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02_Fox Residence CDP_PA2017-160
CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT December 14, 2017 Agenda Item No. 2 SUBJECT: The Fox Residence CDP (PA2017-160) SITE LOCATION: 1120 West Ocean Front • Coastal Development Permit No. CD2017-067 APPLICANT: Ritner Group, Inc. OWNER: Oceanfront LLC PLANNER: Rosalinh Ung, Associate Planner 949-644-3208, rung@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Coastal Land Use Category: RSC -C Single -Unit Residential Detached — (10.0-19.9 DU/AC) • Coastal Zoning District: R-1 (Single -Unit Residential) • General Plan: RS -D (Single -Unit Residential Detached) • Zoning District : R-1 (Single -Unit Residential) PROJECT SUMMARY A Coastal Development Permit (CDP) to allow the demolition of an existing two-story single-family residence and the construction of a new 3,998 -square -foot, three-story single-family residence with a 526 -square -foot, two -car garage, for a total of 4,524 square feet. The proposed development also includes hardscape, drainage and landscaping. The proposed residence complies with all applicable development standards including building height and setbacks, parking and floor area limits. No deviations are requested. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No. _, approving Coastal Development Permit No. CD2017-067 (Attachment No. ZA 1). 1 Fox Residence CDP Zoning Administrator, December 14, 2017 Page 2 Land Use and Development Standards • The subject property is located in the R-1 Coastal Zoning District, which provides for single -unit residential development and is consistent with the City's Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required and the property is not eligible for a Waiver for De Minimis Development because the property is located in the Appeal Area. • The property currently consists of one legal lot developed with a single-family residence. The neighborhood is predominantly developed with two- and three- story, single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development consistent with applicable development standards. • The proposed single-family dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below. Table 1 — Development Standards Development Standard Standard Proposed Setbacks min. Front 9 feet 9 feet Sides 3 feet 3 feet Rear 0 feet T-6" feet Allowable Floor Area 5,684 square feet 4,524square feet Allowable 3rd Floor Area 426 square feet 99 square feet Open Space 426 square feet 850 square feet Parkin 2 -car garage 2 -car garage Height 24 feet flat roof 29 feet sloped roof 24 feet flat roof 29 feet sloped roof Hazards • The development fronts the Pacific Ocean, but is separated from the shoreline by a large public beach. The project site is not protected by a bulkhead. A Coastal Hazard and Sea Level Rise Analysis was prepared by William Simpson & Associates, Inc. dated July 29, 2017 for the project. The report concludes that even if some waters reach the site, they will not cause erosion and/or damage because of their relatively low velocity. Additionally, the report concludes that rise Tmp1r. 01/17/17 2 Fox Residence CDP Zoning Administrator, December 14, 2017 Page 3 in future groundwater elevation and sea level rise will not adversely impact the structure over its economic life (75 years). The need for a shoreline -protective device is not anticipated over the life of the proposed development. • The finish floor elevation of the proposed dwelling is 13.13 MSL (NAVD 88), which complies with the minimum 9.00 MSL (NAVD88) elevation standard. • Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. • The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality • The property is not located within 100 feet of coastal waters. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. Public Access • The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public's ability to gain access to, use, and/or view the coast and nearby recreational facilities. Vertical access to the bay front is available along 11th Street and 12th Street, at an equal distance of 180 feet in each direction. Lateral Access is available via a public beach fronting the subject property. TmpIC. 01/17/17 3 Fox Residence CDP Zoning Administrator, December 14, 2017 Page 4 • This CDP does not include a request to add or alter any new or existing improvements, including landscaping, on State tidelands or public beaches. • The closest public viewpoint is located at Newport Pier, more than 4,000 feet from the property. The proposed residence is not located near Coastal View Roads, as designated in the Coastal Land Use Plan. There is no oastal view road (segment) in Balboa Peninsula. Due to the distance of the proposed development from the public viewpoint and the project's compliance with height, setbacks, the project will not impact coastal views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303, Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-family residence and the construction of a new 4,524 -square -foot single-family residence. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Tmp1r. 01/12/17 1i Prepared by: (a4rc�' - o alinh Ung As ociate Planner JC/ru Attachments TmpIC 01/17/17 ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Fox Residence CDP Zoning Administrator, December 14, 2017 Page 5 5 Attachment No. ZA 1 Draft Resolution C, RESOLUTION NO. ZA2017-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-067 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-FAMILY RESIDENCE AND ATTACHED 2 -CAR GARAGE LOCATED AT 1120 WEST OCEAN FRONT (PA2017- 160) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Ritner Group, Inc., with respect to property located at 1120 West Ocean Front, requesting approval of a coastal development permit. 2. The lot at 1120 West Ocean Front is legally described as Lot 6 of Block 2, Tract 234. 3. The applicant is requesting a Coastal Development Permit (CDP) to allow the demolition of an existing two-story single-family residence and the construction of a new 3,998 - square -foot, three-story single-family residence with a 526 -square -foot, two -car garage, for a total of 4,524 square feet. The design includes hardscape, drainage and landscaping. The proposed residence complies with all applicable development standards including building height and setbacks, parking and floor area limits. No deviations are requested. 4. The subject property is designated Single -Unit Residential Detached (RS -D) by the General Plan Land Use Element and is located within the R-1 (Single -Unit Residential) Zoning District. 5. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSC -C Single -Unit Residential Detached — (10.0-19.9 DU/AC) and it is located within the R-1 (Single -Unit Residential) Coastal Zone District. 6. A public hearing was held on December 14, 2017 in the Corona del Mar Conference Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or 7 Zoning Administrator Resolution No. ZA2017-### Paqe 2 of 7 Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of an existing two-story residence and the construction of a new 3,998 - square -foot, three-story single-family residence with a 526 -square -foot, two -car garage, for a total of 4,524 square feet. 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 5,684 square feet and the proposed floor area is 4,524 square feet. b. The proposed development provides the minimum required setbacks, which are 9 feet along the front property line abutting the public beach, 3 feet along each side property line, and 0 feet along the rear property line abutting the alley. The highest guardrail is less than 24 feet from established grade (13.13 feet NAVD88) and the highest ridge is no more than 29 feet from established grade, which comply with the maximum height requirements. The project includes garage parking for a total of two vehicles, complying with the minimum two -car garage parking requirement for single-family residences with less than 4,000 square feet of habitable floor area. 2. The neighborhood is predominantly developed with two- and three-story, single-family residences. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. The development fronts a public beach. The project site is not protected by a bulkhead. The finished floor elevation of the proposed dwelling is 13.13 MSL (NAVD 88), which complies with the minimum 9.00 MSL (NAVD88) elevation standard. 07-11-17 g Zoning Administrator Resolution No. ZA2017-### Paqe 3 of 7 4. A Coastal Hazard and Sea Level Rise Analysis was prepared by William Simpson & Associates, Inc. dated July 29, 2017 for the project. The report concludes that even if some waters reach the site, they will not cause erosion and/or damage because of their relatively low velocity. Additionally, the report concludes that rise in future groundwater elevation and sea level rise will not adversely impact the structure over its economic life (75 years). The need for a shoreline protective device is not anticipated over the life of the proposed development. 5. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 6. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 7. The property is not located within 100 feet of coastal waters. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City's storm drain system. 8. The property is not located near designated public viewpoints or coastal view roads and will not impact public coastal views. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Fact in Support of Finding: The project site is located between the nearest public road and the sea or shoreline; however, the project will not affect the public's ability to gain access to or use the coast and nearby recreational facilities. Vertical access to the bay front is available along 11th 07-11-17 9 Zoning Administrator Resolution No. ZA2017-### Paqe 4 of 7 Street and 12th Street, at an equal distance of 180 feet in each direction. Lateral Access is available via a public beach fronting the subject property. 2. The proposed project is located entirely on private property and there will be no reduction in on -street parking spaces. 3. This CDP does not include a request to add or alter any new or existing improvements, including landscaping, on State tidelands or public beaches. 4. Pursuant to the Coastal Land Use Plan, the closest Public View Point is located at Newport Pier, more than 4,000 feet from the property. The proposed residence is not located near Coastal View Roads, as designated in the Coastal Land Use Plan. There is no Coastal View Road (segment) in Balboa Peninsula. Due to the distance of the proposed development from the public viewpoint and the project's compliance with height, setbacks, the project will not impact coastal views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-067, subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 14th DAY OF DECEMBER, 2017. Patrick J. Alford, Zoning Administrator 07-11-17 10 Zoning Administrator Resolution No. ZA2017-### Paqe 5 of 7 EXHIBIT "A" CONDITIONS OF APPROVAL PLANNING The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. Prior to the issuance of a building permit, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices to address the threat of damage or destruction from waves, erosion, storm conditions, landslides, seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the property, or development of the property, today or in the future. The agreement shall be binding against the property owners and successors and assigns. 3. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of development. 4. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 5. 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. 6. Best Management Practices (BMP's) and Good Housekeeping Practices (GHP's) shall be implemented prior to and throughout the duration of construction activity as designated in Drainage and Erosion Plans. 7. 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. 07-11-17 21 Zoning Administrator Resolution No. ZA2017-### Paqe 6 of 7 8. 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. 9. 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. 10. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new Coastal Development Permit. 11. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 12. 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. 13. 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. 14. Prior to the issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans. 15. Prior to the issuance of a building permit, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development Permit 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. 16. Prior to the issuance of a building permit, the applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the Planning Division. 17. 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 07-11-17 12 Zoning Administrator Resolution No. ZA2017-### Paqe 7 of 7 kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 18. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 19. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 20. This Coastal Development Permit No. CD2017-067 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. 21. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of including, but not limited to, Coastal Development Permit No. CD2017-067 (PA2017-160). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 07-11-17 23 Attachment No. ZA 2 Vicinity Map 14 VICINITY MAP 1 y Yt, a6� Subject Property CDP No. CD2017-067 PA2017-160 1120 West Ocean Front Attachment No. ZA 3 Project Plans 1C, PA2017-160 The Fox Residence 1120 West Oceanfront Ave. PROJECT DIRECTORY ARCHITECT/DESIGN RITNER GROUP, INC. 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 PHONE: (949) 999-3255 CONTACT: RON RITNER FOREST STUDIO 332 FOREST AVE. SUITE 4 LAGUNA BEACH, CA 92651 PHONE: (949) 497-0202 CONTACT: BOB WHITE CIVIL TOAL ENGINEERING INC. 139 AVENIDA NAVARRO, SAN CLEMENTE, CA 92672 PHONE: (949) 492-8586 CONTACT: CALEB RIOS SOILS GEOFIRM 801 GLENNEYRE STREET, SUITE - F LAGUNA BEACH, CA 92651 PHONE: (949) 494-2122 CONTACT: ERIK HILDE P.G. LANDSCAPE DESIGN LANDSCAPE ARCHITECTURE 25622 EASTWIND DRIVE DANA POINT, CA 92629 PHONE: (949) 388-5161 CONTACT: PETER PHILIPS Newport Beach, CA VICINITY MAP PROJECT SITE ABBREVIATIONS AB ANCHOR BOLT FAU FORCED AIR UNIT NG NATURAL GRADE T & B TOP AND BOTTOM A/C AIR CONDITIONING FDN FOUNDATION NIC NOT IN CONTRACT TC TRASH COMPACTOR ALT ALTERNATE FF FINISH FLOOR NO NUMBER TEL TELEPHONE AL ALUMINUM FG FUEL GAS / FINISH GRADE NTS NOT TO SCALE T & G TONGUE AND GROOVE APPROX APPROXIMATELY FIN FINISH TOC TOP OF CURB AD AREA DRAIN FJ FLOOR JOIST OC ON CENTER TOM TOP OF MASONRY FLR FLOOR OPP OPPOSITE TOP TOP OF PAVING BLDG BUILDING FLUOR FLUORESCENT OPT OPTIONAL TOW TOP OF WALL BLKG BLOCKING FOM FACE OF MASONRY OSA OUTSIDE AIR TV TELEVISION BM BEAM FOS FACE OF STUD TYP TYPICAL BTM BOTTOM FT FOOT/FEET PB PUSH-BUTTON TB TOWEL BAR FTG FOOTING PLYWD PLYWOOD TPD TOILET PAPER DISPENSER Cl CAST IRON FD FLOOR DRAIN PR PAIR TEMP GL TEMPERED GLASS CJ CEILING JOIST PSF POUNDS/SQUARE FOOT CLG CEILING GA GAUGE PSI POUNDS/SQUARE INCH UBC UNIFORM BUILDING CODE CLR CLEAR GALV GALVANIZED PTDF PRESSURE TREATED UNFIN UNFINISHED COL COLUMN GD GARBAGE DISPOSAL DOUGLAS FIR LION UNLESS OTHERWISE NOTED CONC CONCRETE GLB GLUE LAMINATED BEAM PVC POLY VINYL CHLORIDE CONST CONSTRUCTION GI GALVANIZED IRON VERT VERTICAL CONT CONTINUOUS GL GLASS / GLAZING R RADIUS VTR VENT THROUGH ROOF CURT CURTAIN GYP BD GYPSUM WALLBOARD RAG RETURN AIR GRILLE V VOLTS HC HOLLOW CORE RD ROOF DRAIN D DRYER HDR HEADER RDWD REDWOOD W WASHER DBL DOUBLE HORIZ HORIZONTAL REFR REFRIGERATOR W/ WITH DF DRINKING FOUNTAIN REINF REINFORCING WC WATER CLOSET DET DETAIL INSUL INSULATION REQ'D REQUIRED WD WOOD DIA DIAMETER INT INTERIOR RJ ROOF JOIST WDW WINDOW DIAG DIAGONAL RO ROUGH OPENING WH WATER HEATER DIM DIMENSION LB LAG BOLT WI WROUGHT IRON DH DOUBLE HUNG LTWT LIGHTWEIGHT Sc SOLID CORE W/O WITHOUT DN DOWN SS SELECT STRUCTURAL DWG DRAWING MAS MASONRY SH SINGLE HUNG DS DOWNSPOUT MAX MAXIMUM SHTG SHEATHING DR DOOR MB MACHINE BOLT SHOW SHOWER DISP DISPOSAL MC MEDICINE CABINET SIM SIMILAR MFR MANUFACTURER SL SLIDING EA EACH MIN MINIMUM S & P SHELF AND POLE ELEV ELEVATOR MO MASONRY OPENING SS SERVICE SINK EQ EQUAL STAG STAGGERED EQUIP EQUIPMENT STD STANDARD EW EACH WAY SQ SQUARE EXT EXTERIOR EL ELEVATION PROJECT NOTES: 1. DEFERRED SUBMITTAL TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR PLAN CHECK OR APPROVAL BY THE CITY. 2. SEPARATE PERMIT(S) IS/ARE REQUIRED FOR ACCESSORY BUILDING, LANDSCAPE, PATIO COVERS, FENCES, SWIMMING POOL, RETAINING WALL, DEMOLITION, ETC. SPECIAL INSTRUCTIONS: FIRE SPRINKLER SYSTEM - NFPA 13D OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION DEFERRED SUBMITTALS: FIRE SPRINKLER- NFPA 13D SYSTEM THROUGHOUT INCLUDING ATTIC PROJECT DESCRIPTION: PROPOSED USE: NEW SINGLE FAMILY DETACHED NUMBER OF STORIES: 2 CONSTRUCTION TYPE: V -B OCCUPANCY: R-1 DWELLINGS, U- GARAGES FIRE SPRINKLERS: REQUIRED, CRC SEC. R313.2 SYSTEM - NFPA 13D SYSTEM THROUGHOUT INCLUDING ATTIC PER NBMC 15.04.220 ZONING: R-1 CODE COMPLIANCE: 2016 CALIFORNIA RESIDENTIAL CODE 2016 CALIFORNIA MECHANICAL CODE 2016 CALIFORNIA PLUMBING CODE 2016 CALIFORNIA ELECTRICAL CODE 2016 CALIFORNIA ENERGY CODE 2016 CALIFORNIA GREEN BUILDING STANDARDS CODE 2016 CALIFORNIA ENERGY EFFICIENCY STANDARDS CODE CITY OF NEWPORT BEACH REGULATIONS AND ORDINANCES INDEX OF DRAWINGS ARCHITECTURAL C1-1 COVER SHEET SP -1.1 ARCHITECTURAL SITE PLAN (1/4" = V-0") Al -2.1 MAIN LEVEL FLOOR PLAN (1/4" = V-0") Al -2.2 SECOND LEVEL FLOOR PLAN (1/4" = V-0") Al -2.3 THIRD LEVEL FLOOR PLAN (1/4" = V-0") Al -3.1 ROOF PLAN (1/4" = V-0") Al -4.1 BUILDING SECTIONS (1/4" = V-0") Al -4.2 BUILDING SECTIONS (1/4" = V-0") Al -4.3 BUILDING SECTIONS (1/4" = V-0") Al -5.1 EXTERIOR ELEVATIONS (1/4" = V-0") Al -5.2 EXTERIOR ELEVATIONS (1/4" = 1'4") CIVIL C-01 PRELIMINARY GRADING PLAN C-02 EROSION CONTROL PLAN CP -1 CONSTRUCTION POLLUTION PREVENTION PLAN WQ-1 WATER QUALITY MANAGEMENT PLAN (WQMP) SITE PLAN LANDSCAPE L-1 HARDSCAPE PLAN L-2 HARDSCAPE DETAILS L-3 LIGHTING PLAN L-4 IRRIGATION PLAN L-4.1 IRRIGATION DETAILS L-5 TREE & PLANTING PLAN L-5.1 TREE & PLANTING DETAILS PROJECT DATA PROJECT ADDRESS 1120 WEST OCEANFRONT AVE. NEWPORT BEACH, CA. 92661 ASSESOR'S PARCEL NUMBER: - LOT 6, BLOCK 11 - TRACT 234 GENERAL NOTES: 1. THE SDRC CONSULTING ARCHITECT IS TO ATTEND ON-SITE MEETINGS WITH THE UTILITY COMPANIES TO DETERMINE ALLOWABLE LOCATIONS. A MINIMUM OF 48 HOURS WRITTEN NOTICE FOR THE MEETING IS REQUIRED. 2. REQUIRED HERS TESTING AND/OR VERIFICATION MUST BE DONE BY A CERTIFIED HOME ENERGY RATER UNDER THE SUPERVISION OF A CEC-APPROVED HERS PROVIDER USING CEC APPROVED TESTING AND/OR VERIFICATION METHODS AND MUST BE REPORTED ON THE CF -4R INSTALLATION CERTIFICATE. 3. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. 4. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 5. A Cal -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5'-0" AND FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT. INSPECTION PROGRAM: 1. DEPUTY INSPECTORS ARE REQUIRED TO BE REGISTERED WITH THE CITY OF NEWPORT BEACH. 2. SPECIAL AND / OR DEPUTY INSPECTIONS SHALL BE PROVIDED DURING CONSTRUCTION ON THE FOLLOWING TYPES OF WORK: PORTION OF WORK REQUIRING INSPECTION CONTINUOUS PERIODIC DESCRIPTION, LOCATIONS, REMARKS, ETC. EXPANSION / EPDXY ANCHORS X --- 3' ALL STRUCTURAL WELDING X Flat Roof (less than 3:12 pitch) 24' SHEAR WALL NAILING --- X --- STRUCTURAL MASONRY --- X GROUTING, STEM AND FOOTING REINF. "HERS" VERIFICATION --- X Buildable Area 2,842 x 2 = 5,684 Sq. Ft. Maximum Upper Level 2,842 x 15% = Building Area 426 Sq. Ft. LEGEND Plannina Criteria Setbacks Front 9' Rear 0' Side Yard 1 3' Side Yard 2 3' Maximum Height: Total Living Flat Roof (less than 3:12 pitch) 24' Pitched Roof (greater than 3:12 pitch) 29' Development Standards R-1 Zone FAR: Site Area 3,731 Sq. Ft. Buildable Area 2,842 Sq. Ft. MAXIMUM FLOOR AREA LIMIT: Buildable Area 2,842 x 2 = 5,684 Sq. Ft. Maximum Upper Level 2,842 x 15% = Building Area 426 Sq. Ft. OPEN SPACE REQUIREMENTS: Open Space 2,842 x 15% _ Requirement 426 Sq. Ft. Open Space Provided 850 Sq. Ft. Area Tabulation Living Area Main Level Living 1,629 Sq. Ft. Second Level Living 2,270 Sq. Ft. Third Level Living 99 Sq. Ft. Total Living 3,998 Sq. Ft. 2 Car Garage 526 Sq. Ft. Total Building Third Level Covered Deck Roof Deck 4,524 Sq. Ft. 248 Sq. Ft. 152 Sq. Ft. BUILDING SECTION DETAIL REFERENCE REVISION REFERENCE FLOOR PLAN, SOFFIT/UTILITY, X SECTION INDICATOR X < SECTION INDICATOR &ELEVATION KEYNOTE SHEET NUMBER SHEET NUMBER OX < REVISION NUMBER PLAN NOTE REFERENCE NUMBER BUILDING DEPARTMENT SUBMITTAL: 04-10-15 REVISIONS: r i t n e rIGROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2017 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FOX RESIDENCE 1120 West Oceanfront Ave. Newport Beach, CA 92661 Lot 6, Block 11, Tract 234 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 16011 PROJECT CAD FILE: 16011 -PLN -COVER SHEET TITLE: COVER SHEET SHEET NUMBER: C1-1 PLOT REFERENCE DATE: 06-12-17 PA2017-160 00� D D D R h I LOT 7 1 Exis tin b u it d in ? o° g g Exis tln g garage iJ 1212 A.N.G �5 W. �2�4 12235 20 T.W 2 T.W D 1 D'��` D �G'1 �a\� D 5 6 11� % 9 D ° �� r�.99 }1_0.86 4---`�1° ° ea9 —Point 4_ 1 1 — 12 -0 — — — -- N 17030'25" E 102.52' D 10.99— — 11.08 D p �(Gr D 11.7011_62 — M — 1�.4�----,� 3� D 11.13 17 11.j U _ --- — —% g �Z �gg .ill � V°\•�I 9 1 \�\\� 11 86 - � A —4 —_-_°— —_� F, —_ ------------------ _-— _ --__— --__ ______ _ —__ — 11 __>_ g---------- % ---------------------------11 D _ — —_ __— _ _ ____ 12. 3 777 G 101-O ° � D 0 D i! i i �B ii ill I D Pantry EX ' \ I I g garage I I I ° Exl lC Z 1\ ° �• ° p ^� ° I I I I L n I I I I N LL D j I I I I L---- ----- ----- ----- ----- ----- ----J I --- -- --------i II D it I d D IIJD�i i i iG 7� I�� �1���r1° 1 D° 11 Kitchen 12 e� D ----- ----- ----- ----- ----- ----- ---E�l I I'n b u Il d I n $ 61' Clg �KK ° ° I 2 Car Garage D r. Wood I I Hal{.. 'I' - g g i i 8' 0 Cl v I 9,-0„ Clg g L- J ° WD D D �� 7 i i ' ' I I Wood 6 �� I Concrete ° ° M J 1 I ----------------------------------------------- 111T11l 911111111111111 Willi I Great Room D j > I \f________________ BWoodlg Hill Hill liulailli ______________________7 I �r�j 11 ° I _oU I I I ° D r \----------- -------------------------------i i --------------- ________________________ LOT AC 34 " i g i I �O/ ' - D IL) Teen Room/ Entry Bedroom 5 Foyer 8'-0" °8-0 ClgWood ° woo ------------- D 0 ---- ----- Powder' 8 O Wood 01 77 p R o pD Obg� p �Z o qn/'g� p �l ° co a Dram 1� % 9 \ 14 12' A.N.G. — D 2 N 1 °30'37" E 102.51 Point 2 ° C� �b 4,. 49> 4 6� Point 1 \ k p D p g�•' 1�� D l 12.75' ��✓ �YS D ° 1� p o D ° p p� � ° �oD1g� ° °D D ° �1' °p ° °D a Q ° D 11.35' 1 l I, � 0 e O\ 35� 2 7I 31, �r xistng budngb 11-Qrr I 1 ° D D D ° 12° rola LOT 5 I (e5 ,Vi \ I � I or Architectural Site Plan Area Tabulation Living Area Main Level Living 1,629 Sq. Ft. Second Level Living 2,270 Sq. Ft. Third Level Living 99 Sq. Ft. Total Living 3,998 Sq. Ft. 2 Car Garage 526 Sq. Ft. Total Building Third Level Covered Deck Roof Deck 4,524 Sq. Ft. 248 Sq. Ft. 152 Sq. Ft. SCALE: 1/4" = 1'-0" Plannina Criteria Setbacks Front 9' Rear 0' Side Yard 1 3' Side Yard 2 3' Maximum Height: Flat Roof (less than 3:12 pitch) 24' Pitched Roof (greater than 3:12 pitch) 29' Development Standards R-1 Zone FAR: Site Area 3,731 Sq. Ft. Buildable Area 2,842 Sq. Ft. MAXIMUM FLOOR AREA LIMIT: Buildable Area 2,842 x 2 = 5,684 Sq. Ft. Maximum Upper Level 2,842 x 15% = Building Area 426 Sq. Ft. OPEN SPACE REQUIREMENTS: Open Space 2,842 x 15% _ Requirement 426 Sq. Ft. Open Space Provided 850 Sq. Ft. PROJECT ADDRESS 1120 WEST OCEANFRONT AVE. NEWPORT BEACH, CA. 92661 ASSESOR'S PARCEL NUMBER: - LOT 6, BLOCK 11 - TRACT 234 BUILDING DEPARTMENT SUBMITTAL: 04-10-15 REVISIONS: ritnerIGR0UP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2017 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP PROJECT: FOX RESIDENCE 1120 West Oceanfront Ave. Newport Beach, CA 92661 Lot 6, Block 11, Tract 234 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 16011 PROJECT CAD FILE: 16011 -PLN -SITE SHEET TITLE: ARCHITECTURAL SITE PLAN SHEET NUMBER: S Pillillim 1 Is 1 U) rn rn PLOT REFERENCE DATE: 06-12-17 1 PA2017-160 0 iM M 11'-316 91-0-5-9 2'-3" 1'-021' A.N.G. Point 3 1-4.3 ._._._._._r_ A.N.G. Point 2 12.75' Main Level - Floor Plan D 14' LOT 7 C B A 1-4.1 1-4.1 1-4.1 T-101'6" 83,_4„ 48'-10" I I 12'-6" I 22'-0" 2'-6" 99 Sq. I Total Living i i 4.52" 1T_62" 526 Sq. Ft. 19'-11" 18'-11" 10•_0„ 4'-94 1 -22 T-0,. 5'-1" 9'-0" 4'-10" A.N.G. N 17030'25" E 102.52' I I Point 4 I I I I � I ----------------- LRA ------- ----------------------------- - I I I I I I I I I I I I I I I I I I i t -- i Great Room I 8-6 CIg Wood ----------------------- ----------------------- 2,_3, 1,_6„ 4'-44" t zql F-04' nnnnnnnnnnnm Imnnnnnnnnnnnnnmmnnnnml mnmmnnmm�nnumm�mmlmnmlmnmlmnlmmmm�mlmnmlmmm�n� _nunnnuunnm`nnnnmm�nmm�nnnnnnnnmm�nmm�nnnnnnnnmm�nmm�nnnnnnnnmm�nmm�nm� oil— .;.. Kitchen 8'-6" Clg Wood lip:$fb I I Spa _- Equip. I I � , I I II I I II F Hall 1 ' 8,_0 CIg 2 Car Garage'`. t 1-4. co Wood I ' 9'-0" CIg L- — J Concrete TH 7 A /ii/. I N I I I . �, I I VIII. `° Teen Room/ _-_--- I Entry Bedroom 5 8'-0" CIg Foyer Wood 8'-0" CIg Wood P< I iiiiiiiiiiiiiiiiiiiiiillillillillillillilliillillillillillilI --� Powder Wood Cfl 1-4.2 I I N 17030'37"E 102.51' LAGJI 2,_61„ 2'-03" 11.35' 2'-112" 3-32 4 3'-6" 3'-6" 4 I I 11,_7„ 6'-3" i 17,_10" 11'-8" 111_0" 4'-0" 2'-6" 83,_4„ I I 7'-1116„ LOT 5 B A 1-4.1 1-4.1 Area Tabulation Living Area Main Level Living 1,629 Sq. Ft. Second Level Living 2,270 Sq. Ft. Third Level Living 99 Sq. Ft. Total Living 3,998 Sq. Ft. 2 Car Garage 526 Sq. Ft. Total Building Third Level Covered Deck Roof Deck 4,524 Sq. Ft. 248 Sq. Ft. 152 Sq. Ft. ro in "v t`M SCALE: 1/4" = 1'-0" Plannina Criteria Setbacks Front 9' Rear 0' Side Yard 1 3' Side Yard 2 3' Maximum Height: Flat Roof (less than 3:12 pitch) 24' Pitched Roof (greater than 3:12 pitch) 29' Development Standards R-1 Zone FAR: Site Area 3,731 Sq. Ft. Buildable Area 2,842 Sq. Ft. MAXIMUM FLOOR AREA LIMIT: Buildable Area 2,842 x 2 = 5,684 Sq. Ft. Maximum Upper Level 2,842 x 15% = Building Area 426 Sq. Ft. OPEN SPACE REQUIREMENTS: Open Space 2,842 x 15% _ Requirement 426 Sq. Ft. Open Space Provided 850 Sq. Ft. BUILDING DEPARTMENT SUBMITTAL: 04-10-15 REVISIONS: ritnerlGROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2017 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP PROJECT: FOX RESIDENCE 1120 West Oceanfront Ave, Newport Beach, CA 92661 Lot 6, Block 11, Tract 234 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 16011 PROJECT CAD FILE: 16011 -PLN -FLOOR SHEET TITLE: MAIN LEVEL FLOOR PLAN SHEET NUMBER: Al -2.1 0 PLOT REFERENCE DATE: 06-12-17 d PA2017-160 Z O ry H Z W U O ri M c M r; Second Level - Floor Plan 14.1 LOT 5 1-64.1 A14.1 D 1-4.1 Area Tabulation Living Area Main Level Living Second Level Living Third Level Living 1,629 Sq. 2,270 Sq. 99 Sq. Ft. Ft. Ft. Total Living 3,998 Sq. Ft. 2 Car Garage 526 Sq. Ft. Total Building 4,524 Sq. Ft. Third Level 29' Development Standards R-1 Zone Covered Deck 248 Sq. Ft. Roof Deck 152 Sq. Ft. SCALE: 1/4" = 1'-0" Plannina Criteria Setbacks Front 9' Rear 0' Side Yard 1 3' Side Yard 2 3' Maximum Height: 16011 -PLN -FLOOR Flat Roof (less than 3:12 pitch) 24' Pitched Roof (greater than 3:12 pitch) 29' Development Standards R-1 Zone FAR: Site Area 3,731 Sq. Ft. Buildable Area 2,842 Sq. Ft. MAXIMUM FLOOR AREA LIMIT: Buildable Area 2,842 x 2 = 5,684 Sq. Ft. Maximum Upper Level 2,842 x 15% = Building Area 426 Sq. Ft. OPEN SPACE REQUIREMENTS: Open Space 2,842 x 15% _ Requirement 426 Sq. Ft. Open Space Provided 850 Sq. Ft. BUILDING DEPARTMENT SUBMITTAL: 04-10-15 REVISIONS: r i t n e rIGROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2017 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FOX RESIDENCE 1120 West Oceanfront Ave, Newport Beach, CA 92661 Lot 6, Block 11, Tract 234 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 16011 PROJECT CAD FILE: 16011 -PLN -FLOOR SHEET TITLE: SECOND LEVEL FLOOR PLAN SHEET NUMBER: Al -2.2 PLOT REFERENCE DATE: 06-12-17 .. CD U) En U) L a- PA2017-160 91-05,, 16 C? I Ft. Second Level Living I - -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- Third Level Living F --- -- — --- -- - - - - - -- -- - ------------------------------- D 4.1 LOT 7 C B A Al -4.1 1-4.1 1-4.1 88'_1„ 5'-41'56- 41'-l" '-416 41 _1„ I 9'-61, I 13'-5" I 24'-02' I I I I I I I I I N 17030'25" E 102.52' I I - ------------------------------------------ --------------------------- (V T-1" Planter Spa o 6'-0" - - - - - - - - - - - - - _---------------------------------- ----------- ---------------------- --- ----- , ----- - ----------------------------------------------- I (V O eo +42" N Beverage Center r---------------- LOT 6, BLOCK 11---------- - TRACT 234 rrace �I �I ZI—•—•—•—• 0 Third Level - Floor Plan --------------- I Ft. Second Level Living I - -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- Third Level Living F --- -- — --- -- 1 8'-11 uW Pwdr 2 o� o Covered Terrace� Vol Clg N 17030'37"E 102.51' V-82' 9'-62' 22'-112" 13'-5" Hall 3 Vol Clg Wood I 88'-1" 1 1 14.1 LOT 5 1-64.1 14.1 D 1-4.1 (V � �N Area Tabulation Living Area Main Level Living 1,629 Sq. Ft. Second Level Living 2,270 Sq. Ft. Third Level Living 99 Sq. Ft. Total Living 3,998 Sq. Ft. 2 Car Garage 526 Sq. Ft. Total Building Third Level Covered Deck Roof Deck 4,524 Sq. Ft. 248 Sq. Ft. 152 Sq. Ft. — —•—.—. 14.2 5'-516 b� 0 i� SCALE: 1/4" = 1'-0" Plannina Criteria Setbacks Front 9' Rear 0' Side Yard 1 3' Side Yard 2 3' Maximum Height: Flat Roof (less than 3:12 pitch) 24' Pitched Roof (greater than 3:12 pitch) 29' Development Standards R-1 Zone FAR: Site Area 3,731 Sq. Ft. Buildable Area 2,842 Sq. Ft. MAXIMUM FLOOR AREA LIMIT: Buildable Area 2,842 x 2 = 5,684 Sq. Ft. Maximum Upper Level 2,842 x 15% = Building Area 426 Sq. Ft. OPEN SPACE REQUIREMENTS: Open Space 2,842 x 15% _ Requirement 426 Sq. Ft. Open Space Provided 850 Sq. Ft. BUILDING DEPARTMENT SUBMITTAL: 04-10-15 REVISIONS: r I t n e rIGR0UP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2017 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP PROJECT: FOX RESIDENCE 1120 West Oceanfront Ave, Newport Beach, CA 92661 Lot 6, Block 11, Tract 234 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 16011 PROJECT CAD FILE: 16011 -PLN -FLOOR SHEET TITLE: THIRD LEVEL FLOOR PLAN SHEET NUMBER: Al —2.3 PLOT REFERENCE DATE: 06-12-17 a) U) 0 rn L 11 PA2017-160 Roof Plan ---------------- Roof ---------- LOT 7 N 17030'25" E 102.52' N 17030'37"E 102.51' LOT 5 I � I SCALE: 1/4" = V-0" W J J Q BUILDING DEPARTMENT SUBMITTAL: 04-10-15 REVISIONS: ritnerIGR0UP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2017 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FOX RESIDENCE 1120 West Oceanfront Ave, Newport Beach, CA 92661 Lot 6, Block 11, Tract 234 TELEPHONE: FAX: PROJECT MANAGER: I Z BW 0 ryZ 16011 PROJECT CAD FILE: 16011 -PLN -FLOOR Q II W �I U 0 Z Roof Plan ---------------- Roof ---------- LOT 7 N 17030'25" E 102.52' N 17030'37"E 102.51' LOT 5 I � I SCALE: 1/4" = V-0" W J J Q BUILDING DEPARTMENT SUBMITTAL: 04-10-15 REVISIONS: ritnerIGR0UP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2017 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FOX RESIDENCE 1120 West Oceanfront Ave, Newport Beach, CA 92661 Lot 6, Block 11, Tract 234 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 16011 PROJECT CAD FILE: 16011 -PLN -FLOOR SHEET TITLE ROOF PLAN SHEET NUMBER: Al -3.1 PLOT REFERENCE DATE: 06-12-17 PA2017-160 T.O. Sheathing 0' SIN r O W m N C? T.O. N Sheathing 0. 4 T:PL. 0' SIN r` W T.O. Slab 13.00' Section "C" I Maximum Building Height 40.712' 2 2 Section "D" SCALE: 1/4" = V-0" F.O. Sheathing I' f.PL I' F.O. Sheathing I' f.PL. Y F.O. Slab 3.00' SCALE: 1/4" = V-0" Section "A" O m N SCALE: 1/4" = V-0" Section "B" W SCALE: 1/4" = 1'-0" BUILDING DEPARTMENT SUBMITTAL: 04-10-15 REVISIONS: r i t n e rIGROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2017 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FOX RESIDENCE 1120 West Oceanfront Ave, Newport Beach, CA 92661 Lot 6, Block 11, Tract 234 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 16011 PROJECT CAD FILE: 16011-PLN-ELEV SHEET TITLE: BUILDING SECTIONS SHEET NUMBER: Al -4.1 PLOT REFERENCE DATE: 06-12-17 PA2017-160 11 11 E Section "E" -�C-4 00 . SIN r EO r.• E 10.14' SCALE: 1/4" = V-0" Section 'IF" SCALE: 1/4" = 1'-0" BUILDING DEPARTMENT SUBMITTAL: 04-10-15 REVISIONS: r i t n e rIGROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2017 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FOX RESIDENCE 1120 West Oceanfront Ave, Newport Beach, CA 92661 Lot 6, Block 11, Tract 234 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 16011 PROJECT CAD FILE: 16011-PLN-ELEV SHEET TITLE: BUILDING SECTIONS SHEET NUMBER: Al -4.2 PLOT REFERENCE DATE: 06-12-17 PA2017-160 11 11 E Section "G" SCALE: 1/4" = V-0" Section "H" SCALE: 1/4" = V-0" BUILDING DEPARTMENT SUBMITTAL: 04-10-15 REVISIONS: r i t n e rIGROUP 503 32ND STREET. SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2017 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FOX RESIDENCE 1120 West Oceanfront Ave, Newport Beach, CA 92661 Lot 6, Block 11, Tract 234 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 16011 PROJECT CAD FILE: 16011-PLN-ELEV SHEET TITLE: BUILDING SECTIONS SHEET NUMBER: Al -4.3 PLOT REFERENCE DATE: 06-12-17 PA2017-160 SIN r OD 1. 11. E 0 cV Maximum Building o Height 40.712' J L14� i 1 1 H H �T I �T H I U H H 0 a, 2 Front Elevation T.O. Sheathing 0' ------ T.PL. 0' SIN N T.O. o Sheathing v 0' /i N --` - - - - T.PL_ �y�T 0. Y ter;" T.O. Slab 13.00' SCALE: 1/4" = V-0" Right Side Elevation 10.14' SCALE: 1/4" = 1'-0" BUILDING DEPARTMENT SUBMITTAL: 04-10-15 REVISIONS: r i t n e rIGROUP 503 32ND STREET, SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2017 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FOX RESIDENCE 1120 West Oceanfront Ave, Newport Beach, CA 92661 Lot 6, Block 11, Tract 234 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 16011 PROJECT CAD FILE: 16011-PLN-ELEV SHEET TITLE: BUILDING ELEVATIONS SHEET NUMBER: Al -5.1 PLOT REFERENCE DATE: 06-12-17 .. V) (n U) L d PA2017-160 c N Rear Elevation SCALE: 1/4" = V-0" Left Side Elevation SCALE: 1/4" = V-0" BUILDING DEPARTMENT SUBMITTAL: 04-10-15 REVISIONS: r i t n e rIGROUP 503 32ND STREET. SUITE 130 NEWPORT BEACH, CA 92663 TELEPHONE: (949) 999-3255 FAX: (949) 999-3259 RITNER GROUP, INC. 2017 ©expressly reserves all common law copyright and property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of RITNER GROUP, INC. STAMP: PROJECT: FOX RESIDENCE 1120 West Oceanfront Ave, Newport Beach, CA 92661 Lot 6, Block 11, Tract 234 TELEPHONE: FAX: PROJECT MANAGER: RR PROJECT DESIGNER: BW DRAWN BY: PROJECT NUMBER: 16011 PROJECT CAD FILE: 16011-PLN-ELEV SHEET TITLE: BUILDING ELEVATIONS SHEET NUMBER: Al -5.2 PLOT REFERENCE DATE: 06-12-17 PA2017-160 11 a� g$I 126 11. J' D 5 13. 1 ����/�� 1�c L :121 AA 1ST � 1 � CONT/NUOUS 14; SLOT DRA/SS I AT EDGE OF PAVING t L SEE CIV/LSI PLANS F � � 5I -2l. Q L �I (6; B STUCCO WALL W/ STOE CAP Z \ L i2 0 I � A IL �I LO \l A STONE STEPS n J� L;2 r, t z PA 11-o F14: 75 12�k��ae 1 Point 2 12.750 X11.1! I� 1,9 j4 12. Existing building CONTINUOUS SLOT DRAINS 1O AT EDGE OF PAVING/ 12' SEE CIVIL'S PLANS LOT 7 / 1 NG PROPERTYLINE WALL N 17°,30'25 102.52' 11' =OnOnO7'._1. 1 Fn rlr--- Ou '�[ �x 177 — — u%r r� KitchenTRA C T 234 �ia> ting building $Wong � 13.125 FF — -- —— — — — — — 13.125 FF — — — — Great Room 8'-6" Clg Wood \ 13.125 FFI G Pantry 8'-0" Clg Wood 16 126H'a�\�� 8-0 Clg Lr) Wood 1 n. 0 'Ia 11/ I 126gr\� 0J11 Teen Room/ 13.125 FF Bedroom �J 113 C 8'-0" Clg 2 6 FNi % CA� = o -- — — PA 121\ N 7',30'37" E 102.51 ' EXISTING PROPERTYLINE WALL; \� CONTINUOUS 1� SLOT DRAINS AT EDGE OF PAVING HARDSCAPE NOTES EXting building 1. Verify all elevations at site priorLt_o construction 2. Seal all raised planters and retaining walls with polyguard membrane sealant or equal. 3. All concrete footings to be 6" minimum below finished surface (FS) or finished 4. All electrical wiring shall be within rigid conduit, SCH. 80 PCV or equal, all exterior electrical outlets shall have G.F.C.I. protection. 5. All gas lines and electrical conduit to be underground (installation and depth per all applicable codes) and or concealed, any exposed PVC pipe or conduit to be protected impact, hazzard, and direct sunlight. 6. Slope all hardscape surfaces towards drains at 1% min. slope, typical. 7. Slope all soil surfaces towards drains at 5% min. slope, typical 8. All drain lines shall have 1% min. fall toward street, storm drain connection or point of point of daylight, typical. 9. Tie all roof drains into drainage systems, typical. 10. Install 4" diameter perforated drain lines encased by filter fabric and 3/4" dia. gravel at the base of all raised planters and retaining walls and tie to drainage system. 11. All paving edges, walls, curbs, and headers to be chalked out in the field and approved by landscape architect prior to installation. 12. All finish and sub -base concrete to be 5" thick with #4 bars at 16" both ways centered in slab on 2" sand base over 90% min. compacted sub grade 6" overall, thickened edge adjacent to all planting areas. See Geo -technical Report. 13. All finish and sub -base driveway concrete to be 6" thick with #4 bars at 16" both ways centered in slab on 2" sand base over 90% min. compacted sub -grade. Provide 8" overall, thickened edge adjacent to all edges. See Geo -technical Report. 14. Concrete subbase/slab thickness to be consistent with the recommendations presented in the Geo -technical Report. 1p 85 �p 66 GFS 10 �g B 11 �1 Existing garage o o10. 86A.N.G. 1p 10 10." -P11084— —-- - - Spa Equip. Entry Foyer 8'-0" Clg Wood Exi ting g Gra e g 1 11.14 C q11� G� 2 Car Garage\ 9'-0" Clg Concrete 10.9f ��- - — f TOA112 113 11• V CONTINUOUSLj SLOT 2 INS ATI EDGEOFPAVING SEE CIVIL'S PLANS A.N.G. I •� J I� Point 1 F 11.35' 1q 16 \ 1p t HA uC ,/r,� LEGEND 05 e 12 I . � G �2 I q)\,, �DRIV AY PAVING - COBBLE STONE PAVING W/ TURF\BORDERS '\%TO BE SET ON 6" CONCRETE SUB -BASE. © WALKWAY, PATIO PAVING - STONE PAVING a' TO BE SET ON 4" CONCRETE SUB-BASESTONE STEPS - © SETT ON CONCRETE STESUBPS BTO ONCRTEESUBBO MATCH ADJACENT 1P1 G MATERIAL D STUCCO WALL W/STONE CAP - CONC. BLOCK CONSTRUCTION W/ STUCCO FINISH TOMATCH-HOUSE 1j.�a O SIDE YARD GATES - SIDE GATES TO MATCH DOORS ON HOUSE. 5'-0" HIGH GATE TO BE OUT -SWINGING AND SELF-CLOSING AND SELF -LATCHING, ALL STATE, COUNTY AND LOCAL POOL CODES. PER ARCHITECT'S PLAN. OF EXISTING MASONRY WALL - PROTECTIN PLACE, MODIFY AS NEEDED. CONC. BLOCK CONSTRUCTION W/ STUCCO FINISH TO MATCH HOUSE O BUILT-IN SHOWER - PER ARCHITECTS PLANS O BUILT-IN BBQ - PER ARCHITECT'S PLANS O/ AIR CONDENSERS O TRASH BINS GRADING LEGEND FF = Finish Floor FS = Finish Surface FG = Finish Grade TW = Top of Wall TP = Top of Pilaster TC = Top of Coping TF = Top of Fence PA =Planting area DETAIL LEGEND Detail number/letter Detail sheet SITE WORK NO TES: CONCEPTUAL GRADING NOTE: ALL FINISH SURFACE ELEVATIONS, TOP OF WALL AND PILASTER HEIGHTS ETC. SHOWN ON THIS PLAN ARE FOR REFERENCE ONLY. REFER TO CIVIL ENGINEER'S PRECISE GRADING AND DRAINAGE PLANS. OR LO U Q)04 >10 .9U G O wd N O N c: LOL No Project Name Fox Residence Lot 6, Block 11, Tract 234 1120 W. Ocean Front Newport Beach, CA 92661 Sheet Title Hardscape Plan Project No. Scale: 1/4" = V-0" Date: April 11, 2017 Revision No. Description 4-21.17 Coastal Commision Submittal Sheet No. L=1 PA2017-160 EXPANSION JOINT - TYP. 1/2" THICK STONE RISERS STONE TREADS TO BE 1 1/2" THICK W/ EASED EDGES STONE TO MATCH PAVING "3 NOSE BAR. 4 ADJACENT STONE PAVING (oil MI 4 REBAR a 24" O.G. BOTH WAYS. SO% MIN. COMPACTED 5U5GRADE. NOTES SEE HARD5CAPE PLAN FOR STONE TYPE A) STONE STEPS L-2 I FOX SCALE.' 314'z i=0' CONG, SUBBASE W/ REINFORCING EXPANSION JOINT - TYP. 2" THICK STONE CAP W/ EASED EDGES 6" x 8" x 16" CONC. BLOCK GROUT ALL STEEL CELLS SOLID. STUCCO WALL TO MATCH RESIDENCE 0 4 VERT. BARS 'a 32" O.G. CENTERED IN WALL. 0 4 HORIZ, BARS CONT. a 24" O.G. CONCRETE FOOTING 0 4 BAR CONT. 90% MIN. COMPACTED 5U5GRADE. 3/4" TYP. Q-A �z i n wW tu Q1 OcLL[ X Q LLt LU FINISH GRADE -IIIA 11:�- -Ji � " 0 NOTE: I, CONCRETE FOOTINGS AND REINFORCING PER STRUCTURAL ENGINEER 2, SEE NARDSCAPE PLAN FOR STONE SELECTION, STUCCO WALL W/ STONE CAP FOX 0 SCALE 314'= 1=0' M, I.J *0 0 �o � U CCID C C') rn N V -0 a Q Q L a a NN >10 o0, �U 3� OO UJ N N 1 o N D Project Name Fox Residence Lot 6, Block 11, Tract 234 1120 W. Ocean Front Newport Beach, CA 92661 Sheet Title Hardscape Details Project No. Scale: Varies Date: April 11, 2017 Revision No. Description 4-21-17 Coastal Commision Submittal Sheet No. L=2 PA2017-160 35 6� 36 n LIUMINU LLULM UP/FLOOD LIGHTS I SYMBOL MANUF. QTY. WATTS DESCRIPTION O AURORA 7 2.5 UPLIGHT - 1-81-1 LED SAGO, SOLID BRASS OR COPPER, W/ GROUND STAKE PATH LIGHTS 10.09 J 1p22� Q AURORA 8 2.5 PATH LIGHT - LPI -4 LA JOLLA COPPER/BRASS STEP/WALL LIGHTS C AURORA 2 3 WALL/STEP LIGHT - MERIDIAN LSW8, SOLID BRASS & COPPER, W/ 1.25 WATT LED LAMP TRANSFORMERS VISTA - HP 1 1200 TRANSFORMER/TIMER - STAINLESS STEEL MJ Q 4— OR :zE L0° coC: 00 CO � � 0, Q 01 NN >10 •� (N n 0` 7C) Q .9U 3 �= �, •c 00 wd N O N 10 N ] Project Name Fox Residence Lot 6, Block 11, Tract 234 1120 W. Ocean Front Newport Beach, CA 92661 Sheet Title Lighting Plan Project No. Scale: 1/4" = V-0" Date: April 11, 2017 Revision No. Description 4-21-17 Coastal Commision Submittal Sheet No. L=3 U PA2017-160 � ^�r° n Yli I 010 C, S DW DOMESTIC WATER METER LATERAL PIPING - PVC CLASS 200 FOR 3/4' AND UP, PJC CLASS 315 FOR 1/2 USING DEEP SOCKET DESIGN SCH. 40 RRMNGS - 1-1/2' MAINUNE PIPING - FVC SCHEDULE 40,2& LARGER SHALL BE CLASS 315. USE DEEP SOCKET DESIGN SCH. 40 FITTINGS — — — — — — — XF SERIES DRIPUNE - INSTALL PER MFG. SPECS. RAINBIRD: 12 Emitter Spacing, 0.9 gph Emitter, 1.53 gpm Install dAplina below grade/soil, (per 100' of tubing) U� A r/Jaccum Relief Valve Kit when installation is below grade/soil. NOTE: 1. CONTRACTOR SHALL INSTALL PRESSURE COMPENSATING NOZZLE SCREENS IN ALL SPRINKLER HEADS REQUIRING ADJUSTMENT OF RADIUS. REFER TO MANUFACTURERS LTTERATURE. 2. INSTALL XF SERIES DRIPUNE BETWEEN ALL STEPPERS AND OR PAVING W/ TURF BORDERS. INSTALL PER MFG. SPECS USE WITH SENNINGER PRESSURE REDUCERS, INSTALL PER MAUFACTUERS SPECIFICATIONS 3. CONTRACTOR TO LOCATE AND VERIFY POINT OF CONNECTION IN THE FIELD AND APPROVED WITH OWNER/LANDSCAPE ARCHITECT. 4. CONTRACTOR TO CONNECT NEW IRRIGATION MAINLINE TO DOSTING MAINUNE IRRIGATION SYSTEM. 5. POP -UPS SHALL BE USED: IN ALL TURF AREAS, ALONG ALL WALKWAYS AND PAVED SURVACES AND AROUND EDGES OF LAWN AREAS. ALSO SHRUB SPRAY HEADS AND SHRUB ROTORS SHALL HAVE RISERS IN OPEN PLANTING AREAS NOT DIRECTLY ADJACENT TO ANY TURF OR PAVED AREAS LC/ NOTE1: THE IRRIGATION CONTRACTOR SHALL FLUSH AND ADJUST ALL SPRINKLER HEADS AND VALVES FOR OPTIMUM COVERAGE, WITH MINIMAL OVERSPRAY ONTO WALKS, STREETS, WALLS, ETC. THIS SHALL INCLUDE SELECTING THE COMENSATING SCREEN TO FIT EXISTING SITE CONDITIONS. 4. DO NOT WILLFULLY INSTALL THE SMNKFA SYSTEM AS SHOWN ON THE DRAWINGS WHEN R IS OBVIOUS IN THE FIELD THAT OBSTRUCTIONS, GFVDE DIFFERENCES OR DIFFERENCES IN THE AREA DIMENSIONS DBST THATIMIGHT NOT HAVE BEEN CONSIDERED IN THE ENGINEERING. SUCH OBSTRUCTIONS OR DIFFERENCES SHOULD BE BROUGHT TO THE ATTENTION OF THE OwNERSAUTIiOF4zED REPRESENTATIVE. IN THE EVENTTHIS NOTIFICATION IS NOT PERFORMED, THE IRRIGATION CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ANY REVISIONS NECESSARY. 5. IN ADDITION TO THE CONTROL WIRE SLEEVES SHOWN ON THE DRAWINGS, THE IRRIGATION CONTRACTOR SHALL BE RESPONSIBLE FOR THE INSTALLATION OF CONTROL WIRE SLEEVES OF SUFFICIENT SIZE UNDER ALL PAVE:) AREAS. 8. INSTALL ALL PIPE MATFAIALSAND EQUIPMENTAS SHOWN IN DETAILS. USE TEFLON TAPE OR TEFLON PIPE DOPE ON ALL PJC MALE PIPE THREADS ON ALL SPRINKLER SWING JOINT AND VALVE ASSEMBLIES. 7. ALL POP-UP TYPE SPRINKLER HEADS INSTALLED IN SHRUB OR GROUND COVER AREAS STALL BE INSTALLED SO THAT THE TOP OF THE SPRINKLER HEAD IS 1'ABOVE FINISH GRADE. 8. ALL POP-UP TYPE SPPoNIQEA HEADS INSTALLED IN AREAS STALL BE INSTALLED SO THAT THE TOP OF THE S FINK ER HEADS ARE FLASH WITH ADJACENT SIDEWALK OR CURB. 9. ADJUSTING OF ALL HEADS BYTHE IRRIGATION CONTRACTOR, SO THAT THE TOP OF THE SPR NK1.ER HEAD IS 1/4' ABOVE FINISH GRADE, SHALL BEACCOMPIJSHED WITHIN TEN (10) DAYSAFTER NOTIFICATION BYTHE OWNFASAUTHOFOED REPMSENTATIVE. 10, THE IRRIGATION CONTRACTOR SHALL FLUSH AND ADJUSTALL SPRINKLER HEADS FOR OPTIMUM PERFORMANCE AND TO PREVENT OVERSPRAY ONTO WALKS, ROADWAYS ANDIOR BUILDINGS AS MUCH AS POSSIBLE THIS SHALL INCLUDE SELECTING THE BEST DEGREE OF ARC TO FT THE E)=NG SITE CONDITIONS AND TO THROTTLE THE FLOW CONTROL AT EACH VALVE TO OBTAIN THE OPTIMUM OPERATING PRESSURE FOR EACH SYSTEM. tlYc 00 CO .� 01 (1) 0, Q Q C a (1) N >10 •� (N n 0` 7C) Q .9U 3 �= 00 -U Q_ N C) N c: 10 N D Project Name Fox Residence Lot 6, Block 11, Tract 234 1120 W. Ocean Front Newport Beach, CA 92661 Sheet Title Irrigation Plan Project No. Scale: 1/4" = V-0" Date: April 11, 2017 N Revision No. Description 4-21.17 Coastal Commision Submittal Sheet No. L=4 PA2017-160 2,: III- -PVC SCH. 40 ELLS (T X T) 4 2" PVC SGH. &0 O 12" MINIMUM (REFER TO SPECIFICATIONS) THREADED NIPPLE �J EDGE OF HARD5GAPE O SHRUB SPRAY ON RISER - 6 PVG SCH. 40 STREET ELL O SGH. 80 RISER PVC LATERAL LINE 7 VALCO® IRAIN VALVE- ADV ANTI-DSERIES O 2 PVC SCH. 40 ELLS (TX T)42"PVC SCH 80 THREADED NIPPLE ® PVC SCH. 60 NIPPLE I. FINISH GRADE 5. 50H. 50 PVC NIPPLE - LENGTH AS REQUIRED 2. POP-UP SPRAY HEAD WITH O PVC SGH. 40 STREET ELL ANTI -DRAIN VALVE. SET TOP 6. 5GH. 80 PVC STREET ELL TXT OF HEAD 1/2" ABOVE GRADE ® PVC LATERAL LINE SGH. 80 PVC TXT 90° ELL 5. PVC LATERAL LINE PIPE AND FITTING 4. SCH. 50 PVC STREET ELL T x T FOF=uF SFRAY I. AUTOMATIC CONTROLLER - MOUNT AS PER MANUFACTURER'S RECOMMENDATIONS 2. IIOV POWER SUPPLY (TO BE PROVIDED BY ELECTRICAL CONTRACTOR) 5. DIRECT BURIAL WIRE5 IN GALVANIZED CONDUIT ABOVE GRADE TO AUTOMATIC VALVES IN FIELD AUTOMATIC., GONTROLLER (HALL MOUNT) O6" MINIMUM ® FINISH GRADE 12" MINIMUM 9 (REFER TO SPECIFICATION) BUILDING, HARDSCAPE, CONCRETE SIDE WALK 6" MINIMUM I. CURB, SIDEWALK, ETC. 2. FINISH GRADE 5. ROUND PLASTIC VALVE BOX W/ LOCKING TOP (LABELED GATE VALVE) 4. PLASTIC PIPE SLEEVE (MIN. 4" DIA.) 5. GATE VALVE (REFER TO LEGEND) 6. SxT MAINLINE FITTING (TYP.) 7. 2 G.F. PEA GRAVEL SUMP 8. 5GH. 50 PVC NIPPLE 9. 5GH. 80 PVC, UNION (MAY BE A PART OF VALVE) NOTE: ALL VALVES TO BE INSTALLED IN SHRUB AREAS. OATS VALVE � I I- PAVING OR OTHER STRICTURE 4- PRE55URE LINE (MAIN OR LATERAL). 2-2'-O" MIN. FOR LINES LESS THAN :2 111, 5- DIRECT BURIAL LOW VOLTAGE CONTROL 5'-0" MIN. UNDER PAVEMENT FOR ALL WIRES. 5- LINES GREATER THAN:2 }". NON -PRESSURE LATERA LINE. NOTE: I. TRENCHING AND BACKFILL SHALL BE PER 5TAHDARD SPECIFICATIONS. 2. MINIMUM 6AOKPILL RELATIVE COMPACTION SHALL 6E 90%. 5. BINDLE CONTROL WIRES TOGETHR AND TAPE TO PIPE AT 10'-0" INTERVALS. TREN�H I N� OBUBBLER HEAD ® SCH. 50 RIZER ® 2" MAXIMUM ® FINISH GRADE ®2 -PVC SCH. 40 ELLS (T X T) 4 2" PVC SGH. &0 O 12" MINIMUM (REFER TO SPECIFICATIONS) THREADED NIPPLE EDGE OF HARD5GAPE ® PVC SCH. 80 NIPPLE ® PVG SCH. 40 STREET ELL 11 6" MINIMUM PVC LATERAL LINE 12 VALCO® IRAIN VALVE- ADV ANTI-DSERIES 5UE3BLER ON RISER I OELECTRIC ACTUATED ATMOSPHERIC VACUUM 15REAKER/CONTROL VALVE OPVC SCH. S0 RISER FINISH GRADE ®PVC LATERAL LINE PIPE REFER TO SPECIFICATIONS OPVC SCH. 40 ELL (S X S) ® PVC SUPPLY LINE OPVC THREADED REDUCER V5/CONTROL VALVA } N H NWW QJQ'� 3�N *�WiUiU LoOo W » > �4t0� F" I. HARD50APE SURFACE 2. GLEAN BACKFILL AS REQUIRED. TO BE SET IN 6" LIFTS. REFER TO SPECIFICATIONS FOR SPECIFIC MATERIAL AND COMPACTION REQUIREMENTS. 5. LATERAL LINE WITH SLEEVE. 4. PRESSURE MAIN LINE WITH SLEEVE. 5. GLEAN SAND. 6. CONTROL WIRES 4 COMPUTER HARDWARE WIRE SLEEVE. SLEEVIN5 NOT TO SG/0-,LE NOTES: • ALL SLEEVES TO BE FVC. 50H. 80 AND TWICE THE DIAMETER OF THE WORKING PIPE. • ALL SLEEVES TO RUN A MIN. OF 12" BEYOND HARDSCAPE EDOE5. • GLEAN BACKFILL MAY BE SUBSTITUTED FOR SAND UNDER WALK5 AND DRIVES. M, ff Project Name .o E 0 LO U co C 0 CO rn N P , Q Q S Q N N Q N 04 > 10 �0, .9U 3 �= O 0 _U Q_ (V O CV c: 1 N Fox Residence Lot 6, Block 11, Tract 234 1120 W. Ocean Front Newport Beach, CA 92661 Sheet Title Irrigation Details PNDC�k * Ren( �T l F OF CAL1F0�� Project No. Scale: Varies Date: April 11, 2017 Revision No. Description 4.21-17 Coastal Commision Submittal Sheet No. L-4.1 PA2017-160 I A��e�\��. ?�5 I M, SI car Camellia sasanqua 'setsugeka' esp. E?"r Juniperus chinensis 'Blue Point' 3' - Muhlenbergia dubia Blue Point Juniper Nassella tenuissima 2 4' OZepherathes candida Pine Muhly 5 gal. 28 Camellia 15 gal. 6 3' 3' - Low/Med. Blue Point Juniper 15 gal. 2 4' 16" - Low Pine Muhly 5 gal. 28 2.5' 2.5' - Low Mexican Feather Grass 1 gal. 36 18" 18" - Low Zepher Lily 1 gal. 12" O.C. 12" 14" - Low/Med. Marathon II Sod sod - - Low/Med. PLANTING AREA = 166 SF. PLANTING AREA IS UNDER 500 S.F. NO WATER EFFICIENT GUIDELINES NECESSARY TO COMPLY WITH FOR THIS PROPERTY. N, ff L0 U co C 0 M rn N P Q Q a NN >10 •� (N no, 7C) Q .9U 3 �= �, •c 00 ww N � N 10N Project Name Fox Residence Lot 6, Block 11, Tract 234 1120 W. Ocean Front Newport Beach, CA 92661 Sheet Title Tree & Planting Plan Z Project No. Scale: 1/4" = 1'-0" Date: April 11, 2017 Revision No Description 4-21.17 1 Coastal Commision Submittal Sheet No. L=5 PA2017-160 MULCH 1-1/2" MIN. DEPTH ENTIRE PLANTING BED CONTINUOUS SOIL PREPARATION AROUND 4 BETWEEN PLANTINGS 48" TREE BOX SIZE VARIES 4 TOP OF DEEP ROOT BARRIER -_Ii` MIN. I/2" ABOVE GRADE CONTINUOUS PREPARED BACKFILL MIXTURE 'DEEP ROOT' BARRIER MODEL III III I`Ii UB 48-2 PANELS = 1=1 1==1 1==1 I R r' GRAVEL BACKFILL III III III I F EXCEPT AT LIGHT WELL 11- COMPACTED BACKFILL EQ. EaEQ. EQ. I -I/2 X ROOTBALL NOTES: LENGTH OF ROOT BARRIER TO EQUAL ULTIMATE DRIP LINE OF TREE NATURAL ANGHORTM STAKING DETAIL SINGLE STEM TREE/MULTI-TRUNK TREE 1\1 ❑ POLYROPE CORD ❑ HAND TEN51ONER ❑ CABLE LEADER ❑ ARROWHEAD ANCHOR(TM) 8'-0" BLACK POROUS HOSE TREE COLLAR STEM FLEX (TM) STEEL SPRING (OPTIONAL) TEMPORARY SAUCER FINISHED GRADE MIXED SOILS AS SPECIFIED ❑ INCLUDED IN STAKING KIT -- III—�� VIII—III—I — I— —III- EXISTING SUBSOIL TEE GTU�'ING3 5" 6" 12" yy i 3 DIA. LODGE POLE STAKE DOWELED VE PEELED FROM VIGIN TREE TREE.E. GREEN PRESERVATIVE TREATED. PLACE OUTSIDE OF ROOTBALL. USE TWO STAKES PER 15 GAL. TREE A A 2X DIA. OF ROOT BALL 2 CINCH TIES AVAILABLE FROM V.I.T. COMPANY: 15561 PRODUCT LANE D-4, HUNTINGTON BEACH, CA 92649 TEL. (114) 891-8338. ALLOW 2" MIN. TANK CLEARANCE TREE ROOTBALL 4" ABOVE GRADE FOR 36" BOX TREES -TAPER ROOTBALL FROM TRUNK TO FINISH GRADE 5" HIGH WATER RETENTION BA51N FORMED FROM PLANT PIT EXCAVATION. BASIN RIM MAY BE RACKED OUT PRIOR TO OTHER PLANTING WORK AS DIRECTED BY LANDSCAPE ARCHITECT FIN15H GRADE PLANT FERTILIZER TABLETS PER ARGONOMIC $OILS REPORT PREPARED BAKCFILL PER ARGONOMIC SOILS REPORT 6" ZONE OF OVER -EXCAVATED AND RECOMPACTED NATIVE SOIL ROOT BARRIERS TO BE INSTALLED IF TREE IS WITHIN 5' OF HARDSCAPE TREE 5TH INC [DETAIL MULCH FINISH GRADE III =11111=II�III�IE T Ti '/0 m m SAND m La I II II/2 XR.E WIDTH SUMP SCHEDULE INSPECTION TUBE PERFORATED 4110 PVC PIPE W/LOOSE FIT CAP. PRIME AND PAINT CAP FLAT BACK WRAP PIPE W/FILTER CLOTH. SEE TREE PLANTING NOTES FOR DESCRIPTION SCARIFY SIDES AND BOTTOM OF TREE PIT 8"0 AUGERED SUMP HOLES SIZE # OF SUMPS 241150X OR SMALLER 0 36" - 48" SEE PLAN FOR TYPE 60" 4 up 2 AND SPACING ° WATER 4 TAP TO NATURAL TOP OF L= SPACING AS CALLED FINISH GRADE REMOVE AIR POCKETS FLUSH WI�FNAISH GRADE FOR IN PLANTING PLAN PLANT LOCATION, c ti o I FERTILIZER TABLETS � TREE PLANTING PIT ( EP,) HE 'ARBOR -GUARD' BY DEEP ROOT CORP. TYPICAL I SEE SPECIFICATIONS 3" TO 1-1/2" LAYER OF WOOD MULCH - NO CONTACT W/TRUNK L PROVIDE TEMPORARY WATERING j�PREPARE ENTIRE O AIN AT T BASIN BEES FINISH GRADE ....... _J .... PLANTING AREA SOIL DEPTH- J J \ \ \ \ / \ \ \ \ \ \ SUBAGE AMENDED SOI - SEE o SPECIFICATIONS FERTILIZER TABLETS EXISTING SOIL OOT A L SEE SPECIFICATIONS 6" AT GROUNDCOVER, PREPARED SOIL 15" AT SHRUBSNOTES: w — BACKFILL CONTAINER GROWN SHRUBS - LOOSEN ROOTS AT EDGE 4" COMPACTED PAVING EDGE, CURB, OF ROOTBALL PREPARED SOIL BUILDING OR EDGING WHERE SHRUBS 4 GROUNDGOVER ARE PLANTED IN BEDS,BACKFILL UNDISTURBED NOTE: EXCAVATE ENTIRE BED AND PREPARE ENTIRE BED 1-1/2 X ROOTBAI I CONDITION SPACING DIAGRAM REFERS TO ALL PLANTING UNLESS NOTED OTHERWISE WIDTH OF PLANTING PIT SHALL NOT BE LESS THAN WIDTH 1-1/2 TIMES THE DEPTH OF THE ROOTBALL NOTES: 1, FOR STAKING SEE DETAIL 2. PLANT SO THAT TOP OF ROOT BALL IS EVEN WITH THE FINISHED GRADE TRIANGULAR SFACING SHRUB PLANTING TREE FLANTINCT NOTE: ALL TREES ARE TO WITHIN 5' OF PAVING TO 5E INSTALLED WITH ROOT BARRIERS. MULCH 1-1/2" MIN. DEPTH ENTIRE PLANTING BED CONTINUOUS SOIL PREPARATION AROUND 4 BETWEEN PLANTINGS 48" TREE BOX SIZE VARIES 4 TOP OF DEEP ROOT BARRIER -_Ii` MIN. I/2" ABOVE GRADE CONTINUOUS PREPARED BACKFILL MIXTURE 'DEEP ROOT' BARRIER MODEL III III I`Ii UB 48-2 PANELS = 1=1 1==1 1==1 I R r' GRAVEL BACKFILL III III III I F EXCEPT AT LIGHT WELL 11- COMPACTED BACKFILL EQ. EaEQ. EQ. I -I/2 X ROOTBALL NOTES: LENGTH OF ROOT BARRIER TO EQUAL ULTIMATE DRIP LINE OF TREE NATURAL ANGHORTM STAKING DETAIL SINGLE STEM TREE/MULTI-TRUNK TREE 1\1 ❑ POLYROPE CORD ❑ HAND TEN51ONER ❑ CABLE LEADER ❑ ARROWHEAD ANCHOR(TM) 8'-0" BLACK POROUS HOSE TREE COLLAR STEM FLEX (TM) STEEL SPRING (OPTIONAL) TEMPORARY SAUCER FINISHED GRADE MIXED SOILS AS SPECIFIED ❑ INCLUDED IN STAKING KIT -- III—�� VIII—III—I — I— —III- EXISTING SUBSOIL TEE GTU�'ING3 5" 6" 12" yy i 3 DIA. LODGE POLE STAKE DOWELED VE PEELED FROM VIGIN TREE TREE.E. GREEN PRESERVATIVE TREATED. PLACE OUTSIDE OF ROOTBALL. USE TWO STAKES PER 15 GAL. TREE A A 2X DIA. OF ROOT BALL 2 CINCH TIES AVAILABLE FROM V.I.T. COMPANY: 15561 PRODUCT LANE D-4, HUNTINGTON BEACH, CA 92649 TEL. (114) 891-8338. ALLOW 2" MIN. TANK CLEARANCE TREE ROOTBALL 4" ABOVE GRADE FOR 36" BOX TREES -TAPER ROOTBALL FROM TRUNK TO FINISH GRADE 5" HIGH WATER RETENTION BA51N FORMED FROM PLANT PIT EXCAVATION. BASIN RIM MAY BE RACKED OUT PRIOR TO OTHER PLANTING WORK AS DIRECTED BY LANDSCAPE ARCHITECT FIN15H GRADE PLANT FERTILIZER TABLETS PER ARGONOMIC $OILS REPORT PREPARED BAKCFILL PER ARGONOMIC SOILS REPORT 6" ZONE OF OVER -EXCAVATED AND RECOMPACTED NATIVE SOIL ROOT BARRIERS TO BE INSTALLED IF TREE IS WITHIN 5' OF HARDSCAPE TREE 5TH INC [DETAIL MULCH FINISH GRADE III =11111=II�III�IE T Ti '/0 m m SAND m La I II II/2 XR.E WIDTH SUMP SCHEDULE INSPECTION TUBE PERFORATED 4110 PVC PIPE W/LOOSE FIT CAP. PRIME AND PAINT CAP FLAT BACK WRAP PIPE W/FILTER CLOTH. SEE TREE PLANTING NOTES FOR DESCRIPTION SCARIFY SIDES AND BOTTOM OF TREE PIT 8"0 AUGERED SUMP HOLES SIZE # OF SUMPS 241150X OR SMALLER 0 36" - 48" 2 60" 4 up 2 TREE 5UMF NATURAL ANCHOR TM SYSTEM FOR: UP TO 6" CALIPER TREES INCLUDES: (3) ARROWHEAD ANCHORS (TM) W/GABLE LEADERS (3) BLACK POROUS HOSE TREE COLLARS (3) POLY -ROPE GUYLINES (12' EACH) (3) TOOL -FREE TENSIONERS (TM) (3) (OPTIONAL STEM FLEX SYSTEM (TM) - CALL FOR PRICE) FOR: UP TO 10" TREES INCLUDES: (4) ARROWHEAD ANCHORS (TM) W/GABLE LEADERS (4) BLACK POROUS HOSE TREE COLLARS (4) POLY -ROPE GUYLINES (15' EACH) (4) TOOL -FREE TENSIONERS (TM) ROOT BARRIERS TO BE INSTALLED IF TREE IS WITHIN 5' OF HARD5CAPE MJ CL W � F .o E O LO U CoC CO a CO 'M rn N 'IT -C P Q Q s Q O Q NN > o tj rn �U o0 LU N � N 10L N 0 Project Name Fox Residence Lot 6, Block 11, Tract 234 1120 W. Ocean Front Newport Beach, CA 92661 Sheet Title Tree & Planting Details Project No. Scale: Varies Date: April 11, 2017 Revision No. Description 4-21-17 1 Coastal Commision Submittal Sheet No. L-5.1 2 4 5 PA2017-160 A B LEGEND DHARDSCAPE --100-- CONTOUR (EXISTING) -100 - CONTOUR (PROPOSED) 100.00 SPOT ELEVATION (PROPOSED) 100.00 SPOT ELEVATION (MATCH EXISTING) ==4"== PROPOSED DRAIN LINE --SUB-- PROPOSED FORCE MAIN LINE FM PROPOSED FORCE MAIN LINE PROPOSED PLANTER/SCREEN WALL I A SECTION LETTER 10 SHEET NUMBER ® DS DOWNSPOUT 6� D FF FINISH FLOOR FG FINISH GRADE D !�D11/. e c 1.1 t. FL OR FLOW LINE I FL 14.98\ FS FINISH SURFACE 11.00�T ' 1, GFF GARAGE FINISH FLOOR 13.4 D 2 Q - r INV INVERT Jt r . ay P ° 0325�y P.L. OR R PROPERTY LINE do D 1g 4 �ti1 0 1\0 1,2.75. N PA PLANTER AREA \e, 101 T TC TOP OF CURB otb b° D 0 r 1288 ' TF TOP OF FOOTING d 06 Z 11 a3 ° 150 ° FS 1.2% TG TOP OF GRATE ® 1 %`,V IN 7 T^3 TP TOP OF PILASTER TW TOP OF WALL Z ° pr 1`0 12.75 TG r°a 2D °2 - DATE: 7/6/17 H. SCALE: N/A V° e 14:98 �TW M' ®D 11.00 TF D - ° D .\ D D e D. ° 12.D7 °^ I .I f FS "� 1 7 13 iYFSn.+ D 12.881ITw 2 ! 6 12.75 f� tT.1 4p 11.92�INV 1"✓=" D F N :' r 8% 17 12.521 �Ok' V till (\o J A ho\e' 0 D ooh od C NOTICE TO CONTRACTOR REQUIRED CERTIFICATIONS /APPROVALS In addition to any certifications required by the agencies having jurisdiction over this project, the following approvals from the Civil engineer of record are required: 1. Foundation forms for improvements on or abutting property lines is required prior to concrete pour. 2. Location, size, and depth of all drain lines prior to backfill. Existing building���� LOT 7 43 12.94' 12. ,1i. D \'�' D. D ��j�/ N 17,30'25" 102.52 1.1 7h DS 12.60 12.50 !�k TYP. 11 FS FS 1 F.F. = 13.13 PAD = XX.XX SEE ADDITIONAL NOTE NO.2 LOT 6, BLOCK 11 TRACT 234 j� TO SE 1. 12.93a- e Qi .arc./ D DD_ - ° ° ate SMID 4 0 31• D i tV D \19jk \`1 e 00 S V X7 _1-_- I L 4309. 1a�1` g b , I I 4 YD L. 12.9012.90 TG -.-,, 11.90 INV II 11.90 INV 6 7 VNECT IL: Z a6 13.09 3 r - -BBQ- -FSS�� �_ I + � a D �.f3a'n1t+ -�\����_\�a�\woe g6 72.49 D " ZP N 1730'37" E 102.5 b ' e e o p D e D 1 D e D C :48 9 D e LOT 5 D D Ti e P 'I KY ° E F APPROX. LOCATION OF APPROX. LOCATION 8" C-900 PVC WATER OF 8" VCP SEWER LINE PER WATER MAIN PER SEWER IMPROVEMENT PLANS IMPROVEMENT PLANS FOR TRACT 114 ---,,FOR TRACT 234 I � LOT 17 D 9 G• F' 10• f D _ `' D D Existing garage ! ° fd. dl� 1 . 9 e3 n f� , existing building SWALE ss o�� D ° o�0'.+10.23 7 TG 8' 86 v t, 1. D yV ` V D D D 3 F I 1 _ _ 1 , f0 �9 - ,vim �(, 10.94 /q 10:75 FS ATG D u D OIL 1;1.'14 D \e ' I D e°�0 Existing garage f S; 4- ° e' Gob D ° , Pt C\ e I e� f 4: 11.18 ° •' = XX.X/; D N. _ D - O D O^013 TIONAL NOTE N0.2 F 1 � .° < D t c P ^ (- �-) ILa:I �5� I Existing k A -44 'C-� I D , 1 11:1.4 D D 0.9 .1� 0 ` � FS 4� , D hV1.: , .D...10.78 �eiet PARCEL 1 et D: PMB 260/15-16 1.0- 2% ot, / g D 1'12.4 DF V5 it 0' c ° DD e I e 013 WN ,1 f � bo °106 a 101a / t D > > p PD V D Fv 8 SWALE D16 D �m18L;I ;051 ..r_ ° . c\ .j�-, - 2%MIN' �• - - D. - mele ° i 10.7 54212 I 1 D TG 7o D i D GFF• ° g e D LOT 19 11 �0 D S@yjet V , ao81I ° ia2ry rr2s 1 I i *eke( the I qs� 30 30 OCEAN FRONT ® ALLEY R LOT 16 � R PROP. RESIDENCE PROP. GARAGE V 14' 20 10 H L•1 C A SECTION SCALE: 1/8" = 1'-0" E ti 20 10 n F G I H PRELIMINARY CONSTRUCTION NOTES 10- CONSTRUCT CONCRETE DRIVEWAY. 2o- CONSTRUCT CONCRETE HARDSCAPE. 3o- INSTALL 4" PVC SCH 40 OR SDR 35 PIPE DRAIN SYSTEM. 0- INSTALL 4" ATRIUM DRAIN. NDS TYPE 75 W/ RISER AND ADAPTOR OR EQUAL. 50- INSTALL 6" DECK DRAIN. NDS TYPE 920B W/ RISER & ADAPTOR OR EQUAL. 6o- INSTALL 9" DECK DRAIN. NDS TYPE 970 W/ RISER & ADAPTOR OR EQUAL. 7o- INSTALL INFILTRATION TRENCH DRAIN (LENGTH=36' MIN.) PER DETAIL HEREON. 8o- CONSTRUCT SIDEYARD SWALE. o- INSTALL SUBDRAIN PER SOILS REPORT RECOMMENDATIONS. 10 INSTALL 3" PRO SERIES CHANNEL DRAIN, NDS TYPE 764 WITH TRAFFIC RATED GRATE OR EQ. 11 CONNECT DOWNSPOUT TO STORM DRAIN SYSTEM. KEY NOTES 10- EXISTING WALL TO REMAIN, PROTECT IN PLACE. 2o -EXISTING WALL TO BE REMOVED. SCOPE OF WORK DEMOLITION OF EXISTING RESIDENCE AND CONSTRUCTION OF NEW CUSTOM RESIDENCE TOGETHER WITH APPURTENANT HARDSCAPE, LANDSCAPE, AND DRAINAGE IMPROVEMENTS. CITY OF NEWPORT BEACH NOTES 1. 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. 2. 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. 3. AN APPROVED CITY OF NEWPORT BEACH ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY. 4. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARTING GRADING. 5. SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE OFFICE OF THE COUNTY SURVEYOR. EVIDENCE OF FILING SHALL BE SUBMITTED TO BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION. 6. ALL WORK RELATED TO DOMESTIC WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR A LICENSED GENERAL ENGINEERING CONTRACTOR. 7. 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. 8. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. GO O8" WIDE TRAFFIC RATED FRAME AND GRATE WITH 3/8" SLOT OPENINGS, NDS TYPE 837 OR EQUIVALENT (PH. 800-726-1994). © FORM AND POUR PERIMETER CONCRETE CURB 10" DEEP BY 6" WIDE. © INSTALL #4 REBAR TOP AND BOTTOM (TYPICAL). OD INSTALL CRUSHED ROCK 3/4" DIA. O INSTALL MIRAFI FABRIC TYPE 140 N OR EQUIVALENT AROUND GRAVEL. OFILL REST OF TRENCH WITH CRUSHED ROCK TO 4" FROM TOP OF GRATE. CRUSHED ROCK TO BE 12" WIDE BY 16" DEEP © CONCRETE DRIVEWAY. SEE DETAIL 4 BELOW DETAIL INFILTRATION TRENCH f TO PROTECT PRELIMINARY PLAN, NOT FOR CONSTRUCTION PLANS PREPARED BY: TOAL ENGINEERING, INC. ® O CIVIL ENGINEERING LAND SURVEYING STORMWATER QUALITY 139 Avenida Navarro San Clemente, CA 92672 9 4 9. 4 9 2. 8 5 8 6 www.toalengineering.com //QROFESS/\ R � No. 57587VIL A \9r� OFCICA`\ (:?� j I CALEB RIOS I R.C.E. 57587 DATE: PREPARED FOR: FOX RESIDENCE 1120 WEST OCEANFRONT, NEWPORT BEACH, CA TEL: EMAIL/FAX: QZ J CD z Q OfOfQ Z W Of n a n i I- N Z 0 N w r, c � Q N W 1.- m Q I- H ao W \1 Z O H- M Zp Of C LL_ Z O J V O H U) UJ DATE: 7/6/17 H. SCALE: N/A SURVEY DATE: 4/17/17 V. SCALE: N/A DRN.: A.A. DWG. NO. C_01 CHD.: C.R. APPD.: C.R. JOB NO. 16060 SHEET 1 OF 2 2 N 4 5 ,1 PA2017-160 A A Hz 00 - 1✓• 4 SCHEDULING SCHEDULE PREPARED BY CONTRACTOR SHALL BE ON-SITE DURING oa on ~ DWG. NO. C_02 Z 143 D ° ® D ° GRAVEL BAGS SHALL BE PLACED WHERE SHOWN ON PLAN (2 ROWS, 2 BAGS SE -6 GRAVEL BAG BERM ° e e D D D Z STREET SWEEPING < o DLj AND VACUUMING D r' ° 14.98 TW M U 11. TF 3 ®°D e ° D PROTECTION °^ WIND EROSION CONTROL M WIND EROSION D" N ,1 D 12.88TW z FROM ANY DISTURBED AREAS DURING CONSTRUCTION. ° 11.00 Tf c t, dofic50 0\e, o° '�� �� ° N ooh oa s N I I C Existing building LOT 7 N 1730'25" T, 30'25" E 102:52' 1 OEM F.F. = 13.13 PAD = XX.XX LOT 6, BLOCK 11 TRACT 234 DD \a D 5h0 .m1e D ° A1• • cr & o\ 31• C i E APPROX. LOCATION OF 8" C-900 PVC WATER LINE PER WATER IMPROVEMENT PLANS FOR TRACT 234 I I F APPROX. LOCATION OF 8" VCP SEWER MAIN PER SEWER IMPROVEMENT PLANS FOR TRACT 234 X085 066 LOT 17 D D I 9GFF. 9GFF. eD` D Il, �pB D ' D 9 D a 10 rD D D 3� Existing garage EX. 4' H. WALL o`` ° o. 03- ; Existing building D6f ° r.1\1T0 REMAIN ° 96 �' 96 D- .99 .�10�g a Vie, tto _ ° ° e oI D 9_t& "J DDD. �0. 10' ° 10.99 D Q D D b°W D I � °�°V� iv 'STREET °SWEEPING ANDD � °\e s N VACUUMING AS REQUIRED TOoe o G.F.F. = 11.18 REMOVE ANYgT CKING�NITO GFF PAD = XX.XX Imo• D o STREETS PERA.S.Q.A. E 102.51 `� g9 Existing building LOT 5 11 EX�==64' H-WAL=L7° TO REMAIN \,o/ T eel ° C ? ° 5 - I Existing building Jam. I se- D I D I o qq GF• wM-sl �eket PARCEL 1 ��ote� °, I D PMB 260/15 16 I I IT C D o 4 D ° ��E a ep I pD '° I ° D 01� }S t `Y IM8_= -5 - I W J me o2 I D boi• D a L r- ° •' b/M�n� I ' Gob)e � " jos X01 b D D D �6 D 1m1 (�D'' D X051 me I D D D Sol r o F1 p n D D D Ge . ° g e D GQ e D of LOT 19 dl �tz9 i i \ i Motet mels I °s,;• E I F G I H EROSION CONTROL BMPs EC -1 SCHEDULING SCHEDULE PREPARED BY CONTRACTOR SHALL BE ON-SITE DURING DRN.: A.A. DWG. NO. C_02 CONSTRUCTION. TEMPORARY SEDIMENT CONTROL JOB NO. 16060 SHEET 2 GRAVEL BAGS SHALL BE PLACED WHERE SHOWN ON PLAN (2 ROWS, 2 BAGS SE -6 GRAVEL BAG BERM HIGH). SE -7 STREET SWEEPING STREET SHALL BE SWEPT OR VACUUMED DAILY AND COLLECTED MATERIAL AND VACUUMING DISPOSED OF ON-SITE. STORM DRAIN INLET SURROUND INLETS WITH GRAVEL BAGS OR COVER EXPOSED RISERS WITH SE -10 PROTECTION FILTER FABRIC, AS NEEDED. WIND EROSION CONTROL WE -1 WIND EROSION WATER OR COVER MATERIAL SHALL BE USED TO ALLEVIATE DUST NUISANCE N CONTROL FROM ANY DISTURBED AREAS DURING CONSTRUCTION. WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL WM-1 MATERIAL DELIVERY IF MATERIALS ARE STORED ON SITE, THEY SHALL BE STORED IN ORIGINAL J AND STORAGE MARKED CONTAINERS AND COVERED FROM RAIN AND WIND. WM-2 MATERIAL USE MATERIALS FOR CONSTRUCTION SHALL BE USED IN ACCORDANCE WITH H p PRODUCT DIRECTIONS. WM-3 STOCKPILE SOIL AND CONSTRUCTION MATERIAL STOCKPILES, IF PRESENT, SHALL BE Z MANAGEMENT SURROUNDED BY A TEMPORARY BARRIER AND COVERED. SPILL PREVENTION AMPLE CLEAN-UP SUPPLIES FOR STORED MATERIALS SHALL BE KEPT ON-SITE. WM-4 AND CONTROL EMPLOYEES SHALL BE EDUCATED ON THE CLASSIFICATIONS OF SPILLS AND APPROPRIATE RESPONSES. Z SOLID WASTE SOLID WASTE FROM CONSTRUCTION ACTIVITIES SHALL BE STORED IN WM-5 MANAGEMENT APPROPRIATE CONTAINERS. FULL CONTAINERS SHALL BE DISPOSED OF z PROPERLY. CONCRETE WASTE AN ON-SITE CONCRETE WASHOUT AREA SHALL, BE CONSTRUCTED, USED, AND WM-8 MANAGEMENT DISPOSED OF IN A MANNER WHICH MEETS THE REQUIREMENTS OF THE CITY. SANITARY/SEPTIC ON-SITE FACILITIES SHALL BE PROVIDED AND MAINTAINED BY THE CONTRACTOR WM_9 WASTE MANAGEMENT FOR THE DURATION OF THE PROJECT. NON-STORMWATER MANAGEMENT WATER NS -1 CONSERVATION MAINTAIN EQUIPMENT TO PREVENT UNINTENDED NON-STORMWATER DISCHARGES. PRACTICES PAVING AND APPLY PERIMETER CONTROLS AND VACUUMING TO PREVENT NON-STORMWATER NS -3 GRINDING DISCHARGES. OPERATIONS ILLICIT CONNECTION CONTRACTOR SHALL REPORT ILLICIT CONNECTIONS OR ILLEGALLY DUMPED NS -6 / DISCHARGE MATERIALS ON SITE TO THE ENGINEER AND THE CITY INSPECTOR AND SHALL TAKE NO FURTHER ACTION UNTIL DIRECTED. POTABLE WATER / EXERCISE CARE DURING CONSTRUCTION TO PREVENT UNINTENDED NS -7 IRRIGATION NON-STORMWATER DISCHARGES. NS -12 CONCRETE CURING APPLIES TO ALL CONCRETE CONSTRUCTION. NS -13 CONCRETE APPLIES TO ALL CONCRETE CONSTRUCTION. FINISHING YEAR-ROUND BMP REQUIREMENTS 1. WHERE APPROPRIATE, SEDIMENT CONTROL BMPs SHALL BE IMPLEMENTED AT THE SITE PERIMETER, AT ALL OPERATIONAL STORM DRAIN INLETS, AND AT ALL NON-ACTIVE SLOPES, TO PROVIDE SUFFICIENT PROTECTION FROM STORMS. 2. WIND EROSION BMPs (DUST CONTROL) SHALL BE IMPLEMENTED AND MAINTAINED. 3. BMPs TO CONTROL OFF-SITE SEDIMENT TRACKING SHALL BE IMPLEMENTED AND MAINTAINED. 4. APPROPRIATE WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER BY WASTES AND CONSTRUCTION MATERIALS. 5. APPROPRIATE NON -STORM WATER BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM WATER FROM CONSTRUCTION ACTIVITIES. 6. ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPs (TEMPORARY OR PERMANENT) SHALL BE INSTALLED AND ESTABLISHED AS SOON AS PRACTICAL FOR ALL COMPLETED SLOPES OR SLOPES IN NON-ACTIVE AREAS. THESE BMPs MUST BE MAINTAINED THROUGHOUT THE YEAR. IF A SELECTED BMP FAILS, IT MUST BE REPAIRED AND IMPROVED, OR REPLACED WITH AN ACCEPTABLE ALTERNATE AS SOON AS IT IS SAFE TO DO SO. THE FAILURE OF A BMP MAY INDICATE THAT THE BMP, AS INSTALLED, WAS NOT ADEQUATE FOR THE CIRCUMSTANCES IN WHICH IT WAS USED. REPAIRS OR REPLACEMENTS MUST RESULT IN A MORE ROBUST BMP, OR ADDITIONAL BMPs SHOULD BE INSTALLED TO PROVIDE ADEQUATE PROTECTION. 7. A DISTURBED AREA THAT IS NOT COMPLETED, BY THAT IS NOT BEING ACTIVELY GRADED (NON-ACTIVE AREA), SHALL BE FULLY PROTECTED FROM EROSION WITH TEMPORARY OR PERMANENT BMPs (EROSION AND SEDIMENT CONTROL). THE ABILITY TO DEPLOY STANDBY BMP MATERIALS IS NOT SUFFICIENT FOR THESE AREAS. EROSION AND SEDIMENT CONTROL BMPs MUST ACTUALLY BE DEPLOYED. THIS INCLUDES ALL BUILDING PADS, UNFINISHED ROADS, AND SLOPES. 8. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENT CONTROL BMPs NECESSARY TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE FROM EROSION AND TO PREVENT SEDIMENT DISCHARGES SHALL BE STORED ON-SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROM EROSION USING PERMANENT PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPs ARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF THIS REQUIREMENT. 9. THERE SHALL BE A "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO DEPLOY STANDBY SEDIMENT CONTROL BMPs AS NEEDED TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE SITE WITHIN 48 HOURS OF A PREDICTED STORM EVENT (A PREDICTED STORM IS DEFINED AS A FORECASTED, 50% CHANCE OF RAIN). 10. THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BE ADEQUATELY PROTECTED BY DEPLOYING STANDBY EROSION CONTROL AND SEDIMENT CONTROL BMPs PRIOR TO A PREDICTED RAINSTORM. NOTE LEGEND THE LOCATION AND TYPE OF EROSION ANDXX-X BMP DESIGNATION IN CALIFORNIA SEDIMENT CONTROL MEASURES TO BE USED STORMWATER BMP HANDBOOK - WILL CHANGE DURING THE COURSE OF CONSTRUCTION, LATEST EDITION, CONSTRUCTION. THE CONTRACTOR SHALL BY THE CALIFORNIA STORMWATER IMPLEMENT THE CONTROLS NECESSARY TO QUALITY ASSOCIATION. PREVENT NON-STORMWATER, SEDIMENT, AND CONTAMINATED RUNOFF DISCHARGES FROM THE SITE AT ALL TIMES. o000000o GRAVEL BAG BERM SE -6 )OOOJOOOOOOOOOOOE FIBER ROLL SE -5 G I H PLANS PREPARED BY: L ENGINEERING, INC. ® O CIVIL ENGINEERING LAND SURVEYING STORMWATER QUALITY 139 Avenida Navarro San Clemente, CA 92672 9 4 9. 4 9 2. 8 5 8 6 www.toalengineering.com //QROFESS/\ Rips F� � No. 57587 A VIL \yrs OFCICA`\� j I CALEB RIOS I R.C.E. 57587 DATE: PREPARED FOR: FOX RESIDENCE 1120 WEST OCEANFRONT, NEWPORT BEACH, CA TEL: EMAIL/FAX: n i > Q n N Z 0 N w DATE: 7/6/17 H. SCALE: N/A SURVEY DATE: 4/17/17 Q DRN.: A.A. DWG. NO. C_02 CHO.: C.R. Z JOB NO. 16060 SHEET 2 OF 2 it O LL_ J U QZ 0 N W U J H U m O Q H p O W Z Ld O Y Z U U U Z M O � d O z O jo Of W Lv DATE: 7/6/17 H. SCALE: N/A SURVEY DATE: 4/17/17 V. SCALE: 1"=8' DRN.: A.A. DWG. NO. C_02 CHO.: C.R. APPD.: C.R. JOB NO. 16060 SHEET 2 OF 2