D. SEWER LINES SHALL BE CAPPED
E. ALL BASEMENT FILLS SHALL BE CLEAN AND UNIFORM URBAN
F. STREETS AND SIDEWALKS ARE TO REMAIN CLEAN AND CLEAR
H. PEDESTRIAN CANOPY PROTECTION REQUIRED IF DEMOLITION WITHIN 10'-0" ARENA
OF PUBLIC SIDEWALK
I. STORM WATER PROTECTION PLAN REQUIRED
3195 Red Hill Avenue- Loft F
Costa Mesa, California 92626
ESTABLISHED GRADE CALCULATIONS T. 714.754.4500 F. 714.754.4545
Corner Elevations: Orange County - San Diego
-9.64, 9.50, 10.99, 10.60
Slope across comers with largest difference: (10.99'-9.50')/62.6'= .2.3%
Calculate by average corner elev:
-(9.64 +9.50+10.99+10.60) =40.79
-40.79/4 = 10.20
Max allowable height per NBMC 20.30.060:
24'-0" to flat roof (incl. guardrail and parapet walls)
29'-0" to slope roof (min. pitch 3:12)
Max Allowable Elev. @ roof deck guardrail: 34.20
Max Allowable Elev @ top roof ridge: 39.20
Alley Flowline height: 10.15
Garage FS= 6" above Flow Line. 10.65
SITE PLAN
UNIT COUNT:
EXISTING # OF UNITS: 1 (TO BE DEMOLISHED)
PROPOSED # UNITS: 1 (NEW)
BUILDABLE AREA OF THE SITE PER NMBC 20.03.030:
TOTAL BUILDABLE AREA: 1,425.3 SF
FLOOR AREA LIMIT PER NBMC 20.18 TABLE 2-3:
GROSS AREA LIMIT (GROSS FLOOR AREA): 2.0
MAX. GROSS FLOOR AREA: (1,425.3 S.F. X 2.0)=2,850.6 S.F.
MAX. THIRD FLOOR AREA: (1,425.3 S.F. X 20%) = 285 S.F.
SITE COVERAGE:
MAX PERCENTAGE OF THE TOTAL LOT AREA THAT MAY BE COVERED BY
STRUCTURES PER NBMC 20.18: N/A REVISIONS
SETBACKS:
FRONT: 7' PER SETBACK: MAP PER NBMC 20.18 TABLE 2-3
SIDE: 3'
REAR: 5'
C.D.P. SUB 6.29.17
THIRD FLOOR SETBACKS: A C.P.P. RESUB 7.25.17
ENCLOSED SQUARE FOOTAGE LOCATED ON THE THIRD FLOOR SHALL BE SET
BACK A MINIMUM OF FIFTEEN (15) FEET FROM THE FRONT AND REAR SETBACK LINES
(NBMC 20.48.180)
TOTAL PROPOSED AREA: (SEE SHEET A1.3 FOR AREA CALCULATION VERIFICATION)
(INCLUDES EXT. WALLS, STAIRWAYS ON ONE LEVEL, ENCLOSED PARKING):
FIRST FLOOR: 1,289 S.F.
SECOND FLOOR: 1,325 S.F.
THIRD FLOOR: 225 S.F
TOTAL 2,839 S.F.
2,839 PROPOSED S.F. / 2,850.6 MAX AREA = 99.6%
2,839 SF PROPOSED / 1,425.3 BUILDABLE AREA: 2.0
OPEN VOLUME AREA: (SEE SHEET A1.3 FOR AREA CALCULATION VERIFICATION)
FIRST FLOOR: 92 S.F.
SECOND FLOOR: 129 S.F.
TOTAL 221 S.F.
TOTAL OPEN AREA VOLUME REQUIRED:
(15% BUILDABLE AREA OF THE LOT):
(15%X 1,425.3 S.F.) = 213.8 S.F.
TOTAL OPEN AREA VOLUME PROVIDED: = (221 S.F. / 1,425.3 S.F.)= 15.5%
TOTAL CONDITIONED LIVABLE AREA:
(1 ST LEVEL + 2ND LEVEL+ 3RD LEVEL) - (GARAGE): 2,460 S.F.
TOTAL GARAGE AREA: 379 S.F.
PARKING REQUIRED:
PER NBMC 20.40.040 TABLE 3-10:
SINGLE UNIT DWELLINGS: DETACHED AND LESS THAN 4,000 S.F. OF
HABITAL FLOOR AREA:
2 UNITS IN GARAGE
PARKING PROVIDED: 2 UNITS IN GARAGE
MINIMUM INTERIOR PARKING SPACE DIMENSIONS:
FOR LOTS 30' OR LESS: 17-6" X 19'-0" PER NBMC 20.40.090
PROVIDED: 17-6" X 19'-0" MIN. SEE PLANS
FOUNDATION NOTES: PSC NO.
A. PIPING FOR ROOF DRAINS AND PLANTER DRAINS TO BE JOB NO.: 17-068
DRAIN WASTE VENT.
SCALE: 1/4"=Y -O'
B. SEE STRUCTURAL DRAWINGS FOR STRUCTURAL
INFORMATION. DATE: 8-10-17
C. A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS
DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING
SITE PLAN NOTES: CLIENT
A. ALL EXTERIOR GATES TO BE SELF-CLOSING AND
SELF -LATCHING
B. ALL FENCES, HEDGES, WALLS AND RETAINING WALLS LOCATED CALCAG N I E
IN A FRONT SETBACK SHALL BE LIMITED IN HEIGHT TO 42". IF GROUP
LOCATED IN SIDE SETBACK HEIGHT LIMIT SHALL BE b'-0", AND
ALL ARE PROHIBITED TO BE LOCATES IN THE REAR SETBACK
E. DIMENSIONS FROM PROPERTY LINE COMMUNITY REVITALIZATION, LLC
MEASURED TO FACE OF FINISHED C. LANDSCAPED AREAS NOT OCCUPIED BY HARDSCAPE SHALL BE PLANTED, ALL 16520 BAKE PKWY. STE 105
MATERIAL LANDSCAPING SHALL CONSIST OF NATIVE DROUGHT TOLERANT NON-INVASIVE
PLANT SPECIES NATIVE TO COASTAL ORANGE COUNTY AND APPROPRIATE TO THE IRVINE, CA 92618
HABITAT TYPE. NO PLANT SPECIES LISTED AS PROBLEMATIC AND/OR INVASIVE BY T : (949)345-1001 F : (929)272-2380
THE CALIFORNIA NATIVE PLANT SOCIETY (HTTP://WWW.CNPS.ORGI, THE
CALIFORNIA INVASIVE PLANT COUNCIL (FORMERLY THE CALIFORNIA EXOTIC PEST
PLANT COUNCIL) (HTTP://WWW.CAL-IPC.ORG/), OR AS MAY BE IDENTIFIED FROM
TIME TO TIME BY THE STATE OF CALIFORNIA SHALL BE EMPLOYED OR ALLOWED TO
NATURALIZE OR PERSIST ON THE SITE. NO PLANT SPECIES LISTED AS A "NOXIOUS
WEED" BY THE STATE OF CALIFORNIA OR THE U.S. FEDERAL GOVERNMENT SHALL
LANDSCAPE CALCULATIONS BE UTILIZED WITHIN THE PROPERTY. ALL PLANTS SHALL BE LOW WATER USE PLANTS PROJECT
AS IDENTIFIED BY CALIFORNIA DEPARTMENT OF WATER RESOURCES
LANDSCAPE AREAS: D. BALBOA BLVD IS ON THE NEWPORT BEACH STREET CUT MORATORIUM LIST.
FRONT YARD: 3O S.F. TRENCHING INTO SAID STREET REQUIRES THE APPLICATION OF AN
ENCROACHMENT PERMIT TO BE SUBMITTED PRIOR TO ANY WORK. TERMS AND
9 S.F CONDITIONS FOR REPLACEMENT OF ASPHALT AND CONCRETE ON STREETS AND CUSTOM
TO
n /�
I C
J.5 S.F. ALLEYS WITH A MORATORIUM MUST BE MET. MORE INFORMATION IS AVAILABLE U S I f V L
VIA THE NEWPORT BEACH PUBLIC WORKS DEPARTMENT
26 S.F RESIDENCE
REAR YARD : N/A
TOTAL AREA: 72.5 S.F. SITE PLAN KEY NOTES
715 WEST BALBOA BLVD
NEWPORT BEACH, CA
IF 500 S.F. OR MORE PROVIDE ADDITIONAL PROOF OF 1. LOW WOOD GATE. MAX HEIGHT 42" FROM EXISTING GRADE PRIOR TO CONSTRUCTION
COMPLIANCE WITH CITY OF NEWPORT BEACH WATER APN: 048-023-20
2. LOW WOOD FENCE. MAX HEIGHT 42" FROM EXISTING GRADEPRIOR TO CONSTRUCTION
EFFICIENT LANDSCAPING ORDINANCE.
3.
N.A. SHEET TITLE
4. PLANTING AREA LOCATED IN FRONT SETBACK
5. PLANTING AREA LOCATED IN SIDE SETBACK N.A.
6. TOP OF FENCE WITH SLOUGH WALL SHALL NOT EXCEED 6'-0" FROM EXISTING GRADE.
SEE CIVIL PLANS
WALL LEGEND 7. 3'-0"X3-0" CONCRETE PAVER TYP. DEMOLITION
B. A/C LOCATION. VARIABLE AND TO BE DETERMINED ON-SITE IN SIDE SETBACK.
9. TRASH LOCATION A N D
EXISTING STRUCTURE TO BE 10. TALL WOODEN GATE. MAX HEIGHT 6'-0"
REMOVED 11. DRAIN GRATE PER CIVIL, PROPOSED
12. 6" THICK CONCRETE DRIVEWAY. SEE CIVIL PLANS
13. METER LOCATION SITE PLAN
BUILDING FOOTPRINT PER 14. FUTURE POSSIBLE BBQ AREA. PROVIDE GAS AND ELECTRIC HOOKUP SHEET NUMBER
j NMBC 20.30.050 FOR 15. CONCRETE DECK. SLOPE 0.5% MIN.
GRADE ESTABLISHMENT
16. LANDINGS OR FLOORS AT THE REQUIRED EGRESS DOOR SHALL NOT BE MORE THAN 1 2'
LOWER THAN TOP THRESHOLD. THE EXTERIOR LANDING OR FLOOR SHALL NOT AO*
MORE THAN 7'4" BELL NOW THE TOP OF THE THRESHOLD PROVIDED THE DOOR DOES NOT
SECOND FLOOR SWING OVER THE LOWER LANDING OR FLOOR
BOUNDARY ABOVE
1�
DATE / TIME OF PLOT (PST): 8/10/2017 3:03 PM
FIRST LEVEL FLOOR PLAN
SCALE: 1/4" = 1'-0"
G
A3.0
8'-10"
81-811 3'-4" o 91_2"
6'-4" 2"-0
DIMENSIONS WITH MANUFACTURER'S SPECS. FAUCETS FOR
DATE:
EGRESS EGRESS
I
CPC 610.3
I
2. DISHWASHER VERIFY DIMENSIONS WITH MANUFACTURERS SPECS.
3. SLIDE IN GAS RANGE/OVEN WITH LIGHT AND EXHAUST FAN ABOVE (DUCT TO
3040 SI -1. 3940 SH.
4. BUILT IN WINE REFRIGERATOR. VERIFY TYPE AND WIDTH WITH OWNER
5. REF./FREEZER SPACE VERIFY DIMENSIONS WITH MANUFACTURERS SPECS.
PROVIDE PLUMB FOR ICE MAKER.
6. UPPER CABINETS
I
7. 36" HIGH BASE CABINETS/COUNTER TOP TO BE SELECTED BY OWNER
_ - _ _ _ - -
23 272L.
O ----- - - , O
9. KITCHEN ISLAND
v
10. RAISED HEARTH +4"
U o
12. TANKLESS WATER HEATER
I
13. WASHER PROVIDE PLUMBING CONNECTIONS
8070 SL TRI PASS DR.
o 15 I �j
o B TH H E R CLS 23 i s 2 t
p
DIRECT DRAIN TO EXIT.
14. DRYER VENT (MIN 4" DIA.) PROVIDE BACK -DRAFT DAMPER DUCT
LENGTH LIMITED TO 14" W/ 2 ELBOWS.
16
1 8'-1"CEIUN B SLOPEO/4 PER
16. CLOSET DOUBLE POLE AND SHELF
17. BUILT-IN TECH. DESK. 34" HIGH MAX. -VERIFY WITH OWNER
15 16
8'-11" CI 1 1
N
19. GAS BIBB
20. HOSE BIBB. PROVIDE VACUUM BREAKER
"2470 9'-1" CEILING D3
(MUDSET TILE OVER CEMENT BOARD OR CEMENT PLASTER) PROVIDE CLEAR
TEMPERED GLASS ENCLOSURE W/ 28" CLR. OPENING. SLOPE
BE
1/4" PER 1'-0" MIN. TO TRENCH DRAIN. SHOWER HEADS SHALL
BE DESIGNED AND MANUFACTURED SO THAT THEY WILL NOT EXCEED
A WATER SUPPLY FLOW RATE OF 2.0 GALLONS PER MINUTE. CPC 610.3
8'-1" CE
LING 270 POCK T 1 2470 POCKET UP 4R 6 2 x 2680 BARN -SLIDER
TO 96" ABOVE FLOOR (MUDSET TILE OVER CEMENT BOARD OR CEMENT
PLASTER) PROVIDE BLOCKING FOR ATTACHED SHOWER CURTAIN RAIL
AND WALL MOUNTED TOWEL BAR. SHOWER HEADS SHALL
II LIBRARY 40 P
V� I
BE DESIGNED AND MANUFACTURED SO THAT THEY WILL NOT EXCEED
A WATER SUPPLY FLOW RATE OF 2.0 GALLONS PER MINUTE. CPC 610.3
ma
MC)
23. MEDICINE CABINET
8' 1"ICEILINi 8'-1"CEILING N
STAIRWAYS ,POSTS AND BEAMS ADJACENT TO OR SUPPORTING DWELLING.
1 LAYER 5/8" TYPE "X" GYP. BOARD ATTACHED TO RESILENT CHANNEL
OR WOOD FRAMING AT 16" O.C. AT GARAGE CEILING.
_N
25. CEILING MOUNTED FAN COIL UNIT REFER TO MECHANICAL PLANS
AND SPECIFICATIONS.
26. GAS FIREPLACE: NAPOLEON-VERTCAL VENT FIREPLACE, ASCENT B35 DIRECT VENT
2470 POCKET
INSPECTOR COPY OF FIREPLACE MFG.'S INSTALLATION INSTRUCTIONS WITH
LOGO OF LISTING AGENCY ON COVER OF INSTRUCTION. LISTING AGENCY MUST
I I 42
27. DOORS SHALL BE 1 8' SOLID CORE OR MIN. 20 MINUTE FIRE RATED
DOOR. SELF-CLOSING AND SELF LATCHING REQUIRED
N W
29. ROOF LINE ABOVE
30. SMOKE DETECTOR - SEE FLOOR PLAN NOTES
_
HIS CLST.
ROOM -DECORATIVE VENTS. MIN 54 SQ IN FOR 53,590 BTU/HR
32. FORCE AIR UNIT GAS FIRED APPLIANCE SET ON PLATFORM.
BED 3 ®
C)
- - - ® B'-1^ceulNG 40
HEATING TOTAL LOAD 53,590 BTU/HR PER T-24. VENTING 1 SQ IN
PER 1,000 BTU= 54 SQ IN REQUIRED COMBUSTION VENTING,
8'-1"CEILING
SPLIT HIGH/LOW
I
33. 32" DROP-IN BATH TUB RAISED ON BUILT-UP FRAMING - SEE OWNER SPECS.
34. ELECTRICAL SERVICE PANEL. PROVIDE 30" X 36" CLEAR SPACE IN FROM
KIDS DEN N
I I
�
35. GAS METER
36. CONDENSER UNITS. SEE DEFERRED SUBMITTAL LIST.
M
M. BED
38. BUILT IN STORAGE BENCH AND CUBBIES
39. HANDRAIL
2670 8'-1" CEILING
V 0
41. DROP IN GAS BBQ BY OWNER
42. MECHANICAL DUCT SPACE
247
o ^ 10'-1"CEILING J
o M. DECK
44. SLOPE GUTTER TO DOWNSPOUT
I
45. BUILT IN LINEN CABINET
46. WHOLE BUILDING MECHANICAL VENTILATION SYSTEM. MIN REQUIRED
22 2670
N
9'-6^ CEILING
X 3 BEDS + 1). VENTILATION SYSTEM SHALL BE PROVIDED BY EXHAUST AIR,
SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR SYSTEM.
CDO
SYMMETRY
°
48 5/8" TYPE'X' GYP. WALLBOARD TO INSIDE OF EXTERIOR WALL AT FIREPLACE,
A
O�ENyT� p
I
x
BATH 3
BUILT-IN MECH. �E�o - - 0
8'-1 CEILING
BUNK -1"CEILING OD
o
�uPi O
A
OVERHEAD
BED � DO N 1'-7"
III bPX 15R 71251
�\
2 I
'°
V
I��\A,
N
VR
o
2034 SH. I
3040S 3040 5 .
2640 H.
2626 X.
2650 SH.
1' 3" I,
71
2' 0" 6'-6"
EGRESS
3-2 1/2"
2-9 1/2"
5'-5"
13-10"
3-5"
2'-0"
3117,
8'-0 1/2"
12-6"
5'-10"
SECOND LEVEL FLOOR PLAN
FILE NAME: SA2017 Projects\17-068 715 Balboa Residence - Newport Beach\ARCHITECTURE\CDs\Pending Submittal\A1.0-Floor Plans.dwg
E
A3.0
G
A3.0
SCALE: 1/4" = 1'-0"
C )
PROJECT
NORTH
C
A3.0
C)
NORTH
0
FLOOR PLAN NOTES
A. REFER TO TITLE -24 CALCULATIONS SHEET FOR
CERTIFICATE OF COMPLIANCE.
B. REFER TO 'AGN' SHEETS FOR PLAN GENERAL NOTES.
C. PROVIDE BACK -DRAFT DAMPERS AT DRYER VENT, HOOD
VENT AND EXHAUST FANS.
D. REFER TO UTILITY PLANS FOR LOCATIONS OF ALL
SWITCHES, LIGHTS ,RECEPTACLES, SMOKE DETECTORS ETC.
E. SMOKE DETECTORS SHALL BE INTERCONNECTED AND
PERMENENTLY WIRED AND SHALL BE EQUIPPED WITH A
BATTERY BACKUP.
F. PROVIDE HOUSE STREET ADDRESS NUMBER VISIBLE AND
LEGIBLE FROM STREET.
G. NOTE OMITTED.
H. PROVIDE EMERGENCY EXIT DOORS OR WINDOWS FROM
ALL SLEEPING ROOMS WITH A NET CLEAR WINDOW
OPENING AREA OF NOT LESS THAN 5.7 SQ. FT.(821 SQ IN.)
MIN. NET WINDOW OPENING HEIGHT DIMENSION.
24" CLEAR NET OPENING WIDTH DIMENSION. 20" CLEAR
FINISHED SILL HEIGHT MAX 44" ABOVE THE FLOOR
C.B.0 SECTION 1026.2 AND 1026.2.1
I. WATER CLOSET SHALL HAVE A CLEAR SPACE NOT LESS
THAN 30" IN WIDTH WITH MINIMUM 24" CLEAR SPACE
IN FRONT AND BE MAXIMUM 1.6 GALLONS PER FLUSH,
J. DRYWALL FINISH TO BE SMOOTH.
K. DRYWALL CORNERS TO BE 90 DEGREES.
L. PROVIDE 26 GAUGE STEEL DUCT IN GARAGE IF IT
PENETRATES 1 HR. SEPERATION CBC 716.6.2
M. ALL JOINTS SHALL BE CHAULKED WHERE PLUMBING
FIXTURES CONTACT WALLS AND FLOORS.
N. PROVIDE RECESSED BOX FOR ICE MAKER LINE AT
REFRIGERATOR SPACE.
O. PROVIDE RECESSED BOX FOR PLUMBING AT WASHER
SPACE.
Q. DIMENSIONS FROM PROPERTY LINE P. IN EVERY BEDROOM PROVIDE ONE OPENABLE ESCAPE WINDOW THAT WILL HAVE
MEASURED TO FACE OF FINISHED A MAXIMUM SILL HEIGHT OF THE 44" FROM THE FLOOR, A MINIMUM NET
MATERIAL OPENING AREA OF 5.7 S.F. (5.0 S.F AT GRADE), A MINIMUM CLEAR OPENING
WIDTH OF 20" AND A MINIMUM CLEAR OPENING HEIGHT OF 24". CBC 1026
FLOOR PLAN KEY NOTES
WALL LEGEND
2 X 8 FRAMED
WALL
2 X 6 PLUMBING
WALL
2 X 6 FRAMED
WALL
2 X FRAMED
WALL
SOFFIT ABOVE
URBAN
ARENA
3195 Red Hill Avenue- Loft F
Costa Mesa, California 92626
T. 714.754.4500 F. 714.754.4545
Orange County - San Diego
REVISIONS
QC.D.P. SUB 6.29.17
A C.P.P. RESUB 7.25.17
P/C NO.
JOB NO.:
1. THREE COMPARTMENT SINK WITH GARBAGE DISPOSAL VERIFY
SCALE:
DIMENSIONS WITH MANUFACTURER'S SPECS. FAUCETS FOR
DATE:
KITCHEN SINKS SHALL BE EQUIPED WITH AERATORS AND SHALL
NOT EXCEED A WATER FLOW RATE OF 1.5 GALLONS PER MIN.
CPC 610.3
2. DISHWASHER VERIFY DIMENSIONS WITH MANUFACTURERS SPECS.
3. SLIDE IN GAS RANGE/OVEN WITH LIGHT AND EXHAUST FAN ABOVE (DUCT TO
OUTSIDE AIR: MIN. EXHAUST RATE OF 100 CFM) VERIFY DIMENSIONS.
4. BUILT IN WINE REFRIGERATOR. VERIFY TYPE AND WIDTH WITH OWNER
5. REF./FREEZER SPACE VERIFY DIMENSIONS WITH MANUFACTURERS SPECS.
PROVIDE PLUMB FOR ICE MAKER.
6. UPPER CABINETS
7. 36" HIGH BASE CABINETS/COUNTER TOP TO BE SELECTED BY OWNER
8. EDGE OF BLDG. LINE ABOVE
9. KITCHEN ISLAND
10. RAISED HEARTH +4"
11. PANTRY WITH ADJUSTABLE SHELVES.
12. TANKLESS WATER HEATER
13. WASHER PROVIDE PLUMBING CONNECTIONS
(WASTE AND WATER) RECESSED IN WALL. PROVIDE PAN WITH
DIRECT DRAIN TO EXIT.
14. DRYER VENT (MIN 4" DIA.) PROVIDE BACK -DRAFT DAMPER DUCT
LENGTH LIMITED TO 14" W/ 2 ELBOWS.
15. CLOSET SINGLE POLE AND SHELF
16. CLOSET DOUBLE POLE AND SHELF
17. BUILT-IN TECH. DESK. 34" HIGH MAX. -VERIFY WITH OWNER
18. MIRROR TO BE SELECTED BY OWNER.
19. GAS BIBB
20. HOSE BIBB. PROVIDE VACUUM BREAKER
21. CURBLESS CERAMIC TILE SHOWER PAN WITH CERAMIC TILE WALLS TO 96"
(MUDSET TILE OVER CEMENT BOARD OR CEMENT PLASTER) PROVIDE CLEAR
TEMPERED GLASS ENCLOSURE W/ 28" CLR. OPENING. SLOPE
1/4" PER 1'-0" MIN. TO TRENCH DRAIN. SHOWER HEADS SHALL
BE DESIGNED AND MANUFACTURED SO THAT THEY WILL NOT EXCEED
A WATER SUPPLY FLOW RATE OF 2.0 GALLONS PER MINUTE. CPC 610.3
22. FIBERGLASS BATH TUB/SHOWER WITH CERAMIC TILE WALLS
TO 96" ABOVE FLOOR (MUDSET TILE OVER CEMENT BOARD OR CEMENT
PLASTER) PROVIDE BLOCKING FOR ATTACHED SHOWER CURTAIN RAIL
AND WALL MOUNTED TOWEL BAR. SHOWER HEADS SHALL
BE DESIGNED AND MANUFACTURED SO THAT THEY WILL NOT EXCEED
A WATER SUPPLY FLOW RATE OF 2.0 GALLONS PER MINUTE. CPC 610.3
23. MEDICINE CABINET
24. 1 LAYER 1/2" TYPE "X" GYP. BOARD AT GARAGE SIDE OF ALL GARAGE WALLS AND UNDER
STAIRWAYS ,POSTS AND BEAMS ADJACENT TO OR SUPPORTING DWELLING.
1 LAYER 5/8" TYPE "X" GYP. BOARD ATTACHED TO RESILENT CHANNEL
OR WOOD FRAMING AT 16" O.C. AT GARAGE CEILING.
25. CEILING MOUNTED FAN COIL UNIT REFER TO MECHANICAL PLANS
AND SPECIFICATIONS.
26. GAS FIREPLACE: NAPOLEON-VERTCAL VENT FIREPLACE, ASCENT B35 DIRECT VENT
(CSA 2.22, ANSIZ21.50). CONTRACTOR TO SUBMIT TO NEWPORT BEACH BUILDING
INSPECTOR COPY OF FIREPLACE MFG.'S INSTALLATION INSTRUCTIONS WITH
LOGO OF LISTING AGENCY ON COVER OF INSTRUCTION. LISTING AGENCY MUST
BE ANSI CERTIFIED TO PROVIDE LISTING SERVICES FOR FIREPLACES.
27. DOORS SHALL BE 1 8' SOLID CORE OR MIN. 20 MINUTE FIRE RATED
DOOR. SELF-CLOSING AND SELF LATCHING REQUIRED
28. EDGE OF BUILDING BELOW
29. ROOF LINE ABOVE
30. SMOKE DETECTOR - SEE FLOOR PLAN NOTES
31 UPPER AND LOWER OPENINGS FOR MECHANICAL
ROOM -DECORATIVE VENTS. MIN 54 SQ IN FOR 53,590 BTU/HR
32. FORCE AIR UNIT GAS FIRED APPLIANCE SET ON PLATFORM.
PROVIDE COMBUSTION AIR PER CODE AND VENT THROUGH WALL.
HEATING TOTAL LOAD 53,590 BTU/HR PER T-24. VENTING 1 SQ IN
PER 1,000 BTU= 54 SQ IN REQUIRED COMBUSTION VENTING,
SPLIT HIGH/LOW
33. 32" DROP-IN BATH TUB RAISED ON BUILT-UP FRAMING - SEE OWNER SPECS.
34. ELECTRICAL SERVICE PANEL. PROVIDE 30" X 36" CLEAR SPACE IN FROM
OF PANEL TO ANY ADJACENT WALL SURFACE OR OBSTRUCTION
35. GAS METER
36. CONDENSER UNITS. SEE DEFERRED SUBMITTAL LIST.
37. SERVICE SINK
38. BUILT IN STORAGE BENCH AND CUBBIES
39. HANDRAIL
40. SOFFIT ABOVE @ 8'-0" (UNLESS OTHERWISE NOTED)
41. DROP IN GAS BBQ BY OWNER
42. MECHANICAL DUCT SPACE
43. SLOPE DECK TO SCUPPER WITH DOWNSPOUT OR TO GUTTER AS INDICATED
44. SLOPE GUTTER TO DOWNSPOUT
45. BUILT IN LINEN CABINET
46. WHOLE BUILDING MECHANICAL VENTILATION SYSTEM. MIN REQUIRED
RATE OF VENTILATION SHALL BE 60 CFM (I CFM / 100 SF X 2,681 SF = 7.5 CFM
X 3 BEDS + 1). VENTILATION SYSTEM SHALL BE PROVIDED BY EXHAUST AIR,
SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR SYSTEM.
47. BEAM ABOVE (PER STRUCTURAL). FALSE DECORATIVE BEAMS ADDED FOR
SYMMETRY
49. GUTTER AND DOWNSPOUT TO SPLASH
48 5/8" TYPE'X' GYP. WALLBOARD TO INSIDE OF EXTERIOR WALL AT FIREPLACE,
BLOCK AT GRADE OR DECK BELOW
CONTINUOUS FULL HEIGHT TO UNDERSIDE OF DECK SHEATHING
WALL LEGEND
2 X 8 FRAMED
WALL
2 X 6 PLUMBING
WALL
2 X 6 FRAMED
WALL
2 X FRAMED
WALL
SOFFIT ABOVE
URBAN
ARENA
3195 Red Hill Avenue- Loft F
Costa Mesa, California 92626
T. 714.754.4500 F. 714.754.4545
Orange County - San Diego
REVISIONS
QC.D.P. SUB 6.29.17
A C.P.P. RESUB 7.25.17
P/C NO.
JOB NO.:
17-068
SCALE:
DATE:
8-10-17
CLIENT
CALCAGN I E
GROUP
COMMUNITY REVITALIZATION, LLC
16520 BAKE PKWY. STE 105
IRVINE, CA 92618
T : (949)345-1001 F : (929)272-2380
PROJECT
CUSTOM
RESIDENCE
715 WEST BALBOA BLVD
NEWPORT BEACH, CA
APN:048-023-20
SHEET TITLE
FLOOR
PLANS
SHEET NUMBER
Al *0
19
c I
A3.0 C T
M I�
ROOF PLAN
A3.0 / A3.0
" N nn, vi
� rtl
19 41 3 7 I 20 28 43
F-TTO -o
F.A N MANSAR ROOF
/_1
24
DI.
Up18-0 0-3 7R@2'A2 28
\P
I 4l19�� 6..
-I 1 - - - � -I 400
0
o scull I OCEANVIEW ln
o ROOF DECK
-- -------------------------- +----
BATH
SLOPING CEIL N
2468 I slob
-/x
I� I LOVERED_1A 10,ti
F BECK o LOFT.
SLOPING CEILING ��� - - - 1 0 43 'I
24 �,
_ °� II ,P DO'
DO N e
15R 7.25"
1 1 1 I QoF.Pf
II II NSARD ROOF �
l.L 2640 H. 262 6 X� - - _
-;19'-0" 20' 2" 6'-0 1/2" 6-0"
44 E 44 G
A3.0 A3.0
THIRD LEVEL FLOOR PLAN
t
5'-31
SCALE: 114" = 1'-0"
44
Y
Q
C?w
� M �
N o I
I
H-1
J
SCALE: 1/4" = 1'-0"
Q. DIMENSIONS FROM PROPERTY LINE
MEASURED TO FACE OF FINISHED
MATERIAL
ROOF PLAN NOTES FLOOR PLAN NOTES
A. ROOFING CONTRACTOR TO LOCATE ALL MECHANICAL FLUES ( VERIFY FLUE A. REFER TO TITLE -24 CALCULATIONS SHEET FOR
SIZE) FOLLOW TYPICAL MINIMUM HEIGHT PER CODE. CERTIFICATE OF COMPLIANCE.
B. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING B. REFER TO 'AGN' SHEETS FOR PLAN GENERAL NOTES.
INSPECTION. C. PROVIDE BACK -DRAFT DAMPERS AT DRYER VENT, HOOD
VENT AND EXHAUST FANS.
C. SEE STRUCTURAL DRAWINGS FOR STRUCTURAL INFORMATION
D. REFER TO UTILITY PLANS FOR LOCATIONS OF ALL
D. OVERFLOW SCUPPERS SHALL BE THREE TIMES THE SIZE OF THE REQUIRED ROOF SWITCHES, LIGHTS ,RECEPTACLES, SMOKE DETECTORS ETC.
DRAINS AND HAVE A MINIMUM OPENING HEIGHT OF 4". SCUPPERS SHALL BE
INSTALLED WITH THE INLET FLOW LOCATED 2" ABOVE LOW POINT OF THE ROOF E. SMOKE DETECTORS SHALL BE INTERCONNECTED AND
SERVED. PERMENENTLY WIRED AND SHALL BE EQUIPPED WITH A
BATTERY BACKUP.
E. 50% OF ATTIC VENTILATION SHALL BE LOCATED AT LEAST 3-0" ABOVE EAVE OR F. PROVIDE HOUSE STREET ADDRESS NUMBER VISIBLE AND
CORNICE VENTS WITH THE BALANCE PROVIDED BY EAVE OR CORNICE VENTS LEGIBLE FROM STREET.
F. NO EAVE VENTS SHALL BE LOCATED <3-0" FROM PROPERTY LINES G. NOTE OMITTED.
G. EAVES <3FROM PROPERTY LINE SHALL BE OF 1 -HR FIRE RATED CONSTRUCTION H. PROVIDE EMERGENCY EXIT DOORS OR WINDOWS FROM
ALL SLEEPING ROOMS WITH A NET CLEAR WINDOW
H. WHERE INDICATED AS STANDING SEAM METAL ROOF -ROOFING ASSEMBLY TO OPENING AREA OF NOT LESS THAN 5.7 SQ. FT.(821 SQ IN.)
BE STANDING SEAM METAL ROOF "SNAP -CLAD" BY PAC CLAD PETERSON MIN. NET WINDOW OPENING HEIGHT DIMENSION.
ALUMINUM% OVER MFR. APPROVED UNDERLAYMENT PER CBC SECTION 1507.3.3. 24" CLEAR NET OPENING WIDTH DIMENSION. 20" CLEAR
UL CLASS A. INSTALL PER MFR. TEST REPORT, CBC SECTION 1507.3 & 1511 AND FINISHED SILL HEIGHT MAX ABOVE THE FLOOR
1
N.R.C.A. ROOFING MANUAL AND TILE ROOFING INSTITUTE. COLOR DARK GREY C.B.0 SECTION 1026.2 AND 1026.2.1
I. WATER CLOSET SHALL HAVE A CLEAR SPACE NOT LESS
I. VENTS OPENINGS SHALL BE PLACED SO AS TO PROVIDE CROSS VENTILATION OF THAN 30" IN WIDTH WITH MINIMUM 24" CLEAR SPACE
ATTIC SPACE. OPENINGS SHALL HAVE CORROSION RESISTANT WIRE MESH OR IN FRONT AND BE MAXIMUM 1.6 GALLONS PER FLUSH,
OTHER APPROVED MATERIAL WITH g' MIN. AND 4" MAX OPENING.
J. DRYWALL FINISH TO BE SMOOTH.
J. WHERE INDICATED AS COMPOSITION ROOFING SHINGLES- ROOF MATERIAL TO
BE CLASS -A COMPOSITION ROOF SHINGLES BY CERTAINTEED SAINT-GOBAIN K. DRYWALL CORNERS TO BE 90 DEGREES.
ICC -ESR -1389 OR EQUAL. COLOR TO MATCH STANDING SEAM METAL ROOF L. PROVIDE 26 GAUGE STEEL DUCT IN GARAGE IF IT
.SHINGLES SHALL COMPLY CBC SECTION 1507.2 AND ASTM D 3462. PENETRATES 1 HR. SEPERATION CBC 716.6.2
K. WHERE INDICATED AS OUTDOOR DECK SURFACE -DECK WATERPROOFING M. ALL JOINTS SHALL BE CHAULKED WHERE PLUMBING
SYSTEM TO BE CLASS 'A' ASSEMBLY. DECKING BY PLI-DECK ICC -ES ESR -2097 OR FIXTURES CONTACT WALLS AND FLOORS.
EQUAL. COLOR PER OWNER. SEE DETAIL SHEETS AD6.0-AD6.2
N. PROVIDE RECESSED BOX FOR ICE MAKER LINE AT
REFRIGERATOR SPACE.
O. PROVIDE RECESSED BOX FOR PLUMBING AT WASHER
SPACE.
P. IN EVERY BEDROOM PROVIDE ONE OPENABLE ESCAPE WINDOW THAT WILL HAVE
A MAXIMUM SILL HEIGHT OF THE 44" FROM THE FLOOR, A MINIMUM NET
OPENING AREA OF 5.7 S.F. (5.0 S.F AT GRADE), A MINIMUM CLEAR OPENING
WIDTH OF 20" AND A MINIMUM CLEAR OPENING HEIGHT OF 24". CBC 1026
ROOF PLAN KEY NOTES
47 STAINLESS STEEL BALCONY DECK DRAIN WITH OVERFLOW TO LEADER BOX WITH FLOOR PLAN KEY NOTES
OVERFLOW.
1. THREE COMPARTMENT SINK WITH GARBAGE DISPOSAL VERIFY
48. ROOF/WALL FLASHING SHALL BE INSTALLED PER S.M.A.C.N.A. INSTALLATION DETAILS DIMENSIONS WITH MANUFACTURER'S SPECS. FAUCETS FOR
AND SPECIFICATIONS. KITCHEN SINKS SHALL BE EQUIPED WITH AERATORS AND SHALL
49 ROOFS LOWER THAN 4:12 REQUIRE 2 LAYERS OF UNDERLAYMENT PER CBC1507.3.3.1 NOT EXCEED A WATER FLOW RATE OF 1.5 GALLONS PER MIN.
CPC 610.3
50. FOR ROOF VENT PENETRATIONS SEE ROOF DETAILS SHEET AD1.0
2. DISHWASHER VERIFY DIMENSIONS WITH MANUFACTURERS SPECS.
51. RATED EAVE. NO VENT PENETRATIONS 3. SLIDE IN GAS RANGE/OVEN WITH LIGHT AND EXHAUST FAN ABOVE (DUCT TO
52. NON -RATED EAVE. VENT PENETRATIONS ALLOWED OUTSIDE AIR: MIN. EXHAUST RATE OF 100 CFM) VERIFY DIMENSIONS.
53. POP VENT ROOF VENT BY ACTIVE VENTILATION PRODUCTS INC. VENTILATORS 4. BUILT IN WINE REFRIGERATOR. VERIFY TYPE AND WIDTH WITH OWNER
LOCATED IN THE UPPER PORTION OF THE SPACE TO BE VENTILATED AT LEAST 3 FEET 5. REF./FREEZER SPACE VERIFY DIMENSIONS WITH MANUFACTURERS SPECS.
ABOVE THE EAVE OR CORNICE VENTS. SEE BELOW CHART FOR REQUIRED NEVA PROVIDE PLUMB FOR ICE MAKER.
AND SIZING
b. UPPER CABINETS
54. STANDING SEAM METAL ROOF MATERIAL BELOW. SEE ROOF PLAN NOTES 7. 36" HIGH BASE CABINETS/COUNTER TOP TO BE SELECTED BY OWNER
55. COMPOSITION ROOFING SHINGLES ROOF MATERIAL. SEE ROOF PLAN NOTES 8. EDGE OF BLDG. LINE ABOVE
56. ROOF DORMER. SLOPE TO MATCH
9. KITCHEN ISLAND
57. DECK DRAIN TO DECK BELOW 10. RAISED HEARTH +4"
11. PANTRY WITH ADJUSTABLE SHELVES.
12. TANKLESS WATER HEATER
13. WASHER PROVIDE PLUMBING CONNECTIONS
(WASTE AND WATER) RECESSED IN WALL. PROVIDE PAN WITH
DIRECT DRAIN TO EXIT.
14. DRYER VENT (MIN 4" DIA.) PROVIDE BACK -DRAFT DAMPER DUCT
LENGTH LIMITED TO 14" W/ 2 ELBOWS.
15. CLOSET SINGLE POLE AND SHELF
16. CLOSET DOUBLE POLE AND SHELF
17. BUILT-IN TECH. DESK. 34" HIGH MAX. -VERIFY WITH OWNER
18. MIRROR TO BE SELECTED BY OWNER.
19. GAS BIBB
20. HOSE BIBB. PROVIDE VACUUM BREAKER
21. CURBLESS CERAMIC TILE SHOWER PAN WITH CERAMIC TILE WALLS TO 96"
(MUDSET TILE OVER CEMENT BOARD OR CEMENT PLASTER) PROVIDE CLEAR
TEMPERED GLASS ENCLOSURE W/ 28" OUR. OPENING. SLOPE
1/4" PER 1'-0" MIN. TO TRENCH DRAIN. SHOWER HEADS SHALL
BE DESIGNED AND MANUFACTURED SO THAT THEY WILL NOT EXCEED
A WATER SUPPLY FLOW RATE OF 2.0 GALLONS PER MINUTE. CPC 610.3
22. FIBERGLASS BATH TUB/SHOWER WITH CERAMIC TILE WALLS
TO 96" ABOVE FLOOR (MUDSET TILE OVER CEMENT BOARD OR CEMENT
PLASTER) PROVIDE BLOCKING FOR ATTACHED SHOWER CURTAIN RAIL
AND WALL MOUNTED TOWEL BAR. SHOWER HEADS SHALL
ATTIC VENTILATION
BE DESIGNED AND MANUFACTURED SO THAT THEY WILL NOT EXCEED
A WATER SUPPLY FLOW RATE OF 2.0 GALLONS PER MINUTE. CPC 610.3
PER CBC 12302: THE MINIMUM REQUIRED NET FREE VENTILATING AREA SHALL BE 1/300 OF 23. MEDICINE CABINET
THE AREA OF THE SPACE VENTILATED, WITH 50 PERCENT OF THE REQUIRED VENTILATING 24 1 LAYER 1 /2" TYPE "X" GYP. BOARD AT GARAGE SIDE OF ALL GARAGE WALLS AND UNDER
AREA PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE SPACE TO BE STAIRWAYS ,POSTS AND BEAMS ADJACENT TO OR SUPPORTING DWELLING.
VENTILATED AT LEAST 3 FEET ABOVE THE EAVE OR CORNICE VENTS WITH THE BALANCE OF 1 LAYER 5/8" TYPE "X" GYP. BOARD ATTACHED TO RESILENT CHANNEL
THE REQUIRED VENTILATION PROVIDED BY EAVE OR CORNICE VENTS. OR WOOD FRAMING AT 16" O.C. AT GARAGE CEILING.
25. CEILING MOUNTED FAN COIL UNIT REFER TO MECHANICAL PLANS
ROOFS WHERE VENTILATORS CAN BE INSTALLED 3 FEET ABOVE EAVES SHALL BE VENTILATED AND SPECIFICATIONS.
ACCORDING TO THE FOLLOWING: 26. GAS FIREPLACE: NAPOLEON-VERTCAL VENT FIREPLACE, ASCENT B35 DIRECT VENT
ATTIC (CSA 2.22, ANSIZ21.50). CONTRACTOR TO SUBMIT TO NEWPORT BEACH BUILDING
VENT RATIO 1/300
SQ. FT. INSPECTOR COPY OF FIREPLACE MFG.'S INSTALLATION INSTRUCTIONS WITH
LOGO OF LISTING AGENCY ON COVER OF INSTRUCTION. LISTING AGENCY MUST
0-406 (1) HIGH VENT & (1) LOW VENT. BE ANSI CERTIFIED TO PROVIDE LISTING SERVICES FOR FIREPLACES.
407-812 (2) HIGH VENT & (2) LOW VENT. 27. DOORS SHALL BE 1 8' SOLID CORE OR MIN. 20 MINUTE FIRE RATED
813-1218 (3) HIGH VENT & (3) LOW VENT. DOOR. SELF-CLOSING AND SELF LATCHING REQUIRED
28. EDGE OF BUILDING BELOW
ROOFING ATTICAREA TOTAL NFVA 50% HIGH AND
29. ROOF LINE ABOVE
AREA NO. SQ. IN. REQUIRED SQ. IN. 50% LOW SQ. IN.
1 TBD 30. SMOKE DETECTOR - SEE FLOOR PLAN NOTES
31 UPPERAND LOWER OPENINGS FOR MECHANICAL
2 TBD ROOM -DECORATIVE VENTS. MIN 54 SQ IN FOR 53,590 BTU/HR
3 TBD 32. FORCE AIR UNIT GAS FIRED APPLIANCE SET ON PLATFORM.
PROVIDE COMBUSTION AIR PER CODE AND VENT THROUGH WALL.
4 TBD HEATING TOTAL LOAD 53,590 BTU/HR PER T-24. VENTING 1 SQ IN
PER 1,000 BTU= 54 SQ IN REQUIRED COMBUSTION VENTING,
SPLIT HIGH/LOW
33. 32" DROP-IN BATH TUB RAISED ON BUILT-UP FRAMING -SEE OWNER SPECS.
34. ELECTRICAL SERVICE PANEL. PROVIDE 30" X 36" CLEAR SPACE IN FROM
ROOF LEGEND OF PANEL TO ANY ADJACENT WALL SURFACE OR OBSTRUCTION
35. GAS METER
36. CONDENSER UNITS. SEE DEFERRED SUBMITTAL LIST.
37. SERVICE SINK
38. BUILT IN STORAGE BENCH AND CUBBIES
v! GUTTER AND DOWNSPOUT TO SPLASH BLOCK AT GRADE 39. HANDRAIL
OR DECK BELOW 40. SOFFIT ABOVE @ &-0" (UNLESS OTHERWISE NOTED)
41. DROP IN GAS BBQ BY OWNER
T GUTTER AND DOWNSPOUT TO ROOF BELOW. 42. MECHANICAL DUCT SPACE
43. SLOPE DECK TO SCUPPER WITH DOWNSPOUT OR TO GUTTER AS INDICATED
*44 1111* 12":12" ROOF SLOPE UNLESS NOTED OTHERWISE -
ROOFING MATERIAL IS COMPOSITION ROOFING SHINGLES 44. SLOPE GUTTER TO DOWNSPOUT
OVER MFR. APPROVED UNDERLAYMENT PER CBC SECTION 45. BUILT IN LINEN. CABINET
1507.2. UL CLASS A. APPLY (2) LAYERS ROOFING PAPER AT
SLOPES 4:12 OR LESS. 46. WHOLE BUILDING MECHANICAL VENTILATION SYSTEM. MIN REQUIRED
RATE OF VENTILATION SHALL BE 60 CFM (I CFM / 100 SF X 2,681 SF = 7.5 CFM
X 3 BEDS + 1). VENTILATION SYSTEM SHALL BE PROVIDED BY EXHAUST AIR,
SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR SYSTEM.
3":12" ROOF SLOPE UNLESS NOTED OTHERWISE - ROOFING 47. BEAM ABOVE (PER STRUCTURAL). FALSE DECORATIVE BEAMS ADDED FOR
MATERIAL IS COMPOSITION ROOFING SHINGLES OVER SYMMETRY
MFR. APPROVED UNDERLAYMENT PER CBC SECTION 1507.2.
UL CLASS A. APPLY (2) LAYERS ROOFING PAPER AT SLOPES 48. 5/8" TYPE'X' GYP. WALLBOARD TO INSIDE OF EXTERIOR WALL AT FIREPLACE,
4:12 OR LESS. CONTINUOUS FULL HEIGHT TO UNDERSIDE OF DECK SHEATHING
WALL LEGEND
INDICATES EAVE VENT LOCATIONS. SEE ABOVE FOR CALCS
2 X 8 FRAMED
FT INDICATES O'HAGIN PATENTED TAPERD WALL
LOW -PROFILE ROOF VENT BY O'HAGIN 1
PRODUCTS nD.l TYR, 2 X 6 PLUMBING
NEVA 72 SQ. IN. PAINT TO MATCH ROOF COLOR
WALL
2 X 6 FRAMED
WALL
2 X FRAMED
WALL
SOFFIT ABOVE
URBAN
ARENA
3195 Red Hill Avenue- Loft F
Costa Mesa, California 92626
T. 714.754.4500 F. 714.754.4545
Orange County - San Diego
REVISIONS
QC.D.P. SUB 6.29.17
A C.P.P. RESUB 7.25.17
P/C NO.
JOB NO.: 17-068
SCALE: 1/4`=1'-0`
DATE: 8-10-17
CLIENT
CALCAGN I E
GROUP
COMMUNITY REVITALIZATION, LLC
16520 BAKE PKWY. STE 105
IRVINE, CA 92618
T : (949)345-1001 F : (929)272-2380
PROJECT
CUSTOM
RESIDENCE
715 WEST BALBOA BLVD
NEWPORT BEACH, CA
APN:048-023-20
SHEET TITLE
FLOOR
PLANS AND
ROOF PLAN
SHEET NUMBER
Al *1
DATE / TIME OF PLOT (PST): 8/10/2017 3:03 PM FILE NAME: SA2017 Projects\17-068 715 Balboa Residence - Newport Beach\ARCHITECTURE\CDs\Pending Submittal\A1.0-Floor Plans.dwg 20
DATE / TIME OF PLOT (PST): 8/10/2017 3:03 PM
16'-8'
a 1'-a°
�ul lu
FIRST LEVEL FLOOR PLAN S.F. CALCULATION
54' 8'
IILlIA
SECOND LEVEL FLOOR PLAN S.F. CALCULATION
II II II II ?? 2
MANSARD ROOF
THIRD LEVEL FLOOR PLAN S.F. CALCULATION
SCALE: 1/4" = l'-0"
FILE NAME: SA2017 Projects\17-068 715 Balboa Residence - Newport Beach\ARCHITECTURE\CDs\Pending Submittal\A1.0-Floor Plans.dwg
I
I
I
I
SCALE: 1/4" = 1'-0"
I
I
.. �reZi � '1
TOTAL PROPOSED AREA:
FLOOR
(INCLUDES EXT. WALLS, STAIRWAYS ON ONE LEVEL, ENCLOSED PARKING):
FIRST FLOOR:
1,289 S.F.
/7—
1,325 S.F.
THIRD FLOOR:
225 S.F
TOTAL
2,839 S.F.
2,839 PROPOSED S.F. / 2,850.6 MAX AREA = 99.6%
2,839 SF PROPOSED / 1,425.3
BUILDABLE AREA: 2.0
OPEN VOLUME AREA:
FIRST FLOOR:
92 S.F.
�
129 S.F.
—
F45
TOTAL VOLUME AREA REQUIRED:
3080 FR. D
THE LOT):
(15%X 1,425.3 S.F.) = 213.8 S.F.
TOTAL VOLUME AREA PROVIDED:
= (221 S.F. / 1,425.3 S.F.)= 15.5%
6"
'?
I
II
I� -1F- 7F
AREA A
o
Ic
1811-811 X 181-611
308 S.F.
II II
II
II II
AREA C
II
I
L
1 1 1 1 1
765 S.F.
O
�b
1 1 1 1 1
J
o
II
II
0
� �
>
O
o
OPEN AREA
cAL EGAS
TES
V' 8"
16'-8" X��1E6°
I I I
OVERHEAD
OVERHEAD
L_
�UP 92 S.F.
tibb�
o s
16'-8'
a 1'-a°
�ul lu
FIRST LEVEL FLOOR PLAN S.F. CALCULATION
54' 8'
IILlIA
SECOND LEVEL FLOOR PLAN S.F. CALCULATION
II II II II ?? 2
MANSARD ROOF
THIRD LEVEL FLOOR PLAN S.F. CALCULATION
SCALE: 1/4" = l'-0"
FILE NAME: SA2017 Projects\17-068 715 Balboa Residence - Newport Beach\ARCHITECTURE\CDs\Pending Submittal\A1.0-Floor Plans.dwg
I
I
I
I
SCALE: 1/4" = 1'-0"
I
I
.. �reZi � '1
TOTAL PROPOSED AREA:
FLOOR
(INCLUDES EXT. WALLS, STAIRWAYS ON ONE LEVEL, ENCLOSED PARKING):
FIRST FLOOR:
1,289 S.F.
SECOND FLOOR:
1,325 S.F.
THIRD FLOOR:
225 S.F
TOTAL
2,839 S.F.
2,839 PROPOSED S.F. / 2,850.6 MAX AREA = 99.6%
2,839 SF PROPOSED / 1,425.3
BUILDABLE AREA: 2.0
OPEN VOLUME AREA:
FIRST FLOOR:
92 S.F.
SECOND FLOOR:
129 S.F.
TOTAL
221 S.F.
TOTAL VOLUME AREA REQUIRED:
(15% BUILDABLE AREA OF
THE LOT):
(15%X 1,425.3 S.F.) = 213.8 S.F.
TOTAL VOLUME AREA PROVIDED:
= (221 S.F. / 1,425.3 S.F.)= 15.5%
FIRST FLOOR
AREA A: 308 S.F.
AREA B: 216 S.F.
AREA C: 765 S.F.
TOTAL 1,289 S.F.
SECOND
FLOOR
AREA D:
1,312 S.F.
AREA E:
23 S.F.
VOID:
10 S.F.
TOTAL 1,325 S.F.
THIRD FLOOR
AREA F: 177 S.F.
AREA G: 48 S.F.
TOTAL 225 S.F.
OPEN SPACE CALCULATIONS
OPEN SPACE AREA A: 92 S.F.
OPEN SPACE AREA D: 129 S.F.
TOTAL 221 S.F.
URBAN
ARENA
3195 Red Hill Avenue- Loft F
Costa Mesa, California 92626
T. 714.754.4500 F. 714.754.4545
Orange County - San Diego
REVISIONS
QC.D.P. SUB 6.29.17
A C.P.P. RESUB 7.25.17
P/C NO.
JOB NO.: 17-068
SCALE: 1/4"=1'-0`
DATE: 8-10-17
CLIENT
CALCAGN I E
GROUP
COMMUNITY REVITALIZATION, LLC
16520 BAKE PKWY. STE 105
IRVINE, CA 92618
T : (949)345-1001 F : (929)272-2380
PROJECT
CUSTOM
RESIDENCE
715 WEST BALBOA BLVD
NEWPORT BEACH, CA
APN:048-023-20
SHEET TITLE
PROPOSED
AREA
CALCULATION
EXHIBIT
SHEET NUMBER
A1.2
21
10.20 (ESTABLISHED
Z
w
DATE / TIME OF PLOT (PST): 8/10/2017 3:03 PM
10.20 ESTABLISHED GRADE
ROOF DECK.
T.O.PL.
T.O.PL.
2ND. FL,I
T.O.PL
12
12�
RIGHT ELEVATION
SCALE: 1/4" = 1'*'
MAXIMUM ALLOWED CHIMNEY HEIGHT: 40.20
7
A
c'>
K.
FL.
'L.
1.0 I
10.20 (ESTABLISHED GRADE)
0
MAXIMUM ALLOWED RIDGE HEIGHT: 39.20
T.O.PL. BEYOND
6
q.
MUM ALLOWED RAIL HE
17
L -7 D5. 12 Al _ 12 30
3RD. FLL6 YOND
T.O . BEYOND
D2.
24 6
11 Dl.
2 15
D2. 3
6
D3.
_ 2
D2. 2ND. FL. BEYOND
T.O.PL. BEYOND
4 —
D3.
19
4
i D4.
14
4
22
FF: 11.0
7
LEFT ELEVATION _
SCALE: 1/4" = P-0"
FILE NAME: SA2017 Projects\17-068 715 Balboa Residence - Newport Beach\ARCHITECTURE\CDs\Pending Submittal\A2.0 Building Elevations.dwg
10.20 ESTABLISHED GRADE
ELEVATION LEGEND
❑1 ROOFING MATERIAL -STANDING SEAM METAL ROOF
F2 EXTERIOR PLASTER SMOOTH FINISH STUCCO (STUCCO 7/8" MIN THICKNESS
(3 COAT) PORTLAND CEMENT O/ PAPER BACKED METAL LATH BY MERLEX
WHITE COLOR TO BE SELECTED BY OWNER
F3 HORIZONTAL SIDING
❑4 BRICK EXTERIOR MATERIAL
F5 FIRE PLACE: VERTICAL ROOF VENT
III RAIN GUTTERS
❑7 DOWNSPOUTS
F8 WOOD COLUMNS. SEE DETAILS 15/AD1.0 AND 16/AD1.0
16'X T MODERN CLASSIC, BRONZE ANODIZED INSULATED ALUMINUM FRAME,
❑9 7/32" DARK TINT LAMINATED GLASS IN ALL SECTIONS, 4 PANEL 4 SECTION,
STANDARD LIFT TRACK AND HARDWARE BY ZEIGLER DOORS
10 ADDRESS NUMBER LOCATION, LOW VOLTAGE
11 MILGARD ULTRA SERIES FIBERGLASS WINDOWS AND SLIDING DOORS IN MATTE BLACK
12 30" WIDE ELECTRICAL PANEL RECESS ALCOVE. PROVIDE 36" CLEAR TO
ADJACENT WALL SURFACE OR OBSTRUCTION
1 NGTHISEE
14 GARAGE BEYOND
15 LEADER BOX
16 STAIR LANDING BEYOND
17 ROOFING MATERIAL -COMPOSITE SHINGLE ROOFING. CLASS 'A' ROOF ASSEMBLY REQ.
78 EXTERIOR SHOWER. SEE DETAIL AT AD2.0
19 DECORATIVE CORBEL. SEE DETAIL AT AD5.0
20 CUSTOM WELDED METAL GUARDRAIL. SEE DETAIL AT A3.3
21 WOOD GUARDRAIL. SEE DETAIL AT AD5.0
22 WOOD TRIM PIECE
23 DECORATIVE WOOD BRACKET
24 WOOD BEAM
25 BOARD AND BATTEN MATERIAL
26 DECORATIVE ROUND ATTIC VENT
A
28 OPEN TO EXTERIOR
29 RAILINGS ARE REQUIRED TO BE OPEN, NO SOLID RAILINGS ARE PERMITTED
30 EAVE FLUSH WITH WALL
31 BBQ BEYOND
ELEVATION NOTES
A. ROOFING MATERIAL - REFER TO ROOF PLAN.
B. 26 GAUGE (MIN) GALV. FLASHING AT ROOF TO WALL.
C. PROVIDE G.I GUTTERS AND DOWNSPOUTS PER PLAN.
D. 26 GAUGE (MIN) WEEP SCREED.
E. REFER TO FLOOR PLAN SHEETS FOR DOOR AND WINDOW DESIGNATIONS.
F. PROVIDE VAPOR BARRIER AROUND ALL WALL PENETRATIONS INCLUDING
DOORS WINDOWS AND VENTS PER DETAILS.
G. ALL WOOD TO BE S4S. H. HEIGHT CERTIFICATION INSPECTION REQUIRED
H. HEIGHT CERTIFICATION INSPECTION REQUIRED
I. ALL WINDOW AND DOOR FENESTRATIONS MUST HAVE TEMPORARY AND
PERMANENT LABELS
J. U VALUES AND SOLAR HEAT GAIN COEFFICIENT (SHGC) VALUES FOR ALL
FENESTRATIONS ON WINDOWS AND DOORS MUST COMPLY WITH THE
FOLLOWING TABLE:
U -VALUE AND SOLAR HEAT GAIN
COEFFICIENT (SHGC) TABLE
U -VALUE SHGC
SLIDING GLASS DOOR TBD TBD
FRENCH DOOR TBD TBD
OPERABLE WINDOW TBD TBD
FIXED WINDOW TBD TBD
URBAN
ARENA
3195 Red Hill Avenue- Loft F
Costa Mesa, California 92626
T. 714.754.4500 F. 714.754.4545
Orange County - San Diego
REVISIONS
QC.D.P. SUB 6.29.17
Ol C.P.P. RESUB 7.25.17
P/C NO.
JOB NO.: 17-068
SCALE: 114`=I'-0`
DATE: 8-10-17
CLIENT
CALCAGN I E
GROUP
COMMUNITY REVITALIZATION, LLC
16520 BAKE PKWY. STE 105
IRVINE, CA 92618
T : (949)345-1001 F : (929)272-2380
PROJECT
CUSTOM
RESIDENCE
715 WEST BALBOA BLVD
NEWPORT BEACH, CA
APN:048-023-20
SHEET TITLE
ELEVATIONS
SHEET NUMBER
A2.0
22
Z
w
0
N
DATE / TIME OF PLOT (PST): 8/10/2017 3:03 PM
MAXIMUM ALLa
HEIGHT: 34.20
10.20 ESTABLISHED
MAXIMUM ALLOWED RIDGE H
T.O.PL.
ALLOWEI
3RD. FL.
T.O.PL.
2ND. FL
T.O.PL.
FF: 11.0
10.20 (EST US�RADE)
u 3-3" u
REAR ELEVATION
SCALE: 1/4" = 1'-0"
i124r.mulmus
so 1
GRADE
10.20 (ESTABLISHED GRADE)
FRONT ELEVATION
SCALE: 1/4" = l'-0"
FILE NAME: SA2017 Projects\17-068 715 Balboa Residence - Newport Beach\ARCHITECTURE\CDs\Pending Submittal\A2.0 Building Elevations.dwg
ELEVATION LEGEND
ROOFING MATERIAL -STANDING SEAM METAL ROOF
EXTERIOR PLASTER SMOOTH FINISH STUCCO (STUCCO 7/8" MIN THICKNESS
(3 COAT) PORTLAND CEMENT O/ PAPER BACKED METAL LATH BY MERLEX
WHITE COLOR TO BE SELECTED BY OWNER
III HORIZONTAL SIDING
❑4 BRICK EXTERIOR MATERIAL
F5 FIRE PLACE: VERTICAL ROOF VENT
III RAIN GUTTERS
❑7 DOWNSPOUTS
F8 WOOD COLUMNS. SEE DETAILS 15/AD1.0 AND 16/AD1.0
16'X T MODERN CLASSIC, BRONZE ANODIZED INSULATED ALUMINUM FRAME,
❑9 7/32" DARK TINT LAMINATED GLASS IN ALL SECTIONS, 4 PANEL 4 SECTION,
STANDARD LIFT TRACK AND HARDWARE BY ZEIGLER DOORS
10 ADDRESS NUMBER LOCATION, LOW VOLTAGE
11 MILGARD ULTRA SERIES FIBERGLASS WINDOWS AND SLIDING DOORS IN MATTE BLACK
12 30" WIDE ELECTRICAL PANEL RECESS ALCOVE. PROVIDE 36" CLEAR TO
ADJACENT WALL SURFACE OR OBSTRUCTION
NGT HSEE)
14 GARAGE BEYOND
15 LEADER BOX
16 STAIR LANDING BEYOND
17 ROOFING MATERIAL -COMPOSITE SHINGLE ROOFING. CLASS 'A' ROOF ASSEMBLY REQ.
78 EXTERIOR SHOWER. SEE DETAIL AT AD2.0
19 DECORATIVE CORBEL. SEE DETAIL AT AD5.0
20 CUSTOM WELDED METAL GUARDRAIL. SEE DETAIL AT A3.3
21 WOOD GUARDRAIL. SEE DETAIL AT AD5.0
22 WOOD TRIM PIECE
23 DECORATIVE WOOD BRACKET
24 WOOD BEAM
F2 5BOARD AND BATTEN MATERIAL
26 DECORATIVE ROUND ATTIC VENT
EXTERIOR LIGHT BY OWNER
28 OPEN TO EXTERIOR Q
29 RAILINGS ARE REQUIRED TO BE OPEN, NO SOLID RAILINGS ARE PERMITTED
30 EAVE FLUSH WITH WALL
31 BBQ BEYOND
ELEVATION NOTES
A. ROOFING MATERIAL - REFER TO ROOF PLAN.
B. 26 GAUGE (MIN) GALV. FLASHING AT ROOF TO WALL.
C. PROVIDE G.I GUTTERS AND DOWNSPOUTS PER PLAN.
D. 26 GAUGE (MIN) WEEP SCREED.
E. REFER TO FLOOR PLAN SHEETS FOR DOOR AND WINDOW DESIGNATIONS.
F. PROVIDE VAPOR BARRIER AROUND ALL WALL PENETRATIONS INCLUDING
DOORS WINDOWS AND VENTS PER DETAILS.
G. ALL WOOD TO BE S4S. H. HEIGHT CERTIFICATION INSPECTION REQUIRED
H. HEIGHT CERTIFICATION INSPECTION REQUIRED
I. ALL WINDOW AND DOOR FENESTRATIONS MUST HAVE TEMPORARY AND
PERMANENT LABELS
J. U VALUES AND SOLAR HEAT GAIN COEFFICIENT (SHGC) VALUES FOR ALL
FENESTRATIONS ON WINDOWS AND DOORS MUST COMPLY WITH THE
FOLLOWING TABLE:
URBAN
ARENA
3195 Red Hill Avenue- Loft F
Costa Mesa, California 92626
T. 714.754.4500 F. 714.754.4545
Orange County - San Diego
REVISIONS
QC.D.P. SUB 6.29.17
O1 C.P.P. RESUB 7.25.17
P/C NO.
JOB NO.: 17-068
SCALE: 114`=1'-0`
DATE: 8-10-17
CLIENT
U -VALUE AND SOLAR HEAT GAIN
COEFFICIENT (SHGC) TABLE
U -VALUE
SHGC
CALCAG N I E
SLIDING GLASS DOOR
TBD
TBD
GROUP
FRENCH DOOR
TBD
TBD
COMMUNITY REVITALIZATION, LLC
OPERABLE WINDOW
TBD
TBD
16520 BAKE PKWY. STE 105
FIXED WINDOW
TBD
TBD
IRVINE, CA 92618
T : (949)345-1001 F : (929)272-2380
PROJECT
CUSTOM
RESIDENCE
715 WEST BALBOA BLVD
NEWPORT BEACH, CA
APN:048-023-20
SHEET TITLE
ELEVATIONS
SHEET NUMBER
A2.1
2?
Z
w
29'-0" ROOF PITCH
HEIGHT LIMIT
T.O.PL.
3RD. FL.
T.O.PL.
2ND. FL.
T.O.PL.
FF: 11.0
SECTION E -E
29'-0" ROOF RIDGE HEIGHT LIMIT
TOP OF MANSARD
P
ROOF DECK.
T.O.PL.
2ND. FL.
T.O.PL.
FF: 1 1 .0
ESTABLISHED ELEV: 10.20
24'-0" FLAT
SURFACE
HEIGHT LIMIT
M
3RD. FL.
T.O.PL.
2ND. FL.
T.O.PL.
FF: 11.0
SCALE: 1/4" = 1'-0"
ME
MASTER BED.
11 -
GREAT
30'-0" TOP OF
CHIMNEY LIMIT
T.O.PL. BE
24'-0" FLAT
SURFACE
HEIGHT LIMIT
3RD. FL. B
T.O.PL. BE
2ND. FL. E
T.O.PL. BE
FF: 11.0
SECTION F -F
CALIFORNIA
L MECH BUNK Ifl A LTH 2'�
WINE B
Tff� I
EXTERIOR SIDE YARD
SECTION C -C
ircM
T.O.PL. BEYOND
'ROOF DECK
T.O.PL.
2ND. FL.
T.O.PL.
6
FF: 11.0
29'-0" ROOF PITCH
HEIGHT LIMIT
T P OF MANSARD
M Th
ROOF DECK.
T.O.PL.
2ND, FL.
T.O.PL.
FF: 11.0
SHED ELEVATION: 10.20
SCALE: 1/4" = 1'-0"
(LING HEIGHT LIMIT
ELEVATION / SECTION LEGEND
❑1 ROOF -COMPOSITION SHINGLE ROOF. CLASS A ROOFING
❑2 EXTERIOR PLASTER SMOOTH FINISH STUCCO (STUCCO 7/8" MIN
THICKNESS (3 COAT) PORTLAND CEMENT O/ PAPER BACKED METAL
LATH BY MERLEX COLOR P-2392, SMOOTH FINISH
3❑ WINDOW/ DOOR BEYOND
4] ROOFING MATERIAL OVER PLYWOOD SHEATHING
AND TRUSSES / RAFTERS PER STRUCTURAL.
❑5 CONCRETE SLAB PER STRUCTURAL.
INSULATION - PER T-24.
❑7 2 X WOOD FRAMING.
® 1/2" GYPSUM BOARD TYR. UNLESS NOTED OTHERWISE.
[9 5/8" TYPE "X" GYPSUM BOARD.
to PAINTED INTERIOR WOOD SHIPLAP PANELING
11 GIRDER TRUSS.
12 ROOF FRAMING, SEE STRUCTURAL
13 FLOOR JOISTS - SEE STRUCTURAL
14 1 -HOUR RATED FIRE ASSEMBLY, SEE DETAILS
15 STEEL BEAM -SEE STRUCTURAL
16 DECORATIVE 1 Xl WOOD SCREEN AT 2 1/2" O.C.
ELEVATION NOTES
A. ROOFING MATERIAL - REFER TO ROOF PIAN.
B. 26 GAUGE (MIN) GALV. FLASHING AT ROOF TO
WALL.
C. PROVIDE G.I GUTTERS AND DOWNSPOUTS PER PLAN.
D. 26 GAUGE (MIN) WEEP SCREED.
E. ALL WOOD TO BE S4S.
F. REFER TO FLOOR PLAN SHEETS FOR DOOR AND WINDOW
DESIGNATIONS.
G. PROVIDE VAPOR BARRIER AROUND ALL WALL PENETRATIONS
INCLUDING DOORS WINDOWS AND VENTS PER DETAILS.
SECTIONS LEGEND
THESE BUILDING SECTIONS ARE PROVIDED TO ILLUSTRATE
THE ARCHITECTURAL RELATIONSHIP BETWEEN
STRUCTURAL ELEMENTS, INTERIOR VOLUME
CONFIGURATIONS, AND BUILDING PROFILES. REFER TO
STRUCTURAL DRAWINGS AND CALCULATIONS FOR ALL
FRAMING AND TRUSS INFO.
BUILDING INSULATION
(REFER TO SPECIFICATION SECTION 07210 FOR ADDITIONAL INFO)
I. EXTERIOR WALL ASSEMBLIES REFER TO T-24 REPORT
2 INTERIOR CEILING ASSEMBLIES REFER TO T-24 REPORT
WITH ATTIC SPACE ABOVE
3. FLOOR/CEILING ASSEMBLIES REFER TO T-24 REPORT
OVER GARAGE
STAIR NOTES
1. STAIR CONSTRUCTION C.B.0 CHAPTER 10
AND C.B.0 TABLE 1607.1
2. INDIVIDUAL STAIR TREADS PER C.B.0
1009.3
3. STAIRWAYS PER C.B.0 SECTION 1009
4. GUARDRAILS PER C.B.0 SECTION 1013 AND
1607.7.1
5. FIRE BLOCKING PER C.B.0 SECTION 71 7.2.4
6. THESE PLANS AND SECTIONS ARE DRAWN AS A DESIGN
TOOL TO ASSIST THE SUB -CONTRACTOR IN THE
PREPERATION OF THEIR SHOP DRAWINGS. THESE SHOP
DRAWINGS ARE TO BE APPROVED BY THE OWNER AND
AND LOCAL BUILDING OFFICAL.
7. SUB -CONTRACTOR TO FIELD VERIFY ALL CONDITIONS
PRIOR TO THE FABRICATIONS OF STAIRS AND
GUARDRAILS.
URBAN
ARENA
3195 Red Hill Avenue- Loft F
Costa Mesa, California 92626
T. 714.754.4500 F. 714.754.4545
Orange County San Diego
REVISIONS
QC.D.P. SUB 6.29.17
Ol C.P.P. RESUB 7.25.17
P/C NO.
JOB NO.: 17-068
SCALE: 114`=1'-0`
DATE: 8-10-17
CLIENT
CALCAGN I E
GROUP
COMMUNITY REVITALIZATION, LLC
16520 BAKE PKWY. STE 105
IRVINE, CA 92618
T : (949)345-1001 F : (929)272-2380
PROJECT
CUSTOM
RESIDENCE
715 WEST BALBOA BLVD
NEWPORT BEACH, CA
APN:048-023-20
SHEET TITLE
SECTIONS
SHEET NUMBER
A3.0
DATE / TIME OF PLOT (PST): 8/10/2017 3:03 PM FILE NAME: SA2017 Projects\17-068 715 Balboa Residence - Newport Beach\ARCHITECTURE\CDs\Pending Submittal\A3.0-Building Sections.dwg -2
PRECISE GRADING PLAN
Item
CALCAGNIE GROUP RESIDENCE
715 W. BALBOA BLVD., NEWPORT BEACH, CA 92661
GRADING
26
C.Y.
FILL
GENERAL
C.Y.
IMPORT
0
C.Y.
EXPORT
NOTES
C.Y.
OVEREXCAVATION AND RECOMPACTION
155
GRADING FILLSICUTS CONT.
NOTICE TO CONTRACTOR
1,981
SQ -FT
PROPOSED IMPERVIOUS AREA:
8. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL, AFTER
SQ -FT
CLEARING AND PRIOR TO THE PLACEMENT OF FILL IN CANYONS, INSPECT
EACH CANYON FOR AREAS OF ADVERSE STABILITY AND DETERMINE THE
1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY
GENERAL
PRESENCE OF, OR POSSIBILITY OF FUTURE ACCUMULATION OF,
ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTOR WILL BE REQUIRED TO
SUBSURFACE WATER OR SPRING FLOW. IF NEEDED, DRAINS WILL BE
ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITION
1.
ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH
DESIGNED AND CONSTRUCTED PRIOR TO THE PLACEMENT OF FILL IN EACH
DURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY
MUNICIPAL CODE (NBMC), THE PROJECT SOILS REPORT AND SPECIAL
RESPECTIVE CANYON.
OF ALL PERSONS AND PROPERTY. THIS REQUIREMENT SHALL BE MADE TO APPLY
REQUIREMENTS OF THE PERMIT.
9. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD
CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS.
2.
DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE.
FOR LINE AND GRADE.
CONSTRUCTION CONTRACTOR FURTHER AGREES TO DEFEND, INDEMNIFY AND
3.
SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING THE
10. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM
HOLD DESIGN PROFESSIONAL HARMLESS FROM ANY AND ALL LIABILITY, REAL OR
CONSTRUCTION PERIOD,
OF 90 PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS
ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT,
4.
WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH
ENGINEER. THE BUILDING DEPARTMENT MAY REQUIRE CORING OF
EXCEPTING LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF DESIGN
FRIDAY; 8:00 AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND
CONCRETE FLAT WORK PLACED OVER UNTESTED BACKFILLS TO FACILITATE
PROFESSIONAL.
HOLIDAYS PER SECTION 10-28 OF THE NBMC.
TESTING.
2. IF THIS PROJECT IS STAKED BY SURVEY CREWS OTHER THAN THOSE CREWS
5.
NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER
11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE
UNDER THE DIRECT SUPERVISION OF THE SIGNATORY ENGINEER, THE
SECTION 10-28 OF THE NBMC.
BUILDING DEPARTMENT.
SIGNATORY ENGINEER WILL NO LONGER BE THE ENGINEER OF RECORD AND
WILL HAVE NO RESPONSIBILITY AS TO THE FINAL CONSTRUCTED PROJECT. THE
6.
THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL
12. LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH
SIGNATORY ENGINEER WILL NOT BE RESPONSIBLE FOR ERRORS OR OMISSIONS
TIMES.
CHAPTER 15 OF THE NBMC.
THAT COULD HAVE BEEN CORRECTED DURING THE CONSTRUCTION OF THIS
7.
PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND
13. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER
PROJECT, IF THE STAKING HAD BEEN DONE BY THE SURVEY CREW UNDER HIS
PROTECTING UTILITIES.
GRADING BY AN ENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY
DIRECT SUPERVISION.
8.
APPROVED SHORING, DRAINAGE PROVISIONS AND PROTECTIVE MEASURES
PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL
3. THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITIES OR
MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING THE GRADING
HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THE ENGINEERING
STRUCTURES SHOWN ON THESE PLANS ARE OBTAINED BY A SEARCH OF
OPERATION.
GEOLOGIST SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENT TO
AVAILABLE RECORDS TO THE BEST OF OUR KNOWLEDGE. THE CONTRACTOR IS
9.
CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH
THE BUILDING DEPARTMENT FOR APPROVAL.
REQUIRED TO TAKE ALL PRECAUTIONARY MEASURES TO PROTECT THE UTILITIES
THE UNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL.
14. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPES IS
SHOWN, AND ANY OTHER LINES OR STRUCTURES NOT SHOWN ON THESE PLANS,
10.
HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED
DETERMINED TO BE NECESSARY BY THE ENGINEERING GEOLOGIST AND
AND IS RESPONSIBLE FOR THE PROTECTION OF, AND ANY DAMAGE TO THESE
BY THE CITY TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH
SOILS ENGINEER, THE SOILS ENGINEER WILL OBTAIN APPROVAL OF DESIGN,
LINES OR STRUCTURES.
CHAPTER 15 OF THE NBMC.
LOCATION AND CALCULATIONS FROM THE BUILDING DEPARTMENT PRIOR TO
CONSTRUCTION.
11.
POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND
SLOPE AREAS.
15. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND
NOTE TO SURVEYOR
TEST THE CONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE
12.
FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION
STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION.
CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A
"STOP WORK" ORDER.
16. WHEN CUT PADS ARE BROUGHT TO NEAR GRADE THE ENGINEERING
SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE OFFICE OF
GEOLOGIST SHALL DETERMINE IF THE BEDROCK IS EXTENSIVELY FRACTURED
COUNTY SURVEYOR. EVIDENCE OF FILING SHALL BE SUBMITTED TO BUILDING
13.
ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC OR ABS PLASTIC
E PI
OR FAULTED AND WILL READILY TRANSMIT WATER. IF CONSIDERED
INSPECTOR PRIOR TO FOUNDATION INSPECTION.
SCHEDULE 40 OR SDR ADS 3000 WITH GLUED JOINTS.
NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, A
14.
NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE
COMPACTED FILL BLANKET WILL BE PLACED.
ALLOWED TO ENTER STREETS, CURBS, GUTTERS OR STORM DRAINS. ALL
ADDITIONAL NOTE
17. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS
MATERIAL AND WASTE SHALL BE REMOVED FROM THE SITE.
DURING GRADING.
18. NOTIFICATION OF NONCOMPLIANCE: IF, IN THE COURSE OF FULFILLING THEIR
1. LICENSED SURVEYOR TO PROVIDE MONITORING OF SHORING AND
EROSION CONTROL
RESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE
IMPROVEMENTS ON THE ADJACENT PROPERTIES AND SUBMIT RESULTS WITH A
ENGINEERING GEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK
REPORT TO THE SHORING DESIGN ENGINEER AND TO THE BUILDING INSPECTOR
1.
TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15
IS NOT BEING DONE IN CONFORMANCE WITH THE APPROVED GRADING
ON A DAILY BASIS DURING EXCAVATION AND SHORING AND WEEKLY BASIS
TO MAY 15.
PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING
THEREAFTER. WHERE DEWATERING IS REQUIRED, MONITORING SHALL CONTINUE
2.
EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-SITE BETWEEN
TO THE PERSON IN CHARGE OF THE GRADING WORK AND TO THE BUILDING
UNTIL DEWATERING IS STOPPED.
OCTOBER 15 AND MAY 15.
INSPECTOR. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF
3.
BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL
NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FOR
2 IN LIEU OF SPECIAL INSPECTION BY DEPUTY BUILDING INSPECTOR,
BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY
APPROVAL.
GEOTECHNICAL ENGINEER SHALL PROVIDE CONTINUOUS INSPECTIONS DURING
PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF
SHORING AND EXCAVATION OPERATIONS AND DURING REMOVAL OF SHORING.
THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY,
DOCUMENTATION
WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT.
3. CONTRACTOR SHALL NOTIFY ADJACENT PROPERTY OWNER BY CERTIFIED MAIL
4.
TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND
1. AN AS -BUILT GRADING PLAN SHALL BE PREPARED BY THE CIVIL ENGINEER
10 DAYS PRIOR TO STARTING THE SHORING OR EXCAVATION WORK.
MAINTAINED FOR THE DURATION OF THE PROJECT.
INCLUDING ORIGINAL GROUND SURFACE ELEVATIONS, AS GRADED GROUND
SURFACE ELEVATIONS, LOT DRAINAGE PATTERNS AND LOCATIONS, AND
REQUIRED
INSPECTIONS
ELEVATIONS OF ALL SURFACE AND SUBSURFACE DRAINAGE FACILITIES.
HE/SHE SHALL PROVIDE WRITTEN APPROVAL THAT THE WORK WAS DONE IN
ACCORDANCE WITH THE FINAL APPROVED GRADING PLAN AND STATE THE
1.
A PRE -GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START
NUMBER OF YARDS OF CUT AND/OR FILL MOVED DURING THE OPERATION.
OF GRADING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, GRADING
CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, GEOLOGIST, CITY
2 A SOILS GRADING REPORT PREPARED BY THE SOILS ENGINEER, INCLUDING
BUILDING INSPECTOR OR THEIR REPRESENTATIVES. REQUIRED FIELD
LOCATIONS AND ELEVATION OF FIELD DENSITY TESTS. SUMMARIES OF FIELD
AND LABORATORY RESULTS AND OTHER SUBSTANTIATED DATA AND
INSPECTIONS WILL BE OUTLINED AT THE MEETING.
COMMENTS ON ANY CHANGES MADE DURING GRADING AND THEIR EFFECT
2.
A PRE -PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START
ON THE RECOMMENDATIONS MADE IN THE SOILS ENGINEERING
OF THE SUB -GRADE PREPARATION FOR THE PAVING WITH THE FOLLOWING
INVESTIGATION REPORT. HE SHALL PROVIDE WRITTEN APPROVAL AS TO THE
PEOPLE PRESENT: OWNER, PAVING CONTRACTORS, DESIGN CIVIL ENGINEER,
ADEQUACY OF THE SITE FOR THE INTENDED USE AND COMPLETION OF WORK
SOILS ENGINEER, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES.
IN ACCORDANCE WITH THE JOB SPECIFICATIONS.
REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING.
3. A GEOLOGIC GRADING REPORT PREPARED BY THE ENGINEERING
GEOLOGIST, INCLUDING A FINAL DESCRIPTION OF THE GEOLOGY OF THE
GRADING
FILLSICUTS
SITE, INCLUDING ANY NEW INFORMATION DISCLOSED DURING THE GRADING
AND THE EFFECT OF SAME ON RECOMMENDATIONS INCORPORATED IN THE
APPROVED GRADING PLAN. HE/SHE SHALL PROVIDE WRITTEN APPROVAL AS
1.
GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL.
TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AS AFFECTED BY
2.
FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE
GEOLOGIC FACTORS.
COMPACTION OUT TO THE FINISHED SURFACE.
3.
ALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90
NOTE
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
ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT
OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTION EFFORT
RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS,
APPLIED TO THE FILL AREAS.
CONDITIONS, AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE
4.
AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND
PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY
DEBRIS, SCARIFIED AND APPROVED BY THE SOILS ENGINEER PRIOR TO
ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED
PLACING OF THE FILL.
BY THIS PERMIT.
• 9
5.
FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL.
6.
ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR
PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY, AN
REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED.
ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORK
7.
ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR
DEPARTMENT.
CRUSHED IN PLACE AND BACKFILLED AND APPROVED BY THE SOILS
ENGINEER.
ICIAITV GAP
VICINITY
NOT TOSCALE
SHEET INDEX
TITLE SHEET C-1
PRECISE GRADING & DRAINAGE PLAN C-2
SECTIONS & DETAILS C-3
EROSION CONTROL PLAN C-4
GEOTECHNICAL RECOMMENDATION C-5
EARTH WORK QUANTITY
CUT
26
C.Y.
FILL
20
C.Y.
IMPORT
0
C.Y.
EXPORT
6
C.Y.
OVEREXCAVATION AND RECOMPACTION
155
C.Y.
EXISTING IMPERVIOUS AREA:
1,981
SQ -FT
PROPOSED IMPERVIOUS AREA:
2,093
SQ -FT
NOTE:
QUANTITIES SHOWN HERE ON ARE FOR PERMIT AND/OR BONDING PURPOSE ONLY.
OWNER
CALCAGNIE GROUP
COMMUNITY REVITALIZATION, LLC
16520 BAKE PKWY, STE 105
IRVINE, CA 92618
TEL: 949-345-1001
FAX: 929-272-2380
ARCHITECT
URBAN ARENA
3195 RED HILL AVENUE LOFT F
COSTA MESA, CA 92626
TEL: 714-754-4500
FAX: 714-754-4545
SOIL ENGINEER
R MCCARTHY CONSULTING INC.
23 CORPORATE PLAZA, SUITE 150
NEWPORT BEACH, CA
CIVIL & STRUCTURAL ENGINEER
CORE STRUCTURE INC.
23172 PLAZA POINTE DRIVE, SUITE #145
LAGUNA HILLS, CA 92653
PHONE: 949-954-7244
BENCH MARK
1 E-122-14 NAVD88 DATUM ELEV.=9.179
DICTA 111 CODE REQUIRESD
TON 4 OF THEGOVERNMENT
IDENTIFICATION NUMBER BE ISSUED
BEFORE A "PERMIT TO EXCAVATE" WILL BE
VALID. FOR YOU DIGALERT I.D. NUMBER
CALL UNDERGROUND SERVICE ALERT TOLL
FREE 811 BEFORE YOU D IG.
133 TOW WORKING DAY
Co
REir5
Core Structure, Inc.
23172 Plaza Pointe Dr.
Suite #145
Laguna Hills, CA 92653
Phone: 949954-7244
info@corestructure.com
www.corestructure.com
PROJECT NAME:
715 W.BALBOA BLVD
NEWPORT BEACH, CA 92661
CALCAGNIE
RESIDENCE
ARCHITECT:
URBAN ARENA
3195 RED HILL AVE. LOFT F
COSTA MESA, CA 92626
REVISIONS
SHEET NAME:
PRECISE
GRADING PLAN
PROJECT NUMBER:
70174
DESIGNED BY:CHECKED BY:
PLOT DATE:
08/04/2017
SHEET NUMBER:
C-1
8.99 TC 8.97 TC
8.43 FL , 8,5,3 FL
10.50 TC
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(
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9.03 TC9.03
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9.86 FS
9.11 FS
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9. 18 FS
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T
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PROPOSED STORM DRAIN
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PROPOSED FINISHED GROUND
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10.21 FL PRECISE GRADING PLAN
SCALE 1"=4'
100
EXISTING CONTOUR
- 100-
PROPOSED CONTOUR
10OFS
SPOT ELEVATION
PROPOSED CONCRETE PAD
- 4" - -
PROPOSED STORM DRAIN
EXIST SCREEN WALL
®
PROPOSED SCREEN WALL
®
PROPOSED RETAINING CURB
- -----
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PROPOSED PAD ELEVATION
FS
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INV
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C 0
RE
' oP r The lirourd Up
Core Structure, Inc.
23172 Plaza Pointe Dr.
Suite #145
Laguna Hills, CA 92653
Phone: 949-954-7244
info@corestructu re. com
www.corestructure.com
PROJECT NAME:
715 W.BALBOA BLVD
NEWPORT BEACH, CA 92661
CALCAGN IE
RESIDENCE
ARCHITECT:
URBAN ARENA
3195 RED HILL AVE. LOFT F
COSTA MESA, CA 92626
REVISIONS
SHEET NAME:
PRECISE
GRADING PLAN
PROJECT NUMBER:
70174
DESIGNED BY:CHECKED BY:
PLOT DATE:
08/04/2017
SHEET NUMBER:
C-2
2
2
FA
INISH S
EXI
25
Al I FY
SECTION B -B
SCALE 1"=4'
V VL/-VI\(lVL
OVER -EXCAVATION
SECTION A -A
SCALE 1"=4'
CONCRE
DETAIL
BUILDING DRAINAGE
NOT TO SCALE
USE FRAME AS A FORM
4' CRUSHED ROCK
W/ FILET CLOTH
0
c.�
V V LI\-L/\V(lVrl11V1Y LIIVII I
25
20
15
JRFACE
10
L
5
l�J
NOTE:
1. ALL FITTINGS BY: NDS, INC. (OR EQUAL)
PHONE: 1-800-726-1994
2. REFER TO GRADING PLAN FOR FINISH
GRADING.
3. DO NOT GLUE GRATE OR RISER TO PIPE.
LLQ
Z 6. MIN. WIDE PEDESTRIAN SAFE ~ O
FRAME B GRATE r SLOT w
PLAN OPENING EASEJOROANIRDN OMIN FRENCH
WORKS OR EQUAL U d / DRAIN PERFORATION
606464-010D O O / 4$EDTTDM
24"
CFrT1nN 7.7
FILL THIS PORTION WITH CRUSHED
ROCK AFTER POURING GRATE
SUPPORT CURB
DETAIL
BOTTOMLESS TRENCH DRAIN
NOT TO SCALE
NOTE:
a. DIG A 24" WIDE X 18" MIN. DEPTH TRENCH
b. PLACE FILTER CLOTH IN THE TRENCH LAP 12" @ TOP
C. FILL BOTTOM OF THE TRENCH W/ 3/4" CRUSHED ROCK
d. FORM AND POUR PERIMETER CONC. CURB
e. FILL THE REST OF THE TRENCH WITH CRUSHED ROCK TO 4" FROM TOP OF TRENCH
3R
4
CRUSHED
ROCK
FILTER CLOTH LAP
3.0' 13'@TOP
NDS643
NN
4. GLUE "I.P.S. WELD ON" #773 SOLVENT
(MEDIUM BODIED FAST SET) FOR PIPE
THRU 6" 0.
5. ALL PIPES TO BE 4" 0 PVC SDR 35 OR
SCHEDULE 40.
DETAIL
PERFORATED DRAIN TRENCH
NOT TO SCALE
DETAIL
INLET DRAIN
NOT TO SCALE
TOP OF GRATE
ELEV. PER PLAN
1% MIN.
SEE NOTES FOR GRATE TYPE
GRADE
NDS SPEED-0�SASI N NDS 101
SINGLE OR NDS CIA DOUBLE
OUTLET CATCH BASIN.
*USE 6" NDS 66 EXTENSIONS
WHERE NEEDED
Core Structure, Inc.
23172 Plaza Pointe Dr.
Suite #145
Laguna Hills, CA 92653
Phone: 949-954-7244
info@corestructure.com
www.corestructure.com
PROJECT NAME:
715 W.BALBOA BLVD
NEWPORT BEACH, CA 92661
CALCAGN IE
RESIDENCE
ARCHITECT:
URBAN ARENA
3195 RED HILL AVE. LOFT F
COSTA MESA, CA 92626
REVISIONS
SHEET NAME:
SECTIONS &
DETAILS
PROJECT NUMBER:
70174
DESIGNED BY:CHECKED BY:
PLOT DATE:
08/04/2017
SHEET NUMBER:
C-3
TC 8.97 TC 9.01 TC
8.53 FL R 9.03 TC g.0-
R=5779.65 8.44 FL 8.49 FL 8.5C
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SCO
WM SE -7
EROSION CONTROL PLAN
SCALE V4
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WM
DRY SEASON REQUIREMENTS(MAY-SEPT.)
1. WIND EROSION BMPs (DUST CONTROL) SHALL BE IMPLEMENTED.
2. SEDIMENT CONTROL BMPs SHALL BE INSTALLED AND MAINTAINED AT ALL OPERATIONAL STORM DRAIN INLETS.
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. THERE SHALL BE A "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO DEPLOY STANDBY SEDIMENT
CONTROL BMPs AS NEEDED TO COMPLETELY PROTECT THE EXPOSED PORTION OF THE SITE WITHIN 48 HRS OF
A PREDICTED STORM EVENT (A PREDICTED STORM IS DEFINED AS A FORECASTED, 50% CHANCE OF RAIN).
7. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY SEDIMENT CONTROL BMPs (AT THE SITE PERIMETER,
SITE SLOPES, AND OPERATIONAL INLETS WITHIN THE SITE) NECESSARY TO PREVENT SEDIMENT DISCHARGES
FROM EXPOSED PORTIONS OF THE SITE SHALL BE STORED ON SITE. AREAS THAT HAVE ALREADY BEEN
PROTECTED FROM EROSION USING PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION
BMPs ARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF THIS REQUIREMENT.
8. DEPLOYMENT OF PERMANENT EROSION CONTROL BMPs (PHYSICAL OR VEGETATION) SHOULD COMMENCE AS
SOON AS PRACTICAL ON SLOPES THAT ARE COMPLETE FOR ANY PORTION OF THE SITE. STANDBY BMP
MATERIALS SHOULD NOT BE RELIED UPON TO PREVENT EROSION OF SLOPES THAT HAVE BEEN COMPLETED.
WET SEASON REQUIREMENTS (OCT. -APRIL)
1. WHERE APPROPRIATE SEDIMENT CONTROL BMPs SHALL BE IMPLEMENTED A THE SITE PERIMETER, AT ALL
OPERATIONAL STORM DRAIN INLETS, AND ALL NON-ACTIVE SLOPES, TO PROVIDE SUFFICIENT PROTECTION FOR
STORMS LIKELY TO OCCUR DURING THE RAINY SEASON.
2. ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPs (TEMPORARY OR PERMANENT) SHALL BE
INSTALLED AND ESTABLISHED FOR ALL COMPLETED SLOPES PRIOR TO THE START OF THE RAINY SEASON.
THESE BMPs MUST BE MAINTAINED THROUGHOUT THE RAINY SEASON. 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.
3. 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.
4. A DISTURBED AREA THAT IS NOT COMPLETED AND 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.
5. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENT CONTROL BMPs NECESSARY
TO COMPLETELY PROTECT THE EXPOSED PORTION 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.
EROSION CONTROL
BMPS
EC -1
SCHEDULING
INSTALL WHERE SHOWN ON PLAN.
SCHEDULE PREPARED BY CONTRACTOR SHALL BE ON-SITE DURING CONSTRUCTION.
TEMPORARY SEDIMENT
CONTROL
SE -6
GRAVEL BAG BERM
INSTALL WHERE SHOWN ON PLAN.
SE -7
STREET SWEEPING AND VACUUMING
STREET SHALL BE SWEEPED, SEDIMENT COLLECTED, AND DISPOSED OF OFF-SITE ON A DAILY BASIS.
SE -10
STORM WATER INLET PROTECTION
ONCE INLET RISERS ARE CONSTRUCTED, SURROUND RISERS WITH GRAVEL BAGS OR CAP THE RISER TO REDUCE SEDIMENT INTRODUCTION TO THE
AREA DRAIN SYSTEM.
POTABLE WATER / IRRIGATION
WIND EROSION CONTROL BMPS
NS -8
DEROSION CONTROL
WATER OR COVER MATERIAL SHALL BE USED TO ALLEVIATE DUST NUISANCE ON THE ROUGH GRADED
PADS AND ANY STOCKPILE AREAS.
NS -9
VEHICLE AND EQUIPMENT FUELING
ALL VEHICLES AND EQUIPMENT WILL BE FUELED OFF-SITE.
TRACKING CONTROL
TC -1
STABILIZED CONSTRUCTION EXIT
RUMBLE RACK SHALL BE PLACED ON THE DRIVEWAY TO ENSURE THAT ALL VEHICLES LEAVING THE SITE PASS OVER THE DEVICES BEFORE ENTERING
THE PUBLIC STREET.
NON-STORMWATER MANAGEMENT
NS -1
WATER CONSERVATION PRACTICES
MAINTAIN WATER EQUIPMENT TO PREVENT NON-STORMWATER DISCHARGES.
NS -3
PAVING AND GRADING OPERATIONS
APPLY PARAMETER CONTROLS AND VACUUMING TO PREVENT NON-STORMWATER DISCHARGE.
NS -6
ILLICIT CONNECTION / ILLEGAL
DISCHARGE
CONTRACTOR SHALL REPORT ILLICIT CONNECTIONS OR ILLEGALLY DUMPED MATERIALS ON SITE TO THE RESIDENT ENGINEER IMMEDIATELY AND
CONTRACTOR SHALL TAKE NO FURTHER ACTION UNTIL THE RESIDENT ENGINEER PROVIDE A RESPONSE/
NS -7
POTABLE WATER / IRRIGATION
EXCISE CARE DURING CONSTRUCTION TO PREVENT NON-STORMWATER DISCHARGES.
NS -8
VEHICLE AND EQUIPMENT CLEANING
ALL VEHICLES AND EQUIPMENT WILL BE CLEANED OFF-SITE.
NS -9
VEHICLE AND EQUIPMENT FUELING
ALL VEHICLES AND EQUIPMENT WILL BE FUELED OFF-SITE.
NS -10
VEHICLE AND EQUIPMENT
MAINTENANCE
ALL VEHICLES AND EQUIPMENT WILL BE MAINTAINED OFF-SITE.
NS -12
CONCRETE CURING
APPLIES TO ALL CONCRETE CONSTRUCTION.
NS -13
CONCRETE FINISHING
APPLIES TO ALL CONCRETE CONSTRUCTION.
WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL
MATERIALS SHALL BE STORED ON-SITE IN ORIGINAL MARKED CONTAINERS AND COVERED FROM RAIN AND WIND. MATERIAL INVENTORY SHALL
WM-1
MATERIAL DELIVERY AND STORAGE
CONSIST OF SUPPLY REQUIRED FOR A FEW DAYS.
WM-2
MATERIAL USE
MATERIALS FOR CONSTRUCTION SHALL BE USED IN ACCORDANCE WITH PRODUCT DIRECTION.
WM-3
STOCKPILE MANAGEMENT
MATERIALS STOCKPILES SHALL BE SURROUNDED BY A TEMPORARY SEDIMENT BARRIER AND COVERED TO MAINTAIN DUST CONTROL.
WM-4
SPILL PREVENTION AND CONTROL
AMPLE CLEAN-UP SUPPLIES FOR STORED MATERIALS SHALL BE KEPT ON-SITE. EMPLOYEE SHALL BE EDUCATED ON THE CLASSIFICATION OF SPILLS
AND APPROPRIATE RESPONSES.
WM-5
SOLID WASTE MANAGEMENT
SOLID WASTE FROM CONSTRUCTION ACTIVITIES SHALL BE STORED IN APPROPRIATE CONTAINERS. FULL CONTAINERS SHALL BE DISPOSED OF
PROPERLY.
WM-8
CONCRETE WASTE MANAGEMENT
AN ON-SITE CONCRETE WASHOUT AREA SHALL BE CONSTRUCTED, USED, AND DISPOSED OF IN A MANNER WHICH MEETS THE REQUIREMENT OF THE
CITY.
WM 9
SANITARY / SEPTIC WASTE
ON-SITE FACILITY SHALL BE PROVIDED AND MAINTAINED BY THE CONTRACTOR FOR THE DURATION OF THE PROJECT.
MANAGEMENT
Co
RE,G
Core Structure, Inc.
23172 Plaza Pointe Dr.
Suite #145
Laguna Hills, CA 92653
Phone: 949-954-7244
info@corestructure.com
www.corestructure.com
PROJECT NAME:
715 W.BALBOA BLVD
NEWPORT BEACH, CA 92661
CALCAGN IE
RESIDENCE
ARCHITECT:
URBAN ARENA
3195 RED HILL AVE. LOFT F
COSTA MESA, CA 92626
REVISIONS
SHEET NAME:
EROSION
CONTROL PLAN
PROJECT NUMBER:
70174
DESIGNED BY:CHECKED BY:
PLOT DATE:
08/04/2017
SHEET NUMBER:
C-4
22
July 31, 2017 File No: 8180-00
July 31, 2017 File No: 8180-00
July 31, 2017 File No: 8180-00
Report No: 20170723-1
Report No: 20170723-1
Report No: 20170723-1
Page No: 10
Page No: 11
Page No: 12
10.
Tsunami potential for this site is considered moderate; although historically such effects
Excavations during grading should be replaced with compacted engineered fill. The
compacted material is 90 percent of the maximum density as determined by ASTM D
have been subdued in southern California due to topographic protection from distant
horizontal limits of overexcavation should be outlined by the geotechnical engineer
1557-12.
seismic events and the rarity of significant offshore earthquakes.
based on grading and foundation plans when these are available for review.
S. Temporary Construction Slow
11.
Adverse surface discharge onto or off the site is not anticipated provided proper civil
Removals below significant hardscape improvements such as driveways, patios, and
engineering design and post -construction site grading are implemented. The potential
sidewalks should be sufficient to remove existing disturbed or loose surface soil.
Temporary slopes exposing onsite materials should be cut in accordance with Cal/OSHA
for street flooding is referred to the Civil Engineer.
Removal depths of 24 -inches are expected to be adequate in exterior areas; however
Regulations. It is anticipated that the exposed onsite earth materials may be classified
boundary conditions for removals under exterior improvements may be better addressed
as Type C sail, and temporary cuts of 1:1 (horizontal: vertical) or flatter may be
12.
The proposed structure should be supported by conventional footings supported entirely
subsequent to demolition when equipment can expose the site materials for evaluation
appropriate to heights of 3 feet or (less; however, the material exposed in temporary
within recompacted fill materials.
and when improvement limits are identified on the plan.
excavations should be evaluated by the contractor during construction. Shoring should
be anticipated if deeper excavations for construction litems such as utilities or elevator
13.
Additional subsurface exploration should be done following demolition actio des or at the
The depths of overexcavatlon should be reviewed by the geotechnical engineer or
shafts, and where space limitations preclude temporary slope layback. Dry or running
time of the initial excavation cuts during grading to verify the preliminary findings
geologist during the actual construction. Any surface or subsurface obstructions, or
sands may require flatter laybacks. Saturated sands may require shoring, Temporary
contained herein.
questionable material encountered during grading, should be brought immediately to the
construction slopes should not be !left exposed overnight unless approved in writing by
attention of the geotechnical engineer for recommendations.
the geotedhnlcal consultant.
RECOMMENDATIONS
4.
Fill Soils
Excavations should proceed in a manner so as not to remove lateral or bearing support
Site Preparation and Grading
of adjacent properties or structures, Care will be needed along the property lines. The
The onsite soils are anticipated to be suitable for use as compacted fill. Fill soils should
soils exposed in the excavation cuts should be observed by the geotechnical consultant
1.
General
be free of debris, organic matter, cobbles and concrete fragments greater than 6 -inches
during excavation.
In diameter.
Site grading should be performed In accordance with the requirements of the City of
The safety and stability of temporary construction slopes and cuts is deferred to the
Newport Beach, the recommendations of this report, and the Standard Grading
Soils imported to the site for use as fill below foundation and slab areas should be
general contractor, who should implement the safety practices as defined in Section
Guidelines of Appendix D. All excavations should 'be supervised and approved in writing
predominantly granular, non -expansive, non -plastic and approved by the geotechnical
1541, Subchapter 4, of CaIJOSHA T8 Regulations (2006). The geotechnical consultant
by a representative of this firm.
engineer prior to importing.
makes no warranties as to the stability of temporary cuts. Soil conditions may vary
locally and the contractors) should be prepared to remedy local instability if necessary.
2.
Demolition and Clearing
5.
Shrinkage
Contract documents should be written In a manner that places the Contractor In the
position of responsibility for the stability of all temporary excavations., Stability of
Deleterious materials, including those from the demolition of the existing concrete
Shrinkage losses are expected to be on the order of 5 percent overall. This does not
excavations is also time dependent,
pavements, vegetation, organic matter and trash, should be removed and disposed of
Include clearing losses from demolition that could ,result In volume reductions for
offsite. Subsurface elements of demolished structures should be completely removed,
available fill soils.
If unsupported property line cuts are made, the contractor should monitor the
including any trench backfills, abandoned foundations, cisterns, utility lines, etc.
performance of adjacent structures and improvements during construction. If
6.
Expansive Soils
movement or distress Is noted, appropriate remedial measures should be Immediately
3.
SubgradePreparation
Implemented,
Expansion tests should be performed during grading to determine the expansion
Excavations should be made to remove any soils disturbed by demolition,
potential of the processed fill materials. On-site solls encountered during our
9. Adjacent Proiperty Assessments and Monitorino
undocumented fill and surficlal materials where encountered within the planned (building
investigation were determined to be non -plastic, fine to coarse, non -expansive silty
areas. A minimum removal depth of 3 feet is recommended to compact the existing
sands.
The following measures may be considered In order to reduce the potential risks of
sand deposits and provide untform bearing conditions below foundation and slab areas,
damage, and perceived damage, to adjoining Improvements:
Removals should be followed by 6 -inches of scarification and re -compaction. These
7.
Compaction Standard
remedial excavations should be made within the planned building footprint and the
+ Visual inspections and walk-throughs of each of the adjacent properties should
influence zone of footings. Deeper excavations may be necessary to remove unsuitable
The onsite soils are anticipated to be suitable for use as compacted fill. Fill materials
be arranged In order to document pre-existing conditions and damages.
materials, If encountered.
should be placed at above optimum moisture content and compacted under the
+ Measurements of all existing damages observed, Including crack lengths, widths
observation and testing of the soil engineer. The recommended minimum density for
and precise locations should be made.
R McCarthy Consulting, Inc,
R !McCarthy consulting, Inc.
R McCarthy Consulting, Inc.
23 Corporate Plaza, Suite 150 Newport Beach, CA 92660
23 Corporate Plaza, Suite 150 Newport Beach, CA 92660
23 Corporate Plaza, Suite 150 Newport Beach, CA 92660
July 31, 2017 File No: 8180-00
July 31, 2017 File No: 8180-00
Report No: 20.170723-1
Report No: 20170723-1
Page No: 13
Page No: 14
+ Photographs should be taken to accompany written notes that refer to damages
2.
BearingCapacity for Foundations
or even lack of damages, Video may also be considered; however, videos that
attempt to show these types of damages are often lacking 1n detail.
The allowable bearing capacity For conventional spread and/or continuous footings
+ Floor level surveys of nearby structures may be considered especially If pre-
having a minimum width of 15 inches and founded a minimum of 24 -inches below the
existing damage is evident.
lowest adjacent grade in re -compacted fill should not exceed 1,800 pounds per square
+ Vibrations from construction equipment may be monitored with portable
foot. This value may be increased by one-third for short -terra wind or seismic loading.
seismographs during excavation.
A continuous perimeter footing to a minimum depth of 24 -inches is also recommended.
+ Surveys to monitor lateral and vertical position of adjacent improvements and
Spread footings should be connected to the foundation system using grade beams tied
shoring elements is recommended.
in not less than two directions. Actual footing depths and widths should be governed by
+ It is recommended that the project geologist be on-site duning excavation in
CBC requirements and the structural engineering design.
order to evaluate conditions as the project advances.
3.
Settlement
Construction activities, particularly excavation equipment, produce vibrations that can be
felt by occupants of adjoining properties. People will often be annoyed by the nolle and
Static settlement is anticipated to be less than 'A -Inch total and 1/4- inch differential
vibration caused by construction activities, which prompts them to personally perform
between adjacent similarly loaded columns (approximately 25 feet assumed horizontal
detailed Inspections of their property for damage. Pre-existing damage, that previously
distance), provided that the recommended site grading is implemented first. These
went unnoticed, can be unfairly attributed to current construction activities, particularly
estimates should be confirmed when structural engineering plans are prepared and
when pre -construction property inspections are not performed. At that point it may be
foundation load conditions are determined, Most of this settlement will occur
difficult to determine what caused the damage, especially damages .such as wall
immediately 'upon initial loading during construction. Seismic settlement is expected to
separations, cracks in drywall, stucco and masonry. Other common problems that may
be less than Ih-inch total (see Appendix E) within the upper 10 feet. Additional
be scrutinized can include uneven doors, sticking windows, the cracks, leaning patio
selsmically Induced settlements are possible within deeper layers below the site.
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
4.
Lateral Resistance
as provide valuable data to defend against unwarranted claims.
Lateral loads may be resisted by passive pressure forces developed in front of the
Foundation
Design
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
1.
General
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
It is anticipated that foundation elements for the planned structure will bear in re-
1806.3.1.
compacted fill and will utilize a slab -on -grade foundation.
5.
Footing Reinforcement
The near surface materials are expected to exhibit a very low expansion potential. The
following recommendations are based on the geotechnical data available and are subject
Two No. 5 bars should be placed at the top and two at the bottom of continuous
to revision based on conditions actually encountered in the field,
footings In order to resist potential movement due to various factors such as subsurface
Imperfections and seismic shaking. Dowelled connections between the slab and
Foundations and slabs should be designed for the intended use and loading by the
footings should be provided and should consist of No. 4 bars at 24 -inches on center
structural engineer. Our recommendations are considered to be generally consistent
maximum spacing. Quantity and iplacement of reinforcing steel should be determined
with the standards of practice. They are based on 'both analytical methods and
by the structural engineer.
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.
R McCarthy Consulting, Inc.
R McCarthy Consulting, Inc.
23 Corporate Plaza, Suite 150 Newport Beach, CA 92660
23 Corporate Plaza, Suite 150 Newport Beach, CA 92660
Core Structure, Inc.
23172 Plaza Pointe Dr.
Suite #145
Laguna Hills, CA 92653
Phone: 949-954-7244
info@corestructure.com
www.corestructure.com
PROJECT NAME:
715 W.BALBOA BLVD
NEWPORT BEACH, CA 92661
CALCAGN IE
RESIDENCE
ARCHITECT:
URBAN ARENA
3195 RED HILL AVE. LOFT F
COSTA MESA, CA 92626
REVISIONS
SHEET NAME:
GEOTECHINCAL
RECOMMENDATION
PROJECT NUMBER:
70174
DESIGNED BY:CHECKED BY:
PLOT DATE:
08/04/2017
SHEET NUMBER:
C-5
J
8.99 TC 8.97 TO
8.43 FL , 8,5,3 FL
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LMATCHEXIST
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v 10.21 FL
BMP NAME
TYPE
DIMENSTION
TREATED AREA
Vdesign
BMP -1
PERFORATED DRAIN
L=20', W=311 H=2.5'
1,084 SQ -FT
60 CU -FT
BMP -2
BOTTOMLESS TRENCH
L=30'
1,079 SQ -FT
50 CU -FT
WQMP-EXHIBIT
SCALE 1"=4'
DIMENSIONS DETERMINED BY
GRATE FRAME DIMENSIONS
USE FRAME AS A FORM
0
a CRUSHED ROCK
W/ FILET CLOTH
Z6. MIN. WIDE PEDESTRIAN SAP
FRAME B E AS EJORDAi
PLAN OPENING EQUAL JORDAN IRON
'NORNSOREOUAL
8W 7844100
spy REBAR TUB
FILL THIS PORTION WITH CRUSHED
ROCK AFTER POURING GRATE
6" SUPPORT CURB
24"
SECTION Z -Z
DETAIL
BOTTOMLESS TRENCH DRAIN
NOT TO SCALE
LU
�J
LU p
0 MIN, FRENCH
ZDRAIN PERFORATION
O O @BOTTOM
U ~
3.. 0
CRUSHED
ROCK
FILTER CLOTH LAP
'ff@TOP
DETAIL
PERFORATED DRAIN TRENCH
NOT TO SCALE
CONSTRUCTION NOTE
O INSTALL 6" DIA. DRAIN NDS 40 W/RISER AND ADAPTOR OR EQUAL.
( INSTALL 6" DIA. ATRIUM DRAIN NDS 40 W/RISER AND ADAPTOR OR EQUAL.
O INSTALL 4" DIA. PVC SCHEDULE 40 OR SDR 35 PIPE DRAIN SYSTEM.
a3 INSTALL 4" DIA PERFORATED PVC SCHEDULE 40 OR SDR 35 PIPE DRAIN SYSTEM.
Os CONSTRUCT BOTTOM LESS TRENCH DRAIN PER DETAIL ON SHEET C-3.
O CONSTRUCT 18" MAX RETAINING CURB.
CONSTRUCT PRIVATE DRAIN THROUGH CURB PER STD 184-L.
O CONSTRUCT PERFORATED TRENCH DRAIN PER DETAIL ON SHEET C-3.
Os CONSTRUCT CONCRETE DRIVEWAY.
LEGEND
100
EXISTING CONTOUR
- 100-
PROPOSED CONTOUR
10OFS
SPOT ELEVATION
PROPOSED CONCRETE PAD
- 4" - -
PROPOSED STORM DRAIN
EXIST SCREEN WALL
®
PROPOSED SCREEN WALL
®
PROPOSED RETAINING CURB
- --- --
FLOW LINE
PAD
PROPOSED PAD ELEVATION
FS
PROPOSED FINISHED SURFACE
FG
PROPOSED FINISHED GROUND
FF
PROPOSED FINISHED FLOOR
INV
INVERT OF PIPE
TG
TOP OF GRATE
PL
PROPERTY LINE
TW
TOP OF WALL
TF
TOP OF FOOTING
HP
HIGH POINT
LP
LOW POINT
NOTE:
a. DIG A 24" WIDE X 18" MIN. DEPTH TRENCH
b. PLACE FILTER CLOTH IN THE TRENCH LAP 12" @ TOP
c. FILL BOTTOM OF THE TREHCH W/ 3/4" CRUSHED ROCK
d. FORM AND POUR PERIMETER CONIC. CURB
e. FILL THE REST OF THE TRENCH WITH CRUSHED ROCK TO 4" FROM TOP OF TRENCH
C 0
RE
'�Jonr The lirourd Up
Core Structure, Inc.
23172 Plaza Pointe Dr.
Suite #145
Laguna Hills, CA 92653
Phone: 949-954-7244
info@corestructu re. com
www. corestru ctu re. com
PROJECT NAME:
715 W.BALBOA BLVD
NEWPORT BEACH, CA 92661
CALCAGN IE
RESIDENCE
ARCHITECT:
URBAN ARENA
3195 RED HILL AVE. LOFT F
COSTA MESA, CA 92626
REVISIONS
SHEET NAME:
WQMP EXHIBIT
PROJECT NUMBER:
70174
DESIGNED BY:CHECKED BY:
PLOT DATE:
08/04/2017
SHEET NUMBER:
WQ-1
PRECISE GRADING PLAN
Item
CALCAGNIE GROUP RESIDENCE
715 W. BALBOA BLVD., NEWPORT BEACH, CA 92661
GRADING
26
C.Y.
FILL
GENERAL
C.Y.
IMPORT
0
C.Y.
EXPORT
NOTES
C.Y.
OVEREXCAVATION AND RECOMPACTION
155
GRADING FILLSICUTS CONT.
NOTICE TO CONTRACTOR
1,981
SQ -FT
PROPOSED IMPERVIOUS AREA:
8. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL, AFTER
SQ -FT
CLEARING AND PRIOR TO THE PLACEMENT OF FILL IN CANYONS, INSPECT
EACH CANYON FOR AREAS OF ADVERSE STABILITY AND DETERMINE THE
1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY
GENERAL
PRESENCE OF, OR POSSIBILITY OF FUTURE ACCUMULATION OF,
ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTOR WILL BE REQUIRED TO
SUBSURFACE WATER OR SPRING FLOW. IF NEEDED, DRAINS WILL BE
ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITION
1.
ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH
DESIGNED AND CONSTRUCTED PRIOR TO THE PLACEMENT OF FILL IN EACH
DURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY
MUNICIPAL CODE (NBMC), THE PROJECT SOILS REPORT AND SPECIAL
RESPECTIVE CANYON.
OF ALL PERSONS AND PROPERTY. THIS REQUIREMENT SHALL BE MADE TO APPLY
REQUIREMENTS OF THE PERMIT.
9. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD
CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS.
2.
DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE.
FOR LINE AND GRADE.
CONSTRUCTION CONTRACTOR FURTHER AGREES TO DEFEND, INDEMNIFY AND
3.
SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING THE
10. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM
HOLD DESIGN PROFESSIONAL HARMLESS FROM ANY AND ALL LIABILITY, REAL OR
CONSTRUCTION PERIOD,
OF 90 PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS
ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT,
4.
WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH
ENGINEER. THE BUILDING DEPARTMENT MAY REQUIRE CORING OF
EXCEPTING LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF DESIGN
FRIDAY; 8:00 AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND
CONCRETE FLAT WORK PLACED OVER UNTESTED BACKFILLS TO FACILITATE
PROFESSIONAL.
HOLIDAYS PER SECTION 10-28 OF THE NBMC.
TESTING.
2. IF THIS PROJECT IS STAKED BY SURVEY CREWS OTHER THAN THOSE CREWS
5.
NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER
11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE
UNDER THE DIRECT SUPERVISION OF THE SIGNATORY ENGINEER, THE
SECTION 10-28 OF THE NBMC.
BUILDING DEPARTMENT.
SIGNATORY ENGINEER WILL NO LONGER BE THE ENGINEER OF RECORD AND
WILL HAVE NO RESPONSIBILITY AS TO THE FINAL CONSTRUCTED PROJECT. THE
6.
THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL
12. LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH
SIGNATORY ENGINEER WILL NOT BE RESPONSIBLE FOR ERRORS OR OMISSIONS
TIMES.
CHAPTER 15 OF THE NBMC.
THAT COULD HAVE BEEN CORRECTED DURING THE CONSTRUCTION OF THIS
7.
PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND
13. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER
PROJECT, IF THE STAKING HAD BEEN DONE BY THE SURVEY CREW UNDER HIS
PROTECTING UTILITIES.
GRADING BY AN ENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY
DIRECT SUPERVISION.
8.
APPROVED SHORING, DRAINAGE PROVISIONS AND PROTECTIVE MEASURES
PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL
3. THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITIES OR
MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING THE GRADING
HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THE ENGINEERING
STRUCTURES SHOWN ON THESE PLANS ARE OBTAINED BY A SEARCH OF
OPERATION.
GEOLOGIST SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENT TO
AVAILABLE RECORDS TO THE BEST OF OUR KNOWLEDGE. THE CONTRACTOR IS
9.
CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH
THE BUILDING DEPARTMENT FOR APPROVAL.
REQUIRED TO TAKE ALL PRECAUTIONARY MEASURES TO PROTECT THE UTILITIES
THE UNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL.
14. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPES IS
SHOWN, AND ANY OTHER LINES OR STRUCTURES NOT SHOWN ON THESE PLANS,
10.
HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED
DETERMINED TO BE NECESSARY BY THE ENGINEERING GEOLOGIST AND
AND IS RESPONSIBLE FOR THE PROTECTION OF, AND ANY DAMAGE TO THESE
BY THE CITY TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH
SOILS ENGINEER, THE SOILS ENGINEER WILL OBTAIN APPROVAL OF DESIGN,
LINES OR STRUCTURES.
CHAPTER 15 OF THE NBMC.
LOCATION AND CALCULATIONS FROM THE BUILDING DEPARTMENT PRIOR TO
CONSTRUCTION.
11.
POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND
SLOPE AREAS.
15. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND
NOTE TO SURVEYOR
TEST THE CONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE
12.
FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION
STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION.
CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A
"STOP WORK" ORDER.
16. WHEN CUT PADS ARE BROUGHT TO NEAR GRADE THE ENGINEERING
SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE OFFICE OF
GEOLOGIST SHALL DETERMINE IF THE BEDROCK IS EXTENSIVELY FRACTURED
COUNTY SURVEYOR. EVIDENCE OF FILING SHALL BE SUBMITTED TO BUILDING
13.
ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC OR ABS PLASTIC
E PI
OR FAULTED AND WILL READILY TRANSMIT WATER. IF CONSIDERED
INSPECTOR PRIOR TO FOUNDATION INSPECTION.
SCHEDULE 40 OR SDR ADS 3000 WITH GLUED JOINTS.
NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, A
14.
NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE
COMPACTED FILL BLANKET WILL BE PLACED.
ALLOWED TO ENTER STREETS, CURBS, GUTTERS OR STORM DRAINS. ALL
ADDITIONAL NOTE
17. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS
MATERIAL AND WASTE SHALL BE REMOVED FROM THE SITE.
DURING GRADING.
18. NOTIFICATION OF NONCOMPLIANCE: IF, IN THE COURSE OF FULFILLING THEIR
1. LICENSED SURVEYOR TO PROVIDE MONITORING OF SHORING AND
EROSION CONTROL
RESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE
IMPROVEMENTS ON THE ADJACENT PROPERTIES AND SUBMIT RESULTS WITH A
ENGINEERING GEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK
REPORT TO THE SHORING DESIGN ENGINEER AND TO THE BUILDING INSPECTOR
1.
TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15
IS NOT BEING DONE IN CONFORMANCE WITH THE APPROVED GRADING
ON A DAILY BASIS DURING EXCAVATION AND SHORING AND WEEKLY BASIS
TO MAY 15.
PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING
THEREAFTER. WHERE DEWATERING IS REQUIRED, MONITORING SHALL CONTINUE
2.
EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-SITE BETWEEN
TO THE PERSON IN CHARGE OF THE GRADING WORK AND TO THE BUILDING
UNTIL DEWATERING IS STOPPED.
OCTOBER 15 AND MAY 15.
INSPECTOR. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF
3.
BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL
NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FOR
2 IN LIEU OF SPECIAL INSPECTION BY DEPUTY BUILDING INSPECTOR,
BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY
APPROVAL.
GEOTECHNICAL ENGINEER SHALL PROVIDE CONTINUOUS INSPECTIONS DURING
PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF
SHORING AND EXCAVATION OPERATIONS AND DURING REMOVAL OF SHORING.
THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY,
DOCUMENTATION
WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT.
3. CONTRACTOR SHALL NOTIFY ADJACENT PROPERTY OWNER BY CERTIFIED MAIL
4.
TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND
1. AN AS -BUILT GRADING PLAN SHALL BE PREPARED BY THE CIVIL ENGINEER
10 DAYS PRIOR TO STARTING THE SHORING OR EXCAVATION WORK.
MAINTAINED FOR THE DURATION OF THE PROJECT.
INCLUDING ORIGINAL GROUND SURFACE ELEVATIONS, AS GRADED GROUND
SURFACE ELEVATIONS, LOT DRAINAGE PATTERNS AND LOCATIONS, AND
REQUIRED
INSPECTIONS
ELEVATIONS OF ALL SURFACE AND SUBSURFACE DRAINAGE FACILITIES.
HE/SHE SHALL PROVIDE WRITTEN APPROVAL THAT THE WORK WAS DONE IN
ACCORDANCE WITH THE FINAL APPROVED GRADING PLAN AND STATE THE
1.
A PRE -GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START
NUMBER OF YARDS OF CUT AND/OR FILL MOVED DURING THE OPERATION.
OF GRADING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, GRADING
CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, GEOLOGIST, CITY
2 A SOILS GRADING REPORT PREPARED BY THE SOILS ENGINEER, INCLUDING
BUILDING INSPECTOR OR THEIR REPRESENTATIVES. REQUIRED FIELD
LOCATIONS AND ELEVATION OF FIELD DENSITY TESTS. SUMMARIES OF FIELD
AND LABORATORY RESULTS AND OTHER SUBSTANTIATED DATA AND
INSPECTIONS WILL BE OUTLINED AT THE MEETING.
COMMENTS ON ANY CHANGES MADE DURING GRADING AND THEIR EFFECT
2.
A PRE -PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START
ON THE RECOMMENDATIONS MADE IN THE SOILS ENGINEERING
OF THE SUB -GRADE PREPARATION FOR THE PAVING WITH THE FOLLOWING
INVESTIGATION REPORT. HE SHALL PROVIDE WRITTEN APPROVAL AS TO THE
PEOPLE PRESENT: OWNER, PAVING CONTRACTORS, DESIGN CIVIL ENGINEER,
ADEQUACY OF THE SITE FOR THE INTENDED USE AND COMPLETION OF WORK
SOILS ENGINEER, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES.
IN ACCORDANCE WITH THE JOB SPECIFICATIONS.
REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING.
3. A GEOLOGIC GRADING REPORT PREPARED BY THE ENGINEERING
GEOLOGIST, INCLUDING A FINAL DESCRIPTION OF THE GEOLOGY OF THE
GRADING
FILLSICUTS
SITE, INCLUDING ANY NEW INFORMATION DISCLOSED DURING THE GRADING
AND THE EFFECT OF SAME ON RECOMMENDATIONS INCORPORATED IN THE
APPROVED GRADING PLAN. HE/SHE SHALL PROVIDE WRITTEN APPROVAL AS
1.
GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL.
TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AS AFFECTED BY
2.
FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE
GEOLOGIC FACTORS.
COMPACTION OUT TO THE FINISHED SURFACE.
3.
ALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90
NOTE
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
ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT
OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTION EFFORT
RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS,
APPLIED TO THE FILL AREAS.
CONDITIONS, AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE
4.
AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND
PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY
DEBRIS, SCARIFIED AND APPROVED BY THE SOILS ENGINEER PRIOR TO
ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED
PLACING OF THE FILL.
BY THIS PERMIT.
• 9
5.
FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL.
6.
ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR
PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY, AN
REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED.
ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORK
7.
ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR
DEPARTMENT.
CRUSHED IN PLACE AND BACKFILLED AND APPROVED BY THE SOILS
ENGINEER.
ICIAITV GAP
VICINITY
NOT TOSCALE
SHEET INDEX
TITLE SHEET C-1
PRECISE GRADING & DRAINAGE PLAN C-2
SECTIONS & DETAILS C-3
EROSION CONTROL PLAN C-4
GEOTECHNICAL RECOMMENDATION C-5
EARTH WORK QUANTITY
CUT
26
C.Y.
FILL
20
C.Y.
IMPORT
0
C.Y.
EXPORT
6
C.Y.
OVEREXCAVATION AND RECOMPACTION
155
C.Y.
EXISTING IMPERVIOUS AREA:
1,981
SQ -FT
PROPOSED IMPERVIOUS AREA:
2,093
SQ -FT
NOTE:
QUANTITIES SHOWN HERE ON ARE FOR PERMIT AND/OR BONDING PURPOSE ONLY.
OWNER
CALCAGNIE GROUP
COMMUNITY REVITALIZATION, LLC
16520 BAKE PKWY, STE 105
IRVINE, CA 92618
TEL: 949-345-1001
FAX: 929-272-2380
ARCHITECT
URBAN ARENA
3195 RED HILL AVENUE LOFT F
COSTA MESA, CA 92626
TEL: 714-754-4500
FAX: 714-754-4545
SOIL ENGINEER
R MCCARTHY CONSULTING INC.
23 CORPORATE PLAZA, SUITE 150
NEWPORT BEACH, CA
CIVIL & STRUCTURAL ENGINEER
CORE STRUCTURE INC.
23172 PLAZA POINTE DRIVE, SUITE #145
LAGUNA HILLS, CA 92653
PHONE: 949-954-7244
BENCH MARK
1 E-122-14 NAVD88 DATUM ELEV.=9.179
DICTA 111 CODE REQUIRESD
TON 4 OF THEGOVERNMENT
IDENTIFICATION NUMBER BE ISSUED
BEFORE A "PERMIT TO EXCAVATE" WILL BE
VALID. FOR YOU DIGALERT I.D. NUMBER
CALL UNDERGROUND SERVICE ALERT TOLL
FREE 811 BEFORE YOU D IG.
133 TOW WORKING DAY
Co
REir5
Core Structure, Inc.
23172 Plaza Pointe Dr.
Suite #145
Laguna Hills, CA 92653
Phone: 949954-7244
info@corestructure.com
www.corestructure.com
PROJECT NAME:
715 W.BALBOA BLVD
NEWPORT BEACH, CA 92661
CALCAGNIE
RESIDENCE
ARCHITECT:
URBAN ARENA
3195 RED HILL AVE. LOFT F
COSTA MESA, CA 92626
REVISIONS
SHEET NAME:
PRECISE
GRADING PLAN
PROJECT NUMBER:
70174
DESIGNED BY:CHECKED BY:
PLOT DATE:
08/04/2017
SHEET NUMBER:
C-1
8.99 TC 8.97 TC
8.43 FL , 8,5,3 FL
10.50 TC
9.10 FS
2.1 TIN 19 53�FSTW
1�� 22 9.3/9.0.3 BW
8.58 INV
9.62 FS
2 10�
-i 8.64 INV \
13, 3 TW
9.81 FS
10.4
9.65 FS
11.48 TS
0
C2
TW /
11.5 TW
I / I
I
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II
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_F
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� i I
i Lq
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I
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ekc
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92 FS
CONC PA VERS
11,39 TS
/
\10.87 TS
42 ;S
OD FENCE
FJ
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� 11
F.F. 11.00
11.32 FS
/
10.49 ES
/
120 //////,,w J,
5779.65
10.34 FS
10.0
9.58
CONSTRUCTION NOTE
12.9 TW
9. 18 FS
❑
I
I
12.9 TW
T
❑ 9.55 FS PA VERS
10.52 FS /
EXISTING CONTOUR
O
INSTALL 6" DIA. DRAIN NDS 40 W/RISER AND ADAPTOR OR EQUAL.
10OFS
SPOT ELEVATION
(
INSTALL 6" DIA. ATRIUM DRAIN NDS 40 W/RISER AND ADAPTOR OR EQUAL.
9.03 TC9.03
TO
O
INSTALL 4" DIA. PVC SCHEDULE 40 OR SDR 35 PIPE DRAIN SYSTEM.
/ 8.49 FL / 8.50
FLa3
®
INSTALL 4" DIA PERFORATED PVC SCHEDULE 40 OR SDR 35 PIPE DRAIN SYSTEM.
o�
-,C
PAD
10.12 FS /
d
FS
PROPOSED FINISHED SURFACE
Os
CONSTRUCT BOTTOM LESS TRENCH DRAIN PER DETAIL ON SHEET C-3.
CHIS O
PROPOSED FINISHED FLOOR
INV
INVERT OF PIPE
10.50 IT
TOP OF GRATE
Os
CONSTRUCT 18" MAX RETAINING CURB.
9� 12.1
TW
TF
CONSTRUCT PRIVATE DRAIN THROUGH CURB PER STD 184-L.
15
FS
O
CONSTRUCT PERFORATED TRENCH DRAIN PER DETAIL ON SHEET C-3.
10.30 T
O
CONSTRUCT CONCRETE DRIVEWAY.
8y61'INV, TW
9.86 FS
9.11 FS
❑
10.30
8.67 INV
LEGEND
12.9 TW
9. 18 FS
❑
I
I
12.9 TW
T
❑ 9.55 FS PA VERS
10.52 FS /
EXISTING CONTOUR
- 100-
/ 9 92 ES
10OFS
SPOT ELEVATION
PROPOSED CONCRETE PAD
- 4" - -
PROPOSED STORM DRAIN
I
�I
EXIST SCREEN WALL
®
PROPOSED SCREEN WALL
®
❑
- -----
-,C
PAD
10.12 FS /
d
FS
PROPOSED FINISHED SURFACE
FG
PROPOSED FINISHED GROUND
FF
PROPOSED FINISHED FLOOR
INV
INVERT OF PIPE
TG
TOP OF GRATE
r
�
TW
TOP OF WALL
TF
TOP OF FOOTING
HP
HIGH POINT
LP
10.05 TS
1 1
9.86 FS
❑
v5
l=\-
' FS _
�
10.44 TC
FS
)x/10.07
I �
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FS
El10.67
10.47X-,
-.
10.43 TC
�
987 FS
I �
I C
c �
I
G.F. = 10.85 10.62 FS a[E
10.64 1 `> I
10.65 FS -
o
I
I
0 0��
Lq
0
10.62 3-F
X70.14 FS
R N11°24'00"E
71.13'
10.53 FS
F_d
10.56 FS
F-177 58 FS
I I
F/10
--1 10.60 FSI/
V JL �L , WV. JJ 10.45 FSJ
1 FS 10.97 -I- GONG PA VERS
G.F. = 10.65
0 8�� FS 10.82 FS
/^ 10.55FS s --- 10.54 FS
10.42 FS /
FS MATCH EXIST---=--------------j�7 �` -
S.F.N.------ ---=---!=--------------
N78°36'00"W
II
10.42 FS, /' e
EXIST WM SCO S. F. N!
PROTECT W/o 1,0,46 TG 6nn i
IN PLACE EXIST SEWER R N78°36'00''W
CLEAN-OUT 2� 9.99'
oonTECT--IN-PLAG€ -
10.11 FL 10.14 FL \\10 Nkl
10.56 TC
10.54 FS
u.51 rL
10.49 FS
EXIST
10.20 FL
A
C2
10.21 FL PRECISE GRADING PLAN
SCALE 1"=4'
100
EXISTING CONTOUR
- 100-
PROPOSED CONTOUR
10OFS
SPOT ELEVATION
PROPOSED CONCRETE PAD
- 4" - -
PROPOSED STORM DRAIN
EXIST SCREEN WALL
®
PROPOSED SCREEN WALL
®
PROPOSED RETAINING CURB
- -----
FLOW LINE
PAD
PROPOSED PAD ELEVATION
FS
PROPOSED FINISHED SURFACE
FG
PROPOSED FINISHED GROUND
FF
PROPOSED FINISHED FLOOR
INV
INVERT OF PIPE
TG
TOP OF GRATE
PL
PROPERTY LINE
TW
TOP OF WALL
TF
TOP OF FOOTING
HP
HIGH POINT
LP
LOW POINT
C 0
RE
' oP r The lirourd Up
Core Structure, Inc.
23172 Plaza Pointe Dr.
Suite #145
Laguna Hills, CA 92653
Phone: 949-954-7244
info@corestructu re. com
www.corestructure.com
PROJECT NAME:
715 W.BALBOA BLVD
NEWPORT BEACH, CA 92661
CALCAGN IE
RESIDENCE
ARCHITECT:
URBAN ARENA
3195 RED HILL AVE. LOFT F
COSTA MESA, CA 92626
REVISIONS
SHEET NAME:
PRECISE
GRADING PLAN
PROJECT NUMBER:
70174
DESIGNED BY:CHECKED BY:
PLOT DATE:
08/04/2017
SHEET NUMBER:
C-2
2
2
FA
INISH S
EXI
25
Al I FY
SECTION B -B
SCALE 1"=4'
V VL/-VI\(lVL
OVER -EXCAVATION
SECTION A -A
SCALE 1"=4'
CONCRE
DETAIL
BUILDING DRAINAGE
NOT TO SCALE
USE FRAME AS A FORM
4' CRUSHED ROCK
W/ FILET CLOTH
0
c.�
V V LI\-L/\V(lVrl11V1Y LIIVII I
25
20
15
JRFACE
10
L
5
l�J
NOTE:
1. ALL FITTINGS BY: NDS, INC. (OR EQUAL)
PHONE: 1-800-726-1994
2. REFER TO GRADING PLAN FOR FINISH
GRADING.
3. DO NOT GLUE GRATE OR RISER TO PIPE.
LLQ
Z 6. MIN. WIDE PEDESTRIAN SAFE ~ O
FRAME B GRATE r SLOT w
PLAN OPENING EASEJOROANIRDN OMIN FRENCH
WORKS OR EQUAL U d / DRAIN PERFORATION
606464-010D O O / 4$EDTTDM
24"
CFrT1nN 7.7
FILL THIS PORTION WITH CRUSHED
ROCK AFTER POURING GRATE
SUPPORT CURB
DETAIL
BOTTOMLESS TRENCH DRAIN
NOT TO SCALE
NOTE:
a. DIG A 24" WIDE X 18" MIN. DEPTH TRENCH
b. PLACE FILTER CLOTH IN THE TRENCH LAP 12" @ TOP
C. FILL BOTTOM OF THE TRENCH W/ 3/4" CRUSHED ROCK
d. FORM AND POUR PERIMETER CONC. CURB
e. FILL THE REST OF THE TRENCH WITH CRUSHED ROCK TO 4" FROM TOP OF TRENCH
3R
4
CRUSHED
ROCK
FILTER CLOTH LAP
3.0' 13'@TOP
NDS643
NN
4. GLUE "I.P.S. WELD ON" #773 SOLVENT
(MEDIUM BODIED FAST SET) FOR PIPE
THRU 6" 0.
5. ALL PIPES TO BE 4" 0 PVC SDR 35 OR
SCHEDULE 40.
DETAIL
PERFORATED DRAIN TRENCH
NOT TO SCALE
DETAIL
INLET DRAIN
NOT TO SCALE
TOP OF GRATE
ELEV. PER PLAN
1% MIN.
SEE NOTES FOR GRATE TYPE
GRADE
NDS SPEED-0�SASI N NDS 101
SINGLE OR NDS CIA DOUBLE
OUTLET CATCH BASIN.
*USE 6" NDS 66 EXTENSIONS
WHERE NEEDED
Core Structure, Inc.
23172 Plaza Pointe Dr.
Suite #145
Laguna Hills, CA 92653
Phone: 949-954-7244
info@corestructure.com
www.corestructure.com
PROJECT NAME:
715 W.BALBOA BLVD
NEWPORT BEACH, CA 92661
CALCAGN IE
RESIDENCE
ARCHITECT:
URBAN ARENA
3195 RED HILL AVE. LOFT F
COSTA MESA, CA 92626
REVISIONS
SHEET NAME:
SECTIONS &
DETAILS
PROJECT NUMBER:
70174
DESIGNED BY:CHECKED BY:
PLOT DATE:
08/04/2017
SHEET NUMBER:
C-3
TC 8.97 TC 9.01 TC
8.53 FL R 9.03 TC g.0-
R=5779.65 8.44 FL 8.49 FL 8.5C
L-=29:98- 6
CONC WALK CHIS Box
W 12.0 TW 12.0 TW1 9.03 TBM
-S /9.-0,9B W � 1 1�.0 TW 12.1 TVV
t�� 9.11 rah ,S.F.N. 9.15 FS
S.FN.v X9.4 NIS��-� �y. v� 12.1 TW
1,44 lJqo n I 9.11 FS
9.62 FS M I / TYP. \ I
3 1
v I
11.32 T;�
9.5 IV �
12.9 TW
All 19.18 FS
I
� I
13.3 TWv \11.40 FF
9.81 FS
b T
I
9.65 FS ��� _k ❑
I
I I
I
48 TS i 12.9 TW
F.F. 11.00 /
10.0 TV' I ° 9.55 FS PA
9.58 FSS
I '.92 FS �
11.5 TW , L� 10.26 TS
9.9� 2 FS
CONC PAVERS I ❑
r I ,7- - r , 10� 12 FS
�j'
11.5 TW / 1
10.37 FS /I
o'
R N11°2400"E z
71.79'
11.23 FS
10.61 FS
\�M
0.33 FS
11.39
/ T_
10.87 TS
Ila 42 �S
OD FENCE
GAS
,,10.05 TS
11 El9.86FS
V --- L --J
I
11.32 FS _ _ �i�5 ' Fl - 10.44 TC
/10.07 FS
10. -9 FS 'r POST (TYP. )
/ - ❑
I �
/E-1 10 47 F1 1 0. 43 TC
987 FSFS
v 10.50 F`
I _
\ 10.14 F`
R N11°24'00"E
71.13'
G.F. = 10.85 �[[
10.64 F`� 10.53 FS
I �
I
Wm -1
WM-2
WM-3 I _
WM-4
WM-5
10.62 J r -F WM-8
_\ WM-9
\ 10.56 FS
b I /
10.97 S- �//
\ / 2 GI
V/ !",/
10� - -
-- -
77= T�
10.42 FS /
SCO
WM SE -7
EROSION CONTROL PLAN
SCALE V4
T.58FS/�
I
j F_ 10.60 FSS
//
10.45 FSI
PAVERS L _ J
(r r- c I
_ �I
4) F i. ----------- 10, 49 FS2 in
� i �
R N78401_01"W�
29.99'
S. F. N.
WM
DRY SEASON REQUIREMENTS(MAY-SEPT.)
1. WIND EROSION BMPs (DUST CONTROL) SHALL BE IMPLEMENTED.
2. SEDIMENT CONTROL BMPs SHALL BE INSTALLED AND MAINTAINED AT ALL OPERATIONAL STORM DRAIN INLETS.
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. THERE SHALL BE A "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO DEPLOY STANDBY SEDIMENT
CONTROL BMPs AS NEEDED TO COMPLETELY PROTECT THE EXPOSED PORTION OF THE SITE WITHIN 48 HRS OF
A PREDICTED STORM EVENT (A PREDICTED STORM IS DEFINED AS A FORECASTED, 50% CHANCE OF RAIN).
7. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY SEDIMENT CONTROL BMPs (AT THE SITE PERIMETER,
SITE SLOPES, AND OPERATIONAL INLETS WITHIN THE SITE) NECESSARY TO PREVENT SEDIMENT DISCHARGES
FROM EXPOSED PORTIONS OF THE SITE SHALL BE STORED ON SITE. AREAS THAT HAVE ALREADY BEEN
PROTECTED FROM EROSION USING PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION
BMPs ARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF THIS REQUIREMENT.
8. DEPLOYMENT OF PERMANENT EROSION CONTROL BMPs (PHYSICAL OR VEGETATION) SHOULD COMMENCE AS
SOON AS PRACTICAL ON SLOPES THAT ARE COMPLETE FOR ANY PORTION OF THE SITE. STANDBY BMP
MATERIALS SHOULD NOT BE RELIED UPON TO PREVENT EROSION OF SLOPES THAT HAVE BEEN COMPLETED.
WET SEASON REQUIREMENTS (OCT. -APRIL)
1. WHERE APPROPRIATE SEDIMENT CONTROL BMPs SHALL BE IMPLEMENTED A THE SITE PERIMETER, AT ALL
OPERATIONAL STORM DRAIN INLETS, AND ALL NON-ACTIVE SLOPES, TO PROVIDE SUFFICIENT PROTECTION FOR
STORMS LIKELY TO OCCUR DURING THE RAINY SEASON.
2. ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPs (TEMPORARY OR PERMANENT) SHALL BE
INSTALLED AND ESTABLISHED FOR ALL COMPLETED SLOPES PRIOR TO THE START OF THE RAINY SEASON.
THESE BMPs MUST BE MAINTAINED THROUGHOUT THE RAINY SEASON. 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.
3. 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.
4. A DISTURBED AREA THAT IS NOT COMPLETED AND 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.
5. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENT CONTROL BMPs NECESSARY
TO COMPLETELY PROTECT THE EXPOSED PORTION 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.
EROSION CONTROL
BMPS
EC -1
SCHEDULING
INSTALL WHERE SHOWN ON PLAN.
SCHEDULE PREPARED BY CONTRACTOR SHALL BE ON-SITE DURING CONSTRUCTION.
TEMPORARY SEDIMENT
CONTROL
SE -6
GRAVEL BAG BERM
INSTALL WHERE SHOWN ON PLAN.
SE -7
STREET SWEEPING AND VACUUMING
STREET SHALL BE SWEEPED, SEDIMENT COLLECTED, AND DISPOSED OF OFF-SITE ON A DAILY BASIS.
SE -10
STORM WATER INLET PROTECTION
ONCE INLET RISERS ARE CONSTRUCTED, SURROUND RISERS WITH GRAVEL BAGS OR CAP THE RISER TO REDUCE SEDIMENT INTRODUCTION TO THE
AREA DRAIN SYSTEM.
POTABLE WATER / IRRIGATION
WIND EROSION CONTROL BMPS
NS -8
DEROSION CONTROL
WATER OR COVER MATERIAL SHALL BE USED TO ALLEVIATE DUST NUISANCE ON THE ROUGH GRADED
PADS AND ANY STOCKPILE AREAS.
NS -9
VEHICLE AND EQUIPMENT FUELING
ALL VEHICLES AND EQUIPMENT WILL BE FUELED OFF-SITE.
TRACKING CONTROL
TC -1
STABILIZED CONSTRUCTION EXIT
RUMBLE RACK SHALL BE PLACED ON THE DRIVEWAY TO ENSURE THAT ALL VEHICLES LEAVING THE SITE PASS OVER THE DEVICES BEFORE ENTERING
THE PUBLIC STREET.
NON-STORMWATER MANAGEMENT
NS -1
WATER CONSERVATION PRACTICES
MAINTAIN WATER EQUIPMENT TO PREVENT NON-STORMWATER DISCHARGES.
NS -3
PAVING AND GRADING OPERATIONS
APPLY PARAMETER CONTROLS AND VACUUMING TO PREVENT NON-STORMWATER DISCHARGE.
NS -6
ILLICIT CONNECTION / ILLEGAL
DISCHARGE
CONTRACTOR SHALL REPORT ILLICIT CONNECTIONS OR ILLEGALLY DUMPED MATERIALS ON SITE TO THE RESIDENT ENGINEER IMMEDIATELY AND
CONTRACTOR SHALL TAKE NO FURTHER ACTION UNTIL THE RESIDENT ENGINEER PROVIDE A RESPONSE/
NS -7
POTABLE WATER / IRRIGATION
EXCISE CARE DURING CONSTRUCTION TO PREVENT NON-STORMWATER DISCHARGES.
NS -8
VEHICLE AND EQUIPMENT CLEANING
ALL VEHICLES AND EQUIPMENT WILL BE CLEANED OFF-SITE.
NS -9
VEHICLE AND EQUIPMENT FUELING
ALL VEHICLES AND EQUIPMENT WILL BE FUELED OFF-SITE.
NS -10
VEHICLE AND EQUIPMENT
MAINTENANCE
ALL VEHICLES AND EQUIPMENT WILL BE MAINTAINED OFF-SITE.
NS -12
CONCRETE CURING
APPLIES TO ALL CONCRETE CONSTRUCTION.
NS -13
CONCRETE FINISHING
APPLIES TO ALL CONCRETE CONSTRUCTION.
WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL
MATERIALS SHALL BE STORED ON-SITE IN ORIGINAL MARKED CONTAINERS AND COVERED FROM RAIN AND WIND. MATERIAL INVENTORY SHALL
WM-1
MATERIAL DELIVERY AND STORAGE
CONSIST OF SUPPLY REQUIRED FOR A FEW DAYS.
WM-2
MATERIAL USE
MATERIALS FOR CONSTRUCTION SHALL BE USED IN ACCORDANCE WITH PRODUCT DIRECTION.
WM-3
STOCKPILE MANAGEMENT
MATERIALS STOCKPILES SHALL BE SURROUNDED BY A TEMPORARY SEDIMENT BARRIER AND COVERED TO MAINTAIN DUST CONTROL.
WM-4
SPILL PREVENTION AND CONTROL
AMPLE CLEAN-UP SUPPLIES FOR STORED MATERIALS SHALL BE KEPT ON-SITE. EMPLOYEE SHALL BE EDUCATED ON THE CLASSIFICATION OF SPILLS
AND APPROPRIATE RESPONSES.
WM-5
SOLID WASTE MANAGEMENT
SOLID WASTE FROM CONSTRUCTION ACTIVITIES SHALL BE STORED IN APPROPRIATE CONTAINERS. FULL CONTAINERS SHALL BE DISPOSED OF
PROPERLY.
WM-8
CONCRETE WASTE MANAGEMENT
AN ON-SITE CONCRETE WASHOUT AREA SHALL BE CONSTRUCTED, USED, AND DISPOSED OF IN A MANNER WHICH MEETS THE REQUIREMENT OF THE
CITY.
WM 9
SANITARY / SEPTIC WASTE
ON-SITE FACILITY SHALL BE PROVIDED AND MAINTAINED BY THE CONTRACTOR FOR THE DURATION OF THE PROJECT.
MANAGEMENT
Co
RE,G
Core Structure, Inc.
23172 Plaza Pointe Dr.
Suite #145
Laguna Hills, CA 92653
Phone: 949-954-7244
info@corestructure.com
www.corestructure.com
PROJECT NAME:
715 W.BALBOA BLVD
NEWPORT BEACH, CA 92661
CALCAGN IE
RESIDENCE
ARCHITECT:
URBAN ARENA
3195 RED HILL AVE. LOFT F
COSTA MESA, CA 92626
REVISIONS
SHEET NAME:
EROSION
CONTROL PLAN
PROJECT NUMBER:
70174
DESIGNED BY:CHECKED BY:
PLOT DATE:
08/04/2017
SHEET NUMBER:
C-4
July 31, 2017 File No: 8180-00
July 31, 2017 File No: 8180-00
July 31, 2017 File No: 8180-00
Report No: 20170723-1
Report No: 20170723-1
Report No: 20170723-1
Page No: 10
Page No: 11
Page No: 12
10.
Tsunami potential for this site is considered moderate; although historically such effects
Excavations during grading should be replaced with compacted engineered fill. The
compacted material is 90 percent of the maximum density as determined by ASTM D
have been subdued in southern California due to topographic protection from distant
horizontal limits of overexcavation should be outlined by the geotechnical engineer
1557-12.
seismic events and the rarity of significant offshore earthquakes.
based on grading and foundation plans when these are available for review.
S. Temporary Construction Slow
11.
Adverse surface discharge onto or off the site is not anticipated provided proper civil
Removals below significant hardscape improvements such as driveways, patios, and
engineering design and post -construction site grading are implemented. The potential
sidewalks should be sufficient to remove existing disturbed or loose surface soil.
Temporary slopes exposing onsite materials should be cut in accordance with Cal/OSHA
for street flooding is referred to the Civil Engineer.
Removal depths of 24 -inches are expected to be adequate in exterior areas; however
Regulations. It is anticipated that the exposed onsite earth materials may be classified
boundary conditions for removals under exterior improvements may be better addressed
as Type C sail, and temporary cuts of 1:1 (horizontal: vertical) or flatter may be
12.
The proposed structure should be supported by conventional footings supported entirely
subsequent to demolition when equipment can expose the site materials for evaluation
appropriate to heights of 3 feet or (less; however, the material exposed in temporary
within recompacted fill materials.
and when improvement limits are identified on the plan.
excavations should be evaluated by the contractor during construction. Shoring should
be anticipated if deeper excavations for construction litems such as utilities or elevator
13.
Additional subsurface exploration should be done following demolition actio des or at the
The depths of overexcavatlon should be reviewed by the geotechnical engineer or
shafts, and where space limitations preclude temporary slope layback. Dry or running
time of the initial excavation cuts during grading to verify the preliminary findings
geologist during the actual construction. Any surface or subsurface obstructions, or
sands may require flatter laybacks. Saturated sands may require shoring, Temporary
contained herein.
questionable material encountered during grading, should be brought immediately to the
construction slopes should not be !left exposed overnight unless approved in writing by
attention of the geotechnical engineer for recommendations.
the geotedhnlcal consultant.
RECOMMENDATIONS
4.
Fill Soils
Excavations should proceed in a manner so as not to remove lateral or bearing support
Site Preparation and Grading
of adjacent properties or structures, Care will be needed along the property lines. The
The onsite soils are anticipated to be suitable for use as compacted fill. Fill soils should
soils exposed in the excavation cuts should be observed by the geotechnical consultant
1.
General
be free of debris, organic matter, cobbles and concrete fragments greater than 6 -inches
during excavation.
In diameter.
Site grading should be performed In accordance with the requirements of the City of
The safety and stability of temporary construction slopes and cuts is deferred to the
Newport Beach, the recommendations of this report, and the Standard Grading
Soils imported to the site for use as fill below foundation and slab areas should be
general contractor, who should implement the safety practices as defined in Section
Guidelines of Appendix D. All excavations should 'be supervised and approved in writing
predominantly granular, non -expansive, non -plastic and approved by the geotechnical
1541, Subchapter 4, of CaIJOSHA T8 Regulations (2006). The geotechnical consultant
by a representative of this firm.
engineer prior to importing.
makes no warranties as to the stability of temporary cuts. Soil conditions may vary
locally and the contractors) should be prepared to remedy local instability if necessary.
2.
Demolition and Clearing
5.
Shrinkage
Contract documents should be written In a manner that places the Contractor In the
position of responsibility for the stability of all temporary excavations., Stability of
Deleterious materials, including those from the demolition of the existing concrete
Shrinkage losses are expected to be on the order of 5 percent overall. This does not
excavations is also time dependent,
pavements, vegetation, organic matter and trash, should be removed and disposed of
Include clearing losses from demolition that could ,result In volume reductions for
offsite. Subsurface elements of demolished structures should be completely removed,
available fill soils.
If unsupported property line cuts are made, the contractor should monitor the
including any trench backfills, abandoned foundations, cisterns, utility lines, etc.
performance of adjacent structures and improvements during construction. If
6.
Expansive Soils
movement or distress Is noted, appropriate remedial measures should be Immediately
3.
SubgradePreparation
Implemented,
Expansion tests should be performed during grading to determine the expansion
Excavations should be made to remove any soils disturbed by demolition,
potential of the processed fill materials. On-site solls encountered during our
9. Adjacent Proiperty Assessments and Monitorino
undocumented fill and surficlal materials where encountered within the planned (building
investigation were determined to be non -plastic, fine to coarse, non -expansive silty
areas. A minimum removal depth of 3 feet is recommended to compact the existing
sands.
The following measures may be considered In order to reduce the potential risks of
sand deposits and provide untform bearing conditions below foundation and slab areas,
damage, and perceived damage, to adjoining Improvements:
Removals should be followed by 6 -inches of scarification and re -compaction. These
7.
Compaction Standard
remedial excavations should be made within the planned building footprint and the
+ Visual inspections and walk-throughs of each of the adjacent properties should
influence zone of footings. Deeper excavations may be necessary to remove unsuitable
The onsite soils are anticipated to be suitable for use as compacted fill. Fill materials
be arranged In order to document pre-existing conditions and damages.
materials, If encountered.
should be placed at above optimum moisture content and compacted under the
+ Measurements of all existing damages observed, Including crack lengths, widths
observation and testing of the soil engineer. The recommended minimum density for
and precise locations should be made.
R McCarthy Consulting, Inc,
R !McCarthy consulting, Inc.
R McCarthy Consulting, Inc.
23 Corporate Plaza, Suite 150 Newport Beach, CA 92660
23 Corporate Plaza, Suite 150 Newport Beach, CA 92660
23 Corporate Plaza, Suite 150 Newport Beach, CA 92660
July 31, 2017 File No: 8180-00
July 31, 2017 File No: 8180-00
Report No: 20.170723-1
Report No: 20170723-1
Page No: 13
Page No: 14
+ Photographs should be taken to accompany written notes that refer to damages
2.
BearingCapacity for Foundations
or even lack of damages, Video may also be considered; however, videos that
attempt to show these types of damages are often lacking 1n detail.
The allowable bearing capacity For conventional spread and/or continuous footings
+ Floor level surveys of nearby structures may be considered especially If pre-
having a minimum width of 15 inches and founded a minimum of 24 -inches below the
existing damage is evident.
lowest adjacent grade in re -compacted fill should not exceed 1,800 pounds per square
+ Vibrations from construction equipment may be monitored with portable
foot. This value may be increased by one-third for short -terra wind or seismic loading.
seismographs during excavation.
A continuous perimeter footing to a minimum depth of 24 -inches is also recommended.
+ Surveys to monitor lateral and vertical position of adjacent improvements and
Spread footings should be connected to the foundation system using grade beams tied
shoring elements is recommended.
in not less than two directions. Actual footing depths and widths should be governed by
+ It is recommended that the project geologist be on-site duning excavation in
CBC requirements and the structural engineering design.
order to evaluate conditions as the project advances.
3.
Settlement
Construction activities, particularly excavation equipment, produce vibrations that can be
felt by occupants of adjoining properties. People will often be annoyed by the nolle and
Static settlement is anticipated to be less than 'A -Inch total and 1/4- inch differential
vibration caused by construction activities, which prompts them to personally perform
between adjacent similarly loaded columns (approximately 25 feet assumed horizontal
detailed Inspections of their property for damage. Pre-existing damage, that previously
distance), provided that the recommended site grading is implemented first. These
went unnoticed, can be unfairly attributed to current construction activities, particularly
estimates should be confirmed when structural engineering plans are prepared and
when pre -construction property inspections are not performed. At that point it may be
foundation load conditions are determined, Most of this settlement will occur
difficult to determine what caused the damage, especially damages .such as wall
immediately 'upon initial loading during construction. Seismic settlement is expected to
separations, cracks in drywall, stucco and masonry. Other common problems that may
be less than Ih-inch total (see Appendix E) within the upper 10 feet. Additional
be scrutinized can include uneven doors, sticking windows, the cracks, leaning patio
selsmically Induced settlements are possible within deeper layers below the site.
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
4.
Lateral Resistance
as provide valuable data to defend against unwarranted claims.
Lateral loads may be resisted by passive pressure forces developed in front of the
Foundation
Design
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
1.
General
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
It is anticipated that foundation elements for the planned structure will bear in re-
1806.3.1.
compacted fill and will utilize a slab -on -grade foundation.
5.
Footing Reinforcement
The near surface materials are expected to exhibit a very low expansion potential. The
following recommendations are based on the geotechnical data available and are subject
Two No. 5 bars should be placed at the top and two at the bottom of continuous
to revision based on conditions actually encountered in the field,
footings In order to resist potential movement due to various factors such as subsurface
Imperfections and seismic shaking. Dowelled connections between the slab and
Foundations and slabs should be designed for the intended use and loading by the
footings should be provided and should consist of No. 4 bars at 24 -inches on center
structural engineer. Our recommendations are considered to be generally consistent
maximum spacing. Quantity and iplacement of reinforcing steel should be determined
with the standards of practice. They are based on 'both analytical methods and
by the structural engineer.
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.
R McCarthy Consulting, Inc.
R McCarthy Consulting, Inc.
23 Corporate Plaza, Suite 150 Newport Beach, CA 92660
23 Corporate Plaza, Suite 150 Newport Beach, CA 92660
Core Structure, Inc.
23172 Plaza Pointe Dr.
Suite #145
Laguna Hills, CA 92653
Phone: 949-954-7244
info@corestructure.com
www.corestructure.com
PROJECT NAME:
715 W.BALBOA BLVD
NEWPORT BEACH, CA 92661
CALCAGN IE
RESIDENCE
ARCHITECT:
URBAN ARENA
3195 RED HILL AVE. LOFT F
COSTA MESA, CA 92626
REVISIONS
SHEET NAME:
GEOTECHINCAL
RECOMMENDATION
PROJECT NUMBER:
70174
DESIGNED BY:CHECKED BY:
PLOT DATE:
08/04/2017
SHEET NUMBER:
C-5
SS
8.99 TC 8.97 TO
8.43 FL , 8,5,3 FL
10.50 TC
9.10 FS
2. 1 T N 199?53�FSTW
-15 FS\ 2 9.3 /9.
8858 INV�B
9.1-0 FS'v.3
9.62 FS
z 10�
-i 8.64 INV \ \
13, 3 TW
9.81 FS \
10.4
9.65 FS
11.48 TS
0
11.5 TW /
11.5 TW
10.64 FL IMIN I
i I
10.37 FS
w
oI'
R N11°24'00" E
71.79' z
11.23 FS
_F
10.61 FS
\ i I
i Lq
CD
f�
I
� I
I
f I
ekc
R
R=5779.65
8.5411
X29 98'
0.5%
92 FS
CONC PA VERS
0.33 FS
\10.87 TS
42 ;S
OD FENCE
FJ
GAS
F.F. 11.00
11.32 FS
/
10.49 ES
/
10.50 F
G.F. = 10.85
BMP -1 9.03 TO 9.03 TO
/8.49 FL /8.50 FL
�,
CHIS BOX
e 03 T13M
a 10.50 TC
12 0 i W 9.15 -FS 12.1 TW
v �S.r.N. / 9.15 FS
5779.65 a o,
10.30T2 - -
J4 8:61]NV, TW
0 n ' I s 9.11 FS
10.30 TG 2
.34 FG I 8.67 INV
II
9. I
12.9 TW
' 9.18 FS
10.34 FS 1 10.31 FL
T
8
10.40 FS E
ElI
I
12.9 TW
10.0 TV' °
9,55 FS PA VERS
9.58 F5� \I 11
L T 10.26 TS
10.52 FS 1 / 9.92 FS
o
I ° 9.55 FS
-,C 10.12 FS /
r �
\ 10.05 TS
1 ° 9.86 FS
v5 ' FS _ 10.44 TC
�-x/10.07 FS
I �
�r4" POST (TYP.)
°
10.67 FS 1
1Fc 1 10.43 TC
0.47
9�8 7 FS
I �
1 C
c �
T
I
10.62 FS 4E
10.64 �S 1
65 FS -; -- 1
T \�
I
I
D o����
Ln
0
10.62 ,_F
\10.14 FS
R N11°24'00"E
71.13'
10.53 FS
F_d
v 10.56 FS
F- M 58 FS
I I
F -1 10.60 FSI/
V JL �L , WV. JJ I 1 10.45 FSj
I FS 10.97 _1 - GONG PAVERS L -1 1
IN,\ 1 G.F. = 10.65
10 8�� FS 10.82 FS
/^ 10:55FS s 10.54 FS
LMATCHEXIST
/ �/
ES---------------- -` ----
------------------=-------------------
N78°36'00"W / ?.9 ��9' 3 d/
/ � ��
10.42 FS, e
EXIST WM � SCO S. F N.
PROTECT
W/o 1,0 46 TG �) inn i I
EXIST SEWER R N78°36'00''W
IN PLACE CLEAN-OUT999' BMP -2
RR0TECT--IN-PLAG€ _(f`___ -- �
\ \ 10.11 FL \ 10.14 FL ,10.15 EL
10.56 TC
10.54 FS
0.51 FL
10.49 ES
EXIST
10.20 FL
v 10.21 FL
BMP NAME
TYPE
DIMENSTION
TREATED AREA
Vdesign
BMP -1
PERFORATED DRAIN
L=20', W=311 H=2.5'
1,084 SQ -FT
60 CU -FT
BMP -2
BOTTOMLESS TRENCH
L=30'
1,079 SQ -FT
50 CU -FT
WQMP-EXHIBIT
SCALE 1"=4'
DIMENSIONS DETERMINED BY
GRATE FRAME DIMENSIONS
USE FRAME AS A FORM
0
a CRUSHED ROCK
W/ FILET CLOTH
Z6. MIN. WIDE PEDESTRIAN SAP
FRAME B E AS EJORDAi
PLAN OPENING EQUAL JORDAN IRON
'NORNSOREOUAL
8W 7844100
spy REBAR TUB
FILL THIS PORTION WITH CRUSHED
ROCK AFTER POURING GRATE
6" SUPPORT CURB
24"
SECTION Z -Z
DETAIL
BOTTOMLESS TRENCH DRAIN
NOT TO SCALE
LU
�J
LU p
0 MIN, FRENCH
ZDRAIN PERFORATION
O O @BOTTOM
U ~
3.. 0
CRUSHED
ROCK
FILTER CLOTH LAP
'ff@TOP
DETAIL
PERFORATED DRAIN TRENCH
NOT TO SCALE
CONSTRUCTION NOTE
O INSTALL 6" DIA. DRAIN NDS 40 W/RISER AND ADAPTOR OR EQUAL.
( INSTALL 6" DIA. ATRIUM DRAIN NDS 40 W/RISER AND ADAPTOR OR EQUAL.
O INSTALL 4" DIA. PVC SCHEDULE 40 OR SDR 35 PIPE DRAIN SYSTEM.
a3 INSTALL 4" DIA PERFORATED PVC SCHEDULE 40 OR SDR 35 PIPE DRAIN SYSTEM.
Os CONSTRUCT BOTTOM LESS TRENCH DRAIN PER DETAIL ON SHEET C-3.
O CONSTRUCT 18" MAX RETAINING CURB.
CONSTRUCT PRIVATE DRAIN THROUGH CURB PER STD 184-L.
O CONSTRUCT PERFORATED TRENCH DRAIN PER DETAIL ON SHEET C-3.
Os CONSTRUCT CONCRETE DRIVEWAY.
LEGEND
100
EXISTING CONTOUR
- 100-
PROPOSED CONTOUR
10OFS
SPOT ELEVATION
PROPOSED CONCRETE PAD
- 4" - -
PROPOSED STORM DRAIN
EXIST SCREEN WALL
®
PROPOSED SCREEN WALL
®
PROPOSED RETAINING CURB
- --- --
FLOW LINE
PAD
PROPOSED PAD ELEVATION
FS
PROPOSED FINISHED SURFACE
FG
PROPOSED FINISHED GROUND
FF
PROPOSED FINISHED FLOOR
INV
INVERT OF PIPE
TG
TOP OF GRATE
PL
PROPERTY LINE
TW
TOP OF WALL
TF
TOP OF FOOTING
HP
HIGH POINT
LP
LOW POINT
NOTE:
a. DIG A 24" WIDE X 18" MIN. DEPTH TRENCH
b. PLACE FILTER CLOTH IN THE TRENCH LAP 12" @ TOP
c. FILL BOTTOM OF THE TREHCH W/ 3/4" CRUSHED ROCK
d. FORM AND POUR PERIMETER CONIC. CURB
e. FILL THE REST OF THE TRENCH WITH CRUSHED ROCK TO 4" FROM TOP OF TRENCH
C 0
RE
'�Jonr The lirourd Up
Core Structure, Inc.
23172 Plaza Pointe Dr.
Suite #145
Laguna Hills, CA 92653
Phone: 949-954-7244
info@corestructu re. com
www. corestru ctu re. com
PROJECT NAME:
715 W.BALBOA BLVD
NEWPORT BEACH, CA 92661
CALCAGN IE
RESIDENCE
ARCHITECT:
URBAN ARENA
3195 RED HILL AVE. LOFT F
COSTA MESA, CA 92626
REVISIONS
SHEET NAME:
WQMP EXHIBIT
PROJECT NUMBER:
70174
DESIGNED BY:CHECKED BY:
PLOT DATE:
08/04/2017
SHEET NUMBER:
WQ-1