HomeMy WebLinkAbout04_Borba Residence_PA2017-221CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
SUBJECT:
Borba Residence (PA2017-221)
Coastal Development Permit No. CD2017-096
SITE LOCATION:
5205 and 5205 1/2 Seashore Drive
APPLICANT:
Eric Mossman, Architect
OWNER:
James Borba
PLANNER:
Gregg Ramirez, Principal Planner
949- 644-3219, gramirez@newportbeachca.gov
GENERAL PLAN/ZONING DISTRICT
January 25, 2018
Agenda Item No. 4
• General Plan: RS -D (Single -Unit Residential Detached)
• Zoning District : R-1 (Single -Unit Residential)
• Coastal Land Use Category: Single -Unit Residential Detached — (20.0-29.9 DU/AC)
(RSD -D)
• Coastal Zoning District: R-1 (Single -Unit Residential)
PROJECT SUMMARY
Request for approval of a Coastal Development Permit (CDP) to allow the demolition of an
existing duplex and attached garage and the construction of a new 2,449 square foot, 3 -
story single-family residence and attached 2 -car garage. The project also includes
hardscape and drainage. The proposed residence complies with all applicable development
standards including height, setbacks, and floor area limits. No deviations are requested. The
CDP application does not propose any development seaward of the private property.
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. CD2017-096 (Attachment No. ZA 1).
oami2on
1
Borba Residence CDP
Zoning Administrator, January 25, 2018
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 legal nonconforming
duplex. The neighborhood is predominantly developed with two -and three-story,
single-family residences and duplexes. 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 al
applicable development standards, including floor area limit, setbacks, height, and
off-street parking as evidenced by the project plans and illustrated in Table 1 below.
• The CDP does not propose any development seaward of the private property. The
proposed CDP does not include the existing improvements in the adjacent right-of-
way and does not authorize any new or existing improvements (including
landscaping) on State tidelands, public beaches, or the public right-of-way. Any
alteration to the existing development in the right-of-way may require an amended
encroachment agreement between the property owner and the City and an
amendment to this CDP or the processing of a new coastal development permit.
Tmplt. 10/10/17
Table 1 — Development Standards
Development Standard
Standard
Proposed
Setbacks min.
Front
5 feet
5 feet
Sides
3 feet
3 feet
Rear
0 feet
0 feet
Allowable Floor Area
2,580 square feet
2,449 square feet
Allowable 3rd Floor Area
258 square feet
255 square feet
Open Space
194 square feet
199 square feet
Parkin
2 -car garage
2 -car garage
Height
24 feet flat roof
29 feet sloped roof
24 feet flat roof
29 feet sloped roof
• The CDP does not propose any development seaward of the private property. The
proposed CDP does not include the existing improvements in the adjacent right-of-
way and does not authorize any new or existing improvements (including
landscaping) on State tidelands, public beaches, or the public right-of-way. Any
alteration to the existing development in the right-of-way may require an amended
encroachment agreement between the property owner and the City and an
amendment to this CDP or the processing of a new coastal development permit.
Tmplt. 10/10/17
Borba Residence CDP
Zoning Administrator, January 25, 2018
Page 3
UF.i TOM
The subject property fronts the Pacific Ocean, but is separated from the shoreline
by a large public beach. The project site is not protected by a bulkhead.
• The finish floor elevation of the proposed dwelling is + 14.5 MSL (NAVD 88), which
complies with the minimum 9.00 MSL (NAVD88) elevation standard. A Coastal
Hazard Report and Wave Runup Study prepared by GeoSoils, Inc., dated June
17, 2017 indicates a maximum sea level rise of 4.75 feet over the next 75 years
resulting in a future water elevation of 12.25 feet (NAVD). The report concludes it
is very unlikely that any type of wave will reach the site even considering a 4.75 -
foot sea level rise and that the proposed project is reasonably safe from the
shoreline erosion due to lack of wave or wakes that can erode sand from the
beach. Overall, the analysis concludes that the proposed project will be safe from
flooding hazards for the next 75 years. Furthermore, the report concluded that due
to the distance of the property from the current mean high tide line (approximately
400 feet) that it is unlikely that the mean high tide line will reach the property within
the next 75 years.
Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property ownerwill be required
to enter into an agreement with the City waiving any potential right to protection to
address situations in the future in which the development is threatened with damage
or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The
property owner will also be required to acknowledge any hazards present at the site
and unconditionally waive any claim to damage or liability against the decision
authority, consistent with NBMC Section 21.30.015(D)(3)(c). Both requirements are
included as conditions of approval that will need to be satisfied prior to the issuance
of building permits for construction.
The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code
(CBC) and Building Division standards and policies. Geotechnical investigations
specifically addressing liquefaction are required to be reviewed and approved prior
to the issuance of building permits. Permit issuance is also contingent on the
inclusion of design mitigation identified in the investigations. Construction plans are
reviewed for compliance with approved investigations and CBC prior to building
permit issuance.
Water Quality
• The 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.
Tmpl[: 10/10/17
Borba Residence CDP
Zoning Administrator, January 25, 2018
Page 4
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 beach is
available approximately 60 feet southerly of the site via 52nd Street and approximately
90 feet northerly of the site via 53rd Street.
The subject property is not located near a Public View Point or Coastal View
Roads, as designated in the Coastal Land Use Plan. Due to the project's
compliance with height, setbacks, it will not impact 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 construction 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 a duplex and the construction of a new 2,449 square -foot single-family
residence.
PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the City website.
APPEAL PERIOD:
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director in accordance with the provisions of Title 21 (Local Coastal
Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City
may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the
City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through
13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal,
contact the Planning Division at 949-644-3200.
Tmpl[: 10/10/17
.y.
Prepared by:
g• AEI '
Gregg mirez
Principal Planner
gbr
Attachments
Pmplt: 10/10/17
ZA 1
Draft Resolution
ZA 2
Vicinity Map
ZA 3
Project Plans
Borba Residence CDP
Zoning Administrator, January 25, 2018
Page 5
5
Attachment No. ZA 1
Draft Resolution
08/17/2017
RESOLUTION NO. ZA2018-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2017-096 TO DEMOLISH AN
EXISTING DUPLEX AND CONSTRUCT A NEW SINGLE-FAMILY
RESIDENCE AND ATTACHED 2 -CAR GARAGE LOCATED AT
5205 and 5205 1/2 SEASHORE DRIVE (PA2017-221)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Eric Mossman, Architect, with respect to property located at
5205 and 5205 1/2 Seashore Drive, requesting approval of a coastal development permit.
2. The lot at 5205 and 5205 1/2 Seashore Drive is legally described as Lot 3, Block 52,
Tract 523, Ocean Front Tract.
3. The applicant is requesting approval of a Coastal Development Permit (CDP) to allow the
demolition of an existing duplex and attached garage and the construction of a new 3 -story
single-family residence and attached 2 -car garage.
4. The subject property is designated RS -D (Single -Unit Residential) by the General Plan
Land Use Element and is located within the R-1 (Single -Unit Residential) Zoning District.
5. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RSD -D (Single -Unit Residential Detached) and is located within the R-1
(Single -Unit Residential) Coastal Zone District.
6. A public hearing was held on January 25, 2018, in the Corona del Mar Conference Room
(Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the hearing was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the Zoning
Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15303 , Article 19 of Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act (CEQA) under Class 3 (New Construction or
Conversion of Small Structures, because it has no potential to have a significant effect on
the environment.
2. Class 3 exempts the construction 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
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demolition of a duplex and the construction of a new 2,449 -square -foot single-family
residence and attached 381 -square -foot 2 -car garage.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision)
of the Newport Beach Municipal Code, the following findings and facts in support of such
findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a. The maximum floor area limitation is 2,580 square feet and the proposed floor area
is 2,449 square feet.
b. The proposed development provides the minimum required setbacks, which are 5
feet along the front property line abutting the West Ocean front right-of-way, 3 feet
along each side property line and 0 feet along the rear property line abutting
Seashore Drive.
The highest guardrail is less than 24 feet from established grade (13.67 feet
NAVD88) and the highest ridge is no more than 29 feet from established grade,
which comply with the maximum height requirements.
The project includes garage parking for a total of two vehicles, complying with the
minimum two -car garage parking requirement for single-family residences with less
than 4,000 square feet of habitable floor area.
2. The neighborhood is predominantly developed with two- and three-story, single-family
residences. The proposed design, bulk, and scale of the development is consistent with
the existing neighborhood pattern of development and expected future development.
3. The development fronts an approximately 375 -foot -wide public beach. The finished floor
elevation of the proposed dwelling is + 14.5 feet (NAVD 88), which complies with the
minimum 9.00 feet (NAVD88) elevation standard.
4. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by GeoSoils, Inc.,
dated June 17, 2017 for the project. The report concludes it is very unlikely that any type
of wave will reach the site even considering a 4.75 -foot sea level rise and that the
proposed project is reasonably safe from the shoreline erosion due to lack of wave or
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Zoning Administrator Resolution No. ##1##
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wakes that can erode sand from the beach. Overall, the analysis concludes that the
proposed project will be safe from flooding hazards for the next 75 years. Furthermore,
the report concluded that due to the distance of the property from the current mean high
tide line (approximately 350 feet) that it is unlikely that the mean high tide line will reach
the property within the next 75 years.
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 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:
1. The project site is located between the nearest public road and the sea or shoreline
however, the project will not affect the public's ability to gain access to, use, and/or view
the coast and nearby recreational facilities.
2. Vertical access to the beach is available approximately 60 feet southerly of the site via 52nd
Street and approximately 90 feet northerly of the site via 53rd Street.
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Zoning Administrator Resolution No. ####
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3. The subject property is not located near a Public View Point or Coastal View Road, as
designated in the Coastal Land Use Plan. Due to the project's compliance with height,
setbacks, it 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. CD2017-096, 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 25TH DAY OF JANUARY, 2018.
Patrick J. Alford, Zoning Administrator
12-21-2017
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Zoning Administrator Resolution No. ##1##
Page 5 of 7
EXHIBIT "A"
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. Prior to the issuance of a building permit, an agreement in a form approved by the City
Attorney between the property owner and the City shall be executed and recorded
waiving rights to the construction of future shoreline protection devices to address the
threat of damage or destruction from waves, erosion, storm conditions, landslides,
seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the
property, or development of the property, today or in the future. The agreement shall be
binding against the property owners and successors and assigns.
3. Prior to the issuance of a building permit, the property owner shall submit a notarized
signed letter acknowledging all hazards present at the site, assuming the risk of injury
or damage from such hazards, unconditionally waiving any claims of damage against
the City from such hazards, and to indemnify and hold harmless City, its City Council, its
boards and commissions, officials, officers, employees, and agents from and against any
and all claims, demands, obligations, damages, actions, causes of action, suits, losses,
judgments, fines, penalties, liabilities, costs and expenses (including without limitation,
attomey'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. 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, the beach,
wetlands or their buffers.
5. This approval does not authorize any new or existing improvements (including
landscaping) on State tidelands, public beaches, or the public right-of-way.
6. This Coastal Development Permit does not authorize any development seaward of the
private property.
7. Best Management Practices (BMP's) and Good Housekeeping Practices (GNP's) shall
be implemented prior to and throughout the duration of construction activity as
designated in the Construction Pollution Prevention Plan (CPPP).
8. The discharge of any hazardous materials into storm sewer systems or receiving waters
shall be prohibited. Machinery and equipment shall be maintained and washed in
confined areas specifically designed to control runoff. A designated fueling and vehicle
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.
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Zoning Administrator Resolution No. ##1##
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9. Debris from demolition shall be removed from work areas each day and removed from
the project site within 24 hours of the completion of the project. Stock piles and
construction materials shall be covered, enclosed on all sites, not stored in contact with
the soil, and located as far away as possible from drain inlets and any waterway.
10. Trash and debris shall be disposed in proper trash and recycling receptacles at the end
of each construction day. Solid waste, including excess concrete, shall be disposed in
adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
11. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
12. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
13. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Coastal
Development Permit.
14. This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained is detrimental to the public health, welfare or materially injurious
to property or improvements in the vicinity or if the property is operated or maintained
so as to constitute a public nuisance.
15. Prior to issuance of 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.
16. Prior to 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 file. The plans shall be identical to those approved by all City departments
for building permit issuance. The approved copy shall include architectural sheets only
and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict
the elements approved by this Coastal Development Permit.
17. Prior to the issuance of building permits, the applicant shall submit a final landscape and
irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive
plant species and water efficient irrigation design. The plans shall be approved by the
Planning Division.
18. All landscape materials and irrigation systems shall be maintained in accordance with
the approved landscape plan. All landscaped areas shall be maintained in a healthy and
growing condition and shall receive regular pruning, fertilizing, mowing, and trimming.
All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall
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be kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
19. 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.
20. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by the current
property owner or agent.
21. This Coastal Development Permit No. CD2017-096 shall expire unless exercised within 24
months from the date of approval as specified in Section 21.54.060 (Time Limits and
Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise
granted.
22. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, attorney's fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City's
approval of the Borba Residence CDP including, but not limited to, Coastal Development
Permit No. CD2017-096 (PA2017-221). 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.
12-21-2017
i3
Attachment No. ZA 2
Vicinity Map
08/17/2017
14
Coastal Development Permit No. CD2017-096
PA2017-221
5205 Seashore Drive
08/,7,20,7
15
Attachment No. ZA 3
Project Plans
08/17/2017
10
CITY OF NEWPORT BEACH
COMMUNITY DEVELOPMENT DEPARTMENT I BUILDING DIVISION
STRUCTURAL OBSERVATION GENERAL NOTES
1. STRUCTURAL OBSERVATION IS REQUIRED FOR THIS PROJECT IN
7.
IF THE CJTY'S FORM IS NOT USED, REPORTS SHALL BE ON STRUCTURAL.
ACCORDANCE WITH CSC 1710, STRUCTURAL OBSERVATION IS THE VISUAL
sTRUCNRALL ELEMENTS ANDIOR
CONNECTIONS TO BE OBSERVED
OBSERVERS LETTERMAD. STATE SITE ADDRESS, RAN CHECK & PHdAT
" OBSERVATION OF THE STRUCTURAL SYSTEM BY A LICENSED DESIGN
FOOTONGS.stABPouNDATION,ANCHORS
NUMBERS. STAGES & ELEMENTS OBSERVED: DATE OBSERVED. & COMPLETE
PROFESSIONAL. FOR GENERAL CONFORMANCE TO THE APPROVED
"
mATF°ua NDATION,PIESTwssmcow.a
0ONTACT680RMATION FORSTRUCTUAALOBSHNER
CONSTRUCTION DOCUMENTS.
&
ALL STRUCTURAL OBSERVATION REPORTS, REGARDLESS OF FORM USED,
2 STRUCTURAL OBSERVATION DOES NOT WAIVE THE WSPONSIIIUTY FOR THE
❑ OTHER:
SHALL INCWDE THE LICENSE STAMP & SIGNATURE OF THE STRUCTURAL
REQUIRED INSPECTIONS BY THE CITY OF NEWPORT BEACH.
17 CONCRETE
OBSE iW RRESPOWEILE FOR THE PROJECT.
3 THE OWNER SHALL EMPLOY LICENSED DESIGN PROFESSIONAL TO PGTORM
9.
EACH STRUCTURAL OBSERVATION REPORT SHALL BE GIVEN To THE OWNER
STRUCTURAL OBSERVATION SITE VISITS, AND TO ISSUE ALL STRUCTURAL
WOOD OR MANUFACTURED SHEAR PANELS
OR OWNER'S TEPRESr3NTATVF, PRQIECT OO TMCTOR. AND THE BUILDING
OBSERVATION REPORTS.
.
INSPECTOR
4. THE DESIGN ENGINEER SHALL IDENTIFY THE REQUIRED STRUCTURAL
10.
THE CONTRACTOR SHAD. RESOLVE ALL D6'UTEtNCES & THE FINAL
. OBSERVATION SITEVIStTS ON THE STRUCTURAL OBSERVATION SCHEDULE
❑ CONCRETEMOMENTFRA&E
STRUCTURAL OBSEWATION REPORT ISSUED PRIOR TO FINAL INSPECTION OR
3. THE REQUIRED SITE VISITS SHALL AT AMINIMl1M INCLUDE THE FOLLOWING:
❑ MASONRYWALLFRANIE
ACCEPTANCE OF STRUCTURAL WORKSY THE BUILDING INSPECTOR.
A OBSERVATION OF THE FOUNDATION SYSTEM P"TOFINAL CONCRETE
IT.
THE FINAL STRUCTURAL OBSERVATION REPORT SHALL STATE THAT THE
POUR
D CONCRETE
STRUCTURAL SYSTEM CONFORMS TO THE APPROVED CONSTRUCTION
B. OBSERVATION OF BUILDING FRAMING PRIOR TO CALLING FOR THE CRY
❑ STEEL DECK
DOCUMENTS & THAT ALL PREVIOUSLY OBSERVED OEFrAX IES HAVE SEEN
OF NEWPORT BEACH•COMPLETE FRAMING INSPECTION: AND,
WOOD
CORRECTED.
C. FINAL OBSERVATION OF THE COMFIER® STRICTURE.
12
FINAL INSPECTION OR OTHER ACCEPTANCE OF THE STRUCTURAL. SYS n3N
ADMO AL SITE VISTS MAY BE NEEDED AS DETFRIONEA BY THE DESIGN
Water heaters to be strapped at top and bottom with 1'w x 16 gauge strap with 3/8-
BY THE CHEF BUILDING OFFCIA. OR DE&GNff, WILL NOT OCOUR UNTIL THE
ENGINEER OR STRUCTURAL OBSERVER
S POUR
F1NA. STRUCTURAL OBSERVATION BORT IS RECEIVED.
8. THE STRUCTURAL OBSERVER SHALL PREPARE A STRUCRIA. OBSERVATION
13,
THE LICENSED DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE SINS
REPORT FOR EACH STAGE OF CONSTRUCTION OBSERVED. THE CITY OF
PREPARE AL CONSTRUCTION DOCUMENT CHANGES NBATING TO THE
NEWPORT BEACH 'STRUCTURAL OBSERVATION REPORT FORM, ON A
STRUCTURAL SYSTEMS. REVIEW & APPROVAL OF SUCH CHANGES BY THE
SIMILARLY FORMATTED REPORT, SHALL BE USED FOR ALL STRUCTURAL
11.
CHIff RAUN NG OFFICIAL, OR DESIGNEE: SHALL BE OBTAIN BY THE DESIGN
OBSERVATION REPORT.
REOFF.SSO7AL ANDYOR CONTRACTOR PRIOR TO INSTALLATION ANP'OR
concrete placement.
ROJECT NO.:
CONSTRUCTION OF Sow CHANGE&
STRUCTURAL ORSFRVATION SCHIFFI 11_F
SiTE ADDRESS: IPC
FLOW RATE
TO 9ONRLETED BYTNE DESWZYGINEER, AND INCLUDED ON THE CONSTRUCTIONDIZAMNOS
BASED ON THE PROJECT SCOPE, PLEASE IDENTIFY THE ELEMENTS ANOM CONNECTIONS THAT MQURE STRUCTURAL OBSERVATION. SPECIFYTHE INTERVAL
OR STAGE OF CONSTRUCTION WHEN THE STRUCTURAL. oflmAnON WILL BE PERFORMED.
T
sTRUCNRALL ELEMENTS ANDIOR
CONNECTIONS TO BE OBSERVED
s-HFDI1ifD INfERVALOR srADE 0Fkx1NSTRUCTgN
2 m 80 1
FOOTONGS.stABPouNDATION,ANCHORS
AFTER STEEL REBARI ANCHOR PLACEMENT__
60 si
mATF°ua NDATION,PIESTwssmcow.a
ALL STEELIANCHORS INSTALL -
2.2
C CAISSON. PILE, GRADE BEAM
1.8 m 60 si
Water Closets
❑ OTHER:
lons/Rush
128 adons/flush
17 CONCRETE
1.0
allonslflush
El MASONRY
more in clear floor area, and shall also be Capable of encompassing a 30 inch H•
PHONE NO.:
WOOD OR MANUFACTURED SHEAR PANELS
FINAL FRAMING -�
L6
o OTHER
_
A.7
6.
STEEL MOMENT OR BRACED FRAME -
HARDY FRAMES PRIOR TO POUR, INSTALL
❑ CONCRETEMOMENTFRA&E
-
SOILS ENGINEER/GEOLOGIST
❑ MASONRYWALLFRANIE
7.
The water heater burner to be at least 18 inches above the garage floor, if located in '
D OTHER:
D CONCRETE
NAME:
EGA CONSULTANTS, LLC.
❑ STEEL DECK
Provide a 3 inch diameter by 3 ft tall steel pipe embedded in concrete slab for
WOOD
2ND FLOOR, THIRD, ROOF PRiOR TO FRAMING OVER
O OTHER:
FINAL
FWU.OBSERVATION &REPORT
JOB COMPLETE i FiNAL GRADING
,aa�auwae�artia,seeuLxorrs•eoeaAE»am .
to
-pools, spas, wails, fences, patio covers and other freestanding structures require
separate reviews and permits."
CAL GREEN GENERAL NOTES
incorporate the following California Green Building Standards Code sections Into your design and add
them as general notes on the plan.
ENERGY EFFICIENCY
1. Each appliance provided by the builder to be ENERGY STAR H available.
WATER EFFICIENCY AND CONSERVATION
2. (Effective date: 711/2011): Indoor water use shaft be reduced by at least 20% using one of the
following method (CG Section 4.303.1):
a. Plumbing fixtures and fittings that meet reduced flow rated per Table 4.303.2
TART F d Zni 9 MYTI 1RF FI-nvV RATES
FIXTURE TYPE
FLOW RATE
MAXIMUM FLOW RATE >-
20% REDUCTION
Showerheads
2.5
80 psi
2 m 80 1
Lavatoryfaucets
2.2
60 si
1.5 m 60 i
Kitchen faucets
2.2
m 60 psi
1.8 m 60 si
Water Closets
1.6
lons/Rush
128 adons/flush
Urinal
1.0
allonslflush
0.5 ailonlflush
1, indWw single and dual Lush water AyOBefE with ane 06
rata M 1.28 gallorks or leas w1Mn gated
per ASNIE At 22.18.233.2 for single 0wh and ASME A11219.14 for dual flush toBets.
2. Lavatory faucets shad not have a Row rate feu Ow 0.6 gpm at 20 psi.
b. Or, using a calculation of water use baseline par Table 4.303.1 using only water closets, urinals,
lavatory faucets and showerheads.
3. (Effective date: 7/112011): the combined flow rate of an multiple showerheads shall not exceed flow
rate as specified under 20% reduction, column in Table 4.303.2. (CG Section 4.3023)
4. (Effective date 71112011): Plumbing fixtures (water closets and urinals) and fittings (faucets and
showe'rheads) shall meet the standards referenced in Table 4.303.3. (CG Section 4.303.3)
5. A kitchen faucet will use maximum water flow rate 1.5 gallons per minute and dishwasher with
ENERGY STAR using not more than 5.8 gallons of water per cycle. (CG Section A4.303.1 y
6. Automatic irrigation systems controllers shall be weather -based. (CG Section 4.304.1)
MATERIAL CONSERVATION AND RESOURCES EFFICIENCY
7. Annular spaces around pipes, electric cables, conduits or other openings in plates at exterior walls
shall be protected against the passage of rodents by closing such openings with cement moiler,
concrete masonry or other similar method acceptable to the enf ing agency. (CG Section 4.408.1]
8. An operation and maintenance manual, CD, web -based ce or other approved media shall be
provided b the builder to building r of the final i I shall include
Pr Y the bu occupant or t I
n9 pNmt inspection.
operation and maintenance Instruction of the u t and appliances. CG Section 4.410.1
ENVIRONMENTAL QUALITY ( ) .
9. Adhesives, sealants and caulks shall be compliant with volatile organic compound (VOC) lirnitis, Table
4.504.1 or Table 4.504.2. (CG Section 4.504.2.1)
10. Paints, stains, and other coatings shall be compliant with VOC and other toxic compound limn, Table
4.504.3. (CG Section 4.504.2.2)
11. Aerosol paints and coatings shall be compliant with product weighted MIR limits for ROC and other
toxic compounds. (CG Section 4.504.2.3): '
GENERAL RESIDENTIAL NOTES
Construction:
1. Rooms containing bathtubs, showers, spas and similar fixtures shall be provided
with an exhaust fan with a minimum Capacity of 50 CFM. Ductless fans are
unacceptable. CBC 1203.4.3.2.1, CMC T-4-4
2. Safety glazing shall be provided at the following hazardous locations: CBC 2406.3
a. Swinging and sliding doors
b. When located within 60 inches of the floor surface in tubs, showers, saunas,
or steam rooms
24 • Ch of either vertical ed a of doors and within 60 inches of
CONSULTANTS
STRUCTURAL
NAME: ERIC F. MOSSMAN, ARCHITECT
ADDRESS: 2025 W. BALBOA BLVD. SUITE B,
NEWPORT BEACH, CA 92663
PHONE NO..: (949) 675-1252
CONTACT: ERIC F. MOSSMAN
CIViL ENGINEERING
3.
C. Wdhm a m arc g
walking surface
d. Where glazing area is more than 9 sq. ft. in area, with the bottom edge less
than 18 inches above the floor and top edge more than 36 inches above
floor.
e. Adjacent to stairways, landings and ramps within 36 inches horizontally of
walking surface and 60 inches above walking surface
I. Adjacent to stairways within 60 inches horizontally of bottom tread of
stairway and exposed surface is within 60 inches above nose of tread
Clearance for water closet to be a minimum of 24 inches in front, and 15 inches •
from its center to any side wall or obstruction. CPC 407.5.
NAME: ..ERIC
ADDRESS:
-
PHONE NO.
CONTACT.
ENERGY ANALYSIS
F. MOSSMAN, .ARCHITECT'
2025 W. BALBOA BLVD. SUITE Bf
NEWPORT BEACH, CA 92663
(949) 675-1252
ERIC F. MOSSMAN
NAME:
TIMOTHY, CARSTAIRS
4.
Wall covering of showers or tubs w4th showers shall be of cement plaster, tile, or
GO
CARSTAIRS ENERGY CALCULATIONS
SOIL 1,2
approved equal, to a height of not less than 70 inches above drain inlet. Provide .
ADDRESS:
P.O. BOX 4736
cement board or cement plaster backing for tile. CBC 1210.3
ARCHAWTURAL
f1 1
5.
The net area of the shower enclosure shall be 1,024 Sq. inches (7.1 Sq. feet) or
THIRD FL00_ R Pt, '
SAN LUIS OBISPO, CA 93403
FIRST & SECOND FLOOR ELECTRICAL �-
more in clear floor area, and shall also be Capable of encompassing a 30 inch H•
PHONE NO.:
(805) 904-9048
ROOF PLAN & NOTES
diameter circle. CPC 411.7
BUILDING SECTIONS_ _
_
A.7
6.
Exterior Lath and Plaster: Provide two layers of Grade D paper over all wood base
sheathing. CBC 2510.6
SOILS ENGINEER/GEOLOGIST
7.
The water heater burner to be at least 18 inches above the garage floor, if located in '
a garage. CPC 508.14
NAME:
EGA CONSULTANTS, LLC.
8.
Provide a 3 inch diameter by 3 ft tall steel pipe embedded in concrete slab for
Protection of water heaters in garage. CPC 508.14
ADDRESS:
375-C MONTE VISTA AVE.
PRIOR
9.
Water heaters to be strapped at top and bottom with 1'w x 16 gauge strap with 3/8-
COSTA MESA, CA 92627
S POUR
dia. x 3' leg bolt each end. CPC 506.2
PHONE NO.:
(949) 642-9309
10.
The clothes dryer vent shall not exceed 14 ft in overall length. CMC 504.3.2 .
--
FAX.:
(949) 642-1290
11.
Field inspectors to review and approve underground service requirement prior to
concrete placement.
ROJECT NO.:
12.
All doors from the house into the pool area shall be equipped with an approved
DATED :
alarm or an approved alternate drowning prevention safety feature. CBC 3109.4.4.2
SURVEYOR
NAME: RdM SURVEYING INC.
SPECIAL REQUIREMENTS: ADDRESS: 23010 LAKE .FOREST DRIVE, #409 "
❑ BUILDING TO BE PROVIDED WITH AUTOMATIC LAGUNA HILLS, CA. 92653
FIRE SPRINKLER SYSTEM PER N.F.P.A. 13D PHONE NO.: (949) 858-2924
❑ OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. FAX.: (949) 858-3438
❑ DEFERRED SUBMITTAL TO BE CERTIFIED BY PROJECT ARCHITECT PRIOR TO SUBMITTAL. CONTACT: RON MIEDEMA
❑ PEDESTRIAN PROTECTION LIC. NO. L.S. 4653
DEFERRED SUBMITTALS: BUILDER / CONTRACTOR
1
PROJECT ANALYSIS
OCCUPANCY CLASSIFICATION: R31U
NO. OF STORIES 3 -STORY
TYPE OF CONSTRUCTION: V -B
W1 FIRE SPRINKLERS
LEGAL DESCRIPTION
LEGAL DESCRIPTION:
Lot 3 in Block 52, Ocean Front tract, Newport Beach
APN: 424-493-04
.OWNER
NAME: JAMES BORBA
ADDRESS: PO BOX 15238
IRVINE, CA 92623
PHONE: 949-873-3888
SCOPE OF WORK
NEW 3 -STORY SINGLE FAMILY HOME
W/ ATTACHED 2 -CAR GARAGE
DEMO EXISTING 2 -STORY HOME
W/ ATTACHED 2 -CAR GARAGE,
DRAWING INDEX
C
COVER SHEET / MUCT Wawa
GNA
GENERALNOTES
T-24
T-24 SOW CALCIAJIIM
ST
SITE PLAN & NOTES
GO
CITY GRADING NOTES, BMW & SILTATION OOIGM PIAN
SOIL 1,2
SOBS REPORT RECOIif MA71ONS
TOPO
TOPOGRAPIBC SURVEY
ARCHAWTURAL
f1 1
FIRST & SECOND FLOOR PLAN
A.2
THIRD FL00_ R Pt, '
A.3 �~
FIRST & SECOND FLOOR ELECTRICAL �-
- A.4
THIRD FLOOR ELECTRICAL -
A.5
ROOF PLAN & NOTES
A.B
BUILDING SECTIONS_ _
_
A.7
EXTERIOR E L VATIONS
D-2 40%
STRUCTURAL
HF)F1 HARDY PANEL DETAILS
WX-2 HARDY PANEL M7AU
HFX3 ttLHRDYPkeLDETAILS
TOTAL 24 SHEETS
BUILDING STATISTICS
LIVING
NAME. CUT/FILL 177 CU. YDS. CUT FIRST FLOOR LIVING 750 S.F.
�� � � o � ��� ARCHITECT � E � �� AND 2ND FLOOR LIVING 19063 S.F.
CERTIFIED PR10R TO SUBMITTAL FOR PLAN REV" OBTAIN 07Y APPROVAL FOR DEFERRED ADDRESS:
SUBMITTAL 117 CU. YDS. FILL
1. ARE s SYSTEM. 3.. AC DEFERRED SUBMITTAL 3RD FLOOR LIVING 254.75 S.F.
PHONE NO.: 59 CU. YDS. EXPORT
2. SKAJIGHTS. 4' LAPPROVED ISTEO FOR USES APPLIANCE - .. _
us CLOSED GLASS DOORS
FAX.: TOTAL LIVING 2,067.75 S.F.
SEPARATE PERMIT ITEMS: CONTACT:
LiC. NO.: PROJECT ANALYSIS GARAGE 381 S.F.
1. HVAC OR OTHER MECHANICAL UNIT INSTALLATION OUTSIDE THE BUILDING OCCUPANOY CLASSIFICATION: R3/UI n
NO. OF STORIES 3 -STORY TOTAL ENCLOSED
•SPECIAL INSPECTION HEIGHT CERTIFICATION IS REQUIRED. TPE OF CONSTRUCTION: V -B WJ SPRINKLERS STRUCTURAL AREA 2,448.75 S.F.
'SPECIAL INSPECTOR HIRED BY THE OV O MUST CALL IN OR REPORT TO THE BUILDING IL
DIVISION OF THE -DEVELOPMENT SERVICES DEPARTMENT FOR APPROVAL AT LEAST
24 HOURS PRIOR TO SPECIAL FIELD INSPECTION. ICAO CEIMCATTON IS REQUIRED FOR THIS PROJECT SHALL
ALL SPECIAL INSPECTORS. AIM ALL INSPECTIONS DONE BY SPECIAL INSPECTOR NEEDS I�I��L S._.. -ISSUANCE OF A BUILDING PERMrr BY THE CITY OF NEWPORT COMPLY WITH: STATISTICS 7
WSPECTION AND APPROVAL BY THE CITY BUILDING INSPECTOR. BEACH DOES NOT RELIEVE APPLICANTS OF THE L.EGAL'REQUIREMENTS TO OBSERVE LOT STATISTICS
L CONTINUOUS INSPECTION BY A DEPUTY INSPECTOR IS REWIRED COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST
ON THE FUS INSPECTION
% B. WELDING ON SITE THE PROPERTY OR TO OBTAIN PLANS: YOU SHOULD CONTACT YOUR COMMUNITY ZO16 CBC ' ' _ ' '
A) cOFOU-01: STRUCTURAL COW Fc >�DD P51 y AFD C. HARDY PANELS ASSOCIATiON$ PRIOR TD OF ANY CONSTRUCTION Atn+mvw BY 58.93 + 58.57 117.5 -2 = 58.75
RENFORCINO STEEL "AL CO 80 THIS PERMiT.• 2016 CRC
D. EPDXY APPLICATION 30.00' X 58.75' = 1,762.5 S.F. LOT SIZE)
Submit sound attenuation design for HVAC equ�finerd per ARI Std. 276• Sound level not to exceed 2016 CIBC (
PUBLIC WORKS DEPARTMENT NOTES: 50 DBA (55 dba with timer, 65 dba with Wrier and n0lghbors consent) per Section 10.28.045 of the 2016 CMC
NEMC. location of measurement to be at adjacent property patio or opening• Locate etWkNnent In 2016 CPC -
1. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS equipment well on roof 9 necessary. 2016 CAL GREEN CODE
REQUIRED BEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED." - 2016 CIBC
AT THE TiME OF PUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING _ Provide addiljonat p� 2016 EXISTING CBC
PUBLIC IMPROVEMENTS SURROUNDING THE SiTE IS DAMAGED BY THE PRIVATE WORK.
NEW CONCRETE SIDEWALK, CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE M"WO or ete fences over 3.5 ft high 2016 T-24 ENERGY
REQUIRED AND 100% PAID BY THE OWNER. SAID DETERMINATION AND THE EXTENT OF THE
REPAIR WORK SHALL BE MADE AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR
VICINITY MAP No SCALE
SUMMARY OF RECOMMENDATIONS
Deslan item ' Recommendations - r A
12. Documentation shall be provided to verify that compliant VOC limit finish matRrials have been usoci. �,
(CG Section 4.504.2.4) Allowable Bearing Pressure: 2,000 psf building continuous, 2,500 psf column pads
13. Carpet and carpet systems shall be compliant with VOC limits. (CG Section 4.504.3j:>
Passive Lateral Resistance: 250 psf per foot
14. 50% of floor area receiving resilient flooring shall comply with the VOC emission limits defined in the
Fooling Widths: min. 18 inches perimeter, min. 15 inches interior beams T : r ?A!s, ` a •; �r;: e.' sG
Collaborative for High Performance Schools (CHPS) Low -emitting Materials List or be certified under
Perimeter RFootingeinforcement
Depths: 24 inches below lowest adjacent grade
the Resilient Floor Covering Institute (REGI) Floor Score program. (CG Section 4.504.4) StN1el Reinforcement (Footings): No. 5 bars top and bottom � , 4;"--' ° C �` PRO,! -ECT SITE
15. Particleboard, medium density fiberboard (MDF) and plywood used in interior finish systems shall Coefficient of Friction: 0.30
comply with low formaldehyde emission standards. (CG Section 4.504.5) Soli Expansion Non -Expansive Beach Sands . , � °=I- o -+4_-, - ao ..• „ h %o, "
16. Moisture content of buildingmaterials used In wall and floor framingIs checked before arldosure Sod Suffate Content Negligible - n
according to procedure in CO Section 4.505,3. g ad Removals: min. 2% $ overexcavatin N ��Wa � �9�1
Building P
17. Higher than Mery 7 filters shall be installed on central or ventilation systems. NBMC 15.11.020. ` •a„ y - er al ` ... w ;;: -` c�� S�
18. Duct systems are sized, designed and equipment is selected using the following methods (CG Building Met Slab: ;: sr• r I < �' I ccs F MOSS TF
Section 4.507.2); � Concrete slabs cast against property compared fill materials shall be a minimum of 18 inches �
thick (actual) and reinforced with No. 8 rebar at 12 inches on canter in both directions, top and �s a `� e`m J w C-19718 9
a. Establish heat loss and heat gain values according to ACCA Manual J, ASHRAE handbooks or a' yr , 3 "»'':,
bOttOm.;,``',G %•.:'i:;';
equivalent design methods... • 4 ..' is
b. Size duct systems according to LCCA 29-D (Manual O) ASHFtAE handbooks or equivalent. The building slab shall be underlain by a min. 15 mill thick moisture barrier (e.g.'Stego Wrap-, a ?_mss' , - aP 4, ' t? J 7-31-19
c. Select heating and cooling equipment according to LCCA 36 S (Manual S) or equivalent with all laps sealed, underlain by a inches of 3/44nch gravel (capillary break). Ise REOR^E AFL Q�Q
19. Duct openings and other related air distribution component openings shall be covered during I s'. '... F 0
Seismic Values (per CSC 2013, ASCE 7.10): �' f .^ OF C AVE
construction. (CG Section 4.504.1) Site Class Definition (Table 1813.52) ^ . D
Installer and Special Inspector Qualifications Mapped Spectral Response Acceleration at 0.2s Period, S - 1.710 :.(i; i' i ..... s _
20. HVAC system installers shall be trained and certified or work under direct supervision of trained and Mapped Spectral Response Acceleration at is Period, S, 0.632certiffed
llers in the proper installation of WAC
ems. (CG Section
2.1) Short Period
`21. Wlhen Tegcered by the enfe ng agency, HVAC special Inspectors us be qualified and able to Long Period Site Coefficient at s Period, Fte Coefficient at 0.2 PeriDdl, F• s J g
demonstrate competence in the discipline they are inspecting. (CG Section 702,2) Adjusted Spectral Response Acceleration at 0.2s Period, SM„ 1.710
22. Documentation which shows compliance with CAL Green code Including construction documents, Adjusted Spectral Response Acceleration at 1s Period, S,,, 0.949
tans, specifications, builder or installer certification, and in ecfion reports and verification shall be Design Spectral Response Acceleration at 0.2s Period, So, 1.140
P P sp P `"
available at the final inspection. (CG
Section 703.1) Design Spectral Response Acceleration at is Period, $a, 0.632
I
•
23. installatio f Compliance i form is wired to be submitted t �
Installation Certificate o p (Cry ) req s ed o the Building Inspector a
8 P� PGAm 0.70
9
prior to final budding inspection. (CG Section 703.1)
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SHEET TITLE
PROJECT
INFO.
CHECKED EFM
DATE
SCALE
JOB NO.
SHEET
4' CONCRETE
OR Y TOPSOIL----*
9
3' FRENCH DRAIN
PERFORATION
AT BOTTO11
CRUSHED ROC
PILTER CLOTH Z, SWALE
LAP 6' AT TOP CONC.
SLAB 3'
8L i3 b Xr
ihll16.t
•; EXTERIOR
l
.i .; f
1 � I I I- cortcR>"TE siAe
FlNISI�A� AND 81051 OFTIREA75U1
PLACE SHALL BE AS 1`0110112
DRAIN FILLS 121 CONCRETE SWNALE
NOTE:
L DRAINAGE AT PATIO TO 06 6TW N
STONE SLABS ON SAND
IV S/8• JOINT IPERCOLATM
2 ENTIRE BUILDING TO HAVE
RAMI GUTTERS 1 DOWN SPOUTS.
Lj U
r
SX1/�70 S. F. - 1�
I0 ACG
SFT ham!
2- Car Garage. 1 i x4
ti 'g
.. �• 1. • � . .
NEW 6' STAINLESS STEEL/. J
GLASS GATE
\� i( ELECTRIC METER W 1
'n
NC TRASH AREA.
NEW 3TALL
CMU WALL 2.U0
D.
SITE / GRADING PLAN
V01 i APN 424 493 04
LOT STATISTICS
58.93' + 58.5T = 117.5' +2 = 58.75'
AVERAGE NATURAL GRADE 30-00'X 58.75' =1,762.5 S.F. (LOT SIZE)
14.75 + 14.81 + 12.51 + 12.62 =54.69
1367 ALLOWABLE BUILDABLE
5469+4=ELEV
LEGEND NOTES: VICINITY MAP 254.75
Tor TO SGr
FF FINISH FLOOR I. SEE SHEET GD2 FOR CITY NEWPORT BEACH GRADING NOTES. NOTE:
FG FINISH GRADE 2 A. REMOVAL OF ANY p'FY TREES REQUIRES PRIOR "
PROTECT ALL EXISTING PROPERTY LINE WALLS
FS FINISH SURFACE APPROVAL FROM "GENERAL SERVICES DEPARTMENT -
EG PER MUNICIPAL CODE SECTION 13.09.010 TREES ARE REQUIRED
EG EXIST. GRADE TO BE PLANTED IN PARKWAY ABUTTING THE BUILDING SITE
HP HIGH POINT W A NEW BUILDING IS CONSTRUCTED BUILDING STATISTICS
TC TOP OF CURB 3. PROVIDE PERMITS FOR: t
TD TOP OF DRAIN o COMPLETE DEMOLITION-" r �. ;,r<� LIVING
' FENCES OVER 3,_0„ mi `srsta
FIRST FLOOR LIVING 750 S.F.
FI. LOWLINESS - � - � • sz •.rte=., r ,•fir •
2ND FLOOR LIVING 1,063 S.F.
PUE PUBLIC UTILITIES 4. MINIMUM DISTANCE FROM FACE OF FOUNDATION TO
EASEMENT PROPERTY LINE TO BE ZONING SETBACK PLUS WALL w �;�� �" . a. 3RD FLOOR LIVING 254.75 S.F.
L/S LANDSCAPING THICKNESS*'`^ ;,. I'e�[aeaAo#iY < TOTAL LIVING 2,067.75 S.F.
5 NEW CONCRETE SIDEWALKS AND CURBS AND GUTIERS MAY BE REQUIRED y;'' z s> ;2 i a - Y°,_ L
PROPERTY C/G CURB dt GUTTER BY THE CITY AT THE TIME OF CONSTRUCTION. SAID DETERMINATION z� i ism a '� F GARAGE 381 S.F.
R/W RIGHT OF WAY SHALL BE MAID AT THE DISCRETION 'OF THE PUBLIC WORKS INSPECTOR.
♦
M.
"• w S `,
E PROPERTY UNE NEW CURBS SHALL BE PAINTED BY THE APPLICANT AS DIRECTED BY THE ^,.
6r -O' HIGH PUBLIC WORKS DEPARTMENT. , ss �� t kr . +' rte. > TOTAL ENCLOSED
1n, �»
CMIIPENCE SILT STREET LIGHT STRUCTURAL AREA 2.448.75 S.F.
GM GAS METER 6• WHERE THE DRIVEWAY APPROACH IS REMOVED AND WHERE THE NEW DRIVEWAY -
APPROACH IS CONSTRUCTED, A MINIMUM 12 INCH WIDE BY 12 INCH DEEP ; is �yf �Y��7 lr•
• n sx;
WM WATER METER full DEPTH CONCRETE PATCHBACK SHALL BE CONSTRUCTED AND DOWELED INTO �'�'.a< � � �'�",��u.�`,�,�•... - "" <-�
CONQ BLOCK THE ENTIRE LENGTH OF THE NEW GUTTER04M
7. ALL UTILITY SERVICE CONNECTIONS SHALL BE MADE UNDERGROUND. , i iccAnoh 5c
••`'"i.�+.rr.,.�a " "ss °t+o is F,�,,y< •v.
^yid $> r..vs4t'4. r y , �?<`^i {IRc
8, AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES _ z �� awr g"� • �.�`� 6 y
TW TOP OF WALL WITHIN THE PUBLIC RIGHT-OF-WAY. w5 : ; ��GF• Mpss�l�
O 3" DIA. DOWNSPOUT ^� >y 1,< �X ; v ��
9. A CITY ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON -STANDARD -
(0.00) EXISTING GRADE PRIVATE IMPROVEMENTS WITHIN THE PUBUC RIGHT-OF-WAY: "` °''Y"�� < a ,� C-19718 Z
'
NOTE Q -
Provide �to ey, stamped and signed by State E ioensed Land Surveyor or
0.00 NEW GRADE 9"�'
authorized CivL Engineer UCense Number below 33,9 6. Surveyor or engineer ehall t M� , ..� •'vim, .. >:K r ,; �F p�
monument ert comer before startin grading, ei}her with permanent monuments or
SLOPE tem orardy wi 3t long 1/2" din me#a� rod driven into the ground to near flush and
----j• SLOPE m ed SSurvveyy Mumh pub is NGVD29. _
_. _ ._.
24' X 53 .75 = 1,290 S.F.
MAX. BUILDING HEIGHT ALLOWED
X 2-- 2.580 S.F. (MAX. ALLOWABLE)
13.67 + 29 =-42A7-
REQUIRED OPEN VOLUME
1,290 S.F. X .l5 = 193.5 S.F.
CUT/FILL
MINIMUM SLOPE:
SHOWN 70 + 129.96 =199.96 S.F.
OVER CUT = 160 CU. YDS.
PER NBMC 15.10.120F ]
AlLOWfD THIRD FLOOR
A. EARTH
2.0
%
1,290 S.F. X .20 = 258 S.F.
BACK FILL 122
122 CU. YDS.
B. CONCRETE
0.5
C. CONCRETE GUTTER IN PAVED AREA
0.2
%
DRAIN LINE MATERIALS MUST BE:
THIRD FLOOR SHOWN
Q. ASPHALT
1.0
%
PVC 3' DIA. SCHEDULE 35 GLUED ALL GLUED JOINT
t t X 18.5 =203.5
4 X 1.33 = 5.32
8.75 X 5.25 =45.93
LEGEND NOTES: VICINITY MAP 254.75
Tor TO SGr
FF FINISH FLOOR I. SEE SHEET GD2 FOR CITY NEWPORT BEACH GRADING NOTES. NOTE:
FG FINISH GRADE 2 A. REMOVAL OF ANY p'FY TREES REQUIRES PRIOR "
PROTECT ALL EXISTING PROPERTY LINE WALLS
FS FINISH SURFACE APPROVAL FROM "GENERAL SERVICES DEPARTMENT -
EG PER MUNICIPAL CODE SECTION 13.09.010 TREES ARE REQUIRED
EG EXIST. GRADE TO BE PLANTED IN PARKWAY ABUTTING THE BUILDING SITE
HP HIGH POINT W A NEW BUILDING IS CONSTRUCTED BUILDING STATISTICS
TC TOP OF CURB 3. PROVIDE PERMITS FOR: t
TD TOP OF DRAIN o COMPLETE DEMOLITION-" r �. ;,r<� LIVING
' FENCES OVER 3,_0„ mi `srsta
FIRST FLOOR LIVING 750 S.F.
FI. LOWLINESS - � - � • sz •.rte=., r ,•fir •
2ND FLOOR LIVING 1,063 S.F.
PUE PUBLIC UTILITIES 4. MINIMUM DISTANCE FROM FACE OF FOUNDATION TO
EASEMENT PROPERTY LINE TO BE ZONING SETBACK PLUS WALL w �;�� �" . a. 3RD FLOOR LIVING 254.75 S.F.
L/S LANDSCAPING THICKNESS*'`^ ;,. I'e�[aeaAo#iY < TOTAL LIVING 2,067.75 S.F.
5 NEW CONCRETE SIDEWALKS AND CURBS AND GUTIERS MAY BE REQUIRED y;'' z s> ;2 i a - Y°,_ L
PROPERTY C/G CURB dt GUTTER BY THE CITY AT THE TIME OF CONSTRUCTION. SAID DETERMINATION z� i ism a '� F GARAGE 381 S.F.
R/W RIGHT OF WAY SHALL BE MAID AT THE DISCRETION 'OF THE PUBLIC WORKS INSPECTOR.
♦
M.
"• w S `,
E PROPERTY UNE NEW CURBS SHALL BE PAINTED BY THE APPLICANT AS DIRECTED BY THE ^,.
6r -O' HIGH PUBLIC WORKS DEPARTMENT. , ss �� t kr . +' rte. > TOTAL ENCLOSED
1n, �»
CMIIPENCE SILT STREET LIGHT STRUCTURAL AREA 2.448.75 S.F.
GM GAS METER 6• WHERE THE DRIVEWAY APPROACH IS REMOVED AND WHERE THE NEW DRIVEWAY -
APPROACH IS CONSTRUCTED, A MINIMUM 12 INCH WIDE BY 12 INCH DEEP ; is �yf �Y��7 lr•
• n sx;
WM WATER METER full DEPTH CONCRETE PATCHBACK SHALL BE CONSTRUCTED AND DOWELED INTO �'�'.a< � � �'�",��u.�`,�,�•... - "" <-�
CONQ BLOCK THE ENTIRE LENGTH OF THE NEW GUTTER04M
7. ALL UTILITY SERVICE CONNECTIONS SHALL BE MADE UNDERGROUND. , i iccAnoh 5c
••`'"i.�+.rr.,.�a " "ss °t+o is F,�,,y< •v.
^yid $> r..vs4t'4. r y , �?<`^i {IRc
8, AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES _ z �� awr g"� • �.�`� 6 y
TW TOP OF WALL WITHIN THE PUBLIC RIGHT-OF-WAY. w5 : ; ��GF• Mpss�l�
O 3" DIA. DOWNSPOUT ^� >y 1,< �X ; v ��
9. A CITY ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON -STANDARD -
(0.00) EXISTING GRADE PRIVATE IMPROVEMENTS WITHIN THE PUBUC RIGHT-OF-WAY: "` °''Y"�� < a ,� C-19718 Z
'
NOTE Q -
Provide �to ey, stamped and signed by State E ioensed Land Surveyor or
0.00 NEW GRADE 9"�'
authorized CivL Engineer UCense Number below 33,9 6. Surveyor or engineer ehall t M� , ..� •'vim, .. >:K r ,; �F p�
monument ert comer before startin grading, ei}her with permanent monuments or
SLOPE tem orardy wi 3t long 1/2" din me#a� rod driven into the ground to near flush and
----j• SLOPE m ed SSurvveyy Mumh pub is NGVD29. _
I
AC
GRAPHIC 5CAL.E: 1/8"= 1'-O"
EROSION CONTROL NOTES:
EINSTALL TEMPORARY ER05ION CONTROL - GRAVEL 5AC75
- 2 HIGH 5E-6 SMP
❑2 IN5TALL TEMPORARY CONCRETE WASH OUT BASIN WITH PLASTIC
LINER - WM-S BMP
57,EET 5Y4EEPIN6 AND VACUUMING A5 REQUIRED - 5E-1
❑4 INSTALL STOCKPILE MANAGEMENT - WM-3
51 INSTALL SANITARY/SEPTIC WA5TE MANAGEMENT - WM-9
?CRY SEASON REQUIREMENTS
(M,�Y-SEPTEMBER).
1. HIND EROSION BMFS (DUST CONTROL) 5HAL BE IMPLEMENTED.
2. SEDIMENT CONTROL BMF5 SHALL BE INSTALLED AND MAINTAINED AT ALL
OPERATIONAL STORM DRAIN INLETS.
S. BMP'S TO CONTROL OFF-51TF SEDIMENT TRACKING SHALL BE IMPLEMENTED AND
MAINTAINED.
4. APPROPRIATE N45TE MANAGEMENT AND MATERIALS POLLUTION CONTROL 5MP5
SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF STORM NATER BY
W45TE5 AND CON5TRUCTION MATERIALS.
5. APPROPRIATE NON-5TORM NATER BMPS SHALL BE IMPLEMENTED TO PREVENT
THE CONTAMINATION OF STORM NATER FROM CONSTRUCTION ACTIVITIES.
6. THERE SHALL BE A "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO
DEPLOY STANDBY SEDIMENT CONTROL BMP5 AS NEEDED TO COMPLETELY
PROTECT THE EXPOSED PORTION5 OF THE 517E WITHIN 48 HOURS OF A
PREDICTED STORM EVENT (A PREDICTED STORM 15 DEFINED A5 A FORECA5TED,
50% CHANCE OF RAIN).
T. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY SEDIMENT CONTROL BMP5
(AT THE 51TE PERIMETER, 517E SLOPES AND OPERATIONAL INLETS WITHIN THE SITE)
NE0E55ARY TO PREVENT SEDIMENT DISCHARGES FROM EXPOSED PORTIONS OF
THE SITE SHALL BE STORED ON SITE, AREAS THAT HAVE ALREADY BEEN
PROTECTED FROM ER05ION USING PHYSICAL STABILIZATION OR ESTABLISHED
VEGETATION STABILIZATION 5MP5 A5 DESCRIBED IN ITEM H ARE NOT CON50ER O
TO BE "EXPOSED" FOR PURP05M OF TH15 REQUIREMENT.
8. DEPLOYMENT OF PERMANENT ER05ION CONTROL BMPS (PHY56AL OR
VEGETATION) SHOULD COMMENCE A5 50ON A5 PRACTICAL ON SLOPES THAT ARE
COMPLETED FOR ANY PORTION OF THE SITE. 5TAND5Y BMP MATERIALS SHOULD
NOT BE RELIED UPON TO PREVENT EROSION OF SLOPES THAT HAVE BEEN
COMPLETED.
^ET SEASON REQUIREMENTS
(OCTOBER -APR I L)
1. WHERE APPROPRIATE SEDIMENT CONTROL BMP5 SHALL BE IMPLEMENTED AT THE
51TE PERIMETER, AT ALL OPERATIONAL STORM DRAIN INLETS, AND AT ALL
NON-ACTIVE SLOPES, TO PROVIDE SUFFICIENT PROTECTION FOR STORMS LIKELY
TO OCCUR DURING THE RAINY SEASON.
2. ADEQUATE PHYSICAL OR VEGETATION ER05ION CONTROL BMP5 (TEMPORARY OR
PERMANENT) SHALL BE INSTALLED AND ESTABLISHED FOR ALL COMPLETED
5LOFE5 PRIOR TO THE START OF THE RAINY SEASON. THESE BMP5 MUST BE
MAINTAINED THROUGHOUT THE RAINY 5E450N. IF A 5LECTED BMPS FAIL5, IT MUST
BE REPAIRED AND IMPROVED, OR REPLACED KITH AN ACCEPTABLE ALTERNATE
A5 50ON A5 IT 15 SAFE TO DO 50. THE FAILURE OF A BMP MAY INDICATE THAT
THE BMP, AS INSTALLED, NA5 NOT ADEQUATE FOR THE CIRCUM5TANCE5 IN MICH
IT NAS USED. REPAIR5 OR REPLACEMENTS MUST RESULT IN A MORE ROBUST BMP,
OR ADDITIONAL BMF5 SHOULD BE INSTALLED TO PROVIDE ADEQUATE
PROTECTION.
3. THE AMOUNT OF EXP05ED 501L ALLOWED AT ONE TIME 5HAL NOT EXCEED THAT
WHICH CAN BE ADEQUATELY PROTECTED BY DEPLOYING STANDBY EROSION
CONTROL AND SEDIMENT CONTROL BMPS PRIORT TO A PREDICTED RAINSTORM.
4. A 1215TURBED AREA THAT IS NOT COMPLETED BY THAT 19 NOT BEING ACTIVELY
GRADED (NON-ACTIVE AREA) SHALL BE FULLY PROTECTED FROM ER05ION KITH
TEMPORARY OR PERMANENT BMP5 (EROSION AND SEDIMENT CONTROL). THE
ABILITY TO DEPLOY STANDBY BMP MATERIALS 15 NOT SUFFICIENT FOR THESE
AREAS. EROSION AND SEDIMENT CONTROL BMP5 MUST ACTUALLY BE DEPLOYED.
THIS INCLUDES ALL BUILDING PADS, UNFINISHED ROADS, AND SLOPES.
5. SUFFICIENT MATERIAL5 NEEDED TO INSTALL 5TAN05Y ER05ION AND SEDIMENTS
BMP5 NECE55ARY TO COMPLETELY PROTECT THE EXPOSED PORTIONS OF THE
51TE FROM ER05ION AND TO PREVENT 5DEIMENT D15CHARGE5 SHALL BE STORED
ON-SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROM EROSION USING
PERMANENT PHYSICAL 5TA5LILZATION OR ESTABLISHED VEGETATION
STABILIZATION 5MP5 ARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF
THIS REQUIREMENT.
12^
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SECTION A -A
NOT TO 5CALE
MIN• GRAVEL (5E-6)
LATH AND FLAGGING
ON ALL 51DE5-
A A
PLAN
NOT TO 5CALE
TYPE "BELOW GRADE"
J MIL. PLASTIC
.INING
CONCRETE PASTE MANAGEMENT
(BMP -Jim -8) N.T.S.
N.P.P.E.S. NOTES:
1. IN CASE OF EMERGENCY, CALL JAMES BORBA AT OFFICE PHONE a
2. SEDIMENT FROM AREAS DI5TUR5ED BY CONSTRUCTION SHALL BE RETAINED ON 517E U51N6
STRUCTURAL CONTROLS TO THE MAXIMUM EXTENT PRACTICABLE.
3. STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT TRANSPORT FROM
THE 517E TO STREETS. DRAINAGE FACILITIES OR ADJACENT PROPERTIES VIA RUNOFF, VEHICLE
TACKING, OR WIND,
4. APPROPRIATE BMPS FOR CON5TRUCTION-RELATED MATERIALS, NA5TE5, AND SPILLS, SHALL BE
IMPLEMENTED TO MINIMIZE TRANSPORT FROM THE 517E TO STREETS, DRAINAGE FAGLITIE5, OR
ADJOINING PROPERTIES BY AND OR RUNOFF.
5. RUNOFF FROM EQUIPMENT AND VEHICLE NA5HING SHALL BE CONTAINED AT CONSTRUCTION 51TEB
UNLE55 TREATED TO REDUCE OR REMOVE SEDIMENT AND OTHER POLLUTANTS.
6. ALL CONSTRUCTION CONTRACTOR AND SUBCONTRACTOR PERSONNEL ARE TO BE MADE ANIARE OF
THE REQUIRED BEST MANAGEMENT PRACTICES AND GOOD HOUSEKEEPING MEASURES FOR THE
PROJECT 5FE5 AND ANY ASSOCIATED CON571ICTION 5TAGING AREAS.
1. AT THE END OF EACH DAY OF CONSTRUCTION ACTIVITY ALL CONSTRUCTION POR15 AND NA5TE
MATERIALS SHALL BE COLLECTED AND PROPERLY DIBP05EP IN TRASH OR RECYCLE BINS.
8. CONSTRUCTION 51TE5 SHALL BE MAINTAINED IN SUCH A CONDITION THAT AN ANTICIPATED STORM
DOES NOT CARRY AWES OR POLLUTANTS OFF THE SITE. DISCHARGES OF MATERIAL OTHER THAN
5TORMNATER ONLY WHEN NECESSARY FOR PERFORMANCE AND COMPLETION OF CONSTRUCTION
FRACTICE5 AND WHERE THEY DO NOT: CAUSE OR CONTRIBUTE TO A VIOLATION OF ANY NATER
QUALITY STANDARD: CAUSE OR THREATEN TO CAUSE POLLUTION, CONTAMINATION, OR NUISANCE: OR
CONTAIN A HAZARDOUS SUBSTANCE IN A QUANTfTY REPORTABLE UNDER FEDERAL REGULATIONS 40
GFR PARTS 111 d 302.
9. POTENTIAL POLLUTANTS INCLUDE BUT ARE NOT LIMITED TO: 5OLI12 OR LIQUID CHEMICAL SPILLS;
WASTES FROM PAINTS, STAINS, 5EALANT5, GLUES, LIMES, PESTICIDES, HERBICIDES, HOOD
PTRE5ERVATNE5 AND SOLVENTS; A55E5T05 FIBERS, PAINT FLAKES OR STUCCO FRAGMENTS., FUELS,
OILS, LUBRICANTS, AND HYDRAULIC, RADIATOR OR BATTERY FLUIDS; FERTILIZERS, VEHICLES/
EQUIPMENT HASH NATER AND CONCRETE WASH NATER; CONCRETE, DETERGENT OR FLOATABLE
WA5TE5; NASTE5 FROM ANY ENC? NE/EQUIPMENT STEAM CLEANING OR CHEMICAL DEGREASING; AND
5UPER CHLORINATED POTABLE NATER LINE FLUSHING. DURING CONSTRUCTION, PERMfTEE SHALL
VISP055 OF SUCH MATERIALS IN A SPECIFIED AND CONTROLLED TEMPORARY AREA ON SITE,
PHYSICALLY SEPARATED FROM POTENTIAL STORM NATER RUNOFF, WITH ULTIMATE DISP05AL IN
ACCORDANCE HATH LOCAL, STATE AND FEDERAL REQUIREMENTS.
10. DENATERING OF CONTAMINATED GROUNDNATER, OR DISCHARGING CONTAMINATED SOILS VIA
SURFACE EROSION 15 PROHIBITED. DENATERING OF NON -CONTAMINATED GROUNDNATER REQUIRES A
NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM PERMIT FROM THE RESPECTIVE STATE
REGIONAL NATER QUALITY CONTROL BOARD.
11. GRADED AREAS ON THE PERMITTED AREA PERIMETER MUST DRAIN ANAY FROM THE FACE OF
SLOPES AT THE CONCLUSION OF EACH WORKING DAY. DRAINAGE 15 TO BE DIRECTED TONARD
DE5ILTING FACILITIES.
12. THE PERMITEE AND CONTRACTOR SHALL BE RESPONSIBLE AND TAKE NECESSARY PRECAUTION5
TO PREVENT PUBLIC TREPA55 ONTO AREAS INHERE IMPOUNDED NATER CREATES A HAZARDOUS
CONDITION.
13. THE PERMITEE AND CONTRACTOR SHALL INSPECT THE EROSION CONTROL NIORK AND INSURE
THAT THE NORK 15 IN ACCORDANCE KITH THE APPROVED PLANS.
14. THE PERMITEE AND CONTRACTOR SHALL NOTIFY ALL GENERAL CONTRACTORS,
SUBCONTRACTORS, MATERIAL SUPPLIERS, LESSEES, AND PROPERTY ONNER5: THAT DUMPING
OF CHEMICALS INTO THE STORM DRAIN SYSTEM OR THE NATERSHED 15 PROHIBITED.
15. EQUIPMENT AND WORKERS FOR EMERGENCY NORK SHALL BE MADE AVAILABLE AT ALL TIMES
DURING THE RAINY SEASON. NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND
STOCKPILED AT CONVENIENT LAOATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARY
DEVICE5 WHEN RAIN 15 IMMINENT.
16. ALL REMOVABLE EROSION PROTECTIVE DEVIOES SHALL BE IN PLACE AT THE END OF EACH
WORKING DAY MEN 5 -DAY RAIN PROBABILITY FORECAST EXCEEDS 40%.
1T. SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING AN
EFFECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM EXTENT
PRACTICABLE, AND 5TOCKPILES OF SOILS SHALL BE PROPERLY CONTAINED TO MINIMIZE
5EDIMENT TRANSPORT FROM THE 5rTE STREETS, DRAINAGE FACILITIES OF ADJACENT
PROPERTIES VIA RUNOFF, VEHICLE TRACKING, OR AND.
18. APPROPRIATE BMP5 FOR CON5TRUCTION-RELATED MATERIALS, nA5TE5 SPILLS OR RESIDUES
SHALL BE IMPLEMENTED AND RETAINED ON STfE TO MINIMIZE TRANSPORT FROM THE THE 517E TO
5TREET5, DRAINAGE FAOILITIE5, OR ADJOINING PROPERTY BY WIND OR RUNOFF.
NOTES:
1. ACTUAL LAYOUT DETERMINED
IN FIELD
2. THE CONCRETE WASHOUT 516N
5HALL BE INSTALLED WITHIN
30 FT. OF THE TEMPORARY
CONCRETE WA5HOUT FACILITY.
1/8"V 5��
'v
STAPLE PETAL
NOT TO 5GALE
PLYWOOD 45"X24"
PAINTED WHITE
1/2" LAG -
SGREWS
WASHOUT
BLACK LET17ER5
6" HEIGHT
WOOD P05T5
3"X3"X8'
Q
In
CONCRETE kNASHOUT
SIGNED PETAIL
(OR EOU IVALENT)
5GALE N.T.5.
mw
PLANS PREPARED BY:
1 2!
d'zn engineering
166 MAT155E CIRCLE
ALI50 VIEJO, CA 92656
TEL: (949) 305-8920
CLIENT:
JAMES
BORBA
5205 SEASHORE DR
NEWPORT BEACH, GA 92bb1
CONTACT :
JAMES BORBA
SHEET TITLE:
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PROJECT ADDRESS:
5205 SEASHORE DRIVE
NEWORT BEACH, GA 92661
BENCHMARK:
BASI5 OF BEARINHS,
THESE PLANS WERE PREPARED
UNDER THE SUPERVISION OF:
�OFE55��
DEM9 "4C F
Srq CIV 11. �P
DATE
18 OGT 2011
ENGINEER:
R. DEMA-ALA
CHECKED
R. DEMA-ALA
PROJECT NO: 1152
REV151ON5
e
A&
A&
STATUS:
SUBMITTAL 1
SHEET
CPPP
1 OF 1 5HEET5
�9
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CA
EROSION AND SILTATION PLAN
WITH TWO (2) BAG WIDE BOTTOM
RETAINING WALL - BLDG.
- IT "Ir
iiiiSE
SAND BAGS
FOR ERROSION CONTROL
SECTION pK
A
TWO (2) BAG HEIGHT
TWO (2) BAG WIDE
FINISH GRADE
NOTE
PUT GRAVEL BAGS ALONG FRONT OF PROPERTY TO
PREVENT SILT FROM EL.LICE CIRCLE.
TYPICAL SANDBAG DETAIL
2
LEGEND
GRADING NOTES;
1. LICENSED SURVEYOR TO PROVIDE MONITORING OF SHORING AND IMPROVEMENTS ON
ADJACENT PROPERTIES AND SUBMIT RESULTS WITH A REPORT TO THE SHORING DESIGN
ENGINEER AND TO THE BUILDING INSPECTOR ON A DAILY BASIS DURING EXCAVATION AND
SHORING AND WEEKLY BASiS THEREAFTER. WHERE DEWATERING IS REQUIRED, MONITORING
SHALL CONTINUE UNTIL DEWATERING IS STOPPED.
2. IN LIEU OF SPECIAL INSPECTION BY DEPUTY BUILDING INSPECTOR, GEOTECHNICAL
ENGINEER SHALL PROVIDE CONTINUOUS INSPECTIONS DURING SHORING AND EXCAVATION
OPERATIONS AND DURING REMOVAL OF SHORING.
3. CONTRACTOR SHALL NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 10 DAYS
PRIOR TO STARTING THE SHORING OR EXCAVATION WORK,
CITY OF NEWPORT BEACH
P.O. BOX 1768, NEWPORT BEACH, CA 92659-1768
CITY OF NEWPORT BEACH - BUILDING DEPARTMENT
GENERAL GRADING SPECIFICATIONS
GENERAL
1. Al work shall conform to Chapter 15 of the Newport Beach Municipal Code (NEMC), the project
soils report and sspp d reqmit
uirements of the per
2. Dust shall be centrdled by watering and/or dust palliative.
3 Sanitary faCiTikies shall be maintained on the site during the construction period.
4. Work hours Cie limited from 7:00 AM to 6:30 PM MONDAY through FRIDAY; &00 AM to 6:00 PM
SATURDAYS; and NO WORK ON SUNDAY AND HOLIDAYS per Section 10-28 of the NEMC.
& Noise, excavation, delivery and removal shall be controlled per Section 10-28 of the NEMC.
6. The stamped set of approved plans sholl be on the job site at all tines.
7. Permittee and Contractor are responsible for locating and protecting utilities.
& Approved drainage provisions and protective measures must be used to protect adjoining properties
ging the grading operation.
9 awed byols and sepptic to kOfshall be abandoned in compliance with the Uniform Plumbing Code and
10. Haul routes for import or export of materials sholl be approved by the City Traffic Engineer and
procedures shall conform with Chapter 15 of the NBMC.
11.oP sitive drainage shall be maintained away from all building and dope areas.
12 Failure to request inspections and/or have removable erosion control devices on-site at the
appropriate teres shall result in forfeiture of the construction site cleanup deposit.
13. All plastic drainage pipe shall consist of PVC or ASS plastic and either ASTM 2751, ASTM D1527,
ASTM 03034 or ASTM D1785.
14. No point, plaster, cement, soil, mortar or other residue shall be allowed to enter streets,
curbs, gutters or storm drains. All material and waste shall be removed from the site. NBMC
17.32020
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 of 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 duly rainfall
pprobability exceeds 50 percent
4. Landscapng pions shall be submitted for approvd, work completed and a certificate of
conformance received by the City Grading Engineer prior to closure of permit, unless waived by the
City Grading Engineer.
5 Temporary desiltmg 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, sols engineer, gedogist, Gty
.Grading Engineer or thea 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 pavm with the following people present: owner, paving contractor, design Civil engineer, sods
engineer, City Grading Engineer or their representatives. Required field inspections will be
outline at the meeting.
GRADING FILLS/CUTS
1.. Graded slopes shall be no steeper than 2 horizontal to f vertical.
2 �� es shall be Compacted to no less than 90 percent relative compaction out to the finished
3. Ali His shall be compacted throughout to a minimum of 90 percent relative compaction as
determined by ASTM test method 1557, and approved by the sols 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 seared of all vegetation and debris, scarified and approved by
the sails engineer prior toplacing of -the fill.
S. Fills shall be keyed or benched into competent material.
& All e* ing fills Moll be approved by the sols engineer or removed before airy additional fills
are added.
7. Any existing irrigation Penes and cisterns shall be removed or crushed in place and backfilled
anal approved by the sols engineer.
& The engineering geologist and sols engineer shall, after detrihQ and prior to the placement of
fill in canyons, aspect each canyon for areas of adverse stabluty and determine the presence of,
or passblity of future accumulation of, subsurface water or ring flow. If needed, drains will be
designed and constructed prior to the placement of fall in each respective canyon.
9. The exact location of the subdrains shall be surveyed it the field for tine and grade
10. ive
canpaction, and APPROVED BY 1HE SOILS ENGINEER. The 8ulding Deportment may require coring of
cone eat work placed over untested backfills to facilitate testing.
11. The stockpiling of excess material shall be approved by the City Grading Engineer.
12. Landscaping of all slopes and pads shall be in accordance with Chapter 15 of the NEMC.
I& All cut slopes shall be investigated both during and afterodmg by an engineering geologist
to determine if an stability problem exists. Should excavofion disclose any geological hazards or
potential gedog'i2hazords, the enginearekg geologist shill recommend and submit necessary
treatment to the City Grading Engineer -for approval.
14, Where support or buttressing of cut and natural dopes is determined to be necessary by the
engineering geologist and sols engineer, the soils engineer will obtain approval of design.
Location and calculations from the City Grading Engineer prior to construction.
15. The engineering geologist and soils engineer shall inspect and test the construction of all
buttress His and attest to the stability of the slope and adjacent structures upon completion.
16. When cut pads are brought to neer grade the eng'ineermg geologist shall determine if the bedrock
is extensively fractured or faulted and will readily transmit water. If considered necessary by the
engineering geologist and soils engineer, a compacted tall blanket will be placed.
17. The engineering geologist shall perform periodic inspections during grading.
18. Notification of Noncompliance f, m the course of fulfilling their responsh lhty, the civil
engineer, the sols engineer, the engineering geologist or the testing agency finds that the work is
not beingg done in conformance with the approved yradIng plans, the ddiscrepancies shall be reported
Immediately in writing to the person in charge of the grading work and to the City Grading Engineer.
Recommendations for corrective measures, if necessary, shall be submitted to the City Grading
Engineer for approval.
DOCUMENTATION
1. An as-bult grading plan shall be prepared by the civil engineer including9 original ground
surface devotions, as -graded ground surface elevations, lot drainage pattems and locations, and
devotions of ail surface and subsurface drainage facilities. He shall provide written approval that
the work was done in accordance with the find approved grading plan and state the number of yards
of cut and/or fill moved during fie operation
2 A sols grading report prepored by the sols engineer, including locations and elevation of field
density tests. summaries of field and laboratory results and other substantiated data and comments
on any changes mode during grading and thea 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 specification&
3. A geologic grading report prepae:l by the engineering geologist including a final description of
the geology of the site, including any new information disclosed curing the grading and the effect
of some on recommendations incorporated in the approved grading plan. He shall provide written
approval as to the adequacy of the site for the intended use as affected by geologic factors
jp ARch,
c���F MOSS/rFCh tsus� WLNOOV�fS t31.A55 PcKsV-GV
�9 BIRD HAZARD PREVENTION @ 42" TALL GUARD RAIL / SEAWALL NOTE:
J
w C-19718 Z *
* 7-31 19 Such materials may consist, all or in part, of wood , wrought iron, frosted or
partially -
frosted glass,
etched pPlexiglas, other
permeable
"Obarriers hatare desgned to prevent creation of abdsticehzardClear
glass or Plexiglas shall not be installed unless appliques (e.9. stickers
/decals) designed to reduce bird -strikes by reducing reflectivity and
transparency are also used. Use of opaque, partially opaque, or etched
materials is preferred to clean glass or Plexiglas. All materials shall be
maintained throughout the life of the•development to ensure continued
effectiveness at addressing bird strikes and shall be maintained at a minimum in
accordance with manufacturer specifications and as recommended by the Executive
Director. -
REVISIONS
U 0O $' m II p (D 40, .000.
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a£CLm2 ° As
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SHEET TITLE
GENERAL NOTES /
EROSION &
SILTATION
CONTROL PLAN
DRAWN
CHECKED EFM
DATE
SCALE
JOB NO.
SHEET
GD
Nt,R 1 .,
o' 8,
SCALE:
NOTE: RECORD EASEMENTS ARE NOT PLOTTED IP ANY.
AC C12.f7FL: AC
3.0 ROLLED CURB
i20.0 —_
CONC.
CONC. I i+ 6.4 W
2 STORY ��, cQ c� AC
DUILDING 0�
AC
loy , 11 m 0. 1 F, . -�,o
N
. ..... ........
L MON, MK SHAM CONTOUR MMM A%0 OVILM lNgopplAnM 16 M!R
AfeMbTIOCTURAL DMAWWAS MIS OVAIL ON=* STRUCTURAL MOM471IM CWV.
'I THIS MAIL 040M STAIR =N5Tft=(X 84 GUMRAL TM* AMWI, ASGINVILY.
MAY NMP TO 09 APAFW To ON
M C4WWJFA7M
KYWWD TPRAD
10 $TAM 67RNMM Tole"
Ovvt JOIST
KAT -
3X 1.804WR UV (P *d
ONCER OR SHOW NA"
W BACK SM
-4FACTORY BUILT-HREPLACES, CHIMNEYS, him
-ALL GLAZING TO BE
0 AND ALLOTHER COMPONENTSSHALL BE INSULATED LOW "E'GLASS
T,•LISTED AND.IABEIW AND SHALL BE INSTALLED ALL DOORS/SLIDERS TO
IN ACCORDANCE WTTHW CONDITIONS
BE TEMPERED
OFTHE UST6h0..(R1004.1)
IFIENIEPRAMM NOM
Fenestraffm mud be lobated. Labels may be
teMporay for fenestrotlom which own* with
58.93, defoenergy vokm% Cabals ore wt
r
e to be peimcw
fWWW wtkhs=sedd9W4vdueL--
2650 C 2650 C
W/ 2620 A In W/ 2620 A
AM
ALL TEMP ALL TE
t. TEMP
T`- I-0 Ir
E�o
17 S X 14 = 70 S.
U3,40 F.
COUBW 7X W -40M M City Leased /Patio' --sr -4 OPEN SPACE %A
PLAH OXE
• LANPM M
low"!
—4
LQ) X Joist W a) tbd s"aFtf Entry 2Utchen
AT
OW" OTLIDS TO T19, 0,0ff 414-i
NEAP2X1111112880 kv M) 8AQ4 V40 %d $DiQM NAIL!
*TA" AT EACH
STAIR LANDING 3 ; ,� {.. F
NO2- Car Garage. I 0
0
tu <
u jg�
0 LLJ z
0
ZV3, 0
I L
L 4<
W-ILAIt WORMI AMCN-16 PER 14
uj
OLy. cc
4&W" STINUCURAL 1001IM41
9
Lu <
A=0101. AB LY Lisin oom
• 2-T" MA11- SROM 6rMR 0"TPRIC110N 04 01MMAL R
MAY MW TO BE AVAPfW TO WAOM CONVAMWON Lij
X
t
up
;0�
SrAllt b7ftnl� TO Yu uj 0
P
amt J"T 14A I. sift
rMl1LATXW(3)*d
POWR OR *WM WAUA
To
ti
GAS ONLY FIREPLACE Twdr.
IL
r (A
r
A
1 -77 N
4! X . . . 24 2436 C TEMP 2668 SLAB SC
7W 36 C TEMP
POCKET SLIDER
saumm
le tX
JAIN- 4L
3*4 MT. I'M SRL V
0.148D OLA. GNM ft* AT
3o Le aTAR PAPER' B&M•71
A *24-IMAII20 WOM 4 C)%t
V9 JLJL%�
- FTT? ST FLOOR
oil
-4 4 L I IP 750 S.F. GARAGE
-41 1/ 11,�V 381 S.F.'
I.VA slit( -
&I.
Ilk, X
'STAIR BASE'
W.93
t- MOE. AK SWAM COOAR FMS4 AND 6"IL" M14MUTMIll,MM 2656 C. -4,f
AMOMTECTURAh. PRAW04ft %4* 01"AIL $MOW& OTPWAW.44. 0QWP&WlQN a4LY 2656 C 1446 A 1446 A 401167A TEMP 2250 C 2250 C
1714* PUTA4. SHOWS, OTAM *"TNjCna4 IN 60OUL . . , -4--- , --w-- -
A0131AL ASSEMMLY'
MAY MUD TO SE AZkAPWTo MULpM CoWqGMA110"
L—J.
C
2M W.ACen UXa r� �- M: 4—
'4GN PLAN 4"' 4L
mm- 2 ru 0
BLOM IW 0)ibd
6TAG& MA ISIV
19A TEMP GLASS (Bedroom 2 DvOeCk
-641 et I ye f-PAMY
SHOWER ENCL.
t V#v ft=00 TWEAD 2
Waster
Bedroom 6PTPSM Aag! I
404 COMMON a lod Ib"r
'T
.'MAX. b' -0s SPAN
129.96
IV vl�=Jq=p . Witk Owk OPEN SPACE
$koMai
ta
VN- 2X WIFAMM UK*.
v gffftr
04 FLAN 0 Wak-in
0 z J� 2076
<
CL (L
2X& f1tw6stm BLOM -
WfTW*dft4QM0A : .* . A !? v
SHOW NA" STAGO6 I f, �
A R
otic AT RAC" EM Barpoln 3
Mo
bo
Cl)
C-1
OTAR OMMM W M, A R. 7-3
l6d SWACIM OR 8MM 2676 FR. 1Y
4 J. 18
OPAX, I MUM 21076 6
MAIC �.dHAU.4 TO PIRIE
ONLY FIREPLACE
_at GAS
207
OF \kll'
a6mo 's
STAIR HEAD
GLAZING MINIMUM STANDARDS
2250
2 C TEMP'
436 C TEMP N36 2250 C C
N WX 7'-4r 1.1 -FACTOR 0.32
POCKET SLIDER
SHGC 0.25
HANDRAIL DERAIL NOTE
-Height dug be 3*' -M* above nosiria of treads. (CBC 1012.2 NOTE:
-Handraft With CkV.*Y a0W40CftM Sh011 hoVe dWrieteret I W to 2".
4iondralls with other lhon ckcLkrcrosssecs OVA tloftperhmter ARCHITECT TO APPROVE STAIR z
LAYOUT BEFORE FABRICATION.
dmerWmOt4!*-6114" (CBC 10122] j
-Handmill shall be CWftUOtAvAthoW Intemption by newel post Cr other
obsbwtion, except at lanftlordvoWte, OrWmotft otbWeSt tread
SECOND FLOOR
&ccket or boksi" a"o&,W to " bottom surface of a hwxh* troy not'
9
-PMJGcthOftont*beyond efteofhm&at=10114EK3) 1,063 S.F.
Ctews;x=betmmhan&oRG-4woUsholbe)Wn*diwxm (CBC 1012A)
------------- Ilk
r
4-1 1 ji.
oil
J15, 0 r
-4
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5�6�.. 254J5 S.F.
Attic Space Note:
"Not to contain any air registers, electrical outlets, or lighting other than is
required by Code. Not to contain any insulation, drywall, or similar interior wall
finishing material."
® Attic space with ceiling heights greater than 6 feet - 'Not to contain any air registers, electrical outlets, or
lighting other than is required by Code. Not to contain any insulation, drywall, or similar interior wall finishing '
material."
p AR
MC,
F. MOSS1
C-19718
7 11_79
a
DRAWN
CHECKED
owrH
SCALEM
JOB NO.
iHHe7'
A2.
Op sNeE"
2S
ELECTRICAL NO E - " _ -_ _
1. STAIRWAYS SHALL HAVE AN ILLUSTRATION LEVEL ON TREAD UTILITY NOTES
RUN$ OF NOT LESS THAN t FOOT CANDLE f D LUX ). CBC 1205.4. i I E • ORVER VENT M OUTSIDE AIR: "
Z ROAMS CONTAINING- BATHTUBS. SHOWERS. SPAS AND SIMILAR FDCTURES �� ;EXISTING HOUSE
SHALL BE PROVIDED: WITH AN' EXHAUST PAN WITH A MINIMUM CAPAdTY _.._.. .__._ ...
P CMC 504.3 2
4F 50 CFM DUCTLESS FANS ARE UNACCEPTABLE. 2 .FOND. PROVIDE INE TO TI JIT AIR AND AND LOW AND
CBC 1 CM 2 E CMC T" 4-4• PROVIDE
SET- UNE TO OWO. AN AND OR APPR SWITCH,
DRAIN.
.. PROVIDE SET BACK THERMO. AND SW ER FAR StHTCH, 8 -VENT
PROVIDE. SMOKE DETECTORS IN EACH HALLWAY LEADING TO SLEEPING ROOMS — -� TIDW ER HEA AIRER. (SEN ATTIC F:NU. NOTE BELOW)
� P 3 WATER NEATER. USE NON -RIGID CONNECTIONS 8 STRAP FOR
IN EACH SLEEPING ROOM. ON TOP OF; STAIRWAY, AND AT EACH STORY:. LATERAL SUPPORT. PROVIDE" iEMPERAIURE dt PRESSURE RELIEF .
DETECTORS TO BE, HARD lia<RED WITH BATTERY' BACK UP, PER CBC 907.iJOJ.2 I ( CO VE WITH DISCHARGE 7HI MSi AND
EXTERIOR LOCATION. PROVIDE
DETECTORS SHALL BE INTERCONNECTED TO SOUND AT.THE SAME TIME. x'93 �" 4
COAiBUSTION AIR VENTS; HIGH AND LOW.PROVIDE 8 -VENT O.S.A:
4. DETECTORS ARE,NOT TO BE LOCATED Rt KITCHEN. GARAGE. OR WITHIN 3 FEET _ SMOKE DETECTOR STALE FIRE MARSHALL APPROVED WIRED INTO
FROM DOOR TO KITCHEN OR BATHROOM Olt AIR REGISTERS. y, HOUSE dRCUtTY, INTERCONNECTED, AND WITH. BATTERY BACKUP.
- _
- --- -.... ...-- m 14
O KIT
S ELECTRfCAL PANEL SCHEDULE ANO CiRCUIY�` NGS ARE REQUIRED '-
cel ; - i
NOTE : DETECTORS ARE NOT TO 8E ,EOCATED 8f KITCHEN,
FOR SERVICE EXCEEDING 400 AMP. r GARAGE OR M OR 3 FEET- FROM DOOR. T CHEM
� ,!. tat BATHROOM OR SUPPLY REGISTERS.
6 PROVIDE G F.CI:,. PER ARTICLE 210.8 2001 CEC: Oi BATHROOM. ABOVE : _— _ - - i 5 OW VOLTAGE TIED TO PHOTOGEEL
A5=6"
KITCHEN COUNTERTOP. CRAWL SPACES. GARAGE. -ROOFTOPS, (VISIBLE STREET)•
SIGN
OUTDOOR OUT S. WITHIN 4t OF WETBAR SIWLAUNDRY SINK Cit,Leased (patio' I i 1 EIOiAUST FAN CAPABLE 16Y
p CH
E PROVIDING 5 AIR CHANGE PER HOUR
t i PROVIDE SEif -CLOSING B DRAFT DAMPER g APPROIOMA:
7. ELECTRICAL OUTLETS Y.IGHTING AND SMOKE
DETECTORS IN BEDROOM o
I - to
I"� O
ARE TO BE. ON ARC -FAULT CIRCUIT INTERRUPTER: a!i:. LlawkTy 1nZ1ZZZZg i�Q0�1Z 5R� - -
( FLDflBLE DUCTING
7 PROVIDE OUTLET FOR GARAGE DOOR OPENER: .
8. EDISON COMPANY APPROVAL IS REQUIRED FOR METER LOCATION `ry
PRIOR TO INSTALLATION I -? Che�� (� REW TS
S f4t0VIDE SWITCHED OUTLET ABf)VE TIE SHELF NET.
9. GAS METER LOCATION. YERJEY do COMPLY W IREIiEN
8. ' ELECTRICAL SERVICE TO BE UNDERGROUND FOR MEW CONSTRL4,M OR:
! L.
#DDii`fONS) WYj. PER NEMC 15,32.015- 1 .. t.
SET FORTH. BY THE LOCAL UTILITY COMPAMY.
. UTIU
_ 1 (,fl i . ELECTRICAL TY oat�tPRMETER Ea Ai�a�i �iF�ntE �H� o
., THE CONTRACTOR SHALL SUBMIT SINGLE NE
10. FIELD INSPECTORS TO RE ANG APPROVE UNDERGROUND SERVICE i „o i 200 AMP
YYO�WU I DIAGRAM. PANEL SCHEDULE AND LOAD CALCULATIONS FOR
REQUIREMENT PRIOR TO•C:ONCRETE PLACEMENT.' (:
' 2- Car �+ara e7 i 11).
BUILDING oFFlanl APPROVAL PRIOR TD INSTauanoN:
O O i i y I ;It PRON6E PIN LIGHT AT TOP OF CABINET. .
11. SHOW. MEANS OF GROUNDING AT SERVICE ENTRY EQUIPMENT PER'
ARTICLE '25052 -LS OF CEC.
12. ELECTRICAL PANELS ARE NOT PERMITTED IN CLOSETS. BATHROOMS. AND PANTRIES.:. .
I I p COMPRESSOR UNIT LOCATION; SWIG LEVEL. NOT TO
++ �y- M dBA_ �A Y1TN�PER SECTION 1 AMO OF
13 .KEEP THREE FEET CLEAR FROM FACE OF ELECTRICAL PANEL TO ANY WALL : �c DOOR THE NBM.G LOCATION of T TT). AT ADJACE7fT"
�, : r PROPERTY PATIO OR OPfN Q A SOIDID A1IENUATIDN DMGN FOR`.
SURFACE OF OBSTRUCTION. i I I --+ H.M. EQWIPTIENT F ARI Sm. 275 SHALL BE SUNITO BY
Cyd { C5 OMM TO Ca OF NEWPORT BEACH UPON REQUEST
I GZTjl1Zg W901t1�. I ") 13. DECORATIVE ExTMOR LIGHTS PER OMER AT 4r-6".
14. MICROWAVE OVEN W/tIF-C..ON SEPERATE"CIRCUIT._ '
4' DBL LED SURFACE
J 100 AMP MOUNT TYP. 3 -LED IN GROUND
I — t SUBPANEL
LED UP LIGHTS W/
Staid eCG .' _ Qr. i L PHOTO CELL
I
n�IGHTiNtC LEGEND _ _ -- � .- t � ��i •
NOTE: ;_..
ALL LIGHTS ARE TO BE ENERGY STAR RATED : 200 AMP
N METER PANEL
m 3 FT. CLEAR FROM FACE
01 4-4p NSIC.401 QAT INCANDESCENT 5OW PAR 20
-- -- - 58.5 J
_.
7, . t: !
O2 4" � NHPIC-d16 EIAT ELECTRONIC BALLAST. FLOR
18 WATT, NTS -4231 TRIM:
03 2° � ►-Q W Vol-' l GAZ•... M2 -•lb ..�- � ._. T -.— � � — __._ ._._._ ...— — .
- i FIRST FLOOR
I EXISTING HOUSE
'O 4" LED RECESSED 1 C/AT RATED _
05 4" (P NUC- 40;Q5AT.50WATT. MR1'6LOW VOLTELECTRICAL
b" LED RECESSED 1 C/AT RATED
SMOKE DETECTOR, 120 V WOR BACK UP BATTERY
INTERLINKED, ONSEPARATE ORCUET W�GO i
S nLuiC`Q^i„ PAD ttlEt-� it (�L 1 58.93'
MOS = MANUAL ON OCCUPANCY SENSORS
PSO- PHOTO/ OCCUPANCY. SENSORS
DIM = DIMMER
PANASONIC FAUST FANS (Built-in Motion Sensor).
• MODEL # - Fv-08YKM2 8010 CFM 4" DUCT
FV-T3VKM2 130/0 CFM. 6"DUCT.
L -&D gu_tr CAIGHT ,
r^- TWIN 24 WATT TS TAMP SURFACE FLOR.
%O CBtB DLSt?�40�i' `.
N 1. ALL BEDROOM LIGHTS. OUTLETS, TO BE
ON COMBINATION ARC FAULT CIRCUIT. lift
• 2 SMOKEDETECi0RST0.BEONCOMIIINARCIN ,
RRC FAULTCIRCUIT i
J - So3C .C,SL:= th'RiC. LtYv YD[•t' tt, l4T ` a: .
S
EXTERIOR LIGHTING NOTE
Outdoor lighting shall be high efficacy or be controlled by a motion sensor and by a photo -
control, astronomical time dock, or Energy management control system (EMS). All of which
do not have an override or bypass switch that disables their automatic functions. The
manual ON and OFF switch shall not override to ON the automatic actions of the items
above.
e Kitchens. At least 50'/o of the total wattage of kitchen lighting must be from.htgh effieacy luminaires. Nomhigh efficacy .
luminaires must be switched separately from high efficacy luminaires.
r Bathrooms. utility rooms, garages and laundry rooms; High efiica4 lighting or manual-on.occui�ancy sensors
required.
• Exterior, attached to building:. High efficacy luminaires or combined photo sensorstoccupancy sensors tequiM&
• . AU other interior spaces: High efficacy luminaires,' occupancy sensors, OR dimmers required.
Recessed fighting: When installed in insulated ceilings, must be both Type 1C (insulated covered) and airtight{A1) tated. I:
• Electrode ballasts: Electronic ballasts are required for all fluorescent luminaires 13 watts or greater.
Vents shall not be installed on the underside of eaves and cornices, CBC 706A-3
WHOLE HOUSE VENTILATION CALCULATION
3 Bedrooms (7.5 CFM X 3) 22.5 CFM
Master Bedroom (7.5 CFM x 2) 15 CFM
2,067 Sq. Ft. x.01 = 20.6 CFM
Use: Panasonic Whisper Green Ventilation
FV-08VQL5 80 CFM 4" Duct
DC Motor
Rated for 60,000 Hours Continuous Run (7 Yrs)
Meeting: ASHRE Standard 62.2
NAHB Green Bldg. Standards
California Title 24 Energy
�%lllStEl Walk; 211 1 --
ThV 100 AMP
SUBPANEL
Bedroom 3 �
MaCC
�: a --
Sta11¢ve
NOTE:
ALL INTERIOR LIGHTS
ON DIMMERS
58.57' .
SED ARC/
MOS �T
S 9F�-A
* w C-19718 Z
7-31-19
AE
EOWAL
ATE
\\�
rFOF CA�1F�Q
SECOND FLOOR
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DRAWN
CHECKED
DATE
SCALE
JOB NO.
SHEET
A3
OF SHEETS
,QECK NOTE
Dex-O-Tex Waterproof
Roof, Deck Covering
iBC Appvd. 2009 r CCC ESR 1757•
4.2.? Ptyvrog41 Base M tsrtal: PWA?Qod substrates mast
be. . minimum'inbh thick i r.- = exterior -grade
per', having a maximum Span of IV it ches (406 mm).
and with tongue -and -groove edges and ends blocked or a8 ,
edges blocked, and face grain. perpendicular to supports.
The piywood must be a gmorted atone all edges, and
adequately fastened to'611 bearings by. means -of
countersunk wood screws,. or screw naris equhrafent to(6d -
ring shank We spaced at nches (• 5-'j - -,) on center, or
as otherwise required by a applicable code. The nails
must have a mfnirrwm penetra into the beams or koists .
supliorting the.Piywood as required by the applicable code.
The plywood surface must be dean, dry and free of all
foreign materials such as paint. grease,- o0 .and dud.
Cracks In the plywood and all panel butt loints are to be
sealed using a caulking canpWXL V*g0.. (yM.V, SAILS
4.3 Class A Roof covering over Plywood Deft
a.. The plywood Is described and Installed as set forth I t
Section 42-2, at 6 maximum slope of 1102 (2,1a/a).
Plywood panel . joints must be filled with Joint
eompwid consisting of one part Resfats paste to
three parts Resistits powder, mixed by weight Totat
minimum thickness iQ /u inch (7.1 ren).
b One layer of Type IV. asphalt -coated, ff6egass base
sheet complying with ASTM D 2178 mud ire applied
to the plywood. The sheets must be normally 38
Inches (919 mm) wide by 56 yards (51.2 m) tong and '
trust weigh a minimum of 10.6., pounds per 100
square feel (0.5 kglr4 The base sheet must
terminate 2 Itches (51. mm) from the perimeter.
protrusions and othei flashing areas, and must be
lapped 2lnches (51 mm) st Jokft '
a Metal- flashing must not be les® then 0.619kinch
(0.48 mm) (Na 26 galvefted sheet gage) corrosion -
resistant steel and must be degreased' before
Installation. The base sheet must lap over the
horhumted filings of installed vents.
d A'mbtture of one part Resistits paste and 2.25 parts
Restattbs powder. by weight, must be applied to all
exposed surfaces and extend 4Inches (1.02 mm) onto
--
the adlecent base sheet Coverage must • be a
minimum of 1S pounds per 100 square feet
(9:9 kg/m2}
a Perimeter and bashing areas must mceive a ooating
'of Neobond It membrane liquid at a minimum rate of
30 "pounds per 100 square feet (1.5 k9ft4
tioose4oven -Inde„ fabric, norainally, 0.036 Inch;
(02 mm) thick and weighing 7 ounces per square
yard (237 gNr4 must be embedded Into the wet
Nsobond 11. The combined thickness of Nsobond N
and fabric must be approximately 0.07 Inch (1..8 mmL
Each coating must be dry "none lyrequites 12 to
1.8 hours) before mwating.
f. '» (field) areas mt»it receive a coat of Neobmnd,ll
membrane liquid at a rate of 21 pounds per square
weighing /a ounce squared foot (76s of gin?), must lass be
embedded into the wet Neobond 41. The combined
thickness of Nsobond 4 and fiberglass must be
must be dry this notmeily0,050 inch (1-3 mrrit� Each requi es $2 too le hours)
before recoating,
It. Art additional cost of Neobcud it is applied, to fig voids
h the Jute and fiberglass fabrics, at the rata.
respectively. M 6 pounds and 5 pounds per square
foot (29 *b2 and 24 kg/m'. Thickness of the
"membrane system must be 0.085'fnch (2.1 mm) at
perimeter and flashing areas and 0.062 Inch (1.6 mm)
In the tido area. At" hoes are needed for cure.
.tL A mixture of arta part 14-38 paste and Ave parts
Standard Nino" powder. by weight, must cover the -
surface at a rate of 80 pounds per 100 square feet
(3.9 kglm'). The approximate dry thickness must be
0.090 inch (23 mmy Atter wring for a minimum of 12
hwra; 8 second application at a rate of 52 pounds per
100 square feet (2.5 kghW) yields a dry thickness of
0.060 inch (1.5 mar). The total apgficatfon k 132.
pounds per 100 square feet (6.4 kg/m ), for a total dry
0dokness of 0.150 inch (3.8 mm).
L After the Standard Neotex has cured for a minimum of
12 hours, , a topping mixture of one part Resistits'
paste and 2.76 parte Resistits .powder, by weight;
must be troweled on at a rate of 18.5 pounds per 100
square faet(0.9 kW), yielding a minimum dry
thickness of 0.016 Inch (0.4 mm). After curing to a dry.
state for a minimum of three hews, another topping Is
applied using we •part Reststits paste to 2,1 parts
Resist8s powdery, at a rate of 12 pounds per 100
square feet (0.0 kg/rY4 yielding a minimum dry
thickness of 0.010 Inch (0.25 mmy Total topping
application moat yield a minimum dry thickness of
0.026 inch (0.71 mm).
J After the topping appticatlon has cured to a dry state
for a minknum of three hours, two coats of AJ -44
dressing must be roller -applied, at a rete of 150
square feet pergatton (3.7 W&), yielding a minimum►
dry thickness of 0.005 Inch (0:13 mm). The first coat .
must be cured dry ((his normafty requires two to four
hours) before application of the second coat Total
thickness of Items a through I of Section 4.3.
excluding base sheet and perimeterMashing bond '
coating, must be a nerdmum 0.245 Irdi (6.2 mm) at
fiat areas and 0.288 inch (6.8 mm) at parameter areas.
� k t tl•
51 Ot>
Pin! OH
49
ROOF LEGEND
1. Metal Standing Seam 18" wide
O/GAF Torch Down, Class "A" Rated
2. Metal Ridge
3. Metal Hip
4. Dex-O -Tex Waterproof Tile Over
Roof Deck Covering
IBC Approved, 2009, ICC -ES 1757
5. Metal Rain Gutter
w/ 3" (p Downspout
b. Roof Drains, Copper
by "Thunderbird"
Each 3" (p ABS,
Secondary 2" above Rim
7. Provide Complete Copper
Flashing @ Rat Deck Area
8. 220V 2-40 AMP AC, 1-20 AMP
3 -Quick Disconnects
9. Metal Valley Flashing
24" Wide
10. Pre -Fab Exterior Fireplace
Stainless Steel
Gas Only
B -Vented
11. Alum. Guardrail
w./ Cap + 42" Tall from
Finish Surface
12. Metal Roof Barge
13. Deck Below
.14. 3" x 3" Copper Scupper
w/ 3" x 3" Overflow 7' Above
15. Deck
2
P-17 r,00y
NOTE:
ALL METAL ROOFING/GUTTERS
TO BE BAKED PAINT FINISH
V
N TE•
DECK OVERFLOW
TO BE PIPED- SEPARATELY
REVISIONS I BY
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a
r>a
• O
h -i -I 3
W
N
N
DRAWN
CHECKED
DATE
SCALE
JOB NO.
SHEET
A5
OF SHEETS
MAX. SUI DING HEIGHT ALLOWED
13.67 + 29 r 42.67
— -- ROOF TRUSSES @ 24" O.C. --
I.
Waster Bedroom WasterWafkin cl t Bedroom 3
�T -...
RearDeck
I Lwing 1pgom
e�
('r 18" MAT SLAB
13.67
ESTABLISHED GRADE u
BUILDING. SECTION A
- MAX. BUILDING HEIGHT ALLOWED - --
13.67 + 29 w 42.67
I t�
5/8" GYPBOARD TYPE X - DOUBLE 5/8" GYPBOARD
@ CEILING OF GARAGE
R-19 Y
?kitchen
2- Car Garage
. i
'•-".18" MAT SLAB
WE
�� �jy
�L.�tVo
ROOF TRUSSES @ 24 O.C.
b
STORAGE 6' CLG. ThirdLeveCDeck
UNFINISHED
DOUBLE 5/8" GYPSOARD
- @ CEILING OF GARAGE
2- Car. Garage
R-1
13.67
_
ESTABLISHED GRADE �y�l i , • ' , ' . •, � ,
SIV � •' , �Itl
BUILDING SECTION B
SSV) A R Chi
MOSS, 9TF�a
w 0-19718 Z
* 7-31-19
BUILDING SECTIONS
REVISIONS BY
N d t O N O t N O
U O 2 Q O.
Q
N U N C
E Q n 2 O= N 0
E is Q Q U U
O U ~ C � C> `
E N m
O�O U
o Q -0Q °'ooa
i z a o a n v
o a ° E E
3
c ro 0 7 Q�
^ p ">� CCa om.i p- Q L O C 9 1-
._ U.
p4)uu°ocLiE°33w`
M
N
Q
U
U
W
TV1 �
V1 � q
N
z N w
z
t'w
F,
rn �D
.a
u aO
N
DRAWN
CHECKED
DATE
JOB NO.
SHEET
A6
OF SHEETS
b
�4
y
I.
Waster Bedroom WasterWafkin cl t Bedroom 3
�T -...
RearDeck
I Lwing 1pgom
e�
('r 18" MAT SLAB
13.67
ESTABLISHED GRADE u
BUILDING. SECTION A
- MAX. BUILDING HEIGHT ALLOWED - --
13.67 + 29 w 42.67
I t�
5/8" GYPBOARD TYPE X - DOUBLE 5/8" GYPBOARD
@ CEILING OF GARAGE
R-19 Y
?kitchen
2- Car Garage
. i
'•-".18" MAT SLAB
WE
�� �jy
�L.�tVo
ROOF TRUSSES @ 24 O.C.
b
STORAGE 6' CLG. ThirdLeveCDeck
UNFINISHED
DOUBLE 5/8" GYPSOARD
- @ CEILING OF GARAGE
2- Car. Garage
R-1
13.67
_
ESTABLISHED GRADE �y�l i , • ' , ' . •, � ,
SIV � •' , �Itl
BUILDING SECTION B
SSV) A R Chi
MOSS, 9TF�a
w 0-19718 Z
* 7-31-19
BUILDING SECTIONS
REVISIONS BY
N d t O N O t N O
U O 2 Q O.
Q
N U N C
E Q n 2 O= N 0
E is Q Q U U
O U ~ C � C> `
E N m
O�O U
o Q -0Q °'ooa
i z a o a n v
o a ° E E
3
c ro 0 7 Q�
^ p ">� CCa om.i p- Q L O C 9 1-
._ U.
p4)uu°ocLiE°33w`
M
N
Q
U
U
W
TV1 �
V1 � q
N
z N w
z
t'w
F,
rn �D
.a
u aO
N
DRAWN
CHECKED
DATE
JOB NO.
SHEET
A6
OF SHEETS
I
b
0
Ogn%^vwm
cm
E.CXp
DAT!
SCALJE$
ion NQ.
SHEETwm
"
'40
A77
of sHeers