HomeMy WebLinkAbout02_7302 West Ocean Front Coastal Development Permit_PA2017-121CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
7302 West Ocean Front CDP (PA2017-121)
SUBJECT: Coastal Development Permit No. CD2017-056
SITE LOCATION: 7302 West Ocean Front
APPLICANT: Pacific Coast Architects
OWNER: Doug Pertz
November 16, 2017
Agenda Item No. 2
PLANNER: Liz Westmoreland, Assistant Planner
949-644-3234, Iwestmore Iandannewoortbeachca.aov
GENERAL PLAN/ZONING DISTRICT
• General Plan: RT (Two -Unit Residential)
• Zoning District : R-2 (Two -Unit Residential)
• Coastal Land Use Category: RT -E (Two Unit Residential 30.0 -39.9 DU/AC)
• Coastal Zoning District: R-2 (Two -Unit Residential)
PROJECT SUMMARY
A Coastal Development Permit (CDP) to demolish an existing two-story single-family
residence and construct a new 3 -story, 2,692 -square -foot, single-family residence with a
417 -square -foot 2 -car garage. The proposed residence complies with all applicable
development standards including height, setbacks, and floor area limits. No deviations
are requested.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures), because it has no potential to have a significant effect on the
environment;
3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. CD2017-056 (Attachment No. ZA 1).
08/17/2017
7302 West Ocean Front CDP
Zoning Administrator, November 16, 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 expected future development consistent with applicable development
standards.
• The proposed single-family dwelling and accessory structures conform to all
applicable development standards, including floor area limit, setbacks, height, and
off-street parking as evidenced by the project plans and illustrated in Table 1 below.
• The development fronts the Pacific Ocean, but is separated from the shoreline by
a large public beach. The project site is not protected by a bulkhead.
• A Coastal Hazard and Sea Level Rise Analysis was prepared by William Simpson
& Associates, Inc. dated May 9, 2017 for the project. The report concludes that
even if some waters reach the site, they will not cause erosion and/or damage
because of their relatively low velocity. Additionally, the report concludes that rise
in future groundwater elevation and sea level rise will not adversely impact the
Tmplr 10/10/17
Table 1 — Development Standards
Development Standard
Standard
Proposed
Setbacks min.
Front
5 feet
5 feet
Sides
3 feet
3 feet
Rear
5 feet
5 feet
Allowable Floor Area
3,120 square feet
3,107 square feet
Allowable 3rd Floor Area
312 square feet
311 square feet
Open Space
234 square feet
234 square feet
Parkin
2 -car garage
2 -car garage
Height
24 feet flat roof
29 feet sloped roof
24 feet flat roof
29 feet sloped roof
• The development fronts the Pacific Ocean, but is separated from the shoreline by
a large public beach. The project site is not protected by a bulkhead.
• A Coastal Hazard and Sea Level Rise Analysis was prepared by William Simpson
& Associates, Inc. dated May 9, 2017 for the project. The report concludes that
even if some waters reach the site, they will not cause erosion and/or damage
because of their relatively low velocity. Additionally, the report concludes that rise
in future groundwater elevation and sea level rise will not adversely impact the
Tmplr 10/10/17
7302 West Ocean Front CDP
Zoning Administrator, November 16, 2017
Page 3
structure over its economic life (75 years). The need for a shoreline -protective
device is not anticipated over the life of the proposed development.
• The finish floor elevation of the proposed dwelling is 13.25 MSL (NAVD 88), which
complies with the minimum 9.00 MSL (NAVD88) elevation standard.
• Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property ownerwill be required
to enter into an agreement with the City waiving any potential right to protection to
address situations in the future in which the development is threatened with damage
or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The
property owner will also be required to acknowledge any hazards present at the site
and unconditionally waive any claim to damage or liability against the decision
authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are
included as conditions of approval that will need to be satisfied prior to the issuance
of building permits for construction.
• The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code
(CBC) and Building Division standards and policies. Geotechnical investigations
specifically addressing liquefaction are required to be reviewed and approved prior
to the issuance of building permits. Permit issuance is also contingent on the
inclusion of design mitigation identified in the investigations. Construction plans are
reviewed for compliance with approved investigations and CBC prior to building
permit issuance.
Water Quality
• The property is not located within 100 feet of coastal waters. 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
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. Vertical access to the bay front is
available approximately 35 feet southeast of the site along Sonora Street. Lateral
Access is available via a large public beach fronting the subject property.
This CDP does not include a request to add or alter any new or existing
improvements, including landscaping, on State tidelands or public beaches. The
existing improvements on the adjacent public right of way were allowed in
TmpIC 10/10/17
3
7302 West Ocean Front CDP
Zoning Administrator, November 16, 2017
Page 4
accordance with an encroachment agreement and encroachment permit between
the property owner and the City. Any proposed alteration to the existing
improvements would require City approval and may require approval of a CDP.
• The closest Public View Point is located in Newport Shores, more than 2,500 feet
from the property. The proposed residence is not located near Coastal View
Roads, as designated in the Coastal Land Use Plan. The nearest Coastal View
Road (segment) is on West Coast Highway north of the subject property. Due to
the distance of the proposed development from the public viewpoint and the
project's compliance with height, setbacks, the project will not impact coastal
views.
ENVIRONMENTAL REVIEW
This project is 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, California Code of Regulations, Title 14, Chapter 3, because it has no
potential to have a significant effect on the environment.
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 3,107 -square -
foot single-family residence.
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.
Tmpl[: 10/10/17
.y.
Prepared by:
Liz estmoreland, Assistant Planner
GBRllaw
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
Pmplt: 10/10/17
7302 West Ocean Front CDP
Zoning Administrator, November 16, 2017
Page 5
5
Attachment No. ZA 1
Draft Resolution
08/17/2017
RESOLUTION NO. ZA2017-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2017-056 TO DEMOLISH AN
EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A
NEW SINGLE-FAMILY RESIDENCE AND ATTACHED 2 -CAR
GARAGE LOCATED AT 7302 WEST OCEAN FRONT (PA2017-
121)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was fled by Pacific Coast Architects, with respect to property located at
7302 West Ocean Front, requesting approval of a coastal development permit.
2. The lot at 7302 West Ocean Front is legally described as Lot 2, Block M of the Seashore
Colony Tract.
3. The applicant requests a Coastal Development Permit (CDP) to demolish an existing
two-story single-family residence and construct a new 3 -story, 2,692 square foot, single-
family residence with a 417 -square -foot 2 -car garage. The design includes hardscape,
walls, and drainage facilities. The project complies with all applicable development
standards and no deviations are requested.
4. The subject property is designated RT (Two -Unit Residential) by the General Plan Land
Use Element and is located within the R-2 (Two -Unit Residential) Zoning District.
5. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Two Unit Residential 30.0 -39.9 DU/AC (RT -E) and it is located within the Two -
Unit Residential (R-2) Coastal Zone District.
6. A public hearing was held on November 16, 2017, in the Corona del Mar Conference
Room (Bay E-1 st 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), because it has no potential to have a significant effect
on the environment.
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Zoning Administrator Resolution No. #l#
Paqe 2 of 7
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 2,692 -square -
foot single-family residence and attached 417 -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 3,120 square feet and the proposed floor area
is 3,107 square feet.
b. The proposed development provides the minimum required setbacks, which are 5
feet along the front property line abutting the public beach, 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 (13.18 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 a public beach. The project site is not protected by a bulkhead.
The finished floor elevation of the proposed dwelling is 13.25 MSL (NAVD 88), which
complies with the minimum 9.00 MSL (NAVD88) elevation standard.
4. A Coastal Hazard and Sea Level Rise Analysis was prepared by William Simpson &
Associates, Inc. dated May 9, 2017 for the project. The report concludes that even if
some waters reach the site, they will not cause erosion and/or damage because of their
08-15-2017
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Zoning Administrator Resolution No. ####
Paqe 3 of 7
relatively low velocity. Additionally, the report concludes that rise in future groundwater
elevation and sea level rise will not adversely impact the structure over its economic life
(75 years). The need for a shoreline protective device is not anticipated over the life of
the proposed development.
5. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to
enter into an agreement with the City waiving any potential right to protection to address
situations in the future in which the development is threatened with damage or destruction
by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also
be required to acknowledge any hazards present at the site and unconditionally waive any
claim to damage or liability against the decision authority, consistent with NBMC Section
21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need
to be satisfied prior to the issuance of building permits for construction.
6. 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.
7. The property is not located within 100 feet of coastal waters. 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.
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:
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 or use the coast
and nearby recreational facilities. Vertical access to the bay front is available
approximately 35 feet southeast of the site along Sonora Street. Lateral Access is
available via a large public beach fronting the subject property.
2. The proposed project is located entirely on private property and there will be no reduction
in on -street parking spaces.
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Zoning Administrator Resolution No. ####
Paqe 4 of 7
3. This CDP does not include a request to add or alter any new or existing improvements,
including landscaping, on State tidelands or public beaches. The existing improvements
on the adjacent public right-of-way were allowed in accordance with an encroachment
agreement and encroachment permit between the property owner and the City. Any
proposed alteration to the existing improvements would require City approval and may
require approval of a CDP.
4. Pursuant to the Coastal Land Use Plan, the nearest Public View Point is located in
Newport Shores, more than 2,500 feet from the property. The nearest Coastal View
Road (segment) is on West Coast Highway north of the subject property. Due to the
distance of the proposed development from the public viewpoint and the project's
compliance with height, setbacks, the project will not impact coastal views.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2017-056, 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
08-15-2017
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Zoning Administrator Resolution No. ####
Page 5 of 7
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. Prior to the issuance of a building permit, an agreement in a form approved by the City
Attorney between the property owner and the City shall be executed and recorded
waiving rights to the construction of future shoreline protection devices to address the
threat of damage or destruction from waves, erosion, storm conditions, landslides,
seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the
property, or development of the property, today or in the future. The agreement shall be
binding against the property owners and successors and assigns.
3. Prior to the issuance of a building permit, the property owner shall submit a notarized
signed letter acknowledging all hazards present at the site, assuming the risk of injury
or damage from such hazards, unconditionally waiving any claims of damage against
the City from such hazards, and to indemnify and hold harmless City, its City Council, its
boards and commissions, officials, officers, employees, and agents from and against any
and all claims, demands, obligations, damages, actions, causes of action, suits, losses,
judgments, fines, penalties, liabilities, costs and expenses (including without limitation,
attorney's fees, disbursements and court costs) of every kind and nature whatsoever which
may arise from or in any manner relate (directly or indirectly) to City's approval of
development.
4. This approval does not authorize any new or existing improvements (including
landscaping) on State tidelands, public beaches, or the public right-of-way.
5. The existing improvements on the adjacent public right-of-way were allowed in accordance
with an encroachment agreement and encroachment permit between the property owner
and the City. Any proposed alteration to the existing improvements requires City approval
and may require approval of a Coastal Development Permit.
6. 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.
7. Best Management Practices (BMP's) and Good Housekeeping Practices (GHP's) shall
be implemented prior to and throughout the duration of construction activity as
designated in Drainage and Erosion Plans.
8. 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
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Zoning Administrator Resolution No. ####
Paqe 6 of 7
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.
9. 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.
10. 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.
11. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new Coastal Development Permit.
12. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
13. 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.
14. 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.
15. 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.
16. 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.
17. Prior to the issuance of building permits, the applicant shall submit a final landscape and
irrigation plan if any landscaping is proposed. 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.
18. 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.
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Zoning Administrator Resolution No. #ON
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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.
19. Prior to the issuance of building permits, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
20. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by the current
property owner or agent.
21. This Coastal Development Permit No. CD2017-056 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.
22. 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 including, but not limited to, Coastal Development Permit No. CD2017-056
(PA2017-121). 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
i3
Attachment No. ZA 2
Vicinity Map
08/17/2017
14
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VICINITY MAP
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Subject Property
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pp..��ti c
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Coastal Development Permit No. CD2017-056
PA2017-121
7302 West Ocean Front
Iq
08/17/2017
15
Attachment No. ZA 3
Project Plans
08/17/2017
10
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SITE GRADING DRAINAGE PLAN
51TE PLAN APN 045-022-27
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PROJECT LOCATION:
1302 W. OCEAN FRONT
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CONTINUOUS
INT
INTERIOR
T 4 B
TOP 4 BOTTOM
CONTRS
CONTRACTORS
INV
INVERT
T 4 G
TONGUE 4GROOVE
COL
COLUMN
JST
JOIST
TO;
TOP OF CURB
C.T.
CERAMIC TILE
JT
JOINT
TEL, TELE
TELEPHONE
CTR
COUNTER
KIT
KITCHEN
TEMP
TEMPORARY
CTSK
COUNTERSINK
L
LENGTH
TN
TOE NAIL
CW
COLD WATER
LAM
LAMINATED
TOC
TOP OF CONLF£RE
DBL
DOUBLE
LAV
LAVATORY
TOP
TOP OF FOOTING
DET, DTL
DETAIL
LG
LONG
TOS
TOP OF STEEL, TOP OF SLAB
DF.
DRINKING FOUNTAN
LIN. FT.
LINEAR FOOT
TOW, TW
TOP OF WALL
DH
DOUBLE HUNG
LINOL
LINOLEUM
TP
TOP PLATE
DIA
DIAMETER
LT
LIGHT
TS
TOP OF SLAB, TUBE STEEL
DIM
DIMENSION
LT. WT.
LIGHT WEIGHT
TYP
TYPICAL
DN
DOWN
MANUF, MFGR
MANUFACTURER
VENT
VENTING
DP
DEEP
MATL
MATERIAL
VER VERT
VERTICAL
DRW3
DRAWING
MAX
MAXIMUM
VT
VINYL TILE
EN
END NAILING
MB
MACHINE BOLT
VTR
VENT THRI ROOF
EA
EACH
MEC44
MECHANICAL
U.N.O.
INI.ESS NOTED OTIMISE
EF
EACH PACE
MET, MTL
METAL
W
WIDE, WIDTH
ELEC
ELECTRICAL
MIN
MINIMUM
WC
WATER CLOSER
ELEv
ELEVATION
(N)
NEW
WD
wow
EQ
EQUAL
NA
NOT APPLICABLE
WH
WATER HEATER
EQUIP
EQUIPMENT
NAP
NOT A PART
WI
WROUGHT IRON
ES
EACH SIDE
NAT
NATURAL
WR
WEATHER RESISTANT
EXIST
EXISTING
NIG
NOT IN CONTRACT
WS
WEATHER STRIP
EXP. JT.
EXPANSION JOINT
WT
WEIGHT
(E)
EXISTING
WLM
WELDED WIFE MESH
5YM5OLS:
NOTE: FOR DRAWINGS WITH SYM50LS NOT SHOWN
HERE, REFER TO LEGEND ON SAME SHEET.
INTERIORS KEY
DETAIL REFERENCE
eDETAIL NUMBER
5 SHEET NUMBER
DETAIL INFERENCE, CUT 7HRU
A SPECIFIC AREA, VIEW DOWN
- DETAIL REFERENCE, VIEW
OF AREA FROM THIS SIDE
DETAIL REFERENCE:,
At THIS LOCATION
BUILDING SECTION
SECTION DESIGNATION
2 SHEET NUMBER
® WINDOW SYMBOL
OI DOOR SYMBOL
[2 NOTE REFERENCE SYMBOL
(E) EXISTING
SITE PLAN LEGEND:
_ (N) RESIDENCE
• AREA OF (N) HARDSCAPE
D = (E) SITE WALL TO REMAIN, 6'-0" MAX. HT.
❑ SITE PLAN NOTES:
I. THIS DIMENSION 18 OUTSIDE FACE OF STUD TO
PROPERTY LINE.
2. (N) ELEC. METER
3. (N) GAS METER
4. THIS EXISTING GRADE IS AVERAGED W/ ALL CORNERS
TO DETERMINE THE 13.18' GRADE FOR MEASURING HEIGHT OF
PRINCIPAL STRUCTURE INBMC, SEG. 2030.050).
A (3:��1S4�f�1 HOME
THE PERT RE IDE NLI M
__IONT
7302 Wo 0 E A N F 'no
LE -3) E A C H C A 0 9 2 6:11 8� 3
NEWPOmDT FD
DEFERRED 5U5MITTALS:
(DEFERRED SUBMITTALS t0 BE REVIEWED BY THE
PROJECT ARCHITECT OR ENGINEER OF RECORD AND
CERTIFIED PRIOR TO SUBMITTAL FOR PLAN CHECK OR
APPROVAL BY THE CITY)
1. FIRE SPRINKLER PLANS ARE REQUIRED TO BE
SUBMITTED TO NBFD. OBTAIN FIRE SPRINKLER PERMIT
PRIOR TO CALLING FOR ROOF SHTG. INSPECTION.
2. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC
EQUIPMENT PER ARI STD, 215, SOUND LEVEL NOT t0
EXCEED 50 DBA, (55 DBA WITH TIMER, 65 DBA WITH
TIMER AND NEIGHBOR'S CONSENT), PER SECTION
10.26.045 OF THE NEMC. LOCATION MEASUREMENT TO BE
AT ADJACENT PROPERTY PATIO OR OPENING. THIS ITEM
IS TO BE DEFERRED.
3. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND
OTHER FREESTANDING STRUCTURE REQUIRE SEPERATE
REVIEWS AND PERMITS.
GENERAL NOTES.
1. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT
OF WAY, AN APPROVED ENCROACHMENT PERMIT IS
REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE
PUBLIC RIGHT OF WAY.
2, A PUBLIC WORKS DEPT. ENCROACHMENT PERMIT
INSPECTION IS REQUIRED BEFORE THE BUILDING DEPT.
PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC
WORKS DEPT. INSPECTION, IF ANY OF THE EXISTING
PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS
DAMAGED, NEW CONCRETE SIDEWALK, CURB AND
GUTTER, AND ALLEY/STREET PAVEMENT WILL BE
REQUIRED AND 10090 PAID BY THE OWNER SAID
DETERMINATION AND THE EXTENT OF THE REPAIR WORK
SHALL BE MADE AT THE DISCRETION OF THE PUBLIC
WORKS INSPECTOR
3. 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.
4. SURVEYOR OR ENGINEER SHALL PERMANENTLY
MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE
STARTING GRADING.
5. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF
NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF
THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS,
CONDITIONS AND RESTRICTIONS WHICH MAY BE
RECORDED AGAINST THE PROPERTY OR TO OBTAIN
PLANS. YOU SHOULD CONTACT YOUR COMMUNITY
ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY
CONSTRUCTION AUTHORIZED BY THIS PERMIT.
6. A CAL -OSHA PERMIT 18 REQUIRED FOR EXCAVATIONS
DEEPER THAN 5' AND FOR SHORING AND
UNDERPINNING.
1. 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
FRONT SETBACK AREA.
8. THE COVERED ROOF DECK MUST REMAIN OPEN ON ONE
SIDE AS SHOWN ON PLAN AND IS NOT ALLOWED TO BE
ENCLOSED.
PROJECT DESCRIPTION:
DEMOLISH EXISTING TWO STORY SINGLE FAMILY
RESIDENCE AND CONSTRUCT A NEW THREE STORY
SINGLE FAMILY RESIDENCE WITH MISCELLANEOUS
SITE IMPROVEMENTS PER PLANS.
PROJECT DIRECTORY:
ARCHITECT: 2600
COAST ARCHITECTS
2600 NEWPORT BLVD., SUITE 114
NEWPORT BEACH, CA 92663
(949) 615-9468
ATTN: PHIL EDMONDSON
SURVEY: SOUTH COAST SURVEYING
3214 CLAT STREET
NEWPORT BEACH, CA 92663
(949) 631-8840
HENRY SCHNEPF
GEOTECHNICAL: EGA CONSULTANTS
315-C MONTE VISTA AVE.
COSTA MESA, CA. 92621
(949) 642-9309
DAVID WORTHINGTON
PROJECT DATA;
APN: 045-022-21
OCCUPANCY TYPE: R-3
BUILDING TYPE: St
FIRE SPRINKLERED (PER NFP,4 13D) YES
ZONE Rt TWO UNIT RESIDENTIAL
FRONT SETBACK 5'-0"
SIDE YARD SETBACK 3'-0"
REAR SETBACK 5'-0"
HEIGHT LIMIT
LOT AREA 2,250 S.F.
BUILDABLE ARE, BUILDABLE)* 1,560 S.F.
MAX. ALLOWABLE S.F. (2x BUILDABLE) 3,120 S.F.
MAX. ALLOWABLE 3rd FLIP, S.F. (20% OF BUILDABLE) 312 S.F.
MIN. REQD. OPEN SPACE S.F. (15% OF BUILDABLE) 234 SF.
* BASED ON EXACTLY 30'-0" WIDE LOT
PER N.B. PLANNING DEPT.
PROPOSED FLOOR AREA:
FIRST FLOOR AREA (CONDITIONED) 860 S.F.
SECOND FLOOR AREA (CONDITIONED) 1,521 S.F.
THIRD FLOOR AREA (CONDITIONED) 311 S.F.
TOTAL CONDITIONED 2092 SF.
GARAGE AREA (NON -CONDITIONED) 415 SF.
TOTAL GROSS AREA 3,101 SF.
OPEN SPACE PROVIDED 2348 S.F.
BEDROOM COUNT 5
MISC. AREAS:
COVERED PATIO AREA 141 S.F.
NORTH BALCONY AREA 360 S.F.
SOUTH BALCONY AREA 811 SF.
LIST OF DRAWINGS:
1. TITLE/DATA SHEET E SITE PLAN
2. TOPOGRAPHIC SURVEY
3. SITE GRADING d DRAINAGE PLAN W/ NOTES 4 DETAILS
4. SITE EROSION CONTROL PLAN W/ NOTES 4 DETAILS
5. FLOOR PLANS
6. ROOF PLAN E AREA CALCULATIONS
1. EXTERIOR ELEVATIONS
6. BUILDING SECTIONS
NO. C015423
REN. 12-31-I1
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DECEMBER 20t8 SEASHORE COLONY TRACT
7302 W. OCEANFRONT NEWPORT BEACH CA.
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30 OCT. 201-1
PACIFIC COAST
ARCHITECTS
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2600 NEWPORT
BLVD. SUITE 114
NEWPORT BEACH,
CA. 92663
(949) 675-9468
12
GENERAL GRADING 6FEC IF ICAT I ONS
I.
ALL WORK SHALL CONFORM TO
2.
ER05ION CONTROL DEVICES SHALL
RETAINED ON SITE USING STRUCTURAL
PLACING OF THE FILL
DRAINAGE CONTROLS TO THE
READILY TRANSMIT WATER IF
MAXIMUM EXTENT PRACTICABLE.
CHAPTER 15 OF THE NEWPORT BEACH
BE AVAILABLE ON S1TE BETWEEN
2. STOCKPILES OF SOIL SHALL BE
CONTAIN A HAZARDOUS SUBSTANCE
PROPERLY CONTAINED TO MINIMIZE
CONSIDERED NECESSARY BY THE
SEDIMENT TRANSPORT FROM THE SITE
MUNICIPLE CODE (NBMC), THE
TO STREETS, DRAINAGE FACILITIES
OCTOBER 15 AND MAY 15.
4.
FILLS SHALL BE KEYED OR BENCHED
RUNOFF, VEHICLE TRACKING, OR WIND.B.
ENGINEERING GEOLOGIST AND SOILS
3.
PROJECT SOILS REPORT AND
3. CONSTRUCTION RELATED MATERIALS,
CEMENT PRODUCTS, SOLID OR LIQUID
WASTES, SPILLS, OR RESIDUES SHALL
INTO COMPETENT MATERIAL.
BE RETAINED ON SITE TO MINIMIZE
ENGINEER, A COMPACTED FILL
TRANSPORT FROM THE SITE TO
SPECIAL REQUIREMENTS OF THE
3.
BETWEEN OCTOBER 15 AND MAY 15,
ADJOINING PROPERTY BY WIND OR
ASBESTOS FIBERS, PAINT FLAKES OR
RUNOFF.
BLANKET WILL BE PLACED.
4. RUNOFF FROM EQUIPMENT AND
PERMIT.
VEHICLE WASHING SHALL BE
EROSION CONTROL MEASURES SHALL
5.
ALL EXISTING FILLS SHALL BE
UNLESS TREATED TO REMOVE
FLOATABLE WASTES: WASTES FROM
SEDIMENT AND OTHER POLLUTANTS.
ANY ENGINE/EQUIPMENT STEAM
BE IN PLACE AT THE END OF EACH
5. ALL CONSTRUCTION CONTRACTOR
APPROVED BY THE SOILS ENGINEER
15.
THE ENGINEERING GEOLOGIST SHALL
2.
DUST SHALL BE CONTROLLED BY
REQUIRED BEST MANAGEMENT 9.
WORKING DAY WHENEVER THE
PRACTICES AND GOOD
OR REMOVED BEFORE ANY
HOUSEKEEPING MEASURES FOR THE
PERFORM PERIODIC INSPECTIONS
PROJECT SITE AND ANY ASSOCIATED
WATERING AND/OR DUST PALLIATIVE.
CONSTRUCTION STAGING AREAS.
FIVE-DAY PROBABILITY OF RAIN
ND OF EACH AY OF
b. AT THED
E E
ADDITIONAL FILLS ARE ADDED.
CONSTRUCTION AGITvITY ALL
DURING GRADING.
3.
SANITARY FACILITIES SHALL BE
MATERIALS SHALL BE COLLECTED
EXCEEDS 30 PERCENT. DURING THE
REMINDER OF THE YEAR, THEY SHALL
6.
ANY EXISTING IRRIGATION LINES AND
16.
NOTIFICATION OF NONCOMPLIANCE: IF,
1. CONSTRUCTION SITES SHALL BE
MAINTAINED ON THE SITE DURING THE
MAINTAINED IN SUCH A CONDITION
BE IN PLACE AT THE END OF THE
THAT UNANTICIPATED STORM DOES
CISTERNS SHALL BE REMOVED OR
NOT CARRY WASTES OR POLLUTANTS
IN THE COARSE OF FULFILLING THEIR
OFF THE SITE. DISCHARGES OF
CONSTRUCTION PERIOD.WORKING
MATERIAL OTHER THAN
DAY, WHENEVER THE DAILY
STORM-WATERARE ALLOWED ONLY
CRUSHED IN PLACE AND BACKFILLED
WHEN NECESSARY FOR
RESPONSIBILITY, THE CIVIL ENGINEER,
PERFORMANCE AND COMPLETION OF
QUALITY CONTROL BOARD.
RAINFALL PROBABILITY EXCEEDS 50
AND APPROVED BY THE SOILS
THE SOILS ENGINEER, THE
4.
WORK HOURS ARE LIMITED FROM
PERCENt.
ENGINEER.
ENGINEERING GEOLOGIST OR THE
AM TO 6:30 PM MONDAY THROUGHH
TESTING AGENCY FINDS THAT THE
FRIDAY, 8:00 AM 70 6:00 PM
4.
LANDSCAPING PLANS SHALL BE
-1.
THE ENGINEERING GEOLOGIST AND
WORK IS NOT BEING DONE IN
SATURDAYS, AND NO WORK ON
SUBMITTED FOR APPROVAL, WORK
SOILS ENGINEER SHALL, AFTER
CONFORMANCE WITH THE APPROVED
SUNDAYS AND HOLIDAYS PERCLEARING
COMPLETED AND A CERTIFICATE OF
AND PRIOR TO THE
GRADING PLANS, THE DISCREPANCIES
SECTION 10-28 OF THE NBMC.
CONFORMANCE RECEIVED BY THE
PLACEMENT FILL IN CANYONS,
SHALL BE REPORTED IMMEDIATELY
CITY GRADING ENGINEER PRIOR TO
H
INSPECT EACH CANYON FOR AREAS
IN WRITING TO THE PERSON IN
5.
NOISE, EXCAVATION, DELIVERY AND
CLOSURE OF PERMIT, UNLESS WAIVED
OF ADVERSE STABILITY AND
CHARGE OF THE GRADING WORK AND
REMOVAL SHALL BE CONTROLLED
BY THE CITY GRADING ENGINEER
DETERMINE THE PRESENCE OF, OR
TO THE CITY GRADING ENGINEER
PER SECTION 10-28 OF THE NBMC.
POSSIBILITY OF FUTURE
RECOMMENDATIONS FOR CORRECTIVE
6.
THE STAMPED SET OF APPROVED
5.
TEMPORARY DE51LTING BASINS, WHEN
ACCUMULATION OF, SUBSURFACE
WATER OR SPRING FLOW. IF NEEDED,
MEASURES, IF NECESSARY, SHALL BE
PLANS SHALL BE ON THE JOB SITE
REQUIRED, SHALL BE INSTALLED AND
MAINTAINED FOR THE DURATION OF
DRAINS WILL BE DESIGNED AND
SUBMITTED TO THE CITY GRADING
AT ALL TIMES.
THE PROJECT
CONSTRUCTED PRIOR TO THE
ENGINEER FOR APPROVAL.
1.
PERMITTEE AND CONTRACTOR ARE
PLACEMENT OF FILL IN EACH
DOCUMENTATION:
RESPONSIBLE FOR LOCATING AND
REQUIRED INSPECTIONS:
RESPECTIVE CANYON.
PROTECTING UTILITIES.
I.
A PRE -GRADING MEETING SHALL BE
8.
THE EXACT LOCATION OF SUBDRAINS
I.
AN AS -BUILT GRADING PLAN SHALL
BE PREPARED BY THE CIVIL
8.
APPROVED DRAINAGE PROVISIONS
SCHEDULED 48 HOURS PRIOR TO
SHALL BE SURVEYED IN THE FIELD
ENGINEER INCLUDING ORIGINAL
AND PROTECTIVE MEASURES MUST BE
START OF GRADING WITH THE
FOR LINE AND GRADE.
GROUND SURFACE ELEVATIONS
USED 70 PROTECT ADJOINING
FOLLOWING PEOPLE PRESENT: OWNER,
GRADING CONTRACTOR, DESIGN CIVIL
5.
ALL TRENCH BACKFILLS SHALL BE
AS -GRADED GROUND SURFACE
PROPERTIES DURING THE GRADING
ENGINEER SOILS ENGINEER
ACT
COMPACTED THROUGHOUT TOA
P ED TH R
ELEVATIONS, LOT DRAINAGE
PATTERNS AND LOCATIONS, AND
OPERATIONS.
GEOLOGIST, CITY GRADING ENGINEER
MINIMUM OF 90 PERCENT RELATIVE
ELEVATIONS OF ALL SURFACE AND
S.
CESSPOOLS AND SEPTIC TANKS
OR THEIR REPRESENTATIVES.
COMPACTION, AND APPROVED BY
SUBSURFACE DRAINAGE FACILITIES.
SHALL ABANDONED IN
REQUIRED FIELD INSPECTIONS WILL
THE SOILS ENGINEER THE BUILDING
HE SHALL PROVIDE WRITTEN
COMPLIANCE WITH THE UNIFORM
BE OUTLINED AT THE MEETING.
DEPT. MAY REQUIRE CORING OF
APPROVAL THAT THE WORK WAS
PLUMBING CODE AND APPROVED BY
CONCRETE FLAT WORK PLACED
DONE IN ACCORDANCE WITH THE
THE BUILDING OFFICIAL.
2.
APRE-PAYING MEETING SHALL BE
OVER UNTESTED BACKFILLS TO
FINAL APPROVED GRADING PLANCHEDULED
S48 HOURS PRIOR TO
FACILITATE TESTING.
AND STATE THE NUMBER OF YARDS
10.
HAUL ROUTES FOR IMPORT OR
START OF THE SUB -GRADE
PREPARATION FOR THE PAVING WITH
10.
THE STOCKPILING OF EXCESS
OF CUT AND/OR FILL MOVED DURING
EXPORT OF MATERIALS SHALL BE
APPROVED BY THE CITY TRAFFIC
THE FOLLOWING PEOPLE PRESENT:
MATERIAL SHALL BE APPROVED BY
THE OPERATION.
ENGINEER AND PROCEDURES SHALL
OWNER, PAVING CONTRACTOR, DESIGN
THE CITY GRADING ENGINEER
2.
A SOILS GRADING PLAN SHALL BE
CONFIRM WITH CHAPTER 15 OF THE
CIVIL ENGINEER, SOILS ENGINEER,
11.
LANDSCAPING OF ALL SLOPES AND
PREPARED BY THE CIVIL ENGINEER
NBMC.
CITY GRADING ENGINEER OR THEIR
PADS SHALL BE IN ACCORDANCE
INCLUDING LOCATIONS AND
REPRESENTATIVES REQUIRED FIELD
WITH CHAPTER 15 OF THE NBMC.
ELEVATION OF FIELD DENSITY TESTS.
11.
POSITIVE DRAINAGE SHALL BE
INSPECTIONS WILL BE OUTLINED AT
SUMMARIES OF FIELD AND
MAINTAINED AWAY FROM ALL
THE MEETING.
12.
ALL CUTS SLOPES SHALL BE
LABORATORY RESULTS AND OTHER
BUILDING AND SLOPE AREAS.
CsRADMG FILLS/CUTS:
INVESTIGATED BOTH DURING AND
SUBSTANTIATED DATA AND
12.
FAILURE TO REQUEST INSPECTIONS
AFTER GRADING BY AN ENGINEERING
COMMENTS ON ANY CHANGES MADE
AND/OR HAVE REMOVABLE EROSION
I.
GRADED SLOPES SHALL BE NO
GEOLOGIST TO DETERMINE IF ANY
DURING GRADING AND THEIR EFFECT
CONTROL DEVICES ON-SITE AT THE
STEEPER THAN 2 HORIZONTAL TO I
STABILITY PROBLEM EXISTS. SHOULD
ON THE RECOMMENDATIONS MADE IN
APPROPRIATE TIMES SHALL RESULT
VERTICAL.
EXCAVATION DISCLOSE ANY
THE SOILS ENGINEERING
IN FORFEITURE OF THE CONSTRUCTION
GEOLOGICAL HAZARDS OR
INVESTIGATION REPORT. HE SHALL
SITE CLEANUP DEPOSIT.
2.
FILL SLOPES SHALL BE COMPACTED
POTENTIAL GEOLOGICAL HAZARDS,
PROVIDE WRITTEN APPROVAL AS TO
TO NO LESS THAN 90 PERCENT
THE ENGINEERING GEOLOGISTS SHALL
THE ADEQUACY OF THE SITE FOR THE
13.
ALL PLASTIC DRAINAGE PIPE SHALL
RELATIVE COMPACTION OUT TO THE
RECOMMEND AND SUBMIT NECESSARY
INTENDED USE AND COMPLETION OF
CONSISTS OF PVC OR ABS PLASTIC
FINISHED SURFACE.ALL FILLS SHALL
TREATMENT TO THE CITY GRADING
WORK IN ACCORDANCE WITH THE JOB
EITHER ASTM 2151, ASTM D1521, ATM
BE COMPACTED THROUGHOUT TO A
ENGINEER FOR APPROVAL.
SPECIFICATIONS.
D3034 OR ASTM DI -105.
MINIMUM OF 90 PERCENT RELATIVE
COMPACTION AS DETERMINED BY
13.
WHERE SUPPORT OR BUTTRESSING OF
3.
A GEOLOGIC GRADING REPORT
14.
NO PAINT PLASTER GEMENT SOIL
ASTM TEST METHOD 1551 AND
GUT AND NATURAL SLOPES IS
PREPARED BY THE ENGINEERING
MORTAR OR OTHER RESIDUE SHALL
APPROVED BY THE SOILS ENGINEER
DETERMINED TO BE NECESSARY BY
GEOLOGIST, INCLUDING A FINAL
BE ALLOWED TO ENTER STREETS,
COMPACTION TESTS SHALL BE
THE ENGINEERING GEOLOGIST AND
DESCRIPTION OF THE GEOLOGY OF
CURBS GUTTERS OR STORM DRAINS.
PREFORMED APPROXIMATELY EVERY
SOILS ENGINEER, THE SOILS ENGINEER
THE SITE, INCLUDING ANY NEW
ALL MATERIAL AND WASTE SHALL BE
TWO FEET IN VERTICAL HEIGHT AND
WILL OBTAIN APPROVAL OF DESIGN,
INFORMATION DISCLOSED DURING THE
REMOVED FROM THE SITE. NBMC
OF SUFFICIENT QUANTITY TO ATTEST
LOCATION AND CALCULATIONS FROM
GRADING AND THE EFFECT OF SAME
1132.020.
TO THE OVERALL COMPACTION
THE CITY GRADING ENGINEER PRIOR
ON RECOMMENDATIONS
EFFORT APPLIED TO THE FILL AREAS.
TO CONSTRUCTION.
INCORPORATED IN THE APPROVED
EROSION CONTROL:
GRADING PLAN. HE SHALL PROVIDE
3.
AREAS TO RECIEVE FILL SHALL BE
14.
WHEN CUTS PADS ARE BROUGHT TO
WRITTEN APPROVAL AS TO THE
I.
TEMPORARY EROSION CONTROL
CLEARED OF ALL VEGETATION AND
NEAR GRADE THE ENGINEERING
ADEQUACY OF THE SITE FOR THE
PLANS ARE REQUIRED FROM
DEBRIS SCARIFIED AND APPROVED
GEOLOGIST SHALL DETERMINE IF THE
INTENDED USE AS AFFECTED BY
OCTOBER 15 TO MAY 15.
BY THE SOILS ENGINEER PRIOR TO
BEDROCK IS EXTENSIVELY
GEOLOGIST FACTORS.
FRACTURED OR FAULTED AND WILL
DO NOT USE 90°ELLS
OR TEES FOR DRAIN -
LINE SYSTEM
Its
DECK DRAIN
PER PLAN
FACE OF WALL
ABS RISER
ABS 45°ELL
4" DIA. ABS SDR
30 DRAINLINE,
SLOPE PER PLAN
DECK DRAIN 6 GONG. SLA5
w
ON
SCALE: 1-1/2"=1'-0'1
DO NOT USE SeELLS
OR TEES FOR DRAIN -
LINE SYSTEM
J v '
A ° . ` 2% 19
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v
WATER QUALITY NOTES:
I. SEDIMENT FROM AREAS DISTURBED
CONSTRUCTION PRACTICES AND
BY CONSTRUCTION SHALL BE
WHERE THEY DO NOT CAUSE OR
RETAINED ON SITE USING STRUCTURAL
CONTRIBUTE TO VIOLATION OF ANY
DRAINAGE CONTROLS TO THE
WATER QUALITY STANDARDS: CAUSE
MAXIMUM EXTENT PRACTICABLE.
OR THREATEN TO CAUSE POLLUTION,
CONTAMINATION OR NUISANCE: OR
2. STOCKPILES OF SOIL SHALL BE
CONTAIN A HAZARDOUS SUBSTANCE
PROPERLY CONTAINED TO MINIMIZE
IN QUANTITY REPORTABLE UNDER
SEDIMENT TRANSPORT FROM THE SITE
FEDERAL REGULATIONS 40 GFR
TO STREETS, DRAINAGE FACILITIES
PARTS 111 AND 302.
OR TO ADJACENT PROPERTIES VIA
RUNOFF, VEHICLE TRACKING, OR WIND.B.
POTENTIAL POLLUTANTS INCLUDE BUT
3.
ARE NOT LIMITED TO: SEDIMENTS,
3. CONSTRUCTION RELATED MATERIALS,
CEMENT PRODUCTS, SOLID OR LIQUID
WASTES, SPILLS, OR RESIDUES SHALL
F
CHEMICAL SPILLS: WASTES FROM
BE RETAINED ON SITE TO MINIMIZE
PAINTS, STAINS, SEALANTS, GLUES,
TRANSPORT FROM THE SITE TO
LIME, PESTICIDES, HERBICIDES, WOOD
STREETS, DRAINAGE FACILITIES, OR
PRESERVATIVES, AND SOLVENTS,
ADJOINING PROPERTY BY WIND OR
ASBESTOS FIBERS, PAINT FLAKES OR
RUNOFF.
STUCCO FRAGMENTS, FUELS, OILS,
4. RUNOFF FROM EQUIPMENT AND
LUBRICANTS, AND HYDRAULIC,
VEHICLE WASHING SHALL BE
RADIATOR OR BATTERY FLUIDS,
CONTAINED AT CONSTRUCTION SITE
CONCRETE, DETERGENT OR
UNLESS TREATED TO REMOVE
FLOATABLE WASTES: WASTES FROM
SEDIMENT AND OTHER POLLUTANTS.
ANY ENGINE/EQUIPMENT STEAM
CLEANING OR CHEMICAL
5. ALL CONSTRUCTION CONTRACTOR
DEGREASING: AND
AND SUBCONTRACTOR PERSONNEL
SUPER-GLORINATED POTABLE WATER
ARE TO BE MADE AWARE OF THE
LINE FLUSHINGS.
REQUIRED BEST MANAGEMENT 9.
DURING CONSTRUCTION, DISPOSAL OF
PRACTICES AND GOOD
MATERIALS AND POTENTIAL
HOUSEKEEPING MEASURES FOR THE
POLLUTANTS SHOULD OCCUR IN A
PROJECT SITE AND ANY ASSOCIATED
SPECIFIED AND CONTROLLED
CONSTRUCTION STAGING AREAS.
TEMPORARY AREA ON-SITE
ND OF EACH AY OF
b. AT THED
E E
PHYSICALLY SEPARATED FROM
CONSTRUCTION AGITvITY ALL
POTENTIAL STORM -WATER RUN-OFF,
CONSTRUCTION DEBRIS AND WASTE
WITH ULTIMATE DISPOSAL IN
MATERIALS SHALL BE COLLECTED
ACCORDANCE WITH LOCAL, STATE
AND PROPERLY DEPOSITED IN
AND FEDERAL REQMTS.
TRASH OR RECYCLING BINS. 10.
DEWATERING OF CONTAMINATED
1. CONSTRUCTION SITES SHALL BE
GROUNDWATER, OR DISCHARGING
MAINTAINED IN SUCH A CONDITION
CONTAMINATED SOILS VIA SURFACE
THAT UNANTICIPATED STORM DOES
EROSION IS PROHIBITED. TRUE
NOT CARRY WASTES OR POLLUTANTS
DEWATERING OF NON -CONTAMINATED
OFF THE SITE. DISCHARGES OF
GROUNDWATER REQUIRES A NATIONAL
MATERIAL OTHER THAN
POLLUTANT DISCHARGE ELIMINATION
STORM-WATERARE ALLOWED ONLY
SYSTEM (NPDES) PERMIT FROM THE
WHEN NECESSARY FOR
RESPECTIVE STATE REGIONAL WATER
PERFORMANCE AND COMPLETION OF
QUALITY CONTROL BOARD.
M I SC. NOT S:
I.
SLOPE CRITERIA FOR PAVED
-1. POOLS, SPAS, WALLS, FENCE, PATIO
SURFACES SHALL BE 1% MINIMUM,
COVERS AND OTHER FREESTANDING
(1/8"/F7.)
STRUCTURES REQUIRE SEPARATE
REVIEWS AND PERMITS,
2,
SLOPE CRITERIA FOR UNPAVED
SURFACES SHALL BE 2% MINIMUM,
8. SOILS ENGINEER TO INSPECT AND
(1/4"/F7.)
CERTIFY THE FOLLOWING PRIOR TO
POURING:
3.
MINIMUM SLOPE AWAY FROM
BUILDING PAD SHALL BE 2% AT
A. FOOTING EXCAVATION 4 DESIGN
UNPAVED SURFACES, 1% AT PAVED
BEARING PRESSURE.
SURFACES.
B. ALL GRADING 4 COMPACTION OF
4,
MINIMUM SLOPE FOR SUBSURFACE
SUB -GRADE.
DRAIN LINES, SHALL BE 1%.
5,
SUBSURFACE DRAIN LINES SHALL
HAVE MINIMUM 6" COVERAGE U.N.O.
6,
CARE SHALL BE TAKEN TO AVOID
ANY AND ALL ROOTS OF EXIST.
TREES TO REMAIN,
CONC. SLAB/ RAISED FLOOR
FACE OF WALL
DA PER PLAN
- D.S. EXTENSION, V (U SCFW EA SIDE
D.S. ADAPTOR, NS 903 OR EQUAL
4" BLACK RDUND GRATE
ABS RISER
ABS 45°ELL
I" MIN.
4" DIA. ABS SDR
30 DRAINLINE,
SLOPE PER PLAN
�IIIIIdIIIII�IIIIII I
DOWN SPOUT INLET
3N 611 MIN. WIDE TRAFFIC SAFE METAL
FRAME 4 GRATE 3/8" SLOT OPENING
EAST JORDAN IRON WORKS
o ' 0 1 OR EQUAL (800) 814-4100
o 0 0 00 0 0 oc 04 FEBAR TOP 4 BOTTOM
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0 0 o CRUSHED ROCK W/ FILTER CLOTH
0 000 D00 000 000 000 000
oc) o °° 0°00c) ° 0° ° o° ° o° ° o`
0 0 0 0 0 0
0000
2411
CxRATE AT TRENCH DRAIN
SCALE: 1 1/2"=1'-011
590 AT UNPAVED AREAS
'C
FLOW
LINE
SWALE a SIDE`rARD
BRASS INLET DO NOT USE 90°ELLS
OCCURS PER OR TEES FOR DRAIN -
PLAN LINE SYSTEM
1% FINISH SURFACEMIN.--
a a CONC. WALK
4 ABS RISER
�I ABS 4!f ELL
4" DIA. ABS SDR
30 DRAINLINE,
-- PER PLANS
DRAIN INLET DETAIL
SCALE: 1 1/2"=1'-011 kz/ SCALE: 1-1/2"=1'-01'
SCALE: 3/4"11111'-011
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GENERAL DRAINAGE NOTES:
I. ALL ROOF WATER IS DIRECTED TOWARDS
GUTTERS 6 DOWNSPOUTS WHICH TIE TO
SUBSURFACE DRAINLINE5 THAT OUTLET AT
EXISTING GUTTER AT 26th ST. OR TO THE TRENCH
DRAIN AT GARAGE DRIVE.
2. ALL DECK DRAINS DRAIN TO SUBSURFACE
DRAINS.
3. ALL WORK RELATED TO WATER IN THE PUBLIC
RIGHT OF WAY SHALL BE PERFORMED BY A
C-34 LICENSED PIPELINE CONTRACTOR OR AN A
LICENSED GENERAL ENGINEERING CONTRACTOR.
4. ALL WORK RELATED TO WASTE WATER IN THE
PUBLIC RIGHT OF WAY SHALL BE PERFORMED BY
A 0-42 LICENSED SANITATION SEWER
CONTRACTOR OR AN A LICENSED GENERAL
ENGINEERING CONTRACTOR.
5. NO 40 DEGREE TURNS ARE ALLOWED FOR
SUB -SURFACE DRAIN LINES. USE MAX. 45 DEGREE
BENDS.
SITE FLAN LEGEND:
= (N) RESIDENCE
• AREA OF (N) HARDSCAPE
D = (E) SITE WALL TO REMAIN
_ (N) CONTINUOUS TROUGH
DRAIN
(71.10) EXISTING SPOT ELEVATION
11.10 PROPOSED SPOT ELEVATION
TW TOP OF WALL
TC TOP OF CURB
TR TOP OF GUARDRAIL
TS TOP OF CONC. SLAB
FF FINISH FLOOR
FG FINISH GRADE
TG TOP OF GRATE
FS FINISH SURFACE
DS DOWNSPOUT
DD DECK DRAIN
INL INLET ELEVATION
INV INVERT ELEVATION
== (N)4"O SCHED 40.455 DRAINLINE
0 (NXo110 FLUSH DRAIN INLET
0 (NXo110 DOME TOP ABS DRAIN INLET
(N)CLEAN-OUT
FLOW LINE ARROW
FL FLOW LINE
HI -PT HIGH POINT
® NEW ro" C.M.U. WALL
r. i N55'1 38.W 3rd.:m3
I I ❑ SITE G/D NOTES
SITE GRADING 4 DRAINAGE PLAN
SCALE 1/4"=1'-0'1
1. 4" WIDE TRENCH DRAIN.
2. ro" MIN. WIDE METAL GRATE AT FRENCH DRAIN,
SEE DETAIL 1.
3. THIS DECK DRAIN OUTLETS AT CEILING /SOFFIT
(3RADING QUANTITIES
CUT 185 CY
FILL 185 CY
EXPORT 0 CY
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30 OCT. 2011
2600 NEWPORT
BLVD. SUITE 114
NEWPORT BEACH,
CA. 02663
(949) 675-9468
EROSION CONTROL STANDARDS:
L THE FACES OF CUT AND FILL SLOPES AND PROJECT SITE SHALL BE PREPARED AND MAINTAINED AT ALL
TIMES TO CONTROL AGAINST EROSION IN ACCORDANCE WITH THESE STANDARDS. WHERE CUT SLOPES ARE NOT
SUBJECT TO EROSION DUE TO THE ER05ION-RE515TANT CHARACTER OF THE MATERIALS, SUCH PROTECTION
MAY BE OMITTED UPON APPROVAL BY THE BUILDING OFFICIAL. EARTH THAT 15 GENERATED DURING
FOUNDATION EXCAVATION MUST NOT BE PLACED ON SLOPES± IT MUST EITHER BE REMOVED FROM THE SITE
OR STORED ON-SITE IN AN APPROVED LOCATION THAT WILL NOT CAUSE EROSION OR DRAINAGE PROBLEMS.
2. WHERE NECESSARY, TEMPORARY AND/OR PERMANENT EROSION CONTROL DEVICES OR METHODS, AS
APPROVED BY THE BUILDING OFFICIAL, SHALL BE EMPLOYED TO CONTROL EROSION AND PROVIDE SAFETY.
SEDIMENT SHALL BE RETAINED ON SITE,
3. NO BUILDING OR GRADING WORK WILL BE ALLOWED ON ANY BUILDING OR GRADING SITE UNDER PERMIT
UNLESS AN EROSION CONTROL SYSTEM HAS BEEN APPROVED AND INSTALLED OR WAIVED BY THE BUILDING
OFFICIAL.
4. PAVED STREETS, SIDEWALKS, AND OTHER IMPROVEMENTS SHALL BE MAINTAINED IN A NEAT AND CLEAN
CONDITION FREE OF LOOSE SOIL, CONSTRUCTION DEBRIS AND TRASH. STREET SWEEPING OR OTHER EQUALLY
EFFECTIVE MEANS SHALL BE USED ON A REGULAR BASIS TO PREVENT CONSTRUCTION RUN-OFF OF STORM
FLOWS FROM CARRING SEDIMENT AND DEBRIS OUTSIDE THE PROJECT BOUNDARIES. WATERING SHALL ONLY
BE USED TO CLEAN STREETS EXCEPT WHEN ALL STORM DRAINS ARE BLOCKED AND WHEN ALL WASH -WATER
IS RECOVERED. NO WASH -WATER MAY ENTER THE STORM DRAIN,
5. THE CIVIL ENGINEER OR OTHER QUALIFIED INDIVIDUAL WHO PREPARED THE GRADING OR BUILDING PLAN
SHALL BE RESPONSIBLE FOR INSPECTION AND MODIFICATION OF THE EROSION CONTROL DEVICES, AS
NECESSARY.
6. A PROPERLY DESIGNED STORM -WATER DESILTING BASIN SHOULD BE USED WHENEVER POSSIBLE AT
DRAINAGE OUTLETS FROM THE CONSTRUCTION SITE. DESILTING BASINS MUST REMOVE ALL SEDIMENT PRIOR TO
DISCHARGING STORM WATER FROM THE SITE.
1. EQUIPMENT AND WORKERS FOR EMERGENCY WORK SHALL BE MADE AVAILABLE AT ALL TIMES. NECESSARY
MATERIALS SHALL BE AVAILABLE ON-SITE AND STOCKPILED AT CONVENIENT LOCATIONS TO FACILITATE
RAPID CONSTRUCTION OF TEMPORARY DEVICES WHEN RAIN 15 IMMINENT.
S. EROSION PROTECTION SHALL CON515T OF TEMPORARY SLOPE STABILIZATION MATERIAL OR THE EFFECTIVE
PLANTING OF ALL SLOPES IN EXCESS OF FIVE (5) FEET HIGH UNLESS OTHERWISE APPROVED BY THE BUILDING
OFFICIAL. SLOPES EXCEEDING FIFTEEN (15) FEET HIGH MAY REQUIRE AN ADEQUATE SPRINKLER SYSTEM, AS
SLOPE
END DETAIL
R ATEA/S
SECTION C -C
DETERMINED BY THE BUILDING OFFICIAL.
9. THE EROSION CONTROL PROVISIONS SHALL TAKE INTO ACCOUNT DRAINAGE PATTERNS DURING THE CURRENT
AND FUTURE PHASES OF GRADING OR BUILDING.
10. ALL REMOVABLE PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHEN THE
FIVE (5) DAY RAIN PROBABILITY FORECAST EXCEEDS FORTY (40) PERCENT.
11. GRADED AREAS MUST DRAIN AWAY FROM THE FACE OF SLOPES AT THE CONCLUSION OF EACH WORKING DAY.
DRAINAGE MUST BE DIRECTED TOWARD DESILTING FACILITIES.
EROSION CONTROL MAINTENANCE:
I. PRIOR TO EACH RAINSTORM THE EROSION CONTROL SYSTEM SHALL BE INSPECTED AND DEFICIENCIES
CORRECTED.
2. AFTER EACH RAINSTORM, SILT AND DEBRIS SHALL BE REMOVED FROM CHECK BERMS AND DESILTING BASINS
AND THE BASINS PUMPED DRY. ONLY CLEAN WATER FROM THE BASINS CAN BE PUMPED TO THE STORM
DRAINS. (FILTER MATERIAL MAY BE USED).
3. AFTER EACH RAINSTORM, THE PERFORMANCE OF THE EROSION CONTROL SYSTEM SHALL BE EVALUATED AND
REVISED AND REPAIRED AS NECESSARY.
4. DEVICES SHALL NOT BE MOVED OF MODIFIED WITHOUT THE APPROVAL OF THE BUILDING OFFICIAL.
5. THE CONTRACTOR SHALL BE RESPONSIBLE AND SHALL TAKE NECESSARY PRECAUTIONS TO PREVENT PUBLIC
TRESPASS ONTO AREAS WHERE IMPOUNDED WATER CREATES A HAZARDOUS CONDITION.
6. THE CONTRACTOR AND PERMITEE OR PROJECT OWNER SHALL BE RESPONSIBLE FOR CONTINUAL
MAINTENANCE OF THE DEVICES. IN THE EVENT OF FAILURE OR REFUSAL BY THE CONTRACTOR, PEWITEE OR
PROJECT OWNER TO PROPERLY MAINTAIN THE DEVICES, THE BUILDING OFFICIAL MAY CAUSE EMERGENCY
MAINTENANCE WORK TO BE DONE TO PROTECT ADJACENT PRIVATE AND PUBLIC PROPERTY. THE COST SHALL
BE CHARGED TO THE OWNER AND SHALL INCLUDE AN INITIAL MOBILIZATION COST PLUS THE COST OF DOING
THE WORK.
1. IN THE EVENT THE BUILDING OFFICIAL MUST CAUSE EMERGENCY MAINTENANCE WORK TO BE DONE, HE MAY
REVOKE THE BUILDING OR GRADING PERMIT IN WRITING. THE PERMIT SHALL NOT BE RENEWED UNTIL AN
EROSION CONTROL SYSTEM APPROVED BY THE BUILDING OFFICIAL 15 INSTALLED AND A FEE OF ONE-HALF
THE AMOUNT REQUIRED FOR THE ORIGINAL PERMIT PAID BY THE OWNER THE BUILDING OFFICIAL MAY WAIVE
INSTALLATION OF AN EROSION CONTROL SYSTEM BEFORE OCTOBER 01 AND AFTER APRIL 30.
SANDBAG
BARRIER
C CtOF
SLOPE
011)
�(v r
SLOPE
CROSS BARRIER DETAIL
SECTION B -B
6AND5AG 5ARRIER DETAILS
PER PLAN
PLAN
NOT TO SCALE
TYPE: "ABOVE GRADE"
WITH STRAW BALES
Ye" m
STEEL WIRE
10 MIL
PLASTIC LINING
STAKE
(TYP)
STAFLE DETAIL
$TAW BALE
(TYP)
oil
WOOD OR
METAL STAKES
(2 PER BALE) -
NOTES:
1) ACTUAL LAYOUT DETERMINED IN FIELD
2) THE CONCRETE WASHOUT SIGN SHALL
BE INSTALLED WITHIN 30' OF THE
TEMP. CONCRETE WASHOUT FACILITY.
SLOPE
STAPLES
(2 PER BALE)
SETBACK VARIES
(SEE NOTE 3)
B SANDBAG BARRIER
TOE OF (SEE NOTE 4)
SLOPE
o-►
B
SECTION A -A
SECTION B -B
NOT TO SCALE
10 MIL
PLASTIC LINING
BINDING WIRE
STAW BALE
(TYP)
NATIVE MATERIAL
(OPTIONAL)
PLYWOOD
48114411
PAINTED WHITE
BLACK LETTERS
FIr�I CINEO
WASHOUT
611 HIEGHT
z"l05" LAG SCREWS
POST 311ONS'
3'
3'
CONCRETE WASHOUT
SIGN DETAIL
(OR EQUIVALENT)
CONCRETE WASTE MANAGEMENT DETAILS
NTS
NTS
ALLEY
TO BEACH
0
EROSION CONTROL FLAN
SCALE
NO. C01
0015423
FMN. 12-31-I1
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3. THIS CLOSET HAS MAX. HEAD HEIGHT OF 5'-1111
4. COVERED ROOF DECK MUST REMAIN OPEN ON ONE SIDE AS SHOWN ON
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5. TANKLESS WATER HEATER
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REN. 12-31-I1
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2600 NEWPORT
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(949) 675-9468
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REN. 12-31-I1
30 OCT. 201-1
rJJ)1
2600 NEWPORT
BLVD. SUITE 114
NEWPORT BEACH,
C A. 92663
(949) 675-9468
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❑ ROOF PLAN NOTE5.
SCALE 1/4"=1'-0"
I. THIS DIMENSION IS FROM ROOF OVERHANG TO PROPERTY
LINE (24" MIN CLEAR).
2. ROOF MATERIAL: MIN. CLASS 'A' ARCHITECTURAL GRADE
ASPHALT SHINGLES.
3. COPPER GUTTER E DOWNSPOUT,
4. ALUMINUM FRAMED, DUAL GLAZED GLASS SKYLIGHT.
5. DECK DRAIN OVERFLOW SCUPPER
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30 OCT. 201-1
vJJ�1
2600 NEWPORT
BLVD. SUITE 114
NEWPORT BEACH,
CA. 92663
(949) 675-9468
22
12
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_ HT. LIMIT 42.18'
TOP OF RIDGE
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12
TTP, 3
SCALE 1/411=1'-011
HT. LIMIT 42.18'
TOP OF RIDGE
12
TTP. 3
HT. LIMIT 42.15'
TOP OF RIDGE
1
DDDR
I _ _
,TRASH ENTRY
I
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-- Al- _--------- FF 13.25'
REAR ELEVATION
12
3 TTP.
SCALE 1/4'11'-011
TP :I
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10
HT. LIMIT 42.18'
TOP OF
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TP
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SCALE 1/411=I'-01'
II
I. I
71.
II
I I
II
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FRONT ELEVATION
SCALE 1/4'1=I'-0'1
[:]ELEVATION I VOTES : "TYPICAL FOR ALL ELEVATIONS"
1. ARCHITECTURAL GRADE ASPHALT ROOFING
2. ALUMINUM CLAD WOOD DOORS E WINDOWS
3. SMOOTH STUCCO FINISH
4. GLASS GUARDRAIL
5, COPPER GUTTER 4 DOWNSPOUT
6. ALUMINUM FRAMED, DUAL GLAZED GLASS SKYLIGHT
1. ROLL -UP GARAGE DOOR
8. (N) ELEC. METER
9. (N) CCAS METER
10. REFER TO SITE PLAN NOTE 4, SWEET I FOR HEIGHT DETERMINATION
FF 13.25',
(E
10
N
H IO`
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2600 NEWPORT
BLVD. SUITE 114
NEWPORT BEACH,
C A. 92663
(949) 675-9468
A
3
•
o z,
TOP OF
RIDGE`
TPI
I
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-
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LEFT 51DE ELEVATION
4- FF 13.25' J J
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SCALE 1/411=I'-01'
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I. I
71.
II
I I
II
Ip.
I .I
II
FRONT ELEVATION
SCALE 1/4'1=I'-0'1
[:]ELEVATION I VOTES : "TYPICAL FOR ALL ELEVATIONS"
1. ARCHITECTURAL GRADE ASPHALT ROOFING
2. ALUMINUM CLAD WOOD DOORS E WINDOWS
3. SMOOTH STUCCO FINISH
4. GLASS GUARDRAIL
5, COPPER GUTTER 4 DOWNSPOUT
6. ALUMINUM FRAMED, DUAL GLAZED GLASS SKYLIGHT
1. ROLL -UP GARAGE DOOR
8. (N) ELEC. METER
9. (N) CCAS METER
10. REFER TO SITE PLAN NOTE 4, SWEET I FOR HEIGHT DETERMINATION
FF 13.25',
(E
10
N
H IO`
0- � U
toLU LL U
zz4-
OU�R!
�►�06'
3
r
OOZccoo
W
O
0 OGT. 201-7
rJJ)1
2600 NEWPORT
BLVD. SUITE 114
NEWPORT BEACH,
C A. 92663
(949) 675-9468
A
3
•
o z,
LEFT 51DE ELEVATION
4- FF 13.25' J J
(GRAD
SCALE 1/411=I'-01'
II
I. I
71.
II
I I
II
Ip.
I .I
II
FRONT ELEVATION
SCALE 1/4'1=I'-0'1
[:]ELEVATION I VOTES : "TYPICAL FOR ALL ELEVATIONS"
1. ARCHITECTURAL GRADE ASPHALT ROOFING
2. ALUMINUM CLAD WOOD DOORS E WINDOWS
3. SMOOTH STUCCO FINISH
4. GLASS GUARDRAIL
5, COPPER GUTTER 4 DOWNSPOUT
6. ALUMINUM FRAMED, DUAL GLAZED GLASS SKYLIGHT
1. ROLL -UP GARAGE DOOR
8. (N) ELEC. METER
9. (N) CCAS METER
10. REFER TO SITE PLAN NOTE 4, SWEET I FOR HEIGHT DETERMINATION
FF 13.25',
(E
10
N
H IO`
0- � U
toLU LL U
zz4-
OU�R!
�►�06'
3
r
OOZccoo
W
O
0 OGT. 201-7
rJJ)1
2600 NEWPORT
BLVD. SUITE 114
NEWPORT BEACH,
C A. 92663
(949) 675-9468
•
o z,
SE CT I Oil A
11%
TP a
5ATH 5
TYP. TP
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FF
12
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OF RIDGE
OF RIDGE,
HD, PT
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HT. LIMIT 42.18'
TOP OF RIDGE
BOTT. OF RIDGE
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SE CT I Oil 5
A
❑� 12
TYP. 3
i
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BED 2
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5TORAGE
0 SECT ION NOTES.
1. 5" THK. GNGRETE SLAB -ON -GRADE W/ 04 BARS m
12" O.G. E.W. OVER 15 MIL VISQUEEN MEMBRANE
EXTENDED 1 P INTO FOUNDATION FOOTING WALL
OVER 2" SAND OVER 4" PEA GRAVEL ON NATURAL
GRADE OR APPROVED COMPACTED BASE.
2. l/8" EXTERIOR CEMENT PLASTER W/ MESH, F15ER
REINFORCING AND INTEGRAL COLOR, W/ SMOOTH
TROWEL FINISH OR Ix T4G WOOD SIDING OVER
TYVEK COMMERCIAL WRAP 'D' ON i" PLYWD. ON
2x6 STUDS 0 16" O.G. W/ R-19 CLOSED CELL
INSULATION AND 5/6" GYP. 5D
3. 2x6 STUDS -6 16" O.G. W/ R-19 CLOSED CELL
INSULATION W/ 5/8" TYPE 'X' GYP. 5D. AT GARAGE
SIDE AND 5/6" GYP. 5D. AT INTERIOR
4. CERAMIC TILE (OR CARPET) ON 1-1/8" T4G PLYWD.
SUB -FLOOR ON 11 J"" TJI PRO 360 FLOOR JOISTS Q
16" O.G. W/ R-30 5ATT. INSULATION WHERE
OCCURES AND I" GYP. 5RD. CEILING.
5. CERAMIC TILE (OR CARPET) ON 1-1/8" T4G PLYWD.
SUB -FLOOR ON II J"" TJI PRO 360 FLOOR JOISTS 9
16" O.G. W/ R-30 BATT. INSULATION WHERE
OCCURES AND I" TYPE 'X' GYP. 5RD. AT GARAGE
CEILING.
6. CERAMIC TILE ON 3/4" T4G PLYWD. SUB -FLOOR ON
2x RIP STRIPS TO ACHIEVE 4"/FT. SLOPE ON 2x10
DECK JOISTS fit 16" O.G. W/ R-30 5ATT. INSULATION
WHERE OCCURES AND I" GYP. 5RD. CEILING.
-7. CERAMIC TILE (OR CARPET) ON 3/4" T4G PLYWD.
SUB -FLOOR ON 14"" TJI PRO 360 FLOOR JOISTS a
16" O.G. W/ SOUND INSULATION AND P GYP. 5RD.
CEILING.
6. ARCHITECTURAL GRADE ASPHALT SHINGLES, (MIN.
CLASS 'A') ON ? ROOF SHEATHING ON 2x8 ROOF
JOISTS 0 16" O.G. W/ R-30 INSULATION AND 5/8"
GYP. 5D. CEILING,
9. ARCHITECTURAL GRADE ASPHALT SHINGLES, (MIN.
GLASS 'A') ON ? ROOF SHEATHING ON 2x8 ROOF
JOISTS 0 16" O.G. W/ R-30 INSULATION AND 5/8"
GYP. 5D. 4 1x6 T4G CEILING.
SCALE 1/4"=1'-0"
rwQv- -�
NO. C015423
REN. 12-31-I1
to
O
30 OCT. 201-1
rJJ)1
2600 NEWPORT
BLVD. SUITE 114
NEWPORT BEACH,
C A. 92663
(949) 675-9468
BOF
08
24