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HomeMy WebLinkAbout03_1754 Ocean Boulevard Coastal Development Permit_PA2017-216CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT November 16, 2017 Agenda Item No. 3 SUBJECT: 1754 Ocean Boulevard Coastal Development Permit (PA2017-216) SITE LOCATION: 1754 Ocean Boulevard Coastal Development Permit No. CD2017-093 APPLICANT: MKT Development Group LLC OWNER: MKT Development Group LLC PLANNER: Melinda Whelan, Assistant Planner 949-644-3221, mwhelan(a)newportbeachca.gov GENERAL PLAN/ZONING DISTRICT • General Plan: RSD (Single -Unit Residential Detached) • Zoning District : R-1 (Single -Unit Residential) • Coastal Land Use Category: Single -Unit Residential Detached — (10.0-19.9 DU/AC) (RSD -C) • Coastal Zoning District: Single -Unit Residential (R-1) PROJECT SUMMARY A request for a Coastal Development Permit for the demolition of an existing single-family residence and attached garage and the construction of a new 3,308 square foot single- family residence with an attached garage. The development also includes hardscape, drainage, and landscaping. 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); and 3) Adopt Draft Zoning Administrator Resolution No. — approving Coastal Development Permit No. CD2017-093 (Attachment No. ZA 1). oami2on 1 1754 Ocean Boulevard Coastal Zoning Administrator, DISCUSSION Land Use and Development Standards Development Permit November 16, 2017 Page 2 • 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 property is located in an area eligible for a Categorical Exclusion. However, the proposed duplex exceeds the 1.5 floor area limit identified in Categorical Exclusion Order (CEO) CE-5-NPB-16-1. The development otherwise complies with all other applicable CEO limits and standards. Additionally, the proposed duplex and accessory structures conform to all applicable development standards (see below) and height, 9.0 (NAVD88) minimum finished floor elevation. 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. 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 Tmplr 10/10/17 Table 1 — Development Standards Development Standard Standard Pro osed Setbacks (min.) Front 10 feet 10 feet Sides 3 feet 3 feet Rear 0 feet 0 feet Allowable Floor Area 3,739.6 square feet 3,332.2 square feet Allowable 31 Floor Area 280 square feet 263.8 square feet Open Space 281 square feet minimum 492 square feet Parkin 2 -car garage 2 -car gara e Height 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof 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 Tmplr 10/10/17 1754 Ocean Boulevard Coastal Development Permit Zoning Administrator, November 16, 2017 Page 3 designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. Public Access and Views The project site is not located between the nearest public road and the sea or shoreline and re -development will not affect public recreation, access, or views. The residential lot does not currently provide nor inhibit public coastal access. The property is located approximately 245 feet from the public beach and multiple access points are provided at street ends throughout Balboa Peninsula. The design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. The property is not located near Public View Points or Coastal View Roads, as designated in the Coastal Land Use Plan, and will not impact public coastal views. 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. 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 3,308 -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 Tmpl[: 10/10/17 1754 Ocean Boulevard Coastal Development Permit Zoning Administrator, November 16, 2017 Page 4 City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: Melinda Whelan Assistant Planner GBR/msw Attachments Tmplt: 10/10/17 ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 21 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. CD2017-093 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE AND ATTACHED TWO -CAR GARAGE LOCATED AT 1754 OCEAN BOULEVARD (PA2017- 216) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. An application was filed by MKT Development, LLC, with respect to property located at 1754 Ocean Boulevard requesting approval of a coastal development permit. 2. The lot at 1754 Ocean Boulevard is legally described as Lot 14, Block H in Tract 00518. 3. The applicant proposes the demolition of an existing single-family dwelling with attached garage and the construction of a new, three-story, 3,308 square foot single-family dwelling including an attached garage. 4. The subject property is designated Single -Unit Residential Detached (RSD) by the General Plan Land Use Element and is located within the Single -Unit Residential (R-1) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Single -Unit Residential Detached — (10.0-19.9 DU/AC) (RSD -C) and it is located within the Single -Unit Residential (R-1) 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. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section (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). 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 08-15-2017 Zoning Administrator Resolution No. #### Paqe 2 of 7 demolition of one single-family residence and the construction of a new 3,308 -square - foot single-family residence including an attached 500-square-foottwo-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 3,739 square feet and the proposed floor area is 3,308 square feet. b. The proposed development provides the minimum required setbacks, which are 10 feet along the front property line abutting Ocean Boulevard, 3 feet along each side property line and 0 feet along the rear property line abutting the 20 -foot wide alley. c. The highest guardrail is less than 24 feet from established grade (11.63 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 three -car garage parking requirement for single-family residences. 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 proposed development is not located on the shoreline and is approximately 245 feet from the nearest beach. The proposed finished floor is 12.15 MSL (NAVD88) which is higher than the 9.00 MSL (NAVD88) standard. Impacts from wave run-up and sea live rise are not anticipated. 4. Project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drained and percolation features designed to retain dry weather and minor rain event runoff on-site. Any water not retained on-site is directed to the City's storm drain system 08-15-2017 Zoning Administrator Resolution No. #i### Paqe 3 of 7 5. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 6. Proposed landscaping complies with Implementation Plan Section 21.30.075. A condition of approval is included that requires drought tolerant and prohibits invasive species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted 7. The property is not located near designated Public View Points or Coastal View Roads and will not impact public coastal views. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: 1. The project site is not located between the nearest public road and the sea or shoreline; the project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. 2. Vertical and lateral access to the public beach is available approximately 300 feet northwest of the site at the street end of L Street and also at all of the lettered street ends in the Peninsula Point neighborhood. 3. The closest Public View Point is located at the end of Peninsula Point viewing the entrance of the Harbor, approximately 1,500 feet from the property. The proposed residence is not located near Coastal View Roads, as designated in the Coastal Land Use Plan. Due to the distance of the proposed development from the public view point and the project's compliance with height and 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. CD2017-216, subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference. 08-15-2017 8 Zoning Administrator Resolution No. ;fit# Paqe 4 of 7 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 9 Zoning Administrator Resolution No. ;fit# 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. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, wetland or their buffers. 3. Best Management Practices (BMPs) and Good Housekeeping Practices (GNPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 4. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 5. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 6. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 7. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new Coastal Development Permit. 8. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 9. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit. 10. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 08-15-2017 2� Zoning Administrator Resolution No. ;fit# Paqe 6 of 7 11. Prior to issuance of the building permits, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 12. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 13. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 14. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 15. 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. 16. 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. 17. This Coastal Development Permit No. CD2017-093 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. 18. 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 1754 Ocean Boulevard CDP including, but not limited to, Coastal Development Permit No. CD2017-093. 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 08-15-2017 22 Zoning Administrator Resolution No. #### Paqe 7 of 7 shall indemnify the City for all of City's costs, attorneys' incurs in enforcing the indemnification provisions set fort shall pay to the City upon demand any amount owe indemnification requirements prescribed in this condition. fees, and damages, which City h in this condition. The applicant d to the City pursuant to the 08-15-2017 12 Attachment No. ZA 2 Vicinity Map 08/17/2017 2� VICINITY MAP !` 41 " Y Coastal Development Permit No. CD2017-093 PA2017-216 1754 Ocean Boulevard Attachment No. ZA 3 Project Plans oa/17/2017 15 GENERAL NOTES: 1. THE SCOPE OF SERVICES UNDER THIS CONTRACT IS LIMITED TO PROVIDING A "BUILDER'S SET" OF PLANS. THIS SET OF PLANS IS SUFFICIENT TO OBTAIN A BUILDING PERMIT; HOWEVER, ALL MATERIALS AND METHODS OF CONSTRUCTION NECESSARY TO COMPLETE THE PROJECT ARE NOT NECESSARILY DESCRIBED IN THIS "BUILDER'S SET". THE IMPLEMENTATION OF THE PLANS REQUIRES A CLIENT/CONTRACTOR (GENERAL CONTRACTOR AND SUBCONTRACTORS) THOROUGHLY KNOWLEDGEABLE WITH THE APPLICABLE BUILDING CODES AND METHODS OF CONSTRUCTION. THE PLANS DELINEATE AND DESCRIBE ONLY LOCATIONS, DIMENSIONS, TYPES OF MATERIALS AND GENERAL METHODS OF ASSEMBLING OR FASTENING. THEY ARE NOT INTENDED TO SPECIFY PARTICULAR PRODUCTS OR OTHER METHODS OF MATERIAL INSTALLATION. 2. ALL WORK SHALL COMPLY WITH THE MOST STRINGENT REQUIREMENTS OF ALL APPLICABLE CITY, COUNTY, STATE AND GENERAL LAWS, RULES, CODES, ORDINANCES OR REGULATIONS. IF THE GENERAL CONTRACTOR OR ANY SUBCONTRACTOR PERFORMS ANY WORK IN CONFLICT WITH THE ABOVE - MENTIONED LAWS, RULES, CODES, ORDINANCES AND REGULATIONS, THEN THE CONTRACTOR IN VIOLATION SHALL BEAR ALL COSTS AND REPAIRS ARISING FROM THE NON - CONFORMING WORK. 3. ALL MATERIALS, WORKMANSHIP AND DETAILS SHALL COMPLY WITH 2016 CALIFORNIA BUILDING CODE, 2016 CALIFORNIA MECHANICAL CODE, 2016 CALIFORNIA PLUMBING CODE AND 2016 CALIFORNIA ELECTRICAL CODES. 4. CONTRACTOR TO VERIFY ALL CONDITIONS AND DIMENSIONS AT SITE. ALL INCONSISTENCIES SHALL BE BROUGHT TO THE ATTENTION OF THE DEVELOPER AND THE ARCHITECT PRIOR TO PROCEEDING WITH ANY WORK. 5. ANY ERROR OR OMISSIONS FOUND IN THESE DRAWINGS SHALL BE BROUGHT TO THE ATTENTION OF THE DEVELOPER AND ARCHITECT IMMEDIATELY. 6. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALED DIMENSIONS. 7. ALL GRADING AND EXCAVATION FOR STRUCTURAL COMPONENTS SHALL CONFORM TO THE PROJECT SOILS REPORT. 8. OWNER SHALL RECONSTRUCT EXISTING DAMAGED SIDEWALK/CURB/GUTTER, EXTENT DETERMINED BY PUBLIC WORKS INSPECTOR. 9. ROOF AND GROUND MOUNTED MECHANICAL EQUIPMENT TO BE SCREENED FROM PUBLIC VIEW AND THE VIEW OF ADJACENT RESIDENCES. 10. WITHIN THE REQUIRED FRONT SETBACK NO FENCE, HEDGE, RETAINING WALL, GUARDRAIL OR ANY COMBINATION THEREOF MAY EXCEED 42" FROM EXISTING GRADE PRIOR TO CONSTRUCTION. 11. ALL PERMITS RELATED TO THE PROPOSED PROJECT SHALL BE ISSUED AT THE SAME TIME, OR SEPARATE PLANS AND PLAN REVIEW WILL BE REQUIRED FOR ITEMS NOT ISSUED WITH THIS REVIEW. PROVIDE ADDITIONAL PERMIT WORKSHEETS FOR THE FOLLOWING. A. ACCESSORY STRUCTURES, DETACHED PATIO COVERS AND TRELLISES. B. DETACHED OR FREE STANDING TRASH ENCLOSURES. C. MASONRY OR CONCRETE FENCES OVER 3.5 FEET HIGH. D. RETAINING WALLS OVER 4 FOOT HIGH FROM THE BOTTOM OF THE FOUNDATION TO THE TOP OF THE WALL 12. ALL MECHANICAL AND ELECTRICAL EQUIPMENT, INCLUDING DUCTS TO BE AT OR ABOVE BASE FLOOD ELEVATION OF 9.0 MSL. (NAVD 88). 13. WASTE LINES IN WALLS AT FIRST FLOOR TO BE CAST IRON. PUBLIC WORKS NOTES 1. DRIVEWAY APPROACH MUST BE A MINIMUM OF 5' FROM ANY TREE, FIRE HYDRANT, LIGHT POLE OR ANY OTHER OBSTRUCTION. 2. DRIVEWAY MUST BE A MINIMUM OF 6" RISE FROM THE STREET FLOW LINE PLUS 2% IN ACCORDANCE WITH THE CITY DRIVEWAY STANDARD. 3. ALL PRIVATE IRRIGATION SPRINKLER HEADS TO BE INSTALLED & POSITIONED IN A MANNER THAT WILL NOT CAUSE WATER OVER SPRAY ONTO THE PUBLIC RIGHT OF WAY 4. IF THE WATER METER IS LOCATED IN THE DRIVEWAY APRON, THE BOX MUST BE REPLACED WITH ONE HAVING A STEEL LID TRAFFIC GRADE. 5. AN ENCROACHMENT PERMIT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS TO COMPLY W/ CITY COUNCIL POLICY L-6 & L-18. IT IS THE RESPONSIBILITY OF THE CONTRACTOR AND /OR OWNER TO OBTAIN SUCH PERMITS FROM THE PUBLIC WORKS DEPARTMENT. 6. THE SEWER LATERAL SHALL BE REPLACED AND BROUGHT UP TO CURRENT CITY STANDARDS AND A CLEAN OUT SHALL BE INSTALLED PER CITY STANDARD #406-L ADJACENT TO THE PROPERTY IN THE PUBLIC R.O.W. 7. A NEW SEWER CLEANOUT SHALL BE INSTALLED AT THE EXPENSE OF THE DEVELOPER. THE SEWER LATERAL SHALL BE REPLACED FROM THE SEWER MAIN TO THE PROPERTY LINE, WHERE A CLEAN - OUT SHALL BE INSTALLED. INSTALL PER STD - 406 - L WITH A TRAFFIC - GRADE BOX AND COVER, ADJACENT TO THE PROPERTY LINE IN THE ALLEY RIGHT - OF - WAY. 8. ADDITIONAL SURFACING REQUIREMENTS MAY BE SPECIFIED BY THE PUBLIC WORKS DEPARTMENT WHEN TRENCHING WORK OCCURS WITHIN PAVEMENTS LESS THAN FIVE YEARS OLD. 9. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED IN A MANNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLIC RIGHT OF WAY. 10. ALL UTILITY SERVICE CONNECTIONS SERVING THIS DEVELOPMENT SHALL BE MADE UNDERGROUND. 11. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/ STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1" WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT W/ BOX & LID 0 WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER. (MUNICIPAL CODES 14.24.020 AND 14.08.030). WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 12. ALL LANDSCAPING IN THE FRONT SETBACK AREA TO HAVE A MAX. GROWTH CHARACTERISTIC OF 36" IN HEIGHT 13. A LICENSED SURVEYOR SHALL COMPLETE FEMA ELEVATION CERTIFICATE AND SUBMIT IT TO THE BUILDING DEPARTMENT INSPECTOR DURING FINAL INSPECTION. 14. BUILDING SITE IS LOCATED IN A SPECIAL FLOOD ZONE. TOP OF SLAB OF FIRST FLOOR TO BE AT OR ABOVE ELEVATION 9.0 MSL (NORTH AMERICAN VERTICAL DATUM) (NATIONAL GEODETIC VERTICAL DATUM) (NAVD 88) NGVD = NAVD - 2.4' N.B.M.C. 15.50.200 (c) 1 1 I I 1 I _ 1 I I I I i 1 1 I I i - 12 28'-6" SLAB EDGE PLAN THIS PLAN IS FOR DIMENSIONAL PURPOSES ONLY. SCALE: 1/8" = 1'- 0" SLAB EDGE PLAN NOTES: A. THIS DRAWING IS FOR DIMENSIONAL PURPOSES ONLY. B. REFER TO STRUCTURAL DRAWINGS FOR HOLDOWNS, FOOTING DETAILS AND INFORMATION NOT SHOWN ON THIS PLAN. C. PLUMBING FIXTURES, CONDUITS, THRU SLAB VENT LOCATIONS, ECT. ARE APPROXIMATE UNLESS DIMENSIONED. BUILDER TO VERIFY LOCATIONS. D. SLOPE ALL PORCHES, PATIOS, STOOPS AND HARDSCAPE MATERIAL AWAY FROM BUILDING. MIN. 1/4' / FT. TYP.. E. ALL WOOD SILLS AND SLEEPERS IN CONTACT WITH CONCRETE TO BE PRESSURE TREATED. F. SOILS ENGINEER TO INSPECT AND CERTIFY THE FOLLOWING PRIOR TO POURING CONCRETE: 1. FOOTING EXCAVATION AND AND DESIGN BEARING PRESSURE. ALLEY CONCRETE 0 34_68' hb 1 I D.S.o CONCRETEH m JI NT U1 TRASH AREA D.S. �I CONCRETE I- 3'-0" LI 3'A" I MIEN. - MIN. S.B. I S.B. P/A I _ I I I I P/A Imo 1 CONC. PORCH I 5'-0" 1. DRAINAGE PIPE. 23'-6" 2016 CRC DOOR WINDOW SCHEDULES NOTES V-8" 16'-2" V-8" -- -�- --- �0`�---- 2016 CPC - CALIFORNIA FIRE CODE 2016 CFC o_ CALIFORNIA ENERGY CODE 2016 BEES WITH THE FOLLOWING PEOPLE PRESENT: OWNER, GRADING CONTRACTOR, DESIGN CIVIL CALIFORNIA GREEN BUILDING STANDARD CODE, CAL GREEN 2016 CGC I� 6" CURB SP CATIONS REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. NOTE: SFA1 SQUARE FOOTAGE ANALYSIS ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES 4. A PRE -PAVING MEETING WILL BE SCHEDULED 48 HRS PRIOR TO THE START OF SUB -GRADE NOT RELIEVED APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE T.0" 12'-0" N X-6" 4' 0" ENGINEER, GEOLOGIST AND CITY BUILIDING INSPECTOR. REQUIRED FIELD INSPECTIONS WILL BE AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT GE AL NOTES OUTLINED AT THIS MEETING to S.2 5. STRUCTURAL OBSERVATION IS REQUIRED FOR 3- STORY STRUCTURES IN THE CITY OF NEWPORT I THIRD FLOOR MING PLAN BEACH. SEE STRUCTURAL PLANS FOR THE OBSERVATION SCHEDULE. ROOF FRAMING P N P 6. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SD -2 GENERAL DETAILS SEPARATE REVIEWS AND PERMITS. FLOOR FRAMI DETAILS SD -4 ROOF DET SD -5 MISCEL NEOUS DETAILS SSW -1 SIM ON STEEL STRONG WALL DETAILS SSW -2 RrAAPSnW STEEL STRONG WALL DETAILS T-24irf TITLE 24 ENERGY REQUIREMENTS - 4.2 TITLE 24 ENERGY REQUIREMENTS CA GRADING TITLE SHEET/GENERAL NOTES 12" RECESS PRECISE GRADING PLAN C.3 EROSION CONTROL PLAN/SITE SECTION C.4 ISOILS 'v ORFUTUR SURVEY LEVATOR 8'-0" CONCRETE SLAB PER STRUCTURAL & CIVIL 12.15' TOP OF SLAB ELEV. b" CURB 6" CURB b5 ' 4 V) N I I ]"RECESS 3" RECESS FOR DOOR TRACK FOR FIREPLACE 04 ai 2 0 1 7 V-6" U ® Fri 28'-6" PqU 4pq SLAB EDGE PLAN THIS PLAN IS FOR DIMENSIONAL PURPOSES ONLY. SCALE: 1/8" = 1'- 0" SLAB EDGE PLAN NOTES: A. THIS DRAWING IS FOR DIMENSIONAL PURPOSES ONLY. B. REFER TO STRUCTURAL DRAWINGS FOR HOLDOWNS, FOOTING DETAILS AND INFORMATION NOT SHOWN ON THIS PLAN. C. PLUMBING FIXTURES, CONDUITS, THRU SLAB VENT LOCATIONS, ECT. ARE APPROXIMATE UNLESS DIMENSIONED. BUILDER TO VERIFY LOCATIONS. D. SLOPE ALL PORCHES, PATIOS, STOOPS AND HARDSCAPE MATERIAL AWAY FROM BUILDING. MIN. 1/4' / FT. TYP.. E. ALL WOOD SILLS AND SLEEPERS IN CONTACT WITH CONCRETE TO BE PRESSURE TREATED. F. SOILS ENGINEER TO INSPECT AND CERTIFY THE FOLLOWING PRIOR TO POURING CONCRETE: 1. FOOTING EXCAVATION AND AND DESIGN BEARING PRESSURE. ALLEY CONCRETE 0 34_68' hb 1 I D.S.o CONCRETEH m JI NT U1 TRASH AREA D.S. �I CONCRETE I- 3'-0" LI 3'A" I MIEN. - MIN. S.B. I S.B. P/A I _ I I I I P/A Imo 1 CONC. PORCH I 2016 CBC 1. DRAINAGE PIPE. CALIFORNIA RESIDENTIAL CODE 2016 CRC DOOR WINDOW SCHEDULES NOTES �y P/A 2, FINAL INSPECTION. CALIFORNIA MECHANICAL CODE 2016 CMC CONC CALIFORNIA PLUMBING CODE 2016 CPC WALK CALIFORNIA FIRE CODE 2016 CFC 3. APRE-GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING CALIFORNIA ENERGY CODE SITE PLAN FOOTPRINT AT 12.15' TOP OF SLAB ELEV. I SETBACK UNE 0 7n zi CONC. P/A 34.99 - CONCRETE SIDEWALK PARKWAY i I o OCEAN BOULEVARD SEE SHEET C.2 FOR r PRECISE GRADING I OF YARDS. I I (N) 36" BOX TREE Y` EUCALYPTUS SIDEROXYLON THIS PLAN IS FOR SETBACK PURPOSES ONLY. SCALE: 1 /8" = 1'- 0" TOTAL LANDSCAPING PROVIDED= 481.1 S.F. ESTABLISHMENT OF GRADE: 11.61'+ 11.56'+ 11.76'+ 11.60'=46.53' 46.53' / 4 = ESTABLISHED GRADE = 11.63' WE/I ACKNOWLEDGE THAT THE DEVELOPMENT AT 1754 OCEAN BLVD. IN NEWPORT BEACH, CA. MAY BE SUBJECT TO HAZARDS ASSOCIATED WITH FLOODING, STORMS AND SEA LEVEL RISE. WE/[ DEFERRED SUBMITTALS: AGREE TO CONFORM TO PRESENT CODES AND REGULATIONS ASSOCIATED WITH SUCH HAZARDS. FIRE SPRINKLERS SEPARATE PLAN CHECK, SEPARATE PERMIT SOUND ATTENUATION DESIGN FOR HVAC SEPARATE PLAN CHECK, SEPARATE PERMIT ---------------------- ------------------- DEFERRED SUBMITTALS TO BE REVIEWED BY THE PROJECT ARCHITECT OR ENGINEER OF RECORD Mr. Lance Lauderdale Date: AND CERTIFIED PRIOR TO SUBMITTAL FOR PLAN CHECK OR APPROVAL BY THE CITY. JOB NORTH GOVERNING CODES 1 REQUIRED INSPECTIONS: CALIFORNIA BUILDING CODE 2016 CBC 1. DRAINAGE PIPE. CALIFORNIA RESIDENTIAL CODE 2016 CRC DOOR WINDOW SCHEDULES NOTES CALIFORNIA ELECTRICAL CODE 2016 CEC 2, FINAL INSPECTION. CALIFORNIA MECHANICAL CODE 2016 CMC STAIR PLANS & SECTION CALIFORNIA PLUMBING CODE 2016 CPC D.1 CALIFORNIA FIRE CODE 2016 CFC 3. APRE-GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING CALIFORNIA ENERGY CODE 2016 BEES WITH THE FOLLOWING PEOPLE PRESENT: OWNER, GRADING CONTRACTOR, DESIGN CIVIL CALIFORNIA GREEN BUILDING STANDARD CODE, CAL GREEN 2016 CGC ENGINEER, SOILS ENGINEER, GEOLOGIST, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES. CHAPTER 15 N.B.M.C. SP CATIONS REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. NOTE: SFA1 SQUARE FOOTAGE ANALYSIS ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES 4. A PRE -PAVING MEETING WILL BE SCHEDULED 48 HRS PRIOR TO THE START OF SUB -GRADE NOT RELIEVED APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE STRUCTURAL COVER SHEET PREPERATION FOR PAVING, WITH OWNER, PAVING CONTRACTOR, CIVIL ENGINEER AND SOILS COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED SN -2 ENGINEER, GEOLOGIST AND CITY BUILIDING INSPECTOR. REQUIRED FIELD INSPECTIONS WILL BE AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT GE AL NOTES OUTLINED AT THIS MEETING YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY S.2 5. STRUCTURAL OBSERVATION IS REQUIRED FOR 3- STORY STRUCTURES IN THE CITY OF NEWPORT CONSTRUCTION AUTHORIZED BY THIS PERMIT. THIRD FLOOR MING PLAN BEACH. SEE STRUCTURAL PLANS FOR THE OBSERVATION SCHEDULE. ROOF FRAMING P N SD -1 6. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SD -2 GENERAL DETAILS SEPARATE REVIEWS AND PERMITS. SHEET INDEX 1 TITLE SHEET SITE PLAN SLAB PLAN 2 FIRST AND SECOND FLOOR PLANS 3 THIRD FLOOR PLAN ROOF PLAN 4 DOOR WINDOW SCHEDULES NOTES 5 BUILDING SECTIONS 6 EXTERIOR ELEVATIONS 7 STAIR PLANS & SECTION No. C 14146 FIRST, SECOND AND THIRD FLOOR ELECTRICAL PLAN D.1 HITECTURAL DETAILS D.2 ARCHIT AL DETAILS ` D.3 ARCH ITECTU RAL-DETAI.LS D.4 ARCHITECTURAL D GN.1 SPECIFICA S GN.2 SP CATIONS SPECIFICATIONS SFA1 SQUARE FOOTAGE ANALYSIS C.S STRUCTURAL COVER SHEET St-j,GENERAL NOTES SN -2 NERAL NOTES SN -3 GE AL NOTES S.1 FOUNDATION PLAN S.2 SECOND F10,0R FRAMING PLAN S.3 THIRD FLOOR MING PLAN S.4 ROOF FRAMING P N SD -1 FOUNDATION DETAILS SD -2 GENERAL DETAILS SD -3 FLOOR FRAMI DETAILS SD -4 ROOF DET SD -5 MISCEL NEOUS DETAILS SSW -1 SIM ON STEEL STRONG WALL DETAILS SSW -2 RrAAPSnW STEEL STRONG WALL DETAILS T-24irf TITLE 24 ENERGY REQUIREMENTS - 4.2 TITLE 24 ENERGY REQUIREMENTS CA GRADING TITLE SHEET/GENERAL NOTES C.2 PRECISE GRADING PLAN C.3 EROSION CONTROL PLAN/SITE SECTION C.4 ISOILS REPORT C.5 ITOPOGRAPHICAL SURVEY LEGAL DESCRIPTION LOT 14, BLOCK H, T.R.M. - 00518, M.M. - 017 33-36 A.P.N. 048 - 21 1-_15 15 OCCUPANCY : R-3 / U CONSTRUCTION TYPE: V B - SPRINKLERED AUTOMATIC FULLY SPRINKLERED SYSTEM PER (N.F.P.A. 13D) SPRINKLER DRAWINGS AND HYDRAULIC CALCULATIONS TO BE SUBMITTED TO PLAN CHECK AN APPROVED PRIOR TO ISSUING A BUILDING PERMIT. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. PROJECT DESCRIPTION A NEW THREE STORY RESIDENCE WITH ROOF DECK AREA CALCULATIONS LOT AREA: 34.835' x 74.82 = 2,606.35 S.F. BUILDABLE AREA: 28.82 x 64.88 = 1,869.8 S.F. 2 x BUILDABLE AREA = MAX. ENCLOSED AREA: 3,739.6 S.F. OPEN SPACE AREA MIN. REQUIRED: 1,869.8 x 15% = 280.5 S.F. OPEN SPACE AREA PROVIDED: 492.0 S.F. FOOTPRINT• = 1,611.0 S.F. FI Lo R LIVING = 11111.0 + 500.0 GARAGE AREA: = 1,611.0 S.F. SECOND FLOOR LIVING AREA: = 1,433.3 S.F. THIRD FLOOR LIVING: = 263.8 S.F. THIRD FLOOR STORAGE: = 24.1 S.F. TOTAL LIVING, STORAGE AND GARAGE: = 3,332.2 S.F. CONSULTANTS STRUCTURAL ENGINEER ENERGY CONSULTANT INNOVATIVE STRUCTURAL ENG. INC. SOUTHLAND ENERGY SHANE LOTHROP PAUL KANDARIAN 29970 TECHNOLOGY DRIVE, SUITE 108 1491 GLENNEYRE ST. MURRIETA , CA 92563 LAGUNA BEACH, CA 92651 TEL: (951) 600-0032 TEL: (949) 497.3591 shone@ISEngineers.com SURVEYOR SOILS ENGINEER RDM SURVEYING E.G.A. CONSULTANTS RON MEDEIMA 375 MONTE VISTA, SUITE C 23016 LAKE FOREST DR. COSTA MESA, CA. 92627 LAGUNA HILLS, CA 92653 TEL: (949) 642-9309 TEL: (714) 858-2924 OWNER MR. LANCE LAUDERDALE - 28672 ABANTES PLACE, LAGUNA NIGUEL CA. 92677 PH. -312-907-7977 �E' JOB 1754 OCEAN blvd. Newport Bay E. Bay ave. O Y E. BAL OA blvd. 1 1---- NORTH yUj � O � J L_"L 1ui i MIS AR dr. `� \\ 0� -' E. OCEAN blvd. E. 0 E FRONT ave. U U Pacific Ocean VICINITY MAP a 0 P.C. 09-22-2017 v �a�i1 * No. C 14146 N� en. 11.30.1 Q' 9T �� FOF CA��C.O U M ®cel 00 LLI 1 4) V e U 41 E ®��: 0 N p W4 V) W4 -d r 04 ai 2 0 1 U ® Fri o PqU 4pq � �a ®P4 P4 '14 DATE 08-30-2017 PROJECT NO. 17-18 SHEET NO. SECOND FLOOR PLAN 1,433.0 S.F. DECK 103.5 S.F. SCALE: 114" = V-0" a 5'-0" 1 1 zl VI a I NI I� I i I 1 Im Ilo TRASH/ i SERVICE TIO CONCRETE I I -_II I iv I 34 ANKLESS 1 11 31 D.3 b 19 1 9 I I 11SHOWER ARRA A SO. IN. #I 10 I n I� M to 0 fV P cn Fm A 16'-2"1 3'-8" 12 0, 28 L L,. I1OI I IL D. �I I/ W I T91-101, 3W UNDRY 1942 80"CCG.^41 18y_Q TILE ) Qom'`. c,4(if 0 CV Th 1D N O h E PANTRY ."( DF /CD79 \ A E isKITCHEN v 10 9'-0" CL'G. WOOD FLOORING 13 ISLAND 5 �I z I 50 N DF FLOOR � I I I L_ ) :L,EA,R 54 I 50 ENTRY II VOL CL'G. - WOOD FLOORING O 50 1 44 DINING 9'•0" CL'G. WOOD FLOORING 5'-0" LIVING ;o h 9'-0" CL'G. .o . WOOD FLOORING �^39 AU� U W 3 20 D.3 D.2 ( SETBACK UNE 28 I rT� I r PATIO t I 16 20 D.2 D.2 I A I I 3 I I 1 I I 4 � I -�---- ---- -1- -------------------- ---�- I I 5'-3" 5'-3" 8'-3" 8'-9" 1'-0' . 10'-6" 17'-0" 28'-6" FIRST FLOOR PLAN 1,1 1 1.0 S.F. LIVING + GARAGE 500.0 S.F. = 1,611.0 SCALE: 1/4" = 1'-0" JOB NORTH 0 LO ih P O N OFLOOR PLAN REFERENCE NOTES: 1. 48" REFRIGERATOR/FREEZER SPACE. (SELECTION BY OWNER) 2. 48" HOOD, LIGHT AND 600 CFM EXHAUST FAN. 3. 48" WIDE RANGE/OVEN. (SELECTION BY OWNER) 4. 30" WIDE CONVECTION OVEN W/MICROWAVE ABOVE. (SELECTION BY OWNER) 5. KITCHEN SINK (SELECTION BY OWNER) 6. 24" WIDE DISHWASHER. (SELECTION BY OWNER) 7. TRASH STORAGE DRAWER LOCATED IN CABINET BY "REV -A -SHELF" OR EQUAL 8. 22" DP. x 36" HT. PAINT GRADE CABINET W/MARBLE TOP AND SPLASH. 9. 24" DP. x 36" HT. PAINT GRADE CABINET W/MARBLE TOP AND SPLASH. 10. PANTRY W/7 8" DP. x FULL HEIGHT BUILT - IN PAINT GRADE SHELVES. 11. 12" DP. PAINT GRADE UPPER CABINETS. 12. 15" DP. PAINT GRADE UPPER CABINETS AT LAUNDRY o/ WASHER AND DRYER. 13. 54" W. x 114" L x 36" HT. PAINT GRADE ISLAND CABINET W/MARBLE TOP. 14. 24" DP. x 24" W. x 80" HT. LINEN CLOSET W/PAINT GRADE SHELVES. 15. RECESSED MIRRORED MEDICINE CABINET. 16. KOHLER TOILET 1.28 GAL PER FLUSH. (SELECTION BY OWNER) 17. KOHLER BATH SINK 1.5 GAL. PER MIN. (SELECTION BY OWNER) 18. KOHLER PEDESTAL BATH SINK 1.5 GAL PER MIN. (KOHLER K-2258-8) 19. 37" x 57" I.D. SHOWER W/3/8" THK. CLEAR FRAMELESS TEMPERED GLASS SLIDING DOOR W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE. 20. 35" x 48" I.D. SHOWER W/3/8" THK. CLEAR FRAMELESS TEMPERED GLASS SLIDING DOOR W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE. 21. 43" x 52" I.D. SHOWER W/ 3/8" THK. CLEAR FRAMELESS TEMPERED GLASS SWINGING DOOR W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE. 22. 32" x 57" I.D. SHOWER W/3/8" THK. CLEAR FRAMELESS TEMPERED GLASS SLIDING GLASS DOOR W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE. 23. 36" x 72" TUB W/CERAMIC TILE TO CEILING o/ FULL SETTING BED AND WATERPROOF MEMBRANE 24. 32" x 60" TUB W/CERAMIC TILE TO CEIUNG o/ FULL SETTING BED AND WATERPROOF MEMBRANE. 25. TOWEL BAR, PROVIDE BACKING AS NEEDED. 26. TOILET PAPER HOLDER, PROVIDE BACKING AS NEEDED. 27. RECESSED WATER BOX. 28. (2 LAYERS) 5/8" TYPE "X" GYP. BD. FOR 1 -HR. CONSTRUCTION AS PER C.R.C. TABLE R302.6 SHALL BE INSTALLED ON WALLS AND CEILINGS ADJACENT TO LIVING SPACE AND ALL WALLS AND POSTS SUPPORTING THE HORIZONTAL PORTION OF THE I -HR. OCCUPANCY SEPARATION. 29. 5/8" TYPE "X" GYP. BD. SHALL BE INSTALLED THROUGHOUT THE UNDERSIDE OF THE STAIR AT ALL ACCESSIBLE/ USEABLE AREAS BENEATH THE STAIR. (1 - HOUR CONSTRUCTION) CBC 1003.3.3.9 30. LINE OF CEILING HEIGHT CHANGE. 31. 4" DIA. DRYER VENT W/BACKFLAP TO OUTSIDE AIR. USE "DRYER BOX" MODEL NO. DS -425 BY IN-O-VATE TECHNOLOGIES INC REFER TO X/D.X 32. A/C CONDENSOR BY CARRIER OR APPROVED EQUAL 33. FORCED AIR UNIT LOCATED IN MECHANICAL ROOM, CENTRAL HEATING FURNACE SHALL BE OF THE DIRECT VENT TYPE ( N. F. P. A. 54:103.1) REFER TO X/D.X. 34. TANKLESS WATER HEATER 199,000 MAX. B.T.U. (48" MIN. VERTICAL CLEARANCE BENEATH) 35. TANKLESS WATER HEATER VENT TERMINATION. 36. SHELF AND POLE. ALL CLOSET SYSTEMS TO BE BY "CALIFORNIA CLOSETS" OR EQUAL. 37. SHELF AND DOUBLE POLE. ALL CLOSET SYSTEMS TO BE BY "CALIFORNIA CLOSETS" OR EQUAL 38. 30" x 30" ATTIC ACCESS PANEL SHALL BE A LISTED GASKETED DOOR ASSEMBLY AND A LISTED SELF CLOSING DEVICE. SELF CLOSING DOOR ASSEMBLY MUST MEET THE REQUIREMENTS OF SECTION 904.1.1, MUST HAVE A THRESHOLD AND DOOR SEAL AND MEET THE REQUIREMENTS OF SECTION 904.1.2, THE DOOR SHALL SWING EASILY AND FREELY. EQUIPPED WITH A SELF CLOSING DEVICE TO CAUSE THE DOOR TO CLOSE AND LATCH EACH TIME IT IS OPENED. THE CLOSING MECHANISM SHALL NOT HAVE A "HOLD - OPEN" FEATURE. ALL AIR COMBUSTION SHALL BE OBTAINED FROM THE OUTDOORS. 39. FIREPLACE BY MONTIGO, MODEL PL52DF, PERMANENTLY INSTALLED GAS -ONLY APPLIANCE W/ 2" CLEAR FROM ALL COMBUSTIBLE MATERIAL FIREPLACE SHALL BE A DIRECT VENT UNIT AND SEALED COMBUSTION TYPE. A.N.S.I. Z21.88 - 2014/C.S.A. 2-33-2014 FOR VENTED GAS FIREPLACE. PROVIDE 3" DP. RECESS IN SLAB. 40. PROVIDE COMBUSTION AIR VENT TO OUTSIDE AIR. 41. WASHER SPACE. (SELECTION BY OWNER) 42. DRYER SPACE. (SELECTION BY OWNER) 43. STAIRWAY - REFER TO 1/2' SCALE PLAN ON SHEET #7. 44. +36" HANDRAIL. 45. +42" GUARDRAIL. 46. +42" LOW WALL/GUARDRAIL W/2 x 6 1/4 "WOOD CAP RAIL 47. CLASS "A" ELASTOMERIC DECKING MATERIAL "MERKOTE" I.C.C./E.S.R. #1661 48. 4" DIA. ZURN DECK DRAIN W/OVERFLOW SCUPPER IN WALL, OR APPROVED EQUAL 49. DECORATIVE METAL INSERT IN LOW WALL, REFER TO EXTERIOR ELEVATIONS. 50. DROPPED BEAM ABOVE. Q51. 48" SQ. RIDGE SKYLIGHT BY "VELUX" N.F.R.C. LISTING NO. VEL -N-20-00030-00001 OR APPROVED EQUAL 52. DUCT CHASE, VERIFY SIZE AND LOCATION W/SUBCONTRACTOR. 53. +18" HT. x 130" W. x 24" DP. WOOD BENCH SEATING. 54. 28" DP. x 48" HT. PAINT GRADE CABINET W/MARBLE TOP. 55. 1"THICK BRICK VENEER AT CHIMNEY. (SELECTION BY OWNER) REFER TO DETAIL 12/D.2 FOR VENEER MATERIAL, BACKING AND ANCHORING. SYMBOLS LEGEND: A� --- WINDOW ( SEE SCHEDULE SHEET # 4 ) Oi DOOR ( SEE SCHEDULE SHEET # 4 ) Ol --- REFERENCE NOTES ( SEE SHEET # 2 ) Q P.C. 09-22-2017 * No. C 14146 N� en.11.30.17�Q F0 CA`\FO O U m C ® 00 CCIi w-� t �jj �c t0 ® cn �­I ) (73 �P-4 ® ®� �® I� P I� P4 O W Q� m O u q 0 P4 e DATE 08-30-2017 PROJECT NO. 17-18 SHEET' NO. 2 OVERFLOW +2" PIPED 20 SEPARATELY TYP. D.4 o -�-- -- ---�--- - -- -- - - --- , I I I I I I III I ' 1 y7o ® 17 4 : 12 I � I li�ii D.1 I I ROOF AREA #2 I I ® ®___________ i 343.1 SO. FT. OVERFLOW +2" PIPED 'I SEPARATELY TYP. SLOPE z SLOP 4 12 p r4--1'-2- I I 20 O D.4 1 = 5 I D.4 w o� THIRD�FLOOR D•1 OPEN ROOF DEC I CLR. - ! I CLR. I _, Lu N I 1 o I D.1 I I M M 1 I I 1 I I I I 17 I I I ' 1 ---T_04 I 1 3 : 12 9�1F JPS 1 '-0' I 1 17 0 I I D.1 3:12 ' I 1 48" S_] Q. I I I I --- RIDGE AT 28'-1 1" SKYLITE 1 ---1 ---- I I 18 I I I J ` D.1 5 ih r D.1 i : :: 1 3 : 12 �P��v F% 3 : 12 1 1 -6 D D I ---� _ 1 ---�--- ---- - - - - - - ------------- _ 1 - i i D.4 I D.S. is r T D FLOOR gQ D.4 II I D.a „ °< OP ROOF DECK I I 0 D C14I 1540:12 ® _ ' _ b w^ 2 1 1 "' `" 1 I DA Q D.4 I I q SLOPE I 4 1 4 :12 D.4 D.4 1 1,_6. ____ I I T I I I I SECOND FLOOR 1'-0" 2'-1" OPEN ROOF DECK 10 CLR. I N 21_011 I I I w- L 3 0 1 8 I DA 19 � 14I 1 D.1 2:_ :: I 5N,3 I I I 4 :1 D.1 1 I - CRICKET 1 _ N N 0 O OVERFLOW +2" PIPED o _i PARATELY TYP. I Nt d I Y 4:: 4 :12 1 I -0111I D.1 I 1 RIDGE 1 ROOF AREA #1 LINE F SECOND F OR - J I i �T-- --- -- ---- ---- fr, I 91.3 SQ. FT. 11 8 1 19r 0 - D.1 4:12 1 4:: ;0 D.1 I 1 ® 1 4:12 0 x 1 1 LINE - - OF FIRST FLOG D.1 1 -- -------- ----j I 14) D.S. c7 8 5 D.1 D.S. D.1 D.4 1 4 I I D.1 I I I I I - - - - -- -- -- -- - -- - - -- - -- - -- EAVES -EAVES ARE NOT PERMITTED IN ROOF PLAN GROUP R3/U AT 2 FEET OR SCALE: 1 /4" =77 0" CLOSER TO THE PROPERTY LINE ROOF PLAN NOTES: A. ROOF MATERIAL FOR UPPER 3 :12 PITCH ROOF COMPOSITION ROOFING: ASPHALT SHINGLES BY G.A.F. "TIMBERLINE SERIES", 40 YEAR, 28'-6" I.C.C. # E.S.R. - 1475 CLASS 'A' ROOFING MATERIAL. 10 B. ROOF MATERIAL FOR LOWER 4: 12 PITCH ROOF 5'-0" 18'-6" 5'-0"PRE - WEATHERED GALVALUME METAL ROOFING: 41 Joe I.C.C. # E.S.R. - 1491 CLASS 'A' ROOFING MATERIAL. INSTALL ALL ROOFING MATERIAL PER MANUFACTURER'S SPECIFICATIONS. A A COPY OF THE I.C.C. REPORT FOR ROOF COVERING WILL BE REQUIRED AND WILL BE 5 PRESENTED AT THE TIME OF INSPECTION. 20 ROOFING CONTRACTOR SHALL PROVIDE ALL REQUIRED VENTILATORS IN 20 OZ. COPPER DA I AS MANUFACTURED FOR THE PITCH OF ROOF AND TYPE OF ROOFING MATERIAL. I _ - _ _ - _ _ - _ _ _ _ _ _ _ _ _ _ _ _ - D. SEE ATTIC VENTILATION CALCULATIONS FOR COMPLIANCE INFORMATION. E. ALL VENTS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION �r INSTRUCTIONS.LINE OF SECOND FLOOR BELOW EER F PLAN FOR LOCATIONS. ' F. ALL VENT OPENINGS SHALL HAVE CORROSION - RESISTANT WIRE MESH OR 12 46 48 OTHER APPROVED MATERIAL WITH 1 /8" MIN. & 1/4" MAX. OPENING. D.3 I G. INSULATION BETWEEN ROOF FRAMING MEMBERS SHALL BE CAREFULLY CUT AWAY TO i I i ENSURE THAT FREE AIR MOVEMENT IS PROVIDED FOR EACH VENT. H. GALVANIZED SURFACE AREAS OF VENTS TO RECEIVE PAINT SHALL BE PROPERLY PRIMED AND PAINTED WITH A GOOD QUALITY METAL PAINT ONE SHADE DARKER THAN THE TILE 1 ® 1 OPEN ROOF DECK-___-�_____ i COLOR. / SLOPE SLOPE _ i 4 : t2 Cuss "A" ELAS OMERIC DECKING 1 4:12 ---- �----- K. THE ROOF SHALL BE FIRE STOPPED TO PRECLUDE ENTRY OF FLAME OR EMBERS UNDER THE "MER - KOTE" U.C./E.S.R. #1190 h Z 47 i ROOF COVERING. 2'-6" 2 - 4'-6" 0 V-8" 6'-3" i o L. PROVIDE MINIMUM 20 OZ. COPPER FLASHING AT ALL VALLEYS AND ROOF TO 46 WALL CONDITIONS. 46 w� 0 9 20 1 M. FOR AREA(S) OF 2 x FRAMED ROOF, BEARING POINT SHALL BE SET FOR 2 x 4 STUDS g �/ B THROUGHOUT 5 1 D.2 ° D. Q 1 CbN6 3 X 32 3 N. ATTIC SPACE WITH CEILING HEIGHTS GREATER THAN SIX FEET SHALL NOT CONTAIN ANY Ft 16 - L - ml AIR REGISTERS, ELECTRICAL OUTLETS, OR LIGHTING OTHER THAN IS REQUIRED BY CODE. o 24 25 SHALL NOT CONTAIN ANY INSULATION, DRYWALL, OR SIMILAR INTERIOR WALL FINISHING I O M M 0 1 MATERIAL ..... E $ i 8 22 10 0 3 3_, S:_0:: - 26 D.3 ?I I � ATTIC VENT CALCULATION :. STORAGE 1: SLOPING CL'G. 17 ( " i'i' SHOWER AREA 0' 26 SLOPI L 1,024 SO. IN. MIN. ATTIC AREA # 1 = 75.5 SQ. FT. X 144 / 150 = 72.4 SQ. IN. REQUIRED VENTILATION ��m . RE . BATH 5 7k10VIDESO IN USE: (2) LOUVERED SCREENED VENTS = 72 SQ. IN. EA. NET FREE AREA, 144 SQ. IN. TOTAL. ' %% LOPING CL'G. ' 144 SQ. IN. VENTILATION PROVIDED. +p+ .... :. - .....:::. :...: ::::::..- is la 13 ATTIC AREA # 2 = 343.1 SQ. FT. X 144 / 150 = 329.3 SQ. IN. REQUIRED VENTILATION USE: (5) LOUVERED SCREENED VENTS = 72 SQ. IN. EA. NET FREE AREA, 360 SQ. IN. TOTAL. I 7:-1" \ I 25 0N' I 360 SQ. IN. VENTILATION PROVIDED. 15R. 44 RETREAT aaz a:1z --- SLOPING CL'G. I I DORMER IVENT I ® 172 SQ. IN. EACH I WOOD FLOORING - - - - 71 11 1 L - - J OPEN TO 1 - O I BELOW 10 I 10 N I r \ I- B I N S I / C1 \ I ' 50 I I V_ 'O 4 14'-6"10 I 0 D.4/ 1 43 ' 0 .................................... I I Z ® Q N i 50 M I 46 1 DA Z 3:12 3:12 � N IW oI I 1 f� _ SLDPE 48 0 I 47 OPE ROOF DECK �I I COVERED RCgF DECK Z 4 2 I �. m i CLA "A" ELASTOMERIC DECKING SLOPING CL'G. _ LO 5 O Q I I CLASS "A" ELASTOMERIC PECKING / 5 10 4b SLOPE SLOPE 53 t A/C A ELL 47 I 1 4 :12 I I 1 4 :12 I I j ELA OMERIC DECKING I 48 � SECOND FLOOR 2 OPEN ROOF DECK 49 0 CLASS "A" ELASTOMERIC DECK NG 4 46 4 0 I D i 47 w D.4 D.4 0 I D 5 I 46 N tSLC Pie lei I 11'-0" 6-3" 6'.3" 148 I I I 8 DA I I I I LINE OF FLOOR BELOW I I I II I I I I LLINE OF FIRST FLOOR BELOW J ' I ' I I I A I 5 I I I I I 28:_6" ------------------------- - -- -- -- THIRD FLOOR PLAN 263.8 S.F. LIVING SCALE: 1/4" = V-0" 12 ]3 TOP PLATE , CL -G. GT.- TOP PLATE +I 04 STORAGE ;0 h 12 v �4 '^ 111�iop OF PLY. U1 OP OF PLY. , JOB NORTH BUILDING SECTION SCALE: 1 /4" = V-0" SYMBOLS LEGEND: E--- WINDOW ( SEE SCHEDULE SHEET # 4 ) O--- DOOR ( SEE SCHEDULE SHEET # 4 ) O--- REFERENCE NOTES ( SEE SHEET # 2 ) Q M P N r * 12 ]3 TOP PLATE , CL -G. GT.- TOP PLATE +I 04 STORAGE ;0 h 12 v �4 '^ 111�iop OF PLY. U1 OP OF PLY. , JOB NORTH BUILDING SECTION SCALE: 1 /4" = V-0" SYMBOLS LEGEND: E--- WINDOW ( SEE SCHEDULE SHEET # 4 ) O--- DOOR ( SEE SCHEDULE SHEET # 4 ) O--- REFERENCE NOTES ( SEE SHEET # 2 ) Q P.C. 09-22-2017 * No. C 14146 U'l en.11.30.17 Q yr �2 FOF CA`�FO W4 U V) ® 00 00 V U I 0) u�� U ®� o O O� O r� O bO� P4 Pm O ® �u x U O Pq u un w e DATE 08-30-2017 PROJECT NO. 17-18 SHEET NO. 3 121 EQUIPMENT SCHEDULE SYM.1APPLIANCE1 # MFR. MODEL SIZE REMARKS KITCHEN A KITCHEN SINK REMARKS lO 1.5 GAL. PER MINUTE @ 60 P.S.I. B DISHWASHER ASKO 0.32 24" WIDE KOLBE C RANGE/ OVEN WOLF 2'-0" X 4'-0" 48" WIDE DUTCH DOOR D RANGE HOOD VENTA - HOOD Cp`\�Q� 48" WIDE E CONVECTION OVEN 1 3/4" EXTERIOR SWINGING 30" WIDE 0.32 F REF./FREEZER SUB ZERO CASEMENT 48" WIDE G MICROWAVE OVEN TEMPERED 30" WIDE LAUNDRY H WASHER BY OWNER 1 3/4" EXTERIOR SWINGING NONE J DRYER BY OWNER GARAGE MAN DOOR �- BATH 2 K SINK KOHLER 1.5 GAL. PER MINUTE @ 60 P.S.I. L TOILET KOHLER 16 -0 X 8 -0 - 1.28 GALLONS PER FLUSH M SHOWER TUB KOHLER 2.0 GAL. PER MINUTE @ 80 P.S.I. BATH 3 N SINK KOHLER TEMPERED LL 1.5 GAL PER MINUTE @ 60 P.S.I. P TOILET KOHLER O5 12'-0" X 8'-0" 1.28 GALLONS PER FLUSH Q SHOWER TUB KOHLER 0.23 2.0 GAL PER MINUTE @ 80 P.S.L. BATH 4 R SINK KOHLER HOUSE TO GWWA= SOFLID OI RE NONE 1.5 GAL PER MINUTE @ 60 P.S.I. S TOILET KOHLER 1.28 GALLONS PER FLUSH T SHOWER TUB KOHLER 2.0 GAL PER MINUTE @ 80 P.S.I. BATH 5 U SINK KOHLER 1 3/8" INTERIOR SWINGING 1.5 GAL PER MINUTE @ 60 P.S.I. y TOILET KOHLER 1.28 GALLONS PER FLUSH W SHOWER TUB KOHLER X 6'-8" 1 3/8" 2.0 GAL. PER MINUTE @ 80 P.S.I. MASTER BATH X SINK KOHLER 1.5 GAL PER MINUTE @ 60 P.S.I. Y TOILET KOHLER X 6'-8" 1 3/8" 1.28 GALLONS PER FLUSH Z BATHTUB KOHLER 2.0 GAL. PER MINUTE @ 80 P.S.I. Al SHOWER KOHLER 10 2'-8" X 7'-6" 2.0 GAL. PER MINUTE @ 80 P.S.I. gi TUB VALVE KOHLER 0.23 2.0 GAL, PER MINUTE @ 80 P.S.I. DOOR SCHEDULE P.C. 09-22-2017 # SIZE THK TYPE LAZ'G. U-VAL. SHGC MFR. REMARKS lO 3'-0" X 8'-0" 1 3/4" EXTERIOR SWINGING LOW E 0.32 0.23 KOLBE ENTRY DOOR ❑B 2'-0" X 4'-0" CASEMENT DUTCH DOOR TEMPERED Cp`\�Q� STEEL DOOR, JAMB, SILL O2 2'-6" X 7'-6" 1 3/4" EXTERIOR SWINGING LOW E 0.32 0.23 I4 2'-0" X 2'-6" CASEMENT DUTCH DOOR TEMPERED O 2'-6" X 6'-8" 1 3/4" EXTERIOR SWINGING NONE NONE NONE GARAGE MAN DOOR �- ' ® 00 IN RATED JAMB ASSEMBLY v)O 4 16 -0 X 8 -0 - OVERHEAD SECTIONAL LOW E 0.32 0.23 ® GARAGE DOOR TEMPERED LL L O5 12'-0" X 8'-0" - MULTI - FOLD GLASS DOOR LOW E TEMPERED 0.32 0.23 4 LEAVES O6 2'-8" X 6'-8" 1 3/4" HOUSE TO GWWA= SOFLID OI RE NONE NONE NONE I� OR W/ SELF CLOS R EMBLY JAMB SELO SELF LATCHIN TEMPERED 2'-4" X 6'-8" 1 3/8" INTERIOR SWINGING u EF 2'-6" X 4'-6" O2'-8" X 6'-8" 1 3/8" INTERIOR SWINGING ®€-1 ❑G O2'41 X 6'-8" 1 3/8" INTERIOR SWINGING 10 2'-8" X 7'-6" 1 3/4" EXTERIOR SWINGING LOW E 0.32 0.23 TEMPERED ❑J 2'-6" X 4'-0" CASEMENT 11 3'-8" X 7'-6" 1 3/8" SLIDING BARN DOOR NONE NONE NONE 12 2'-4" X 7'-6" 2'-6" X 3'-0" CASEMENT INTERIOR SWINGING o 13 2'-6" X 7'-6" 4'-0" X 4'-0" INTERIOR SWINGING LOW E O U � 04 PA u 14 3'-0" X 7'-6" �pp INTERIOR SWINGING TEMPERED 0 P4 �M 2'-6" X 4'-0" CASEMENT LOW E DATE 08-30-2017 PROJECT NO. Z15 6'-0" X 7'-6" - BEVELED MIRRORED TEMPERED 4 FRAMELESS O 16 2'-6" X 7'-6" 1 3/8" INTERIOR SWINGING NONE ❑P 2'-0" X 2'-0" CASEMENT Z F2 2'-6" X 4'-0" CASEMENT W17 2'-4" X 7'-6" INTERIOR SWINGING N 18 2'-6" X 7'-6" ❑R INTERIOR SWINGING 2'-6" X 4'-0" oe 19 5'-0" X 7'-6"- 81- PASS BEVELED MIRRORED TEMPERED FRAMELESS 20 5'-0" X 7'-6" - BI - PASS BEVELED MIRRORED TEMPERED W FRAMELESS ❑S 21 2'-6" X 7'-6" 1 3/8" INTERIOR SWINGING NONE 22 2'-4" X 7'-6" 1 3/8" INTERIOR SWINGING NONE 23 6'-0" X 6'-8" - SLIDING GLASS DOOR LOW E TEMPERED 0.32 0.23 2 LEAVES cold CASEMENT 24 2'-6" X 5'-6" 1 3/4" EXTERIOR SWINGING NONE NONE NONE =25 6'-0" X 6'-8" - SLIDING GLASS DOOR LOW E TEMPERED 0.32 0.23 2 LEAVES 2'-6" X 4'-0" CASEMENT ❑W 2'-0" X 2'-0" CASEMENT 25 2'-4" X 6'-8" 13/8 INTERIOR SWINGING NONE NONE NONE ❑X DOOR NOTES: 1. MIRROR WARDROBE DOORS SHALL MEET THE IMPACT TEST REQUIREMENTS FOR SAFETY GLAZING PER C.B.C. STANDARD #54-2, PART II. 2. GARAGE DOORS SHALL BE PROVIDED WITH GARAGE DOOR OPENERS. 3. SEE TITLE -24 ENERGY CALUCATIONS FOR GLAZING AND WEATHERSTRIPING SPECIFICATIONS AND REQUIREMENTS. 4. ALL GLASS SHALL CONFORM TO THE RELATED PROVISIONS OF FEDERAL SPECIFICATION DD -G-1403 FOR TEMPERED GLASS. GLAZING SHALL CONFORM TO PROVISION OF THE'SAFETY STANDARD FOR ARCHITECTURAL GLAZING MATERIAL (16CFR 1201). S. ALL DOORS AND HARDWARE SHALL CONFORM TO CITY RESIDENTIAL SECURITY REGULATIONS AND ORDINANCES. 6. EXTERIOR SLIDING DOORS TO BE BY FLEETWOOD U.N.O. W/ COLOR BY OWNER. 7. ALL INTERIOR DOORS TO BE STAIN GRADE ALDER OR APPROVED EQUAL. WITH PAINTED JAMB AND CASING. 8. ALL GLAZING IN EXTERIOR DOORS TO BE DUAL PANED, LOW - E. 9. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. 10. DUTCH DOORS TO BE BY SMITH MILLWORKS. (949) 650 - 4520 FLOOR PLAN NOTES: WINDOW NOTES: i. MUNTIN PATTERNS MAY VARY FOR SIMILAR WINDOWS. REFER TO ELEVATIONS FOR ACTUAL MUNTIN PATTERNS SPECIFIC FOR EACH WINDOW. 2. ALL BEDROOMS SHALL HAVE AT LEAST ONE DOOR OR OPERABLE WINDOW FOR EMERGENCY ESCAPE. ESCAPE WINDOWS SHALL HAVE A MINIMUM NET CLEAR OPENABLE AREA OF 5.7 SQ. FT. WITH A MINIMUM CLEAR HEIGHT OF 24", A MINIMUM CLEAR WIDTH OF 20" AND A MAXIMUM BOTTOM OF WINDOW OPENING HEIGHT OF 44" ABOVE THE FINISHED FLOOR. 3. WINDOW CONTROL OPENING DEVICE SHALL NOT REDUCE THE REQUIRED NET CLEAR OPENING AREA OF THE WINDOW. R 312.2.2. 4. SEE TITLE -24 ENERGY CALCULATIONS FOR GLAZING AND WEATHERSTRIPPING SPECIFICATIONS AND REQUIREMENTS. S. ALL GLASS SHALL CONFORM TO THE RELATED PROVISIONS OF FEDERAL SPECIFICATION DD -G-1403 FOR TEMPERED GLASS. GLAZING SHALL CONFORM TO PROVISION OF THE'SAFETY STANDARD FOR ARCHITECTURAL GLAZING MATERIAL (I 6CFR 1201). 6. ALL WINDOWS AND HARDWARE SHALL CONFORM TO CITY RESIDENTIAL SECURITY REGULATIONS AND ORDINANCES. 7. ALL TEMPERED GLASS AT WINDOWS AND DOORS TO BE PERMANENTLY ETCH MARKED. WINDOW SCHEDULE P.C. 09-22-2017 SYM SIZE I OPERATION GLAZ'G. MATERIAL U -VALUE SHGc I MFR. I REMARKS FA 2'-6" X 2'-6" CASEMENT LOW E WOOD CLAD 0.32 0.23 KOLBE ❑B 2'-0" X 4'-0" CASEMENT en.11.30.17�Q 9r6OF Cp`\�Q� N❑C I4 2'-0" X 2'-6" CASEMENT E U ' ® 00 2'-0" X 2'-6" CASEMENT V) � U t ® pq tEA LL L WH pq ❑E 2'-6" X 4'-6" CASEMENT LOW E I� TEMPERED u EF 2'-6" X 4'-6" CASEMENT LOW E ®€-1 ❑G 2'-6" X 4'-6" CASEMENT ❑H 6'-0" X 5'-0" SLIDER ❑J 2'-6" X 4'-0" CASEMENT ❑K 2'-6" X 3'-0" CASEMENT o 4'-0" X 4'-0" SLIDER LOW E O U � 04 PA u �pp TEMPERED 0 P4 �M 2'-6" X 4'-0" CASEMENT LOW E DATE 08-30-2017 PROJECT NO. 17-18 ❑N 2'-6" X 4'-0" CASEMENT 4 Q ❑P 2'-0" X 2'-0" CASEMENT Z F2 2'-6" X 4'-0" CASEMENT O ❑R 2'-6" X 4'-0" CASEMENT W ❑S 2'-6" X 4'-0" CASEMENT N ❑T 2'-6" X 4'-0" CASEMENT ❑U 2'-6" X 4'-0" CASEMENT ❑V 2'-6" X 4'-0" CASEMENT ❑W 2'-0" X 2'-0" CASEMENT ❑X 2'-6" X 4'-0" CASEMENT LOW E TEMPERED FYI 2'-6" X 4'-0" CASEMENT LOW E ❑Z 2'-6" X 4'-0" CASEMENT 0 Al 4'-6" X 4'-0" SLIDER (� B1 4'-6" X 4'-0" FIXED LOW E TEMPERED Cl 4'-0" X 4'-0" FIXED SKYLIGHT LOW E UAL GLAZIN ALUMINUM 0.48 0.37 "VELUX" SKYLIGHT WUTHERMAL 8. ALL WINDOWS TO BE KOLBE OR EQ., WOOD W/ KYNAR FINISH, DUAL PANE LOW -E GL. 9. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. A. ALL PERIMETER WALLS ARE 2 x 6 STUD FRAMED AT FIRST AND SECOND FLOORS, ALL INTERIOR WALLS ARE 2 x 4 STUD FRAMED UNLESS NOTED OTHERWISE. B. ALL WALLS, CEILINGS, WRAPPED BEAMS & COLUMNS IN GARAGE SHALL HAVE 5/8" TYPE 'X' DRYWALL PER C.B.C. TABLE R302.6, 2 LAYERS AT GARAGE CEILING C. INSULATION TO BE MAXIMUM AS WALL CAVITY ALLOWS. D. WALL COVERINGS AT SHOWERS OR TUB W/ SHOWERS TO BE CEMENT PLASTER W/ WATERPROOF MEMBRANE, TILE OR APPROVED EQUAL TO CLG. MATERIALS OTHER THAN STRUCTURAL ELEMENTS TO BE MOISTURE RESISTANT. PER C.B.C. SECTION 1210.3 E. NET AREA OF SHOWER RECEPTOR SHALL BE NOT LESS THAN, 1,024 SQ. IN. OF FLOOR AREA, AND ENCOMPASS 30 INCH DIAMETER CIRCLE PER C.B.C. SECTION R307.1 AND C.P.C. 411.7 F. ALL GLAZING LESS THAN 60" ABOVE A SHOWER OR TUB FLOOR SHALL BE MADE OF SAFETY GLAZING. PER C.B.C. SECTION R308.4, ITEM 5. G. CONTRACTOR TO VERIFY ATTIC ACCESS LOCATION. H. WATER CLOSETS TO HAVE CLEARANCE OF 24" MIN. IN FRONT, 15" MIN. FROM C TO SIDEWALL OR OBSTRUCTION (CABINET, ETC.) J. LANDING LENGTHS AT DOORS SHALL BE A MINIMUM OF 36 INCHES IN THE DIRECTION OF TRAVEL O K. ALL PLUMBING FIXTURES SHALL COMPLY WITH THE MAXIMUM FLOW RATES AS NOTED IN THE RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS. REFER TO R.M.R. SHEET. L. APPROVED ACOUSTICAL SEALANT SHALL BE PROVIDED ALONG THE JOINT BETWEEN THE FLOOR AND THE SEPARATION WALL M. ALL PENETRATIONS INTO SOUND - RATED PARTITIONS OF FLOOR - CEILING ASSEMBLIES SHALL BE SEALED WITH AN APPROVED PERMANENT RESILIENT SEALANT. N. ALL RIGID CONDUIT, DUCTS, PLUMBING PIPES AND APPLIANCE VENTS LOCATED IN SOUND ASSEMBLIES SHALL BE ISOLATED FROM THE BUILDING CONSTRUCTION BY MEANS OF RESILIENT SLEEVES, MOUNTS OR MINIMUM 1/4" THICK APPROVED RESILIENT MATERIAL 0 P.C. 09-22-2017 ,Ste Acti�,, * No. C 14146 en.11.30.17�Q 9r6OF Cp`\�Q� I4 E U ' ® 00 C� V) � U t ® pq tEA L WH pq I� u C9j ®€-1 o O U � 04 PA u �pp f4 0 P4 DATE 08-30-2017 PROJECT NO. 17-18 SHEET NO. 4 9 e 0 0 0 SD.1 SD.7 SD.1 BUILDING SECTION MAXIMUM RIDG@ HEIGHT 40.63' , 20 \ �� 2 SD.1 SD. t BUILDING SECTION SCALE: 1/4" = 1'-0" LY I 1 4 0 28 SD.1 MAXIMUM RIDGE HEIGHT 40.63' 'DEIK11- 24 3r- \\ ��OPEN ROOF DECK COVE D ROOF A/C WELL - 30 23 17 'O Zco \ M SLOPEt � sioPE �\ ---- --------- Z J t D t X 14 11 MASTER 10 t 2 MASTER BATHRO04 FOYER MASTER CLOSET 6 P N W16 20 LINE OF MASTER o ( BEDROOM BEYOND OIL t O t ~ 122 t C ' 14 11 h10 11 K TCHE 15 EST. GRADE 11.63' 1 ADE 11. 3' - - - BUILDING SECTION SCALE: 1/4" = l'-0" TOP OFI LOPPLATE t t 10 i 10 24 TUOP PLY. RDEC _PLATT 5 9 i LJ OP OF PLY.. OP �P-LA-T� -x-151 I L -J t 11 - 0 t 12 0, i 7 5' T P OF SLAB. 2 SD.1 SCALE: 1/4" = 1'-0" 0. EST. GRADE 1 12 -``4 � �� 12.65' TOP OF 97 9 c c ❑BUILDING SECTION NOTES 1. CLASS W RATED ROOFING, SEE ROOF PLAN NOTES FOR TYPE. 2. PLYWOOD 5/8" THK. MIN. ROOF SHEATHING, REFER TO STRUCTURAL PLANS. PROVIDE RADIANT BARRIER W/FOIL ONE SIDE, FACING ATTIC TYPICAL AT ROOF SHEATHING. 3. 2 x ROOF RAFTERS, REFER TO STRUCTURAL PLANS. 4. RIDGE BEAM, REFER TO STRUCTURAL PLANS. 5. 2 x WOOD DOUBLE TOP PLATE. 6. 2 x WOOD SILL PLATE. 7. 2 x WOOD SOLE PLATE. 8. 2 x WOOD STUDS AT 16" O.C. 9. WOOD HEADER, REFER TO STRUCTURAL PLANS. 10. WOOD BEAM, REFER TO STRUCTURAL PLANS. 11. FIBERBATT INSULATION PER TITLE - 24 ENERGY CALCULATIONS. 12. 7/8" THICK EXTERIOR PLASTER. 13. 5/8" THICK TYPE "X" GYP. BOARD. 14. 5/8" THICK GYP. BOARD. 15. CONCRETE SLAB, REFER TO STRUCTURAL PLANS. 16. 1 1/8" THK. PLYWOOD FLOOR SHEATHING, REFER TO STRUCTURAL PLANS. 17. 2 x DECK JOISTS, REFER TO STRUCTURAL PLANS. 18. (2 LAYERS) 5/8" TYPE "X" GYP. BD. FOR 1 -HR. CONSTRUCTION AS PER C.R.C. TABLE R302.6 SHALL BE INSTALLED ON WALLS AND CEILINGS ADJACENT TO LIVING SPACE AND ALL WALLS AND POSTS SUPPORTING THE HORIZONTAL PORTION OF THE 1 -HR. OCCUPANCY SEPARATION. 19. ALL WALLS, CEILINGS, WRAPPED BEAMS & COLUMNS IN GARAGE AND USEABLE SPACES UNDERNEATH STAIRWAYS SHALL HAVE 5/8" TYPE 'X' DRYWALL C.R.C. TABLE R302.6 20. 2 x WOOD FLOOR JOISTS. 21. 2 x CEILING JOISTS, REFER TO STRUCTURAL PLAN. 22. 2 x WOOD BLOCKING. 23. CLASS "A" ELASTOMERIC DECKING MATERIAL, "MERKOTE" I.C.C./E.S.R. #1661. 24. GUARD RAILING AT +42" O.A. 25. EXTERIOR SIDING, REFER TO EXTERIOR ELEVATIONS. 26. 2 x ROOF JOISTS, REFER TO STRUCTURAL PLANS. 27. 2 x 4 CLEAT. 28. 2 x 6 V - JOINT TONGUE AND GROOVE. 29. FURR CEILING DOWN AS NEEDED TO ALLOW FOR INSULATION. 30. 3/4" THK. PLYWOOD DECK SHEATHING, REFER TO STRUCTURAL PLANS. 31. 20 OZ. COPPER FLASHING W/ HEMMED EDGE. 32. BLOWN - IN HIGH DENSITY FOAM INSULATION W/NO AIR GAPS. BUILDING SECTION SCALE: 1 /4" = 1 TOP OF SLAB r. GRADE 1 1.63' Ql P.C. 09-22-2017 ��SQ�RD �C�Sj * No. C 14146 en.11.30.17 Q 2 9T�OF Cp4\(A� u fi7 E e�7 ®00 M I� C� CPQ N U ®Pq� 3 pq z u V) pq W 9 O Pq u e P4 LT -1 Qi � ti p DATE 1 OOD -201/ PR 17-18O SHEEP NO. 5 MAXIMUM RIDGE HEIGHT 40.63' TOP PLATE ----------_-_-- 1 1 11 i n I 34 co i In i TOP OF PLY. AT RAISED DECK AREA a o10 I / 12 W 1 � 4 O TOP PLATE CL - - - - O 1 37 r 1 30 h 0 1 24 1 3 31 TIP OF S 15' EST. GRADE 1 1.63' 12 / 8 13.2 13.2 EXTERIOR PLASTER SPECIFICATION DI 101 1 7 19 3 El�mml Failm TOP PLATE 14 20 iq--�---- 1 o i 12 -(� j ------ --- -- --- LJ I I I �4 I I N -------°-------I TOP OF E"_.3RD I I TOP OF PLY. 67 vi - - -u--u- - 11 TOP PLATE u II I JI II to �--- q `T II f °o II 35 II II 35 co TOP OF PLY.I I / I o TOP OF PLY. I I 3 t i °4 I I I it I q N I II 1 II I it 13.2 II I - II \ I f 2 II I _� _ II 17 II 13.2 I I C4 I I o I I TOPOFCURB_12.65'___-_ _ �- 4 1 D.2 1 RIGHT ELEVATION SCALE: 1/4" = 1'-0" A. ALL WORK IS TO BE DONE IN CONFORMANCE WITH 2016 C.B.C. F. PLASTERING SHALL NOT BE LESS THAN (3) COATS WHEN APPLIED OVER 24. 1 �► METAL LATH. B. ALL EXPANDED METAL LATH ("K -LATH") AND LATH NAILING TO BE OF TOP PLATE REFER TO DETAIL 12/13.2 FOR VENEER MATERIAL, BACKING AND ANCHORING. 1 CORROSION RESISTANT MATERIAL. G. THE FIRST COAT SHALL BE APPLIED W/ SUFFICIENT MATERIAL AND 9rFOF CA`\�� I i PRESSURE TO FILL SOLIDLY ALL OPENINGS IN THE LATH. THE SURFACE C. LATH SHALL BE FASTENED WITH 1-1/2" LONG X 11 GA. BARRED NAILS 27. SHALL BE SCORED SUFFICIENT ROUGH TO PROVIDE ADEQUATE BONDING 3. WITH 7/16" HEADS, NAILED 6" O.C. HORIZONTAL AND VERTICAL. 1 OF THE SECOND COAT. D. A WEATHER RESISTANT BARRIER OF (2) LAYERS OF GRADE "D" BLDG. H. SECOND COAT SHALL BE BROUGHT OUT TO PROPER THICKNESS RODDED PAPER IS TO BE INSTALLED OVER STUDS OR PLYWOOD SHEATHING. 28. AND FLOATED SUFFICIENTLY ROUGH TO BOND THE FINISH COAT. THE 4. 1 1/2" x 3" WOOD CORNER BOARD TRIM. 16. SECOND COAT SHALL HAVE A MAX. VARIATION OF 3/16" IN ANY DIRECTION E. AN APPROVED G.I. SCREED W/ A MIN. VERT. FLANGE OF 3-1/2" IS U UNDER A 5' STRAIGHT EDGE. W °° TO BE INSTALLED NO LESS THAN 2" BELOW THE FOUNDATION PLATE LINE 29. 2" x 3" 20 OZ. COPPER DOWNSPOUT. S. ON ALL PLASTERED WALLS, AND 2" ABOVE ADJOINING SLAB WORK. J. FINAL COAT SHALL HAVE TEXTURE APPROVED BY OWNER. 9 7 8 TOP OF RIDGE 34 37 ------------ 72 12 TOP PLATE -�3 TOP PLATE_ 20 19 35 5 y 1 D.4 14 36 DA +I I 14 D.1 r eo v 1 10 r15 --------------- 4 - -- co o C4 Vo -1 TOP OF PLY. I 22 TOP PLATE_-_� - - -- - I 1 9 1 I oa 0 1 aDC do I C4 � 1 1 TOP OF PLY. - - TOP PLATE 1 4 1 13.3 I e 13 0 16 ❑ o. 1 I 35 I 1 TOP OF SLAB 12.15' I - - - - - - ADE 11.63' *mmowm`7 U ELEVATION NOTES: 91 0 T T T1 FRONT ELEVATION SCALE: 1/4 11 = 1'-0" 1. 1 I 1 1 31 1 24. 1 �► Di _ TOP OF PLY. 1 TOP PLATE REFER TO DETAIL 12/13.2 FOR VENEER MATERIAL, BACKING AND ANCHORING. 1 EXTERIOR HORIZONTAL SIDING W/6" EXPOSURE. (SELECTION BY OWNER) I 20 OZ. COPPER FLASHING W/ HEMMED EDGE. 9rFOF CA`\�� I i I GATE i 27. 2 x 3 WOOD TRIM. 3. EXTERIOR HORIZONTAL SIDING. (SELECTION BY OWNER) 1 20 OZ. COPPER STUCCO SCREED LOCATED 2" BELOW PLATE OR 2" ABV FIN. SURFACE. - I TOP OF SLAB 12.15' U ELEVATION NOTES: 91 0 T T T1 FRONT ELEVATION SCALE: 1/4 11 = 1'-0" 1. 7/8" THICK EXTERIOR PLASTER. 13. EXTERIOR LIGHT FIXTURE. (SELECTION BY OWNER) 24. 1" THICK BRICK VENEER AT CHIMNEY. (SELECTION BY OWNER) �► Di REFER TO DETAIL 12/13.2 FOR VENEER MATERIAL, BACKING AND ANCHORING. 2. EXTERIOR HORIZONTAL SIDING W/6" EXPOSURE. (SELECTION BY OWNER) 14. 20 OZ. COPPER FLASHING W/ HEMMED EDGE. 9rFOF CA`\�� I u 27. 2 x 3 WOOD TRIM. 3. EXTERIOR HORIZONTAL SIDING. (SELECTION BY OWNER) 15. 20 OZ. COPPER STUCCO SCREED LOCATED 2" BELOW PLATE OR 2" ABV FIN. SURFACE. 28. 14" x 18" SCREENED, LOUVERED ATTIC VENT. 4. 1 1/2" x 3" WOOD CORNER BOARD TRIM. 16. ELECTRIC METER, VERIFY EXACT LOCATION, E 35 U I W °° 29. 2" x 3" 20 OZ. COPPER DOWNSPOUT. S. DECORATIVE METAL INSERT. 17. GAS METER, VERIFY EXACT LOCATION. I 3 II 12 , 14 30. CONTINUOUS RAIN GUTTER, 3 3/4" x 4 1 /2" OGEE, 20 OZ. COPPER 6. FLAT METAL ROOF ELEMENT. 18. PROVIDE ADDRESS NUMBERS PLACED IN A POSITION THAT IS PLAINLY VISIBLE _ TOP PLATE OI TOP OF PLY_ TOP OF PLY. FROM THE STREET OR ROAD FRONTING PROPERTY. NUMBERS SHALL CONTRAST 31. 2" DIA. DOWNSPOUT LOCATED IN WALL CAVITY. 7. FASCIA BOARD, REFER TO DETAIL FOR SIZE AND SHAPE. W/ BACKGROUND, BE ARABIC OR ALPHABETIC LETTERS AND SHALL BE A MIN. ~ TOP_ PLATE OF 4" HIGH W/A MINIMUM STROKE OF 1/2' PER SECTION (R319.1 CRC) 32. TANKLESS WATER HEATER 199,000 MAX. B.T.U. (48" MIN. VERTICAL 8. BARGE BOARD, REFER TO DETAIL FOR SIZE AND SHAPE. 1 1 - CLEARANCE BENEATH) II 19. LOW WALL W/WOOD CAP @ +42- 9. EXPOSED 4 x 6 RAFTER TAILS AT 2'-0" O.C. 33. METAL LEADER BOX MOUNTED TO WALL. 20. ENTRY DOOR WITH INTERLOCKING BRONZE WEATHER STRIPPING. 10. CLASS W RATED ROOFING, SEE ROOF PLAN FOR SELECTION. 11 34. 6 x 6 OUTLOOKER BEAMS. 1 21.4x6POST. 11. STANDING SEAM METAL ROOFING MATERIAL, PER ROOF PLAN. o 35. COLOR COAT o/ HIGH DENSITY FOAM TRIM o/BROWN COAT. o 22. 1 1/2" x 3" TRIM SURROUND. 12. OVERHEAD SECTIONAL GARAGE DOOR. w I 36. 3" DIA. 20 OZ. COPPER DOWNSPOUT. 23. 1 1/2" x 3 WATERTABLE TRIM. 37. CONTINUOUS RAIN GUTTER, 5" 1/2 ROUND, 20 OZ. COPPER. NOTE: COVERED DECK SHALL BE MAINTAINED AS 100% OPEN, NO WINDOWS, DOORS, ETC. SHALL BE ADDED i 1 7 10 THAT WOULD REDUCE THE OPEN SIDE. 10 2 8 34 1 35 10 D 1 ----- - _ - _ - _ - _ _ 40_.63' MAXIMUM RIDGE HEIGHT 12 TOP PLATE. I v TOP PLkE 3r- 1p 21 37 "WAU Kul u LEFT ELEVATION @ SCALE: 1 /4" = 1'-0" 1 I u u 19 20 9 11 I DA 1 - I 14 11 1 12 D.1 00 34 1 --- -- o - _ - TOP OF PLY Z I TOP OFiPLY. 0 10 71 12 - r7l- 3 h i TOP PLATE - - �l I I �► Di 1 * 9 No. C 14146 vJ Ren.11.30.172Q 9rFOF CA`\�� I u 13.2 b U 1 1 90 01 1 a \ D.2 / \ I l ;o E 35 U I W °° r -A ca 8 N of I 3 II 12 , 14 1 D.2 I I Q I _ TOP PLATE OI TOP OF PLY_ TOP OF PLY. Oa _ - - - - ~ TOP_ PLATE 37 1 1 - 6 II P4 4 II 13.3 11 5 h 1 13.3 o o - o 32 WHWH w I W 0 35 1 -q U 6 a 1 Iq u 24 I P'y o I D. SLAB 1 11.63' I I 15 I I I 1 U --LOPIPE CURB 12.65'_-j ) REAR ELEVATION 12 D2 SCALE: 1/411 = 1'-0" Ql P.C. 09-22-2017 L���AR Ccti�rR * No. C 14146 vJ Ren.11.30.172Q 9rFOF CA`\�� u b U a �®cq E b U I r -A ca P4 pq 4 pli P4 WHWH w W 0 � -q U �� a Iq u pq P'y o DATE 08-30-2017 PROJECT NO. 17-18 SHEEP NO. 6 +36" HAND +36" HAND STAIR SECTION SCALE: 1/2" = 1'-0" h - Q N Q W D 10 M W LO W N STAIR NOTES: 1. STAIRWAYS PER R311.7 2. SPIRAL STAIRWAYS PER R311.7.10.1 3. STAIR TREADS AND RISERS PER 8311.7.5 4. STAIR RISERS PER R311.7.5.1 5. STAIR TREADS PER R311.7.5.2 6. WINDER TREADS PER R311.7.5.2.1 7. VERTICAL RISE PER R311.7.3 8. NOSINGS PER R311.7.5.3 9. HANDRAILS PER R311.7.8 10. GUARDRAILS PER R312.1.4 11, GUARDRAILS PER R312.1.4 12. HEADROOM PER R312.1.4 13. LANDINGS PER R311.7.6 14. OPENINGS BETWEEN INTERMEDIATE BALUSTERS SHALL PRECLUDE THE PASSAGE OF A 4" DIAMETER SPHERE PER R312.1.3 15. THE TRIANGULAR OPENINGS FORMED BY THE RISER TREAD AND BOTTOM RAIL SHALL PRECLUDE THE PASSAGE OF A 6" DIAMETER SPHERE PER R312.1.3 EXCEPTION 1 NOTE: OAK TREADS AND FLOORING AT LANDING, PAINTED M.D.F. AT RISERS WITH SHAPED OAK RAILINGS. STAIR SECTION SCALE: 1 = 1'-0" Q N w W N sO C) M W LO r M N N +42" GUA +36" HANI +42' +36' SECOND TO THIRD FLOOR STAIR PLAN SCALE: 1/2" = 1'-0" 01_011 A'_01' Q 0 w W h Q TREADS AT 1 1 " EA. FIRST TO SECOND FLOOR STAIR PLAN SCALE: 1/2" = 1'-0" 0 P.C. 09-22-2017 * No. C 14146 N� en.11.30.17 yr FOF F �2 CAS\F� u [WV4 O U C-0 ® 00 ^E fTl cts U P4 0 L ®W Q% P4 pq 40 0 C� 4 Ir 1'1 O 0 C, 9 0 W pq ® 9 W0 e DATE 08-30-2017 PROSECT NO. 17-18 SHEET NO. 7 i — --------------------------- THIRD FLOOR PLAN 263.8 S.F. DECK 167.7 S.F. COVERED DECK 266.2 S.F. SCALE: 1/411 = 1'-0" no, L" SECOND FLOOR P SCALE: 1/4" = 1 FIRST FLOOR PLAN 1,1 1 1.0 S.F. GAR. 500.0 S.F. SCALE: 1/4" = V-0" TOTAL LIVING AREA 2,762.1 S.F. FOOTPRINT AREA 1,593.5 S.F. QOPEN SPACE PROVIDED 492.0 S.F. JOB NORTH SYMBOLS LEGEND: a--- WINDOW ( SEE SCHEDULE SHEET # 4 ) O7 --- DOOR ( SEE SCHEDULE SHEET # 4 ) 0 --- REFERENCE NOTES ( SEE SHEET # 2 ) Q P.C. 09-22-2017 L��S�R Csy�F * No. C 14146 en.11.30.17 FOF �Q CA`1F0 u brl U eq O U a v,V, ®eel 00 //�E U cV b U V) � � � M 9 ®� N W � � pq Com/ C� C) N Q' (� o �D C� >i U Pq U 0 pq ®� e V DATE 08-30-2017 MO.TECi NO. 17-18 SHEET NO. OEM O , Eo J PLANT LEGEND 1. LAVANDULA SPP, 1 GAL. X 34 2. PITTOSPORUM PHILLIRAEOIDES, 5 GAL. X 1 3. KANGAROO PAWS, ANIGOZANTHOS MANGIESII, 1 GAL. X 9 4. PITTOSPORUM flys<`zrj!Lr 2 -GAL. X 6 5. SAGE, SALVIA OFFICINALIS, 1 GAL, X 25 6. MEXICAN FEATHER GRASS, PENNISETUM SETACEUM, 2 GAL. X 7 6' BLOCK WALL, SMOOTH 42" BLOCK WALL, SMOOTH I 36" METAL I CONC. SIDE' PARKWAY ----------- .. A' ' T'R!GATION DEVICES AND FIYTURES PROVIDINri WATr ECIR LANUSC:APING PURPOSES SHALL BE DRIP OR MICRO -SPRAY SYSTEMS ONLY. LANDSCAPE PLAN air u �� � e.�11 �u _:a. 5 ' • A R pCyiT C `r FC'a 't No. C 14146 en.11.30.172 44 ',�"` •!', wiry � ° C� Eo J PLANT LEGEND 1. LAVANDULA SPP, 1 GAL. X 34 2. PITTOSPORUM PHILLIRAEOIDES, 5 GAL. X 1 3. KANGAROO PAWS, ANIGOZANTHOS MANGIESII, 1 GAL. X 9 4. PITTOSPORUM flys<`zrj!Lr 2 -GAL. X 6 5. SAGE, SALVIA OFFICINALIS, 1 GAL, X 25 6. MEXICAN FEATHER GRASS, PENNISETUM SETACEUM, 2 GAL. X 7 6' BLOCK WALL, SMOOTH 42" BLOCK WALL, SMOOTH I 36" METAL I CONC. SIDE' PARKWAY ----------- .. A' ' T'R!GATION DEVICES AND FIYTURES PROVIDINri WATr ECIR LANUSC:APING PURPOSES SHALL BE DRIP OR MICRO -SPRAY SYSTEMS ONLY. LANDSCAPE PLAN air u �� � e.�11 �u _:a. 5 ' • A R pCyiT C `r FC'a 't No. C 14146 en.11.30.172 C� N O U Ei1 cu U I N Rt1 L co V o M c P-4 C ) cu O ? l r, J J J ni rrTT,, > z u T ti Z 0 GRADING NOTES: 1. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE (NEMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT. 2. DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE. 3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING THE CONSTRUCTION PERIOD. 4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00 AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION 10-28 OF THE NBMC. 5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28 OF THE NBMC. 6. THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES. 7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTING UTILITIES. 8. APPROVED SHORING, DRAINAGE PROVISIONS AND PROTECTIVE MEASURES MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION. 9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THE UNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL. 10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITY TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC. 11. POSITIVE DRAINAGE SHANDTWI LL BE MAINTAINED AWAY FROM ALL BUILDING AND SLOPE AREAS. 12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER. 13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC OR ABS PLASTIC SCHEDULE 40 OR SDR 35 OR ADS 3000 WITH GLUED JOINTS. 14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE ALLOWED TO ENTER STR ANDTWI EETS, CURBS, GUTTERS OR STORM DRAINS. ALL MATERIAL AND WASTE SHALL BE REMOVED FROM THE SITE. EROSION CONTROL 1. TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15 TO MAY 15. 2. EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-SITE BETWEEN OCTOBER 15 AND MAY 15. 3. BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY, WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT. 4. TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND MAINTAINED FOR THE DURATION OF THE PROJECT. REQUIRED INSPECTIONS 1. A PRE -GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF GRADING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, GRADING CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, GEOLOGIST, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. 2. A PRE -PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START OF THE SUB -GRADE PREPARATION FOR THE PAVING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, PAVING CONTRACTORS, DESIGN CIVIL ENGINEER, SOILS ENGINEER, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES. REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING. GRADING FILLS/CUTS 1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL. 2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE COMPACTION OUT TO THE FINISHED SURFACE. 3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVED BY THE SOILS ENGINEER. COMPACTION TESTS SHALL BE PERFORMED APPROXIMATELY EVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS. 4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIED AND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL. 5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. 6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED. 7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED IN PLDTWO LACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER. B. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL, AFTER CLEARING AND PRIOR TO THE PLACEMENT OF FILL IN CANYONS, INSPECT EACH CANYON FOR AREAS OF ADVERSE STABILITY AND DETERMINE THE PRESENCE OF, OR POSSIBILITY OF FUTURE ACCUMULATION OF, SUBSURFACE WATER OR SPRING FLOW. IF NEEDED, DRAINS WILL BE DESIGNED AND CONSTRUCTED PRIOR TO THE PLACEMENT OF FILL IN EACH RESPECTIVE CANLYON. 9. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINE AND GRADE. 10. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM OF 90 PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THE BUILDING DIVISION MAY REQUIRE CORING OF CONCRETE FLAT WORK PLACED OVER UNTESTED BACKFILLS TO FACILITATE TESTING. 11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY TNLHE BUILDING DIVISION. 12. LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH CHAPTER 15 OF THE NBMC. 13. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY AN ENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THE ENGINEERING GEOLOGIST SHALL RECOMMEND AND SUBMIT NECESSARY TREALTMENT TO THE BUILDING DIVISION FOR APPROVAL. 14. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPES IS DETERMINED TO BE NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILS ENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATION AND CALCULATIONS FROM THE BUILDING DIVISION PRIOR TO CONSTRUCTION. 15. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THE CONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION. 16. WHEN CUT PADS ARE BROUGHT TO NEAR GRADE THE ENGINEERING GEOLOGIST SHALL DETERMINE IF THE BEDROCK IS EXTENSIV10 ALELY FRACTURED OR FAULTED AND WILL READILY TRANSMIT WATER. IF CONSIDERED NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, A COMPACTED FILL BLANKET WILL BE PLACED. 17. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURING GRADING. 18. NOTIFICATION OF NONCOMPLIANCE: IF, IN THE COURSE OF FULFILLING THEIR RESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERING GEOLOGIST OR THE TES10 ALTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE IN CONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADING WORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FOR APPROVAL. NO. I DATE R E V I S 1 0 N S ARCHITECT: BRADFORD C. SMITH ARCHITECT DRAWN: MJ 425 30TH STREET, STE 22 NEWPORT BEACH, CA CHCK'D: TR 92663 (949) 631-3682 DATE: 8-9-17 OWNER/DEVELOPER: MR. LANCE LAUDERDALE 1754 E. OCEAN BOULEVARD NEWPORT BEACH, CA 92661 PRECISE GRADING PLAN E. BAL80A AVE. 1754 E. OCEAN BOULEVARD NEWPORT BEACH, CALIFORNIA I E OCEANF,? DOCUMENTATION 1. AN AS -BUILT GRADING PLAN SHALL BE PREPARED BY THE CIVIL ENGINEER INCLUDING ORIGINAL GROUND SURFACE ELEVATIONS, AS GRADED GROUND SURFACE ELEVATIONS, LOT DRAINAGE PATTERNS AND LOCATIONS, AND ELEVATIONS OF ALL SURFACE AND. SUBSURFACE DRAINAGE FACILITIES. HE/SHE SHALL PROVIDE WRITTEN APPROVAL THAT THE WORK WAS DONE IN ACCORDANCE WITH THE FINAL APPROVED GRADING PLAN AND STATE THE NUMBER OF YARDS OF CUT AND/OR FILL MOVED DURING THE OPERATION. 2. A SOILS GRADING REPORT PREPARED BY THE SOILS ENGINEER, INCLUDING LOCATIONS AND ELEVATION OF FIELD DENSITY TESTS. SUMMARIES OF FIELD AND LABORATORY RESULTS AND OTHER SUBSTANTIATED DATA AND COMMENTS ON ANY CHANGES MADE DURING GRADING AND THEIR EFFECT ON THE RECOMMENDATIONS MADE IN THE SOILS ENGINEERING INVESTIGATION REPORT. HE SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AND COMPLETION OF WORK IN ACCORDANCE WITH THE JOB SPECIFICATIONS. 3. A GEOLOGIC GRADING REPORT PREPARED BY THE ENGINEERING GEOLOGIST, INCLUDING A FINAL DESCRIPTION OF THE GEOLOGY OF THE SITE, INCLUDING ANY NEW INFORMATION DISCLOSED DURING THE GRADING AND THE EFFECT OF SAME ON RECOMMENDATIONS INCORPORATED IN THE APPROVED GRADING PLAN. HE/SHE SHALL PROVIDE WRITTEN APPROVAL AS TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AS AFFECTED BY GEOLOGIC FACTORS. PRIVATE ENGINEERS NOTICE TO CONTRACTOR(S) 1. THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITIES AND/OR STRUCTURES SHOWN ON THESE PLANS WERE OBTAINED BY A SEARCH OF THE AVAILABLE RECORDS. APPROVAL OF THESE PLANS BY THE CITY DOES NOT CONSTITUTE A REPRESENTATION AS TO THE ACCURACY OR COMPLETENESS OF THE LOCATION OR THE EXISTENCE OR NONEXISTENCE OF ANY UTILITY AND/OR STRUCTURE WITHIN THE LIMITS OF THIS PROJECT. THE CONTRACTOR IS REQUIRED TO TAKE ALL DUE PRECAUTIONARY MEANS TO PROTECT THE UTILITIES OF RECORD OR NOT OF RECORD OR NOT SHOWN ON THESE PLANS. 3. THE CONTRACTOR SHALL SATISFY HIMSELF AS TO THE QUANTITIES SHOWN ON THESE PLANS AS PART OF HIS BID AND SHALL NOTIFY THE ENGINEER OF ANY DISCREPANCIES FOUND. 4. ALL CONSTRUCTION SHALL CONFORM TO THE CITY OF NEWPORT BEACH BUILDING CODE OF THE LATEST EDITIONS, AS AMENDED TO DATE, UNLESS OTHERWISE NOTED. 5. CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL REQUIRED PERMITS PRIOR TO COMMENCEMENT OF GRADING OPERATIONS. 6. CONTRACTOR SHALL NOTIFY "UNDERGROUND SERVICE ALERT" AT 1-800-42211133 FORTY EIGHT (48) HOURS PRIOR TO CONSTRUCTION. ABBREVIATIONS A.C. ASPHALT CONCRETE CATV CABLE TELEVISION CHS CHISLED C.O. CLEAN OUT CONC CONCRETE DI DROP INLET DS DOWNSPOUT DWY DRIVEWAY E ELECTRIC EG EDGE OF GUTTER ED EXTRA DEPTH FOOTING EP EDGE OF PAVEMENT EXIST EXISTING FD FOUND FL FLOWLINE FF FINISH FLOOR FG FINISH GRADE FP FINISH PAD FS FINISH SURFACE G GAS GB GRADE BREAK GFF GARAGE FINISH FLOOR GFP GARAGE FINISH PAD HH HANDHOLE HP HIGH POINT I.P. IRON PIPE IE INVERT ELEVATION L LENGTH OG ORIGINAL GROUND PA PLANTER AREA PB PULL BOX PL PROPERTY LINE PROP PROPOSED P.U.E. PUBLIC UTILITY EASEMENT L&T LEAD AND TAG MON. MONUMENT MTR METER NTG NOTHING R/W RIGHT OF WAY RSR RISER SDWK SIDEWALK SCO SEWER CLEANOUT S.F.N. SEARCHED FOUND NOTHING SMH SEWER MANHOLE T.B.M. TEMPORARY BENCHMARK TC TOP OF CURB TF TOP OF FOOTING TG TOP OF GRATE TOC TOP OF CONCRETE TS TOP OF SEAL TW TOP OF WALL VLT VAULT WM WATER METER WV WATER VALVE PREPARED BY: QROFEssz FORKERT ENGINEERING & SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 N0.58627 (714) 963-6793 * EXP. 12-31-18 JN 9378 mr Cron. s OF CA�� LEGEND & SYMBOLS 238.4 FS PROPOSED ELEVATION (234.77) TC EXISTING ELEVATION EXISTING ELEVATION 1% SF 697 ------------ 4 FLOW LINE - ---------- - - PROPERTY LINE ------------------ 103 EXIST CONTOUR 240 EA PROPOSED CONTOUR EA PROP WALL -----_----___S-_01-__------ DRAIN PIPE EXIST FENCE EXIST BUILDING - 6"W UTILITY -WATER 8"SWR UTILITY -SEWER STREET LIGHT FIRE HYDRANT CATV HH FEff__l ELECTRICAL HH WATER METER THOMAS M. RUIZ DATE SOILS ENGINEER/GEOLOGIST: EGA CONSULTANTS, LLC 375-C MONTE VISTA AVENUE COSTA MESA, CALIFORNIA 92627 PH (949) 642-9309 PROJECT NO. BS038.1 JULY 13, 2017 PACIFIC OCEAN CONSTRUCTION NOTES: 1O CONSTRUCT 6" MIN CONCRETE DRIVEWAY 2O CONSTRUCT HARDSCAPE PER LANDSCAPE. 3O INSTALL 4" FLAT GRATE DRAIN ® INSTALL 6" CATCH BASIN PER DETAIL SHEET C2 SO INSTALL PERFORATED DRAIN TRENCH PER DETAIL SHEET C2 © INSTALL 4" PVC SDR 35 DRAIN LINE, S=0.01 MIN OINSTALL TRENCH DRAIN PER DETAIL SHEET C2 ® CONSTRUCT 3"0 DRAIN THRU CURB PER STD PLAN 184-L LOCATION VICINITY MAP NTS QUANTITIES 67 SF 697 SF 4 EA 2 EA 3 EA 103 LF 2 EA 2 EA GENERAL NOTES: 1. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18. 2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLIC IMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 3. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 4. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR A LICENSED GENERAL ENGINEERING CONTRACTOR 5. SEPARATE PERMIT FOR WALLS AND FENCES SHALL BE OBTAINED AT THE SAME TIME AS THE BUILDING PERMIT. EARTHWORK RAW CUT: RAW FILL: OVER -X(±2.5'): SHEET INDEX 43 CY 0 CY 80 CY Cl TITLE SHEET C2 PRECISE GRADING PLAN C3 SECTIONS & EROSION CONTROL PLAN C4 SOILS REPORT RECOMMENDATIONS SURVEY NOTE: SURVEYOR SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. BENCHMARK: LEGAL DESCRIPTION: LOT 14, BLOCK H, T.R.M. - 00518 M.M. - 017 33-36, A.P.N. 048 - 211 - 15 TITLE SHEET 1754 E. OCEAN BOULEVARD NEWPORT BEACH, CALIFORNIA SHEET: Cl 215 AVE ABBREVIATIONS - 1. NOTES: CONSTRUCTION NOTES: GRATE a" PERFORATED PIPE 1. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARD IMPROVEMENTS WITHIN THE A.C. ASPHALT CONCRETE 1O CONSTRUCT 6" MIN CONCRETE DRIVEWAY CAN CABLE T CONCRETE PUBLIC RIGHT OF WAY. ALL NON-STANDARD IMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL FG DIMENSIONS DETERMINED BY , 6" MIN WIDE PEDESTRIAN SAFE CHS CABLE POLICY L$ AND L-18. 2� CONSTRUCT HARDSCAPE PER LANDSCAPE. GRATE FRAME DIMENSIONS, FRAME & GRATE 3/8 -SLOT C.O. CLEAN OUT 2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIRED BEFORE THE BUILDING OINSTALL 4" FLAT GRATE DRAIN 3"DRAIN USE FRAME AS FORM OPENING. EAST JORDAN IRON WORKS OR EQUAL (800) 874-4100 CATCH BASIN TO CURB O CONC CONCRETE " DEPARTMENT PERMIT FINAL CAN ISSUED. AT THE TIME PUBLIC WORKS DEPARTMENT INSPECTION, IF 4INSTALL 6CATCH BASIN PER DETAIL SHEET C2 REBAR DDOWNSPOUT DROP INLET " TOP &BOTTOM DS S DRIVEWAY ANY OF THE EXISTING PUBLIC IMPROVEMENTS 6 SURROUNDININ 0G THE SITE IS DAMAGED, NEW CONCRETE 4"DRAIN E ELECTRIC SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED. ADDITIONALLY, IF 5O INSTALL PERFORATED DRAIN TRENCH PER DETAIL SHEET C2 a EG EDGE OF GUTTER ° 6' ED EXTRA DEPTH FOOTING EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD, A NEW 1 -INCH WATER SERVICE, INVERT PER PIAN �° EP EDGE OF PAVEMENT WATER METER BOX, SEWER LATERAL AND/OR CLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100 % OF © INSTALL 4" PVC SDR 35 DRAIN LINE, S=0.01 MIN 2" „:;, e:�,�.<�,.e.e�>.e.-°'.:� EXIST EXISTING THE COST SHALL BE BORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030). SAID ,.S�. C ��,C,.7r. CR,. � FD FOUND DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE O INSTALL TRENCH DRAIN PER DETAIL SHEET C2 y a p7 } �ya� PUBLIC WORKS INSPECTOR. e.��.<.��:<.�il <� FILL THIS PORTION W CRUSHED FL FLOWLINE SET 4"DRAIN TO PERFORATED ROCK AFTER POUR IN GRATE FF FINISH FLOOR ® CONSTRUCT 3"0 DRAIN THRU CURB PER STD PLAN 184-L DRAIN/TRENCH 2" LOWER 12" SUPPORT CURB. FG FINISH GRADE 3. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE CRUSHED ROCK W� FP FINISH PAD FILTER CLO FS FINISH SURFACE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 6" CATCH BASIN G GAS A- DIG A 24" WIDE X 18" DEEP TRENCH GB GRADE BREAK 4. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-42 NTS B- PUKE FILTER CLOTH IN THE TRENCH EXTENDING 12" VERTICAL ON EACH SIDE GFF GARAGE FINISH FLOOR C- FILL BOTTOM 8" OF THE TRENCH W/ CRUSHED ROCK GFP GARAGE FINISH PAD LICENSED SANITATION SEWER CONTRACTOR OR A LICENSED GENERAL ENGINEERING CONTRACTOR D- FORM AND POUR PERIMETER CONCRETE CURB HH HANDHOLE E- FILL THE REST OF THE TRENCH W/ CRUSHED ROCK TO 4" FROM TOP OF TRENCH HP HIGH POINT 5. SEPARATE PERMIT FOR WALLS AND FENCES SHALL BE OBTAINED AT THE SAME TIME AS THE BUILDING TRENCH DRAIN I.P. IRON PIPE PERMIT. n IE INVERT ELEVATION 4" TOPSOIL MIN -1 NTS L LENGTH OG ORIGINAL GROUND PA PLANTER AREA PS PULL BOX 4"0 FRENCH DRAIN PL PROPERTY LINE PROP PROPOSED 00 PERFORATION ®BOTTOM P.U.E. PUBLIC UTILITY EASEMENT 3/4"CRUSHED ROCK L&T LEAD AND TAG EXTEND 20 MIL MON. MONUMENT MEMBRANE 6" FILTER CLOTH MTR METER BELOW BOTTOM 12" LAP 12" 0 TOP NTG NOTHING R/W RIGHT OF WAY yn RISER PERFORATED DRAIN/ SDWK SIDEWALK TRENCH DETAIL SCO SEWER CLEANOUT S.F.N. SEARCHED FOUND NOTHING NTS SMH SEWER MANHOLE T.B.M. TEMPORARY BENCHMARK TC TOP OF CURB TF TOP OF FOOTING TG TOP OF GRATE TOC TOP OF CONCRETE I U I \ I TS TOP OF SEAL 1� o I I �� • WM WATERTW TOP WALL METER Z 1°0 i VLT VAULT ,�0 t I e I 1 'o�2i�, o• WV WATER VALVE \ I SFsc t~ y ®� Ld \\\\ \\ \ \\ ADJACENT BUILDING z 5 1 1°h1� FO -W HW v• n F W D:O FW ( • I o o _ `� ~• I� N CONSTRUCT o to co MO p CONC CURB^FS t� t N19'41'35" E^ L=74.82' m • Cl 3• -C.CNC:. ' ?% I'.mo. .?%. CONC. PA' °^i h`t' I "• �..._.:_... 2%- • - - - - - - - - - - - NEW CURB DRAIN I 92.00 SWALE - - - 8 I `, 1 • DS FG -HP. i . - GRAVEL aI ' FGHP� ` FG80 PA r 1 10.71 IE 10.74 IE _ _ - I 10' ' 11.60 91.74 ( 1 �.5. FS 12.65 12.65 FL '.l r ' { TC TC 12.' 2 : l ... I 5, P i I I N I �I 001.: P Of n r > t 11.51 FS J i FF=12.15 OI m FP=10.32 l I "' GFP=9.87 �. „ zl� 41 iI z N` . I a.:: if s 16"CONCRETE I W a QI O 00I1.. o ,.:t202'':.., ,..�11}82`; 1 '� 2 SAND FS'.... FL -HP I n '¢ Q�iSTc O 1 I n 4"ROCK \co '� ' I� a o PA 0 1 I I.10. 1q.. .a--------- 1 P ' 1 .65 F592% F544 i .32 o A I: I 3 �. I Ops i ' I 11F.S5 N 1 �S8? EXIST SEWER C.O. ql I (POST) I 71 P PROTECT v® ml: --1 -----------�---------� I, I 12.65 \ / F5 I . P l: 5' 51 TC EEXIST WM • (^6�o �6F� PA PROTECT 2 11'.88 N 11.57' . - 7.- _ 1 6 VEL FG FG coj 11.55 TG 1 F N 12 00 ' , 11. 11.88 10.68 IE 104% .. ----- ------ ---NC ------ - D 2% . 2% 0.71 IE RB ' FS H F FG , DRAIN 8 I 777 Lu Lu c"i I.' 0 N I :L 6 1� I - �_ •- \6 .-: W '`6h N ' 6' 6' JD,IsC - t 7 PRO A L ¢ o°' 30' 'L ADJACENT BUILDING � O „_ , BY SEPARATE PERMIT \\I o0 1 I 1 -4 t 6 U O I ARCHITECT: OWNER/DEVELOPER: PREPARED BY: QROFESsjo� SOILS ENGINEER/GEOLOGIST: BENCHMARK: LEGAL DESCRIPTION: SHEET: BRADFORD C. SMITH MR. LANCE LAUDERDALE FORKERT ENGINEERING & SURVEYING, INC. S M EGA CONSULTANTS, LLC LOT 14, BLOCK H, T.R.M. - 00518 �a �G �� 375-C MONTE VISTA AVENUE PRECISE GRADING ARCHITECT 1754 E. OCEAN BOULEVARD 22311 BROOKHURST ST, STE 203 y � � C2 DRAWN: W 425 30TH STREET, STE 22 NEWPORT BEACH, CA 92661 HUNTINGTON BEACH, CA 92646COSTA MESA, CALIFORNIA 92627 M.M. - 017 33-36, A.P.N. 048 - 211 -15 NO. 58627 NEWPORT BEACH, CA (714) 963-6793 EXP. 12-31-18 PH (949) 642-9309 1754 E. OCEAN BOULEVARD CHCK'D: TR 92663 JN 9378CIV* '� NO. DATE R E V I S 1 0 N S DATE: 8-9-17 (949)631 -3682 ST9�JECT OF OAU �3 THOMAS M. RUIZ DATE NO. 13. 20so38.1 NEWPORT BEACH, CALIFORNIA 20 R i I R �n1 I 1 R I i 2.5' OWNER/DEVELOPER: MR. LANCE LAUDERDALE 1754 E. OCEAN BOULEVARD NEWPORT BEACH, CA 92661 PREPARED BY: FORKERT ENGINEERING & SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714) 963-6793 JN 9378 I SOILS ENGINEER/GEOLOGIST: EGA CONSULTANTS, LLC 375-C MONTE VISTA AVENUE COSTA MESA, CALIFORNIA 92627 PH (9as> 642-s3Ds PROJECT NO. BS038.1 JULY 13, 2017 1 LEGAL DESCRIPTION: LOT 14, BLOCK H, T.R.M. - 00518 M.M. - 017 33-36, A.P.N. 048 - 211 -15 GARAGE i i 2 i 1% 15 I r CHCK'D: TR _ NO. DATE R E V I S I O N S ---------------------------------------------------- ---- --- ------- _ --------- _ \ N I OVER -X SECTION A -A 1.=4. SWALE DETAIL 1-=2' R R �n1 I 1 I 3.1' i FL EXIST WALL i i 12.65 12.65 i REMOVE I TCFF TC EXIST GROUND, --------------------------------------=1-2.15------- r \ n i L \ (V j \\----------------------------------------- ------------------- - OVER-X SECTION B -B 1'=4' CURB 1"=8' SWALE DETAIL 1'=2' 8" MIN EXISTING �GROUND PROVIDE APPROPRIATE TRANSITION BETWEEN STABILIZED CONSTRUCTION ENTRANCE AND STREET CONSTRUCTION ENTRANCE 1' MIN HEIGHT 2 BAGS MIN. NTS GRAVEL BAG DETAIL NTS 27 ARCHITECT: BRADFORD C. SMITH ARCHITECT 425 30TH STREET, STE 22 NEWPORT BEACH, CA 92663 (949)631-3682 OWNER/DEVELOPER: MR. LANCE LAUDERDALE 1754 E. OCEAN BOULEVARD NEWPORT BEACH, CA 92661 PREPARED BY: FORKERT ENGINEERING & SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714) 963-6793 JN 9378 QROFESSi �p S M. �� y �r0 1 �' a � 7 � N0.5862 * EXP. 12-31-18 sry CIVI1 has �OF CA��� THOMAS M. RUIZ DATE SOILS ENGINEER/GEOLOGIST: EGA CONSULTANTS, LLC 375-C MONTE VISTA AVENUE COSTA MESA, CALIFORNIA 92627 PH (9as> 642-s3Ds PROJECT NO. BS038.1 JULY 13, 2017 BENCHMARK: LEGAL DESCRIPTION: LOT 14, BLOCK H, T.R.M. - 00518 M.M. - 017 33-36, A.P.N. 048 - 211 -15 SECTIONS & EROSION CONTROL PLAN 1754 E. OCEAN BOULEVARD NEWPORT BEACH, CALIFORNIA SHEET: C3 DRAWN: MJ CHCK'D: TR DATE: 8-9-17 NO. DATE R E V I S I O N S 27 July 13, 2017 Project No. SS038,1 Site: Proposed SFR -1754 E. Ocean Boulevard Newport 8 son, California &_q U -d0 S� Based on our geotechnical study of the site, our review of available reports and literature and our experience, it is our opinion that the proposed residential developmem is feasible from a geotechnical standpoint. There appear to be no significant geotechnical constraints on-site that cannot be mitigated by proper planning, design, and utilization of sound construction practices. The engineering properties of the soil and native materials, and surface drainage offer favorable conditions for site re -development. The following key elements are conclusions confirmed from this investigation: • A review of available geologic records indicates that no active faults cross the subject property. • The site is located in the seismically active Souther California area, and within 2 kilometers of the Type B Newport -Inglewood Fault. As such, the proposed development shall be designed in accordance with seismic considerations specified in the 2016 California Building Code (CBC) and the City of Newport Beach requirements. • Foundation specifications herein include added provisions for potential liquefaction ca -site per City policy CBC 1803.11-12. Design Item Recommendatlons Foundations: Footing Bearing Pressure: 1,750 psf - building, continuous; 2,250 psf - columns Passive Lateral Resistance: 250 psi per foot Perimeter Footing Widths: min. 15 inches with two No. 5 bars top and bottom Perimeter Footing Depths min. 24 inches below lowest adjacent grade Coefficient of Friction; 0.30 Mat Slab (Optional): min. 12 inches with thickened edges (+ 6 inches) with no. 5 bars @ 12" o.c. each way, top and bottom Soil Expansion: Non -Expansive Beach Sands Soil Sulfate Content: Negligible Building Pad Removals: min. 2h ft. overexcavation, with Th ft envelope. Sandy Soil Max. Densi4r108.0 pcf @ 8.5 % Opt. Moisture Building Slab: Concrete slabs cast against property compacted fill materials shall be a minimum of 5 inches thick (actual) and reinforced with No. 4 rebar at 12 inches on center in both directions. ` Dowel all footings to slabs with No. 4 bars at 24 inches on center. Concrete building slabs shall be underlain by 2" clean sand, underlain by a min. 15 mil thick moisture barrier, with all laps sealed, underlain by 4" of %-inch gravel (capillary break). Seismle Values : Site Class Definition (Table 1613.5.2) D Mapped Spectral Response Acceleration at 0.2s Period, S• 1.724 g Mapped Spectral Response Acceleration at 1s Period, S, 0.634 9 Short Pedod Site Coefficient at 02 Period, F. 1.00 Long Period She Coefficient at is Period, F, 1.50 Adjusted Spectral Response Acceleration at 0.2s Period, Son 1.7249 Adjusted Spectral Response Acceleration at 1s Period, S. 0.951 g Design Spectral Response Acceleration at 0.2s Period, S. 1.149 g Design Spectral Response Acceleration at is Period, Sp, 0.634 g PGAm= 0.716 g Other Geologic Hazards Other geologic hazards such as landsliding, or expansive soils, do not appear to be evident at the subject site. CONCLUSIONS Based on our geotechnical study of the site, our review of available reports and literature and our experience, it is our opinion that the proposed improvements at the site are feasible from a geotechnical standpoint. There appear to be no significant geotechnical constraints on-site that cannot be m itigated by proper planning, design, and utilization of sound construction practices. The engineering properties of the soil and native materials, and the surface drainage offer favorable conditions for site re- development. The following sections discuss the principle geotechnical concerns which should be considered for proper site re -development Earthwork Grading and earthwork should be performed in accordance with the following recommendations and the General Earthwork and Grading Guidelines included in Appendix C. It is our understanding that the majority of grading Will be limited to the re -grading of the building pad for the proposed construction. In general, it is anticipated that the removal of the upper 2Yz feet within the building footprint (slab -on -grade portion) will require removal and recompaction to prepare the site for construction. Additionally, the bottom of the excavation shall be scarified a minimum 6 inches. The removals should be accomplished so that all fill and backfill existing as part of the previous site use and demolition operations are removed. Where feasible, the limits of the pad fill shall be defined by a three (3) feet envelope encompassing the building footprint. Care should be taken to protect the adjacent property improvements. A minimum one foot thick fill blanket should be placed throughout the exterior improvements (approaches, hardscape, etc.). The fill blanket will be achieved by re -working (scarifying) the upper 12 inches of the existing grade. Propsa Ra 1d 1754B Oc Blvd, Newport Bach, CA Soils Report Project No.1JW3&1 3a1y 13, 2017 1 L Site Preparation Prior to earthwork or construction operations, the site should be cleared of surface structures and subsurface obstructions and stripped of any vegetation in the areas proposed for development. Removed vegetation and debris should then be disposed of off-site. A minimum of 2% feet (+6 inches of scarification) of the soils below existing grade will require removal and recompaction in the areas to receive building pad fill. Following removal, the excavated surface should be inspected by the soils engineer or his designated representative prior to the placement of any fill in footing trenches. Holes or pockets of undocumented fill resulting from removal of buried obstructions discovered during this inspection should be filled with suitable compacted fill. Soil Cement Due to in situ dry, cohesioniass soils, we recommend approximately three (3) pallets (40 bags dry mix, each weighing 94 pounds and approximately 1.33 cubic yards) of Portland cement be blended into the newly -placed fill. The first application of the Portland Cement shall be placed on the bottom of the scarified over-excavation(s). This option may be eliminated or reduced if suitable import fills are trucked -in, Fills The on-site soils are suitable for reuse as compacted fill, provided they are free of organic materials, debris, and materials larger than four (4) inches in diameter. After removal of any loose, compressible soils, all areas to receive fill and/or other surface improvements should be scarified to a minimum depth of 6 inches, brought to at least 2 percent over optimum moisture conditions and compacted to at (east 90 percent relative compaction (based on ASTM: D 1557). If necessary, import soils for near -surface fills should be predominately granular, possess a very low expansion potential, and be approved by the geotechnical engineer. Lift thicknesses will be dependent on the size and type of equipment used. In general, fill should be placed in uniform rifts not exceeding 6 inches. Placement and compaction of fill should be in accordance with local grading ordinances under the observation and testing of the geotechnical consultant. We recommend that fill soils be placed at moisture contents at least 2 percent over optimum (based on ASTM: D 1557). We recommend that oversize materials (materials over 4 inches) should they be encountered, be stockpiled and removed from the site. Fo .d]ksaidma✓1754E. 0ar11M.,Nawport Boch,CA Soils Report Ihojccl No. BS038.1 Jolly 13,2017 12 Trench Backfill The on-site soils may be used as trench backfill provided they are screened of rock sizes over 4 inches in dimension and organic matter. Trench backfill should be compacted in uniform lifts (not exceeding 6 inches in compacted thickness) by mechanical means to at least 90 percent relative compaction (ASTM: D 1557). Geotechnical Parameters The following Geotechnical parameters may used in the design of the proposed structure (also, see "Liquefaction Analysis" section, above): Foundation Design Structures on properly compacted fill may be supported by conventional, continuous or isolated spread footings. All footings should be a minimum of 24 inches deep (measured in the field below lowest adjacent grade). Footing widths shall me an minimum 15 inches and 18 inches forinterior cross beams and perimeter footings respectively. As stated above, additionally, to further reduce the effects of the thin zones of potentially liquefiable soils, the building slab shall include 15" wide by 24" deep interior grade beams to be reinforced with two No. 5 rebars (two at the top and two at the bottom). The cross beam locations shall be determined by the structural engineer. At this depth (24 inches) footings founded in fill materials may be designed for an allowable bearing value of 1,750 and 2,250 psf (for dead -plus -live load) for continuous wall and isolated spread footings, respectively. These values may be increased by one-third for loads of short duration, including wind or seismic forces. Reinforcement requirements may be increased if recommended by the project structural engineer. In no case should they be decreased from the previous recommendations. Mat Foundation Design (Optional Due to anticipated high tide waters and cohesionless sands during construction, a mat slab foundation system is a recommended option. Mat slabs founded in compacted fill or competent native materials may be designed for an allowable bearing value of 2,250 psi (for dead -plus -live load). These values may be increased by one-third for loads of short duration, including wind or seismic forces. The actual design of the foundation and slabs should be completed by Rvpwrd Raid.W1754 R 0. Blvd., Newport Belch, CA Soils Report p jon No. as038.1 3wq 13, 2017 13 the structural engineer Surface Draina MIN. DESIGN ITEM RECOMMENDATIONS Surface drainage shall be controlled at all times. Positive surface drainage Mat foundations: Maxmhm water- should be provided to direct surface water away from structures and toward the allowable bearing pressure: passive lateral resistance: 2,250 psi 25050 psf per (pot street or suitable drainage facilities. Ponding of water should be avoided 9 g mat slab thickness: min. 12 inches with thickened edges (+6 inches) adjacent to the structures. Recommended minimum gradient is 2 percent for steel reinforcement: no. 5 bars @ 12'0,c. each way, top and bottom unpaved areas and one percent for concrete/paved areas. Roof gutter coefficient of friction: 0.30 discharge should be directed away from the building areas through solid PVC Modulus of Subgrade Reaction; k" =90 Ibsrint pipes to suitable discharge points. Area drains should be provided for planter areas and drainage shall be directed away from the top of slopes. The mat slab shall be directly underlain by a min. 2 -inch thick layer of washed Negligible sand, underlain by min. 15 -mil stego wrap (or equiv., lapped and sealed), -- underlain by 4 inches of gravel (3: -inch crushed rock), underlain by competent PRE -CONSTRUCTION MEETING native materials. 0.10<sc'<0.20 150<SO,<ISM Reinforcement requirements may be increased if recommended by the project structural engineer. In no case should they be decreased from the previous recommendations. Cement Tyge for Concrete in Contact with On -Site Earth Materials Concrete mix design should be based on sulfate testing With Section 1904.2 of the 2016 CBC. Preliminary laboratory testing indicates the site soils possess negligible sulfate exposure. In the event import soils are used, the soils shall be tested for sulfate content and the associated recommendation shall be implemented as follows: ACI 318 BUILDING CODE Table 4.3.1 - REQUIREMENTS FOR CONCRETE EXPOSED TO SULFATE -CONTAINING SOLUTIONS suffats water so8trda Sttrahe(50,)In Cemert Type Maxmhm water- Minimum fe, Exposure suffate (SO.)In sell water. ODM BENCHMARK: wirenEdas materiel carrel-weig4 SHEET: C4 percent by weight ratio. by weight, normal and ligm weight DRAWN: MJ weight concrete concrete, psi Negligible 0.00 s SO, <0.10 0 s S0,050 -- -^ - Moderate 0.10<sc'<0.20 150<SO,<ISM II,IP(MS), 0.50 4000 is(Ms),P(Ms) I(PM)(MS), I(SMxMS) stere 0.205 SO4<2.00 1500<S0,< v 0.45 4500 10,000 Very severe SO,> 2.00 804> 10,000 V pith 0.45 4500 Dosalah As a conservative approach, we recommend cement with a minimum strength f of 3,000 psi be used for concrete in contact with on-site earth materials. Propoud Rmid=W1754 R Occur BIW, Ncwlcrt Beach, CA Sole R port Pmjeet No. BSo38.1 3uly 13, 2017 14 Settlement Utilizing the design recommendations presented herein, we anticipate that the majority of any post -grading settlement Will occur during construction activities. We estimate that the total settlement for the proposed structure will be on the order of 1 inch. Differentia( settlement is not expected to exceed 1 inch in 30 feet. These settlement values are expected to be within tolerable limits for properly designed and constructed foundations. Lateral Load Resistance Footings founded in fill materials may be designed for a passive latera( bearing pressure of 250 pounds per square foot per foot of depth. A coefficient of friction against sliding between concrete and soil of 0.30 may be assumed. Capillary Break Below Interior Slabs In accordance with the 2016 California Green Building Standards Code Section 4.505.2.1, we provide the following building specification for the subject site (living area and garages slabs): Concrete building slabs shall be directly underlain by a min. 2 inches of clean/washed sand, underlain by a min. 15 mil -thick moisture barrier (e.g. "Stego Wrap"), with all laps sealed, underlain by 4 inches of% -inch gravel. The above specification meets or exceeds the Section 5.505.2.1 requirement Exterior Slabs -on -grade (Hardscaoe Concrete slabs cast against properly compacted fill materials shall be a minimum of 4 inches thick (actual) and reinforced with No. 3 rebar at 18 inches on center in both directions. The reinforcement shall be supported on chairs to insure positioning of the reinforcement at mid -center in the slab. Control joints should be provided at a maximum spacing of 8 feet on center in two directions for slabs and at 6 feet on center for sidewalks. Control joints are intended to direct cracking. Expansion or felt joints should be used at the interface of exterior slabs on grade and any fixed structures to permit relative movement. Some slab cracking due to shrinkage should be anticipated. The potential for the slab cracking may be reduced by careful control of waterfcement ratios. The contractor should take appropriate curing precautions during the pouring of concrete in hot weather to minimize cracking of slabs. Proposal Reeideoce/1754 R Or Blvd, Newport Brach, CA SoilsRcpat Project No. BS038.1 1dy13,2017 15 It is recommended that no clearing of the site or any grading operation be performed without the presence of a representative of this office. An on site pre -grading meeting should be arranged between the soils engineer and the grading contractor prior to any construction. GEOTECHNICAL OBSERVATION AND TESTING DURING CONSTRUCTION We recommend that a qualified geotechnical consultant be retained to provide geotechnical engineering services, Including geotechnical observationitesting, during the construction phase of the project, This is to verify the compliance with the design, specifications and or recommendations, and to, allow design changes in the event that subsurface conditions differ from those anticipated. Geotechnical observations/testing should be performed at the following stages: • During ANY grading operations, including excavation, removal, filling, compaction, and balling, etc. • After excavations for footings (or thickened edges) arid/or grade teams verify the adequacy of underlying materials. • After pre-soaking of new slab sub -grade earth materials and placement of capillary break, plastic membrane, prior to pouring concrete. • During backflfl of drainage and utility line trenches, to verify proper compaction. • Wheniff any unusual geotechnical conditions are encountered. • Prior to slab pours to ensure proper subgrade compaction and moisture barriers. Please schedule an inspection with the geotechnical consultant prior to the pouring of Interior and exterior slabs. LIMITATIONS The geotechnical services described herein have been conducted in a manner consistent with the level of care and skill ordinarily exercised by members of the geotechnical engineering profession practicing contemporaneously under similar conditions in the subject locality. Under no circumstance is any warranty, expressed or implied, made in connection vAh the providing of services described herein. Data, interpretations, and recommendations presented herein are based solely on information available to this office at the time work was performed. EGA Consultants will not be responsible for other parties' Interpretations or use of the information developed in this report. Propmeilit dW 11754 E Oce" BIW., NcwpotBach, CA soils Report Prgect No. BS038.1 Icy 13,2017 16 22 ARCHITECT: BRADFORD C. SMITH ARCHITECT 425 30TH STREET, STE 22 NEWPORT BEACH, CA 92663 (949)631 -3682 OWNER/DEVELOPER: MR. LANCE LAUDERDALE 1754 E. OCEAN BOULEVARD NEWPORT BEACH, CA 92661 PREPARED BY: FORKERT ENGINEERING & SURVEYING, INC. 22311 BROOKHURST ST, STE 203 HUNTINGTON BEACH, CA 92646 (714) 963-6793 JN 9378 Qv?.OFIESS/off �r0 �Gp � z N0. * EXP. 12231--31-18 m ry croft fop THOMAS M. RUIZ DATE SOILS ENGINEER/GEOLOGIST: EGA CONSULTANTS, LLC 375-C MONTE VISTA AVENUE COSTA MESA, CALIFORNIA 92627 PH (949) 642-9309 PROJECT NO. BS038.1 JULY 13, 2017 BENCHMARK: LEGAL DESCRIPTION: LOT 14, BLOCK H, T.R.M. - 00518 M.M. - 017 33-36, A.P.N. 048 - 211 - 15 SOILS REPORT RECOMMENDATIONS 1754 E. OCEAN BOULEVARD NEWPORT BEACH, CALIFORNIA SHEET: C4 DRAWN: MJ CHCK'D: TR DATE: 8-9-17 N0. DATE R E V 1 S 1 0 N S 22 q Q (Y w LI7 O In Q\ ti z --- — — — — — — --- — 94 s CONC. 9.0 q Q w 110 m 0 z � Z 119 -f- - - - - - - - - - - -- fs �B�Ery CONC. Tam ALLEY D=0°14'23" L=34,63' � '°T, � CONC. fli^'� -- fl — — f� — — — — — — — — _ — CONC. I 3v?�� CONC. 1 �G� D=0°14'23' ' I L=34.68' r • 11.40 - T - - _ - _ _ ----- - 1 I °'T� ° ,5 I I I I I Q I z I I Z 124 co I I fs' Iw , ti w I iu s 1 LLn Lo Lo , I a of -----I I 1 ti 1 'IT zSTRIP DR. # I • 11.612 I fen a m fs # I I Z c a I p� 11.73 # I I X11 (E) RESIDENCE I fs I _1 I Fl 12 I 13 i 14 W CONC. Fe O gf 11.M q 1 Q I45 � w I'0 cu I (') 00 co (PI w I ..64 Z Q� I . � ILf) � 1 Z I P/AI rldge3� - rld�g23.13 I fen e1� I I I i I I ,bb I I 63 PI I I w tin 1 Q o I-3 I � ^P P � ; CONC.z NC I I i D=0°14'23' # ?° L=34,99' ------= IM's--- ti� ,v �,AO X11.39 'i. CONC. cp 1 O CONC. # I # 184 tree, LEGEND # f 1 (123.45) ZW iZ Lu V lddgge2 REC. BRG. & DIST. I I �p u DECK Ire V I rl0 Q 00 r� IL84 1 I 0i co Lu O Lu — — I cn Lu Ce I I N.G. ,-01,.1 � z POWER POLE CONC. I I WATER METER z I P/AI rldge3� - rld�g23.13 I fen e1� I I I i I I ,bb I I 63 PI I I w tin 1 Q o I-3 I � ^P P � ; CONC.z NC I I i D=0°14'23' # ?° L=34,99' ------= IM's--- ti� ,v �,AO X11.39 'i. CONC. cp 1 O CONC. # I # 184 tree, LEGEND DESCRIPTION (123.45) MEAS. ELEVATIONS () REC. BRG. & DIST. — DECK # BRICK WALL — — — — — — BUILDING — — PROPERTY LINE FENCE BENCH MARK N.G. NATURAL GRADE P.P. POWER POLE WM WATER METER F.F. FINISH FLOOR G.F. GARAGE FLOOR CONC. CONCRETE F.S. FINISH SURFACE M.H. MAN -HOLE P PLANTER A.C. ASPHALT T.G. TOP -GRATE RdM SURVEYING INC. RON MIEDEMA L.S. 4653 23016 LAKE FOREST DR. #409 LAGUNA HILLS, CA 92653 (949) 858-2924 OFFICE (949) 858-3438 FAX RDMSURVEYING@COX.NET CONC. — EAST OCEAN 15 rl 9¢419 -�-- 9° 5,0 0 16 i bN I I ( � I LJ i 30' 1 I ,,^^ Lo I OD 14 ZI I I I / I I 1 11.04 SURVEYOR OR ENGINEER TO PERMANENTLY SET PROPERTY CORNERS BEFORE START OF GRADING. TOPOGRAPHIC SURVEY JOB: 64-65 DATE: 6/15/17 OWNER: MR. LANCE LAUDERDALE D=0°43'41' L=106.62' LEGAL DESCRIPTION: LOT 14, TRACT 518, BLOCK "H" It BENCH MARK: FD. LEAD, TACK & TAG, L.S. 7914 PER C.R. 2012-3661, FLUSH, 0.09' E'LY OF 'T' STREET ACCEPTED AS PT. ON C.L. OF ALLEY, HELD FOR LINE. D=00000'00" L=0.09'(0.07'1 N.T.S. q Q w co i co Z NORTH 0' 8' 16' SCALE: 1 "=8' NOTE: RECORD EASEMENTS ARE NOT PLOTTED IF ANY. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. NOTE: PROPERTY LINES ARE SUBJECT TO CHANGE AFTER COMPLETION OF BOUNDARY SURVEY AND SETTING PROPERTY CORNERS. CV N m N � J Q` (7 0 a 06 C> J VEIL. XO01- oz -1 ;oz? Q vi OD J j cx M p Lu 0- u- 0- r- ADDRESS OF PROJECT: 1754 EAST OCEAN NEWPORT BEACH, CALIFORNIA 92661 51 I I I I I I I I • O/7LAND� S\RONMIEDEMA A w NO. 4653 EXP. 9/30/17 9\�,. CffYmO !P ::�9