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Home My WebLink About01_1045 West Balboa Coastal Development Permit_PA2017-1834"0 CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT November 16, 2017 AgAgenda Item No. 1 SUBJECT: 1045 West Balboa CDP (PA2017-183) SITE LOCATION: 1045 West Balboa Boulevard • Coastal Development Permit No. CD2017-078 APPLICANT: FoxLin Architects OWNER: Pack Investment Group, LLC PLANNER: David S. Lee, Planning Technician 949-644-3225, dlee@newportbeachca.gov GENERAL PLAN/ZONING DISTRICT • Coastal Land Use Category: Two -Unit Residential— (20.0 - 29.9 DU/AC) (RT -D) • Coastal Zoning District: Two -Unit Residential (R-2) • General Plan Land Use Category: Two -Unit Residential (RT) • Zoning District: Two -Unit Residential (R-2) PROJECT SUMMARY A request for a Coastal Development Permit (CDP) to allow the demolition of four residential apartment units and the construction of a new 3,467 -square -foot duplex with a 643 -square - foot attached garage and two covered carports. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures), 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. CD2017-078 (Attachment No. ZA 1). 1 1045 West Balboa CDP Zoning Administrator, November 16, 2017 Page 2 Land Use and Development Standards The property is located in the R-2 Coastal Zoning District, which provides for two -unit residential development and is consistent with the City's Coastal Land Use Plan, General Plan Land Use Category and Zoning Code. These designations also provide for two -unit residential development. The property is located within the appeal area providing the possibility for a final action to be appealed to the California Coastal Commission. Additionally, a waiver for de minimis development cannot be issued because the site is within the appeal area. The property is developed with two structures containing two units each (four units total), which will be demolished. The design, bulk, and scale of the proposed new duplex is consistent with the existing neighborhood pattern of development and expected future development. The proposed duplex and accessory structures conform to all applicable development standards including floor area limit, setbacks, height, 9.0 feet (NAVD88) minimum finished floor elevation, and off-street parking as illustrated in Table 1 below: Table 1: Development Standards Development Feature Required Proposed Setbacks (Min.) Front 10'-0" 10'-0" Rear 0' 0' Sides T-0" T-0" Height (Max.) Flat 24' 24' Sloped 29' 29' Floor Area Limit Max. 4,578.75 sq. ft. 4,110 sq. ft. Parkin Min. 4 spaces 4 spaces Hazards The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Tmpl[: 01/17217 2 1045 West Balboa CDP Zoning Administrator, November 16, 2017 Page 3 • The development is set back approximately 660 feet from the mean high water line. Due to the large distance from coastal waters, a Water Quality Management Plan (WQMP) and a Construction Pollution Prevention Plan (CPPP) are not required. A post -construction drainage system will be installed that includes drainage and percolation features designed to retain dry weather and minor rain run-off on-site to ensure the project does not impact water quality. Any water not retained on-site is directed to the City's storm drain system. Public Access • The project site is not located between the nearest public road and the sea or shoreline and the proposed project will not affect public recreation, access or views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. The Class 3 exemption includes the construction of limited numbers of new, small structures, including one duplex. The exemption also allows the demolition of multi -family residential structures with up to six units. The proposed project consists of the demolition of four residential units and the construction of a new duplex located in the R-2 Coastal Zoning District. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners of property and residential occupants 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 that was posted at City Hall and on the City website. APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. TmpIC 01/17/17 3 Prepared by: David S. Lee, fanning Technician JM/dl Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans T.pl[: 01/12/17 1045 West Balboa CDP Zoning Administrator, November 16, 2017 Page 4 0 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. CD2017-078 FOR A NEW DUPLEX LOCATED AT 1045 WEST BALBOA BOULEVARD (PA2017-183) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by FoxLin Architects, with respect to property located at 1045 West Balboa Boulevard, and legally described as Lot 12 of Block 10, requesting approval of a Coastal Development Permit. 2. The applicant proposes the demolition of four residential apartment units and the construction of a new 3,467 -square -foot duplex with a 643 -square -foot attached garage and two covered carports. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. 3. The subject property is located within the Two -Unit Residential (R-2) Zoning District and the General Plan Land Use Element category is Two -Unit Residential (RT). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Two -Unit Residential — (20.0 - 29.9 DU/AC) (RT -D) and the Coastal Zoning District is Two -Unit Residential (R-2). 5. A public hearing was held on November 16, 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 15315, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the construction of limited numbers of new, small structures, including one duplex. The proposed project consists of the demolition of four residential units and the construction of a new duplex located in the R-2 Coastal Zoning District. N Zoning Administrator Resolution No. ZA2017-### Pace 2 of 5 SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015 (Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: The proposed development complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and parking. a. The maximum floor area limitation is 4,578.75 square feet and the proposed floor area is 4,110 square feet. b. The proposed development complies with the required setbacks, which are 10 feet along the property line abutting West Balboa Boulevard and 3 feet along each side property line. There is no required setback abutting the 20 -foot -wide alley. The highest guardrail/parapet is 24 feet from established grade and the highest ridge is 29 feet from established grade. The proposed development complies with all height requirements. The proposed development provides a two -car garage and a two -car carport, meeting the minimum garage requirement for duplexes. e. The proposed development provides a finish floor elevation of 10.24 (NAVD88), exceeding the minimum 9.0 (NAVD88) top of slab elevation requirement for interior living areas of new structures. 2. The neighborhood is predominantly developed with two- and three-story single-family and two-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 is set back approximately 660 feet from the mean high water line. Due to the large distance from coastal waters, a Water Quality Management Plan (WQMP) and a Construction Pollution Prevention Plan (CPPP) are not required. A post - construction drainage system will be installed that includes drainage and percolation features designed to retain dry weather and minor rain run-off on-site to ensure the project does not impact water quality. Any water not retained on-site is directed to the City's storm drain system. 4. 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) 01-03-17 Zoning Administrator Resolution No. ZA2017-### Paqe 3 of 5 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. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: The project site is not located between the nearest public road and the sea or shoreline and the proposed project will not affect public recreation, access or views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-078, 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 16TH DAY OF NOVEMBER, 2017. Patrick J. Alford, Zoning Administrator 01-03-17 8 Zoning Administrator Resolution No. ZA2017-### Paqe 4 of 5 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. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new Coastal Development Permit. 3. Coastal Development Permit No. CD2017-078 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. 4. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 5. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit. 6. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 7. Prior to issuance of the building permits, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 8. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 9. Prior to the issuance of building permits, the applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 10. 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. 01-03-17 9 Zoning Administrator Resolution No. ZA2017-### Paqe 5 of 5 11. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner, or the leasing agent. 12. This approval shall expire and become void unless exercised within 24 months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 21 Planning and Zoning of the Newport Beach Municipal Code. 13. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of 1045 West Balboa Coastal Development Permit including, but not limited to, Coastal Development Permit No. CD2017-078 (PA2017-183). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attomeys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/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. 01-03-17 10 Attachment No. ZA 2 Vicinity Map Tmplt 01/17/17 22 VICINITY MAP Coastal Development No. CD2017-078 PA2017-183 1045 West Balboa Boulevard TmpIC 01/17/17 12 Attachment No. ZA 3 Project Plans 13 SYMBOLS ABBREVIATIONS Building Gridlines Revision Cloud & And DOU DOUBLE L LONG S SINK/SUPPLY FAN < ANGLE DP DEMOUNTABLE PARTITION LAV LAVATORY SCHED SCHEDULE A Revision @ AT DR DOOR LB POUND SD SHOWER DRAIN CENTERLINE DS DOWNSPOUT LBS POUNDS (WIEGHT) SD SMOKE DAMPER (Cloud NO. # NUMBER DW DUMBWAITER LCD LINEAR CEILING DIFFUSER SDISP SOAP DISPENSER around 1 0 DEGREE DWG DRAWING LF LINE FIGURED SECT SECTION Revision (E) EXISTING DWLS DOWELS LIN LINEAR SECY SECRETARY optional) LKR LOCKER SF STORE FRONT ABV ABOVE EA EACH LMC LINEAR METAL CEILING SF SQUARE FOOT AB ANCHOR BOLT EC ELECTRIC CABINET LOC LOCATION OR LOCATE SH SHOWER Window Symbol Matchline ACFL ACCESS FLOOR EF EXHAUST FAN LPT LOW POINT SHD SHOWER HEAD Room No. Detail No. ACOUS ACOUSTICAL EI FS EXTERIOR INSULATION AND FINISH LT LIGHT SHT SHEET �(Shaded & Sheet ACT ACOUSTICAL CEILING TILE SYSTEM LTG LIGHTING SHTG SHEATHING 1_101 AD AREA DRAIN EJT EXPANSION JOINT LVR LOUVER SIM SIMILAR portion faces 2/A1.1 NO. ADD ADDENDUM EL ELEVATION LWC LINEAR WOOD CEILING SL SEALER Instance No. side ADDL ADDITIONAL ELEC ELECTRICAL SLNT SEALANT considered) ADJ ADJUSTABLE ELEV ELEVATOR M MIDDLE SLV SLEEVE ADMIN ADMINISTRATION EMERG EMERGENCY MAN MANUAL SM SURFACE MOUNTED AFF ABOVE FINISH FLOOR ENCL ENCLOSURE MATL MATERIAL SOG SLAB ON GRADE Door Symbol Room Label Room AHU AIR HANDLING UNIT ENTR ENTRANCE MAX MAXIMUM SP STANDPIPE Room No. ALT ALTERNATE EO ELECTRICAL OUTLET MBD MARKER BOARD SPEC SPECIFICATIONS number ALUM ALUMINUM EO EQUAL MC MEDICINE CABINET SPR SINGLE PLY ROOF 101.1 Room me AMEND AMENDMENT EQUIP EQUIPMENT MECH MECHANICAL SQ SQUARE 150 SF ANUN ANUNCIATOR ES END SECTION MEMB MEMBRANE SQYD SQUARE YARD Instance NO. AP ACCESS PANEL EWC ELECTRIC WATER COOLER MEZZ MEZZANINE SS SERVICE SINK Room level APC ARCHITECTURAL PRECAST CONCRETE EXA EXHAUSTAIR MFR MANUFACTURER SST STAINLESS STEEL APROX APPROXIMATE EXC EXCAVATE/ -ED/ -ION MIN MINIMUM ST STREET ARCH ARCHITECTURAL/ARCHITECT MIR MIRROR ST STONE TILE Detail Detail No. Section Section No. AUTO AUTOMATIC FA FIRE ALARM MISC MISCELLANEOUS STC SOUND TRANSMISSION AWT ACOUSTICAL WALL TREATMENT FB FIRE BLANKET MO MASONRY OPENING STD STANDARD eA101 SIM FBR FACE BRICK MONO MONOLITHIC STL STEEL 1 SIM BA BUILDING ACCESSORY FD FLOOR DRAIN MTL METAL STN STONE BD BOARD FDN FOUNDATION MPC METAL PAN CEILING STNL STONE LEDGE Sheet 101 BFE BOTTOM FOOTING ELEVATION FDV FIRE DEPARTMENT VALVE MPU MULTI-PURPOSE UNIT STOR STORAGE Area Sheet No. BG BUMPER GUARD FE FIRE EXTINGUISHER MTD MOUNTED STRUCT STRUCTURAL Reference No. BIT BITUMINOUS FGS FOAM GASKET SEAL MTR MOTOR STS STEEL STRUCTURE d BKT BRACKET FH FIRE HOSE MULL MULLION SUPV SUPERVISOR Elev No. Floor Level BLDG BUILDING FHP FULL HEIGHT PARTITION SUSP SUSPENDED Exterior Elevation Floor Level BLKG BLOCKING FIN FINISH NA NOT APPLICABLE SW STEEL WINDOWS BLW BELOW FIXT FIXTURE NIC NOT IN CONTRACT SW SWITCH Name BM BM BEAM FL FLOOR NO NUMBER SWD SOFTWOOD Elevation 1 BO BY OWNER FL FLOW LINE NOM NOMINAL SYM SYMMETRICAL BOF BY OWNER FUTURE FLASH FLASHING NRC NOISE REDUCTION COEFFICIENT Sheet NO. BOT BOTTOM FLEX FLEXIBLE NT NOTE T TOP Elevation BR BEDROOM FLG FLANGE NTS NOT TO SCALE TAN TANGENT BRG BEARING FLUOR FLUORESCENT TBD TACKBOARD BSMT BASEMENT FP FIRE PROOFING OC ON CENTER TCAB TOWEL CABINET Interior Elevation Elev No. North Arrow Project BTWN BETWEEN FRMG FRAMING OD OUTSIDE DIAMETER TDISP TISSUE DISPENSER 2 Nnorth BULL BULLETIN FS FLOOR SINK OFF OFFICE TDR TRENCH DRAIN BUR BUILT-UP ROOFING FSTOP FIRESTOPPING OH OVERHEAD TEL TELEPHONE The North FT FOOT/FEET OP OPERABLE PARTITION TEMP TEMPERATURE 1 A1.1 that is true C CHANNEL FTG FOOTING OPER OPERATOR TER TERRAllO =� C DISP CUP DISPENSER FURR FURRING OPNG OPENING TG TONGUE & GROOVE Sheet No. CAB CABINET FUT FUTURE OPP OPPOSITE THRES THRESHOLD CANTL CANTILEVER ORD OVERFLOW ROOF DRAIN TPH TOILET PAPER HOLDER CAP CAPACITY GA GAUGE TR TREAD Ceiling Height Dimension String CAT CATEGORY GAL GALLONS PART PARTITION TRANSF TRANSFORMER Ceiling CG CORNER GUARD GALV GALVANIZED PB PUSH BUTTON TS TUBE SECTION Height CH COAT HOOK GB GRADE BEAM PC PRECAST CONCRETE TV TELEVISION g CJT CONTROLJOINT GC GENERAL CONTRACTOR PL PLATE TYP TYPICAL B,-0„- 01 0' - 1 1/2" CI CONSTRUCTION ISSUED GEN GENERATOR PL PROPERTY LINE 10 CLG CEILING GEN GENERAL PLAM PLASTIC LAMINATE U URINAL CLR CLEAR GL GLASS PLBG PLUMBING UC UNDERCUT CM CONSTRUCTION MANAGER GWA GENERAL WORK AREA PLS PLASTER UFD UNDER FLOOR DUCT CO CASED OPENING GR GRADE PLW PLYWOOD UG UNDERGROUND VICINITY MAP COL COLUMN GYB GYPSUM BOARD PNL PANEL UH UNIT HEATER COMB COMBINATION/ -ED GYPSHTG GYPSUM SHEATHING PR PAIR UNFIN UNFINISHED CONIC CONCRETE PRELIM PRELIMINARY LINO UNLESS NOTED OTHERWISE CONF CONFERENCE H HEIGHT/HIGH PRESS PRESSURE US UTILITY SHELF CONN CONNECT/ -ED/ -ION HB HOSE BIB PRIM PRIMARY UTIL UTILITY CONST CONSTRUCTION HD HAND DRYER PROJ PROJECTION CONT CONTINUE/OUS HDCP HANDICAP PT PAINT VC VALVE CABINET NEWPORT CONTR CONTRACT/OR HDR HEADER PVC POLYVINYL CHLORIDE VENT VENTILATION CHANNEL CONTRTP COUNTERTOP HDW HARDWARE VERT VERTICAL COORD COORDINATE HM HOLLOW METAL OT QUARRY TILE VEST VESTIBULE \ CORR CORRIDOR HORIZ HORIZONTAL VTR VENT THROUGH ROOF IN CPT CARPET HPT HIGH POINT R RADIUS r BgYgV 1(145 W BALBOA BLVD CT CERAMIC TILE HR HANDRAIL R RISER W WIDTH/WIDE c E CTR CENTER HT HEIGHT RA RETURN AIR W WIDE FLANGE r CTSK COUNTERSUNK HTR HEATER RAD RADIATION W/ WITH N CUH CABINET UNIT HEATER HVAC HEATING, VENTILATING, RB RESILIENT BASE W/O WITHOUT CW CURTAIN WALL AIR CONDITIONING RD ROOF DRAIN WC WATER CLOSET ^ w8q[B (0 / CW COLD WATER HW HOT WATER RE RELOCATE EXISTING WC WALL COVERING BLVD $ CYL CYLINDER HWD HARDWOOD REC RECESSED WD WOOD 0141 REF REFERENCE WDW WINDOW C9 D DEPTH OR DEEP Ic INTERCOM REFR REFRIGERATOR WG WALL GUARD w OC DEMO DEMOLITION ID INSIDE DIAMETER REG REGISTER WH WALL HYDRANT EgIVFRON DPR DEPRESSION IN INCH REINF REINFORCE/-ED/-ING WHCH WHEELCHAIR N Cl)� DEPT DEPARTMENT INSUL INSULATION REM REMOVE WHTR WATER HEATER DET DETAIL INT INTERIOR REOD REQUIRED WPR WATERPROOF 0)DF DRINKING FOUNTAIN ISO ISOLATION RET RETAINING WR WASTE RECEPTACLE O DIA DIAMETER REV REVERSE WS WEATHERSTRIP DIAG DIAGONAL JAN JANITOR REV REVISE WSCT WAINSCOT NEWPORT DIFF DIFFUSER JB JUNCTION BOX RF RESILIENT FLOOR WT WINDOW TREATMENT BEACH DIM DIMENSION JST JOIST RH ROOF HATCH WT WEIGHT DISP DISPENSER JT JOINT RM ROOM WW WOOD WINDOW DIST DISTRIBUTION RO ROUGH OPENING WWF WELDED WIRE FABRIC DIV DIVISION KO KNOCK OUT RS ROUGH SLAB DN DOWN D.O. DOOR OPENING PROJECT DATA APN: LOT / BLOCK: OCCUPANCY GROUP: TYPE OF CONSTRUCTION: ZONING: LOT SIZE: Title LOT AREA: Site Plan BUILDABLE AREA: Demo Plan EXISTING BUILDING AREA: First Floor Plan PROPOSED BUILDING AREA: Second Floor Plan GARAGE 643 SF 1 ST FLOOR 1062SF 2ND FLOOR 2063 SF 3RD FLOOR 342 SF EXISTING FOOTPRINT: 342 SF PROPOSED FOOTPRINT: 643 SF PROPOSED LOT COVERAGE: Preliminary Grading & Drainage STORIES: Plan DWELLING UNITS: Preliminary Erosion Control Plan PARKING SPACES: Topographic and Boundary Survey GARAGE 2 OPEN 2 LANDSCAPING: PLANTERS 58 SF SOFTSCAPE 119 SF 047 252 03 LOT 12, BLOCK 10 R-3 VB R -2,2 -UNIT RESIDENTIAL 30.75'X 102.5' 3152 SF 2289.39 SF 2235 SF 4110 SF 2028 SF 1724 SF 69% 3 2 4 177 SF OPEN VOLUME CALC. OPEN VOLUME AREA REQUIREMENT: 343.41 SF 15% OF BUILDABLE AREA PROPOSED TOTAL OPEN AREA: 485 SF INCLUDES OUTDOOR AREAS WITH A MINMUM OF 5' DEPTH AND UNDER 24' ABOVE GRADE PER 20.48.180 4 _:'*: SCOPE OF WORK 20' 485 SF THIS PROJECT INCLUDES THE DEMOLITION OF EXISTING 4 -UNIT BUILDING, AND NEW CONSTRUCTION OF A 4110 SF DUPLEX. UNIT 1 WILL BE 1843 SF INCLUDING 3 BEDROOMS AND 2.5 BATHROOMS. UNIT 2 WILL BE 1624 SF INCLUDING 3 BEDROOM AND 2 BATHROOMS. EACH UNIT WILL HAVE A PRIVATE ROOF DECK AND A SHARED GARAGE FOR PARKING 2 CARS. LANDSCAPE PLANTERS WILL BE ADDED ALONG BALBOA BLVD. ENTRY WALKWAYS WILL BE MADE OF CONCRETE PAVERS, SET INTO A PERMABLE GRASS SURFACE. FLOOR AREA LIMIT BUILDABLE AREA: Title FLOOR AREA LIMITATION: Site Plan 2 X BUILDABLE AREA Demo Plan THIRD FLOOR LIMITATION: First Floor Plan 15% OF BUILDABLE AREA Second Floor Plan PROPOSED LIVABLE FLOOR AREA: Third Floor Plan PROPOSED TOTAL FLOOR AREA: Roof Plan 1ST FLOOR 1062 SF 2ND FLOOR 2063 SF 3RD FLOOR 342 SF GARAGE: 643 SF GOVERNING CODES 2016 CALIFORNIA RESIDENTIAL CODE 2016 CALIFORNIA MECHANICAL CODE 2016 CALIFORNIA PLUMBING CODE 2016 CALIFORNIA ELECTRICAL CODE 2016 CALIFORNIA ENERGY CODE 2016 CALIFORNIA GREEN BUILDING CODE 2016 CALIFORNIA FIRE CODE 2289.38 SF 4578.75 SF 343.41 SF 3467 SF 4110 SF GENERAL NOTES 1. ALL WORK SHALL BE IN COMPLIANCE WITH ALL APPLICABLE LOCAL BUILDING CODES AND REGULATIONS. CONTRACTOR SHALL BE RESPONSIBLE FOR PERMITS APPLICABLE TO SPECIFIC TRADES OR SUBCONTRACTORS 2. CONTRACTOR WILL HAVE EXAMINED THE PREMISES AND SITE SO AS TO COMPARE THEM WITH THE DRAWINGS AND WILL HAVE SATISFIED HIMSELF AS TO THE CONDITION OF THE EXISTING WORK AN ADJACENT PROPERTY PRIOR TO SUBMISSION OF BID. NO ALLOWANCES WILL SUBSEQUENTLY BE MADE ON BEHALF OF THE CONTRACTOR BY REASON OF ANY OMISSION ON HIS PART TO INCLUDE THE COSTS OF ALL ITEMS OF WORK, EITHER LABOR OR MATERIALS, WHETHER THEY ARE OR ARE NOT SHOWN OR NOTED BUT WHICH ARE IMPLIED OR REQUIRED TO ATTAIN THE COMPLETED CONDITIONS PROPOSED IN THE DRAWINGS. 3. ALL SUBCONTRACTORS TO THE GENERAL CONTRACTOR SHALL INSPECT THE SITE AND SHALL CONVEY ANY QUESTIONS REGARDING DESIGN INTENT AND S COPE OF WORK TO THE ARCHITECT PRIOR TO SUBMITTING BID AND PRIOR TO COMMENCING WORK. 4. CONTRACTOR SHALL COORDINATE THE WORK OF THE VARIOUS TRADES AND SUBCONTRACTORS AND SHALL BE RESPONSIBLE FOR ANY ACTS, OMISSIONS, OR ERRORS OF THE SUBCONTRACTORS AND OF PERSONS DIRECTLY OR INDIRECTLY EMPLOYED BY THEM. 5. CONTRACTOR TO ASSUME SOLE RESPONSIBILITY FOR JOB SITE CONDITIONS INCLUDING SAFETY OF PERSONS AND PROPERTY FOR THE DURATION OF THE PROJECT. 6. CONTRACTOR TO NOTIFY ARCHITECT IMMEDIATELY AND PRIOR TO ORDERING OF ALL LONG LEAD ITEMS AND OF APPROXIMATE DELIVERY DATES 7. ALL CONSTRUCTION MATERIALS AND SUPPLIES TO BE STORED, HANDLED AND INSTALLED ACCORDING TO MANUFACTURERS' RECOMMENDATIONS 8. IF ERRORS OR OMISSIONS ARE FOUND IN THE DRAWINGS, THEY SHALL BE BROUGHT TO THE ATTENTION TO THE ARCHITECT BEFORE PROCEEDING WITH THE WORK. 9. DRAWINGS SCHEMATICALLY INDICATE NEW CONSTRUCTION. THE CONTRACTOR SHOULD ANTICIPATE, BASED ON EXPERIENCE, A REASONABLE NUMBER OF ADJUSTMENTS TO BE NECESSARY TO MEET THE DESIGN OBJECTIVES AND SHOULD CONSIDER SUCH ADJUSTMENTS AS INCLUDED IN THE SCOPE OF WORK. 10. WHEN SPECIFIC FEATURE OF CONSTRUCTION ARE NOT FULLY SHOWN ON THE DRAWINGS OR CALLED FOR IN THE GENERAL NOTES, THEIR CONSTRUCTION SHALL BE THE SAME CHARACTER AS SIMILAR CONDITIONS 11. THESE NOTES TO APPLY TO ALL DRAWINGS AND GOVERN UNLESS MORE SPECIFIC REQUIREMENTS ARE INDICATED APPLICABLE TO PARTICULAR DIVISION OF THE WORK. SEE SPECIFICATIONS AND GENERAL NOTES IN THE SUBSECTIONS OF THESE DRAWINGS. 12. CONTRACTOR SHALL PROVIDE, ERECT AND MAINTAIN ALL TEMPORARY BARRIERS AND GUARDS, AND TEMPORARY SHORING AND BRACING AS REQUIRED BY ALL CITY AND STATE REGULATIONS 13. CONTRACTOR SHALL PROVIDE ADEQUATE WEATHER PROTECTION FOR THE BUILDING AND ITS CONTENTS DURING THE COURSE OF WORK. PLANNING NOTES 1. ALL OUTDOOR LIGHTING FIXTURES SHALL BE DESIGNED SHIELDED, AIMED, LOCATED, AND MAINTAINED TO SHIELD ADJACENT PROPERTIES AND NOT PRODUCE GLARE ONTO ADJACENT PROPERTIES AND ROADWAYS. 2. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. 3. FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS, AND HANDRAILS OR ANY COMBINATION THEROF SHALL NOT EXCEED 42 INCHES FROM EXISTING GRADE PRIOR TO CONSTRUCTION WITHIN THE REQUIRED SETBACK AREA(S). SHEET LIST Sheet Number Sheet Name A-001 Title A-101 Site Plan A-102 Demo Plan A-103 First Floor Plan A-104 Second Floor Plan A-105 Third Floor Plan A-106 Roof Plan A-201 Elevations A-202 Elevations A-301 Building Sections A-302 Building Sections C-1 Preliminary Grading & Drainage Plan C-2 Preliminary Erosion Control Plan TP -01 Topographic and Boundary Survey PROJECT DIRECTORY OWNER: Pack Investment Group, LLC 2288 North Batavia Orange, CA 92865 (714) 685-3462 TEL ARCHITECT: Juintow Lin FoxLin Architects 392 Camino de Estrella San Clemente CA 92672 (949) 325-3001 TEL (949) 203-3339 FAX info@foxlin.com CIVIL ENGINEER + SURVEYOR: Toal Engineering, INC 139 Avenida Navarro San Clemente, CA 92672 (949) 492-8586 TEL (949) 498-8625 FAX GEOTECHNICAL ENGINEER: EGA Consultants, LLC 375-C Monte Vista Ave Costa Mesa, CA 92627 (949) 642-9309 TEL (949) 642-1290 FAX STRUCTURAL ENGINEER: TBD MEP ENGINEER: TBD TITLE 24 CONSULTANT: TBD GENERAL NOTES 1. DO NOT SCALE DRAWINGS. DIMENSIONS GOVERN. 2. ALL DIMENSIONS ARE TO FACE OF STRUCTURE (F.O.S.), UNLESS OTHERWISE NOTED. 3. ALL DIMENSIONS SHOULD BE VERIFIED ON SITE BEFORE PROCEEDING WITH THE WORK 4. AS -BUILT CONDITIONS TO BE VERIFIED. 5. ANY INCONSISTENCIES OR UNFORESEEN CONDITIONS TO BE REVIEWED BY THE ARCHITECT PRIOR TO PROCEEDING WITH CONSTRUCTION. 6. DRAWINGS REPRESENT DESIGN INTENT ONLY - CONTRACTOR RESPONSIBLE FOR MEANS AND METHODS. O/\ I architectural design & consulting 392 camino de estrella san clemente, ca 92672 949 325 3001 phone 949 203 3339 fax foxlin.com web infoOfoxlin.com email BALBOA DUPLEX 1045 W Balboa Blvd Newport Beach, CA 92661 Client Pack Investment Group, LLC Agency Review Title Title Job # 10/24/17 Rev 03 - 3rd Coastal MG 9/29/17 Rev 02 - 2nd Coastal Submittal MG 9/06/17 Rev 01 - 1st Coastal Submittal MG Date Rev # - Reason for Issue Vb Title Title Job # 1718 Original Size 24 x 36 Date 10/24/2017 1:08:13 PM Revision # C Drawing # A-001 12 =DGE .ANTER SITE PLAN 1/4" = 1'-0" 1. ALL NOTES LABELED NOTINPERMIT(NIP) ARE NOT PART OF THIS APPLICATION. 2. ALL NEW GRADED SLOPES SHALL BE NO STEEPER THAN 2H:1V 3. ALL SURFACE WATER MUST DRAIN AWAY FROM BUILDING, A MINIMUM OF 5% WITHIN FIRST 10' HORIZONTAL (2% FOR IMPERVIOUS SURFACES). 4. ALL LOOSE FOUNDATION EXCAVATION MATERIAL SHALL BE REMOVED PRIOR TO COMMENCEMENT OF FRAMING. SLOPES DISTURBED BY CONSTRUCTION ACTIVITIES SHALL BE RESTORED. 5. ALL RETAINING WALLS SHALL BE PROVIDED WITH A SUBDRAIN SYSTEM TO PREVENT POSSIBLE HYDROSTATIC PRESSURE BEHIND THE WALL. 6. ALL ROOF AND PAD DRAINAGE SHALL BE CONDUCTED TO THE STREET IN AN ACCEPTABLE MANNER. IF WATER SHALL BE DISPERSED ON TO DESCENDING SLOPES, ACQUIRE SPECIFIC APPROVAL FROM THE GRADING SECTION AND THE CONSULTING GEOLOGIST AND/OR SOIL ENGINEER. Site Notes 1/4" = 1'-0" 7. ALL DECK DRAINAGE SHALL BE COLLECTED AND CONDUCTED TO AN APPROVED LOCATION IN A NON EROSIVE DEVICE. 8. CONTRACTOR TO REVIEW BOTH PROPOSED SITE DRAINAGE CONDITIONS AND NOTIFY ARCHITECT OF ANY DISCREPANCIES OR CONDITIONS THAT DO NOT ALLOW FOR POSITIVE DRAINAGE AWAY FROM BUILDING AND OTHER STRUCTURES. DO NOT COMMENCE SITE DRAINAGE WORK UNTIL ALL DISCREPANCIES AND CONDITIONS HAVE BEEN REVIEWED BY ARCHITECT. 9. ALL PIPING SHALL BE 4 -INCH DIAMETER, U.O.N. NOTIFY ARCHITECT OF DISCREPANCIES OR UNDERSIZED PIPING SYSTEMS. 10. ALL SOLID DRAINAGE PIPING SHALL HAVE A MINIMUM SLOPE OF 2% UNLESS OTHERWISE NOTED. 11. 5% DRAINAGE AROUND/AWAY FROM BUILDING FOR A MINIMUM DISTANCE OF 10'. ALTERNATIVELY, SWALES WITH SLOPE OF 2% SHALL BE LOCATED WITHIN 10' OF BUILDING FOUNDATION. 12. ALL EXISTING TREES TO REMAIN, UNLESS OTHERWISE NOTED. PROTECT EXISTING TREES DURING ALL CONSTRUCTION OPERATIONS, AS NEEDED. 13. ARCHITECT TO VERIFY ALL DRAIN LOCATIONS PRIOR TO THEIR INSTALLATION. 14. FENCES, HEDGES, WALLS, RETAINING WALLS, GUARDRAILS, AND HANDRAILS OR ANY COMBINATION THEROF SHALL NOT EXCEED 42 INCHES FROM EXISTING GRADE PRIOR TO CONSTRUCTION WITHIN THE REQUIRED SETBACK AREA(S), ESTABLISHED GRADE CALL. EXISTING GRADE AT SETBACK A 9.20' 9.20'+ 9.9'+ 10.95'+ 10.92'= 40.97' B 9.9' C 10.95' 40.97'/ 4 = 10.24' ESTABLISHED GRADE D 10.92' FFL Grade Calculation 1/8" = V-0" D FENCE SATE SOD TRY WALL OTTED LANTS Z SITE LEGEND PROPERTY LINE METAL FENCE SETBACK MG 9/29/17 WOOD FENCE BUILDING FOOTPRINT 9/06/17 Rev 01 - 1st Coastal Submittal LOCATION OF FENCE UTILITY STUB -OUTS A AND CLEAN -OUTS _x_ EXISTING TREE EXISTING UTILITIES +HB —x—x PROPOSED HOSE BIB UTILITIES Site Legenc 1/8" = V-0" GENERAL NOTES 1. DO NOT SCALE DRAWINGS. DIMENSIONS GOVERN. 2. ALL DIMENSIONS ARE TO FACE OF STRUCTURE (F.O.S.), UNLESS OTHERWISE NOTED. 3. ALL DIMENSIONS SHOULD BE VERIFIED ON SITE BEFORE PROCEEDING WITH THE WORK. 4. AS -BUILT CONDITIONS TO BE VERIFIED. 5. ANY INCONSISTENCIES OR UNFORESEEN CONDITIONS TO BE REVIEWED BY THE ARCHITECT PRIOR TO PROCEEDING WITH CONSTRUCTION. 6. DRAWINGS REPRESENT DESIGN INTENT ONLY - CONTRACTOR RESPONSIBLE FOR MEANS AND METHODS. architectural ox indesigns consulting 392 camino de estrella san clemente, ca 92672 949 325 3001 phone 949 203 3339 fax foxlin.com web infoOfoxlin.com email BALBOA DUPLEX 1045 W Balboa Blvd Newport Beach, CA 92661 Client Pack Investment Group, LLC Agency Review Title Site Plan Job # 10/24/17 Rev 03 - 3rd Coastal MG 9/29/17 Rev 02 - 2nd Coastal Submittal MG 9/06/17 Rev 01 - 1st Coastal Submittal 10/24/2017 1:08:14 PM Date Rev # - Reason for Issue A Title Site Plan Job # 1718 Original Size 24 x 36 Date 10/24/2017 1:08:14 PM Revision # C Drawing # A-101 30'- 8 1/2" 6'- 6" 10.1 551-011 loot P.L. 102.5' N SIDE SETBACK iv ————� I I I I I II I I I I I II I I LW I I I EXISTING RESIDENCE EXISTING RESIDENCEQZ ;I z �� AND FOUNDATION AND FOUNDATION �I Q�Mo I I I II I W TO BE DEMOLISHED TO BE DEMOLISHED Q j 9'-8" I I I it I II I � J I I I -- — — — — — — — —— — -------------- — -------- 0'-71/2.. oo------------ SIDE SETBACK ----------------------------- — 102.5' ' -v P.L. 1/4" = 1'-0" Y J Q W 0 GENERAL NOTES 1. DO NOT SCALE DRAWINGS. DIMENSIONS GOVERN. 2. ALL DIMENSIONS ARE TO FACE OF STRUCTURE (F.O.S.), UNLESS OTHERWISE NOTED. 3. ALL DIMENSIONS SHOULD BE VERIFIED ON SITE BEFORE PROCEEDING WITH THE WORK. 4. AS -BUILT CONDITIONS TO BE VERIFIED. 5. ANY INCONSISTENCIES OR UNFORESEEN CONDITIONS TO BE REVIEWED BY THE ARCHITECT PRIOR TO PROCEEDING WITH CONSTRUCTION. 6. DRAWINGS REPRESENT DESIGN INTENT ONLY - CONTRACTOR RESPONSIBLE FOR MEANS AND METHODS. O/\ I architectural design & consulting 392 camino de estrella san Clemente, ca 92672 949 325 3001 phone 949 203 3339 fax foxlin.com web infogfoxlin.com email BALBOA DUPLEX 1045 W Balboa Blvd Newport Beach, CA 92661 Client Pack Investment Group, LLC Agency Review 19/06/17 IRev 01 - 1st Coastal Submittal IMG Pate I Rev # - Reason for Issue I%1 UYJ Title Demo Plan Job # 1718 Original Size 24 x 36 Date 10/24/2017 1:08:14 PM Revision # A Drawing # A-102 Z O ry LL B" Z W U O Level 1 1/8 1/4" = V-0" 3/32" = 1'-0" • ALL DOORS AND WINDOWS DIMENSIONED TO CENTERLINE OF CLEAR OPENING. ALL NON -DIMENSIONED WINDOWS TO BE CENTERED IN THE CLEAR OPENING. WHERE LOCATION OF WINDOWS AND DOORS ARE NOT DIMENSIONED, THEY SHALL BE PLACED 3" FROM F.O. FINISH OF ADJACENT WALL AS INDICATED ON DRAWINGS. • ALL CASEWORK DIMENSIONS TO FACE OF FINISH. • ALL INSULATION MATERIALS SHALL BE CERTIFIED BY THE MANUFACTURER AS COMPLYING WITH THE CALIFORNIA QUALITY STANDARDS FOR INSULATION MATERIAL. DOORS AND WINDOWS BETWEEN CONDITIONED AND UNCONDITIONED SPACE SHALL BE FULL WEATHER-STRIPPED. • ALL DECK SURFACES SHALL BE SLOPED A MINIMUM OF 1/4" PER FOOT, U.O.N. • EXTERIOR DOORS ONLY TO OPEN OUTWARDS IF EXTERIOR DOOR LANDING IS NOT MORE THAN 0.5" LOWER THAN THE DOOR THRESHOLD. Plan Notes 1/4" = 1'-0" UNIT 02 80 SF Vk�?�7YXKS? UNIT 01 _ 982 SF • MANUFACTURED DOORS AND WINDOWS SHALL BE CERTIFIED AND LABELED INDICATED COMPLIANCE WITH THE APPROPRIATE INFILTRATION STANDARDS. CAULK PLUMBING AND ELECTRICAL PENETRATIONS, ALL WINDOW AND DOOR FRAMES, BETWEEN WALL SOLEPLATES AND FLOORS, AND ALL OTHER OPENINGS IN THE ENVELOPE. • ALL EXTERIOR OPENINGS (AND OPENINGS BETWEEN HEATED AND UNHEATED AREAS) SHALL BE PROPERLY WEATHER-STRIPPED, CERTIFIED AND LABELED.PROVIDE VINYL BEAD TYPE WEATHER STRIPPING AT THESE DOORS AND WINDOWS, ALL SIDES OF THE DOOR MUST BE WEATHERSTRIPPED, INCLUDING THE THRESHOLD. • CAULK AND SEAL OPENING IN BUILDING EXTERIOR 1/8" OR GREATER TO PREVENT AIR INFILTRATION. • WHERE REQUIRED, PROVIDE MINIMUM INSULATION OF R-13 AT EXTERIOR WALLS, AND R-30 IN ROOF AND CEILING AREAS. BUILDING AREA UNIT 01: 1,843 SF UNIT 02: 11624 SF GARAGE: 643 SF TOTAL: 4,110 SF • PROVIDE WOOD BLOCKING AS REQUIRED AT ALL WALL BASE INSTALLATIONS. REFER TO DETAIL SHEETS FOR WALL BASE DETAILS. • PROVIDE ADDITIONAL PLYWOOD SHEATHING ON ALL WALLS TO RECEIVE PLYWOOD SHEAR -WALL SHEATHING TO COMPLETELY FLUSH OUT SUBSTRATE SURFACE(S). ADDITIONAL SHEATHING SHALL EXACTLY MATCH THE THICKNESS OF THE SHEAR -WALL SHEATHING REQUIRED. ADDITIONAL SHEATHING SHALL CONTINUE ALONG WALL UNTIL JUNCTION WITH A PERPENDICULAR WALL OR END OF WALL, OR AS DIRECTED BY DESIGNER. • SLOPE FRAMING OR PROVIDE DECKING/SUBSTRATE AS REQUIRED TO PROVIDE SLOPES AS INDICATED AND POSITIVE DRAINAGE TOWARDS DRAINS. • STUCCO OVER WOOD SHEATHING SHALL INCLUDE TWO LAYERS OF GRADE "D" BUILDING PAPER. • ALL WALL FRAMING SHALL BE 2X4 @ 16" O.C., MINIMUM, U.O.N. • ALL GYPSUM BOARD SHALL BE 5/8" THICK, TYPE "X", U.O.N. • ALL GYPSUM AND/OR PLASTER SURFACES SHALL BE SMOOTH, CONTINUOUS, FREE OF IMPERFECTIONS, AND WITH NO VISIBLE JOINTS, U.O.N. • SOUND PROOF ALL AREAS OF NEW CONSTRUCTION, INCLUDING ALL WALLS AND FLOORS AFFECTED BY RENOVATION. • PROVIDE COMBUSTION AIR FOR WATER HEATER W/I 12" FOR BOTTOM OF THE COMPARTMENT • ABS LINES TO BE PROVIDED FROM SINKS, SHOWERS, LAUNDRY, AND TUBS TO GREYWATWER TANK, NO KITCHENS AND BARS TO DRAIN TO GREYWATER LEGEND D EXISTING WALL 2X4 WALL 2X6 WALL OVERHEAD D.S. DOWNSPOUT Plan Legend 1/4" = 1'-0•' 7B Z ALL INDOOR WATER FIXTURES MUST INCORPORATE THE FIXTURE FLOW RATES OF SECTION 4.303 - SEE A0.2 FOR CAL GREEN NOTES WATER EFFECTIVE FLUSH VOLUME SHALL NOT CLOSET: EXCEED 1.28 GALLONS PER FLUSH. SHOWERHEAD SHALL HAVE A MAXIMUM FLOW RATE OF NOT MORE THAN 2.0 GALLONS PER MINUTE AT 80 PSI AND ASHALL BE CERTIFIED TO THE PERFORMANCE OF THE U.S. EPA WATERSENSE SPECIFICATION FOR SHOWERHEADS. SHALL HAVE A MAXIMUM FLOW RATE OF 1.5 LAVATORY GALLONS PER MINUTE AT 60PSI AND A FAUCET: MINIMUM FLOW RATE OF 0.8 GALLONS PER MINUTE AT 20 PSI. KITCHEN SHALL HAVE A MAXIMUM FLOW RATE OF 2.2 FAUCET: GALLONS PER MINUTE AT 60 PSI Plumbing Fixture Table 1/4" = V-0" CJ VD) GENERAL NOTES 1. DO NOT SCALE DRAWINGS. DIMENSIONS GOVERN. 2. ALL DIMENSIONS ARE TO FACE OF STRUCTURE (F.O.S.), UNLESS OTHERWISE NOTED. 3. ALL DIMENSIONS SHOULD BE VERIFIED ON SITE BEFORE PROCEEDING WITH THE WORK. 4. AS -BUILT CONDITIONS TO BE VERIFIED. 5. ANY INCONSISTENCIES OR UNFORESEEN CONDITIONS TO BE REVIEWED BY THE ARCHITECT PRIOR TO PROCEEDING WITH CONSTRUCTION. 6. DRAWINGS REPRESENT DESIGN INTENT ONLY - CONTRACTOR RESPONSIBLE FOR MEANS AND METHODS. O/\ I architectural design & consulting 392 camino de estrella san clemente, ca 92672 949 325 3001 phone 949 203 3339 fax foxlin,com web info@foxlin,com email BALBOA DUPLEX 1045 W Balboa Blvd Newport Beach, CA 92661 Client Pack Investment Group, LLC Agency Review Title First Floor Plan Job =_ 10/24/17 Rev 03 - 3rd Coastal MG 9/29/17 Rev 02 - 2nd Coastal Submittal MG 9/06/17 Rev 01 - 1st Coastal Submittal MG Date Rev # - Reason for Issue V by Title First Floor Plan Job =_ 1718 Original Size 24 x 36 Date 10/24/2017 1:08:15 PM Revision # C Drawing # A-103 N L0 CV N CAS 1/4" �1'-0" Level 2 Area plan �� 1 3/32" = V-0" • ALL DOORS AND WINDOWS DIMENSIONED TO CENTERLINE OF CLEAR OPENING. ALL NON -DIMENSIONED WINDOWS TO BE CENTERED IN THE CLEAR OPENING. WHERE LOCATION OF WINDOWS AND DOORS ARE NOT DIMENSIONED, THEY SHALL BE PLACED 3" FROM F.O. FINISH OF ADJACENT WALL AS INDICATED ON DRAWINGS. • ALL CASEWORK DIMENSIONS TO FACE OF FINISH. • ALL INSULATION MATERIALS SHALL BE CERTIFIED BY THE MANUFACTURER AS COMPLYING WITH THE CALIFORNIA QUALITY STANDARDS FOR INSULATION MATERIAL. DOORS AND WINDOWS BETWEEN CONDITIONED AND UNCONDITIONED SPACE SHALL BE FULL WEATHER-STRIPPED. • ALL DECK SURFACES SHALL BE SLOPED A MINIMUM OF 1/4" PER FOOT, U.O.N. • EXTERIOR DOORS ONLY TO OPEN OUTWARDS IF EXTERIOR DOOR LANDING IS NOT MORE THAN 0.5" LOWER THAN THE DOOR THRESHOLD. Clan Notes /4" = 1'-0" • MANUFACTURED DOORS AND WINDOWS SHALL BE CERTIFIED AND LABELED INDICATED COMPLIANCE WITH THE APPROPRIATE INFILTRATION STANDARDS. CAULK PLUMBING AND ELECTRICAL PENETRATIONS, ALL WINDOW AND DOOR FRAMES, BETWEEN WALL SOLEPLATES AND FLOORS, AND ALL OTHER OPENINGS IN THE ENVELOPE. • ALL EXTERIOR OPENINGS (AND OPENINGS BETWEEN HEATED AND UNHEATED AREAS) SHALL BE PROPERLY WEATHER-STRIPPED, CERTIFIED AND LABELED.PROVIDE VINYL BEAD TYPE WEATHER STRIPPING AT THESE DOORS AND WINDOWS, ALL SIDES OF THE DOOR MUST BE WEATHERSTRIPPED, INCLUDING THE THRESHOLD. • CAULK AND SEAL OPENING IN BUILDING EXTERIOR 1/8" OR GREATER TO PREVENT AIR INFILTRATION. • WHERE REQUIRED, PROVIDE MINIMUM INSULATION OF R-13 AT EXTERIOR WALLS, AND R-30 IN ROOF AND CEILING AREAS. • PROVIDE WOOD BLOCKING AS REQUIRED AT ALL WALL BASE INSTALLATIONS. REFER TO DETAIL SHEETS FOR WALL BASE DETAILS. • PROVIDE ADDITIONAL PLYWOOD SHEATHING ON ALL WALLS TO RECEIVE PLYWOOD SHEAR -WALL SHEATHING TO COMPLETELY FLUSH OUT SUBSTRATE SURFACE(S). ADDITIONAL SHEATHING SHALL EXACTLY MATCH THE THICKNESS OF THE SHEAR -WALL SHEATHING REQUIRED. ADDITIONAL SHEATHING SHALL CONTINUE ALONG WALL UNTIL JUNCTION WITH A PERPENDICULAR WALL OR END OF WALL, OR AS DIRECTED BY DESIGNER. • SLOPE FRAMING OR PROVIDE DECKING/SUBSTRATE AS REQUIRED TO PROVIDE SLOPES AS INDICATED AND POSITIVE DRAINAGE TOWARDS DRAINS. • STUCCO OVER WOOD SHEATHING SHALL INCLUDE TWO LAYERS OF GRADE "D" BUILDING PAPER. • ALL WALL FRAMING SHALL BE 2X4 @ 16" O.C., MINIMUM, U.O.N. • ALL GYPSUM BOARD SHALL BE 5/8" THICK, TYPE "X", U.O.N. • ALL GYPSUM AND/OR PLASTER SURFACES SHALL BE SMOOTH, CONTINUOUS, FREE OF IMPERFECTIONS, AND WITH NO VISIBLE JOINTS, U.O.N. • SOUND PROOF ALL AREAS OF NEW CONSTRUCTION, INCLUDING ALL WALLS AND FLOORS AFFECTED BY RENOVATION. • PROVIDE COMBUSTION AIR FOR WATER HEATER W/I 12" FOR BOTTOM OF THE COMPARTMENT • ABS LINES TO BE PROVIDED FROM SINKS, SHOWERS, LAUNDRY, AND TUBS TO GREYWATWER TANK, NO KITCHENS AND BARS TO DRAIN TO GREYWATER LEGEND O EXISTING WALL 2X4 WALL 2X6 WALL OVERHEAD D.S. DOWNSPOUT Plan Legend 1/4" = 1'-0" W 7B ALL INDOOR WATER FIXTURES MUST INCORPORATE THE FIXTURE FLOW RATES OF SECTION 4.303 - SEE A0.2 FOR CAL GREEN NOTES WATER EFFECTIVE FLUSH VOLUME SHALL NOT CLOSET: EXCEED 1.28 GALLONS PER FLUSH. SHOWERHEAD SHALL HAVE A MAXIMUM FLOW RATE OF NOT MORE THAN 2.0 GALLONS PER MINUTE AT 80 PSI AND ASHALL BE CERTIFIED TO THE PERFORMANCE OF THE U.S. EPA WATERSENSE SPECIFICATION FOR SHOWERHEADS. SHALL HAVE A MAXIMUM FLOW RATE OF 1.5 LAVATORY GALLONS PER MINUTE AT 60PSI AND A FAUCET: MINIMUM FLOW RATE OF 0.8 GALLONS PER MINUTE AT 20 PSI. KITCHEN FAUCET: Plumbing Fixture Table 1/4" = 1'-0" SHALL HAVE A MAXIMUM FLOW RATE OF 2.2 GALLONS PER MINUTE AT 60 PSI GENERAL NOTES 1. DO NOT SCALE DRAWINGS. DIMENSIONS GOVERN. 2. ALL DIMENSIONS ARE TO FACE OF STRUCTURE (F.O.S.), UNLESS OTHERWISE NOTED. 3. ALL DIMENSIONS SHOULD BE VERIFIED ON SITE BEFORE PROCEEDING WITH THE WORK. 4. AS -BUILT CONDITIONS TO BE VERIFIED. 5. ANY INCONSISTENCIES OR UNFORESEEN CONDITIONS TO BE REVIEWED BY THE ARCHITECT PRIOR TO PROCEEDING WITH CONSTRUCTION. 6. DRAWINGS REPRESENT DESIGN INTENT ONLY - CONTRACTOR RESPONSIBLE FOR MEANS AND METHODS. 0/\ I architectural design & consulting 392 camino de estrella san Clemente, ca 92672 949 325 3001 phone 949 203 3339 fax foxlin,com web info@foxlin.com email BALBOA DUPLEX 1045 W Balboa Blvd Newport Beach, CA 92661 Client Pack Investment Group, LLC Agency Review Title Second Floor Plan Job # 9/29/17 Rev 02 - 2nd Coastal Submittal MG 9/06/17 Rev 01 - 1st Coastal Submittal MG Date Rev # - Reason for Issue �jb Title Second Floor Plan Job # 1718 Original Size 24 x 36 Date 10/24/2017 1:08:17 PM Revision # B Drawing # A-104 B) TRELLIS OVERHE/ (-1� Level - ; 1/4" = 1'-0" 2� Level 3 Area Plan 3/32" = V-0" • ALL DOORS AND WINDOWS DIMENSIONED TO CENTERLINE OF CLEAR OPENING. ALL NON -DIMENSIONED WINDOWS TO BE CENTERED IN THE CLEAR OPENING. WHERE LOCATION OF WINDOWS AND DOORS ARE NOT DIMENSIONED, THEY SHALL BE PLACED 3" FROM F.O. FINISH OF ADJACENT WALL AS INDICATED ON DRAWINGS. • ALL CASEWORK DIMENSIONS TO FACE OF FINISH. • ALL INSULATION MATERIALS SHALL BE CERTIFIED BY THE MANUFACTURER AS COMPLYING WITH THE CALIFORNIA QUALITY STANDARDS FOR INSULATION MATERIAL. DOORS AND WINDOWS BETWEEN CONDITIONED AND UNCONDITIONED SPACE SHALL BE FULL WEATHER-STRIPPED. • ALL DECK SURFACES SHALL BE SLOPED A MINIMUM OF 1/4" PER FOOT, U.O.N. • EXTERIOR DOORS ONLY TO OPEN OUTWARDS IF EXTERIOR DOOR LANDING IS NOT MORE THAN 0.5 LOWER THAN THE DOOR THRESHOLD. 1/4" = 1'-0" • MANUFACTURED DOORS AND WINDOWS SHALL BE CERTIFIED AND LABELED INDICATED COMPLIANCE WITH THE APPROPRIATE INFILTRATION STANDARDS. CAULK PLUMBING AND ELECTRICAL PENETRATIONS, ALL WINDOW AND DOOR FRAMES, BETWEEN WALL SOLEPLATES AND FLOORS, AND ALL OTHER OPENINGS IN THE ENVELOPE. • ALL EXTERIOR OPENINGS (AND OPENINGS BETWEEN HEATED AND UNHEATED AREAS) SHALL BE PROPERLY WEATHER-STRIPPED, CERTIFIED AND LABELED.PROVIDE VINYL BEAD TYPE WEATHER STRIPPING AT THESE DOORS AND WINDOWS, ALL SIDES OF THE DOOR MUST BE WEATHERSTRIPPED, INCLUDING THE THRESHOLD. • CAULK AND SEAL OPENING IN BUILDING EXTERIOR 1/8" OR GREATER TO PREVENT AIR INFILTRATION. • WHERE REQUIRED, PROVIDE MINIMUM INSULATION OF R-13 AT EXTERIOR WALLS, AND R-30 IN ROOF AND CEILING AREAS. I 62 SF • PROVIDE WOOD BLOCKING AS REQUIRED AT ALL WALL BASE INSTALLATIONS. REFER TO DETAIL SHEETS FOR WALL BASE DETAILS. • PROVIDE ADDITIONAL PLYWOOD SHEATHING ON ALL WALLS TO RECEIVE PLYWOOD SHEAR -WALL SHEATHING TO COMPLETELY FLUSH OUT SUBSTRATE SURFACE(S). ADDITIONAL SHEATHING SHALL EXACTLY MATCH THE THICKNESS OF THE SHEAR -WALL SHEATHING REQUIRED. ADDITIONAL SHEATHING SHALL CONTINUE ALONG WALL UNTIL JUNCTION WITH A PERPENDICULAR WALL OR END OF WALL, OR AS DIRECTED BY DESIGNER. • SLOPE FRAMING OR PROVIDE DECKING/SUBSTRATE AS REQUIRED TO PROVIDE SLOPES AS INDICATED AND POSITIVE DRAINAGE TOWARDS DRAINS. • STUCCO OVER WOOD SHEATHING SHALL INCLUDE TWO LAYERS OF GRADE "D" BUILDING PAPER. • ALL WALL FRAMING SHALL BE 2X4 @ 16" O.C., MINIMUM, U.O.N. • ALL GYPSUM BOARD SHALL BE 5/8" THICK, TYPE "X", U.O.N. • ALL GYPSUM AND/OR PLASTER SURFACES SHALL BE SMOOTH, CONTINUOUS, FREE OF IMPERFECTIONS, AND WITH NO VISIBLE JOINTS, U.O.N. • SOUND PROOF ALL AREAS OF NEW CONSTRUCTION, INCLUDING ALL WALLS AND FLOORS AFFECTED BY RENOVATION. • PROVIDE COMBUSTION AIR FOR WATER HEATER W/I 12" FOR BOTTOM OF THE COMPARTMENT • ABS LINES TO BE PROVIDED FROM SINKS, SHOWERS, LAUNDRY, AND TUBS TO GREYWATWER TANK, NO KITCHENS AND BARS TO DRAIN TO GREYWATER LEGEND D EXISTING WALL 2X4 WALL 2X6 WALL OVERHEAD D.S. DOWNSPOUT Plan Legend 1/4" = 1'-0" ALL INDOOR WATER FIXTURES MUST INCORPORATE THE FIXTURE FLOW RATES OF SECTION 4.303 - SEE A0.2 FOR CAL GREEN NOTES WATER EFFECTIVE FLUSH VOLUME SHALL NOT CLOSET: EXCEED 1.28 GALLONS PER FLUSH. SHOWERHEAD SHALL HAVE A MAXIMUM FLOW RATE OF NOT MORE THAN 2.0 GALLONS PER MINUTE AT 80 PSI AND ASHALL BE CERTIFIED TO THE PERFORMANCE OF THE U.S. EPA WATERSENSE SPECIFICATION FOR SHOWERHEADS. SHALL HAVE A MAXIMUM FLOW RATE OF 1.5 LAVATORY GALLONS PER MINUTE AT 60PSI AND A FAUCET: MINIMUM FLOW RATE OF 0.8 GALLONS PER MINUTE AT 20 PSI. KITCHEN SHALL HAVE A MAXIMUM FLOW RATE OF 2.2 FAUCET: GALLONS PER MINUTE AT 60 PSI i� Plumbing Fixture Table 1/4" = 1-0" GENERAL NOTES 1. DO NOT SCALE DRAWINGS. DIMENSIONS GOVERN. 2. ALL DIMENSIONS ARE TO FACE OF STRUCTURE (F.O.S.), UNLESS OTHERWISE NOTED. 3. ALL DIMENSIONS SHOULD BE VERIFIED ON SITE BEFORE PROCEEDING WITH THE WORK. 4. AS -BUILT CONDITIONS TO BE VERIFIED. 5. ANY INCONSISTENCIES OR UNFORESEEN CONDITIONS TO BE REVIEWED BY THE ARCHITECT PRIOR TO PROCEEDING WITH CONSTRUCTION. 6. DRAWINGS REPRESENT DESIGN INTENT ONLY - CONTRACTOR RESPONSIBLE FOR MEANS AND METHODS. O/\ I architectural design & consulting 392 camino de estrella san clemente, ca 92672 949 325 3001 phone 949 203 3339 fax foxlin,com web info@foxlin,com email BALBOA DUPLEX 1045 W Balboa Blvd Newport Beach, CA 92661 Client Pack Investment Group, LLC Agency Review TitleThirdFloor Plan Job # 9/29/17 Rev 02 - 2nd Coastal Submittal MG 9/06/17 Rev 01 - 1st Coastal Submittal MG Date Rev # - Reason for Issue ✓ by TitleThirdFloor Plan Job # 1718 Original Size 24 x 36 Date 10/24/2017 1:08:18 PM Revision # B Drawing # A-105 1 Roof Plan 1/4" = V-0" LEGEND O EXISTING WALL 2X4 WALL ® 2X6 WALL OVERHEAD D.S. DOWNSPOUT Plan Legend 1/4" = 1'-0" 1. ALL ROOFING MATERIALS SHALL MEET OR EXCEED "CLASS A" REQUIREMENTS. 2. ALL ROOF SURFACES SHALL BE SLOPED A MINIMUM OF 1/4" PER FOOT, UNLESS OTHERWISE NOTED. 3. PROVIDE SKYLIGHT CURBS AND SUPPORT AS REQUIRED BY MANUFACTURER, INCLUDING MINIMUM SLOPE REQUIREMENTS. 4. SLOPE FRAMING OR PROVIDE DECKING/SUBSTRATE AS REQUIRED TO PROVIDE SLOPES AS INDICATED AND POSITIVE DRAINAGE TOWARDS DRAINS. 1/4" = V-0" iA N ---- --- ---0 GENERAL NOTES 1. DO NOT SCALE DRAWINGS. DIMENSIONS GOVERN. 2. ALL DIMENSIONS ARE TO FACE OF STRUCTURE (F.O.S.), UNLESS OTHERWISE NOTED. 3. ALL DIMENSIONS SHOULD BE VERIFIED ON SITE BEFORE PROCEEDING WITH THE WORK. 4. AS -BUILT CONDITIONS TO BE VERIFIED. 5. ANY INCONSISTENCIES OR UNFORESEEN CONDITIONS TO BE REVIEWED BY THE ARCHITECT PRIOR TO PROCEEDING WITH CONSTRUCTION. 6. DRAWINGS REPRESENT DESIGN INTENT ONLY - CONTRACTOR RESPONSIBLE FOR MEANS AND METHODS. 0/\ I architectural design & consulting 392 camino de estrella san Clemente, ca 92672 949 325 3001 phone 949 203 3339 fax foxlin.com web infogfoxlin.com email BALBOA DUPLEX 1045 W Balboa Blvd Newport Beach, CA 92661 Client Pack Investment Group, LLC Agency Review Title Roof Plan Job =_ 9/29/17 Rev 02 - 2nd Coastal Submittal MG 9/06/17 Rev 01 - 1st Coastal Submittal MG Date Rev # - Reason for Issue �b Title Roof Plan Job =_ 1718 Original Size 24 x 36 Date 10/24/2017 1:08:19 PM Revision # B Drawing # A-106 I 2 West Elevation 1/4" = V-0" I PL I I I I E ly 16.24' FASL 13.74' FASL N CO North Elevation J 1/4" = 1'-0" �•i�0i •22:0 'rt0i. O• o�OF 0 / T 13.74' FASL 10.24' FASL PL MAX HEIGHT 39J4' FASL = 29' - 00" I 5'- 1 1/4" 32.24' FASL I I Level 29.24' FASL = 19'- 0" III I 23.24' FASL Level 2 19474' FASL = 9'- 6" 14.74' FASL I CO CD Cf) Level 1 FASL = 0' - 0" T HEIGHT HT A =29'-0. Level 3 =19'-0" Level 2 = 9'- 6" Level 1 = 0'-0" GENERAL NOTES 1. DO NOT SCALE DRAWINGS. DIMENSIONS GOVERN. 2. ALL DIMENSIONS ARE TO FACE OF STRUCTURE (F.O.S.), UNLESS OTHERWISE NOTED. 3. ALL DIMENSIONS SHOULD BE VERIFIED ON SITE BEFORE PROCEEDING WITH THE WORK. 4. AS -BUILT CONDITIONS TO BE VERIFIED. 5. ANY INCONSISTENCIES OR UNFORESEEN CONDITIONS TO BE REVIEWED BY THE ARCHITECT PRIOR TO PROCEEDING WITH CONSTRUCTION. 6. DRAWINGS REPRESENT DESIGN INTENT ONLY - CONTRACTOR RESPONSIBLE FOR MEANS AND METHODS. O/\ I architectural design & consulting 392 camino de estrella san Clemente, ca 92672 949 325 3001 phone 949 203 3339 fax foxlin.com web infogfoxlin.com email BALBOA DUPLEX 1045 W Balboa Blvd Newport Beach, CA 92661 Client Pack Investment Group, LLC Agency Review Title Elevations Job # 10/24/17 Rev 03 - 3rd Coastal MG 9/29/17 Rev 02 - 2nd Coastal Submittal MG 9/06/17 Rev 01 - 1st Coastal Submittal MG Date Rev # - Reason for Issue Vb Title Elevations Job # 1718 Original Size 24 x 36 Date 10/24/2017 1:08:20 PM Revision # C Drawing # A-201 C 0 0 I Q0 2. East Elevation J1/41' = 1'-0" South Elevation 1/41' = 1'-0" HEIGHT =29'-0" Level 3 = 19'-0" Level 2 = 9' - 6" Level 1 = 0'-0" MAX HEIGHT FASL = 29' - 0" Level 3 ' FASL = 19'- 0" Level 2 G' FASL = 9'-6" Level 1 G' FASL = 0'-0" GENERAL NOTES 1. DO NOT SCALE DRAWINGS. DIMENSIONS GOVERN. 2. ALL DIMENSIONS ARE TO FACE OF STRUCTURE (F.O.S.), UNLESS OTHERWISE NOTED. 3. ALL DIMENSIONS SHOULD BE VERIFIED ON SITE BEFORE PROCEEDING WITH THE WORK. 4. AS -BUILT CONDITIONS TO BE VERIFIED. 5. ANY INCONSISTENCIES OR UNFORESEEN CONDITIONS TO BE REVIEWED BY THE ARCHITECT PRIOR TO PROCEEDING WITH CONSTRUCTION. 6. DRAWINGS REPRESENT DESIGN INTENT ONLY - CONTRACTOR RESPONSIBLE FOR MEANS AND METHODS. O/\ I architectural design & consulting 392 camino de estrella san Clemente, ca 92672 949 325 3001 phone 949 203 3339 fax foxlin.com web infogfoxlin.com email BALBOA DUPLEX 1045 W Balboa Blvd Newport Beach, CA 92661 Client Pack Investment Group, LLC Agency Review Title Elevations Job # 10/24/17 Rev 03 - 3rd Coastal MG 9/29/17 Rev 02 - 2nd Coastal Submittal MG 9/06/17 Rev 01 - 1st Coastal Submittal MG Date Rev # - Reason for Issue Vb Title Elevations Job # 1718 Original Size 24 x 36 Date 10/24/2017 1:08:21 PM Revision # C Drawing # A-202 Section 2 1/4" = 1'-0" \"J OC nB An Section 1 1/4" = 1'-0" MAX HEIGHT n 59.24' FASL = 29' - 0" V _ _ Level 3 '9.24' FASL = 19' - 0" _ _ Level 2 1 19.74' FASL = 9'- 6" Level1 n 10.24' FASL = 0'- 0" .10 .91 1 -I II=I II=I II=I 11A I II II II I Section 3 1/4" = 1'-0" N 1 KITCHEN 2-202 ENTRY 2-101 1 MAX HEIGHT /1 39.24' FASL = 29'- 0" V _ _ Level 3 , 29.24' FASL = 19' - 0" , _ Level2 � 19.74' FASL --- 9' - 6- 6" �1 Level 1 /1 0" \_I --III III III—III—III--III—III—III—III—III— III=III=III=III=1 I=I II I=1 I=1 I=1 I=1 I I- =IIIIIIIIIIIIIIIIIIIIIIIIIIIIIII 4X HEIGHT iL=29'-0-0" v Level 3 )L= 19'-0" �_ _ Level 2 ,� SL= 9'-6" �, L WITH 0% OPEN ;TION _ER IUM T 2'0" _ Level1 SL= 0'-0" GENERAL NOTES 1. DO NOT SCALE DRAWINGS DIMENSIONS GOVERN. 2. ALL DIMENSIONS ARE TO FACE OF STRUCTURE (F.O.S.), UNLESS OTHERWISE NOTED. 3. ALL DIMENSIONS SHOULD BE VERIFIED ON SITE BEFORE PROCEEDING WITH THE WORK 4. AS -BUILT CONDITIONS TO BE VERIFIED. 5. ANY INCONSISTENCIES OR UNFORESEEN CONDITIONS TO BE REVIEWED BY THE ARCHITECT PRIOR TO PROCEEDING WITH CONSTRUCTION. 6. DRAWINGS REPRESENT DESIGN INTENT ONLY - CONTRACTOR RESPONSIBLE FOR MEANS AND METHODS. architectural I indesign s consulting 392 camino de estrella san clemente, ca 92672 949 325 3001 phone 949 203 3339 fax foxlin.com web infoOfoxlin.com email BALBOA DUPLEX 1045 W Balboa Blvd Newport Beach, CA 92661 Client Pack Investment Group, LLC Agency Review 9/29/17 1 Rev 02 - 2nd Coastal Submittal � 9/06/17 O IMG O Rev # - Reason for Issue ✓ by Revision # B Drawing # A-301 UE E -I II=I II=I II=I 11A I II II II I Section 3 1/4" = 1'-0" N 1 KITCHEN 2-202 ENTRY 2-101 1 MAX HEIGHT /1 39.24' FASL = 29'- 0" V _ _ Level 3 , 29.24' FASL = 19' - 0" , _ Level2 � 19.74' FASL --- 9' - 6- 6" �1 Level 1 /1 0" \_I --III III III—III—III--III—III—III—III—III— III=III=III=III=1 I=I II I=1 I=1 I=1 I=1 I I- =IIIIIIIIIIIIIIIIIIIIIIIIIIIIIII 4X HEIGHT iL=29'-0-0" v Level 3 )L= 19'-0" �_ _ Level 2 ,� SL= 9'-6" �, L WITH 0% OPEN ;TION _ER IUM T 2'0" _ Level1 SL= 0'-0" GENERAL NOTES 1. DO NOT SCALE DRAWINGS DIMENSIONS GOVERN. 2. ALL DIMENSIONS ARE TO FACE OF STRUCTURE (F.O.S.), UNLESS OTHERWISE NOTED. 3. ALL DIMENSIONS SHOULD BE VERIFIED ON SITE BEFORE PROCEEDING WITH THE WORK 4. AS -BUILT CONDITIONS TO BE VERIFIED. 5. ANY INCONSISTENCIES OR UNFORESEEN CONDITIONS TO BE REVIEWED BY THE ARCHITECT PRIOR TO PROCEEDING WITH CONSTRUCTION. 6. DRAWINGS REPRESENT DESIGN INTENT ONLY - CONTRACTOR RESPONSIBLE FOR MEANS AND METHODS. architectural I indesign s consulting 392 camino de estrella san clemente, ca 92672 949 325 3001 phone 949 203 3339 fax foxlin.com web infoOfoxlin.com email BALBOA DUPLEX 1045 W Balboa Blvd Newport Beach, CA 92661 Client Pack Investment Group, LLC Agency Review Title Building Sections Job # 9/29/17 1 Rev 02 - 2nd Coastal Submittal MG 9/06/17 IRev 01 - 1st Coastal Submittal IMG Date Rev # - Reason for Issue ✓ by Title Building Sections Job # 1718 Original Size 24 x 36 Date 10/24/2017 1:08:22 PM Revision # B Drawing # A-301 GENERAL NOTES 1. DO NOT SCALE DRAWINGS DIMENSIONS GOVERN. 2. ALL DIMENSIONS ARE TO FACE OF STRUCTURE (F.O.S.), UNLESS OTHERWISE NOTED. 3. ALL DIMENSIONS SHOULD BE VERIFIED ON SITE BEFORE PROCEEDING WITH THE WORK. 4. AS -BUILT CONDITIONS TO BE VERIFIED. 5. ANY INCONSISTENCIES OR UNFORESEEN CONDITIONS TO BE REVIEWED BY THE ARCHITECT PRIOR TO PROCEEDING WITH CONSTRUCTION. 6. DRAWINGS REPRESENT DESIGN INTENT ONLY - CONTRACTOR RESPONSIBLE FOR MEANS AND METHODS. O/\ I architectural design & consulting 392 camino de estrella san Clemente, ca 92672 949 325 3001 phone 949 203 3339 fax foxlin.com web infogfoxlin.com email BALBOA DUPLEX 1045 W Balboa Blvd Newport Beach, CA 92661 Client Pack Investment Group, LLC Agency Review 7E7A 9/29/17 O MG O 4 3 O 1n Rev # - Reason for Issue Vb Revision # B Drawing # A-302 2 3 2 A-301 A-301 A-302 - – – – – MAX H29GHI I r 39.24' FASL o OUTDOOR DECK 1 it P N iv 2-302 1 00 . io – – – co Level �1 29.24' FASL = 19 - 0" v 1 o m F77V 1 r io io CO KITCH / / C° DINING `° CLO BATH MASTER BED co co 00 1-203 X bo 2-201 ao 2-209 2-20 2-207 ' �NilLi \ _ I L_� I L 9' - 62 19.7ASL 4' F CLO 11D ENTRY BED 1 BATH _ N a, 00 1-103 - 02 1 1-10T\ 1-107 LO 00 oo r 4 � III _—I —� � III �—III III III III III —� � III III � III III III III III III III III �� I III III III III III III III III III I III _ _ � III � III III � I �II III III -- III III III III III III III III III III III III III III III I ILII IIIIII�III�II� � �� III � III III III III III III III III I I FIII III III III III Level 1 10 .24' FASL = 0'- 0" I�I�I � III III 1 Section 5 -III -III -III 1/4" = 1'-0" Q 1 1 A-302 A-301 – MAX HEIGHT 39.24' FASL = 29' - 0" O 1 N O M O 0 1 ih LLr Level M 9.24' FASL = 19'- 00" v 1 io CO – DINING KITCHEN (o °' 2-201 2-202 o _ _ N _ N Level2 %19.74' FASL = 9' - 6" b) G GE 2 I I I -III � I I � I I -7:119 IIII III _24'FASL=LO'e10" � I III IIIIIII I I I I II I II I I�I I I -III I IIII-III IIIIIIIIIIIII IIIIIIIIIIII-III- n ` IIIIIIIIIIIIIII Section 8 IIIIIIII111IIIIIIIIIIIIIIIIIIIIIILIII 1/4" = 1'-0" GENERAL NOTES 1. DO NOT SCALE DRAWINGS DIMENSIONS GOVERN. 2. ALL DIMENSIONS ARE TO FACE OF STRUCTURE (F.O.S.), UNLESS OTHERWISE NOTED. 3. ALL DIMENSIONS SHOULD BE VERIFIED ON SITE BEFORE PROCEEDING WITH THE WORK. 4. AS -BUILT CONDITIONS TO BE VERIFIED. 5. ANY INCONSISTENCIES OR UNFORESEEN CONDITIONS TO BE REVIEWED BY THE ARCHITECT PRIOR TO PROCEEDING WITH CONSTRUCTION. 6. DRAWINGS REPRESENT DESIGN INTENT ONLY - CONTRACTOR RESPONSIBLE FOR MEANS AND METHODS. O/\ I architectural design & consulting 392 camino de estrella san Clemente, ca 92672 949 325 3001 phone 949 203 3339 fax foxlin.com web infogfoxlin.com email BALBOA DUPLEX 1045 W Balboa Blvd Newport Beach, CA 92661 Client Pack Investment Group, LLC Agency Review Title Building Sections Job # 9/29/17 Rev 02 - 2nd Coastal Submittal MG 9/06/17 IRev 01 - 1st Coastal Submittal MG Date Rev # - Reason for Issue Vb Title Building Sections Job # 1718 Original Size 24 x 36 Date 10/24/2017 1:08:23 PM Revision # B Drawing # A-302